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2016-06-02 - Agendas (2)
CITY OF Fay -y� l'I'l� AGENDA ARKNSAS Subdivision Committee Meeting June 2, 2016 9:00 AM 113 W. Mountain, Room 326 Members: Ron Autry (Chair), Kyle Cook and Tom Brown City Staff: Andrew Garner, City Planning Director Call to Order Consent: No Items Old Business: 1. 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 New Business: 2. PPL 16-5415: Preliminary Plat (NW OF RUPPLE RD. & WEDINGTON DR./RUPPLE MEADOWS SD, 400): Submitted by CRAFTON TULL, INC. for properties located NW OF RUPPLE RD. & WEDINGTON DR. The properties are ZONED RSF-8, RESIDENTIAL SINGLE FAMILY, 8 UNITS PER ACRE AND RMF-12, RESIDENTIAL MULTI FAMILY, 12 UNITS PER ACRE and contains approximately 15.80 acres. The request is for 68 single-and multi-family lots. Planner: Quin Thompson 3. LSD 16-5407: Large Scale Development (2501 S. ARMSTRONG AVE./BRIGHT TECHNOLOGIES, 643): Submitted by STEADFAST, INC. for property located at 2501 S. ARMSTRONG AVE. The property is zoned 1-2, GENERAL INDUSTRIAL and contains approximately 20.70 acres. The request is for a 42,545 square foot expansion to the existing building. Planner: Andrew Garner Announcements Adjourn 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. Mailing Address: 113 W. Mountain Street www.fayetteville-ar.gav Fayetteville, AR 72701 Once the Chair recognizes you, go to the podium and give your name and address.Address your comments to the Chair, who is the presiding officer. The Chair will direct your comments to the appropriate appointed official, staff, or others for response. Please keep your comments brief, to the point, and relevant to the agenda item being considered so that everyone has a chance to speak. Interpreters or TDD, Telecommunication Device for the Deaf, are available for all public hearings; 72 hour notice is required. For further information or to request an interpreter, please call 575-8330. As a courtesy please turn off all cell phones and pagers. A copy of the Planning Commission agenda and other pertinent data are open and available for inspection in the office of City Planning (575-8267), 125 West Mountain Street, Fayetteville, Arkansas. All interested parties are invited to review the petitions. 2 CITY OF 7 aypp —Ile . %L eY L SUBDIVISION COMMITTEE MEMO ARKANSAS TO: Fayetteville Subdivision Committee FROM: Andrew Garner, City Planning Director Jonathan Ely, Development and Construction Manager MEETING DATE: June 2, 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: June 2,2016 113 W. Mountain Street www.fayetteville-ar. da Item 1 Fayetteville, AR 72701 16-5432 Mission Heights Page 1 of 16 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: I I Approved 1.1 Denied Date: June 2, 2016 Motion: Vote: Second: Note: BUDGET/STAFF IMPACT: None Attachments: • City Engineering comments • 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. June 2,2016 &Mission Blvd. (Mission Heights SD)371\01 Subdivision Committee\05-12-2016\Comments Agenda Item 1 and Redlines 16-5432 Mission Heights Page 2 of 16 CITY OF 1 0% Fayrle AS Date: May 31, 2016 Subdivision Committee Staff Memo To: Andrew Garner, City Planning Director From: Jonathan Ely Development and Construction Manager Re: ADM 16-5432 Review Comments Engineering Comments: 1. Removal of the sidewalk along the east side of lot 68 will eliminate an important east-west sidewalk connection for the subdivision. Without this connection, the only east-west pedestrian crossing in this area would be located along Mission Boulevard, which is approximately 230 feet away. Experience with these types of situations indicate that pedestrians will not travel out of their way to use a crossing, but will instead cross the road where convenient. This has the potential for causing conflict between pedestrians and vehicles. However, we do recognize the importance of preserving existing trees, and limiting disturbance to the root system. Therefore, Engineering is in favor of the Conditions of Approval as presented by Planning, and recommends the developer install an alternative east-west sidewalk connection across lot 68 in a location of their choice. This will ensure a safe, ADA compliant connection from west to east across this subdivision. Mailing Address: ENGINEERINC 113 W, Mourttain Street wwwfay' mggiftw&%.ittee Fayetteville, AP 72701 June 2,2016 Agenda Item 1 16-5432 Mission Heights Page 3 of 16 CITY OF Tay%Z —Iler ARKANSAS LANDSCAPE REGULATIONS-Chapter 177 To: Lawrence Finn From: John J. Scott, Urban Forestry CC: Andrew Garner, Planning Director Date: June 2,2016 Subject: ADM 16-5432: 1 Mission Heights Subdivision Subdivision Committee Review Comments Staff Recommendation: Staff recommends the approval of reducing the sidewalk to protect and preserve the trees as shown as in the site exhibits. 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 originally 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 originally proposed 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, the trees would be impacted and damaged would be caused to both of the significant trees on site if the sidewalks and retaining wall are constructed. The trees would be placed in a lot on their own that would be considered a neighborhood park which would help preserve them. URBAN FORESTRY r0rcw't-Airy ti{1e,:,: win+w,fayettevllde-ar-NbdivisionCommittee yrttic+,ritlr, ^J. /;'lUl June 2,2016 Agenda Item 1 16-5432 Mission Heights Page 4 of 16 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 June 2,2016 Agenda Item 1 16-5432 Mission Heights Page 5 of 16 k' ■� ' ; ' ■ / ■ len ' I' / r � '�--- / J 1 5 / I r✓� r1 / i / / T. I 1 1 NI I / ! I CY /, ■, f ; " . 1 t / � /� ti��/ ., `mss /1 cb rel C r+ / ■, • i � // r I 1 I 3 ,�. � s O I '. cn C U aol . Q SNI '1 ; , v}I ■ O ! I LA ! 1 1 I 1 � r ■ ��'—��\ I I 1 Lam( ! �]�!■ I O co I I r I f Z1 U it v `��+ ��__ 5FS4-�' I I •� -I j ..�II I j rl fl LU LL co ` � r I tl ~ -0 ru - ! +4_ Z tVVI ! ^h1 l It v 4 + I � 1 I + I r +. ► r t r 71 t L-•1 1 jt I 1 r 1 �rl 11 r• rr4 I i j ! .`I, Y— r l r r i �,' r i � +,■rf �, I j 1 r I r l I. r + 00 00 ,11 + ■ _ 1 I + NO I " 11 1 1. lid 111/ 11 ■� l I r f. _._ —_� --� + 1 r r + (/f Lu ■1111 1111 -y/• cr �r S ■�1 1 11 �� �I I I I S I + 10 --- -- i 1 I r t •Q7 / 1■ 1sl ` u I 1 ! ! I I I r 00 Ir,rr•■+ , `"+�, `1 r ! 41 I I I I � �__ ■ f - Orn Cd 1111 11 r■� r �'�� � I I I I I I r l l � 1 -�_ `j - f ■n � �rn N Y H_ N •,I,'I1 1 i'i I I I I j I I ,1 ,1 'I II r'-`r�� f'rIf ■■i1'r'1 , F 3 f i i i 'I i j 'i 'i `i i 11 i y Subdivisio r�mittee • 11. 1 r + ! I I 11 s t 1 s �,2016 Agenda Item 1 16-5432 Mission Heights Page 6 of 16 MISSION HEIGHTS Existing Site Conditions Lot 68 4-28-16 l A: Looking NW from Meridian Drive 0 522 To .of Cur B: Looking N from edge of Meridian Drive Subdivision Committee June 2,2016 Agenda Item 1 16-5432 Mission Heights Page 7 of 16 MISSION HEIGHTS Existing Site Conditions Lot 68 4-28-16 -k • +a7� `a C: Looking SE from NW corner r I i �['' i�•�•• . '�1. Z- D: Looking S from NE corner of lot 68 Subdivision Committee June 2,2016 Agenda Item 1 16-5432 Mission Heights Page 8 of 16 IUNOl3A3a S1HO13H NOISSIW INN o ~ \ • \ ti Z OF \ L r 4 r �U zKO� CL KA rN,12h I I .� ._L f 1��` � •� ` 1 b Q CL J L Q 133H5 w Q",3314S O 11 w � � w o xuna.YyY°g 1 ~ s Z o �4 atvav=Ie3:scaa•a s x y�s`��?�?r.t- as Ir o ys{+yy�rg gp I y y s }■ /I q V Z K � F 71�S}IYS �' L3��•!}4 _�t�2.413 ` I ; 1 Q Ol X L. �pbYY Y Y YY YVYJYSIYYYYY Y Y Y` r Suivision Committee June 2,2016 Agenda Item 1 16-5432 Mission Heights Page 9 of 16 sesue�Jy 'all!Aap@Ae j �°,"k - `4 1N3WdO13A34 x'r iq � �4i3fI Of,• Z p 7 _p Z S1HJI3H NOISSIW x:_8,' �� ) t sE U OF arasw� w oho' ' �5 w.i r...�.r.nnv..cia t•� � 07 u'i� U a Z Ln --� / f ray `�h�frw'�:'�� •: - a a K f �°�at , ,r5�. '`psi•' � :- stir ° O i r I � f'ff�P�G� _ ■� �a � y1 I 4 I , I C Yl Y36it y Q �• 1 � �: SII 3 s���@: � ���- � s; a 1 a_ ! I' S � 1I tl I 6 +1 �`•'' �� �iy' 'oSeC f' it N53,00 AY . if+ kv � ro �r• � I<o- �_ Sub ivision Committee June 2,2016 Agenda Item 1 16-5432 Mission Heights Page 10 of 16 uM sesugjv 'apiA@jj@Ae j ,.��617 0 _ N ° Q IUNOUAN S1HO13H NOISSIW ��© tsar ,�•.i :: Za wNa � � U -Z J? a I _ ct Yl � r 1-Ea w E rUj a a Ht w Q � got 4"V�A .06 6� WIN z a 0ZZ�1 - <ub ivision Committee 1 I n June 2,2016 Agenda Item 1 16-5432 Mission Heights Page 11 of 16 MISSION (9) HEIGHTS East Mission Boulevard LLC PO Box 2901 Fayetteville,AR 72702 May 22, 2016 Andrew Garner Planning Department 125 W Mountain Street Fayetteville,AR 72701 Andrew, I understand and appreciate that staff concurs with our request not to install a portion of the sidewalk on the east side of lot 68 (ADM 16-5432)in order to protect the root system of the two existing streets, but staffs condition of approval to add east-west sidewalks across the greenspace would in our opinion diminish an open park with an unnecessary concrete walkway. When the section of street B on the south side of lot 68 was removed to create a more enclosed parklike open space street B then curved and continued until it met street G. The approved ROW street section for this length of roadway is Hillside Local —Sidewalk on left side with on street parking (Street B STA. 0+00 To 4+80+Street H 0.98 to 0.00). The approved revised ROW plan and roadway section is attached for reference (C1.12 dated 8-7-15). Since the ROW is only to the curb line and there is no sidewalk required or planned on the west side of lot 68 the requirement to install a concrete connection across the green space would provide no benefit to the neighborhood. We respectfully request that the City staff reconsider their condition of approval. Please feel free to contact me with any questions. Best Regards, C<Lawre iawfinn@dakdev.com L---- 404-931-8426 Attachments:C1.12(approved 8-7-15) C7.01(approved 2-24-15) Subdivision Committee June 2,2016 Agenda Item 1 16-5432 Mission Heights Page 12 of 16 r�r'Ill ��- �t.. CURVE TABLE y' � g�r� irw Am Ln cu 0 W LL- J,/ .. , -:. i a HIiIf1d1�aP YN on- side with on street parking(StreetFpt, BSTA.O+OOTo4+80+StreetH ■ r sJ+ r a l �J1�6 V� •S ass to o"oa) _ F rx c" j• ,o ���� . t....� - .''..,...�L,� fz'y e,yy I Y• to'"�Y, �. SWETEI"12 r 1 wt. SMEUL MUT PLAN � ��� per« ��- '+y. _-- -- ��.�W 5'�.•'.,T L���ywlf�i��+T,�. v �v vue,w.w.a..�a,.,,,r vw..e.x wr Wn T !1,F.•— - w rY: S— _ uir��,—. _.�,� sHcr rw •n. C l.12 Subdivision Committee June 2,2016 Agenda Item 1 16-5432 Mission Heights Page 13 of 16 HILLSIDE LOCAL.S DEWALK ON ID ON-STREET PARKING CAI cu (STREET B.STA 0100 TO 4180) (STREET E) jg LLJ 60 LL HILLSIDE LOCAL-SIDEWALK ON RIGHT SIDE WITH ON.STREET PARKING (STREET F) P NS HILLSIDE LOCAL-SIDEWALK ON BOTH SIDLSWITH ON-STREET PARKING (STREEr B,STA_4160 TO END) (STREET H.WITHOUT PARKING LANE) C7.01 Subdivision Committee June 2.2O10 Agenda Item 1 10-5432Mission Heights Page 14of1V ADM 16-5432 MISSION HEIGHTS Close Up View NORTH z N _y _ W- J Subject Property RSF-4 _ fl Cs 40 M1551fl� � � I m F W Q W i 3 w z LU w w C z O f• — ALLEY 1880 i i ALLEY 2100 G) Lfi CAMELOT PL O,A Legend RSF-4 C-1 Planning Area Feet Community Services — — Fayetteville City Limits Neighborhood Conservation Shared Use Paved Trail 0 75 150 300 450 600 P-1 Building Footprint 1 inch = 200 feet Subdivision C mmittee 2,2016 Agenda Item 1 16-5432 Mission Heights Page 15 of 16 - s31wll 40 alllAaua/ej juljd;oo_� 6uIPl!n8 eOJV 6uluueld - (pasodoid) IleJl n Ileal paned ash paaegs ....... pua6a-1 _ sjlWl-j 41I0 alllnapaAej ; easy 6uluueld .._---- _ puaCa-1 A C 'cY,Z�o Oi�gS d a 7gJ�n� C, tt O0 NI 3S06* o � l i m � 3601A •• n � � W -VO, NO? 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Lff] S` L] d0 a❑1bN1021V� -11OYr s a05. .S�,cSSO� � n OY W III VM3ls o se— IN 9'0 9Z'0 Y 9Z l•'0 0 1 I I I I HDIONanai/� aliW aup S1H O 13 H N O I S S I W ZCt7q—qjybVqGVCo nmittee June 2,2016 Agenda Item 1 16-5432 Mission Heights Page 16 of 16 CITY OF Fay • r—Ile SUBDIVISION COMMITTEE MEMO AANSAS TO: Fayetteville Subdivision Committee THRU: Andrew, Garner, City Planning Director FROM: Quin Thompson, Planner Corey Granderson, Staff Engineer MEETING: June 2, 2016 SUBJECT: PPL 16-5415: Preliminary Plat (NW OF RUPPLE RD. & WEDINGTON DR./RUPPLE MEADOWS SD, 400): Submitted by CRAFTON TULL, INC. for properties located NW OF RUPPLE RD. & WEDINGTON DR. The properties are ZONED RSF-8, RESIDENTIAL SINGLE FAMILY, 8 UNITS PER ACRE AND RMF- 12, RESIDENTIAL MULTI FAMILY, 12 UNITS PER ACRE and contains approximately 15.80 acres. The request is for 68 single-and multi-family lots. RECOMMENDATION: Staff recommends forwarding PPL 16-5415 to the full Planning Commission with conditions. BACKGROUND: Site Description: The project is located on the west side of Rupple Road, just north of the intersection of Rupple Road and Wedington Drive in west Fayetteville. Rupple Road is a Master Street Plan (MSP) designated `Principal Arterial Parkway' and Wedington Road is a MSP designated `Principal Arterial'. The property being developed is a 15.8 acre parcel with portions in both RSF-8 and RMF-12 zones. The surrounding land use and zoning is depicted in Table 1. Table 1 Surrounding Land Use and Zoning Direction from Site Land Use Zoning North Single family residential RSF-4, Residential Single-family South Natural Landscape/Electrical Contractor DG, Downtown General East Multi-family Residential C-1, Neighborhood Commercial Self-storage facilities R-PZD, Links at Fayetteville CS, Community Services West I Single family residential RT-12, Residential Two-family Proposal: The applicant proposes a sub-division with 66 residential lots and two parcels for detention ponds. As part of this project approximately 300 linear feet of offsite sewer will be constructed. Street connections will be made to Rupple Road, directly across from Congressional Road, and to the stub out of North Corsica Drive in Bellwood Subdivision. A stub out street is being proposed at the southwest corner of the property for future connection to North Meadowlands Drive. Mailing Address: Subdivision Committee 113 W. Mountain Street www.fayettevill June 2 2016 Fayetteville, AR 72701 nItern 2 16-5415 Rupple Meadows SD Page 1 of 30 Right-of-way to be dedicated: Staff recommends Local Streets (50' ROW) be constructed for internal connecting streets, and Residential Streets be constructed (43' ROW)for internal streets served by alleyways. The applicant has proposed the Residential Street section throughout the development, which is atypical where future through street connections are provided. In staff opinion the Residential Street with a 20' wide paved street width is not appropriate for all streets in this subdivision because there is no provision for on-street parking which can lead to congestion and safety issues for emergency vehicle response. Staff has attached a copy of the Master Street Plan (MSP) cross sections for the Local and Residential Streets. Water and Sewer System: Public water and sewer lines will need to be extended through the development. Parks: On May 2, 2016 the Parks Recreation and Advisory Board reviewed this proposal and recommended accepting money in lieu of land dedication to satisfy the park land dedication ordinance. Parks fees in the amount of $61,640.00 are due prior to signing the final plat. Final fees will be assessed dependent on the total number of buildable lots actually constructed. Access Management/Connectivity: The subject development anticipates future development to east and west with future street stub-outs, and proposes connecting to the existing Bellwood Subdivision to the north.The applicant does not wish to connect to undeveloped land to the south, citing the potential commercial nature of future development on that site. The proposed subdivision meets the access management and connectivity requirements, with the exception of the lack of connection to the south. Staff recommends a stub-out to the south to allow for future street connection consistent with City policy and the Wedington Neighborhood Plan that identifies the potential for a well-connected series of neighborhoods in this area and a mix of uses, including single-family, multi-family, and commercial. Street Improvements:Staff recommends that the project improve Rupple Road to bring the street into compliance with the Master Street Plan 2030 along the project boundary. The City is currently making improvements to Rupple along the entire length of the property. Multi-use Trail Improvement: The Fayetteville Active Transportation Plan identifies a shared use paved trail to be included along the west side of Rupple Road. Rupple Road is planned for widening in the future and the new trail shall be located far enough west to accommodate the future road widening with a minimum of 6 feet of green space between the curb and the trail. Construction of the section of this shared use paved trail from the south edge of the south pond (lot 68) north to the north edge of lot 45 shall be constructed according to City standards along with the dedication of the necessary right of way. Public Comment. No comments have been received. RECOMMENDATION: Staff recommends forwarding PPL 16-5415 to the full Planning Commission with the following conditions: Conditions of Approval: 1. Subdivision Committee recommendation of internal street cross section. The internal streets are proposed to be constructed to the 20' Residential Street section throughout. This is atypical where streets are expected to connect to adjacent developments in the Subdivision Committee June 2,2016 GAETC\Development Services Review\2016\Development Review\16-5415 PPL NW of Rupple Rd& Agenda Item 2 Wedington Dr(Rupple Meadows SD)400\02 Subdivision Committee\06-02-2016\Comments and Redlines 16-5415 Rupple Meadows SD Page 2 of 30 future. Staff recommends that these connecting streets be built to the standard MSP `Local Street'section that permits on-street parking on one side. 2. Subdivision Committee recommendation of appropriate street connectivity. Staff recommends a stub-out to the south to allow for future street connection consistent with City policy and the Wedington Neighborhood Plan that identifies the potential for a well- connected series of neighborhoods in this area and a mix of uses, including single-family, multi-family, and commercial. 3. Subdivision Committee recommendation of street improvements. Staff recommends construction that the site's Rupple Road frontage be improved consistent with the MSP, including street widening, construction of half of a boulevard with curb and gutter and a multi-use trail as shown on the applicant's site plan and recommended by the City Trails Coordinator. All internal streets to be constructed in accordance with the Master Street Plan cross section as approved by the Planning Commission. 4. Subdivision Committee recommendation of parkland dedication or payment of fees in lieu. On May 2, 2016 the Parks Recreation and Advisory Board reviewed this project and recommended accepting money in lieu of land dedication to satisfy the park land dedication ordinance. Parks fees in the amount of$61,640.00 are due prior to signing the final plat. Final fees will be assessed dependent on the total number of buildable lots actually constructed. 5. A note shall be added to the final plat indicating that direct driveway access to Rupple Road shall not be permitted. 6. The shared private drives/alleys shall be platted within shared access easement on the final plat. 7. Prior to final plat the property line adjustment to create the legal lot for this subdivision shall be completed and filed of record. 8. All lots less than 70 feet in width and developed for single-family dwellings are subject to UDC Section 164.23, Single-family Infill Design Standards. 9. Future street extension signs shall be installed at all street stub-outs prior to final plat. 10. Street lights shall be installed in accordance with code at all street intersections and spaced every 300 feet, including along Rupple Road. 11. Conditions of approval from Engineering, Urban Forestry, and Parks Department are included in the official conditions of approval, attached hereto. Standard conditions of approval: 12. 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). 13. Staff approval of final detailed plans, specifications and calculations(where applicable)for grading, drainage, water, sewer, fire protection, streets (public and private), sidewalks, Subdivision Committee June 2,2016 WETC\Development Services Review\2016\Development Review\16-5415 PPL NW of Rupple Rd& Agenda Item 2 Wedington Dr(Rupple Meadows SD)400\02 Subdivision Committee\06-02-2016\Comments and Redlines 16-5415 Rupple Meadows SD Page 3 of 30 parking Ipo)qnO tree preservation. The information,sLtbtnitteed for the plat review process was reviewed for general concept only. All public improvements are subject to additional ,reviewsand apprwal[, all,Improvements r*holI ,w-,-mplyim,thCftVscurre'ritrequirements,., 14, Preliminary Plat approval shad be valid for one c-alendry ar Subdivision Committee Action: 0 Approved 0 Forwarded 11 Denied Meeting Date: June 02, 2016 Motion: Second: Vote: 19U DG-MTAFF IMPACT': None Attachments: ■ Parks Department comments ■ Trails Coordinator comments City Engineering Division comments ■ Urban Forestry comments ■ Applicant's letter ■ Site Plan Wedington Illustrative Plan Local Street Section • Residential Street Section • Close up Map • One Mile Map Subdivision Committee June 2,2016 WET00evelopment Services Review120160evelopment Review116-5415 PPL NW of Rupple Rd& Agenda Item 2 Wedington Or(Rupple Meadows SO)400102 Subdivision Committee106-02-201161Comments and Redlines 16-5415 Rupple Meadows SO Page 4 of 30 CITY OF Fay% —Ile ARKANSAS PARKS AND RECREATION TO: Planning Division FROM: Ken Eastin, Park Planner II DATE: May 10, 2016 SUBJECT: Parks & Recreation Technical Plat Review Comments Meeting Date: May 18, 2016 Item: 16-5415 PPL NW of Rupple Road and Wedington Dr. (Rupple Meadows SD)400 Park District: NW Zoned: RSF-8 and RMF-12 Billing Name &Address: River Oaks Partners, LLC 6301 Cliff Drive P.O. Box 10210 Fort Smith, AR 72917 Current Land Dedication Requirement Money in Lieu Single Family @ 0.023 acre per unit= acres 67 @ $920 per unit= $61,640 Multi Family @ 0.014 acre per unit= acres @ $560 per unit= $ COMMENTS: • Project was approved by the PRAB on Monday, May 2, 2016 for paying money in lieu of a land donation for this project • Fees in the amount of$61,640 are due prior to final plat approval. • The actual amount of fees will be determined by the actual number of dwelling units, whether residential dwellings are single-or multi-family, and the parks fee formula at Planning Commission approval of the Preliminary Plat. Mailing Address: PARKS & RECREATION 113 W. Mountain Street www.fayett vi I -ar, o Fayetteville,AR 72701 eSu deivisi�n June 2,2 16 June 2,2016 Agenda Item 2 16-5415 Rupple Meadows SD Page 5 of 30 CITY OF Ta e epile ARKANSAS LANDSCAPE REGULATIONS—Chapter 177 To: Tom Hennelly,Crafton Tull From: John J. Scott, Urban Forestry CC: Quin Thompson, Planner Date: June 2, 2016 Subject: PPL 16-6415 West side of Rupple Rd. 550 feet north of WeddingtonRupple Meadows Technical Plat Comments Applicable Requirements: NA Site Development& Parking Lot Standards Y Street Tree Planting Standards Y Stormwater Facilities Plan Checklist: Yes=submitted by applicant No=required by City Code but not included on submitted plan N/A =not applicable Tech Plat SC PC All Landscape Plans Y Y Irrigation notes either automatic or hose bib 100'o.c. 177.03A.7.9 & 177.04.13.3.a) Y Y Species of plant material identified (177.03.A.7.d &e) Y Y Size of plant material at time of installation indicated minimum size 2"caliper for trees and 3 al, shrubs 177.03.A.7.b&c Y Y Soil amendments notes include that soil is amended and sod removed 177.03.C.6.b) Y Mulch notes indicate organic mulching around trees and within landscape beds y (177.03.C.6.c&d) N N LSD and Subdivisions plans stamped by a licensed Landscape Architect, others by Landscape Designer(177.03.13) NA NA Planting bed contained by edging _ (177.03.C.6.f) Y Y Planting details according to Fayetteville's Landscape Manual (177.03.C.6.g) Mailing Addiess: URBAN FORESTRY 113 W. Mountain Street www rayettevilIl2. ai,gotL Fayetteville, AR 72701 S'2'&vsig committee June 2,2016 Agenda Item 2 16-5415 Rupple Meadows SD Page 6 of 30 Tech Plat SC PC Site Development& Parking Lot Standards NA Na Na Wheel stops/curbs(177.04.B.1)- Interior landscaping (177.04.C) NA Na Na Narrow tree lawn (8'min width, 37.5'min length/1 tree per 12 spaces)OR Tree island(8'min. width, 18.7'min, length/1 tree per 12 spaces) Allparking lot trees must be deciduous (177.04.C.3) NA Na Na Placement of Trees (177.04.C.2) Either side at points of access (entrance%xit) Perimeter landscaping (177.04.D) Side and rear property lines (5'wide landscaped) Front property line (15'wide landscape)(177.04.D.2.a) NA NA NA Shade trees planted on south and west sides of parking lots(177.04.D.2.e) Parking lot adjacent to R.0.W-continuous row planting of shrubs- 50%evergreen. Remaining landscaping to be ground cover and/or turf.)(177.04.D.4a) NOTE: Shade trees are described in street tree planting standards Tech Plat Street Tree Planting Standards (time of F.P. orpermit)(177.05 Y Y Residential Subdivisions-1 large species shade tree/lot tree planted within R.O.W. if possible NA Na Na Nonresidential Subdivision-1 large species shade tree/30 L.F. tree planted within 15-25' reens ace NA Na Na Urban Tree Wells-urban streetscape only-8'sidewalk,trees every 30 L.F. 177.05.B.3.a- NA Na Na Structural Soil-if urban wells are used, a note or detail of structural soil must be indicated on the landscape plan and inspected at time of construction. N Y Timing of planting indicated on plans (subdivisions only) 177.05.A.4) N Y Written description of the method for tracking plantings (177.05.A.4.e) Plan contains 3-year Maintenance and Monitoring Agreement. The owner shall N Y deposit with the City of Fayetteville a surety for approved landscape estimate. 177.05.A.2.e Tech Plat SC PC Stormwater Facilities (time of F.P. or ermit 177.06.A-C Y Y 1 deciduous or evergreen tree/3000 square feet Y Y 4 large shrubs or small trees (3 gal)/3000 square feet Y Y 6 shrubs or grasses (1 gal)/3000 square feet Tbd Y Ground cover unless seed or sod is specified- tbd Y 50%of facility planted with grass or grass like plants- Landsca a Requirements Table 135 Mitigation Trees Surety or Contract per 177.10 required 67 Street Trees(one per residential lot and at 30'interval spacing on Surety or Contract per 177.10 required common street frontages. Where existing trees are to be preserved adjacent to common street frontage,new street trees may not be required). 2 Subdivision Committee June 2,2016 Agenda Item 2 16-5415 Rupple Meadows SD Page 7 of 30 CITY OF Fay e e-Vlle ARKANSAS TREE PRESERVATION AND PROTECTION — Chapter 167 To: Tom Hennelly, Crafton Tull From: John J. Scott, Urban Forestry CC: Quin Thompson, Planner Date: June 2,2016 Subject: PPL 16-6415 West side of Rupple Rd. 550 feet north of Weddingtonj Rupple Meadows I Technical Plat Comments Requirements Submitted: Y Initial Review with the Urban Forester NA Site Analysis Map Submitted (if justification is needed) NA Site Analysis Written Report Submitted (if justification is needed) Y Complete Tree Preservation Plan Submitted Y Tree Mitigation Table on Plans NA I Tree Preservation Wavier Submitted Tree Preservation Calculations Square Feet Percent of site Total Site Area *Minus Right of Way and Easements 676,270 100% Zoning Designation *Select Below with drop down arrow RMF-12 Multi-Family Residential-Twelve Units Per Acre 135,254 20% HHOD *Select Below with Drop Down Arrow No 0 0% Total Canopy for Minimum Preservation Requirements 135,254 20.0% Existing Tree Canopy* Minus Right of Way and Easements 78,349 11.6% Tree Canopy Preserved 44,125 6.5% Tree Canopy Removed *On Site 34,224 5.1% Tree Canopy Removed *Off Site 3,353 Tree Canopy Removed Total 37,577 5.6% Removed Below Minimum 91,129 Mitigation Requirements L 37,577 • Total Site Area*is property line minus Master Street Plan ROW,existing easements,and Dedicated Parkland • Existing Tree Canopy*is total tree canopy minus Master Street Plan ROW and existing easements Mailing Address: URBAN FORESTRY 113 W. Mountain Street www.Fayetteville-at Dov Fayetteville, AR 72701 Subdivision Committee June 2,2016 Agenda Item 2 16-5415 Rupple Meadows SD Page 8 of 30 Tree Canopy Mitigation: 135 Mitigation trees Canopy Below Preservation Forestation Base Number of 2"caliper Required Priority/Type Density(ft2) _ _ trees ro be lamed 6548 ft2 High Priority 218 30 29020 ft2 Mid Priority 290 100 2009 ft2 Low Priority 436 5 Total Mitigation 1 1 135 Mitigation Type Requested Qty Each Total Cost On-site Mitigation Off-site Miti ation Tree Escrow $675 Total Mitigation Mitigation Type Requested: ® On-Site ❑ Off-Site ❑Tree Escrow ❑ Not Requested Yet Mitigation Type Requested Approved: ®YES ❑ NO TREE PROTECTION PLAN CHECKLISTS AND COMMENTS: Plan Checklist: NA=not applicable Yes=submitted by applicant No=required by City Code but not included on submitted plan The Site Analysis Plan[167.04(H)(1)] Tech Plat SD PC Site Analysis Plan Components Y Y 5 year aerial check on existing trees Y Y Property Boundary—not shown fully in NE corner N N Natural Features 100ft beyond property line shown Y Y Existing Topography with slopes< 15%highlighted Y Y Soils Y Y Significant Tree(s): 24", 18"and 8"DBH all shown graphically on plan Y Y Table listing Sig.Trees with species,size, health,priority Y Y Grouping of Trees: all other trees that do not meet significant requirements Y Y Table listing Grouped Trees with average species,size,health,priority Y Y All existing utilities Y Y All perennial and intermittent streams with approximate center line Y Y Flood plai ns/Floodways and Streamside Protection Zone line Y y Existing street,sidewalk or bike path ROW NA Na Na Submitted Site Analysis Plan The Analysis Plan Report[16T04(H)(4)) Tech Plat I SD PC Analysis Plan Report Components Na i Na Na Detail Design Approaches used to minimize damage to OR removal of existing canopy 2 Subdivision Committee June 2,2016 Agenda Item 2 16-5415 Rupple Meadows SD Page 9 of 30 Na Na Na Justification for removal of individual or groupings of trees/canopy NA Na Na Details providing information on on-site mitigation OR off-site alternatives Na Na na Submitted Analysis Report Tree Preservation Plan 167.Q4(H)2 Tech Plat SD PC Tree Preservation Plan Components Y Y Shows ALL Proposed Site Improvements Y Y Delineates trees/canopy to be preserved and removed Y Y Delineates existing and ploposed grading Y Y Depict limits of soil disturbance Detail methods that will be used to protect trees during construction: Y Y 1.Tree Protection Fencing Na Na Na 2. Limits of Root Pruning Y Y 3.Traffic flow on work site Y Y 4. Location of material storage Y Y 5. Location of concrete wash out Y Y 6. Location of construction entrance/exit Y y Location of ALL existing and new utilit /drains a easements Conditions of Approval Urban Forestry Recommends approval of the tree preservation plan with the following conditions: 1. Address any items above marked"N"and all Redlines on plan. 2. Use the larger scaled drawings to depict more canopy details, and easements. 3. The following apply and shall be added to the Landscape Plan: a. Prior to approval of Final Plat,any street trees fronting commonly owned properties must be planted and have a 3-year maintenance surety, or contract per 177.10, submitted to ensure maintenance and survival through the 3-year establishment period. This surety must be accompanied by a completed Landscape Surety Form. b. Prior to approval of Final Plat, any required mitigation trees must be planted and have a 3-year maintenance surety, or contract per 177.10,submitted to ensure maintenance and survival through the 3-year establishment period.The surety must be accompanied by a completed Landscape Surety Form. c. Prior to approval of Final Plat, a landscape performance surety(letter of credit, bond or cash) must be provided on all street trees adjacent to homes. This surety must be accompanied by a completed Landscape Surety Form. A cost estimate from a professional landscaping or contracting company must be provided to the Urban Forester in order to determine the required amount of the performance bond, The final surety amount is 150% of the approved cost estimate, d. Planting of LOT trees adjacent to homes may be deferred until completed construction of individual homes; however,the timing must be specified in conjunction with the phased completion of homes. For example, after the completion of(xx) homes, these trees must transition from a performance surety to a 3-year maintenance surety or contract per 177.10. This can be specified by the number of homes,the percentage of completion of the overall development, or simply on a time scheduled basis. The developer is required to determine this timing and state on the plat how these plantings and subsequent surety submittals will occur. 3 Subdivision Committee June 2,2016 Agenda Item 2 16-5415 Rupple Meadows SD Page 10 of 30 CITY OF Fay% t—Ile AANSAS Date: May 31, 2016 Subdivision Committee Staff Memo To: Quin Thompson, Planner From: Corey Granderson, Staff Engineer Re: Plat Review Comments Development: PPL 16-5415: Preliminary Plat(RUPPLE MEADOWS SD) Engineer: Crafton Tull Drainage Comments: 1. The northwest half of this development drains north and is proposed to be routed into the existing Bellwood Subdivision detention pond through existing underground Stormwater infrastructure. a. The Bellwood Subdivision detention pond was originally designed as a"wet"pond that would hold water at all times. However, the pond does not hold water today. b. The Rupple Meadows Subdivision proposes to complete the original pond lining work that should have been done with Bellwood Subdivision in order to get the pond to hold water per the original plan and the recorded final plat. c. Since the pond has been dry all along, city Engineering staff requires written consent from the Bellwood Subdivision POA to perform this work and convert the pond to a wet pond. d. Furthermore, a maintenance agreement must be met between Rupple Meadows Subdivision and the Bellwood Subdivision POA and the terms provided to the city for review. 2. If at any point in the design of this project, plans should deviate from a re-lining of the pond,these conditions of approval and comments will be amended and may require development modification approval through the planning commission. Standard Comments: 1. All designs are subject to the City's latest design criteria(water, sewer, streets and drainage). Review for plat approval is not approval of public improvements, and all proposed improvements are subject to further review at the time construction plans are submitted. 2. Any damage to the existing public street due to construction shall be repaired/replaced at the owner/developers expense 3. Water and sewer impact fees will apply for the additional impact to the system. The fees will be based on the proposed meter size and will be charged at the time of meter set. 4. Note, the following portions of all projects will typically not be reviewed by the Engineering Division until time of construction-level review(unless specifically requested at plat review): o Storm Sewer pipe/inlet sizing, gutter spread, profiles, or utility conflicts o Sanitary Sewer pipe sizing, profiles, or utility conflicts o Waterline fittings, callouts, or utility conflicts o Street profiles o Fine grading/spot elevations Mailing Address: ENGINEERING 113 W. Mountain Street www.fayetteville-ar.gov Fayetteville, AR 72701 Subdivision Committee June 2,2016 Agenda Item 2 16-5415 Rupple Meadows SD Page 11 of 30 5. The Engineer of Record shall: a. Review and approve material submittals. Approved submittals shall be submitted to the City for concurrence beforerg ading_permit is issued. b. Perform "Full Time" Inspection for the utility installation and shall be "In- Charge"of the approval testing. c. Provide a qualified representative for all testing and inspection. d. Schedule testing with the Public Works Inspector. e. Authorize geotechnical testing laboratory to provide reports directly to City in PDF format. Reports shall be submitted in a timely manner. f. Prepare material data sheets and test reports required by the specifications. g. Insure that daily inspection reports and data sheets are submitted to the City of Fayetteville's public works inspector weekly in PDF format. 6. 2012 Standard Water& Sanitary Sewer Specifications & Details apply 7. Demolition shall not begin until the appropriate erosion control measures and required tree preservation fencing are installed 8. Prior to Project Acceptance(Final Plat)the following items must be performed or provided to the satisfaction of the Engineering Department: h. The work shown on the civil site package must be complete and the items on the final punch list completed. i. Vegetation must be established and perimeter erosion controls removed. j. One(1)set of as-built drawings of the complete project(excluding details)as a hard copy,digital file .dwg, and PDF format; i. Public infrastructure and services shall be surveyed after installation in relation to easements, property lines,and rights-of-way. 1. More than 2 ft deviation of design alignment of shall require new easement dedication or adjustment of the utility/storm drain. ii. Sanitary Sewer, and Storm Drainage(Including Private)elevations must be verified and updated. (Elevations out of design tolerance must be corrected) iii. Street Centerline, Width, Profiles and Cross slopes shall be verified. 1. More than 6 inches deviation of design alignment of shall require new right of way dedication or adjustment of the street section. iv. Adequate verification survey to confirm accuracy of drainage report. v. As-buiIts should include the following information in a table: Linear Feet of new public streets, sidewalk(categorized by width), waterline,and-sanitary sewer.Square feet of newly dedicated right-of-way. k. Unit price construction costs for review and approval and a single 2 year maintenance bonds in the amount of 25% of the public improvements; 50% of water& sewer infrastructure. 1. Certification that the streets, sidewalk, storm sewer, water, fire line, and sewer lines, etc., were installed per approved plans and City of Fayetteville requirements; i. Provide all Inspection Reports; approved submittals; Data Forms from Utility Specifications (Including Consultants sewer TV report); compaction test results, etc... in. Certification that the designed retaining walls were installed per approved plans and City of Fayetteville requirements(Inspection and Testing Reports required); n. Cross Sections, Volume Calculations, and Certification Retention/Detention Ponds are in accordance with the approved Drainage Report. o. Surveyor's Certification of Compliance for monuments and property pins. p. The As- Built Final Drainage Report in PDF format updated per as-built invert, slope, inlet opening road profile, cross slope, etc... Subdivision Committee June 2,2016 Agenda Item 2 16-5415 Rupple Meadows SD Page 12 of 30