HomeMy WebLinkAbout2005-05-09 - Agendas - FinalARKANSAS
TILE CITY OF FAYETTEVILLE, ARKANSAS
125 W. Mountain St.
Fayetteville, AR 72701
Telephone: (479) 575-8267
AGENDA FOR A MEETING OF THE
PLANNING COMMISION
Monday, May 9, 2005, 5:30 p.m.
Room 219, City Administration Building
The following items will be considered:
Approval of Minutes from the April 25, 2005 meeting
Consent Agenda:
1. ADM 05-1506: (Wal-Mart Optical PZD): Submitted by Todd Jacobs of CEI Engineering Associates, Inc. on behalf
of Wal-Mart Stores, Inc. for property located at 2314 W 6th Street. The property is zoned I-PZD, INDUSTRIAL
PLANNED ZONING DISTRICT, and is in the DESIGN OVERLAY DISTRICT. The request is to extend the approval
of the Planned Zoning District for a period of one year. Planner: JEREMY PATE
2. ADM 05-1507: (Stonewood Gardens PZD): Submitted by Chris Brackett of Jorgensen & Associates on behalf of
Stonewood Gardens for property located at the 4900 block of Crossover Road, N of Stonewood Subdivision. The
property is zoned R-PZD, RESIDENTIAL PLANNED ZONING DISTRICT. The request is to extend the approval of
the Planned Zoning District for a period of one year. Planner. JEREMY PATE
3. FPL 05-1477: Final Plat (RIVER HILLS, 569): Submitted by DAVE JORGENSEN for property located at E HWY
16, S OF THE DAVID LYLE S/D. The property is zoned R -O, RESIDENTIAL OFFICE and contains approximately
6.91 acres. The request is to approve the Final Plat of a residential subdivision with 18 single family lots proposed.
Planner: JEREMY PATE
New Business:
4. ADM 05-1497: Administrative Item: Outdoor Lighting Ordinance (formerly AD 01-15): Submitted by Long
Range Planning as a proposal to add an Outdoor Lighting Ordinance to the Unified Development Code.
Planner: LEIF OLSON
5. ADM 05-1505: Administrative Item: Botanical Gardens of the Ozarks: The request is for a major modification
to the approved Large Scale Development (LSD 04-1078) for the Botanical Gardens.
Planner: SUZANNE MORGAN
6. ADM 05-1503: Administrative Item: Rupple Road R -O -W: A request to modify the conditions of approval for the
subject project regarding right-of-way dedication. Planner: JEREMY PATE
7. PPL 05-1408: Preliminary Plat (CHERRY HILLS STD, 282/243): Submitted by MCCLELLAND CONSULTING
ENGINEERS for property located at THE W SIDE OF HUGHMOUNT RD., N TO LIERLY LANE. The property is in
the Planning Area and contains approximately 75.85 acres. The request is to approve the preliminary plat for a
residential subdivision with 195 single family lots proposed.
Property Owner: JOHN & JEANNIE ARMSTRONG Submitted on behalf of: RIC GRAY
Planner: SUZANNE MORGAN
8. CUP 05-1474: Conditional Use Permit (ZAXBY'S, 521): Submitted by WILLIAM RUDASILL for property located
at NE CORNER 6TH ST. AND LEWIS. The property is zoned C-2, THOROUGHFARE COMMERCIAL & R -O,
RESIDENTIAL OFFICE and contains approximately 1.15 acres. The request is to permit a restaurant within the R -O
Zoning District.
Property Owner: GLOBE CEO, LLC Planner: JEREMY PATE
9. CUP 05-1475: Conditional Use Permit (CHRISTIAN LIFE CATHEDRAL, 213): Submitted by DAVE
JORGENSEN for property located at 1147 E MILLSAP RD. The property is zoned R -O, RESIDENTIAL OFFICE and
contains approximately 0.90 acres. The request is to allow a church in an R -O Zoning District.
Planner: SUZANNE MORGAN
10. RZN 05-1479: Rezoning (WIMBERLY, 368): Submitted by DAVID & SALLY WIMBERLY for property located
at 155 E ELM STREET. The property is zoned RSF-4, SINGLE FAMILY - 4 UNITS/ACRE and contains
approximately 0.26 acres. The request is to rezone the subject property to R -O, Residential Office.
Property Owner: TIM BRISIEL Planner: SUZANNE MORGAN
11. ANX 05-1451: (LANE, 571): Submitted by MEL MILHOLLAND for property located at THE END OF
COUNTRY RIDGE ROAD, N OF HWY 16E, W OF DEERFIELD WAY. The property is in the Planning Area and
contains approximately 24.191 acres. The request is to annex the subject property into the City of Fayetteville.
Property Owner: FORREST & MODYNE LANE Planner: SUZANNE MORGAN
12. RZN 05-1452: (LANE, 571): Submitted by MEL MILHOLLAND for property located at THE END OF
COUNTRY RIDGE, N OF 16E AND W OF DEERFIELD WAY. The property is zoned R -A, Residential Agricultural,
and C-1, Neighborhood Commercial and contains approximately 30.872 acres. The request is to rezone the subject
property to RSF-4, Residential Single Family, 4 units per acre.
Property Owner: FORREST & MODYNE LANE Planner: SUZANNE MORGAN
13. ANX 05-1470: Annexation (PHILLIPS/BAGGETT, 571): Submitted by MICHELE, A HARRINGTON for
property located at 5150 AND 5270 E HUNTSVILLE RD. The property is in the Planning Area and contains
approximately 29.59 acres. The request is to annex the subject property into the City of Fayetteville.
Planner: SUZANNE MORGAN
14. RZN 05-1471: Rezoning (PHILLIPS/BAGGETT, 571): Submitted by MICHELE, A HARRINGTON for
property located at 5150 AND 5279 E HUNTSVILLE RD. The property is zoned R -A, RESIDENTIAL -
AGRICULTURAL and contains approximately 36.99 acres. The request is to rezone the subject property to RSF-4,
Residential Single-family, 4 units per acre. Planner: SUZANNE MORGAN
15. ADM 05-1504: Administrative Item: PZD Ordinance Revision Planner: JEREMY PATE
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 hearings; 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.
2005 Planning Commissioners
Nancy Allen
Jill Anthes
Candy Clark
James Graves
Christine Myres
Alan Ostner
Audy Lack
Sean Trumbo
Christian Vaught
Celle
ARKA N5 A'5
THE CITY OF FAYETTEVILLE, ARKANSAS
PLANNING DIVISION CORRESPONDENCE
TO: Fayetteville Planning Commission
FROM: Jeremy Pate, Director of Current Planning
DATE: May 03, 2005
PC Meeting of May 09, 2005
125 W. Mountain Si
Fayetteville, AR 72701
Telephone: (479) 575-8267
ADM 05-1506: (Wal-Mart Optical PZD): Submitted by Todd Jacobs of CEI Engineering
Associates, Inc. on behalf of Wal-Mart Stores, Inc. for property located at 2314 W 6th Street.
The property is zoned I-PZD, INDUSTRIAL PLANNED ZONING DISTRICT, and is in the
DESIGN OVERLAY DISTRICT. The request is to extend the approval of the Planned Zoning
District for a period of one year. Planner: JEREMY PATE
BACKGROUND
Project Description: The subject property is located on 6th Street, east of I-540 within the Design
Overlay District, and consists of Wal-Mart Optical Lab, Tractor Supply and the Arkansas State
Unemployment Center. It is a fully developed site, constructed many years ago, prior to many of
the city's current ordinance requirements.
Background: The property was approved for a rezoning and large scale development approval as
I-PZD 04-05.00 by ordinance 4507 on May 04, 2004. The City Council unanimously passed the
ordinance to redesign the existing parking lot to gain parking spaces, bring the property up to
code with regard to landscaping and greenspace within the Design Overlay District, right-of-way
dedication per the Master Street Plan and construction of a six-foot sidewalk along 6th Street. The
applicant subsequently submitted construction plans for building permit review. However, in the
process of estimating construction costs, specifically with regard to retrofitting the existing light
poles to meet Design Overlay District requirements, the developers realized that replacing the
poles is more cost-effective. In doing so, the parking lot could be redesigned and striped even
more in accordance with city codes, complying with typical drive aisle widths, circulation routes
and space sizes. Before, the existing poles in large part determined the location of aisles and
parking spaces.
The applicant subsequently requested and gained approval to revise the approved I-PZD
development plans to replace the existing poles with new ones and increase the parking spaces
from 285 to 307 through a more efficient code -compliant design. The Subdivision Committee
approved this modification unanimously on February 17, 2005.
The applicant has submitted all required construction plans, cost estimates and draft warranty
deeds to obtain building permit approvals for construction for the subject property. However,
permits were not able to obtained prior to the deadline of May 04, 2005. As mentioned in the
submitted letter, the scope of the project has been altered in the last year, additional costs
K:IReports120051PCReports105-09-051ADM 05-1506 (Wal-Mart Optical PZD Extension).doc
May 09, 2005
Planning Commission
ADM 05-1506 (Wal-Mart Optical PZD)
Page 1.1
required approvals from Wal-Mart and additional review by city staff. To date, there are three
outstanding items to gain approval of the required permits: finalized warranty deeds for adjacent
rights-of-way, performance bonds for all public improvements (landscaping and sidewalks), and
a pre -construction meeting with city staff prior to construction.
Proposal: The applicant requests to extend the approval of the Planned Zoning District
development plans for one year, to expire on May 04, 2006. All permits to begin construction are
required to be obtained prior to the one-year deadline, measured from the date of final approval.
If this is not possible, the Unified Development Code allows for a one-time extension request to
be made to the Planning Commission, if submitted prior to this deadline. Should this extension
be granted, all permits are required to be issued before the one-year extended deadline.
RECOMMENDATION
Planning Staff recommends approval of ADM 05-1506, the requested extension to the I-PZD 04-
05.00, with the following conditions:
1. The applicant shall be allowed until May 04, 2006 to receive all required permits to begin
construction. If, at this time, all permits required have not been issued, appropriate
actions to revoke the Planned Zoning District approvals shall be taken.
2. All other conditions of approval for the project shall remain applicable.
DISCUSSION
The Unified Development Code gives the Planning Commission authority to extend approval of
a planned zoning district one additional year if the applicant requests the extention prior to the
one year time limit and shows good cause why the tasks could not reasonably be completed
within the normal one year. It is within this time that the applicant shall receive all permits and
approvals as required by City, State, and Federal regulations to start construction of the
development or project. The applicant's representative states in the attached letter that due to the
change in scope and additional costs associated with the change of plans, all permits have not
been obtained within the one-year time frame. No ordinance amendments that would
potentially affect this project have been passed since the City Council approval of the
subject I-PZD 04-05.00.
The UDC allows a three year period from the date of issuance of a permit to the receipt
of a final Certificate of Occupancy for completion of the project.
IC IReports120051PC Reports105-09-051ADM 05-1506 (Wal -Man Optical PZD Extension).doc
May 09, 2005
Planning Commission
ADM 05-1506 (Wal-Mart Optical PZD)
Page 1.2
CHAPTER 166:
166.20 Expiration Of Approved Plans
And Permits
(A) Applicability. The provisions of this
section apply to all of the following plans
and permits:
(1) Preliminary plats;
27n; se
di R0:int
(3)
(4)
(5)
(6)
(7)
Conditional uses;
Large-scale developments;
Lot splits;
Physical alteration of land permits;
Storm water, drainage, and erosion control
permits;
(8) Tree preservation plans;
(9) Sign permits; and,
(10) Floodplain development permits.
(B) One-year time limit.
(1) Tasks to be completed. All of the above -
enumerated plans and permits are
conditioned upon the applicant
accomplishing the following tasks within
one (1) year from the date of approval:
(a) For any renovation or new
construction, receive a building
permit; and/or,
(b) For a lot split, record a deed or
survey at the Washington, County
Circuit Clerk's Office,
stamped for recordation by the City
Planning Division; and/or,
Receive a Certificate of Zoning
Compliance; and/or,
Receive all permits and approvals
required by City, State, and Federal
regulations to start construction of
the development or project.
(c)
(d)
DEVELOPMENT
be completed within the normal one (1)
year limit.
Expiration: If the required task(s) are not
completed within one (1) year from the
date of approval or during an allowed
extension period, all of the above -
enumerated plans and permits shall be
rendered null and void.
(C) Three-year time limit.
(1)
Tasks to be complete. All of the above -
enumerated plans and permits are also
conditioned upon the applicant completing
the project and receiving final inspection
approval and/or a final Certificate of
Occupancy permit within three (3) years
from the date of issuance of a Building
Permit.
(2) Extensions. Prior to the expiration of the
three (3) year time limit, an applicant may
request the Planning Commission to
extend the three (3) year period to
complete the project by up to two (2)
additional years. The applicant has the
burden to show good cause why the
project could not reasonably be completed
within the three (3) year time limit.
(3) Expiration. If the applicant fails to meet
the requirements of subsection (C)(1)
within three (3) years from the date of
issuance of a Building Permit or during an
allowed extension period, all of the above -
enumerated plans and permits; shall be
rendered null and void.
(2) Extensions. Prior to the expiration of the
one (1) year time limit, an applicant may
request the Planning Commission to
extend the period to accomplish the tasks
by up to one (1) additional year. The
applicant has the burden to show good
cause why the tasks could not reasonably
K:1Reports120051PC Reports105-09-051ADM 05-1506 (Wal-Mart Optical PZD Extension).doc
May 09, 2005
Planning Commission
ADM 05-1506 (Wal-Mart Optical PZD)
Page 1.3
I Jeremy Pate-PermitExtenslon pdt _
Page 1
= �®
CEI Engineering Associates, Inc.
3317 SW "1" Street • P.O. Box 1408 • Bentonville, AR 72712-1408 • (479) 273-9472 • (479) 273-0844
May 4, 2005
City of Fayetteville
Office of City Planning Division
125 West Mountain Street
Fayetteville, Arkansas 72701
Attn: Jeremy Pate Director of Planning
Ref.: Wal-Mart Optical Center/Lab
2314 S.W. 6" Street
Fayetteville, Arkansas
Dear Mr Pate:
This letter is to request an extension for the Wal-Mart Optical Lab of the official approval date of
May 4, 2004 .
We are unable to meet the deadline due to a number of reasons. 1) The scope of this project as
changed several times during the past year. CEI has revised plans to reflect a new site layout, which
require additional city approvals and second submittal for Building Permit review.
2) The revised construction plans did incur additional cost which had not been anticipated and
required approved by Wal-Mart. 3) The revised construction plans increased the amount of
landscaping which required a new cost estimate be submitted to the city for approval.
There are three outstanding items left to complete.
1.. Warranty Deed's. - Wal-Mart will have these completed and signed by the end of the week.
2. Performance Bond — Wal-Mart is currently having the bonds processed and will be ready the first
week of May 9, 2005.
3. Pre -construction meeting with city officials.
All parties involved have spent a great amount of time on this project. We hope the extension is
granted in order to start summer construction of the site improvements.
Respec
y
bmitt
Todd Jacobs
Project Man
CALIFORNIA • TEXAS • ARKANSAS • TENNESSEE • MINNESOTA • PENNSYLVANIA • GEORGIA • FLORIDA
May 09, 2005
Planning Commission
ADM 05-1506 (Wal-Mart Optical PZD)
Page 1.4
THE CITY OF FAYETTEVILLE, ARKANSAS
ADM 05-1402
Page 1
SC Meeting of February 17, 2005
PLANNING DIVISION CORRESPONDENCE
TO: Subdivision Committee Members
FROM: Jeremy Pate, Director of Current Planning
DATE: February 15, 2005
125 W. Mountain St.
Fayetteville, AR 72701
Telephone: (479) 575-8267
ADM 05-1402: Administrative Item (I-PZD 04-05.00: Wal-Mart Optical Lab/Hwy 62W, pp
559): Submitted by Todd Jacobs of CEI Engineering Associates, Inc. on behalf of Wal-Mart
Stores, Inc. for property located at 2314 W 6th Street. The property is zoned I-PZD,
INDUSTRIAL PLANNED ZONING DISTRICT, and is in the DESIGN OVERLAY DISTRICT.
The request is for a Major Modification to the approved site development plan for a realignment
of parking spaces and landscaping in order to gain more net spaces.
Planner: JEREMY PATE
BACKGROUND
Project Description: The subject property is located on 6th Street, east of I-540 within the Design
Overlay District, and consists.of Wal-Mart Optical Lab, Tractor Supply and the Arkansas State
Unemployment Center. It is a fullydeveloped site, constructed many years ago, prior to many of
the city's current ordinance requirements:
Background: The property was approved for a rezoning and large scale development approval as
I-PZD 05-05.00 by ordinance 4507 on May 04, 2004. The City Council unanimously passed the
ordinance to redesign the existing parking lot to gain parking spaces, bring the property up to
code with regard to landscaping and greenspace within the Design Overlay District, right-of-way
dedication per the Master Street Plan and construction of a six-foot sidewalk along 6th Street. The
applicant subsequently submitted construction plans for building permit review. However, in the
process of estimating construction costs, specifically with regard to retrofitting the existing light
poles to meet Design Overlay District requirements, the developers realized that replacing the
poles is more cost-effective. In doing so, the parking lot could be redesigned and striped even
more in accordance with city codes, complying with typical drive aisle widths, circulation routes
and space sizes. Before, the existing poles in large part determined the location of aisles and
parking spaces.
Proposal: The applicant requests to revise the approved I-PZD development plan with the
following modifications:
1. Replace the existing poles with new poles that meet Design Overlay District
requirements, with a maximum height of 35 feet, utilizing full cut-off fixtures of
high pressure sodium or energy equivalent.
2. Increase, through more efficient design and more code -compliant configuration, the
K.Vteports1200511C Reports102-17-054IDM05-1402 (Wal -Man Opticall-PZDJ.doc
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Planning Commission
ADM 05-1506 (Wal-Mart Optical PZD)
Page 1.5
ADM 05-1402
Page 2
allowed parking spaces from 285 total to 307 total parking spaces.
DISCUSSION
The proposed modifications to the approved Industrial Planned Zoning District large scale
development plans have been determined as a major modification. In the event that a developer
wishes to make major modifications to an approved development, such modifications shall be
submitted to the Subdivisions Committee for approval or denial.
At the time of Planning Commission recommendation to City Council (7-0) and City Council
approval (7-0), no discussion was made regarding the parking ratio or number of parking spaces.
Staff is comfortable with the ratio proposed, as a net loss of impervious surface is being achieved
with a more efficient and code -compliant project. The net increase of parking spaces is 22,
increasing the approved amount from 285 to 307.
RECOMMENDATION
Planning Staff recommends approval of the Major Modification with the following conditions:
Conditions of Approval:
1. Submitted building permits shall be resubmitted with the proposed changes in order to
continue the building permit review process.
2. The applicant shall comply with all conditions of approval of I-PZD 04-05.00.
3. The Planned Zoning District approval is valid for one year from the date of original
approval, May 04, 2004.
4. Additional conditions:
a.
b.
c.
Subdivision Committee Action: Approval 0 Forwarded to P.C.
Meeting Date: February 16, 2005
Comments:
3-0-o
The "Conditions of Approval" listed in the report above are accepted in total without exception
by the entity requesting approval of this development item.
Signature
K kRepornt20051SC Repons102-17-05WDM05-1402 (Wal -Man Optical-PZDJ.doc
Date
May 09, 2005
Planning Commission
ADM 05-1506 (Wal-Mart Optical PZD)
Page 1.6
ADM 05-1402
Page 3
CHAPTER 166: DEVELOPMENT
166.05 Large Scale Development (LSD)
(F) Modifications.
(1) Minor modifications. The Zoning and Development Administrator may authorize minor
modifications in an approved Large scale development. Minor modifications shall include,
but not be limited to, substitutions of one approved structural type for another or minor
variations in placement of buildings in such a way that the overall limits of approved floor
area, open space or rooms per acre are not increased.
(2) Major modifications. In the event that a developer wishes to make major modifications to an
approved development, such modifications shall be submitted to the Subdivisions Committee
in a form which compares the approved submission with the desired changes. After
submission, the Subdivision Committee shall approve or disapprove the requested
modifications at its next meeting.
K:lReports120051SC Reports102-17-0514DM 05-1402 (Wal -Man Optical 1-PZDJ.doc
May 09, 2005
Planning Commission
ADM 05-1506 (Wal-Mart Optical PZD)
Page 1.7
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—1
CEI Engineering Associates, Inc.
3317 SW "l" Street • P.O. Box 1408 • Bentonville, AR 72712-1408 • (479) 273-9472 • (479),273-0844
February 10, 2005
City of Fayetteville
Office of City Planning Division
125 West Mountain Street
Fayetteville, Arkansas 72701
Attn.: Jeremy Pate
Ref.: Wal-Mart Optical Center
2314 S.W. 6th Street
Fayetteville, Arkansas
Dear Mr Pate:
This letter accompanies our submittal of a revised Site Plan for proposed modifications to the above
referenced facility.
First, CEI originally designed the parking lot around the existing light poles to prevent the removal of
said poles. However, to keep the poles and update them to current code would be more expensive -
than removing them in exchange for new light poles. Thus, we propose the addition of new light
poles. Second, the city has previously approved 285 parking spaces. This new proposed layout
would increase the parking to 307 spaces, with a gain of 22 spaces.
The proposed site layout modifications are represented on the Site Plan, which is submitted herein
for your review and approval.
Respectful
7i
submitted,
Todd Jacobs
Project Manger
May 09, 2005
Planning Commission
ADM 05-1506 (Wal-Mart Optical PZD)
Page 1.8
CALIFORNIA • TEXAS • ARKANSAS • TENNESSEE • MINNESOTA • PENNSYLVANIA • GEORGIA • FLORIDA
FAYETTEVILLE
THE CITY OF FAYETTEVILLE, ARKANSAS
PLANNING DIVISION CORRESPONDENCE
PC Meeting of April 12, 2004
113 W. Mountain St
Fayetteville, AR 72701
Telephone: 501-575-8264
TO: Fayetteville Planning Commission
FROM: Jeremy Pate, Associate Planner
Matt Casey, Staff Engineer
THRU: Dawn Warrick, A.I.C.P., Zoning & Development Administrator
DATE: April 07, 2004
I-PZD 04-05.00: Industrial Planned Zoning District (Wal-Mart Optical.Lab/Hwy 62W, pp
559) was submitted by Todd Jacobs of CEI Engineering Associates, Inc. on behalf of Wal-Mart
Stores, Inc. for property located at 2314 W 6th Street The property is zoned C-2, Thoroughfare
Commercial, and is in the Design Overlay District. The request is to rezone the subject property
to an I-PZD, Industrial Planned Zoning District, to allow a 979 sq.ft. addition to the Optical Lab
building and revise the on-site parking. Planner: Jeremy Pate
Background:: The applicant originally submitted a Large Scale Development to expand the
existing Wal-Mart Optical Center, a manufacturer of lenses for glasses, located north of 6th
Street, just east of I-540, within the Design Overlay District. The site was formerly a Wal-Mart
retail store and has operated as the Wal-Mart Optical Center, with Tractor Supply Company and
the Arkansas State Unemployment Center as accompanying uses, since the early 1990's. In
subsequent meetings with city staff, it was determined that the most appropriate process to
approve an expansion of this particular use, which is not allowed by right in the C-2,
Thoroughfare Commercial zoning district, would be the Industrial Planned Zoning District.
The existing building formerly housed the Wal-Mart retail store, a use that is permitted within
the C-2 zoning district. The Wal-Mart retail store eventually relocated and in subsequent years
permits were issued to remodel the structure for use as the Wal-Mart Optical Lab. Under current
zoning ordinances, this use is only permitted in an industrial zoning district, such as I-1 or I-2.
Therefore an expansion of said use requires a rezoning. However, the Future Land Use Plan
identifies this site as a.Regional Commercial area. Furthermore, the applicant leases office and
commercial/retail space at the present time, uses which are permitted by right in the current
zoning district. Based on the variety of office, commercial and lab uses and the low -impact,
commercially compatible nature of the Optical Lab use, staff recommended the applicant process
an I-PZD, to expand the existing structure by 979 SF which will accommodate a new processing
machine and to revise the parking lot layout. Rezoning to an I-PZD more appropriately fits the
current use of the site to its zoning district. The applicant has indicated that a mixture of the
current manufacturing/lab use, commercial uses and office space are to be allowed with the I-
PZD.
K:W.eports120041PC Reparts104-12-041f-PZD 04-05.00 (WalMart Optica[).doc
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Planning Commission
ADM 05-1506 (Wal-Mart Optical PZD)
Page 1.9
Proposal: The applicant requests to expand the existing Wal-Mart Optical Center by 979 square
feet, and re -stripe the existing parking lot to more efficiently park employee and customer
vehicles. The ratio of parking spaces that currently exist was originally determined by the retail
use of the Wal-Mart store. With the addition of islands and greenspace net parking spaces
actually decrease, however become more usable and efficient. The existing parking lot is
nonconforming, in that it contains no landscape islands or other designated greenspaces The
applicant has provided landscape islands throughout the site, to comply with the Parking Lot
landscaping ordinance. Additionally, site improvements and added landscaping along the rights-
of-way have brought the site into compliance with the 25% greenspace requirement and 25 feet
of greenspace adjacent to 6th street right-of-way as required by the Design Overlay District.
Parking lot lights are to be retrofitted to meet Design Overlay District requirements for full cut-
off fixtures, shielded and directed downward away from adjacent properties, as well. The request
is to approve a rezoning from C-2 to I-PZD 04-05.00, along with the associated development
plans.
Proposed Development:
I-PZD, Industrial Planned Zoning District — Wal-Mart Optical Center
*Approximately 110 employees per shift.
* The applicant proposes 284 parking spaces, which is 70 spaces (33%) above the maximum number
allowed by ordinance. However, the existing parking spaces number 323; with the reorganization of
spaces to accommodate greenspace requirements, landscape islands, etc., the total number is actually
decreased by 39 spaces.
Proposed Uses: The applicant proposes to retain several use units within the I-PZD, including
office, studio, neighborhood shopping goods, professional office, eating places, hotel and motel
facilities, and manufacturing.
Access: With the restriping of parking spaces and building expansion, the applicant is not
proposing to change any points of access. Current access to the site includes curb cuts onto 6th
Street, Old Farmington Road and Futrall Drive. The curb cut along Hwy 62 (6th Street) is to be
modified and upgraded to comply with the maximum width of 39 feet allowed by ordinance.
Existing Development: The site is currently comprised of three uses, the Wal-Mart Optical
Center, Tractor Supply Company, and the Arkansas State Unemployment Office, along with
associated parking for employees and customers, and display space.
K: Repom120041PC Reportsl04-12-0411-PZD 04-0100 (Wahl/tart Optim¢doc
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Planning Commission
ADM 05-1506 (Wal-Mart Optical PZD)
Page 1.10
Land Use
Square Feet
Employee
tis
Parking
Existing
Parking
Required
Parking
Requested
Optical
Center
Manufacturing
44,387 SF
*511
125
37 (1:1200 SF)
Tractor
Supply
Commercial/Retail
24,465 SF
6-10
141
98 (1:250 SF)
Employment
Center
Office
8,574 SF
6-10
57
29 (1:300 SF)
Totals
Mixed Use
77,426 SF
523-531
Spaces
164 Spaces (214
allowed w/30%
overage)
Spaces
*Approximately 110 employees per shift.
* The applicant proposes 284 parking spaces, which is 70 spaces (33%) above the maximum number
allowed by ordinance. However, the existing parking spaces number 323; with the reorganization of
spaces to accommodate greenspace requirements, landscape islands, etc., the total number is actually
decreased by 39 spaces.
Proposed Uses: The applicant proposes to retain several use units within the I-PZD, including
office, studio, neighborhood shopping goods, professional office, eating places, hotel and motel
facilities, and manufacturing.
Access: With the restriping of parking spaces and building expansion, the applicant is not
proposing to change any points of access. Current access to the site includes curb cuts onto 6th
Street, Old Farmington Road and Futrall Drive. The curb cut along Hwy 62 (6th Street) is to be
modified and upgraded to comply with the maximum width of 39 feet allowed by ordinance.
Existing Development: The site is currently comprised of three uses, the Wal-Mart Optical
Center, Tractor Supply Company, and the Arkansas State Unemployment Office, along with
associated parking for employees and customers, and display space.
K: Repom120041PC Reportsl04-12-0411-PZD 04-0100 (Wahl/tart Optim¢doc
May 09, 2005
Planning Commission
ADM 05-1506 (Wal-Mart Optical PZD)
Page 1.10
Surrounding Land Use/Zoning:
Direction
Land Use
Zoning
North
Fayetteville Schools
P-1, Institutional
South
6th Street (Hwy 62), Bank
C-2, Thoroughfare Commercial
East
Blockbuster Video
C-2, Thoroughfare Commercial
West
Futrall Drive, I-540
C-2, Thoroughfare Commercial
Water & Sewer: Water and sewer lines are available to the site.
Street Improvements Proposed: An existing curb cut is proposed to be modified to comply with
the maximum 39 -foot width along 6th Street. Six-foot sidewalks are to be constructed along 6th
Street, at the Master Street Plan right-of-way line. The Sidewalk Administrator has determined
that sidewalks are not feasible and thus not recommended along Futrall Drive and Old
Farmington Road.
Adjacent Master Street Plan Streets: Futrall Drive (Collector), minimum of 35 feet from
centerline; Old Farmington Road (Local), minimum of 25 feet from centerline, 6a' Street
(Principal Arterial), minimum of 55 feet from centerline (dedication by warranty deed)
Tree Preservation: All existing on-site trees are to be preserved.
Design Overlay District:
• Greenspace: The applicant has complied with the 25'greenspace requirement
along 6th Street. Due to existing structures and required access
drives for emergency vehicle access, staff is recommending all
other street frontages remain as they currently exist, with the
exception of the recommended trees along Old Farmington and
Futrall Drive, per the Landscape Administrator's recommendation.
• Signage: The applicant is not proposing additional signage.
• Curb Cuts: The applicant is not proposing additional curb cuts. The applicant
has provided curbs to contain greenspace along 6th street, and
extended this off-site to the east, as well as the sidewalk, to
connect to existing drives.
Lighting: The applicant is indicating that all existing light poles will be
retrofitted to comply with the requirements for full cut-off lighting
fixtures that are shielded and directed downward to the parking lot
and light spread not to reflect into the adjacent properties.
Exterior appearance:
Elevations havebeen submitted for all four sides of the
building. The applicant is not proposing to modify the
existing structure in any way, with the exception of the 979
SF expansion to the northwest of the site. The expansion is
proposed to match the existing building.
K.'IRepon812004IPC Reportsl04-12-0411--PZD 04-05.00 (Wa(Mart Optica/J.doc
May 09, 2005
Planning Commission
ADM 05-1506 (Wal-Mart Optical PZD)
Page 1.11
• Building Material: The expansion is proposed to utilize the same materials as
the existing structure, a painted CMU block with accessory
trim.
• Site Coverage: The existing site contains 19% greenspace. The applicant
has provided 23,137 SF of additional greenspace to meet
the minimum 25% greenspace requirement.
• Fencing: Additional fencing is not proposed with this development.
• Outdoor Storage: Outdoor display of merchandise for sale is allowed by right
without screening. Any outdoor storage of materials that are
not for sale requires appropriate screening.
• Access: Pedestrian access is being provided with new 6 -foot sidewalks
along 6th Street. The applicant is extending the sidewalk off-site to
the east to provide a pedestrian connection to existing sidewalks, as
well. Six bicycle racks are being provided within the development.
Meetings: The applicant and/or representative has met with city staff on several occasions to
discuss recommendations regarding site improvements and the development review process. The
proposal was heard at Technical Plat Review on February 11, 2004, and at the Subdivision
Committee meeting on March 11, 2004. Discussion centered around the location of landscape
islands, providing additional uses within the I-PZD for future commercial development on this
site and the decreased parking.
Recommendation:
Staff recommends I-PZD 04-05.00 be forwarded to the City Council with a
recommendation for approval of the requested rezoning.
Planning Commission approval of the proposed large scale development in association. with
I-PZD 04-05.00 subject to the following conditions:
Conditions of Approval:
1. Planning Commission recommendation to the City Council regarding the rezoning of the
subject property to the unique district I-PZD 04-05.00 with all conditions of approval as
determined by the Planning Commission.
2. Planning Commission determination of Commercial Design Standards for the building
expansion.
K:IReports120041PC Reparts104-12-04V-PZD 04-05.00 (WalMart Optica[).doc
May 09, 2005
Planning Commission
ADM 05-1506 (Wal-Mart Optical PZD)
Page 1.12
All future additions, remodels and new construction for existing and proposed buildings
shall comply with Commercial Design Standards and Design Overlay District
requirements. -
A minimum of 51% of the gross leasable floor area on the site shall be of industrial use,
per the I-PZD ordinance requirements. Any less shall constitute a rezoning request.
5. All setbacks, protective easements, and designated uses are binding with the approval of
the I-PZD.
6 Building permits and/or parking lot permits shall be issued for the construction of said
plans within one (1) year of final approval, or revocation of the I-PZD approval, pursuant
to City Code, shall be pursued.
7. The existing, illegal access to Futrall Drive shall be permanently closed and removed
from public access.
8. An AHTD permit is required for any work done within the Highway Department right-of-
way.
9. A six-foot sidewalk shall be constructed along 641 Street, Located at the right-of-way line,
pursuant to the submitted and approved site plans.
10. Right-of-way shall be dedicated to meet Master Street Plan requirements, including that
along 6th Street (55 feet from centerline), along Futral Drive (existing, minimum of 35
• feet from centerline) and along Old Farmington Road (25 feet from centerline).
11. All existing and future trash enclosures shall be screened with access not visible from the
street, with materials compatible with and complimentary to those of the associated
building.
12. All parking lot lights are to be shielded, directed downward and away from adjacent
properties utilizing full cut-off sodium lighting fixtures.
Standard Conditions of approval:
13. All mechanical/utility equipment shall be screened using materials that are compatible
with and incorporated into the structure.
14. Plat Review and Subdivision comments (to include written staff comments provided to
the applicant or his representative, and all comments from utility representatives - AR
Western Gas, SWBT, Ozarks, SWEPCO, Cox Communications)
15. Staff approval of final detailed plans, specifications and calculations (where applicable)
for grading, drainage, water, sewer, fire protection, streets (public and private), sidewalks,
K IReports120041PC Reports104-12-04V-PZD 04-0500 (Wo[A4art Optical).doc
May 09, 2005
Planning Commission
ADM 05-1506 (Wal-Mart Optical PZD)
Page 1.13
parking lot(s) and tree preservation. The information submitted for the plat review
process was reviewed for general concept only. All public improvements are subject to
additional review and approval. All improvements shall comply with City's current
requirements.
16. Large scale development shall be valid for one calendar year.
17. Prior to the issuance of a building permit the following is required:
a. Grading and drainage permits
b. An on-site inspection by the Landscape Administrator of all tree protection
measures prior to any land disturbance.
c. Separate easement plat for this project that shall include the tree
preservation area and all utility easements.
d. Project Disk with all final revisions
e. One copy of final construction drawings showing tree preservation and
protection plans and detailed landscape plans submitted to the Landscape
Administrator for approval.
f Completion of all required improvements or the placement of a surety with
the City (letter of credit, bond,escrow) as required by §158.01
"Guarantees in Lieu of Installed Improvements" to guarantee all
incomplete improvements. Further, all improvements necessary to serve
the site and protect public safety must be completed,not just guaranteed,
prior to the issuance of a Certificate of Occupancy.
a.
Additional conditions:
PLANNING COMMISSION ACTION:
yes Required
✓ Approved Denied
Date Apri112, 2004 fi-0-1
-4uvts mismwso
The "CONDITIONS OF APPROVAL", beginning on page one of this report, are accepted
in total without exception by the entity requesting approval of this development item.
By
Title
Date
KVtepom120041PC Reportsl04-12-0411-PZD 04-05.00 (WalMarnOpfical).doc
May 09, 2005
Planning Commission
ADM 05-1506 (Wal-Mart Optical PZD)
Page 1.14
WAL-MART OPTICAL
sSiocigiik
Overview
Legend
® 000a$ Overly DisIria
Master Street Plan
Master Street Plan
Freeway/Expressway
atom Pnnapal Medal — FLOODWAY
i Mow Medal — IOO YEAR
1 Collector.. 500 YEAR
• • • • tdslaic Collector --- LIMIT OF STUDY
17:1Gtytimils
Outside C — — - Baseline Profile
J 1-PZD04-05.00
0 125 250
750
1.000
Feet M 05 -
May 09, 2005
Planning Commission
506 (Wal-Mart Optical PZD)
Page 1.15
PRIVATE DR
Legend
Subject Property
I-PZD04-05.00
Streets
r Evstng
jj Planed
Boundary
Planning Area
0 00043
0000000 Oveday District
L _ _i City Limits
Itta Outside City
0 0.1 02 OA
Master Street Plan
Freeway/Expressway
'Principal Mesal
Minor Mere)
Is, ♦Colletor
•••• Historic Collector
ADM 05-
0.6 0.8
Miles
May 09, 2005
Planning Commission
506 (Wal-Mart Optical PZD)
Page 1.16
11- m. Fano
Regional Commercial:,
ea, n2
k
egional Commercial
L
Regi anal Commercial
Overview
Legend Boundary
h_.. Planning Area
�000�
000000_Overlay District
L _ _I City Limits
I I Outside City
Subject Property
l-PZD04-05.00
Streets
Existing
."*" \ Planned
125 250
500
Master Street Plan
Freeway/Expressway
Principal Arterial Minor Arterial
e •,. Collector
•'•.. Historic CoH*UM 05-1
750 1.000
Feet
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11n EsiV :
May 09, 2005
Planning Commission
06 (Wal-Mart Optical PZD)
Page 1.17
ev 4. e
AR KA N 5 A5
THE CITY OF FAYETTEVILLE, ARKANSAS
PLANNING DIVISION CORRESPONDENCE
TO: Fayetteville Planning Commission
FROM: Jeremy Pate, Director of Current Planning
DATE: May 03, 2005
PC Meeting of May 09, 2005
125 W. Mountain St.
Fayetteville, AR 72701
Telephone: (479) 575-8267
ADM 05-1507: (Stonewood Gardens PZD): Submitted by Chris Brackett of Jorgensen &
Associates on behalf of Stonewood Gardens for property located at the 4900 block of Crossover
Road, N of Stonewood Subdivision. The property is zoned R-PZD, RESIDENTIAL PLANNED
ZONING DISTRICT. The request is to extend the approval of the Planned Zoning District for a
period of one year. Planner: JEREMY PATE
BACKGROUND
Project Description: The subject property is located on Crossover Road, south of Albright Road,
adjacent and to the north of Stonewood Subdivision. It contains 3.36 acres and is zoned R-PZD.
Background: The property was approved for a rezoning and preliminary plat approval as R-PZD
04-04.00 by ordinance 4564 on May 04, 2004. The City Council passed the ordinance to rezone
the property an allow for the development of 14 lots with 12 single family dwellings proposed.
The applicant has submitted construction plans for review, received comments, and is currently
undergoing the second review by the Engineering Division. Arkansas Health Department review
and approval follows, and subsequently a pre -construction meeting with city officials before
beginning construction. However, all permits to begin construction were not able to be obtained
prior to the deadline of May 04, 2005. As noted in the attached letter, the construction review
process is well under way and approvals from the city are expected within the next two weeks.
Proposal: The applicant requests to extend the approval of the Planned Zoning District
development plans for one year, to expire on May 04, 2006. All permits to begin construction are
required to be obtained prior to the one-year deadline, measured from the date of final approval.
If this is not possible, the Unified Development Code allows for a one-time extension request to
be made to the Planning Commission, if submitted prior to this deadline. Should this extension
be granted, all permits are required to be issued before the one-year extended deadline.
RECOMMENDATION
Planning Staff recommends approval of ADM 05-1507, the requested extension to the R-PZD
04-045.00, with the following conditions:
1. The applicant shall be allowed until May 04, 2006 to receive all required permits to begin
K:IReports120051PC Reportsl05-09-051.1DM 05-1507 (Stonewood Gardens PZD Extension).doc May 09, 2005
Planning Commission
ADM 05-1507 (Stonewood Gardens PZD)
Page 2.1
construction. If, at this time, all permits required have not been issued, appropriate
actions to revoke the Planned Zoning District approvals shall be taken.
2. All other conditions of approval for the project shall remain applicable.
DISCUSSION
The Unified Development Code gives the Planning Commission authority to extend approval of
a planned zoning district one additional year if the applicant requests the extention prior to the
one year time limit and shows good cause why the tasks could not reasonably be completed
within the normal one year. It is within this time that the applicant shall receive all permits and
approvals as required by City, State, and Federal regulations to start construction of the
development or project. The applicant's representative states in the attached letter that due to the
change in scope and additional costs associated with the change of plans, all permits have not
been obtained within the one-year time frame. No ordinance amendments that would
potentially affect this project have been passed since the City Council approval of the
subject R-PZD 04-04.00.
The UDC allows a three year period from the date of issuance of a permit to the receipt
of a final Certificate of Occupancy for completion of the project.
K:IReports120051PC Reports105-09-051ADM 05-1507 (Stonewood Gardens PZD Extension).doc May 09, 2005
Planning Commission
ADM 05-1507 (Stonewood Gardens PZD)
Page 2.2
CHAPTER 166: DEVELOPMENT
be completed within the normal one (1)
year limit. _
166.20 Expiration Of Approved Plans
And Permits
(A) Applicability. The provisions of this
section apply to all of the following plans
and permits:
(1) Preliminary plats;
Si) .0 4LCt-(CG`SPS.
(3) Conditional uses;
(4) Large-scale developments;
(5) Lot splits;
(6) Physical alteration of land permits;
(7) Storm water, drainage, and erosion control
permits;
(8) Tree preservation plans;
(9) Sign permits; and,
(10) Floodplain development permits.
(B) One-year time limit.
(1) Tasks to be completed. All of the above -
enumerated plans and permits are
conditioned upon the applicant
accomplishing the following tasks within
one (1) year from the date of approval:
(a) For any renovation or new
construction, receive a building
permit; and/or,
For a lot split, record a deed or
survey at the Washington County
Circuit Clerk's Office,
stamped for recordation by the City
Planning Division; and/or,
(c) Receive a Certificate of Zoning
Compliance; and/or,
(d) Receive all permits and approvals
required by City, State, and Federal
regulations to start construction of
the development or project.
(2) Extensions. Prior to the expiration of the
one (1) year time limit, an applicant may
request the Planning Commission to
extend the period to accomplish the tasks
by up to one (1) additional year. The
applicant has the burden to show good
cause why the tasks could not reasonably
K:IReports120051PC Reports105-09-05UDM 05-1507 (Stonewood Gardens PZD Extension).doc
(b)
Expiration. If the required task(s) are not
completed within one (1) year from the
date of approval or during an allowed
extension period, all of the above -
enumerated plans and permits shall be
rendered null and void.
(C) Three-year time limit.
(i)
Tasks to be complete. All of the above -
enumerated plans and permits are also
conditioned upon the applicant completing
the project and receiving fmal inspection
approval and/or a final Certificate of
Occupancy permit within three (3) years
from the date of issuance of a Building
Permit.
(2) Extensions. Prior to the expiration of the
three (3) year time limit, an applicant may
request the Planning Commission to
extend the three (3) year period to
complete the project by up to two (2)
additional years. The applicant has the
burden to show good cause why the
project could not reasonably be completed
within the three (3) year time limit.
(3) Expiration. If the applicant fails to meet
the requirements of subsection (C)(1)
within three (3) years from the date of
issuance of a Building Permit or during an
allowed extension period, all of the above -
enumerated plans and permits shall be
rendered null and void.
May 09, 2005
Planning Commission
ADM 05-1507 (Stonewood Gardens PZD)
Page 2.3
05/03/2004 08:31 FAX 47958247`7 JORGENSEN & ASSOC
1\
FAY PLAN/ENGR It?1002
JORGENSEN & ASSOCIATES
CIVIL ENGINEERS • SURVEYORS
124 WEST SIINBRIDGE, SUITE 5 • FAYE11 hVILLE, ARKANSAS 72703 • (479) 442-9127 • FAX (479) 582-4807
DAVID L JORGENSEN, RE., RLS
May 4, 2005 CHRISTOPHER B_ BRACKETT, P.E.
City of Fayetteville
113 W. Mountain Street
Fayetteville, AR 72701
Attn: Planning Department
Re: Stonewood Gardens PZD
On behalf of the owner of the above mentioned project, we would like to ask for an
extension of the approval of this project. Construction documents have been prepared
and they are currently being reviewed by the City Engineering Department. We expect to
begin construction as soon has we are given approval from the City which we expect
within the next couple weeks.
Please call concerning any questions you may have.
Thank you.
Sincerely;
Christopher B. Brackett, P.E.
May 09, 2005
Planning Commission
ADM 05-1507 (Stonewood Gardens PZD)
Page 2.4
• STRUCTURAL DESIGN • LAND DEVELOPMENT • WATER SYSTEMS • WASTEWATER SYSTEMS • LAND SURVEYING •
ORDINANCE NO. 4564
AN ORDINANCE ESTABLISHING A RESIDENTIAL
PLANNED ZONING DISTRICT .TITLED R-PZD 04-04.00
LOCATED SOUTH OF ALBRIGHT ROAD AND NORTH
OF THE STONEWOOD SUBDIVISION CONTAINING
3.36 ACRES MORE OR LESS; AMENDING THE
OFFICIAL ZONING MAP OF THE CITY OF
FAYETTEVILLE; AND ADOPTING THE ASSOCIATED
RESIDENTIAL DEVELOPMENT PLAN AS APPROVED
BY THE PLANNING COMMISSION
BE IT ORDAINED BY THE CITY COUNCIL OF TILE CITY OF
FAYETTEVILLE, ARKANSAS:
Section 1: That the zone classification of the following described property is
hereby changed as follows:
From R -O, Residential Office to R-PZD 04-04.00 as shown in
Exhibit "A" attached hereto and made a part hereof
Section2: That the change in zoning classification is based upon the approved
master development plan and development standards as shown on the plat and approved by
the Planning Conunission on March 22, 2004.
Section 3: That this ordinance shall take affect and be in full force at such time as
all of the requirements of the development plan have been met.
Section 4: That the official zoning map of the City of Fayetteville, Arkansas, is
hereby amended to reflect the zoning change provided in Section 1 above.
PASSED and APPROVED this 4th day of May, 2004.
By:if
By: fiduiginge &
SON ity Clerk
c ;FAYE IEVILLE: E
'IsygRXANSQ=0J
i,NCTOt,,,,,,,'
APP °COVED:
IAN COODY, Mayor
May 09, 2005
Planning Commission
ADM 05-1507 (Stonewood Gardens P D)
EXHIBIT "A"
RPZD 04-04:00
PART OF THE SE 3/4 OF THE SW '/a OF SECTION 18, T17N, R29W IN WASHINGTON
COUNTY, ARKANSAS ANI) BEING MORE PARTICULARLY DESCRIBED AS
FOLLOWS: BEGINNING AT THE NW CORNER OF SAID SE 1/4 , SW t/a THENCE
S00°26'02"E 110.00 FEET TO THE P.O.B., THENCE N89°33'58"E 122.33 FEET,
THENCE S32°50'29"E 37817 FEET, THENCE S00°26'02"E 231.35 FEET, THENCE
S89°40'40"W 325.00 FEET, THENCE N00°26'02"W 54999 FEET TO THE P.O.B.;
CONTAINING 3.36 ACRES MORE OR LESS SUBJECT TO EASEMENTS AND RIGHT
OF WAY OF RECORD.
May 09, 2005
Planning Commission
ADM 05-1507 (Stonewood Gardens PZD)
Page 2.6
FAYETTEVILLE
THE CITY OF FAYETTEVILLE, ARKANSAS
PLANNING DIVISION CORRESPONDENCE
PC MeetingofMarch 22, 2004
113 W. Mountain St.
Fayetteville, AR 72701
Telephone: 501-575-8264
TO: Fayetteville Planning Commission
FROM: Jeremy Pate, Associate Planner
Matt Casey, Staff Engineer
THRU: Dawn Warrick, A.I.C.P., Zoning & Development Administrator
DATE: March 17, 2009 Revised 03-24-04
R-PZD 04-04.00: Residential Planned Zoning District (Stonewood Gardens, pp 60) was
submitted by David Gilbert of Jorgensen & Associates on behalf of Mark Foster for property
located on Crossover Road, immediately north of the Stonewood subdivision. The property is
zoned R -O, Residential Office and contains approximately 3.36 acres. The request is to rezone
the property to an R-PZD to allow the development of 14 lots with 12 single-family dwelling
units proposed. Planner: Jeremy Pate
Findings:
Proposal: The applicant requests a rezoning and preliminary plat approval for a residential
development within an R-PZD zoning district. The proposed use of the site is for 12 single-
family residential dwelling units, accessed from Crossover Road by way of a private drive.
Twelve dwelling units on the 3.36 -acre site are proposed, therefore the proposed density for the
R-PZD is 3.4 DU/acre. The project site is currently zoned R -O, Residential -Office. The vacant
site is located in north Fayetteville, east of Lake Fayetteville, near the intersection of Crossover
Road and Albright Road. Immediate surrounding properties are primarily single family
residential (including Stonewood Subdivision) and agricultural in nature, including the nearby
future Botanic Gardens.
Proposed Development: R-.
Access: The development is proposed to have one point of vehicular access, from Crossover
Road. The applicant proposes a private street (Stonewood Court) that utilizes a controlled access
point (privacy gate for the subdivision). The remainder of the subdivision is proposed to be
within the perimeter of a wrought iron and brick fence in the rear and a 6 -foot brick wall along
the front, similar to that of Stonewood Subdivision to the south. A six-foot public sidewalk is to
be constructed along Crossover for the length of the property. The applicant is requestingto not
IC IReports120041PC Reports103-22-0418-PZD 04-04.00 (Stonewood Gardens).doc May 09, 2005
Planning Commission
ADM 05-1507 (Stonewood Gardens PZD)
Page 2.7
Land Use -.
Lots 1-12
Single Family Residential
Lot 13
Detention Pond
Lot 14
Common Area, Private
Street, drive, utilities
Access: The development is proposed to have one point of vehicular access, from Crossover
Road. The applicant proposes a private street (Stonewood Court) that utilizes a controlled access
point (privacy gate for the subdivision). The remainder of the subdivision is proposed to be
within the perimeter of a wrought iron and brick fence in the rear and a 6 -foot brick wall along
the front, similar to that of Stonewood Subdivision to the south. A six-foot public sidewalk is to
be constructed along Crossover for the length of the property. The applicant is requestingto not
IC IReports120041PC Reports103-22-0418-PZD 04-04.00 (Stonewood Gardens).doc May 09, 2005
Planning Commission
ADM 05-1507 (Stonewood Gardens PZD)
Page 2.7
construct sidewalks within the development.
A draft of protective covenants, as well as the applicant's response to the Planned Zoning
District requirements and description of the project, have been submitted and are included in the
staff report.
Existing Development: The site is currently vacant.
Surrounding Land Use/Zoning:
Direction
North
Land Use
South
East
Single family homes
Single family homes
West
Single family homes
Lake Fayetteville, Crossover Road
Zoning
RSF-4, Single Family Res. 4 DU/Acre
R -O, Residential Office
RSF-4, Single Family Res. 4 DU/Acre
R -A, Residential Agricultural
Water & Sewer: Water and sewer lines will be extended from Crossover Road.
Street Improvements Proposed: Six-foot sidewalks are required to be constructed along
Crossover Road. The interior street is proposed to be a private street, 24 -feet in width. Vehicular
access to the each lot is restricted to access from the rear, by way of a 14 -foot wide one-way
drive/alley.
Adjacent Master Street Plan Streets: Crossover Road (Hwy 265), Principal Arterial
Tree Preservation:
Existing canopy:
Preserved canopy:
Required canopy:
Mitigation:
9.1 %
6.6 %
9.1%
16 mitigation trees (see condition of approval)
Background- This proposal was heard at the Technical Plat Review meeting of January 14, 2004
and at the Subdivision Committee on March 11, 2004. Points of discussion include sidewalks
along the interior street, the "gated community" and emergency/delivery access, utilization of the
rear drive for access, the proposed wall within utility easements, and a turn -around at the entry
gate.
Recommendation:
Forward to the City Council with a recommendation for approval of the requested
rezoning.
Planning Commission approval of the proposed preliminary plat subject to the following
conditions:
Conditions of Approval:
1. Planning Commission recommendation to the City Council regarding the rezoning of the
subject property to the unique district for R-PZD 04-04.00 with all conditions of approval
KiReports120041PC Reporu103-22-0418-PZD 04-04.00 (Stonewood Gardens).doc May 09, 2005
Planning Commission
ADM 05-1507 (Stonewood Gardens PZD)
Page 2.8