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HomeMy WebLinkAbout113-06 RESOLUTIONRESOLUTION NO. 113-06 A RESOLUTION TO GRANT THE APPEAL OF THE APPROVAL OF PPL 06-1977 (CRYSTAL SPRINGS IV) AND TO APPROVE PPL 06-1977 AS SLIGHTLY MODIFIED BY THE CITY COUNCIL WHEREAS, Raven Lane is a collector street on the Master Street Plan and should provide sufficient north/south connectivity between Mt. Comfort Road and Crystal Drive without the need to connect Woodlark Lane, a residential street, and WHEREAS, the neighborhood served by Woodlark, Quail, Dove, Meadowlark and Raven has requested that Woodlark not be connected to the north through its current cul-de-sac. NOW, THEREFORE, BE IT RESOLVED BY THE CITY COUNCIL OF THE CITY OF FAYETTEVILLE, ARKANSAS: Section 1: That the City Council of the City of Fayetteville, Arkansas hereby grants the appeal of the approval of Preliminary Plat 06-1977 (Crystal Springs Phase IV), but approves a slightly modified Preliminary Plat for PPL 06-1977 (Crystal Springs Phase IV) which removes the street connection from the north end of Woodlark to Street B between lots 33 and 34, but retains a five foot wide sidewalk connection at this location. An additional condition of approval to PPL 06-1977 is also added which requires the construction of the bridge crossing Clabber Creek to the north to be completed and accepted by the City with Phase I and II of the subdivision and prior to the construction of any house within the subdivision. PASSED and APPROVED this 20th day of June, 2006. APPROVED: By • • ATTEST: By: SONDRA SMITH, City Clerk • • • ALDERMAN APPEAL REQUEST FORM COUNCIL MEETING OF: June 6, 2006 //3 /2OL 06—/977 /#112,15. I FROM: Alderman Lioneld Jordan APPEAL TITLE AND SUBJECT: Appeal the approval of the PPL 06-1977: Preliminary Plat (Crystal Springs IV) Preliminary Plat submitted by Mel Milholland for property located north of Mt. Comfort Road, at the end of Raven Lane. The property is zoned RSF-4, Single Family - 4 Units/Acre and contains approximately 85.18 acres. The request is for a residential subdivision with 273 single family lots. X206 to -la-o. Date Alderman Date Alderman Date 7nMc/ k „he, &4 ao'oC 4 -zest ?y G��6 • May 11, 2006 City of Fayetteville Sondra Smith, City Clerk 113 West Mountain Street Fayetteville, AR 72701 RE: Appeal of PPL 06-1977: Preliminary Plat (Crystal Springs IV) Dear Sondra, I would like to appeal the Planning Commission's decision regarding PPL 06-1977, Preliminary Plat (Crystal Springs IV). I am appealing their decision on the behalf of Kathleen Stocker and Susan Pomoransky. I have received numerous calls regarding this preliminary plat therefore I feel this appeal is warranted. Please present this appeal to the City Council at the June 6, 2006 City Council meeting. Sin rel, Male Alderman on:: Jordan Ward 4 • 113 West Mountain Fayetteville, AR 72701 RECEIVED IMAY 12 2090 ©MWF4ATa jefiLLE arecan2Eticsosm ARKANSAS Final City Clerk 113 W. Mountain Sc Fayetteville, AR 72701 Telephone: (479) 575-8267 AGENDA FOR A MEETING OF THE PLANNING COMMISSION Monday, May 8, 2006, 5:30 p.m. Room 219, City Administration Building The following items will be considered: Discussion Item: Downtown Master Plan/Entertainment District Ordinance Amendments Consent: 1. VAC 06-2045: (BELLAFONT I1, 175): Submitted by H2 ENGINEERING, INC. for property located NW OF JOYCE BLVD. AND VANTAGE DRIVE. The property is zoned C-3, CENTRAL COMMERCIAL and contains approximately 0.28 acres. The request is to vacate a portion of a utility easement located within the subject property. - Planner: Andrew Gamer 2. LSD 06-2036: Large Scale Development (VALUE PLACE HOTEL, 519): Submitted by DIRK THIBODAUX, FREELAND KAUFFMAN & FREDEEN, INC. for property located NE OF OLD FARMINGTON ROAD AND SHILOH DRIVE. The property is zoned C-2, THOROUGHFARE COMMERCIAL and contains approximately 3.70 acres. The request is for a 4 -story, 42,620 s.f hotel with 120 parking spaces and 120 guest rooms. Planner: Andrew Garner New Business: r3.PPL-06:1977rPrelirninary Plat (CRYSTAL SPRINGS-IY; 285)t -Submitted byMEL. (MIL•HOLL=AND—for-propertyilocated-N OF -MT: EOMFORT;RD.—A-T-:THE-N-END OF RAVEN-L.ANE7 `The property is zoned RSFit, SINGLE FAMIL-Y.= 4=UNITS/ACRE and containsapproxiinitely 85i 8- £acres.TjThe requestus.for-a.residential-subdivision with -273 single.family lots._ Planner: Suzanne Morgan 4. PPL 06-1998: Preliminary Plat (THE HEIGHTS @ PARK WEST, 208): Submitted by MEL MILHOLLAND for property located at HWY 112,N OF I-540. The property is zoned R-PZD, RESIDENTIAL PLANNED ZONING DISTRICT (R-PZD 05-1796, PA -1) and contains approximately 27.62 acres. The request is for residential subdivision with 100 dwelling units. Planner: Suzanne Morgan 5. RZN 06-2026: Rezoning (LAFAYEI IE & MISSION, 485, 486): Submitted by Planning Staff on behalf of the neighborhood for property located NORTH AND EAST OF MISSION BOULEVARD AND LAFAYETTE STREET. The property is zoned RMF -24, RESIDENTIAL MULTI -FAMILY 24 UNITS PER ACRE AND I-1, HEAVY COMMERCIAL, LIGHT INDUSTRIAL. The request is to rezone the area to RMF -6, Residential Multi -family 6 units per acre. Planner: Leif Olson 6. RZN 06-2049: (COMBS, 564): Submitted by ENGINEERING SERVICES, INC for property located at SE CORNER HWY 16 AND MORNINGSIDE DRIVE. The property is zoned RSF-4, SINGLE FAMILY - 4 UNITS/ACRE and contains approximately 62.00 acres. The request is to rezone the subject property to RMF -24, Residential Multi -family, 24 units per acre. Planner: Andrew Garner 7. ANX 06-2046: (OLD WIRE INVESTORS, 217): Submitted by RAYMOND SMITH for property located at NW INTERSECTION OF OLD WIRE AND ROM ORCHARD ROAD. The property is in the Planning Area and contains approximately 30.70 acres The request is to annex the subject property into the City of Fayetteville. Planner: Andrew Gamer 8. RZN 06-2047: (OLD WIIRE INVESTORS, 217): Submitted by RAYMOND SMITH for property located at NW INTERSECTION OF OLD WIRE ROAD AND ROM ORCHARD ROAD. The property is in the Planning Area and contains approximately 35.51 acres. The request is to rezone the subject property to RSF-4 Residential Single Family, 4 units per acre. Planner: Andrew Garner 9. RZN 06-2048: (TETRA INVESTMENTS, 598): Submitted by PROJECT DESIGN CONSULTANTS, INC for property located at 1938 W CUSTER LANE. The property is zoned C-1, NEIGHBORHOOD COMMERCIAL and contains approximately 1.37 acres. The request is to rezone the subject property to RMF -24, Residential Multi -family, 24 units per acre. Planner: Suzanne Morgan 10. RZN 06-2050: (WALES, 373): Submitted by JASON AND AMY WALES for property located at 2055 N FOX HUNTER ROAD. The property is zoned R -A, RESIDENTIAL -AGRICULTURAL and contains approximately 1.43 acres. The request is to rezone the subject property to RSF-4, Residential Single-family, 4 units per acre. Planner. Jesse Fulcher 11. RZN 06-2028: (MOUNTAIN RANCH, 479): Submitted by TOM TERMINELLA for property located at WEST OF 1-540 AND SOUTH OF BETTY JO DRIVE. The property is zoned C-1, RMF -24, RSF-4, and R -A, containing approximately 47.48 acres. The request is to adjust existing zoning lines and to rezone certain parcels of the property in the manner indicated with the attached maps and descriptions. Planner: Jeremy Pate • All interested parties may appear and be heard at the public hearings. A copy of the proposed amendments 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 patties are invited to review the petitions. lnterpreters or TDD for hearing impaired are available for all public hearings; 72 hour notice is required. For further information or to request an interpreter, please call 575-8330. May 10, 2006 RE• Request for Appeal of the Planning Commission Ruling regarding PPL 06-1977 Preliminary Platt (Crystal Springs IV, 285) Submitted by Mel Milholland for property located N of MT Comfort RD at the end N END of Raven Ln. The property is zoned RSF-4, Single Family — 4 UNITS/ACRE and contains approximately 85.18 acres. The request is for a residential subdivision with 273 single family lots. Dear Alderman Jordan The citizens of Birdhaven addition are requesting you bring this appeal before the City Council. Under Title XZV Unified Development Code 155.04 Alderman may bring an appeal on behalf of any resident of the city on actions which are appealable to the City Council. 155.05 A (2) Appeals from Planning Commission Decisions states any member of the City Council may appeal the decision to deny or approve a preliminary plat. We are requesting the Planning Commission ruling approving the above listed item be overturned for the following reasons. • Connectivity -This development has poor connectivity and has not been able to gain access to the east and west of the development in this phase. It is clear these property owners do not want connections made. • Mount Comfort — We are being told it is in the design phase. Is there current funding to do the road work needed for Mount Comfort. I am confident the answer is no. Even if the road work began today it might be years before we see relief from the current traffic problems. This development of 273 houses will only make a bad situation worse. • Comments made by Planning Commissioners Commissioners stated "sometimes all we can do is make dumb decisions because of dumb rules", What rules kept them from denying this development? They also said they would not likely support another such development if traffic conditions in the area did not improve. This was an acknowledgement of the traffic problems. They referred the Birdhaven citizens back to city council by encouraging us to contact our alderman. One suggestion was to develop an ordinance that said infrastructure needs to be in place before the development instead of current methods. We were told to go to Street Committee meetings. All of these comments lead us to believe a mistake was made in their approving this development and we hope you will support us in this appeal. This development does not have the proper connections, and will impact our neighborhood immediately with traffic problems. That is recognized by putting speed tables in as part of the project. You know we are going to have problems before we even get this project started Our subdivision is going to suffer from this development and 1 think our traffic concerns are legitimate; numerous people in our neighborhood sent in letters, postcards and/or signed a petition against this development. We ask for your support and ask you to please bring this appeal to City Council for consideration. Kathleen Stocker 2848 W, Quail Dnve Fayetteville, AR 72704 In Page l of l Subject: FW: CRYSTAL SPRINGS 4 SUBDIVISION To: lljordan(auark.edu From: Susan Pomoransky [mailto:spomoransky@mwyusa.com] Sent: Wednesday, April 26, 2006 2:30 PM To: 'smorgan@ci.fayettevillear.us' Subject: CRYSTAL SPRINGS 4 SUBDIVISION Suzanne and Planning Commission: I am writing in regards to this meeting on the 27th at 9 A.M. First of all: Not all of us whom would like to be there; can just take off of work and go to this meeting. Can you not change it's time??? There is a lot of us who would like to voice our option. You gave another big builder a special hearing can't we ask for that too??? I am concemed with the idea of you all wanting to open up the cul-de-sac on Raven Lane and Woodlark Lane being opened as an outlet for the 274 Homes that are purposed to be built. This will increase the traffic in our small streets and neighborhood. We are an established neighborhood and have no sidewalks or any kind of green space. Our children play in the streets and we have no problems with that at all. No speeders and our school buses come into our neighborhood to pick up children, because us as concerned parents refused to let our children stand on Mt. Comfort Road because of the danger. Now, the planning commission wants to open up these roads as outlets. This will increase the danger to our children and our neighborhood. We can not handle 400 to 600 cars every moming and night. We have a hard enough time getting out on Mr. Comfort Road as it is. This is our only outlet. Sometimes, the traffic is really tied up there. No improvements have been made on Mt. Comfort Road or any other road near by. You all have let so many subdivisions go in and no improvements to the roads. It doesn't take a someone with a college education to figure it out more homes going in sooner or later you have to build or improve the old roads. You know as well as 1 do that with 274 purposed houses going in will have at least 2 -3 cars per house hold (546 cars if 2 cars per house/ or 3 per household will be 822 cars) and then if you get families moving in together or students you can bet on at least two or three more vehicles per house hold. Do you think our streets can handle that??? So, you see; we will truly have a much bigger problem. Mt. Comfort is already crowded and so is Salem Road and so is Rupple Road. When the new school went in off of Rupple Road that road was supposed to be straightened out and fixed. That still hasn't happened and a new housing addition is going in there now. These roads need to be improved. Can you not find another outlet somewhere else for the Crystal Springs Subdivision # 4.??? Please do not ruin our nice neighborhood. Susan Pomoransky 2732 Meadowlark Lane Fayetteville, AR 72704 Printed for Lioneld Jordan <IJordan(auafphpl.uark.edu> 5/11/2006 City Council Meeting of June 06, 2006 Agenda Item Number CITY COUNCIL AGENDA MEMO To: Mayor and City Council Thru: Gary Dumas, Director of Operations �p From: Jeremy C Pate, Director of Current Planning Date: May 12, 2006 Subject: Alderman Appeal of Crystal Springs IV (PPL 06-1977) RECOMMENDATION Staff recommended and the Planning Commission approved with a vote of 7-2-0 a preliminary plat for Crystal Springs Subdivision Phase IV (PPL 06-1977), with conditions of approval as noted in the staff report. BACKGROUND A masterplan of development for the overall Crystal Springs Development has been in, .. place since the early 1990s. Almost every phase of Crystal Springs Development has been appealed or challenged; all have been upheld (or amended) by the City. Council as. meeting applicable city ordinances. Phase I consisted of 112 lots accessed. off of Salem • Road, in an area that was in the county at the time of submittal in 1993. With this: initial • phase, the developer donated approximately 20 acres to the Fayetteville School. District, on which Holcomb Elementary is now located. An additional 15.45 acres was dedicated in 1994 to the City for parkland; the Parks and Recreation Board and°:'Planning. '. Commissionaccepted land that would meet the requirements for a total of 575 single family residential lots in all of the future Crystal Springs phases. Gary Hampton Softball Field complex was constructed in 2000-2001 on this property, and is enjoyed by the neighborhoods that have since developed in this rapidly growing area Crystal Springs Il and III have been developed/platted north of Clabber Creek, and consist, of 14 and 101:.. lots, respectively. The applicant received approval by the Planning Commission of PPL 06-1977 for Crystal Springs IV, the final phase of a planned residential development north of Mount Comfort Road, south of Clabber Creek. This final phase consists of 273 single family lots on 85 acres, to be constructed in six (6) phases. Based on the amount of lots proposed and future traffic generation, staff recommended significant off-site improvements to be constructed as part of this project. Most significantly, this includes a crossing of Clabber Creek to the north, which will distribute traffic and thereby decrease dependency of use on Mount Comfort Road, which is an unimproved street at this time This bridge crossing is anticipated to be close to $500,000 in cost, and will include trail crossings along Clabber Creek. No cost -share by the city for this significant street improvement is recommended by staff. Other off-site improvements recommended include an assessment for a tum lane at Raven Lane and Mount Comfort Road, the removal of existing 1 City Council Meeting of June 06, 2006 Agenda Item Number temporary cul-de-sacs and installation of curb, gutter, sidewalk, etc. to make adequate street connections and the installation (at the developer's cost) of four (4) speed tables within Birdhaven Terrace Subdivision, south of the planned development to alleviate any future speeding within the established neighborhood. Two streets within Birdhaven Terrace currently provide access to the subject 85 -acre parcel, including the Collector Street Raven Lane, and will be continued into the development in the first phase, which contains a maximum of 58 Lots. Staffs recommendation to the Planning Commission also included the Clabber Creek crossing to occur at minimum with the second phase of development, which ensures that a maximum of 58 homes (and the traffic generated therefrom) can be constructed before the north connection is completed. DISCUSSION Staff has spoken with numerous residents in this area, primarily those residing in Bird Haven Terrace to the south of Crystal Springs IV or on Gooseberry Lane. The resounding concern has been the detrimental impact of through traffic within the established neighborhood and expected congestion and delays on Mount Comfort Road without significant improvements. Staff recognized the impact on these neighborhoods, and made recommendations to the Planning Commission for the developer to make improvements which would be considered roughly proportional to the impact of the development, as required by city ordinance. Five persons spoke at the Planning Commission meeting, and all written comments are included in the attached reports. The Planning Commission also questioned staff as to future improvements of Mount -Comfort Road. As noted at recent Street Committee meetings, a bond program for improvements to streets, including Mt. Comfort Road, is being discussed. This is a decision to be made by the City Council and ultimately by voters, however, and can not be 'depended upon as of right now to occur. At this time, staff is recommending assessments for most developments that have an impact on Mount Comfort Road and are not contributing in other ways to alleviate the impact that additional traffic created by their proposal is having on existing infrastructure. This decision to take assessments instead of piecemeal improvements along Mt. Comfort is relatively recent, and is in part an effort to plan for comprehensive improvements to Mt. Comfort Road as has been discussed in meetings with the Street Committee. It must be noted, however; that staff does not at this time depend whatsoever on planned improvements by the City to offset the contributions a developer must make. Our ordinances direct us to recommend to the Planning Commission the improvement that would be proportional to the development requested. A future Capital project to improve Mt. Comfort Road may be forthcoming, and may not. With that in mind, staff recommended significant improvements for this development to increase connectivity between neighborhoods and decrease dependency upon Mt. Comfort Road as the only means of east -west access in the area. BUDGET IMPACT None. aye e evl e ARKANSAS THE CITY OF FAYETTEVILLE, ARKANSAS PLANNING DIVISION CORRESPONDENCE TO: Fayetteville Planning Commission FROM: Suzanne Morgan, Current Planner Matt Casey, Staff Engineer THRU: Jeremy Pate, Director of Current Planning DATE• May 3, 2006 PC Meeting of May 08, 2006 • 125 W. Mountain St. Fayetteville, AR 72701 Telephone: (479) 575-8267 PPL 06-1977: Preliminary Plat (CRYSTAL SPRINGS IV, 285): Submitted by MEL MILHOLLAND for property located at N OF MT. COMFORT RD., AT THE N END OF RAVEN LANE. The property is zoned RSF-4, SINGLE FAMILY - 4 UNITS/ACRE and contains approximately 85.18 acres. The request is for a residential subdivision with 273 single- family lots. Planner. SUZANNE MORGAN Findings: Property: The subject property contains approximately 85.18 acres located north of Bird Haven Terrace, north of Mount Comfort Road. This property is zoned RSF-4. The applicant proposes to create a 273 single-family lot subdivision (with an additional unbuildable lot), a density of 3.2 units per acre, within six phases of development. A bridge connection is proposed to Raven Lane within Crystal Springs Phase III, which cost and construction is the burden of the developer. A masterplan of the overall Crystal Springs development, including this property, has been in place since the early 1990s. This developer, with the initial phase of Crystal Springs, donated land for parks and schools in this area. SURROUNDING LAND USE AND ZONING: Direction Land Use Zoning North Single family residential (Crystal Springs Phase III), Clabber Creek RSF-4 South Single family residential (Bird Haven Terrace, Mt Comfort Addition, Crofton Manor) RSF-4 East Golf Course RSF-1 West Vacant—Pasture RSF-1 Water and Sewer: Water and sewer lines shall be extended to serve the proposed development. Adjacent Master Street Plan Streets: Raven Lane, a Collector Street. Staff finds that the extension of Raven Lane is compliant with the Master Street Plan, as is the east -west Collector Street which will provide a future connection to McClaren Drive within Salem Heights Subdivision. K:1Reportd20061PC Reports105-08-06\PPL 06-1977 (Crystal Springs Ph. 119.doc Right-of-way to be dedicated: The majority of interior streets are proposed to be 42' rights-of- way with a 24' wide street and 4' sidewalks on both sides. Streets A, C, and D are 50' rights-of- way with 28' wide streets and sidewalks on both sides. The two interior Collector Streets (a portion of Street H and Raven Lane) will be dedicated with 70' right-of-way. Raven Lane is proposed to be extended between Crystal Springs Phase III and Phase IV through property owned by Crystal Springs LTD Partnership. Right-of-way for this street/bridge connection shall be dedicated by separate document prior to recordation of Phase II. Phasing: As proposed by the developer, the Phasing of the subdivision will occur with the following number of lots and street connections to existing infrastructure: Phase Number of Lots Number of Street Connections to Existing Streets Stub -outs to the east and west for future street connections _ I 58 2 (Raven Lane & Woodlark Lane) 1 (East) II 19 1 (Raven Lane connection to the north) 0 III 43 0 0 IV 58 0 I (East) V 35 0 0 VI 61 0 2 (West) Staff finds that the number of street connections made for each phase are adequate for the volume of traffic generated by the lots proposed. Connectivity: To the South (Phase I): Two street connections are proposed to the south, through Bird Haven Terrace Subdivision. The right-of-way for Woodlark Lane and Raven Lane were platted to the property line which would allow future right-of-way extension to the north. The connection to these streets has been shown. The existing cul-de-sacs shall be removed by the developer. Staff requested that the applicant explore the possibility of a street connection onto Gooseberry Lane located within Mount Comfort Addition, which would require the dedication of right-of- way on either side of the existing cul-de-sac. Staff received a petition from the neighbors within this subdivision stating their disagreement to a street connection; however, this petition did not include the signatures of the owners on either side of the cul-de-sac. The applicant stated that an informal discussion with Mr. Strange and Mr. Thompson who, according to the applicant, indicate a negative attitude to any development. Staff has met with the owners to discuss this connection, and Mr. Strange did attend one Subdivision Committee meeting and expressed his disagr ment with a street connection to Gooseberry Drive. Another street connection would further dispense traffic in the area. Should the adjoining property owners agree to sell property to allow this street connection, staff would recommend such a connection. A street connection to Kenswick Avenue, located to the southwest of property within Crofton Manor Subdivision, will alleviate the volume of traffic through Bird Haven Subdivision. K:1Reports120061PC Reports105-O8-061PPL 06-1977 (Crystal Springs Ph. 119.doe Kenswick Ave. was platted to be extended to the north. Staff recommended that the applicant obtain right-of-way to connect Street B to Kenswick Ave. prior to the recordation of an initial Phase of this development, also stating that if the applicant provides this connection to Kenswick Avenue, a connection to Gooseberry Lane is less desirable. Since the Subdivision Committee meeting on March 30, 2006, staff has met with the owner of the property to the west through which the street connection to Kenswick Avenue would occur. The owner has stated his opposition in this connection and submitted a letter regarding the matter (see attached). To the West (Phase VI): The applicant has provided two street connections to the west. The southern connection can eventually connect to Kenswick Ave. within the Crofton Manor Subdivision, just off-site of the property. The second western stub -out is shown as a Collector Street, per the Master Street Plan. This street will align with McClaren Drive, located within the Salem Heights Subdivision, at Salem Road. To the North (Phase II): The applicant proposes to construct Raven Street, a Collector Street, across Clabber Creek. The street will make a connection with the constructed Raven Lane within Crystal Springs Phase III. Staff recommends that this street connection occur no later than Phase II in order to provide sufficient connectivity to the north and potentially relieve some traffic exiting through Bird Haven Terrace onto Mount Comfort Road. Another connection to the north is not desirable, due to the presence of significant floodplain and floodway. To the East (Phase I and IV): Two street stub -outs are provided to the east — at the southeast and northeast corners of the subdivision. The property to the north and east is currently developed for a golf course. However, it may not remain undeveloped for this use and this amenity is not being utilized as a main feature within this subdivision with homes directed toward views of the golf course. If ever developed, traffic would have the ability to access the property via Deane Solomon Road and through the proposed subdivision. The street connection at the northeast corner of the property will provide a street connection to the north when the adjacent property develops. Traffic Calming: The applicant shall install two speed tables on both Raven Lane and Woodlark Lane at a location specified by the Transportation Division. Street Improvements: The applicant has submitted a traffic study to evaluate the effect of the additional 273 lots on the existing infrastructure. After review of the traffic study and current traffic demands, staff recommends the following street improvements: a. If the applicant is able to secure right-of-way for a connection to Kenswick Avenue in Crofton Manor Subdivision, the street connection of a 28' street with curb, gutter; storm drains, sidewalks and street lights shall be constructed with Phase VI of the development. The off-site dedication of 50' right-of-way by separate document should occur prior to the recordation of Phase VI. b. The installation of 4 speed tables (2 on Raven Lane and 2 on Woodlark Lane) to provide traffic calming. These speed tables shall be installed at a location approved by the Transportation Department prior to recordation of Phase I of the subdivision. c. The developer shall pay an assessment in the amount of $9,405.00 for a left turn PC: Vteports120061PC Reports105-O8-061PPL 06-1977 (Crystal Springs Ph. /V).doc lane on Raven Lane for traffic accessing onto Mount Comfort prior to the recordation of Phase I. d. Construction of a bridge or crossing over Clabber Creek to connect the proposed subdivision to Crystal Springs Phase III to be completed prior to the recordation of Phase II of Crystal Springs Phase IV. e. The developer shall be responsible for the removal of the existing cul-de-sacs on Raven Lane and Woodlark Lane, into which the new streets will connect, and the extension of a minimum 28' street, curb, gutter, storm drain, and sidewalk (6' on Raven Lane and 4' on Woodlark Lane) to the cut -point as shown on the plat. The sidewalk shall extend beyond the cut point to tie into the existing sidewalk. The applicant shall reconstruct the existing driveways to connect to the new street, along with all soil, grass, etc. to reconstruct these yards. Staff is not recommending additional off-site improvements on Mount Comfort Road due to the significant cost associated with the construction of a crossing over Clabber Creek, for which a cost -share is not recommended. The applicant's engineer has estimated that the cost of the bridge will be from $488,000 to $560,000. This connection will alleviate traffic on Mount Comfort Road and will be utilized by residents in the area to move north and south. Tree Preservation: Existing: 9.9% Preserved: 5.8% Required: 9.9% Mitigation: Required — 350 trees Parks: On July 15`h 1994 a deed for 15.45 acres was received from Crystal Springs Limited Partnership satisfying the park land dedication requirements for this development. Below is a break down of the banked park land. o Phase 1— Lots 1-112 = 112 units x .025 = 2.8 acres o Phase II — Lots 113-127 = 14 units x .025 = .35 acres o Phase III - Lots 128-229 =101 units x .025 = 2.525 acres o Phase IV — 274 SF units proposed x .025 = 6.85 Total Used =12.525 acres - 2.925 acres remains. *Land calculations are based the 1994 ordinance amount of .025 acres per single family Unit. Clabber Creek Trail is identified on the Fayetteville Alternative Transportation and Trail Plan and is shown along the northern part of this development. The developer has agreed to donate all the land between the flood plain lines from the west property line to the east property line prior to approval of final plat. Additional land may be necessary to provide an at -grade trail crossing at Raven Lane. The additional land shall be approved by the Trails Coordinator. Public Comment: Many neighbors attended the Subdivision Committee meetings, voicing concerns regarding the project. The Planning Division has received numerous petitions, comments, post cards, and letters from surrounding property owners who are in opposition to the proposed development with most concerns addressing the increase in traffic and connections onto Woodlark Lane, Raven Lane and Goosberry Lane. These comments are available at the Planning Division. K:IReportd20061PC Reports105-08-061PPL 06-1977 (Crystal Springs Ph. fl9.doc Background: This project was heard at the March 30, 2006 Subdivision Committee. It was tabled at this meeting to address the comments regarding the phasing, connectivity, street design, and other plat comments. The Subdivision Committee considered this preliminary plat again on April 27, 2006 at which meeting it was forwarded to the Planning Commission with recommendations. The discussion by the Subdivision Committee included the routing of construction traffic through Crystal Springs Phase III to avoid Bird Haven Terrace, the possibility of requiring repair to Raven Lane and Woodlark Lane if damaged during construction, the proposed block lengths, and traffic circulation around the proposed landscape islands on Raven Lane Recommendation: Staff recommends approval of PPL 06-1977 subject to the following conditions: Conditions of Approval: 1. Planning Commission determination of appropriate street connectivity. Staff finds that the dedication of right-of-way to provide a street connection from Street B to Kenswick Avenue in Crofton Manor prior to the recordation of Phase II is essential to provide sufficient connectivity to Mount Comfort Road for this amount of lots. Staffftnds that all other street connections are adequate. The Subdivision Committee recommended in favor of the proposed street connectivity. 2. Planning Commission determination of street improvements. Staff recommends the following street improvements: a. If the applicant is able to secure right-of-way for a connection to Kenswick Avenue in Crofton Manor Subdivision, the street connection ofa 28' street with curb, gutter, storm drains, sidewalks and street lights shall be constructed with Phase VI of the development. The off-site dedication of 50' right-of-way by separate document should occur prior to the recordation of Phase VI. b. The installation of 4 speed tables (2 on Raven Lane and 2 on Woodlark Lane) to provide traffic calming. These speed tables shall be installed at a location approved by the Transportation Department prior to recordation of Phase I. c. The developer shall pay an assessment in the amount of $9,405.00 for a left turn lane on Raven Lane for traffic accessing onto Mount Comfort prior to the recordation of Phase I. d. Construction ofa bridge or crossing over Clabber Creek to connect the proposed subdivision to Crystal Springs Phase III to be completed prior to the recordation of Phase 17 of Crystal Springs Phase IV e. The developer shall be responsible for the removal of the existing cul-de-sacs on Raven Lane and Woodlark Lane, into which the new streets will connect, and the extension ofa minimum 28' street, curb, gutter, storm drain, and sidewalk (6' on Raven Lane and 4' on Woodlark Lane) to the cut point as shown on the plat. The sidewalk shall extend beyond the cut point to tie into the existing sidewalk. The applicant shall reconstruct the existing driveways to connect to the new street, along with all soil, grass, etc. to reconstruct these yards. Staff is not recommending additional off-site improvements on Mount Comfort Road due to the significant cost associated with the construction ofa crossing over Clabber Creek, for which a cost -share is not recommended. The applicant's engineer has estimated that K:IReports12006tPC Reporn105-08-061PPL 06-1977 (Crystal Springs Ph. 1V).doc 4. the cost of the bridge will be from $488,000 to $560,000. This connection will alleviate traffic on Mount Comfort Road and will be utilized by residents in the area to move north and south. The Subdivision Committee recommended in favor of street improvements as listed above. Planning Commission determination of appropriate phasing of the development. Staff recommends in favor of the phase lines in relationship to street connectivity. The Subdivision Committee recommended in favor of the proposed phasing of the development. Svlee--i-tre st1. d -k ea.0 seruper (aneua 5. Raven Lane is proposed to be extended between Crystal Springs Phase III and Phase IV through property owned by Crystal Springs LTD Partnership. The complete construction and acceptance of a bridge or crossing over Clabber Creek and the dedication of right-of- way for this portion of Raven Lane by separate document is required prior to recordation of Phase II. 6. Construction traffic other than passenger vehicles is encouraged not to access the property through Woodlark Lane and Raven Lane. Temporary barricades shall be installed at the terminus of the existing streets to discourage construction traffic access. Once sufficient access has been established from the north, no construction traffic shall access the sight from residential streets to the south. The applicant shall repair any damage of existing streets caused by vehicular traffic generated by the construction of this subdivision. The applicant shall submit a guarantee (letter of credit, bond, or cash) of $1,000 per lot prior to the recordation of the final plat for contributions to an interim solution to wastewater capacity concerns in the Owl Creek/Hamestring Creek basin, if the improvement is required. Final determination of the contribution shall be made by the City Engineer. 9. Sidewalks along all Collector Streets within the Subdivision shall be constructed (not guaranteed) prior to recordation of the final plat for each Phase. 10. The applicant shall provide a separate filed document dedicating off-site drainage easements to the detention pond prior to recordation of the final plat. The P.O.A. shall be responsible for maintenance of the required detention pond. 11. No lots shall access the east -west Collector Street or Raven Lane (a Collector Street) if an interior street may be accessed. A note shall be included on the final plat to indicate this requirement. Lots required to access these Collector Streets are encouraged to utilize shared drives to decrease curb cuts on the Collector Street. K:IReporrs120061PC Repons105-08-061PPL 06-1977 (Crystal Springs Ph. IV).doc 12. Clabber Creek Trail is identified on the Fayetteville Alternative Transportation and Trail Plan and is shown along the northern part of this development. The developer has agreed to donate all the land between the floodplain lines from the west property line to the east property line prior to approval of final plat. Additional land may be necessary to provide an at -grade trail crossing at Raven Lane. The additional land and location of the trail under the creek crossing shall be approved by the Trails Coordinator. 13. Mitigation is required in the amount of 350 (2) inch caliper large. Staff is recommending the Residential On -Site Mitigation Option. An on-site mitigation plan must be submitted at time of Final Plat for review and approval by the Urban Forester. 14. A 3 -year maintenance and monitoring bond in the amount of $87,500 will be required for these trees. 15. The P.O.A. shall be responsible for the maintenance of the landscape islands and Lot 77, an unbuildable lot. 16. The developer shall install a centerline between the two proposed landscape islands on Raven Lane and north to the intersection of Street 'B' and Raven Lane in order to delineate traffic lanes. 17. Street lights shall be installed or guaranteed with a maximum separation of 300 feet along all streets within each Phase prior to recordation of the final plat for that Phase. 18. Subdivision area signage shall be permitted in accordance with applicable city codes. 19. Signs shall be installed at each street stub -out to indicate the future extension of the right- of-way (including the stub -out provided on Raven Lane at the southeast corner of the property) prior to recordation of the final plat of each Phase. (Coordinate with the Transportation Division.) 20. All lots shall be platted in conformance with the RSF-4 bulk and area regulations. It is inconclusive whether all lots meet the lot width requirements at the right-of-way and building setback lines. Note the lot width at the 25' building setback on the plat for those lots that are either located on a curve or cul-de-sac and have less than 70' lot width. (See lots 24-26, 61, 78, 85, 96, 97, 109, 110, 148-150, 179, 192, 196, 197, 200, 201, 233.) 21. In addition to those items within the conditions of approval that must be addressed on the proposed plat, modify the plat to address the following comments prior to construction plan review: a. Revise the note regarding improvements to Woodlark Lane and Raven Lane to include all requirements set forth in condition of approval 4e, which requires some improvements to extend beyond the cut point. b. Building setbacks applied to corner Tots are as follows: a 25' front BSB adjacent to the right-of-way and an 8' side BSB (or greater if a utility easement) on the remaining two property lines. Revise the building setback lines on all corner lots to meet this requirement. c. Verify that all lots are of sufficient size for home construction (see lots 16, 20 and K:IRepnruv120061PC Reports105-08-061PPL 06-1977 (Crustal Springs Ph. 1V).dac 108 specifically). d. The GIS Division will review the revised plat to ensure that the State Plane Coordinates are correct. Please modify if necessary. (Coordinate with Planning Staff.) e. Show the location of the all streets identified on the Master Street Plan on the vicinity map. f. Identify the west building setback line of lot 148 as a drainage easement, as it appears to be. Standard Conditions of Approval: 22. All street names and addresses shall be approved by the 911 coordinator. 23. 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). 24. 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. 25. All overhead electric lines under 12Kv shall be relocated underground. All proposed utilities shall be located underground. 26. Preliminary Plat approval shall be valid for one calendar year. Additional conditions:III I �I ((I� a. HaLn -1a Skit C,i;Dn'M as Wi n and u, -hie cd( rcq b. a krigt3" -akk a .4.D. (%' f l nAtosl ,& otJ /j 40.k . c. Planning Commission Action. 0, Approved El Denied El Tabled Moto() fp approve = Es' ttuos Meeting Date: May 08, 2006 Second: Tµ"'b D / J Comments: V0 -4e *.7-2-0 IA./Lf l ,4ct. (gra4143, 1 lfo. 4 The "Conditions of Approval" listed in the report above are accepted in total without exception by the entity requesting approval of this development item. Signature Date K:IReports120061 PC Reports105-08-061PPL 06-1977 (Crystal Springs Ph. /VJ.doc Wattle PC Meeting of May 8, 2006 THE CITY OF FAYETTEVILLE, ARKANSAS TREE PRESERVATION and PROTECTION REPORT To: Fayetteville Planning Commission From: Sarah K. Patterson, Urban Forester Date: May 2, 2006 113 W. Mountain St. Fayetteville, AR 72701 Telephone: (479) 444-3470 ITEM # PPL 06-1977: Preliminary Plat (Crystal Springs IV) Requirements Submitted: Canopy Measurements: Initial Review with the Landscape Administrator ✓ Site Analysis Map Submitted ✓ Site Analysis Written Report Submitted T Complete Tree Preservation Plan Submitted Canopy Measurements: FINDINGS: The desirability of preserving a tree or group of trees by reason of age, location, size or species. • This site has less than io% canopy cover. 29 of the trees are significant by City standards. Several of these 29 are located in close proximity to the project but on adjacent properties. *Total Site'Aiea acres 85.18 square feet 3,710,568 EzistiiiiTree Canopy _ _ acres 8.4 square feet 365,904 percent of site area 9.9% Existipg,Tree Cariopy Preservedh a acres 4.9 square feet 213,444 percent of total site area 5.8% Pe`rcentIVIn imum anopy Required% 9.9% FINDINGS: The desirability of preserving a tree or group of trees by reason of age, location, size or species. • This site has less than io% canopy cover. 29 of the trees are significant by City standards. Several of these 29 are located in close proximity to the project but on adjacent properties. The extent to which the area would be subject to environmental degradation due to removal of the tree or group of trees. • Environmental degradation should not occur on this site. The impact of the reduction in tree cover on adjacent properties, the surrounding neighborhood and the property on which the tree or group of trees is located. • Canopy removed will affect all adjacent property owners seeing that utility easements along the back of lots is proposed. Whether alternative construction methods have been proposed to reduce the impact of development on existing trees. • N/A Whether the size or shape of the lot reduces the flexibility of the design. • Size and shape of the lot does not reduce flexibility of design. The general health and condition of the tree or group of trees, or the presence of any disease, injury or hazard. • The general health of these trees is fair to good. The placement of the tree or group of trees in relation to utilities, structures, and use of the property. • Most canopy will be removed due to the installation of utilities and roads. The site has canopy spread out across it which makes it difficult to design around. The need to remove the tree or group of trees for the purpose of installing,repairing, replacing, or maintaining essential public utilities. • Many trees will be removed for the installation of public utilities and further maintenance. Whether roads and utilities are designed in relation to the existing topography, and routed, where possible, to avoid damage to existing canopy. • Roads and utilities have been designed to minimize impact on the existing topography. The existing canopy is unavoidable.: • Construction requirements for, On -Site and Off -Site Alternatives. • N/A The effects of proposed On -Site Mitigation or Off -Site Alternatives • Mitigation will be required on the site to replace the 151,26o square feet of canopy removed. These mitigation trees will be extremely beneficial to this area. The effect other chapters of the UDC, and departmental regulations have on the development design.