479.455.2207 craftontull · Multi Family @ 0.020 acre per unit = acres 240 @ $952 per unit =...

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300 North College, Suite 317 Fayetteville, AR 72701 479.455.2207 craftontull.com June 11, 2020 City Of Fayetteville 113 W Mountain St Fayetteville, AR 72701 Attn: Mrs. Kara Paxton, City Clerk Re: Appeal of Planning Commission Denial of LSD 20-7031 Mrs. Paxton, Please accept this correspondence as an official request to City Council to appeal the Planning Commission denial of LSD 20-7031. We are requesting this appeal to be heard at the next available City Council meeting. LSD 20-7031 (Trails at Paradise) is a proposed multifamily development located on the west side of Old Missouri Road, just north of Joyce Blvd. The project was tabled by Planning Commission at the May 26 th meeting and was denied by a vote of 6-3 at the June 8 th meeting. The property is approximately 10 acres and is zoned RMF-24. The proposal was to place 240 multifamily units on it. Staff recommended approval of the project with 18 conditions of approval. We feel the project met the requirements of RMF-24 zoning and all other requirements set forth in the UDC and was unjustly denied. Attached is the site plan of the development. Thank you for your consideration in this matter. Sincerely, Thomas A. Hennelly, PE Vice President Crafton Tull 1 Enc Site plans

Transcript of 479.455.2207 craftontull · Multi Family @ 0.020 acre per unit = acres 240 @ $952 per unit =...

  • 300 North College, Suite 317 Fayetteville, AR 72701

    479.455.2207 craftontull.com

    June 11, 2020

    City Of Fayetteville

    113 W Mountain St

    Fayetteville, AR 72701

    Attn: Mrs. Kara Paxton, City Clerk

    Re: Appeal of Planning Commission Denial of LSD 20-7031

    Mrs. Paxton,

    Please accept this correspondence as an official request to City Council to appeal the Planning

    Commission denial of LSD 20-7031. We are requesting this appeal to be heard at the next available City

    Council meeting.

    LSD 20-7031 (Trails at Paradise) is a proposed multifamily development located on the west side of Old

    Missouri Road, just north of Joyce Blvd. The project was tabled by Planning Commission at the May 26th

    meeting and was denied by a vote of 6-3 at the June 8th meeting.

    The property is approximately 10 acres and is zoned RMF-24. The proposal was to place 240 multifamily

    units on it.

    Staff recommended approval of the project with 18 conditions of approval.

    We feel the project met the requirements of RMF-24 zoning and all other requirements set forth in the

    UDC and was unjustly denied. Attached is the site plan of the development.

    Thank you for your consideration in this matter.

    Sincerely,

    Thomas A. Hennelly, PE

    Vice President

    Crafton Tull

    1 Enc

    Site plans

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  • MEETING OF JULY 7, 2020 TO: Mayor; Fayetteville City Council THRU: Susan Norton, Chief of Staff Garner Stoll, Development Services Director Jonathan Curth, Development Review Manager FROM: Jessie Masters, Senior Planner DATE: June 19, 2020 SUBJECT: LSD 20-7031: Large Scale Development (NW OF E. JOYCE BLVD. & N. OLD

    MISSOURI RD./TRAILS AT PARADISE VALLEY APTS., 176): Submitted by CRAFTON TULL ENGINEERS, INC. for property located NW OF E. JOYCE BLVD. & N. OLD MISSOURI RD. The property is zoned RMF-24, RESIDENTIAL MULTI FAMILY, 24 UNITS PER ACRE and contains approximately 10.25 acres. The request is for a 240 multi-family unit apartment complex with associated parking.

    RECOMMENDATION: The City Planning staff recommend approval of LSD 20-7031 with conditions described and shown in the attached Exhibits A and B. The Planning Commission tabled the proposal at the May 26, 2020 Planning Commission meeting, and subsequently denied the proposal at the June 8, 2020 Planning Commission meeting. The applicant has appealed the decision to City Council. BACKGROUND: The subject property is an undeveloped (mostly forested) site located at the northwest corner of N. Old Missouri Rd. and E. Joyce Blvd., about halfway between N. Crossover Rd. and 71-B southeast of the Ridgewood Subdivision, northwest of the Paradise Valley Athletic Club. The site is currently one parcel, 765-15676-000, and is 12.47 acres. The applicant is proposing developing only 10.25 acres and splitting the site into two separate parcels, with access to the site proposed along N. Old Missouri Rd. The site is zoned RMF-24, Residential Multi-Family, 24 Units per Acre. and partially zoned CS, Community Services. Request: The applicant proposes a Large Scale Development for the construction of a 240-unit apartment complex with 9 multi-family buildings, a pool, clubhouse, and associated parking. While most of the site is zoned RMF-24, there is a small portion at the southern boundary of the site that is zoned CS, Community Services. The applicant has indicated that they intend to rezone that strip to RMF-24 for site consistency. Should the rezone get denied, they would be required to submit a variance request to the Board of Adjustment to address the following:

  • 2

    • §161.22 - Community Services (CS) zoning. The front setback regulations require a build-to-zone that is located between 10 feet and a line 25 feet from the front property line. Building 1 sits closer than 10 feet from the property line along Old Missouri Road. A portion of Building 1 is situated partially in the CS zoning district.

    Public Comment: Staff has received two phone calls to date with questions regarding the proposal, but has not yet received any official comment in opposition or in support of the project. DISCUSSION: The item was originally heard at the May 26, 2020 Planning Commission meeting where it was tabled by a vote of 8-0-0 to allow the applicant time to present some additional information for the Planning Commission to consider, especially with regards to what they viewed as a potential safety issue with the long drive aisle along the western portion of the site. Commissioners felt that the long drive aisle sandwiched between the tree preservation area and the rear of neighboring apartment buildings left the area without any passive surveillance or “eyes on the street,” making it a potentially attractive place for crime. The applicant responded by meeting with the police to discuss potential options for activating the space, and met with Urban Forestry to discuss options for adding an elevated and illuminated pedestrian walkway through the middle of the dry detention and tree preservation area. The applicant did not supply updated drawings or images for the June 8, 2020 Planning Commission, but supplied this additional information verbally. At that meeting, Planning Commission also expressed an issue with the proposed block length, but staff asserted that what was supplied was meeting code. A motion was made to approve the project with all conditions as outlined and recommended by staff, with an added condition for an access easement and additional pedestrian features in the north and central portion of the site, including lighting, boardwalk, and sidewalk along the northwest tier of compact parking spaces. The access easement was to follow the north drive aisle, crossing the site to the west as indicated in staff’s exhibit at two points. The motion was denied, and Planning Commissioners cited that the property was not zoned correctly, in reference to the southern strip of the property, with Building 1 currently encroaching on the required setback in the CS zoning district. The applicant has resubmitted plans in conjunction with this appeal, and they are attached to the applicant’s request letter. Staff still finds that the following conditions of approval hold with the new submittal. CONDITIONS OF APPROVAL:

    1. Planning Commission determination of street improvements. Staff recommends a total of 37.5’ to center line of right-of-way to be dedicated in order to accommodate 10’ sidewalk, a greenspace to 8’, 1.5’ curb and gutter, a 10’ parking lane, and a 9’ drive lane to meet Neighborhood Link Street cross-section. Staff also recommends streetlights installed at applicant’s proposed locations along Old Missouri Road.

    2. Planning Commission determination of parkland dedication. Prior to building permit

    approval, parkland fees in-lieu of land dedication is required in the amount of $228,480.

  • 3

    The amount of acreage and/or fees will be determined by the actual number of units and the park land formula at the time of Planning Commission approval.

    3. Prior to grading permit approval, rezoning of southern strip of property to RMF-24 must

    be approved, or Board of Adjustment approval must be received for portion of building encroachment into front setback of CS zoning.

    4. Proposed lot split must be recorded and on file before grading permit.

    5. Final dumpster enclosure placement must be signed off by Drew Cook of Solid Waste and Recycling to make sure 43’ approach needed for trucks is being met. Alternative locations have been provided.

    6. Conditions of approval from Engineering, Urban Forestry, and Parks Department, and

    are included in the official conditions of approval, attached hereto; Standard conditions of approval:

    7. Impact fees for fire, police, water, and sewer shall be paid in accordance with City ordinance;

    8. Plat Review and Subdivision comments (to include written staff comments provided to the

    applicant or his representative, and all comments from utility representatives: Black Hills Energy, AT&T, Ozarks, SWEPCO, and Cox Communications);

    9. All mechanical/utility equipment (roof and ground mounted) shall be screened using materials that are compatible with and incorporated into the structure. A note shall be clearly placed on the plat and all construction documents indicating this requirement;

    10. Trash enclosures shall be screened on three sides with materials complimentary to and compatible with the principle structure. Containers may also be screened from view of the street by the principal structure or vegetation. Elevations of the proposed dumpster enclosure shall be submitted to the Planning and Solid Waste Divisions for review prior to building permit;

    11. All existing utilities below 12kv shall be relocated underground. All proposed utilities shall

    be located underground;

    12. 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;

  • 4

    13. All exterior lights shall comply with the City lighting ordinance. Manufacturer’s cut-sheets are required for review and approval prior to issuance of a building permit;

    14. 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. Freestanding pole signs and electronic message boards (direct lighting) are prohibited in the I-540 Design Overlay District;

    15. Large scale development shall be valid for one calendar year;

    16. Contact the City’s Emergency 911 Address Coordinator for addressing prior to building

    permit;

    17. 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

    18. Prior to the issuance of a building permit the following is required:

    a. Grading and drainage permits; b. Separate easement plat for this project that shall include the tree preservation area

    and all utility and access easements; c. Exterior lighting package must be provided to the Planning Division; d. An on-site inspection by the Landscape Administrator of all tree protection

    measures prior to any land disturbance; e. Project Disk with all final revisions; and f. Completion of all required improvements or the placement of a surety with the City

    (letter of credit, bond, escrow) as required by Section 158.01 “Guarantees in Lieu of Installed Improvements” to guarantee all incomplete improvements. Further, all improvements necessary to serve the site and protect public safety must be completed, not just guaranteed, prior to the issuance of a Certificate of Occupancy.

    BUDGET/STAFF IMPACT: N/A Attachments:

    • Exhibit A

    • Exhibit B

    • Planning Commission Staff Report

  • R-O

    R-A

    RSF-4

    RMF-24

    P-1

    CS

    BENTWOOD LN

    OLDMIS

    SOURI R

    D

    DOWNING

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    BROOK

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    ABING

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    Y DR

    PARK LAKE DR

    RIDGEWOOD LNPAR

    KSIDE

    DR

    PARK O

    AKS DR

    PARKVI

    EW DR

    JOYCE BLVD

    LegendPlanning AreaFayetteville City Limits

    ! ! Shared Use Paved TrailBuilding Footprint

    Residential-AgriculturalRSF-4RMF-24Residential-OfficeCommunity ServicesP-1

    Close Up ViewLSD20-7031 TRAILS AT PARADISE VALLEY

    N

    0 225 450 675 900112.5Feet

    1 inch = 300 feet

    SubjectProperty

    LSD 20-7031EXHIBIT 'A'

  • LSD 20-7031EXHIBIT 'B'

  • TO: Fayetteville Planning Commission

    THRU: Jonathan Curth, Development Review Manager

    FROM: Jessie Masters, Senior PlannerJosh Boccaccio, Staff EngineerMelissa Evans, Urban Forester

    MEETING DATE: June 8, 2020

    SUBJECT: LSD 20-7031: Large Scale Development (NW OF E. JOYCE BLVD. & N. OLD MISSOURI RD./TRAILS AT PARADISE VALLEY APTS., 176): Submitted by CRAFTON TULL ENGINEERS, INC. for property located NW OF E. JOYCE BLVD. & N. OLD MISSOURI RD. The property is zoned RMF-24, RESIDENTIAL MULTI FAMILY, 24 UNITS PER ACRE and contains approximately 10.25 acres. The request is for a 240 multi-family unit apartment complex with associated parking.

    RECOMMENDATION:Staff recommends approval of LSD 20-7031 with conditions.

    RECOMMENDED MOTION:“I move to approve LSD 20-7031, determining:

    1. In favor of recommended street improvements;2. In favor of parkland fees-in-lieu3. All other conditions as recommended by staff.

    MAY 26, 2020 PLANNING COMMISSION: This item was last heard at the May 26, 2020 Planning Commission meeting, where it was tabled by a vote of 8-0-0 to allow applicant additional information for the Planning Commission to consider, especially with regards to the drive aisle and parking along the western portion of the site. At the time of staff report, the applicant had not submitted any additional information for staff to consider. Urban Forestry has submitted additional information regarding the safety concern with the tree preservation area and it is attached for the Commission’s consideration. No public comment was heard on the proposal. Staff is still recommending approval of the request, with conditions as listed above.

    BACKGROUND:The subject property is an undeveloped (mostly forested) site located at the northwest corner of N. Old Missouri Rd. and E. Joyce Blvd., about halfway between N. Crossover Rd. and 71-Bsoutheast of the Ridgewood Subdivision, northwest of the Paradise Valley Athletic Club. The site is currently one parcel, 765-15676-000, and is 12.47 acres. The applicant is proposing developing only 10.25 acres and splitting the site into two separate parcels, with access to the site proposed along N. Old Missouri Rd. The site is zoned RMF-24, Residential Multi-Family, 24 Units per Acre.

    Planning Commission June 8, 2020

    Agenda Item 3 20-7031 Trails at Paradise Valley Apts

    Page 1 of 42

    Updated to include results from 6/8/2020 PC meeting.

  • G:\ETC\Development Services Review\2020\Development Services\20-7031 LSD NW of Joyce & Old Missouri (Trails at Paradise Valley Apts) 176

    and partially zoned CS, Community Services. The surrounding land use and zoning is depicted on Table 1.

    Table 1Surrounding Land Use and Zoning

    Direction Land Use ZoningNorth Single-family Residential RMF-24, Residential Multi-Family, 24 Units per AcreSouth Undeveloped Commercial CS, Community ServicesEast Single-Family Residential R-A, Residential AgriculturalWest Multi-family Residential RMF-24, Residential Multi-Family, 24 Units per Acre

    Proposal: The applicant proposes a Large Scale Development for the construction of a 240-unit apartment complex with 9 multi-family buildings, a pool, clubhouse, and associated parking. While most of the site is zoned RMF-24, there is a small portion at the southern boundary of the site that is zoned CS, Community Services. The applicant has indicated that they intend to rezone that strip to RMF-24 for site consistency. Should the rezone get denied, they would be required to submit a variance request to the Board of Adjustment to address the following:

    §161.22 - Community Services (CS) zoning. The front setback regulations require a build-to-zone that is located between 10 feet and a line 25 feet from the front property line. Building 1 sits closer than 10 feet from the property line along Old Missouri Road. A portion of Building 1 is situated partially in the CS zoning district.

    Adjacent Streets and Rights-of-Way: The site is on the corner of Joyce Blvd. and N. Old Missouri Rd., but the proposed development will only have direct access to N. Old Missouri Rd. after a proposed lot split will remove the southern portion. Fayetteville’s Master Street Plan classifies Joyce Blvd. as a Regional Link – High Activity street and classifies N. Old Missouri Rd. as aNeighborhood Link Street. The Active Transportation Plan also has a proposed trail running the length of the site’s Old Missouri Rd frontage.

    Right-of-Way to be Dedicated: Per Subdivision Committee review, the applicant proposes dedication of 36.5’ of right-of-way along Old Missouri Rd. to centerline. However, engineering staff has noted that this right-of-way dedication is still not yet enough to build the street section per the Neighborhood Link Street cross-section, and recommends a dedication of 37.5’ to fulfill this requirement. The applicant indicated at the May 26, 2020 Planning Commission that they could accommodate the 37.5’ dedication. This is beyond the typical 33.5’ from-centerline typically required for Neighborhood Link Streets due to the trail, and to build out the street section to include the full 9’ drive lane.

    Street Improvements: Staff and Subdivision Committee recommends 10’ sidewalk/multi-use trailto meet the Active Transportation Plan, 8’ greenspace, 1.5’ curb and gutter, 10’ parking lane, and a 9’ drive lane to meet Neighborhood Link Street cross-section. Staff also recommends streetlights installed at applicant’s proposed locations along N. Old Missouri Rd.

    Water and Sewer System: Applicant proposes 8” PVC sanitary sewer line throughout the sitewhich connects to E. Stearns Street to the north and 8” waterline throughout the site connecting to water line at N. Old Missouri Rd.

    Tree Preservation: Canopy minimum requirement: 25%Existing canopy: 100%Preserved canopy: 9.9%Mitigation required: 297 2” caliper trees to be planted on-site

    Planning Commission June 8, 2020

    Agenda Item 3 20-7031 Trails at Paradise Valley Apts

    Page 2 of 42

  • G:\ETC\Development Services Review\2020\Development Services\20-7031 LSD NW of Joyce & Old Missouri (Trails at Paradise Valley Apts) 176

    Parkland Dedication or Fees In-lieu: The developer has proposed fees in-lieu to the Parks and Recreation Advisory Board (PRAB). This project was reviewed by the Parks and Recreation Advisory Board on December 2, 2019. After some back and forth in the proposed unit count, the current site plan shows 240 units. Based on the developer’s request, parkland dedication fees in the amount of $228,480 will be assessed for the 240 MF units.

    Connectivity/Design Standards: Multi-family residential developments are subject to Urban Residential Design Standards (166.23). Staff has determined that the applicant is now meeting these standards, based on recommendations by staff and Subdivision Committee. Though not a stated requirement of the Urban Residential Design Standards, some concern was issued at Subdivision Committee regarding a potential pedestrian hazard with drive aisle and parking in the western portion of the site with its location between the forested area and away from the street.Staff followed up with City of Fayetteville police department, and while at the time of staff report had not issued a written statement, they did verbally assert that there would be potential safety issues for both pedestrians and for parked cars. Additionally, Urban Forestry has included a condition that the understory shall be cleared out in the detention/tree preservation area and low branched trees shall be limbed up to 6’ to provide visibility.

    Public Comment: Staff has received two phone calls to date with questions regarding the proposal, but has not yet received any official comment in opposition or in support of the project.

    RECOMMENDATION: Staff recommends approval of LSD 20-7031, with the following conditions.

    Conditions of Approval:

    1. Planning Commission determination of street improvements. Staff recommends atotal of 37.5’ to center line of right-of-way to be dedicated in order to accommodate 10’ sidewalk, a greenspace to 8’, 1.5’ curb and gutter, a 10’ parking lane, and a 9’ drive lane to meet Neighborhood Link Street cross-section. Staff also recommends streetlights installed at applicant’s proposed locations along Old Missouri Road.

    2. Planning Commission determination of parkland dedication. Prior to building permit approval, parkland fees in-lieu of land dedication is required in the amount of $228,480. The amount of acreage and/or fees will be determined by the actual number of units and the park land formula at the time of Planning Commission approval.

    3. Prior to grading permit approval, rezoning of southern strip of property to RMF-24 must be approved, or Board of Adjustment approval must be received for portion of building encroachment into front setback of CS zoning.

    4. Proposed lot split must be recorded and on file before grading permit.

    5. Final dumpster enclosure placement must be signed off by Drew Cook of Solid Waste and Recycling to make sure 43’ approach needed for trucks is being met. Alternative locations have been provided.

    6. Conditions of approval from Engineering, Urban Forestry, and Parks Department, and are included in the official conditions of approval, attached hereto;

    Planning Commission June 8, 2020

    Agenda Item 3 20-7031 Trails at Paradise Valley Apts

    Page 3 of 42

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    Standard conditions of approval:

    7. Impact fees for fire, police, water, and sewer shall be paid in accordance with City ordinance;

    8. Plat Review and Subdivision comments (to include written staff comments provided to the applicant or his representative, and all comments from utility representatives: Black Hills Energy, AT&T, Ozarks, SWEPCO, and Cox Communications);

    9. All mechanical/utility equipment (roof and ground mounted) shall be screened using materials that are compatible with and incorporated into the structure. A note shall be clearly placed on the plat and all construction documents indicating this requirement;

    10. Trash enclosures shall be screened on three sides with materials complimentary to and compatible with the principle structure. Containers may also be screened from view of the street by the principal structure or vegetation. Elevations of the proposed dumpster enclosure shall be submitted to the Planning and Solid Waste Divisions for review prior to building permit;

    11. All existing utilities below 12kv shall be relocated underground. All proposed utilities shall be located underground;

    12. 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;

    13. All exterior lights shall comply with the City lighting ordinance. Manufacturer’s cut-sheets are required for review and approval prior to issuance of a building permit;

    14. 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. Freestanding pole signs and electronic message boards (direct lighting) are prohibited in the I-540 Design Overlay District;

    15. Large scale development shall be valid for one calendar year;

    16. Contact the City’s Emergency 911 Address Coordinator for addressing prior to building permit;

    17. 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

    18. Prior to the issuance of a building permit the following is required:a. Grading and drainage permits;b. Separate easement plat for this project that shall include the tree preservation area

    and all utility and access easements;c. Exterior lighting package must be provided to the Planning Division;

    Planning Commission June 8, 2020

    Agenda Item 3 20-7031 Trails at Paradise Valley Apts

    Page 4 of 42

  • G:\ETC\Development Services Review\2020\Development Services\20-7031 LSD NW of Joyce & Old Missouri (Trails at Paradise Valley Apts) 176

    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; andf. 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.

    ________________________________________________________________________

    PLANNING COMMISSION ACTION: Required YES

    Date: June 8, 2020 ❒❒ Tabled ❒ Approved ❒ DeniedMotion:

    Second:

    Vote:

    BUDGET/STAFF IMPACT:None.

    Attachments:City Engineering MemoUrban Forestry CommentsUrban Forestry AddendumParks MemoSolid Waste and Recycling CommentsApplicant request letterOverall Site PlanSite Plan – NorthSite Plan - SouthElevationsOne Mile MapClose Up MapCurrent Land Use Map

    Planning Commission June 8, 2020

    Agenda Item 3 20-7031 Trails at Paradise Valley Apts

    Page 5 of 42

    Brown

    Winston

    3-6-0

    X

    As recommended by staff, adding a condition for anaccess easement and additional pedestrian features in thenorth central portion of the site, including lighting,boardwalk, and sidewalk along the NW tier of compactparking spaces. Access easement to follow the north driveaisle, crossing the site to the west as indicated in staffexhibit at two points.

  • TO: Jessie Masters, Senior Planner

    FROM: Josh Boccaccio, Staff Engineer

    DATE: May 19, 2020

    SUBJECT: Planning Commission Engineering Comments for LSD 20-7031

    **Comments included in attached plan sheets**

    Site Plan Comments:1. Show markings associated with the trail crossing detail on the site plan.2. Analyze site triangles using Figure 4-1a in the Minimum Street Standards. 10’ distance

    from travel path to site line can be used for private driveway.3. A width of 10’ is required for the parking lane. This distance is measured from the face of

    curb to edge of travel lane. An additional 1’ of right-of-way is needed in order to facilitate this distance.

    Utility Comments:1. A sewer capacity study per the Water and Sewer Specifications must be provided with

    the application for grading permit.2. Adequate notification must be given to impacted water customers when the inline valve

    on existing 6” water main is installed.3. Water and sewer plan and profiles will be reviewed with construction documents.4. Fire hydrants must have 10’ of easement on all sides.

    Drainage Comments:1. Storm sewer design will be reviewed with construction level documents.2. Ensure ponding and spread requirements are met along Old Missouri Road.3. Sizing of riprap will be reviewed with construction level documents.

    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

    Planning Commission June 8, 2020

    Agenda Item 3 20-7031 Trails at Paradise Valley Apts

    Page 6 of 42

  • 2

    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. Fire Line monthly fees will be applied based on the size of the riser penetrating the slab. See Chapter 51.136 of the Unified Development Code for table of fees associated with pipe diameter.

    6. Commercial structures that may require a fire sprinkler system must obtain a fire flow study submitted and approved by the fire department prior to approval of the project.

    7. Prior to engineering approval of the building permit, either the required public improvements must be installed and accepted, or performance bonds in the amount of 150% of the construction cost for all public improvements must be submitted, accompanied by a unit price estimate approved by the Engineering Division.

    8. 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 conflictso Sanitary Sewer pipe sizing, profiles, or utility conflictso Waterline fittings, callouts, or utility conflictso Street profileso Fine grading/spot elevations

    9. The Engineer of Record shall:a. Review and approve material submittals. Approved submittals shall be submitted

    to the City for concurrence before grading permit is issued.b. Perform “Full Time” Inspection for the utility installation and shall be “In- Charge”

    of the approval testing. c. Provide a qualified representative for all testing and inspection. d. Schedule testing with the Public Works Inspector.e. Authorize geotechnical testing laboratory to provide reports directly to City in

    PDF format. Reports shall be submitted in a timely manner.f. Prepare material data sheets and test reports required by the specifications.g. Insure that daily inspection reports and data sheets are submitted to the City of

    Fayetteville’s public works inspector weekly in PDF format. 10. 2017 Standard Water & Sanitary Sewer Specifications & Details apply 11. Demolition shall not begin until the appropriate erosion control measures and required

    tree preservation fencing are installed12. Prior to Project Acceptance (Final Plat, Certificate of Occupancy, or Temporary

    Certificate of Occupancy) the following items must be performed or provided to the satisfaction of the Engineering Department:

    h. The work shown on the civil site package must be complete and the items on the final punch list completed.

    i. Vegetation must be established and perimeter erosion controls removed.j. One (1) set of as-built drawings of the complete project (excluding details) as a

    hard copy, digital file .dwg, and PDF format;

    Planning Commission June 8, 2020

    Agenda Item 3 20-7031 Trails at Paradise Valley Apts

    Page 7 of 42

  • 3

    i. Public infrastructure and services shall be surveyed after installation in relation to easements, property lines, and rights-of-way.

    1. More than 2 ft deviation of design alignment of shall require new easement dedication or adjustment of the utility/storm drain.

    ii. Sanitary Sewer, and Storm Drainage (Including Private) elevations must be verified and updated. (Elevations out of design tolerance must be corrected)

    iii. Street Centerline, Width, Profiles and Cross slopes shall be verified. 1. More than 6 inches deviation of design alignment of shall require

    new right of way dedication or adjustment of the street section.iv. Adequate verification survey to confirm accuracy of drainage report.v. As-builts should include the following information in a table; Linear Feet of

    new public streets, sidewalk (categorized by width), waterline, and sanitary sewer. Square feet of newly dedicated right-of-way.

    k. Unit price construction costs for review and approval and a single 2 year maintenance bonds in the amount of 25% of the public improvements;

    l. Certification that the streets, sidewalk, storm sewer, water, fire line, and sewer lines, etc., were installed per approved plans and City of Fayetteville requirements;

    i. Provide all Inspection Reports; approved submittals; Data Forms from Utility Specifications (Including Consultants sewer TV report); compaction test results, etc…

    m. Certification that the designed retaining walls were installed per approved plans and City of Fayetteville requirements (Inspection and Testing Reports required);

    n. Cross Sections, Volume Calculations, and Certification Retention/Detention Ponds are in accordance with the approved Drainage Report.

    o. Surveyor’s Certification of Compliance for monuments and property pins.p. The As- Built Final Drainage Report in PDF format updated per as-built invert,

    slope, inlet opening, road profile, cross slope, etc…q. Bond, guarantee, or letter of credit for all sidewalks not constructed prior to final

    plat approval (150% of the estimated cost of construction);r. Cross Sections, contours, spot elevations, and Certification that the site has been

    graded per the approved MRLGP within the right of way, drainage easements, and utility easements.

    Planning Commission June 8, 2020

    Agenda Item 3 20-7031 Trails at Paradise Valley Apts

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  • architecture|engineering|surveying

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  • URBAN FORESTRY

    TREE PRESERVATION COMMENTS

    To: Thomas Henneley, Crafton Tull

    From: Melissa Evans, Urban Forestry

    CC: Jessica Masters, Senior Planner

    Meeting Date: May 26, 2020

    Subject: LSD 20-7031: Trails at Paradise Valley Apts.: NW of E. Joyce Blvd. & N. Old Missouri Rd.

    1. Submittal Requirements Yes No N/AInitial 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 XTree Mitigation Table on Plans X

    Tree Preservation Wavier Submitted (only use if no trees onsite or near P/L) X2. Tree Preservation Calculations

    Tree Preservation Calculations Square Feet Percent of site Total Site Area *Minus Right of Way and Easements 428,469 100% Zoning Designation * Select Below with drop down arrow PZD, Planned Zoning District 107,117 25% HHOD * Select Below with Drop Down Arrow No 0 0% Total Canopy for Minimum Preservation Requirements 107,117 25.0% Existing Tree Canopy * Minus Right of Way and Easements 428,469 100.0% Tree Canopy Preserved 42,410 9.9% Tree Canopy Removed *On Site 386,059 90.1% Tree Canopy Removed *Off Site 0 Tree Canopy Removed Total 386,059 90.1% Removed Below Minimum 64,707 Mitigation Requirements 64,707

    Planning Commission June 8, 2020

    Agenda Item 3 20-7031 Trails at Paradise Valley Apts

    Page 10 of 42

  • 2

    3. Mitigation Requirements Canopy below requirement

    Number of 2” caliper trees to be planted

    High Priority 64,707 297

    Mid Priority

    Low Priority

    Total Mitigation Trees Required 64,707 297

    4. Mitigation Type Yes No N/AOn-Site Mitigation X

    Off-Site Mitigation X

    Tree Escrow (See Conditions of Approval) X

    5. Tree Preservation Plan Checklist UDC Chapter 167.04H1

    Tech Plat

    Subdivision Committee

    Planning Commission

    a. 5 year Aerial Check on Existing Trees Yes Yes Yes

    b. Property Boundary Yes Yes Yes

    c. Natural Features (100ft beyond limits of disturbance) Yes Yes Yes

    d. Existing Topography and Proposed Grading Yes Yes Yese. Soil Types No Yes Yes

    f. Significant Trees Yes Yes Yes

    g. Groupings of Trees Yes Yes Yes

    h. Table Inventory List (species, size, health, priority) Yes Yes Yesi. All Existing and Proposed Utilities Yes Yes Yes

    j. All Existing and Proposed Utility Easements and ROW’s Yes Yes Yes

    k. All Streams (with approximate center line) N/A N/A N/A

    l. Floodplains and floodways N/A N/A N/Am. Existing Street, Sidewalk or Bike Path ROW Yes Yes Yes

    n. Submitted Site Analysis Plan (if required) N/A N/A N/A

    o. Shows ALL Proposed Site Improvements Yes Yes Yes

    p. Delineates trees/canopy to be preserved and removed Yes Yes YesTree Protection Methods

    a. Tree Protection Fencing Yes Yes Yes

    b. Limits of Root Pruning No No Yesc. Traffic flow on work site No No No

    d. Location of material storage No No No

    e. Location of concrete wash out No No Yes

    f. Location of construction entrance/exit No No Yes

    Planning Commission June 8, 2020

    Agenda Item 3 20-7031 Trails at Paradise Valley Apts

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  • 3

    6. Site Analysis Report (if required) UDC Chapter 167.04H4

    Yes No N/A

    a. Provide graphic examples of multiple options used to minimize removal of existing canopy

    X

    b. Submitted Analysis Statement – Note the process, iterations, and approaches to preserve canopy.

    X

    7. Review Status (See Comments) Tech Plat Subdivision Committee

    Planning Commission

    Conditionally Approved 4-27-20 5-11-20 5-19-20

    Approved

    Tabled

    Denied

    Comments

    1. Address items above marked “No” and all Redlines provided.2. Please provide notes that the understory (except for desirable species like Dogwood and Redbud) shall be

    cleared out in the detention/tree preservation area and low branched trees shall be limbed up to 6’ to provide visibility.

    Planning Commission June 8, 2020

    Agenda Item 3 20-7031 Trails at Paradise Valley Apts

    Page 12 of 42

  • URBAN FORESTRY

    LANDSCAPE PLAN COMMENTS

    To: Thomas Henneley, Crafton Tull

    From: Melissa Evans, Urban Forestry

    CC: Jessica Masters, Senior Planner

    Meeting Date: May 26, 2020

    Subject: LSD 20-7031: Trails at Paradise Valley Apts.: NW of E. Joyce Blvd. & N. Old Missouri Rd.

    1. General Landscape Plan Checklist Yes No N/A

    a. Irrigation (notes either automatic or hose bib 100’ o.c.) UDC Chapter 177.03C7g, 177.04B3a

    X

    b. Species of plant material identified UDC Chapter 177.03C7d,e

    X

    c. Size of plant material (minimum size 2” caliper for trees and 3 gal. shrubs)UDC Chapter 177.03C7b,c

    X

    d. Soil amendments notes include that soil is amended and sod removedUDC Chapter 177.03C6b

    X

    e. Mulch notes indicate organic mulching around trees and within landscape beds UDC Chapter 177.03C6c,d

    X

    f. LSD, LSIP, and Subdivisions (PPL & FPL) plans stamped by a licensed Landscape Architect, others by Landscape Designer UDC Chapter 177.03B

    X

    g. Planting bed contained by edgingUDC Chapter 177.03C6f

    X

    h. Planting details according to Fayetteville’s Landscape Manual UDC Chapter 177.03C6g

    X

    i. Provide information about 3-Year Maintenance plan. The owner shall deposit with the City of Fayetteville a surety for approved landscape estimate.UDC Chapter 177.05 A2g

    X

    2. Parking Lot Requirements 1 Tree : 12 Parking Spaces Yes No N/A

    a. Wheel Stops/CurbsUDC Chapter 177.04B1

    X

    b. Narrow Tree Lawn (8’ min. width, 37.5’ length)UDC Chapter 177.04C

    X

    Planning Commission June 8, 2020

    Agenda Item 3 20-7031 Trails at Paradise Valley Apts

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  • 2

    c. Tree Island (8’ min. width, 18.7’ min length OR 150 square feet)UDC Chapter 177.04C

    X

    d. Placement of Trees (either side at entrances and exits)UDC Chapter 177.04C2

    X

    3. Perimeter Landscaping Requirements Yes No N/A

    a. Front Property Line (15’ wide landscape) and five on sides. UDC Chapter 177.04D2a

    b. Side and Rear Property Lines (5’ Wide Landscape Area) X UDC Chapter 177D1

    X

    c. Shade trees planted on south and west sides of parking lotsUDC Chapter 177.04D2e

    X

    d. Screening of parking lot from adjacent residential properties. X

    4. Street Tree Planting Requirements Yes No N/A

    a. Residential Subdivisions1 Large Shade Species Tree per LotUDC Chapter 177.05B1a

    X

    b. Non-Residential Subdivisions1 Large Species Shade Tree every 30’ (planted in greenspace)UDC Chapter 177.05B2a

    X

    c. Urban Tree Well – Urban Streetscapes Trees every 30’ (8’ sidewalk)UDC Chapter 177.05B3a-f

    X

    d. Structured Soil – Urban Tree WellsInclude a note and/or detail of structural soil on Landscape PlanUDC Chapter 177.05B3a-f

    X

    e. Residential SubdivisionsTiming of planting indicated on plansUDC Chapter 177.05A4

    X

    f. Residential SubdivisionsWritten description for method of tracking plantingUDC Chapter 177.05A4e

    X

    Planning Commission June 8, 2020

    Agenda Item 3 20-7031 Trails at Paradise Valley Apts

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  • 3

    5. Landscape Requirement Totals Amount

    Mitigation Trees 297Parking Lot Trees 24 required,

    27 provided

    Street Trees 34

    Detention Pond – Large Trees (1 Tree/3,000 square feet)

    18

    Detention Pond – Small Tree/Large Shrub (4 small trees or large shrubs/3,000 square feet)

    71

    Detention Pond – Small Shrubs/Large Grasses (6 shrubs or grasses (1 gallon)/3,000 square feet)

    107

    6. Review Status (See Comments) Tech Plat

    Subdivision Committee

    Planning Commission

    Conditionally Approved 4-27-20 5-11-20 5-19-20

    Approved

    Tabled

    Denied

    Comments1. Address items above marked “No” and all Redlines provided.2. Is the western tree preservation area also the detention pond area? How long will the water remain on the

    tree roots? Will they be able to tolerate it? 3. Does your parking calculations include accessible parking spaces and striping? 4. Are 18 the detention trees included on the plan? They need to be large shade trees. 5. Please provide shrubs as screening along the adjacent residential properties. 6. Please make sure the trees planted around the detention/tree preservation area are all deciduous. 7. Please plant evergreen trees at the Northwest corner of the site to buffer adjacent residential property.

    Planning Commission June 8, 2020

    Agenda Item 3 20-7031 Trails at Paradise Valley Apts

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  • TO: Planning Commission

    THRU: Jessica Masters, Senior Planner Jonathan Curth, Development Review Manager

    FROM: Melissa Evans, Urban Forester

    DATE: 6-3-2020

    SUBJECT: Trees and Public Safety Article

    RECOMMENDATION: Urban Forestry Staff is relaying an article by the US Forest Service and University of Washington regarding trees and crime & public safety for Planning Commission’s consideration for The Trails at Paradise Valley Apartments project, as well as other projects with similar site layouts and issues. Urban Forestry Staff is in agreement with the scholarly research which concludes that properly maintained trees, with low to little understory vegetation, does not create an increase in criminal activity or a safety hazard but increases the well-being of adjacent residents.

    BACKGROUND: The Trails at Paradise Valley Apartments project was recently discussed at Planning Commission. A concern was cited regarding safety around the driveway north of the larger Tree Preservation Area.

    DISCUSSION: Tree Preservation is a requirement of Chapter 167 of the Code. The tree preservation minimum canopy requirement is not being fully met on this site but a portion of the trees are being preserved, which include Oak trees that are a minimum of 40-50 years old. The underbrush can be cleared and the trees can be limbed up to provide visibility through the tree preservation area. Trees generally increase property values and promote well-being.

    Following are “fast facts” about trees and crime from the article:

    There are, on average, about 3,800 crime victims per 100,000 population in the U.S. each year.1

    Among minor crimes, there is less graffiti, vandalism, and littering in outdoor spaces with natural landscapes than in comparable plant-less spaces.4

    Public housing residents with nearby trees and natural landscapes reported 25% fewer acts of domestic aggression and violence.5

    Planning Commission June 8, 2020

    Agenda Item 3 20-7031 Trails at Paradise Valley Apts

    Page 16 of 42

  • 2

    Public housing buildings with greater amounts of vegetation had 52% fewer total crimes, 48% fewer property crimes, and 56% fewer violent crimes than buildings with low amounts of vegetation.2

    Studies of residential neighborhoods found that property crimes were less frequent when there were trees in the right-of-way, and more abundant vegetation around a house.6,7

    In a study of community policing innovations, there was a 20% overall decrease in calls to police from the parts of town that received location-specific treatments. Cleaning up vacant lots was one of the most effective treatment strategies.12

    Vegetation can be managed to create a reassuring environment, reduce fear, and increase citizen surveillance and defensible space. Principles of Crime Prevention Through Environmental Design (CPTED) suggest how to achieve safer places.

    Sources: cite: Wolf, K.L. 2010. Crime and Fear - A Literature Review. In: Green Cities: Good Health (www.greenhealth.washington.edu). College of the Environment, University of Washington.Project support was provided by the national Urban and Community Forestry program of the USDA Forest Service, State and Private Forestry. Prepared by Kathleen Wolf, Ph.D., June 28, 2010

    1. Federal Bureau of Investigation. 2008. Crime in the United States 2007. Accessed August 27, 2009: http://www.fbi.gov/ucr/cius2007/index.html

    2. Kuo, F.E., and W.C. Sullivan. 2001. Environment and Crime in the Inner City: Does Vegetation Reduce Crime? Environment and Behavior 33, 3:343-367. online summary

    4. Brunson, L. 1999. Resident Appropriation of Defensible Space in Public Housing: Implications for Safety and Community. Unpublished Doctoral Dissertation, University of Illinois, Champaign-Urbana, IL.

    5. Kuo, F.E., and W.C. Sullivan. 2001. Aggression and Violence in the Inner City: Effects of Environment Via Mental Fatigue. Environment and Behavior 33, 4:543-571.

    6. Lorenzo, A.B., and D. Wims. 2004. Do Designed Landscapes Deter Crime? Proceedings of the Florida State Horticultural Society 117:297-300.

    7. Donovan, G.H, and J.P. Prestemon, J.P. 2012. The Effect of Trees on Crime in Portland, Oregon. Environment and Behavior 44, 1:3-30

    12. Braga, A.A., and B.J. Bond. 2008. Policing Crime and Disorder Hot Spots: A Randomized Controlled Trial. Criminology 46, 3:577-607.

    BUDGET/STAFF IMPACT: N/A

    Attachments: Exhibit A: Urban Forestry Research “Green Cities: Good Health” Article

    Planning Commission June 8, 2020

    Agenda Item 3 20-7031 Trails at Paradise Valley Apts

    Page 17 of 42

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    June 8, 2020 Agenda Item 3

    20-7031 Trails at Paradise Valley AptsPage 23 of 42

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    Agenda Item 3 20-7031 Trails at Paradise Valley Apts

    Page 24 of 42

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  • TO: Planning Division

    FROM: Ted Jack

    DATE: April 21, 2020 – Updated May 6, 2020

    SUBJECT: Parks & Recreation Subdivision Committee Review Comments

    *************************************************************************************************************

    Meeting Date: PRAB meeting note required (COVID 19 Policy 5)

    Item: 20-7031 LSD NW of Joyce & Old Missouri (Trails at Paradise

    Valley Apts) 176

    Park Quadrant: NE

    Zoned: RMF-24

    Billing Name & Address: The Trails at Paradise Valley Apartments, LLC

    Attn: Hugh Jarratt

    1200 E. Joyce Blvd.

    Fayetteville, AR 72703

    Current Land Dedication Requirement Money in LieuSingle Family @ 0.023 acre per unit = acres @ $1089 per unit = $Multi Family @ 0.020 acre per unit = acres 240 @ $952 per unit = $228,480

    COMMENTS:This project was reviewed by the Parks and Recreation Advisory Board on December 2, 2019 at which time they approved Parkland Dedication fees for 240 MF units. An older,Preliminary Site Plan dated February 12, 2020 showed 243 MF units. The current site plan shows 240 units.Based on the developer’s request, parkland dedication fees in the amount of $228,480 will be assessed for the 240 MF units.The actual amount of acreage and/or fees will be determined by the actual number of units and the park land formula at Planning Commission approval of this Large-Scale Development. Park fees must be paid prior to the issuance of building permits.

    Planning Commission June 8, 2020

    Agenda Item 3 20-7031 Trails at Paradise Valley Apts

    Page 29 of 42

  • May 19, 2020

    From: Drew Cook, Commercial Representative

    Re: 20-7031 LSD NW of Joyce & Old Missouri (Trails at Paradise Valley Apts)

    The additional dumpster enclosure on the southeast side of the development does not appear to provide the 43-foot approach needed for our trucks from the closest parking space. For this location to work it would need to have the angle of approach increased. I’ve also marked two other locations on the map that would provide the necessary space for the third enclosure.

    Please contact me at 479-575-8397 or [email protected] with any questions or to discuss alternative options.

    Planning Commission June 8, 2020

    Agenda Item 3 20-7031 Trails at Paradise Valley Apts

    Page 30 of 42

  • Planning Commission June 8, 2020

    Agenda Item 3 20-7031 Trails at Paradise Valley Apts

    Page 31 of 42

  • Planning Commission June 8, 2020

    Agenda Item 3 20-7031 Trails at Paradise Valley Apts

    Page 32 of 42

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