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HomeMy WebLinkAbout2023-10-12 - Agendas - FinalCITY OF FAYETTEVILLE ARKANSAS Subdivision Committee Meeting October 12th, 2023 9:00 AM 113 W. Mountain, Room 326 Members: Jimm Garlock (Chair), Sarah Sparkman, Fred Gulley City Staff: Jessie Masters, Development Review Manager Call to Order Consent: None. Old Business: None. MEETING AGENDA New Business: 1. PPL-2022-0012: Preliminary Plat (WEST OF N. HUGHMOUNT RD/HUGHMOUNT SOUTH, 285): Submitted by JORGENSEN & ASSOCIATES for property located WEST OF NORTH HUGHMOUNT RD. The property is zoned RSF-8, RESIDENTIAL SINGLE-FAMILY, EIGHT UNITS PER ACRE, R-A, RESIDENTIAL AGRICULTURAL, AND NS-G, NEIGHBORHOOD SERVICES -GENERAL and contains approximately 19.43 acres. The request is for the preliminary plat of 48 residential lots, three unbuildable lots, and one lot reserved for future development. 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. 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. Mailing Address: 113 W. Mountain Street www.fayetteville-ar.gov Fayetteville, AR 72701 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 $AV ARKANSAS SUBDIVISION COMMITTEE MEMO TO: Fayetteville Subdivision Committee THRU: Jessie Masters, Development Review Manager FROM: Donna Wonsower, Planner Melissa Boyd, Staff Engineer Alan Pugh, Staff Engineer Melissa Evans, Urban Forester MEETING: October 12, 2023 SUBJECT: PPL-2022-0012: Preliminary Plat (WEST OF HUGHMOUNT RD/ HUGHMOUNT SOUTH, 285): Submitted by JORGENSEN & ASSOCIATES for property located WEST OF HUGHMOUNT RD. The property is zoned RSF-8, RESIDENTIAL SINGLE-FAMILY, EIGHT UNITS PER ACRE, R-A, RESIDENTIAL AGRICULTURAL, AND NS-G, NEIGHBORHOOD SERVICES GENERAL and contains approximately 19.43 acres. The request is for the preliminary plat of 48 residential lots, three unbuildable lots, and one lot reserved for future development. RECOMMENDATION: Staff recommends forwarding PPL-2022-0012 to the full Planning Commission. RECOMMENDED MOTION: "1 move to forward PPL-2022-0012 to the full Planning Commission, recommending: • In favor of requested variance to §166.08(E)(1)(C): Block Length; • In favor of recommended right-of-way dedication; • In favor of recommended street improvements; and All other conditions as outlined by staff." BACKGROUND: The subject property is in northwest Fayetteville at the boundary of the city limits, approximately 1/8 of a mile north of the intersection of W. Wheeler Rd. and N. Hughmount Rd. The property is zoned RSF-8, Residential Single -Family, Eight Units Per Acre, R-A, Residential Agricultural, and NS-G, Neighborhood Services General. The property is partially overlaid by FEMA regulated Floodway/Floodplain and Fayetteville's Streamside Protection zones. A 2,100 square foot single- family dwelling constructed in 1994 is located in the southeast corner of the site, and is part of the lot designated for future development. 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 / Detention Pond RSF-8, Residential Single -Family. Eight Units per Acre R-A, Residential Agricultural South Single -Family Residential / Floodplain Fayetteville Planning Area East Single -Family Residential R-A, Residential Agricultural West Single -Family Residential / Floodplain Fayetteville Planning Area — mittee Mailing Address: October 12, 2023 113 W. Mountain Street PPL-20 ,lAOUCflWUN(( cFkOUTH) Fayetteville, AR 72701 Page 1 of 28 Proposal: The applicant proposes a single-family residential subdivision with 48 residential lots, three unbuildable lots, and one lot reserved for future development on 19.43 acres. One variance was submitted with the request: Variance: §166.08(E)(1)(c): Block Length. Intersections shall occur at a minimum of one (1) every 660 feet on Residential Link and Downtown/Urban Streets. The applicant has requested a variance from this requirement given barriers to development on the adjacent properties due to existing subdivision developments. o Staff recommendation: Staff recommends approval of the proposed variance request with added conditions. The abutting property to the north and east is fully encumbered by either existing homes or a detention pond, inhibiting a second connection to the north that would meet minimum block length requirements on the north side of W. Succulent Street. Staff recommends an added condition that an eight -foot wide trail connection shall be provided connecting the sidewalk on the north side of W. Succulent St. through the existing Hughmount Village access easement as shown on the attached Active Transportation memo. Construction of this trail connection shall be completed prior to approval of final plat. The addition of the trail connection will contribute to Goal 3 ("We Will Make compact, complete, and connected development the standard') and Goal 4 ("We will grow a livable transportation network.') of City Plan 2040 and will complete a portion of trail designated on the Active Transportation Master Plan. The west side of N. Glenmoor Drive also does not meet minimum block length standards; however staff notes that since 727 feet of the proposed 864 foot block length is located on an adjacent parcel, there are limited options on the applicant's property to reduce the block length. Staff has no additional recommended conditions for N. Glenmoor Drive. Right -of -Way to be Dedicated: For W. Hughmount Road, the applicant proposes a total of 33.5 feet of right-of-way from the centerline of the street in line with typical Neighborhood Link Streets. As shown, this will require a variable dedication from 3.48 feet to 4.04 feet from edge of the existing right-of-way. The applicant proposes to dedicate 52 feet of right-of-way for the internal streets in alignment with the Residential Link Street section for what is currently identified as W. Succulent Street, W. Allum Street, N. Crocus Manor, and N. Glenmoor Drive. Staff's full recommendation is under the Street Improvements section. Street Improvements: W. Hughmount Road: The applicant is proposing typical master street plan standards for a Neighborhood Link Street, including 8-foot sidewalks and 10-foot greenspace. Additionally, curb and gutter are proposed per the Master Street Plan section. o Staff recommends in favor of improvements as proposed along W. Hughmount Rd, with an assessment for the bridge at Clabber Creek in the amount of $126,840. Additional information on assessment calculations are included in the engineering memo. Engineering notes that previous assessment recommended amounts were calculated using an outdated ArDOT cost value, resulting in an increased recommendation when using current standards. Internal Streets (W. Succulent Street, W. Allum Street, N. Crocus Manor, and N. Glenmoor Drive) The applicant is requesting to develop the streets under the Residential Link Street standards, with 6-foot sidewalks on both sides of the street, 6-foot greenspace, a seven -foot parking lane and two travel lanes (nine and ten feet). Staff recommends in favor of improvements as proposed. Subdivision Committee October 12, 2023 PPL-2022-0012 (HUGHMOUNT SOUTH) Page 2 of 28 Block Length/Connectivity: The applicant is meeting typical connectivity requirements with street connections available to the north, south, east, and west. A variance has been requested for block length requirements for the north side of W. Succulent Street and the west side of N. Glenmoor Drive (see staff recommendations). Water and Sewer System: The applicant is proposing to extend approximately 2,599 linear feet of 8" water main to provide domestic water and fire protection to the development and approximately 2,676 linear feet of 8" sanitary sewer to serve the development. Tree Preservation: Canopy minimum requirement (R-A): 25% Canopy minimum requirement (RSF-8): 20% Canopy minimum requirement (NS-G): 20% Existing canopy: 13% Preserved canopy: 9% Mitigation required: 135 two-inch caliper trees Parks: The Parks and Recreation Advisory Board (PRAB) reviewed this proposal at a meeting held on December 5, 2022. The Parks and Recreation Advisory Board recommended fee -in -lieu of parkland dedication in the amount of $52,272 based on the number of proposed single-family lots. Park fees are due prior to building permit issuance. Public Comment: Staff received a phone call from a neighbor concerns about the impact of the development on W. Hughmount Rd., specifically relating to the proximity of a blind corner to the south and whether the Clabber Creek bridge will be able to support additional traffic. RECOMMENDATION: Staff recommends forwarding PPL-2022-0012 to the full Planning Commission. Conditions of Approval: 1. Subdivision Committee recommendation of right-of-way dedication. Staff recommends right-of-way dedication as follows: W. Hughmount Road: Staff recommends right-of-way dedication in the amount of 33.5 feet from center line, in line with the Neighborhood Link Street standards. Internal Streets (W. Succulent Street, W. Allum Street, N. Crocus Manor, and N. Glenmoor Drive): Staff recommends 52 foot right -of way dedication, in line with the Residential Link standards. 2. Subdivision Committee recommendation of street improvements. Staff recommends street improvements as follows: W. Hughmount Road: Staff recommends a 8-foot sidewalk be constructed with 10- foot greenspace, with curb, gutter, and storm drain improvements as shown. Additionally, an assessment of $126, 840 shall be paid towards the replacement of the bridge at Clabber Creek. Internal Streets (W. Succulent Street, W. Allum Street, N. Crocus Manor, and N. Glenmoor Drive): Staff recommends in favor of the Residential Link Street section, Subdivision Committee October 12, 2023 PPL-2022-0012 (HUGHMOUNT SOUTH) Page 3 of 28 with six foot sidewalks and six foot green space on both sides, 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)(1)(c): Block Length. Intersections shall occur at a minimum of one (1) every 660 feet on Residential Link and Downtown/Urban Streets. Staff recommends in favor of the requested variance with the following conditions: a. An eight -foot wide trail connection shall be provided connecting the sidewalk on the north side of W. Succulent St. through the existing Hughmount Village access easement as shown on the attached Active Transportation memo. Construction of this trail connection shall be completed prior to approval of final plat. 4. Parkland fees -in -lieu of dedication are required in the amount of $52,272 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. Conditions of approval from Engineering, Urban Forestry, and Parks are included in the official conditions of approval, including; a. Address outstanding plan comments as noted in the online portal and attached staff memos. b. A wetland delineation must be provided with the grading permit application, and a jurisdictional determination by the US Army Corp of Engineers may be required. Standard conditions of approval: 7. All existing overhead utility lines 12kV and under shall be relocated underground. All proposed utilities shall be located underground; 8. 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; 9. 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; 10. All lots shall be labeled with addresses as approved by the 911 Coordinator on the final plat; 11. A floodplain development permit is required prior to construction for any grading or structures in the flood zone; 12. 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); 13. 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 Subdivision Committee October 12, 2023 PPL-2022-0012 (HUGHMOUNT SOUTH) Page 4 of 28 14. Preliminary plat approval shall be valid for one calendar year. Subdivision Committee Action: O Tabled O Forwarded O Denied Meeting Date: October 12, 2023 Motion: Second: Vote: BUDGET/STAFF IMPACT: None. ATTACHMENTS: • Staff Memos o City Engineering Memo o Urban Forestry Memos o Parks Memo o Active Transportation Memo • Cover Letter • Variance Request Letter • Site Plans • Truck Turning Exhibit • Staff Recommended Condition: Trail Connection • One Mile Map • Close -Up Map • Current Land Use Map Subdivision Committee October 12, 2023 PPL-2022-0012 (HUGHMOUNT SOUTH) Page 5 of 28 CITY OF FAYETTEVILLE ARKANSAS TO: Donna Wonsower, Planner FROM: Melissa Boyd, Staff Engineer DATE: October 11, 2023 SUBJECT: Subdivision Committee Engineering Comments for PPL-2022-0012 HUGHMOUNT SOUTH STAFF MEMO Street Improvements: Staff is recommending an assessment for off -site improvements to replace the bridge at Clabber Creek on Hughmount Rd. in the amount outlined below: Bridge Information: • Bridge Length: 175 feet (to span floodway) • Bridge Width: 40 feet (two 12-foot wide lanes, 8-foot sidewalks each side) • Total Bridge Area: 7,000 square feet (SF) • Bridge Cost: $240 per SF (Ref. attached ArDOT Cost Per Mile, revised Dec. 2022) • Estimated Bridge Construction Cost: 7,000 SF x $240 per SF = $1,680,000 Proportional Impact: Average Daily Trips: 48 single-family lots x 9.43 (avg. rate) = 453 vehicles per day (vpd) Hughmount Rd. (Neighborhood Link) Service Volume: 6,000 vpd Percentage from this Development: 453 vpd / 6,000 vpd = 7.55% Proportional Amount for Assessment: 7.55% x $1,680,000 = $126,840 As a note, the recommended assessment amount of $78,410 provided throughout the Technical Plat reviews was calculated using an outdated ArDOT Cost Per Mile value of $147 per SF, as well as an average trip generation rate of 9.52 from a previous Trip Generation Manual. Water: The applicant is proposing to extend 2,599 linear feet of new 8" water main to provide domestic water and fire protection to the development. Sewer: The applicant is proposing to extend 2,676 linear feet of new 8" sanitary sewer main to serve the development. Natural Features: An unnamed tributary of Clabber Creek and FEMA Zone AE floodplain with associated Streamside Protection Zones is present along the eastern portion of the subject property near Hughmount Rd. The applicant's engineer and staff have been coordinating on the No Adverse Impact study for the box culverts being proposed to cross the floodway. Staff has not had a chance to review the most recent revisions submitted 10/5/2023 but will reach out to the applicant for further coordination if there are any questions with the study or the compensatory storage calculations. Mailing Address: Subdivision Committee 113 W. Mountain Street www.fayettevi0etEdwgM2023 Fayetteville, AR 72701 PPL-2022-0012 (HUGHMOUNT SOUTH) Page 6 of 28 A no feasible alternative determination request has been made to the City Engineer to install sewer across the Streamside Protection Zones on the southern portion of Lot 52 and has been approved. Further coordination of how the sewer crossing will be installed will be done with the grading permit. GIS indicates hydric soils appear to be present on this site, which are potential indicators of wetlands that may be jurisdictional. A wetland delineation must be provided with the grading permit application, and a jurisdictional determination by the US Army Corps of Engineers may be required. Drainage: This development is required to meet the four Minimum Standards of the Drainage Criteria Manual. Two detention ponds are shown on the plans. Minimum Standard 1 water quality requirements are proposed to be met by using AquaSwirl hydrodynamic separators. Minimum Standard 2 channel protection requirements are indicated to be met by sizing the outlet structure to detain and release the runoff from the 1-year, 24-hour storm over a period of 40 hours for both ponds. Similarly, Minimum Standards 3 and 4 requirements for overbank and extreme flood protection are shown to be met by sizing the outlet structure so that peak flows post -development do not exceed pre -development peak flows. Plan Comments: 1. Pond 1 outfall, including level spreader/rip rap, must be outside of the Streamside Protection Zones or be added to the no feasible alternative request if the outlet cannot daylight before encroaching into the Management Zone as shown on the plan. 2. Provide confirmation from Urban Forestry that the outfall location for Pond 1 does not conflict with the Tree Preservation Area. 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 Committee October 12, 2023 PPL-2022-0012 (HUGHMOUNT SOUTH) Page 7 of 28 ESTIMATED COSTS PER MILE (REVISED DECEMBER 2022) THIS SHEET IS INTENDED TO AID PLANNERS IN OBTAINING A ROUGH ESTIMATE FOR PROJECTS IN EARLY PLANNING PHASES. THE FIGURES ARE AVERAGES FOR THE PAST 3 YEARS AND SHOULD BE ADJUSTED IF YOUR JOB IS OUTSIDE THE ORDINARY SCHEME OF WORK. CHECK THE LABEL ON THE FIGURE YOU ARE USING, SOME ARE "PER LANE MILE." CALL NICK DAIL AT (479) 360-7140 FOR ASSISTANCE. NEW ROADS (TURNKEY PROJECTS ON NEW LOCATION WITH "AVERAGE" DRAINAGE WITHOUT BRIDGE QUANTITIES) PER MILE ROAD TYPE URBAN RURAL -MOUNTAINS RURAL -OTHER 4 LANE FREEWAY $ 13,000,000 $ 15,400,000 $ 10,300,000 1 LANE RAMP N/A NIA $ 4,800,000 5 LANE $ 9,800,000 $ 8,900,000 $ 7,700,000 4 LANE $ 8,100,000 N/A N/A 4 LANE DIVIDED ARTERIAL $ 9,500,000 $ 10,300,000 $ 7,700,000 4 LANE DIVIDED ARTERIAL* N/A N/A $ 16,000,000 2 LANE ARTERIAL $ 4,600,000 $ 4,400,000 $ 4,000,000 2 LANE COLLECTOR $ 3,400,000 $ 3,400,000 $ 3,200,000 * IN A FLOODPLAW WITH BORROW DITCHES APPROACHES FOR STRS. & APPRS. PROJECTS (WITHOUT BRIDGE QUANTITIES) PER MILE ROAD TYPE URBAN RURAL -MOUNTAINS RURAL -OTHER NEW 2 LANE ARTERIAL $ 10,100,000 $ 8,800,000 $ 8,000,000 NEW 2 LANE COLLECTOR N/A $ 7,700,000 $ 6,400,000 URBAN RURAL 2 LANES TO 4 LANES $11,500,000 NIA 2 LANES TO 5 LANES $11,800,000 $ 8,700,000 3R WIDENING (2 LANES) $3,600,000 $ 2,750,000 DETOUR N/A $ 775,000 BRIDGES AND BOX CULVERTS (DOES NOT INCLUDE APPROACH ROADS. USE SO. FT. OF FINAL STRUCTURE.) NEW BRIDGE (ON -NHS) $ 270 PER SO. FT. DECK AREA (CONTACT BRIDGE DIVISION IN SEISMIC AREAS) NEW BRIDGE (OFF -NHS) $ 240 PER SQ. FT. DECK AREA (CONTACT BRIDGE DIVISION IN SEISMIC AREAS) WIDEN EXISTING BRIDGE $ 265 PER SQ. FT. OF NEW DECKAREA (OLD DECK RETAINED) REPLACE EXISTING DECK $ 88 PER SQ. FT. DECK AREA (NO NEW SUBSTRUCTURE) REMOVAL OF BRIDGE $ 24 PER SQ. FT. DECK AREA BOX CULVERT $ 150 PER SQ. FT. BOX TOP AREA DETOUR BRIDGES $ 180 PER SQ. FT. (MORE IN SEISMIC AREAS) HYDRODEMOLITION $ 55 PER SQ. FT. DECK AREA POLYMER OVERLAY $ 10 PER SQ. FT. DECK AREA WIDENING EXISTING ROADWAY URBAN RURAL 2 LANES TO 3 LANES $ 4,400,000 PER MILE $ 3,300,000 PER MILE 2 LANES TO 4 LANES $ 6,600,000 PER MILE $ 5,275,000 PER MILE 2 LANES TO 4 LANES DIVIDED * $ 6,900,000 PER MILE $ 6,275,000 PER MILE 2 LANES TO 5 LANES $ 7,250,000 PER MILE $ 6,000,000 PER MILE 2 LANES TO 5 LANES *" N/A $ 13,200,000 PER MILE 3 LANES TO 5 LANES $ 6,900,000 PER MILE $ 5,250,000 PER MILE 4 LANES TO 5 LANES $ 4,400,000 PER MILE N/A 3R WIDENING (2 LANES) $ 2,400,000 PER MILE $ 1,750,000 PER MILE 1 ADD'L. INTERSTATE LANE IN EACH DIRECTION W/ MEDIAN WALL $ 7,700,000 PER MILE 1 ADDITIONAL INTERSTATE AUXILIARY LANE (ONE DIRECTION ONLY) $ 2,600,000 PER MILE * 4 LANE DIVIDED HWY. USING EXISTING LANES AS TWO OF THE LANES ** IN A FLOODPLAIN WITH BORROW DITCHES EXISTING RECONSTRUCTION (NEW DRAINAGE, BASE, SURFACING, MINOR WIDENING) URBAN RURAL NON -FREEWAY $ 2,400,000 PER LANE MILE $ 2,100,000 PER LANE MILE FREEWAY (BOND ISSUE JOBS) (NO BRIDGES) $ 2,100,000 PER LANE MILE (RUBBLIZE & OVERLAY) $ 3,200,000 PER LANE MILE (FULL DEPTH RECONSTRUCTION) $ 350,000 PER LANE MILE (2" OVERLAY - NO BRIDGES) $ 250,000 PER LANE MILE (2" COLD MILLING & OVERLAY) $ 550,000 PER LANE MILE (2" COLDING MILLING & OVERLAY WITH 2- OVERLAY (4- ACHM TOTAL)) $ 1,600,000 PER LANE MILE (CONCRETE OVERLAY) FREEWAY PATCHING & REHABILITATION (FULL DEPTH PATCHING, MINOR DRAINAGE & BASE REPAIRS, SHOULDER REPAIR, CLEAN & FILL JOINTS, ETC.) $ 285,000 PER LANE MILE PAVEMENT FRICTION PROJECTS $ 200,000 PER LANE MILE SLIDE REPAIRS ROCK BUTTRESS $ 9,500,000 PER MILE SOIL NAIL WALL $ 5,900,000 PER MILE DRILLED RAIL WALL $ 9,400,000 PER MILE OVERLAYS (11 - 12 FOOT LANES, AVERAGE ACHM DEPTH = 2-) PG 64.22 PG 70.22 PG 76.22 ACHM OVERLAYS (PER LANE MILE) $156,000 $162,000 $168,000 COLD MILLING (ADD TO OVERLAY) (PER LANE MILE) $65,000 SINGLE DOUBLE ASPHALT SURFACE TREATMENT (PER LANE MILE) $22,000 $35,000 ULTRATHIN BONDED WEARING COURSE (5/8") (PER LANE MILE) $130,000 HIGH FRICTION SURFACE TREATMENT (PER LANE MILE) $235,000 FOG SEAL (PER LANE MILE) $20,000 MICROSURFACING (PER LANE MILE) $95,000 PHASE WORK BREAKOUTS (USE WHEN PROJECTS Will- BE DONE IN PHASES OR PARTS OF A PROJECT ARE COMPLETE AND ADDITIONAL WORK IS BEING PROGRAMMED: PAVE GRAVEL ROAD, PLACE BASE & SURFACING, ETC.) GRADING AND DRAINAGE (NO STRUCTURES, BASE OR SURFACING - NEW LOCATIONS) MOUNTAINOUS AREAS OTHER AREAS FREEWAY & PRIMARY $ 2,200,000 PER LANE MILE $ 1,600,000 PER LANE MILE OTHER ROADS $ 1,500,000 PER LANE MILE $ 1,260,000 PER LANE MILE SURFACING (INCLUDES BASE & SHOULDERS ON NEW LOCATION. INCLUDES BASE PREPARATION, DRAINAGE & MINOR WIDENING ON EXISTING GRAVEL ROADS) PG 64-22 PG 70-22 & PG 76-22 & CONCRETE LANES FREEWAY & PRIMARY $ 1,000,000 PER LANE MILE $ 1,500,000 PER LANE MILE PG 64-22 DOUBLE A.S.T. OTHER ROADS $ 900,000 PER LANE MILE $ 800,000 PER LANE MILE CABLE BARRIER PROJECTS SIGNALS $ 335,000 PER MILE $ 315,000 PER INTERSECTION SHOULDER WIDENING (ADDING SHOULDERS IN BOTH DIRECTIONS) SIGNALS WITH RADIUS IMPROVEMENTS 2' SHOULDER $ 100,000 PER MILE $ 450,000 PER INTERSECTION 4' SHOULDER $ 140,000 PER MILE SIGNALS WITH ADDED CAPACITY IMPROVEMENTS WIDENING FOR GUARDRAIL (SAFETY IMPROVEMENTS ONLY) $ 1,700,000 PER INTERSECTION $ 110 PER LIN. FT. GUARDRAIL REPLACEMENT (SAFETY IMPROVEMENTS ONLY I ROUNDABOUTS LENGTH INCLUDES TERMINALS AND THRIE BEAMS $ 72 PER LIN. FT. $ 1,900,000 PER LANE ON MAJOR MOVEMENT SIDEPATH (6' BERM. 10' PATH) INTERCHANGES (DIAMOND LAYOUT) $ 260,000 PER MILE ADDED TO EXISTING $ 13,000,000 EE�ACHH NEW ROUTE $8,000,00PWSZ022-0012 SHORING (AREA OF EXPOSED FACE) $ 85 PER SQ. FT. Subdivision Committee October 12, 2023 IUGHMOUNT SOUTH) Page 8 of 28 1� CITY of FAYETTEVILLE ARKANSAS URBAN FORESTRY LANDSCAPE PLAN COMMENTS To: Jorgensen + Associates From: Melissa Evans, Urban Forester CC: Donna Wonsower, Planner Meeting Date: October 12, 2023 Subject: PPL-2022-0012: Hughmount South: N. Glenmoor Dr., 285 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 Committee October 12, 2023 PPL-2022-0012 (HUGHMOUNT SOUTH) Page 9 of 28 b. Wheel Stops/Curbs X 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 Committee October 12, 2023 PPL-2022-0012 (HUGHMOUNT SOUTH) Page 10 of 28 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 12-13-22 10-11-23 07-31-23 09-11-23 09-26-23 Amount 135 0 33 Street Trees, 55 Lot Trees 10 40 60 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. Thank you for addressing previous items. 3 Subdivision Committee October 12, 2023 PPL-2022-0012 (HUGHMOUNT SOUTH) Page 11 of 28 URBAN FORESTRY (Ak TREE PRESERVATION COMMENTS CITY OF IRAYETTEVILLE ARKANSAS To: Jorgensen + Associates From: Melissa Evans, Urban Forestry CC: Donna Wonsower, Planner Meeting Date: October 12, 2023 Subject: PPL-2022-0012: Hughmont South: N. Glenmoor Dr., 285 1. Submittal Requirements Yes No NIA 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 808,873 100% Zoning Designation * Select Below with drop down arrow Combined Average (RSF-8, R-A, NS) 169,863 21% HHOD * Select Below with Drop Down Arrow No 0 0% Total Canopy for Minimum Preservation Requirements 169,863 21% Existing Tree Canopy * Minus Right of Way and Easements 102,296 13% Tree Canopy Preserved 72,787 9% Tree Canopy Removed *On Site 29,509 4% Tree Canopy Removed *Off Site 0 0% Tree Canopy Removed Total 29,509 4% Removed Below Minimum 29,509 4% Mitigation Requirements 29,509 4% Subdivision Committee October 12, 2023 PPL-2022-0012 (HUGHMOUNT SOUTH) Page 12 of 28 3. Mitigation Requirements Canopy below Number of 2" caliper requirement trees to be planted High Priority 29,509 135 Mid Priority Low Priority Total Mitigation Trees Required 29,509 135 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 167.04H1 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 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 Yes Yes Yes Yes Yes Yes Yes Yes No Yes No No Yes Yes Yes Yes Yes Yes Yes Yes No No No No No N/A No Yes Yes Yes Yes Yes Subdivision Committee 2 October 12, 2023 PPL-2022-0012 (HUGHMOUNT SOUTH) Page 13 of 28 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 Yes No X Tech Plat 12-13-22 07-31-23 09-11-23 09-26-23 Subdivision Committee 10-11-23 N/A X Planning Commission Approved Tabled Denied 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 in areas of the easements to be cleared for franchise utilities and Lot 16, and show root pruning on the plan in areas of cut. 3. Please minimize grading adjacent the large Oak tree #136 to lessen root damage. Subdivision Committee 3 October 12, 2023 PPL-2022-0012 (HUGHMOUNT SOUTH) Page 14 of 28 CITY OF _ FAYETTEVILLE ARKANSAS TO: Planning Division FROM: Zach Foster, Parks Planning DATE: December 12, 2022 SUBJECT: Parks & Recreation Technical Plat Review Comments PRAB Meeting Date: December 5, 2022 Project Title: Hughmount South Project Number: PPL-2022-0012 Project Location: S of W Crossvine Dr and N Glenmoor Dr Plat Page: 282 Park Quadrant: NW Billing Name & Address: Riggins Commercial Development, 1204 E Joyce Blvd, STE 102 Fayetteville, AR 72703 ❑ Land Dedication ® Fee -in -Lieu LAND DEDICATION Single Family: units x 0.023 acres per unit = Multi Family: units x 0.020 acres per unit = ❑ Combination TOTAL 0.00 acres Acres 0.00 acres 0.0 FEE -IN -LIEU TOTAL Single Family: 48 units x $1,089 per unit = $52,272 Fees Multi Family: units x $952 per unit = $ 0 $52,272 SUMMARY: ■ Project proposes 48 SF units and 0 MF units. ■ The final amount of fee -in -lieu and/or land dedication needed to satisfy Parkland Dedication requirements will be determined after Planning Commission's approval of the Final Plat. ■ Current fee -in -lieu and/or land dedication rates will be applied regardless of when project was approved by PRAB. ■ Prior to final receipt by the city, all fees must be paid and any deeds for parkland dedication property must be: o Approved by the City's Land Agent in the Engineering Division. wittee Mailing Address: October 12, 2023 113 W. Mountain Street PPL-20 UOU"W OUNg &OUTH) Fayetteville, AR 72701 Page 15 of 28 o Recorded at the Washington County Courthouse. ■ Each additional housing unit that is constructed in Fayetteville places an increased demand on the Parks and Recreation system. The money collected as part of this project will be used to fund future park acquisitions and improvements for this park quadrant. ASSOCIATED PROJECTS: ■ PPL 13-4304 ■ ADM 13-4356 ■ FPL 14-4876 ■ PLA 14-4912 ■ RZN 20-6996 ■ PPL-2021-000006 (Expired) ■ PPL-2022-0009 2 Subdivision Committee October 12, 2023 PPL-2022-0012 (HUGHMOUNT SOUTH) Page 16 of 28 AP.Momb, CITY OF FAYETTEVILLE ARKANSAS ENGINEERING DIVISION — ACTIVE TRANSPORTATION CORRESPONDENCE To: Planning Staff From: Matt Mihalevich, Trails Coordinator Date: October 11, 2023 Subject: Trail Comments ITEM #: PPL-2022-0012 Hughmount South TRAIL COMMENTS The Active Transportation Plan shows a trail connection within this development. Please include construction of and an 8-foot concrete trail connection between Hughmount North and Hughmount South as shown below. Also, include a ramp out to the street to the north and to the south. lesn98suoo I my,ly I Extend Trail to street with 8' wide ramp W,.— :: R9N 11161gIBIM1 B[.R � SOIIIR R-A —y _ — 2a.E&5.w .. . — _ SO loot minimum � � • ... . radius _._ _' Bs.oa — i r .. —WN— — — ... ... .. , _Bs.e. 9Vff 79 *I IR w 42 •S T.STY I y. N B.NTLL . B.N>J ,' R w. '4 46 II :F a4.1 �::- a9nu aatt.l �.:F 9.R91e1 g: I� 7 65.op' A5.0p �— 'Fig —J. —.- S ' :•,, - Rn7BRlw 1NM_ - IN WCCUL!NTDr,in s cinul-z. ;-Ni _ : I 46 o ands:: 27 . R 26 ml w9S.a nAeLL gI f loot minimum radius ~ radius - 9 "I1 8 toot wide concrete e trail I 13 I\ NOT OY DAE&E ae aossea� 8 toot wide ramp II ...15TS9 .. �i• o IS, I $� . lasda.t. Z a amLLS 3 11 It Mailing Address: Subdivision Committee 113 W. Mountain Street wwwJayetteviQ@t�?gb� 2023 Fayetteville, AR 72701 PPL-2022-0012 (HUGHMOUNT SOUTH) Page 17 of 28 JORGENSEN +ASSOCIATES Civil Engineering Surveying Landscape Architecture Services November 30, 2022 City of Fayetteville 113 W. Mountain Fayetteville, AR 72701 Attn: Development Services Re: Preliminary Plat for Hughmount South 124 W Sunbridge Drive, Suite 5 Fayetteville, AR 72703 Office: 479.442.9127 Fax: 479.582.4807 www.jorgensenassoc.com This letter is in regards to a proposed Preliminary Plat for The Hughmount South. This is located south of the existing Hughmount Subdivision on the west side of Hughmount Road. This proposed PPL has 52 total lots with 48 buildable lots. There are two ponds shown in order to meet the drainage requirements and both are proposed as wet ponds. Currently this site is a pasture with a few trees scattered throughout and slopes from north to south into a ravine with slopes that range from 8% to 0.50%. This property is zoned RSF-8, residential single family 8 units per acre, and the proposed lots range in size from 50' wide to 55' wide. This PPL goes to the Parks Department on December 51h and the developer will be proposing money lieu. Both water and sewer are to the site so additional infrastructure will be installed to accommodate the proposed lots. We thank you for your consideration of this proposal and please call with any questions, Thank you. Sincerely; Justin L. Jorgensen, PE Subdivision Committee October 12, 2023 PPL-2022-0012 (HUGHMOUNT SOUTH) Page 18 of 28 J O RG E N S E N Fa t Sulle, AP Drive, Suite 5 Fayetteville, AR 72703 +ASSOCIATES Office:479.442.9127 L Civil Engineering Surveying Fax: 479.S82.4807 www.jorgensenassoc.com Reviewed by: Donna Wonsower, Planner Development Services August 21, 2023 APPROVED City of Fayetteville 113 W. Mountain Fayetteville, AR 72701 Attn: Development Services Re: Hughmount South Preliminary Plat - Variance Request Please accept this request for a variance from the Unified Development Code section 166.08(E) Block Length, which states that intersections shall occur at a minimum of one every 660 feet for Residential Link Streets. The proposed Hughmount South Preliminary Plat contains 2 locations where the block length exceeds this minimum. The first location is the north side of W. Succulent Street which has a proposed block length of 1103 feet. This is due to the lack of a street connection location to the north where an existing detention pond, existing houses, and floodway are located. The second location is the west side of N. Glenmoor Drive which has a proposed block length of 864 feet, of which 727 feet is an existing block with single-family houses in the Hughmount Village subdivision. Therefore, we would like to request a variance to allow for the block length to exceed 660 feet in these two locations. We thank you for your consideration of this proposal and please call with any questions, Thank you. Subdivision Committee October 12, 2023 PPL-2022-0012 (HUGHMOUNT SOUTH) Page 19 of 28 114 Ing il EMI H02'46'SW-E 660.0w T R PE a �-F 41 trT 1.4 ....... Ei . . ... . . . . . i . . . . . . . . . . . . . . . . . . . . . . . . . . . . . L Fr L-L full, ..... ..... ..... ..... ..... ..... 51 R� W ...... ...... ...... ...... 7' I 1 7' T J. re La i WFE-m f ommittee 12,2023 SOUTH) 20 of 28 -R�3 a � CBS 2t1' R.; ra-gig P r1 i — - '�EP�l �Ea�s 62 iRi� $R-.603Yg � �$�. aR� 5 a �• Iq ...1 I _I, zu@ a - *I- �Hlj R a- 8g --,, Sl � B agg65 �€ij iW a iWrI51.d� €- -- B�-3c_d LLIr y3 s €^ Ri 3e jjj pS gi IF, pg p it OFF a gg u 2 a I _ I L L_- i s €� MCI C MOM W�5!5 111 L___ I i r e � \ y �m x� f, � � 1 3^ R gg IIsf1 �� W r $Q�a PROJECT TITLE: '1 yii Ai NUONMOUNT y, 29€€•4�� soUTH & € iz A �' PROJECT LOCATION::`, g FAVFTTFV:::F-AR , I 1-1.11RIM �i�R"'I"HH, Win I���£s 551 n 55 R o 81€ 01 3 -2 9 R F IIA.1111 R = s WWI a c� W+ASSJORENSEN 21 s � ASSOCIATES abdivision Committee October 12, 2023 GHMOUNT SOUTH) Page 21 of 28 PROJECT TITLE: HUGHMOUNT �•' OUTH S £ a' 1 P m $ e PROJECT LOCATION: G 00��v0000©0� ■■n ailAAnnn n i >i��pep �S.94Fq�� IA l a K^1I77 jog; A xKp� 4- s e� �: 1= JORGENSEN ' v z o"s O1 9 :9z ��+ASSOCIATES ►�m S bdivision Committee October 12, 2023 PPL-2022-0012 (HUGHMOUNT SOUTH) Page 22 of 28 PROPOSED STREET SECTIONS 52 RIC Ir OP WAY PER MASTER I OT RESIOENTIAL SETELEVATIONM AASOq AEAC� aI.RBAY TE TO GRAOWG PIRAEXIST SI BCO' 6GSPAC REENE ffiBC.ro84. ACONC B GREENSPACf 39EWAlX s TYPE'A 12 S LANE 12.F LANE CUNB 6 OI.TTEN S' "PF'A' P 1'1vP ROfI�GMDE P' ASmm - ,URAA CIRTFR 1, �. 334 �PG&22 (J D%% 3Y INK (J 1' .. N lXA15TURBfD MATERIAL EARTH BACKFIL =."E..- ?'COMPACTED NLLSIOE MATERA. C CLASSTAGGREGAIC OVERUNVEILDING"GRADE. MINNILN OF TWO BASE COURSE FOOT Of IMPORTED— MATERIAL HAVING ACBR IAA Cn 4i OF XON GREATEN RESIDENTIAL LINK CROSS SECTION DETAILS (52' ROW) 33s CRTDWW TIE TO SET ELEVATION AT RIGHT OF WAY EXIST 3.1 AT 2% ABOVE BACK OF CURB IF CONC. 16 GREdBPACE SIDEWALK T SLRFACE A 3' BINOER COLMSE PER STREET WIDENING DETAIL ST6 t' 1.5' TYpE'A' 1%TYP �CUR�� MAN% IRV WIDEN STREET PER DETAIL ST5 15.6 G11R BOX, EXSTING ROADWAY ^ EX CENTER LINE EKISTINOROFDWAY µ4 :M GROSS SL OPE \ MIN 2% HUGHMOUNT RD. CROSS SECTION DETAILS Subdivision Committee October 12, 2023 PPL-2022-0012 (HUGHMOUNT SOUTH) Page 23 of 28 Subdivision Committee October 12, 2023 PPL-2022-0012 (HUGHMOUNT SOUTH) Page 24 of 28 EXHIBIT: RECOMMENDED STAFF CONDITION (TRAIL CONNECTION) City of Fayetteville, AR — — Active Transportation Plan Shared -Use Paved Trails and On -Street Bicycle Facilities Proposed March 28, 2019 32 Clabber Creek Trail --___---___--.__ _- 33 Rupple Sidepath Sab 34 Hughmount Village Connection i � 35 Red Oak Trail Ir 36 54th Avenue Connection i! �.. i 00.. ! 65 � ♦` j ! Hughmount, ! Village ! ! Park Land ! 34 f 1 0 z a J w tdigo Dr Z Da HUGHMOUNT VILLAGE - O w = < '+ x> L brid e,svi n.• Ur� -------- - ++ 0 MOUNT COM, o—41— 41 ! ..35l� i I STAFF RECOMMENDED CONDITION: EXTEND EIGHT -FOOT PAVED TRAIL FROM SIDEWALK TO NORTHERN PROPERTY LINE AS SHOWN ON ACTIVE TRANSPORTATION MEMO • •�••••••••••••!. ��•w!••a.��!St-&)L . ......... _j __-_: __-' -- ?z� / i �1 Subdivision Com i teQ October 12, 21 �PPL-2022.0012 (Ht1GHMO.Uf�T SG Hj ............................. ..... PPL-2022-0012 PPL-2022-0012 One Mile View 1 1 0 0.13 0.25 0.5 Miles 1 1 it 1 I 1 1 I 1 1 I 1 Subject Property 1 , 1 , 1 1 ;S-G I I RSF-8 D r I ORTH 1 1 1 1 1 1 I RSF-4 I I P 1 I WHEELER-RD ' j O �■ ' ' OMFORT- 1 O RD � 1 r , 1 1 � I , I 1 1 � / II Regional Link zoning RESIDENT IALSINGLE-FAMILY DN� � I-z cana�al ma°aural EXTRACTION E-1 Neighborhood Link ' = RI-U RI-12 COMMERCIAL Rasitlenlial-OFca — Unclassified � NS-L �Raamannal-ngn°°n°raI C-1 =c-z _ ,— RSF-.5 =C-3 — ResidentialLink _ _ _ RSF-1 FORM BASED DISTRICTS — — RSF_2 � Downtown Gore Planned Residential Link RSF< RSF-� �uroanmor°ughhre �MdIn SVeat Center ��-Shared-Use Paved Trail RSFAM RSF-1e RESIDENTIAL MULTI Dmm—Genre, �carere°mrySan,i.a — — Trail (Proposed) i O -FAMILY RMFE RM112 NeigM1b h-1 Servkes NeigM1borM1°°d Con reY° PLANNED ZONING DISTRICTS City RMF-18 —C.—A. 'ntl°a'"°' R itlen1a1 1 _ Fayetteville Limits _ � Planning Area ---= �- _ _ � �RMF-za INSTITUTIONAL Planning Area _ _ _ _ r r Fayetteville City Limits �RMF �a INDUSTRIAL R-Subdivision C mmittee Rea GemmerclalaMLgMlntlua+aai October 12, 2023 OUTH) Page 26 of 28 Page 27 of 28 Page 28 of 28