HomeMy WebLinkAbout2016-08-11 - Agendas (2) CITY OF
Fay -y� l'I'l� AGENDA
ARKNSAS
Subdivision Committee Meeting
August 11, 2016
9:00 AM
113 W. Mountain, Room 326
Members: Tracy Hoskins (Chair), Leslie Belden, and Ryan Noble.
City Staff: Andrew Garner, City Planning Director
Call to Order
Consent:
No Items
Old Business:
1. LSD 16-5488: Large Scale Development (2900 BLOCK MT. COMFORT RD./MACEY DR.
TOWNHOMES, 363): Submitted by SWOPE CONSULTING, INC.for property located at the 2900
BLOCK OF MT. COMFORT RD. The property is zoned RMF 24, RESIDENTIAL MULTI FAMILY,
24 UNITS PER ACRE, and contains approximately 6.76 acres. The request is for a 58 unit
apartment complex with associated parking. Planner: Harry Davis
New Business:
2. CCP 16-5531: Concurrent Plat (4148 N HUNGATE LN./HUNGATE, 141): Submitted by
BLEW & ASSOCIATES, INC. for property located at 4148 N. HUNGATE LN. The property is in
the FAYETTEVILLE PLANNING AREA and contains approximately 5.61 acres. The request is to
split the property into 2 lots containing approximately 4.61 and 1.25 acres each.
Planner: Quin Thompson
3. LSD 16-5484: Large Scale Development (E. END OF VAN ASCHE DR./FAIRFIELD INN,
174): Submitted by SWOPE CONSULTING, INC. for property located at the E. END OF VAN
ASCHE DR. The property is zoned C-2, THOROUGHFARE COMMERCIAL, and contains
approximately 4.46 acres. The request is for a 14,100 square foot hotel and associated parking.
Planner: Jonathan Curth
ITEM HAS BEEN TABLED PENDING REVISION SUBMITTAL BY APPLICANT.
4. LSD 16-5525: Large Scale Development (1780 N. CROSSOVER RD./PLANET FITNESS,
372): Submitted by JORGENSEN & ASSOCIATES, INC. for property located at 1780 N.
CROSSOVER RD. The property is zoned C-2, THOROUGHFARE COMMERCIAL and contains
approximately 5.17 acres. The request is for a 15,040 square foot gym attached to the current
structure and utilizing the existing parking. Planner: Harry Davis
Mailing Address:
113 W. Mountain Street www.fayetteville-ar.gav
Fayetteville, AR 72701
5. LSD 16-5523: Large Scale Development (SE CORNER OF N. VANTAGE DR. AND E.
RAINFOREST RD./FOCUS FAMILY EYE CENTER, 175): Submitted by JORGENSEN &
ASSOCIATES, INC. for property located at the SE CORNER OF N. VANTAGE DR. & E.
RAINFOREST RD. The property is zoned C-2, THOROUGHFARE COMMERCIAL and contains
approximately 1.17 acres. The request is for a 4,830 square foot eye care clinic with associated
parking. Planner: Quin Thompson
6. LSD 16-5527: Large Scale Development (3916 N. VANTAGE DR./GODDARD SCHOOL,
175): Submitted by JORGENSEN & ASSOCIATES, INC. for property located at 3916 N.
VANTAGE DR. The property is zoned C-3, CENTRAL COMMERCIAL and contains
approximately 1.42 acres. The request is for an 8,650 square foot pre-k to 5t" grade school with
associated parking. Planner: Quin Thompson
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.
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
Tay% 71kle SUBDIVISION COMMITTEE MEMO
ARKANAS
TO: Fayetteville Subdivision Committee
THRU: Andrew Garner, City Planning Director
FROM: Harry Davis, Planner
Corey Granderson, Staff Engineer
MEETING: August 11, 2016
SUBJECT: LSD 16-5488: Large Scale Development (2900 BLOCK OF MT. COMFORT
RD.IMACEY DR. TOWNHOMES, 363): Submitted SWOPE CONSULTING for
properties located in the 2900 BLOCK OF MT. COMFORT RD. The property is
zoned RMF-24, RESIDENTIAL MULTI-FAMILY — TWENTY-FOUR (24) UNITS
PER ACRE and RS FA RESIDENTIAL SINGLE-FAMILY—FOUR(4) UNITS PER
ACRE, containing approximately 6.51 acres. The request is for 11 new structures
with 57 multi-family units and associated parking.
RECOMMENDATION:
Staff recommends tabling LSD 16-5488 in order for the architectural elevations to be modified to
meet code.
BACKGROUND:
The subject property is an undeveloped portion of land south of a tributary to Hamestring Creek
and north of Pine Valley Subdivision.
The property on which the proposed Large Scale Development is located is a 6.51 acre flag lot
off Mount Comfort Rd. The development will be accessed from Macey Dr. through Pine Valley
Subdivision. Surrounding land use and zoning is depicted in Table 1.
Table 1
Surroundin2 Land Use and Zoning
Direction from Site Land Use Zoning
North Undeveloped,Single-Family Homes RSF-4, Residential Single-Family—4 units
per acre
South Pine Valley Subdivision RMF-24, Residential Multi-Family,24 units
per acre
East Pine Valley Subdivision RMF-24, Residential Multi-Family,24 units
per acre `
West Undeveloped, Single Family Homes RSF-4, Residential Single-Family-4 units
per acre
Proposal.The proposal is to develop eleven new residential structures with 57 multi-family units
and associated parking. As part of the project, the applicant will be extending Macey Dr.
approximately 150 feet into the site to provide street frontage for the development.
Mailing Address:
113 W. Mountain Street www.fayetteville-ar,gov
Fayetteville, AR 72701 Subdivision Committee
August 11,2016
Agenda Item 1
16-5488 Macey Dr.Townhomes
Page 1 of 26
INFRASTRUCTURE:
Wafer and Sewer System:The site has access to public water and public sewer.
Adjacent streets and right-of-way:This parcel currently has frontage onto Mount Comfort Rd., but
the development will extend Macey Dr. from the south to create frontage and access. Adequate
right-of-way exists on Mount Comfort Rd. and the extended Macey Dr. is to be dedicated as a
public street, with 50 feet of right-of-way.
Street Improvements: Mount Comfort Rd, is fully improved. The Macey Dr, extension will be fully
improved and meets Master Street Plan requirements. The applicant shall construct new street
lights at a spacing of no less than 300 feet between lights.
Tree Preservation:
Canopy minimum requirement: 20%
Existing canopy: 63.4%
Preserved canopy: 24.6%
Mitigation required: 1,800 Sq. Ft. (Eight 2-inch caliper trees planted on-site)
Access ManagementlConnectivity: Access to the site will be provided through an extension of
Macey Dr. from the south with a curb cut off this extension. The proposed street design and curb
cut meet the access management requirements for curb cut separation. The applicant is not
proposing connectivity to nearby properties within the development. The extended Macey Dr.will
dead-end at the back of a parcel, which will allow for a future extension across the creek to the
north, if desired.
Public Comments: Staff has not received any public comment.
RECOMMENDATION: Staff recommends tabling LSD 16-5488 to address the following
issue.
Issue to Address:
1. Subdivision Committee recommendation of compliance with the Urban Residential Design
Standards. Staff finds that the 7 7 proposed multi-family buildings do not provide enough
variation between building types. UDC Section 166.23(D)(2)requires that no building type
may be repeated more than three times in a development. The applicant's proposal
repeats the same building approximately 5-7 times, with very minor variation between
building types. Staff finds that the architectural elevations do not meet the minimum
requirement for variation and recommends that this development be tabled to allow the
applicant more time to modify the elevations. Assuming the elevations are adequately
modified for the next meeting this development would likely be recommended for approval
at Subdivision Committee.
Conditions of Approval:
2. Subdivision Committee recommendation of parkland dedication or payment of fees in lieu.
On June 29, 2096 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$39,920 for 57 new residential units are due prior to singing
G•1ETC1Deve€opment Services Review140161Develop ment Review116-5488 LSD 2900 Block Mt.Cam fort Rd.{Macey Dr.
Subdivision Committee
Townhames}363 August 11,2016
Agenda Item 1
16-5488 Macey Dr.Townhomes
Page 2 of 26
the final plat. Final fees will be assessed dependent on the total number of units actually
constructed.
3. Subdivision Committee recommendation of street improvements. Staff recommends that
this project extend Macy Drive into the site approximately 954 feet into the site as
proposed on the submitted site plans. Although this project would undoubtedly compound
traffic congestion as it only has one way in and out, staff does not find that off-site
improvements are warranted.
4. Right-of-way dedication is required in the amount of 50 feet for the extension of Macy
Drive into the site. Right-of-way dedication is not required along Mount Comfort Road as
adequate street frontage exists along this road.
5. Conditions of approval from Engineering and Urban Forestry are included in the official
conditions of approval, attached hereto.
6. Revisions from the Planning Department shall be made prior to resubmittal as outlined in
the attached redline documents.
Standard conditions of approval:
7. Impact fees for fire, police, water, and sewer shall be paid in accordance with City
ordinance.
8. 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).
9. 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.
10.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.
11.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.
12. Large scale development shall be valid for one calendar year
13. 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.
14. Prior to the issuance of a building permit the following is required:
G:lETODevelopment Services Review120161DeveIopment Reviewll6-5488 LSD 2900 Slock Mt.Comfort ltd.(Macey Dr.
Townhomes)363 Subdivision Committee
August 11,2016
Agenda Item 1
16-5488 Macey Dr.Townhomes
Page 3 of 26
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.
f. Completion of an easement plat.
Subdivision Committee Action: ❑ Approved ❑ Forwarded l7 Tabled
Meeting Date: August 11, 2016
Motion:
Second:
Vote:
BUDGET/STAFF IMPACT:
None.
Attachments:
■ Engineering Division comments
■ Urban Forestry Division comments
■ Parks Division comments
R Applicant's request letter
• Site Plans
■ Elevations
■ Close Up Map
■ One Mile Map
G:1ETC1Develop ment Services Review120161Development Review\16-5488 LSD 2900 Block Mt.Comfort Rd.(Marey Dr.
Townhomes]363 Subdivision Committee
August 11,2016
Agenda Item 1
16-5488 Macey Dr.Townhomes
Page 4 of 26
CITY OF
Fay%
—Ile
ARKANSAS
Date: August 8, 2016 Subdivision Committee Staff Memo
To: Harry Davis, Planner
From: Jonathan Ely
Development and Construction Manager
Engineering Division
Re: Plat Review Comments
Development: LSD 16-5488 Macy Dr. Townhomes
Engineer: Swope Consulting
Pian Comments:
I. On street parking showing on the west side of Macy Drive, will not be striped as shown. Removing
striping from site plan.
2. Show all adjacent topographic information within 100 feet of the property boundary. This should
include buildings, driveways, sidewalks, streets, fences, utilities, landscaping, etc...
3. A portion of the property is located within the floodplain, so an elevation certificate will likely be
required, unless pad elevation is shown to be in excess of 10 feet above the BFE. Coordinate with Alan
Pugh for further information.
Drainage Comments:
I. Site Design Credit for Vegetated Channel does not meet the minimum criteria as proposed on the
drawings. In order to obtain this credit, the criteria listed in section 4.3.2.3 of the Drainage Criteria
Manual must be met. Otherwise, the water quality calculations will need to be adjusted to accommodate
the full water quality volume.
2. Post Developed Drainage Map must show the contributing area to the Vegetated Channel, and
bioretention area.
3. Runoff Curve Numbers and time of concentrations calculations for each basin must conform to tables
and guidelines established in Chapter 3 of the Drainage Criteria Manual. There are discrepancies in the
drainage report that must be corrected prior to engineering approval of the project.
4. There is a small section of new impervious area shown in Post Developed Area B. This area must meet
minimum standard 41,or provide justification for why it is not feasible to capture and treat this area for
water quality.
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.
1 Any damage to the existing public street due to construction shall be repaired/replaced at the
owner/developers expense
Mailing Address: ENGINEERING
113 W. Mountain Street www.fayetteville-ar.gov
Fayetteville, AR 72701
Subdivision Committee
August 11,2016
Agenda Item 1
16-5488 Macey Dr.Townhomes
Page 5 of 26
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
5 1.13 6 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 pipelinlet 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 Urading 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(Final Plat, 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 utiIitylstorm 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 veriCed.
Subdivision Committee
August 11,2016
Agenda Item 1
16-5488 Macey Dr.Townhomes
Page 6 of 26
1. More than 6 inches deviation of design alignment of shall require new right of way
dedication or adj ustment of the street section.
iv. Adequate verification survey to confirm accuracy of drainage report.
v. As-bunts 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
richt-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...
m. 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-buiIt_invert, slope, inlet
opening, road profile, cross slope, etc...
q. Bond, guarantee, or letter of credit for all sidewalks not constructed prior to final plat approval
(156%of the estimated cost of construction);
r. Cross Sections, contours, spot elevations,and Certification that the site has been graded per the
approved MRLGP within the right of way, drainage easements and utility easements.
1
Subdivision Committee
August 11,2016
Agenda Item 1
16-5488 Macey Dr.Townhomes
Page 7 of 26
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August 11,2016
Agenda Item 1
16-5488 Macey Dr.Townhomes
Page 8 of 26
CITY OF
Fay% —Ile
ARKANSAS
LANDSCAPE REGULATIONS--Chapter 177
To: Tim Brisiel, Legacy Ventures NWA
From: John J.Scott, Urban Forestry
CC: Jonathan Curth,Senior Planner
Date: August 8,2016
Subject: LSD 16-5488; NE of Marigold Dr.and Macey Dr. Macey Dr.Townhomes 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
NIA ot applicabie
Tech Plat SC PC All Landscape Plans
Y Y irrigation notes either automatic or hose bib 1130'o.c.
177.03A.7. & 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 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)
N N LSD and Subdivisions plans stamped by a licensed Landscape Architect, others
by Landsca a Designer(177.03.B)
Y Y Planting bed contained by edging
177.03.C.6.
Y Y Planting details according to Fayetteville`s Landscape Manual (177.03.C.6.g)
Mailing Address: URBAN FORESTRY
113 W. Mountain Street www.fayetteviw, iov
Fayetteville. AR 72701 Subdivision Committee
August 11,2016
Agenda Item 1
16-5488 Macey Dr.Townhomes
Page 9 of 26
Tech Plat SC PC Site Development&Parking Lot Standards
NA Na Wheel stops/curbs(177.04.8.1)
Interior landscaping(177.04.C)
N Y Narrow tree lawn (8'min width, 37.5'min lengthl 7 tree per 72 spaces)QR
Tree island(8'min. width, 18.7'min. length/7 tree per 12 spaces)
All arkN lot trees must be deciduous (177.04.0.3
Y Y Placement of Trees(177.04.C.2)
Either side at points of access(entrancelexit)
Perimeter landscaping(177.04.D)
Side and rear property lines(5'wide landscaped)
Front property line(15'wide landscape)(177.04.D.2.a)
Y Y 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 1 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 permio 177.05
N NA NA Residential Subdivisions- 1 large species shade treel 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' reens ace
NA Na Na Urban Tree Wells-urban streetscape only-8'sidewalk,trees every 30 L.F.
177,05.8.3.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.
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)
Plan contains 3-year Maintenance and Monitoring Agreement.The owner shall
Y 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)13000 square feet
Y Y 5 shrubs or grasses(1 gal)13000 square feet
Y Y Ground cover unless seed or sod is specified
Y Y 50%of facility planted with grass or grass like plants
Landscape Requirements Table
8 Mitigation Trees 3-year surety required
5 Street Trees 156130 3-year surety required
7 Parking Trees(24112)=Provided
2 Detention Large Trees
10 Detention Small Trees 1 Large Shrubs
2
Subdivision Committee
August 11,2016
Agenda Item 1
16-5488 Macey Dr.Townhomes
Page 10 of 26
14 1 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. Plan must be stamped by a Licensed Landscape Architect.
3. 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.
3
Subdivision Committee
August 11,2016
Agenda Item 1
16-5488 Macey Dr.Townhomes
Page 11 of 26
CITY OF
-4ray le
ARKANSAS
TREE PRESERVATION AND PROTECTION - Chapter 167
To: Tim Brisiel,legacy Ventures NWA
From: John Scott, Urban Forestry
CC: Jonathan Curth,Senior Planner
Date: August 8, 2016
Subject: LSD 16-5488: NE of Marigold Dr.and Macey Dr, I Macey Dr.Townhomes I Subdivision Committee Comments
Requirements Submitted.
N Initial Review with the Urban Forester
NA Site Analysis Map Submitted(if justification is needed)
NA Site Analysis Written Report Submitted austification is needed)
Y Complete Tree Preservation Plan Submitted
Y Tree Mitigation Table an Plans
NA Tree Preservation Wavier Submitted(o n ly use irno trees onsite or near PIt)
Tree Preservation Calculations
Square Feet Percent of site
Total Site Area *Minus Right of Way and Easements 226,512 100%
Zoning Designation *Select Below with drop down arrow
RMF-24 Multi-Family Residential-Twenty-Four Units Per Acre 45,302 20%
HHOD *Select Below with Drop Down Arrow
No 0 0%
Total Canopy for Minimum Preservation Requirements 45,302 20.0%
Existing Tree Canopy* Minus Right of Way and Easements 143,603 63.4%
Tree Canopy Preserved 55,765 24.6%
Tree Canopy Removed *On Site 87,838 38.8%
Tree Canopy Removed *Off Site 2,800
Tree Canopy Removed Total 89,638 39.6%
Removed Below Minimum 0
Mitigation Requirements 1,800
• 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
Fayetteville,AR 72701 Subdivision Committee
August 11,2016
Agenda Item 1
16-5488 Macey Dr.Townhomes
Page 12 of 26
Tree Canopy Mitigation:8 trees will be required far mitigation.Staff has determined the best location for the
mitigation trees to offset the impact of the development is on the north side of the parking lot as shown on the
landscape plan. 167.0417
Canopy Below Preservation Forestation Base Number of 2"caliper
Required Priorit 1T a Density(ft2) trees to be planted
1800 ft2 High Priority 218 8
0 Mid Priority 290 0
Low Priority 436 0
Total Mitigation 8
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 so PC Site Analysis Plan Components
Y Y 5 year aerial check on existing trees
Y Y Property Boundary
Y Y Natural Features 1 00f beyond property line shown
Y Y Existing Topography with slopes<15% highlighted
N Y Soils(please show on the Tree Pres Plan,currently in erosion report)
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,prlorq
Y Y All existing utilities
Y Y All perennial and intermittent streams with approximate center line
Y Y Flood plainsiFloodways
Y Y Existing street,sidewalk or bike path ROW
NA Na Na Submitted Site Analysis Plan
The Analysis Plan Report[167.04(H)(4)]
Tech Plat I SD I PC I Analysis Plan Report Components
2
Subdivision Committee
August 11,2016
Agenda Item 1
16-5488 Macey Dr.Townhomes
Page 13 of 26
NA NIA NIA Detail Design Approaches used to minimize damage to OR removal of
existing canopy
NA NIA NIA Justification for removal of Individual or g rou p in s of treeslcano py
NA NIA NIA Details providing information on on-site mitigation OR off-site alternatives
NIA Submitted Analysis ReporUStatement—Note the process,iterations,and
NA N/A approaches with tree preservation in mind. Use email from
owner/developer that was provided as reference.
Tree Preservation Plan[1 ST 4(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
N Y Detail methods that will be used to protect trees during construction:
N Y 1.Tree Protection Fencing
NA N/A NIA 2. Limits of Root Pruning
N Y 3.Traffic flow on work site
N Y 4.Location of material storage
N Y 5.Location of concrete wash out--move outside of trees to be saved
N Y 6.Location of construction entrance/exit
Y Y Location of ALL existin g and new utilit /d ra i riag a 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. Add the following notes;
a. Prior to Building Permit approval,an easement plat depicting tree preservation areas must be signed
by Urban Forestry.
b. 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.
3
Subdivision Committee
August 11,2016
Agenda Item 1
16-5488 Macey Dr.Townhomes
Page 14 of 26
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•^^ ^••^�••- - ^� �----------Subdivision Committee
August 11,2016
Agenda Item 1
16-5488 Macey Dr.Townhomes
Page 15 of 26
CITY OF
Ta*yo F�
ARKANSAS PAR%S AND RECREATION
TO: Planning Division
FROM: Ken Eastin, Park Planner II
DATE: August 8, 2016
SUBJECT: Parks & Recreation Technical Plat Review Comments
xrtxxr*tr,rxx*rtx*rx.*t*xxxx�**wx*xw*x*xi.*x*xxx�xxr,exx*w*,r rxr*rxxtrwxwwW xxkx*x*lex**�xxwx*w*xxxxxxxxwxwie*xxx*xx
Meeting Date: Subdivision Committee on August 11, 2016
Item: 16-5488 LSD NE of Marigold Dr. and Macey Dr. (Macey Dr.
Townhomes) 363
Park District: NW
Zoned: RSF-4, RMF-24
Billing Name&Address: Tim Brisiel
Legacy Ventures
PO Box 8216
Fayetteville, AR 72701
Current Land Dedication Requirement Money in Lieu
Single Family @ 0.023 acre per unit = acres @$920 per unit= $
Multi-Family @ 0.014 acre per unit = acres 57 @ $560 per unit= $31,920
COMMENTS:
■ On June 6, 2016, PRAB reviewed the project and recommended accepting money in-
lieu for 57 multi-family units to satisfy the park land dedication ordinance due to the
development's proximity to Salem Park, Gary Hampton Softball Complex, Hamestring
and Clabber Creek Trails, and Bryce Davis Community Park.
■ Fees in the amount of$31,920 are due for the proposed 57 multi-family units prior to the
issuing of building permits
• Each additional housing unit that is constructed in Fayetteville places an increased
demand on the Parks and Recreation system. The money collected as part of this
development will be used to fund future park acquisitions and improvements within this
park quadrant.
• The actual amount of fees will be determined by the actual number of units and the
parks fee formula at the time of Planning Commission approval of the LSD.
Mailing Address: PARKS & RECREATION
113 W. Mountain Street www.fayettevil;- ,!
Fayetteville,AR 72701 Subdivision Committee
August 11,2016
Agenda Item 1
16-5488 Macey Dr.Townhomes
Page 16 of 26
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�r - ''• 16-5488 Macey Dr.JownhQmes
Page 17 of 26
LEGACY VENTURES, LLC P.U. BOX 8216 FAYETEVILLE,AR 7270.?
06/17/2016
Planning Division
City of Fayetteville
Fayetteville, Arkansas 72701
A,rTN: Planning Staff
RF..: Macey Street Townhomes
Dear Planning Staff,
Please accept this letter accompanying our Large Scale Development plans for the Nlacey Drive l'owi11), --,
We have submitted the full set of plans and look forward to working with the City of Fayetteville to Ir1in�ii'noi,
the plans to reality.
This development consists of 58 townhome units that will each be two bedrooms and two and a half bath." :sia-.i
approximately 1300 square feet each. They will be traditional in style and design with the use of variati,>n5<<I
.lames Hardie siding, brick, and stone. The objective is to make each unit look different and have a tiiiIgtic 16'!.
The topography of the site may be slightly challenging from a developmental standpoint lout lcel in the rno
will add to the uniqueness of the development and matte it very attractive for residents.
The development seems to meet or exceed ail City of Fayetteville requirements and we are hopeful Ih!it oto° I.:'J;
work through the process together quickly.
'Ale appreciate your time and hope you will give this proposal careful consideration. We are looking_ iisr:ta n t I:
completing this subdivision and to tether leaving our Le ac y one Venture at a time.
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VENTURES
Subdivision Committee
August 11,2016
Agenda Item 1
16-5488 Macey Dr.Townhomes
Page 18 of 26
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16-5488 Macey Dr.Townhomes
Page 19 of 26
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Page 20 of 26
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Agenda Item 1
16-5488 Macey Dr.Townhomes
Page 21 of 26
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Page 22 of 26
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August 11,2016
�genda Item 1
16-5488 Macey Dr.Townhomes
Page 24 of 26
LSD 16-5488 MACEY DR TOWNHOMES A&
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Subdivision Committee
August 11,2016
Agenda Item 1
16-5488 Macey Dr.Townhomes
Page 25 of 26
LSD 16-5488 MACEY DR TOWNHOMES A&
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Subdivision Committee
August 11,2016
Agenda Item 1
16-5488 Macey Dr.Townhomes
Page 26 of 26
CITY OF
17ayVIe
SUBDIVISION COMMITTEE MEMO
ARKANSAS
TO: Fayetteville Subdivision Committee
THRU: Andrew Garner, City Planning Director
FROM: Quin Thompson, Planner
Jonathan Ely, Staff Engineer
MEETING: August 11, 2015
SUBJECT: CCP 16-5531: Concurrent Plat (4148 N HUNGATE L.N.IHUNGATE, 141):
Submitted by BLEW & ASSOCIATES, INC. for property located at 4148 N.
HUNGATE LN. The property is in the FAYETTEVILLE PLANNING AREA and
contains approximately 5.51 acres. The request is to split the property into 2 lots
containing approximately 4.51 and 1.25 acres each.
RECOMMENDATION:
Staff recommends forwarding CCP 16-5531 with conditions of approval.
1
BACKGROUND:
This property is located at 4148 Hungate Lane within the Fayetteville Planning Area in
Washington County and contains approximately 5.51 acres. The property is served by a private i
road and does not have street frontage. The property is developed with two residences, one
having 2,600 square feet and the other 1,000 square feet, as well as a detached shop building.
The original 30 acre parent tract has exceeded the allowed number of lot splits as it has been
subdivided from one into 6 large lots and must be processed via the subdivision process, in this
case a Concurrent Plat as no infrastructure improvements are recommended by staff. In
accordance with Fayetteville Unified Development Code, because the property is within the
Planning Area and within one mile of the City limit, all streets built with a new subdivision are
required to be built in conformance with City code.
The surrounding zoning and land uses are depicted in Table 1.
Table I -Surrounding Zoning and Land Use
Direction Land Use Zoning
from Site
North Undeveloped 1 Agricultural Unincorporated Washington Count
South Single-family 1 A ricu€tura) Unincorporated Washington Count
East Single-family 1 A ricuitural Unincorporated Washington Count
West Single-family 1 Undeveloped Unincorporated Washington County
Proposal:The applicant proposes to subdivide the property into two lots,with one containing 1.25
acres and the other having 4.36 acres.
Mailing Address: Subdivision Committee
113 W. Mountain Street www.fayetteviI gins v,2016
Fayetteville, Aft 72701 Age a Item 2
Y 16-5531 Hungate
Page 1 of 7
Water and Sewer System:The property is served by a 2"water line on the property frontage
along Hungate Lane. Public Sewer service is not available to the lots.
Adjacent Master Street Plan Streets: The property is accessed from Hungate Lane, an
unimproved gravel private drive. Hungate Lane is a Master Street Plan designated `Future
Collector' street. The nearest public street is Gulley Road, a Master Street Plan Dedicated
'Collector' street, located approximately 1,000 feet to the south of the property.
Right-of-way to be dedicated: Right-of-way dedication is not feasible in this case.
Access and connectivity: The lots are accessed by Hungate Lane, a private road.
Street Improvements: Staff does not recommend any street improvements given that this street
has no immediate access to public streets and given that the overall impact to the street system
from the proposed division of lots, both with existing homes, will not cause substantial impact to
the street system.
Tree Preservation: The property is outside of the Fayetteville city limit; tree preservation is not
assessed.
Parks:The property is outside of the Fayetteville city limit; Parks fees are not assessed.
Public Comment. Staff has received no public comment.
RECOMMENDATION: Staff recommends forwarding CCP 16-5531 with the following
conditions:
Conditions of Approval:
1. Subdivision Committee recommendation of street improvements. Staff recommends no
improvements be made at this time, due to the minimal impact of one additional lot and the
existing street and utility access to the subject property. Hungate Lane is an unimproved one-
lane gravel drive.
2. Subdivision Committee recommendation of a variance for creation of a lot without the minimum
required street frontage. Staff recommends in favor of the variance in this case, finding that it
is unusual to have two residences on a single parcel, and that creating the parcel will not
undesirably impact traffic or emergency service calls.
3. Water service lines locations must meet, or be re-located to meet City of Fayetteville
Engineering requirements.
4. A 20 foot wide access easement must be platted along the drive as proposed.
5. A septic permit must be issued for tract 2 by the Arkansas Department of Health before
approval as it is less than 1.5 acres in area. This is required prior to City approval of the
concurrent plat.
6. Washington County approval is needed for this concurrent plat.
7. The plat shall be revised to include all typical signature blocks of a final plat within the
Fayetteville Planning Area, and to be titled 'Concurrent Plat'.
G:IETCIDevelopment Services Review120160evelopment Review116-5531 CCP 4148 N.Hungate Subdivision Committee
Ln.(Hungate)1411x2 Subdivision CommitteeM-11-20MComments&Redlines August 11,2016
Agenda Item 2
16-5531 Hungate
Page 2 of 7