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HomeMy WebLinkAbout2015-07-13 MinutesCITY OF Tay e ARKAANNSAS Planning Commission July 13, 2015 5:30 PM City Administration Building in Fayetteville, AR, Room 219 MINUTES 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, and Kit Williams —City Attorney 1. Call to Order: 5:30 PM, William Chesser 2. In Attendance: Thomas Brown, William Chesser, Tracy Hoskins, Matthew Hoffman, Ron Autry, Ryan Noble, and Kyle Cook Absent: Sarah Bunch, Janet Selby Staff: Andrew Garner, Jesse Fulcher, Quin Thompson, Chris Brown, Jonathan Ely, and Kit Williams 3. Consent Agenda: Approval of the minutes from the June 22, 2015 meeting. CCP 15-5105: Concurrent Plat (845 & 847 S. ROSE AVEJ NMK, LLC., 560): Submitted by ENGINEERING SERVICES, INC. for property located at 845 & 847 ROSE AVE. The property is zoned RMF -24, RESIDENTIAL MULTI -FAMILY, 24 UNITS PER ACRE and contains approximately 0.20 acres. The request is to re -plat 1 existing lot into 2 single lots containing approximately 0.09 and 0.11 acres each. CCP 15-5106: Concurrent Plat (829 & 831 S. ROSE AVEJ NMK, LLC., 560): Submitted by ENGINEERING SERVICES, INC. for property located at 829 & 831 ROSE AVE. The property is zoned RMF -24, RESIDENTIAL MULTI -FAMILY, 24 UNITS PER ACRE and contains approximately 0.25 acres. The request is to re -plat 1 existing lot into 2 single lots containing approximately 0. 14 and 0. 11 acres each. Motion: Commissioner Cook made a motion to approve the consent agenda. Commissioner Hoffman seconded the motion. Upon roll call the motion passed with a vote of 7-0-0. Mailing Address: 113 W. Mountain Street www.fayetteville-ar.gov Fayetteville, AR 72701 4. Old Business: ADM 15-5093: Administrative Item (UDC Chapters 161, 164 and 172/SINGLE FAMILY INFILL STANDARDS): Submitted by CITY PLANNING STAFF for revisions to Chapters 161, 164 and 172 to modify the bulk and area regulations to encourage small -lot, single family infill in multi -family zoning districts, and to include minimum design standards for this type of development. Jesse Fulcher, Senior Planner, read the staff report. No public comment was presented. Commissioner Chesser asked about changes since the last meeting. Fulcher described the changes to two-family lots. Commissioner Hoffman asked about how the lot changes could influence building design. Fulcher discussed various scenarios and stated that the changes should make building designs worse. That is really a product of the design and not lot size. Commissioner Hoskins stated that wider lots may encourage a more linear design with buildings turned sideways rather than along the street. Commissioner Hoskins asked about the density and lot standards in each district. Andrew Garner, City Planning Director, stated that the lot standards are based on the density of each district. Commissioner Hoskins asked why there are two different side setback requirements. Fulcher stated that smaller homes would not need a larger side setback, but that taller multi- family buildings normally need greater separation from adjacent properties. Commissioner Chesser asked about townhouse development. Fulcher discussed the various codes that allow townhouse development. Commissioner Hoskins asked about the development standards required when development involves more than a two-family units — grading, drainage, etc. Fulcher discusses drainage impacts that can be created from development without drainage improvements. Garner discussed that these were Chapter 166, Development items and something that could be discussed separately from the current code amendments related to zoning. Commissioner Cook stated that he appreciated staff looking at these code amendments. Motion: Commissioner Cook made a motion to forward ADM 15-5093 recommending approval as proposed by staff. Commissioner Brown seconded the motion. Upon roll call the motion passed with a vote of 7-0-0. ADM 15-5090: Administrative Item (AMENDMENT TO THE MINIMUM STREET STANDARDS GUIDELINE- UDC CHAPTER 171, STREETS & SIDEWALKS): Submitted by CITY ENGINEERING STAFF for revisions to Chapter 171 to modify the Minimum Street Standards Guideline. Chris Brown, City Engineer, gave the staff report. A purpose statement has been added to the code; language related to retaining wall locations has been adjusted. The procedure for vacations has been amended slightly. Most of the rest of it is removing some of the technical things out of the code but will now be in the minimum street standards design manual. We have been working on this for multiple years. It has been through the Transportation Committee with a recommendation for approval. No public comment was presented. Commissioner Hoskins discussed that a lot of it will be taken out of the UDC and placed in a manual. Where can they find this manual? Brown discussed the location on the website for developers and applicants to access this manual. Commissioner Hoskins asked if there are significant changes in the code and if so, have you talked to engineers about the changes. Brown discussed that they have sent this draft manual to engineers over the last few months for them to use. We have some new materials in our street design manual that will be allowed such as Superpave. Commissioner Hoskins discussed his only problem is that flexibility is sometimes ambiguous. Brown indicated that the big thing we heard complaints about were the curb return radius for new urbanism projects and we have addressed that. Commissioner Hoffman asked about the extent of the changes. Brown discussed that these standards build upon the Master Street Plan. The biggest change really was the intersections. Really throughout the document we have changed the document to reflect the current Master Street Plan. This is a much more fine-grained look at development requirements. Commissioner Hoffman discussed that bike lanes often have a grade change or a change in materiality in other countries; have we addressed that? Brown discussed that we do not specifically address that. I don't know if it goes that far in that particular chapter. Commissioner Cook asked for comments from the City Attorney. City Attorney applauded staff for their efforts. However, he discussed that a reference to a manual in the ordinance makes it law and allowing the City Engineer to change the manual is changing the law. He discussed that we can make some changes to the wording of this code to allow certain variance approvals to the City Engineer and actual changes to the manual will need to go through City Council for approval. We can keep the same sort of flexibility but if something comes up that we need to change the manual, that should go through City Council. I don't want to delay this and we can work through the wording to this on the way to City Council. Commissioner Chesser asked the City Attorney about the motion to forward this item. Commissioner Cook discussed a potential concern with losing consistency by allowing this increased flexibility. Commissioner Brown thanked staff for their intents behind everything they are doing here. Commissioner Hoskins asked why certain technical items were in the manual and some were not. Brown discussed the placement of items in the manual. Commissioner Brown asked if their objectives have been met? Brown indicated, yes. Motion: Commissioner Brown made a motion to forward ADM 15-5090 recommending approval with the understanding that Engineering will work with the City Attorney's office to address concerns brought up at the meeting. Commissioner Autry seconded the motion. Upon roll call the motion passed with a vote of 7-0-0. New Business: ADM 15-5134 Administrative Item (MISSION HEIGHTS SUBDIVISION): Submitted by LAWRENCE FINN for a major modification to PPL 14-4698, Mission Heights Subdivision. The applicant proposes to modify a street intersection which would require a variance of the street design requirements. Jonathan Ely, Construction and Engineering Service Manager, gave the staff report. He discussed conditions recommended. Lawrence Finn, applicant, indicated agreement with the conditions of approval. No public comment was presented. Commissioner Brown asked about site lines in the curve and fencing and vegetation. Garner discussed provision in our development codes that will require review of site lines and fence and vegetation location. Motion: Commissioner Hoskins made a motion to approve ADM 15-5134 as recommended by staff. Commissioner Hoffman seconded the motion. Upon roll call the motion passed with a vote of 7-0-0. LSD 15-5098: Large Scale Development (4030 N. COLLEGE AVE./WHATABURGER, 135/174): Submitted by CRAFTON TULL for property located at 4030 N. COLLEGE AVE. The property is zoned C-2, THOROUGHFARE COMMERCIAL, and contains approximately 1.98 acres. The request is for construction of a 3,600 square foot restaurant with associated parking. Quin Thompson, Current Planner, gave the staff report. No public comment was presented. Ronald Watkins, Applicant, was present to answer questions. Tracy Hoskins, Commissioner, noted that the east elevation had been revised and improved as discussed at Subdivision Committee. He alerted the applicant that there is a limit on the number of wall signs a building may have, and that the elevations appeared to be in excess of that limit. Watkins said that he understood. William Chesser, Vice Chair, asked staff if the proposed signage met code requirements Andrew Garner, City Planning Director, said that it did not. He added that signage is not reviewed/approved in the LSD [Large Scale Development] process. Hoskins said that the east elevation appeared to have adequate articulation without the signage being required. Ron Autry, Commissioner, agreed that the elevation met all requirements and did not need the sign. Tom Brown, Commissioner, said that articulation and signage had been discussed only as examples of ways to improve the elevation, and that he had not intended to require the sign specifically. He added that he appreciated seeing sidewalk added to the College Avenue frontage. Motion: Commissioner Cook made a motion to approve LSD 15-5098 with conditions recommended by staff. Commissioner Autry seconded the motion. Upon roll call the motion passed with a vote of 7-0-0. RZN 15-5103: Rezone (1837 W. MITCHELL STJDUNN, 520): Submitted by BLEW & ASSOCIATES for property located at 1837 W. MITCHELL ST. The property is zoned RMF - 24, RESIDENTIAL MULTI FAMILY, 24 UNITS PER ACRE and contains approximately 0.23 acres. The request is to rezone the property to RSF-8, RESIDENTIAL SINGLE FAMILY, 8 UNITS PER ACRE. Quin Thompson, Current Planner, gave the staff report. Motion: Commissioner Hoskins made a motion to forward RZN 15-5103 with a recommendation of approval. Commissioner Cook seconded the motion. Upon roll call the motion passed with a vote of 7-0-0. ADM 15-5111 Administrative Item (UDC AMENDMENT CHAPTER 163.03 BED AND BREAKFAST FACILITIES): Submitted by CITY PLANNING STAFF for revisions to the Unified Development Code, Chapters 163.03. The proposal is to modify the use conditions for a bed and breakfast facility. Quin Thompson, Current Planner, gave the staff report. No public comment was presented. William Chesser, Vice Chair, suggested revisions to further reduce regulation of meal service within bed and breakfast facilities. Tracy Hoskins, Commissioner, said these facilities should be allowed to serve all types of meals should be allowed to overnight guests. Motion: Commissioner Hoskins made a motion to table ADM 15-5111 for two weeks, requesting staff make changes to the code as discussed at the meeting. Commissioner Cook seconded the motion. Upon roll call the motion passed with a vote of 7-0-0. ADM 15-5088 Administrative Item (UDC AMENDMENT CHAPTER 172.05 NON- RESIDENTIAL PARKING REQUIREMENTS): Submitted by CITY PLANNING STAFF for revisions to the Unified Development Code, Chapters 172.05. The proposal is to remove minimum parking standards for non-residential uses. Quin Thompson, Current Planner, gave the staff report. No public comment was presented. Tom Brown, Commissioner, distributed a list of comments he wished to be discussed and said that he suggested that the existing parking ordinance be expanded to provide developers and option to reduce parking but to pay a fee in -lieu to the City. He said that a detailed description of the intent of the ordinance should be included, describing the goal of the fee to transition Fayetteville to a walkable and bike -able City. Tracy Hoskins, Commissioner, said that had read the ordinance and felt that the Brown argument was counter to the goal. He said it is important that development move away from designing parking lots for the 'day after Thanksgiving'. He acknowledged that removing the parking requirement would likely cause the occasional problem where a developer had overbuilt, but said that it would not cause as many problems as it would cure. He added that the developer is best placed to make decisions about project needs. Matthew Hoffman, Commissioner, said that regulations that require minimum parking numbers do not promote a livable city. Thompson said that staff was recommending that the item be tabled to allow discussion. Hoskins asked staff if the ordinance did not remove Table 4, Parking Occupancy Rates completely. Thompson replied that the tabled would remain in the ordinance unchanged, but only in order to enforce maximum allowed parking numbers. William Chesser, Vice Chair, said he believes in applying regulation to improve the City, but in this case removal of regulation would be a benefit. He said that he supported on -street parking with sidewalks protected by parked cars as one of the very best ways to promote pedestrian safety and encourage people to walk. Hoffman said he agreed with Mr. Chesser. Brown asked if the current fee in -lieu would be affected by the proposal. Andrew Garner, City Planning Director, said that the fee would not be needed without parking minimums. Brown said it will take years to improve the City for pedestrians, that the proposal was not appropriate for the downtown, and said that it was important to transition over time to a walking and biking culture, which construction of parking decks would achieve while protecting residential neighborhoods. He said that the requirement with a fee in -lieu would be a tool allowing the City to have a conversation with developers. 10 Kyle Cook, Commissioner, said he understood Mr. Brown's concerns, especially because of where he lives [Entertainment District]. He said the discussion is about non-residential parking minimums, which standards already do not apply downtown due to metered parking, which effectively removes the minimum parking standard. Brown said that removal of minimum parking standards was appropriate in less urbanized areas. He said that removing minimums does not preclude removing parking. Hoskins said that this would not lead to dramatic changes. He said that removing the parking maximum numbers would create a construction boom. He added that developers want more parking, not less. He said that this proposal was for a different kind of developer, and that it would be a mistake to change the proposal into a punitive ordinance. Brown said that his [fee in -lieu] proposal was not punitive. He said that the City may need another parking deck in the future, in order to make Fayetteville a more walkable city, and a fee is a way to fund that. Hoskins disagreed, saying that the fee in -lieu was a charge in order not to build something you don't want. Hoffman said that everyone in the room loves Fayetteville, that what he sees is a disturbing land use pattern, with most land devoted to parking lots. He said that any ordinance which encourages this needed to go away immediately. He added that this may push car parking into streets and out of parking lots, but that it would encourage better land use. Brown said that everyone present was trying to do the same thing, but the question was how best to achieve it. He asked if we should do it all at once or slowly. He repeated his suggestion that the City needs a transitional period, and that the fee in -lieu is needed to make the City more walkable and bike -able. Motion #1: Commissioner Hoskins made a motion to forward ADM 15-5088. Commissioner Hoffman seconded the motion. No vote was taken. Motion #2: Commissioner Brown made a motion to table ADM 15-5088 to the next meeting. Commissioner Chesser seconded the meeting. Upon roll call the motion passed with a vote of 7-0-0. 11 5. Reports: No reports 6. Announcements: 7. Adjournment Time: 7:31 PM 8. Submitted by: City Planning Division 12