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Home My WebLink About2007-07-23 - Agendas - FinalTEayeUevtlle 113 W. Mountain St. Fayetteville, AR 72701 Telephone: (479) 575-8267 AGENDA FOR A MEETING OF THE PLANNING COMMISSION Monday, July 23, 2007, 5:30 p.m. Room 219, City Administration Building ORDER OF PLANNING COMMISSION MEETING A. Introduction of agenda item — Chair B. Presentation of Staff Report C. Public Comment D. Presentation of request — Applicant E. Questions & Answer with Commission F. Action of Planning Commission (Discussion & Vote) NOTE TO MEMBERS OF THE AUDIENCE If you wish to address the Planning Commission on an agenda item please queue behind the podium when the Chair asks for public comment. Public comment occurs after the Planning Staff has presented the application and will only be permitted during this part of the hearing for each item. Members of the public are permitted a maximum of 10 minutes to speak; representatives of a neighborhood group will be allowed 20 minutes. The applicant/representative of an application before the Planning Commission for consideration will be permitted a maximum of 20 minutes for presentation. Once the Chair recognizes you, go to the podium at the front of the room and give your name and address. Address your comments to the Chair, who is the presiding officer. He/She will direct them to the appropriate appointed official, staff member or others for response. Open dialogue will not be permitted: please ask any questions, and answers will be provided once public comment has been closed. Please keep your comments brief, to the point, and relevant to the agenda item being considered so that everyone has a chance to speak. Please, as a matter of courtesy, refrain from applauding or booing any speakers or actions of the Planning Commission. 2007 Planning Commissioners Jill Anthes Lois Bryant Matthew Cabe James Graves Porter Winston Audy Lack Christine Myres Alan Ostner Sean Trumbo rye'Ficylle TENTATIVE AGENDA 113 W. Mountain St. Fayetteville, AR 72701 Telephone: (479) 575-8267 AGENDA FOR A MEETING OF THE PLANNING COMMISSION Monday, July 23, 2007, 5:30 p.m. Room 219, City Administration Building Multi -family Design Standards Discussion — Karen Minkel — Agenda Session Only The following items will be considered: Consent: 1. Approval of the minutes from the July 09, 2007 Planning Commission meeting. 2. LSD 07-2646: Large Scale Development (LOT 2 SPRING PARK, 174): Submitted by ARMAC CONSULTING ENGINEERS, PPLC for property located at 3825 N. SHILOH DR., LOT 2 SPRING PARK, E. OF HOME DEPOT. The property is zoned C-2, THOROUGHFARE COMMERCIAL and contains approximately 2.62 acres. The request is for a large scale development on the subject property. The existing structure will remain and there will be 2 additional buildings totaling 22,898 s.f. retail space, 5,000 s.f. restaurant space and associated parking. Planner: Jesse Fulcher 3. LSD 07-2648: Large Scale Development (LONGVIEW MEDICAL OFFICE, 212): Submitted by ENGINEERING DESIGN ASSOCIATES for property located at THE NE CORNER OF WIMBERLY DR. & LONGVIEW ST., S OF FUTRALL. The property is zoned R -O, RESIDENTIAL OFFICE and contains approximately 5.52 acres. The request is for three 2 -story medical office buildings with a total of 56,194 s.f. and associated parking. Planner: Jesse Fulcher Old Business: 4. LSD 07-2574: Large Scale Development (LIBERTY BANK OF ARKANSAS, 175): Submitted by CRAFTON, TULL, SPARKS & ASSOCIATES for property located at THE NW CORNER OF JOYCE BLVD AND VANTAGE DR. The property is zoned R -O, RESIDENTIAL OFFICE AND C-2, THOROUGHFARE COMMERCIAL and contains approximately 2.68 acres. The request is for a 21,613 s.f. bank with associated parking. Planner: Jesse Fulcher New Business: 5. CUP 07-2657: Conditional Use Permit (TRINITY FELLOWSHIP CHURCH, 252): Submitted by TRINITY FELLOWSHIP ASSEMBLY OF GOD CHURCH for property located at 1100 ROLLING HILLS DRIVE. The property is zoned RSF-4, SINGLE FAMILY - 4 UNITS/ACRE and R -O, RESIDENTIAL -OFFICE and contains approximately 7.19 acres. The request is to allow a Church (Use Unit 4) in the RSF-4 and R -O Zoning Districts. Planner: Andrew Gamer 6. LSD 07-2645: Large Scale Development (THE LINKS PH. I, 361,362,400,401): Submitted by CRAFTON, TULL, SPARKS & ASSOCIATES for property located at THE NE CORNER OF RUPPLE AND WEDINGTON DRIVE. The property is zoned R-PZD, RESIDENTIAL PLANNED ZONING DISTRICT and contains approximately 152 acres. The request is to approve Phase I of a Large Scale Development for 604 multi -family dwelling units, golf course, clubhouse, associated parking and parks. Planner: Andrew Garner 7. R-PZD 07-2576: Planned Zoning District (WOODSTOCK COMMUNITY, 438): Submitted by APPIAN CENTER FOR DESIGN for property located ALONG W. WEDINGTON DRIVE FROM 46TH TO BROYLES AVENUE. The property is zoned R -A, RESIDENTIAL -AGRICULTURAL and contains approximately 28.90 acres. The request is for re -zoning and land use approval of an R-PZD, Residential Planned Zoning District with 382 dwelling units in mixed use, single family, townhome configuration, 100,390 s.f. of commercial space in mixed use and restaurants in addition to a civic center building and park to be constructed in 7 phases over an 8 year time frame. The request also includes development approval for a portion of the project at this time. 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. aye Ae ARKANSAS THE CITY OF FAYETTEVILLE, ARKANSAS PLANNING DIVISION CORRESPONDENCE PC Meeting of July 23, 2007 125 W. Mountain St. Fayetteville, AR 72701 Telephone: (479) 575-8267 TO: Fayetteville Planning Commission FROM: Jesse Fulcher, Current Planner Matt Casey, Staff Engineer THRU: Jeremy Pate, Director of Current Planning DATE: July 18, 2007 LSD 07-2646: Large Scale Development (LOT 2 SPRING PARK, 174): Submitted by ARMAC CONSULTING ENGINEERS, PPLC for property located at 3825 N. SHILOH DRIVE. The property is zoned C-2, THOROUGHFARE COMMERCIAL and contains approximately 2.62 acres. The request is for a large scale development on the subject property. The existing structure will remain and there will be 2 additional buildings totaling 22,898 s.f. of retail space, 5,000 s.f. of restaurant space and associated parking. Planner: JESSE FULCHER Findings: Property & Proposal: The subject property is Lot 2 in the Spring Park Subdivision and is zoned C-2, Thoroughfare Commercial. The property was developed prior to adoption of the Design Overlay District and therefore there are several existing nonconformities associated with the site. The property is currently developed with an existing 10,598 sq. ft. restaurant building and associated parking. The applicants are proposing to redevelop the property by constructing two more commercial structures totaling 17,300 sq. ft. With the construction of a new curb -cut and a 100% increase in building square footage, the applicants are required to bring the property into compliance with all current ordinance requirements. Surrounding land use and zoning is listed in Table 1. Table 1 Surrounding Land Use and Zonin Direction from Site Land Use Zoning North Restaurant C-2 South Floodplain/Undeveloped C-2 East Shiloh Drive/HWY 71B Street right-of-way West Home Depot C-2 Right-of-way being dedicated: Sufficient right-of-way for Shiloh Drive (25' from centerline) has been dedicated. Adjacent Master Street Plan Streets: Shiloh Drive (Local Street). K:IReports120071PC Reports107-23-071LSD 07-2646 (Lot 2 Spring Park).doc July 23, 2007 Planning Commission LSD 07-2646 Lot 2 Spring Park Agenda Item 2 Page 1 of 18 Water/Sewer: Water and sewer service is available to the proposed structure. Tree Preservation: Existing Tree Canopy: 2.0% Tree Canopy Preserved: 1.1% Mitigation: Mitigation is required in the amount of 3 2 - inch caliper trees. Design Overlay District: Greenspace: Signage: Curb Cuts: Lighting: Exterior Appearance: The applicant is proposing to remove 7 existing parking spaces to provide an additional 1,200 sq. ft. of greenspace along Shiloh Drive. However, there are areas that measure less than 25' and therefore a waiver has been requested. The only permitted freestanding signs shall be monument signs. The applicant has requested a waiver for an additional curb -cut onto the private drive. A note has been added to the plat indicating compliance with this requirement. Elevations have been submitted for all four sides of the buildings. Planning Commission determination of architectural treatment of fronts, along with Commercial Design Standards, is required. Building Material: A materials sample board has been submitted for review. Site Coverage: Fencing: N/A Outdoor Storage: N/A The existing site does not meet the 25% open space required; however, the applicants have increased the open space to 19.7%. A waiver has been requested from this requirement. Access: Pedestrian access from the street to the entrance of the structure by way of a designated walk has been provided and is included as a condition of approval. Five (5) bicycle racks are to be provided for multi -modal access. Public Comment: No public comment received. K:IReports120071PC Reports107-23-071LSD 07-2646 (Lot 2 Spring Park).doc July 23, 2007 Planning Commission LSD 07-2646 Lot 2 Spring Park Agenda Item 2 Page 2 of 18 Recommendation: Staff recommends approval of LSD 07-2646 with the following conditions: Conditions of Approval: 1. Planning Commission determination of the following waivers from the Unified Development Code. a. Chapter 161.28 (D)(1) Greenspace. A minimum of 25' of landscaped greenspace exclusive of the right-of-way along Shiloh Drive. Staff finds in favor of the requested waiver, finding that a hardship exists in that the property was developed prior to the adoption of the Design Overly District. Furthermore, the applicants are removing existing parking areas to provide additional greenspace along the right-of-way. The greenspace along the right-of-way is between 22' and 40' at the north end of the site. b. Chapter 161.28 (D)(3) Curb -cuts. No curb -cuts shall be allowed within 250 feet of an intersection. All of the curb -cuts are existing except for the proposed one- way egress proposed next to Building B. The applicants are proposing a new 15' drive aisle at the northeast corner of the property that is located approximately 80' from the Shiloh Drive intersection. Staff finds in favor the request. Shiloh Drive is not a through street and consequently does not carry a great deat of pass-thru traffic. Staff does not find that the proposed location will create a dangerous traffic situation. c. Chapter 161.28 (D)(6) Site Coverage. Twenty five percent (25%) of the site shall be left in open space. The property will contain 19.7% open space after redevelopment. Staff finds that the addition of new interior tree islands, additional greenspace along Shiloh Drive and additional trees and shrubs to the property will be a benefit to the property and the community. The entire site is currently a parking lot with out standard landscape islands. The proposed landscaping and greenspace will greatly improve the site. d. Chapter 171.13 (B)(6)(a)(ii) Driveway Approaches. The width of a commercial driveway approach shall not exceed 27 feet for driveways that are one-way in and one-way out. Staff finds that the existing driveway access to Shiloh Drive (28.2 ) does not create a dangerous traffic condition and that the reconstruction of the driveway approach would not improve traffic safety. 7/12/07: THE SUBDIVISION COMMITTEE FOUND IN FAVOR OF THE REQUESTED WAIVERS. 2. Planning Commission determination of Commercial Design Standards and compatibility with the surrounding commercial developments. Staff finds that the proposed building elevations and materials sample board depict structures that are well -articulated and compatible with surrounding developments. 7/12/07: THE SUBDIVISION COMMITTEE FOUND IN FAVOR OF THE PROPOSED BUILDING ELEVATIONS. 3. A 4' sidewalk shall be constructed at the back of curb along the north side of the property subject to obtaining approval from the owner of the property on which the sidewalk would be located, in order to meet the goals of providing pedestrian access within the X:IReports120071PC Reports107-23-071LSD 07-2646 (Lot 2 Spring Park).doc July 23, 2007 Planning Commission LSD 07-2646 Lot 2 Spring Park Agenda Item 2 Page 3 of 18 Design Overly District. 4. The applicant shall obtain written permission to construct any improvements outside of the property boundaries prior to building and/or grading permit approval. 5. The applicant shall provide written permission from the property owner for the use of the southern drive in conjunction with a drive-thru. 6. Street lights are required at every intersection and at with maximum separation of one per 300' on all surrounding streets and shall be installed prior to issuance of a Certificate of Occupancy. 7. Pedestrian access from the street to the entrance of the structures by way of a designated walk shall be provided. 8. Five (5) bike racks are required to be located within 50' of a public entrance. These racks shall be distributed to each building. 9. Large scale development approval does not assure sign permit approval. All proposed signs shall be permitted separately from the large scale development proposal by a Sign Permit application and Certificate of Zoning Compliance. The only permitted freestanding signs shall be monument signs. 10. Any damage to the existing sidewalk shall be repaired andior replaced prior to approval of a Certificate of Occupancy. 11. The applicant shall make the following revisions prior to building permit approval: a. The location of the dumpster north of Building A is not accessible. The dumpster pad shall be relocated and approved by the Solid Waste Department. b. Provide 2 points in state plane coordinates and a point of beginning for the legal description. Landscape Conditions: 12. Revise the Tree Preservation and Protection Calculations prior to building permit approval. 13. The 14 Standard Notes for Protection of Trees and Natural Areas needs to be added to the plan. The location of tree protection fencing will be reviewed by the Urban Forester at the time of construction plan review. 14. An area for on-site storage of construction materials, soil stockpile, cement truck washout, parking, etc shall be identified on the plans. 15. Mitigation is required on the site in the amount of 3 (2) inch caliper large species trees. These trees will be planted on site utilizing the Residential On -Site Mitigation option. Identify these trees prior to revision submittal. Mitigation trees shall not be planted within any utility easements. 16. Before a Final Certificate of Occupancy can be granted, a 3 -year bond, letter of credit, or K: IReports120071PC Reports107-23-071LSD 07-2646 (Lot 2 Spring Park)doc July 23, 2007 Planning Commission LSD 07-2646 Lot 2 Spring Park Agenda Item 2 Page 4 of 18 16. Before a Final Certificate of Occupancy can be granted, a 3 -year bond, letter of credit, or check in the amount of $750 shall be submitted to the City of Fayetteville. After the 3 - year period, the Urban Forester will inspect the trees. Finding 90% healthy, the amount is released. 17. Remove notes 9 and 10 from the Landscape Plan as they pertain to another project. 18. Prior to building permit, a cost estimate for all required landscape is to be submitted to the Urban Forester for review. Once approval is gained, a guarantee is to be issued (bond/letter of credit/cash) for 150% of the cost of the materials and installation of the plants. This guarantee will be held until the improvements are installed and inspected, at the time of Certificate of Occupancy. 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 issuance of a final certificate of occupancy. Standard Conditions of Approval: 20. 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). 21. 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. 22. Any required trash enclosure shall be screened with access not visible from the street. The trash enclosures shall be constructed with materials that are complimentary to and compatible with the proposed building unless otherwise approved by the Zoning and Development Administrator. 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. 23. All mechanical/utility equipment (roof and ground mounted) shall be screened using materials that are compatible with and incorporated into the structure. A note shall be clearly placed on the plat and all construction documents indicating this requirement. 24. All exterior lights shall be reviewed at the time of building permit submission for compliance with the Outdoor Lighting Ordinance. Manufacturer's cut -sheets are required prior to building permit approval. 25. All existing utilities below 12kv shall be relocated underground. All proposed utilities shall be located underground. K:IReports120071PC Reports107-23-071LSD 07-2646 (Lot 2 Spring Park).doc July 23, 2007 Planning Commission LSD 07-2646 Lot 2 Spring Park Agenda Item 2 Page 5 of 18 26. Large scale development shall be valid for one calendar year. 27. Prior to building permit, a cost estimate for all required landscaping is to be submitted to the Landscape Administrator for review. Once approval is gained, a guarantee is to be issued (bond/letter of credit/cash) for 150% of the cost of the materials and installation of the plants. This guarantee will be held until the improvements are installed and inspected, at the time of Certificate of Occupancy. 28. Prior to the issuance of a building permit the following is required: a. Grading and drainage permits b. An on-site inspection by the Landscape Administrator of all tree protection measures prior to any land disturbance. c. Separate easement plat for this project that shall include the tree preservation area and all utility easements. d. Project Disk with all final revisions e. One copy of final construction drawings showing landscape plans including tree preservation measures submitted to the Landscape Administrator. 29. Completion of all required improvements or the placement of a surety with the City (letter of credit, bond, escrow) as required by Section 158.01 "Guarantees in Lieu of Installed Improvements" to guarantee all incomplete improvements. Further, all improvements necessary to serve the site and protect public safety must be completed, not just guaranteed, prior to the issuance of a Certificate of Occupancy. Additional Conditions: a. b. Planning Commission Action: ❑ Approved Motion: Second: Vote: Meeting Date: July 23, 2007 Comments: ❑ Denied ❑ Tabled The "Conditions of Approval" listed in the report above are accepted in total without exception by the entity requesting approval of this development item. Signature Date K:I Repmrts120071 PC Reports107-23-071LSD 07-2646 (Lot 2 Spring Park).doc July 23, 2007 Planning Commission LSD 07-2646 Lot 2 Spring Park Agenda Item 2 Page 6 of 18 ie ARKANSAS THE CITY OF FAYETTEVILLE, ARKANSAS PC Meeting of July 23, 2007 LANDSCAPE REVIEW FORM To: City of Fayetteville Planning Commission From: Sarah K. Patterson, Urban Forester Date: July 17, 2007 113 W. Mountain St. Fayetteville, AR 72701 Telephone: (479) 444-3470 ITEM #: LSD 07-2646: Large Scale Development (Lot 2 Spring Park) Applicable Requirements: Plan Checklist: Y= submitted by applicant N=requested by City of Fayetteville NA= not applicable YGm Bi �n 16 1n _ ..�-'�.._'®". Y y _moi' „- n... a... Irrigation notes either automatic or hose bib y y Species of plant material identified y y Size of plant material at time of installation indicated Y y Soil amendments notes include that soil is amended and sod removed Y y Mulch notes indicate organic mulching around trees and within landscape beds N N Plans stamped by a licensed Landscape Architect y y Planting details according to Fayetteville's Landscape Manual ... `-�" .-- -W:. '�'. r 6J88 8 roc c ,5 :. �yF $,.6. 4ft 6 :8 9F<" Y Y Wheel stops/ curbs Y Y Interior landscaping Narrow tree lawn (8' min width, i/ min length/ 1 tree per 12 spaces) Tree island (8' min. width/i tree per 12 spaces) July Mannino Lo 23, 2007 omission LSD 07-2646 Lot 2 Spring Park Agenda Item 2 Page 7 of 18 Findings: • A waiver of Design Overlay District requirements for 25 feet of greenspace adjacent to right of way and 25% of the entire site left in greenspace has been submitted. Staff is in approval of these two waivers as they are greatly increasing the amount of greenspace, vegetation, etc on the site. Approximately 19 feet of greenspace has been achieved adjacent to Shiloh and 19.64% of the site left in greenspace. Conditions of Approval: 1. Please remove notes 9 and 10 from the Landscape Plan as they pertain to another project. 2. Please specify on the Landscape Plan which trees will be meeting the requirements for mitigation. 3. Shrubs to meet code requirements only have to be 3 gallon at time of planting. July 23, 2007 Planning Commission LSD 07-2646 Lot 2 Spring Park Agenda Item 2 Page 8 of 18 N Y 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) �t:lac b N N - Greenspace adjacent to street R.O.W. (25' wide) Y Y Large street trees planted every 30' L.F. along R.O.W. N N 25% of total site area left in greenspace (8o% landscape) N y Parking lots and outdoor storage screened with landscaping Srz. Y=e"®aa;�_a a e'er. ae. s`as.873�`- NA Residential Subdivisions- 1 large species shade tree/ lot tree planted within R.O.W. if possible Y y Nonresidential Subdivision- 1 large species shade tree/3o L.F. tree planted within 15-25'greenspaee NA Urban Tree Wells -urban streetscape only-lofoot sidewalk NA Structural Soil -if urban wells are used, a note or detail of structural soil must be indicated on the landscape plan NA Timing of planting indicated on plans (subdivisions only) NA Written description of the method for tracking plantings 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 (1 gal) / 3000 square feet NA Ground cover unless seed or sod is specified NA 5o% of facility planted with grass or grass like plants Findings: • A waiver of Design Overlay District requirements for 25 feet of greenspace adjacent to right of way and 25% of the entire site left in greenspace has been submitted. Staff is in approval of these two waivers as they are greatly increasing the amount of greenspace, vegetation, etc on the site. Approximately 19 feet of greenspace has been achieved adjacent to Shiloh and 19.64% of the site left in greenspace. Conditions of Approval: 1. Please remove notes 9 and 10 from the Landscape Plan as they pertain to another project. 2. Please specify on the Landscape Plan which trees will be meeting the requirements for mitigation. 3. Shrubs to meet code requirements only have to be 3 gallon at time of planting. July 23, 2007 Planning Commission LSD 07-2646 Lot 2 Spring Park Agenda Item 2 Page 8 of 18 4. Revise the Tree Preservation Calculations on the next set of revisions. 5. Prior to building permit, a cost estimate for all required landscape is to be submitted to the Urban Forester for review. Once approval is gained, a guarantee is to be issued (bond/letter of credit/cash) for iso% of the cost of the materials and installation of the plants. This guarantee will be held until the improvements are installed and inspected, at the time of Certificate of Occupancy. 6. Under 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 issuance of a final certificate of occupancy. July 23, 2007 Planning Commission LSD 07-2646 Lot 2 Spring Park Agenda Item 2 Page 9 of 18 PC Meeting of July 23, 2007 THE CITY OF FAYETTEVILLE, ARKANSAS TREE PRESERVATION and PROTECTION REPORT To: Fayetteville Planning Commission From: Sarah K. Patterson, Urban Forester Date: July 17, 2007 113 W. Mountain St. Fayetteville, AR 72701 Telephone: (479) 444-3470 ITEM #: LSD 07-2646: Large Scale Development (Lot 2 Spring Park) Requirements Submitted: Canopy Measurements: acres 2.62 square feet 114,127.2 acres 0.05 square feet 2,997 ercent of site area acres 2% 0.03 square feet 1,268 s ercent of total site area 1.1% 2% FINDINGS: The desirability of preserving a tree or group of trees by reason of age, location, size or species. • This project is redeveloping a site that currently has a large restaurant and associated parking. The canopy on the site has July 23, 2007 Planning Commission LSD 07-2646 Lot 2 Spring Park Agenda Item 2 Page 10 of 18 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: acres 2.62 square feet 114,127.2 acres 0.05 square feet 2,997 ercent of site area acres 2% 0.03 square feet 1,268 s ercent of total site area 1.1% 2% FINDINGS: The desirability of preserving a tree or group of trees by reason of age, location, size or species. • This project is redeveloping a site that currently has a large restaurant and associated parking. The canopy on the site has July 23, 2007 Planning Commission LSD 07-2646 Lot 2 Spring Park Agenda Item 2 Page 10 of 18 smaller Bradford pears, pines, and maples that were planted with the original project. The new large scale development on this site will reduce the impervious surface and bring the majority of the parking lot into code. The extent to which the area would be subject to environmental degradation due to removal of the tree or group of trees. • Environmental degradation should not occur on the site. 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. • Adjacent properties will not be adversely affected by the removal of canopy. 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. • The size and shape of the lot does not reduce flexibility. The intent is to keep as much of the existing parking lot and curb cuts in place. This does require a good amount of planning and coordination. The general health and condition of the tree or group of trees, or the presence of any disease, injury or hazard. • The overall health of the trees is fair. The placement of the tree or group of trees in relation to utilities, structures, and use of the property. • Canopy removed on this site is do to the poor quality of species and location of the trees for redevelopment of the parking lot. The need to remove the tree or group of trees for the purpose of installing, repairing, replacing, or maintaining essential public utilities. • Canopy preserved will be found within existing landscape islands and protected through the process. These trees should not be removed for any purpose. 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 not been routed to avoid canopy. Construction requirements for On -Site and Off -Site Alternatives. • N/A The effects of proposed On -Site Mitigation or Off -Site Alternatives. • Mitigation will be required on this site to bring the canopy back up to the required 2%. July 23, 2007 Planning Commission LSD 07-2646 Lot 2 Spring Park Agenda Item 2 Page 11 of 18 The effect other chapters of the UDC, and departmental regulations have on the development design. • This project is within the Design Overlay District. 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 proposed Tree Preservation Plan with the following conditions of approval. Conditions of Approval: 1. Please revise the Tree Preservation and Protection Calculations for the next set of revisions. 2. The 14 Standard Notes for Protection of Trees and Natural Areas needs to be added to the plan. Tree Protection fencing may be required in some areas This can be addressed at time of Construction Plan approval. 3. An area for on-site storage of construction materials, soil stockpile, cement truck washout, parking, etc needs to be identified. 4. Mitigation is required on the site in the amount of 3 (2) inch caliper large species trees. These trees will be planted back on site utilizing the Residential On -Site Mitigation option. Please identify these trees on the next set of revisions. Mitigation trees can not be planted within any utility easements. 5. Before a Final Certificate of Occupancy can be granted, a 3 -year bond, Tetter of credit, or check in the amount of $75o shall be submitted to the City of Fayetteville. After the 3 -year period, the Urban Forester will inspect the trees. Finding 9o% healthy, the amount is released. July 23, 2007 Planning Commission LSD 07-2646 Lot 2 Spring Park Agenda Item 2 Page 12 of 18 FAYETTEVILLE THE CITY OF FAYETTEVILLE, ARKANSAS 113 West Mountain St. Fayetteville, AR 72701 ENGINEERING DIVISION CORRESPONDENCE 479-575-8206 To: Jesse Fulcher, Planner Date: July 10, 2007 From: Glenn E. Newman, Jr., P.E. Staff Engineer Re: Plat Review Comments (July 12, 2007 Subdivision Committee Meeting) Development: Lot 2 Spring Park LSD — 07-2646 Engineer: ARMac Consulting Engineers 1. All designs are subject to the City's latest design criteria (water, sewer, streets and drainage). Review for plat approval is not approval of public improvements, and all proposed improvements are subject to further review at the time construction plans are submitted. 2. Prior to building permit, bonds in the amount of 150% of the construction cost for all public improvements will need to be submitted. 3. Flood Plain Development permit will be required for the two new buildings. 4. Asphalt overlay of Shiloh Drive to the access on to College Ave at Joyce. 5. Recommend 4 ft sidewalk along the north Access Drive, provided the applicant can obtain permission from the owners of the access easement and the sign easement along the north property line. Drainage Report: 6. Vorify the downstream capacity of the st rm drain pipe that the development will be 4io.s been ver&:9L, by Engc.¢LrAr\g Engineering Comments Page 1 of 1 July 23, 2007 Planning Commission LSD 07-2646 Lot 2 Spring Park Agenda Item 2 Page 13 of 18 Subdivision Committee From: Brian Pugh To: Fulcher, Jesse; Garner, Andrew Date: 7/10/07 10:06AM Subject: Subdivision Committee 7-12-07 LSD 07-2646 (Lot 2 Spring Park) - Dumpster enclosures on northside between building A and building B are not serviceable in present location. Please provide straight approach to be serviced by front loading equipment. Please contact Solid Waste if any questions on better locations for enclosure. SD0 2645 'nksP-.1) e e'.h -e .': Wa ar to s no • OS 0 her ed w ere t. discu pme ng e ei h Brian Pugh Waste Reduction Coordinator Fayetteville Solid Waste and Recycling 479-718-7685 479-444-3478 Fax can these nd se ignate ice ree e 1 .. mp encl.-. loa• equi.� . .y1 d • ures. es in • is pla ree of nt. se con July 23, 2007 Planning Commission LSD 07-2646 Lot 2 Spring Park Agenda Item 2 Page 14 of 18 N 0,1 p' Ay 8 g .45 e gE s w 23 4 m L ss i; 0',30' —265.89'— ---L N 00'38'56 1 /I .00' Og m rr O A- so n .447 h szt S N Xt q z Cm CO 03 CO NLa 03 � N N m No A 02 7 CP N tm co 'aus How NO. 7 c July 23, 2007 Planning Commission LSD 07-2646 Lot 2 Spring Park Agenda Item 2 Page 15 of 18 ARMac ,CONSULTING ENGINEERS, PLLC Planning Commission City Planning Department 125 W. Mountain Fayetteville, AR 72701 June 12, 2007 Dear Commissioners & Staff: 3825 N. SHILOH DRIVE — LARGE SCALE DEVELOPMENT. The following information is being provided for review by Planning Staff on June 14, 2007: • Legal description of the property • Two sets of typed mailing labels • Copy of the current plat on file at assessor's office • 4 — Color elevations • 1 - large color elevations and material sample board • Signed LSD and Grading and Drainage Applications • Tree Preservation Waiver • 1 CD with all AutoCADD drawings for the project ▪ 30 copies, bound and folded (24"x36") The property to be developed contained approximately 2.6 acres, and is zoned C-2. It is adjacent to the Home Depot lot and was previously Fire Mountain restaurant and associated parking. The current parking ratio exceeds the minimum requirements for this usage, and the present owner plans to develop this property further by placing two new buildings on site and using the existing building and new buildings as retail, restaurant, and office space. There will be two drive-through locations, as shown on the plans. The scope of the project will include two new buildings of approximately 6,125 sf and 12,250 sf, respectively. The existing building will be altered to provide for a drive-through on the south side. Thank you for considering the owners request. Sine ely, West Design Engineer 3715 North Business Drive - Fayetteville, Arkansas 72703 Ph (479) 444-8398 Fax (479) 251-0714 CC: File 07-012 Robert Hopmann J & B Properties, LLC July 23, 2007 Planning Commission LSD 07-2646 Lot 2 Spring Park Agenda Item 2 Page 16 of 18 LSD07-2646 Close Up View LOT 2 SPRING PARK Overview July 23, 2007 Planning Commission LSD 07-2646 Lot 2 Spring Park A.enda Item 2 Page 17 of 18 LOT 2 SPRING PARK LAKE FAYETTEVILLE JOH NI m 2ND ST AVENSWOpp ¢ ' ri HJ zi SAM ST '. �s I,Junrvson.RD HEIO&'T P-- JOYCEB o VD- It JANE CIRQE63 %` I r Overview Legend Subject Property LSD07-2646 Boundary Planning Area „� o Overlay District :Jon Outside City 0 0.25 0.5 Legend NO Hillside -Hilltop Overlay District 1 M July 23, 2017 iles Planning Commission 2 Page 18 of 18 LSD 07-2646 Lot 2 Spring Pa yenud Ien evi le •(bl{P/ i C ARKANSAS THE CITY OF FAYETTEVILLE, ARKANSAS PLANNING DIVISION CORRESPONDENCE PC Meeting of July 23, 2007 125 W. Mountain St. Fayetteville, AR 72701 Telephone: (479) 575-8267 TO: Fayetteville Planning Commission FROM: Jesse Fulcher, Current Planner Matt Casey, Staff Engineer THRU: Jeremy Pate, Director of Current Planning DATE: July 18, 2007 LSD 07-2648: Large Scale Development (LONGVIEW MEDICAL OFFICE, 212): Submitted by ENGINEERING DESIGN ASSOCIATES for property located at THE NE CORNER OF WIMBERLY DR. & LONGVIEW ST., S OF FUTRALL. The property is zoned R -O, RESIDENTIAL OFFICE contains approximately 5.52 acres. The request is for three 2 - story medical office buildings totaling 56,194 s.f. and associated parking. Planner: JESSE FULCHER Findings: Property & Proposal: The subject property is Tract 1 in the Brookstone Subdivision, which was platted in 2002. The owners are proposing to construct three 2 -story medical office buildings totaling 56,194 square feet with 186 parking spaces. Access to the property is provided by Longview Street. Surrounding land use and zoning is listed in Table 1. Table 1 Surrounding Land Use and Zonin Direction from Site Land Use Zoning North Medical Offices C-2 South Undeveloped R -O East Undeveloped R -O West Medical Office C -2/R -A Right-of-way being dedicated: Sufficient right-of-way for Longview Street (35' from centerline) has been dedicated. Adjacent Master Street Plan Streets: Longview Street (Collector Street). Water/Sewer: Water and sewer service is available to the proposed structure. Tree Preservation: Existing Tree Canopy: 73.0% Tree Canopy Preserved: 21.9% Mitigation: Not required. K: IRepwYs120071PC Reports107-23-071LSD 07-2648 (Longview Medical OfJice).doc July 23, 2007 Planning Commission LSD 07-2648 Longview Medical Office Agenda Item 3 Page 1 of 16 Public Comment: A citizen present at the Subdivision Committee meeting requested information regarding runoff from the parking areas into a FEMA regulated tributary along the eastern property line. Engineering staff has determined that the development proposal meets all requirements of the Unified Development Code regarding storm water management. Recommendation: Staff recommends approval of LSD 07-2648 with the folio ng conditions: Conditions of Approval: 1. Planning Commission determination of the a waiver from Chapter 177.04 (D)(1) Perimeter Landscaping requirement. The applicant is requesting a waiver from the required 5' landscape area between parking areas and the side (west) and rear (north) property lines. Stafffinds in favor of the requested waivers, finding that the circumstances requiring the waivers are due to the encroachment of a parking lot across the north property line and the need for cross -access to the west, which the applicant is providing by expanding a parking lot located on the adjacent property. This will allow for better utilization of the shared drive aisles and connectivity between the adjacent properties. 7/12/07: THE SUBDIVISION COMMITTEE FOUND IN FAVOR OF THE REQUESTED WAIVERS. 2. Planning Commission determination of Commercial Design Standards and compatibility with the surrounding commercial developments. Stafffinds that the proposed building elevations and materials sample board depict a structure that is well -articulated and compatible with surrounding developments, meeting commercial design standards. 7/12/07: THE SUBDIVISION COMMITTEE FOUND IN FAVOR OF THE PROPOSED BUILDING ELEVATIONS. 3. The applicant shall obtain written permission from the adjacent property owner to access and construct the parking lot on the west side of the property, as it will be an extension of the existing parking area on the adjacent property. An access easement along the common drive aisle shall be required with the easement plat prior to building permit. 4. Street Lights are required at every intersection and with a maximum separation of one per 300' on all surrounding streets and shall be installed prior to issuance of a Certificate of Occupancy. 5. Large scale development approval does not assure sign permit approval. All proposed signs shall be permitted separately from the large scale development proposal by a Sign Permit application and Certificate of Zoning Compliance. 6. Any damage to the existing sidewalk shall be repaired and/or replaced prior to approval of a Certificate of Occupancy. Landscape Conditions: 7. The tree preservation area shall exclude any easements. 8. Prior to building permit approval, the applicant shall coordinate with the Urban Forester to determine the most suitable locations for shrub and tree plantings in relation to the water/sewer lines and parking lot lights. K:IReparts120071PC Reports107-23-071LSD 07-2648 (Longview Medical Office).dac July 23, 2007 Planning. Commission LSD 07-2648 Longview Medical Office Agenda Item 3 Page 2 of 16 9. Prior to building permit, a cost estimate for all required landscape is to be submitted to the Urban Forester for review. Once approval is gained, a guarantee is to be issued (bond/letter of credit/cash) for 150% of the cost of the materials and installation of the plants. This guarantee will be held until the improvements are installed and inspected, at the time of Certificate of Occupancy. 10. 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 issuance of a final certificate of occupancy. 11. Per the final plat of Brookstone Subdivision, a minimum of 20% of the existing tree canopy shall be preserved. Standard Conditions of Approval: 12. 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). 13. 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. 14. Any required trash enclosure shall be screened with access not visible from the street. The trash enclosures shall be constructed with materials that are complimentary to and compatible with the proposed building unless otherwise approved by the Zoning and Development Administrator. 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. 15. All mechanical/utility equipment (roof and ground mounted) shall be screened using materials that are compatible with and incorporated into the structure. A note shall be clearly placed on the plat and all construction documents indicating this requirement. 16. All exterior lights shall be reviewed at the time of building permit submission for compliance with the Outdoor Lighting Ordinance. Manufacturer's cut -sheets are required prior to building permit approval. 17. All existing utilities below 12kv shall be relocated underground. All proposed utilities shall be located underground. 18. Large scale development shall be valid for one calendar year. 19. Prior to building permit, a cost estimate for all required landscaping is to be submitted to the Landscape Administrator for review. Once approval is gained, a guarantee is to be issued (bond/letter of credit/cash) for 150% of the cost of the materials and installation of the plants. This guarantee will be held until the improvements are installed and inspected, at the time of Certificate of Occupancy. K: tReports120071 PC Repaisl07-23-071LSD 07-2648 (Longview Medical Officejdoc July 23, 2007 Planning Commission LSD 07-2648 Longview Medical Office Agenda Item 3 Page 3 of 16 20. Prior to the issuance of a building permit the following is required: a. Grading and drainage permits b. An on-site inspection by the Landscape Administrator of all tree protection measures prior to any land disturbance. c. Separate easement plat for this project that shall include the tree preservation area and all utility easements. d. Project Disk with all final revisions e. One copy of final construction drawings showing landscape plans including tree preservation measures submitted to the Landscape Administrator. 21. Completion of all required improvements or the placement of a surety with the City (letter of credit, bond, escrow) as required by Section 158.01 "Guarantees in Lieu of Installed Improvements" to guarantee all incomplete improvements. Further, all improvements necessary to serve the site and protect public safety must be completed, not just guaranteed, prior to the issuance of a Certificate of Occupancy. Additional Conditions: a. b. Subdivision Committee Action: ❑ Approved Motion: Second: Vote: Meeting Date: July 12, 2007 Comments: ❑ Denied ❑ Tabled The "Conditions of Approval" listed in the report above are accepted in total without exception by the entity requesting approval of this development item. Signature Date K: IReports120071PC Repons107-23-071LSD 07-2648 (Longview Medical Office).doc July 23, 2007 Planning Commission LSD 07-2648 Longview Medical Office Agenda Item 3 Page 4 of 16 evi ARKANSAS THE CITY OF FAYETTEVILLE, ARKANSAS LANDSCAPE REVIEW FORM PC Meeting of July 23, 2007 113 W. Mountain St. Fayetteville, AR 72701 Telephone: (479) 444-3470 To: City of Fayetteville Planning Commission From: Sarah K. Patterson, Urban Forester Date: July 17, 2007 ITEM #: LSD o7-2648• Large Scale Development (Longview Medical Office) Applicable Requirements: Plan Checklist: Y= submitted by applicant N=requested by City of Fayetteville NA= not applicable 23, 2007 Planning Commission LSD 07-2648 Longview Med.cal Office Agenda Item 3 Page 5 of 16 y y Irrigation notes either automatic or hose bib y y Species of plant material identified y y Size of plant material at time of installation indicated y y Soil amendments notes include that soil is amended and sod removed y y Mulch notes indicate organic mulching around trees and within landscape beds Y y Plans stamped by a licensed Landscape Architect y y Planting details according to Fayetteville's Landscape Manual y y Wheel stops/ curbs Y Y Interior landscaping Narrow tree lawn (8' min width, 17' min length/ i tree per 12 spaces) Tree island (8' min. width/i tree per 12 spaces) , , 23, 2007 Planning Commission LSD 07-2648 Longview Med.cal Office Agenda Item 3 Page 5 of 16 Findings: Staff finds in favor of the 5 foot greenspace requirement along the east and north property line. The development to the north and east, with associated parking, currently exist and actually encroach upon this property. This development will bring the existing parking to the east up to code with landscape islands. Conditions of Approval: 1. There is an existing water line along the front of this property on Longview. The street tree location should be addressed at time of planting to ensure that proper clearance will be met. 2. There are many locations where the sewer will be found under some greenspaces. Please take this into consideration when planning the planting for these spaces. 3. Consider the location of parking lot lights as they will have to July 23, 2007 Planning Commission LSD 07-2648 Longview Medical Office Agenda Item 3 Page 6 of 16 N 1' 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 3o' L.F. along R.O.W. NA 25% of total site area Left in greenspace (8o% landscape) NA Parking lots and outdoor storage screened with landscaping . 8��W�sr�a' NA Residential Subdivisions- t large species shade tree/ lot tree planted within R.O.W. if possible Y Y 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 NA Timing of planting indicated on plans (subdivisions only) NA Written description of the method for tracking plantings LL a a. ... B " B 8'St NA 1 deciduous or evergreen tree/ 3000 square feet NA 4 large shrubs (3 gal) or small trees / 3000 square feet NA NA 6 shrubs or grasses (i gal) / 3000 square feet Ground cover unless seed or sod is specified NA 5o% of facility planted with grass or grass like plants Findings: Staff finds in favor of the 5 foot greenspace requirement along the east and north property line. The development to the north and east, with associated parking, currently exist and actually encroach upon this property. This development will bring the existing parking to the east up to code with landscape islands. Conditions of Approval: 1. There is an existing water line along the front of this property on Longview. The street tree location should be addressed at time of planting to ensure that proper clearance will be met. 2. There are many locations where the sewer will be found under some greenspaces. Please take this into consideration when planning the planting for these spaces. 3. Consider the location of parking lot lights as they will have to July 23, 2007 Planning Commission LSD 07-2648 Longview Medical Office Agenda Item 3 Page 6 of 16 coincide with required parking lot trees. 4. Prior to building permit, a cost estimate for all required landscape is to be submitted to the Urban Forester for review. Once approval is gained, a guarantee is to be issued (bond/letter of credit/cash) for 15o% of the cost of the materials and installation of the plants. This guarantee will be held until the improvements are installed and inspected, at the time of Certificate of Occupancy. 5. Under 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 issuance of a final certificate of occupancy. July 23, 2007 Planning Commission LSD 07-2648 Longview Medical Office Agenda Item 3 Page 7 of 16 av Levi e ARKA.N S:AS THE CITY OF FAYETTEVILLE, ARKANSAS PC Meeting of July 23, 2007 TREE PRESERVATION and PROTECTION REPORT 113 W. Mountain St. Fayetteville, AR 72701 Telephone: (479) 444-3470 To: Fayetteville Planning Commission From: Sarah K. Patterson; Urban Forester Date: July 17, 2007 ITEM #: LSD 07-2648: Large Scale Development (Longview Medical Office) 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 site is currently very wooded with about 73% of the site canopy covered. The species found are a mixture of green ash and honey July 23, 2007 Planning Commission LSD 07-2648 Longview Medical Office Agenda Item 3 Page 8 of 16 acres 5. 2 s. uare feet 240,451.2 4.03 acres s. uare feet 1 ,529.4 .ercent of site area 73% • 1.21 acres S . uare feet 52,658.81 . ercent of total site area 21.9% 2o% !La FINDINGS: The desirability of preserving a tree or group of trees by reason of age, location, size or species. • This site is currently very wooded with about 73% of the site canopy covered. The species found are a mixture of green ash and honey July 23, 2007 Planning Commission LSD 07-2648 Longview Medical Office Agenda Item 3 Page 8 of 16