HomeMy WebLinkAbout2004-06-28 - Agendas - Final FAYETTEVILLE
THE CITY OF FAYETTEVILLE,ARKANSAS 125 W.Mountain St.
Fayetteville,AR 72701
Telephone:(479)575-8267
AGENDA FOR A MEETING OF THE
PLANNING COMMISION
Monday,June 28,2004, 5:30 p.m.
Room 219, City Administration Building
The following items will be considered:
Approval of Minutes from the 6/18/04 meeting.
Consent.
1. LSD 04-1094: Large Scale Development(JOYCE BLVD.MED. & PROF. CENTER): Submitted by STEVE
CLARK for property located at N OF JOYCE BLVD, W OF SUNBEST AVE. The property is zoned R-O,
RESIDENTIAL OFFICE and contains approximately 4.93 acres. The request is to approve the development of a
professional office complex with five structures totaling approximately 39,180 s.f. and 169 parking spaces proposed.
Property Owner: CRAIG HEIDINGER Planner: JEREMY PATE
2. CCP 04-1051: Concurrent Plat(TWIN SPRINGS ESTATES,357): Submitted by DON HILLIS for property located at
0.8 MILES SOUTH OF WHEELER RD, WEST OF DOUBLE SPRINGS RD. The property is in the Planning Area and
contains approximately 5.57 acres. The request is to approve the development of Phase I of a residential subdivision with
5 single family lots proposed.
Property Owner: IONE TRAPP Property Owner: BETTY DANIEL Planner: JEREMY PATE
Old Business.
3. RZN 04-12.00: Rezoning(LEIGH TAYLOR PROPERTIES,pp 169)was submitted by R. Chad White on behalf of
Leigh Taylor Properties,LLC. The property is currently zoned R-A, Residential Agricultural, and contains
approximately 39.86 acres. The request is to rezone the subject property to RSF-4,Residential Single-family, 4 units per
acre. Planner: SUZANNE MORGAN
4. PPL 04-1081: Preliminary Plat(SUNDANCE MEADOWS,436): Submitted by GEOFFREY BATES for property
located at W TACKETT AND GENEVIEVE AVE, S OF WEDINGTON DRIVE. The property is zoned RSF-4,
SINGLE FAMILY-4 UNITS/ACRE and contains approximately 7.90 acres. The request is to.approve a subdivision of
land with 25 single family lots proposed.
Property Owner: SUSAN TODD Submitted on behalf of: JON TUGGLE Submitted on behalf of: DAVID CHANCE
Planner: JEREMY PATE
5. ANX 04-04.00: Annexation(TH'TON/SLOAN,pp 475)was submitted by Raymond Smith,Attorney, on behalf of
Robert and Minnie Beth Tipton for property located east of Double Springs Road,adjoining the SE corner of the Legacy
Point subdivision. The property is in the Planning Area and contains approximately 29.31 acres. The request is to annex
the subject property into the City of Fayetteville. Planner: SUZANNE MORGAN
6. RZN 04-10.00: Rezoning(TIPTON/SLOAN,pp 475)was submitted by Raymond Smith, Attorney,on behalf of
Robert and Minnie Beth Tipton for property located east of Double Springs Road,Adjoining the SE corner of the
Legacy Pointe subdivision. The property is currently zoned R-A,Residential Agricultural, and contains approximately
29.31 acres. The request is to rezone the subject property to RSF-4,Residential Single-family,4 units per acre.
Planner: SUZANNE MORGAN
7. ANX 04-01.00: Annexation (GREENWOOD/SLOAN,pp 477)was submitted by Raymond Smith,Attorney on behalf
of Jean Greenwood Jowers for property located SE of the intersection of 46th and Persimmon. The property is in the
Planning Area and contains approximately 160.0 acres. The request is to annex the subject property into the City of
Fayetteville. Planner: SUZANNE MORGAN
8. RZN 04-11.00:Rezoning(GREENWOOD/SLOAN,pp 477)was submitted by Raymond Smith,Attorney on behalf of
Jean Greenwood Jowers for property located SE of the intersection of 46th and Persimmon. The property is currently
zoned R-A,Residential Agricultural, and contains approximately 160.0 acres. The request is to rezone the subject
property to RSF-4,Residential Single-family,4 units per acre. Planner: SUZANNE MORGAN
9. ANX 04-02.00: Annexation(McBRYDE/SLOAN,pp 477)was submitted by Raymond Smith,Attorney, on behalf of
C. Bryan McBryde for property located SE of the intersection of 46th and Persimmon. The property is in the Planning
Area and contains approximately 80.0 acres. The request is to annex the subject property into the City of Fayetteville.
Planner: SUZANNE MORGAN
10. RZN 04-09.00: Rezoning(MCBRYDE/SLOAN,pp 477)was submitted by Raymond Smith,Attorney, on behalf of C.
Bryan McBryde for property located SE of the intersection of 46th and Persimmon. The property is currently zoned R-A,
Residential Agricultural,and contains approximately 80.0 acres. The request is to rezone the subject property to RSF-4,
Residential Single-family,4 units per acre. Planner: SUZANNE MORGAN
New Business.
11. ANX 04-1083: Annexation(MARINONI,478): Submitted by BOB ESTES for property located at THE SE END OF
RUPPLE ROAD. The property is zoned RSF-4, SINGLE FAMILY-4 UNITS/ACRE and contains approximately 78.84
acres. The request is to annex the subject property into the City of Fayetteville.
Property Owner: PAUL& SUELLEN MARINONI Planner: JEREMY PATE
12. RZN 04-1084: Rezoning(MARINONI,478): Submitted by BOB ESTES for property located at THE SE END OF
RUPPLE ROAD. The property is in the Planning Area and contains approximately 78.84 acres. The request is to rezone
the subject property from R-A,Residential Agricultural,to RSF-4,Residential Single-family, 4 units per acre.
Property Owner: PAUL& SUELLEN MARINONI Planner: JEREMY PATE
13.CUP 04-1095: Conditional Use(SUNBRIDGE LEARNING CENTER,289): Submitted by DIXIE
DEVELOPMENT for property located at 127 SUNBRIDGE DRIVE. The property is zoned R-O, RESIDENTIAL
OFFICE and contains approximately 1.06 acres. The request is to allow a 1,500 s.f. childcare facility within a
Pediatric Center.
Property Owner: BEN ISRAEL Submitted on behalf of: MISSY BAUGH Planner: JEREMY PATE
14. CUP 04-1097: Conditional Use(CRUMBY CHILDCARE,408): Submitted by LENORA CRUMBY for property
located at 1599 RAMSEY AVENUE. The property is zoned RSF-4,Residential Single-family,4 units per acre and
contains approximately 0.229 acres. The request is to approve a childcare facility at the subject property.
Planner: SUZANNE MORGAN
15.ADM 04-1122: Administrative Item (SALEM VILLAGE PUD): Submitted by HANK BROYLES for property
located inside the subdivision. The request is to amend the approved PUD to allow the construction of a swimming pool
and clubhouse. Planner: DAWN WARRICK
16. RZN 04-1111: Rezoning(THE MILL DISTRICT,523): Submitted by ROBERT SHARP for property located at
THE NW CORNER OF S SCHOOL AVENUE AND 6th STREET. The property is currently zoned I-1,Heavy
Commercial/Light Industrial, and contains approximately 1.95 acres. The request is to rezone the subject property to
C-2, Thoroughfare Commercial. Planner: JEREMY PATE
17. RZN 04-1104: Rezoning(GOFF,607): Submitted by TOM HENNELLY for property located at GOFF FARM
ROAD,ACROSS FROM STONEBRIDGE MEADOWS GOLF COURSE CLUB HOUSE. The property is currently
zoned R-A,Residential Agricultural,and contains approximately 17.50 acres. The request is to rezone the subject
property to RSF-4,Residential Single-family,4 units per acre.
Property Owner: DASH GOFF Submitted on behalf of. MIKE LAMBERTH
Planner: SUZANNE MORGAN
18. RZN 04-1099: Rezoning(BRISIEL,363): Submitted by TIM R.BRISIEL for property located at THE S SIDE OF
MT COMFORT RD,W OF ALPINE AVENUE. The property is zoned P-1,INSTITUTIONAL and contains
approximately 2.19 acres. The request is to rezone the subject property from P-1, Institutional,to RSF-4, Residential
Single-family,4 units per acre Planner: JEREMY PATE
19. RZN 04-1102: Rezoning(BRADBERRY/WOOLVERTON,523): Submitted by JAMES FOSTER for property
located at SW CORNER OF ROCK STREET AND S.EAST AVENUE. The property is zoned C-3,CENTRAL
COMMERCIAL and contains approximately 0.39 acres. The request is to rezone the subject property from C-3,
Central Commercial,to R-O,Residential Office.
Property Owner: MCCLINTON ENTERPRISES Planner: SUZANNE MORGAN
20. ANX 04-1090: Annexation (HAYS FAMILY DEVELOPMENT,LLLP,475): Submitted by JAMES MCCORD for
property located at WEST OF 54th AVE ADJOINING EXTENSION OF W. PERSIMMON ST(AS REFLECTED ON
M.S.P.). The property is in the Planning Area and contains approximately 37.30 acres. The request is to annex the
subject property into the City of Fayetteville.
Property Owner: HAYES FAMILY DEVELOPMENT, LLLP Planner: CRAIG CARNAGEY
21. RZN 04-1091: Rezoning(HAYS FAMILY DEVELOPMENT,LLLP,475): Submitted by JAMES MCCORD for
property located at WEST OF 54th AVE ADJOINING EXTENSION OF W. PERSIMMON ST. (AS REFLECTED
ON M.S.P.) The property is zoned R-A,Residential Agricultural, and contains approximately 49.40 acres. The
request is to rezone the subject property to RSF-4, Residential Single-family,4 units per acre.
Property Owner: J.B. HAYS Planner: CRAIG CARNAGEY
22. RZN 04-1103: Rezoning(COLLINS,404): Submitted by JEFFERY T. COLLINS for property located at 1280
HENDRIX STREET. The property is zoned RSF-4, SINGLE FAMILY-4 UNITS/ACRE and contains approximately
0.51 acres. The request is to rezone the subject property from RSF-4,Residential Single-family,4 units per acre,to
RT-12,Residential Two and Three-family. Planner: JEREMY PATE
23.ANX 04-1100:Annexation (HARPER/BRANDON,61): Submitted by MICHELE A HARRINGTON for property
located at THE S SIDE OF ALBRIGHT RD,W OF GEORGE ANDERSON ROAD. The property is in the City of
Springdale and contains approximately 9.99 acres. The request is to annex the subject property into the City of
Fayetteville.
Property Owner: CRAIG&KARYN HARPER Submitted on behalf of: GARY BRANDON
Planner: SUZANNE MORGAN
24. RZN 04-1101: Rezoning(HARPER/BRANDON,61): Submitted by MICHELE A HARRINGTON for property
located at THE S SIDE OF ALBRIGHT ROAD, W OF GEORGE ANDERSON ROAD. The property is zoned R-A,
Residential Agricultural and contains approximately 9.99 acres. The request is to rezone the subject property from R-
A,Residential Agricultural,to RSF-4,Residential Single-family,4 units per acre.
Property Owner: CRAIG&KARYN HARPER Submitted on behalf of: GARY BRANDON
Planner: SUZANNE MORGAN
All interested parties may appear and be heard at the public hearings. A copy of the proposed amendments and other pertinent data
are open and available for inspection in the office of City Planning(575-8267), 125 West Mountain Street,Fayetteville,Arkansas.
All interested parties are invited to review the petitions. Interpreters or TDD for hearing impaired are available for all public
hearings;72 hour notice is required. For further information or to request an interpreter,please call 575-8330.
ORDER OF PLANNING COMMISSION MEETING
A. Introduction of agenda item—Chairman
B. Presentation of Staff Report
C. Presentation of request—Applicant
D. Public Comment
E. Response by Applicant/Questions&Answer with Commission
F. Action of Planning Commission(Discussion&Vote)
NOTE TO MEMBERS OF THE AUDIENCE
If you wish to address the Planning Commission on an agenda item raise your hand when
the Chairman asks for public comment. He will do this after he has given Planning
Commission members the opportunity to speak and before a final vote is taken. Public
comment will only be permitted during this part of the hearing for each item.
Once the Chairman recognizes you, go to the podium at the front of the room and give
your name and address. Address your comments to the Chairman, who is the presiding
officer. He will direct them to the appropriate appointed official, staff member or others
for response. Please keep your comments brief, to the point, and relevant to the agenda
item being considered so that everyone has a chance to speak.
Please, as a matter of courtesy, refrain from applauding or booing any speakers or actions
of the Planning Commission.
2004 Planning Commissioners
Nancy Allen
Jill Anthes
Candy Clark
James Graves
Christine Myres
Alan Ostner
Loren Shackelford
Sean Trumbo
Christian Vaught
FAYETTEVILLE PC Meeting of June 28, 2004
THE CITY OF FAYETTEVILLE,ARKANSAS
113 W. Mountain St.
Fayetteville,AR 72701
Telephone:501-575-8264
PLANNING DIVISION CORRESPONDENCE
TO: Fayetteville Planning Commission
FROM: Jeremy Pate, Associate Planner
Matt Casey, Staff Engineer
THRU: Dawn Warrick, A.I.C.P., Zoning& Development Administrator
DATE: June 22, 2004
LSD 04-1094: Large Scale Development(JOYCE BLVD. MED.& PROF. CENTER):
Submitted by STEVE CLARK for property located at N OF JOYCE BLVD, W OF SUNBEST
AVE.. The property is zoned R-O, RESIDENTIAL OFFICE and contains approximately 4.93
acres. The request is to approve the development of a professional office complex with five
structures totaling approximately 39,040 s.fand 163 parkings spaces proposed.
Property Owner: CRAIG HEIDINGER Planner: JEREMY PATE
Findings:
Proposal: The applicant proposes is to construct a 5-building office complex at the northwest
corner of Joyce Blvd. and Sunbest Avenue. The site is currently a vacant 4.93-acre tract.The
development is proposed to consist of approximately 39,040 square feet of professional and
medical office space, with 163 parking spaces proposed. A common architectural theme is
identified throughout, as noted on the submitted elevations and materials sample board.
Surroundin Land Use/Zonin :
Direction Land Use Zoning
North Regional Land Trust, SF homes RSF-4, Res. Single Family, 4 DU/Acre
South Two-family dwellings RMF-24, Res. Multifamily, 24 DU/Acre
East Pleasant Valley Center _R-O, Residential Office
West Office R-O, Residential Office
Right-of-way being dedicated: 55 feet from centerline is required along Joyce Blvd, and 25 feet
from centerline along Sunbest Court.
Street Improvements: Streets are improved, including sidewalks, along Sunbest Court and Joyce
Blvd. Curb cuts shall meet City of Fayetteville design standards, and sidewalks are to be
constructed through the drive.
Adjacent Master Street Plan Streets: Joyce Blvd., Principal Arterial; Sunbest Ct, Local Street
Water/Sewer: Water and sewer lines exist to serve the proposed development.
K.'IReportsl20041PCReports106-28-04L'SD 04-1094(JOYCE BLVD.MED.&PROF.CENTER).doc June 28,2004
Planning Commission
LSD 04-1094(Joyce Blvd.M&P Center)
Page 1.1
Tree Preservation: Existing trees are being relocated on-site to function as street trees, subject
to approval by the Landscape Administrator.
Recommendation: Staff recommends approval of LSD 04-1094 with the following
conditions:
Conditions of Approval:
1. Planning Commission determination of Commercial Design Standards. Stafffinds the
proposed buildings meet all Commercial Design Standards.
2. Individual uses of structures shall be subject to the R-O, Residential Office zoning
district requirements.
3. Any proposed signage shall be approved through appropriate sign permits, and are
subject to Commercial Design Standards and all other applicable sign ordinances.
4. Trash enclosures shall be screened on a minimum of three (3) sides with materials
that are complimentary to and compatible with the proposed building. Access to the
enclosure shall not be visible from the street,pursuant to city ordinance.
5. Parking lot lighting shall be a maximum 35 feet in height, utilizing full cut-off sodium
fixtures that are shielded and directed downward, away from adjacent properties.
6. Street lights shall be installed not more than 300 feet apart along all street rights-of-
way, where non-existent.
7. Concrete sidewalks shall be constructed through the proposed drive,pursuant to city
ordinances.
8. Structures are not allowed in public utility easements. The retaining wall to the north
shall be relocated outside of the utility easement.
9. Specific street tree planting locations shall be evaluated and approved by Engineering
and the Landscape Administrator prior to issuance of a building permit,to ensure
trees are not planted on top of water and/or sewer lines.
10. A detailed landscape plan shall be submitted prior to building permit approval
including the method for transplanting trees on-site, the dates the work will be
performed and the name of the licensed contractor who will be performing the work.
Approval of the installation for all transplanted trees along street rights-of-way is
subject to approval by the Landscape Administrator.
Standard Conditions of Approval:
11. Plat Review and Subdivision comments (to include written staff comments provided
K IReportst20041PCReportsIO6-28-049SD 04-1094(JOYCE BLVD.MED.&PROF.CENTER).doc June 28,2004 -
Planning Commission
LSD 04-1094(Joyce Blvd.M&P Center)
Page 1.2
to the applicant or his representative,and all comments from utility representatives-
AR Western Gas, SWBT, Ozarks, SWEPCO, Cox Communications)
12. Staff approval of final detailed plans, specifications and calculations (where
applicable) for grading, drainage, water, sewer, fire protection, streets(public and
private), sidewalks,parking lot(s) and tree preservation. The information submitted
for the plat review process was reviewed for general concept only. All public
improvements are subject to additional review and approval. All improvements shall
comply with City's current requirements.
13. Large scale development shall be valid for one calendar year.
14. Prior to the issuance of a building permit the following is required:
a. Grading and drainage permits
b. Separate easement plat for this project that shall include the tree
preservation area.
C. Project Disk with all final revisions
d. Completion of all required improvements or the placement of a surety with
the City(letter of credit, bond, escrow) as required by§158.01
"Guarantees in Lieu of Installed Improvements" to guarantee all
incomplete improvements. Further, all improvements necessary to serve
the site and protect public safety must be completed, not just guaranteed,
prior to the issuance of a Certificate of Occupancy
PLANNING COMMISSION ACTION: yes Required
Approved Denied
Date: June 28,2004
Comments:
The "CONDITIONS OF APPROVAL", beginning on page two of this report, are accepted
in total without exception by the entity requesting approval of this development item.
By
Title
Date
K.lReports120041PCReports106-28-049SD 04-1094(JOYCE BLVD.MED.&PROF.CENTEP).doc June 28,2004
Planning Commission
LSD 04-1094(Joyce Blvd.M&P Center)
Page 1.3
FAYETTEVILLE
THE WY OF FAYETTEVILLE,ARKANSAS
PLANNING DIVISION
To: Clark Consulting
Copy: Jeremy Pate,Associate Planner
From: Craig Carnagey, (Landscape Administrator)
Date: June 18, 2004
Subject: Subdivision Committee Review for Joyce Blvd.Medical and Professional Office
TREE PRESERVATION and LANDSCAPE PLAN
1. A detailed landscape plan shall be submitted prior to building permit approval that
includes in addition to the standard items, the method for transplanting trees on-site, the
dates work will be performed, and the name of the licensed contractor who will be
performing this work.. Approval of the installation for all transplanted trees along street
rights of way will be subject to approval by the Landscape Administrator.
June 28,2004
Planning Commission
LSD 04-1094(Joyce Blvd.M&P Center)
Page 1.4
FAYETTEVILLE
THE CITY OF FAYETTEVILLE,ARKANSAS
-113 West Mountain St
Fayetteville,AR 72701 -
ENGINEERING DIVISION CORRESPONDENCE 479-575-8206
To: Steve Clark
Thru: Jeremy Pate,Development Coordinator
Suzanne Morgan, Development Coordinator
From: Matt Casey P.E., Staff Engineer
Date: June 1,2004
Re: "In-house"plat review comments (02 June 2, 2004 Tech. Plat Meeting)
Development: LSD 04-1094 Joyce Med. &Prof. Center
1. All designs are subject to the City's latest design criteria(water, sewer, streets and
drainage). Review for plat approval is not approval of public improvements, and all
proposed improvements are subject to further review at the time construction plans are
submitted.
2. The sidewalk shall be continuous through driveways with a maximum of 2%cross slope
and elevated 2% above top of curb.Remove lines representing curbs through the
sidewalk section(in the driveway) from the drawing.
3 . Show the location of the existing 8"water line along Sunbest.
4. Easements are required a minimum of 10 feet from each side of water and sewer lines
(existing lines also). If the depth is greater than 10' feet the easement will need to
increase proportional to the depth of the.proposed main.
5. Revegetation of disturbed areas shall be in accordance with §169.06.f of the City of
Fayetteville Grading Ordinance.
6: Label the height of the retaining wall at various locations.
7. Any retaining wall more than four feet in height shall be designed by a registered
professional engineer and shall be field inspected by the design engineer.
8. Safety railings are required on any retaining wall greater than 30"in height. The safety
railing shall be built in to the more stringent requirements of the SBCC or AASHTO.
9. Show the location of all of the proposed erosion control measures.
10. Show the location of the existing 36"waterline along Joyce.
11. Remove the proposed detention structures from the easements along Joyce.
12. The sewer taps for buildings E and D will have to be made by the City of Fayetteville.
13. The trees along Sunbest are shown on top of the existing water line.
14. All grading shall be set back a minimum of 5' from the property lines unless written
permission is submitted from the adjacent property owner or a joint grading plan is
submitted. This includes the construction of retaining walls.
15. There are several areas on the grading pian that the proposed grading is not shown. All
une 28,2004
proposed grading needs to be indicated on the plans. Planning Commission
LSD 04-1094(Joyce Blvd.M&P Center)
Page 1.5
lark
onsulting
J. STEVE CLARK, PE.
DML/ENVIRONMENTAL ENGINEERING
May 19, 2004
Mr. Tim Conklin
City of Fayetteville
125 W_ Mountain Street
Fayetteville,AR 72701
Re: Joyce Boulevard Medical and Professional Center
Joyce Boulevard, Fayetteville,Arkansas
Dear Mr. Conklin,
The proposed development is north of Joyce Boulevard and immediately west of Sunbest
Avenue. Currently the site is a 4.26 acres.undeveloped tract. It is the intent of the owner to
construct 39,180 square feet of office space at this location.
Owner: Craig Heidinger
M& SLLC
4437 Oak Road
Tulsa, Oklahoma 74105
It is anticipated that there will be a mixture of medical and professional offices. We will build
five buildings of different sizes. There will be a common architectural theme throughout the
development
Sincerely,
Clark Consulting,
. teve Clar�11_,
RECEIVED
MAY 2 0 2004
CITY OF FAYMEVILLE
PLANNING DIVISION e 28,2004
Planning Commission
LSD 04-1094(Joyce Blvd.M&P Center)
Page 1.6
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FAYETTEVILLE PC Meeting of June 28, 2004
_ THE CITY OF FAYETTEVILLE,ARKANSAS
125W. Mountain St.
Fayetteville,AR 72701
Telephone:501-575-8264
PLANNING DIVISION CORRESPONDENCE
TO: Fayetteville Planning Commission
FROM: Jeremy Pate,Associate Planner
Matt Casey, Staff Engineer
THRU: Dawn Warrick,A.I.C.P., Zoning&Development Administrator
DATE: June 22, 2004
CCP 04-1051: Concurrent Plat(TWIN SPRINGS ESTATES): Submitted by DON HILLIS for
property located at 0.8 MILES SOUTH OF WHEELER RD, WEST OF DOUBLE SPRINGS RD.. The
property is in the Planning Area and contains approximately 5.57 acres. The request is to approve the
development of Phase I of a residential subdivision with 5 single family lots proposed.
Property Owner: IONE TRAPP
Property Owner: BETTY DANIEL Planner: JEREMY PATE
Findings:
Proposal: The applicant requests approval of a concurrent plat for a 5-lot residential
subdivision,to be named Twin Springs Estates, Phase I. A property line adjustment has been
processed and recorded to create the overall 5.57-acre tract. The property is located in the
Planning Area on Double Springs Road, north of Jess Anderson Road. No public improvements
or right-of-way dedications are required with the requested subdivision of land, therefore the
Concurrent Plat process, as opposed to the two-step Preliminary and Final Plat process, may be
utilized. Though not required by the City of Fayetteville, a draft of protective covenants has been
submitted by the developer limiting the property to single family land use, and describing the
architectural control, construction of sidewalks, mailbox location, etc.
Surrounding Zoning: County, no zoning.
Surrounding Land Use: Vacant, single family residential and agricultural
Water: Water lines exist along Double Springs Road.
Sewer: Individual septic systems are proposed. The developer has conducted soil tests and
submitted plans for each individual lot. Each lot has been given preliminary approval by the
Washington County Health Dept.
Tree Preservation: N/A, County
Parkland Dedication: N/A, County
Right-of-way being dedicated: Double Springs Road requires 25 feet of right-of-way from
centerline as a Local Street in this location. Thirty(3) feet of right-of-way exists, therefore no
K.IReportsl2004WCReports106-28-041(CP 04-1051(MNSPR7NGSESTATES).doc June 28,2004
Planning Commission
CCP 04-1051 (Twin Springs Estates)
Page 2.1
additional dedication is required.
Street Improvements: None
Recommendation: Staff recommends approval of CCP 04-1051 subject to the following
conditions:
Conditions to of Approval:
i. Washington County approvals shall be obtained prior to signatures being applied to the
plat.
Standard Conditions of Approval:
2. Plat Review and Subdivision comments (to include written staff comments provided to
the applicant or his representative, and all comments from utility representatives -AR
Western Gas, SWBT, Ozarks, SWEPCO, Cox Communications)
3. Staff approval of final detailed plans, specifications and calculations (where applicable)
for grading, drainage, water, sewer, fire protection, streets (public and private), sidewalks,
parking lot(s)and tree preservation. The information submitted for the plat review
process was reviewed for general concept only. All public improvements are subject to
additional review and approval. All improvements shall comply with City's current
requirements.
4. All overhead electric lines under 12Kv shall be relocated underground. All proposed
utilities shall be located underground.
PLANNING COMMISSION ACTION: yes Required
Approved Denied
Date: June 28,2004
Comments:
The"CONDITIONS OF APPROVAL", beginning on page two of this report, are accepted
in total without exception by the entity requesting approval of this development item.
By
Title
Date
Y-IReportsl20041PCReports106-28-041(rP 04-1051(MNSPRINGSESTATES).doc June 28,2004
Planning Commission
CCP 04-1051 (Twin Springs Estates)
Page 2.2
..�._�. ----- ...,.��. cnvan.asioasr� rrauc ni
BAILEY ENVIRONNEWAL SERVICES, INC.
P.O. Bax 6428
Springdale,AR 72766
Ah (479)367-5044
March 18,2004
Iandtech Engineering, Inc_
P:O. Box 1080
Springdale,AR 72765
RE: Gabby Hells Subdivision .
Location -8 mile ftoin Wheeler Road on CR 881
SETA S35T17NR31W
To Whom 1t May Concern:
Soil pit analyses were made by a Designated Representative on 5 lots at the proposed
Gabby dills subdivision on Match 9,2004:Melissa Wonnacott;Environmental Health
Specialist reviewed the lots and conc7ured with the seasonal water table depths I noted.
All pits indicated that the soil appeared to be suitable for standard septic system designs.
This information is pertinent to the area of the property where the soil pit was dug. Pit
location must be shown on the final plat_
Due to the severe slope of the lot located north of the pits,the houses must be located to
allow adequate area for the pdnuuy and secondary lateral field sites. Septic system
layouts have been done for each lot The house location,driveway,water line, septic
tank primary and secondary[stag fields have been shown. I am submitting these design
and individual sewage disposal permit applications for Lots 1—5 per your request.
Siucercly,
tea-
Reba Bailey,RS.
Registered Sanitarian#280
C:Melissa Wonnacott,E.H.S.
Washington County Health Department
June 28,2004
Planning Commission
CCP 04-1051 (Twin Springs Estates)
Page 2.3
PROTECTIVE COVENANTS AND RESTRICTIONS FOR
The owner, herein called Developer, hereby establishes and creates the
following protective covenants and restrictions, which shall apply to all lots as shown on
the recorded plat of found in County Plat Record page
1 In order to ensure that all dwellings and accessory buildings constructed or
erected in Subdivision are architecturally compatible with other dwelling
and accessorybuildings constructed or to be constructed within the subdivision, and
further to ensure that all dwellings are constructed with quality building materials and
workmanship and to protect the investment of the Developer and other lot owners within
the subdivision, / must approve all plans.-and be allowed to inspect at
reasonable interva 41 r
l h er ut satC MudWsh7reasonable written
rules and regulations concerning the exercise of their authority, procedures which shall
be followed and specific policies concerning design specifications, building materials
and the like. All lot owners, by purchase of a lot in subdivision are subject
to these recorded Covernants. It shall be the duty of the lot buyer to obtain a written
confirmation and approval of their plans thirty days prior to beginning construction, If
plans properly submitted are neither approved or disapproved within the thirty day period
and if no written request for additional information has been made'by Developer of said
plat, the proposed construction shall be deemed approved as submitted.
3. All lots within shall be used solely for single family dwellings and shall be
subject to zoning and building codes for single family-residential use. No dwelling shall
June 28,2004
Planning Commission
CCP 04-1051 (Twin Springs Estates)
Page 2.4
be constructed on any lot of Subdivision of a-dwelling size less than 2400
square feet of heated living space. A minimum of two car garage is required for each lot;
to be attached. All garages not attached to dwelling must be approved by Developer.
Garages may never be converted to living space.
4. All building materials used in the construction of a dwelling .within
.subdivision must be approved in advance by developer as hereinafter set forth_
Foundations must be finished with materials matching adjacent wall surfaces.
5.-All roofing material shall be clearly specified in the written specification.
submitted to Developer and must be approved prior to installation. Roofs will be required
to have architectural style shingles with minimum roof pitch to be a 7/12 pitch. Minimum
overhang shall be twelve inches.
6. All construction approved shall be completed within eight months from date of
issuance of confirmation within reasonable limitions.
7. Accessory buildings such as gazebos, greenhouses, pool pavilions, storage
sheds, children's playhouses, tree houses or other similar structures may not be erected
without prior written approval of Developer. Developer shall have the right to deny the
building or placing such structures and if approved; structures must match exterior or
dwelling.
8. Sidewalks and driveways must be complete before ocupation of dwelling."
Sidewalks shall be four feet wide and driveway must be at least sixteen feet wide and
both shall be concrete_ No asphalt paving shall be allowed.
June 28,2004
- Planning Commission
CCP 04-1051(Twin Springs Estates)
Page 2.5
9. All vehicles, except recreational vehicles ofthe'iespective lot owner shall be
parked in garage or drive of respective lot.Overnight parking on the street is prohibited.
Recreational vehicles may parked in back yard of residence only.
10. No .signs, either permanent or temporary, of any kind or nature, shall be
placed or erected on any lot except a single sign of not more than five square feet in size
to advertise FOR SALE.
11. Satellite, television or similar radio receiving equipment may be located only
sn,the rear yard building area.and must be screened-from view by Developer approved -
screening or shrubs.
12. In order to establish and maintain a consistent and compatible design and
location pattern, the design and location of all mailboxes to be placed on all lots must he
approved in advance by Developer.
13. Upon completion of dwelling, yards must be landscaped and kept in an
orderly fashion.
14. No oil exploration or drilling or mining operations of any kind shall be
permitted on any lot within subdivision.
15. No animals, livestock or poultry of any kind shall be kept or raised except
dogs, cats, or other household pets. Pets cannot be kept or maintained for any
commercial purposes.
June 28,2004 -
- - - Planning Commission --
CCP 04-1051 (Twin Springs Estates)
Page 2.6
16. No obnoxious or offensive activites shall be carried on upon any lot nor shall
anything be done thereon which may be or may becomea nuisance or an annoyance to
the neighborhood
17. No vehicle of any kind shall be left in an inoperative or disassembled state
other than inside a garage or approved outbuilding for a period of more than three days.
18. No business shall be operated from any lot in the subdivision.
19. 'These Covenants may be amended at any time with the written approval of
the owners of a majority of the lots within the subdivision. No amendment shall be
allowed which would be in violation of the single family dwelling zoning designation.
Executed this day of
by
Owner
June 28,2004
Planning Commission
CCP 04-1051 (Twin Springs Estates)
Page 2.7
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• June 28,2M
1 1 1 I r 1 . 1 � I• I Planningr _
FAYETTEVILLE PC Meeting of June 28, 2004
THE CITY OF FAYETTEVILLE,ARKANSAS
125 W. Mountain St.
Fayetteville,AR 72701
Telephone:(479)575-8267
PLANNING DIVISION CORRESPONDENCE
TO: Fayetteville Planning Commission
FROM: Suzanne Morgan, Associate Planner
THRU: Dawn Warrick, AICP,Zoning&Development Administrator
DATE: June 23, 2004
RZN 04-12.00: Rezoning(Leigh Taylor Properties,pp 169) was submitted by R. Chad White
on behalf of Leigh Taylor Properties,LLC. The property is currently zoned R-A, Residential
Agricultural, and contains approximately 39.86 acres. The request is to rezone the subject
property to RSF-4, Residential Single-family,4 units per acre. Planner: Suzanne Morgan
RECOMMENDATION:
Staff recommends approval of the requested rezoning based on the findings herein.
OLANNINGCOMMISSION ACTION: Required YES
O Approved 0-Denied
Date: June 28,20,04
CITY COUNCIL ACTION: Required YES
O Approved O Denied
Date: Julv,20.20,04 0" reading if recommended)'
,J'
BACKGROUND:
Property description: The subject property contains approximately 39.86 acres of vacant
property located north of Highway 112/Howard Nickell Rd and east of Highway 112. The
property includes a 29.86 acre tract requested for annexation and an additional 10 acre tract
zoned R-A, Residential Agricultural. Forest Hills Estate subdivision,platted at 1.17 units per
acre, is located to the north of this site and Lynn-Leigh Hill Estates, platted at 1.06 units per
acres, is south of Hwy 112.
This item was heard at the regular Planning Commission meeting of April 26, 2004 with an
accompanying annexation request of 29.86 acres. The Planning Commission approved the
annexation request with a vote of 6-0-0, and it has been tabled at City Council at the request of
the applicant. Discussion and public comment was heard regarding the rezoning request,and the
item was unanimously tabled. The applicant held a neighborhood meeting and has submitted a
Bill of Assurance that limits development to a maximum density of 99 lots, or approximately
June 28,2004
Planning Commission
RZN 04-12.00(Leigh Taylor Properties)
Page 3.1
2.48 units per acre (see attached). In addition,the applicant has submitted a traffic analysis
conducted by Peters&Associates Engineers (see attached).
Public Comment: Staff has received comments from surrounding property owners regarding
concerns with the proposed,density, lot size, traffic volume/public safety, and the impact to
surrounding neighborhoods.
Proposal: The applicant's intent is to develop a single family residential subdivision.
Request: The applicant is requesting the property be rezoned from R-A, Residential
Agricultural, to RSF-4, Residential Single Family, 4 dwelling units per acre, should ANX 04-
06.00 be approved.
Recommendation: Staff recommends approval of the rezoning request based on the findings
included in the staff report. Future development on this site will be regulated by the City to
ensure adequate services,infrastructure, connectivity and consistent development within the
surrounding area.
SURROUNDING LAND USE AND ZONING
Direction Land Use Zoning
North Single-family(Forest Hills Planning Area
Estates)
South Single-family(Lynn-Leigh Hills) RSF-4, Residential Single-family, 4 units/acre
R-A, Residential Agricultural
East Single-family Planning Area
West Single-family Planning Area
INFRASTRUCTURE:
Streets: Highway 112, a state highway, is located to the south and west of this property.
Improvements to infrastructure will be assessed at the time of development.
Surrounding Master Street Plan Streets:
North: Forest View Rd(local street)
South: Highway 112 &Howard Nickell Rd(principal arterial)
East: Cris Hollow Rd. (local street)
West: Highway 112 (principal arterial)
Water: The property currently has access to a 6"water line along Highway 112. An
extension of the water main will be required to provide water supply within any
development on this property.
Sewer: Sewer will need to be extended to serve this site. The nearest sewer main is
located to the east at Van Asche Drive. The developers engineer will need to
June 28,2004
Planning Commission
RZN 04-12.00(Leigh Taylor Properties)
Page 3.2
provide calculations to show that there is adequate capacity in the Highway 112
lift station. Upgrades to this station and/or force main may be required.
Fire: The subject property is located 3.6 miles from the Fire Station#2.Normal driving
time is 5 min. 56 seconds.
Police: It is the opinion of the Fayetteville Police Department that this annexation and
rezoning will not substantially alter the population density and thereby
undesirably increase the load on police services.
The access to this development is a concern. The intersections of Hwy 112 and
Howard Nickle Road as well as Hwy 112 and Deane Solomon are dangerous.
There is a hillcrest,which makes pulling out from Deane Solomon hazardous.
The curve at the intersection with Howard Nickle has been a factor in many
accidents. These two intersections have had 31 accidents in just over three years.
The police department recommends the access to this area should be placed as far
from these two intersections as possible. Access into future development shall be
reviewed for safety at the time a development proposal is submitted to the city.
LAND USE PLAN: General Plan 2020 designates the northern 29.86 acres of this site requested
for annexation Residential. The remaining 10 acres is designated for Multiple Use. Rezoning
this property to RSF-4 is compatible with surrounding land uses in the area.
FINDINGS OF THE STAFF
1. A determination of the degree to which the proposed zoning is consistent with land use
planning objectives,principles, and policies and with land use and zoning plans.
Finding: The proposed zoning for a single family residential subdivision is compatible
with the land use to the north and south. Adjacent property to the north,
west, and a portion to the east are within the Planning Area. The land to the
north and southwest is utilized for single family residential subdivisions,with
a majority of the property to the east,west,and southeast vacant. The
Future Land Use map identifies Multi-Use as the future use of the 10 acre
tract located north of Hwy 112, a principal arterial, and currently zoned R-
A. Rezoning the property to RSF-4 will increase the density,allowing for
more intense residential use of the property and allow for development
compatible with the northern tract of land considered for annexation with
the previous item. Access and provision of adequate services must be
considered as this site is at the outskirts of the city and located on streets
which need improvement.
2. A determination of whether the proposed zoning is justified and/or needed at the time the
rezoning is proposed.
June 28,2004
Planning Commission
RZN 04-12.00(Leigh Taylor Properties)
Page 3.3
Finding: The proposed zoning is justified in order to promote orderly and consistent
development patterns making use of existing infrastructure. A higher
density than the R-A zoning district allows for development of a subdivision
with density appropriate in this area, and would provide compatibility with
the adjoining development. In order to develop a residential subdivision on
this property in a manner that is consistent with the future land use plan,a
residential zoning district is needed.
3. A determination as to whether the proposed zoning would create or appreciably increase
traffic danger and congestion.
Finding: The police department has determined the proposed density will not
substantially alter the population density to create an undesirable affect on
services. However, there is concern with the future access to development on
the property. The intersections of Hwy 112 and Howard Nickle Road as well
as Hwy 112 and Deane Solomon are dangerous. There is a hillcrest,which
makes pulling out from Deane Solomon hazardous. The curve at the
intersection with Howard Nickle has been a factor in many accidents. Access
shall be evaluated at the time of development.
4. A determination as to whether the proposed zoning would alter the population density
and thereby undesirably increase the load on public services including schools,water, and
sewer facilities.
Finding: The proposed zoning would increase population density. The 39.86 acre
tract under an R-A,Residential Agricultural designation would allow for a
maximum of 19 dwelling units (1 per 2 acres). With the proposed RSF-4
designation, 159 dwelling units would be permitted. This increases the
possible number of residential units substantially, but is consistent with land
use and zoning within the City of Fayetteville and developing areas to the
south.
Engineering-The property currently has access to a 6"water line along Highway 112. An
extension of the water main will be required to provide water supply within
any development on this property.
Sewer will need to be extended to serve this site. The nearest sewer main is
located to the east at Van Asche Drive. The developers engineer will need to
provide calculations to show that there is adequate capacity in the Highway
112 lift station. Upgrades to this station and/or force main may be required.
Highway 112, a state highway, is located to the south and west of this
property. Improvements to infrastructure will be assessed at the time of
development.
June 28,2004
Planning Commission
RZN 04-12.00(Leigh Taylor Properties)
Page 3.4
Fire- The subject property is located 3.6 miles from the Fire Station#2.Normal
driving time is 5 min. 56 seconds.
Police- It is the opinion of the Fayetteville Police Department that this annexation
and rezoning will not substantially alter the population density and thereby
undesirably increase the load on police services.
The access to this development is a concern. The intersections of Hwy 112
and Howard Nickle Road as well as Hwy 112 and Deane Solomon are
dangerous. There is a hillcrest,which makes pulling out from Deane
Solomon hazardous. The curve at the intersection with Howard Nickle has
been a factor in many accidents. These two intersections have had 31
accidents in just over three years. The police department recommends that
access to this area should be placed as far from these two intersections as
possible.
5. If there are reasons why the proposed zoning should not be approved in view of
considerations under b(1)through(4) above, a determination as to whether the proposed
zoning is justified and/or necessitated by peculiar circumstances such as:
a. It would be impractical to use the land for any of the uses permitted
under its existing zoning classifications;
b. There are extenuating circumstances which justify the rezoning
even though there are reasons under b (1)through(4) above why
the proposed zoning is not desirable.
Finding: N/A
June 28,2004
Planning Commission
RZN 04-12.00(Leigh Taylor Properties)
Page 3.5
161.03 District R-A,Residential-Agricultural 161.07 District RSF-4,Residential Single-
Family—Four Units Per Acre
(A) Purposes. The regulations of the agricultural
district are designed to protect agricultural land (A) Purpose. The RSF-4 Residential District is
until an orderly transition to urban development designed to permit and encourage the development
has been accomplished;prevent wasteful scattering of low density detached dwellings in suitable
of development in rural areas;obtain economy of environments, as well as to protect existing
public funds in the providing of public development of these types.
improvements and services of orderly growth;
conserve the tax base; provide opportunity for (B) Uses.
affordable housing,increase scenic attractiveness;
and conserve open space. (1) Permitted uses.
Unit 1 Ci -wide uses b right
(B) Uses. Unit 8 Sin le-famil dwelling
(1) Permitted uses. (2) Conditional uses.
Unit 1 City-wide uses by right - Unit 2 Ci -wide uses by conditional use permit
Unit 3 Public protection and utility facilities Unit 3 Public protection and utility facilities
Unit 6 Agriculture Unit 4 Cultural and recreational facilities
Unit 7 Animal husbandry Unit 9 Two-family dwellings
Unit 8 Single-family dwellin s Unit 24 1 Home occupations
Unit 9 Two-family dwellings Unit 36 1Wireless communications facilities
Unit 37 Manufactured homes
C Density.
(2) Conditional uses.
Unit 2 City-wide uses b dwellings dwelliconditional use permit Single-family Two-fan smily
Unit 4 Cultural and recreational facilities Units per acre 1 4 or less 7 or less
Unit 20 Commercial recreation,large sites
Unit 24 Home occupations
Unit 36 Wireless communications facilities (D) Bulk and area regulations.
Single-family Two-family
(C) Density.
dwellings dwellings
Lot minimum width 70 ft. 80 ft.
Units per acre One-half Lot area minimum 8,000 sq.ft. 12,000 sq.ft.
Land area per 8,000 sq.ft. 6,000 sq.ft.
D Bulk and area regulations. dwellin unit
Lot width minimum 200 ft.
Lot Area Minimum: (E) Setback requirements.
Residential: 2 acres FrontI Side Rear
Nonresidential: 2 acres 11 25 0. 1 8 ft. 20 ft.
Lot area per dwellin2 unit 2 acres 7
(F) Height. None.
(E) Setback requirements.
Front Side Rear (G) Building area. On any lot the area occupied
35 ft. li 20 ft. 35 ft. by all buildings shall not exceed
40%of the total area of such lot.
(F) Height requirements. There shall be no
maximum height limits in the A-I District,
provided, however, that any building which
exceeds the height of 15 feet shall be setback from
any boundary line of any residential district a
distance of 1.0 foot for each foot of height in
excess of 15 feet. Such setbacks shall be measured
from the required setback lines.
(G) Building area. None.
June 28,2004
Planning Commission
RZN 04-12.00(Leigh Taylor Properties)
Page 3.6