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HomeMy WebLinkAbout2008-07-14 - Agendas - FinalTayelteyi;le 113 W. Mountain St. Fayetteville, AR 72701 Telephone: (479) 575-8267 AGENDA FOR A MEETING OF THE PLANNING COMMISSION Monday, July 14, 2008, 5:30 p.m. Room 219, City Administration Building ORDER OF PLANNING COMMISSION MEETING A. Introduction of agenda item — Chair B. Presentation of Staff Report C. Presentation of request — Applicant D. Public Comment E. Questions & Answer with Commission F. Action of Planning Commission (Discussion & Vote) NOTE TO MEMBERS OF THE AUDIENCE It' you wish to address the Planning Commission on an agenda item please queue behind the podium when the Chair asks for public comment. Public comment occurs after the Planning Staff has presented the application and will only be permitted during this part of the hearing for each item. Members of the public are permitted a maximum of 10 minutes to speak; representatives of a neighborhood group will be allowed 20 minutes. The applicant/representative of an application before the Planning Commission for consideration will be permitted a maximum of 20 minutes for presentation. Once the Chair recognizes you, go to the podium at the front of the room and give your name and address. Address your comments to the Chair, who is the presiding officer. He/She will direct them to the appropriate appointed official, staff member or others for response. Open dialogue will not be permitted: please ask any questions, and answers will be provided once public comment has been closed. 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. 2008 Planning Commissioners Sean Trumbo Lois Bryant Matthew Cabe James Graves Porter Winston Audy Lack Christine Myres Jeremy Kennedy Jill Anthes • aye...evi e ARKANSAS The City of Fayetteville, Arkansas TENTATIVE AGENDA 113 W. Mountain St. Fayetteville, AR 72701 Telephone: (479) 575-8267 AGENDA FOR A MEETING OF THE PLANNING COMMISSION Monday, July 14, 2008, 5:30 p.m. Room 219, City Administration Building The following items will be considered: Consent Agenda: 1. Approval of the minutes from the June 23, 2008 meeting. Unfinished Business: None New Business: 2. RZN 08-3027: (PATHWAY BAPTIST CHURCH, 361): Submitted by JORGENSEN & ASSOC for property located at the SE CORNER OF MT. COMFORT AND SALEM ROAD. The property is zoned RSF-4, SINGLE FAMILY - 4 UNITS/ACRE and contains approximately 14.36 acres. The request is to rezone the subject property to R -O, Residential Office and P-1, Institutional. Planner: Andrew Garner 3. ANX 08-3029: (HOLCOMB HEIGHTS III, 245): Submitted by APPIAN CENTER FOR DESIGN for property located at the NW CORNER OF WEIR AND N. SALEM ROAD. The property is in the Planning Area and contains approximately 3.23 acres. The request is to annex the subject property into the City of Fayetteville. Planner: Jesse Fulcher 4. RZN 08-3030: (HOLCOMB HEIGHTS III, 245): Submitted by APPIAN CENTER FOR DESIGN for property located at THE NW CORNER OF WEIR ROAD AND N. SALEM ROAD. The property is zoned R -A, Residential Agricultural and contains approximately 3.23 acres. The request is to rezone the subject property to RSF-4, Residential Single Family, 4 units per acre. Planner: Jesse Fulcher 5. R-PZD 08-2980: (MARKHAM HILL COTTAGE COURTS, 520): Submitted by ROBERT SHARP for property located at NORTH OF MAINE ST., BETWEEN SANG AND CROSS. The property is zoned RMF -24, MULTI FAMILY - 24 UNITS/ACRE and contains approximately 2.54 acres located within the Hillside Hilltop Overlay District. The request is for Zoning, Land Use, and Development approval of a Residential Planned Zoning District with 28 proposed cottage dwelling units. Planner: Andrew Garner 6. R-PZD 08-3022: (STONEWOOD GARDENS, 060): Submitted by JORGENSEN & ASSOCIATES for property located at THE SE CORNER OF CROSSOVER AND ALBRIGHT. The property is zoned R-PZD, RESIDENTIAL PLANNED ZONING DISTRICT and contains approximately 2.97 acres. The request is for Zoning and Land Use approval of a Residential Planned Zoning District with 15 single family dwelling units. Planner: Dara Sanders 7. R-PZD 08-2965: (AMBERWOOD PLACE, 474/475): Submitted by DAVE JORGENSEN for property located S & E OF DOUBLE SPRINGS RD. AND DOT TIPTON RD. The property is zoned R -A, RESIDENTIAL - AGRICULTURAL and contains approximately 39.98 acres. The request is for Zoning and Land Use approval for a Residential Planned Zoning District with 182 single-family dwelling units. Planner: Andrew Garner 8. R-PZD 08-3006: (PORCHSCAPES NEIGHBORHOOD, 564): Submitted by MCCLELLAND CONSULTING ENGINEERS for property located at THE SOUTHERN EXTENSION OF ZOLA DRIVE, S OF HUNTSVILLE ROAD. The property is zoned RSF-4, RESIDENTIAL SINGLE FAMILY, 4 UNITS PER ACRE AND RMF -12, RESIDENTIAL TWO AND THREE FAMILY and contains approximately 8.81 acres. The request is for Zoning and Land Use approval of a Residential Planned Zoning District with 43 attached and detached residential dwelling units. Planner: Jesse Fulcher 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. a evlle ARKANSAS THE CITY OF FAYETTEVILLE, ARKANSAS PLANNING DIVISION CORRESPONDENCE PC Meeting of July 14, 2008 125 W. Mountain St. Fayetteville, AR 72701 Telephone: (479) 575-8267 TO: Fayetteville Planning Commission FROM: Andrew Gamer, Senior Planner THRU: Jeremy Pate, Director of Current Planning DATE: July 8, 2008 RZN 08-3027: (PATHWAY BAPTIST CHRUCH, 361): Submitted by JORGENSEN & ASSOC for property located at THE SE CORNER OF MT. COMFORT AND SALEM ROAD. The property is zoned RSF-4, SINGLE FAMILY - 4 UNITS/ACRE and contains approximately 14.36 acres. The request is to rezone the subject property to R -O, Residential Office and P-1, Institutional. Property Owner: PATHWAY BAPTIST CHURCH Planner: ANDREW GARNER BACKGROUND: Property: The subject property contains 14.36 acres and is located at the southeast corner of Mount Comfort and Salem Road. Salem Road is shown on the Master Street Plan as a Collector Street to extend south through the subject property, eventually connecting Mount Comfor Road to Wedington Drive, once a bridge is constructed over Hamestring Creek. Surrounding land use and zoning is depicted on Table 1. A lot split (LSP 08-3025) was approved by the Subdivision Committee on July 3, 2008 to divide the subject property into two tracts, as depicted on the attached survey/site plan. Table 1 Surrounding Land Use/Zonin Direction from Site Land Use Zoning North Single family dwellings RSF-4, Residential Single Family -4 units/acre; R -A, Residential Agricultural South Vacant R -A, Residential Agricultural East Church of Christ P -I, Institutional; RSF-4, Residential Single Family -4 units/acre West Vacant RSF-4, Residential Single Family -4 units/acre; R -A, Residential Agricultural Proposal: The applicant intends to utilize the property for a church on the southern 12.15 acres and a day care or other supporting non-residential use on the northern 2.21 acres adjacent to Mount Comfort Road. Therefore the applicant is proposing to re -zone the northern 2.21 acres to R -O, Residential Office, and the southern 12.15 acres to P-1, Institutional, the allowable zoning for a church (Use Unit 4). KlReparts120081PCReports113-July 141RZN 08-3027 (Pathway Baptist Church) .doc July 14, 2008 Planning Commission RZN 08-3027 Pathway Baptist Church Agenda Item 2 Page 1 of 18 INFRASTRUCTURE: Streets: Access to the site is provided by Mount Comfort Road, a Minor Arterial. The City is improving this street as part of the City's Transportation Improvement Bond Program street improvements in this area. Salem Road, a Collector, is identified on the Master Street Plan as being extended south through the site. Water: Public water is adjacent to the site. There is a 12" water main along Mount Comfort Road. Water may need to be extended through the property at the time of development to provide domestic service and fire protection. Sewer: Sanitary sewer is adjacent to the site. There is a 12" sewer main along the south property line of this project. Sewer may need to be extended through the property at the time of development. There is also a 6".sanitary sewer on the north end of the site in the Mount Comfort right-of-way; however the capacity of the existing 6" main may need to be evaluated at the time of development. Fire: The Fayetteville Fire Department has reviewed the request and has estimated that the response time would be within acceptable limits of service delivery, estimated at three minutes from Fire Station No. 7. Police: It is the opinion of the Fayetteville Police Department that this rezoning will not substantially alter the population density and thereby undesirably increase the load on police services. LAND USE PLAN: The Future Land Use Plan designates a majority of this site as a City Neighborhood Area and a small southern portion of the site associated with the Hamestring Creek floodplain as Natural Area. While still a primarily residential urban fabric, City Neighborhood Areas support denser development patterns, a wide range of building types, a high level of connectivity and non-residential uses that reduce the length and number of vehicle trips generated by residential development. These areas also encourage developers to designate and plan for mixed-use corners to properly plan for accessibility to these areas. Rezoning this property to R -O, Residential -Office and P-1, Institutional for non-residential uses including a church is compatible with surrounding properties that are primarily residential and provides a support service to the surrounding, growing community. RECOMMENDATION: Staff recommends approval of the rezoning request. Granting a rezone to R -O and P-1 would allow uses that are compatible with surrounding land uses that are in large part being developed for residential uses. The addition of non-residential uses including a church in this area would be able to serve and be supported by the future population of the surrounding areas. Specific conditions for screening, landscaping, etc. will aid in diminishing the presence of the non-residential use in a residential area. Further, Mount Comfort Road is designated as a Minor Arterial on the Master Street Plan, and is planned to support traffic that would be generated by the proposed church and other non- residential use. K:IReports120081PC Reporlsil3July 741RZN 08-3027 (Pathway Baptist Church).doc July 14, 2008 Planning Commission RZN 08-3027 Pathway Baptist Church Agenda Item 2 Page 2 of 18 RECOMMENDATION: Staff recommends approval of the requested rezoning based on the findings herein. 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 rezoning is consistent with current land use planning objectives and policies and is compatible with adjacent properties in the same district. Surrounding properties are primarily residential in nature with some undeveloped area, and function within a residential district that has several churches along Mount Comfort Road, including one adjacent to the east. The intersection of Mount Comfort Road/Salem Road is appropriate for non-residential services. This area of Mount Comfort Road is indicated on the Future Land Use plan as City Neighborhood Area, with a small area around the Hamestring Creek in the southern portion of the site as Natural Area. The proposed church and other low - intensity non-residential uses would be compatible with the existing and future residential uses as it would serve and be supported by the future population of the surrounding areas. The proposed church would be best facilitated by a P-1 zoning, which would more accurately reflect the proposed use than the current RSF-4 zoning. The non-residential uses allowed under the proposed R -O zoning at the intersection of Mount Comfort Road/Salem Road would be appropriate give the relatively high volume of traffic at the intersection of a Minor Arterial and a Collector, and would provide opportunities for goods/services in closer proximity to residents of the area. 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 K: IReportr120081PC Reportr113-July 14112ZN 08-3027 (Pathway Baptist Church).doc July 14, 2008 Planning Commission RZN 08-3027 Pathway Baptist Church Agenda Item 2 Page 3 of 18 development patterns and to allow for the build out of the area consistent with the City Plan 2025. The City Plan 2025 identifies some Guiding Policies for City Neighborhood Areas that are applicable to the proposed rezoning: Guidin' Policies: b. Provide non-residential uses that are accessible for the convenience of individuals living in residential districts and where compatibility with existing desirable development patterns occurs. c. Reduce the length and number of vehicle trips generated by residential development by enhancing the accessibility to these areas... d. Encourage developers to designate and plan for mixed-use corners at the time of approval to properly plan for accessibility to these areas. The proposed use would be compatible to adjacent land uses and would encourage continued growth of this identified mixed use area. The proposed church and non- residential uses would serve the existing and future population of the surrounding areas and would not create a nuisance or adversely affect the public interest. 3. A determination as to whether the proposed zoning would create or appreciably increase traffic danger and congestion. Finding: Future development with the proposed zoning would increase traffic accessing onto Mount Comfort Road more than that which exists today. Mount Comfort Road is a Minor Arterial roadway that is being improved by the City as part of the Transportation Improvement Bond Program. As approved with Condition of Approval No. 1 from the Pathway Baptist Church lot split (LSP 08-3025), in consideration for the applicant dedicating additional right-of-way along Mount Comfort Road for these street improvements, staff will not be recommending assessments for street improvements to Mount Comfort Road at the time of development. Salem Road is a Collector shown on the Master Street plan to extend south through the subject property. Portions of this street will need to be constructed at the time of development. With the improvements being completed to Mount Comfort Road and the construction of Salem Road, the proposed zoning will not create or appreciably increase traffic danger or congestion. Additional review of cross -access to adjacent properties will also be evaluated at the time of development. Police — It is the opinion of the Fayetteville Police department that an appreciable increase in traffic danger and congestion will not be created by this rezoning request. 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 not substantially alter the population density in the area. Public service providers have responded accordingly: K IReports120081PC Reports113-July 141RZN 08-3027 (Pathway Baptist Church).doc July 14, 2008 Planning Commission RZN 08-3027 Pathway Baptist Church Agenda Item 2 Page 4 of 18 Police — This rezoning will not substantially alter the population density thereby undesirably increasing the load on police services. Fire — This rezoning would not adversely impact adequate response times for City Fire Department to this development. Engineering - Water: Public water is adjacent to the site. There is a 12" water main along Mount Comfort Road. Water may need to be extended through the property at the time of development to provide domestic service and fire protection. Sewer: Sanitary sewer is adjacent to the site. There is a 12" sewer main along the south property line of this project. Sewer may need to be extended through the property at the time of development. There is also a 6" sanitary sewer on the north end of the site in the Mount Comfort right-of-way, however the capacity of the existing 6: main may need to be evaluated at the time of development. Streets: Access to the site is provided by Mount Comfort Road, a Minor Arterial, as identified in the Master Street Plan is an improved paved two lane city street. The City is improving this street as part of the City's Transportation Improvement Bond Program street improvements in this area. Salem Road, a Collector, is identified on the Master Street Plan as being extended south through the site. 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: 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 K I Reports120081 PC Reports 113 -July 741 RZN 08-3027 (Pathway Baptist Church).doc July 14, 2008 Planning Commission RZN 08-3027 Pathway Baptist Church Agenda Item 2 Page 5 of 18 K:IReports120081PC Reports1I3-July I41RZN 08-3027 (Pathway Baptist Church).doc ................. July 14, 2008 Planning Commission RZN 08-3027 Pathway Baptist Church Agenda Item 2 Page 6 of 18 161.07 District RSF-4, Residential Single - Family — Four Units Per Acre (A) Purpose. 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. The RSF-4 Residential District is (B) Uses. (1) Permitted uses. Unit 1 City-wide uses by right Unit 8 Single-family dwelling (2) Conditional uses. Unit 2 City-wide uses by conditional use permit Unit 3 Public protection and utility facilities Unit 4 Cultural and recreational facilities Unit 5 Government facilities Unit 9 Two-family dwellings Unit 24 Home occupations Unit 36 Wireless communications facilities (C) Density (D) Bulk and area regulations. Single-family dwellings Two-family dwellings Units per acre 4 or less 7 or less (D) Bulk and area regulations. (E) Setback requirements. FRONT Single-family dwellings Two-family dwellings Lot minimum width 70 ft. 80 ft. Lot area minimum 8,000 sq. ft. 12,000 sq. -ft. Land area per dwelling unit 8,000 sq. ft. 6,000 sq. ft. Hillside Overlay District Lot minimum width 60 ft. 70 ft. Hillside Overlay District Lot area minimum 8,000 sq. ft. 12,000 sq. -ft. Land area per dwelling unit 8,000 sq. ft. 6,000 sq. ft. (E) Setback requirements. FRONT SIDE REAR 25 ft. 8ft. 20 ft. HOD Front HOD Side HOD Rear 15 ft. 5ft. 115 ft. (F) Height. Structures in this District are limited to a building height of 45 feet. The height of a proposed structure may only be increased above 45 feet by obtaining a variance after hearing by the Planning Commission. Existing structures that exceed 45 feet in height shall be grandfathered in, and not considered nonconforming uses. (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; Ofd. No. 4100, §2 (Ex. A), 6-16-98; Ord. No. 4178, 8-31-99; Ord. 4858, 4-18-06; Ord. 5028, 6- 19-07) 161.08 District RSF-7, Residential Single - Family — Seven Units Per Acre (A) Purpose. The RSF-7 Residential District is designed to permit and encourage the development of detached dwellings in suitable environments. (B) Uses. (1) Permitted uses. Unit 1 City-wide uses by right Unit 8 Single-family dwellings (2) Conditional uses. Unit 2 City-wide uses by conditional use permit Unit 3 Public protection and utility facilities Unit 4 Cultural and recreational facilities Unit 5 Government facilities Unit 9 Two family dwellings Unit 24 Home occupations Unit 36 Wireless communications facilities (C) Density. (D) Bulk and area regulations. (E) Lot width minimum Single-family 60 ft. Two-family 60 ft. CD161:6 July 14, 2008 Planning Commission RZN 08-3027 Pathway Baptist Church Agenda Item 2 Page 7 of 18 By Right Conditional Use Single-family dwelling units per acre 7 or less 8.5 Two-family dwelling units per acre — Option: 15% of the lot, maximum (D) Bulk and area regulations. (E) Lot width minimum Single-family 60 ft. Two-family 60 ft. CD161:6 July 14, 2008 Planning Commission RZN 08-3027 Pathway Baptist Church Agenda Item 2 Page 7 of 18 Single-family 60 ft. Two-family 60 ft. Three or more 90 ft. Professional offices 100 ft. (2) Lot area minimum. Manufactured home park 3 acres Lot within a manufactured home park 4,200 sq. ft. Townhouses: Development Individual lot 10,000 sq. ft. 2,500 sq. ft. Single-family 6,000 sq. ft. Two-family 6,500 sq. ft. Three or more 8,000 sq. ft. Fraternity or Sorority 1 acre (3) Land area per dwelling unit. Manufactured home 3,000 sq. ft. Townhouses & Apartments No bedroom One bedroom Two or more bedrooms 1,000 sq. ft 1,000 sq. ft. 1,200 sq. ft. Fraternity or Sorority 500 sq. ft. per resident (E) Setback requirements. Front Side Rear 25 ft. 8 ft. 20 ft. Cross reference(s)—Variance, Ch. 156. (F) Height regulations. Any building which exceeds the height of 20 feet shall be set back from any side boundary line an additional distance of one foot for each foot of height in excess of 20 feet. (G) Building area. None. (Code 1965, App. A., Art. 5(IV); Ord. No. 2320, 4-5-77; Ord. No. 2700, 2-2-81; Ord. No. 1747, 6-29-70; Code 1991, §160.034; Ord. No. 4100, §2 (Ex. A), 6-16-98; Ord. No. 4178, 8-31-99; Ord. 5028, 6-19-07) 161.16 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) Permitted uses. Unit 1 City-wide uses by right Unit 5 Government facilities Unit 8 Single-family dwellings Unit 9 Two-family dwellings Unit 12 Offices, studios and related services Unit 25 Professional offices (2) Conditional uses. Unit 2 City-wide uses by conditional use permit Unit 3 Public protection and utility facilities Unit 4 Cultural and recreational facilities Unit 11 Manufactured home park Unit 13 Eating places Unit 15 Neighborhood shopping goods Unit 24 Home occupations Unit 26 Multi -family dwellings Unit 36 Wireless communications facilities (C) Bulk and area regulations. (Per dwelling unit for residential structures) (1) Lot width minimum. Manufactured home park 100 ft. Lot within a manufactured home park 50 ft. Single-family 60 ft. Two-family 60 ft. Three or more 90 ft. (2) Lot area minimum. Manufactured home park 3 acres Lot within a manufactured home park 4,200 sq. ft. Townhouses: Development Individual lot 10,000 sq. ft. 2,500 sq. ft. Single-family 6,000 sq. ft. Two-family 6,500 sq. ft. Three or more 8,000 sq. ft. Fraternity or Sorority 1 acre (3) Land area per dwelling unit. Manufactured home 3,000 sq. ft. Townhouses & apartments: No bedroom One bedroom Two or more bedrooms 1,000 sq. ft. 1,000 sq. ft. 1,200 sq. ft. Fraternity or Sorority 500 sq. ft. per resident (D) Density. Units per acre 4 to 24 CD161:12 July 14, 2008 Planning Commission RZN 08-3027 Pathway Baptist Church Agenda Item 2 Page 8 of 18 A (E) Setback regulations. TITLE XV UNIFIED DEVELOPMENT CODE A Front 30 ft. Front, if parking is allowed between the right-of-way and the building 50 ft. Front, in the Hillside Overlay District 15 ft. Side 10 ft. Side, when contiguous to a residential district 15 ft. Side, in the Hillside Overlay District 8 ft Rear, without easement or alley 25 ft. Rear, from center line of public alley 10 ft. Rear, in the Hillside Overlay District 15 ft. (F) Height regulations. Any building which exceeds the height of 20 feet shall be set back from any side boundary line an additional distance of one foot for each foot of height in excess of 20 feet except for the HHOD. Within the HHOD, the maximum building height is 60 feet as measured from the lowest point of the structure at the historic grade prior to development to the highest point of the structure, allowing three stories on the uphill side and four stories on the downhill side of the building. If the building is placed on a graded pad, then the height of the building is reduced, allowing a maximum of three stories as measured from the historic grade, pre - development (G) Building area. On any lot, the area occupied by all buildings shall not exceed 60% of the total area of such lot. (Code No. 1965, App. A., Art. 5(x); Ord. No. 2414, 2-7-78; Ord. No. 2603, 2-19-80; Ord. No. 2621, 4-1-80; Ord. No. 1747, 6-29-70; Code 1991, §160.041; Ord. No. 4100, §2 (Ex. A), 6-16-98; Ord. No. 4178, 8-31-99; Ord. 4726, 7-19-05; Ord. 4943, 11-07-06; Ord. 5079, 11-20-07) 161.17 District C-1, Neighborhood Commercial (A) Purpose. The Neighborhood Commercial District is designed primarily to provide convenience goods and personal services for persons living in the surrounding residential areas. (B) Uses. (1) Permitted uses. Unit 1 City-wide uses by right Unit 5 Government Facilities Unit 12 Offices, studios and related services Unit 13 . Eatinq places Unit 15 Neighborhood shopping Unit 18 Gasoline service stations and drive-in restaurants Unit 25 Professional offices (2) Conditional uses. Unit 2 City-wide uses by conditional use permit Unit 3 Public protection and utility facilities Unit 4 Cultural and recreational facilities Unit 34 Liquor stores Unit 35 Outdoor music establishments Unit 36 Wireless communications facilities Unit 40 Sidewalk Cafes (C) Density. None. (D) Bulk and area regulations. None. (E) Setback regulations. Front 50 ft. Side None Side, when contiguous to a residential district 10 ft. Rear 20 ft. (F) Height regulations. There sha I be no maximum height limits in C-1 District, provided, however, that any building which exceeds the height of 10 feet shall be setback from any boundary line of any residential district a distance of one foot for each foot of height in excess of 10 feet. (G) Building area. On any lot the area occupied by all buildings shall not exceed 40% of the total area of such lot. (Code 1965, App. A., Art. 5(V); Ord. No. 2603, 2-19-80; Ord. No. 1747, 6-29-70; Code 1991, §160.035; Ord. No. 4100, §2 (Ex. A), 6-16-98; Ord. No. 4178, 8-31-99; Ord. 5028, 6- 19-07) 161.18 District C-2, Thoroughfare Commercial (A) Purpose. The Thoroughfare Commercial District is designed especially to . encourage the functional grouping of these commercial enterprises catering primarily to highway travelers. (B) Uses. (1) Permitted uses. Unit 1 City-wide uses by right Unit 4 Cultural and recreational facilities Unit 5 Government Facilities Unit 12 Offices, studios and related services Unit 13 Eatinq places Unit 14 Hotel, motel, and amusement facilities Unit 15 .Neighborhood shopping goods CD161:13 July 14, 2008 Planning Commission RZN 08-3027 Pathway Baptist Church Agenda Item 2 Page 9 of 18 TITLE XV UNIFIED DEVELOPMENT CODE. (B) Uses. (1) Permitted uses. Unit 1 City-wide uses by right Unit 3 Public protection and utility facilities Unit 5 Government Facilities Unit 6 Agriculture Unit 7 Animal husbandry Unit 12 Offices, studios and related services Unit 18 Gasoline service stations & drive-in restaurants Unit 20 Commercial recreation, large sites Unit 21 Warehousing and wholesale Unit 22 Manufacturing Unit 23 Heavy industrial Unit 28 Center for collecting recyclable materials (2) Conditional uses. Unit 2 City-wide uses by conditional use permit Unit 31 Facilities emitting odors and facilities handling explosives. Unit 36 Wireless communications facilities Unit 38 Mini -storage Units Unit 39 Auto salvage and junk yards (C) Density. None. (D) Bulk and area regulations. None. (E) Setback regulations. Front, when adjoining A or R districts 100 ft. Front, when adjoining C, I or P districts 50 ft. Side, when adjoining A or R districts 50 ft. Side, when adjoining C, I or P districts 25 ft. Rear 25 ft. (F) Height regulations. There shall be no maximum height limits in 1-2 Districts, provided, however, that any building which exceeds the height of 25 feet shall be setback from any boundary line of any residential district a distance of one foot for each foot of height in excess of 25 feet. (G). Building area. None. (Code 1965, App. A., Art. 5(IX); Ord. No. 2351, 6-21-77; Ord. No. 2516, 4-3-79; Ord. No. 1747, 6-29-70; Code 1991, §160.040; Ord. No. 3971, §2, 5-21-96; Ord. No. 4100, §2 (Ex. A), 6-16-98; Ord. No. 4178, 8-31-99; Ord. 4992, 3-06- 07; Ord. 5028, 6-19-07) 161.26 District P-1, Institutional (A) Purpose. The Institutional District is designed to protect and facilitate use of property owned by larger public institutions and church related organizations. (B) Uses. (1) Permitted uses. Unit 1 City-wide uses by right Unit 4 Cultural and recreational facilities Unit 5 Government facilities (2) Conditional uses. Unit 2 City-wide uses by conditional use permit Unit 3 Public protection and utility facilities Unit 26 Multi -family dwellings Unit 36 Wireless communications facilities (C) Density None. (D) Bulk and area regulations. None. (E) Setback regulations. Front 30 ft. Front, if parking is allowed between the right-of-way and the building 50 ft. Side 20 ft. Side, when contiguous to a residential district 25 ft. Rear 25 ft. Rear, from center line of public alley 10 ft. (F) Height regulations. There shall be no maximum height limits in P-1 Districts, provided, however, that any building which exceeds the height of 20 feet shall be set back from any boundary line of any residential district a distance of one foot for each foot of height in excess of 20 feet. (G) Building area. On any lot the area occupied by all buildings shall not exceed 60 % of the total area of such lot. (Code 1965, App. A., Art. 5(XI); Ord. No. 2603; Ord. No. 2603, 2-19-80; Ord. No. 2621, 4-1-80; Ord. No. 1747, 6-29- 70; Code 1991, §160.042; Ord. No. 4100, §2 (Ex. A), 6-16- 98; Ord. No. 4178, 8-31-99; Ord. 5073, 11-06-07) 161.27 District E-1, Extraction (A) Purpose. The Extraction District is designed to provide areas for the commercial removal of natural accumulations of sand, clay, silt, gravel, rock, and any mineral where such removal may cause groundwater problems, noise, dust, traffic problems, erosion, and safety concerns. CD161:19 July 14, 2008 Planning Commission RZN 08-3027 Pathway Baptist Church Agenda Item 2 Page 10 of 18 The City of Fayetteville Fire Department 303 W. Center St. Fayetteville, AR. 72701 Phone (479) 575-8365 Fax (479) 575-0471 To: Dara Sanders, Andrew Garner, Jeremy Pate, and Jesse Fulcher From: David Williams, Battalion Chief Date: July 9, 2008 Re: RZN 08-3027: (PATHWAY BAPTIST CHURCH, 361): Submitted by JORGENSEN & ASSOCIATES for property located at THE SE CORNER OF MT. COMFORT AND SALEM ROAD. The property is zoned RSF-4, SINGLE FAMILY - 4 UNITS/ACRE and contains approximately 14.36 acres. The request is to rezone the subject property to R-0, Residential Office and P-1, Institutional. This development will be protected by Engine 7 located at 835 N. Rupple Rd. It is 1.5 miles from the station with an anticipated response time of 3 minutes to the beginning of the development. The Fire Department anticipates Wm EMS — Fire/Other) calls for service each year after the development is completed and maximum build -out has occurred. Typically, this type of development usually takes 12 — 18 months, after the development is started, before maximum build -out occurs. The Fayetteville Fire Department does not feel this development will affect our calls for service or our response times. Measured hydrant flow in this area is gallons per minute. If you have any questions please me. David Williams David Williams Fire Marshal Fayetteville Fire Department Honor, Commitment, Courage; Our people make the difference! July 14, 2008 Planning Commission RZN 08-3027 Pathway Baptist Church Agenda Item 2 Page 11 of 18 Date 6/27/08 Jeremy Pate Zoning and Development Director City of Fayetteville 113 W. Mountain Fayetteville, Arkansas 72701 Dear Director Pate, This document is in response to the request for a determination of whether the proposed RZN 08-3027: (Pathway Baptist Church, 361): Submitted by Jorgensen & Associates for property located at the SE corner of Mt. Comfort and Salem Road would substantially alter the population density and thereby undesirably increase the load on public services and create an appreciable increase in traffic danger and congestion. The property contains approximately 14.36 acres. It is the opinion of the Fayetteville Police Department that this RZN will not substantially alter the population density, and create an appreciable or undesirable increase in the load on police services. This RZN will not create an appreciable increase in traffic danger and congestion. Sincerely, Captain William Brown Fayetteville Police Department July 14, 2008 Planning Commission RZN 08-3027 Pathway Baptist Church Agenda Item 2 Page 12 of 18 JORGENSEN & ASSOCIATES CIVIL ENGINEERS • SURVEYORS 124 WEST SUNBRIDGE, SUITE 5 • FAYE 11 EVILLE, ARKANSAS 72703 • (479) 442-9127 • FAX (479) 582-4807 DAVID L. JORGENSEN, P.E., P.L.S. 6/2/08 City of Fayetteville 113 W. Markham Fayetteville, AR 72701 Attn: Jeremy Pate Re: Pathway Baptist Church (Rezoning) Attached herewith please find the application for a rezoning property for Pathway Baptist Church. The existing zoning is RSF-4 and the request is to rezone the north portion (2.21 Ac) to R-0 and the south portion (12.15 Ac) to P-1. The reason for the rezoning to R-0 is for a day care facility. In addition there will be other R-0 related uses. The reason for the P-1 request is for the proposed church on this site. Salem Road will be extended along the west side of the R-0 property and a portion of the P-1 property. Water and sewer will be extended to these properties. The Church of Christ was recently built to the east of this property. Please review and call concerning any questions you may have. Thank you. Sinc + ly i J tin Jorgensen.: July 14, 2008 Planning Commission RZN 08-3027 Pathway Baptist Church Agenda Item 2 • STRUCTURAL DESIGN • LAND DEVELOPMENT • WATER SYSTEMS • WASTEWATER SYSTEMS • LAND SUR\ SPS118 (R5F-4) 765-13603-000 LUCILLE MCDONALD, REVjTRUS C/0 BILL McDONALD 1850 W. LAWSON STREET FAYETTEVILLE. AR. 72703 EX 12' WTR 765-13588-00� - LLOYD 8BEM ` 'H LLIPS 3376 K7-11LCO22Ot ROAD FAYEATEVILLE, AR. 7 04-5724 ...__.. (4-A) I I 11 I CENTERLINE STPE NE CORNER 391/4, 53W/4 6-16-30 100 J P.O.B. 0' BLDG. SETBACK ORIGINAL TRACT Ut. & TRA COMMERCIAL DEVELOPMENT 17,500 50 FT. 0' BLD .5t Wain TRACT 1 NEW ZONING = R-0 NEW ZONING =P -I TRACT 2 TRACT 1 (221 ACRES) ZONING: RSF-4 TO R-0 NEW OT LINE rt—CF WEST 410_2' PROPOSED CENTERLINE (SALEM ROAD EXTENSION) 4MES 8 JUDITH HAZEN 60 N RUMPLE ROAD FAYETTEVILLE, AR. 72 704-58 04 (055-4) 70' O V .100 YEAR FLOOD PLAIN • R EAST t 620.0 20' SLOG. SETBACK INITIAL CHURCH BUILDING 15.000 50 FT. AST UTURE BUILDING - FUTURE PARK INF +30' BLDG. SETBACI BUE \ \\.:\ \ 1\ \ `\ O /FLOODWAY ` � \R. \\ 95N N. • • N78'33'84"W 116.66' • 25'BLOG. SETBACK TRACT 2 02.15 ACRES) ZONING: R5F-4 TO 5-I SOUTH 1043.27• STATE P ANE COORDINATES: ORTHING: 647471.5200 EA5TING. 660548.8000 765-13646-000 LEVERETTE 8 NORTH STREET CHURCH OF CHRIST 764 W NORTH STREET FAYETTEVILLE. AR. 72701 (5-0 STATE PLANE COORDINATES: - OBfiFING: 646429.2600 FASTING: 660501.9900 A r 9 V - CTeek !: to 27.76' 765-13651-000 JIM & 5YLVIA C N8 59'34"8/ 176.58 19342 VINEYARD ROAD CANE HILL, AR. 72717 ME -4) 5E CORNER?/ NWI/4, SWI/4 6-16-30 — P.O.B. 765-)5623-003 TRACT 2 CITY OF 54757760) 115 W. MOUNTAIN 57 July 14, 2008 - FAYETTEVLLEAI,Planning Commission rr7K "° nielgtguiway Baptist Church Agenda Item 2 Page 14 of 18 PATHWAY BAPTIST CHURCH Overview PA RK WA 0 125 250 500 750 1,000 July 14, 2008 Feet Planning Commission P7N n3y1097 Pathway Rart,,t f M1urrh Agenda Item 2 Page 15 of 18 RZN08-3027 Future Land Use PATHWAY BAPTIST CHURCH SUBJECT PROPERTY MOUNT COMFORT RD CLASS yxln�,ustdal Non-MunicipalGovet Co, plete Neighborhood P - Na ural Area Overview a Legend Subject Property ®RZN08-3027 Streets Existing f� Planned 0 125 250 Boundary Planning Area (Paco(?) 000 oOverlay District oo Outside City 500 Legend 750 1,000 ' Feet July 14, 2008 Planning Commission ZN 08-3027 Pathway Baptist Church Agenda Item Pare 16ofir PATHWAY BAPTIST CHURCH "RIM Legend Subject Property RZN08-3027 Boundary Planning Area 0 S Overlay District COODUO Outside City Legend Hillside -Hilltop Oherlay District 0.25 0.5 1 M RL les July 14, 2008 Planning Commission U8-302/ Pathway baptist (.lurch Agenda Item 2 Page 17 of 18 July 14, 2008 Planning Commission RZN 08-3027 Pathway Baptist Church Agenda Item 2 Page 18 of 18 y evl l e ARKANSAS THE CITY OF FAYETIEVILLE, ARKANSAS PLANNING DIVISION CORRESPONDENCE TO: Fayetteville Planning Commission FROM: Jesse Fulcher, Current Planner THRU: Jeremy Pate, Director of Current Planning DATE: December 22, 2005 PC Meeting of July 14, 2008 125 W. Mountain St. Fayetteville, AR 72701 Telephone: (479) 575-8267 ANX 08-3029: (HOLCOMB HEIGHTS III, 245): Submitted by APPIAN CENTER FOR DESIGN for property located at the NW CORNER OF WEIR AND N. SALEM ROAD. The property is in the Planning Area and contains approximately 3.23 acres. The request is to annex the subject property into the City of Fayetteville. Planner: JESSE FULCHER BACKGROUND: Property description: The subject property contains 3.23 -acres and is located at the northwest corner of Weir Road and N. Salem Road. There are two accessory structures and an existing single-family home, which recently suffered substantial fire damage, located on the property. Surrounding land uses and zoning is depicted in Table 1. SURROUNDING LAND USE AND ZONING Direction Land Use Zoning North Agricultural RSF-4, Res. Single Family — 4 units/acre South Holcomb Heights Ph. I and II Residential Planned Zoning District East Single Family Home RSF-4, Res. Single Family — 4 units/acre West Single Family Home Planning Area Proposal.: The applicant proposes annexation of 3.23 acres into the City of Fayetteville. INFRASTRUCTURE: Streets: The property has frontage on Weir Road (a collector street) and Salem Road (a collector street). Weir Road currently intersects Salem Road north of Gypsum Drive, which creates an off -set intersection. As agreed to with the approval of Holcomb Heights Ph. I, Weir Road is required to be removed and reconstructed to the south of the current street location to create a 4 -way intersection with left hand turn -lanes. Additional street improvements will be evaluated with future development. K:1Reports120081PC Reports113July 141ANX 08-3029 (Holcomb Heights III).doc July 14, 2008 Planning Commission ANX 08-3029 Holcomb Heights III Agenda Item 3 Page 1 of 18 Water: Public water is adjacent to the site. There is an 8" water main along N. Salem Road that was installed as part of an adjacent development to the east. A water service extension through the subject property to provide domestic service and fire protection may be required, depending on improvements associated with Holcomb Heights Ph. I. Sewer: Sanitary sewer is available near the site. There is an 8" sewer main on Gypsum Drive on the east side of Salem that may be adequate to serve future development; however, the capacity of the existing main will need to be evaluated at the time of development. A sewer service extension through the subject property may be required, depending on improvements associated with Holcomb Heights Ph. I. Fire: The subject property is located approximately 3 miles from the Fire Station #7 with a projected response time of 7 minutes. The Fire Department does not figure calls for service on properties that are only being considered for annexation. There should be no adverse effects on call volume or response time to this annexation. Police: It is the opinion of the Fayetteville Police Department that this annexation 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. RECOMMENDATION: Staff recommends forwarding the requested annexation with a recommendation for approval based on the findings included as part of this report. LAND USE PLAN: General Plan 2025 identifies this property within the Planning Area as a Residential Neighborhood Area. K:1Reports120081PC Report113-July 1414NX 08-3029 (Hokomb Heights H1).doc July 14, 2008 Planning Commission ANX 08-3029 Holcomb Heights III Agenda Item 3 Page 2 of 18 FINDINGS: 12.3.4 POTENTIAL ANNEXATION AREAS The potential annexation areas should be identified by the City using the following criteria: 1. Areas that are already urban in character. Finding: The subject property is surrounded on three sides by several established residential subdivisions, with several others in the construction stage. Property to the west is largely•rural/residential. Holcomb Elementary School and Clabber Creek Trail are located south of the property, providing recreational opportunities to area residents. 2. Areas that can be developed at urban densities. Finding: The subject property can support a traditional urban design given the location of the property at the corner of two collector streets, proximity to an elementary school, public parks and trail system. Additionally, the area already supports more urban development styles as is evident by Salem Village Planned Unit Development and the more recently approved Holcomb Heights Planned Zoning Districts. 3. Immediate areas are those that are peninsulas or islands, where municipal services have already been extended. Finding: There are existing water and sewer lines available to the subject development, with additional line extensions proposed with surrounding developments. The city's police and fire departments service surrounding developments. 4. Vacant lands that are subject to development pressure. Finding: The subject property is surrounded on three sides by either developed subdivisions, or by properties which have been approved for development. It is unknown whether this area will continue to experience development pressure. 5. Areas where urban services are already provided. Finding: Surrounding properties are currently developed or developing and are provided with city services. 6. Areas where urban services are needed. Finding: Urban services are available to developments in the surrounding areas. 12.3.5 ANNEXATION GUIDING POLICIES BOUNDARIES 12.3.5.a Annex existing islands and peninsulas and do not annex areas that would create an island or peninsula. K: IReports12008IPC Reports113-July MANX 08-3029 (Holcomb Heights IHJ.doc July 14, 2008 Planning Commission ANX 08-3029 Holcomb Heights III Agenda Item 3 Page 3 of 18 Finding: Annexation of the property will not create an island or a peninsula. Rather, annexation of the property would begin to fill in an unincorporated area that is surrounded on three sides by property within the City limits. 12.3.5.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 north, south, and east. 12.3.5.c Areas should either include or exclude entire subdivisions or neighborhoods, not divide. Finding: The subject property is not a part of a platted subdivision. 12.3.5.d Boundaries for annexed areas should follow natural corridors. Finding: Proposed boundaries follow property lines of the existing parcels and right-of-way. The north, south and east property lines are adjacent to incorporated property. 12.3.5.e The provisions of services should be concurrent with development. Finding: Current conditions result in a response time of 7 minutes for fire protection from Fire Station #7. ENVIRONMENTALLY SENSITIVE AREAS 12.3.5. f Annex environmentally sensitive areas that could be impacted by development and utilize appropriate development regulations to protect those areas. Finding: There are no known environmentally sensitive areas that could be impacted by development. EMERGENCY AND PUBLIC SERVICES 12.3.5.g Public services must be able to be provided efficiently in newly annexed areas. Finding: Water is accessible to the subject property. Sanitary sewer would be required to be extended to the development should the property be annexed into the City. The police department reports that current levels of service would not be compromised and that coverage in this area can be provided. Fire service would also be provided to the site at adequate levels. 12.3.5.h Annexed areas should receive the same level of service of areas already in the city limits. Finding: Fire and police service will be required to be provided to this area with the same level of response and service as other properties in this area, if annexed in the City of Fayetteville. This property is adjacent to areas already being served by the city. K:IReports120081PC Reportsll3-July 141ANX 08-3029 (Holcomb HeightsIH).doc July 14, 2008 Planning Commission ANX 08-3029 Holcomb Heights III Agenda Item 3 Page 4 of 18 12.3.5.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 12.3.5.j Areas currently served by utilities and other public services should be annexed. Finding: Water and sewer services and fire and police protection are currently provided to adjacent properties. Additionally, land to the north is located within the City limits and once developed, will require city services. 12.3.5.kProposed annexation areas should not require the upgrading of utilities to meet the demands of development unless there is a threat to public safety. Finding: Annexation and development of this property will result in an increased demand on the existing infrastructure systems. Improvements to sewer and street systems would be made necessary by the annexation should development occur on the subject property. 12.3.5.1 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 12.3.5.m Promote long-range planning with adjacent jurisdictions. Finding: N/A 12.3.5.n Establish agreements to address regional concerns, such as water, stormwater and sewer. Finding: N/A ADMINISTRATION OF ANNEXATIONS 12.3.5.o Develop a land use plan for annexation initiated by the city. Finding: N/A 12.3.5.p Designate zoning districts for the property during the annexation process. Finding: The applicants have requested that the property be rezoned to RSF-4 if the annexation request is approved. K.:IReports120081PC Reports113-July I41ANX 08-3029 (Holcomb Heights H7).doc July 14, 2008 Planning Commission ANX 08-3029 Holcomb Heights III Agenda Item 3 Page 5 of 18 12.3.5.q 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 property. Comments from each department have been provided herein. 12.3.5.r Development proposals require a separate review from the annexation proposals. Finding: Development of this property has not been proposed. 12.3.5.s Residents should be fully informed of annexation activities. Finding: Adjoining neighbors have been notified of the annexation request and a public notice sign has been placed on the property. 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. 12.3.5.t Encourage larger annexations to create acceptable boundaries. Finding: While the annexation request is for a small tract of land, the annexation of the property will create a more desirable city boundary, by continuing to annex an area of land, that is surrounding on three sides by incorporated property. 12.3.5.0 Conduct a fiscal impact assessments on large annexations. Finding: No fiscal impact assessment was conducted for this annexation of 3.23 acres. ICReports120081PC Reportr113-July J41ANX 08-3029 (Holcomb HeightsHI).doc July 14, 2008 Planning Commission ANX 08-3029 Holcomb Heights III Agenda Item 3 Page 6 of 18 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.b 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. 11.6.h 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. 11.6.k 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. K.:IReports120081PC Reports113-July 741ANX 08-3029 (Holcomb Heights IH).doc July 14, 2008 Planning Commission ANX 08-3029 Holcomb Heights III Agenda Item 3 Page 7 of 18 ANX 08-3029: (HOLCOMB HEIGHTS III, 245): Submitted by APPIAN CENTER FOR DESIGN for property located at NW CORNER OF WEIR AND N. SALEM ROAD. The property is in the Planning Area and contains approximately 3.23 acres. The request is to annex the subject property into the City of Fayetteville. Planner: Jesse Fulcher RZN 08-3030: (HOLCOMB HEIGHTS III, 245): Submitted by APPIAN CENTER FOR DESIGN for property located at THE NW CORNER OF WEIR ROAD AND N SALEM ROAD. The property is zoned R -A, Residential Agricultural and contains approximately 3.23 acres. The R -A, Residential Agricultural and contains approximately 3.23 acres. The request is to rezone the subject property to RSF-4, Residential Single Family, 4 units per acre. Planner: Jesse Fulcher Public water is available to the property. There is an 8" water main along N. Salem Road that was required with the Rockhaven Subdivision. Phase I of Holcomb Heights indicate an 8" main will also be stubbed out to this location, however the construction for Phase I has stalled. Water may need to be extended through the property at the time of development to provide domestic service and fire protection. Sanitary sewer is available near the site. There is an 8" main on Gypsum Drive on the east side of Salem that may be adequate grade however the capacity of the existing main and may need to be evaluated at the time of development. Phase I of Holcomb Heights indicate an 8" sewer main will also be stubbed out to this location, however the construction for Phase I has stalled. Sewer may need to be extended through the property at the time of development. There is also a 6" sanitary sewer on the north end of the site in the Mount Comfort right-of-way, The site has access to both Salem and Weir Road. Salem Road is an improved paved two lane city street. Street improvements will be evaluated with the proposed development. Weir Road is an improved paved two lane city/county street. Phase I of Holcomb Heights indicate Weir Road will be re -aligned and improved in this location, however the construction for Phase I has stalled Street improvements will be evaluated with the proposed development. Standard improvements and requirements for drainage will be required for the development. This property is not affected by the 100 -year floodplain. July 14, 2008 Planning Commission ANX 08-3029 Holcomb Heights III Agenda Item 3 Page 8 of 18