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Home My WebLink About2014-10-13 MinutesCITY OF Tay e ARKAANNSAS Planning Commission October 13, 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, Cory Granderson — Staff Engineer, Ken Easton — Urban Forester, and Blake Pennington — Assistant City Attorney 1. Call to Order: 5:30 PM, Tracy Hoskins 2. In Attendance: Craig Honchell, Ryan Noble, Kyle Cook, Ron Autry, Porter Winston, Tracy Hoskins, Janet Selby, and Sarah Bunch Absent: William Chesser Staff: Andrew Garner, Jesse Fulcher, Quin Thompson, Corey Granderson, and Kit Williams 3. Approval of the minutes from the September 22, 2014 meeting. VAC 14-4849: Vacation (NORTHWEST CORNER ZION AND WATERSIDE CT./TIMBERLAKE OFFICE PARK, 135): Submitted by BATES & ASSOCIATES for property located at NORTHWEST CORNER OF ZION AND WATERSIDE CT. The property is zoned R -O, RESIDENTIAL -OFFICE and contains approximately 0.95 acres. The request is to vacate a portion of an existing utility easement. VAC 14-4853: Vacation (INTERSECTION OF JAMES ST. AND MT. COMFORT RD./JAMES ST. RIGHT-OF-WAY, 404): Submitted by CITY STAFF for property located at INTERSECTION OF JAMES ST. AND MT. COMFORT RD. The property is zoned C-1, NEIGHBORHOOD COMMERCIAL, C-2, THOROUGHFARE COMMERCIAL, AND RMF -24, RESIDENTIAL MULTI FAMILY, 24 UNITS PER ACRE and contains approximately 0.06 acres. The request is to vacate a portion of an existing street right-of-way. LSP 14-4857: Lot Split Variance (720 MILLSAP RD./HERITAGE INN, 213): Submitted by BLEW & ASSOCIATES for property located at 720 MILLSAP RD. The property is zoned C- 2, THOROUGHFARE COMMERCIAL and contains one tract totaling 2.03 acres. The request is for a variance of the green space requirements to allow the property to be split into two parcels. Mailing Address: Planning Commission 113 W. Mountain Street www.fayetrEic€}I EWg?i14 Fayetteville, AR 72701 Agenda Item 1 10-13-14 Minutes Page 1 of 11 CCP 14-4831: Concurrent Plat (ACACIA CROSSING. & HAPPY HOLLOW ROAD/TREETOPS S/D, 526): Submitted by BLEW & ASSOCIATES for property located at INTERSECTION OF ACACIA CROSSING AND HAPPY HOLLOW ROAD. The property is zoned RSF-8, RESIDENTIAL SINGLE FAMILY, 8 UNITS PER ACRE and contains approximately 4.88 acres. The request is to re -plat 38 lots into 17 lots. 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. Planning Commission October 27, 3014 Agenda Item 1 10-13-14 Minutes Page 2 of 11 4. New Business: VAR 14-4869: Variance (LOTS 18-30 SPYGLASS HILL DR./STONEBRIDGE MEADOWS SUBDIVISION, 607): Submitted by ENGINEERING SERVICES, INC. for property located at LOTS 18-30 SPYGLASS HILL DR. The properties are zoned RSF-4, RESIDENTIAL SINGLE FAMILY, 4 UNITS PER ACRE and contain approximately 5.00 acres. The request is for a variance of the streamside protection requirements. Alan Pugh, staff engineer, gave the staff report, discussing that the applicant would like a vote on Lots 19 and 30 and would like to table Lots 18; 20-29 for discussion until the next meeting. JR Carol applicant's attorney, discussed agreement with conditions on Lot #30 and disagreement with the conditions on Lot #19. No public comment was presented. Commissioner Cook asked about legal issues associated with the variance. Kit Williams, City Attorney, discussed the applicant's options to build homes on these lots. Commissioner Hoskins asked about the footprint of the homes. JR Carol discussed the status of the development of these homes. Commissioner Hoskins discussed that these homes are proposed to be developed adjacent to a manmade lake. I don't see a real danger with sediment getting downstream of the dam of this lake. I think in this case that a much more limited protection zone is in order. A much smaller buffer might be appropriate. Alan Pugh, staff engineer, discussed concerns with a manicured lawn all the way to the stream and nutrients such as nitrogen and phosphorus entering the waterbody. Commissioner Winston asked if the variance was for moving the homes closer to the street. Andrew Garner clarified that they are not asking for a variance of the front building setback and that per the zoning code the homes could be closer to the street than currently proposed. Motion #1: Commissioner Autry made a motion regarding VAR 14-4869 to approve the variance for Lots 19 and 30 as proposed by the applicant, who was in agreement with the staff conditions of approval on Lot #30 and was in disagreement with the staff conditions of approval on Lot #19. Commissioner Cook seconded the motion. Upon roll call the motion passed with a vote of 7-1-0. Commissioner Winston voted 'no'. Planning Commission October 27, 3014 Agenda Item 1 10-13-14 Minutes Page 3 of 11 Motion #2: Commissioner Cook made a motion regarding VAR 14-4869 to table discussion on the variance for Lots 18, and 20-29 until the next Planning Commission meeting. Commissioner Autry seconded the motion. Upon roll call the motion passed with a vote of 8-0-0. Planning Commission October 27, 4014 Agenda Item 1 10-13-14 Minutes Page 4 of 11 ADM 14-4840: Administrative Item (NORTH OF MARBLE DR. & SLATE CROSSING/COBBLESTONE PH. 4,445): Submitted by JORGENSEN AND ASSOCIATES for property located NORTH OF MARBLE AND SLATE CROSSING. The property is zoned RSF-4, RESIDENTIAL SINGLE FAMILY, 4 UNITS PER ACRE and contains approximately 8.66 acres. The request is to amend the street stub out location for Raven Lane. Quin Thompson, Current Planner, read the staff report, including comments from an adjacent landowner, Thomas Spicer, saying that Mr. Spicer did not want a street to stub -out to his parcel. No public comment was presented. Tracy Hoskins, Chair, asked staff where the recommended stub -out to the west would be located. Andrew Garner, Planning Director, said that staff had not identified a particular place, and would be comfortable with several locations, leaving the decision to the developer. Jared Inman, Applicant, said that the project team wanted to honor the wishes of the landowner, and not provide a future street stub -out to the west. Porter Winston, Commissioner, said that the development should provide future access to the west. Inman said that the stub -out could occur north of Mr. Spicer's property, which could provide a block length of approximately 665' feet, where the required maximum is 660'. Winston discussed the possibility of platting an easement for a future stub -out rather than building the stub -out. Kyle Cook, Commissioner, asked if staff would be comfortable with an access easement? Garner replied that he would recommend neither stub -out nor easement in that case, saying that future streets easements had proven difficult in the past. Inman requested that the item be tabled until a solution for the adjacent property owners could be found. Charlie Sloan, developer, said that he was trying to make all parties happy, and had met with adjacent property owners to find a compromise that would accommodate everyone. He said that the approved alignment was fine with him, as a stub -out would be if required. He said that he would like to settle the alignment question at this meeting. Hoskins asked Mr. Sloan if he wanted to table the request. Sloan said that he would like to move forward with a decision. Winston said that the next developer [to the north] could connect when the property is developed and thereby provide connection to the west. Planning Commission October 27, 5014 Agenda Item 1 10-13-14 Minutes Page 5 of 11 Cook said that the Commission was discussing this development proposal; that the connection should not be pushed to the future for another phase. Winston said that if there is no more development in the area, then a connection isn't needed, and that if there is more in the future, the commission would expect a future stub -out of that developer. Motion #1: Commissioner Cook made a motion to approve ADM 14-4840 in favor of all conditions as recommended by staff. Commissioner Autry seconded the motion. Upon roll call the motion failed with a vote of 2-6-0. Commissioners Hoskins, Honchell, Winston, Bunch, Noble, and Selby voted `no'. Motion #2: Commissioner Winston made a motion to approve ADM 14-4840 as proposed by the applicant. Commissioner Honchell seconded the motion. Upon roll call the motion passed with a vote of 6-2-0. Commissioners Cook and Autry voted `no'. Planning Commission October 27, 6014 Agenda Item 1 10-13-14 Minutes Page 6 of 11 CUP 14-4854: Conditional Use (2600 W. JUDGE CUMMINGS RD./MT. KESSLER PARK, 602): Submitted by PARKS AND RECREATION STAFF for property located at 2600 W. JUDGE CUMMINGS ROAD. The property is zoned P-1, INSTITUTIONAL and contains approximately 60 acres. The request is for additional parking. LSD 14-4819: Large Scale Development (2600 JUDGE CUMMINGS RD./MT. KESSLER REGIONAL PARK, PHASE 1, 602): Submitted by PARKS AND RECREATION STAFF for property located at 2600 JUDGE CUMMINGS RD. The property is zoned P-1, INSTITUTIONAL and contains approximately 60 acres. The request is for 6 soccer fields, 4 baseball fields, an amphitheater, playground with large pavilion, and associated parking and concessions. Andrew Garner, City Planning Director, gave the staff report for both the conditional use and large scale development. Alison Jumper, Parks Department, was also present for the applicant. Public Comment: Hunter Haynes discussed that they were approached by the design team at LOS and Associates for a new internal street. We are a neighboring property owner and the street alignment Sonya Davis Gutierrez asked about public art in the park. No more public comment was presented. Garner discussed that he is not aware if public art is proposed. Commissioner Hoskins asked about Mr. Haynes discussion. Andrew Garner, City Planning Director, discussed that would be a cost -share issue with City Council for construction of additional streets and was not relevant for the commission's review of this large scale development which was in compliance with the Master Street Plan and other development codes. Commissioner Hoskins discussed that he will not be able to support the conditional use permit without additional trees. Motion #1: Commissioner Winston made a motion to approve CUP 14-4854 as recommended by staff. Commissioner Selby seconded the motion. Upon roll call the motion passed with a vote of 7-1-0. Commissioner Hoskins voted `no. Motion #2: Commissioner Winston made a motion to approve LSD 14-4819 as recommended by staff. Commissioner Bunch seconded the motion. Upon roll call the motion passed with a vote of 8-0-0. Planning Commission October 27, 2014 Agenda Item 1 10-13-14 Minutes Page 7 of 11 PPL 14-4790: Preliminary Plat (3090 OAKLAND ZION RD./PARKERMAN ESTATES, 257): Submitted by BLEW & ASSOCIATES for property located at OAKLAND ZION RD. The property is in the FAYETTEVILLE PLANNING AREA and contains approximately 16.70 acres. The request is for an 8 lot single family subdivision. Quin Thompson, Current Planner, read the staff report. Jorge Duquesne, Applicant, said he was present to answer questions. Mike Parker, Developer, added that he was proposing seven home sites. He said Oakland — Zion Road had been recently improved, was narrow, and that therefore he was requesting a narrower street within his development. Public comment: Lucas Campbell, potential buyer of one of the lots, said that he wanted a very private small development, that a 30' Collector street would be unattractive and unsafe for children. He asked that the Commission consider deviating from the Master Street Plan. Trish Dick, potential buyer of one of the lots, said that she hoped for a small private neighborhood with small children, and that she would like it to stay that way in the future. Mike Waggoner, potential buyer of one of the lots, said he wanted a quiet country setting, and it didn't make sense to build a wide street. He asked that the Commission consider not requiring such a street. No more public comment was presented. Motion: Commissioner Winston made a motion to approve PPL 14-4790 as recommended by staff except recommending in favor of the Master Street Plan amendment as requested by the applicant. Commissioner Honchell seconded the motion. Upon roll call the motion passed with a vote of 7-1-0. Commissioner Cook voted `no'. Planning Commission October 27, 8014 Agenda Item 1 10-13-14 Minutes Page 8 of 11 RZN 14-4848: Rezone (940 WEST MAPLE ST./CHI OMEGA HOUSE, 444): Submitted by DEVELOPMENT CONSULTANTS for property located at 940 WEST MAPLE ST. The property is zoned P-1, INSTITUTIONAL AND RMF -40, RESIDENTIAL MULTI FAMILY, 40 UNITS PER ACRE and contains approximately 0.80 acres. The request is to rezone the property to RMF -40, RESIDENTIAL MULTI FAMILY, 40 UNITS PER ACRE. Jesse Fulcher, Senior Planner, read the staff report. No public comment was presented. Alan Young, applicant, had no additional comments. Motion: Commissioner Winston made a motion to forward RZN 14-4848 to the City Council with a recommendation of approval. Commissioner Honchell seconded the motion. Upon roll call the motion passed with a vote of 8-0-0. Planning Commission October 27, 9014 Agenda Item 1 10-13-14 Minutes Page 9 of 11 RZN 14-4850: Rezone (NORTHEAST CORNER OF MILK BLVD. AND S. HILL AVE./HANNA'S LANDING, 522): Submitted by CEI ENGINEERING for property located at ON THE NORTH SIDE OF MLK BLVD. BETWEEN GOVERNMENT AVE. AND HILL AVE. The property is zoned 1-1, HEAVY COMMERCIAL/LIGHT INDUSTRIAL and contains approximately 4.80 acres. The request is to rezone the property to C-2, THOROUGHFARE COMMERCIAL. Jesse Fulcher, Senior Planner, read the staff report. Steven Giles, applicant, stated that the industrial zoning is not right for this property, there are challenging slopes, the property is along a thoroughfare and so C-2 is an appropriate district. It will provide neighborhood shopping for the area. Public comment: Dwight Rash, neighbor, stated he agreed with Mr. Giles. A grocery store would be a good use near the center of town. Hank Kaminski, neighboring property owner, stated he had mixed feelings about this. An unnamed store to be located on the property will be visually appealing. Is surprised by staff's recommendation. The development will improve property values, but we'll lose other value. Sonia Gutierrez, citizen, stated that the existing zoning and buildings are good for business start-ups. Don't support the rezoning. Alex Mahler, neighboring property owner, stated that a shopping area would make it more walkable and will look better than what's there now. No more public comment was presented. Kit Williams, City Attorney, stated that the #1 consideration in a rezoning review is compatibility. The staff's report is heavy on City Plan 2030. The applicant's request seems like a downzone, but staff is pushing for a form -based zoning district. Commissioner Hoskins asked for staff's opinion of UT, Urban Thoroughfare zoning district Fulcher stated that staff review the applicant's request for C-2 and does not have an opinion on another zoning option. Commissioner Winston stated that the C-2 zoning district may require a large retaining wall on the back of the property and that a walkable transition won't be created. Commissioner Autry stated that this is a transitional area, very tradition part of Fayetteville. Redevelopment could have a positive impact on neighbors. Can't support the applicant's request. Commissioner Cook stated that he is not a fan of C-2 in this area. A form -based district is a good middle ground, because it will allow commercial use in a good form. Planning Commission October 2710014 Agenda Item 1 10-13-14 Minutes Page 10 of 11 Commissioner Bunch stated she was not in support of C-2. A grocery store would be nice. There are a lot of other uses also possible in C-2. There needs to be a different zoning request. Commission Honchell stated he was concerned about traffic. Streets to the north can't support traffic loads. Could see a form -based zone here. The C-2 district is too heavy for the area. Commission Winston stated that this is the Mill District. It's young and just getting started. Motion: Commissioner Winston made a motion to forward RZN 14-4850 to the City Council. Commissioner Honchell seconded the motion. Upon roll call the motion failed with a vote of 0-8-0. 5. Reports: No reports 6. Announcements: No announcements 7. Adjournment Time: 7:31 PM 8. Submitted by: City Planning Division Planning Commission October 2711014 Agenda Item 1 10-13-14 Minutes Page 11 of 11