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HomeMy WebLinkAbout2007-11-13 - Agendas - FinalTayelteyi;le 113 W. Mountain St. Fayetteville, AR 72701 Telephone: (479) 575-8267 AGENDA FOR A MEETING OF THE PLANNING COMMISSION Tuesday, November 13, 2007, 5:30 p.m. Room 219, City Administration Building ORDER OF PLANNING COMMISSION MEETING A. Introduction of agenda item — Chair B. Presentation of Staff Report C. Public Comment D. Presentation of request — Applicant E. Questions & Answer with Commission F. Action of Planning Commission (Discussion & Vote) NOTE TO MEMBERS OF THE AUDIENCE If you wish to address the Planning Commission on an agenda item please queue behind the podium when the Chair asks for public comment. Public comment occurs after the Planning Staff has presented the application and will only be permitted during this part of the hearing for each item. Members of the public are permitted a maximum of 10 minutes to speak; representatives of a neighborhood group will be allowed 20 minutes. The applicant/representative of an application before the Planning Commission for consideration will be permitted a maximum of 20 minutes for presentation. Once the Chair recognizes you, go to the podium at the front of the room and give your name and address. Address your comments to the Chair, who is the presiding officer. He/She will direct them to the appropriate appointed official, staff member or others for response. Open dialogue will not be permitted: please ask any questions, and answers will be provided once public comment has been closed. Please keep your comments brief, to the point, and relevant to the agenda item being considered so that everyone has a chance to speak. Please, as a matter of courtesy, refrain from applauding or booing any speakers or actions of the Planning Commission. 2007 Planning Commissioners Jill Anthes Lois Bryant Matthew Cabe James Graves Porter Winston Audy Lack Christine Myres Alan Ostner Sean Trumbo WeAyifle TENTATIVE AGENDA 113 W. Mountain St. Fayetteville, AR 72701 Telephone: (479) 575-8267 AGENDA FOR A MEETING OF THE PLANNING COMMISSION TUESDAY, NOVEMBER 13 2007, 5:30 p.m. Room 219, City Administration Building PLEASE NOTE DAY CHANGE FOR THIS MEETING DUE TO HOLIDAY The following items will be considered: Consent: 1. Approval of the minutes from the October 22, 2007 Planning Commission meeting. 2. ADM 07-2818: (STEELE CROSSING BUSINESS PARK): Submitted by McClelland Consulting Engineers, Inc. The request is to extend the approval of the Preliminary Plat, PPL 06-2280, for one year. Planner: Andrew Garner 3. ADM 07-2819: (THE SHOPPES AT SHILOH): Submitted by McClelland Consulting Engineers, Inc. The request is to extend the approval of the Large Scale Development, LSD 06-2278, for one year. Planner: Jesse Fulcher 4. ADM 06- 2820: (UNIVERSITY CLUB CONDOMINIUMS PZD): Submitted by Dave Chapman. The request is to extend the approval of the Residential Planned Zoning District, R-PZD 06-2191, for one year. Planner: Andrew Garner 5. ADM 06- 2831: (6TH AND WOOD PZD): Submitted by Mike McDonald. The request is to extend the approval of the Residential Planned Zoning District, R-PZD 06-2169, for one year. Planner: Andrew Garner 6. VAC 07-2761: (ROETZEL, 370): Submitted by MIKE AND JULIE ROETZEL for property located at 1626 E. CYPRESS, LOT 46 OF CHARLESTON PLACE SUBDIVISION. The property is zoned RSF- 4, SINGLE FAMILY - 4 UNITS/ACRE and contains approximately 0.09 acres. The request is to vacate a portion of a utility easement. Planner: Dara Sanders 7. CCP 07-2798: (THE VILLAGE AT SHILOH, 519): Submitted by CRAFTON, TULL, SPARKS & ASSOC. for property located at SHILOH ROAD, 2/3 MILE N OF HWY.62 AND I-540. The property is zoned RMF -24, MULTI FAMILY - 24 UNITS/ACRE and contains approximately 18.09 acres. The request is to divide the subject property into two tracts of 4.8 and 13.29 acres. Planner: Andrew Garner 8. CCP 07-2769: (CMN BUS. PARK II PHASE III, 172-211): Submitted by MCCLELLAND CONSULTING ENGINEERS for property located at THE NE CORNER OF VAN ASCHE AND GREGG AVENUE. The property is zoned C-1, NEIGHBORHOOD COMMERCIAL and contains approximately 33.18 acres. The request is to create Lot 19A, 9.15 acres and Lot 19B, 5.69 acres and Lot 19C, 16.17 acres. Planner: Jesse Fulcher Old Business: 9. CUP 07-2753: (BRISIEL, 524): Submitted by LEGACY VENTURES, LLC for property located at 540 EAST HUNTSVILLE ROAD. The property is zoned RSF-8, SINGLE FAMILY - 8 UNITS/ACRE and contains approximately 1.79 acres. The request is for a tandem lot. Planner: Dara Sanders 10. LSP 07-2744: Lot Split (BRISIEL, 524): Submitted by LEGACY VENTURES, LLC for property located at 540 E. HUNTSVILLE RD The property is zoned RSF-8, SINGLE FAMILY - 8 UNITS/ACRE and contains approximately 1.79 acres. The request is to divide the subject property into 3 tracts of 1.40, 0.18, and 0.21 acres. Planner: Dara Sanders New Business: 11. CUP 07-2775: (KEENAN, 295): Submitted by DAVE JORGENSEN for property located at 3845 SKILLERN RD. The property is zoned RSF-2, RESIDENTIAL SINGLE FAMILY, 2 UNITS PER ACRE and contains approximately 3.00 acres. The request is for a tandem lot. Planner: Andrew Garner 12. LSP 07-2618: (KEENAN, 295): Submitted by JORGENSEN & ASSOC for property located at 3845 SKILLERN ROAD. The property is zoned RSF-2, RESIDENTIAL SINGLE FAMILY, 2 UNITS PER ACRE and contains approximately 3.00 acres. The request is to divide the subject property into two tracts of 1.52 and 1.31 acres and dedicated r -o -w. Planner: Andrew Garner 13. VAC 07-2758: (BITTLE, 332): Submitted by ALAN REID for property located at 2455 E. GENTLE OAKS LANE. The property is zoned RSF-4, SINGLE FAMILY - 4 UNITS/ACRE and contains approximately 0.73 acres. The request is to vacate a portion of a utility easement. Planner: Andrew Garner 14. RZN 07-2782: (SWEETSER, 566): Submitted by DAVE JORGENSEN for property located at 2220 E. HUNTSVILLE. The property is zoned RSF-4, SINGLE FAMILY - 4 UNITS/ACRE and contains approximately 0.95 acres. The request is to rezone the subject property to R -O, Residential Office. Planner: Andrew Garner 15. RZN 07-2781: (DANDY/LEVERETT&NORTH, 405): Submitted by H2 ENGINEERING, INC. for property located at 1/4 MILE N OF NORTH ST ON THE E SIDE OF LEVERETT. The property is zoned 1-1, HEAVY COMMERCIAL/LIGHT INDUST and contains approximately 0.55 acres. The request is to rezone the subject property to RMF -24, Residential Multi -family, 24 units per acre. Planner: Jesse Fulcher 16. CUP 07-2780: (MANSFIELD / GREEN ACRES RD., 368): Submitted by KEITH KESTNER for property located at GREEN ACRES RD., W OF 2175 N. COLLEGE AVE. The property is zoned C-2, THOROUGHFARE COMMERCIAL and contains approximately 1.21 acres. The request is for an off-site parking lot. Planner: Dara Sanders 17. R-PZD 07-2763: (SKATE PLACE II, 366): Submitted by 112 ENGINEERING, INC. for property located at 646 W. SYCAMORE STREET. The property is zoned I-1, HEAVY COMMERCIAL/LIGHT INDUST and contains approximately 1.08 acres. The request is for Zoning, Land Use and Development review of a Residential Planned Zoning District with 3 buildings with 5 units each for a total of 15 units and associated parking. Planner: Dara Sanders All interested parties may appear and be heard at the public hearings. A copy of the proposed amendments and other pertinent data are open and available for inspection in the office of City Planning (575-8267), 125 West Mountain Street, Fayetteville, Arkansas. All interested parties are invited to review the petitions. Interpreters or TDD for hearing impaired are available for all public hearings; 72 hour notice is required. For further information or to request an interpreter, please call 575-8330. a e a ARKANSAS THE CITY OF FAYETTEVILLE, ARKANSAS PC Meeting of November 13, 2007 PLANNING DIVISION CORRESPONDENCE TO: Fayetteville Planning Commission FROM: Andrew Garner, Senior Planner THRU: Jeremy Pate, Director of Current Planning DATE: November 6, 2007 125 W. Mountain St. Fayetteville, AR 72701 Telephone: (479) 575-8267 ADM 07-2818: Administrative Item (STEELE CROSSING BUSINESS PARK): Submitted by McClelland Consulting Engineers, Inc. The request is to extend the approval of the Preliminary Plat, PPL 06-2280, for one year. Planner: Andrew Garner BACKGROUND Property Description: The subject tract is Lots 8 and 14 of the CMN Business Park II, Phase I Final Plat. These lots are located at the northeast comer of Steele Boulevard and Van Asche Drive. Background: The original Preliminary Plat was approved by the Planning Commission on October 23, 2006. The approval was for a commercial subdivision with 5 commercial lots ranging in size from 1.7 acres to 7.35 acres. The reason that the construction of the project has been delayed is due to the current instability of commercial and residential markets. Proposal: The applicant requests to extend the approval of the Preliminary Plat for one year, to expire on October 23, 2008. The Planning Department received the applicant's extension request on October 12, 2007, within the required one year time limit. Should this extension be granted, all permits are required to be issued before the one-year extended deadline. If the permits are not issued prior to October 23, 2008, all of the approved plans for the project shall be rendered null and void. RECOMMENDATION Planning Staff recommends approval of ADM 07-2818, the requested extension to the PPL 06-2280, with the following conditions: 1. The applicant shall be allowed until October 23, 2008 to receive all permits and approvals required by City, State, and Federal regulations to start construction of the development or project. If all permits have not been received by this time, the Preliminary Plat approval shall be revoked. 2. All other conditions of approval for the preliminary plat shall remain applicable. K:Report120071PCReportsll1-13-071ADM 07-2818 (Steele Crossing Business Park Extensionidoc November 13, 2007 Planning Commission ADM 07-2818 Steele Crossing Business Park Agenda Item 2 Page 1 of 12 DISCUSSION The City of Fayetteville Unified Development Code (UDC) Section 166.20(b) gives the Planning Commission authority to extend approval of a large scale development one additional year from the original approval. In order to extend this approval, the applicant must: (1) request the extension prior to the one year time limit, and (2) show good cause why the tasks could not reasonably be completed within the normal one year. If the one year extension is granted, it is within this time that the applicant shall receive all permits and approvals as required by City, State, and Federal regulations to start construction of the development or project. (1) The applicant has submitted the extension request to the Planning Division on October 12, 2007, prior to the one year time limit ending on October 23, 2007. (2) The applicant has stated that the current instability of the commercial and residential markets has delayed this project, but that they plan to move forward in the near future. PLANNING COMMISSION ACTION: ❑ Approved Motion: Second: Vote: Meeting Date November 13, 2007 ❑ Denied 0 Tabled The "Conditions of Approval" listed in the report above are accepted in total without exception by the entity requesting approval of this development item. Signature Date K IReports120071 PC Reports111-13-071ADM 07-2818 (Steele Crossing Business Park Extension).doc November 13, 2007 Planning Commission ADM 07-2818 Steele Crossing Business Park Agenda Item 2 Page 2 of 12 CHAPTER 166: DEVELOPMENT 166.20 Expiration Of Approved Plans And Permits (A) Applicability. The provisions of this section apply to all of the following plans and permits: (I) Preliminary plats; (2) Planned zoning district developments; (3) Conditional uses; (4) Large-scale developments; (5) Lot splits; (6) Physical alteration of land permits; (7) Storm water, drainage, and erosion control permits; (8) Tree preservation plans; (9) Sign permits; and, (10) Floodplain development permits. (B) One-year time limit. (1) Tasks to be completed. All of the above - enumerated plans and permits are conditioned upon the applicant accomplishing the following tasks within one (1) year from the date of approval: (a) For any renovation or new construction, receive a building permit; and/or, (b) For a lot split, record a deed or survey at the Washington County Circuit Clerk's Office, stamped for recordation by the City Planning Division; and/or, (c) Receive a Certificate of Zoning Compliance; and/or, (d) Receive all permits and approvals required by City, State, and Federal regulations to start construction of the development or project. (2) Extensions. Prior to the expiration of the one ( I ) year time limit, an applicant may request the Planning Commission to extend the period to accomplish the tasks by up to one (1) additional year. The applicant has the burden to show good cause why the tasks could not reasonably be completed within the normal one (I) year limit. Expiration. If the required task(s) are not completed within one (1) year from the date of approval or during an allowed extension period, all of the above - enumerated plans and permits shall be rendered null and void. (C) Three-year time limit. (1) Tasks to be complete. All of the above - enumerated plans and permits are also conditioned upon the applicant completing the project and receiving final inspection approval and/or a final Certificate of Occupancy permit within three (3) years from the date of issuance of a Building Permit. (2) Extensions. Prior to the expiration of the three (3) year time limit, an applicant may request the Planning Commission to extend the three (3) year period to complete the project by up to two (2) additional years. The applicant has the burden to show good cause why the project could not reasonably be completed within the three (3) year time limit. (3) Expiration. If the applicant fails to meet the requirements of subsection (C)(1) within three (3) years from the date of issuance of a Building Permit or during an allowed extension period, all of the above - enumerated plans and permits shall be rendered null and void. K:IReports120071PC Reports)' 1-13-071ADM 07-2818 (Steele Crossing Business Park Extension,i.doc November 13, 2007 Planning Commission ADM 07-2818 Steele Crossing Business Park Agenda Item 2 Page 3 of 12 AtfcCLEL ND JfL'E CONSULTING ENGINEERS, INC. /DESIGNED TO' SERVE 1810 N. College Avenue P.O. Box 1229 Fayetteville, Arkansas 72703 / 72702-1229 PHONE: 479-443-2377 FAX 479.443-9247 October 12, 2007 City of Fayetteville Planning Division Attention: Mr. Andrew Gamer, Senior Planner 125 West Mountain Street Fayetteville, AR 72701 RE: PPL 06-2280: Steele Crossing Business Park, 173 Mr. Gamer, We would like to extend the approval of PPL 06-2280: Steele Crossing Business Park, 173 for an additional year. The original PPL was approved by the City of Fayetteville on October 23, 2006. Due to the current instability of the commercial and residential markets, the progress of the development has been delayed. We hope to proceed with construction drawings / engineering review of PPL 06-2280 in the near future with a minimum of modifications from the original PPL. Please let me know if you have any questions/concerns, or need any additional information regarding this extension to the approved PPL. MMorgan(a,,McClelland-eners.com 443-2377 November 13, 2007 Planning Commission ADM 07-2818 Steele Crossing Business Park Agenda Item 2 Page 4 of 12 THE CITY OF FAYETTEVILLE, ARKANSAS PC Meeting of October 23, 2006 PLANNING DIVISION CORRESPONDENCE TO: Fayetteville Planning Commission FROM: Andrew Garner, Senior Planner Matt Casey, Assistant City Engineer THRU: Jeremy Pate, Director of Current Planning DATE: October 19, 2006 125 W. Mountain St. Fayetteville, AR 72701 Telephone: (479) 575-8267 PPL 06-2280: Preliminary Plat (STEELE CROSSING BUSINESS PARK, 173): Submitted by MCCLELLAND CONSULTING ENGINEERS for property located at THE NORTHEAST CORNER OF STEELE BOULDEVARD AND VAN ASCHE DRIVE. The property is zoned C- 2, THOROUGHFARE COMMERCIAL and contains approximately 22.75 acres. The request is for 5 commercial lots ranging in size from 1.7 to 7.35 acres. Property Owner: Steele Crossings Investment Planner: Andrew Garner Findings: Property Description and Background: The subject tract is Lots 8 and 14 of the CMN Business Park II, Phase I Final Plat. These lots are located at the northeast corner of Steele Boulevard and Van Asche Drive. As shown on Table 1, the property is zoned C-2 and surrounded by office buildings to the west and south across the adjacent streets, and undeveloped commercial lots to the north and east. Table 1 Surrounding Land Use and Zonin Direction from Site Land Use Zoning North Mud Creek/Undeveloped commercial lot C-2 South Kerschner Office Building C-2 East Undeveloped commercial lot C-2 West Steele Plaza Office Building (under construction) C-1 The site is vacant and contains approximately 22.75 acres, 19% of which is under tree canopy, the remaining area is grassland and wetland riparian habitat adjacent to Mud Creek. Mud Creek traverses east - west through northern Fayetteville and is located along the northern and eastern boundaries of this property. This creek is a deed restricted area and is federally regulated and monitored. Development of this property is subject to the requirements of the deed restricted area and 404 wetlands permit, and the Final Plat requirements for CMN Business Park. K:1Reports120061PC Reports110-23-061PPL 06-2280 (Steele Business Park).doc November 13, 2007 Planning Commission ADM 07-2818 Steele Crossing Business Park Agenda Item 2 Page 5 of 12 Proposal: The applicant requests preliminary plat approval for a commercial subdivision with 5 commercial lots ranging in size from 1.7 acres to 7.35 acres. A 28' wide public street would traverse through the property between Van Asche Drive and Steele Boulevard. Right-of-way being dedicated: Right-of-way for Van Asche Drive and Steele Boulevard was dedicated with the CMN Business Park Final Plat. Fifty feet (50') right-of-way for the interior street would be dedicated to the City. Street Improvements.: Staff is not recommending any street improvements with this subdivision as surrounding and adjacent streets have been recently constructed to the City's Mater Street Plan standards. At the time of development within this subdivision staff anticipates an assessment for a traffic signal at the intersection of Steele Boulevard and Van Asche Drive. Additionally, though not shown at this time, the developer may want to consider adding turn lanes at the intersection of the proposed street and Steele/Van Asche, to minimize future disturbance to the street. Adjacent Master Street Plan Streets: Steele Boulevard, Principal Arterial; Van Asche Drive, Collector. Parkland Dedication: Parkland dedication is not applicable for commercial development. The Mud Creek multi -use trail is located on the north side of Mud Creek adjacent to this property. Tree Preservation: Existing canopy: Preserved canopy: Required: Mitigation: 19% 17 % 15% Not required. Connectivity: The property is bound to the north by existing wetlands and Mud Creek, to the west by Steele Boulevard, and to the south by Van Asche Drive. Vehicular connectivity to the east is the only feasible option and will be evaluated at the time of development of the eastern portion of this subdivision. Internal connectivity between the lots will be required where feasible and will be reviewed at the time of development of individual lots. Shared curb cuts are expected to occur between developments. Recommendation: Staff recommends approval of PPL 06-2280 with the following conditions of approval: Conditions of Approval: 1. The interior street shall be constructed as a 28' street with curb, gutter, storm drainage, and a 6' sidewalk on both side, in a 50' right-of-way dedicated to the City 2. Sidewalks shall be installed or guaranteed in accordance with Ch. 158.01 prior to final plat approval. 3. The sidewalks shall be continuous through the driveways. The sidewalk needs to be at an X: IReporIs120061PC Repons110-23-061P1-1 06-2280 (Steele Business Park).doc November 13, 2007 Planning Commission ADM 07-2818 Steele Crossing Business Park Agenda Item 2 Page 6 of 12 elevation 2% above the top of curb. The grades shown for the driveways do not meet this requirement. 4. As this subdivision is developed a traffic signal assessment is anticipated for the intersection of Van Asche Drive/Steele Boulevard. 5. Cross -access and shared driveways between lots within the subdivision shall be provided, where practical, to ensure safety and convenience of traffic movement between developments. 6. Ingress/egress from private curb cuts onto Steele Boulevard and Van Asche Drive is discouraged when possible, to ensure a minimum amount of turning movements are created near this future signalized intersection of Van Asche Drive/Steele Boulevard. Access shall utilize the interior street whenever possible. 7. Street lights shall be installed with a maximum separation of 300 feet along all streets prior to final plat. 8. Development of this commercial subdivision is subject to the requirements of the CMN Business Park II, Phase I, Final Plat. 9. The developer of the preliminary plat shall employ an environmental specialist to insure that the spirit and letter of the 404 wetlands permit from the U.S. Army Corp of Engineers will be complied with during construction. Written documentation verifying implementation of this condition shall be provided to Engineering staff prior to issuance of a grading permit, and a post -construction update with submittal of the Final Plat application. Developers of each individual lot are also required to comply with this condition. 10. All proposed development including individual lot development shall at minimum comply with the standards and specifications set forthin the Unified Development Code. Individual developments shall utilize design elements (e.g., building colors, materials, features, landscaping, etc.) to achieve compatibility, a sense of unity, and a recurring, identifiable theme within the commercial subdivision as a whole. 11 Each individual lot shall process a Large Scale Development for Planning Commission approval, prior to development. 12. Subdivision area signage shall be permitted in accordance with applicable city codes. No structures, including area signage, shall be erected within utility easements unless otherwise approved by utility companies. 13. The label for the centerline of Steele Boulevard is located in the northbound lanes, and should be moved to the center of the road on the plat. Tree Preservation Conditions: 14. The applicant has chosen the Tree Preservation for entire Subdivision option available to K:I Reports120061PC Reporls110-23-061PPL 06-2280 (Steele Business Park).doc November 13, 2007 Planning Commission ADM 07-2818 Steele Crossing Business Park Agenda Item 2 Page 7 of 12 non-residential subdivisions. This requires the development to preserve at least the minimum required canopy (15%) and establish it into a Tree Preservation Area. As the separate lots come through the large scale development process, they will not be required a separate Tree Preservation plan. 15. Staff has approved the applicants request for the option to preserve trees for the entire subdivision. The trees found on the site marked for removal are in poor shape and are less desirable species. Staff feels that after attempts are made to preserve these trees their survivability and longevity would be short. 16. The 17% tree canopy preserved shall be set into a Tree Preservation Area on the Final Plat. This takes away all development rights from the land and ensures preservation. Please add the Tree Preservation Area signature block to the Final Plat. 17. A note must be added to the Final Plat that states the lots of this plated subdivision are exempt from the requirements set forth by Chapter 167 Tree Preservation and Protection. Standard Conditions of Approval: 18. Plat Review and Subdivision comments (to include written staff comments provided to the applicant or his representative, and all comments from utility representatives - AR Western Gas, SWBT, Ozarks, SWEPCO, Cox Communications) 19. 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. 20. All street names shall be approved by the 911 coordinator. 21. All overhead electric lines 12kv and under shall be relocated underground. All proposed utilities shall be located underground. 22. Preliminary Plat approval shall be valid for one calendar year. 23. All new exterior lighting shall comply with the City's lighting ordinance. 24. Additional conditions: a. b. c. K: IReports120061PC Reports110-23-061PPL 06-2280 (Steele Business Park).doc November 13, 2007 Planning Commission ADM 07-2818 Steele Crossing Business Park Agenda Item 2 Page 8 of 12 PLANNING COMMISSION ACTION: yes Required Approved Motion: Second: Vote: Date: October 23, 2006 Denied Forwarded to Planning Commission The "CONDITIONS OF APPROVAL", stated in this report, are accepted in total without exception by the entity requesting approval of this development item. By Title Date K: IReports120061PC Reporrs110-23-061PPL 06-2280 (Steele Business Park).doc November 13, 2007 Planning Commission ADM 07-2818 Steele Crossing Business Park Agenda Item 2 Page 9 of 12 PPL06-2280 Close Up View STEELE BUSINESS PARK Overview Legend 46:0°M Overlay District — FLOODWAY ---500 YEAR 0 0 — 100 YEAR --- LIMIT OF STUDY — — - BaseLine Profile 0 Fayetteville Outside City ® PP L06-2280 vector.GDB.Fooiprinl2004 Hilislde-Hilltop Overlay District 0 125 250 500 750 ARBb87-A Feet November 13, 2007 Planning Commission ;18 Steele Crossing Business Park Agenda Item 2 Page 10 of 12 AtN 5T10HN50NR RMF -12 VAN ASCHE DRi: --- 6• RT -12I SFA. Rsr4 RSF-4 RI.M1•'R4 M _._. RMF -24 : RA A „_-•.. Overview Legend Subject Property EBB PPL06-2280 Boundary itis Planning Area P 000% o Overlay District j..J Outside City Legend ® Hillside -Hilltop Overlay District 0 0.25 0.5 1 acaeh il November 13, 20 Planning Commissi i1SSteele Crossing Business Pa k Agenda Item Pa90 11 of November 13, 2007 Planning Commission ADM 07-2818 Steele Crossing Business Park Agenda Item 2 Page 12 of 12 THE CITY OF FAYETTEVILLE, ARKANSAS PC Meeting of November 13, 2007 PLANNING DIVISION CORRESPONDENCE TO: Fayetteville Planning Commission FROM: Jesse Fulcher, Current Planner THRU: Jeremy Pate, Director of Current PIanning DATE: November 6, 2007 125 W. Mountain St. Fayetteville, AR 72701 Telephone: (479) 575-8267 ADM 07-2819: Administrative Item (THE SHOPPES AT SHILOH): Submitted by McClelland Consulting Engineers, Inc. The request is to extend the approval of the Large Scale Development, LSD 06-2278, for one year. Planner: Jesse Fulcher BACKGROUND Property Description: The subject property is located at the northeast corner of Gregg Avenue and Shiloh Drive and is zoned C-2 Thoroughfare Commercial. Background: The original Large Scale Development was approved by the Planning Commission on November 27, 2006 for the construction of an 18,750 sq. ft. retail building with 84 parking spaces. The reason that the construction of the project has been delayed is due to the current instability of commercial and residential markets. Proposal: The applicant requests to extend the approval of the Large Scale Development for one year, to expire on November 27, 2008. The Planning Department received the applicant's extension request on October 16, 2007, within the required one year time limit. Should this extension be granted, all permits are required to be issued before the one-year extended deadline. If the permits are not issued prior to November 27, 2008, all of the approved plans for the project shall be rendered null and void. RECOMMENDATION Planning Staff recommends approval of ADM 07-2819, the requested extension to the LSD 06-2278, with the following conditions: 1. The applicant shall be allowed until November 27, 2008 to receive all permits and approvals required by City, State, and Federal regulations to start construction of the development or project. If all permits have not been received by this time, the Large Scale Development approval shall be revoked. 2. All other conditions of approval for the Large scale development shall remain applicable. K: IReports120071PC Reporis111-13-07IADM 07-2819 (The Shoppes at Shiloh Eatension).doc November 13, 2007 Planning Commission ADM 07-2819 the Shoppes at Shiloh Agenda Item 3 Page 1 of 14 DISCUSSION The City of Fayetteville Unified Development Code (UDC) Section 166.20(b) gives the Planning Commission authority to extend approval of a large scale development one additional year from the original approval. In order to extend this approval, the applicant must: (1) request the extension prior to the one year time limit, and (2) show good cause why the tasks could not reasonably be completed within the normal one year. If the one year extension is granted, it is within this time that the applicant shall receive all permits and approvals as required by City, State, and Federal regulations to start construction of the development or project. (1) The applicant has submitted the extension request to the Planning Division on October 16, 2007, prior to the one year time limit ending on November 27, 2007. (2) The applicant has stated that the current instability of the commercial and residential markets has delayed this project, but that they plan to move forward in the near future. PLANNING COMMISSION ACTION: 0 Approved Motion: Second: Vote: Meeting Date November 13, 2007 0 Denied 0 Tabled The "Conditions of Approval" listed in the report above are accepted in total without exception by the entity requesting approval of this development item. Signature Date K: IReporzs120071PCReports111-13-071ADM 07-2819 (The Shoppes at Shiloh Extension)doc November 13, 2007 Planning Commission ADM 07-2819 the Shoppes at Shiloh Agenda Item 3 Page 2 of 14 CHAPTER 166: DEVELOPMENT 166.20 Expiration Of Approved Plans And Permits (A) Applicability. The provisions of this section apply to all of the following plans and permits: (1) (2) (3) (4) (5) (6) (7) Preliminary plats; Planned zoning district developments; Conditional uses; Large-scale developments; Lot splits; Physical alteration of land permits; Storm water, drainage, and erosion control permits; (8) Tree preservation plans; (9) Sign permits; and, (10) Floodplain development permits. (B) One-year time limit. (1) Tasks to be completed. All of the above - enumerated plans and permits are conditioned upon the applicant accomplishing the following tasks within one (1) year from the date of approval: (a) For any renovation or new construction, receive a building permit; and/or, (b) For a lot split, record a deed or survey at the Washington County Circuit Clerk's Office, stamped for recordation by the City Planning Division; and/or, (c) Receive a Certificate of Zoning Compliance; and/or, (d) Receive all permits and approvals required by City, State, and Federal regulations to start construction of the development or project. be completed within the normal one (1) year limit. Expiration. If the required task(s) are not completed within one (1) year from the date of approval or during an allowed extension period, all of the above - enumerated plans and permits shall be rendered null and void. (C) Three-year time limit. (1) Tasks to be complete. All of the above - enumerated plans and permits are also conditioned upon the applicant completing the project and receiving fmal inspection approval and/or a final Certificate of Occupancy permit within three (3) years from the date of issuance of a Building Permit. (2) Extensions. Prior to the expiration of the three (3) year time limit, an applicant may request the Planning Commission to extend the three (3) year period to complete the project by up to two (2) additional years. The applicant has the burden to show good cause why the project could not reasonably be completed within the three (3) year time limit. (3) Expiration. If the applicant fails to meet the requirements of subsection (C)(1) within three (3) years from the date of issuance of a Building Permit or during an allowed extension period, all of the above - enumerated plans and permits shall be rendered null and void. (2) Extensions. Prior to the expiration of the one (1) year time limit, an applicant may request the Planning Commission to extend the period to accomplish the tasks by up to one (1) additional year. The applicant has the burden to show good cause why the tasks could not reasonably K:IReports12007IPC Report011-13-07IADM 07-2819 (The Shoppes at Shiloh Extension).doc November 13, 2007 Planning Commission ADM 07-2819 the Shoppes at Shiloh Agenda Item 3 Page 3 of 14 mce McCLELLAND CONSULTING ENGINEERS, INC. 1810 N. College Avenue P.O. Box 1229 Fayetteville, Arkansas 72703 /72702-1229 PHONE: 479-443-2377 FAX: 479-443-9241 October 16, 2007 City of Fayetteville Planning Division Attention: Mr. Jesse Fulcher 125 West Mountain Street Fayetteville, AR 72701 RE: LSD 06-2278 : The Shoppes at Shiloh, 211 Mr. Fulcher, We would like to extend the approval of LSD 06-2278: The Shoppes at Shiloh, 211 for an additional year. The original LSD was approved by the City of Fayetteville on November 27, 2006. Due to the current instability of the commercial and residential markets, the progress of the development has been delayed. We hope to proceed with construction drawings / engineering review of LSD 06-2278 in the near future with a minimum of modifications from the original LSD. Please let me know if you have any questions/concerns, or need any additional information regarding this extension to the approved LSD. Sincerely Michael G. M'r;an McClelland Consulting Engineers, Inc- MMorgan@,McClelland-engrs.com 443-2377 November 13, 2007 Planning Commission ADM 07-2819 the Shoppes at Shiloh Agenda Item 3 Page 4 of 14 ayLeviile / ARKANSAS PC Meeting of November 27, 2006 THE CITY OF FAYETTEVILLE, ARKANSAS PLANNING DIVISION CORRESPONDENCE 125 W. Mountain St. Fayetteville, AR 72701 Telephone: (479) 575-8267 TO: Planning Commission Members FROM: Jesse Fulcher, Current Planner Matt Casey, Assistant City Engineer THRU: Jeremy Pate, Director of Current Planning DATE: November --2-1r2-006 Updated November 22, 2006 LSD 06-2278: Large Scale Development (THE SHOPPES AT SHILOH, 211): Submitted by MCCLELLAND CONSULTING ENGINEERS for property located at THE NE CORNER OF GREGG AND SHILOH. The property is zoned C-2, THOROUGHFARE COMMERCIAL and contains approximately 3.09 acres. The request is for a single story, 18,750 s.f retail facility with associated parking. Planner: Jesse Fulcher Findings: Property & Proposal: The subject property is located at the northeast corner of Gregg Avenue and Shiloh Drive and is zoned C-2 Thoroughfare Commercial. There is currently a single-family structure on the property with associated accessory structures. The owners are proposing a 18,750 sq. ft. retail building with 84 parking spaces. Three curb -cuts are proposed, two onto Gregg Avenue and one onto Shiloh Drive. Surrounding Land Use and Zoning is depicted in Table 1. Discussion: The requested Large scale development was tabled at the October 12 2006 Subdivision Committee meeting based on a recommendation by City staff and concerns by the Subdivision Committee members. The main concerns with the project were the number and location of the proposed curb -cuts, specifically how they would function in close proximity to the intersection of Gregg Avenue and Shiloh Drive, both of which are minor arterials. Additionally, the applicants were requesting multiple waivers from requirements of the Design Overlay District concerning exterior greenspace and curb -cut separations. The request was again tabled at the November 2, 2006 Subdivision Committee meeting based on the same concerns expressed by both staff and Subdivision Committee members at the October 12, 2006 meeting. The request was forwarded by the Subdivision Committee on November 16, 2006 due to the fact that the issues/revisions that were itemized at the previous Subdivision Committee meetings had been addressed. The remaining issues to address were specific to the requested waivers and should be reviewed by the full Planning Commission for a final decision. The revised plans have not changed the number or location of curb -cuts; however the applicants have attempted to minimize the northern curb -cut on Gregg Avenue to discourage frequent use K:IReports120061PCReports171-27-061LSD 06-2278 (The Shoppes at Shilo12).doc November 13, 2007 Planning Commission ADM 07-2819 the Shoppes at Shiloh Agenda Item 3 Page 5 of 14 by motorists. The intended use of the drive is for truck delivery traffic and as an access to a drive-thru on the west side of the building. It is not the intent of the applicants to have the northern drive service a great deal of vehicular traffic, however they maintain it is necessary for practical purposes. Table 1 -Surrounding Land Direction from Site Land Use 0 Zoning North Residential RSF-4 South State right-of-way NA East State right-of-way/Residential RSF-4 West Vacant R -A Right-of-way being dedicated: 45' from centerline for Shiloh Drive (State Highway) along the project frontage by warranty deed, 45' from the centerline for Gregg Avenue. Adjacent Master Street Plan Streets: Shiloh Drive (State Highway), a Minor Arterial; Gregg Avenue, a Minor Arterial. Water/Sewer: Water and sewer service is available to the proposed structure. Tree Preservation: Existing Canopy: 26% Preserved Canopy: 11% Mitigation: Required in the amount of 25 (2) inch caliper, large species trees. Design Overlay District: Greenspace: Signage: Curb Cuts: The applicant has not complied with the 25'greenspace requirement along all rights-of-way within the Design Overlay District. A waiver has been requested and staff is supportive. No signs have been indicated on the plans. All signs shall be permitted by a separate sign permit application, prior to installation. The applicant has not complied with the curb cut requirements for a minimum of 250' from an intersection. The applicant has not complied with the curb cut requirements for a minimum of 200' between curb cuts. A waiver has been requested from each requirement. Lighting: A note has been added to the plat indicating compliance with this requirement. Exterior Appearance: Elevations have been submitted for all four sides of the building. Planning Commission determination of architectural treatment of fronts, along with Commercial Design Standards, is required. Building Material: A materials sample board has been submitted for review. /LIReporls120061PC Reports111-27-061LSD 06-2278 (The Shoppes at Shiloh).dac November 13, 2007 Planning Commission ADM 07-2819 the Shoppes at Shiloh Agenda Item 3 Page 6 of 14 Site Coverage: The plat indicates site coverage in compliance with this requirement. Fencing: N/A Outdoor Storage: N/A Access: Pedestrian access from the street to the entrance of the structure by way of a designated walk had been indicated on the site plan and is included as a condition of approval. Four (4) bicycle racks within 50' of a public entry are to be provided for multi -modal access. Three curb -cuts (two on Gregg, on one Shiloh) are proposed to provide access to the subject property. The ingress/egress on Shiloh is proposed as a restricted right-in/right-out only, clearly marked and signed in accordance with AHTD regulations. Staff is supportive of this restricted access as noted in the conditions of approval. The two curb -cuts on Gregg Ave. both require waivers, due to their proximity to the intersection of Gregg and Shiloh and one another. The southern most entrance is proposed as a full access curb -cut located approximately 194 feet from the intersection. Staff finds this to be an adequate location, given the existing tum lanes that will help facilitate turning movements into and out of the property. The northern curb -cut on Gregg is located approximately 99 feet from the southern curb -cut; the minimum distance required in the Design Overlay District is 200 feet, which also requires a waiver. Staff is not supportive of this proposed ingress only curb -cut, finding that the creation of additional turning movements in the vicinity of the southern curb -cut and the intersection will create additional danger for motorists in the area. Additionally, the circulation proposed for the ingress curb -cut combined with a proposed drive-thru may create stacking problems out onto Gregg Ave. Furthermore, vehicular traffic that enters the site and wishes to utilize the drive-thru will have to exit the site onto Shiloh or Gregg to do so, instead of utilizing a more logical interior means of circulation. Staff recommends removal of this curb -cut and re- evaluating the one-way drive behind the building to provide ample access and stacking for the proposed drive-thru, and to also allow interior circulation and reduce turning movements on adjacent streets. Recommendation: Staff recommends approval of LSD 06-2278 with the following conditions of approval: Conditions of Approval: 1. Planning Commission determination of Commercial Design Standards. Stafffinds that elevations presented comply with Commercial Design Standards. However, within the Design Overlay District all structures shall be architecturally designed to have front facades facing all street and highway rights-of-way. Therefore, staff recommends that additional articulation shall be shown on the west building face (the portion labeled as stucco) to more resemble a front facade as has been designed with the south facade. Additional articulation has been added to the east and west facades since the Subdivision Committee meeting, however staff finds that west ,facade has not been sufficiently addressed to meet the requirements for the Design Overlay District. 10/12/06 SUBDIVISION COMMITTEE: THE COMMISSIONERS FOUND THAT ADDITIONAL ARTICULATION WAS NEEDED ON THE EAST AND WEST FACADES. K: IReports120061 PC Reportsll l-27-061 LSD 06-2278 (The Shoppes at Shiloh).doc November 13, 2007 Planning Commission ADM 07-2819 the Shoppes at Shiloh Agenda Item 3 Page 7 of 14 11/16/06 SUBDIVISION COMMITTEE: THE COMMISSIONERS FOUND IN FAVOR OF THE REVISED ELEVATIONS. 11/27/06 PLANNING COMMISSION: THE COMMISSIONERS FOUND IN FAVOR OF THE PROPOSED ELEVATIONS. 2. Planning Commission determination of street improvements. Staff recommends that money in -lieu of construction of a 10' wide sidewalk/trail along the north side of Shiloh Dr. be assessed in the amount of $16,032.00, to be constructed by the City of Fayetteville in conjunction with the construction of Scull Creek Trail. Driveway ramps off Shiloh Dr. shall be constructed to accommodate a future 10' sidewalk through the drive. 11/16/06 SUBDIVISION COMMITTEE: THE COMMISSIONERS FOUND IN FAVOR OF THE PROPOSED STREET IMPROVEMENTS. 11/27/06 PLANNING COMMISSION: THE COMMISSIONERS FOUND IN FAVOR OF THE RECOMMENDED STREET IMPROVEMENTS. 3. Planning Commission determination of requested waivers from Chapter 161.28 as follows: a. A waiver from the 250' separation between the intersection of Gregg and Shiloh and the southern curb -cut. Staff is supportive of a 56' waiver for the distance between the proposed southern curb - cut and the intersection if no other access is permitted to Gregg Ave., finding that sufficient separation has been provided from the intersection of Gregg Ave. and Shiloh Dr. to maintain safe ingress and egress for vehicular traffic. 11/16/06 SUBDIVISION COMMITTEE: THE COMMISSIONERS FOUND IN FAVOR OF THE REQUESTED WAIVER. 11/27/06 PLANNING COMMISSION.: THE COMMISSIONERS FOUND IN FAVOR OF THE REQUESTED WAIVER. b. A waiver from the 200' separation between the two proposed curb -cuts on Gregg Avenue. Staff is not supportive of a 101' waiver to allow a second curb -cut onto Gregg Ave. given the close proximity to the southern curb -cut on Gregg Ave. and the amount of traffic in the vicinity of the Gregg Ave. and Shiloh Dr. intersection, finding the interior circulation and additional turning movements created on adjacent streets would compound a dangerous traffic condition (see access findings in staff report). 11/16/06 SUBDIVISION COMMITTEE: THE COMMISSIONERS DID NOT REACH A CONSENSUS REGARDING THE REQUESTED WAIVER. 11/27/06 PLANNING COMMISSION: THE COMMISSIONERS DID NOT FIND IN FAVOR OF THE REQUESTED WAIVER. c. A waiver from the 25' greenspace requirement along the right-of-way of Gregg K:IReports12006IPC Reports111-27-061LSD 06-2278 (The Shoppes at Shiloh).doc November 13, 2007 Planning Commission ADM 07-2819 the Shoppes at Shiloh Agenda Item 3 Page 8 of 14 Avenue and Shiloh Drive. Sta f is supportive of a partial greenspace reduction along Gregg Avenue, finding that the existing AHTD right-of-way is greater than that which is required by the City's Master Street Plan and therefore a unique hardship on this property exists. Staff is supportive of a proposal that provides a minimum of 25' of greenspace adjacent to the Master Street Plan right-of-way, which is less than what is required by ordinance. 10/12/06: THE SUBDIVISION COMMITTEE WAS SUPPORTIVE OF A GREENSPAGE WAIVER, FINDING THAT THE ADDITIONAL RIGHT-OF-WAY, WHICH IS ABOVE WHAT IS REQUIRED BY THE MASTER STREET PLAN, WAS A VALID HARDSHIP PLACED UPON THE PROPERTY. ADDITIONALLY, THE APPLICANTS WERE PROVIDING LARGE AREAS OF GREENSPACE ALONG THE RIGHT-OF-WAY IN OTHER LOCATIONS. 11/16/06 SUBDIVISION COMMITTEE: THE COMMISSIONERS FOUND IN FAVOR OF THE REQUESTED WAIVER. 11/27/06 PLANNING COMMISSION: THE COMMISSIONERS FOUND IN FAVOR OF THE REQUESTED WAIVER. 4. The curb -cut onto Shiloh Drive shall only be permitted if turning movements are restricted specifically right in and right out only. Allowing east bound traffic on Shiloh Dr. to turn north into the development would certainly create a dangerous traffic condition, in staff's opinion. 5. Right-of-way dedication in the amount of 45' from centerline along Shiloh Drive and 45' from centerline along Gregg Avenue by warranty deed is required prior to issuance of a building permit. 6. Street lights are required to be installed every 300' along the property's frontage prior to the issuance of a Certificate of Occupancy. The applicant shall show the location of all existing and proposed street lights along Gregg Avenue and Shiloh Drive in the vicinity. 7. A combination permanent multi -use trail easement and tree preservation easement shall be provided for the entire eastern part of the development from the floodway line east to the property line as shown. Along with tree preservation language, the following language for the multi -use trail easement shall be included on the plat: a. A permanent multi -use trail easement is granted to construct, maintain, repair and/or replace a multi -use trail together with trail appurtenances including lighting for public access thereto, on, over, across, and through the described land as shown on this plat. 8. Sidewalks shall be continuous through the driveways and shall be located at an elevation 2% above the top of the curb. 9. All existing driveway aprons shall be removed and the curb through the driveways shall be replaced. 10. All proposed signs shall be permitted separately from the large scale development K:IReports12006IPC Repor/st11-27-06ILSD 06-2278 (The Shoppes at Shi/oh).doc November 13, 2007 Planning Commission ADM 07-2819 the Shoppes at Shiloh Agenda Item 3 Page 9 of 14 proposal by a Sign Permit application and Certificate of Zoning Compliance. Tree Preservation Conditions: 11. Please contact the Urban Forester before any curb cuts are made onto Gregg Street so opportunity is given for the relocation of the street trees in the right of way. 12. A Tree Preservation Area and Multi -Use Trail Easement will be dedicated for the entire floodway on this site. This will remove all developmental rights from the site to ensure tree preservation but also allow for the continuation of the Scull Creek Trail as identified on the City of Fayetteville Alternative Transportation and Trail Plan. 13. Mitigation will be required on the site in the amount of 25 (2) inch caliper large species trees. The applicant is requesting on-site mitigation. Mitigation trees can not be located within utility easements. If all trees can not be located on the site, money in lieu will be required before issuance of a building permit. 14. Before issuance of a final certificate of occupancy, a bond, letter of credit, or check in the amount of $250 per on-site tree shall be deposited with the City of Fayetteville for a 3 year period. Standard Conditions of Approval: 15. 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). 16. 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. 17. Any required trash enclosure shall be screened with access not visible from the street. The trash enclosures shall be constructed with materials that are complimentary to and compatible with the proposed building. A detail of the proposed screening shall be submitted and approved by the Planning Division prior to issuance of the building permit. Any additional dumpsters located on site shall be screened from the right-of-way. 18. All mechanical/utility equipment (roof and ground mounted) shall be screened using materials that are compatible with and incorporated into the structure. A note shall be clearly placed on the plat and all construction documents indicating this requirement. 19. All exterior lights shall be reviewed at the time of building permit submission for compliance with the Outdoor Lighting Ordinance. 20. All existing utilities below 12kv shall be relocated underground. All proposed utilities shall be located underground. K: IReports120061PC Reporrs111-27-061 LSD 06-2278 (The Shoppes at Shiloh).doc November 13, 2007 Planning Commission. ADM 07-2819 the Shoppes at Shiloh Agenda Item 3 Page 10 of 14 21. Large scale development shall be valid for one calendar year. 22. Prior to building permit, a cost estimate for all required landscaping is to be submitted to the Landscape Administrator for review. Once approval is gained, a guarantee is to be issued (bond/letter of credit/cash) for 150% of the cost of the materials and installation of the plants. This guarantee will be held until the improvements are installed and inspected, at the time of Certificate of Occupancy. 23. Prior to the issuance of a building permit the following is required: a. Grading and drainage permits b. An on-site inspection by the Landscape Administrator of all tree protection measures prior to any land disturbance. c. Separate easement plat for this project that shall include the tree preservation area and all utility easements. d. Project Disk with all final revisions e. One copy of final construction drawings showing landscape plans including tree preservation measures submitted to the Landscape Administrator. 24. Completion of all required improvements or the placement of a surety with the City (letter of credit, bond, escrow) as required by Section 158.01 "Guarantees in Lieu of Installed Improvements" to guarantee all incomplete improvements. Further, all improvements necessary to serve the site and protect public safety must be completed, not just guaranteed, prior to the issuance of a Certificate of Occupancy. Additional Conditions: a. b. Planning Commission Action: Motion: Anthes Second: Myers Vote: 7-0-0 Meeting Date: November 27, 2006 Approved ❑ Denied ❑ Tabled The "Conditions of Approval" listed in the report above are accepted in total without exception by the entity requesting approval of this development item. Signature Date KkReporIs120061PC Reports111-27-061LSD 06-2278 (The Shoppes at Shiloh).doc November 13, 2007 Planning Commission ADM 07-2819 the Shoppes at Shiloh Agenda Item 3 Page 11 of 14 LSD06-2278 Close Up View THE SHOPPES AT SHILOH Overview Legend nuu000o Overlay District — FL000WAY — 500 YEAR ID — 100 YEAR --- LIMIT OF STUDY — — - Baseline Profile O Fayetteville lJ Outside City gla 15006-2278 vector.GDB.Footpnnt 2004 MS Hillside-Wlltop Overlay Distnct 0 75 150 300 450 600 Feet November 13, 2007 Planning Commission DM 07-2819 the Shoppes at Shiloh Agenda Item 3 Pa.e 12 of 14 Qt f C-2 x>: Gi Cct F- a`o PRISE O$__ R -O R5 -12F.4 asp, RSFd G2 1 RMRMF-2F-26 RA B C 2" Overview 1 K l Ii 1 --- 1 MEAD MEADiEiMEADE j < <!- _ 1BOWERS! -PR _. _....__/. -�-o. __ _ _ 0. Sss T ST d3sS (i wI , R —1191, Sl NI 'I Legend Subject Property CM LSD06-2278 Boundary *"" Planning Area (POOOO .> Overlay District Outside City 0 0.25 0.5 Legend En Hillside -Hilltop Overlay District 1 M November 13, 2007 Planning Commission iKa:11407-2819 the Shoppes at Shilon AGO Agenda Item 3 baa 13 f14 November 13, 2007 Planning Commission ADM 07-2819 the Shoppes at Shiloh Agenda Item 3 Page 14 of 14