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HomeMy WebLinkAbout2008-02-25 MinutesPlanning Commission February 25, 2008 Page I of]] MINUTES OF A MEETING OF THE PLANNING COMMISSION A regular meeting of the Fayetteville Planning Commission was held on February 25, 2008 at 5:30 p.m. in Room 219, City Administration Building in Fayetteville, Arkansas. ACTION TAKEN MINUTES: February 11, 2008 Approved Page 3 CCP 08-2905: (KANTZ CENTER/STARBUCKS, 371) Approved Page 3 ADM 08-2927: (STADIUM CENTRE COTTAGES R-PZD 06-2212,557) Forwarded Page 3 ADM 08-2938: (PRATT PLACE INN, 481) Tabled Page 3 CUP 08-2910: (SOUTH HILL CHURCH OF CHRIST, 561) Approved Page 4 LSP 07-2865: (MIX, 218) Approved Page 4 CUP 08-2925: (YOUNG, 208) Approved Page 4 CUP 08-2908: (VAUGHN RECYCLING CENTER, 562) Tabled Page 4 C-PZD 08-2904: (BRIDGEDALE PLAZA, 569) Tabled Page 4 A DVD copy of each Planning Commission meeting is available for viewing in the Fayetteville Planning Division. Planning Commission February 25, 2008 Page 2 of 11 MEMBERS PRESENT Andy Lack Jill Anthes Christine Myres Sean Trumbo Alan Ostner Porter Winston STAFF PRESENT Jeremy Pate Jesse Fulcher Data Sanders CITY ATTORNEY: Kit Williams MEMBERS ABSENT James Graves Matthew Cabe Lois Bryant STAFF ABSENT Andrew Garner Glenn Newman/Engineering Planning Commission Chair Jill Anthes called the meeting to order. Commissioner Anthes requested for all cell phones to be turned off, and informed the audience that listening devices were available. Jeremy Pate, Director of Current Planning, called the Planning Commission roll. All members were present with the exception of Commissioners Bryant, Cabe, Graves, and Myres. Commissioner Myres arrived after roll call. Planning Commission February 25, 2008 Page 3 of 11 Consent: Approval of the minutes from the February 11, 2008 Planning Commission meeting. CCP 08-2905: (KANTZ CENTER/STARBUCKS, 371): The request is to divide the subject property into three tracts of 13.08, 1.03, and 0.74 acres. ADM 08-2927: (STADIUM CENTRE PZD, 557): The request is to change the zoning criteria to allow the two-family structures on Lots 12-14 to be split, resulting in one unit on each lot. No additional units are proposed. Motion: Commissioner Ostner made a motion to approve the consent agenda. Commissioner Winston seconded the motion. Upon roll call the motion passed with a vote of 5-0-0. Planning Commission February 25, 2008 Page 4 of 11 ADM 08-2938: (PRATT PLACE SIGNS, 481): Submitted by JULIAN AND JANE ARCHER for property located at 2115 W. Markham Rd. The property is zoned C-PZD and contains approximately 72.00 acres. The request is to amend the zoning criteria to allow certain freestanding signs, which are not the required monument signs. Motion: Commissioner Ostner made a motion to table the item, at the request of the applicant. Commissioner Winston seconded the motion. Upon roll call the motion passed with a vote of 5- 0-0. The item was tabled until the March 10, 2008 Planning Commission meeting. Planning Commission February 25, 2008 Page 5 of 11 CUP 08-2710: Conditional Use Permit (SOUTH HILL CHURCH OF CHRIST, 561): Submitted by SCOTT GAGE for property located at 1146 S. HILL AVE. The property is zoned RMF -24, RESIDENTIAL MULTI -FAMILY — 24 UNITS/ACRE and contains approximately 0. 17 acres. The request is for a church (Use Unit 4) in the RMF -24 Zoning District. Jesse Fulcher, Current Planner, gave the staff report, recommending approval with conditions as listed in the staff report. Ralph Franklin, applicant, stated he didn't realize there was a time limit on the permit, and he was here to request approval. No public comment was received. Motion: Commissioner Winston made a motion to approve the request with conditions as listed in the staff report. Commissioner Ostner seconded the motion. Upon roll call the motion passed with a vote of 5-0-0. (Commissioner Myres arrived) Planning Commission February 25, 2008 Page 6 of]] LSP 07-2865: (MIX, 218): Submitted by ALAN REID for property located at 4206 BRIDGEWATER LANE. The property is in the Planning Area and contains approximately 3.43 acres. The request is to divide the subject property into two tracts of 1.99 and 1.42 acres. Dara Sanders, Current Planner, gave the staff report, recommending approval with conditions as listed in the staff report. Alan Reid, applicant, stated he will represent the owner and answer questions. No public comment was received. Commissioner Ostner asked if he was aware of the conditions. Reid stated that he was fine with them. Motion: Commissioner Ostner made a motion to approve the request with the conditions as listed in the staff report. Commissioner Trumbo seconded the motion. Upon roll call the motion passed with a vote of 6-0-0. (Commissioner Myres arrived before the item) Planning Commission February 25, 2008 Page 7 of]] CUP 08-2925: Conditional Use Permit (YOUNG, 208): Submitted by RONALD YOUNG for property located at 3481 N. DEANE SOLOMON ROAD. The property is zoned R -A, RESIDENTIAL AGRICULTURAL, and contains approximately 2.91 acres. The request is to remodel an existing structure (garage) to create a detached second dwelling unit. Dara Sanders, Current Planner, gave the staff report, recommending approval with conditions as listed in the staff report. Ron Young, applicant, stated he has seen and accepts all conditions of approval. No public comment was received. Motion: Commissioner Lack made a motion to approve the request with conditions as listed in the staff report. Commissioner Myres seconded the motion. Upon roll call the motion passed with a vote of 6-0-0. Planning Commission February 25, 2008 Page 8 of 11 CUP 08-2908: (VAUGHN RECYCLING CENTER, 562): Submitted by BATES & ASSOCIATES for property located at 1246 S. SCHOOL AVE. The property is zoned C-2, THOROUGHFARE COMMERCIAL and contains approximately 0.94 acres. The request is to operate a center for the collection of recyclable materials. Dara Sanders, Current Planner, gave the staff report, recommending denial of the current submittal as there are numerous concerns and questions. The staff report includes a list of these items that need to be addressed. Chris Waller, applicant, stated he was with Bates and Associates speaking on behalf of the applicant. The owner will keep the existing business at 6th Street, and wants to move the recycling portion of the business to this location. He handed out a supplement letter and described answers to the questions posed by staff. Pavement is needed for loading areas — absolutely needed for maneuvering of semis. No public comment was received. Commissioner Trumbo stated that he didn't see how the Planning Commission can address these questions at the present moment, based on the submitted information. Motion: Commissioner Trumbo made a motion to table the request indefinitely. Commissioner Ostner seconded the motion. Waller stated he received comments at Technical Plat Review, but some of the questions are new. They would request the item be approved tonight. Commissioner Anthes stated that staff would need answers to these questions before the next meeting in order to make a decision and provide a staff report and recommendations to the Commission. Conditional Use Permits such as this come through the Planning Commission every two weeks, and those applicants have provided sufficient information to staff so that the Planning Commission can make a decision. This one does not. Upon roll call the motion passed with a vote of 6-0-0. Planning Commission February 25, 2008 Page 9 of 11 C-PZD 08-2904: Planned Zoning District (BRIDGEDALE PLAZA, 569): Submitted by DAVE JORGENSEN for property located at THE SE CORNER OF HWY 16E AND RIVER MEADOWS DRIVE. The property is zoned R -A, RESIDENTIAL AGRICULTURAL and RSF- 4, SINGLE FAMILY - 4 UNITS/ACRE and contains approximately 15.95 acres. The request is for 5.98 acres of self storage, 6.04 acres of single family residential, 1.98 acres of Residential Office, and 2.01 acres of Neighborhood Commercial. Dara Sanders, Current Planner, gave the staff report, recommending tabling the item to allow more time to work out various issues. She detailed many of the items of concern listed in the staff report. Clint McDonald, applicant, stated that he would like to reevaluate some of these issues before proceeding with the review. Bruce Smith, citizen, stated he was a Stonebridge Meadows resident, and asked why we are even considering this if this shows a residential area on the Future Land Use Plan? This project will add traffic. The developer is looking to add small homes with shared driveways, totally different than our neighborhood. It does not blend with our homes, which are 2-3,000 s.f. homes. A storage facility exists one mile down the road. Arlen Hanks III, citizen, stated he lived on River Meadows Drive, and stated that planned and managed growth is a goal of the city. He foresees infrastructure problems — highways and two-lane roads to Elkins are not adequate. Adding commercial development, more residential, and storage will exacerbate problems. No back roads get into Fayetteville. Water is a problem — run-off, flooding problems. Is commercial zoning wanted? Down the road in Elkins are several properties that could be used for commercial purposes. Gregory Carter, citizen, stated he had an objection to the project due to the land use that was there when he bought his property and home. Storage should be in a commercial area. How do we know how to come here again due to the tabling? Jay Ray, citizen, stated that no commercial property should be in a residential area. Richard Harvey, citizen, stated that the concept was fatally flawed. This is high density occupancy in a low-density area. None of the use is appropriate and will result in a decrease in property values. Winston Harvey, citizen, voiced concerns, stated he was dead -set against the project. Homes and lots should be the same as surrounding. We don't want commercial. Anthony Summon, citizen, stated he was also opposed to the project because of property values that will decrease. Crime that storage units can create due to people coming to the area that don't otherwise belong will likely occur. Aaron Muelly, citizen, stated that storage units will degrade the golf course. It is currently quiet and dark. This will also affect the environment by affecting drainage. Planning Commission February 25, 2008 Page 10 of 11 Richard Clehouse, citizen, stated he bought into the area without commercial, with like-minded people, like-minded houses and yards. He would like to see it stay that way. Michelle Bailey, citizen, stated that the yard gets flooded during rain events. She is concerned about drainage. She is also concerned about a street access to River Meadows, about property values, and about light trespass from the storage units. Marty Powers, citizen, stated the development will have a very negative impact on property values. Tim Chitword, citizen, stated he is also in opposition to commercial use and storage; he submitted photos to the Commission to review the drainage and flooding problems currently. Commissioner Anthes asked staff questions about the future land use plan, street improvements, lighting, and notification. Jeremy Pate, Director of Current Planning, answered Commissioner Anthes' questions. The Future Land Use plan is a tool for use by the Planning Commission and City Council when reviewing a rezoning request. It is not an ordinance, and it is not a requirement, instead it is a policy tool. A mixture of uses can occur, where they are appropriately situated. He stated that street improvements would be reviewed in detail at the time of development, and would include an evaluation of existing streets and improvements that could be related, such as turn lanes, curb and gutter, sidewalks, contributions to street lights, etc. If AHTD does not allow improvements on Hwy 16, however, the City can not override that decision. Lighting for the project will meet or exceed requirements of the lighting ordinance. He also discussed notification issues, and that if tabled indefinitely, the property owner will be required to re -notify. Motion: Commissioner Myres made a motion to table the request indefinitely. Commissioner Trumho seconded the motion. Commissioner Lack asked about traffic generation from the self -storage. Pate stated it was relatively low, compared to many other uses. Self -storage is typically a quiet use, without peak hour traffic generation. Commissioner Lack stated the residential density of 4.3 was a minimal difference from existing zoning surrounding. A commercial node is probably appropriate at this location, and is supported by the Future Land Use Plan. Having some commercial nodes along the route will aid in completing the neighborhood, and will help to reduce overall traffic in the area. Self -storage, however, is a hard concept to accept. Commissioner Myres stated that she liked the idea of continuing residential units along the southern boundary. She would be much more favorable, if the perimeter was residential. Planning Commission February 25, 2008 Page 11 of II Commissioner Ostner stated the proposed zoning is compatible with what is surrounding RSF-4 & R -A, with RMF -24 and RSF-7 across the street. Density is at 4.3/4.5 dwelling units/acre. This would be considered a bridge zone between commercial and existing residential, if not more dense. He shares the same concerns with storage — but can see it working. Drawings of the dwellings are terrific. He stated he was in favor of tabling. Commissioner Anthes asked staff if self -storage was allowed by Conditional Use Permit in any residential zone. Pate stated it was not. Commissioner Anthes asked questions regarding surrounding density, low impact development (LID), and land use compatibility: how is the applicant reconciling the concept of LID with self - storage? These ideas seem contradictory to each other, excess of goods and low impact. She discussed concerns with compatibility of residential land uses and storage uses. McDonald discussed the need and the perfect location for this project, based on the market demand. Commissioner Anthes asked if the applicant conducted a market analysis to determine the commercial square footage. McDonald stated he studied traffic and existing neighborhoods in the area already approved. This is a good location and there is a need for commercial. Commissioner Anthes stated she was in support of LID, the east -west street connections, the variety of residential types, and the commercial node; Her big problem is with the self -storage, and as of yet, she has not been convinced it will fit into a residential neighborhood and will not vote to support the project in this form. Commissioner Ostner stated that photos of storage units might help. He also discussed AHTD traffic warrants. Upon roll call the motion to table the item indefinitely passed with a vote of 6-0-0. All business being concluded, the meeting was adjourned at 6:48 PM.