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HomeMy WebLinkAbout2009-06-08 - Agendas - Final lile a e ev ARKANSAS 113 W.Mountain St. Fayetteville,AR 72701 Telephone:(479)575-8267 AGENDA FOR A MEETING OF THE PLANNING COMMISSION Tuesday,June 8,2009,5:30 p.m. Room 219,City Administration Building ORDER OF PLANNING COMMISSION MEETING A. Introduction of agenda item—Chair B. Presentation of Staff Report C. Presentation of request—Applicant D. Public Comment E. Questions&Answer with Commission F. Action of Planning Commission(Discussion&Vote) NOTE TO MEMBERS OF THE AUDIENCE 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. 2009 Planning Commissioners Sean Trumbo Matthew Cabe James Graves Porter Winston Andy Lack Christine Myres Jeremy Kennedy Jim Zant Craig Honchell a ee;i ARKANSAS TENTATIVE AGENDA THE CITY OF FAYETTEVILLE, ARKANSAS 113 W.Mountain St. Fayetteville,AR 72701 Telep6ne:(479)575-8267 AGENDA FOR A MEETING OF THE PLANNING COMMISSION MONDAY,JUNE 8,2009,5:30 p.m. Room 219,City Administration Building The following items will be considered: Consent Agenda: 1. Approval of the minutes from the Tuesday, May 26, 2009 meeting. 2. ADM 09-3330: (VILLAGE AT SHILOH LSD 2nd EXTENSION): Submitted by Crafton Tull Sparks, Inc. for property located on the west side of Shiloh Road, 1.2 miles south of Wedington Drive. The request is for a second one year extension of the approval of the Village at Shiloh LSD 07-2594. Planner: Andrew Garner 3. ADM 09-3329: (CHAMPIONS CLUB CONDOS PZD 2nd EXTENSION): Submitted by Crafton Tull Sparks, Inc. for property located at the southwest corner of 151" Street and Razorback Road. The request is for a second one year extension of the approval of the Champions Club Condos R-PZD 07-2551. Planner: Andrew Garner 4. ADM 09-3331: (PREMIER PLAZA EXTENSION): Submitted by H2 ENGINEERING, INC for property located at the northwest corner of MARTIN LUTHER KING JR, BOULEVARD. The request is for a one-year extension of the approval of Premier Plaza, LSD 07-2880. Planner: Dara Sanders New Business: 5. ADM 09-3328: (DEPOT PARKING CUP MODIFICATION): Submitted by Greg House for property located at the northwest corner of Dickson Street and West Avenue. The request is to modify the Conditional Use Permit approval to allow for additional time for the installation of the required landscaping. Planner: Andrew Garner 6. PPL 09-3289: (TWIN CREEKS VILLAGE PH. lI, 172): Submitted by MCCLELLAND CONSULTING ENGINEERS for property located at SW OF THE INTERSECTION OF E VAN ASCHE DRIVE AND N STEELE BOULEVARD. The property is zoned C-1, NEIGHBORHOOD COMMERCIAL and contains approximately 5.69 acres. The request is for a commercial subdivision with 6 lots. Planner: Jesse Fulcher 7. CUP 09-3294: (OGDEN FAMILY TRUST / SELF STORAGE, 638): Submitted by NATHAN OGDEN PICK-IT CONSTRUCTION for property located at 2300 & 2340 S. RAZORBACK ROAD. The property is zoned C-2, THOROUGHFARE COMMERCIAL and contains approximately 10.19 acres. The request is for a self storage development on the subject property. Planner: Dara Sanders 8. CUP 09-3293: (ROLL-OFF / CATO SPRINGS ROAD, 599): Submitted by TOM ROLL OFF INDUSTRIES / SMITH for property located at 1348 W. CATO SPRINGS ROAD. The property is zoned I-1, HEAVY COMMERCIAL/LIGHT INDUST and contains approximately 0.00 acres. The request is to operate a metal recycling business on the subject property. Planner: Andrew Garner 9. CUP 09-3295: (ZAREMBA-CULVER / 317 HUNTSVILLE, 524): Submitted by KARYN ZAREMBA-CULVER for property located at 317 HUNTSVILLE ROAD. The property is zoned NC, NEIGHBORHOOD CONSERVATION and contains approximately 1.26 acres. The request is to operate a plant nursery on the subject property. Planner: Andrew Garner 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. Tay�eV Meeting of June 8, 2009 S THE CITY OF FAYETTEVILLE, ARKANSAS 125 W. Mountain St. Fayetteville,AR 72701 PLANNING DIVISION CORRESPONDENCE Telephone:(479)575-8267 TO: Fayetteville Planning Commission FROM: Andrew Garner, Senior Planner THRU: Jeremy Pate, Development Services Director DATE: June 3, 2009 ADM 09-3330: (VILLAGE AT SHILOH LSD 2 a EXTENSION): Submitted by Crafton Tull Sparks, Inc. for property located on the west side of Shiloh Road, 1.2 miles south of Wedington Drive. The request is for a second one year extension of the approval of the Village at Shiloh LSD 07-2594. Planner:Andrew Gamer BACKGROUND Property Description and History: The subject property contains 18.09 acres zoned RMS-24 and is located on the west side of Shiloh Road approximately 1.2 miles south of Wedington Drive.On June 11,2007 the Planning Commission approved LSD 07-2594 for a 198 unit multi-family development. On June 9,2008 the Planning.Commission approved ADM 08-3014(Village at Shiloh)to extend the LSD approval for one additional year,to expire on June 11, 2009. Proposal: The Village at Shiloh LSD will expire on June 11,2009 if all permits for construction of the proj ect have not been obtained.The applicant requests to extend the approval of the LSD for one additional year,to expire on June 11,20 10.The Planning Division received the applicant's extension request on May 7, 2009,prior to the end of the extension period. Should this extension be granted, all permits for construction of the project are required to be obtained before the extended deadline.If the permits are not obtained prior to June 11,2010,all of the approved plans for the project shall be rendered null and void. RECOMMENDATION Planning Staff recommends approval of ADM 09-3330,the second requested extension for LSD 07- 2594 (Village at Shiloh), with the following conditions: 1. The applicant shall be allowed until June 11,2010 to receive all permits for construction of the Village at Shiloh project. If the permits have not been obtained by this time,the Large Scale Development approval shall be revoked. 2. All other conditions of approval for the project shall remain applicable. K:IReportsl2009VPCReportsII4-June8WDM09-3330(Vi11age@ShilohLSDF.xtnsn).doc June 8,2009 - Planning Commission ADM 09-3330 Village at Shiloh Ext Agenda Item 2 Page 1 of 14 PLANNING COMMISSION ACTION: yes Required Motion: _Approved Denied Second: Vote: Date: June 8, 2009 Comments: DISCUSSION The City of Fayetteville Unified Development Code(UDC)Section 166.20(B)(4)gives the Planning Commission authority to extend approval of an allowed extension period by up to one additional year. Extensions beyond three(3 ) years from the original date of approval shall not be permitted, therefore the requested extension is the last extension that may be granted for this project. In order to extend this approval,the applicant must: (1)request the extension prior to the end of the extension period,and(2)show good cause why the tasks could not reasonably be completed within the normal one year time limit and the permitted extension period.If the second extension is granted, it is within this time that all permits to complete construction of the project must be obtained. (1) The applicant submitted the extension request to the Planning Division on May 7,2009,prior to the expiration of the allowed extension, ending on June 11, 2009. (2) The applicant has discussed that several buildings have been developed and infrastructure constructed for the development,but that multi-family projects of this size typically require more time to build out and this has been exacerbated by the low demand for for-sale housing. KlReportsl20091PC Reports V 4-June 8WDM 09-3330(J1i11age@Shi1ohLSD&Msn).doc - June 8,2009 Planning Commission ADM 09-3330 Village at Shiloh Ext Agenda Item 2 Page 2 of 14 � ."' Rw --a"t+'�'3 z x £� !''✓ kt_ ,.� s `'c s C.�'""4'.. .m. - t ..y z �� Y Q442 Crafton Tull Sparks May 7, 2009 architecture I engineering Birmingham Conway Lithe Rock Andrew Garner Oklahoma City Rogers City of Fayetteville, Planning Department Russellville 113 W. Mountain Tulsa Fayetteville, AR 72701 Wichita 4 RE: The Village at Shiloh Road CTSA Job No. 071024-00 Dear Andrew: Triton Homes has requested that I petition the Fayetteville Planning Commission for a 1 year extension of the approval of their Large Scale Development for the Village at Shiloh Road. Based on our records, our project was approved on June 11, 2007 and since that time a one-year extension had been granted. We appreciate the City making the decision to allow a second 1-year extension to be requested by projects such as this in light of the current economic times. Little has changed since our last extension with the exception of a slight loosening of credit markets. Since that time infrastructure construction has been completed and a few more buildings have been erected as the sales interest has allowed. Multi-family projects of this size and with multiple structures typically require more time to build out and this has been exacerbated by the low demand for for-sale housing. By making use of the additional extension allowed under your newly revised code, the developer may be able to keep positive momentum on the project. If there are questions that I can answer during the consideration of this request, please let me know. Otherwise, 1 looking forward to the hearing date once you have an opportunity to establish it. Sincerely, Crafton Tull Sparks Steven Beam, P.E. Vice-President June 8,2009 Planning Commission ADM 09-3330 Village at Shiloh Ext Agenda Item 2 Page 3 of 14 Ta7TT L re V 111,*11 e PC Meeting of June 9, 2008 ARKANSAS THE CITY OF FAYETTEVILLE, ARKANSAS 125 W. Mountain St. Fayetteville,AR 72701 PLANNING DIVISION CORRESPONDENCE Telephone:(479)575-8267 TO: Fayetteville Planning Commission FROM: Andrew Garner, Senior Planner THRU: Jeremy Pate, Director of Current Planning DATE: June 2, 2008 ADM 08-3014: (VILLAGE AT SHILOH, 441): Submitted by Crafton Tull Sparks for property located 1.2 miles S of Wedington on Shiloh Drive. The request is for a one year extension of the approval for the Large Scale Development, LSD 07-2594. Planner: Andrew Garner BACKGROUND Property Description: The subject property contains 18.09 acres and is located on the west side of Shiloh Drive, approximately 1.2 miles south of Wedington Drive. The property is currently undeveloped land with the western portion of the site in the Hillside/Hilltop Overlay District. Background: The original Large Scale Development was approved by the Planning Commission on June 11, 2007 for the construction of 198 townhomes with a maximum of 16 units connected together in one pod, and a front-loaded, two-car attached garage for each unit within the RMF-24 zoning district. Since the approval date,the applicant has installed a majority of the infrastructure,with exception of the internal private drives, and obtained building permits for 3 buildings, a total of 32 townhomes. The reason that the complete construction of the project has been delayed is due to the large size of the project. The applicant intends to complete the project within the year. Proposal: The applicant requests to extend the approval of the Large Scale Development for one year, to expire on June 11, 2009. The Planning Department received the applicant's extension request on May 19,2008,within the required one year time limit. Should this extension be granted, all permits necessary for construction are required to be issued before the one-year extended deadline. If the permits are not issued prior to June 11, 2009, all of the approved plans for the project shall be rendered null and void. RECOMMENDATION Staff recommends approval of ADM 08-3014,the requested extension to the LSD 07-2594(Village at Shiloh), with the following conditions: K.IReporW20081PC Reportslll-June 9lADM 08-3014(Village at Shiloh).doc _. June 8,2009 _ Planning Commission ADM 09-3330 Village at Shiloh Ext Agenda Item 2 Page 4 of 14 1. The applicant shall be allowed until June 11, 2009 to receive all permits and approvals required to complete 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. 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 May 19,2008, prior to the one year time limit ending June 11, 2008. (2) The applicant has stated that construction of the project has been delayed due to the size of the development but that they plan to have the project completed within the year, as a majority of the infrastructure has been installed with exception of the internal private drives. PLANNING COMMISSION ACTION: ❑ Approved ❑ Denied ❑ Tabled Motion: Second: Vote: Meetine Date June 9, 2008 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.IReports120081PCReportt111-June 9UDM08-3014(Hage at Shiloh).doc June 8,2009 Planning Commission ADM 09-3330 Village at Shiloh Ext Agenda Item 2 Page 5 of 14 CHAPTER 166: DEVELOPMENT be completed within the normal one (1) 166.20 Expiration Of Approved Plans year limit. And Permits Expiration. If the required task(s)are not (A) Applicability. The provisions of this completed within one (1) year from the section apply to all of the following plans date of approval or during an allowed and permits: extension period, all of the above- -enumerated plans and permits shall be (1) Preliminary plats; rendered null and void. (2) Planned zoning district developments; (3) Conditional uses; (C) Three-year time limit. (4) Large-scale developments; (5) Lot splits; (1) Tasks to be complete. All of the above- (6) Physical alteration of land permits; enumerated plans and permits are also (7) Storm water,drainage,and erosion control conditioned upon the applicant completing permits; (8) Tree preservation plans; the project and receiving final inspection (9) Sign permits;and, approval and/or a final Certificate of (10) Floodplain development permits. Occupancy permit within three (3) years from the date of issuance of a Building (B) One-year time limit. Permit. (1) Tasks to he completed All of the above- (2) Extensions. Prior to the expiration of the enumerated plans and permits are three(3)year time limit,an applicant may conditioned upon the applicant request the Planning Commission to accomplishing the following tasks within extend the three (3) year period to one(1)year from the date of approval: complete the project by up to two (2) additional years. The applicant has the (a) For any renovation or new burden to show good cause why the construction, receive a building project could not reasonably be completed permit; and/or, within the three(3)year time limit. (b) For a lot split, record a deed or survey at the Washington County (3) Expiration. If the applicant fails to meet Circuit Clerk's Office, the requirements of subsection (C)(1) stamped for recordation by the City within three (3) years from the date of Planning Division; and/or, issuance of a Building Permit or during an (c) Receive a Certificate of Zoning allowed extension period,all of the above- Compliance; and/or, enumerated plans and permits shall be (d) Receive all permits and approvals rendered null and void. required by City, State, and Federal regulations to start construction of the development or project. (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,IReporls12008tPC Reportalll-June 914DM 08-3014(Tillage at Shiloh).doc June 8,2009 Planning Commission ADM 09-3330 Village at Shiloh Ext Agenda Item 2 Page 6 of 14 Jan Gambill-PEERLESS 09051716490.yPnFLL Page 1w aM,y� ]Awgt d79ai�7.6224r r^k�' , 1r ilullk�,@,oto, Craffon Tull Sparks May 19,2008 Andrew Gamer _.�•c;, City of Fayetteville, Planning Department 113 W.Mountain - Fayetteville,AR 72701 RE: The Village at Shiloh Road CTSA Job No.071024-00 Dear Mr.Gamer: Triton'Homes has requested that I petition the. Fayetteville Planning Commission fora 1 year extension of the approval of their Large Scale Development for the Village at Shiloh Road, -Based on our records, our project was approved on June 11, 2007. Since that timeinfrastructure construction has been completed with the exception of private drives and several of the buildings have been erected with some of the units having received Certificates of Occupancy. _ Multi-family projects of this size and with multiple structures typically require more than I year to have building permits secured on all of the buildings because those permits are typically requested as each building comes into the construction schedule. Construction is progressing on schedule and sales for these homes have been trending at a comfortable rate. The owner anticipates that each building permit will be secured within the granted 1 year extension, if theplanningcommission sees.fit to grant that extension.. If there are questions that I can answer during. the consideration of this request, please let me _ know. Otherwise, I looking forwardto the hearing date once you have an opportunity to establish it. Sincerely, Crai/Sparks Steven Beam,P.E. Vice-President,Residential Development June 8,2009 Planning Commission ADM 09-3330 Village at Shiloh Ext Agenda Item 2 Page 7 of 14 ot`_161 t r4 Art_ 45t�Nn[0 61v1; G 1=` PR*wt'y� shown on the FATT plan within the state right-of-way. Recommendation: Finding the proposed project complies with the Fayetteville Unified Development Code, staff recommends approval of LSD 07-2594 with the following conditions of approval: Conditions of Approval: 1. As discussed in the email from the Solid Waste Division attached to this report, this development must have provisions for commercial trash service through dumpster or compactor service and should be identified on the site plan. Single family carts are not allowed. The location of the dumpsters shall be approved by the Solid Waste and Planning Divisions prior to building permit. 2. Prior to building permit a lot split to create a legal lot of record for the 4.8-acre park land lot shall be submitted, approved, and recorded. Parks Conditions: 3. 4.8 acres of park land with a public access easement to the park land shall be deeded to the City prior to issuance of building permit. Additionally, the developer shall build a 12' wide trail along Shiloh Dr. as shown on the FATT plan within the State right-of-way as part of the development. 4. Coordinate grading on park land with Park Staff. Any disturbed areas on park land will need to be seeded prior to issuance of building permit. 5. A deed for the 4-8 acres of dedicated park land must be submitted to the city's land agents for their review. Once the deed is approved by the land agents, the deed must be filed with Washington County then submitted to Parks and Recreation. Deed must be submitted to Parks prior to issuance of building permit. 6. Coordinate with Park Staff to pick up park boundary signs, posts and hardware. Boundary signs must be placed prior to issuance of building permits. Tree Preservation and Landscape Conditions: 7. Mitigation is required in the amount of 64 (2) inch caliper large species trees. These trees will be located on-site. As they do all fit on-site, staff is not in support of the on-site planting incentive. These new trees will be a great addition to Fayetteville's urban forest and the new housing area- 8. A bond/letter of credit/ check for $16,000 if due before the final certificate of occupancy will be granted. This money is held for 3 years to ensure that the trees will be maintained. After the 3 year period, the Urban Forester will inspect the site. Finding 90% of the trees healthy, June 8,2009 K:IReports120071PC Reports106-11-071LSD 07-2594(Village at Shiloh).doc Planning Commission ADM 09-3330 Village at Shiloh Ext Agenda Item 2 Page 8 of 14 the amount is released. This can be combined with the amount due for the street trees required under Chapter 177 if chosen. 9. Please include the Tree Preservation and Recreational Area on the Easement Plat for the Urban Forester to sign., This will use the longer signature block which can be acquired from staff if needed. 10. Determine and include the tracking method for the installation of the mitigation trees. Staff would like these planted and bonded at the earliest convenience if they are not found in the way of development. Otherwise they should be linked to the certificate of occupancy of the lot nearest. 11. At the time of construction drawings the landscape plan must be stamped and signed by a licensed landscape architect. 12. Under the new Landscape Regulations Chapter 177, street trees must be bonded for a 3-year period- This bond is for the maintenance of the trees. This amount must be deposited with the City before signature of Final Plat, Shiloh Trail Conditions: 13. The developer has agreed to construct a 12' asphalt multi-use trail along the east property line for Shiloh Trail as identified on the Fayetteville Alternative Transportation and Trails Master Plan. The proposed trail will eventually follow along the west side of I-540 from north to south Fayetteville. 14_ Show Shiloh Trail connecting to the existing 6' sidewalk to the south with the additional 6' extending out to the east at the point where the sidewalk meets the trail. Do not taper the trail to the 6' sidewalk, continue the 12' width to the 6' sidewalk so in the future an additional 6' can be added along the east side of the sidewalk and connect to the 12' trail. 15. Shiloh trail is to be constructed by the developer and shall comply with the ADA and City of Fayetteville standards. 16. A 12' wide 3" raised crosswalk constructed of red colored concrete with 2' wide white thermoplastic stripe on each side is requested at the intersection of Shiloh Trail and the two entry roads (Road B & Road E), Planning Commission added this condition per memo from Trails Coordinator. (06111107) Standard Conditions of Approval: 17. All mechanical and utility equipment on the wall and/or on the ground shall be screened. All roof mounted utilities and mechanical equipment shall be screened by incorporating screening to the structure utilizing materials compatible with the supporting building. June 8,2009 Planning Commission K.IReporrs120071PC Reports106-11-07ESD 07-2594(Village at Shlloh).doc ADM 09-3330 Village at Shiloh Ext Agenda Item 2 Page 9 of 14 Smaller ground-mounted equipment may be screened with tall grasses or shrubs. A note shall be added to all construction documents indicating as such. 18. Trash enclosures 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. 19. All freestanding and wall signs shall comply with ordinance specifications for location, size, type, number, etc. Signs are not allowed to be placed in utility easements. 20. All exterior lighting is required to comply with the City's lighting ordinance (single and two- family exterior lighting is exempt from the lighting ordinance). A lighting plan and cut-sheets of the proposed exterior light fixtures shall be required to be approved by Planning Staff prior to building permit. 21. 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). 22. Provide a CD containing the proposed Large Scale Development drawings in AutoCad or similar digital format. 23. 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. 24. All existing utilities below 12kv shall be relocated underground. All proposed utilities shall be located underground. 25. Large scale development shall be valid for one calendar year. 26. 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. b. Separate easement plat for this project that shall include the tree preservation area and all utility easements. C. Project Disk with all final revisions d- One copy of final construction drawings showing landscape plans including tree preservation measures submitted to the Landscape Administrator. e. Completion of all required improvements or the placement of a surety June 8,2009 Planning Commission K lReporfsl2007lPC Reporn106-11-071LSD 07-2594(Village at Shiloh).doc ADM 09-3330 Village at Shiloh Ext Agenda Item 2 Page 10 of 14 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: 27 28 Planning Commission Action: X Approval ❑ Denied ❑ Tabled Motion: Graves Second: Lack Vote: 6-0-0 Meeting Date: June 11,2007 Comments: Approved with staffs recommendations and conditions as included in the above staff roort 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 June 8,2009 Planning Commission K.;(Reportsl20071PCReportsl06-11-07V.SD 07-2594(Village at Shiloh).doc ADM 09-3330 Village at Shiloh Ext Agenda Item 2 Page 11 of 14 ADM09-3330 VILLAGE AT SHILOH Close Up View j �4h � 1Ti4 ��''.y}e'r� z'•- ��3x"�sn'`+v�k'§Y�w`c`„',a;>a'�" >Y"•..`3s '. SUBJECT PROPERTY `�3'".�xta+,hsn'"laa Eo aU D` 4 Q ' h ' mg, Overview Le...d Q�0.2-h cc ZA.1%GFlmvEM mpW,n-(N14F0laWipFI [pvn) — 2M7F t%Lharce Mlplam Q00-yi FlrcJpvn) u Md9na'Mey 01sbl[1 O Fayetteville llll.----pun���1nmeaaa 0 125 250 500 750 1000 JUn009 Feet Pia Ing Commission A15M 09-3330 Village at Shiloh Ext en a RUM Page 12 of 14 ADM09-3330 VILLAGE AT SHILOH One Mile View R 'a M EJECT PROPER fill 6ti a M RSF4 Overview Legend Subject Property 11 1 ADM09-3330 Boundary 0 0.25 0.5 1 June 8,2009 MInning Commission ADM 09-3330 Villa at Shiloh t Agenda Item 2 Page 13 of 14 June 8,2009 Planning Commission ADM 09-3330 Village at Shiloh Ext Agenda Item 2 Page 14 of 14 Taye I PC Meeting of June 8, 2009 ARK.NSAS THE CITY OF FAYETTEVILLE, ARKANSAS 125 W. Mountain St Fayetteville,AR 72701 PLANNING DIVISION CORRESPONDENCE Telephone:(479)575-8267 TO: Fayetteville Planning Commission FROM: Andrew Garner, Senior Planner THRU: Jeremy Pate, Development Services Director DATE: June 3, 2009 ADM 09-3329: (CHAMPIONS CLUB CONDOS PZD 2"d EXTENSION): Submitted by Crafton Tull Sparks,Inc.for property located at the southwest corner of 15d'Street and Razorback Road.The request is for a second one year extension of the approval of the Champions Club Condos R-PZD 07- 2551. Planner:Andrew Gamer BACKGROUND Property Description and History: The subject property contains 4.42 acres zoned R-PZD 07-2551 (Champions Club Condos)and is located at the southwest corner of 15d'Street and Razorback Road. On July 3,2007 the Planning Commission approved R-PZD 07-2551 for a four-story condominium building with 143 residential units. On June 23,2008 the Planning Commission approved ADM 08- 3032 (Champions Club Condos) to extend the PZD approval for one additional year,to expire on July 3, 2009. Proposal: The Champtions Club Condos PZD will expire on July 3, 2009 if all permits for construction of the project have not been obtained.The applicant requests to extend the approval of the PZD for one additional year, to expire on July 3, 2010. The Planning Division received the applicant's extension request on May 7, 2009,prior to the end of the extension period. Should this extension be granted,all permits for construction of the project are required to be obtained before the extended deadline.If the permits are not obtained prior to July 3,2010,all of the approved plans for the project shall be rendered null and void. RECOMMENDATION Planning Staff recommends approval of ADM 09-3329,the second requested extension for R-PZD 07-2551 (Champions Club Condos), with the following conditions: 1. The applicant shall be allowed until July 3,2010 to receive all permits for construction of the Champions Club Condos project. If the permits have not been obtained by this time, the Planned Zoning District approval shall be revoked. 2. All other conditions of approval for the project shall remain applicable. K.Weports120091PC Reports114-lune 81ADM 09-3329(ChampionsClubCondosPZD&tnsn).doc June 8,2009 Planning Commission ADM 09-3329 Champions Club Ext Agenda Item 3 Page 1 of 18 PLANNING COMMISSION ACTION: yes Required Motion: _Approved Denied Second: Vote: Date: June 8,2009 Comments: DISCUSSION The City of Fayetteville Unified Development Code(UDC)Section 166.20(B)(4)gives the Planning Commission authority to extend approval of an allowed extension period by up to one additional year. Extensions beyond three (3 ) years from the original date of approval shall not be permitted, therefore the requested extension is the last extension that may be granted for this project. In order to extend this approval,the applicant must: (1)request the extension prior to the end of the extension period,and(2)show good cause why the tasks could not reasonably be completed within the normal one year time limit and the permitted extension period.If the second extension is granted, it is within this time that all permits to complete construction of the project must be obtained. (1) The applicant submitted the extension request to the Planning Division on May 7,2009,prior to the expiration of the allowed extension, ending on July 3,2009. (2) The applicant has stated financial uncertainties have delayed the commencment of this project. K.Teports12009TC ReporuI14-June 8W DM 09-3329(ChampionsClubCondosPZDFxtnsn).doc June 8,2009 Planning Commission ADM 09-3329 Champions Club Ext. Agenda Item 3 Page 2 of 18 v. . .......... ... ... CO Crafton Tull Sparks May 7, 2009 architecture I engineering Birmingham Conway Little Back Mr. Andrew Garner OklAumnal Oily Rogers City of Fayetteville, Planning Department Russellville 113 W. Mountain Tulsa Fayetteville, AR 72701 Wichita J RE: Champions Club Condominiums PZD CTSA Job No. 061025-00 Dear Andrew: University Housing Group has requested that I petition the Fayetteville Planning Commission for a 1 year extension of the approval of their PZD for the Champions Club Condominiums. Based on our records, our project was approved on July 3, 2007 and in 2008 a 1-year extension was granted. We appreciate the City making the decision to allow a second 1-year extension to be requested by projects such as this in light of the current economic times. Little has changed since our last extension with the exception of a slight loosening of credit markets. Since poorly performing projects create a stigma in an area that can hinder sustained growth, we did not want to break ground without a high confidence that this project would succeed and enhance the Vibrant area surrounding Baum Stadium. This project meets the goals of Fayetteville's growth plans in its site layout and architectural design and we feel it will become an asset to this community and its neighborhood once completed. This extension of one year, if granted, will give University Housing Group the opportunity realize the improvements in the market conditions that will deliver this project to our community. If there are questions that I can answer during the consideration of this request, please let me know. Otherwise, I looking forward to the hearing date once you have an opportunity to establish it. Sincerely, Crafton Tull Sparks /tevenSBeam, P.E. Vice-President June 8,2009 Planning Commission ADM 09-3329 Champions Club Ext. Agenda Item 3 Page 3 of 18 i d f. PC Meeting of June 23, 2008 }7a ' ARKANSAS THE CITY OF FAYETTEVILLE, ARKANSAS 125 W. Mountain St Fayetteville,AR 72701 PLANNING DIVISION CORRESPONDENCE Telephone:(479)575-8267 TO: Fayetteville Planning Commission FROM: Dara Sanders, Current Planner THRU: Jeremy Pate, Director of Current Planning DATE: June 17, 2008 ADM 08-3032:(CHAMPION CLUB CONDOS PZD): Submitted by CRAFTON TULL SPARKS for property located THE SW CORNER OF RAZORBACK ROAD AND 15TH STREET. The property is zoned R-PZD 07-2551 and contains approximately 4.42 acres. The request is for a one year extension of the approved Residential Planned Zoning District, R-PZD 07-2551. Planner: Dara Sanders BACKGROUND Property Description: The subject property contains 4.42 acres located at the southwest corner of Razorback Road and 15d' Street, south of Baum Stadium and east of the University Village commercial development. Background:The original Residential Planned Zoning District and Large Scale Development request was approved by City Council on July 7, 2007 for the construction of a 4-story condominium building with 143 residential units with a density of 32.35 dwelling units per acre. The applicant has stated that construction of the project has been delayed due to a decrease in the local demand for condominiums. A one year extension is requested for the opportunity to monitor market conditions to ensure a successful project at this corner location. Proposal: The applicant requests to extend the approval of the Large Scale Development for one year,to expire on July 3,2009. The Planning Department received the applicant's extension request on June 10, 2008, within the required one year time limit. Should this extension be granted, all permits necessary for construction are required to be issued before the one-year extended deadline. If the permits are not issued prior to July 3, 2009, all of the approved plans for the project shall be rendered null and void. RECOMMENDATION Staff recommends approval of ADM 08-3032, the requested extension to the R-PZD 07-2551 (Champion's Club Condos), with the following conditions: K.IReportsl20081PC Reportsl]2-June 23UDM 08-3032(Champions Club Condos extention).doc June 8,2009 Planning Commission ADM 09-3329 Champions Club Ext. Agenda Item 3 Page 4 of 18 1. The applicant shall be allowed until July 3, 2009 to receive all permits and approvals required to complete 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 R-PZD 07-2551 shall remain applicable. 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 June 10,2008, prior to the one year time limit ending July 3, 2008. (2) The applicant has stated that construction of the project has been delayed due to a decrease in the local demand for condominiums.A one year extension is requested for the opportunity to monitor market conditions to ensure a successful project at this comer location. PLANNING COMMISSION ACTION: ❑Approved ❑ Denied ❑ Tabled Motion: Second: Vote: Meetine Date June 23.2008 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 is KlReports120081PC Reportrll2-June 231ADM08-3032(Champions Club Condos extention).doc June 8,2009 Planning Commission ADM 09-3329 Champions Club Ext Agenda Item 3 Page 5 of 18 .......... CHAPTER 166: DEVELOPMENT be completed within the normal one (1) 166.20 Expiration Of Approved Plans year limit. And Permits Expiration. If the required task(s)are not (A) Applicability, The provisions of this completed within one (1) year from the section apply to all of the following plans date of approval or during an allowed and permits: extension period, all of the above- enumerated plans and permits shall be (1) Preliminary plats; rendered null and void. (2) Planned zoning district developments; (3) Conditional uses; (C) Three-year time limit. (4) Large-scale developments; (5) Lot splits; (1) Tasks to be complete. All of the above- (6) Physical alteration of land permits; enumerated plans and permits are also (7) Storm water,drainage,and erosion control conditioned upon the applicant completing permits; the project and receiving final inspection (8) Tree preservation plans; (9) Sign permits;and, approval and/or a final Certificate of (10) Floodplain development permits. Occupancy permit within three (3) years from the date of issuance of a Building (B) One-year time limit. Permit. (1) Tasks to be completed. All of the above- (2) Extensions. Prior to the expiration of the enumerated plans and permits are three(3)year time limit,an applicant may conditioned upon the applicant request the Planning Commission t'o accomplishing the following tasks within extend the three (3) year period to one(1)year from the date of approval: complete the project by up to two (2) additional years. The applicant has the (a) For any renovation or new burden to show good cause why the construction, receive a building project could not reasonably be completed permit; and/or, within the three(3)year time limit. (b) For a lot split, record a deed or survey at the Washington County (3) Expiration. If the applicant fails to meet Circuit Clerk's Office, the requirements of subsection (C)(1) stamped for recordation by the City within three (3) years from the date of Planning Division; and/or, issuance of a Building Permit or during an (c) Receive a Certificate of Zoning allowed extension period,all of the above- Compliance; and/or, enumerated plans and permits shall be (d) Receive all permits and approvals rendered null and void. required by City, State, and Federal regulations to start construction of the development or project. (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.iReportsl2OO8tPCReportsl]2-June23WDM08-3032(Champions Club Condos extention).doc June 8,2009 Planning Commission ADM 09-3329 Champions Club Ext. Agenda Item 3 Page 6 of 18 4796313'4838 4;7 Crafton Tull Sparks June 9, 2008 architecture I engineering RECEIVED Birmingham Conway Line Rock Mr. Jeremy Pate JUN i Oklahoma City flegois City of Fayetteville, Planning Department flossefiville 113 W. Mountain PLANNING DIV. Tulsa Fayetteville, AR 72701 P Wichita RE: Champions Club Condominiums PZD CTSA Job No. 061025-00 Dear Jeremy: University Housing Group has requested that I petition the Fayetteville Planning Commission for a 1 year extension of the approval of their PZD for the Champions Club Condominiums. Based on our records, our project was approved on July 3, 2007. Since that time, numerous changes have taken place in the local condominium market and the national economy that have prevented this project from becoming a valuable asset to the Community. Poorly performing projects create a stigma in an area that can hinder sustained growth. We did not want to break ground without a high confidence that this project would succeed and enhance the vibrant area surrounding Baum Stadium. This project meets the goals of Fayetteville's growth plans in its site layout and architectural design, and we feel it will become an asset to this community and its neighborhood once completed. This extension of one year, if granted, will give University Housing Group the opportunity to realize the improvements in market conditions that will deliver this project to our community. If there are questions that I can answer during the consideration of this request, please let me know. Otherwise, I look forward to the hearing date once you have an opportunity to establish it. Sincerely, Crafton Tull Sparks Steven Beam, P.E. Vice-President, Residential Development June 8,2009 Planning Commission ADM 09-3329 Champions Club Ext. Agenda Item 3 Page 7 of 18 I I Planning Commission Meeting X it LILA,? V I11 ARKANSAS May 29, 2007 THE CITY OF FAYETTEVILLE, ARKANSAS 125 W. Mountain St- Fayetteville,AR 72701 PLANNING DIVISION CORRESPONDENCE Telephone:(479)575-8267 TO: Planning Commission Members FROM: Andrew Garner, Senior Planner Matt Casey, Assistant City Engineer THRU: Jeremy Pate, Director of Current Planning DATE: May 23, 2007 Updated May 31, 2007 R-PZD 07-2551: Planned Zoning District (CHAMPION'S CLUB CONDOS, 599): Submitted by CRAFTON, TULL & ASSOCIATES for property located at SW CORNER OF RAZORBACK RD. AND 15TH STREET, E OF THE CROWNE APTS. The property is zoned 1-1, HEAVY COMMERCIAL/ LIGHT INDUSTRIAL, and contains approximately 4.42 acres. The request is for Master Development Plan rezoning, land use, and large scale development approval for a Residential Planned Zoning District 4-story condominium building with 143 residential units. Property Owner: Village Holdings, LIC Planner: Andrew Garner Findings: Property Description: The subjcctproperty contains 4.42 acres located South of 151i Street and West of Razorback Road. The site is zoned 1-1, and is generally flat, undeveloped, disturbed grassland with the Town Branch Creek along the western border of the site. Proposal: The applicant requests rezoning, land use, and large scale development approval for a residential project within a unique R-PZD zoning district on the subject property. All of the land would be under a common ownership, or property owner's association, and isnot proposed lo!be subdivided. The proposed zoning would allow for a maximum for 143 dwelling units (32 units/acre). The zoning would also allow a mix of commercial, office, and eating places as a conditional use. Background. An R-PZD 06-2107 (Champions Club Condo's) was forwarded by the Planning Commission to the City Council on October 23, 2006 for almost exactly the same project as currently proposed. The applicant never brought the item to City Council. Since that time the applicant has changed the request slightly to eliminate the hotel use, and also to apply for large scale development approval with the rezoning. The project booklet and the plats provided give the zoning criteria in detail. Please reference this K:lReportsl20071PCReportsiO.5-29-07IR-PZD 07-2551(ChalnpiomCtub Condos).doc June 8,2009 Planning Commission ADM 09-3329 Champions Club Ext. Agenda Item 3 Page 8 of 18 provided material for more information. These documents are binding to the zoning of the property. Phasing: The applicant proposes to develop Champions Club in two phases in accordance with the schedule listed below. Phase 1: Completion of the north half of the development and connection to Razorback Road to the south. All permits for this phase to be obtained within one year from the date of City Council approval, with the opportunity for a one year extension with Planning Commission approval. Phases 11: Southern portion of the building (south of the breeze-way) and its associated parking. All permits for this phase to be obtained within four years City Council approval, with the opportunity for a one year extension with Planning Commission approval. Surrounding Land Use/Zonin : Direction from Site Land Use 5RMF-24; North Baum Stadium (University of Arkansas Baseball stadium South Crown Apartments; Town Branch Creek East University of Arkansas property (baseball field and park) West Crown Apartments; University Village Commercial Cen Water&Sewer: Water and sewer lines would be required to serve the development_ Access: Access to the proposed development would be directly off of 15d' Street and Razorback Road along the.northern and eastern property lines, respectively. A parking lot and would be constructed interior to the property with a drive aisle connecting 15d' Street and Razorback Road. Connectivity The project proposes internal connectivity through the parking lot and out to the two main streets adjacent to the north and east. Cross-access to the west and south is not feasible given the existing Crown Apartments and,Town Branch Creek along the western and-southern property lines. Adjacent Master Street Plan Streets. Razorback Road (principal arterial); 15d' Street(collector) Street Improvements: Staff recommends that 15d' Street be improved to 18' from centerline with the development, and the existing culvert to be extended. Sidewalks will be required along both streets, with a 10' sidewalk on Razorback Road for an on-street trail connection and based on the proposed development pattern, and a 6' sidewalk on 151h Street. Parks: Money in lieu and credit in the amount of$14,311 for constructing a 10' sidewalk for a trail connection to Towne Branch Trail from 15d' Street to Town Creek Trail was approved by K..,Weportsl2007l PC ReportAO5-29-07R-PZD 07-2551(Champions Club Candos).doc June 8,2009 Planning Commission ADM 09-3329 Champions Club Ext. Agenda Item 3 Page 9 of 18 the Parks Advisory Board for this project. The credit will be for the additional 4' width to a 6' sidewalk at the rate of$40/square yard of concrete. Fees-in-lieu to meet the parkland dedication ordinance at the time of large scale development have been assessed incorporating the credited amount and are due in the amount of$41,888 prior to issuance of building permits. Tree Preservation: Existing Canopy: 12.6% Preserved Canopy: 5.71% Required Canopy: 12.6% Mitigation Required: Yes; 30 two-inch caliper trees planted on-site. Recommendation: Staff recommends forwarding R-PZD 07-2551 to the Planning Commission with a recommendation for approval with the following conditions of approval: Conditions of Approval: I. City Council determination of a waiver of Section 166.12 of the UDC to allow for a structure to encroach over a public utility easement. This development proposes for the building to span over the driveway entrance off of 15th Street. A 20' utility easement is located in this area of the site, and would be spanned by the structure. This easement is not proposed to be vacated. A 14.5' clearance is proposed to be provided over the easement. Staff recommends in favor of a waiver to allow for a structure over a public utility easement finding that it will not impact provision or maintenance of City water and sewer service within this easement with a 14.5' clearance as proposed The- structure spanning over this easement shall be required to be depicted on an easement plat signed by all utility companies prior to building permit. The Planninu Commission determined in favor ofthis condition on May 29 2007 The Subdivision Committee determined in favor ofthis condition on Mav 17 2007 ` The Plannine Commission determined in favor of this condition on October 23 2006 2. Planning Commission determination of street improvements. Staff recommends 15`h Street being improved to.,18' from centerline, curb, gutter,; storm drainage,;and the existing culvert to be extended. In addition, construction of a 10' sidewalk along Razorback Road for an on-street trail connection and a 6' sidewalk along 15`h Street shall be provided. Streetlights shall be provided in accordance with City code every 300' and at intersections. The Planning Commission determined in favor ofthis condition on May 29 2007 The Subdivision Committee determined in favor ofthis condition on May 17 2007 The Planning Commission determined in favor ofthis condition on October 23 2006 KAReporls120071PC Reports105-29-0718-PZD 07-2551(Champions Club Condos).doc June 8,2009 Planning Commission ADM 09-3329 Champions Club Ext Agenda Item 3 Page 10 of 18 - 3. Planning Commission determination waiver of Unified Development Code section 177.04(D)(2)(a) to allow for less than 15' of greenspace adjacent to the right-of-way. A. The applicant proposes less than 15' of greenspace adjacent to the right- of-way at the corner of 15d' Street and Razorback Road in front of the project's main entrance. Staff finds in favor of the waiver request for the 15 foot greenspace located at the corner of Razorback Road and 15th street as this is an important entry way for pedestrian use. Staff recommends that 4 (2) inch caliper trees be planted either using urban tree wells with structural soil or an equivalent design of above ground planters approved by the Urban Forester. The Planning Commission determined in favor ofthis condition on May 29 2007 The Subdivision Committee recommended in favor or this waiver request on May 17, 2007. B. The applicant proposes less than 15' of greenspace adjacent to the right- of-way for the section of the site just south of the phase 2. In conjunction with this waiver the applicant requests a waiver for a reduced parking lot drive aisle width. Staff finds in favor of the second waiver of the 15 foot greenspace requirement located along Razorback adjacent to the proposed parking. The applicant has reduced the drive aisle and parking spaces to give at the minimum a 10 foot greenspace at the most southern point. There are approximately 5 spaces which encroach into this space. Razorback Road has been slated to have a 10 foot wide sidewalk for pedestrian access With this requirement, additional right of way has been requested by staff. From the existing right of way line the fu1115 feet of greenspace can be met It is only after meeting the request of staff for additional sidewalk and right of way that the greenspace is encroached upon. Staff recommends adding hanging/climbing vines on the landscape plan to help soften the hardscape of the retaining wall along the entire Razorback Road right of way. The spacing and species of plant would be reviewed by the Urban Forester at the time of construction documents. The Planning Commission determined in favor ofthis condition on May 29 2007 The Subdivision Committee (May 17 2007) recommended that the applicant reduce the waiver request from that presented to the Subdivision Committee The applicant has worked with staff to address these concerns By utilizing compact Parking spaces and reducing the drive aisle width to 22' the amount of greenspace adjacent to the back of the sidewalk has been increased at its narrowest point from 6' as presented to the Subdivision Committee to gpproximately 10'as proposed on the current plans 4. Planning Commission determination of a waiver of Unified Development Code Section K.IReports120071PC Reports105-29-071R-PZD 07-2551(Champions Club Condos).do June 8,2009 Planning Commission - ADM 09-3329 Champions Club Ext. Agenda Item 3 _ Page 11 of 18 172.04 (C) to reduce the width of a two-way parking lot drive aisle from 24' to 22'. The applicant proposes to have a 22' wide drive aisle serving the spaces immediately adjacent to Razorback Road. Staff recommends in favor of this request as the more narrow drive aisle will be for only a small portion of the site and is not a main drive aisle in the parking lot. Additionally, this drive aisle will serve compact spaces which are smaller vehicles that can maneuver more easily in the reduced drive aisle than a standard vehicle. jl The Planning Commission determined in favor ofthis condition on May 29 2007 5. The Master Development Plan, Statement of Commitments and Architectural Standards submitted by the applicant shall be considered binding and tied to the zoning of the property. Conditions of approval as noted herein and other requirements placed upon the project with review of the Master Development Plan — Planned Zoning District by the City Council shall also be binding. 6. Should a subdivision of land be desired, all applicable ordinances and processes shall be followed in order to meet city ordinances. 7. Public water and sewer lines shall be extended as required by city ordinance at the time of development. 8. All development shall meet applicable building codes and other ordinances of the City of Fayetteville. 9. Future non-residential development as allowed under the conditional uses in the zoning criteria shall comply with the minimum standards for development in the Unified Development Code. Where applicable, structures proposed shall be reviewed to ensure compliance with commercial design standards. 10. Phasing: This project is required to obtain all permits in accordance with the timeframe for LSDs as outlined in the Unified Development Code. 11. Money in lieu and credit in the amount of$14,311 for constructing a 10' sidewalk for a trail connection to Towne. Branch Trail from 15d' Street to Town Creek Trail was approved by the Parks Advisory Board for this project. The credit will be for the additional 4' width to a 6' sidewalk at the rate of$40/square yard of concrete. Fees-in- lieu to meet the parkland dedication ordinance at the time of large scale development have been assessed incorporating the credited amount and are due in the amount of $41,888 prior to issuance of building permits. 12. The Large Scale Development site plan shall be revised to label the compact parking spaces. These spaces shall be either marked on the pavement or by separate marker in accordance with City code. 13. Additional right-of-way shall be dedicated to include the entire width of the new K IReporisL70071PC ReportslO5-29-0718-PZD 07-2551(Champions Club Condos).da June 8,2009 Planning Commission ADM 09-3329 Champions Club Ext Agenda Item 3 Page 12 of 18