HomeMy WebLinkAbout2001-09-10 - Agendas - Final AGENDA FOR A REGULAR MEETING OF
THE PLANNING COMMISSION
A meeting of the Fayetteville Planning Commission will be held Monday, September 10,
2001 at 5:30 p.m. in the City Administration Building, 113 West Mountain Street,Room
219,Fayetteville,Arkansas.
The following items will be considered:
Approval of minutes from the August 24,2001 meeting.
New Business:
1. CUP 01-21.00: Conditional Use(Commerce Park 11, pp 175) was submitted by David
Gilbert of Atkins Benham Inc. on behalf of Dixie Development for property located at
2091 E. Joyce Blvd. The property is zoned R-O, Residential Office and contains
approximately 4.78 acres. The request is for a 4, 185 sq.ft. restaurant(use unit 13) in an
R-O zone.
2. LSD 01-30.00: Large Scale Development(Commerce Park 11, pp 175)was submitted
by Atkins Benham Inc. on behalf of Dixie Development for property located at 2091 E.
Joyce Blvd. The property is zoned R-O, Residential Office and contains approximately
4.78 acres. The request is for a 4,185 sq. ft. restaurant and a 41,455 sq. ft. office building.
3. FPL 01-7.00: Final Plat(WHM Investments, pp 439) was submitted by Mike
Anderson of Engineering Design Associates on behalf of Hayden McIlroy for property
located on Rupple Road south of Wedington Drive. The property is zoned A-1,
Agricultural, R-1, Low Density Residential, R-1.5, Moderate Density Residential, R-2,
Medium Density Residential, and C-1,Neighborhood Commercial and contains
approximately 90 acres with 7 lots proposed.
4. CUP 01-24.00: Conditional Use (On Deck, pp 138)was submitted by Glenn Carter of
Carter&Associates on behalf of Charles &Pamela Calloway for property located west
of Kee Corner Plaza on Zion Road. The property is zoned C-1,Neighborhood
Commercial and contains approximately 1.4 acres. The request is for indoor batting
cages (use unit 4) in the C-1 district.
5. LSD 01-31.00: Large Scale Development(On Deck, pp 138) was submitted by Glenn
Carter of Carter& Associates on behalf of Charles &Pamela Calloway for property
located west of Kee Corner Plaza on Zion Road. The property is zoned C-1,
Neighborhood Commercial and contains approximately 1.4 acres. The request is to build
an18,200 sq.ft. building for indoor batting cages with retail sales.
6. ADM 01-38.00: Administrative Item (Hickman, pp 601) was submitted by Craig Hull
of Nickle-Hill Group, Inc. on behalf of Daryl Hickman for property located at the
southwest corner of 15' Street and S. School. The property is zoned C-2, Thoroughfare
Commercial and contains approximately 1.07 acres. The request is to reduce the
Commercial Design Standard requirement of 15' landscaping along front property lines.
7. CUP O1-23.00: Conditional Use (Brandon, pp 100) was submitted by Brian Moore of
Engineering Services Inc. on behalf of Gary Brandon Enterprises, Inc. for property
located in the proposed Copper Creek Subdivision. The property is zoned R-1, Low
Density Residential and contains approximately 34.34 acres. The request is to build a
private swimming pool with dressing rooms for the property owners association.
8. Master Parks Plan
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(575-8264),City
Administration Building, 113 West Mountain Street,.Fayetteville,Arkansas. All interested parties are invited to
review the petitions. Interpreters or TDD for hearing impaired are available for all public meetings. 72 hour notice
is required. For further information or to request an interpreter,please call Don Bunn at 575-8330.
ORDER OF PLANNING COMMISSION MEETING
A. Introduction of agenda item - Chairman
B. Presentation of request-Applicant
C. Public Comment
D. Response by Applicant/Questions&Answer with Commission
E. Action of Planning Commission(Discussion and vote)
-MOTE--TO-MEMBERS OF THE AUDIENCE - -
If you wish to address the Planning Commission on an agenda item,raise your hand when the
Chairman asks for public comment. He will do this after he has given Planning Commission
members the opportunity to speak and before a final vote is taken. Public comment will only be
permitted during this part of the hearing for each item.
Once the Chairman recognizes you, go to the podium at the front of the room and give your
name and address. Address your comments to the Chairman, who is the presiding officer. He
will direct them to the appropriate appointed official, staff member or others for response. Please
keep your comments brief, to the point, and relevant to the agenda item being considered so that
everyone has a chance to speak.
Please, as a matter of courtesy, refrain from applauding or booing any speakers or actions of the
Planning Commission.
2001 Planning Commissioners:
Bob Estes - Chairman
Lorel Hoffman -Vice Chairman
Lee Ward - Secretary
Nancy Allen
Don Bunch
Sharon Hoover
Don Marr
Loren Shackelford
Alice Bishop
Addendum to Planning Commission Agenda Packet
for September 10,2001
Replace Agenda
Replace 6.1 with 6.1a
Replace 3.1 with 3.1a
Replace 3.2 with 3.2a
Replace 3.3 with 3.3a
Replace 3.4 with 3.4a
Replace 3.5 with 3.5a
Add 3.16, 3.17, 3.18, 3.19, 3.20
AGENDA FOR A REGULAR MEETING OF
THE PLANNING COMMISSION
A meeting of the Fayetteville Planning Commission will be held Monday, September 10,
2001 at 5:30 p.m. in the City Administration Building, 113 West Mountain Street,Room
219,Fayetteville, Arkansas.
The following items will be considered:
Approval of minutes from the August 24, 2001 meeting.
New Business:
1. CUP 01-21.00: Conditional Use (Commerce Park 11,pp 175) was submitted by David
Gilbert of Atkins Benham Inc. on behalf of Dixie Development for property located at
2091 E. Joyce Blvd. The property is zoned R-O,Residential Office and contains
approximately 4.78 acres. The request is for a 4, 185 sq.ft. restaurant(use unit 13) in an
R-O zone.
2. LSD 01-30.00: Large Scale Development (Commerce Park 11,pp 175) was submitted
by Atkins Benham Inc. on behalf of Dixie Development for property located at 2091 E.
Joyce Blvd. The property is zoned R-O, Residential Office and contains approximately
4.78 acres. The request is for a 4,185 sq. ft. restaurant and a 41,455 sq. ft. office building.
3. FPL 01-7.00: Final Plat(WHM Investments, pp 439)was submitted by Mike
Anderson of Engineering Design Associates on behalf of Hayden McIlroy for property
located on Rupple Road south of Wedington Drive. The property is zoned A-1,
Agricultural, R-1, Low Density Residential, R-1.5, Moderate Density Residential, R-2,
Medium Density Residential, and C-1,Neighborhood Commercial and contains
approximately 90 acres with 7 lots proposed.
4. CUP 01-24.00: Conditional Use (On Deck, pp 138) was submitted by Glenn Carter of
Carter& Associates on behalf of Charles &Pamela Calloway for property located west
of Kee Corner Plaza on Zion Road. The property is zoned C-1,Neighborhood
Commercial and contains approximately 1.4 acres. The request is for indoor batting
cages (use unit 4) in the C-1 district.
5. LSD 01-31.00: Large Scale Development(On Deck,pp 138) was submitted by Glenn
Carter of Carter& Associates on behalf of Charles& Pamela Calloway for property
located west of Kee Corner Plaza on Zion Road. The property is zoned C-1,
Neighborhood Commercial and contains approximately 1.4 acres. The request is to build
an18,200 sq.ft. building for indoor batting cages with retail sales.
6. ADM 01-38.00: Administrative Item (Hickman, pp 601) was submitted by Craig Hull
of Nickle-Hill Group, Inc. on behalf of Daryl Hickman for property located at the
southwest corner of 15`h Street and S. School. The property is zoned C-2, Thoroughfare
Commercial and contains approximately 1.07 acres. The request is to reduce the
Commercial Design Standard requirement of 15' landscaping along front property lines.
7. CUP 01-23.00: Conditional Use (Brandon,pp 100)was submitted by Brian Moore of
Engineering Services Inc. on behalf of Gary Brandon Enterprises, Inc. for property
located in the proposed Copper Creek Subdivision. The property is zoned R-1,Low
Density Residential and contains approximately 34.34 acres. The request is to build a
private swimming pool with dressing rooms for the property owners association.
8. Master Parks Plan
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(575-8264),City
Administration Building, 113 West Mountain Street,Fayetteville,Arkansas. All interested parties are invited to
review the petitions. Interpreters or TDD for hearing impaired are available for all public meetings. 72 hour notice
is required. For further information or to request an interpreter,please call Don Bunn at 575-8330.
FAYETTEVILLE
THE CITY OF FAYETTEVILLE,ARKANSAS - -
113 W. Mountain St.
Fayetteville,AR 72701
Telephone:(501)575-8264
PLANNING DIVISION CORRESPONDENCE
TO: Fayetteville Planning Commission
FROM: Sara Edwards, Associate Planner
THRU: Tim Conklin, City Planner,AICP
DATE: September 6, 2001
ADM 01-38.00: Administrative Item (Hickman, pp 601) was submitted by Craig Hull of
Nickle-Hill Group, Inc. on behalf of Daryl Hickman for property located at the southwest corner
of 15' Street and S. School. The property is zoned C-2, Thoroughfare Commercial and contains
approximately 1.07 acres. The request is to reduce the Commercial Design Standard requirement
of 15' landscaping along front property lines.
Findings: The proposed use of this property is automobile sales. The property is one acre in size
and will be required to go through the large scale development process. The applicant is
requesting that prior to submitting a large scale development application, a determination of the
requested waiver of the Commercial Design Standards requirement of a 15 foot wide landscaped
area. Section 166.14(C)(1)(b)(1)requires a 15 foot wide landscaped area to be provided along the
front property line exclusive of right-of-way. Automobile sales lots are exempt from the
provision, which requires interior parking lot landscaping. Therefore, the only tree island on this
site will be the one along the east side, which is being used for tree preservation.The applicant
will be required to dedicate an additional feet of right-of-way along School and an additional
25 feet of right-of-way along 15' street. The requested waivers are as follows:
A reduction from the required 15 feet of landscaped area to 5 feet along 15`h Street.
A reduction from the required 15 feet of landscaped area to a varying width of 5 to 8 feet
along S. School.
Recommendation: Approval of the reduction along 15th street subject to the conditions of
approval listed below. Denial of the requested reduction along S. School.
Reasoning for Recommendation: The applicant is dedicating an additional 25 feet of right-of-
way along 15' street. This requirement is not typical of every new development in town.
Therefore, a finding can be made that this condition is unique to this site. However, the
additional 5 foot required dedication along S. School is a typical requirement that is required for
most new projects.
H:\USERS\COMMOMSara\PC ReportW-10-01\15th.doc
Planning Commission
September 10, 2001
ADM01-38 Hickman
Page 6.1a
FP 01-07.00
Page 1
FAYETTEVILLE
THE CITY OF FAYETTEVILLE,ARKANSAS
113 W. Mountain St. -
Fayetteville,AR 72701
TO: Fayetteville Planning Commission
FROM: Tim Conklin, City Planner
THRU: Hugh Earnest, Urban Development Director
Kit Williams, City Attorney
DATE: September 10, 2001
FPL 01-7.00: Final Plat (WHM Investments,pp 439)was submitted by Mike Anderson of
Engineering Design Associates on behalf of Hayden McIlroy for property located on Rupple
Road south of Wedington Drive. The property is zoned A-1,Agricultural, R-1, Low Density
Residential, R-1.5, Moderate Density Residential, R-2, Medium Density Residential, C-1,
Neighborhood Commercial and contains approximately 90 acres with 7 lots proposed.
Findings: The Planning Division required the subject property to be processed through the
preliminary and final plat process in order to bring into compliance past lot splits that have not
been approved through the required planning process and to allow for the subdivision of
additional tracts. The initiation of this process was a result of the need to subdivide appropriate
tracts that will be developed with the Fayetteville Boys and Girls Club. Furthermore, this final
plat has been submitted in order to approve the sale of property to the Fayetteville Boys and Girls
Club and the legal transfer of ownership to the City of Fayetteville.
Tract 4 is currently owned by the Fayetteville Boys and Girls Club. Tract 6 is owned by the City
of Fayetteville. Tracts 1,2,3,5 and 7 are owned by WHM Land Investments. Tracts 4, 5, and 6 are
the future site of the Fayetteville Boys and Girls Club. Tract 5 will be given to the City to meet
future Parks Land Dedication requirements for this property which has already been approved by
the Planning Commission. Tract 6 has already been deeded to the City for a Parks Land
Dedication requirement related to the Meadowlands Development.
Pursuant to the Master Street plan 90 feet of right-of-way is being dedicated to the City for
Rupple Road as well as 35 feet for Persimmon Street. The city is not recommending any public
improvements as part of this subdivision due to past discussions and understandings with the
former Administration and Street Committee. In order to honor the past discussions and
understandings,the preliminary plat was approved varying the subdivision requirements with a
finding by the Planning Commission that an undo hardship unique to this property does exists
"that this project is in the best interest to the City, that due to the limited grant money it would be
Planning Commission
September 10, 2001
FPL01-7 WHMInvest.
Page 3.1 a
FPO]-07.00
Page 2
an undo financial hardship to acquire these buildings due to the uniqueness of this project being
funded by grant money, that it would make financial constraints."
Recommendation: Approval by the full Planning Commission subject to the conditions listed
below.
Conditions of Approval:
1. A minimum 25'wide utility easement shall be provided from Meadowlands Drive located
in The Meadowlands, Phases I&II, to the Rupple Road right-of-way.
2. At the time of development on Tract 7, the developer will be required to improve, build,
or be assessed for the construction of half of Persimmon along the south boundary of
Tract 7 based on current ordinances.
3. The final plat shall show the right-of-way dedication for Rupple Road, Wedington Drive
and Persimmon Street as required by the Master Street Plan. Dedication of right-of-way
on Wedington Drive shall be made by warranty deed to the City of Fayetteville.
4. A note shall be placed on the plat indicating that lots 1, 2, 3, & 7 may not use Rupple
Road right-of-way for access until the street is completed. Fines may be accessed to the
property owners by the City if damage to road work occurs prior to completion. The City
will construct a haul road to the Fayetteville Boys and Girls Club prior to construction of
Rupple Road.
5. Water will not be available to tracts 3, 4, 5, and 6 and sewer will not be available to tracts
3 and 4. Water and sewer shall be extended to these tracts at the time of development of
each tract. The City will extend water to tract 4 from Meadowlands Subdivision. Sewer
exists along the southern boundary of subdivision. At the time of development for each
tract,the tract developer shall evaluate the existing water and sewer capacity and shall
provide any upgrades or extensions if needed to serve each development.
6. All utilities shall be placed underground. Temporary overhead power may be installed to
serve the Fayetteville Boys and Girls Club construction for a maximum period of 24
months from the date of final plat approval.
7. The City has agreed to build Rupple Road, classified as a minor arterial, in order to
provide access to the proposed Fayetteville Boys and Girls Club. Staff is recommending
the developer pay, based on the rational nexus formula, an impact fee for a proportionate
share of the cost of Rupple Road as a Minor Arterial. Based on the formula,the applicant
will be assessed $176,724.25 for a road impact fee . The impact fee was based on the
projected future residential development of Tracts 3 & 7 that will be using Rupple Road.
At the time the Boys and Girls Club meet all requirements to obtain the Reynolds grant,
Planning Commission
September 10, 2001
FPLOJ-7 WHM Invest.
Page 3.2a
FP 01-07.00
Page 3
WHM Investments shall pay the entire $176,724.25 if the City Council approves
construction of Rupple Road as a four lane street with curbs, gutters, and storm sewer.
If the City Council approves construction of a 2 lane street with plans for future widening
and at the time the Boys and Girls Club meet all requirements to obtain the Reynolds
grant, the developer shall:
a) Pay to the City$100,000.00 (non-refundable, not dependant on any
development of vacant lots),
b)Provide the City a letter of credit in the amount of$76,724.25 with additional
principal to be added each year based on the increase in the Consumer Price Index
during the previous calendar year, Such letter of credit will run for a term of six
years from date of when all conditions are met for the Fayetteville Boys and Girls
Club to obtain the Reynolds Grant and will be due upon the City completing the
widening of Rupple Road to four lanes with curbs, gutters, and storm sewer. In
the event, Rupple Road is not improved to such standards within six years,the
letter of credit shall be allowed to expire.
8. The projected future development of Tracts 3 & 7 are 81 single family units,28 duplex
units, and 260 apartment units: If during the six year period indicated above in condition
#7 a development is approved by the Planning Commission in excess of any of the above
indicated units the developer will pay an additional impact fee for each unit in excess of
the above as follows:
a) For each excess single family unit $231.30 in cash and a letter of credit for
$154.20, total being $385.00. The total amount shall be paid if the road is four
lanes.
b) For each excess duplex unit$141.64 in cash and a letter of credit for$94.43, total
being $236.07. The total amount shall be paid if the road is four lanes.
c) For each excess apartment unit$320.51 in cash and a letter of credit for$213.67,
total being 534.18. The total amount shall be paid if the road is four lanes.
The cash impact fee and letter of credit will be delivered upon the Planning Commission
approving the final plat or large scale development. Any letters of credit received during
the six year period from the date the Boys and Girls Club meet all requirements, shall be
returned back to the developer if the road is not widened to four lanes with curbs, gutters,
and storm sewers during the six year period.
If after the six year period the developer presents a preliminary plat to the Planning
Commission in excess of the projected units,the developer will pay an additional impact
Planning Commission
September 10, 2001
FPL01-7 WHMinvest.
Page 3.3a
FPO]-07.00
Page 4
fee for each unit in excess of the projections based on whether or not Rupple Road is
completed at that time as a four lane road,with curbs, gutters and storm sewer. If
completed, the total amount indicated above will be paid for each excess unit. If not
complete,the cash amount indicated above will be paid for each excess unit.
If during the six year period indicated above the developer has a final plat approved for
less than the projected units indicated above the $76,724.25 letter of credit will be
reduced for each unit less than the projected units indicated above. The developer will
receive a reduction for each unit less as follows:
a)For each less unit of single family in tract 7, a reduction in the letter of credit of
$154.20.
b) For each less unit of duplex in tract 7, a reduction in the letter of credit of
$94.43.
c)For each less unit of apartments in tract 3, a reduction in the letter of credit of
$213.67.
9. Upon the Boys and Girls Club meeting all requirements to obtain the Reynolds grant, all
on-site and off-site improvements for any development within this subdivision shall be
based upon the above provisions and terms. The above provisions and terms will apply to
WHM Investments and any subsequent assigns.
10. In the event the Boys and Girls Club fails to meet all requirements to obtain the Reynolds
grant and is not constructed within this subdivision, all on-site and off-site improvements
for any development on tracts within this subdivision shall be based on current ordinance
requirements at the time of development approval.
11. Plat Review and Subdivision comments (to include written staff comments mailed to the
applicant or his representative, and all comments from utility representatives -AR
Western Gas, SWBT, Ozarks, SWEPCO, Cox Communications)
Background:
The Preliminary Plat was reviewed at the February 28, 2001 Technical Plat review and the March
15, 2001 Subdivision Committee meeting. The Final Plat was reviewed at the August 29, 2001
Technical Plat Review meeting and August 30, 2001 Subdivision Committee meeting.
Planning Commission
September 10, 2001
FPL01-7 WHMlnvest.
Page 3.4a
FP 01-07.00
Page 5
Staff has recommended a revised condition of approval regarding the developers responsibilities
related to Rupple Road based on the rational nexus formula and recommends this final plat be
presented to the full Commission.
INFRASTRUCTURE:
a) Water. See Conditions of Approval.
b) Sanitary sewer. Existing.
C) Streets. See Conditions of Approval.
d) Grading and Drainage. Not applicable for this project.
PLANNING COMMISSION ACTION: ves Required
Approved Denied
Date:
Comments:
CITY COUNCIL ACTION: Required
Approved Denied
Date:
The "CONDITIONS OF APPROVAL", beginning on page one of this report, are accepted
in total without exception by the entity requesting approval of this development item.
by
title
date
Planning Commission
September 10, 2001
FPL01-7 WHMlnvest.
Page 3.5a
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Planning Commission
September 10, 2001
FPL01-7 WHMInvest.
Page 3.16
McIlroy
Summary of Trip Generation Calculation
For 20 Dwelling Units of Apartments
August 13 , 2001
Average Standard Adjustment Driveway
Rate Deviation Factor Volume
Avg. Weekday 2-Way Volume 6 . 63 2 . 98 1 . 00 133
7-9 AM Peak Hour Enter 0 . 08 0 . 00 1 . 00 2
7-9 AM Peak Hour Exit 0 .43 0 . 00 1 . 00 9
7-9 AM Peak Hour Total 0 .51 0 . 73 1 . 00 10
4-6 PM Peak Hour Enter 0 .42 0 . 00 1 . 00 8
4-6 PM Peak Hour Exit 0 .20 0 . 00 1 . 00 4
4-6 PM Peak Hour Total 0 . 62 0 . 82 1 . 00 12
Saturday 2-Way Volume 6 . 39 2 . 99 1 . 00 128
Saturday Peak Hour Enter 0 . 00 0 . 00 1 . 00 0
Saturday Peak Hour Exit 0 . 00 0 . 00 1. 00 0
Saturday Peak Hour Total 0 . 52 0 . 74 1 . 00 10
Note: A zero indicates no data available.
Source : Institute of Transportation Engineers
Trip Generation, 6th Edition, 1997 .
TRIP GENERATION BY MICROTRANS
Planning Commission
September 10, 2001
FPL01-7 WHMInvest.
Page 3.17
McIlroy
Summary of Trip Generation Calculation
For 40 Dwelling Units of Residential Condominium / Townhouse
August 13 , 2001
Average Standard Adjustment Driveway
Rate Deviation Factor Volume
Avg. Weekday 2-Way Volume 5. 86 3 . 09 1 . 00 234
7-9 AM Peak Hour Enter 0 . 07 0 . 00 1. 00 3
7-9 AM Peak Hour Exit 0 .37 0 . 00 1 . 00 15
7-9 AM Peak Hour Total 0 .44 0 . 69 1 . 00 18
4-6 PM Peak Hour Enter 0 .36 0 . 00 1 . 00 14
4-6 PM Peak Hour Exit 0 . 18 0 . 00 1 . 00 7
4-6 PM Peak Hour Total 0 . 54 0 . 76 1 . 00 . 22
Saturday 2-Way Volume 5 . 67 3 . 10 1 . 00 227
Saturday Peak Hour Enter 0 . 25 0 . 00 1 . 00 10
Saturday Peak Hour Exit 0 .22 0 . 00 1 . 00 9
Saturday Peak Hour Total 0 .47 0 . 71 1. 00 19
Note : A zero indicates no data available.
Source: Institute of Transportation Engineers
Trip Generation, 6th Edition, 1997 . -
TRIP GENERATION BY MICROTRANS
Planning Commission
September 10, 2001
FPL01-7 WHMInvest.
Page 3.18
McIlroy
Summary of Trip Generation Calculation
For 20 Dwelling Units of Single Family Detached Housing
August 13 , 2001
Average . Standard Adjustment Driveway
Rate Deviation Factor Volume
Avg. Weekday 2-Way Volume 9 .57 3 . 69 1 . 00 191
7-9 AM Peak Hour Enter 0 . 19 0 . 00 1 . 00 4
7-9 AM Peak Hour Exit 0 . 56 0 . 00 1 . 00 11
7-9 AM Peak Hour Total 0 . 75 0 . 90 1 . 00 15
4-6 PM Peak Hour Enter 0 . 65 0 . 00 1 . 00 13
4-6 PM Peak Hour Exit 0 .36 0 . 00 1 . 00 7
4-6 PM Peak Hour Total 1 . 01 1 . 05 1 . 00 20
Saturday 2-Way Volume 10 . 09 3 . 67 1 . 00 202
Saturday Peak Hour Enter 0 . 51 0 . 00 1 . 00 10
Saturday Peak Hour Exit 0 .43 0 . 00 1 . 00 9
Saturday Peak Hour Total 0 . 94 0 . 99 1 . 00 19
Note: A zero indicates no data available.
Source : Institute of Transportation Engineers
Trip Generation, 6th Edition, 1997 .
TRIP GENERATION BY MICROTRANS
Planning Commission
September 10, 2001
FPL01-7 WHMInvest.
Page 3.19
COLLECTOR STREETS provide traffic circulation within residential,commercial, and
industrial areas. They collect traffic from local or residential streets in neighborhoods and
channel it into the arterial system. Connections between arterials should be indirect to
discourage use by traffic from outside the neighborhood. In residential neighborhoods,frontage
along collectors is discouraged;houses should front on local or residential streets.
Design Service Volume: 4,000 vpd, 6,000 vpd with left tum bays
Speed: 25-30 mph
Traffic Lanes: Two I F travel lanes, 10' turn bays where warranted
Parking Lanes: Two lanes provided. None when turn bay exists
Paved Width: 36 from back of curb
Right of Way: At least 70'
Multi-use trail: Two at least 6' wide, at least 10'from curb
Tree Planting areas: Two, at least 10' wide
g6' I_'� 36'
70'-0"
Minimum
Collector
MINOR ARTERIAL STREETS connect higher functional class facilities, etc. Residential
frontage is strongly discouraged. Access should be from perpendicular local or residential streets.
Design Service Volume: 12,200 vpd, 14,800 vpd with left tum bays
Speed: 35-40 mph
Traffic Lanes: Four 12' travel lanes, 1 F turn lanes possible at intersections '
Parking Lanes: None
Paved Width: 52'from back of curb, 59' with turn lane
Right of Way: At least 90' '
Multi-use Trail: Two at least 6' wide, at least 10'from curb
Tree Planting Areas Two, at least 10' wide
6' I^ 52' ' 6' I
90'-0"
Minimum
Minor Arterial Planning Commission
September 10, 2001
Fayetteville; Arkansas, • GENERAL PLAN 2021 FPL01-7 WHMznvest.
109 Page 3.20
FAYETTEVILLE
THE CITY OF FAYETTEVILLE,ARKANSAS
113 W. Mountain St.
Fayetteville,AR 72701
Telephone:(501)575-8264
PLANNING DIVISION CORRESPONDENCE
TO: Fayetteville Planning Commission
FROM: Dawn T. Warrick, Senior Planner
THRU: Tim Conklin, A.I.C.P., City Planner
DATE: September 10, 2001
CUP 01-21.00: Conditional Use(Commerce Park II,pp 175)was submitted by David Gilbert
of Atkins Benham Inc. on behalf of Dixie Development for property located at 2091 E.Joyce
Blvd. The property is zoned R-O,Residential Office and contains approximately 4.78 acres.
The request is fora 4, 185 sq.ft. restaurant(use unit 13) in an R-O zone.
RECOMMENDED MOTION:
Staff recommends approval of the conditional use subject to the following conditions:
1. Planning Commission approval of the accompanying large scale development.
2. Any signage in addition to that shown on the elevations and large scale development
plan shall be submitted for staff review prior to the issuance of a building permit for
this restaurant.
PLANNING COMMISSION ACTION: Required YES
O Approved O Denied
Date: September 10,2001
Comments:
The"CONDITIONS OF APPROVAL" listed in this report are accepted in total without exception by the
entity requesting approval of this conditional use.
Name: Date:
H.'I USERSICOMMOMDAWN7IREPORTSIPCI9-10-011commerce.doc
Planning Commission
September 10, 2001
CUP01-21 Commerce Park II
Page 1.1
BACKGROUND:
Commerce Park is a development of professional offices. The first phase of this project is
built and the current project is a part of the second phase. The development is located at
the southwest corner of Old Missouri Rd. and Joyce Blvd. and provides access to both
streets. Office buildings, a bank and now a restaurant are the proposed uses for this
development. The applicant,with this request, seeks to build a restaurant in a 4,185 s.f.
building facing Joyce Blvd. An accompanying large scale development for this phase of
Commerce Park details the site design and elevations for this project.
SURROUNDING LAND USE AND ZONING
North: Professional Offices,R-O
South: Butterfield Trail Village, R-2
East: Commerce Park, Phase I, R-O
West: Butterfield Trail Village, R-2
GENERAL PLAN DESIGNATION Residential
§ 163.02. AUTHORITY; CONDITIONS; PROCEDURES.
B. Authority; Conditions. The Planning Commission shall:
1. Hear and decide only such special exemptions as it is specifically
authorized to pass on by the terms of this chapter.
2. Decide such questions as are involved in determining whether a
conditional use should be granted; and,
3. Grant a conditional use with such conditions and safeguards as are
appropriate under this chapter; or
4. Deny a conditional use when not in harmony with the purpose and intent
of this chapter.
C. A conditional use shall not be granted by the Planning Commission unless and
until:
1. A written application for a conditional use is submitted indicating the
section of this chapter under which the conditional use is sought and
stating the grounds on which it is requested.
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Finding: The applicant has submitted a written request for a conditional use permit to
allow a restaurant in the R-O zoning district as provided by §161.12.
2. The applicant shall pay a filing fee as required under Chapter 159 to cover
the cost of expenses incurred in connection with processing such
application.
Finding: The applicant has paid the required filing fee.
3. The Planning Commission shall make the following written findings
before a conditional use shall be issued:
(a.) That it is empowered under the section of this chapter described in
the application to grant the conditional use; and
Finding; The Planning Commission is empowered under §161.12 to grant a
conditional use permit to allow a restaurant(use unit 13—Eating Places) in
the R-O, Residential Office zoning district.
(b.) That the granting of the conditional use will not adversely affect
the public interest.
Finding: The granting of this conditional use will not adversely affect the public
interest. This project is part of an office park development which is being
developed to contain a mix of different professional offices. The location is
--near the intersection of two well traveled streets. Access will be from Joyce
Blvd.which is classified on the Master Street Plan as a principal arterial.
(c.) The Planning Commission shall certify:
(1.) Compliance with the specific rules governing individual
conditional uses; and
Finding: The applicant has complied with specific rules governing this individual
conditional use request.
(2.) That satisfactory provisions and arrangements have been
made concerning the following, where applicable:
(a.) Ingress and egress to property and proposed
structures thereon with particular reference to
automotive and pedestrian safety and convenience,
traffic flow and control and access in case of fire or
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catastrophe;
Finding: Ingress and egress is provided from Joyce Blvd. and will serve the restaurant
building as well as proposed office building located south of the subject
building. Cross access is provided to the original phase of this development
to the east.
(b.) Off-street parking and loading areas where required,
with particular attention to ingress and egress,
economic,noise, glare, or odor effects of the special
exception on adjoining properties and properties
generally in the district;
Finding: Parking has been provided at the ratio required in the City's Unified
Development Ordinance (1 space per 200 s.f.). Bike racks have also been
provided as required. Parking shall be landscaped as required and is shown
on the site plan submitted for large scale development review.
(c.) Refuse and service areas,with particular reference
to ingress and egress, and off-street parking and
loading,
Finding: Refuse and service areas have been provided and reviewed as a part of the
large scale development project. The dumpster pad shall be screened on
three sides.
(d) Utilities, with reference to locations, availability,
and compatibility;
Finding: Utilities are available to this site and shall be extended at the developer's
expense. All utility companies as well as City divisions reviewed this project
during the large scale development review process.
(e.) Screening and buffering with reference to type,
dimensions, and character;
Finding: Landscaping will be installed as required by the accompanying large scale
development. Trees and shrubs along the front property line will be installed
as required by the City's UDO Chapter 172—Parking and Loading.
(f) Signs, if any, and proposed exterior lighting with
reference to glare, traffic safety, economic effect,
and compatibility and harmony with properties in
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the district;
Finding: A freestanding monument sign is proposed to be located at the entrance to
the development along Joyce Blvd. Additional wall signage for the
restaurant may be requested once a tenant has been established.
(g.) Required yards and other open space; and
Finding: All required yards and open space have been accommodated with the
submitted site plan.
(h.) General compatibility with adjacent properties and
other property in the district.
Finding: This project is an extension of the original Commerce Park and maintains
similar architectural features and building materials. This is in keeping with
the surrounding properties and provides general compatibility with adjacent
property and other properties in the district.
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§161.12 DISTRICT R-O RESIDENTIAL OFFICE.
A.Purpose.The Residential-Office District is designed primarily to provide area for offices without
limitation to the nature or size of the office,together with community facilities,restaurants and compatible
residential uses.
B.Uses.
1. Uses Permitted.
Unit 1 City-Wide Uses by Right
Unit 5 Government Facilities
Unit 8 Single-Family and Two-Family
Dwellings
Unit 12 Offices, Studios and Related
Services
Unit 25 Professional Offices
2. Uses Permissible on Appeal to the Planning Commission.
Unit 2 City-Wide Uses by Conditional
Use Permit
Unit 3 Public Protection and Utility
Facilities
Unit 4 Cultural and Recreational
Facilities
Unit 9 Multi-Family Dwelling-Medium
Density
Unit 10 Multi-Family Dwelling-High
Density
Unit 13 Eating Places
C. Bulk and Area Regulations.
(Per Dwelling Unit for Residential Structures)
Lot Mobile Home Park 100 ft.
Minimum
Width:
Lot Within a 50 ft.
Mobile Home Park
One Family 60 ft.
Two Family 60 ft.
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Lot Mobile Home Park 100 ft.
Minimum
Width:
Three or More 90 ft.
Lot Area Mobile Home Park 3 acres
Minimum:
Lot Within a 4200 sq. ft.
Mobile Home Park
Row Houses:
Development 10,000 sq.
ft.
Individual Lot 2500
sq.ft
Single Family 6000 sq.ft
Two Family 6500 sq. ft
i
Three or More 8000 sq.ft
Fraternity or 1 acres
Sorority
Land Area Mobile Home 3000 sq.ft.
Per Dwelling
Unit:
Row Houses
&Apartments:
Two or More 1200 sq. ft.
Bedrooms
1OOOsq.ft.
One Bedroom
1000
sq.ft
No Bedroom
Fraternity or 500 sq. ft.,
Sorority per
resident
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D. Bulk and Area Regulations/Setbacks.
Setback lines shall meet the following minimum
requirements.
From Street ROW 30 ft.
From Street ROW if Parking is 50 ft.
Allowed Between the ROW and the
Building
From Side Property Line 10 ft.
From Side Property Line When 15 ft.
Contiguous to a R-1,R-2 or R-3
District
From Back Property Line Without 25 ft.
Easement or Alley
From Center Line of Public Alley 10 ft.
E. Building Area. On any lot the area
occupied by all buildings shall not exceed 60%of the
total area of such lot.
F. Height Regulations. There shall be no
maximum height limits in R-O Districts,provided,
however,that any building which exceeds the height
of 20 feet shall be set back from any boundary line of
any R-1,R-2,or R-3 District an additional distance
of one foot for each foot of height in excess of 20
feet.
(Code 1991,§160.041;Code 1965,App.A,Art.
5(x);Ord.No. 1747,6-29-89;Ord.No.2414,2-7-78;
Ord.No.2603,2-19-80;Ord.No.2621,4-1-80)
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