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HomeMy WebLinkAbout2023-04-13 - Agendas - FinalCITY OF FAYETTEVILLE W4ff ARKANSAS Subdivision Committee Meeting April 1 P, 2023 9:00 AM 113 W. Mountain, Room 326 Members: Jimm Garlock (Chair), Sarah Sparkman, Fred Gulley City Staff: Jessie Masters, Development Review Manager Call to Order Consent: None. Old Business: MEETING AGENDA 1. LSD-2022-0032: Large Scale Development (SOUTH OF 2709 N. DRAKE ST/FAYETTEVILLE GARAGE DOOR CO., 290): Submitted by BLEW AND ASSOCIATES for property located SOUTH OF 2709 N. DRAKE ST. The property is zoned C-2, THOROUGHFARE COMMERCIAL and contains approximately 1.06 acres. The request is for an 8,000-square-foot warehouse. Planner: Gretchen Harrison THIS ITEM WAS TABLED AT THE MARCH 16, 2023 SUBDIVISION COMMITTEE MEETING. New Business: 2. LSD-2023-0005: Large Scale Development (N. RAVEN LN/CRYSTAL SPRINGS CLUSTER HOUSING 1, 285): Submitted by RAUSCH COLEMAN HOMES for property located at N. RAVEN LN. The property is zoned RSF-4, RESIDENTIAL SINGLE-FAMILY, FOUR UNITS PER ACRE and contains approximately 2.29 acres. The request is for a twelve -unit cluster housing development. Planner: Gretchen Harrison 3. LSD-2023-0006: Large Scale Development (N. RAVEN LN/CRYSTAL SPRINGS CLUSTER HOUSING 2, 285): Submitted by RAUSCH COLEMAN HOMES for property located at N. RAVEN LN. The property is zoned RSF-4, RESIDENTIAL SINGLE-FAMILY, FOUR UNITS PER ACRE and contains approximately 0.95 acres. The request is for an eight -unit cluster housing development. Planner: Gretchen Harrison Announcements None. Adjourn NOTICE TO MEMBERS OF THE AUDIENCE Mailing Address: 113 W. Mountain Street www.fayetteville-ar.gov Fayetteville, AR 72701 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. TO: THRU: FROM: CITY OF FAYETTEVILLE ARKANSAS Subdivision Committee SUBDIVISION COMMITTEE MEMO Jessie Masters, Development Review Manager Gretchen Harrison, Planner Josh Boccaccio, Engineering Development Review Manager Melissa Evans, Urban Forester MEETING: April 13, 2023 SUBJECT: LSD-2022-0032: Large Scale Development (S OF 2709 N. DRAKE ST./FAYETTEVILLE GARAGE DOOR CO., 290): Submitted by BLEW AND ASSOCIATES for property located S OF 2709 N. DRAKE ST. The property is zoned C-2, THOROUGHFARE COMMERCIAL and contains approximately 1.06 acres. The request is for an 8,000-square-foot warehouse. RECOMMENDATION: Staff recommends approval of LSD-2022-0032 with conditions. RECOMMENDED MOTION: "I move to approve LSD-2022-0032, determining: • In favor of recommended right-of-way dedication, • In favor of recommended street improvements, and • In favor of all other conditions as recommended by staff." MARCH 16, 2023 SUBDIVISION COMMITTEE MEETING: On March 16, 2023, Subdivision Committee voted to table this item until their April 13 meeting at staff's recommendation to give the applicant time to extend their conditional use permit which expired on January 24, 2023. On April 10, 2023, the Planning Commission voted to extend their conditional use permit for one additional year. BACKGROUND: The subject property is located near the intersection of College Avenue and Drake Street, just west of Potter's House Thrift Store. The property contains 1.06 acres and is currently undeveloped, zoned C-2, Thoroughfare Commercial, and located within the boundaries of the 71- B Master Plan. A conditional use permit to develop the property with a warehouse was approved by the Planning Commission on January 24, 2022 and extended on April 10, 2023. Surrounding land use and zoning are depicted in Table 1. Table 1: Surrounding Land Uses and Zoning Direction Land Use Zoning North Warehouse C-2, Thoroughfare Commercial South Mini -Storage C-2, Thoroughfare Commercial East Retail C-2, Thoroughfare Commercial West Single -Family Residential RPZD, Residential Planned Zoning District Mailing Address: 113 W. Mountain Street www.faye#@gr0'Pf�ments Fayetteville, AR 72701 Apn 13, 2023 Agenda Item 1 LSD-2022-0032 (FAYETTEVILLE GARAGE DOOR CO.) Page 1 of 22 Proposal: The applicant requests large scale development approval to develop the subject property with an 8,000-square-foot warehouse for use by the Fayetteville Garage Door Company. Right -of -Way to be Dedicated: The subject property has frontage along Drake Street, which is classified as a Neighborhood Link, with existing right-of-way in the amount of approximately 29.83 feet from the centerline of the road. Staff recommends that right-of-way be dedicated in the amount of 33.5 feet from centerline to align with the standard street section for a Neighborhood Link. Street Improvements: Staff recommends that the property's frontage along Drake Street be improved with eight -foot sidewalk to align with the standard street section for a Neighborhood Link. Access Management/Connectivity. Staff has determined that the proposed development is compliant with the City's access management and connectivity standards. Cross access is proposed to accommodate vehicular ingress and egress through an existing private driveway on the property to the north. Design Standards: N/A; industrial uses outside of the 1-540 Overlay District are not subject to any design standards. Water and Sewer System: An eight -inch water main exists along Drake Street which this development may connect to for domestic water service. A six-inch sewer main exists along the eastern property line of this development and may be connected to for sewer service. These connections must be coordinated with City of Fayetteville Water/Sewer if desired. Parkland dedication or fee in -lieu: N/A; this project is not subject to parkland dedication requirements. Tree Preservation: Canopy minimum requirement: 15% Existing canopy: 35.5% Preserved canopy: 5.9% Mitigation required: 19 two-inch caliper trees Public Comment: To date, staff has not received any public comment on this item. RECOMMENDATION: Staff recommends approval of LSD-2022-0032 with the following conditions: Conditions of Approval: 1. Subdivision Committee recommendation of right-of-way dedication. Staff recommends right-of-way dedication in the amount of 33.5 feet from the centerline of the road along the property's frontage; 2. Subdivision Committee recommendation of street improvements. Staff recommends that the property's frontage be improved with eight -foot sidewalk; 3. An access easement shall be dedicated to ensure cross access to the property; Board of Adjustments April 13, 2023 Agenda Item 1 LSD-2022-0032 (FAYETTEVILLE GARAGE DOOR CO.) Page 2 of 22 4. Conditions of approval from Engineering and Urban Forestry are included in the official conditions of approval, attached hereto; Standard Conditions of Approval: 5. Impact fees for fire, police, water, and sewer shall be paid in accordance with city ordinance; 6. Technical Plat Review and Subdivision Committee 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); 7. All mechanical and 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; 8. Trash enclosures shall be screened on three sides with materials that are 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 Recycling & Trash Collection divisions for review prior to building permit; 9. All existing utilities below 12kv shall be relocated underground. All proposed utilities shall be located underground; 10. 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; 11. All exterior lights shall comply with city ordinance. Manufacturer's cut -sheets are required for review and approval prior to issuance of a building permit; 12. 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; 13. Large scale development approval shall be valid for one year; 14. Contact the City's Emergency 911 Address Coordinator for addressing prior to building permit; 15. 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 16. Prior to the issuance of a building permit, the following is required: Board of Adjustments April 13, 2023 Agenda Item 1 LSD-2022-0032 (FAYETTEVILLE GARAGE DOOR CO.) Page 3 of 22 a. Grading and drainage permits; b. Separate easement plat for this project that shall include any tree preservation areas 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 13 Tabled O Approved Meeting Date: April 13, 2023 Motion: Second: Vote: BUDGET/STAFF IMPACT: None ATTACHMENTS: • Engineering Memo • Urban Forestry Comments • Request Letter • Site Plan • Elevations • One Mile Map • Close -Up Map • Current Land Use Map Board of Adjustments April 13, 2023 Agenda Item 1 LSD-2022-0032 (FAYETTEVILLE GARAGE DOOR CO.) Page 4 of 22 CITY OF ._ FAYETTEVILLE ARKANSAS TO: Gretchen Harrison, Planner FROM: Josh Boccaccio, Engineering Development Review Manager DATE: March 13, 2023 SUBJECT: Subdivision Committee Engineering Comments for LSD-2022-0032 Fayetteville Garage Door Co. STAFF MEMO Water: An 8" water main exists along N Drake St which this development may connect to for domestic water service. This connection must be coordinated with City of Fayetteville Water/Sewer if desired. Sewer: A 6" sewer main exists along the eastern property line of this development and may be connected to for sewer service. This connection must be coordinated with City of Fayetteville Water/Sewer if desired. Natural Features: Hydric soils appear to be present on site. The presence of hydric soils may indicate potential wetlands which may be jurisdictional. A wetland delineation and jurisdictional determination must be provided. Drainage: This project is required to meet the 4 minimum standards outlined in the drainage criteria manual. This is proposed to be accomplished through the use of an underground detention and water quality system. The 4 minimum standards appear to be met; however, additional review will occur with the grading permit. Plan Comments: 1. Some of the improvement shown on the plan set are from a design by Hawkins Weir which the city contracted with to design stormwater improvements for this area. Additional coordination is needed in regard to those improvements, timing of construction, and potential jurisdictional issues. If the drainage channel which exists onsite is determined to be jurisdictional, the city will not likely complete the improvements outlined by Hawkins Weir. The jurisdictional determination has not been provided at this time. 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 Mailing Address: Board of Adjustments 113 W. Mountain Street www.fayettevillein:i�t& 2023 Fayetteville, AR 72701 Agenda Item 1 LSD-2022-0032 (FAYETTEVILLE GARAGE DOOR CO.) Page 5 of 22 4 5 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. 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. 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 Board of Adjustments April 13, 2023 Agenda Item 1 LSD-2022-0032 (FAYETTEVILLE GARAGE DOOR CO.) P4e6of22 URBAN FORESTRY TREE PRESERVATION COMMENTS CITY OF FAYETTEVILLE ARKANSAS To: Blew & Associates From: Melissa M. Evans, Urban Forestry CC: Gretchen Harrison, Planner Meeting Date: March 16, 2023 Subject: LSD-2022-0032: Cozart Investments: N. Drake St. and N. College Ave., 290 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 46,068 100% Zoning Designation * Select Below with drop down arrow C-2, Thoroughfare Commercial 6,910 15% HHOD * Select Below with Drop Down Arrow No 0 0% Total Canopy for Minimum Preservation Requirements 6,910 15.0% Existing Tree Canopy * Minus Right of Way and Easements 16,356 35.5% Tree Canopy Preserved 2,701 5.9% Tree Canopy Removed *On Site 13,655 29.6% Tree Canopy Removed *Off Site 0 Tree Canopy Removed Total 13,655 29.6% Removed Below Minimum 4,209 Mitigation Requirements 4,209 Board of Adjustments April 13, 2023 Agenda Item 1 LSD-2022-0032 (FAYETTEVILLE GARAGE DOOR CO.) Page 7 of 22 3. Mitigation Requirements Canopy below Number of 2" caliper requirement trees to be planted High Priority 4,209 19 Low Priority Total Mitigation Trees Required 4,209 19 4. Mitigation Type Yes No On -Site Mitigation X Off -Site Mitigation Tree Escrow (See Conditions of Approval) 5. Tree Preservation Plan MOMW 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 No Yes Yes Yes Yes Yes Yes N/A Yes Yes Yes Yes Yes Yes N/A N/A Yes Yes Board of Adjustments 2 April 13, 2023 Agenda Item 1 LSD-2022-0032 (FAYETTEVILLE GARAGE DOOR CO.) Page 8 of 22 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 2-27-23 3-16-23 9-13-22 1-30-23 N/A Planning Commission Appeal Process: A final administrative determination by the Urban Forester may be appealed in accordance with Chapter 155 of the Unified Development Code. Comments 1. Address items above marked "No" and all Redlines provided. 2. Please show root (and limb) pruning clearly on the plans (work to be performed by or under the supervision of a Certified Arborist). 3. Tree Preservation Easements must be provided for LSD projects per Ch. 167. Board of Adjustments 3 April 13, 2023 Agenda Item 1 LSD-2022-0032 (FAYETTEVILLE GARAGE DOOR CO.) Page 9 of 22 l� CITY OF FAYETTEVILLE ARKANSAS URBAN FORESTRY LANDSCAPE PLAN COMMENTS To: Blew & Associates From: Melissa M. Evans, Urban Forestry CC: Gretchen Harrison, Planner Meeting Date: March 16, 2023 Subject: LSD-2022-0032: Cozart Investments: N. Drake St. and N. College Ave., 290 1. General Landscape Plan Checklist a. Irrigation (notes either automatic or hose bib 100' o.c.) UDC Chapter 177.03C7g, 177.04B3a b. Species of plant material identified UDC Chapter 177.03C7d,e c. Size of plant material (minimum size 2" caliper for trees and 3 gal. shrubs) UDC Chapter 177.03C7b,c d. Soil amendments notes include that soil is amended and sod removed UDC Chapter 177.03C6b e. Mulch notes indicate organic mulching around trees and within landscape beds UDC Chapter 177.03C6c,d f. LSD, LSIP, and Subdivisions (PPL & FPL) plans stamped by a licensed Landscape Architect, others by Landscape Designer UDC Chapter 177.03B g. Planting bed contained by edging UDC Chapter 177.03C6f h. Planting details according to Fayetteville's Landscape Manual UDC Chapter 177.03C6g i. Provide information about 3-Year Maintenance plan. The owner shall deposit with the City of Fayetteville a surety for approved landscape estimate. UDC Chapter 177.05 A2g 2. Parking Lot Requirements 1 Tree : 12 Parking Spaces a. Wheel Stops/Curbs UDC Chapter 177.04B1 b. Narrow Tree Lawn (8' min. width, 37.5' length) UDC Chapter 177.04C Yes No N/A X X Board of Adjustments April 13, 2023 Agenda Item 1 LSD-2022-0032 (FAYETTEVILLE GARAGE DOOR CO.) Page 10 of 22 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 Board of Adjustments April 13, 2023 Agenda Item 1 LSD-2022-0032 (FAYETTEVILLE GARAGE DOOR CO.) Page 11 of 22 5. Landscape Requirement Totals Mitigation Trees Parking Lot Trees Street Trees Detention Pond — Large Trees (1 Tree/3,000 square feet) Detention Pond — Small Tree/Large Shrub (4 small trees or large shrubs/3,000 square feet) Detention Pond — Small Shrubs/Large Grasses (6 shrubs or grasses (1 gallon)/3,000 square feet) 6. Review Status (See Comments) Conditionally Approved Approved Tabled Denied Tech Subdivision Plat Committee 2-27-23 3-14-23 9-13-22 1-30-23 Amount 19 0 1 0 0 0 Planning Commission Appeal Process: A final administrative determination by the Urban Forester may be appealed in accordance with Chapter 155 of the Unified Development Code. Comments 1. Address items above marked "No" and all Redlines provided. 2. Please include the landscape architect's stamp with signature and date is required also. 3 Board of Adjustments April 13, 2023 Agenda Item 1 LSD-2022-0032 (FAYETTEVILLE GARAGE DOOR CO.) Page 12 of 22 BLEW & ASSOCIATES, PA CIVIL ENGINEERS & LAND SURVEYORS August 30, 2022 City of Fayetteville 125 W. Mountain Street Fayetteville, AR 72701 SUBJECT: Fayetteville Garage Door Drake Street To Whom It May Concern: Cozart Development, LLC is proposing a 10,000 square foot storage building near the back of the property located just off Drake Street in Fayetteville, Arkansas. As such, Blew & Associates is submitting a Large Scale Development for this project. The City of Fayetteville has a drainage project that will be built in conjunction with this project. We have shown those proposed improvements on our plans. Buildings: There will be one 10,000 square foot building added onto the subject property. Water: This building will not require any water service. Sanitary Sewer: This building will not require any sewer service. Franchise Utilities: The developer will work with the remaining utility companies to provide any Easements that should be needed. AEP / SWEPCO is to provide the Electrical to the Site. Storm Water: Stormwater will comply with the City of Fayetteville's Drainage Manual. Streets: Access to the Site will be provided along Drake Street and will utilize the existing driveway for Fayetteville Garage Door's business. Fire Access: We will be providing a fire access turn around that will consist of new pavement in conjunction with the existing pavement to the adjacent buildings owned by Fayetteville Garage Door. 3825 NORTH SHILOH DRIVE • FAYETTEVILLE / ARKANSAS • 72To®rcc3ofAdjustments P H O N E 4 7 9- 4 4 3- 4 5 0 6 FAX: 4 7 9- 5 8 2- 1 8 8 3 April13,2023 Agenda Item 1 LSD-2022-0032 (FAYETTEVILLE GARAGE DOOR CO.) Page 13 of 22 Tree Preservation: Tree Preservation Easements will be dedicated as required by City Code. All interested parties reserve the right to submit future waivers, variances, or conditional uses if so warranted. Sincerely, Elena Watson Blew & Associates, PA 2 1 P a 336ard of Adjustments April 13, 2023 Agenda Item 1 LSD-2022-0032 (FAYETTEVILLE GARAGE DOOR CO.) 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DRAKE ST 0 X'9 I v At vO CjOv _ ,UNBRIDGE DRY Neighborhood Link Regional Link - High Activity Unclassified Residential Link r Planning Area Fayetteville City Limits — — — Trail (Proposed) Feet 0 55 110 220 330 440 'J& NORTH RM F-24 Residential -Office C-1 C-2 Commercial, Industrial, Residential :1 , 800 I Board of Adjuttments April 13, 2023 ftyuMM. Item 1 LSD-2022-0032 (FAYETTEVILLE GARAGE DOOR CO.) Page 21 of 22 LSD-2022-0032 (FAYETTEVILLE GARAGE DOOR CO.) Page 22 of 22 1 CITY OF FAYETTEVILLE SUBDIVISION COMMITTEE MEMO ARKANSAS TO: THRU: FROM: Subdivision Committee Jessie Masters, Development Review Manager Gretchen Harrison, Planner Josh Boccaccio, Engineering Development Review Manager Melissa Evans, Urban Forester MEETING: April 13, 2023 SUBJECT: LSD-2023-0005: Large Scale Development (NORTH RAVEN LANE/CRYSTAL SPRING CLUSTER HOUSING 1, 285): Submitted by RAUSCH COLEMAN HOMES for property located on NORTH RAVEN LANE. The property is zoned RSF-4, RESIDENTIAL SINGLE-FAMILY— FOUR UNITS PER ACRE and contains approximately 2.29 acres. The request is for a 12-unit cluster housing development. RECOMMENDATION: Staff recommends approval of LSD-2023-0005 with conditions. RECOMMENDED MOTION: `I move to approve LSD-2023-0005, recommending: • In favor of recommended right-of-way dedication, • In favor of recommended street improvements, and • In favor of all other conditions as recommended by staff. " BACKGROUND: The subject property is in northwest Fayetteville about one-third of a mile north of the intersection of Mount Comfort Road and Raven Lane in the Crystal Springs subdivision. There is considerable history related to this property in terms of development proposals. In 1994, parkland dedication was accepted for the overall Crystal Springs development which accounted for 618 single-family units. Phases 1 through 3 of the subdivision, which include 228 residential lots on the north side of Clabber Creek between Salem and Deane Solomon roads, have been platted and fully developed. A preliminary plat of Phase 4, which included 273 residential lots on the south side of Clabber Creek, was approved by the Planning Commission in 2006 and later appealed by neighbors to City Council. City Council upheld the approval of the preliminary plat with some modifications, however, that phase of the subdivision was never built and its approval expired. In September of 2019, another phase of the subdivision referred to as Crystal Springs Village received preliminary plat approval (19-6719) for 161 residential lots and two lots reserved for detention. Originally proposed to occur in three phases, a minor modification was administratively approved in 2020 to amend the project to be completed in two phases. The first phase of Crystal Springs Village, which includes 78 residential lots and three common lots, was final platted in July of 2022. The area reserved for this cluster housing development is located in the second phase of Crystal Springs Village which is currently under construction. A conditional use permit (CUP- 2021-000025) for this development was approved in May of 2021 and extended by the Planning Mailing Address: 113 W. Mountain Street www.faye#@gr0'Pf�ments Fayetteville, AR 72701 Apn 13, 2023 Agenda Item 2 LSD-2023-0005 (CRYSTAL SPRINGS CLUSTER HOUSING 1) Page 1 of 23 Commission for one additional year in January of 2023. Surrounding land uses and zoning are depicted in Table 1. Table 1: Surro inding Land Uses and Zoning Direction Land Use Zoning North Undeveloped RSF-4, Residential Single -Family — Four Units per Acre South Undeveloped RSF-4, Residential Single -Family — Four Units per Acre East Rural Residential CPZD, Commercial Planned Zoning District West Undeveloped RSF-4, Residential Single -Family — Four Units per Acre Proposal: The applicant requests large scale development approval to develop the subject property with a 12-unit cluster housing development. Right -of -Way to be Dedicated: The subject property will have frontage along Raven Lane, Azurite Street, and Obsidian Street, all of which are classified as Residential Links. Those streets are currently under construction and will be platted as part of the second phase of Crystal Springs Village. A new public alley is proposed to serve this cluster housing development and staff recommends that 24-foot-wide right-of-way be dedicated along it to align with the street section for a two-way commercial rear alley. Street Improvements: Five -foot -wide sidewalks will be installed along Raven Lane, Azurite Street, and Obsidian Street, and streetlights will be installed in accordance with code at all street intersections and at intervals of no more than 300 feet. As part of this project, staff recommends that the new alley be improved to existing city standards and specifications and in accordance with the Arkansas Fire Code to support apparatus access. Access Management/Connectivity: Staff has determined that the proposed development is compliant with the City's access management and connectivity standards. Access to the site is proposed through a public alley which extends along the east side of the property between Azurite and Obsidian streets. Design Standards: This project is subject to the design standards outlined in UDC §164.22, Cluster Housing Development. In reviewing the provided site plan and elevations, staff has determined that this development is compliant with those standards. The applicant has indicated that the cluster housing requirements for building design will be met by providing variations in building material finishes, variations in adjacent cluster housing unit floor plans that alter the location of exterior windows and doors, and variations in roof shapes or gables between adjacent structures. Water and Sewer System: This development is located in the second phase of the Crystal Springs Village subdivision which is currently under construction. Eight -inch water and sanitary sewer lines are being installed to serve the overall subdivision. Parkland dedication or fee in -lieu: The overall Crystal Springs development was discussed by the Parks and Recreation Advisory Board at their February 7, 1994 meeting. At that time, PRAB accepted parkland dedication in the amount of 15.45 acres based on 618 single-family units. The land that was dedicated for parkland then has since been developed as Gary Hampton Park. This development is proposing to utilize credits from the 1994 parkland dedication to meet current requirements. This would be the fifth project to benefit from that land dedication, bringing the total number of units approved for the overall Crystal Springs development to 318. Board of Adjustments April 13, 2023 Agenda Item 2 LSD-2023-0005 (CRYSTAL SPRINGS CLUSTER HOUSING 1) Page 2 of 23 Tree Preservation: Tree preservation calculations were provided with the overall Crystal Springs development. Tree preservation has already been accounted for with on -site preservation and off -site preservation north of Crystal Springs. Public Comment: To date, staff has not received any public comment on this item. RECOMMENDATION: Staff recommends approval of LSD-2023-0005 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 24 feet along the proposed public alley; 2. Subdivision Committee recommendation of street improvements. Staff recommends that the new alley be improved to existing city standards and specifications and in accordance with the Arkansas Fire Code to support apparatus access; 3. Remaining comments from Planning shall be addressed, including: a. One bicycle rack is required per cluster housing unit, not one space. Since 12 units are proposed, 12 racks will need to be provided. Please show where those racks will be installed. 4. Conditions of approval from Engineering and Urban Forestry are included in the official conditions of approval, attached hereto; Standard Conditions of Approval: 5. Impact fees for fire, police, water, and sewer shall be paid in accordance with city ordinance; 6. Technical Plat Review and Subdivision Committee 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); 7. All mechanical and 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; 8. Trash enclosures shall be screened on three sides with materials that are 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 Recycling & Trash Collection divisions for review prior to building permit; 9. All existing utilities below 12kv shall be relocated underground. All proposed utilities shall be located underground; Board of Adjustments April 13, 2023 Agenda Item 2 LSD-2023-0005 (CRYSTAL SPRINGS CLUSTER HOUSING 1) Page 3 of 23 10. 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; 11. All exterior lighting shall comply with city ordinance. Manufacturer's cut -sheets are required for review and approval prior to issuance of a building permit; 12. 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; 13. Large scale development approval shall be valid for one year; 14. Contact the City's Emergency 911 Address Coordinator for addressing prior to building permit; 15. 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 16. 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 any tree preservation areas 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: April 13, 2023 Motion: Second: Vote: BUDGET/STAFF IMPACT: None Board of Adjustments April 13, 2023 Agenda Item 2 LSD-2023-0005 (CRYSTAL SPRINGS CLUSTER HOUSING 1) Page 4 of 23 ATTACHMENTS: • Engineering Memo • Urban Forestry Comments • Request Letter • Site Plan • Elevations • One Mile Map • Close -Up Map • Current Land Use Map Board of Adjustments April 13, 2023 Agenda Item 2 LSD-2023-0005 (CRYSTAL SPRINGS CLUSTER HOUSING 1) Page 5 of 23 CITY OF ._ FAYETTEVILLE ARKANSAS TO: Gretchen Harrison, Planner FROM: Josh Boccaccio, Engineering Development Review Manager DATE: April 10, 2023 SUBJECT: Subdivision Committee Engineering Comments for LSD-2023-0005 Crystal Springs Cluster Housing Area 1 STAFF MEMO Water: This development is located in the Crystal Springs Phase 2 subdivision which is currently under construction 8" water lines are being installed to serve the overall subdivision. Sewer: This development is located in the Crystal Springs Phase 2 subdivision which is currently under construction 8" sanitary sewer lines are being installed to serve the overall subdivision. Drainage: The overall drainage report for the Crystal Springs subdivision included this area in the design assumptions. The subdivision is required to meet the 4 minimum standards outlined in the Drainage Criteria Manual. Water Quality, Channel Protection, and peak flow mitigation will be met with 2 retention ponds. Plan Comments: 1. Grading in easements adjacent to the right-of-way must not exceed 15%. 2. Fill over existing utilities may be limited. Please provide profiles of proposed and existing grades during construction review. 3. ADA ramp at the northern property line shows a significant cross slope, which must be revised to meet requirements. 4. Cluster House Lot #1 may need to be constructed with a stem wall to alleviate grading concerns. 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. Mailing Address: Board of Adjustments 113 W. Mountain Street www.fayettevillein:i�t& 2023 Fayetteville, AR 72701 Agenda Item 2 LSD-2023-0005 (CRYSTAL SPRINGS CLUSTER HOUSING 1) Page 6 of 23 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 Board of Adjustments April 13, 2023 Agenda Item 2 LSD-2023-0005 (CRYSTAL SPRINGS CLUSTER HOSING 1) Pa 7 of 23 l� CITY OF FAYETTEVILLE ARKANSAS To: Mr. Jesse Fulcher, Rausch Coleman From: Melissa Evans, Urban Forester CC: Gretchen Harrison, Planner URBAN FORESTRY LANDSCAPE PLAN COMMENTS Meeting Date: April 13, 2023 Subject: LSD-2023-0005: Crystal Springs Cluster Housing Area 1: N. Raven Ln., 285 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. Side and Rear Property Lines (5' Wide Landscape Area) X UDC Chapter 177D1 Board of Adjustments April 13, 2023 Agenda Item 2 LSD-2023-0005 (CRYSTAL SPRINGS CLUSTER HOUSING 1) Page 8 of 23 b. Wheel Stops/Curbs X UDC Chapter 177.04B1 c. Narrow Tree Lawn (8' min. width, 37.5' length) X UDC Chapter 177.O4C d. Tree Island (8' min. width, 18.7' min length, 150 square feet) X UDC Chapter 177.O4C e. Placement of Trees (either side at entrances and exits) X UDC Chapter 177.O4C2 3. Perimeter Landscaping Requirements 0 a N/A a. Front Property Line (15' wide landscape) and 5' on sides and rear. X UDC Chapter 177.O4D2a b. Shade trees planted on south and west sides of parking lots X UDC Chapter 177.O4D2e c. 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.O5B2a c. Urban Tree Well — Urban Streetscapes X Trees every 30' (8' sidewalk) UDC Chapter 177.05B3a-f d. Structural Soil — Urban Tree Wells X Include a note and/or detail of structural soil on Landscape Plan UDC Chapter 177.O5B3a-f e. Residential Subdivisions X Timing of planting indicated on plans UDC Chapter 177.O5A4 f. Residential Subdivisions X Written description for method of tracking planting UDC Chapter 177.O5A4e 2 Board of Adjustments April 13, 2023 Agenda Item 2 LSD-2023-0005 (CRYSTAL SPRINGS CLUSTER HOUSING 1) Page 9 of 23 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) ech Plat Conditionally Approved 03-13-23 03-27-23 Approved Tabled Denied Amount 0 0 1/30 LF along common area 0 0 0 Subdivision Planning Committee Commission 04-13-23 Appeal Process: A final administrative determination by the Urban Forester may be appealed in accordance with Chapter 155 of the Unified Development Code. Comments 1. Address items above marked "No" and all Redlines provided. 3 Board of Adjustments April 13, 2023 Agenda Item 2 LSD-2023-0005 (CRYSTAL SPRINGS CLUSTER HOUSING 1) Page 10 of 23 URBAN FORESTRY TREE PRESERVATION COMMENTS \,!' CITY OF FAYETTEVILLE ARKANSAS To: From: CC: Meeting Date Subject: Mr. Jesse Fulcher, Rausch Coleman Melissa Evans, Urban Forester Gretchen Harrison, Planner April 13, 2023 LSD-2023-0005: Crystal Springs Cluster Housing Area 1: N. Raven Ln., 285 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 were provided with the overall Crystal Springs development. Tree Preservation has been accounted for with onsite preservation and off -site preservation northkiww �3. Mitigation Requirements Canopy below Number of 2" caliper requirement trees to be planted High Priority Low Priority Total Mitigation Trees Required 4. Mitigation Type On -Site Mitigation Off -Site Mitigation Tree Escrow (See Conditions of Approval) 5. Tree Preservation Plan Checklist UDC Chanter 167.04H1and 167.04L1 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 0 0 Yes No N/A X X X Tech Subdivision Planning Plat Committee Commission Yes Yes Yes Yes Yes Yes Yes Yes Board of Adjustments April 13, 2023 Agenda Item 2 LSD-2023-0005 (CRYSTAL SPRINGS CLUSTER HOUSING 1) Page 11 of 23 e. Soil Types No No f. Significant Trees N/A N/A g. Groupings of Trees N/A N/A h. Table Inventory List (species, size, health, priority) N/A N/A i. All Existing and Proposed Utilities Yes Yes j. All Existing and Proposed Utility Easements and ROW's Yes Yes k. All Streams (with approximate center line) N/A N/A I. Floodplains and floodways N/A N/A m. Existing Street, Sidewalk or Bike Path ROW Yes Yes n. Submitted Site Analysis Plan (if required) N/A N/A o. Shows ALL Proposed Site Improvements Yes Yes p. Delineates trees/canopy to be preserved and removed N/A N/A q. Tree Preservation Easement/s shown for LSD, LSIP & N/A Commercial PPL projects Tree Protection Methods a. Tree Protection Fencing N/A N/A b. Limits of Root Pruning N/A N/A c. Traffic flow on work site N/A N/A d. Location of material storage N/A N/A e. Location of concrete wash out N/A N/A f. Location of construction entrance/exit N/A N/A 6. Site Analysis Report (if required) Yes No UDC Chapter 167.( 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 (See Comments) Tech Subdivision Plat Committee Conditionally Approved 03-13-23 04-13-23 03-27-23 N/A X X Planning Commission Approved Tabled Denied Appeal Process: A final administrative determination by the Urban Forester may be appealed in accordance with Chapter 155 of the Unified Development Code. Comments 1. Address items above marked "No" and all Redlines provided. Board of Adjustments 2 April 13, 2023 Agenda Item 2 LSD-2023-0005 (CRYSTAL SPRINGS CLUSTER HOUSING 1) Page 12 of 23 March 1, 2023 Jessica Masters City of Fayetteville RE: Crystal Springs Cluster Housing Please accept this letter as a request for a LSD to allow a cluster housing development within the Crystal Springs Subdivision. As many may remember, the Planning Commission specifically requested that we retain an area for a cluster housing development when our preliminary plat original went through City review in 2019. Attached is a proposed plan for 12 cluster housing units on approximately 2 acres on the east side of our development. The development will include common seating area, pergolas, a hammock park and a large common green along the street. All units will be rear loaded from a public alley way. A common sidewalk will connect all units to the public sidewalk along the street. The development will comply with all required cluster regulation, including at least 750 square feet of lot area per unit; 500 square feet of common open space per unit; 250 square feet of private open space per unit; and at least 10-feet of separation between each unit. All units will front onto a common open space and have a 2-car garage with additional parking on the driveway, as well as on -street parking. At least 12 bicycle racks will also be provided in the development. All buildings will also comply with the building design standards, using varying building materials and finishes, variations in roof form, as well as other distinguishing factors. Images of the types and styles of units proposed are attached. Sincerely, Jesse Fulcher Rausch Coleman 4058 N. College Avenue — Fayetteville, AR 72703 — Office: 479-455-9090 — Fax: 479-455-2026 Board of Adjustments www.rauschcolemanhomes.com April 13, 2023 Agenda Item 2 LSD-2023-0005 (CRYSTAL SPRINGS CLUSTER HOUSING 1) Page 13 of 23 as p 0 ti z 19 Bc 3rdoi asp o`2`g.g m DMA 1.0 va .Poi €C'$."off mD-2023-0005 3a=�= & $ Z N (CRYST C L6'L TER S ox ors na`� ^'Sm8 t N e/T �� #'§ Adjustments April 13, 2023 ,genda Item 2 HOUSING 1) gage 14 of 23 7. - - M6�- �A } 3 • I � • 1 17 T --'I J--rr_T_ RAV SG H :OLEMAt RCH.com Lot 1 ELEVATIONS Exterior Paint Color: Panda White Exterior Brick Color: Dovetail Lot 3 Exterior Paint Color: Superior Bron7P Lot 5 Exterior Paint Color: Fawn Brindle Exterior Brick Color: Garnet Lot 7 Exterior Paint Color: Certain Peach Exterior Brick Color: Chicago South RC Plumtree Elevation A RC Plumtree Elevation B RC Plumtree Elevation C Board of Adjustments RC Plumtree Elevation D April 13, 2023 Agenda Item 2 LSD-2023-0005 (CRYSTAL SPRINGS CLUSTER HOUSING 1) Page 16 of 23 Lot 9 Exterior Paint Color: Rainstorm Exterior Brick Color: Glacier White Lot 11 Exterior Paint Color: Virtual Taupe ELEVATIONS RC Plumtree Elevation A RC Plumtree Elevation B RC Plumtree Elevation C RC Plumtree Elevation Board of Adjustments D April 13, 2023 Agenda Item 2 LSD-2023-0005 (CRYSTAL SPRINGS CLUSTER HOUSING 1) Page 17 of 23 1�q First Floor Max Sq Ft: 1,125 Max Height: 16-5 3/4" RC Monaco I' ©®_____; 3 BED • 2 BATH OPT. DOUBLE VANITY D 2 CAR GARAGE OPT. BARTOP E:i HOME BUYERS WARRANTY LONG LIVE HAPPY HOMES' 60-SHOWER 0 Drawing is an artistic rendering only. Actual home, options and floorplans may vary from rendering and by community. Optional elevation drawings on reverse side. ° OPT. FLAT -TOP COUNTERTO �k e OPT,. SOAK TUB W/ SHWR HEAD R A U S C H COLEMAN RCH.com rays IQ vi co Lot 2 ELEVATIONS Exterior Paint Color: Extra White Exterior Brick Color: Burgundy Lot 6 Exterior Paint Color: Quixotic F"..__ Exterior Brick Color: Baja Bier RC Monaco Elevation A RC Monaco Elevation B RC Monaco Elevation C Board of Adjustments April 13, 2023 Agenda Item 2 LSD-2023-0005 (CRYSTAL SPRINGS CLUSTER HOUSING 1) Page 19 of 23 ELEVATIONS Lot 8 Exterior Paint Color: Dress Blues Exterior Brick Color: Burnt Pumpkin RC Monaco Elevation A Lot 10 Exterior• • • White Exterior• •r: Alluvial Medium nnnnnn. .rnrrnr nrrnrr �inrn+rn+ =_ rn+rn+ru Is +IIII oil, Ii�ri�i�ri�i�rii�ri�i�riiir.. ��rnrrnrrnrrnrrnrrnrrnrrnrr�._ ��rr�rrr�rrrirrr�rrrirrr�rrrirrr�rr Lot 12 Exterior Paint Color: Sensible Hue Exterior Brick Color: Brookshi oo_.-._._._._._._._._._._ _�............. RC Monaco Elevation B RC Monaco Elevation C Board of Adjustments April 13, 2023 Agenda Item 2 LSD-2023-0005 (CRYSTAL SPRINGS CLUSTER HOUSING 1) Page 20 of 23 LSD-2023-0005 (CRYSTAL SPRINGS CLUSTER HOUSING 1) Page 21 of 23 LSD-2023-0005 (CRYSTAL SPRINGS CLUSTER HOUSING 1) Page 22 of 23 LSD-2023-0005 N . RAVEN L N _ Current Land Use NORTH � P t AL Undeveloped i` 4 b t } A,. t fro �►", � y S RT Subject Property " t .: .Single -Family Residential Undeveloped" r � _ 4 _ Undeveloped . i4r _ ;ell q�_4 s , Unclassified FEMA Flood Hazard Data Residential Link 100-Year Floodplain ■ ■ Planned Residential Link Feet Floodway Trail (Proposed) Planning Area 0 112.5 225 450 675 900 7 —' 1:3,600 Board ofAdju tments Fayetteville City Limits — — — April 13, 2023 myemudItem 2 LSD-2023-0005 (CRYSTAL SPRINGS CLUSTER HOUSING 1) Page 23 of 23 1 CITY OF FAYETTEVILLE SUBDIVISION COMMITTEE MEMO ARKANSAS TO: THRU: FROM: Subdivision Committee Jessie Masters, Development Review Manager Gretchen Harrison, Planner Josh Boccaccio, Engineering Development Review Manager Melissa Evans, Urban Forester MEETING: April 13, 2023 SUBJECT: LSD-2023-0006: Large Scale Development (NORTH RAVEN LANE/CRYSTAL SPRING CLUSTER HOUSING 2, 285): Submitted by RAUSCH COLEMAN HOMES for property located on NORTH RAVEN LANE. The property is zoned RSF-4, RESIDENTIAL SINGLE-FAMILY— FOUR UNITS PER ACRE and contains approximately 0.95 acres. The request is for an eight -unit cluster housing development. RECOMMENDATION: Staff recommends approval of LSD-2023-0006 with conditions. RECOMMENDED MOTION: `I move to approve LSD-2023-0006, recommending: • In favor of recommended right-of-way dedication, • In favor of recommended street improvements, and • In favor of all other conditions as recommended by staff. " BACKGROUND: The subject property is in northwest Fayetteville about a quarter -mile north of the intersection of Mount Comfort Road and Raven Lane in the Crystal Springs subdivision. There is considerable history related to this property in terms of development proposals. In 1994, parkland dedication was accepted for the overall Crystal Springs development which accounted for 618 single-family units. Phases 1 through 3 of the subdivision, which include 228 residential lots on the north side of Clabber Creek between Salem and Deane Solomon roads, have been platted and fully developed. A preliminary plat of Phase 4, which included 273 residential lots on the south side of Clabber Creek, was approved by the Planning Commission in 2006 and later appealed by neighbors to City Council. City Council upheld the approval of the preliminary plat with some modifications, however, that phase of the subdivision was never built and its approval expired. In September of 2019, another phase of the subdivision referred to as Crystal Springs Village received preliminary plat approval (19-6719) for 161 residential lots and two lots reserved for detention. Originally proposed to occur in three phases, a minor modification was administratively approved in 2020 to amend the project to be completed in two phases. The first phase of Crystal Springs Village, which includes 78 residential lots and three common lots, was final platted in July of 2022. The second phase is still under construction. The area reserved for this cluster housing development straddles both phases and contains portions of three lots, including two residential lots that were recently platted. A conditional use permit (CUP-2023-0003) for this development Mailing Address: 113 W. Mountain Street www.faye#01` "!'r ents Fayetteville, AR 72701 Apn 13, 2023 Agenda Item 3 LSD-2023-0006 (CRYSTAL SPRINGS CLUSTER HOUSING 2) Page 1 of 22 was approved by the Planning Commission in February of 2023. Surrounding land uses and zoning are depicted in Table 1. Table 1: Surro inding Land Uses and Zoning Direction Land Use Zoning North Undeveloped RSF-4, Residential Single -Family — Four Units per Acre South Undeveloped RSF-4, Residential Single -Family — Four Units per Acre East Rural Residential CPZD, Commercial Planned Zoning District West Undeveloped RSF-4, Residential Single -Family — Four Units per Acre Proposal: The applicant requests large scale development approval to develop the subject property with an eight -unit cluster housing development. Right -of -Way to be Dedicated: The subject property will have frontage along Raven Lane and Obsidian Street, both of which are classified as Residential Links. Those streets are currently under construction and will be platted as part of the second phase of Crystal Springs Village. A new public alley is proposed to serve this cluster housing development and staff recommends that 24-foot-wide right-of-way be dedicated along it to align with the street section for a two-way commercial rear alley. Street Improvements: Five -foot -wide sidewalks will be installed along Raven Lane and Obsidian Street, and streetlights will be installed in accordance with code at all street intersections and at intervals of no more than 300 feet. As part of this project, staff recommends that the new alley be improved to existing city standards and specifications and in accordance with the Arkansas Fire Code to support apparatus access. Access Management/Connectivity: Staff has determined that the proposed development is compliant with the City's access management and connectivity standards. Access to the site is proposed through a public alley which extends along the east side of the property between Obsidian Street and Emil Drive. Design Standards: This project is subject to the design standards outlined in UDC §164.22, Cluster Housing Development. In reviewing the provided site plan and elevations, staff has determined that this development is compliant with those standards. The applicant has indicated that the cluster housing requirements for building design will be met by providing variations in building material finishes, variations in adjacent cluster housing unit floor plans that alter the location of exterior windows and doors, and variations in roof shapes or gables between adjacent structures. Water and Sewer System: This development is located in both phases of the Crystal Springs Village subdivision and the second phase is still under construction. Eight -inch water and sanitary sewer lines are being installed to serve the overall subdivision. Parkland dedication or fee in -lieu: The overall Crystal Springs development was discussed by the Parks and Recreation Advisory Board at their February 7, 1994 meeting. At that time, PRAB accepted parkland dedication in the amount of 15.45 acres based on 618 single-family units. The land that was dedicated for parkland then has since been developed as Gary Hampton Park. This development is proposing to utilize credits from the 1994 parkland dedication to meet current requirements. This would be the fifth project to benefit from that land dedication, bringing the total number of units approved for the overall Crystal Springs development to 326. Board of Adjustments April 13, 2023 Agenda Item 3 LSD-2023-0006 (CRYSTAL SPRINGS CLUSTER HOUSING 2) Page 2 of 22 Tree Preservation: Tree preservation calculations were provided with the overall Crystal Springs development. Tree preservation has already been accounted for with on -site preservation and off -site preservation north of Crystal Springs. Public Comment: To date, staff has not received any public comment on this item. RECOMMENDATION: Staff recommends approval of LSD-2023-0006 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 24 feet along the proposed public alley; 2. Subdivision Committee recommendation of street improvements. Staff recommends that the new alley be improved to existing city standards and specifications and in accordance with the Arkansas Fire Code to support apparatus access; 3. A property line adjustment or a concurrent plat must be approved prior to the issuance of any building permits to ensure that no structures are built along the current property lines of Lots 1 and 2 of the Crystal Springs Village subdivision; 4. Remaining comments from Planning shall be addressed, including: a. One bicycle rack is required per cluster housing unit, not one space. Since 8 units are proposed, 8 racks will need to be provided. Please show where those racks will be installed. 5. Conditions of approval from Engineering and Urban Forestry are included in the official conditions of approval, attached hereto; Standard Conditions of Approval: 6. Impact fees for fire, police, water, and sewer shall be paid in accordance with city ordinance; 7. Technical Plat Review and Subdivision Committee 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); 8. All mechanical and 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; 9. Trash enclosures shall be screened on three sides with materials that are 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 Recycling & Trash Collection divisions for review prior to building permit; Board of Adjustments April 13, 2023 Agenda Item 3 LSD-2023-0006 (CRYSTAL SPRINGS CLUSTER HOUSING 2) Page 3 of 22 10. All existing utilities below 12kv shall be relocated underground. All proposed utilities shall be located underground; 11. 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; 12. All exterior lighting shall comply with city ordinance. Manufacturer's cut -sheets are required for review and approval prior to issuance of a building permit; 13. 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; 14. Large scale development approval shall be valid for one year; 15. Contact the City's Emergency 911 Address Coordinator for addressing prior to building permit; 16. 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 17. 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 any tree preservation areas 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: April 13, 2023 Motion: Second: Vote: Board of Adjustments April 13, 2023 Agenda Item 3 LSD-2023-0006 (CRYSTAL SPRINGS CLUSTER HOUSING 2) Page 4 of 22 BUDGET/STAFF IMPACT: None ATTACHMENTS: • Engineering Memo • Urban Forestry Comments • Request Letter • Site Plan • Elevations • One Mile Map • Close -Up Map • Current Land Use Map Board of Adjustments April 13, 2023 Agenda Item 3 LSD-2023-0006 (CRYSTAL SPRINGS CLUSTER HOUSING 2) Page 5 of 22 CITY OF ._ FAYETTEVILLE ARKANSAS TO: Gretchen Harrison, Planner FROM: Josh Boccaccio, Engineering Development Review Manager DATE: April 10, 2023 SUBJECT: Subdivision Committee Engineering Comments for LSD-2023-0006 Crystal Springs Cluster Housing Area 2 STAFF MEMO Water: This development is located in the Crystal Springs Phase 2 subdivision which is currently under construction 8" water lines are being installed to serve the overall subdivision. Sewer: This development is located in the Crystal Springs Phase 2 subdivision which is currently under construction 8" sanitary sewer lines are being installed to serve the overall subdivision. Drainage: The overall drainage report for the Crystal Springs subdivision included this area in the design assumptions. The subdivision is required to meet the 4 minimum standards outlined in the Drainage Criteria Manual. Water Quality, Channel Protection, and peak flow mitigation will be met with 2 retention ponds. Plan Comments: 1. Grading in easements adjacent to the right-of-way must not exceed 15%. 2. Fill over existing utilities may be limited. Please provide profiles of proposed and existing grades during construction review. 3. Cluster House Lot #13 may need to be constructed with a stem wall to alleviate grading concerns. 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. Mailing Address: Board of Adjustments 113 W. Mountain Street www.fayettevillein:i�t& 2023 Fayetteville, AR 72701 Agenda Item 3 LSD-2023-0006 (CRYSTAL SPRINGS CLUSTER HOUSING 2) Page 6 of 22 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 Board of Adjustments April 13, 2023 Agenda Item 3 LSD-2023-0006 (CRYSTAL SPRINGS CLUSTER HOSING 2) Pa 7 of 22 l� CITY OF FAYETTEVILLE ARKANSAS To: Mr. Jesse Fulcher, Rausch Coleman From: Melissa Evans, Urban Forester CC: Gretchen Harrison, Planner URBAN FORESTRY LANDSCAPE PLAN COMMENTS Meeting Date: April 13, 2023 Subject: LSD-2023-0006: Crystal Springs Cluster Housing Area 2: N. Raven Ln., 285 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. Side and Rear Property Lines (5' Wide Landscape Area) X UDC Chapter 177D1 Board of Adjustments April 13, 2023 Agenda Item 3 LSD-2023-0006 (CRYSTAL SPRINGS CLUSTER HOUSING 2) Page 8 of 22 b. Wheel Stops/Curbs X UDC Chapter 177.04B1 c. Narrow Tree Lawn (8' min. width, 37.5' length) X UDC Chapter 177.O4C d. Tree Island (8' min. width, 18.7' min length, 150 square feet) X UDC Chapter 177.O4C e. Placement of Trees (either side at entrances and exits) X UDC Chapter 177.O4C2 3. Perimeter Landscaping Requirements 0 a N/A a. Front Property Line (15' wide landscape) and 5' on sides and rear. X UDC Chapter 177.O4D2a b. Shade trees planted on south and west sides of parking lots X UDC Chapter 177.O4D2e c. 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.O5B2a c. Urban Tree Well — Urban Streetscapes X Trees every 30' (8' sidewalk) UDC Chapter 177.05B3a-f d. Structural Soil — Urban Tree Wells X Include a note and/or detail of structural soil on Landscape Plan UDC Chapter 177.O5B3a-f e. Residential Subdivisions X Timing of planting indicated on plans UDC Chapter 177.O5A4 f. Residential Subdivisions X Written description for method of tracking planting UDC Chapter 177.O5A4e 2 Board of Adjustments April 13, 2023 Agenda Item 3 LSD-2023-0006 (CRYSTAL SPRINGS CLUSTER HOUSING 2) Page 9 of 22 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 0 0 1/30 LF along common areas required 0 0 0 ech Plat Subdivision Planning Committee Commission 03-13-23 04-13-23 03-27-23 Appeal Process: A final administrative determination by the Urban Forester may be appealed in accordance with Chapter 155 of the Unified Development Code. Comments 1. Address items above marked "No" and all Redlines provided. 3 Board of Adjustments April 13, 2023 Agenda Item 3 LSD-2023-0006 (CRYSTAL SPRINGS CLUSTER HOUSING 2) Page 10 of 22 URBAN FORESTRY TREE PRESERVATION COMMENTS \,!' CITY OF FAYETTEVILLE ARKANSAS To: From: CC: Meeting Date Subject: Mr. Jesse Fulcher, Rausch Coleman Melissa Evans, Urban Forester Gretchen Harrison, Planner April 13, 2023 LSD-2023-0006: Crystal Springs Cluster Housing Area 2: N. Raven Ln., 285 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 were provided with the overall Crystal Springs development. Tree Preservation has been accounted for with onsite preservation and off -site preservation northkiww 3. Mitigation Requirements Canopy below Number of 2" caliper _ requirement trees to be planted High Priority Low Priority Total Mitigation Trees Required 0 0 4. Mitigation Type Yes No N/A On -Site Mitigation X Off -Site Mitigation X Tree Escrow (See Conditions of Approval) X 5. Tree Preservation Plan Checklist Tech Subdivision Planning UDC Chapter 167.04H1and 167.04L1 Plat Committee Commission a. 5 year Aerial Check on Existing Trees Yes Yes b. Property Boundary Yes Yes c. Natural Features (100ft beyond limits of disturbance) Yes Yes d. Existing Topography and Proposed Grading Yes Yes Board of Adjustments April 13, 2023 Agenda Item 3 LSD-2023-0006 (CRYSTAL SPRINGS CLUSTER HOUSING 2) Page 11 of 22 e. Soil Types No No f. Significant Trees N/A N/A g. Groupings of Trees N/A N/A h. Table Inventory List (species, size, health, priority) N/A N/A i. All Existing and Proposed Utilities Yes Yes j. All Existing and Proposed Utility Easements and ROW's Yes Yes k. All Streams (with approximate center line) N/A N/A I. Floodplains and floodways N/A N/A m. Existing Street, Sidewalk or Bike Path ROW Yes Yes n. Submitted Site Analysis Plan (if required) N/A N/A o. Shows ALL Proposed Site Improvements Yes Yes p. Delineates trees/canopy to be preserved and removed N/A N/A q. Tree Preservation Easement/s shown for LSD, LSIP & N/A Commercial PPL projects Tree Protection Methods a. Tree Protection Fencing N/A N/A b. Limits of Root Pruning N/A N/A c. Traffic flow on work site N/A N/A d. Location of material storage N/A N/A e. Location of concrete wash out N/A N/A f. Location of construction entrance/exit N/A N/A 6. Site Analysis Report (if required) Yes No UDC Chapter 167.( 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 (See Comments) Tech Subdivision Plat Committee Conditionally Approved 03-13-23 04-13-23 03-27-23 N/A X X Planning Commission Approved Tabled Denied Appeal Process: A final administrative determination by the Urban Forester may be appealed in accordance with Chapter 155 of the Unified Development Code. Comments 1. Address items above marked "No" and all Redlines provided. Board of Adjustments 2 April 13, 2023 Agenda Item 3 LSD-2023-0006 (CRYSTAL SPRINGS CLUSTER HOUSING 2) Page 12 of 22 March 1, 2023 Jessie Masters City of Fayetteville RE: Crystal Springs Cluster Housing Please accept this letter as a request for a LSD to allow a second cluster housing development within the Crystal Springs Subdivision. As many may remember, the Planning Commission previously requested that we retain an area for a cluster housing development when our preliminary plat originally went through City review in 2019. The first cluster housing development has been approved and is moving forward with phase 2 development. We are requesting a second cluster area containing 8 units. The location will be on Lots 1 and 2 of Phase 1, and Lots 3 through 5 of Phase 2. Attached is a proposed plan for the 8 cluster housing units on approximately 1.25 acres on the east side of our development. The development will include a common seating area and a large common green along the street. All units will be rear loaded from a public alley way. A common sidewalk will connect all units to the public sidewalk along the street. The development will comply with all required cluster regulation, including at least 750 square feet of lot area per unit; 500 square feet of common open space per unit; 250 square feet of private open space per unit; and at least 10-feet of separation between each unit. All units will front onto a common open space and have a 2-car garage with additional parking on the driveway, as well as on -street parking. The cluster area will provide 2 parking spaces per unit as all units are over 1,000 square feet. Residents will store trash bins in garage or on driveway and roll them to Emil Drive for trash pick-up. There will be a 2-foot-wide buffer of green space between the drive alley and Eastern property line. No screening is being proposed since this is residential adjacent to a former golf course and one single family dwelling. All buildings will also comply with the building design standards, using varying building materials and finishes, variations in roof form, as well as other distinguishing factors. Images of the types and styles of units proposed are attached. Sincerely, Jesse Fulcher Rausch Coleman 4058 N. College Avenue — Fayetteville, AR 72703 — Office: 479-455-9090 — Fax: 479-455-2026 www.rauschcolemanhomes.com Board of Adjustments April 13, 2023 Agenda Item 3 LSD-2023-0006 (CRYSTAL SPRINGS CLUSTER HOUSING 2) Page 13 of 22 ° YI YI m III III dl € I I I I I I I I I I I I g N III YI I I fI III j � 1 I I I I I I I 9 R YI I III �I III II e I I I L I I I I A ____ _________� YI L___� �____ � 1 0 �� I I I Iu II ____ ' a Q �i � �jll I II y "� -fill IYI \ IYI II �_I I III I — - — — — — — — — ----------------- '�" �p m � I ^ y vZy, ssl n waxllx✓ w� \ � \ m.e 1 \ °\ a I I I I - A III � IIIII I I IIII I I I I O I ��g$I it I iii iii ' I wie seys_�--------- -- I liii iii I al I I iii iii � I I I I �opg�$p$Ag���m���yx�sg7�g>$�€=^ m I __ I r•1=-------._ I i I ��»� .ogy°agN g 30 oCH 9I s8E44 m " Y� .� - m III IIIII L- 9 III IIIII urua.ss I 8 IN --I m MYr z4AF a m q -$> � 3 No= I a .rJs.s I I III iii.l I y o a � o^ n�m�on II 15IX3 III Illil I " §91 I iii I14; I I I _ I uI iiil;' i I L s I _ m'�j-- l i�� L I� = f u o _ • L P n a Q B HA as T �N = ° 3n N = s T v A T a B rd of Adjustments � � s o a p m a o A m F,�, r o e April 13, 2023 N ^ zo )� Agenda Item 3 _" og$0 Z N mD-2023 0006 (CRYST Page 14 of 22 CL6''L TER HOUSING 2) g ...�_ w� :R 1�q First Floor Max Sq Ft: 1,125 Max Height: 16'-5 3/4" RC Monaco 19 IC5®_____; 3 BED • 2 BATH OPT. DOUBLE VANITY o 2 CAR GARAGE L OPT. BARTOP iE HOME BUYERS WARRANTY ®I LONG LIVE HAPPY HOMES' 60-SHOWER 0 Drawing is an artistic rendering only. Actual home, options and I loorplans may vary from rendering and by community. Optional elevation drawings on reverse side. ° OPT. FLAT -TOP COUNTERTO �k e OPT,. SOAK TUB W/ SHWR HEAD R A U S C H COLEMAN RCH.com rays IJ vi LL ELEVATIONS Lot 20 Lot 18 RC Monaco Elevation A Exterior Paint Color: Dromedary Camel Exterior Brick Color: Shadow Falls Lot 16 Exterior Paint Color: Silken Peacock Exterior Brick Color: Doeskin .11 nnnnnn. .rnrrnr — nrrnrr�._ iNrii�ri�i..— _ �rnrrnrrnrrr��rnrrnrrnrrnrr�._ �rnrrnrrnrrnrrnrrnrrnrrnrr�._ tirnrrnrrnrrnrrnrrnrrnrrnrr RC Monaco Elevation B RC Monaco Elevation C Board of Adjustments April 13, 2023 Agenda Item 3 LSD-2023-0006 (CRYSTAL SPRINGS CLUSTER HOUSING 2) Page 16 of 22 ELEVATIONS Lot 14 Exterior Paint Color: San Antonio Sage Exterior Brick Color: Summer Sage INN INI-111111 IN IN I IN I IN I IN IN I IN IN INN INN INN RC Monaco Elevation A .11 nnnnnn. .rnrrnr — nrrnrr�._ iNrii�ri�i..— _ �rnrrnrrnrrr��rnrrnrrnrrnrr�._ �rnrrnrrnrrnrrnrrnrrnrrnrr�._ tirnrrnrrnrrnrrnrrnrrnrrnrr RC Monaco Elevation B RC Monaco Elevation C Board of Adjustments April 13, 2023 Agenda Item 3 LSD-2023-0006 (CRYSTAL SPRINGS CLUSTER HOUSING 2) Page 17 of 22 7. - - M6�- �A } 3 RAV SG H :OLEMAt RCH.com Lot 19 ELEVATIONS Exterior Paint Color: Labradorite Exterior Brick Color: Summer Sal Lot 17 Exterior Paint Color: Evening Sha( Exterior Brick Color: Coral Ledge Lot 15 Exterior Paint Color: Dhurrie Beige Exterior Brick Color: Browns Mill Lot 13 Exterior Paint Color: Foggy Day Exterior Stone Color: Yukon Ledge RC Plumtree Elevation A RC Plumtree Elevation B RC Plumtree Elevation C Board of Adjustments RC Plumtree Elevation D April 13, 2023 Agenda Item 3 LSD-2023-0006 (CRYSTAL SPRINGS CLUSTER HOUSING 2) Page 19 of 22 LSD-2023-0006 (CRYSTAL SPRINGS CLUSTER HOUSING 2) Page 20 of 22 LSD-2023-0006 (CRYSTAL SPRINGS CLUSTER HOUSING 2) Page 21 of 22 LSD-2023-0006 (CRYSTAL SPRINGS CLUSTER HOUSING 2) Page 22 of 22