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Home My WebLink About2023-06-29 - Agendas - FinalCITY OF FAYETTEVILLE ARKANSAS Subdivision Committee Meeting June 29th, 2023 9:00 AM 113 W. Mountain, Room 326 Members: Porter Winston (Chair), Mary McGetrick, Andrew Brink City Staff: Gretchen Harrison, Senior Planner Call to Order Consent: None. Old Business: MEETING AGENDA 1. PPL-2023-0003: Preliminary Plat (SE CORNER OF N. OLD WIRE RD AND N. OAK BAILEY DR./LIVINGSTON, 255): Submitted by JORGENSEN AND ASSOCIATES for property located at the SE CORNER OF N. OLD WIRE RD AND N. OAK BAILEY DR. The property is split zoned NC, NEIGHBORHOOD CONSERVATION and R-A, RESIDENTIAL AGRICULTURAL, and contains approximately 15.27 acres. The request is for the preliminary plat of 56 residential lots and one detention lot. Planner: Donna Wonsower THIS ITEM WAS TABLED AT THE JUNE 15, 2023 SUBDIVISION COMMITTEE MEETING. 2. LSD-2022-0042: Large Scale Development (3120 W. OLD FARMINGTON RD/SOUTHERNWOODS CLUSTER DEVELOPMENT, 557): Submitted by COMMUNITY BY DESIGN for property located at 3120 W. OLD FARMINGTON RD. The property is zoned NC, NEIGHBORHOOD CONSERVATION and contains approximately 20.40 acres. The request is for twelve cluster housing developments with a total of 134 single family units. Planner: Gretchen Harrison THIS ITEM WAS TABLED AT THE JUNE 15, 2023 SUBDIVISION COMMITTEE MEETING. New Business: None. Announcements None. Adjourn Mailing Address: 113 W. Mountain Street www.fayetteville-ar.gov Fayetteville, AR 72701 NOTICE TO MEMBERS OF THE AUDIENCE All interested parties may appear and be heard at the public hearings. If you wish to address the Planning Commission on an agenda item please queue behind the podium when the Chair asks for public comment. Once the Chair recognizes you, go to the podium and give your name and address. Address your comments to the Chair, who is the presiding officer. The Chair will direct your comments to the appropriate appointed official, staff, or others for response. Please keep your comments brief, to the point, and relevant to the agenda item being considered so that everyone has a chance to speak. Interpreters or TDD, Telecommunication Device for the Deaf, are available for all public hearings; 72 hour notice is required. For further information or to request an interpreter, please call 575-8330. As a courtesy please turn off all cell phones and pagers. A copy of the Planning Commission agenda and other pertinent data are open and available for inspection in the office of City Planning (575-8267), 125 West Mountain Street, Fayetteville, Arkansas. All interested parties are invited to review the petitions. _CITY OF FAYETTEVILLE 4'aw ARKANSAS SUBDIVISION COMMITTEE MEMO TO: Fayetteville Subdivision Committee THRU: Jessie Masters, Development Review Manager FROM: Donna Wonsower, Planner Josh Boccaccio, Engineering Development Review Manager Alan Pugh, Staff Engineer John Scott, Urban Forestry MEETING: June 29, 2023 SUBJECT: PPL-2023-0003: Preliminary Plat (2910 N. OLD WIRE RD. /THE LIVINGSTON, 255): Submitted by JORGENSEN & ASSOC. for property located at 2910 N. OLD WIRE RD. The property is split zoned NC, NEIGHBORHOOD CONSERVATION and RA, RESIDENTIAL AGRICULTURE and contains approximately 15.27 acres. The request is to subdivide the property into 56 residential lots and one detention lot. RECOMMENDATION: Staff recommends tabling PPL-2023-0003. RECOMMENDED MOTION: "l move to table PPL-2023-0003. BACKGROUND: The subject property is located in east Fayetteville, roughly 700 feet west of the intersection of N Crossover Rd. and N Old Wire Rd. The property's zoning is currently split between NC, Neighborhood Conservation and R-A, Residential Agriculture over the eastern floodplain. Except for a single -single family house, the three parcels (cumulatively 14.7 acres) are undeveloped. The entire property is covered extensively with tree canopy and the eastern half is part of the streamside protection zone / floodplain & floodway of Niokaska Creek. Surrounding land uses and zoning is depicted in Table 1. Table 1 Surrounding Land Use and Zoning Direction Land Use Zoning North Single -Family Residential RSF-4, Residential Single -Family, 4 Units per Acre South Streamside / Single -Family Residential RSF-4, Residential Single -Family, 4 Units per Acre / RA, Residential Agriculture East Single -Family Residential RSF-4, Residential Single -Family, 4 Units per Acre West Single -Family Residential RSF-4, Residential Single -Family, 4 Units per Acre 2023 Mailing Address: Agenda Item 1 113 W. Mountain Street PPW"JzJ j"PQJy!Li�,6TON) Fayetteville, AR 72701 Page 1 of 24 Proposal: The applicant proposes a single-family residential subdivision with 56 residential lots and one detention lot on 9.7 acres. Four variances were submitted with the request: §166.08(E)(2) With the exception of corner lots, double -street frontage lots are prohibited except where such lots front on access restricted roadways such as expressways. The applicant has requested a variance from this requirement for lots 6-18, stating that the lots will be required to access from the lower classification street and citing a similar variance approved for Stage Station Subdivision. o Staff recommendation: Staff recommends approval of the proposed variance. Double frontage lots "may be permitted by the Planning Commission for topographical problems, feasibility issues relating to the parcel's dimensions, or other good cause which must be established and proven by the developer." Environmental challenges of the floodplain and floodway on the southern portion of the property present significant hardship in creating a street connection to N. Crossover Rd. to the south, limiting options for routing vehicles throughout the site. Staff recommends a condition that all primary structures shall be oriented towards N. Old Wire Rd, and that two street trees be planted per lot along the back of lots 6-18. §168.12(E)(2): Prohibited Activities within Streamside Protection Zones. The applicant has requested a variance from this requirement for the purpose of installing a sewer main extension, detention pond, and associated access road. o Staff recommendation: Staff recommends approval of the proposed variance pending the addressing of comments provided by engineering. The most recent flood study provided by the applicant was submitted 6123123 after staff gave feedback on the previous study on 6122123 (see engineering memo). The applicant has indicated these comments have been addressed, but staff has not had a chance to review at this time. Staff recommends a condition be added that trees and shrubs be planted in the floodplain shelves. Right -of -Way to be Dedicated: For N. Old Wire Rd, the applicant is proposing typical Master Street Plan standards of 33.5 feet from centerline in line with typical Neighborhood Link Streets. The applicant is proposing to dedicate 40-feet of right-of-way in alignment with the Alternative Residential Link Street section for what is currently identified as E. Livingston Ln. and most of N. Sumac Dr. A further reduced section is proposed for a portion of N. Sumac Dr. No additional ROW is proposed along N. Crossover Rd as existing ROW exceeds the required 46 ft required from centerline. Multiple rear alleys are shown throughout the property in access easements. Staff's full recommendation is under the Street Improvements section. Street Improvements: N. Old Wire Rd: The applicant is proposing typical master street plan standards for a Neighborhood Link Street, including 8-foot sidewalks. Greenspace varies from approximately 13 ft to over 30 ft due to an existing drainage easement. Sidewalk has been placed in an access easement where located outside of MSP ROW. Staff recommends curb, gutter, and storm sewer should be installed along Old Wire per the Master Street Plan. N. Crossover Rd: No improvements are proposed along N. Crossover Rd as the street is improved to MSP requirements. The Niokaska Creek trail is located from 5 ft to 30ft from the edge of the ROW. Subdivision CommiteeJune 29, 2023 Agenda Item 1 PPL-2023-0003 (THE LIVINGSTON) Page 2 of 24 E. Livingston Ln. and N. Sumac Dr.: The applicant is requesting to develop the streets under the Alternative Residential Link Street standards, with 6-foot sidewalk (on one side of the street), 6- foot greenspace, and two eleven -foot drive lanes. A portion of N. Sumac Dr. is proposed to be reduce further with 6-foot sidewalk (on one side of the street) with no greenspace and a proposed twenty -foot driveway for fire access. Staff recommendation: The applicant is proposing to use Alternate Residential Link Streets. Engineering does not support this request because there does not seem to be a hardship in which the alternate street section is needed. Based on the applicant's tree preservation plan, additional grading for greenspace and sidewalk would not affect trees because nearly all are proposed to be removed except for the area in the floodplain. The additional impervious area of a 6' sidewalk would be treated and detained with the development's stormwater design. Planning staff recommends approval of the Alternate Residential Link Street section pending Fire approval, noting that the development meets the considerations for 1) alley loaded development, 2) streets with less than 250 vehicles per day, 3) environmental reasons, and 4) block lengths less than or equal to 400 feet. The applicant has also requested to install the streets without a crown and to utilize radii that are smaller than what is outlined in the Minimum Street Standards. These items are technical questions that the city engineer must make determinations on. The city engineer has indicated these could be supported, however, a separate letter requesting the determinations must be provided. Rear Alleys: Staff has requested additional clarification on the use of alleys within the property as only one sheet shows all alleys within the development and most of the entrances do not meet the standard. Per the Master Street Plan standard, a residential rear alley with two directions of travel shall dedicated twenty feet of right-of-way. Block Length/Connectivity: The applicant is meeting the typical minimum block length standards of 1,320 feet for Neighborhood Link Streets without southern connectivity and with partial connectivity to the east. A variance has not yet been received for Chapter 166.O8((D)(3) Connectivity. Multiple alleys connect to the eastern property line; however, these are currently covered by an access easement rather than public right-of-way. Staff notes that FEMA regulated floodplain and floodway creates significant difficulty creating a vehicular connection to N. Crossover Rd. Water and Sewer System: The applicant is proposing to extend 8" water and sewer mains through the development to provide fire protection, domestic water, and sanitary sewer. In addition, the applicant has proposed tandem lots with this development. The water and sewer service lines for these lots are proposed to cross property lines which is typically not permitted. Engineering cannot support this alignment at this time. While Tree Preservation: Canopy minimum requirement (R-A): 25% Canopy minimum requirement (NC): 20% Existing canopy: 90.7% Preserved canopy: 21.67% Mitigation required: 0 two-inch caliper trees Subdivision CommiteeJune 29, 2023 Agenda Item 1 PPL-2023-0003 (THE LIVINGSTON) Page 3 of 24 Parks: The Parks and Recreation Advisory Board (PRAB) reviewed this proposal at a meeting held on May 1, 2023. The Parks and Recreation Advisory Board recommended fee -in -lieu of parkland dedication in the amount of $60,984 based on the number of proposed single-family lots. Park fees are due prior to building permit issuance. Public Comment: Staff received a phone inquiry from a neighbor who wanted to know if it would be possible to increase the width of the sidewalk being required along N. Old Wire Rd. RECOMMENDATION: Staff recommends tabling PPL-2023-0003. If Subdivision Committee recommends forwarding the item to the full Planning Commission, staff recommends the following conditions of approval: Conditions of Approval: 1. Subdivision Committee recommendation of right-of-way dedication. Staff recommends right-of-way dedication as follows: N. Old Wire Rd.: Staff recommends right-of-way dedication in the amount of 33.5 feet from center line, in line with the Neighborhood Link Street standards. N. Crossover Dr.: Staff recommends no additional right-of-way dedication. E. Livingston Ln. and N. Sumac Dr.: Staff has a split recommendation. Planning recommends approval of 40-foot right-of-way dedication. In line with the Alternative Residential Link Street Section. Engineering does not support the requested street section, references in the attached engineering memo. Rear AIIeVs: Staff recommends right-of-way dedication in the amount of 20 feet, in line with the Residential Rear Alley (Two Way) section. 2. Subdivision Committee recommendation of street improvements. Staff recommends street improvements as follows: N. Old Wire Rd.: Staff recommends an 8-foot sidewalk be constructed with variable width greenspace. Any sidewalk located outside of the right-of-way shall be placed within a public access easement. N. Crossover Dr.: Staff recommends curb, gutter, storm sewer, and an 8-foot sidewalk should be installed along N. Old Wire per the Master Street Plan. E. Livingston Ln. and maioritV of N. Sumac Dr.: Staff has a split recommendation. Engineering recommends against the Alternative Residential Link Street section, while Planning recommends in favor of a six-foot sidewalk, six-foot greenspace, 1. 5-foot curbs, and 27-foot asphalt in line with Alternative Residential Link section. Planning also recommends in favor of a reduced section with no greenspace and twenty feet of asphalt along the easternmost section of N. Sumac Dr, subject to fire approval. Rear Alleys: Staff recommends a 14-foot asphalt alley (two seven -foot travel lanes) with one -foot concrete shoulders and two -foot green space on each side, in line with the Residential RearAlley (Two -Way), subject to approval by the fire marshal. Subdivision CommiteeJune 29, 2023 Agenda Item 1 PPL-2023-0003 (THE LIVINGSTON) Page 4 of 24 3. §166.08(E)(2) With the exception of corner lots, double -street frontage lots are prohibited except where such lots front on access restricted roadways such as expressways. Staff recommends in favor, with the added conditions that that all primary structures shall be oriented towards N. Old Wire Rd, and that two street trees be planted per lot along the back of lots 6-18. 4. §168.12(E)(2): Prohibited Activities within Streamside Protection Zones. Staff recommends in favor, with the added conditions 5. Parkland fees -in -lieu of dedication are required in the amount of $60,984 based on the number of proposed single-family lots; 6. Streetlights shall be installed in accordance with code at all street intersections and spaced every 300 feet; 7. All remaining comments from the Planning Division shall be addressed prior to Planning Commission, as submitted through the Energov portal; 8. Conditions of approval from Engineering, Urban Forestry, and Parks are included in the official conditions of approval; Standard conditions of approval: 9. All existing overhead utility lines 12kV and under shall be relocated underground. All proposed utilities shall be located underground; 10. Sidewalk along all commonly owned lots (detention ponds, etc.) shall be constructed prior to final plat. All other sidewalks shall be constructed or guaranteed prior to final plat; 11. All street names shall be approved by the 911 Coordinator and indicated on the final plat. All streets require naming for final addresses. Contact the addressing office at (479) 575-8380 for more details; 12. All lots shall be labeled with addresses as approved by the 911 Coordinator on the final plat; 13. A floodplain development permit is required prior to construction for any grading or structures in the flood zone; 14. Plat Review and Subdivision comments (to include written staff comments provided to the applicant or his/her representative, and all comments from utility representative: Black Hills Energy, AT&T, Ozarks, SWEPCO, Cox Communication); 15. Staff approval of final detailed plans, specifications and calculations (where applicable) for grading, drainage, water, sewer, fire protection, streets (public and private), sidewalks, parking lot(s) and tree preservation. The information submitted for the plat review process was reviewed for general concept only. All public improvements are subject to additional review and approval. All improvements shall comply with City's current requirements; and 16. Preliminary plat approval shall be valid for one calendar year. Subdivision CommiteeJune 29, 2023 Agenda Item 1 PPL-2023-0003 (THE LIVINGSTON) Page 5 of 24 Subdivision Committee Action: O Tabled O Forwarded O Denied Meeting Date: June 29, 2023 Motion: Second: Vote: BUDGET/STAFF IMPACT: None. ATTACHMENTS: • City Engineering Comments • Urban Forestry Comments • Parks Comments • Request Letter • Site Plan • One Mile Map • Close -Up Map • Current Land Use Map Subdivision CommiteeJune 29, 2023 Agenda Item 1 PPL-2023-0003 (THE LIVINGSTON) Page 6 of 24 CITY OF FAYETTEVILLE ARKANSAS TO: Donna Wonsower, Planner FROM: Josh Boccaccio, Engineering Development Review Manager DATE: June 27, 2023 SUBJECT: Subdivision Committee Engineering Comments for PPL-2023-0003 Livingston *** Engineering recommends project be tabled*** STAFF MEMO Water: The applicant is proposing to extend 8" water mains through the development to provide fire protection and domestic water. In addition, the applicant has proposed tandem lots with this development. The water service lines for these lots are proposed to cross property lines which is typically not permitted. Engineering cannot support this alignment at this time. Sewer: The applicant is proposing to extend 8" sewer mains through the development to provide sanitary sewer. In addition, the applicant has proposed tandem lots with this development. The sewer service lines for these lots are proposed to cross property lines which is typically not permitted. Engineering cannot support this alignment at this time. Natural Features: A portion of this property is shown to have hydric soil which may indicate potential wetlands. A wetland delineation must be provided with, or prior to grading permit submittal. There is also regulatory flood plain and floodway as well as stream side protection zone. Flood Plain: The most recent flood study provided by the applicant was submitted 6/23/23 after staff gave feedback on the previous study on 6/22/23. Previous comments included a variance would be needed if a 0.01' increase in flood heights is shown with the flood model, additional trees and shrubs would be planted in the floodplain shelves, adjusting the grading of the floodplain shelves to remain outside the SPZ, specifically the waterside zone, re-routing the maintenance pond path, and clarification of grading in the floodway. The applicant has indicated these comments have been addressed, but staff has not had a chance to review at this time. Drainage: The proposed subdivision will add more than 10,000 square feet of impervious area and therefore must meet the 4 Minimum Standards outlined in the Drainage Criteria Manual. Water quality is proposed to be met via the use of a proprietary devices. Channel Protection is proposed to be met by releasing the increase in volume for the 1-year storm over a period of 40 hours. Overbank and Extreme Flood Protection are proposed to be met with a detention pond. Additional review of the drainage and storm network will occur during grading permit. Streets: The applicant is proposing to use Alternate Residential Link Streets. Engineering does not support this request because there does not seem to be a hardship in which the alternate street section is needed. Based on the applicant's tree preservation plan, additional grading for greenspace and sidewalk would not affect trees because nearly all are proposed to be removed Mailing Address: Subdivision CommiteeJune 29, 2023 113 W. Mountain Street www.fayetteville4@®rgbVtem 1 Fayetteville, AR 72701 PPL-2023-0003 (THE LIVINGSTON) Page 7 of 24 except for the area in the floodplain. The additional impervious area of a 6' sidewalk would be treated and detained with the development's stormwater design. The applicant has also requested to install the streets without a crown and to utilize radii that are smaller than what is outlined in the Minimum Street Standards. These items are technical questions that the city engineer must make determinations on. The city engineer has indicated these could be supported, however, a separate letter requesting the determinations must be provided. Plan Comments: 1. Curb, gutter, and storm sewer should be installed along Old Wire per the Master Street Plan. 2. Tandem lots must have frontage onto public water and sewer. Sewer main and a looped water main should be installed in the ally. See plans. 3. Lots 19 and 20 must not have services on the sewer main in the back; must drain to street or alley. 4. Please clarify if alley's will be utilized in this development. Only one sheet shows the alleys and most of the entrances do not meet the standard. 5. Pond access must be a surface consisting of asphalt, concrete, or compacted gravel. 6. Provide a level spreader for the pond outlet. 7. Additional storm design will be reviewed at grading permit. 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 CommiteeJune 29, 2023 Agenda Item 1 PPL-2023-0003 (THE LIVINGSTON) Page 8 of 24 (Ak URBAN FORESTRY TREE PRESERVATION COMMENTS CITY OF IRAYETTEVILLE ARKANSAS To: Blake Jorgensen, P.E., Jorgensen + Associates From: Melissa Evans, Urban Forester CC: Donna Wonsower, Planner Meeting Date: May 31, 2023 Subject: PPL-2023-0003: Livingston: 2910 N. Old Wire Rd., SE Corner of N. Old Wire Rd. & N. Oak Bailey 1. Submittal Requirements Yes No N/A Initial Review with the Urban Forester X Site Analysis Map Submitted (if justification is needed) X 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 Total Site Area *Minus Right of Way and Easements 13.27 100% Zoning Designation * Select Below with drop down arrow NC -Neighborhood Conservation & RA Residential Agriculture 2.65 21.67% HHOD * Select Below with Drop Down Arrow No 0 0% Total Canopy for Minimum Preservation Requirements 2.65 21.67% Existing Tree Canopy * Minus Right of Way and Easements 12.03 90.7% Tree Canopy Preserved 2.88 21.7% Tree Canopy Removed *On Site 9.15 69.0% Tree Canopy Removed *Off Site 0.00 Tree Canopy Removed Total 9.15 69.0% Removed Below Minimum 0.00 Mitigation Requirements 0.00 Mitigation Requirements in Square Feet 0 Subdivision CommiteeJune 29, 2023 Agenda Item 1 PPL-2023-0003 (THE LIVINGSTON) Page 9 of 24 3. Mitigation Requirements Canopy below requirement High Priority 0 Low Priority Total Mitigation Trees Required 0 4. Mitigation Type On -Site Mitigation Off -Site Mitigation Tree Escrow (See Conditions of Approval) 5. Tree Preservation Plan Checklist UDC Chapter 167.04H1 and 167.04L 1 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 q. Tree Preservation Easement/s shown for LSD, LSIP and Commercial PPL projects 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 Yes Number of 2" caliper trees to be planted 0 0 No N/A X X X Tech Subdivision Planning Plat Committee Commission Yes Yes Yes Yes Yes Yes Yes Yes Yes Yes Yes Yes Yes Yes Yes Yes N/A Yes No No No Yes Subdivision CommiteeJune 29, 2023 2 Agenda Item 1 PPL-2023-0003 (THE LIVINGSTON) Page 10 of 24 f. Location of construction entrance/exit Yes 6. Site Analysis Report (if required) Yes No N/A UDC Chapter 167.04H4 a. Provide graphic examples of multiple options used to X minimize removal of existing canopy b. Submitted Analysis Statement — Note the process, iterations, X and approaches to preserve canopy. 7. Review Status (See Comments) Tech Plat Subdivision Planning Committee Commission Conditionally Approved 05-27-23 Approved Tabled 05-15-23 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. 2. Thank you for showing the building and driveway footprints for the lots to make sure the all of tree preservation is realistic. Please double check the grades and hardscape proposed around some of the trees to make sure they don't become hazardous trees. 3. Please move the sidewalk along Old Wire closer to the ROW line along the street so that the trees to be preserved have a better chance at successful preservation. Can the sidewalk jog in north of the trees? 4. Please show root pruning limits on the plan. 5. Please extend the tree preservation fence until it connects at the southeastern part of the site if possible. 6. Thank you for sending in the file with the existing tree points on the plan to reference. Subdivision CommiteeJune 29, 2023 3 Agenda Item 1 PPL-2023-0003 (THE LIVINGSTON) Page 11 of 24 1� CITY of FAYETTEVILLE ARKANSAS To: Blake Jorgensen, P.E., Jorgensen + Associates From: Melissa Evans, Urban Forester CC: Donna Wonsower, Planner Meeting Date: May 31, 2023 URBAN FORESTRY LANDSCAPE PLAN COMMENTS Subject: PPL-2023-0003: Livingston: 2910 N. Old Wire Rd., SE Corner of N. Old Wire Rd. & N. Oak Bailey 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 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 X Subdivision CommiteeJune 29, 2023 Agenda Item 1 PPL-2023-0003 (THE LIVINGSTON) Page 12 of 24 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 b. Wheel Stops/Curbs X UDC Chapter 177.O4B1 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 177.04C2 3. Perimeter Landscaping Requirements Yes No 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 177.05B1a 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.O5B3a-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 Subdivision CommiteeJune 29, 2023 Agenda Item 1 PPL-2023-0003 (THE LIVINGSTON) Page 13 of 24 i 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 65 9 38 57 Tech Plat Subdivision Planning Committee Commission 05-27-23 05-15-23 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. 2. Please provide a name and contact number of the person who will track the street/lot tree plantings. 3. Please provide one street tree per 30 LF along N. Old Wire Rd. where there are no existing trees or if the existing trees cannot be preserved. 3 Subdivision CommiteeJune 29, 2023 Agenda Item 1 PPL-2023-0003 (THE LIVINGSTON) Page 14 of 24 CITY OF FAYETTEVILLE ARKANSAS Parks and Recreation Advisory Board May 1, 2023 5:30 PM Hybrid Meeting City Hall Room 111 113 W Mountain Street Fayetteville, AR MEETING MINUTES Members: Will Dockery (Chair) - exp 24, Andrew Brink - exp 23, Julie Chambers - exp 23, Joel Freund - exp 23, Hugh Kincaid - exp 25, Stephen Sheely - exp 25, Yarri Davis - exp 24, Doug Walsh - exp 24, Sarah Downing — exp 25 City Staff: Alison Jumper, Parks, Natural Resources, and Cultural Affairs Director; Lee Farmer, Recreation Superintendent; Ted Jack, Park Planning Superintendent 1. Call to Order — Dockery called the meeting to order at 5:35 2. Roll Call - Dockery, Brink, Kincaid, Sheely, Davis, Walsh, Freund, Downing, Chambers 3. In Attendance: Sheely, Chambers, Downing, Brink, Davis, Kincaid, Dockery, Fruend 4. Absent: Walsh 5. Staff: Jumper, Jack, Farmer 6. Approval of Minutes, April PRAB Motion: Brink moved to approve the April minutes. Fruend seconded the motion. 7. Park Land Dedication — Livingston — Fee -In -Lieu: Ted Jack Development Name: Livingston Engineer: Jorgensen and Associates Owner: Location: 2910 N Old Wire Rd. Parcel ID Number: 765-16047-000 Park Quadrant: NE Units: 56 Single -Family Units Land Dedication Requirement: N/A Fee -in -Lieu Requirement: $60,984 Nearby Existing Parks: Gulley Park, Sweetbriar Park, Braden Park, Niokaska Creek Trail Developer's Request: Fee -in -Lieu Staff Recommendation: Fee -in -Lieu Mailing Address: Subdivision CommiteeJune 29, 2023 113 W. Mountain Street www.fayetteville4gergo\)tem 1 Fayetteville, AR 72701 PPL-2023-0003 (THE LIVINGSTON) Page 15 of 24 PRAB Recommendation: Brink moved to accept the staff's recommendation of fee - in -lieu. Dockery seconded the motion. Motion passed 7-0-0. 8. Active Transportation Advisory Committee Update: Yarri Davis Davis reported more educational signage regarding trail etiquette is needed. Additionally, Davis suggested working with ATAC to get a signalized crossing at Walker Park, along 13th St. and College Ave, and incorporate that with the current Walker Park Master Plan. Davis also reported that the Fayetteville Police bike and trail patrol has returned with 2 officers assigned to this. 9. Botanical Garden Society of the Ozarks Update: Joel Freund Freund reported the interim director is working on priorities for the Botanical Garden Society of the Ozarks. 10. Project Update: Ted Jack, Planning Superintendent Jack reported that Bryce Davis Master Plan will have a public meeting on Wednesday, May 4th in coordination with the Climate Action Plan. Additionally, there is a public meeting at Bryce Davis on Saturday, May 20th to get additional feedback. Centennial Park has a new park entry sign that was installed. Construction has started at Saddle Up Trail at Kessler Mountain Regional Park. The Walker Park Master Plan is working towards a draft plan. Wilson Hub Building construction has started and the restroom foundation has been poured. The Wilson Park Promenade concrete staining will happen this week and the project is near completion. The Underwood Park Master Plan will have a draft plan to review soon. 11. Review of HMR Report: Ted Jack, Planning Superintendent Jack reported the HRM for March was $414,154 and is up 18.2%. 12. Announcements May 3 Outdoor Fayetteville Evening Paddle — Lake Fayetteville May 3 UFAF Board Meeting — City Administration Building May 4 Kessler Invasive Removal — Kessler May 5-6 FYB Tournament — Kessler, Gary Hampton, White River May 6 Square 2 Square Bike Ride — Walker Park (Start line) May 11 Friends of YRCC Board Meeting - YRCC May 17 Arts Council Meeting — City Administration Building May 17 Outdoor Fayetteville Mt. Biking — Lake Fayetteville May 18 Outdoor Fayetteville Archery — Lake Fayetteville May 19-21 FYB Tournament — Kessler, Gary Hampton May 23 Botanical Gardens of the Ozarks Plant Sale — Botanical Gardens of the Ozarks Subdivision CommiteeJune 29, 2023 Agenda Item 1 PPL-2023-0003 (THE LIVINGSTON) Page 16 of 24 May 24 Outdoor Fayetteville Fishing — Lake Fayetteville May 26-28 FYB Tournament — Kessler, Gary Hampton May 27 Wilson Park Pool Opens — Wilson Park June 2-4 FYB Tournament — Kessler, Gary Hampton Next Meeting Date June 5, 2023 13. Attachments 1. PRAB April 3, 2023 Meeting Minutes 2. HMR Report 14. Adjourn: Meeting adjourned at 6:22 pm 15. Submitted by: Lee Farmer, Recreation Superintendent PRAB minutes provide the basic discussions and motions of the PRAB meeting. For more information, please refer to the PRAB meeting video provided on the city's website. Subdivision CommiteeJune 29, 2023 Agenda Item 1 PPL-2023-0003 (THE LIVINGSTON) Pag 317 of 24 JORGENSEN +ASSOCIATES vCivil Engineering Surveying June 5, 2023 City of Fayetteville Development Services 113 West Mountain Street Fayetteville, AR 72703 CoF Job #2023-0003 J+A Job #2022148 Attn: Planning Re: Livingston Subdivision To whom it may concern; 124 W Sunbridge Drive, Suite 5 Fayetteville, AR 72703 Office: 479.442.9127 www.lorgensenassoc.com Established 1985 Please accept this Preliminary Plat for a new a development to be known as Livingston, located at 2910 N Old Wire Road. This development will include 56 residential units on —9.7 acres with 5.5 acres of R-A. Variance Request #1 Variance for double frontage lots Chapter 166.08E(2) Lots 6-18 will be considered double frontage through lots, we are asking for a variance to this code, because we will be enforcing that all of these lots be accessed via N Sumac Dr with the homes fronting onto Old Wire. A similar request was approved with the Stage Station Subdivision to the east of Butterfield Subdivision. Variance Request #2 Grading within the Stream Side Protection Zone (168.01) In order to ensure that we meet the No Adverse Impact to the stream, we are installing floodplain shelfs that will help aid in conveyance and create compensatory storage. Disturbed areas all consists of excavated areas (no fill) and we will be revegetating and landscaping in a floodplain like state. With this approach we are meeting all requirements of the No Adverse Impact and a study has been completed and submitted with this project. Variance Request #3 Street Related Requests This development's intent, is to approach this project in an environmentally sensitive way, and so by utilizing a smaller street section, we can avoid placing larger quantities of impervious surface and create a more compact and complete neighborhood. Many of these lots will be rear loaded and will be utilizing shared access easements. Block lengths are at a smaller interval than normal, and the anticipated traffic load will be minimized by the fact that no future development is possible to the south, east (floodway), west (existing subdivision), and on the north. Request for Alternate Residential Link Streets (42' ROW with a 28' wide street, 6' of greenspace, and 6' sidewalk) to be used for the majority of Suman Drive and Livingston Lane. For the eastern portion of Sumac Dr to be considered a public street with 26' of Right - of -Way: a 20' drive for fire code and a 6' sidewalk on the western edge of pavement Subdivision CommiteeJune 29, 2023 Agenda Item 1 PPL-2023-0003 (THE LIVINGSTON) Page 18 of 24 within the ROW. Lots 21-24 will be rear loaded and this small section will receive the lightest amount of traffic, but serves an important connection for fire requirements. III. For the streets have a single pitch to match existing grades. This will allow us to place the storm drainage on only the downstream side which will minimize storm drainage conflicts with utilities, sidewalks, landscaping (street trees), etc. IV. For the eastern section of Sumac to have radii that are less than code. The northern curve has a radius of 37 feet and the southern radius is 50 feet. Our interpretation is that these intersections are akin to Knuckles, wherein the minimum radius is 30 feet. We understand that our proposal is a hybrid radii, so we hope that staff can support this request as well. Water and Sewer are present at the site. Storm water management will be taken into account with the additional of a stormwater facility located on the southeast side of the residential zoning. Tree Preservation is being proposed to be dedicated on -site and no mitigation will be required at this time. This project has been to the Parks Department, wherein the Board voted to take money in -lieu. We look forward to working with the city to make this a successful project. Sincerely; lv� li(a# Jorgensen, P.E. Subdivision CommiteeJune 29, 2023 Agenda Item 1 PPL-2023-0003 (THE LIVINGSTON) Page 19 of 24 >s T", o WHO s n > 12 gb i5� a� �S SS S�SS� bbbr Aa.'S TITLE: \ I; $ 9 $ a o Subdivision Commite JORGENSEN ---,—Agenda June 29, 2023 g Item 1 iH�5 R Q ';. g € ag4 0 ��+ASSOC w-L-2a23-0003-(THE LIVINGSTON) f ,,I Ergneenn :, LOCATION:: I Page 20 of 24 ✓ILLE AR I I I' g31 _J Cµ g � _ I e i � 1 h I: "Hig Fsx 3 3 a�s�g.� I R��g3 ^Ng� 3z �.�a ageq�o�isg�� gR3. A$ g R9$ a gegg A a aff "M fl �gL� gE?<i- eq�k _. ez11411 IC gg 3'eg �33.. SFEs �g.9g 37x cpg `s �I — n Er R3_2 As Rs P r� spa R °a el "@B T4 a9iS i 1 t 3.s$�� FH da _, -�a a g aka �s a § ;: as U-i od t F1 R a Eeaa 3R A s a k a - x�� o� g� z,3 �� aa� R� �➢ I� �� PROJECT TITLE: 't ot oox LIVINOSTON @@ Im;€ Subdivision CommiteE June29, 2023 gendaltem1 '- "i �Tai'. I��", PPL-2023-0003 (THE LIVINGSTON) ' nR yY�` '� t S o r8 �� d a PROJECT LOCATION: x '; Tim Page 21 of 24 �' FAYETTEVILLE AR Page 22 of 24 PPL-2023-0003 2910 N. OLD WIRE RD Close Up View STRAWBE Regional Link Neighborhood Link Residential Link Planning Area - - Fayetteville City Limits — — — Shared -Use Paved Trail - - - Trail (Proposed) ?,1D 0V0 Feet 0 75 150 300 450 600 1:2,400 aC'<ee 0k �tc�o rmy cue : � NORTH Residential -Agricultural RSF-4 Residential -Office Neighborhood Conservation P-1 Subdivision CommiteeJune 19, 2023 Aaendh Item 1 Page 23 of 24 Page 24 of 24 CITY OF _ FAYETTEVILLE SUBDIVISION COMMITTEE MEMO ARKANSAS TO: Fayetteville Subdivision Committee THRU: Jessie Masters, Development Review Manager FROM: Gretchen Harrison, Senior Planner Josh Boccaccio, Engineering Development Review Manager John Scott, Urban Forester MEETING: June 29, 2023 SUBJECT: LSD-2022-0042: Large Scale Development (3120 W. OLD FARMINGTON RD./SOUTHERNWOODS CLUSTER DEVELOPMENT, 557): Submitted by COMMUNITY BY DESIGN for property located at 3120 W. OLD FARMINGTON RD. The property is zoned NC, NEIGHBORHOOD CONSERVATION and contains approximately 20.40 acres. The request is for 12 cluster housing developments with a total of 134 single-family units. RECOMMENDATION: Staff recommends tabling LSD-2022-0042 until the July 13, 2023 Subdivision Committee meeting. RECOMMENDED MOTION: "1 move to table LSD-2022-0042 until the July 13, 2023 Subdivision Committee meeting. " JUNE 15, 2023 SUBDIVISION COMMITTEE MEETING: This item was tabled at the June 15, 2023 Subdivision Committee meeting due to a cyber security incident. No additional information has been received in the interim. BACKGROUND: The subject property is located on the south slope of Millsap Mountain on the north side of Old Farmington Road. The property contains roughly 20.40 acres and it received its current zoning designation of NC, Neighborhood Conservation, as a result of a rezoning last year (RZN-2022- 000011). A conditional use permit for 15 cluster housing developments containing a total of 162 single-family units was approved by the Planning Commission in January of 2022 (CUP-2021- 000056). An amendment to the conditions of its approval was approved by the Planning Commission in June of 2022 (ADM-2022-0033) and a one-year extension was approved in April of 2023 (ADM-2023-0010). The development entitlement for three of the cluster housing developments included in the CUP approval was approved by the Planning Commission in June of 2022 (LSD-2022-0014). Surrounding land uses and zoning are depicted in Table 1. Table 1: Surrounding Land Uses and Zoning Direction Land Use Zoning Single -Family Residential; R-A, Residential -Agricultural; North Centennial Park RSF-2, Residential Single -Family — 2 Units per Acre; RSF-4, Residential Single -Family — 4 Units per Acre South Single -Family Residential R-A, Residential -Agricultural; RSF-4, Residential Single -Family — 4 Units per Acre; Mailing Address: 113 W. Mountain Street 2023 Fayetteville, AR 72701 Agenda Item 2 LSD-2022-0042 (SOUTHERNWOODS CLUSTER DEVELOPMENT) Page 1 of 25 RPZD, Residential Planned Zoning District East Single -Family Residential R-A, Residential -Agricultural; NC, Neighborhood Conservation West Centennial Park R-A, Residential -Agricultural; RSF-2, Residential Single -Family — 2 Units per Acre Proposal: The applicant requests large scale development approval to develop the subject property with 12 cluster housing developments containing a total of 134 single-family units. Four variances from the Unified Development Code have been requested as part of this project. Each variance is described further below alongside staff's recommendations: §166.08(E): Street Design and Access Management Standards — Block Length/Connectivity. On Residential Link streets, intersections shall occur at a minimum of one every 660 feet. Also, wherever a proposed development abuts undeveloped land, street stub -outs shall be provided to abutting properties. The applicant is requesting a variance from this standard along the west side of proposed Street D to allow a block length of approximately 1,000 feet and to provide no street stub - outs to the north. o Staff recommendation: Staff is supportive of this variance request. A protected stream and FEMA-designated floodplain are currently present on the west side of the property, which limit the area to provide potential street stub -outs and have thus resulted in the applicant providing a street with a block length of 1,000 linear feet. Staff finds the presence of those natural features to constitute a hardship in this instance. With regard to the street stub -out to the north, the applicant has stated that the presence of steep terrain, tree preservation areas, and Centennial Park make a connection to the north undesirable. Staff is supportive of the applicant's request to not provide a street stub -out to the north given those considerations, and is supportive of their proposal to provide a pedestrian connection via a soft -surface trail that would connection the west end of Street E to the Centennial Park trail system. §166.11: Conformance to Plans and Regulations. Projects shall conform to the official plans and regulations that make up the Master Street Plan. The applicant has requested to vary from the standard street section for a Residential Link, as outlined in the Master Street Plan, in order to install an additional on -street parking lane along the property's Old Farmington Road frontage. o Staff recommendation: Currently, staff is supportive of the applicant's request to vary from the street section for a Residential Link street in order to install an additional parking lane on the north side of Old Farmington Road. As noted by the applicant, the inclusion of an additional parking lane along the street would help to reduce the speed of vehicular traffic and result in increased safety for both vehicles and pedestrians. Nevertheless, staff received this request shortly before the Subdivision Committee meeting and may need additional time to fully evaluate the variance. §172.04(F)(4)(a)(iv): Parking Lot Design Standards — Effective Curb Radius. All driveways serving nine or more parking spaces shall have an effective curb radius of 15 feet for curb cuts on Residential Link streets. The applicant is requesting a variance o Staff recommendation: Staff is supportive of this variance request. While the applicant is not meeting the letter of the code, they are demonstrating an effort to meet the intent by designing streets and curb cuts in a way that slow vehicle turning Subdivision CommiteeJune 29, 2023 Agenda Item 2 LSD-2022-0042 (SOUTHERNWOODS CLUSTER DEVELOPMENT) Page 2 of 25 motions to improve pedestrian safety. The applicant suggests that the typical requirement would likely require the sidewalk to change course to make room for a driveway apron and may encourage higher vehicle turning speeds. Staff finds that the context of the development, among a planned series of cluster developments, supports the use of a narrower driveway apron. While a smaller curb radius may not be appropriate in other situations, a low vehicle volume and slower traffic speeds may be complementary to the development pattern while improving traffic safety. Accordingly, staff finds that the requested variance would not adversely impact vehicular or pedestrian safety and is thus supportive of it. §172.11(G)(2): Driveway Standards — Driveways Beyond the Property Line. To prevent vehicles from parking over the public sidewalk, garages and carports shall be positioned to provide at least 18 feet between the sidewalk or Master Street Plan right- of-way line and the garage or carport. The applicant is requesting a variance from this standard along the north side of proposed Street E to allow for driveways with lengths ranging between 13 and 15 feet. o Staff recommendation: Staff is not supportive of this variance request. The intent of this standard is to prevent vehicles from parking over sidewalks in a manner that blocks pedestrian access. Given the length of the proposed driveways, staff finds that vehicles are likely to park in driveways in a manner that encroaches into the public sidewalk and street and may create a dangerous condition for both vehicles and pedestrians. Right -of -Way to be Dedicated: Old Farmington Road: The subject property has frontage along Old Farmington Road, a partially improved Residential Link street. The property currently has 26 feet of right-of-way from the centerline of the road, and staff recommends that four additional feet of right-of-way be dedicated to accommodate a 10-foot sidewalk in line with the City's Active Transportation Plan. Internal Streets: The applicant proposes Alternative Residential Link streets throughout the development. Staff recommends that right-of-way be dedicated along all internal streets in the amount of 34 feet to align with the approved conditions of the associated conditional use permit. Street Improvements: Old Farmington Road: Old Farmington Road is a partially improved Residential Link street with asphalt paving and open ditches. Staff recommends that the property's Old Farmington Road frontage be improved as a Residential Link with 10-foot sidewalk, six-foot greenspace, and curb and gutter. The applicant has shown an intent to dedicate additional right-of-way to accommodate a second on -street parking lane along Old Farmington Road, though a request to vary from the street section for a Residential Link would be required to improve the street as proposed. Internal Streets: Alternative Residential Link streets with 34-foot-wide right-of-way are proposed throughout the development. Staff recommends that all internal streets be improved as required by the associated conditional use permit. Improvements include a six-foot sidewalk, curb and gutter, and asphalt paving within the right-of-way, and a six-foot sidewalk with four -foot greenspace in a 10-foot easement adjacent to the right-of-way. Infrastructure outside of the right- of-way would be owned and maintained by a property owners association. Additional Improvements: Based on the provided traffic study from the previous phase of the development, the Engineering Division is recommending that the developer be responsible for a portion of infrastructure improvements at the intersection of Martin Luther King Jr. Boulevard and Subdivision CommiteeJune 29, 2023 Agenda Item 2 LSD-2022-0042 (SOUTHERNWOODS CLUSTER DEVELOPMENT) Page 3 of 25 One Mile Road. The applicant has provided an estimate for widening the north leg of the intersection to include a southbound left -turn lane, southbound thru/right-turn lane, and northbound receiving lane. The estimate also includes costs for modifying the traffic signal for north and south bound movements. The total estimate is $193,068.04. Planning Commission previously approved an assessment of $15,831.58 which is 8.2% of the cost based on 132 vehicles, or 50% of the previous phase's two-way site generated weekday traffic and the existing traffic volumes traveling southbound on One Mile Road. Access Management/Connectivity: Staff has determined that the project is partially compliant with the City's access management and connectivity standards. Vehicular access is primarily proposed through separate parking courts that are intended to serve each development, though some units on the north side of the property have direct access to a public street. A variance to the City's block length standards has been requested as outlined above. Design Standards: As cluster housing developments, this project is subject to the design standards outlined in Unified Development Code §164.22, Cluster Housing Development. The proposal appears to meet the cluster housing requirements for density, bulk and area, setbacks, and building height. The cluster housing requirements for parking and variation in unit floor plans and architectural treatments have also been met. More information is needed to confirm that the common and private open space requirements for cluster housing are being met as part of this proposal. Water and Sewer System: The applicant is proposing to extend eight -inch water mains through the site to provide fire protection and domestic water. The applicant is also proposing to extend eight -inch sewer mains through the site to provide sanitary sewer. Parkland dedication or fee in -lieu: This proposal was discussed by the Parks and Recreation Advisory Board (PRAB) at their March 7, 2022 meeting. PRAB recommended fee in -lieu for this development in the amount of $145,926 based on 134 single-family units. Fee in -lieu must be paid prior to the issuance of building permits. Tree Preservation: Canopy minimum requirement: 21% Existing canopy: 61.2% Preserved canopy: 25.6% Mitigation required: None Public Comment: To date, staff has received no public comment on this item. RECOMMENDATION: Staff recommends tabling LSD-2022-0042. Should the Subdivision Committee choose to forward the item, staff recommends the following conditions: Conditions of Approval: Subdivision Committee recommendation of right-of-way dedication. Staff recommends right-of-way dedication as follows: a. Old Farmington Road: Staff recommends right-of-way dedication in the amount of 30 feet from the centerline of the road. b. Internal Streets: Staff recommends right-of-way dedication in the amount of 34 feet along all interior streets as required by the associated conditional use permit. Subdivision CommiteeJune 29, 2023 Agenda Item 2 LSD-2022-0042 (SOUTHERNWOODS CLUSTER DEVELOPMENT) Page 4 of 25 2. Subdivision Committee recommendation of street improvements. Staff recommends street improvements as follows: a. Old Farmington Road: Staff recommends that the property's Old Farmington Road frontage be improved with 10-foot sidewalk, six-foot greenspace, and curb and gutter. b. Internal Streets: Staff recommends that all internal streets be improved with a six- foot sidewalk, curb and gutter, and asphalt paving within the right-of-way, and a six-foot sidewalk with four -foot greenspace in a 10-foot easement adjacent to the right-of-way as required by the associated conditional use permit. c. Additional Improvements: Staff recommends that the applicant is assessed a $193,068.04 fee in -lieu for planned improvements to the intersection of Martin Luther King Jr. Boulevard and One Mile Road. 3. Subdivision Committee recommendation of a variance to UDC §166.08(E): Street Design and Access Management Standards — Block Length/Connectivity. Staff recommends approval of the variance for the reasons stated above; 4. Subdivision Committee recommendation of a variance to UDC §166.11: Conformance to Plans and Regulations. Staff recommends that this variance be forwarded to the Planning Commission with no recommendation for the reasons stated above; 5. Subdivision Committee recommendation of a variance to UDC §172.04(F)(4)(a)(iv): Parking Lot Design Standards — Effective Curb Radius. Staff recommends approval of this variance for the reasons stated above; 6. Subdivision Committee recommendation of a variance to UDC §172.11(G)(2): Driveway Standards — Driveways Beyond the Property Line. Staff recommends denial of this variance for the reasons stated above; 7. Remaining comments from the Planning Division shall be addressed, including: a. Each unit must have 250 SF of private open space with no dimension of less than ten feet. There appear to be numerous instances where private open space is significantly less than required. b. Confirm width of driveways on all lots on the north side of Street E. c. Public sidewalk shouldn't overlap with common open space. See comment from Engineering about sidewalk location. d. Dimension width of proposed street R/W from centerline. 8. All conditions of approval of the associated conditional use permit (CUP-2021-000056) shall be met; 9. Conditions of approval from Engineering and Urban Forestry are included in the official conditions of approval, attached hereto; Standard Conditions of Approval: Impact fees for fire, police, water, and sewer shall be paid in accordance with City ordinance; Subdivision CommiteeJune 29, 2023 Agenda Item 2 LSD-2022-0042 (SOUTHERNWOODS CLUSTER DEVELOPMENT) Page 5 of 25 2. Plat Review and Subdivision comments (to include written staff comments provided to the applicant or their representative, and all comments from utility representatives: Black Hills Energy, AT&T, Ozarks Electric, SWEPCO, and Cox Communications); 3. All mechanical/utility equipment (roof and ground mounted) shall be screened using materials that are compatible with and incorporated into the structure. A note shall be clearly placed on the plat and all construction documents indicating this requirement; 4. Trash enclosures shall be screened on three sides with materials complimentary to and compatible with the principle structure. Containers may also be screened from view of the street by the principal structure or vegetation. Elevations of the proposed dumpster enclosure shall be submitted to the Planning and Solid Waste Divisions for review prior to building permit; 5. All existing utilities below 12kv shall be relocated underground. All proposed utilities shall be located underground; 6. Staff approval of final detailed plans, specifications and calculations (where applicable) for grading, drainage, water, sewer, fire protection, streets (public and private), sidewalks, and tree preservation. The information submitted for the plat review process was reviewed for general concept only. All public improvements are subject to additional review and approval. All improvements shall comply with the City's current requirements; 7. All exterior lights shall comply with the City lighting ordinance. Manufacturer's cut -sheets are required for review and approval prior to issuance of a building permit; 8. All freestanding and wall signs shall comply with ordinance specifications for location, size, type, number, etc. Any proposed signs shall be permitted by a separate sign permit application prior to installation; 9. Large scale development shall be valid for one calendar year; 10. Contact the City's Emergency 911 Address Coordinator for addressing prior to building permit; 11. Prior to building permit, a cost estimate for all required landscaping is to be submitted to the Landscape Administrator for review. Once approval is gained, a guarantee is to be issued (bond/letter of credit/cash) for 150% of the cost of the materials and installation of the plants. This guarantee will be held until the improvements are installed and inspected, at the time of Certificate of Occupancy; and 12. Prior to the issuance of a building permit the following is required: a. Grading and drainage permits; b. Separate easement plat for this project that shall include the tree preservation area and all utility and access easements; c. Exterior lighting package must be provided to the Planning Division; d. An on -site inspection by the Landscape Administrator of all tree protection measures prior to any land disturbance; e. Project Disk with all final revisions; and f. Completion of all required improvements or the placement of a surety with the City (letter of credit, bond, escrow) as required by Section 158.01 "Guarantees in Lieu Subdivision CommiteeJune 29, 2023 Agenda Item 2 LSD-2022-0042 (SOUTHERNWOODS CLUSTER DEVELOPMENT) Page 6 of 25 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: June 29, 2023 Motion: Second: Vote: BUDGET/STAFF IMPACT: None ATTACHMENTS: • Engineering Memo • Urban Forestry Comments • Request Letter • Variance Request Letter • Site Plan • One Mile Map • Close -Up Map • Current Land Use Map Subdivision CommiteeJune 29, 2023 Agenda Item 2 LSD-2022-0042 (SOUTHERNWOODS CLUSTER DEVELOPMENT) Page 7 of 25 CITY OF FAYETTEVILLE ARKANSAS TO: Gretchen Harrison, Senior Planner FROM: Josh Boccaccio, Engineering Development Review Manager DATE: June 26, 2023 SUBJECT: Subdivision Committee Engineering Comments for LSD-2022-0042 3220 W Old Farmington Rd LSD ***Engineering recommends this project be tabled*** STAFF MEMO Water: The applicant is proposing to extend 8" water mains through the site to provide fire protection and domestic water. Sewer: The applicant is proposing to extend 8" sewer mains through the site to provide sanitary sewer. Natural Features: A portion of the site is shown to potentially have hydric soils which are indicators of possible wetlands. A wetland delineation must be provided at grading permit for the areas shown to potentially have hydric soils. Additionally, there is a protected stream that is present on portions of the western edge of the project. Drainage: This project must meet the 4 minimum standards outlined in Fayetteville's Drainage Criteria Manual. Water Quality is proposed to be met through the use of multiple infiltration trenches, permeable pavement features, and bioretention. Channel protection is proposed to be met at the detention pond by holding the increase in volume for the 1-years storm and releasing it over 40 hours. At study points 2, 3, and 4 the post development volume for the 1-year is not more than the 1-year pre -developed volume. Overbank and Extreme Flood Protection are proposed to be met with an underground detention pond and the previously mentioned features. Additional review will be performed during grading permit. Streets/Traffic: The applicant is proposing to extend public residential streets through the development. Based on the provided traffic study from a previous phase of the development (LSD-2022-0014), the Engineering Division is recommending the developer be responsible for a portion of the infrastructure improvements at Martin Luther King, Jr. Blvd and One Mile Rd. The applicant has provided an estimate for widening the north leg of the intersection to include a southbound left -turn lane, southbound thru/right-turn lane, and northbound receiving lane. The estimate also includes costs for modifying the traffic signal for north bound and south bound movements. The total estimate is $193,068.04. Planning Commission previously approved an assessment of $15,831.58 which is 8.2% of the cost based on 132 vehicles or 50% of the previous phase's two-way site generated weekday traffic and the existing traffic volumes traveling southbound on One Mile Rd. Mailing Address: Subdivision CommiteeJune 29, 2023 113 W. Mountain Street www.fayetteville4@crgbVtem 2 Fayetteville, AR 72701 LSD-2022-0042 (SOUTHERNWOODS CLUSTER DEVELOPMENT) Page 8 of 25 Using the same traffic study and remaining trip generation staff recommends the applicant be responsible for 39.3%, or $75,875.74 of the improvement cost. The two-way site generated traffic is 1,265 trips and 50% of those trips (632.5) are assumed to use the signal. Plan Comments: 1. Provide a letter for all requests for a city engineer determination. 2. The intersection angle of Street A and D does not meet the city's minimum street standards. 3. Provide sight distance exhibits for review. 4. Sidewalk along Old Farmington Rd must be encompassed by right-of-way. 5. If parking is permitted on both sides of Old Farmington Rd by Planning Commission, striping must be installed by this development. 6. Additional information is needed on how the storm sewer will function along street B. 7. All bioretention and infiltration water quality features must meet DCM requirements. For grading permit provide documentation standards are being met. 8. Additional comments on plans. 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 CommiteeJune 29, 2023 Agenda Item 2 LSD-2022-0042 (SOUTHERNWOODS CLUSTER DEVELOPMENT) Page 9 of 25 URBAN FORESTRY (Ak TREE PRESERVATION COMMENTS CITY OF FAYETTEVILLE ARKANSAS To: Brian Teague, Community By Design From: Melissa Evans, Urban Forestry CC: Gretchen Harrison, Planner Meeting Date: May 31, 2023 Subject: LSD-2022-0042: Southern Woods Cluster Development (Ph 3); 3120 W. Old Farmington Rd., 557 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 810,905 100% Zoning Designation * Select Below with drop down arrow NC -Neighborhood Conservation 162,181 21% weighted average* HHOD * Select Below with Drop Down Arrow No 25.6% of property is in HHOD* 0 0% Total Canopy for Minimum Preservation Requirements 162,181 21.3% Existing Tree Canopy * Minus Right of Way and Easements 496,258 61.2% Tree Canopy Preserved 207,531 25.6% Tree Canopy Removed *On Site 288,727 35.6% Tree Canopy Removed *Off Site 0 Tree Canopy Removed Total 288,727 35.6% Removed Below Minimum 0 Mitigation Requirements 0 *Please see comment #2 in the comments at the end of this document. Subdivision CommiteeJune 29, 2023 Agenda Item 2 LSD-2022-0042 (SOUTHERNWOODS CLUSTER DEVELOPMENT) Page 10 of 25 3. Mitigation Requirements Canopy below Number of 2" caliper requirement trees to be planted High Priority 0 0 Low Priority 0 0 Total Mitigation Trees Required 0 0 4. Mitigation Type Yes No N/A On -Site Mitigation X Off -Site MitfgatiGR Preservation X Tree Escrow (See Conditions of Approval) X 5. Tree Preservation Plan Checklist UDC Chapter 167.04H1 a. 5 year Aerial Check on Existing Trees b. Property Boundary c. Natural Features (100ft beyond limits of disturbance) d. Existing Topography and Proposed Grading e. Soil Types f. Significant Trees g. Groupings of Trees h. Table Inventory List (species, size, health, priority) i. All Existing and Proposed Utilities j. All Existing and Proposed Utility Easements and ROW's k. All Streams (with approximate center line) I. Floodplains and floodways m. Existing Street, Sidewalk or Bike Path ROW n. Submitted Site Analysis Plan (if required) o. Shows ALL Proposed Site Improvements p. Delineates trees/canopy to be preserved and removed Tree Protection Methods a. Tree Protection Fencing b. Limits of Root Pruning c. Traffic flow on work site d. Location of material storage e. Location of concrete wash out f. Location of construction entrance/exit Tech Subdivision Planning Plat Committee Commission Yes Yes Yes Yes Yes NO Yes NO Yes Yes Yes N/A Yes N/A Yes Yes Yes Yes N/A NO NO NO Subdivision CommiteeJune 29, 2023 2 Agenda Item 2 LSD-2022-0042 (SOUTHERNWOODS CLUSTER DEVELOPMENT) Page 11 of 25 6. Site Analysis Report (if required) UDC Chapter 167.04H4 a. Provide graphic examples of multiple options used to minimize removal of existing canopy b. Submitted Analysis Statement — Note the process, iterations, and approaches to preserve canopy. 7. Review Status (See Comments) Conditionally Approved Approved Tabled Denied Yes No N/A X X Tech Plat Subdivision Planning Committee Commission 12-22-22 05-11-23 05-25-23 Appeal Process: A final administrative determination by the Urban Forester may be appealed in accordance with Chapter 155 of the Unified Development Code. IComments I L 1. Address items above marked "No" and all Redlines provided. 2. Please do not count the entire site area including other phases in the calculations. The other phases were considered individually and this one should be too. Please address this comment with the next revisions or this might be tabled at Subdivision Committee. 3. Please show an existing tree inventory or show what types of trees exist on the plan. Subdivision CommiteeJune 29, 2023 3 Agenda Item 2 LSD-2022-0042 (SOUTHERNWOODS CLUSTER DEVELOPMENT) Page 12 of 25 1� CITY of FAYETTEVILLE ARKANSAS URBAN FORESTRY LANDSCAPE PLAN COMMENTS To: Brian Teague, Community By Design From: Melissa Evans, Urban Forestry CC: Gretchen Harrison, Planner Meeting Date: May 31, 2023 Subject: LSD-2022-0042: Southern Woods Cluster Development (Ph 3): 3120 W. Old Farmington Rd., 557 1. General Landscape Plan Checklist Yes No N/A a. Irrigation (notes either automatic or hose bib 100' o.c.) X UDC Chapter 177.03C7g, 177.04B3a b. Species of plant material identified X UDC Chapter 177.03C7d,e c. Size of plant material (minimum size 2" caliper for trees and 3 gal. shrubs) X UDC Chapter 177.03C7b,c d. Soil amendments notes include that soil is amended and sod removed X UDC Chapter 177.03C6b e. Mulch notes indicate organic mulching around trees and within landscape beds X UDC Chapter 177.03C6c,d f. LSD, LSIP, and Subdivisions (PPL & FPL) plans stamped by a licensed X Landscape Architect, others by Landscape Designer UDC Chapter 177.03B g. Planting bed contained by edging X UDC Chapter 177.03C6f h. Planting details according to Fayetteville's Landscape Manual X UDC Chapter 177.03C6g i. Provide information about 3-Year Maintenance plan. The owner shall deposit X with the City of Fayetteville a surety for approved landscape estimate. UDC Chapter 177.05 A2g 2. Parking Lot Requirements 1 Tree : 12 Parking Spaces Yes No N/A a. Wheel Stops/Curbs X UDC Chapter 177.04B1 Subdivision CommiteeJune 29, 2023 Agenda Item 2 LSD-2022-0042 (SOUTHERNWOODS CLUSTER DEVELOPMENT) Page 13 of 25 b. Narrow Tree Lawn (8' min. width, 37.5' length) UDC Chapter 177.04C c. Tree Island (8' min. width, 18.7' min length OR 150 square feet) UDC Chapter 177.04C d. Placement of Trees (either side at entrances and exits) UDC Chapter 177.04C2 3. Perimeter Landscaping Requirements X X X Yes No N/A a. Front Property Line (15' wide landscape) and five on sides. X UDC Chapter 177.04D2a b. Side and Rear Property Lines (5' Wide Landscape Area) N/A UDC Chapter 177D1 c. Shade trees planted on south and west sides of parking lots UDC Chapter 177.04D2e d. Screening of parking lot from adjacent residential properties. 4. Street Tree Planting Requirements a. Residential Subdivisions 1 Large Shade Species Tree per Lot UDC Chapter 177.05B1a b. Non -Residential Subdivisions 1 Large Species Shade Tree every 30' (planted in greenspace) UDC Chapter 177.05B2a c. Urban Tree Well — Urban Streetscapes Trees every 30' (8' sidewalk) UDC Chapter 177.05B3a-f d. Structured Soil — Urban Tree Wells Include a note and/or detail of structural soil on Landscape Plan UDC Chapter 177.05B3a-f e. Residential Subdivisions Timing of planting indicated on plans UDC Chapter 177.05A4 f. Residential Subdivisions Written description for method of tracking planting UDC Chapter 177.05A4e X X Yes No N/A X X X 2 Subdivision CommiteeJune 29, 2023 Agenda Item 2 LSD-2022-0042 (SOUTHERNWOODS CLUSTER DEVELOPMENT) Page 14 of 25 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) Tech Plat Conditionally Approved 12-22-22 05-11-23 05-25-23 Approved Tabled Denied Amount 0 1/12 spaces required 1 /Lot, 2/corner lots, 1/30 along Old Farmington Rd. 0 0 0 Subdivision Planning Committee Commission Appeal Process: A final administrative determination by the Urban Forester may be appealed in accordance with Chapter 155 of the Unified Development Code. 1. Address items above marked "No" and all Redlines provided. 2. The landscape plan is required to be stamped by a landscape architect. 3. Please provide a few more tree species for diversity. 4. Please make sure that parking lot trees are placed as close to parking lots at possible since the intent is that they shade the parking lot. 5. Corner lots are required to have one street lot tree per street (so usually 2 trees per corner lot). 6. Please label trees on the plan with a "S" or "P" to distinguish street trees from parking trees. 3 Subdivision CommiteeJune 29, 2023 Agenda Item 2 LSD-2022-0042 (SOUTHERNWOODS CLUSTER DEVELOPMENT) Page 15 of 25 co m m u n i ty. b_y.d__esig n wgIr TOWN PLANNING.URBAN ENGINEERING May 22, 2023 Via EnerGov Ms. Gretchen Harrison, Planner City of Fayetteville 125 West Mountain Street Fayetteville, Arkansas 72701 RE: 3220 W. Old Farmington Road — LSD 2022 0042 Revisions Submittal Ms. Harrison, As a representative of the property owner at Washington County Parcel 765-14759-000, the following files have been uploaded to EnerGov as a part of a large scale development application re -submittal in association with LSD 2022 0042: • One (1) copy of a written submittal letter • One (1) copy of revised site, utility, grading, tree preservation, and landscape plans • One (1) copy of applicant annotated responses to plan comments • One (1) copy of a variance request for the proposed driveway apron • One (1) copy of a variance request for the proposed street connectivity and block length • One (1) copy of a variance request for the proposed driveways on the north side of Street E • One (1) copy of a variance request for the proposed water quality features • One (1) copy of a variance request for the proposed C3 curve length • One (1) copy of a variance request for the proposed Street B and D K-values • One (1) copy of a variance request for sight distance More information is needed in order to compose the Streamside Protection Zone variance request. This will be provided after speaking with the SPZ Administrator. A variance requests for the proposed intersection angle at Streets A and D may also be provided at that time. Revisions to the drainage report are not provided at this time but will be included with the next submittal. Sincerely, Brian Teague Community By Design 100 West gCebntlter Street Suite 300 Faye�iTOv�iNvcwVi I �nda91tem 2022 LSD-2022-0042 (SOUTHERNWOODS ®LTIA7LFPMENT) Page 16 of 25 com m u n ity.by.d_esign w r S.10 not= 16 TOWN PLANNING.URBAN ENGINEERING May 22, 2023 Via Email: eharrisonafavetteville-ar.eov Ms. Gretchen Harrison, Planner City of Fayetteville 125 West Mountain Street Fayetteville, Arkansas 72701 RE: LSD-2022-0042 — Driveways beyond property line shall extend 18' into the property 172.11(G)(2) Ms. Harrison, Please allow this letter to serve as a request to allow the driveways on the north side of proposed Street E, as proposed on the proj ect's current site plans dated May 22, 2023. This variance request applies to proposed driveways on the north side of proposed Street E where 13' and 15' is proposed as driveway lengths between the back of the proposed sidewalk and the garage door face when 18' is required. The sidewalk proposed on the north side of Street E has been offered as a 2nd sidewalk on the street when historically in a hillside condition only 1 sidewalk per street is required. This is in addition to 1 sidewalk required with the current alternative residential link street section and previous hillside versions. If the additional 2nd sidewalk was not included on the north side of the street then this variance would not be required. 18' is seemingly required to accommodate an illegally or not planned for parked car, in an effort to prevent it from parking illegally on the sidewalk in front of the garage door. As proposed the garage parking is through single car garage doors. The cars have to pass under the front porch where column bays are only 10' wide. This is in an effort to keep the streetscape human scaled while still provided garage access. It is unlikely that a car will park half under the porch and half out and also mostly across the sidewalk. We struggle with the concept of planning for this unlikely scenario. The houses proposed for the north side of Street E are designed for the ground floor to act as tuck under parking condition so the north wall acts as a retaining wall with primary living quarters to be located on the 2nd and 3rd floors. Moving the houses back 5' to accommodate the 18' driveway length requirement will significantly and unnecessarily impact hillside grading conditions and significant tree preservation conditions by requiring more impact to the hillside. Furthermore, requiring the vertical streetscape or the space between the buildings to be wider seems to be contrary to the goals of City Plan and providing narrow street cross sections. A narrower street cross section will provide traffic calming and streets that are safer for pedestrians. Thank you for your consideration of this request. Please let me know if you have questions or need additional information. Sincerely, Brian Teague Community By Design 100 West gCebntlter Street Suite 300 Faye�iT iNKC i I10.1,�`Titem2022 LSD-2022-0042 (SOUTHERNWOODS ®LTIA76PMENT) Page 17 of 25 com m u n ity.by.d_esign S.10 not = TOWN PLANNING.URBAN ENGINEERING May 22, 2023 Via Email: aharrisonafavetteville-ar.eov Ms. Gretchen Harrison, Planner City of Fayetteville 125 West Mountain Street Fayetteville, Arkansas 72701 RE: LSD-2022-0042 — Street Connectivity and Proposed Street D Block Length West Side Ms. Harrison, On behalf of the owners and the developers of the proposed development, please allow this letter to serve as a request for a variance from required street connectivity and the required block length along the west side of the proposed Street D. The development plan offers vehicular and pedestrian connectivity in the form of 14 articulated smaller City blocks where vehicular and/or pedestrian connectivity is provided on all 4 sides of the smaller blocks. Street connectivity is provided to the east in 2 locations and to the south in 2 or more locations. A third street connection could potentially be made to the east however the steep terrain and an existing tree preservation easement make it less desirable. Pedestrian connectivity is proposed at this third location. A street connection to the north is not desirable for the same reasons. The steep terrain, tree preservation, and Centennial Park make the connection to the north undesirable. The 1 private parcel to the north has access via S. Mount Millsap Lane. Pedestrian connectivity to the north is planned via a primitive trail that would connect the west end of proposed Street E to the Centennial Park trail system. The vehicular block length proposed along the west side of Street D is approximately 1,000 feet while 660 feet is required. Vehicular block lengths along the east side of Street D average 333', while pedestrian block lengths along both the west and east sides of Street D on average are closer to 200'. Despite the increased block length along it's west side this proposed Street D offers ample connectivity. A vehicular street connection to the west of Street D seems undesirable given the steep terrain and a boundary shared by the subject property and Centennial Park. The connection to the west is further encumbered by the North Fork of Farmington Branch and associated Streamside Protection Zones, which extend approximately half way across the west side of the subject property. The 2 private parcels between the project and Centennial Park are developed with an access easement granted through the subject property south to Old Farmington Road. Pedestrian Connectivity is proposed along the west side of the subject property that will ultimately connect the Centennial Park trail system to the proposed City trail along the north side of Old Farmington Road. Thank you for your consideration of these alternatives. Please let me know if you have any questions or concerns or need additional information. Sincerely, Brian Teague Community By Design brian(a)communit, bbydesignllc.com 479-790-6775 Subdivision CommiteeJune 29, 2023 Agenda Item 2 LSD-2022-0042 (SOUTHERNWOODS CLUSTER DEVELOPMENT) Page 18 of 25 com m u n ity.by.d_esign w r S.10 not= 16 TOWN PLANNING.URBAN ENGINEERING June 28, 2023 Via Email: gharrison&fayetteville-ar. oovv Ms. Gretchen Harrison, Planner City of Fayetteville 125 West Mountain Street Fayetteville, Arkansas 72701 RE: LSD-2022-0042 — Master Street Plan Variance Request Ms. Harrison, On behalf of the owners and the developers of the proposed 3220 W. Old Farmington Road Large Scale Development, please allow this letter to serve as a variance request from the Master Street Plan (MSP) Residential Link Cross Section. The variance is requested in order to allow parallel parking on both sides of a Residential Link Street or Old Farmington Road. Currently parallel parking exists on the south side of the street. The proposal is to widen the pavement to allow for parallel parking on the north side of the street. The proposed cross section is in accordance with the MSP Residential Link Cross Section except that parallel parking is proposed for both sides of the street not just one. The total proposed cross section is shown on the attached Exhibit #1. The inclusion of parallel parking on both sides of the street will calm traffic and reduce the speeds of vehicular traffic passing through, making the street safer for both vehicles and pedestrians. Thank you for your consideration of these alternatives. Please let me know if you have any questions or concerns. Sincerely, Brian Teague Community By Design 100 West Center Street Suite 300 FayegyMii KC i I �nda91tem 202 V2 LSD-2022-0042 (SOUTHERNWOODS ®LTIA7LFPMENT) Page 19 of 25 EXHIBIT #1 - PROPOSED STREET CROSS SECTION OLD FARMINGTON ROAD LOOKING EAST LANE -ID DRIVE LANE---,�-10 DRIVE LAME�PAFNINc LANE Subdivision CommiteeJune 29, 2023 Agenda Item 2 LSD-2022-0042 (SOUTHERNWOODS CLUSTER DEVELOPMENT) Page 20 of 25 com m u n ity.by.d_esign S.10 not = TOWN PLANNING.URBAN ENGINEERING May 22, 2023 Via Email: eharrisonafavetteville-ar.eov Ms. Gretchen Harrison, Planner City of Fayetteville 125 West Mountain Street Fayetteville, Arkansas 72701 RE: LSD-2022-0042 — Driveway Apron Variance Request Ms. Harrison, This is the same variance for the proposed driveway apron that was granted by the Planning Commission in 2022 for LSD-2022-0014 or lots 8, 9, and 10 of the same development, CUP 2021 000056. CUP 2021 00056 was granted a master street plan variance in order to utilize a more compact, hillside friendly street cross section. This variance request is in association with the varied street cross section approved for this project. Please allow this letter to serve as a request to allow the driveway apron as proposed on the project's current site plans dated May 22, 2023. The driveway apron configuration is detailed on sheet 7 of the plans. As proposed the driveway apron configuration allows the sidewalk to continue its course parallel to the street across the driveway. This configuration gives priority to the pedestrian crossing the driveway and signals to the vehicle operator to slow down as it crosses the sidewalk. The required 15' effective turn radius is provided per UDC 172.04(F)(4)(a)(iv). All vehicles will still be able to make the turn with ease, but at a slower speed. Alternatively, configuring the driveway apron per the standard commercial driveway detail would likely require the sidewalk to change its course to make room for the apron, in effect requiring the pedestrian to walk around the apron. This configuration can signal to the vehicle operator that the vehicle has the right of way through its intersection with the sidewalk. Configuring the curbs with a radius signals a clearer vehicle path which may encourage higher speeds through the intersection with the sidewalk. The driveway apron configuration as shown will make the pedestrian the priority and should require vehicles to travel slower as they cross the sidewalk, while at the same time ample space is provided for vehicles to easily make the turn from the street to the driveway. Thank you for your consideration of this request. Please let me know if you have questions or need additional information. Sincerely, Brian Teague Community By Design 100 West gCebntlter Street Suite 300 Faye�iT iNKC i I10.1,�`Titem2022 LSD-2022-0042 (SOUTHERNWOODS ®LTIA76PMENT) Page 21 of 25 HII z � �nfifi a m4� s �e s` g<os o q 0 a�ose�=0m$ 9 ga ga w sy � _£ € �g ''s@ fag g , age - ga e- g. � g- g N- H e- ge�ga- H s � V 1 sda a e�ma s �' m- g x g g g�Ms ��Pag�� s 95mgee�:�= � s vamd 9 �:god y� �ae�.,e35Q��,y�mRog,�ak=x >� ffig B ggo o 6j� -- � ^axe a 0 n � _ < � w NNNVENnIu n P c z T 70 Z N �aa rsrr<�m r rn Iv gf m g O m� o � CD Es OU HE c J Z z < m < z T y Or m u a NunnurNN June 29, 2023 Agenda Item 2 VELOPMENT) Page 22 of 25 LSD-2022-0042 3120 W. OLD FARMINGTON One Mile View RD NORTH 0 0.13 0.25 0.5 MilesN 'G` R_,\ 1\ vc < \ RSF-8 \ 0y \al PPZD �\ RMF-18 RSF-4 \ ♦ x ,\ Q � RSF-1 ). Subject Property t i �.0 00 - R-O I RSF-2 10, Neighborhood Link Regional Link - High Activity Freeway/Expressway — Unclassfed — Alley — Residential Link Planned Neighborhood Link Shared -Use Paved Trail Trail (Proposed) Design Overlay District Fayetteville City Limits 1 1 Planning Area 0 <Lits PlaFayg t_ zoning 1111 Generel IMoatrisl RESIDENT IALSINGLE-FAMILY EXTRACTION ll NSG ii E-1 li RI-U COMMERCIAL RI-12 Reeitlenlial-OFce NS-L C-1 ii ..id.nYal-Agnc .1 �C-2 RSF-.5 C. RSF-1 FORM BASED DISTRICTS RSF-2 � Downtown Gore RSF< Urban TMrwghhre RSF-� Mainabeat Caller RSFA Down— Generel RSF-1s Community Servi.a RESIDENTIALMULTI-FAMILY Neighborhood Sery RMF. li Neighborhood Coneervedon ii RM112 PLANNED ZONING DISTRICTS RM11a I♦ Commercial. Indu I, Residential ii RMF-sa INSTITUTIONAL ii RMF INDUSTRIAL Subdivisiow&ommiteeJune 9, I-1 Heavy G.n,.. cial aM Lbht Ind-ml Agen N 2023 Lem 2 ENT) Page 23 of 25 LSD-2022-0042 3120 W. OLD FARMINGTON Close Up View RD RSF-2 Unclassified Residential Link Hillside -Hilltop Overlay District Planning Area ! Fayetteville City Limits — — — Trail (Proposed) Subject Property RSF-18 NG1�N P M1 RSF-4 i s'ALj I I `M _NORTH; Feet 0 75 150 300 450 600 1.2,400 Residential -Agricultural RSF-2 RSF-4 RSF-8 6 RSF-18 C-1 C-2 Neighborhood Conservation A Comn"r a1v19fiii Nn#fliR00bMle 2023 tern 2 ENT) Page 24 of 25 2023 tem 2 ENT) Page 25 of 25