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HomeMy WebLinkAbout2008-03-24 - Agendas - FinalTayelteyi;le 113 W. Mountain St. Fayetteville, AR 72701 Telephone: (479) 575-8267 AGENDA FOR A MEETING OF THE PLANNING COMMISSION Monday, March 24, 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 It' 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 Jill Anthes Lois Bryant Matthew Cabe James Graves Porter Winston Audy Lack Christine Myres Alan Ostner Sean Trumbo aevitie ARKANSAS TENTATIVE AGENDA 113 W. Mountain St. Fayetteville, AR 72701 Telephone: (479) 575-8267 AGENDA FOR A MEETING OF THE PLANNING COMMISSION Monday, March 24, 2008, 5:30 p.m. Room 219, City Administration Building The following items will be considered: Consent ARenda: 1. Approval of the minutes from the March 10, 2008 meeting. 2. ADM 08-2957: Administrative Item (VISTA HEALTH, 372): Submitted by KYLD NAPLES for property located at 4253 CROSSOVER, S OF ZION ROAD. The request is for a variance from Chapter 166, Development, and from conditions of approval of CUP 07-2487 regarding the screening of trash enclosures. Planner: Dara Sanders Unfinished Business: 3. C-PZD 08-2904: Planned Zoning District (BRIDGEDALE PLAZA, 569): Submitted by DAVE JORGENSEN for property located at THE SE CORNER OF HWY 16E AND RIVER MEADOWS DRIVE. The property is zoned R -A, RESIDENTIAL AGRICULTURAL and RSF-4, SINGLE FAMILY - 4 UNITS/ACRE and contains approximately 15.95 acres. The request is for land use and zoning approval for a C-PZD, Commercial Planned Zoning District, with 27 single family residential dwelling units, 114,000 SF of self storage, 20,000 SF of Residential Office, and 20,000 SF of Neighborhood Commercial. Planner: Dara Sanders 4. CUP 08-2922: (LIGHT TOWER, LLC & VERIZON, 400): Submitted by TRACY WOODEN for property located at 1363 N. RUPPLE ROAD. The property is zoned C-1, NEIGHBORHOOD COMMERCIAL and contains approximately 1.11 acres. The request is for a wireless communication tower. Planner: Jesse Fulcher THE APPLICANT HAS REQUESTED THIS ITEM BE TABLED UNTIL April 14, 2008 New Business: 5. CUP 08-2935: (COURTS BUILDING, 523): Submitted by MCGOODWIN, WILLIAMS & YATES, INC. for property located at 140 WEST ROCK STREET, THE NE CORNER OF ROCK AND CHURCH. The property is zoned MSC, MAIN STREET CENTER and contains approximately 0.50 acres. The request is to reduce parking ratios based on a shared parking agreement. Planner: Jesse Fulcher 6. RZN 08-2934: (NEWELL/MORTON, 404): Submitted by JAKE NEWELL & CLAY MORTON MNI, LLC for property located at 1141 HENDRIX. The property is zoned RSF-4, SINGLE FAMILY - 4 UNITS/ACRE and contains approximately 0.37 acres. The request is to rezone the subject property to RSF-8, Residential Single Family, 8 units per acre, subject to a Bill of Assurance. Planner: Andrew Gamer 7. RZN 08-2936: (MULLINS, 678): Submitted by JOHN MULLINS & CHAD BRAMLETT MULLINS PROPERTY MGMT/INSPIRED BUILDERS for property located at 2846 S. SCHOOL AVENUE. The property is zoned RSF-4, SINGLE FAMILY - 4 UNITS/ACRE and contains approximately 0.2 acres. The request is to rezone the subject property to R -O, Residential Office. Planner: Dara Sanders 8. RZN 08-2937: (MOUNTAIN RANCH III, 478): Submitted by JORGENSEN & ASSOC for property located at THE W PORTION OF MOUNTAIN RANCH PHASE III, S OF PHASE I. The property is zoned RSF-4, SINGLE FAMILY - 4 UNITS/ACRE and contains approximately 26.87 acres. The request is to rezone 17.22 acres of the subject property to RSF-8, Residential Single Family, 8 units per acre. Planner: Dara Sanders 9. C-PZD 08-2894: Planned Zoning District (PARK CENTRE, 136): Submitted by 112 ENGINEERING, INC. for property located at THE NE CORNER OF ZION ROAD/VETERANS PARK ENTRY DRIVE. The property is zoned RSF-4, SINGLE FAMILY - 4 UNITS/ACRE AND R -A, RESIDENTIAL AGRICULTURAL, and contains approximately 8.58 acres. The request is for Zoning, Land Use and Development approval for a Commercial Planned Zoning District with 100,500 SF of office, retail and restaurant space and 15 residential units. 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. ARKANSAS THE CITY OF FAYETTEVILLE, ARKANSAS PLANNING DIVISION CORRESPONDENCE TO: Fayetteville Planning Commission FROM: Dara Sanders, Current Planner THRU: Jeremy Pate, Director of Current Planning DATE: March 12, 2008 PC Meeting of March 24, 2008 125 W. Mountain St. Fayetteville, AR 72701 Telephone: (479) 575-8267 ADM 08-2957: Administrative Item (VISTA HEALTH, 372): Submitted by KYLD NAPLES for property located at 4253 CROSSOVER, S OF ZION ROAD. The request is for a variance from Chapter 166, Development, and from conditions of approval of CUP 07-2487 regarding the screening of trash enclosures. Planner: Dara Sanders BACKGROUND Property and Background: The subject property is located at 4253 Crossover Road, south of Zion Road, on the Vista Health campus. The Planning Commission approved a conditional use request for a 6,452 square foot addition to the existing behavioral health center, for a total of 20,341 square feet, in the RMF - 24 zoning district on March 12, 2007. Conditional of Approval #3 required that the applicants provide a three sided trash enclosure, constructed with materials compatible to the principal structure and access not visible from the right-of-way, for all new and existing trash enclosures on the property. The two existing trash enclosures are located at a, loading dock at the southern portion of the subject property, east of the addition, and west of Crossover Road. Photographs of the trash enclosures are included with this report and show that the enclosures are not visible at all from the public right-of-way. Request: The applicant's request is twofold: 1) A variance from Chapter 166.14(D)(4)(b) for trash enclosure requirements. 2) To modify Condition of Approval #3 of the Conditional Use Permit. DISCUSSION Variance from Chapter 166: The applicant requests variance approval from Chapter 166.14(D)(4)(b), which states that trash enclosures shall be screened if visible from the highway/street right-of-way and that they shall be screened with materials that are compatible with and complementary to the principal structure, with access not visible from the street. Staff and the applicant have verified that the trash enclosures are not visible from the public right-of-way due to the location of the buildings and trees on the site (see attached images). Staff supports the applicant's variance request, finding that the pre-existing trash enclosures are not visible from the public right-of-way due mainly to the dense vegetation located on the subject property. However, to ensure year-round screening staff recommends that the applicant screen the east side of the trash enclosures with evergreen shrubs to ensure that they are not visible from the public right-of-way. Shrubs may be placed either directly adjacent to the enclosures or closer to the entry K:IReparts120081PC Reports106-March 241ADM08-2957 (Vista Health).dac March 24, 2008 Planning Commission ADM 08-2957 Vista Health Agenda Item 2 Page 1 of 10 drive, wherever screening can be achieved best. Landscape Plan Modification.: The applicant requests to modify the previously approved Tree Preservation Plan for the Conditional Use Permit and the Building permit, which showed the two required mitigation trees to the west of the building addition, to allow for five maple trees located on the subject property at the east side of the building (see attached site plan). A map has been included in the packet, showing the location of the new trees. Staff finds that the modified location of the required trees is appropriate due to the location of the utilities for the building addition and is beneficial to the overall site. Condition of Approval Modification.: The proposed modifications to the trash enclosures require reapproval, as they were determined by conditions with approval of Conditional Use Permit 07-2487. The applicant requests to modify Condition of Approval #3, requiring a three sided screen for all trash enclosures on the subject property, as the trash enclosures are not visible from the public right-of-way. Staff supports the applicant's request and recommends that the condition of approval be modified to require that the applicant plant a continuous row of evergreen shrubs along the east side of the trash enclosures. RECOMMENDATION As a result of a site visit and analysis, staff finds that the applicant's requests are justified and will not be detrimental to the surrounding area. Therefore, staff recommends approval of ADM 08-2957 with the following conditions: 1. Planning Commission determination of variance request from Chapter 166,14(D)(4)(b), Staff recommends approval of the variance request, finding that the proposal meets, the intent of: Chapter 166,14.(4)(b) to screen trash enclosures from view at the public right-of-way. Staff recommends that the applicant plant a continuous row of evergreen shrubs on the east side of the trash enclosures. Final location shall be approved by staff prior to installation. 2. Condition of Approval #3 of CUP 07-2487 shall be revised to the following: The applicant shall screen the east side of the pre-existing trash enclosures, located at the loading dock, with a continuous row of evergreen shrubs and/or tall grasses. The shrubs shall be, planted prior to issuance of the Certificate of Occupancy. All new trash enclosures shall be screened in accordance with Chapter 166.14(4)(b) 3. All other conditions of approval from conditional use application (CUP 07-2487) shall remain in force. Planning Commission Action: Motion: Second: Vote: Meeting Date: March 24, 2007 0 Approved 0 Tabled 0 Denied K: IReporls120081PC Reports106-March 241ADM08-2957 Vista Health).doc March 24, 2008 Planning Commission ADM 08-2957 Vista Health Agenda Item 2 Page 2 of 10 ADNA o%- 2.957('/tsTA 11EALT1-1) CZ1\ 5 ‘10.4_1ativity March 24, 2008 Planning Commission ADM 08-2957 Vista Health Agenda Item 2 Page 3 of 10 Fayetteville Code of Ordinances view of the screened items from vehicular and pedestrian traffic on adjacent streets, and from residential property. Vegetation shall be planted at a density sufficient to become view obscuring within two years from the date of planting. (4) Mechanical and utility equipment and At, enclosures shall be screened if visible from the highway/street right-of-way or from residential property es set forth below: (a) Mechanical and utility equipment. All mechanical and utility equipment located on the wall and/or on the ground shall be screened. All roof mounted utilities and mechanical equipment shall be screened by incorporating screening into the structure utilizing materials compatible with the supporting building. Mechanical and utility equipment over 30 inches inheight shall meet building setbacks. (b) ::Trash enclosures. Trash enclosures shall be screened with materials ,that are'. compatible with and complementary to the principal structure, with access not, visible from the street. (5) Outdoor storage of materialand equipment shall be screened if visible from the highway/street right-of-way or from residential property as set forth below: (a) At the expense of the owner or lessee of the property, and in all zones, the following uses shall be completely surrounded by a view obscuring fence or by view obscuring vegetation, or a combination of the two, of sufficient height to prevent the view of the premises from vehicular and pedestrian traffic on adjacent streets: outdoor storage yards, including but not limited to, auto salvage yards, scrap metal yards, used furniture yard and garbage dumps. (b) Where vegetation is used to meet the requirements of this subsection, the vegetation shall be planted at a density sufficient to become view obscuring within two years from the date of planting. If vegetation planted under this subsection does not become view - obscuring within two years, a view - obscuring fence shall be installed. (c) Exceptions: The outdoor display of materials or equipment solely for sale or lease such as automobiles, seasonal CD166:34 garden supplies, etc. shall not be required to be screened as set forth in subsection (a) above. (6) Non-residential adjacent to residential zones. A view -obscuring fence or view -obscuring vegetation, or a combination of the two, shall be required between residential uses and all nonresidential uses (including access drives and parking lots for five (5) or more cars accessory to any use). (7) Mini -storage. At the expense of the owner of the property, all storage units and storage yards for mini -storage created under Use Unit 38 shall be required to be screened by view obscuring vegetation when the storage yards or the storage units have common property lines with any residential use or zone and when they have frontage on any public street. Vegetation used for screening purposes shall be planted at a density, sufficient to become view obscuring within two years from the date of planting and it shall be the responsibility of the property owner to maintain the screening throughout the life of the use of the property as mini - storage. (E) Design review. (1) Submittals. The following drawings, information, and plans shall be submitted to the Planning Commission for design review and approval with large scale development applications, when applicable; or, submitted to the Planning Division for design review and approval with, or prior to, building permit applications for non -large scale development. (a) Elevations. Rendered elevation drawing of all facades showing adjoining context and a description of external building materials. (b) Materials sample. A sample of exterior materials to be used for the proposed structure that indicates texture, color and type of materials. (c) Landscaping. Proposed landscaping to be used as screening shall be shown on the tree preservation plan and landscape plan. (2) Build out. Upon approval of a large scale development, or issuance of a building permit, build -out of the project shall conform to the drawings, information, and plans approved. March 24, 2008 Planning Commission ADM 08-2957 Vista Health Agenda Item 2 Page 4 of 10 e>ei sta I -1[e alth Monday, March 10, 2008 City of Fayetteville Jeremy Pate Director of Current Planning, Planning Division 113 W Mountain Fayetteville, AR 72701 Dear Mr. Pate: Thank you for meeting with me about the dumpster screening and landscaping. It is very important at Vista Health to maintain a peaceful and private campus for our patients and the community. Most in the community drive down 265/Crossover and do not even see the 80,000 square foot hospital so I am requesting a variance from the original plans that call for a three wall dumpster screen be constructed around a dumpster that is currently not visible to the public. As you can see from the pictures, the dumpsters are currently screened from the public and are not visible from the road. There are also already two existing walls that screen the dumpster and in exchange for not having to construct the third wall we are willing to plant more trees that will allow for even more privacy from Highway 265. This will accomplish the goal of keeping the dumpster out sight as well as exceeding the original plans for landscaping. Placement of the new trees was also an outstanding item on our temporary permit. We are requesting a variance from the original plans with landscaping. By planting the trees in the area of the expansion would have placed the tree planters in harm's way due to utilities as well as being invisible to public since the expansion is hi the back of the hospital. You can see from the lay out and pictures that we strategically planted five maple trees in areas that will keep our facility shaded and hidden from 265/Crossover and hope that the planning committee will accept where we placed the trees. Please let me know if I can be of further assistance and would welcome the opportunity to speak before the planning committee if requested. I can be reached anytime at (479) 957-0345 and thank you again for taking the time to meet with me and I look forward to hearing from you. Sincerely, telt Kyle Naples CEO Vista Health Gomprelzensioe J3eliaoioralJZedcine & JsycAoloyzcal Services March 24, 2008 Planning Commission ADM 08-2957 Vista Health AyeiJa It�r2 4253 Crossover Rd. • Fayetteville, AR 72703 • 479-521-5731 • Fax 479-521W4926o THE CITY OF FAYETTEVILLE, ARKANSAS PLANNING DIVISION CORRESPONDENCE TO: Fayetteville Planning Commission FROM: Suzanne Morgan, Current Planner THRU: Jeremy Pate, Director of Current Planning DATE: March 6, 2007 PC Meeting of March 12, 2007 125 W. Mountain St. Fayetteville, Alt 72701 Telephone: (479) 575-8267 CUP 07-2487: (VISTA HEALTH, 138): Submitted by EGIS ENGINEERING, INC. for property located at 4253 CROSSOVER RD. The property is zoned R -O, Residential Office, and C-1, Neighborhood Commercial, and contains approximately 9.94 acres. The request is for a 6,452 s.f. expansion to Vista Health, a medical/hospital facility (Use Unit 4). Planner: Suzanne Morgan RECOMMENDED MOTION: Staff recommends approval ofthe conditional use permit for the expansion of a medicallhospital facility (Use Unit 4) at 4253 Crossover Road, subject to the following:, -. conditions: 1. Development of the addition shall comply with all applicable Unified Development Code criteria, including but not limited to: landscaping, parking, fencing, outdoor lighting, etc. 2. The existing metal building, located where the expansion is proposed, shall be removed. Any further expansion of the facility or addition of a shed or temporary office shall be approved by the Planning Commission unless the property is appropriately rezoned. The applicant shall provide a three sided enclosure, which is to be constructed,with materials compatible to the principal structure and access not visible from their-tilt-of- way, he rAght-ofway, for all trash containers on the property. PLANNING COMMISSION ACTION: I:ired 'YES /� Approved 0 Denied Motion: aeric- Scond: trVote: 'eu�escJ- Date: March 12 2007 K:1Reports120071PCReports103-12-071CUP 07-2987 (PutaHealth).doc March 24, 2008 Planning Commission ADM 08-2957 Vista Health Agenda Item 2 Page 6.6110—t— ADM 08-2957 (Vista Health) Trash containers not visible from Crossover Road From the Addition From the Private Drive March 24, 2008 Planning Commission ADM 08-2957 Vista Health Agenda Item 2 Page 7 of 10 8 n ADM 08-2957 Vista Health Agenda Item 2 Page 8 of 10 One Mile View VISTA HEALTH Overview Legend Subject Property CUPO7-2487 Boundary "N.. Planning Area 0.88(8 o Overlay District Outside City 0 0.25 0.5 Legend EMI Hillside -Hilltop OE 1M erlay District i les March 24 maiming Comm 2008 IssIon ADM 08-2957 Vista Health Agenda tem 2 Page 9 of 10 March 24, 2008 Planning Commission ADM 08-2957 Vista Health Agenda Item 2 Page 10 of 10 1-5.), e ie ARKANSAS THE CITY OF FAYETTEVILLE, ARKANSAS PLANNING DIVISION CORRESPONDENCE PC Meeting March 24, 2008 125 W. Mountain St. Fayetteville, AR 72701 Telephone: (479) 575-8267 TO: Fayetteville Planning Commission FROM: Dara Sanders, Current Planner Matt Casey, Assistant City Engineer THRU: Jeremy Pate, Director of Current Planning DATE: March 13, 2008 C-PZD 08-2904: Planned Zoning District (BRIDGEDALE PLAZA, 569): Submitted by DAVE JORGENSEN for property located at THE SE CORNER OF HWY 16E AND RIVER MEADOWS DRIVE. The property is zoned R -A, RESIDENTIAL AGRICULTURAL and RSF-4, SINGLE FAMILY - 4 UNITS/ACRE and contains approximately 15.95 acres. The request is for land use and zoning approval for a C-PZD, Commercial Planned Zoning District, with 27 single family residential dwelling units, 114,000 SF of self storage, 20,000 SF of Residential Office, and 20,000 SF of Neighborhood Commercial. Planner: Dara Sanders Findings: Request: The request is rezoning and land use approval only for a Master Development Plan of a Commercial Planned Zoning District divided into 4 Planning Areas. If the PZD is approved as proposed the project would be required to go through preliminary and final plat approval prior to development. Property Description: The subject property currently contains older single family residences and accessory structures and is located at the southeast corner of Highway 16 East and River Meadows Drive, east of the White River. Surrounding land use and zoning are listed in Table 1. Table 1: Surrounding Land Use/Zoning Direction Land Use Zoning North Single family RSF-7, Single Family Res.. 7 DU/Acre RMF -24, Multiple Family 24 DU/Acre South Single family RSF-4, Single Family Res. 4 DU/Acre East Single family RSF-4, Single Family Res. 4 DU/Acre R -A, Residential Agricultural West Single family RSF-4, Single Family Res. 4 DU/Acre Proposal: The applicant has submitted a Zoning and Land Use only PZD application. If approved, the development would be reviewed at a later date The applicant proposes to rezone the property into four distinct planning areas: K:IReports120081PC Reports106-March 241C-PZD 08-2904 (Bridgedale Plaza).doc March 24, 2008 Planning Commission C-PZD 08-2904 Bridgedale Plaza Agenda Item 3 Page 1 of 62 Planning Area 1 is designated as single family residential and contains 27 single-family detached lots on 6.41 acres, a density of 4.2 dwelling units/acre. The applicant has designated Lot 28 as open green space, approximately 0.6 acres in size. This area serves as a residential buffer and transition between the adjacent single-family neighborhood to the west, Stonebridge Meadows Subdivision, and the proposed self storage facility to the east. The applicant proposes to construct a public street, Street #3; running north/south through Planning Area 1, and then connecting to the existing stub -out of Pinnacle Drive. The residential lots along the west and south sides of the proposed street utilize shared driveways, while the lots on the east side are accessed by an alley located between Planning Areas 1 and 2. This typical lay -out allows a greater green buffer and backyard space adjacent to the lots within Stonebridge Meadows and Bridgedale Subdivision, thus creating a more compatible adjacent land use. The average lot size is 6,600 square feet, compared to 8000 square feet permitted within RSF-4. Curb -cuts for Planning Area 1 shall be limited to a maximum width of 16' at the right-of-way and shall be at least 5' from the property line. Shared driveways may be located on the property line. All residential and commercial driveways shall otherwise meet the standards established in Chapter 172 Parking and Loading. Planning Area 2 is designated as self storage, containing approximately 114,000 SF of self storage facility within 5.62 acres. In an effort to obtain approval of this traditionally light industrial/warehousing use classification in close proximity to residences, the applicant has proposed several Low Impact Development (LID) techniques to reduce the overall impact ofthe use. The applicant proposes permeable pavement for a majority of the facility's internal: drive aisles, as well as cisterns and rain barrels throughout the planning area. To reduce visibility and the impact of the proposed self storage on the surrounding neighborhoods, the applicant proposes to berm and landscape a green belt, approximately 20 feet wide, around Planning Area 2, as indicated on the site plan, in addition to a "living fence" screen. An elevation detail, provided by. the applicant and included in the packet, illustrates the screening effect of the proposed green belt, berm, landscaping, and fence. The applicant proposes to use motion sensors for the exterior lighting to reduce energy consumption and light trespass. Finally, the building facades are proposed to be brick and would utilize architectural features on the north and west sides to better treat these potentially visible facades. Planning Area 3 is designated as residential office, contains 1.98 acres, and serves as a buffer and screen between Highway 16 and the proposed self -storage facility. The applicant proposes reduced setbacks along the proposed street, building orientation, and parking located' behind the proposed office buildings in order to create a pedestrian and cyclist friendly streetscape. Approximately 20,000 SF of non-residential space and 24 dwelling units are proposed within this planning area. Planning Area 4, located at the corner of Highway 16 and River Meadows Drive, is designated as neighborhood commercial and contains 2.01 acres. The applicant proposes approximately 20,000 SF of neighborhood commercial uses (dry cleaner, restaurant, bank, etc.), with more pedestrian orientation to the interior street. Reduced building setbacks of 20 feet along the proposed Street #4 are proposed to create the same streetscape intent for Planning Area 3. Typical neighborhood commercial uses that will support surrounding residents are planned for this area. K:IReports120081PC Reports106-March 241C-PZD 08-2904 (Bridgedale Plaza).doc March 24, 2008 Planning Commission C-PZD 08-2904 Bridgedale Plaza Agenda Item 3 Page 2 of 62 Adjacent Master Street Plan Streets: Huntsville Road/Highway 16 (Principal Arterial) Right-of-way to be dedicated: Right-of-way in the amount of 48.5' from centerline for Huntsville Road/Highway 16 shall be dedicated with approval of the preliminary plat or large scale development. Additional right-of-way may need to be dedicated along River Meadows Drive, depending upon the street improvements that are necessary. Connectivity: Currently, Pinnacle Drive ends in a temporary cul-de-sac south of the subject property, and is stubbed out for future street connection. The applicant proposes to connect the proposed street in Planning Area 1 to the south with Pinnacle Drive. This connection will extend north to the second proposed street, connecting west to River Meadows Drive and northeast to Highway 16. Also, the applicant proposes to extend Street #2 to the east property line as a public stub -out for future connectivity to Roberts Road, which will help provide needed east -west connections in this area. Street Improvements: The applicant proposes to construct two new public streets with 21 feet of pavement, curb, and gutter. In addition to the proposed streets, the applicant proposes to construct a 5' sidewalk along Highway 16 at the Master Street Plan right-of-way, and to improve River Meadows at Highway 16 to include a right -turn lane and a left -turn lane. All street improvements will be reviewed at the time of development and shall comply with City code and design standards. Further review of the traffic study at the time of development niay require installation of or contribution toward a signal at Highway 16 and River Meadows'Drive and/or the installation of a turning lane along Highway 16. The applicant will need tocoordinate with AHTD to determine the improvements that will be permitted along this state highway. Phasing: The applicant is proposing to develop the property in two phases.. It isthe applicant's intent to develop the storage facility early in the development, therefore the timing of the phasing plan is essential to adequately screen and buffer Planning Area 2 with the surrounding residential and office uses. The applicant proposes to install the necessary infrastructure throughout the site and to construct the single family houses east of Street #3, Planning Area 2 with the 20' green perimeter, and Planning Area 3 in the first phase, as these are the elements that buffer and screen the storage facility from the surrounding area. As currently proposed, phasing is as follows: Phase 1: • Preliminary and Final Plat approval of Planning Area 1 • Installation of all required infrastructure (water, sewer, streets, and drainage) • Large Scale Development approval of Planning Areas 2 and 3 • Construction of Planning Area 1 — Single family houses east of Street#3 • Construction of Planning Area 2 — Self -storage facility with 20' landscaped, fence, and bermed perimeter • Construction of Planning Area 3 Phase 2: • Large Scale Development approval of Planning Area 4 K:IReportsl20081PC Reports106-March 241C-PZD 08-2904 (Bridgedale PlazaJ.doc March 24, 2008 Planning Commission C-PZD 08-2904 Bridgedale Plaza Agenda Item 3 Page 3 of 62 • Construction of Planning Area 4 • Construction of Planning Area 1 — Single family houses west of Street #3 and south of Street # 2 Staff is recommending the applicant be required to obtain subdivision approval within two years from City Council approval of the PZD. After final plat approval, the applicant shall obtain large scale development approval of PA -2 and PA -3 within two years, with all building permits for each respective planning area required to be issued within one year of development approval. A one year extension shall be available for each time limit pursuant to Chapter 166.20 of the Unified Development Code. All screening (berms, landscaping, living fence, etc.) for PA -2 (self - storage) shall be installed prior to occupancy. Water & Sewer: All necessary improvements and connections to complete the proposed development will be evaluated with the Preliminary Plat and Large Scale Development reviews. Tree Preservation: This development will be required to comply with the Tree Preservation requirements as set forth in the Unified Development Code at the time of development with a 25% preservation requirement. The applicant's proposal is arranged in a manner that will save some of the significant trees on site, retaining a natural buffer from adjacent residents. Infrastructure: Streets: Water: Sewer: The site has access to Huntsville Road and RiverMeadows Drive. Huntsville Road is currently an improved two lane paved state highway. Street improvements will be evaluated with the proposed development. Public water is located adjacent to the site. There is an 8" water main along River Meadows Drive. Sanitary sewer is available to the site. There is a 6" sewer main along Huntsville Road. Improvements to the 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 Drainage: Standard improvements and requirements for drainage will be required for the development. This property is not affected by the 100 -year floodplain. Fire: This property will be covered by Ladder 3 located at 1050 S Happy Hollow Rd. It is 2 miles from the station with an anticipated response time of 4 minutes. The Fire Department anticipates 4 (3 EMS -2 Fire/other) calls for service once the development is completed and maximum build out has occurred. We do not figure calls for service on Commercial developments, although this type of development typically does not affect our calls for service. Measured hydrant flow is 1560 gallon per minute in K:IReports120081PC Reports106-March 241C-PZD 08-2904 (Bridgedale Plaza).doc March 24, 2008 Planning Commission C-PZD 08-2904 Bridgedale Plaza Agenda Item 3 Page 4 of 62 Police: this area. It is the opinion of the Fayetteville Police Department that this C-PZD will not substantially alter the population density, and will not create an appreciable or undesirable increase in the load on police services. This C- PZD will not create an appreciable increase in traffic danger and congestion. Public Comment: Staff has received several emails and phone calls regarding this proposal. The applicant presented the project at a Ward meeting and has attempted to address some of the concerns voiced there. Several letters of support and objection have been included in this packet. Stated reasons of objections to the project include concern with compatibility and decreasing property value, though staff has not received evidence that the proposal will decrease the property value of the surrounding residential neighborhoods. Stated reasons for support of the project include compatibility, commercial and storage need/demand in the area, and desire for environmentally friendly development. Discussion: Since the proposal was initially submitted, the applicant has made several significant improvements to the proposal, in response to concerns expressed by staff, the Planning Commission, and area residents, including responding to neighborhood concerns regarding lot size and greenspace, creating more pedestrian friendly streetscapes within the development, enlarging buffer areas surrounding the self -storage units;and a public street to the east property line as a stub -out for future connectivity to Roberts Road. In addition to the site plan changes, the applicant has committed to a more specific phasing plan addressing the timing for development of Planning Areas 1, 3 and 4 in relation to the development of Planning Area 2. In general, staff finds in favor of the development pattern that is proposed for PA -1 (single family), PA -3 (residential office) and PA -4 (neighborhood commercial). All of these uses contribute to the fabric of a traditional neighborhood in close proximity, providing places to live, work, and interact on a daily basis. The development pattern of the single family block is more in keeping with the goals and policies adopted by the City; the arrangement of buildings for the neighborhood commercial and office/loft living space provides an internal neighborhood streetscape that is more pedestrian friendly and appropriate for a neighborhood than the major thoroughfare of Hwy 16. Along Hwy 16, the proposal is to provide 'an attractive building elevation facing the street, and to provide landscape buffers that will enhance this particular major corridor for through travelers. Internally, pedestrian sidewalks and narrow streets provide a safer neighborhood environment, and landscape buffers and a half -acre park will provide greenspace and recreational opportunities. With regard to PA -2 (self -storage), staff can not find in favor of this particular use within the neighborhood proposed. Self -storage facilities are not particularly attractive; they are generally flat -roofed, one-story structures arranged in long, monotonous rows. Significant efforts to heavily screen this use and lessen the overall impact include: construction of a landscaped berm and "living fence" screen surrounding the use; provision of brick facades along the north and K\Reports120081PC Reports106-March 241C-PZD 08-2904 (Bridgedale Plazajdoc March 24, 2008 Planning Commission C-PZD 08-2904 Bridgedale Plaza Agenda Item 3 Page 5 of 62 west elevations of the buildings; and the inclusion of low impact development (LID) techniques such as pervious paving to decrease stormwater runoff, cisterns to capture and recycle roof runoff; and bio -retention to collect rainwater and provide infiltration and enhance water quality. All of these efforts achieve a better, more environmentally friendly and well -screened self - storage facility. However, in staff's opinion, the use does not contribute to the quality of the neighborhood, and thus does not fit well within a predominantly residential neighborhood. The City strives to promote and encourage a mixture of uses within neighborhoods. The form of the development pattern, rather than the separation of uses generated by traditional zoning, can overcome much in the way of creating quality places within the community. The self -storage facility, though, does not contribute in form or use to this neighborhood, in staff's opinion. Rather, it breaks up the continuity and the complete, compact and connected environment that is desired, and does not enhance the surrounding community. Recommendation: While staff can support rezoning of a majority of this property in the manner proposed, the self - storage facility planning area is a major component of the project. Therefore, based on the findings included herein, staff recommends denial of C-PZD 08-2904 (Bridgedale Plaza). Should the Planning Commission or City Council determine the rezoning request is appropriate, compatible and meets the City's approval criteria for Planned Zoning Districts, the Future Land Use Plan, and the required findings for 'a "rezoning request, staff recommends the approval contain the following conditions: 1. Street improvements. The Planning Commission will make final determinations of street improvements at the time of development. All proposed streets shall be constructed according to City standards, including pavement, curb, gutter, storm drains, and a 5' sidewalk on both sides, where applicable. Offsite improvements will likely consist of • River Meadows Drive to include a right -turn lane and a left -turn lane at Highway 16. • Highway 16 to include all standard improvements in accordance with the Master Street Plan, with the potential for a left turn lane. ■ Potential for construction of or contribution of payment for a traffic signal at River Meadows and Highway 16. 2. Planning Commission determination of adequate connectivity. Staff recommends in favor of the proposed connectivity finding that the proposed alignment will be beneficial to the neighborhood. A street stub -out and cross -access to the east in two points will provide needed east -west connections with future development. 3. Planning Commission determination of the allowance of the proposed self- storage/warehousing use within a C-PZD. As outlined in Ch. 161.29 (E)(3)(c) of the UDC, for commercial planned zoning districts, warehousing and light industrial uses shall not have a gross floor area exceeding 5,000 SF or 20% of the floor area used for retail sales within the PZD. The subject proposal well exceeds that requirement, at approximately 114,000 SF of proposed storage area. Staff assigned the commercial-PZD K: IReports120081PC Reports106-March 241C-PZD 08-2904 (Bridgedale Plaza).doc March 24, 2008 Planning Commission C-PZD 08-2904 Bridgedale Plaza Agenda Item 3 Page 6 of 62 classification, as opposed to a residential or industrial classification, due to the rather "in-between" nature of self -storage, and its both commercial and industrial characteristics. As noted above, staff does not support the proposed PZD with the inclusion of this use and its associated development pattern; however, staff does support the applicant's proposal for consideration of the commercial PZD by the Planning Commission and City Council, as inherently the PZD permits a mixture of uses and a proposed development pattern from which the appointed and elected officials may make this policy decision. Should the Planning Commission determine the commercial PZD is not appropriate, and the industrial PZD more appropriate, this designation can be changed, and appropriate findings provided. 4. Signage. Staff recommends signage typical for single family residential districts for Planning Area 1; typical Commercial district signage in Planning Areas 2 and 4; and typical Residential -Office district signage in Planning Area 3. No pole or pylon signs shall be permitted on the property. 5. Phasing. Staff is recommending the applicant be required to obtain subdivision approval within two years from City Council approval of the PZD. After final plat approval, the applicant shall obtain large scale development approval of PA -2 and PA -3 within two years and of PA -4 within 3.years, with all building permits for each respective planning area required to be issued within one year of development approval. A one year extension shall be available for each time limit pursuant to Chapter 166.20 of the Unified Development Code. For each.. development approval, the standard maximum ;of.three years for construction shall be permitted, in accordance with the Unified Development Code. All screening (berms, landscaping, living fence, etc.) for PA -2 (self -storage) shall be installed prior to occupancy. 6. Planning Area 1 shall receive preliminary plat and fmal plat approval prior to construction. Planning Areas 2, 3, and 4 shall receive large scale development review and approval prior to construction. 7. Outdoor Lighting. All outdoor lighting shall comply with applicable regulations within the UDC. Due to the inherent lighting issues typically associated with storage facilities, all lighting within Planning Area 2 shall be mounted at a low height (12 feet or less) and shall be a full cut-off fixture, with no light trespass to adjacent properties.. Lights within Planning Area 2 shall not be permitted to remain on past the hours of operation, and shall be motion-sensored for security, as offered by the applicant. A lighting plan shall be submitted and reviewed at the time of large scale development. 8. Storage Materials. Storage within Planning Area 2 shall be limited to dead storage only. No flammable, hazardous chemicals or explosives may be stored on-site. No auctions or sales may be permitted on the premises. Servicing of equipment (automobiles, applicances, etc.) may not be permitted. Outdoor storage shall not be permitted (recreational vehicles, boats, trailers, automobiles, etc.) 9. Low Impact Development (LID). The LID practices described within the project booklet • K.9Reports120081PC Reports106-March 241C-PZD 08-2904 (Bridgedale Plaza).doc March 24, 2008 Planning Commission C-PZD 08-2904 Bridgedale Plaza Agenda Item 3 Page 7 of 62 shall be implemented as proposed including but not limited to: bio -retention, cisterns, permeable pavement and a "living fence." Permeable pavement may not be installed as solely a gravel lot; rather , it shall consist of an approved, engineered permeable paver system, to be reviewed at the time of large scale development. 10. Hours of Operation. In order to reduce the potential detrimental impact of large truck and customer noise/activity traveling to and form and unloading/loading during quiet/night- time hours, staff recommends limiting the hours of operation of the self -storage facility (PA -2) to 6am to lOpm. 11. Building Elevations. Due to the street frontage along the proposed public street along the south of PA -2, staff recommends the southern facade of all buildings adjacent to Street #2 by designed and constructed with a brick facade in a manner similar to those described for the north and west sides of the storage buildings. 12. Building Height. Staff recommends the building height within PA -2 (self storage) be reduced from the 35 feet currently proposed, to achieve the lowest height possible. 13. Living Fence Screen. To achieve the greatest amount of screening possible for the self - storage facility, the applicant proposes a "living fence" screen, consisting of native flowering vines growing on a chainlink fence. Staff finds in favor of the proposal, as long as: a) the vine type is approved by the Urban Forester as an appropriate evergreen screen species; b) the cost of the materials and installation of the living fence is guaranteed by letter of credit/bond prior to issuance of a building permit; c) all sides of the facility (north, south, east, and west) are screened 14. Prior to development submittal, the applicant shall submit the development: plans to the Parks Recreation and Advisory Board for review and recommendations regarding parkland dedication. 15. Lot 28 of Planning Area 1 shall be designated as an unbuildable lot for open green space. 16. No portion ofany structure (i.e. porches, overhangs, etc.) shall encroach into building.,. setbacks or utility easements. 17. Buildings shall be constructed to be consistent with the elevations and concepts depicted in the building elevations in the booklet as specified. Building elevations will be reviewed at the time of preliminary plat, fmal plat, large scale development and building permit to ensure compliance with bulk, area, greenspace, and commercial design requirements. 18. 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 K:IReports120081PCReports106-March 241C-PZD 08-2904 (Bridgedale Plaza).doc March 24, 2008 Planning Commission C-PZD 08-2904 Bridgedale Plaza Agenda Item 3 Page 8 of 62 project with review of the Master Development Plan — Planned Zoning District by the City Council shall also be binding. 19. The following revisions shall be completed to the booklets/plats prior to re -submittal for City Council consideration: a. Pg. 8. PA -2 (Storage) — height is at 35' and should be reduced b. Pg. 9. Screening. Add east side to screening, as shown on the plans c. Pg. 10. PA -3 — need number of dwelling units/density listed (c) (24 dwellings?) d. Pg. 15. Density. Add numbers for Intensity here. e. Pg. 16. Density listed as 24 units, 12 units per acre — should this be the same as PA -3? f. Pg. 16. RSF-4 height — correct to read maximum 45'. g. Pg. 16. RSF-4 Uses — incorrect (only 1 and 8 permitted by right) h. Pg. 16. RSF-4 building area maximum is 40% (says none) i. Pg. 17. RSF-4 uses — incorrect (only 1 and 8 permitted by right) j. Pg. 20. Phasing — adjust phasing per the recommended condition of approval k. Pg. 21. 0. Screening — add "west" to screening component. Standard conditions of approval: 20. Impact fees for fire, police, water, and sewer shall be paid in accordance with City ordinance. 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. 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 priorto 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 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. K:IReports120081PC Reports106-March 241C-PZD 08-2904 (Bridgedale Plazajdoc March 24, 2008 Planning Commission C-PZD 08-2904 Bridgedale Plaza Agenda Item 3 Page 9 of 62 25. All existing utilities below 12kv shall be relocated underground. All proposed utilities shall be located underground. Planning Commission Action: ❑ Tabled ❑ Forwarded to C.C. ❑ Denied Motion: Second: Vote: Meeting Date: March 24, 2008 K:1 Reports120081PC Reports106-March 241C-PZD 08-2904 (Bridgedale Plaza).doc March 24, 2008 Planning Commission C-PZD 08-2904 Bridgedale Plaza Agenda Item 3 Page 10 of 62 Sec. 166.06. Planned Zoning 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 some of the goals of City Plan 2025, in particular the mixed-use nature of the commercial, office and different residential uses to create a viable neighborhood. Goal 2 states that we will discourage suburban sprawl by discouraging the separation of uses that have encouraged sprawling development patterns. This PZD proposal promotes the mixed-use strategy that provides neighborhood services in an area where services are limited. These services will serve the surrounding primarily residential uses for daily commercial goods and services, and provide an area in which residents can live, work and recreate. Staff finds that providing nodes of neighborhood commercial support uses discourages sprawl, decreases a neighborhood's reliance on regional commercial developments, and can potentially reduce the number of vehicle trips in the area. Goal 3 states that we will make traditional town form the standard, which promotes a variety of uses within a neighborhood for the ability to live, work, shop and have daily needs and services within walking distance. It requires compact, complete, and connected development. Staff finds that the proposed development will provide connectivity, a development scale that is compatible and proportionate between residential and nonresidential land uses, and a mixture of uses that will support and serve the surrounding area. In particular, the creation of a pedestrian streetscape with mixed-use buildings and residences close to the street, screening parking areas, and providing sidewalks creates a more traditional town form. However, the inclusion of the storage facility does not contribute to this goal. Rather, it becomes an area that is screened off and segregated from the surrounding environment, due to its rather unattractive nature, and detracts from the complete, compactand, connective: goals the City is promoting. The storage facility is not a.. daily neighborhood commercial use, but is a service that fulfills occasional warehousing and storage needs primarily of residents and small businesses in a regional area. Goal 6 states that we will create attainable housing for residents of Fayetteville that make more than the income limit established for federal subsidies but struggle in the current housing market. By preserving and creating mixed -income neighborhoods, the City of Fayetteville can offer a variety of housing types. For Planning Area 1, the applicant proposes typical single family dwellings on lots that contain approximately 6,600 square feet, slightly smaller than the 8,000 square foot minimum of the RSF-4 zoning district. The applicant proposes to provide loft -style dwellings above the residential offices in Planning Area 3. The development pattern of this PZD proposal will add to the variety of housing K: IReports120081PC Reports106-March 241C-PZD 08-2904 (Bridgedale Plaza).doc March 24, 2008 Planning Commission C-PZD 08-2904 Bridgedale Plaza Agenda Item 3 Page 11 of 62 types that currently exist in the surrounding area, and typically enhances property values in the area. This site is designated as a Residential Neighborhood Area, which encourages traditional neighborhood development that incorporates low -intensity non-residential uses. Staff finds that the mixture of residential, office, and neighborhood commercial uses proposed in this development meets the goals of City Plan 2025 and the designated land use. Self storage is often designated as a medium- to high-intensity non-residential use; within Fayetteville, this use is only permitted by conditional use in the C-2, Thoroughfare Commercial zoning district, and industrial zones (I-1, Heavy Commercial and Light Industrial; I-2, General Industrial). Staff finds that the while the current proposal for high- end storage, with extensive screening and buffering, pervious pavement, cisterns, and other LID techniques decreases the intensity of the use, it remains a highly segregated use that does not fit well within or contribute to a neighborhood. Attesting to this fact is that the screening requirements are perhaps more substantial than most other uses within the City, in order to hide the particularly unattractive buildings and grounds. It is a fact that self - storage facilities typically have very low volumes of traffic, which does help to decrease its impact. However, issues with fencing, screening, noise, lights, materials being stored, hours of operation, security and activities within the facility all tend to be potentially objectionable to a neighborhood. These issues can be addressed with a number of restrictions via conditions of approval; however, it would be more appropriate to simply locate this use, as is the case with industrial or other ;warehousing uses, in a more appropriate location. While the proposed storage facility is not consistentwith the land use plan, staff finds rezoning a majority of this property to C-PZD with the current proposal meets several of the goals of City Plan 2025, is consistent with the development trend along Huntsville Road, and would be beneficial to the surrounding neighborhood. However, due to the substantial role the self -storage facility plays in the zoning proposal, staff can not support the request. (2) Whether the application is in compliance with all applicable statutory provisions; FINDING: The application has been reviewed and found to be 'compliant with the applicable statutory provisions. (3) Whether the general impact of the rezoning would adversely impact the provision of public facilities and services; FINDING: The impact of the rezoning and subsequent development would require the provision of public facilities, at the cost of the developer. As indicated in the submittal and the staff report, certain measures have been taken in the proposed phasing of development by the developer to ensure adequate infrastructure improvements are made to ensure the level of service will not decline due to the proposed development. Additional improvements K: IReports120081PC Reports106-March 241C-PZD 08-2904 (Bridgedale Plaza).doc March 24, 2008 Planning Commission C-PZD 08-2904 Bridgedale Plaza Agenda Item 3 Page 12 of 62 will be determined at the time of development by the Planning Commission. (4) Whether the rezoning is compatible with the surrounding land uses; FINDING: Staff finds that the proposed single family residential, neighborhood commercial, and residential office developments in Planning Areas 1, 3, and 4 are compatible with the surrounding land uses, which are primarily single family in nature. The proposed uses and vehicular circulation pattern are designed to promote and encourage pedestrian safety and interaction within a well-defined streetscape in a traditional town form. The single family residential uses in Planning Area 1 are proposed with a maximum allowable density of 4.2 dwelling units per acre. This density is compatible with the surrounding RSF-4, RSF-7, and RMF -24 zoning districts, and will contribute to the neighborhood. In addition, the commercial and office uses in Planning Areas 3 and 4 will provide daily services and goods to the surrounding, neighboring community, thereby meeting several goals of the City. Staff finds that though much effort has been taken to reduce the impact of the self -storage facility in Planning Area 2, the proposed location within a residential neighborhood is not compatible with the surrounding area, and will not necessarily contribute to the community in this location. The proposed storage facility will yield a higher intensity and a different use than those of the surrounding neighborhoods and zoning districts. Use unit 38, Mini -storage units, are not allowed by right or by conditional use in any residential zoning district, as this type of development is typically an intense and unattractive warehousing type development that includes significant paving of the site. Furthermore, mini -storage is not allowed by right in any zoning district, though itis allowed by conditional use in the C-2, I-1, and I-2 zoning districts. Staff agrees with the applicant in that a self storage facility is a commercial use that generates a very low traffic count and provides a service to a residential demand for storage. However, after much research and discussion, staff fmds that the use proposed is not a contributing enhancement to this neighborhood, and will disrupt the complete, compact and connected form that is promoted and encouraged for all development. A self storage facility serves a community -wide or regional market easily, accessed off .of.a major thoroughfare. If approved, the 'current proposal would provide a small storage service for the immediate residential area; however, staff is concerned that the location of the proposed storage facility within the subject property may result in future requests for the expansion of storage to the east of the site, or for other, more intense uses typically found "compatible" with self -storage uses. Staff fords that creating a regional destination point is inappropriate at this location due to the predominantly residential use of the surrounding area. (5) Whether the subject land is suitable for the intended use and is compatible with the natural environment; K: IReports120081PC Reportsl06-March 24IC-PZD 08-2904 (Bridgedale Plaza).doc March 24, 2008 Planning Commission C-PZD 08-2904 Bridgedale Plaza Agenda Item 3 Page 13 of 62 FINDING: The intended use is suitable for the subject property and the surrounding development. The majority of the site will be developed, though the houses, commercial buildings, and storage facility would be arranged and built in a manner that will preserve the significant tree canopy along the property lines. Drainage has been cited as a primary concern in this area, and will need to be addressed at the time of development. Post - development drainage is typically required not to exceed pre -development flow at peak hours. (6) Whether the intended land use would create traffic congestion or burden the existing road network; FINDING: Any additional development in the area will certainly increase the amount of neighborhood traffic on surrounding streets; however, the Fayetteville Police Department has submitted a statement verifying that the proposal will not substantially alter the population density, create an appreciable or undesirable increase in the load on police services, or create an appreciable increase in traffic danger and congestion. The applicant has also conducted a traffic study, of which key recommendations have been included on the site plan. As suggested in the traffic study, the applicant proposes to improve River Meadows Drive to include one inbound lane and two outbound lanes to accommodate an increase in traffic due to Planning Areas 3 and 4. Staff will also evaluate the potential for the construction of a turn -lane on Hwy 16 and contribution for a future traffic signal. In general, combining residential and non-residential uses in a traditional town form that are appropriate and compatible will help reduce the traffic increase, providing better pedestrian opportunities andthe ability: for persons within close proximity to travel smaller distances for daily goods and services. (7) Whether the planned development provides for unified development control under a unified plan; FINDING: The booklet and master development plans submitted provide for said unified development control. (8) Whether any other recognized zoning consideration would be violated in this PZD. FINDING: No other zoning considerations are proposed to be violated. (B) Development standards, conditions and review guidelines (1) Generally. The Planning Commission shall consider a proposed PZD in light of the purpose and intent as set forth in Chapter 161 Zoning Regulations, and the development standards and review guidelines set forth herein. Primary emphasis shall be placed upon achieving compatibility between the proposed development and surrounding areas so as to preserve and enhance the neighborhood. Proper planning shall involve a consideration of tree preservation, water conservation, preservation of natural site amenities, and the protection of watercourses from erosion and siltation. The Planning Commission shall K:IReports120081PC Reports106-March 241C-PZD 08-2904 (Bridgedale Plaza).doc March 24, 2008 Planning Commission C-PZD 08-2904 Bridgedale Plaza Agenda Item 3 Page 14 of 62 determine that specific development features, including project density, building locations, common usable open space, the vehicular circulation system, parking areas, screening and landscaping, and perimeter treatment shall be combined in such a way as to further the health, safety, amenity and welfare of the community. To these ends, all applications filed pursuant to this ordinance shall be reviewed in accordance with the same general review guidelines as those utilized for zoning and subdivision applications. FINDING: The majority of the subject development should be compatible with surrounding development as several measures have been taken to reduce the potential impact of the development on the surrounding area. The proposed single family residences of a slightly higher density will serve as a good transition to the adjacent single family neighborhood and the residential office and commercial services. The proposed neighborhood commercial and residential office developments are designed to lessen potential impact on the surrounding residential neighborhoods with LID techniques, landscaping and screening, and a vehicular circulation pattern designed to contain pass -by traffic at the northwest corner of the subject property. Staff finds that, with the proposed location, access points, screening, and buffering included herein, PA -1, 3 and 4 meet the intent and purpose of the PZD. However, the self -storage in PA -2 does not further the commitment to complete, compact and connected neighborhoods as identified in the City's Future Land Use Plan, and does not contribute or enhance the neighborhood, in staff's findings. Rather, significant effort has been undertaken to screen the use from view, as a typical single -use storage facility that is gated off for security does not create an amenity or become a part of atraditional neighborhood. Since the proposal is not development rights, a tree preservationplan has not been reviewed; however, the applicant proposes to preserve and utilize the existing tree canopy at the eastern portion of the subject property to screen the proposed storage facility. Furthermore, the applicant proposes to implement several Low Impact Development techniques, such as rain barrels and cisterns for rain water collection, rain gardens in key locations, and permeable pavement in designated locations in the storage facility. Staff finds that these techniques will work to reduce the impact and the intensity of the proposed use. (2) Screening and landscaping. In order to enhance the integrity andattractiveness of the development, and when deemed necessary to protect adjacent properties, the Planning Commission shall require landscaping and screening as part of a PZD. The screening and landscaping shall be provided as set forth in §166.09 Buffer Strips and Screening. As part of the development plan, a detailed screening and landscaping plan shall be submitted to the Planning Commission. Landscape plans shall show the general location, type and quality (size and age) of plant material. Screening plans shall include typical details of fences, berms and plant material to be used. FINDING: The applicant proposes to utilize existing tree canopy along the west property line to preserve existing natural features along the property line of the adjacent residential neighborhood to the west. The proposed single family residences in PA -1 are the same use, K: IReports120081PC Reports106-March 241C-PZD 08-2904 (Bridgedale PlazaJ.doc March 24, 2008 Planning Commission C-PZD 08-2904 Bridgedale Plaza Agenda Item 3 Page 15 of 62 and do not require screening from adjacent properties. The applicant proposes to provide an evergreen perimeter buffer approximately 20 feet wide and to construct a berm approximately 4 feet high to reduce visibility of the proposed self storage facility within Planning Area 2. The applicant also proposes to utilize the existing tree canopy along the eastern portion of the subject property to screen the storage facility from the adjacent properties to the east, and to construct a "living fence" to more adequately screen the use from view. Landscaping along all public streets will be installed to meet City codes. (3) Traffic circulation. The following traffic circulation guidelines shall apply: (a) The adequacy of both the internal and external street systems shall be reviewed in light of the projected future traffic volumes. (b) The traffic circulation system shall be comprised of a hierarchal scheme of local collector and arterial streets, each designed to accommodate its proper function and in appropriate relationship with one another. (c) Design of the internal street circulation system must be sensitive to such considerations as safety, convenience, separation of vehicular and pedestrian traffic, general attractiveness, access to dwelling units and the proper relationship of different land uses. (d) Internal collectorstreets shall be coordinated with the existing external street system; providing for the efficient flow of traffic into and out of the planned zoning development. (e) Internal local streets shall be designed to discourage through traffic within the planned zoning development and to adjacent areas. (f) Design provisions for ingress and egress for any site along with service'. drives and interior circulation shall be that required by Chapter 166 Development of this code. FINDING: The applicant has applied to the site plan key recommendations from a traffic study of the development in order to address the projected traffic volumes generated from the proposed uses. Access, to Planning Areas 2, 3, and 4 is designed ;to discourage through traffic within the subject property by containing the pass -by traffic at the northern portion of the property and redirecting it to Huntsville Road/Highway 16. The internal street circulation is designed and intended for local residential traffic for access to Planning Area 1 and for the surrounding residential neighborhoods to access the self storage and neighborhood commercial node. The self storage is accessible from the north by Huntsville Road/Highway 16 to Street #4 and from the south by Street #2. All properties within Planning Area 1 will front onto Streets #2 and #3. The houses on the west and south sides of Streets #2 and #3 are designed to utilize shared driveways, while the remaining houses are accessed by the public alley located between Planning Areas 1 and 2. Shared driveways may be located on the property Line. All residential and commercial K:IReports120081PC Reports106-March 241C-PZD 08-2904 (Bridgedale Plaza).doc March 24, 2008 Planning Commission C-PZD 08-2904 Bridgedale Plaza Agenda Item 3 Page 16 of 62