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Home My WebLink About2010-12-06 - 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, DECEMBER 6, 2010 at 3:45 p.m. Room 111, City Administration Building The following items will be considered: 1. Approval of the minutes from the November 1, 2010 meeting. New Business: 2. BOA 10-3714 (FIRESTONE/NW CORNER BOX & 45E, 372): Submitted by KIP HEARNE H2 ENGINEERING, INC. for property located at THE NW CORNER OF BOX AVENUE AND HWY 45E, MISSION BOULEVARD. The property is zoned CS, COMMUNITY SERVICES and contains approximately 1.20 acres. The request is for a variance from the minimum buildable street frontage requirement of 65%. Planner: Dara Sanders 3. BOA 10-3715 (AAO / 1515 BURR OAK DRIVE, 287): Submitted by KIP HEARNE H2 ENGINEERING, INC. for property located at 1515 BURR OAK DRIVE. The property is zoned RMF-24, MULTI FAMILY - 24 UNITS/ACRE and contains approximately 4.33 acres. The request is for a 42,485 s.f. expansion that will enclose the existing facility. Planner: Andrew Garner 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 Mark Waller Steven Bandy Evan Niehues Kristen Knight Nancy Firmin Board of Adjustment Meeting November 01, 2010 Page 1 of 4 MINUTES OF THE BOARD OF ADJUSTMENT A regular meeting of the Board of Adjustment was held on November 1, 2010 at 3:45 p.m. in Room 111 of the City Administration Building, 113 W. Mountain, Fayetteville, Arkansas. ITEMS DISCUSSED ACTION TAKEN MINUTES: October 4, 2010 Approved Page 2 BOA 10-3690 (919 N. Lindell, 485) Approved Page 3 BOA 10-3691 (524 N. Gray, 485) Withdrawn Page 4 BOA 10-3701 (2238 N. College, 329) Approved Page 5 MEMBERS PRESENT MEMBERS ABSENT Sheree Alt Steven Bandy Robert Kohler Mark Waller Kristen Knight Evan Niehues Nancy Firmin 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. December 6,2010 Board of Adjustment BOA Minutes 11/1/10 Agenda Item 1 Page 1 of 4 Board of Adjustment Meeting November 01, 2010 Page 2 of 4 Announcement BOA 10-3691: Board Member Kohler announced to the public that the request for BOA 10-3691 at 524 N. Gray Avenue was withdrawn from consideration by the applicant and will not be discussed. Approval of the minutes from the October 4,2010 Board of Adjustment meeting. Motion: Commissioner Alt made a motion to approve the October 4, 2010 Meeting Minutes. Commissioner Knight seconded the motion. Upon roll call the motion passed with a vote of 5-0-0. December 6,2010 Board of Adjustment BOA Minutes 11/1/10 Agenda Item 1 Page 2 of 4 Board of Adjustment Meeting November 01, 2010 Page 3 of 4 BOA 10-3690 (919 N. LINDELL /VEGA & KITZ, 444): Submitted by JOEL HERSH for property located at 919 N. LINDELL AVENUE. The property is zoned RMF-40, MULTI FAMILY - 40 UNITS/ACRE and contains approximately 0.16 acres. The request is for a reduced side setback to allow a covered, open side wood shed. Andrew Garner, Senior Planner, gave the staff report. Board Member Kohler discussed that this seemed to be a reasonable request. He asked about the timing of the construction of the shed and the building permit. Dan Vega, applicant, discussed that he assumed that he could replace the shed. The permit was applied for after he received the violation letter. Board Member Kohler asked about the potential to widen Hughes street. Garner discussed that Hughes Street may need to be widened at some point in the future. In order to permit the shed to remain in the right-of-way City Council approval would be required. Public Comment: Peggy Andrews stated that 90 days would not allow Mr. Vega to have a wood shed before the cold weather sets in. No more public comment was presented. Board Member Kohler clarified that the 90 days was the time given to Mr. Vega to obtain a building permit for the shed. Motion: Board Member Alt made a motion to approve the request with revisions to the conditions of approval to read as follows: 1. The requested variance shall apply only to a maximum 20' x 8' structure, up to the zero-foot setback/front property line along Hughes Street. 2. Within 90 days from the Board of Adjustment approval, a building permit shall be obtained for the structure. All applicable fees shall be paid and all required inspections are required in accordance with building code. Board Member Knight seconded the motion. Upon roll call, the motion passed with a vote of 5-0-0. December 6,2010 Board of Adjustment BOA Minutes 11/1/10 Agenda Item 1 Page 3 of 4 Board of Adjustment Meeting November 01, 2010 Page 4 of 4 BOA 10-3701 (2238 N. COLLEGE / KUM & GO GAS STATION, 329): Submitted by CEI ENGINEERING ASSOCIATES, INC. for property located at 2388 N. COLLEGE AVENUE. The property is zoned C-2, THOROUGHFARE COMMERCIAL and contains approximately 1.22 acres. The request is for a reduced front setback off of Jane Avenue. Dara Sanders, Current Planner, gave the staff report. Aaron Rushing, CEI Engineering, was present to answer any questions. Board Member Kohler discussed that the main hardship for this property was the three frontages. No public comment was presented. Motion: Board Member Niehues made a motion to approve the request with the conditions of approval as recommended by staff. Board Member Alt seconded the motion. Upon roll call, the motion passed with a vote of 5-0-0. All business being concluded, the meeting was adjourned at 4:30p.m. December 6,2010 Board of Adjustment BOA Minutes 11/1/10 Agenda Item 1 Page 4 of 4 BOA Meeting of December 6, 2010 Taye1 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: Dara Sanders, Current Planner THRU: Jeremy Pate, Development Services Director DATE: November 22, 2010 BOA 10-3714(FIRESTONE/NW CORNER BOX&45E,372): Submitted by KIP HEARNE H2 ENGINEERING,INC. for property located at THE NW CORNER OF BOX AVENUE AND HWY 45E,MISSION BOULEVARD. The property is zoned CS,COMMUNITY SERVICES and contains approximately 1.20 acres. The request is for a variance from the minimum buildable street frontage requirement of 65%. Planner: Data Sanders BACKGROUND: Property Description: The subject property contains approximately 1.20 acres and is located north of Highway 45 (Mission Boulevardo and east of Highway 265 (Crossover Road) at the northwest corner of the intersection of Box Avenue and Mission Boulevard. This undeveloped property is located at the entrance of the Braden Addition, a single-family subdivision that was platted in the 1960s. As shown in the attached aerial image,the west side of the site is located within the 100 Year Floodplain and slopes down toward the Flynn Creek. In August 2010, the Planning Commission and City Council approved the applicant's request to rezone (RZN 10-3626) the subject property from R-O, Residential Office to CS, Community Services. The CS zoning district requires a minimum buildable street frontage of 65% within the build-to zone (between 10 feet and 25 feet from the front property line). The total street frontage along Mission Boulevard and Box Avenue is approximately 449 feet, which requires that the total length of all buildings on the subject property adjacent to Mission Boulevard and Box Avenue be a minimum of 292 feet within the build-to zone. On November 8,2010, the Planning Commission approved the applicant's Conditional Use Permit application(CUP 10-3684)to construct a Firestone automotive service shop containing 8,142 square feet on the subject property. In an effort to minimize potential impact of the automotive use on the adjacent residential properties to the north, staff recommended and the Planning Commission required that the applicant provide a landscaped buffer along the north property line,as shown on the submitted site plan. Additionally,the Planning Commission approved variance requests to provide wider driveway and internal parking lot drive aisles than allowed by ordinance due to the maneuverability requirements of the large truck traffic associated with the use. Surrounding land G:I PCIDevelopment Services Revieu,120101Developmene Review110-3714 BOA NW Corner Box Avenue&Hivy 45E(Mission Blvd.)101-BOA 112- 06-1OComments&Redlines December 6,2010 Board of Adjustment BOA 10-3714 Firestone Agenda Item 2 Page 1 of 11 uses are shown in Table 1. Table 1: Surrounding Land Use and Zoning Direction from Site Land Use Zoning North Two-family residences RMF-6, Residential Multi-family, 6 du/acre South Retail,Restaurants, Bank C-2, Thoroughfare Commercial West Gas station C-1,Neighborhood Commercial Single-family residence RSF-4, Residential Single-family 4 units/acre East Elementary School P-1,Institutional Request The applicant requests approval of a variance request from the 65% minimum buildable street frontage requirement of the CS zoning district, as listed in Table 2. Table 2: Variance Request Variance Issue Ordinance Re uirement Applicant's Re nest Minimum Buildable Street Frontage 65% 44% (21%variance RECOMMENDATION: Staff recommends approval of BOA 10-3714 with the following conditions: 1. Future alterations or additions to the existing structures shall meet required bulk and area regulations of the underlying zoning district, including the minimum buildable street frontage percentage, unless otherwise approved by the Board of Adjustments. 2. Should this variance request be denied,the associated Conditional Use Permit(CUP 10-3684)and Large Site Improvement Plan(LSIP 10-3683)shall be considered null and void and shall. 3. All required permits shall be obtained prior to any construction or repair of the existing structures or to improve the subject property. Additional Conditions/Comments: BOARD OF ADJUSTMEMT ACTION: ❑Approved ❑ Denied 0 Tabled Motion: Second: Vote: Date: December 6.2010 G:IEMIDevelopment Services Review120100evelopnient Revieu,V 0-3714 BOA NW Corner Box Avenue&Huy 45E(Mission Blvd)101-BOAI12- 06-101Camments&Redlines December 6,2010 Board of Adjustment BOA 10-3714 Firestone Agenda Item 2 Page 2 of 11 CITY PLAN 2025 LAND USE DESIGNATION: City 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: Staff finds that there are special circumstances specific to the subject property and use that justify the requested variance. Staff finds that there are special conditions that are peculiar to the land that would prohibit the building to extend the length of the building within the build-to zone along Mission Boulevard. The topography at the west side of the subject property changes significantly as the grade drops approximately 14 feet toward the Flynn Creek, and the 100-year Floodplain spans the length of the west property line. These existing site conditions reduce the length of developable street frontage by approximately 40 feet. Additionally, the approved use for the property requires wider driveway and internal parking lot drive aisles than allowed by ordinance due to the maneuverability limitations of the associated large truck traffic.The need for a larger parking lot and the development limitations associated with the floodplain and grade change directly affect the area remaining for the building footprint. Finally, this property is a corner lot with two street frontage totaling 449 feet. Box Avenue is a platted but unconstructed cul-de-sac,and the street ends at two residential driveways.This street is the only access to the existing residences to the north and east. Due to the development of the lots at the end of the platted right-of-way, it is not likely that Box Avenue will be extended further north to connect to another public street; therefore, while the subject property has frontage onto two public streets, staff finds that Mission Boulevard is the primary frontage and should be first priority in terms of development. Staff finds that the proposal addresses Mission Boulevard,as the length of the facade within the build-to zone adjacent to Mission Boulevard is 140.5 feet, approximately 68%. G:IETCIDevelopmenr.Services Review120101Development Reviev110-3714 BOA NW Corner Box Avenue&Hay 45E(Mission Blvd.)101-BOAI12- 06-101Comments&Redlines December 6,2010 Board of Adjustment BOA 10-3714 Firestone Agenda Item 2 Page 3 of 11 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 zoning regulations would not deprive the applicant of the right to develop the property; however, it would pose a hardship. The zoning ordinance requires the construction of a minimum 292-foot building within the build-to zone.Based on the orientation,size,and surrounding setting, such an expansive structure is not desired or feasible at this location, in staff's opinion. The variance request is a result of the form required by the zoning district,the existing floodplain and grade change to the west,and the Planning Commission's required screening and buffering along the north property line for compatibility reasons. 3. Resulting Actions. That the special conditions and circumstances do not result from the actions of the applicant. Finding: Special conditions or circumstances are the result of the actions of applicant,as the subject property was. rezoned from R-O to CS at the request of the applicant. The applicant was aware of the minimum buildable street frontage requirements of the CS zoning district at the time of the request; however,City land use planning policies and staff's concerns contributed to circumstances that do not result from the actions of the applicant. The Braden Addition, a single-family subdivision, was platted in the 1960s, prior to the development of the commercial intersection of Crossover Road and Mission Boulevard to the west. Since 2003,the applicant has submitted several rezoning requests for the subject property in order to allow for commercial use of the property. The Planning Commission and City Council have consistently denied requests to rezone the subject property to the C-1, Neighborhood Commercial,zoning district,as the request was inconsistent with the City's land use planning policies. The C-1 zoning district requires a sprawling suburban form that would require the placement of the commercial structure to the northern portion of the property (adjacent to the existing residences) and permit the parking lot adjacent to the street. Planning staff found that commercial uses are appropriate for the subject property, due to its close proximity to the primary commercial node serving the surrounding single- family neighborhoods in east Fayetteville. Staff was not supportive of the UT,Urban Thoroughfare zoning district,which requires a 50% minimum buildable street frontage, due to the high-intensity and possibly incompatible uses permitted by-right in close proximity to existing residences. Staff found that the CS zoning district was an appropriate G.*IETCIDevelopmeru Services Revieivl201o1Development Revieirl(0-3714 BOA NWCorner Box Avenue&Hing 45E(Mission Blvd.)101-BOAU2- 06-101Comments& Redlines December 6,2010 Board of Adjustment BOA 10-3714 Firestone Agenda Item 2 Page 4 of 11 designation for the property due to the required urban form and the relatively low-intensity uses permitted by-right. This is a unique corner property providing transition from the more intense commercial uses on Crossover Road to the residential,office,and school use to the east along Mission.The proposed development of the subject parcel has been oriented towards the primary arterial roadway, Mission Boulevard, retaining room for a greenspace buffer along the north property line. 4. No Special Privileges. That granting the variance requested will not confer on the applicant any special privilege that is denied by Zoning, Chapters 160-166,to other lands, structures, or buildings in the same district. Finding: Granting the requested setback variance will not confer special privileges on the applicant.The proposed use of the property has been approved by the Planning Commission. Staff finds that the proposal is consistent with the site and access needs of other transportation-related uses within the Fayetteville city limits and appropriate given the unique setting of the property. 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: No other nonconformities were 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, December 6, 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 applicant's variance request for a minimum buildable street frontage requirement of 44% is the minimum required to allow for the applicant to G:IETCIDevelopment,Services Reviewl20lO1Development Review110-3714 BOA NW Corner Box Avenue&Hey 45E(Mission Blvd.)101-BOAIl2- 06-101Commenis&Redlines December 6,2010 Board of Adjustment BOA 10-3714 Firestone Agenda Item 2 Page 5 of 11 obtain construction and building permits for the conditionally approved development request. 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: The intent of the CS, Community Services zoning district is to provide for adaptable mixed use centers in a traditional form with buildings that address the street. Staff finds that the proposal to orient the longer side of the building toward Mission Boulevard meets the intent of the CS zoning district. Mission Boulevard is the primary front for this corner lot. While customers will access the subject property from a single curb cut onto Box Avenue,a dead-end street, all pedestrian and vehicular traffic will come from Mission Boulevard. The length of the fagade within the build-to zone adjacent to Mission Boulevard is 140.5 feet, approximately 68%e. 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 conditions for this request which are stated on page two- of this report. 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: NA G:IETCIDevelopmenl Services Reviewl20101Development Revieii ll(I-3.'14 BOA NW Corner Box Avenue&Hwy 45E(Mission Blvd.)101-BOA112- 06-MCommenis&Redlines December 6,2010 Board of Adjustment BOA 10-3714 Firestone Agenda Item 2 Page 6 of 11 cHn ® ENGINEERING, INC. November 8,2010 City of Fayetteville Planning Division 113 West Mountain St. Fayetteville, AR 72701 RE: FIRESTONE COMPLETE AUTO CARE FACILITY VARIANCE REQUEST—BOARD OF ADJUSTMENTS To Whom It May Concern: Please accept this letter as our official request for a variance to the "Minimum buildable street frontage" as reflected in Section 161.19 (G) of the UDC. This property is zoned Community Service and requires 65% minimum buildable street frontage. The proposed facility is 8289 sf and the lot is approximately 1.21 acres. The subject property is a corner lot with frontage along Hwy 45 and Box Ave. The proposed facility is positioned along the Hwy 45 right-of-way and a portion of the Box Ave right-of-way. The following factors represent the hardships that limit the potential of meeting this regulation: 1. Access management: The access to the facility is designed to enter from Box Road, which is a requirement of the access management code. The location of the entrance is such that it provides ample separation from the intersection and also provides adequate separation from the residential use to the north,which reduces the impact for that use. 2. Topography / Floodplain: A part of the frontage along Hwy 45 is unuseable due to a creek located along the west property boundary. A significant change in topography limits the constructability of the lot and a floodplain exists along the creek channel. 3. Corner Lot: A corner lot creates a significant length of buildable frontage. A building designed to accommodate 65% of the entire frontage would be difficult to provide adequate parking. Thank you for your consideration in this regard. Respectfully, Kipp Hearne,P.E. H2 Engineering,Inc. December 6,2010 Board of Adjustment BOA 10-3714 Firestone Agenda Item 2 Page 7 of 11 in 2122 in a 4 HE =win 1. 5I OEM. 2 in IM ME FiEd 5 A h+� 3imdon I 33 EY EM-F �.,.... — End S: L 411321 FEW e in, on— k o in -- mr LA 2 didIME a ,t _ w in MM-JMs in 1 OF Fd �5a AN, ' L E� in oodd Nin - ML £ § A' { in 2F in IN I Fid Ed For FEF ME d FEE El IF FIF iEd a' usetrr *tp IF eMl do 6 r ¢= ti ^ die ELLm. � {+ 1m ^LL t w � x r r .di el in f ` = { in Jo Legend BOA 10-3714 Contours 2' —••—••- Stream December 8,2010 Board of Adjustment BOA 10-3714 Firestone Agenda Item 2 Page 8 of 11 it xe AFC FL )65 ODD . 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KA1EMIL N0..372 10 S<wer v JIMMY IHOBART AKIN.IN BRIAN AKIN CERTIFICATIONT JE NH fEfl AXH MIN THIS PROPERTY IS AFFECTED BY IMC IOD YEAR fL00D PLACID As Pa9 em17O I �— 'L 0485 PFEO .4 PER FIRM PANEL 0512300230 F CATES MAY 16, 2008 FAYFiiEVILLE AR )Z)OA 20X[0.PSf t BELG11bARK, BOLT IN MUELLER 1305A0 t �1 s[Bv¢E BArs m Bnvs(P5 per Bev) ID F R 'I TOTAL PARKING RED RES 10 2 IF--ay1 I l3 J iODAL PARKIRG PROVIDED I6.Pate: O " Y EF RACKSMOGURO 30 d HANDICAP OICAP 2 2 ..k,MOTOYCIE 3 N INSIDE BAY 10 N BIKE RACKS 2 p BILYLIf PACKS REOU RED x re I C e G I BICY`IE RACKSPROVIDEDPROVIRDED L E 2 roaki /H NTNG WALL I I 5 I �PoLE wM O L I?I��ry +' 0 5 3RIG LOi ARCA LESS R/W DEDICATION: 51.>16.85 it. 0 y �„I I BU L0 G PEA. 0 289 z f 16.02% L 2 (j,lllly[aae*nl XApO PEACE AREA. 9,9 A615 x/ ]0,56% ' Fla/2M j3)A4 OREEN SPACE AREA. x3,491)0 s.! d5.di% 6IDx %ARIL ' ..r..n II - -F E - — — — — i o.o• D Ides .'• �� b xs BUI1D io uxE � Z_ � � � � R � � I � I p I fee 2z un IN mx.".m mo 3 10'BWm-m uxLtk'�1x00) 3)�$ P i � 1�5 m.',i J / \k'0 dP Na`I O ..•� RLA F- �'�yw 9z�Ai ._ 1 ^fest N. 5Y t 1, ._ t l „r;. 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EEiUi�EOE YfNNIY,INC. _ FAYLCSEWLLE.P )Z)O3 FAYETRUCLLE.AD )2)01 FAYETTEVILLE,P 7x)03 SA a IC .o Aa W PARCEL )65 IJJI S-000 SEXIDI C-2 ZONED:C-2 EC.EO;C-1 BFI OF MYEl1LVILJE.TIL IOeu CGDSsov[pFAYCYIe� s13I..,1(k1RhBI�FnErSsWvaB ,Carl C-1 P >x)01 ( IN FEET) CN� 65A 2�925,G z9x[D:c-z 1 ;,,�n= zO IL Page o BOA10-3714 FIRESTONEMW CORNER BOX & 45E Close Up View Q-0 ", VgNDERGRIFF DR RSF4 CA Q P-1 X O SUBJECT PROPERTY o cs z w N F U Vi 4 z 2 J RMF-2d r C2 ,Le Wfid BOA10-3714 w Muti-Use Trail E z CHEROKEE DR ( xi sting) VtPture Trails, ?;'._ ,,,Footprints 2010 - Hillside-Hilltop Ov rlay District [_ _! Design Overlay Di trict Design Overlay Di trict ------ Planning Area 0 125 250 500 750 1,000 Fayetteville Feel December 6' 010 oar o tus men BOA 10-3714 Firestone Agenda Item 2 Page 10 of 11 B0A10-3714 FIRESTONE/NW CORNER BOX & 45E One Mile View S�w � ' c w o �` �'❑ 2 �(j SHAbE 'WT-12 I'i O �FQ'.,7',�� TOLE".... y i' J $yy OO •p -,PI ASSO PL i WOCb WAY ///ANWYKD c �/ v NAVE ,,.iGJSO WAY CA [• PRIVATE 2680 •� MPS'..,•^...Nt RY :....r,n... O� VOW CHATSWORTHRD -. CPM W RO@, O V-2 py 71�—.—_ Y�=-7UYYNSHtPSE_— STEWAR ST d - TALL OAKS DR p h( USAN ORo,2 GOLDEN OAKS OR SUBJECT PROPERTY w0 O y � H p a KANTZ DR - a ❑ _ O „ CHADWIC . .R PM FRDR o z W �4,TZ L4 p 1�Ne M MADISON DR m - I� } J BRISTOL PL m z ',� c4 Rsa-1 a w OKER DR z VI 2 N I-�-- y CHER F INTO; ICaMELOT PL a -- FIELDS„..u• � II SEITER�S1Fss 14 a 'REVERE PL I I� x HAMM ND- IIII i NzY11S7nRIA LN V j MEANDERINOWA _ q0 J g F£ PR 'Y❑�il� `WN F RBURv RDA NOR 0R A 1/ 0(:P” q Al -3 14 I�.�, '� FKNr:""""' Hvt[ND a r se rail (Exi� ting) TT-- ��' - �rRIVATEB Overview Legend - Hills de-Hilltop Overlay District Subject Properly ®3DA10-3714 �_•_! Desi jn Overlay District s Boundary �__ .; Plan iing Area Fay tteville 0 0.25 0.5 1 Board of Adjustment BOA 10-3714 Firestone Agenda Item 2 Page 11 of 11 T'""I ayetC Meeting of December 6, 2010 s 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: November 18, 2010 BOA 10-3715 (AAO / 1515 BURR OAK DRIVE, 287): Submitted by KIP HEARNE H2 ENGINEERING, INC. for property located at 1515 BURR OAK DRIVE. The property is zoned RMF-24, MULTI FAMILY - 24 UNITS/ACRE and contains approximately 4.33 acres. The request is for a 42,485 s.f. expansion that will enclose the existing facility. Planner: Andrew Garner BACKGROUND: Property Description and Background. The subject property is located at 1515 Burr Oak Drive, north of the Washington County Fairgrounds. The site is zoned RMF-24, Residential Multi-Family 24 Units Per Acre and contains 4.33 acres. The site has been developed for the Arkansas Athletes Outreach (AAO) under a conditional use permit (CU 99-10). AAO is a recreational facility used for training and coaching young athletes in various sports. The surrounding land uses and zoning are shown in Table 1. Table 1: Surroundinq Land Use and Zoning Direction from Site Land Use Zoning North Multi-family RMF-24, Residential Multi-Family 24 Units Per Acre South Washington County R-A, Residential Agricultural Fairgrounds East University Farm R-A, Residential Agricultural West Multi-Family RMF-24, Residential Multi-Family 24 Units Per Acre November 22, 2010 Planning Commission: The applicant's large scale development and conditional use permit requests were approved to expand the existing AAO at the November 22, 2010 Planning Commission meeting (LSD 10-3692 and CUP 10-3693). The development proposes to enclose the current open air basketball courts into an indoor training facility that will be approximately 42,485 square feet, and the addition of approximately 23 parking spaces. 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 McConnell Avenue is G:167CIDevelopment Services Review1201011)evelopment Review116-3715BOA1515 Burr Oak Drive dAOWOAU2-06-10ICo>PfflPiPi ber 6,2010 R Redlines Boar$of Adjustment BOA 10-3715 AAO Agenda Item 3 Page 1 of 9 approximately 464 feet. According to the minimum buildable street frontage requirement, the total length of all new buildings adjacent to McConnell Avenue within the build-to zone must be a minimum of 232 feet. The proposed length of all buildings within the build-to zone is zero feet (0'), or 0% of the street frontage. Consequently, the proposed structure requires a variance to be approved from the Board of Adjustment prior to development(see Table 1). Table 1 Variance Request Variance Issue Ordinance Re uirementAp licant's Request Minimum buildable street frontage 50% of the lot width within the build-to 0% (a 100% variance) 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 variance of minimum buildable street frontage on McConnell Drive for the proposed development. BOARD OF ADJUSTMENT ACTION: ❑ Approved ❑ Denied Date: December 6, 2010 Motion: 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: 1. 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: Special conditions do exist that are peculiar to the site. The property was developed approximately 10 years ago. Earlier this year the City revised the RMF-24 zoning district to require a build-to zone, requiring new buildings to be constructed in a zone between 10-25 feet G:1£TCDevelopmenlServices Review120100evelopnienl Review110-3715 BOA 1515 Burr Oak Drive AA01BOAU2-06- December 6,2010 MCommenis&Redlines Board of Adjustment BOA 10-3715 AAO Agenda Item 3 Page 2 of 9 from the public right-of-way. The eastern portion of this site is a steep slope transitioning from McConnell Avenue down approximately 18 feet in grade into the developed portion of the property. This sloped area contains a number of trees that were planted with the development of this site approximately 10 years ago. The applicant is proposing to enclose the outdoor covered basketball courts and expand the structure into a permanent enclosed building. The existing structure, the steep topography and tree canopy on the site are unique conditions that make construction of the expansion into the build-to zone impractical and undesirable. Staff finds that there are unique circumstances that justify granting the requested variance. 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 would require placement of the new building within 10-25 feet from the McConnell Avenue right-of-way. This would require a substantial cut into a steep slope and removal of numerous trees adjacent to McConnell Avenue. Due to the unique nature of the property being fully developed prior to current regulations and the steep topography and tree canopy, it would be impractical to develop without a variance of the minimum buildable street frontage. The right to expand existing structures is a common right enjoyed by other properties. 3. Resulting Actions. That the special conditions and circumstances do not result from the actions of the applicant. Finding: The special conditions requiring the variance are not a result of the actions of the applicant, but rather because the property was developed under the old RMF-24 zoning district, and within the past year the regulations have been modified to require a build-to zone. 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 variance to expand the existing AAO facility will not confer special privileges on this applicant. The variance will permit the applicant to expand the existing structure while preserving the steep slope and tree canopy adjacent to McConnell Avenue that were created approximately 10 GIF'rClDevelopment Services Review120701Development Review110-3715 BOA 1515 Burr Oak Drive AAOIBOAV2-06- December 6,2010 /0V omments&Redlines Board of Adjustment BOA 10-3715 AAO Agenda Item 3 Page 3 of 9 years ago when this site was originally developed. The development of the remainder of the site will be consistent all other development regulations required 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, December 6, 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 needed in order for the applicant to make reasonable expansion of the existing structure on site while designing the project to be sensitive to the topography and tree canopy. 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 expand G'167CDevelopment Services Revieiv120101Developmen(RevieM10-3715 BOA 1515 Burr Oak Drive,4A0IBOA112-06- December 6,2010 10I('omments&Redlines Board of Adjustment BOA 10-3715 AAO Agenda Item 3 Page 4 of 9 an existing structure in to a flat graded area of the site. The build-to zone on this property is a steep slope (approximately 25%). The property flattens out into the developed portion of the site approximately 70 feet from the McConnell Avenue right-of-way. While it is desired to encourage the placement of structures within the build-to zone, it is not feasible on this site. There are no parking areas within the build-to zone, which is consistent with the general intent of the subject regulation. 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 IETCIDevelopmen(Se"ices Review120101Development Review110-3715 BOA 1515 Burr Oak Drive AA0IB0AII2-06- December 6,2010 101Commenrs&Redlines Board of Adjustment BOA 10-3715 AAO Agenda Item 3 Page 5 of 9 Hn 29 ENGINEERING, INC. November 8,2010 City of Fayetteville Planning Division 113 West Mountain St. Fayetteville,AR 72701 RE: ARKANSAS ATHLETES OUTREACH VARIANCE REQUEST—BOARD OF ADJUSTMENTS To Whom It May Concern: Please accept this letter as our official request for a variance to the front setback requirements in Section 161.14 (E) and the minimum buildable street frontage as reflected in Section 161.14 (H) of the UDC. This property is zoned RMF-24 and requires 50% minimum buildable street frontage within a 10 to 25 foot build-to zone. The proposed facility is 42,485 sf and the lot is approximately 4.33 acres. The subject property is located at 1515 Burr Oak Drive, north of the Washington County Fairgrounds with frontage along McConnell Ave. The proposed project is an expansion of an existing facility and continuation of the existing use. The following factors represent the hardships that limit the potential of meeting the code requirements: 1. Topography: The existing facility is constructed at a significantly lower elevation than the adjacent street and right-of-way. This change in elevation helps to buffer this facility from the adjacent street. It would be nearly impossible, but certainly impractical, to contract a facility within the build-to zone capable of accommodating the needs of the user. 2. Tree Preservation: The area between the existing facility and the street has an abundance of trees. To build within the build-to zone, numerous trees would have to be removed. These trees currently add an additional buffer between the street and the existing use. 3. Expansion of an Existing Structure: The subject property consists of an approximate 26,500 sf open air gymnasium. The existing facility is proposed to be expanded to 42,485 sf. The use of the existing facility limits the design opportunities to expand within the build-to zone. Thank you for your consideration in this regard. Respectfully, Kipp Hearne,P.E. H2 Engineering,Inc. December 6,2010 Board of Adjustment BOA 10-3715 AAO Agenda Item 3 Page 6 of 9 PARCELI Ca.. .°. 765 SR<3 003 / PELT 1 k ;T .. .. �. i ,..I p ER E 0 BUROY ST APARTMENTS / i '/ # --_ <LL DGS, XGF DIC N A LVE F ETTEV LIF IR 72703-5185 ZONING R F E /p s F / WE "°� aro; Ve .— - I' s , 77 4� N, m 8 STANDARD I 9 STANDARD/ (tp 91STANDARO I" \8 1� iQE EF 87 a d •" / N / 1 z i l Y { . RIN 4Ty�N6° t NG `� , I I 1, P N JNG ,; I YIL' ^rises �! 24'siANOARD ° 4 17 STANDARD SITE •,•••• ;.. 2s o] 2 BICAP E d R KOH A 71 J I z4]5 :�g/' " � eL c a K I-K �F f -I``T .` 'a, �' IP .a 1 it 3 3 9 / DRYALAULL K, RA_m III`€% n / BOIT Ix NUE LE Or Y i r" '-..-+, \�.. C oak fl-LDIS.F,on I.. m ELEV 13019}}SSy�� Tl f 1$ STANDARp �Y////f�.J } nacnuTECH vurcosM /. ylQ�ll -frPIT I J I D ° r _ CIIV PRNEOT9 Xa 103691 4 1 ! I 4 1 Y �l �4 SED OLI ENENGINGINEERING.FlR VL NOR,. PLATPAGEND 297 y .., I /' I # R COLLEGE AVE-STE 351 EXISTING EO AC E 1 j 36,500 e I .I a + ✓ 2] ✓! I 1 V j �" FAYETTEVLLF R )3]01 z FACILITY J2,M105 n.l. " p-d 2/ R-d WRAP / W' D I I ` II ( (419)563 1331 LXSi NG FACILITY SHALL BE EXPANDED h EY( OWNER, ENCLOSED Irl K1 i LED EY INVESTMENTS LILY EXISTING UTILITIES UNDER 12kV PAN T J 5 MY E STP LEY AMLY LNTED PARTNERSNP E NEW UTILITIES SHALL BE P4.[EO J 1 �' 1165 E JOYCEPBLVO UXOERGROUXO ] FAYCREV LLE J3)03 5103 ALL MECHANICAL AND UTILITY EQUIPMENT - \{) SHALL BE SCREENED ARKANSAS ATHLETES OUTREACH .0 .a0 el 1 I 515 BURR OAK DRIVE __ _ FAYTTEVILLE AD 72700 I I 3100' / F - �T_ T- t _ ^ .t C d BUILDING NO IN RE 2G _ �. . ARKANSAS ATHLETES OUTREACH BUILD-TO ZONE 515 BURR OAK DRIVE R- ' n . n n '� �' 1 GRAPHIC SCALE FAYEITEVLLE AN 32704 GRAP CAL / J y C 6 FRELIrvE� ._iA, 11 ZONING RMF 24 O$U, 1 A-UAOF a33 AP RE, ++ I: IN t$ J v s. v ' IN - oaA� :"^' ° AD �Eoe.cK ExE ( IN PRET) IQ O / z 00 1 Dc LIKE V 2 d d ,. y ,T 64 I i 1 i +j a, t I 1;1¢6 ao EL. SERE 9 I J 3, o f mi / NGe zs' f tr _ BUILDING PEM 4, •I o m 3 4 1 GA x !Lir_ a --ab o0 t o , DN V A I I 1 I 1 1 I. SYflvEY D N 111 I EYE ( ARI OF THE SOUTHEAST I/d OF WASHINGTON]> lO0WN5NIARKAN5A5NORTH,RANGE JO WEST OF THE FIRM PRINCIPAL 1 / 1 2`v 1 I MERIDIAN,[LY OF Fil[NLLE [ UNTY FXL MORE PARTICULARLY DESCRIBED AS \ r _ i) ` FOR 1204.75 Qtib I , -" ) MERIDWz 'Vl�yl W pJ / 1 JI 1 f COMMENCING AT THE SOUTHEAST CORNER OF THE ABOVE SAID SECTION 33 BEING P FOUND STATE SECTION L \ \ 1 I d 1 I� -S� YYY CORNER PROMINENT THENCE NB]'3251'W ALONG THE SOUTH MINE OF INE ABOVE SAID SOUTHEAST 1/4 P � C Ir \. -,I / / 1 .� I Jµ pSTANCE OF 132042 FEET THENCE NO2'2fi30'E,LEAVING THE ABOVE SAM SOUTH LxF A 1\�l VI ` 40 1 J ' h1` 120097 FELT 10 A SET 5/9 RERAN W/CAP(PS 196)ON THE NORTH LINE OF THE WASHINGTON COUNTY FAIN ASSOCIATION PROPERTY BEING THE TRUE PONT OF BEGINNING;THENCE MB7'1911'W ALLIED SAID NORTH LINE.A O DISTANCE OF 298.25 FEET i0 A SET 5/8'REBAR VICAR(PS 1196) THENCE"02'01 SM-G,LEAVING THE ABOVE SAID NORTH LINE,A DISTANCE OF 48045 FEET TO P SET 5/8"REBAR W/CAP(PS ILEAH THENCE SB]'19'IO°E. A DISTANCE OF 28001 FEET TO A SET 5/8'REQUIRE W/CAP IPS IMSG) THENCE SOTFI50'W P OISIANCE OF 1 V<I 5:1�1 F ! \ .10' 1 I 1 R 1609 FEET TO A SCT 518- RCBPR W/CPP PS 1 96'THENCE SB)'19'0 E.MA DSIAXLC OF 1169]FEET 10 A Cryl 7 I / o i' >' 1 r I 1 / O L E G E N D �J (, \ / I J qT SET 510 BEGGAR W/CAP(PS 1496)ON THE WEST RIGHT-OF-WAY LME OF CCOXNELL AVENUE PER PUI BOOK J ok Ce \ 'S., I rpl `r �� 1� I 16 PAGE 31,THENCE 5025439 W ALONG SNE ABOVE SAID WEST NIGHT OF WAY LINE A DISTANCE OF ALI WATG VALVE /J d % 1? 1 I „n +Ar FEET TO A ETT 5/0' REBIR W/CAP(PS 1496);THENCE x6)•19 1 "W LEAVING THE ABOVE SAID WEST PoOHI F W UNE AND ALONG THE ABOVE SAO NORTH LINE OF THE WASHINGTON COUNTY FAIN ASSOCIATION r WATER METER �!Lyy _ \ 'fy+ \ASC U,V TB / I II t T / I PROPCRTV,P DISTANCE OF 9700 FEET TO THE MINT OF BEGINNING Ax0 CONTAINING 60113 SQUARE FEET OR N ( .. ?. 00' I t I 1 i 4,33 ACRES MORE OR LESS N WAFER UM[INFESTED/PROPOS[0) 1 9 TND RU 1 j 11, a - { y mom POLE y I! I 1 THE PROPERTY IS NOT AFFECTED 6Y THE 100 YEAR FLOOD PIAIX AS PER FIRM PANEL 05143CO210 F.DATED %S EL'S UNDERGROUND GAS +•` * ` `H \ 7 I6.GEI SGX 6 I[Oz- _..-.._ __ .. 0 1 1 / -- -- ......... OVERHC\O ELEci91c 63 _= h LIES - - -se - / { 205 ,_ L - a /� I I. a / r r r -+ - EXSLNO TREAT I t / �/ I I J y ZL2 30 -i l- ` - _ / IT ZF.F .. ,r J J. {- — — OFFERING'PIPE P .$92G 34 -t I ) 1 Q � EXISTING COMMUNITYBUILDING: ' z 530 AT (1 pe.250 AT.) 10 ra I'D'HYOR4Xi(C%6ilxG/PflOPo5E0) 25)_ 1 EXISTING DECIDUOUS TREE NG OFFICE I.E 5 L I .r)t CON 3PROPOSED GYMEASUM: 42,185 51,(1 per 250 e. 1]0 -' SAXTiggYHSENER 14* R[OUREO PARKING IBB ' I 1 E -139M1-- -v" "`/ :KI. i ;CIG SITEPIT WITHIN PARKING:MILE OF A TRANSIT BUS SLOP 1) IS%REDUCTION 153 GSLYENI LINE PAGE PAGES rn0 _._ __298.G& ti87°i 9 1 9 z 4/CIO EXISTING PARKING ei — — PARm BDONOPRY LINE 1 DI 3 1 ) TOTAL Si MR KING PROVIDED 112 RACKS BUILDING SETBACK UNE N2 PROJECT NUMBER:IO 09 �_ q t R�=3q r 13 ♦HANDICAP 6 A COMPACT IO F MOTORCYCLE)F BIKE p 5 5ce9 Qs EWER MANHOLE BCYCLE RACKS REOV REO 5 rocks S —�' 9 CYCLE IRCKS PflOVIDEO 5 rooks PROP05m CVfl9 0 CURER / L/ PARCEL. 765-15868-010 z i E C 0 V E R 1 G E J` ROPOSCO S OCWALK (/`-^- EO WAUNKSMX COUNTY FAIRGROUNDS TOTAL SITE AREA LESS R/W DEDICATION); IBB,dd295 1 SJ ARCOLA COX1pVR 3536 E. ccONNILL AVE. ) \\ ( 88 ENGINEERING,INC. FAYRTIG LLE AR]2701 5521 i FO IMPURE BUILDING AREA: A5113 56 // 1.03 A. - 33.94% PROPOSLO CONTOUR ZONING.R A TOTAL HARD SURFACE PREP: 70,428.21 a I./ 1 63 Pe.-3).3]% ® 500 N.COLLEGE AVENUE TOTAL GREEN SPACE: ]2.062,16 Xf,t 1,67 Ac.-38.69% PMOSEO PARKING THEE Hb 331 AVNMN&zl MWLE V6LYI 2 CALIPER Ea- )56 9 F.�a{�ryyl] s&Naew BOA 10-3715 AAO Agenda Item 3 Page 7 of 9 BOM 0-3715 AAO11515 BURR OAK DR. Close Up View C-2 0 r i 4t } 7 11 'FOXGLOVE DR `r CP7D r r . / SUBJECT PROPERTY F1.O +r� RMF4A • R fll Pr. i LIVE OAK OR e RA $gZ CA3SATT 3T E� /PRIVATE 2568 .'A tP.d yh .'i ; j KqQ - OEOR ...... Trail(Existing) K - 1��#21�S=HAIAPP$T Footprints 2010 - Hillside-Hilltop Overlay District Design Overlay Di 3trict Design Overlay Di trict ------ Planning Area 0 125 250 500 750 1.000 Fayetteville Feel December 6,2010 BOA 10-3715 AAO Agenda Item 3 Page 8 of 9 BOA10-3715 AAO/1515 BURR OAK DR. One Mile View WHITE OAK ST +..+ ENT •r+"' ' I 1 Y +r TA Ur RSFd .:/ ...u.. uu•. 'j. .vn: _ I - – w OR s _ / 9�' / 1 ��• ' _ m ; ♦j Ir VANIKE DR CP2b �. SUBJECT PROPERTY i T7 6 DR or r fiQw �r .o �,�;. MEAOE 3T- �u PINEHILLa DR �` +� '• - � e ,FIVEOAK PRINCE ST ti LORI DR MOgRE� •: PRNA7E 250- g r CAS BFAR_.,�_} f n QUA DR EMEC / / • Par DOVE I .►..`. 't'J 1 OR 1 g j ❑ pFF I.s M / t' I 'U .......... . SAUTERLN a I ....._• E� ST j se.� ItMP.,4 ,I w aW uP j � HECK gT w •: 1.6 WASH S7 4- .. .. C` , .t _ a. 1 3IR DR 1 3 ..- x4(s�f� fi it(Existin + J9""'STbffSTELL OR P.a Overview Legend - Hills de-Hilltop Overlay District Subject Property -7 MBOAIC-3715 [_._! Design Overlay District Boundary _ _ Plan-ting Area FayE tteville 0 0.25 0.5 1 `+ M les 0 Board of Adjustment BOA 10-3715 AAO Agenda Item 3 Page 9 of 9