HomeMy WebLinkAbout123-17 RESOLUTION113 West Mountain Street
Fayetteville, AR 72701
(479) 575-8323
Resolution: 123-17
File Number: 2017-0267
LSD 17-5771 (MASTER STREET PLAN AMENDMENT BETWEEN CROSSOVER ROAD AND
BRIDGEWATER LANE/SPRINGHOUSE VILLAGE):
A RESOLUTION TO AMEND THE MASTER STREET PLAN BY CHANGING THE ALIGNMENT OF
AN UNNAMED STREET BETWEEN CROSSOVER ROAD AND BRIDGEWATER LANE AND BY
RECLASSIFYING IT FROM A COLLECTOR STREET TO A LOCAL STREET
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 amends the Master Street Plan
by realigning an unnamed street between Crossover Road and Bridgewater Lane and by reclassifying it
from a collector street to a local street, as depicted on Exhibit "A" attached hereto and made a part hereof.
PASSED and APPROVED on 6/6/2017
Page 1
Attest:
Lw� �: Xdl
Stancli:l C. Smith, City Clerk Tre`1 r7RFr��,i
FAYETTEVILLE:
GTON
Printed on 617117
City of Fayetteville, Arkansas 113 West Mountain Street
Fayetteville, AR 72701
(479) 575-8323
Text File
File Number: 2017-0267
Agenda Date: 6/6/2017 Version: 1 Status: Passed
In Control: City Council Meeting File Type: Resolution
Agenda Number: D. 4
LSD 17-5771 (MASTER STREET PLAN AMENDMENT BETWEEN CROSSOVER ROAD
AND BRIDGEWATER LANE/SPRINGHOUSE VILLAGE):
A RESOLUTION TO AMEND THE MASTER STREET PLAN BY CHANGING THE ALIGNMENT
OF AN UNNAMED STREET BETWEEN CROSSOVER ROAD AND BRIDGEWATER LANE AND
BY RECLASSIFYING IT FROM A COLLECTOR STREET TO A LOCAL STREET
BE IT RESOLVED BY THE CITY COUNCIL OF THE CITY OF FAYETTEVILLE,
ARKANSAS:
Section l: That the City Council of the City of Fayetteville, Arkansas hereby amends the Master Street
Plan by realigning an unnamed street between Crossover Road and Bridgewater Lane and by
reclassifying it from a collector street to a local street, as depicted on Exhibit "A" attached hereto and
made a part hereof.
City of Fayetteville, Arkansas Page 1 Printed on W12017
City of Fayetteville Staff Review Form
2017-0267
Legistar° File ID
6/6/2017
City Council Meeting Date - Agenda Item Only
N/A for Non -Agenda Item
Andrew Garner 5/12/2017 City Planning /
Development Services Department
Submitted By Submitted Date Division / Department
Action Recommendation:
LSD 17-5771: Large Scale Development (MASTER STREET PLAN AMENDMENT BETWEEN CROSSOVER ROAD AND
BRIDGEWATER LANE/SPRINGHOUSE VILLAGE, 216): Submitted by FOSTER DEVELOPMENTfor properties on the east
side of Crossover Road across from the Paradise View Estates Subdivision (Par Court). The properties are zoned P-1,
Institutional and RT -12, Residential Two and Three Family and contain approximately 21.56 acres. The request is to
amend the Master Street Plan to downgrade a planned Collector Street to a Local Street between Crossover Road
and Bridgewater Lane.
Account Number
Project Number
Budgeted Item? NA
Does item have a cost?
Budget Adjustment Attached?
Previous Ordinance or Resolution #
Original Contract Number:
Comments:
Budget Impact:
Fund
Project Title
Current Budget $
Funds Obligated $
Current Balance
No Item Cost
NA Budget Adjustment
Remaining Budget
Approval Date:
V20140710
1
CITY COUNCIL AGENDA MEMO
CrTY OF
P.AYETTEVILLE
ARKANSAS
MEETING OF JUNE 6, 2017
TO: Mayor and City Council
THRU: Andrew Garner, City Planning Director
FROM: Quin Thompson, Planner
DATE: May 10, 2017
SUBJECT: Master Street Plan Amendment between Crossover Road and
Bridgewater Lane (LSD 17-5711 Springhouse Village)
RECOMMENDATION:
City Planning Division staff and the Planning Commission recommend approval of a Master
Street Plan amendment to downgrade an unnamed Collector Street between Crossover Road
and Bridgewater Lane to a Local Street.
BACKGROUND:
The property contains 21.56 acres on the east side of Crossover Road across the street from
Paradise View Estates subdivision and Par Court. A Master Street Plan `Collector' Street is
planned to cross the site from east to west, connecting Crossover Road to Bridgewater Lane at
some point in the future. The applicant proposes a Large Scale Development with 68 assisted
living beds, 34 memory care beds, and 68 beds of independent living in 34 two and three-
family buildings. A new east -west public street is proposed through the site and would be
stubbed out to the east for future connectivity.
MASTER STREET PLAN AMENDMENT:
The applicant does not propose to construct the new internal street as a Collector or dedicate
right-of-way for such construction as indicated on the Master Street Plan. Rather, they propose
the City Council amend the Master Street Plan to downgrade this unnamed Collector Street to a
Local Street between Crossover Road and Bridgewater Lane as depicted on the attached
Exhibit `A'.
DISCUSSION:
Staff recommends in favor of the applicant's request, finding that while east -west connectivity
is needed in this region of the City, a Collector street section is not necessary in this location.
Local street connectivity between Crossover Road and Bridgewater Lane will be adequate for
traffic flow and safety. The Local Street is more compatible with the proposed senior living
facility where slower traffic speeds and pedestrian safety are a priority. Additionally, a Local
Street is more appropriate with the context of the area to the east of the subject property that is
currently rural and designated to stay as Rural on the Future Land Use Plan. This
Mailing Address:
113 W. Mountain Street www.fayetteville-ar.gov
Fayetteville, AR 72701
recommendation is also based on review of the Master Street Plan by Engineering and
Planning staff in conjunction with the on-going Citywide Transportation Master Plan.
On May 8, 2017 the Planning Commission approved the Large Scale Development for
Springhouse Village Retirement Community (LSD 17-5771) and forwarded this Master Street
Plan amendment to the City Council with a recommendation for approval with a vote of 7-0-0.
BUDGET/STAFF IMPACT:
None
Attachments:
• Exhibit A
■ Application
• Planning Commission Staff Report
MASTER STREET PLAN AMENDMENT
LSD 17-5771
SPRINGHOUSE VILLAGE
RETIREMENT COMMUNITY
One Mile View
NORTH
........ 0
0.125 0.25
0.5 Miles
PRIVATE
RNW-24
INES
Proposal is to remove thi5
Subject Property R -A
urs -named Collector Street from
RI -12
the Master Street Plan and
re -align it as. a Local Street,
0
..... ................
I.
is EWATER
LA
RSF-4
Proposed New Local
L)
Street Aliannieut
z
0M 0RCHARD,;,j)
W
1 1-
1 CJ
- - - - - - - - - - - - - I
RP7D
- _-- - - - - - - - - ---- - -
E%TRACTIDN
RESIDENTIAL SINGLE-FAMILY IIIIIII F.,
Legend
------
Planning Area
RSFA
R11-1
RM RAGED DISTRICTS
Fayetteville City Limits
...... Shared Use Paved Trail
I
RS -;a
RESIDENTIAL MULTI -FAMILY s�eei cancer
IK D:.-. G- .1
P. _� MC _�`Y,
R F-12
Trail (Proposed)
F PLANNED ZONING DISTRICTS
------
Planning Area
WIR
Building Footprint
, Lt.v, City Limits
11 City
Fayetteville _--SJ
INDUSTFRIAL INSTITUTIONAL
Fze.aa.aim .anal
CITY OF FAY ETTEVILLE, ARKANSAS
LARGE SCALE DEVELOPMENT
FOR STAFF USE Oe'VL Y
Date Application Srthmitted.
Date accepted as Complete..
Project Number:
Public Nearing Date:
LSD FEE. 5200.00 - S800.00
Sign FEE: $5.00 per sigh
Tech Plat Resubinittal FEE: 5200/resubmittal
Tree Preservation FEE: $120.00
s -T R:
PPi=;
Zone:
Please fill out this form completely, supplying all necessary information and documentation to support your request. Your
application will not be placed an the Planning Commission agenda until this it formation is furnished.
APPLICATION:
Indicate one contact person for this request:
Applicant (person making request):
Name::.):a )l n —c- f -e of
E -mai I: tcylv1c�= • ,o-e--<00tiG: 1\V"n
c, 3-n�
Address: A
Phone:_ �) `I '1 &E J 17 0
Fax: ! �J
Applicant -, Representative
Representative (engineer, ,surveyor, realtor, etc.):
Name: L- i ti zxf io,� $ i i %i :1
Address: 6`3 y 64 La Uu—V1-e
Ili
Phare: (ef i C) sr -)o
—
Fax:
Site Address/ Location: k.' e r
Current Zoning District:
Bate of Preliminary Plat:
:Assessor's Parcel I\ umbers) for property; 7C� � . � � � � � - C/ C%`0 te6 - I - �% �
Total ,Acreage: Number of Lots: j Number of Dwelling Units: Cj
IZ; 2 -377
FIAA "V AL 1A%TERESTS
The following entities and/ or people have financial interest in this project:
Y. b,
May 2x16
APPLICANTIRF.PRESEW-177 E". I certit'y under penalty of perjury that the foregoing statements and answers herein made
all data, information. and evidence herewith submitted are in all respects, to the best of my knowledge and belief, true: and
correct. I understand that submittal of•ineorreet of false information is grounds for invalidation of application completeness,
determination, or approvals. I understand that the City might not approve what i am applying for, or might set conditions of
approval.
Narme (printed): L t d L= k,? t i t L t ri
Date -
PROPERTY OWNER(S) /,t UTHORI.CED AGENT.- live certiAy under penalty of perjury that I amlwe are the ovvmer(s) of the property
that is the subject of this application and that Uwe have read this application and consent to its filing. (If signed by the authorized agent, a
letter from each property owner must be provided indicating that the agent is authorized to act on her/his behalf.)
'Marne (}printed): i ► 4 iA -c,c �1/J t d y Y�y S� I� ,address: ) j DW
Signature: ��-"-47�--`�,
Date: Phone: `T ( 1� 4
Name (printed):
LSD Checklist:
Address: `r ) _tJ 01 K � GL -Y.. ` Yv `rL k
Phone: A- - ' 2-oi , L) L` a 2_
Attach the torlowing items to this application:
(1) Payment in full of applicable fees for processing the application:
LSD
Non -Residential Non-residential (5000 square feet or less) $4Q0.00
Non-residential (Wore than 5000 square feet) $800,00
Residential Residential (10 residential units or less) $200.00
Residential (25 residential units or less) $400.00
Residential (More than 25 residential units) $800.00
Technical Plat Resubmittal (tabled items only) $200.00 per
Tree Preservation $120.00
Public Notification Sign Fee (per sign) $5,00
f2) Correspondence in the form of a written letter to Planning Staff describing the scope, nature and intent of the proposal.
Variances from requirements of the Unified Development Code will be reviewed and processed in accordance with the
procedures set forth therein. Please indicate in the letter to staff if any variances are sought and if so, justification for the
request. most variances require a Planning Commission decision.
(3) A copy of the county parcel map from the Washington County Assessor's office or from the Washington County
website (.` ,}ra53>. ti ? �r), The subject property and all adjacent parcels should be identified on this parcel
map. The owner's name, official mailing address; and the parcel number for every adjacent property shall be shown
on this map.
(4) A copy of the written decision from the Parks and Recreation Advisory Hoard regarding park land dedication
requirements (residential projects only),
May 2016
CITY OF
T AT
daypL eVIk
e PLANNINGCOMMISSION MEMO
ARKANSAS
TO: Fayetteville Planning Commission
THRU: Andrew Garner, City Planning Director
FROM: Quin Thompson, Planner
Corey Granderson, Staff Engineer
MEETING DATE: May 8, 2017 (Updated with Planning Commission results)
SUBJECT: LSD 17-5771: Large Scale Development (3434 N. CROSSOVER
RD./SPRINGHOUSE VILLAGE RETIREMENT COMMUNITY, 216):
Submitted by FOSTER DEVELOPMENT, INC. for properties located at
3434 N. CROSSOVER RD. The properties are zoned P-1,
INSTITUTIONAL and RT -12, RESIDENTIAL TWO & THREE FAMILY and
contain approximately 21.56 acres- The request is for 68 assisted living
units, 34 memory care units-, 34 independent living units.
RECOMMENDATION:
Staff recommends approval LSD 17-5771 with conditions of approval.
BACKGROUND:
The subject 21.56 acre property is located on the east side of Crossover Road across the street
from Paradise View Estates subdivision. The property is undeveloped pasture and contains a
small amount of protected stream in the southwest corner, as well as some designated wetland
area associated with this creek. A Master Street Plan `Collector' Street is planned to cross the
site from east -to west, connecting Crossover Road to Bridgewater Lane at some point in the
future. The applicant is processing a property line adjustment application to create an
approximately 21.56 acre site for the proposed development. Surrounding land use and zoning is
depicted in Table 1.
Table 1
Surrounding Land Use and Zoning
Direction Land Use Zoning
from Site
North Undeveloped/Agricultural RI -12, Residential Intermediate 112 units per acf,e
IUndevelopedlAgricultural R -A, Residential / Agricultural and RSF-4,
South ' Residential Single -Family / 4 units per acre
East Undeveloped/Agricultural R -A, Residential/ Agricultural
West Single-family Residential RSF-4, Residential Single-family / 4 units per acre
Request: The applicant requests large scale development approval to construct a senior housing
facility containing 69 assisted living beds, 34 memory care beds, 68 beds of independent living
units in 34 two and three-family buildings, and a clubhouse building. Two commercial outlots on
Mailintl Address- Planning Commission
113 W, MoUntain Strut www layetteville a4lb,5, 2017
layettFvllle, AR :72701 Agenda Item 8
17-5771 Springhouse Village
Page 1 of 38
Crossover Road are reserved for services catering to residents' needs. A new public street is
proposed through the site stubbing out to the east for future connectivity.
Water and Sewer System: The property has access to existing public water service. A sewer main
extension is required.
Adjacent streets and right-of-way dedication: This site has direct access to
Crossover Road, a Master Street Plan designated 'Principal Arterial'. A Collector street is shown
to provide east -west connectivity through the site. Adequate right-of-way exists along Crossover
Road and no additional dedication is needed. Right-of-way dedication is required for the new
proposed public street in the amount of 50 feet, assuming the street is re-classified as a local
street as the applicant has requested and staff recommends.
Master Street Plan Amendment. The applicant does not propose to construct a Collector street
as indicated on the relevant Master Street Plan section. Rather, they propose an amendment to
the Master Street Plan to provide a new east -west Local street between Crossover Road and the
eastern property line. Staff recommends in favor of the applicant's request, finding that while east -
west connectivity is needed in this region of the City, in staff's opinion a Collector street section
is not necessary in this location. Local street connectivity between Crossover Road and
Bridgewater Lane will be adequate for traffic flow and safety. The Local Street is more compatible
with -the proposed senior living facility where slower traffic speeds and pedestrian safety are a
priority. Additionally, a Local Street is more appropriate with the context of the area to the east of
the subject property that is currently rural and designated to stay as Rural on the Future Land Use
Plan. This recommendation is also based on review of the Master Street Plan by Engineering and
Planning staff in conjunction with the on-going Citywide Transportation Master -Plan.
Street Improvements: Staff recommends that a Local Street section with on -street parking shall
be constructed in accordance with the Master Street Plan,'including pavement, curb, gutter, storm
drainage, sidewalk on both sides, and streetlights in accord with code as indicated on the
applicant's plan. A future street extension sign shall be installed at the street stub=out location to
indicate a future through street.
Parks Fees: On April 3, 2017, the Parks and Recreation Advisory Board recommended accepting
money in -lieu in the amount of $74,480.00 for 133 multi -family units to satisfy the park land
dedication ordinance. This is due to the development's proximity to Braden, Sweetbriar, and
Gulley Parks and the Mud Creek and Niokaska Trails.
Multi -use Trail Improvement: The Fayetteville Active Transportation Plan (ATP) identifies a 12 -
foot wide concrete shared use paved trail, an extension of the Niokaska Multi -use Trail, to be
constructed within the project running east and west between Crossover Road and Old Wire Road
along the stream and drainage area. Staff recommends dedication of a 30 foot wide trail easement
be dedicated with this project, as shown in the staff trail easement exhibit, attached. Construction
of the trails construction is not recommended in association with the development -
Tree Preservation:
CS Zone.-
Existing
one.Existing Canopy: 18.6%
Preserved Canopy: 5.0%
Required Canopy: 20%
Tree Mitigation: 13,175 square feet of tree canopy.
G:''ETCtDevelopmenl Services Review12017\Development Review\17-5771 LSD 3434 Planning Commissior
Crossover Rd. (Springhouse Village Retirement Community) 216103 Planning Commission\05- May 8, 201'
08.2017\Comments and Redlines Agenda Item 1
17-5771 Springhouse Villagr
Page 2 of 31
P9 Zone:
Existing Canopy: 21.0%
Preserved Canopy: 2.6%
Required Canopy: 25%
Tree Mitigation: 65,518 square feet of tree canopy.
Rl -12 Zone:
Existing Canopy: 64.1 %
Preserved Canopy: 24.4%
Required Canopy: 20%
Tree Mitigation: 0.0 square feet of tree canopy.
Total Tree Mitigation: 258 two-inch caliper trees to be planted on site.
RECOMMENDATION: Staff recommends approval of LSD 17-5771 with the following
conditions:
1. Planning Commission determined in favor of street I'm
Conditions of Approval Irecommendingin favor of a Master Street Plan amei7dme
(Local Street as regyested. Q5-08-2
1. Subdivision Committee_ recommendation of street improvements. Staff recommends that
a Local ,Street section with on -street parking shall be constructed in accordance with the
Master Street Plan, including pavemen(, curb, gutter, storm drainage, sidewalk an both
sides, and streetlights in accordance with code, This street shall have a left turn lane where
it intersects Crossover Road as shown on the plan.
Subdivision Committee recommended in favor.
2. Subdivision Committee recommendation of compliance with Urban Residential Design
Standards. Staff cannot determine whether the proposed building elevations and plans
meet minimum design standards along the new Local Street. Prior to building permit
approval, the two- and three-family dwellings shall meet Urban Residential -Design
Standards.
Subdivision Committee did not make a recommendation..
2. Planning Commission determined in Favor of this condition as written. [f)5 -t)8-17
3. Committee recommendation of dedication of a 30 foot wide trail ease
a future extens Niokaska Multi -use Trail. Staff rec in favor of the
easement dedication, as shown Fn 'mments as the exhibit `Niokaska
Multi -use Trail Easement'
Subdivision ee recommended in favor of a 20 foo went, vsrhich
een corrected to 30', a standard trail easement width.
3. Planning Commission modified this conditr'on as indicated below. 05-08-17
4. Subdivision Committee recommendation of money -in -lieu of park land dedication. Staff
and the Parks and Recreation Advisory Board recommend accepting money in -lieu for
133 multi -family units in the amount of $75,040. The amount shall be paid prior to building
permit approval.
Subdivision Committee recommended in favor.
4. Planning Commission determined in favor of accepting parkland dedication for the 30 -foot wide
multi -use trail corridor throe h the project site, and payment of fees in lieu of land dedication for the
remaining balance. The Commission made note that the parkland fees need to be re -calculated
for accuracy prior to building rmit because the attached memo from the Parks Department
appears to consider the assisted tivik memory carelnursin home part of the project as standard
multi-fami1v dwellin s which is not accurate. [t75-08-17
tfor a
WETC1 evelopmen! S&vices eweWQL)9l�pment Kiev, wl 7-5 T71 Lso 3434 Planning Commission
Crossover rid_ (Springhouse Village Retirement Community) 216103 Planning Commission''05- May 8, 2017
08-20171Comments and Redlines Agenda Item 8
17-5771 Springhouse Village
Page 3 of 38
5. Right-of-way dedication is not required along Crossover Road, as adequate right-of-way
exists. The right-of-way dedication associated with the proposed street shall be completed
by easement plat prior to building permit approval.
6. All City Engineering, tree preservation, landscape, and fire department conditions included
herein shall apply. All revisions shall be addressed prior to construction plan approval.
7. All structures containing dwelling units shall be provided with an approved automatic
sprinkler system, [AFPC 2012 §D104, §D106, §D107]
8. 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.
C. Separate easement plat for this project that shall include the tree preservation
area and all utility easements.
d. Project Disk with all final revisions
e. One copy of final construction drawings showing landscape plans including
tree preservation measures submitted to the Landscape Administrator,
f. 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.
Standard conditions of approval:
9. Impact fees for fire, police, water, and sewer shall be paid in accordance with City
ordinance.
10. If applicable, a business license shall be obtained prior to opening the business to the
public.
11. 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),
12. 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.
13. 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.
14. All mechanical/utility equipment (roof and ground mounted) shall be screened using
materials that are compatible with and incorporated into the structure. A note shall be
clearly placed on the plat and all construction documents indicating this requirement.
G:4ETC!Development Services RevievvQ0171Development Reviewt17.5771 LSD 3434 Planning Commission
Crossover Rd. (Springhouse Village Retirement Community) 2161,03 Planning CommissiW05- May a, em 8
Oa-2017\Comments and Redlines Agenda Item
17-5771 Springhouse Village
Page 4 of 38
1 a. Trash enclosures shall be screened on three sides with materials complimentary to and
compatible with the principle structure. Containers may also be screened from view of the
street by the principal structure or vegetation. Elevations of the proposed dumpster
enclosure shall be submitted to the Planning and Solid Waste Divisions for review prior to
building permit.
16. 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 arid electronic message boards
(direct lighting) are prohibited in the Design Overlay District.
17. All existing utilities below 12kv shall be relocated underground. All proposed utilities shall
be located underground.
18. Large scale development shall be valid for one calendar year.
19. 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.
20. Easements necessary to serve the development -as required by the utility providers and
the City shall be dedicated by easement plat or by separate easement documents with
approval of the Planning Division prior to building permit.
PLANNING COMMISSION ACTION: R Approved Ll denied
Date: May 8; 2017
Motion: Belden
Second: Hoffman Vote: 7-0-0 -
Note: Planning Commission approved the project with conditions as recommended
by staff except modifying conditions #3 and #4 as noted.
3. Prior to building permit the applicant shall deed land to the City for a 30 -foot wide multi -use trail
corridor throygh the site foklo the all nment generally as indicated on the attached and as approved
by City Engineering staff. The City shall glue the applicant parkland credit for the land dedicated for the
trail, (05 -OL -17
BUDGET/STAFF IMPACT:
None.
Attachments:
G:IET=evelopment Services Review12017\Development Review117-5771 LSD 3434 Planning Commission
Crossover Rd. (Springhouse Village Retirement Community) 216103 Planning Cornmission105- May 8, 2017
08-20171Comments and Redlines Agenda Item 8
17-5771 Springhouse Village
Page 5 of 38
City Engineering Division Comments
Urban Forestry Comments
Park Planner Comments
Fire Marshal Comments
Master Street Plan Exhibit
Applicant's Letter
Plans
Elevations
Close Up Map
One Mile Map
G:1ETC\Development Services Review%201 nDevelopment Review117-5771 l SD 3434 Planning Commission
Crossover Rd. (Springhouse Village Retirement Community) 2161133 Planning Commission105- May 8,
08-20171Comments and Redlines Agenda Iteemm 8
8
17-5771 Springhouse Village
Page 6 of 38
CITY OF
Tam yw% AR�--i
ANSAS
Date: fay 1, 2017
'fo: Quin'rhompson, Planner
From: Corey Granderson, Staff Engineer
Ile: Plat Review Comrnents
Planning Commission Staff Memo
Development: LSD 17-5771 SPRING1,10 1SE VILLAGE RI TIRF1MENT COMMUNITY
Engineer: Collins Engineers, Inc.
Plan Comments:
I . ]engineering recommends a multi -use trail easement be dedicated on the southern side: of this
development's property at this tirne, The casement should he 30FT wide and follow the alignment as
shown on the exhibit attached to this memo.
2. 'Fhe Engineering Division supports the appiicariCs proposal to amend the master street plan to
downgrade the collector street through this site to a "local" street designation. This would adjust the
overall street section, reducing pavement and greenspaces and r=ight-of-way width.
a. The intersection with FIWY-265 should renrtirr wide enough for proper turn lanes and
intersection lunction.
b. Master Street flan amcildinents require cite Council approval.
c. The pavement design section for the "local" street, if approved, should match with collector
design standards so that future traffic volumes can be accommodated. Please see the Minimum
Street Standards for nrore intformation about pavement design requirements.
Flydratrlie design and calculations are needed at construction level to determine adequate system flows
For the proposed 8" comrnercial tircline. Please verify that the propose(] 3" waterline loop through this
site; can provide adequate flows,
Drainage Crrnlments:
1. The culvert under flighwaye 2f 5 should be checked for overall basin capacity. Phis will be a stand alone:
check for all areas draining to the culvert under POS-l'-devcloped conditions for your project. Hcase
refer to Chapter I of the Drainage Criteria Manual. This analysis is a quick check requested based on the
submittal requirement to "Check fior Existing Downstream Flooding,' -
2. The 12FT maintenance/access casement shown for the southern detention pond wvill not be required due
to pond proximity to the riw.'fhis may provide more room for pond grading tit; -in.
3. Propose a level spreader feature at the outlet to the southern pond. t.fsc city standard details. and
propose/design length of feature custom to the outflow Conditions. Typically this is I linear foot per CFS
exiting the pond during 100 -yr event.
Standard Comments;
i13 W. Mountain streek
I qpi tt-ville, AR T12701
ENGINEERING
i;,�na: f��z�-ttruill�. ac�ou
Planning Commission
May 8, 2017
Agenda Item 8
17-5771 Springhouse Village
Page 7 of 38
I. rill designs are subject to the; City's Latest design criteria (water, sewer. streets and drainage). review
fear plat approval is not approval ofpublie improvements, and all proposed improvements etre subiect to
further review at the time construction plans are submitted.
2. Any damage to the existing public street date to construction shall be. repaired/replaced at the
owner/developers expense
3. Water and sewer impact fees will apply for the additional impact to the systern. The fees will be based
can the proposed meter size and will be charged at the time of meter set.
4. Fire Line monthly fees will be applied based can the size of the riser penetrating the slab. See Chapter
51.136 of the Unified Development Code For table of fees associated with pipe diameter.
S. Commercial structures that may require a fire sprinkler system must obtain a tire 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 ail projects will typically not be reviewed by the Fngineering Division
until time of construction -level review (unless specificallNr requested at plat .review):
o Storm Sewer pipelinlet sizing, gutter -spread ,
utter -spread, profiles, or utility conflicts
o Sail itary Sewer p ipe sizing, profiles, or utility conflicts
o Waterline fittings, callouts, or utility conflicts
o Street profiles
o Fine grading/spot elevations
8. The l-ngineer of Record shall:
a. Review and approve: material submittals. A = rovgd s tarnittals shall he 4atbrzaitted to the_(:'ity tiI-t-
c ncurrence foe_ fore gra ding permit is issued.
b, Perform "Full Tinge" inspection fir the utility installation and shall be "lei- Charger" of the
approval testing.
c. Provide aqualified 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 PD f( rmat_
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 ofl=ayctteville's
public works inspector weekly in PDF format.
Vit. 2012 Standard Water & Sanitary Sewer Specifications & Details apply
10. Demolition shall not bel'in until the appropriate erosion Q.oritrol n7casures and required tree preservation
fencing are installed
1 I . Prior to Project Acceptance (Certificate t)Mceupancv. or Temporary C.ertifiCate Of OccupancY) tile
following items must be pci-6ormcd or provided to the satisfaction of the. Frigineerina Departmcnt:
h. The work, shown can the civil site package must be complete and the items on the final pLrnch list .
completed.
i. Veoetation must be establislned'and perimeter erosion controls removed.
j. One (1) set of as -built (Irawings of tate; complete project (e.xcluding, details) its a hard copy, digital rile
.dwg, and PDF tornaat,
i. Public infrastructure and services shall he surveyed after installation in relation to ease.rnenfis,
property lines, and rights-ot-way.
Planning Commission
May 8, 2017
Agenda Item 8
17-5771 Springhouse Village
Page 8 of 38
I_ klor'e than 2 rt deviation of design alignment of shall require new enwinent dcdicfttion or
adjustment. UI the utility/storm drain,
ii. Sanitary° Semi,, and Storni Drainage Oncludin,', Private) elevations must be verified and uprlale(L
(Flevatiotis out ohdcsign tolerance must be corrected)
iii. street Centerline, Width, Profiles and Crass slopes shall he verified.
. Morethan 6 inches deviation of'design alignment of shall require new right of vav
dedication or adjustment of the street section.
iv. Adequate verification stn-vcy to confirm accuracy ofdrainage report.
v. /i -build ; should include (lie followh niton -nation in a table: Linear Feet of new pu lic struts,
�Jde%vglk (categorf'red by Evitltlty waterline. and sanitur er, SLILI C left (If Ite�wly detlic;�ated
right-cat=�va<<.
k. Unit price construction costs for review and approval and a single ? year maintenance bonds in
the amount of25%ofthe public improvements;
1. Certification that the streets, sidewalk, storm sewer, water, fire line, and sewer lines. etc;., were
installer) per approves{ plans and City of Fayetteville requirements;
i. Provide all Inspection Reports; approved submittals; Data Forms froth Uillity
Specifications (Including Consultants sewer TV report): compaction test reSUItS, etc...
111. 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 Drtainage Deport.
0. SurveYlor`s Certilictrtion of Compliance for monuments and property pins. -
p. The res- Built Final Drainage Report in PDF format u dateLl der as -built invert. slaipce, i_1al0
n s ring sca_ad profile. cross slope. etc...
Planning Commission
May 8, 2017
Agenda Item 8
17-5771 Springhouse Village
Page 9 of 38
I
i
Planning Commission
May 8, 2017
Agenda Item 8
17-5771 Springhouse Village
Page 10 of 38
CITY TY OF
ay 'ille
ARKANSAS
STAFF REPORT FOR TREE PRESERVATION AND PROTECTION — Chapter 167
To: Foster Development, Inc. H Design Group, Collins Engineers, Inc. Frank Z Design Landscape Architecture
From: John J. Scott, Urban Forestry
CC: Marry Davis, Planner
Date: April 24, 2017
Subject LSD 17-5771; 3434 Crossover Rd. I Springhouse Village Retirement Comm. I Tech Plat Review Comments
Requirements Submitted:
Y
Initial Review with the Urban Forester
NA
Site Analysis Map Submitted (if `ustificalion is needed)
NA
Site Analysis Written Report Submitted(justification is needed)
Y
Com fete Tree Preservation Plan Submitted
Y
Tree_ iti20on Table on Plans
NA
Tree Preservation Wavier Submitted (only use if no trees onsite or near P!L)
CS Zoning Calculations
Tree Preservation Calculations
Square Leet
Percent of site
Total Site Area 'Minus Right Of wax and Easements
97,-:15
100%
zoning O esi notion " Se;ect .Re4ow siitb dj sp do,vn or, ow
CS. Community Services
19.433
2C%
HHOD " Setect Belo w ;wrt,� Drop frown Arrow
No
0
Co b
Total Canopy for %Iinir-fun's Rreservataar. Requirements
19,483
Existing Tree Canopy r NImus Right of Way and Easements
18,1376
Tree Canopy Preserved
4,537
5-07�
Tree Canopy Removed 'On Site
4 7 !
13.5'=%
Tree CAnop'y Removers `Off sate
.13,
ra
Tress Canopy Removed Total
13;17 5L3.5'i
Removed Selovt Nlintsnurn
14,W
Mitigation Requirements
13,175
Zoning P1
ri URBAN FORESTRY
Planning Commission
May 8, 2017
Agenda Item 8
17-5771 Springhouse Village
Page 11 of 38
Tree Preservation Calculations
I
Square Feet
Percent of site
Total Site Area 'Minos Right of Way and Easements
350,543
100%
Zoning Designotbn * Select Below with drop down arrow
P-1, Instizutional
S7,G3G
255'g
,qH00 I Select Below with Drop Down Arrow
NO
G
0%
Total Canopy for MinbrqurnPreservation Requirements
87,1536
25.0%
ExistinTree Canopy ' Minus Right of Way and -Easements
73,iE40
64.1%
Tree Canopy Preserved
9,122
2.6%
Tree Canopy Removed *On Site
64,518
18,4%
Tree Canopy Removed 'Off Site
0
Tree Canopy Removed Total
&4,518 18
18.451,
Removed Selow rAini-i-ium
78,514
Mitigation Requirements
64,518
PT -12
Tree Preservation Calculations
Square feet
Percent of site
Total Site Area 'Minus IR!Eht of Way and Easements
463,237
10-0%
Zoning DesiqnotiDn 'Select Below winh drop dow,! orrow
RT -12, T%%c and Three -Family Residential
92,657
20%
j-,,qcD I S4 -)eat Below vitt Drop D-ovn Arrcw
No
G
iib
Total CZnOpy fOf Minirnu,-n Preservation Req -wremeras
92,6,57
20.0%
Existing Tree Canopy " ioinus RightofWay and ;tlasp-lnen It 5
2-96 737
64.1%
Tree Canopy Preserved
113,050
24.4%
Tree,--anopy Removed 'On Site
83,637
3 9 . 6 "tj
Tree Canopy Rerncved 'Off Site
0
Tree Canopy Removed Total
jS3,687
39.6%
Removed 8 e 1 o vi �A i n 6—n ua�1
0
Mitigation Requirements
0
• 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
Planning Commission
May 8, 2017
Agenda Item 8
17-5771 Springhouse Village
Page 12 of 38
• Canopy
Below
Preservation
Forestation Base
Dumber of 2" caliper
Required
Priorityfiype
Density (10)
trees to be planted
56,286 ft2
High Priority
218
258
0
Mid Priories
290
0
Y
Low Priority
436
0
F 258
Total Mitigation
I
Significant Tree(s): 24", 18' and 8" DBH
Mitigation T R _. sued qq
Each
Total Cost
On-site Mitigation
Y
5 year aerial check on existing trees
Off-site Mitigation
Tree Escrow
Y
Property Boundary
Y
Total Mitigation
Natural Features 100ft beyond properly line shown
Y
Mitigation Type Requested:
H On -Site [] Off -Site ❑ Tree Escrow ❑ Not Requested Yet
Mitigation Type Requested Approved:] YES L1 NO
TREE PROTECTION PLAN CHECKLISTS ANO COMMENTS:
Plan Checklist:
NA v not applicable
Yes t submitted by applicant
I = incomplete
No = required by City Code but not incfuded on subnrilted plan
The Site Analysis Plan [167.04(F# (I
Tech Plat
SD
PC Site Analysis Plan Components
Y
Y
5 year aerial check on existing trees
Y
Y
Property Boundary
Y
Y
Natural Features 100ft beyond properly line shown
Y
Y
Existing Topography with slopes < 15% highlighted
Y
Y
Soils
Y
Y
Significant Tree(s): 24", 18' and 8" DBH
Y
Y
Table listing Sig. Trees with species, size, health, priority
Y
Y
Grouping of Trees' all other trees that do not meet significant
requirements
Table listing Grouped Trees with average species, size, health, priori
Y Y
Y
Y
All existing utilities
Y
Y
All perennial and intermittent streams with approximate center line
Y
Y
Flood plains)Fioodways
_
Y
Y
Existing street, sidewalk or bike path ROW
NA
NIA
NTA—':Submitted Site Analysis Plan
The Analysis Plan Re ort [167,04(H)(4))
Tech Plat I SD I PC j Analysis Plan Re ort Components
Planning Commission
May 8, 2017
Agenda Item 8
17-5771 5pringhouse Village
Page 13 of 38
NIA
N/A
NIA
Detail Design Approaches used to minimize damage to OR removal of
existing canopy
Justification for removal of individual or groupings of trees/canopy
N/A
NIA
N/A
N/A
NIA
N/A
Details providing information on on-site mitigation OR off-site alternatives
NIA
N/A
N/A
Submitted Analysis Report/Statement — Note the process, iterations; and
approaches with tree preservation in mind. Use email from
ownerldevelo er that was provided as reference.
t
Y
1. Tree Protection Fencing
NA
Tran Praszarvatinn Pfan [167 rr4IHIMI
Tech Plat
SD
PC Tree Preservagon Plan Components
Y
Y
Shows ALL Proposed Site Improvements
Y
Y
Y
Y
Delineates trees/canopy to be preserved and removed
Delineates existing and proposed grading
Y
Y
Depict limits of soil disturbance
Detail methods that wilt be used to protect trees d u 6 ng construction:
Y
Y
1. Tree Protection Fencing
NA
NIA
NIA 2. Limits of Root Pruning
Y
Y
3. Traffic flaw on work site
Y
Y
4. Location of material story e
Y
Y
5. Location of concrete wash out — move outside of trees to be saved
Y
Y
6. Location of construction entrancelexit
Y
Y
Location of ALL existing and new utiiit /draina e easements
Urban Forestry recommends approval with the hollowing conditions:
1. Address items above marked "No' and all Redlines provided.
2, Please show the entire tree preservation area.
3. Staff is working with developers on tree preservation areas in the middle of the site near the pond.
Planning Commission
May 8, 2017
Agenda Item 8
17-5771 Springhouse Village
Page 14 of 38
CITY OF
FZ%"`Vville
w
LANDSCAPE REGULATIONS T- Chapter 177
To: Foster Development, Inc. H Design Group, Collins Engineers, Inc. Frank Z Design Landscape Architecture
From: John J. Scott. Urban Forestry
CC: Harry Davis, Planner
Date: April 24, 2017 -
Subject: LSD 17-5771: 3434 Crossover Rd. ! Springhouse Village Retirement Comm, f Tech Plat Review Comments
Applicable Requirements,
N
Site Development & Parking Lot Standards
Y
Street Tree Planting Standards
Y
Stormwater Facilities
Plein Checklist:
- Yes submitted by applicant
No = regoired by City Code but not included on submitted plan
NIA _ not applicable
Tech Plat
SC -
PC
All Landscape Plans
Irrigation notes either automatic or hose bib 100' o.c,
177.03A.7. & 177.04.8.3.a) Use COF tree Planting Detail
N
y
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 gtil. shrubs 4177.03.A.7,b & c
N
y
Soil amendments notes include that soil is amended and sod removed (177,03.C,6.b)
N
N
y
Mulch notes indicate organic rnuiching ground trees and within landscape beds
(177.03.C.6.c & d)
LSD and Subdivisions plans stamped by a licensed Landscape Architect, others
by Landsca a Designer (177.03.8)
Planting bed contained by edging
177.03.C.6.f
Planting details according to Fayetteville's Landscape Manual (177,03.C.6.g)
N
Na
NIA
NIA
N
N
Planning Commission
May 8, 2017
Agenda Item 8
17-5771 Springhouse Village
Page 15 of 38
Tech Plat
SC
PC i
Site Development & Parkins foot Standards
Y
Y
Wheel stops/ curbs (177,04. 131)
Interior landscaping (I 77,04.C) - only required and provided for custornerlstaff parking
around proposed building
Y
Y
Narrow tree lawn (8`min width, 37.5' rain tengthl 7 tree per 72 spaces) OR
free island (8' min. width, I& T min. lengthl7 tree per 12 spaces)
Aliparkhjq lo[ trees must be deciduous 177.04.C.3
NA
NA
NA
Placement of Trees (177.04-C.2) - Either side at points of access (entrancelexit)
Perimeter landscaping (177.04.D)
Side and rear properly lines (5' gide landscaped) - ,ront property line (15' wide
landscape or 70' in urban zoning district) (177.04.D.2.a)
Y
Y
Shade trees planted on south and vest sides of parking lots (177.04.D.2.e)
Parking lot adjacent to R. 0. W.- continuous row planting of shrubs - 50% evergreen.
Remaining landscaping to be ground cover rind/ or turf) (177.04,D.4a)
N0l-t; Shade trees are described in street tree planting standards
Street Tree Planting Standards (time of F.P, or rmrt) 177.05)
Tech Plat
SC
PC
NA
NIA
NIA
Residential Subdivisions -1 large species shade tree/ lot tree planted within R.0 -W.
if possible l
Nonresidential Subdivision- 1 large species shade tree/30 L.F. tree planted within
N
N
75-25' reenspace _ _I
Urban -Tree Wells -urban .streetscape only- 8' sidowalk , trees every 30 L.F.
Na
N/A
N/A
(1 77.05.8.3.a -f)
Structural Soil -if urban wells are used, a note or detail of structural soil must be
NA
NIA
NIA
indicated on the h3ndscape pian and inspected at time of construction.
NA
NIA
NIA
Timing of planting indicated on plans (subdivisions only) 177.05.A.4)
NA
N/A
NIA Written description of the method for tracking plantings (177.05.A,A.e)
Plan contains 3 year Maintenance and Monitoring Agreement. The owner shall
N
Y
deposit with the City of Fayetteville a surety for approved landscape estimate.
(177.05.A 2.e)
PC Stormwater Facilities (time of F.P. or emit 177.06.A - C
NA 1 deciduous or evergreen tree/ 3000 square feet
NA 4 large shrubs or small trees (3 gal)13000 square feet _
Tech Plat
SC
NA
NA
NA
Na
NA
NA
NA 6 shrubs or grasses (1 gal) / 3000 square feet
NIA Ground cover unless seed or sod is specified
P:NaNIA
a
NIA
NIA 50% of facilityplanted with grass or grass like plants
l� -
Tattle
258 Mitigation Trees 3 -year bond required
33 Street Trees 1130' 3 -year bond required
15 Parkint,�Trees-_
5 _ _Detention Large Trees
20 Detention Small Trees 1 Large Shrubs -
30 Detention Small Shrubs
Planning Commission
May 8, 2017
Agenda Item 8
17-5771 Springhouse Village
Page 16 of 38
Conditions of Approval
Urban Forestry recommends approval of the landscape plan with the following conditions;
1, Address any redlines and items above marked W.
2. Please double check the spacing on street trees for Foster Circle and Springhouse Ave,
3. Street frontage is both sides of the street minus drive ways,1 tree every thirty feet on each side of the street.
167.05 3 A.
4, Staff will continue to work with the applicant on tree preservation easements to meet the applicant's goals.
5, Please use the City of Fayetteville's details for tree planting. There is one for slope but not tree planting,
6. Please Include the Landscape Architects stamp,
Planning Commission
May 8, 2017
Agenda Item 8
17-5771 Springhouse Village
Page 17 of 38
It.Y OF
f� r
A K A N J A 3
TO: Planning division
FROM: Ken Eastin, Park Planner II
DATE: May 1, 2017
SUBJECT: Parks & Recreation Planning Commission Review Comments
Meeting bate: May 8, 2017
Item: 17-5771 LSD 3434 Crossover Rd. (Springhouse Village
Retirement Community) 216
Park District: NE
Zoned: CS, P-1, RI -12
Billing Name & Address: John Foster
Foster Senior Living
1615 A. Ingram Mill Rd,
Springfield, MO 65809
Current Land Dedication Reauiremen MoneX in Lieu
Single Family @ 0.023 acre per unit = acres @ $920 per unit =
Multi Family @ 0.014 acre per unit = acres 133 @ $560 per unit = 174,480
REQUIRED PARK FEES ARE CURRENTLY $74,480 (See analysis below)
COMMENTS:
• On April 3, 2017, PRAB reviewed the project and recommended accepting money in -lieu for 133
multi -family units to satisfy the park land dedication ordinance due to the development's
proximity to Braden, Sweetbriar, and Gulley Parks and the Mud Creek and Niokaska Trails.
• The "actual amount of acreage and/or fees will be determined by the actual number of units and
the park land formula at Planning Commission approval of the Large -Scale Development.
• Fees must be paid prior to issuing of building permits.
MARKS & RECREATION
F:3 trevkrfHi4tommission
May 8, 2017
Agenda Item 8
17-5771 Springhouse Village
Page 18 of 38
Fire Marshal Comments 17-5771 LSD
LSD 17-5771: Large Scale Development (3434 N. CROSSOVER RD./SPRINGHOUSE VILLAGE RETIREMENT
COMMUNITY, 216): Submitted by FOSTER DEVELOPMENT, INC. for properties located at 3434 N.
CROSSOVER RD. The properties are zoned P-1, INSTITUTIONAL and RT -12, RESIDENTIAL TWO & THREE
FAMILY and contain approximately 21.56 acres. The request is for 67 assisted living units, 33 memory
care units,. 34 independent living units, and 14,000 square feet of commercial services with associated
parking..
The Fire Department has the following conditions for approval of LSD 17-5771. The requirements
are based on the 2012 Edition of the Arkansas Fire Prevention Code (AFPC), Volume I.
1. No parking signs are required in the following locations throughout the proposed project,
a. AFPC 2012 §D103.6.1 Roads 20 to 26 feet in width. Fire lane signs as specified in D103.6
shall be posted on both sides of fire apparatus access roads that are 20 to 26 feet wine.
In addition signs must meet spacing requirements of AFPC 2012 503.3
AFPC 2012 §D103.6.2 Roads more than 26 feet in width. Fire lane signs as specified in
D103.6 shall be posted on one side of fire apparatus access roads more than 26 feet
wide and less than 32 feet wide. In addition signs must meet spacing requirements of
AFPC 2012 5033
2. All structures containing dwelling units shall be provided with an approved automatic sprinkler
system.
a. AFPC 2012 §D104, §D106, §D107
Regards,
Battalion Chief B. Sloat
Deputy Fire Marshal
Fayetteville Fire Department
Planning Commission
May 8, 2017
Agenda Item 8
17-5771 Springhouse Village
Page 19 of 38
MASTER STREET PLAN AMENDMENT
LSD 17-5771 SPRINGHOUSE VILLAGE A&
One Mile View RETIREMENT COMMUNITY NORTH
= .. .._:. ,_... • ...... 0.125 0.25 0.5 Miles '
1 R PRIVATE �
r
I
1
RM# 44 }
Y
1
r
V
Y�
i -=R VILLINES i
,PPfii3i, al 15 ID rL'move It R!3
�
Subject Property K -A N un-ramed Collector Street Irom
HI -IP Swa Master Street Plan. and
'a re-airgr R as a Local Street.
4A.
r
I
ti}xxnarrzxaa'r•
1 ., �x+•
a4aa
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Pfcps;:,oa New Local `
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Slfr•:eI A119 v,
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OM ORCHARD
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1 a
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r �
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1
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Y I
k
HPZp --_ _-- - - - - --
_.. �a E�fR.f lRrcRh
REBI6ENTMLSM9Afl��A411.Y
Legend
fl.0
I Planning Area
F.RM�RAS OGWRKTr
Y - I Fayetteville City Limits
l — .� . �� i ,• I!!t&gEk[ROL�kENr4rW7L r. �, ;,�`,�,n s,r,::.-rr
1W hT- • . , y9
...... Shared Use Paved Trail
rCY 14
Trail (Proposed) ._ d"-` -� _-' >'s Armen IrMN MI.. TI
Planning Arra �__�•^ • � Mous-IAf�"r,�fR�
At - I .
Building Footprint .,.,,. --. 11-1—'-1
Fayetteville City Lin ite
Planning Commission
May 8, 2017
Agenda Item 8
17-5771 Springhouse Village
Page 20 of 38
Mr. Quin Thompson
City of Fayetteville
Planning Division
125 West Mountain Street
Fayetteville, AR 72701
Marche 28, 2017
P,F: LSD Application: Springhouse Village, 3434 Crossover Rd, Fayetteville, AR
Dear Mr. Thompson;
Please find enclosed the application for Large Scale Development of Springhouse Village, a Foster Active
Living Community. The applicant is John Foster, Foster Development Inc., represented by Elizabeth Link,
and the project address is 3434 Crossover Road, Fayetteville, AR .
Market studies demonstrate the increasing need for assisted living and memory care as well as
independent senior living in Fayetteville. The proposed project combines these three types of
accommodations, as well as commercial gases to Increase the quality of life for the residents.
Conceptually a resident would move to ti;- community, choose an independent living villa, and remain
there until a greater need for care arises. At *hal time additional care could be obtained by choosing
assisted living or memory care living, with-ut rnovng out -side of the community. Seniors will be
comforted with the same schedules and caregivers and surroundings in a time of uncertainty for them.
This community will allow residents the abili*y to bi- as mobile amd social as they want to be, Enhanced
landscaping will make this community an enjoyable walking experience, and the planned courtyards will
take advantage of the weather and growing season w provide a safe yet inviting outdoor experience for
residents. But if mobility become; an issue changing to a unit which provides more assistance can be
easily accomplished with less stress and worry for the resident.
Design: The community provides small norne living inspired by the modern farmhouse, featuring:
Independent Liyint;
* Two bedroom homes, lypicaliy vvithin duplex or triplex configurations
« Pocket neighborhoods, with front porches facing village greens and neighbors, encouraging
social interaction -
Walkable community, with h. witifui landscaping to enjoy the outdoors as well as visit
neighbors. Pathways will also be accessible for golf carts.
• Clubhouse for social engagements and community meals
s Neighborhood personal service retail on site
Is Creative Floor Pian to Maximize Layout.
Planning Commission
May 8, 2017
Agenda Item 8
17-5771 Springhouse Village
Page 21 of 38
Assisted Livin
• One bedroom apartments with ample space for queen size bed and full size furniture in the
living room and bedroom, in lieu of small "nursing home style" studio apartments that exist in
much of the Fayetteville inventory — lame enough for family/guest or grandchildren to stay
overnight-
• Modern walk in/' wheel in shower access and a Barge walk in closet.
• Kitchenette featuring refrigerator with icemaker and granite counter tops with room for dining
table and chairs
• Large private patios for enjoying the outdoors with family and friends.
• Individual, quiet heat pumps and air conditioning units versus room PTAC units as a hotel room
would have.
e Energy efficient design cutting utility costs by 50% compared to traditional construction.
a Hearthside Fireplace enjoyment in multiple locations in the community.
Warm friendly atmosphere for families and residents to calf home,
On Site Beauty Shop.
• On Site Theater Room
• On Site bistro/Bar Area.
memory Care
• -two small neighborhoods that consist of 16 private apartments and private bathroom.
o Family Style dining personalized for each neighborhood.
• individual f: miN entrance areas into ttse Memory Care Neighborhood.
® On site Licensed Nurse staff and Certified Nurse Aide staff for personalized care to rneet the
residents` needs.
• Common areas decorated to (create a warm family friendly home for the residents.
• Salon and Spa in each neighborhood
• iiedrthside fireplace in each neighborhood.
C:ontinuum�of'Care: Fasters' campus will allow for the residents to transition in place from independent
living villas. to assisted living c memory care creating a "stay connected" compassion for oaring for
yenlrir5 tr r5f;S moving tileiT from gyration to location as their needs change.
Corridor Access: With direct access f: om Crossover Road, visitors and residents will have easy access to,
the community. We would like our family members to be within a 7 -utile radius of our ;ovation so the
families can visit at the beginning and end of their workday. ":-his would allow the €amities to reconnect
with their lav, -rd ones on a d@JY basis, driving on streets that are not congested.
No v;iriances acre requr O..e. d- Of riote, in the R,r-12 multifarnily zone. with the except€cin of
:approximately 29 feet on either side Of the protected ephemeral stream, units occupy slightly more than
50:%c, of the public oad frontage (Public Street length = 958 feet, Stream avoidance = 40 feet, 50% of
street frontaage = 0,50_t (958.40) _ 459 feet, Building frontage = 479 feet).
Planning Commission
May 8, 2017
Agenda Item 8
17-5771 Springhouse Village
Page 22 of 38
As no land is readily accessible from the public roan for the creation of a public park, we have requested
approval of payment in lieu of park dedication from the City of Fayetteville Parks and Recreation
Department. The letter requesting same is attached.
I look forward to reviewing our plans with staff and Manning Commission.
Sincerely;
l(
Ellalieth Link
Owner's Representative
Foster Development Inc.
Planning Commission
May 8, 2017
Agenda Item 8
17-5771 Springhouse Village
Page 23 of 38
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LSD 17-5771 SPRINGHOUSE VILLAGE
One Mile view RETIREMENT COMMUNITY NORTH
. -- 0 0.125 0.25 0.5 Miles
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Legend
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Planning Area rep.pnsfaaara.cra
r r + Fayetteville City Limits
�` �7�GkN fFh 6' U41t3L011, r } ' mar y
Shared Use Paved Trait
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Trail (Proposed) __�•; t •„ .......;+k'Vt ''^ ._ VLAM+tOdU+rIwG 41i91RK1.•
Planning Area weualsu4
Building Footprint wrTrrurwua
Fayetteville City Limits
Planning Commission
May 8, 2017
Agenda Item 8
17-5771 Springhouse Village
Page 36 of 38
LSD 17-5771 SPRINGHOUSE VILLAGE
Close Up View RETIREMENT COMMUNITY
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FIIRDIE Ore
R -A Ak
[FORTH
Legend Residential -Agricultural
I.. ,A RSF-4
Planning Area RMF -24
Fayetteville City Limits Feet Community Services
Tran (Proposed) 0 75 150 300 450 600 P-1
Building Footprint 1 Inch = 200 feet
Planning Commission
May 8, 2017
Agenda Item 8
17-5771 Springhouse Village
Page 37 of 38
Planning Commission
May 8, 2017
Agenda Item 8
17-5771 Springhouse Village
Page 38 of 38