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HomeMy WebLinkAbout2010-01-25 - Agendas - FinalPlanning Commission Planning Commissioners Officers Sean Trumbo, Chair Audy Lack, Vice -Chair Matthew Cabe, Secretary aye evtIle ARKANSAS Tentative Agenda City of Fayetteville, Arkansas Planning Commission Meeting January 25, 2010 Craig Honchell Jeremy Kennedy Christine Myres Porter Winston Jim Zant A meeting of the Fayetteville Planning Commission will be held on January 25, 2010 at 5:30 PM in Room 219 of the City Administration Building located at 113 West Mountain Street, Fayetteville, Arkansas. Call to Order Roll Call Agenda Session Presentations, Reports and Discussion Items: No items. Consent: 1. Approval of the minutes from the Monday, January 11, 2010 meeting. New Business: 2. CUP 10-3504: (TWIN CREEKS VILLAGE LOT 19B-2, 172): Submitted by MCCLELLAND CONSULTING ENGINEERS for property located TWIN CREEKS VILLAGE, LOT 19B-2. The property is zoned C-1, NEIGHBORHOOD COMMERCIAL and contains approximately 5.62 acres. The request is for more parking than is allowed by ordinance for the proposed 7,428 square foot office building associated with Large Scale Development LSD 09-3497. Planner: Jesse Fulcher 3. LSD 09-3497: (TWIN CREEKS VILLAGE LOT 19B-2, 172): Submitted by MCCLELLAND CONSULTING ENGINEERS for property located at TWIN CREEKS VILLAGE, LOT 19B-2. The property is zoned C-1, NEIGHBORHOOD COMMERCIAL and contains approximately 5.62 acres. The request is for development of a 7,428 square foot office building with associated drive aisle and parking. Planner: Jesse Fulcher 4. ADM 10-3509: (HAPPY HOLLOW SCHOOL): CRAFTON, TULL, SPARKS & ASSOC. for property located at CROSSOVER ROAD, HWY 265, 1/2 MILE N OF HUNTSVILLE ROAD. The property is zoned P-1, INSTITUTIONAL and contains approximately 32.53 acres. The request is for modifications to the approved Large Scale Development, LSD 09-3402 to modify the building footprint and street improvement requirements. Planner: Dara Sanders 5. ADM 10-3515: (COBBLESTONE II FINAL PLAT, 246): Submitted by CHARLIE SLOAN for the COBBLESTONE CROSSING II FINAL PLAT. The request is to modify note No. 8 on the final plat and for a variance of the Access Management Ordinance to permit curb cuts onto a Collector Street Planner: Andrew Garner 6. ADM 09-3502: (UDC NEW COMMERCIAL ZONING DISTRICTS): Submitted by CITY PLANNING DIVISION STAFF. The request is to create new form based zoning districts, non- residential design standards, and use units for the Unified Develop Code. Planner: Dara Sanders 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 tum 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. aye exile ARKANSAS PC Meeting of January 25, 2010 PLANNING DIVISION CORRESPONDENCE TO: Fayetteville Planning Commission FROM: Jesse Fulcher, Current Planner THRU: Jeremy Pate, Development Services Director DATE: December 8, 2009 125 W. Mountain St. Fayetteville, AR 72701 Telephone: (479) 575-8267 CUP 10-3504: (TWIN CREEKS VILLAGE LOT 19B, 172): Submitted by MCCLELLAND CONSULTING ENGINEERS for property located TWIN CREEKS VILLAGE, LOT 19B-2. The property is zoned C-1, NEIGHBORHOOD COMMERCIAL and contains approximately 5.62 acres. The request is for more parking than is allowed by ordinance for the proposed 7,428 square foot office building associated with Large Scale Development (LSD 09-3497). Planner: Jesse Fulcher BACKGROUND: The subject property is located on Lot 19B of the Twin Creeks Village subdivision, which is a part of CMN II, Phase III. Surrounding land use and zoning is depicted on Table 1. Table 1 Surrounding Land Use/Zonin Direction from Site Land Use Zoning North Undeveloped C-1 South Residential RSF-4 East Undeveloped C-1 West Tree Preservation C-1 Proposal. The applicant is requesting approval to construct 53 parking spaces, where only 39 are permitted by right. The applicant has stated that the building will be contain four separate medical offices, each with an expected occupancy of 5-8 employees and 8-10 patients at any given time. Use and Ratio Building Size Required Parking Medical Office (1 space per 250 sq. ft.) 7,428 sq. ft. 30 (30% Increase) = 39 spaces Public Comment: Staff has not received any public comment. RECOMMENDED MOTION: Staff recommends in favor of the requested conditional use, finding that the property owner has provided sufficient information regarding the use and occupancy of the building to justify additional parking for the business. Approval of the conditional use permit is subject to the following conditions, including the recently adopted requirements for excess parking situations (see attached): K: IREPORTSI20101PC REPORTSI02-JANUARY251CUP 09-3505 (TWIN CREEKS VILLAGE LOT 19B).DOC November 23, 2009 Planning Commission CUP 10-3504 Twin Creeks Village Lot 19B-2 Agenda Item 2 1. The applicant shall plant three (3) additional 2" large species native trees on site, with species and location to be approved by the Urban Forester. 2. The applicant shall select one of the following alternative stormwater treatment techniques to improve the quality of water leaving the site, subject to approval by the City Engineer and Urban Forester: a. Install a "snout" debris collection device in the stormwater catch basin. b. Create a landscaped bioswale in the greenspace area between the parking lot and street. This should include openings in the parking lot curb to allow stormwater to enter the swale. c. Construct at Least 12 parking spaces with a pervious pavement section, including all necessary underground drainage. PLANNING COMMISSION ACTION: Required YES ❑ Approved ❑ Tabled ❑ Denied Motion: Second: Vote: Date: January 25, 2010 The CONDITIONS OF APPROVAL listed in this report are accepted in total without exception by the entity requesting approval of this conditional use. Name: Date: FUTURE LAND USE PLAN DESIGNATION: This site is designated Urban Center Area. 163.02. AUTHORITY; CONDITIONS; PROCEDURES. B. Authority; Conditions. The Planning Commission shall: 1. Hear and decide only such special exemptions as it is specifically authorized to pass on by the terms of this chapter. 2. Decide such questions as are involved in determining whether a conditional use should be granted; and, 3. Grant a conditional use with such conditions and safeguards as are appropriate under this chapter; or 4. Deny a conditional use when not in harmony with the purpose and intent of this chapter. C. A conditional use shall not be granted by the Planning Commission unless and until: K::IREPORTS120101PC REPORTSI02-JANUARY25ICUP 09-3505 (TWIN CREEKS VILLAGE LOT 19B).DOC November 23, 2009 Planning Commission CUP 10-3504 Twin Creeks Village Lot 19B-2 Agenda Item 2 1. A written application for a conditional use is submitted indicating the section of this chapter under which the conditional use is sought and stating the grounds on which it is requested. Finding: The applicant has submitted a written application requesting a conditional use permit for parking in excess of that permitted by Chapter 172.05(B). 2. The applicant shall pay a filing fee as required under Chapter 159 to cover the cost of expenses incurred in connection with processing such application. Finding: The applicant has paid the required filing fee. 3. The Planning Commission shall make the following written findings before a conditional use shall be issued: (a.) That it is empowered under the section of this chapter described in the application to grant the conditional use; and Finding: The Planning Commission is empowered under § 172.05(B) (see attached) to grant the requested conditional use permit. (b.) That the granting of the conditional use will not adversely affect the public interest. Finding: In staffs opinion the applicant has justified the additional parking by describing the nature of the proposed businesses and the expected parking demand. The developer will be required to plant additional trees and provide alternative stormwater treatment techniques to mitigate adverse impacts from the additional impervious area. Finding: N/A (c.) The Planning Commission shall certify: (1.) Compliance with the specific rules governing individual conditional uses; and (2.) That satisfactory provisions and arrangements have been made concerning the following, where applicable: (a.) Ingress and egress to property and proposed structures thereon with particular reference to automotive and pedestrian safety and convenience, traffic flow and control and access in case of fire or catastrophe; Finding: The site will be accessed from a private drive. (b.) Off-street parking and loading areas where required, with particular attention to ingress and egress, economic, noise, glare, or odor effects of the special exception on K:IREPORTS120101PC REPORTS102-JANUARY251CUP 09-3505 (TWIN CREEKS VILLAGE LOT 19B).DOC November 23, 2009 Planning Commission CUP 10-3504 Twin Creeks Village Lot 19B-2 Agenda Item 2 adjoining properties and properties generally in the district; Finding: No economic, noise, glare or odor effects should be generated due to the increase in parking as proposed. (c.) Refuse and service areas, with particular reference to ingress and egress, and off-street parking and loading, Finding: Trash service for this facility will not be affected by the additional parking. (d.) Utilities, with reference to locations, availability, and compatibility; Finding: All required utilities shall be constructed at the time of development. (e.) Screening and buffering with reference to type, dimensions, and character; Finding: No additional screening is required for the parking areas. (f.) Signs, if any, and proposed exterior lighting with reference to glare, traffic safety, economic effect, and compatibility and harmony with properties in the district;, Finding: Signage for this development is permitted in accordance with the commercial zoning district regulations. (g.) Required yards and other open space; and Finding: A minimum of 15% of the site must remain in greenspace. Additionally, the southern 15' of the property is required to remain in a natural state, pursuant to a Bill of Assurance accepted with the rezoning of the property. (h.) General compatibility with adjacent properties and other property in the district. Finding: The addition of 14 parking spaces, in staff's opinion, will not be incompatible with adjacent properties, which are also developed for commercial purposed. Additional water quality measures and plantings should alleviate the increase in impervious surface area. I IREPORTS120101PC REPORTS102-JANUARY251CUP 09-3505 (TWIN CREEKS VILLAGE LOT 19B).DOC November 23, 2009 Planning Commission CUP 10-3504 Twin Creeks Village Lot 19B-2 Agenda Item 2 172.05 Standards For The Number Of Spaces By Use (B) Maximum/minimum number allowed. Parking lots may contain up to 30% more spaces than the required spaces and 30% less spaces than the required spaces. Any additional spaces above 30% or below 30% shall be allowed only as a conditional use and shall be granted in accordance with Chapter 163, governing applications of conditional uses; procedures, and upon the finding that additional spaces are needed. Medical/Dental office 1 per 250 sq. ft. of GFA *Below is an ordinance amendment recently adopted by the City Council, but that is not yet in affect. The conditions of approval were determined using these approximate standards. (1) Maximum number allowed. Developments may utilize the following •increases to the required spaces listed in Table 3 when the following standards are met: (a) Developments may increase the number of off-street parking spaces by 15% above the parking ratios listed in Table 3. (b) Developments may increase the number of off-street parking spaces by an additional 10% when alternative stormwater treatment techniques are utilized, such as: (I) Bioswales. (II) constructed wetlands (III) pervious pavement (IV) other such techniques that aid in improving water quality and quantity approved by the City Engineer as (c) Developments may increase the number of off-street parking spaces by an additional 5% when one (1), two-inch (2") caliper tree for every 10 additional parking spaces is planted on-site in addition to all other landscaping requirements. K: IREPORTS120101PC REPORTSI02-JANUARY251CUP 09-3505 (TWIN CREEKS VILLAGE LOT 19B).DOC November 23, 2009 Planning Commission CUP 10-3504 Twin Creeks Village Lot 19B-2 Agenda Item 2 McCLELLAND CONSULTING ENGINEERS, INC. 1810 N. College Avenue P.O. Box 1229 Fayetteville, AR 72703/72702-1229 479-443-2377• FAX 479-443-9241 www.mcclelland-engrs.com January 8, 2010 RE: Twin Creeks Village, Phase II Lot 19B-2 Large Scale Development — Conditional Use Permit Steele Crossing Investment III, LLC. and McClelland Consulting Engineers, Inc. are seeking to construct a building in the Twin Creeks Village (formerly CMN Business Park II, Phase III) with associated drive aisles, parking, and landscape improvements. The portion of Twin Creeks Village in question lies at the southwest corner of the intersection of East Van Asche Drive and North Steele Boulevard (Parcel # 765-28353-000). The property is currently zoned C-1 and has a total acreage of 5.11, of which only 0.99 acres will be developed with the associated large scale development. At this time we would like to seek a conditional use permit for parking requirements for the development mentioned above. The site plan attached to this application illustrates a building of 7,428 sf and 54 parking spaces, which at 1 parking space per 200 sf of building area, should allow only 33 parking spaces for the development (including 30% above required spaces). As the site plan illustrates, the additional 21 parking spaces do not appear visually excessive, and would better serve the four suites planned for the proposed structure. Please feel free to contact me if there are any questions or if any additional information is needed at this time. rgill@mcclelland-engrs.com LSD 00-3497 - Variance, Twin Creeks Village Phase II, 19B-2 MCFot FYo92�5 z009 ovem er Planning Commission CUP 10-3504 Twin Creeks Village Lot 19B-2 Agenda Item 2 0) Jesse Fulcher - RE: additional parking for 19B-2 From: "Leslie Tabor" <Itabor@mcclelland-engrs.com> To: "'Jesse Fulcher"' <jfulcher@ci.fayetteville.ar.us> CC: "'Ryan Gill"' <rgill@mcclelland-engrs.com> Date: 1/20/2010 11:12 AM Subject: RE: additional parking for 19B-2 Jesse, After speaking with our client, he has gotten preliminary confirmation that 3 of the 4 units within the 19B-2 building will be medical offices. Each office will house approx. 5-8 employees daily, with 8-10 patients, at any given time. Using the higher expected number of employees and patients, a total of 34 parking spaces will be needed just for the 3 units. If we would expect the 4th unit to be a medical office as well,that number would increase to 52. We are currently requesting 53 parking spaces in total. Please let me know if this information will suffice. Thanks, Leslie Original Message From: Jesse Fulcher [mailto:jfulcher@ci.fayetteville.ar.us] Sent: Tuesday, January 19, 2010 12:03 PM To: Leslie Tabor Subject: additional parking for 19B-2 Leslie, In reading the request for additional parking, it doesn't appear that any justification has been given for the additional parking other than it doesn't appear visually excessive. Is there a need for the additional parking based on the use and size of the building? Jesse Page 1 November 23, 2009 Planning Commission CUP 10-3504 Twin Creeks Village Lot 19B-2 Agenda Item 2 "Twin Creeks Village" November 23, 2009 Planning Commission CUP 10-3504 Twin Creeks Village Lot 19B-2 Agenda Item 2 CUP10-3504 TWIN CREEKS VILLAGE LOT 19B Close Up View SUBJECT PROPERTY Overview 0 75 150 300 450 600 Feet November 23, 2009 Planning uommission CUP 10-3504 Twin Creeks Village Lot 19B-2 Agenda Item 2 ‘ekNE CIRCLEOR ONNE DR, MARYDR1 RSF4 KSO .9 Overview Legend Subject Property raj CUP10-3504 Boundary 0 0.25 0.5 iles November 23 2009 Planning Commission CUP 10-3504 Twin Creeks Village Lot 19B-2 Agenda Item 2 Trye ARKANSAS THE CITY OF FAYETTEVILLE, ARKANSAS PC Meeting of January 25, 2010 PLANNING DIVISION CORRESPONDENCE TO: Fayetteville Planning Commission FROM: Jesse Fulcher, Current Planner Glenn Newman, Staff Engineer THRU: Jeremy Pate, Development Services Director DATE: January 19, 2010 125 W. Mountain St. Fayetteville, AR 72701 Telephone: (479) 575-8267 LSD 09-3497: Large Scale Development (TWIN CREEKS VILLAGE LOT 19B, 172): Submitted by MCCLELLAND CONSULTING ENGINEERS for property located at TWIN CREEKS VILLAGE, LOT 19B. The property is zoned C-1, NEIGHBORHOOD COMMERCIAL and contains approximately 5.11 acres. The request is for development of a 7,428 square foot office building with associated drive aisle and parking. Planner: Jesse Futcher Findings: Property: The subject property is located on Lot 19B of the Twin Creeks Village subdivision, which is a part of CMN II, Phase III. A final plat was recently approved and filed, which created two lots, Lot 19B-6 and the subject property, containing 0.58 and 5.11 acres respectively. A preliminary plat for the 5.11 acres had been approved; however, in an effort to expedite approval and construction of the subject large scale development, the developer withdrew the approval for the preliminary plat. ft is expected that a new preliminary plat will be filed in the future for the subject property. Surrounding land use and zoning is depicted on Table 1. Table 1 Surrounding Land Use/Zonin Direction from Site Land Use Zoning North Undeveloped C-1 South Residential RSF-4 East Undeveloped C-1 West Tree Preservation C-1 Proposal: The applicant requests large scale development approval for a 7,428 square foot medical office with 53 parking spaces. A conditional use application has also been submitted to allow 14 additional parking spaces above the 30% increase currently allowed by right. The large scale development and conditional use applications will be reviewed concurrently by the Planning Commission. Water and Sewer System: Water and sewer mains will be extended as part of the large scale development. Right-of-way to be dedicated: No right-of-way is required to be dedicated. K:IReports120101PC Reports102-January 251LSD 09-3497 (Twin Creeks Village_Lot 19B2).doc November 23, 2009 Planning Commission LSD 09-3497 Twin Creeks Village Lot 19B-2 Agenda Item 3 Street Improvements: Van Asche Drive is constructed to current street standards. No additional improvements are required. Access Management/Connectivity: Access to each building within this development will be from the private drive. Access between individual buildings will be evaluated as each lot develops. Tree Preservation: Lot 19C serves as the tree preservation area for all lots within CMN II Phase III. A tree preservation waiver has been submitted and approved. Recommendation: Staff recommends approval of LSD 09-3497 with the following conditions: Conditions of Approval: 1. Planning Commission determination of compliance with Commercial Design Standards. Staff recommends approval of the proposed elevations finding that the building is well articulated, and that the elevations submitted meet the criteria set forth for commercial design standards. 1/14/10: THE SUBDIVISION COMMITTEE FOUND IN FAVOR OF COMMERCIAL DESIGN STANDARDS. 2. The developer shall be required to complete grading, construction of the private loop drive, water and sewer main construction, the box culvert and other storm water infrastructure prior to obtaining a temporary Certificate of Occupancy. 3. The associated conditional use application to allow more than a 30% increase in parking (Chapter 172.05(B)) shall be approved by the Planning Commission prior to approval of the subject large scale development. This shall also include the associated conditions of approval. 4. An access easement shall be platted over the proposed loop drive and internal drive aisle. 5. As required by the Bill of Assurance offered as part of the rezoning of the property in 1995, the applicant shall: a. Construct a 6' solid fence or masonry wall of materials that are consistent and compatible with the materials used for the building. b. Maintain a 15' "natural buffer" along the entire south property line of Lot 19B. c. Calculate all rear buildings setbacks from the location of the fence and not the rear property line. d. Calculate all height restrictions from the location of the wall and not the rear property line. 6. Any damage to the existing sidewalk on Van Asche Dr. shall be repaired prior to Certificate of Occupancy. 7. Street lights are required to be installed at every intersection and with a maximum separation of 300' prior to Certificate of Occupancy. 8. All required bike racks shall be located within 50' of a public entrance. K:IRepons120101PC Repons102-lanuary 2SILSD 09-3497 (Twin Creeks Vi tage_Lot 19B2).doc November 23, 2009 Planning Commission LSD 09-3497 Twin Creeks Village Lot 19B-2 Agenda Item 3 9. If the internal drive aisle does not connect in two locations to the loop driveway, then the applicant shall provide an area for a fire truck turnaround with dimensions of 60' x 18'. This area, whether provided within the proposed parking lot, or as an addition to the parking lot, shall be striped until such time that the drive aisle is extended to the west. All designs are subject to Fire Department and Planning Division approval (see site plan attached). 10. The following revisions shall be competed prior to construction plan review: a. Add a note to the plans and construction documents noting the requirement to maintain all vegetation along the south property line. Landscape Plan Conditions: 11. Corrections to the landscape plan shall be made as noted in the Urban Forester's staff report attached hereto. 12. Prior to construction plan approval the landscape plan must be stamped/signed by a registered landscape architect. 13. Chapter 177 requires street trees to be bonded for a 3 -year term before final certificate of occupancy. This amount shall be held to ensure the maintenance of the required street trees.: 14. 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 1.50% 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. 15. All mechanical and utility equipment not screened by compatible building materials shall be screened by vegetation. Standard conditions of approval: 16. Impact fees for fire, police, water, and sewer shall be paid in accordance with City ordinance. 17. 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). 18. 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. 19. 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. 20. All mechanical/utility equipment (roof and ground mounted) shall be screened using materials that are compatible with and incorporated into the structure. A note shall be K: IReports120101PC Reports102-January 251LSD 09-3497 (Twin Creeks Village_Lot 19B2).doc November 23, 2009 Planning Commission LSD 09-3497 Twin Creeks Village Lot 19B-2 Agenda Item 3 clearly placed on the plat and all construction documents indicating this requirement. 21. 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. 22. 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. 23. All existing utilities below 12kv shall be relocated underground. All proposed utilities shall be located underground. 24. Large scale development shall be valid for one calendar year. 25. 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. 26. Prior to the issuance of a building permit the following is required: a. Grading and drainage permits b. An on-siteinspection by the Landscape Administrator of all tree protection measures prior to any 'land disturbance. c. Separate easement plat for thisproject 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: 0 Approved 0 Denied 0 Tabled Meeting Date: January 25, 2010 Motion: Second: Vote: Comments: K:IRepons120101PC Reports102-January 251LSD 09-3497 (Twin Creeks Village_Lot 1982).doc November 23, 2009 Planning Commission LSD 09-3497 Twin Creeks Village Lot 19B-2 Agenda Item 3 Si.evi:le THE CITY OF FAYETTEVILLE, ARKANSAS PARKS AND RECREATION DIVISION 1455 S Happy Hollow Rd Fayetteville, AR 72701 P(479)441-3471 F (479)521-7714 ARKANSAS www.accessfayettevil e.org'. TDD (Telecommunications Device fortheDeeaf)I (479)521-1316 URBAN FORESTRY DIVISION LANDSCAPE REQUIREMENTS - Chapter 177 To: Fayetteville Subdivision Committee From: Greg Howe, Urban Forester (Landscape Administrator) CC: Jesse Fulcher, Current Planner Date: January 12, 2010 Subject: LSD 09-3497: Twin Creeks Village Lot 19B-2 Subdivision Committee Review Comments Applicable Requirements: Yes ite Development & P„ari mg T of : Standar ``. N/A -1, A4 r Overlay Yes Street Tree Planting Standards N/A S ormwaer acilddddddtxes "... Plan Checklist: Y= submitted by applicant N=required by City Code but not included on submitted plan NA= not applicable Tech Plat x. SC ;, .. PC a: �.. : ` A11anascape°Yans.�..� Y NA NA Irrigation notes either automatic or hose bib (177.03 (7)(g) & 177•o4(B)(3)(a)] Y NA NA Species of plant material identified [177-o3(7)(d & e)] Y NA NA Size of plant material at time of installation indicated minimum size 2' caliper for trees and 3 gal. shrubs [177.o3(7)(b & c)] Y NA NA Soil amendments notes include that soil is amended and sod removed [177.o3(C)(6)(b)] Y NA NA Mulch notes indicate organic mulching around trees and within landscape beds [177.o3(C)(6)(c & d)] Y NA NA LSD and Subdivisions plans stamped by a licensed Landscape Architect, others by Landscape Designer [177.03(B)] Y NA NA Planting details according to Fayetteville's Landscape Manual [177•o3(C)(6)(g) continued on next page or on reserve side November 23, 2009 Planning Commission LSD 09-3497 Twin Creeks Village Lot 19B-2 Agenda Item 3 THE CITY OF FAYETTEVILLE, ARKANSAS PARKS AND RECREATION DIVISION 14555 Happy Hollow Rd Fayetteville, AR 72701 P (479) 444-3971 F (479) 521-7714 ARKANSAS ww.accessfayetteville org TDD (Telecoin)nunicatlon9 Device forthe Deaf), (479) 521-1376;. )ech flat , SC PC;,r: Site Development# & Parking .Lot Standards Y NA NA Wheel stops/ curbs [177.o4(B)(1)] N NA NA Interior landscaping [177.04(C)] Narrow tree lawn (8' min width, 37.5' min length/ 1 tree per 12 spaces) OR Tree island (8' min. width, 18.7 min. lenght/z tree per 12 spaces) All parking lot trees must be deciduous [177.o4(C)(3)] Y NA NA Placement of Trees [177.04(Q(2)] Either side at points of access (entrance/exit) Y NA NA Perimeter landscaping [177.o4(D)] Side and rear property lines (5' wide landscaped) Front property line (15' wide landscape) 177.04(D)(2)(a) Shade trees planted on south and west sides of parking lots? [177.o4(D)(2)(e)] Parking lot adjacent to R.O.W.- continuous row planting of shrubs -at least 8 per tree- and ground cover - 5o% evergreen) [177.0.1(D)(4)(a)] NOTE:7Shadey�trees are described in street tree planting standards ver Olay Niatrict R ql a pnta(Y77 o4( ?(2)(b)1 NA NA NA Greenspace adjacent to street R.O.W. (25' wide landscape) NA NA NA Large street trees planted every 3o' L.F. along R.O.W. (15'& 25' landscape areas, <25% of trees can be grouped) [177.o4(D)(3)(a)] NA NA NA 25% of total site area left in greenspace (8o% landscape) NA NA NA Parking lots and outdoor storage screened with landscaping :. ,; ......._ _Street Tirce Plant Standards (brie of l+'.P orp lt) [ 7•o5]. NA NA NA Residential Subdivisions- 1 large species shade tree/ lot tree planted within R.O.W. if possible N NA NA Nonresidential Subdivision- 1 large species shade tree/3o L.F. tree planted within 15-25'greenspace NA NA NA Urban Tree Wells -urban streetscape only-zofoot sidewalk , trees every 30 L.F. [177•o5(B)(3)(a-f) NA NA NA Structural Soil -if urban wells are used, a note or detail of structural soil must be indicated on the landscape plan NA NA NA Timing of planting indicated on plans (subdivisions only) [177.05(A)(4)] NA NA NA Written description of the method for tracking plantings [177•o5(A)(4)(e)] Y NA NA Plan contains 3 -year Maintenance and Monitoring Agreement continued on next page or on reserve side November 23, 2009 Planning Commission LSD 09-3497 Twin Creeks Village Lot 19B-2 Agenda Item 3 ave evi le ARKANSAS www.acces fayetteville.org THE CITY OF FAYETTEVILLE, ARKANSAS PARKS AND RECREATION DIVISION 14555 Happy Hallow Rd Fayetteville, AR 72701 P (479) 444-3471 F1479)521-7714 TDD (Telecommunications Device for the Deaf) (479)521-1316 [177.05(A)(2)(e)] 0,444. c - Cl ides irne of termtt) NA NA NA 1 deciduous or evergreen tree/ 3000 square feet NA NA NA 4 large shrubs or small trees (3 gal) / 300o square feet NA NA NA 6 shrubs or grasses (1 gal) / 300o square feet NA NA NA Ground cover unless seed or sod is specified NA NA NA 5o% of facility planted with grass or grass like plants Conditions of Approval: i. Please review the checklist above and address all comments marked with the letter "N". 2. Tree islands are required to be a minimum of 8ft wide and 15osgft of surface space. Some of the islands are only 13o±sgft Please enlarge. 3. Requirement from Water & Sewer. Add a Note to the Plan: "All street trees shall be planted a minimum of 5 ft from the underground sewer line along Van Ashe." 4. During the certificate of occupancy inspections the sewer line will need to be marked in order to check for compliance with the above stated requirement. 5. Prior to building permit approval, 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 15o% 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. continued on next page or on reserve side November 23, 2009 Planning Commission LSD 09-3497 Twin Creeks Village Lot 19B-2 Agenda Item 3 avLevl le ARKANSAS www.accessfayetteville.org; THE CITY OF FAYETTEVILLE, ARKANSAS PARKS AND RECREATION DIVISION 1455 S Happy Hollow Rd Fayetteville,AR72701 P (479) 444-3471 F (479) 521-7714 TREE PRESERVATION AND PROTECTION — Chapter 167 (479)521-1316: URBAN FORESTRY DIVISION To: Fayetteville Subdivision Committee CC: Jesse Fulcher, Current Planner From: Greg Howe, Urban Forester/Landscape Administrator Date: January 12, 2010 Subject: LSD 09-3497: Twin Creek Village Lot 19B-2 Subdivision Committee Review Comments Requirements Submitted: N/A Initial Review with the Urban Forester N/A Site Analysis Map Submitted N/A Site Analysis Written Report Submitted N/A Complete Tree Preservation Plan Submitted N/A Tree Mitigation Form Submitted Yes Tree Preservation Wavier Submitted .; TREE PRESERVATION and PROTECTION PLAN COMMENTS: 1. There are no trees on this site 2. Tree preservation is on lot 19C 3. A Tree Preservation waiver form has been submitted and approved. November 23, 2009 Planning Commission LSD 09-3497 Twin Creeks Village Lot 19B-2 Agenda Item 3 L IllE("CONSULTINGMcCELLAND ENGINEERS, INC. DESIGNED TO SERVE 1810 N. College Avenue P.O. Box 1229 Fayetteville, AR 72703/72702-1229 479-443-2377• FAX 479-443-9241 www.mcclelland-engrs.com December 17, 2009 RE: Twin Creeks Village, Phase II, Lot 19B-2 Large Scale Development Plans Fayetteville Planning Staff, Steele Crossing Investment III, LLC. and McClelland Consulting Engineers, Inc. are seeking to construct a building in the Twin Creeks Village (formerly CMN Business Park II, Phase III) with associated drive aisles and parking. The portion of Twin Creeks Village in question lies at the southwest corner of the intersection of East Van Asche Drive and North Steele Boulevard (Parcel # 765-28353-000). The property is currently zoned C-1 and has a total acreage of 5.11, of which only 0.99 acres will be developed under this submittal. Construction of a private loop drive, water and sewer main, and overall drainage structures will be constructed under a previous design. All of the items will accessed to further the development of the project in question. Construction is currently underway on these portions of the development. Don't hesitate to contact me if you should have any questions or concerns regarding this large scale development submittal package. Sincerely, Leslie Tabor ltabor@mcclelland-engrs.com Twin Creeks Village Phase II, Lot 196-2 November 23, 2009 MCE►hirlffa nission LSD 09-3497 Twin Creeks Village Lot 19B-2 Agenda Item 3 r8 20' J.i::- 6, PG. +6 . 8S5 PER •0007 PC. 4.001 6 ;GOC. 20 THWOOD c (. 6, PC.507 Ln 1 �Zn mu, 5 Im4z wW2 Y NUS moo-Yc-_ r ELL 80Vd 1V1d l-O:ONINOZ 0 its0 a 59/.6 dV 5 0,r drS 2 %)5 0 77, YV NV .-8lId Gi'F W SL'LZ—S9L Ho C3iNOZ C .ow IO BICYCLE PARING REI e €§Rg s x®wu SITE COVERAG 6 E :SSIBLE PARKING REQUIRE REQUIREMENT: 0666 i64i° I TWIN CREEKS VILLAGE LOT 19B 2 FAYETTEVILE, ARKANSAS SITE PLAN DATE I o' McCLELIAND CONSULTING _) ENGINEERS, INC Neuember.23y.20 Pfft6YKing 6'diW'3is 9 ion LSD 09-3497 Twin Creeks Village Lot 19B-2 Agenda Item 3 LSD09-3497 Close Up View TWIN CREEKS VILLAGE LOT 19B Overview 0 75 150 300 450 600 Feet November 23, 2009 Planning Commission LSD 09-3497 Twin Creeks Village Lot 19B-2 Agenda Item 3 Overview Legend Subject Property LSD09-3497 Boundary 0 0.25 0.5 1M iles Nnvpmhpr 24 2nnQ Planning Commission LSD 09-3497 Twin Creeks Village Lot 19B-2 Agenda Item 3 • aye Mlle ARKANSAS THE CITY OF FAYETTEVILLE, ARKANSAS PC Meeting of January 25, 2010 PLANNING DIVISION CORRESPONDENCE TO: Planning Commission Members FROM: Dara Sanders, Current Planner THRU: Jeremy Pate, Director of Development Services DATE: January 19, 2010 125 W. Mountain St. Fayetteville, AR 72701 Telephone: (479) 575-8267 ADM 10-3509: (HAPPY HOLLOW SCHOOL): CRAFTON, TULL, SPARKS & ASSOC. for property located at CROSSOVER ROAD, HWY 265, 1/2 MILE N OF HUNTSVILLE ROAD. The property is zoned P-1, INSTITUTIONAL and contains approximately 32.53 acres. The request is for modifications to the approved Large Scale Development, LSD 09-3402, to modify the building footprint and street improvement requirements. Planner: Dara Sanders BACKGROUND Property Description and History: The subject property contains 32.53 acres and is located west of Crossover Road, approximately 0.5 -mile north of Huntsville Road. On September 14, 2009, the Planning Commission approved the applicant's Large Scale Development request (LSD 09-3402) for a 75,226 sq. ft. elementary school with 110 parking spaces, a practice field, detention pond, and a designated tree preservation area to replace the existing Happy Hollow Elementary on an adjacent lot to the west of the subject property, as indicated on the submitted site plan. Request: The applicant requests major modification to the Large Scale Development plan to revise the approved development and to revise Condition of Approval #I of LSD 09-3402. As indicated in the applicant's letter request, the following is a list of proposed changes to the project: • Widen Crossover Road on the west side instead of both sides; • Install box culverts instead of a bridge on Peppervine Drive; • Remove a total of 6 classrooms, reducing the building by approximately 9,000 sq. ft; • Move the southwestern drive aisle closer to the building; • Change the shape of the retention pond; and • Relocate the dumpsters. DISCUSSION The proposed modifications to the approved Large Scale Development have been determined a major modification to the approved Large Scale Development and require a modification to the conditions of approval for LSD 09-3402. Street improvements for Crossover Road and Peppervine Drive — staff finds that the proposed changes to the street improvements meet the intent of the requirements listed in the original conditions of approval K: IReports120101PC Reports102-January 251ADM 10-3509 (Happy Hollow Elementary mod4cation).doc January 25, 2010 Planning Commission ADM 10-3509 Happy Hollow School Agenda Item 4 Page 1 of 14 and the requirements of the Fayetteville Unified Development Code. The Engineering Division has reviewed the proposed change to Peppervine Drive and has no comment. Building footprint modification - staff finds that eliminating two (2) classrooms from each of the three (3) classroom wings meets the requirements of the Unified Development Code, as institutional buildings are not regulated by the Commercial Design Standards and the number of parking spaces remains compliant with the parking requirements at the time of the application submittal date. Relocation of the drive aisle - staff finds that the propsed location of the drive aisle is compliant with the requirements of the Unified Development Code. Change the shape of the retention pond - the Engineering Division has reviewed the proposed change and has no comment. Dumpster location - the Solid Waste Division has reviewed the proposed dumpster location and has no comment. RECOMMENDATION Recommended Motion: Staff recommends approval of the request with the following conditions of approval: 1. This condition of approval replaces Condition of Approval #1 for LSD 09-3402: Planning Commission determination of street improvements. (a) Crossover Road -Staff recommends in favor of the applicant's proposal to widen only the west side of Crossover Road to include the northbound center left -turn lane to allow for vehicle stacking and reconstruction of a 5 -foot sidewalk. (b) Peppervine Drive - staff recommends in favor of the applicant's proposal to install box culverts for the creek crossing instead of a bridge. The applicant shall construct Peppervinefrom Crossover Road to connect to the existing portion ofPeepervine Drive to the west of the subject property, as shown on the submitted plan, to include a 31 ' wide section with the exception of the transition of the existing portion of Peppervine Drive and to Crossover Road, where dedicated right -turn and left -turn only landes are proposed. (c) Traffic assessement - the applicant shall contribute $9.750.00 to the future traffic signal at the intersection of Crossover Road and Peppervine Drive, as recommended by the Fayetteville Engineering Division and based on the information included in the submitted traffic study. 2. As a result of the proposed revisions to the site, LSD 09-3402 is required to submit for and receive construction approval prior to the issuance of a building permit. 3. All other conditions of approval for LSD 09-3402 shall remain in effect. K:IReports120101PC Reporu102-January251ADM 10-3509 (Happy Hollow Elementary modificationidoc January 25, 2010 Planning Commission ADM 10-3509 Happy Hollow School Agenda Item 4 Page 2 of 14 Planning Commission Action: Motion: Second: Vote: Meeting Date: January 25, 2010 0 Forwarded 0 Tabled ❑ Denied K: IReports120101PC Reports102-January 251ADM 10-3509 (Happy Hollow Elementary modificationjdoc January 25, 2010 Planning Commission ADM 10-3509 Happy Hollow School Agenda Item 4 Page 3 of 14 THE CITY OF FAYETTEVILLE, ARKANSAS PC Meeting of September 14, 2009 PLANNING DIVISION CORRESPONDENCE TO: Fayetteville Planning Commission FROM: Dara Sanders, Current Planner Matt Casey, Assistant City Engineer THRU: Jeremy Pate, Development Services Director DATE: September -9T -2009 -Updated September 15, 2009 125 W. Mountain St. Fayetteville, AR 72701 Telephone: (479) 575-8267 LSD 09-3402: Large Scale Development (HAPPY HOLLOW SCHOOL, 527): Submitted by CRAFTON, TULL, SPARKS & ASSOC. for property located at CROSSOVER ROAD, HWY 265, 1/2 MILE N OF HUNTSVILLE ROAD. The property is zoned P-1, INSTITUTIONAL and contains approximately 32.53 acres. The request is for a 75,226 s.f elementary school. Planner: Dara Sanders Findings: Property: The subject property contains 32.53 acres and is located west of Crossover Road, approximately 0.5 -mile north of Huntsville Road. The site is largely undeveloped with the exception of an abandoned house and existing barn. There is a north -south trending stream/floodplain that traverses the property. Surrounding land use and zoning is'depicted 'on Table 1. Table 1 Surroundin¢ Land Use and Zonin Direction from Site Land Use Zoning North Multi -Family Residential (Cliffs Apartments) RSF-4 South Undeveloped pasture RSF-4 East Undeveloped lots, residential, institutional MSC, RSF-4 West Happy Hollow Elementary School; Timber Trails Subdivision P-1, R-PZD On June 11, 2009 the Subdivision Committee approved LSP 09-3315 (Happy Ho low School) to create three legal lots of record, including the subject property and the two lots totaling 9.31 acres along Crossover Road. On July 21, 2009, the City Council approved a request to rezone the subject property from RSF-4, Residential Single Family, 4 dwelling units per acre, to P -I, Institutional, for the anticipated development of the new Happy Hollow Elementary school. Proposal: The applicant requests large scale development approval for a 75,226 sq. ft. elementary school with 110 parking spaces, a practice field, detention pond, and a designated tree preservation area to replace the existing Happy Hollow Elementary on an adjacent lot to the west of the subject property, as indicated on the submitted site plan. K:IReports120091PC Reportsl20-September 141LSD 09-3402 (Happy Hollow Elementary).doc January 25, 2010 Planning Commission ADM 10-3509 Happy Hollow School Agenda Item 4 Page 4 of 14 Water and Sewer. Water and sewer is available to the subject property. Adjacent Master Street Plan Streets: Crossover Road (Principal Arterial); Peppervine Drive (Local Street). Right-of-way to be dedicated: Sufficient right-of-way exists for Crossover Road; however, the applicant shall dedicate 59 feet of right-of-way for the extension of Peppervine Drive from the west of the subject property, increasing to approximately 70 feet at its intersection with Crossover Road in order to provide right -turn and left -turn only lanes onto Crossover Road. Connectivity: Cross access from the school to Tract B is not proposed. Staff does not recommend cross access at this time due to traffic and safety control concerns. However, the applicant proposes three (3) means of connectivity to the site from surrounding developments and neighborhoods: 1) East/west street connectivity from Ray Avenue and Woodsprings to Crossover Road, 2) A southeast/northwest multi -use trail connection at the southern portion of the subject property, as identified on the Fayetteville Alternative Transportation and Trails Master Plan, and 3) Pedestrian connections from the proposed school to the neighborhoods to the west and the north. All trail and pedestrian connections located outside of the public right-of-way shall be located within a public access easement. The applicant shall coordinate the exact location of the multi -use trail easement with the Trails Coordinator. Additionally, staff recommends a striped crosswalk across Peppervine Drive east of the proposed two-way driveway to provide a safe pedestrian connection from the proposed north/south sidewalk to the school (see the attached map indicating the location). Street Improvements: Crossover Road — the applicant proposes to improve Crossover Road to include reconstruction of existing sidewalks on both sides of the street and a northbound center left -turn lane to allow for vehicle stacking. Based on the language in the traffic study submitted on behalf of the applicant, a traffic signal may be warranted in the future (see applicable excerpts from the traffic study included in this staff report). Specifically, the traffic study recommends that "traffic signal warrants be monitored at the intersection of Crossover Road and Peppervine Drive as future development continues in the vicinity". Staff has requested an estimate from the applicant for a proportional contribution to a future traffic signal at this location. Correspondence has been submitted in lieu of the requested estimate and is included in this staff report. In absence of the requested estimate from the applicant, the Engineering Division has included a recommendation to the Planning Commission for an assessment for future construction of a traffic signal at Peppervine Drive and Crossover Road, the primary entrance to the school, based on the information included in the submitted traffic study. Staff recommends that the Happy Hollow School Large Scale Development be assessed $9.750.00 for the future traffic signal at the intersection of Crossover Road and Peppervine Drive. Peppervine Drive — the applicant proposes to construct Peppervine from Crossover Road to connect to the existing portion of Peppervine Drive to the west of the subject property, as shown on the Y: IReports120091PC Reports120-September 141LSD 09-3402 (Happy Hollow RtementaryJ.doc January 25, 2010 Planning Commission ADM 10-3509 Happy Hollow School Agenda Item 4 Page 5 of 14 submitted plan, to include a 31' wide section with the exception of the transition to the existing portion of Peppervine Drive and to Crossover Road, where dedicated right -turn and left -turn only lanes are proposed. Variances: Peppervine Drive — The applicant has submitted a variance request from the City's Master Street Plan requirement to construct a 5' sidewalk on both sides of the street to allow for the construction of a 5' sidewalk on the south side only due to the tree preservation area located on the north side of Peppervine Drive. Staff finds in favor of a variance from the Master Street Plan sidewalk requirement to the west of the proposed pedestrian connection to the north, finding that development will be prohibited within the tree preservation area; however, staff recommends sidewalk construction on the north side of Peppervine Drive east of the proposed pedestrian connection to extend to Crossover Road, finding that the sidewalk is necessary for safe pedestrian access from the north and the west to the future development on Tracts B and C. Staff has included an exhibit in this staff report, indicating the location of staff's recommendation for sidewalk construction on the north side of Peppervine Drive. Crossover Road — Due to slope andopen ditch drainage at the east and west right-of-way lines for Crossover Road, the applicant requests to reconstruct 5' sidewalks one (1) foot from the back of curb for the length of the project frontage instead of at the right-of-way line, as required by the Master Street Plan. While staff finds in favor of a variance from the requirement to place the sidewalk at the right-of-way line at this location,staff does not. find that one (1) foot of greenspace is a sufficient separation between pedestrian and vehicular traffic on a Principal Arterial with a high traffic speed. Instead, staff recommends approval of the variance request from the requirement to construct the sidewalk at the right-of-way line; however, staff recommends that the applicant provide the standard. ten (10) feet of greenspace between the back of curb and the 5' sidewalk, as required by the Master Street Plan. Tree Preservation: Existing 55% Required 25% Preserved 40% Mitigation Not required Recommendation: Staff recommends approval of LSD 09-3402 with the following conditions: Conditions of Approval: 1. Planning Commission determination of street improvements. a) Crossover Road — the applicant shall improve Crossover Road to include reconstruction of 5 -foot sidewalks on both sides of the street and a northbound center left -turn lane to allow for vehicle stacking. b) Peppervine Drive — the applicant shall construct Peppervine from Crossover Road to connect to the existing portion of Peppervine Drive to the west of the subject property, as shown on the submitted plan, to include a 31' wide section with the exception of the transition to the existing portion of Peppervine Drive and to Crossover Road, where dedicated right -turn and left -turn only lanes are proposed. K: IReports12009IPC Reports120-September 14ILSD 09-3402 (Happy Hollow Elementary).doc January 25, 2010 Planning Commission ADM 10-3509 Happy Hollow School Agenda Item 4 Page 6 of 14