Loading...
HomeMy WebLinkAbout2016-05-12 - Agendas CITY OF s aya AGENDA ARKANSAS Subdivision Committee Meeting May 12, 2016 9:00 AM 113 W. Mountain, Room 326 Members: Tracy Hoskins (Chair), Matthew Hoffman and Ryan Noble City Staff: Andrew Garner, City Planning Director Call to Order Consent: No Items Old Business: No Items New Business: 1. C-PZD 16-5408: Commercial Planned Zoning District (WEDINGTON & MARINONI DR/CROSS CHURCH, 441): Submitted by ESI ENGINEERING, INC. for properties located at WEDINGTON & MARINONI DR. The properties are zoned C-2, THOROUGHFARE COMMERCIAL and UT, URBAN THOROUGHFARE and contains approximately 24.60 acres. The request is to rezone the property to C-PZD, Commercial Planned Zoning District. Planner: Jonathan Curth 2. ADM 16-5432: Administrative Item (MISSION BLVD. & MERIDIAN DR./MISSION HEIGHTS SID, 371): Submitted by LAWRENCE FINN for property located at MISSION BLVD. & MERIDIAN DR. The property is zoned NC, NEIGHBORHOOD CONSERVATION and contains approximately 11.58 acres. The request is to eliminate a portion of sidewalk approved with the Preliminary Plat (PPL 14-4698). Planner: Andrew Garner Announcements Adiourn 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. Mailing Address: 113 W. Mountain Street www.fayetteville-ar.gov Fayetteville,AR 72701 Interpreters or TDD, Telecommunication Device for the Deaf, are available for all public hearings; 72 hour notice is required. For further information or to request an interpreter, please call 575-8330. As a courtesy please turn off all cell phones and pagers. A copy of the Planning Commission agenda and other pertinent data are open and available for inspection in the office of City Planning (575-8267), 125 West Mountain Street, Fayetteville, Arkansas. All interested parties are invited to review the petitions. 2 CITY OF 17ayrle SUBDIVISION COMMITTEE MEMO AS TO: Fayetteville Subdivision Committee FROM: Jonathan Curth, Senior Planner MEETING: May 12, 2016 SUBJECT: C-PZD 16-5408: Commercial Planned Zoning District (WEDINGTON & MARINONI DR/Cross Church, 441): Submitted by ESI ENGINEERING for properties located at WEDINGTON & MARINONI DR. The properties are zoned C-2, THOROUGHFARE COMMERCIAL and UT, URBAN THOROUGHFARE and contains approximately 24.60 acres. The request is to rezone the property to C- PZD, Commercial Planned Zoning District. RECOMMENDATION: Planning staff recommend forwarding C-PZD 16-5408 to the full Planning Commission. BACKGROUND: Property and background: The subject property contains 24.60 acres located south and west of the intersection of Wedington and Marinoni Drives. Although the property is not currently developed above grade, infrastructure is already in place, including roads, sanitary sewer, and water. The property is currently zoned C-2, Thoroughfare Commercial and UT, Urban Thoroughfare. In 2002 the property was developed and subdivided into nine commercial lots with all aforementioned public infrastructure installed. Additionally, planned improvements by the Arkansas Highway and Transportation Department (AHTD) will realign Futrall Drive and access to Interstate 49 (see attachment). Surrounding land use and zoning is depicted on Table 1. Table 1 Surrounding Land_Use and Zoning Direction from Site Land Use Zoning Commercial; Multi-family; C-2,Thoroughfare Commercial; North Single-family RMF-24, Residential Multi-Family,Twenty-four Units Per Acre; and RSF-4, Residential Single-Family, Four Units per Acre South UndevelopedANooded RSF-4, Residential Single Family Four Units per Acre East Undeveloped; Church R-O, Residential Office RSF-4, Residential Single-Family, Four Units per Acre West Interstate 49 n/a Proposal: The applicant requests a rezone from C-2, Thoroughfare Commercial and UT, Urban Thoroughfare to a C-PZD, Commercial Planned Zoning District, to allow development of the existing subdivision to accommodate a church and other commercial uses. The church would occupy Lots 8 and 9, while a fitness center is proposed for Lots 1, 3, and 5, a hotel for Lots 4 and 6, and restaurant on lot 1. The layout of the proposed Commercial Planned Zoning District is typical of suburban, commercial development, with buildings set back and parking located eM mittee Mailing Address: May 12,2016 113 W. Mountain Street www.fayetteville-ada item 1 Fayetteville, AR 72701 16-5408 Cross Church Page 1 of 17 between the structures and the street. Parking is provided in large surface lots throughout the site. INFRASTRUCTURE: Streets and Rights-of-Way. This site is served by the short stub out of the Collector street Marinoni Drive, which provides direct connection to Wedington Drive, a Principal Arterial street. The City's Master Street Plan identifies Marinoni Drive for extension to the southwest, ultimately crossing 1-49 with an overpass to connect with Persimmon Street. The site is served by Futrall Drive to the west, which also directly connects to Wedington Drive. Futrall is to be realigned following work by AHTD on the 1-49 and Wedington interchange. All the on-site streets, including MacMillan and Pam Angus Drives are built to City standard and have been dedicated as public right-off-way. Water: Public water is accessible to the site. An 8-inch water main exists in the Wedington Drive, Marinoni Drive, McMillan Drive, and Pam Angus Drive rights-of-way. Sewer: Public sanitary sewer is available to the site.An 8-inch sanitary sewer main runs from Wedington Drive to Marinoni Drive, and from there along McMillan Drive. Additionally, a 10-inch sanitary sewer main adjoins the southern property boundary. Drainage: Stormwater management was approved for the site during its original platting, and no changes are proposed to the existing detention facilities as a part of the C-PZD. Improvements for drainage will need to be reviewed at the time of individual development submission. Although the property is not affected by the 100-year floodplain, it is subject to the City's Streamside Protection Zone, which affects portions of Lots 1, 3, 5, and 7-9. Fire: The development will be protected by Engine 2 located at 708 N. Garland. It is 1.9 miles from the station with an anticipated response time of 3.5 minutes to the beginning of the development. No adverse impact to response times or service is anticipated by this development. Police The Police Department has not expressed any concerns with this request. Trails: As identified in the Fayetteville Active Transportation Plan, and due to the future realignment of Futrall Drive associated with the AHTD improvements to the 1-49 and Wedington interchange, a shared use path shall be located along the east side of the proposed rerouted Futrall Drive with sufficient green space separation from the road. Per the Trails Coordinator, the construction of the section of this shared use paved trail from Wedington Drive southward to the south property line of this project shall be included according to City standards along with the dedication of a multi-use trail easement (see attachment). Subdivision Committee May 12,2016 GAETC\Development Services Review\2016\Development Review\ Agenda Item 1 16-5408 PZD SE of 1-49&Wedington Dr. (Cross Church)441\02 Subdivision Committee 16-5408 Cross Church Page 2 of 17 Public Comment: Notification was delivered to property owners within 100 feet of the project boundary and one public notice sign was posted on the property. Staff has received no public comment. CITY PLAN 2030 FUTURE LAND USE PLAN: City Plan 2030 Future Land Use Map designates the property as an Urban Center Area. Urban Center Areas contain the most intense and dense development patterns within the City, as well as the tallest and greatest variety of buildings. They accommodate rowhouses, apartments, local and regional retail, including large-scale stores, hotels, clean tech industry and entertainment uses. These areas are typified by their location adjacent to major thoroughfares with high visibility, usually automobile-dependent customers and large areas dedicated to parking. Although Urban Center Areas recognize the conventional big-box and strip retail centers developed along major arterials, it is expected that vacant properties will be developed into traditional mixed-use centers, allowing people to live, work and shop in the same areas. Additionally, infill of existing development centers should be strongly encouraged, since there is greater return for properties already served by public infrastructure. Urban Center Guiding Policies: a. Encourage mixed-use development to allow for shared parking and day and night utilization of available parking. b. Encourage intensive mixed-use development within one-quarter mile of public transit routes. C. Provide enough retail business and service space to enable Fayetteville to realize its full potential as a regional market. d. Encourage continuing improvements and expansion of regional shopping and entertainment attractions. e. Require that large commercial sites be designed and landscaped in a manner that preserves the aesthetic character of their surroundings. f. Direct-new-regional development into designated regional commercial centers. g. Approve new regional commercial development as Planned Zoning Districts (e.g. shopping centers, business parks, medical parks, industrial parks and mixed-use developments) or complete neighborhood plans in order to assure the overall integration of design and use. h. Utilize principles of traditional residential urban design to create compatible, livable, and accessible neighborhoods. i. Protect and restore Fayetteville's outstanding residential architecture of all periods and styles. j. Utilize the Master Street Plan and incorporate bike lanes, parkways, and landscaped medians to preserve the character of the City and enhance the utilization of alternative modes of transportation. k. Utilize open space by providing pocket parks and community green space, creating connectivity of natural areas across the community. 1. Encourage the integration of clean tech industrial uses with residential and commercial uses. Subdivision Committee May 12,2016 GAETC\Development Services Review\2016\Development Review\ Agenda Item 1 16-5408 PZD SE of 1-49&Wedington Dr. (Cross Church)441\02 Subdivision Committee 16-5408 Cross Church Page 3 of 17 DISCUSSION: Findings: Recommendation: Staff recommends that C-PZD 16-5408 be forwarded to the full Planning Commission. At this time staff does not have an overall recommendation of the PZD, pending potential changes to the project. Conditions of Approval: 1. The PZD plats and booklet shall be revised to show all requested revisions and be resubmitted to the Planning Division by 10 a.m., May 16, 2016. This includes the color PZD booklet and PZD plats; 2. The owner of Lot 8 of MacMillan Estates must sign the PZD application, or the entire PZD submittal shall be revised to remove Lot 8. This item will not be placed on the Planning Commission agenda until this item is addressed; 3. A traffic study delineating the impact of the proposed development shall be required prior to any development within the PZD. Subdivision Committee Action: ❑Tabled ❑ Forwarded ❑ Denied Meeting Date: May 12, 2016 Motion: Second: - Vote: Required Findings for Rezoning Request FINDINGS OF THE STAFF 1. A determination of the degree to which the proposed zoning is consistent with land use planning objectives, principles, and policies and with land use and zoning plans. Findings to be provided at Planning Commission. 2. A determination of whether the proposed zoning is justified and/or needed at the time the rezoning is proposed. Findings to be provided at Planning Commission. 3. A determination as to whether the proposed zoning would alter the population density and thereby undesirably increase the load on public services including schools, water, and sewer facilities. Findings to be provided at Planning Commission. Subdivision Committee May 12,2016 GAETC\Development Services Review\2016\Development Review\ Agenda Item 1 16-5408 PZD SE of 1-49&Wedington Dr. (Cross Church)441\02 Subdivision Committee 16-5408 Cross Church Page 4 of 17 4. If there are reasons why the proposed zoning should not be approved in view of considerations under b (1) through (4) above, a determination as to whether the proposed zoning is justified and/or necessitated by peculiar circumstances such as: a. It would be impractical to use the land for any of the uses permitted under its existing zoning classifications; b. There are extenuating circumstances which justify the rezoning even though there are reasons under b (1) through (4) above why the proposed zoning is not desirable. Findings to be provided at Planning Commission. Sec. 166.06. Planned Zoning Districts PZD (B) Purpose. The intent of the Planned Zoning District is to permit and encourage comprehensively planned zoning and developments whose purpose is redevelopment, economic development, cultural enrichment or to provide a single-purpose or mixed-use planned development and to permit the concurrent processing of zoning and development. The City Council may consider any of the following factors in review of a Planned Zoning District application. (1) Flexibility. Providing for flexibility in the distribution of land uses, in the density of development and in other matters typically regulated in zoning districts. (2) Compatibility. Providing for compatibility with the surrounding land uses. (3) Harmony. Providing for an orderly and creative arrangement of land uses that are harmonious and beneficial to the community. (4) Variety. Providing for a variety of housing types, employment opportunities or commercial or industrial services, or any combination thereof, to achieve variety and integration of economic and redevelopment opportunities. (5) No negative impact. Does not have a negative effect upon the future development of the area; (6) Coordination. Permit coordination and planning of the land surrounding the PZD and cooperation between the city and private developers in the urbanization of new lands and in the renewal of existing deteriorating areas. (7) Open space. Provision of more usable and suitably located open space, recreation areas and other common facilities that would not otherwise be required under conventional land development regulations. (8) Natural features. Maximum enhancement and minimal disruption of existing natural features and amenities. (9) Future Land Use Plan. Comprehensive and innovative planning and design of mixed use yet harmonious developments consistent with the guiding policies of the Future Land Use Plan. (10)Special Features. Better utilization of sites characterized by special features of geographic location, topography, size or shape. (11)Recognized zoning consideration. Whether any other recognized zoning consideration would be violated in this PZD. Findings to be provided at Planning Commission. BUDGET/STAFF IMPACT: None Subdivision Committee May 12,2016 GAETC\Development Services Review\2016\Development Review\ Agenda Item 1 16-5408 PZD SE of 1-49&Wedington Dr. (Cross Church)441\02 Subdivision Committee 16-5408 Cross Church Page 5 of 17 Attachments: • Cover Letter • Applicant Response Letter • Draft AHTD 1-49 &Wedington Interchange Improvement Plan (7/2012) • Draft AHTD 1-49 &Wedington Interchange Improvement Design (10/2015) • Current Land Use Map • Close Up Map • f=uture Land Use Map • One Mile Map Provided separately: • PZD Booklet • PZD Plats Subdivision Committee May 12,2016 GAETC\Development Services Review\2016\Development Review\ Agenda Item 1 16-5408 PZD SE of 1-49&Wedington Dr. (Cross Church)441\02 Subdivision Committee 16-5408 Cross Church Page 6 of 17 ENGINEERING SERVICES INC. Ilk 1207 S. Old Missouri Rd. • P.O.Box 282 • Springdale,Arkansas 72765-0282 Ph:479-751-8733 • Fax:479-751-8746 April 13, 2016 Fayetteville Planning Division 125 W. Mountain Street Fayetteville, Arkansas 72701 RE: McMillan Estates Planned Zoning District Dear Sir or Ma'am, On behalf of our client, we are submitting application materials for a Commercial Planned Zoning District encompassing the majority of McMillan Estates, which is located along the east side of 1-49 and the south side of Wedington Drive. The PZD includes the entire subdivision except Lot 8 at the southwest corner of the development. The property is currently zoned UT. No street, storm drainage, water, or sewer improvements are proposed, as the PZD is already a platted subdivision with infrastructure in place. Attached please find the following items for the PZD application: • Check to City of Fayetteville in the amount of$1,130 ($1,125 plus $5 Sign Fee) • Signed PZD application form • Project Booklet containing all required information required for a PZD application (zoning standards, building elevations, site analysis, etc. included in booklet) • Concept Drawing for PZD • Site Plan for the PZD in the three sheet format specified in the application • PDF copies of all application materials, including drawings, and .doc file of the Legal Description on CD Please contact me if you have any questions, or need additional information. Jason Appel, P.E. Project Engineer Enclosures Brian J. Moore, P.E. Tim J. Mays, P.E. Jerre W. Martin, P.E. President Vice President I Secretary-Treasurer Chairman of 6bk1b(Gidd51on Committee May 12 2016 • . • • - • - • • - Mdi 1 QVGINEERING SERVICES INC. - 16-� 8`C oSs C7M,h Page 7 of 17 ENGINEERING SERVICES INC. Nh 1207 S. Old Missouri Rd. • P.O. Box 282 • Springdale, Arkansas 72765-0282 Ph: 479-751-8733 • Fax:479-751-874, May 4, 2016 Fayetteville Planning Division 125 W. Mountain Street Fayetteville, Arkansas 72701 RE: McMillan Estates Planned Zoning District (CPZD 16-5408) Dear Sir or Ma'am, On April 13, 2016 we submitted materials for the McMillan Estates PZD. Since that time, we have completed the adjacent owner notification requirements and received initial comments from planning staff regarding the project. The following section provides responses to all comments. PLANNING COMMENTS — PZD BOOKLET A) Pg. 1: Lot 8 is consistently included in the narrative of the McMillan Estates PZD although it is expressly not included in the initial description or Current Ownership Information. Response: Lot 8 was not included in the PZD initially due to separate ownership and because it is already within a zoning district which would allow for the development of the property as intended by applicants. However, discussions are currently underway with owners of Lot 8 regarding inclusion of this lot within the PZD. B) Pg. 3: Recommend removal or reconsideration of the inclusion of Use Unit 33 as a permitted use given included uses (semi-nude club or bar, exotic dance club or bar, go-go dance club or bar, strip club or bar, and gentleman's club or bar) and the proximity they may have to the proposed church. Response: All parties to the application are in full agreement with staff recommendation. PZD booklet will be revised to exclude Use Unit 33 from all property within the PZD. C) Pg. 7 (H.): Specify if the open space between the buildings and parking areas will be for public access, and, if so, how it will be accessed. Brian J. Moore, P.E. I Tim J. Mays,P.E. Jerry W. Martin, P.E. President Vice Presidenc/Secretary-Treasurer IV Chairman'MaMM&Committee IF - 16 • • • • Surveyors wimmengineeringservices.corr, att 1 ENGINEERING SERVICES INC. F _ 16-5408 Cross Church Page 8 of 17 Letter to Fayetteville Planning Division May 4, 2016 Page 2 Response: At this time the open space between buildings and parking areas is not intended for dedication to the City as public open spaces, and no access easements or walkways to provide public access to the open space are proposed. D) Pg. 8 (I.): Address typo "...provide expand..." in second to last sentence. Response: The PZD booklet will be revised to correct this error. Sentence will be modified to the following "The development of the property as proposed in the PZD will provide expanded dining, exercise, hotel, and worship opportunities to Fayetteville residents and visitors." E) Pg. 9 -10 (K.): Expand on the description of the project's compliance with the City's Comprehensive Land Use plan beyond the single sentence provided. Response: The PZD booklet will be revised to provide a more in-depth discussion of the manner in which and degree to which the proposed development complies with the City's Comprehensive Land Use Plan. F) Pg. 10 (L.): A traffic study will be required to be submitted with any development application. Response: Applicant intends to provide a traffic study during consideration of the PZD. Because of the nature of the projects, significant traffic issues related to the development do not seem likely. Additional information related to the traffic study and access points will be provided in the revised PZD booklet. PLANNING COMMENTS — STAFF'S GENERAL COMMENTS A) Comment expressing concern regarding traffic impacts of church attendees and consumers at Wedington/Marinoni due to lack of signalization. Response: The church will have peak traffic volume on Sunday and will not be exacerbating traffic problems in the area when they are worst — such as morning and afternoon rush hour during the week. The worship area will have a capacity of only 900, which is much smaller than many large churches in the area. The church will have multiple worship sessions Jerry W.Martin,PE Philip C.Humhard, PE.,P.L.S Brian J.Moore, P.E. I Tint J. tvfays,PE. Choinnan 4 die N,;,,J I Pre &nr Vire Preadtnt Scutum- Tres>u rcr Subdivision Committee 1 X016 • . . . Surveyors - • . ENGINEERING SERVICES INC. nda 1�2 1 16-5408 Cross Church Page 9 of 17 Letter to Fayetteville Planning Division May 4, 2016 Page 3 throughout the day which will reduce the number of attendees and amount of traffic at any given time. In addition, the preliminary plans for AHTD improvements to the 1-49/FutraVWedington interchange will allow for traffic to access Futral Drive from the west end of a realigned McMillan Drive and proceed north to the signalized intersection with Wedington Drive. We feel confident these considerations will prevent significant adverse traffic impacts. In addition, there are currently significant issues related to traffic at the location the church currently uses, which will be greatly reduced by the relocation to McMillan Drive. We are working to get a traffic study for the project and intend to have that completed by the May 23 meeting. B) Comment regarding similarity of the proposed PZD to C-2 zoning district. Response: The PZD Booklet and drawings are being revised to include two separate Planning Areas (PA's). One will be an Institutional PA and will have zoning standards appropriate and tailored to meet the needs of the proposed church. There will also be a second PA with zoning standards more in line with the proposed commercial uses for the property within the commercial PA. This revision will allow the PZD booklet to more accurately reflect the intent of the applicants for the project and also address staff concern regarding the similarity of the PZD to the C-2 zoning district. TRAIL COMMENTS A) Trails Coordinator provided a comment noting a portion of the existing trail along the west side of the PZD property may be impacted by AHTD improvements to the 1-49/Wedington interchange, and indicating construction of the trail and provision of an easement should be included. Response: The existing trail through the PZD property is not proposed for modification or removal by applicants. The trail is being impacted by proposed AHTD activities, which will take place regardless of the City's final determination regarding the requested PZD. As such, applicants feel placing sole responsibility for providing a multi-use easement and also for constructing a replacement trail on the applicants would be inequitable. Jerry W.Martin,PE. Philip L r aero �., L'!k S. Brian J.Moore,P.E. Tim J.Mays,P.E. Chairman of the Board f c.dent Vice Prcadent Secretanv Treasurer ittee EngineersConsulting . Surveyors www.engineeringservices.com116 ENGINEERING SERVICES INC. Benda I em 1 16-5408 Cross Church Page 10 of 17 Letter to Fayetteville Planning Division May 4, 2016 Page 4 However, applicants are in favor of having a trail along the west edge of the development, and plan to meet with City staff to reach an agreement regarding the type and amount of contribution applicants can and should make to assist the City in relocating the trail. E911 ADDRESSING COMMENTS Approved with No Comments GIS COMMENTS Approved with No Comments Notification requirements for the PZD have been completed. A public hearing sign was placed along the south side of Wedington on Monday, May 2, and owners of all property within 100 feet of the PZD have been notified by certified mail of the proposed project and the meeting dates. The following documentation related to the notification requirements are being submitted along with this letter: • Certificate of Sign Posting • Copy of the Notification of Public Hearing mailed to adjacent property owners • Alphabetical list of adjacent property owners the Notice of Public Hearing was sent to • Certificate of Mailing, including Certified Mail Receipts for each adjacent property owner. Please contact me if you have any questions, or need additional information. Jason Appel, P.E. Project Engineer Enclosures Jeiry W.Martin,PE I Philip C. Hurnbaird,PE.,PL.S. Brian J.Moore,P.E. Tim J. Mays,P.E. ir Chamen of ih,Rnard P—id,w Vic,1'r—d-, S,crerir, Tr,a.0 r,r Ittee Consulting Engineers and Surveyors www.engineeringservices.com1 16 ENGINEERING SERVICES INC. F oda it 1 16-5408 Cross Church Page 11 of 17 •w. �� w C\l V xO f e w YLO CID L Q ` L �. Cn • • I. ,. �► cell r ,y. � � >, F D r o CL CL)cCo 7c + m CL laiRrsmx'C ' - W F, T O T r2 LU LL- f ° l■ _ _ K � 67ta� X N • N C wj � ! a� I�4f I ff. I % o Q *� k / I crJ = 1 Q 411 z LU y 1 zLL L z z z ^� � LL CY W ra cur l lz 9 U Baa •s,'_ i I I oda° x IURove;: 11 . ! { --, o� =LDaz <x aw o of 0 wz w \.J; Kozo xowa w - x�w a � wll¢ ` i 2 a z a` o t 1 w ll wuo aW z,aF-i UpLL'2i OwQU -Gc~r Q 0UIOW< {��, ,� V ��w ��zN Zd(rf��W' ' r �l �" o ubdi ision Committee 1 Nw � w Don May 12,2016 -CIC +' JOO Agenda Item 1 ONI ANVdW00 ONRi33NION3 1ANNOaOIN 8 SNan9 Z60Z(2�1HOAH51)08 Cross Church Page 12 of 17 3 F ' a\ \ \ o vYi LLJ z UJ a a L \ w o: rv�saa�a� saa14 e'� \ g M" °o t d rdi 110' 1�'�'�Jj-jk ,.....4MxrK 1 s 10 °� rN y� p s x�ar.ask'3�ti 1 \ ��o d \(D ua i a"d \ ` . 13 r a IMIR-WDr; agYVR n; - a r r I a n \ L qp x If 21 Aa ,I$ re A "9•d .1•d � v ,� � � rig, .+ L r�3`d 00.01, 00 ' \ 'qL� ,a o` \ J a r 00+591 00 t= 00. p o!. KViJ /Z JR M. pw It OL do �N •gid \ � \ > b ion Committee Me y 12,2016 Z, g nda Item 1 16- Cr ss Church Pa e13of17 CPZD 16-5408 CROSS CHURCH A& Current Land Use NORTH F 11111 m �. I� x•W - y I•J?-fir �+h '� *- La- Motorcycle&ATV Business N p "y_ Subject Property '� 1,\,`\,�\�� "� ♦ Gas Station '74LLFY`D.R Will Z �1�, „+ r� Tex SII x a. a ,.•1' !►� E- Singie Family +�r+rrryrl liner i 3,� �. tli ]trrrri rrii' 7rr64rrrrr �+ I ��r f lr, 'rrrirrrlrir: ;�! x x hurch Small Business ' «," r r C 0 \4 Coii d �i ♦ • 0. M gVIN AVELu Multi Family _ ` ! C a Undeveloped jr -0,� [Undeveloped Y .. Legend Streets Planned MSP Class COLLECTOR Streets Existing MSP Class °`LECTOR Feet �'»JMFREEWAY,EXPRESSWAV PRINCIPAL ARTERIAL Shared U,,P—dT-1 0 145 290 580 870 1,160 1 M 1 T-1 P-­d) 1982016 WS Planning Ara Fayel-III,Cay 11143 Subdivision Co mittee 111 2,2016 Agenda Item 1 16-5408 Cross Church Page 14 of 17 CPZD 16-5408 CROSS CHURCH Close Up View NORTH r v N VALLEY DR w >_ RMF-24 0 Lu •1 Subject Property WEDINGTON DR + j Z 1 0 z � 1 �rn 5; R-O x 7• O ■ U) ,Mc z N a 4 q� UT /� N r r C-2 7 �' ♦�f ♦♦♦ + ` > RSF-4 �r��♦ ♦�♦♦♦ 1 Legend - + Zoning Planning Area IL RSF-4 L - _ Fayetteville City Limits RMF-24 Shared Use Paved Trail Feet RO Trail (Proposed) 0 112.5 225 450 675 900 C-2 L _� Design Overlay District UT 1 inch = 300 feet Building Footprint Subdivision Co mittee 2,2016 Agenda Item 1 16-5408 Cross Church Page 15 of 17 CPZD 16-5408 CROSS CHURCH Future Land Use NORTH M =� u-' O rn rn - ,z w VALLEY DR Subject Property I M - - - - - - - - _ w - - - - - - ! � I 1 1 z 0. lIN AVE Lf 0- it O' C] � I I i Legend I - - , L - -� Planning Area FUTURE LAND USE 2030 L - - Fayetteville City Limits Residential Neighborhood Area Shared Use Paved Trail Feet _ City Neighborhood Area Trail (Proposed) Urban Center Area 0 145 290 580 870 1,160 Civic Institutional L _� Design Overlay District 1 inch = 400 feet Building Footprint Subdivision Co mittee Mayitem Agenda Item 1 16-5408 Cross Church Page 16 of 17 CPZD 16-5408 CROSS CHURCH One Mile View NORTH 0 0.125 0.25 0.5 Miles s,nNs' n a�a lil, IZ-:1 �� �7 ► THUR 1iAY2Y�a;F ' RMF-6 „- � , RMF-12 Subject Property L. w. F LU4 ' \ ! N y 1 RPZD ! op 4b ft rir •t+z. 91� RSF-4 ,. i 11 P i 11 I IY111/P y;! P- •I �FF111/IIIlllllyl ` `��— ..1 _ II1111111111 III1111111111/till( 1�111— � R- ', • CPZD Legend :- Z.nIng- Planning Area RESIDE COMMERCIAL _I 9 RESIDENTIAL SINGLE-FAMILY Re,oo�iai-ou co L _ _ Fayetteville City Limits RPS­11a1 a 9 t RSF-z RSF.+ FORM BASED DISTRICTS Shared Use Paved Trail RESIDENTIAL MULTI-FAMILY u�e=�Tno,o�ri.•e 4WRT-12Resdn IT­­Th­ PLANNED ZONING DISTRICTS 111111 Trail (Proposed) <Liiits INSTITUTIONAL Design Overlay District PlaBuilding Footprint Fay ' ' Subdivision Co mittee kqm 2016 Agenda Item 1 16-5408 Cross Church Page 17 of 17 CITY OF r L1 4 SUBDIVISION COMMITTEE MEMO ARKANSAS TO: Fayetteville Subdivision Committee FROM: Andrew Garner, City Planning Director Jonathan Ely, Development and Construction Manager MEETING DATE: May 12, 2016 SUBJECT: ADM 16-5432: Administrative Item (MISSION BLVD. & MERIDIAN DR./MISSION HEIGHTS S/D, 371): Submitted by LAWRENCE FINN for property located at MISSION BLVD. & MERIDIAN DR. The property is zoned NC, NEIGHBORHOOD CONSERVATION and contains approximately 11.58 acres.The request is to eliminate a portion of sidewalk approved with the Preliminary Plat (PPL 14-4698). RECOMMENDATION: Staff recommends approval of a modification to the Mission Heights Preliminary Plat (PPL 14- 4698) to remove the requirement for sidewalk along the eastern side of Lot 68. BACKGROUND: The 11.58-acre property is located south side of Mission Boulevard approximately 0.5 mile west of Highway 265/Crossover Road. On August 11, 2014 a preliminary plat for the first phase of the Mission Heights Subdivision was approved (PPL 14-4698) for 63 single family lots. On July 13, 2015 the Planning Commission approved ADM 15-5134 which was a Major Modification to the Mission Heights Subdivision to eliminate a public street connection to the south of Lot 68. This modification was approved with the condition that sidewalk connection be provided around the three sides of Lot 68 as indicated and proposed by the applicant at the Planning Commission meeting. This lot is intended for a small neighborhood park and tree preservation area. DISCUSSION: Proposal: In an effort to preserve the existing trees in Lot 68, the applicant requests a Major Modification to PPL 14-4698 to eliminate the sidewalk along the eastern side of Lot 68 as indicated in the attached site plan. Recommendation: Staff recommends approval of the applicant's request. The close proximity of the trees to the street and topography requiring a retaining wall would result in significant damage to the root system if sidewalk is installed as originally required. Elimination of the subject sidewalk is necessary to avoid significantly damaging the existing trees in staff's opinion. In order to provide adequate pedestrian connection through this area of the site and staff recommends an east-west sidewalk connection somewhere through Lot 68 at the applicant's discretion. Recommended Motion: Planning and Engineering staff recommend approval of ADM 16-5432, a Major Modification to PPL 14-4698 to eliminate sidewalk on the eastern side of Lot 68 as indicated on the attached plans subject to the following conditions: mmittee Mailing Address: May 12,2016 113 W. Mountain Street www.fayetteville-aA.¢geuda item 2 Fayetteville, AR 72701 16-5432 Mission Heights SD Page 1 of 9 Conditions of Approval: 1. To provide adequate pedestrian connection through this area of the site the applicant shall construct a sidewalk connecting east-west across Lot 68. The exact route of the sidewalk to be at the applicant's discretion and shall be installed prior to final plat. 2. All other conditions of approval and street improvements required with PPL 14-4698 shall remain in force. SUBDIVISION COMMITTEE ACTION: ❑Approved ❑ Denied Date: May 12, 2016 Motion: Vote: Second• Note: BUDGET/STAFF IMPACT: None Attachments: • Urban Forester comments • Applicant's letter request • Proposed site plan • Site photos • Approved site plan for PPL 14-4698 • Approved site plan for ADM 15-5134 • Close Up Map • One Mile Map Subdivision Committee G:\ETC\Development Services Review\2016\Development Review\16-5432 ADM Meridian Dr May 12,2016 &Mission Blvd.(Mission Heights SD)371\01 Subdivision Committee\05-12-2016\Comments Agenda Item 2 and Redlines 16-5432 Mission Heights SD Page 2 of 9 CITY OF T wayft —Iles ARKANSAS LANDSCAPE REGULATIONS-Chapter 177 To: Lawrence Finn From: John J. Scott, Urban Forestry CC: Jesse Fulcher, Senior Planner Date: January 27,2016 Subject: ADM 16-5432:Lot 681 Mission Heights Subdivision I Subdivision Committee Review Comments Staff Recommendation: Staff recommends the approval of reducing the sidewalk to protect and preserve the trees as shown as `Sidewalk and Retaining Wall Conflict" in the site exhibit. 1. The request is to modify a proposed sidewalk and eliminate a portion of the sidewalk to preserve trees. Two large specimen trees will be impacted with the approved sidewalk plan and cause the area around the critical root zone to be compacted. Due to the topography, a wall would be required along the sidewalk and the construction of the wall would require cutting into the critical root zones of both trees. The wall and sidewalk would cause damage to the critical root zones and endanger the trees. 2. The applicant is requesting the sidewalk and retaining wall not be constructed in the areas shown in the site exhibit in order to preserve the trees. Staff Comment: Staff agrees with the applicant that the trees would be impacted and cause damage to both significant trees on site. The trees would be placed in a lot on their own that would be considered a neighborhood park which would help preserve them. Mailing Address: URBAN FORESTRY 113 W. Mountain Street www.tayetteviIle-aW&Vision Committee Fayetteville,AR 72701 May 12,2016 Agenda Item 2 16-5432 Mission Heights SD Page 3 of 9 MISSION - HEIGHTS East Mission Boulevard LLC PO Box 2901 Fayetteville,AR 72702 April 22, 2016 Andy Harrison Planning Department 125 W Mountain Street Fayetteville,AR 72701 Mr Harrison, East Mission Boulevard LLC requests that a portion of the sidewalk on the east side of the park(lot 68) be reduced to protect two old growth specimen trees.The preliminary plat(PPL14-4698)was modified to accommodate the removal of street B effectively turning lot 68 into a neighborhood park(ADM-15- 5134).Since that time EMB has been working with its arborist in order to ensure the protection of the two old growth specimen trees located adjacent to the proposed sidewalk. Due to the steep existing topography surrounding the trees, constructing this section of the proposed sidewalk will require the installation of a retaining wall directly adjacent to the trees that will require cuts through the tree root systems. Both the proposed sidewalk and the necessary retaining wall would be well within the canopy of the trees and their installation would severely damage the roots of these trees endangering their future viability. If this section of the sidewalk is not constructed, points of ingress and egress to the park will still be maintained, as well as ADA accessibility from the rest of the neighborhood sidewalk systems. Circulation within the park has not yet been designed, but accessibility will be provided to accommodate all Mission Heights' residents. Please see attached for a preliminary site plan and feel free to contact me with any questions. Best Regards, Lawrence Finn lawfinn@dakdev.com 404-931-8426 Subdivision Committee May 12,2016 Agenda Item 2 16-5432 Mission Heights SD Page 4 of 9 �f'�,, r r r 1I♦ r I I Z r r r rr C r! r r rr I �rr r�V rr y ,tiap r r 7 #i - ! r r ! ! r ! r q 1 r ! v eO ice, A3 "cc r r r r J I r v► U �.- '!r C=3 a r r t rr �� '`• �`_� It rr on� 1 S1 f. i ry n N .�� ` ti,� �� 1JZC rI {I �ti I r YI j r � i �1 AI I 1.J ,. �.,+•,� �ti--- al�r I r �y �,.-'1 r�r Q � � � lrr. � � •'- ST�r-", i til i�' ; � {I � I��r I 'D r9T LU LU I J LL. Lj , , , 140 1 LLU f �1 °Q 0 Or on t I { I { r I tl r r fd (,, I t r r r r l rr CL r I r Il r I J 4 rr rr rl ��� r J !Sr'•� '�"� I I � 1ti ! I rr 1+ r !I r l + r l (OD r! ! 1 r +{ r 11 II Ir {tl r 1 00 AID 44 rrrrr r {{ 6b�, r J M1 -•�J rr r rr r{ rl r7 rr,rrrr �' SJ I I i' - r r r +I{ J 4. 1 LL I," ! Lal I rr 'rr ti I I J J r �- 'rrr' rrr �• �-- � I I I t � �i d - _ - - ____�"rr r f ` � I Al '� _ r r rr J i t I LI,J i rrrrr+r rrr, I I I I I I I I I I } L 1t Ir r� ! r A+ try ed rrrrlr ,, frr,' ♦{'� I�rr I I V j I I II j I I 1 f 1 1 + Subdivision �ittee r r r l /I I IFI I I I I I I 1 1 G V x M 016 Agenda Item 2 16-5432 Mission Heights SD Page 5 of 9 MISSION HEIGHTS Existing Site Conditions Lot 68 4-28-16 , • r C: Looking SE from NW corner — e D: Looking S from NE corner of lot 68 Subdivision Committee May 12,2016 Agenda Item 2 16-5432 Mission Heights SD Page 6 of 9 SIRSue�Jy '011iA911GAe� °u IMN013A3a w� N 00© S1HOGH NOISSIW r `'NAY - o - U t5 foil d"': X• o:X, !6� A a� i $,• � �� �" ,� i 9 nq All gat J d� l 1 '3aY�z 1a w F VIr�tia�Q "u \ i + t,Su='�ftSz�"z� -S bdi ision Committee '✓. May 12,2016 Agenda Item 2 16-5432 Mission Heights SD Page 7 of 9 PPL14-4698 EAST MISSION BLVD. Close Up View KANTZ CV F- �n ❑ Z ❑ O N O 3 Ya _Z 0 _Z r� w P1 o Q N J W -j j m Z Cr AMBER OF,HACKBERRY DR a SUBJECT PROPERTY RA CS �IVgTE?S2Q- �� ?$�ja RMF-24 pt CE CE C-1 Z W L C7 Q W BRISTOL PL O Q U 1 CAMELOT PL RSF-4 cc LENSFIELD PL Legend Z oo4 cFO� Multi-Use ail (Existing) y • Future Trails REVERE PL L _ _ _ Fayetteville City Limits PL14-4698 Footprints 2010 Hillside-Hilltop Ov !rlay District Design Overlay Di >trict Design Overlay Di strict 0 175 350 700 1,050 1,400 Subdivision Comn iittee ----- Planning Area Fe t May 12, 2016 _ Aaendalt m2 16-5432 Mission Heights SD Page 8 of 9 PPL14-4698 EAST MISSION BLVD. One Mile View W R-O RSF-4Q - - .... /rC R 4Q QRS.-4 j sl ANWYK DR RSF-4 RSFA Fr1 2 0 RSF-4 f(,f •• y,a J x J O RSF-4 Cn RSF-4: R O W Ox RSF 4 O G`t�aN AVE C44, R FA R Q �' • '� �Q C7�<RSF-4 • RSF-4 R5F 4 �� k1J Z J 4 �y(7jS� dd! ; RSF-4 y� U, J W 4 F;t• RY WA R.O �.]� RSF-4 Q ,F...r.,, N -Ii SF.' RSF-4 0 .. - (n R-A Q P-1 �.7• RSF-4 RPZD P'1 fAF�0 `i' � UJ C,ENtV R1'p�c PZD * ? RSF-4 �0'9/4V,9 / RSF-4 RSF-2 fdF 40 RSF 4' •y B R-A RSF-4 TOWNSHIP T ' W 4R0 RSF-a RSF 4C .�. A, z CPZD RSFA RSF 4 CQ RSF-4 P-1 RSF-4 J RSF-4 0 R RSF-4 .•R •4 MC X RSFA 4? RSF�4- RSFA GENTLE OA RSF-4 RMF-24 RSF-4 Kgs RSF RMF-24 RSF-4 PEEL T 3 Z-0 ��k/ Sa EWART ST d RSFA RSF-4 N RSFA �y "Na RSF 4 cr z TALL OAKS DR s 4 of RSF 4Q RSP-41 Q - SUSAN DR GOLDEN OAK 0 RSF-4 ! of R -4 X (5 ,2W-4 p_, Z Lu 1.''RSF-4� m D RV-4 . RSF 4 Q RSF-4 1 _ • d Z RSFA '• Q RMF-24 RSF-4 gBFJ Q 4..4 RSF-4 RSF-4 1 RSF-4 Q� 1 j 0 RMF 24� KAN-T7-n12_ axSF-4 ELM STLM\NOo° W z RSF.4 P-fJ SUBJECT PROPERTY R-ORSFA ' -4 Cr Z W Y. PRIVATE 1927 Q N I :'J F- Q P'1 RSF i. asF e-a AMBER pR W �WyJ Q uQQ� C-1 S RSF ax - R RSF-4 RSF-4 C-1 DE RA DR O RMF-24 { CS110 RSF-4 RSF-4 t�: Ati C 1 __ R ORSF-4 R-A RSF 4 S_,. •'n Mf 24RMF-24 J Q C-2 ASH ST R_A r.;'�F4 c-1 RMF-24 d C-1 R-O W. RSF-4 RSFQ (n RSF 4 RSF-1 EDN ST RSF-4 RSF-. % / Q Z -2 Lu RMF-24 EE DR ST RS' F-a ry m J RSF-4 CHEROK RSF-4 '• R Al f INT RSF-4 U Z } RF-24 Z) J/ H RMF-24 RSF-4 .- W _ pR � J � c-, x BROAD V/FUDR P 1 Z,! RSF-4 RSF-4 RSF-n.•� P-1 II SETTER ST �'V RSF-4 RSF-4 Q 'i RMF-24 R.a, RSF-4 J LU P-1 U CAL IN ST RSF'48 REVERE PL RSF-4 SF.4 RSF4 W HAMMOND ST &RSF-4 RSF-4 RSF4 VICTORIA LN BIR N Si q 1 O Rs' 4 RSF-4 hgp0�2 /�'POODLE CHELS A•LN cq $.-4 R&FATil RIF-4 -�' _P MEANDERINGWPY RSF-4,;' �O sF-4 -A O 4� HORS '��DRY,p �m o ;;{ OJEFtS N R;:F 4 a RSF-4 0 ;� > •• I YAf4J t ♦Of1N3 RSF-4 '� >W lPG �r� AW $F�4 RSF-4 RSF 4 Q 1 Z �jA RSF 4 ,Q P O LAfit 2 IDE DR t?BU 4# RSF' RY RDD °v RSF-4 'SF 4A 'l •. RSF RSF-4 _ 4 1 0 F 4 RSF 4 MANOR DRegend - - RSF-4 -4 RSP 4 m W RSF-4 '- cr A Multi- sasTrail (Existing) ROCKWOOD TRL RSF-4 � HYLAND p �! _ A RSF-4 � RSF-4 X � .+ � R. U U re Trails RSF-4 N d 0 s RSF-4 RSF4 ,4p01 *v'a' R"asF ;F 4 U ¢ {J Mutl-Use TrailF�cistin(]l Z } RSF-4 N S QC '4+� r+"7 -7 0 R RSF-4 n1 P�`,O : li °RIVAf� .•, Faure Traiis'�fis,¢ 1.1 RSF-4 Q (n - 6i RMFE RMF RPZO P-1 II. ld Overview Legend PPL 4-4698 Subject Property PPL14-4698 Design Overlay District Boundary _ _ Plan ling Area e �•.. FaYE ttevi Ile =' 0 0.25 0.5 1 M les Subdiv��t mittee 2,2016 Item 2 16-5432 Mission Heights SD Page 9 of 9