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Home My WebLink About2013-03-11 - Agendas - Final (2) Planning Commission Planning Commissioners Officers Blake Pennington William Chesser Porter Winston,Chair Matthew Cabe aTyve ev1ile Ryan Noble Kyle Cook,Vice-Chair Craig Honchell Tracy Hoskins Sarah Bunch, Secretary ARKANSAS Final Agenda City of Fayetteville, Arkansas Planning Commission Meeting March 11, 2013 A meeting of the Fayetteville Planning Commission will be held on March 11, 2013 at 5:30 PM in Room 219 of the City Administration Building located at 113 West Mountain Street,Fayetteville,Arkansas. Call to Order Roll Call Agenda Session Presentations, Reports and Discussion Items Consent. 1. Approval of the minutes from the February 25,2013 meeting. Old Business: 2. LSD 12-4295: Large Scale Development (2530 W. WEDINGTON RD./CASEY GENERAL STORE, 402): Submitted by BATES AND ASSOCIATES for property located at 2530 WEST WEDINGTON ROAD. The property is zoned C-2, THOROUGHFARE COMMERCIAL and contains approximately 1.54 acres. The request is for 4,223 square foot convenience store with associated parking. Planner: Jesse Fulcher 3. PPL 13-4304: Preliminary Plat (INTERSECTION OF N. HUGHMOUNT RD. & W. MT. COMFORT RD.1HUGHMOUNT VILLAGE, 282): Submitted by ENGINEERING DESIGN ASSOCIATES for property located on NORTH HUGHMOUNT ROAD, NORTH OF WHEELER ROAD (FORMERLY CHERRY HILLS SUBDIVISION). The property is in the PLANNING AREA and contains approximately 54.13 acres. The request is for a residential subdivision with 129 single family lots and 9 common property lots. Planner: Jesse Fulcher New Business: 4. ADM 13-4332: Administrative Item (4149 W. BRADSTREET LN./RUPPLE ROW POA, 439): Submitted by GENE DRESEL for the RUPPLE ROW SUBDIVISION. The property is zoned R-PZD, RESIDENTIAL PLANNED ZONNING DISTRICT. The request is for a variance of the Urban Residential Design Standards. Planner: Jesse Fulcher 5. RZN 13-4310: Rezone (N. OF THE INTERSECTION OF N. GREGG AVE. AND W. VAN ASCHE DR./HAAS HALL, 172): Submitted by MCCLELLAND CONSULTING ENGINEERS, INC. for property located NORTH OF THE INTERSECTION OF NORTH GREGG AVENUE AND WEST VAN ASCHE DRIVE. The property is zoned C-1, NEIGHBORHOOD COMMERCIAL and contains approximately 17.28 acres. The request is to rezone the property to P-1, INSTITUTIONAL. Planner: Quin Thompson 6. PPL 13-4312: Preliminary Plat(S. OF GULLEY RD.AND E. OF N. OAKLAND-ZION RD.BUFFINGTON S/D, 176): Submitted by JORGENSEN AND ASSOCIATES for property located SOUTH OF GULLEY ROAD AND EAST OF NORTH OAKLAND-ZION ROAD. The property is in the PLANNING AREA and contains approximately 26.51 acres. The request is for a residential subdivision with 43 single family units and a community septic system. Planner: Andrew Garner 7. CUP 13-4311: Conditional Use Permit (2220 E. HUNTSVILLE RD./DOLLAR GENERAL, 566): Submitted by COOVER CONSULTANTS for property located at 2220 EAST HUNTSVILLE ROAD. The property is zoned R- O, RESIDENTIAL OFFICE and contains approximately 0.89 acres. The request is for a conditional use permit for a Dollar General Store (Use Unit 15). Planner: Jesse Fulcher NOTICE TO MEMBERS OF THE AUDIENCE All interested parties may appear and be heard at the public hearings. If you wish to address the Planning Commission on an agenda item please queue behind the podium when the Chair asks for public comment Once the Chair recognizes you,go to the podium and give your name and address. Address your comments to the Chair, who is the presiding officer. The Chair will direct your comments to the appropriate appointed official, staff, or others for response. Please keep your comments brief, to the point, and relevant to the agenda item being considered so that everyone has a chance to speak. Interpreters or TDD, Telecommunication Device for the Deaf, are available for all public hearings; 72 hour notice is required. For further information or to request an interpreter,please call 575-8330. As a courtesy please turn off all cell phones and pagers. A copy of the Planning Commission agenda 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. Planning Commission February 25, 2013 Page I of]] MINUTES OF A MEETING OF THE PLANNING COMMISSION A regular meeting of the Fayetteville Planning Commission was held on February 25,2013 at 5:30 p.m. in Room 219, City Administration Building in Fayetteville,Arkansas. ITEMS DISCUSSED ACTION TAKEN Consent: MINUTES: February 11,2013 Approved Page 3 VAC 12-4203: Vacation (HALSELL ROAD SEWER EASEMENTS,482): Page 3 Approved Old Business: ADM 13-4315: Administrative Item (1352 W. SHOWROOM DR./FIAT OF FAYETTEVILLE,284): Page 4 Approved ADM 13-4316: Administrative Item (1325 E. JOYCE BLVD./LEGACY NATIONAL BANK, 175): Page 5 Approved New Business: ADM 13-4317: Administrative Item (3078 N. COLLEGE AVENUE, SHAVE THE PLANET 252): Page 6 Approved LSD 12-4295: Large Scale Development(2530 W.WEDINGTON RD./CASEY GENERAL STORE, 402): Page 8 Tabled PPL 13-4304:Preliminary Plat(INTERSECTION OF N.HUGHMOUNT RD.&W.MT.COMFORT RD./HUGHMOUNT VILLAGE,282): Page 9 Tabled CUP 13-4303: Conditional Use Permit(1421 E. 15TH ST./HARMON RECYCLING, 603): Page 10 Approved Election of Officers: Page 11 March 11,2013 Planning Commission PC Minutes 02-25-2013 Agenda Item 1 Page 1 of 12 Planning Commission February 25, 2013 Page 2 of 11 MEMBERS PRESENT MEMBERS ABSENT Tracy Hoskins Kyle Cook Craig Honchell William Chesser Blake Pennington Porter Winston Ryan Noble Sarah Bunch Matthew Cabe STAFF PRESENT Andrew Garner Quin Thompson Jesse Fulcher Glenn Newman Sarah Wrede CITY ATTORNEY Kit Williams, City Attorney 5:30 PM-Planning Commission Chairman Porter Winston called the meeting to order. Chairman Winston requested all cell phones to be turned off and informed the audience that listening devices were available. Upon roll call all members except were present. March 11,2013 Planning Commission PC Minutes 02-25-2013 Agenda Item 1 Page 2 of 12 Planning Commission February 25, 2013 Page 3 of 11 Consent. Approval of the minutes from the February 11, 2013 meeting. VAC 12-4203: Vacation (HALSELL ROAD SEWER EASEMENTS, 482): Submitted by PLANNING STAFF for properties located on HALSELL ROAD, OLIVER AVENUE AND MAPLE STREET. All properties are zoned RSF-4,Residential Single-family,4 units per acre.The request is to vacate several existing "blanket"easements in the neighborhood. Motion: Commissioner Cook made a motion to approve the consent agenda. Commissioner Hoskins seconded the motion. Upon roll call the motion passed with a vote of 9-0-0. March 11,2013 Planning Commission PC Minutes 02-25-2013 Agenda Item 1 Page 3 of 12 Planning Commission February 25, 2013 Page 4 of 11 Old Business: ADM 13-4315: Administrative Item(1352 W.SHOWROOM DR./FIAT OF FAYETTEVILLE,284): Submitted by Crafton &Tull for property located at 1352 WEST SHOWROOM DRIVE. The property is zoned C-2, THOROUGHFARE COMMERCIAL, and contains a total of 5.66 acres. The request is for a Floodplain Variance. Quin Thompson, Current Planner, read the staff report. Sarah Wrede,Floodplain Administrator, explained the floodplain regulations. Commission Hoskins asked for further explanation. Glenn Newman described the channel that runs through the property. Daniel Ellis, applicant, Explained that the existing grade and channel were completed with the original building. The final letter of map amendment will certify the data used in 2004 and allow the building to be constructed at the proposed elevation.The variance will allow them to proceed with construction while the final review is being conducted by FEMA. Motion: Commissioner Chesser made a motion to approve ADM 13-4315. Commissioner Hoskins seconded the motion. Upon roll call the motion passed with a vote of 9-0-0. March 11,2013 Planning Commission PC Minutes 02-25-2013 Agenda Item 1 Page 4 of 12 Planning Commission February 25, 2013 Page 5 of 11 ADM 13-4316: Administrative Item (1325 E. JOYCE BLVD./LEGACY NATIONAL BANK, 175): Submitted by KSA ARCHITECTURE for property located at 1325 EAST JOYCE BOULEVARD. The property is zoned C-2, THOROUGHFARE COMMERCIAL and contains approximately 1.56 acres. The request is for a variance of the Access Management Ordinance for a curb cut onto Joyce Boulevard. Jesse Fulcher, Current Planner,read the staff report. Ken Shireman, applicant, stated they feel that this is a safe access. They can't tie the hands of the other property owner and file a deed restriction. Aubry Sheppard, citizen, stated that road safety needs to be enforced. Commissioner Hoskins stated that there are several parts to this request, so we might break it into separate motions. Kit Williams, City Attorney, stated it was good to separate difficult items. You might consider removing the deed restriction and leave that discussion for a future development. Commissioner Hoskins stated he was concerned with the access drive creating a merge condition. Glenn Newman, Staff Engineer, stated he will work with the design engineer on the appropriate angle. Commission Hoskins asked if it was more of a"J" shape. Newman stated it was and only 10 feet wide. Terry Carpenter, applicant, stated they wanted to cross the sidewalk perpendicular and then approach street at an angle, a"J" or radial design. Motion#1: Commissioner Chesser made a motion to strike the first sentence in condition#4 for ADM 13-4316. Commissioner Honchell seconded the motion. Upon roll call the motion passed with a vote of 9-0-0. Motion#2: Commissioner Chesser made a motion to approve ADM 13-4316. Commissioner Bunch seconded the motion. Upon roll call the motion passed with a vote of 7-2-0. March 11,2013 Planning Commission PC Minutes 02-25-2013 Agenda Item 1 Page 5 of 12 Planning Commission February 25, 2013 Page 6 of]] New Business: ADM 13-4317: Administrative Item (3078 N. COLLEGE AVENUE, SHAVE THE PLANET 252): Submitted by Eric Siebert for property located at 3078 N.COLLEGE AVENUE.The property is zoned C-2, Thoroughfare Commercial and contains approximately 1.80 acres.The request is for a 90-day extension of an outdoor mobile vendor permit. Andrew Garner, Senior Planner, gave the staff report. Eric Seibert, applicant, stated that they don't sell ice cream as a primary product and doesn't believe they compete with Maggie Moo's.There are a lot of disadvantages to being a mobile vendor.A brick and mortar snowcone stand can't exist. He stated agreement with the requirement to plant trees. Ben Israel, applicant's landlord, 1501 Starr Drive, discussed that this governmental body should not be determining competition. He feels that the planning commission is overprotecting Maggie Moo's. No public comment was presented. Commissioner Winston asked about the commission's authority to regulate competition. Kit Williams, City Attorney, discussed that the intent of the ordinance is to create a level playing field. He discussed that for this type of permit the City Council requires that the commission determine if the permit would create an unfair advantage. Commissioner Winston asked about the condition of approval for tree planting. Garner discussed the intent of the tree planting, which includes starting to bring the parking lot into code with the landscape requirements that would be required of a regular brick and mortar business. Eric Seibert, applicant, discussed that he was not sure about the trees. Ben Israel, applicant's landlord, stated that we can comply with it but I'm not going to pay for it, the applicant will. Commissioner Chesser discussed that he does not feel this business has an unfair advantage.He does agree with planting trees,but wishes there could be some sort of a compromise. He asked if it would be possible to give them a variance for more than a year.Maybe we require them to phase the improvements like putting in the irrigation this year. Commissioner Cabe discussed that he tended to agree with Commissioner Chesser that it is reasonable to have them start bringing in improvements. Commissioenr Chesser asked if we could just ask the applicant to pay money. Williams discussed that, no,we cannot have them pay money. Commissioner Chesser asked about irrigation. March 11,2013 Planning Commission PC Minutes 02-25-2013 Agenda Item 1 Page 6 of 12 Planning Commission February 25, 2013 Page 7 of]] Garner discussed that staff is recommending either automatic irrigation or hose bibs within 100 feet of the tree planting. Ben Israel, applicant's landlord, discussed the location of hose bibs. Commissioner Winston discussed that he feels that it is a similar product as Maggie Moo's with ice cream as a topping and sorbet and will not be able to support the request as this is the type of permit the ordinance is trying to prevent. Commissioner Honchell asked if there have been other venders that have sold similar products as bricks and mortar businesses. Garner discussed that the Nomad's food cart that was approved recently by the commission sold Greek food and there are a number of other similar restaurants along the Dickson Street area that sell similar or identical products. Commissioner Honchell discussed that he is okay with staff s recommended conditions. Commissioner Pennington asked if the ordinance has been amended since last May. Williams discussed that,no,the ordinance has not been changed since then but there are various versions of ordinance amendments being discussed and routed around internally. Commissioner Pennington discussed that he feels that because the City Council tabled this item indefinitely last year it was a tacit show of support, and feels that is a policy decision. Commissioner Chesser discussed that in response to some of the comments by Ben Israel,he feels that need to state that Commissioner Hoskins has been consistent with his support for bricks and mortar businesses when these permits have come up over the years. Commissioner Winston discussed that he views this permit as slightly different because it has been around for a number of years. Motion: Commissioner Chesser made a motion to approve ADM 13-4317, changing condition#3 to require 2 trees. Commissioner Cook seconded the motion. Upon roll call the motion passed with a vote of 6-2-1, with Commissioner Hoskins recusing. March 11,2013 Planning Commission PC Minutes 02-25-2013 Agenda Item 1 Page 7 of 12 Planning Commission February 25, 2013 Page 8 of 11 LSD 12-4295: Large Scale Development(2530 W.WEDINGTON RD./CASEY GENERAL STORE, 402): Submitted by BATES AND ASSOCIATES for property located at 2530 WEST WEDINGTON ROAD. The property is zoned C-2, THOROUGHFARE COMMERCIAL and contains approximately 1.54 acres. The request is for 4,223 square foot convenience store with associated parking. No staff report or public comment was presented. Motion: Commissioner Chesser made a motion to table LSD 12-4295 until 3-11-13. Commissioner Cabe seconded the motion. Upon roll call the motion passed with a vote of 8-0-0. Commissioner Hoskins did not vote. March 11,2013 Planning Commission PC Minutes 02-25-2013 Agenda Item 1 Page 8 of 12 Planning Commission February 25, 2013 Page 9 of 11 PPL 13-4304: Preliminary Plat(INTERSECTION OF N. HUGHMOUNT RD. &W.MT. COMFORT RD./HUGHMOUNT VILLAGE,282): Submitted by ENGINEERING DESIGN ASSOCIATES for property located on NORTH HUGHMOUNT ROAD,NORTH OF WHEELER ROAD (FORMERLY CHERRY HILLS SUBDIVISION). The property is in the PLANNING AREA and contains approximately 54.13 acres. The request is for a residential subdivision with 129 single family lots and 9 common property lots. No staff report or public comment was presented. Motion: Commissioner Chesser made a motion to table PPL13-4304 until 3-11-13. Commissioner Cabe seconded the motion. Upon roll call the motion passed with a vote of 9-0-0. March 11,2013 Planning Commission PC Minutes 02-25-2013 Agenda Item 1 Page 9 of 12 Planning Commission February 25, 2013 Page 10 of 11 CUP 13-4303: Conditional Use Permit(1421 E. 15TH ST./HARMON RECYCLING, 603): Submitted by BURT HANNA for property located at 1421 EAST 15TH STREET. The property is zoned I-1, HEAVY COMMERCIAL AND LIGHT INDUSTRIAL and contains approximately 12.60 acres. The request is for a conditional use permit for a recycling drop-off facility. Senior Planner,Andrew Garner gave the staff report. Thad Hanna, applicant, discussed the project and was present for any questions. Commissioner Winston asked about changing the conditional use permit for different types of waste recycling. Garner discussed that staff tried to include some flexibility in the permit as written into the project description. Motion: Commissioner Chesser made a motion to approve CUP13-4303 as recommended by staff. Commissioner Cook seconded the motion. Upon roll call the motion passed with a vote of 9-0-0. March 11,2013 Planning Commission PC Minutes 02-25-2013 Agenda Item 1 Page 10 of 12 Planning Commission February 25, 2013 Page 11 of 11 Election of Planning Commission officers for 2013. Ballots were distributed and after a vote the following were elected officers for 2013: Chair: Craig Honchell Vice-Chair: Kyle Cook Secretary: Sarah Bunch There being no further business, the meeting was adjourned at 720 PM. March 11,2013 Planning Commission PC Minutes 02-25-2013 Agenda Item 1 Page 11 of 12 March 11,2013 Planning Commission PC Minutes 02-25-2013 Agenda Item 1 Page 12 of 12 a�■■rYfle I AnKAN5A5 PC Meeting of March 11, 2013 1'1[1'. CITY OF FAYF ITEVILLL 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, Development Services Director DATE: March 5, 2013 LSD 12-4295: Large Scale Development (2530 W. WEDINGTON RD./CASEY GENERAL STORE, 402): Submitted by BATES AND ASSOCIATES for property located at 2530 WEST WEDINGTON ROAD. The property is zoned C-2, THOROUGHFARE COMMERCIAL and contains approximately 1.54 acres. The request is for 4,223 square foot convenience store with associated parking. Planner: Jesse Fulcher Findings: Property and background: The subject property is located at the northeast corner of Wedington Drive (Hwy 16) and Futrall Drive, and is within the I-540 Design Overlay District. The property is currently developed with an existing repair shop and single-family home. The Planning Commission reviewed a large scale development proposal for the development of a Kum & Go convenience store in 2011. The project was tabled by the applicant and never voted on. Surrounding land use and zoning is depicted on Table 1. SURROUNDING LAND USE AND ZONING: Direction Land Use Zoning from Site North Office R-O, Residential Office South Undeveloped C-2, Thoroughfare Commercial East Multi-family RMF-24, Residential multi-family West Commercial C-2, Thoroughfare Commercial Request: The applicant requests large scale development approval to construct a 4,223 sq. ft. convenience store and gas pump canopy. Water and Sewer System: The property has access to existing public water and sewer services. Adjacent streets and right-of-way: This site is adjacent to the signalized intersection of Wedington Drive (HWY 16), a principal arterial street, and Futrall Drive, a local street. Street Improvements: Both of the adjacent streets have been improved, and therefore staff is recommending that the existing sidewalk along Wedington Drive be relocated to the right-of- way line and continued along Futrall Drive to the north property line. To accommodate increased C:1=0evelopment Services RevtewW l31 Development Reviewl]2-4295 LSD Casey's Wedingtonl3-Planning Commissianl3-11-131Commenls &Redlines March 11,2013 Planning Commission LSD 12-4295 Casey General Store Agenda Item 2 Page 1 of 24 traffic flow exiting the gas station onto Futrall Drive, and utilizing the signalized intersection at Wedington Drive, staff recommends that Futrall be restriped to accommodate a dedicated right turn lane. Street lights shall be installed at the intersection and every 300' along the property frontage, if none exist. Tree Preservation: Existing Canopy: 19.6% *Preserved Canopy: 4.3% Required Canopy: 15% The Urban Forester is recommending denial of the Tree Preservation Plan. See attached memo from Urban Forester. Access Management/Connectivity. The subject site is located at the corner of a Wedington Drive (Hwy 16, a principal arterial street) and Futrall Drive (a local street), which is a signalized intersection. The access management ordinance states that access shall be taken from the street with the lower functional classification, Futrall Drive. Where a curb cut must access the arterial street, it shall be located a minimum of 250 feet from a driveway or intersection. These standards were adopted so that new access to development would not create or contribute to unsafe or congested conditions, especially along arterial roadways. As new access points are created, the potential for vehicle conflicts between through traffic and traffic using the access increases. In addition to decreased safety, poorly designed access points increase congestion and traffic delays. The applicant's original submittal provided a basic driveway design that did not limit left turn movements. Staff informed the applicant that the access as designed could not be supported, due to concerns with turning conflicts on a busy, high-speed arterial roadway, and that east bound traffic attempting to enter the proposed driveway would block one of the thru lanes and cause vehicles to stack into and through the signalized intersection(s)to the west. The applicant is now proposing a right-in only driveway. Though this design is different than the previous proposal and that proposed by Kum & Go in 2011, the same concerns exist. East-bound vehicles on Wedington will stop in the through lane and attempt to access the site at this point. The current request is for a right-in design that requires a variance from the 250' curb-cut separation, as it is approximately 180' from Futrall Drive and approximately 120' from two driveways to the east that serve an existing multi-family complex. Recommendation: Staff recommends denial of LSD 12-4295 due to the proposed tree preservation plan not meeting the intent of the ordinance (see Urban Forester report attached). Should the Planning Commission recommend approval of the project, the following conditions should be required: Conditions of Approval: 1. Planninp Commission determination of a variance from Chapter 166.08(F), access management and curb-cut separation. City staff, highway department officials (in 2011), and the traffic engineer hired by Kum & Go for a similar proposal have all voiced G:IETCIDevelopmenl Services Review1201311)evelopmen(Reviewl12-4295 LSD Casey's Wedingtonl3-Planning Commission13-I1-131Comments &Redlines March 11,2013 Planning Commission LSD 12-4295 Casey General Store Agenda Item 2 Page 2 of 24 concerns that eastbound traffic stopping and attempting to access the site from Wedington will result in vehicles stacking through one or both signalized intersections. The current right-in design, though intended to restrict access, continues to allow this dangerous and unnecessary turning movement. A median or similar physical measure on Wedington would physically prohibit left turns and address the concerns with queuing through the intersection. However, highway officials have stated that they will not allow physical measures to be constructed in the state right-of-way. It is unfortunate that a reasonably designed access, with signage that informs drivers to not turn left into or out of this site, still results in prohibited and dangerous turning movements. One might even ask if prohibiting this curb-cut based on the actions of a few drivers is appropriate. In staffs opinion, it is appropriate to recommend denial of the access as proposed. A small percentage of all drivers may purposefully ignore the posted restrictions, but an equal amount of drivers may also unknowingly attempt to use this access. In either case, all drivers on Wedington will be subject to an increased number of unsafe tuning movements, congestion, and delay. These conditions will be generated by a private development at the expense of the general public. And as indicated by the Auto- turn analysis provided by the applicant (page 4 of plans), a direct access to Wedington is not required for their customers or fueling trucks. For the reasons stated herein, including comments from the Arkansas State Highway Department (2011) and the previous traffic study, staff recommends denial of the proposed variance to allow a right-in on Wedington,finding that this access will increase traffic danger, congestion and delay for the general public. Staff may be able to support a right-out only design, given that the highway department is proposing to extend this west- bound lane across the new bridge. Currently, this is a designated on-ramp lane. 2/14/13: THE SUBDIVISION COMMITTEE RECOMMENDED DENIAL OF A RIGHT- IN/RIGHT-OUT CONCEPT. THE REQUEST IS NOW FOR A RIGHT-IN ONLY. 2. Planning Commission determination of a variance request from Chapter 172.04(E), Parking Lot Design Standards. The applicant has submitted a variance request from the maximum drive aisle width requirement of 24 feet and proposes to utilize a range of drive aisle widths between 27 feet and 49 feet, to accommodate the turning movements of fueling trucks and access to the underground gasoline storage tanks. An Autoturn diagram has been added to the site plan on Sheet 4 of the submitted plat to indicate that the request is justified. Staff recommends approval of the variance request to exceed the maximum drive aisle width of 24 feet as indicated by the Autoturn analysis. 2/14/13: THE SUBDIVISION COMMITTEE RECOMMENDED APPROVAL. 3. Planning Commission determination of a variance request from Chapter 172.04(F)(4), Parking Lot Circulation. The applicant has submitted a variance request from the maximum entrance width requirement of 24' for a driveway entering a local street, to accommodate the turning movements of fueling trucks. An Auto-turn diagram has been added to the site plan on Sheet 4 of the submitted plat to indicate that the request is justified. Staff recommends approval of the variance request to exceed the maximum G:IETCIDevelopment Services RevieiO20130evelopmenl Revieiv112-4295 LSD Casey's Wedingtonl3-Planning Commissionl3-11-131Comments &Redlines March 11,2013 Planning Commission LSD 12-4295 Casey General Store Agenda Item 2 Page 3 of 24 driveway width of 24 feet as shown on the Autoturn analysis. 2/14/13: THE SUBDIVISION COMMITTEE RECOMMENDED APPROVAL, 4. Planning Commission determination of Commercial, Office and Mixed Use Design and Development Standards. The applicant has updated the west facade of the building adjacent to Futrall Drive since the Subdivision Committee meeting. Staffs only concern with this elevation is the lack of a prominent entryway. Staff recommends that an additional awning be added above the entrance, or other design feature to highlight this entrance. 2/14/13: THE SUBDIVISION COMMITTEE RECOMMENDED DENIAL. THE WEST ELEVATION HAS BEEN UPDATED SINCE THE SUBDIVISION COMMITTEE MEETING. 5. Planning Commission determination of the Tree Preservation Plan. The Urban Forester is recommending denial of the project, finding that the plan does not meet the requirements of the Tree Preservation Ordinance and that no justification has been provided for the removal of trees #10-13. 2/14/13: THE SUBDIVISION COMMITTEE RECOMMENDED DENIAL. 6. Planning Commission determination of street improvements. Staff recommends the following improvements: a. Relocate the sidewalk along Wedington Drive to the right-of-way and remove all old sidewalk and asphalt. b. Construct a 5'sidewalk along Futrall Drive at the right-of-way line. e- Street lights shall be installed at the intersection and every 300' along the property frontage, if none exist. d. Stripe Futrall for a dedicated right-turn lane for southbound vehicles turning right onto Wedington Drive. 2/14/13: THE SUBDIVISION COMMITTEE RECOMMENDED APPROVAL. 7. Denial of the requested access to Wedington Drive may require significant revisions to the site plan and project layout, and may remove the need for certain dimensional variances. These changes may require a major modification approval from the Planning Commission at a future hearing date,prior to construction plan approval. 8. If approved by the Planning Commission, the driveway accessing Wedington Drive shall be placed in an access easement and filed with the easement plat or by separate document. This easement should permit the adjacent property to the east to utilize the curb-cut on Wedington and have cross access to Futrall. 9. A vegetative screen, as indicated on the submitted landscape plan, shall be installed along the eastern property line to screen the commercial building and parking/driveway areas from the adjacent residential use. A portion of this may be removed if cross-access is provided to the east. G:IETCIDevelopment Services Review120131Development Review112-0295 LSD Casey's WedingtonU-Planning CommissionU-11-131Comments &Redlines March 11,2013 Planning Commission LSD 12-4295 Casey General Store Agenda Item 2 Page 4 of 24 10. Monument style signs are the only permitted freestanding sign in the I-540 Design Overlay District(DOD). The current proposal is for a 10 foot tall sign, which exceeds the maximum height of 6 feet. Electronic message boards (direct lighting) are prohibited in the DOD. A sign permit shall be approved prior to any sign installation. 11. Any fencing shall comply with commercial design and design overlay district standards. 12. All tree preservation, landscape, and fire department conditions included herein shall apply. All revisions shall be addressed prior to construction plan approval. Standard conditions of approval: 13. Impact fees for fire, police, water, and sewer shall be paid in accordance with City ordinance. 14. If applicable, a business license shall be obtained prior to opening the business to the public. 15. 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). 16. 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. 17. 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. 18. 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. 19. Trash enclosures shall be screened on three sides with materials complimentary to and compatible with the principle structure. Elevations of the proposed dumpster enclosure shall be submitted to the Planning and Solid Waste Divisions for review prior to building permit. 20. 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. Freestanding pole signs and electronic message boards (direct lighting) are prohibited in the Design Overlay District. G:IETCIDevelopment Services Review120130evelapment Reviewll24295 LSD Casey's Wedingfonl3-Planning Commission13-11-131Cornments &Redlines March 11,2013 Planning Commission LSD 12-4295 Casey General Store Agenda Item 2 Page 5 of 24 21. All existing utilities below 12kv shall be relocated underground. All proposed utilities shall be located underground. 22. Large scale development shall be valid for one calendar year. 23. 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. 24. Prior to the issuance of a building permit the following is required: a. Grading and drainage permits b. An on-site inspection by the Landscape Administrator of all tree protection measures prior to any land disturbance. c. Separate easement plat for this project that shall include the tree preservation area and all utility casements. 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. Planning Commission action: ❑ Approved ❑ Tabled ❑ Forwarded Meeting Date: March 11, 2013 Motion: Second: Vote: G:IETCIDevelopment Services Review120131Development Review112-4295 LSD Casey's Wedingtonl3-Planning Commissionl3-11-131Comments &Redlines March 11,2013 Planning Commission LSD 12-4295 Casey General Store Agenda Item 2 Page 6 of 24 THE CITY OF FAYETTEVILLE,ARKANSAS Ta7y � rKIRIC PAflKS ANO 145SS ATIONHappy DIVISION 14555Happy Hollow Rd Fayetteville,AN 72]Ot r�n;n CR-.'s P(47W4M14d971 F14]91521-7]iM1 S •, F ea www.accessfsyetteville.org (479)521-1316 URBAN FORESTRY DIVISION TREE PRESERVATION AND PROTECTION - Chapter 167 To: Bates and Associates From: Megan Dale, Urban Forester/Landscape Administrator CC: Jesse Fulcher, Current Planner Date: 14 February 2013 Subject: LSD 12-4295: Casey's General Store Subdivision Review Comments Requirements Submitted. N Initial Review with the Urban Forester Y Site Analysis Map Submitted N Site Analysis Written Report Submitted N Complete Tree Preservation Plan Submitted NIA Tree Mitigation Form Submitted NIA Tree Preservation Wavier Submitted Canopy Measurements: Total Site Area minus Master Street Plan ROSH;existin ,easements;and Dedicated Parkland acres 1.54 square feet 67,000 Existing Tree Carropy Iminus oxisting easements} square feet 13,184 percent of site area 19.6% Tree Canopy Preserved square feet 2,901 percent of total site area 4.3% Tree Canopy Removed.(nc[udin ;off-sitecano ) square feet 7,149 below min +990 offsite = 8,139 10,283 percent of total site area 15.3% Site Percent Min.Canopy Required—Zoning C-2 15% Iemmm`�n7 3uon5�wvlce fvr the tJCH( "00 a.-J;521-735c I.::P1eri Mo �t�0a-Faye!tevilZ„4R"%D01 Pagel of 3 March 11,2013 Planning Commission LSD 12-4295 Casey General Store Agenda Item 2 Page 7 of 24 THE CITY OF FAYETTEVILLE,ARKANSAS Mitigatiorr. Required- Canopy Below Preservation Forestation Base Wfter of "caliper R uiredi Priori. rf a tiensit ft2 tr�Os to bb'"tanted 8,139 ft2 High Priorit218 37 ft2 Mid Priority 290 ft2 Low Priority 436 Total Mitt ation 37 Tree Escrow(at$675 per tree)equivalent of$25,715 Mitigation Type Requested: ® On-Site ❑ Off-Site ❑ Tree Escrow ❑ Not Requested Yet Mitigation Type Requested Approved: ❑YES ® NO TREE PROTECTION PLAN CHECKLISTS AND COMMENTS: Plan Checklist: NA =not applicable Yes=submitted by applicant No=required by City Code but not included on submitted plan The Site Analysis Plan 167.04(H)(1 Tech Plat SD PC Site Analysis Plan Components Y Y N/A 5 year aerial check on existing trees Y Y NIA Property Boundary Y Y N/A Natural Features 100ft beyond property line shown Y Y N/A Existing Topography with slopes< 15% highlighted Y Y N/A Soils Y Y N/A Significant Tree (s): 24", 18" and 8" DBH Y Y N/A Table listing Sig. Trees with species, size, health, priority Y Y N/A Grouping of Trees: all other trees that do not meet significant requirements Y Y NIA Table listing Grouped Trees with average species, size, health, priority_ Y Y NIA All existing utilities NIA N/A N/A All perennial and intermittent streams with approximate center line N/A N/A N/A Flood Tains/Floodwa s Y Y N/A Existing street, sidewalk or bike path ROW N N NIA Submitted Site Analysis Plan Page 2 of 3 13 P:sIR' p,p,-(pyv4c rI^,AR/1701 March 11,2013 Planning Commission LSD 12-4295 Casey General Store Agenda Item 2 Page 8 of 24 THE CITY OF FAYETTEVILLE,ARKANSAS The Analysis Plan Report [167.04(H)(4)] Tech Plat SD PC Analysis Plan Report Components N N N/A Detail Design Approaches used to minimize damage to OR removal of existing canopy N N N/A Justification for removal of individual or groupings of trees/canopy Y Y NIA Details providing information on on-site mitigation OR off-site alternatives N N N/A Submitted Analysis Report Tree Preservation Plan[167.04(11)(2) Tech Plat SD PC Tree Preservation Plan Components Y Y NIA Shows ALL Proposed Site Improvements Y Y N/A Delineates trees/canopy to be preserved and removed Y Y N/A Delineates existing and proposed grading Y Y N!A Depict limits of soil disturbance Detall'rhathods.that will,be used to prOteot trees during' constr4dtiond Y Y NIA 1.Tree Protection Fencing Y Y N/A 2. Limits of Root Pruning Y Y N/A 3. Traffic flow on work site N N N/A 4. Location of material storage Y Y N/A 5. Location of concrete wash out Y Y NIA 6. Location of construction entrance/exit N N N/A Location of ALL existing and new utilit /draina a easements To Subdivision Committee: 1. This application is recommended for DENIAL. 2. No justification in Analysis Report or Plan has been provided to remove Trees #10-13. The site design could be modified to shift the building and pump canopy to provide the following Tree Preservation Numbers. Removed:.:7333—10.9% Preserved:5851 8.70% Mitigation;4199+990 offsite=5169 = 24 trees. Conditions of Approval: 3. Address all redlines and items above marked with "N." 4. Show demo of shed on Tree Preservation Plan. Add note that has vertical planking on Tree #3 and #4. Provide detail. Add note about depth of asphalt removal so that roots are not damaged. 5. Show all utilities on plan. Move gas line and required easement/construction buffer out of tree preservation area. 6. Prior to Building Permit approval, all required landscaping will require a performance bond and a completed Landscape Surety Form. Submit a landscape estimate for review at time of construction plan review. 7. Prior to Certificate of Occupancy, a 3-year Maintenance Plan must be submitted with a 3-year surety (letter of credit, bond or cash) and completed Landscape Surety Form. Page 3 of 3 ;itie U•_ueaf 17D rt-v aJ.=.- I__ .A' t'A .svai.-Myottn�i.Ie,AP72101 March 11,2013 Planning Commission LSD 12-4295 Casey General Store Agenda Item 2 Page 9 of 24 pflKA NSTHE CITY OF FAYETTEVILLE,ARKANSAS PARKS AND 145SHappy MollRJle Fayma.le,AR 72101aY ev;i AS 171 FIJI%521-]715 TURBAN FORESTRY DIVISION LANDSCAPE REGULATIONS— Chapter 177 To: Bates and Associates From: Megan Dale, Urban Forester/Landscape Administrator CC: Jesse Fulcher, Current Planner Date: 14 February 2013 Subject: LSD 12-4295: Casey's General Stare Subdivision Review Comments Applicable Requirements: V &,1 a., Lot:Standards Y SireetTrednPlahtmgi-ndards. Y SlormvLaEe, acihtles". Plan Checklist: Y=submitted by applicant N=required by City Code but not included on submitted plan NA=not applicable Tech Plat' SC PC. - All ilandsea a Plans Y Y NA Irrigation notes either automatic or hose bib100'o.c. 177.03A.7. & 177.04.B.3.a Y Y NA Species of plant material identified 177.03.A.7.d &e Y Y NA Size of plant material at time of installation indicated minimum size Z"caliperfor trees and 3 al shrubs 177.03.A.7.b&c Y Y NA Soil amendments notes include that soil is amended and sod removed 177.03.C.6.b Y Y NA Mulch notes indicate organic mulching around trees and within landscape beds (177.03.C.6.c &d) N N NA LSD and Subdivisions plans stamped by a licensed Landscape Architect, others b Landsca a Designer 177.03.6 Y Y NA Planting bed contained by edging 177.03.C.6. Y Y NA Planting details according to Fayetteville's Landscape Manual (177.03.C.6.g) erona,nonl-,gio m D^_VICv for the U=aI 7DDW Y521-; 15 Vo,jnLir, ^.,l•ert rla,All 72701 Page 1 of 3 March 11,2013 Planning Commission LSD 12-4295 Casey General Store Agenda Item 2 Page 10 of 24 THE CITY OF FAYETTEVILLE,ARKANSAS Tech Plat SC =.PC_ Site Development&Parking Lot Standards Y Y NA Wheel stops!curbs (177.04.6.1) Interior landscaping (177.04.C) N Y NA Narrow tree lawn(8'min width, 37.5'min length/7 tree per 12 spaces)OR Tree island(8'min. width, 78,7'min. lenght/7 tree per 72 spaces) All parking lot trees must be deciduous 177.04.C.3 Y Y NA Placement of Trees (177.04.C.2) Either side at points of access(entrance%xit Perimeter landscaping (177.04.D) Side and rear property lines(5'wide landscaped) Front property line(75'wide landscape)(177.04.D.2.a) N Y NA Shade trees planted on south and west sides of parking lots (177.04.D.2.e) Parking lot adjacent to R.0,W.-continuous rowplanting of shrubs-50%evergreen. Remaining landscaping to be ground cover and/or turf.)(177.04.D.4a) NOTE: Shade trees are described in street tree pLantIng standards ' `r�r �_� Sfree4YreePlanting�tanda_rds (UmeofFl3wpermitJ(177�fj5� } ,�r�` '�:z_ NA NA NA Residential Subdivisions- 1 large species shade tree/lot tree planted within R.0,W. if osslble Y Y NA Nonresidential Subdivision-1 large species shade tree/30 L.F. tree planted within 75-25' reens ace NA NA NA Urban Tree Wells-urban streetscape only-8'sidewalk, trees every 30 L.F. 177.053.3.a- NA NA NA Structural Soil-if urban wells are used, a note or detail of structural soil must be indicated on the landscape plan NA NA NA Timing of piantin indicated on plans (subdivisions only) 177.05.A.4 NA NA NA Written description of the method for tracking plantings (177.05.A.4.e) Plan contains 3-year Maintenance and Monitoring Agreement. The owner shall Y Y NA deposit with the City of Fayetteville a surety for approved landscape estimate. 177.05.A.2.e Te_ch,Plat SC PC' SYarmiaaterF,00lities(1rme fFP.. arpertn7tJ(i7 OB,, G) ?,'_' N NA NA 1 deciduous or evergreen tree/3000 square feet N NA NA 4 large shrubs or small trees (3 gal)13000 square feet Y NA NA 6 shrubs or grasses (1 gal)13000 square feet Y NA NA Ground cover unless seed or sod is specified V NA NA 50%of facility planted with grass or grass like plants Land saa e,Ra uhmet 1t .,.Table: 37 Miti ation Trees 3-year bond required 16 Street Trees 3-year bond required 1 Parking Trees 3 Detention Large Trees 12 Detention Small Trees I Large Shrubs 18 Detention Small Shrubs Page 2 of 3 March 11,2013 Planning Commission LSD 12-4295 Casey General Store Agenda Item 2 Page 11 of 24 THE CITY OF FAYETTEWLLE,ARKANSAS To Subdivision Committee: 1. Variance#4 requests that additional landscaping be used along the west elevation to screen. No additional planting is for screening is shown. Conditions of Approval: 2. Address all items above marked with "N" and redlines. 3. Update Landscape Requirements Table. 4. Mitigation tree type requests do not match Landscape Plans. 5. Move large species Street Trees 20'from overhead powerline. 6. Leyland Cypress and White Pine have not been tolerating drought, insect or disease. Choose another species. Consider the native Eastern Red Cedar. 7. Prior to Building Permit approval, all required landscaping will require a performance bond and a completed Landscape Surety Form. Submit a landscape estimate for review at time of construction plan review. 8. Prior to Certificate of Occupancy, a 3-year Maintenance Plan must be submitted with a 3-year surety(letter of credit, bond or cash)and completed Landscape Surety Form. 9. Landscape Architect of record shall inspect site and direct Contractor to make changes to meet Approved plans and details prior to Urban Forester Certificate of Occupancy inspection. No changes to the approved landscape plan may be made without Urban Forester approval. Page 3 of 3 March 11,2013 Planning Commission LSD 12-4295 Casey General Store Agenda Item 2 Page 12 of 24 THE CITY OF FAYETTEVILLE,ARKANSAS Ta7yae evl le ENGINEERING DIVISION 125WestMountain Fayetteville,AR 72701 Phone (479)444-3443 h 1iKAN5A5 To: Jesse Fulcher, Current Planner March 4, 2013 From: Glenn Newman, P.E. Staff Engineer Re: Plat Review Comments (March 11, 2013 Planning Commission) Development: LSD 12-4295 Casey's—Wedington Drive Engineer: Bates &Associates, Inc. Standard Comments: 1. All designs are subject to the City's latest design criteria(water, sewer, streets and drainage). Review for plat approval is not approval of public improvements, and all proposed improvements are subject to further review at the time construction plans are submitted. 2. Water and sewer impact fees will apply for the additional impact to the system. The fees will be based on the proposed meter size and will be charged at the time of meter set. 3. Prior to engineering approval of the building permit, either the required public improvements must be installed and accepted, or performance bonds in the amount of 150% of the construction cost for all public improvements must be submitted, accompanied by a unit price estimate approved by the Engineering Division. Plan Comments: 1. Staff is not in support of the entrance off Wedington Drive without a physical barrier installed in the highway to prevent left turns fro the east bound traffic—remove from plan. 2. Adjustments to the inlet design may be necessary to ensure 100% capture to direct flow to detention pond. Adding extensions and adjusting grade of gutter to be above 100 yr WSE. Drainage Report Comments: 1. The Underground Detention Model is not approved and has not been be re-designed since Subdivision Committee. The area draining to the detention pond shown in the drainage area map does not match the calculations. Additional information requested to support CN and Manning "n" used in the report. 2. In general the AHTD storm drain network is not designed to convey the 100 yr storm events, therefore, there may be downstream capacity issues. The downstream network must be modeled to verify the HGL of the network is less than the HGL of the detention for each storm event. Offsite improvements are anticipated or the detention shall be designed to meet downstream capacity. 3. Gutter and downspouts must be designed to convey the 100 yr flow. Standard Construction Comments: Telecommunications Device forthe Deaf TDD(479)521-1316 113 West Mountain-Fayetteville,AR 72701 March 11,2013 Planning Commission LSD 12-4295 Casey General Store Agenda Item 2 Page 13 of 24 THE CITY OF FAYETTEVILLE,ARKANSAS 1. The engineer of record shall provide "Full Time"inspection for utilities and "Part Time" inspection for the storm drainage and roadway construction for this project. The engineer of record shall also review and approve material submittals(aanpreved submittals shall be submitted to the City for concurience before material is ordered)—weekly inspection reports should be submitted to the City of Fayetteville's public works inspector. 2. 2012 Standard Water& Sanitary Sewer Specifications &Details apply. (Document available at www.accessfavetteville.org/govemment/engincerin ) 3. Demolition shall not begin until the appropriate erosion control measures and required tree preservation fencing are installed 4. Prior to obtaining a Certificate of Occupancy, or Temporary Certificate of Occupancy, the following items must be performed or provided to the satisfaction of the Engineering Department: o The work shown on the civil site package must be complete and the items on the final punch list completed. o Vegetation must be established in accordance with Section 169.06 of the UDC and perimeter controls removed. o One(1) set of as-built drawings of the complete project (excluding details) as a hard copy and in Tiff or PDF format; • Public infrastructure and services shall be surveyed after installation in relation to easements, property lines, and rights-of-way. • Professional surveyor shall provide stamp drawings specifically identifying the limits of as- built survey performed. • More than 2 ft deviation of design alignment shall require new easement dedication or adjustment of the utility/storm drain. o Unit price construction costs and a single 2 year maintenance bonds in the amount of 25% of the public improvements have been provided to the city; o Certification that the streets, sidewalk, storm sewer, water, fire line, and sewer lines, etc., were installed per approved plans and City of Fayetteville requirements; o Certification that the designed retaining walls were installed per approved plans and City of Fayetteville requirements; o Cross Sections, Volume Calculations, and Certification Retention/Detention Ponds are in accordance with the approved Drainage Report. o Surveyor's Certification of Compliance for monuments and property pins. o The As- Built Final Drainage Report in PDF format. Telecommunications Device for the Deaf TDD(479)521-1316 113West mountain-Fayetteville,AR 72701 March 11,2013 Planning Commission LSD 12-4295 Casey General Store Agenda Item 2 Page 14 of 24 THE CITY OF FAYETTEVILLE,ARKANSAS Tavel eve le SOLIDWA57EANDRKYRING 15fi05,Happy Hollow Road Fayetteville,AR 72701 P(A79I 575-839a F14791-0M-3478 ARKANSAS 3/5/13 Geoffrey Bates P.E. Bates and Associates 91 W.Colt Square Dr. Fayetteville,AR. 72703 (479)442-9350 RE: 12-4295 Mr. Bates, e The enclosure for this development should be sized at 30' wide and 12'deep. Please provide dimensions on the site plan and provide architectural plans to ensure serviceability of the enclosure.The other issue I have is that there seems to be parking in front of the enclosure which could cause a service issue if there was a car sitting in a parking space when we tried to service the enclosure. Please contact me at 479-575-8397 or idrummondAci.fayetteville.ar us if you have any questions. Sincerely, Jason Drummond Commercial Sales Representative Fayetteville Solid Waste and Recycling Telecommunications Device for the Deaf TDD(479)521-1316 113West Mountain-Fayetteville,AR72701 l March 11,2013 Planning Commission LSD 12-4295 Casey General Store Agenda Item 2 Page 15 of 24 Bates Associates, Inc. Civil Engineering Surveying 91 W.Colt Square Dr.Suite 3/Fayetteville,AR 72703 PH:479-442-9350*FAX:479-521-9350 January 15,2013 Planning Staff City of Fayetteville 113 West Mountain Fayetteville, AR 72701 RE: Casey's—Wellington variance request Dear Planning Staff, Casey's General Store is proposing a site on the comer of Wedington Drive and Futrall Drive. The project will consist of a convenience store,parking lot and 16 pumps. The site is zoned C-2 and there is a home and a closed auto repair shop currently located on the site. Casey's would like to request the following variances: 1. Increase driveway with off of Futrall from 24' to 36'. This is needed for the tanker trucks to enter and exit the site 2. Deerease the minimum T-hFea+ length `„affi 40' to 27'. . T4:r .,s;tet a^ ^ typio 3. Decrease the driveway separation on Wedington from 250' to 170' center to center. The lot is not 250' wide so the minimum separation cannot be achieved. 4. The west facade is not built like a front and Casey's would like to propose additional landscaping in this area to screen the building. If you have any questions or require additional information,please feel free to call. Sincerely Bates &Associates,Inc. Geoffrey H.Bates, P.E. President of Engineering March 11,2013 Planning Commission LSD 12-4295 Casey General Store Agenda Item 2 Page 16 of 24