HomeMy WebLinkAbout2014-07-28 MinutesCITY OF
Tay e ARKAANNSAS
Planning Commission
July 28, 2014
5:30 PM
City Administration Building in Fayetteville, AR, Room 219
MINUTES
Members: Tracy Hoskins - Chair, Ron Autry - Vice -Chair, Ryan Noble — Secretary, William
Chesser, Kyle Cook, Craig Honchell, Porter Winston, Janet Selby, and Sarah Bunch
City Staff: Andrew Garner — City Planning Director, Jesse Fulcher — Senior Planner, Quin
Thompson — Planner, Glenn Newman — Development & Construction Manager, Cory
Granderson — Staff Engineer, and Kit Williams — City Attorney
1. Call to Order: 5:30 PM, Tracy Hoskins
2. In Attendance: Tracy Hoskins, Janet Selby, Craig Honchell, Kyle Cook, William Chesser,
Porter Winston, Sarah Bunch, Ryan Noble, and Ron Autry
Absent:
Staff: Andrew Garner, Jesse Fulcher, Quin Thompson, Corey Granderson, and Kit Williams
3. Approval of the minutes from the July 14, 2014 meeting.
VAC 14-4768: Vacation (2622 E. GOLDEN OAKS DR./HERRIMAN, 332): Submitted by
ARLIS HERRIMAN for property located at 2622 E. GOLDEN OAKS DR. The property is
zoned RSF-4, RESIDENTIAL SINGLE FAMILY, 4 UNITS PER ACRE and contains
approximately 0.31 acres. The request is to vacate a portion of an existing utility easement.
VAC 14-4780: Vacation (1414 HAPPY HOLLOW RD./QUALITY COLLISION, 565):
Submitted by BLEW & ASSOCIATES for property located at 1414 HAPPY HOLLOW ROAD.
The property is zoned C-2, THOROGHFARE COMMERCIAL and contains approximately
0.67 acres. The request is to vacate a portion of an existing street right-of-way.
VAC 14-4776: Vacation (3535 N. COLLEGE AVE./SJ COLLINS, 213): Submitted by
JORGENSEN AND ASSOCIATES for property located at 3535 N. COLLEGE AVE. The
property is zoned C-2, THOROUGHFARE COMMERCIAL and contains approximately 6.60
acres. The request is to vacate an existing 25' utility easement.
LSD 14-4783: Large Scale Development (S. SHILOH DRIVE/HAWKINS HOUSE AT
SHILOH, 519): Submitted by BATES & ASSOCIATES for property located along S.SHILOH
DRIVE AT VILLAGE AT SHILOH S/D. The property is zoned RMF -24, RESIDENTIAL
MULTI -FAMILY, 24 UNITS PER ACRE, and contains approximately 13.42 acres. The
request is for construction of 38 multi -family units.
Mailing Address: Planning Commission
113 W. Mountain Street www .fayetft6olil1A. OP
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Motion:
Commissioner Winston made a motion to approve the consent agenda. Commissioner
Autry seconded the motion. Upon roll call the motion passed with a vote of 9-0-0
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4. Old Business:
CUP 14-4722: Conditional Use (1503 N. GARLAND AVE/ROTH, 404): Submitted by
HUNTER HAYNES for property located at 1503 N. GARLAND AVE. The property is zoned
RSF-4, RESIDENTIAL SINGLE FAMILY, 4 UNITS PER ACRE and contains approximately
0.18 acres. The request is for a duplex in an RSF-4 district.
Quin Thompson, current planner, read the staff report.
Hunter Haynes, applicant, discussed elements of City Plan 2030, and said that he believed
this project was a prime example of a use that would fulfill the goals of that plan. He added
that he believed that, given its relationship to the University of Arkansas and Garland Avenue,
the site would be best used for mid -density housing such as he proposed.
Public comment:
Terry Phelan, neighbor, said that she is not against apartments or those who live in them, but
opposes the request because in her opinion it compounds a mistake made by the City when
redrafting its zoning map. She added that the CUP request is a `backdoor rezoning' that should
not be allowed.
Janet Bowen, neighbor, said that approval would have a negative impact on people in the
neighborhood. She described the history of the Hendrix -Maxwell neighborhood association,
issues that the neighborhood has with student renters, and noted that the City Council had
promised that there would be no' spot rezoning' in the future.
Zola Moon, neighbor, said that she had concerns about the request, especially that the
neighborhood would be `paying' for a mistake made in the on the City zoning map, and that 3
bedroom duplexes with no parking for guests would create a nuisance. She requested that
each commissioner preface their vote with a statement explaining that vote.
No more public comment was presented.
Craig Honchell, commissioner, said he would not support the request. He said that his
opinion had not changed from the previous meetings. He said that he felt sympathy with the
neighborhood, saying it reminded him of a development fight in his own neighborhood.
William Chesser, commissioner, said that he saw this as appropriate transect planning. He
added that he did not see this site as a part of the Hendrix -Maxwell neighborhood, or
appropriate for single-family development. He noted that City Plan 2030 calls for increasing
urbanization and density in areas like the site, and said he agreed with the applicant that this
is exactly what is called for in that plan. He said that the previous (2002) zoning mistake did
not affect his decision in this case.
Ron Autry, commissioner, said that this was an old, traditional neighborhood that should be
preserved. He added that he had concerns about cars backing out into Garland Avenue; an
unsafe condition in his opinion. He said he could not support the request.
Janet Selby, commissioner, said that she lived nearby, and understood the neighbors'
concerns. She said she would not support the request.
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Tracy Hoskins, Chair, said that he if he is typically pro -development, then he is even more
pro -redevelopment. He added that the lot is not appropriate for single-family use, in his
opinion. He said that the request would not set precedent, as each CUP request stands alone
based on its own merit. He disagreed that this was 'backdoor zoning', saying that the City
Council had included this type of request as an option in the zoning ordinance. He said he
would support the request.
He added that he did not agree with the applicant that a 3 -story structure in vinyl siding is a
characteristic of postwar residential architecture, or that it is characteristic of this
neighborhood.
Haynes said that the siding would be something similar to painted cementitious siding, and
that he specifically requested a CUP rather than a rezone in order to avoid setting a precedent.
Motion:
Commissioner Chesser made a motion to approve CUP 14-4722 as recommended by
staff, adding the condition that all siding must be paintable, stainable, or masonry material.
Commissioner Noble seconded the motion. Upon roll call the motion passed with a
vote of 5-4-0. Commissioners Honchell, Cook, Selby, and Autry voted `no'.
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New Business:
PPL 14-4778: Preliminary Plat Plan (BENTLEY ST./COBBLESTONE PHASE 4, 371):
Submitted by JORGENSEN & ASSOCIATES for property located NORTH OF BENTLEY
ST. The property is zoned RSF-4, RESIDENTIAL SINGLE FAMILY, 4 UNITS PER ACRE
and contains approximately 8.69 acres. The request is for a 30 lot single-family
subdivision.
Quin Thompson, current planner, read the staff report.
William Chesser, commissioner, asked staff if the Master Street Plan called for a future street
through an existing home.
Andrew Garner, Planning Director, said that this was not the case. He said that the future
street plan is not a finely scaled plan, rather a sketch of proposed future connections. He said
that staff would support and adjustment of the property line.
Jared Inman, applicant, said that his client had no major issues with the exact location of
future street stub -outs.
Public comment:
Thomas Spicer, neighbor, said that he wished to make a formal request to realign the
proposed Raven Lane stub -out due north to keep it off of his property.
Kit Williams, City Attorney, interjected that this may make full access to Mr. Spicer's property
difficult in the future.
Inman said that the street could be revised to stub -out north and provide right-of-way touching
Mr. Spicer's property.
Jesse Fulcher, Senior Planner, said that a revised alignment must meet a code required
separation of reverse curves.
Chesser asked Mr. Spicer if he understood that the alignment of Raven Lane that he was
suggesting might create limited access to his property in the future.
Spicer said that he understood.
No more public comment was presented.
Motion:
Commissioner Chesser made a motion to approve PPL 14-4778, adding a condition as
follows:
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Altering the plat as shown for Raven Lane to go due north to stub out to the north
property and for the right-of-way to go all the way to the west property line, also
approving a variance of the distance between reverse curves to accommodate the
change in alignment of Raven Lane, the design detail to be approved by City
Engineering.
Commissioner Cook seconded the motion. Upon roll call the motion passed with a
vote of 9-0-0.
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VAR 14-4800: Variance Request (3638 N. FRONT ST./PANERA BAKERY, 174):
Submitted by WALLACE ENGINEERING for property located at 3638 N. FRONT ST. The
property is zoned C-2, COMMERCIAL THOROUGHFARE, and contains approximately 0.98
acres. The request is for a variance from landscape regulations.
Andrew Garner, City Planning Director, gave the staff report.
Mandy Bunch, applicant, was present for the applicant.
No public comment was presented.
Motion:
Commissioner Chesser made a motion to approve VAR 14-4800 as recommended by staff.
Commissioner Winston seconded the motion. Upon roll call the motion passed with a
vote of 9-0-0.
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ADM 14-4808: Administrative Item (MT. KESSLER REGIONAL PARKWASTER
STREET PLAN AMENDMENT, 673): Submitted by PARKS AND RECREATION STAFF for
property located in the MT. KESSLER REGIONAL PARK. The property is zoned P-1,
INSTITUTIONAL, and contains approximately 620 acres. The request is for an amendment
to the Master Street Plan.
Andrew Garner, City Planning Director, gave the staff report.
Alison Jumper, Park Planning Superintendent, was present for question.
No public comment was presented.
Motion:
Commissioner Chesser made a motion to forward ADM 14-4808 to the City Council with a
recommendation for approval. Commissioner Autry seconded the motion. Upon roll call
the motion passed with a vote of 9-0-0.
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VAC 14-4777: Vacation (NORTHEAST CORNER OF DRAKE & MCCONNELUNELMS,
248): Submitted by JORGENSEN AND ASSOCIATES for a street stub -out located at
NORTHEAST CORNER OF DRAKE & MCCONNELL. The property is the existing street
stub -out for McConnell Avenue which contains approximately 0.64 acres. The request is to
vacate an existing street right-of-way and a portion of utility easement.
Quin Thompson, current planner, read the staff report.
Justin Jorgensen, applicant, said that he was available to answer questions.
No public comment was presented.
Tracy Hoskins, Chair, said that he knew the right-of-way in question to be used by trucks for
delivery and overnight purposes, and that he could not support a vacation of right-of-way
without seeing an associated LSD (Large Scale Development)
Motion:
Commissioner Chesser made a motion to forward VAC 14-4777 to City Council.
Commissioner Cook seconded the motion. Upon roll call the motion passed with a vote
of 8-1-0. Commissioner Hoskins voted `no'.
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LSD 14-4750: Large Scale Development (1560 S. HAPPY HOLLOW RD./SOLID WASTE
FACILITY, 604): Submitted by CITY STAFF for property located at 1560 S. HAPPY
HOLLOW RD. The property is zoned 1-2, GENERAL INDUSTRIAL and contains
approximately 18.40 acres. The request is for construction of a 5,240 square foot office and
associated parking.
Andrew Garner, City Planning Director, gave the staff report.
Zane Lewis, McGoodwin Williams and Yates was present for questions.
No public comment was presented.
Commissioner Winston gave a subdivision committee report indicating that there were no
major issues.
Motion:
Commissioner Winston made a motion to approve LSD 14-4750 with the conditions of
approval as recommended by staff. Commissioner Chesser seconded the motion. Upon
roll call the motion passed with a vote of 9-0-0.
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CUP 14-4772: Conditional Use (7613 W. WEDINGTON DR./PARAGON BOOKS, 433):
Submitted by PATRICIA PEARCE for property located at 7613 W. WEDINGTON DR. The
property is zoned R -A, RESIDENTIAL -AGRICULTURAL and contains approximately 2.72
acres. The request is for a change of non -conforming use.
Jesse Fulcher, Senior Planner, read the staff report.
Patricia Pierce, applicant, had no further comment.
Public comment:
Leonard Gabbard, neighbor, stated he supports the request.
No more public comment was presented.
Motion:
Commissioner Chesser made a motion to approve CUP 14-4772 as recommended by staff.
Commissioner Autry seconded the motion. Upon roll call the motion passed with a vote
of 8-0-0.
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CUP 14-4779: Conditional Use (1666 S. INDUSTRIAL PLACE/PACKAGING
SPECIALTIES, 604): Submitted by BATES & ASSOCIATES for property located at 1666 S.
INDUSTRIAL PLACE. The property is zoned 1-2, GENERAL INDUSTRIAL and contains
approximately 4.68 acres. The request is for a conditional use permit for a reduction in the
amount of parking spaces required.
Jesse Fulcher, Senior Planner, read the staff report.
Evan Niehues, had no further comment.
No public comment was presented.
Motion:
Commissioner Chesser made a motion to approve CUP 14-4779 as recommended by staff.
Commissioner Selby seconded the motion. Upon roll call the motion passed with a vote
of 9-0-0.
5. Reports: No reports
6. Announcements: No announcements
7. Adjournment Time: 7:21 PM
8. Submitted by: City Planning Division
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