HomeMy WebLinkAbout2016-06-16 - Agendas (2)
Subdivision Committee Meeting
June 16, 2016
9:00 AM
113 W. Mountain, Room 326
Members: Matthew Hoffman (Chair), Janet Selby and Allison Thurmond Quinlan
City Staff: Andrew Garner, City Planning Director
Call to Order
Consent:
No Items
Old Business:
New Business:
1. LSD 16-5374: Large Scale Development (1241 W. MLK BLVD./ARENA VILLAGE
SHOPPING CENTER EXPANSION, 521/522): Submitted by BLEW & ASSOCIATES, INC. for
properties located at 1241 W. MLK BLVD. The properties are zoned C-2, THOROUGHFARE
COMMERCIAL, and contain approximately 4.71 acres. The request is for 2 new structures
containing approximately 9,530 square feet of shopping center space with associated parking.
Planner: Quin Thompson
2. LSD 16-5461: Large Scale Development (NE CORNER OF JEWELL RD. & SALEM
RD./FLATS AT FOREST HILLS, 440): Submitted MORRISON SHIPLEY ENGINEERS, INC. for
properties located at NE CORNER OF JEWELL RD. .& SALEM RD. The property is zoned R-
PZD, RESIDENTIAL PLANNED ZONING DISTRICT, and contains approximately 9.81 acres. The
request is for 5 new structures with 55 multi-family units and associated parking.
Planner: Jonathan Curth
3. LSD 16-5460: Large Scale Development (INTERSECTION OF VAN ASCHE DR. &
INVESTMENTS DR./GENERATIONS BANK, 172): Submitted MCCLELLAND ENGINEERS,
INC. for property located at the INTERSECTION OF VAN ASCHE DR. & INVESTMENTS DR.
The property is zoned C-1, NEIGHBORHOOD COMMERCIAL, and contains approximately 1.28
acres. The request is for a 4,000 square foot bank with associated parking.
Planner: Quin Thompson
4. LSD 16-5467: Large Scale Development (2514 N. NEW SCHOOL PLACE/THE NEW
SCHOOL, 290): Submitted by JORGENSEN & ASSOCIATES, INC. for properties located at 2514
N. NEW SCHOOL PLACE. The properties are zoned R-O, RESIDENTIAL OFFICE and contain
approximately 19.40 acres. The request is for three new buildings to house Academic/Innovation,
and Athletic Centers totaling 62,550 square feet with associated parking.
Planner: Andrew Garner
2
Announcements
Adjourn
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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.
TO: Fayetteville Subdivision Committee
THRU: Andrew Garner, City Planning Director
FROM: Quin Thompson, Current Planner
Corey Granderson, Staff Engineer
MEETING: June 16, 2016
SUBJECT: LSD 16-5374: Large Scale Development (1241 W. MLK BLVD./ARENA
VILLAGE SHOPPING CENTER EXPANSION, 521/522): Submitted by BLEW &
ASSOCIATES, INC. for properties located at 1241 W. MLK BLVD. The properties
are zoned C-2, THOROUGHFARE COMMERCIAL, and contain approximately
4.71 acres. The request is for 2 new structures containing approximately 9,530
square feet of shopping center space with associated parking.
RECOMMENDATION:
Staff recommends forwarding LSD 16-5374 to the full Planning Commission with conditions of
approval.
BACKGROUND:
The subject property is located at the southeast corner of Martin Luther King Boulevard (MLK)
and Stadium Drive and contains approximately 4.71 acres in the C-2 zoning district. The property
is developed with a strip center containing approximately 23,400 square feet and 111 parking
spaces. The site is adjacent to the College Branch, a stream protected under the Streamside
Protection Ordinance. The Tsa-La-Gi multi-use trail passes along the southern portion of the
property. Surrounding land use and zoning is depicted on Table 1.
Table 1
Surrounding Land Use and Zoning
Direction from Site Land Use Zoning
North UARK C-2, Thoroughfare Commercial/P-1, Institutional
South Single-family Residential R-O, Residential Office/RMF-24, Residential Multi-
family
East Undeveloped CS, Community Services/RMF-24, Residential Multi-
family
West Commercial Retail C-2, Thoroughfare Commercial
Proposal: The proposal is for a 3,828 square foot addition between existing buildings, and to add
a new 5,702 square foot building on the east end of the property. The project would also remove
an existing curb cut on Martin Luther King Boulevard and add new driveways to Indian Trail.
INFRASTRUCTURE:
Water and Sewer System: The site has access to public water and public sewer.
G:\ETC\Development Services Review\2016\Development Review\16-5374 LSD 1241 W. MLK Blvd.
(Arena Village Expansion) 521\02 Subdivision Committee\06-16-2016\Comments and Redlines
Adjacent streets and right-of-way: This site has street frontage on Stadium Drive, a Master Street
Plan (MSP) designated ‘Local Street’ with 50’ feet of right-of-way (ROW) required and Martin
Luther King Boulevard, a Master Street Plan (MSP) designated ‘Principal Arterial Street’ with 87’
foot ROW requirement.
Street Improvements: Staff is recommending street improvements, including streetlights, street
trees, and new 6-foot of sidewalk along Martin Luther King Boulevard where the sidewalk is
adjacent to the back of curb. A 6-foot, rather than the standard 5-foot sidewalk is recommended
by staff and has been agreed to by the applicant given the difficult pedestrian situation with the
creek crossing and sidewalk at the back of curb along the eastern portion of this site. Staff
recommends and the applicant is proposing to close a non-conforming curb cut onto Martin Luther
King Boulevard, and to provide colored concrete trail crossings for curb cuts on Indian Trial.
Tree Preservation:
Canopy minimum requirement: 15%
Existing canopy: 2.1%
Preserved canopy: 0.9%
Mitigation required: 6 two-inch caliper trees
Access Management/Connectivity: Access to the site will be provided in multiple locations. On
Martin Luther King Boulevard through a pair of existing full access curb cuts. Access to Indian
Trail will continue to occur including the addition of two new curb cuts. A new curb cut on Stadium
drive is also proposed. The proposed design meets the access management requirements for
curb cut separation.
RECOMMENDATION: Staff recommends forwarding of LSD 16-5374 with the following
conditions.
Conditions of Approval:
1. Subdivision Committee recommendation of street improvements. Staff recommends
street improvements as proposed, including streetlights, street trees, curb and gutter,
colored trail crossings, and 6 feet of sidewalk along Martin Luther King Boulevard as
shown on the attached site plan. No improvements are recommended on Stadium Drive
due to the difficult creek crossing that would make construction of a standard sidewalk
environmentally intrusive and costly.
2. Subdivision Committee recommendation of a variance of the Streamside Protection
Ordinance. City Engineering staff recommends in favor of the variance with conditions, for
the reasons discussed in the attached memo.
3. Subdivision Committee recommendation of a compliance with the Commercial Design
Standards (UDC 166.25). Staff recommends denial of the easternmost building as
proposed finding that the east façade facing Stadium Drive does not provide a primary
entrance as required. Staff recommends revised elevations be submitted prior to this item
being placed on the Planning Commission agenda.
4. All tree preservation, landscape, engineering and fire department conditions included
herein shall apply. All revisions shall be addressed prior to construction plan approval.
G:\ETC\Development Services Review\2016\Development Review\16-5374 LSD 1241 W. MLK Blvd.
(Arena Village Expansion) 521\02 Subdivision Committee\06-16-2016\Comments and Redlines
Standard conditions of approval:
5. Impact fees for fire, police, water, and sewer shall be paid in accordance with City
ordinance.
6. If applicable, a business license shall be obtained prior to opening the business to the
public.
7. 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, and Cox Communications).
8. 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.
9. 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.
10. All freestanding and wall signs shall comply with ordinance specifications for location, size,
type, number, etc. Any proposed signs shall be permitted by a separate sign permit
application prior to installation. Freestanding pole signs and electronic message boards
(direct lighting) are prohibited in the Design Overlay District.
11. Large scale development shall be valid for one calendar year
12. 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.
13. Prior to the issuance of a building permit the following is required:
a. Grading and drainage permits
b. Exterior lighting package must be provided to the Planning Division.
c. An on-site inspection by the Landscape Administrator of all tree protection
measures prior to any land disturbance.
d. Project Disk with all final revisions
e. 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.
G:\ETC\Development Services Review\2016\Development Review\16-5374 LSD 1241 W. MLK Blvd.
(Arena Village Expansion) 521\02 Subdivision Committee\06-16-2016\Comments and Redlines
Subdivision Committee Action: ❒ Approved ❒ Forwarded ❒ Denied
Meeting Date: June 16, 2016
Motion:
Second:
Vote:
BUDGET/STAFF IMPACT:
None.
Attachments:
Engineering Division comments
Urban Forestry Division comments
E911 Addressing comments
Applicant’s request letter
Design Standards variance request letter
Site Plans
Elevations
Close Up Map
One Mile Map
TO: Fayetteville Subdivision Committee
THRU: Andrew Garner, City Planning Director
FROM: Jonathan Curth, Senior Planner
Corey Granderson, Staff Engineer
MEETING: June 16, 2016
SUBJECT: LSD 16-5461: Large Scale Development (NE CORNER OF JEWELL RD. &
SALEM RD./FLATS AT FOREST HILLS, 440): Submitted MORRISON SHIPLEY
ENGINEERS, INC. for properties located at NE CORNER OF JEWELL RD. .&
SALEM RD. The property is zoned R-PZD, RESIDENTIAL PLANNED ZONING
DISTRICT, and contains approximately 9.81 acres. The request is for 5 new
structures with 55 multi-family units and associated parking.
RECOMMENDATION:
Staff recommends forwarding LSD 16-5461 to the full Planning Commission with conditions.
BACKGROUND:
The subject property is part of the Forest Hills Residential Planned Zoning District (R-PZD 07-
2793), which was approved by the City Council in May of 2008. Development has remained
primarily commercial within the R-PZD’s Planning Area 1 along Wedington Drive. This includes
among other businesses a Walmart Neighborhood Market, several restaurant chains, and a
Planet Fitness. The Town Homes at Forest Hills, which is a single-family subdivision north of
Persimmon Street has been platted and is under development.
The property on which the proposed Large Scale Development is located is part of a larger parcel
shared with Planet Fitness and totaling almost 10 acres. The original R-PZD identified this site as
Planning Area 2, with 100 dwelling units in multi-family structures. The R-PZD Architectural
Design Standards in Planning Area 2 call for a theme of nostalgic materials, features, and systems
similar to Fulton Market in Boston, the Brickyard in Oklahoma City, and Central Avenue in Eureka
Springs. Surrounding land use and zoning is depicted on Table 1.
Table 1
Surrounding Land Use and Zoning
Direction from Site Land Use Zoning
North Commercial; Planet Fitness & Restaurants R-PZD, Residential Planned Zoning District
South Undeveloped R-PZD, Residential Planned Zoning District
East Single-family Residential
R-O, Residential Office
RMF-24, Residential Multi-family, 24 Units
per Acre
West Commercial; Walmart Neighborhood Market R-PZD, Residential Planned Zoning District
G:\ETC\Development Services Review\2016\Development Review\16-5461 LSD NE Of
Jewell Rd & Salem Rd (Flats at Forest Hills) 440
Proposal: The proposal is to develop five new residential structures with 55 multi-family units and
associated parking.
INFRASTRUCTURE:
Water and Sewer System: The site has access to public water and public sewer.
Adjacent streets and right-of-way: This site has street frontage on West Jewell Road, and West
Grove. Adequate ROW exists.
Street Improvements: Jewell Road is an improved street. The applicant shall construct new street
lights at a spacing of no less than 300 feet between lights.
Tree Preservation:
Canopy minimum requirement: 25%
Existing canopy: 100.0%
Preserved canopy: 14.9%
Mitigation required: 12,034 Sq. Ft.
Access Management/Connectivity: Access to the site will be provided through a full access curb
cut onto Jewell Road and through the adjacent property to the north to access Salem Road. The
proposed design meets the access management requirements for curb cut separation. The
applicant proposes cross access to the existing commercial parking lot adjacent to the north,
which was master-planned to connect to the subject property.
Public Comments: Staff has not received any public comment.
RECOMMENDATION: Staff recommends forwarding LSD 16-5461 to the full Planning
Commission with the following conditions:
Conditions of Approval:
1. Subdivision Committee recommendation of parkland dedication or payment of fees in lieu.
On May 23, 2016 the Parks 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 $30,800 are due prior to singing the final plat. Final fees will
be assessed dependent on the total number of units actually constructed.
2. Subdivision Committee recommendation of compliance with the Forest Hills PZD Height
Regulations. Staff requests the Committee discuss the Forest Hills PZD height regulations
and make a recommendation to the full Planning Commission on whether or not the
proposed buildings comply with the regulations. The Forest Hills PZD Planning Area 2
height regulations read as follows:
Height Regulations: Building heights are limited to the following:
30’ max. height when less than 30’ from a residential property.
40’ max. height when greater than 30’, but less than 50’ from a
residential property. 65’ max. height when greater than 50’ from
a residential property.
G:\ETC\Development Services Review\2016\Development Review\16-5461 LSD NE Of
Jewell Rd & Salem Rd (Flats at Forest Hills) 440
The proposed buildings are adjacent to residential property to the east in the Maple
Terrace subdivision/Betty Jo Drive. This adjacent residential property primarily consists
of single story, two-family dwellings in the RMF-24 zoning district. Interpretation is
necessary regarding whether the setback from residential properties is from the peak
point on a structure, or its exterior wall. The typical requirement in Fayetteville’s multi-
family zoning districts is to require an additional building height setback only from
adjacent single family residential districts. In those cases, the setback is measured from
the exterior wall, not the peak point. The PZD does not specify that the regulation should
only apply to single family districts, and does not specify exactly where the building
height setback applies. Given the ambiguity described above, staff recommends that the
project complies with the intent of the building height regulation as evidenced in the
attached building height diagram.
3. Conditions of approval from Engineering, Urban Forestry, and Parks Department are
included in the official conditions of approval, attached hereto.
4. The following revisions shall be made prior to the Planning Commission meeting:
a. Revise the building setback line along the eastern edge of the property to 10
feet to reflect the side setback requirements for Planning Area 2 of the Forest
Hills PZD.
Standard conditions of approval:
5. Impact fees for fire, police, water, and sewer shall be paid in accordance with City
ordinance.
6. If applicable, a business license shall be obtained prior to opening the business to the
public.
7. 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, and Cox Communications).
8. 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.
9. 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.
10. All freestanding and wall signs shall comply with ordinance specifications for location, size,
type, number, etc. Any proposed signs shall be permitted by a separate sign permit
application prior to installation. Freestanding pole signs and electronic message boards
(direct lighting) are prohibited in the Design Overlay District.
11. Large scale development shall be valid for one calendar year
G:\ETC\Development Services Review\2016\Development Review\16-5461 LSD NE Of
Jewell Rd & Salem Rd (Flats at Forest Hills) 440
12. 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.
13. Prior to the issuance of a building permit the following is required:
a. Grading and drainage permits
b. Exterior lighting package must be provided to the Planning Division.
c. An on-site inspection by the Landscape Administrator of all tree protection
measures prior to any land disturbance.
d. Project Disk with all final revisions
e. 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.
Subdivision Committee Action: ❒ Approved ❒ Forwarded ❒ Denied
Meeting Date: June 16, 2016
Motion:
Second:
Vote:
BUDGET/STAFF IMPACT:
None.
Attachments:
Engineering Division comments
Urban Forestry Division comments
Recycling and Solid Waste comments
Applicant’s request letter
Site Plans
Apartment Elevations
Townhouse Elevations
Height Regulation Exhibit
Close Up Map
One Mile Map
Date: June 13, 2016 Subdivision Committee Staff Memo
To: Jonathan Curth, Senior Planner
From: Corey Granderson, Staff Engineer
Re: Plat Review Comments
Development: LSD 16-5461: FLATS AT FOREST HILLS
Engineer: Morrison Shipley
Plan Comments:
1. All engineering tech plat comments should be addressed at construction-level submittal for the grading
permit. Comments were minor in nature.
2. Any disturbance to wetland areas shall be done in accordance with all rules and permitting of the US
Army Corps of Engineers.
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. Fire Line monthly fees will be applied based on the size of the riser penetrating the slab. See Chapter
51.136 of the Unified Development Code for table of fees associated with pipe diameter.
5. Commercial structures that may require a fire sprinkler system must obtain a fire flow study submitted
and approved by the fire department prior to approval of the project.
6. Prior to engineering approval of the building permit, either the required public improvements must be
installed and accepted, or performance bonds in the amount of 150% of the construction cost for all
public improvements must be submitted, accompanied by a unit price estimate approved by the
Engineering Division.
7. 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
8. The Engineer of Record shall:
a. Review and approve material submittals. Approved submittals shall be submitted to the City for
concurrence before grading 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.
9. 2012 Standard Water & Sanitary Sewer Specifications & Details apply
10. Demolition shall not begin until the appropriate erosion control measures and required tree preservation
fencing are installed
11. Prior to Project Acceptance (Certificate of Occupancy, or Temporary Certificate of Occupancy) 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. Adequate verification survey to confirm accuracy of drainage report.
iv. As-builts 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;
l. 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…
m. Certification that the designed retaining walls were installed per approved plans and City of
Fayetteville requirements(Inspection and Testing Reports required);
n. Surveyor’s Certification of Compliance for monuments and property pins.
o. The As- Built Final Drainage Report in PDF format updated per as-built invert, slope, inlet
opening, road profile, cross slope, etc…
TREE PRESERVATION AND PROTECTION – Chapter 167 To: Morrison Shipley
From: John Scott, Urban Forestry
CC: Jonathan Curth, Senior Planner
Date: June 16, 2016
Subject: LSD 16-5461: Jewell Rd. & Salem Rd. | Flats at Forest Hills | Subdivision Committee Review Comments
*Note: Tree preservation requirements were met with a tree preservation area. Recently the tree
preservation area was modified and approved by City Council.
Requirements Submitted:
N Initial Review with the Urban Forester
NA Site Analysis Map Submitted (if justification is needed)
NA Site Analysis Written Report Submitted (justification is needed)
Y Complete Tree Preservation Plan Submitted
Y Tree Mitigation Table on Plans
NA Tree Preservation Wavier Submitted (only use if no trees onsite or near P/L)
Tree Preservation Calculations
Square Feet Percent of site
Total Site Area *Minus Right of Way and Easements 119,277 100%
Zoning Designation * Select Below with drop down arrow
PZD, Planned Zoning District 29,819 25%
HHOD * Select Below with Drop Down Arrow
No 0 0%
Total Canopy for Minimum Preservation Requirements 29,819 25.0%
Existing Tree Canopy * Minus Right of Way and Easements 119,277 100.0%
Tree Canopy Preserved 17,785 14.9%
Tree Canopy Removed *On Site 101,492 85.1%
Tree Canopy Removed *Off Site
Tree Canopy Removed Total 101,492 85.1%
Removed Below Minimum 12,034
Mitigation Requirements 12,034
2
• 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
Tree Canopy Mitigation: Tree preservation mitigation is met through dedication tree preservation area.
Canopy Below Required Preservation Priority/Type Forestation Base Density (ft2) Number of 2” caliper trees to be planted
1655ft2 High Priority 218 8
0 Mid Priority 290 0
10412 Low Priority 436 24
Total Mitigation 32
Mitigation Type Requested Qty Each Total Cost
On-site Mitigation
Off-site Mitigation
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
I = incomplete
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
Y Y 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
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
NA N/A N/A All perennial and intermittent streams with approximate center line
NA N/A N/A Floodplains/Floodways
Y Y Existing street, sidewalk or bike path ROW
NA Na Na Submitted Site Analysis Plan
3
The Analysis Plan Report [167.04(H)(4)]
Tech Plat SD PC Analysis Plan Report Components
NA N/A N/A Detail Design Approaches used to minimize damage to OR removal of
existing canopy
NA N/A N/A Justification for removal of individual or groupings of trees/canopy
NA N/A N/A Details providing information on on-site mitigation OR off-site alternatives
NA N/A
N/A Submitted Analysis Report/Statement – Note the process, iterations, and
approaches with tree preservation in mind. Use email from
owner/developer that was provided as reference.
Tree Preservation Plan [167.04(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 proposed 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 N/A N/A 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 – move outside of trees to be saved
Y Y 6. Location of construction entrance/exit
Y Y Location of ALL existing and new utility/drainage easements
Conditions of Approval:
Urban Forestry recommends approval of the Landscape Plan with the following conditions of approval:
1. Address items above marked “No” and all Redlines provided.
2. Flatten the files submitted, AutoCAD comments are visible in Adobe comment section.
3. Add the following notes:
a. Prior to Grading Permit, tree preservation measures shall be in place per approved Tree Preservation
Plan.
b. Prior to Building Permit approval, all required landscaping will require a performance bond and a
completed Landscape Surety Form. Submit a landscape estimate for review at time of construction
plan review.
c. Prior to Building Permit approval, an easement plat depicting tree preservation areas must be signed
by Urban Forestry.
d. A 3 Year Maintenance Surety (check, letter of credit, or bond) and maintenance plan stated on
landscape plan are required for all street trees prior to project closeout.
e. Prior to request for final landscape inspection by Urban Forester, Landscape Architect of Record
shall inspect site and direct Contractor to make changes to meet approved plans and details. No
changes to the approved landscape plan may be made without Urban Forester approval.
LANDSCAPE REGULATIONS – Chapter 177
To: Morrison Shipley
From: John J. Scott, Urban Forestry
CC: Jonathan Curth, Senior Planner
Date: June 16, 2016
Subject: LSD 16-5461: Jewell Rd. & Salem Rd. | Flats at Forest Hills | Subdivision Committee Review Comments
Applicable Requirements:
Y Site Development & Parking Lot Standards
Y Street Tree Planting Standards
NA 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.g & 177.04.B.3.a)
Y Y Species of plant material identified (177.03.A.7.d & e)
Y Y Size of plant material at time of installation indicated minimum size 2” caliper for
trees and 3 gal. 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 Y Mulch notes indicate organic mulching around trees and within landscape beds
(177.03.C.6.c & d)
Y Y LSD and Subdivisions plans stamped by a licensed Landscape Architect, others
by Landscape Designer (177.03.B)
Y Y 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)
2
Tech Plat SC PC Site Development & Parking Lot Standards
Y Y Wheel stops/ curbs (177.04.B.1)
Y Y
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. length/1 tree per 12 spaces)
All parking lot trees must be deciduous (177.04.C.3)
Y Y Placement of Trees (177.04.C.2)
Either side at points of access (entrance/exit)
N Y
Perimeter landscaping (177.04.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 (177.04.D.2.e)
Parking lot adjacent to R.O.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 SC PC Street Tree Planting Standards (time of F.P. or permit) (177.05)
NA Na Na Residential Subdivisions- 1 large species shade tree/ lot tree planted within R.O.W.
if possible
Y Y Nonresidential Subdivision- 1 large species shade tree/30 L.F. tree planted within
15-25’ greenspace
NA Na Na Urban Tree Wells-urban streetscape only- 8’ sidewalk , trees every 30 L.F.
(177.05.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 and inspected at time of construction.
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 (177.05.A.4.e)
Y Y
Plan contains 3-year Maintenance and Monitoring Agreement. The owner shall
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 permit) (177.06.A – C)
NA Na Na 1 deciduous or evergreen tree/ 3000 square feet
NA Na Na 4 large shrubs or small trees (3 gal) / 3000 square feet
NA Na Na 6 shrubs or grasses (1 gal) / 3000 square feet
NA Na Na Ground cover unless seed or sod is specified
NA Na Na 50% of facility planted with grass or grass like plants
Landscape Requirements Table
26 Mitigation Trees 3-year surety required
14 Street Trees 588/30 3-year surety required
4 Parking Trees (24/12) = Provided
3
NA Detention Large Trees
NA Detention Small Trees / Large Shrubs
NA Detention Small Shrubs
Conditions of Approval:
Urban Forestry recommends approval of the Landscape Plan with the following conditions of approval:
1. Address all items above marked “N”.
2. Add the following notes:
a. Prior to Building Permit approval, all required landscaping will require a performance bond and a completed
Landscape Surety Form for all required landscaping. Submit an itemized landscape estimate for review at
time of construction plan review.
b. Prior to Certificate of Occupancy, a 3-year Maintenance Plan must be submitted with a 3-year surety (letter
of credit, bond or cash) and completed Landscape Surety Form for all required street and mitigation trees.
c. Landscape Architect of Record shall inspect site and direct Contractor to make changes to meet
approved plans and details prior to Urban Forester Certificate of Occupancy inspection. No changes to
the approved landscape plan may be made without Urban Forester approval.
5/23/2016
LSD 16-5461 NE Corner of Jewell & Salem (Flats at Forest Hills)
Mr. Foy,
Please show the dumpster enclosure dimensions to be a minimum of 13ft wide clear(in-between
posts and 12ft. deep for each dumpster in the enclosure. Also please show at least 40’ straight
access to the enclosure, angling the enclosure to the south slightly would be preferable to
provide that straight access. Feel free to contact me for further discussion at
mnelson@fayetteville-ar.gov or 479-575-8397.
Sincerely,
Maury Nelson
Commercial Sales Rep
Fayetteville Recycling and Trash Collection
May 18, 2016
City of Fayetteville
Planning Division
125 W. Mountain St.
Fayetteville, AR 72701
Re: Intent of Large Scale Development for The Flats at Forest Hills
Dear Planning Division,
A Large Scale Development is being submitted for your review for five multi‐family
buildings on the south end of Lot 5 of Forest Hills subdivision, which is the same lot as
Planet Fitness is located on. The proposed development is located just east of the
retention pond at the northeast corner of the intersection of Salem Road and Jewell
Road.
The project, The Flats at Forest Hills, is located in Planning Area 2 of the Forest Hills PZD.
The buildings will be served by extending the private drive, North Stillwater Avenue,
south from the Planet Fitness parking lot to tie into Jewell Road. The developer would
like to phase this development; the first phase would consist of the most northern
building and the drive to serve it, and the second phase would consist of the next
building south and the remainder of the private street. The remaining two buildings
would be constructed as demand dictated. It is anticipated that all buildings will be
completed within three years.
The proposed apartment buildings are three stories; the buildings contain interior
parking on the ground level, and eight two‐bedroom units on each of the second and
third floors. Two townhouse buildings will also be constructed for a total of 55 units for
the development. Public utilities to serve the lots were constructed as part of the public
improvements for Forest Hills in 2010. A public water main will be extended from Jewell
to provide domestic and fire flow; a private sewer service (6” and 8”) will be extended
from Jewell to serve the buildings.
Parkland dedication was approved as money in‐lieu at the Parks Advisory Board meeting
for the Forest Hills development as a whole in 2007. We are working with Parks staff to
determine if we must go back to the Board for re‐approval. Tree preservation has been
address to provide 25% preservation (per the PZD) by a combination of on‐site and off‐
site preservations.
It is our understanding, after discuss with the Engineering Division that no variance is
needed for the proximity to the 100‐year WSEL of the retention pond. This is due to no
doors facing the pond, and the entire first floor of Apartment Building A is dedicated to
parking. Therefore, the buildings will be in no danger of flooding if the retention pond
ever exceeds its banks.
If you have any questions or need additional information, please contact me at
(479)273‐2209.
Sincerely,
Morrison‐Shipley Engineers, Inc.
Patrick Foy, E.I.
Project Manger
CFOR
REVI
E
W
I
SCALE:
SOUTH (SIDE) ELEVATION BUILDING "B"
1/8" = 1'-0"SCALE:
NORTH (SIDE) ELEVATION BUILDING "B"
1/8" = 1'-0"
I
SCALE:
EAST (FRONT) ELEVATION BUILDING "B"
1/8" = 1'-0"TIM A. RISLEY & ASSOCIATES#1 CON/ARC PLACE 6101 PHOENIX FORT SMITH, ARKANSAS - 72903PHONE - 479.452.2636 FAX - 479.452.3925 EMAIL - info@risley-associates.comARCHITECTS AND PLANNERSTHE FLATS @ FOREST HILLSARKANSAS FAYETTEVILLE, WEDINGTON DRIVE AND SALEM ROAD4-24-2015
2015
J. Velasquez, Nita
24
April
13-19
A9.0
A12 .
EXTERIOR MATERIAL / COLORS:
RPZD
R-O
RMF-24
C-1
C-2SALEM RDJEWELL RD BETTY JO DRWEDINGTON DR
GR O V E D R MARVIN AVESTILLWATER BLACK FOREST DRTIMBERLAND LNSTI
LLWATER AVEPRIVATE 2995 COLORADO DRPRIVATE 3400 Lege nd
Planning Area
Fayetteville City Limits
Trail (Proposed)
Design Overlay District
Building Footpr int
RMF-24Residential-OfficeC-1C-2Commercial, Industrial, Residential
Close Up View
LSD 16-5461 FLATS AT FOREST HILLS N
0 150 300 450 60075
Feet
1 inch = 200 feet
Subject Prop erty
RSF-4
R-ANS
RPZD
P-1
C-2
UTCS
RMF-24
C-1
R-O
RT-12
RSF-1
PERSIMMONSHILOH49 49 SALEM RDSHILOH DRFUTRALL DRWEDINGTON DR
PERSIMMON ST EXIT 64 EXIT 64 JEWELL RD RAMP 64 RAMP 64 BETTY JO DRA N N E S T
RUPPLE RDGOL
F
CL
UB DRGOLF CLUB DR
GILES RDMICA ST
P R O V I D E N C E D R
YALE ST
ALLEY 4040 MOUNTAIN VIEW DR
MOUNTAIN VIEW DR
VASSAR STMERION WAYMERION WAYMARVIN AVE FLORENE STCOLORADO DRSTEAMBOAT DRMCMILL A N D RTIMBERLINE DRC
O
G HIL
L D
R
TECHNOLOGY WAY
C O N G R E SSIO N AL STTELLURIDE DR
GROVE DR
SCOTTSDALE DRBLACK FOREST DR
SHALE ST
POWDERHORN DRTIMBERCREST AVESTILLWATER CHEVAUX DR WOODFIELD WAYCREEKRIDGE WAYMOUNTAIN RANCH BLVDCOPPER WAYOLYMPI
C CLUB AVEPRIVATE 2639 ROCKFORD DR
CORNELL ST
PUBLIC 1180 FLINT AVEOWL CREEK PLPALAK DRDOROTHY JEANNE ST
PRIVATE 2995 DARTMOUTH AVEPRINCETON ST
TAHOE PLOAKHAVEN PLPL AY E R LN GREENLEAF DRCHANTILLY DR
SHOAL CREEK LNPRIVATE 3400 PRIVATE 3495 CORAL CANYON LOOP
BOWLING GREEN PLPRAI
RI
E DUNES TRLP
A
M
A
N
G
U
S D
RTIMBERLAND LNGRANITE AVEM O N T R A I L P L
C A S T L E P I N E S D R
STI
LLWATER AVEC R Y S T A L D O W N S S T
PRIVATE 3301 MULBERRY ST
NOT NAMED ST
NEWPORT DR
GOLF CLUB SQ
PRIVATE 3341 C R O C K E T T P LCROOKED STICK WAYCROOKED STICK WAYWEATHERWOOD CTPRIVATE 2999 T
I
MB
E
R
RI
DGE
C
T
PRIVATE 3680 PRIVATE 3388 PRIVATE 3440 MEADOWLANDS DR WHISTLING STRAITS AVEMOUNTAIN RANCH CTMOUNTAIN RANCH CTALLEY 766
ALLEY 798 IZARD LNALLEY 597
Legend
Planning Area
Fayetteville City Limits
Sh ared Use Paved Trail
Trail (Proposed)
Design Overlay District
Bu ilding Footprint
Zon in gRESIDENTIAL SINGLE-FAMILY
Residential-AgriculturalRSF-.5RSF-1RSF-2RSF-4RSF-7RSF-8RSF-18RESIDENTIAL MULTI-FAMILYRT-12 Residential Two and Three-familyRMF-6RMF-12RMF-18RMF-24RMF-40INDUSTRIALI-1 H eavy C ommercial and Light IndustrialI-2 G eneral Industrial
EXTRACTIONE-1COMMERCIAL
Residential-OfficeC-1C-2C-3FORM BASED DISTRICTS
Downtown CoreUrban ThoroughfareMain Street CenterDowntown GeneralCommunity ServicesNeighborhood ServicesNeighborhood C onservationPLANNED ZONING DISTRICTS
Commercial, Industrial, ResidentialINSTITUTIONAL
P-1
One Mile View
LSD 16-5461 FLATS AT FOREST HILLS N
0 0.25 0.50.125 Miles
Planning Area
Fayetteville City Limits
Subject Prop erty