HomeMy WebLinkAbout2004-03-08 - Agendas - Final FAYETTEVILLE
THE CITY OF FAYETTEVILLE,ARKANSAS 125Mountain St.
Fayetteville,AR 72701
Telephone:(479)575-8267
PLANNING DIVISION CORRESPONDENCE
AGENDA FOR A REGULAR MEETING OF
THE PLANNING COMMISSION
A meeting of the Fayetteville Planning Commission will be held Monday March 8, 2004 at
5:30 p.m. in the City Administration Building, 113 West Mountain Street, Room 219,
Fayetteville,Arkansas.
Roll Call
Election of Officers
The following items will be considered:
ConsentAgenda:
Approval of minutes from the February 23,2004 meeting.
Old Business:
1. ANX 03-05.00: Annexation (Rankin/Rankin/Bowen, pp 400)was submitted by
James McCord on behalf of Wilbur Maurice Rankin, Mary Ellen Rankin,
Raymond Rankin and Susan Bowen for property located on Rupple Road, 0.5
miles north of Wedington Drive. The property is in the Planning Area and
contains approximately 17.19 acres. The request is to annex the property into the
City of Fayetteville. Planner: Suzanne Morgan
2. RZN 03-33.00: Rezoning(Rankin/Rankin/Bowen, pp 400)was submitted by
James McCord on behalf of Wilbur Maurice Rankin, Mary Ellen Rankin,
Raymond Rankin and Susan Bowen for property located on Rupple Road, 0.5
miles north of Wedington Drive. The request is to rezone the property RSF-4,
Residential Single-family, 4 units per acre. Planner: Suzanne Morgan
3. ANX 03-06.00: Annexation (Schlegel, pp 207/246)was submitted by
Milholland Company on behalf of Tracy Hoskins for property located north of the
proposed Crystal Springs Phase III subdivision, west of Deane Solomon Road.
The property is in the Planning Area and contains approximately 72.5 acres. The
request is to annex the property into the City of Fayetteville. Planner: Jeremy Pate
4. RZN 03-34.00: Rezoning(Schlegel, pp 207/246) was submitted by Milholland
Company on behalf of Tracy Hoskins for property located north of the proposed
Crystal Springs Phase III subdivision, west of Deane Solomon Road. The
property is in the Planning Area and contains approximately 72.5 acres. The
request is to rezone the property RSF-4, Residential Single-family, 4 units per
acre. Planner: Jeremy Pate
New Business:
5. LSD 04-05.00: Large Scale Development(Clary Development/Harps, pp 401)
was submitted by Brian Moore of Engineering Services,Inc. on behalf of Clary
Development Corporation for property located at Lot 8 of Wedington Place Addition.
The property is zoned C-2, Thoroughfare Commercial, and contains approximately
4.61 acres. The request is to approve the development of a 31,118 sq.ft. commercial
building with 163 parking spaces proposed.Planner: Suzanne Morgan
6. CUP 04-08.00: Conditional Use(Logan's Roadhouse, pp 173)was submitted
by Tennessee Design and Engineering, PC on behalf of Logan's Roadhouse
Restaurant for property located at Lot 16 of Steele Crossing. The property is
zoned C-2, Thoroughfare Commercial, and is in the Design Overlay District. The
request is to allow more parking spaces than allowed by ordinance. Planner:
Jeremy Pate
7. LSD 04-08.00: Large Scale Development(Logan's Roadhouse, pp 173)was
submitted by Tennessee Design and Engineering on behalf of Logan's Roadhouse for
property located in Lot 16 of CMN Business Park II. The property is zoned C-2,
Commercial Thoroughfare, located in the Design Overlay District, and contains 2.43
acres. The request is to approve the development of an 8,060 sq. ft. restaurant with
144 parking spaces proposed. Planner: Jeremy Pate
8. CUP 04-10.00: Conditional Use(Westside Storage, pp 400) was submitted by
Dennis Caudle for property located at 1192 N. Rupple Road. The property is
zoned C-2, Thoroughfare Commercial, and contains approximately 5.05 acres.
The request is to allow an additional climate controlled storage building. Planner:
Jeremy Pate
9. CUP 04-09.00: Conditional Use (Travis Woods,pp 137/176) was submitted by
Dave Jorgensen of Jorgensen&Associates on behalf of Travis Woods for
property located south of 3868 Sunbest Court. The property is zoned RSF-4,
Residential Single-family, 4 units per acre. The request is to allow development
of a tandem lot. Planner: Jeremy Pate
10. RZN 04-03.00: Rezoning(McCord/Fitzgerald, pp 398)was submitted by
James McCord,Attorney, on behalf of Donald and Frances Fitzgerald for
property located at the northwest corner of Wedington Drive and 51St Avenue.
The property is currently zoned R-A, Residential Agricultural, and contains 1.51
acres. The request is to rezone the property to RSF-4, Residential Single-family,
4 units per acre. Planner: Suzanne Morgan
11. RZN 04-02.00: Rezoning (Chance & Tuggle,pp 436)was submitted by
Geoffrey Bates of Keystone Consultants, Inc. on behalf of David Chance and
John Tuggle for property located at W. Tackett and Genevieve Avenue. The
property is zoned R-A, Residential Agricultural, and contains approximately 7.94
acres. The request is to rezone the subject property from R-A, Residential
Agricultural,to RSF-4, Residential Single-family, 4 units per acre. Planner:
Jeremy Pate
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 meetings. 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
Don Bunch
Alice Church
James Graves
Sharon Hoover
Alan Ostner
Loren Shackelford
Christian Vaught
FAYETTEVILLE PC Meeting of March 08, 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, AlCP,Zoning&Development Administrator
DATE: March 1, 2004
ANX 03-05.00: Annexation(Rankin/Rankin/Bowen,pp 400)was submitted by James
McCord on behalf of Wilbur Maurice Rankin,Mary Ellen Rankin, Raymond Rankin and Susan
Bowen for property located on Rupple Road, 0.5 miles north of Wedington Drive. The property
is in the Planning Area and contains approximately 17.19 acres. The request is to annex the
property into the City of Fayetteville. Planner: Suzanne Morgan
RECOMMENDATION:
Staff recommends approval of the requested annexation based on the findings included as
part of this report with the following condition(s):
VLANN�NG COMNTISS"IONr- CTI0IV: Regp red YES
CQ Approved" " O Denied,
Date: March 08.2004:
CITY COUNCIL ACTFT QN: Required " YES
O Approved O Denied
Date: Atlri1.06,2004:( rst.-readik
BACKGROUND:
Property description: The subject property is 17.19 acres of vacant property located west of
Rupple Road(a Minor Arterial) and north of Wedington Drive (a Principal Arterial). Rupple
Road does not meet City street standards at this location. Single family residences are located to
all cardinal directions from this property. The property is adjacent to the city limits along its
western boundary where it abuts the Willow Springs subdivision from which connectivity will be
provided to the west with the extension of Patrick Street, a local street on the Master Street Plan.
A report from a system-wide wastewater study has been submitted and adequate capacity has
been identified to serve this area for existing and proposed development(see attached). The
November 24 2003 pending results from the wastewater
was tabled on No g
to annex P
proposal
capacity analysis. March 08,2004
Planning Commission
ANX 03-05.00(Rankin/Rankin/Bowen)
K.WPORTS120041PCREPORTY03-08-0414NX-RZNRANKIN RANKIN BOWEMANX03-05.00 MNKIN_RANKIN BOWEKDOC Page 1.1
Proposal: The applicant proposes the annexation of property into the City of Fayetteville.
A rezoning request has been submitted for this property.
Request: The request is to annex the subject property into the City of Fayetteville.
Recommendation: Staff recommends approval of the proposed annexation. The subject property
is located within an island of County property within Fayetteville City limits. According to
General Plan 2020, it is desirable for all property located within islands to be annexed into the
City.
SURROUNDING LAND USE AND ZONING
Direction Land Use Zoning
North Single-family Planning Area
South Single-family Planning Area
East Single-family Planning Area
West Single-family(Willow Springs RT-12, Residential Two and Three-
Subdivision) family
INFRASTRUCTURE:
Streets: Rupple Road, which is where the development will be accessed from the east, is a
paved roadway with no curb and gutter or storm drainage. Street improvements
will be recommended to widen Rupple Rd. to current City standards along the
project frontage. A traffic signal is currently proposed by the City for the
intersection of Rupple Road and Wedington Dr. AHTD has approved the
installation of the signal, and plans are currently underway to install the signal.
Sur-rounding Master Street Plan Streets:
North: Mount Comfort Rd. (Minor Arterial); approximately 0.6 miles
South: Wedington Dr. (Principal Arterial); approximately 0.3 miles
East: Patrick St. (Local)
West: Rupple Rd. (Minor Arterial)
Water: The property currently has access to a 6"water line along Rupple Road and an 8"
water line at Patrick Street. An extension of the water main will be required to
provide water supply within any development on this property and creating a loop
between Patrick and Rupple.
Sewer: The site currently has access to 8" sewer mains in the adjacent subdivisions.
Sewer will need to be extended within the development.
Fire: The subject property is located 0.7 miles from the future Fire Station#7.Normal
driving time is 1 min. 2 seconds.
March 08,2004
Planning Commission
ANX 03-05.00(Rankin/Rankin/Bowen)
K.IREPORTB120041PC RFPORTS103-08-04WNX-RZNRANUN RANKTN BOWEN4NX03-05.00 R4NK/N RANKIN BOWEKDOC page 1.2
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 or create and appreciable increase
in traffic danger and congestion in the area.
LAND USE PLAN: General Plan 2020 designates this site as Residential.
FINDINGS:
11.6 ANNEXATION GUIDING POLICIES
BOUNDARIES
11.6.a Annex existing islands and peninsulas and do not annex areas that would create an
island or peninsula.
Finding: The requested annexation will create a peninsula. However, the property is
located within an island of County property. The City's adopted policy for
annexations identifies areas within current islands as those desirable for
annexation.
11.6.b Proposed annexation area must be adjacent, or contiguous,to city limits.
Finding: The proposed annexation area is adjacent to the City Limits to the west.
11.6.c Areas should either include or exclude entire subdivisions or neighborhoods, not
divide.
Finding: This area does not consist of defined subdivisions or neighborhoods; however,
future development plans may include the extension of single family
neighborhoods.
11.6.d Boundaries for annexed areas should follow natural corridors.
Finding: Proposed boundaries follow property lines.
11.6.e Timing of services within annexation areas should be considered.
Finding: Current conditions result in a response time of just over 1 minute for fire
protection from the future Fire Station #7. The planned installation of a new
fire station on Rupple Road in the future will reduce response time. Any
development in this area would necessitate installation of hydrants to provide
for fire protection. Sewer service is currently available in this location. The
wastewater study provided by RJN shows adequate services can be provided to
a development on this property at this time. Future capacity will be determined
as development plans for this property are submitted.
March 08,2004
Planning Commission
ANX 03-05.00(Rankin/Rankin/Bowen)
KIREPORTSId0041PC KEP0R7W03-08-04WNX-RZNRANKIN RANKIN BOWEMANX03-05.00 RANKIN RANK/N BOWENDOC Page 1.3
ENVIRONMENTALLY SENSITIVE AREAS
11.6. f Annex environmentally sensitive areas that could be impacted by development and
utilize appropriate development regulations to protect those areas.
Finding: N/A
EMERGENCY AND PUBLIC SERVICES
11.6.g Public services must be able to be provided efficiently in newly annexed areas.
Finding: The police department reports that current levels of service would not be
compromised and that coverage in this area can be provided. Fire station#7
will serve this area once it is completed. This improvement will result in a
response time of 1 minute 2 seconds. Sewer shall be extended from the existing
8"sewer main accessible from adjacent subdivisions during the development of
new subdivisions.
11.61 Annexed areas should receive the same level of service of areas already in the city
limits.
Finding: With the pending installation of a new fire station in the general area, service
will be able to be provided at a more appropriate level of service with a shorter
response time than what can be provided to the site currently. Sewer
improvements to the area are needed for future developments.
11.6.i The ability to provide public services should be evaluated in terms of equipment,
training of personnel,number of units and response time.
Finding: These factors were taken into consideration in the responses and
recommendations included in this report.
INFRASTRUCTURE AND UTILITIES
11.6.j Areas currently served by utilities and other public services should be annexed.
Finding: Water, fire and police protection are currently provided in this area.
11.61 Proposed annexation areas should not require the upgrading of utilities to meet the
demands of development unless there is a threat to public safety.
Finding: Improvements to sewer and street systems and installation of fire hydrants
would be made necessary by the annexation should additional development
occur on the subject property.
March 08,2004
Planning Commission
ANX 03-05.00(Rankin/Rankin/Bowen)
K.IREPORTSI20041PCREPORZY03-08-04WNX-RZNRANK/N RANKIN BOWENIANX03-05.00 RANKIN RANKIN BOWEKDOC Page 1.4
11.6.1 Phased annexation should be initiated by the City within active annexation areas
based on planned service extensions or availability of services.
Finding: The proposed annexation is not part of a phased annexation initiated by the
City.
INTERGOVERNMENTAL RELATIONS
11.6.m Promote long-range planning with adjacent jurisdictions.
Finding: N/A
11.6.n Establish agreements to address regional concerns, such as water, stormwater and
sewer.
Finding: N/A
ADMINISTRATION OF ANNEXATIONS
11.6.o Designate zoning districts for the property during the annexation process.
Finding: Annexations are automatically zoned R-A, Residential Agricultural. The
applicant is requesting to rezone to RSF-4, Residential single family, 4
units/acre. This zoning designation is compatible with the Residential
classification of the area on the City's adopted Future Land Use Plan.
11.6.p An annexation study should be completed on all annexation proposals.
Finding: Planning staff has asked the Engineering Division,Fire Department and Police
Department to study this annexation request to determine if facilities and
services are available to serve this request.
11.6.q Development proposals require a separate review from the annexation proposals.
Finding: Development of this property has not been proposed. At the time the applicant
desires to development the property, the applicant will be required to submit
project plans for review and approval by the Planning Commission.
11.6.r Residents should be fully informed of annexation activities.
Finding: Adjoining neighbors have been notified of the annexation request. A legal ad
and display have both been submitted with a local newspaper prior to the
Planning Commission meeting for which this item is scheduled.
March O8,2004
Planning Commission
ANX 03-05.00(Rankin/Rankin/Bowen)
K:IREPORTSI2004NCREPOR7S103-08-04WNX-RZNRANKIN_BANKIN BOWENIANX03-05.00R4NKIN RANKIN BOWENDOC Page 1.5
11.6.w Encourage larger annexations to create acceptable boundaries.
Finding: This annexation includes three tracts of land of 17.19 acres owned by the
applicants. The combined requests create a reasonable boundary avoiding the
creation of unusual boundary lines.
11.6.t Conduct a fiscal impact assessments on large annexations.
Finding: N/A
March 08,2004
Planning Commission
ANX 03-05.00(Rankin/Rankin/Bowen)
KIREPORTSld004PCREPORTSI03-08-04NNX-RZNRANKIN RANKIN BOWEMANX03-05.00 RANKIN_RANKIN_BOWEN DOC Page 1.6
From Fayetteville General Plan 2020—2002 Revision
11.6 Annexation Guiding Policies
Boundaries
11.6.a Annex existing islands and peninsulas and do not annex areas that would create an island or
peninsula.
11.6.6 Proposed annexation area must be adjacent,or contiguous,to city limits.
11.6.c Areas should either include or exclude entire subdivisions or neighborhoods,not divide.
11.6.d Boundaries for annexed areas should follow natural corridors.
11.6.e Timing of services within annexation areas should be considered.
Environmentally Sensitive Areas
11.6.f Annex environmentally sensitive areas that could be impacted by development and utilize
appropriate development regulations to protect those areas.
Emergency and Public Services
11.6.g Public services must be able to be provided efficiently in newly annexed areas.
11.61 Annexed areas should receive the same level of service of areas already in the city limits.
11.6.i The ability to provide public services should be evaluated in terms of equipment,training of
personnel,number of units and response time.
Infrastructure and Utilities
11.6.j Areas currently served by utilities and other public services should be annexed.
11.61 Proposed annexation areas should not require the upgrading of utilities to meet the demands of
development unless there is a threat to public safety.
11.6.1 Phased annexation should be initiated by the City within active annexation areas based on planned
service extensions or availability of services.
Intergovernmental Relations
11.6.m Promote long-range planning with adjacent jurisdictions.
11.6.n Establish agreements to address regional concerns,such as water,stormwater and sewer.
Administration of Annexations
11.6.o Designate zoning districts for the property during the annexation process.
11.6.p An annexation study should be completed on all annexation proposals.
11.6.q Development proposals require a separate review from the annexation proposals.
11.6.r Residents should be fully informed of annexation activities.
11.6.w Encourage larger annexations to create acceptable boundaries.
11.6.t Conduct a fiscal impact assessments on large annexations.
March 08,2004
Planning Commission
ANX 03-05.00(Rankin/Rankin/Bowen)
K.-JUPORTS00041PCREPOR7SI03-08-04WNX-RZNRANKIN_RANKIN BOWENANX03-05.00R4NK1N RANKIN BOWENDOC Page 1.7
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ANX 03-05.00(Rankin/Rankin/Bowen)
Page 1.8
FAYETTEVILLE PC Meeting of November 24, 2003
THE C]TY OF FAYEMVII,LE,ARKANSAS
113 W. Mountain St ,
Fayetteville,AR 72701
Telephone:501-575$202
ENGINEERING DIVISION CORRESPONDENCE
TO: Fayetteville Planning Commission
FROM: Matt Casey, Staff Engineer '
DATE: November•18,2003
RZN 03-33.00: Rezoning(Rankin/Rankin/Bowen,pp 400)was submitted by James
McCord on behalf of Wilbur Maurice Rankin,Mary Ellen Rankin,Raymond Rankin and
Susan Bowen for property located on Rupple Road,0.5 miles north of Wedington Drive.
The request is to rezone the property RS174,Residential Single-family, 4 units per acre.
Planner:Suzanne Morgan
ANX 03-05.00: Annexation(Rankin/Rankin/Bowen,pp 400)was submitted by James
McCord on behalf of Wilbur Maurice Rankin, Mary Ellen Rankin, Raymond Rankin and
Susan Bowen for property located on Rupple Road, 0.5 miles north of Wedington,Drive.
The.property is in the Planning Area and contains approximately 17.19 acres. The request is
to annex the property into the City of Fayetteville.Planner: Suzanne Morgan
• A determinationasto whether the proposed zoning would create or appreciably
increase traffic danger and congestion
• 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.
The property currently has access to a 6"water line along Rupple'Road and an 8"
water line at Patrick Street. An extension of the water main will be required to provide
water supply within any development on this property and creating a loop between
Patrick and Rupple
The site currently has access to 8" sewer mains in the adjacent subdivisions. Sewer will
need to be extended within the development.
Rupple Road,which is where the development will be accessed from, is a paved
roadway withno curb and gutter or storm drainage. Street improvements will be
recommended to widen Rupple to current City standards along the project frontage. A
traffic signal is currently proposed by the City for the intersection of Rupple Road and
Wedington. AHTD has approved the installation of the signal, and the plans are
currently underway to install the signal.
Name Matt Casey Department Engineering_
KIReports120031PCREPOR7SV1-141R2NO3-33 &ANX03-05Rankin_Rankin Bowen-Eng.Cammews.dx
March 08,2004
Planning Commission
ANX 03-05.00(Rankin/Rankin/Bowen)
Page 1.9
FAYE'� TEVILLE
EpVE
POLICE
THE CITY OF FAYETiEVILLE,ARKANSAS POLICE DEPARTMENT
�9A'ANstS
November 18,2003
Dawn Warrick
Zoning and Development Director
City of Fayetteville
113 W. Mountain
Fayetteville,Arkansas 72701
-Dear Director Warrick,
This document is in response to the request for a determination ofwhether the proposed'
Annexation ANX 03-05.00(Rankin/Rankin/Bowen,pp 400) and Rezoning:RZN 03-
33.00(Rankin/Rankin/Bowen, pp 400) submitted by James McCord for property
located on Ruple Road, 0.5 miles north of Wedington Drive would substantially alter the
population density and thereby undesirably increase the load on public services or create
an appreciable increase in trafficdangerand traffic congestion.
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 or create and appreciable increase in traffic danger and congestion
in the area.
7en
ely,
ant Welham Brown
Fayetteville Police Department
March 08,2004
'ETTEVILLE POLICE DEPARTMENT - - (DELIVERIES)POIJCE:1&A*dV9FIB01l1110IILILIP.142701
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FIRE MARSHAL'S OFFICE
THE CITY OF FAYETTEVILLE,ARKANSAS
From Fire Prevention Bureau
To: Planning Division
Date 11-12-03
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115 SOUTH CHURCH ST. Plannin".1wDion
j (501)444-3448/(501)444-3449 ANX 03-05.00(Ranktft*gZ&vyn)
FAX(501)575-9272 FAX(501) 579V71211
ANX 03-05.00&RZN 03-33.00
Page 1
FAYETTEVILLE PC Meeting of November 24, 2003
THE CITY OF FAYETTEVILLE,ARKANSAS
113 W. Mountain St.
Fayetteville,AR 72701
Telephone:501-575-8264
PLANNING DIVISION CORRESPONDENCE
TO: , Fayetteville Planning Commission
FROM: Suzanne Morgan, Associate Planner
Matt Casey, Staff Engineer
THRU: Dawn Warrick, A.I.C.P., Zoning&Development Administrator
DATE: November 20, 2003
ANX 03-05.00: Annexation (Rankin/Rankin/Bowen, pp 400) was submitted by James
McCord on behalf of Wilbur Maurice Rankin, Mary Ellen Rankin, Raymond Rankin and Susan
Bowen for property located on Rupple Road, 0.5 miles north of Wedington Drive. The property
is in the Planning Area and contains approximately 17.19 acres. The request is to annex the
property into the City of Fayetteville. Planner: Suzanne Morgan
RZN 03-33.00: Rezoning(Rankin/Rankin/Bowen,pp 400) was submitted by James McCord
on behalf of Wilbur Maurice Rankin, Mary Ellen Rankin, Raymond Rankin and Susan Bowen
for property located on Rupple Road, 0.5 miles north of Wedington Drive. The request is to
rezone the property RSF-4, Residential Single-family,4 units per acre. Planner: Suzanne Morgan
RECOMMENDATION: Staff recommends the Annexation and Rezoning requests for
Rankin/Rankin/Bowen be tabled pending the completion of a system-wide wastewater capacity
study for the City of Fayetteville. The applicant has been notified and agrees to the
recommendation(see attached letter). The request will be placed on the Planning Commission
agenda once the study has been completed.
November 24,2003
Planning Commission
ANX 03-05.00(Rankin/Rankin/Bowen)
RZN 03-33.00(Rankin/Rankin/Bowen)
Page 4,5.1
March 08,2004
Planning Commission
ANX 03-05.00(Rankin/Rankin/Bowen)
Page 1.12
JAMES N. McCORD
Attorney at Law
11 N. WEST AVE.
SUITE #202
FAYETTEVILLE,_ARKANSAS 72701
TELEPHONE (479) 695-1134
FACSIMLE (479) 695-1195
jimmocordlaw@alltel.net
November 19 2003
To: Fayetteville Planning Commission
Re: Annexation and Rezoning Applications of Rankins
For Property on Rupple Road
From: James N. McCord
Attorney for Appli nts
In view of the pending system-wide wastewater capacity study being
prepared for the City of Fayetteville by RJN Group; Inc., Applicants request.that
their annexation and rezoning applications which were scheduled to be on the
agenda:for the.November24, 2003, Planning Commission meeting be tabled
until completion of that study. Applicants understand from City staff that the study
is expected to be completed in January, 2004. Please place the annexation and
rezoning applications for the Rankin property on the agenda for the first Planning
Commission meeting after the study is completed and submitted to the City.
March 08,2004
- Planning Commission -
ANX 03-05.00(Rankin/Rankin/Bowen)
Page 1.13
Planning Commission
November 24, 2003
Page 16
ANX 03-05.00: Annexation (Rankin/Rankin/Bowen, pp 400) was submitted by James
McCord on behalf of Wilbur Maurice Rankin, Mary Ellen Rankin, Raymond Rankin and
Susan Bowen for property located on Rupple Road, 0.5 miles north of Wedington Drive.
The property is in the Planning Area and contains approximately 17.19 acres. The
request is to annex the property into the City of Fayetteville.
Hoover: Item number four on the agenda is ANX 03-05.00 for property north of
Wedington Drive. Suzanne, are we going to look at items four and five at
the same time?
Morgan: Yes Ma'am.
Hoover: It will also be item five, RZN 03-33.00 for the same piece of property.
Morgan: The applicant has requested that 17.19 acres be annexed into the city and
rezoned RSF-4.. Staff recommends that the Annexation and Rezoning
requests for Rankin, Rankin Bowen be tabled pending the completion of a
system wide waste water capacity study for the City of Fayetteville. The
applicant has been notified and agrees to this recommendation. The
request will be placed on the Planning Commission agenda once the study
has been completed.
Hoover: I guess if the applicant is in agreement do we need to go ahead and make a
motion to table this?
Warrick: That's staffs recommendation.
Hoover: So we need a motion to table this.
Anthes: So moved.
Bunch: I would like to add one statement to the recommendation that once the
study has been completed and reviewed by staff so that it does give time to
look at the results of the study. If that is acceptable to the motioner I will
second.
Anthes: Yes.
Hoover: There is a second by Commissioner Bunch, is there anymore discussion
about this tabled item? Seeing none,Renee?
Roll Call: Upon the completion of roll call the motion to table ANX 03-05.00 was
approved by a vote of 9-0-0.
Thomas: The motion carries nine to zero.
March 08,2004
Planning Commission
ANX 03-05.00(Rankin/Rankin/Bowen)
Page 1.14
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oil, Planning Commission
ANX 03-0 .00(Rankin/Rankin/Bowen)
0 0.1 0.2 0.4 0.6 0.8
Miles Page 1.16
FAYETTEVILLE PC Meeting of March 08, 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: March 1, 2,004
RZN 03-33.00: Rezoning(Rankin/Rankin/Bowen, pp 400) was submitted by James McCord
on behalf of Wilbur Maurice Rankin,Mary Ellen Rankin, Raymond Rankin and Susan Bowen
for property located on Rupple Road, 0.5 miles north of Wedington Drive. The request is to
rezone the propertyRSF-4, Residential Single-family,4 units per acre. Planner: Suzanne Morgan
RECOMMENDATION:
Staff recommends approval of the requested rezoning based on the findings herein.
PLANKING C01�IlVI3SSI0N ACTIONi = Required YES
O Approved O Denied
Date; March 0.4,2094
I*Y COUN*ACTION: Required YES
OApproved O Denied
Date: Aari106,2004
BACKGROUND: Please reference the associated ANX 03-06.00 staff report for additional
background information.
Property description: The subject property is 17.19 acres of vacant property located west of
Rupple Road (a Minor Arterial) and north of Wedington Drive(a Principal Arterial). Rupple
Road does not meet City street standards at this location. Single family residences are located to
all cardinal directions from this property. The property is adjacent to the city limits along its
western boundary where it abuts the Willow Springs subdivision from which connectivity will be
provided to the west with the extension of Patrick Street, a local street on the Master Street Plan.
A request for annexation and rezoning of this property was heard by the Planning Commission
on November 24, 2003. At this time the Planning Commission tabled the request pending the
completion and staff review of a system-wide wastewater capacity study for Fayetteville. A
report from a system-wide wastewater study has been submitted and adequate capacity has been
identified to serve this area for existing and proposed development(see attached).
March 08,2004
Planning Commission
RUN 03-33.00(Rankin/Rankin/Bowen)
Page 2.1
Proposal: The applicant would like 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 the preceding Annexation
request be approved.
When property is annexed into the City,it is annexed as R-A,Residential Agricultural. If annexation
request ANX 03-05.00 is recommended for approval to City Council, the applicant would like to
rezone the 17.19 acres to RSF-4, Residential Single-Family,4 units per acre.
Recommendation: Staff recommends approval of the rezoning request based on the information
provided from the wastewater capacity study and 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 Planning Area
South Single-family Planning Area
East Single-family Planning Area
West Single-family(Willow Springs RT-12, Residential.Two and Three-family
Subdivision)
INFRASTRUCTURE:
Streets: Rupple Road, which is where the development will be accessed from the east, is a
paved roadway with no curb and gutter or storm drainage. Street improvements
will be recommended to widen Rupple Rd. to current City standards along the
project frontage. A traffic signal is currently proposed by the City for the
intersection of Rupple Road and Wedington Dr. AHTD has approved the
installation of the signal, and plans are currently underway to install the signal.
Surrounding Master Street Plan Streets:
North: Mount Comfort Rd. (Minor Arterial); approximately 0.6 miles
South: Wedington Dr. (Principal Arterial); approximately 0.3 miles
East: Patrick St. (Local)
West: Rupple Rd. (Minor Arterial)
Water: The property currently has access to a 6"water line along Rupple Road and an 8"
water line at Patrick Street. An extension of the water main will be required to
provide water supply within any development on this property and creating a loop
between Patrick and Rupple.
March 08,2004
Planning Commission
RZN 03-33.00(Rankin/Rankin/Bowen)
Page 2.2
Sewer: The site currently has access to 8" sewer mains in the adjacent subdivisions.
Sewer will need to be extended within the development.
Fire: The subject property is located 0.7 miles from the future Fire Station#7.Normal
driving time is 1 min. 2 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 or create and appreciable increase
in traffic danger and congestion in the area.
LAND USE PLAN: General Plan 2020 designates this site Residential. Rezoning this property
to RSF-4 is consistent with the land use plan and 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 adjacent land use to the west. The proposed density of
four units per acre is less than the property to the west zoned RT-12,Two
and Three-family, at 12 units per acre. Adjacent property to the north,
south,and east are within the Planning Area utilized for single family
residential and agricultural uses. The general plan designates this area for
residential uses,which is compatible with the proposed RSF-4 zoning.
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.
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.
March 08,2004
Planning Commission
RZN 03-33.00(Rankin/Rankin/Bowen)
Page 2.3
3. A determination as to whether the proposed zoning would create or appreciably increase
traffic danger and congestion.
Finding: The proposed zoning will provide additional traffic on Rupple Road,
Wedington Drive,extension of Patrick Street and other streets in the area
Off-site improvements would likely be necessary in order to provide safe
access to this site.
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 17.19 acre
tract under an R-A,Residential Agricultural designation would allow for a
maximum of 8 dwelling units (1 per 2 acres). With the proposed RSF-4
designation,68 dwelling units would be permitted. This increases the
possible number of residential units substantially,but is consistent with land
use and zoning in the immediate vicinity.
Engineering-Rupple Road, which is where the development will be accessed from to the east,
is a paved roadway with no curb and gutter or storm drainage. Street
improvements will be recommended to widen Rupple to current City standards
along the project frontage. A traffic signal is currently proposed by the City for
the intersection of Rupple Road and Wedington. AHTD has approved the
installation of the signal, and the plans are currently underway to install the signal.
The property currently has access to a 6"water line along Rupple Road and an 8"
water line at Patrick Street. An extension of the water main will be required to
provide water supply within any development on this property and creating a loop
between Patrick and Rupple.
The site currently has access to 8"sewer mains in the adjacent subdivisions.
Sewer will need to be extended within the development.
Fire- The subject property is located 0.7 miles from the future Fire Station#7.Normal
driving time is 1 min. 2 seconds.
Ponce- 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 or create and appreciable increase
in traffic danger and congestion in the area.
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
March 08,2004
Planning Commission
RZN 03-33.00(Rankin/Rankin/Bowen)
Page 2.4
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
March 08,2004
Planning Commission
RZN 03-33.00(Rankin/Rankin/Bowen)
Page 2.5
161.07 District RSF-4,Residential Single-
Family—Four Units Per Acre
(A) Purpose. The RSF4 Residential District is
designed to permit and encourage the development
of low density detached dwellings in suitable
environments, as well as to protect existing
development of these types.
(B) Uses.
(1) Permitted uses.
11 Unit 1 1 City-wide uses by right
11 Unit 8 1 Single-family dwelling
(2) Conditional uses.
-Unit 2 City-wide uses by conditional use permit
Unit 3 Public rotection and utilityfacillifies
Unit 4 Cultural and recreational facilities
Unit 9. Two-family dwellings
Unit 24_ Home occu aeons
Unit 36 Wireless communications facilities
(C) Density-
Single-family Two-family ,
dwellings - dwellings
Units er acre 4 or less 7 or less
(D) Bulk and area regulations.
Single-family Two-family
dwellin s dwellings
Lot minimum width 70 ft. 80 ft.
Lot area minimum 8,000 sq.ft. 12,000 sq.fL
Land area per 8,000 sq.ft. 6,000 sq.ft.
dwellin unit
(E) Setback requirements.
Front Side Rear
25 ft. 8 ft. 20 ft.
(F) Height. None.
(G) Building area. On any lot the area occupied
by all buildings shall not exceed 40%of the total
area of such lot.
(Code 1991,§160.031;Ord.No.4100,§2(Ex.A),6-16-98;Ord.No. -
4178,8-31-99)
March 08,2004
Planning Commission
RZN 03-33.00(Rankin/Rankin/Bowen)
Page 2.6
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March 08,2004
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Planning Commission
RZN 03-34.00(Rankin/Rankin/Bowen)
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lFeet Page 2.9