HomeMy WebLinkAbout31-07 RESOLUTION•
RESOLUTION NO. 31-07
A RESOLUTION TO GRANT THE APPEAL OF THE PLANNING
COMMISSIONER'S APPROVAL OF LSD 07-2414 (PEBBLE CREEK
FLATS) AND TO APPROVE A MODIFIED LSD
WHEREAS, the owner/developer of LSD 07-2414 (Pebble Creek Flats)
agreed to modify its Large Scale Development proposal to remove the driveway
entrance from Custer Lane; and
WHEREAS, the Fayetteville City Council granted its approval of this
Large Scale Development with the removal of the driveway entrance from Custer
Lane and any associated modifications of LSD 07-2414 desired by the developer
and approved by the Director of Current Planning.
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 Planning Commission's approval of LSD 07-2414 (Pebble Creek
Flats), and approves a modified LSD 07-2414 with removal of the driveway access from
Custer Lane as agreed by the owner/developer and any associated modifications of LSD
07-2414 desired by the owner/developer and approved by the Director of Current
Planning.
PASSED and APPROVED this 20th day of February, 2007.
APPROVE 1 : ATTEST:
By
DAN COODY, Mayor
=i.:3°
c :FAYETTEVILLE:
By: f1.(,,t/ "A\i rNGTO -;,o.
SONDRA SMITH, City Clerk/Treasurer
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RECEIV crag
JAN 2 9 2007 Fats
a e ev i ie CITY OF FAYETTEVILLF
Y ARKANSAS CITY CLERK'S OFFICE
January 29, 2007
City of Fayetteville
Sondra Smith, City Clerk
113 West Mountain Street
Fayetteville, AR 72701
RE: Appeal of LSD 07-2414: Large Scale Development (Pebble Creek Flats, 598)
Dear Sondra,
I would like to appeal the Planning Commission's decision on January 22, 2007 regarding LSD
07-2414: Large Scale Development (Pebble Creek Flats, 598). I am appealing their decision
due to concemed residents of the Red Arrow Neighborhood. I have received calls from
neighbors that reside within the proposed large scale development and feel an appeal is
warranted. Please present this appeal to the City Council at the February 6, 2007 City Council
meeting.
Sincere)
Alderman Lioneld Jordan
Ward 4
City of Tayetteva, Arkansas
City Council
113 West 9lfountain
FFayettevilk,AR 72701
7h /Pd vo .hs.O / tc Dol cal 6167
ALDERMAN -APPEAL REQUEST FORM
1
COUNCIL MEETING OF: February 6, 2007
FROM: Alderman Lioneld Jordan
APPEAL TITLE AND SUBJECT: An appeal of LSD 07-2414: Large Scale
Development (Pebble Creek Flats, 598)• Submitted by N. Arthur Scott for
property located at the Intersection of 18th Street and Custer Lane.
Alderman
Alderman
Date
Date
Alderman Date
evi e
ARKANSAS
TENTATIVE AGENDA
113 W. Mountain SL
Fayetteville, AR 72701
Telephone: (479) 575-8267
AGENDA FOR A MEETING OF THE
PLANNING COMMISSION
Monday, January 22, 2007, 5:30 p.m.
Room 219, City Administration Building
The following items wi!l be considered:
Consent:
1. Approval of the October 09, 2006 Planning Commission meeting minutes.
2. LSP 06-2404: Lot Split (SCHWARTZ, 454): Submitted by BATES & ASSOCIATES for
property located at 700 FOX HUNTER RD. The property is in the Planning Area and contains
approximately 5.21 acres. The request is to divide the subject property into 3 tracts of 1.17, 3.04
and 1.00 acres. Planner: Suzanne Morgan
Old Business:
3. ADM 06-2380: (URBAN RESIDENTIAL DESIGN STANDARDS): Submitted by
Planning Staff amending the Unified Development to add design standards as criteria for
approval, applicable to town homes, single-family attached, two-family, three-family and multi-
family dwelling -units. The request is to forward the urban residential design standards to the City
Council. Planner: Karen Minkel
New Business:
4 ADM 07-2442: (BELLAFONT 1 LSD MODIFICATION): Submitted by 112 Engineering
for property located north of Joyce Blvd, west of Vantage Drive. The applicant requests a
modification to the approved condition of approval No. 4 for LSD 06-1885, removing the median
extension. Planner: Andrew Gamer
5: VAR 07-2441: VARIANCE (FIVE WEST MOUNTAIN): Submitted by James Foster for
property located at 5 West Mountain, east of the Town Center Plaza. The property is zoned
MSC, MAIN STREET CENTER. The request is for a variance from the building height
requirements and for a variance from the step -back requirement above four stories in the
Main Street Center Zoning District.
Planner: Jesse Fulcher
6. CUP 07-2420: (LOVING CHOICES, 522): Submitted by KATIE ALLEN for property
located at 275 S. DUNCAN AVENUE, NE CORNER OF DUNCAN AND STONE STREET.
The property is zoned RMF -40, MULTI FAMILY - 40 UNITS/ACRE and contains
approximately 0.20 acres. The request is for the establishment of a professional office (Use Unit
25), specifically for a welfare agency. Planner: Suzanne Morgan
7. RZN 07-2419: (KELLY, 681/720): Submitted by DAVE JORGENSEN for property located
at 3184 S. CITY LAKE ROAD. The property is zoned R -A, RESIDENTIAL AGRICULTURAL
and contains approximately 44.74 acres. The request is to rezone the subject property to RSF-4,
RESIDENTIAL SINGLE FAMILY, 4 UNITS PER ACRE Planner Jesse Fulcher
8. LSD 06-2300: Large Scale Development (CENTRAL UNITED METHODIST, 484):
Submitted by JORGENSEN & ASSOCIATES for property located BETWEEN DICKSON &
LAFAYETTE ALONG HIGHLAND AND ST. CHARLES. The property is zoned MSC, Main
Street Center and contains approximately 6.02 acres. The request is for a 32,254 s.f., 2 -story
Ministry building and a 5 -story parking deck with 275 spaces.
Planner: Suzanne Morgan
9. LSD 07-2414: Large Scale Development (PEBBLE CREEK FLATS, 598): Submitted by
N. ARTHUR SCOTT for property located at INTERSECTION OF 18TH ST.AND CUSTER
LANE. The property is zoned C-1, Neighborhood Commercial and RMF -24, Residential Multi-
family — 24 units per acre, and contains approximately 4.21 acres The request is for a 2 -story
mixed use building with 18 dwelling units and 11,126 s.f. of commercial/office space within the
C-1 zoning and 2 apartment buildings with 46 dwelling units within the RMF -24 zoning.
Planner: Suzanne Morgan
10. R-PZD 06-2299: Planned Zoning District (RUSKIN HEIGHTS, 370):. Submitted by
COMMUNITY BY DESIGN, LLC for property located at WEST OF HWY 265/CROSSOVER
RD., AND SOUTH OF MISSION BLVD. The property is zoned RSF-4, SINGLE FAMILY - 4
UNITS/ACRE and contains approximately 28.92 acres The request is for rezoning, Preliminary
Plat, and partial development approval for a Master Development Plan of a Residential Planned
Zoning District with 295 attached and detached planned dwellings as well as 58,500 s.f. of non-
residential space. The Preliminary Plat approval is for 67 lots. The development approval
proposed at this time is for 57 residential units and 19,182 s.f. of non-residential space.
Planner: Andrew Garner
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 parties are invited to review the petitions. Interpreters 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.
•
City Council Meeting of February 06, 2007
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: January 26, 2007
Subject: Appeal of Pebble Creek Flats (LSD 07-2414)
REQUEST
Alderman Lioneld Jordan has appealed the decision by the Planning Commission to
approve Pebble Creek Flats Large Scale Development.
BACKGROUND
On January 22, 2007, the Planning Commission unanimously approved a Large Scale
Development for property located at the southeast corner of Custer Lane and 18th Street.
The development proposal includes the development of mixed-use and residential
structures (11,126 square feet commercial area and 66 residential units) and meets the
criteria of the property's C-1 and RMF -24 zoning, as well as all applicable development
codes, with one waiver request. Staff recommended approval of the project.
In the past year, the owner of the property has submitted several applications to rezone
the property. On May 8, 2006, the Planning Commission unanimously denied a request to
rezone the portion of C-1 property (approximately 1.5 acres) to RMF -24. There were
concerns raised from the neighbors regarding the use of the property and the infill
development. Many of the Commissioners voiced their opinion that the development of
this property would have to be done carefully, being considerate of the existing single
family lots, and recommended that development be proposed as a PZD.
It was during the rezoning process that owners within the adjacent residential
neighborhood were made aware that their properties were zoned RMF -24. Following the
denial of the rezoning request, the majority of the single family lot owners within the Red
Arrow Subdivision applied for and received approval by the City Council to rezone their
properties from RMF -24 to RSF-4.
On November 2, 2006, the Subdivision Committee reviewed and tabled a Residential
Planned Zoning District proposal for the subject property for a maximum 83 multi -family
units and accessory commercial use at the intersection of Custer Lane and 18`h Street.
The applicant withdrew the R-PZD based on the comments received at this meeting.
Again, several property owners in the surrounding subdivision attended the meeting and
expressed concerns that the development would not be compatible with the surrounding
City Council Meeting of February 06, 2007
Agenda Item Number
neighborhood, the density and traffic would be too high, and creating an entrance onto
Custer Lane was not desirable. This rezoning and development proposal was withdrawn.
On January 22, 2007, the Planning Comrnission unanimously approved a Large Scale
Development proposal for the subject 4.21 -acres of property which complies with the
existing zoning and development regulations: Owners within the adjacent subdivision
again attended the meeting with concerns regarding the drainage and the proposal for a
curb cut from the development onto Custer Lane.
DISCUSSION
The adjacent neighbors have consistently and repeatedly expressed concerns with the
compatibility, drainage, and traffic. Staff has addressed each of these concerns. Upon
review of two separate zoning requests, the applicants decided that rezoning the property
was not going to be favorably received. The subject large scale development application
submitted meets the requirements of the current zoning districts, and therefore cannot be
reviewed or denied based on the proposed use. Water flows north from the developed
subdivision through this site and to the Towncreek Branch, so the development of this
property will not increase water flow on any property within the adjacent subdivision.
Additionally, the Engineering Division has reviewed the project and finds it meets all
applicable criteria based on the Unified Development Code.
Access to the development is proposed from Custer Lane and 18th Street. Per Chapter
172.06 (A) of the Unified Development Code, "Parking lots shall be located within: the.
same zoning district as the use they serve. Required parking lots for uses allowed by
right within a zoning district are allowed as a use by right in the same zoning district."
Creating access to the parking lot from Custer Lane that serves a use by right which
meets all design criteria is permitted' by right by the Unified Development Code, and:
therefore can not be used as a basis for denial of the Large Scale Development. The
Planning Commission granted a waiver for the distance between the intersection of
Custer Lane and 18th Street and the curb cut on 18th Street, finding that it is imperative to
have two points of ingress and egress for a development with 66 residential units and
11,126 square feet of commercial space.
Based on MicroTrans Trip Generation counts, the proposed development will result in an
average 559 24-hour, 2 -way vehicle trips in an average weekday. Existing traffic counts
were taken on Custer Lane and 18th Street over a four day period and found to be well
below the capacity for a Local Street and Collector Street, therefore the development will
not create nor compound a dangerous traffic condition. The results of the traffic counts
are as follows:
24-hour period for traffic traveling in both directions
Location
Fri (1712)
Sat (1/13)
Sun (1/14)
Mon (1/15)
*Custer Lane (S of 18th Street)
401
313
227
318
**18th Street (W of Custer
Lane)
4,571
2,731
1,603
2,842
*Custer Lane is designated a Local Street, which has a Design Service Volume of las than 4,000 vehicle trips per day.
"*18th Street is designated a Collector Street, which has a Design Service Volume of 4,000 to 6,000 vehicle trips pa day.
Ta!Mie
THE CITY OF FAYETTEVILLE, ARKANSAS
PLANNING DIVISION CORRESPONDENCE
PC Meeting January 22, 2007
125 W. Mountain St.
Fayetteville, Alt 72701
Telephone: (479) 575-8267
TO: Fayetteville Planning Commission
FROM: Suzanne Morgan, Current Planner
Matt Casey, Assistant City Engineer
THRU: Jeremy Pate, Director of Current Planning
DATE: January 17, 2007 Updated January 23, 2007
LSD 07-2414: Large Scale Development (PEBBLE CREEK FLATS, 598): Submitted by N.
ARTHUR SCOTT for property located at INTERSECTION OF 1 8TH ST.AND CUSTER LANE The
property is zoned C-1, Neighborhood Commercial and RMF -24, Residential Multi -family — 24 units per
acre, and contains approximately 4.21 acres. The request is for a 2 -story mixed use building with 18
dwelling units and 11,126 s.f. of commercial/office space within the C-1 zoning and 2 apartment
buildings with 46 dwelling units within the RMF -24 zoning. Planner: Suzanne Morgan
Findings:
Background: On January 11, 2007, the Subdivision Committee forwarded this item to the
Planning Commission. Topics of discussion included drainage and the effects of development
on traffic. Water flows north from the developed subdivision through this site and to the
Towncreek Branch, so the development. of this property will not increase water flow on any
property within the adjacent subdivision.
According to Trip Generation software, the proposed development will result in an average 559
24 hour, 2 -way vehicle trips in an average weekday. Existing traffic counts were taken on Custer
Lane and 18th Street over a four day period and found to be well below the capacity for a Local
Street and Collector Street. The results of the traffic counts are as follows:
24-hour period for traffic traveli
Location
Friday (1/12)'
Saturday (1/13)
Sunday (1/14)
Monday (1/15)
*Custer Lane (South
of 18th Street)
401
313
227
.318
**18`" Street (West
of Custer Lane)
4,571
2,731
1,603
2,842
• •
Custer Lane is designated a Local Street, which has a Design Seryice Volume of less than 4,000 vehicle trips per day.
**18th Street is designated a Collector Street, which has a Design Service Volume of 4,000 to 6,000 vehicle trips per day.
History: On May 8, 2006, the Planning Commission unanimously denied a request to rezone the
portion of C-1 property (approximately 1.5 acres) to RMF -24. There were concerns raised from
the neighbors regarding the use of the property and the infill development. Many of the
Commissioners voiced their opinion that the development of this property would have to be done
carefully, being considerate of the existing single family lots, and recommended that
development be proposed as a PZD.
K:lRepons120071PC Reporls101-22-071LSD 07-2414 (Pebble Creek Flots).doc
On November 2, 2006, the Subdivision Committee reviewed and tabled a Residential Planned
Zoning District proposal for the subject property. The large scale development proposal included
a maximum 83 multi -family units, for an overall density of 19.71 units per acre, and some
commercial use at the intersection of Custer Lane and 18th Street. The applicant has withdrawn
the R-PZD based on the comments received at this meeting and requests approval of a large scale
development that meets the requirements of the existing zoning districts. Several members of
the public were present at the Subdivision Committee meeting and expressed concerns that the
development would not be compatible with the surrounding neighborhood, the density and traffic
would be too high, and creating an entrance onto Custer Lane.
The applicant held a neighborhood meeting. on January 07, 2007 at which several of the
neighbors were present. Main topics of discussion were drainage, traffic and affect of the
development on crime.
Property Description: The overall property owned by Tetra Investments consists of Lots 3 and 4
in Red Arrow Subdivision and part of Lots 11 and 12 in Comelius Subdivision. The property is
zoned C-1, Neighborhood Commercial, to the north and RMF -24, Residential Multi -Family — 24
units per acre, to the south. It is located within the Design Overlay District. There is
approximately 58.19% existing tree canopy on the property, a floodway/floodplain and a large
electric easement crossing the property. Three structures sit on the northwest corner of the
property at the intersection of Custer Lane and 18th Street. These structures consist of two
triplexes and one duplex.
Surrounding Land Use/ZoninR:
Direction
Land Use
Zoning
North
Single family residential & vacant property
proposed to be developed
C-1 & C-2
South
Single family residential
RSF-4
East
Vacant
RSF-4 & C-1
West
Single family residential, duplex and triplex lots
and a small commercial shop, thel8t Street
Train Station
C-2 & RSF-4
Proposal: Theapplicant requests large scale development approvalfor the .:developrnent of:.,.
commercial and residential property. The proposed development within the C-1 zoning district
and RMF -24 zoning district consist of the following:
C-1
2.05 acres
20 units (including the duplex; plans will be revised to reflect 18 units in Bldg A)
9.76 units per acre
11,126 SF Commercial Area (1,325 SF is on 2nd Floor)
10,660 SF Residential Area
R:IRepor s120071PC Reporrs101-22-07VSD 07-24/4 (Pebble Creek FlarsJ doc
RMF -24
2:16 acres
46 units
21.3 units per acre
1.96 acres required for the land area per dwelling unit requirement
Water & Sewer: Water and sewer lineswould be extended to serve the development.
Adjacent Master Street Plan Streets: 18th Street (Collector Street)
Custer Lane (Local Street)
Connectivity: Staff recommends that the applicant provide a vehicular connection to RSF-4
property to the east by stubbing out the proposed private drive which currently is shown within
15' from the property line.
Street Improvements: Staff recommends the following street improvements:
a. Street improvements along the project frontage on 18`h Street to the intersection
of Custer Lane, to include a total 22' of pavement (16' pavement from centerline
for one-half a turn -lane and a driving lane and a 6' wide paved bike lane) plus
curb and gutter (an additional 2 ), storm sewer and a 6' sidewalk located at the
Master Street Plan right-of-way. Improvements shall continue east, within the
existing right-of-way, to the eastern most boundary of the property
(approximately X70 feet). Any excess asphalt beyond the required 22' shall be
removed. Alt striping (turn lane, bicycle lane, etc.) shall be installed prior to
Certificate of Odcupancy for any building on the property.
b. Construction of a:6' sidewalk along Custer Lane from the intersection of 18`h
Street south to the project boundary, at the right-of-way line.
c. Removal. of the. two parking spaces on 18th Street and parking on Custer Lane to .
create a parking situation which would comply with the requirements of Chapter
172 of the Unified Development Code:
Access and Parking: The proposal shows two points of access to the development, one from
Custer Lane and one from 18th Street. Fire lanes and a turn -around have been designated on the
plans in order to comply with the requirements of the Fire Code. A total 116 parking spaces are
provided, which is Iess than required but with the allowance granted by the Parking Ordinance.
The applicant shall remove the existing parking spaces that back directly onto 18`h Street and=:
parking on Custer Lane to create a parking situation which would comply with the requirements
of Chapter 172 of the Unified Development Code. These improvements will create a safer traffic
condition on both 18th Street and Custer Lane than currently exists.
Parks: Parks and Recreation Advisory Board reviewed this project on August 7, 2006 and
recommended accepting money in lieu to satisfy the Park Land Dedication Ordinance
requirement due to its proximity to Town Branch Trail Corridor and park land.. Fees are assessed
in the amount of $43,520 for 64 multi -family units. Fees are due prior to issuance of building
permits.
K:1Repons120071PC Repar:5101-22-0711SD 07-2414 (Pebble Creek Flars).doc
Trail Comments:
Background: The Fayetteville Alternative Transportation and. Trails Master Plan identifies an on -
street linkage along 18th street connecting to Town Branch Creek Trail, currently under
construction.
Request: We request a 6' wide bike lane along the south side of 18th street from the east to west
property line of this project.
Tree Preservation:
Existing Canopy:
Preserved Canopy:
Required Canopy:
Mitigation:
Design Overlay District:
Greenspace:
Signage:
Curb Cuts:
Lighting:
Exterior Appearance:
Building Material:
58.66%
21.37%
20%
None Required
The site plan submitted for review as submitted to the
Subdivision Committee complies with the 25'greenspace
requirement along all rights-of-way within the Design
Overlay District.
Two signshave been indicated on the plans. All signs shall
be permitted by a separate sign permit application, prior to
installation.
The applicant has not complied with the curb cut
requirements for a minimum of 250' from an intersection
on 18th Street. A waiver of this condition is needed in
order to access 18th Street. The applicant has complied
with the curb cut requirements for a minimum of 200'
between curb cuts.
All outdoor lighting shall be reviewed prior to issuance of
building permit to ensure compliance with the Outdoor
Lighting Ordinance.
Elevations have been submitted for all four sides of the
commercial building. Planning Commission determination
of architectural treatment of fronts, along with Commercial
Design Standards, is required.
A materials sample board has been submitted for review.
Proposed building materials include stained vertical wood
siding, brick veneer, aluminum window and doors, standing
scem metal roof.
K IRepons120071PC Repons101-22-0711SD 07-2414 (Pebble Creek Flarsjdoc
•
Site Coverage: The plat indicates site coverage in compliance with this
requirement.
Fencing: N/A
Outdoor Storage: N/A
Access: Pedestrian access from the street to the entrance of the
structure by way of a designated walk is provided. Bicycle
racks are to be provided for multi -modal access. An
additional rack shall be added to the plat.
Recommendation: Finding the development proposal meets the zoning and development
requirements of the Unified Development Code with the conditions listed, staff recommends
approval of LSD 07-2414 with the following conditions of approval:
Conditions of Approval:
I. Planning Commission determination of street improvements. Staff recommends the
following improvements:
a. Street improvements along the project frontage on 18`h Street to the intersection :
of Custer Lane, to include a total 22' of pavement (16' pavement from centerline,
for one-half a turn -lane and a driving lane and a 6' wide paved bike lane). plus
curb and gutter (an additional 2), storm sewer and a 6' sidewalk located' at the' ..
Master Street Plan right-of-way. Improvements shall continue east, within the
existing right-of-way, to the eastern most boundary of the property
(approximately 270 feet). Any excess asphalt beyond the required 22' shall be
removed. All striping (turn lane, bicycle lane, etc.) shall be installed prior to
Certificate of Occupancy for any building on the property.
b. Construction of a 6' sidewalk along Custer Lane from the intersection of 18t
Street south to the project boundary, at the right-of-way line.
c. Removal of the two parking spaces on 18t Street and parking on Custer Lane to
createa parking situation which would comply with the requirements of Chapter
172 of the Unified Development Code
The Subdivision Committee recommended in favor of street improvements listed -above. -5,
PC approved.
2. Planning Commission determination of connectivity. Staff recommends that the
application provide a vehicular connection to RSF-4 property to the east by stubbing out
the proposed private drive to the property line and dedicating an easement atop of the
driveway from the property line to the public right-of-way.
The Subdivision Committee recommended in favor of connectivity to the adjacent
streets and the stub -out to the east property line.
PC approved.
K:IRepons120071PC Repons101-22-071L3D 07-2414 (Pebble Creek f7as).doc
3. Planning Commission determination of compliance with Commercial Design Standards
for commercial structures subject to the Design Overlay District requirements. Stafffinds
that the commercial structure is designed to have front facades facing the adjacent
streets and that the building materials, being wood and brick, are compliant with the
requirements in Chapter 161 of the Unified Development Code. Furthermore, staff finds
that the structure meets Commercial Design Standards.
The Subdivision Committee recommended in favor of compliance with Commercial
Design' Standards.
PC modified to require administrative approval of the 1st level, requiring additional
articulation. Should the applicant request to add doors to the building, it shall be
reviewed by the Planning Commission.
4. Planning Commission determination of a waiver of Chapter 161.28 (D.3), which requires
•a 250' separation between a curb cut and an intersection. The applicant proposes one
curb cut from the property onto 18th Street approximately 120 feet from the intersection
of Custer Lane and le Street. Staff recommends approval of this requested waiver,
finding that the location of the curb cut is as far away from the intersection as possible
and it is imperative to have two points of ingress and egress for a development with 66
residential units and 2,016 11,126 square feet of commercial space. The curb cut onto
Custer Lane meets all Unified Development Code requirements.
The Subdivision Committee recommended in favor of granting the requested waiver
from Chapter 161.28 (D.3).
PC approved.:
A -minimum 25' right -df -way from centerline of Custer Lane shall be dedicated prio
issuance of a -building permit.
6. At the time of construction drawings the landscape plan must be stamped by a licensed
Landscape Architect. •
7. All required street trees must be bonded for a 3 year period to ensdretheir health A
bond, letter of credit, or check shall be deposited with the City before Final Certificate of
Occupancy.
8. Mitigation is not required on the site unless the preserved canopy number falls below
. 20%>:There are some trees, .specifically. #313 and #314, that will=be highly .affected- If
these trees do not make it through the development process, mitigation might be
necessary.
9. Where not currently existing, street lights shall be installed at the corner of Custer Lane
and 18`h Street and along the right-of-way at 1 light per 300'.
10. No portion of any structure (i.e., porches, overhangs, etc.) shall encroach into building
setbacks or utility easements. All structures shall meet the building setback requirements
based on height.
K:IReports120071PC RepornstOl-22-0711SD 07-1414 (Pebble Creek Flats) doc
11: The applicant shall pay Parks fees in the amount of $43,520 for 64 multi -family units
prior to the issuance of a building permit
12. Trash enclosures shall be screened on three sides with materials compatible with the
surrounding structures, with access not visible from the street. Architectural elevations
for these structures shall be submitted for review prior to issuance of a building permit.
13. Signs shall be installed on the site in accordance with the Unified Development Code,
and only after a sign permit has been issued.
14. The parking proposed on the site is adequate for the professional office and residential
use. Certificate of Zoning Compliances shall be reviewed for each leased tenant space in
order to verify that there is adequate parking for the businesses and residential uses.
15. Bicycle racks shall be installed in accordance with ordinance requirements. Four bicycle
racks are required based on the number of parking spaces proposed. The site plan shall
be updated to show the addition of one bicycle rack.
Standard Conditions of Approval:
16. 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).
1.7. 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 toadditional review and approval. All improvements shall comply with City's
current requirements.
18. The large scale development shall expire one year after Planning Commission approval.
The applicant may request that the Planning Commission extend the approval an
additional one year as allowed by Chapter 166 of the Unified Development Code.
19. All overhead electric lines 12kv and under shall be relocated underground. All proposed
utilities shall be located underground.•
20 All exterior lighting is required to comply with the City's lighting ordinance. Alighting
plan and cut -sheets of the proposed exterior light fixtures shall be required to be approved
by Planning Staff prior to building permit.
21. Prior to building permit, a cost estimate for all required landscaping and sidewalks is to
be submitted 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. This guarantee will be held until the
improvements are installed and inspected, at the time of Certificate of Occupancy.
K: IReponsI20071PC Repons101-22-07ILSD 07-24/4 (Pebble Geek F7ais).doc
22. Prior to the issuance of a building permit the following is required:
a. • Grading and drainage permits
b. An on-site inspection by the Landscape Administrator of all tree
protection measures. prior to any land disturbance
b. Separate easement plat .for this project that shall include the tree
preservation area.
c. Project Disk with all final revisions
d. 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.
#23: Additional Condition: The applicant shall install a 6' wood board fence (finished side
facing south) along the southern property line.
Planning Commission Action: ✓ Approval O Tabled O Denied
Motion: Anthes
Second: - Harris
Vote: 7-0-0.
Meeting Date: January 22, 2007
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
K: IReportsl20071PC Repori001-22-0711SD 07-2414 (Pebble Creek Flats).doc
Date
•
Pebble Creek Flats
Summary of Multi -Use Trip Generation
Average Weekday Driveway Volumes
January 18, 2007
24 Hour AM Pk Hour PM Pk Hour
Two -Way
Land Use Size Volume Enter Exit Enter Exit
Apartments. 66 Dwelling Units 438 5 28 28 ' 13
General Office Building
11 Th.Gr.Sq.Ft. 121 15 2 3 14
Total
559 20 30 31 27
Note: A.zero indicates no data available.
Source: Institute of Transportation Engineers
Trip Generation, 6th Edition, 1997_
TRIP GENERATION BY MICROTRANS
•
Pebble Creek Flats
Summary of Multi -Use Trip Generation
Saturday and Sunday Driveway Volumes
January 18, 2007
Land Use
Saturday
29 Hr Peak Hour
2 -Way
Size Vol. Enter Exit
Sunday
24 Hr Peak Hour
2 -Way
Vol. Enter Exit
Apartments
General
66 Dwelling Units
922 0
0 387
Office Building
11 Th.Gr.Sq.Ft_ 26 2 2
11
1
Total
998 2
398 1 1
Note:
Source:
A zero indicates no data available.
Institute of Transportation Engineers
Trip Generation, 6th Edition, 1997.
TRIP GENERATION BY MICROTRANS
ti
ARKANSAS
THE CITY OF FAYETTEVILLE, ARKANSAS
LANDSCAPE REVIEW FORM
PC Meeting of January 22, 2007
113 W. Mountain St.
Fayetteville, AR 72701
Telephone: (479)444-3470
To: Fayetteville Planning Commission
From: Sarah K. Patterson, Urban Forester
Date: January 17, 2007
ITEM #: LSD 07-2414: Large Scale Development (Pebble Creek Flats)
Applicable Requirements:
Plan Checklist:
Y= submitted by applicant
N=requested by City of Fayetteville
NA= not applicable
E 3alrrii
6 ~l'
t aAi -I
ps"i
,tin 1i
* _
Rye Xs}++t} iK
:\
tI'
id4i1 t
`'4
0..
y .i ...e'5t se
ha'11'w ;V+f 1�.•. i uy.
Y
Irrigation notes ether automatic or hose bib.
Y
Species of.plant
material
identified
Y
Size of
plant
material
at time of installation
indicated
Y
Soil amendments
removed
notes include
that soil
is amended and sod
Y
Mulch
landscape
notes indicate organic mulching around trees and within
beds
N
Plans stamped
by a licensed
Landscape
Architect
Y
Planting details
according
to Fayetteville's
Landscape
Manual
,
.coo bo 3+o
.%V
t
{mY�vlt1
y
Wheel stops/ curbs
Y
Interior
Narrow tree
Tree island
landscaping
lawn
(8'
(8' min width, it min length/ 1 tree per 12 spaces)
min. width/1 tree per 12 spaces)
Conditions of Approval:
i. At the time ofconstructiondrawings the landscape plan must be
stampedby a licensed Landscape Architect.
2. All required street, trees must be bonded for a 3 year period to ensure
their health. A bond, letter of credit, or check shall be deposited with
the City before Final Certificate of Occupancy.
Y
Perimeter
Side and rear
Shade trees
Parking -lot adjacent
8 per tree- and
landscaping
property
as described
ground
lines (5' landscaped)
in street tree planting standards,
to R.O.W.- continuous planting of shrubs -at least
cover -50% evergreen)
�n tx
A-0
s�
.3 �� a`'
B • .
^, F ,t'$'—.
A elk
y
,._ on_6a '{��I
4 his kfs rii nl' "j 'e�`�Y. 4 3'
... arY
> f ` irti t 1 --rt
Y
Greenspace adjacent to street R.O.W. (25' wide)
1
Large street trees planted every 3o'
L.F. along R.O.W.
Y
25% of total
site area
left in grecnspace (8o% landscape)
y
and outdoor
storage screened
with
landscaping
��.- `
cr 5t eE'1 7
aaParkin5gClots
"., i
B... U' 6.. . e 1. n.
�'e. .S1�i.•A 8d^'S S"c. ,.
;
Y
Residential Subdivisions- 'large species shade tree/ lot tree
planted within R.O.W. if possible
NA
Nonresidential
tree planted
within
Subdivision-
15-25'greenspace
t large
species shade
tree/3o L.F.
NA
Urban
Tree Wells
-urban streetscape only-iofoot sidewalk
NA
Structural
soil must be
Soil
indicated
-if urban
wells
on the landscape
are used,
a note or detail
plan
of structural
y
Timing of planting
mdicated
on plans
(subdivisions
only)
y
Written description
of the
method
for tracking
plantings
bi @
,jfac ,t..S--
E M'.` r .. � (t2-.� r
'1:
..� t-
3F, os'.ant5.'-C'.
NA
i deciduous or evergreen tree/ 3000 square feet
NA
4 large
shrubs
(3 gal)
or small
frees / 3000 square feet
NA
6 shrubs
or grasses (1 gal)
/ 3000 square feet
NA ..
Ground
cover unless
seed
or sod
is specified
NA
so% of facility
planted
with
grass or grass
like
plants
Conditions of Approval:
i. At the time ofconstructiondrawings the landscape plan must be
stampedby a licensed Landscape Architect.
2. All required street, trees must be bonded for a 3 year period to ensure
their health. A bond, letter of credit, or check shall be deposited with
the City before Final Certificate of Occupancy.
aye evi,
ARKANSAS
PC Meeting of January 22, 2007
THE CITY OF FAYETTEVILLE, ARKANSAS
TREE PRESERVATION and PROTECTION REPORT
113 W. Mountain St
Fayetteville, AR 72701
Telephone: (479) 444-3470
To: Fayetteville Planning Commission
From: Sarah K. Patterson, Urban Forester
Date: January 17, 2007
ITEM #: LSD o7-2414: Large Scale Development (Pebble Creek Flats)
Requirements Submitted:
Canopy Measurements:
• ercent of site area
FINDINGS:
The desirability of preserving a tree or group of trees by reason of age, location, size or
species.
• Canopy covers more than half of this site. An arborist report was
included with this submittal. The majority of the species are
T
Initial Review with the Landscape
Administrator
✓
Site Analysis
Map Submitted
T
Site Analysis
Written Report
Submitted
T
Complete
Tree Preservation Plan Submitted
Canopy Measurements:
• ercent of site area
FINDINGS:
The desirability of preserving a tree or group of trees by reason of age, location, size or
species.
• Canopy covers more than half of this site. An arborist report was
included with this submittal. The majority of the species are