HomeMy WebLinkAbout2015-01-12 - Agendas - Final CITY OF
a e evl Iq AGENDA
Y ARKANS
Planning Commission Meeting
January 12, 2015
5:30 PM
113 W. Mountain, Room 219
Members: Tracy Hoskins (Chair), Ron Autry (Vice Chair), Ryan Noble (Secretary), Sarah Bunch,
William Chesser, Kyle Cook, Craig Honchell, Janet Selby, and Porter Winston.
City Staff: Andrew Garner, City Planning Director
Call to Order
Roll Call
Consent
1. Approval of the minutes from the December 8, 2014 meeting.
2. ADM 14-4928: Administrative Item (617 N. COLLEGE AVE./NATURAL STATE
SANDWICHES, 445): Submitted by AMBER CAFOUREK for property located at 617 N.
COLLEGE AVE. The property is zoned C-2, THOROUGHFARE COMMERCIAL and contains
approximately 0.42 acres. The request is for a Mobile Vendor Annual Permit.
Planner: Quin Thompson
3. ADM 14-4930: Administrative Item (3600 W. PLAYER LANE/THE LINKS AT
FAYETTEVILLE, 400): Submitted by HUGH JARRETT, ESQ. for property located at 3600 W.
PLAYER LANE. The property is zoned R-PZD, RESIDENTIAL PLANNED ZONING DISTRICT
LINKS AT FAYETTEVILLE (R-PZD 07-2452) and contains approximately 152.23 acres. The
request is to repeal the phasing plan for the Links at Fayetteville PZD and bring the project under
the current ordinance that separates zoning from the development.
Planner: Andrew Garner
Old Business
No Old Business
New Business
4. PPL 14-4847: Preliminary Plat(NORTHEAST CORNER RUPPLE RD. AND N. GOLF CLUB
DR./FAYETTEVILLE ROW HOMES, 400): Submitted by BLEW & ASSOCIATES for property
located at NORTHEAST CORNER OF RUPPLE RD. AND N. GOLF CLUB DR. The property is
zoned R-PZD, RESIDENTIAL PLANNED ZONING DISTRICT and contains approximately 5.00
acres. The request is for a 39 lot single family subdivision. Planner: Andrew Garner
Mailing Address:
113 W. Mountain Street www.fayetteville-ar.gov
Fayetteville,AR 72701
5. CUP 14-4898: Conditional Use (4253 N. CROSSOVER RD./PINEY RIDGE HOSPITAL
PARKING, 138): Submitted by INGRAM CIVIL ENGINEERS for property located at 4253 N.
CROSSOVER RD. The property is zoned P-1, INSTITUTIONAL and contains approximately 1.00
acre. The request is for additional parking. Planner: Quin Thompson
6. CUP 14-4918: Conditional Use (940 WEST MAPLE ST./CHI OMEGA HOUSE, 444):
Submitted by DEVELOPMENT CONSULTANTS, INC. for property located at 940 WEST MAPLE
ST. The property is zoned RMF-40, RESIDENTIAL MULTI FAMILY, 40 UNITS PER ACRE and
contains approximately 0.80 acres. The request is for off-site parking.
Planner: Jesse Fulcher
7. LSD 14-4919: Large Scale Development (940 WEST MAPLE ST./CHI OMEGA HOUSE,
444): Submitted by DEVELOPMENT CONSULTANTS, INC. for property located at 940 WEST
MAPLE ST. The property is zoned RMF-40, RESIDENTIAL MULTI FAMILY, 40 UNITS PER
ACRE and contains approximately 0.80 acres. The request is to reconstruct 14,700 square feet
and add 12,155 square feet to an existing sorority house. Planner: Jesse Fulcher
8. RZN 14-4916: Rezone (956 RAY AVENUE/NODOUS, 565): Submitted by KIM HODOUS for
property located at 956 RAY AVENUE. The property is zoned RMF-24, RESIDENTIAL MULTI
FAMILY, 24 UNITS PER ACRE and contains approximately 0.32 acres. The request is to rezone
the property to NS, NEIGHBORHOOD SERVICES. Planner: Jesse Fulcher
9. R-PZD 14-4924: Residential Planned Zoning District (SOUTH SHILOH DR./HAWKINS
HOUSE AT SHILOH VILLAGE, 519): Submitted by BATES &ASSOCIATES for property located
at SOUTH SHILOH DR. The property is zoned RMF-24, RESIDENTIAL MULTI FAMILY, 24
UNITS PER ACRE and contains approximately 10.73 acres. The request is to rezone the property
to R-PZD, Residential Planned Zoning District. Planner: Jesse Fulcher
10. PPL 14-4929: Preliminary Plat Plan (SOUTH SHILOH DR./HAWKINS HOUSE AT SHILOH
VILLAGE, 519): Submitted by BATES &ASSOCIATES for property located at SOUTH SHILOH
DR. The property is zoned RMF-24, RESIDENTIAL MULTI FAMILY, 24 UNITS PER ACRE and
contains approximately 10.73 acres. The request is for 91 townhouse lots.
Planner: Jesse Fulcher
11. RZN 14-4883: Rezone (HWY. 112 NORTH OF TRUCKERS DRIVE/PARKWEST, 208/209):
Submitted by PLANNING STAFF for property located at HWY. 112 NORTH OF TRUCKERS
DRIVE. The property is zoned R-PZD 05-1796, RESIDENTIAL PLANNED ZONING DISTRICT
PARK WEST and contains approximately 93.13 acres. The request is to rezone 33.40 acres to
RSF-8, RESIDENTIAL SINGLE FAMILY, 8 UNITS PER ACRE and 59.73 acres to CS,
COMMUNITY SERVICES. Planner: Jesse Fulcher
12. RZN 14-4882: Rezone (EAST SIDE OF RUPPLE RD./WESTSIDE VILLAGE, 439):
Submitted by PLANNING STAFF for property located ON THE EAST SIDE OF RUPPLE RD.
NORTH OF THE BOYS AND GIRLS CLUB. The property is zoned R-PZD 06-1884,
RESIDENTIAL PLANNED ZONING DISTRICT WESTSIDE VILLAGE and contains approximately
21.63 acres. The request is to rezone the property to NS, NEIGHBORHOOD SERVICES.
Planner: Quin Thompson
2
The following items have been approved administratively by staff:
• LSP 14-4886: Lot Split (LOT 110, OAKBROOKE SUBDIVISION/OAKBROOKE, 361):
Submitted by BATES & ASSOCIATES for property located NORTH OF WINTER
EVENING PL. IN OAKBROOKE SUBDIVISION. The property is zoned R-PZD,
RESIDENTIAL PLANNED ZONING DISTRICT and contains approximately 3.87 acres.
The request is to split the property into two tracts containing approximately 3.20 and 0.67
acres each. Planner: Andrew Garner
Announcements
Adjourn
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 for the Deaf, are available for 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.
3
CITY OF
Taye ARKeAN SAS le MINUTES
AN
Planning Commission
December 8, 2014
5:30 PM
City Administration Building in Fayetteville, AR, Room 219
Members: Tracy Hoskins - Chair, Ron Autry- Vice-Chair, Ryan Noble — Secretary, William
Chesser, Kyle Cook, Craig Honchell, Porter Winston, Janet Selby, and Sarah Bunch
City Staff: Andrew Garner— City Planning Director, Jesse Fulcher— Senior Planner, Quin
Thompson — Planner, Cory Granderson — Staff Engineer, and Kit Williams—City Attorney
1. Call to Order: 5:30 PM, Tracy Hoskins
2. In Attendance: Craig Honchell, Kyle Cook, William Chesser, Porter Winston, Tracy
Hoskins, and Ron Autry
Absent: Bunch, Noble, and Selby
Staff: Andrew Garner, Jesse Fulcher, Quin Thompson, and Kit Williams
3. Consent Agenda:
Approval of the minutes from the November 24, 2014 meeting.
ADM 14-4904: Administrative Item (2070 N. GARLAND DAYCARE CUP EXTENSION,
484): Submitted by MARSHA BILDERBACK for property located at 2070 N. GARLAND
AVENUE. The property is zoned RMF-24, RESIDENTIAL MULTI-FAMILY 24 UNITS PER
ACRE and contains approximately 4.10 acres. The request is for an extension to the
previously approved conditional use permit for a daycare (CUP 13-4519).
PPL 14-4888: Preliminary Plat (EAST OF GULLEY & HOWARD PORTER ROAD
INTERSECTION/REINDL WOODS SUBDIVISION, 181): Submitted by BLEW &
ASSOCIATES for property located along NORTH GULLEY ROAD. The property is in the
FAYETTEVILLE PLANNING AREA and contains approximately 44.09 acres. The request
is for an 11 lot single family subdivision.
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 6-0-0.
Mailing Address: Planning Commission
113 W. Mountain Street www.fayeN@QR*YJPA15
Fayetteville,AR 72701 Agenda Item 1
12-08-14 Minutes
Page 1 of 6
4. New Business:
CUP 14-4892: Conditional Use (SOUTH OF JOYCE BLVD. & RAINFOREST RD.
INTERSECTION/ROLLER WEIGHT LOSS CLINIC, 175): Submitted by JORGENSEN &
ASSOCIATES for property located SOUTH OF JOYCE BLVD. & RAINFOREST RD.
INTERSECTION. The property is zoned C-1, NEIGHBORHOOD COMMERCIAL and contains
approximately 3.45 acres. The request is for additional parking.
Quin Thompson, Current Planner, read the staff report.
Justin Jorgensen, applicant, was present for questions.
No public comment was presented.
Porter Winston, Commissioner, said that he thought that cross access should be provided
between this property and the adjacent medical office.
Thompson replied that cross access would be required in the development process, and
noted that the submitted site plan showed a proposed cross access.
Motion:
Commissioner Cook made a motion to approve CUP 14-4892 as recommended by staff.
Commissioner Autry seconded the motion. Upon roll call the motion passed with a
vote of 6-0-0.
Planning Commission
January 12,3015
Agenda Item 1
12-08-14 Minutes
Page 2 of 6
CUP 14-4905: Conditional Use (SOUTH OF KESTREL DRIVE & TANAGER
LANE/COODY, 525/526): Submitted by DAN COODY for property located SOUTH OF
KESTREL DRIVE &TANAGER LANE. The property is zoned RSF-4, RESIDENTIAL SINGLE
FAMILY, 4 UNITS PER ACRE and contains approximately 11.54 acres. The request is for an
accessory structure greater than 50% the size of the principal dwelling.
Andrew Garner, City Planning Director, gave the staff report.
Dan Coody, applicant, was present for questions.
No public comment was presented.
Commissioner Winston discussed the need to potentially change the ordinance requiring a
conditional use permit for this type of application with a very small house. He discussed
potential code changes including specifying a floor size, number of sq. ft., where all buildings
are treated the same up to a certain size, or a sliding scale related to the acreage of the
property. If it is a very small home with an accessory structure such as proposed tonight, we
would want to look at it by right opposed to a conditional use permit.
Commissioner Chesser agreed with Winston's comments to look at the ordinance.
Kit Williams, City Attorney, discussed that sometimes it is appropriate to require a conditional
use permit in certain settings and that it may be difficult to look at trying to do the ordinance
to cover all scenarios.
Commissioner Hoskins discussed looking at trying to get approval of something where an
accessory structure could be built prior to a principal residence in certain settings.
Motion:
Commissioner Chesser made a motion to approve CUP 14-4905 as recommended by
staff. Commissioner Cook seconded the motion. Upon roll call the motion passed with
a vote of 6-0-0.
Planning Commission
January 12,3015
Agenda Item 1
12-08-14 Minutes
Page 3 of 6
RZN 14-4894: Rezone (3525 S. SCHOOL AVE./YATES, 717): Submitted by MORGAN
HOOKER for property located at 3525 S. SCHOOL AVE. The property is zoned C-2,
THOROUGHFARE COMMERCIAL and contains approximately 4.05 acres. The request is to
rezone the property to 1-1, HEAVY COMMERCIAL/LIGHT INDUSTRIAL.
Jesse Fulcher, Senior Planner, read the staff report.
No public comment was presented.
Morgan Hooker, applicant, had no additional comment.
Commissioner Cook asked the applicant about the number of employees.
Adam Yates, applicant stated about eight.
Commissioner Cook asked if the building was still on septic and explained that he asked
about the number of employees since this building is still on septic.
Commissioner Hoskins asked if the septic would have to be tested.
Fulcher stated that it's not a requirement of the City's for rezoning or for a new business use.
Motion:
Commissioner Winston made a motion to forward RZN 14-4894 to City Council.
Commissioner Autry seconded the motion. Upon roll call the motion passed with a
vote of 6-0-0.
Planning Commission
January 12,4015
Agenda Item 1
12-08-14 Minutes
Page 4 of 6
ADM 14-4896 Administrative Item (UDC AMENDMENT SMALL-SCALE PRODUCTION):
Submitted by CITY PLANNING STAFF for revisions to the Unified Development Code,
Chapters 151, 161, 162, and 166. The proposal is to modify the zoning code to create a
new use unit for small-scale production including boutique/specialty manufacturing. The
intent of the code change is to allow a broader range of non-residential uses throughout the
City.
Andrew Garner, City Planning Director, gave the staff report.
No public comment was presented.
Commissioner Chesser discussed that in general he thinks it is a great plan. He discussed
agreement that he thought that industrial zoning was always a difficult classification for
microbreweries. I am in favor of it.
Commissioner Winston mentioned concerns from other breweries such as spent grain.
Garner discussed the context of that comment from the breweries and that it would very
rarely be a problem where used grain is left outside and causes an odor problem.
Commissioner Winston discussed that breweries are close and in the fabric of the city
where he lived in Seattle and that it was appropriate in a commercial setting. I think this can
move forward.
Commissioner Autry discussed that used grain would need to have to be moved within a
day or two. He indicated that coffee roasting facilities have that same issue with spent coffee
beans similar to spent grants in breweries grains. These type of uses are typically small in
scale with limited deliveries of grain coming in box trucks. This ordinance could really clean
it up and streamline it for these types of industries.
Commissioner Hoskins discussed that he is ready to move this forward tonight.
Commissioner Cook discussed that coffee roasting can smell quite a distance; if you burn
the coffee beans it can smell. He discussed that some people like it some people don't, but
that it was not an obviously bad odor like from a paper mill.
Motion:
Commissioner Winston made a motion to forward ADM 14-4896 to City Council as
recommended by staff. Commissioner Cook seconded the motion. Upon roll call the
motion passed with a vote of 6-0-0.
Planning Commission
January 12,5015
Agenda Item 1
12-08-14 Minutes
Page 5 of 6
S. Reports: No reports
6. Announcements: No announcements
7. Adjournment Time: 6:15 PM
8. Submitted by: City Planning Division
Planning Commission
January 12,6015
Agenda Item 1
12-08-14 Minutes
Page 6 of 6
CITY OF
aye evi le PLANNING COMMISSION MEMO
ARKANSAS
TO: Fayetteville Planning Commission
FROM: Quin Thompson, Current Planner
MEETING DATE: January 12, 2015
SUBJECT: ADM 14-4928: Administrative Item (617 N. COLLEGE AVE./NATURAL
STATE SANDWICHES, 445): Submitted by AMBER CAFOUREK for
property located at 617 N. COLLEGE AVE. The property is zoned C-2,
COMMERCIAL THOROUFARE and contains approximately 0.42 acres.
The request is for a Mobile Vendor Annual Permit.
RECOMMENDATION:
Staff recommends approval of ADM 14-4928 with conditions.
BACKGROUND:
The subject property is located at the southwest corner of the intersection of Trenton Boulevard
and College Avenue, at the eastern border of the Wilson Park Neighborhood. The site was
originally developed with a commercial structure and associated parking. According to
Washington County property records, the structure was removed in 1988; however, the parking
lot remains on the property. Over the past five years there have been a number of outdoor mobile
vendors on this property, primarily operating out of airstream trailers that the property owner
leases to small and start-up businesses.
The applicant, Natural State Sandwiches, obtained an outdoor mobile vending permit to operate
as a mobile vendor on private property on May 30, 2014. The permit was valid for 180 days and
expired on December 30, 2014. The applicant submitted materials for this hearing on December
02, 2014, before expiration of the current permit.
DISCUSSION:
Request:The applicant requests a Mobile Vendor Annual Permit for location on private property.
The business (a sandwich vendor) has operated in the location since May 30, 2014 and requests
a variance allowing it to remain in the location for a full year.
RECOMMENDATION:
Staff recommends approval of ADM 14-4928, finding that the business meets the minimum
requirements and intent of Chapter 178.04, which states: The purpose [of the ordinance] is to
facilitate and control the ability of mobile vendors and mobile vendor courts to operate on private
property while ensuring such use is compatible with nearby properties, fosters an aesthetically
appealing streetscape and does not create a dangerous traffic condition.
Mailing Address: Planning Commission
113 W. Mountain Street Januaroypy�6 tteville-acgov
Fayetteville,AR 72701 Agenda Item 2
14-4928 ADM Natural State Sandwiches
Page 1 of 10
Conditions of Approval:
1. The permit shall be valid for 365 days from the date of approval of the Mobile Vendor 6-
month Permit, to allow this business to remain in its current location until May 30, 2015.
2. In accordance with Federal ADA law and City Code (UDC Section 178.04.D.8), the trailer
for this vendor does not meet ADA compliance, therefore the general public are not
permitted to access/shop in the interior of the trailer.
PLANNING COMMISSION ACTION: Required
Date: January 12, 2015 O Approved O Forwarded O Denied
Motion: Second: Vote:
Notes:
FINDINGS OF THE STAFF
178.04 Outdoor Mobile Vendors Located On Private Property
(A) Purpose. The purpose of this section is to facilitate and control the ability of mobile vendors
and mobile vendor courts to operate on private property while ensuring such use is compatible
with nearby properties, fosters an aesthetically appealing streetscape and does not create a
dangerous traffic condition.
(C) Mobile Vendor Annual Permit. Mobile vendors are allowed to locate for one year in the
same location with approval of the Planning Commission as an administrative item. After the
one year period has expired the mobile vendor may move to another location or may request
a one year renewal from the Planning Commission.
(1) An annual mobile vendor permit may be issued by the Planning Commission after making
the following determinations:
(a) All of the requirements of 178.04(D) have been met. (See attached UDC section)
Finding: The applicant has complied with all requirements of 178.04(D).
(b) The applicant has established that the operation of the mobile vendor will foster an
aesthetically appealing streetscape and will not create a dangerous traffic condition.
Planning Commission
G:\ETC\Development Services Review\20140evelopment Review\14-4928 ADM 617 N.College(Natural Stateasaady+WWW
Planning Commission\01-12-2014\Comments and Redlines Agenda Item 2
14-4928 ADM Natural State Sandwiches
Page 2 of 10
Finding: The subject property has been utilized for several years for mobile vending and
maintains a clean and orderly appearance. To the knowledge of staff this
business has operated from this location for several months without creating
dangerous traffic conditions.
(c) The mobile vendor business shall not match or duplicate the primary food or beverage
offerings sold by permanent businesses located upon property immediately adjacent
to and on the same side of the street as the proposed mobile vendor, unless the mobile
vendor predates the aforementioned permanent businesses.
Finding: The business does not match or duplicate offerings of adjacent permanent
businesses.
Planning Commission
WETC\Development Services Review\2014\Development Review\14-4928 ADM 617 N.College(Natural Stat9cTerddWIt2\eO(5
Planning Commission\01-12-2014\Comments and Redlines Agenda Item 2
14-4928 ADM Natural State Sandwiches
Page 3 of 10
UDC Chapter 178.04: Outdoor Mobile Vendors Located On Private Property
(A) Purpose. The purpose of this section is to facilitate and control the ability of mobile vendors
and mobile vendor courts to operate on private property while ensuring such use is compatible
with nearby properties, fosters an aesthetically appealing streetscape and does not create a
dangerous traffic condition.
(B) Mobile Vendor Six Month Permit. Mobile vendors are allowed to operate on a temporary basis
for a maximum of six months in one location during a calendar year with administrative
approval of the Planning Division. Mobile vendors utilizing a six month permit may request to
relocate to a different site at least one quarter mile (1,320 feet)from the original location after
this—six month period has expired. However, a new mobile vendor application shall be
reviewed and approved by the Planning Division for every new location. This permit will expire
six months from the date issued and the mobile vending unit shall be removed from the
property. The mobile vendor owner also has the option of requesting an annual permit from
the Planning Commission at or before the end of their initial six month permit time period.
(1) A six month permit for a mobile vendor business shall be approved and issued
administratively by the Planning Division after making the following determinations:
(a) All of the requirements of 178.04(D) have been met.
(b) The applicant has established that the operation of the mobile vendor will foster an
aesthetically appealing streetscape and will not create or worsen a dangerous traffic
condition.
(c) The mobile vendor business shall not match or duplicate the primary food or beverage
offerings sold by permanent businesses located upon property immediately adjacent
to and on the same side of the street as the proposed mobile vendor, unless the mobile
vendor predates the aforementioned permanent businesses.
(C)Mobile Vendor Annual Permit. Mobile vendors are allowed to locate for one year in the same
location with approval of the Planning Commission as an administrative item. After the one
year period has expired the mobile vendor may move to another location or may request a
one year renewal from the Planning Commission.
(1) An annual mobile vendor permit may be issued by the Planning Commission after making
the following determinations:
(a) All of the requirements of 178.04(D) have been met.
(b) The applicant has established that the operation of the mobile vendor will foster an
aesthetically appealing streetscape and will not create a dangerous traffic condition.
(c) The mobile vendor business shall not match or duplicate the primary food or beverage
offerings sold by permanent businesses located upon property immediately adjacent
to and on the same side of the street as the proposed mobile vendor, unless the mobile
vendor predates the aforementioned permanent businesses.
Planning Commission
C:\ETC\Development Services Review\2014\Development Review\14-4928 ADM 617 N.College(Natural Statka6a9d)MOeM(%3
Planning Commission\01-12-2014\Comments and Redlines Agenda Item 2
14-4928 ADM Natural State Sandwiches
Page 4 of 10
(D) Mobile Vendor Permit Requirements. All mobile vendors located on private property with Six
Month or Annual Mobile Vendor Permits shall meet the following requirements and submittals
prior to approval:
(1) Each application for a permit to conduct a mobile vendor business on private property
shall be accompanied by a$100 permit review and processing fee. Mobile vendor permits
shall be issued to the owner of the mobile vendor vehicle.
(2) Application for a permit to conduct a mobile vendor business shall include the following
items in a format acceptable to the Planning Division:
(a) Name, address, contact information and signature of both the property owner and the
mobile vendor requesting to locate on private property.
(b) A valid copy of all necessary permits required by State and County health authorities
which shall be conspicuously displayed at all times during the operation of the
business.
(c) Proof of application for remittance of HMR tax to the City of Fayetteville, when
applicable.
(d) A detailed site plan roughly drawn to scale showing the location of the property lines,
each mobile vendor location, building setback lines, vehicle parking spaces, the
sidewalk location and any proposed dining or sitting areas.
(e) Written authorization, signed by the property owner or legal representative of record,
stating that the mobile vendor is permitted to operate on the subject property for a
specified period of time.
(3) The mobile vendor has the responsibility to dispose of all wastes in accordance with all
applicable laws. Mobile vendors are not permitted to dispose of their trash in public trash
receptacles.
(4) The mobile vendor permit issued shall not be transferable in any manner.
(5) The mobile vendor permit issued shall be conspicuously displayed at all times during the
operation of the mobile vending business.
(6) The proposed use must be a permitted use-by-right within the underlying zoning district.
(7) Mobile vendors shall maintain compliance with parking lot requirements for the existing
business and the proposed mobile vendor business. The number of required parking
spaces is determined by the use and size of the proposed mobile vendor business and by
the use and size of the existing business. The use of parking for a mobile vendor may not
reduce the number of spaces below the minimum required for other uses occurring on the
property. The location of the mobile vendor shall not impede traffic flow or create a
dangerous traffic condition, as determined by Planning Division upon review of the site
plan.
(8) Mobile vendors shall comply with the Federal Americans with Disabilities Act (ADA)
requirements if the public has access to the interior of any mobile vending unit.
Planning Commission
WETC\Development Services Review\2014\Development Review\14-4928 ADM 617 N.College(Natural StatAa9eedwldh"V(ti3
Planning Commission\01-12-2014\Comments and Redlines Agenda Item 2
14-4928 ADM Natural State Sandwiches
Page 5 of 10
BUDGET/STAFF IMPACT:
None
ATTACHMENTS:
• Chapter 178.04
• Request letter
• Site Plan
• Vendor photograph
• One Mile Map
• Close Up Map
Planning Commission
WETWevelopment Services Review12014\4evelopment Review\14-4928 ADM 617 N.College(Natural Stat® yl1peab"
Planning Commission\01-12-2014\Commentsand Redlines Agenda Item 2
14-4928 ADM Natural State Sandwiches
Page 6 of 10
Thompson, Quin
From: Ambo Rain <naturalstatesandwiches@gmail.com>
Sent: Wednesday, December 10, 2014 9:48 AM
To: Harrison, Andy
Subject: natural state sandwiches
Whom it May Concern,
Natural State Sandwiches is a mobile food vendor located in The Yacht Club on College (617 N
College). We are a 16concession trailer, 136 sqft,plus a small shed, with 22 parking spaces on the shared
lot. We are a sandwich shop offering ungiue, out-of-the-box sandwiches with fresh, and local ingredients. We
don't have any plans to go brick and morter, we prefer the food truck life! We are open from 11-3, Tues-Sat.
Our blackboard menu, of 5 (or so) sandwiches,rotates daily. So, here's a sample of what we do:
*PITTSBURGH: crispy salami,melted provolone, homemade fries, an egg, vinegar slaw on french bread
*FRIED TOMATILLO: herb goat cheese, fried tomatillos,homemade pico de gallo,jalapeno kettle chips,
organic balsamic greens, sun dried tomatoes, scallions on ciabatta
*CAPRESE GRILLED CHEESE: fresh mozzarella,provolone, goat cheese,homemade spicy tomato jam, local
heirloom tomatoes, homemade onion rings,pesto, organic balsamic greens, scallions, sun dried tomatoes on
grilled texas toast
Thank you so much for your consideration!
Amber Cafourek
owner/operator
Natural State Sandwiches
415-705-9314
1 Planning Commission
January 12,2015
Agenda Item 2
14-4928 ADM Natural State Sandwiches
Page 7 of 10
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January 12,2015
Agenda Item 2
14-4928 ADM Natural State Sandwiches
Page 8 of 10
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ADM 144928 NATURAL STATE SANDWICHES
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1 Fayetteville City Limits MAPLE ST
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- Footprints 2010
- Hillside-Hilltop Overlay District
Design Overlay Di trict
Design Overlay Di trict
0 75 150 300 450 000
------ Planning Area Feet Planning Commission
January 12 2015
Agenda Item 2
14-4928 ADM Natural State Sandwiches
Page 10 of 10
CITY OF
Taye ev11 PLANNING COMMISSION MEMO
ARKANSAS
TO: Fayetteville Planning Commission
FROM: Andrew Garner, City Planning Director
MEETING DATE: January 12, 2015
SUBJECT: ADM 14-4930: Administrative Item (3600 W. PLAYER LANE/THE
LINKS AT FAYETTEVILLE, 400): Submitted by HUGH JARRETT, ESQ.
for property located at 3600 W. PLAYER LANE. The property is zoned R-
PZD, RESIDENTIAL PLANNED ZONING DISTRICT LINKS AT
FAYETTEVILLE (R-PZD 07-2452) and contains approximately 152.23
acres. The request is to repeal the phasing plan for the Links at Fayetteville
PZD and bring the project under the current ordinance that separates
zoning from the development.
RECOMMENDATION:
Staff recommends forwarding ADM 14-4930 to the City Council with a recommendation for
approval.
BACKGROUND:
Property Description and History: The subject property contains 152.23 acres on the north side
of Wedington Drive and east of Rupple Road, with frontage on both of those streets. In 2007 the
City Council rezoned the property to R-PZD 07-2452 for the Links at Fayetteville project. This
master planned project is approved for 1,258 multi-family and single family dwelling units, as well
as 91,800 square feet of non-residential commercial space, and 16,388 square feet of recreational
buildings. Phase I of the project has been completed with the construction of approximately 600
multi-family dwelling units.
DISCUSSION:
At the time the PZD was approved in 2007, specific project phasing plans and development
deadlines were required to be proposed and approved as part of the rezoning. However, within
the past year the PZD ordinance has been amended to more clearly separate the zoning and
development decisions. Similar to a standard rezoning approval, a new PZD approval by the City
Council does not expire.
Proposal: The applicant requests to remove the phasing associated with the Links at Fayetteville
PZD as allowed under the current ordinance that separates zoning from the development, so that
the current PZD zoning rights do not expire. The project is currently subject to the original
ordinance in place at the time it was approved and a resolution by the City Council is required to
grant the applicant's request.
Mailing Address: Planning Commission
113 W. Mountain Street www. f��9l�Wr5gov
Fayetteville, AR 72701 nda Item 3
14-4930 ADM The Links Apts.
Page 1 of 9
RECOMMENDATION: Staff recommends ADM 14-4930 be forwarded to the City Council
with a recommendation for approval.
Planning Commission Action: ❑ Approved ❑ Forwarded ❑ Denied
Meeting Date: January 12, 2015
Motion:
Second:
Vote:
BUDGET/STAFF IMPACT:
None.
Attachments:
Applicant's letter and email
Links at Fayetteville Overall Site Plan
Links at Fayetteville Phasing
Close up map
One mile map
Planning Commission
GAETC\Development Services Review\2014\Development Review 4-4930 ADM 3600 W.Players Ln. January 12,2015
(The Links at Fayetteville)\03 Planning Commission\01-12-2015\Comments and Redlines Agenda Item 3
14-4930 ADM The Links Apts.
Page 2 of 9
Garner, Andrew
From: Hugh Jarratt <hughjarratt@lindseymanagement.com>
Sent: Monday, December 22,2014 5:02 PM
To: Garner,Andrew
Subject: Links PUD Extension
Andrew:
Pursuant to our conversation last week, I would like to request that the provisions concerning time limits for the phasing
plan for The Links at Fayetteville be removed so that The Links at Fayetteville PUD is in conformance with the current City
of Fayetteville PUD ordinance.
Thank you.
Hugh Jarratt
1
Planning Commission
January 12,2015
Agenda Item 3
14-0930 ADM The Links Apts.
Page 3 of 9
HUGH JARRATT ,
ATTORNEY AT LAW
1200 EAST JOYCE BLVD . , 6TH FLOOR
FAYETTEVILLE , ARKANSAS 72703
TELEPHONE 479 . 521 . 6686 / FACSIMILE 479 . 527 . 8870
*Licensed in Arkansas,Oklahoma
&Missouri
RECEIVED
December 16,2014
City of Fayetteville,Arkansas DEC 16 2014
Mr. Andrew Gamer
125 West Mountain Street CITY OF FAVETTEVILIF
PLgNNI_N_ -, RIVISIOI,f
Fayetteville,AR 72701
RE: The Links at Fayetteville
Dear Mr. Gamer:
Pursuant to the Unified Development Code Section 166.20,please treat this email as a
formal request to extend the time period allowed for the phasing of The Links at
Fayetteville PUD. Until this year, the occupancy at The Links at Fayetteville did not lend
itself to adding a second phase. As of this year, occupancy has finally stabilized and the
owners of the Links are comfortable that the market conditions are acceptable to begin the
process of building additional apartment homes at The Links at Fayetteville.
As of the date of this letter, final plans for the next phase of apartment homes at The
Links of Fayetteville are being completed, and may be submitted to the City prior to the
end of 2014.
Please let me know if there is any further information that you would like me to provide.
Thank you.
Sincjrl
d
Hugh rratt,
ttq Ley at Law
Planning Commission
January 12,2015
Agenda Item 3
14-0930 ADM The Links Apts.
Page 4 of 9
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Single Family Homes: Single family homes are located in 2 areas. "Group one" is
located on Rupple road between the 2 access roads. "Group two' is located along the
northern access road adjacent to the golf course. "Group one"will be comprised of rear
loading homes that have the"fronts" along Rupple road and the golf course and have
their 2 car garage access from a private drive between the 2 rows of houses. The private
outdoor space for each home shall be located between houses. The homes in"group two'
shall have their"fronts" along the proposed public street and incorporate a single car
garage attached to the side of the home and pushed to the back wall of the home to create
a second parking space in the drive and keep the garage doors as remote from the street
as possible. All single family lots will be platted as"zero lot-line" allowing the homes to
be built on the lot lines in both areas and also to allow the homes in"group two' to be
attached at the garage portion of the home. The single family homes will have varying
facades and materials and be designed in a traditional style.
9) Building Elevations
The buildings elevations included in this booklet are arranged with the planning area that
it would be built in.
D) Proposed development phasing and time frame
The development of the community is planned in 3 phases to span over the next 5-10
years. Thirty percent of the multi-family units will be offered for sale as condominiums
or as single family homes, for each phase of the development. The 1st floor of the mixed-
use buildings in the town center will be offered as commercial/office space for lease with
one of the buildings serving as a fitness/community center for the tenants and property
owners of the development.
The phasing of this development, sales of condominiums, and lease of commercial/office
space is based on market trends and growth in the Fayetteville market over the course of
the project. With this R-PZD zoning, the developer reserves the option to lease the
condominiums if negative market forces dictate and reserves the option to convert the
first floor of the mixed-use buildings to multi-family dwellings if market forces are not
favorable.
Phase I
Phase I of The Links at Fayetteville will be to construct approximately 600 dwelling
units,the golf course, the club house with amenities, and the park dedication. Interior
roadways will be constructed to serve the units and amenities constructed in the first
phase. Improvements to Rupple Road will be a part of phase I that will extend from
Weddinton Road to Mount Comfort. A description of those improvements and cross-
sections are included as "Exhibit A".This initial phase will begin to allow affordable and
attainable housing and provide amenities of a golf course, club house, swimming pool,
and a tennis court. Construction will begin in Summer 2007 and be completed in early
2009.
Crafton, Tull, Sparks &Associates, Inc. Planning Commission
January 12,2015
Agenda Item 3
14-4930 ADM The Links Apts.
Page 6 of 9
Phase II
In phase II, approximately 300 more residential units will be constructed with favorable
market conditions. This phase may include some of the town center, town homes, and
single family planning areas. Outside developers are expected to build in the"Market
area"along Weddington Road and Rupple Road in this phase as well. Phase II is
anticipated to be completed by 2014.
Phase III
Phase III will include the construction of any remaining un-built units. Construction of
the remaining areas will be dependent on market conditions. Phase III is anticipated to be
completed by 2018.
E &F)Proposed Planning Areas and Development Standards for Each Planning
Area
Crafton,Tull, Sparks & Associates, Inc. Planning commis*a
January 12,2015
Agenda Item 3
14-4930 ADM The Links Apts.
Page 7 of 9
ADM 14-4930 THE LINKS AT FAYETTEVILLE
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------ Planning Area Feel Planning Commission
January 12,2015
14-4930 ADM The Links Apts.
Page 8 of 9
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January 12,2015
CITY OF
a e �i le
Y PLANNING COMMISSION MEMO
ARKANSAS
TO: Fayetteville Planning Commission
FROM: Andrew Garner, City Planning Director
Corey Granderson, Staff Engineer
MEETING: January 12, 2015
SUBJECT: PPL 14-4847: Preliminary Plat (NORTHEAST CORNER RUPPLE RD. AND N.
GOLF CLUB DR./FAYETTEVILLE ROW HOMES, 400): Submitted by BLEW &
ASSOCIATES for property located at the NORTHEAST CORNER OF RUPPLE
RD. AND N. GOLF CLUB DR. The property is zoned R-PZD, RESIDENTIAL
PLANNED ZONING DISTRICT and contains approximately 5.00 acres. The
request is for a 39 lot single family subdivision.
RECOMMENDATION:
Staff recommends approval of PPL 14-4847 with conditions.
BACKGROUND:
Links at Fayetteville PZD:The overall Links at Fayetteville property contains 152.23 acres on the
north side of Wedington Drive and east of Rupple Road, with frontage on both of those streets. In
2007 the City Council rezoned the property to R-PZD 07-2452 for the Links at Fayetteville project.
This master planned project is approved for 1,258 multi-family and single family dwelling units, as
well as 91,800 square feet of non-residential commercial space, and 16,388 square feet of
recreational buildings. Phase I of the project has been completed with the construction of
approximately 600 multi-family dwelling units.
Site Description:The subject property contains approximately 5.00 acres and is located north and
east of Rupple Road and Golf Club Drive within the Links at Fayetteville development and golf
course. The property is within Planning Area VII (Single Family/Golf Course) of the Links at
Fayetteville Planned Zoning District. The surrounding zoning and land use is listed in Table 1.
Table 1
Surrounding Land Use and Zonin
Direction and Use Zoning
North, South, East Links at Fayetteville 7JR-PZD Links at Fayetteville
West Single-family residential I RSF-4; RSF-1
Proposal: The applicant is proposing a 39 lot single-family subdivision with a density of 7.8
units/acre. The units would be accessed off of a shared internal alley/private drive with the front
of the homes facing away from the alley and out to Rupple Road to the west and the golf course
to the east. A new public street stub-out would be constructed along the north portion of the site
and connect to Rupple Road.
Mailing Address: Planning Commission
113 W.Mountain Street wwvl*ait@9iW@1§r.gov
Fayetteville, AR 72701 Agenda Item 4
144847 PPL Fay.Row Homes
Page 1 of 31
Right-of-way to be dedicated:Adequate right-of-way was previously dedicated for phase I of the
Links at Fayetteville along Rupple Road. The new public street to the north will be constructed
within a 60-foot of right-of-way. This street cross section was previously approved by City Council
during the approval of the PZD. The internal alley/private drive will not be dedicated in public right-
of-way but will be within in a shared access easement. The PZD permitted the creation of lots
along the private street.
Water and Sewer System: Public water and sewer lines will need to be extended through the
development.
Parks: On January 8, 2007 the Parks Recreation and Advisory Board reviewed the Links at
Fayetteville and recommended accepting a combination of land and money in lieu to satisfy the
park land dedication ordinance. In 2008 the project dedicated 16.95 acres of land in addition to
constructing a fence between the site and adjacent park to the east and constructed
improvements to the existing pond that was being given to the City. The developer has 6.68 acres
in credit and with the Fayetteville Row Homes project requiring 0.90 acres of land the developer
will have a remaining credit of 5.78 acres as indicated in the attached memo from the Parks
Department.
Access ManagementlConnectivity: The subject development will be accessed off of the new
internal private drive which will connect to the adjacent local streets at the north and south end of
the property. No additional curb cuts to Rupple Road are proposed.
Street Improvements: Rupple Road was widened to provide a boulevard street section with phase
I of the Links at Fayetteville and no additional improvements are needed along this road. The new
internal street is to be constructed as indicated on the plat in addition to the private alley/shared
drive.
Public Comment: No comments have been received.
RECOMMENDATION: Staff recommends forwarding PPL 14-4847 to the Planning
Commission with the following conditions:
Other Conditions of Approval:
1. Planning Commission determination of street improvements. Staff recommends the
following:
a. The Links at Fayetteville Phase 1 Large Scale Development required a traffic
signal warrant analysis to be conducted with each phase of development for the
installation of two traffic signals, one at Wedington/Golf Club Drive and a second
signal at Rupple/Golf Club Drive. The traffic signal analysis was completed for the
current proposed phase of development and submitted to the Arkansas State
Highway and Transportation Department.
i. The signal warrants are met at Wedington/Golf Club Drive with existing
traffic volumes. The continued build-out of the Links at Fayetteville will
increase the need for a signal. However, the state has currently denied
construction of a signal at Wedington/Golf Club Drive at this time primarily
because it is located too close to other signals on Wedington. The signal
warrant analysis did not assume build-out of the approved 78,200 sq. ft. of
commercial and retail space on the Links at Fayetteville site and did not
include build-out of the undeveloped and recently rezoned 11.30 acres of
G:\ETC\Development Services Review\2014\Development Review\14-4847 PPL NE Corner Rupple and N.Golf Club Dr.Planning Commission
(Fay. Row Homes)\03 Planning Commission\01-1 2-2015\Comments and Redlines January 12,2015
Agenda Item 4
144847 PPL Fay.Row Homes
Page 2 of 31