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HomeMy WebLinkAbout2006-02-27 - Agendas - Finalf e ARKANSAS 113 W. Mountain St. Fayetteville, Alt 72701 Telephone: (479) 575-8267 AGENDA FOR A MEETING OF THE PLANNING COMMISSION Monday, February 27, 2006, 5:30 p.m. Room 219, City Administration Building ORDER OF PLANNING COMMISSION MEETING A. Introduction of agenda item — Chairman B. Presentation of Staff Report C. Public Comment D. Presentation of request — Applicant E. 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 please queue behind the podium when the Chairman asks for public comment. He will do this after the Planning Staff has presented the application. 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. Open dialogue will not be permitted: please ask any questions and answers will be provided once public comment has been closed. 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. 2006 Planning Commissioners Nancy Allen Jill Anthes Candy Clark James Graves Christine Myres Alan Ostner Audy Lack Sean Trumbo Christian Vaught 113 W. Mountain St. Fayetteville, AR 72701 Telephone (479) 575-8267 AGENDA FOR A MEETING OF THE PLANNING COMMISSION Monday, February 27, 2006, 5:30 p.m. Room 219, City Administration Building The following items will be considered: Approval of the minutes from the February 13, 2006 meeting. New Business: 1. R-PZD 06-1922: Planned Zoning District (SCOTTSWOOD PLACE, 558): Submitted by H2 ENGINEERING, INC. for property located at NE OF OLD FARMINGTON RD.AND ONE MILE RD. The property is zoned R -A, RESIDENTIAL -AGRICULTURAL and contains approximately 5.06 acres. The request is for a Residential Planned Zoning District with 17 single family lots. Planner: Jesse Fulcher THE APPLICANT HAS REQUESTED THIS ITEM BE TABLED TO MARCH 13, 2006. 2. ADM 06-1976: Administrative Item (PARADISE POINT PZD, 177): Submitted by Planning Staff to amend the approved Residential Planned Zoning District for a second curb cut on Crossover in lieu of cross access. Planner: Suzanne Morgan 3. ANX 06-1935: (FLETCHER WILLIAMS, 474): Submitted by RANDY RITCHEY STEADFAST, INC. for property located at 370 DOUBLE SPRINGS RD. The property is in the Planning Area and contains approximately 9.70 acres. The request is to annex the subject property into the City of Fayetteville. Planner: Suzanne Morgan 4. RZN 06-1936: (FLETCHER WILLIAMS, 474): Submitted by RANDY RITCHEY STEADFAST, INC. for property located at 370 DOUBLE SPRINGS RD. The property is zoned R -A, Residential Agricultural, and contains approximately 9.70 acres. The request is to rezone the subject property to RMF -6, Residential Multi- family, 6 units per acre. Planner: Suzanne Morgan 5. CUP 06-1953: CONDITIONAL USE PERMIT (WESTERN SIZZLIN)• Submitted by Crafton, Tull & Associates for property at 3070 W. 6th Street. The request is for additional parking with the associated development. Planner: Jesse Fulcher 6. LSD 05-1827: Large Scale Development (WESTERN SIZZLIN, 557): Submitted by CRAFTON TULL & ASSOCIATES INC. - ROGERS for property located at 3070 W 6TH ST., HWY 62 W at ONE MILE RD. The property is zoned C-2, THOROUGHFARE COMMERCIAL and contains approximately 3.32 acres. The request is to approve an 8,348 s.f restaurant and a 5,000 s.f. retail building on the property. Property Owner:11 & R Tire Co., Inc. Planner: Jesse Fulcher 7. ANX 06-1933: (NOCK-BROYLES LAND DEVELOPMENT, 645): Submitted by JAMES ATWOOD for property located at 2390 S DEAD HORSE MOUNTAIN ROAD. The property is in the Planning Area and contains approximately 6.55 acres. The request is to annex the subject property into the City of Fayetteville. Planner: Jesse Fulcher 8. RZN 06-1934: (BROYLES COMMERCIAL FUNDING, LLC, 438): Submitted by JAMES ATWOOD for property located at 4621 WEDINGTON. The property is zoned R -A, RESIDENTIAL -AGRICULTURAL and contains approximately 10.06 acres. The request is to rezone the subject property to RMF -24, Residential Multi -family, 24 units per acre. Planner: Jesse Fulcher 9. LSD 06-1736: Large Scale Development (ZAXBY'S, 521): Submitted by ENGINEERING SERVICES, INC. for property located at 6TH STREET, BETWEEN LEWIS AND EASTERN. The property is zoned R -O, RESIDENTIAL OFFICE and contains approximately 1.96 acres. The request is to approve a 3,378 s.f. restaurant with 38 parking spaces. Planner: Andrew Gamer 10. CUP 06-1954: CONDITIONAL USE PERMIT (FAUCETTE MINI -STORAGE, 290): Submitted by GEORGE FAUCETTE for property located at 2593 N. COLLEGE AVENUE. The property is zoned C-2, Thoroughfare Commercial and contains approximately 1.51 acres. The request is to bring an existing non -conforming use into compliance. Planner: Andrew Garner 11. ADM 06-1975: Administrative Item (City of Fayetteville PARKS DIVISION): Submitted by Parks Division Staff to propose amending the Park Land Dedication Ordinance, amending the fees in lieu and other criteria in Ch. 166.03 of the Unified Development Code of Ordinances. Planner: Jeremy Pate 12. ADM 06-1955: Administrative Item (DOWNTOWN MASTER PLAN ZONING DISTRICTS): Submitted by Planning Staff for property located in the Downtown Master Plan Boundaries. The Downtown Zoning Code will amend the zoning code and official zoning map that presently exists in the Downtown Master Plan Area. A copy of the proposed Downtown Zoning Code and map is available at the City Planning Offices at 125 W. Mountain St. Planner: Leif Olson 13. ADM 06-1956: Administrative Item (DOWNTOWN MASTER PLAN ZONING DISTRICT MAP): Submitted by Planning Staff for property located in the Downtown Master Plan Boundaries. The Downtown Zoning Map is available for public viewing at the City Planning Offices at 125 W. Mountain St. Planner: Leif Olson 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 infonnation or to request an interpreter, please call 575-8330. PC Meeting of February 27, 2006 THE CITY OF FAYETTEVILLE, ARKANSAS PLANNING DIVISION CORRESPONDENCE TO: Fayetteville Planning Commission FROM: Jesse Fulcher, Current Planner Brent O'Neal, Staff Engineer THRU: Jeremy Pate, Director of Current Planning DATE: February 22, 2006 125 W. Mountain St. Fayetteville, AR 72701 Telephone: (479) 575-8267 R-PZD 06-1922: Planned Zoning District (Scottswood Place, 558): Submitted by H2 ENGINEERING for property located at NE OF OLD FARMINGTON RD. AND ONE MILE RD. The property is zoned R -A, RESIDENTIAL AGRICULTURE and contains approximately 5.06 acres. The request is for a Residential Planned Zoning District with 17 single-family lots. THE APPLICANT HAS REQUESTED THAT THIS ITEM BE TABLED UNTIL THE MARCH 13, 2006 MEETING OF THE FAYETTEVILLE PLANNING COMMISSION. K:Reports120061PC Reports102-27-061R-PZD 06-1922 (Scottswood Place).DOC February 27,2006 Planning Commission R-PZD 06-1922 (Scottswood Place) Agenda Item 1 Page 1 of 2 February 27, 2006 Planning Commission R-PZD 06-1922 (Scottswood Place) Agenda Item 1 Page 2 of 2 av Levi ARKANSAS THE CITY OF FAYETTEVILLE, ARKANSAS PC Meeting of February 27, 2006 PLANNING DIVISION CORRESPONDENCE TO: Fayetteville Planning Commission FROM: Suzanne Morgan, Current Planner THRU: Jeremy Pate, Director of Current Planning DATE: February 21, 2006 125 W. Mountain St. Fayetteville, AR 72701 Telephone: (479) 575-8267 ADM 06-1976: Administrative Item (PARADISE POINT R-PZD, 177): Submitted by Planning Staff to amend the approved Residential Planned Zoning District for a second curb cut on Crossover in lieu of cross access. Planner: Suzanne Morgan BACKGROUND Project Description & Background: The subject property consists of approximately 1.55 acres located west of Crossover Road. It is south of AHEC and surrounded by a golf course to the west and south. On November 28, 2005, the Planning Commission voted 9-0-0 to recommend forwarding a rezoning and large scale development approval for a mixed use development within a unique R-PZD zoning district to the City Council. The City Council approved the R-PZD on January 3, 2006 with all conditions and recommendations made by the Planning Commission. The third condition of approval required Planning Commission determination of safe and adequate access to the property. The following is the condition of approval and Planning Commission recommendation on this matter: Planning Commission determination of safe and adequate access to the subject property. The applicant has proposed access to the development from Hwy 265 and an access easement through the U ofA Medical Sciences campus to the north. At this time, the applicant has not received approval of the proposed access to the north. Staff recommends that should the applicant not obtain a perpetual access easement to the property to the north prior to the issuance of a building permit, the application shall be resubmitted to the Planning Commission for evaluation of safe and adequate means of access and traffic patterns. The Planning Commission recommended approval with a second access and the allowance for this second access to the north to be moved west of where currently proposed. The plat has been revised to show a secondary access to the north along the western property line. The addition of parking has also been shown as part of the proposed access to serve the property to the north. Prior to construction of this parking area all necessary permits for construction shall be obtained. K: IReports120061PC Reports 102-27-061ADM 06-1976 (Paradise Point R-PZD).doc February 27, 2006 Planning Commission ADM 05-1976 (Paradise Point R-PZD) Agenda Item 2 Page 1 of 16 The Planning Commission recommended to move the cross access to the west due to the applicant's request (see Minutes of the 11/28/05 meeting). Proposal: The applicant was unable to receive authorization from the adjacent property owner for cross -access through the property to the north. Per the conditions of approval, the applicant is required to resubmit to the Planning Commission and City Council for evaluation of safe and adequate means of access and traffic patterns. Instead of removing the cross -access and only providing one access onto Hwy 265 (Crossover Road), the applicant proposes two curb cuts on the Crossover Road. DISCUSSION Curb Cuts: Staff finds that the request to have two curb cuts onto Crossover Road will not create a dangerous traffic situation for the following reasons: 1. There are no curb cuts on the east side of Crossover Rd to conflict with turning movements. 2. There are no curb cuts between the northern curb cut and the intersection of Crossover and Joyce. 3. The distance between these two curb cuts and the street to the south is approximately 200 feet, providing adequate distance between two vehicle turning movements. 4. The throat length of each proposed driveway appears adequate for stacking distance into and out of the property. 5. If the golf course ever develops, it only has access to Crossover Rd just south of Paradise Point. Vehicles may be able to utilize cross access through Paradise Point. This can be reviewed in the future, if and when the golf course develops. Cross Acccss: Staff recommends that the applicant provide an access easement to the northern property line and construct a 24' wide driveway to the property line. This will allow access between the adjacent properties if at some point in the future an agreement can be reached, thereby improving connectivity in this area. The site plan submitted by the applicant does not indicate an access easement or construction of a stub -out to the property line. In reviewing each of the cross access locations proposed by the applicant in relation to the Tree Preservation Plan, the western connection (as requested by the applicant and approved by Planning Commission and City Council) will result in the greatest disturbance of existing greenspace and the removal and disturbance of several significant, high priority trees on the subject property (and possibly the adjacent property, though a survey of tree canopy was not conducted on the adjacent property). Other Modifications: The applicant has not reduced the proposed parking numbers from the original request. However, 19 of the 55 parking spaces (35%) were reduced in width to meet compact space requirements. The amount of compact spaces is within the allowance granted by city ordinance. The applicant updated the project booklet to indicate that there will be two points of access onto Crossover Road; the zoning criteria was not modified. K:IReports120061 PC Reporis102-27-061ADM 06-1976 (Paradise Point R-PZD).doc February 27, 2006 Planning Commission ADM 05-1976 (Paradise Point R-PZD) Agenda Item 2 Page 2 of 16 RECOMMENDATION Staff recommends approval of two curb cuts onto Crossover Road as shown on the submitted site plan. In addition, staff recommends the construction of a driveway to provided future cross - access from the subject property to the northern property line utilizing the eastern connection as submitted for review at the November 28, 2005 Planning Commission meeting. An access easement shall be shown on the site plan, extending from the right-of-way to the northern property line. This access easement shall be dedicated prior to issuance of the building permit. Furthermore, the applicant shall comply with all other conditions of the approved R-PZD 05- 1734. Planning Commission Action: Meeting Date: February 27, 2006 Comments: O Approval O Denial 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 Date K:IReports120061 PC Reports102-27-0614DM 06-1976 (Paradise Point R-PZD).doc February 27, 2006 Planning Commission ADM 05-1976 (Paradise Point R-PZD) Agenda Item 2 Page 3 of 16 ay. e .f e �-' ARKANSAS THE CITY OF FAYETTEVILLE, ARKANSAS PARKS AND RECREATION DIVISION 113 W. Mountain St. Fayetteville, AR 72701 Telephone: (479) 444 3470 Date: February 21, 2006 From: Sarah K. Patterson, Urban Forester Subject: Paradise Point PZD With the proposal of the additional ingress/egress onto Highway 265 tree preservation will not be affected. Both curb cuts have been located in areas where there are no existing trees. The stub -out proposed to the north does not extend to the property line. If this was to extend or an access easement added, tree # 18 would have to be removed and mitigated for appropriately. Tree: #17 would also be compromised with the extension and would not necessarily require removal but extra precautions would have to be taken such as root pruning. Both ofthese trees are significant, in good shape, and a high priority for preservation. If the stub- out was moved closer to Highway 265, where the originally cross access was approved, no trees should be lost. The curbs and grading could be located between tree #10 and #9 without compromising the root system of these trees. February 27, 2006 Planning Commission ADM 05-1976 (Paradise Point R-PZD) Agenda Item 2 Page 4 of 16 CH2 ENGINEERING, INC. City of Fayetteville 113 West Mountain Street Fayetteville, AR 72701 Attn: Suzanne Morgan RE: PARADISE POINT RE -SUBMITTAL (R-PZD 05-1734) Dear Suzanne, February 20, 2006 Please review this submittal for the February 27th Planning Commission Meeting. This project has already been approved by Planning Commission and City Council but we have made revisions to the project that will require another review. In the original submittal and approval, we were proposing 1 entrance to the site from Highway 265 and 1 entrance to the site from the north via a connection to AHEC's parking lot. At that time, the Paradise Point owner was in negotiations with the owner of AHEC for the access easement to connect to the parking lot. The acquisition of this easement was a condition of approval for our original submittal. Unfortunately, the negotiations for the access easement fell through and we have had to revise the plan to allow for 2 entrances to the site off of Highway 265. The changes that were made to this plan were only associated with the revision from 1 entrance to 2 entrances. We also had to make 19 of the parking spaces compact in order to keep our parking numbers at the level of our original submittal. We have also included a stub -out from the parking lot at the northwest comer to the north property line for a possible future access from the AHEC property line. The only change made to the narrative was on page 6 in the "Traffic and Circulation" section. We removed references to 1 entrance and the connection to the north and replaced it with references to 2 entrances. Thank you for your consideration in this matter. If you have any questions or comments, please call me at 582-4234. Sincerely, Jerem Thompson, P.E. Project Engineer H2 Engineering, Inc. February 27, 2006 Planning Commission ADM 05-1976 (Paradise Point R-PZD) Agenda Item 2 Page 5 of 16 Planning Commission November 28, 2005 Page 19 R-PZD 05-1734 for Paradise Point Commissioner Ostner: The next item is R-PZD 05-1734 for Paradise Point Ms. Morgan read the staff report. This is a detailed Planned Zoning District Master Development Plan, an application requesting approval for not only the zoning for this property, but also the development approval for a large scale development. The property contains approximately 1.55 acres and is located west of Crossover and south of Joyce Boulevard. The applicant requests a mixed-use development, which will incorporate 12 residential units and 12,065 sf. of retail/office space. The retail/office space is located on the first floor of the development as well as one residential unit. There will be 11 residential units on the second floor. Page 2 on the staff report indicates the permitted and conditional uses as proposed by the applicant. Density on the property currently would allow the development of 24 units per acre; the applicant requests 7.7 units per acre. Setback requirements are a little different than the RMF -24 and C-2 requirements. Fifty -foot front setbacks and three-foot setbacks on the side and rear are proposed. A maximum 35 ft in height and a total building area of 20% is proposed. Access is one of the issues we discussed with this development. Proposed is one access onto Crossover Road and a northern access through the property to the north, through an existing parking lot. At the time of the report, the applicant was coordinating with the property owners to the north for approval for an access easement, which will allow them access onto that property. If those agreements and easements are not obtained by the time building permits are being reviewed, this application would have to come back to the Planning Commission for review to determine whether a single access onto Crossover Road will constitute safe means of access to this development. With regard to tree preservation, there is an existing 23% canopy on the property and the applicant proposes to preserve 13% of that canopy. With the proposal, mitigation would be required by either planting on site or contributing money in lieu. Staff is recommending forwarding this Master Development Plan Planned Zoning District to the City Council for approval with a total of 26 conditions of which are included several determinations, including Planning Commission determination of street improvements. Staff recommends construction of a 6 foot sidewalk along Crossover Road. This portion of Crossover and Hwy 265 is not yet improved and is slated to be improved in the future. Therefore we are not recommending any other improvements than sidewalks at this time. Condition 2 of the Planning Commission determination addresses commercial design standards. The applicant has brought a board representing the proposed elevations as well as a material sample board. Staff finds the proposed elevations are in compliance with commercial design standards. Subdivision committee found in favor of the elevations and support of the modifications of the western facade. Condition 3 regards the determination of safety access discussed. Condition number 5 discusses the approval from any adjoining property owners if grading is proposed 5 feet from the adjoining property line. Typical developments of this nature do not have to address that situation, but as the applicant is proposing to build this structure 3 feet from the property line, it would certainly need to be addressed. In addition to that, there are some offsite easements that will be required. There is an existing easement on the property that February 27, 2006 Planning Commission ADM 05-1976 (Paradise Point R-PZD) Agenda Item 2 Page 6 of 16 Planning Commission November 28, 2005 Page 20 will need to be vacated prior to the issuing of building permits. With regard to signs, the applicant proposes all signs in accordance with ordinances, and staff would request a modification to condition 14, to allow Use Unit 17, Trade and Services, as a permitted use, proposed by the developer. With regard to phasing, they would typically have one year, and after that one year, a one -ear extension on the timing of their permits. The applicant is requesting five years from City Council approval for all issues of permits for this development. They anticipate breaking ground soon. Mr. Jeremy Thompson with H2 Engineering represented the applicant. He stated the location and advised that there are two lots with an irregular shape. The architects worked hard to put together this structure to work with the current dimensions. It's a two story structure proposing office retail space on the bottom floor with one residential unit. The second -story contains residential units only. We are in agreement with staff comments. On condition number two, we would like to give an update. Utility easements are in the process of being acquired to the south and west side of the property. We also have verbal agreement on the transfer of that easement but have not obtained signatures. Also, on the access easement to the north: the plans show access on the east side of the existing building and the property owners are asking us to move it to the west side of their structure. You will notice a parking area on the west side - we are proposing to extend that directly north. This will actually connect perfectly with an existing access off of Joyce Street. That is the direction that easement is going now. If you have any questions, please feel free to ask, and the architect is here and can answer any questions you have on the structure. Commissioner Ostner opened the floor to public comment There was no public comment. Commissioner Vaught asked staff if this is a Master Development Plan? Mr. Pate states it is also development -related. Building permits can be issued after City Council approval. He also explained the differences to Commissioner Vaught and advised that staff will always explain which type of application is before the Planning Commission. Commissioner Vaught noted the differences on the last PZD verses this one. Commissioner Anthes stated she has two questions. The first is directed to Mr. Kit Williams. Use Unit 17 is requested as a permitted use; is it more appropriate as a conditional use within this zone? Mr. Williams stated he didn't believe it was required to use all the use units that the applicant requests. You can use your own judgement on that, just like the City Council can. You can also make some permitted or conditional; just like our normal zoning districts do. I don't think you are bound to what they are requesting, even though staff is recommending it now and not intentionally leaving it out. February 27, 2006 Planning Commission ADM 05-1976 (Paradise Point R-PZD) Agenda Item 2 Page 7 of 16 Planning Commission November 28, 2005 Page 21 Mr. Pate stated that is correct and the biggest reason for that is often times on Unit Use 17 there are higher intensity uses and one doesn't know the development pattern that will occur. But in this development, we do know where everything is going. There is no question on what is going to be built, we know the footprints, parking space, etc. Commissioner Anthes asked that if the building configuration would not lend itself to the other uses anyway, then you are not concerned? Mr. Pate stated that is correct. Commissioner Anthes stated another issue she would like to discuss is the condition of approval for phasing. That is the required permits of the 5 years being requested. She states she doesn't see any circumstances for this approval. This development is actually smaller than a lot of large scale developments. She would be more inclined to follow the same pattern on this issue, and revise that to a one year approval. Commissioner Vaught stated that he would like to ask the applicant why they requested the 5 year extension. Mr. Thompson stated that the owner's intent is to after approval start construction of this project. In the new PZD process, we are allowed to develop a time frame, and to provide the owner with a little extra time, we proposed 5 years. He states he would be willing to back down to 2 to 3 years, since it is allowed in the new PZD and there is some consideration on the Planning Commission's part. Commission Anthes asked Mr. Thompson how this development is any different than any of the other developments or plans coming through under a year? Mr. Thompson stated that he didn't think that the development was any different than the others but refers to Jeremy Pate on the new PZD that allows the time frame. Since it is allowed, we proposed that. Commissioner Clark stated that it is odd that it is one phase, one building and it will take 5 years to build it. Commissioner Trumbo motioned to amend the time requested to 2 years. Commissioner Myers seconded the motion. Commissioner Ostner stated the motion is to amend condition number 17 to read 2 years to gain their required permits. He asked if there were further discussion on this. There were no more further comments. February 27, 2006 Planning Commission ADM 05-1976 (Paradise Point R-PZD) Agenda Item 2 Page 8 of 16 Planning Commission November 28, 2005 Page 22 Roll was called, and the amendment to condition number 17 was approved by a vote of 8-1-0 with Commissioner Anthes opposing. Commissioner Clark motioned to forward R-PZD 05-1734 to the City Council with stated conditions, as amended. Commissioner Myers seconded the motion. Mr. Pate mentioned that the stub out access shown on the east side on the plat and to be aware of the discussion to move it to the west side. Commissioner Ostner asked if there was any further discussion. Roll Call: Upon the completion of roll call the motion to recommend approval of R-PZD 05- 1734 to the City Council was approved by a vote of 9-0-0. February 27, 2006 Planning Commission ADM 05-1976 (Paradise Point R-PZD) Agenda Item 2 'Page 9 of 16 Sk‘Clinikkek -6-T. ea. - lk 12.cajos- PARCEL: 7I5-13249-050 JOYCE 9.10LL1 PROPERTIES, LLCM ARKANSAS LIOTEDLIABILITY CO. ATTN: OR. JAMES 1400RE PS_ 008 1608 FAYETTEVILLE, AR 72302 ZONING: 8-0 e5512 W 139.87' 1249-009 OR HA/4EY 721 EASEMENT TO BE ATTAINED (PENDING) v&V ft.\ 11 , EASEMENT / VACATION / TON POINT. PLAT RECORD W.S.E. 4 COUNTY, ARKANSAS. WS: '109-Ylit. SMD LOT 1 WEST RIGHT-OF-WAY OF THE FOLLOPANG THREE HE RIGHT HAVING A 134.55 FOOT CHORD; IE LEFT HAVING A 117533 DOT CHORD; f N 8633.2019 40.99 OWNER: KIRK ELSASS ENCINEERFSURVEYOFF 112 SIGINEERING, INC. 2758 MILLENNIUM DR. SUITE 1 FAYETTEVILLE. AR 72703 PHONE: (479) 582-4238 Ft (479) 582-9254 \\•, EAREEL: 765-13249-009 , 144 86.33/20 W CHARLES PROCTOR HANEY i1/4 \ - 40 99' DOE 204301 . AUSTIN,- TY 28727 MIME ..814F-24 Ma 1 1 \ lo' 41 l'A OA ' / - 1 ; 4, A Planni . Parr-e Pap titivia Agent. to. kg Page 100 LANDSCAPE_NOMS: 1 IYMITPAPTAID CLIM 1 0111 ru torumin yo cIn 11 &IQ \ an P.0 PROPOSED ACCESS EASEMENT (0q€A Vjtcounc;k SITE AREA IMPERVIOUS AREA 43087 PERVIOUS AREA THENCE 5 86•000YE 248.30 ARKANSAS HIGHWAY 265( 18C ThENCE ALONG SAID WEST COURSES: maJ� 134 67 FEET ALONG / 914.93 FOOT RAMS MD A L mEN� 5 1514'0E2112274 I IHEN� 45,11 FEE( ALONG A FOOT RADIUS AND A S 13383 nicCE ENT‘LEAVING SAID VEST F cc T HENCE 11 281751V 234.05 THENCEN 855523'21 139.87 CONTANING 1.55 ACRES. 1409 R000 STATEMENT THIS PROPERTf E NOT 11411111 BY 1HE NATONAL ROOD INA MAPS FOR WASHINGTON COON EEEEC11VE DATE JULY, 21. 191 WETLANDS NOTE THE AREA OF 11815 PROPOSE( ANY KNOWN DESIGNATED YET co hM, 250 S !! 07L 12703 N-15•55 2 PARCEL: 765-13249489 MIME PROCTOR WHET BOX 204301 AUS1111. TX 70727 2011100. R114-24 N EASEMENT TO BE ATTMNED JR. N.,. (PENDING) 72703 -.5132-4238 , 582-9254 'III s. J h 11T: RM-24dt )SED: R-PZD '3: FOUIRED: IV:BEDROOM UNIT -,,- 2 SPACES (2 SPACES/UNIT) . - SPACES (1 SPACE/250 SE) ,.. ESIDEN11AL): ES/UNR) -1110-5li. LSE - L3 February 27,2006 Planning Commission ADM 05-1976 (Paradise PointenR PZD) g A da Item 2 Page 11 of 16 9' Hop Cress - ..27z1/0(0 PARCEL 765-13249-050 JOYCE STREET PROPERTIES, LLCAN ARKAIISAS UYRED UABIUTY CO. ATTN: DR. JAMES MOORE P.O. BOX 1608 FAYETTEV1UE. AR 72702 ZONING R-0 'J. THIS 1 JESC' D 13 PARCEL 765-13249-009 CHARLES PROCTOR IWNEY BOX 20001 0ST111. TX 78727 ZONING: RNF-24 EASEMENT TO D3 -4234 -9254 RMF -24 R -PID RED: BE ATTAINED (PENDING) BROOM UNIT = 2 SPACES (2 SPACES/UNIT) IS (1 SPACE/25D S.F.) NBAL) BALCONIES) _ LOOM UNITS = 22 SPACES (2 SPACES/UNIT) D: 73 SPACES PACES ALLOWED: 52 SPACES ?ACES ALLOWED 95 SPACES D: 55 SPACES (19 COMPACT) ]IARED: 3 SPACES JVIDED: 3 SPACES ...MULCH AROUND TREES AND WITHIN SHALL HAVE AN IRRIGATION STSIEM. GENERAL NOTES N 1. FIRE ALARM AND DETECTION SYSTEM SHALL BE , INSTALLED M TILE PROPOSED BUILDING. 2. A KNOX BOX STALL BE INSTALLED ON THE BUILDING PARCEL 765-1049-0 CRAMS PROCTOR BOX 204301 ' A141BJ:, RX 74277 RMF - I' N86'33 OW \, 40.99' C/. ebrua 27, 20 6 ning mmiss o�! dise int R -P fp) A nda It 2 age 12 16 Wopo a Acces - rv,zifixo PARCEL: 765-15249 -050 JOYCE STREET PROPERTIES. LLCM ARIOUTSAS MOTO HAMM CO. ATTR: OR. TARES MOOR 00% 1008 FAYETTEVILLE. AR 72702 WWI& R-0 1 1 13 -4234 -9254 NAF -24 R -PID LED: PARCEL: 765-13249-009 CURTIS PROCTOR TORTES 8011 204301 AzomotiSt0: '118W 7872124010: EASEMENT TO BE ATTAINED /ROM UNIT = 2 SPACES (2 SPACES/UNIT) 3 (1 SPACE/250 S.F.) 111A11 BALCONIES) = XII UNITS = 22 SPACES (2 SPACF_S/UNIT) D: 73 SPACES 'ACES ALLOWED: 52 SPACES PACES ALLOWED: 95 SPACES ft 55 SPACES (19 COMPACT) OWED:- 3 SPACES 1IADED: 3 SPACES MULCH AROUND TREES AND WITHIN 31911 LIMIT 391 IPRICA1Id RFU :I- 'MO -TR. W.S.E. GENERAL NOTES: L EIRE ALARM AND DELECTION SYSIE61 SHALL BE , INSTALLED IN THE PROPOSED BUILDING 2. A KNOX BOX SHALL DE INSTALLED ON TI -IE (LADING PARCIST 765-15Z49-009 CHARLES PROCTITR }wiry sox 204301 AUSTRC 12 TITT27 me • 11 86'33 OW 40.99• ry 27, 2 06 ommi inn oint R- 2D) Benda I erT; 2 / age 1 6(16 / / PROPOSED ACCESS FOR PARADISE POINT R-PZD Planning Commission ADM 05-1976 (Paradise Point R-PZD) Agenda Item 2 Page 14 of 16 RPZD05-1734 Close Up View PARADISE POINT JOYCE BLVD YCE BLVD SUBJECT PROPERTY Legend f00000e Overlay District — FLOODWAY -- 500 YEAR — 100 YEAR ---- LIMIT OF STUDY — — - Baseline Profile Fayetteville outside City RPZ005-1734 vector.G00 Footprint2004 0 75 150 300 450 600 Feet February 27, 2006 Planning Commission DM 05-1976 (Paradise Point R-PZD) Agenda Item 2 Page 15 of 16 RPZD05-1734 One Mile View PARADISE POINT � a ' RME-24 .C-1 R RDE -4. RMF -24. SEd RA RSF-4 Y� RSF-4 R -A SUBJECT PROPERTY R-0 l JOYCE -BLVD 'WLnNE§Crv- OLD KILLERN RD Overview Legend Subject Property RPZDO5-1734 Boundary """14.., Planning Area g000Q o,< Overlay District Outside City Legend 0 0.120.25 0.5 0.75 1 February 27, 2C K10C Planning Commiss (5-1976 (Paradise Point R -P2 Agonda It 06 on D) on2 Page 16 of 16 THE CITY OF FAYETTEVILLE, ARKANSAS PLANNING DIVISION CORRESPONDENCE TO: Fayetteville Planning Commission FROM: Suzanne Morgan, Current Planner THRU: Jeremy Pate, Director of Current Planning DATE: February 21, 2006 PC Meeting of February 27, 2006 125 W. Mountain St. Fayetteville, AR 72701 Telephone: (479) 575-8267 ANX 06-1935: (FLETCHER WILLIAMS, 474): Submitted by RANDY RITCHEY STEADFAST, INC. for property located at 370 DOUBLE SPRINGS RD. The property is in the Planning Area and contains approximately 9.70 acres. The request is to annex the subject property into the City of Fayetteville. Planner: Suzanne Morgan RECOMMENDATION: Staff recommends approval of the requested annexation based on the findings included as part of this report. BACKGROUND: Property description: The subject property contains approximately 9.70 acres and is located on Double Springs Road, south of Persimmon Street. The property is bordered on two sides by property in the city limits, with Silverthorne Subdivision to the west and Legacy Point Phase 4 (under construction) to the east. Two intervening properties lie between the subject property and the city limits to the north (Legacy Point Phase 1). Annexation of the 9.70 acres will create an island of approximately 6.30 acres. Proposal: The applicant requests annexation of 9.70 acres into the city limits to allow for residential development of greater density than would be possible otherwise, by utilizing the amenities provided when annexing into the city (i.e. sewer). The applicant has submitted a rezoning request with the annexation petition to rezone the property from R -A to RMF -6, with a Bill of Assurance, should the annexation be approved. February 27, 2006 Planning Commission ANX 06-1935 (Williams) Agenda Item 3 KJReports120061PC Reporis102-27-0614NX 06-1935 (Willioms).doc Page 1 of 22 Recommendation: Staff recommends approval of the proposed annexation. Should the annexation request be approved, future changes or additional development on this site will be regulated by the city allowing for a more uniform and consistent development pattern. SURROUNDING LAND USE AND ZONING Direction Land Use Zoning North Storage Units & 2 Single family homes Single family homes Planning Area RSF-4 & RMF -6 (Legacy Pt. Ph. 1) South Rural Single family homes Planning Area East Vacant (under construction) RSF-4 West Silverthorne Subdivision RSF-4 INFRASTRUCTURE: Streets: The site has access to Double Springs Road. Improvements will be required to Double Springs Road which may include off-site improvements. An evaluation will be made by staff at the time of preliminary plat or large scale development. Dedication of right-of-way per the Master Street Plan is required. Adjacent Streets: North: Persimmon Street (Collector) South: Dot Tipton Road (Collector) West: Double Springs Road (Minor Arterial) Water: Public water is adjacent to the site. There is an 8" water line that that runs along Double Springs Road. A study of the water system shall be conducted by the developer. Substantial improvements to the water system may be required which includes other off-site improvements. Water service will need to be extended to and within the property at the time of development connecting within the proposed development. Sewer: Sanitary sewer is located near the site. Substantial improvements to the sewer system will be required which includes off-site improvements. This development will be within the sewer assessment area. A study of the downstream system shall be conducted by the developer. Sewer service will need to be extended to and within the property at the time of development connecting within the proposed development Drainage: Standard improvements and requirements for drainage will be required for the development. Fire: These 9.70 acres are covered by Engine 7 located at 835 Rupple Road. It is 3 miles from the station with an expected response time of 6 minutes to the entrance of this development. The Fire Department anticipates 13 ( 8 EMS — 5 Fire/Other) calls for service per year once the development is completed and maximum build- out has occurred. Measured Hydrant Flow in this area is 1465 gallons per minute. February 27, 2006 Planning Commission ANX 06-1935 (Williams) Agenda Item 3 X:IReports120061PCReports102-27-061ANX 06-7935 (Williams).doc Page 2 of 22 The service impact of this development will typically take eighteen months after the development is started, and the units begin to be occupied, to occur. There should be no adverse effects on our call volume or response time to this development. Police: It is the opinion of the Fayetteville Police Department that this annexation will not substantially alter the population density and thereby undesirably increase the load on police services or create and appreciable increase in traffic danger and congestion in the area. LAND USE PLAN: General Plan 2020 identifies the portion of this property within the Planning Area 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 will create an island of unincorporated property. The property is surrounded by the city limits to the east and west, and the prospective buyer of the property desires to develop the property under City regulations with the ability to access sewer. The two adjacent property owners to the south (Williams and Hays) have expressed interest in annexing into the city. Hays has submitted a Petition to Annex to the County, and according to the applicant Mr. Williams is in the process of submitting a Petition to the County. There are two property owners to the north of the property within the Planning Area. The immediate property owner to the north is unwilling to annex into the city due to the potential regulations which would be placed on the property and the effect they would have on the land owner's storage business. Staff has met with the landowner of the new storage business who has expressed his desire to remain within the county in order to utilize his business. Mini -storage is allowed in the 1-1 zoning districts. While atypical to recommend an annexation that creates an island, staff finds the applicant has made every attempt to annex this property while complying with city policies. The applicant has met with the City Council members for Ward 4 to discuss the possibility of extending sewer outside the city limits to serve a development on this property. Public services are available to the properties adjacent to the subject property; therefore, the annexation of this property will not create an unnecessary load of calls or extension of service area on emergency services and public facilities. K: IReporis12006WC Reporrs102-27-061ANX 06-1935 (Williams).doc February 27, 2006 Planning Commission ANX 06-1935 (Williams) Agenda Item 3 Page 3 of 22 11.6.1) Proposed annexation area must be adjacent, or contiguous, to city limits. Finding: The proposed annexation area is adjacent to the city limits along its east and west boundaries. The request does not extend the city limit boundary further south than the current limits reach. 11.6.c Areas should either include or exclude entire subdivisions or neighborhoods, not divide. Finding: This area does not divide neighborhoods. 11.6.d Boundaries for annexed areas should follow natural corridors. Finding: The proposed boundaries follow existing property lines. 11.6.e Timing of services within annexation areas should be considered. Finding: Current conditions result in a response time of 6 minutes for fire protection from Fire Station #7. Extension of water and sewer lines shall occur at the time of development. 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: The property is mainly cleared pasture with a few trees surrounding the two existing single-family dwellings and a pond. Development regulations within the City will ensure appropriate development and preservation of the existing natural features on the property. 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 this annexation and rezoning will not substantially alter the population density and thereby undesirably increase the Load on police services or create and appreciable increase in traffic danger and congestion in the area. 11.6.h Annexed areas should receive the same level of service of areas already in the city limits. Finding: Fire and police service shall be provided to this area with the same level of response and service as other developments in this area. K-IRepons12006IPC Reports102-27-06IANX 06-1935 (Williams).doc February 27, 2006 Planning Commission ANX 06-1935 (Williams) Agenda Item 3 Page 4 of 22 11.6.i 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. 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. The property is adjacent to city limits, to which utilities and other public service providers already respond. 11.6.k 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. As it exists currently, annexation of the property would not require the upgrading of utilities, unless and until additional development that increases the demand on public services is proposed. 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. K: IReports120061PC Reports102-27-061ANX 06-1935 (Williams).doc February 27, 2006 Planning Commission ANX 06-1935 (Williams) Agenda Item 3 Page 5 of 22 Finding: Annexations are automatically zoned R -A, Residential Agricultural. The property owners are requesting a rezoning of RMF -6 to allow for two-family townhome and single-family development similar to the development within the RMF -6 portion of Legacy Point Phase 1. 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 property. 11.6.q Development proposals require a separate review from the annexation proposals. Finding: The applicant submitted a preliminary plat application several months ago to the Planning Division with the intent to utilize city sewer service. Staff informed the applicant that to receive sewer services he must either receive City Council approval to extend sewer to a property within the Planning Area or be annexed into the city. Any request to develop or subdivide this property requires staff review and approval by the Planning Commission. 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. Additionally, the applicant stated that he had a meeting with several adjacent property owners several weeks prior to the scheduled Planning Commission meeting. 11.6.w Encourage larger annexations to create acceptable boundaries. Finding: The annexation of this property will begin to incorporate portions of county property located between the city limits. The request does not extend the city limit boundary further south than the current limits reach. Staff has repeatedly encouraged the applicant to submit a request for annexation simultaneously with the adjacent property owners to the south so that a larger, more comprehensive land area can be reviewed for incorporation into the city. It was the applicant's wish to proceed forward with the annexation request at this time to establish the development rights on the property as soon as possible and subsequently proceed with preliminary plat approval. 11.6.t Conduct a fiscal impact assessments on large annexations. Finding: No fiscal impact assessment was conducted for this annexation of 9.70 acres. K: IReports120061PC Reporis102-27-061ANX 06-/935 (Williams).doc February 27, 2006 Planning Commission ANX 06-1935 (Williams) Agenda Item 3 Page 6 of 22 From Fayetteville General Plan 2020 — 2002 Revision 11.6 Annexation Guiding Policies Boundaries 11.62 Annex existing islands and peninsulas and do not annex areas that would create an island or peninsula. 11.6.b Proposed annexation area must be adjacent, or contiguous, to city limits. 11.6.c Areas should either include or exclude entire subdivisions or neighborhoods, not divide. 11.6.d Boundaries for annexed areas should follow natural corridors. 11.6.e Timing of services within annexation areas should be considered. 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. Emergency and Public Services 11.6.g Public services must be able to be provided efficiently in newly annexed areas. 11.6.h Annexed areas should receive the same level of service of areas already in the city limits. 11.6.i The ability to provide public services should be evaluated in terms of equipment, training of personnel, number of units and response time. Infrastructure and Utilities 11.6.j Areas currently served by utilities and other public services should be annexed. 11.6.k Proposed annexation areas should not require the upgrading of utilities to meet the demands of development unless there is a threat to public safety. 11.6.1 Phased annexation should be initiated by the City within active annexation areas based on planned service extensions or availability of services. Intergovernmental Relations 11.6.m Promote long-range planning with adjacent jurisdictions. 11.6.n Establish agreements to address regional concerns, such as water, stormwater and sewer. Administration of Annexations 11.6.o Designate zoning districts for the property during the annexation process. 11.6.p An annexation study should be completed on all annexation proposals. 11.6.q Development proposals require a separate review from the annexation proposals. 11.6.r Residents should be fully informed of annexation activities. 11.6.w Encourage larger annexations to create acceptable boundaries. 11.6.t Conduct a fiscal impact assessments on large annexations. K: IReportst2006PC Reports102-27-061WNX 06-1935 (Williams).doc February 27, 2006 Planning Commission ANX 06-1935 (Williams) Agenda Item 3 Page 7 of 22 Wttevtlle ARKANSAS Date: 1/3/2006 From: Clyde Randall GIS Office 444-3431 PLAT REVIEW CHECKLIST: Re: Anx06-1935 Hansen Number: 1935 Comments: Legal OK. Will create an island in the city limits and a strip of road unannexed. Items Needed ( if checked): 1. Each plat shall have 2 points on the boundary described in State Plane Coordinates, Arkansas North Zone, North American Datum 1983 (NAD 83). 2. Written legal descriptions that read clockwise, including area in square feet or acres. This shall be provided on the plat. (Note: If the project covers more than one tract, the legal for each individual tract and a total tract description must be provided.) 3. Boundary survey of the property shown on the plat. The surveyor shall seal, sign and date the survey. The survey shall be tied to State Plane Coordinates (see item #1). 4. Point -of -Beginning from a permanent well-defined reference point. This POB shall be clearly labeled on the drawing. 5. Curve data for any street or line which forms a project boundary (preferably radius, length of curve, chord distance and bearing). Note: Items are taken from application and code requirements. February 27, 2006 Planning Commission ANX 06-1935 (Williams) Agenda Item 3 Page 8 of 22