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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
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FAYETTEVILLE, ARKANSAS age 17 of 20
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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
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Hillside -Hilltop Overlay District
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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
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Single -Family Residential
Subject Property
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-Zone A
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Regional Link FEMA Flood Hazard Data
Freeway/Expressway
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— — — 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
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From: Amy Apon [mailto:aapon@clemson.edu]
Sent: Tuesday, February 14, 2023 9:16 AM
To: Planning Shared <planning@favetteville-ar.gov>
Subject: Development on corner of Joyce and Crossover
CAUTION: This email originated from outside of the City of Fayetteville. Do not click links or open attachments
unless you recognize the sender and know the content is safe.
Hi,
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
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Subject Property
C-1
Planning Area
Fayetteville City Limits
♦♦
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ORTH
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■
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-------------�
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RSF-18
CommunityServices
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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
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- Subject Property
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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
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LS
ion Committee
ruary 16, 2023
Agenda Item 3
2 ARONSON)
" Page 51 of 54
LSD-2022-0041 N . H WY 112
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--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
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— — 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
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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
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Page 14 of 20
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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
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0 75 150 300 450 600
1:2,400
L Residential -Agricultural
RMF-24
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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'
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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