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HomeMy WebLinkAbout2023-02-02 - Agendas - FinalCITY OF FAYETTEVILLE 94V ARKANSAS Subdivision Committee Meeting February 2, 2023 9:00 AM 113 W. Mountain, Room 326 Members: Mary Madden (Chair), Matt Johnson, Andrew Brink City Staff: Jessie Masters, Development Review Manager Call to Order Consent: None. MEETING AGENDA Old Business: 1. LSD-2022-0031: Large Scale Development (S. OF S. LEFLAR WAY/PIGSKIN RV PARK, 596): Submitted by CRAFTON TULL for property located S. OF S. LEFLAR WAY. The property is split -zoned RSF-4, RESIDENTIAL SINGLE-FAMILY — FOUR UNITS PER ACRE, CPZD, COMMERCIAL PLANNED ZONING DISTRICT, and CS, COMMUNITY SERVICES and contains approximately 43.55 acres. The request is for 165 proposed RV parking stalls and associated amenities. Planner: Ryan Umberger New Business: 1. LSD-2022-0033: Large Scale Development (2992 N. OAK BAILEY DR/OAK BAILEY CLUSTER DEVELOPMENT, 254): Submitted by COMMUNITY BY DESIGN for property located at 2992 N. OAK BAILEY DR. The property is zoned RSF-4, RESIDENTIAL SINGLE-FAMILY — FOUR UNITS PER ACRE and contains approximately 2.67 acres. The request is for a cluster housing development with 18 residential units. Planner: Gretchen Harrison 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 SUBDIVISION COMMITTEE MEMO ARKANSAS TO: Fayetteville Subdivision Committee THRU: Jessie Masters, Development Review Manager FROM: Ryan Umberger, Senior Planner Josh Boccaccio, Staff Engineer Melissa Evans, Urban Forester MEETING: February 2, 2023 SUBJECT: LSD-2022-0031: Large Scale Development (S. OF S. LEFLAR WAY/PIGSKIN RV PARK, 596): Submitted by CRAFTON TULL for property located S. OF S. LEFLAR WAY. The property is split -zoned RSF-4, RESIDENTIAL SINGLE- FAMILY — FOUR UNITS PER ACRE, CPZD, COMMERCIAL PLANNED ZONING DISTRICT, and CS, COMMUNITY SERVICES and contains approximately 43.55 acres. The request is for 165 proposed RV parking stalls and associated amenities. RECOMMENDATION: Staff recommends forwarding LSD-2022-0031 to the full Planning Commission with a recommendation of approval, subject to conditions. RECOMMENDED MOTION: "I move to forward LSD-2022-0031 with conditions, determining: 1. In favor of the recommended right-of-way dedication; 2. In favor of the recommended street improvements; 3. All other conditions as recommended by staff." BACKGROUND: The subject property is in southwest Fayetteville, roughly 650 feet south of the intersection of W. Martin Luther King Jr. Boulevard and S. Leflar Way. The site is at the southern terminus of S. Leflar Way, totals roughly 43.55 acres, and is entirely undeveloped. The Farmington Branch, which is in the Illinois River watershed, bisects the easternmost portion of the site and there are steep grades south and west of the stream. A FEMA designated Floodplain Zone A associated with the stream encumbers roughly 7.5 acres of the site. The approximately 43.55-acre property is undeveloped and almost entirely covered in tree canopy with approximately four acres near the south property line falling within the Hillside Hilltop Overlay District. On January 10, 2022, the Planning Commission approved a conditional use permit (CUP-2021- 000051) allowing the property to be used as an RV park in an RSF-4 zoned property. RV parks are categorized under Use Unit 2, City -Wide Uses by Conditional Use Permit. At that time the park contained 172 parking stalls with access to water and sanitary sewer service, greenspaces, pavilion restrooms, a security kiosk and two security gates. On October 10, 2022, the applicant submitted a request to amend the conditional use permit and extend its approval (ADM-2022- 0052). The change added more amenities for users of the RV park including an outdoor pool, sports courts, playground, and parking lot with 26 spaces. An emergency access drive connecting to S. Finger Road was also approved. Approval of the conditional use permit was extended through January 10, 2024. Surrounding land use and zoning is depicted in Table 1. Mailing Address: 113 W. Mountain Street www.fayAtPAi0io��$Tmittee Fayetteville, AR 72701 February 2, 2023 Agenda Item 1 LSD-2022-0031 (PIGSKIN PARK) Page 1 of 31 Table 1: Surrounding Land Use and Zoning Direction Land Use Zoning R-A, Residential Agricultural/RMF-24, Residential North Undeveloped/Lowe's Multi -family, 24 Units per Acre/CPZD, Commercial Planned Zoning District South Undeveloped/Conservation R-A, Residential Agricultural Easement West Single-family Residential RSF-4, Residential Single-family, 4 Units per Acre East Undeveloped/Single-family R-A, Residential Agricultural/RSF-4, Residential Residential Single-family, 4 Units per Acre Proposal. The applicant requests Large Scale Development approval to develop the site with 165 RV stalls and associated amenities. The site will have an emergency entrance from S. Leflar Way, crossing the Farmington Branch. Right -of -Way to be Dedicated: The site has frontage along S. Leflar Way and S. Finger Road. S. Leflar Way is an unclassified private drive and S. Finger Road is designated as a Residential Link Street. S. Finger Road currently has 26 feet of right-of-way from centerline which aligns with the street classification as prescribed by the 2040 Master Street Plan. Accordingly, staff is not recommending any additional right-of-way dedication with the subject development. Street Improvements: S. Finger Road is a Residential Link Street, typically requiring six-foot sidewalk and six-foot greenspace. Staff is recommending that the property's S. Finger Road frontage is improved with greenspace and six-foot sidewalk at the back of the existing right-of-way. Access Easements shall be platted over S. Leflar Way to ensure that cross access will be available for use of future developments along Martin Luther King Jr. Boulevard. Access Management/Connectivity: Staff has determined that the project meets access and connectivity requirements. Ingress and egress to the site is proposed mainly via S. Leflar Way, an existing shared private driveway. An emergency access drive connecting to S. Finger Road is also proposed. The drive is proposed to be gated to prevent recreational traffic from utilizing the access road. No new curb cuts are proposed with this development. A pedestrian connection to the property to the south is proposed in the southwest corner of the site. Design Standards: There are no applicable design standards for recreational, campground uses. A pavilion and two free-standing restrooms are proposed to serve the site. Any structures will be reviewed as building permits. Water and Sewer System: City water is available to the site. The development is proposed to access a twelve -inch water main along W. Martin Luther King Jr. Boulevard and a six-inch water main in the S. Finger Road right-of-way. An eight -inch sanitary sewer main is proposed to be extended to the northwest corner of the site from the W. Martin Luther King Jr. Boulevard right- of-way. Parkland dedication or fee in -lieu: Non-residential uses are not subject to parkland dedication requirements. Tree Preservation: Canopy minimum requirement: 30% Existing canopy: 95.3% Subdivision Committee February 2, 2023 Agenda Item 1 LSD-2022-0031 (PIGSKIN PARK) Page 2 of 31 Preserved canopy: 47% Mitigation required: 49 two-inch caliper trees. Public Comment: Staff received public comment in opposition to the request. Those opposed expressed concerns with traffic, the number of parking stalls, and degradation of the natural environment among their objections to the request. RECOMMENDATION: Staff recommends forwarding LSD-2022-0031 to the full Planning Commission, with the following conditions: Conditions of Approval: 1. Subdivision Committee recommendation of right-of-way dedication. Staff recommends no right-of-way dedication; 2. Subdivision Committee recommendation of street improvements. Staff recommends that the property's S. Finger Road frontage be improved with six feet of greenspace and a six-foot sidewalk at the back of the existing right-of-way; 3. All comments from Planning staff must be addressed including: a. Please submit conceptual elevations for any newly proposed structures associated with the proposed amenities. Show detail for amenities, including impervious surfaces. b. A view -obscuring fence must be installed south of the emergency access drive and along adjoining residential properties. c. Staff recommends the property's S. Finger Road frontage is improved with greenspace and six-foot sidewalk at the back of the existing right-of-way. 4. Newly proposed structures and hardscapes will be reviewed and approved via separate permit; 5. This Large Scale Development is subject to the conditions of approval of CUP-2021- 000051 and ADM-2022-0052, attached herein; 6. A copy of any proposed covenants shall be submitted prior to grading permit approval; 7. Streetlights shall be installed in accordance with code at all street intersections and at intervals of no more than 300 feet. Streetlights must be purchased and/or installed at the time of grading permit; 8. The trash enclosure shall be constructed with material that is complimentary to, and compatible with, the proposed building; 9. Conditions of approval from Engineering and Urban Forestry are included in the official conditions of approval, attached herein; Standard conditions of approval: 1. Impact fees for fire, police, water, and sewer shall be paid in accordance with City ordinance; Subdivision Committee February 2, 2023 Agenda Item 1 LSD-2022-0031 (PIGSKIN PARK) Page 3 of 31 2. Plat Review and Subdivision comments (to include written staff comments provided to the applicant or their representative, and all comments from utility representatives: Black Hills Energy, AT&T, Ozarks Electric, SWEPCO, and Cox Communications); 3. 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; 4. Trash enclosures shall be screened on three sides with materials complimentary to and compatible with the principle structure. Containers may also be screened from view of the street by the principal structure or vegetation. Elevations of the proposed dumpster enclosure shall be submitted to the Planning and Solid Waste Divisions for review prior to building permit; 5. All existing utilities below 12kv shall be relocated underground. All proposed utilities shall be located underground; 6. 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; 7. 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; 8. 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; 9. Large scale development shall be valid for one calendar year; 10. 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; 11. 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 12. 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 Subdivision Committee February 2, 2023 Agenda Item 1 LSD-2022-0031 (PIGSKIN PARK) Page 4 of 31 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 Committee Action: O Forwarded O Tabled O Approved Meeting Date: February 2, 2023 Motion: Second: Vote: BUDGET/STAFF IMPACT: None. Attachments: • CUP-2021-000051 Conditions of Approval • ADM-2022-0052 Conditions of Approval • Engineering Comments • Urban Forestry Comments • Public Comment • Request Letter • Site Plan • One Mile Map • Close Up Map • Current Land Use Map Subdivision Committee February 2, 2023 Agenda Item 1 LSD-2022-0031 (PIGSKIN PARK) Page 5 of 31 CUP-2021-000051 Conditions of Approval: 1. Planning Commission determination of compatibility with adjacent properties, Staff finds the reduced footprint of the proposed campground facility to be compatible with the surrounding area; 2. A tFaffiG study and copy of any proposed covenants shall be submitted with the applicable development application(s) for the site. 3. Access easements shall be platted over S. Leflar Way to ensure that cross access will be available for use of future developments along Martin Luther King Jr. Boulevard. 4. This conditional use permit is limited to a campground for a maximum of 172 recreational vehicles and associated access roads, accessory buildings, and amenities as described in the applicant's submittal materials. 5. The site shall be developed in a manner generally consistent with the attached site plan, after entitlement review and approval as required by UDC Chapter 166. Approval of this Conditional Use Permit does not constitute approval of the submitted site plan or support for any future rezoning. 6. The campground use may only be expanded by amendment to this conditional use permit approval; 7. Solid Waste and Recycling Department and the City Planning Division shall have final approval regarding trash service type and placement; 8. Per §166.20, Expiration of Approved Plans and Permits, conditional use permit approval is for one year; and 9. Exterior lighting package must be provided to the Planning Division prior to building permit approval. Common area lighting shall comply with UDC §176 Outdoor Lighting. PLANNING COMMISSION ACTION: Required YES (Date: January 10, 2022 Notion: Winston ISecond: Sharp ote : 5-3-0 O Tabled [a Approved O Denied Amending condition 42 to remove the requirement for a traffic study to be supplied. Subdivision Committee February 2, 2023 Agenda Item 1 LSD-2022-0031 (PIGSKIN PARK) Page 6 of 31 ADM-2022-0052 Conditions of Approval: 1. Planning Commission determination of compatibility with adjacent properties. 2. Approval of the subject amendment shall extend the approval of the associated conditional use permit (CUP-2021-000051) for an additional year through January 10, 2024. 3. All other conditions of the associated conditional use permit (CUP-2021-000051) shall apply. 4. A view -obscuring fence shall be installed south of the emergency access drive and along the boundary of adjoining properties to prevent accidental trespass from RV park users. 5. The proposed parking lot is limited to the maximum number of spaces for a regional or community park as specified by UDC §172.05. 6. .d d-- park chwll --t b-. ;--I...1..4 �:�h #k^ gyp, p.r--i _.f +k^ .,y r� err amendment. If the Planning Commission chooses to approve the pool and dog park, hours shall be limited from 8.00 AM to 8.00 PM. 7. Any existing non -conforming signage shall be removed, together with its supporting structure prior to issuance of a grading permit. All new signs shall be permitted according to City codes. 8. All newly proposed exterior lights shall comply with the regulations in UDC §176 — Outdoor Lighting. 9. Approval of this amendment does not constitute approval of the associated large scale development application and compliance with other ordinances that are not under review with the subject request; and 10. Future expansion of the proposed use or redevelopment of the site shall require Planning Commission approval of a separate amendment request and applicable development review, pursuant to ordinance. (PLANNING COMMISSION ACTION: Required YES Date: October 10, 2022 O Tabled f"I Approved O Denied Motion: Winston Amending condition #5 to allow 26 vehicle spaces; Amending condition #6 to allow a dog park and swimming pool; to require the Second: McGetrick pavilion to be enclosed on its east side to assist in limiting noise trespass; to require the pool to be located on the west end of the site; and to require the pavilion Vote: 7-1-0 to be located on the east end of the site. Subdivision Committee February 2, 2023 Agenda Item 1 LSD-2022-0031 (PIGSKIN PARK) Page 7 of 31 CITY OF ._ FAYETTEVILLE ARKANSAS TO: Ryan Umberger, Senior Planner FROM: Josh Boccaccio, Engineering Development Review Manager DATE: January 18, 2023 SUBJECT: Subdivision Committee Engineering Comments for LSD 2022-0021 Pigskin Park STAFF MEMO Water: The applicant is proposing to extend 8" water mains through the site to accommodate fire protection and domestic water service. They will connect to the existing water main along Martin Luther King, Jr. Blvd and will also have a second connection to the water main along Finger Rd. A second connection to the proposed water main should be installed along the proposed road alignment. Sewer: A variance (VAR-2022-0029) was granted for the property to be split without having direct sewer access and as a condition the appropriate easements were dedicated for the future extension of a sewer main. The applicant is proposing to extend a public sewer main at this time from Martin Luther King Jr. Blvd. into the property to serve the development. Once into the development site the applicant is proposing to have private sewer mains and sewer services. In speaking with the utility division, the sewer serving the individual spaces must be public. The depth and number of services shown will lead to future inflow and infiltration issues that will impact the public sewer system if not adequately maintained or repaired. Natural Features: The Farmington Branch and it's flood plain impact this site. There also are hydric soils present on site as shown on Fayetteville's GIS maps. A wetland delineation will be required for development and must be submitted with the first grading permit submittal or before. Drainage: The proposed development will have to meet the 4 Minimum Standards outlined in the Drainage Criteria Manual. Water Quality is proposed to be met with 2 retention ponds and a proprietary device. Standards 3-4 are proposed to be met using the previously mentioned ponds. Variances: The applicant has previously provided variance request to UDC 168, however, the site lay out has changed since those were first submitted and as a result the applicant must provide updated variance requests. A conditional letter of map revision (CLOMR) is required from FEMA based on UDC 168.10(T)(5). The stream crossing may increase the flood heights or flows based on the flood study provided. Administrative Waivers: Mailing Address: Subdivision Committee 113 W. Mountain Street www.fayetteviFIe6aragct(2023 Fayetteville, AR 72701 Agenda Item 1 LSD-2022-0031 (PIGSKIN PARK) Page 8 of 31 The applicant has requested a determination of "no feasible alternative" from the City Engineer for the proposed road crossing of the Farmington Branch, which is a protected stream. Staff has worked with the applicant to locate the crossing such that its impact will be minimal as possible. In addition, the applicant has also requested a "no feasible alternative" determination from the City Engineer for utility crossings of the same stream. These crossings must be accomplished via a bore method. 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 February 2, 2023 Agenda Item 1 LSD-2022-0031 (PIGSKIN PARK) P4e9of31 l� CITY of FAYETTEVILLE ARKANSAS To: Taylor Lindley, P.E., Crafton Tull From: Melissa M. Evans, Urban Forestry CC: Ryan Umberger, Senior Planner Meeting Date: January 26, 2023 Subject: LSD-2022-0031: Pigskin Park: S. of S. Leflar Way, 569 1. General Landscape Plan Checklist a. Irrigation (notes either automatic or hose bib 100' o.c.) UDC Chapter 177.03C7g, 177.04B3a b. Species of plant material identified UDC Chapter 177.03C7d,e URBAN FORESTRY LANDSCAPE PLAN COMMENTS Yes No N/A X X 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. Wheel Stops/Curbs X UDC Chapter 177.04B1 b. Narrow Tree Lawn (8' min. width, 37.5' length) X UDC Chapter 177.04C Subdivision Committee February 2, 2023 Agenda Item 1 LSD-2022-0031 (PIGSKIN PARK) Page 10 of 31 c. Tree Island (8' min. width, 18.7' min length OR 150 square feet) X UDC Chapter 177.04C d. Placement of Trees (either side at entrances and exits) X UDC Chapter 177.04C2 3. Perimeter Landscaping Requirements Yes No N/A a. Front Property Line (15' wide landscape) and five on sides. X UDC Chapter 177.04D2a b. Side and Rear Property Lines (5' Wide Landscape Area) X UDC Chapter 177D1 c. Shade trees planted on south and west sides of parking lots X UDC Chapter 177.04D2e d. 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 177.05B 1 a 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. Structured 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 Committee February 2, 2023 Agenda Item 1 LSD-2022-0031 (PIGSKIN PARK) Page 11 of 31 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 8-30-22 01-18-23 10-18-22 11-08-22 Comments 1. Address items above marked "No" and all Redlines provided. 2. How will the adjacent residential property to the north be screened? 3. Landscape plan needs to be stamped, signed and dated by the landscape architect. Amount 49 19 75 29 115 173 Planning Commission 3 Subdivision Committee February 2, 2023 Agenda Item 1 LSD-2022-0031 (PIGSKIN PARK) Page 12 of 31 URBAN FORESTRY TREE PRESERVATION COMMENTS CITY OF FAYETTEVILLE ARKANSAS To: Taylor Lindley, P.E., Crafton Tull From: Melissa M. Evans, Urban Forestry CC: Ryan Umberger, Senior Planner Meeting Date: January 26, 2023 Subject: LSD-2022-0031: Pigskin Park: S. of S. Leflar Way, 569 1. Submittal Requirements Yes Initial Review with the Urban Forester X Site Analysis Map Submitted (if justification is needed) Site Analysis Written Report Submitted (justification is needed) Complete Tree Preservation Plan Submitted X Tree Mitigation Table on Plans Tree Preservation Wavier Submitted (only use if no trees onsite or near P/L) 2. Tree Preservation Calculations No N/A X X X X Tree Preservation Calculations Square Feet Percent of site Total Site Area *Minus Right of Way and Easements 1,892,249 100% Zoning Designation * Select Below with drop down arrow RSF-4 Single -Family Residential, Four Units Per Acre 473,062 25% HHOD * Select Below with Drop Down Arrow Yes 94,612 5 Total Canopy for Minimum Preservation Requirements 567,675 30.0% Existing Tree Canopy * Minus Right of Way and Easements 1,803,106 95.3% Tree Canopy Preserved 889,167 47.0% Tree Canopy Removed *On Site 913,939 48.3% Tree Canopy Removed *Off Site 10,658 Tree Canopy Removed Total 924,597 48.9% Removed Below Minimum 0 Mitigation Requirements 10,658 Subdivision Committee February 2, 2023 Agenda Item 1 LSD-2022-0031 (PIGSKIN PARK) Page 13 of 31 3. Mitigation Requirements Canopy below Number of 2" caliper requirement trees to be planted High Priority 10,658 49 Low Priority Total Mitigation Trees Required 10,658 49 4. Mitigation Type Yes No On -Site Mitigation X Off -Site Mitigation Tree Escrow (See Conditions of Approval) 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 N/A X X Tech Subdivision Planning Plat Committee Commission Yes Yes Yes Yes Yes Yes Yes Yes Yes Yes Yes Yes Yes N/A Yes Yes Yes Yes No No Yes Yes Subdivision Committee 2 February 2, 2023 Agenda Item 1 LSD-2022-0031 (PIGSKIN PARK) Page 14 of 31 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 Conditionally Approved Approved Tabled Denied Yes No Tech Plat Subdivision Committee 8-30-22 01-18-23 10-18-22 11-08-22 N/A X X Planning Commission Comments 1. Address items above marked "No" and all Redlines provided. 2. Please add the tree tag numbers to the plan. 3. Where is the off -site canopy to be removed? 4. Thank you for providing 20' width of tree preservation along the southern property lines so as to preserve the neighbor's trees. However, what about the grading that goes up to the northern property line? Will that neighbor agree to that? Please move it back if you can, ideally 20'. 5. What are the conservation easements? Is that land being dedicated to the NWA Land Trust or some other entity? Has it been counted with the tree preservation calculations? Tree Preservation Easement/s must be dedicated for this project since it is an LSD per Ch. 167. Subdivision Committee 3 February 2, 2023 Agenda Item 1 LSD-2022-0031 (PIGSKIN PARK) Page 15 of 31 Umberger, Ryan From: Jim Reed (he/him) <jreed@wildlifelandtrust.org> Sent: Monday, January 9, 2023 1:16 PM To: Sparkman, Sarah; Johnson, Matthew; Canada, Quintin; Brink, Andrew; Garlock, Jimm; Holcomb, Joseph; Madden, Mary; Winston, Porter Cc: Umberger, Ryan Subject: Stakeholder comments for: LSD-2022-0031 (S. OF S. LEFLAR WAY) CAUTION: This email originated from outside of the City of Fayetteville. Do not click links or open attachments unless you recognize the sender and know the content is safe. Dear members of the Fayetteville Planning Commission, I am writing to voice the Humane Society Wildlife Land Trust's (HSWLT) continued opposition to the proposed Pigskin RV Park, LSD-2022-0031 (S. OF S. LEFLAR WAY). The HSWLT holds a perpetual conservation easement on the lands adjoining the proposed Pigskin RV Park. We have opposed this development since its first inception and continue to maintain that stance. We do not feel that such a large-scale development is in the best interest for wildlife. We are most especially concerned about the impacts this ry park will have on the adjoining lands that we protect. Should this project move forward, the HSWLT requests that a significant natural buffer be maintained between the proposed RV park and our easement protected property. We also request that a substantial physical barrier, such as an adequate fence, be installed to prevent trespass on our easement by people and their pets who may be staying at the proposed RV park. The HSWLT is also concerned about the inevitable increase in noise and air pollution from RV generators, air pollution from campfires, light pollution coming from the facilities and an increase in traffic on already inadequate and overcrowded roads. We would like to see those concerns adequately addressed in any review process. We hope that you will deny the proposed RV park LSD-2022-0031 in its entirety. Should that not be the case then we kindly ask that you address our concerns. Sincerely, Jim Reed Executive Director Human Society Wildlife Land Trust 301-471-4762 jreed (awildlifelandtrust.org Subdivision Committee February 2, 2023 Agenda Item 1 LSD-2022-0031 (PIGSKIN PARK) Page 16 of 31 Umberger, Ryan From: Michael Turner <michaelturner008@gmail.com> Sent: Wednesday, August 24, 2022 7:53 PM To: Umberger, Ryan Subject: Re: Fayetteville Tech Plat agenda for August 31 CAUTION: This email originated from outside of the City of Fayetteville. Do not click links or open attachments unless you recognize the sender and know the content is safe. Hi Ryan, My name is Michael Turner and I live on a lot adjacent to the project outlined in LSD-2022-0031. I wanted to ask about the discrepancy between the plan that is outlined in the tech plat LSD-2022-0031 and the plan that was outlined in the original CUP-2021-00051, that allowed for the RV park in the first place. In the original CUP-2021-00051 plan which can be found on page 174, there was a respectable amount of space between our property and a couple of small buildings mentioned in the plan. See below for a screenshot. However in the LSD-2022-0031 there is considerably more development on the east side of the watershed, and those buildings now go right up to our property line - including a dog park and swimming pool. See below for a screenshot. We moved into this space because we love how green it is, and we withdrew our objections to the CUP after what felt like a fair compromise/revision of the original plan when the developers removed the portion of the plan that abutted our property. But now I'm feeling both discouraged and frustrated - it feels like the developer is being dishonest in this change. I'm not sure there is anything to be done at this point, but if this had been included in the CUP, I certainly would have asked for more consideration of our space. We enjoy quiet walks around our property and with a dog park, swimming pool, and large pavilion for well over 200 guests at any time, I'm assuming our days of peaceful walks are essentially done. I'm all for people having a good time, but I'm bummed to see a large commercial swimming pool and dog park (that weren't in the original agreement) moving in 5 ft from my property line. Is there anything that can be done to limit the developer to the original CUP plan they outlined, or is this plan already approved? Thank you, Michael Turner CUP-2021-00051 The red is our property line, while the yellow is the space between their development and our property line that was included in the original plan. Subdivision Committee February 2, 2023 Agenda Item 1 LSD-2022-0031 (PIGSKIN PARK) Page 17 of 31 COF > CITYCLERK > AGENDAS&MINUTES -CITY MEETINGS > PLANNING COMMISSION > 2022 > Agendas > 2022-01-10 -Agendas- Final T y 174 /422 0 4 O O 251k 0 9 Vimplahm[eat - Metadata Annotations Entry Properties 172 r Modified 1/7/20229:12:19 AM Created 117/20229:08:57 AM Path \CITY CLERKWGENDAS&MINUTES / - CITY MEETI NGS\PLANN ING — COMMISSION\2022\Agenda,\2022- 173-10-Agendas Final ` y Template t' \ City Meetings 174 - — -- - --"- ---\\� Fields Meeting Agendas LSD-2022-0031 The red is our property line, while the yellow is the new development that was not originally included in the CUP. On Wed, Au 24, ZUZZ at 3:38 PIVI City of Fayetteville Planning Division <IistservOcivicplus.com> wrote: 08-31-2022 Tech Plat Subdivision Committee 2 February 2, 2023 Agenda Item 1 LSD-2022-0031 (PIGSKIN PARK) Page 18 of 31 Please click this link to view the agenda for the upcoming Tech Plat meeting. PLEASE NOTE THAT TECH PLAT MEETINGS ARE BEING HELD IN PERSON AND REMAIN VIRTUAL AS WELL. YOU CAN ATTEND EITHER WAY. YOU CAN SIGN UP FOR VIRTUAL MEETINGS AT THIS LINK. PLEASE NOTE THAT MEETINGS DO NOT SHOW UPON THE CITY CALENDAR UNTIL THE WEEK OF THAT MEETING. If you would like to view the plans associated with this agenda please click the link below to go to our Dropbox site (please note you need a free Dropbox account to access these documents). Tech Plat Development Plans Thank you. [�Share on Facebook [�Share on Twitter [�Share via Email Copyright © 2022 City of Fayetteville, Arkansas. All rights reserved. Powered by 113 W. Mountain St. 1,�11 If you no longer wish to receive emails from us, you may Unsubscribe. Email not displaying correctly? View it in your browser. Subdivision Committee February 2, 2023 Agenda Item 1 LSD-2022-0031 (PIGSKIN PARK) Page 19 of 31 Umberger, Ryan From: Barbara Moorman <blmoorman@sbcglobal.net> Sent: Tuesday, August 30, 2022 11:36 AM To: Umberger, Ryan Subject: RV park plan CAUTION: This email originated from outside of the City of Fayetteville. Do not click links or open attachments unless you recognize the sender and know the content is safe. Ryan, You may recall our correspondence of some months ago when I expressed concern about what was then an application for rezoning of the 50 A (mol) property adjoining (to my north) my conservation easement land for an RV park. All my objections stated then obtain today. I won't repeat them here. I'm writing now to let you know that I believe Fayetteville, styling itself "green", should mandate at least two things: (1) mapping, inventory, and retention of trees between my boundary and the ostensibly to -be -tree -lined south boundary of the development. I'm sure I mentioned in the past that the City's then tree specialist Kim Hesse — as background to an earlier plan to rezone and develop — drew a map of large trees and wetland. (I assume the City still has it. In any event, I do have it, as well as a record of past commitments by the developer to maintain that area as only moderately developed and as residential only.) (2) the second mandate I would hope for from the City is for a fence on their property that would clearly prevent trespassing by people, dogs, passersby on to my property. Thanks for your help in the past with information. Barbara Moorman 3450-3444 W Finger Road Fayetteville 444-9247 Subdivision Committee 1 February 2, 2023 Agenda Item 1 LSD-2022-0031 (PIGSKIN PARK) Page 20 of 31 Umberger, Ryan From: Jim Reed (he/him) <jreed@wildlifelandtrust.org> Sent: Wednesday, August 31, 2022 2:51 PM To: Umberger, Ryan Cc: Barbara Moorman Subject: Comments on 2022-31 Pigskin Park CAUTION: This email originated from outside of the City of Fayetteville. Do not click links or open attachments unless you recognize the sender and know the content is safe. Ryan, I understand there will be a meeting tonight on the proposed 2022-31 Pigskin Park. As a coholder (with Ozark Land Trust) of a conservation easement on the adjoining lands owned by Barbara Moorman we continue to have concerns that this development may negatively impact our conservation easement. The Humane Society Wildlife Land Trust respectfully requests that if this trailer park development is going to move forward that a few steps be taken to protect the habitat conservation values of our easement. First, we would like to see a fence installed along the common boundary with Pigskin Park to keep the users of Pigskin Park and their companion animals off of our conservation easement. We also request that a thorough tree inventory be done along the boundary to protect our easement. We would also like to see an inventory for the property to be developed and an assurance that no significant trees be destroyed in the construction process. Sincerely, Jim Reed Executive Director Humane Society Wildlife Land Trust Subdivision Committee February 2, 2023 Agenda Item 1 LSD-2022-0031 (PIGSKIN PARK) Page 21 of 31 Umberger, Ryan From: Mary Robin Harriell <maryrobinharriell@gmail.com> Sent: Thursday, October 27, 2022 10:21 AM To: Umberger, Ryan Subject: Re: Pigskin Park CAUTION: This email originated from outside of the City of Fayetteville. Do not click links or open attachments unless you recognize the sender and know the content is safe. Good morning, Ryan. I spoke with Byron Humphries who handles maintenance at the Regional Park. They use Musco LED, programmable lighting on the fields which you can set the dimmer at any level, for instance 50% reduction at night. If you can pass this suggestion along to the planning commission, that would be great. Thank you, Mary Robin On Oct 21, 2022, at 3:18 PM, Umberger, Ryan <rumberger@favetteville-ar.gov> wrote: Mary, Currently the project is tabled and pending a resubmittal. They are not on the development review schedule, nor do they have an associated Planning Commission meeting date at this time. I do anticipate, however, that they will resubmit the project at the earliest possibility, once some drainage comments from Engineering are addressed to staff's satisfaction. Best, Ryan Umberger, AICP Senior Planner City of Fayetteville, Arkansas rumberger@fayetteville-ar.gov (479) 575-8327 Website I Facebook I Twitter I Instagram I YouTube <image001.png> From: Mary Robin Harriell <marvrobinharriell@gmail.com> Sent: Friday, October 21, 2022 3:11 PM To: Umberger, Ryan <rum berger@fayettevil le -a r.gov> Subject: Re: Pigskin Park Subdivision Committee February 2, 2023 Agenda Item 1 LSD-2022-0031 (PIGSKIN PARK) Page 22 of 31 CAUTION: This email originated from outside of the City of Fayetteville. Do not click links or open attachments unless you recognize the sender and know the content is safe. Thank you, Ryan. I've reached out to the Parks dept. What is the deadline for getting my notes back to you to include in the staff report? On Oct 21, 2022, at 3:09 PM, Umberger, Ryan <rmberger@fayetteville-ar.gov> wrote: Hi Mary, Thank you for the clarification. We do have specific standards for sport field lighting which, unfortunately, may not apply in this instance. I'm not certain if those standards specify the lower level of light that you've witnessed but some of our folks in Parks may be able to dig up the specifications on those fixtures. I'm happy to forward along if you'd like? From our correspondence below I haven't heard any specific statements in opposition or in favor of the request but if you'd like to offer public comment I'd be happy to include it in a staff report. That would include a recommendation that they consider low -impact lighting fixtures. While we may not have a mechanism in place to require dimmer lighting at certain hours, it may be something that could be considered if any variances were requested with the project. Hope that is helpful. Best, Ryan Umberger, AICP Senior Planner City of Fayetteville, Arkansas rumberger@fayetteville-ar.gov (479) 575-8327 Website I Facebook I Twitter I Instagram I YouTube <image001.png> From: Mary Robin Harriell <maryrobinharriell@gmail.com> Sent: Thursday, October 20, 2022 1:08 PM To: Umberger, Ryan <rum berger@fayettevil le -a r.gov> Subject: Re: Pigskin Park CAUTION: This email originated from outside of the City of Fayetteville. Do not click links or open attachments unless you recognize the sender and know the content is safe. Kessler Mountain regional Park Subdivision Committee February 2, 2023 Agenda Item 1 LSD-2022-0031 (PIGSKIN PARK) Page 23 of 31 On Oct 20, 2022, at 11:52 AM, Umberger, Ryan <rumberger@favetteville-ar.gov> wrote: Mary, I'm afraid I might be unaware of the baseball/soccer park you're referring, especially their lighting specifications. Could you provide an address or a nearby intersection? In any case, we do not have regulations that limit wattages or lumens for a campground use. Our regulations specify that lighting is required to be shielded, directed downward, and that direct illumination is within the boundaries of the owner's property. Happy to see if we have any specifications on those other lights if it's helpful. Best, Ryan Umberger, AICP Senior Planner City of Fayetteville, Arkansas rumberger@favetteville-ar.gov (479) 575-8327 Website I Facebook I Twitter I Instagram I YouTube <image001.png> From: Mary Robin Harriell <marvrobinharriell@gmail.com> Sent: Thursday, October 20, 2022 11:43 AM To: Umberger, Ryan <rmberger@fayetteville-ar.gov> Subject: Re: Pigskin Park CAUTION: This email originated from outside of the City of Fayetteville. Do not click links or open attachments unless you recognize the sender and know the content is safe. Thank you for your thorough response, Ryan. Follow-up question on the lighting: the new baseball / soccer park off of Cato Springs Road has a very low light at night, which is helpful. Is this what would be required for their lighting? Subdivision Committee February 2, 2023 Agenda Item 1 LSD-2022-0031 (PIGSKIN PARK) Page 24 of 31 On Oct 20, 2022, at 11:33 AM, Umberger, Ryan <rumberger@favetteville-ar.gov> wrote: Good morning Mary, Thanks for your patience as I've been slow to dig my way out of a pile of emails. Please see my replies below in red. The project was reviewed and tabled by Engineering at the Tech Plat meeting yesterday, Oct. 19t". They will need to revise and resubmit to demonstrate compliance with our regulations before the project will be forwarded to public meetings. Thanks, Ryan Umberger, AICP Senior Planner City of Fayetteville, Arkansas rumberger@fayetteville-ar.gov (479) 575-8327 Website I Facebook I Twitter I Instagram I YouTube <image001.png> -----Original Message ----- From: Mary Robin Harriell <marvrobinharriell@gmail.com> Sent: Monday, October 17, 2022 4:09 PM To: Umberger, Ryan <rumberger@fayetteville-ar.gov> Subject: Pigskin Park CAUTION: This email originated from outside of the City of Fayetteville. Do not click links or open attachments unless you recognize the sender and know the content is safe. Hi Ryan, We see that the Pigskin Park is on the upcoming agenda. A couple of questions for the group: 1. Will there be some sort of security or oversight so that we don't have a lot of trespassers? I'm not sure if you know this but they're quite a bit of trespassers around the area and without some sort of oversight, this could quickly become a hotspot. The applicant is proposing to have on -site security, gated entries, and they are required to provide fencing between the development and adjacent residential properties to prevent Subdivision Committee 4 February 2, 2023 Agenda Item 1 LSD-2022-0031 (PIGSKIN PARK) Page 25 of 31 accidental trespass. Perhaps obvious, but trespassing is illegal whether or not the development is approved. I recommend reporting any issues to the Police Department (non -emergency line (479) 587-3555). What is the lighting going to be? Outdoor lighting is required to be compliant with the Outdoor Lighting ordinance (UDC 176). Planning will require the applicant to submit manufacturer's specifications for all proposed outdoor lighting with grading or building permit submittal. Violations can be reported through the City's See Click Fix system. 3. What kind of year-round occupancy is expected or will it just be home -games? Occupancy of the park is not limited to specific times of the year. RV users would be allowed to visit the park year-round, if desired. Thank you, Mary Robin Subdivision Committee February 2, 2023 Agenda Item 1 LSD-2022-0031 (PIGSKIN PARK) Page 26 of 31 Crjf)Grafton Tull August 17, 2022 City of Fayetteville Planning Staff 125 W. Mountain Street Fayetteville, AR 72701 RE: Pig Skin RV Park CTA Job No. 21109400 To whom it may concern, 901 N 47th Street, Suite 400 Rogers, AR 72756 479.636.4838 (ph) 479.631.6224 (fax) This submittal is for a Large Scale Development Plan for Pig Skin RV Park. This site is located southeast of the intersection of S. Leflar Way and MIX Jr. Blvd. The site area is approximately 43 acres with 165 proposed RV parking stalls and several amenities for the community. The current zoning is RSF-4 but has an approved CUP for up to 172 RV stalls. This site will have a private entrance off of S. Leflar Way and cross the Farmington Branch with a series of designed box culverts and an associated LOMR. We have also verified the existing 6" sanitary line downstream of the site has adequate capacity based on as -built survey information. This is a preliminary plan submittal. Further detail will be provided for engineering review regarding the proposed retaining walls and drainage design as well as the floodplain crossing. Should you have any questions, or require any additional information, please contact us at your convenience. Sincerely, Taylo Lindley, P.E. Pro' ct Manager Subdivision Committee February 2, 2023 L Page 27 of 31 - O?$ tS;', 94FSga LLa S B \a i g°'z V t$4� d o (I I �o m o,°�� ae 0 0 0 E } k` II I 8m �dpp9ia I b §yo g ��ak"ti i � nz6src g R g I e Rm I J F a Subdivision Committee February 2, 2023 Agenda Item 1 LSD-2022-0031 (PIGSKIN PARK) Page 28 of 31 LSD-2022-0031 S. OF S. LEFLAR WAY One Mile View RSF-1 0 0.13 0.25 0.5 Miles RSF-2 RPZD_ r ­1 do- & X044-,., R-A Subject Property RSF-4 — — — — — — — — — — — — 1 — — — — — — — — — — — — — — — — — Neighborhood Link --- Regional Link - High Activity - Unclassified - Alley - Residential Link _ Planned Neighborhood Link Shared -Use Paved Trail , Trail (Proposed) V. Design Overlay District , Fayetteville city Limits - - - - -- Planning Planning Area _ _ _ r_ ; Area Fayetteville City Limits ORTH 1 r` C-2 ®r ■ Ding �I-2 General lntluatrial RESIDENTIAL SINGLE-FAMILY EXTRACTION NS-G E-1 RI-u COMMERCIAL RI-12 ResltleniiaFOfice �ResltleMlal-�riWIW21 �G-2 RSF-.8 �C3 RSF-1 FORM BASED DISTRICTS RSF-2 Gown—n Core RSF4 Urban Thomugnrara RSF-] Mein.i Center RSF-8 Osxniown General RSF-18 �Communlry Services RESIDENTIAL MULTI -FAMILY Neigbborbooa services RMF-8 NeigM1borM1ootl Cons —on �RMF-12 PLANNED ZONING DISTRICTS RMF-18 = Commercial, Intluernal, Resldentlal RMF-2a INSTITUTIONAL RMF-00 INDUSTRIAL --Subdivision C I-1 Heavy Commevraland Light Indusldel Februar42 mittee ,2023 Item 1 LSD-2022-0031 (PIGSKIN PARK) Page 29 of 31 LSD-2022-0031 S. OF S. LEFLAR WAY Close Up View 4wou V/1 RSF-2R-O `- - - C-1 0 V F W/ CS RSF-4 L Subject Property la W W W 0 Z iz i I'Ak _ NORTH Neighborhood Link Residential -Agricultural Regional Link - High Activity RSF-2 RSF-4 — Unclassified M RI-12 — Residential Link M RMF-24 ■ I Planned Neighborhood Link Feet Residential -Office Hillside -Hilltop Overlay District C-1 low —� Planning Area . 0 180 360 720 1,080 1,440 �c-2 Urban Thoroughfare _ ! Fayetteville City Limits 1:5,859 MCommunity Services Subdivision Cc rr — — Trail (Proposed) Commercial, Industrial, Res*641,r 2 mittee 12023 Item 1 LSD-2022-0031 (PIGSKIN PARK) Page 30 of 31 LSD-2022-0031 S. OF S. LEFLAR WAY A& Current Land Use NORTH • Ft F,1� \ . vD ZoneA KINGwon Commercial `.4 Commercial ,. Subject Property mod Undeveloped ` �a� Neighborhood Link Regional Link - High Activity Unclassified Residential Link Planned Neighborhood Link — — — Trail (Proposed) r Planning Area r _ Fayetteville City Limits Feet 0 170 340 680 1,020 1,360 1:5,625 Undeveloped FEMA Flood Hazard Data 100-Year Floodplain Floodway Subdivision C4nmittee FebruarA2, 2023 Item 1 LSD-2022-0031 (PIGSKIN PARK) Page 31 of 31 CITY OF FAYETTEVILLE SUBDIVISION COMMITTEE MEMO ARKANSAS TO: Fayetteville Subdivision Committee THRU: Jessie Masters, Development Review Manager FROM: Gretchen Harrison, Planner Josh Boccaccio, Engineering Development Review Manager Melissa Evans, Urban Forester MEETING: February 2, 2023 SUBJECT: LSD-2022-0033: Large Scale Development (2992 N. OAK BAILEY DRJOAK BAILEY CLUSTER DEVELOPMENT, 254): Submitted by COMMUNITY BY DESIGN for property located at 2992 N. OAK BAILEY DR. The property is zoned RSF-4, RESIDENTIAL SINGLE-FAMILY, 4 UNITS PER ACRE and contains approximately 2.67 acres. The request is for a cluster housing development with 18 residential units. RECOMMENDATION: Staff recommends forwarding LSD-2022-0033 to the full Planning Commission. RECOMMENDED MOTION: "I move to forward LSD-2022-0033 to the full Planning Commission, recommending: • In favor of recommended right-of-way dedication, • In favor of recommended street improvements, • In favor of a variance to UDC §164.22(G)(2), • In favor of a variance to UDC §164.22(G)(8), • In partial favor of a variance to UDC §172.02(B), and • In favor of all other conditions as recommended by staff." BACKGROUND: The subject property is in northeast Fayetteville approximately 700 feet west of the intersection of Old Wire Road and Crossover Road. The property is zoned RSF-4, Residential Single -Family, 4 Units per Acre and contains approximately 2.67 acres. A conditional use permit for a cluster housing development (CUP-2022-0039) was approved by the Planning Commission last year, though several neighbors requested to appeal that decision. The City Council heard the neighbors' appeal and voted to approve the conditional use permit with added conditions, including reduced density and heightened tree preservation, buffering, and pedestrian connectivity. Surrounding land uses and zoning are depicted in Table 1. Table 1: Surrounding Land Uses and Zoning Direction Land Use Zoning North Single -Family Residential RSF-4, Residential Single -Family, 4 Units per Acre South Single -Family Residential RSF-4, Residential Single -Family, 4 Units per Acre East Single -Family Residential RSF-4, Residential Single -Family, 4 Units per Acre West Single -Family Residential RSF-4, Residential Single -Family, 4 Units per Acre Mailing Address: 113 W. Mountain Street www.faye 400io��$Tmittee Fayetteville, AR 72701 February 2, 2023 Agenda Item 2 LSD-2022-0033 (OAK BAILEY CLUSTER DEVELOPMENT) Page 1 of 31 Proposal: The applicant requests Large Scale Development approval to develop the subject property with an 18-unit cluster housing development. Three variances from the Unified Development Code have been requested. Each variance is described further below alongside staff's recommendations: §164.22(G)(2): Building Orientation. A minimum of 75% of dwelling units in a cluster housing development shall be oriented around and face the common open space, a public trail or towards the street, having pedestrian access to the common open space and the street. Where a cluster housing unit fronts onto a public trail, the facade facing the public trail shall be considered a principal facade for the purposes of meeting design standards. The applicant has requested a variance from this requirement to orient none of the proposed cluster housing units around a common open space, trail, or public street. The applicant has stated that the shared circulation system, while not a public street, has been designed to form and function as a shared street. All units, as proposed, face the shared circulation system. o Staff recommendation: Staff is supportive of this variance request. The applicant has stated that the design of the circulation system was guided by `The Woonen` Concept,' with streets shared among pedestrians, bicyclist, and motor vehicles. As designed, the internal circulation system functions as an extension of the common open space at the center of the development. All units are proposed to be oriented toward the internal circulation system, which staff finds would contribute towards the type of placemaking that common open spaces and cluster housing developments are intended to create. Thus, staff recommends approval of this variance. §164.22(G)(8): Pedestrian Connectivity. All buildings and common spaces shall be served by a pedestrian circulation system that connects to an existing or planned sidewalk or trail system. The applicant has requested a variance to allow the required pedestrian circulation system to be constructed so that the space is shared among pedestrians, bicyclists, and motor vehicles. The applicant has stated that the proposed shared space is intentionally designed without a clear distinction between pedestrian and vehicular space so that cars are forced to slow down and use caution, noting that having a shared circulation system would also allow for increased landscaping and common open space. o Staff recommendation: Staff is supportive of this variance request. While the applicant is not meeting the letter of the code, which requires a pedestrian circulation system that is separate and distinct from the vehicular circulation system, the applicant has demonstrated a clear effort to meet the intent of the code. The proposed shared space is designed to improve pedestrian and vehicular maneuverability and safety while creating more opportunities for landscaping and seating areas in the common open space. Further, as required by an approved City Council resolution, an additional pedestrian path is proposed to connect the shared circulation system to a proposed sidewalk along the property's Old Wire Road frontage. §172.02(B): Surfacing. Parking lots shall be asphalt, semi -permeable soil pavers, or concrete, graded and drained to dispose of surface water into appropriate structures. The applicant has requested a variance to allow for the construction of a pavement surface and subgrade that consists of angular and washed gravel along the secondary drives and parking spaces. The primary drive lane will be constructed to the City's Drainage Criteria Manual's standard permeable paving asphalt section, so this Subdivision Committee February 2, 2023 Agenda Item 2 LSD-2022-0033 (OAK BAILEY CLUSTER DEVELOPMENT) Page 2 of 31 variance request does not extend to that area. The surface layer of the secondary drives and parking areas would be approximately 4 inches of 3/8-inch diameter brown washed chip while the subgrade will generally consist of '/2-inch or 3/4-inch clean limestone. The section allows for water to drain through the gravel and be collected in a perforated, below surface under drain. The applicant has stated that this would be beneficial to residents and would work best with other permeable paving water quality features. o Staff recommendation: The City's Engineering Division has consistently supported the use of low -impact development in typically paved areas when used in a way that provides adequate support, longevity, and ease of maintenance. However, part of this support hinges on a grid or ring containment system for gravel surfaces. Those systems keep gravel in place and provide additional support for the surface. Considering the applicant's request, Engineering staff is partially supportive of this variance, with the condition that a ring or grid system is used in conjunction with the gravel surface. Engineering staff does not support the use of grave pavement with or without a grid or ring system on steep slopes. The applicant is showing a drive and parking lane with a 10% slope. Steep slopes may cause gravel to migrate down and eventually collect in the storm infrastructure that the applicant is proposing to install. Right -of -Way to be Dedicated: The subject property has frontage along Old Wire Road, a Neighborhood Link street. Neighborhood Links typically require right-of-way in the amount of 33.5 feet from the centerline of the road. Staff recommends that right-of-way be dedicated with this development in the amount of 33.5 feet from centerline to align with the standard street section for a Neighborhood Link. Street Improvements: On -site: This portion of Old Wire Road is partially -improved with asphalt paving and open ditches. Staff recommends that a six-foot sidewalk be installed along the property's frontage, in line with the standard street section for a Neighborhood Link street. Off -site: Staff also recommends that a six-foot sidewalk be installed along the lot at the northeast corner of Oak Bailey and Old Wire Road within existing right-of-way. This recommendation is based upon the rough proportionality of the impact of the development upon the sidewalk infrastructure needs near the development. Access Management/Connectivity. Staff has determined that the proposed development is compliant with the City's access management and connectivity standards. The applicant proposes to access the site through an existing shared driveway on an adjacent parcel with access onto Oak Bailey Drive. Since the driveway is serving single-family homes and is located less than 10 feet away from adjacent driveways and intersections, staff finds that the driveway is compliant with the City's requirements. Design Standards: This proposal is subject to the design standards outlined in UDC §164.22, Cluster Housing Development. In reviewing the provided site plan and elevations, staff has determined that this development is partially compliant with applicable design standards. The applicant has requested a variance from the cluster housing requirements for building orientation and pedestrian circulation. Each variance is described further above alongside staff's recommendations. Currently, it is unclear how the cluster housing requirement for variety in unit floor plans and architectural treatments will be met. Several adjacent lots appear to have identical floor plans and elevations, and it is unclear what building material finishes will be used for each Subdivision Committee February 2, 2023 Agenda Item 2 LSD-2022-0033 (OAK BAILEY CLUSTER DEVELOPMENT) Page 3 of 31 structure. The applicant will be responsible for furnishing this information prior to Planning Commission, or else a variance will need to be requested. Water and Sewer System: The applicant is proposing to extend a public eight -inch water main into the development to provide domestic water and fire protection. The applicant is also proposing to extend a public eight -inch sewer main into the development to provide sanitary sewer to several proposed units. There is also an existing sewer main that will serve the development. Parkland dedication or fee -in -lieu: This proposal was discussed by the Parks and Recreation Advisory Board (PRAB) at their October 3, 2022 meeting. PRAB recommended fee -in -lieu for this development in the amount of $19,602 based on 18 single-family units. The final amount of fee - in -lieu needed to satisfy Parkland Dedication requirements will be required to be paid prior to building permit approval. Tree Preservation: Canopy minimum requirement: 25% Existing canopy: 29.2% Preserved canopy: 12.6% Mitigation required: 39 two-inch caliper trees Public Comment: To date, staff has received no public comment on this item. RECOMMENDATION: Staff recommends forwarding LSD-2022-0033 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 33.5 feet from centerline along the property's Old Wire Road frontage to align with the standard street section for a Neighborhood Link street; 2. Subdivision Committee recommendation of street improvements. Staff recommends improvements along the property's Huntsville Road frontage in line with the typical Master Street Plan standard for a Neighborhood Link street, including an eight -foot sidewalk, and staff recommends that an eight -foot sidewalk be installed along the frontage of the lot at the northeast corner of Oak Bailey and Old Wire road within the existing right-of-way; 3. Subdivision Committee recommendation of a variance to UDC §164.22(G)(2): Building Orientation. Staff recommends in favor of this variance for the reasons stated above; 4. Subdivision Committee recommendation of a variance to UDC §164.22(G)(8): Pedestrian Connectivity. Staff recommends approval of this variance for the reasons stated above; 5. Subdivision Committee recommendation of a variance to UDC §172.02(B): Surfacing. Staff recommends partial approval of this variance with the condition that a ring or grid system is used in conjunction with the gravel surface. Staff also does not support the use of grave pavement with or without a grid or ring system on steep slopes; 6. Remaining comments from the Planning Division shall be addressed, including: Subdivision Committee February 2, 2023 Agenda Item 2 LSD-2022-0033 (OAK BAILEY CLUSTER DEVELOPMENT) Page 4 of 31 a. Clarify whether the parking around the common open space is a `parking area' or a `parking lot.' Four or less parking spaces clustered together would be considered a parking area that would not be subject to our parking lot design standards. Five or more parking spaces clustered together would be considered a parking lot which would be subject to those standards outlined in Chapter 172 of our Unified Development Code. This includes drive aisle widths, parking stall dimensions, accessible parking, etc. Additional information is needed to determine whether a variance from drive aisle widths (or any other parking lot design standards) is necessary. 7. Conditions of approval from Engineering and Urban Forestry are included in the official conditions of approval, attached hereto; Standard Conditions of Approval: 1. Impact fees for fire, police, water, and sewer shall be paid in accordance with City ordinance; 2. 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); 3. 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; 4. Trash enclosures shall be screened on three sides with materials complimentary to and compatible with the principle structure. Containers may also be screened from view of the street by the principal structure or vegetation. Elevations of the proposed dumpster enclosure shall be submitted to the Planning and Solid Waste Divisions for review prior to building permit; 5. All existing utilities below 12kv shall be relocated underground. All proposed utilities shall be located underground; 6. 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; 7. 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; 8. 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; 9. Large scale development shall be valid for one calendar year; Subdivision Committee February 2, 2023 Agenda Item 2 LSD-2022-0033 (OAK BAILEY CLUSTER DEVELOPMENT) Page 5 of 31 10. Contact the City's Emergency 911 Address Coordinator for addressing prior to building permit; 11. 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 12. 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 Committee Action: O Forwarded O Tabled O Approved Meeting Date: February 2, 2023 Motion: Second: Vote: BUDGET/STAFF IMPACT: None ATTACHMENTS: • Engineering Memo • Urban Forestry Comments • Request Letter • Variance Request Letter • Site Plan • Elevations • One Mile Map • Close -Up Map • Current Land Use Map Subdivision Committee February 2, 2023 Agenda Item 2 LSD-2022-0033 (OAK BAILEY CLUSTER DEVELOPMENT) Page 6 of 31 CITY OF ._ FAYETTEVILLE ARKANSAS TO: Gretchen Harrison, Planner FROM: Josh Boccaccio, Engineering Development Review Manager DATE: February 1, 2023 SUBJECT: Subdivision Committee Engineering Comments for LSD 2022-0033 Oak Bailey Cluster Housing STAFF MEMO Water: The applicant is proposing to extend a public 8" water main into the development to provide domestic water and fire protection. Sewer: The applicant is proposing to extend a public 8" sewer main into the development to provide sanitary sewer to a number of proposed houses. There is also existing sewer that will serve the development as well. Drainage: The applicant is proposing to meet the assumptions outlined in the original drainage report for the overall development. In areas where there is an increase in impervious material, the applicant is proposing to modify the existing pond for the subdivision. Variances: The applicant has proposed to use a gravel surface in areas of the development they consider secondary drives and parking spaces. The Engineering Division has consistently supported the use of low impact development in typically paved areas when used in a manor that provides adequate support, longevity, and ease of maintenance. Part of this support hinges on a grid or ring containment system for gravel surfaces. These systems keep gravel in place and provide additional support for the surface. Considering the applicants request, Engineering staff will partially support the variance request on the condition a ring or grid system is used in conjunction with the gravel surface. Engineering Staff does not support the use of gravel pavement with or without a grid or ring system on steep slopes. The applicant is showing a drive and parking lane with a 10% slope. Steep slopes may cause the gravel to migrate down the slope and eventually into the storm infrastructure the applicant is proposing to install. Plan Comments: 1. Permeable pavement cannot be used on slopes steeper than 3% per the drainage criteria manual. This will impact the drainage calculations that have previously been provided. New calculations must be submitted. 2. Private drainage infrastructure cannot be located parallel in a public easement. 3. More information is needed on the proposed bioretention areas located near the structures. 4. Trees cannot be planted over public water or sewer mains and must be located at least 5' off of the mains. Mailing Address: Subdivision Committee 113 W. Mountain Street www.fayetteviFIe6aragct(2023 Fayetteville, AR 72701 Agenda Item 2 LSD-2022-0033 (OAK BAILEY CLUSTER DEVELOPMENT) Page 7 of 31 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 February 2, 2023 Agenda Item 2 LSD-2022-0033 (OAK BAILEY CLUSTER DEVELOPMENT) P4e8of31 URBAN FORESTRY TREE PRESERVATION COMMENTS CITY OF FAYETTEVILLE ARKANSAS To: Brian Teague, Community By Design From: Melissa M. Evans, Urban Forestry CC: Gretchen Harrison, Planner Meeting Date: February 2, 2023 Subject: LSD-2022-0033: Marker Development LLC: 2992 N. Oak Bailey Dr., 254 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 (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) 2. Tree Preservation Calculations No N/A f:i Tree Preservation Calculations Square Feet Percent of site Total Site Area *Minus Right of Way and Easements 86,118 100% Zoning Designation * Select Below with drop down arrow RSF-4 Single -Family Residential, Four Units Per Acre 21,530 25% HHOD * Select Below with Drop Down Arrow No 0 0% Total Canopy for Minimum Preservation Requirements 21,530 25.0% Existing Tree Canopy * Minus Right of Way and Easements 25,124 29.2% Tree Canopy Preserved 10,813 12.6% Tree Canopy Removed *On Site 14,311 16.6% Tree Canopy Removed *Off Site 0 Tree Canopy Removed Total 14,311 16.6% Removed Below Minimum 10,717 Mitigation Requirements 10,717 Subdivision Committee February 2, 2023 Agenda Item 2 LSD-2022-0033 (OAK BAILEY CLUSTER DEVELOPMENT) Page 9 of 31 3. Mitigation Requirements Canopy below Number of 2" caliper requirement trees to be planted High Priority 6,112 28 Low Priority 4,605 11 Total Mitigation Trees Required 10,717 39 4. Mitigation Type Yes No On -Site Mitigation X Off -Site Mitigation Tree Escrow (See Conditions of Approval) 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 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 Yes Yes Yes Yes Yes Yes Yes Yes Yes Yes No No No No No No Yes Yes Subdivision Committee 2 February 2, 2023 Agenda Item 2 LSD-2022-0033 (OAK BAILEY CLUSTER DEVELOPMENT) Page 10 of 31 6. Site Analysis Report (if required) UDC Chapter 167.O4H4 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 Conditionally Approved Approved Tabled Denied Comments Yes No X X Tech Plat Subdivision Committee 01-18-23 02-01-23 9-13-22 10-17-22 N/A Planning Commission 1. Address items above marked "No" and all Redlines provided. 2. Please double check the tree preservation calculations chart and mitigation trees numbers as they are different from what I calculated. 3. The existing trees near the entrance may be damaged or killed with the construction work. Please make sure the adjacent property owner is aware. 4. Provide Tree Preservation Easements per Ch. 167 since this is an LSD. Subdivision Committee 3 February 2, 2023 Agenda Item 2 LSD-2022-0033 (OAK BAILEY CLUSTER DEVELOPMENT) Page 11 of 31 l� CITY OF FAYETTEVILLE ARKANSAS URBAN FORESTRY LANDSCAPE PLAN COMMENTS To: Brian Teague, Community By Design From: Melissa M. Evans, Urban Forestry CC: Gretchen Harrison, Planner Meeting Date: February 2, 2023 Subject: LSD-2022-0033: Marker Development LLC: 2992 N. Oak Bailey Dr., 254 1. General Landscape Plan Checklist a. Irrigation (notes either automatic or hose bib 100' o.c.) UDC Chapter 177.03C7g, 177.04B3a b. Species of plant material identified UDC Chapter 177.03C7d,e c. Size of plant material (minimum size 2" caliper for trees and 3 gal. shrubs) UDC Chapter 177.03C7b,c d. Soil amendments notes include that soil is amended and sod removed UDC Chapter 177.03C6b e. Mulch notes indicate organic mulching around trees and within landscape beds UDC Chapter 177.03C6c,d f. LSD, LSIP, and Subdivisions (PPL & FPL) plans stamped by a licensed Landscape Architect, others by Landscape Designer UDC Chapter 177.03B g. Planting bed contained by edging UDC Chapter 177.03C6f h. Planting details according to Fayetteville's Landscape Manual UDC Chapter 177.03C6g i. Provide information about 3-Year Maintenance plan. The owner shall deposit 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 a. Wheel Stops/Curbs UDC Chapter 177.04B1 b. Narrow Tree Lawn (8' min. width, 37.5' length) UDC Chapter 177.04C Yes No N/A X X Subdivision Committee February 2, 2023 Agenda Item 2 LSD-2022-0033 (OAK BAILEY CLUSTER DEVELOPMENT) Page 12 of 31 c. Tree Island (8' min. width, 18.7' min length OR 150 square feet) X UDC Chapter 177.04C d. Placement of Trees (either side at entrances and exits) X UDC Chapter 177.04C2 3. Perimeter Landscaping Requirements Yes No N/A a. Front Property Line (15' wide landscape) and five on sides. X UDC Chapter 177.04D2a b. Side and Rear Property Lines (5' Wide Landscape Area) N/A UDC Chapter 177D1 c. Shade trees planted on south and west sides of parking lots X UDC Chapter 177.04D2e d. 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 177.05B 1 a 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. Structured 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 Committee February 2, 2023 Agenda Item 2 LSD-2022-0033 (OAK BAILEY CLUSTER DEVELOPMENT) Page 13 of 31 5. Landscape Requirement Totals Amount Mitigation Trees 45 Parking Lot Trees 5 Street Trees 18 Lots Detention Pond — Large Trees 2 (1 Tree/3,000 square feet) Detention Pond — Small Tree/Large Shrub 12 (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) Tech Plat Subdivision Planning Committee Commission Conditionally Approved 01-18-23 02-01-23 Approved Tabled 9-13-22 10-17-22 Denied Comments 1. Address items above marked "No" and all Redlines provided. 2. Please double check the pond area and 10' around the basin. It measures as requiring 3 trees and more shrubs than what you are showing. Mitigation trees were planted in the pond that need to be replaced as well from the last phase of construction. Please show the correct number and note how many were planted previously and how many will be planted now. 3. Please label the tree function on the plans (S for street/lot trees, D for detention, M for mitigation or P for parking). 4. Please make sure you are screening the residences to the west and south adequately. Loblolly Pines and Button Bush do not make good screens, especially at maturity. Please consult with your landscape architect, who should be designing the landscape plan, if you are not already. 5. Are these units being sold individually on their own lots? Is the pavement to them considered to be private streets? If so, one tree per lot is required. 3 Subdivision Committee February 2, 2023 Agenda Item 2 LSD-2022-0033 (OAK BAILEY CLUSTER DEVELOPMENT) Page 14 of 31 community.by.design TOWN PLANNING.URBAN ENGINEERING August 31, 2022 Via EnerGov Ms. Gretchen Harrison Planner City of Fayetteville 125 West Mountain Street Fayetteville, Arkansas 72701 RE: 2992 N Oak Bailey Drive Cluster Development — Large Scale Development Application Submittal Package Ms. Harrison, As a representative of the owner of Washington County Parcel 765-31975-000, please find the attached Large Scale Development Application for the development of a cluster housing development containing 19 new single-family residential units. The proposal is in accordance with a conditional use permit that was previously approved by the Planning Commission in 2022. The application includes the following supporting documents attached to this letter: • One (1) copy of a written submittal letter describing the project • One (1) copy of a county parcel map • One (1) copy of a consent of owner form • One (1) copy of site, utility, grading, tree preservation, and landscape plans • One (1) copy of a drainage letter • One (1) copy of the completed fire department technical plat form General - Conditional Use Permit (CUP) 2022-000039 was approved for the property in 2022. In accordance with the approved CUP the proposed large scale development plan consists of constructing 19 new single-family houses. The improvements also include private driveways and associated parking. The property is zoned RSF4 and contains approximately 2.70 acres. A detailed site plan has been provided which should present a proposal that meets the zoning and site requirements of UDC 164.22 Cluster Housing Development. The request is for the development approval of a cluster housing development containing 19 total single-family residential units. Fire, Solid Waste, Vehicular Access and Parkin; — Fire, solid waste, and vehicular access is proposed along a new looped private drive. The proposed shared private drive or drive incorporates the principles of a "woonerf', which is a shared space for use of pedestrians and vehicles. The shared drive maintains a minimum clear width of 20' to meet requirements for fire and solid waste access. The shared drive will be paved with permeable paving to meet drainage requirements. 27 parallel parking spaces are proposed along the looped private drive and an additional 30 parking spaces are proposed to the rear or to the side of the houses. A total of 57 parking spaces or 1 parking space per bedroom is planned. Architectural Floor Plans and Elevations — Each of the houses are proposed to be approximately 1,650 square feet and contain 3 bedrooms and 2.5 bathrooms. As proposed each house has a large front porch and also a private courtyard. Common open space is also provided of in the form of 1 large central green space that the houses articulate and front onto. Elevation variation is provided focusing on roof structure massing or projected gables, window and door placement, window trim detailing, porch column and beam detailing, brick type and color, and roof shingle color. Please refer to the floor plans and elevations submitted with the conditional use permit. Modifications are currently be made to those plans. Expect a supplemental submittal containing revised floor plans and elevations in 7 days. 100 West Center Street Suite 300 Fayetteville, Wmftmmittee e uary 2item 479.790.fp,ZNa tem 2 LSD-2022-0033 (OAK BAILEY CLUSTER DEVELOPMENT) Page 15 of 31 Letter to Gretchen Harrison RE: 2992 N. Oak Bailey Drive LSD August 31, 2022 The proposal will not have a measurable impact on vehicular traffic in the area. The proposal utilizes an existing curb cut onto N Oak Bailey Drive. Thank you for your consideration of this request. Please let me know if you have any questions or if you need additional information. Sincerely, Brian Teague Community By Design Subdivision Committee February 2, 2023 Agenda Item 2 LSD-2022-0033 (OAK BAILEY CLUSTMJ:t�yFdff MENT) Page 16 of 31 co m m u n i ty. by.d_esig n TOWN PLANNING.URBAN ENGINEERING January 25, 2023 Via EnerGov Ms. Gretchen Harrison City of Fayetteville — Senior Planner 125 W. Mountain Street Fayetteville, AR 72701 RE: 2992 N. Oak Bailey Drive Large Scale Development — LSD 2022 0033 — Variance Requests — Cluster Housing Development Ordinance Pedestrian Circulation System (UDC 164.22(G)(8)), Cluster Housing Development Ordinance Building Orientation (UDC 164.22(G)(2)), Parking Lot Design Standards Dimensions (UDC 172.04(E)), and Parking Lot Design Standards Paving Materials (UDC 172.02(B)), Ms. Harrison, Please allow this letter to serve as a variance request from both the City of Fayetteville's Cluster Housing Development Ordinance and the Parking Lot Design Standards. Please refer to latest revision of the site plans, site views and perspectives, and the approved conditional use permit master plan. Also included with the submittal is a publication from the National Association of City Transportation Officials entitled "The Woonerf Concept — Rethinking a Residential Street in Somerville". This publication was used for guidance in the design of the proposed shared space at 2992 N. Oak Bailey Drive. Cluster Housing Development Ordinance Pedestrian Circulation System UDC 164.22(G)(8)) - The primary variance request is to allow the required pedestrian circulation system to be constructed so that the space is shared among pedestrians, bicyclist, and motor vehicles in way that gives priority to pedestrians over the cars that will use the space for access to parking. The proposed shared space is intentionally designed without a clear distinction between pedestrian and vehicular space so that cars are forced to slow down and use caution. Average vehicular speeds of 10 mph or less are expected. Limiting vehicular speed will not only increase safety but will also increase the use of the space by pedestrians. This shared space concept will create more opportunity for landscape, trees, and seating areas and will significantly expand upon the proposed common open space and its features in a way that will increase social interaction among the residents. The proposed houses line the perimeter of the shared space with front doors and porches facing inward towards the space creating one large outdoor room. Interior to the proposed shared space is the central common open space, which will be programmed with a fire pit seating area, a bocce court, and includes the preservation of two significant trees. The shared circulation system and both common open spaces are well connected and have been designed to encourage social interaction, and will be an amenity to the residents. The shared space design balances the requirement to give vehicles access to parking with other pedestrian uses and activities. This efficiency in use of the space will reduce impervious surface and ultimately will make the common open spaces larger and more frequented by pedestrians. Cluster Housing Development Ordinance Building Orientation (UDC 164.22(G)(2)1 - A secondary variance is requested from the building orientation requirements of the Cluster Housing Development Ordinance. The specific requirement calls for front of 75% the houses to orient to either the common space, a trail, or towards the street. While not a public street, the shared circulation system has been designed in form and function to be a shared street and not resemble a parking lot in any way. 100% of the houses are front oriented to the shared space. Parking Lot Design Standards Dimensions (UDC 172.04(E)) - A third variance is requested from the dimensional requirements of the parking lot design standards that would allow for a 20' wide drive aisle along the shared space while 100 West Center Street Suite 300 Fayetteville, Wmftmmittee e uary 2item 479.790.fp,ZNa tem 2 LSD-2022-0033 (OAK BAILEY CLUSTER DEVELOPMENT) Page 17 of 31 Letter to Gretchen Harrison RE: 2992 N. Oak Bailey Drive LSD Variance Requests January 25, 2025 24' is required in parking lots. The 24' requirement is typically needed for 90-degree parking but 90-degree parking is not proposed in the shared space, only parallel parking. The 20' wide drive aisle meets fire department access requirements. All together with a 20' wide drive aisle and 8' wide parallel parking on one side of the drive aisle, dimensionally the shared space is very similar to most lesser traveled, residential streets. Parking Lot Design Standards Paving Materials (UDC 172.02(B)) — A variance is requested from UDC 172.02(B) to allow for the construction of a pavement surface and subgrade that consists of angular and washed gravel along the secondary drives and parking spaces. The primary 20' drive lane will be constructed per the City of Fayetteville Drainage Criteria Manual's standard permeable paving asphalt section and thus this variance is not applicable in these areas. The surface layer of the secondary drives and parking spaces would be approximately 4 inches of 3/8" diameter brown washed chip while the subgrade will generally consists of 1/2" or 3/4" clean limestone. The section allows for water to drain into the void spaces of the gravel and be collected in a perforated, below surface under drain. The aesthetic would be very beneficial to the residents and would also work best with other permeable paving water quality features. The gravel would be completely self contained and not be able to wash onto other areas as is typical in some non -designed examples. In addition the void space in the gravel will collect storm water runoff and not allow it to concentrate on the surface. This condition will be in accordance with a case study located in a private parking lot at 132 and 144 North Washington Ave. that has been ongoing now for over two years. Frequent observations at this location reveal that even in heavy rainfall events storm water immediately enters the void space in the gravel and does not pond or move on the surface of the gravel. The landscape is proposed to be 3/8" brown chips for paving with pine straw mulch and native foundation plantings at the vertical transition to fences and houses. With the brown chip paving, pine straw mulch, trees, and native plantings the intent is to create more of an enclosed wooded type landscape rather than a parking lot. Thank you for considering this request. Please let me know if you have questions or if additional information is needed. Sincerely, Attachments: Conditional Use Permit Master Plan Dated 7/12/22 ` Site Plans Dated 1/25/23 Site View Dated 9/7/22 The Woonerf Concept NACTO Publication Brian Teague Community By Design Subdivision Committee February 2, 2023 Agenda Item 2 LSD-2022-0033 (OAK BAILEY CLUSTMj:t�p'Fjff MENT) Page 18 of 31 N. 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I I ppA 3om=2o�~mxa2es' o �m=y9 '\ m�NA � c a�ooAyoo�E 5o � am zj n O r 3 o O m r "�o'"_ :.gym=»�n �'E� i ision Committee m z < z ti 3. $�cz € Pam-Ar"Il�ilpQ ND ebruary 2, 2023 m f m a o �,;FP� spa N Z < m n = o� R a.r �' um, Agenda Item 2 m m er s LSS4"022-0 33 (OAK BAILEY LMR EVELOPMENT) Page 19 of 31 2 m r m C a 0 z v 1 IN om m m C Q I I , nt2 h jj��I �j3 -35a AI ISRI� �I� �IT jr�jr g z' �j i<I Subdivision Committee February 2, 2023 Agenda Item 2 LSD-2022-0033 (OAK BAILEY CLUSTER DEVELOPMENT) Page 20 of 31 N 2 5m s—n m r m C D O z N a-n 9 O z m r m C D O z Lr � � m I' I� II JI I� I s I 55Z 4 w g Subdivision Committee February 2, 2023 Agenda Item 2 LSD-2022-0033 (OAK BAILEY CLUSTER DEVELOPMENT) Page 21 of 31 � ■ r Wk |� � >'M ;m w m \ z � §[| § ;|• Subdivision Committee February 4 2023 Agenda Item m»m22 ma (OAK BAILEY CLUSTER DEVELOPMENT) Page 2¥$ v s 4 k 90 z m r m C a 1 0 z J4 41 m r m C a 0 z E Subdivision Committee February 2, 2023 Agenda Item 2 LSD-2022-0033 (OAK BAILEY CLUSTER DEVELOPMENT) Page 23 of 31 P�, I I� I I li to I[glo �I�I A w ISA IA Im I Is Ia Iol$ Ip Subdivision Committee February 2, 2023 Agenda Item 2 LSD-2022-0033 (OAK BAILEY CLUSTER DEVELOPMENT) Page 24 of 31 5 m m C n 0 z A I� o Io I IS gl� -1I5qI� gib �i�oim m�i� g i� I8 i IA 8 I i Im Subdivision Committee February 2, 2023 Agenda Item 2 LSD-2022-0033 (OAK BAILEY CLUSTER DEVELOPMENT) Page 25 of 31 a Subdivision Committee February 2, 2023 Agenda Item 2 LSD-2022-0033 (OAK BAILEY CLUSTER DEVELOPMENT) Page 26 of 31 ■ ; i) + / \_ w P \� 2 !� ( (� \ @ I + § | |# | § [ \ E | | I I I I Subdivision Committee February 4 2023 Agenda Item m»m22 ma (OAK BAILEY CLUSTER DEVELOPMENT) Page 2¥$ I a � x 0 �aa I, I I I 9 I $ zl `I� Plo wl� 41� � � �� �� �•l� Subdivision Committee February 2, 2023 Agenda Item 2 LSD-2022-0033 (OAK BAILEY CLUSTER DEVELOPMENT) Page 28 of 31 LSD-2022-0033 One Mile View 11 NC RPZD Regional Link iiiiiiiii Neighborhood Link Unclassified Residential Link ■ 1 Planned Neighborhood Link IM Planned Residential Link Shared -Use Paved Trail — — Trail (Proposed) r 1 Fayetteville City Limits m 1 Planning Area 2992 N Oak Bailey Dr 0 0.13 0.25 0.5 Miles • t • �. W .O P, rn Subject Property i 1 III 1� I W "O Q <Lits Pla___ Fay MI VORTH SKILL RN RD I I I I I J' I I I I I I I I I I-- r R-A I I I 1 \ Zoning �I-2 General lntlu (trial RESIDENTIAL SINGLE-FAMILY EXTRACTION RI-u COMMERCIAL � RI-12 ResltleniiaFOfice �ResltleMlal-�riWIW21 �G-2 RSF-.8 �C3 RSF-1 FORM BASED DISTRICTS RSF-2 I♦ Gown—n Core RSF1 Umanlnomagnrare RSF-] Mein Sireat Cen[er RSF-8 ■ Osxniown General RSF-18 Community Services RESIDENTIAL MULTI -FAMILY NeigbborM1ooa sarvices RMF-8 NeigM1borM1ootl Conservation RMF— PLANNED ZONING DISTRICTS RMF-18 =Commercial, Intluslnal, Residential RMF-2a INSTITUTIONAL RMFI" INDUSTRIAL --Subdivision C I-1 Heavy Commevraland Light Indusltlal Februar42 mittee ,2023 Item 2 LSD-2022-0033 (OAK BAILEY CLUSTER DEVELOPMENT) Page 29 of 31 LSD-2022-0033 2992 N Oak Bailey Dr. Close Up View o o z 0"�X_ N KATHERINE A " LU w Y—WARWICK-DR m v X QG WARWICK•DR 74 y�0 Subject Property RSF-4 ■ ■ ■ i i i m~� o m� OLD WIRE RD Z o STRAWBERRY•DR I , J P-1 W � Ak m W J i� R-ANORTH Regional Link Neighborhood Link Residential Link Residential -Agricultural Planned Neighborhood Link r � � Planning Area Feet RSF-4 Fayetteville City Limits P-1 0 75 150 300 450 600 - — - Shared -Use Paved Trail — — — Trail (Proposed) 1 :2,400 Subdivision Clmmittee Februa 2, 2023 Item 2 LSD-2022-0033 (OAK BAILEY CLUSTER DEVELOPMENT) Page 30 of 31 m ittee 2023 Item 2 LSD-2022-0033 (OAK BAILEY CLUSTER DEVELOPMENT) Page 31 of 31