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HomeMy WebLinkAbout2008-08-11 - Agendas - Final ayve T"r ARKANSAS 113 W.Mountain St. Fayetteville,AR 72701 Telephone:(479)575-8267 AGENDA FOR A MEETING OF THE PLANNING COMMISSION Monday,August 11,2008, 5:30 p.m. Room 219,City Administration Building ORDER OF PLANNING COMMISSION MEETING A. Introduction of agenda item—Chair B. Presentation of Staff Report C. Presentation of request—Applicant D. Public Comment E. Questions&Answer with Commission F. Action of Planning Commission(Discussion&Vote) NOTE TO MEMBERS OF THE AUDIENCE If you wish to address the Planning Commission on an agenda item please queue behind the podium when the Chair asks for public comment. Public comment occurs after the Planning Staff has presented the application and will only be permitted during this part of the hearing for each item. Members of the public are permitted a maximum of 10 minutes to speak, representatives of a neighborhood group will be allowed 20 minutes. The applicant/representative of an application before the Planning Commission for consideration will be permitted a maximum of 20 minutes for presentation. Once the Chair recognizes you,go to the podium at the front of the room and give your name and address. Address your comments to the Chair, who is the presiding officer. He/She will direct them to the appropriate appointed official, staff member or others for response. Open dialogue will not be permitted: please ask any questions, and answers will be provided once public comment has been closed. Please keep your comments brief,to the point, and relevant to the agenda item being considered so that everyone has a chance to speak. Please, as a matter of courtesy, refrain from applauding or booing any speakers or actions of the Planning Commission. 2008 Planning Commissioners Sean Trumbo Lois Bryant Matthew Cabe James Graves Porter Winston Andy Lack Christine Myres Jeremy Kennedy Jill Anthes Tayve ee TENTATIVE AGENDA ARKANSAS The City of Fayetteville, Arkansas 113 W.Mountain St. Fayetteville,AR 72701 Telephone:(479)575-8267 AGENDA FOR A MEETING OF THE PLANNING COMMISSION Monday,August 11,2008,5:30 p.m. Room 219,City Administration Building The following items will be considered: ConsentAQenda: 1. Approval of the minutes from the July 28,2008 meeting. 2. ADM 08-3066: (LIBERTY BANK, 175): Submitted by CRAFTON TULL SPARKS for property located THE NW CORNER OF JOYCE AND VANTAGE. The property is zoned R-O,RESIDENTIAL OFFICE and contains approximately 2.68 acres.The request is for a one year extension of the approved Large Scale Development,LSD 07- 2574. Planner: Jesse Fulcher Unfinished Business: 3. R-PZD 08-2898: (SOUTHPASS DEVELOPMENT,632): Submitted by APPIAN CENTER FOR DESIGN for property located WEST OF 1-540 AND SOUTH OF HWY 62W AND NW OF CATO SPRINGS ROAD. The property is zoned R-A,RESIDENTIAL AGRICULTURAL and contains approximately 910.36 acres. The request is for Zoning and Land Use approval for a Residential Planned Zoning District with 809 single family lots,2,881 multi- family units,630 condominium lofts,344,000 square feet of non-residential space,240 acres of preserved open space, and a 200+acre regional park. Planner: Andrew Gamer New Business: 4. ADM 08-3067: (YOUTHCAN!,442): Submitted by 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 to remove limitations to the hours of operation as approved with CUP 07-2624. Planner: Jesse Fulcher 5. CUP 08-3049: (TACO BUENO ON 6TH STREET,521): Submitted by U.S.BEEF CORPORATION for property located at THE NW CORNER OF 6TH STREET AND EASTERN AVENUE. The property is zoned C-2, THOROUGHFARE COMMERCIAL and R-O,RESIDENTIAL OFFICE, and contains approximately 0.85 acres. The request is for a restaurant in the R-O portion of the property. Planner:Andrew Gamer 6. CUP 08-3074: (ROOT ELEMENTARY,408): Submitted by FAYETTEVILLE SCHOOLS for property located at 1529 E. MISSION BLVD. The property is zoned RSF-4,RESIDENTIAL SINGLE FAMILY,4 UNITS/ACRE. The request is to utilize one(1)temporary modular structure in conjunction with planned enrollment and construction at Butterfield Trail Elementary School. Planner: Data Sanders 7. CUP 08-3075: (BUTTERFIELD TRAIL ELEMENTARY,253): Submitted by FAYETTEVILLE SCHOOLS for property located at 3050 N. OLD MISSOURI ROAD. The property is zoned P-1,INSTITUTIONAL. The request is to utilize two(2)temporary modular structures while construction is occurring to expand the school. Planner: Data Sanders S. CUP 08-3050: (SMITH COMMUNICATIONS/TOWNSHIP TOWER,291): Submitted by MIKE SMITH for property located at 1060 E. TOWNSHIP STREET. The property is zoned RSF-4, SINGLE FAMILY-4 UNITS/ACRE and contains approximately 1.22 acres. The request is for construction of a new 150' telecommunications tower. Planner: Jesse Fulcher 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. 7aye ARKANSAS PC Meeting of August 11, 2008 THE CITY OF FAYETTEVILLE, ARKANSAS 125 W. Mountain St. Fayetteville,AR 72701 PLANNING DIVISION CORRESPONDENCE Telephone:(479)575-8267 TO: Fayetteville Planning Commission FROM: Jesse Fulcher, Current Planner THRU: Jeremy Pate, Director of Current Planning DATE: August 1, 2008 ADM 08-3066: (LIBERTY BANK,175): Submitted by CRAFTON TULL SPARKS for property located THE NW CORNER OF JOYCE AND VANTAGE. The property is zoned R-0, RESIDENTIAL OFFICE and contains approximately 2.68 acres. The request is for a one year extension of the approved Large Scale Development, LSD 07-2574. Planner: Jesse Fulcher BACKGROUND Property Description: The subject property is located at the northwest corner of Joyce Boulevard and Vantage Drive. The 2.68-acre tract is zoned R-0, Residential Office. Background: The original Large Scale Development request was approved by the Planning Commission on July 23,2007 for the construction of a 21,613 sq. ft.bank building with 76 parking spaces. However,a conditional of approval restricting direct access to Joyce Blvd.was appealed to the City Council. Therefore,the final approval date was August 07,2007. The applicant has stated that construction of the project has been delayed due to a decline in the local economy and market. Proposal: The applicant requests to extend the approval of the Large Scale Development for one year, to expire on August 07, 2009. The Planning Department received the applicant's extension request on July 24,2008,within the required one year time limit. Should this extension be granted, all permits necessary for construction are required to be issued before the one-year extended deadline. If the permits are not issued prior to August 07, 2009, all of the approved plans for the project shall be rendered null and void. RECOMMENDATION Staff recommends approval of ADM 08-3066, the requested extension to LSD 07-2574 (Liberty Bank),with the following conditions: 1. The applicant shall be allowed until August 07, 2009 to receive all permits and approvals required to complete construction of the development or project. If all permits have not been received by this time, the Large Scale Development approval shall be revoked. K:IReportsl20081PC ReporisII5-August IIWDM08-3066(Liberty Bank exiention).doc August 11,2008 Planning Commission ADM 08-3066 Liberty Bank Agenda Item 2 Page 1 of 12 2. All other conditions of approval LSD 07-2574 shall remain applicable. DISCUSSION The City of Fayetteville Unified Development Code (UDC) Section 166.20(b) gives the Planning Commission authority to extend approval of a large scale development one additional year from the original approval. In order to extend this approval, the applicant must: (1) request the extension prior to the one year time limit, and (2) show good cause why the tasks could not reasonably be completed within the normal one year. If the one year extension is granted,it is within this time that the applicant shall receive all permits and approvals as required by City, State, and Federal regulations to start construction of the development or project. (1) The applicant has submitted the extension request to the Planning Division on July 24,2008, prior to the one year time limit ending August 07, 2008. (2) The applicant has stated that construction of the project has been delayed due to a decline in the local economy and market. PLANNING COMMISSION ACTION: ❑ Approved ❑ Denied ❑ Tabled Motion: Second: Vote: Meeting Date: August 07:2008 The"Conditions of Approval'listed in the report above are accepted in total without exception by the entity requesting approval of this development item. Signature Date K.IReporis120081PCReporfsV 5-August II UDM 08-3066(Liberty Bankextenfion).doc '.. August 11,2008 Planning Commission ADM 08-3066 Liberty Bank Agenda Item 2 Page 2 of 12 CHAPTER 166: DEVELOPMENT be completed within the normal one (1) 166.20 Expiration Of Approved Plans year limit. And Permits Expiration. If the required task(s)are not (A) Applicability. The provisions of this completed within one (1) year from the section apply to all of the following plans date of approval or during an allowed and permits: extension period, all of the above- enumerated plans and permits shall be (1) Preliminary plats; rendered null and void. (2) Planned zoning district developments; (3) Conditional uses; (C) Three-year time limit. (4) Large-scale developments; (5) Lot splits; (1) Tasks to be complete. All of the above- (6) Physical alteration of land permits; enumerated plans and permits are also (7) Storm water,drainage,and erosion control conditioned upon the applicant completing permits, the project and receiving final inspection (8) Tree preservation plans; (9) Sign permits;and, approval and/or a final Certificate of (10) Floodplain development permits. Occupancy permit within three (3) years from the date of issuance of a Building (B) One-year time limit. Permit. (1) Tasks to be completed All of the above- (2) Extensions. Prior to the expiration of the enumerated plans and permits are three(3)year time limit,an applicant may conditioned upon the applicant request the Planning Commission' to accomplishing the following tasks within extend the three (3) year period to one(1)year from the date of approval: complete the project by up to two;(2) additional years. The applicant has the (a) For any renovation or new burden to show good cause why the construction, receive a building project could not reasonably be completed permit; and/or, within the three(3)year time limit. (b) For a lot split, record a deed or survey at the Washington County (3) Expiration. If the applicant fails to meet Circuit Clerk's Office, the requirements of subsection (C)(1) stamped for recordation by the City within three (3) years from the date of Planning Division; and/or, issuance of a Building Permit or during an (c) Receive a Certificate of Zoning allowed extension period,all ofthe above- Compliance; and/or, enumerated plans and permits shall be (d) Receive all permits and approvals rendered null and void. required by City, State, and Federal regulations to start construction of the development or project. (2) Extensions. Prior to the expiration of the one (1)year time limit, an applicant may request the Planning Commission to extend the period to accomplish the tasks by up to one (1) additional year. The applicant has the burden to show good cause why the tasks could not reasonably K.IReports0008TCReportsI15-August IIWDM08-3066(Liberty Bank"tentiou).doc August 11,2008 Planning Commission ADM 08-3066 Liberty Bank Agenda Item 2 Page 3 of 12 X479.636.4338 t 479.631.62241 www.cm89nlullsparks.com Jul Y24 2008 Cratton Tull Sparks uchiledurelengineering Mr. Jesse Fulcher comny City of Fayetteville tmle s"a OFlahoma Clly 113 W.MOUntian Street aoars Fayetteville AP,72701 Tmm�1v1ne wlwta RE: Extension ofLSDP Liberty Bank,Joyce Blvd CTSA#071019-00 Dear Mr. Fulcher, On behalf of our client,Liberty Bank, we would like to request a one year extension of the approved LSDP. Conditions in the economy and market have caused the project to be delayed on the bank's construction schedule. We apologize for any inconvenience this may have caused the City of Fayetteville and we appreciate your willingness to review this request. If you have any further questions or concerns please do not hesitate to call me at 479-878-2426. Sincerel James Parks,E.I. Crafton Tull Sparks August 11,2008 Planning Commission ADM 08-3066 Liberty Bank 'iunhuuLlililil�nLllili J.i.l.i.l.i.1. i. Agenda Item Page of 12 7aye 11 C aPCMeeting=23, ARKANSAS THE CITY OF FAYETTEVILLE, ARKANSAS 125 W. Mountain St. Fayetteville,AR 72701 PLANNING DIVISION CORRESPONDENCE Telephone:(479)575-8267 TO: Fayetteville Planning Commission FROM: Jesse Fulcher, Current Planner Glenn Newman, Staff Engineer THRU: Jeremy Pate, Director of Current Planning DATE: T„1. '° '�^� Updated July 25, 2007 LSD 07-2574: Large Scale Development (LIBERTY BANK, 175): Submitted by CRAFTON, TULL, SPARKS & ASSOCIATES for property located at THE NW CORNER OF JOYCE BLVD AND VANTAGE DR. The property is zoned 9-0, RESIDENTIAL OFFICE AND C-2, THOROUGHFARE COMMERCIAL and contains approximately 2.68 acres. The request is for 21,613 s.f,hank with associated parking. Planner: Jesse Fulcher Findings: Background.• The subject development proposal was heard by the Subdivision Committee on May 31, 2007. The request was tabled by the Subdivision Committee to allow the applicant additional. time to work with City staff regarding a landscape waiver along the east property line and a proposed 4-lane access onto Joyce Boulevard. Since the previous review, the applicant has revised the site plan to provide all required landscaping and has modified the curb-cut onto Joyce Blvd. to restrict left turns out of the development. The Subdivision Committee reviewed the project again on June 11, 2007. The discussion centered on the appropriateness of the curb-cut onto Joyce Boulevard and was forwarded to the full Planning Commission by a vote of 3-0-0. Staff has included minutes from both Subdivision Committee meetings. The Planning Commission reviewed the project on June 25, 2007 and the appropriateness of the curb-cut onto Joyce Boulevard was discussed at length. Additionally, the Planning Commission requested an updated landscape plan that considered the large drainage feature on the southeast corner of the property. Ultimately, the proposal was tabled to allow the applicant time to update the traffic study based on comments voiced by the Planning Commissioners, and to specifically address safety issues with the proposed access to Joyce Blvd. An updated landscape plan and traffic study has been submitted for review. Staff has included minutes from the Planning Commission meeting along with a memo from the Engineering Division describing staff s rationale for its recommendation to remove the curb-cut from Joyce Blvd. Property: The subject property contains approximately 2.68 acres and is located at the northwest corner of Joyce Boulevard and Vantage Drive,just east of the Bellafont development. Proposal: The applicant proposes to construct a two-story bank building containing a total 21,613 square feet with 76 parking spaces,which meets city codes for parking ratios. August 11,2008 Planning Commission K.,IReports120071PCReports107-23-071L.4D 07-2574(Liber1yBank_Joyw).doc ADM 08-3066 Liberty Bank Agenda Item 2 Page 5 of 12 Surrounding Land Use/Zonin : Direction from Site Land Use Zoning North Bellafont C-3 South Bank C-2 East Post Office R-O West Bellafont C-2 Right-of-way Dedication: Right-of-way shall be dedicated 55' from centerline for Joyce Boulevard (Principal Arterial)and 35' from centerline for Vantage Drive(Collector Street). Street Improvements: A 6' sidewalk is to be constructed along Vantage Drive and a 10' sidewalk/trail is to be constructed along Joyce Boulevard. Water/Sewer: The site is currently served by water and sewer. Tree Preservation: Existing Canopy: 0.0% Preserved Canopy: 0.0% Required Canopy: 0.0% Mitigation: Not required Access/Connectivity: The subject property has a high level of access and street connectivity (reference Bellafont Master Plan). Access is currently proposed as follows: 1) One access from Vantage Drive, a Collector Street to the east; 2)Two access drives from the private street constructed as part of Bellafont to the north; and 3) a 1-lane ingress and 1-lane egress from Joyce Boulevard. Staff is supportive of all access points as proposed, with the exception of the access to Joyce Blvd. . In 2004,when the subject tract was split out from a larger property, staff expressed concerns with the access to the property, and stated that with.development, access to both Vantage and Joyce would need to be evaluated to ensure safe access and traffic movements north and west of the future signalized intersection of Vantage and Joyce. Additionally, during the master plan development of Bellafont, a large mixed-use development to the west, north and east of this property, access to the Liberty Bank site was planned by way of the private drive to the north, in an effort to reduce or eliminate additional curb-cuts to Joyce Blvd., a Principal Arterial. At this time, staff finds that the proposed 2-lane access to Joyce Blvd. would create a dangerous traffic condition in proximity to two planned and funded traffic signals, on of which is now operational. The proximity of the signals, with multiple turning movements, a vertical and horizontal curve in the road that reduces visibility, and traffic on Joyce Blvd. lead staff to the conclusion that the direct access to the Vantage/Joyce signal and indirect access to Bellafont drive/Joyce signal achieves a high level of access to the subject property, and recommends removal of the access point to Joyce Blvd. It is staffs opinion that an additional curb-cut in this location will decrease traffic safety for motorists and pedestrians in the area. Traffic Study: The traffic study performed for the subject development was undertaken.to evaluate existing vehicular traffic flow and traffic volume, and to determine the impact of the traffic generated by the development on current conditions with respect to ingress and egress. These quantitative measurements were then used to calculate the level of service for pre- and post-development. However, the level of service is not an assessment of traffic safety. Staff finds that the level of service is adequate with the removal of the left-hand turn out of the development; however, staff's concerns are with traffic safety in terms of traffic volume, traffic speeds, visibility of vehicles entering and existing Joyce Blvd., the potential for vehicular conflicts within the center turn lane in close proximity to a signalized intersection, and the potential for vehicular/pedestrian conflicts along the 10' wide multi-use trail. August 11,2008 Planning Commission K.Weportst2007WCReportsIO7-23-071LSD 07-2574(Liberty Bank_Joym).doc ADM 08-3066 Liberty Bank Agenda Item 2 Page 6 of 12 The original traffic study did not take into consideration additional traffic created by approved developments in the vicinity of the subject property. Accordingly, the applicant has resubmitted the traffic study with traffic generation data that was provided by a previous traffic study conducted as part of the Bellafont development. When comparing the original and the updated projected traffic conditions, it is apparent that the level of service has decreased. This is not solely due to the vehicle trips expected from the proposed development, but rather the overall increase in vehicle trips produced by multiple developments in the area. As the areas along Joyce Boulevard continue to develop and the City's population continues to grow, the level of service along Joyce Boulevard will continue to decrease. In staffs opinion, effective access management practices will increase capacity and ultimately prolong the life of our road systems. As noted with the previous traffic study conducted for this area, one recommendation made by that traffic engineer to improve traffic flow along Joyce Blvd. is to realign/combine/eliminate drives and streets near the frontage road intersection to help eliminate conflicts. Recommendation: Staff recommends approval of LSD 07-2574 with the following conditions: Conditions of Approval: 1. Planning Commission determination of compliance with Commercial Design Standards. Staff recommends approval of the proposed elevations,finding that the elevations submitted meet the criteria set forth for commercial design standards. 6/25/07: THE PLANNING COMMISSION FOUND IN FAVOR OF THE PROPOSED BUILDING ELEVATIONS. 7/23/07: THE PLANNING COMMISSION FOUND IN FAVOR OF THE PROPOSED BUILDING ELEVATIONS. 2. Planning Commission determination of street improvements. Staff recommends that a 10' sidewalk be constructed at the Master Street Plan right-of-way along Joyce Boulevard and a 6'sidewalk along Vantage Drive. The sidewalk along Vantage Drive shall be located within a pedestrian access easement as it is located outside of the right-of-way to match the sidewalk constructed as part of the Bellafont development. 6/25/07: THE PLANNING COMMISSION FOUND IN FAVOR OF THE RECOMMENDED STREET IMPROVEMENTS. 7/23/07: THE PLANNING COMMISSION FOUND IN FAVOR OF THE RECOMMENDED STREET IMPROVEMENTS. 3. Planning Commission determination of curb-cuts and appropriate locations. Staff is not supportive of the proposed curb-cut onto Joyce Boulevard,finding that the additional turning movements created by the requested curb-cut will increase the potential for traffic conflicts on a highly traveled and high speed principal arterial street. As noted in Figure No. 8 in the submitted traffic study, a high number of vehicle turning movements will be created by the proposed curb-cut that will likely conflict with through traffic on Joyce and east bound traffic attempting to utilize the turning lane to access Vantage Drive. Sufficient access to serve the proposed development was planned and is available to the property via Vantage Drive (a Collector Street), which will soon be signalized, and a private drive that connects from Vantage Drive to another signalized intersection at the entrance to Bellafont at Joyce Blvd. Please reference additional information submitted by the Engineering Division (memo dated August 11,2008 Planning Commission K.,IReportsl2007iPCReports107-23-071LSD 07-2574(Liberty Bank_Joyce).doc ADM 08-3066 Liberty Bank Agenda Item 2 Page 7 of 12 July 19, 2007), along with the articles of reference. 6/25/07: ITEM TABLED. NO DETERMINATION BY THE PLANNING COMMISSION. 7/23/07: THE MOTION TO APPROVE THE CURB-CUT ONTO JOYCE BLVD. FAILED BY A VOTE OF 4-4-0. 8//7/07: DECISION APPEALED TO THE CITY COUNCIL. ACCESS TO JOYCE WAS APPROVED WITH A RESTRICTION ON LEFT-OUT TURNING MOVEMENTS, AS INDICATED ON THE PLANS. 4. The project is located within Mud Creek bridge assessment area. Based on the rational nexus calculation, the developer shall be responsible for paying$50,232.00 to the City of Fayetteville for delayed off-site improvements for the construction of a bridge over Mud Creek prior to building permit approval. See attached memo from Engineering Department. 5: The applicant shall obtain written permission from the adjacent property owner(City of Fayetteville)to construct off-site improvements. 6. The signs for the Liberty Bank and Bellafont developments shall be removed from the property owned by the City of Fayetteville and shall be relocated to each of the respective properties, as off-site signs are prohibited in the City of Fayetteville.Real estate signs are limited to 8,sq.ft. for residential office zoning districts and 32 sq. ft. for commercial zoning districts, and shall be located at least 10' from the street. 7. Street lights are required at every intersection and with maximum separation of one per 300' on all surrounding streets and shall be installed prior to issuance of a Certificate of Occupancy. 8. Right-of-way dedication in the amount of 55' from centerline for Joyce Blvd. and 35' from centerline for Vantage Dr. shall be dedicated by easement plat. 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. Additionally, all flags shall be reviewed for compliance with Chapter 174 Signs prior to installation. 10. All water/landscape features shall be reviewed for compliance with building setbacks if applicable and location in relation to utility lines and easements. 11. The following revision shall be made to the site plan prior to building permit: a. Update the parking table to reflect a total of 78 parking stalls. b. Update the parking table to reflect a parking ratio of 1 space/200 sq. ft. of bank area and 1 space/300 sq. ft. of office area, as referenced in the traffic study. c. Shift the tree islands on the east and west sides of the property, so that there are no more than 12 consecutive spaces. 12. Show all utilities and easements on the landscape plan and take into consideration the location of the streetiparking lot lights. August 11,2008 Planning Commission K.Weports12007WC Reports107-23-071LSD 07-2574(LihertyBank_Joyw).doc ADM 08-3066 Liberty Bank Agenda Item 2 Page 8 of 12 13. At the time of construction drawings the landscape plan must be stamped by a licensed landscape architect. 14. The applicant shall comply with and/or address all comments listed in the attached memos from the Engineering Division,prior to revisions submittal for Planning Commission. 15. The applicant shall comply with and/or address all comments listed in the attached memos from the Urban Forester,prior to revision submittal for Planning Commission Standard conditions of approval: 16. 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). 17. 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. 18. All exterior lights shall comply with the City lighting ordinance. Manufacturer's cut-sheets are required for review and approval prior to issuance of a building permit. 19. Trash enclosures shall be screened with access not visible from the street. The trash enclosures shall be constructed with materials that are complimentary to and compatible with the proposed building. A detail of the proposed screening shall be submitted and approved by the Planning Division prior to issuance of the building permit. Any additional dumpsters located on site shall be screened from the right-of-way 20. 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. 21. All freestanding and wall signs shall comply with ordinance specifications for location, size, type, number, etc. Any proposed signs shall be permitted by a separate sign permit application prior to installation. 22. All existing utilities below 12kv shall be relocated underground. All proposed utilities shall be located underground. 23. Large scale development shall be valid for one calendar year. 24. 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. 25. Prior to the issuance of a building permit the following is required: August 11,2008 Planning Commission KAReports120071,0C Reports107-23-071LSD 07-2574(Liberty Bank_Joyc).doc ADM 08-3066 Liberty Bank Agenda Item 2 Page 9 of 12 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. f. 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: Planning Commission Action: 11 Approved ❑ Denied ❑ Tabled Meeting Date: July 23,2007 Motion: Graves Second: Myers Vote: 8-0-0 (Motion to approve as recommended by staff) Comments: CONDITION #3 WAS APPEALED TO THE CITY COUNCIL. ACCESS TO JOYCE WAS APPROVED,BUT RESTRICTING LEFT-OUT MOVEMENTS. 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 August 11,2008 Planning Commission K..Weportst2007L*CReports107-23-07ILSD 07-2574(LibertyBank_Joyce).doc ADM 08-3066 Liberty Bank Agenda Item 2 Page 10 of 12 ADM08-30661 LIBERTY BANK Close Up View rr,r ,r a' „ L I I is j I` SUBJECT PROPERTY 1a I r 4 �h e 4 I r I d By ih}{r l �wl% ill �y t mak' Overview — August 11,2008 075 iso 300 450 600 Planning Commission Feet ADM 08-3066 Liberty Bank Agenda Item 2 ADM08-3066 LIBERTY BANK One Mile View zI j 1z i X ?' � LA YETTEVILLE ,XMx�1 � C : �. ON Re � w a>t � s:: xrr .?a '1,*� �^` h qtr alt x`'"'�P i ✓ r � � f- X3{+.• "Sic..., f '.53� } x, ryr :.�q h-:ar�^x` 5,�'• %;,ba'fe r7 A'-L i< ,'LU `. yrl4 ."r fi by aux vyi`u?2ta `e�a.[R-RxlxrvC iayx�; a 'a•? 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Mountain St. Fayetteville,AR 72701 PLANNING DIVISION CORRESPONDENCE Telephone:(479)575-8267 TO: Fayetteville Planning Commission FROM: Andrew Garner, Senior Planner Matt Casey, Assistant City Engineer THRU: Jeremy Pate,Director of Current Planning DATE: July 24, 2008 R-PZD 08-2898: (SOUTHPASS DEVELOPMENT, 632): Submitted by APPIAN CENTER FOR DESIGN for property located WEST OF I-540 AND SOUTH OF HWY 62W AND NW OF CATO SPRINGS ROAD. The property is zoned R-A, RESIDENTIAL AGRICULTURAL and contains approximately 910.36 acres. The request is for Zoning and Land Use approval for a Residential Planned Zoning District with 751 single family lots, 2,881 multi-family units, 630 condominium lofts, 344,000 square feet of non-residential space, 240 acres of preserved open space, and a 200+ acre regional park. Planner: Andrew Garner Property Description and Setting: Size: 910 acres Zoning: Washington County/R-A if annexed Location: South of the City of Fayetteville at the intersection of Interstate 540 and Cato Springs Road(State Highway 265). Proximity: - 1 mile northeast to the University of Arkansas campus - 2 miles northeast to downtown Fayetteville - 1.25 mile north to 6th Street/I-540 - 1.5 mile to University of Arkansas Research and Technology Park - 1 mile south to Hwy 71 B - 1-2 miles west to City of Farmington - 2 miles south to Exit 58 (Greenland) Adjacent Master Street Plan Streets: Shiloh Drive (a collector street); State Highway 265/Cato Springs Road (a collector street); Judge Cummings Road and Kessler Mountain Roads (local streets) K.IReports0008WC Reports115-August IRR-PZD 08-2989(Southpass)JP copy.doc August 11,2008 Planning Commission R-PZD 08-2898 Southpass Development Agenda Item 3 Page 1 of 74 Proposal: Master Development Plan of a Residential Planned Zoning District(R-PZD) TABLE 7 SOUTH PASS LAND USE TABLE 6 . PA-1 TOWNGENTER _ PA1A Commercial Core 10.90 175 16.06 112,000 10,275 PA1 B: Mixed Use 28.90 823 28.48 112,000 3,875 PA1C: Lofts 18.00 630 35.00 20,000- 1,111 TOTALS 57.80 1,628 28.17 244,000 4,221 6.35% F9: CRESC-:ENT PARK' __ - - -_.- -_ __ _. .. - - - -_ - PA2A: Single Family 67 400 5.97 0 0 PAW:Apartments 44.8 1,200 26.79 30,000 662 TOTALS 111.80 1,600 14.31 30,000 268 12.28% P11;=3 KESSLER MOUNTAIN BLUFF_ _....._.. _ PA3A Single Family 104.16 103 1.00 0 lo- PA313: Multi-Family 41.68 500 12.00 0 >.0 PA3C: Single Family 50.22 171 3.41 0 0 Cluster TOTALS 196 774 3.95 0 0 21.54% EPA�4IIPARKWNOLL - PA4A. Single Family 18.30 77 4.21 0 0 PA4B: Multi-Family 17.60 183 10.40 10,000 568 TOTALS 36 260 7.22 10,000 279 3.94% _ - - .._ PA-5: CIVIC AREA 21.30 0 0.00 30,000 1,408 TOTALS 21.30 0 0.00 30,000 1,408 2.34% PA 6 PARKS AND OPEN_SPAGE . - -- =.: PA6A: Regional Park 1 240.60 1 0 1 0.00 30,000 125 PA68: Open Space 246.90 0 0.00 0 0 TOTALS 487.50 0 0.00 30,000 62 53.55°/, MRRO OiTAE$ = 751 SF LOTS 2,881 MF UNITS 630 CONDO UNITS K.Teports120081PC Reports115-August 1 RR-PZD 08-2989(Southpass)JP copy.doc August 11,2008 Planning Commission R-PZD 08-2898 Southpass Development Agenda Item 3 Page 2 of 74 Project Description: This project is designed to create anew urban center in a traditional mixed use town form in the flatter areas of the site adjacent to Cato Springs Road in the north, and clusters a variety of housing types over other areas of the site to avoid impacts to prominent hillsides, hilltops, and other environmental features. Central to the development is a new Community/Regional Park of over 200 acres of both passive and active recreation space, in addition to over 240 acres of preserved open space;together comprising 54%of the site area. This site layout and proposal would not be allowed under any standard zoning criteria, one of the purposes for which the Planned Zoning District ordinance was created: to promote and encourage projects that meet the adopted goals and policies of the city, yet do not fit the mold of current development or zoning requirements and to allow for surrounding property owners to see the project's product with the rezoning request, as opposed to a request for a blanket zoning district with few limitations. The proposed zoning criteria for each Planning Area are provided in duplicate in the project booklet and on the plats. Please reference this provided material for more information. These documents are binding to the zoning of the property. Access and Connectivity: The primary entrances into the site are off of the extension of Shiloh Drive into the northeastern portion of the site and from Cato Springs Road along the eastern boundary of the property. Several streets are proposed directly off of Cato,Springs Road (State Highway 265), and access into the southern portion of the site is provided :off of Kessler Mountain Road (County Road 201). The internal street pattern in the Town Center and Crescent Park planning areas are based on a modified grid pattern. As the development,moves west over the site, streets follow the topography and wind along the ridgelines and valleys connecting the various clusters of development. Street connectivity outside of the Town Center is on the whole low, however, due to existing constraints of topography and the cluster.development pattern which preserves approximately 487 acres of parks and open space, approximately 54% of the entire site. However, pedestrian connectivity is excellent with a number of pedestrian and mountain biking trails that will traverse the entire 910-acre site connecting the clusters of development to the 200-acre regional park in the central portion of the site and the urban center in the northeast portion of the site. Additional street connections and stub-out points will be evaluated at the time of development for each planning area to ensure the SouthPass neighborhoods are well connected to other surrounding areas. Water & Sewer: Public water is adjacent to the site and a municipal water tank currently exists on the property. Sanitary sewer is not available to the site. Offsite improvements will be required to bring sewer to this site. Improvements to the existing sewer system may be required dependent upon the demand placed by the development. The capacity of the existing main may need to be studied at the time of development. K.IReports120081PC Reports 115-August 1118-PZD 08-2989(Southpass)JP copy.doc August 11,2008 Planning Commission R-PZD 08-2898 Southpass Development Agenda Item 3 Page 3 of 74 Table 2 SouthPass Project Description Planning Description Area PA1: The most compact, dense, and intense planning area is the Town Center, located in the northeast Town corner of the site along the arterial street of Cato Springs Road and just southwest of the 1-540 Center intersection. The Town Center is based around a traditionally mixed use downtown form and features the center of commercial activity in the site. The design incorporates traditional town form design features including narrow streets, buildings close to the street, and wide urban sidewalks. There are several terminating vistas that will be focal points from the main thoroughfares. The Town Center provides non-residential amenities, restaurants, and shopping for residents in the immediate vicinity, and users of the adjacent 200+ acre regional park. The most urban and commercial area in the south transitions into a more mixed use area with non-residential uses at the street level and residences above. The topography in this area of the site rolls gently. PA2: The new extension of Shiloh Road defines the edge between Town Center and the Crescent Park Crescent neighborhood. Crescent Park starts ascending Kessler Mountain to the west of Town Center. This Park neighborhood fronts Shiloh Road with a number of multi-family buildings and row homes. Continuing west the neighborhood transitions to single family residential, then the density increases. again with a number of multi-family buildings that front onto either public streets or shared green areas or courtyard. The center of Crescent Park contains a common destination for the pedestrian- shed in this neighborhood on a hilltop with wide vistas of Fayetteville and the surrounding countryside. A community meeting lace and large central green are located in the interior. PA3: This neighborhood is located along the ridgelines, knolls; and hilltops of Kessler Mountain in the Kessler western portion of the site. This area is isolated from the Town Center by topography and the new Mountain regional park. This neighborhood provides a variety of residential housing options from large rural Bluff lots on the hillside, to dense clusters of multi-family and single family lots. The layout of the development pattern incorporates the natural contours of the landform and the roads wind along the ridges and in and out of densely forested areas. This area of the site has a variety of topography changes and landforms and currently has a number of informal hiking and mountain biking trails that have been incorporated into the design. This trail system will provide opportunities for all residents to connect from this neighborhood to the regional park down below the mountain. PA4: This neighborhood is located in the southeast portion of the site on a knoll adjacent to Cato Springs Park Road that is approximately 80 feet above the planned regional park adjacent to the north. This Knoll neighborhood provides a variety of detached and attached homes on small lots designed for adults 55 and older. Shared indoor and outdoor amenities will be provided in courtyards and in the larger multi-family buildings. PAS: This planning area is comprised of three distinct areas including a church located on a knoll in the Civic northern portion of the site, an elementary school in the central portion of the site, and the existing Areas water tank site. Both the school and church are set apart from the Town Center, taking in views. PA6: A primary feature of this planning area is the active sports park with soccer, baseball, softball, and Regional multi-purpose fields for various "pick-up" games. An area for tennis courts will be situated near Park and parking lots and playgrounds. The organized fields will have bleachers, concession stands, and Open restroom facilities. An amphitheatre is located along the park road for concerts and other events. Space New police and fire substations will also be within this planning area. The existing 33-acre landfill is located in this planning area and will be remediated and may be used for active recreation and forested area. Over 246 acres of this planning area is designated for open space and will serve as preservation areas for natural drainage systems, tree preservation areas, and natural buffers between South Pass and surrounding rural-residential uses. An extensive trail system in this planning area provides non-vehicular linkages through the development. K:1Reports120081PC Reports 115-August 111R-PZD 08-2989(Southpass)JP copy.doc '.. August 11,2008 Planning Commission R-PZD 08-2898 Southpass Development Agenda Item 3 Page 4 of 74 Traffic Study Summary: Existing 2-way traffic at the site: 2,174 vpd Full build-out projected at the site: 40,508 vpd City-operations generated traffic (fire and police station,parks office, regional park): 2,410 vpd The provided traffic study recommends major improvements to Cato Springs Road to accommodate the additional traffic volumes anticipated by this development proposal. The proximity to I-540, however, alleviates much of the immediate concern, as it is assumed a great deal of traffic will utilize the interstate corridor traveling north and south of Fayetteville. In addition, options exist to travel into Fayetteville via Razorback Road, the northern extension of Cato Springs Road. Razorback Road leads directly to the University of Arkansas, and is a 5-lane section with a median in places. Shiloh Drive will also be required to be extended into this property to accommodate the traffic demand and provide another street connection into the more developed portion of the City. Staff anticipates Shiloh Drive will facilitate local trips to businesses such as Wal-Mart and Lowe's, among others, on 6th Street. Interim improvements to the intersection of I-540 and 6th Street are currently planned for 2010. As rioted above,additional access to I-540 is available approximately 2 miles to the south, at the Greenland interchange, and Hwy 71 B can be accessed via Hammerschmidt Expressway or Cato Springs Road east of Razorback Road. Staff and the Planning Commission have requested a break-out of initial development phases and traffic generated from them, respectively,in order to determine the amount of improvements that would occur as those phases develop. The applicant has requested this information from the traffic engineer,but does not anticipate receiving it by the meeting time. Public Comment: Staff has received several phone calls and letters from area residents inquiring about the nature of the project. Several comments have expressed concern with traffic impacts and development of the clustered lots west of the water tank site. Update: The applicant has updated plats and booklets to incorporate almost all recommended amendments and changes from the previous review. Any comments not addressed were left within the Items for Discussion. Staff did not require these booklets to be re-printed for the meeting, as most of the revisions were for clarification or involved text changes. As requested, additional information regarding the amount and type of residential units and non-residential square feet has been provided as projected through Phase 7. Staff has also provided the executive summary and other pertinent information from the traffic study for the Commission's review. Additional information is also being obtained from the traffic study to better understand the timing of the need for Shiloh Drive to be extended and other major transportation improvements to occur. Recommendation: Staff recommends tabling R-PZD 08-2989 to the September 08, 2008 Planning Commission meeting in order to continue dialogue regarding the timing of major transportation improvements in association with the phasing of the project, and to continue the discussion of this project. K.IRepor1s120081PC Reports 115-August 1118-PZD 08-2989(Southpass)JP copy.doc August 11,2008 Planning Commission R-PZD 08-2898 Southpass Development Agenda Item 3 Page 5 of 74 Issues for Discussion/Planning Commission Determination: 1. Planning Commission determination of compliance with adopted land use policies and goals including City Plan 2025, the PZD ordinance and compatibility with surrounding land uses. As discussed in the findings in this report, staff finds that SouthPass is in compliance with the adopted land use policies and City Plan 2025. However, SouthPass will result in land use impacts by introducing a new urban center and 200+ acre regional park in the midst of undeveloped and sparsely populated agricultural areas. In order to offset land use compatibility impacts with adjacent properties, staff recommends that the applicant evaluate the following and revise the PZD accordingly: Development on the perimeter of the SouthPass property lines directly adjacent to undeveloped property shall be subject to the following condition (this condition shall particularly apply to Planning Areas 3A-Kessler Mountain Bluff Single Family, 3C Kessler Mountain Bluff Single Family Cluster, and the northern portion of Planning Area 2A Crescent Park Single Family): a 50 foot building setback shall be provided off of all perimeter property lines, and placed in a tree preservation area or conservation easement, where such areas are not adequately vegetated, additional plantings of dense evergreen trees and shrubs shall be provided for a visual and aesthetic buffer at the time of development. This 50 footbuffer area shall be reviewed by the Planning Division and Urban Forester prior to development approval. 2. Planning Commission determination of architectural design standards, and overall compatibility and transition in the proposed development. Stafffinds in favor of this determination. The building elevations of structures in this development are well-articulated and provide for a consistent and overriding theme throughout the development, which transitions well between the mixed use buildings/flats, commercial structures, townhouses, and single-family detached houses. The zoning criteria and elevations for the residential and non-residential structures requires buildings to front the street, and small building setbacks help create a streetscape and facilitate an overall compact and complete development. There is a wide variety of uses and structures prevent a visual monotony while maintaining a compatible architectural design throughout the site. Commercial and residential design standards will be reviewed in detail at the time of development. Staff has recommended additional buffering in Condition No. I to decrease potential incompatibility. 3. Planning Commission determination of adequate connectivity. The primary entrances into the site are off of the extension of Shiloh Drive into the northeastern portion of the site and from Cato Springs Road along the eastern boundary of the property. Several streets are proposed directly off of Cato Springs Road (State Highway 265), and access into the southern portion of the site is provided off of Kessler Mountain Road (County Road 201). The internal street pattern in the Town Center and Crescent Park planning areas are based on a modified grid pattern. As the development spreads over the site, streets follow the topography and wind along the K:Vteportst2008WCReports115-August 1718-PZD 08-2989(Southpass)JP copy.doc - August 11,2008 Planning Commission R-PZD 08-2898 Southpass Development Agenda Item 3 Page 6 of 74 ridgelines and valleys connecting the various clusters of development. Street connectivity outside of the Town Center is on the whole low, however, due to existing constraints of topography and the cluster development pattern which preserves approximately 487 acres of parks and open space, over 53% of the entire site. However, pedestrian connectivity is excellent with a number of pedestrian and mountain biking trails that will traverse the entire 910-acre site connecting the clusters of development to the 200-acre regional park in the central portion of the site and the urban center in the northeast portion of the site. Staff generally recommends in favor of the access and connectivity as proposed with the understanding that additional street connections and stub-out points will be evaluated at the time of development for each planning area to ensure the SouthPass neighborhoods are well connected to other surrounding areas. 4: PA-3B Kessler Mountain Bluff Multi-Family. Please address the size of multi- family structures in PA-3B. Buildings in this planning area range up to 250-260 ft in length in this sensitive zone of topography and tree canopy. The size of these buildings, together with associated parking, will likely result in a much different picture than what is being presented in concept, in terms of land disturbance, and may not be supported by staff.. Please evaluate the building footprint size and lot sizes again. 5. PA-3C Kessler Mountain Bluff Single Family Cluster. Staff recommends revising the zoning criteria much like was amended in PA-3A, to separate the lot width/lot area from the different development patterns. For instance, staff would recommend that the lot width for lots 480-515,'516-525, 560-573 and 369-398 be 45-50 feet minimum, with a 5000 SF minimum lot area; lots 655-711 (the cluster west of the water tank site) could be smaller,depending upon the desired effect. 6. Street improvements. Detailed review for each phase of development will occur, as the development is considered by the Planning Commission. As with all conceptual PZDs, specific infrastructure improvements will be determined at that time. Typical improvements required by the Unified Development Code include sidewalks, street Tights, turn lanes, curb, gutter and storm drainage, pavement widening and overlay where needed, and turn signals where needed. After review of the traffic study submitted for SouthPass and the existing street conditions, the following street improvements will be necessary, at minimum, to facilitate development of the project: A. Cato Springs Road: 1. Fully actuated traffic signals, coordinated as part of a closed-loop traffic signal system, are warranted to be installed at the following intersections before completion of full build-out: a. Cato Springs Road and I-540 northbound on-ramp/Hwy 71 northbound ramps b. Cato Springs Road and I-540 northbound off-ramp c. Cato Springs Road and I-540 southbound ramps d. Cato Springs Road and Public Street#4 (Shiloh extension) K.IReportsl20081pCReportsl75-August/71R-PZD 08-2989(Southpass)JP copy.doc August 11,2008 Planning Commission R-PZD 08-2898 Southpass Development Agenda Item 3 Page 7 of 74 e. Cato Springs Road and Cummings Landfill Road 2. Timing of construction of the recommended signalization will depend upon phasing of the development; a warrant analysis may be required with development review, to determine the specific improvements necessary. 3. Cato Springs Road will be required to be widened to three and five lanes in some places, to accommodate the additional traffic volume. Improvements shall extend to east of the I-540 interchange, and will include widening underneath the existing overpass. B. Shiloh Drive: Shiloh Drive shall be extended to and through the site to connect to Cato Springs Road. Timing of the construction of this street will depend upon phasing of the development and a determination of its necessity to ensure safe and efficient traffic circulation is maintained. C. Kessler Mountain Road: Kessler Mountain Road shall be improved to a Local Street standard, at minimum, to serve the development planned. Detailed improvements will be reviewed at the time of development. D. Judge Cummings Road: This street shall be improved to a minimum Local Street Standard, and may warrant additional improvements, to include turn lanes, depending upon the traffic projected to utilize the street. E. Assessments: No specific transportation improvement assessment districts occupy this area of this time. It is likely, however, that as development phases are reviewed; assessments for larger improvements will be required on a pro- rata basis, to ensure.funding is available once the improvement is necessary and that the cumulative impact of each phase is accounted for. F. Street stub-outs: As each phase and planning area is reviewed in detail, recommendations for street stub-outs to provide local street connectivity will be made, depending upon terrain, environmental features, and viability for future connections. G. Internal street design: Street layout, intersection alignment, lane width, curb radii, etc. will be evaluated once designed and submitted for development review. H. Updated traffic studies will be required as development phases are reviewed. Development of the property, in its various phases, may only be approved when appropriate infrastructure improvements have been planned or installed to accommodate the traffic volume at acceptable levels of service. Please refer to the overall PZD traffic study executive summary provided in the staff report for more information at this time. 7. Master Street Plan Amendment — Shiloh Drive: Shiloh Drive is identified on the Master Street Plan as a Collector Street providing a connection from Shiloh Drive to Cato Springs Road through the site. SouthPass proposes to extend Shiloh Drive into the site where it would transition into the urban street grid. Connections to Cato Springs Road from Shiloh Drive would be provided through the downtown street grid of the Town Center Planning Area, in multiple locations. Staff recommends in favor K.IRepor1s12008WC Reportsll5-August 1 AR-PZD 08-2989(Soulhpass)JP copy.doc August 11,2008 Planning Commission R-PZD 08-2898 Southpass Development Agenda Item 3 Page 8 of 74 of the realignment given that Shiloh Drive is proposed to be extended to the site and that street connectivity to Cato Springs Road is provided in several locations. 8. Master Street Plan Amendment—Cato Springs Road: Due to the amount of traffic projected for the proposed development and regional park, staff recommends Cato Springs Road be reclassified to continue the Principal Arterial designation from the I- 540 interchange south to the southern boundary of the Planning Area. Recommended street improvements include widening to a five-lane section in portions of the development, and this designation is more appropriate given the anticipated traffic volumes. 9. Right-of-way dedication: The applicant shall dedicate right-of-way in compliance with the adopted Master Street Plan for Cato Springs Road, Shiloh Road, Kessler Mountain Road, and Judge Cummings Road to be determined at the time of development. Right-of-way dedication for internal streets and alleys shall be required in compliance with the Master Street Plan to be determined at the time of development. 10. Variances: Variances from the requirements of the Unified Development Code relative to development regulations and Master Street Plan cross-section standards, such as curb return radii, street cross-sections, greenspace width, etc. can only be reviewed and recommendations made when the each area is fully designed for review. By this PZD approval, the City Council grants the Planning Commission the right to consider and approve variances from street design standards, Master Street Plan cross-sections interior to the project, and other variances that are provided for within the Unified Development Code under the purview of the Planning Commission. All decisions concerning these matters may be appealed by a member of the City Council. 11. Phasing: The project is subject to the 18 project phases over 20-25 years as described in detail in the project booklet. All permits required for development within these phases are required to be obtained within the specified timeframe. Extensions may be granted subject to approval in accordance with City ordinances. Changes in phasing shall require City Council approval. 12. Parks: SouthPass shall deed a minimum amount of 200 acres to the City for an onsite regional park prior to the Mayor signing the ordinance of approval for the annexation and PZD; and shall contribute $1,000,000.00 when the City is ready to award the first construction contract for the park, in accordance with the previously executed contract. Changes to or deviation from this contractual agreement shall be at the discretion of the City Council. In addition, all residential development on the site shall be required to meet the parkland dedication ordinance requirements through land dedication,money-in-lieu, or a combination thereof. 13. Parking: Parking is proposed in four forms: garage structures, underground parking decks, on-street, and surface parking lots. K.IReports12008WCReportsII5-August IIIR-PZD 08-2989(Southpass)JP copy.doc August 11,2008. Planning Commission R-PZD 08-2898 Southpass Development Agenda Item 3 Page 9 of 74 A. Parking garage structures and underground parking decks are proposed for the more intense commercial core areas and under many of the multi-family structures. All parking garage structures shall meet the requirements of Ch. 166.22 as if the project were located in the referenced zoning districts. B. On-street parking: Much of the parking for mixed use and residential areas is proposed to be on-street. For all multi family, non-residential and mixed-use structures, each on-street parking space provided along the project frontage of each respective building may count toward the total required parking for the development. C. Surface Parking: A majority of surface parking lots will be to the interior of the mixed-use and multi-family residential lots as shown on the submitted plans. All parking lots shall be located outside of any build-to line or zone, and where situated adjacent to a public right-of-way, shall be heavily screened with landscape walls or landscaping. D. Single Family lots: Most of the residences will be provided with private parking, either in alley-facing garages or driveways. 14. Water Tanks: As referenced in the contract between the City of Fayetteville and South Pass before final approval of these requests, deeds for the water tank site shall be received prior to the Mayor signing ordinances of approval, should the requests for annexation and Master Development Plan PZD be approved. 15. Tree Preservation and Landscaping: Tree preservation and landscape plans will be reviewed in detail at the time of development. A minimum of 25% tree canopy will be required in accordance with city ordinances; for areas within the HHOD, a minimum of 30% will be required. A vast portion of PA-613: Open Space, will be dedicated as off-site tree preservation, to preserve these sensitive areas as indicated on the PZD plats. Landscape plans will be required to be submitted at the time of development in compliance with ordinance included such requirements as street trees and parking lot landscaping. 16. Solid Waste: All trash enclosure locations and dimensions shall be fully reviewed and approved by the Solid Waste Division at the time of development. Where street cross-sections or curb return radii do not meet city standards, auto-turn or similar analyses shall be provided to determine if Solid Waste vehicles will be able to safely and efficiently access streets within the project boundary. 17. Public Service Improvements: New police and fire substations may be required on- site in order to maintain adequate levels of service as the project develops. Impact fees for development on the property shall be contributed in accordance with City ordinances. 18. Development Review: All phases of the proposal shall be reviewed through the appropriate development review process (Large Scale Development, Preliminary/Final Plat, etc.), as determined by the Zoning & Development Administrator,prior to commencement of construction. KlReports120081PC Reports 115-August H IR-PZD 08-2989(Southpass)JP copy.doe August 11,2008 Planning Commission R-PZD 08-2898 Southpass Development Agenda Item 3 Page 10 of 74 19. Architectural Standards: Buildings shall be constructed to be consistent with the concepts depicted in the building elevations in the PZD booklet. All buildings shall be designed and constructed to front onto public rights-of-way. All non-residential buildings or mixed use buildings shall adhere to Commercial Design Standards and all multi-family buildings shall adhere to Urban Residential Design Standards. 20. View protection: Staff recommends that structures that will be located at higher elevations, such as along Kessler Mountain Bluff, that will be taking advantage of views from the site, be designed with materials, colors and rooflines that are muted and will dissolve into the natural background as much as possible. The intent is to prevent egregious structures from reducing the natural beauty of the surrounding hillside. Where possible, the design of structures should take into account the height of the ridgeline and surrounding tree canopy, to reduce and mitigate the visual impact. 21. Impact Fees: All impact fees shall be paid in accordance with city ordinances. 22. Signage: Signs shall be permitted in accordance with Chapter 174 of the Fayetteville Unified Development Code, and shall be subject to signage requirements for specific planning areas as designated in the zoning criteria. No pylon or pole signs shall be permitted on the property. 23. The definition of"family" in accordance with Ch. 151 of the UDC shall apply to the proposed PZD; Single family Planning Areas shall be treated as single-family residential districts, and all other planning areas shall be treated as all other zoning districts where residential uses are permitted. 24. All statements and commitments imposed on the City as discussed in the PZD booklet shall be not applicable. Neither the Planning Commission nor the applicant may bind this City Council or a future City Council to cost-share agreements with the PZD approval. A separate agreement or contract with the City Council is necessary in order to facilitate any cost-sharing measures. 25. The Master Development Plan, Statement of Commitments and Architectural Standards submitted by the applicant shall be considered binding and tied to the zoning of the property. Conditions of approval as noted herein and other requirements placed upon the project with review of the Master Development Plan — Planned Zoning District by the City Council shall also be binding. 26. Due to the very complex nature of this project, a detailed review of all aspects of the site and landscape plans in each phase of construction shall take place prior to issuance of building permits. Future development shall be consistent with the conceptual site plan and mix of uses as approved in the PZD. All development shall meet applicable zoning and development criteria at the time of development submittal, unless specifically waived or varied by the Planning Commission as part of K.lReports12008lPC Reports1 J5-August 11T-PZD 08-2989(Southpass)JP copy.doc August 11,2008 Planning Commission R-PZD 08-2898 Southpass Development Agenda Item 3 Page 11 of 74 the PZD approval. 27. No portion of any structure (i.e., porches, overhangs, etc.) shall encroach into building setbacks or utility easements. 28. Existing rights-of-way and utility easements that conflict with the proposed plans will have to be vacated at the time of development, and prior to issuance of building permits in those areas affected. Standard Conditions of Approval: 29. 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). 30. 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. 31. All overhead electric lines 12kv and under shall be relocated underground. All proposed utilities shall be located underground. 32. Street lights shall be installed adjacent to all public and private streets (not alleys), with a separation of no greater than 300 feet. 33. All exterior lighting is required to comply with the City's lighting ordinance. A lighting plan and cut-sheets of the proposed exterior light fixtures shall be required to be approved by Planning Staff prior to building permit. Planning Commission Action: ❑ Approval ❑ Tabled ❑ Forwarded to C.C. Motion: Second: Vote: Meeting Date: Aumust 11, 2008 Comments: e "Conditions of Approval" este in the report above are accepted rn—toial wit out exception by the entity requesting approval of this development item. Signature Date KlReports1200810C Reports115-August JhR-PZD 08-2989(Southpass)JP copy.doc " .August 11,2008 Planning Commission R-PZD 08-2898 Southpass Development Agenda Item 3 Page 12 of 74 Findings associated with R-PZD 08-2989 (SouthPass) Sec. 166.06. Planned Zonin¢Districts (PZD). (E)Approval or Rejection Criteria for Planned Zoning Districts The following criteria shall be considered by the Planning Commission and City Council in the review of a planned zoning district application based on the proposed master development plan: (1) Whether the application is in compliance with the requirements of the UDC and the City Plan 2025; FINDING: Staff finds the application to be in compliance with the Master Development Plan Planned Zoning District criteria and City Plan 2025 established by the City Council. The Future Land Use Map adopted as part of City Plan 2025 designated this site City Neighborhood and Civic and Private Open Space/Parks. City Neighborhoods are intended to have a wide range of residential building types, encourage complete, compact and connected neighborhoods, provide non-residential uses that are accessible for the convenience of individuals living in residential districts, encourage walkability as part of the street function, accommodate neighborhood shopping within walking distance of residential uses, or approximately one-quarter mile, and to encourage pedestrian-friendly, mixed use buildings through the use of transparent glass for commercial uses at street level and building entrances that address the street. Civic and Private Open Space/Park Areas are intended for permanently dedicated open space or parkland. This development is designed to provide a new growth area and regional park for the City of Fayetteville. Rather than a typical, sprawling subdivision the proposal relies upon a complete, compact and connected approach in the northern Town Center and Crescent Park neighborhoods, and a cluster development pattern in other areas of the site where sensitivity to environmental features is a high priority. The property's location is well- suited for growth, with direct access to I-540 and State Highway 265, which leads into the University of Arkansas. It is also in close proximity to the University of Arkansas Research and Technology Park and numerous other amenities. Rezoning this property to R-PZD 08- 2989 for a traditional town form and cluster development with a regional park and large amounts of open space is consistent with the City Neighborhood and Civic and Private Open Space/Park Area designations, and is also consistent with several of the six major goals of the City Plan 2025. The development proposes a maximum of 4,262 units, 344,000 square feet of non- residential space, a 241-acre regional park, and approximately 247 acres of preserved open space. The form of development is compact and clustered to preserve a large percentage of the site (54%) in either parks or open space, and preserve the numerous environmental resources onsite including scenic views, mountains, valleys, streams, and forest. The development has been sensitively designed to concentrate the most intense development in the flatter areas of the site in the northeast corner adjacent to an existing major roadway. This will allow the density of development to take advantage of future transit opportunities. K..,IReportst2008WC Reportsll5-August IIIR-PZD 08-2989(Southpass)JP copy.doc August 11,2008 Planning Commission R-PZD 08-2898 Southpass Development Agenda Item 3 Page 13 of 74 The remainder of the development occurs in clusters over the site taking advantage of flatter hilltops and valleys to provide a variety of residential housing types. The regional park in the central portion of the site will be easily accessible from all areas of the development. This development is different in form, use and density than all the surrounding agricultural and rural residential uses in the immediate area and would require substantial infrastructure and public service improvements. However, as previously stated the site is adjacent to on/off ramps of I-540, which provides convenient and efficient transportation for future residents, business and park visitors. For these reasons this site has been identified as a growth area for a number of years in the City's Future Land Use Plan. The most compact, dense, and intense planning area is the Town Center, located in the northeast corner of the site along the arterial street of Cato Springs Road and just southwest of the I-540 intersection. The Town Center is based around a traditionally mixed-use downtown form and features the center of commercial activity in the site. The design incorporates traditional town form design features including narrow streets, buildings close to the street, and wide urban sidewalks. To place the size'of this portion of the development in context, the 58 acres comprising this area of the project is about the size of the area from Dickson Street south to Mountain, and College Avenue west to Locust Street Moving west from the Town Center the intensity and density transitions to a variety of residential housing types in the CrescentPark Neighborhood, before transitioning into pockets of preserved open space along the Kessler Mountain ridgeline. To the south of Town Center is the regional park. This 200+ acre park encompasses a large flat area in the central portion of the site surrounded by steep hills in one area making a natural amphitheatre. The park is wrapped by clusters of residential development that wind around the slopes and ridges of Kessler Mountain, in a development pattern much like Mt. Sequoyah had developed over the years, with a greater variety of housing types. A majority of the residential development outside of the Town Center is relatively isolated from planned non-residential use. While staff would typically recommend a more mixed use and traditional development pattern throughout the entire site, the unique topography of this location is a constraint to that type of development pattern, and lends itself to a cluster development as proposed. The natural landforms isolate the site into small distinct pockets of developable land, and make a traditional grid street system and a complete mix of non-residential uses infeasible. However, provisions have been written into the proposed zoning code that would allow for various non-residential uses as a conditional use. These uses would not likely be proposed until the neighborhoods build out and have enough population in that particular cluster to support the use. For example, Planning Area 3B- Kessler Mountain Bluff Multi-Family is a relatively isolated cluster of multi-family buildings (500 units, 12 units/acre) on top of the Kessler Mountain ridgeline. Specific mixed use buildings have not been designated at this time, however the zoning criteria allows Use Units 4 and 25 as a Conditional Use. This would allow for non-residential support services such as a day care facility, church, or office as a conditional use permit. In other primarily residential planning areas, revisions to the zoning documents have K.IReportsl20081PC Reportsl15-August IIIR-PZD 08-2989(Southpass)JP copy.doc August 11,2008 Planning Commission - R-PZD 08-2898 Southpass Development Agenda Item 3 Page 14 of 74