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HomeMy WebLinkAbout2002-10-14 - Agendas - Final AGENDA FOR A REGULAR MEETING OF THE PLANNING COMMISSION A meeting of the Fayetteville Planning Commission will be held Monday, October 14,2002 at 5:30 p.m. in the City Administration Building, 113 West Mountain Street, Room 219, Fayetteville,Arkansas. Roll Call The following items will be considered: Consent Agenda: Approval of minutes from the September 23,2002 meeting 2. VAC 02-5.00: Vacation (City of Fayetteville (Prospect,pp 445)was submitted by the City of Fayetteville for property located at 302 Prospect. The property is zoned R-1, Low Density Residential and contains approximately 0.28 acres. The request is to vacate the 10' utility easement. 3. VAC 02-11.00: Vacation (City of Fayetteville(Sunbest), pp 176) was submitted by the City of Fayetteville for property located at 3868 N. Sunbest. The property is zoned R-1, Low Density Residential and contains approximately 0.25 acres. The request is to vacate the street-right-of-way. 10. ADM 02-34.00: Administrative Item (NWA Pathology Associates,pp 212) Planning Commission consideration to amend conditions of approval requiring Final Plat of Brookstone Subdivision approval prior to an issuance of a building permit. Old Business: 1. ADM 02-7.00: Administrative Item (Planned Zoning District)to adopt an ordinance to establish planned zoning districts that permit the combination of development and zoning review into a simultaneous process;to eliminate §163.21 Limited Neighborhood Commercial Uses Within Residential Districts; and to eliminate §166.06 Planned Unit Development. New Business: 4. PPL 02-15.00: Preliminary Plat(Crystal Springs, Phase I1I, pp 246)was submitted by Mel Milholland of Milholland Company on behalf of Crystal Springs LTD for property located east of Pyrite Drive on Crystal Drive. The property is zoned R-1, Low Density Residential and contains approximately 35.13 acres with 101 lots proposed. K:I USEnCOMMONTI ANN/NG12002 AGENDA WC11 0-14-02.DOC r,. 5. LSD 02-25.00: Large Scale Development(Lewis Brothers, pp 213)was submitted by Mandy Bunch, PE on behalf of Lewis Brothers Leasing Co. for property located at the northeast corner of Longview Street and Plainview Avenue. The property is zoned C-2, Thoroughfare Commercial and contains approximately 10.80 acres with a 9,506 sq.ft. two story building proposed. 6. LSD 02-21.00: Large Scale Development(Nelms, pp 249) was submitted by Phil Hagen of Crafton, Tull&Associates on behalf of Nelms, LLP for property located west of I-540 and east of Hwy 112. The property is zoned C-2, Thoroughfare Commercial and contains approximately 7.28 acres with a 907,194 sq.ft. outdoor display area proposed. 7. CUP 02-27.00: Conditional Use (Stout, pp 365)was submitted by A-Line Surveying, Inc. on behalf of Greg Stout for property located at 1541 Deane Street. The property is zoned R-1, Low Density Residential and contains approximately 0.59 acres. The request is for a Tandem lot. 8. CUP 02-28.00: Conditional Use (Ruby Tuesday, pp 558)was submitted by Mark Rickett of Rickett Engineering on behalf of John Bruton of Ruby Tuesday, Inc. for property located at the northwest corner of Hwy 62 & Shiloh Drive.The property is zoned C-2, Thoroughfare Commercial and contains approximately 1.43 acres. The request is for 27 parking spaces in excess of that allowed by code. 9. ADM 02-33.00: Administrative Item (Nelson-Berna,pp 99)was submitted by Scott Berna of Nelson-Berra Funeral Home for property located at the northeast corner of Zion Road and Crossover. The property is zoned R-O,Residential Office and contains approximately 3.12 acres. The request is to revise the conditions of the LSD 02-17 to improve part of Zion Road. All interested parties may appear and be heard at the public hearings. A copy of the proposed amendments and other pertinent data are open and available for inspection in the Office of City Planning(575-8264), City Administration Building, 113 West Mountain Street, Fayetteville, Arkansas. All interested parties are invited to review the petitions. Interpreters or TDD for hearing impaired are available for all public meetings. 72 hour notice is required. For further information or to request an interpreter,please call Hugh Earnest at 575-8330. H:IUSERSICOMMO"l-4NNlNG12001 AGENDAIPCl/0-1a-02.DOC ORDER OF PLANNING COMMISSION MEETING A. Introduction of agenda item- Chairman B. Presentation of request-Applicant C. Public Comment D. Response by Applicant/Questions &Answer with Commission E. Action of Planning Commission(Discussion and vote) NOTE TO MEMBERS OF THE AUDIENCE If you wish to address the Planning Commission on an agenda item,raise your hand when the Chairman asks for public comment. He will do this after he has given Planning Commission members the opportunity to speak and before a final vote is taken. Public comment will only be permitted during this part of the hearing for each item. Once the Chairman recognizes you, go to the podium at the front of the room and give your name and address. Address your comments to the Chairman,who is the presiding officer. He will direct them to the appropriate appointed official, staff member or others for response. Please keep your comments brief,to the point, and relevant to the agenda item being considered so that, everyone has a chance to speak. Please, as a matter of courtesy,refrain from applauding or booing any speakers or actions of the Planning Commission. 2002 Planning Commissioners: Lorel Aviles - Chairman Bob Estes - Vice Chairman Lee Ward - Secretary Nancy Allen Don Bunch Sharon Hoover Alice Church Loren Shackelford Alan Ostner §166.06 PLANNED UNIT DEVELOPMENT. 1. Zoning Districts. PUDs are authorized in the following zoning districts:R,R-O, A. Purpose. To be approved,a PUD C,and I.The uses permitted in the PUD shall be the must comply with the provisions of this section and same use permitted in the zoning district(s)in which must achieve all the following purposes: the PUD land area lies,except: 1. More efficient use of land; a. R-1 District. A PUD in a R-i district may include all uses other than home 2. More efficient use of public occupations allowed in Use Unit 9 of Zoning;and facilities; b.C-1 and C-2 Districts. A commercial PUD in a C-1 or C-2 district may 3. More useable open space include all uses allowed as a matter of right in R-2 or through structure grouping and other design R-3 districts. techniques;and 2.Commercial and Industrial 4. Preservation of appropriate Uses. Commercial or industrial uses are not natural or physical features. permitted in a PUD unless the land on which such uses are to be placed is zoned or rezoned commercial B.Approval.The Planning Commission or industrial.Commercial zoning and uses at shall not approve any PUD unless it expressly finds locations other than that recommended by the general that satisfactory provision has been made concerning plan may be considered for approval in connection the following,where applicable: with a residential PUD when the proposed dwelling units exceed 500 in number;provided,nonresidential. 1. Ingress and Egress. Ingress uses of a service nature for the convenience of the and egress to property and proposed structures residents and their guests and not designed to attract thereon with particular reference to automotive and people living outside the PUD may be permitted in a pedestrian safety and convenience,traffic flow,and residential PUD having less than 500 dwelling units. control and access in case of fire or catastrophe. Nonresidential uses of a service nature include,but are not limited to, laundries,child care facilities, 2. Off-Street Parking and exercise facilities,game rooms,meeting rooms,and Loading. Off-street parking and loading areas where recreation facilities;uses not listed herein but required,with particular attention to the items in determined by the Planning Commission(after public Subsection 1. above and the economic,noise,glare, hearing)to be similar in nature may be permitted or odor effects of the special exception on adjoining properties and properties generally in the district. 3 PUD Types. Two.kinds of PUDs may be approved under this section: 3. Refuse and Service Areas. a. Large Area PUD. Refuse and service areas,with particular reference to Five acres or more;and the items in subsections 1.and b. Small Area PUD. 2. above. Less than five acres. 4. Utilities. Utilities,with ' reference to locations,availability,and compatibility. 4. Processing PUD's. Both kinds of PUDs shall be processed according to the 5. Screening and Buffering. requirements of this section;provided,in approving a Screening and buffering with reference to type, small area PUD the Planning Commission may dimensions,and character. restrict from use any provision(s)of this section. 6. Signs. Signs, if any,and proposed exterior lighting with reference to glare, 5. Density. traffic safety,economic effect,and compatibility and a. Dwelling Unit harmony with properties in the district. Density. The dwelling unit density shall be the 7. Yards and Open Space. density allowed in the zoning district in which the Required yards and other open space. PUD is being planned.If more than one zoning district permitting residential uses is involved,then C. Authorization and Permitted Uses. the maximum number of dwelling units shall be the Planning Commission October 14, 2002 ADM02-7 Planned Zoning District Page 1.23 J combined total of all districts,each district being a PUD abuts any other zoning district or development calculated separately according to its land area times (including another PUD in an A-1 or R-I District)shall -. the density of the zoning district covering that land be the same as that provided by Zoning for the area district(s)covering the PUD.In addition to the above, b. Bonus Density. In any single structure containing more than two units addition to the dwelling unit density otherwise which exceeds one story shall be set back an additional permitted,a density bonus for additional open space one foot for each one foot of height in excess of 10 feet may be allowed at the option of the Planning when adjacent to an R-I District, A-1 District, or Commission,up to the following maxima, in the R-1 single-family development. District or setback area in all districts. 9. Internal Spacing. Internal OPEN SPACE spacing between structures shall be a minimum of 10 feet,measured to the nearest point of the structure. , %Open Space Permitted Dwelling 10. PUD Expansion. A PUD may (Gross Land Area) Units Per Acre be expanded beyond its original boundaries following the requirements of this chapter. The developer shall 35 7.50 submit a development plan showing the entire property within the PUD. 40 8.00 11.Changes Within aPUD.Minor changes caused by conditions unforeseen at the times of initial approval may be authorized by the City 45 8.50 Planner without Planning Commission approval.These changes include, but are not limited to: structure location, structure character, location of sidewalks, 50 9.00 trails, street lighting, parking, and changes in landscaping.All other changes which in the opinion of the City Planner or Planning Commission are major changes must be approved by the Planning 6. Setback Area. In an R-1,R-2, Commission. and R-3 District, one additional dwelling unit may be permitted for each additional 2,200 square feet of 12. Lot Splits within a PUD. additional setback area measured from an existing R-1 Following Planning Commission approval of a final District or single-family development.Only one of the Planning Commission plan the City Planner may above density bonus methods may be granted by the approve an unlimited number of lot splits within a PUD Planning Commission for any PUD, provided the character or intent of the approved development plan is not being changed. 7. Perimeters. When a PUD has a common perimeter with anR-IDistrict any use ofland 3. Review Procedure/Concept within an R-1 PUD,other than a single-family detached Plan.Whenever a developer intends to develop a PUD dwelling, shall be set back at least 250 feet from the under the provisions of this section he may submit a common perimeter; provided, two-family detached concept plan prior to initiating the detailed work dwellings shall be a conditional use within said 250- involved in the preparation of a preliminary plat.The foot setback area and may be permitted on appeal to the purpose of the concept plan is to allow the developer, Planning Commission.The Planning Commission shall the Planning Commission, and the general public to not grant a variance from the setback requirement discuss the proposed development before a great deal prescribed hereby without first giving public notice as of time and money are committed to any project. provided in Chapter 156. a. The concept plan shall include the following information. Cross Reference:Variance,Chapter 156;Notification (1).Total areatobe and Public Hearings,Chapter 157. included in the PUD; (2). Topography 8.Setbacks.External setbacks when (USGS 20-foot intervals is sufficient) Planning Commission October 14, 2002 ADM02-7 Planned Zoning District - Page 1.24 (3).Public facilities nonresidential PUD shall be the responsibility of the intended to be provided; landowner,or a POA and shall not be the responsibility of the City. The method for maintenance shall be established by the PUD covenants. (4). Areas with potential flood problem,wetlands or any other features 15. Final PUD Plan.A final PUD presenting development difficulty; plan shall be submitted following the procedures and (5). Unique requirements outlined in this chapter.In addition to the physical features; requirements of the subdivision regulations, the (6). Nature of following information shall be submitted. surrounding development; a. Location of recreation (7). Nature and facilities; extent of tree cover; b. Proposed treatment and (8). Nature of ownership of open spaces; proposed development; c. Relationship of dwelling (9).Tentative street units,recreation facilities,and open space; layout;and d. Proposed trails, walks, (10). Any other waterbodies,and other special features; information deemed necessary by the Planning e. Final protective Commission. covenants and property owners association agreement. b. The developer shall Any property owners.association agreement shall apply submit 13 copies of the concept plan to the City to all property owners within the PUD and the Planner. protective covenants shall so provide;and L Location, size, and 14. Preliminary PUD Plan. A number ofall proposed parking spaces and all pertinent preliminary PUD plan shall be submitted to the information relating to maintenance thereof and access Planning Commission following the same procedures thereto. Maintenance of parking spaces in a and requirements outlined in this chapter.In addition to nonresidential PUD shall be the responsibility of the the requirements of the subdivision regulations, the landowner,or a property owners'association and shall following information shall be submitted: not be the responsibility of the City. The method for a. An estimate of the maintenance shall be established by the PUD number of units for sale and lease; covenants. b. Identification and size (acres or square feet)of all open space and proof that 16.Design Standards. the developer has the capacity to maintain the open a. Sidewalks. As required space until accepted by the City or assumed by the , by§166.03E. property owners association(POA); b. Street Lights. As C. Identification and required by§166.03J. location of all nonresidential structures proposed in the c. Water. As required by PUD; §166.03H or§166.04 A.7. d. All information relating d. Sewer. As required by to the establishment,operation,and perpetuation of the §166.031.or§166.04A.8. POA; e. Parking.As required by e. Proposed :protective Chapter 172. covenants; L Streets. Streets within a L Natural features; residential PUD may be either public or private. (1).PublieStreets. g. Written request for any Public streets shall'be constructed according to the desired variances from the zoning or subdivision adopted standards of the City. regulations;and (2). Private Streets. h. Location, size, and Private streets within a residential PUD shall be number of all proposed parking spaces and all pertinent permitted subject to the following conditions: information relating to maintenance thereof and access (a).Private streets thereto. Maintenance of parking spaces in a shall be permitted for on l a loo treet. or street Wlannmf ebtr }ssion October 14,2002 ADM02-7 Planned Zoning District Page 1.25 ending with a cul-de-sac.Any street connecting one or more public streets shall be constructed to existing City standards and shall be dedicated as a public street. . (b).Subbase;base, Paving Width and paving shall meet the City's standards. (No On-Street Parkin )#4' (c).An adequatestorm drainage system approved by the City StreetDwelling One-Superintendent shall be required for all private streets. Units Where curbs and gutters are not installed, bar "V" 1 -20 14'ditches adhering to the natural drainage and with a slope of 3 to 1 on the upslope side and 2 to 1 on the downslope side shall be required on each side of all 21+ 14' private streets. Underdrains shall be installed where necessary. (d). Maximum *Note: If on-street parking is desired;6 feet must be density served by a cul-de-sac shall be 40 units. added to each side where parking is intended. Maximum density served by a loop street shall be 80 units. (i).Allofthetraffic (e).The plat of the laws prescribed by Title VII shall apply to traffic on planned development shall designate each private street private streets within a PUD. as a"private street." (j)•There shall be (I).Maintenance of no minimum building setback requirement from a private streets shall be the responsibility of the private street. developer orof a neighborhood property owners (k).The developer association(POA)and shall not be the responsibility of shall erect at the entrance of each private street a the City. The method for maintenance and a rectangular sign,not exceeding 24 inches by 12 inches, maintenance fund shall be established by the PUD designating the street a"private street"which shall be covenants.The covenants shall expressly provide that clearly visible to motor vehicular traffic. the City is a third party beneficiary to the covenants and shall have the right to enforce the street 17.Open Space. maintenance requirements ofthe covenants irrespective a. Each residential PUD of the vote of the other parties to the covenants. shall provide at least 30%of the total land area within (g).The covenants the PUD as usable private or public open space. A shall provide that in the event the private streets are not minimum of at least%of the 30%open space shall be maintained as required by the covenants,the City shall contiguous(in continuous connection).Land within the have the right(but shall not be required)to maintain- floodplain (ten-year frequency) and wetland may be said streets and to charge the cost thereof to the counted as no more than 50%ofthe usable open space. property owners within the PUD on a pro rata basis Any area intended for active open space shall be a according to assessed valuation for ad valorem tax minimum of 25 feet wide in its smallest dimension and purposes and shall have a lien on the real property in small area PUDs shall contain at least one area of within the PUD for such cost.The protective covenants continuous open space with a minimum of 10,000 shall grant the City the right to use all private streets for square feet. purposes of providing fire and police protection, b. The following shall not sanitation service and any other of the municipal be considered as usable open space. functions.The protective covenants shall provide that (1). The surface such covenants shall not be amended and shall not area of parking lots including driveways; terminate without approval of the City Council. (2). The area (h). The width of occupied by structures excluding structures used for private streets may vary according to the density recreational purposes; served.The following standard shall be used: (3). Any lot intended for private ownership;and (4). Street surface area. 9)laAj}n rRWp9t j for October 14, 2002 ADM02-7 Planned Zoning District Page 1.26 public open space shall be approved by the City At a minimum, the grading plan shall show how Council prior to final approval of the PUD and upon drainage problems and erosion will be controlled. transfer to the City .shall thereafter become the maintenance responsibility ofthe City.Provisions shall 20.View Protection. The Planning be made for the maintenance and perpetuation of all Commission shall have the right to establish special proposed private open space. height and/or positioning restrictions where scenic d. Perpetuation of private views are involved and shall have the right to insure the open space. The PUD covenants shall expressly perpetuation ofthose views both within and without the provide that the City is a third=party beneficiary to the PUD through protective covenant restrictions. covenants and shall provide that no encroachment on, reduction of,or modification to the open space required 21 . Construction of shall be made without prior approval of the City Nonresidential Facilities. Prior to issuance of more Council,irrespective of the vote of the other parties to than eight building permits for any residential PUD,all the covenants. approved nonresidential facilities shall be constructed. e. The maintenance of all In the event the developer proposed to develop the private open space shall be the responsibility for the PUD in phases,and the nonresidential facilities are not developer or of a property owner's association and the proposed in the initial phase,the developer shall enter method for maintenance and a maintenance fund shall into a contract with the City to guarantee completion of be established in the PUD covenants. The covenants the nonresidential facilities. shall expressly provide that the City is a third-party beneficiary to the covenants and that the City shall have 22.Signs.Erection and maintenance the right to enforce the requirements for open space of all signs on private streets shall be the responsibility irrespective of the vote of the other parties to the of the developer or a property owners' association covenants.All private open space shall be maintained Following final approval of the PUD, the City will in an appropriate manner.Appropriate manner means erect and maintain all street name signs and traffic a manner which does not violate City ordinances or control signs on public streets. constitute a hazard to the safety, health, or general welfare of the PUD residents or general public. The (Code 1991,§160.121;Code 1965,App.A,Art.8(12); covenants shall provide that in the event private open Ord.No. 1747, 6-29-70;Ord.No. 1903, 3-6-73;Ord. space is not maintained as required by the covenants No. 2379, 9-20-77; Ord. No. 2538,7-3-79; Ord. No. and this section,the City shall have the right(but shall 2582,12-4-79;Ord.No.2633,5-20-80;Ord.No.2710, not be required) to maintain said open space and to 3-24-81;Ord.No.2779, 11-17-81;Ord.No.4017, §1 charge all maintenance costs incurred by the City to the 2-4-97) property owners within the PUD on a pro rata basis according to assessed valuation for ad valorem tax Cross Reference: Fees, Chapter 159. purposes and shall have a lien on the real property within the PUD for such costs. 18. Height. The height regulations of the various zoning districts shall apply and be in addition to the perimeter setbacks established in this section. 19. Natural Features.Natural features, such as bluffs and streams existing on a proposed PUD site shall be identified on both the concept and preliminary plan. Every effort shall be made to retain these natural features in open space. Any tree stand which forms a continuous canopy(in full leaf)of 200 feet or more measured in any direction shall be identified on the concept plan. A general description of the tree species shall be provided. A grading plan may be required by the Planning Commission in cases where terrain is a critical factor. Planning Commission October 14, 2002 ADM02-7 Planned Zoning.District - Page 1.27 LSD 02-25.00 Page 7 PC Meeting of October 14, 2002 FAYETTEVILLE THE CITY OF FAYETTEVILLE,ARKANSAS - - Lewis Brothers,LSD 113 W. Mountain St Fayetteville,AR 72701 TO: Fayetteville Planning Commission Members THRU: Tim Conklin, City Planner,A.I.C.P. FROM: Matt Casey P.E. Staff Engineer DATE: October 10,2002 LSD 02-25.00: Large Scale Development(Lewis Brothers,pp 213)was submitted by Mandy Bunch, PE on behalf of Lewis Brothers Leasing Co. for property located at the northeast corner of Longview Street and Plainview Avenue. The property is zoned C-2, Thoroughfare Commercial and contains approximately 10.80 acres with a 9,506 sq.ft. two story building proposed. Findings: Proposal: To construct a 9,506 sq. ft. two story office building proposed with 182 parking spaces for display and 17 parking spaces employees and customers. The building addition adds 19.7% more square feet of building for the entire dealership. Surrounding Zoning: C-2 (north), C-2 (east), C-2 (south), and R-1 (west). Surrounding Land Use: Vacant(east),Auto lot (north and east), Commercial (south). Water: A 1 inch water line is proposed on the property from the 6 inch line on Longview Street. Sewer: A 6 inch Sanitary Sewer line is proposed on the property from a 6 inch line on east side of the property. Right-of-way being dedicated: 35 feet of right-of-way dedication along Longview Street and Plainview Avenue. The dedication is not shown on the site plan for Plainview Avenue. Adjacent Master Street Plan Streets: Plainview and Longview are classified as Collector Streets Recommendation: Approval subject to the conditions below. Conditions of Approval: 1. Longview Street is a collector which requires a six foot sidewalk and a minimum of ten foot of green space. Due to pending street construction staff is recommending money be taken in lieu of constructing the sidewalk along Longview Street. The Planning Commission October 14, 2002 LSD02-25 Lewis Page 5.1 LSD 02-25.00 Page 2 amount of money to be collected will be $13,464.00. (The propertyfrontage along Longview Street is 748 feet x 6 foot wide sidewalk= 4,488 square feet @$3.00 per square foot= $13,464.00). This money should be placed in the sidewalk fund for the northwest quadrant. 2. The applicant is proposing to place$3,234 money in escrow for the future widening of Longview. The Planning Commission will have to make a determination of what the proportionate share of improvements this development should be assessed(see September 12, 2002 letter from applicant). 3. Planning Commission determination of compliance of Commercial Design Standards. The applicant is proposing to use smooth face concrete block and split face concrete block Staff does not support the use of smooth face CMU for large areas on the fagade. 4. Plat Review and Subdivision comments(to include written staff comments provided to the applicant or his representative, and all comments from utility representatives- AR Western Gas, SWBT, Ozarks, SWEPCO, Cox Communications) Background: The project was reviewed at the September 18,2002 Technical Plat Review and the October 3, 2002 Subdivision Committee Meeting. Discussion at the Subdivision Committee meeting included the proposed money in lieu of sidewalks and street improvements and commercial design standards. The Subdivision Committee forwarded the Large Scale Development to the full Planning Commission subject to all staff comments. Infrastructure: 1. Water. Existing 2. Sanitary Sewer: Existing 3. Streets. Existing 4. Grading and Drainage. A preliminary grading plan and drainage report have been submitted and reviewed for general compliance. A final review and approval will be necessary before construction can begin. PLANNING COMMISSION ACTION: yes Required Approved Denied Dater Planning Commission October 14, 2002 LSD02-25 Lewis Page 5.2a LSD02-25.00 LEWIS BROTHERS LEASING CO. CLOSE UP p MILLSAR RD >a e W F J SUBJECT PROPERTY OJ t v i t fr r r . r j a Y Y 2: e a / t YY : LONGVIEW ST i KENRAY ST w a _ ` 3 Lu z Q IL Planning Commission October 14, 2002 0 75 150 300 45060LSD 02-25 Lewis . N Peet Page 5.9 LS°02.25.°° LEWIS BROTHERS LEASING CO. ONE MILE ZION RD s t { i SUBJECT PROPERTY 3 r. l T F n^nwr� l r � i _ a t - t I. I � f Am TOWNSHIPST �. COv��P Planning Commission October 19, 2002 N 0 0.15 0.3 0.6 0.9 LSD 02-25 Ae - les LSD-02-21 Page I PC Meeting of. October 14, 2002 FAYETTE"LLE THE CrrY OF FAYETTEVILLE,ARKANSAS - - Nelms,LSD - 113 W. Mountain St. Fayetteville,AR 72701. - - TO: Fayetteville Planning Commission Members THRU: Tim Conklin,City Planner,A.I.C.P. FROM: Matt Casey P.E. Staff Engineer DATE: October 10,2002 LSD 02-21.00: Large Scale Development(Nelms,pp 249) was submitted by Phil Hagen of Crafton, Tull &Associates on behalf of Nelms, LLP for property located west of I-540 and east of Hwy 112. The property is zoned C-2,Thoroughfare Commercial and contains approximately 7.28 acres with a 300,000 sq.ft. outdoor display area proposed. Findings: Proposal: Construction of additional display area for Landers Auto Park Parking Provided:. 645 spaces for display Existing Development: Vacant Surrounding Zoning: West: C-2 East: A-1 North: A-1 rezoning to C-2 South: A-1 Surrounding Land Use: Vacant(cast),Auto Park(west), Vacant(north),Vacant(south) Right-of-way being dedicated: None Tree Preservation: Site Coverage: Overlay District 39.1%open Space 38.6% Entire Development Recommendation: Approval subject to the conditions listed below. Conditions of Approval: 1. The final grading plan, storm water plan, and floodplain development permit shall not be approved and issued by the City of Fayetteville until the U.S. Army Corps of Engineers concurs with the wetland delineation and issues any/all required permits for work and improvements within the delineated wetland area and waters of the United States. If the wetlands that are shown on the large scale development are revised by Planning Commission E:IOSERSICOMMOMPLINNINGIREPORTSIPCREPORTS 20021OCTOBERIIO-14Vat:WbWP4g2m2)OC - LSD02-21 Nelms(Landers) Page 61 LSD-02-21 Page 2 the U.S. Army Corps of Engineers and are impacted by the proposed development, the large scale development shall require rehearing and approval by the Planning Commission. 2. A letter of map revision based on existing conditions and more detailed study shall be submitted to FEMA for review and approval in order to accurately delineate the 100 year floodplain and floodway on the FIRM map. The letter of map revision shall be completed within one year from approval of the large scale development. 3. A variance for the use of metal halide lights shall be required by the Planning Commission. All lighting shall meet the IESNA standards for illumination of automobile display areas and shall be shielded and directed downward. 4. Landscaping shall meet the Design Overlay District requirements for spacing of trees within the 25 foot landscaped area along the highway frontage. 5. Plat Review and Subdivision comments (to include written staff comments provided to the applicant or his representative, and all comments from utility representatives- AR Western Gas, SWBT, Ozarks, SWEPCO, Cox Communications) 6. Staff approval of final detailed plans, specifications and calculations (where applicable)for grading, drainage, water, sewer, fire protection, streets (public and private), sidewalks,parking lot(s)and tree preservation. The information submitted for the plat review process was reviewed for general concept only. All public improvements are subject to additional review and approval. All improvements shall comply with City's current requirements. 7. Sidewalk construction in accordance with current standards. 8. Large scale development shall be valid for one calendar year. 9. Prior to the issuance of a building permit the following is required: a. Grading and drainage permits b. Separate easement plat for this project that shall include the tree preservation area. C. Project Disk with all final revisions HmsEnSIC0MMoWL4AWmG ZU0J?7swcREPOars2002 ocroesm�td3lhFRg°�31;NRtY�SfhI�DOC October 14, 2002 LSD02-21 Nelms(Landers) Page 6.2a - LSD 02-25.00 Page I PC Meeting of October 14,2002 FAYETTEVILLE THE CITY OF FAYETTEVILLE,ARKANSAS Lewis Brothers,LSD 113W. Mountain St. Fayetteville,AR 72701 - - - TO: Fayetteville Planning Commission Members FROM: Tim Conklin,City Planner,A.I.C.P. DATE: October 10,2002 ADM 02-33.00: Administrative Item (Nelson-Berna,pp 99) was submitted by Scott Berna of Nelson-Berra Funeral Home for property located at the northeast corner of Zion Road and Crossover. The property is zoned R-O, Residential Office and contains approximately 3.12 acres. The request is to revise the conditions of the LSD 02-17 to improve part of Zion Road. BACKGROUND The applicant has requested that condition No. 2 of LSD 02-17 be revised to allow the construction of Zion Road to City Street Standards14 feet from center line adjacent to the project's south boundary line. The following is the original condition of approval: 2. Planning Commission determination of required off-site street improvements.Staff has recommended that in lieu of the standard street widening to 14 feet from centerline on the north side of Zion Rd for the entire length of the property that the street be widened on both sides of the street up to and including the proposed driveway on Zion Road.A center turn lane would be included in the widening for a total street width of 36feet The property owner to the south, Elks Lodge—Benevolent Building Corporation, has stated in writing that they will not grant any right-of-way or easements to construct Zion Road to 36' wide as required under condition No. 2 of the large scale development approval due to existing trees located in the area of the proposed improvements_ RECOMMENDATION Staff recommends approval of the requested amendment to condition number two to allow the street widening to 18 feet from centerline on the north side of Zion Rd from Highway 265 to the entrance and 14 feet from centerline for the remainder of the property's frontage. If the Planning Commission denies the request, staff would recommend the Planning Commission request the City Council to consider acquiring the property through the current City policy that is used for right-of-way acquisition. Planning Commission October 14, 2002 ADM02-33 Nelson-Bern Page 9.]a LSD 02-17.00 Page I PC Meeting of July 08,2002 FAYETTEVILLE THE CITY OF FAYETTEVILLE,ARKANSAS Nelson-Berna Funeral Home LSD 113 W. Mountain St. Fayetteville,AR 72701 TO: Fayetteville Planning Commission Members THRU: Tim Conklin, City Planner,A.I.C.P. FROM: Sara Edwards,Associate Planner Matt Casey P.E. Staff Engineer DATE: July 03,2002 Project: LSD 02-17.00: Large Scale Development(Nelson-Berna Funeral Home,pp 99) was submitted by Michael Weir of Engineering Services,Inc. on behalf of Scott Berna of Nelson-Berna Funeral Home for property located at the northeast comer of Crossover(Hwy 265) and Zion Road. The property is zoned A-1, Agricultural and R-O Residential-Office containing approximately 3.12 acres with an 8,350 square foot building proposed. Findings: The proposal is for the construction of a funeral home with a crematorium.A rezoning was recently approved by the City Council which rezoned the majority of this property from A-1 to R-O. A 540 square foot piece was left as A-1 in order to permit a crematorium on the site. There are a total of 59 parking spaces being proposed. This includes the eight stacking lanes,which is the equivalent of forty(40)parking spaces. Additional right-of-way is being granted along both Zion Rd. and Crossover(Hwy 265)pursuant to the Master Street Plan. Currently, 14.7% of the site exists in tree canopy and the applicant is proposing to preserve 7.4% of the site in canopy with mitigation. Recommendation: Approval subject to the conditions listed below. Conditions of Approval: - 1. Approval shall be subject to an amended re-zoning which places the crematorium in the required A-1 district. '2. Planning Commission determination of required off-site street improvements.Staff has recommended that in lieu of the standard street widening to 14 feet from centerline on the north side of Zion Rd for the entire length of the property that the street be widened on both sides of the street up to and including the proposed driveway on Zion Road A center turn lane would be included in the widening for a total street width of 36 feet. 4. Planning Commission recommendation of the requested 72 square feet monument sign. The sign ordinance will only permit a maximum of a four square foot sign in an R-O district. Staff is in favor of this request if it is revised to include a height of six feet as permitted in Commercial districts. The applicant must also seek`approval of a variance . from the Board of Sign Appeals. Planning Commission . October 14, 2002 ADM02-33 Nelson-Berna Page 9.2 AGENDA FOR A REGULAR MEETING OF THE PLANNING COMMISSION A meeting of the Fayetteville Planning Commission will be held Monday, October 14,2002 at 5:30 p.m. in the City Administration Building, 113 West Mountain Street, Room 219, Fayetteville,Arkansas. Roll Call The following items will be considered: ConsentAgenda: Approval of minutes from the September 23,2002 meeting 2. VAC 02-5.00: Vacation (City of Fayetteville (Prospect, pp 445) was submitted by the City of Fayetteville for property located at 302 Prospect. The property is zoned R-1, Low Density Residential and contains approximately 0.28 acres. The request is to vacate the 10' utility casement. 3. VAC 02-11.00: Vacation (City of Fayetteville (Sunbest), pp 176)was submitted by the City of Fayetteville for property located at 3868 N. Sunbest. The property is zoned R-1, Low Density Residential and contains approximately 0.25 acres. The request is to vacate the street-right-of-way. 10. ADM 02-34.00: Administrative Item (NWA Pathology Associates,pp 212) Planning Commission consideration to amend conditions of approval requiring Final Plat of Brookstone Subdivision approval prior to an issuance of a building permit. Old Business: 1. ADM 02-7.00: Administrative Item (Planned Zoning District)to adopt an ordinance to establish planned zoning districts that permit the combination of development and zoning review into a simultaneous process;to eliminate §163.21 Limited Neighborhood Commercial Uses Within Residential Districts; and to eliminate §166.06 Planned Unit Development. New Business: 4. PPL 02-15.00: Preliminary Plat(Crystal Springs,Phase IIl,pp 246) was submitted by Mel Milholland of Milholland Company on behalf of Crystal Springs LTD for property located east of Pyrite Drive on Crystal Drive. The property is zoned R-1, Low Density Residential and contains approximately 35.13 acres with 101 lots proposed. H.IOSERSICOMMOMPLANNINGI2002 AGENDAIP010-14-02.DOC 5. LSD 02-25.00: Large Scale Development(Lewis Brothers, pp 213) was submitted by Mandy Bunch, PE on behalf of Lewis Brothers Leasing Co. for property located at the northeast corner of Longview Street and Plainview Avenue. The property is zoned C-2; Thoroughfare Commercial and contains approximately 10.$0 acres with a 9,506 sq.ft. two story building proposed. 6. LSD 02-21.00: Large Scale Development(Nelms,pp 249) was submitted by Phil Hagen of Crafton, Tull &Associates on behalf of Nelms, LLP for property located west of I-540 and east of Hwy 112. The property is zoned C-2, Thoroughfare Commercial and contains approximately 7.28 acres with a 907,194 sq.ft. outdoor display area proposed. 7. CUP 02-27.00: Conditional Use(Stout, pp 365)was submitted by A-Line Surveying, Inc. on behalf of Greg Stout for property located at 1541 Deane Street. The property is zoned R-1, Low Density Residential and contains approximately 0.59 acres. The request is for a Tandem lot. 8. CUP 02-28.00: Conditional Use(Ruby Tuesday, pp 558)was submitted by Mark Rickett of Rickett Engineering on behalf of John Bruton of Ruby Tuesday, Inc. for property located at the northwest corner of Hwy 62 & Shiloh Drive. The property is zoned C-2, Thoroughfare Commercial and contains approximately 1.43 acres. The request is for 27 parking spaces in excess of that allowed by code. 9. ADM 02-33.00: Administrative Item (Nelson-Berna, pp 99) was submitted by Scott Berra of Nelson-Berria Funeral Home for property located at the northeast corner of Zion Road and Crossover. The property is zoned R-O, Residential Office and contains approximately 3.12 acres. The request is to revise the conditions of the LSD 02-17 to improve part of Zion Road. All interested parties may appear and be heard at the public hearings. A copy of the proposed amendments and other pertinent data are open and available for inspection in the Office of City Planning (575-8264), City Administration Building, 113 West Mountain Street, Fayetteville, Arkansas. All interested parties are invited to review the petitions. Interpreters or TDD for hearing impaired are available for all public meetings. 72 hour notice is required. For further information or to request an interpreter,please call Hugh Earnest at 575-8330. H:I USERMCOI MONWLANNING12002 AGENDAIPCV0-14-02.DOC FAYETTEVILLE THE CITY OF FAYETTEVILLE,ARKANSAS 113 W. Mountain St. Fayetteville,AR 72701 Telephone:(479)575-8264 PLANNING DIVISION CORRESPONDENCE TO: Fayetteville Planning Commission FROM: Shelli Rushing,AICP, Associate Planner THRU: Tim Conklin, AICP, City Planner DATE: October 10, 2002 ADM 02-7.00: Administrative Item (Planned Zoning District) to adopt an ordinance to establish planned zoning districts that permit the combination of development and zoning review into a simultaneous process; to eliminate §163.21 Limited Neighborhood Commercial Uses Within Residential Districts; and to eliminate §166.06 Planned Unit Development. RECOMMENDATION Staff recommends that the Planning Commission recommend approval of the attached planned zoning district ordinance and forward to City Council for approval. BACKGROUND The Planning Commission held a retreat on December 13,2001 to discuss the 2002 Work Program. Items listed on the work program were developed by staff and the Planning Commission and based on the implementation strategies of General Plan 2020. Creation of a planned zoning district was rated as a top priority. The purpose of creating this district is to allow for a simultaneous review process for zoning and development; remove the Planned Unit Development section of the UDO; and remove the use conditions for Limited Neighborhood Commercial Uses Within Residential Districts. The 2002 Work Program schedules this project to begin by March 1,2002 and completed by July 1, 2002. Staff researched other planned zoning district and planned unit development ordinances to gather additional information. A summary of the research is attached. On February 25, 2002,the Planning Commission selected a subcommittee to review the Planned Zoning District. The subcommittee met five times (May 15,June 13, June 20, and July 23)to discuss the ordinance. The second meeting included a presentation by Dana Carney, a planner with the City of Little Rock, who discussed the Planned Zoning District ordinance as it works in Little Rock. The Planned Zoning District was on the agenda for the August 26, 2002 Planning Commission meeting. The item was tabled for further review by the City Attorney's office. Planning Commission October 14, 2002 ADM02-7 Planned Zoning District H.I USERSICOMMOMPL4NNINGIREPORTSIPCREPORTS2002iOCTOBER110-141PZD0RDINANCEIPLANNEDZ0NING DISTA(7fi A e f?J-7DOC Planning Commission July 8, 2002 Page 19 Roll Call: Upon the completion of roll call the motion to approve LSD 02-17.00 was approved by a vote of 7-0-1 with Commissioner Estes abstaining. Hoffman: Thank you. The vote carries on a vote of seven with one abstention. Humbard: Thank you very much. Planning Commission October 14, 2002 ADM02-7 Planned Zoning District Page 1.2 FINDINGS Purpose. The purpose of the ordinance is: • To allow for flexible guidelines for land development; • To make informed land use decisions; • To encourage minimal destruction of natural resources; • To promote open space preservation; and • To better utilize sites with unique geographic features. Districts. The ordinance creates three planned zoning districts: 1. R-PZD Residential Planned Zoning District 2. C-PZD Commercial Planned Zoning District 3. I-PZD Industrial Planned Zoning District The purpose of each district is described in detail. The permitted uses are provided along with conditions for specific land uses. Eligibility. In order for a property owner to be eligible to apply for a PZD designation, the property must be located within the city limits and the applicant must be the landowner or an authorized agent. There is no minimum size for PZD applications. Process. The first step is a pre-application conference between the applicant and the planning staff. The purpose of the pre-application conference is to let the applicant become familiar with the review process,to make sure the applicant will be able to submit all necessary information, and to provide guidance to the applicant before they incur substantial expense on planning and design. The PZD will then follow the same process and procedures as a large scale development. Application fees. The application fees will be the sum of the fees for large-scale development, preliminary plat and rezoning. Planning Commission q��/n, [RrJ October 14,g2OO2 H:IUSERSICOMMONIPLANNINGIREPORTSIPCREPORTS2002IOCTOBERIIO-141PZDORDINANCEIPLANNL�D� 7JW(� YPPCL�ibll( 7DOC ge . ORDINANCE NO. AN ORDINANCE AMENDING TITLE XV: UNIFIED DEVELOPMENT ORDINANCE OF THE CODE OF FAYETTEVILLE TO ESTABLISH A PROCESS FOR THE EVALUATION AND APPROVAL OF PLANNED ZONING DISTRICTS. WHEREAS, flexible guidelines for the review of specific development plans are desirable; and, WHEREAS, informed land use decisions can guide development more effectively in the best interest of the health, safety and welfare of the city; and WHEREAS, developments that are compatible with the surrounding area, harmonious with the character of the neighborhood, do not have a negative effect upon the future development of the area and create a stable environment are desirable; and WHEREAS, the development and zoning review process shall be enhanced when review and approval of development and zoning are addressed simultaneously; NOW, THEREFORE BE IT ORDAINED BY THE CITY COUNCIL OF THE CITY OF FAYETTEVILLE,ARKANSAS: Section 1. That Chapter 161 Zoning Regulations is amended by inserting §161.22 District PZD Planned Zoning District, a copy of which marked Exhibit"A" is attached hereto and made a part hereof. Section 2. That Chapter 166 Development is amended by inserting §166.18 Planned Zoning District Developments,a copy of which marked Exhibit"B"is attached hereto and: '-Ade a part hereof. Section 3. That Chapter 163 Use Conditions, Section §163.2 L i eIdghb�tm ood Commercial Uses Within Residential Districts of the Code of Fa}ttev"le rs he eby re ed ed. Section 4. That Chapter 159: Fees, Section §15TH I Fees/Sche' ule, ii section (3) is amended by adding a fee for Planned Zoning District ications as f sy §159.01 Fees/Sehedule� a A r x Be SCh le 40w- ent _ 4 Ma-09 nned 7so` in Dist ct Non reSz; nc� n . 125 Mg, Resident_r 1 -'= � � urat,� orless $525 5 u ' rots or less $725 25 units/lots or more 1 $1,125 Planning Commission October 14, 2002 ADM02-7 Planned Zoning District Revision of 10102/2002 Page 1.4 Section 5. That Chapter 151: Definitions is amended by deleting the definition of Planned Unit Development and adding the following definitions. Common Open Space. Land within or related to a development, not individually owned or dedicated for public use, which is reserved for the exclusive use or enjoyment of the residents or occupants of the development and their guests. Planned Zoning District. A zoning district that allows for comprehensively planned developments for either single-use or mixed-use and permits development and zoning review as a simultaneous process. Private Open Space. The outdoor living area directly adjoining a dwelling unit or building, intended for the private enjoyment of the residents or occupants of the dwelling unit or building and defined in such a manner that its boundaries are evident. Public Open Space. Open space, including but not limited to, any park, lake, stream,playground ,or natural area, commonly open to the public. Recreational Structures. Anything constructed or erected with a fixed location on the ground, or attached to something having a fixed location on the ground that has a primary use that is recreation in nature. Among other things, recreational structures include tennis courts,basketball courts, swimming pools and jogging trails. Section 6. That §166.05 (A) Requirement is hereby repealed and replaced with the following: §166.05 Large Scale Development A. Requirement. The development of a lot or parcel larger than�on acre=fir m r development of a Planned Zoning District must be processed acoo c tenth the requirements for a large-scale development. c Section 7. That §166.60 Planned Unit Development of the U-Milied velopmeiit Ordinance is hereby revealed. ME- p r s PASSED and APPROVED this day of 4 ZO C R, r i w APPRO�W D .,12H - — _:. MAI DEAN CO 01M.,Mayor ATTEST ` By: m HEATHER W6.6DRUFF, City Clerk Oi a-_ Planning Commission October 14, 2002 ADM02-7 Planned Zoning District Revision of 10/02/2002 Page 1.5 Exhibit"A" . To be inserted in Chapter 161 Zoning Regulations: §161.22 District PZD Planned Zoning District. A. Purpose. The intent of the Planned Zoning District is to permit and encourage comprehensively planned developments whose purpose is redevelopment, economic development, cultural enrichment or to provide a single-purpose or mixed-use planned development and to permit the combination of development and zoning review into a simultaneous process. The rezoning of property to the PZD may be deemed appropriate if the development proposed for the district can accomplish one or more of the following goals. 1. Flexibility. Providing for flexibility in the distribution of land uses, in the density of development and in other matters typically regulated in zoning districts 2. Compatibility. Providing for compatibility with the surrounding land use 3. Harmony. Providing for an orderly and creative arrangeme { li use t are harmonious and beneficial to the community. 1 ,t 4. Variety. Providing for a variety of houst types, employment opporiuni"es or commercial or industrial services, or anI e0?libinatlon t19 eit achieveiety and integration of economic, d redevelo rtie t oppoies. z n "g 5. No negative tmpael Does nQ have a P g�au- e ect upo the future development of tike area, r, Eg a oordinatua Perttiit coordinatioi} the platming of the land surrounding the ZD and cooperaft, between th G and private developers in the urbanization f new lanm- d iri. re ne existing deteriorating areas. 7 open Spk�Pr ii of more usable and suitably located open space, recreation eas other common facilities that would not otherwise be required under on tional land development regulations. Natural Features. Maximum enhancement and minimal disruption of existing natural features and amenities. 9. General Plan. Comprehensive and innovative planning and design of mixed use yet harmonious developments consistent with the guiding policies of the General Plan. 10. Special Features. Better utilization of sites characterized by special features of geographic location,topography, size or shape. Planning Commission October 14, 2002 ADM02-7 Planned Zoning District Revision of 1010112002 - 1 - Page 1.6 Exhibit "A" B. Rezoning. Property may be rezoned to the Planned Zoning District by the City Council in accordance with the requirements of this chapter and Chapter 166 Development. Each rezoning parcel shall be described as a separate district, with distinct boundaries and specific design and development standards. Each district shall be assigned a project number or label, along with the designation "PZD". The rezoning shall include the adoption of a specific master development plan and development standards. C. R- PZD Residential Planned Zoning District a. Purpose and intent. The R-PZD is intended to accommodate mixed-use or clustered residential developments and to accommodate single-use residential developments that are determined to be more appropriate for a PZD application than a general residential rezone. The legislative purposes, intent, and application of this district include, but are not limited to,the following: 1. To encourage a variety and flexibility in land development r" nd ue for predominately residential areas, consistent with the city' plan atad the orderly development of the city. f.Y 2. To provide a framework within whicli an effechve`rclatio-sshrp of erent land uses and activities within a sin 1 develo men _A consider Iwith abutting parcels of land can be pl &�`a a t tal basil. r r;: 3 To provide harmon of relaticahtp�th the su ounding development, mmimizmg sill rnflue�ces as la e v comp trbrllties, heavy traffic and ^fir pf' C p: ongestton, arrd cesslve demand on planne = existing public facilities. To proy �ae a ans of devel4' g areas with special physical features to " .- enhance turalbeauty anp` r attributes. $ To en uraefficient use of those public facilities required in connection OR wifk1• ewresidential development. rmitted Uses. Unit I City-Wide Uses by Right Unit 2 City-Wide Uses by Conditional Use Permit Unit 3 Public Protection and Utility Facilities Unit 4 Cultural and Recreational Facilities Unit 5 Government Facilities Unit 8 Single-Family and Two-Family Dwellings Unit 9 Multifamily Dwellings—Medium Density Unit 10 Multifamily Dwellings-High Density Unit 12 Offices, Studios and Related Services Unit 15 Neighborhood Shopping arming Commission October 14, 2002 ADM02-7 Planned Zoning District Revision of 1010112002 -2 - Page 1.7 Exhibit"A" Unit 19 Commercial Recreation Unit 25 Professional Offices Unit 26Single-Family Dwelling Unit 29 Single-Family, Two-Family and Three-Family Dwellings c. Condition. In no instance shall the residential use area be less than fifty-one percent5( 1%1 of the gross floor area within the development. C r j C. A;. �T y�.. ,r'.�xl' n Lam: Planning Commission October 14, 2002 ADM02-7 Planned Zoning District Revision of 10/01/2002 - 3 - Page 1.8 Exhibit"A" D. C-PZD Commercial Planned Zoning District 1. Purpose and intent. The C-PZD is intended to accommodate mixed-use developments containing any combination, including multiple combinations of commercial, office or residential uses in a carefully planned configuration in such a manner as to protect and enhance the availability of each independent use. The C-PZD is also intended to accommodate single use commercial developments that are determined to be more appropriate for a PZD application than a general commercial rezone. The legislative purposes, intent and application of this district include, but are not limited to, the following: a. To encourage the clustering of commercial and office activities within areas specifically designated to accommodate such uses and to discourage the proliferation of commercial uses along major thoroughfares and noncommercial areas. " "I b. To provide for orderly development in order to minimize advers " pact on surrounding areas and on the general flow of traffic c. To encourage orderly and systematic commercza ©ffre r mrd use development design or a combination thereof provrdmg f, rm ional placement of activities, vehicular and pedestriat circul hon, acce; and egress, loading, landscaping and bu#"feringstrips.= d. To encourage commercial develo went which is4�rtsy �t with thalty's general plan e. To accommo f'e lar r scale s" orb at developm nts of mixe ` es in a hannonioii � ahorisp x K9 2 ermitte"d Uses ,rg Unit IN coWi3e�ses ght UnitmL qi -Wide% 4 y Conditional Use Permit pUnit 3 Ei1Sk Protection and Utility Facilities � Unit " Ural and Recreational Facilities U 5 Government Facilities anit 8 Single-Family and Two-Family Dwellings nL' ... Unit 9 Multifamily Dwellings—Medium Density Unit 10 Multifamily Dwellings—High Density Unit 12 Offices, Studios and Related Services Unit 13 Eating Places Unit 14 Hotel, Motel and Amusement Facilities Unit 15 . Neighborhood Shopping Unit 16 Shopping Goods Unit 17 Trades and Services Unit 18 Gasoline Service Station and Drive-In Restaurants Unit 19 Commercial Recreation Unit 20 Commercial Recreation, Large Sites Unit 21 Warehousing and Wholesale Nanning Cvmmission October 14, 2002 ADM02-7 Planned Zoning District Revision of 10/01/2002 -4 - Page 1.9