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Home My WebLink About2014-03-10 - Agendas - Final CITY OF a e evl Iq AGENDA Y ARKANS Planning Commission Meeting March 10, 2014 5:30 PM 113 W. Mountain, Room 219 Members: Craig Honchell (Chair), Kyle Cook (Vice Chair), Sarah Bunch (Secretary), Ron Autry, Ryan Noble, Porter Winston, Tracy Hoskins City Staff: Andrew Garner, City Planning Director Call to Order Roll Call Consent 1. Approval of the minutes from the February 24, 2014 meeting. 2. LSD 13-4581: Large Scale Development (WEST OF MITCHELL ST. ON S. SANG AVE./CHATEAU SPRINGS, 520): Submitted by BLEW AND ASSOCIATES for property located NORTH OF MITCHELL STREET ON SOUTH SANG AVENUE. The property is zoned RMF-24, RESIDENTIAL MULTI-FAMILY, 24 UNITS PER ACRE and contains approximately 1.18 acre. The request is to construct two buildings with 10 residential units. Planner: Quin Thompson 3. ADM 14-4638: Administrative Item (3383 N. MANA AND 361/375 MILLSAP ROAD, 212): Submitted by JERRY HORTON for property located at 3383 N. MANA AND 361/375 MILLSAP ROAD. The property is zoned C-2, THOROUGHFARE COMMERCIAL and R-O, RESIDENTIAL OFFICE. The request is for a shared parking agreement between the subject properties. Planner: Andrew Garner 4. ADM 14-4651: Administrative Item (1481 W. VAN ASCHE DRIVE/NWA TOWING, 209): Submitted by AMANDA AND BRENT MANNING for property located at 1481 W. VAN ASCHE DRIVE. The property is zoned C-2, THOROUGHFARE COMMERCIAL. The request is for a modification to condition of approval No. 2 from CUP 13-4535 to modify the timing of the required chain link fence relocation because of the City's improvements to Van Asche Drive. Planner: Andrew Garner Mailing Address: 113 W. Mountain Street www.fayetteville-ar.gov Fayetteville,AR 72701 Old Business 5. LSD 13-4568: Large Scale Development (NORTHWEST CORNER OF MOUNT COMFORT ROAD AND SHILOH DRIVE/KUM & GO, 329): Submitted by CEI ENGINEERING for property located at the NORTHWEST CORNER OF MOUNT COMFORT ROAD AND SHILOH DRIVE. The property is zoned C-1, NEIGHBORHOOD COMMERCIAL and contains approximately 1.69 acres. The request is to build a 4,991 square foot gas station with associated parking. Planner: Jesse Fulcher *THE APPLICANT HAS REQUESTED TO TABLE THIS ITEM UNTIL THE MARCH 24, 2014 MEETING. 6. RZN 14-4618: Rezone (SOUTHWEST CORNER OF PADDOCK LANE AND HAPPY HOLLOW RD/PADDOCK SD, 526): Submitted by BLEW AND ASSOCIATES for property located AT THE SOUTHWEST CORNER OF PADDOCK LANE AND HAPPY HOLLOW ROAD. The property is zoned R-PZD, RESIDENTIAL PLANNED ZONING DISTRICT and contains approximately 9.77 acres. The request is to rezone the property to RSF-8, RESIDENTIAL SINGLE-FAMILY, 8 UNITS PER ACRE. Planner: Jesse Fulcher *THE APPLICANT HAS REQUESTED TO TABLE THIS ITEM UNTIL THE MARCH 24, 2014 MEETING. 7. RZN 14-4619: Rezone (6350 W. SELLERS RD./WINDSOR, 513): Submitted by BLEW AND ASSOCIATES for property located at 6350 WEST SELLERS ROAD. The property is zoned RSF- 2, RESIDENTIAL SINGLE-FAMILY, 2 UNITS PER ACRE and contains approximately 34.44 acres. The request is to rezone the property to RSF-4, RESIDENTIAL SINGLE-FAMILY, 4 UNITS PER ACRE. Planner: Quin Thompson New Business 8. LSD 14-4629: Large Scale Development (1249 W. CATO SPRINGS/MOON DISTRIBUTORS, 638): Submitted by CIVIL DESIGN ENGINEERS for property located at 1249 W. CATO SPRINGS. The property is zoned 1-1, HEAVY COMMERCIAL LIGHT INDUSTRIAL and contains 10.85 acres. The request is for a 12,854 square foot warehouse with 2,465 square feet of office space. Planner: Jesse Fulcher 9. ADM 14-4635 Administrative Item (UDC AMENDMENT CHAPTER 166.21 DOWNTOWN DESIGN OVERLAY DISTRICT STANDARDS; CHAPTER 166.22 PARKING DECK DESIGN STANDARDS; and CHAPTER 166.23 URBAN RESIDENTIAL DESIGN STANDARDS): Submitted by CITY PLANNING STAFF for revisions to the Unified Development Code, Chapters 166.21, 166.22, and 166.23. The proposal is to modify various design standards UDC Chapter 166. Planner: Andrew Garner Announcements Adjourn 2 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. 3 CITY OF a e evl le MINUTES Y ARKANSAS Planning Commission February 24, 2014 5:30 PM City Administration Building in Fayetteville, AR, Room 219 Members: Craig Honchell - Chair, Kyle Cook - Vice-Chair, Sarah Bunch — Secretary, William Chesser, Ron Autry, Ryan Noble, Porter Winston, and Tracy Hoskins City Staff: Andrew Garner— City Planning Director, Jesse Fulcher— Senior Planner, Quin Thompson — Planner, Glenn Newman — Development & Construction Manager, Cory Granderson — Staff Engineer, and Kit Williams—City Attorney 1. Call to Order: 5:30 PM, Craig Honchell 2. In Attendance: Craig Honchell, Kyle Cook, Porter Winston, Ryan Noble, Ron Autry, and William Chesser Absent: Sarah Bunch and Tracy Hoskins 'Note: Tracy Hoskins arrived after roll call. Staff: Andrew Garner, Jesse Fulcher, Quin Thompson, Glenn Newman, Cory Granderson, and Kit Williams 3. Approval of Consent Agenda: Yes Approval of the minutes from the February 10, 2014 meeting. VAC 14-4617: Vacation (1144 N. FUTRALL DR./CORNERSTONE, 402): Submitted by BLEW AND ASSOCIATES for property located at 1144 NORTH FUTRALL DRIVE. The property is zoned R-O, RESIDENTIAL-OFFICE AND RMF-24, RESIDENTIAL MULTI- FAMILY, 24 UNITS PER ACRE and contains approximately 7.94 acres. The request is to vacate part of a utility easement. VAC 14-4621: Vacation (EAST OF BEECHWOOD/SOUTH OF THE RAILROAD TRACKS/SPECIALIZED REAL ESTATE, 560): Submitted by JORGENSEN AND ASSOCIATES for property located EAST OF BEECHWOOD AND SOUTH OF THE RAILROAD TRACKS. The property is zoned CS, Community Services, and contains approximately 16.30 acres. The request is to vacate a 20-foot utility easement throughout the property. VAC 14-4623: Vacation (229 N. SCHOOL ST./PARKING DECK, 484): Submitted by THE CITY OF FAYETTEVILLE for property located at 229 NORTH SCHOOL STREET. The property is zoned MSC, MAIN STREET/CENTER and contains approximately 1.16 acres. The request is to vacate a utility easement and excess right-of-way. PPL 14-4616: Preliminary Plat (NE CORNER OF SALEM RD AND PERSIMMON ST/THE TOWNHOMES @ FOREST HILLS, 440): Submitted by MORRISON SHIPLEY ENGINEERING for property located AT THE NORTHEAST CORNER OF SALEM ROAD Mailing Address: Planning Commission 113 W. Mountain Street www.fayet 10944 Fayetteville,AR 72701 Agenda Item 1 02-24-14 Minutes Page 1 of 10 AND PERSIMMON STREET. The property is zoned R-PZD, RESIDENTIAL PLANNED ZONING DISTRICT and contains approximately 22.86 acres. The request is for a residential subdivision with 31 single family lots. ADM 14-4650 Administrative Item (PARKLAND DEDICATION): Submitted by THE DEVELOPMENT SERVICES DEPARTMENT, requesting the Planning Commission approve a park land dedication in excess and grant a credit equivalent to said excess to be applied toward subsequent development in the same park quadrant, as supported by the City Council's efforts to acquire "Mt. Kessler." Motion: Commissioner Cook made a motion to approve the consent agenda. Commissioner Chesser seconded the motion. Upon roll call the motion passed with a vote of 7-0-0. Planning Commission March 10,2214 Agenda Item 1 02-24-14 Minutes Page 2 of 10 4. Old Business: LSD 13-4568: Large Scale Development(NORTHWEST CORNER OF MOUNT COMFORT ROAD AND SHILOH DRIVE/KUM & GO, 329): Submitted by CEI ENGINEERING for property located at the NORTHWEST CORNER OF MOUNT COMFORT ROAD AND SHILOH DRIVE. The property is zoned C-1, NEIGHBORHOOD COMMERCIAL and contains approximately 1.69 acres. The request is to build a 4,991 square foot gas station with associated parking. No staff report and no public comment were presented. Motion : Commissioner Chesser made a motion to table LSD 13-4568 to the 3-10-14 meeting. Commissioner Cook seconded the motion. Upon roll call the motion passed with a vote of 7-0-0. Planning Commission March 10,2($14 Agenda Item 1 02-24-14 Minutes Page 3 of 10 5. New Business: RZN 14-4618: Rezone (SOUTHWEST CORNER OF PADDOCK LANE AND HAPPY HOLLOW RD/PADDOCK SD, 526): Submitted by BLEW AND ASSOCIATES for property located AT THE SOUTHWEST CORNER OF PADDOCK LANE AND HAPPY HOLLOW ROAD. The property is zoned R-PZD, RESIDENTIAL PLANNED ZONING DISTRICT and contains approximately 9.77 acres. The request is to rezone the property to RSF-8, RESIDENTIAL SINGLE-FAMILY, 8 UNITS PER ACRE. Jesse Fulcher, Senior Planner, read the staff report. Bart Bauer, applicant, stated that they may want to keep the multi-family portion of the PZD in place along Happy Hollow Rd. Kit Williams, City Attorney, asked the applicant if he would like to table the request. Bauer stated yes, but that he would appreciated any feedback from the Commission. Commissioner Chesser stated he was interested in what was being proposed before providing feedback. Commissioner Winston stated he liked the idea of maintain some multi-family units. Williams asked the applicant to explain the concept more. Bauer stated they would maintain townhouses along Happy Hollow Road and would want to change the architectural requirements. No public comment was presented. Commissioner Chesser asked about the double-frontage lots. Andrew Garner, City Planning Director, stated that the lots and streets were already platted. Commission Chesser asked for staff's opinion of maintaining the townhouse units. Fulcher stated that the PZD already allows these units. Motion: Commissioner Chesser made a motion to table RZN 14-4618 to the 3-10-14 meeting. Commissioner Winston seconded the motion. Upon roll call the motion passed with a vote of 7-0-0. Planning Commission March 10,29}14 Agenda Item 1 02-24-14 Minutes Page 4 of 10 RZN 14-4619: Rezone (6350 W. SELLERS RD.MINDSOR, 513): Submitted by BLEW AND ASSOCIATES for property located at 6350 WEST SELLERS ROAD. The property is zoned RSF-2, RESIDENTIAL SINGLE-FAMILY, 2 UNITS PER ACRE and contains approximately 34.44 acres.The request is to rezone the property to RSF-4, RESIDENTIAL SINGLE-FAMILY, 4 UNITS PER ACRE. Quin Thompson, Current Planner, read the staff report. Glenn Newman, Staff Engineer, stated that he was present to answer questions, and outlined the City determination that the future development would be required to connect to public sewer. Andrew Garner, City Planning Director, said that the primary concern of the [Planning] Commission is to make a recommendation to the City Council about the compatibility of the request with adjacent zoning and land use, and with the Future Land Use Map. He said that cost of infrastructure should not be considered in a rezoning request. Buckley Blew, Applicant, said that the project has remained partially complete for seven years because the zoning makes development unfeasible. He said his client needs RSF-4 zoning in order to create narrower lots and slightly increased density, approximately 2.25 units per acre in order to make the project work. He said that development will improve the quality of the stream environment, and that the site would not be developed until the property is rezoned. He stated that his client would be willing to offer a Bill of Assurance limiting the number of lots to 79. No public comment was presented. Kit Williams, City Attorney, reminded the Commission that any Bill of Assurance cannot be considered until it has been provided. Mark Hoffman, Neighbor, said that RSF-4 zoning allows too much density for the area, and he added that the lower density that was being suggested by the applicant sounded 'better'. He said that traffic is bad, and that any development would make that worse, so he hoped the Commission would consider street improvements as a part of the project. Tracy Hoskins, Commissioner, asked staff to describe the adjacent, incomplete Amberwood subdivision PZD density. Garner said that the Amberwood PZD was a 'conservation' type subdivision with small lots around large, centralized, shared open areas. Hoskins asked staff if it would be possible for the applicant to seek RSF-2 zoning with variances for lot width. Garner replied that it would be difficult to approve such a large number of variances. Hoskins said that RSF-4 density is not needed to make the project feasible, but that the lot widths allowed under RSF-4 were required. Planning Commission March 10,2614 Agenda Item 1 02-24-14 Minutes Page 5 of 10 Kyle Cook, Commissioner, said that he could not support the request, and that it should be tabled for two weeks. Porter Winston, Commissioner, said that he had concerns about the condition of the stream bank, and asked if the applicant had plans to improve the stream. William Chesser, Commissioner, asked if street improvements would be considered at the time of development. Garner replied that they would. Williams added that any required improvements must meet the constitutional test of `rough proportionality'. Motion: Commissioner Cook made a motion to table RZN 14-4619 to the 3-10-14 meeting. Commissioner Chesser seconded the motion. Upon roll call the motion passed with a vote of 7-0-0. Planning Commission March 10,2614 Agenda Item 1 02-24-14 Minutes Page 6 of 10 ADM 13-4602 Administrative Item (UDC AMENDMENT CHAPTER 161.32 PLANNED ZONING DISTRICT and CHAPTER 166.06 PLANNED ZONING DISTRICT): Submitted by CITY PLANNING STAFF for revisions to the Unified Development Code, Chapter 161.32 and 166.06. The proposal is to categorize the zoning and development requirements of a Planned Zoning District application into the appropriate zoning and development chapters of the Unified Development Code. Jesse Fulcher, Senior Planner, asked the City Attorney to provide the legal background. No public comment was presented. Kit Williams, City Attorney, discussed the issues that arose during a lawsuit filed after the approval of a Planned Zoning District. Staff was asked to re-write the PZD ordinances to separate the zoning and development criteria. Fulcher further explained the code changes. Commissioner Chesser asked about enforcing development standards once the zoning was in place. Williams stated that the PZD may or may not come forward with a development proposal. The zoning and development reviews will be separate. The large scale will have to comply with the approved zoning standards. Commissioner Chesser expressed some concerns with the proposal, in grating a PZD in perpetuity. Fulcher stated that staff would have concerns if there wasn't a development proposal tied to the PZD zoning standards. Andrew Garner, City Planning Director, stated that the development proposal will be a part of any PZD and they will be tied together. A zoning and land use application will have a concept development plan that will be binding. Williams stated an applicant can present a bare-bones PZD, but it may not be approved without sufficient details. Commissioner Hoskins stated that these were great changes and never understood why the zoning expired. Don't expect to see as many PZD's in the future with all of the form based zoning districts available. Commissioner Winston stated he had similar concerns, didn't like the expiration date with PZD's and the sites siting with no development rights. Commissioner Chesser asked if these changes impacted existing PZD's. Williams stated no. Commissioner Hoskins asked about projects that were still valid. Planning Commission March 10,2014 Agenda Item 1 02-24-14 Minutes Page 7 of 10 Williams stated that ordinance would have to be retroactive. Commission Hoskins discussed amending the motion to make the ordinance retroactive. Commissioner Cook stated he had concerns with making it retroactive. Fulcher stated that we would have to research all of the existing PZD's to determine how the ordinance might affect them. Williams stated that this would complicate the ordinance. It's not too onerous for an owner to come back with a request to extend the PZD. Commissioner Honchell likes the way it is written now. Great job with changes. Motion: Commissioner Hoskins made a motion to forward ADM 13-4602 to City Council with a recommendation for approval as proposed. Commissioner Autry seconded the motion. Upon roll call the motion passed with a vote of 6-1-0. Planning Commission March 10,214 Agenda Item 1 02-24-14 Minutes Page 8 of 10 ADM 14-4635 Administrative Item (UDC AMENDMENT CHAPTER 166.21 DOWNTOWN DESIGN OVERLAY DISTRICT STANDARDS; CHAPTER 166.22 PARKING DECK DESIGN STANDARDS; and CHAPTER 166.23 URBAN RESIDENTIAL DESIGN STANDARDS): Submitted by CITY PLANNING STAFF for revisions to the Unified Development Code, Chapters 166.21, 166.22, and 166.23.The proposal is to modify various design standards UDC Chapter 166. No staff report or public comment were presented. Motion: Commissioner Chesser made a motion to table ADM 14-4635 to the 3-10-14 meeting. Commissioner Cook seconded the motion. Upon roll call the motion passed with a vote of 7-0-0. Planning Commission March 10,2®14 Agenda Item 1 02-24-14 Minutes Page 9 of 10 6. Reports: No reports 7. Announcements: Andrew Garner, City Planning Director, announced the upcoming Subdivision Committee meeting. Jesse Fulcher, Senior Planner, announced that applications were being accepted for the 2014 Historic Preservation Awards. 8. Adjournment Time: 7:03 PM 9. Submitted by: City Planning Division Planning Commission March 10,2®14 Agenda Item 1 02-24-14 Minutes Page 10 of 10 CITY OF ayevi le STAFF MEMO ARKANSAS TO: Fayetteville Planning Commission THRU: Andrew Garner, City Planning Director FROM: Quin Thompson, Current Planner DATE: March 10, 2014 SUBJECT: LSD 13-4581: Large Scale Development (WEST OF MITCHELL ST. ON S. SANG AVE./CHATEAU SPRINGS, 520): Submitted by BLEW AND ASSOCIATES for property located NORTH OF MITCHELL STREET ON SOUTH SANG AVENUE. The property is zoned RMF-24, RESIDENTIAL MULTI-FAMILY, 24 UNITS PER ACRE and contains approximately 1.18 acre. The request is to construct two buildings with 10 residential units. Planner: Quin Thompson RECOMMENDATION: Staff recommends approval of LSD 13-4581 with conditions. BACKGROUND: Property Description: The property is located on 1.18 acre of undeveloped land across the street from Ramay Junior High School east of Sang Avenue. Surrounding land use and zoning is depicted on Table 1. SURROUNDING LAND USE AND ZONING: Direction Land Use Zoning from Site North Multi-family RMF-24, Residential Multi-family South Single-family RMF-24, Residential Multi-family East Single-family RMF-24, Residential Multi-family West Ramay Junior High School P-1, Institutional DISCUSSION: Request.-The request is for approval of a Large Scale Development (LSD 13-4581) containing 10 Units in the RMF-24 zoning district and 33 spaces, 25 of which will be covered. Water and Sewer System: Water service is not available to the property. The applicant is in the process of extending a water main to provide service. Sewer service is available to the property. GAETCOevelopment Services Review120140eveloprnent Review114-4619 RZN 6350 Sellers(Windsor)103 Planning Planning Commission Commissionl3-10-20141Comments&Redlines March 10,2014 Agenda Item 2 13-4581 Chateau Springs Page 1 of 26 Adjacent Master Street Plan Streets: The site is accessed from Sang Avenue, a Master Street Plan designated Collector requiring 59' of right-of-way. Right-of-way to be dedicated:An additional 7' of right-of-way must be dedicated for a right-of-way totaling 29.5' from centerline. Street Improvements: Sang Avenue is an improved collector street approximately 30 feet wide curb to curb with sidewalk on the west side of the street adjacent to Ramey Junior High. This street has been striped and signed with bike lanes south of the project site. Staff recommends the following improvements to Sang Avenue in accordance with the Master Street Plan. The bike lane striping and signage to the south of Mitchell Street should be continued from where it ends, transitioning through the intersection at Mitchell Street to either a shared motorist and cyclist lane and/or a bike lane with signage through the extent of the project site. The exact pavement striping details to be approved by the City Trails Coordinator, Planning and Engineering prior to construction. On street parking to be provided along the project's Sang Avenue frontage within the existing pavement width. Adequate transition including curb bump- outs and possibly pavement lane striping should be provided on both ends of the project site, as approved by City Engineering prior to construction. On-street parking to be striped along the project frontage with approximately 9 feet of greenspace between the curb and a new 5-foot sidewalk at the back of the Master Street Plan right-of-way. In addition, street trees are required at a spacing of one tree every 30 feet and street lights every 300 feet where they do not exist. Tree Preservation: The site contains 100%tree canopy. The minimum preservation requirement under the RMF-24 zoning district is 20%;the project will retain 23.93%of existing canopy, meeting tree preservation requirements. Parks and Recreation: Money in lieu of parkland dedication is required for 10 units at $560/unit ($5600.) Parking Summary: Parking spaces are required at the ratio of one per bedroom. The project contains 30 bedrooms; 30 parking spaces are required, 33 are provided. 2 Motorcycle/scooter spaces are required; two are provided. 1 bicycle parking rack is required; two are provided. Public Comment: Staff has not received public comment. Staff recommends approval of LSD 13-4581 with the following conditions: Conditions of Approval: t. Planning Commission determination of Urban Residential Design Standards. Staff finds that the proposal meets all requirements of Chapter 166.23: Urban Residential Design Standards. 2. Planning Commission determination of street improvements. Staff recommends the following improvements to Sang Avenue in accordance with the Master Street Plan. The bike lane striping and signage to the south of Mitchell Street should be continued from where it ends, transitioning through the intersection at Mitchell Street to either a shared motorist and cyclist lane and/or a bike lane with signage through the extent of the project site. The exact pavement striping details to be approved by the City Trails Coordinator, Planning and Engineering prior to construction. On street parking to be provided along the project's Sang Avenue frontage within the existing pavement width. Adequate G:IETCIDevelopment Services Review120130eve/opment RevievA13-4581 LSD S Sang Ave(Chateau Springs)103 Planning Planning Commission Commissionl3-10-20141Comments and Redlines2 March 10,2014 Agenda Item 2 13-4581 Chateau Springs Page 2 of 26 transition including curb bump-outs and possibly pavement lane striping should be provided on both ends of the project site, as approved by City Engineering prior to construction. On-street parking to be striped along the project frontage with approximately 9 feet of greenspace between the curb and a new 5-foot sidewalk at the back of the Master Street Plan right-of-way. In addition, street trees are required at a spacing of one tree every 30 feet and street lights every 300 feet where they do not exist. 3. The applicant shall pay parks fees in the amount of 5,600 for the proposed 10 units prior to the issuance of building permits. 4. The water main extension must be completed and permit closed before the LSD is valid. 5. Revision of site plan to show accurate parking chart and dimension for required greenspace along Sang Avenue (10' minimum.) 6. All engineering, tree preservation, landscape, and fire department conditions included herein shall apply. All revisions shall be addressed prior to construction plan approval. 7. Right-of-way dedication in the amount of 29.5' from centerline to be dedicated prior to building permit. Standard conditions of approval: 8. Impact fees for fire, police, water, and sewer shall be paid in accordance with City ordinance. 9. If applicable, a business license shall be obtained prior to opening the business to the public. 10. 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). 11. 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. 12. 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. 13. All mechanical/utility equipment (roof and around 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. G:IETCIDevelopment Services Review120130evelcpment Review113-4581 LSD S Sang Ave(Chateau Springs)103 Planning Planning Commission CommissionQ-10-20141Comments and Redlines3 March 10,2014 Agenda Item 2 13-4581 Chateau Springs Page 3 of 26 14. 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. 15. 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. 16. All existing utilities below 12kv shall be relocated underground. All proposed utilities shall be located underground. 17. Large scale development shall be valid for one calendar year. 18. 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. 19. Prior to the issuance of a building permit the following is required: a. Grading and drainage permits b. An on-site inspection by the Landscape Administrator of all tree protection measures prior to any land disturbance. c. Separate easement plat for this project that shall include the tree preservation area and all utility easements. d. Project Disk with all final revisions e. One copy of final construction drawings showing landscape plans including tree preservation measures submitted to the Landscape Administrator. 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: Required Date: March 10, 2014 O Tabled O Approved O Denied Motion: Second: Vote: CITY COUNCIL ACTION: NIA G:IETCIDevelopment Services Review120130evelopment Review113-4581 LSD S Sang Ave(Chateau Springs)103 Planning Planning Commission CommissionU-10-20141Comments and Redlines4 March 10,2014 Agenda Item 2 13-4581 Chateau Springs Page 4 of 26 BUDGETISTAFF IMPACT: N/A Attachments: Request Letter Site Plan Elevations Planning Redlines Fire Comments Tree Preservation Comments Landscape Comments Parks Comments One Mile Map Close Up Map G:1ETCOevelopment Services Review120130evelopment Review113-4581 LSD S Sang Ave(Chateau Springs)103 Planning Planning Commission Commissionl3-10-20141Comments and Redfines5 March 10,2014 Agenda Item 2 13-4581 Chateau Springs Page 5 of 26 BLEW & ASSOCIATES, PA CfVll. ENGIN1?f•:RS& LAND SURVEYORS Jorge Du Quesne [flew&Associates, P.A. 524 West Sycamore, Suite 4 Pavetteville,Arkansas 72703 City of Fayetteville Planning Department 125 W. Mountn.in Street Fayetteville,AR 72701 SUBJECT: 13-425 Chateau Springs LSD December 10, 2013 To Whom It May Concern: RPU,LLC is proposing a 10 unit Multi Family Structure at Sang avenue just north of Mitchell Street. The property is currently art undeveloped piece of land. Property on the North, East send South are zoned for Multi Family Development. The propertp to the West is a Junior High School. There will also be improvements in area drainage to include on site detention slowing down the storm water runoff in the area, A Drainage Repott LS included with the submittal. A water main will be extended along Sang Avenue otiginating from Mitchell Avenue to serve the new development. Architectural colored elevations are included. Sincerely, ��orge'Du Quesne 131cw &:lssociatcs,P",l. Planning Commission March 10,2014 Agenda Item 2 13-4581 Chateau Springs Page 6 of 26 IOLZ uini nuc-eI N (IS'[s lnndS mo wj 7 U Pla E C r , I,. I -k I 1 , I Y 5 :I nnin Commission March 10,2014 13-4581 Chateau Springs Page 7 of 26 i DZ-ith`b C13NO2 I i�� / SAO 59L�l]J1JVd I J zto6 . acLUvs1aVd hv�99:3 7L XOEI Od _ 09E0-N 1S:'IN L 11OV00A3 4 WSW 3HOIH ON110d a yl� I �'--1` I.• �', \ SILL\ ' Ir i-aamoz Ia021Vd '.X090d ` �' • z -1 V _ i iiOZ { J9Od MF Ll "3 NId>u laI wnm �. Q -( �lNb"1 1HG I1 ✓,115 Cie,4b Lu Q10P-332 11'0'd PZ_jWZ 1 JNJ7 f 0 r L0 JL'-JJ Md r� JI YO/Z he J-I A31 3/.HJ z3L,JnsunOf PI nning Commission / sr a�a`v'd ai11 J 1 1[T N LN✓d f YoO� AOGV ,d M rch 10,2014 A enda Item 2 13-4581 Chateau Springs Page 8 of 26 kf % ! ! 5g e � � _ ] � ` • J\ uRom , . . � a® g� 2) . . } LU § � & � d q b§ • H ! | ! | § $ — ��A. 9 6� EI w g \ Hy 7 LU LU Lq Lu LLI LU & | ■ _ , ( | [ � ~ � $ ) ( ) \ | ■ § of G \ | \ LU ■ ° � § § ■ _ l \! O § _ Commission _v<», Age_Item , eChateau Springs Page ,a -- - •,�w w r� vd l� y N --- QSlxtiaudgmaicq-1 iv 1� Old xls — - - I � o 1L - 1 - . L_1 -t-I AAF 1 Planning Commission March 10,2014 a ' Agenda Item 2 13-4581 Chateau Springs Page 10 of 26 THE CITY OF FAYETTEVILLE,ARKANSAS losom FIRE DEPARTMENT 303 West Center Street Fayetteville,AR 72701 P(479)575-8365 F(479)575-04]1 A It I(ANSAS ARKANSAS FIRE CODE REQUIREMENTS To: Blew and Associates CC: Quin Thompson From: Harley Hunt, Fire Marshal Date: 02/10/14 Project 13-4581 Technical Plat Review Comments Note: The code items in this review are not intended to be a complete listing of all possible fire code requirements adopted by the jurisdiction. Additional information may be required prior to building permit approval and/or building occupancy. The Fire Marshal's office has completed the initial review of the subject development application. Each item will be identified as Meets, Does Not Meet or N/A. "All Does Not Meet" items must be resolved prior to Fire Department approval. Fire Apparatus Access Road ® Meets ❑ Does Not Meet The facility, the building, or portions of the building shall be accessible to fire apparatus by way of an approved fire apparatus access road. ❑ Meets ❑ Does Not Meet ® N/A Developments of single- or two-family dwellings, where the number of dwelling units exceeds 30, shall be provided with separate and approved fire apparatus access roads that meet the requirements of D104.3 Exceptions: a. Where there are 30 or fewer dwelling units on a single public or private access way and all dwelling units are protected by approved residential sprinkler systems, access from two directions shall not be required. b. The number of dwelling units on a single fire apparatus access road shall not be increased unless fire apparatus access roads will connect with future development, as determined by the fire code official. Comments: ❑ Meets ❑ Does Not Meet ® N/A Multi-family residential projects with more than 100 dwelling units shall be equipped throughout with two separate and approved fire apparatus access roads. Comments: Telecommunications Device for the Deaf TDD(479)521-1316 113West Mountain-Fayetteville,AR 72701 Planning Commission March 10,2014 Agenda Item 2 13-4581 Chateau Springs Page 11 of 26 THE CITY OF FAYETTEVILLE,ARKANSAS ❑ Meets ❑ Does Not Meet ® N/A Multi-family residential projects with more than 200 dwelling units shall be equipped throughout with two separate and approved fire apparatus access roads regardless of being equipped with an approved automatic sprinkler system. Comments: ® Meets ❑ Does Not Meet ❑ N/A Fire apparatus access roads shall have an unobstructed width of no less than 20 feet and an unobstructed vertical clearance of not less than 13 feet 6 inches, unless a greater width is required as listed herein. Comments: ® Required The fire apparatus access road shall be designed with an approved driving surface to provide all-weather driving capabilities and capable of supporting the imposed load of a fire apparatus weighing at least 75,000 pounds. Comments: ® Required The fire apparatus access roads shall not exceed 10% in grade. Comments: ® Meets ❑ Does Not Meet ❑ N/A The minimum turning radius shall allow for the largest apparatus to turn onto an adjacent street without entering into on-coming traffic and without going over a curb. Comments: ® Meets ❑ Does Not Meet ❑ N/A Dead-end fire apparatus access roads in access roads in excess of 150 feet in length shall be provided with an approved area for turning around fire apparatus. Comments: ❑ Meets ❑ Does Not Meet ® N/A The fire apparatus access road shall extend to within 150 feet of all portions of the facility and all portions of the exterior of the first story of the building as measured by an approved route around the exterior of the building or facility. Exception: Fire code official is authorized to increase the dimension of 150 feet where: 1) The building is equipped throughout with a fire sprinkler system. 2) Road cannot be installed because of location on the property, topography, nonnegotiable grades or other similar conditions and an approved alternative means of fire protection is provided. 3) There are not more than two Group R-3 or Group U occupancies. Telecommunications Device for the Deaf TDD(479)521-1316 113WOSt Mountain-Fayetteville,AR 72701 Planning Commission March 10,2014 Agenda Item 2 13-4581 Chateau Springs Page 12 of 26 THE CITY OF FAYETTEVILLE,ARKANSAS ❑ Meets ❑ Does Not Meet ® N/A Gates securing the fire apparatus access road(s) shall comply with all of the following criteria: a. The minimum gate width shall be 20 feet b. Gates shall be of the swinging or sliding type c. Construction of gates shall be of materials that allow manual operation by one person d. Electric gates shall be equipped with a means of opening the gate by Fire Department personnel for emergency access. These devices shall be approved by the fire code official. e. Locking device specifications shall be submitted for approval by the fire code official. Comments: Buildings exceeding 30 feet in.height above the lowest level of fire department vehicle access: ❑ Meets ❑ Does Not Meet ® N/A Fire apparatus access roads shall have a minimum unobstructed width of 26 feet in the immediate vicinity of the building or portion of the building. Comments: ❑ Required Overhead utility lines shall not be located within the aerial fire apparatus access road. Comments: - ❑ Meets ❑ Does Not Meet ® N/A Buildings exceeding 30 feet in height or three stories shall have at least two means of fire apparatus access for each structure. Comments: The Fire Marshal has determined that and shall serve as the required means of access. ❑ Meets ❑ Does Not Meet ❑ N/A At least one of the required access routes shall be located within 15 feet and 30 feet from the building and shall be positioned parallel to one entire side of the building. Comments: The Fire Marshal has determined that shall serve to meet this requirement. Telecommunications Device for the Deaf TDD(479)521-1316 113West Mountain-Fayetteville,AR72701 Planning Commission March 10,2014 Agenda Item 2 13-4581 Chateau Springs Page 13 of 26 THE CITY OF FAYETTEVILLE,ARKANSAS Fire Lanes ® Required The following locations have been identified by the Fire Marshal as fire lanes: All areas not designated as parking spaces shall be identified as "No Parking Fire Lane" Please see the redlined plat for more detail. Striping shall be coordinated with the Fire Marshal during construction. Fire Hydrants ® Meets ❑ Does Not Meet Fire hydrant spacing in accordance with Table C1 05.1 Comments: ❑ Meets ❑ Does Not Meet ® N/A Where fire hydrants are subject to impact by a motor vehicle, guard posts or other approved means shall be installed, subject to Fire Marshal approval. Comments: ® Required Where a fire hydrant is located on a fire apparatus access road, the minimum road width shall be 26 feet. Comments: Fire Flow ❑ Required ® Not Required Automatic sprinkler system Comments: ❑ Meets ❑ Does Not Meet The required fire flow for fire protection is provided to the premises. Comments: ❑ Required An approved water supply for fire protection, either temporary or permanent, shall be made available as soon as combustible materials arrive on the site. Comments: Telecommunications Device for the Deaf TDD(479)521-1316 113West Mountain-Fayetteville,AR 72701 Planning Commission March 10,2014 Agenda Item 2 13-4581 Chateau Springs Page 14 of 26 THE CITY OF FAYETTEVILLE,ARKANSAS Fire Department Connections ❑ Required ® Not Required The Fire Department Connection (FDC) shall be a freestanding, 4-inch diameter minimum sized pipe with a 5-inch Storz hose thread connection. It shall also include a 30 degree turn down and a Knox Box brand locking cap. Comments: ❑ Meets ❑ Does Not Meet ® N/A A dedicated hydrant shall be located within 100 feet of the FDC on the same side a street or driveway to prevent fire hose from blocking access. ❑ Meets ❑ Does Not Meet ® N/A The FDC shall be located on the street side of the building, fully visible and recognizable from the street, and shall be located no closer than the height of the building plus 15%from the structure. In special cases, the FDC can be located at the corner of taller structures. Comments: General Requirements ® Required Streets and roads shall be identified with approved signs. Temporary signs shall be installed at each street intersection when construction of new roadways allows passage by vehicles. Signs shall be of an approved size, weather resistant, and maintained until replaced by permanent signs. Comments: Review Status ® Approved ❑Denied Telecommunications Device for the Deaf TDD(479)521-1316 113West Mountain-Fayettcville,AR72701 Planning Commission March 10,2014 Agenda Item 2 13-4581 Chateau Springs Page 15 of 26 CITY OF ay e elle ARKANSAS LANDSCAPE REGULATIONS— Chapter 177 To: Blew&Associates From: Derek Linn, Urban Forestry CC: Quin Thompson,Current Planner Date: March 10,2014 Subject: LSD 13-4581:Chateau Springs I Planning Commission Review Comments Applicable Requirements: Y Site Development&Parking Lot Standards Y Street Tree Planting Standards Y Stormwater Facilities 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 Landscape Plans Y Y Irrigation notes eitherautomatic or hose bib 100'o.c. 177.03A.7.g& 177.04.B.3.a) Y Y Species of plant material identified(177.03.A.7.d&e) Y Y Size of plant material at time of installation indicated minimum size 2"caliperfor trees and 3 al. shrubs 177.03.A.7.b&c Y Y Soil amendments notes include that soil is amended and sod removed 177.03.C.6.1b) N Y Mulch notes indicate organic mulching around trees and within landscape beds (177.03.C.6.c&d) N N LSD and Subdivisions plans stamped by a licensed Landscape Architect,others by Landscape Designer(177.03.B) N N Planting bed contained by edging 177.03.C.6. Y Y Planting details according to Fayetteville's Landscape Manual (177.03.C.6.g) Mailing Address: URBAN FORESTRY 113 W. Mountain Street www.fayetteville-ar.gov Fayetteville, AR 72701 Planning Commission March 10,2014 Agenda Item 2 13-4581 Chateau Springs Page 16 of 26