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HomeMy WebLinkAbout2016-01-25 - Agendas - Final Final Agenda Planning Commission Meeting January 25, 2016 5:30 PM 113 W. Mountain, Room 219 Members: Sarah Bunch (Chair), William Chesser (Vice Chair), Ryan Noble (Secretary), Kyle Cook, Tracy Hoskins, Ron Autry, Janet Selby, Matthew Hoffman, and Tom Brown. City Staff: Andrew Garner, City Planning Director Call to Order Roll Call Consent 1. Approval of the minutes from the January 11, 2016 meeting. 2. ADM 15-5297 Administrative Item (617 N. COLLEGE AVE./CHAO’S ASIAN & AMERICAN FOOD, 445): Submitted by CHAO THAO for property located at 617 N. COLLEGE AVE. The property is zoned C-2, THOROUGHFARE COMMERCIAL and contains approximately 0.42 acres. The request is for a one year mobile vendor permit. Planner: Andrew Garner 3. ADM 16-5317: Administrative Item (SOUTHWEST CORNER OF JOYCE AND STEELE BLVDS./UPTOWN APARTMENTS, 134 & 173): Submitted by SPECIALIZED REAL ESTATE GROUP for property located at SOUTHWEST CORNER OF JOYCE AND STEELE BLVDS. The property is zoned C-3, CENTRAL COMMERCIAL and contains approximately 14.01 acres. The request is for an extension of Large Scale Development approval for 320 multi-family units. Planner: Quin Thompson 4. VAC 15-5280: Vacation (5 W. APPLEBY RD./WRMC OFFICES, 251): Submitted by USI CONSULTING ENGINEERS, INC. for properties located at 5 W. APPLEBY RD. The properties are zoned R-O, RESIDENTIAL OFFICE, and contain approximately 4.80 acres. The request is to vacate portions of sewer and drainage easements. Planner: Jesse Fulcher 5. VAC 15-5287: Vacation (SW CORNER OF PERSIMMNON & MTN. RANCH BLVD./PARK HILL AT MTN. RANCH SD, 479): Submitted by JORGENSEN & ASSOCIATES, INC. for properties located at the SW CORNER OF PERMISSON & MTN. RANCH BLVD. The properties are zoned R-PZD, RESIDENTIAL PLANNED ZONING DISTRICT and contain approximately 1.80 acres. The request is to vacate portions of utility easements. Planner: Andrew Garner 2 6. VAC 16-5303: Vacation (4200 W. MAHOGANY DR./BRADFORD, 283): Submitted by REID & ASSOCIATES, INC. for property located at 4200 W. MAHOGANY. The property is zoned RSF- 4, RESIDENTIAL SINGLE FAMILY, 4 UNITS PER ACRE, and contains approximately 0.21 acres. The request is to vacate a portion of a utility easement. Planner: Quin Thompson Old Business 7. ADM 15-5283: Administrative Item (NORTH COLLEGE AVENUE BETWEEN MAPLE ST. & NORTH ST./MSP AMENDMENT, 446): Submitted by PLANNING STAFF for NORTH COLLEGE AVENUE BETWEEN MAPLE ST. & NORTH ST. The request is to amend the Master Street Plan and re-classify this section of N. College Avenue to an “ST 63” street classification. Planner: Jesse Fulcher 8. RZN 15-5240: Rezone (2514 W. LORI RD./RAZORBACK GOLF COURSE, 285): Submitted by BLEW & ASSOCIATES, INC. for properties located at 2514 W. LORI RD. The properties are zoned R-A, RESIDENTIAL-AGRICULTURAL, RSF-1, RESIDENTIAL SINGLE FAMILY ONE UNIT PER ACRE, AND RSF-4, RESIDENTIAL SINGLE FAMILY, 4 UNITS PER ACRE and contain approximately 128.54 acres. The request is to rezone the properties to R-A, RESIDENTIAL-AGRICULTURAL; RMF-24, RESIDENTIAL MULTI-FAMILY, 24 UNITS PER ACRE; NC, NEIGHBORHOOD CONSERVATION; and NS, NEIGHBORHOOD SERVICES. Planner: Andrew Garner New Business 9. CUP 15-5291: Conditional Use (740 E. HUNTSVILLE RD./OZARK EDUCATION, 525): Submitted by CHRISTINE SILANO for property located at 740 E. HUNTSVILLE RD. The property is zoned RSF-4, RESIDENTIAL SINGLE FAMILY, 4 UNITS PER ACRE, and contains approximately 11.62 acres. The request is for a daycare within the RSF-4 zoning district. Planner: Quin Thompson 10. RZN 15-5293: Rezone (701 E. HUNTSVILLE RD./ROSE-BAUER, 564): Submitted by BLEW & ASSOCIATES, INC. for properties at 701 E. HUNTSVILLE RD. The properties are zoned RSF- 4, RESIDENTIAL SINGLE FAMILY, 4 UNITS PER ACRE and contain approximately 34.05 acres. The request is to rezone the properties to CS, COMMUNITY SERVICES and NS, NEIGHBORHOOD SERVICES. Planner: Quin Thompson The following items have been approved administratively by staff  LSP 15-5289: Lot Split (4455 W. WEIR RD./GREEN, 243): Submitted by BLEW & ASSOCIATES, INC. for property located at 4455 W. WEIR RD. The property is in the FAYETTEVILLE PLANNING AREA and contains approximately 4.29 acres. The request is to split the parcel into 2 lots containing approximately 1.00 and 3.29 acres. Planner: Quin Thompson 3  LSP 15-5288: Lot Split (6687 W. WEDINGTON DR./WEAVER, 435): Submitted by JORGENSEN & ASSOCIATES, INC. for property located at 6687 W. WEDINGTON DR. The property is zoned R-A, RESIDENTIAL AGRICULTURAL and contains approximately 1.82 acres. The request is to split the parcel into 2 lots containing approximately 1.44 and 0.56 acres. Planner: Quin Thompson Announcements Adjourn NOTICE TO MEMBERS OF THE AUDIENCE: All interested parties may appear and be heard at the public hearings. If you wish to address the Planning Commission on an agenda item please queue behind the podium when the Chair asks for public comment. Once the Chair recognizes you, go to the podium and give your name and address. Address your comments to the Chair, who is the presiding officer. The Chair will direct your comments to the appropriate appointed official, staff, or others for response. Please keep your comments brief, to the point, and relevant to the agenda item being considered so that everyone has a chance to speak. Interpreters or TDD, Telecommunication Device for the Deaf, are available for all public hearings; 72 hour notice is required. For further information or to request an interpreter, please call 575-8330. As a courtesy please turn off all cell phones and pagers. A copy of the Planning Commission agenda and other pertinent data are open and available for inspection in the office of City Planning (575-8267), 125 West Mountain Street, Fayetteville, Arkansas. All interested parties are invited to review the petitions. Planning Commission January 11, 2016 5:30 PM City Administration Building in Fayetteville, AR, Room 219 Members: Sarah Bunch - Chair, William Chesser - Vice-Chair, Ryan Noble – Secretary, Ron Autry, Kyle Cook, Thomas Brown, Matthew Hoffman, Janet Selby, and Tracy Hoskins City Staff: Andrew Garner – City Planning Director, Jesse Fulcher – Senior Planner, Quin Thompson – Planner, Cory Granderson – Staff Engineer, Jonathan Ely – Development & Construction Manager, Blake Pennington – Asst. City Attorney, and Kit Williams –City Attorney 1. Call to Order: 5:30 PM, Sarah Bunch In Attendance: Sarah Bunch, Kyle Cook, Janet Selby, Thomas Brown, Matthew Hoffman, Ron Autry, Ryan Noble, and Tracy Hoskins. Absent: William Chesser Staff: Andrew Garner, and Kit Williams 2. Consent Agenda: Approval of the minutes from the December 14, 2015 meeting. VAC 15-5281: Vacation (1211 W. JAMES ST./HAVEN CAMPUS COMMUNITIES, 404): Submitted by BLEW & ASSOCIATES, INC. for property located at 1211 W. JAMES ST. The properties are zoned CS, COMMUNITY SERVICES and R-O, RESIDENTIAL OFFICE, and contain approximately 6.79 acres. The request is to vacate portions of Utility, Drainage, and Access easements. VAC 15-5279: Vacation (660 W. MLK BLVD./WALMART NEIGHBORHOOD MARKET, 522): Submitted by CEI ENGINEERING ASSOCIATES, INC. for properties located at 660 W. MLK BLVD. The properties are zoned C-2, THOROUGHFARE COMMERCIAL and contain approximately 6.10 acres. The request is to vacate portions of Utility easements. VAC 15-5277: Vacation (327 S. WEST AVE./HABITAT FOR WASHINGTON COUNTY, 523): Submitted by SPECIALIZED REAL ESTATE, INC. for property located at 327 S. West Ave. The property is zoned DG, DOWNTOWN GENERAL and contains approximately 0.08 acres. The request is to vacate portions of street and alley rights-of-way. Planning Commission January 25, 2016 Agenda Item 1 01-11-2016 Minutes Page 1 of 7 2 LSD 15-5275: Large Scale Development (WEST OF 1919 W. FOX GLOVE RD./CRAIN VOLKSWAGON, 286): Submitted by CRAFTON TULL, INC. for property located WEST OF 1919 W. FOX GLOVE RD. The property is zoned CPZD, COMMERCIAL PLANNED ZONING DISTRICT, and contains approximately 4.76 acres. The request is for a 20,072 square foot car dealership and service center building with associated parking. Motion: Commissioner Cook made a motion to approve the consent agenda. Commissioner Selby seconded the motion. Upon roll call the motion passed with a vote of 8-0-0. 3. Old Business: RZN 15-5240: Rezone (2514 W. LORI RD./RAZORBACK GOLF COURSE, 285): Submitted by BLEW & ASSOCIATES, INC. for properties located at 2514 W. LORI RD. The properties are zoned R-A, RESIDENTIAL-AGRICULTURAL, RSF-1, RESIDENTIAL SINGLE FAMILY ONE UNIT PER ACRE, AND RSF-4, RESIDENTIAL SINGLE FAMILY, 4 UNITS PER ACRE and contain approximately 128.54 acres. The request is to rezone the properties to R-A, RESIDENTIAL-AGRICULTURAL; RMF-24, RESIDENTIAL MULTI- FAMILY, 24 UNITS PER ACRE; NC, NEIGHBORHOOD CONSERVATION; and NS, NEIGHBORHOOD SERVICES. Andrew Garner, City Planning Director, gave the staff report. Kim Fugitt, applicant, discussed the revised zoning request. He indicated that the strip of R-A is intended for tree preservation along Deane Solomon Road and tree preservation and greenways internal to the site. Ron Caveness, owner of Razorback Golf Course was present for any questions. Public Comment: John Scott Bull made a presentation for the surrounding neighborhoods. He read the names of people that were allowing him to speak for him. He concentrated his comments on concerns with a lack of capable infrastructure including roads and schools. He discussed an alternative rezoning proposal that would be preferred from the neighborhood. This alternative involved a larger area of RMF-24 and a larger area of conservation that would be taken over by the NWA Land Trust. He discussed traffic that could be generated with this rezoning. He showed photos of the recent flood event on December 27, 2015. He also played a video showing flooding during this event. He showed photos of a flood event in June 2015. He discussed the flood problem in this overall drainage basin. He gave his opinion of the rezoning not being compatible with the surrounding neighborhoods. He concluded that RMF zoning does not fit in this area. Residential single family zoning would be compatible in the area. Matt Brooks, lives in the first house on the left on Vanike. He discussed flooding of his property and also that he has caught 32 cotton mouth snakes in traps in his backyard. No more public comment was presented. Planning Commission January 25, 2016 Agenda Item 1 01-11-2016 Minutes Page 2 of 7 3 Commissioner Chesser asked City Engineering about flood events and a 100 year flood event. Corey Granderson, City Engineering, discussed the methodology for classifying the 100 year flood. Commissioner Chesser discussed flooding. He totally understands the neighborhood concerns with flooding. Anything upstream will exacerbate the problem. While I agree impervious surface will cause flooding, on the other side of the coin it doesn't mean we will stop developing inside town. Asking a developer to give a majority of their land to a land trust is a hard ask to give away a big chuck of valuable property. It is hard for me to say that this does not get developed at all. It is a hard argument to say that we can't put something higher density next to RSF-4 because if we did that we would be disregarding the goals of City Plan 2030. That compatibility argument that we can't build anything higher density next to RSF-4 does not work for me. Commissioner Hoskins agreed that there is a water problem that has been here for quite some time. Tonight is a zoning action not a development action. A lot of times with new development runoff can improve. The whole intent behind the drainage manual is that new development will not exacerbate existing flooding problems. This is more of a development issue. Any development will have to abide by the city's storm water management practices. I'm not sure if it makes any difference what the pine trees along Deane Solomon are zoned. Deane Solomon will have to have some significant improvements. I don't see any way that improvements to Deane Solomon Road will allow preservation of these pine trees. From the iterations of versions of this project that I have seen, Lindsey has been willing to compromise substantially. They have been willing to donate a large portion of their property from the start for conservation. The public's request to donate a majority of their property for conservation is a stretch. He discussed his opinion of what defines compatible land uses. I have no problem with multi-family at the south end of this property, but I don’t know to what extent. He spoke about transect zoning. One of the things that bothered me is that if we are putting high density in this area, it is outside of I-49. You have RSF-4 to the west, you have duplexes and quad-plexes to the east, and directly to the north you have four units per acre. We are suggesting that we place 24 units per acre in the middle of these neighborhoods. I like the idea of the Neighborhood Conservation zoning. I am struggling with the apartments to the south. Commissioner Hoffman discussed his opinion on the NS, Neighborhood Services zoning district. He read the purpose statement in the zoning chapter of the NS zoning. Low intensity, compatibility is the key with this zoning district. He discussed that if the entire site were all one zone it would be a very bad idea. The very diversity of various zoning districts as well as the provisions within them makes this, in some ways, a strong proposal. He discussed the value of diversity and the problem with everything all being the exact same thing. When you do 100-acre development of the same pattern they don't have enough diversity, they all wear out at the same rate; over time they start to go downhill and you start to get large areas of the city that become slum-type areas. Diversity and a variety of price points will provide an ebb and flow of economics and life span of buildings that will protect against slums. He discussed R-A zoning and asked staff about the R-A zoning and tree preservation. Andrew Garner discussed the R-A zoning and tree preservation areas. Planning Commission January 25, 2016 Agenda Item 1 01-11-2016 Minutes Page 3 of 7 4 Commissioner Hoffman discussed the potential conflict with the narrow strips of R-A zoning and the adjacent form-based zoning districts. He discussed runoff from manicured lawns and fairways. Commissioner Hoskins discussed a problem with the R-A zoning next to other areas and requiring additional setbacks and other issues that may arise. My guess is the trees on Deane Solomon Road are coming out regardless of the zoning district of the trees. Commissioner Chesser discussed that one of the things I see missing is non-residential services in this area. There are no destinations for any of these neighborhoods to walk to. I am a little concerned with the RMF-24 zoning. I agree with Commissioner Hoffman's comments about providing some non-residential services to walk to. I am a little weirded out by the R-A strips. Slicing through the property with the narrow R-A band does not make sense. I think that there is a very good argument to rezone this property and build it out. I don't think it is reasonable to say this will stay preserved greenspace. I am not comfortable with the proposal as it stands. I think there is a smarter way to do this. I would much rather see the narrow R-A strips go to NS. Kim Fugitt discussed the R-A strips were in response to the neighbors and preserving trees. We can definitely get rid of them, it was probably just a bad idea. We could place a Bill of Assurance that limit the total units to 830 units, max. That would be an offer we would be willing to make. NC does allow 10 units per acre but in reality you are probably looking at closer to 5 or 6 units per acre. With our unit counts of the RMF-24 it would not be possible to get 24 units per acre. We would be open to putting the NC in the central portion of the development. The land south of the Nelms property is zoned RMF-24. The Lindsey Company has over 40,000 units and we have over 99% occupancy rates. Commissioner Brown asked about adjusting the density of the NC zoning. Kit Williams clarified that the density of a zoning district cannot be adjusted. Commissioner Brown discussed things that he liked about the zoning request presented by the applicant at the last Planning Commission meeting. He still feels good about this request. Commissioner Hoffman asked the applicant about preserving the pond. Kim Fugitt discussed the economics of preserving the pond and filling in the pond in the future. If there were some limitations that needed to be imposed on the pond we could do that. Commissioner Hoffman indicated a preference to put the pond back into R-A. Commissioner Chesser asked about the NS zoning district. Kim Fugitt discussed that they did not have a problem with increasing the NS zoning district and we are flexible with that. Commissioner Cook discussed that he liked that this has added more Neighborhood Conservation. The RMF-24, I really don't have a problem with the location. My issue is really the total number of units and primarily because of Deane Solomon Road and the poor Planning Commission January 25, 2016 Agenda Item 1 01-11-2016 Minutes Page 4 of 7 5 intersection of Highway 112. He discussed problems with the surrounding road system that will not be able to be fixed with this development. I am a fan of Neighborhood Services and potentially tucking more of that in there. Frankly this whole area has been developed mostly residential and going in the future I don't see a whole lot of commercial coming in here. My main concern is the number of cars using this road. Commissioner Hoffman discussed that he would be fine if a Bill of Assurance were submitted as part of the proposal. Kit Williams discussed that we cannot require a Bill of Assurance and we have not had a problem enforcing it. Commissioner Chesser asked about tabling this item again. Kim Fugitt responded they are not in a hurry. Motion: Commissioner Chesser made a motion to table the RZN 15-5240 until the next Planning Commission meeting. Commissioner Hoffman seconded the motion. Commissioner Hoffman discussed that his focus would be on the buffer strips converted into more conservation in the north, or a larger zone of NS that would transition the RMF- 24 from the NC. Commissioner Hoskins discussed the R-A strips may separate development so I would like to see those deleted completely. As far as the pond goes, it is man-made, you can fill it. I have no heartburn with it. My biggest concern with this project is that much RMF-24 apartments. Don't sell the NS zoning short. I would prefer you keep the NS along Deane Solomon Road where it will be more accessible for other properties. More Public Comment: John Scott Bull was allowed a second round of public comment discussed that the Bill of Assurance discussed by the applicant would not be reasonable that would address the neighbor's concerns. I would move that we vote now given that there would be no opportunity for a Bill of Assurance the neighbors would agree to. Commissioner Hoffman discussed that his main concern is not the Bill of Assurance but the R-A buffer strips. Upon roll call the motion passed with a vote of 8-1-1. Commissioner Autry voted ‘no’, Commissioner Selby ‘recused’, and Commissioner Chesser arrived after consent agenda in time for this vote. 4. New Business: ADM 15-5270: Administrative Item (SW CORNER OF PERSIMMON & MTN. RANCH BLVD./PARKHILL AT MTN. RANCH S/D, 479): Submitted by JORGENSEN & Planning Commission January 25, 2016 Agenda Item 1 01-11-2016 Minutes Page 5 of 7 6 ASSOCIATES, INC. for properties SW OF PERSIMMON AND MTN. RANCH BLVD. The request is to amend the previously approved PZD 12-4284 adjusting the lot lines to reduce the number of lots from 14 to 10. Andrew Garner, City Planning Director, gave the staff report. Dave Jorgensen, applicant, was present for questions. No public comment was presented. Commissioner Hoskins asked about removing the rear alley in this configuration. Dave Jorgensen discussed the reasons for removing the alley. Andrew Garner gave the background for the alley and bringing this item back through the commission and council to amend the PZD. Commissioner Hoskins discussed that he would have a hard time supporting this without the rear alley. Commissioner Chesser asked about the size of the alley. Dave Jorgensen discussed that the alley would have to be 16 feet wide. Commissioner Chesser discussed that we have a problem with our alley sizes. I am going to support you because I think alleys are too difficult. Commissioner Hoffman discussed agreement with Commissioner Chesser about the alley. I will support this. Andrew Garner clarified that the issue with alleys is not that they have to be too wide, but that the applicant would have to build it as part of the public infrastructure prior to final plat. Motion: Commissioner Chesser made a motion to forward ADM 15-5270 to the City Council with a recommendation for approval. Commissioner Selby seconded the motion. Upon roll call the motion passed with a vote of 8-1-0. Commissioner Hoskins voted ‘no’. RZN 15-5268: Rezone (NORTH OF 812 S. COLLEGE AVE./CAMERON, 563): Submitted by INFILL GROUP, INC. for properties NORTH OF 812 S. COLLEGE AVE. The properties are zoned NC, NEIGHBORHOOD CONSERVATION and contain approximately 0.53 acres. The request is to rezone the properties to RSF-18, RESIDENTIAL SINGLE FAMILY, 18 UNITS PER ACRE. Andrew Garner, City Planning Director, gave the staff report. Matthew Petty, applicant, discussed agreement with staff's findings. Public Comment: Planning Commission January 25, 2016 Agenda Item 1 01-11-2016 Minutes Page 6 of 7 7 David Williams, 890 S. Washington Ave. I am not against development. The problem I have is that in winter conditions 9th Street is difficult. I think this is not a good idea. The Willow Bend district will create a freeway on Willow Avenue. There is not a stop sign along that stretch of road. Willow Bend will affect traffic flow. You will have a lot more cars. This will have up to six houses up here with an entrance on 9th Street where you can't drive in there in the ice and snow. There are no sidewalks in the area. You are contemplating more smaller units but how about the sidewalks. I don't think that just because you have land there that you have to turn it into a sardine can. He asked about addressing of the homes in this area that is confusing, and it caused some confusion in the public notice sign. Commissioner Hoskins asked about the number of homes that could be built. Matthew Petty discussed that they do not know at this point. Commissioner Hoffman lives a couple of blocks away from this. I am in favor. I am glad that we did this new zoning that is being asked for. No more public comment was presented. Motion: Commissioner Hoffman made a motion to forward RZN 15-5268 to the City Council with a recommendation for approval. Commissioner Cook seconded the motion. Upon roll call the motion passed with a vote of 9-0-0. ADM 15-5283: Administrative Item (NORTH COLLEGE AVENUE BETWEEN MAPLE ST. & NORTH ST./MSP AMENDMENT, 446): Submitted by PLANNING STAFF for NORTH COLLEGE AVENUE BETWEEN MAPLE ST. & NORTH ST. The request is to amend the Master Street Plan and re-classify this section of N. College Avenue to an “ST 63” street classification. Andrew Garner, City Planning Director, recommended that this item be tabled until the next Planning Commission meeting. Motion: Commissioner Hoffman made a motion to table the ADM 15-5283 until the next Planning Commission meeting. Commissioner Chesser seconded the motion. Upon roll call the motion passed with a vote of 9-0-0. 5. Reports: No reports 6. Announcements: 7. Adjournment Time: 7:38 PM 8. Submitted by: City Planning Division Planning Commission January 25, 2016 Agenda Item 1 01-11-2016 Minutes Page 7 of 7 Planning Commission January 25, 2016 Agenda Item 2 15-5297 Chao's Mobile Vendor Page 1 of 12 Planning Commission January 25, 2016 Agenda Item 2 15-5297 Chao's Mobile Vendor Page 2 of 12 Planning Commission January 25, 2016 Agenda Item 2 15-5297 Chao's Mobile Vendor Page 3 of 12 Planning Commission January 25, 2016 Agenda Item 2 15-5297 Chao's Mobile Vendor Page 4 of 12 Planning Commission January 25, 2016 Agenda Item 2 15-5297 Chao's Mobile Vendor Page 5 of 12 Planning Commission January 25, 2016 Agenda Item 2 15-5297 Chao's Mobile Vendor Page 6 of 12 Planning Commission January 25, 2016 Agenda Item 2 15-5297 Chao's Mobile Vendor Page 7 of 12 Planning Commission January 25, 2016 Agenda Item 2 15-5297 Chao's Mobile Vendor Page 8 of 12 Planning Commission January 25, 2016 Agenda Item 2 15-5297 Chao's Mobile Vendor Page 9 of 12 Planning Commission January 25, 2016 Agenda Item 2 15-5297 Chao's Mobile Vendor Page 10 of 12 Planning Commission January 25, 2016 Agenda Item 2 15-5297 Chao's Mobile Vendor Page 11 of 12 Planning Commission January 25, 2016 Agenda Item 2 15-5297 Chao's Mobile Vendor Page 12 of 12 Planning Commission January 25, 2016 Agenda Item 3 16-5317 Uptown Apts Page 1 of 11 Planning Commission January 25, 2016 Agenda Item 3 16-5317 Uptown Apts Page 2 of 11 Planning Commission January 25, 2016 Agenda Item 3 16-5317 Uptown Apts Page 3 of 11 Planning Commission January 25, 2016 Agenda Item 3 16-5317 Uptown Apts Page 4 of 11 Planning Commission January 25, 2016 Agenda Item 3 16-5317 Uptown Apts Page 5 of 11 Planning Commission January 25, 2016 Agenda Item 3 16-5317 Uptown Apts Page 6 of 11 Planning Commission January 25, 2016 Agenda Item 3 16-5317 Uptown Apts Page 7 of 11 Planning Commission January 25, 2016 Agenda Item 3 16-5317 Uptown Apts Page 8 of 11 Planning Commission January 25, 2016 Agenda Item 3 16-5317 Uptown Apts Page 9 of 11 Planning Commission January 25, 2016 Agenda Item 3 16-5317 Uptown Apts Page 10 of 11 Planning Commission January 25, 2016 Agenda Item 3 16-5317 Uptown Apts Page 11 of 11 Planning Commission January 25, 2016 Agenda Item 4 15-5280 WRMC Offices Page 1 of 11 Planning Commission January 25, 2016 Agenda Item 4 15-5280 WRMC Offices Page 2 of 11 Planning Commission January 25, 2016 Agenda Item 4 15-5280 WRMC Offices Page 3 of 11 Planning Commission January 25, 2016 Agenda Item 4 15-5280 WRMC Offices Page 4 of 11 Planning Commission January 25, 2016 Agenda Item 4 15-5280 WRMC Offices Page 5 of 11 Planning Commission January 25, 2016 Agenda Item 4 15-5280 WRMC Offices Page 6 of 11 Planning Commission January 25, 2016 Agenda Item 4 15-5280 WRMC Offices Page 7 of 11 Planning Commission January 25, 2016 Agenda Item 4 15-5280 WRMC Offices Page 8 of 11 Planning Commission January 25, 2016 Agenda Item 4 15-5280 WRMC Offices Page 9 of 11 Planning Commission January 25, 2016 Agenda Item 4 15-5280 WRMC Offices Page 10 of 11 Planning Commission January 25, 2016 Agenda Item 4 15-5280 WRMC Offices Page 11 of 11 Planning Commission January 25, 2016 Agenda Item 5 15-5287 Park Hill at Mtn. Ranch Page 1 of 16 Planning Commission January 25, 2016 Agenda Item 5 15-5287 Park Hill at Mtn. Ranch Page 2 of 16 Planning Commission January 25, 2016 Agenda Item 5 15-5287 Park Hill at Mtn. Ranch Page 3 of 16 Planning Commission January 25, 2016 Agenda Item 5 15-5287 Park Hill at Mtn. Ranch Page 4 of 16 Planning Commission January 25, 2016 Agenda Item 5 15-5287 Park Hill at Mtn. Ranch Page 5 of 16 Planning Commission January 25, 2016 Agenda Item 5 15-5287 Park Hill at Mtn. Ranch Page 6 of 16 Planning Commission January 25, 2016 Agenda Item 5 15-5287 Park Hill at Mtn. Ranch Page 7 of 16 Planning Commission January 25, 2016 Agenda Item 5 15-5287 Park Hill at Mtn. Ranch Page 8 of 16 Planning Commission January 25, 2016 Agenda Item 5 15-5287 Park Hill at Mtn. Ranch Page 9 of 16 Planning Commission January 25, 2016 Agenda Item 5 15-5287 Park Hill at Mtn. Ranch Page 10 of 16 Planning Commission January 25, 2016 Agenda Item 5 15-5287 Park Hill at Mtn. Ranch Page 11 of 16 Planning Commission January 25, 2016 Agenda Item 5 15-5287 Park Hill at Mtn. Ranch Page 12 of 16 Planning Commission January 25, 2016 Agenda Item 5 15-5287 Park Hill at Mtn. Ranch Page 13 of 16 Planning Commission January 25, 2016 Agenda Item 5 15-5287 Park Hill at Mtn. Ranch Page 14 of 16 Planning Commission January 25, 2016 Agenda Item 5 15-5287 Park Hill at Mtn. Ranch Page 15 of 16 Planning Commission January 25, 2016 Agenda Item 5 15-5287 Park Hill at Mtn. Ranch Page 16 of 16 Planning Commission January 25, 2016 Agenda Item 6 16-5303 Bradford Page 1 of 13 Planning Commission January 25, 2016 Agenda Item 6 16-5303 Bradford Page 2 of 13 Planning Commission January 25, 2016 Agenda Item 6 16-5303 Bradford Page 3 of 13 Planning Commission January 25, 2016 Agenda Item 6 16-5303 Bradford Page 4 of 13 Planning Commission January 25, 2016 Agenda Item 6 16-5303 Bradford Page 5 of 13 Planning Commission January 25, 2016 Agenda Item 6 16-5303 Bradford Page 6 of 13 Planning Commission January 25, 2016 Agenda Item 6 16-5303 Bradford Page 7 of 13 Planning Commission January 25, 2016 Agenda Item 6 16-5303 Bradford Page 8 of 13 Planning Commission January 25, 2016 Agenda Item 6 16-5303 Bradford Page 9 of 13 Planning Commission January 25, 2016 Agenda Item 6 16-5303 Bradford Page 10 of 13 Planning Commission January 25, 2016 Agenda Item 6 16-5303 Bradford Page 11 of 13 Planning Commission January 25, 2016 Agenda Item 6 16-5303 Bradford Page 12 of 13 Planning Commission January 25, 2016 Agenda Item 6 16-5303 Bradford Page 13 of 13 Planning Commission January 25, 2016 Agenda Item 7 15-5283 College Ave. MSP Page 1 of 12 Planning Commission January 25, 2016 Agenda Item 7 15-5283 College Ave. MSP Page 2 of 12 Planning Commission January 25, 2016 Agenda Item 7 15-5283 College Ave. MSP Page 3 of 12 Planning Commission January 25, 2016 Agenda Item 7 15-5283 College Ave. MSP Page 4 of 12 Planning Commission January 25, 2016 Agenda Item 7 15-5283 College Ave. MSP Page 5 of 12 Planning Commission January 25, 2016 Agenda Item 7 15-5283 College Ave. MSP Page 6 of 12 Planning Commission January 25, 2016 Agenda Item 7 15-5283 College Ave. MSP Page 7 of 12 Planning Commission January 25, 2016 Agenda Item 7 15-5283 College Ave. MSP Page 8 of 12 Planning Commission January 25, 2016 Agenda Item 7 15-5283 College Ave. MSP Page 9 of 12 Planning Commission January 25, 2016 Agenda Item 7 15-5283 College Ave. MSP Page 10 of 12 Planning Commission January 25, 2016 Agenda Item 7 15-5283 College Ave. MSP Page 11 of 12 Planning Commission January 25, 2016 Agenda Item 7 15-5283 College Ave. MSP Page 12 of 12 Planning Commission January 25, 2016 Agenda Item 8 15-5240 Razorback Golf Course Page 1 of 69 Planning Commission January 25, 2016 Agenda Item 8 15-5240 Razorback Golf Course Page 2 of 69 Planning Commission January 25, 2016 Agenda Item 8 15-5240 Razorback Golf Course Page 3 of 69 Planning Commission January 25, 2016 Agenda Item 8 15-5240 Razorback Golf Course Page 4 of 69 Planning Commission January 25, 2016 Agenda Item 8 15-5240 Razorback Golf Course Page 5 of 69 Planning Commission January 25, 2016 Agenda Item 8 15-5240 Razorback Golf Course Page 6 of 69 Planning Commission January 25, 2016 Agenda Item 8 15-5240 Razorback Golf Course Page 7 of 69 Planning Commission January 25, 2016 Agenda Item 8 15-5240 Razorback Golf Course Page 8 of 69 Planning Commission January 25, 2016 Agenda Item 8 15-5240 Razorback Golf Course Page 9 of 69 Planning Commission January 25, 2016 Agenda Item 8 15-5240 Razorback Golf Course Page 10 of 69 Planning Commission January 25, 2016 Agenda Item 8 15-5240 Razorback Golf Course Page 11 of 69 Planning Commission January 25, 2016 Agenda Item 8 15-5240 Razorback Golf Course Page 12 of 69 Planning Commission January 25, 2016 Agenda Item 8 15-5240 Razorback Golf Course Page 13 of 69 Planning Commission January 25, 2016 Agenda Item 8 15-5240 Razorback Golf Course Page 14 of 69 Planning Commission January 25, 2016 Agenda Item 8 15-5240 Razorback Golf Course Page 15 of 69 Planning Commission January 25, 2016 Agenda Item 8 15-5240 Razorback Golf Course Page 16 of 69 Planning Commission January 25, 2016 Agenda Item 8 15-5240 Razorback Golf Course Page 17 of 69 Planning Commission January 25, 2016 Agenda Item 8 15-5240 Razorback Golf Course Page 18 of 69 Planning Commission January 25, 2016 Agenda Item 8 15-5240 Razorback Golf Course Page 19 of 69 Planning Commission January 25, 2016 Agenda Item 8 15-5240 Razorback Golf Course Page 20 of 69 Planning Commission January 25, 2016 Agenda Item 8 15-5240 Razorback Golf Course Page 21 of 69 Planning Commission January 25, 2016 Agenda Item 8 15-5240 Razorback Golf Course Page 22 of 69 Planning Commission January 25, 2016 Agenda Item 8 15-5240 Razorback Golf Course Page 23 of 69 Planning Commission January 25, 2016 Agenda Item 8 15-5240 Razorback Golf Course Page 24 of 69 Planning Commission January 25, 2016 Agenda Item 8 15-5240 Razorback Golf Course Page 25 of 69 Planning Commission January 25, 2016 Agenda Item 8 15-5240 Razorback Golf Course Page 26 of 69 Planning Commission January 25, 2016 Agenda Item 8 15-5240 Razorback Golf Course Page 27 of 69 Planning Commission January 25, 2016 Agenda Item 8 15-5240 Razorback Golf Course Page 28 of 69 Planning Commission January 25, 2016 Agenda Item 8 15-5240 Razorback Golf Course Page 29 of 69 Planning Commission January 25, 2016 Agenda Item 8 15-5240 Razorback Golf Course Page 30 of 69 Planning Commission January 25, 2016 Agenda Item 8 15-5240 Razorback Golf Course Page 31 of 69 Planning Commission January 25, 2016 Agenda Item 8 15-5240 Razorback Golf Course Page 32 of 69 Planning Commission January 25, 2016 Agenda Item 8 15-5240 Razorback Golf Course Page 33 of 69 Planning Commission January 25, 2016 Agenda Item 8 15-5240 Razorback Golf Course Page 34 of 69 Planning Commission January 25, 2016 Agenda Item 8 15-5240 Razorback Golf Course Page 35 of 69 Planning Commission January 25, 2016 Agenda Item 8 15-5240 Razorback Golf Course Page 36 of 69 Planning Commission January 25, 2016 Agenda Item 8 15-5240 Razorback Golf Course Page 37 of 69 Planning Commission January 25, 2016 Agenda Item 8 15-5240 Razorback Golf Course Page 38 of 69 Planning Commission January 25, 2016 Agenda Item 8 15-5240 Razorback Golf Course Page 39 of 69 Planning Commission January 25, 2016 Agenda Item 8 15-5240 Razorback Golf Course Page 40 of 69 Planning Commission January 25, 2016 Agenda Item 8 15-5240 Razorback Golf Course Page 41 of 69 Planning Commission January 25, 2016 Agenda Item 8 15-5240 Razorback Golf Course Page 42 of 69 Planning Commission January 25, 2016 Agenda Item 8 15-5240 Razorback Golf Course Page 43 of 69 Planning Commission January 25, 2016 Agenda Item 8 15-5240 Razorback Golf Course Page 44 of 69 Planning Commission January 25, 2016 Agenda Item 8 15-5240 Razorback Golf Course Page 45 of 69 Planning Commission January 25, 2016 Agenda Item 8 15-5240 Razorback Golf Course Page 46 of 69 Planning Commission January 25, 2016 Agenda Item 8 15-5240 Razorback Golf Course Page 47 of 69 Planning Commission January 25, 2016 Agenda Item 8 15-5240 Razorback Golf Course Page 48 of 69 Planning Commission January 25, 2016 Agenda Item 8 15-5240 Razorback Golf Course Page 49 of 69 Planning Commission January 25, 2016 Agenda Item 8 15-5240 Razorback Golf Course Page 50 of 69 Planning Commission January 25, 2016 Agenda Item 8 15-5240 Razorback Golf Course Page 51 of 69 Planning Commission January 25, 2016 Agenda Item 8 15-5240 Razorback Golf Course Page 52 of 69 Planning Commission January 25, 2016 Agenda Item 8 15-5240 Razorback Golf Course Page 53 of 69 Planning Commission January 25, 2016 Agenda Item 8 15-5240 Razorback Golf Course Page 54 of 69 Planning Commission January 25, 2016 Agenda Item 8 15-5240 Razorback Golf Course Page 55 of 69 Planning Commission January 25, 2016 Agenda Item 8 15-5240 Razorback Golf Course Page 56 of 69 Planning Commission January 25, 2016 Agenda Item 8 15-5240 Razorback Golf Course Page 57 of 69 Planning Commission January 25, 2016 Agenda Item 8 15-5240 Razorback Golf Course Page 58 of 69 Planning Commission January 25, 2016 Agenda Item 8 15-5240 Razorback Golf Course Page 59 of 69 Planning Commission January 25, 2016 Agenda Item 8 15-5240 Razorback Golf Course Page 60 of 69 Planning Commission January 25, 2016 Agenda Item 8 15-5240 Razorback Golf Course Page 61 of 69 Planning Commission January 25, 2016 Agenda Item 8 15-5240 Razorback Golf Course Page 62 of 69 Planning Commission January 25, 2016 Agenda Item 8 15-5240 Razorback Golf Course Page 63 of 69 Planning Commission January 25, 2016 Agenda Item 8 15-5240 Razorback Golf Course Page 64 of 69 Planning Commission January 25, 2016 Agenda Item 8 15-5240 Razorback Golf Course Page 65 of 69 Planning Commission January 25, 2016 Agenda Item 8 15-5240 Razorback Golf Course Page 66 of 69 Planning Commission January 25, 2016 Agenda Item 8 15-5240 Razorback Golf Course Page 67 of 69 Planning Commission January 25, 2016 Agenda Item 8 15-5240 Razorback Golf Course Page 68 of 69 Planning Commission January 25, 2016 Agenda Item 8 15-5240 Razorback Golf Course Page 69 of 69 Planning Commission January 25, 2016 Agenda Item 9 15-5291 Ozark Education Page 1 of 12 Planning Commission January 25, 2016 Agenda Item 9 15-5291 Ozark Education Page 2 of 12 Planning Commission January 25, 2016 Agenda Item 9 15-5291 Ozark Education Page 3 of 12 Planning Commission January 25, 2016 Agenda Item 9 15-5291 Ozark Education Page 4 of 12 Planning Commission January 25, 2016 Agenda Item 9 15-5291 Ozark Education Page 5 of 12 Planning Commission January 25, 2016 Agenda Item 9 15-5291 Ozark Education Page 6 of 12 Planning Commission January 25, 2016 Agenda Item 9 15-5291 Ozark Education Page 7 of 12 Planning Commission January 25, 2016 Agenda Item 9 15-5291 Ozark Education Page 8 of 12 Planning Commission January 25, 2016 Agenda Item 9 15-5291 Ozark Education Page 9 of 12 Planning Commission January 25, 2016 Agenda Item 9 15-5291 Ozark Education Page 10 of 12 Planning Commission January 25, 2016 Agenda Item 9 15-5291 Ozark Education Page 11 of 12 Planning Commission January 25, 2016 Agenda Item 9 15-5291 Ozark Education Page 12 of 12 Planning Commission January 25, 2016 Agenda Item 10 15-5293 Rose-Bauer Page 2 of 14 Planning Commission January 25, 2016 Agenda Item 10 15-5293 Rose-Bauer Page 3 of 14 Planning Commission January 25, 2016 Agenda Item 10 15-5293 Rose-Bauer Page 4 of 14 Planning Commission January 25, 2016 Agenda Item 10 15-5293 Rose-Bauer Page 5 of 14 Planning Commission January 25, 2016 Agenda Item 10 15-5293 Rose-Bauer Page 6 of 14 Planning Commission January 25, 2016 Agenda Item 10 15-5293 Rose-Bauer Page 7 of 14 Planning Commission January 25, 2016 Agenda Item 10 15-5293 Rose-Bauer Page 8 of 14 Planning Commission January 25, 2016 Agenda Item 10 15-5293 Rose-Bauer Page 9 of 14 Planning Commission January 25, 2016 Agenda Item 10 15-5293 Rose-Bauer Page 10 of 14 Planning Commission January 25, 2016 Agenda Item 10 15-5293 Rose-Bauer Page 11 of 14 Planning Commission January 25, 2016 Agenda Item 10 15-5293 Rose-Bauer Page 12 of 14