HomeMy WebLinkAbout2012-06-11 - 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
June 11, 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 June 11, 2012 at 5:30 PM in Room 219 of the City
Administration Building located at 113 West Mountain Street, Fayetteville, Arkansas.
Call to Order
Roll Call
Consent:
1. Approval of the minutes from the May 29th meeting.
Old Business:
2. PPL 12-4099: Preliminary Plat (S.W. CORNER OF SALEM & WEIR RD./HOLCOMB HEIGHTS SD,
245): Submitted by JORGENSEN AND ASSOCIATES for property located at the SOUTH WEST CORNER OF
SALEM AND WEIR ROAD (HOLCOMB HEIGHTS SUBDIVISION). The property is zoned RSF-8,
RESIDENTIAL SINGLE FAMILY, 8 UNITS PER ACRE and contains approximately 19.24 acres. The request is for
development of a residential subdivision with 78 single family lots. Planner: Jesse Fulcher
New Business:
3. ADM 12-4144: Administrative Item (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 a variance to
allow for an outdoor mobile vendor (Shave the Planet snowcones) for longer than 90 days.
Planner: Andrew Gamer
4. ADM 12-4129: Administrative Item (3529 N. PAR CT./LINDSEY, 216): Submitted by BATES AND
ASSOCIATES, INC. for property located at 3529 NORTH PAR COURT. The property is zoned RMF -24,
RESIDENTIAL MULTI -FAMILY, 24 UNITS PER ACRE and contains approximately 0.65 acre. The request is a
variance from the Streamside Protection Ordinance to allow an in -ground pool. Engineer: Sarah Wrede
5. PPL 12-4126: Preliminary Plat (NORTH OF COBBLESTONE SUBDIVISION PH. II/COBBLESTONE
PH. III, 207): Submitted by JORGENSEN AND ASSOCIATES for property located north of COBBLESTONE
SUBDIVISION PH. II. The property is zoned RSF-4, RESIDENTIAL SINGLE-FAMILY, 4 UNITS PER ACRE and
contains approximately 24.60 acres. The request is for a residential subdivision with 59 single family lots.
Planner: Andrew Garner
6. LSD 12-4117: Large Scale Development (2395 N. COLLEGE AVE./ARVEST BANK, 444): Submitted by
GRAY ROCK CONSULTING for property located at 2395 NORTH COLLEGE AVENUE. The property is zoned C-
2, THOROUGHFARE COMMERCIAL and contains approximately 1.92 acres. The request is the development of a
6,000 square foot Arvest Bank with associated parking. Planner: Jesse Fulcher
7. CUP 12-4122: Conditional Use Permit (1529 E. MISSION BLVD./ROOT ELEMENTARY, 408): Submitted
by CRAFTON TULL AND ASSOCIATES, INC. for property located at 1529 EAST MISSION BOULEVARD. The
property is zoned P-1, INSTITUTIONAL and contains approximately 7.64 acres. The request is for a conditional
use permit for temporary modular classrooms (Use Unit 2). Planner: Quin Thompson
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
May 29, 2012
Page 1 of 8
MINUTES OF A MEETING OF THE
PLANNING COMMISSION
A regular meeting of the Fayetteville Planning Commission was held on May 29, 2012 at 5:30 p.m. in Room
219, City Administration Building in Fayetteville, Arkansas.
ITEMS DISCUSSED
Consent:
MINUTES: May 14, 2012
ACTION TAKEN
Approved
ADM 12-4143: Administrative Item (555 W. MAPLE ST./555 MAPLE, 484):
Page 4 Removed from consent and
approved
Old Business:
ADM 12-4114: Administrative Item (4170 W. MARTIN LUTHER KING BLVD./MONTEZ, 595):
Page 5 Approved
PPL 12-4099: Preliminary Plat (S.W. CORNER OF SALEM & WEIR RD./HOLCOMB HEIGHTS SD,
245): Page 6 Tabled
New Business:
ADM 12-4130: Administrative Item (1637 W. DEANE ST./DEANE STREET COTTAGES, 365):
Page 7 Approved
ADM 12-4145: Administrative Item (OFF-SITE IMPROVEMENTS/DELAYS REFUND PROJECT):
Page 8 Approved
June 11, 2012
Planning Commission
PC Minutes 05-29-12
Agenda Item 1
Page 1 of 8
Planning Commission
May 29, 2012
Page 2 of 8
MEMBERS PRESENT
William Chesser
Tracy Hoskins
Sarah Bunch
Ryan Noble
Kyle Cook
Porter Winston
Blake Pennington
Matthew Cabe
STAFF PRESENT
Andrew Garner
Jesse Fulcher
Quin Thompson
ASSISTANT CITY ATTORNEY
Kit Williams, City Attorney
MEMBERS ABSENT
Craig Honchell
5:30 PM - Planning Commission Chairman Porter Winston called the meeting to order.
Chairman Winston requested all cell phones to be turned off and informed the audience that listening
devices were available.
Upon roll call all members except Commissioner Honchell were present.
June 11, 2012
Planning Commission
PC Minutes 05-29-12
Agenda Item 1
Page 2 of 8
Planning Commission
May 29, 2012
Page 3 of 8
Consent:
Approval of the minutes from the May 14, 2012 meeting.
Motion:
Commissioner Chesser made a motion to approve the consent agenda. Commissioner Cabe seconded the
motion. Upon roll call the motion passed with a vote of 8-0-0
June 11, 2012
Planning Commission
PC Minutes 05-29-12
Agenda Item 1
Page 3 of 8
Planning Commission
May 29, 2012
Page 4 of 8
New Business (removed from consent agenda):
ADM 12-4143: Administrative Item (555 W. MAPLE ST./555 MAPLE, 484): Submitted by MODUS
STUDIO for property located at 555 WEST MAPLE STREET. The property is zoned DG, DOWNTOWN
GENERAL and contains approximately 2.96 acres. The request is for a modification to the approved LSD 11-
3977 Project Canada/555 Maple to change the building height.
Quin Thompson, Current Planner, gave the staff report.
Public comment: Staff addressed a question about the number and make-up of apartment types in the proposed
design.
Motion:
Commissioner Chesser made a motion to approve ADM 12-4143.
Commissioner Cabe seconded the motion. Upon roll call the motion passed with a vote of 8-0-0.
June 11, 2012
Planning Commission
PC Minutes 05-29-12
Agenda Item 1
Page 4 of 8
Planning Commission
May 29, 2012
Page 5 of 8
Old Business:
ADM 12-4114: Administrative Item (4170 W. MARTIN LUTHER KING BLVD./MONTEZ, 595):
Submitted by RAYMOND MONTEZ for property located at 4170 WEST MARTIN LUTHER KING
BOULEVARD. The property is zoned R -O, RESIDENTIAL OFFICE and contains approximately 3.40
acres. The request is to modify CUP 06-2284 to allow an interior expansion to the existing restaurant
space.
Jesse Fulcher, Current Planner, gave the staff report, and explained the changes to the conditional use. The
applicant has removed the request for an outdoor patio and is now requesting approval to expand the restaurant
to an additional tenant space. From my conversations with the neighbor, they are not concemed with an interior
expansion.
Public comment: No public comment.
Motion:
Commissioner Chesser made a motion to approve ADM 12-4114 as recommended by staff. Commissioner
Cabe seconded the motion. Upon roll call the motion passed with a vote of 8-0-0.
June 11, 2012
Planning Commission
PC Minutes 05-29-12
Agenda Item 1
Page 5 of 8
Planning Commission
May 29, 2012
Page 6 of 8
PPL 12-4099: Preliminary Plat (S.W. CORNER OF SALEM & WEIR RD./HOLCOMB HEIGHTS SD,
245): Submitted by JORGENSEN AND ASSOCIATES for property located at the SOUTH WEST CORNER
OF SALEM AND WEIR ROAD (HOLCOMB HEIGHTS SUBDIVISION). The property is zoned RSF-8,
RESIDENTIAL SINGLE FAMILY, 8 UNITS PER ACRE and contains approximately 19.24 acres. The
request is to replat the existing residential subdivision from 68 into 78 single family lots.
No staff report given.
Motion:
Commissioner Chesser made a motion to table PPL 12-4099 to the 6-11-12 meeting. Commissioner Cabe
seconded the motion. Upon roll call the motion passed with a vote of 8-0-0.
June 11, 2012
Planning Commission
PC Minutes 05-29-12
Agenda Item 1
Page 6 of 8
Planning Commission
May 29, 2012
Page 7 of 8
New Business:
ADM 12-4130: Administrative Item (1637 W. DEANE ST./DEANE STREET COTTAGES, 365):
Submitted by APPIAN DESIGN GROUP for property located at 1637 WEST DEANE STREET. The
property is zoned RSF-4, RESIDENTIAL SINGLE-FAMILY, 4 UNITS PER ACRE and contains
approximately 0.88 acre. The request is for the removal of Condition of Approval #7 from CUP 12-4023.
Andrew Garner, Senior Planner, gave the staff report.
Tim Brisiel, applicant, agreed with the conditions of approval except for #2 because they have a sewer line
connection to the manhole in the driveway and would like to leave an unpaved path in the driveway for the
sewer line.
Commissioner Hoskins asked about installing a sewer tap now.
Tim Brisiel, applicant discussed reasons for not installing the tap now.
No public comment was presented.
Motion:
Commissioner Chesser made a motion to approve ADM 12-4130. In the motion to approve Commissioner
Chesser modified the conditions of approval as follows:
Change condition of approval # 2 to add that, "...a 4 -foot section ofthe driveway around the manhole may
remain unpaved ;until the sewer tap is made, at which time the remainder of the driveway shall be paved."
and
mod5ing condition of approval #5 to clarify that, " ... the type ofsafety fencing to be determined in the field
by the City inspector."
Commissioner Cabe seconded the motion. Upon roll call the motion passed with a vote of 8-0-0.
June 11, 2012
Planning Commission
PC Minutes 05-29-12
Agenda Item 1
Page 7 of 8
Planning Commission
May 29, 2012
Page 8 of 8
ADM 12-4145: Administrative Item (OFF-SITE IMPROVEMENTS/DELAYS REFUND PROJECT):
Submitted by CITY STAFF, requesting the Planning Commission to refund various delayed off-site
improvement contributions related to projects that have not occurred nor are going to occur in the foreseeable
future.
Andrew Garner, Senior Planner, gave the staff report.
Commissioner Chesser asked about this ordinance.
Kit Williams, City Attorney, gave background on the ordinance and the rationale for returning the money for
these types of projects.
Motion:
Commissioner Chesser made a motion to approve ADM 12-4145 as recommended by staff. Commissioner
Cabe seconded the motion. Upon roll call the motion passed with a vote of 8-0-0.
There being no further business, the meeting was adjourned at 6:05 PM.
June 11, 2012
Planning Commission
PC Minutes 05-29-12
Agenda Item 1
Page 8 of 8
THE CITY OF FAYETTEVILLE, ARKANSAS
PLANNING DIVISION CORRESPONDENCE
TO: Fayetteville Planning Commission
FROM: Jesse Fulcher, Current Planner
Glenn Newman, Staff Engineer
THRU: Jeremy Pate, Development Services Director
DATE: June 6, 2012
PC Meeting of June 11, 2012
125 W. Mountain St.
Fayetteville, AR 72701
Telephone: (479) 575-8267
PPL 12-4099: Preliminary Plat (S.W. CORNER OF SALEM & WEIR RD./HOLCOMB
HEIGHTS SD, 245): Submitted by JORGENSEN AND ASSOCIATES for property located at
the SOUTH WEST CORNER OF SALEM AND WEIR ROAD (HOLCOMB HEIGHTS
SUBDIVISION). The property is zoned RSF-8, RESIDENTIAL SINGLE FAMILY, 8 UNITS
PER ACRE and contains approximately 19.24 acres. The request is for a residential subdivision
with 79 single family lots. Planner: Jesse Fulcher
Findings:
Property description and background: The subject property is located at the southwest comer of
Weir Road and Salem Road. Two separate phases of a Planned Zoning District (Holcomb
Heights PZD I & II) were approved for the subject property in 2007. However, these projects
were never constructed and the PZD approvals expired. A request to rezone the property from R-
PZD to RSF-8, Residential single-family, 8 units per acre was approved by the Planning
Commission and City Council in 2011. The surrounding zoning and land uses are depicted in
Table 1.
Table 1 - Surrounding Zoning and Land Use
Direction
from Site
Land Use
Zoning
North
Single family residential
RSF-4, Residential Single -Family Four Units Per Acre
South
Single family residential
RSF-4, Residential Single -Family Four Units Per Acre
East
Single family residential
RSF-4, Residential Single -Family Four Units Per Acre
West
Single family residential
R -A, Residential Agricultural
Proposal: The applicant proposes a preliminary plat with 79 residential lots and one lot for
detention.
Access Management: Street connections to Salem Road and Weir Road are proposed, as well as a
stub -out to the west to allow a connection to the future extension of Rupple Road. Downs Street,
which extends north from the adjacent subdivision, has been extended through the site to meet
internal block length requirements on the south side of Street B, and a street stub -out has been
provided to underdeveloped property to the northwest to meet block length requirements on the north
GG:IETCIDevelopmen1 Services Review120121Developnenl Review112-4099 (PPL Holcomb Heighls)107 Planning ComndssionV05-14-20121 Comments and
Redlines
June 11, 2012
Planning Commission
PPL 12-4099 Holcomb Heights SD
Agenda Item 2
Page 1 of 16
side of Street B.
Street improvements: The Master Street Plan shows Weir Road shifting south from its present
location to create a four-way intersection with Gypsum Drive at Salem Road. This development, as
was the requirement for the previous subdivision, will relocate Weir Road through the north side of
the site to create the four-way intersection. The abandoned section of roadway shall be removed and
existing residential driveways on the north side of the road shall be extended to the new section of
Weir Road. Both Weir Road and Salem Road are identified as collector streets, requiring turn lanes
at primary intersections. Turn lanes with 100' of stacking and appropriate transition are required for
Weir Road and Salem Road at the new intersection. Bike lanes are also required to be striped on both
sides of Weir Road and on the west side of Salem Road. Rupple Road, a principal arterial parkway, is
shown on the Master Street Plan adjacent to the west property line. The applicant shall dedicate right-
of-way for this future street extension and pay an assessment for the cost to construct half of a local
street section, including 14' of pavement, curb and gutter, storm drains and a 5' sidewalk.
Water and Sewer System: Water and sewer lines shall be extended through the development as
required by engineering.
Right-of-way to be dedicated: Right-of-way for the two collector streets shall be dedicated in the
amount of 35' from centerline extending 200' from the intersection and 29.5' from centerline beyond
that point. Right-of-way in the amount of 48.5' shall be dedicated for the future extension of Rupple
Road. Right-of-way for interior streets shall be dedicated as shown.
Parks: On August 7, 2006, the Park and Recreation Advisory Board (PRAB) reviewed the project as
R-PZD Holcomb Heights Phase I and recommended accepting money in -lieu for 65 single family
units to satisfy the park land dedication ordinance, due to the development's proximity to Salem
Park, Gary Hampton Softball Complex and the Clabber Creek Trail Corridor. Fees are due in the
amount of $75,840.00 for the proposed 79 single family units.
Tree Preservation: Existing: 9.00%
Proposed: 1.30%
Required: 9.00%
Mitigation: 155 trees on-site and $45,225 into tree escrow account
Public Comment: Staff has not received public continent.
Recommendation: Staff recommends approval of PPL 12-4099 with the following conditions:
Conditions of Approval:
1. Planning Commission determination of street improvements. Staff recommends the
following:
a. Weir Road shall be reconstructed to create a 4 -way intersection with Gypsum Drive
and Salem Road. A turn lane shall be installed providing 100' of stacking depth from
the intersection with appropriate transition. The newly constructed Weir Road shall
be constructed to Master Street Plan requirements for a collector street with a 30' of
pavement, curb and gutter, storm drains, 5' sidewalks and 5' bike lanes on both
sides.
GG: IETCIDevelopmenl Services Review120121Develapnrent ReviewiJ2-4099 (PPL Holcomb Heights)107 Planning Commissior105-14-20121Cmnmerrts and
Redlines
June 11, 2012
Planning Commission
PPL 12-4099 Holcomb Heights SD
Agenda Item 2
Page 2 of 16
b. Remove asphalt surface and base from the old section of Weir Road and construct
new residential driveways from the north right-of-way to the new roadway section,
within access easements.
c. Salem Road shall be improved along the property frontage with a 15' from centerline
section, including turn lanes at the intersection of Weir/Salem/Gypsum and
appropriate transition areas. A 5' sidewalk and 5' bike lane shall also be provided on
the west side of the street.
d. A temporary turn -around shall be constructed in the right-of-way for Rupple Road.
The applicant shall pay an assessment for the construction of half a local street
section, including 14' of pavement, curb and gutter, storm drains and a 5' sidewalk.
The assessment shall also include the cost to remove the temporary turn -around,
which is required to be constructed for this development.
e. Street lights shall be installed at every intersection and with a maximum separation
of 300'.
£ All interior streets shall be constructed in conformance with the Master Street Plan
requirements for a local street.
g. Sidewalks along the north side of Weir Road, the east side of Salem Road and along
the detention pond lot shall be constructed prior to final plat approval.
THE SUBDIVISION COMMITTEE FOUND IN FAVOR OF THE RECOMMENDED
IMPROVEMENTS.
2. Pursuant to Chapter 166.08(F) Access Management, driveways for lots 56-60 shall be shared
between two or more lots. Direct access to Salem Road for Lots 15-25 is prohibited. Direct
access to Rupple Road for Lots 1 and 77 is prohibited. These notes shall be added to the plat
and a concept for the connections shall be shown at the time of final plat.
3. Driveways on the north side of and connecting to Weir Road shall be reconstructed to city
standards and located within dedicated access easements.
4. Parks fees in -lieu of land dedication are due in the amount of $75,840.00 for the proposed 79
single family units prior to recordation of the final plat.
5. All common property shall be owned and maintained by the Property Owners' Association.
Lot 78 is an unbuildable lot.
6. Prior to final plat approval a sign shall be posted at the intersection of Rupple Road
indicating future extension of the street.
7. Street names and addresses shall be coordinated with the E-911 coordinator at the time of
final plat submittal.
8. Conditions of approval from Engineering and the Urban Forester are included in the official
conditions of approval.
9. The final plan, construction plan and final plat document shall all clearly note that Rupple
Road is a future four -lane arterial street.
GG: IETCIDevelopnrent Services Reviewl20121Development Review112-4099 (PPL Holcomb Heights)107 Planning Commission105-74-20121Commenls and
Redlines
June 11, 2012
Planning Commission
PPL 12-4099 Holcomb Heights SD
Agenda Item 2
Page 3 of 16
10. A note on the final plat shall be included requiring fences to be at least two feet from the
sidewalk.
Standard Conditions of Approval:
11. All signage shall be reviewed and approved by the Planning Department prior to installation.
Freestanding signage is not permitted within utility easements, unless otherwise approved by
all utility companies.
12. All street names and addresses shall be approved by the 911 coordinator.
13. 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).
14. Preliminary plat approval is valid for one year. All permits to complete construction of this
preliminary plat are required to be obtained within one year, subject to extensions in
accordance with the Unified Development Code.
15. 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.
16. All overhead electric lines under 12Kv shall be relocated underground. All proposed utilities
shall be located underground.
17. Street lights shall be installed adjacent to all public and private streets (not alleys), with a
separation of no greater than 300 feet.
18. Impact fees for fire, police, water, and sewer shall be paid in accordance with City ordinance.
Planning Commission Action:
Motion:
Second:
Vote:
Meeting Date: June 11, 2012
O Forwarded
0 Denied 0 Tabled
GG:IETCIDevelopment Services Review120121Develop eni Review112-4099 (PPL Holcomb Heights)107 Planning Commission105-14-20121Conunents and
Redlines
June 11, 2012
Planning Commission
PPL 12-4099 Holcomb Heights SD
Agenda Item 2
Page 4 of 16
Wt1evi
e
TREE PRESERVATION AND PROTECTION — Chapter 167
THE CITY OF FAYETTEVILLE, ARKANSAS
t 2- PARRS AND RECREATION DIVISION
1455 S Happy Hollow Rd
Fayetteville, AR 72701
N470)444-3471 F{479)5214714
DtTekgit lunwto De5icafo hei
.,., .,. 1479\S2t
URBAN FORESTRY DIVISION
To: Jorgensen and Associates, Jared Inman
CC: Jesse Fulcher, Current Planner
From: Megan Dale, Urban Forester/Landscape Administrator
Date: 11 June 2012
Subject: PPL 12-4099: Holcomb Heights Planning Commission Review Comments
Requirements Submitted:
N
Initial Review with the Urban Forester
N
Site Analysis Map Submitted
Y
Site Analysis Written Report Submitted
Y
Complete Tree Preservation Plan Submitted
Y
Tree Mitigation Form Submitted
N/A
Tree Preservation Wavier Submitted
Canopy Measurements:
Total Site Area (minus Master Street Plan ROW and Dedicated Parkland)
acres
16.66
square feet
725,840
Existing Tree Canopy (rttl
ezistleq easel
acres
1.50
square feet
65,335
percent of site area
9.0%
Tree Canopy Preserved
acres
0.22
square feet
9,690
percent of total site area
1.3%
Tree Canopy Removed (including off-site',
acres
1.28
square feet
55,645
Site Percent Min. Canopy Required —Zoning RSF-8 <;
20%,
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Page 1 of 4
i3 West Fwot c rein-ERycstevlle, AB 72701
June 11, 2012
Planning Commission
PPL 12-4099 Holcomb Heights SD
Agenda Item 2
Page 5 of 16
ARKANSAS
Mitigation: Required -
41,175 ft2
High Priority
orestation Base
ensity (ft2)
218
Number of 2",calif
trees`tobe�
189
ft2
Mid Priority
290
14,470 ft2
Low Priority
436
33
2
On-site Mitigation = 155 trees
Tree Escrow = 67 trees x $675 = $45,225
Mitigation Type Requested:
Z On -Site ❑ Off -Site ® Tree Escrow
Mitigation Type Requested Approved: ® YES
NO
TREE PROTECTION PLAN CHECKLISTS AND COMMENTS:
Plan Checklist:
NA = not applicable
Yes = submitted by applicant
No = required by City Code but not included on submitted plan
The Site Analysis Plan f167.04iH)t1
Not Requested Yet
Tech Plat
SD
PC
Site Analysis Plan Components
Y
Y
Y
5 year aerial check on existing trees
Y
Y
Y
Property Boundary
Y
Y
Y
Natural Features 100ft beyond property line shown
Y
Y
Y
Existing Topography with slopes < 15% highlighted
N
Y
Y
Soils
N
Y
Y
Significant Tree(s): 24", 18" and 8" DBH
N
Y
Y
Table listing Sig. Trees with species, size, health, priority
Y
Y
Y
Grouping of Trees: all other trees that do not meet significant requirements
N
N
Y
Table listing Grouped Trees with average species, size, health, priority
N
Y
Y
All existing utilities
N/A
N/A
N/A
All perennial and intermittent streams with approximate center line
N/A
N/A
N/A
Floodplains/Floodways
Y
Y
Y
Existing street, sidewalk or bike path ROW
N
N
N
Submitted Site Analysis Plan
-r I_mrnmunicat:...:s Sz. w,.t r3. the CFaf 700 029) 21 -13th
E,i st.Mountain- Fayettmvp`E, AR 72701
June 11, 2012
Planning Commission
PPL 12-4099 Holcomb Heights SD
Agenda Item 2
Page 6 of 16
THE CITY OF FAYE.TTEVILLE, ARKANSAS
The Analysis Plan Report f167.04(H (4
Tech Plat
SD
PC
Analysis Plan Report Components
N
Y
Y
Detail Design Approaches used to minimize damage to OR
removal of existing canopy
N
Y
Y
Justification for removal of individual or groupings of trees/canopy
Y
N
Y
Details providing information on on-site mitigation OR off-site
alternatives
N
N
Y
Submitted Analysis Report
Tree Preservation Plan [167.04(H)(2)
Tech Plat
SD
PC
Tree Preservation Plan Components
Y
Y
Y
Shows ALL Proposed Site Improvements
N
Y
Y
Delineates trees/canopy to be preserved and removed
N
N
Y
Depict limits of soil disturbance
Y
N/A
Y
Y
Y
Y
Detail measures that will be used to protect trees during
construction:
1. Tree Protection Fencing
2. Limits of Root Pruning
3. Traffic flow on work site
4. Location of material storage
5. Location of concrete wash out
6. Location of construction entrance/exit
Y
N/A
N
Y
N/A
N
N
N
N
N
N
N
N
Y
Y
Location of ALL existing and new utility/drainage easements
Recommendation to Planning Comm'ssion:
1. Based on the plans provided, staff has calculated different tree preservation numbers than the applicant. We
recommend reviewing the project with staffs numbers (as shown on page 1).
2. Staff feels that the trees shown as SAVED will be able to be saved even with the construction of a house.
3. Staff feels that the trees shown as SAVED* may or may not be survive when construction occurs. But the Applicant
is showing an effort to retain and let the house owner decide if they wish to keep the trees. There is 28,380sf of
canopy that is being retained in this manner. This is equivalent to 130 mitigation trees.
4. There is an existing easement on the southern portion of the site. No new utility works are proposed in this area.
This area should be shown as preserved even though no credit is given to areas within easements. The existing
trees create a nice buffer between the neighborhoods.
5. Staff recommends shifting two 20' utility easements to SAVE* Trees #10, #11 and #12.
6. Staff recommends the Applicant SAVE* sections of Groups #6, #10, #11, #13, #19 and #20. Since these are small
trees 3-6" caliper, it may be possible to save some of them and have room for a house.
7. Staff feels that some of Trees #2, #3, #4, and #5 may be able to be SAVED* based on where the Applicant is
showing the trunk location.
Conditions of Approval:
8. Address all redlines.
9. Prior to Building Permit approval, all required landscaping will require a performance bond and a completed
Landscape Surety Form. Submit a landscape estimate for review at time of construction plan review.
Page 3 of 4
Device for tfe Deaf 'CDb%Si 421.1316
i 13 West Mountain . Fayettevi
June 11, 2012
Planning Commission
PPL 12-4099 Holcomb Heights SD
Agenda Item 2
Page 7 of 16
THE CITY OF FAYETTEVILLE, ARKA
AS
10, Prior to Certificate of Occupancy, a 3 -year Maintenance Plan must be submitted with a 3 -year surety (letter of
credit, bond or cash) and completed Landscape Surety Form.
Page 4 of 4
1316
t 13 WNest Mountain - fayiteville, t?R72?07
June 11, 2012
Planning Commission
PPL 12-4099 Holcomb Heights SD
Agenda Item 2
Page 8 of 16
THE QTY OF FAYETTEVILLE, ARKANSAS
,..a PARKS AND RECREATION DIVISION
1455 5 Happy Hollow Rd
Fayetteville, AR 72701
P (479)444 3471 P (479)521-7714
P, tTelecom
1caton5 Dec forth
,. (479)521
URBAN FORESTRY DIVISION
LANDSCAPE REGULATIONS — Chapter 177
To: Jorgensen and Associates, Jared Inman
From: Megan Dale, Urban Forester/Landscape Administrator
CC: Jesse Fulcher, Current Planner
Date: 11 June 2012
Subject: PPL 12-4099: Holcomb Heights Planning Commission Review Comments
Applicable Requirements:
YSits
CSetaelopmerit& Parking Lot Standards
Y
Strut Tree Planting`Standards =;
Y
Staiirtwatdr Facilities
Plan Checklist:
Y= submitted by applicant
Nrrequired by City Code but not included on submitted plan
NA= not applicable
',Tech Plat
SC
PC
'.All Landscape Plan
N
N
Y
Irrigation notes either automatic or hose bib 100' o. c.
(177.03A.7.g & 177.04.B.3.a)
Y
Y
Y
Species of plant material identified (177.03.A.7.d & e)
Y
Y
Y
Size of plant material at time of installation indicated minimum size 2" caliper for
trees and 3 gat. shrubs ([177.03.A.7.b & c)
Y
Y
Y
Soil amendments notes include that soil is amended and sod removed (177.03.C.6.b)
Y
Y
Y
Mulch notes indicate organic mulching around trees and within landscape beds
(177.03.C.6.c & d)
N
N
N
LSD and Subdivisions plans stamped by a licensed Landscape Architect, others
by Landscape Designer (177.03.6)
NA
NA
NA
Planting bed contained by edging
(177.03.C.6.f)
Y
Y
Y
Planting details according to Fayetteville's Landscape Manual (177.03.C.6.g)
orr.1n1m1., a,t, D-Nce forthe Deaf 101,419)521-13)6
Page 1 of 3
3 West ivi io as ay /Raffle, Aft72301
June 11, 2012
Planning Commission
PPL 12-4099 Holcomb Heights SD
Agenda Item 2
Page 9 of 16
THE CITY OF FAYETTEVILLE, ARKANSAS
Tech Plat
, : SC
PC
Site, Development& Parking Lot Stan lards
NA
NA
NA
Wheel stops/ curbs (177.04.6.1)
NA
NA
NA
Interior landscaping (177.04.C)
Narrow tree lawn (8' min width, 37.5' min length/ 1 tree per 12 spaces) OR
Tree island (8' min. width, 18.7' min. lenght/1 tree per 12 spaces)
All parking lot trees must be deciduous (177.04.0.3)
N
N
y
Placement of Trees (177.04.0.2)
Either side at points of access (entrance/exit)
NA
NA
NA
Perimeter landscaping (177.04.D)
Side and rear property lines (5' wide landscaped)
Front property line (15' wide landscape) (177.04.0.2.a)
Shade trees planted on south and west sides of parking lots (177.04.D.2.e)
Parking lot adjacent to R.O. W.- continuous row planting of shrubs - 50% evergreen.
Remaining landscaping to be ground cover and / or turf.) (177.04.D.4a)
NOTE: Shade trees are described in street tree planting standards
Street Tri Plfiq lffg Standatds (trrheo#F P or erirut) (1 t7 05" r:
N
y
y
Residential Subdivisions- 1 large species shade tree/ lot tree planted within R. O. W.
if possible
N
N
y
Nonresidential Subdivision- 1 large species shade tree/30 L.F. tree planted within
15-25'greenspace
NA
NA
NA
Urban Tree Wells -urban streetscape only- 8' sidewalk, trees every 30 L.F.
(177.05.B.3.a-f)
NA
NA
NA
Structural Soil -if urban wells are used, a note or detail of structural soil must be
indicated on the landscape plan
N
N
NA
Timing of planting indicated on plans (subdivisions only) (177.05.A.4)
NA
NA
NA
Written description of the method for tracking plantings (177.05.A.4.e)
Y
Y
Y
Plan contains 3 -year Maintenance and Monitoring Agreement. The owner shall
deposit with the City of Fayetteville a surety for approved landscape estimate.
(177.05.A.2.e)
Tech.'Plat
.SC
PCr
Stormwafer Facilities (tune of EP : or permit) (177.06A — C)
N
Y
Y
1 deciduous or evergreen tree/ 3000 square feet
N
Y
Y
4 large shrubs or small trees (3 gal) / 3000 square feet
N
Y
Y
6 shrubs or grasses (1 gal) / 3000 square feet
Y
Y
Y
Ground cover unless seed or sod is specified
Y
Y
Y
50% of facility planted with grass or grass like plants
Conditions of Approval:
1. Address all items marked above with "N" and redlines.
2. Construction drawings must show plant list that clearly identifies species which species are which. Designer should
also create a hierarchy of street trees rather than a random mix to be approved by the Landscape Administrator.
3. Drawings must be stamped by Landscape Architect.
Page 2 of 3
June 11, 2012
Planning Commission
PPL 12-4099 Holcomb Heights SD
Agenda Item 2
Page 10 of 16
THE CITY OF FAYETTEVILLE, ARKANSAS
4. Prior to Building Permit approval, all required landscaping will require a performance bond and a completed
Landscape Surety Form. Submit a landscape estimate for review at time of construction plan review.
5. Prior to Certificate of Occupancy, a 3 -year Maintenance Plan must be submitted with a 3 -year surety (letter of
credit, bond or cash) and completed Landscape Surety Form.
6. Ord 167.04.1.9.c The Applicant shall establish a bona fide Property Owners Association with a Bill of Assurance and
Protective Covenants sufficient to ensure the continued health and vitality of the mitigation trees within the
subdivision. The Bill of Assurance and Protective Covenants shall be filed of record with the Circuit Clerk and Ex -
Officio Recorder of Washington County, Arkansas, and file -marked copies thereof shall be provided to the
Landscape Administer prior to Final Plat approval.
7. Landscape Architect of record shall inspect site and direct Contractor to make changes to meet Approved plans and
details prior to Urban Forester Certificate of Occupancy inspection. No changes to the approved landscape plan
may be made without Urban Forester approval.
Page 3 of 3
June 11, 2012
Planning Commission
PPL 12-4099 Holcomb Heights SD
Agenda Item 2
Page 11 of 16
WttM1e
THE CITY OF FAYETTEVILLE, ARKANSAS
PARKS AND RECREATION DEPARTMENT
113 West Mountain
Fayetteville, AR 72701
P (479) 444-3471 F (479) 521-7714
ARKANSAS
www.accessfayettevffle o g
TO: Planning Division
FROM: Carole Jones, Park Planner II
DATE: May 7, 2012
SUBJECT: Parks & Recreation Planning Commission Review Comments
******************************************************************************************
Meeting Date: May 14, 2012
Item: PPL 12-4099 (Holcomb Heights, 245)
Park District: NW
Zoned: RSF-8
Billing Name & Address: TTO, LLC
P.O. Box 10918
Fayetteville, AR 72702
Current Land Dedication Requirement Money in Lieu 75, B90
Single Family @ 0.024 acre per unit = acres ,-81- @ $960 per unit =
Multi Family @ 0.017 acre per unit = acres @ $680 per unit = $
COMMENTS:
• On August 7, 2006 PRAB reviewed the project as an R-PZD as Holcomb Heights Phase I and
recommended accepting money in lieu for 65 single family units to satisfy the park land dedication
ordinance due to the development's proximity to Salem Park, Gary Hampton Softball Complex and the
Clabber Creek Trail Corridor.
• The project was reviewed again by PRAB on January 9, 2012. PRAB recommended accepting money in
lieu for 73 single family units.
• Fees in the amount of $77,760 are due for the proposed 81 single family units.
• The actual amount of fees will be based on the type (single family or multi -family) and number of units.
Fees must be paid prior to signing of final plat or issuing of building permits.
Telecom municatio
cefort
TDD (479} 521-1316
113 West Mountain - Fayetteville, AR 72791
June 11, 2012
Planning Commission
PPL 12-4099 Holcomb Heights SD
Agenda Item 2
Page 12 of 16
JORGENSEN & ASSOCIATES
CIVIL ENGINEERS ° SURVEYORS
124 WEST SUNBRIDGE, SUITE 5 • FAYETTEVILLE, ARKANSAS 72703
City of Fayetteville
113 W. Mountain
Fayetteville, AR 72701
Attn: Development Services
Re: 12-4099 Holcomb Heights Subd. Rupple Rd. Cost Estimate
(479) 442-9127 ° FAX (479) 582-4807
DAVID L. JORGENSEN, P.E., P.L.S.
JUSTIN L. JORGENSEN, P.E.
BLAKE E. JORGENSEN, P.E.
May 7, 2012
Please find the requested cost estimate below for future improvements of Rupple Rd. along the western
boundary of the proposed Holcomb Heights Subdivision. The cost estimate includes construction of
half a local street section, including 14' of pavement, curb and gutter, and a 5 -ft sidewalk, as well as the
demolition of the temporary turn -around, which is required with this development. A cost estimate of
storm drainage was not included, as the size and quantity of storm drain structures are unknown at this
time. Storm drainage proposed with this development will not tie into future Rupple Rd. improvements.
DESCRIPTION OF ITEM
PLANNED
QTY.
UNIT
UNIT
PRICE
EXTENDED
AMOUNT
DEMOLISH EXISTING ASPHALT TURN -AROUND
200
SY
$15.00
$3,000.00
4" ACHM & 8" BASE
400
SY
$25.00
$10,000.00
CURB & GUTTER
250
LF
$12.00
$3,000.00
5' SIDEWALK
250
LF
$18.00
$4,500.00
TOTAL= $20,500.00
Please review this cost estimate and feel free to call with any questions.
Thank you.
Sincerely;
STRUCTURAL DESIGN • LAND DEVELOPMENT • WATER SYSTEMS' WASTEWATER SYSTEMS • LAND SURVEYING `
June 11, 2012
Planning Commission
PPL 12-4099 Holcomb Heights SD
Agenda Item 2
Page 13 of 16
June 1 , 20▪ 1▪ 2
Planni Temp iss
PPL 12-4ielalolco • Heights
Agenda Item 2
Page 14 of 16
PPL12-4099
Close Up View
HOLCOMB HEIGHTS
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SUBJECT PROPERTY
Legend
Multi -Use Trail (Exi4ing)
Future Trails
- - - Fayetteville City Lir>$its
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Design Overlay District
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Planning Area Ee June 11, 2012
Manning Commission
PPL 12-4 St Molwmb Melyhls SD
Agenda 1 em 2
Page 15 of 16
PPL12-4099
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Subject Property
O PPL12-4099
Boundary
LJ PPL 2-4099
Design Overlay District
Plan ling Area
Fayetteville
0 0.25 0.5 1
rAIliles
Plannir a Commission
PPL 12-4099 Holcomb Heights SD
Agenda Item 2
Page 16 of 16
17)etteyille
THE CITY OF FAYETTEVILLE, ARKANSAS
PLANNING DIVISION CORRESPONDENCE
PC Meeting of June 11, 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: June 6, 2012
ADM 12-4144: Administrative Item (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 a
variance to allow for an outdoor mobile vendor (Shave the Planet snowcones) for longer than 90
days. Planner: Andrew Garner
Findings:
Property Description and Background: The subject property is located at 3078 North College
Avenue, near Hobby Lobby and Fiesta Square north of the intersection of College Avenue and
Rolling Hills Drive. The snowcone stand is across College Avenue (approximately 400 feet away)
from an existing ice cream shop, Maggie Moo's at 3155 College Avenue. Surrounding zoning and
land use is listed in Table 1.
Table 1
Surrounding Zoning and Land Use
Direction from Site
Land Use
Zoning
North
Hobby Lobby shopping center
C-2, Thoroughfare Commercial
South
Mixed commercial
C-2, Thoroughfare Commercial
East
Mixed commercial/office
C-2, Thoroughfare Commercial
West
Fiesta Square shopping center
C-2, Thoroughfare Commercial
On March 14, 2011 the Planning Commission approved CUP 11-3765 (Shave the Planet) which
permitted a snowcone stand on the property for a period of 175 days. In late spring 2012 the
applicant applied for another conditional use permit to allow for their snowcone stand to remain on
the property for longer than 90 days. The City Attorney advised the Planning Commission that a
more appropriate approval process for these types of requests would be a variance, not a conditional
use permit. The applicable ordnance has been recently changed to address the potential legal
concerns and the applicant is again requesting permission to continue operation of their snowcone
stand at this property for longer than 90 days.
Proposal: The applicant requests a variance of Fayetteville Unified Development Code Section
178.04(C) to allow for their Outdoor Mobile Vendor Permit to be granted for a total of 180 days,
when the maximum by ordinance is 90 days. The snowcone stand is proposed in the same location as
G:IF,TC1Development Services Review120121Development Reviewll2-4093 ADM Cobble Stone P1, /11 Modification103 Planning Conunission104-09-
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June 11, 2012
Planning Commission
ADM 12-4144 Siebert
Agenda Item 3
Page 1 of 18
approved last year, as indicated on the attached site plan.
Public Comment: At the previous Planning Commission meeting when this applicant was requesting
a conditional use permit to operate their snowcone stand for longer than 90 days, the owner of the
Maggie Moo's ice cream shop across College Avenue discussed objections to this proposal citing
several concerns including an unfair advantage to this applicant compared to their brick -and -mortar
business. The applicant notified all adjacent property owners and posted a public notice sign
advertising for this meeting and staff has not received any public comment.
RECOMMENDATION: There is the potential for this snowcone business to adversely affect
the Maggie Moo's ice cream shop across College Avenue as both businesses sell similar
products and are in close proximity. Both businesses are very seasonal with a majority of their
products sold during the summer months. As a snowcone stand is not subject to many of the
same requirements as a permanent business, staff finds that the variance would create an
unfair advantage that could adversely impact the ice cream shop. For these reasons staff
recommends denial of the variance. These findings are discussed in more detail in the report.
Should the Planning Commission choose to approve this conditional use permit staff would
recommend the following conditions of approval:
Conditions of Approval:
1. The snowcone stand shall be permitted for total of 180 days in 2012. The current
Outdoor Mobile Vendor ordinance was issued on March 29, 2012, so this variance
grants approval for operation until September 25, 2012.
2. The temporary vending structure shall be removed from the property by September 25,
2012.
3. Because this property has been utilized for a snowcone stand on a semi-permanent
basis for a several consecutive years, the applicant or property owner shall install one
two-inch caliper large species shade tree in the greenspace adjacent to the stand, to
start bringing the property into compliance with the parking lot landscape codes.
Additional Conditions/Comments:
PLANNING COMMISSION ACTION: yes Required
Motion:
Second:
Vote:
Date: June 11, 2012
Approved Denied Tabled
G: IETCIDevelopment Services Review120121Development Reviewh'2-4093 ADM Cobble Stone Ph 111 Modification103 Planning Cominission104-09-
20121Connnents and Redlines
June 11, 2012
Planning Commission
ADM 12-4144 Siebert
Agenda Item 3
Page 2 of 18
FINDINGS:
City of Fayetteville Unified Development Code 178.04
(C) Variances. Outdoor Vendors may request a variance from the Planning Commission to
operate for an extended period of time, not to exceed twelve consecutive months, in the same
location subject to the following standards:
(1) A vendor may request a variance from the 90 day location requirement to operate for an
extended period of time. The maximum time period that the Planning Commission may grant
this variance is limited to no more than twelve consecutive months.
Finding: The applicant is requesting a variance to operate for a total of 180 days, or six
months, well below the maximum.
(2) The applicant shall comply with the notification requirements of section 157.05 of the
Unified Development Code.
Finding: The applicant has notified all adjacent property owners and posted a public
notice sign in compliance with section 157.05 of the UDC.
(3)A variance may be granted by the Planning Commission when the following findings have
been met:
(a) The applicant has established that the operation of the outdoor mobile vendor will be
compatible with and not detrimental to nearby properties, will not adversely affect
nearby businesses, will foster an aesthetically appealing streetscape and will not create or
worsen a dangerous traffic condition.
Finding: The snowcone stand does not create or worsen a dangerous traffic condition as
it has operated safely in this parking lot for several years. This snowcone stand
does not improve the aesthetics of the streetscape, in staff's opinion.
There is a permanent ice cream shop across College Avenue from the proposed
snowcone stand. This shop is addressed at 3155 College Avenue and is
approximately 410 feet north of the snowcone stand. In staff's opinion, granting
the requested variance to operate the snowcone stand for six months from
March 29 -September 25 may adversely affect the ice cream shop which is a
permanent brick -and -mortar business. The development of the building at 3155
College Avenue was required to meet many development regulations of the City
including greenspace, landscaping, architectural design standards, building
code, and permanent utilities. A temporary business such as the snowcone stand
would directly compete with the ice cream shop and is not required to meet
permanent development standards and is therefore theoretically able to offer a
substantially lower price for their products than a similar brick -and -mortar
business. Both the ice cream shop and snow cone stand are primarily seasonal.
G:IETC1Development Services Review120121Devetopment Review112-4093 ADM Cobble Stone Ph 111 Modlftcationl03 Planning Connnlssion104-09-
20121Can» encs and Redlines
June 11, 2012
Planning Commission
ADM 12-4144 Siebert
Agenda Item 3
Page 3 of 18
According to the International Dairy Foods Association June is the highest
production month of the year for ice cream. Production for ice cream remains
strong through August to satisfy summer demand and production declines
through the end of the year (1). The snowcone stand can operate under a
temporary permit for a period of up to 90 days by right. However, to operate for
six months for two years in a row establishes this as a semi-permanent business,
without having to meet the standard development requirements. This results in
an unequal playing field and could adversely affect a nearby business. It should
be noted that this applicant has been in this location for several years in a row,
including almost six months during 2011.
(b) That the outdoor mobile vendors' presence for an extended period of time at one
location will not create an unfair advantage over similar and nearby permanent
businesses.
Finding: See Finding 3.a. above. The presence of this outdoor mobile vendor for an
extended period of time in this one location will create an unfair advantage
over similar and nearby permanent businesses, including an ice cream shop
approximately 410 feet away from this location.
1 International Dairy Foods Association Website. www.idfa.org Ice Cream Sales & Trends
G:IETCIDevelopment Services Review120121Development Review112-4093 ADM Cobble Stone Ph Ill lvlodiJication103 Planning Commission104-09-
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June 11, 2012
Planning Commission
ADM 12-4144 Siebert
Agenda Item 3
Page 4 of 18