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HomeMy WebLinkAbout2023-02-16 - Agendas - FinalCITY OF FAYETTEVILLE W4ff ARKANSAS Subdivision Committee Meeting February 16, 2023 9:00 AM 113 W. Mountain, Room 326 Members: Porter Winston (Chair), Mary McGetrick, Joe Holcomb City Staff: Jessie Masters, Development Review Manager Call to Order Consent: None. Old Business: None. MEETING AGENDA New Business: 1. PPL-2023-0001: Preliminary Plat (745 W. CHERRY ST/HABITAT FOR HUMANITY, 678): Submitted by BATES AND ASSOCIATES for property located at 745 W. CHERRY ST. The property is zoned NC, NEIGHBORHOOD CONSERVATION and contains approximately 1.81 acres. The request is for the preliminary plat of nine lots. Planner: Gretchen Harrison 2. LSD-2022-0034: Large Scale Development (3066 E. JOYCE BLVD/THE BERKSHIRE AT UPTOWN, 177): Submitted by JORGENSEN AND ASSOCIATES for property located at 3066 E. JOYCE BLVD. The property is zoned CS, COMMUNITY SERVICES; NS-G, NEIGHBORHOOD SERVICES -GENERAL; and RI-12, RESIDENTIAL INTERMEDIATE — 12 UNITS PER ACRE and contains approximately 8.77 acres. The request is for a residential development with 106 units and associated parking. Planner: Jessie Masters 3. LSD-2022-0041: Large Scale Development (N. HWY 112/112 ARONSON, 209): Submitted by ENGINEERING SERVICES INC. for property located on N. HWY. 112. The property is zoned C-2, THOROUGHFARE COMMERCIAL and UT, URBAN THOROUGHFARE and contains approximately 31.20 acres. The request is for a development with 200 residential units, three commercial buildings, and associated parking. Planner: Jessie Masters 4. LSD-2023-0002: Large Scale Development (2888 N. MCCONNELL/JJ'S BASKETBALL ACADEMY, 248): Submitted by JORGENSEN AND ASSOCIATES for property located at 2888 N. MCCONNELL AVE. The property is zoned C-2, THOROUGHFARE COMMERCIAL and contains approximately 2.76 acres. The request is to develop the property with a 22,770-square- foot recreational facility and associated parking. Planner: Ryan Umberger Mailing Address: 113 W. Mountain Street Fayetteville, AR 72701 www.fayetteville-ar.gov Announcements None. Adjourn NOTICE TO MEMBERS OF THE AUDIENCE All interested parties may appear and be heard at the public hearings. If you wish to address the Planning Commission on an agenda item please queue behind the podium when the Chair asks for public comment. Once the Chair recognizes you, go to the podium and give your name and address. Address your comments to the Chair, who is the presiding officer. The Chair will direct your comments to the appropriate appointed official, staff, or others for response. Please keep your comments brief, to the point, and relevant to the agenda item being considered so that everyone has a chance to speak. Interpreters or TDD, Telecommunication Device for the Deaf, are available for all public hearings; 72 hour notice is required. For further information or to request an interpreter, please call 575-8330. As a courtesy please turn off all cell phones and pagers. 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 1WFAYETTEVILLE ARKANSAS SUBDIVISION COMMITTEE MEMO 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 16, 2023 SUBJECT: PPL-2023-0001: Preliminary Plat (745 W. CHERRY ST./HABITAT FOR HUMANITY, 678): Submitted by BATES AND ASSOCIATES for property located at 745 W. CHERRY ST. The property is zoned NC, NEIGHBORHOOD CONSERVATION and contains approximately 1.81 acres. The request is for the preliminary plat of nine lots. RECOMMENDATION: Staff recommends forwarding PPL-2023-0001 to the full Planning Commission. RECOMMENDED MOTION: "1 move to forward PPL-2023-0001 to the full Planning Commission, recommending: • In favor of recommended right-of-way dedication; • In favor of recommended street improvements; and All other conditions as outlined by staff." BACKGROUND: The subject property is in south Fayetteville on the south side of Cherry Street, just northeast of the intersection of School Avenue and the Fulbright Expressway. The property contains 1.81 acres and is currently undeveloped. The property received its current zoning designation of NC, Neighborhood Conservation as a result of a rezoning in 2021 (RZN-2021-000084). Most of the property lies within the 1-540 Overlay District. Surrounding land uses and zoning is depicted in Table 1. Table 1: Surrounding Land Uses and Zoning Direction Land Use Zoning North Undeveloped RSF-4, Residential Single -Family, 4 Units per Acre South Trailer Sales; Single -Family Residential C-2, Thoroughfare Commercial; RSF-4, Residential Single -Family, 4 Units per Acre East Single -Family Residential RSF-4, Residential Single -Family, 4 Units per Acre West Tavern C-2, Thoroughfare Commercial Proposal: The applicant is proposing a subdivision with eight residential lots and one unbuildable lot reserved for detention. No variances have been requested. Right -of -Way to be Dedicated: The subject property has frontage along Cherry Street, a partially - Mailing Address: February 16, 2023 113 W. Mountain Street www.fayettevillec1mltem 1 Fayetteville, AR 72701 PPL-2023-0001 (HABITAT FOR HUMANITY) Page 1 of 20 improved Residential Link with existing right-of-way varying between 0.6 feet and 4 feet from the centerline of the road. Staff recommends that right-of-way be dedicated in the amount of 26 feet from centerline to align with the standard street section for a Residential Link. Street Improvements: The subject property has frontage along Cherry Street, a partially -improved Residential Link with asphalt paving and open ditches. Staff is recommending that the property's frontage be improved with six-foot sidewalk, six-foot greenspace, curb, gutter, and asphalt to align with the standard street section for a Residential Link. Block Length/Connectivity: Staff finds that the proposed preliminary plat complies with the City of Fayetteville's block length and connectivity standards. Each residential lot is proposed to be accessed through a shared drive with access onto Cherry Street. No new streets are proposed with this preliminary plat. Water and Sewer System: There is an existing two-inch water main along Cherry Street that connects to the water main on the west side of School Avenue. If a hydrant is required, the applicant must install a new eight -inch main from the west side of School and extend it the length of the project's frontage. The new eight -inch main must tie into the two-inch main that continues along Cherry Street. The applicant has proposed to extend sewer so that the eastern portion of the site will have access for service. There is an existing eight -inch sewer main that can serve the western portion of the site. Tree Preservation: Canopy minimum requirement: 20% Existing canopy: 72.1 % Preserved canopy: 15.3% Mitigation required: 23 two-inch caliper trees Parks: The Parks and Recreation Advisory Board (PRAB) reviewed this proposal at a meeting held on January 4, 2023. The Parks and Recreation Advisory Board recommended fee -in -lieu for this development in the amount of $8,712 based on the number of proposed single-family lots. Park fees are due prior to building permit issuance. Public Comment: Staff received public comment from one neighbor who expressed concerns about increased traffic along Cherry Street. The street is a narrow, dead-end road which ends in a private driveway, and the neighbor expressed concerns about more vehicles using their driveway to back out of the street. RECOMMENDATION: Staff recommends forwarding PPL-2023-0001 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 26 feet from centerline along the property's frontage; 2. Subdivision Committee recommendation of street improvements. Staff recommends that the property's frontage be improved with six-foot sidewalk, six-foot greenspace, curb, gutter, and asphalt to align with the standard street section for a Residential Link, Subdivision Committee February 16, 2023 Agenda Item 1 PPL-2023-0001 (HABITAT FOR HUMANITY) Page 2 of 20 3. Fee in -lieu of parkland dedication is required in the amount of $8,712 based on eight new single-family units and shall be paid prior to building permit issuance; 4. Streetlights shall be installed in accordance with code at all street intersections and spaced every 300 feet; 5. Shared drives must be placed within the proposed access easements; 6. All residential lots will be subject to UDC §164.23 — Small Lot Design Standards; 7. Conditions of approval from Engineering, Urban Forestry, and Parks are included in the official conditions of approval; Standard Conditions of Approval: 8. All existing overhead utility lines 12kV and under shall be relocated underground. All proposed utilities shall be located underground; 9. Sidewalk along all commonly owned lots (detention ponds, etc.) shall be constructed prior to final plat. All other sidewalks shall be constructed or guaranteed prior to final plat; 10. All street names shall be approved by the 911 Coordinator and indicated on the final plat. All streets require naming for final addresses. Contact the addressing office at (479) 575- 8380 for more details; 11. All lots shall be labeled with addresses as approved by the 911 Coordinator on the final plat; 12. A floodplain development permit is required prior to construction for any grading or structures in the flood zone; 13. Plat Review and Subdivision comments (to include written staff comments provided to the applicant or their representative, and all comments from utility representatives: Black Hills Energy, AT&T, Ozarks, SWEPCO, Cox Communication); 14. Staff approval of final detailed plans, specifications and calculations (where applicable) for grading, drainage, water, sewer, fire protection, streets (public and private), sidewalks, parking lot(s) and tree preservation. The information submitted for the plat review process was reviewed for general concept only. All public improvements are subject to additional review and approval. All improvements shall comply with City's current requirements; and 15. Preliminary plat approval shall be valid for one calendar year. Subdivision Committee February 16, 2023 Agenda Item 1 PPL-2023-0001 (HABITAT FOR HUMANITY) Page 3 of 20 Subdivision Committee Action: O Tabled O Forwarded O Denied Meeting Date: February 16, 2023 Motion: Second: Vote: BUDGET/STAFF IMPACT: None ATTACHMENTS: • City Engineering Comments • Urban Forestry Comments • Parks Comments • Request Letter • Site Plan • One Mile Map • Close -Up Map • Current Land Use Map Subdivision Committee February 16, 2023 Agenda Item 1 PPL-2023-0001 (HABITAT FOR HUMANITY) Page 4 of 20 CITY OF ._ FAYETTEVILLE ARKANSAS TO: Gretchen Harrison, Planner FROM: Josh Boccaccio, Engineering Development Review Manager DATE: February 15, 2023 SUBJECT: Subdivision Committee Engineering Comments for PPL-2023-0001 Cheery St Subdivision STAFF MEMO Water: There is an existing 2" water line along Cherry St that connects to the waterline on the west side of School. If a hydrant is required, the applicant must install a new 8" main from the west side of School and extend it the length of the project's frontage. The new 8" main must tie into the 2" that continues along Cherry St. Sewer: The applicant has proposed to extend sewer so that the eastern portion of the site will have access for service. There is an existing 8" that can serve the western portion of the site. Drainage: The project will have to meet the 4 Minimum Standards of the Drainage Criteria Manual. The applicant is proposing 2 bioretention features along with 2 detention ponds to meet the standards. Additional review of the drainage report will occur during grading permit reviews. Plan Comments: 1. Sheet 05: a. As mentioned previously, on the last review and in pre -application meetings, this is a 2" sleeved through a 6"; GIS is incorrect. If a hydrant is required, an 8" main will have to be extended from the west side of School. b. Suggest shifting water line north to reduce easement required and to keep meters close to the sidewalk. c. Single meter box should be set on shared property line ... 2 yokes for double meters. d. Main can stop 5' west into Lot 5. e. Sewer service for Lot 5 and 6 could potentially share a trench ... same thing for Lot 7 and 8. f. New 8" water line must connect to existing after this subdivision in order to continue to provide water to customers to the east. g. Show driveway repair (gravel, concrete, etc.) 2. Sheet 07: a. Shifting water line farther north, could shift houses closer to the street which would reduce the amount of imperious area (cost) for the driveways. b. Street widening per appropriate city detail. c. Trench grates referenced in comment response do not seem to be shown on the revised plans. Standard Comments: Mailing Address: Subdivision Committee 113 W. Mountain Street www.fayettev bmant&2023 Fayetteville, AR 72701 Agenda Item 1 PPL-2023-0001 (HABITAT FOR HUMANITY) Page 5 of 20 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 16, 2023 Agenda Item 1 PPL-2023-0001 (HABITAT FOR HUMANITY) P4e6of20 URBAN FORESTRY TREE PRESERVATION COMMENTS CITY OF FAYETTEVILLE ARKANSAS To: Jason Young, Bates & Associates, Inc. From: Melissa Evans, Urban Forestry CC: Gretchen Harrison, Planner Meeting Date: February 16, 2023 Subject: PPL-2023-0001: Habitat for Humanity: 745 W. Cherry St., 678 1. Submittal Requirements Yes No N/A Initial Review with the Urban Forester X Site Analysis Map Submitted (if justification is needed) X Site Analysis Written Report Submitted (justification is needed) X Complete Tree Preservation Plan Submitted X Tree Mitigation Table on Plans X Tree Preservation Wavier Submitted (only use if no trees onsite or near P/L) X 2. Tree Preservation Calculations Tree Preservation Calculations Square Feet Percent of site Total Site Area *Minus Right of Way and Easements 61,560 100% Zoning Designation * Select Below with drop down arrow NC -Neighborhood Conservation 12,312 20% HHOD * Select Below with Drop Down Arrow No 0 0% Total Canopy for Minimum Preservation Requirements 12,312 20.0% Existing Tree Canopy * Minus Right of Way and Easements 44,381 72.1% Tree Canopy Preserved 9,441 15.3% Tree Canopy Removed *On Site 34,940 56.8% Tree Canopy Removed *Off Site 2,207 Tree Canopy Removed Total 37,147 60.3% Removed Below Minimum 2,871 Mitigation Requirements 5,078 Subdivision Committee February 16, 2023 Agenda Item 1 PPL-2023-0001 (HABITAT FOR HUMANITY) Page 7 of 20 3. Mitigation Requirements Canopy below Number of 2" caliper requirement trees to be planted High Priority 5,078 23 Mid Priority Low Priority Total Mitigation Trees Required 5,078 23 4. Mitigation Type Yes No N/A On -Site Mitigation X Off -Site Mitigation X Tree Escrow (See Conditions of Approval) X 5. Tree Preservation Plan Checklist UDC Chapter 167.04H1 a. 5 year Aerial Check on Existing Trees b. Property Boundary c. Natural Features (100ft beyond limits of disturbance) d. Existing Topography and Proposed Grading e. Soil Types f. Significant Trees g. Groupings of Trees h. Table Inventory List (species, size, health, priority) i. All Existing and Proposed Utilities j. All Existing and Proposed Utility Easements and ROW's k. All Streams (with approximate center line) I. Floodplains and floodways m. Existing Street, Sidewalk or Bike Path ROW n. Submitted Site Analysis Plan (if required) o. Shows ALL Proposed Site Improvements p. Delineates trees/canopy to be preserved and removed Tree Protection Methods a. Tree Protection Fencing b. Limits of Root Pruning c. Traffic flow on work site d. Location of material storage e. Location of concrete wash out f. Location of construction entrance/exit Tech Subdivision Planning Plat Committee Commission Yes Yes Yes Yes No Yes Yes No Yes Yes N/A N/A Yes Yes No Yes Yes N/A Yes Yes No No Subdivision Committee 2 February 16, 2023 Agenda Item 1 PPL-2023-0001 (HABITAT FOR HUMANITY) Page 8 of 20 6. Site Analysis Report (if required) Yes No N/A UDC Chapter 167.04H4 a. Provide graphic examples of multiple options used to X minimize removal of existing canopy b. Submitted Analysis Statement — Note the process, iterations, X and approaches to preserve canopy. 7. Review Status (See Comments) Tech Subdivision Planning Plat Committee Commission Conditionally Approved 01-30-23 02-14-23 Approved Tabled Denied Comments 1. Address items above marked "No" and all Redlines provided. 2. Please show the buildings, hardscape features, utilities, grading and tree preservation fence overlapping the existing trees to be removed (and to remain). All of these items need to be visible. 3. Can Tree 16 and Trees 43-46 be preserved if some things are adjusted? Subdivision Committee 3 February 16, 2023 Agenda Item 1 PPL-2023-0001 (HABITAT FOR HUMANITY) Page 9 of 20 l� CITY OF FAYETTEVILLE ARKANSAS To: From: CC: Meeting Date: Subject: Jason Young, Bates & Associates, Inc. Melissa Evans, Urban Forestry Gretchen Harrison, Planner URBAN FORESTRY LANDSCAPE PLAN COMMENTS February 16, 2023 PPL-2023-0001: Habitat for Humanity: 745 W. Cherry St., 678 1. General Landscape Plan Checklist Yes No N/A a. Irrigation (notes either automatic or hose bib 100' o.c.) X UDC Chapter 177.03C7g, 177.04B3a b. Species of plant material identified X UDC Chapter 177.03C7d,e c. Size of plant material (minimum size 2" caliper for trees and 3 gal. shrubs) X UDC Chapter 177.03C7b,c d. Soil amendments notes include that soil is amended and sod removed X UDC Chapter 177.03C6b e. Mulch notes indicate organic mulching around trees and within landscape beds X UDC Chapter 177.03C6c,d f. LSD, LSIP, and Subdivisions (PPL & FPL) plans stamped by a licensed X Landscape Architect, others by Landscape Designer UDC Chapter 177.03B g. Planting bed contained by edging X UDC Chapter 177.03C6f h. Planting details according to Fayetteville's Landscape Manual X UDC Chapter 177.03C6g i. Provide information about 3-Year Maintenance plan. The owner shall deposit X with the City of Fayetteville a surety for approved landscape estimate. UDC Chapter 177.05 A2g 2. Parking Lot Requirements 1 Tree : 12 Parking Spaces Yes No N/A a. 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 16, 2023 Agenda Item 1 PPL-2023-0001 (HABITAT FOR HUMANITY) Page 10 of 20 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 (2 per corner 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 16, 2023 Agenda Item 1 PPL-2023-0001 (HABITAT FOR HUMANITY) Page 11 of 20 5. Landscape Requirement Totals Mitigation Trees Parking Lot Trees Street Trees Detention Pond — Large Trees (1 Tree/3,000 square feet) Detention Pond — Small Tree/Large Shrub (4 small trees or large shrubs/3,000 square feet) Detention Pond — Small Shrubs/Large Grasses (6 shrubs or grasses (1 gallon)/3,000 square feet) 6. Review Status (See Comments) Conditionally Approved Approved Tabled Denied Amount 23 0 9 1 3 4 Tech Plat Subdivision Planning Committee Commission Comments 1. Address items above marked "No" and all Redlines provided. 2. Thank you for addressing previous comments. 01-30-23 02-14-23 3 Subdivision Committee February 16, 2023 Agenda Item 1 PPL-2023-0001 (HABITAT FOR HUMANITY) Page 12 of 20 CITY OF FAYETTEVILLE ARKANSAS TO: Planning Division FROM: Zach Foster, Parks Planning DATE: January 30, 2023 SUBJECT: Parks & Recreation Technical Plat Review Comments ************************************************************************************************************* PRAB Meeting Date: Project Title: Project Number: Project Location: Plat Page: Park Quadrant: Billing Name & Address January 4, 2023 N/A PPL-2023-0001 745 W Cherry St 678 SE Habitat for Humanity of Washington County 1421 E 15th St, Fayetteville, AR 72701 ❑ Land Dedication ® Fee -in -Lieu LAND DEDICATION Single Family: units x 0.023 acres per unit = Multi Family: units x 0.020 acres per unit = ❑ Combination TOTAL 0.00 acres Acres 0.00 acres 0.0 FEE -IN -LIEU TOTAL Single Family: 8 units x $1,089 per unit = $8,712 Fees Multi Family: units x $952 per unit = $ 0 $8,712 SUMMARY: ■ Project proposes 8 SF units and 0 MF units. ■ The final amount of fee -in -lieu and/or land dedication needed to satisfy Parkland Dedication requirements will be determined after Planning Commission's approval of the Final Plat. ■ Current fee -in -lieu and/or land dedication rates will be applied regardless of when project was approved by PRAB. ■ Prior to final receipt by the city, all fees must be paid and any deeds for parkland dedication property must be: o Approved by the City's Land Agent in the Engineering Division. P9w6@I ..:..:__ ,-, _ Aiittee Mailing Address: February 16, 2023 113 W. Mountain Street www.fayettevillec1altem 1 Fayetteville, AR 72701 PPL-2023-0001 (HABITAT FOR HUMANITY) Page 13 of 20 o Recorded at the Washington County Courthouse. ■ Each additional housing unit that is constructed in Fayetteville places an increased demand on the Parks and Recreation system. The money collected as part of this project will be used to fund future park acquisitions and improvements for this park quadrant. 2 Subdivision Committee February 16, 2023 Agenda Item 1 PPL-2023-0001 (HABITAT FOR HUMANITY) Page 14 of 20 Bates Associates, I nc. Civil Engineering • Land Surveying 7230 S. Pleasant Ridge Dr / Fayetteville, AR 72704 PH: 479-442-9350 * FAX: 479-521-9350 January 17, 2023 Planning Staff City of Fayetteville 113 West Mountain Fayetteville, AR 72701 Re: Habitat for Humanity Cherry Street Preliminary Plat Dear Planning Staff, Bates & Associates, Inc., on behalf of Habitat for Humanity of Washington County Arkansas, has applied for a Preliminary Plat in the City of Fayetteville. The location of the proposed subdivision is at 745 West Cherry Street (Washington County Parcel 765-10805-000). The total acreage of the development is 1.81 acres. The current zoning district is NC — Neighborhood Conservation, and the subdivision will be developed per the requirements and restrictions of said zoning district. There are currently several existing permanent and temporary structures on the parcel, all of which will be removed or demolished upon development. The Developer wishes to develop the property into 8 single-family lots (Use Unit 8), with one remaining 0.70-acre lot designated for drainage and tree preservation. Approximately 0.18 acres along West Cherry Street is proposed to be dedicated as Right -of -Way per Master Street Plan Requirements, and the south portion of West Cherry Street will be improved per current street standards. The resulting density after Right -of -Way dedication will be 4.42 units per acre. According to City GIS records, there is an existing 2" CIP water main running east -west along West Cherry Street, connecting to a 6" CIP water main to the northwest of the subject property near the intersection of South School Avenue and West Cherry Street. To provide domestic water service to the development, an 8" water main extension will be provided from the termination of the existing 6" main across the street frontage of the proposed lots. A 6" sewer main exists within the right-of-way of West Cherry Street, terminating at manhole at about the half -way point of the subject parcel's street frontage and flowing west towards the intersection of South School Ave and West Cherry Street. This portion of existing sewer will be used to provide sewer service to the four proposed lots on the western side of the development. An 8" sewer extension will be provided to serve the remaining lots on the eastern half of the property, connecting to an existing manhole and 6" sewer main about 130' to the east on the north side of West Cherry Street. Subdivision Committee February 16, 2023 Agenda Item 1 PPL-2023-0001 (HABITAT FOR HUMANITY) Page 15 of 20 The existing grade of the subject property slopes downwards to both the west and northeast. Stormwater Drainage and Water Quality requirements will be fulfilled by two separate stormwater facilities at the southwest and northeast corners of the properties. There are no existing stormwater improvements in the area. The subject property forested with about 70% tree canopy. To allow for long-term tree preservation, the Applicant and Developer proposes a tree preservation area at the southeast portion of the property. A tree preservation easement can be provided to permanently protect the preserved trees. The Applicant and Developer look forward to a discussion with Urban Forestry about the best way to address tree preservation on this site. At the time of submittal, there is one potential variance required due to Street Frontage requirements of the Neighborhood Conservation Zoning Regulations. The total street frontage of this property at the Master Street Plan Right -of -Way is 351.93 linear feet. The 8 proposed single- family lots are 40' in width to meet the Zoning Regulations requirements. The remaining street frontage along West Cherry Street of the Drainage/Tree Preservation Easement is 31.60', or 79% of the requirement. Due to the proposed location of a Stormwater Facility and drainage infrastructure near said street frontage, this area of street frontage will not be accessible from Cherry Street. A granting of this variance will allow Habitat for Humanity to construct 8 single- family homes on the subject property. The Applicant and Developer look forward to working with Staff on this issue. If you have any questions or require additional information, please feel free to contact me at your convenience. Sincerely, Jason Young Bates & Associates, Inc. 479-442-9350 Subdivision Committee February 16, 2023 Agenda Item 1 PPL-2023-0001 (HABITAT FOR HUMANITY) Page 16 of 20 sF 'ui I Ii 8 BEFpgE, CP�L L o o � pG- ➢ L � m c➢i Po m bJ 3Np S o 22-268 HABITAT FOR HUMANITY CHERRY ST REV1SIONS iWSr 9J6 18 23 Bates PRELIMINARY PLAT WN510NSPM P�020123YMNI°&���°�^NE�,s 2 Rem -E�R��F�9�,.� u�l�ivi ' Committee o Associates, I n y; '� r � e ary 16, 2023 ¢I PRELIMINARY PLAT 1 eo:o: y enda Item 1 �.� .. EV�ed� re "F fiA Aft HUMANITY) FAYETTEVILLE, ARKANSAS age 17 of 20 PPL-2023-0001 745 W. CHERRY ST A& One Mile View NORTH Of 1 0� 0 0.13 0.25 0.5 Miles �, \ —— —— I P1 i •� Subject Property C � G • �I Q t � J i -- O i 1 = 1 t i V R-A i iiiiiiiiiiiim Regional Link iiiiiiiiiiiim Freeway/Expressway Unclassified Residential Link Shared -Use Paved Trail — — Trail (Proposed) Design Overlay District _ ! Fayetteville City Limits r �� Planning Area RSF-8 -' Planning Area Fayetteville City Limits -24 RSF-4 Zoning �I-2 General lnauatriel RESIDENTIAL SINGLE-FAMILY EXTRACTION NS-G E-1 RI-u COMMERCIAL RI-12 ResltleniiaFOfice NS-L Gi �ResltleMlal-�aW1W21 �G-2 RSF-.8 �C3 RSF-1 FORM SAS DISTRICTS RSF-2 Gow—Core RSF4 uman Tnomagnrare RSF-] Mein. —Center RSF-8 Osxniown General RSF-18 =Communiry Services RESIDENTIAL MULTI -FAMILY ryeigbborbooa mices 'Cl.—L.- RMF-8 NeigM1borM1ootl �RMF-12 PLANNED ZONING DISTRICTS RMF-18 = Commercial, Intluslnal, Resldentlal RMF-2a INSTITUTIONAL RMF40 INDUSTRIAL --Subdivision C 1-1 Heavy Commev 1-d Light Indusldel February 6 mittee ,2023 Item 1 PPL-2023-0001 (HABITAT FOR HUMANITY) Page 18 of 20 PPL-2023-0001 Close Up View 745 W. CHERRY ST `F-ria RAMp'3100 Regional Link ri Freeway/Expressway Unclassified Residential Link Hillside -Hilltop Overlay District i Planning Area Fayetteville City Limits — — Trail (Proposed) _ Design Overlay District w a ZRY-ST RSF-4 i SKEL-TON-ST I I C-2 i NORTH RSF-4 1-1 Heavy Commercial and Light Industrial C-2 Feet Neighborhood Conservation P-1 0 75 150 300 450 600 1:2,400 Subdivision Clmmittee February 16, 2023 Agumua Item 1 PPL-2023-0001 (HABITAT FOR HUMANITY) Page 19 of 20 PPL-2023-0001 745 W. CHERRY ST Current Land Use NORTH eA \ �y "IS�'.f`fl -� r' it � � Single -Family Residential Subject Property O ... a Single -Family Residential: -Zone A ��� y� Regional Link FEMA Flood Hazard Data Freeway/Expressway Unclassified 100-Year Floodplain Residential Link Feet Floodway — — — Trail (Proposed) Planning Area 0 112.5 225 450 675 900 r _ Fayetteville City Limits I Design Overlay District 1 '3'600 Subdivision C -- February 16 m ittee ,2023 Item 1 PPL-2023-0001 (HABITAT FOR HUMANITY) Page 20 of 20 ep"j� CITY OF � FAYETTEVILLE SUBDIVISION COMMITTEE MEMO ARKANSAS TO: Fayetteville Subdivision Committee FROM: Jessie Masters, Development Review Manager Josh Boccaccio, Engineering Development Review Manager Melissa Evans, Urban Forester MEETING: February 16, 2023 SUBJECT: LSD-2022-0034: Large Scale Development (3066 E. JOYCE BLVD/THE BERKSHIRE AT UPTOWN, 177): Submitted by JORGENSEN AND ASSOCIATES for property located at 3066 E. JOYCE BLVD. The property is zoned CS, COMMUNITY SERVICES; NS-G, NEIGHBORHOOD SERVICES - GENERAL; and RI-12, RESIDENTIAL INTERMEDIATE — 12 UNITS PER ACRE and contains approximately 8.77 acres. The request is for a residential development with 112 units and associated parking. RECOMMENDATION: Staff recommends tabling LSD-2022-0034 until the next scheduled Subdivision Committee meeting. RECOMMENDED MOTION: "1 move to table LSD-2022-0034 until the next schedule Subdivision Committee meeting." BACKGROUND: The subject property is in north Fayetteville approximately 700 feet north of N. Crossover Road's intersection with E. Joyce Boulevard. Containing 8.87 acres, the property is currently undeveloped and is zoned CS, Community Services along N. Crossover Boulevard, RI-12, Residential Intermediate — 12 Units per Acre, and NS-G, Neighborhood Services — General. The property was rezoned in 2022. Surrounding land uses and zoning is depicted in Table 1. Table 1: Surrounding Land Use and Zoning Direction Land Use Zoning North Multi -Family Residential RMF-24, Residential Multi -Family, 24 Units per Acre South Commercial C-1, Neighborhood Commercial East Undeveloped/Agricultural R-A, Residential Agricultural West Single -Family Residential RSF-4, Residential Single -Family 4 Units per Acre Proposal: The applicant requests Large Scale Development approval of 112 dwelling units and associated parking. One variance request was received by the applicant to vary from the minimum buildable street frontage requirements required by the CS, zoning district. Since this is a Board of Adjustment determination and not a Planning Commission one, staff recommends that the item be tabled until the outstanding zoning issues can be addressed. Further, the applicant is proposing a use that is not permitted either by -right or conditionally in the RI-12 portion of the site, also leading into staff's recommendation that the item be tabled. Mailing Address: 113 W. Mountain Street www.fayAtP4l` iW �8Wmittee Fayetteville, AR 72701 February 16, 2023 Agenda Item 2 LSD-2022-0034 (THE BERKSHIRE AT UPTOWN) Page 1 of 31 Right -of -Way to be Dedicated: N. Crossover Road (Hwy 265): Staff does not recommend any right-of-way dedication along N. Crossover Road, finding that there is more than adequate right-of-way at this location to meet the typical master street plan requirements for a Regional High Activity Link Street. E. Joyce Boulevard: Staff recommends right-of-way dedication in the amount of 26-feet from street centerline in areas where that dimension is not currently being met to align with the typical master street plan requirements for a Residential Link Street. Street Improvements: N. Crossover Road (Hwy 265): Staff recommends that a 12-foot trail and 10 feet of greenspace be installed along the N. Crossover Road frontage in alignment with the typical standards for a Regional High Activity Link Street, and to accommodate a planned future trail along the east side of N. Crossover Road as part of the Active Transportation Plan. In areas where the 12-foot trail lies outside of the existing right-of-way, the trail shall be dedicated in a multi -use trail easement. E. Joyce Boulevard: Staff recommends that 6-foot sidewalk, 6-foot greenspace, and 1.5-foot curb and gutter be installed along the property's frontage with this street in accordance with the typical master street plan standards for Residential Link Streets. Access Management/Connectivity: The applicant proposes to access the site with a driveway entrance along both N. Crossover Road and E. Joyce Boulevard. The access management ordinance requires that properties that have frontage on more than one street prioritize access along the lower classification street; the applicant intends to provide access for both frontages. Staff finds that a variance would be required in order to approve the applicant's proposed access management plan. Design Standards: The project is subject to 166.23, Urban Residential Design Standards. From a site perspective, staff finds that the applicant is mostly in compliance with these standards. However, there are still outstanding issues that will need to be addressed by the applicant as far as elevations and architectural design standards are concerned. The elevations provided by the applicant do not show sufficient information to indicate that a building type will not be repeated more than 3 times, and elevations were not provided for two of the proposed building types. Water and Sewer System: An 8" water line is proposed to be extended to serve this project. The applicant is proposing to extend an 8" sewer main which connects to an existing 8" sanitary sewer main southwest of the property. The Engineering Division is recommended that the item be tabled, however, identifying issues with the applicant's proposed sewer capacity analysis. Parkland dedication or fee in -lieu: The item was heard by the Parks and Recreation Advisory Board on May 2, 2022, where it was recommended for fee -in -lieu. The unit count has changed over time, but given the applicant's proposed unit configuration, PRAB recommends fee -in -lieu in the amount of $108,268. Tree Preservation: Canopy minimum requirement: 20% Existing canopy: 61.6% Preserved canopy: 14.4% Mitigation required: (101) 2-inch caliper trees Public Comment: Staff received a comment from one member of the public who was concerned about traffic impacts and tree removal. Comments are attached to this packet. Subdivision Committee February 16, 2023 Agenda Item 2 LSD-2022-0034 (THE BERKSHIRE AT UPTOWN) Page 2 of 31 RECOMMENDATION: Staff recommends tabling LSD-2022-0034 to the next scheduled Subdivision Committee meeting. Should the Subdivision Committee recommend forwarding to the full Planning Commission, staff recommends the following conditions of approval: Conditions of Approval: Subdivision Committee recommendation of right-of-way dedication. Staff does not recommend any additional right-of-way dedication along N. Crossover Road, and recommends 26-feet from street centerline for the Joyce Boulevard frontage; 2. Subdivision Committee recommendation of street improvements. Staff recommends Master Street Plan Standards for both N. Crossover Road (12-foot sidewalk and 10-foot greenspace) and Joyce Boulevard (6-foot sidewalk, 6-foot greenspace, and 1.5-foot curb and gutter); 3. Fee in -lieu of parkland dedication is required in the amount of $108,268 based on 112 residential units and shall be paid prior to building permit issuance. Actual amount will be determined by final number of units approved by Planning Commission; 4. Plat comments issued through the Energov portal from the Planning Division shall be addressed; 5. Streetlights must be installed at intersections and at a linear spacing distance of no more than 300 feet; 6. Conditions of approval from Engineering and Urban Forestry are included in the official conditions of approval, attached hereto; Standard conditions of approval: 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; Subdivision Committee February 16, 2023 Agenda Item 2 LSD-2022-0034 (THE BERKSHIRE AT UPTOWN) Page 3 of 31 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 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 16, 2023 Motion: Second: Vote: Subdivision Committee February 16, 2023 Agenda Item 2 LSD-2022-0034 (THE BERKSHIRE AT UPTOWN) Page 4 of 31 BUDGET/STAFF IMPACT: None Attachments: • Engineering Comments • Urban Forestry Comments • Parks Comments • Request Letter • Site Plan • Elevations • Public Comment • One Mile Map • Close Up Map • Current Land Use Map Subdivision Committee February 16, 2023 Agenda Item 2 LSD-2022-0034 (THE BERKSHIRE AT UPTOWN) Page 5 of 31 CITY OF ._ FAYETTEVILLE ARKANSAS TO: Jessie Masters, Development Review Manager FROM: Melissa Boyd, Staff Engineer DATE: February 16, 2023 SUBJECT: Subdivision Committee Engineering Comments for LSD-2022-0034 THE BERKSHIRE AT UPTOWN STAFF MEMO ***ENGINEERING RECOMMENDS THIS PROJECT BE TABLED*** Water: 1,674 LF of 8" water main is proposed to be installed to serve this development by connecting to existing 8" water mains northwest and southwest of this property. 123 LF of 6" fire line is proposed. Sewer: This development is proposing to extend 1,932 LF of 8" sanitary sewer main, connecting to an existing 8" sanitary sewer main southwest of the subject property. Engineering recommends this project be tabled due to concerns with downstream sewer capacity to allow the applicant time to address several items in the sewer capacity analysis, which are outlined below: 1. Peak flow capacities shall be based on sewer flowing two-thirds full based on depth. With the provided calculations, the capacity is exceeded. The allowed capacity for the 0.33% slope is 245 GPM, and the given flow in the sewer study equates to 283 GPM. 2. The residential flow estimate only accounts for the single-family flows in the total average flow. The total average flow for single- and multi -family should be 112,000 GPD, not 64,800 GPD. Not accounting for the commercial flow estimate in the total flow for the sewer area, this already exceeds the allowed peak flow at 295 GPD. 3. Provide sources where the assumed flow rates come from for the assisted living facility and office space. It is unclear where the 100 GPD/unit for the assisted living facility and the 0.18 GPD/SF of office space flow rates were obtained. 4. The average flow for the service station utilizes the flow rate provided in the Water & Sewer Spec; however, the average flow only accounts for one car per service bay per day at the automotive shop, and one car per fuel pump per day at the gas station. Additional information on how these assumptions were made need to be provided. 5. Capacity calculations also need to be provided where sewer combines on the east side of the golf course to ensure there is adequate capacity at this point. Traffic Study: Due to the proximity of this development to the Crossover Rd. (Highway 265) and Joyce Blvd. intersection, a full traffic study is needed prior to Planning Commission to determine if any intersection improvements will be recommended. With the development having a right- in/right-out only connection to Crossover Rd., it is assumed that most vehicles not traveling north on Crossover Rd. will utilize the signalized intersection from the site's access to Joyce Blvd. The traffic study needs to be revised to reflect 64 single-family attached units. This increases the total Mailing Address: Subdivision Committee 113 W. Mountain Street www.fayettev bmant&2023 Fayetteville, AR 72701 Agenda Item 2 LSD-2022-0034 (THE BERKSHIRE AT UPTOWN) Page 6 of 31 daily trips from 774 vpd to 820 vpd, the AM peak from 62 vph to 66 vph, and the PM peak from 71 vph to 75 vph. Drainage: The four Minimum Standards of the Drainage Criteria Manual are required to be met by this development. The water quality requirements are proposed to be met using StormTech isolator rows in the underground detention systems. Channel protection is proposed to be met by sizing the outlet to release the 1-year, 24-hour storm over 40 hours. Overbank flood protection and extreme flood protection requirements are shown to be met by sizing the pond outfalls to keep peak flows post -development below pre -development peak flows. Further review will be conducted with the grading permit. Plan Comments: 1. Remove fire lines shown to buildings 1-11 as they will be sprinklered with a residential 13D system. The FDCs were removed on the updated utility sheet received 2/14/2023, but the fire lines to the townhomes are still shown. 2. Retaining walls over 4 feet in height require plans designed and stamped by a Professional Engineer registered in the state of Arkansas. Standard Comments: 1. All designs are subject to the City's latest design criteria (water, sewer, streets and drainage). Review for plat approval is not approval of public improvements, and all proposed improvements are subject to further review at the time construction plans are submitted. 2. Any damage to the existing public street due to construction shall be repaired/replaced at the owner/developers expense 3. All public sidewalks, curb ramps, curb & gutter, and driveway aprons along this project frontage must meet ADA guidelines and be free of damage. Any existing infrastructure that does not conform to ADA guidelines or is otherwise damaged must be removed and replaced to correct the issue. Coordinate with the engineering department for inspection of existing facilities to determine compliance. 4. Water and sewer impact fees will apply for the additional impact to the system. The fees will be based on the proposed meter size and will be charged at the time of meter set. 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 16, 2023 Agenda Item 2 LSD-2022-0034 (THE BERKSHIRE AT UPTOWN) P4e7of31 l� CITY OF FAYETTEVILLE ARKANSAS To: Jorgensen & Associates From: Melissa M. Evans, Urban Forestry URBAN FORESTRY LANDSCAPE PLAN COMMENTS CC: Jessie Masters, Development Review Manager Meeting Date: February 16, 2023 Subject: LSD-2022-0034: The Berkshire at Uptown: 3066. E. Joyce Blvd., 177 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 16, 2023 Agenda Item 2 LSD-2022-0034 (THE BERKSHIRE AT UPTOWN) Page 8 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 16, 2023 Agenda Item 2 LSD-2022-0034 (THE BERKSHIRE AT UPTOWN) Page 9 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 Amount 101 20 27 0 0 0 Tech Plat Subdivision Planning Committee Commission 1-30-23 2-14-23 9-13-22 12-22-22 Comments 1. Address items above marked "No" and all Redlines provided. 2. Is vegetation being preserved at the east? If not continuous or evergreen, please provide evergreen screening for the adjacent residential zones from the driveways and parking. 3. Are the streets in the development public or private streets? If so, street trees are required at 1/30 LF and mitigation trees cannot count as required street trees. 4. Are the units going to be sold on individual lots? If so, one lot street tree per lot is required (2 required on corner lots, 1 tree per street). 3 Subdivision Committee February 16, 2023 Agenda Item 2 LSD-2022-0034 (THE BERKSHIRE AT UPTOWN) Page 10 of 31 URBAN FORESTRY TREE PRESERVATION COMMENTS CITY OF FAYETTEVILLE ARKANSAS To: Jorgensen & Associates From: Melissa M. Evans, Urban Forestry CC: Jessie Masters, Development Review Manager Meeting Date: February 16, 2023 Subject: LSD-2022-0034: The Berkshire at Uptown: 3066 E. Joyce Blvd., 177 1. Submittal Requirements Yes No N/A Initial Review with the Urban Forester X Site Analysis Map Submitted (if justification is needed) X Site Analysis Written Report Submitted (justification is needed) X Complete Tree Preservation Plan Submitted X Tree Mitigation Table on Plans X Tree Preservation Wavier Submitted (only use if no trees onsite or near P/L) X 2. Tree Preservation Calculations Tree Preservation Calculations Square Feet Percent of site Total Site Area *Minus Right of Way and Easements 395,968 100% Zoning Designation * Select Below with drop down arrow NS-Neighborhood Services 79,194 20% HHOD * Select Below with Drop Down Arrow No 0 0% Total Canopy for Minimum Preservation Requirements 79,194 20.0% Existing Tree Canopy * Minus Right of Way and Easements 244,056 61.6% Tree Canopy Preserved 57,189 14.4% Tree Canopy Removed *On Site 186,867 47.2% Tree Canopy Removed *Off Site 0 Tree Canopy Removed Total 186,867 47.2% Removed Below Minimum 22,005 Mitigation Requirements 22,005 Subdivision Committee February 16, 2023 Agenda Item 2 LSD-2022-0034 (THE BERKSHIRE AT UPTOWN) Page 11 of 31 3. Mitigation Requirements Canopy below Number of 2" caliper requirement trees to be planted High Priority 22,005 101 Low Priority Total Mitigation Trees Required 22,005 101 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 N/A N/A Yes Yes Yes Yes Yes Yes No No No No Subdivision Committee 2 February 16, 2023 Agenda Item 2 LSD-2022-0034 (THE BERKSHIRE AT UPTOWN) Page 12 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 1-30-23 2-14-23 9-13-22 12-22-22 N/A Planning Commission 1. Address items above marked "No" and all Redlines provided. 2. Thank you for providing the site analysis and other site design options explored. The effort to boost tree canopy by removing a proposed building is appreciated. 3. Tree Preservation Easement/s are required per Ch. 167. Subdivision Committee 3 February 16, 2023 Agenda Item 2 LSD-2022-0034 (THE BERKSHIRE AT UPTOWN) Page 13 of 31 CITY OF FAYETTEVILLE ARKANSAS TO: Planning Division FROM: Zach Foster, Parks Planning DATE: January 19, 2023 SUBJECT: Parks & Recreation Technical Plat Review Comments ************************************************************************************************************* PRAB Meeting Date: May 2, 2022 Project Title: Berkshire LSD (Titled Joyce LSD at PRAB meeting) Project Number: LSD-2022-0034 Project Location: 3066 E Joyce Blvd Plat Page: 177 Park Quadrant: NE Billing Name & Address: J&M Capital Ventures LLC, 4034 N Old Wire Rd Fayetteville, AR 72703 ❑ Land Dedication ® Fee -in -Lieu LAND DEDICATION Single Family: units x 0.023 acres per unit = Multi Family: units x 0.020 acres per unit = ❑ Combination TOTAL 0.00 acres Acres 0.00 acres 0.0 FEE -IN -LIEU TOTAL Single Family: 12 units x $1,089 per unit = $13,068 Fees Multi Family: 100 units x $952 per unit = $95,200 $108,268 SUMMARY: ■ Project proposes 12 SF units and 100 MF units. o The first version of this project submitted an LSD containing 140 multi -family units and a PLD fee of $136,080. o The second version of this project submitted an LSD containing 128 multi -family units and a PLD fee of $121,856. ■ The final amount of fee -in -lieu and/or land dedication needed to satisfy Parkland Dedication requirements will be determined after Planning Commission's approval of the Final Plat. Pa 6@I'..:,.:__ Gow nittee Mailing Address: February 16, 2023 113 W. Mountain Street www.fayettevilleA9Qgd& Item 2 Fayetteville, AR 72701 LSD-2022-0034 (THE BERKSHIRE AT UPTOWN) Page 14 of 31 Current fee -in -lieu and/or land dedication rates will be applied regardless of when project was approved by PRAB. Prior to final receipt by the city, all fees must be paid and any deeds for parkland dedication property must be: o Approved by the City's Land Agent in the Engineering Division. o Recorded at the Washington County Courthouse. Each additional housing unit that is constructed in Fayetteville places an increased demand on the Parks and Recreation system. The money collected as part of this project will be used to fund future park acquisitions and improvements for this park quadrant. 2 Subdivision Committee February 16, 2023 Agenda Item 2 LSD-2022-0034 (THE BERKSHIRE AT UPTOWN) Page 15 of 31 $1 JORGENSEN +ASSOCIATES v Civil Engineering Surveying City of Fayetteville Development Services J+A Project # 2021-173 CoF Project # Re: The Berkshire @ Uptown Submittal #1 124 W Sunbridge Drive, Suite 5 Fayetteville, AR 72703 Office: 479.442.9127 www orgerserassoc con, Established 1985 Please accept this request for a Large Site Improvement Plat for a project to be known as The Berkshire @ Uptown. This will contain 30-714 SF buildings (35 Units), 30-881 SF buildings (33 Units), and 3-10,599 SF buildings (72 Units). This will be a residential development with a total of 140 units. Water and Sewer are presently at the site and will be extended with this development. This project has been to the PRAB and the decision was made for money in -lieu. Storm drainage requirements, as required by the City of Fayetteville, will be accomplished as per our drainage report (in short we will be utilizing under ground detention to meet all requirements). This site contains a fair amount of slope and trees; our goal is the leave the norther band of mature trees in a tree preservation easement and install a retaining wall to get the norther portion of the site to a feasible grade. Thanks for your time and effort in this review, and please let us know if you have any questions. Sincerely Jorgensen + Associates Subdivision Committee February 16, 2023 Agenda Item 2 LSD-2022-0034 (THE BERKSHIRE AT UPTOWN) Page 16 of 31 �um I--- - - - - - - - - - - - - - - - - - - - - - - - - - - - - - - - - - - - - - - 1, I hat 91 M M-Hr RIM RHEI M gso Ill -H M HIM !sw mw$�e MR M 06 g HN lil M I I M Ail 1 %2 g72 !M m"rrm_erR! 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Do not click links or open attachments unless you recognize the sender and know the content is safe. Hi, My husband, Randy, and I live at 4045 Hillside Terrace, Fayetteville, AR 72703. I am attaching a digital copy of the letter that we received on Saturday about a proposed development at the corner of Joyce and Crossover. There are two meetings planned at the Fayetteville city administration building, one at 9am on 2/16 and one at 5:30pm on 2/27. The property is the almost triangle -shaped section between Crossover and that part of Joyce Avenue -- it is 9 acres going up the hill behind Signature Bank. Crossover is Arkansas Highway 265, a numbered state highway, and that part of Joyce may be Washington county road 553. This development impacts state and county residents as well as those in Fayetteville. One issue is the additional traffic coming across Joyce to that intersection that will be no small deal. The intersection is already significantly oversubscribed. A reasonable estimate of the number of cars that will park at the property based on the density they propose ranges to 200 or more. That's a lot of additional cars potentially driving through that intersection and impacting the county as well as Fayetteville. There are a number of issues for Fayetteville. The planning commission has already noted that the sewer and water development on this side of town is less than other parts of town. I would want assurance that they are considering those issues. Also, the aesthetics of that hill should be a factor. It is the last hill leaving Fayetteville going north and it is visible the entire way up Crossover. There is a grove of mature (ancient) trees on the back edge of the property. I would like to get some assurance that they will preserve the trees and the natural beauty of the hill. Sincerely, Amy Amy Apon 4045 Hillside Terrace Fayetteville, AR 72703 Subdivision Committee February 16, 2023 Agenda Item 2 LSD-2022-0034 (THE BERKSHIRE AT UPTOWN) Page 28 of 31 LSD-2022-0034 3066 E. JOYCE BLVD One Mile View R-A RSF-4 Regional Link Neighborhood Link Regional Link - High Activity - Unclassified - Alley - Residential Link IMES Planned Neighborhood Link IBM Planned Residential Link Shared -Use Paved Trail Trail(Proposed) Fayetteville City Limits Planning Area 0 0.13 0.25 0.5 Miles PIN _I R-O Subject Property C-1 Planning Area Fayetteville City Limits ♦♦ L ♦♦ RI-12 ORTH i RPZD y ■ ■ ■ -------------� ■ ■ ■ ■ JOYCE BLVD O r v m v i zoning � I-2 General Ind —I RESIDENTIAL SINGLE-FAMILY EXTRACTION NS-G E-1 RI-u COMMERCIAL ii RI-12 ResltleniiaFOfice ii NS-L Gi iiResltleMlal-�OWIW21 RSF-.8 �C3 RSF-1 FORM BASED DISTRICTS RSF-2 M Dow —Core RSF4 U—Thomuri— RSF-] ..in sh—Center RSF-8 ■ Downtown General RSF-18 CommunityServices RESIDENTIAL MULTI -FAMILY IN Neighborhood Sami RMF-8 ii Neighbo .d Conc Mion �RMF-12 PLANNED ZONING DISTRICTS RMF-18 iiCommercial, Intluslnal, Reeldentlal ii RMF-2a INSTITUTIONAL RMF-00 P Subdivision C INDUSTRIAL I-1 Heavy Commercial and Light Ind-rel FebruaryTE1 mittee 2023 Item 2 LSD-2022-0034 (THE BERKSHIRE AT UPTOWN) Page 29 of 31 m ittee 2023 Item 2 LSD-2022-0034 (THE BERKSHIRE AT UPTOWN) Page 30 of 31 LSD-2022-0034 3066 E. JOYCE BLVD A& Current Land Use NORTH ° Multi -Family Residential � k , , n 1 r - Subject Property Undeveloped / A, �.. Rural Residential .�0 �T 'N NOG a O M Commercial , 17 Regional Link FEMA Flood Hazard Data Regional Link - High Activity — Unclassified 100-Year Floodplain Residential Link Planned Neighborhood Link Feet Floodway ■ I Planned Residential Link — — - Trail (Proposed) 0 112.5 225 450 675 900 r 'I Planning Area 1 :J 600 Subdivision C Fayetteville City Limits February 6 m ittee ,2023 Item 2 LSD-2022-0034 (THE BERKSHIRE AT UPTOWN) Page 31 of 31 CITY OF FAYETTEVILLE SUBDIVISION COMMITTEE MEMO ARKANSAS TO: Fayetteville Subdivision Committee FROM: Jessie Masters, Development Review Manager Josh Boccaccio, Engineering Development Review Manager Melissa Evans, Urban Forester MEETING: February 16, 2023 SUBJECT: LSD-2022-0041: Large Scale Development (N. HWY 112/112 ARONSON, 209): Submitted by ENGINEERING SERVICES INC. for property located on N. HWY. 112. The property is zoned C-2, THOROUGHFARE COMMERCIAL and UT, URBAN THOROUGHFARE and contains approximately 31.20 acres. The request is for a development with 214 residential units, three commercial buildings, and associated parking. RECOMMENDATION: Staff recommends tabling LSD-2022-0041 to the next scheduled Subdivision Committee meeting. RECOMMENDED MOTION: `7 move to table LSD-2022-0041 to the next scheduled Subdivision Committee meeting." BACKGROUND: The subject property is the former site of the 112 Drive -In in north Fayetteville, southeast of the intersection of Highway 112 and Van Asche Drive. The property is zoned UT, Urban Thoroughfare, and C-2, Thoroughfare Commercial, and it received this zoning classification in 2022. The site is partially located within a FEMA floodplain, contains a protected stream and hydric soils, and is sparsely vegetated. Portions of the property are also located within the current boundary of the Enduring Green Network and the 1-540 Overlay District. Surrounding land uses and zoning is depicted in Table 1. Table 1 Surrounding Land Use and Zoning Direction Land Use Zoning North Commercial Retail C-2, Thoroughfare Commercial South Commercial Car Dealership C-2, Thoroughfare Commercial East Undeveloped C-2, Thoroughfare Commercial West Undeveloped; Institutional (Church) RPZD, Residential Planned Zoning District; CS, Community Services Proposal: The applicant requests Large Scale Development approval of 214 residential units, three commercial buildings, including a movie theater, and associated parking. Right -of -Way to be Dedicated: HWY 112 (ARDOT): Staff does not recommend any additional right-of-way dedication along the property's frontage. Right-of-way acquisition is being undertaken by ARDOT, and the proposed dimension exceeds that of the typical master street plan standards for a Regional Link street. Mailing Address: 113 W. Mountain Street www.fayAtPAi0i1&�8Wmittee Fayetteville, AR 72701 February 16, 2023 Agenda Item 3 LSD-2022-0041 (112 ARONSON) Page 1 of 54 Street Improvements: HWY 112 (ARDOT): Staff recommends that an 8-foot sidewalk and 10-foot greenspace be installed along the property's frontage. Staff recognizes the complexity of coordinating with a forthcoming street improvement that is being undertaken by a separate entity from the City, but recommends that the plans show full build -out of these elements and that the applicant submit to ARDOT for review to establish whether applicant will construct, or a pass -through agreement be made for the cost and for ARDOT to construct. Staff also recommends streetlights and street trees to be constructed in a manner consistent with ordinance. Access Management/Connectivity: The applicant proposes to access the site in two locations and has been coordinating extensively with ARDOT with regards to that entity's proposed expansion. The applicant is proposing a temporary entrance to the property that will eventually be converted to a roundabout at the southern end of the site, and a private drive at the northern end of the site. The two driveways meet the City of Fayetteville's typical access management standards as far as curb separation. Per the 166.25 Commercial, Office, Mixed -Use, Design and Development Standards, a variance may still be needed since cross access to adjacent properties is not provided. No statement or request for a variance has yet been received by the applicant. Design Standards: The structures located within the residential portion of the project are subject to the standards as outlined in chapter 166.23, the Urban Residential Design standards. The applicant is mostly compliant with these standards, but some outlying comments to the applicant still remain, in that two ground floor dwelling units are missing direct pedestrian connections to the public sidewalk, and architectural elevations are outstanding for structures located along the property's public frontage along HWY 112. The commercial portion of this site is zoned C-2, so the standards as outlined in 166.25, Commercial, Office, Mixed -Use, Design and Development standards are required to be met. The proposed movie theater structure appears to be largely compliant with the architectural design standards as outlined in this portion of code. Staff does find that the screening for all of the proposed dumpster locations throughout the development must still be provided, though a condition of approval has been added. Staff is waiting on confirmation from the applicant for a proposed parking area that appears to serve a drive-in component of the movie theater. Staff finds that a variance would need to be supplied to provide that parking since it would exceed the maximum allowances permitted by code, and the dimensional standards are also not being met for each parking space. No statement or request for a variance has yet been received by the applicant. Water and Sewer System: An 8" water main is proposed to serve the development. 6" fire lines are proposed for the three multi -family buildings and the movie theater. Two connections will be made to the existing 6" water main, though that 6" water main is scheduled to be relocated and replaced with a 12" water main. Sewer is proposed to be extended throughout the site with three new connections to the existing 8" sanitary sewer main. This is also scheduled to be replaced in conjunction with the HWY 112 improvements. Engineering staff is recommending that the item be tabled at this time, however, for outstanding issues with the applicant's flood study. Staff finds that an increase in water surface elevation and velocity are shown, which does not meet the no adverse impact clause of UDC section 168.10(U). No statement or request for a variance has yet been received by the applicant. Parkland dedication or fee in -lieu: The project went before the Parks and Recreation Advisory Board on August 1, 2022, where it was recommended for fee -in -lieu of parkland dedication. The amount was for $218,538 based on the applicant's proposed 212 units; at this time, the applicant Subdivision Committee February 16, 2023 Agenda Item 3 LSD-2022-0041 (112 ARONSON) Page 2 of 54 is showing 214 residential units. The actual amount will be based upon the number of units ultimately approved by the Planning Commission, and must be paid prior to building permit. Tree Preservation: Canopy minimum requirement: 15% Existing canopy: 10.9% Preserved canopy: 7.6% Mitigation required: (141) 2-inch caliper trees Public Comment: Staff has not received inquiries about the project, but no comments in opposition or support of the request. RECOMMENDATION: Staff recommends tabling LSD-2022-0041 to the next scheduled Subdivision Committee meeting, subject to the following conditions: Conditions of Approval: Subdivision Committee recommendation of right-of-way dedication. Staff does not recommend any additional right-of-way dedication, as right-of-way acquisition is being conducted by ARDOT, 2. Subdivision Committee recommendation of street improvements. Staff recommends Master Street Plan Standards for HWY 112 frontage, which includes an 8-foot sidewalk and 10-foot greenspace. Coordination with ARDOT shall be conducted to either construct improvements, or pay cost of constructing improvements to ARDOT, 3. A determination from the Zoning and Development Administrator must be on file prior to grading permit to exempt the project from the minimum buildable street frontage requirement in the UT zoning district; 4. Site plan must be brought into compliance, or a variance request letter must be received for the following items: a. 166.25(D)(2) — Cross access is to be encouraged between adjacent developed and undeveloped properties b. 172.05 — Standards to the number of spaces permitted by use c. 172.04(E ) — Dimensional Requirements for Parking Spaces d. 177.04(C )(1) — Landscaping requirements for parking lots containing 10 or more spaces 5. Property line adjustment shall be filed to dissolve property lines to keep the entire site on one lot, or to create the desired legal lots of record; 6. Plat comments issued through the Energov portal from the Planning Division shall be addressed; 7. Streetlights must be installed at intersections and at a linear spacing distance of no more than 300 feet; 8. Conditions of approval from Engineering and Urban Forestry are included in the official conditions of approval, attached hereto; Subdivision Committee February 16, 2023 Agenda Item 3 LSD-2022-0041 (112 ARONSON) Page 3 of 54 Standard conditions of approval: 9. Impact fees for fire, police, water, and sewer shall be paid in accordance with City ordinance; 10. 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); 11. 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; 12. 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; 13. All existing utilities below 12kv shall be relocated underground. All proposed utilities shall be located underground; 14. 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; 15. 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; 16. 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; 17. Large scale development shall be valid for one calendar year; 18. 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; 19. 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 20. 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; Subdivision Committee February 16, 2023 Agenda Item 3 LSD-2022-0041 (112 ARONSON) Page 4 of 54 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 16, 2023 Motion: Second: Vote: BUDGET/STAFF IMPACT: None Attachments: • Engineering Comments • Urban Forestry Comments • Parks Comments • Request Letter • Site Plan • Elevations • One Mile Map • Close Up Map • Current Land Use Map Subdivision Committee February 16, 2023 Agenda Item 3 LSD-2022-0041 (112 ARONSON) Page 5 of 54 CITY OF ._ FAYETTEVILLE ARKANSAS TO: Jessie Masters, Development Review Manager FROM: Melissa Boyd, Staff Engineer DATE: February 16, 2023 SUBJECT: Subdivision Committee Engineering Comments for LSD-2022-0041 THE ARONSON STAFF MEMO ***ENGINEERING RECOMMENDS THIS PROJECT BE TABLED*** Water: Approximately 7,100 LF of 8" water main is proposed to serve the development. 6" fire lines are proposed for the three multifamily buildings and the movie theater. They are proposing two connections to the existing 6" water main along Highway 112. As part of the Arkansas Department of Transportation's improvements to Highway 112, the existing 6" water main will have to be relocated and is to be replaced with a 12" water main. Sewer: The development is proposing to extend approximately 5,400 LF of sanitary sewer main throughout the property. There are three new connections shown to the existing 8" sanitary sewer main. This line will also be relocated and replaced with a new 8" sanitary sewer main due to the ArDOT Highway 112 improvements. Natural Features: Most of the subject property lies within a FEMA Zone AE floodplain. Clabber Creek, a protected stream, is present along the southern property boundary and is within the floodway. An unnamed tributary, also a protected stream, is present for roughly two-thirds of the east property boundary and continues along the south portion of the property until its confluence point with Clabber Creek at Highway 112. No work is shown in the streamside protection zones. Hydric soils are present on this property. The applicant has provided a wetland study identifying several areas as potential jurisdictional wetlands. Prior to grading permit issuance, permits shall be obtained from the U.S. Army Corps of Engineers for work proposed within all jurisdictional wetland areas. Engineering is recommending this project be tabled to allow the applicant time to address outstanding issues with the flood study. Feedback was provided to the applicant on 2/13/2023 on the most recent flood study version. As currently modeled, an increase in water surface elevation and velocity are shown in many cross sections, which does not meet the no adverse impact clause of UDC §168.10(U). At this time, no variances have been requested; however, with the information staff has reviewed, a variance will not be supported. Drainage: This four Minimum Standards of the Drainage Criteria Manual are required to be met by this development. The water quality requirements are proposed to be met using wet extended detention and micropool extended detention. Channel protection is proposed to be met by sizing the outlet structure to release the 1-year, 24-hour storm over 40 hours. Overbank flood protection Mailing Address: Subdivision Committee 113 W. Mountain Street www.fayettevWtmant&2023 Fayetteville, AR 72701 Agenda Item 3 LSD-2022-0041 (112 ARONSON) Page 6 of 54 and extreme flood protection requirements are shown to be met by sizing the pond outfalls to keep peak flows post -development below pre -development peak flows. Further review will be conducted with the grading permit. Plan Comments: 1. Include a table with pipe size, type, and length for proposed water main, fire line, and sanitary sewer main. 2. Retaining walls over 4 feet in height require plans designed and stamped by a Professional Engineer registered in the state of Arkansas. Standard Comments: 1. All designs are subject to the City's latest design criteria (water, sewer, streets and drainage). Review for plat approval is not approval of public improvements, and all proposed improvements are subject to further review at the time construction plans are submitted. 2. Any damage to the existing public street due to construction shall be repaired/replaced at the owner/developers expense 3. All public sidewalks, curb ramps, curb & gutter, and driveway aprons along this project frontage must meet ADA guidelines and be free of damage. Any existing infrastructure that does not conform to ADA guidelines or is otherwise damaged must be removed and replaced to correct the issue. Coordinate with the engineering department for inspection of existing facilities to determine compliance. 4. Water and sewer impact fees will apply for the additional impact to the system. The fees will be based on the proposed meter size and will be charged at the time of meter set. 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 16, 2023 Agenda Item 3 LSD-2022-0041 (112 ARONSON) P4e7of54 URBAN FORESTRY LANDSCAPE PLAN COMMENTS CITY OF FAYETTEVILLE ARKANSAS To: Jason Appel, P.E., ESI From: Melissa M. Evans, Urban Forestry CC: Jessie Masters, Development Review Manager Meeting Date: February 16, 2022 Subject: LSD-2022-0041: 112 Aronson: N Hwy 112, 209 1. General Landscape Plan Checklist Yes No N/A a. Irrigation (notes either automatic or hose bib 100' o.c.) X UDC Chapter 177.03C7g, 177.04B3a b. Species of plant material identified X UDC Chapter 177.03C7d,e c. Size of plant material (minimum size 2" caliper for trees and 3 gal. shrubs) X UDC Chapter 177.03C7b,c d. Soil amendments notes include that soil is amended and sod removed X UDC Chapter 177.03C6b e. Mulch notes indicate organic mulching around trees and within landscape beds X UDC Chapter 177.03C6c,d f. LSD, LSIP, and Subdivisions (PPL & FPL) plans stamped by a licensed X Landscape Architect, others by Landscape Designer UDC Chapter 177.03B g. Planting bed contained by edging X UDC Chapter 177.03C6f h. Planting details according to Fayetteville's Landscape Manual X UDC Chapter 177.03C6g i. Provide information about 3-Year Maintenance plan. The owner shall deposit X with the City of Fayetteville a surety for approved landscape estimate. UDC Chapter 177.05 A2g 2. Parking Lot Requirements 1 Tree : 12 Parking Spaces Yes No N/A a. 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 16, 2023 Agenda Item 3 LSD-2022-0041 (112 ARONSON) Page 8 of 54 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 and the street. 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 16, 2023 Agenda Item 3 LSD-2022-0041 (112 ARONSON) Page 9 of 54 5. Landscape Requirement Totals Mitigation Trees Parking Lot Trees Street Trees Detention Pond — Large Trees (1 Tree/3,000 square feet) Detention Pond — Small Tree/Large Shrub (4 small trees or large shrubs/3,000 square feet) Detention Pond — Small Shrubs/Large Grasses (6 shrubs or grasses (1 gallon)/3,000 square feet) 6. Review Status (See Comments) Conditionally Approved Approved Tabled Denied Amount 141 28 43 33 133 200 Tech Plat Subdivision Planning Committee Commission 12-13-22 02-14-23 01-13-23 01-30-23 Comments 1. Address items above marked "No" and all Redlines provided. 2. A narrow tree lawn can be used for the Drive -In parking area instead of tree islands. A variance from Planning Commission must be sought for the south parking row north of the pond by the drive-in screen, since the only exemptions for parking lot trees is areas for vehicle sales, lease or rental per Ch. 177. 3. What are the parking bays with the small islands or striped areas at the NW and East sides of the site? Are they green space or paved? 3 Subdivision Committee February 16, 2023 Agenda Item 3 LSD-2022-0041 (112 ARONSON) Page 10 of 54 �4, CITY OF FAYETTEVILLE ARKANSAS To: Jason Appel, P.E., ESI From: Melissa M. Evans, Urban Forestry CC: Jessie Masters, Development Review Manager Meeting Date: February 16, 2023 Subject: LSD-2022-0041: 112 Aronson: N Hwy 112, 209 URBAN FORESTRY TREE PRESERVATION COMMENTS 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 K4 Tree Preservation Calculations Square Feet Percent of site Total Site Area *Minus Right of Way and Easements 1,389,746 100% Zoning Designation * Select Below with drop down arrow C-2, Thoroughfare Commercial 208,462 15% HHOD * Select Below with Drop Down Arrow No 0 0% Total Canopy for Minimum Preservation Requirements 208,462 15.0% Existing Tree Canopy * Minus Right of Way and Easements 151,469 10.9% Tree Canopy Preserved 104,999 7.6% Tree Canopy Removed *On Site 46,470 3.3% Tree Canopy Removed *Off Site 0 Tree Canopy Removed Total 46,470 3.3% Removed Below Minimum 103,463 Mitigation Requirements 46,470 Subdivision Committee February 16, 2023 Agenda Item 3 LSD-2022-0041 (112 ARONSON) Page 11 of 54 3. Mitigation Requirements Canopy below Number of 2" caliper requirement trees to be planted High Priority 15,015 69 Low Priority 31,455 72 Total Mitigation Trees Required 46,470 141 4. Mitigation Type Yes No On -Site Mitigation X Off -Site Mitigation Tree Escrow (See Conditions of Approval) 5. Tree Preservation Plan Mo= UDC Chapter 167.04H 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 N/A Yes Yes Yes Subdivision Committee 2 February 16, 2023 Agenda Item 3 LSD-2022-0041 (112 ARONSON) Page 12 of 54 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 X X Tech Plat Subdivision Committee 12-13-22 02-14-23 01-13-22 01-30-23 Comments 1. Address items above marked "No" and all Redlines provided. N/A Planning Commission Subdivision Committee 3 February 16, 2023 Agenda Item 3 LSD-2022-0041 (112 ARONSON) Page 13 of 54 CITY OF FAYETTEVILLE ARKANSAS TO: Planning Division FROM: Zach Foster, Parks Planning DATE: January 27, 2023 SUBJECT: Parks & Recreation Technical Plat Review Comments ************************************************************************************************************* PRAB Meeting Date: August 1, 2022 Project Title: The Aronson (AKA Hwy 112 Development) Project Number: LSD-2022-0041 Project Location: 3552 HWY 112 Plat Page: 209 Park Quadrant: NW Billing Name & Address: CL Partners LLC, 124 W Capitol Ave, Little Rock, AR 72201 ❑ Land Dedication ® Fee -in -Lieu LAND DEDICATION Single Family: units x 0.023 acres per unit = Multi Family: units x 0.020 acres per unit = ❑ Combination TOTAL 0.00 acres Acres 0.00 acres 0.0 FEE -IN -LIEU TOTAL Single Family: 122 units x $1,089 per unit = $132,858 Fees Multi Family: 90 units x $952 per unit = $85,680 $218,538 SUMMARY: ■ Project proposes 122 SF units and 90 MF units. o Single Family = 24 detached units and 98 duplex units o Multi -Family = 27 triplex units and 63 apartment units (which is 21 units per apt bldg.) ■ The final amount of fee -in -lieu and/or land dedication needed to satisfy Parkland Dedication requirements will be determined after Planning Commission's approval of this project. ■ Current fee -in -lieu and/or land dedication rates will be applied regardless of when project was approved by PRAB. ■ Prior to final receipt by the city, all fees must be paid and any deeds for parkland dedication property must be: Pa d @IW:..i@o- 4m wittee Mailing Address: February 16, 2023 113 W. Mountain Street www.fayettevi I leAoQgdvltem 3 Fayetteville, AR 72701 LSD-2022-0041 (112 ARONSON) Page 14 of 54 o Approved by the City's Land Agent in the Engineering Division. o Recorded at the Washington County Courthouse. ■ Each additional housing unit that is constructed in Fayetteville places an increased demand on the Parks and Recreation system. The money collected as part of this project will be used to fund future park acquisitions and improvements for this park quadrant. 2 Subdivision Committee February 16, 2023 Agenda Item 3 LSD-2022-0041 (112 ARONSON) Page 15 of 54 ENGINEERING SERVICES INC. 1207 S. Old Missouri Rd. • P.O. Box 282 • Springdale, Arkansas 72765-0282 Ph: 479-751-8733 0 Fax: 479-751-8746 November 30, 2022 City of Fayetteville 125 W. Mountain Street Fayetteville, AR 72701 RE: Overall Narrative The Aronson Subdivision Fayetteville, AR To whom it may concern, Please let this letter serve as a narrative to accompany the complete submittal for The Aronson Subdivision. The proposed subdivision is located along Highway 112, just north of the intersection of W Truckers Drive and N Highway 112. It is Washington County Parcel Numbers 765-15811-000, 765-15812-000, 765-15819-000, 765- 15816-000, 765-15815-000, 765-15813-000. All six of these properties are owned by the same entity. These properties are currently zoned C-2 and UT, and no change in zoning is requested. There are 3 apartment buildings, 1 management building, and a mix of multifamily and single family units, totaling up to 200 residential units, accompanied by 3 commercial buildings, and one retention pond area. Pre -Application Meeting A pre -application meeting was held with Fayetteville Planning, Engineering, and Urban Forestry. All discussion at the meeting has been utilized in the design of the plans. Parks and Recreation Advisory Board Meeting Fee in lieu was requested and approved by the Fayetteville Parks and Recreation Advisory Board. Utilities This site has access to public water and sewer. The City is relocating the existing 6" water main to a 12" water main on the east side of the new Highway 112, and the 8" sewer will also be relocated with the project to improve Highway 112. 12='i ENGINEERING SERVICES INC. Brian J. Moore, P.E. I Tim J. Mays, P.E. I Jason Appel, P.E. I Jerry W. Martin President Vice President Secretary/treasurer Chairntan of t U ,, N,d On Committee J 2023 F Consulting Engineers and Surveyors www.engineeringservices.coM 77� -jwAga Item 3 LSD-2022-0041 (112 ARONSON) Page 16 of 54 ENGINEERING SERVICES INC. �- 1207 S. Old Missouri Rd. • P.O. Box 282 • Springdale, Arkansas 72765-0282 Ph: 479-751-8733 0 Fax: 479-751-8746 Traffic It is not anticipated that this development will cause any traffic issues as ArDOT is improving Highway 112 to have additional lanes and roundabouts. This submittal includes the following items: • No submittal fee is included. Once the invoice is generated, this will be paid by the developer. • Preliminary Plat Plans • Preliminary Drainage Report • Warranty Deed • Legal Description • Consent of Owner Form Please let me know if I can answer any questions. Jason Appel, P.E. Secretary/Treasurer Brian J. Moore, P.E. I Tim J. Mays, P.E. I Jason Appel, P.E. I Jerry W. Martin President Vice President Secretary/Treasurer Cliairntan of tl cubeiiivision Committee ,23 ENGINEERING SERVICES INC. , , Engineers' Surveyors ' ' ' J Agjlebrua�y1a Item 3 LSD-2022-0041 (112 ARONSON) Page 17 of 54 ao©a®a p..�po 0 E�aa. 3anW "� =Es -`& E o d=kagga dC�e 7s Q£Np oaf kkk_ o§�r lac; g a o 0 — arv�a "< A 'a gaea.a a zx£aa €Fa .aag`�' 0. a HiN odW_ k E k�"kE�ae`y o as=Naa� e �y � k 4 6 " & Um 12 &@ a �a &g gg pg kg 5g <g og og ffig og flg k N �J W Wffl��.&�y� `•Wow p.� ?� m oo mo o o s :Sr.-S-: " -- --.E Committee ry 16, 2023 �nda Item 3 kRONSON) rage 18 of 04 1 0 i En m F '0 z Ld ED 9 13 Z 0. 0 Z U Z Z 9 W En > z w 3 End 0 0 L3 3: W LL, -j < En to U En WMH Mffl w F F W W En w o Q u z Zu 19 ! Mu Am I 13 Jill F 1,Z Committee ry 16, 2023 �nda Item 3 kRONSON) ge 19 of 54 f u H N m F 10 $ o e ff N oN w g a Z a N N ? 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H WY 112 One Mile View NORTH i 0 0.13 0.25 0.5 Miles i i i vS-G 1 AWL— — 1 ---- ----------�1 VANASCHECIR__� VANASCHEDR � R-A ••♦ C_ cs Subject Property ♦ t I \ I �\ RPZD \ r ■ ■ ■ ■ ■ ` \ ■ I 1_1 A I I l� I 49"'llill"WFUL crzD / Ql- O t 1 O N i Regional Link --- Neighborhood Link _ - - - - -- Freeway/Expressway - Unclassified _ - Residential Link _ 1 lipN Planned Residential Link Shared -Use Paved Trail Trail (Proposed) V. Design Overlay District Fayetteville city Limits _Planning Area _ _ _ r_ ;Planning Area Fayetteville City Limits Ding �I-2 General Industrial 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 I n—,Core RSF4 Urban Tnomugnrare RSF-] Mein.i Center RSF-8 powniown General RSF-18 �Communlry Services RESIDENTIAL MULTI -FAMILY NeigbborM1noa services RMF-8 NeigM1borM1ootl Conservation �RMF-12 PLANNED ZONING DISTRICTS RMF-18 = Commercial, Intlusrnal, Resldentlal RMF-2a INSTITUTIONAL RMF-00 --Subdivision C INDUSTRIAL I-1 Heavy Commevraland Light Indusldal February 16 mittee ,2023 Item 3 LSD-2022-0041 (112 ARONSON) Page 52 of 54 LSD-2022-0041 N . H WY 112 Close Up View R-A ENTERPRISE DR CS N \ 6$—� �i9 \ 19 I I Subject Property I I UT I I 1 ,\ I I I I I I ■ ■ ■ ■ ■ ■ ■ ■ ■ ■ C-2 I ,\ I I '\ RPZD 1 I 1 I 1 1 1 I 1 1 I I I I I i I i � I i t ' I � N I I I-1 I NORTH Regional Link Freeway/Expressway Unclassified M Residential -Agricultural MG Planned Residential Link MoL 1-1 Heavy Commercial and Light Industrial i� _' I Planning Area C 2 Fayetteville City Limits Feet Urban Thoroughfare 1 Y Y Community Services Shared -Use Paved Trail 0 115 230 460 690 920 = Commercial, Industrial, Residential — — Trail (Proposed) _ 1:3,750 Subdivision C mittee _ I Design Overlay District February 6, 2023 Item 3 LSD-2022-0041 (112 ARONSON) Page 53 of 54 LSD-2022-0041 N . H WY 112 A& Current Land Use NORTH Industrial 77`fl 19 ,:. \ .,R Ilk w Subject Property Undeveloped 00 N CO � N Zone-AE I ,3` I n � � V e 9 o e Zone AE Commercial Z°e lea Zone �Z�Z 140 Regional Link FEMA Flood Hazard Data Freeway/Expressway Unclassified 100-Year Floodplain ■ ■ Planned Residential Link Feet Floodway — — — Trail (Proposed) Planning Area 0 112.5 225 450 675 900 r _ Fayetteville City Limits I Design Overlay District 1 '3,600 Subdivision C — February 16 m ittee ,2023 Item 3 LSD-2022-0041 (112 ARONSON) Page 54 of 54 (j&144 CITY OF l FAYETTEVILLE SUBDIVISION COMMITTEE MEMO ARKANSAS TO: Fayetteville Subdivision Committee THRU: Jessie Masters, Development Review Manager FROM: Ryan Umberger, Senior Planner Josh Boccaccio, Engineering Development Review Manager Melissa Evans, Urban Forester MEETING: February 16, 2023 SUBJECT: LSD-2023-0002: Large Scale Development (2888 N. MCCONNELL/JJ'S BASKETBALL ACADEMY, 248): Submitted by JORGENSEN AND ASSOCIATES for property located at 2888 N. MCCONNELL AVE. The property is zoned C-2, THOROUGHFARE COMMERCIAL and contains approximately 2.76 acres. The request is to develop the property with a 22,770-square-foot recreational facility and associated parking. RECOMMENDATION: Staff recommends forwarding LSD-2023-0002 to the full Planning Commission with a recommendation of approval, subject to conditions. RECOMMENDED MOTION: "1 move to forward LSD-2023-0002 with conditions: 1. In favor of the recommended street improvements; and 2. All other conditions as recommended by staff." BACKGROUND: The subject property is in west Fayetteville, roughly 500 feet west of the intersection of N. Garland Avenue and W. Drake Street. The site is zoned C-2, Thoroughfare Commercial, contains approximately 2.76 acres, and is an undeveloped greenfield site. The property also falls within the 1-540 Overlay district which prohibits electronic message boards and pole signs. The site is relatively flat with very little vegetation. Surrounding land uses and zoning is depicted in Table 1. Table 1 Surrounding Land Use and Zoning Direction Land Use Zoning North 1-49/Hwy. 112 Interchange ArDOT ROW South Arkansas Agricultural Research & Extension Center R-A, Residential Agricultural East Welso Inc./Liquor To -Go C-2, Thoroughfare Commerical West United Rentals C-2, Thoroughfare Commerical Proposal: The applicant requests Large Scale Development approval to develop the subject property with a 22,770 square foot commercial recreation building and associated parking. Right -of -Way to be Dedicated: The property has frontage along W. Drake Street, a Residential Link Street. W. Drake Street currently has right-of-way at a variable width, exceeding the 26-foot from -centerline Master Street Plan requirement for the eastern half of the site. Right-of-way is Mailing Address: 113 W. Mountain Street www.fayAtPAi0ic �8Tmittee Fayetteville, AR 72701 February 16, 2023 Agenda Item 4 LSD-2023-0002 (JXS BASKETBALL ACADEMY) Page 1 of 20 less than the typical Residential Link Street along the west half of the site and, accordingly, the applicant is proposing to dedicate the requisite 26-feet from -centerline. Street Improvements: Staff recommends W. Drake Street is improved to the Residential Link Street standard including a 13-foot paved width, 1.5-foot curb and gutter, 6-foot greenspace and sidewalk along the property's frontage, streetlights and street trees. The Active Transportation Plan shows an off-street (12-foot trail) running along this property's west and north frontages. A trail installed over this frontage would be roughly 670 feet in length. This connection was originally proposed in what was previously the N. McConnell Avenue right-of-way. The right-of-way was vacated (Ord. 5707) and retained as a trail easement. Staff recommends, the same length of trail is installed along the property's W. Drake Street frontage and along the east property line. This location would provide shorter and easier access for trail users coming from N. Garland Avenue to the intersection of Garland and 1-49. The easement vacation is subject to a separate vacation request and an additional easement dedicated along the property's east property line. Access Management/Connectivity: Staff has determined that the project meets access and connectivity requirements. Vehicular access is proposed via two private driveways which extend from W. Drake Street right-of-way. Curb cuts are located over 50-feet from one another. Cross access is proposed to the adjoining development to the east via a proposed access easement. Design Standards: The development is subject to UDC §166.25, Commercial, Office and Mixed Use Design and Development Standards and the 1-540 Overlay District. To -date staff has not received elevations to suggest the use is complaint with UDC §166.25. The initial submittal shows a structure that does not have a prominent entry and exceeds the allowable amount of metal siding on the principal fagade. No updated elevations were received prior to the resubmittal deadline. Water and Sewer System: Water and sanitary sewer are available to the site. An 8-inch water main is present along W. Drake Street and a 12-inch sanitary sewer main runs parallel to the north property line. Parkland dedication or fee in -lieu: Non-residential uses are not subject to parkland dedication requirements. Tree Preservation: Canopy minimum requirement: 15% Existing canopy: 0% Preserved canopy: 0% Mitigation required: zero 2-inch caliper trees Public Comment: Staff has not received any public comment on the item to date. RECOMMENDATION: Staff recommends forwarding LSD-2023-0002 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 26 feet from -centerline along W. Drake Street. Subdivision Committee February 16, 2023 Agenda Item 4 LSD-2023-0002 (JJ'S BASKETBALL ACADEMY) Page 2 of 20 2. Subdivision Committee recommendation of street improvements. W. Drake Street is improved to the Residential Link Street standard including a 13-foot paved width, 1.5-foot curb and gutter, and a 6-foot greenspace and sidewalk along the property's frontage. Staff recommends 670 linear feet of trail is installed along the property's W. Drake Street frontage and along the east property line. An access easement shall be dedicated along the property's east property line, generally following the alignment of the trail. The easement vacation is subject to separate request. 3. All comments from Planning staff must be addressed including: a. Please show linework and dimension the existing trail easement that overlays McConnell Ave. Thank you for clarifying that the trail and associated easement are planned for the east side of the site. The existing easement will need to be vacated by separate application. Until the easement is vacated we will want to see it identified on the civil plans. b. Please revise McConnell Ave. label. c. Please stripe the fire lane if it is intended. d. Revised elevations or a Planning Commission variance must be supplied prior to Planning Commission. 4. The trash enclosures shall be constructed with material that is complimentary to and compatible with the proposed building; 5. Conditions of approval from Engineering and Urban Forestry are included in the official conditions of approval, attached hereto; Standard conditions of approval: 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 Subdivision Committee February 16, 2023 Agenda Item 4 LSD-2023-0002 (JJ'S BASKETBALL ACADEMY) Page 3 of 20 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 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 16, 2023 Motion: Second: Vote: Subdivision Committee February 16, 2023 Agenda Item 4 LSD-2023-0002 (JJ'S BASKETBALL ACADEMY) Page 4 of 20 BUDGET/STAFF IMPACT: None Attachments: • Engineering Comments • Urban Forestry Comments • Request Letter • Site Plan • Elevations • One Mile Map • Close Up Map • Current Land Use Map Subdivision Committee February 16, 2023 Agenda Item 4 LSD-2023-0002 (JJ'S BASKETBALL ACADEMY) Page 5 of 20 CITY OF ._ FAYETTEVILLE ARKANSAS TO: Ryan Umberger, Senior Planner FROM: Josh Boccaccio, Engineering Development Review Manager DATE: February 15, 2023 SUBJECT: Subdivision Committee Engineering Comments for LSD-2023-0002 JJ's Basketball Academy STAFF MEMO Water: Water is available to the site through an existing 8" main that runs along Drake Street. The applicant is proposing to abandon a portion of an existing public main that runs along the former McConnel Ave right-of-way. Sewer: Sewer is available to the site through and existing 12" main. Drainage: This project is required to meet the 4 Minimum Standards outlined in the Drainage Criteria Manual. Water Quality is proposed to be met through the use of a bioretention feature. Channel protection is currently not required based on the flow rate of water leaving the detention pond. Standards 3 and 4 are proposed to be met with a detention pond situated above the bioretention feature. Trail Improvements: The current Active Transportation Plan shows an off-street (12' trail) running along this property's west and north frontages. A trail installed over this frontage would be roughly 670' in length. Staff recommends, the same length of trail to be installed along the property's Drake St frontage and along the east property line. This location would provide shorter and easier access for trail users coming from Garland Ave to make it to the intersection of Garland and 1-49. The existing trail easement would have to be vacated and an additional easement dedicated along the property's east property line. Plan Comments: 1. C1.02: It's understood the building is in initial design phase. Please provide flow demands on subsequent submittals. 2. C1.04: For grading permit, please pothole water line to determine depth ... max bury for mains is 5'. Need to ensure added fill does not cause water line to exceed that depth. 3. C1.04: Please ensure trail meets ADA requirements ... 2% cross slope, 5% running slope. 4. C1.04: Will need permission to grade onto adjacent property from the property's owner. 5. C1.05: Is this a proposed box? Please ensure at least 5' of separation from water line. 6. C1.05: Suggest ending trail construction 130' from PL which would be the same distance as what is shown on the current (active transportation plan) ATP. Prefer that the currently shown 1240 contour would be raised to 1241. Additional trail easement dedicated in hatched area for City to be able to make grade up and connect at the signal. Mailing Address: Subdivision Committee 113 W. Mountain Street www.fayettev bmant&2023 Fayetteville, AR 72701 Agenda Item 4 LSD-2023-0002 (JSS BASKETBALL ACADEMY) Page 6 of 20 7. Drainage Report: Administrative variance for bioretention setback... please include a request letter in the drainage report and outline what steps will be taken to protect the building foundation. 8. Drainage Report: Not sure if I've pointed this out before but the drain time can begin at the start of the storm. The city engineer issued a memo a number of years ago that touched on this. The memo also explains that if the flow rate leaving the pond is less than 2 cfs for the 1 year storm, CPv can be considered as met. a. https://www.fayetteville-ar.gov/DocumentCenter/View/10546/UPDATE---DCM- Interpretation-Memo 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 16, 2023 Agenda Item 4 LSD-2023-0002 (JJ'S BASKETBALL ACADEMY) P4e7of20 l� CITY OF FAYETTEVILLE ARKANSAS URBAN FORESTRY LANDSCAPE PLAN COMMENTS To: Charles A. Zardin, PE, Jorgensen + Associates From: Melissa M. Evans, Urban Forestry CC: Ryan Umberger, Senior Planner Meeting Date: February 16, 2023 Subject: LSD-2023-0002: JJ's Basketball Academy: 2388 N. McConnell Ave., 248 1. General Landscape Plan Checklist Yes No N/A a. Irrigation (notes either automatic or hose bib 100' o.c.) X UDC Chapter 177.03C7g, 177.04B3a b. Species of plant material identified X UDC Chapter 177.03C7d,e c. Size of plant material (minimum size 2" caliper for trees and 3 gal. shrubs) X UDC Chapter 177.03C7b,c d. Soil amendments notes include that soil is amended and sod removed X UDC Chapter 177.03C6b e. Mulch notes indicate organic mulching around trees and within landscape beds X UDC Chapter 177.03C6c,d f. LSD, LSIP, and Subdivisions (PPL & FPL) plans stamped by a licensed X Landscape Architect, others by Landscape Designer UDC Chapter 177.03B g. Planting bed contained by edging X UDC Chapter 177.03C6f h. Planting details according to Fayetteville's Landscape Manual X UDC Chapter 177.03C6g i. Provide information about 3-Year Maintenance plan. The owner shall deposit X with the City of Fayetteville a surety for approved landscape estimate. UDC Chapter 177.05 A2g 2. Parking Lot Requirements 1 Tree : 12 Parking Spaces Yes No N/A a. 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 16, 2023 Agenda Item 4 LSD-2023-0002 (JSS BASKETBALL ACADEMY) Page 8 of 20 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) Yes 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 and the street. 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 16, 2023 Agenda Item 4 LSD-2023-0002 (JJ'S BASKETBALL ACADEMY) Page 9 of 20 5. Landscape Requirement Totals Mitigation Trees Parking Lot Trees Street Trees Detention Pond — Large Trees (1 Tree/3,000 square feet) Detention Pond — Small Tree/Large Shrub (4 small trees or large shrubs/3,000 square feet) Detention Pond — Small Shrubs/Large Grasses (6 shrubs or grasses (1 gallon)/3,000 square feet) 6. Review Status (See Comments) Conditionally Approved Approved Tabled Denied Comments Amount 0 10 9 7 29 44 Tech Plat Subdivision Planning Committee Commission 01-30-23 02-14-23 1. Address items above marked "No" and all Redlines provided. 2. The plan must be stamped, signed and dated by the design landscape architect. 3. Please provide large shade canopy trees in areas where the power lines are 20' or more away from where the trees will be planted along the street. 3 Subdivision Committee February 16, 2023 Agenda Item 4 LSD-2023-0002 (JJ'S BASKETBALL ACADEMY) Page 10 of 20 I� CITY of FAYETTEVILLE ARKANSAS To: From: CC: Meeting Date Subject: URBAN FORESTRY TREE PRESERVATION COMMENTS Charles A. Zardin, PE, Jorgensen + Associates Melissa M. Evans, Urban Forestry Ryan Umberger, Senior Planner February 16, 2023 LSD-2023-0002: JJ's Basketball Academy: 2388 N. McConnell Ave., 248 1. Submittal Requirements Yes No N/A Initial Review with the Urban Forester X Site Analysis Map Submitted (if justification is needed) X Site Analysis Written Report Submitted (justification is needed) X Complete Tree Preservation Plan Submitted X Tree Mitigation Table on Plans X Tree Preservation Wavier Submitted (only use if no trees onsite or near P/L) X 2. Tree Preservation CalculationsEv There are no trees on site except for one in the ROW/Existing Utility Easement along Drake Street. 3. Mitigation Requirements IL High Priority Low Priority Total Mitigation Trees Required 4. Mitigation Type On -Site Mitigation Off -Site Mitigation Tree Escrow (See Conditions of Approval) 5. Tree Preservation Plan Checklist UDC Chapter 167.04H1 a. 5 year Aerial Check on Existing Trees b. Property Boundary c. Natural Features (100ft beyond limits of disturbance) Canopy below Number of 2" caliper requirement trees to be planted 0 0 Yes No N/A X X X Tech Subdivision Planning Plat Committee Commission Yes Yes Yes Subdivision Committee February 16, 2023 Agenda Item 4 LSD-2023-0002 (JJ'S BASKETBALL ACADEMY) Page 11 of 20 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 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 ift Conditionally Approved Approved Tabled Denied No No N/A Yes N/A Yes Yes N/A N/A Yes N/A Yes Yes N/A N/A N/A N/A Yes No Yes No Tech Plat 01-30-23 02-14-23 Comments 1. Address items above marked "No" and all Redlines provided. N/A IQ! IQ! Subdivision Planning Committee Commission Subdivision Committee 2 February 16, 2023 Agenda Item 4 LSD-2023-0002 (JJ'S BASKETBALL ACADEMY) Page 12 of 20 JORGENSEN +ASSOCIATES vCivil Engineering + Surveying January 18, 2023 City of Fayetteville 113 W. Mountain Fayetteville, AR 72701 Attn: Development Services Re: LSD for JJ's Basketball Academy 124 W Sunbridge Drive, Suite 5 Fayetteville, AR 72703 Office: 479.442.9127 Fax: 479.582.4807 www.jorgensenassoc.com Attached herewith please find the submittal documents in regards to a Large Scale Development for JJ's Basketball Academy located at the northeast corner of Drake & McConnel across from United Rentals. The lot slopes from the southeast corner to the northwest corner with slopes ranging from 0.50% to 4%. The lot is currently a field with no existing trees onsite. The applicant is proposing a 22,770 sq ft building with 119 parking spaces. Water is located on the south side of the site along Drake as well as a dead end on the west side along McConnel. This dead end line along McConnel goes north to an existing fire hydrant and after discussions with city staff it has been determined that this line and the easement can be vacated. The document for this water line and easement vacation will be forthcoming. There is a new fire hydrant proposed off the existing 8" line located in the south west corner of the site. An existing sewer line is located on the north end of the site that we propose to tie into with the SSS. Along with the proposed building and infrastructure, the plans also include a bio-retention pond along with a detention pond. The purpose of the LID feature is to capture the 1" storm runoff from the roof of the building and the sheet flow from the parking lot and direct this first flush volume into the Bioretention Pond. The Bio-pond is made up of 36" of soil media and allows for 12" of ponding to clean any contaminants and allow this volume of water to soak back into the ground water. Along with the Green Stormwater Practice the Detention pond meets the City's Drainage Criteria and maintains that all post - development flows do not exceed pre -development while also preventing any downstream erosion. We thank you for your consideration of this proposal and please call with any questions, Thank you. Sincerely; Charles A. Zardin, P.E. Subdivision Committee February 16, 2023 Agenda Item 4 LSD-2023-0002 (JSS BASKETBALL ACADEMY) Page 13 of 20 A C $ : ml R R «5 RA `ek HR � s 91 � ms G_ro no XI �� o-J.da ■.4\\laid rsiia�l I NEW oil WWJ i�� �I � \ \ f a El 4 ---- --_--- ----- ______ -- --- ■.■..■.■■.■..■.■■ ■■■■■■■■■■■■ ...... ■■ —� 7-7 3 E155_ 321-d " (tots'ONO N3d a3lV3vA Nux) 3IIN3Atl l3NN000W og ---_--- — —` re—- xa of ss�a3oig�xao ss�ua n Committee ary 16, 2023 Benda Item 4 ACADEMY) Page 14 of 20 0 u io m T � r2 G N J F W M N N W � o K Q n O J Q f Q W W J L w YF> E T N N W . Ow N .8 -o <L>W w G LL d a so V a N Z K F Oz Oz o o n J.. ¢ � x = W WLL F k� C LL� \ C ma d F- z O oC w O o z � N 0 z w � owC � N Z_ l J 1 ¢ t w I z w - - Q N ^ w U1 < �O Q Q O Z_ Lu ti N ui U m z N G A-11 Will Subdivi ion Fel rua Ag LL Committee ry 16, 2023 enda Item 4 ACADEMY) Page 15 of 20 0 u io o � N �p i in M O N U Z LU C N M 7 N Z Z 0 Q cq G Q V W Q m � J � K m = J Q U = U Q m j Q W J w YNW E T w y F N u m Y W U C Y N QLu ) 3 o a a o u C LL a 0 0 Q u N z a = 7Lzj W z� 05� a J Q W wLL � F k uEl LL$ � C � IP hd 2 El oL �i 0 c� z O l9 c9 Q) w m L w Q w Q N z N °J w N Z — a Subdivi ion Fel irua Ag LL Committee ry 16, 2023 enda Item 4 ACADEMY) Page 16 of 20 JJ's Basketball Academy Building 110' x 207' = 22,770 SF Subdivision Committee February 16, 2023 Agenda Item 4 LSD-2023-0002 (JJ'S BASKETBALL ACADEMY) Page 17 of 20 mittee ,2023 Item 4 LSD-2023-0002 (JJ'S BASKETBALL ACADEMY) Page 18 of 20 LSD-2023-0002 Close Up View EXIT• 67A — Regional Link Neighborhood Link — Freeway/Expressway Residential Link r Planning Area _ Fayetteville City Limits — — — Trail (Proposed) Design Overlay District 2888 N. MCCONNELL AVE 1 1 1 1 I.61 ubject Property j: A' i LV.A"UT C-2 O �`9�'O. Z� '9G 2 F DRAKE ST '� DRAKE a I— —————————————----�' ST W Z I 1 Z I 1 I � 1 I R-A 1 I 1 I / � NORTH Feet 0 75 150 300 450 600 1:2,400 L Residential -Agricultural RMF-24 C-2 Urban Thoroughfare Subdivision C4nmittee February 16, 2023 e, da Item 4 LSD-2023-0002 (JJ'S BASKETBALL ACADEMY) Page 19 of 20 LSD-2023-0002 2888 N. MCCONNELL AVE Current Land use NORTH - Or' -Zone AE /, f � LIMIT OF 1-49 .�� STUDY 1 Subject Property: / •� Al/ AF Commercial ' Commercial DRAKE'ST �'s�DRAKE UJ .r. Z / �- �9 9C O I U �- irn-•cam- Arkansas Agricultural Research &Extension Center r- nee Fu ��i it F� Er r� Regional Link FEMA Flood Hazard Data Neighborhood Link Freeway/Expressway ■ 100-Year Floodplain Unclassified Residential Link Feet Floodway — — Trail (Proposed) Planning Area 0 112.5 225 450 675 900 Fayetteville City Limits :�'�+Uoo Subdivision C _ I Design Overlay District February 6 mittee ,2023 Item 4 LSD-2023-0002 (JJ'S BASKETBALL ACADEMY) Page 20 of 20