HomeMy WebLinkAbout2003-08-25 - Agendas - Final FAYETTEVILLE
THE CITY OF FAYETTEVILLE,ARKANSAS 125 W. Mountain St.
Fayetteville,AR 72701
PLANNING DIVISION CORRESPONDENCE Telephone:(479)575-8267
AGENDA FOR A REGULAR MEETING OF
THE PLANNING COMMISSION
A meeting of the Fayetteville Planning Commission will be held Monday, August 25, 2003 at
5:30 p.m. in the City Administration Building, 113 West Mountain Street, Room 219,
Fayetteville,Arkansas.
Roll Call
The following items will be considered:
Approval of minutes from the August 11,2003 meeting.
01dBusiness:
1. ANX 03-02.00:Annexation (Shiloh Community Church,PP 322)was submitted
by Keystone Consultants,Inc. on behalf of Joe Jones,Pastor for property located
north of Mt. Comfort Road and west of Rupple Road. The subject property is in the
county and contains approximately 3.93 acres. The request is to be annexed into the
City of Fayetteville.
2. RZN 03-17.00: Rezoning(Shiloh Community Church,PP 322)was submitted by
Keystone Consultants,Inc. on behalf of Joe Jones,Pastor for property located north of
Mr. Comfort Road and west of Rupple Road. The subject property is zoned A-1 and
contains approximately 3.93 acres. The request is to rezone property to P-1,
Institutional.
3. ANX 03-03.00:Annexation (James Coger,PP 321)was submitted by Keystone
Consultants,Inc. on behalf of James Coger for property located north of Mt. Comfort
Road and west of Rupple Road. The subject property is in the county and contains
approximately 18.35 acres. The request is to be annexed into the City of Fayetteville.
4. RZN 03-18.00: Rezoning(James Coger,PP 321)was submitted by Keystone
Consultants,Inc.on behalf of James Coger for property located north of Mt. Comfort
Road and west of Rupple Road. The property is currently zoned A-1 and contains
approximately18.35 acres. The request is to rezone the subject property to R-1,Low
Density Residential.
New Business:
5. ANX 03-04.00:Annexation(Stephens,pp 321)was submitted by Geoffrey Bates,
P.E. of Keystone Consultants,Inc. on behalf of Carol Stephens for property located at
4270 Mt. Comfort Road. The property is in the county and contains approximately
1.07 acres. The request is to be annexed into the City of Fayetteville.
6. RZN 03-27.00: Rezoning(Stephens,pp 321)was submitted by Geoffrey Bates, '
P.E. of Keystone Consultants,hic. on behalf of Carol Stephens for property located at '
4270 Mt. Comfort Road. The property is zoned R-A, Residential Agricultural and
contains approximately 1.07 acres. The request is to be rezoned RSF-4,Residential i
Single-family,4 units per acre.
7. RZN 03-28.00: Rezoning(Lucke,pp 372)was submitted by Keystone Consultants,
Inc. on behalf of Daren Lucke for property located on the NW corner of Hwy.45 East i
and Box Avenue. The property is zoned RSF-4,Residential Single-family,4 units per
acre and contains approximately 2.06 acres. The request is to rezone the subject
property to C-1,Neighborhood Commercial to allow for the construction of a
restaurant.
8. RZN 03-29.00: Rezoning(Lucke,pp 372)was submitted by Keystone Consultants,
hic. on behalf of Daren Lucke for properly located on the NW corner of Hwy.45 East
and Box Avenue. The property is zoned RSF-4,Residential Single-family,4 units per
acre and contains approximately 0.823 acres. The request is to rezone the subject
property to R-O,Residential Office to allow for the construction of an office building.
9. ADM 03-21.00: Administrative Item(Fayetteville Alternative Transportation
and Trails Plan,Parks)
All interested parties may appear and be heard at the public hearings. A copy of the proposed amendments and other
pertinent data are open and available for inspection in the Office of City Planning(575-8267), 125 West Mountain
Street,Fayetteville,Arkansas.
All interested parties are invited to review the petitions.Interpreters or TDD for hearing impaired are available for all
public,meetings. 72 hour notice is required.For further information or to request an interpreter,please call 575-8330.
ORDER OF PLANNING COMMISSION MEETING
A. Introduction of agenda item—Chairman
B. Presentation of Staff Report
C. Presentation of request—Applicant
D. Public Comment
E. Response by Applicant/Questions &Answer with Commission
F. Action of Planning Commission(Discussion&Vote)
NOTE TO MEMBERS OF THE AUDIENCE
If you wish to address the Planning Commission on an agenda item raise your hand when
the Chairman asks for public comment. He will do this after he has given Planning
Commission members the opportunity to speak and before a final vote is taken. Public
comment will only be permitted during this part of the hearing for each item.
Once the Chairman recognizes you, go to the podium at the front of the room and give
your name and address. Address your comments to the Chairman, who is the presiding
officer. He will direct them to the appropriate appointed official, staff member or others
for response. Please keep your comments brief, to the point, and relevant to the agenda
item being considered so that everyone has a chance to speak.
Please, as a matter of courtesy, refrain from applauding or booing any speakers or actions
of the Planning Commission.
2003 Planning Commissioners
Nancy Allen
Jill Anthes
Don Bunch
Alice Church
Bob Estes
Sharon Hoover
Alan Ostner
Loren Shackelford
Christian Vaught
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FAYETTEVILLE PC Meeting of August 25, 2003
THE CITY OF FAYETTEVILLE,ARKANSAS
125 W. Mountain St.
Fayetteville,AR 72701
Telephone:(479)575-8267
PLANNING DIVISION CORRESPONDENCE
TO: Fayetteville Planning Commission
FROM: Dawn Warrick,AICP, Zoning& Development Administrator
THRU: Tim Conklin,AICP, Community,Planning&Engineering Services Director
DATE: August 21, 2003
ANX 03-02.00: Annexation (Shiloh Community Church,PP 322)was submitted by Keystone
Consultants, Inc. on behalf of Joe Jones, Pastor for property located north of Mt. Comfort Road
and west of Rupple Road. The subject property is in the county and contains approximately 3.93
acres. The request is to be annexed into the City of Fayetteville.
RECOMMENDATION:
Staff recommends approval of the requested annexation based on the findings included as
part of this report with the following condition(s):
1. At the time of development of the subject properly the developer shall verify that
Mt. Comfort Rd. between this site and Rupple Rd. has a minimum paved width of
24'.
2. At the time of development of the subject property the developer shall verify that
the intersection of Rupple Rd. and Mt. Comfort Rd. has drive lanes with a
minimum width of 22' each—this refers to the `Y' of Rupple Rd.where it intersects
Mt. Comfort Rd.
3. At the time that it becomes available, the existing duplex on this property shall be
connected to the city's sanitary sewer system.
PLANNING COMMISSION ACTION:! Required IES
O Approved O Denied
Date: Au2usf 25,2003
CITY COUNCIL ACTION: Required YES
O Approved O Denied
Date: September 16.2003 ff eeadine if recommended)
August 25,2003
Planning Commission
ANX 03-02.00(Shiloh)
K:IReports120031PC REPORTS108-251anx03-2_shiloh_rw.doc Page 1.1
BACKGROUND:
Property description: The subject property is vacant and the configuration of this request is a
flag lot surrounding an existing duplex(Stephens). The property contains approximately 3.93
acres and is adjacent to the city limits along the eastern boundary where the Clabber Creek
subdivision is under construction.
Proposal: The applicant proposes to develop a church on the subject property. An associated
request for P-1 zoning has been submitted for consideration.
Request: The request is to annex the subject property into the city of Fayetteville.
Recommendation: With the installation of a new fire station on Rupple Road,a project which is
in the design phase currently, and improvements to the street infrastructure in this area, staff is
able to recommend that this property be annexed into the city. The applicant has also joined with
adjacent property owners to coordinate annexation of three total properties in order to avoid
creation of an island or peninsula configuration which can be problematic for service providers.
Development on this site will be regulated by the city allowing for a more uniform and consistent
development pattern making better use of city infrastructure.
SURROUNDING LAND USE AND ZONING
Direction Land Use Zoning
North Vacant/Agricultural R-1,Low Density Residential
South Single Family Residential R-1,Low Density Residential
East Clabber Creek Phase II(SIR) R-1, Low Density Residential
West Vacant County,No Designated Zoning
INFRASTRUCTURE:
Streets: Access and the only available street frontage is on Mt. Comfort Rd. along the
south boundary of the site. Mt. Comfort Rd. in this location is classified a minor
arterial on the master street plan. It is not built to that standard.
If development occurs on this site, Mt. Comfort Road would need to be improved to
a minimum of 14'from centerline including pavement, curb and gutter,storm
drains and sidewalk.
Water: The property currently has access to a 4" and 8"waterline along Mt. Comfort
Road. The Clabber Creek Phase II subdivision to the east also has 8" lines
proposed.
Sewer: Sewer is not currently available to this property.
The nearest sewer main is located to the south of Mt. Comfort Road This area of
August 25,2003
Planning Commission
ANX 03-02.00(Shiloh)
K:V2eporu120031PC RF.POR7"S108-251anx03-2_shdoh_re.doc Page 1.2 -
town has been identified as an area of concern for sewer service. The Hamestring
Creek lift station is currently being upgraded to handle existing flows and any
development proposed at the time of the study earlier this year. This upgrade
should be completed this summer.
Fire: The subject property is located 3.4 miles from Fire Station#2. Normal driving
time is 5 min. 9 seconds. Water supply will be necessary for this property to
develop.
LAND USE PLAN: General Plan 2020 designates this site as Residential.
FINDINGS:
11.6 ANNEXATION GUIDING POLICIES
BOUNDARIES
11.6.a Annex existing islands and peninsulas and do not annex areas that would create an
island or peninsula.
Finding: The requested annexation with companion requests for Stephens and Coger
will not create an island or peninsula. The configuration of this proposal is
consistent with the City's adopted policy for annexations.
11.6.b Proposed annexation area must be adjacent, or contiguous,to city limits.
Finding: The proposed annexation area is adjacent and contiguous to the City Limits.
11.6.c Areas should either include or exclude entire subdivisions or neighborhoods, not
divide.
Finding: This area does not consist of defined subdivisions or neighborhoods, however
development plans will include the extension of single family neighborhoods into
this area with amenities such as a church. The duplex on the subject property
will be incorporated into this new neighborhood as it develops.
11.6.d Boundaries for annexed areas should follow natural corridors.
Finding: Proposed boundaries follow property lines or desired property.
11.6.e Timing of services within annexation areas should be considered.
Finding: Current conditions result in a response time of just over 5 minutes for fire
protection. The installation of a new fire station on Rupple Road in the future,
August 25,2003
Planning Commission
ANX 03-02.00(Shiloh)
KAReportv120031PC REPORTS108-251anxO3-2_shiloh_re.doc Page 1.3
as planned will reduce response time. Any development in this area would
necessitate installation of hydrants to provide for fire protection. A turn lane
and other improvements to Mt. Comfort Road would be likely should this
property develop. Sewer service is not currently available in this location.
Upgrades to the Hamestring Creek lift station were recently approved and
should be completed this summer.
When it becomes available sewer will be extended to the duplex on this
property. Ordinance requirements state that once a property is located within
ENVIRONMENTALLY SENSITIVE AREAS
11.6. f Annex environmentally sensitive areas that could be impacted by development and
utilize appropriate development regulations to protect those areas.
Finding: N/A
EMERGENCY AND PUBLIC SERVICES
11.6.g Public services must be able to be provided efficiently in newly annexed areas.
Finding: The police department reports that current levels of service would not be
compromised and that coverage in this area can be provided. Fire station #7
will serve this area once it is completed. This improvement will reduce response
time from over 5 minutes to approximately 3 minutes 43 seconds.
Improvements to adjacent properties during the development of new
subdivisions and other projects will allow this site to connect to the citys
sanitary sewer system eliminating the need for the existing septic system.
11.61 Annexed areas should receive the same level of service of areas already in the city
limits.
Finding: With the pending installation of a new fire station in the general area, service
will be able to be provided at a more appropriate level of service with a shorter
response time than what can be provided to the site currently. Sewer
improvements to the area are needed for existing and already approved
developments.
11.6.1 The ability to provide public services should be evaluated in terms of equipment,
training of personnel,number of units and response time.
Finding: These factors were taken into consideration in the responses and
recommendations included in this report.
August 25,2003
Planning Commission
ANX 03-02.00(Shiloh)
K.-Weportd2003PCREPOR78108-251anx03-2_shdoh_reedoc Page 1.4 -
'x
INFRASTRUCTURE AND UTILITIES
11.6.j Areas currently served by utilities and other public services should be annexed.
Finding: Water, fire and police protection are currently provided in this area.
11.61 Proposed annexation areas should not require the upgrading of utilities to meet the
demands of development unless there is a threat to public safety.
Finding: Improvements to sewer and street systems and installation of fire hydrants
would be made necessary by the annexation should additional development
occur on the subject property.
11.6.1 Phased annexation should be initiated by the City within active annexation areas
based on planned service extensions or availability of services.
Finding: The proposed annexation is not part of a phased annexation initiated by the
City.
INTERGOVERNMENTAL RELATIONS
11.6.m Promote long-range planning with adjacent jurisdictions.
Finding: N/A
11.6.n Establish agreements to address regional concerns, such as water, stonnwater and
sewer.
Finding: N/A
ADMINISTRATION OF ANNEXATIONS
11.6.o Designate zoning districts for the property during the annexation process.
Finding: Annexations are automatically zoned A-1, Agricultural. The applicant is
requesting to rezone to RSF-4, Residential single family, 4 units/acre. This
zoning designation is compatible with the Residential classification of the area
on the City's adopted Future Land Use Plan.
11.6.p An annexation study should be completed on all annexation proposals.
Finding: Planning staff has asked the Engineering Division,Fire Department and Police
Department to study this annexation request to determine if facilities and
services are available to serve this request.
August 25,2003
Planning Commission
ANX 03-02.00(Shiloh)
K lReporu110031AC REPORTSI08-25hnx03-1_shiloh_rev.doc Page 1.5
11.6.q Development proposals require a separate review from the annexation proposals.
Finding: Development of this properly is proposed. The applicant will be required to
submit project plans for review and approval by the Planning Commission for
the single family subdivision proposed for this property.
11.6.r Residents should be fully informed of annexation activities.
Finding: Adjoining neighbors have been notified of the annexation request. A legal ad
and display have both been submitted with a local newspaper prior to the
Planning Commission meeting for which this item is scheduled.
11.6.w Encourage larger annexations to create acceptable boundaries.
Finding: This annexation is a part of a more comprehensive annexation,including three
tracts of land for a total of 23.35 acres. The combined requests create a
reasonable boundary avoiding the creation of islands or peninsulas.
11.6.t Conduct a fiscal impact assessments on large annexations.
Finding: N/A
K:IReports12003TC RFPORTS108-251anW3-2_shiloh_rmdoe August 25,2003
Planning Commission
ANX 03-02.00(Shiloh)
Page 1.6
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FAYETTEVILLE PC Meeting of August 25, 2003
THE CITY OF FAYETTEVILLE,ARKANSAS
125 W. Mountain St.
Fayetteville,AR 72701
Telephone:(479)575-8267
PLANNING DIVISION CORRESPONDENCE
TO: Fayetteville Planning Commission
FROM: Dawn Warrick, Zoning &Development Administrator, AICP
THRU: Tim Conklin, AICP, Community, Planning& Engineering Services Director
DATE: August 21, 2003
RZN 03-17.00: Rezoning(Shiloh Community Church,PP 322)was submitted by Keystone
Consultants, Inc. on behalf of Joe Jones,Pastor for property located north of Mr. Comfort Road
and west of Rupple Road. The subject property is zoned R-A, Residential-Agricultural and
contains approximately 3.93 acres. The request is to rezone property to P-1, histitutional.
RECOMMENDATION:
Staff recommends approval of the requested rezoning based on the findings included as
part of this report.
PLANNING COMMISSION ACTION: Required YES
O Approved O Denied
Dater Ausust 25:2003'
CITY COUNCIL ACTION: Required YES
O Approved O Denied
Date:' September 16,2003 (11t readine.if recommended)
BACKGROUND:
Property description: The subject property is vacant and the configuration of this request is a
flag lot surrounding an existing single family home. The property is adjacent to the city limits
along the eastern boundary where the Clabber Creek subdivision is under construction.
Proposal: The applicant proposes to develop a church on the subject property.
Request: The request is to rezone the property P-1,Institutional.
K:IREPOR7SI20031PC REPORM08-25Vt O3-17 SH7LOH_REKDOC August 25,2003
Planning Commission
RZN 03-17.00(Shiloh)
Page 2.1
SURROUNDING LAND USE AND ZONING
Direction Land Use Zonin
North Vacant/Agricultural R-1, Low Density Residential
South Single Family Residential R-1, Low Density Residential
East Clabber Creek Phase II SFR R-1, Low Density Residential
West Vacant County,No Designated Zoning
INFRASTRUCTURE:
Streets: Access and the only available street frontage is on Mt. Comfort Rd. along the
south boundary of the site. Mt. Comfort Rd. in this location is classified a minor
arterial on the master street plan. It is not built to that standard.
If development occurs on this site, Mt. Comfort Road would need to be improved to
a minimum of 14'from centerline including pavement, curb and gutter, storm
drains and sidewalk.
Water: The property currently has access to a 4" and 8"waterline along Mt. Comfort
Road. The Clabber Creek Phase 11 subdivision to the east also has 8" lines
proposed.
Sewer: Sewer is not currently available to this property.
The nearest sewer main is located to the south of Mt. Comfort Road. This area of
town has been identified as an area of concern for sewer service. The Hamestring
Creek lift station is currently being upgraded to handle existing flows and any
development proposed at the time of the study earlier this year. This upgrade
should be completed this summer.
Fire: The subject property is located 3.4 miles from Fire Station#2.Normal driving
time is 5 min. 9 seconds. Water supply will be necessary for this property to
develop.
LAND USE PLAN: General Plan 2020 designates this site Residential. Rezoning this property
to P-1, Institutional is consistent with the land use plan and compatible with surrounding land
uses in the area.
FINDINGS OF THE STAFF
1. A determination of the degree to which the proposed zoning is consistent with land use
planning objectives,principles, and policies and with land use and zoning plans.
K."PORM0031PCREPORTS108-25VZZN03-17 SHILOH RERDOC - August 25,2003
Planning Commission
RZN 03-17.00(Shiloh)
Page 2.2
Finding: The proposed zoning for a church is a use that is compatible with residential
uses. The general plan designates this area for residential uses. The
inclusion of public or institutional uses such as schools and churches into
residential areas is typical and encouraged. The ability of neighborhood
residents to have ready access to these community facilities is beneficial and
expected.
2. A determination of whether the proposed zoning is justified and/or needed at the time the
rezoning is proposed.
Finding: The proposed zoning is needed in order for the applicant to develop a church
without additional conditional use approval in the current R-A zoning
district.
3. A determination as to whether the proposed zoning would create or appreciably increase
traffic danger and congestion.
Finding: The proposed zoning would create additional traffic for Mt. Comfort which
is currently not built to the city's master street plan standard. With
improvements to Mt. Comfort Rd. and the Rupple Rd./Mt. Comfort Rd.
intersection required for annexation of this property, some relief would be
provided. At the time of development, additional improvements will be
considered based on the project that is presented and its impact on the city's
infrastructure.
4. A determination as to whether the proposed zoning would alter the population density
and thereby undesirably increase the load on public services including schools, water, and
sewer facilities.
Finding: The proposed zoning would not alter population density.
Engineering-The property currently has access to a 4"water line and an 8" along Mt.
Comfort Road. This line will be adequate to serve the proposed density of the site. The site
does not currently have access to sanitary sewer service. If annexed, sanitary sewer will be
required to be extended at the time of development. There is a 15" sewer main located
across the property to the south of Mt. Comfort Road. There will also be 8" sewer mains
installed on the adjacent property for the already approved Clabber Creek 2 Subdivision
which will begin construction soon. All of the lines flow to the Hamstring Creek Lift
Station. The Hamstring Creek lift station is currently being upgraded to handle the
existing flows and any development proposed at the time of the study earlier this year.
This upgrade should be completed this summer. If development occurs on this site,street
improvements would be considered for the frontage along Mt. Comfort Road.
K.IREPORT31 OO PC REPORM08-251RZN03-17_SHILOH RERDOC August 25,2003
Planning Commission
PUN 03-17.00(Shiloh)
Page 2.3
Fire-There is an existing 8"water line serving the Bridgeport Subdivision. Response time
from the existing fire station (#2 at Garland & Eagle Sts.) is 5 minutes 30 seconds (3.6
miles),the new fire station on Rupple Rd.will serve this site once it is constructed.
Response time from the new station (#7)will be 3 minutes 43 seconds (1.7 miles).
Police-Projects existing in this area already receive police services. The same level of
service will be provided to this site as is currently applied to the existing city subdivision to
the south and the nearby middle school. No additional equipment or personnel is needed to
provide service to this area.
5. If there are reasons why the proposed zoning should not be approved in view of
considerations under b (1)through(4) above, a determination as to whether the proposed
zoning is justified and/or necessitated by peculiar circumstances such as:
a. It would be impractical to use the land for any of the uses permitted
under its existing zoning classifications;
b. There are extenuating circumstances which justify the rezoning
even though there are reasons under b (1)through(4)above why
the proposed zoning is not desirable.
Finding: N/A
K:IREPORM0031PC REPORTS108-25IRZN03-17_SHILOH REKDOC August 25,2003
Planning Commission
RZN 03-17.00(Shiloh)
Page 2.4
161.03 District R-A,Residential-Agricultural exceeds the height of 15 feet shall be setback from
any boundary line of any residential district a
(A) Purposes. The regulations of the agricultural distance of 1.0 foot for each foot of height in
district are designed to protect agricultural land excess of 15 feet. Such setbacks shall be measured
until an orderly transition to urban development from the required setback lines.
has been accomplished;prevent wasteful scattering
of development in rural areas;obtain economy of (G) Building area. None,
public funds in the providing of public
improvements and services of orderly growth; (Code 1965,App.A,An.5(1);Ord.No.1747,6-29-70;Code 1991,
conserve the tax base; provide opportunity for §160.030;Ord.No.4100,§2(Ex.A),6-16-98;Ord.No.4178,8-3 1.
affordable housing,increase scenic attractiveness; 99)
and conserve open space.
(B) Uses.
(1) Permitted uses.
Unit 1 City-wide uses by ri ht
Unit 3 Public protection and utility facilites
Unit Agriculture
Unit? Animal husbandry
Unit 8 _ Single-family dwellings
Unit 9 Two-famil dwellin s
Unit 37 Manufactured homes
(2) Conditional uses.
Unit 2 City-Wide uses by conditional use Dermit
_Jn .O a_ n cre`fo 1`fz....
Unit 20 Commercial recreation,large sites
Unit 24 Home occu aeons
Unit 36 Wireless communications facilities
(C) Density.
Units per acre - One-half
A Bulk and area regulations.
Lot width minimum =acres
Lot Area Minimum:
Residential
Nonresidential:-
Lot area per dwellingunit
(E) Setback requirements.
Front Side Rear
35 ft. 20 ft. ji 35 ft.
(F) Height requirements. There shall be no
maximum height limits in the A-1 District,
provided, however, that any building which
K:IREPORM0031PCREPOR7S108-2518ZN03-17_SHILOH REV.DOC August 25,2003
Planning Commission
RZN 03-17.00(Shiloh)
Page 2.5
161.22 District P-1,Institutional
(A) Purpose. The Institutional District is designed
to protect and facilitate use of property owned by
larger public institutions and church related
organizations.
(13) Uses.
(1) Permitted uses.
Unit 1 Ci -wide uses b ri ht -
�u1t
(2) Conditional uses.
Unit 2 City-wide uses by conditional use permit
11 Unit 3 Public protecfion and utility facilities11 -
Unit26 Multi-'amil dwellin s
Unit 36 Wireless communications facilities
(C) Density. None.
(D) Bulk and area regulations. None.
M Setback regulations.
Front 30 ft.
Front,if parking is allowed between the right-of- 50 ft.
wa and the building Side 20 ft.
Side,when conn uous to a residential district 25 ft.
Rear - 25 ft.
Rear,from center line of kublic afleZ 10 ft.
(F) Height regulations. There shall be no
maximum height limits in P-1 Districts;provided,
however, that any building which exceeds the
height of 20 feet shall be set back from any
boundary line of any residential district a distance
of one foot for each foot of height in excess of 20
feet.
(G) Building area. On any lot the area occupied
by all buildings shall not exceed 60%of the total .
area of such lot.
(Code 1965,App.A.,Art.5(X1);Ord.No.2603;Ord.No.2603,2-19-
80;.Ord.No. 2621,4-1-80; Ord. No. 1747, 6-29-70; Code 1991,
§160.042;Ord.No.4100,§2(Ex.A),6-1698;Ord.No.4178,8-31-
99)
K:IRRP0RTS120031PC REPOR7108-25MO3-17_SHILOPI REKDOC August 25,2003
Planning Commission
RUN 03-17.00(Shiloh)
Page 2.6
K.�YSTOVE
Consultants,
Civil Engineering, Planning & Design
May 19,2003
Mr, Tim Conklin
Planning
City of Fayetteville
113 West Mountain
Fayetteville, AR 72701
RE: Shiloh Community Church
Dear Mr. Conklin,
This letter is to request that the property owned by Shiloh Community Church that was
recently annexed into the City of Fayetteville, be rezoned from A-1 to P-1. The Church is
the current owner and does not plan to sell the property. The church is planning on
developing the property by adding a sanctuary and recreation center and that is reason for
requesting a zoning change. The rezoning will be similar to several R-1 zonings adjacent
to the property and in the surrounding area and should fit well within the community.
Also,both water and sewer are available to the site.
If you have any questions or require additional information, please feel free to call.
Sincerely
Keystone
Consultants,Inc
Geoffrey H. Bates,P.E.
President/Partner
RECEZI E
MAY 19 2003
August 25,2003
PLANNING DIV. Planning Commission
RZN 03-17.00(Shiloh)
Office:479-750-2920 Fax:479-750-0953 Page 2.7
5571 Bleaux Ave. Ste.A, Springdale,AR 72762 • P.O. Box 6485 Springdale,AR 72766
KR
YaVE
Civil Engineering, Planning & Design
May 19, 2003
Mr. Tim Conklin
Planning
City of Fayetteville
113 West Mountain
Fayetteville, AR 72701
RE: Shiloh Community Church
Dear Mr. Conklin,
This letter is in response to item 6 on the rezoning application.
1. The proposed P-1 zoning is consistent with the adjacent zonings in the area.
2. The zoning is needed in order to build a church on the site.
3. The development may increase traffic slightly on Sunday mornings.
4. The proposed will not affect the existing schools in the area or place an undesirable
increase on the water and sewer facilities.
5. The property is currently zoned A-1. Therefore, the uses are very limited and the
church could not build the much needed sanctuary.
If you have any questions or require additional information, please feel free to call.
Sincerely
Keystone Consultants,Inc
Geoffrey H. Bates, P.E.
President/Partner
R B 3 ED
MAY 19 2003
PLANNING DIV. August 25,2003
Planning Commission
RZN 03-17.00(Shiloh)
Office:479-750-2920 Fax:479-750-0953 Page 2.8
5571 Bleaux Ave. Ste.A,Springdale,AR 72762 • P.O. Box 6485 Springdale,AR 72766
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t August 25,2003
0 0.1 0.2 0.4 0.6 0. Planning Commission
Miles RZN 03-17.00(Shiloh)
FAYETTEVILLE PC Meeting of August 25, 2003
THE CITY OF FAYETTEVILLE,ARKANSAS
125 W. Mountain St.
Fayetteville,AR 72701
Telephone:(479)575-8267
PLANNING DIVISION CORRESPONDENCE
TO: Fayetteville Planning Commission
FROM: Dawn Warrick,AICP,Zoning&Development Administrator
THRU: Tim Conklin,AICP, Community, Planning&Engineering Services Director
DATE: August 21, 2003
ANX 03-03.00: Annexation (James Coger,PP 321)was submitted by Keystone Consultants,
Inc. on behalf of James Coger for property located north of Mt. Comfort Road and west of
Rupple Road. The subject property is in the county and contains approximately 18.35 acres. The
request is to be annexed into the City of Fayetteville.
RECOMMENDATION:
Staff recommends approval of the requested annexation based on the findings included as
part of this report with the following condition(s):
1. At the time of development of the subject property the developer shall verify that
Mt. Comfort Rd. between this site and Rupple Rd. has a minimum paved width of
24'.
2. At the time of development of the subject properly the developer shall verify that
the intersection of Rupple Rd. and Mt. Comfort Rd. has drive lanes with a
minimum width of 22' each—this refers to the `Y' of Rupple Rd.where it intersects
Mt. Comfort Rd.
3. At the time that it becomes available,the existing duplex on this property shall be
connected to the city's sanitary sewer system.
PLANNING COMMISSION ACTION: Required YES
O Approved, O Denied
Date: August 25,2003'
CITY COUNCIL ACTION: Required YES,
OApproved O Denied
Date): September T6,260344s'reading if recommended) '
August 25,2003
Planning Commission
ANX 03-03.00(Coger)
K:IREPORTSI20031PC REPORTS108-251ANX03-3_COGFR_REV.DOC Page 3.1
BACKGROUND:
Property description: The subject property is vacant. The property is adjacent to the city limits
along the eastern boundary where the Clabber Creek subdivision is under construction. The
applicant in the past has submitted plans to develop this 18.35 acre tract into a single family
residential subdivision within the county. Because the property immediately adjoins the city,all
subdivision regulations are applied to development proposals.
Proposal: The applicant proposes to develop a single family subdivision on the subject property.
An associated request for RSF-4 zoning has been submitted for consideration.
Request: The request is to annex the subject property into the city of Fayetteville.
Recommendation: With the installation of a new fie station on Rupple Road, a project which is
in the design phase currently, and improvements to the street infrastructure in this area, staff is
able to recommend that this property be annexed into the city. The applicant has also joined with
adjacent property owners to coordinate annexation of three total properties in order to avoid
creation of an island or peninsula configuration which can be problematic for service providers.
Development on this site will be regulated by the city allowing for a more uniform and consistent
development pattern making better use of city infrastructure.
SURROUNDING LAND USE AND ZONING
Direction Land Use Zoning
North Vacant/Agricultural R-1,Low Density Residential
South Single Family Residential R-1, Low Density Residential
East Clabber Creek Phase 11 SFR R-1, Low Density Residential
West Vacant County,No Designated Zoning
INFRASTRUCTURE:
Streets: Access and the only available street frontage is on Mt. Comfort Rd. along the
south boundary of the site. Mt. Comfort Rd. in this location is classified a minor
arterial on the master street plan. It is not built to that standard.
If development occurs on this site, Mt. Comfort Road would need to be improved to
a minimum of 14'from centerline including pavement, curb and gutter, storm
drains and sidewalk.
Water: The property currently has access to a 4"and 8"waterline along Mt. Comfort
Road. The Clabber Creek Phase II subdivision to the east also has 8"lines
proposed.
Sewer: Sewer is not currently available to this property.
August 25,2003
Planning Commission
ANX 03-03.00(Coger)
K:IREPOR73120031PCREPOR7'S108-2519NX03-3_COGER_RE[:DOC Page 3.2
The nearest sewer main is located to the south of Mt. Comfort Road. This area of
town has been identified as an area of concern for sewer service. The Hamestring
Creek lift station is currently being upgraded to handle existing flows and any
development proposed at the time of the study earlier this year. This upgrade
should be completed this summer.
Fire: The subject property is located 3.4 miles from Fire Station#2.Normal driving
time is 5 min. 9 seconds. Water supply will be necessary for this property to
develop.
LAND USE PLAN: General Plan 2020 designates this site as Residential.
FINDINGS:
11.6 ANNEXATION GUIDING POLICIES
BOUNDARIES
11.6.a Annex existing islands and peninsulas and do not annex areas that would create an
island or peninsula.
Finding: The requested annexation with companion requests for Stephens and Shiloh
Community Church will not create an island or peninsula. The configuration of
this proposal is consistent with the City's adopted policy for annexations.
11.6.b Proposed annexation area must be adjacent, or contiguous,to city limits.
Finding: The proposed annexation area is adjacent and contiguous to the City Limits.
11.6.c Areas should either include or exclude entire subdivisions or neighborhoods, not
divide.
Finding: This area does not consist of defined subdivisions or neighborhoods, however
development plans will include the extension of single family neighborhoods into
this area with amenities such as a church. The duplex on the subject property
will be incorporated into this new neighborhood as it develops.
11.6.d Boundaries for annexed areas should follow natural corridors.
Finding: Proposed boundaries follow property lines or desired property.
11.6.e Timing of services within annexation areas should be considered.
Finding: Current conditions result in a response time of just over 5 minutes for fire
August 25,2003
Planning Commission
ANX 03-03.00(Coger)
K:IREPORTSI2003WC REPORTS108-25L9NX03-3_COGER_REV.DOC Page3.3
protection. The installation of a new fire station on Rupple Road in the future,
as planned will reduce response time. Any development in this area would
necessitate installation of hydrants to provide for fire protection. A turn lane
and other improvements to Mt. Comfort Road would be likely should this
property.develop. Sewer service is not currently available in this location.
Upgrades to the Hamestring Creek lift station were recently approved and
should be completed this summer.
When it becomes available sewer will be extended to the duplex on this
property. Ordinance requirements state that once a property is located within
ENVIRONMENTALLY SENSITIVE AREAS
11.6. f Annex environmentally sensitive areas that could be impacted by development and
utilize appropriate development regulations to protect those areas.
Finding: N/A
EMERGENCY AND PUBLIC SERVICES
11.6.g Public services must be able to be provided efficiently in newly annexed areas.
Finding: The police department reports that current levels of service would not be
compromised and that coverage in this area can be provided. Fire station #7
will serve this area once it is completed. This improvement will reduce response
time from over 5 minutes to approximately 3 minutes 43 seconds.
Improvements to adjacent properties during the development of new
subdivisions and other projects will allow this site to connect to the citys
sanitary sewer system eliminating the need for the existing septic system.
11.61 Annexed areas should receive the same level of service of areas already in the city
limits.
Finding: With the pending installation of a new fire station in the general area,service
will be able to be provided at a more appropriate level of service with a shorter
response time than what can be provided to the site currently. Sewer
improvements to the area are needed for existing and already approved
developments.
11.6.1 The ability to provide public services should be evaluated in terms of equipment,
training of personnel,number of units and response time.
Finding: These factors were taken into consideration in the responses and
recommendations included in this report.
August 25,2003
Planning Commission
ANX 03-03.00(Coger)
K.-REPORM0031PCREPORTS108-25WNX03-3_COGER_REV.DOC Page 3.4
INFRASTRUCTURE AND UTILITIES
11.6.j Areas currently served by utilities and other public services should be annexed.
Finding: Water, fire and police protection are currently provided in this area.
11.61 Proposed annexation areas should not require the upgrading of utilities to meet the
demands of development unless there is a threat to public safety.
Finding: Improvements to sewer and street systems and installation of fire hydrants
would be made necessary by the annexation should additional development
occur on the subject property.
11.6.1 Phased annexation should be initiated by the City within active annexation areas
based on planned service extensions or availability of services.
Finding: The proposed annexation is not part of a phased annexation initiated by the
City.
INTERGOVERNMENTAL RELATIONS
11.6.m Promote long-range planning with adjacent jurisdictions.
Finding: N/A
11.6.n Establish agreements to address regional concerns, such as water, stormwater and
sewer.
Finding: N/A
ADMINISTRATION OF ANNEXATIONS
11.6.o Designate zoning districts for the property during the annexation process.
Finding: Annexations are automatically zoned A-1, Agricultural. The applicant is
requesting to rezone to RSF-4, Residential single family, 4 units/acre. This
zoning designation is compatible with the Residential classification of the area
on the City's adopted Future Land Use Plan.
11.6.p An annexation study should be completed on all annexation proposals.
Finding: Planning staff has asked the Engineering Division,Fire Department and Police
Department to study this annexation request to determine if facilities and
August 25,2003
Planning Commission
ANX 03-03.00(Coger)
K:IREPOR7SI20031AC REPORTSI08-25WNX03-3_COGFR_REV.DOC Page 3.5
services are available to serve this request.
11.6.q Development proposals require a separate review from the annexation proposals.
Finding: Development of this property is proposed. The applicant will be required to
submit project plans for review and approval by the Planning Commission for
the single family subdivision proposed for this property.
11.6.r Residents should be fully informed of annexation activities.
Finding: Adjoining neighbors have been notified of the annexation request. A legal ad
and display have both been submitted with a local newspaper prior to the
Planning Commission meeting for which this item is scheduled.
11.6.w Encourage larger annexations to create acceptable boundaries.
Finding: This annexation is a part of a more comprehensive annexation,including three
tracts of land for a total of 23.35 acres. The combined requests create a
reasonable boundary avoiding the creation of islands or peninsulas. .
11.6.t Conduct a fiscal impact assessments on large annexations.
Finding: N/A
K:IREPOR7SI2003IPCREPORTS108-15WNX03-3_COGER RERDOC August 25,2003
Planning Commission
ANX 03-03.00(Coger)
Page 3.6