HomeMy WebLinkAbout2023-08-17 - Agendas - FinalCITY OF
FAYETTEVILLE
ARKANSAS
Subdivision Committee Meeting
August 17th, 2023
9:00 AM
113 W. Mountain, Room 326
Members: Porter Winston (Chair), Mary McGetrick, Andrew Brink
City Staff: Jessie Masters, Development Review Manager
Call to Order
Consent:
None.
Old Business:
MEETING AGENDA
1. PPL-2023-0004: Preliminary Plat (SOUTH OF 226 S. HAPPY HOLLOW RD/PINE HOLLOW,
526): Submitted by CRAFTON TULL for property located SOUTH OF 226 S. HAPPY HOLLOW
RD. The property is zoned NC, NEIGHBORHOOD CONSERVATION and contains approximately
3.08 acres. The request is for the preliminary plat of 20 residential lots and one detention lot.
Planner: Donna Wonsower
ITEM WAS TABLE AT THE JULY 13T", 2023, AND AUGUST 3, 2023 SUBDIVISION
COMMITTEE MEETINGS.
New Business:
2. ADM-2023-0034: Administrative Item (1621 E. SOSA DR/SUPERIOR WHEEL
LABORATORY, 643): Submitted by RANDY RITCHEY for property located at 1621 E. SOSA
DR. The property is zoned I-2, GENERAL INDUSTRIAL and contains approximately 10.97 acres.
The request is for a modification to an approved Large -Scale Development.
Planner: Gretchen Harrison
3. PPL-2023-0005: Preliminary Plat (E. ASH ST AND N. OLD WIRE RD/BORNS BEND
SUBDIVISION, 369): Submitted by BATES & ASSOCIATES for property located E. ASH ST AND
N. OLD WIRE RD. The property is zoned RSF-4, RESIDENTIAL SINGLE-FAMILY, FOUR UNITS
PER ACRE and contains approximately 6.82 acres. The request is for the preliminary plat of 16
residential lots and one detention lot. Planner: Donna Wonsower
4. LSD-2023-0010: Large Scale Development (W. VAN ASCHE DR./JJ'S SPORTS COMPLEX,
210): Submitted by JORGENSEN & ASSOCIATES for property located on W. VAN ASCHE DR.
The property is zoned R-A, RESIDENTIAL -AGRICULTURAL and contains approximately 11.89
acres. The request is for a multi -sports training complex containing a 59,502 sq. ft. basketball
gym, a 9,900 sq. ft. ninja facility, a 35,425 baseball facility, a 4000 sq. ft. storage facility, and
associated parking. Planner: Jessie Masters
Mailing Address:
113 W. Mountain Street www.fayetteville-ar.gov
Fayetteville, AR 72701
5. LSD-2023-0013: Large Scale Development (1860 S. MORNINGSIDE DR./STEEL TOWN
MARKET, 603): Submitted by BATES & ASSOCIATES for property located at 1860 S.
MORNINGSIDE DR. The property is zoned 1-1, HEAVY COMMERCIAL AND LIGHT
INDUSTRIAL and contains approximately 10.07 acres. The request is for a two -building
commercial development with associated parking. Planner: Gretchen Harrison
Announcements
None.
Adjourn
NOTICE TO MEMBERS OF THE AUDIENCE
All interested parties may appear and be heard at the public hearings. If you wish to address the Planning
Commission on an agenda item please queue behind the podium when the Chair asks for public comment.
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agenda item being considered so that everyone has a chance to speak.
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As a courtesy please turn off all cell phones and pagers.
A copy of the Planning Commission agenda and other pertinent data are open and available for inspection
in the office of City Planning (575-8267), 125 West Mountain Street, Fayetteville, Arkansas. All interested
parties are invited to review the petitions.
CITY OF
_ FAYETTEVILLE SUBDIVISION COMMITTEE MEMO
$AV ARKANSAS
TO: Fayetteville Subdivision Committee
THRU: Jessie Masters, Development Review Manager
FROM: Donna Wonsower, Planner
Josh Boccaccio, Engineering Development Review Manager
Melissa Evans, Urban Forester
MEETING: August 17, 2023
SUBJECT: PPL-2023-0004: Preliminary Plat (SOUTH OF 226 S. HAPPY HOLLOW
RD./PINE HOLLOW, 526): Submitted by CRAFTON TULL for property located
SOUTH OF 226 S. HAPPY HOLLOW RD. The property is zoned NC,
NEIGHBORHOOD CONSERVATION and contains approximately 3.08 acres. The
request is for the preliminary plat of 20 residential lots and one detention lot.
RECOMMENDATION:
Staff recommends forwarding PPL-2023-0004 to the full Planning Commission.
RECOMMENDED MOTION:
"I move to forward PPL-2023-0004 to the full Planning Commission, recommending:
• In favor of requested variance to §166.08(E)(1)(C): Block Length and Connectivity;
• In favor of recommended right-of-way dedication;
• In favor of recommended street improvements; and
All other conditions as outlined by staff."
BACKGROUND:
The project was tabled at the August 3, 2023 Planning Commission meeting. No revisions
have been made in the interim.
The subject property is in east Fayetteville, roughly 700 feet south of the Mount Sequoyah Woods
along S. Happy Hollow Rd. The property is zoned NC, Neighborhood Conservation and is
designated as part of the Enduring Green Network. The parcel is undeveloped and covered
extensively with tree canopy. 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 /
Residential Planned Zoning District
Tree Preservation Easement
South
Single -Family Residential / Undeveloped
RSF-4, Residential Single -Family, 4 Units per Acre
East
Single -Family Residential and
Residential Planned Zoning District
Tree Preservation Easement
West
Single -Family Residential
RSF-4, Residential Single -Family, 4 Units per Acre
Mailing Address: August 17, 2023
113 W. Mountain Street www.fayetteviIleAartgfAItem 1
Fayetteville, AR 72701 PPL-2023-0004 (PINE HOLLOW)
Page 1 of 26
Proposal: The applicant proposes a single-family residential subdivision with 20 residential lots
and one detention lot on 3.08 acres. One variance was submitted with the request:
Variance: §166.08(E)(3): Connectivity. Wherever a proposed development abuts
undeveloped land, street stub -outs shall be provided as deemed necessary by the
Planning Commission to abutting properties or to logically extend the street system.
The applicant has requested a variance from this requirement given barriers to
development on the adjacent properties.
o Staff recommendation: Staff recommends approval of the proposed variance
request. The abutting property to both the north and east is fully encumbered by
existing homes and tree preservation easements, creating substantial barriers to
a future connection to adjacent streets.
Right -of -Way to be Dedicated: For S. Happy Hollow Road, the applicant proposes right-of-way
dedication of 26 feet from centerline in line with typical Residential Link Streets. The applicant
proposes to dedicate 40 feet of right-of-way for the internal streets in alignment with the Alternative
Residential Link Street section for what is currently identified as E. Fiji Street and N. Gala Avenue.
Staff's full recommendation is under the Street Improvements section.
Street Improvements:
S Happy Hollow Road: The applicant is proposing typical master street plan standards for a
Residential Link Street, including 6-foot sidewalks and 6-foot greenspace. Additionally, curb and
gutter are proposed per the Master Street Plan section. Stormwater improvements are proposed
within the development but not along S. Happy Hollow Rd.
E. Fiii Street and N. Gala Avenue: 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 a parking lane and two travel lanes.
Staff recommendation: The applicant is proposing to use Alternate Residential Link
Streets. Staff recommends approval of the Alternate Residential Link Street
section pending Fire approval, noting that the development meets or is anticipated
to meet the considerations for 1) streets with less than 250 vehicles per day, and
2) block lengths less than or equal to 400 feet. Additionally, the development is
unlikely to connect to either the north or east due to existing development and tree
preservation easements on adjacent properties.
Block Length/Connectivity: The applicant is meeting the typical minimum block length standards
of 660 feet for Residential Link Streets. A variance request has been received for connectivity
requirements (see staff recommendations above). A dead-end street is proposed to the north,
which meets Fire Department requirements as outlined under §166.08(E)(5).
Water and Sewer System: The applicant is proposing to extend approximately 1,014 linear feet
of 8" water main to provide domestic water and fire protection to the development and
approximately 881 linear feet of 8" sanitary sewer to serve the development.
Subdivision Commitee
August 17, 2023
Agenda Item 1
PPL-2023-0004 (PINE HOLLOW)
Page 2 of 26
Tree Preservation:
Canopy minimum requirement (NC): 20%
Existing canopy: 54.2%
Preserved canopy: 6.7%
Mitigation required: 63 two-inch caliper trees
An updated tree preservation plan has not been provided since the August 3 subdivision
committee meeting. Only 6.7% of the existing 54.3% canopy has been preserved with a minimum
requirement of 20%. Conditions of approval for urban forestry are listed below:
• Applicant shall revise the plan to have 10% or more tree preservation
• A site analysis plan shall be provided by the applicant detailing why the minimum tree
preservation percentage requirement of 20% cannot be achieved.
Parks: The Parks and Recreation Advisory Board (PRAB) reviewed this proposal at a meeting
held on May 30, 2023. The Parks and Recreation Advisory Board recommended fee -in -lieu of
parkland dedication in the amount of $21,780 based on the number of proposed single-family lots.
Park fees are due prior to building permit issuance.
Public Comment: Staff has not received any public comment at this time.
RECOMMENDATION: Staff recommends forwarding PPL-2023-0004 to the full Planning
Commission.
Conditions of Approval:
1. Subdivision Committee recommendation of right-of-way dedication. Staff
recommends right-of-way dedication as follows:
S Happy Hollow Road: Staff recommends right-of-way dedication in the amount of
26 feet from center line, in line with the Residential Link Street standards.
E. Fiji Street and N. Gala Avenue: Staff recommends 40 foot right -of way
dedication, in line with the Alternative Residential Link standards.
2. Subdivision Committee recommendation of street improvements. Staff recommends
street improvements as follows:
S Happy Hollow Road: Staff recommends a 6-foot sidewalk be constructed with 6-
foot greenspace, with curb, gutter, and storm drain improvements as shown.
E. Fiji Street and N. Gala Avenue: Staff recommends in favor of the Alternative
Residential Link Street section, with six foot sidewalk and six foot green space on
one side, and 27 feet of asphalt (one 10 foot drive lane, one 9 foot drive lane, and
one 7 foot parking lane).
3. §166.08(E)(3): Connectivity. Wherever a proposed development abuts undeveloped
land, street stub -outs shall be provided as deemed necessary by the Planning
Commission to abutting properties or to logically extend the street system. Staff
recommends in favor of the requested variance.
4. Parkland fees -in -lieu of dedication are required in the amount of $21,780 based on the
number of proposed single-family lots;
Subdivision Commitee
August 17, 2023
Agenda Item 1
PPL-2023-0004 (PINE HOLLOW)
Page 3 of 26
5. Streetlights shall be installed in accordance with code at all street intersections and
spaced every 300 feet;
6. All remaining comments from the Planning Division shall be addressed prior to Planning
Commission, as submitted through the Energov portal, including;
a. Straighten the pedestrian crossing on N. Gala Ave.
7. Conditions of approval from Engineering, Urban Forestry, and Parks are included in the
official conditions of approval;
Standard conditions of approval:
8. All existing overhead utility lines 12kV and under shall be relocated underground. All
proposed utilities shall be located underground;
9. Sidewalk along all commonly owned lots (detention ponds, etc.) shall be constructed prior
to final plat. All other sidewalks shall be constructed or guaranteed prior to final plat;
10. All street names shall be approved by the 911 Coordinator and indicated on the final
plat. All streets require naming for final addresses. Contact the addressing office at (479)
575-8380 for more details;
11. All lots shall be labeled with addresses as approved by the 911 Coordinator on the final
plat;
12. A floodplain development permit is required prior to construction for any grading or
structures in the flood zone;
13. Plat Review and Subdivision comments (to include written staff comments provided to
the applicant or his/her representative, and all comments from utility representative:
Black Hills Energy, AT&T, Ozarks, SWEPCO, Cox Communication);
14. Staff approval of final detailed plans, specifications and calculations (where applicable) for
grading, drainage, water, sewer, fire protection, streets (public and private), sidewalks,
parking lot(s) and tree preservation. The information submitted for the plat review process
was reviewed for general concept only. All public improvements are subject to additional
review and approval. All improvements shall comply with City's current requirements; and
15. Preliminary plat approval shall be valid for one calendar year.
Subdivision Committee Action: O Tabled O Forwarded O Denied
Meeting Date: August 17, 2023
Motion:
Second:
Vote:
Subdivision Commitee
August 17, 2023
Agenda Item 1
PPL-2023-0004 (PINE HOLLOW)
Page 4 of 26
BUDGET/STAFF IMPACT:
None.
ATTACHMENTS:
• City Engineering Comments
• Urban Forestry Comments
o Tree Preservation Site Analysis
• Request Letter
• Site Plans
• Proposed Street Sections
• One Mile Map
• Close -Up Map
• Current Land Use Map
Subdivision Commitee
August 17, 2023
Agenda Item 1
PPL-2023-0004 (PINE HOLLOW)
Page 5 of 26
CITY OF
FAYETTEVILLE
ARKANSAS
TO: Donna Wonsower, Planner
FROM: Melissa Boyd, Staff Engineer
DATE: July 31, 2023
SUBJECT: Subdivision Committee Engineering Comments for
PPL-2023-0004 PINE HOLLOW SUBDIVISION
STAFF MEMO
Water: The applicant is proposing to extend approximately 1,014 LF of 8" water main to provide
domestic water and fire protection to the development.
Sewer: The applicant is proposing to extend approximately 881 LF of 8" sanitary sewer to serve
the development.
Drainage: This development is required to meet the four Minimum Standards of the Drainage
Criteria Manual. Water quality is proposed to be met by use of an Aqua -Swirl Hydrodynamic
Separator. The 1-year, 24-hour discharge from the pond is shown to be less than 2.0 cfs, so
channel protection requirements do not apply. Overbank flood protection and extreme flood
protection requirements will be met by reducing the peak flows from pre- to post -development.
Detailed review of the proposed design will be conducted with the grading permit.
Plan Comments:
1. Address utility comments shown on plans.
2. Provide clarification for comments on drainage report about pond flows, drainage basin
areas used, etc.
3. Any retaining walls over 4' in height require design, inspection, and certification by a
Professional Engineer licensed in the State of Arkansas.
Standard Comments:
1. All designs are subject to the City's latest design criteria (water, sewer, streets and
drainage). Review for plat approval is not approval of public improvements, and all
proposed improvements are subject to further review at the time construction plans are
submitted.
2. Any damage to the existing public street due to construction shall be repaired/replaced at
the owner/developers expense
3. All public sidewalks, curb ramps, curb & gutter, and driveway aprons along this project
frontage must meet ADA guidelines and be free of damage. Any existing infrastructure
that does not conform to ADA guidelines or is otherwise damaged must be removed and
replaced to correct the issue. Coordinate with the engineering department for inspection
of existing facilities to determine compliance.
4. Water and sewer impact fees will apply for the additional impact to the system. The fees
will be based on the proposed meter size and will be charged at the time of meter set.
Mailing Address: Subdivision Commitee
113 W. Mountain Street www.fayettevilrex"VV2023
Fayetteville, AR 72701 Agenda Item 1
PPL-2023-0004 (PINE HOLLOW)
Page 6 of 26
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 Commitee
August 17, 2023
Agenda Item 1
PPL-2023-0004 (PINE HOLLOW)
PaA 7 of 26
1�
CITY of
FAYETTEVILLE
ARKANSAS
URBAN FORESTRY
LANDSCAPE PLAN COMMENTS
To: Conlee Hale, El, Crafton Tull
From: Melissa Evans, Urban Forester & John Scott, Urban Forester
CC: Donna Wonsower, Planner
Meeting Date: August 17, 2023
Subject: PPL-2023-0004: Pine Hollow Subdivision: South of 226 S. Happy Hollow Rd.
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
Subdivision Commitee
August 17, 2023
Agenda Item 1
PPL-2023-0004 (PINE HOLLOW)
Page 8 of 26
b. Wheel Stops/Curbs N/A
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 Commitee
August 17, 2023
Agenda Item 1
PPL-2023-0004 (PINE HOLLOW)
Page 9 of 26
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
79
0
20 lots (2
trees per
cornerlot
required) +
1/30 LF along
Happy
Hollow
2
8
11
Tech Plat Subdivision Planning
Committee Commission
05-27-23 08-15-23
06-14-2023 07-31-23
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. What is the hatched cobble area south of the pond?
3
Subdivision Commitee
August 17, 2023
Agenda Item 1
PPL-2023-0004 (PINE HOLLOW)
Page 10 of 26
URBAN FORESTRY
(Ak
TREE PRESERVATION COMMENTS
CITY OF
FAYETTEVILLE
ARKANSAS
To: Conlee Hale, El, Crafton Tull
From: Melissa Evans, Urban Forester & John Scott, Urban Forester
CC: Donna Wonsower, Planner
Meeting Date: August 17, 2023
Subject: PPL-2023-0004: Pine Hollow Subdivision: South of 226 S. Happy Hollow Rd.
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 Qustification 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
X
Tree Preservation Calculations
Square Feet Percent of site
Total Site Area *Minus Right of Way and Easements
130,669
100%
Zoning Designation * Select Below with drop down arrow
NC -Neighborhood Conservation
26,134
20%
HHOD * Select Below with Drop Down Arrow
No
0
0%
Total Canopy for Minimum Preservation Requirements
26,134
20.0%
Existing Tree Canopy * Minus Right of Way and Easements
70,962
54.3%
Tree Canopy Preserved
8,719
6.7%
Tree Canopy Removed *On Site
62,243
47.6%
Tree Canopy Removed *Off Site
0
Tree Canopy Removed Total
62,243
47.6%
Removed Below Minimum
17,415
Mitigation Requirements
17,415
Subdivision Commitee
August 17, 2023
Agenda Item 1
PPL-2023-0004 (PINE HOLLOW)
Page 11 of 26
3. Mitigation Requirements Canopy below
requirement
High Priority 17,065
Low Priority 350
Total Mitigation Trees Required 17,415
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 Wan Report (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
X
Number of 2" caliper
trees to be planted
78
1
79
No N/A
X
X
Tech
Subdivision Planning
Plat
Committee Commission
Yes
Yes
Yes
Yes
Yes
Yes
Yes
Yes
Yes
Yes
Yes
Yes
Yes
Yes
Yes
Yes
Yes
Yes
Yes
Yes
N/A
N/A
N/A
N/A
Yes
Yes
No
Yes
Yes
Yes
Yes
Yes
N/A
N/A
Yes
Yes
Yes
Yes
N/A
N/A
No
No
No
Yes
Subdivision Commitee 2
August 17, 2023
Agenda Item 1
PPL-2023-0004 (PINE HOLLOW)
Page 12 of 26
f. Location of construction entrance/exit
6. Site Analysis Report (if required)
UDC Chapter 167.04H4
a. Provide graphic examples of multiple options used to
minimize removal of existing canopy
b. Submitted Analysis Statement — Note the process, iterations,
and approaches to preserve canopy.
7. Review Status (See Comments)
Conditionally Approved
Approved
Tabled
Denied
No Yes
Yes No N/A
X
X
Tech Plat Subdivision Planning
Committee Commission
05-27-23 08-15-23
06-14-2023 07-31-23
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. Urban Forestry recommends this project move forward to the full Planning Commission. Though this project
is technically meeting Code, Urban Forestry Staff is concerned about the preservation number decreasing to
6% rather than increasing. The site has over 54% tree canopy with a minimum 20% preservation requirement.
The proposed preservation number has not changed since the last review for Tech Plat as the applicant has
not made attempts to increase it.
3. Conditions of approval for Urban Forestry are for the applicant to revise the plan to have 10% or more tree
preservation, and for a site analysis report be provided by the applicant detailing why the minimum tree
preservation percentage requirement (20%) cannot be achieved.
Subdivision Commitee 3
August 17, 2023
Agenda Item 1
PPL-2023-0004 (PINE HOLLOW)
Page 13 of 26
Wonsower, Donna
From:
Sent:
To:
Subject:
Attachments:
Follow Up Flag:
Flag Status:
FYI Donna.
Thanks -
Melissa
Evans, Melissa
Monday, August 7, 2023 2:51 PM
Wonsower, Donna
FW: [External] RE: Pine Hollow (f/k/a Happy Hollow)
Pine Hollow Preferred Option.pdf; Option 2.pdf; Option 3.pdf
Follow up
Flagged
From: Blake Murray <Blake.Murray@craftontull.com>
Sent: Tuesday, April 25, 2023 1:53 PM
To: Evans, Melissa <mevans@fayetteville-ar.gov>
Cc: Conlee Hale <Conlee.Hale@craftontull.com>; Jenna Graves <Jenna.Graves@craftontull.com>; Dakota Riggins
<dakota@blkpnhomes.com>; Robyn Lane <Robyn.Lane@craftontull.com>
Subject: RE: [External] RE: Pine Hollow (f/k/a Happy Hollow)
CAUTION: This email originated from outside of the City of Fayetteville. Do not click links or open attachments unless you recognize
the sender and know the content is safe.
Hi Melissa,
Please see attached, and below, for the three options for Pine Hollow. These options only take into account the streets,
so that we are comparing apples to apples. I do not have a floorplan yet to accurately show what is being proposed on
the lots, but I think this gives a good enough idea to determine which option is preferable.
Preferred Option is basically the original layout, with a couple of modifications.
I was able to pull back the street to the north by making that northermost lot a pond lot.
That saves those two big trees that were being removed before.
Removes approximately 13,037 SF Canopy in the streets
Option 2 has a slight curve and a street stub -out to our neighbor. I think the fire department may give us grief with this
one as we do not have a turnaround for them, unless they are willing to count the knuckle/bulb.
Remove approximately 16,870 SF of canopy.
Option 3 is the hammerhead option. This one would be preferable, but will likely require a variance based on Jessie's
email for lack of street stubouts to undeveloped parcels. I'm honestly not sure whether I will get enough support at PC
to get the variance approved as our only hardship is really topography.
- Remove approximately 22,421 SF of canopy
I believe we would prefer Option 1, but you can see that all three of these are relatively close to each other. Hopefully
this satisfies the requirements in code with the multiple options and we are happy to meet and discuss if you have any
questions.
Thanks! Subdivision Commitee
1 August 17, 2023
Agenda Item 1
PPL-2023-0004 (PINE HOLLOW)
Page 14 of 26
Blake Murray, P.E., CFM
Civil Project Manager I Infrastructure
Grafton Tull
YEARS
Office: 479-636-4838 1 Direct: 479-878-5872
300 North College, Suite 317
Fayetteville, AR 72701
www.craftontull.com
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This email and any files transmitted with it are confidential and intended solely for the use of the individual or entity to whom they are
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From: Blake Murray
Sent: Thursday, April 13, 2023 1:16 PM
To: 'Evans, Melissa' <mevans@fayetteville-ar.gov>
Cc: Conlee Hale <Conlee.Hale@craftontull.com>; Jenna Graves <Jenna.Graves@craftontull.com>; Fallon Henry
<Fallon.Hen ry@craftontull.com>; Dakota Riggins <dakota@blkpnhomes.com>
Subject: RE: [External] RE: Pine Hollow (f/k/a Happy Hollow)
Hi Melissa,
Please see attached for all three options that we have looked into.
I will work with Fallon to try and get you some tree preservation numbers as soon as possible. We have a certain number
of lots (18 residential) we are trying to hit to make it profitable, and cannot lose any more. I think concept 1 and concept
3 are our best options for preserving canopy.
Thanks,
From: Evans, Melissa <mevans@fayetteville-ar.gov>
Sent: Wednesday, April 12, 2023 12:06 PM
To: Blake Murray <Blake.Murray@craftontull.com>; Masters, Jessica <amasters @fayetteville-ar.gov>; Boccaccio, Joshua
<i boccaccio@fayetteville-ar.Pov>
Cc: Dakota Riggins <dakota@blkpnhomes.com>; Conlee Hale <Conlee. Hale@craftontull.com>; Jenna Graves
<Jenna.Graves@craftontull.com>
Subject: [External] RE: Pine Hollow (f/k/a Happy Hollow)
Blake —
Thank you for your email and design process information. It is good that you may be able to preserve more trees as
preservation is the first priority per Chapter 167. If you are not able to preserve the minimum required canopy
percentage, then different site design options along with a site analysis report will be required. You stated that there
are not many options for the design of this site, though you have already made changes from previous iterations and
those are certainly other options that were explored. Also, the removal of some lots for tree preservation is always an
option, and the site analysis report is a tool to describe the site constraints or other reasons why more trees cannot be
preserved, if needed.
Thanks -
Subdivision Commitee
August 17, 2023
Agenda Item 1
PPL-2023-0004 (PINE HOLLOW)
Page 15 of 26
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Figure 1: Preferred Tree Preservation Option
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Figure 2: Tree Preservation Option 2
ubdivision C mmitee
7, 2023
Agenda Item 1
PPL-2023-0004 (PINE HOLLOW)
Page 16 of 26
Figure 3: Tree Preservation Option 3
Subdivision Commitee
August 17, 2023
Agenda Item 1
PPL-2023-0004 (PINE HOLLOW)
Page 17 of 26
(rat) Crafton Tu I I
® architecture I engineering I surveying
March 171h, 2023
City of Fayetteville
City Planning Division
125 W Mountain St
Fayetteville, AR 72701
RE: Pine Hollow Subdivision
Crafton Tull Job No. 23301600
To Whom It May Concern,
300 North College, Suite 317
Fayetteville, AR 72701
479.455.2207
craftontull.com
This preliminary plat submittal is for a new 3.0-acre, 20 buildable -lot subdivision located off of S Happy
Hollow Rd in southeast Fayetteville. This project has undergone City review, and during a previous
preliminary plat submittal, concerns were raised regarding water quality and tree preservation. We have
collaborated with City Staff to develop a new layout that addresses these concerns. The proposed design
includes directing all new impervious areas to the proposed detention pond and establishing a tree
preservation easement at the eastern end of the property.
To provide water and sewer service to this development, we are proposing installing infrastructure
offsite. This involves extending a new 8" water main south along S Happy Hollow Rd. However, due to
incomplete records for existing right-of-way (R/W) or easements for the property to the north, the new
water main has been located within the road. An offsite utility easement has been obtained from the
property owner to the south, which will be used for sewer connection to an existing 8" main on the east
side of S Ray Ave.
With this development, South Happy Hollow Road will be improved to meet Master Street Plan
Standards. The improvements include widening the pavement, installing curb and gutter, constructing
sidewalks, and dedicating right-of-way. For the streets within the development, we propose utilizing the
alternative residential link street section. We believe this section is best suited for this development due
to the steep onsite grades (>10% for most of the eastern half of the site), the anticipated limited traffic
(<250 vehicles per day), and the short block lengths. Furthermore, there are restrictions on connecting
to the proposed interior streets; the parcel to the north is dedicated to tree preservation, and the parcel
to the south has significant topographic relief.
There are no waivers or variances requested at this time. We are excited to collaborate with planning
staff to create a valuable asset for the community.
Sincerely,
Conlee Hale, El
Crafton Till
Subdivision Commitee
August 17, 2023
�� Crafton Tull
® architecture I engineering I surveying
June 2"d, 2023
City of Fayetteville
City Planning Division
125 W Mountain St
Fayetteville, AR 72701
RE: Pine Hollow Subdivision
Crafton Tull Job No. 23301600
To Whom It May Concern,
Regarding the referenced development, we hereby request the following variance:
300 North College, Suite 317
Fayetteville, AR 72701
479.455.2207
craftontull.com
A variance from the typical section outlined in the 2040 Master Street Plan for a Residential Link Street.
This variance is specifically for the construction of two new streets within the proposed subdivision. The
proposed section we wish to utilize is the "Alternative Residential Link Street," which involves
eliminating the greenspace and sidewalk on one side of the street. As a result, there will be a 12-foot
reduction in right-of-way (ROW), totaling 40 feet of ROW. The driving lanes and parking lane will remain
unchanged from the standard Residential Link Street Section.
We believe that this typical section is most suitable for the development due to the steep onsite grades,
which exceed 10% for most of the eastern half of the site. Additionally, we anticipate limited traffic, with
fewer than 250 vehicles per day, and the block lengths are relatively short, measuring 416 feet for the
east -west street and 173 feet for the north -south street. Moreover, there are constraints on future
connections to the proposed interior streets. The parcel to the north is dedicated to tree preservation,
while the parcel to the south exhibits significant topographic relief.
Thank you for your consideration. Should you have any questions, please feel free to contact us at your
earliest convenience.
Sincerely,
Conlee Hale, El
Crafton Tull
Subdivision Commitee
August 17, 2023
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Figure 1: Site Plan
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Page 20 of 26
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August 17, 2023
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PPL-2023-0004 (PINE HOLLOW)
Page 21 of 26
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Figure 3: Landscape Plan PPL-2023-0004 (PINE HOLLOW)
Page 22 of 26
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August 17, 2023
Agenda Item 1
PPL-2023-0004 (PINE HOLLOW)
Page 23 of 26
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PPL-2023-0004 (PINE HOLLOW)
Page 24 of 26
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Subdivision C mmitee
August 7, 2023
Item 1
PPL-2023-0004 (PINE HOLLOW)
Page 25 of 26
PPL-2023-0004
Current Land Use
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PPL-2023-0004 (PINE HOLLOW)
Page 26 of 26
Powl-
TO:
THRU:
FROM:
CITY OF
FAYETTEVILLE
ARKANSAS
MEETING DATE:
Subdivision Committee
SUBDIVISION COMMITTEE MEMO
Jessie Masters, Development Review Manager
Gretchen Harrison, Senior Planner
August 17, 2023
SUBJECT: ADM-2023-0034: Administrative Item (1621 E. SOSA DR./SUPERIOR
WHEEL LABORATORY, 643): Submitted by RANDY RITCHEY for
property located at 1621 E. SOSA DR. The property is zoned I-2,
GENERAL INDUSTRIAL and contains approximately 10.97 acres. The
request is for a modification to an approved large scale development.
RECOMMENDATION:
Staff recommends approval of ADM-2023-0034.
RECOMMENDED MOTION:
"I move to approve ADM-2023-0034, determining:
• In favor of the request to modify LSD-2022-0040, and
• In favor of all other conditions as recommended by staff."
BACKGROUND:
The subject property is in southeast Fayetteville just west of the intersection of Armstrong Avenue
and Borick Drive. The property is zoned 1-2, General Industrial, and is currently undeveloped. A
50-foot-wide utility easement containing overhead power lines and a 50-foot-wide portion of
platted public right-of-way are present along the south side of the property. The westernmost
portion of the property is located within a FEMA-designated flood zone and contains a tree
preservation easement that was dedicated in 2014 as part of a previous project for Bright
Technology, LLC. Two protected streams are present with their associated protection zones
encumbering the easternmost portion of the property along Armstrong Avenue as well as the
northwestern corner of the site. Large scale development approval to develop the subject property
with a 16,000-square-foot office and warehouse structure and associated parking was approved
by Subdivision Committee on May 11, 2023 (LSD-2022-0040). Surrounding land uses and zoning
are depicted in Table 1.
Table 1:
Surrounding Land Uses and Zoning
Direction
Land Use
Zoning
North
Industrial
1-2, General Industrial
South
Undeveloped
1-2, General Industrial
East
Industrial
1-2, General Industrial
West
Undeveloped
1-2, General Industrial
Request: The request is for a major modification to an approved large scale development (LSD-
2022-0040). The applicant has indicated that changes to this project include rotating the building
90 degrees to better accommodate access to a loading dock and installing a new 20-foot-wide
driveway along the north side of the building with a cul-de-sac turn around to the west. UDC
§166.01(D) requires that major modifications be submitted to the body that originally approved
Subdivision Committee
August 17, 2023
Agenda Item 2
ADM-2023-0034 (SUPERIOR WHEEL LABORATORY)
Page 1 of 11
the project for their consideration and approval, which in this case is Subdivision Committee.
Public Comment: To date, staff has received no public comment regarding this request.
DISCUSSION:
Staff supports the applicant's request to amend the site plan associated with their large scale
development. The applicant proposes to rotate the building and install a new driveway on the
north side of the property in order to improve access for loading. The applicant has stated that
additional bioretention has been included to account for the increase in impervious areas, and the
main detention pond has been enlarged to ensure that the project complies with the City's
Drainage Criteria Manual. The applicant has indicated that no other changes to the layout of the
site or the building elevations are proposed. However, staff noticed that additional parking spaces
also appear to be shown on the revised site plan. As a condition of approval, staff recommends
that compliance with the City's parking lot design standards and parking ratios be confirmed prior
to grading permit issuance.
RECOMMENDATION: Staff recommends approval of ADM-2023-0034 subject to the following
conditions:
Conditions of Approval:
1. Compliance with the City's parking lot design standards and parking ratios shall be
confirmed prior to grading permit issuance, and
2. All other conditions of the associated large scale development (LSD-2022-0040) not
affected by this modification shall remain in effect.
(PLANNING COMMISSION ACTION: Required YES
(Date: August 17, 2023 O Tabled O Approved O Denied
Motion:
Second:
BUDGET/STAFF IMPACT:
None
ATTACHMENTS:
• Urban Forestry Memo
• LSD-2022-0040 Conditions of Approval
• LSD-2022-0040 Site Exhibit
• Applicant Request Letter
• Revised Site Exhibit
• One Mile Map
• Close-up Map
• Current Land Use Map
Subdivision Committee
August 17, 2023
Agenda Item 2
ADM-2023-0034 (SUPERIOR WHEEL LABORATORY)
Page 2 of 11
CITY OF
FAYETTEVILLE
ARKANSAS
Planning Commission Memo
TO: Fayetteville Planning Commission
THRU: Gretchen Harrison, Senior Planner
FROM: Melissa Evans, Urban Forester
MEETING DATE: August 17, 2023
SUBJECT: ADM-2023-0034 Administrative Item (Superior Wheel Laboratory,
1621 E. Sosa Dr.): Submitted by RANDY RITCHEY, PE for property
located at 1621 E. Sosa Dr. The property is zoned 1-2, GENERAL
INDUSTRIAL, and contains approximately 7.556 acres. The request is for
a modification to LSD-2022-0040 due to site plan revisions. The applicant
requests approval of the revisions.
RECOMMENDATION:
Urban Forestry Staff recommends approval of ADM-2023-0002, which would allow revisions to
the site design layout for the Large Scale Development project for Superior Wheel Laboratory.
The applicant is proposing to revise the building orientation, adding a truck loading dock and
access drive, and enlarging the detention pond. None of these changes affect tree preservation
and minimally affect the landscape design. The applicant will likely have to add more required
detention trees and shrubs since the pond has been enlarged.
BACKGROUND:
There are existing trees off -site at the southern area of the property and there are a few cedar
trees located south of the existing drive off S. Armstrong Avenue that are not significant. The
proposed revisions do not adversely affect tree preservation for this site.
wittee
Mailing Address: August 17, 2023
113 W. Mountain Street www.fayettevilleAaPgdvItem 2
Fayetteville, AR 72701 ADM-2023-0034 (SUPERIOR WHEEL LABORATORY)
Page 3 of 11
LSD-2022-0040 Conditions of Approval:
1. Subdivision Committee recommendation of right-of-way dedication. Staff
recommends that no right-of-way be dedicated as part of this project;
2. Subdivision Committee recommendation of street improvements. Staff recommends
that an eight -foot -wide sidewalk be installed in the existing pedestrian easement along
Armstrong Avenue;
3. Streetlights shall be installed along the property's frontage at an interval of no more than
300 linear feet;
4. Remaining comments from Planning shall be addressed, including:
a. Move the proposed streetlight five feet behind the back of curb along Armstrong.
b. Please refer to UDC §172.10 for bike parking specifications and requirements.
Racks must be installed so that they do not impede pedestrian traffic.
c. A pedestrian connection should be provided between the entrance to the building
and the proposed sidewalk along Armstrong Avenue.
d. All structures must have safe and convenient access for servicing, fire protection,
and required off-street parking. Since the driveway on the adjoining property is
being used to facilitate access, an access easement must overlay the portion of
the driveway on the adjacent property. Consent from the adjacent property owner
will be needed at the time of easement plat approval (UDC §164.16).
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;
10. All existing utilities below 12kv shall be relocated underground. All proposed utilities shall
be located underground;
Subdivision Committee
August 17, 2023
Agenda Item 2
ADM-2023-0034 (SUPERIOR WHEEL LABORATORY)
Page 4 of 11
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
August 17, 2023
Agenda Item 2
ADM-2023-0034 (SUPERIOR WHEEL LABORATORY)
Page 5 of 11
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ABORATORY)
Page 6 of 11
Fayetteville Planning and Engineering
113 W. Mountain
Fayetteville, AR 72703
RE: Superior Wheel Laboratory
Produced By: Randy Ritchey, PE
Produced For: Superior wheel
Date: August 9th, 2023
Greetings,
Please accept this summary letter for the proposed Superior Wheel Laboratory. This project
includes the same 16,000 SF building and associated parking. The only changes to the project
include rotating the building 90 degrees and adding a truck loading dock to the west side. By
rotating the building 90 degrees, we have more room on the north side of the building for
detention and to access the loading dock. Access to the loading dock is provided by a 20' wide
drive along the north side of the building. This drive also provides further fire department access
to the west side of the building compared to the previous configuration.
No changes have been made to any building setbacks, easements or utilities. Sidewalks remain
the same as does the shared access to the parking lot.
Additional bio-retention has been included to account for the increased drive and truck
maneuvering areas. The main detention pond has been enlarged so that all drainage manual
requirements are still met the same as in the previous configuration.
If you have any questions, please call me at 479-841-7142.
Thank you and have a blessed day!
Randy Ritchey. P.E.
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Subdivision Committee
August 17, 2023
Agenda Item 2
ADM-2023-0034 (SUPERIOR WHEEL LABORATORY)
Page 7 of 11
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12081 Centerpoint Church Rd. Prairie Grove, AR 72753
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ion Committee
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Agenda Item 2
ABORATORY)
Page 8 of 11
ADM-2023-0034 (SUPERIOR WHEEL LABORATORY)
Page 9 of 11
ADM-2023-0034 (SUPERIOR WHEEL LABORATORY)
Page 10 of 11
ADM-2023-0034 (SUPERIOR WHEEL LABORATORY)
Page 11 of 11
_CITY OF
FAYETTEVILLE
$AV ARKANSAS
SUBDIVISION COMMITTEE MEMO
TO: Fayetteville Subdivision Committee
THRU: Jessie Masters, Development Review Manager
FROM: Donna Wonsower, Planner
Josh Boccaccio, Engineering Development Review Manager
Melissa Evans, Urban Forestry
MEETING: August 17, 2023
SUBJECT: PPL-2023-0005: Preliminary Plat (E. ASH ST. AND N. OLD WIRE RD./BORN'S
BEND, 369): Submitted by BATES & ASSOCIATES for property located at E. ASH
ST. AND N. OLD WIRE RD. The property is zoned RSF-4, RESIDENTIAL
SINGLE-FAMILY, FOUR UNITS PER ACRE and contains approximately 6.82
acres. The request is for the preliminary plat of 16 residential lots and one detention
lot.
RECOMMENDATION:
Staff recommends forwarding PPL-2023-0005 to the full Planning Commission.
RECOMMENDED MOTION:
`Y move to forward PPL-2023-0005 to the full Planning Commission, recommending:
• In favor of requested variance to §166.08(E)(1)(C): Block Length and Connectivity;
• In partial favor of requested variance to §166.08(E)(2): Double Frontage Lots;
• In favor of requested variance to §166.08(F): Access Management;
• In favor of recommended right-of-way dedication;
• In favor of recommended street improvements; and
All other conditions as outlined by staff."
BACKGROUND:
The subject property is in east Fayetteville at the northwest corner of E. Ash Street and N. Old
Wire Road. The property is zoned RSF-4, Residential Single -Family, Four Units per Acre and is
designated as part of the Enduring Green Network. The parcel is currently developed with two
barns. Approximately the western 1/3 of the property is designated as FEMA Floodplain/
Floodway and streamside protection zone. 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
Pump Station / Single -Family Residential
RSF-4, Residential Single -Family, 4 Units per Acre
East
Single -Family Residential /
Religious Facility
RSF-4, Residential Single -Family, 4 Units per Acre /
P-1, Institutional
West
Single -Family Residential / Undeveloped
RSF-4, Residential Single -Family, 4 Units per Acre
— mittee
Mailing Address: August 17, 2023
113 W. Mountain Street www.fayetteviIIeAaPgfAItem 3
Fayetteville, AR 72701 PPL-2023-0005 (BORNS BEND SUBDIVISION)
Page 1 of 27
Proposal: The applicant proposes a single-family residential subdivision with 16 residential lots
and one detention lot on 6.82 acres. One variance was submitted with the request:
• §166.08(E)(1)(C): Block Length and Connectivity. Residential Link and
Downtown/Urban Street. Intersections shall occur at a minimum of one (1) every
660 feet. The applicant has requested a variance from this requirement due to the
presence of FEMA regulated floodplain / floodway and city -regulated streamside
protection zones.
o Staff recommendation: Staff recommends approval of the proposed variance
request. The presence of FEMA floodplain and floodway on the entire western
portion of the lot limit potential connectivity in that direction. A proposed detention
pond encompasses the remainder of the northern property line that is not bound
by floodplain. The applicant notes that the detention pond is "most logically
located at the northern portion of the property to avoid excessive disturbance."
No additional conditions are recommended by staff.
• §166.08(E)(2): Double Frontage Lots. With the exception of corner lots, double -
street frontage lots are prohibited except where such lots front on access restricted
roadways such as expressways. 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. The Planning Commission may impose additional landscape
requirements along the back of such double -frontage lots. Unless otherwise
approved by the Planning Commission, all primary structures shall be oriented
toward the higher functional classification street. The applicant has requested a
variance from this requirement for lots 9-11 which have frontage on N. Old Wire Rd. and
Borns Bend Avenue Lot 8, a corner lot, has frontage on three streets. Additionally, the
applicant requests that the double -frontage lots not be oriented to N. Old Wire Rd., the
higher classification street.
o Staff recommendation: Staff recommends approval of the proposed variance
request. The location of the floodplain and streamside protection zones limit how
far to the west a street could be constructed while still allowing lots to meet the
6, 000 square foot minimum buildable area requirement for lots within a
floodplain. As the plat is currently proposed, the lots along the western portion of
the property must be designated as "unbuildable" until a FEMA determination
regarding a change to the flood boundaries is completed. Staff does not support
the applicant's request to orient the double frontage lots to the interior street as
the intent of the ordinance is "to ensure that development is designed to be
inherently safe, walkable, and efficient for the facilitation of traffic and pedestrian
movements. " Orienting the double -frontage lots towards the interior of the
development will orient the rear yards to the higher classification street, which
has potential to create a solid block of privacy fencing adjacent to the trail,
creating a less walkable area. Staff recommends a condition that the proposed
double frontage lots shall be oriented to N. Old Wire Rd. If the applicant's request
to orient lots internally is approved, staff recommends that any fencing adjacent
to N. Old Wire Rd. on the double frontage lots shall be transparent (wrought iron,
picket fencing, or similar). Additionally, staff recommends that two trees shall be
planted along Borns Bend Avenue for each double -frontage lot.
Subdivision Committee
August 17, 2023
Agenda Item 3
PPL-2023-0005 (BORNS BEND SUBDIVISION)
Page 2 of 27
§166.08(F): Access Management. Property that fronts onto more than one (1) public
street shall place a higher priority on accessing the street with the lowest functional
classification, e.g., residential and neighborhood links. The applicant has requested a
variance from this requirement, citing the desire to avoid a dead-end street, the low
anticipated traffic count, and similar developments as precedent.
o Staff recommendation: Staff recommends approval of the proposed variance
request. Dead-end streets are discouraged per Chapter 166.08(E)(5), and the
proposed driveway onto E. Ash Street would replace an existing driveway in the
same location. Traffic counts for the development are expected to be low, and
placing one driveway onto E. Ash could reduce some traffic on N. Old Wire Road
by providing a direct route west.
Right -of -Way to be Dedicated: The applicant proposes right-of-way dedication of 33.5 feet from
centerline in line with typical Neighborhood Link Streets for N. Old Wire Road. No additional right-
of-way dedication is proposed or recommended for E. Ash Street as the existing right-of-way
exceeds the requirements for a Residential Link street. Staff supports an administrative removal
of the 7-foot parking lane required per a Residential Link Street for Born's Bend Avenue given the
proximity of the floodplain and floodway, for a total right-of-way dedication of 45 feet. Any parking
is expected to be contained within the lots, and staff recommends a condition that "No Parking"
signs shall be installed along this street.
Street Improvements:
N. Old Wire Road: The applicant is proposing typical master street plan standards for a
Neighborhood Link Street, including 8-foot sidewalks and variable width greenspace based on
the existing curb (-4.5 feet to 10 feet).
E. Ash Street: The applicant is proposing typical master street plan standards for a Residential
Link Street, including 6-foot sidewalks and 6-foot greenspace. Curb and gutter are existing along
this portion of E. Ash Street. Additionally, a pedestrian crossing will be added across E. Ash Street
to connect to the existing sidewalk system south of the intersection.
Born's Bend Avenue: The applicant is requesting to develop the streets under the Residential
Link Street standards, with a 6-foot sidewalk on each side, 6-foot greenspace, and two travel
lanes. Staff is supportive of a request to administratively remove the 7-foot parking lane for this
street with the condition that "No Parking" signs shall be installed along this street.
Block Length/Connectivity: The applicant is meeting the typical minimum block length standards
of 660 feet for Residential Link Streets. A variance request has been received for connectivity
requirements (see staff recommendations above).
Water and Sewer System: The applicant is proposing to extend approximately 756 linear feet of
8" water main and approximately 784 linear feet of 8" sanitary sewer main to serve the
development.
Tree Preservation:
Canopy minimum requirement (RSF-4): 25%
Existing canopy: 25.6%
Preserved canopy: 13.8%
Mitigation required: 128 two-inch caliper trees
Subdivision Committee
August 17, 2023
Agenda Item 3
PPL-2023-0005 (BORNS BEND SUBDIVISION)
Page 3 of 27
Parks: The Parks and Recreation Advisory Board (PRAB) reviewed this proposal at a meeting
held on June 5, 2023. The Parks and Recreation Advisory Board recommended fee -in -lieu of
parkland dedication in the amount of $17,424 based on the number of proposed single-family lots.
Park fees are due prior to building permit issuance.
Public Comment: Staff has received one comment from a member of the public concerned with
utility capacity, impact on floodplain and drainage, and the conversion of green space to housing.
RECOMMENDATION: Staff recommends forwarding PPL-2023-0005 to the full Planning
Commission with the following conditions:
Conditions of Approval:
Subdivision Committee recommendation of right-of-way dedication. Staff
recommends right-of-way dedication as follows:
N. Old Wire Road: Staff recommends right-of-way dedication in the amount of 33.5
feet from center line, in line with the Neighborhood Link Street standards.
E. Ash Street: Staff recommends no additional right-of-way dedication.
Born's Bend Avenue: Staff recommends right-of-way dedication on the amount of
45 feet, in line with the Alternative Residential Link Street. With the added condition
that "No Parking" signs shall be installed on this street.
2. Subdivision Committee recommendation of street improvements. Staff recommends
street improvements as follows:
N. Old Wire Road: Staff recommends an 8-foot sidewalk be constructed with
variable width greenspace as indicated on the plans.
E. Ash Street: Staff recommends a 6-foot sidewalk be constructed with variable
width greenspace as indicated on the plans, and a pedestrian crossing across E.
Ash Street to connect to the existing sidewalk system south of the intersection.
Born's Bend Avenue: Staff recommends 6-foot sidewalks, 6-foot greenspace, two
travel lanes, curb, gutter, and storm drain improvements. Staff is supportive of a
request to administratively remove the 7-foot parking lane for this street.
3. Subdivision Committee Recommendation of Variance to §166.08(E)(1)(C): Block
Length and Connectivity. Residential Link and Downtown/Urban Street. Staff
recommends in favor of the requested variance.
4. Subdivision Committee Recommendation of Variance to §166.08(E)(2): Double
Frontage Lots. 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 partial favor of the requested variance with the
following conditions:
a. Double frontage lots shall be oriented to N. Old Wire Rd.
b. If the orientation request is approved, staff recommends that any fencing
adjacent to N. Old Wire Rd. on the double frontage lots shall be transparent
(wrought iron, picket fencing, or similar).
Subdivision Committee
August 17, 2023
Agenda Item 3
PPL-2023-0005 (BORNS BEND SUBDIVISION)
Page 4 of 27
c. Two trees shall be planted along Borns Bend Avenue for each double -frontage
lot.
5. Subdivision Committee Recommendation of Variance to §166.08(E)(3):
Connectivity. Wherever a proposed development abuts undeveloped land, street
stub -outs shall be provided as deemed necessary by the Planning Commission to
abutting properties or to logically extend the street system. Staff recommends in favor
of the requested variance with the following condition:
a. A pedestrian connection shall be provided to the northern property line.
6. Parkland fees -in -lieu of dedication are required in the amount of $17,424 based on the
number of proposed single-family lots to be paid prior to the issuance of building permits;
7. Streetlights shall be installed in accordance with code at all street intersections and
spaced every 300 feet;
8. All remaining comments from the Planning Division shall be addressed prior to Planning
Commission, as submitted through the Energov portal;
9. Conditions of approval from Engineering, Urban Forestry, and Parks are included in the
official conditions of approval;
Standard conditions of approval:
10. All existing overhead utility lines 12kV and under shall be relocated underground. All
proposed utilities shall be located underground;
11. 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;
12. 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;
13. All lots shall be labeled with addresses as approved by the 911 Coordinator on the final
plat;
14. A floodplain development permit is required prior to construction for any grading or
structures in the flood zone;
15. 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);
16. 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
17. Preliminary plat approval shall be valid for one calendar year.
Subdivision Committee
August 17, 2023
Agenda Item 3
PPL-2023-0005 (BORNS BEND SUBDIVISION)
Page 5 of 27
Subdivision Committee Action: O Tabled O Forwarded O Denied
Meeting Date: August 17, 2023
Motion:
Second:
Vote:
BUDGET/STAFF IMPACT:
None.
ATTACHMENTS:
• City Engineering Comments
• Urban Forestry Comments
• Request Letter
• Site Plans
• One Mile Map
• Close -Up Map
• Current Land Use Map
CITY OF
FAYETTEVILLE
ARKANSAS
TO: Donna Wonsower, Planner
FROM: Melissa Boyd, Staff Engineer
DATE: August 15, 2023
SUBJECT: Subdivision Committee Engineering Comments for
PPL-2023-0005 BORN'S BEND SUBDIVSION
STAFF MEMO
Water: Approximately 756 LF of 8" water main extension is proposed to provide domestic service
and fire protection to the development.
Sewer: Approximately 784 LF of 8" sanitary sewer main extension is proposed to serve the
development.
Natural Features: Roughly half of the of the subject property lies within a FEMA Zone AE
floodplain. Niokaska Creek, a protected stream, is present along the western property boundary
and is within the floodway. The only work proposed within the streamside zones is a connection
to an existing sanitary sewer manhole near the northwest corner of the property, which a request
for a City Engineer determination of no feasible alternative needs to be provided.
The developer has contracted FTN Associates to perform a flood study for this property to
establish an obstruction boundary. Staff cannot determine with the information provided if the
development will meet the no adverse impact clause of UDC §168.10(U). Additionally, the
provided compensatory storage calculations do not demonstrate that those requirements will be
met. No variances have been requested at this time.
Hydric soils are present on portions of the site, and a wetland delineation study must be provided
with the grading permit application.
Drainage: This development is required to meet the four Minimum Standards of the Drainage
Criteria Manual. A dry detention pond is proposed. An AquaSwirl will be used to meet water quality
requirements. Peak discharges from the pond for the 1-year, 24-hour storm are indicated to be
less than 2.0 cfs, therefore channel protection requirements do not apply. Overbank flood
protection and extreme flood protection requirements are shown to be met by sizing the pond
outlet structure to decrease the peak flows from pre -development to post -development. Detailed
review of the design will be conducted at time of grading permit application.
Plan Comments:
1. Delineate the streamside protection zones on the utility plan, showing the extent of
encroachment for the sewer extension.
2. Provide vehicle tracking exhibits to confirm that curb radii shown for connections to Ash
and Old Wire meet Minimum Street Standards 5.2.7.
3. Additional review of grading for sidewalk along Ash will be done with grading permit.
Mailing Address: Subdivision Committee
113 W. Mountain Street www.fayetteviI1bxj rsg6V 2023
Fayetteville, AR 72701 Agenda Item 3
PPL-2023-0005 (BORNS BEND SUBDIVISION)
Page 7 of 27
4. Address any engineering comments on plans and drainage report.
Standard Comments:
1. All designs are subject to the City's latest design criteria (water, sewer, streets and
drainage). Review for plat approval is not approval of public improvements, and all
proposed improvements are subject to further review at the time construction plans are
submitted.
2. Any damage to the existing public street due to construction shall be repaired/replaced at
the owner/developers expense
3. All public sidewalks, curb ramps, curb & gutter, and driveway aprons along this project
frontage must meet ADA guidelines and be free of damage. Any existing infrastructure
that does not conform to ADA guidelines or is otherwise damaged must be removed and
replaced to correct the issue. Coordinate with the engineering department for inspection
of existing facilities to determine compliance.
4. Water and sewer impact fees will apply for the additional impact to the system. The fees
will be based on the proposed meter size and will be charged at the time of meter set.
5. Note, the following portions of all projects will typically not be reviewed by the Engineering
Division until time of construction -level review (unless specifically requested at plat
review):
o Storm Sewer pipe/inlet sizing, gutter spread, profiles, or utility conflicts
o Sanitary Sewer pipe sizing, profiles, or utility conflicts
o Waterline fittings, callouts, or utility conflicts
o Street profiles
o Fine grading/spot elevations
Subdivision Committee
August 17, 2023
Agenda Item 3
PPL-2023-0005 (BORNS BEND SUBD4VISION)
Pa 8 of 27
1�
CITY of
FAYETTEVILLE
ARKANSAS
To:
Conlee Hale, El, Crafton Tull
From:
Melissa Evans, Urban Forester
CC:
Donna Wonsower, Planner
Meeting Date:
August 17, 2023
Subject:
PPL-2023-0005: Ash and Old Wire: Born SD
URBAN FORESTRY
LANDSCAPE PLAN COMMENTS
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
b. Wheel Stops/Curbs N/A
UDC Chapter 177.04B1
c. Narrow Tree Lawn (8' min. width, 37.5' length) X
UDC Chapter 177.04C
d. Tree Island (8' min. width, 18.7' min length, 150 square feet) X
UDC Chapter 177.04C
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 177.04D2a
b. Shade trees planted on south and west sides of parking lots X
UDC Chapter 177.04D2e
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 177.05B2a
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 177.05B3a-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
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
120
0
16 lots +
667ft at 30
LF= 22 street
trees
Total 38
street trees.
3
10
16
Tech Subdivision Planning
Plat Committee Commission
07-18-23 08-16-23
06-14-23
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 add the tree species legend to the page L-102 and L-103.
3. Double check your tree counts.
4. Please specify another kind of tree besides a Maple as they are not doing well in our area.
3
(Ak
1'
CITY OF
IRAYETTEVILLE
ARKANSAS
To:
From:
CC:
Meeting Date
Subject:
Geoff Bates, Bates and Associates
Melissa Evans, Urban Forester
Donna Wonsower, Planner
August 17, 2023
PPL-2023-0005: Ash and Old Wire: Born SD
URBAN FORESTRY
TREE PRESERVATION COMMENTS
1. Submittal Requirements Yes No N/A
Initial Review with the Urban Forester
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
Square Feet Percent of site
Total Site Area *Minus Right of Way and Easements
245,199
100%
Zoning Designation * Select Below with drop down arrow
RSF-4 Single -Family Residential, Four Units Per Acre
61,300
25%
HHOD * Select Below with Drop Down Arrow
No
0
0%
Total Canopy for Minimum Preservation Requirements
61,300
25.0%
Existing Tree Canopy * Minus Right of Way and Easements
62,840
25.6%
Tree Canopy Preserved
33,889
13.8%
Tree Canopy Removed *On Site
28,951
11.8%
Tree Canopy Removed *Off Site
516
Tree Canopy Removed Total
29,467
12.0%
Removed Below Minimum
27,411
Mitigation Requirements
27,927
3. Mitigation Requirements Canopy below Number of 2" caliper
requirement trees to be planted
High Priority 27927 128
Low Priority
Total Mitigation Trees Required 27927 128
4. Mitigation Type Yes No N/A
On -Site Mitigation X
Off -Site Mitigation X
Tree Escrow (See Conditions of Approval) X
5. Tree Preservation Plan Checklist
UDC Chapter 167.04H1 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 Wan Report (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
Tech
Subdivision Planning
Plat
Committee Commission
Yes
Yes
Yes
Yes
Yes
Yes
Yes
Yes
Yes
Yes
Yes
Yes
Yes
Yes
Yes
No
Yes
Yes
Yes
Yes
Yes
Yes
Yes
Yes
Yes
Yes
No
?
Yes
Yes
Yes
Yes
N/A
N/A
Yes
Yes
Yes
Yes
N/A
N/A
no
?
No
?
f. Location of construction entrance/exit
6. Site Analysis Report (if required)
UDC Chapter 167.04H4
a. Provide graphic examples of multiple options used to
minimize removal of existing canopy
b. Submitted Analysis Statement — Note the process, iterations,
and approaches to preserve canopy.
7. Review Status (See Comments)
Conditionally Approved
Approved
Tabled
Denied
No
Yes No
Tech Plat Subdivision
Committee
07-18-23 08-16-23
06-14-2023
N/A
X
X
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. A Tree Preservation Plan was not submitted with this revision set. Please submit it next time or you will risk
being tabled by Urban Forestry. The plans submitted are labeled Tree Preservation but they are actually
Landscape Plans.
3. Please include the health of the existing trees on the Existing Tree List.
I
Bate
Associates,, I nc.
Civil Engineering - Land Surveying
7230 S. Pleasant Ridge Dr / Fayetteville, AR 72704
PH: 479-442-9350 ` FAX: 479-521-9350
June 28, 2023
Planning Staff
City of Fayetteville
113 West Mountain
Fayetteville, AR 72701
Re: Born's Bend Preliminary Plat
Dear Planning Staff,
Bates & Associates, Inc. (Applicant), on behalf of Jacob and Mark Born (Developer), has applied for a
Preliminary Plat in the City of Fayetteville. The location of the proposed subdivision is on Washington
County Parcel 765-13419-000, Northwest of the intersection of North Old Wire Road and East Ash
Street. The total acreage of the development is 6.76 acres. The current zoning district is RSF-4 — Single -
Family Residential, and the subdivision will be developed per the requirements and restrictions of said
zoning district. There are currently several structures on the parcel, all of which will be removed or
demolished upon development. A sewer lateral line running through the norther portion of the subject
parcel will also be abandoned and rerouted to a proposed manhole to meet the City of Fayetteville's
requirement that services do not cross property lines. The lateral line serves 1923 and 1921 North Old
Wire Road, which are not a part of the proposed subdivision.
The Developer wishes to develop the property into 16 single-family lots (Use Unit 8), with one remaining
0.29-acre lot designated for a stormwater facility.
Approximately 0.84 acres are proposed to be dedicated as Right -of -Way per Master Street Plan
Requirements. This area includes a proposed through -street serving the subdivision and a portion of the
west right-of-way of North Old Wire Road to meet Master Street Plan Right -of -Way width requirements.
The resulting net area of the subdivision will be 5.92 acres, with a density of 0.67 units per acre. The
north Right -of -Way of East Ash Street exceeds Master Street Plan width requirements.
According to City GIS records, there are existing water mains of varying sizes and materials along North
Old Wire and East Ash Street. A proposed water main will tap into an 8" PVC portion of the existing
water main along North Old Wire, located at the southwest corner of the property. Sewer mains of various
sizes and materials exist on the western portion of the property, and a proposed 8" main will tie into an
existing manhole on a 16" Polyethylene line near the northwestern portion of the property.
The existing grade of the subject property is relatively flat, sloping at an average of 2.5-5% towards
Niokaksa Creek which runs along the west property line. Significant grading will need to occur along
both street rights -of -way to accommodate City of Fayetteville sidewalk grade requirements. A stormwater
facility will be provided at the northern portion of the property.
Approximately 2.95 acres of the subject property lies within Flood Zone AE, with .72 acres of this area
within a Regulatory Floodway, all along the western portion of the property. The Developer contractedSubdivision Committee
August 17, 2023
Agenda Item 3
PPL-2023-0005 (BORNS BEND SUBDIVISION)
Page 19 of 27
FTN Associates to establish a Floodway Obstruction boundary, within which there will be no grading or
proposed structures besides the previously -mentioned sewer extension. This property is also subject to the
City's Streamside Protection Ordinance. The boundaries of the streamside protection areas are exceeded
by the established Floodway Obstruction boundary.
Existing tree canopy on the subject property totals 25.6% of the site after subtracting the area from several
easements that run throughout the property. There is a significant portion of canopy within said easements
which will not be disturbed but have not been counted towards preservation. After street and utility
construction, grading, and construction of the stormwater facility, the preserved canopy totals 13.8% of
the site, requiring a total of 128 2" caliper trees to be planted to meet minimum canopy requirements. The
required mitigation trees will be planted within the unbuildable Flood Plain areas of the site. The
Applicant and Developer look forward to working with Urban Forestry to meet any concerns about
canopy removal on this site.
At the time of submittal, there are three variances required from the Unified Development Code.
- 166.08(F.)(1)(e) - Street Design and Access Management Standards - Block Length and
Connectivity, - Residential Link and DowntownlUrban Street
The proposed through -street for this subdivision totals 711.66 linear feet at centerline, which
exceeds the above -referenced code section requiring one intersection at a minimum of one (1) every 660
feet. Because this property is bound to the West by Streamside Protection areas, and the fact that the
stormwater facility is most logically located at the northern portion of the property to avoid excessive
disturbance, there is no practical portion of this property to extend a street to the adjacent properties.
- 166.08(E)(2) - Street Design and Access Management Standards - Block Length and
Connectivity - Double -Frontage Lots
The platting of this subdivision per the proposed layout creates three lots with double -street
frontage along both the proposed street (Residential Link) and North Old Wire (Neighborhood Link). The
above -referenced ordinance requires that all primary structures are oriented towards the higher functional
classification street. However, proposed grades along Old Wire due to Master Street Plan improvement
requirements will create slopes along the street frontage that prevent the practical construction of
driveways accessing Old Wire. Also, the Developer asserts that meeting the ordinance's requirements will
disturb the neighborhood "feel" of the development. The Applicant and Developer look forward to
discussing any measures that can be taken to gain Staff support for this variance.
- 166.08(F) - Access Management
Per the above -reference section of the UDC, "Property that fronts onto more than one (1) public
street shall place a higher priority on accessing the street with the lowest functional classification, e.g.,
residential and neighborhood links. In a case where the streets have the same classification, access shall
be from the lower volume street, or as determined by the City Engineer."
The proposed public street through this development will access both North Old Wire Road
(Neighborhood Link) and East Ash Street (Residential Link). This proposed configuration is in part to
avoid the construction of a cul-de-sac, which is discouraged per 166.08(E)(5)-Dead-End Streets. Because
this development will consist of a total of only 16 single-family homes, the traffic impact onto both
existing public streets will be minimal. A subdivision configuration where a proposed street access streets
with two differing Master Street Plan designations is not uncommon or without precedence. The Cottages
at Old Wire, immediately southeast of this proposed development, has access to both North Old Wire and
North Ramsey Ave, which is designated as a Residential Link.
If you have any questions or require additional information, please feel free to contact me at your
convenience.
Sincerely,
Jason Young
Bates & Associates, Inc.
479-442-9350
Subdivision Committee
August 17, 2023
Agenda Item 3
PPL-2023-0005 (BORNS BEND SUBDIVISION)
Page 20 of 27
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Page 21 of 27
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Agenda Item 3
PPL-2023-0005 (BORNS BEND SUBDIVISION)
Page 22 of 27
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Agenda Item 3
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Page 23 of 27
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FAYETTEMLLE, ARKANSAS e s l�" 'Ubdivision Committee
August 17, 2023
Agenda Item 3
PPL-2023-0005 (BORNS BEND SUBDIVISION)
Page 24 of 27
PPL-2023-0005 (BORNS BEND SUBDIVISION)
Page 25 of 27
PPL-2023-0005 (BORNS BEND SUBDIVISION)
Page 26 of 27
PPL-2023-0005 E. ASH ST AND N. OLD WIRE RD
Current Land Use NORTH
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Single -Family Residential
Subject Property
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0 112.5 225 450
1:3,600
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Single -Family Residential
IP109 .0 W
TO:
FROM
CITY OF
FAYETTEVILLE
ARKANSAS
Subdivision Committee
SUBDIVISION COMMITTEE MEMO
Jessie Masters, Development Review Manager
Josh Boccaccio, Engineering Development Review Manager
Melissa Evans, Urban Forester
MEETING: August 17, 2023
SUBJECT: LSD-2023-0010: Large Scale Development (W. VAN ASCHE DR./JJ'S
SPORTS COMPLEX, 210): Submitted by JORGENSEN & ASSOCIATES for
property located on W. VAN ASCHE DR. The property is zoned R-A,
RESIDENTIAL -AGRICULTURAL and contains approximately 11.89 acres. The
request is for a multi -sports training complex containing a 59,502 sq. ft. basketball
gym, a 9,900 sq. ft. ninja facility, a 35,425 sq. ft. baseball facility, a 4000 sq. ft.
storage facility, and associated parking.
RECOMMENDATION:
Staff recommends forwarding LSD-2023-0010 to the full Planning Commission with a
recommendation of approval, with conditions.
RECOMMENDED MOTION:
`7 move to forward LSD-2023-0010, 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. "
BACKGROUND:
The subject property is in north Fayetteville on the south side of Van Asche Drive just east of the
1-49 overpass. The property is currently zoned R-A, Residential -Agricultural, and developed with
two single-family dwellings and associated outbuildings. Hydric soils are present on site, which
are known indicators of wetlands, and much of the property lies within the City's 1-540 Overlay
District. A conditional use permit for a youth sports complex containing five structures was
previously approved by the Planning Commission on January 23, 2023 (CUP-2022-0133). Two
amendments were then approved by the Planning Commission, one on May 22, 2023 (ADM-
2023-0015), and another on August 14, 2023. Surrounding land uses and zoning are depicted in
Table 1.
Table 1:
Surrounding Land Uses and Zoning
Direction
Land Use
Zoning
North
Institutional (under development);
Industrial
C-2, Thoroughfare Commercial;
LI, Light Industrial (City of Johnson)
South
1-49 (ARDOT Right -of -Way)
N/A
East
Agricultural
C-2, Thoroughfare Commercial
West
1-49 ARDOT Right -of -Way)
N/A
Proposal: The applicant requests large scale development approval to develop the subject
property with a multi -sports training complex containing approximately 59,502 sq. ft. basketball
Mailing Address:
113 W. Mountain Street www.fayA40M'�iof.�BTmittee
Fayetteville, AR 72701 Augu 17, 2023
Agenda Item 4
LSD-2023-0010 (JXS SPORTS COMPLEX)
Page 1 of 30
gym, a 9,900 sq. ft. ninja facility, a 35,425 sq. ft. baseball facility, a 4,000 sq. foot storage facility,
and associated parking. No variances are currently under consideration with this request, but staff
has identified one area of the design standards where a variance may still be needed.
Right -of -Way to be Dedicated: The subject property has frontage along W. Van Asche Drive,
which is classified as a Regional Link street. In most places along the property's frontage, the
right-of-way exceeds the typical master street plan standards from street centerline. However,
there are a few portions that are short; the applicant intends to dedicate right-of-way to meet the
master street plan, which is typically 46 feet.
Street Improvements: The majority of the property's frontage along W. Van Asche Drive is already
developed with a ten -foot wide trail. However, an additional 5-foot wide sidewalk is recommended
to be constructed for approximately 365 feet of the property's frontage along the northwest
portion. This is meant to align with the existing 5-foot sidewalk that continues along the frontage,
and is in accordance with the shared use paved trail distinction with the Active Transportation
Plan.
Access Management/Connectivity: Staff has determined that the proposed development is
compliant with the City's access management and connectivity standards. The property is
meeting required separation distances of a minimum of 250 feet between curb cuts along W. Van
Asche Drive, and shows an intent to provide cross access to the adjacent property to the east
through drive aisle stub -outs and 24-foot wide dedicated access easements.
Design Standards: Staff finds that the plans are substantially compliant with typical design
standards as outlined in 166.25, Commercial Office Mixed -Use Design and Development
Standards. However, staff identified a potential conflict with the prominent entryway on the
northernmost principal fagade and lack of pedestrian access. Staff recommends a condition that
this be addressed prior to Planning Commission, or a variance be sought.
Water and Sewer System: The applicant will be extending an eight -inch water main through the
site to provide fire protection and domestic water service. An eight -inch sewer main will be
extended throughout the site to provide sanitary sewer. There is an offsite section of sewer main
that is proposed to connect to the existing 48" line along 1-49. The contractor completing this work
must be approved by the city prior to issuance of the grading permit.
Parkland dedication or fee in -lieu: N/A; this project is not subject to parkland dedication
requirements.
Tree Preservation:
Canopy minimum requirement: 25%
Existing canopy: 70.3%
Preserved canopy: 15%
Mitigation required: 143 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:
Subdivision Committee
August 17, 2023
Agenda Item 4
LSD-2023-0010 (JJ'S SPORTS COMPLEX)
Page 2 of 30
Conditions of Approval:
1. Subdivision Committee recommendation of right-of-way dedication. Staff
recommends right-of-way dedication in the amount of 46 feet from the centerline of the
road along the property's frontage, where not already in place;
2. Subdivision Committee recommendation of street improvements. Staff recommends
that the property's frontage be improved with an additional 5-foot sidewalk as provided on
plans;
3. An access easement shall be dedicated as indicated on the site plan to ensure cross
access to the property to the east;
4. Streetlights must be installed at 1 per linear distance of 300 feet, or documentation
provided that streetlights have been installed along the Lisa Academy frontage;
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;
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 lights shall comply with city ordinance. Manufacturer's cut -sheets are required
for review and approval prior to issuance of a building permit;
Subdivision Committee
August 17, 2023
Agenda Item 4
LSD-2023-0010 (JJ'S SPORTS COMPLEX)
Page 3 of 30
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: August 17, 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
Subdivision Committee
August 17, 2023
Agenda Item 4
LSD-2023-0010 (JJ'S SPORTS COMPLEX)
Page 4 of 30
CITY OF
FAYETTEVILLE
ARKANSAS
TO: Jessie Masters, Development Review Manager
FROM: Josh Boccaccio, Engineering Development Review Manager
DATE: August 14, 2023
SUBJECT: Subdivision Committee Engineering Comments for
LSD-2023-0010 JJ's Sports Complex
STAFF MEMO
Water: The applicant is proposing to extend 8" water mains through the development to provide
fire protection and domestic water service.
Sewer: The applicant is proposing to extend an 8" sewer main through the development to
provide sanitary sewer service. There is an offsite section of main that is proposed to connect to
the existing 48" line along 1-49. The contractor completing this work must be approved by the
city prior to issuance of the grading permit. Work resume and relevant experience must be
provided for review by the Utility Division.
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.
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 a hydrodynamic
separator. 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. Some slight design
changes may be necessary to meet this requirement. Overbank and Extreme Flood Protection
are proposed to be met with the same detention pond. Additional review will be performed
during grading permit.
Plan Comments:
1. CPv: A drained pond is defined as Qout <_ 0.01 cfs or Pond WSE <_ 0.01 ft, whichever
comes first. Qout = 0.01 cfs at 34.4 hours.
2. It's noted that the max demand for the fire sprinkler system and the demand for domestic
water is not know at this time. These values must be provided prior to, or during
construction level review.
3. It's understood a design for any retaining wall over 4' in height will be provided a
construction level review.
4. An ADA compliant route must be provided from the right-of-way to all buildings on -site.
5. Please indicate ADA "van accessible" spaces.
6. Existing water meters must be cut and capped if they are not proposed for use.
Regardless, they cannot be located in pavement.
7. Improvements shown in ArDOT right-of-way must be approved by the state. Provide
appropriate approval.
Mailing Address: Subdivision Committee
113 W. Mountain Street www.fayetteviI1bxj rsgVV 2023
Fayetteville, AR 72701 Agenda Item 4
LSD-2023-0010 (JJ'S SPORTS COMPLEX)
Page 5 of 30
8. Project must go to Arkansas Department Health for water and sewer review after
conditional approval of the grading permit is issued by CoF.
9. Connection to 48" sewer must be made in a manner that does not create opposing
flows.
Standard Comments:
1. All designs are subject to the City's latest design criteria (water, sewer, streets and
drainage). Review for plat approval is not approval of public improvements, and all
proposed improvements are subject to further review at the time construction plans are
submitted.
2. Any damage to the existing public street due to construction shall be repaired/replaced
at the owner/developers expense
3. All public sidewalks, curb ramps, curb & gutter, and driveway aprons along this project
frontage must meet ADA guidelines and be free of damage. Any existing infrastructure
that does not conform to ADA guidelines or is otherwise damaged must be removed and
replaced to correct the issue. Coordinate with the engineering department for inspection
of existing facilities to determine compliance.
4. Water and sewer impact fees will apply for the additional impact to the system. The fees
will be based on the proposed meter size and will be charged at the time of meter set.
5. Note, the following portions of all projects will typically not be reviewed by the
Engineering Division until time of construction -level review (unless specifically requested
at plat review):
o Storm Sewer pipe/inlet sizing, gutter spread, profiles, or utility conflicts
o Sanitary Sewer pipe sizing, profiles, or utility conflicts
o Waterline fittings, callouts, or utility conflicts
o Street profiles
o Fine grading/spot elevations
Subdivision Committee
August 17, 2023
Agenda Item 4
LSD-2023-0010 (JJ'S SPORTS C MPLEX)
Pa 6 of 30
URBAN FORESTRY
LANDSCAPE PLAN COMMENTS
CITY of
FAYETTEVILLE
ARKANSAS
To: Jorgensen + Associates
From: Melissa Evans, Urban Forester
CC: Jessie Masters, Development Review Manager
Meeting Date: August 17, 2023
Subject: LSD-2023-0010: JJ's Sports Complex: W. Van Asche Dr.
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
Subdivision Committee
August 17, 2023
Agenda Item 4
LSD-2023-0010 (JJ'S SPORTS COMPLEX)
Page 7 of 30
b. Wheel Stops/Curbs Yes
UDC Chapter 177.04B1
c. Narrow Tree Lawn (8' min. width, 37.5' length) N/A
UDC Chapter 177.04C
d. Tree Island (8' min. width, 18.7' min length, 150 square feet) Yes
UDC Chapter 177.04C
e. Placement of Trees (either side at entrances and exits) Yes
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 177.04D2a
b. Shade trees planted on south and west sides of parking lots X
UDC Chapter 177.04D2e
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 177.05B2a
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 177.05B3a-f
e. Residential Subdivisions
X
Timing of planting indicated on plans
UDC Chapter 177.05A4
f. Residential Subdivisions
X
Written description for method of tracking planting
UDC Chapter 177.05A4e
2
Subdivision Committee
August 17, 2023
Agenda Item 4
LSD-2023-0010 (JJ'S SPORTS COMPLEX)
Page 8 of 30
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
Tech Plat
07-27-23
Subdivision
Committee
08-16-23
Amount
143
23
22
14
47
70
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 check the required number of trees and the number of trees shown on the plan and make sure they
match. It seems like you are missing 2 proposed trees in the Plant Schedule.
3
Subdivision Committee
August 17, 2023
Agenda Item 4
LSD-2023-0010 (JJ'S SPORTS COMPLEX)
Page 9 of 30
URBAN FORESTRY
01k4
TREE PRESERVATION COMMENTS
CITY OF
PAYETTIVILLE
ARKANSAS
To: Jorgensen + Associates
From: Melissa Evans, Urban Forester
CC: Jessie Masters, Development Review Manager
Meeting Date: August 17, 2023
Subject: LSD-2023-0010: JJ's Sports Complex: W. Van Asche Dr.
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
516,050
100%
Zoning Designation * Select Below with drop down arrow
R-A Residential - Agriculture
129,013
25%
HHOD * Select Below with Drop Down Arrow
No
0
0%
Total Canopy for Minimum Preservation Requirements
129,013
25.0%
Existing Tree Canopy * Minus Right of Way and Easements
362,798
70.3%
Tree Canopy Preserved
77,189
15.0%
Tree Canopy Removed *On Site
285,609
55.3%
Tree Canopy Removed *Off Site
0
Tree Canopy Removed Total
285,609
55.3%
Removed Below Minimum
51,824
Mitigation Requirements
51,824
Subdivision Committee
August 17, 2023
Agenda Item 4
LSD-2023-0010 (JJ'S SPORTS COMPLEX)
Page 10 of 30
3. Mitigation Requirements Canopy below
requirement
High Priority 10,449
Low Priority 41,375
Total Mitigation Trees Required 51,824
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
X
Number of 2" caliper
trees to be planted
48
95
143
No N/A
X
X
Tech Subdivision Planning
Plat Committee Commission
Yes
Yes
Yes
Yes
No
Yes
Yes
Yes
Yes
Yes
N/A
N/A
Yes
No
Yes
Yes
No
Yes
No
No
No
Yes
Subdivision Committee 2
August 17, 2023
Agenda Item 4
LSD-2023-0010 (JJ'S SPORTS COMPLEX)
Page 11 of 30
f. Location of construction entrance/exit
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 (See Comments)
Conditionally Approved
Approved
Tabled
Denied
Yes
Yes
Tech
Plat
07-27-23
No
Subdivision
Committee
08-16-23
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 tree preservation fence around the southern edge of the tree canopy along the east side of the
property.
3. Please provide a site analysis report describing why the minimum required tree canopy cannot be preserved.
Provide any other site design options that were explored in the design process.
Subdivision Committee 3
August 17, 2023
Agenda Item 4
LSD-2023-0010 (JJ'S SPORTS COMPLEX)
Page 12 of 30
. JORGENSEN
r +ASSOCIATES
Civ.l E! n c incl S;;! vcJ,liny
June 14, 2023
City of Fayetteville
113 W. Mountain
Fayetteville, AR 72701
Attn: Development Services
Re: LSD for CUP 2022-0133
124 W Sunbridge Drive, Suite 5
Fayetteville, AR 72703
Office: 479.442.9127
www.iQI ensenassoc.com
H, lhllSi ed 19,K)
RECEIVED
JUN 14 2023
CITY OF FAYETTEVILLE
PLANNINn nivminm
Please accept this request fora Large -Scale Development for CUP 2022-0133.
JJ's Sports Complex- Overview
JJ's Sports Complex is a brand new multi -sport training complex for athletes of all ages. The first of its kind in
Northwest Arkansas, JJ's Sports Complex will host state of the art facilities for baseball and basketball. JJ's Sports
Complex seeks to become Northwest Arkansas's hub for competitive sports training for athletes of all ages.
Project Details
a. Building Size
1.
110'xl50' - 16,500 sq ft — Golf
2.
115'207' — 23,805 sq ft — Basketball
3.
100' x 99'- 9,900 sq ft — Ninja Course
4.
100 x 99'- 9,900 sq ft — Baseball
5.
100 x 99'- 9,900 sq ft — Baseball
6.
100 x 99'- 9,900 sq ft— Baseball
7.
SO' x 80' — 4,000 sq ft — Flex Space
b. Color Elevations
1. General Steel buildings
2. Renderings included
C. Parking Spaces
1. Per city of Fayetteville Codes unless otherwise noted
d. Business Operations
1. Hours of Operation: 11:00 a.m. - 9:00 p.m.; 7 days/ week
2. Number of Employees: 25
3. Estimated Number of Patrons per day: 150 average; peak- 80
e. Outdoor Lighting
1. Lighting to meet City of Fayetteville codes
f. Noise
1. Indoor facilities to limit noise
2. No neighboring residents
g. Screening/Buffering of Adjacent Properties
1. North- Van Asche
2. South- Unoccupied wooded lot
3. East- Unoccupied wooded lot
Subdivision Committee
August 17, 2023
Agenda Item 4
LSD-2023-0010 (JXS SPORTS COMPLEX)
Page 13 of 30
4. West- 1-49
5. The property is bordered by 1-49 to the West and Van Asche Drive to the North.
The East and South are unoccupied wooded lots. There are no concerns as to disturbing
neighbors.
Trash and Refuse Service
1. Dumpster Location? (Needs 40' clear)
Ingress and Egress
1. Van Asche Dr.- 4 lane high capacity connector
2. Vehicles may come in and out from either direction (no median)
3. Anticipated dedicated left and right turn out lanes
4. Parking lot- paved
Compatibility of Use
1. Unit 4- Culture/ Recreational Facilities- The proposed use is a conditional use of
the Residential Agricultural (RA) zoned property. The use may best be described as athletic
facilities/training. The primary demographic will be children ages 9-14.
2. Neighborhood- There are currently no immediate neighbors of the property.
However, the LISA Academy is currently being constructed to the North of the property, just
across Van Asche Dr. This project compliments the school as the purpose of the project is largely
to serve school -aged children.
Please review this application and let us know if there are any questions that we may be able to answer.
T ks.
B al Jorgensen, PE
Jorgensen + Associates
Subdivision Committee
August 17, 2023
Agenda Item 4
LSD-2023-0010 (JJ'S SPORTS COMPLEX)
Page 14 of 30
. JORGENSEN
+ASSOCIATES
Civil Engineering Surveying
August 7, 2023
City of Fayetteville
113 W. Mountain
Fayetteville, AR 72701
Attn: Development Services
Re: LSD for A's Sports Park (LSD-2023-0010)
124 W Sunbridge Drive, Suite 5
Fayetteville, AR 72703
Office: 479.442.9127
WWW lorgensenassoc.com
Established 1985
Please accept this correspondence as certification that the proposed wall running between Van Asche
Drive and the northern most building in this development, which will be located within the building setback and
will be taller than 30 inches, will not materially impede vision between pedestrians and vehicles.
Tha s,
Charles A. Zardin, PE
Jorgensen + Associates
Subdivision Committee
August 17, 2023
Agenda Item 4
LSD-2023-0010 (JJ'S SPORTS COMPLEX)
Page 15 of 30
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LSD-2023-0010 (JJ'S SPORTS COMPLEX)
Page 28 of 30
LSD-2023-0010
Close Up View
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~ Planning Area
_ ! Fayetteville City Limits
-- Shared -Use Paved Trail
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1299 W. VAN ASCHE DR
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0 75 150 300 450 600
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NORTH
Residential -Agricultural
1-1 Heavy Commercial and Light Industrial
C-2
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Subdivision C mmittee
August 7, 2023
Ayunub Item 4
LSD-2023-0010 (JJ'S SPORTS COMPLEX)
Page 29 of 30
LSD-2023-0010 (JJ'S SPORTS COMPLEX)
Page 30 of 30
_ CITY OF
FAYETTEVILLE SUBDIVISION COMMITTEE MEMO
ARKANSAS
TO:
THRU
FROM:
Subdivision Committee
Jessie Masters, Development Review Manager
Gretchen Harrison, Senior Planner
Josh Boccaccio, Engineering Development Review Manager
Melissa Evans, Urban Forester
MEETING: August 17, 2023
SUBJECT: LSD-2023-0013: Large Scale Development (1860 S. MORNINGSIDE
DR./STEEL TOWN MARKET, 603): Submitted by BATES & ASSOCIATES for
property located at 1860 S. MORNINGSIDE DR. The property is zoned 1-1, HEAVY
COMMERCIAL AND LIGHT INDUSTRIAL and contains approximately 10.07
acres. The request is for a two -building commercial development with associated
parking.
RECOMMENDATION:
Staff recommends forwarding LSD-2023-0013 to the full Planning Commission with conditions as
recommended by staff.
RECOMMENDED MOTION:
"I move to forward LSD-2023-0013 to the full Planning Commission, 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 located in south Fayetteville just northeast of the intersection of
Morningside Drive and Pump Station Road. The property contains roughly 10.07 acres and is
currently undeveloped. Town Branch borders the property to the north and a large portion of the
site is encumbered by the floodplain associated with that creek. Surrounding land uses and zoning
are depicted in Table 1.
Table 1:
Surrounding Land Uses and Zoning
Direction
Land Use
Zoning
North
Natural Area
RSF-8, Residential Single -Family — Eight Units per Acre
South
Undeveloped
1-1, Heavy Commercial and Light Industrial;
1-2, General Industrial
East
Auto Salvage/Junk Yard
1-2, General Industrial
West
Warehousing/Wholesale
1-1, Heavy Commercial and Light Industrial
Proposal: The applicant requests large scale development approval to develop the subject
property with two commercial structures, containing 9,600 and 10,800 square feet, and associated
parking. No variances from the Unified Development Code have been requested as part of this
project.
Mailing Address:
113 W. Mountain Street viww.fayEkbM iei0&. a8wmittee
Fayetteville, AR 72701 Augu 17, 2023
Agenda Item 5
LSD-2023-0013 (STEEL TOWN MARKET)
Page 1 of 20
Right -of -Way to be Dedicated: The subject property has frontage along Morningside Drive and
Pump Station Road, both of which are classified as Neighborhood Links in the 2040 Master Street
Plan. Staff recommends that right-of-way be dedicated in the amount of 33.5 feet from the
centerline of the road along each street to align with the typical street section for a Neighborhood
Link.
Street Improvements: Staff recommends that the property's Morningside Drive frontage be
improved to align with the typical requirements for a Neighborhood Link street with 10-foot-wide
sidewalk and eight -foot -wide greenspace. Staff also recommends that the property's Pump
Station Road frontage be improved with six -foot -wide sidewalk and 10-foot-wide greenspace as
currently proposed on the provided civil plans.
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 two two-way driveways along Morningside Drive which meet curb cut
separation requirements as outlined in UDC §166.08(F). Stub outs are also proposed to the north,
east, and south to provide opportunities for cross access in the future.
Design Standards: This project is subject to compliance with the City's Commercial, Office, and
Mixed Use Design and Development Standards which are outlined in UDC §166.25. In reviewing
the provided site plan and elevations, staff has determined that this development is compliant with
those standards.
Water and Sewer System: There is an existing 24-inch water main that runs along the property's
Morningside Drive frontage. The applicant is proposing two new hydrant taps along that main
which will then be connected to for domestic water service. Grading in the easement for that water
line shall be limited and approved by the utility division. A profile of the water line was not provided
for review at this stage and engineering was not able to determine the impact of the proposed
grading. Additionally, the contractor who will be working on the 24-inch main must be approved
by the utility division; work resume and past experience with large diameter mains is required for
review. With regard to sewer, an off -site, approximately 500-foot sewer extension is required to
provide gravity sewer to this property. The developer shall be responsible for this extension and
it will be reviewed during the grading permit process. The structures on site are proposed with
individual grinder pumps; this review will be a part of the building permit process.
Parkland dedication or fee in -lieu: N/A; commercial developments are not subject to parkland
dedication.
Tree Preservation:
Canopy minimum requirement: 15%
Existing canopy: 25%
Preserved canopy: 17.9%
Mitigation required: None
Public Comment. To date, staff has not received any public comment on this item.
RECOMMENDATION: Staff recommends forwarding LSD-2023-0013 to the full Planning
Commission with the following conditions:
Subdivision Committee
August 17, 2023
Agenda Item 5
LSD-2023-0013 (STEEL TOWN MARKET)
Page 2 of 20
Conditions of Approval:
Subdivision Committee recommendation of right-of-way dedication. Staff
recommends right-of-way dedication in the amount of 33.5 feet from centerline along
Morningside Drive and Pump Station Road,
2. Subdivision Committee recommendation of street improvements. Staff recommends
that the property's Morningside Drive frontage be improved with 10-foot sidewalk and 8-
foot greenspace. Staff also recommends that the property's Pump Station Road frontage
be improved with 6-foot sidewalk and 10-foot greenspace.
3. Remaining comments from Planning shall be addressed, including:
a. Dimension width of R/W from the centerline of the road along Morningside.
b. Clarify where R/W line is along the southern portion of Morningside.
c. Drive aisles should have a width of 24 feet unless otherwise required by Fire per
UDC §172.04(E). Please either 1) widen the area that is striped off for loading or
2) request a variance to have a wider drive aisle than what is required by code.
d. Make sure that the legend is complete and accurate. There are some line types
shown on the plan that aren't included in the legend and vice versa.
4. Streetlights shall be installed in accordance with code along the property's frontage at
intervals of no more than 300 feet;
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;
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
Subdivision Committee
August 17, 2023
Agenda Item 5
LSD-2023-0013 (STEEL TOWN MARKET)
Page 3 of 20
for general concept only. All public improvements are subject to additional review and
approval. All improvements shall comply with the City's current requirements;
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: August 17, 2023
Motion:
Second:
Vote:
BUDGET/STAFF IMPACT:
None
ATTACHMENTS:
Engineering Memo
Subdivision Committee
August 17, 2023
Agenda Item 5
LSD-2023-0013 (STEEL TOWN MARKET)
Page 4 of 20
• Urban Forestry Comments
• Request Letter
• Site Plan
• Elevations
• One Mile Map
• Close -Up Map
• Current Land Use Map
Subdivision Committee
August 17, 2023
Agenda Item 5
LSD-2023-0013 (STEEL TOWN MARKET)
Page 5 of 20
CITY OF
FAYETTEVILLE
ARKANSAS
TO: Gretchen Harrison, Senior Planner
FROM: Josh Boccaccio, Engineering Development Review Manager
DATE: August 15, 2023
SUBJECT: Subdivision Committee Engineering Comments for
LSD-2023-0013 Steel Town Market
STAFF MEMO
Water: There is an existing 24", large diameter water main that runs along this property's
frontage on S Morningside Dr. The applicant is proposing 2 new hydrant taps on the 24" main
which will then be connected to for domestic water service. Grading in the easement for this
water line shall be limited and approved by the utility division. A profile of the water line was not
provided for review at this stage and engineering was not able to determine the impact of the
proposed grading. Additionally, the contractor who will be working on the 24" main must be
approved by the utility division; work resume and past experience with large diameter mains is
required for review.
Sewer: An off -site, approximately 500-ft sewer extension is required to provide gravity sewer to
this property. The developer shall be responsible for this extension. It will be reviewed during
the grading permit process. The structures onsite are proposed with individual grinder pumps;
this review will be a part of the building permit process.
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 must be provided,
and a jurisdictional determination may be required. There is also regulatory flood plain and
floodway as well as stream side protection zone. The applicant appears to not encroach into
these areas.
Drainage: The proposed development 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 device and bioretention
pond. Channel Protection is proposed to be met by decreasing the post development, 1-year
storm peak flow below 2 cfs at the outlet of the ponds. Overbank and Extreme Flood Protection
are proposed to be met with two detention ponds. Additional review of the drainage and storm
network will occur during grading permit.
Plan Comments:
1. It appears Morningside is proposed to be widened along a portion of this project's
frontage. Widening must meet City of Fayetteville Minimum Street Standards. Existing
asphalt must be saw cut perpendicular to travel lane for widening.
2. Water line must be potholed where crossings are proposed.
3. Please provide information on if buildings must be sprinklered.
Mailing Address: Subdivision Committee
113 W. Mountain Street www.fayetteviI1bxj rsgVV 2023
Fayetteville, AR 72701 Agenda Item 5
LSD-2023-0013 (STEEL TOWN MARKET)
Page 6 of 20
4. There appears to be a potential conflict with the proposed ADA ramp and existing
stormwater manhole.
5. Additional information must be provided for the proposed bioretention pond.
Standard Comments:
1. All designs are subject to the City's latest design criteria (water, sewer, streets and
drainage). Review for plat approval is not approval of public improvements, and all
proposed improvements are subject to further review at the time construction plans are
submitted.
2. Any damage to the existing public street due to construction shall be repaired/replaced
at the owner/developers expense
3. All public sidewalks, curb ramps, curb & gutter, and driveway aprons along this project
frontage must meet ADA guidelines and be free of damage. Any existing infrastructure
that does not conform to ADA guidelines or is otherwise damaged must be removed and
replaced to correct the issue. Coordinate with the engineering department for inspection
of existing facilities to determine compliance.
4. Water and sewer impact fees will apply for the additional impact to the system. The fees
will be based on the proposed meter size and will be charged at the time of meter set.
5. Note, the following portions of all projects will typically not be reviewed by the
Engineering Division until time of construction -level review (unless specifically requested
at plat review):
o Storm Sewer pipe/inlet sizing, gutter spread, profiles, or utility conflicts
o Sanitary Sewer pipe sizing, profiles, or utility conflicts
o Waterline fittings, callouts, or utility conflicts
o Street profiles
o Fine grading/spot elevations
Subdivision Committee
August 17, 2023
Agenda Item 5
LSD-2023-0013 (STEEL TOWN MARKET)
PaA 7 of 20
URBAN FORESTRY
01k4
TREE PRESERVATION COMMENTS
CITY OF
PAYETTIVILLE
ARKAMsws
To: Jason Young, Bates & Associates
From: Melissa Evans, Urban Forester
CC: Gretchen Harrison, Senior Planner
Meeting Date: August 17, 2023
Subject: LSD-2023-0013: Steel Town Market: 1860 S. Morningside
1. Submittal Requirements Yes No N/A
Initial Review with the Urban Forester
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
438,455
100%
Zoning Designation * Select Below with drop down arrow
1-1, Heavy Commercial and Light Industrial
65,768
15%
HHOD * Select Below with Drop Down Arrow
No
0
0%
Total Canopy for Minimum Preservation Requirements
65,768
15.0%
Existing Tree Canopy * Minus Right of Way and Easements
109,734
25.0%
Tree Canopy Preserved
78,357
17.9%
Tree Canopy Removed *On Site
31,377
7.2%
Tree Canopy Removed *Off Site
0
Tree Canopy Removed Total
31,377
7.2%
Removed Below Minimum
0
Mitigation Requirements
0
Subdivision Committee
August 17, 2023
Agenda Item 5
LSD-2023-0013 (STEEL TOWN MARKET)
Page 8 of 20
3. Mitigation Requirements
I Ilyl I r l 1U1 lly
Low Priority
Total Mitigation Trees Required
4. Mitigation Type
On -Site Mitigation
Off -Site Mitigation
Tree Escrow (See Conditions of Approval)
5. Tree Preservation Plan Checklist
UDC Chapter 167.04H1 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
Canopy below Number of 2" caliper
requirement trees to be planted
0
0
Yes
No
N/A
X
X
X
Tech
Subdivision
Planning
Plat
Committee
Commission
Yes
Yes
Yes
Yes
Yes
Yes
Yes
Yes
No
No
Yes
Yes
Yes
Yes
No
Yes
Yes
Yes
Yes
Yes
Yes
Yes
Yes
Yes
Yes
Yes
N/A
N/A
Yes
Yes
Yes
Yes
Yes
Yes
Yes
Yes
No
No
N/A
N/A
Yes
Yes
Yes
Yes
Subdivision Committee 2
August 17, 2023
Agenda Item 5
LSD-2023-0013 (STEEL TOWN MARKET)
Page 9 of 20
f. Location of construction entrance/exit
6. Site Analysis Report (if required)
UDC Chapter 167.04H4
a. Provide graphic examples of multiple options used to
minimize removal of existing canopy
b. Submitted Analysis Statement — Note the process, iterations,
and approaches to preserve canopy.
7. Review Status (See Comments)
Conditionally Approved
Approved
Tabled
Denied
Yes Yes
Yes No
Tech Subdivision
Plat Committee
07-27-23 08-16-23
N/A
X
X
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.
Subdivision Committee 3
August 17, 2023
Agenda Item 5
LSD-2023-0013 (STEEL TOWN MARKET)
Page 10 of 20
1�
CITY of
FAYETTEVILLE
ARKANSAS
URBAN FORESTRY
LANDSCAPE PLAN COMMENTS
To:
Jason Young, Bates & Associates
From:
Melissa Evans, Urban Forester
CC:
Gretchen Harrison, Senior Planner
Meeting Date:
August 17, 2023
Subject:
LSD-2023-0013: Steel Town Market: 1860 S. Morningside
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
Subdivision Committee
August 17, 2023
Agenda Item 5
LSD-2023-0013 (STEEL TOWN MARKET)
Page 11 of 20
b. Wheel Stops/Curbs Yes
UDC Chapter 177.O4B1
c. Narrow Tree Lawn (8' min. width, 37.5' length) N/A
UDC Chapter 177.O4C
d. Tree Island (8' min. width, 18.7' min length, 150 square feet) Yes
UDC Chapter 177.O4C
e. Placement of Trees (either side at entrances and exits) Yes
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 Committee
August 17, 2023
Agenda Item 5
LSD-2023-0013 (STEEL TOWN MARKET)
Page 12 of 20
5. Landscape Requirement Totals
Mitigation Trees
Parking Lot Trees
Street Trees
Detention Pond — Large Trees
(1 Tree/3,000 square feet)
Detention Pond — Small Tree/Large Shrub
(4 small trees or large shrubs/3,000 square feet)
Detention Pond — Small Shrubs/Large Grasses
(6 shrubs or grasses (1 gallon)/3,000 square feet)
6. Review Status (See Comments)
Conditionally Approved
Approved
Tabled
Denied
Amount
0
4
46 required
(43 new
trees,
3 existing)
7
25
37
ech Plat Subdivision Planning
Committee Commission
07-27-23 08-16-23
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
Subdivision Committee
August 17, 2023
Agenda Item 5
LSD-2023-0013 (STEEL TOWN MARKET)
Page 13 of 20
Bates
Associates, i nc_
Civil Engineering & Surveying
7230 S. Pleasant Ridge Dr / Fayetteville, AR 72704
PH: 479-442-9350 * FAX: 479-521-9350
July 19, 2022
City of Fayetteville
113 West Mountain Street
Fayetteville, AR 72701
RE: Steel Town Market Large Scale Development
Dear City Staff,
Cory Rogers and Bates & Associates, Inc are proposing a development on an undeveloped parcel (#765-
15152-000) at 2030 Morningside Drive. The subject property is zoned I-1 (Industrial).
This proposal is for a 2-building development, which will also include associated paving, drainage, public
sidewalk, and landscaping improvements. The north building will be 9600 sf and the south building will
be 10800 sf. The northern building will house Fastenal, a distributor of industrial and construction
products. The southern building will house 4 units of lease space. While the ultimate uses of the lease
spaces are unknown, the Owner states that they will generally be leased for office and retail.
Off -Street parking for Fastenal will consist of 13 parking spaces, which is 25 spaces short of the 38
spaces allowed per UDC 172.05. Off-street parking for the leased building will be 36 spaces. This is the
maximum allowed per UDC 172.05 for Professional Office, which is the most restrictive of the two
proposed uses.
Two detention ponds will be provided to handle the increase in runoff created by the proposed
development.
The site is approximately 10 acres and is mostly grass with 25% of the site consisting of tree canopy
coverage. Per the Tree Preservation Plan, 17.9% of on -site canopy will be preserved, which is above the
requirement for I-1 Zoning.
A 24" water main runs along the west side of the site. Sewer will be provided via force main to an
existing Sanitary Sewer Manhole southeast of the site. Plans for an off -site sewer extension will be
submitted at the construction level review.
If you have any questions or require additional information, please feel free to contact me at your
convenience.
Sincerely,
Jason Young
Project Manager
Bates & Associates, Inc
Subdivision Committee
August 17, 2023
Agenda Item 5
LSD-2023-0013 (STEEL TOWN MARKET)
Page 14 of 20
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Page 18 of 20
LSD-2023-0013 (STEEL TOWN MARKET)
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LSD-2023-0013 (STEEL TOWN MARKET)
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