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Home My WebLink About2013-05-13 - Agendas - Final Planning Commission Planning Commissioners Officers Blake Pennington William Chesser Craig Honchell, Chair Ron Autry aTyve ev1ile Ryan Noble Kyle Cook,Vice-Chair Porter Winston Tracy Hoskins Sarah Bunch, Secretary ARKANSAS Tentative Agenda City of Fayetteville, Arkansas Planning Commission Meeting May 13, 2013 A meeting of the Fayetteville Planning Commission will be held on May 13, 2013 at 5:30 PM in Room 219 of the City Administration Building located at 113 West Mountain Street,Fayetteville, Arkansas. Call to Order Roll Call Consent. 1. Approval of the minutes from the April 22,2013 meeting. 2. ADM 13-4377: Administrative Item (11 N. COLLEGE AVE./FIRST SECURITY BANK, 484): Submitted by SCM ARCHITECTS for property located at 11 NORTH COLLEGE AVENUE. The property is zoned DC, DOWNTOWN CORE and contains approximately 0.55 acres. The request is for a variance of the Downtown Design Overlay District. Planner: Jesse Fulcher Old Business: 3. ADM 13-4330: Administrative Item (SW CORNER 15 To STREET AND RAZORBACK ROAD, 599): Submitted by Crafton & Tull for property located at the SW CORNER OF 15TH STREET AND RAZORBACK ROAD. The property is zoned Urban Thoroughfare and contains approximately 4.42 acres. The request is for a variance of the Streamside Protection Zones, Parking Lot Landscaping, and Parking in the Build-to zone. Floodplain Administrator: Sarah Wrede Planner: Andrew Garner Urban Forester: Megan Dale New Business: 4. ADM 13-4364: Administrative Item (423 W. HAWTHORN ST./SYLVESTER, 445): Submitted by DAVID STITT for property located at 423 WEST HAWTHORN STREET. The property is zoned RSF-4, RESIDENTIAL SINGLE-FAMILY, 4 UNITS PER ACRE and contains approximately 0.27 acres. The owner proposes to add an accessory dwelling unit to the existing single family dwelling. The request is a variance to allow the accessory dwelling unit to be 1,171 square feet when the maximum allowed by right is 600 square feet. Planner: Andrew Garner 5. ADM 13-4370: Administrative Item (AMENDMENT TO NORTH STREET RECYCLING CENTER, 444): THE CITY OF FAYETTEVILLE is requesting approval to amend the approved conditional use permit (CUP 12- 4241) for the recycling drop-off facility, to include a small office and restroom for the on-site employee. Planner: Jesse Fulcher 6. CUP 13-4365: Conditional Use Permit(1720 E.ZION RD./TRICON, 136): Submitted by TCM ENTERPRISES for property located at 1720 EAST ZION ROAD. The property is zoned R-A, RESIDENTIAL- AGRICULTURAL and contains approximately 3.15 acres. The request is for a conditional use permit for a wireless communications facility (Use Unit 36). Planner: Jesse Fulcher THE APPLICANT HAS REQUESTED TO TABLE THE ITEM UNTIL THE MAY 28, 2013 MEETING. 7. RZN 13-4363: Rezone (2269 N. HENBEST RD./NELMS, 325): Submitted by JORGENSEN AND ASSOCIATES for property located at 2269 NORTH HENBEST ROAD. The properties are zoned R-A, RESIDENTIAL-AGRICULTURAL, RMF-24, RESIDENTIAL MULTI-FAMILY, 24 UNITS PER ACRE, and C-2, THOROUGHFARE COMMERCIAL and contain approximately 5.77 acres. The request is to rezone these properties to CS, COMMUNITY SERVICES and C-2, THOROUGHFARE COMMERCIAL. Planner: Jesse Fulcher 8. RZN 13-4369: Rezone (4253 N. CROSSOVER RD./VISTA HEALTH, 138): Submitted by COOVER CONSULTANTS for property located at 4253 NORTH CROSSOVER ROAD. The property is zoned R-O, RESIDENTIAL OFFICE and C-1, NEIGHBORHOOD COMMERCIAL and contains approximately 9.94 acres. The request is to rezone the property to P-1, Institutional. Planner: Quin Thompson 9. RZN 13-4360: Rezone (693 W. NORTH ST./RANDLE, 444): Submitted by BLEW AND ASSOCIATES for property located at 693 WEST NORTH STREET. The property is zoned I-1, HEAVY COMMERCIAL AND LIGHT INDUSTRIAL and contains approximately 2.44 acres. The request is to rezone the property to CS, COMMUNITY SERVICES. Planner: Quin Thompson The following item has been approved administratively by City staff- FPL 12-4274: Final Plat (3018 & 2980 N. ALTUS LN./ALTUS SUBDIVISION, 258): Submitted by NATHAN HARRIS for properties located at 3018 AND 2980 NORTH ALTUS LANE. The properties are in the PLANNING AREA and contain approximately 3.29 acres. The request is final plat approval of three single family lots. Planner: Andrew Garner NOTICE TO MEMBERS OF THE AUDIENCE All interested parties may appear and be heard at the public hearings. If you wish to address the Planning Commission on an agenda item please queue behind the podium when the Chair asks for public comment. Once the Chair recognizes you,go to the podium and give your name and address. Address your comments to the Chair, who is the presiding officer. The Chair will direct your comments to the appropriate appointed official, staff, 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. Interpreters or TDD, Telecommunication Device far the Deaf, are available far all public hearings, 72 hour notice is required. For further information or to request an interpreter,please call 575-8330. As a courtesy please turn off all cell phones and pagers. A copy of the Planning Commission agenda 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. Planning Commission April 22, 2013 Page I of 10 MINUTES OF A MEETING OF THE PLANNING COMMISSION A regular meeting of the Fayetteville Planning Commission was held on April 22,2013 at 5:30 p.m.in Room 219, City Administration Building in Fayetteville,Arkansas. ITEMS DISCUSSED ACTION TAKEN Consent. MINUTES: April 8, 2013 Approved Page 3 VAC 13-4346: Vacation (902 S. SCHOOL ST./FERGUSON'S ADDITION,562): Page 3 Approved Old Business: ADM 13-4330: Administrative Item (SW CORNER 15TH STREET AND RAZORBACK ROAD, 599): Page 4 Tabled ADM 13-4344: Administrative Item (617 N. COLLEGE AVE./NOW AND THEN BOUTIQUE, 445): Page 5 Approved New Business: ADM 13-4357: Administrative Item (617 N. COLLEGE AVE./PARKS PURITY PIE CO., 445): Page 5 Tabled LSD 13-4352: Large Scale Development (NW CORNER OF SPRING ST. & SCHOOL AVE./FAYETTEVILLE PARKING DECK,484): Page 6 Approved RZN 13-4348: Rezone (1035 N. GREGG AVE./SMITH,444): Page 7 Forwarded RZN 13-4359: Rezone(1851 E. HUNTSVILLE RD./KUM&GO, 565): Forwarded Old Business: ADM 13-4353: (FORM BASED CODE AMENDMENTS): Forwarded May 13,2013 Planning Commission PC Minutes 04-22-2013 Agenda Item 1 Page 1 of 10 Planning Commission April 22, 2013 Page 2 of 10 MEMBERS PRESENT MEMBERS ABSENT Tracy Hoskins Blake Pennington Kyle Cook Craig Honchell William Chesser Porter Winston Sarah Bunch Ron Autry Ryan Noble STAFF PRESENT Glenn Newman Andrew Garner Jesse Fulcher CITY ATTORNEY Kit Williams, City Attorney 5:30 PM-Planning Commission Chairman Craig Honchell called the meeting to order. Chairman Honchell requested all cell phones to be turned off and informed the audience that listening devices were available. Upon roll call all members except Pennington were present. May 13,2013 Planning Commission PC Minutes 04-22-2013 Agenda Item 1 Page 2 of 10 Planning Commission April 22, 2013 Page 3 of 10 Consent. Approval of the minutes from the April 8, 2013 meeting. VAC 13-4346: Vacation (902 S. SCHOOL ST./FERGUSON'S ADDITION, 562): Submitted by CITY STAFF for properties located around 902 SOUTH SCHOOL STREET. The property is zoned DG, DOWNTOWN GENERAL. The request is to vacate a 60 foot right-of-way. Motion: Commissioner Cook made a motion to approve the consent agenda. Commissioner Chesser seconded the motion. Upon roll call the motion passed with a vote of 8-0-0. May 13,2013 Planning Commission PC Minutes 04-22-2013 Agenda Item 1 Page 3 of 10 Planning Commission April 22, 2013 Page 4 of 10 Old Business: ADM 13-4330:Administrative Item(SW CORNER 15TH STREET AND RAZORBACK ROAD,599): Submitted by Crafton & Tull for property located at the SW CORNER OF 15T" STREET AND RAZORBACK ROAD. The property is zoned Urban Thoroughfare and contains approximately 4.42 acres. The request is for a variance of the Streamside Protection Zones. Staff and the applicant requested that this item be tabled until the May 13th Planning Commission meeting. Motion: Commissioner Cook made a motion to table ADM13-4330 until the May 13th meeting. Commissioner Chesser seconded the motion. Upon roll call the motion passed with a vote of 8-0-0. May 13,2013 Planning Commission PC Minutes 04-22-2013 Agenda Item 1 Page 4 of 10 Planning Commission April 22, 2013 Page 5 of 10 ADM 13-4344:Administrative Item(617 N.COLLEGE AVEJNOW AND THEN BOUTIQUE,445): Submitted by CLARA PETERS for property located at 617 NORTH COLLEGE AVENUE. The property contains approximately 0.25 acre and is zoned C-2,THOROUGHFARE COMMERCIAL. The request is a variance allow for a temporary retail structure(airstream trailer)to remain on the property for longer than 90 days. Andrew Garner, Senior Planner, gave the staff report. Becky Peters,applicant, discussed her business and the request. No public comment was presented. Commissioner Hoskins asked about the depth of the property and the curb cut on Trenton. Garner discussed that Trenton was designated as a Local Street and a curb cut would need to be separated 50 feet from the intersection in accordance with the access management ordinance. Commissioner Hoskins discussed that he does not feel like the clear plastic tent on the front of the trailer creates an aesthetically pleasing streetscape. He also discussed concerns with the plastic structure blowing away. Commissioner Autry discussed agreement with the other commissioners that the plastic tent structure is not aesthetically pleasing and concerns that it could be blown away. Commissioner Winston discussed that the idea for the outdoor tent area is good,but that it should be fixed onto the trailer. Cynthia Morris,property owner, discussed that they encourage awnings for vendors. Commissioner Chesser discussed that he was not sure if we should encourage these types of things. Commissioner Winston discussed that there are awnings specifically designed for airstream trailers,and that custom awnings could be designed to be fixed to the trailers. Kit Williams, City Attorney, read a potential condition of approval that would address the concerns of the commissioners related to aesthetics and safety of the awnings. Motion: Commissioner Chesser made a motion to approve ADM 13-4344, adding condition of approval No. 4, as read by the City Attorney stating as follows: Condition #4 Wooden decks, stairways, and stoops to ease entry into the mobile vendors' trailers are permitted, but clear plastic coverings are not allowed.Awnings for the trailers shall be made of fabric,rubberized canvas or other similar material and attached to the trailers. The final approval of these types of structures shall be made by staff. May 13,2013 Planning Commission PC Minutes 04-22-2013 Agenda Item 1 Page 5 of 10 Planning Commission April 22, 2013 Page 6 of 10 Commissioner Cook seconded the motion. Upon roll call the motion passed with a vote of 8-0-0. New Business: ADM 13-4357:Administrative Item(617 N.COLLEGE AVEJPARKS PURITY PIE CO.,445): Submitted by SHANNON STRICKLAND for property located at 617 NORTH COLLEGE AVENUE. The property contains approximately 0.25 acre and is zoned C-2, THOROUGHFARE COMMERCIAL. The request is a variance to allow for a temporary retail structure(airstream trailer)to remain on the property for longer than 90 days. Cynthia Morris,property owner, indicated that this applicant was not going to be renewing the lease on her property. City Attorney, Kit Williams, advised the commission to table this item indefinitely. Motion: Commissioner Chesser made a motion to table ADM13-4357. Commissioner Winston seconded the motion. Upon roll call the motion passed with a vote of 8-0-0. Commissioner Pennington arrived. May 13,2013 Planning Commission PC Minutes 04-22-2013 Agenda Item 1 Page 6 of 10 Planning Commission April 22, 2013 Page 7 of 10 LSD 13-4352: Large Scale Development (NW CORNER OF SPRING ST. & SCHOOL AVE./FAYETTEVILLE PARKING DECK,484): Submitted by GARVER ENGINEERING for property located at the NORTHWEST CORNER OF SPRING STREET AND SCHOOL AVENUE. The property is zoned MSC, MAIN STREET/CENTER and contains approximately 4.13 acres. The request is for a parking deck and two liner buildings. Jesse Fulcher, Current Planner,read the staff report. Ron Petrie, applicant, introduced the project team. Commissioner Hoskins asked about using stairs on the east entrance. Fulcher stated that they would extend over the sidewalk because of the difference in elevation between the street grade and finished floor. Commission Winston asked about items mentioned at the Subdivision Committee, including pedestrian crossing areas at the garage entrances,public space on the south side of the building. Commission Hoskins asked about the width of the entrances. Public comment: Laleh Amoirez,applicant,stated that the these items will be addressed as the detailed points of the construction plans are developed.There will be separation between the pedestrian and vehicular entrances and seating will be added along the south side of the building. These details just haven't been designed yet. Commission Chesser stated the City should consider solar on the roof top as mentioned by Commission Winston. No more public comment was presented. David Jurgens,Utilities Department Director,stated that the building is being designed to LEED standards and may provide charging stations Motion: Commissioner Chesser made a motion to approve LSD13-4352. Commissioner Winston seconded the motion. Upon roll call the motion passed with a vote of 9-0-0. May 13,2013 Planning Commission PC Minutes 04-22-2013 Agenda Item 1 Page 7 of 10 Planning Commission April 22, 2013 Page 8 of 10 RZN 13-4348: Rezone (1035 N. GREGG AVE./SMITH, 444): Submitted by JORGENSEN AND ASSOCIATES for property located at 1035 NORTH GREGG AVENUE. The property is zoned RMF-24, RESIDENTIAL MULTI-FAMILY,24 UNITS PER ACRE and contains approximately 0.44 acres.The request is to rezone the property to NC,NEIGHBORHOOD CONSERVATION. Jesse Fulcher,Current Planner, read the staff report. No public comment was presented. Commissioner Cook asked about access for the new units. Fulcher stated that there will only be one additional unit allowed with the zoning change, and that the developers have been planning a shared driveway and have discussed cross-connectivity to the west. Motion: Commissioner Chesser made a motion to forward RZN13-4348 to City Council with a recommendation of approval. Commissioner Pennington seconded the motion. Upon roll call the motion passed with a vote of 9-0-0. May 13,2013 Planning Commission PC Minutes 04-22-2013 Agenda Item 1 Page 8 of 10 Planning Commission April 22, 2013 Page 9 of 10 RZN 13-4359: Rezone(1851 E.HUNTSVILLE RD./KUM&GO,565): Submitted by CITY STAFF for property located at 1851 EAST HUNTSVILLE ROAD.The property is zoned I-2,GENERAL INDUSTRIAL and contains 1.93 acres.The request is to rezone the property to C-1,NEIGHBORHOOD COMMERCIAL. Jesse Fulcher, Current Planner,read the staff report. Jeremy Pate,Development Services Director,stated that the Tyson building is being demolished and sorted currently.The administration has made removal a high priority for safety and aesthetics.The rezoning request is for only two acres of the property. Kit Williams, City Attorney, stated there will be small green space area left in front for public art. Public comment: Aubrey Sheppard,citizen,stated there are some wetlands by the funeral home and drainage to the south of this property. Commission Hoskins stated that sometime development is good, period. No more public comment was presented. Fulcher stated that drainage will be improved just with the removal of the concrete and establishment of greenspace by new development. Motion: Commissioner Winston made a motion to forward RZN13-4359 to City Council with a recommendation of approval. Commissioner Chesser seconded the motion. Upon roll call the motion passed with a vote of 7-1-1,with Commissioner Cook voting no and Commissioner Hoskins recusing. May 13,2013 Planning Commission PC Minutes 04-22-2013 Agenda Item 1 Page 9 of 10 Planning Commission April 22, 2013 Page 10 of 10 ADM 13-4353:(FORM BASED CODE AMENDMENTS): Submitted by CITY PLANNING STAFF.The request is to amend Chapters 151, 161, 164 and 172 to clarify build-to zone requirements,modify building height in certain zoning districts, and provide design requirements for auto-oriented commercial facilities. Andrew Garner, Senior Planner, gave the staff report. Public Comment: Aubrey Shepherd asked about the changes to the code and public notification. Garner discussed that this was the third time this has been heard at the Planning Commission meeting. No more public comment was presented. Jeremy Pate, Development Services Director, discussed some of the changes to the code that staff is proposing, including one new revision from the previous Planning Commission meeting. Garner displayed the additional revision to the code on the screen and discussed the change. Kit Williams,City Attorney,recommended that another one of the exhibits distributed by staff be included in the actual code. Commissioner Hoskins asked about shy distance from a wall to the sidewalk. Pate discussed the shy distance requirement. Motion: Commissioner Chesser made a motion to forward ADM 13-4353 to City Council with a recommendation of approval. Commissioner Pennington seconded the motion. Upon roll call the motion passed with a vote of 9-0-0. There being no further business, the meeting was adjourned at 7.15PM. May 13,2013 Planning Commission PC Minutes 04-22-2013 Agenda Item 1 Page 10 of 10 Tayett-l PC Meeting of May 13, 2013 KANSAS 125 W. Mountain St. THE CITY OF FAYETTEVILLE, ARKANSAS Fayetteville,AR 72701 Telephone:(479)575-8267 PLANNING DIVISION CORRESPONDENCE TO: Fayetteville Planning Commission FROM: Jesse Fulcher, Current Planner THRU: Jeremy Pate, Development Services Director DATE: May 6, 2013 ADM 13-4377:Administrative Item(11 N.COLLEGE AVE./FIRST SECURITY BANK,484): Submitted by ENGINEERING SERVICES, INC. for property located at 11 NORTH COLLEGE AVENUE.The property is zoned DC,DOWNTOWN CORE and contains approximately 0.55 acres. The request is for a variance of the Downtown Design Overlay District. Planner: Jesse Fulcher Findings: Property description and background: The subject property is located at the northwest corner of N. College Avenue and E. Meadow Street and is within the Downtown Design Overlay District. The property is currently developed with a branch bank and parking lot for First Security Bank. Plans for a new bank facility have received approval through the Site Improvement Plan process and construction plans are currently under review. In April the Planning Commission approved a variance of Chapter 166.21 Downtown Design Overlay District to allow the visual transmittance rating of the first floor glass to be reduced to 0.59 when 0.60 is the minimum required.Following that meeting,during review of the construction plan documents, it was discovered that a small portion of the glass was proposed to be spandrel glass, which does not meet the visual transmittance rating. Spandrel glass is opaque (0.00 visual transmittance rating)and is typically used to conceal electrical and mechanical areas between floors. Proposal: Chapter 166.21(E)(7) requires buildings to have a minimum of 75% glass on the first/ground floor of any principal fagade, and for that glass to have a visible transmittance rating of 0.60 or higher. The east facade(along College Avenue)has been designed with 74%glass of which 12% is spandrel. The north fagade (along Meadow Street) has been designed with 75% glass of which 8% is spandrel. Request: The applicant is requesting approval of a variance to reduce the percentage of"clear"glass as noted above. As illustrated on the floor plans, the panel of spandrel glass on College Avenue is adjacent to the bank work room, which contains the after-hours depository, vault and IT/server equipment. First Security Bank is extremely concerned with the security of this room, for obvious reasons. The spandrel glass is being proposed in this location,so glazing is provided on the exterior of the building, but the building walls are maintained for security purposes. A very small panel of G:IETCIDevelap nenl Services Reviewi20130evelopazent RevieivU3-4377 ADMFirsi Secunly Bank DDOD Var ionce7PCl05-13-20131Coomrents and Redlines May 13,2013 Planning Commission ADM 13-4377 First Security Bank Agenda Item 2 Page 1 of 12 spandrel glass is being used on Meadow Street, because there is a mechanical platform above the breakroom that is being screened. Recommendation: Staff recommends in favor of the variance to allow a panel of spandrel glass along College Avenue due to the location along the vault room wall. Security of this space is critical for the safety of the bank employees and customers. The second, smaller panel of spandrel along Meadow Street is being provided fore a more traditional use — to hide interior mechanical space located above the ceiling. The proposal meets the intent of the downtown design standards, while also meeting the unique design needs of a banking institution. PLANNING COMMISSION ACTION: Required ❑Approved ❑ Denied ❑ Tabled Motion: Second: Vote: Date: Mav 13, 2013 Comments: CirlliTYl Derelol>,urur.Srmrres RrvrrM?0l31Derelnpwrn+Reiwervl73-4.177 AIJAI I ima .Seew iry Honk!)fXIP I m lnmdPCI05-13-10I31Conwrems mu! Redlines May 13,2013 Planning Commission ADM 13-4377 First Security Bank Agenda Item 2 Page 2 of 12 -- _-- . t -e w o - I y- • t I FT 73.33 SQ,FT.GLAZING SPANDREL GLAZING - T-c 73.33 SQ.FT.SPANDREL GLAZING T-4' y / 57'-0" - — - 277 SQ. FT.GLAZING FACADE W IDTH TOTAL GLAZING=350.33 SQ.FT.=61.5%tinted 73.33 SQ.FT.=12.8 spandrel 74.3%glazing(tinted&spandrel) COLLEGE AVE BLDG FACADE=570 SQ.FT. 423.66 SQ,FT.1570 SQ.FT=74.3%of glazing at facade May 13,2013 Planning Commission ADM 13-4377 First Security Bank Agenda Item 2 Page 3 of 12 ]1 r ZL 11 r6Yppi+ � - i SPANDREL GLAZING=10.G65q.11, 9 4" 9'.4' '-4' 9333 SQ Ff.GLAZING 74.66 SO.FT.GLAZING FACADE WIDTH TOTAL TINTED GLAZING=168 SQ.FT.=67.2%TINTED 7.4%SPANDREL 74.6%GLAZING(tinted&Spandrel) MEADOW ST SLUG.FACADE=250 SQ.FF. 166.66 30.FT.1250 SQ-FT=746%of glazing at facade May 13,2013 Planning Commission ADM 13-4377 First Security Bank Agenda Item 2 Page 4 of 12 �- CENTER LINE SCM �- OF ALLEY ARCHITECTS P.LLC. EXISTING BUILDING FACE Lill,. ..K a aMnam.s.. zzo Little Rock, 55faxon¢ 12205 DUMPSTER ENCLOSURE t'�op .&omsstes.tects.ca-m � rcmtects.com GARAGE ��rr• �✓EXIT r ` iNf r rr`fin T3 „ ,.rM! r-✓�i/q r/rty s /% elf 7— . ak �r4 l ,5 - BUILDI NG SETBACK BUILDING tion 1 SETBACK10'SETBACK _ FROM CENTER LINE OF ALLEYP'� 4-0 - r9,. � L '"'.Mlr^fFr�r�}G"A'✓;P-I :-� ��'� `J�,�, ,. u�1 W O /}^� r i w `r 42'HIGH WALLS w U. AHD N.COLLEGE AVE. O SITE PLAN C V 1"=30'_0" O 0 IV1 03/06/13 May 13,2013 Planning Commission ADM 13-4377 First Security Bank Agenda Item 2 Page 5 of 12 May 6,2013 Planning Commission Chair City of Fayetteville Planning Department 113 West Mountain Street Fayetteville,Arkansas 72701 RE: Planning Commission Variance First Security Bank, Downtown Fayetteville City of Fayetteville,Arkansas Dear Planning Commission Chair, On behalf of First Security Bank in Fayetteville, SCM Architects PLLC is submitting this variance request for the proposed new First Security Bank construction in downtown Fayetteville located at 11 North College Avenue, Fayetteville,Arkansas It is our understanding that the City of Fayetteville requires that commercial space and storefronts to have a minimum of 75% glass on the first or ground floor of any principle fapde. The two principle facades for this project face College Avenue and Meadow Street. The bank's main entry is along College Avenue and on that side, the amount of glazing is at 61.5% tinted glass with 12.8% spandrel glass for a total of 74.3% glazing. Along Meadow Street,the amount of glazing is at 67.2%tinted glass with 7.4%spandrel glass for a total of 74.6%glazing. In order to address any concerns, as well as to give you the reasons for the building layout, a design rationale is provided below: Design Rationale— First Security Bank, 1-story branches, are typically wood frame (Type VB) structures approximately 2,000 SF to 2,500 SF. The single entry has a pair of aluminum doors set into a floor to ceiling storefront system. Other windows around the bank are "punched openings' through the brick walls. The customer walks into the bank directly across from the teller area,with the teller and drive through lanes at the rear of the building. Offices are normally to the left and right of the entry. However, when the Downtown Fayetteville Branch was beginning, it was realized that this typical layout would not work for the property at 11 North College Avenue. The property had a build-to line at N.College Ave.and E.Meadow St.that had to be met. When the building was pushed to that corner,the typical First Security branch layout had to be rethought: Drive-Through:The drive-through could not be placed at the rear(west)of the building due to both the depth of the property and the close distance to E. Meadow St. There would not be enough room for vehicular stack space. That left only the south side of the building to have the drive through. This presented another challenge, because if a typical drive through was used,cars would be exiting onto N.College approximately 80-100 feet from the intersection of College and Meadow. It was preferred that vehicles exiting onto N.College would do so from the existing alley located along the southern property line. So,instead of the typical drive-through lanes,with direct access to the teller window,an elongated,semi-remote drive-through area was designed. The vehicles enter the property off of E. Meadow,drive past the bank building and circle back north, under a canopy to face the teller window. The vehicles can then either exit back onto E. Meadow,or to the alley and then to N.College. See diagram on following page. May 13,2013 Planning Commission ADM 13-4377 First Security Bank Agenda Item 2 Page 6 of 12 CxIT- �Ex1T- ARAGE I BUILDING, SETBACK UNEFPOM UNE ® h GB!!7{ J�ATM F17� � 42'HIGH WALL_ w NCOLLEJEAJE `THE PRINCIPAL FACADE OF A BUILDING SHALL BE BUILT V-ATHIN A BUILD-TO ZONE TIWT IS LOCATED BETWEEN THE FRONT PROPERI V LINE 44D UNE 25 FT FROM THE FRONT PROPERTY LINE'PER DGWNI DEVELOPMENT ZONING Teller Line/Workroom: Since the drive-through location was set by the build-to zone and property limitations, the interior layout of the bank was limited. The Teller Line is required to be along the south side of the building in order to access the drive-thru window. The Teller Line also has to directly access the building lobby and an adjacent workroom. In order to provide the driveway and required parking spaces, the overall width of the building was restricted (approximately 33'-0" wide). To accommodate this dimension, the Teller Line was decreased in size from four stations, to three stations.The Workroom, which was placed along N. College due to the required placement of the teller drive-through window in relationship to the drive-through lanes, houses the walk-up after-hours depository, the money safe, a limited amount of storage, and the server/IT equipment. This room is normally not located on an exterior wall due to the sensitivity of its contents, but had to in this case because of its required proximity to the teller line and the limited width of the building. The facilities manager and the director of IT for First Security are extremely concerned with the requirement to have a window into this room (to reach the 75% glass facade requirement). It was First Security's hope that the spandrel glazing would be an acceptable compromise. By having a wall behind the glazing, First Security can keep the security and wall space that they need,and from the exterior,glazing will break up the facade of the building,in an effort to reach the 75% glass requirement. Lobby: The primary face of the building is along N. College, so a main entry on that facade was a must for First Security Bank. However,the majority of their customers are expected to visit by vehicle, either through the drive- through,or to park and walk inside. With the parking lot to the interior of the property, another"main" entrance was required by First Security. All other new First Security branch banks (2005 —present) only have one "main" entrance to help with security(one door for employees to watch,to video,to alarm, etc.). This facility would now have two, but the City of Fayetteville also required a door along E. Meadow since by code, that is a "principle facade"as well as N.College. First Security Bank requested and was granted a variance for not having an entry on this facade. A connecting sidewalk will be extended from the west entry to E. Meadow to allow pedestrian access. Offices/Ancillary Spaces: With the Teller Line to the south end of the building and the lobby in the middle, the offices and ancillary spaces were placed along the north end of the building. Two open office areas were placed in /near the lobby space, with the branch manager's office placed at the northeast corner(at the intersection of E. Meadow and N.College. The office was relocated to this corner because it allowed for more window area than the break room. The break room provides access to mechanical and electrical spaces to which First Security Bank does May 13,2013 Planning Commission ADM 13-4377 First Security Bank Agenda Item 2 Page 7 of 12 not want the public to access. This includes access to a mechanical platform above the break room where the two mechanical units are housed. The Janitor's room and Electrical Room have been moved away from the wall along N. Meadow to allow vision glass to be used. A limited amount of spandrel glazing will still be needed at this area, because the mechanical platform starts at 8'-2"above the finish floor line. But from the finish floor up to the 8'-0" line,vision glass will be used. Glazing:Since the City of Fayetteville requires that commercial space and storefronts have a minimum of 75%glass on the first or ground floor of any principle facade, glazing was expanded on both N. College and E. Meadow facades. The facade along N. College Avenue has a total of 74.3%glazing(61.5%tinted and 12.8%spandrel) and the facade along Meadow Street has a total of 74.6%glazing(67.2%tinted and 7.4%spandrel). For the above reasons,we are requesting that variances be granted to allow spandrel glazing in the amounts listed in the descriptions above and for the percentage of vision glass for this project to be less than the 75%otherwise required by code for this area. I hope all of your questions and concerns have been addressed by this letter and with the following elevations,but if not,or if you need additional information for any part of this, please let me know. Feel free to contact me by e- mail inichols scmarchitects.com or by phone at 501-224-3055. Si ncere onathan Nichols,AIA Project Architect Attachment May 13,2013 Planning Commission ADM 13-4377 First Security Bank Agenda Item 2 Page 8 of 12 I - - .Nr - �1 _ F4 May 13,2013 Planning Commission ADM 13-4377 First Security Bank Agenda Item 2 Page 9 of 12 ADM13-4377 FIRST SECURITY BANK Close Up View j.o CONNERST L J ERd1F-24 G L SPRING ST I Lf Lr j W O < SUBJECT PROPERTY _z J 3 _J W y MEADOW ST L- D O m w ¢ ti ¢ J J M5C w 00 MEADOW ST LJ] C Ll o L L ci LL CENTER ST CENTER Si �� L > El P-1 L L,r Legend MOUNTAIN ST MOUNTAIN ST ....... 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Mountain St. THE CITY OF FAYETTEVILLE, ARKANSAS Fayetteville,AR 72701 Telephone:(479)575-8267 PLANNING DIVISION CORRESPONDENCE TO: Fayetteville Planning Commission FROM: Andrew Garner, Senior Planner Sarah Wrede, Flood Plain Administrator Megan Dale,Urban Forester THRU: Jeremy Pate,Development Services Director Chris Brown, City Engineer DATE: May 9, 2013 ADM 13-4330: Administrative Item (SW CORNER 15TH STREET AND RAZORBACK ROAD, 599): Submitted by Crafton & Tull for property located at the SW CORNER OF 15TH STREET AND RAZORBACK ROAD. The property is zoned Urban Thoroughfare and contains approximately 4.42 acres. The request is for variances of the Streamside Protection Zones,Parking Lot Landscaping, Access Management, and to permit Parking in the Build-to zone. Floodplain Administrator: Sarah Wrede Planner: Andrew Garner Urban Forester:Megan Dale Findings: Property description and background:This property is located in the Fayette Junction Neighborhood Plan area at the southwest corner of 15th Street and Razorback Road(both Principal Arterial streets on the City's Master Street Plan). The property is zoned UT, Urban Thoroughfare, and contains approximately 4.42 acres of disturbed grassland. The entire western border of the site is encompassed with floodplain and Streamside Protection Zones (SPZ) associated with a tributary stream to Town Branch. The SPZ on this property currently is poor quality with mowed grass, few trees beyond the top of bank and appears to have had fill material placed towards the north end. Proposal: As indicated in the attached plans,the applicant proposes to construct two multi-family buildings containing approximately 68 units,232 beds and 234 parking spaces. In order to develop the site in the manner desired by the property owner, several variances of the Fayetteville Unified Development Code (UDC) are requested from the Planning Commission: 1. UDC Section 168.12 Streamside Protection Zones. The applicant proposes to grade and construct a parking lot within Zone 2: Management Zone (within 50 feet of the top of the stream bank) along the entire length of the site, and to substantially grade and construct small portions of paved parking area within Zone 1: Waterside Zone(within 25 feet of the top of the stream bank). 2. UDC Section 177 04(D)(2)(a) 15 feet of greenspace between the street and parking lot.The applicant proposes to provide approximately nine(9)feet of greenspace along 15i1'Street and eight (8) feet of greenspace along Razorback Road. G:18TCIDevelopmeni Services Review120130eveloprnenl Review U3-4330 ADMChampion Club Condos-Sueamside)104 Planning Conrinission)05-13- 20131Comnsenis and Redlines May 13,2013 Planning Commission ADM 13-4330 Champion Club Condos Agenda Item 3 Page 1 of 26 3. UDC Section 177.04(D)(2)(b) Urban zoning districts with greenspace of less than 10 feet require street trees in urban tree wells in the sidewalk.The applicant proposes to plant street trees in the greenspace adjacent to the multi-use trail along Razorback Road. 4. UDC Section 177.04(C)(1) Interior Darking lot trees to be lanted in tree islands or in tree lawns. The applicant proposes to plant the parking lot trees in 4-foot by 4-foot street grates with a six-inch raised curb. 5. UDC Section 177.04(C)(2) Parking lot trees on either side of driveways in tree islands. Because of the limited amout of greenspace between the right-of-way and parking lot there is not adequate space for these required trees on either side of the driveways. 6. UDC Section 172.04(0) Parkinf;lots are not permitted in the build-to zone. The applicant proposes parking spaces in the build-to zone along both 15`t' Street and Razorback Road, including a 32-inch masonry screen wall to screen the parking lot from the street. 7. UDC Section 166 08(F)(0)(a)Curb cuts are required to be spaced at least 250 feet apart on an arterial roadway. The applicant proposes a curb cut onto 15th Street that is 147 feet from the adjacent curb cut to the west. 8. UDC Section 166.04(B)(3) (c i Streets to be constructed in accord with the Master Street Plan. The applicant proposes to widen both Razorback Road and 15`I' Street to include parallel parking spaces when the Master Street Plan cross section for Principal Arterial streets allows parallel parking only is certain settings.This request is not a variance but is a determination to be made by the commission. Recommendation: Staff finds that this is a unique site in terms of the large amount of property within a floodplain and in the SPZ. Given this unique feature, staff generally finds that some of the development ordinances result in a hardship to the property owner that justifies some variances. However, after several meetings with the applicant's engineer, staff does not find in favor of the development plan or all of the variances requested. Staff finds that it is possible and reasonable to develop the site without all of the variances requested. The specific recommendations and findings for each variance are listed below: 1. Streamside Protection Zones. Staff recognizes that some relief may be appropriate for this site because of the large area impacted by the SPZ and the poor condition of the existing SPZ. Staff recommends approval of the SPZ variances with the following conditions of approval to offset impacts created by the development and meet the intent ofthe ordinance: a. All parking spaces and pavement shall be removed from the Zone 1: Waterside Zone. b. Bio-retention areas shall be built in accordance with criteria set forth in the City's draft Drainage Criteria Manual at a minimum area as shown on the proposed preliminary site plan. c. The stream and riparian enhancement plan shall be carried out as described in the applicant's request packet including removal of invasive plants and planting of native grasses, wildflowers, shrubs, and trees within the area shaded in blue on the proposed preliminary site plan. d. Native trees shall be planting within the SPZs open areas at a minimum size requirement of 1" — 2" caliper trees approximately 6 to 8 feet in height at an average density of 20 feet on center with no more than 20% of any single tree G.9ETCIDevelopment Services Revi.120730evelopment Reviewll3-4330 ADM Champion Club Condos-Slreamside)104 Planning CommfssioM05-13- 201YCommenis and Redlines May 13,2013 Planning Commission ADM 13-4330 Champion Club Condos Agenda Item 3 Page 2 of 26 species. e. The owner shall provide a care and replacement warranty extending at least three growing seasons, to ensure adequate growth and survival of the plant community. f. Prior to any soil disturbing activity, the SPZs not receiving a variance shall be clearly delineated with fencing which shall be maintained throughout construction activities. g. The development shall be in compliance with all other portions of the Flood Damage Prevention Code. h. The development shall be in compliance with all other requirements of the Streamside Protection Best Management Practices Manual. 2. 15 feet of greenspace between the street and parking lot. Razorback Road.Staffrecommends approval on Razorback Road based on the f ndings discussed below with the following condition of approval: a. The applicant shall obtain written approval from the Arkansas State Highway and Transportation Department for planting street trees within the right-of-way. 15`t' Street. Staff recommends denial on 15th Street based on the findings discussed below. Findings: Razorback Road:If the State Highway will approve in writing placement of street trees within Razorback Road right-of-way, then staff will support a reduced 15' landscape buffer.If not,staff does not support the reduced buffer because it places trees lower than street level in a swale 5' away from a building. Large species trees (average canopy spread 30-50') should be placed a minimum of 15' away from a building. 15th Street: Placing street trees within the right-of-way would put them directly under overhead power lines. If there was a 15' landscape buffer,this would place street trees 20' away from the power line (which is the power company minimum for medium growth rate, large species trees). Small species trees will not produce as much canopy coverage; therefore, not reduce the heat island effect over the parking lot either. Currently, the applicant is showing a 32" high screen wall 2' off the right-of-way, leaving a 5.5' wide green space. A typical street section for green space is 6' wide. A typical parking island is 8' min width.This scenario is in between these two cases. Staff recommends either placing the power line underground so that the street trees may be placed in public right-of-way or that there be a 15' landscape buffer so large species trees may be planted. If the Planning Commission approves the current layout, staff recommends the green space be a minimum of 6' wide from bottom of wall to back of curb. Small species trees would be required to prevent power line conflict. G:IETCIDevelopmenl Services Rmew1201311)evelopment Review)/3-4330 ADM Chmnpion Club Condos-Su i a uside)I04 Planning Commissionlo5-13- 20131Comn,nts and Redlines May 13,2013 Planning Commission ADM 13-4330 Champion Club Condos Agenda Item 3 Page 3 of 26 3. Urban zoning districts with greenspace of less than 10 feet require street trees in urban tree wells in the sidewalk. Staff recommends approval of a variance to plant street trees in greenspace between the trail and the building along Razorback Road. Finding:Placing street trees within 12-foot wide trail system(in tree wells)may create a hazard. The trail would need to be four feet wider than typical trail section,and trees would need to be installed and pruned with branching structure over 81 inches to eliminate safety hazards. This scenario would also require State Highway approval to install street trees within the right-of- way. 4. Interior parking lot trees to be planted in tree islands or in tree lawns. Staff recommends denial of this variance request based on the findings discussed below. Finding: The applicant is proposing 4' x 4' street grates with a 6"raised curb. Staff does not support this proposal for the following reasons: ■ Trees will be greatly stressed from increased heat island effect of parking lot paving. In an urban street tree situation, trees are often shaded by adjacent buildings. • Structural soil 8' wide x 15' long x 3' deep would be required to help the trees become structurally established. ■ By having raised curbs, it protects the trees from vehicles running into them, but reduces the storm water runoff urban street trees in sidewalks typically receive. If the Planning Commission accepts this request,staff recommends the following conditions of approval: • Structural soil shall be required at each tree grate. ■ Automatic irrigation shall be required. ■ Trees shall be required every 18' /every 2 bays so the trees will help shade each other out until they are established. ■ The owner shall be required to bond all parking lot trees for 3 years to ensure they survive the maintenance establishment period. • Hardy, large species shade trees shall be required. 5. Parking lot trees on either side of driveways in tree islands.Staffrecommends denial of this variance request based on the findings discussed below. Finding: The current layout is less that four feet wide and 80 square feet to place trees at the access point between the free standing wall and back of curb. This is less than the required 8- foot minimum tree island width. Staff recommends expanding the greenspace to provide adequate planting space with a six foot width minimum and 150 square feet. 6. Parking lots are not permitted in the build-to zone. Staff recommends in favor of this request with the following condition of approval: a. The applicant shall install a 32-inch masonry screen wall between the parking lot and the street as indicated on the site plan. G:IETCIDevelopmeni Services Review120131Development Review113-4330 ADM Champion Chub Condos-Sa eamside)104 Planning Commissionl05-13- 20131Commenfs and Redlines May 13,2013 Planning Commission ADM 13-4330 Champion Club Condos Agenda Item 3 Page 4 of 26 Finding: Staff finds that the proposal to install a masonry screen wall helps meet the intent of the form-based zoning districts to establish a street edge, screen the parking lot, and foster a pedestrian-friendly development. This proposal would be permitted with the recent changes to the form-based zoning code currently being considered by the City Council. 7. Curb cuts are required to be spaced at least 250 feet apart on an arterial roadway. Staff recommends in favor of this request given that this section of 15°h Street has relatively slower speeds than a typical Principal Arterial, and the proposed curb cut should not create a dangerous traffic condition. 8. Streets to be constructed in accord with the Master Street Plan.Staffrecommends in favor of the applicant's proposal to place parallel parking along both Razorback Road and 151h Street adjacent to their development. The context of these streets has changed over the past few years into a more developed setting. It is anticipated that as development continues, these roadways will continue to evolve into a more urban streetscape. The parallel parking proposed should result in traffic calming, a more pedestrian friendly environment, and should not pose traffic safety issues. The posted speed limit on 15`h Street is 35 mph and the posted speed limit on Razorback Road is 40 mph. The close proximity of the stop condition at the intersection of Razorback Road and 15`h Streetfurther slows traffic speeds adjacent to this site. The Master Street Plan indicates that parallel parking is appropriate on a Principal Arterial when traffic speeds are less than 30 mph. Stafffinds that the proposal meets the intent of the Master Street Plan. PLANNING COMMISSION ACTION: Required ❑ Approved ❑ Denied X Tabled Motion: Chesser Second: Hoskins Vote: 7-0-0 Date: March 25,2013 ❑ Approved ❑ Denied X Tabled Motion: Cook Second: Chesser Vote: 8-0-0 Date: A ril8 2013 ❑ Approved ❑ Denied X Tabled Motion: Cook Second: Chesser Vote: 8-0-0 Date: April 22 2013 ❑ Approved ❑ Denied ❑ Tabled Motion: Second: Vote: Date: May 13,2013 G:IETCIDevelopmenl Services Review120131Developmenl Review113-4330 ADM Champion Club Condos-Stremnside)104 Planning Conmussion105-13- 20131Commems and Redlines May 13,2013 Planning Commission ADM 13-4330 Champion Club Condos Agenda Item 3 Page 5 of 26 156.03 Development Certain variances of the development regulations may be applied for as follows: (A) General requirements. (1) Undue hardship. If the provisions of Development,Chapter 166, are shown by the developer to cause undue hardship as they apply to this proposed development(including, but not limited to financial,environmental,or regulatory)and that the situation is unique to the subject property,the city Planning Commission may grant a variance, on a temporary or permanent basis, to the development from such provision, so that substantial justice may be done and the public interest secured; provided that the variation will not have the effect of nullifying the intent and purpose of the development regulations. No variance shall be granted for any property which does not have access to an improved street. (2) Conditions and safeguards. In granting variances, the Planning Commission may prescribe appropriate conditions and safeguards to secure substantially the objectives of the standards or requirements so varied. (C) Consideration by the Planning Commission. (9) Streamside Protection Zones (a) Undue hardship. If the provisions of the Streamside Protection Ordinance are shown by the owner or developer to cause undue hardship as strictly applied to the owner or developer's property because of its unique characteristics,the Planning Commission may grant a variance on a permanent ortemporary basis from such provision so that substantialjustice may be done and the public interest protected,provided that the variance will not have the effect of nullifying the intent and purpose of the Streamside Protection regulations. (b) Consideration of alternative measures.The applicant for the variance shall establish that reasonable rezoning by the City Council or variance request from the Board of Adjustment will not sufficiently alleviate the claimed undue hardship caused by the Streamside Protection regulations. (c) Conditions and safeguards. In granting any variance, the Planning Commission may prescribe appropriate conditions and safeguards to substantially secure the objectives and purpose for the regulations so varied and to mitigate any detrimental effects the variance may cause. The Planning Commission should consider the Streamside Protection Best Management Practices Manual and any mitigation recommendations from the City Engineer. 156.07 Landscape Regulations (A) The Planning Commission shall have the authority to grant a variance from the landscaping requirements prescribed by§177. (B) Findings. The Planning Commission shall make the following findings: (1) Minimum variance. That the reasons set forth in the application justify the granting of the variance,and that the variance is the minimum variance that will make possible the reasonable use of the land,building,or structure. (2) Harmony with general purpose. The Planning Commission shall further make a finding that the granting of the variance will be in harmony with the general purpose and intent of the Landscape Regulations,§177,and will not be injurious to the neighborhood, or otherwise detrimental to the public welfare. (3) Conditions and safeguards. In granting any variance, the Planning Commission may prescribe appropriate conditions and safeguards to ensure compliance or to protect adjacent property. (4) Undue Hardship. If the provisions of the standards within Landscape Regulations, §177, are shown by the developer to cause undue hardship as they apply to his proposed development,the Planning Commission may grant a variance to the developer from such provisions,so that substantial justice may be done and the public interest secured; provided that the variation will not have the effect of nullifying the intent and purpose of development regulations. CrIETCIDevelopment Services Review120130evelop+nen[Review U3-4330 ADM Champion Chub Condos-Sireamside)104 Planning Conunission10543- 20131Conanenls and Redlines May 13,2013 Planning Commission ADM 13-4330 Champion Club Condos Agenda Item 3 Page 6 of 26