No preview available
HomeMy WebLinkAbout2023-08-03 - Agendas - FinalCITY OF FAYETTEVILLE ARKANSAS Subdivision Committee Meeting August 3rd, 2023 9:00 AM 113 W. Mountain, Room 326 Members: Joseph Holcomb (Chair), Mary Madden, Brad Payne City Staff: Jessie Masters, Development Review Manager Call to Order Consent: None. Old Business: MEETING AGENDA 1. PPL-2023-0004: Preliminary Plat (SOUTH OF 226 S. HAPPY HOLLOW RD/PINE HOLLOW, 526): Submitted by CRAFTON TULL for property located SOUTH OF 226 S. HAPPY HOLLOW RD. The property is zoned NC, NEIGHBORHOOD CONSERVATION and contains approximately 3.08 acres. The request is for the preliminary plat of 20 residential lots and one detention lot. Planner: Donna Wonsower APPLICANT REQUESTED TO TABLE AT THE JULY 13T", 2023 SUBDIVISION COMMITTEE MEETING. New Business: 2. LSD-2023-0007: Large Scale Development (SOUTH OF 2530 N. COLLEGE AVE/CRYE LEIKE NEW FACILITY, 290): Submitted by HOPE CONSULTING for property located at SOUTH OF 2530 N. COLLEGE AVE. The property is zoned C-2, THOROUGHFARE COMMERCIAL and contains approximately 2.26 acres. The request is for a 17,001 square foot commercial building. Planner: Donna Wonsower Announcements None. Adjourn NOTICE TO MEMBERS OF THE AUDIENCE All interested parties may appear and be heard at the public hearings. If you wish to address the Planning Commission on an agenda item please queue behind the podium when the Chair asks for public comment. Once the Chair recognizes you, go to the podium and give your name and address. Address your comments to the Chair, who is the presiding officer. The Chair will direct your comments to the appropriate appointed official, staff, or others for response. Please keep your comments brief, to the point, and relevant to the agenda item being considered so that everyone has a chance to speak. Mailing Address: 113 W. Mountain Street www.fayetteville-ar.gov Fayetteville, AR 72701 Interpreters or TDD, Telecommunication Device for the Deaf, are available for all public hearings; 72 hour notice is required. For further information or to request an interpreter, please call 575-8330. As a courtesy please turn off all cell phones and pagers. A copy of the Planning Commission agenda and other pertinent data are open and available for inspection in the office of City Planning (575-8267), 125 West Mountain Street, Fayetteville, Arkansas. All interested parties are invited to review the petitions. _CITY OF FAYETTEVILLE 4'aw ARKANSAS SUBDIVISION COMMITTEE MEMO TO: Fayetteville Subdivision Committee THRU: Jessie Masters, Development Review Manager FROM: Donna Wonsower, Planner Josh Boccaccio, Engineering Development Review Manager Melissa Evans, Urban Forester MEETING: August 3, 2023 SUBJECT: PPL-2023-0004: Preliminary Plat (SOUTH OF 226 S. HAPPY HOLLOW RD./PINE HOLLOW, 526): Submitted by CRAFTON TULL for property located SOUTH OF 226 S. HAPPY HOLLOW RD. The property is zoned NC, NEIGHBORHOOD CONSERVATION and contains approximately 3.08 acres. The request is for the preliminary plat of 20 residential lots and one detention lot. RECOMMENDATION: Staff recommends tabling PPL-2023-0004. RECOMMENDED MOTION: "/ move to table PPL-2023-0004. BACKGROUND: The subject property is in east Fayetteville, roughly 700 feet south of the Mount Sequoyah Woods along S. Happy Hollow Rd. The property is zoned NC, Neighborhood Conservation and is designated as part of the Enduring Green Network. The parcel is undeveloped and covered extensively with tree canopy. Surrounding land uses and zoning is depicted in Table 1. Table 1 Surrounding Land Use and Zoning Direction Land Use Zoning North Single -Family Residential / Residential Planned Zoning District Tree Preservation Easement South Single -Family Residential / Undeveloped RSF-4, Residential Single -Family, 4 Units per Acre East Single -Family Residential and Residential Planned Zoning District Tree Preservation Easement West Single -Family Residential RSF-4, Residential Single -Family, 4 Units per Acre Proposal: The applicant proposes a single-family residential subdivision with 20 residential lots and one detention lot on 3.08 acres. One variance was submitted with the request: Mailing Address: August 3, 2023 113 W. Mountain Street www.fayetteviIleAartgfAItem 1 Fayetteville, AR 72701 PPL-2023-0004 (PINE HOLLOW) Page 1 of 22 §166.08(E)(3): Connectivity. Wherever a proposed development abuts undeveloped land, street stub -outs shall be provided as deemed necessary by the Planning Commission to abutting properties or to logically extend the street system. The applicant has requested a variance from this requirement given barriers to development on the adjacent properties. o Staff recommendation: Staff recommends approval of the proposed variance request. The abutting property to both the north and east is fully encumbered by existing homes and tree preservation easements, creating substantial barriers to a future connection to adjacent streets. Staff recommends a condition be added that the sidewalk along N. Gala Avenue extend to the northern property to provide pedestrian connectivity. Right -of -Way to be Dedicated: For S. Happy Hollow Road, the applicant proposes right-of-way dedication of 26 feet from centerline in line with typical Residential Link Streets. The applicant proposes to dedicate 40 feet of right-of-way in alignment with the Alternative Residential Link Street section for what is currently identified as E. Fiji Street and N. Gala Avenue. Staff's full recommendation is under the Street Improvements section. Street Improvements: S Happy Hollow Road: The applicant is proposing typical master street plan standards for a Residential Link Street, including 6-foot sidewalks and 6-foot greenspace. Additionally, curb and gutter are proposed per the Master Street Plan section. Stormwater improvements are proposed within the development but not along S. Happy Hollow Rd. E. F& Street and N. Gala Avenue: The applicant is requesting to develop the streets under the Alternative Residential Link Street standards, with 6-foot sidewalk (on one side of the street), 6- foot greenspace, and a parking lane and two travel lanes. Staff recommendation: The applicant is proposing to use Alternate Residential Link Streets. Staff recommends approval of the Alternate Residential Link Street section pending Fire approval, noting that the development meets or is anticipated to meet the considerations for 1) streets with less than 250 vehicles per day, and 2) block lengths less than or equal to 400 feet. Additionally, the development is unlikely to connect to either the north or east due to existing development and tree preservation easements on adjacent properties. Block Length/Connectivity: The applicant is meeting the typical minimum block length standards of 660 feet for Residential Link Streets. A variance request has been received for connectivity requirements (see staff recommendations above). Water and Sewer System: The applicant is proposing to extend approximately 1,014 linear feet of 8" water main to provide domestic water and fire protection to the development and approximately 881 linear feet of 8" sanitary sewer to serve the development. Tree Preservation: Urban Forestry recommends tabling PPL-2023-0004 as previous comments regarding low preservation numbers have not been addressed. Only 6.7% of the existing 54.3% canopy has been preserved with a minimum requirement of 20%. Canopy minimum requirement (NC): 20% Existing canopy: 54.2% Preserved canopy: 9.5% Mitigation required: 63 two-inch caliper trees Subdivision Commitee August 3, 2023 Agenda Item 1 PPL-2023-0004 (PINE HOLLOW) Page 2 of 22 Parks: The Parks and Recreation Advisory Board (PRAB) reviewed this proposal at a meeting held on May 30, 2023. The Parks and Recreation Advisory Board recommended fee -in -lieu of parkland dedication in the amount of $21,780 based on the number of proposed single-family lots. Park fees are due prior to building permit issuance. Public Comment: Staff has not received any public comment at this time. RECOMMENDATION: Staff recommends tabling PPL-2023-0004. If forwarded to the full Planning Commission, staff recommends the following conditions: Conditions of Approval: Subdivision Committee recommendation of right-of-way dedication. Staff recommends right-of-way dedication as follows: S Happy Hollow Road: Staff recommends right-of-way dedication in the amount of 26 feet from center line, in line with the Residential Link Street standards. E. Fiii Street and N. Gala Avenue: Staff recommends 40 foot right -of way dedication, in line with the Alternative Residential Link standards. 2. Subdivision Committee recommendation of street improvements. Staff recommends street improvements as follows: S Happy Hollow Road: Staff recommends a 6-foot sidewalk be constructed with 6- foot greenspace, with curb, gutter, and storm drain improvements as shown. E. Fiii Street and N. Gala Avenue: Staff recommends in favor of the Alternative Residential Link Street section, with six foot sidewalk and six foot green space on one side, and 27 feet of asphalt (one 10 foot drive lane, one 9 foot drive lane, and one 7 foot parking lane). 3. §166.08(E)(3): Connectivity. Wherever a proposed development abuts undeveloped land, street stub -outs shall be provided as deemed necessary by the Planning Commission to abutting properties or to logically extend the street system. Staff recommends in favor of the requested variance with the following condition: a. Sidewalk along N. Gala Avenue shall be extended to the northern property line for pedestrian connectivity. 4. Parkland fees -in -lieu of dedication are required in the amount of $21,780 based on the number of proposed single-family lots; 5. Streetlights shall be installed in accordance with code at all street intersections and spaced every 300 feet; 6. All remaining comments from the Planning Division shall be addressed prior to Planning Commission, as submitted through the Energov portal, including; a. Recommend extending sidewalk along N. Gala Avenue to the northern property line for pedestrian connectivity per condition of approval 3(a) listed above. 7. Conditions of approval from Engineering, Urban Forestry, and Parks are included in the official conditions of approval; Subdivision Commitee August 3, 2023 Agenda Item 1 PPL-2023-0004 (PINE HOLLOW) Page 3 of 22 Standard conditions of approval: 8. All existing overhead utility lines 12kV and under shall be relocated underground. All proposed utilities shall be located underground; 9. Sidewalk along all commonly owned lots (detention ponds, etc.) shall be constructed prior to final plat. All other sidewalks shall be constructed or guaranteed prior to final plat; 10. All street names shall be approved by the 911 Coordinator and indicated on the final plat. All streets require naming for final addresses. Contact the addressing office at (479) 575-8380 for more details; 11. All lots shall be labeled with addresses as approved by the 911 Coordinator on the final plat; 12. A floodplain development permit is required prior to construction for any grading or structures in the flood zone; 13. Plat Review and Subdivision comments (to include written staff comments provided to the applicant or his/her representative, and all comments from utility representative: Black Hills Energy, AT&T, Ozarks, SWEPCO, Cox Communication); 14. 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; and 15. Preliminary plat approval shall be valid for one calendar year. Subdivision Committee Action: 13 Tabled 13 Forwarded 13 Denied Meeting Date: August 3, 2023 Motion: Second: Vote: Subdivision Commitee August 3, 2023 Agenda Item 1 PPL-2023-0004 (PINE HOLLOW) Page 4 of 22 BUDGET/STAFF IMPACT: None. ATTACHMENTS: • City Engineering Comments • Urban Forestry Comments • Parks Comments • Request Letter • Site Plans • Proposed Street Sections • One Mile Map • Close -Up Map • Current Land Use Map Subdivision Commitee August 3, 2023 Agenda Item 1 PPL-2023-0004 (PINE HOLLOW) Page 5 of 22 CITY OF FAYETTEVILLE ARKANSAS TO: Donna Wonsower, Planner FROM: Melissa Boyd, Staff Engineer DATE: July 31, 2023 SUBJECT: Subdivision Committee Engineering Comments for PPL-2023-0004 PINE HOLLOW SUBDIVISION STAFF MEMO Water: The applicant is proposing to extend approximately 1,014 LF of 8" water main to provide domestic water and fire protection to the development. Sewer: The applicant is proposing to extend approximately 881 LF of 8" sanitary sewer to serve the development. Drainage: This development is required to meet the four Minimum Standards of the Drainage Criteria Manual. Water quality is proposed to be met by use of an Aqua -Swirl Hydrodynamic Separator. The 1-year, 24-hour discharge from the pond is shown to be less than 2.0 cfs, so channel protection requirements do not apply. Overbank flood protection and extreme flood protection requirements will be met by reducing the peak flows from pre- to post -development. Detailed review of the proposed design will be conducted with the grading permit. Plan Comments: 1. Address utility comments shown on plans. 2. Provide clarification for comments on drainage report about pond flows, drainage basin areas used, etc. 3. Any retaining walls over 4' in height require design, inspection, and certification by a Professional Engineer licensed in the State of Arkansas. 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. Mailing Address: Subdivision Commitee 113 W. Mountain Street www.fayetteviII*REggM2023 Fayetteville, AR 72701 Agenda Item 1 PPL-2023-0004 (PINE HOLLOW) Page 6 of 22 5. 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 Subdivision Commitee August 3, 2023 Agenda Item 1 PPL-2023-0004 (PINE HOLLOW) PaA 7 of 22 1� CITY of FAYETTEVILLE ARKANSAS URBAN FORESTRY LANDSCAPE PLAN COMMENTS To: Conlee Hale, El, Crafton Tull From: Melissa Evans, Urban Forester & John Scott, Urban Forester CC: Donna Wonsower, Planner Meeting Date: August 3, 2023 Subject: PPL-2023-0004: Pine Hollow Subdivision: South of 226 S. Happy Hollow Rd. 1. General Landscape Plan Checklist Yes No N/A 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 177.03B 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 Subdivision Commitee August 3, 2023 Agenda Item 1 PPL-2023-0004 (PINE HOLLOW) Page 8 of 22 b. Wheel Stops/Curbs N/A UDC Chapter 177.O4B1 c. Narrow Tree Lawn (8' min. width, 37.5' length) X UDC Chapter 177.O4C d. Tree Island (8' min. width, 18.7' min length, 150 square feet) X UDC Chapter 177.O4C e. Placement of Trees (either side at entrances and exits) X UDC Chapter 177.04C2 3. Perimeter Landscaping Requirements Yes No N/A a. Front Property Line (15' wide landscape) and 5' on sides and rear. X UDC Chapter 177.O4D2a b. Shade trees planted on south and west sides of parking lots X UDC Chapter 177.O4D2e 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 177.05B1a b. Non -Residential Subdivisions X 1 Large Species Shade Tree every 30' (planted in greenspace) UDC Chapter 177.O5B2a c. Urban Tree Well — Urban Streetscapes X Trees every 30' (8' sidewalk) UDC Chapter 177.O5B3a-f d. Structural Soil — Urban Tree Wells X Include a note and/or detail of structural soil on Landscape Plan UDC Chapter 177.O5B3a-f e. Residential Subdivisions X Timing of planting indicated on plans UDC Chapter 177.O5A4 f. Residential Subdivisions X Written description for method of tracking planting UDC Chapter 177.O5A4e 2 Subdivision Commitee August 3, 2023 Agenda Item 1 PPL-2023-0004 (PINE HOLLOW) Page 9 of 22 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 Amount 79 0 29 lots (2 trees per cornerlot required) + 1/30 LF along Happy Hollow 2 8 11 Tech Plat Subdivision Planning Committee Commission 05-27-23 06-14-2023 07-31-23 Appeal Process: A final administrative determination by the Urban Forester may be appealed in accordance with Chapter 155 of the Unified Development Code. Comments 1. Address items above marked "No" and all Redlines provided. 2. What is the hatched cobble area south of the pond? 3. Please choose another type of Elm besides Lacebark which may be invasive. 3 Subdivision Commitee August 3, 2023 Agenda Item 1 PPL-2023-0004 (PINE HOLLOW) Page 10 of 22 URBAN FORESTRY (Ak TREE PRESERVATION COMMENTS CITY OF FAYETTEVILLE ARKANSAS To: Conlee Hale, El, Crafton Tull From: Melissa Evans, Urban Forester And John Scott, Urban Forester CC: Donna Wonsower, Planner Meeting Date: August 3, 2023 Subject: PPL-2023-0004: Pine Hollow Subdivision: South of 226 S. Happy Hollow Rd. 1. Submittal Requirements Yes Initial Review with the Urban Forester X Site Analysis Map Submitted (if justification is needed) X Site Analysis Written Report Submitted Qustification 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) 2. Tree Preservation Calculations No N/A X Tree Preservation Calculations Square Feet Percent of site Total Site Area *Minus Right of Way and Easements 130,669 100% Zoning Designation * Select Below with drop down arrow NC -Neighborhood Conservation 26,134 20% HHOD * Select Below with Drop Down Arrow No 0 0% Total Canopy for Minimum Preservation Requirements 26,134 20.0% Existing Tree Canopy * Minus Right of Way and Easements 70,962 54.3% Tree Canopy Preserved 8,719 6.7% Tree Canopy Removed *On Site 62,243 47.6% Tree Canopy Removed *Off Site 0 Tree Canopy Removed Total 62,243 47.6% Removed Below Minimum 17,415 Mitigation Requirements 17,415 Subdivision Commitee August 3, 2023 Agenda Item 1 PPL-2023-0004 (PINE HOLLOW) Page 11 of 22 3. Mitigation Requirements Canopy below requirement High Priority 17,065 Low Priority 350 Total Mitigation Trees Required 17,415 4. Mitigation Type On -Site Mitigation Off -Site Mitigation Tree Escrow (See Conditions of Approval) 5. Tree Preservation Plan Checklist UDC Chapter 167.04H1 and 167.04L 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 n. Submitted Site Analysis Wan Report (if required) o. Shows ALL Proposed Site Improvements p. Delineates trees/canopy to be preserved and removed q. Tree Preservation Easement/s shown for LSD, LSIP and Commercial PPL projects 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 Yes X Number of 2" caliper trees to be planted 78 1 79 No N/A X X Tech Subdivision Planning Plat Committee Commission Yes Yes Yes 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 Yes Yes No Yes Yes Yes Yes Yes N/A N/A Yes Yes Yes Yes N/A N/A no No No Yes Subdivision Commitee 2 August 3, 2023 Agenda Item 1 PPL-2023-0004 (PINE HOLLOW) Page 12 of 22 f. Location of construction entrance/exit 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 No Yes Yes No N/A X X Tech Plat Subdivision Planning Committee Commission 05-27-23 06-14-2023 07-31-23 Appeal Process: A final administrative determination by the Urban Forester may be appealed in accordance with Chapter 155 of the Unified Development Code. Comments 1. Address items above marked "No" and all Redlines provided. 2. This project is being tabled due to the preservation number getting worse and not better. Staff is concerned, there needs to be more effort in preservation of the existing trees. 6% is very low and not meeting minimum requirements. This has not changed since the last review for Tech Plat. Subdivision Commitee 3 August 3, 2023 Agenda Item 1 PPL-2023-0004 (PINE HOLLOW) Page 13 of 22 (rat) Crafton Tu I I ® architecture I engineering I surveying March 171h, 2023 City of Fayetteville City Planning Division 125 W Mountain St Fayetteville, AR 72701 RE: Pine Hollow Subdivision Crafton Tull Job No. 23301600 To Whom It May Concern, 300 North College, Suite 317 Fayetteville, AR 72701 479.455.2207 craftontull.com This preliminary plat submittal is for a new 3.0-acre, 20 buildable -lot subdivision located off of S Happy Hollow Rd in southeast Fayetteville. This project has undergone City review, and during a previous preliminary plat submittal, concerns were raised regarding water quality and tree preservation. We have collaborated with City Staff to develop a new layout that addresses these concerns. The proposed design includes directing all new impervious areas to the proposed detention pond and establishing a tree preservation easement at the eastern end of the property. To provide water and sewer service to this development, we are proposing installing infrastructure offsite. This involves extending a new 8" water main south along S Happy Hollow Rd. However, due to incomplete records for existing right-of-way (R/W) or easements for the property to the north, the new water main has been located within the road. An offsite utility easement has been obtained from the property owner to the south, which will be used for sewer connection to an existing 8" main on the east side of S Ray Ave. With this development, South Happy Hollow Road will be improved to meet Master Street Plan Standards. The improvements include widening the pavement, installing curb and gutter, constructing sidewalks, and dedicating right-of-way. For the streets within the development, we propose utilizing the alternative residential link street section. We believe this section is best suited for this development due to the steep onsite grades (>10% for most of the eastern half of the site), the anticipated limited traffic (<250 vehicles per day), and the short block lengths. Furthermore, there are restrictions on connecting to the proposed interior streets; the parcel to the north is dedicated to tree preservation, and the parcel to the south has significant topographic relief. There are no waivers or variances requested at this time. We are excited to collaborate with planning staff to create a valuable asset for the community. Sincerely, Conlee Hale, El Crafton Till Subdivision Commitee August 3, 2023 �� Crafton Tull ® architecture I engineering I surveying June 2"d, 2023 City of Fayetteville City Planning Division 125 W Mountain St Fayetteville, AR 72701 RE: Pine Hollow Subdivision Crafton Tull Job No. 23301600 To Whom It May Concern, Regarding the referenced development, we hereby request the following variance: 300 North College, Suite 317 Fayetteville, AR 72701 479.455.2207 craftontull.com A variance from the typical section outlined in the 2040 Master Street Plan for a Residential Link Street. This variance is specifically for the construction of two new streets within the proposed subdivision. The proposed section we wish to utilize is the "Alternative Residential Link Street," which involves eliminating the greenspace and sidewalk on one side of the street. As a result, there will be a 12-foot reduction in right-of-way (ROW), totaling 40 feet of ROW. The driving lanes and parking lane will remain unchanged from the standard Residential Link Street Section. We believe that this typical section is most suitable for the development due to the steep onsite grades, which exceed 10% for most of the eastern half of the site. Additionally, we anticipate limited traffic, with fewer than 250 vehicles per day, and the block lengths are relatively short, measuring 416 feet for the east -west street and 173 feet for the north -south street. Moreover, there are constraints on future connections to the proposed interior streets. The parcel to the north is dedicated to tree preservation, while the parcel to the south exhibits significant topographic relief. Thank you for your consideration. Should you have any questions, please feel free to contact us at your earliest convenience. Sincerely, Conlee Hale, El Crafton Tull Subdivision Commitee August 3, 2023 —_� �________t_____ L$__ $ _ p. sya '$ _ a 1R VBtR rA W R R P. dil! :' a $m� mask rx �� Msa.t as n FB-glmBs� J I c� ssElesa s g�gig� yp€Q -rRR�s„g � Y wltes.t r B7 Ul Mal �ji� eEr7gS Mal � �$Z � � B $ R 123M MEg sratn as.e ���� � �� �$e � I N� IlB• Ins' . p gS eec m 3�E A Wd F e u B'QD19.Vf An I SY I �oa k s a o-n'aa �®c a�ifi I �., I �a$F„ R ■ $ $ $ o m RSA ag I @ i H ON GALASAVE Fn — � y y z� I I SScc v il9 .R-B t: Q 0 0 0 - = 000 A g it C: J L-1 I I� 8 o A o o _ S_Id ion Commitee ° a$ f% c $x ugust 3, 2023 ro;, d= Agenda Item 1 Figure 1: Site Plan PPL-2023-0004 (PINE HOLLOW) Page 16 of 22 MUCHA Ip wiivp i� Rai -I ) 1111 -.9-1IVIF Z �A�r M Z � w *96 �g� INS C^Tail ANN lip 2 1ai! cS FL' =Ug-fNO HP § u gim R p M P$pppppp�FJ� R�rA�F 49R�ggSgF �t= 9L as I »yFy ;A m s pp Afn_= ES W� R iE It # ❑ L Z 4- 6 II I i P4 I� I �bNs 4 Figure 2: Grading Plan dubllivision Commitee August 3, 2023 Agenda Item 1 PPL-2023-0004 (PINE HOLLOW) Page 17 of 22 e 6110"'CP0 m list !<ii lee r_ J.- e i - e " A 2= '£ y a$e"€ zoo g lies �a a 8€. asks a$� € $ g �s a 9 a - o ga s;a= s i ~ VISE,, F Ri �� F c € p ym mw " e q " �a € R€u �. MM w a - � F�pizR��''l$�� z ����� 'z t'R" E �$ �Q „R "` s ^, x 9 Aun o y a s a $ a of >A I i�w a a 3 w* �� Res o �as> € 5 z _� * e R 2 ww s 1�4 � as mee § ;# R2 �� 8 e as s a "�a s a € @ S � € 7.� M � 'gill >l � a°- m R Sa 0 a; Ala€ U j `s say € € b�� 4I -a. 9 g '2y s € R y9 a a y x v m a€" q e s " �os si e ��$;� w Sy g $? =a g aR g �� a e" k s ,_ $_ ¢ c�: H Figure 3: Landscape Plan ivision Commitee August 3, 2023 Agenda Item 1 PPL-2023-0004 (PINE HOLLOW) Page 18 of 22 jR,l0 j Qa�£� gs$ 94g�� � R � em"121 RIGHT-OF-WAY PJ a, 2rrj Z� ZD o D 58 ED m 1 I'm o m A. 8 � R,✓vv��v�vZ;� G�� 4 ��Z o i a o I' -I. qua iivvii ti� a iR g m � Cn AF m m K ✓�ii� �° '�` DO La g \ F��i\\�i RIGHT-OF-WAY \ RIGHT-OF-WAY n s; O a€� g- :r hill Figure 4: Proposed Street Sections n p: -u ivision Commitee August 3, 2023 Agenda Item 1 PPL-2023-0004 (PINE HOLLOW) Page 19 of 22 PPL-2023-0004 SOUTH OF 226 S. HAPPY One Mile View HOLLOW RD NORTH I 0 0.13 0.25 0.5 Miles I i i I i G U-, I P_1 fn ly I0 IQI 1 1 i — — — — — — — — — — — — — r Subject Property I RPZD RSF-8 1 I RSF-4 LWYM N RD I CS �� C-1 _ � a9 —�—— RMF-24 = iiiii Regional Link iiiiiii Neighborhood Link - Regional Link - High Activity Unclassified Alley ❑ — Residential Link — — Trail (Proposed) o _ ! Fayetteville City Limits - Planning Area Planning Area = Fayetteville City Limits --- g Zoning I-2 Generel Industrial RESIDENTIAL SINGLE-FAMILY EXTRACTION NSG = E-1 RI-U COMMERCIAL RI- Resitlenlial-OFce NI C-1 �ReaitlenYel-Agricunural �C-2 RSF-.5 C-3 RSF-1 FORM BASED DISTRICTS RSF-_ Downtown Gore RSF< Urhan Tlw— hh,re RSF-� �MdIn SVeet Center RSFA Dmm— Genre, RSF-18 Commaniry Servi.a RESIDENTIALMULTI-FAMILY Neigh-haatl Sery RM- = Neighborhood Conse J. ii RM112 PLANNED ZONING DISTRICTS RMF-13 1= Commercial. Intloslrial, I-itlential RMF-sa INSTITUTIONAL �RMF- INDUSTRIAL --Subdivision C rr I-1 Heavy Cammerclal and Light lntlosttlal Augus 3, mitee 2023 tern 1 PPL-2023-0004 (PINE HOLLOW) Page 20 of 22 PPL-2023-0004 I SOUTH OF 226 S. HAPPY Close Up View I HOLLOW R D —ACACWXING—a O O J RSF-8 _ a O z RSF-4 Alley Residential Link Hillside -Hilltop Overlay District ~ Planning Area _ ! Fayetteville City Limits ACACIA-XING 11 R�y4V F PINYON PT qi ihiart Prnnarty Feet 0 75 150 300 450 600 1:2,400 RPZD i✓� O� WOODSPRINGS 'J& NORTH RSF-4 RSF-8 Neighborhood Conservation Commercial, Industrial, Residential P-1 Subdivision C mmitee Augus 3, 2023 Xnub Item 1 PPL-2023-0004 (PINE HOLLOW) Page 21 of 22 PPL-2023-0004 Current Land Use SOUTH OF 226 S. HAPPY HOLLOW RD NORTH 05143CO210F f o eff. 5/16/2008 -f �� 3h k ;ti 7, ti Residential Planning Zoning District , a F Zone A Subject Property £ , s ; - LJ Single -Family Residential 05143 2.20E Residential Planning Zoning District z Single -Family Residential f� n51.43CO2.. :' / Unclassified FEMA Flood Hazard Data Alley too=Year Floocioain Residential Link Feet Floodway Trail (Proposed) Planning Area 0 112.5 225 450 675 900 Fayetteville City Limits 1:3,600 Subdivision C rr Augus 3, mitee 2023 tem 1 PPL-2023-0004 (PINE HOLLOW) Page 22 of 22 CITY OF _ FAYETTEVILLE SUBDIVISION COMMITTEE MEMO ARKANSAS TO: Fayetteville Subdivision Committee THRU: Jessie Masters, Development Review Manager FROM: Donna Wonsower, Planner Melissa Boyd, Staff Engineer Melissa Evans, Urban Forester MEETING: August 3, 2023 SUBJECT: LSD-2023-0007: Large Scale Development (SOUTH OF 2530 N. COLLEGE AVE./CRYE LEIKE NEW FACILITY, 290): Submitted by HOPE CONSULTING for property located SOUTH OF 2530 N. COLLEGE AVE. The property is zoned C-2, THOUROUGHFARE COMMERCIAL and contains approximately 2.26 acres. The request is for a 17,001 square foot commercial building and associated parking. RECOMMENDATION: Staff recommends forwarding LSD-2023-0007 to the full Planning Commission with conditions. RECOMMENDED MOTION: `I move to forward LSD-2023-0007 to the full Planning Commission, recommending: 1. In favor of recommended right-of-way dedication; 2. In favor of recommended street improvements; 3. Denial of a variance to §166.08(F)(2)(a): Curb Cut Separation; and 4. All other conditions as recommended by staff. " BACKGROUND: The subject property is located on the east side of N. College Ave. between E. Township St and E. Sunbridge Ave. The property is zoned C-2, Thoroughfare Commercial and is part of the 71 B Corridor Plan area. The parcel was previously developed with a commercial building / parking lot. The dilapidated commercial building was removed in late 2022 but the parking lot remains. Surrounding land uses and zoning are depicted in Table 1. Table 1 Surrounding Land Use and Zoning Direction Land Use Zoning North Tavern / Bar C-2, Thoroughfare Commercial South Eating Places, Hair Salon C-2, Thoroughfare Commercial East Undeveloped RMF-24, Residential Multi -Family, 24 Units per Acre West Eating Places / Retail C-2, Thoroughfare Commercial Proposal: The applicant requests Large Scale Development approval to develop the subject property with a 17,001 square foot commercial building and associated parking. One variance to the Unified Development Code was requested with the application as described below: Mailing Address: 113 W. Mountain Street www.fayeRMYO-V. mmitee Fayetteville, AR 72701 Aug st 3, 2023 Agenda Item 2 LSD-2023-0007 (CRYE LIEKE NEW FACILITY) Page 1 of 29 §166.08(F)(2)(a): Curb Cut Separation. Where a curb cut must access the regional link, it shall be located a minimum of 250 feet from an intersection or driveway. The property currently has five driveways. As proposed, the plans maintain the approximate location of driveway 2 (see existing driveway exhibit) approximately 86 feet from the driveway on the adjacent property. A new driveway to the north is proposed approximately 36 feet from the driveway on the adjacent parcel. The northernmost existing driveway is approximately 60 feet from the adjacent driveway, meaning the new proposed location for this driveway worsens an existing non -conformity. o Staff recommendation: Staff recommends denial of the applicant's request. UDC section 166.08 limits the distance between of curb cuts onto a regional link to a minimum of 250 feet, and states that "When necessary, curb cuts along regional links shall be shared between two (2) or more lots." The intent of section 166.08 Street Design and Access Standards is to ensure that development is designed to be inherently safe, walkable, and efficient for the facilitation of traffic and pedestrian movements. Due to the construction of a new primary structure, any non -conforming access features are required to be brought into compliance with all applicable access management standards. Staff finds that allowing the two proposed driveways in their current positions would allow and possibly exacerbate an existing public traffic hazard to continue. Eight driveways currently access N. College Ave. within 50' of the parcel edges on the eastern side with another six on the western side. There have been 14 vehicle crashes (including one with a non - incapacitating injury and three with possible injuries) within 50 feet of the property boundaries between 2017 and 2021. The 71 B Corridor Plan generally calls for reducing the number of driveway cuts and turning conflicts, improving major points of congestion and accident clusters, and improving the pedestrian environment. Specifically, the proposed commercial development is designated as part of "Uptown District" which the plan states should have "aligned and shared driveway cuts" and "maximum interconnection of interior drives to form slip lanes and incorporation of large rear service and drive areas into the overall circulation system across property lines." While this is outside the area of the current public improvement plans to consolidate the number of driveways onto N. College Avenue, this parcel would be included in a future phase. However, newly installed driveways are not typically included in driveway consolidation plans, meaning that any driveways approved in this large scale development are likely to remain as constructed. Staff does not find that a hardship is present for the property. The letter notes the reduction of the number of driveways from five to two; however, no explanation is provided for the current driveway location. The property has approximately 390 feet of street frontage, which is enough for curb separation of about 200 feet from both the existing driveway to the north and south if a single driveway was centered between them. While staff acknowledges the reduction of total driveways, the intent of Chapter 166.08(C) states that street access management standards "shall apply to land which is proposed to be developed with new primary structures." As a new primary structure is proposed, any driveways are required to meet ordinance. If the driveway count is reduced to one, the city engineer could administratively approve a reduction of driveway separation requirements. The applicant's letter does not indicate either the administrative reduction or a shared driveway option have been pursued. Subdivision Commitee August 3, 2023 Agenda Item 2 LSD-2023-0007 (CRYE LIEKE NEW FACILITY) Page 2 of 29 If approved in the current locations, staff recommends a condition be added that the northern curb cut be restricted to right-in/right-out only with a splitter island to prohibit left turns entering and exiting the site. The splitter island may be mountable if required by Fire. Right -of -Way to be Dedicated: The subject property has frontage along N. College Ave. which is classified as a Regional Link- High Activity Street. Regional Link -High Activity streets typically require 48 feet of right-of-way from the centerline of the road. Staff recommends and the applicant proposes right-of-way dedication in the amount of 48 feet from centerline in line with the typical standards. Street Improvements: N. College Ave. is an existing paved street with curb, gutter, and stormwater improvements. Staff recommends N. College Ave. is constructed with a 10-foot trail and 10-foot greenspace on the east side of the street. The applicant is proposing a street section with a 10- foot trail and 10-foot greenspace on the east side of the street. Staff does not recommend, and the applicant does not propose altering the existing curb location and stormwater system along N. College Ave. Access Management/Connectivity: Staff determined that the project does not meet access and connectivity requirements. Two driveways are proposed along N. College Avenue, a Regional Link — High Activity Street which requires a separation distance of 250 feet. Neither proposed driveway meets access management standards for curb cut separation (see variance request above). No cross -connectivity is provided to the east or south, which would require a variance to §166.25(D)(2) Shared Access Drives and Cross Access. Design Standards: As a commercial development, this proposal is subject to §166.25, Commercial, Office, and Mixed -Use Design Standards. Staff has determined that the applicant has sufficiently demonstrated how applicable architectural design standards will be met. The proposed development does not appear to meet access requirements for the proposed dumpster location. Additionally, the proposed north driveway does not meet minimum requirements for throat length due to the location of a proposed stub -out to the adjacent property to the north, potentially exacerbating a hazardous traffic condition. Staff recommends that the stub -out be shifted east to align with the proposed drive aisles to increase the throat length and eliminate the off -set intersection. As currently designed, a variance has for §172.04(F)(1) Throat Length would be required. Water and Sewer System: The applicant is proposing to extend approximately 110 linear feet of 8" water main and 260 linear feet of 6" fire line to provide domestic water and fire protection to the development. The applicant is proposing to connect a 6" private service line to an existing sewer manhole along College Ave. Parkland dedication or fee in -lieu: N/A. This property is not subject to parkland dedication requirements. Tree Preservation: Canopy minimum requirement: 15% Existing canopy: 34.9% Preserved canopy: 22.3% Mitigation required: Zero (0) two-inch caliper trees Subdivision Commitee August 3, 2023 Agenda Item 2 LSD-2023-0007 (CRYE LIEKE NEW FACILITY) Page 3 of 29 Public Comment: Staff have not received public comment on the item. RECOMMENDATION: Staff recommends forwarding LSD-2023-0007 to the full Planning Commission with the following conditions: Conditions of Approval: 1. Subdivision Committee recommendation of right-of-way dedication. Staff recommends right-of-way dedication in the amount of 48 feet from the centerline of the N. College Ave. 2. Subdivision Committee recommendation of street improvements. Staff recommends N. College Ave. is constructed with a 10-foot trail and 10-foot greenspace on the east side of the street. 3. Subdivision Committee recommendation of a variance to UDC §166.08(F)(2)(a): Curb Cut Separation. Staff recommends denial of the variance for the reasons stated above. If approved, staff recommends the following conditions: a. The northern curb cut be restricted to right-in/right-out only with a splitter island to prohibit left turns entering and exiting the site. The splitter island may be mountable if required by Fire. 4. All comments from Planning staff must be addressed including: a. Recommend aligning stub out to adjacent property to the north with parking lot drive aisles for safety. b. The following variances are required based on current site designs. Update plans or add to variance requests. i. §UDC 166.25(D)(2) Shared Access Drives and Cross Access ii. §UDC 172.04(F)(1) Throat Length iii. §UDC 166.08(F)(2)(a) Access Management, Curb Cuts 5. Streetlights must be installed at intersections and at a linear spacing distance of no more than 300 feet; 6. Conditions of approval from Engineering and Urban Forestry 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 Electric, 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 Subdivision Commitee August 3, 2023 Agenda Item 2 LSD-2023-0007 (CRYE LIEKE NEW FACILITY) Page 4 of 29 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, 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 the 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; 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. The coordinator has noted that a separate street name is required; 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. Subdivision Commitee August 3, 2023 Agenda Item 2 LSD-2023-0007 (CRYE LIEKE NEW FACILITY) Page 5 of 29 Subdivision Committee Action: O Forwarded O Tabled O Approved Meeting Date: August 3, 2023 Motion: Second: Vote: BUDGET/STAFF IMPACT: None ATTACHMENTS: • Engineering Comments • Urban Forestry Comments • Cover Letter • Variance Request Letter • Site Plans • Elevations • Staff Exhibits o Existing Driveway Locations o Traffic Accident Records o Excerpts from 71 B Corridor Master Plan, including ■ Perception of Traffic Safety Survey Results ■ Access Framework ■ Uptown Framework Diagram ■ Regulatory Recommendations • One Mile Map • Close -Up Map • Current Land Use Map Subdivision Commitee August 3, 2023 Agenda Item 2 LSD-2023-0007 (CRYE LIEKE NEW FACILITY) Page 6 of 29 CITY OF FAYETTEVILLE ARKANSAS TO: Donna Wonsower, Planner FROM: Melissa Boyd, Staff Engineer DATE: August 1, 2023 SUBJECT: Subdivision Committee Engineering Comments for LSD-2023-0007 CRYE LEIKE STAFF MEMO Access Management: A variance is being requested to UDC §166.08(F)(2)(a) to allow for curb cut separation less than 250 feet from adjacent curb cuts on a regional link. The site previously was served by five curb cuts along its frontage. Two curb cuts are proposed with this development, having approximately 258 feet of separation on the site. The southern curb cut is shown to have approximately 86 feet of separation from the existing curb cut on the property to the south. With the existing retaining wall, storm drain, and topographical constraints between this site the property to the south, it does not appear there could be a feasible connection between these two lots without significant modifications. The northern curb cut is shown to have approximately 36 feet of separation from the existing curb cut to the property on the north, and the applicant is proposing a stub out for cross access to that property. One curb cut on this property centered between the existing curb cuts on the adjacent properties would provide approximately 215 feet of separation. Should the curb cut locations be approved in the locations shown, staff recommends a condition be added that the northern curb cut be restricted to right-in/right-out only with a splitter island to prohibit left turns entering and exiting the site. The splitter island may be mountable if required by Fire. Water: The applicant is proposing to extend approximately 110LF of 8" water main and 260LF of 6" fire line to provide domestic water and fire protection to the development. Sewer: The applicant is proposing to connect a 6" private service line to an existing sewer manhole along College Ave. Drainage: This development is required to meet the four Minimum Standards of the Drainage Criteria Manual. A StormTech underground detention system with an isolator row is proposed. At this time, it isn't clear if the design fully meets City requirements and the applicant's engineer will need to address comments on the drainage report prior to Planning Commission. With the proposed layout, staff believes any necessary modifications to the underground detention system design can be done without affecting the rest of the site based on the information currently available. Plan Comments: 1. Address comments on plans. Mailing Address: Subdivision Commitee 113 W. Mountain Street www.fayetteviII*REggM2023 Fayetteville, AR 72701 Agenda Item 2 LSD-2023-0007 (CRYE LIEKE NEW FACILITY) Page 7 of 29 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. 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 Subdivision Commitee August 3, 2023 Agenda Item 2 LSD-2023-0007 (CRYE LIEKE NEW FACILITY) PaA 8 of 29 1� CITY of FAYETTEVILLE ARKANSAS URBAN FORESTRY LANDSCAPE PLAN COMMENTS To: Kazi Islam, PE, Hope Consulting From: Melissa Evans, Urban Forester and John Scott, Urban Forester CC: Donna Wonsower, Planner Meeting Date: August 3, 2023 Subject: LSD-2023-0007: Crye Leike New Facility: South of 2530 N. College Ave. 1. General Landscape Plan Checklist Yes No N/A 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 177.03B 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 Subdivision Commitee August 3, 2023 Agenda Item 2 LSD-2023-0007 (CRYE LIEKE NEW FACILITY) Page 9 of 29 b. Wheel Stops/Curbs X UDC Chapter 177.04B1 c. Narrow Tree Lawn (8' min. width, 37.5' length) X UDC Chapter 177.04C d. Tree Island (8' min. width, 18.7' min length, 150 square feet) X UDC Chapter 177.04C e. Placement of Trees (either side at entrances and exits) X UDC Chapter 177.04C2 3. Perimeter Landscaping Requirements Yes No N/A a. Front Property Line (15' wide landscape) and 5' on sides and rear. 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 177.05B1a b. Non -Residential Subdivisions X 1 Large Species Shade Tree every 30' (planted in greenspace) UDC Chapter 177.05B2a c. Urban Tree Well — Urban Streetscapes X Trees every 30' (8' sidewalk) UDC Chapter 177.05B3a-f d. Structural Soil — Urban Tree Wells X Include a note and/or detail of structural soil on Landscape Plan UDC Chapter 177.05B3a-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 177.05A4e 2 Subdivision Commitee August 3, 2023 Agenda Item 2 LSD-2023-0007 (CRYE LIEKE NEW FACILITY) Page 10 of 29 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 Tech Plat Subdivision Committee 05-17-23 07-26-23 07-19-23 Amount 0 6 11 0 0 0 Planning Commission Appeal Process: A final administrative determination by the Urban Forester may be appealed in accordance with Chapter 155 of the Unified Development Code. Comments 1. Address items above marked "No" and all Redlines provided. 2. Please ensure the plan is signed and dated by the design Landscape Architect. 3 Subdivision Commitee August 3, 2023 Agenda Item 2 LSD-2023-0007 (CRYE LIEKE NEW FACILITY) Page 11 of 29 URBAN FORESTRY 01k4 TREE PRESERVATION COMMENTS CITY OF PAYETTIVILLE ARKANSAS To: Kazi Islam, PE, Hope Consulting From: Melissa Evans, Urban Forester and John Scott, Urban Forester CC: Donna Wonsower, Planner Meeting Date: August 3, 2023 Subject: LSD-2023-0007: Crye Leike New Facility: South of 2530 N. College Ave. 1. Submittal Requirements Yes No N/A Initial Review with the Urban Forester 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) X 2. Tree Preservation Calculations Tree Preservation Calculations Square Feet Square Feet Percent of site Total Site Area *Minus Right of Way and Easements 86,079 100% Zoning Designation * Select Below with drop down arrow C-2, Thoroughfare Commercial 12,912 15% HHOD * Select Below with Drop Down Arrow No 0 0% Total Canopy for Minimum Preservation Requirements 12,912 15.0% Existing Tree Canopy * Minus Right of Way and Easements 30,016 34.9% Tree Canopy Preserved 19,231 22.3% Tree Canopy Removed *On Site 10,785 12.5% Tree Canopy Removed *Off Site 0 Tree Canopy Removed Total 10,785 12.5% Removed Below Minimum 0 Mitigation Requirements 0 Subdivision Commitee August 3, 2023 Agenda Item 2 LSD-2023-0007 (CRYE LIEKE NEW FACILITY) Page 12 of 29 3. Mitigation Requirements I Ilyl I r l 1U1 lly Low Priority Total Mitigation Trees Required 4. Mitigation Type On -Site Mitigation Off -Site Mitigation Tree Escrow (See Conditions of Approval) 5. Tree Preservation Plan Checklist UDC Chapter 167.04H1 and 167.04L 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 n. Submitted Site Analysis Plan (if required) o. Shows ALL Proposed Site Improvements p. Delineates trees/canopy to be preserved and removed q. Tree Preservation Easement/s shown for LSD, LSIP and Commercial PPL projects 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 Canopy below Number of 2" caliper requirement trees to be planted 0 0 Yes No N/A X X X Tech Subdivision Planning Plat Committee Commission Yes Yes Yes Yes Yes Yes No Yes Yes Yes Yes Yes Yes Yes Yes Yes No Yes No Yes N/A N/A N/A N/A Yes Yes N/A N/A Yes Yes Yes Yes No NO Yes Yes N/A N/A N/A N/A No No No Yes Subdivision Commitee 2 August 3, 2023 Agenda Item 2 LSD-2023-0007 (CRYE LIEKE NEW FACILITY) Page 13 of 29 f. Location of construction entrance/exit No Yes 6. Site Analysis Report (if required) Yes UDC Chapter 167.04H 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 No N/A N/A N/A ech Subdivision Planning lat Committee Commission 05-11-23 07-26-23 07-19-23 Appeal Process: A final administrative determination by the Urban Forester may be appealed in accordance with Chapter 155 of the Unified Development Code. Comments 1. Address items above marked "No" and all Redlines provided. 2. Please adjust the Tree Preservation fence as shown on the plans. 3. Please show the Tree Preservation Easement to be dedicated on the plan. Subdivision Commitee 3 August 3, 2023 Agenda Item 2 LSD-2023-0007 (CRYE LIEKE NEW FACILITY) Page 14 of 29 11=110PE C O N S U L T I N G July 26, 2023 Donna Wonsower City of Fayetteville Planning Department 110 E. Memorial Drive Fayetteville, Arkansas 72703 129 North Main Street, Benton, Arkansas 72015 (t) 501-315-2626 (e) www.HopeConsulting.com Subject: LSD-2023-0007 Crye-Leike New Facility: South of 2530 N. College Ave. Presented by Hope Consulting for the purpose of requesting a variance for driveway proximity on the 2.26 Acre Parcel referenced above. Dear Donna, Thank you for the opportunity to present this variance request. This property currently has 5 curb cuts and drives into this parcel. Our new design reduces the number of drives to two curb cuts for access into this 2.26 acre parcel. Our drive separation meets the required 250 feet of separation on our property. The adjacent property owners on each side do have existing driveways near our proposed driveways. The proximity of the existing driveways and our new driveways requires a variance per UDC 166.08(F)(2)(a). I believe consideration should be given to our reduction in driveways from five existing to our proposed two driveways. Thank you for your consideration for this variance application. Sincerely, Jonathan Hope Subdivision Commitee up Augus 3, 2023 Ag a Item 2 LSD-2023-0007 (CRYE LIEKE NEW CILITY) Page 15 of 29 Figure 1: Site Plan and Closeup Tff ZT -M 4 /jj Z SO, 1.4, wd Su ivision Co mitee August 2023 Agenda tern 2 LSD-2023-0007 (CRYE Ll KE NEW FA LITY) . -.- - - of 29 1 31 I ft::x�z Figure 3: Grading Plan division Commitee August 3, 2023 Agenda Item 2 LSD-2023-0007 (CRYE LIEKE NEW FACILITY) Page 17 of 29 M....,.,. w Subdivision Commitee Figure 4: Tree Preservation Plan August 3, 2023 Agenda Item 2 LSD-2023-0007 (CRYE LIEKE NEW FACILITY) Page 18 of 29 NORTHEAST ELEVATION (LEFT SIDE FROM FRONT) NORTHWEST ELEVATION (FRONT) SOUTHEAST ELEVATION (REAR) 111100117 SOUTHWEST ELEVATION (RIGHT FROM FRONT) CRYE-LEIKE COMMERCIAL RETAIL CENTER CRYE-LEIKE COMMERCIALAND TITLE REALTY TENANT FINISH -OUT 2518 NORTH COLLEGE AVENUE FAYETTEVILLE, ARKANSAS Figure 5: Original Proposed Elevations Figure 6: Revised Side Elevation RREfINISHED METAL GUTTER TO MATCH ROOF _ --INSHED-TRIM TO MATCH ROOF - __�BRICKVENEERCOLORAH TABLE CTE PITENT IS FORT THE WATERTABLE TO COURSE MTH BRICK -SEE VM N BRICK VENEER COLOR BRICK sOL.EF. C.-1I ... LSOHT FIXTURE - SEE ELEC. ANCHIXt DETALS -AST WATERTABLE WRHT MATCHING MORTm BRICK COLOR 12 Subdivision Commitee August 3, 2023 Agenda Item 2 LSD-2023-0007 (CRYE LIEKE NEW FACILITY) Page 19 of 29 x v I I I Qi � <Z 1 If qj /y Q- II kM� �G i a - -`- J rrScs' —_— — — — _77 /'------------- _ _ �T� I zzi Subdivision Committee Figure 7: Existing Driveway Distances \ I August 3, Item 2 9' 9 Y Agenda Item 2 LSD-2023-0007 (CRYE LIEKE NEW FACILITY) Page 20 of 29 17I�i lilv(1 D Figure 8: Existing Driveway Locations within 50' of Parcel Boundaries V O Cr C� O N O O O O ommitee —mot 3, 2023 Agenda Item 2 LSD-2023-0007 (CRYE LIEKE NEW FACILITY) Page 21 of 29 Figure 9: Overall Traffic Accident Exhibit, 2017-2021 City of Fayetteville, AR 12023 Figure 10: Southern Entry Traffic Accident Exhibit, 2017-2021 + Fatal injury • Incapacitating Injury Subdivision Commitee August 3, 2023 Agenda Item 2 LSD-2023-0007 (CRYE LIEKE NEW FACILITY) Page 22 of 29 765-16020-000 X q 13 y t i L I• x" • Figure 11: Northern Entry Traffic Accident Exhibit, 2017-2021 ASSESSMENT: NORTH OF NORTH STREET Transportation Environment Average Daily Traffic -Average Daily Traffic Stations • ATR Site • Classification Count • Volume Count others Historic Traffic Crashes 2016 Crashes Crash (2016) + Fatal injury • Incapacitating Injury O Non -incapacitating injury • Possible injury • No apparent injury Crash Density (2016) 0 Sparse - Dense Traffic Crashes 2017-2021 Crashes ��� Crash (2017-2021) + Fatal injury _ _ _ _ • Incapacitating Injury Aesthetic/Visual Environment r Ease of access Traffic flow Pedestrian Public Bicycle Traffic Safety Overallrmage of N. property Ouality between Quality between Parking lot Signs and to businesses nnronment, transportahon accommodation College Ave ma,ntenance North Street and Fulbright EaPWy to appearance landscape -likability, and service and upkeep Fulbright EKpwy city 1—ts access • Strongly negative ` Somewhat negative • Neither negative nor positive • Somewhat posltrve • Strongly positive Subdivision Commitee Figure 12: Public Perception of Traffic Safety, Excerpt from 218 Corridor Master Plan August 3, 2023 Agenda Item 2 LSD-2023-0007 (CRYE LIEKE NEW FACILITY) Page 23 of 29 THE ACCESS FRAMEWORK Route 71B and its predecessor facilities developed as the primary transportation route through Northwest Arkansas, connecting its communities and becoming its primary artery for commerce. Appropriately, concepts for a future multi -modal, urban corridor start with the supporting transportation structure. The transportation system analysis in Chapter Two suggested that many of the functional and safety problems along 71B, and primarily the College Avenue segment. stem from a dependence on this single corridor for regional, intra-city, and local movements. This is largely caused by the lack of a web of connecting streets to provide alternatives for moving to, through, and around the corridor. OVERALL STRATEGIES The overall Transportation Framework. then, proposes the following strategies: • Developing a street network that complements North College Avenue and to a lesser degree South School Avenue. This provides alternative routes for local circulation, helping to reduce congestion, traffic conflicts, and potentially crashes along the street and at major intersections. • Managing access along the corridor and reducing the number of driveway cuts and turning conflicts. Techniques to retain good local access include building alternative routes, providing more public street intersections to replace curb cuts and improve user orientation, and establishing shared access points with better interconnections among existing parking lots and driveways. • Modifying street sections along 71B itself to improve pedestrian and in some cases bicycle access, calming traffic where needed, and 'right- sizing"segments of the corridor to be more consistent with actual traffic volume. • Improving major points of congestion and clusters of crashes. • Improving pedestrian and bicycle crossings of the corridor. • Developing a parallel shared use path system that provided access to most of the corridor's present and future destinations and connects to the regional trail system, including the Razorback Greenway and the planned Sublett Creek Trail. • Enhancing public transportation for local access and accommodating a future regional bus rapid transit (BRT) line with specific station stops. • Using the above features to open land for future mixed -density development with a major residential component. ACCESS FRAMEWORK COMPONENTS The Access Framework is bolt on the following components, illustrated in the Access Framework Maps on successive pages. 71B Main Line This is the main South School/Archibald Yell/College Avenue route between Cato Springs and the north city limits. Starting from the south, South School with its high capacity and relatively low volume would be converted to three -lane section (two direct and a center two-way turn lane) with protected bicycle lanes and continuous sidewalks on both sides. The Fayetteville Mobility Plan proposes a three -lane section with a shared use path and sidewalk for the Archibald Yell segment. The North College segment between North and Millsap would retain four through lanes with a raised median or a two-way center turn lane. depending on specific contexts and access needs. Where techniques like interconnected parking lots, shared driveways, 'slip lanes," redesigned parking lot circulation are feasible without adverse impact to businesses, medians would be used to reduce traffic conflicts, increase safety and pedestrian access, and improve visual quality. Where land use patterns make this impossible, two-way turn lanes will be used, using patterned pavement to provide better definition and appearance. Existing Circulator and Collector Streets These existing streets either complement College and South School or provide east -west access to provide alternative routes to the main corridor. They are the foundation of the local street network and can provide routes for local traffic with better connectivity. For example. Villa Boulevard and Plainview parallel College could help relieve local traffic on College. But Villa's angle of intersection with College is very acute and is currently closed and Plainview is discontinuous. Sunbndge. Drake, Appleby. Rolling Hills. Harold. Longview, and Millsap all connect to the College corridor from the west and east. However. these streets sometimes have offset intersections or lack connections to other functional streets. As a result, Figure 13: Access Framework, Excerpt form 71B Master Plan by a land swap for the existing Masonic right-of-way, or use of the north drive of the existing shopping center. A new access would be developed from the new Masonic alignment to College Marketplace. and the existing traffic signal at Masonic would be relocated to the south, providing more separation from the Millsap intersection. • With redevelopment. a circulator link between Township Road and the Sunbndge and College intersection, extending Shiley Drive north of Township_ This would provide a bypass for some eastside traffic around the Township intersection, Private Connected Circulation 76 bikeway connection and then north as a sidepath along the Plainview connection. Urban Intersection Nodes • High visibility crosswalks with streetscape elements and refuge medians if possible at signalized intersections. These include Sunbridge. Rolling Hills. Masonic. and Millsap- • Protected pedestrian crossings with refuge median at or near Golden Eagle and Harold. • Redesign of Fiesta Square parking lot, envisioning circulation drive along building front as an interior street with continuous pedestrian `— access. • Aligned and shared driveway cuts, connecting the proposed eastside and westside collectors and College, effectively creating a web of local access ways around the main line. • Maximum interconnection of interior drives to form slip lanes and incorporation of large rear service and drive areas into the overall circulation system across property lines. Regional Shared Use Trail Connections/On-Street Bikeways • New development and access configuration at Fiesta Square will maintain the connection (now a pilot project) to connect the Razorback Greenway and Old Missouri/Old Wire b cycle facilities. This bridges the gap between the Appleby bike lanes and Rolling Hills protected bike lanes. • An extended bike route west is available by using the Scull Creek Trail portion of the Greenway to Drake Street. College Avenue Trail Network • Shared use path network parallelling College on both sides and to accommodate pedestrians, bikes, e-bikes, scooters, and other low - impact mobility conveyances. East side route generally follows the base of the hills and uses surplus space through or adjacent to service areas behind buildings and new routes through potential redevelopment projects. • West side corridor follows rear property lines and available existing separations between buildings to connect back to College between Township and Rolling Hills. It continues along the Fiesta Square Figure 14: Uptown Framework, Excerpt from 71 8 Master Plan this part of the corridor still depends on College for both local and regional circulation. New Circulator/Collector Streets New street segments can complete new routes to reduce local and turning traffic on College. Some of these new connections would also serve new development areas. The most important and promising of these is combining Appleby Drive and an extended Plainview Avenue to create a north -south parallel route. This new route establishes a new public street through the existing Fiesta Square parking lot and would ultimately connect across the Fulbright Expressway to Mall Avenue. Rolling Hills Drive would intersect to this new street with a roundabout within the current Fiesta Square site. Connections of Longview. Masonic. and Harold west to the new Plainview connection completes an effective circulation grid to relieve local traffic on College. Realignments of Masonic and relocation of the traffic signal to the south can provide a better western access for the Whole Foods center, and increase the distance between signals at Millsap and Masonic. Extending North Front south to Harold Street with future redevelopment relieves the lack of an outlet for Millsap east of College and provide a circulator route for businesses and development on the east side of College Avenue. Major Intersection Redesign Some major intersections in the 71B study area present chronic problems for all users and warrant special consideration. These include the Archibald Yell/Rock/and College intersection and the North College/Fulbright Expressway interchange. Both were addressed in the Mobility Plan, and refined concepts are provided later in this plan. Private Connected Circulation Routes These are drives or parking aisles that either are or can be connected to provide better access between individual properties. They can help reduce the number of curb cuts along the street, again reducing traffic conflicts. When two-way turn lanes are used on parts of College. these curb cuts should line up across from each other wherever possible. Off -Street Trail Network The Access Framework and street sections propose continuous sidewalks on both sides of South School and College Avenue. and upgrading the existing sidewalk on at least one side of Archibald Yell. Beyond sidewalks Transit (BRT) Stations • Potential BRT stop at either Rolling Hills orrelocated Masonic. depending on development objectives. Only one slop is needed in this segment, and choice may depend on timing of redevelopment. Diagram displaying the Appleby/Rolling Hills/ Plainview link at Fiesta Square (highlighted in red) r-. lam, - C Subdivision Commitee August 3, 2023 Agenda Item 2 LSD-2023-0007 (CRYE LIEKE NEW FACILITY) Page 24 of 29 ft-D-10044L, .� \ • fr � 5 i ;W,WL- ,WON irMir 11111111111111P Vim � a J riN APPROXIMATE PROJECT LOCATION f cD 1 r r' f' r r r �r ' a t Township Rd NORTH..COMPONENTS North College Ave with 4 travel lanes, median with protect- ed left turns or two-way turning lane where necessary, ac- cess management, and continuous sidewalks on both sides. Villa Blvd intersection redesign 2 3 Continuous shared use path on west side of corridor 4 Drake Street right -sizing with bike lane/shoulders 5 Rear collector connection to serve potential redevelopment. linking Township with Sunbridge intersection 6 Continuous shared use path on east side of corridor 7 Aligned shared curb cuts on opposite sides of College 13 Appleby bike lanes with connection to Razorback Greenway Appleby -Plainview connection and roundabout to Rolling 9 Hills with possible Fiesta Square parking redesign and new development 10 Rolling Hills protected bike lanes to Old Missouri/Old Wire path system. NORTH TO TOWNSHIP FRAMEWORK COMPONENTS Interior street continuity with redesign of office and retail 11 developments north of Rolling Hills, with connection to fu- ture Market -Lee -Hemlock collector 12 Shared front driveways/slip lane with access consolidation 13 Plainview connection to provide continuous local collector on west side to Millsap and eventually to Mall. 14 New Harold Street connection linking Plainview collector and College corridor. 15 Street segment to fill Longview Street gap to west side de- velopment areas 16 New Masonic alignment between Whole Foods and Lewis Ford to provide alternative local access to shopping center 1� Relocation of Masonic Street signal to south; existing Whole Foods shopping center access is retained New alignment for Masonic Street on south side of Superior 18 Nissan or north side of shopping center lot. Possible land trade with auto dealership involving existing Masonic Street right-of-way. Connection of Market Avenue and shopping center service 19 drive and/or Sara Lane into a unified route between Rolling Hills and Harold, aligning with Lee Avenue north. Shopping center redevelopment that includes continuation 20 of the east -side collector using a continuation of Lee Avenue and connection to a Hemlock Avenue extension. 21 Extension of Hemlock south of Millsap to Masonic, complet- ing the east side collector south to Rolling Hills. Shaded rows indicate projects that require redevelopment Figure 15: Uptown Framework Diagram, Excerpt from 718 Master Plan Subdivision Commitee August 3, 2023 Agenda Item 2 LSD-2023-0007 (CRYE LIEKE NEW FACILITY) Page 25 of 29 TOMORROW'S CORRIDOR: RETHINKING 71B a r a - a a Parking rdtfun a building footprint. screerdngpark/ng w,th Pro leetup Parking bays separatedbyWitscaped corridors. Requiring a fawscaped separation Parking containedat or III level below storefronts. This concept on a significant between each three contiguous Parking bays breaks up large expanses o/parking when grade wrmin the walls of the building street permits both at -grade parking and they occur (Derby. KS) support three iI of.ban—tin street-/a[inq retarl(Iowa City, IA) above with minimal surface parking (Wauwatosa, wD drive aisles with a residential street character. and trail and greenway REGULATORY DIRECTIONS corridors to provide positive common ground between residential and commercial uses. Many of the regulatory items noted above will ultimately be incorporated • Creating residential clusters and neighborhoods that connect to into Fayetteville's UDC as design standards or form -based elements surrounding commercial development but have sufficient critical mass within a possible UT or other format. This section presents more detailed and common space to form an interior residential environment. approaches, implementing corridor -wide guidelines. It identifies objectives and provide sample language and quantitative factors that can provide a • Orienting commercial and residential service areas toward each other starting point for discussion and negotiation. or locating commercial service areas to avoid impacts on residential neighbors. Establishing a gradient scale on projects adjacent to pre-existing single-family residential neighborhoods, stepping residental density or project intensity down from highest along the 71B corridor itself to lowest adjacent to low -density development. An approach to consider might be limiting new residential density to a specific increment (for example 200%) within 100 feet (or a typical lot depth) of pre-existing developed residential blocks. • Managing the size and visibility of commercial signage, focusing signage toward the main corridor. The City of Fayetleville's implementation of good planning policies, strong site development design standards for multifamily and non-residential uses. and zoning districts with form -based components have addressed land use transitions along 71B- These districts and standards, paved with the transportation framework and illustrative plans within this study, will help ensure that the evolution of the 718 corridor also benefits surrounding parts of the city. continuous drive aisles, slip lanes, and other techniques to connect parking lots serving different properties to minimize points of direct access to 71B. • In order to provide full access. mid -block direct driveway accesses to 71B on opposite sides must be aligned with each other These accesses may be provided at median cuts with protected left turns or at least 150 feet from intersections on sections with two way turn lanes. CONTEXT -SPECIFIC BUILDING SCALE Objective: Establish building scale and form appropriate to different settings along the 77B corridor. Potential approaches: Establish a maximum, uninterrupted building length of 200 feel along the North College Avenue segment between North Street and the north city limits: 100 feet along the Archibald Yell segment between Rock Street and Martin Luther King Boulevard: and 150 feet along the South School Avenue segment from the MILK Boulevard intersection to Cato Springs Road. Provide flexibility to waive or expand these maximums for comprehensively planned projects on large sites in excess of five acres. These projects should demonstrate features that reduce the impact of larger buildings and increase their facade variety and quality. • Establish a typical maximum height of four stones over grade level along South School Avenue between Cato Springs Road and MILK Boulevard and along North College Avenue from North Street to the north city limits. Establish a three -level maximum for any development along Archibald Yell between MILK Boulevard and Rock Street. • Reduce the typical maximum height by one story for any building within ISO feet of any RSF or NC District. However. no reduction under this guideline should establish a maximum height less than three stones above grade level for any building. Increase scale and height levels at strategic locations including the Fiesta Square area. the Northwest Arkansas Mall site, potential development areas opened up as part of a modification of the Fulbright Expressway interchange. the former Co-op site, and key intersection nodes. Potential maximum building heights should be consistent with those of the UT District, with the exception of up to ten stones on any sites that would be made available by modifications of PARKIN Objective: Minimize amount and visibility of surface parking from 77B. Potential approach: • In new development, surface parking should avoid or minimize a location between the street facade of a building and the 71B corridor. If permitted. surface parking should not cover more than 25% of the area of the streetyard along 718 (the area of a rectangle between the street facing facade and the right-of-way line). Objective: Minimize the amount and visibility of parking serving multi- story structures. Potential approaches: • Multi -story buildings, typically with residential and office uses on upper levels. should maximize opportunities to locate their parking within the budding footprint or a parking structure. • At least 50%of the exterior of parking along and visible from 71B or 127 Step-bolk biI .._„_.. :!.I ';.. � - " ., , 1, two (rather than Mee) -story minimum height at the oi,,ding hr) , provided that the project includes a higher budding.consistent with UT mouvements. behind.. the Fulbright Expressway intersection. Node locations are identified in the subdistrict recommendations shown in the following section. PLACEMAK/NG AT URBAN NODES Objective: Define Urban Place Intersections at key locations, where higher densities are established for new projects and a context -specific street definition is required. Potential approaches. Define key urban place intersections along the 71B corridor. Candidate urban places include intersections of 71B with 15th Street, MLK, Sycamore, Township. Rolling Hills. and Mtllsap. • For new development at urban places. establish a build -to zone that defines the corner while providing room for amenities, Including a corner place and transit accommodations. A reasonable build -to zone would include a maximum setback of 25 feet from the curb line of 718 and intersecting major streets. • For new urban place intersections. require a three-story minimum height and up to a maximum as provided by the UT Urban Thoroughfare district. A step -back building is permitted with a two- story component on the build -to line, stepping up to a higher building block behind (see accompanying illustration). 128 intersecting streets Included in the city's Master Street Plan should be screened at street level by another building (such as a retail storefront), earthwork with landscaping (such as a landscaped berm). or a facade similar in design to the rest of the building. • Maintain flexibility to modify parking standards on an individual basis when a project demonstrates that its potential density, special urban design features. or building and site design quality provide benefits that compensate for reduced screening or landscaping. Objective: Reduce the scale and impact of lots, minimize heal island effects, and provide more effective interior storm water management. Potential approaches: • In surface parking lots, provide a landscaped corridor of at least 20 feet for every three contiguous parking bays. A parking bay is defined as one or two strips of perpendicular or diagonal parking and the drive aisle that serves them. The landscaped corridor should include stormwater management techniques such as rain gardens. • For surface parking lots with a capacity of 50 or more spaces. provide permeable pavement for at least 50%of paved area. • Divide parking lots with a capacity of 150 or more spaces into parking blocks of not more than 75 stalls, separated by landscaped corridors. • For parking lots with 100 or more stalls, provide deciduous tree cover that shades a minimum of 25%of the paved area of the lot. Specific crown diameters for acceptable trees will be established in the UDC. ACCESS MANAGEMENT Objective: Minimize number of curb and driveway cuts along 7I8 to reduce conflict points and traffic friction along the corridor and improve connectivity for pedestrians and personal mobility modes. Potential approaches: The design of existing surface parking lots should be modified as follows: • Replace existing direct access from parking facilities to 71B with access from available intersecting streets whenever possible, provided connections to these streets have full access in both directions. • When intersecting streets are not available. provide shared, • New development should provide space for an urban corner amenity. incorporating landscaping. street furniture. special lighting, or other features. Site design at potential BRT station stops should provide adequate space to accommodate pedestrian circulation, a transit station or shelter, and related amenities. ACTIVE TRANSPORTATION CONNECTIVITY/ORIENTATION Objective: Provide connectivity and utility for pedestrian, bicycle, and personal mobility devices. Potential approaches: • Site plans for new development projects should provide access and easements as required for shared use paths and roadways, generally as provided in Transportation Framework. Flexibility in routing through a site should be permitted, provided that overall performance standards for directness. safety. and experience are met. • Developments with frontage along 716 should provide front facades with direct, safe, and secure pedestrian connections from the public sidewalk to the budding entrances. Buildings adjacent to a shared -use path identified in this plan should provide a finished facade to the path and a direct, safe. and secure connection from the path to the adjacent building. • New developments should include construction of a six-foot sidewalk segment along 71B, consistent with city standards and overall street design concepts. Subdivision Commitee August 3, 2023 Agenda Item 2 LSD-2023-0007 (CRYE LIEKE NEW FACILITY) Page 26 of 29 itee 023 m2 LSD-2023-0007 (CRYE LIEKE NEW FACILITY) Page 27 of 29 LSD-2023-0007 SOUTH OF 2530 N. COLLEGE Close Up View AVE M A D R I D ST 4. RPZD � W G v ' C-1 Sur1BRIDGE DR RMF-2a O. I R-O ubject Property I ---------- W a > TOWNSHIP S Neighborhood Link Regional Link - High Activity Unclassified Residential Link Hillside -Hilltop Overlay District ~ Planning Area _ ! Fayetteville City Limits — — — Trail (Proposed) Feet 0 75 150 300 450 600 1:2,400 RSF-4 BROPHY C 74 l,0 A& NORTH RSF-4 RM F-24 RMF-40 Residential -Office C-1 C-2 Neighborhood Conservation Commercial, Industrial, Residential Subdivision mitee 2023 tern 2 LSD-2023-0007 (CRYE LIEKE NEW FACILITY) Page 28 of 29 LSD-2023-0007 SOUTH OF 2530 N. COLLEGE Current Land Use AVE NORTH r p 3 p a s. f Commercial" T F4 SUNBRIDGEbR "` Subject Property° F F '1 x Commercial _ - JEW / l�\ _ram` A ° r 1 : ;' - - Single -Family Residential --TOWNSHIP ST Commercial aa° An r MIL 215 Neighborhood Link FEMA Flood Hazard Data Regional Link - High Activity Unclassified 100-Year Floodplain Residential Link Feet Floodway - - - Trail (Proposed) 0 112.5 225 450 675 900 i� Planning Area I_ _ Fayetteville City Limits 1:3,600 Subdivision C rr Augus 3, mitee 2023 tem 2 LSD-2023-0007 (CRYE LIEKE NEW FACILITY) Page 29 of 29