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HomeMy WebLinkAbout2012-05-14 MinutesPlanning Commission May 14, 2012 Page I of]] MINUTES OF A MEETING OF THE PLANNING COMMISSION A regular meeting of the Fayetteville Planning Commission was held on May 14, 2012 at 5:30 p.m. in Room 219, City Administration Building in Fayetteville, Arkansas. Consent: MINUTES: April 9 and 23, 2012 ACTION TAKEN Approved VAC 12-4102: Vacation (1000 W. STONE ST./FHS, 522): Approved Page 3 ADM 12-4128: Administrative Item (CMN BUSINESS PARK, LOT 9A/ACADEMY SPORTS, 173): Page 3 Approved New Business: ADM 12-4114: Administrative Item (4170 W. MARTIN LUTHER KING BLVD./MONTEZ, 595): Page 4 Tabled LSD 12-4104: Large Scale Development (800 W. MAPLE ST./KAPPA HOUSE, 444): Page 5 Approved PPL 12-4099: Preliminary Plat (S.W. CORNER OF SALEM & WEIR RD./HOLCOMB HEIGHTS SD, 245): Page 7 Tabled CUP 12-4097: Conditional Use Permit (4618 N. COLLEGE AVE./MAE FARM, 096): Page 8 Approved RZN 12-4108: Rezone (4847 W. WEDINGTON DR./BANK OF WYNNE, 438): Page 9 Forwarded R-PZD 12-4079: Residential Planned Zoning District (N.W. CORNER OF W. CLEVELAND ST. & HALL AVE./PROJECT CLEVELAND, 443): Page 10 Forwarded Planning Commission May 14, 2012 Page 2 of 11 Craig Honchell William Chesser Tracy Hoskins Sarah Bunch Ryan Noble Kyle Cook Porter Winston Blake Pennington STAFF PRESENT Andrew Garner Jesse Fulcher Glenn Newman Chris Brown Jeremy Pate ASSISTANT CITY ATTORNEY Kit Williams, City Attorney MEMBERS ABSENT Matthew Cabe 5:30 PM- Planning Commission Chairman Porter Winston called the meeting to order. Chairman Winston requested all cell phones to be turned off and informed the audience that listening devices were available. Upon roll call all members except Commissioner Cabe were present. Planning Commission May 14, 2012 Page 3 of 11 Consent. VAC 12-4102: Vacation (1000 W. STONE ST./FHS, 522): Submitted by CRAFTON TULL AND ASSOCIATES, INC. for property located at 1000 WEST STONE STREET. The property is zoned P-1, INSTITUTIONAL and contains approximately 22.57 acres. The request is to vacate a utility easement and right-of-way. ADM 12-4128: Administrative Item (CMN BUSINESS PARK, LOT 9A/ACADEMY SPORTS, 173): Submitted by MCCLELLAND CONSULTING ENGINEERS for property located at LOT 9A, CMN BUSINESS PARK. The property is zoned C-2, THOROUGHFARE COMMERCIAL and contains approximately 14.53 acres. The request is for a variance of the minimum curb -cut separation and to allow a wider driveway entrance and curb radius for delivery truck traffic. Motion: Commissioner Cook pulled ADM 12-4114 from the consent agenda then made a motion to approve the other two items on the consent agenda. Commissioner Chesser seconded the motion. Upon roll call the motion passed with a vote of 8-0-0. Planning Commission May 14, 2012 Page 4 of 11 New Business: ADM 12-4114: Administrative Item (4170 W. MARTIN LUTHER KING BLVD./MONTEZ, 595): Submitted by RAYMOND MONTEZ for property located at 4170 WEST MARTIN LUTHER KING BOULEVARD. The property is zoned R -Q RESIDENTIAL OFFICE and contains approximately 3.40 acres. The request is to modify CUP 06-2284 to allow an outdoor patio to be added to the existing restaurant space. Jesse Fulcher, Current Planner, gave the staff report Public Comment: Steve Wilkes, property owner to the north, discussed that he is opposed to the expansion of the restaurant with people using their driveway to turn around, and other issues. Gretchen Wilkes, property owner to the north, is opposed to the proposal. She discussed that zoning exists for a reason. She discussed that they were here first. No more public comment was presented. Ray Montez, applicant, discussed his project, indicating that there will not be issues with his customers leaving with beer bottles, etc. as mentioned as a concern by the neighbors to the north. Commissioner Honchell asked if the Wilkes' driveway is shared with this business. Gretchen Wilkes responded that it is not a shared driveway but that people mistakenly turn down it. Commissioner Hoskins discussed Mr. Montez's other businesses that are well run. He asked staff how far away the restaurant and patio are from the neighbor's property. Garner estimated several hundred feet away. Motion: Commissioner Hoskins made a motion to approve ADM 12-4114 as recommended by staff. Commissioner Chesser seconded the motion. Commissioner Winston discussed that he will not be able to support this request as he has not been able to tour the site. Upon roll call the motion failed with a vote of 4-4-0 (commissioners Honchell, Cook, Winston, and Bunch voting `no'). Motion: Commissioner Hoskins made a motion to table ADM 12-4114 to the next meeting. Commissioner Chesser seconded the motion. Upon roll call the motion passed with a vote of 8-0-0. Planning Commission May 14, 2012 Page 5 of 11 New Business: LSD 12-4104: Large Scale Development (800 W. MAPLE ST.IKAPPA HOUSE, 444): Submitted by THOMAS WALKER for property located at 800 WEST MAPLE STREET. The property is zoned RMF -40, RESIDENTIAL MULTI -FAMILY, 40 UNITS PER ACRE and contains approximately 1.16 acres. The request is for expansion of the existing sorority house and parking lot. Andrew Garner, Senior Planner, gave the staff report. Thomas Walker, applicant, discussed the project. Public Comment: Greg Starling discussed the alley that provides access to his property and Kappa House. He discussed the need for a loading zone for Kappa House. No more public comment was presented. Commissioner Cook asked about the deliveries to Kappa House. Thomas Walker, applicant, discussed that the deliveries are made with a bobtail/box truck, not an 18 - wheeler. Commissioner Bunch asked about the location of the deliveries. Garner discussed the planning commission tour of the site and delivery location and potential improvements to the alley. Commissioner Winston asked about providing a wider area for a truck to pull off. Thomas Walker, applicant, discussed that they cannot lose any parking spaces. Commissioner Pennington asked about the delivery truck blocking the alley. Kit Williams, City Attorney discussed the legal issues and enforcement of blocking the alley. Thomas Walker, applicant, discussed that with this addition they are quadrupling their storage space and they will only have deliveries one time per week as opposed to multiple deliveries per week that they currently have. Commissioner Chesser asked about trucks pulling off the alley and damaging the private property owner's property. Williams discussed that issue can't be addressed here with this large scale development. Commissioner Chesser asked if staff would be comfortable working out a loading spot off of the alley as a condition of approval. Garner stated yes. Planning Commission May 14, 2012 Page 6 of]] Williams discussed that if such a condition is added to require a loading spot it should be clear that a variance of the landscaping/tree planting requirements is not included. That would require a separate review and determination. Motion: Commissioner Chesser made a motion to approve LSD 12-4104. Chesser added a condition of approval in his motion to read as follows: "An off-street loading berth shall be required to be provided on-site for the applicant's design vehicle. The details of the of loading berth design to be worked out with staffprior to construction permits. This requirement does not include a landscape variance. " Commissioner Hoskins seconded the motion. Upon roll call the motion passed with a vote of 8-0-0. Planning Commission May 14, 2012 Page 7 of]] PPL 12-4099: Preliminary Plat (S.W. CORNER OF SALEM & WEIR RD./HOLCOMB HEIGHTS SD, 245): Submitted by JORGENSEN AND ASSOCIATES for property located at the SOUTH WEST CORNER OF SALEM AND WEIR ROAD (HOLCOMB HEIGHTS SUBDIVISION). The property is zoned RSF-8, RESIDENTIAL SINGLE FAMILY, 8 UNITS PER ACRE and contains approximately 19.24 acres. The request is to replat the existing residential subdivision from 68 into 78 single family lots. No staff report and no public comment were presented. Motion: Commissioner Chesser made a motion to table PPL 12-4099. Commissioner Pennington seconded the motion. Upon roll call the motion passed with a vote of 8-0-0. Planning Commission May 14, 2012 Page 8 of 11 CUP 12-4097: Conditional Use Permit (4618 N. COLLEGE AVEJMAE FARM, 096): Submitted by CYNTHIA HASELOFF for property located at 4618 NORTH COLLEGE AVENUE. The property is zoned C-2, THOROUGHFARE COMMERCIAL and R -A, RESIDENTIAL- AGRICULTURAL and contains approximately 17.00 acres. The request is for a Conditional Use Permit to allow a permanent venue for temporary and seasonal events, and vending (Use Unit 20; fairgrounds). Andrew Garner, Senior Planner, gave the staff report Cynthia Hasselhoff discussed the proposal and background of their farm. Commissioner Winston asked about the conditions of approval Hasselhoff requested that the events be allowed to run for a total of four days, not three days as recommended by staff. Commissioner Chesser asked staff if they were comfortable with four days. Garner stated yes. Motion: Commissioner Chesser made a motion to approve CUP 12-4097. In his motion to approve Chesser added the following conditions of approval: #10 "The events shall be limited in scope and nature to those described in the project description of the report ". #11 "The events shall be limited to a total offour days (96 hours) per event. " Commissioner Honchell seconded the motion. Upon roll call the motion passed with a vote of 8-0-0. Planning Commission May 14, 2012 Page 9 of 11 RZN 12-4108: Rezone (4847 W. WEDINGTON DR./BANK OF WYNNE, 438): Submitted by BATES AND ASSOCIATES for property located at 4847 WEST WEDINGTON DRIVE. The property is zoned R- PZD, RESIDENTIAL PLANNED ZONING DISTRICT (R-PZD 07-2576 WOODSTOCK) and contains approximately 31.68 acres. The request is to rezone the property to CS, COMMUNITY SERVICES and RSF- 4, RESIDENTIAL SINGLE-FAMILY, 4 UNITS PER ACRE. Andrew Garner, Senior Planner, gave the staff report. He discussed that because this is an expired PZD, the City Attorney advised staff and the planning commission to recommend a zoning district if they were not comfortable with the applicant's proposal. He indicated that staff does not feel comfortable with the applicant's request and because it is an expired PZD, would recommend it revert back to the zoning that was in place prior to the PZD, R -A, Residential Agricultural. Geoff Bates, applicant's representative, discussed the traffic on Wedington and that it was not feasible to have residential on Wedington. They feel like their proposal would be best. Public Comment: Misty Rogers, neighbor to the south of this site. She discussed non-residential services in this area are adequate. She asked about the definition of single family residence, where the entrance to the single family area would be, plans for a stoplight, what are the plans for the existing treeline, and would this allow the same as the previous Woodstock development. Garner addressed Ms. Rogers questions, discussing that most of the issues brought up would be related to a future development, and are not known at this time. Commissioner Cook asked about the previous Woodstock PZD and CS zoning. Garner explained the existing Woodstock plan versus the CS zoning, and the recent change in the future land use plan. If the Woodstock PZD were to come through again at this time, staff may not be supportive of it because of the change in the land use plan. Commissioner Honchell asked about legal issues of this piece of property being brought back all the way to R -A and future rezoning requests. Kit Williams, City Attorney, discussed that there should not be legal issues as a property owner could request another rezoning from R -A if they wish. However something needs to be done to establish a property zoning on this property. Motion: Commissioner Chesser made a motion to forward RZN 12-4108 with recommendation for R -A, Residential Agricultural zoning. Commissioner Bunch seconded the motion. Upon roll call the motion passed with a vote of 7-1-0 (commissioner Hoskins voting `no'). Planning Commission May 14, 2012 Page 10 of 11 R-PZD 12-4079: Residential Planned Zoning District (N.W. CORNER OF W. CLEVELAND ST. & HALL AVE./PROJECT CLEVELAND, 443): Submitted by MCCLELLAND CONSULTING ENGINEERS, INC. forproperty located at the NORTHWEST CORNER OF WEST CLEVELAND STREET AND HALL AVENUE. The property is zoned RSF-4, RESIDENTIAL SINGLE FAMILY, 4 UNITS PER ACRE and RMF -40, RESIDENTIAL MULTI FAMILY, 40 UNITS PER ACRE, and contains approximately 2.71 acres. The request is for zoning, land use and large scale development approval for a Residential Planned Zoning District with 122 multi -family dwellings. Jesse Fulcher, current planner, read the staff report. Seth Mims, applicant, stated that they were trying to create a walkable, urban development, designed to meet the goals of City Plan 2030. The project was aimed at collegiate housing for university workers and students. Most of the residents will walk or bike due to the proximity to campus, and due to the cost to park in another location on campus. The project has been modified greatly since the first submittal, and we have added in a pocket park and tree preservation areas that will be open to the public. We will use low impact development standards in the landscaped areas. The second traffic study that was just completed confirmed the findings of the first study. We will be installing 10' cross -walks at the intersections and included lights in the cross -walks for added visibility. We feel that this project provides an appropriate transition between the university and the neighborhood. The university is growing and new housing needs to be provided. This will also get students out of the existing neighborhoods, and reduce carbon emissions by reducing vehicle trips from those neighborhoods. The project will be LEED certified and will be safe housing, with secure parking in a traditional town form. Marty Matlock, neighbor, commended the developers for working with the community, but there are three main concerns; 1) safety at the street intersections with so many elementary students and existing problems with Cleveland Street; 2) the scale of the building is too much, there is already a transition provided by the existing apartment complex; and 3) they aren't providing an appropriate transition between land uses. Kenneth Garner, neighbor, stated that he owns 6 acres behind the houses on Hall Avenue. The addition of this development to the housing that will be provided in Reid and Hotz Halls when they are converted back into student housing, will ruin my quality of life. Maria Williams, neighbor, stated that more student housing isn't needed, and that there is already a transition provided by the existing apartment complex. Students won't have to drive to school, but they will drive to other locations. Janet McCollum, neighbor, stated that she doesn't see how raised intersections will help; they don't work on Block Street. How will emergency responders address this much density. There are only 421 parking spaces for 450 beds. On street parking shouldn't be allowed and overflow parking will end up on the elementary school property. There will also be more wrecks at Hall and Wedington, because you can't see west very well. Susan Gardner, neighbor, stated that she was opposed to the development; concerned with safety of pedestrians and smokers from campus. The 450 students that will live in the development will create too much traffic and the proposed street improvements will not help. Commissioner Chesser asked about the bedroom count per unit. Mims stated that there will be a mixture of bedroom counts. Commission Chesser asked if the traffic study looked at the times of trips. Planning Commission May 14, 2012 Page 11 of 11 Mims stated that the study did evaluate times throughout the day, including peak AM, peak school PM and peak PM times. Fulcher clarified where the level of service was being reduced. Commission Chesser stated that he lives in the neighborhood and will be walking a child to the elementary school as well. The on street parking will increase safety for pedestrians and reduce vehicular speeds. Supports the building design. Commissioner Honchell asked about the classification of Razorback Road. Chris Brown, City Engineer, stated that it is state HWY 112 up to Maple Street, and is a local street from there to Cleveland. Commission Honchell noted that it was a nice project and complimentary to future expansion in the area Commissioner Winston asked about residents using the school property to park. Fulcher stated that the school was private property. Commission Winston asked about the amount of parking spaces. Mims described the parking spaces, scooter and bike spaces that will be provided Fulcher read over the parking requirements for multi -family development and stated that this proposal was well within code requirements. Commission Winston stated that the project was appropriate, with increased density around the university, and that the street improvements will help with existing and projected traffic conditions. Commission Chesser discussed how the increased density, on -street parking, and street improvements will improve safety and reduce speeds. Commission Cook stated that the pedestrian and street improvements were good, and the climbing lane will be a benefit. The changes to the building height and size are an improvement. The existing zoning of the site is odd in this location. Hopefully, future multi -family development will not extend further beyond this site. The proposal is consistent with the future land use plan. Motion: Commissioner Honchell made a motion to forward R-PZD 12-4079 to the City Council with a recommendation for approval finding in favor of recommendations 1, 2, and 3, and all other conditions. Commissioner Hoskins seconded the motion. Upon roll call the motion passed with a vote of 7-1-0 (Commissioner Pennington voting `no' and Commission Cabe absent). There being no further business, the meeting was adjourned at 9:00 PM.