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Home My WebLink About2010-04-05 - Agendas • Tae;ile ARKANSAS THE CITY OF FAYETTEVILLE,ARKANSAS 113 W.Mountain St. Fayetteville,AR 72701 Telephone: (479)575-8267 AGENDA FOR A MEETING OF THE BOARD OF ADJUSTMENT MONDAY,APRIL 5, 2010 at 3:45 p.m. Room 111, City Administration Building The following items will be considered: 1. Approval of the minutes from the January 4, 2010 regular meeting and the January 19, 2010 Special Meeting. Old Business: 2. BOA 09-3530 (NARROW ESCAPES / NORTH ST & RR, 444): Submitted by BATES & ASSOCIATES for property located ON THE SOUTH SIDE OF NORTH STREET, EAST OF THE RAILROAD CORRIDOR. The property is zoned RMF-24, MULTI FAMILY - 24 UNITS/ACRE and contains approximately 2.15 acres. The request is for a variance from the minimum buildable street frontage requirements. Planner: Andrew Garner New Business: 3. BOA 09-3545 (LIFE STYLES COLLEGE FOR LIVING, 363): Submitted by BATES AND ASSOCIATES for property located at CORNER OF W. SYCAMORE ST. AND SADDLEHORN AVE. The property is zoned P-1, INSTITUTIONAL and contains approximately 1.27 acres. The request is for a reduced front setback of 20 feet to allow 10 feet of a canopy over the driveway at the entrance of the building. Planner: Dara Sanders 4. BOA 09-3546 (3274 E. ZION RD. V.THOMPSON, 099): Submitted by ED FRANKZE for property located at 3274 E. ZION RD. The property is zoned R-A, RESIDENTIAL- AGRICULTURAL and contains approximately 2.00 acres. The request is for a reduced front setback to bring an existing non-conforming structure into compliance. Planner: Data Sanders 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(479-575-8267), 125 West Mountain Street, Fayetteville, Arkansas. All interested parties are invited to review the petitions. Interpreters or TDD (Telecommunication Device for the Deaf)are available for all public hearings; 72 hour notice is required. For further information or to request an interpreter,please call 479-575-8330. • Taye evl e ARKANSAS ORDER OF BOARD OF ADJUSTMENT 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 Board F. Action of the Board of Adjustment (Discussion & Vote) NOTE TO MEMBERS OF THE AUDIENCE If you wish to address the Board of Adjustment on an agenda item raise your hand when the Chairman asks for public comment. He will do this after he has given Board 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 Board of Adjustment. 2010 Board of Adjustment Members Robert Kohler (Chairman) Sheree Alt Robert Nickle Mark Waller Steven Bandy Kristen Knight Board of Adjustment January 4, 2010 Page 1 of 4 MINUTES OF A MEETING OF THE BOARD OF ADJUSTMENT A regular meeting of the Board of Adjustment was held on January 4, 2010 at 3:45 p.m. in Room 326 of the City Administration Building, 113 W. Mountain, Fayetteville, Arkansas. ITEMS DISCUSSED ACTION TAKEN MINUTES: December 7, 2009 Approved Page 2 BOA 09-3492 (Leon Gregory/7205 & 7211 Wedington Dr., 434) Approved Page 3 MEMBERS PRESENT MEMBERS ABSENT Sheree Alt Steven Bandy William Chesser Robert Kohler Bob Nickle Mark Waller Kristen Knight STAFF PRESENT STAFF ABSENT Jesse Fulcher Andrew Garner Dara Sanders Jason Kelley Jeremy Pate Board of Adjustment Chair Bob Kohler called the meeting to order at 3:45 PM. April 5,2010 Board of Adjustment BOA Minutes 01/04/10 Agenda Item 1 Page 1 of 4 Board of Adjustment January 4, 2010 Page 2 of 4 Approval of the December 7,2009 Board of Adjustment meeting minutes. Motion: Board Member Chesser made a motion to approve the minutes from the December 7, 2009 Board of Adjustment meeting. Board Member Nickle seconded the motion. Upon roll call, the motion passed with a vote of 4-0-0. April 5,2010 Board of Adjustment BOA Minutes 01/04/10 Agenda Item 1 Page 2 of 4 Board of Adjustment January 4, 2010 Page 3 of 4 BOA 09-3492 (LEON GREGORY, 434): Submitted by BATES & ASSOCIATES for property located at 7205 & 7211 W. WEDINGTON DRIVE. The property is zoned R-A, RESIDENTIAL-AGRICULTURAL and contains approximately 0.64 acres. The request is for variances from the lot area, width, and setback requirements. Andrew Garner, Senior Planner, gave the staff report discussing the existing two single family homes that were built on this property several decades ago. The property was annexed into the City by general election in 2006 and these homes became non- conforming. The applicant is requesting variances to subdivide the property into two lots and to bring the non-conforming building setbacks into compliance. Board Member Kohler discussed that these two non-conforming homes were inherited by the City as a result of the annexation. Derrick Thomas, applicant, was present to answer any questions. Board Member Nickle discussed that this was a pretty straightforward request. No public comment was presented. Motion: Board Member Nickle made a motion to approve the request with conditions as listed in the staff report. Board Member Chesser seconded the motion. Upon roll call, the motion passed with a vote of 4-0-0. April 5,2010 Board of Adjustment BOA Minutes 01/04/10 Agenda Item 1 Page 3 of 4 Board of Adjustment January 4, 2010 Page 4 of 4 Announcements Jason Kelley, Assistant City Attorney, distributed the memorandum of understanding that came out of the court-ordered mediation for the Board of Adjustment item that has been appealed to the Washington County Circuit Court. He discussed that he has attempted to contact the applicant to submit a modified variance application to the Board of Adjustment per the mediation agreement, although the applicant has not submitted an application or been responsive thus far. Several Board Members and Jason Kelley discussed that a special meeting may need to be held by the Board of Adjustment if the applicant submits an application prior to the January 25, 2010 court date. All business being concluded, the meeting was adjourned at 4:00 p.m. April 5,2010 Board of Adjustment BOA Minutes 01/04/10 Agenda Item 1 Page 4 of 4 Board of Adjustment Special Meeting January 19, 2010 Page 1 of 3 MINUTES OF A SPECIAL MEETING OF THE BOARD OF ADJUSTMENT A special meeting of the Board of Adjustment was held on January 19, 2010 at 3:45 p.m. in Room 111 of the City Administration Building, 113 W. Mountain, Fayetteville, Arkansas. ITEMS DISCUSSED ACTION TAKEN BOA 10-3506 (D. Hill/208 W. Sycamore, 367) Approved Page 2 MEMBERS PRESENT MEMBERS ABSENT Sheree Alt Steven Bandy William Chesser Robert Kohler Bob Nickle Mark Waller Kristen Knight STAFF PRESENT STAFF ABSENT Jesse Fulcher Andrew Garner Dara Sanders Jason Kelley Jeremy Pate Board of Adjustment Chair Bob Kohler called the meeting to order at 3:45 PM. April 5,2010 Board of Adjustment BOA Minutes 01/19/10 Agenda Item 1.1 Page 1 of 4 Board of Adjustment Special Meeting January 19, 2010 Page 2 of 3 BOA 10-3506 (D. HILL / 208 W. SYCAMORE, 367): Submitted by DAVID M. HILL for property located at 208 W. SYCAMORE STREET. The property is zoned RSF-4, RESIDENTIAL SINGLE FAMILY 4 UNITS PER ACRE and contains approximately 0.27 acres. The request is for front building setback variances off of Woolsey Avenue and Sycamore Street to bring a nonconforming structure into compliance. Andrew Garner, Senior Planner, gave the background for the previous variance request at the property that was denied in 2009, and the current variance request that has been brought forward as a result of the court-ordered mediation agreement. Board Member Kohler described the request of the applicant that would satisfy the mediation agreement. Jason Kelley, Assistant Attorney, reviewed the copy of the mediation that was provided to the board. He described the mediation meeting and discussed that he thinks the request is reasonable and that both the City and applicant made concessions. If the variance is not granted we will go to trial. Board Member Nickle discussed the 3.5 hour mediation. He discussed that there were some changes in the methodology of how city does some of this permitting that occurred directly as a result of this project and to avoid problems in the future. He discussed that this request would allow the street department to expand the street intersection in the future without having to condemn the subject property. He felt like the mediation agreement was a reasonable compromise. Board Member Kohler asked about whether part of the structure was in the right-of- way? Kelley discussed that a portion of the structure on Woolsey Avenue was in the right-of- way. Board Member Alt asked for more details about the mediation. Board Member Nickle responded that the structural safety was discussed and was a concern; verifying the stability and load for the trusses for the safety of the current and future occupants of the house. Kelley described that the mediation agreement resulted in something where both sides met in the middle. The City won't have to buy the applicant's deck if Woolsey Avenue needs to be widened. Board Member Waller asked if the board can consider the risk of the City going to trial as part of their decision of the variance. Kelley responded that, yes, the board can consider the risk of going to trial in their decision. April 5,2010 Board of Adjustment BOA Minutes 01/19/10 Agenda Item 1.1 Page 2 of 4 Board of Adjustment Special Meeting January 19, 2010 Page 3 of 3 No public comment was presented. Wes Dawson, applicant's attorney, discussed that he thinks the mediation is a good agreement. A lot of people have commented that they think the applicant's addition to his home is an improvement. He discussed that the applicant tried to do everything appropriately. We have come to a reasonable agreement. There were some mistakes made on both sides. Kelley discussed the staff recommended conditions of approval. Board Member Kohler asked if a variance was needed to bring the existing nonconforming structure into compliance. Jeremy Pate, Development Services Director, discussed that the variance should include bringing the existing nonconforming structure into compliance. Board Member Nickle discussed that the recommended condition that the structure be removed within 90 days be modified to allow the applicant 120 days to remove the structure. Motion: Board Member Nickle made a motion to approve the request as requested by the applicant, and also to approve variances to bring the existing nonconforming home into compliance, modifying condition of approval No. 1 to give the applicant 120 days, instead of 90. Board Member Alt seconded the motion. Upon roll call, the motion passed with a vote of 5-1-0, with Board Member Waller voting `no'. All business being concluded, the meeting was adjourned at 4:30 p.m. April 5,2010 Board of Adjustment BOA Minutes 01/19/10 Agenda Item 1.1 Page 3 of 4 April 5,2010 Board of Adjustment BOA Minutes 01/19/10 Agenda Item 1.1 Page 4 of 4 Ta7eV ii BOA Meeting of April 5, 2010 ARKANSAS THE CITY OF FAYETTEVILLE, ARKANSAS 125 W. Mountain St. Fayetteville,AR 72701 PLANNING DIVISION CORRESPONDENCE Telephone:(479)575-8267 TO: Board of Adjustment FROM: Andrew Garner, Senior Planner THRU: Jeremy Pate, Development Services Director DATE: March 30, 2010 BOA 10-3530 (NARROW ESCAPES, 444): Submitted by BATES & ASSOCIATES for property located on THE SOUTH SIDE OF NORTH STREET, IMMEDIATELY EAST OF THE ARKANSAS AND MISSOURI RAILROAD CORRIDOR. The property is zoned RMF-24, MULTI FAMILY - 24 UNITS/ACRE and contains approximately 2.15 acres. The request is for variances from the minimum buildable street frontage requirements. Planner: Andrew Garner BACKGROUND: Property: The subject 2.15 acre property is a long narrow sliver of property on the south side of North Street, immediately east of the Frisco railroad corridor. The site also has frontage onto Frisco Avenue and is zoned RMF-24. Scull Creek is located just west of the site and portions of the site are within the floodplain. Surrounding land use and zoning is depicted on Table 1. Table 1 Surrounding Land Use/Zoning Direction from Site Land Use Zoning North Multi-family residential RMF-24 South Undeveloped RMF-24 East Multi-and single family residential RMF-24 West Railway corridor; antique shop; undeveloped RMF-40; 1-1 Background: On February 8, 2010 the Fayetteville Planning Commission approved a large scale development(LSD 09-3481) for Narrow Escapes. The approved project is for a multi-family development with a 30-unit condominium building and four two-family cottages for a total of 38 units. The development is concentrated on the northern portion of the site. The southern portion of the site will remain undeveloped and dedicated as a tree preservation area,partially within the floodplain. Proposal: The RMF-24 zoning district requires a minimum buildable street frontage of 50% of the lot width that is located within the build-to zone (between the 10-25 feet from the front property line). The total street frontage along North Street is approximately 80 feet, and the total street frontage along Frisco Avenue is 898 feet. According to the G:IETCIDevelopment Services Review120100evelopment ReviewlIO-353OBOA Narrow Escapes North St.&AR&M ,2010 tracks104-05-10ICommentsandRedlines Board of Adjustment BOA 09-3530 Narrow Escapes Agenda Item 2 Page 1 of 9 minimum buildable street frontage requirement, the total length of all new buildings adjacent to North Street must be a minimum of 40 feet within the build-to zone, and the total length of new buildings adjacent to Frisco Avenue must be a minimum of 449 feet. Currently, the total length of all buildings adjacent to North Street within the build-to zone is 34 feet, or 43% of the street frontage, and the length of all buildings adjacent to Frisco Avenue within the build-to zone is 370 feet, or 41%. Consequently, the proposed structures require variances to be approved from the Board of Adjustment prior to development (see Table 1). Table 1 Variance Request Variance Issue Ordinance Requirement Applicant's Request Minimum buildable street frontage 50% of the lot width within the build-to 43% (a 7%variance) North Street zone Minimum buildable street frontage 50% of the lot width within the build-to 41% (a 9%variance) Frisco Avenue zone Public Comment: Staff has not received public comment. CITY PLAN 2025 FUTURE LAND USE PLAN DESIGNATION: City Neighborhood Area RECOMMENDATION: Based on the findings included herein, staff recommends approval of the requested variances of minimum buildable street frontage on North Street and Frisco Avenue for the proposed development. BOARD OF AD [JSTiV1ENT=ACTION: U.- 7lpproved ❑ Denied Date Auni 5.2010 Mot'i'on: Second` "` � Vote FINDINGS: City of Fayetteville Unified Development Code Section 156.02 ZONING REGULATIONS. Certain variances of the zoning regulations may be applied for as follows: A. General Regulations/Application. A variance shall not be granted unless and until an application demonstrates: I. 1. Special Conditions. That special conditions and circumstances exist which are peculiar to the land, structure, or building involved and which are not applicable to other lands, structures or buildings in the same district. G:IETCIDevelopment Services Review120101Development Revierr110-3530 BOA Narrow Escapes North St. &AR&AA' s 2010 trac&03-01-101Comments and Redlines Board of Adjustment BOA 09-3530 Narrow Escapes Agenda Item 2 Page 2 of 9 Finding: Special conditions do exist that are peculiar to the site. The property is a long narrow parcel (approximately 80 feet by 1,000 feet) between existing development and a railway corridor. The property is also unusual in that it has a large amount of street frontage along the north and east property lines. The RMF-24 zoning of the property encourages development with a relatively high density, and with the configuration of the property, a second point of access on North Street is needed, preventing the minimum 50% buildable area from being provided because of the required driveway. Along Frisco Avenue there is a large amount of frontage, approximately 898 feet, and the developer is transitioning from a multi-family development into a single family neighborhood to the east and south. They have therefore transitioned the development from a large multi-family structure to smaller detached cottages, which do not provide as much street coverage. Additionally, the southern portion of the site is in the Scull Creek floodplain and is being preserved in a tree preservation area. This undevelopable, preserved area of the site does not offer the opportunity for structures to be built at the street frontage, further necessitating the variance of buildable street frontage. 2. Deprivation of Rights. That literal interpretation of the provisions of the zoning regulations would deprive the applicant of rights commonly enjoyed by other properties in the same district under the terms of the zoning regulations. Finding: Literal interpretation of the RMF-24 zoning regulations related to minimum buildable street_ frontage requirements for the new proposed development would deprive the applicant of rights enjoyed by other properties in the same district to develop the property for multi-family use. Due to the unique nature of the property it would be impractical to develop and access without variances. 3. Resulting Actions. That the special conditions and circumstances do not result from the actions of the applicant. Finding: The unique size and configuration of the property is not a result of the actions of the applicant, as the property was subdivided and the surrounding property developed prior the applicant's ownership. 4. No Special Privileges. That granting the variance requested will not confer on the applicant any special privilege that is denied by Zoning, Chapters 160-165, to other lands, structures, or buildings in the same district. Finding: Granting the requested minimum buildable frontage variances for the new development will not confer special privileges on this applicant. G:IETCIDevelopment Services ReviewL?OlOtDevefopment Review110-3530 BOA Narrow Escapes North St.&AR&h*41% 2010 tracks103-01-101Comments and Redlines Board of Adjustment BOA 09-3530 Narrow Escapes Agenda Item 2 Page 3 of 9 The variances will permit the applicant to develop the 2.15-acre site with a 38 unit development, consistent with the nature and scope of development permitted on other RMF-24 lots. 5. Nonconforming Uses. No nonconforming use of neighboring lands, structures, or buildings in the same district, and no permitted or nonconforming use of lands, structures, or buildings in other districts shall be considered grounds for the issuance of a variance. Finding: Existing nonconformities were not considered as a basis of the findings stated in this staff report. Section 156.02 C. Consideration by the Board of Adjustment. 1. Bulk and Area. Applications for variances of bulk and area requirements shall be considered by and may be approved by the Board of Adjustment. 2. Public Hearing. A public hearing shall be held. Finding: A public hearing is scheduled for Monday,March 1,2010. 3. Findings. The Board of Adjustment shall make the following findings: a. Minimum Variance. That the reasons set forth in the application justify the granting of the variance, ,and that the variance is the minimum variance that will make possible the reasonable use of the land, building,or structure. ,.. Finding: The requested variance is the minimum variance neededin-order for _. the applicant to make reasonable use of the site for multi-family development. b. Harmony with General Purpose. The Board of Adjustment shall further make a finding that the granting of the variance will be in harmony with the general purpose and intent of Zoning, Chapters 160-165, and will not be injurious to the neighborhood, or otherwise detrimental to the public welfare. Finding: Granting the variance would be in harmony with the general purpose and intent of zoning regulations. The intent of the minimum buildable street frontage is to encourage a continuous, traditional, and pedestrian oriented streetscape, and to discourage suburban development trends such as large parking lots located between the structure and the sidewalk. The proposed development would place new structures within the build-to zone along both North Street and G:IETCDevelopment Sesvices Review120101Development RevieivV 0-3530 BOA Narrow Escapes North St.&AR&Ad@pft,2010 tracks103-01-101Comments and Redlines Board of Adjustment. BOA 09-3530 Narrow Escapes Agenda Item 2 Page 4 of 9 Frisco Avenue with parking and access to the rear of the buildings away from the street. The proposed development meets the intent of the minimum buildable street frontage requirement. Staff finds that the proposal would not be injurious to the neighborhood but would be beneficial by providing infill development consistent with City Plan 2025. Public infrastructure would be improved including widening of Frisco Avenue and a new sidewalk connection to the off-site multi-use Scull Creek Trail. Additionally, a portion of the Scull Creek floodplain would be placed into a tree preservation area. C. Conditions and Safeguards. In granting any variance, the Board of Adjustment may prescribe appropriate conditions and safeguards in conformity with the zoning regulations. Finding: Staff has not recommended any conditions of approval. d. No Variance Allowed. Under no circumstances shall the Board of Adjustment grant a variance to allow a use not permissible under Zoning in the district involved, or any use expressly or by implication prohibited by the terms of the zoning regulations in said district: Finding: N/A G:IETCIDevelopment Services Reviewl20l01Development Reviewll0-3530 BOA Narrow Escapes North St. &AR&H4M%,2010 trac&03-0/-/OIComments and Redlines Board of Adjustment BOA 09-3530 Narrow Escapes Agenda Item 2 Page 5 of 9 ' a A.ssoca +es, l nc. Civil iro"Wing a% surveging 91W.Colt Square Dr.Suite 3 f FayetteVille,AR 72703 PH:479-442-9350-FAX:479-52.1-9350 February 8,2010 Planning Board of Adjustments City of Fayetteville ; 113 West Mountain Fayetteville, AR 72701 RE: Narrow Escapes Large Scale Development Plan Dear Board, Narrow Escapes is a proposed multi family development located off of North Street oil 2.15 acres. The project will consist of two four story multi-family buildings and four duplex buildings for a total of 40 mots, Currently, the site is undeveloped except for a large storage building and a portion of Frisco Avenue runs through the property. The project will be compatible with the adjacent multi-family buildings and is zoned RMF-24 The variance is to the minimum street frontage requirements as follows: North Street: Total 80'frontage; minimum 50%„buildable street frontage (40`);provided 2.5 built street frontage (34') -= 7.5% variance(6) Frisco Multi-family building: 130'in the build-to zone (measured from western edge of Adams St. ROW)Two-family buildings:240'in the build-to zone (4 buildings at 60`each) TOTAL: 370' Frisco Totab 898'street 'frontage and 370°buildable street frontage provided (41.240 or an 8.8% variance)or 79' a. The existing tot is peculiar due to the dimensions being 80' wide by more than 800' long. b. The requested variance is due to the long lot and excessive street frontage along Frisco. The circumstances were existing and not due to actions by the applicant. c. The granting of this variance will not confer any special privilege that is denied by this ordinance to other lands. 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Mountain St. Fayetteville,AR 72701 PLANNING DIVISION CORRESPONDENCE Telephone:(479)575-8267 TO: Board of Adjustment FROM: Dara Sanders, Current Planner THRU: Jeremy Pate, Development Services Director DATE: March 30, 2010 BOA 09-3545 (LIFE STYLES COLLEGE FOR LIVING, 363): Submitted by BATES & ASSOC for property located at CORNER OF W. SYCAMORE ST AND SADDLEHORN AVE. The property is zoned P-1, INSTITUTIONAL and contains approximately 1.27 acres. The request is for a reduced setback of 20 feet to allow 10 feet of a canopy over the driveway at the entrance of the building. Planner: Dara Sanders BACKGROUND: Property Description and Background: The subject property, containing approximately 1.27 acres, is currently undeveloped and located at the comer of Sycamore Street and Saddlehorn Avenue, adjacent to I-540. Both Sycamore Street and Saddlehom Avenue have not been constructed at this location. A floodway crosses the northern portion of the property, and approximately half of the property is within the floodplain. In March 2010, the Planning Commission approved a Large Scale Development request (LSD 09-3372) for a 14,165 square foot educational facility with associated parking and infrastructure. Surrounding land use and zoning is depicted in Table 1. Table 1: Surrounding Land Use/Zoning Direction from Site Land Use Zoning North 1-540 None South Residential RT-12, Residential Transitional, 12 units/acre RSF-4, Residential Single Family, 4 units/acre East Residential RMF-24, Residential Multi-family, 24 units/acre West 1-540 None I,x Proposal: The applicant proposes to construct a canopy to encroach 10' into the required 30' front setback in order to provide a covered drop-off entrance at the south elevation of the proposed structure. G:IETCIDerelopment Services Reriew120101Deivlopment Reweivll0-3545 BOA Life Styles College for LnvinglBOA A0F9(b(264&nts& - Redlinesl09-3492 PLNG Comments.doc Board of Adjustment BOA 09-3545 Life Styles college Agenda Item 3 Page 1 of 10 Table 2: Variance Request Ordinance Variance Issue Requirement Applicant's Request Front Setback 30 feet 20 feet a 10' variance Public Comment: Staff has not received public comment. RECOMMENDATION: Staff recommends denial of the requested variance to allow for the construction of a canopy to encroach 10 feet into the front setback, finding no hardship as discussed in the findings throughout this report. BOA" OF ADJUSTMENT ACTION: ❑ Approved - D Denied 0-,Tabled Date: Aprils, 2410 Motion Second: Vote: FUTURE LAND USE PLAN DESIGNATION: Residential Neighborhood Area FINDINGS: City of Fayetteville Unified Development Code Section 156.02 ZONING REGULATIONS. Certain variances of the zoning regulations may be applied for as follows: A. General Regulations/Application. A variance shall not be granted unless and until an application demonstrates: 1. Special Conditions. That special conditions and circumstances exist which are peculiar to the land, structure, or building involved and which are not applicable to other lands, structures or buildings in the same district. Finding: Development of the northern portion of the subject property is limited, as it is located within the floodplain and floodway; however, the area proposed to be developed contains more than 28,000 square feet and is limited to the required setbacks, green space, and site coverage that other properties within the P-1 zoning districts are expected to meet. There are not special conditions or hardships that preclude a reasonable use of the property. 2. Deprivation of Rights. That literal interpretation of the provisions of the zoning regulations would deprive the applicant of rights commonly enjoyed G:IETCIDevelopment Semces Review120100evelopmeni Review 110-3545 BOLI Life Styles College fo,-LivinglBOd AISF41 5,2010 101Comments&Redlines109-3492 PLNG Comments.doc Board of Adjustment '.. BOA 09-3545 Life Styles College Agenda Item 3 Page 2 of 10 by other properties in the same district under the terms of the zoning regulations. Finding: Literal interpretation of zoning regulations would not deprive the applicant of rights commonly enjoyed by other properties in the same district, and the applicant may still make sufficient use of the property and proposed structure without the approval of a variance request to allow for a covered drop-off area. Staff has identified several other facilities located within the P-1 zoning district or of a similar institutional use that do not have a covered drop-off area for nonemergency access. 3. Resulting Actions. That the special conditions and circumstances do not result from the actions of the applicant. Finding: Staff finds that the special conditions and circumstances do result from the actions of the applicant. Staff does not find that the site was designed for compliance with the City's zoning and development regulations. Staff finds that a slight rearrangement of the building and parking lot layout could have resulted in a design that complies with the setback requirements of the P-1 zoning district. 4. No Special Privileges. That granting the variance requested will not confer on the applicant any special privilege that is denied by Zoning, Chapters 160-165, to other lands, structures, or buildings in the same district. Finding: Granting the requested variances will confer special privileges on this applicant that are not granted to other properties and institutions in the City of Fayetteville. 5. Nonconforming Uses. No nonconforming use of neighboring lands, structures, or buildings in the same district, and no permitted or nonconforming use of lands, structures, or buildings in other districts shall be considered grounds for the issuance of a variance. Finding: Existing nonconformities of adjacent or surrounding properties were not considered as a basis of the findings stated in this staff report. Section 156.02 C. Consideration by the Board of Adjustment. 1. Bulk and Area. Applications for variances of bulk and area requirements shall be considered by and may be approved by the Board of Adjustment. 2. Public Hearing. A public hearing shall be held. Finding: A public hearing is scheduled for Monday,April 5, 2010. G.IGTCIDevelopment Services Review120101Development ReviewlIO 3545 BOA Life Styles College(or LivingIBOAAp it 5,2010 101Comments&Redlinesl09-3492 PLNG Comments.doc Board of Adjustment BOA 09-3545 Life Styles College Agenda Item 3 Page 3 of 10 3. Findings. The Board of Adjustment shall make the following findings: a. Minimum Variance. That the reasons set forth in the application justify the granting of the variance, and that the variance is the minimum variance that will make possible the reasonable use of the land,building,or structure. Finding: The applicant has requested the minimum variance needed to allow for the covered drop-off encroachment. b. Harmony with General Purpose. The Board of Adjustment shall further make a finding that the granting of the variance will be in harmony with the general purpose and intent of Zoning, Chapters 160-165, and will not be injurious to the neighborhood, or otherwise detrimental to the public welfare. Finding: Staff finds that the request may not be injurious to the neighborhood, finding that the canopy is not proposed in close proximity to an adjacent structure; however, staff does not find that the variance will be in harmony with the general purpose and intent of the Unified Development Code. Furthermore, staff finds that granting the variance request with no evidence of a hardship will be detrimental to the public welfare in that a precedent will be set for approval of a variance request to permit structures of convenience within the required setbacks of an underlying zoning district. C. Conditions and Safeguards. In granting any variance, the Board of Adjustment may prescribe appropriate conditions and safeguards in conformity with the zoning regulations. Finding: Staff has recommended denial of the request. Should the Board of Adjustment decide in favor of the variance, staff would recommend the following conditions: 1. With exception of the encroachment of the proposed canopy, all other construction shall adhere to the bulk and area requirements of the underlying zoning district. d. No Variance Allowed. Under no circumstances shall the Board of Adjustment grant a variance to allow a use not permissible under Zoning in the district involved, or any use expressly or by implication prohibited by the terms of the zoning regulations in said district. Finding: The proposed educational use is permitted in the P-1 zoning district. G.ETCIDevelopment Services Review120101Development Review110-3545 BOA Life Styles Co lege for LivmglBOA#401 5,2010 101Comments&Redhnes109-3491 PENG Comments.doe Board of Adjustment BOA 09-3545 Life Styles College Agenda Item 3 Page 4 of 10 Q os PASTING PENCE ' 32' cmc 6 J ` BOBUND UNDER 1-540 II PROPOSED SCREENED I r y - /{ DEMPSTER AREA l zg39j% CITY SEWERO NN \ �/ /o�v a BOSBNG 2 X CULVERT oQ i 7J // &Pct I a "-Y PROPOSED 26'SHARED = // INGRESS&EGRESS E 663637.96 a 1 _ j2 7�4R27. i MANHDIXE AODBIONAL PROPOSED 4' 4 EMSTING � HIDRANTFIRE % EASEMENT SEWER SERNCE .� _ N =64521271 (Wi i id E=663789.95 EXSTNG W w x L SIDEWALK • / e ! i EXSTNG 8' SEWER MAIN 7zq?6!• `2 CONCRETE X - i TERRACE r r� { {L, l �/ G'' PROPOSED TERRACED B(ISl(N ] .� �{ APA 74F%T A? j RETAINING WAILS w� !,) "Alts �f 'B HD C 4490, / LANDSCAPING RAMPj'- '^<+ / I LYIbI i CURB G .. CURB 'X 15'DRAINAGE EXISTING A" FENCE # •LS' y -y/"^� a` :Gy TWO BICYCLE PROPOSED 2' R• I v UI IN / /! CONCRETE CURB ""'+k s �� - 8 PROPOSED 2'`�� CONCNE E CURB ST3RZ CONNECTION �<`/ R P" PftOPO5p3 Awl ,,�'/�} } t r } B,q W RAB• Q 4r 6'FlRE PROTECTION LINE iY ! o+ o PROPOSm FlRE HYDRANT 376.OF PROPOSED ON LOOAT8'PVC WATER MAIN N I MO CURD a• %n �.. w H - t CURB � ast*nAxOR¢sr AD WATER MAIN +,Y APPROXI LOCATION ' • EXSTNG 6'DIP EXISTING ,t_�}z7 f— WATER MAIN CH / Oi 0 Y ...- .v bW....._% .._ W_ // � 71E T3 EXISTING E]ISTNC x 6'WATER MAIN POWER 8X8 TEE �MISTING 4• WITH 6*TAPPING POLE - SIDEWALK SLEEVE&VALVE PLJ]T%X EXISTING jr (,�\� EXSTNG START NEW ASPHALT f1 /� SIDEWALK DRIVE :�CURB , EXSTING 6`PVC WATER MAIN April 5,2010 Board of Adjustment BOA 09-3545 Life Styles College Agenda Item 3 `:..'. Y,: La Nvlff iGl,i)4a11 YII }iSi7; .• � _ ` • fly}' . a1_: 1 {; ,'•" ; : •: ,: .., :_�; � L 24 13' a L LI< v l• 20 U.E. qq I LI �1 O v W ' ti R/W l 4 CS. Lil ' N 88'33'03" W 15' 0o Lf o 3 � N v F F - - - 4„X HE S0, - RIa X X X TIE TO EXISTING EXISTING X X 6” WATER MAIN POWER 8X8 TEE WITH 6" TAPPING POLE p .y3 I' SLEEVE & VALVE EXISTING ' START NEW ASPHALT 5 5' SIDEWALK DRIVE e EXISTING CURB 02 / EXISTING 6" PVC / 5,2010 WATFR MAIN Board of Adjustment Board of Adjustment BOA 09-3545 Life Styles College Agenda Item 3 Page 6 of 10 Bates Associates Jnce Civil Enginoaring , Urveying 91 W.Colt Square Dr.5Ggte 31Fayette. Me,AR 72703 PH:479-442-9350':PAX:479-521-9350 March $. 2010 Board of Directors City of Fayetteville 113 West Mountain Fayetteville, AR 72701 RL: Life Styles,Inc Variance Request Dear Board, Life Styles College for Living would like to request a v=ariance to the front setback. That special conditions and circumstances exist which are peculiar to the land, structure, or building involved and which are not applicable to other lands structures, or buildings in the same district. a_ The triangular shape of the tot, the floodway and existing easements,do not allow sufficient room for the canopy to cover the entry drive That literal interpretation of the provisions of this ordinance would deprive the applicant of rights commonly enjoyed by other properties in the same district under the terms of this ordinance. b. Being a school and multi-use building for"consumers"with a wide range of disabilities,many of whom have limited mobility, a multi-story building would be neither feasible nor responsible. As a result, maximizing the building's footprint and subsequently usable square footage was at the forefront of programming and design. The majority of the"consumers"use,public transportation and facility busses as their primary means oftransportation,necessitating the covered drive for loading and unloading at the building's entrance. That the special conditions and circumstances do not result from the actions of the applicant, c. The lot is existing with existing easements and flood plain. That granting the variance requested will not confer on the applicant any special privilege that is denied by this ordinance to other lands, structures,or buildings in the same district. d. The variance is due to a special Circumstance due to the existing lot configuration, casements,and flood way_ Sincerely Bates & Associates,luc. � - Azo Geoffrey H. Bates,P.E. April 5,2010 Board of Adjustment BOA 09-3545 Life Styles College Agenda Item 3 _. _ Page 7 o 10 Bates Associates. 1 nc. Civil Engineering &Surveying 91 W.Colt Square Dr.Suite 3/Fayetteville,AR 72703 PH:479-442-9350* FAX:479-521-9350 March 8, 2010 Dara Sanders Planning Staff City of Fayetteville 113 West Mountain Fayetteville, AR 72701 RE: Life Styles, Inc Variance Request Dear Mrs. Sanders, We would like to request the following variances: 1. Variance from the required 30' setback to allow the canopy over the driveway to extend 10' into the building setback. Due to the triangular shape of the lot, the floodway and existing easements, do not allow sufficient room for the canopy to cover the entry drive. If you have any questions or require additional information, please feel free to call. Sincerely Bates & Associates,Inc. Geoffrey H. 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