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HomeMy WebLinkAbout2008-06-23 - Agendas - FinalTayelteyi;le 113 W. Mountain St. Fayetteville, AR 72701 Telephone: (479) 575-8267 AGENDA FOR A MEETING OF THE PLANNING COMMISSION Monday, June 23, 2008, 5:30 p.m. Room 219, City Administration Building ORDER OF PLANNING COMMISSION MEETING A. Introduction of agenda item — Chair B. Presentation of Staff Report C. Presentation of request — Applicant D. Public Comment E. Questions & Answer with Commission F. Action of Planning Commission (Discussion & Vote) NOTE TO MEMBERS OF THE AUDIENCE It' you wish to address the Planning Commission on an agenda item please queue behind the podium when the Chair asks for public comment. Public comment occurs after the Planning Staff has presented the application and will only be permitted during this part of the hearing for each item. Members of the public are permitted a maximum of 10 minutes to speak; representatives of a neighborhood group will be allowed 20 minutes. The applicant/representative of an application before the Planning Commission for consideration will be permitted a maximum of 20 minutes for presentation. Once the Chair recognizes you, go to the podium at the front of the room and give your name and address. Address your comments to the Chair, who is the presiding officer. He/She will direct them to the appropriate appointed official, staff member or others for response. Open dialogue will not be permitted: please ask any questions, and answers will be provided once public comment has been closed. Please keep your comments brief, to the point, and relevant to the agenda item being considered so that everyone has a chance to speak. Please, as a matter of courtesy, refrain from applauding or booing any speakers or actions of the Planning Commission. 2008 Planning Commissioners Sean Trumbo Lois Bryant Matthew Cabe James Graves Porter Winston Audy Lack Christine Myres Jeremy Kennedy Jill Anthes • aye...evi e ARKANSAS The City of Fayetteville, Arkansas TENTATIVE AGENDA 113 W. Mountain St. Fayetteville, AR 72701 Telephone: (479) 575-8267 AGENDA FOR A MEETING OF THE PLANNING COMMISSION Monday, June 23, 2008, 5:30 p.m. Room 219, City Administration Building The following items will be considered: Consent Agenda: 1. Approval of the minutes from the June 09, 2008 meeting. 2. ADM 08-3031: (BANK OF THE OZARKS - JOYCE): Submitted by CRAFTON TULL SPARKS for property located THE SE CORNER OF JOYCE AND VANTAGE. The property is zoned C-2, THOROUGHFARE COMMERCIAL and contains approximately 1.00 acres. The request is for a one year extension of the approved Large Scale Development, LSD 07-2584. Planner: Jesse Fulcher 3. ADM 08-3032: (CHAMPION CLUB CONDOS PZD): Submitted by CRAFTON TULL SPARKS for property located THE SW CORNER OF RAZORBACK ROAD AND 15TH STREET. The property is zoned R-PZD 07-2551 and contains approximately 4.42 acres. The request is for a one year extension of the approved Residential Planned Zoning District, R-PZD 07-2551. Planner: Dara Sanders 4. LSD 08-3007: (MOUNTAIN RANCH APARTMENTS, 479): Submitted by JORGENSEN & ASSOC for property located SE OF PERSIMMON STREET AND MOUNTAIN RANCH PHASE I. The property is zoned RMF -24, MULTI FAMILY - 24 UNITS/ACRE and contains approximately 15.37 acres. The request is for a multi -family development with 360 single family units proposed, a project which was previously approved and is under construction. Planner: Jesse Fulcher Unfinished Business: None — R-PZD 08-2965: (AMBERWOOD PLACE) will not be considered, as notification requirements were not met. New Business: 5. CUP 08-3008: (MOUNTAIN RANCH APTS CLUBHOUSE, 479): Submitted by JORGENSEN & ASSOC for property located S OF PERSIMMON ST. AND E OF MOUNTAIN RANCH PHASE I. The property is zoned RMF -24, MULTI FAMILY - 24 UNITS/ACRE and contains approximately 15.37 acres. The request is for a clubhouse and pool, Use Unit 4, Cultural and Recreational Facility, in the RMF -24 Zoning District, as previously approved. Planner: Jesse Fulcher 6. ADM 08-3033: (UDC Amendment — Ch. 173 Building Regulations): Submitted by Steve Cattanneo, Building Safety Director, requesting an amendment to Ch. 173 of the UDC, adopting the Arkansas Energy Code with local amendments. Presenter: Steve Cattaneo 7. ADM 08-3020: (UDC Amendment — Ch. 166.20 Expiration of Plans): Submitted by planning staff, an amendment to the Unified Development Code Ch. 166.20, Expiration of Plans and Permits, to permit administrative extensions for projects that meet all code requirements. Planner: Jeremy Pate All interested parties may appear and be heard at the public hearings. A copy of the proposed amendments and other pertinent data are open and available for inspection in the office of City Planning (575-8267), 125 West Mountain Street, Fayetteville, Arkansas. All interested parties are invited to review the petitions. Interpreters or TDD for hearing impaired are available for all public hearings; 72 hour notice is required. For further information or to request an interpreter, please call 575-8330. ay ARKANSeevilASe THE CITY OF FAYETTEVILLE, ARKANSAS PLANNING DIVISION CORRESPONDENCE TO: Fayetteville Planning Commission FROM: Jesse Fulcher, Current Planner THRU: Jeremy Pate, Director of Current Planning DATE: June 17, 2008 PC Meeting of June 23, 2008 125 W. Mountain St. Fayetteville, AR 72701 Telephone: (479) 575-8267 ADM 08-3031: (BANK OF THE OZARKS - JOYCE): Submitted by CRAFTON TULL SPARKS for property located THE SE CORNER OF JOYCE AND VANTAGE. The property is zoned C-2, THOROUGHFARE COMMERCIAL and contains approximately 1.00 acres. The request is for a one year extension of the approved Large Scale Development, LSD 07-2584. Planner: Jesse Fulcher BACKGROUND Property Description: The subject property is located at the southeast corner ofJoyce Boulevard and Vantage Drive. The 1 -acre tract is zoned C-2, Thoroughfare Commercial. Background: The original Large Scale Development request was approved by the Subdivision Committee on June 14, 2007 for the construction of a 5,172 sq. ft. bank building with 34 parking spaces. The applicant has stated that construction of the project has been delayed due to a decline in the local economy and market but that they plan to complete construction within a year. Proposal: The applicant requests to extend the approval of the Large Scale Development for one year, to expire on June 14, 2009. The Planning Department received the applicant's extension request on June 11, 2008, within the required one year time limit. Should this extension be granted, all permits necessary for construction are required to be issued before the one-year extended deadline. If the permits are not issued prior to June 14, 2009, all of the approved plans for the project shall be rendered null and void. RECOMMENDATION Staff recommends approval of ADM 08-3031, the requested extension to LSD 07-2584 (Bank of the Ozarks), with the following conditions: 1. The applicant shall be allowed until June 14, 2009 to receive all permits and approvals required to complete construction of the development or project. If all permits have not been received by this time, the Large Scale Development approval shall be revoked. K:: IReports120081PC Reports112-June 231ADM08-3031 (Bank ofthe Ozarks extention).doc June 23, 2008 Planning Commission ADM 08-3031 Bank of the Ozark -Joyce Agenda Item 2 Page 1 of 10 2. All other conditions of approval LSD 07-2584 shall remain applicable. DISCUSSION The City of Fayetteville Unified Development Code (UDC) Section 166.20(b) gives the Planning Commission authority to extend approval of a large scale development one additional year from the original approval. In order to extend this approval, the applicant must: (1) request the extension prior to the one year time limit, and (2) show good cause why the tasks could not reasonably be completed within the normal one year. If the one year extension is granted, it is within this time that the applicant shall receive all permits and approvals as required by City, State, and Federal regulations to start construction of the development or project. (1) The applicant has submitted the extension request to the Planning Division on June 11, 2008, prior to the one year time limit ending June 14, 2008. (2) The applicant has stated that construction of the project has been delayed due to a decline in the local economy and market but that they plan to complete construction within a year. PLANNING COMMISSION ACTION: ❑ Approved ❑ Denied ❑ Tabled Motion: Second: Vote: Meeting Date June 23, 2008 The "Conditions of Approval" listed in the report above are accepted in total without exception by the entity requesting approval of this development item. Signature Date K:IReports120081PCReports112zlune 231ADM08-3031 (Bank of the Ozarks extention).doc June 23, 2008 Planning Commission ADM 08-3031 Bank of the Ozark -Joyce Agenda Item 2 Page 2 of 10 CHAPTER 166: DEVELOPMENT 166.20 Expiration Of Approved Plans And Permits (A) Applicability. The provisions of this section apply to all of the following plans and permits: (1) Preliminary plats; (2) Planned zoning district developments; (3) Conditional uses; (4) Large-scale developments; (5) Lot splits; (6) Physical alteration of land permits; (7) Storm water, drainage, and erosion control permits; (8) Tree preservation plans; (9) Sign permits; and, (10) Floodplain development permits. (B) One-year time limit. (1) Tasks to be completed. All of the above - enumerated plans and permits are conditioned upon the applicant accomplishing the following tasks within one (1) year from the date of approval: (a) For any renovation or new construction, receive a building permit; and/or, (b) For a lot split, record a deed or survey at the Washington County Circuit Clerk's Office, stamped for recordation by the City Planning Division; and/or, (c) Receive a Certificate of Zoning Compliance; and/or, (d) Receive all permits and approvals required by City, State, and Federal regulations to start construction of the development or project. be completed within the normal one (1) year limit. Expiration. If the required task(s) are not completed within one (1) year from the date of approval or during an allowed extension period, all of the above - enumerated plans and permits shall be rendered null and void. (C) Three-year time limit. (1) Tasks to be complete. All of the above - enumerated plans and permits are also conditioned upon the applicant completing the project and receiving final inspection approval and/or a final Certificate of Occupancy permit within three (3) years from the date of issuance of a Building Permit. (2) Extensions. Prior to the expiration of the three (3) year time limit, an applicant may request the Planning Commission to extend the three (3) year period to complete the project by up to two (2) additional years. The applicant has the burden to show good cause why the project could not reasonably be completed within the three (3) year time limit. (3) Expiration. If the applicant fails to meet the requirements of subsection (C)(1) within three (3) years from the date of issuance of a Building Permit or during an allowed extension period, all of the above - enumerated plans and permits shall be rendered null and void. (2) Extensions. Prior to the expiration of the one (1) year time limit, an applicant may request the Planning Commission to extend the period to accomplish the tasks by up to one (1) additional year. The applicant has the burden to show good cause why the tasks could not reasonably KIReports120081PC Reports112-June 231,113M 08-3031 (Rank of the Ozarks extennon).doc June 23, 2008 Planning Commission ADM 08-3031 Bank of the Ozark -Joyce Agenda Item 2 Page 3 of 10 Wednesday, June 11, 2008 Mr. Jesse Fulcher City of Fayetteville 113 W. Mountian Street Fayetteville AR, 72701 RE: Extension of LSDP Bank of the Ozarks, Joyce Blvd CTSA # 067118-00 Dear Mr. Fulcher, GAB 4838 t, 4`++? rw.craftontallspar Craffon Tull Sparks architecture I engineei ;g Biiceeehate Cowley elk Runk Cek'eoma Ci"y Mgeu riTiSzeiiviUu Tulsa OcUifa On behalf of our client, Bank of the Ozarks, wewould like to request a one year extension of the approved LSDP. Conditions in the economy and market have caused the project to be delayed on the bank's construction schedule to 2009. We apologize for any inconvenience this may have caused the City of Fayetteville and we appreciate your willingness to review this request. If you have any further questions or concerns please do not hesitate to call or email. Regards, M tthew J. Castor, E.L, CPESC Direct: 479-878-240.1 Fax: 479-631-6224 Mobile: 479-616-4789 Matt.castor@u,craftontull.com June 23, 2008 -. Planning Commission ADM 08-3031 Bank of the Ozark -Joyce •- - -•. ; Agenda 'ten -12 _ r Page 4 of 10 Ytievllle ARKANSA5 THE CITY OF FAYETTEVILLE, ARKANSAS PLANNING DIVISION CORRESPONDENCE LSD 07-2584 Page I SC Meeting of June 14, 2007 125 W. Mountain St. Fayetteville, AR 72701 Telephone: (479) 575-8267 TO: Subdivision Committee Members FROM: Jesse Fulcher, Current Planner Matt Casey, Staff Engineer THRU: Jeremy Pate, Director of Current Planning DATE: June 13, 2007 Updated June 14, 2007 LSD 07-2584: Large Scale Development (BANK OF THE OZARKS JOYCE, 175): Submitted by CRAFTON, TULL, SPARKS & ASSOCIATES for property located at THE SE CORNER OF JOYCE AND VANTAGE. The property is zoned C-2, THOROUGHFARE COMMERCIAL and contains approximately 1.00 acres. The request is for a4 s.f. bank building with associated parking Property Owner: Bank of the Ozarks Planner: Jesse Fulcher Findings: Property & Proposal: The subject property is located at the southeast corner of Joyce Boulevard and Vantage Drive. It is zoned C-2 Thoroughfare Commercial. The owners are proposing a 5,172 sq. ft. bank building with 34 parking spaces. There is an existing, shared driveway on the property which will be utilized. The applicant also requests a second driveway to the wcst, approximately centered on the lot. Surrounding land use and zoning is listed in Table 1. Table 1 Surrounding Land Use and Zonin Direction from Site Land Use Zoning North United States Post Office R -O South Undeveloped C-2 East Bank C-1 West Office Building C-2 Right-of-way being dedicated: 55' from centerline right-of-way for Joyce Boulevard and 35' from centerline along Vantage Drive. Adjacent Master Street Plan Streets: Joyce Boulevard (principal arterial); Vantage Drive (collector). Water/Sewer: Water and sewer service is available to the proposed structure. Tree Preservation: Existing Tree Canopy: 0.046% K:IReports120071SC Reports106-14-071LSD 07-2584 (Bank of the Ozarks Joyce).doc June 23, 2008 Planning Commission ADM 08-3031 Bank of the Ozark -Joyce Agenda Item 2 Page 5 of 10 Tree Canopy Preserved: Mitigation: LSD 07 -2589 Page 2 0.046% Before a Certificate of Occupancy is granted, the relocated pin oak will be inspected for health. Mitigation will be required if this oak does not survive the transplanting process. Public Comment: No public comment received. Recommendation: Staff recommends approval of LSD 07-2584 with the following conditions: Conditions of Approval: 1. Subdivision Committee determination of Commercial Design Standards and compatibility with the surrounding commercial developments. Staff finds that the proposed building elevations and materials sample board depict a structure that is well -articulated and compatible with surrounding developments. 6/14/07: THE SUBDIVISION COMMITTEE FOUND .IN FAVOR OF THE PROPOSED ELEVATIONS. 2. Subdivision Committee determination of street improvements. Staff recommends the following street improvements: A 6' -wide sidewalk shall be completed along the property frontage of Vantage and continue along the private drive to the east. Any damage to existing sidewalk shall be repaired/replaced prior to Certificate of Occupancy. If adequate right-of-way exists, extend the proposed sidewalk along the east side of Vantage to meet Mud Creek Trail. c. Prior to issuance of a building permit the applicant shall pay an assessment for a bridge over Mud Creek. The amount of the assessment shall be $36,036.00 as referenced in the attached memo from the City Engineering Division. 6/14/07: THE SUBDIVISION COMMITTEE FOUND IN FAVOR OF THE RECOMMENDED STREET IMPROVEMENTS. 3. The applicant shall dedicate an access easement through the parking lot drive aisles. This access. easement shall be reflected on the easement plat. Cross access shall be provided to property to the east at the time of development. 4. Right-of-way dedication in the amount of 55' from centerline along Joyce Boulevard and 35' from centerline along Vantage Drive prior to issuance of a building permit. 5. Street lights are required to be installed every 300' along the property's frontage prior to the issuance of a Certificate of Occupancy. The applicant shall show the location of all existing and proposed street lights along Joyce Boulevard and Vantage Drive in the project vicinity. 6. All proposed signs shall be permitted separately from the large scale development proposal, by a Sign Permit application and Certificate of Zoning Compliance. K:1Reporls120071SC Reports106-14-071LSD 07-2584 (Bank of the Ozarks Joyce).doc June 23, 2008 Planning Commission ADM 08-3031 Bank of the Ozark -Joyce Agenda Item 2 Page 6 of 10 LSD 07-2584 Page3 7. The GIS Division shall approve the legal description and all other survey requirements. Landscape Conditions: 8. Prior to building permit, a cost estimate for all required landscape is to be submitted to the Urban Forester for review. Once approval is gained, a guarantee is to be issued (bond/letter of credit/cash) for 150% of the cost of the materials and installation of the plants. This guarantee will be held until the improvements are installed and inspected, at the time of Certificate of Occupancy. 9. Under the new Landscape Regulations Chapter 177, street trees must be bonded for a 3 year period. This bond is for the maintenance of the trees. This amount must be deposited with the City before issuance of a final certificate of occupancy. Tree Preservation Condition: 10. Before a Certificate of Occupancy is granted, the relocated pin oak will be inspected for health. Mitigation will be required if this oak does not survive the transplanting process. Standard Conditions of Approval: 11. 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). 12. 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. 13. Any required trash enclosure shall be screened with access not visible from the street. The trash enclosures shall be constructed with materials that are complimentary to and compatible with the proposed building. A detail of the proposed screening shall be submitted and approved by the Planning Division prior to issuance of the building permit. Any additional dumpsters located on site shall be screened from the right-of-way. 14. 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. 15. All exterior lights shall be reviewed at the time of building permit submission for compliance with the Outdoor Lighting Ordinance. 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 K: IReports12007ISC Reports106-14-07LSD 07-2584 (Bank of the Ozarks_Joycekdoc June 23, 2008 Planning Commission ADM 08-3031 Bank of the Ozark -Joyce Agenda Item 2 Page 7 of 10 LSD 07-2584 Page 4 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 fmal construction drawings showing landscape plans including tree preservation measures submitted to the Landscape Administrator. 20. Completion of all required improvements or the placement of a surety with the City (letter of credit, bond, escrow) as required by Section 158.01 "Guarantees in Lieu of Installed Improvements". to guarantee all incomplete improvements. Further, all improvements necessary to serve the site and protect public safety must be completed, not just guaranteed, prior to the issuance of a Certificate of Occupancy. Additional Conditions: a. b. Subdivision Committee Action: '1 Approved ❑ Forwarded to P.C. ❑ Tabled Motion: Graves Second: Bryant Vote: 3-0-0 Meeting Date: June 14, 2007 Comments: The "Conditions of Approval" listed in the report above are accepted in total without exception by the entity requesting approval of this development item. Signature Date K:IReports120071SC Reports106-14-071LSD 07-2584 (Bank of the Ozarks_Joyce).doc June 23, 2008 Planning Commission ADM 08-3031 Bank of the Ozark -Joyce Agenda Item 2 Page 8 of 10 ADM08-3031 Close Up View BANK OF THE OZARKS JOYCE Overview June 23, 2008 Planning Commission 08-3031 Bank of the Ozark -Joyce Agenda Item 2 LAKE FAYETT£VfLLE Overview Legend Subject Property ADM08-3031 Boundary Planning Area 000000 Overlay District Outside City 0 0.25 0.5 Legend al Hillside -Hilltop Overlay District 1 June 23, 209 C Planning Commissia C-3031 Bank of the Ozark -Joy Ao nda Itorr 8 n e 2 Page 10 of 10 ay v ale ARKANSAS THE CITY OF FAYETTEVILLE, ARKANSAS PLANNING DIVISION CORRESPONDENCE TO: Fayetteville Planning Commission FROM: Dara Sanders, Current Planner THRU: Jeremy Pate, Director of Current Planning DATE: June 17, 2008 PC Meeting of June 23, 2008 125 W. Mountain St. Fayetteville, AR 72701 Telephone: (479) 575-8267 ADM 08-3032: (CHAMPION CLUB CONDOS PZD): Submitted by CRAFTON TULL SPARKS for property located THE SW CORNER OF RAZORBACK ROAD AND 15T11 STREET The property is zoned R-PZD 07-2551 and contains approximately 4.42 acres. The request is for a one year extension of the approved Residential Planned Zoning District, R-PZD 07-2551. Planner: Dara Sanders BACKGROUND Property Description: The subject property contains 4 42 acres located at the southwest corner of Razorback Road and 15th Street, south of Baum Stadium and east of the University Village commercial development. Background.: The original Residential Planned Zoning District and Large Scale Development request was approved by City Council on July 7,2007 for the construction of a 4 -story condominium building with 143 residential units with a density of 32.35 dwelling units per acre. The applicant has stated that construction of the project has been delayed due to a decrease in the local demand for condominiums. A one year extension is requested for the opportunity to monitor market conditions to ensure a successful project at this comer location. Proposal: The applicant requests to extend the approval of the Large Scale Development for one. year, to expire on July 3, 2009. The Planning Department received the applicant's extension request on June 10, 2008, within the required one year time limit. Should this extension be granted, all permits necessary for construction are required to be issued before the one-year extended deadline. If the permits are not issued prior to July 3, 2009, all of the approved plans for the project shall be rendered null and void. RECOMMENDATION Staff recommends approval of ADM 08-3032, the requested extension to the R-PZD 07-2551 (Champion's Club Condos), with the following conditions: K: IReportsl20081PC Reports112-June 231ADM 08-3032 (Champions Club Condos extention).doc June 23, 2008 Planning Commission ADM 08-3032 Champion Club Condos Agenda Item 3 Page 1 of 14 1. The applicant shall be allowed until July 3, 2009 to receive all permits and approvals required to complete construction of the development or project. If all permits have not been received by this time, the Large Scale Development approval shall be revoked. 2. All other conditions of' approval for R-PZD 07-2551 shall remain applicable. DISCUSSION The City of Fayetteville Unified Development Code (UDC) Section 166.20(b) gives the Planning Commission authority to extend approval of a large scale development one additional year from the original approval. In order to extend this approval, the applicant must: (1) request the extension prior to the one year time limit, and (2) show good cause why the tasks could not reasonably be completed within the normal one year. If the one year extension is granted, it is within this time that the applicant shall receive all permits and approvals as required by City, State, and Federal regulations to start construction of the development or project. (1) The applicant has submitted the extension request to the Planning Division on June 10, 2008, prior to the one year time limit ending July 3, 2008. (2) The applicant has stated that construction of the project has been delayed due to a decrease in the local demand for condominiums. A one year extension is requested for the opportunity to monitor market conditions to ensure a successful project at this corner location. PLANNING COMMISSION ACTION: ❑ Approved Motion: Second: Vote: Meeting Date June 23, 2008 ❑ Denied ❑ Tabled The "Conditions of Approval" listed in the report above are accepted in total without exception by the entity requesting approval of this development item. Signature Date K.:IReports120081PC Reports112-June 231ADM08-3032 (Champions Club Condos exlenlion).doc June 23, 2008 Planning Commission ADM 08-3032 Champion Club Condos Agenda Item 3 Page 2 of 14 CHAPTER 166: DEVELOPMENT 166.20 Expiration Of Approved Plans And Permits (A) Applicability. The provisions of this section apply to all of the following plans and permits: (1) Preliminary plats; (2) Planned zoning district developments; (3) Conditional uses; (4) Large-scale developments; (5) Lot splits; (6) Physical alteration of land permits; (7) Storm water, drainage, and erosion control permits; (8) Tree preservation plans; (9) Sign permits; and, (10) Floodplain development permits. (B) One-year time limit. (1) Tasks to be completed. All of the above- enumeratedplans and permits are conditioned upon the applicant accomplishing the following tasks within one (1) year from the date of approval: (a) For any renovation or new construction, receive a building permit; and/or, (b) For a lot split, record a deed or survey at the Washington County Circuit Clerk's Office, stamped for recordation by the City Planning Division; and/or, (c) Receive a Certificate of Zoning Compliance; and/or, (d) Receive all permits and approvals required by City, State, and Federal regulations to start construction of the development or project. (2) Extensions. Prior to the expiration of the one (1) year time limit, an applicant may request the Planning Commission to extend the period to accomplish the tasks by up to one (1) additional. year. The applicant has the burden to show good cause why the tasks could not reasonably be completed within the normal one (1) year limit. Expiration. If the required task(s) are not completed within one (1) year from the date of approval or during an allowed extension period, all of the above - enumerated plans and permits shall be rendered null and void. (C) Three-year time limit. (1) Tasks to be complete. All of the above - enumerated plans and permits are also conditioned upon the applicant completing the project and receiving fmal inspection approval and/or a final Certificate of Occupancy permit within three (3) years from the date of issuance of a Building Permit. (2) Extensions. Prior to the expiration of the three (3) year time limit, an applicant may request the Planning Commission to extend the three (3) . year period to complete the project by up to two (2) additional years. The applicant has the burden to show good cause why the project could not reasonably be completed within the three (3) year time limit. (3) Expiration. If the applicant fails to meet the requirements of subsection (C)(1) within three (3) years from the date of issuance of a Building Permit or during an allowed extension period, all of the above - enumerated plans and permits shall be rendered null and void. K:IReporls120081PC Reports112-June 23WDM 08-3032 (Champions Club Condos extention).doc June 23, 2008 Planning Commission ADM 08-3032 Champion Club Condos Agenda Item 3 Page 3 of 14 June 9, 2008 Mr. Jeremy Pate City of Fayetteville, Planning Department 113 W. Mountain Fayetteville, AR 72701 RECEIVED JUN 1 0 2008 PLANNING DIV. RE: Champions Club Condominiums PZD CTSA Job No. 061025-00 Dear Jeremy: 479 636.4838 t 479 631.6224 f www ,:'daftefitii)04k#Vflita Crafton Tull Sparks architecture I engineering Birmingham Conway Little Rock Oklahoma City Rogers Russellville Tulsa Wichita University Housing Group has requested that I petition the Fayetteville Planning Commission for a 1 year extension of the approval of their PZD for the Champions Club Condominiums. Based on our records, our project was approved on July 3, 2007. Since that time, numerous changes have taken place in the local condominium market and the national economy that have prevented this project from becoming a valuable asset to the community. Poorly performing projects create a stigma in an area that can hinder sustained growth. We did not want to break ground without a high confidence that this project would succeed and enhance the vibrant area surrounding Baum Stadium. This project meets the goals of Fayetteville's growth plans in its site layout and architectural design, and we feel it will become an asset to this community and its neighborhood once completed. This extension of one year, if granted, will give University Housing Group the opportunity to realize the improvements in market conditions that will deliver this project to our community. If there are questions that I can answer during the consideration of this request, please let me know. Otherwise, I look forward to the hearing date once you have an opportunity to establish it. Sincerely, Crafton Tull Sparks Steven Beam, P.E. Vice -President, Residential Development June 23, 2008 Planning Commission ADM 08-3032 Champion Club Condos Agenda Item 3 Page 4 of 14 ,lliirllll011111,111111111111111111111,1111111111111111111111111 r1111111111111111111,1111111 r11Ir11111111111r[111Irl iii 11111111111,1,111 rii11111,11111.111111h 1 1111,111 THE CITY OF FAYETTEVILLE, ARKANSAS PLANNING DIVISION CORRESPONDENCE TO: Planning Commission Members FROM: Andrew Gamer, Senior Planner Matt Casey, Assistant City Engineer THRU: Jeremy Pate, Director of Current Planning DATE: May 23, 2007 Updated May 31, 2007 Planning Commission Meeting May 29, 2007 125 W. Mountain St. Fayetteville, AR 72701 Telephone: (479) 575-8267 R-PZD 07-2551: Planned Zoning District (CHAMPION'S CLUB CONDOS, 599): Submitted by CRAFTON, TULL & ASSOCIATES for property located at SW CORNER OF RAZORBACK RD. AND 15TH STREET, E OF THE CROWNE APTS. The property is zoned I-1, HEAVY COMMERCIAL/ LIGHT INDUSTRIAL, and contains approximately 4.42 acres. The request is for Master Development Plan rezoning, land use, and large scale development approval for a Residential Planned Zoning District 4 -story condominium building with 143 residential units. Property Owner: Village Holdings, LLC Planner: Andrew Garner Findings: Property Description: The subject"property contains 4A2 acres located south of 15th Street and West of Razorback Road. The site is zoned I-1, and is generally flat, undeveloped, disturbed grassland with the Town Branch Creek along the western border of the site. Proposal: The applicant requests rezoning, land use, and large scale development approval for a residential project within a unique R-PZD zoning district on the subject property. All of the land would be under a common ownership, or property owner's association, and isnot proposed.to:be subdivided. The proposed zoning would allow for a maximum for 143 dwelling units (32 units/acre). The zoning would also allow a mix of commercial, office, and eating places as a conditional use. Background- An R-PZD 06-2107 (Champions Club Condo's) was forwarded by the Planning Commission to the City Council on October 23, 2006 for almost exactly the same project as currently proposed. The applicant never brought the item to City Council. Since that time the applicant has changed the request slightly to eliminate the hotel use, and also to apply for large scale development approval with the rezoning. The project booklet and the plats provided give the zoning criteria in detail. Please reference this K: (Reports 20071PC Reports10i-29-071R-PZD 07-2551 (Champions Club Condos).doc June 23, 2008 Planning Commission ADM 08-3032 Champion Club Condos Agenda Item 3 Page 5 of 14 provided material for more information. These documents are binding to the zoning of the property. Phasing: The applicant proposes to develop Champions Club in two phases in accordance with the schedule listed below. Phase I: Phases II: Completion of the north half of the development and connection to Razorback Road to the south. All permits for this phase to be obtained within one year from the date of City Council approval, with the opportunity for a one year extension with Planning Commission approval. Southern portion of the building (south of the breeze -way) and its associated parking. All permits for this phase to be obtained within four years City Council approval, with the opportunity for a one year extension with Planning Commission approval. Surrounding Land Use/Zoning: Direction from Site Land Use Zoning North Baum Stadium (University of Arkansas Baseball stadium) I-1 South Crown Apartments; Town Branch Creek RMF -24 East University of Arkansas property (baseball field and RV park) I-1 West Crown Apartments; University Village Commercial Center RMF -24; C-2 Water & Sewer: Water and sewer lines would be required to serve the development. Access: Access to the proposed development would be directly off of 15th Street and Razorback Road along thenorthern and eastern property lines, respectively. A parking lot and would be constructed interior to the property with a drive aisle connecting 15th Street and Razorback Road. Connectivity: The project proposes internal connectivity through the parking lot and out to the two main streets adjacent to the north and east. Cross -access to the west and south is not feasible given the existing Crown Apartments and, Town Branch Creek along the western and southern property lines. Adjacent Master Street Plan Streets: Razorback Road (principal arterial); 15th Street (collector) Street Improvements: Staff recommends that 15th Street be improved to 18' from centerline with the development, and the existing culvert to be extended. Sidewalks will be required along both streets, with a 10' sidewalk on Razorback Road for an on -street trail connection and based on the proposed development pattern, and a 6' sidewalk on 15th Street. Parks: Money in lieu and credit in the amount of $14,311 for constructing a 10' sidewalk for a trail connection to Towne Branch Trail from 15th Street to Town Creek Trail was approved by KlReports120071PC Reports105-29-0718-PZD 07-2551 (Champions Club Condos).doc June 23, 2008 Planning Commission ADM 08-3032 Champion Club Condos Agenda Item 3 Page 6 of 14 the Parks Advisory Board for this project. The credit will be for the additional 4' width to a 6' sidewalk at the rate of $40/square yard of concrete. Fees -in -lieu to meet the parkland dedication ordinance at the time of large scale development have been assessed incorporating the credited amount and are due in the amount of $41,888 prior to issuance of building permits. Tree Preservation: Existing Canopy: 12.6% Preserved Canopy: 5.71% Required Canopy: 12.6% Mitigation Required: Yes; 30 two-inch caliper trees planted on-site. Recommendation: Staff recommends forwarding R-PZD 07-2551 to the Planning Commission with a recommendation for approval with the following conditions of approval: Conditions of Approval: 1. City Council determination of a waiver of Section 166.12 of the UDC to allow for a structure to encroach over a public utility easement. This development proposes for the building to span over the driveway entrance off of 15th Street. A 20' utility easement is located in this area of the site, and would be spanned by the structure. This easement is not proposed to be vacated. A 14.5' clearance is proposed to be provided over the easement. Staff recommends in favor of a waiver to allow for a structure over a public utility easement finding that it will not impact provision or maintenance of City water and sewer service within this easement with a 14.5' clearance as proposed The structure spanning over thiseasementshall be required to be depicted on an easement plat signed by all utility companies prior to building permit. The Planning Commission determined in favor of this condition on May 29, 2007. The Subdivision Committee determined in favor of this condition on May 17, 2007. The Planning Commission determined in favor of this condition on October 23, 2006. 2. Planning Commission determination of street improvements. Staff recommends 75th Street being improved to 18 "from centerline, : curb, gutter, storm drainage, and the existing culvert to be extended. In addition, construction of a 10' sidewalk along Razorback Road for an on -street trail connection and a 6' sidewalk along 15th Street shall be provided. Streetlights shall be provided in accordance with City code every 300' and at intersections. The Planning Commission determined in favor of this condition on May 29, 2007. The Subdivision Committee determined in favor of this condition on May 17, 2007. The Planning Commission determined in favor of this condition on October 23, 2006. K:IReports120071PC Reports105-29-0718-PZD 07-2551 (Champions Club Condos).doe June 23, 2008 Planning Commission ADM 08-3032 Champion Club Condos Agenda Item 3 Page 7 of 14 3. Planning Commission determination waiver of Unified Development Code section 177.04(D)(2)(a) to allow for Less than 15' of greenspace adjacent to the right-of-way. A. The applicant proposes less than 15' of greenspace adjacent to the right- of-way at the corner of l5th Street and Razorback Road in front of the project's main entrance. Staff finds in favor of the waiver request for the 15 foot greenspace located at the corner of Razorback Road and 15th street as this is an important entry way for pedestrian use. Staff recommends that 4 (2) inch caliper trees be planted either using urban tree wells with structural soil or an equivalent design of above ground planters approved by the Urban Forester. The Planning Commission determined in favor of this condition on May 29, 2007 The Subdivision Committee recommended in favor or this waiver request on May 17, 2007. B. The applicant proposes less than 15' of greenspace adjacent to the right- of-way for the section of the site just south of the phase 2. In conjunction with this waiver the applicant requests a waiver for a reduced parking lot drive aisle width. Staff finds in favor of the second waiver of the 15 foot greenspace requirement located along Razorback adjacent to the proposed parking. The applicant has reduced the drive aisle and parking spaces to give at the minimum a 10 foot greenspace at the most southern point. There are approximately 5 spaces which encroach into this space. Razorback Road has- been slated to have a 10 foot wide sidewalk for pedestrian access. With this requirement, additional right of way has been requested by staff From the existing right of way line the full 15 feet of greenspace can be met. It is only after meeting the request of staff for additional sidewalk and right of way that the greenspace is encroached upon. Staff recommends adding hanging/climbing vines .on the landscape plan to help soften the hardscape of the retaining wall along the entire Razorback Road right of way. The spacing and species of plant would be reviewed by the Urban Forester at the time of construction documents. The Planning Commission determined in favor of this condition on May 29, 2007. The Subdivision Committee (May 17, 2007) recommended that the applicant reduce the waiver request from that presented to the Subdivision Committee. The applicant has worked with staff to address these concerns. By utilizing compact parking spaces and reducing the drive aisle width to 22' the amount of greenspace adjacent to the back of the sidewalk has been increased at its narrowest point from 6' as presented to the Subdivision Committee, to approximately 10' as proposed on the current plans. 4. Planning Commission determination of a waiver of Unified Development Code Section K:IReports120071PC Reports105-29-071R-PZD 07-2551 (Champions Club Condos).doc June 23, 2008 Planning Commission ADM 08-3032 Champion Club Condos Agenda Item 3 Page 8 of 14 172.04 (C) to reduce the width of a two-way parking lot drive aisle from 24' to 22'. The applicant proposes to have a 22' wide drive aisle serving the spaces immediately adjacent to Razorback Road. Staff recommends in favor of this request as the more narrow drive aisle will be for only a small portion of the site and is not a main drive aisle in the parking lot. Additionally, this drive aisle will serve compact spaces which are smaller vehicles that can maneuver more easily in the reduced drive aisle than a standard vehicle. The Planning Commission determined in favor of this condition on May 29, 2007. 5. The Master Development Plan, Statement of Commitments and Architectural Standards submitted by the applicant shall be considered binding and tied to the zoning of the property. Conditions of approval as noted herein and other requirements placed upon the project with review of the Master Development Plan — Planned Zoning District by the City Council shall also be binding. 6. Should a subdivision of land be desired, all applicable ordinances and processes shall be followed in order to meet city ordinances. 7. Public water and sewer lines shall be extended as required by city ordinance at the time of development. 8. All development shall meet applicable building codes and other ordinances of the City of Fayetteville. 9. Future non-residential development as allowed under the conditional uses in the zoning criteria shall comply with the minimum standards for development in the Unified Development Code. Where applicable, structures proposed shall be reviewed to ensure compliance with commercial design standards. 10. Phasing: This project is required to obtain all permits in accordance with the timeframe for LSDs as outlined in the Unified Development Code. 11. Money in lieu and credit in the amount of $14,311 for constructing a 10' sidewalk for a trail connection to Towne Branch Trail from 15th Street to Town Creek Trail was approved by the Parks Advisory Board for this project. The credit will be for the additional 4' width to a 6' sidewalk at the rate of $40/square yard of concrete. Fees -in - lieu to meet the parkland dedication ordinance at the time of large scale development have been assessed incorporating the credited amount and are due in the amount of $41,888 prior to issuance of building permits. 12. The Large Scale Development site plan shall be revised to label the compact parking spaces. These spaces shall be either marked on the pavement or by separate marker in accordance with City code. 13. Additional right-of-way shall be dedicated to include the entire width of the new K:1 Reports120071PC Reports105-29-0718-PZD 07-2551 (Champions Club Condos)..doc June 23, 2008 Planning Commission ADM 08-3032 Champion Club Condos Agenda Item 3 Page 9 of 14 sidewalk along Razorback Road and 15th Street. Landscape and Tree Preservation Conditions: 14. Adjacent to Razorback Road there are 14 consecutive parking spaces without a tree island. Please add an island with tree to break up these spaces or reduce the number of spaces to 12. 15. If the trees on the corner of Razorback and 15th are proposed to be in urban tree wells, a tree well planting detail must be included on the plan specifying the use of structural soil and the type of tree grate proposed. 16. Street trees required by Chapter 177 can not be counted to meet mitigation for removed canopy. 17. Review the landscape plan report (attached) and address any other comments that have been marked with the letter N. All other conditions therein shall be considered conditions of approval for this project. 18. Mitigation on this site will be required to replace 13,292 square feet of canopy removed. The applicant has requested and been approved to plant 30 (2) inch caliper large species trees on the site. A bond/letter of credit/check shall be deposited with the City before issuance of a final Certificate of Occupancy is granted. If all trees can not be planted on site, money in lieu will be required to be paid into the Tree Escrow Account before a building permit can be issued. 19. It appears that the mitigation trees are being double counted for those required as street trees. Chapter 177 Landscape Regulations requires street trees to be planted every 30 feet. These trees are not allowed to also count as mitigation trees. The 18 proposed trees planted within the Tree Preservation Area are the only ones that currently proposed that can count toward mitigation. Please locate the other 12 required trees on the site or submit a request to do a combination of money in lieu and on-site planting. 20. All preserved canopy will be set aside into a Tree Preservation Area on the easement plat. This removes all developmental right and will ensure complete protection of. these preserved trees. Standard Conditions of Approval: 21. All mechanical and utility equipment on the wall and/or on the ground shall be screened. All roof mounted utilities and mechanical equipment shall be screened by incorporating screening to the structure utilizing materials compatible with the supporting building. Smaller ground -mounted equipment may be screened with tall grasses or shrubs. A note shall be added to all construction documents indicating as such. 22. Trash enclosures shall be screened with access not visible from the street. The trash K:IReports120071PC Reportsl05-29-071R-PZD 07-2551 (Champions Club Condos).doc June 23, 2008 Planning Commission ADM 08-3032 Champion Club Condos Agenda Item 3 Page 10 of 14 enclosures shall be constructed with materials that are complimentary to and compatible with the proposed building. A detail of the proposed screening shall be submitted and approved by the Planning Division prior to issuance of the building permit. Any additional dumpsters located on site shall be screened from the right-of-way. 23. All freestanding and wall signs shall comply with ordinance specifications for location, size, type, number, etc. Signs are not allowed to be placed in utility easements. 24. All exterior lighting is required to comply with the City's lighting ordinance. A lighting plan and cut -sheets of the proposed exterior light fixtures shall be required to be approved by Planning Staff prior to building permit. 25. Plat Review and Subdivision comments (to include written staff comments provided to the applicant or his representative, and all comments from utility representatives: AR Westem Gas, SWBT, Ozarks, SWEPCO, Cox Communications). 26. Provide a CD containing the proposed Large Scale Development drawings in AutoCAD or similar digital format. 27. 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 reviewprocess 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. 28. All existing utilities below 12kv shall be relocated underground. All proposed utilities shall be located underground. 29. Large scale development shall be valid for one calendar year. 30. 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. K.IReports120071PC Reports105-29-07IR-PZD 07-2551 (Champions Club Condos).doc June 23, 2008 Planning Commission ADM 08-3032 Champion Club Condos Agenda Item 3 Page 11 of 14 Additional conditions: 31. 32. Planning Commission Action: Motion: Graves Second: Hut Vote: 7-0-0 Meeting Date: Mav 29, 2007 Comments: ❑ Tabled X Forwarded to C.C. 0 Denied The "Conditions of Approval" listed in the report above are accepted in total without exception by the entity requesting approval of this development item. Signature Date K: tReports120071PC Reports105-29-0718-PZD 07-2551 (Champions Club Condos).doc June 23, 2008 Planning Commission ADM 08-3032 Champion Club Condos Agenda Item 3 • Page 12 of 14 ADM08-3032 Close Up View CHAMPIONS CLUB CONDOS Overview June 23, 2008 Planning Commission M 08-3032 Champion Club Condos Agenda Item 3 Overview Legend Subject Property ADM08-3032 Boundary **Ns. Planning Area tuc°`)) Overlay District I Outside City 0 0.25 0.5 Legend Hillside -Hilltop Overlay District 1 June 23, 2068 IVI4 Planning Commissic - 1V14" 5-3032 Champion Club Condc Agenda Item s 3 Page 14 of 14 THE CITY OF FAYETTEVILLE, ARKANSAS PLANNING DIVISION CORRESPONDENCE TO: Fayetteville Planning Commission FROM: Jesse Fulcher, Current Planner Matt Casey, Assistant City Engineer THRU: Jeremy Pate, Director of Current Planning DATE: June 17, 2008 PC Meeting of June 23, 2008 125 W. Mountain St. Fayetteville, AR 72701 Telephone: (479) 575-8267 LSD 08-3007: Large Scale Development (MOUNTAIN RANCH APARTMENTS, 479): Submitted by JORGENSEN & ASSOCIATES for property located S OF PERSIMMON STREET AND E OF MOUNTAIN RANCH SUBDIVISION PH. 1. The property is zoned RMF -24, RESIDENTIAL MULTI FAMILY - 24 UNITS/ACRE and contains approximately 15.37 acres. The request is for an apartment complex with 360 dwelling units proposed, a project which was previously approved and is under construction. Planner: JESSE FULCHER Findings: Background: The large scale development (LSD 07-2427) and conditional use (CUP 07-2432) for Mountain Ranch Apartments and associated clubhouse was initially approved by the Planning Commission on February 26, 2007. The applicant has continuously worked with City divisions to obtain the necessary permits for construction of the development and at this time has installed the footings/foundations for each of the 5 buildings and has received approval for the building permits from all but two City departments. However, the applicant did not obtain approval for the required building permits prior to the expiration date on February 26, 2008, and missed the filing period for the allowed extension. Consequently, staff is unable to approve the requested building permits without approval of the project by the Planning Commission. Property Description: The subject property contains approximately 15.37 acres and is located adjacent to the eastern boundary of Mountain Ranch Boulevard, which was constructed as part of Mountain Ranch Phase I. The property was rezoned to RMF -24, Residential Multi -family, 24 Units per Acre as part of an overall rezoning of approximately 350 acres in 2005. Proposal: The applicant proposes to construct 4, four-story multi -family units with 592 parking spaces to serve 612 bedrooms. Additionally, the applicant has applied for a conditional use permit to allow for the construction of a pool and clubhouse for the residents of the development. The primary access to the site is from Mountain Ranch Blvd. with a second point of access from Persimmon St. A walking trail will be constructed within two large, undisturbed areas along the southeast and southwest portions of the site. Public Comment: Public comment has not been received. K:IReports120081PC Reports112-June 231LSD 08-3007 Mountain Ranch Apartments_2nddoc June 23, 2008 Planning Commission LSD 08-3007 Mountain Ranch Apartments Agenda Item 4 Page 1 of 18 Surrounding Land Use/Zoning: Direction from Site Land Use Zoning North Undeveloped/Forest Hills PZD R-PZD 07-2793 South Undeveloped RSF-4 East Undeveloped C-2 West Mountain Ranch Subdivision RSF-4 Right-of-way being dedicated: 35' from centerline for Persimmon Street (Collector Street). Adjacent Master Street Plan Streets: Mountain Ranch Blvd. (Local Street) and Persimmon Street (Collector Street) Connectivity: The subject property is bounded on two sides by public streets to which the project will connect. A stub -out has been provided to the east for future connectivity. A stub -out has not been provided to the south as the terrain and topography limit connectivity; however, Mountain Ranch Blvd. is planned to be constructed along the western property line, which will provide a public street connection for future developments to the south of the subject property. Street Improvements: 6' sidewalks along the Persimmon Street and Mountain Ranch Boulevard frontages have been constructed. Additionally, the City cost -shared with the developer for the construction of Persimmon Street from Rupple Road east to Betty Jo Drive with Phase I of the Mountain Ranch development. No additional improvements are recommended at this time. Any damage to existing curbs or sidewalks shall be repaired/replaced at the owner/developers expense prior to final Certificate of Occupancy permits. Construction of the Mountain Ranch Blvd. extension along the western/southern boundary of this property will occur with future development. The developers of this street shall pay for and construct the full street improvements including sidewalks, street lights, street trees and standard street improvements at the time of development. Water/Sewer: Water and sewer are available to the site. Parks: On December 4, 2006 the Parks and Recreation Advisory Board recommended accepting money in lieu to satisfy Park Land Dedication Ordinance requirements due to the properties proximity to the Boys and Girls Club, Dale Clark Park and the trail corridor along Shiloh Drive. Additionally, the developer is providing a club house, pool and green space for the residents of the development. *Park land dedication ratios and fee -in -lieu formulas have not changed since the initial project approval in February 2007. Tree Preservation: Existing Canopy: 25.18% Preserved Canopy: 11.84% Required Canopy: 20.00% Mitigation: Required — No changes since initial project approval. Recommendation: Staff recommends approval of LSD 08-3007 with the following conditions of approval: Conditions of Approval: 1. Planning Commission determination of a waiver from Chapter 170.02 Adopted Drainage Criteria Manual (Section 5.4.3), requiring that the limits of maximum ponding elevations K: IReports12008IPC Reports1l2-June 231LSD 08-3007 Mountain Ranch Apartments_2nd.doc June 23, 2008 Planning Commission LSD 08-3007 Mountain Ranch Apartments Agenda Item 4 Page 2 of 18