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193-19 RESOLUTION
OF FAYE)r� L ti \! 9RKANSPS 113 West Mountain Street Fayetteville, AR 72701 (479) 575-8323 Resolution: 193-19 File Number: 2019-000 ADM 19-6808 (417 W. MARTIN LUTHER KING BLVD./FARMERS CO-OP APTS.): A RESOLUTION PURSUANT TO § 166.04(B)(3) OF THE FAYETTEVILLE UNIFIED DEVELOPMENT CODE TO APPROVE THE DEDICATION OF A REDUCED AMOUNT OF RIGHT OF WAY ALONG WEST MARTIN LUTHER KING, JR. BOULEVARD BY APPROXIMATELY 18 SQUARE FEET TO ACCOUNT FOR A PORTION OF AN EXISTING STRUCTURE AND TO REDUCE THE MASTER STREET PLAN RIGHT OF WAY DEDICATION FOR THIS PORTION OF WEST MARTIN LUTHER KING, JR. BOULEVARD BY 18 SQUARE FEET WHEREAS, the Planning Commission voted 9-0 to recommend to the City Council that a lesser dedication be allowed to the owner of property at 417 West Martin Luther King, Jr. Boulevard because an 18 square foot portion of an existing structure extends into the required master street plan right of way; and WHEREAS, City staff is in favor of the variance because the applicant intends to keep the historical structure and because future improvements to West Martin Luther King, Jr. Boulevard can be constructed around the existing structure; and WHEREAS, the City Council has determined to accept the dedication of 18 square feet less of right of way for West Martin Luther King, Jr. Boulevard and to reduce the Master Street Plan right of way dedication requirements for this section of West Martin Luther King, Jr. Boulevard by 18 square feet. 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 accepts the offered Page 1 Printed on 914119 File Number.' 2019-0500 Resolution 193-19 dedication of right of way along West Martin Luther King, Jr. Boulevard, which has been reduced by 18 square feet to account for a portion of a historical structure located at 417 West Martin Luther King, Jr. Boulevard, as shown in Exhibit A and legally described in Exhibit B to this Resolution, and reduces the Master Street Plan dedication by 18 square feet for this section of West Martin Luther King, Jr. Boulevard. PASSED and APPROVED on 9/3/2019 Attest: Sondra E. Smith, City Clerk Treaspf,,,,��� T RFq FAYETTEVILLE: GTWA Page 2 Printed on 914119 City of Fayetteville, Arkansas 113 West Mountain Street Fayetteville, AR 72701 (479) 575-8323 Text File File Number: 2019-0500 Agenda Date: 9/3/2019 Version: 1 Status: Passed In Control: City Council Meeting Agenda Number: A. 6 File Type: Resolution ADM 19-6808 (417 W. MARTIN LUTHER KING BLVD./FARMERS CO-OP APTS.): A RESOLUTION PURSUANT TO § 166.04(B)(3) OF THE FAYETTEVILLE UNIFIED DEVELOPMENT CODE TO APPROVE THE DEDICATION OF A REDUCED AMOUNT OF RIGHT OF WAY ALONG WEST MARTIN LUTHER KING, JR. BOULEVARD BY APPROXIMATELY 18 SQUARE FEET TO ACCOUNT FOR A PORTION OF AN EXISTING STRUCTURE AND TO REDUCE THE MASTER STREET PLAN RIGHT OF WAY DEDICATION FOR THIS PORTION OF WEST MARTIN LUTHER KING, JR. BOULEVARD BY 18 SQUARE FEET WHEREAS, the Planning Commission voted 9-0 to recommend to the City Council that a lesser dedication be allowed to the owner of property at 417 West Martin Luther King, Jr. Boulevard because an 18 square foot portion of an existing structure extends into the required master street plan right of way; and WHEREAS, City staff is in favor of the variance because the applicant intends to keep the historical structure and because future improvements to West Martin Luther King, Jr. Boulevard can be constructed around the existing structure; and WHEREAS, the City Council has determined to accept the dedication of 18 square feet less of right of way for West Martin Luther King, Jr. Boulevard and to reduce the Master Street Plan right of way dedication requirements for this section of West Martin Luther King, Jr. Boulevard by 18 square feet. 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 accepts the offered dedication of right of way along West Martin Luther King, Jr. Boulevard, which has been reduced by 18 square feet to account for a portion of a historical structure located at 417 West Martin Luther King, Jr. Boulevard, as shown in Exhibit A and legally described in Exhibit B to this Resolution, and reduces the Master Street Plan dedication by 18 square feet for this section of West Martin Luther King, Jr. Boulevard. City of Fayetteville, Arkansas Page 1 Printed on 9/4/2019 City of Fayetteville Staff Review Form 2019-0500 Legistar File ID 9/3/2019 City Council Meeting Date - Agenda Item Only N/A for Non -Agenda Item Garner Stoll 8/16/2019 CITY PLANNING (630) Submitted By Submitted Date Division / Department Action Recommendation: ADM 19-6808: Administrative Item (417 W. MILK BLVD./FARMERS CO-OP APTS., 523-562): Submitted by CEI ENGINEERING, INC. for property located at 417 W. MLK BLVD. The properties is zoned MSC, MAIN STREET CENTER and contains approximately 18 square feet. The request is for a reduction to the Master Street Plan Right -of -Way. Account Number Project Number Budgeted Item? NA Does item have a cost? No Budget Adjustment Attached? NA Budget Impact: Current Budget Funds Obligated Current Balance Item Cost Budget Adjustment Remaining Budget Fund Project Title V20180321 Purchase Order Number: Previous Ordinance or Resolution # Change Order Number: Original Contract Number: Comments: Approval Date: CITY OF FAYETTEVILLE ARKANSAS MEETING OF SEPTEMBER 3, 2019 TO: Mayor; Fayetteville City Council THRU: Don Marr, Chief of Staff Garner Stoll, Development Services Director Andrew Garner, City Planning Director FROM: Jonathan Curth, Senior Planner DATE: August 16, 2019 CITY COUNCIL MEMO SUBJECT: ADM 19-6808: Administrative Item (417 W. MILK BLVD./FARMERS CO-OP APTS., 523-562): Submitted by CEI ENGINEERING, INC. for properties located at 417 W. MLK BLVD. The property is zoned MSC, MAIN STREET CENTER and contains approximately 18 square feet. The request is for a reduction to the Master Street Plan Right -of -Way. RECOMMENDATION: Planning Commission and staff recommend approval of a request to accept a lesser right-of-way dedication as depicted in Exhibits 'A' and 'B' with the following conditions: The requested lesser right-of-way dedication is limited to the area occupied by the structure and within the Master Street Plan right-of-way, totaling 18 -square feet, as denoted by the applicant in Exhibit W. BACKGROUND: The subject property is on the southwest corner of South School Avenue/Highway 71 B and Martin Luther King Jr. Boulevard/Highway 180. Rezoned to DG, Downtown General, and MSC, Main Street/Center in accordance with the Downtown Master Plan in 2006, the overall property is currently developed with the Farmers' Co-operative, including several non-residential buildings serving a mixture of retail and storage purposes. Request: The applicant has proposed to redevelop the subject property (LSD 19-6681), which requires right-of-way dedication where current right-of-way widths are insufficient to meet the Master Street Plan pursuant to UDC 166.04(B)(2)(a). The northernmost of the existing structures on the property is within the area required to be dedicated as right-of-way with the lot split. The applicant is asking for the area occupied by the structure and within the Master Street Plan Principle Arterial right-of-way to not be dedicated. Staff Findings: With due consideration for the age of the structure and the applicant's intent to improve and occupy it, staff recommends in favor of the request. Staff finds that future improvements to Martin Luther King can be designed around the structure. Mailing Address: 113 W. Mountain Street www.fayetteville-ar.gov Fayetteville, AR 72701 DISCUSSION: At the August 12, 2019 Planning Commission meeting, the overall large scale development on the property was approved. As a part of this action, the Commission forwarded the request for lesser dedication of right-of-way to the City Council with a recommendation for approval by a vote of 9-0-0. No public comment was made. BUDGET/STAFF IMPACT: N/A Attachments: • Exhibit A • Exhibit B • Planning Commission Staff Report N z V--N '� m 2 m Q rnZp 2 Q a c e 3 c o W N �WW II I I v J 1 E O r R 'p m , \tq N 2 Z ` m° 3' m v cc v u r. a o , -,ti N Q _ I W e 4 c Z a o E q o g o a a e m '� i I % p r ~ ¢ C % % 4 o Q 0 1 I I UJ I I �9 ® I J I I Q M I I I eoo Na La E::::::1 Q °� g W I w I • m 0 U- I ( I N O Q) (-) k _ I � :ort: ::: Q ��"�'` ,c2QIEj � I j....,..L.L,L':` o z= A 0 `lam 1 ,S,' I - `-„, 0 2 I Q I Mi ` I ' _ -Q U 00 ! O ~ c, -_-�_ 448,5-£17 co nrt Wp o ci ...... L� o = imIm a � av rn I cc \' I 1:111; oOI�,W ov -ck � cz000.00'' ; 0990t8fr ° h ! ooI � vCt ��Q tQf fK�9"�hlI� OQF' J/db000t8bZ • �p0 1 NNNOQ Opti ' ECQI O 0 ° n!Ci) -1 d V £1-964-ZPZ 10 co �� osi ^O I CO V f I 44 L kWIr (nu) �� r I v fI V c ct� o V O (9,N a) J - f OL#LbZ 44Y,10"0/7w \ 7 I (3 I U o 42, cs rri c" M° 2 W o N Q Zm ti V ° o ``)j M N n 0 Lcii-a gJ , n= C u) • U Q % k W W W �s W ! ;u cL. W Q� O I� N z L. 2c)-'Z.-- 1 U N °o ., '�+ �.; o nl c o o M a o h M W `17- o ti d d- 1 % l(, d. I v I 14:::.; c� It C J J V J co J DO 0) J INNYAOpO 48 0311,5 1SY7 6MG'X3 1•1O81Sllf .0NMIY8O iiiif l 80f ADM 19-6808 EXHIBIT 'B' Reduced Right-of-Way Description Martin Luther King Blvd. Part of the Southwest Quarter(SW1/4) of the Southeast Quarter(SE1/4) of Section 16,Township 16 North, Range 30 West, Washington County, Arkansas and including part of Blocks 14 and 21 in Ferguson Addition to the City of Fayetteville, as per plat of said Subdivision on file in the office of the Circuit Clerk and Ex-Officio Recorder of Washington County, Arkansas and part of the former Arkansas and Missouri Railroad right-of-way, being more particularly described as follows: COMMENCING at a point on the existing southerly right-of-way line of Martin Luther King Blvd., said point lies 40 feet right of centerline station 247+70 as shown on Arkansas State Highway Commission Right of Way Map for Job No. 4705 Sec. 3; THENCE with said existing southerly right-of-way line, South 04°17'54 West 3.50 feet to a point on the proposed southerly Master Street Plan right-of-way line, said point lying 43.5 feet south of the centerline of said Martin Luther King Jr. Blvd.; THENCE with said proposed southerly right-of-way line, South 85°42'06" East 26.13 feet to the POINT OF BEGINNING, said point being 43.5 feet right of centerline station 247+96.13; THENCE North 21°08'50" East 3.34 feet to a point; THENCE South 68°41'07" East 10.58 feet to a point that lies 43.5 feet right of centerline station 248+06.60; THENCE with said proposed southerly right-of-way line, North 86°31'11" West 6.87 feet to a point; THENCE continuing with said proposed right-of-way line, North 85°42'06" West 4.22 feet to the POINT OF BEGINNING, containing 18 square feet, more or less. Basis of Bearings: Grid bearings based on Arkansas State Plane Coordinates, NAD 83, North Zone. Sheet 2 of 2 CITY OF OpOPIN FAYETTEVILLE PLANNING COMMISSION MEMO ARKANSAS TO: Fayetteville Planning Commission THRU: Andrew Garner, City Planning Director FROM: Jonathan Curth, Senior Planner Jonathan Ely, Construction and Development Manager Melissa Evans, Urban Forester John Scott, Urban Forester MEETING DATE: August 12, 2019 (Updated with Planning Commission Results) SUBJECT: LSD 19-6681: Large Scale Development (417 W. MLK BLVD./FARMERS CO-OP, 523-562): Submitted by CEI ENGINEERING, INC.for properties located at 417 W. MLK BLVD. The properties are zoned MSC, MAIN STREET CENTER & DG, DOWNTOWN GENERAL and contain approximately 6.62 acres. The request is for a mixed-use development with 35,469 square-feet of commercial space and 220 dwelling units with associated parking. RECOMMENDATION: Staff recommends tabling LSD 19-6681, pending additional detail regarding the requested streamside protection zone variance. RECOMMENDED MOTION: "I move to table LSD 19-6681. BACKGROUND: The subject property is on the southwest corner of South School Avenue/Highway 71B and Martin Luther King Jr. Boulevard/Highway 180. Rezoned to DG, Downtown General, and MSC, Main Street/Center in accordance with the Downtown Master Plan in 2006, the property is currently developed with the Farmers' Co-operative, including several non-residential buildings serving a mixture of retail and storage purposes. Surrounding land use and zoning is depicted in Table 1. Table 1: Surrounding Land Use and Zoning Direction Land Use Zoning North Mixed-use Residential/Commercial MSC, Main Street/Center South Multi-family Residential; CS, Community Services Restaurant DG, Downtown General Commercial; MSC, Main Street/Center; West Church; I-1, Heavy Commercial and Light Industrial; Trucking Establishment MSC, Main Street/Center; East Commercial C-2, Commercial Thoroughfare; DG, Downtown General Planning Commission August 12,2019 Agenda Item 7 19-6681 Farmer's Co-op Page 1 of 48 Proposal: The applicant is proposing a mixed-use development including approximately 35,000 square feet of nonresidential development and 220 multi-family residential units. The existing Famers' Cooperative structures will be retained and redeveloped for office, retail, and restaurant uses, while new residential structures will be added throughout the site with 531 spaces of associated parking. As a part of this proposal, the applicant has submitted a lesser dedication of right-of-way request and six variances outlined as follows with staffs recommendations: • §166.04(A), Required Infrastructure Improvements — Development in City Limits. Development is required to dedicate sufficient right-of-way to bring those streets which abut the project site in to conformance with the Master Street Plan. As proposed, the northernmost portion of Building A, totaling 17 square feet, encroaches approximately three feet in to the Master Street Plan right-of-way for Martin Luther King. o Staff Recommendation: With due consideration for the age of the structure and the applicant's intent to improve and occupy it, staff recommends in favor of the request. Staff finds that future improvements to Martin Luther King can be designed around the structure. • §166.08(F), Access Management Standards. Curb cuts along Arterial Streets are required to maintain 250 feet of separation from each other and intersections. The applicant proposes two curb cuts along Martin Luther King, one of which is a right- in/right-out approximately 220 feet from Martin Luther King's intersection with School. o Staff recommendation: To create safe and efficient vehicle circulation of the site, staff recommends in favor of a right-in/right-out curb cut within 250 feet from the intersection of Martin Luther King and School. Additionally, the site's number of curb cuts is being reduced from an existing seven to three, creating an overall all safer streetscape for motorized and non- motorized traffic. • §166.21, Downtown Design Overlay District (DDOD) o Columns, Arches, Pedestals, Railings, and Balustrades. The applicant proposes three- to four-inch columns for the porches of Buildings 2 and 4 where six-inch columns are required. o Opacity and Facades. The applicant proposes providing less than the required 75% of glass on existing buildings that will be renovated for commercial use as a part of this project ■ Staff recommendation: Staff supports both requests,finding in favor of the applicant's intent to mimic and respect the historical industrial vernacular of the Farmers' Co-op and other development in the area, which includes less of the traditional stylings found further north in to downtown. • §168.12, Streamside Protection Zone Encroachment o Staff recommendation: Engineering staff is generally in favor of the proposed variance, but requires additional information prior to final determination, including existing and proposed impervious area limits, proposed stream improvements, and surface material details. See the attached Engineering memo for additional comments. • §172.04(C)(1), Parking Lot Design Standards, Build-to Zone. Parking lot design standards require a 32- to 42-inch screen wall for parking spaces located within Planning Commission G:\ETC\Development Services RevievA2019\Development Services\19-6681 LSD August 12,2019 417 W.MLK Blvd.(Farmers Co-op)523-562\03 Planning Commission\08-12-2019 Agenda Item 7 19-6681 Farmer's Co-op Page 2 of 48 the build-to zone of urban zoning districts, including DG and MSC on the subject property. The applicant proposes a vegetation screen as an alternative in one location along Martin Luther King and another on School. o Staff recommendation: Staff supports both variances, but for different reasons. The location on Martin Luther King aligns with a major, existing sanitary sewer main, and wall footings may conflict with this. The location on School is impacted by unusual existing property lines that would necessitate the loss of parking spaces or placement of screen walls within public right-of-way. • §177.04(0), Site Development and Parking Lot Development Standards. In parking lot landscape design, one tree island is required for every 12 parking spaces. The applicant proposes three runs of parking spaces including between 20 and 30 spaces without tree islands and substituting a tree strip. o Staff recommendation: Staff finds that the proposed variance meets the intent of the ordinance to shade parking areas and reduce their contribution to the urban heat island effect. This intent is being met through the provision of 28 trees adjacent to the front of parking spaces as opposed to five trees being proposed between runs of 12 parking spaces. Adjacent Streets and Rights-of-Way: This property has direct access to two Arterial Streets, Martin Luther King Junior Boulevard/Highway 180 to the north and South School Avenue/Highway 71 to the east. Right-of-Way to be Dedicated: In accordance with the Master Street Plan section for an Arterial Street, right-of-way is to be dedicated along the property's Martin Luther King frontage to 43.5 feet from centerline. As noted above and in the applicant's submittal documents, one existing building resides within the Master Street Plan right-of-way at this location. The applicant requests lesser dedication of right-of-way for the structure's footprint which is subject to City Council approval. Street Improvements: Martin Luther King Jr. Boulevard: Staff recommends installation of streetlights and sidewalks per the Master Street Plan Principal Arterial Street section along the property's Martin Luther King frontage, transitioning sidewalk away from the street and on to the proposed multi-use trail improvements through the northwestern driveway. School Avenue: Staff recommends installation of streetlights and sidewalks per the Master Street Plan Principal Arterial Street section along the property's School frontage. Intersection of Martin Luther King/School: Staff recommends installation of a pedestrian head and ADA facilities to accommodate crossing from the southwest corner of Martin Luther King's intersection with School to the northwest corner. Razorback Greenway/Frisco Trail: At the location of the property's northwestern curb cut, staff recommends trail realignment southward to account for anticipated increases in curb cut use by vehicles. This is to include changes in materials, a median, and the geometry of the curb radii (see attached Trail Realignment Exhibit.) Water and Sewer System: Public water and sewer lines are available to the site. Additional lines are being extended throughout the property in accordance with Utility Department requirements and Fire Code. Tree Preservation: Canopy minimum requirement: 10% Planning Commission G:\ETC\Development Services Review\2019\Development Services\19-6681 LSD August 12,2019 417 W. MLK Blvd.(Farmers Co-op)523-562\03 Planning Commission\08-12-2019 Agenda Item 7 19-6681 Farmer's Co-op Page 3 of 48 Existing canopy: 7.0% Preserved canopy: 0.6% Mitigation required: 9,257 square feet (22 2-inch caliper trees) Parkland Dedication or Fees In-lieu: The Parks and Recreation Advisory Board recommends a phased combination of parkland dedication and fees in-lieu. Phase 1 will include dedication of 1.24 acres along the Tanglewood Branch and fees in-lieu of$150,416. Phase 2 will include a joint park design between the Parks Department and developer, with fees dedicated to park construction. The Parks Department will manage the park as public property with the developer maintaining the facility for the first 10 years, after which maintenance responsibility will change to the Parks Department. Please see the attached Parks Department memo for additional detail. Public Comment: Staff has received public inquiries regarding this project, but not statements of opposition or support. RECOMMENDATION: Staff recommends tabling LSD 19-6681. Should the Commission elect to approve LSD 19-6681, staff recommends the following conditions. Conditions of Approval: 1. Planning Commission determination of street improvements. Staff recommends: a. Martin Luther King Jr. Boulevard: Installation of streetlights and sidewalks per the Master Street Plan Principal Arterial Street section along the property's Martin Luther King frontage, transitioning sidewalk away from the street and on to the proposed multi-use trail improvements through the northwestern driveway; b. School Avenue: Installation of streetlights and sidewalks per the Master Street Plan Principal Arterial Street section along the property's School frontage; c. Intersection of Martin Luther King/School: Installation of a pedestrian head and ADA facilities to accommodate crossing from the southwest corner of Martin Luther King's intersection with School to the northwest corner; and d. Razorback Greenway/Frisco Trail: At the location of the property's northwestern curb cut, trail realignment southward to account for anticipated increases in curb cut use by vehicles. This is to include changes in materials, a median, and the geometry of the curb radii. Subdivision Committee recommended in favor of staff-recommended street improvements. 2. Planning Commission determination of compliance with pertinent design requirements. Staff finds that the submitted building elevations comply with the requirements of the Downtown Design Overlay District, Urban Residential Design Standards, and Commercial, Office, and Mixed-use Design and Development Standards, as applicable; Subdivision Committee recommended in favor of compliance with commercial design standards. 3. Planning Commission determination of parkland dedication or fees in-lieu. Parks recommends a combination of parkland dedication and fees in-lieu, totaling 1.24 acres and $150,416 respectively, with a portion or all of fees going to the parkland's Planning Commission G:\ETC\Development Services Review\2019\Development Services\19-6681 LSD August 12,2019 417 W.MLK Blvd. (Farmers Co-op)523-562\03 Planning Commission\08-12-2019 Agenda Item 7 19-6681 Farmer's Co-op Page 4 of 48 improvements, and park maintenance by the developer for 10 years before conversion to Parks Department responsibility; Subdivision Committee recommended in favor of the staff-recommended combination of parkland dedication and fees in-lieu. 4. Planning Commission recommendation of lesser dedication of right-of-way for the portion of the existing Building A within the Martin Luther King Boulevard Master Street Plan right- of-way. Staff recommends in favor of the requested variance for the reasons outlined above; Subdivision Committee recommended in favor of the requested lesser dedication of right-of-way. 5. Planning Commission determination of a variance of Fayetteville Unified Development Code §166.08(F), Access Management, to allow a right-in/right-out curb cut within 250 feet of Martin Luther King Boulevard's intersection with School Avenue. Staff recommends in favor of the requested variance for the reasons outlined above; Subdivision Committee recommended in favor of the requested variance. 6. Planning Commission determination of a variance of Fayetteville Unified Development Code§166.21, Downtown Design Overlay District, to allow columns of three to four-inches on Buildings 2 and 4 where four-inch columns are required. Staff recommends in favor of the requested variance for the reasons outlined above; Subdivision Committee recommended in favor of the requested variance. 7. Planning Commission determination of a variance of Fayetteville Unified Development Code §168.12, Streamside Protection Zones, to allow encroachment in to the Waterside and/or Management Zones. Pending provision of additional detail outlined above and in the attached Engineering Division memo, staff recommends tabling the item; Subdivision Committee recommended in favor of the requested variance. 8. Planning Commission determination of a variance of Fayetteville Unified Development Code §172(C)(1), Parking Lot Design Standards, to allow vegetation screening in place of a masonry wall for parking spaces located within the build-to zone. Staff recommends in favor of the requested variance for the reasons outlined above; Subdivision Committee recommended in favor of the requested variance. 9. Planning Commission determination of a variance of Fayetteville Unified Development Code §177.04(C), Site Development And Parking Lot Landscape Standards, to tree planting strips adjacent to parking spaces instead of tree islands interspersed among parking spaces. Staff recommends in favor of the requested variance for the reasons outlined above and in the attached Urban Forestry memo; Subdivision Committee recommended in favor of the requested variance. 10. Street lights shall be installed in accordance with code at all street intersections and spaced every 300 feet; Planning Commission G:\ETC\Development Services Revievr\2019\Development Services\19-6681 LSD August 12,2019 417 W.MLK Blvd.(Farmers Co-op)523-562\03 Planning Commission\08-12-2019 Agenda Item 7 19-6681 Farmer's Co-op Page 5 of 48 11. Prior to building permit approval, access easements shall be dedicated on the proposed northeastern curb cut and drive aisle and the southeastern curb cut and drive aisle, as shown on the attached staff exhibit; 12. Trash enclosures shall be screened with access not visible from the street. The trash enclosures shall be constructed with material that is complimentary to and compatible with the proposed building; 13. Conditions of approval from Engineering, Urban Forestry, and Parks Department are included in the official conditions of approval, attached hereto Standard conditions of approval: 14. Impact fees for fire, police, water, and sewer shall be paid in accordance with City ordinance; 15. Plat Review and Subdivision comments (to include written staff comments provided to the applicant or his representative, and all comments from utility representatives: AR Western Gas, SWBT, Ozarks, SWEPCO, and Cox Communications); 16. 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; 17. 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; 18. All freestanding and wall signs shall comply with ordinance specifications for location, size, type, number, etc. Any proposed signs shall be permitted by a separate sign permit application prior to installation. Freestanding pole signs and electronic message boards (direct lighting) are prohibited in the 1-540 Design Overlay District; 19. Large scale development shall be valid for one calendar year; 20. Contact the City's Emergency 911 Address Coordinator for addressing prior to building permit. The coordinator has noted that a separate address will be assigned for each of the three buildings; 21. 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; and 22. Prior to the issuance of a building permit the following is required: a. Grading and drainage permits; b. Separate easement plat for this project that shall include the tree preservation area and all utility and access easements; c. Exterior lighting package must be provided to the Planning Division; Planning Commission G:\ETC\Development Services Review\2019\Development Services\19-6681 LSD August 12,2019 417 W.MLK Blvd.(Farmers Co-op)523-562\03 Planning Commission\08-12-2019 Agenda Item 7 19-6681 Farmer's Co-op Page 6 of 48 d. An on-site inspection by the Landscape Administrator of all tree protection measures prior to any land disturbance; e. Project Disk with all final revisions; and 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. PLANNING COMMISSION ACTION: Required YES Date: August 12, 2019 El Tabled ® Approved O Denied Motion: Johnson, with conditions as recommended by staff, including an additional condition that Parks Department staff and the applicant shall work together in the Second: Hoffman interest of preserving the on-site railroad bridge. Vote: 9-0-0 BUDGET/STAFF IMPACT: None. Attachments: • Unified Developed Code: o §166.04(A), Required Infrastructure Improvements— Development in City Limits o §166.08(F), Street Design and Access Management Standards o §166.21, Downtown Design Overlay District o §168.12, Streamside Protection Zones o §172.04, Parking Lot Design Standards o §177.04, Site Development And Parking Lot Landscape Standards • City Engineering comments o Trail Realignment Exhibit • Urban Forestry comments • Parks Department comments • Applicant's Letters o Narrative and Variance Requests o Lesser Dedication of Right-of-way Request o Parking Lot Screen Wall Variance Request • Site Plan • Elevations • Building Materials • Variance and Access Easement Exhibit • One Mile Map • Close-up Map • Current Land Use Map Planning Commission G:\ETC\Development Services Review\2019\Development Services\19-6681 LSD August 12,2019 417 W.MLK Blvd.(Farmers Co-op)523-562\03 Planning Commission\08-12-2019 Agenda Item 7 19-6681 Farmer's Co-op Page 7 of 48 166.04-Required Infrastructure Improvements -Development In City Limits (A) Generally. Required of developer. (1) On and Off-Site Improvements. On-site improvements are adjacent to or within a project site; such as widening the street along the project street frontage, constructing interior streets and utilities, etc. Off-site improvements are not adjacent to a project; such as the extension of an off-site sewer line to the property boundary, off-site storm drainage improvements, or an off-site intersection improvement, etc. (8) State Highways. The developer shall be required to dedicate sufficient right-of-way to bring those state highways which the Master Street Plan shows to abut or intersect the proposed subdivision into conformance with the right-of-way requirements of the Master Street Plan. The developer shall be required to install a sidewalk adjacent to that portion of a state highway abutting the proposed development; and provided that the Planning Commission or Engineering Division (where applicable for administrative approval)may waive the sidewalk requirement prescribed by this subsection upon application by the developer and a determination by the Planning Commission or Engineering Division (where applicable for administrative approval) that the topography of the proposed development where it abuts a state highway is such that installation of a sidewalk is not practical.Any other improvements required of the developer by the Planning Commission or Engineering Division(where applicable for administrative approval)shall be coordinated with the Arkansas Highway and Transportation Department. (B) Minimum Improvements by Application Type.The property owner/developer shall be responsible for constructing the following minimum improvements. (3) Preliminary/Final/Concurrent Plat;Large Scale Development;Large or Small Site Improvement Plan. (a) Dedication of Right-of-Way. (i) On-site. Sufficient right-of-way dedication, to bring those streets which the Master Street Plan shows to abut or intersect the property and new streets proposed interior to the property, into conformance with the right-of-way requirements of the Master Street Plan for said streets, shall be approved by the Planning Commission or Subdivision Committee; provided, the Planning Commission or Subdivision Committee may recommend a lesser dedication in the event of undue hardship or practical difficulties. Such lesser dedication shall be subject to approval by the City Council. (a) Exemption. Small site improvement plan applications are exempt from this requirement. (Code 1965,App. C.,Art. Ill, §A(2), (3); Ord. No. 1979, 2-5-74; Ord. No. 2353, 7-5-77; Ord. No. 2755, 9-1-81; Code 1991, §§ 159.31, 159.32; Ord. No. 4100, §2 (Ex. A), 6-16-98; Ord. No. 4263, 8-1-00; Ord. No. 4660, 12-21-04; Ord. No. 5152, 7-15-08; Ord. No. 5271, 9-1-09; Ord. No. 5296, 12-15-09; Ord. No. 5374, 12-21-10; Ord. No. 5523, 9-4-12; Ord. No. 5570, 03-05-13; Ord. No. 6116 , §1, 11-20-18) Planning Commission G:\ETC\Development Services Review\2019\Development Services\19-6681 LSD August 12,2019 417 W.MLK Blvd.(Farmers Co-op)523-562\03 Planning Commission\08-12-2019 Agenda Item 7 19-6681 Farmer's Co-op Page 8 of 48 166.08-Street Design And Access Management Standards (A) Intent.These standards are intended to ensure that development is designed to be inherently safe,walkable,and efficient for the facilitation of traffic and pedestrian movements. (F) Access Management. Safe and adequate vehicular, bicycle, and pedestrian access shall be provided to all parcels. Local streets and driveways shall not detract from the safety and efficiency of bordering arterial routes. Property that fronts onto more than one public street shall place a higher priority on accessing the street with the lowest functional classification, ex. local and collector. In a case where the streets have the same classification, access shall be from the lower volume street, or as determined by the City Engineer. (1) Curb Cut Separation. For purposes of determining curb cut or street access separation, the separation distance shall be measured along the curb line from the edge of curb cut to the edge of curb cut/intersection. The measurement begins at the point where the curb cut and intersecting street create a right angle, i.e., the intersection of lines drawn from the face-of-curb to face-of-curb. The measurement ends at the point along the street where the closest curb cut or street intersection occurs; again,measured to the point where the curb cut or intersecting streets create a right angle at the intersection of face-of-curb. In all cases curb cuts shall be a minimum of 5 feet from the adjoining property line, unless shared. (2) Separation for two (2)family, three(3)family, multi-family and nonresidential development. (a) Principal and Minor Arterial Streets.Where a street with a lower functional classification exists that can be accessed, curb cuts shall access onto those streets. When necessary, curb cuts along arterial streets shall be shared between two(2)or more lots.Where a curb cut must access the arterial street, it shall be located a minimum of 250 feet from an intersection or driveway. (b) Collector Streets. Curb cuts shall be located a minimum of 100 feet from an intersection or driveway. When necessary, curb cuts along collector streets shall be shared between two or more lots. (c) Local and Residential Streets. Curb cuts shall be located a minimum of 50 feet from an intersection or driveway. In no case shall a curb cut be located within the radius return of an adjacent curb cut or intersection. (4) Variance. In order to protect the ingress and egress access rights to a street of an abutting property owner, a variance to the curb cut minimums shall be granted by the Planning Commission to allow an ingress/egress curb cut at the safest functional location along the property. Such a curb cut may be required to be shared with an adjoining parcel if feasible. If a parcel on the corner of an arterial or collector street provides such short frontage along a major street that there is no safe ingress/egress functional location on that street,the Planning Commission may deny the curb cut or may limit such curb cut to ingress or egress only. (Code 1965,App. C.,Art. IV, §§C, D, F—H; Ord. No. 1750, 7-6-70; Ord. No. 1801, 6-21-71; Ord. No. 2196, 2-17-76; Ord. No. 2353, 7-5-77; Code 1991, §§159.45, 159.58, 159.51-159.53; Ord. No.4100, §2 (Ex.A), 6-16-98; Ord. No. 4757, 9-6-05; Ord. No.4919, 9-05-06; Ord. No. 5156, 8-5-08; Ord. No. 5296, 12-15-09; Ord. No. 5546, 12-04-12; Ord. No. 5642, 12-03-13) Planning Commission G:\ETC\Development Services Review\2019\Development Services\19-6681 LSD August 12,2019 417 W.MLK Blvd.(Farmers Co-op)523-562\03 Planning Commission\08-12-2019 Agenda Item 7 19-6681 Farmer's Co-op Page 9 of 48 166.21 -Downtown Design Overlay District (A) Purpose.The intent of this ordinance is to encourage good architectural form through the use of quality design and materials. The goal of the code is to promote functional architecture that creates attractive and usable space. Downtown Fayetteville has a rich architectural history spanning many decades and styles;therefore, architecture should be respectful of the existing built environment and should strive to enhance the public realm.A strong emphasis shall be placed upon designing and implementing sustainable and green architecture practices. (B) Applicability. The Downtown Design Overlay District applies to parcels of land located within the boundaries of the Downtown Design Overlay District. The Downtown Design Overlay District Architecture Standards are applicable in the following instances: (1) If a conflict occurs between different standards,these standards shall supersede the City's Nonresidential Design Standards; Office, and Mixed Use Design and Development Standards in the Downtown Design Overlay District and College Avenue Overlay District. (2) All new construction, additions or renovations shall comply with these standards regardless of whether the improvements require a permit; ordinary repairs and maintenance are not subject to these standards. Specifically, only the new construction or portions of the building that are being renovated shall comply with these standards. (3) Building designs that strictly comply with these standards are to be considered approved for matters of aesthetics and shall not require further discretionary review for architectural character or appearance. (4) Building designs that do not comply with these standards may be permitted by a variance after review and approval by the Planning Commission. (5) Building designs that are denied or approved by the Planning Commission may be appealed to the City Council. (E) Exterior Architectural Elements.The lists of permitted materials and configurations have been selected for their durability, sustainability and responsiveness to climate.The primary goal of the Architectural Elements is authenticity; the elements encourage construction that is straightforward and functional and draws its ornament and variety from the assembly of genuine materials. Items not listed in the Architectural Elements may be approved upon review by the Planning Commission. (3) Columns,Arches, Pedestals, Railings and Balustrades. (a) Permitted Configurations. (i) Square columns shall have a minimum width of 6 inches with or without capitals and bases. (ii) Round columns shall have a minimum 6-inch outer diameter with or without capitals and bases. (iii) Pedestals shall have a minimum width of 8 inches. (7) Opacity and Facades. (b) First or Ground Floor Requirements of Any Principal Façade . (ii) Commercial space and storefronts shall have a minimum of 75%glass on the first or ground floor. (Ord. No. 5056, 9-04-07; Ord. No. 5679, 4-15-14; Ord. No. 6017 , §1, 12-5-17) Planning Commission G:\ETC\Development Services Review\2019\Development Services\19-6681 LSD August 12,2019 417 W.MLK Blvd.(Farmers Co-op)523-562\03 Planning Commission\08-12-2019 Agenda Item 7 19-6681 Farmer's Co-op Page 10 of 48 168.12-Streamside Protection Zones (B) Applicability. This ordinance shall apply to all land within the streamside protection zones,except for as provided below: (1) Undeveloped lots created by a lot split,concurrent,or final plat application,which was submitted or approved prior to the effective date of this ordinance, are exempt from the requirements of this section for the following time periods: (a) Twenty-four(24)months from the effective date of this ordinance for lots 1/2 acre or less; (b) Eighteen (18) months from the effective date of this ordinance for lots greater than Yz acre but less than 1 acre; or (c) Twelve (12)months from the effective date of this ordinance for lots 1 acre or greater. (2) A preliminary plat which was submitted or approved prior to the effective date of this ordinance shall be exempt from the requirements of this section, provided the time periods listed herein shall be in force from the date of final plat approval. (3) A use and/or activity permitted by an unexpired building permit, which was approved prior to the effective date of this ordinance, is exempt from this ordinance. (D) Streamside Protection Requirements. The streamside protection zones shall be established as follows: (1) Zone 1: Waterside Zone. The waterside zone shall extend a minimum of 25 feet landward from the top of bank in each direction, measured horizontally on a line perpendicular to the top of bank and includes the surface water. (a) Steep Slope. Slope shall be calculated at the upstream and downstream property lines for every property. Properties with more than 100 feet of stream frontage shall require additional slope calculations at 100-foot increments, beginning at the upstream property line and ending at the downstream property line.When slope calculations are equal to or greater than 15%, the width of the waterside zone shall be extended by an additional 20 feet at that point.The boundary width determined at each designated slope measurement point shall be connected by a continuous line to form the boundary of the waterside zone (illustrations available in the Best Management Practices Manual). (2) Zone 2: Management Zone. The management zone shall begin at the outer edge of the Waterside Zone and extend landward 25 feet as measured horizontally on a line perpendicular to Zone 1. The combined width of Zones 1 and 2 shall be no less than 50 feet from the top of bank on all sides of the surface water. (a) Floodway. Where the floodway extends beyond the edge of the management zone boundary, said boundary shall be adjusted so that the zone consists of the extent of the floodway as designated by the most recently adopted FEMA Flood Insurance Rate Map(FIRM). (E) Regulated Uses, Structures and Activities Within the Streamside Protection Zones. (1) The following are permitted within the designated streamside zone, subject to the requirements of this section, the Flood Damage Prevention Code, and all applicable requirements of the City of Fayetteville. Where a use is not listed,but is similar to a permitted use and is in keeping with the purpose of the streamside protection zones,the City Engineer may determine the use to be allowed.All other uses shall be prohibited. (a) Zone 1:Waterside Zone.The following may be permitted in the waterside zone,provided the standards of the Streamside Best Management Practices Manual shall be followed where applicable and that these uses and any necessary construction is designed and built to minimize the impact upon streamside areas and minimize any excavation or filling that will only be allowed by express authorization of the City Engineer.All construction,grading,excavation or filling must also fully comply with all necessary local, state and federal permits. (i) Open space uses that are primarily passive in character including: preserves, fishing areas and docks, parkland, and natural trails. (ii) Streambank restoration or stabilization. (iii) Water quality monitoring, education and scientific studies. Planning Commission G:\ETC\Development Services Review\2019\Development Services\1 9-6681 LSD August 12,2019 417 W.MLK Blvd.(Farmers Co-op)523-562\03 Planning Commission\08-12-2019 Agenda Item 7 19-6681 Farmer's Co-op Page 11 of 48 (iv) Revegetation and reforestation. (v) Dam maintenance. (vi) Paved trails or other impervious surfaces not exceeding 12 feet in width when the City Engineer determines that there is no practical and feasible alternative.Such area may not be used to park vehicles. (vii) Stream crossings, including driveways, roadways, trails, or railroads when the City Engineer determines there is no practical and feasible alternative. (viii) Maintenance and upgrades of existing utility facilities. (ix) New utility facilities when the City Engineer determines there is no practical and feasible alternative. (x) Management of lawns and gardens. (xi) Removal of dead vegetation, pruning for reasons of public safety, removal of invasive species. (xii) Application of any fertilizer, herbicide, pesticide, or insecticide shall be allowed only if their harmful effect on water quality is prevented by ensuring no over-application or misapplication occurs. (xiii) Maintenance of drainage capacity in the channel including tree and sediment removal. (xiv) New stormwater conveyances when the City Engineer determines that there is no practical and feasible alternative. (b) Zone 2:Management Zone. (i) New stormwater conveyances when the City Engineer determines that there is no practical and feasible alternative and provided the standards of the Streamside Best Management Practices Manual shall be followed. (ii) All uses within the waterside zone with the exception of stormwater conveyances, provided that compliance with the standards of the Streamside Best Management Practices Manual are not required but encouraged. (iii) Accessory structures without a foundation and no larger than 150 square feet, including storage sheds, playground equipment, gazebos, decks,etc. (iv) Active recreational uses. (2) Establishment of the following uses/activities after the effective date of this ordinance shall be prohibited in both streamside protection zones, except where necessary to allow an activity permitted by Section (E)(1). (a) Grading, dredging, dumping, filling, or similar construction activities. (b) Landfills,junkyards, salvage yards. (c) Clearing of non-invasive woody vegetation. (d) Storage of hazardous materials or chemicals unless within waterproof containers and within a structure. (e) Parking lots. (f) Buildings and accessory structures with a building footprint larger than 150 square feet. (g) Parking or storage of motor vehicles. (h) Septic systems and/or lateral lines. (i) In-ground pools. (j) Animal feedlots or kennels. (k) Housing, grazing or other maintenance of livestock. (I) Land application of biosolids. (F) Existing Land Use Exemptions. The following activities and structures are allowed to continue within the streamside protection zones, provided that the provisions of the Flood Damage Prevention Code and all other applicable regulations shall be enforced. Planning Commission G:\ETC\Development Services Review\2019\Development Services\19-6681 LSD August 12,2019 417 W.MLK Blvd.(Farmers Co-op)523-562\03 Planning Commission\08-12-2019 Agenda Item 7 19-6681 Farmer's Co-op Page 12 of 48 (1) Existing Uses. Existing uses shall be permitted to continue in their present state, but may not be enlarged, extended, or moved within the streamside protection zones.A use or activity shall be existing if it is present and ongoing within the streamside protection zones as of the effective date of this ordinance. Uses and activities cease to be existing under the following conditions: (a) Agricultural and Animal Husbandry Activities. The activities cease to be existing when the area on which they were conducted has been converted to a nonagricultural use or has lain idle for more than eighteen (18)consecutive months. (b) All Other Uses. This ordinance shall apply when an existing use is converted to another use. (2) Existing Principal Structures. (a) Reconstruction Within Existing Footprint. Existing principal structures as of the effective date of this ordinance may be redeveloped or reconstructed within the same footprint. (b) Minor Alterations . Minor alterations or additions to an existing structure, such as an awning or deck, shall also be permitted, provided the modifications do not extend more than 10 feet further toward the surface water than the original foundation of the principal structure, and do not extend into the waterside zone. (c) Berm to Prevent Flooding. If a principal structure has suffered flooding from a stream, the owner may construct a berm to protect the principal structure if approved by the City Engineer as to the berm's location, size and composition. Revegetation of the disturbed area and berm shall be in accordance with the Best Management Practices Manual. (3) Emergencies. Actions taken under emergency conditions, either to prevent imminent harm or danger to persons, or to protect property from imminent danger of fire,violent storms, or other hazards. (Ord. No. 5390, 3-1-11) • Planning Commission G:\ETC\Development Services Review\2019\Development Services\19-6681 LSD August 12,2019 417 W.MLK Blvd.(Farmers Co-op)523-562\03 Planning Commission\08-12-2019 Agenda Item 7 19-6681 Farmer's Co-op Page 13 of 48 172.04-Parking Lot Design Standards (C) Build-to Zone.A portion of a required parking lot may be located within the build-to zone, subject to the following: (1) A parking lot located within the build-to zone shall be screened with a masonry screen wall between 32 inches and 42 inches in height and 50%opaque minimum. (Ord. No.4725, 7-19-05; Ord. No. 4855,4-18-06; Ord. No.4917, 9-05-06; Ord. No. 5044, 8-07-07; Ord. No. 5079, 11- 20-07; Ord. No. 5297, 12-15-09; Ord. No. 5592, 06-18-13; Ord. No. 5680, 4-15-14; Ord. No. 5841 , §§1-3, 1-5-16; Ord. No. 5859 , §2, 3-15-16) Planning Commission G:\ETC\Development Services Review\2019\Development Services\19-6681 LSD August 12,2019 417 W.MLK Blvd.(Farmers Co-op)523-562\03 Planning Commission\08-12-2019 Agenda Item 7 19-6681 Farmer's Co-op Page 14 of 48 177.04-Site Development And Parking Lot Landscape Standards (A) Applicability. A detailed landscape plan is required to be submitted for all development when either new development or expansion of 25% of the existing building square footage occurs and for all new or expanded parking lots containing five (5) or more spaces. Landscape plans shall be submitted with the application for building permit or parking lot permit. Submittals shall conform to the standards established within this chapter. (C) Interior Landscaping Requirements. (1) Amount of Landscaping. Parking lots containing ten (10) or more spaces shall be landscaped with one of the following options: I -`r [.�-# r 3d 1_ f 4 .-,� ,- , 4„ 1, C .,' 4 ;} N cr p OPTION 1 (a) Option 1. Narrow Tree Lawn. A continuous landscape strip between rows of parking. The minimum width of a tree lawn shall be 8 feet ; the minimum area shall be 300 square feet. One (1)tree every twelve(12)parking spaces or one tree every 30 linear feet,whichever provides more canopy,shall be planted with this option.Trees may be grouped or spaced within the lawn area. G7 3-. t OPTION 2 (b) Option 2. Tree Island. The minimum width of a tree island shall be 8 feet; the minimum area shall be 150 square feet. One (1) tree shall be planted for every twelve (12) parking spaces with this option, with a maximum run of twelve(12)parking spaces permitted without a tree island. (2) Placement of Trees. Interior trees shall be placed on either side of points of access (entrance drives, exit drives)within tree islands, as indicated in the Landscape Manual. (Ord. No.4917, 9-05-06; Ord. No. 5312,4-20-10; Ord. No. 5337, 8-3-10; Ord. No. 5859 , §3(Exh. B), 3-15-16; Ord. No. 6090 , §1, 9-18-18) Planning Commission G:\ETC\Development Services Review\2019\Development Services\19-6681 LSD August 12,2019 417 W.MLK Blvd.(Farmers Co-op)523-562\03 Planning Commission\08-12-2019 Agenda Item 7 19-6681 Farmer's Co-op Page 15 of 48 Aim CITY OF 11110111 FAYETTEVILLE STAFF MEMO 4OF ARKANSAS TO: Jonathan Curth, Senior Planner FROM: Jonathan Ely, Development and Construction Manager Alan Pugh, Staff Engineer DATE: August 8, 2019 SUBJECT: Planning Commission Engineering Comments for 19-6681 Farmers Co-op Streamside Protection Zone Variance: 1. The applicant has requested variances of the Streamside Protection Ordinance to allow encroachment with parking areas into the streamside protection zones. The details of this encroachment are still being discussed, and at this point engineering is not able to make a recommendation. We will be meeting with the applicant over the next few days / week leading up to Planning Commission, with the expectation that details will be sorted out, and we will be able to present findings and recommendations at the meeting. Access Management— Driveway Spacing Variance: 1. Engineering Staff recommends approval of the proposed access management variance, and proposed site plan. This includes a restricted right-in / right-out only access point at the northeast side of the site, and dedicated access easements to allow future cross connection to the remaining property at the corner of MLK and School. Plan Comments: 1. Due to increase in pedestrians accessing the property, and to provide necessary connections to neighboring services, staff recommends intersection improvements to MLK/School (71 B) consisting of the following: a. Provide additional pedestrian push button, and signal head to existing signal at this intersection, to allow pedestrian access to cross either MLK, or S. School. This should include pavement marking upgrades including stop bars, and crosswalks. b. The developer has a confirmed meeting with staff to discuss the requirement. The recommended improvements are not shown on the current permitting plans. 2. Easement Exhibit: a. Show the proposed utility configuration on the easement exhibit. 3. Raised Trail Crossing, Prior to Construction Permitting: a. Further coordination will need to occur between staff, ARDOT, and the applicant regarding sign types and locations for the trail crossing at the northwest corner of the site. b. Provide final details for trail crossing signage. c. Applicant has submitted plans to ARDOT for review, and is to coordinate any final changes with staff pending comments from ARDOT pertaining to configuration. Mailing Address: 113 W. Mountain Street www.fayettevigthip13110111ission Fayetteville, AR 72701 August 12,2019 Agenda Item 7 19-6681 Farmer's Co-op Page 16 of 48 Drainage Comments: 1. Staff to verify existing number of outfalls to ensure interpretation matches that of the applicant. No new outfall points are allowed to be discharged to the Streamside Protection Zones (unless no feasible alternative is approved by the City Engineer). Standard Comments: 1. All designs are subject to the City's latest design criteria (water, sewer, streets and drainage). Review for plat approval is not approval of public improvements, and all proposed improvements are subject to further review at the time construction plans are submitted. 2. Any damage to the existing public street due to construction shall be repaired/replaced at the owner/developers expense 3. All public sidewalks, curb ramps, curb & gutter, and driveway aprons along this project frontage must meet ADA guidelines and be free of damage. Any existing infrastructure that does not conform to ADA guidelines or is otherwise damaged must be removed and replaced to correct the issue. Coordinate with the engineering department for inspection of existing facilities to determine compliance. 4. Water and sewer impact fees will apply for the additional impact to the system. The fees will be based on the proposed meter size and will be charged at the time of meter set. 5. Fire Line monthly fees will be applied based on the size of the riser penetrating the slab. See Chapter 51.136 of the Unified Development Code for table of fees associated with pipe diameter. 6. Commercial structures that may require a fire sprinkler system must obtain a fire flow study submitted and approved by the fire department prior to approval of the project. 7. 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. 8. Note, the following portions of all projects will typically not be reviewed by the Engineering Division until time of construction-level review (unless specifically requested at plat review): o Storm Sewer pipe/inlet sizing, gutter spread, profiles, or utility conflicts o Sanitary Sewer pipe sizing, profiles, or utility conflicts o Waterline fittings, callouts, or utility conflicts o Street profiles o Fine grading/spot elevations 9. The Engineer of Record shall: a. Review and approve material submittals. Approved submittals shall be submitted to the City for concurrence before grading permit is issued. b. Perform "Full Time" Inspection for the utility installation and shall be "In- Charge" of the approval testing. c. Provide a qualified representative for all testing and inspection. d. Schedule testing with the Public Works Inspector. Planning Commission August 12,2019 Agenda Item 7 19-6681 Farn is Co-op Page 17 of 48 e. Authorize geotechnical testing laboratory to provide reports directly to City in PDF format. Reports shall be submitted in a timely manner. f. Prepare material data sheets and test reports required by the specifications. g. Insure that daily inspection reports and data sheets are submitted to the City of Fayetteville's public works inspector weekly in PDF format. 10. 2017 Standard Water & Sanitary Sewer Specifications & Details apply 11. Demolition shall not begin until the appropriate erosion control measures and required tree preservation fencing are installed 12. Prior to Project Acceptance (Certificate of Occupancy, or Temporary Certificate of Occupancy) the following items must be performed or provided to the satisfaction of the Engineering Department: h. The work shown on the civil site package must be complete and the items on the final punch list completed. i. Vegetation must be established and perimeter erosion controls removed. j. One (1) set of as-built drawings of the complete project (excluding details) as a hard copy, digital file .dwg, and PDF format; i. Public infrastructure and services shall be surveyed after installation in relation to easements, property lines, and rights-of-way. 1. More than 2 ft deviation of design alignment of shall require new easement dedication or adjustment of the utility/storm drain. ii. Sanitary Sewer, and Storm Drainage (Including Private) elevations must be verified and updated. (Elevations out of design tolerance must be corrected) iii. Adequate verification survey to confirm accuracy of drainage report. iv. As-builts should include the following information in a table; Linear Feet of new public streets, sidewalk (categorized by width), waterline, and sanitary sewer. Square feet of newly dedicated right-of-way. k. Unit price construction costs for review and approval and a single 2 year maintenance bonds in the amount of 25% of the public improvements; I. Certification that the streets, sidewalk, storm sewer, water, fire line, and sewer lines, etc., were installed per approved plans and City of Fayetteville requirements; i. Provide all Inspection Reports; approved submittals; Data Forms from Utility Specifications (Including Consultants sewer TV report); compaction test results, etc... m. Certification that the designed retaining walls were installed per approved plans and City of Fayetteville requirements(Inspection and Testing Reports required); n. Cross Sections, Volume Calculations, and Certification Retention/Detention Ponds are in accordance with the approved Drainage Report. o. Surveyor's Certification of Compliance for monuments and property pins. p. The As- Built Final Drainage Report in PDF format updated per as-built invert, slope, inlet opening, road profile, cross slope, etc... Planning Commission August 12,2019 Agenda Item 7 19-6681 Farnlir's Co-op Page 18 of 48 LSD 19-6681 Trail Realignment Exhibit . •, , , . , .,. 1 , Iii ‘ I 110 Of 22,142 , . . . -'. ,• 0 225' OARS 05 ZONE 1.25 . . 5 •,,...„.... I' 414 WATIIISIM SINI i MOURCAELL[LAS • ..........„...„,,. ZA • •,, ., 0 hil , a a ,.. 1 t .- 1 .., ... 4 t r., r t 4 I 3 g t— ll ' , ' _ • 4 A• ... „,.....-••,3 i 1 1 3 • 111 ............,..,-...,::_..... ,....... .1.........,..__J 0 51,15 if ;i .--...—. a d/ ' •• .ri.,____________ I __,....__,..4_____...H.,_ , I ‘.. . ...,...._____. .. ,, "„,., 1 • _.......---- .., :•,, s •, :.. i .._.• _ , I! ,, _•, ,, I . I . 4 . A •. 3. i t r......0._............._ 01.................... . . 4 I t t ! • tr • • It • ' I ' • • r 1 e!. • , 1 3 .. 1 ;; MAIL TAOS:1,3 &915/107,5 t; I I If 1 ma L275/21410Cd51.051 I , INSET "A" A i •, , 13 , 1 d Mein 3 d f Min MN. I .. A . ; A. to. •• t - i f$ l ' f 0 5 i i d f , d I f , 3 r ( 1 Planning Commission August 12,2019 Agenda Item 7 19-6681 Farmers Co-op Page 19 of 48 URBAN FORESTRY TREE PRESERVATION COMMENTS CITY OF FAYETTEVILLE ARKANSAS To: Ryan Evitts CEI From: John J. Scott and Melissa Evans, Urban Forestry CC: Jonathan Curth, Senior Planner Meeting Date: August 12, 2019 Subject: LSD 19-6681:417 W. MLK Blvd : Farmers Co-Op Grain 1. Submittal Requirements Yes No N/A Initial Review with the Urban Forester X Site Analysis Map Submitted (if justification is needed) N/A Site Analysis Written Report Submitted (justification is needed) N/A Complete Tree Preservation Plan Submitted X Tree Mitigation Table on Plans X Tree Preservation Wavier Submitted (only use if no trees onsite or near P/L) N/A 2 Tree IFresefrationCalcuCations .....� .. .. __ mss. Tree Preservation Calculations Square Feet Square Feet Percent of site Total Site Area *Minus Right of Way and Easements 138,685 100% Zoning Designation *Select Below with drop down arrow DG, Downtown General 13,869 10% HHOD *Select Below with Drop Down Arrow No 0 0% Total Canopy for Minimum Preservation Requirements 13,869 10.0% Existing Tree Canopy * Minus Right of Way and Easements 9,754 7.0% Tree Canopy Preserved 893 0.6% Tree Canopy Removed *On Site 8,861 6.4% Tree Canopy Removed *Off Site 396 Tree Canopy Removed Total 9,257 6.7% Removed Below Minimum 12,976 Mitigation Requirements 9,257 Planning Commission August 12,2019 Agenda Item 7 19-6681 Farmer's Co-op Page 20 of 48 3. Mitigation Requirements Canopy below Number of 2" caliper requirement trees to be planted High Priority 298 1 Mid Priority 0 Low Priority 8.959 21 Total Mitigation Trees Required 9,257 22 4. Mitigation Type Yes No N/A On-Site Mitigation X Off-Site Mitigation X Tree Escrow(See Conditions of Approval) X 5. Tree Preservation Plan Checklist Tech Subdivision Planning UDC Chapter 167.04H1 Plat Committee Commission a. 5 year Aerial Check on Existing Trees Yes Yes Yes b. Property Boundary Yes Yes Yes c. Natural Features (100ft beyond limits of disturbance) Yes Yes Yes d. Existing Topography and Proposed Grading Yes Yes Yes e. Soil Types Yes Yes Yes f. Significant Trees Yes Yes Yes g. Groupings of Trees Yes Yes Yes h. Table Inventory List(species, size, health, priority) Yes Yes Yes i. All Existing and Proposed Utilities Yes Yes Yes j. All Existing and Proposed Utility Easements and ROW's Yes Yes Yes k. All Streams (with approximate center line) Yes Yes Yes I. Floodplains and floodways Yes Yes Yes m. Existing Street, Sidewalk or Bike Path ROW Yes Yes Yes n. Submitted Site Analysis Plan (if required) N/A Na Na o. Shows ALL Proposed Site Improvements Yes Yes Yes p. Delineates trees/canopy to be preserved and removed Yes Yes Yes e Protection Methods a. Tree Protection Fencing Yes Yes Yes b. Limits of Root Pruning NA NA Na c. Traffic flow on work site No No No 2 Planning Commission August 12,2019 Agenda Item 7 19-6681 Farmer's Co-op Page 21 of 48 d. Location of material storage No No No e. Location of concrete wash out No No No f. Location of construction entrance/exit No No No 6. Site Analysis Report(if required) Yes No N/A UDC Chapter 167.04H4 .a` a. Provide graphic examples of multiple options used to X minimize removal of existing canopy b. Submitted Analysis Statement— Note the process, iterations. X and approaches to preserve canopy. 7. Review Status (See Comments„‘,..,,, ,,,„ ': Tech Plat Subdivision Planning Committee Commission Conditionally Approved 06-19-2019 08-01-2019 08-12-2019 Approved Tabled 05-13-2019 Denied omment . 1. Address items above marked "No” and all Redlines provided. 2. Please indicated where the construction information is such as concrete washout, material storage. 3 Planning Commission August 12,2019 Agenda Item 7 19-6681 Farmer's Co-op Page 22 of 48 URBAN FORESTRY LANDSCAPE PLAN COMMENTS CITY OF FAYETTEVILLE ARKANSAS To: Ryan Evitts, CEI From: John J. Scott and Melissa Evans, Urban Forestry CC: Jonathan Curth, Planner Meeting Date: August 12, 2019 Subject: LSD 19-6681:417 W. MLK Blvd. : Farmers Co-Op, Grain 1. General Landscape Plan Checklist 0 s f Yes=, No N/A a. Irrigation (notes either automatic or hose bib 100. o.c.) X UDC Chapter 177.03C7g, 177.0483a b. Species of plant material identified X UDC Chapter 177.03C7d,e c. Size of plant material (minimum size 2" caliper for trees and 3 gal. shrubs) X UDC Chapter 177.03C7b,c d. Soil amendments notes include that soil is amended and sod removed X UDC Chapter 177.03C6b e. Mulch notes indicate organic mulching around trees and within landscape beds X UDC Chapter 177.03C6c,d f. LSD, LSIP, and Subdivisions (PPL & FPL) plans stamped by a licensed X Landscape Architect, others by Landscape Designer UDC Chapter 177.038 g. Planting bed contained by edging X UDC Chapter 177.03C6f h. Planting details according to Fayetteville's Landscape Manual X UDC Chapter 177.03C6g i. Provide information about 3-Year Maintenance plan. The owner shall deposit X with the City of Fayetteville a surety for approved landscape estimate. UDC Chapter 177.05 A2g 2. Parking Lot Requirements 1 Tree : 12 Parking Spaces Yes No N/A a. Side and Rear Property Lines (5' Wide Landscape Area) X UDC Chapter 177D1 Planning Commission August 12,2019 Agenda Item 7 19-6681 Farmer's Co-op Page 23 of 48 b. Narrow Tree Lawn (8' min. width. 37.5' length) X UDC Chapter 177.04C c. Tree Island (8' min. width. 18.7' min length OR 150 square feet) X UDC Chapter 177.04C d. Placement of Trees (either side at entrances and exits) X UDC Chapter 177.04C2 e. Wheel Stops/Curbs 177.04 B1 X 3 Perimeter Landsca•in• Re•uirement =' Yes No N/A a. Front Property Line (15'wide landscape) and five on sides. X UDC Chapter 177.04D2a b. Shade trees planted on south and west sides of parking lots X UDC Chapter 177.04D2e c. Screening of parking lot from adjacent residential properties. X 4. Street Tree Planting Requirements ; Yes No N/A a. Residential Subdivisions X 1 Large Shade Species Tree per Lot UDC Chapter 177.0581 a b. Non-Residential Subdivisions X 1 Large Species Shade Tree every 30' (planted in greenspace) UDC Chapter 177.0582a c. Urban Tree Well— Urban Streetscapes X Trees every 30' (8' sidewalk) UDC Chapter 177.0583a-f d. Structured Soil— Urban Tree Wells X Include a note and/or detail of structural soil on Landscape Plan UDC Chapter 177.0583a-f e. Residential Subdivisions X Timing of planting indicated on plans UDC Chapter 177.05A4 f. Residential Subdivisions X Written description for method of tracking planting UDC Chapter 177 05A4 2 Planning Commission August 12,2019 Agenda Item 7 19-6681 Farmer's Co-op Page 24 of 48 5. Landscape Requirement Totals Amount Mitigation Trees 22 Parking Lot Trees 30 Street Trees 26 Detention Pond— Large Trees 2 (1 Tree/3,000 square feet) Detention Pond—Small Tree/Large Shrub 8 (4 small trees or large shrubs/3,000 square feet) Detention Pond—Small Shrubs/Large Grasses 10 (6 shrubs or grasses (1 gallon)/3,000 square feet) 6. Review Status (See Comments) Tech Plat Subdivision Planning Committee Commission Conditionally Approved 06-26-2019 08-01-2016 08-12-2019 Approved Tabled 05-19-2019 Denied Comments . Address items above marked "No" and all Redlines provided. 3 Planning Commission August 12,2019 Agenda Item 7 19-6681 Farmer's Co-op Page 25 of 48 CITY OF FAYETTEVI LLE ARKANSAS TO: Planning Division FROM: Ken Eastin, Park Planner II DATE: August 6, 2019 SUBJECT: Parks & Recreation Subdivision Committee Review Comments Meeting Date: August 1 26, 2019 Item: 19-6681 LSD 417 W. MLK Blvd. (Farmers Co-op) 523-562 Park Quadrant: SW Zoned: MSC within downtown core district overlay Billing Name & Address: Specialized Real Estate Group 15 N Church Avenue, Ste 103 Fayetteville, AR 72701 Current Land Dedication Requirement Money in Lieu Single Family @ 0.023 acre per unit= acres @ $1089 per unit = $ Multi Family 220 @ 0.020 acre per unit= 4.4 acres 220 @ $952 per unit = $209,440 COMMENTS: • This project was presented to the Parks and Recreation Advisory Board on May 6, 2019, however, a final determination was not made • A special PRAB meeting was held at the project site on May 14, 2019 at noon in order to view the property. • The PRAB agreed to a combination dedication to include a phased approach: o Phase 1 will include a proposed park dedication of 1.24 acres and a proposed fee in-lieu of$150,416. Parks will not accept the existing bridge without major reconstruction or replacement. Bridge area may be deducted from park area with small change to numbers if unacceptable to Parks. o Phase 2 will include developer and parks working jointly to design park. ■ Park is to be constructed by developer to Park/Public Use standards. A portion or all of the fee dedication will be used to help build the park (paid to developer based on completed % of work). The latest design submittal was determined to be too impactful to the creek's streambank protection zone so staff is awaiting a revised plan from the consultants. Mailing Address: Planning Commission 113 W. Mountain Street wwwfayettevilleART612,2019 Fayetteville,,AR 72701 Agenda Item 7 19-6681 Farmer's Co-op Page 26 of 48 • Park is to be managed by the Parks and Recreation Dept based on standard park policies. • Developer is to maintain the park for the first 10 years with maintenance reverting to Parks at end of 10-year period. (Phase 2 details to be based on an upcoming agreement between City and Developer. • 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 this Large-Scale Development. • Park fees (Phase 1 land donation and fee in-lieu) must be paid prior to the issuance of building permits. Planning Commission Augu2 12,2019 Agenda Item 7 19-6681 Farmer's Co-op Page 27 of 48 • /.r:...--.._c--•' 25 aEi _°msoou '. . ,7, 6_o_08-= a¢N i o „o J°„L 0-8g6 ,TIE a � o 0 „. ao' D6202 OC iiW.1) YON° Ol C 5O22 -6.-•10-,5 C' Ear 0.5 0 0 'o °�,_u 0 E On , >0°- Y J Er 02��� m gI°ac� m° '- ‘17:1 o O iLOa m O - L JZ`L5 C O°a Y _ U:s O-�i�. 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ENGINEERS • SURVEYORS IN LANDSCAPE ARCHITECTS • PLANNERS 3108 SW Regency Parkway,Suite 2 Bentonville,AR 72712 (479)273-9472 Fax(479)273-0844 www.ceieng.com •N7 LSD 19-6681 July 3, 2019 Lesser Dedication of Fayetteville Planning Commission Right-of-Way 113 West Mountain Street `Re��11 7uest Fayetteville, AR 72701 RE: Mixed-Use Development Planning Variance Requests 417 W Martin Luther King Blvd, City of Fayetteville, AR CEI Project# 31154 Dear Fayetteville Planning Department, Planning Commissioners, and City Council: On behalf of Specialized Real Estate Group, LLC,and Modus Studio, CEI Engineering respectfully requests a lesser dedication of master street plan right-of-way to facilitate the proposed development of land along the SW corner of MLK and School, locally, 413 West Martin Luther King Boulevard. The 8-acre infill site bounded by MLK Jr. Boulevard on the north and South School Avenue on the east proposes an adaptive mixed-use apartment community infill of the current Farmer's Co-op.As required per section 166.04(B)(3) of the UDC, additional right-of-way dedication along both principal arterial streets is required, the requested dedication being from road centerline 43.5' in width. The request, a lesser right-of- dedication, relates to the corner of the existing Co-op structure identified as building 'A' on the plans along MLK Jr. Boulevard. The northwest corner of the existing structure is located at the current edge of right-of-way. The additional dedication cannot reasonably be accommodated without signification modification to the existing structure. The building would encroach 3.34 feet into the proposed right-of-way dedication. The intent of this request is to allow the structure to remain in its current position and exclude the corner of the building from the dedication. The area to be excluded from the dedication is approximately 18 square feet. Please refer to the attached exhibit which demonstrates the area in question.We believe the project is most true to its original character by preserving the fabric and shape of the existing building. Thank you in advance for your consideration of this request.We look forward to discussing any questions you may have. Contact me at your convenience in the office at 479-273-9472, or by email: revitts©ceienq.com for further discussion as needed. Respectfully requested, Ryan Y. vitts, PLA, LI Project Manager Solutions for Land and Life CALIFORNIA ■ TEXAS ■ ARKANSAS ■ MINNESOTA ■ PENNSYLVANIA Planning Commission August 12,2019 Agenda Item 7 19-6681 Farmer's Co-op Page 34 of 48 N r 2 m CO w O e ry n e L C $ 1 >I e zi ` t , 2 3, rnao fl iiI • c % 4 ,, ` .� .c o ; FE n N� Z I • m M t y 4 2 U k a w a .c c° v '�° $ j Q v I • O j e, O Q ti Q O0 m Q R W V Q 2 h L V L M c, Q) 2 R I I LU ( ( •• � a . a I —' I � oo � I M w i j I I I 1 OOO E ' 1 0 �°� � L` I ne a„ I ? O: Cq O Z 1 I i n anr � d v y Ie g ccl JI N ' Zr) phlj >n OR �`` W e�O. r' (� 9 L V I C `\ o W 1 \ „,. I 1� , +".. I , i -Q I U Q LU MB,S'£6 p I � � !--4.c).)E V I I ( 1-7 �QJ CC o v o� o I f's ., +� �0000.o �09:90-/-Rt. oi� o o o o Ci I 000s�- a ,, ., �0ti° u�1Nn � � � o � /d6000t8fZ ••1";-4- c,pi mo • 000 ° � -r a 4.,:( ET 96#ZPZ I � / J I a ^ ^ ^ m � N CO �� f `k 0 I p W I L 0 O V) m I N O + I ,✓ ,w SIV I — �� 0 ! wJ oz,zpe A48,0 op Z -i - ! • w 0 o - U ,S o ,. "�.1 (n 2 W c 2 � .v U v 2 h " M h N O M 0 a„ g I0 J M N M a O rn L = tt a) ct CL)L. Q co co .o o o o o W� 'moi O .0 ° a' O d' 5,") ';,q. °� w W CN I CO .0 J J v J J ---J J v J J J is on 1 g,p21 19 J11-1 7 INNYAOIOO A8 03 VS 1SYI 6•G'X3 MONISTIC roNMtD'L(L8 fx71,2fc OOP 1 bbtl 1 F Page 35 of 48 CEI Engineering Associates, Inc. CEI ENGINEERS • SURVEYORS • LANDSCAPE ARCHITECTS • PLANNERS 3108 SW Regency Parkway,Suite 2 Bentonville,AR 72712 (479)273-9472 Fax(479)273-0844 www.ceieng.com LSD 19-6681 July 3, 2019 Parking Lot Screen Fayetteville Planning Commission Wall Variance Request 113 West Mountain Street `7 Fayetteville, AR 72701 RE: Mixed-Use Development Planning Variance Requests 417 W. Martin Luther King Blvd., City of Fayetteville, AR CEI Project#31154 Dear Fayetteville Planning Commissioners, On behalf of Specialized Real Estate Group, LLC, CEI respectfully requests the following planning variances to facilitate the proposed development of land along the SW corner of MLK and School, locally 413 West Martin Luther King Jr. Boulevard. Planning Variance to Chapter 172.04(C)(1) — Parking Lot Design Standards. The text below provides the requirements of the ordinance and our narrative in bold to each of the sections in consideration of the waiver request. Per UDC 172.04(C)(1): (C) Build-to Zone.A portion of a required parking lot may be located within the build-to zone,subject to the following: (1)A parking lot located within the build-to zone shall be screened with a masonry screen wall between 32 inches and 42 inches in height and 50% opaque minimum. The required masonry wall would be located along MLK Jr. Boulevard along the east side of building A and east of the proposed driveway for a distance of 98 feet.The wall would traverse existing 18" and 12"sewer lines, gas line, and parallel an existing 12"water line. CEI is requesting the use of an evergreen vegetative screen in lieu of a masonry screen wall in this location. The location and proximity of existing utilities to a freestanding wall was reviewed and discussed with staff. It was noted that the utility department was agreeable to the placement of the masonry wall; however, would require the developer provide cured in place pipe (CIPP) lining for the sewer line segments. CEI reached out to a local supplier to discuss the process and probable cost of this installation. The CIPP, on average, would cost $140/lineal foot. The operation would also require temporary bypass pumping for both lines as the lines must be free of debris and moisture for proper curing. In addition, the operation requires the pipe be lined between manholes a combined distance of 419 feet.The probable cost exclusive of the cost to construct a masonry wall presents a financial burden to the project inflating the cost of the masonry screen wall by a factor of four. We believe a vegetative screen will provide the intended screening benefit and introduce a landscape element in this part of the project. The second requested vegetative screen is proposed in combination with a masonry wall segments along South School Avenue south of building four. Planning staff noted masonry wall cannot be constructed in public right-of-way. The corresponding right-of-way jogs in the area where the wall would be placed and does not accommodate the construction of wall in a continuous fashion north to south without encroaching into the right-of-way while accommodating minimal offsets from vehicular areas.The design as originally proposed entered the right-of-way for an effective area the size of a 2'x2' column. CEI is proposing a combination of masonry wall segments parallel to the parking spaces and the use of an evergreen vegetative screen connecting the wall segments at the end of the drive aisle as an alternative solution. Solutions for Land and Life CALIFORNIA ■ TEXAS ■ ARKANSAS ■ MINNESOTA ■ PENNSYLVANIA Planning Commission August 12,2019 Agenda Item 7 19-6681 Farmer's Co-op Page 36 of 48 Thank you in advance for your consideration of our requests and I look forward to discussing any questions you may have. 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NH__ 1, .„ IllLi T1.- ill , NIB ER INGBLVD . ti.,M.° .,i (-t iiiiiw > I I \I > < 7 . ,,, , , > ,. ,. .:, ,, ,- 1' - pp', —c . ..., _ , ,,,,.. 1 1 'i — Subject Property1 Ili ..,..,... .,...,, ,,,,,,) R°� F2 Q 111111 III . 4115TH 1 __ . . ..,..... .. ..,..,4,..... , . • bums EXTRACTION Legend RESIDENTIAL SINGLE-FAMILY MX E-, issR..WenIALApriwluel COMMERCIAL I .. .. ' REF-5 ReaNe^IiabHiee _ Planning Area R:F” ;tea`f L _ RSF-2 us G3 IL RSFJ el W – –I Fayetteville City Limits _- _• REF-7 FORM BASED DISTRICTS REF-113 �U2anlTm ou re — Shared Use Paved Trail RESIDENTIAL MULTI-FAMILY •Main s,ea Cemex now -f}Rextlenlvl Two and TEree.amiN Oovndown Gen Trail(Proposed) RMFfi man„s.�«a _ RIA,12 'g1�Em mtl Servces _—1-1 -1 .R WM RMF-1e Naim'D ZONING DISTRICTS Design Overlay District r RMF-]. PLANNED ZONING DSTRICTS — am Planning Area RMF-.p �„^,„m^i MdaalriaLR�demia INDUSTRIAL INSTITUTIONAL Building Footprint Lf ea.,�emmerwwlantlLybllMadblF-, Fayetteville City Limits �Lx Generallntlnalrul Planning Co mission 12,2019 Agenda Item 7 19-6681 Farmer's Co-op Page 46 of 48 LSD19-6681 FARMERS CO-OP Close Up View w 0 5TH ST W c 0 MARTIN LUTHER KING BLVD I-I 1 Stu: 1 Subject Property L I V UC; CHESHIRE CT tzvtt2t .- -. j fi , AliUJ 9TH ST -NORTH Legend Residential-Agricultural Shared Use Paved Trail i-INF-2a ___ 1-1 Heavy Commercial and Light Industrial jt_- ^ Design Overlay District 1�c-z — - Feet Main Street Center ' Planning Area Downtown General '— — —� 0 75 150 300 450 600 MI Community Services 4 _ _ _ Fayetteville City Limits P-1 Building Footprint 1 inch = 200 feet Planning Co mission -••• 12,2019 Agenda Item 7 19-6681 Farmer's Co-op Page 47 of 48 LSD19-6681 FARMERS CO-OP Ak Current Land Use NORTH III 4 $ t9 _ 5TH S T 1:i117 ..:,.',,,,1.,..,,,t -,44,,,,,,,,'... ,,,,,, ' 11 i i - �� .. + i. ' Vacant ,. r _ 1 1 i Commercial _ ` _� � .'� �; I Mixed-Use 3 �! !� +� LUTH ER4KING BLVD : _;- , xi a e � a Commercial . 1Industrial '_ ', 1 . . # ,„.. I:' .,:i7';- 4,:n'''''''f: ..1.;..,: .j .,,.. ..1 ; ; w '',A,..13.1..:. 1 r r , F Institutionalilt ♦ . 1 Institutional e1 Subject Property , ,, L✓i „.... , Industrial ,,, ; — ?pj Commercial J j " ' Vacant . CHESHIRE"CT 9 I >` a # . :`fir a l `:p C Multi-Family 4 ' I , ' Residential � � f. i fes,, f. ) ys. . g y a 9TH p rZ €r , p. 114111 Streets Existing FEMA Flood Hazard Data MSP Class '', COLLECTOR ii 100-Year Floodplain PRINCIPAL ARTERIAL Feet '01111 IIIIIIII=1 Floodvray -I Planning Area 0 75 150 300 450 600 — —� Fayetteville City Limits inch = 200 feet L _. Design Overlay District Planning Co mission 12,2019 Agenda Item 7 19-6681 Farmer's Co-op Page 48 of 48 • gam' '�'x T •• A"• r4. W Sy1� : ' j i- :.: .. ,. , _ 1 r • . . \''.''''.. _ ',,,;(;4' ";‘;'''''.';4.1. k' " 4` . y t tl n 4 1� .,,1"N' �,,,. 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