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HomeMy WebLinkAbout2023-03-30 - Agendas - FinalCITY OF FAYETTEVILLE W4ff ARKANSAS Subdivision Committee Meeting March 30T", 2023 9:00 AM 113 W. Mountain, Room 326 Members: Porter Winston (Chair), Mary McGetrick, Joseph Holcomb 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 THIS ITEM WAS TABLED AT THE MARCH 2, 2023 AND MARCH 16TH SUBDIVISION COMMITTEE MEETING. New Business: 2. LSD-2023-0004: Large Scale Development (SOUTH OF N. SHILOH DR/THE JUNCTION AT SHILOH, 363): Submitted by CRAFTON TULL for property located SOUTH OF N. SHILOH DR. The property is split zoned RMF-24, RESIDENTIAL MULTI -FAMILY, TWENTY FOUR UNITS PER ACRE and CS, COMMUNITY SERVICES and contains approximately 11.73 acres. The request is for a multi -family development with 177 units and associated parking. Planner: Ryan Umberger 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 Mailing Address: 113 W. Mountain Street www.fayetteville-ar.gov Fayetteville, AR 72701 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 TOD, 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. ep"j� CITY OF � FAYETTEVILLE SUBDIVISION COMMITTEE MEMO ARKANSAS TO: Fayetteville Subdivision Committee FROM: Jessie Masters, Development Review Manager Melissa Boyd, Engineering Development Review Manager Melissa Evans, Urban Forester MEETING: March 30, 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 forwarding LSD-2022-0034 to the full Planning Commission with a recommendation of denial. RECOMMENDED MOTION: "l move to forward LSD-2022-0034 with a recommendation of denial. " PREVIOUS SUBDIVISION COMMITTEE MEETINGS: The item was Dreviouslv tabled at the February 16. March 2. and March 16 Subdivision Committee meetings. Initially, the protect was tabled to allow the applicant time to address outstanding issues concerning the surrounding sewer capacity, a traffic study, and underlying zoning requirements. Since the March 16 meeting, the applicant has resubmitted information, and the underlying zoning requirements have been corrected. However, Staff recommends denial of the protect at this time, because there is not adequate sewer capacity to handle the increase in the number of units, and the applicant has not provided an adequate study, proposed upgrades, or a proposal of a fee to assist in brinaina the sewer into the adeauate caDacity. Full statement from Citv Enaineerina can be found in the attached memo. 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 Mailing Address: 113 W. Mountain Street SubdiW"-�A8�gq v r�c�q, 2023 Fayetteville, AR 72701 Agenda Item 1 LSD-2022-0034 (THE BERKSHIRE AT UPTOWN) Page 1 of 31 West I Single -Family Residential I RSF-4, Residential Single -Family 4 Units per Acre Proposal. The applicant requests Large Scale Development approval of 112 dwelling units and associated parking. The applicant has not requested any variances at this time, though staff has identified a few areas where variances may still be needed. The applicant has also requested a build -to -zone exemption that is still under review by staff. 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 is required in order to approve the applicant's proposed access management plan, though has not yet received a request in writing from the applicant. 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. The applicant however still needs to provide direct pedestrian connections to the public street for all ground floor dwelling units, and staff is still waiting on final elevations from the applicant to ensure compliance with all architectural design standards. 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 recommending that the item denied however, identifying issues with the applicant's proposed sewer capacity analysis. The analysis findings indicate that the peak flow exceeds the capacity of the pipe at both study points that were considered. Because the sewer still exceeds allowable capacity at the second study point, additional analysis must be performed upstream to determine the point where adequate capacity exists so that the limits of necessary improvements are properly defined. The full extent of sewer that would need to be upsized is unknown at this time. 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 Subdivision Committee March 30, 2023 Agenda Item 1 LSD-2022-0034 (THE BERKSHIRE AT UPTOWN) Page 2 of 31 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. RECOMMENDATION: Staff recommends forwarding LSD-2022-0034 to the next scheduled Planning Commission meeting, with a recommendation to deny. Should the Subdivision Committee recommend approval, staff recommends 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 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. 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 CS zoning district; 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; Subdivision Committee March 30, 2023 Agenda Item 1 LSD-2022-0034 (THE BERKSHIRE AT UPTOWN) Page 3 of 31 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); 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 Subdivision Committee March 30, 2023 Agenda Item 1 LSD-2022-0034 (THE BERKSHIRE AT UPTOWN) Page 4 of 31 of Installed Improvements" to guarantee all incomplete improvements. Further, all improvements necessary to serve the site and protect public safety must be completed, not just guaranteed, prior to the issuance of a Certificate of Occupancy. Subdivision Committee Action: O Forwarded O Tabled O Approved Meeting Date: March 30, 2023 Motion: Second: Vote: 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 March 30, 2023 Agenda Item 1 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: March 28, 2023 SUBJECT: Subdivision Committee Engineering Comments for LSD-2022-0034 THE BERKSHIRE AT UPTOWN STAFF MEMO ***ENGINEERING RECOMMENDS THIS PROJECT BE FORWARDED TO THE FULL PLANNING COMMISSION WITH A RECOMMENDATION OF DENIAL*** 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. Staff recommends this project be forwarded to the full Planning Commission with a recommendation of denial due to inadequate downstream sewer capacity without supporting information indicating that the sewer exceeding capacity will be upsized by this development. The design engineer has revised the sewer capacity analysis since the February 16th Subdivision Committee meeting, including correcting calculations and providing an additional analysis study point further upstream on the existing 8" sewer line to address comments that were issued with the previous submittal. The analysis findings indicate that the peak flow exceeds the capacity of the pipe at both study points that were considered. Because the sewer still exceeds allowable capacity at the second study point, additional analysis must be performed upstream to determine the point where adequate capacity exists so that the limits of necessary improvements are properly defined. Should the Subdivision Committee vote to forward this project to the full Planning Commission with a recommendation of approval, staff recommends adding a condition of approval requiring this development to upsize the existing 8" sewer line from where it connects to the existing 24" sewer main to the upstream point where adequate capacity exists. The full extent of sewer that would need to be upsized is unknown at this time. Traffic Study: Based on the information presented in the full traffic study, staff is requesting additional information on the impacts to Level of Service by increasing the queue length of the left turn lane for the westbound Joyce Blvd. approach, both with and without the recommended signal timing modifications. 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 Mailing Address: Subdivision Committee March 30, 2023 113 W. Mountain Street www.fayetteviIIeA@0XJbVtem 1 Fayetteville, AR 72701 LSD-2022-0034 (THE BERKSHIRE AT UPTOWN) Page 6 of 31 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. This comment was not addressed on the plan sheet dated 3/23/2023. 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 March 30, 2023 Agenda Item 1 LSD-2022-0034 (THE BERKSHIRE AT UPTOWN) Page7of31 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: March 30, 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 Yes No N/A X b. Narrow Tree Lawn (8' min. width, 37.5' length) X UDC Chapter 177.04C Subdivision Committee March 30, 2023 Agenda Item 1 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 March 30, 2023 Agenda Item 1 LSD-2022-0034 (THE BERKSHIRE AT UPTOWN) Page 9 of 31 5. Landscape Requirement Totals Amount Mitigation Trees 101 Parking Lot Trees 20 Street Trees 27 Detention Pond — Large Trees 0 (1 Tree/3,000 square feet) Detention Pond — Small Tree/Large Shrub 0 (4 small trees or large shrubs/3,000 square feet) Detention Pond — Small Shrubs/Large Grasses 0 (6 shrubs or grasses (1 gallon)/3,000 square feet) 6. Review Status (See Comments) Tech Plat Subdivision Planning Committee Commission Conditionally Approved 1-30-23 2-14-23 3-28-23 Approved Tabled 9-13-22 12-22-22 Denied Comments 1. Address items above marked "No" and all Redlines provided. 2. Are the streets in the development public or private streets, particularly the entrance drive? If so, street trees are required at 1/30 LF and mitigation trees cannot count as required street trees. 3. 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). 4. Please adjust the parking tree islands on the west side of the site so there are not more than 12 parking spaces (included accessible striped areas as they are pavement too) without a tree island. 3 Subdivision Committee March 30, 2023 Agenda Item 1 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: March 30, 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 March 30, 2023 Agenda Item 1 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 Yes Yes Yes Yes Yes Yes Yes Yes Yes Yes N/A N/A N/A N/A Yes Yes Yes Yes Yes Yes Yes Yes Yes Yes Yes Yes No No No No No No No No Subdivision Committee March 30, 2023 2 Agenda Item 1 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 Yes No X X Tech Plat Subdivision Committee 1-30-23 2-14-23 3-28-23 9-13-22 12-22-22 N/A Planning Commission Comments 1. Address items above marked "No" and all Redlines provided. 2. Tree Preservation Easement/s are required per Ch. 167. Please label proposed Tree Preservation Easements on the plan. Subdivision Committee March 30, 2023 3 Agenda Item 1 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 ❑ Combination LAND DEDICATION TOTAL Single Family: units x 0.023 acres per unit = 0.00 acres Acres 0.0 Multi Family: units x 0.020 acres per unit = 0.00 acres FEE -IN -LIEU TOTAL Single Family: 12 units x $1,089 per unit = $13,068 Fees $108,268 Multi Family: 100 units x $952 per unit = $95,200 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 $121,856. ■ The final amount of fee -in -lieu and/or land dedication needed to satisfy Parkland Dedication requirements will be determined after Planning Commission's approval of the Final Plat. Mailing Address: Agenda Item 1 113 W. Mountain Street LSD-2022-0034 Rhfw$ WMFg T.y&TOWN) Fayetteville, AR 72701 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 March 30, 2023 Agenda Item 1 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. 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Do not click links or open attachments unless you recognize the sender and know the content is safe. Hi, My husband, Randy, and I live at 4045 Hillside Terrace, Fayetteville, AR 72703. I am attaching a digital copy of the letter that we received on Saturday about a proposed development at the corner of Joyce and Crossover. There are two meetings planned at the Fayetteville city administration building, one at 9am on 2/16 and one at 5:30pm on 2/27. The property is the almost triangle -shaped section between Crossover and that part of Joyce Avenue -- it is 9 acres going up the hill behind Signature Bank. Crossover is Arkansas Highway 265, a numbered state highway, and that part of Joyce may be Washington county road 553. This development impacts state and county residents as well as those in Fayetteville. One issue is the additional traffic coming across Joyce to that intersection that will be no small deal. The intersection is already significantly oversubscribed. A reasonable estimate of the number of cars that will park at the property based on the density they propose ranges to 200 or more. That's a lot of additional cars potentially driving through that intersection and impacting the county as well as Fayetteville. There are a number of issues for Fayetteville. The planning commission has already noted that the sewer and water development on this side of town is less than other parts of town. I would want assurance that they are considering those issues. Also, the aesthetics of that hill should be a factor. It is the last hill leaving Fayetteville going north and it is visible the entire way up Crossover. There is a grove of mature (ancient) trees on the back edge of the property. I would like to get some assurance that they will preserve the trees and the natural beauty of the hill. Sincerely, Amy Amy Apon 4045 Hillside Terrace Fayetteville, AR 72703 Subdivision Committee March 30, 2023 Agenda Item 1 LSD-2022-0034 (THE BERKSHIRE AT UPTOWN) Page 28 of 31 LSD-2022-0034 One Mile View 3066 E. JOYCE BLVD ORTH I I I I I : 0 0.13 0.25 0.5 Miles ----- I , i R-O R-A�J� Subject Property yl — — — ■ ■ ■ ■ ■ ■ ■ ■ ■ ■ 011 t�. 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 C-1 Planning Area Fayetteville City Limits a♦ L 411111, ♦♦ RI-12 0111— JOYCE)BLVD li i O � r v g X m ■�■■■ A v zoning General Industrial RESIDENTIAL SINGLE-FAMILY EXTI-2 RA ION NS-G E-1 RI-u COMMERCIAL ii RI-12 ReaitlentiaFOfice ii NS-L Gi iiResltleMlal-�dWIW21 RSF-.8 �C3 RSF-1 FORM BASED DISTRICTS RSF-2 M Dow -Core RSF4 Ukan Thomagnrara RSF-] Main Street Center RSF-8 Downtown General RSF-18 �Communlry services RESIDENTIAL MULTI -FAMILY Neighborhood services RMF-8 NeigM1borM1ootl Conservation �RMF-12 PLANNED ZONING DISTRICTS RMF-18 iiCommercial, Intluslnal, Resldentlal ii RMF-2a INSTITUTIONAL IMF' IND USTRRIAL Subdivision Committee March 0, 2023 I-1 Heavy C—merdaland Light Industrial Agen Item 1 n-2M22-010!M (I ME BITRK�Mllrx TOWN) Page 29 of 31 Page 30 of 31 Page 31 of 31 CITY OF FAYETTEVILLE SUBDIVISION COMMITTEE MEMO ARKANSAS TO: Fayetteville Subdivision Committee THRU: Jessie Masters, Development Review Manager FROM: Ryan Umberger, Senior Planner Melissa Boyd, Staff Engineer Melissa Evans, Urban Forester MEETING: March 30, 2023 SUBJECT: LSD-2023-0004: Large Scale Development (SOUTH OF N. SHILOH DR/THE JUNCTION AT SHILOH, 363): Submitted by CRAFTON TULL for property located SOUTH OF N. SHILOH DR. The property is split zoned RMF-24, RESIDENTIAL MULTI -FAMILY, TWENTY-FOUR UNITS PER ACRE and CS, COMMUNITY SERVICES and contains approximately 11.73 acres. The request is for a multi- family development with 177 units and associated parking. RECOMMENDATION: Staff recommends forwarding LSD-2023-0004 to the full Planning Commission with conditions. RECOMMENDED MOTION: "I move to forward LSD-2023-0004 to the full Planning Commission, recommending: 1. In favor of recommended right-of-way dedication; 2. In favor of recommended street improvements; 3. In favor of a variance to §166.08(E)(b): Block Layout/Connectivity; 4. Denial of a variance to §166.23(C): Site Development Standards; 5. Denial of a variance to §166.23(D): Architectural Design Standards; 6. In favor of a variance to §168.10(U): Provisions For Flood Hazard Reduction; and 7. All other conditions as recommended by staff." BACKGROUND: The subject property is located south of W. Mount Comfort Road and west of 1-49, where N. Shiloh Drive dead -ends. The property is split zoned RMF-24, Residential Multi -Family, Twenty -Four Units Per Acre and CS, Community Services. A portion of the site totaling 9.11 acres was rezoned from 1-1, Heavy Commercial and Light Industrial to CS by City Council on February 15, 2022. The undeveloped site totals approximately 11.73 acres and is covered by vegetation throughout. A branch of the Hamestring Creek runs through the center of the property and roughly 22% of the site lies within a floodplain. Surrounding land uses and zoning are depicted in Table 1. Table 1 Surrounding Land Use and Zoning Direction Land Use Zoning North Two -Family Dwellings/Offices 1-1, Heavy Commercial and Light Industrial; RMF-24, Residential Multi -Family — 24 Units per Acre South Natural Area R-A, Residential -Agricultural East 1-49 N/A West Duplexes/Natural Area RMF-24, Residential Multi -Family — 24 Units per Acre Mailing Address: 113 W. Mountain Street SubdW".A 88 Rgp�rM03 , 2023 Fayetteville, AR 72701 Agenda Item 2 LSD-2023-0004 (THE JUNCTION AT SHILOH) Page 1 of 7 Proposal: The applicant requests Large Scale Development approval to develop the subject property with a 177-unit multi -family development. The proposed development is composed of four structures with studio, one-, two-, and three -bedroom units and associated parking. Several variances to the Unified Development Code were requested with the application as described below: §166.08(E)(b): Block Layout/Connectivity. The applicant has requested a variance from a requirement for street intersections every 1,320 feet along a Neighborhood Link Street. o Staff recommendation: Staff is supportive of this variance, finding that topographical challenges and the presence of a tributary of the Hamestring Creek present a hardship inhibiting a feasible intersection to the east or west. The applicant proposes to extend N. Shiloh Drive roughly 950 feet to the south which would create an approximately 1,290-foot block length on the west side of the extension and over 3,000 feet on the east. A street connection would require an expansive crossing and realignment of the creek since the creek centerline does not cross perpendicular to the proposed street extension. The applicant also evaluated the site for pedestrian connectivity to demonstrate an intent to meet the spirit and intent of the ordinance and had similar findings. Staff finds the existing site condition constitutes a hardship justifying approval of the variance. §166.23(C)(4): Ground floor dwelling units adjacent to a public street shall have a primary pedestrian entry that is visible from the street. The entry shall connect unobstructed to the public sidewalk where it exists. The pedestrian connection to the street may run from the door along the facade of the building parallel to the street for a maximum of 12 feet before connecting directly to the public sidewalk. The applicant has requested a variance from this requirement for proposed buildings 1, 2, and 4. The comment response letter suggests the variance request will keep the structures from encroaching into an existing utility easement and avoid locating pedestrian crossings across a 36-inch water main where grading and fill is generally not allowed. o Staff recommendation: Staff recommends denial of the variance. In considering the request staff finds three elements of the ordinance are not being met. First, is a requirement to provide an entry on the principal facade of the structure. Ground floor entrances along streets promote a welcoming and inviting atmosphere. When supplemented with prominent architectural features, entries create aesthetically pleasing street scenes which enhance public appearances and support economic vitality. Second, a pedestrian connection to the public sidewalk is not provided. Public connections to the sidewalk from the principal facade activates the use of the front yard area and puts eyes on the street, creating better interaction between the private and public space. Staff finds the absence of a doorway and pedestrian connection negates stated purposes of the ordinance to create appealing streetscapes and compose attractive residential facades. Last, the pedestrian connection is required to connect directly, with a jog of less than 12 linear feet parallel to the principal facade. This requirement supports the use of the pedestrian connection because it provides the most efficient route to the structure. Staff finds it possible that there may be topographical challenges or conflicts with utilities but has not received information to confirm what, if any, fill would be required to make pedestrian connections from proposed buildings 1, 2, and 4 to the public street. Consequently, staff cannot support a variance to the requirement and recommends denial of the variance. Subdivision Committee March 30, 2023 Agenda Item 2 LSD-2023-0004 (THE JUNCTION AT SHILOH) Page 2 of 7 §166.23(D): Architectural Design Standards. The applicant has requested a variance from a requirement for proposed buildings 1, 2, and 4 to have an architectural feature included on the principal fagade. The applicant says the buildings are designed such that the primary unit entry access is to the adjacent parking lots. Instead the applicant offers for the first floor, or roughly 30% of the fagade to include masonry. o Staff recommendation: Staff recommends denial of the variance. Staff finds a balcony, bay or bay window, porch, dormer, portico, turret or other element could be integrated into the building design without necessitating the need for a variance. The absence of an architectural feature is a self-imposed hardship created by orienting structures to front onto parking lots instead of the public street, as is intended by the Urban Residential Design Standards. Further, many of these features can be integrated into the building design without altering the footprint of the building avoiding encroachment into or over the existing utility easement. §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 velocities and base flood elevations resulting from the construction of a planned extension to N. Shiloh Drive. o Staff recommendation: Staff is supportive of this variance for two reasons. First, the increases in base flood elevations are contained on the development property, except for a study point to the northeast where the applicant has provided a letter stating that the adjacent owner consents and is agreeable to the increases. Second, the increases to stormwater velocities are contained entirely on the subject property and the highest proposed velocity will remain below what is considered erosive. The City Engineer determined no feasible alternative has been requested to cross the Middle Fork of Hamestring Creek for the extension of N. Shiloh Drive, which is indicated as a planned Neighborhood Link Street on the 2040 Master Street Plan. Right -of -Way to be Dedicated: The subject property has frontage along a planned extension of N. Shiloh Drive which is classified as a Neighborhood Link Street. Neighborhood Link streets typically require 67 feet of right-of-way from the centerline of the road. Staff recommends right-of- way dedication in the amount of 65 feet from -centerline. The less than typical dedication of right- of-way is intended to accommodate recommended street improvements including a planned trail connection along the east side of the street while allowing for a reduced sidewalk width on the west. No right-of-way dedication is recommended along the W. Sycamore Street paper right-of- way near the south boundary. The applicant proposes a 67-foot right-of-way. Street Improvements: Staff recommends N. Shiloh Drive is constructed with a 12-foot trail and 10-foot greenspace on the east side of the street, a 30-foot paved width, curb and gutter, and six- foot greenspace and sidewalk along the west side of the street. The applicant is proposing a street section with a 12-foot trail and 10-foot greenspace on the east side of the street, a 22-foot paved width, curb and gutter, and six-foot greenspace and five-foot sidewalk along the west side of the street. Access Management/Connectivity: Staff determined that the project meets access and connectivity requirements, except for the requested variance for block length. Four driveways are proposed along N. Shiloh Drive. N. Shiloh Drive is classified as a Neighborhood Link Street which requires a separation distance of 100 feet. All driveways meet access management standards. Subdivision Committee March 30, 2023 Agenda Item 2 LSD-2023-0004 (THE JUNCTION AT SHILOH) Page 3 of 7 Design Standards: As a multi -family residential development, this proposal is subject to Unified Development Code §166.23, Urban Residential Design Standards. Staff has determined that the applicant has not sufficiently demonstrated how applicable design standards will be met. The proposed development appears to meet urban residential design requirements for circulation and screening. Architectural features are not provided for three of the proposed structures including ground floor entries, pedestrian connections to the public sidewalk, insets or relief in the wall plane, and building form elements are not provided. Water and Sewer System: Public water and sanitary sewer extensions are proposed throughout. Approximately 1,541 linear feet of eight -inch water mains, 247 linear feet of six-inch fire lines, and 614 linear feet of eight -inch sanitary sewer mains are proposed to serve the development. Parkland dedication or fee in -lieu: This proposal was discussed by the Parks and Recreation Advisory Board (PRAB) at their September 7, 2022 meeting. PRAB recommended a combination of parkland dedication and fee in -lieu for this development. Dedication of 1.72 acres and fees in the amount of $86,632 based on a total of 177 multi -family residential units is recommended. The final amount of dedication and fee in -lieu needed to satisfy parkland dedication requirements will be determined, and all fees must be paid, prior to the issuance of any building permits. Tree Preservation: Canopy minimum requirement: 20% Existing canopy: 81.4% Preserved canopy: 20.1 % Mitigation required: zero two-inch caliper trees Public Comment: Staff have not received public comment on the item. RECOMMENDATION: Staff recommends forwarding LSD-2023-0004 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 65 feet from the centerline of the proposed extension of N. Shiloh Drive. 2. Subdivision Committee recommendation of street improvements. Staff recommends N. Shiloh Drive is constructed with a 12-foot trail and 10-foot greenspace on the east side of the street, a 30-foot paved width, curb and gutter, and six-foot greenspace and sidewalk along the west side of the street; 3. Subdivision Committee recommendation of a variance to UDC §166.08(E)(b): Block Layout/Connectivity. Staff recommends approval of the variance for the reasons stated above; 4. Subdivision Committee recommendation of a variance to UDC §166.23(C): Site Development Standards. Staff recommends denial of the variance for the reasons stated above; 5. Subdivision Committee recommendation of a variance to UDC §166.23(D): Architectural Design Standards. Staff recommends denial of the variance for the reasons stated above; Subdivision Committee March 30, 2023 Agenda Item 2 LSD-2023-0004 (THE JUNCTION AT SHILOH) Page 4 of 7 6. Subdivision Committee recommendation of a variance to UDC §168.10(U): Provisions For Flood Hazard Reduction. Staff recommends approval of the variance for the reasons stated above; 7. All comments from Planning staff must be addressed including: a. Resubmit comment response letter as a formal variance request letter. 8. Vacation of an existing 25-foot utility easement is subject to separate application and approval. The easement shall be vacated prior to building permit approval. 9. Parkland dedication of 1.72 acres and fees in the amount of $86,632 based on a total of 177 multi -family residential units; 10. Streetlights must be installed at intersections and at a linear spacing distance of no more than 300 feet; 11. 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 CS zoning district; alternatively, a Board of Adjustment variance shall be granted; 12. Conditions of approval from Engineering and Urban Forestry are included in the official conditions of approval, attached hereto; Standard Conditions of Approval: 13. Impact fees for fire, police, water, and sewer shall be paid in accordance with City ordinance; 14. 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); 15. 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; 16. 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; 17. All existing utilities below 12kv shall be relocated underground. All proposed utilities shall be located underground; 18. 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 March 30, 2023 Agenda Item 2 LSD-2023-0004 (THE JUNCTION AT SHILOH) Page 5 of 7 for general concept only. All public improvements are subject to additional review and approval. All improvements shall comply with the City's current requirements; 19. 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; 20. 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; 21. Large scale development shall be valid for one calendar year; 22. 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; 23. 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 24. 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 30, 2023 Motion: Second: Vote: Subdivision Committee March 30, 2023 Agenda Item 2 LSD-2023-0004 (THE JUNCTION AT SHILOH) Page 6 of 7 BUDGET/STAFF IMPACT: None ATTACHMENTS: • Engineering Comments • Urban Forestry Comments • Request Letter • Variance Request Letter • Comment Response Letter • Site Plan • Elevations • One Mile Map • Close -Up Map • Current Land Use Map Subdivision Committee March 30, 2023 Agenda Item 2 LSD-2023-0004 (THE JUNCTION AT SHILOH) Page 7 of 7