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HomeMy WebLinkAbout2007-06-11 - Agendas - FinalTayelteyi;le 113 W. Mountain St. Fayetteville, AR 72701 Telephone: (479) 575-8267 AGENDA FOR A MEETING OF THE PLANNING COMMISSION Monday, June 11, 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 Hilary Harris Audy Lack Christine Myres Alan Ostner Sean Trumbo rye'Ficylle TENTATIVE AGENDA 113 W. Mountain St. Fayetteville, AR 72701 Telephone: (479) 575-8267 AGENDA FOR A MEETING OF THE PLANNING COMMISSION Monday, June, 11, 2007, 5:30 p.m. Room 219, City Administration Building The following items will be considered: Consent: 1. Approval of the minutes from the May 29, 2007 Planning Commission meeting. 2. VAC 07-2600: (2474 E. JOYCE / JOYCE BUSINESS PARK, 176): Submitted by STEVE CLARK for property located at 2474 E. JOYCE BLVD. The property is zoned R -O, RESIDENTIAL OFFICE and contains approximately 5.0 acres. The request is to vacate a portion of a utility easement within the subject property. Planner: Andrew Gamer 3. PPL 07-2581: Preliminary Plat (MOUNTAIN RANCH II, 479,480,518,519): Submitted by JORGENSEN & ASSOCIATES for property located S & W OF PERSIMMON AND I-540, AND E OF MOUNTAIN S/D I. The property is zoned multiple zoning districts and contains approximately 79.27 acres. The request is for a subdivision with 30 single-family lots, 2 multi -family lots and 2 commercial out -lots. Planner: Jesse Fulcher Old Business: 4. CUP 07-2560: (BOHOT, 679): Submitted by WILMA BOHOT for property located at 124 E. 26TH CIRCLE. The property is zoned RSF-4, SINGLE FAMILY - 4 UNITS/ACRE and contains approximately 0.38 acres. The request is for an in-home occupation, daycare, in the RSF-4 Zoning District. Planner: Jesse Fulcher New Business: 5. RZN 07-2592: (BELLWOOD S/D II, 400): Submitted by JORGENSEN & ASSOC for property located at W OF RUPPLE RD., S OF PHASE I OF BELLWOOD S/D. The property is zoned RMF -12, RESIDENTIAL MULTI -FAMILY, 12 UNITS PER ACRE and contains approximately 8.41 acres. The request is to rezone the subject property to RMF -18, Residential Multi -Family, 18 units per acre. Planner: Jesse Fulcher THE APPLICANT HAS REQUESTED THIS ITEM BE TABLED TO JUNE 25, 2007. 6. CUP 07-2624: CONDITIONAL USE PERMIT: (SANG CENTER/YOUTHCAN!, 442): Submitted by CREATIVE ATION NETWORK FOR YOUTH DBA YOUTHCAN! for property located at 818 N. SANG AVENUE. The property is zoned RSF-4, RESIDENTIAL SINGLE FAMILY, 4 UNITS PER ACRE. The request is for a Cultural & Recreational Facility (Use Unit #4) in the RSF-4 Zoning District. Planner: Jesse Fulcher 7. LSD 07-2594: Large Scale Development (THE VILLAGE AT SHILOH, 519): Submitted by CRAFTON, TULL, SPARKS & ASSOC. for property located at SHILOH DRIVE, APPROXIMATELY 1.2 MILES S OF WEDINGTON DRIVE. The property is zoned RMF -24, MULTI FAMILY - 24 UNITS/ACRE and contains approximately 18.09 acres. The request is for a residential development with 198 3 -story town home units. Planner: Andrew Gamer 8. RZN 07-2602: (ARMAC ENGINEERING, 523): Submitted by ARMAC CONSULTING ENGINEERS, PPLC for property located at 28 S. UNIVERSITY AVENUE. The property is zoned NC, NEIGHBORHOOD CONSERVATION and contains approximately 0.18 acres. The request is to rezone the subject property to MSC, Main Street Center. Planner: Andrew Gamer 9. RZN 07-2603: (KOOSHESH, 438): Submitted by CARMEN CUBILLO for property located at 956 AND 918 N. 46TH AVENUE. The property is zoned R -A, RESIDENTIAL -AGRICULTURAL and contains approximately 1.59 acres. The request is to rezone the subject property to R -O, Residential Office. Planner: Andrew Garner 10. ADM 07-2577: (ADMINISTRATIVE ITEM): DOWNTOWN DESIGN OVERLAY DISTRICT (DDOD) Submitted by Long Range Planning Staff an Ordinance creating a Downtown Design Overlay District with a set of architectural standards for all new construction in the DDOD. Planner: Leif Olson 11. ADM 07-2589: (ADMINSITRATIVE ITEM): CH. 172, PARKING AND LOADING, amendments to the Unified Development Code for driveway widths into parking lots and new regulations for parking located in the front yard of residential dwelling units. Planner: Leif Olson 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. THE CITY OF FAYETTEVILLE. ARKANSAS PC Meeting of June 11, 2007 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: June 5, 2007 125 W. Mountain St. Fayetteville, AR 72701 Telephone: (479) 575-8267 VAC 07-2600: (2474 E. JOYCE / JOYCE BUSINESS PARK, 176): Submitted by STEVE CLARK for property located at 2474 E. JOYCE BLVD. The property is zoned R -O, RESIDENTIAL OFFICE and contains approximately 5.0 acres. The request is to vacate a portion of a utility easement within the subject property. Property Owner: Investor's Realty, LLC Planner: Andrew Gamer Findings: Staff finds that vacating the requested portion of easement would not adversely affect access to the utilities serving the property or any other adjacent property. Background/Property: The subject property is located at 2474 East Joyce Boulevard. A large scale development was approved by the Planning Commission in 2001 (LSD 01- 10.00) for four office buildings. As part of this development a north -south easement was platted along the eastern property line. After construction, it was confirmed that the building encroaches between 6-7 feet into this utility easement (0.023 acres). All utilities are in place and this easement is not needed for this development. Utility representatives have no objections to the requested vacation. Request: The request is to vacate 0.023 acres of the existing utility easement. The applicant has submitted the required notification forms to the utility companies and to the City. The results are as follows: UTILITIES RESPONSE Ozarks Electric No Objections. Cox Communications No Objections. AEP/SWEPCO No Objections. SBC Southwestern Bell/AT&T No Objections. Arkansas Western Gas No Objections. K:\Reports\2007\PC Reports\06-11-07\VAC 07-2600 (Joyce Business Park).DOC June 11, 2007 Planning Commission VAC 07-2600 Joyce Business Park Agenda Item 2 Page 1 of 14 CITY OF FAYETTEVILLE• RESPONSE Water/Sewer No Objections. Transportation No Objections. Solid Waste No Objections. Engineering No Objections. Recommendation: Staff recommends approval of the proposed utility easement vacation 06-2600 with the following condition: 1. Relocation of any existing utilities shall be at the owner/developer's expense. PLANNING COMMISSION ACTION: ves Required Forwarded to City Council recommendation for approval Denied Motion: Second: Vote: Date: June 11, 2007 Comments: Approved on consent. The "CONDITIONS OF APPROVAL", as stated in this report, are accepted in total without exception by the entity requesting approval of this development item. By Title Date CITY COUNCIL ACTION: ves Required Approved Denied Date: ' July 3, 2007 K:\Reports\2007\PC Reports \06-11-07\VAC 07-2600 (Joyce Business Park).DOC June 11, 2007 Planning Commission VAC 07-2600 Joyce Business Park Agenda Item 2 Page 2 of 14 lark onsulting J. STEVE CLARK, P.E. CIVIL / ENVIRONMENTAL ENGINEERING May 2, 2007 Jeremy Pate City of Fayetteville Planning 113 W. Mountain Fayetteville, AR 72701 We respectfully request the City of Fayetteville to vacate a portion of a platted Utility Easement located along the east side of parcel #765-15672-000. This easement was platted as part of the Large Scale Development approved prior to 2003. After construction, it was confirmed that the building encroaches between 6-7 feet into the utility easement that runs north and south along the east side of the property. All utilities are in place, and none will need to be relocated . This vacation will NOT effect Joyce Blvd or the private drive abutting the property to the east. Sincerely, Clark Consulting, . Steve Clark, P.E. June 11, 2007 Planning Commission VAC 07-2600 Joyce Business Park 3715 N. Business Drive, Suite 202 • Fayetteville, Arkansas 72703 • (479) 444-8171 • Fax: (479) 251/41.014n1 UTILITY APPROVAL FORM FOR RIGHT-OF-WAY, ALLEY, AND UTILITY EASEMENT VACATIONS DATE: 3/12/07 UTILITY COMPANY: Cox Communications REQUESTED VACATION (applicant must check all that apply): Utility Easement ❑ Right-of-way for alley or streets and all utility easements located within the vacated right- of-way. ❑ Alley ❑ Street right-of-way I have been notified of the petition to vacate the following Utility Easement, described as follows: 2474 E. Joyce Blvd., located along the east side of property UTILITY COMPANY COMMENTS: 27 No objections to the vacation(s) described above. No objections to the vacation(s) described above, provided following described easements are retained. (State location, dimensions, and purpose below) ature of Utility�C Si ompany Representative Tit ect, CO')fz4;w0r June 11, 2007 Planning Commission VAC 07-2600 Joyce Business Park Agenda Item 2 Page 4 of 14 UTILITY APPROVAL FORM FOR RIGHT-OF-WAY, ALLEY, AND UTILITY EASEMENT VACATIONS DATE: 3/12/07 UTILITY COMPANY: AEP REQUESTED VACATION (applicant must check all that apply): ❑ Utility Easement Right-of-way for alley or streets and all utility easements located within the vacated right- of-way. ❑ Alley ❑ Street right-of-way I have been notified of the petition to vacate the following Utility Easement, described as follows: 2474 E. Joyce Blvd., located along the east side of property UTILITY COMPANY COMMENTS: gr No objections to the vacation(s) described above. No objections to the vacation(s) described above, provided following described easements are retained. (State location, dimensions, and purpose below) S ure of Company ture of U Company Representative eiffmiNEs&Z.. Title June 11, 2007 Planning Commission VAC 07-2600 Joyce Business Park Agenda Item 2 Page 5 of 14 UTILITY APPROVAL FORM FOR RIGHT-OF-WAY, ALLEY, AND UTILITY EASEMENT VACATIONS DATE: 3/12/07 UTILITY COMPANY: Arkansas Western Gas REQUESTED VACATION (applicant must check all that apply): Utility Easement ❑ Right-of-way for alley or streets and all utility easements located within the vacated right- of-way. ❑ Alley ❑ Street right-of-way I have been notified of the petition to vacate the following Utility Easement, described as follows: 2474 E. Joyce Blvd., located along the east side of property UTILITY COMPANY COMMENTS: i No objections to the vacation(s) described above. ❑ No objections to the vacation(s) described above, provided following described easements are retained. (State location, dimensions, and purpose below) Signature of Utility Comp y Representative tAetrraul•t.F. Assont.uT QPEiaA: .,u4 /i4.r-or0(.fie Title June 11, 2007 Planning Commission VAC 07-2600 Joyce Business Park Agenda Item 2 Page 6 of 14 Received (THU)MAY 3 2007 7:3 loam APPROVAL FORM FOR RIGHT-OF-WAY, ALLEY, AND UTILITY EASEMENT VACATIONS DATE: 5/02/07 UTILITY COMPANY: 07 AK CS REQUESTED VACATION (applicant must check all that apply): 0/Utility Easement p Right-of-way for alley or streets and all utility easements located within the vacated right-of-way. ❑ Alley 0 Street right-of-way I have been notified of the petition to vacate the following Utility Easement, described as follows: 7474 F inure R1vA Intend aloin tile rac* eidr nF nraner#u UTILITY COMPANY COMMENTS: 17--- No objections to the vacation(s) described above. O No objections to the vacation(s) described above, provided following described easements are retained. (State location, dimensions, and purpose below) Si lity Company Representative t eo c 51-11.144 tao Tech. Title 3 d 3£59L90££9'ON/80:6 '18/91:6 LOOd £ AVW0H1) June 11, 2007 Planning Commission VAC 07-2600 Joyce Business Park Agenda Item 2 IN3Nd013A30 3Rf480794Qff3 UTILITY APPROVAL FORM FOR RIGHT-OF-WAY, ALLEY, AND UTILITY EASEMENT VACATIONS DATE: 4/16/07 UTILITY COMPANY: City of Fay. Water Dept. REQUESTED VACATION (applicant must check all that apply): V Utility Easement Right-of-way for alley or streets and all utility easements located within the vacated right-of-way. Alley Street right-of-way I have been notified of the petition to vacate the following Utility Easement, described as follows: 2474 E. Joyce Blvd., located along the east side of property UTILITY COMPANY COMMENTS: X No objections to the vacation(s) described above. No objections to the vacation(s) described above, provided following described easements are retained. (State location, dimensions, and purpose below) 4- 'n Signature o Utility • pany Representative Title I June 11, 2007 Planning Commission VAC 07-2600 Joyce Business Park Agenda Item 2 Page 8 of 14 UTILITY APPROVAL FORM FOR RIGHT-OF-WAY, ALLEY AND UTILITY EASEMENT VACATIONS DATE: 03/20/2007 UTILITY COMPANY: Southwestern Bell Telephone d.b.a. AT&T Arkansas REQUESTED VACATION: SANITARY SEWER EASEMENT have been notified of the petition to vacate the following right-of-way. Described as follows: A part of the NE % of the NE % of Section 25,T -17-N, R -30-W, being more particularly described as follows: Commencing at the SW comer of said 40 acre tract, said point being in Joyce Boulevard; thence S 87° 2611"E 467.16 feet to a set iron, thence N 02°22'42"E 102.31 feet, thence N 87°29'23"W 37.00 feet, thence N 02°28'12"E 8.29 feet to the point of beginning, thence N 02°28'12"E 141.40 feet, thence S 87°38'08"E .85 feet, thence S 02°21'52"W 6.00 feet, thence S 87°38'08"E 6.60 feet S 02°21'52"W 129.40 feet, thence N 87°38'08"W 6.70 feet, thence S 02°21;52"W 6.00 feet, thence N 87038'08"W 1.02 feet to the point of beginning, containing .023 acres more or less. UTILITY COMPANY COMMENTS: No objections to the vacation described above. Signature of this form does not constitute a release of easement. The attached Concurrence must be recorded at the Washington County courthouse in order for this release to be complete and legal. Signature of AT&T Company Representative: Ly En Ly a E. Sommerfeldt Palm r, Mgr.-Engr. (ROW) June 11, 2007 Planning Commission VAC 07-2600 Joyce Business Park Agenda Item 2 Page 9 of 14 X5/2. 12 i Brian Pugh -Utiles A rpt oval Fncm.wpd Pa.e 1 UTILITY APPROVAL FORM FOR RIGHT-OF-WAY, ALLEY, AND UTILITY EASEMENT VACATIONS DATE: 5/02/07 UTILITY COMPANY: Sold WQFste. d- gea(C(,nom. REQUESTED VACATION (applicant must check all that apply): Utility Easement ❑ Right-of-way for alley or streets and all utility easements located within the vacated right-of-way. ❑ Alley ❑ Street right-of-way I have been notified of the petition to vacate the following Utility Easement, described as UTILITY COMPANY COMMENTS: No objections to the vacation(s) described above. No objections to the vacation(s) described above, provided following described easements are retained. (State location, dimensions, and purpose below) Signature of Utility Company Representative tA)a nto. L.Qt etter yt- Title June 11, 2 07 Planning Cnmmic Ion VAC 07-2600 Joyce Business Park Agenda Item 2 Page 10 of 14 UTILITY APPROVAL FORM FOR RIGHT-OF-WAY, ALLEY, AND UTILITY EASEMENT VACATIONS DATE: 5/02/07 UTILITY COMPANY: REQUES fED VACATION (applicant must check all that apply): ✓ Utility Easement 9 Right-of-way for alley or streets and all utility easements located within the vacated right- of-way. ❑ Alley ❑ Street right-of-way I have been notified of the petition to vacate the following Utility Easement, described as follows: 2474 E. Joyce Blvd., located along the east side of property UTILITY COMPANY COMMENTS: No objections to the vacation(s) described above. ❑ No objections to the vacation(s) described above, provided following described easements are retained. (State location, dimensions, and purpose below) Signatur of Utility Company /44/4✓5/Ctfla-n. Title presentative June 11, 2007 Planning Commission VAC 07-2600 Joyce Business Park Agenda Item 2 Page 11 of 14 �..��..-\_\.•\:\s_Niv\\\\\\.\\\I\ t f/tg J_Vld -1NBW3Sv3 IJ ne i i zuui Planning Commission __ VAC 07-2600 Joyce Business Park' Agenda Item 2 Page 12 of 14 VAC07-2600 Close Up View JOYCE BUSINESS PARK Overview June 11, 2007 Planning Commission VAC 07-2600 Joyce Business Park A.enda Item 2 age o Overview Legend Subject Property VAC07-2600 Boundary Planning Area Overlay District L Outside City 0 0.25 0.5 Legend a Hillside -Hilltop Overlay District 1 M June 11, 20Q p Planning Commissic VA 07-2600 Joyce Business Pa A ci,Ja Itcr k 2 Page 14 of 14 aveevllie ARKANSAS THE CITY OF FAYETTEVILLE, ARKANSAS PLANNING TO: FROM: THRU: DATE: DIVISION CORRESPONDENCE Fayetteville Planning Commission Jesse Fulcher, Current Planner Matt Casey, Assistant City Engineer Jeremy Pate, Director of Current Planning June 5, 2007 PC Meeting of June 11, 2007 125 W. Mountain St. Fayetteville, AR 72701 Telephone: (479) 575-8267 PPL 07-2581: Preliminary Plat (MOUNTAIN RANCH II, 479/518): Submitted by JORGENSEN & ASSOCIATES for property located at S AND W OF PERSIMMON AND I- 540 AND E OF MOUNTAIN RANCH S/D PHASE I. The property is zoned with multiple zoning districts and contains approximately 79.27 acres. The request is for a subdivision with 30 single-family lots, 2 multi -family lots and 2 commercial out -lots. Planner: JESSE FULCHER Findings: Background: Phase I of Mountain Ranch Subdivision was approved in 2005 for development of 117 single-family lots. As part of the approval process for that subdivision in addition to the subsequent phases, the developer was required to construct/improve sections of both Rupple Road and Persimmon Street with Phase I. Additionally, an assessment was required for a planned traffic light at the intersection of Rupple and Persimmon. The Planning Commission approved the preliminary plat for Mountain Ranch Phase II, which contained approximately 94.12 acres, on July 24, 2006. However, the developer withdrew the application to allow the Mountain Ranch Apaltment proposal to proceed prior to the infrastructure being installed for the 94 acres. The multi -family development is located on approximately 15 acres located at the northwest corner of the subject property and was approved by the Planning Commission on February 26, 2007. May 29, 2007 Subdivision Committee Meeting: This item was forwarded to the full Planning Commission with a recommendation of approval, finding in favor of staff recommendations and conditions of approval. Property & Proposal: With the removal of the 15 acre site approved for the Mountain Ranch Apartment development, the subject property now contains approximately 79.27 acres. The property is contigious to Persimmon Road on the north and Shiloh Drive on the east. Mountain Ranch Blvd. will provide access from Persimmon and a proposed street will connect Mountain Ranch Blvd. to Shiloh Drive. The subject property is phase II in a larger master -planned development and will provide stub -outs for future phases: Hillside/Hilltop Overlay District: A large area of the subject property is located within the newly K: IReparts120071PC Reports106-11-071PPL 07-2581 (Mountain Ranch P1110.doc June 11, 2007 Planning Commission PPL 07-2581 Mountain Ranch II Agenda Item 3 Page 1 of 20 adopted Hillside/Hilltop Overlay District. The applicant is proposing to utilize many of the best management practices adopted with this ordinance, including reduced street cross sections (33' rights-of-way) and reduced utility easement (15' utility easements along the right-of-way, with no easements along the rear property lines). This will result in less overall land disturbance and removal of tree canopy. SURROUNDING LAND USE AND ZONING: Direction Land Use Zoning North Mountain Ranch Ph. I R -A, Residential Agricultural/RSF-4 South Undeveloped RSF-4, Res. Single Family — 4 units/acre East I-540 Right-of-way West Rupple Road School/Future Phases R -A, Residential Agricultural Water and Sewer System: Water and sewer shall be extended to serve the proposed development. Adjacent Master Street Plan Streets: Mountain Ranch Boulevard (Local Street), Persimmon Street (Collector) and Shiloh Drive (Collector) Right-of-wav to be dedicated with Mountain Ranch Phase II: Street Right-of-way Street Section Mountain Ranch -extending to Street #2 50' 28' Mountain Ranch -extending south from Street #2 33' 28' Street #2 -extending east from Mountain Ranch to Shiloh Dr. 50' 28' Street #2 -extending west from Mountain Ranch 33' 28' Street #3- extending west from Mountain Ranch 50' 28' Street #4 -extending west from Mountain Ranch 50' 28' Connectivity. Immediately surrounding properties are not developed, other than phase I to the north. Phase II is connecting to the stub -out provided by Phase I, which intersects Persimmon Road and Rupple Road. There are three proposed stub -outs to the west as well the proposed extension of Mountain Ranch Blvd., which will stub -out to the south. Additionally, a connection will be made to Shiloh Drive. Street Improvements: Significant improvements were made to Rupple Road and Persimmon Street during the construction of phase I. It should be noted that individual phases of this development, alone, do not warrant improvements to Old Farmington Road. However, the cumulative affects that the overall development will have, once a connection is made to Old Farmington Road, will warrant improvements by the developer(s) at a later date. Parks: The Parks and Recreation Advisory Board reviewed this project on May 1, 2006 and made a recommendation to accept .64 acres for a trail corridor along Shiloh Dr. and money in lieu for the remaining requirement in the amount of $81,770 for Phases I and II. The trail will be built by the developer to the City of Fayetteville standards. Alignment and construction shall be coordinated with the Trails Coordinator. Construction costs will be credited towards the remaining money in lieu requirements. In the event the construction costs do not total the requirement, remaining fees shall be paid. Receipts of payment for materials and construction must be kept and submitted to Parks and KIReports120071PC Reports106-11-071PPL 07-2581 (Mountain Ranch Plll).doc June 11, 2007 Planning Commission PPL 07-2581 Mountain Ranch II Agenda Item 3 Page 2 of 20 Recreation for credit towards money in lieu requirement. Tree Preservation: Existing: 67.0% Preserved: 51.58% Required: Various zoning districts Mitigation: Not required unless canopy numbers fall below those percentages required under each zoning district. Recommendation: Staff recommends approval of PPL 07-2581 with the following conditions: Conditions of Approval: 1. Planning Commission determination of street improvements. Significant improvements to Persimmon Street occurred with the construction of Phase 1. The addition of 30 single- family lots will not significantly increase traffic impact in this area. Each non-residential lot and multi family lot will be reviewed at the time of development to ensure an acceptable level of service is maintained. Staff recommends construction of those improvements as indicated on the plat to be completed with Phase 11. With approval of PPL 06-2109 for Mountain Ranch Phase II, the Planning Commission found in favor of this recommendation. 5/31/06: THE SUBDIVISION COMMITTEE FOUND IN FAVOR OF THE RECOMMENDED STREET IMPROVEMENTS. Additionally, as a condition of approval of the Mountain Ranch Apartments development, the developer of this project is responsible for full street improvements for the extension of Mountain Ranch Boulevard along the western/southern boundary of the Mountain Ranch Apartment property boundary, including sidewalks, street lights, street trees and standard street improvements. 2. Planning Commission determination of appropriate connectivity. Staff recommends in favor of the street connectivity as proposed. With approval of PPL 06-2109 for Mountain Ranch Phase II, the Planning Commission found in favor of this recommendation. 5/31/06: THE SUBDIVISION COMMITTEE FOUND IN FAVOR OF APPROPRIATE CONNECTIVITY. Right-of-way shall be dedicated by this plat as follows: a. Mountain Ranch Blvd. (50' from Phase I through the intersection of Street #2). b. Mountain Ranch Blvd. (33' from the intersection of Street #2 through the temporary cul-de-sac. c. Street #2 (33' from the intersection of Mountain Ranch to the west). d. Street #2 (50' from the intersection of Mountain Ranch to the east, ending at Shiloh K:IReports12007IPC Reports106-11-071PPL 07-2581 (Mountain Ranch PHLQ.doc June 11, 2007 Planning Commission PPL 07-2581 Mountain Ranch II Agenda Item 3 Page 3 of 20 Drive. e. Street #3 (50' from the intersection of Mountain Ranch). f. Street #4 (50' from the intersection of Mountain Ranch). 4. Planning Commission determination of a waiver of street design standards. a. The applicant requests a waiver to construct a temporary cul-de-sac, which exceeds the allowable distance of 500'. Mountain Ranch Blvd. is approximately 2,496' from the intersection of Street #2. This temporary situation will be remedied with the extension of Mountain Ranch Blvd. during future phases. A temporary cul-de-sac is being provided. b. The applicant requests a waiver to exceed the maximum grade within 100' of an intersection, 4% for hilly terrain. Mountain Ranch Blvd. and Street #3 (west side) and Mountain Ranch Blvd. and Street #2 (both sides). c. The applicant requests a waiver to exceed the maximum street grade at the following locations: Mountain Ranch Blvd. will exceed the 10% maximum street grade from 34+50 to 37+50 (the slope is 16.69%); Mountain Ranch Blvd. will exceed the 10% maximum street grade from 45+75 to 47+75 (the slope is 10.30%); Mountain Ranch Blvd. will exceed the 10% maximum grade from 56+50 to 61+00 (the slope is 11.00%-12.50%). Staff recommends in favor of the requested waivers. With approval of PPL 06-2109 for Mountain Ranch Phase II, the Planning Commission found in favor of this recommendation. 5/31/06: THE SUBDIVISION COMMITTEE FOUND IN FAVOR OF THE REQUESTED WAIVERS. 5. Sidewalks adjacent to Street #2 and along the frontage of the detention lots numbers 37 and 38 shall be constructed (not guaranteed) prior to recordation of the final plat. All other required sidewalks shall be constructed or guaranteed prior to recordation of the final plat. 6. The Parks and Recreation Advisory Board reviewed this project on May I, 2006 and made a recommendation to accept .64 acres for a trail corridor along Shiloh Dr. and money in lieu for the remaining requirement in the amount of $81,770 for Phases I and II. The trail will be built by the developer to the City of Fayetteville standards. Alignment and construction shall be coordinated with the Trails Coordinator. Construction costs will be credited towards the remaining money in lieu requirements. In the event the construction costs do not total the requirement, remaining fees shall be paid. Receipts of payment for materials and construction must be kept and submitted to Parks and Recreation for credit towards money in lieu requirement. 7. The lots reserved for detention (37 and 38) shall be un -buildable lots owned and maintained by the property owners association. 8. The trail located within Lots 35 and 36 will be built by the developer to the City of Fayetteville standards. Alignment and construction shall be coordinated with the Trails Coordinator. A deed for the park land is due prior to signing of the final plat. K:IRepons120071PC Reports106-11-07PPL 07-2581 (Mountain Ranch PH 11).doc June 11, 2007 Planning Commission PPL 07-2581 Mountain Ranch II Agenda Item 3 Page 4 of 20 9. Development of individual lots shall be subject to the requirements of the Hillside/Hilltop Overlay District requirements and will be reviewed at the time of building permit. Provide information to Planning staff as to why the building setback and utility easement widths have increased for Lots 9-30 along Mountain Ranch Blvd. 10. Street lights along all interior streets shall be installed or guaranteed prior to recordation of the final plat with a maximum spacing of 300' and located at each intersection. 11. Signs indicating the future extension of right-of-way shall be posted at the end of all street stub -outs prior to signing the final plat. 12. Conditions included in the reports provided by City Engineering staff attached herein are included in the official conditions of approval. Conditions of Approval for Urban Forester: 13. Tree protection fencing will need to be coordinated with the Urban Forester. 14. All lots within the Hillside Hilltop Overlay District and nonresidential lots that fall outside of this area will require a Tree Preservation Plan. 15. Canopy found within the dedicated parkland or existing easements does not count for or against the developer. 16. Lots 31-34 will have to complete all landscape regulation requirements at the time of development. 17. Street trees for this preliminary plat can not count toward any future mitigation requirements that might occur with development of single family homes. 18. Before construction plan approval, the landscape plan must be stamped by a licensed landscape architect. 19. 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. Conditions of Approval for Trails Coordinator: 20. The developer has agreed to construct a 12' asphalt multi -use trail along the east property line 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. 21. A 12' wide raised crosswalk constructed of red colored concrete with 2' wide white thermoplastic stripe on each side is requested at the intersection of the trail and the entry road (Street #2). 22. Extend the 12' wide trail approximately 200' south parallel to Shiloh Drive to meet the K:IReports120071PC Reports106-11-071PPL 07-2581 (Mountain Ranch PHII).doc June 11, 2007 Planning Commission PPL 07-2581 Mountain Ranch II Agenda Item 3 Page 5 of 20 southwest property line where it abuts the property owned by Ray Barnes. (see drawing attached) 23. Adjust the curve and park land at the southwest edge of detention pond #38 to create a curve with a minimum of 50 foot. 24. The Trails Coordinator will provide on-site inspection of the trail construction. The trail must be constructed in compliance with ADA and City of Fayetteville Standards. Standard Conditions of Approval: 25. All street names and addresses shall be approved by the 911 coordinator. 26. 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). 27. 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. 28. All overhead electric lines under 12Kv shall be relocated underground. All proposed utilities shall be located underground. 29. Preliminary Plat approval shall be valid for one calendar year. Additional conditions: a. Planning Commission Action: 9 Approved Meeting Date: June 11 2007 Motion: Second: Vote: Comments: ❑ Tabled 9 Denied 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:1ReporIs120071PC ReporIs106-11-071PPL 07-2581 (Mountain Ranch P1111).doc June 11, 2007 Planning Commission PPL 07-2581 Mountain Ranch II Agenda Item 3 Page 6 of 20 evi e ARKANSAS THE CITY OF FAYETTEVILLE, ARKANSAS SC Meeting of May 3o, 2007 TREE PRESERVATION and PROTECTION REPORT 113 W. Mountain St. Fayetteville, AR 72701 Telephone: (479) 444-3470 To: Fayetteville Subdivision Committee From: Sarah K. Patterson, Urban Forester Date: May 29, 2007 ITEM # PPL 06-2109: Preliminary Plat (Mountain Ranch II) Requirements Submitted: T Initial Review with the Landscape Administrator T Site Analysis Map Submitted T Site Analysis Written Report Submitted T Complete Tree Preservation Plan Submitted Canopy Measurements: FINDINGS: The desirability of preserving a tree or group of trees by reason of age, location, size or species. • This is a very large project that has 6 different zoning with anywhere from 15% canopy required for preservation to 3o% within the Hillside June 11, 2007 Planning Commission PPL 07-2581 Mountain Ranch II Agenda Item 3 Page 7 of 20 79.27 acres s • uare feet 3,453,001.20 '^' :a va �,a:i�8 -.Hasa➢aar » acres 53.11 square feet 2,313,398 • ercent of site area 67% ° a. r dP•�¢ e e• acres 40.88 square feet 1,780,732.80 v •ercent of total site area •a 51.58% varies hie =�a�- as+a®ase ati4s was FINDINGS: The desirability of preserving a tree or group of trees by reason of age, location, size or species. • This is a very large project that has 6 different zoning with anywhere from 15% canopy required for preservation to 3o% within the Hillside June 11, 2007 Planning Commission PPL 07-2581 Mountain Ranch II Agenda Item 3 Page 7 of 20 Hilltop Overlay District. This is a typical oak hickory forest with most trees found in good condition. The canopy removed will be for the installation of essential utilities and roads. All lots found within the Hillside Hilltop Overlay District will be required to submit an Abbreviated Tree Preservation Plan for approval by the Urban Forester. The extent to which the area would be subject to environmental degradation due to removal of the tree or group of trees. • Environmental degradation may occur on this site but with the new Hillside Hilltop Overlay District Best Management Practices used this should be very minimal. The impact of the reduction in tree cover on adjacent properties, the surrounding neighborhood and the property on which the tree or group of trees is located. • Canopy removed will not affect adjacent property owners. Whether alternative construction methods have been proposed to reduce the impact of development on existing trees. • N/A Whether the size or shape of the lot reduces the flexibility of the design. • Size and shape of the lot does not reduce flexibility of design. The topography and connectivity did however. The general health and condition of the tree or group of trees, or the presence of any disease, injury or hazard. • The general health of these trees is good. The placement of the tree or group of trees in relation to utilities, structures, and use of the property. • This project has adopted the Best Management Practices for the Hillside Hilltop Overlay District. The narrow streets and front access only utilities should reduce the canopy removed significantly. The ability to have closer setbacks will allow for additional tree preservation once the structures get built. The need to remove the tree or group of trees for the purpose of installing, repairing, replacing, or maintaining essential public utilities. • Trees will be removed for the installation of essential public utilities and grading for the streets. Whether roads and utilities are designed in relation to the existing topography, and routed, where possible, to avoid damage to existing canopy. • Roads and utilities have been designed to minimize impact on the existing topography. When possible the canopy was avoided. June 11, 2007 Planning Commission PPL 07-2581 Mountain Ranch II Agenda Item 3 Page 8 of 20 Construction requirements for On -Site and Off -Site Alternatives. • N/A The effects of proposed On -Site Mitigation or Off -Site Alternatives. • Mitigation will not be required for this site. In all the different zonings and corresponding canopy percentages, this development will not dip below the allowed amount. The effect other chapters of the UDC, and departmental regulations have on the development design. • N/A The extent to which development of the site and the enforcement of this chapter are impacted by state and federal regulations: • N/A The impact a substantial modification or rejection of the application would have on the Applicant: • Staff is recommending approval of the submitted Tree Preservation Plan with the following Conditions of Approval. Conditions of Approval: 1. With the size of this project, the installation of the tree protection fencing will need to be coordinated with the Urban Forester. 2. All lots within the Hillside Hilltop Overlay District and nonresidential lots that fall outside of this area will require a Tree Preservation Plan. 3. Please make sure that all canopy found within the dedicated parkland or existing easements does not count for or against the developer. June 11, 2007 Planning Commission PPL 07-2581 Mountain Ranch II Agenda Item 3 Page 9 of 20 `!{Yt„4ipJ J! ayeLLeVllle THE CITY OF FAYETTEVILLE, ARKANSAS LANDSCAPE REVIEW FORM SC Meeting of May 29, 2007 113 W. Mountain St. Fayetteville, AR 72701 Telephone: (479) 444-3470 To: Jorgenson and Associates From: Sarah K. Patterson, Urban Forester Date: May 29, 2007 ITEM #: PPL 07-2581: Preliminary Plat (Mountain Ranch II) Applicable Requirements: Plan Checklist: Y= submitted by applicant N=requested by City of Fayetteville NA= not applicable 11, 2007 omission PPL 07-2581 Mountain Ranch 11 Agenda Item 3 Page 10 of 20 y Irrigation notes either automatic or hose bib y Species of plant material identified N Y Size of plant material at time of installation indicated Y Soil amendments notes include that soil is amended and sod removed Y Mulch notes indicate organic mulching around trees and within landscape beds N N Plans stamped by a licensed Landscape Architect y Planting details according to Fayetteville's Landscape Manual NA S t 8"e @ f .. ^ 8 .4 d r. Wheel stops/ curbs NA Interior landscaping Narrow tree lawn (8' min width; 17' min length/ 1 tree per 12 spaces) Tree islandmin. wt1 treeper 12 spaces) June (8'idh / p ) Panninn nu 11, 2007 omission PPL 07-2581 Mountain Ranch 11 Agenda Item 3 Page 10 of 20 w 3EFli.[]I®m Eatvfe 9Y.aaa91 -- m8 NA Perimeter landscaping Side and rear property lines (5' landscaped) Shade trees as described in street tree planting standards, Parking lot adjacent to R.O.W.- continuous planting of shrubs-at least 8 per tree- and ground cover -5o% evergreen) NA Greenspace adjacent to street R.O.W. (25' wide) NA Large street trees planted every 30' L.F. along R.O.W. NA 25% of total site area Left in greenspace (80% landscape) NA Parking lots and outdoor storage screened with landscaping Y Residential Subdivisions- 1 large species shade tree/ lot tree planted within R.O.W. if possible NA Nonresidential Subdivision- 1 large species shade tree/3o L.F. tree planted within 15-25'greenspace NA Urban Tree Wells-urban streetscape only-iofoot sidewalk NA Structural Soil-if urban wells are used, a note or detail of structural soil must be indicated on the landscape plan Y Timing of planting indicated on plans (subdivisions only) Y Written description of the method for tracking plantings a., p . .. ... ,.::a _.:. ,..„,.. -,--. 0 48::.. @ „ ante •,r ae. NA 1 deciduous or evergreen tree/ 3000 square feet NA 4 large shrubs (3 gal) or small trees / 3000 square feet NA 6 shrubs or grasses O. gal) / 3000 square feet NA Ground cover unless seed or sod is specified NA 50% of facility planted with grass or grass like plants Conditions of Approval: 1. Lots 31-34 will have to complete all landscape regulation requirements when they come through the large scale development process. 2. Street trees for this preliminary plat can not count toward any future mitigation requirements that might occur with development of single family homes. 3. Before construction plan approval, the landscape plan must be stamped by a licensed landscape architect. 4. 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. June 11, 2007 Planning Commission PPL 07-2581 Mountain Ranch II Agenda Item 3 Page 11 of 20 THE CITY OF FAYETTEVILLE, ARKANSAS 113 W. Mountain St. Fayetteville, AR 72701 Telephone: (479) 444-3469 TO: Jesse Fulcher, Planner FROM: Alison Jumper, Park Planner DATE: May 30, 2007 SUBJECT: Parks & Recreation Subdivision Committee Review Comments ****************************************************************************** Meeting Date: May 31st , 2007 Item: PPL 07-2581, Mtn. Ranch Phase II Park District: SW Zoned: RSF-4 Billing Name & Address: Reserve, LLC Land Dedication Requirement Money in Lieu Single Family @ .024 acre per unit = acres @ $555 per unit = $ Multi Family @ .017 acre per unit = acres = @ $393 per unit = $ COMMENTS: • PRAB reviewed this project on May 1, 2006, and made a recommendation to accept approximately 0.64 acres for a trail along Shiloh Dr. and money in lieu for the remaining requirement in the amount of $81,770 for Phases I and II.. • Fees for 30 single family units in Phase II are assessed in the amount of $16,650. • Remaining lots including residential units will be reviewed for park land dedication requirements at the time they develop. • A deed for the trail corridor and construction of the trail is required before signing of final plat. • The developer has agreed to construct the trail according to City standards. Please coordinate with the Trails Coordinator for exact alignment and construction. The cost of the trail construction will be credited as park land dedication fees in lieu. The developer must provide park staff itemized invoices of dollars spent on the trail construction to verify amount to be credited. PPL07---1 June 11, 2007 Planning Commission PPL 07-2581 Mountain Ranch II Agenda Item 3 Page 12 of 20