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187-20 RESOLUTION
of cnrEr'< RknNS>' 113 West Mountain Street Fayetteville, AR 72701 (479) 575-8323 Resolution: 187-20 File Number: 2020-0516 APPEAL: LSD 20-7031 (NW OF E. JOYCE BLVD. & N. OLD MISSOURI RD./TRAILS AT PARADISE VALLEY APTS.): A RESOLUTION TO GRANT THE APPEAL OF CRAFTON TULL ENGINEERS, INC. AND TO APPROVE LARGE SCALE DEVELOPMENT 20-7031 TRAILS AT PARADISE VALLEY APARTMENTS WHEREAS, Crafton Tull Engineers, Inc. presented a proposed Large Scale Development LSD 20-7031, Trails at Paradise Valley Apartments, to the Planning Commission; and WHEREAS, the Planning Commission, which cited safety issues with a parking area and drive aisle near a forested area in the northwest part of the site and a concern that a portion of Building 1 encroached in the setback of a parcel with a Community Services zoning designation, denied the Large Scale Development by a vote of 3-6. NOW, THEREFORE, BE IT RESOLVED BY THE CITY COUNCIL OF THE CITY OF FAYETTEVILLE, ARKANSAS: Section 1: That the City Council of the City of Fayetteville, Arkansas hereby grants the appeal of Crafton Tull Engineers, Inc. and approves Large Scale Development 20-7031, Trails at Paradise Valley Apartments as compliant with all of the Unified Development Code's requirements. This approval is subject to the conditions of approval recommended by the Planning Department as stated in the agenda memo attached to this Resolution. PASSED and APPROVED on 7/7/2020 Page 1 Pdnted on 7/9/20 Resolution. 187-20 File Number: 2020-0516 \�I11111111/�� \\ �I Attest: Y 0FgSG%�' FAYETTEVILLE : Kara Paxton, City Clerk Treasurer% 5 .• �� gRKANSP • �. "',i,NG T W Page 2 Printed on MOM City of Fayetteville, Arkansas 113 West Mountain Street �l Fayetteville, AR 72701 (479) 575-8323 Text File -! File Number: 2020-0516 Agenda Date: 7/7/2020 Version: 1 Status: Passed In Control: City Council Meeting File Type: Resolution Agenda Number: C. 4 APPEAL: LSD 20-7031 (NW OF E. JOYCE BLVD. & N. OLD MISSOURI RD./TRAILS AT PARADISE VALLEY APTS.): A RESOLUTION TO GRANT THE APPEAL OF CRAFTON TULL ENGINEERS, INC. AND TO APPROVE LARGE SCALE DEVELOPMENT 20-7031 TRAILS AT PARADISE VALLEY APARTMENTS WHEREAS, Crafton Tull Engineers, Inc. presented a proposed Large Scale Development LSD 20-7031, Trails at Paradise Valley Apartments, to the Planning Commission; and WHEREAS, the Planning Commission, which cited safety issues with a parking area and drive aisle near a forested area in the northwest part of the site and a concern that a portion of Building 1 encroached in the setback of a parcel with a Community Services zoning designation, denied the Large Scale Development by a vote of 3-6. NOW, THEREFORE, BE IT RESOLVED BY THE CITY COUNCIL OF THE CITY OF FAYETTEVILLE, ARKANSAS: Section 1: That the City Council of the City of Fayetteville, Arkansas hereby grants the appeal of Crafton Tull Engineers, Inc. and approves Large Scale Development 20-7031, Trails at Paradise Valley Apartments as compliant with all of the Unified Development Code's requirements. This approval is subject to the conditions of approval recommended by the Planning Department as stated in the agenda memo attached to this Resolution. City of Fayetteville, Arkansas Page 1 Printed on 71812020 a C Crafton Tull % architecture I engineering I surveying June 11, 2020 City Of Fayetteville 113 W Mountain St Fayetteville, AR 72701 Attn: Mrs. Kara Paxton, City Clerk Re: Appeal of Planning Commission Denial of LSD 20-7031 Mrs. Paxton, 300 North College, Suite 317 Fayetteville, AR 72701 479.455.2207 craftontull.com Please accept this correspondence as an official request to City Council to appeal the Planning Commission denial of LSD 20-7031. We are requesting this appeal to be heard at the next available City Council meeting. LSD 20-7031 (Trails at Paradise) is a proposed multifamily development located on the west side of Old Missouri Road, just north of Joyce Blvd. The project was tabled by Planning Commission at the May 26`h meeting and was denied by a vote of 6-3 at the June 8ch meeting. The property is approximately 10 acres and is zoned RMF-24. The proposal was to place 240 multifamily units on it. Staff recommended approval of the project with 18 conditions of approval. We feel the project met the requirements of RMF-24 zoning and all other requirements set forth in the UDC and was unjustly denied. Attached is the site plan of the development. Thank you for your consideration in this matter. Sincerely, Thomas A. Hennelly, P Vice President Crafton Tull 1 Enc Site plans I f I � NAu. LL f LVIl :.+rmrolE, u vr IOND R-O 7 r „ YILXpRI IF MD s KT i a AR, I1R'-frets-non , EttATrs I vex an u sµWrRDAo }tN[D R-N w1 1p Ir A t E i t 4/•APAA4 [xR a �A. mnPw ,.� .nIA NmN riAese i} I I sN BmaL INEENC E WD mmnu1. a AN• HIAMING eru sar d KrLKx¢o KAux Ixnww w, x01 uwlfc LwnAcmA suu venal Ke aBe AND wmR. coxuErt. Aw ' PANKAI Io umwG IN W.a No NInArFNI ID. 40[wN NIANIGN N11.11ANlr 1. NE ONT. IS ITT ar111A19t MAx I�M�I ,D. 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N, _ 1— . M . I IN o., . P-,.-- 11 1.1 . D I,.- SIRS IF THE SIFT .1 —IME. EY .11 11 1 " _� — . I . T IN .— P— — "'I PARK VIEW DR PD� — S. IY- S1— . — .1 -1 WGI-/C—ATE INSI-- . —T INTS 1 7�5 reAc W OPNIN E ]PNENT NIIST EE — F— — AIX M— 1. - — —TW-- —.1.G TSI 1us1 —IT N is _ PRELIMINAR' PANS I IU SITE PI N 6 C-103 CITY OF FAYETTEVILLE �ARKANSAS MEETING OF JULY 7, 2020 TO: Mayor; Fayetteville City Council THRU: Susan Norton, Chief of Staff Garner Stoll, Development Services Director Jonathan Curth, Development Review Manager FROM: Jessie Masters, Senior Planner DATE: June 19, 2020 CITY COUNCIL MEMO SUBJECT: LSD 20-7031: Large Scale Development (NW OF E. JOYCE BLVD. & N. OLD MISSOURI RD./TRAILS AT PARADISE VALLEY APTS., 176): Submitted by CRAFTON TULL ENGINEERS, INC. for property located NW OF E. JOYCE BLVD. & N. OLD MISSOURI RD. The property is zoned RMF-24, RESIDENTIAL MULTI FAMILY, 24 UNITS PER ACRE and contains approximately 10.25 acres. The request is for a 240 multi -family unit apartment complex with associated parking. RECOMMENDATION: The City Planning staff recommend approval of LSD 20-7031 with conditions described and shown in the attached Exhibits A and B. The Planning Commission tabled the proposal at the May 26, 2020 Planning Commission meeting, and subsequently denied the proposal at the June 8, 2020 Planning Commission meeting. The applicant has appealed the decision to City Council. BACKGROUND: The subject property is an undeveloped (mostly forested) site located at the northwest corner of N. Old Missouri Rd. and E. Joyce Blvd., about halfway between N. Crossover Rd. and 71-B southeast of the Ridgewood Subdivision, northwest of the Paradise Valley Athletic Club. The site is currently one parcel, 765-15676-000, and is 12.47 acres. The applicant is proposing developing only 10.25 acres and splitting the site into two separate parcels, with access to the site proposed along N. Old Missouri Rd. The site is zoned RMF-24, Residential Multi -Family, 24 Units per Acre. and partially zoned CS, Community Services. Request: The applicant proposes a Large Scale Development for the construction of a 240-unit apartment complex with 9 multi -family buildings, a pool, clubhouse, and associated parking. While most of the site is zoned RMF-24, there is a small portion at the southern boundary of the site that is zoned CS, Community Services. The applicant has indicated that they intend to rezone that strip to RMF-24 for site consistency. Should the rezone get denied, they would be required to submit a variance request to the Board of Adjustment to address the following: Mailing Address: 113 W. Mountain Street www.fayetteville-ar.gov Fayetteville, AR 72701 • §161.22 -Community Services (CS) zoning. The front setback regulations require a build - to -zone that is located between 10 feet and a line 25 feet from the front property line. Building 1 sits closer than 10 feet from the property line along Old Missouri Road. A portion of Building 1 is situated partially in the CS zoning district. Public Comment: Staff has received two phone calls to date with questions regarding the proposal, but has not yet received any official comment in opposition or in support of the project. DISCUSSION: The item was originally heard at the May 26, 2020 Planning Commission meeting where it was tabled by a vote of 8-0-0 to allow the applicant time to present some additional information for the Planning Commission to consider, especially with regards to what they viewed as a potential safety issue with the long drive aisle along the western portion of the site. Commissioners felt that the long drive aisle sandwiched between the tree preservation area and the rear of neighboring apartment buildings left the area without any passive surveillance or "eyes on the street," making it a potentially attractive place for crime. The applicant responded by meeting with the police to discuss potential options for activating the space, and met with Urban Forestry to discuss options for adding an elevated and illuminated pedestrian walkway through the middle of the dry detention and tree preservation area. The applicant did not supply updated drawings or images for the June 8, 2020 Planning Commission, but supplied this additional information verbally. At that meeting, Planning Commission also expressed an issue with the proposed block length, but staff asserted that what was supplied was meeting code. A motion was made to approve the project with all conditions as outlined and recommended by staff, with an added condition for an access easement and additional pedestrian features in the north and central portion of the site, including lighting, boardwalk, and sidewalk along the northwest tier of compact parking spaces. The access easement was to follow the north drive aisle, crossing the site to the west as indicated in staffs exhibit at two points. The motion was denied, and Planning Commissioners cited that the property was not zoned correctly, in reference to the southern strip of the property, with Building 1 currently encroaching on the required setback in the CS zoning district. The applicant has resubmitted plans in conjunction with this appeal, and they are attached to the applicant's request letter. Staff still finds that the following conditions of approval hold with the new submittal. CONDITIONS OF APPROVAL: 1. Planning Commission determination of street improvements. Staff recommends a total of 37.5' to center line of right-of-way to be dedicated in order to accommodate 10' sidewalk, a greenspace to 8, 1.5' curb and gutter, a 10' parking lane, and a 9' drive lane to meet Neighborhood Link Street cross-section. Staff also recommends streetlights installed at applicant's proposed locations along Old Missouri Road. 2. Planning Commission determination of parkland dedication. Prior to building permit approval, parkland fees in -lieu of land dedication is required in the amount of $228,480. The amount of acreage and/or fees will be determined by the actual number of units and the park land formula at the time of Planning Commission approval. 3. Prior to grading permit approval, rezoning of southern strip of property to RMF-24 must be approved, or Board of Adjustment approval must be received for portion of building encroachment into front setback of CS zoning. 4. Proposed lot split must be recorded and on file before grading permit. 5. Final dumpster enclosure placement must be signed off by Drew Cook of Solid Waste and Recycling to make sure 43' approach needed for trucks is being met. Alternative locations have been provided. 6. Conditions of approval from Engineering, Urban Forestry, and Parks Department, and are included in the official conditions of approval, attached hereto; Standard conditions of approval: 7. Impact fees for fire, police, water, and sewer shall be paid in accordance with City ordinance; 8. Plat Review and Subdivision comments (to include written staff comments provided to the applicant or his representative, and all comments from utility representatives: Black Hills Energy, AT&T, Ozarks, SWEPCO, and Cox Communications); 9. 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; 10. 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; 11. All existing utilities below 12kv shall be relocated underground. All proposed utilities shall be located underground; 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 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; 15. Large scale development shall be valid for one calendar year; 16. Contact the City's Emergency 911 Address Coordinator for addressing prior to building permit; 17. 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 18. 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; 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. BUDGET/STAFF IMPACT: N/A Attachments: • Exhibit A • Exhibit B • Planning Commission Staff Report LSD20-7031 Close Up View TRAILS AT PARADISE VALLEY I LSD 20-7031 EXHIBIT 'A' � OC G GG� IM' 2 v BENTWO00 Q O � �? R" " YL O 00 �� STEARNS ST- p Z m Q —PARK- LAKE DR AM 1011 : � Y C Q O W Y a Ix CO) a x a X dMi a Subject Mt Property —PARKSHORE DR 0 w > R-0 Y 0 X JOYCE BLVD o � N O w z � U o � J m O Legend Planning Area I �-- _- ' Fayetteville City Limits --- Shared Use Paved Trail 1 0 112.5 225 Building Footprint Feet 450 675 900 1 inch = 300 feet RIpGk� 00 OWN_ R_ 104 4 A& NORTH Residential -Agricultural RSF-4 RMF-24 Residential -Office Community Services P-1 LSD 20-7031 EXHIBIT'B' DESCRIPTION OF RMF-24 ZONE AREA. PART OF THE NW 1/4 OF THE NE 1/4 OF SECTION 25, TOWNSHIP 17 NORTH. RANGE 30 WEST, WASHINGTON COUNTY, ARKANSAS, MORE PARTICULARLY DESCRIBED AS FOLLOWS: BEGINNING AT THE NORTHWEST CORNER OF THE NW 1/4 OF THE NE 1/4 OF SAID SECTION 25, SAID POINT BEING ON THE SOUTH LINE OF BROOKMOLLOW SUBDIVISION AS SHOWN IN PLAT RECORD 10-19; THENCE ALONG SAID SOUTH LINE S86°46'47E 346.09 FEET TO THE CENTERLINE OF OLD MISSOURI ROAD; THENCE ALONG SAID CENTERLINE THE FOLLOWING SIX COURSES: THENCE SOrl8'24'E 444.99 FEET; THENCE SOr38'49"E 137.78 FEET; THENCE S06012'40'E 82.88 FEET; THENCE SW47'45'W 55.41 FEET; THENCE SW53'14`W 53.10 FEET; THENCE S07"49'49'W 216.30 FEET; THENCE LEAVING SAID CENTERLINE N86.31'16"W 453.44 FEET TO THE WEST LINE OF THE KW 1/4 OF THE NE 1/4 OF SAID SECTION 25; THENCE ALONG SAID WEST LINE N02038'40"E 97170 FEET TO THE POINT OF BEGINNING, CONTAINING 9.66 ACRES, MORE OR LESS AND SUBJECT TO ANY AND ALL EASEMENTS OF RECORD OR FACT. DESCRIPTION OF CS ZONE AREA PART OF THE NW 1/4 OF THE NE 1/4 OF SECTION 25, TOWNSHIP 17 NORTH, RANGE 30 WEST, WASHINGTON COUNTY, ARKANSAS, MORE PARTICULARLY DESCRIBED AS FOLLOWS: COMMENCING AT THE NORTHWEST CORNER OF THE NW 1/4 OF THE NE 1/4 OF SAID SECTION 25; THENCE ALONG THE HEST LINE THEREOF S02"38'40" M 97170 FEET TO THE POINT OF BEGINNING; THENCE LEAVING SAID WEST LINE 386°31'16"E 453.44 FEET TO THE CENTERLINE OF OLD MISSOURI ROAD; THENCE ALONG SAID CENTERLINE S07*49'4" 244.81 FEET TO THE NORTH RIGHT-OF-WAY OF JOYCE BOULEVARD; THENCE ALONG SAID NORTH RIGHT-OF-WAY THE FOLLOVW FOUR COURSES: THENCE N82°15'43"W 27.77 FEET; THENCE S57'19'33`'W 46,92 FEET; THENCE SW24'56'W 141.96 FEET; THENCE N86°32'47W 223.61 FEET TO THE WEST LINE OF THE NW 1/4 OF THE NE 1/4 OF SAID SECTION 25; THENCE ALONG SAID WEST LINE NO?38'40'E 279.91 FEET TO THE POINT OF BEGINNING, CONTAINING 2.77 ACRES, MORE OR LESS AND SUBJECT TO ANY AND ALL EASEMENTS OF RECORD OR FACT. CITY OF FAYETTEVILLE PLANNING COMMISSION MEMO ARKANSAS TO: Fayetteville Planning Commission THRU: Jonathan Curth, Development Review Manager FROM: Jessie Masters, Senior Planner Josh Boccaccio, Staff Engineer Melissa Evans, Urban Forester MEETING DATE: June 8, 2020 Updated to include results from 6/8/2020 PC meeting. SUBJECT: LSD 20-7031: Large Scale Development (NW OF E. JOYCE BLVD. & N. OLD MISSOURI RD./TRAILS AT PARADISE VALLEY APTS., 176): Submitted by CRAFTON TULL ENGINEERS, INC. for property located NW OF E. JOYCE BLVD. & N. OLD MISSOURI RD. The property is zoned RMF-24, RESIDENTIAL MULTI FAMILY, 24 UNITS PER ACRE and contains approximately 10.25 acres. The request is for a 240 multi -family unit apartment complex with associated parking. RECOMMENDATION: Staff recommends approval of LSD 20-7031 with conditions. RECOMMENDED MOTION: "I move to approve LSD 20-7031, determining: 1. In favor of recommended street improvements; 2. In favor of parkland fees -in -lieu 3. All other conditions as recommended by staff. MAY 26, 2020 PLANNING COMMISSION: This item was last heard at the Mav 26, 2020 Planning Commission meetinq, where it was tabled by a vote of 8-0-0 to allow applicant additional information for the Planning Commission to consider, especially with regards to the drive aisle and parking along the western portion of the site. At the time of staff report, the applicant had not submitted any additional information for staff to consider. Urban Forestry has submitted additional information regarding the safety concern with the tree preservation area and it is attached for the Commission's consideration. No public comment was heard on the proposal. Staff is still recommending approval of the request, with conditions as listed above BACKGROUND: The subject property is an undeveloped (mostly forested) site located at the northwest corner of N. Old Missouri Rd. and E. Joyce Blvd., about halfway between N. Crossover Rd. and 71-B southeast of the Ridgewood Subdivision, northwest of the Paradise Valley Athletic Club. The site is currently one parcel, 765-15676-000, and is 12.47 acres. The applicant is proposing developing only 10.25 acres and splitting the site into two separate parcels, with access to the site proposed along N. Old Missouri Rd. The site is zoned RMF-24, Residential Multi -Family, 24 Units per Acre. Planning Commission June 8,2020 Agenda Item 3 20-7031 Trails at Paradise Valley Apts Page 1 of 42 and partially zoned CS, Community Services. The surrounding land use and zoning is depicted on Table 1. Table 1 Surrounding Land Use and Zoning Direction Land Use Zoning North Single-family Residential RMF-24, Residential Multi -Family, 24 Units per Acre South Undeveloped Commercial CS, Community Services East Single -Family Residential R-A, Residential Agricultural West Multi -family Residential RMF-24, Residential Multi -Family, 24 Units per Acre Proposal: The applicant proposes a Large Scale Development for the construction of a 240-unit apartment complex with 9 multi -family buildings, a pool, clubhouse, and associated parking. While most of the site is zoned RMF-24, there is a small portion at the southern boundary of the site that is zoned CS, Community Services. The applicant has indicated that they intend to rezone that strip to RMF-24 for site consistency. Should the rezone get denied, they would be required to submit a variance request to the Board of Adjustment to address the following: • §161.22 -Community Services (CS) zoning. The front setback regulations require a build -to -zone that is located between 10 feet and a line 25 feet from the front property line. Building 1 sits closer than 10 feet from the property line along Old Missouri Road. A portion of Building 1 is situated partially in the CS zoning district. Adjacent Streets and Rights -of -Way: The site is on the corner of Joyce Blvd. and N. Old Missouri Rd., but the proposed development will only have direct access to N. Old Missouri Rd. after a proposed lot split will remove the southern portion. Fayetteville's Master Street Plan classifies Joyce Blvd. as a Regional Link — High Activity street and classifies N. Old Missouri Rd. as a Neighborhood Link Street. The Active Transportation Plan also has a proposed trail running the length of the site's Old Missouri Rd frontage. Right -of -Way to be Dedicated: Per Subdivision Committee review, the applicant proposes dedication of 36.5' of right-of-way along Old Missouri Rd. to centerline. However, engineering staff has noted that this right-of-way dedication is still not yet enough to build the street section per the Neighborhood Link Street cross-section, and recommends a dedication of 37.5' to fulfill this requirement. The applicant indicated at the May 26, 2020 Planning Commission that they could accommodate the 37.5' dedication. This is beyond the typical 33.5' from -centerline typically required for Neighborhood Link Streets due to the trail, and to build out the street section to include the full 9' drive lane. Street Improvements: Staff and Subdivision Committee recommends 10' sidewalk/multi-use trail to meet the Active Transportation Plan, 8' greenspace, 1.5' curb and gutter, 10' parking lane, and a 9' drive lane to meet Neighborhood Link Street cross-section. Staff also recommends streetlights installed at applicant's proposed locations along N. Old Missouri Rd. Water and Sewer System: Applicant proposes 8" PVC sanitary sewer line throughout the site which connects to E. Stearns Street to the north and 8" waterline throughout the site connecting to water line at N. Old Missouri Rd. Tree Preservation: Canopy minimum requirement: 25% Existing canopy: 100% Preserved canopy: 9.9% Mitigation required: 297 2" caliper trees to be planted on -site Planning Commission GAETC\Development Services Review\2020\Development Services\20-7031 LSD NW of Joyce & Old Missouri (Trails at Paradise .rune s. 2020 Valley Apts) 176 Agenda Item 3 20-7031 Trails at Paradise Valley Apts Page 2 of 42 Parkland Dedication or Fees In -lieu: The developer has proposed fees in -lieu to the Parks and Recreation Advisory Board (PRAB). This project was reviewed by the Parks and Recreation Advisory Board on December 2, 2019. After some back and forth in the proposed unit count, the current site plan shows 240 units. Based on the developer's request, parkland dedication fees in the amount of $228,480 will be assessed for the 240 MF units. Connectivity/Design Standards: Multi -family residential developments are subject to Urban Residential Design Standards (166.23). Staff has determined that the applicant is now meeting these standards, based on recommendations by staff and Subdivision Committee. Though not a stated requirement of the Urban Residential Design Standards, some concern was issued at Subdivision Committee regarding a potential pedestrian hazard with drive aisle and parking in the western portion of the site with its location between the forested area and away from the street. Staff followed up with City of Fayetteville police department, and while at the time of staff report had not issued a written statement, they did verbally assert that there would be potential safety issues for both pedestrians and for parked cars. Additionally, Urban Forestry has included a condition that the understory shall be cleared out in the detention/tree preservation area and low branched trees shall be limbed up to 6' to provide visibility. Public Comment: Staff has received two phone calls to date with questions regarding the proposal, but has not yet received any official comment in opposition or in support of the project. RECOMMENDATION: Staff recommends approval of LSD 20-7031, with the following conditions Conditions of Approval: 1. Planning Commission determination of street improvements. Staff recommends a total of 37.5' to center line of right-of-way to be dedicated in order to accommodate 10' sidewalk, a greenspace to 8', 1.5' curb and gutter, a 10' parking lane, and a 9' drive lane to meet Neighborhood Link Street cross-section. Staff also recommends streetlights installed at applicant's proposed locations along Old Missouri Road. 2. Planning Commission determination of parkland dedication. Prior to building permit approval, parkland fees in -lieu of land dedication is required in the amount of $228,480. The amount of acreage and/or fees will be determined by the actual number of units and the park land formula at the time of Planning Commission approval. 3. Prior to grading permit approval, rezoning of southern strip of property to RMF-24 must be approved, or Board of Adjustment approval must be received for portion of building encroachment into front setback of CS zoning. 4. Proposed lot split must be recorded and on file before grading permit. 5. Final dumpster enclosure placement must be signed off by Drew Cook of Solid Waste and Recycling to make sure 43' approach needed for trucks is being met. Alternative locations have been provided. 6. Conditions of approval from Engineering, Urban Forestry, and Parks Department, and are included in the official conditions of approval, attached hereto; Planning Commission GAETC\Development Services Review\2020\Development Services\20-7031 LSD NW of Joyce & Old Missouri (Trails at Paradise ,rune 8, 2020 Valley Apts) 176 Agenda Item 3 20-7031 Trails at Paradise Valley Apts Page 3 of 42 Standard conditions of approval: 7. Impact fees for fire, police, water, and sewer shall be paid in accordance with City ordinance; 8. Plat Review and Subdivision comments (to include written staff comments provided to the applicant or his representative, and all comments from utility representatives: Black Hills Energy, AT&T, Ozarks, SWEPCO, and Cox Communications); 9. 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; 10. 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; 11. All existing utilities below 12kv shall be relocated underground. All proposed utilities shall be located underground; 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 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; 15. Large scale development shall be valid for one calendar year; 16. Contact the City's Emergency 911 Address Coordinator for addressing prior to building permit; 17. 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 18. 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\2020\Development Services\20-7031 LSD NW of Joyce & Old Missouri (Trails at Paradise June 8. 2020 Valley Apts) 176 Agenda Item 3 20-7031 Trails at Paradise Valley Apts Page 4 of 42 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: June 8, 2020 O Tabled O Approved ® Denied Motion: Brown As recommended by staff, adding a condition for an access easement and additional pedestrian features in the Second: Winston north central portion of the site, including lighting, boardwalk, and sidewalk along the NW tier of compact Vote: 3-6-0 parking spaces. Access easement to follow the north drive exhibit at two points. BUDGET/STAFF IMPACT: None. Attachments: • City Engineering Memo • Urban Forestry Comments • Urban Forestry Addendum • Parks Memo • Solid Waste and Recycling Comments • Applicant request letter • Overall Site Plan • Site Plan — North • Site Plan - South • Elevations • One Mile Map • Close Up Map • Current Land Use Map Planning Commission GAETC\Development Services Review\2020\Development Services\20-7031 LSD NW of Joyce & Old Missouri (Trails at Paradise June 8, 2020 Valley Apts) 176 Agenda Item 3 20-7031 Trails at Paradise Valley Apts Page 5 of 42 CITY OF FAYETTEVILLE PA, d" ARKANSAS TO: Jessie Masters, Senior Planner FROM: Josh Boccaccio, Staff Engineer DATE: May 19, 2020 STAFF MEMO SUBJECT: Planning Commission Engineering Comments for LSD 20-7031 "Comments included in attached plan sheets" Site Plan Comments: 1. Show markings associated with the trail crossing detail on the site plan. 2. Analyze site triangles using Figure 4-1a in the Minimum Street Standards. 10' distance from travel path to site line can be used for private driveway. 3. A width of 10' is required for the parking lane. This distance is measured from the face of curb to edge of travel lane. An additional 1' of right-of-way is needed in order to facilitate this distance. Utility Comments: 1. A sewer capacity study per the Water and Sewer Specifications must be provided with the application for grading permit. 2. Adequate notification must be given to impacted water customers when the inline valve on existing 6" water main is installed. 3. Water and sewer plan and profiles will be reviewed with construction documents. 4. Fire hydrants must have 10' of easement on all sides. Drainage Comments: 1. Storm sewer design will be reviewed with construction level documents. 2. Ensure ponding and spread requirements are met along Old Missouri Road. 3. Sizing of riprap will be reviewed with construction level documents. 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 Mailing Address: 113 W. Mountain Street www.fayettevilFefty(8avusson Fayetteville, AR 72701 June s, 2020 Agenda Item 3 20-7031 Trails at Paradise Valley Apts Page 6 of 42 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. 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 (Final Plat, Certificate of Occupancy, or Temporary Certificate of Occupancy) the following items must be performed or provided to the satisfaction of the Engineering Department: h. The work shown on the civil site package must be complete and the items on the final punch list completed. i. Vegetation must be established and perimeter erosion controls removed. j. One (1) set of as -built drawings of the complete project (excluding details) as a hard copy, digital file .dwg, and PDF format; Planning Commission June 8.2020 Agenda Item 3 20-7031 Trails at Paradise 'hIley Apts Page 7 of 42 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. Street Centerline, Width, Profiles and Cross slopes shall be verified. 1. More than 6 inches deviation of design alignment of shall require new right of way dedication or adjustment of the street section. iv. Adequate verification survey to confirm accuracy of drainage report. v. As-builts should include the followinq 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... q. Bond, guarantee, or letter of credit for all sidewalks not constructed prior to final plat approval (150% of the estimated cost of construction); r. Cross Sections, contours, spot elevations, and Certification that the site has been graded per the approved MRLGP within the right of way, drainage easements, and utility easements. Planning Commission June 8, 2020 Agenda Item 3 20-7031 Trails at Paradise \3fllley Apts Page 8 of 42 Crafton Tull � LEGEND (EXISTING SYMBOLSI i IEAIAIS IDKIUR roam N � Sll190L5 LItlEd'ORS p IrtcNn deuD.- MaNIRE BT NMIIECR PQND OIOx PN A.ADA 1 G IIMT 1. ) L. C�„� ���--- j.a NA _ 30'NMINC_Y1dW__SITT=,iwl IIOAD CFMRRLPE "TR �� All s uar IT am euuouw ! 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CMe W .. `IN..S IDIS d _A.1 = _ dNrtR INS ro WISWRI RUn I SfE C11 d EA ' n ± r _ AN- EAISEND L. diA4 DnC- LL A l y -} ,. �P dNTEnln DEAF - - YI Te @ t n�9STAND tREAdy°I° Q -nRtdaD �� z KnssWTH ran ( . . tiT? Tl NPRELIMINAR R "- a'�'S PPNS Ar D URBAN FORESTRY IVTREE PRESERVATION COMMENTS C ' "/ o r FAYETTEVILLE ARKANSAS To: Thomas Henneley, Crafton Tull From: Melissa Evans, Urban Forestry CC: Jessica Masters, Senior Planner Meeting Date: May 26, 2020 Subject: LSD 20-7031: Trails at Paradise Valley Apts.: NW of E. Joyce Blvd. & N. Old Missouri Rd. 1. Submittal Requirements Yes No N/A Initial Review with the Urban Forester X Site Analysis Map Submitted (if justification is needed) X Site Analysis Written Report Submitted (justification is needed) X 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) X 2. Tree Preservation Calculations Tree Preservation Calculations Square Feet Percent of site Total Site Area *Minus Right of Way and Easements 428,469 100% Zoning Designation * Select Below with drop down arrow PZD, Planned Zoning District 107,117 25% HHOD * Select Below with Drop Down Arrow No 0 0% Total Canopy for Minimum Preservation Requirements 107,117 25.0% Existing Tree Canopy * Minus Right of Way and Easements 428,469 100.0% Tree Canopy Preserved 42,410 9.9% Tree Canopy Removed *On Site 386,059 90.1% Tree Canopy Removed *Off Site 0 Tree Canopy Removed Total 386,059 90.1% Removed Below Minimum 64,707 Mitigation Requirements 64,707 Planning Commission June 8, 2020 Agenda Item 3 20-7031 Trails at Paradise Valley Apts Page 10 of 42 3. Mitigation Requirements Canopy below Number of 2" caliper requirement trees to be planted High Priority 64.707 297 Mid Priority Low Priority Total Mitigation Trees Required 64,707 297 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 UDC Chapter 167.04H 1 a. 5 year Aerial Check on Existing Trees b. Property Boundary c. Natural Features (100ft beyond limits of disturbance) d. Existing Topography and Proposed Grading e. Soil Types f. Significant Trees g. Groupings of Trees h. Table Inventory List (species, size, health, priority) i. All Existing and Proposed Utilities j. All Existing and Proposed Utility Easements and ROW's k. All Streams (with approximate center line) I. Floodplains and floodways m. Existing Street, Sidewalk or Bike Path ROW In. Submitted Site Analysis Plan (if required) o. Shows ALL Proposed Site Improvements p. Delineates trees/canopy to be preserved and removed Tree Protection Methods a. Tree Protection Fencing b. Limits of Root Pruning c. Traffic flow on work site d. Location of material storage e. Location of concrete wash out f. Location of construction entrance/exit Tech Subdivision Planning Plat Committee Commission Yes Yes Yes Yes Yes Yes Yes Yes Yes Yes Yes Yes No Yes Yes Yes Yes Yes Yes Yes Yes Yes Yes Yes Yes Yes Yes Yes Yes Yes N/A N/A N/A N/A N/A N/A Yes Yes Yes N/A N/A N/A Yes Yes Yes Yes Yes Yes Yes Yes Yes No No Yes No No No No No No No No Yes No No Yes 2 Planning Commission June 8.2020 Agenda Item 3 20-7031 Trails at Paradise Valley Apts Page 11 of 42 6. Site Analysis Report (if required) UDC Chapter 167.04H4 a. Provide graphic examples of multiple options used to minimize removal of existing canopy b. Submitted Analysis Statement — Note the process, iterations,. and approaches to preserve canopy. 7. Review Status (See Comments) Conditionally Approved Approved Tabled Denied Yes No Tech Plat Subdivision Committee 4-27-20 5-11-20 N/A X X Planning Commission 5-19-20 Comments 1. Address items above marked "No" and all Redlines provided. 2. Please provide notes that the understory (except for desirable species like Dogwood and Redbud) shall be cleared out in the detention/tree preservation area and low branched trees shall be limbed up to 6' to provide visibility. 3 Planning Commission June 8. 2020 Agenda Item 3 20-7031 Trails at Paradise Valley Apts. Page 12 of 42 URBAN FORESTRY LANDSCAPE PLAN COMMENTS FAYETTEVILLE ARKANSAS To: Thomas Henneley, Crafton Tull From: Melissa Evans, Urban Forestry CC: Jessica Masters, Senior Planner Meeting Date: May 26, 2020 Subject: LSD 20-7031: Trails at Paradise Valley Apts.: NW of E. Joyce Blvd. & N. Old Missouri Rd. 1. General Landscape Plan Checklist Yes No WA a. Irrigation (notes either automatic or hose bib 100' o.c.) X UDC Chapter 177.03C7g, 177.04B3a 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 177.03E 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 NIA a. Wheel Stops/Curbs X UDC Chapter 177.04E 1 b. Narrow Tree Lawn (8' min. width, 37.5' length) X UDC Chapter 177.04C Planning Commission June 8. 2020 Agenda Item 3 20-7031 Trails at Paradise Valley Apts Page 13 of 42 c. Tree Island (8' min. width, 18.7' min length OR 150 square feet) UDC Chapter 177.04C d. Placement of Trees (either side at entrances and exits) UDC Chapter 177.04C2 3. Perimeter Landscaping Requirements a. Front Property Line (15' wide landscape) and five on sides. UDC Chapter 177.04D2a b. Side and Rear Property Lines (5' Wide Landscape Area) UDC Chapter 177D1 c. Shade trees planted on south and west sides of parking lots UDC Chapter 177.04D2e d. Screening of parking lot from adjacent residential properties 4. Street Tree Planting Requirements a. Residential Subdivisions 1 Large Shade Species Tree per Lot UDC Chapter 177.0581 a b. Non -Residential Subdivisions 1 Large Species Shade Tree every 30' (planted in greenspace) UDC Chapter 177.0582a c. Urban Tree Well — Urban Streetscapes Trees every 30' (8' sidewalk) UDC Chapter 177.0583a-f d. Structured Soil — Urban Tree Wells Include a note and/or detail of structural soil on Landscape Plan UDC Chapter 177.0583a-f e. Residential Subdivisions Timing of planting indicated on plans UDC Chapter 177.05A4 f. Residential Subdivisions Written description for method of tracking planting UDC Chapter 177.05A4e X Yes No N/A X X X Yes No N/A X X X X X X E Planning Commission June 8, 2020 Agenda Item 3 20-7031 Trails at Paradise Valley Apts Page 14 of 42 5. Landscape Requirement Totals Mitigation Trees Parking Lot Trees Street Trees Detention Pond — Large Trees (1 Tree/3,000 square feet) Detention Pond — Small Tree/Large Shrub (4 small trees or large shrubs/3,000 square feet) Detention Pond — Small Shrubs/Large Grasses (6 shrubs or grasses (1 gallon)/3,000 square feet) 6. Review Status (See Comments) Conditionally Approved Approved Tabled Denied Comments Amount 297 24 required, 27 provided 34 18 71 107 Tech Subdivision Planning Plat Committee Commission 4-27-20 5-11-20 5-19-20 1. Address items above marked "No" and all Redlines provided. 2. Is the western tree preservation area also the detention pond area? How long will the water remain on the tree roots? Will they be able to tolerate it? 3. Does your parking calculations include accessible parking spaces and striping? 4. Are 18 the detention trees included on the plan? They need to be large shade trees. 5. Please provide shrubs as screening along the adjacent residential properties. 6. Please make sure the trees planted around the detention/tree preservation area are all deciduous. 7. Please plant evergreen trees at the Northwest corner of the site to buffer adjacent residential property. 3 Planning Commission June 8, 2020 Agenda Item 3 20-7031 Trails at Paradise Valley Apts Page 15 of 42 CITY OF W4WFAYETTEVILLE ARKANSAS TO: Planning Commission THRU: Jessica Masters, Senior Planner Jonathan Curth, Development Review Manager FROM: Melissa Evans, Urban Forester DATE: 6-3-2020 SUBJECT: Trees and Public Safety Article STAFF MEMO RECOMMENDATION: Urban Forestry Staff is relaying an article by the US Forest Service and University of Washington regarding trees and crime & public safety for Planning Commission's consideration for The Trails at Paradise Valley Apartments project, as well as other projects with similar site layouts and issues. Urban Forestry Staff is in agreement with the scholarly research which concludes that properly maintained trees, with low to little understory vegetation, does not create an increase in criminal activity or a safety hazard but increases the well-being of adjacent residents. BACKGROUND: The Trails at Paradise Valley Apartments project was recently discussed at Planning Commission. A concern was cited regarding safety around the driveway north of the larger Tree Preservation Area. DISCUSSION: Tree Preservation is a requirement of Chapter 167 of the Code. The tree preservation minimum canopy requirement is not being fully met on this site but a portion of the trees are being preserved, which include Oak trees that are a minimum of 40-50 years old. The underbrush can be cleared and the trees can be limbed up to provide visibility through the tree preservation area. Trees generally increase property values and promote well-being. Following are "fast facts" about trees and crime from the article: • There are, on average, about 3,800 crime victims per 100,000 population in the U.S. each year.' • Among minor crimes, there is less graffiti, vandalism, and littering in outdoor spaces with natural landscapes than in comparable plant -less spaces.4 • Public housing residents with nearby trees and natural landscapes reported 25% fewer acts of domestic aggression and violence.5 Mailing Address: 113 W. Mountain Street www.fayetteVWQWO&Mission Fayetteville, AR 72701 June 8, 2020 Agenda Item 3 20-7031 Trails at Paradise Valley Apts Page 16 of 42 • Public housing buildings with greater amounts of vegetation had 52% fewer total crimes, 48% fewer property crimes, and 56% fewer violent crimes than buildings with low amounts of vegetation.2 • Studies of residential neighborhoods found that property crimes were less frequent when there were trees in the right-of-way, and more abundant vegetation around a houses' • In a study of community policing innovations, there was a 20% overall decrease in calls to police from the parts of town that received location -specific treatments. Cleaning up vacant lots was one of the most effective treatment strategies.12 • Vegetation can be managed to create a reassuring environment, reduce fear, and increase citizen surveillance and defensible space. Principles of Crime Prevention Through Environmental Design (CPTED) suggest how to achieve safer places. Sources cite: Wolf, K.L. 2010. Crime and Fear- A Literature Review. In: Green Cities: Good Health (www.greenhealth.washington.edu) College of the Environment, University of Washington. Project support was provided by the national Urban and Community Forestry program of the USDA Forest Service, State and Private Forestry. Prepared by Kathleen Wolf, Ph.D., June 28, 2010 1. Federal Bureau of Investigation. 2008. Crime in the United States 2007. Accessed August 27, 2009: http://www.fbi.gov/ucr/cius2007/index.htmi 2. Kuo. F.E., and W.C. Sullivan. 2001. Environment and Crime in the Inner City: Does Vegetation Reduce Crime? Environment and Behavior33, 3:343-367. online summer 4. Brunson, L. 1999. Resident Appropriation of Defensible Space in Public Housing: Implications for Safety and Community. Unpublished Doctoral Dissertation, University of Illinois, Champaign -Urbana, IL. 5. Kuo, F.E., and W.C. Sullivan. 2001. Aggression and Violence in the Inner City: Effects of Environment Via Mental Fatigue. Environment and Behavior 33, 4:543-571. 6. Lorenzo, A.B., and D. Wims. 2004. Do Designed Landscapes Deter Crime? Proceedings of the Florida State Horticultural Society 117:297-300. 7. Donovan, G.H, and J.P. Prestemon. J.P. 2012. The Effect of Trees on Crime in Portland, Oregon. Environment and Behavior44, 1:3-30 12. Braga, A.A., and B.J. Bond. 2008. Policing Crime and Disorder Hot Spots: A Randomized Controlled Trial. Criminology 46, 3:577-607. BUDGET/STAFF IMPACT: N/A Attachments: Exhibit A: Urban Forestry Research "Green Cities: Good Health" Article Planning Commission June 8, 2020 Agenda Item 3 20-7031 Trails at Paradise l.blley Apts Page 17 of 42 6/4/2020 Crime and Public Safety :: Green Cities: Good Health INTRODUCTION RESOURCES FUTURE RESEARCH REFERENCES Strengths > Crime & Public Safety economics There are conflicting public attitudes about city trees and vegetation. On httachment & one hand, experiences in natural settings are believed to promote healing ng > and renewal. Yet in urban settings the presence of vegetation is often implicated as a screen for criminal activity. This briefing summarizes the & Safety b, research findings on the relationship between urban vegetation and crimes, aggressive behavior, and safety. The science findings are not conclusive and treets may even seem inconsistent or conflicting, yet certain patterns and relationships appear across several studies. Living > ed Risk Fast Facts Wellness �iology > . There are, on average, about 3,800 crime victims per 100,000 g & Therapy > population in the U.S. each year.1 M Health & . Among minor crimes, there is less graffiti, vandalism, and littering in on > outdoor spaces with natural landscapes than in comparable plant -less & Learning 7P spaces.4 & Equity • Public housing residents with nearby trees and natural landscapes reported 25% fewer acts of domestic aggression and violence.5 :le & Gender . Public housing buildings with greater amounts of vegetation had 52% fewer total crimes, 48% fewer property crimes, and 56% fewer violent crimes than buildings with low amounts of vegetation.2 • Studies of residential neighborhoods found that property crimes were less frequent when there were trees in the right-of-way, and more abundant vegetation around a house.6,7 • In a study of community policing innovations, there was a 20% overall decrease in calls to police from the parts of town that received location -specific treatments. Cleaning up vacant lots was one of the most effective treatment strategies.12 • Vegetation can be managed to create a reassuring environment, reduce fear, and increase citizen surveillance and defensible space. Principles of Crime Prevention Through Environmental Design (CPTED) suggest how to achieve safer places. Contents: > City Green & Crime > Crime Facts * Minor Crimes * Aggression and Violence * Serious Crimes * Community Policing * More Studies > Fear Factor * Views and Visibility * Manage for Crime Prevention > Being Mindful * Defensible Space and Territoriality Surveillance * Community Cohesion * Mental Health > Conclusions > References cite: Wolf, K.L. 2010. Crime and Fear - A Literature Review. In: Green Cities: Good Health(www.greenhealth.washington.edu). College of the Environment, University of Washington. depts.washington.edu/hhwb/Thm_Crime.htmI street trees can be pruned for gree visibility on neighborhood streets Planning Commission June 8, 2020 Agenda Item 3 20-7031 Trails at Paradise lWy Apts Page 18 of 42 6/4/2020 Crime and Public Safety :: Green Cities: Good Health City Green & Crime The first section of this summary reports studies that tested the relationships of vegetation and crime in built environments. Crime behaviors can be influenced by social situations; the latter sections describe how nature affects the psychology of crime. Just the Facts, Please .... Crime is typically reported as both a quantity and the relative frequency of incidents. For example, law enforcement agencies reported 11.25 million crimes across the U.S. in 2007, of which 12.50/a were violent crimes, and 87% were property crimes.1 The number of crime victims averaged 3,730 for every 100,000 inhabitants. Nationally, crime rates have dropped since 1990, but the number of crimes remains high, and rates vary widely across states and cities. Careful record keeping helps us to understand the relative public safety of areas by location and across time. But such reports do not address the causes and influences behind crime and violence. Law enforcement officials often have strong impressions on the negative influences of urban vegetation, seen to suppport criminal activity. Recent research has tested such claims more carefully. Below are examples. Minor Crimes Pilot studies have suggested a relationship between lack of vegetation and rates of "incivilities" or minor crimes.2 A survey of 31 urban sites in a California community found that 90% of the incidents of vandalism or graffiti occurred in areas without plantings compared to 10% in landscaped areas.3 Within Chicago public housing units during a reporting period, 90 residents reported less graffiti, vandalism, and littering in outdoor spaces containing trees and grass than in comparable, more barren spaces. Rates of social disruption and incivilities, such as the presence of noisy individuals, loitering strangers, and illegal activity, were also lower in planted areas.4 large trees are uplimbed for greate visibility in a public park Aggression and Violence The presence of nearby nature may positively influence social interactions and lessen aggressive and violent behavior. Comparing similar buildings (within Chicago public housing), 145 women were asked to recall Mt aggressive and violent behaviors within their household.5 Those who had trees and grass cover outside their apartments reported significantly less aggression against their partners than did those living in unlandscaped areas. Does this effect extend to acts of violence? The team found that surveillance, by and sid rates of reported violence mild and severe during the year and across a P ( � 9 Y h tree pruning can be aided with tree pruning lifetime) were significantly lower in the green areas than in the barren ones. Reductions in aggression and violence were 25% or more (Table 1). The scientists in this study noted that future research should examine the effects of natural settings on aggression by men and specific acts of violence (e.g., road rage and gang violence). Table 1: Aggression behaviors and nearby nature, green setting vs. barren setting Reporting Period Behavior Overall - Violence Aggression During the past year 27% less (.76/1.04)' 33% less (.49/.73)• Over the lifetime 28% (.32/.44) 25% less (.24/.32) statistically significant Serious Crimes What about more serious crimes? Not relying on resident surveys, a science team collected two years of police data on property and violent crimes Planning Commission within public housing communities of inner-city Chicago.2 Residential June 8. 2020 Agenda Item 3 depts.washington.edu/hhwbfThm_Crime.html 20-7031 Trails at Paradise `,404y Apts Page 19 of 42 6/4/2020 Crime and Public Safety :: Green Cities: Good Health buildings were architecturally similar, but the greener a building's surroundings, the fewer total crimes occurred. Comparing buildings with different levels of vegetation, those with high levels of vegetation recorded 52% fewer total crimes, 48% fewer property crimes, and 56% fewer violent crimes than buildings with low levels of vegetation (see Figure 1). Even modest amounts of greenery were associated with lower crime rates. Other crime predictors were tested (such as building height and vacancy rates), and amount of vegetation was one of the two predictors in the most accurate model of crime prediction (the other being the number of units in a building). I� d � E E E o a rr rrr- low Medium Nigh low Medium High tow Medium Nigh VEGETATION VEGETATION VEGETATION Figure 1. Mean number of crimes reported per building with different amounts of vegetatmn leach icon is one reported crime). The relationship between the amount of vegetation and the level of property crime was also evaluated in Tallahassee, Florida.6 The amount of vegetation was measured in ten subdivisions using NDVI (Normalized Difference Vegetation Index) from satellite data and compared (using GIS) to property crimes and socio-economic variables. NOVI was significantly and negatively related to the number of property crimes; that is, the more abundant the vegetation around a house, the less frequently property crimes occurred. A recent study in Portland, Oregon, investigated effects of street trees and trees on residential lots. Considering three crime aggregates (all crime, violent crime, and property crime) and two individual crimes (burglary and vandalism) it was found that trees in a public right-of-way were generally associated with a reduction in crime. The effect of trees on crime rates on house lots was mixed; smaller, view -obstructing trees tended to increase crime, whereas larger trees reduced crime. Trees may reduce crime by signaling to potential criminals that a house is better cared for and, therefore, subject to more effective policing by owners than a comparable house with fewer trees. Community Policing Crime behavior is the result of a complex blend of social and environmental factors. Direct interventions (such as more police patrols, or higher offender conviction rates) are common strategies for reducing crime and improving safety. But dealing with disorderly conditions and stopping minor offenses by maintaining property presentation, or "fixing broken windows," has become a key crime -prevention strategy in many American cities.8.9 A disorderly environment sends the message that no one is in values the property or will challenge crimes against it, thus increasing residents' general fear, weakening community controls, and inviting criminal behavior.10,11 An experiment in Lowell, Massachusetts, tested different community policing strategies for crime reduction.12 Sampling across the city for crime "hot spots;" the researchers worked with the police department to test different responses to social disorder conditions. Crime calls were then depts.washington.edu/hhwb/Thm_Crime.htmI Planning Commission June 8, 2020 Agenda Item 3 20-7031 Trails at Paradise IAUy Apts Page 20 of 42 6/4/2020 Crime and Public Safety :: Green Cities: Good Health monitored to compare treatment responses to disorder rates in control neighborhoods over one year. Crime prevention approaches included standard and innovative practices, and the results were striking. There was a 20% decrease in calls to police from the parts of town that received specific additional treatments. Evaluating the approaches, what worked best? Cleaning up the physical environment was relatively effective, misdemeanor arrests less so, and boosting social services had no apparent impact. Cleaning up vacant lots was one of the most effective strategies; urban greening organizations could be important collaborators in reducing community crime. More Studies Some law enforcement officials may see vegetation as visually obstructive, attribute crime to the presence of urban natural landscapes, and overlook the role of clean and green places in preventing social disorder. Citizens may recognize the positive role of vegetation but may still have safety concerns. In another public housing study, it was found that the more vegetation there is, the less residents expressed a fear of crime. Those residents who lived in buildings with more on -site trees and grass reported a greater sense of safety than did their counterparts living in relatively barren settings.13 When asked about residential places in general, people report less fear of crime when looking at photographs or drawings of scenes with greater amounts of vegetation.14,15 Those living near a greenway may have concerns about crime. A study examined crime spill -over from a 5-mile greenway in Boston.16 Police calls regarding personal or property crime adjacent to the trail were compared to calls from houses further away over two years. No significant increase in crime was found for those living next to the corridor. In fact, there was less crime, as compared to houses bordering quiet commercial streets, and significantly less crime than for those buildings abutting a busy arterial street. Respondents also highlighted the role of daylight in ensuring safety; there were generally positive attitudes about of park safety by day but low impressions of night-time safety. People reported higher perceived safety when greater numbers of people were assumed to be out walking in the evening and at night. The interplay of crime and urban nature is not straightforward, and park presence may influence property desirability in opposite directions. Generally, studies report that parks are associated with higher market values for adjacent properties (up to 20%).17 In a Baltimore, Maryland, study crime rates affected how parks were perceived by residents and valued in the housing market.la Where the crime rate is relatively low, parks have a positive impact on property values. As crime rates climb above a threshold value, the direction of the relationship changes, and nearby parks negatively influence home values. Crime influence is dramatic in this city; the Baltimore robbery rate is 475% of the national average, and the valuation threshold occurred at a crime index value of between 406 and 484. Fear Factor Safety can be judged objectively, as measured by facts and figures, and subjectively as personal perceptions and inferences.19 Perceptions often influence behavior and cause people to avoid places they associate with personal risk. Impressions of crime likelihood (irrespective of actual crime rates) can lead people to choose to not enter public spaces,20,21,22 retreat within their homes, and cease on -street socializing.23,24 The presence and character of vegetation is one element of place -based fear. This section highlights research on the role of vegetation in perceived safety. Views and Visibility depts.washington.edu/hhwb/Thm_Crime.htmI Planning Commission June 8, 2020 Agenda Item 3 20-7031 Trails at Paradise'614y Apts Page 21 of 42 6/4/2020 Crime and Public Safety :: Green Cities: Good Health Generally, visual preference ratings for urban settings increase with tree density, and the highest preferences are reported for the most densely planted settings.25,26 In addition, more green space in people's living environment is associated with greater feelings of social safety except in highly urbanized areas where enclosed green spaces are felt to be less safe.19 Although inner city residents value having trees and nature nearby, they also express concern about safety based on visibility.27 In urban settings, dense understory vegetation and densely wooded areas are consistently associated with fear of crime. In one study college students drew "fear -maps" that correlated fear with the presence of trees, shrubs, and walls that conceal vision and limit escape options.28 In another on - campus study, dense understories that reduced views into areas where criminals might hide were associated with fear of crime.29 When people assessed the relativet safety of various parking lot scenes, more vegetation cover was associated with lower perceived security.30 People's safety ratings across 17 urban parks and recreation sites showed that they felt most vulnerable in densely forested areas and safest in open, mowed areas.31 Across these studies, view distance seems to be an important factor; fear of crime is higher where vegetation blocks views.12,32 In some instances, vegetation may indeed facilitate crime. In one study, park managers and park police indicated that dense vegetation is used by criminals to conceal their activities.33 In a second study, automobile burglars described how they used dense vegetation in a variety of ways, including to conceal their selection of a target and their escape from the scene, to shield their examination of stolen goods, and finally, in the disposal of unwanted goods.34 The conclusions across these studies are complex: first, that people generally indicate higher preference for settings with higher rates of tree density. Secondly, dense vegetation is seen to provide potential cover for criminal activities, potentially increasing the likelihood of crime, and certainly increasing the fear of crime. Large shrubs, underbrush, and dense woods all substantially diminish visibility and view distance, and may support criminal activity. Manage for Crime Prevention Too often, property managers' or law enforcement officials' response to vegetation and safety concerns is for outright vegetation removal. Vegetation can be retained and managed to reduce risk, be it perceived or actual. Generally, studies have shown that open green spaces that preserve visibility (versus 'closed green space that limits views) increase feelings of personal safety as a person is better able to detect potential nearby safety risks.19 Greater openness is associated with less perceived danger.35,36,37,38,39 A site can support both trees and visibility. Residents of inner-city neighborhoods in Chicago claimed that higher tree density and grass maintenance increased both setting preference and sense of safety.13 A follow up study of crime rates found that widely spaced, high -canopy trees and grassy areas did not experience higher rates of crime than paved areas.2 Neither vegetation type would block views. Vegetation is likely to increase crime only when it affords opportunities for concealment, particularly in undergrowth. Neatness counts! Urban studies relate site maintenance to higher levels of perceived security.30,40,41 Maintenance neglect (such as litter and graffiti) decreases perceived security in urban parks.31 Site maintenance is one of the strongest predictors of residential satisfaction for those who live in urban public housing.42 Powerful social messages are conveyed by a well - tended setting, which indicates that it has been cared for, and under the oversight of a caring agent.43 Such settings encourage a sense of orderliness and security. Urban research suggests a clear relationship between lack of setting care and fear of crime, though perhaps a weaker relationship between lack of care and actual victimization.44,45 depts.washington.edu/hhwb/Thm_Crime.htmI Planning Commission June 8, 2020 Agenda Item 3 20-7031 Trails at Paradise Way Apts Page 22 of 42 6/4/2020 Crime and Public Safety :: Green Cities: Good Health Studies suggest how to design safe yet appealing parks and greenways. The presence of nature, including higher densities of trees, is preferred. A more open understory that provides adequate lines of sight increases perceived safety in urban park settings.46 This does not require a landscape devoid of understory, but rather suggests that managers should be sensitive to where they place and how they manage vegetation in light of personal safety concerns.2,13,47 Being Mindful Managers must consider how to integrate public safety into the planning and management of urban parks, forests, and green spaces.48 Crime Prevention Through Environmental Design (CPTED) is widely applied by law enforcement and urban planning officials.49 In the past, criminologists focused on the offender, but CPTED focuses on how the physical environment may influence behavior and how settings may enable or deter criminal acts.50 Proper design and use of the built environment can reduce both fear and incidence of crime. Defensible Space and Territoriality Crime prevention specialists tend to think in terms of physical structures (such as windows and gates) in deterring crime; how does the presence of trees and vegetation contribute to safe spaces? Defensible Space51 is a widely recognized principle that asserts that the architectural features and physical layout of places substantially influence patterns of informal contacts among residents. Vital, well -used residential spaces are key factors in the development of neighborhood social ties and the discouragement of potential perpetrators because they encourage neighborliness and introduce informal surveillance. Contact among neighbors and informal surveillance are, in turn, linked to strength of community and lower crime rates.52 The initial idea of defensible space traditionally had nothing to do with trees and nature. CPTED practices define "territory" by the elements that establish the boundaries between public and private areas (usually structures such as sidewalks or porches). Markers of territoriality are linked to lower rates of incivilities and crime.45,52 Well -maintained vegetation can act also as a territorial marker53,54 and may discourage burglary.55 A high quality landscape around a house is a cue to care,56 suggesting that inhabitants pay attention to their home territory7 and that an intruder would be noticed and confronted. It could be that community gardens or adopt -a -park projects send the same signals. Social groups may come to mentally identify "their" space over time, even in the public realm. Studies suggest that the presence of trees can be a decisive factor in the extent to which residents actually use and "take ownership" of residential outdoor spaces, creating a healthier social ecology.57 As people use space and connect with each other, criminals may feel driven to move on to neighborhoods where cues suggest weaker social organization and neighborhood involvement. Trees and plants are generally preferred in urban settings as a visual amenity, and they encourage the social interactions that may deter crime. Surveillance Surveillance is related to defensible space. Nearly 50 years ago, Jane Jacobs suggested that the simple presence of more "eyes on the street' would deter crime.58 Considering built design, surveillance is achieved when the setting allows intended users to see or be seen while ensuring that intruders will be observed as well.49Safe zones are often found next to high -activity areas or are associated with organized functions such as an administrative office or some type of concession stand or sales booth. Visibility from windows provides an overlook of the setting, extending the surveillance potential. depts.washington.edu/hhwb/Thm_Crime.htmI Planning Commission June 8,2020 Agenda Item 3 20-7031 Trails at Paradise IkUy Apts Page 23 of 42 6/4/2020 Crime and Public Safety :: Green Cities: Good Health Surveillance is enhanced by providing adequate lighting and landscaping that promotes unobstructed views. Landscaping can serve as a screen or buffer to define a space but should not act as a barrier to public view by police or other passers-by. Considering social interaction, studies confirm that perpetrators avoid areas with greater surveillance and greater likelihood of intervention.59,60,61 In addition, substantial research has shown that criminals avoid well -used residential areas where their activities might easily be observed.62,63,64 Plants play a role. A series of studies of Chicago inner-city neighborhoods found that outdoor spaces with trees are consistently used more often by residents of all ages than are treeless spaces, and the greater the number of trees in the space, the greater the number of simultaneous users.65,66,67 Higher levels of vegetation can preserve visibility and encourage direct surveillance. Implied surveillance is equally important; criminals might be deterred by place cues suggesting that surveillance is likely even when no observers are present.50,52 Community Cohesion From a social perspective, trees and safety are directly linked through the dynamics of defensible space, territoriality, and social ties.68 Neighbors who have strong social ties form more effective social groups,69,70 and become more capable of building consensus on values and norms,71 monitoring behavior, intervening if problem behaviors occur,52 and defending their neighborhoods against an increase in crime.72 Perhaps residents who know and trust each other are more effective in instituting local social control over what goes on in the spaces outside their homes.73 Studies show that the presence of trees in residential outdoor spaces help promote ties among neighbors, and is linked with more successful territorial intervention. Mental Health A final perspective on crime is the mental state of the person who engages in antisocial behavior. The power of the physical environment to influence human aggression is well established and has been reviewed by Landscape and Human Health Laboratory scientists.2 Urban conditions such as crowding, high temperatures, and high levels of noise have all been linked to aggression and violence.74,75,76,77 In addition to irritants of the senses, a person's capacity to cope with everyday functions can be taxed by modern lifestyles, prompting unsocial or antisocial responses. The information processing demands of everyday life —traffic, phones and texting, stresses at work, and complex critical decisions —all take their toll on mental well-being, resulting in mental fatigue, a state characterized by inattentiveness, irritability, and impulsivity. Such demands draw down the capacity to identify appropriate solutions and control personal behaviors.78 Mental fatigue may make some individuals prone to aggression and destructive acts. How? Mental fatigue may contribute to aggression because of its effects on cognitive processing. Information processing plays a central role in managing social situations, especially in avoiding potential conflicts.79,80 In problematic social situations, it takes more reasoning and effort to engage in solution -oriented behavior. With mental fatigue, social behavior is likely to become increasingly thoughtless, tactless, and unstrategic, allowing conflicts to spiral out of control,81 potentially leading to aggression. Mental fatigue may also contribute to aggression because of its effects on emotion —specifically, heightened irritability. Irritability appears to be a frequent side effect of mentally fatiguing tasks82,83 and is linked with aggression.84,85 Finally, mental fatigue may also contribute to aggression because of its effects on behavior —specifically, impulsivity is associated depts.washington.edu/hhwb/Thm_Crime. html Planning Commission June B. 2020 Agenda Item 3 20-7031 Trails at Paradise'7AA4y Apts Page 24 of 42 6/4/2020 Crime and Public Safety :: Green Cities: Good Health with aggression and violence in a variety of situations.86,87 Tests for a person's current level of impulsivity may predict future antisocial behavior, including aggression. In summary, three psychological factors —impairments in cognitive processing, irritability, and impulsivity —has been scientifically implicated in aggression. Mental fatigue can contribute to outbursts of anger and even violence. Attention restoration theory proposes that exposure to natural settings reduces mental fatigue - or more precisely, directed attention fatigue.78 Natural settings and stimuli such as landscapes and animals seem effortlessly to engage our attention, allowing us to attend to them without focused effort producing a restorative effect and reduction of stress.88 A Chicago based study found that public housing residents living in green conditions showed higher levels of attentiveness than their counterparts in barren conditions. It is possible that impulsive crimes committed out of frustration or rage can be reduced through the beneficial effects of natural settings on mental fatigue.2 Conclusions Vegetation is a desired feature of public open spaces in cities. Some crime prevention specialists have advocated removal of most, if not all, vegetation in potential problem areas. However, the relationship between natural settings and crime prevention is more complicated than originally thought. More research is needed to look directly at urban greenspace, crime and causality. Nonetheless, initial theory and evidence suggests that vegetation may be linked to lower levels of crime in residential neighborhoods, particularly poor inner-city neighborhoods. Residential vegetation has been linked to a greater sense of safety, fewer incivilities, and less aggressive and violent behavior. The link between urban forestry and urban greening with healthier social systems is surprisingly straightforward. The presence of trees and well -maintained lower understory vegetation can transform barren spaces lands into pleasant, welcoming, well -used places. Such common spaces serve to strengthen ties among residents, increase informal surveillance, and deter crime, thereby creating healthier, safer urban communities.68 Project support was provided by the national Urban and Community Forestry program of the USDA Forest Service, State and Private Forestry. 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CONTACT US LAST MODIFIED: AUGUST 16, 2018 © COPYRIGHT 2010-2018 UNIVERSITY OF WASHINGTON, COLLEGE OF THE ENVIRONM depts.washington.edu/hhwb/Thm-Crime.html Planning Commission June 8, 2020 Agenda Item 3 20-7031 Trails at ParadiseVA14y Apts Page 28 of 42 CITY OF FAYETTEVILLE ARKANSAS TO: Planning Division FROM: Ted Jack DATE: April 21, 2020 — Updated May 6, 2020 SUBJECT: Parks & Recreation Subdivision Committee Review Comments Meeting Date: PRAB meeting note required (COVID 19 Policy 5) Item: 20-7031 LSD NW of Joyce & Old Missouri (Trails at Paradise Valley Apts) 176 Park Quadrant: NE Zoned: RMF-24 Billing Name & Address: The Trails at Paradise Valley Apartments, LLC Attn: Hugh Jarratt 1200 E. Joyce Blvd. Fayetteville, AR 72703 Current Land Dedication Requirement Money in Lieu Single Family @ 0.023 acre per unit = acres @ $1089 per unit = $ Multi Family @ 0.020 acre per unit = acres 240 @ $952 per unit = $228,480 COMMENTS: • This project was reviewed by the Parks and Recreation Advisory Board on December 2, 2019 at which time they approved Parkland Dedication fees for 240 MF units. An older, Preliminary Site Plan dated February 12, 2020 showed 243 MF units. The current site plan shows 240 units. • Based on the developer's request, parkland dedication fees in the amount of $228,480 will be assessed for the 240 MF units. ■ 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 must be paid prior to the issuance of building permits. Mailing Address: Planning Commission 113 W. Mountain Street www.fayetteville ar,�ppA.2020 Fayetteville, AR 72701 Agenda Item 3 20-7031 Trails at Paradise Valley Apts Page 29 of 42 IVA CITY OF FAYETTEVILLE ARKANSAS May 19, 2020 From: Drew Cook, Commercial Representative Re: 20-7031 LSD NW of Joyce & Old Missouri (Trails at Paradise Valley Apts) The additional dumpster enclosure on the southeast side of the development does not appear to provide the 43-foot approach needed for our trucks from the closest parking space. For this location to work it would need to have the angle of approach increased. I've also marked two other locations on the map that would provide the necessary space for the third enclosure. Please contact me at 479-575-8397 or acook fayetteville-ar.gov with any questions or to discuss alternative options. Mailing Address: 113 W. Mountain Street www.fayetteVWJaffwQXwjssion Fayetteville, AR 72701 June 8, 2020 Agenda Item 3 20-7031 Trails at Paradise Valley Apts Page 30 of 42 r . LEGEND IEXISTING SVMBOLSI SY�S L8i�A5 cum • ua: .m r s � � 1 � ` 01R + ■ 1 � �LEGCND ICONS/gUCTI �.6 � a•rwr euRm..f _ I ■ `l 1 _ Sri9LL5 WY6B5 9L- .t•Iff o► m44. M . Y,rtR-- I �� ./r.t � 1• � r ,n„ Ra[ • �R •—.—.---- A te • m srr • 1Vrt1 R► s.rr+ nfYr. _ Ran uu[KR. — — { s • MI aaS�•m .M1Sat0..1. 01a .ot• C �s aefr I �NDTES '' •_- \� r � 'rrnf ! ew 4 � � '^ M eri'in n'pi ioc.[r I ' r•- — —_ i ` ` A �� � a'w.a f .<aw• .uw wov uia a 14 aiyr.-f6rwYD(a r.f4� O � lam\ �. 9w� • S. P[4 ft�ua�i[ aY as ro. v rn,om ou. s.. v �o tmr[oR v w — • � s.m � r u aow .r. rn[i'r a�K[ mw• an w raMc �— x_ m. MR Or Ra.[•/P.S/�.• rtaa.n•n r fm r f•. [ r - w.f .f0.i • M "°" ] LO �p 1Rw. .trl. 4 w•.YOwr 4•• fw /K. noom •iar a �,�1y7 O r. 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Mountain Street Fayetteville, AR 72701 Re: Trails of Paradise Valley Apartments Crafton Tull Job No. 05102409 14iil11Ie lMI& To Whom It May Concern, I am writing this letter in regards to the Trails of Paradise Valley Apartments LSDP. 901 N 47th Street. Suite 400 Rogers, AR 72756 479.636,4838 an i 479.631.6224 I tar. i The proposed development is located on approximately 10 acres just north the intersection of E. Joyce Blvd. and N. Old Missouri Rd. The site contains 9 multi -family buildings, totaling 240 units, a clubhouse and assorted amenities. Associated parking, road improvements along Old. Missouri Rd., storm sewer infrastructure and water and sanitary sewer improvements are also included. The following variance is requested: 1. Non-compliance with the 10-25 ft. build -to zone (BTZ) per CS zoning requirements. A variance to allow Building 1 to be located closer than the maximum 10 ft. BTZ per the CS zoning in which it is partially located. This site's parcel, and the parcel to the south, are owned by the same individual. The site's parcel was rezoned based off of a past layout, but throughout the design process, the layout has slightly shifted to the south, crossing the filed re -zone boundary. Because of this, Building 1 is subject to CS zoning requirements, not RMF-24 requirements like the rest of the development. In order to keep the site consistent, we are requesting that Building 1 sits closer than the allowable maximum 10 ft. BTZ. A lot split will be filed to facilitate the site changes pertaining to property lines, but this variance is requested in lieu of submitting another re -zone to encompass this minute building shift. Thank you for your consideration in approving this variance request. Should you have any questions, please contact us at your earliest convenience. Sincerely, Crafton Tull Reed Hill, E.I. 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ID 11�4DSV 9NIC-linG LlNn OE nission 3, 2020 Item 3 :y Apts 8 of 42 dtV 1.1MIJ MN71 V(vTTKM - � � 4r4Nr`.ilr 7ttlni.ii�r• ttf 3 3SIQV21Vd 1V S11V?Jl Cqq g( 1VI"�OSSb 371d97`d9 �O NIGY21 /M .l31 L(Nn 9Z ";,LEE �I�f7 i ' y7 ��d �♦d ;Ig I 4P UU j • 0 � Planning Commission June 8, 2020 Agenda Item 3 20-7031 Trails at Paradise Valley Apts Page 39 of 42 LSD20-7031 TRAILS AT PARADISE VALLEY A& One Mile View NORTH CPZD ION RD' 0 0 125 0.25 0.5 Miles _HE�M LU Subject Property o z 4w 40 -2 C-3 R-0 E JOYCE E -4 z Legend Planning Area t Fayetteville City Limits Shared Use Paved Trail ------ Planning Area Trail (Proposed) Fayetteville Cit y L imi t. g RE51DENML SINGLE FORM BASED DISTRICTS R-7 RESIDENTIAL MULTI-MIRLY PLANNED 20NING DISTRICTS INSTITUTIONAL INDUSTRIAL Planning Co[nmission 8. 2020 Agenda Item 3 20-7031 Trails at Paradise Valley Apts Page 40 of 42 LSD20-7031 I TRAILS AT PARADISE VALLEY Close Up View � Istil -a O RIDC G O = Q Ov BENTW000 Op O �N_ I � Q—STEARNS ST-0 z —PARK-LAKE DR Of�, o 11Y O Of Q O W Y C � v; d Y a fY a� PARKSHORE DR F' I 0 W > k-0 Y I� a� JOYCE Legend 0 � O co W y i 0D O Planning Area zzz Feet Fayetteville City Limits Shared Use Paved Trail 0 112.5 225 450 675 900 Building Footprint 1 inch = 300 feet Al NORTH' Residential -Agricultural RSF-4 RM F-24 Residential -Office Community Services P-1 Planning Commission 8, 2020 Agenda Item 3 20-7031 Trails at Paradise Valley Apts Page 41 of 42 Agenda Item 3 20-7031 Trails at Paradise Valley Apts Page 42 of 42