HomeMy WebLinkAbout2023-03-02 - Agendas - FinalCITY OF
FAYETTEVILLE
W4ff ARKANSAS
Subdivision Committee Meeting
March 2nd, 2023
9:00 AM
113 W. Mountain, Room 326
Members: Jimm Garlock (Chair), Quintin Canada, Sarah Sparkman
City Staff: Jessie Masters, Development Review Manager
Call to Order
Consent:
None.
Old Business:
MEETING AGENDA
1. 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. Planner: Jessie Masters
APPLICANT HAS REQUESTED TO TABLE TILL THE MARCH 16T" SUBDIVISION
COMMITTEE MEETING.
2. 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 212 residential units, three
commercial buildings, and associated parking. Planner: Jessie Masters
New Business:
3. LSD-2023-0001: Large Scale Development (2373 N. GREGG AVE/JRG HOLDINGS LLC,
328): Submitted by JORGENSEN & ASSOCIATES for property located at 2373 N. GREGG AVE.
The property is zoned 1-1, HEAVY COMMERCIAL AND LIGHT INDUSTRIAL and contains
approx. 3.79 acres. The request is for a 12,000 square foot warehouse building and additional
paved laydown area. Planner: Gretchen Harrison
Announcements
None.
Mailing Address:
113 W. Mountain Street www.fayetteville-ar.gov
Fayetteville, AR 72701
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
_ FAYETTEVILLE SUBDIVISION COMMITTEE MEMO
ARKANSAS
TO: Fayetteville Subdivision Committee
FROM: Jessie Masters, Development Review Manager
Melissa Boyd, Staff Engineer
Melissa Evans, Urban Forester
MEETING: March 2, 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, at the applicant's request.
RECOMMENDED MOTION: "1 move to table LSD-2022-0034 until the next scheduled
Subdivision Committee meeting."
February 16, 2023 Subdivision Committee Meeting:
At the Drevious Subdivision Committee meetina. Commissioners voted to table the item 3-0-0 to
allow the applicant additional time to address outstanding issues with zoning conformance, sewer
capacity, and to provide a traffic study. The applicant indicated that additional time was needed
to compile the requested information and has requested to table themselves until the March 16
Subdivision Committee meetina. No additional information has been submitted by the applicant
at this time.
Subdivision Committee Action
Meeting Date: March 2, 2023
Motion:
Second:
Vote:
O Forwarded O Tabled O Approved
Mailing Address:
113 W. Mountain Street KAA rl�?, 2023
Fayetteville, AR 72701 Agenda Item 1
LSD-2022-0034 (THE BERKSHIRE AT UPTOWN)
Page 1 of 1
CITY OF
FAYETTEVILLE SUBDIVISION COMMITTEE MEMO
ARKANSAS
TO: Fayetteville Subdivision Committee
FROM: Jessie Masters, Development Review Manager
Melissa Boyd, Staff Engineer
Melissa Evans, Urban Forester
MEETING: March 2, 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."
February 13, 2023 Subdivision Committee Meeting:
At the Drevious Subdivision Committee meetina. Commissioners voted 3-0-0 to table the item, to
allow the applicant additional time to address outstanding issues with the submission, primarily
with regards to a "no adverse impact' clause in the flood plain development requirements. In the
interim, the applicant has submitted an updated flood study and addressed additional outstanding
comments from staff, but Engineering staff has determined that the information is still insufficient
to conduct a comDlete review. and recommends the item to be tabled to the next Subdivision
Committee Meetin
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
Mailing Address:
113 W. Mountain Street Subo#�%�&N yjjgNA rbq, 2023
Fayetteville, AR 72701 Agenda Item 2
LSD-2022-0041 (112 ARONSON)
Page 1 of 56
Proposal: The applicant requests Large Scale Development approval of 214 residential units,
three commercial buildings, including a movie theater, and associated parking. The applicant has
requested several variances to the Unified Development Code:
§166.25(D)(2): Shared drives and cross access between properties shall be
encouraged to adjacent developed and undeveloped properties. The applicant has
requested a variance from this requirement to the east, south, and north of the overall
property, citing conflicts with the streamside protection ordinance and floodplain
requirements.
o Staff recommendation: Staff is supportive of this variance. Staff finds that the
environmental challenges adjacent to the commercially -developed portion of the
site present significant hardship in creating a feasible future connection to the east
and to the south. The project is not required to meet the same connectivity
standard throughout the residential portion of the project; that said, the applicant
is showing an intent to provide connectivity throughout the development itself, and
staff finds that the spirit and intent of the ordinance is overall being met.
§172.05(A)(7): Maximum number of parking spaces permitted. The applicant has
requested a variance to the maximum number of parking spaces permitted for a movie
theater, which is typically calculated at 1 space per 4 seats. The applicant is requesting
additional parking spaces to serve an outdoor movie theater portion of the property.
o Staff recommendation: Staff is supportive of this variance request. The intent of
the ordinance is to prevent an oversupply of parking on site. Per ordinance, the
applicant is permitted to have 211 parking spaces to serve the 844 indoor movie
theater seats. Code allows for an additional, by -right increase of 15%, meaning the
property is entitled to a total of 243 parking spaces for the use of a theater. The
applicant is requesting a total of 256 parking spaces, which is 13 spaces above
which is permitted by -right. The atypical nature of the spaces requires an atypical
consideration, and staff is supportive of this since the parking spaces are meant to
essentially act as additional seats for the movie theater complex.
§172.04(E): Dimensional requirements for 90-degree parking spaces. The applicant
has requested a variance to the standard dimensional requirements for parking spaces,
which is typically 9 feet by 19 feet. The applicant is proposing spaces that are
approximately 13 feet by 20 feet.
o Staff recommendation: Staff is supportive of this variance request. Potential
customers will stay in their vehicles while viewing movies on an outdoor screen.
While seated, patrons can receive food and drink service from staff of the movie
theater complex. Staff finds that the added width allows for employees to move in
and out of the vehicle parking spaces to serve patrons at that location.
§177.04(C)(1)(a) and (b): Narrow Tree Lawn or Tree Island shall be provided in
parking lots containing ten or more spaces. The applicant has requested a variance
from providing either a narrow tree lawn or a tree island in the southern portion of the
parking lot meant to serve the outdoor movie screen.
o Staff recommendation: Staff is supportive of this variance request, finding that due
to the parking spaces being proposed as serving an outdoor movie theater, an
additional landscape screen with trees may run counter to the proposal with view
blocking.
Subdivision CommitteeMarch 2, 2023
Agenda Item 2
LSD-2022-0041 (112 ARONSON)
Page 2 of 56
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.
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 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,
the applicant has requested a variance to the requirement for cross -access to the east, south,
and north of the property as outlined above.
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 substantially compliant with these standards. 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.
The applicant has also requested variances to the parking lot design requirements, which are
outlined in full above.
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 still 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
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.
Subdivision CommitteeMarch 2, 2023
Agenda Item 2
LSD-2022-0041 (112 ARONSON)
Page 3 of 56
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 received inquiries about the project, and one statement in opposition
to the applicant's request for a variance to provide cross -access. The neighboring property owner
would like to see cross access provided by the applicant to the property to the east.
RECOMMENDATION: Staff recommends tabling LSD-2022-0041 to the next scheduled
Subdivision Committee meeting, subject to the following conditions:
Conditions of Approval:
1. 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. 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;
5. Plat comments issued through the Energov portal from the Planning Division shall be
addressed;
6. Streetlights must be installed at intersections and at a linear spacing distance of no more
than 300 feet;
7. Conditions of approval from Engineering and Urban Forestry are included in the official
conditions of approval, attached hereto;
Standard conditions of approval:
8. Impact fees for fire, police, water, and sewer shall be paid in accordance with City
ordinance;
9. 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);
Subdivision CommitteeMarch 2, 2023
Agenda Item 2
LSD-2022-0041 (112 ARONSON)
Page 4 of 56
10. 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;
11. 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;
12. All existing utilities below 12kv shall be relocated underground. All proposed utilities shall
be located underground;
13. 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;
14. 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;
15. 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;
16. Large scale development shall be valid for one calendar year;
17. 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;
18. 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
19. 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 CommitteeMarch 2, 2023
Agenda Item 2
LSD-2022-0041 (112 ARONSON)
Page 5 of 56
Subdivision Committee Action: O Forwarded O Tabled O Approved
Meeting Date: March 2, 2023
Motion:
Second:
Vote:
BUDGET/STAFF IMPACT:
None
Attachments:
•
Engineering Comments
•
Urban Forestry Comments
•
Parks Comments
•
Request Letter
•
Variance Request Letter
•
Site Plan
•
Elevations
•
One Mile Map
•
Close Up Map
•
Current Land Use Map
Subdivision CommitteeMarch 2, 2023
Agenda Item 2
LSD-2022-0041 (112 ARONSON)
Page 6 of 56
CITY OF
._ FAYETTEVILLE
ARKANSAS
TO: Jessie Masters, Development Review Manager
FROM: Melissa Boyd, Staff Engineer
DATE: March 2, 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 the
flood study comments that were provided 2/27/2023. Staff met with the applicant on 2/21/2023 to
discuss concerns with the flood study that led engineering to recommend this project be tabled at
the previous Subdivision Committee meeting. Prior to staff being able to complete a full review,
the following items need to be resolved:
1. With the different models, a difference in river station between the duplicate effective and
the corrective and post project models is expected; however, there is a difference between
the corrective and post project models as well. The centerline of the stream should not
change, are the river stations in a different location? The river stations between the
corrective and post project models are expected to be in the same location and largely the
same geometry, but do not appear to be. There also appear to be differences in the
Mailing Address: Subdivision CommitteeMarch 2, 2023
113 W. Mountain Street www.fayetteviIIeA@0XJbVtern 2
Fayetteville, AR 72701 LSD-2022-0041 (112 ARONSON)
Page 7 of 56
crossing at 112 between the corrective and post project models, which should not be the
case, as those models should be identical with the exception of the fill/development
associated with this project.
2. The downstream boundary condition is a known water surface, but there is no elevation
input and is currently shown to be 0. This could be causing some of the issues.
3. The velocities on the river stations upstream of the 112 crossing vary greatly between
models and is not expected to be the case with the modifications being made. In general,
the elevations are very close, but additional information is needed to see how similar the
current effective model is with the FIS.
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
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 CommitteeMarch 2, 2023
Agenda Item 2
LSD-2022-0041 (112 ARONSON)
Page 8 of 56
l�
CITY OF
FAYETTEVILLE
ARKANSAS
To: Jason Appel, P.E., ESI
From: Melissa M. Evans, Urban Forestry
CC: Jessie Masters, Development Review Manager
Meeting Date: March 2, 2023
Subject: LSD-2022-0041: 112 Aronson: N Hwy 112, 209
URBAN FORESTRY
LANDSCAPE PLAN COMMENTS
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
Yes No N/A
X
X
Subdivision CommitteeMarch 2, 2023
Agenda Item 2
LSD-2022-0041 (112 ARONSON)
Page 9 of 56
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 CommitteeMarch 2, 2023
Agenda Item 2
LSD-2022-0041 (112 ARONSON)
Page 10 of 56
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
03-01-23
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. Urban Forestry has
seen the request from the applicant and will support it.
3
Subdivision CommitteeMarch 2, 2023
Agenda Item 2
LSD-2022-0041 (112 ARONSON)
Page 11 of 56
�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: March 2, 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 CommitteeMarch 2, 2023
Agenda Item 2
LSD-2022-0041 (112 ARONSON)
Page 12 of 56
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 CommitteeMarch 2, 2023 2
Agenda Item 2
LSD-2022-0041 (112 ARONSON)
Page 13 of 56
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 03-01-23
01-30-23
Comments
1. Address items above marked "No" and all Redlines provided.
N/A
Planning
Commission
Subdivision CommitteeMarch 2, 2023 3
Agenda Item 2
LSD-2022-0041 (112 ARONSON)
Page 14 of 56
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 ❑ Combination
LAND DEDICATION TOTAL
Single Family: units x 0.023 acres per unit = 0.00 acres Acres
Multi Family: units x 0.020 acres per unit = 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:
2023
Mailing Address: Agenda Item 2
113 W. Mountain Street (11�1-ZP�"SON)
Fayetteville, AR 72701 Page 15 of 56
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 CommitteeMarch 2, 2023
Agenda Item 2
LSD-2022-0041 (112 ARONSON)
Page 16 of 56
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.
em'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/1'reasurer SubJ ai SIan 8the B 11tteeMarch 2, 2023
F Consulting Engineers and Surveyors www.engineeringserv;ces,f , nda Item 2
YQVIAL 112" ONSON)
Page 17 of 56
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.P. I Tim J. Mays, P.E. I Jason Appel, P.E. I Jerry W. Martin
President Vice President Secretary/Treasurei Su fdia S OIl 6theB 1T[2eMarCh 2, 2023
nda Item 2
ENGINEERING SERVICES INC. Consulting Engineers and Surveyors ' ' e 112 ONSON)
Page 18 of 56
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
February 22, 2023
City of Fayetteville
125 W. Mountain Street
Fayetteville, AR 72701
RE: Variance Request
The Aronson Subdivision
Fayetteville, AR
To whom it may concern,
Please let this letter serve as a request for the following variances and exemption to accompany the complete
submittal for The Aronson Subdivision.
Build to Zone
There is a 10-25' build to zone that is required along Hwy-112. That build to zone requirement cannot be met
as ARDOT's improvements require additional Right -of -Way to be dedicated and there is a proposed 33' utility
easement along Hwy-112. However, the buildings have been placed as close to the 33' proposed utility
easement as possible to attempt to meet the 10-25' build to zone.
Cross Access
A cross access variance has been requested as there are protected waters to the east and south of the
development. Cross access would disturb the protected waters and the streamside protection. As for the north
side of our development, the adjacent property is a developed warehouse that would not require a connection
to a residential area.
Parking Request
At the south side of the proposed theatre where the outdoor screening service is located, a variance is
requested to allow larger spaces for service between vehicles and to be exempt from the number of parking
spaces allowed/required for the indoor theater. Furthermore, a landscape variance is also requested for the
tree island required along the south row of the outdoor screening parking area. Parking trees would block line
of sight and the ability for the outdoor screening area to function properly.
Please let me know if I can answer any questions.
a�
A,7--rton Locher
Project Engineer
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 Subdi1&i i<Qo i¢pjfteMarch 2, 2023
ff= =1 Agenda Item 2
r" Consulting Engineers and Surveyors www. s 2 NSON)
ENGINEERING SERVICES INC.
Page 9 of 56
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Page 56 of 56
CITY OF
FAYETTEVILLE SUBDIVISION COMMITTEE MEMO
ARKANSAS
TO: Fayetteville Subdivision Committee
THRU: Jessie Masters, Development Review Manager
FROM: Gretchen Harrison, Planner
Melissa Boyd, Staff Engineer
Melissa Evans, Urban Forester
MEETING: March 2, 2023
SUBJECT: LSD-2023-0001: Large Scale Development (2373 N. GREGG AVE./JRG
HOLDINGS LLC, 328): Submitted by JORGENSEN & ASSOCIATES for property
located at 2373 N. GREGG AVE. The property is zoned 1-1, HEAVY
COMMERCIAL AND LIGHT INDUSTRIAL and contains approx. 3.79 acres. The
request is for a 12,000-square-foot warehouse building and additional paved
Iaydown area.
RECOMMENDATION:
Staff recommends tabling LSD-2023-0001 until the March 16, 2023 Subdivision Committee
meeting.
RECOMMENDED MOTION: "1 move to table LSD-2023-0001 until the March 16, 2023
Subdivision Committee meeting."
BACKGROUND:
The subject property is in north Fayetteville on the west side of Gregg Avenue just southwest of
the street's intersection with Township Street. The property is the current location of Concrete
Solutions and is developed with an industrial building and associated paved/gravel areas. The
property totals roughly 3.79 acres and is currently zoned 1-1, Heavy Commercial and Light
Industrial. Scull Creek, a protected stream, runs along the west side of the property, and a portion
of the site is located within a FEMA-designated floodplain. Surrounding land use and zoning are
depicted in Table 1.
Table 1:
Surrounding Land Use and Zoning
Direction
Land Use
Zoning
North
Industrial
1-1, Heavy Commercial and Light Industrial
South
Industrial
1-1, Heavy Commercial and Light Industrial
East
Frisco Railroad
1-1, Heavy Commercial and Light Industrial;
C-2, Thoroughfare Commercial
West
Scull Creek Trail; UA Agri Farm
C-2, Thoroughfare Commercial
Proposal: The applicant requests Large Scale Development approval to develop the subject
property with a 12,000-square-foot warehouse and additional paved Iaydown area. Two variances
from the Unified Development Code have been requested, and each variance is described further
below alongside staff's recommendations:
Mailing Address:
113 W. Mountain Street Subo#�%�&N yjjgNA rbq, 2023
Fayetteville, AR 72701 Agenda Item 3
LSD-2023-0001 (JRG HOLDINGS LLC)
Page 1 of 21
§166.08(F)(2)(c): Access Management — Residential Links. Curb cuts shall be located
a minimum of 50 feet from an intersection or driveway. In no case shall a curb cut be
located within the radius return of an adjacent curb cut or intersection. The applicant
is requesting a variance to allow an existing curb cut to remain in its current location,
approximately 23 feet away from a driveway on an adjacent property. Per UDC §166.08(G),
nonconforming access features are required to be brought into compliance with the
development of a new primary structure.
o Staff recommendation: Staff is not able to support this variance based on the
information that is currently available. Staff has asked that the applicant provide
more information to confirm what is prohibiting the driveway from being shifted to
the south to meet the minimum separation requirement, and how large the trucks
that are backing into the existing loading dock will be.
§168.10(U): Provisions For Flood Hazard Reduction. The applicant is requesting a
variance to this section of code, which prohibits increases in flood flows, flood heights,
and flood velocities, to allow for an increase in flood heights and velocities resulting from
the installation of a retaining wall.
o Staff recommendation: Staff is not supportive of this variance and recommends
that the project be tabled to give the applicant time to address outstanding
comments from the City's Engineering Division that were issued on the provided
flood study. Engineering staff has expressed concerns about the flood study not
accurately portraying potential impacts, noting that any impact on the base flood
elevation could negatively impact other properties.
Right -of -Way to be Dedicated: The subject property has frontage along an unnamed frontage
road, which is classified as a Residential Link, with existing right-of-way in the amount of 24 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: Staff is not recommending any street improvements in association with this
project.
Access Management/Connectivity: Staff has determined that the proposed development is only
partially compliant with the City's access management and connectivity standards. Access to the
site is proposed through two existing driveways, with one being located less than 50 feet away
from an adjacent curb cut. A variance from Unified Development Code §166.08(F) is needed to
keep the driveway as proposed. The applicant has requested this variance, as further described
above, though staff is not supportive of the variance at this time. Staff is requesting that additional
information be provided to confirm whether there may be a hardship due to the location of an
existing loading dock.
Design Standards: Industrial uses outside of the 1-540 Overlay District are not subject to any
design standards per the Unified Development Code.
Water and Sewer System: 353 linear feet of eight -inch water main and 202 linear feet of six-inch
fire line are proposed with this development to provide access to water. No new service lines or
meters are proposed. No sanitary sewer main extensions or services are proposed for this
development, either.
Parkland dedication or fee in -lieu: N/A; this project is not subject to parkland dedication
requirements.
Subdivision CommitteeMarch 2, 2023
Agenda Item 3
LSD-2023-0001 (JRG HOLDINGS LLC)
Page 2 of 21
Tree Preservation:
Canopy minimum requirement: 15%
Existing canopy: 33.8%
Preserved canopy: 12.7%
Mitigation required: 18 two-inch caliper trees
Public Comment: To date, staff has not received any public comment on this item.
RECOMMENDATION: Staff recommends tabling LSD-2023-0001. Should the Subdivision
Committee choose to forward the item, staff recommends 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 the centerline of the
road along the property's frontage;
2. Subdivision Committee recommendation of street improvements. Staff recommends
no street improvements with this project;
3. Subdivision Committee recommendation of a variance to UDC §166.08(F)(2)(c):
Access Management — Residential Links. Staff recommends denial of the variance for
the reasons stated above;
4. Subdivision Committee recommendation of a variance to UDC §168.10(U):
Provisions For Flood Hazard Reduction. Staff recommends denial of the variance for
the reasons stated above;
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 their representative, and all comments from utility representatives: Black Hills
Energy, AT&T, Ozarks Electric, SWEPCO, and Cox Communications);
3. All mechanical/utility equipment (roof and ground mounted) shall be screened using
materials that are compatible with and incorporated into the structure. A note shall be
clearly placed on the plat and all construction documents indicating this requirement;
4. Trash enclosures shall be screened on three sides with materials complimentary to and
compatible with the principle structure. Containers may also be screened from view of the
street by the principal structure or vegetation. Elevations of the proposed dumpster
enclosure shall be submitted to the Planning and Solid Waste Divisions for review prior to
building permit;
Subdivision CommitteeMarch 2, 2023
Agenda Item 3
LSD-2023-0001 (JRG HOLDINGS LLC)
Page 3 of 21
5. All existing utilities below 12kv shall be relocated underground. All proposed utilities shall
be located underground;
6. Staff approval of final detailed plans, specifications and calculations (where applicable) for
grading, drainage, water, sewer, fire protection, streets (public and private), sidewalks,
and tree preservation. The information submitted for the plat review process was reviewed
for general concept only. All public improvements are subject to additional review and
approval. All improvements shall comply with the City's current requirements;
7. All exterior lights shall comply with the City lighting ordinance. Manufacturer's cut -sheets
are required for review and approval prior to issuance of a building permit;
8. All freestanding and wall signs shall comply with ordinance specifications for location, size,
type, number, etc. Any proposed signs shall be permitted by a separate sign permit
application prior to installation;
9. Large scale development shall be valid for one calendar year;
10. Contact the City's Emergency 911 Address Coordinator for addressing prior to building
permit;
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: March 2, 2023
Motion:
Second:
Vote:
Subdivision CommitteeMarch 2, 2023
Agenda Item 3
LSD-2023-0001 (JRG HOLDINGS LLC)
Page 4 of 21
BUDGET/STAFF IMPACT:
None
ATTACHMENTS:
• Engineering Memo
• Urban Forestry Comments
• Request Letter
• Variance Request Letter
• Site Plan
• Elevations
• One Mile Map
• Close -Up Map
• Current Land Use Map
Subdivision CommitteeMarch 2, 2023
Agenda Item 3
LSD-2023-0001 (JRG HOLDINGS LLC)
Page 5 of 21
CITY OF
._ FAYETTEVILLE
ARKANSAS
TO: Gretchen Harrison, Planner
FROM: Melissa Boyd, Staff Engineer
DATE: March 2, 2023
SUBJECT: Subdivision Committee Engineering Comments for
LSD-2023-0001 CONCRETE SOLUTIONS
STAFF MEMO
***ENGINEERING RECOMMENDS THIS PROJECT BE TABLED***
Access Management: Engineering is not able to support the access management variance to
allow the existing nonconforming driveway to have less than 50 feet of separation from the
adjacent driveway to the north with the information staff has received to date. Staff has emailed
the applicant requesting additional information that could potentially be taken into consideration
with a final recommendation.
Water: 353 LF of 8" water main and 202 LF of 6" fire line are proposed with this development. No
new service lines or meters are proposed.
Sewer: No sanitary sewer main extensions or services are proposed for this development.
Natural Features: Scull Creek, a protected stream, is present along the western portion of the
subject property and lies within a FEMA Zone AE 100-year floodplain. No improvements are
proposed within the Streamside Protection Zones. A 480 LF retaining wall, up to 21' in height for
approximately 280 LF of the wall's length, and associated fill are proposed within the floodplain.
A flood study has been submitted for the proposed fill within the floodplain, and comments were
initially emailed on 1/11/2023. A variance has been requested to the requirements of UDC
§168.10(U), prohibiting increases in flood flows, flood heights, and flood velocities, to allow for an
increase in flood heights and flood velocities. Engineering staff is not able to support this variance
and is recommending this project be tabled to allow the applicant time to address several
outstanding concerns with the flood study, which are outlined below:
1. Staff shared concerns regarding the flood study not accurately portraying potential impacts
and requested a revision, which has not been received.
2. There are residential properties upstream and downstream of this site, and any impact on
the base flood elevation could negatively impact multiple properties. Staff has commented
that the flood study shows an increase in the BFE and there is reported flooding upstream
and downstream of this property.
3. The downstream cross section is the last cross section. Using a known water surface
elevation, HEC-RAS would not report potential increases as it would default to the
elevation provided.
4. The upstream extent of increases are not known as only a single upstream cross section
is included.
Mailing Address: Subdivision CommitteeMarch 2, 2023
113 W. Mountain Street www.fayetteviIIeA@0XJbVtern 3
Fayetteville, AR 72701 LSD-2023-0001 (JRG HOLDINGS LLC)
Page 6 of 21
Hydric soils appear to be present on the western portion of this site, and a wetland delineation
study is required to determine if any U.S. Army Corps of Engineer jurisdictional wetlands will be
affected by this development. Any area(s) determined to be jurisdictional wetlands will require
appropriate permits be obtained from the USACE prior to engineering issuing the grading permit.
The applicant indicates that this study is being performed and will be provided once it is
completed.
Drainage: This development is required to meet the four Minimum Standards of the Drainage
Criteria Manual. Water quality requirements are shown to be met by use of isolator rows in the
StormTech underground detention system. Channel protection requirements are indicated to be
met by sizing the outlet structure to release the runoff from 1-year, 24-hour storm event over a
period of 40 hours. Overbank flood protection and extreme flood protection requirements will be
met by sizing the pond outlet structure so that the peak flows leaving the site decrease from pre -
development to post -development. Construction -level review will be conducted at time of grading
permit application.
Plan Comments:
1. Address comments on the utility plan (C1.03) regarding fitting labels on the water line.
2. Pavement repair for water line construction within the street will be determined at the
construction level. Mill and overlay of the street may be required.
3. Off -site modification to the existing shared curb cut to the south will require written
approval from the adjacent property owner.
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 CommitteeMarch 2, 2023
Agenda Item 3
LSD-2023-0001 (JRG HOLDINGS LLC)
Page7of21
URBAN FORESTRY
TREE PRESERVATION COMMENTS
CITY OF
FAYETTEVILLE
ARKANSAS
To: Charles Zardin, PE, Jorgensen + Associates
From: Melissa M. Evans, Urban Forestry
CC: Gretchen Harrison, Planner
Meeting Date: March 2, 2023
Subject: LSD-2023-0001: Concrete Solutions: 2373 N. Gregg Ave., 328
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
Acres
Acres
Percent of site
Total Site Area *Minus Right of Way and Easements
3.79
100%
Zoning Designation * Select Below with drop down arrow
1-1, Heavy Commercial and Light Industrial
0.57
15%
HHOD * Select Below with Drop Down Arrow
No
0
0%
Total Canopy for Minimum Preservation Requirements
0.57
15.0%
Existing Tree Canopy * Minus Right of Way and Easements
1.28
33.8%
Tree Canopy Preserved
0.48
12.7%
Tree Canopy Removed *On Site
0.80
21.1%
Tree Canopy Removed *Off Site
0.00
Tree Canopy Removed Total
0.80
21.1%
Removed Below Minimum
0.09
Mitigation Requirements
0.09
Mitigation Requirements in Square Feet
3,855
Subdivision CommitteeMarch 2, 2023
Agenda Item 3
LSD-2023-0001 (JRG HOLDINGS LLC)
Page 8 of 21
3. Mitigation Requirements Canopy below Number of 2" caliper
requirement trees to be planted
High Priority 3,855 18
Low Priority 0 0
Total Mitigation Trees Required 3,855 18
4. Mitigation Type Yes No
On -Site Mitigation X
Off -Site Mitigation
Tree Escrow (See Conditions of Approval)
5. Tree Preservation Plan Checklist
UDC Chapter 167.04H1
a. 5 year Aerial Check on Existing Trees
b. Property Boundary
c. Natural Features (100ft beyond limits of disturbance)
d. Existing Topography and Proposed Grading
e. Soil Types
f. Significant Trees
g. Groupings of Trees
h. Table Inventory List (species, size, health, priority)
i. All Existing and Proposed Utilities
j. All Existing and Proposed Utility Easements and ROW's
k. All Streams (with approximate center line)
I. Floodplains and floodways
m. Existing Street, Sidewalk or Bike Path ROW
n. Submitted Site Analysis Plan (if required)
o. Shows ALL Proposed Site Improvements
p. Delineates trees/canopy to be preserved and removed
Tree Protection Methods
a. Tree Protection Fencing
b. Limits of Root Pruning
c. Traffic flow on work site
d. Location of material storage
e. Location of concrete wash out
f. Location of construction entrance/exit
N/A
X
X
Tech Subdivision Planning
Plat Committee Commission
Yes
Yes
Yes
Yes
Yes
Yes
Yes
Yes
Yes
Yes
Yes
Yes
Yes
No
Yes
Yes
Yes
Yes
N/A
Yes
Yes
No
Subdivision CommitteeMarch 2, 2023 2
Agenda Item 3
LSD-2023-0001 (JRG HOLDINGS LLC)
Page 9 of 21
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
Yes No
X
X
N/A
Tech Plat Subdivision Planning
Committee Commission
01-18-23
02-14-23
03-01-23
Comments
1. Address items above marked "No" and all Redlines provided.
2. This project is being tabled due to the lack of a Site Analysis Report with other site design options explored
since you are not meeting the minimum 15% tree preservation requirement [please see Chapter 167.04(H)(4)
in the UDC].
3. Please show Tree Preservation Easement/s as required by Ch. 167.04(L)(1) for LSD projects.
Subdivision CommitteeMarch 2, 2023 3
Agenda Item 3
LSD-2023-0001 (JRG HOLDINGS LLC)
Page 10 of 21
l�
CITY OF
FAYETTEVILLE
ARKANSAS
URBAN FORESTRY
LANDSCAPE PLAN COMMENTS
To: Charles Zardin, PE, Jorgensen + Associates
From: Melissa M. Evans, Urban Forestry
CC: Gretchen Harrison, Planner
Meeting Date: March 2, 2023
Subject: LSD-2023-0001: Concrete Solutions: 2373 N. Gregg Ave., 328
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 CommitteeMarch 2, 2023
Agenda Item 3
LSD-2023-0001 (JRG HOLDINGS LLC)
Page 11 of 21
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. 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 CommitteeMarch 2, 2023
Agenda Item 3
LSD-2023-0001 (JRG HOLDINGS LLC)
Page 12 of 21
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
18
1 required
4
0
0
0
Tech Plat Subdivision Planning
Committee Commission
01-18-23
02-14-23
03-01-23
1. Address items above marked "No" and all Redlines provided.
2. This project is being tabled due to the lack of a Site Analysis Report with other site design options explored
since you are not meeting the minimum 15% tree preservation requirement.
3. The plan must be stamped, signed and dated by the design landscape architect.
3
Subdivision CommitteeMarch 2, 2023
Agenda Item 3
LSD-2023-0001 (JRG HOLDINGS LLC)
Page 13 of 21
JORGENSEN
+ASSOCIATES
vCivil Engineering + Surveying
January 3, 2023
City of Fayetteville
113 W. Mountain
Fayetteville, AR 72701
Attn: Development Services
Re: Large Scale Development for 2373 Gregg Ave.
124 W Sunbridge Drive, Suite 5
Fayetteville, AR 72703
Office: 479.442.9127
Fax: 479.582.4807
www.jorgensenassoc.com
This letter is in regards to a proposed Large Scale Development at 2373 Gregg Ave. The 3.79 acre property is the
location of Concrete Solutions, which contains an existing industrial building with associated paved/gravel areas.
The proposed development includes the addition of a 12,000 square foot warehouse building and additional
paved laydown area. An underground detention facility is being proposed to provide stormwater control and
water quality benefits.
The western portion of the site is located within Flood Zone AE. The site slopes down toward the Scull Creek
Floodway. However, no construction or disturbance is proposed within the floodway.
We thank you for your consideration of this proposal and please call with any questions,
Thank you.
Sincerely;
Charles A. Zardin, PE
Subdivision CommitteeMarch 2, 2023
Agenda Item 3
LSD-2023-0001 (JRG HOLDINGS LLC)
Page 14 of 21
, W "JORGENSEN
r4ltl +ASSOCIATES
Civil Engineering Surveying V
February 17, 2023
City of Fayetteville
113 W. Mountain
Fayetteville, AR 72701
124 W Sunbridge Drive, Suite 5
Fayetteville, AR 72703
Office: 479.442.9127
Fax: 479.582.4807
www.jorgensenassoc.com
Attn: Chris Brown
Re: LSD for 2373 Gregg Ave. (LSD-2023-0001) - Variance Request from Driveway Separation
Please accept this request for a variance from the Fayetteville, Arkansas Unified Development
Code regarding the requirements for driveways on Residential Link Streets to be located at least 50 feet
away from adjacent curb cuts or driveways. The subject driveway is an existing gravel entrance at the
northern end of the property's frontage on Old Gregg Ave. (Public Street 2401). Per the UDC §166.08(G),
nonconforming access features are required to be brought into compliance with developments of new
primary structures. We are proposing to improve this driveway to be brought up to current standards.
The driveway is needed to remain its current location in order to allow trucks to back up to the existing
loading dock. However, there is currently only 23 feet of separation between this entrance and an
existing gravel driveway on the property to the north. This adjacent driveway is gated, and appears to
only be opened to allow for lumber deliveries to Meeks lumber yard. Therefore, we do not anticipate
any traffic conflicts due to the low usage of these entrances. We believe that the proposal will be an
improvement to the current conditions.
We thank you for your consideration of this proposal and please call with any questions,
Thank you.
Subdivision CommitteeMarch 2, 2023
Agenda Item 3
LSD-2023-0001 (JRG HOLDINGS LLC)
Page 15 of 21
JORGENSEN
+ASSOCIATES
Cvil Engineering Survey rig
February 1, 2023
City of Fayetteville
113 W. Mountain
Fayetteville, AR 72701
Attn: Development Services
Re: LSD 2023-0001 for Joe Gray
124 W Sunbridge Drive, Suite 5
Fayetteville, AR 72703
Office: 479.442.9127
Fax: 479.582.4807
www jorgcnsenassoc.com
Please accept this request for a variance from the Unified Development Code 168.10.U:
Any new construction, addition or other development may be approved in a special flood hazard area
only if:
The applicant has provided a detailed hydrologic and hydraulic study performed by a professional engineer
licensed in the state of Arkansas which delineates the floodway, 1% annual chance (100-year) floodplain
boundary, and base flood elevations and demonstrates through a hydrologic and hydraulic analysis, that the
development will not increase flood flows (0.0 cubic feet per second), flood heights (0.00 feet) or flood
channel velocities (0.0 feet per second) on the subject property or any property upstream or downstream.
With the installation of the Retaining Wall there will be a loss of floodplain storage. There will be a slight
increase in the water surface elevation upstream and at the subject cross section, however these are very
minor. There will be a decrease in the up stream velocity from 10.05 to 8.65 (-1.4 ft/s), however there will be a
slight increase in the velocity at the subject cross section from 10.22 to 11.35 (+1.13 ft/s). The average impact is
a net decrease in channel velocity of 0.27 ft/s. It is our opinion that the installation of this retaining wall will not
adversely affect Scull creek. A decrease in the channel velocity, while minor, whether is be a net increase or
decrease of this much is very consistent with trail corridors along the majority of our city's impressive trail
network (wherein the addition of impervious surface will increase the velocities along the streams. We are
simply asking to perform work that is similar in nature to other public improvements along and in stream sides.
We also propose to remove all invasive species of undergrowth from the wall to the stream, this will aid
in creating a more natural floodplain and stream restoration.
We thank you for your consideration of this proposal and please call with any questions.
Thank you.
Subdivision CommitteeMarch 2, 2023
Agenda Item 3
LSD-2023-0001 (JRG HOLDINGS LLC)
Page 16 of 21
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Page 19 of 21
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Subdivision CommitteeMarc
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Agen
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2023
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Page 20 of 21
LSD-2023-0001
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FEMA Flood Hazard Data
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Subdivision Comm itteeMarcl 2,
Agendp I
2023
tem 3
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Page 21 of 21