Loading...
HomeMy WebLinkAbout2013-01-28 - Agendas - Final Planning Commission Planning Commissioners Officers Blake Pennington William Chesser Porter Winston,Chair Matthew Cabe aTyve ev1ile Ryan Noble Kyle Cook,Vice-Chair Craig Honchell Tracy Hoskins Sarah Bunch, Secretary ARKANSAS Tentative Agenda City of Fayetteville, Arkansas Planning Commission Meeting January 28, 2013 A meeting of the Fayetteville Planning Commission will be held on January 28, 2013 at 5:30 PM in Room 219 of the City Administration Building located at 113 West Mountain Street,Fayetteville,Arkansas. Call to Order Roll Call Agenda Session Presentations. Reports and Discussion Items Announcement of nominating committee for election of officers. Consent. 1. Approval of the minutes from the January 14, 2013 meeting. New Business 2. ADM 13-4299: Administrative Item (RE-EVALUATION OF THE MAE FARM CONDITIONAL USE PERMIT CUP 11-3762, 096): Submitted by CYNTHIA HASELOFF for property located at 4618 N. COLLEGE AVENUE. The property is zoned R-A, Residential Agricultural and C-2, Thoroughfare Commercial and contains approximately 17 acres. The request is for the re-evaluation of CUP H-3762 that expires on March 14, 2013 to allow the agri-tourism uses indefinitely. Planner: Andrew Garner 3. ADM 13-4306: Administrative Item (2863 E. STONE MOUNTAIN DR./B & R HOMES, 489): Submitted by ENGINEERING SERVICES, INC. for property located at 2863 EAST STONE MOUNTAIN DRIVE. The property is zoned RSF-4, RESIDENTIAL SINGLE-FAMILY, 4 UNITS PER ACRE and contains approximately 0.45 acres. The request is for a variance to allow street access to a higher classification street. Planner: Quin Thompson 4. ADM 13-4307: Administrative Item (RE-EVALUATION OF THE AMP CONDITIONAL USE PERMIT 12-4048, 287): Submitted by BRIAN CROWNE for property located at WASHINGTON COUNTY FAIRGROUNDS. The property is zoned R-A, RESIDENTIAL AGRICULTRUAL and contains approximately 29.61 acres. The request is for the re-evaluation of CUP 12-4048 that expires on February 27, 2013. Planner: Jesse Fulcher 5. CUP 12-4293: Conditional Use Permit (778 S. HAPPY HOLLOW RD./LIGHTHOUSE BAPTIST CHURCH, 565): Submitted by TERRY FORSYTH for property located at 778 SOUTH HAPPY HOLLOW ROAD. The property is zoned C-1, NEIGHBORHOOD COMMERCIAL AND C-2, THOROUGHFARE COMMERCIAL and contains approximately 0.27 acres. The request is for a conditional use permit for shared and offsite parking. Planner: Andrew Garner The following items have been approved administratively by City staff- LSP 12-4292: Lot Split (310 S. WEST AVEJJACOBS & NEWELL, 523): Submitted by JACOBS AND NEWELL COMPANY for properties located at 310 SOUTH WEST AVENUE. The properties are zoned DG, DOWNTOWN GENERAL and contain two lots totaling 0.49 acres. The request is for a lot split and property line adjustment to the subject properties resulting into four tracts of approximately 0.10, 0.10, 0.10, and 0.19 acres. Planner: Andrew Garner NOTICE TO MEMBERS OF THE AUDIENCE All interested parties may appear and be heard at the public hearings. If you wish to address the Planning Commission on an agenda item please queue behind the podium when the Chair asks for public comment. Once the Chair recognizes you,go to the podium and give your name and address. Address your comments to the Chair, who is the presiding officer. The Chair will direct your comments to the appropriate appointed official, staff, or others for response. Please keep your comments brief, to the point, and relevant to the agenda item being considered so that everyone has a chance to speak. Interpreters or TDD, Telecommunication Device for the Deaf, are available for all public hearings; 72 hour notice is required. Far further information or to request an interpreter,please call 575-8330. As a courtesy please turn off all cellphones and pagers. A copy of the Planning Commission agenda and other pertinent data are open and available for inspection in the office of City Planning (575-8267), 125 West Mountain Street, Fayetteville, Arkansas. All interested parties are invited to review the petitions. Planning Commission January 14, 2013 Page I of 12 MINUTES OF A MEETING OF THE PLANNING COMMISSION A regular meeting of the Fayetteville Planning Commission was held on January 14, 2013 at 5:30 p.m. in Room 219, City Administration Building in Fayetteville,Arkansas. ITEMS DISCUSSED ACTION TAKEN Consent: MINUTES: December 10, 2012 Approved Page 3 New Business: ADM 12-4286: Administrative Item (205 W. DICKSON ST./NOMAD'S,484): Page 4 Approved LSP 12-4283: Lot Split (3990 E. MISSION BLVD./PUDE,296): Page 6 Approved LSD 12-4275: Large Scale Development(W. CENTER ST. AND S.W. CORNER OF DUNCAN AVE./WEST CENTER,483 & 522): Page 7 Approved CUP 12-4278: Conditional Use Permit(4107 N. STEELE BLVD./DAMGOODE PIES, 134): Page 9 Denied R-PZD 12-4284: Residential Planned Zoning District(PARK HILL AT MOUNTAIN RANCH,478): Page 10 Forwarded RZN 12-4273: Rezone (1400 AND 1500 BLOCKS OF N. DESOTO PL./ABSHIER HEIGHTS,407): Page 11 Tabled January 28,2013 Planning Commission PC Minutes 01-14-13 Agenda Item 1 Page 1 of 12 Planning Commission January 14, 2013 Page 2 of 12 MEMBERS PRESENT MEMBERS ABSENT Tracy Hoskins Ryan Noble Kyle Cook Sarah Bunch Matthew Cabe Craig Honchell William Chesser Blake Pennington Porter Winston STAFF PRESENT Quin Thompson Jesse Fulcher Andrew Garner Glenn Newman CITY ATTORNEY Kit Williams, City Attorney 5:30 PM-Planning Commission Chairman Porter Winston called the meeting to order. Chairman Winston requested all cell phones to be turned off and informed the audience that listening devices were available. Upon roll call all members except Bunch and Noble were present. January 28,2013 Planning Commission PC Minutes 01-14-13 Agenda Item 1 Page 2 of 12 Planning Commission January 14, 2013 Page 3 of 12 Consent. Approval of the minutes from the December 10, 2012 meeting. Motion: Commissioner Chesser made a motion to approve the consent agenda. Commissioner Cabe seconded the motion. Upon roll call the motion passed with a vote of 7-0-0. January 28,2013 Planning Commission PC Minutes 01-14-13 Agenda Item 1 Page 3 of 12 Planning Commission January 14, 2013 Page 4 of 12 New Business: ADM 12-4286:Administrative Item(205 W.DICKSON ST./NOMAD'S,484): Submitted by MITCHELL OWEN for property located at 205 WEST DICKSON STREET. The property contains approximately 0.26 acre and is zoned MSC,MAIN STREET CENTER.The request is to allow for a temporary retail structure to remain on the property for longer than 90 days (Use Unit 2). Quin Thompson read the staff report,adding that staff had not been aware of restaurants with similar menus at the time of the report,but that at least three such restaurants had been brought to staff's attention since the report was published. Eric Gallemore,applicant, said that the business is not in direct competition with other nearby restaurants, primarily because his business is not a sit-down restaurant,but rather attracts foot traffic looking for a fast take-away meal in an area with high pedestrian traffic. Lisa Sharp, Owner of Nightbird Books,on whose property Nomad's is located, said that her bookstore has had multiple restaurants lease space in her building,and that her bookstore is highly dependent on the kind of foot traffic that Nomad's supports and generates. She said that Nomad's is helping her keep her business profitable by lowering her overhead and increasing her low-margin sales. No public comment was presented. Commissioner Hoskins asked staff how similar the Nomad's menu was to nearby `permanent' businesses. Quin Thompson stated that there was some similarity and overlap between at least three businesses within one half mile of the Nomad's location, including Emilia's Mediterranean Kitchen, Coco's, and Petra Cafe. Commissioner Hoskins noted that several restaurants had similar menu items,and yet staff opinion had not changed, and questioned staff's reasoning. Quin Thompson stated that it is difficult to establish an adverse affect as required, and gave examples that acknowledge similarity but do not suggest unfair advantage. These included similar items and prices on the lunch menu at Emilia's,while the dinner menu was significantly more expensive than Nomad's offerings, and the fact that Petra Cafd and Nomad's both serve a `falafel pita', but that Nomad's price is two dollars more than Petra Cafe's. Commissioner Chesser stated that he does not think having a similar menu to a mobile vendor necessarily constitutes an adverse affect on `permanent' a business. Chairman Winston asked staff to clarify what precisely the requested variance would allow. Andrew Garner,Senior Planner,responded that the variance would allow Nomad's Natural Plate to remain on the current site for one year from the date of initial Mobile Vending Permit,and that Nomad's would then need a new 90 day Mobile Vendor Permit to remain on the property. [Original Mobile Vendor permit was issued September 19,2012] January 28,2013 Planning Commission PC Minutes 01-14-13 Agenda Item 1 Page 4 of 12 Planning Commission January 14, 2013 Page 5 of 12 Commissioner Hoskins said that he would support the variance because the business has been at the site a short time, and he expressed his disagreement with mobile businesses that stay at the same location year after year without being required to meet City development standards that`permanent'businesses must meet. Chairman Winston asked if the business met all size requirements. Andrew Garner, Senior Planner,responded that there are not size limitations for mobile vendors on private property as there are on public property. Motion: Commissioner Cabe made a motion to approve ADM 12-4286 as recommended by staff. Commissioner Cook seconded the motion. Upon roll call the motion passed with a vote of 7-0-0. January 28,2013 Planning Commission PC Minutes 01-14-13 Agenda Item 1 Page 5 of 12 Planning Commission January 14, 2013 Page 6 of 12 LSP 12-4283: Lot Split (3990 E. MISSION BLVD./PUDE, 296): Submitted by ALAN REID AND ASSOCIATES for property located at 3990 EAST MISSION BOULEVARD. The property is in the PLANNING AREA and contains a total of 3.00 acres. The request is to divide the subject property into two tracts of approximately 0.91 and 2.09 acres. Jesse Fulcher,Current Planner,read the staff report. Alan Reid, applicant, stated that the owners want to split the house from the business. Motion: Commissioner Cabe made a motion to approve LSP 12-4283 as recommended by staff. Commissioner Chesser seconded the motion. Upon roll call the motion passed with a vote of 7-0-0. January 28,2013 Planning Commission PC Minutes 01-14-13 Agenda Item 1 Page 6 of 12 Planning Commission January 14, 2013 Page 7 of 12 LSD 12-4275: Large Scale Development (W. CENTER ST. AND S.W. CORNER OF DUNCAN AVE.IWEST CENTER, 483 & 522): Submitted by JORGENSEN AND ASSOCIATES for properties located on WEST CENTER STREET AND THE SOUTHWEST CORNER OF DUNCAN AVENUE. The properties are zoned RMF-40, RESIDENTIAL MULTI-FAMILY, 40 UNITS PER ACRE AND DG, DOWNTOWN GENERAL and contain approximately 2.75 acres.The request is for 175 multi-family units with a parking deck. Jesse Fulcher, Current Planner,read the staff report. Seth Mims, applicant, stated that this will be an urban infill project. Blake Jorgensen,applicant, stated that they have met with the property owners to the south and they have no objection to the project. Public comment: Aubry Shepard, citizen, asked what would happen with the runoff. Sherman....,neighbor, stated that he is happy with the project and that it will reduce traffic. Mark Pryor,neighbor, stated that he owns the property to the south and supports the project. Students enjoy being able to walk to campus from this area. Hasn't seen any drainage problems in the past. Alex Molan,neighbor, stated that Eco Flats was a great project and supports this project. Travis Cherry,neighbor,stated that Eco Flats improved property values and reversed blight in neighborhood. He supports this project. End of public comment. Commissioner Chesser asked about the drainage questions and how much impervious surface there would be. Glenn Newman, Staff Engineer, stated that they are meeting ordinance requirements with two underground detention facilities. Jorgensen stated that most of the site is already developed.The site drains in four locations.The proposal is to drain everything to one location, which will reduce existing runoff conditions on surrounding streets. Commissioner Honchell stated that his only concern is pedestrians crossing at Harmon and Center and the lack of visibility in the area. Newman stated that they are installing advanced warning lights to warn oncoming traffic. Commission Honchell stated he was comfortable with the improvements proposed. Commissioner Cabe asked staff to explain the Board of Adjustment discussion. Fulcher stated that the board discussed the topography of the site,the minor protrusions above the height limit and the fact that the property owners to the south were in favor of the project. January 28,2013 Planning Commission PC Minutes 01-14-13 Agenda Item 1 Page 7 of 12 Planning Commission January 14, 2013 Page 8 of 12 Commission Cabe asked staff to address the density being proposed. Fulcher stated that the majority of the property was zoned Downtown General,which does not have a density limitation. A small portion of the property along the south property line is zoned RMF-40 and they are under that density limitation. Commission Cook stated that this is too much density is this particular location and the center turn-lane on Center will create some visibility issues. Motion: Commissioner Chesser made a motion to approve LSD 12-4275. Commissioner Pennington seconded the motion. Upon roll call the motion passed with a vote of 6-2-0,with Commissioners Cabe and Cook voting no. January 28,2013 Planning Commission PC Minutes 01-14-13 Agenda Item 1 Page 8 of 12 Planning Commission January 14, 2013 Page 9 of 12 CUP 12-4278:Conditional Use Permit(4107 N.STEELE BLVD./DAMGOODE PIES,134):Submitted by PATRICK HARRIS for property located at 4107 NORTH STEELE BOULEVARD.The property is zoned C-2, THOROUGHFARE COMMERCIAL and contains approximately 1.72 acres. The request is for a conditional use permit for a reduced number of parking spaces. Quin Thompson read the staff report. Patrick Harris, applicant, said that there has been a misunderstanding about the nature of the business at Regency Beauty Institute. He said that it is a school and has been calculated as a salon. He stated that over several weeks meetings had been held on the site with various professionals, and it had never occurred to anyone that parking could be a problem because the parking lot had always been nearly empty. Public comment: Roy Clinton, adjacent property owner, expressed his concern that there is not enough parking, and that customers of DamGoode Pies were likely to overflow into his parking lot,which he says is consistently full at peak times. Brendan Maxwell,Damgoode Pies,said that his years of restaurant management experience indicate that there will be adequate parking for his restaurant. He stated his belief that his restaurant, being a very popular destination business, would improve traffic and business for other nearby developments. Commissioner Honchell asked Mr Clinton whether he had ever been approached by the applicant about a possible shared parking agreement. Mr. Honchell asked staff if an agreement would change staff opinion. Andrew Garner, Senior Planner, said that staff had not considered this, nor had any such agreement been provided by the applicant. Mr. Clinton said that he had been approached, and that some e-mails had been exchanged, but that no agreement had been made. Commissioner Hoskins said that the Planning Commission should focus its decision on the information provided by the applicant and staff, and that it appeared that the applicant was nearly 100% below required minimum parking,which he could not support. Chairman Winston noted that the arrangement of the parking lot made it seem as though parking was shared among both properties,which would invite parking problems.He asked staff to explain the applicant's options if the request should be denied. Mr. Garner answered that the applicant could appeal the decision to City Council, or could alter the request and return to Planning Commission with a new request. Motion: Commissioner Hoskins made a motion to deny CUP12-4278. Commissioner Cabe seconded the motion. Upon roll call the motion passed with a vote of 7-0-0. January 28,2013 Planning Commission PC Minutes 01-14-13 Agenda Item 1 Page 9 of 12 Planning Commission January 14, 2013 Page 10 of 12 R-PZD 12-4284: Residential Planned Zoning District(PARK HILL AT MOUNTAIN RANCH,478): Submitted by JORGENSEN AND ASSOCIATES for property located at the SW CORNER OF PERSIMMON STREET AND MOUNTAIN RANCH BOULEVARD. The property is zoned R-PZD, RESIDENTIAL PLANNED ZONING DISTRICT(R-PZD 09-3253)and contains approximately 2.23 acres. The request is for Zoning,Land Use and Development approval of a Residential Planned Zoning District with 13 single family dwellings. Andrew Garner, Senior Planner, gave the staff report. Aaron Wirth, applicant, discussed the proposal and their desire for a different type of residential product. No public comment was presented. Commissioner Hoskins asked about the alley design and trash pick-up. Justin Jorgensen,applicant's engineer,discussed that it is a 16'wide two-way alley consistent with the City's cross section. Garner discussed that if the alley is used for trash pick up it will have to meet certain criteria specified by the Solid Waste Division such as maintaining 20-foot clear and no parking along the alley. Commissioner Honchell asked about the turning radii of the alley. Garner discussed that because it is not a public street the radii may be similar to a typical residential driveway. It is not required for emergency access because the home all of access to the adjacent public streets. Motion: Commissioner Chesser made a motion to forward RPZD 12-4284 to the City Council. Commissioner Pennington seconded the motion. Upon roll call the motion passed with a vote of 7-0-0. January 28,2013 Planning Commission PC Minutes 01-14-13 Agenda Item 1 Page 10 of 12 Planning Commission January 14, 2013 Page 11 of 12 RZN 12-4273: Rezone(1400 AND 1500 BLOCKS OF N. DESOTO PL./ABSHIER HEIGHTS,407): Submitted by BART BAUER for properties located at the 1400 AND 1500 BLOCKS OF NORTH DESOTO PLACE. The properties are zoned RSF-8, RESIDENTIAL SINGLE-FAMILY, 8 UNITS PER ACRE and contain approximately 2.18 acres. The request is to rezone Tract A of the Abshier Heights to RMF-12, RESIDENTIAL MULTI-FAMILY, 12 UNITS PER ACRE. Andrew Garner, Senior Planner, gave the staff report. Bart Bauer, applicant/owner,discussed that this site is not conducive to single family.He would do a Bill of Assurance to address some of the neighbor's issues.He has the same building on Mount Comfort Road that he wants to build here. Public Comment: Matt Newman, Ozark Natural Foods, requested that drainage issues that affect their business be addressed when the property develops. Bonnie Turner, 1532 Hillcrest,asked about multi-use,tree preservation,and other development issues that are not clear on the current plan. Apartments are not compatible with our neighborhood. She discussed traffic concerns and that she does oppose it. David Beauchamp,lives next door,discussed traffic issues.He is not excited about apartments and the type of people that live in apartments that would be brought into their neighborhood. Pam Spielman, 329 E. Oakwood, discussed that we were told things that never happened including a Faye Jones park. If there are students in apartments there would be cars all night up and down their street.I would vote `no' for this. No more public comment was presented. Commissioner Hoskins asked if Hillcrest was improved. Garner responded that it was improved with curb and sidewalk,and he pulled up an aerial photo indicating as such. Bart Bauer, applicant, discussed that he would offer a Bill of Assurance for tree preservation. Commissioner Hoskins asked the applicant if he could develop it in accordance with the development codes where parking is screened and other residential design standards. Bart Bauer, applicant,passed out a conceptual plan to the commissioners and discussed that they could do it. Commissioner Winston asked about drainage issues that were brought up by Ozark Natural Foods. Garner discussed that drainage would be addressed at the time of development. Commissioner Winston discussed that this is different than the previous project. He would rather see a PZD. Commissioner Cabe discussed that this is a land use request.He is somewhat comforted with the restrictions of January 28,2013 Planning Commission PC Minutes 01-14-13 Agenda Item 1 Page 11 of 12 Planning Commission January 14, 2013 Page 12 of 12 the site, such as it is too shallow of a property to allow for buildings to be built up to the allowable 60-foot height. This will be a struggle to get much density on this site because of the constraints. confirmed that a Bill of Assurance has not been offered. Motion#1: Commissioner Cabe made a motion to forward RZN 12-4273 to the City Council. Commissioner Pennington seconded the motion. Upon roll call the motion failed with a vote of 2-5-0,with Commissioners Hoskins, Chesser, Honchell,Cook, and Winston voting `no'. Motion#2: Commissioner Hoskins made a motion to reconsider RZN 12-4273. Commissioner Pennington seconded the motion. Upon roll call the motion passed with a vote of 6-1-0 with Commissioner Honchell voting `no'. Motion#3: Commissioner Hoskins made a motion to table RZN 12-4273 indefinitely. Commissioner Chesser seconded the motion. Upon roll call the motion passed with a vote of 7-0-0. There being no further business, the meeting was adjourned at 7.53 PM. January 28,2013 Planning Commission PC Minutes 01-14-13 Agenda Item 1 Page 12 of 12 **4 Tyevle �-1 5A5 PC Meeting of January 28, 2013 THE CITY OF FAYETTEVILLE, ARKANSAS 125 W. Mountain St. Fayetteville,AR 72701 PLANNING DIVISION CORRESPONDENCE Telephone: (479)575-8267 TO: Fayetteville Planning Commission FROM: Andrew Garner, Senior Planner THRU: Jeremy Pate, Development Services Director DATE: January 22, 2013 ADM 13-4299: Administrative Item (RE-EVALUATION OF THE MAE FARM CONDITIONAL USE PERMIT CUP 11-3762, 096): Submitted by CYNTHIA HASELOFF for property located at 4618 N. COLLEGE AVENUE. The property is zoned R-A, Residential Agricultural and C-2, Thoroughfare Commercial and contains approximately 17 acres. The request is for the re-evaluation of CUP 11-3762 that expires on March 14, 2013 to allow the agri- tourism uses and vending trailers indefinitely. Planner: Andrew Garner Findings: Property description: The subject property is located west of Lake Fayetteville at 4618 N. College Avenue and contains approximately 17 acres. The majority of the site is undeveloped open space that is cleared pasture and is known as Mae Farm. The site extends south all the way to the east of the Loco-Motion go-cart and arcade and all the way to the centerline of Clear Creek. The western portion of the site that fronts onto College Avenue/Lake Fayetteville Road contains a used car lot and is zoned C-2, Thoroughfare Commercial and the majority of the undeveloped open space is zoned R-A, Residential Agricultural. The open space has been used in the past for a golf driving range. Background for Planning Commission action on items at Mae Farm: ■ May 24, 2010. Planning Commission approved a variance (ADM 10-3584) to permit a wire "horse fence"within commercially zoned property. October 11, 2010. Planning Commission approved a conditional use permit (CUP 10-3665) for two agri-tourism events in 2010 including a Family Faun Fest (farmer's market, hay ride, and vendors) and a food and evening music event. ■ March 14, 2011. Planning Commission approved a conditional use permit (CUP 11-3762) for a recurring agri-tourism business including temporary sales trailers. Condition of approval No. 5 limits the permit for a time period not to exceed two years, upon which the Planning Commission may re-evaluate the proposal. • August 22, 2011. Planning Commission denied a conditional use permit (CUP 11-3896) for year-round helicopter rides. ■ October 10, 2011. Planning Commission approved a conditional use permit (CUP 11-3945) for a one-day fair. • March 12, 2012. Planning Commission approved a modification to the approved CUP 11- 3762 to have a different style of vending trailer than previously approved; to utilize a trailer that looks like a red railroad car caboose, with a separate bar-b-que smoker trailer. • May 14, 2012. Planning Commission approved a conditional use permit(CUP 12-4097) for a G:IETCIDevelopmeni services Review00131Development RevieM13-4299 ADM 4618 N College Ave(Mae Farm)103 Planning Commissionl0l. 18-131Comments and Redlines January 28,2013 Planning Commission ADM 13-4299 Mae Farm Agenda Item 2 Page 1 of 38 variety of agri-tourism events including 25 large outdoor events per year. • November 26, 2012. Planning Commission denied a conditional use permit (CUP 12-4255) for year-round helicopter rides. Proposal: The applicant requests that conditional use permit CUP 11-3762 be granted on a permanent basis. This proposal would eliminate condition of approval No. 5 which specifies the two- year timeframe; all other original conditions of approval from CUP 11-3762 would still apply. Discussion: Staff recommends in favor of the applicant's request finding that the impacts of the agri- tourism and vending events at Mae Farm have had a minimal impact on surrounding infrastructure and that the approved variances including the gravel parking area and temporary vending trailers are still relevant. The gravel parking area has been adequate without any signs of erosion or tracking gravel or dirt onto the adjacent public street, and the temporary vending trailers are appropriate on a permanent basis given the unique nature of the agri-tourism use. Recommendation: Staff recommends approval of ADM 13-4299 to modify CUP11-3762 to allow the agri-tourism business including the vending trailers at Mae Farm on a permanent basis with the following conditions of approval: Conditions of Approval: 1. All conditions of approval from CUP 11-3792 shall be required. Planning Commission Action: ❑ Approved ❑ Denied ❑ Tabled Motion: Second: Meeting Date: January 28,2013 Vote: G:I ETCIDevelopment Services Reviewl20131 Development Reviewll3-4299 ADM 4618 N College Ave(Mae Farm)103 Planning Commissionl01- 28-131Comments and Redlines January 28,2013 Planning Commission ADM 13-4299 Mae Farm Agenda Item 2 Page 2 of 38 MAE•FARM A SIMPLY AMAZING PLACE P.O.BOX 161 • SPRINGDALE,AR 72765 (4618 N.COLLEGE • FAYETMVILL6,AR 72703) 479.466-9644 December 19,2012 Andrew Garner,Senior Planner City Planning Division 113 W.Mountain Street Fayetteville,AR 72701 Dear Andrew: We have closed our food trailers for the second season and are nearing the end of our Conditional Use Permit(March 2013). It was my understanding that after two years without problems and meeting the requirements, we could continue to operate our business on the site. We would like to continue indefinitely. After a brief conversation with you, it appears that our permit is tenuous. Obviously,we have invested in the property to meet City requirements and to establish a viable business. In the coming years,we hope to recover our costs and become a unique contributor to the community. In preparation for our next season,we are planning to replant the pecan trees and Rosa rugosa that died during the drought of the last two summers. We are also planning to open the farmers market there beginning in March. We will be moving some of our trees and tables and adding additional flowers to make the market attractive. Without a permit,however,this is all futile. Please let me know what must be done to continue our project. Warmest Regards, Ca Haseloff Steward of Mae Farm SIMPLICITY• INTEGRITY-STEWARDSHIP January 28,2013 Planning Commission ADM 13-4299 Mae Farm Agenda Item 2 Page 3 of 38 ADM 13-4299 ATTACHMENTS ❑ March 14, 2011. CUP 11-3762 approved for a recurring agri- tourism business including temporary sales trailers. ❑ March 12, 2012. ADM 12-4063 approved modification to CUP 11-3762 to have a different style of vending trailer than previously approved. ❑ May 14, 2012. CUP 12-4097 approved for a variety of agri- tourism events including 25 large outdoor events per year. January 28,2013 Planning Commission A&M 19-4299 Mae Fa Agenda Item 2 Page 4 of 38 aySe e ARKANSAPC Meeting of March 14, 2011 125 W. Mountain St.' THE CITY OF FAYETTEVILLE, ARKANSAS Fayetteville,AR 72701 PLANNING DIVISION CORRESPONDENCE Telephone:(479)575-8267 TO: Fayetteville Planning Commission FROM: Andrew Garner, Senior Planner THRU: Jeremy Pate, Director of Development Services DATE: MaP-2,-241i Unclaled March 17, 2011 CUP 11-3762: Conditional Use Permit (4618 N. COLLEGE AVE./MAE FARM, 096): Submitted by CYNTHIA HASELOFF for property located at 4618 N. COLLEGE AVENUE. The property contains approximately 17 acres and is zoned R-A, Residential-Agricultural and C- 2, Thoroughfare Commercial. The request is for a conditional use permit for temporary sales trailers to remain on the property for longer than 90 days (Use Unit 2) and for commercial recreation (Use Unit 20) for an agri-tourism business. Planner: Andrew Garner BACKGROUND: Background and property description: The subject property is located west of Lake Fayetteville at 4618 N. College Avenue and contains approximately 17 acres. The majority of the site is undeveloped open space that is cleared pasture and is known as Mae Farm. The site extends south all the way to the east of the Locomotion Family Fun Park and all the way to the centerline of Clear Creek. The western portion of the site that fronts onto College Avenue/Lake Fayetteville Road contains a used car lot and is zoned C-2, Thoroughfare Commercial and the majority of the undeveloped open space is zoned R-A, Residential Agricultural. The open space has been used in the past for a golf driving range. The surrounding land use and zoning is listed in Table 1. Table 1 Surrounding Land Use and Zoning Direction Land Use Zonin North Lewis and Clark Outfitters City of Springdale) C-2 South Locomotion Family Fun Park; Undeveloped land R-A East Lake Fayetteville Park R-A West Mixed commercial (city of Springdale) C-2 Planning Commission Approval: On October 11, 2010 the application received approval of CUP 10-3665 (Mae Farm) to permit temporary agri-tourism events (Use Unit 2) such as hay rides, farmer's markets, camping, and other seasonal festivals. As part of that conditional use permit the commission and the applicant discussed that as more specific events and details of the use of the property were determined by the applicant, these would need to be brought before the commission as separate conditional use permits. Proposal: The request is for a conditional use permit for temporary sales trailers to remain on the property for longer than 90 days (Use Unit 2) and for commercial recreation (Use Unit 20) G:IETCIDevelopment Services ReviewlPlat Page Filesl96111-3762 CUP 4618 N.College(Mae Farm)103 Planning CoImissionnlo3-11�(y I PC ApprovedlComments and RedlinesUl-3762 PLNG Comments.doc anusrZ8 Planning Commission ADM 13-4299 Mae Farm Agenda Item 2 Page 5 of 38 for an agri-tourism business. The applicant proposes the following as shown on a site plan and described in their application: • Two food trailers, approximately 7-foot by 16-foot (112 square feet each). These would serve shaved ice, ice cream, soft drinks, hot dogs, hamburgers, chips, and sell farm produce. • Portable restrooms,picnic tables • Pony rides would take place in an approximately 1,000 square feet area including a fence, ring, and tent. • 19 parking spaces within a gravel area as indicated on the site plan. • Hours of operation: daily, 10 AM— 10 PM, April 20"'—October 30". • The trailers and other facilities would be left on the site year round. Public Comment: Staff has not received public comment. Street and Sidewalk Improvements: Due to the temporary nature of the proposed use, staff does not recommend street or sidewalk improvements at this time. Street and sidewalk improvements will be further evaluated with future conditional use and development requests. RECOMMENDED MOTION: Staff recommends approval of CUP 11-3762 (Mae Farm) with the following conditions of approval: 1. Planning Commission determination of a variance of Fayetteville UDC Section 172.02(B) to permit a gravel driveway and parking lot for the agri-tourism use. Staff recommends in favor of this variance request given the rural nature of the business, and the temporary and small scale intensity of the use of the area. In order to support this variance staff recommends the following: a. Revised site and landscape plans shall be submitted for review in accordance with City code including: i. Depict 25 feet from centerline Master Street Plan right-of-way along Lake Fayetteville Road. ii. Indicate 15 feet of greenspace between the edge of the Master Street Plan right-of-way and the parking area. iii. Parking lot landscaping in accordance with code including a continuous screening hedge of evergreen shrubs between the parking area and the street, one street tree every 30 feet, one interior parking lot tree for every 12 parking spaces, irrigation with hose bibs 100 feet on center or automatic irrigation. iv. Wheel stops shall be installed to define each parking space. v. The dimensions of the parking spaces and drive aisles shall meet City code. vi. Directional signage indicating one-way traffic flow shall be depicted on the plans. b. Should excavation and grading be required to install additional gravel for the parking area a grading permit and Site Improvement Plan review shall be G:I ETCI Development Services Reviewl Plat Page Files1961 J I-3762 CUP 4618N.College(Mae Farm)I03 Planning Cormission1083'l pl�(Il PC ApprovedlComments and Redlineslll-3762 PLNG Comments.doc anuary 2 Planning Commission ADM 13-4299 Mae Farm Agenda Item 2 Page 6 of 38 required, as determined by City Engineering staff. c. If City Engineering staff determines that the gravel parking area has caused or is causing problems with erosion or gravel being tracked onto the public road, staff may require measures to mitigate these issues such as a standard concrete commercial driveway approach,paving the parking lot in accordance with City code, or other solution to address the problem. PLANNING COMMISSION DETERMINED IN FAVOR OF STAFF'S RECOMMENDATION (03-14-11) 2. Planning Commission determination of street improvements. Based on the small size and scale of the proposed development at this time. Staff finds that there is not enough impact to warrant street improvements such as road widening, curb, gutter, storm drainage,sidewalk, street lights, etc. PLANNING COMMISSION DETERMINED IN FAVOR OF STAFF'S RECOMMENDATION (03-14-11) 3. Planning Commission determination of excess parking spaces. Based on the square footage of two food trailers and a 1,000 square foot pony ring only six parking spaces would be required. The applicant's site plan shows 19 parking spaces. Staff recommends in favor of the additional parking spaces given the unique nature of the seasonal events that may require more parking than permitted by code to accommodate peak users, and given that the applicant proposes to use gravel which would not be adding additional impervious surface. PLANNING COMMISSION DETERMINED IN FAVOR OF STAFF'S RECOMMENDATION (03-14-11) 4. Planning Commission determination to permit temporary sales trailers to remain on the property for more than 90 days, and for a variance of Fayetteville UDC Section 166.14(C) to permit metal trailers on the site as commercial structures. The trailers do not comply with Commercial Design Standards as they are boxlike and primarily metal structures. Staff recommends in favor of the applicant's proposal to permit these structures on the site with the condition that the trailers be limited to the architectural style and size proposed. The proposed trailers are 7-foot by 16 foot and the design utilizes a large amount of glass, fafade projection, and an exterior finish that resembles a permanent building. The lighting on the trailers shall meet the City's lighting ordinance. The lights depicted on the photo provided by the applicant do not meet the lighting ordinance and are not permitted. PLANNING COMMISSION DETERMINED IN FAVOR OF STAFF'S RECOMMENDATION (03-14-11) 5. This conditional use permit shall be limited to the uses as described in this G:IETCIDevelopment Services ReviewIPlaI Page FileA96111-3762 CUP 4618N. College(Mae Farm)103 Planning Coimissionlf&1402011 PC ApprovedlComments and Redlineslll-3762 PLNG Comments.doc anuary 28 2 13 Planning Commission ADM 13-4299 Mae Farm Agenda Item 2 Page 7 of 38 application, including the hours of operation and other details listed in the project description of this report. The Conditional Use Permit approval shall be valid for a period not to exceed two years, upon which the Pla_nnin¢ Commission may re- evaluate the proposal. The intent of this evaluation is to better understand the impact that the proposed development has on infrastructure and to determine if 1) infrastructure improvements need to be required and 2) the approved variances are still relevant and compatible. 6. All exterior lighting shall comply with the City's lighting ordinance. Any exterior lights shall be permitted by the City Planning Division prior to installation. 7. Signage shall comply with the requirements of Chapter 174. 8. Any portable restrooms located on the property shall be screened from view of the surrounding public streets. 9. The hours of operation of the outdoor music shall be limited to the hours of the proposed agri-tourism use as described in this conditional use permit. It is noted that though specific regulations apply for this use, a permanent outdoor music establishment as defined in this use is not being permitted on the property; rather, the use of outdoor music is being permitted as an accessory part of the conditional use permit for this agri-tourism business. 10. Outdoor music shall comply with the City Noise Ordinance. All music shall be subject to the regulations as follows: (A) No person shall operate or cause to be operated, or permit, contract or allow to be operated on premises on public or private property any identifiable source of sound in such a manner as to create a sound level within the use districts in Table 1 below which exceeds the maximum noise levels as set forth in Table I as measured at any point on the boundary of the property from which the sound or noise was emanating. Except between the hours of 10:00 p.m. and 1:00 a.m., a complaint under this section must be brought by a property owner or leaseholder affected by excessive noise on their property. All measurements shall be taken with a sound level meter in its fast or peak level setting. TABLE 1 Maximum Use Districts Time Noise Levels All residential 7:00 a.m. to 60 dB(A) zones 11:00 p.m. All residential 11:00 p.m. to 55 dB(A) zones 7:00 a.m. All 7:00 a.m. to 75 dB(A) commercial 11:00 P.M. zones GJETCIDevelopment Services ReviewlP/at Page Files196W-3761 CUP 4618 N.College(Mae Farm)103 Planning Cowissinusv 28�INT PC Approved(Comments and Redlinesl i1-3761 PLNG Comments.doc a Planning Commission ADM 13-4299 Mae Farm Agenda Item 2 Page 8 of 38 All 11:00 p.m. to 70 dB(A) commercial 7:00 a.m. zones All industrial 7:00 a.m. to 80 dB(A) zones 11:00 p.m. All industrial 11:00 p.m. to 75 dB(A) zones 7:00 a.m. PLANNING COMMISSION ACTION: Required YES X Approved ❑ Tabled ❑ Denied Motion: Cabe Second: Earnest Vote: 7-2-0 Date: March 14,2011 FUTURE LAND USE PLAN DESIGNATION.• The majority of the site is designated as City Neighborhood Area and a small portion of the site adjacent to Clear Creek is designated as Civic and Private Open Space/Parks. City Neighborhood Areas are primarily residential in nature, with a wide range of residential building types. This area encourages mixed a low- intensity nonresidential uses that are usually confined to corner locations. Civic and Private Open Space/Parks are sites that are intended to be permanently dedicated to open space or park-land. 163.02. AUTHORITY; CONDITIONS; PROCEDURES. B. Authority; Conditions. The Planning Commission shall: 1. Hear and decide only such special exemptions as it is specifically authorized to pass on by the terms of this chapter. 2. Decide such questions as are involved in determining whether a conditional use should be granted; and, 3. Grant a conditional use with such conditions and safeguards as are appropriate under this chapter; or 4. Deny a conditional use when not in harmony with the purpose and intent of this chapter. C. A conditional use shall not be granted by the Planning Commission unless and until: G:IETCIDevelopment Services Revievvl Plal Page Files196111-3762 CUP 4618N. College(Mae Farm)W3 Planning Cor�missiong-,11pJ1g311 PC ApprovedlComments and Redlineslll-3762 PLNG Comments.doc anuary Planning Commission ADM 13-4299 Mae Farm Agenda Item 2 Page 9 of 38 Conditional Use Permit Check List of Attachments: 1. Payment: Checks enclosed a. City of Fayetteville$100.00 for application processing b. City of Fayetteville$5.00 for public notification sign fee 2. Legal Description of Property: (see attached"Plat of Survey") Existing Survey Description: COMMENCING AT THE NORTEAST CORNER OF THE NORTHEAST QUARTER OF SECTION 23,TOWNSHIP 17 NORTH,RANGE 30 WEST, S89 DEGREES 05'58" W 996.60'TO THE POINT OF BEGINNING. THENCE SOI DEGREE 04'09" E 42.04', THENCE 916 DEGREES 54'42" E 1608.44', THENCE S46 DEGREES 10'11"E88.68', THENCE S75DEGREES 49'01" W 301.41',THENCE N10 DEGREES 09'01" W 461.79', THENCE S75 DEGREES 39'08" W 383.82',THENCE N09 DEGREES 48'57"E 136.88', THENCE N80 DEGREES 22'05" W 250.00',THENCE N08 DEGREES 56'24"E 24.00',THENCE N13 DEGREES 22'17" E 19.93', THENCE NI3 DEGREES 22'17" E 10.52", THENCE S79 DEGREES 42'12" E 233.36', THENCE N09 DEGREES 48'12" E 209.22',THENCE N83 DEGREES 08'47" W 196.00', THENCE S20 DEGREES 36'13" W 200.68",THENCE N13 DEGREES 22'17"E 279.66", THENCE NO2 DEGREES 35'00" E 202,20', THENCE N10 DEGREES 25'18" E 455.25', THENCE N10 DEGREES 25'18" E 40.80', THENCE N89 DEGREES 05'58" E 221.19'TO THE POINT OF BEGINNING. CONTAINING 745,260.50 SQ OR 17.11 ACRES MORE OR LESS. 3. Complete written description of this request(what is proposed by the applicant)to include: (a) Building size in square feet; existing and proposed. There are no existing structures on the hilltop. Two food trailers, approximately 7' by 16' (about 112 square feet each)will be set up on the North end of the property. These trailers will be on the middle tier of the lot. The"Ice House"will serve shaved ice, ice cream,and soft drinks. The"Hot Spot"will serve hot dogs,hamburgers,chips, and soft drinks. We may also have an area for farmers' market pickup and on site sale of our farm produce. Portables with hand sanitation will be available as restrooms. A pony ring will be set up on the top tier. It will occupy approximately 1000 square feet including fencing, ring,and tent. The white festival tent for shade and shelter is 20 feet square and is surrounded by a perimeter fence that is 32 feet square.The pony ring itself is approximately 10-12' in diameter. (b)Number of off-street parking spaces to be provided/numbers required. We have approximately 10 marked parking spaces on either side of our drive. This surface will be compacted with a chat surface of S132 or DG. Another 20-40 spaces are available for overflow in the lower terrace of the hilltop. This area has been used by the City for Lake Fayetteville Fest with our permission. There is also public parking available at the Lake Fayetteville baseball field. (c) Hours of o ern ation: The proposed hours of operation for the food trailers are from 10 a.m. to 10 p.m. Monday through Sunday during our public season which begins April 20 and ends October 30. (Hours dependent upon business need.) March 14,2011 i Planning Commission January P 1j 762 Mae Farm am PlDM anning '�7626 A 13- 9 aearm Agenda Item 2 Page 10 of 38 A pony ride will operate from I p.m. to 5 p.m.on weekends during the same period. Employees: We will have six employees per trailer working in four hour shifts, i.e. 10-2, 2-6,and 6-10. The pony ring will have at least two employees on site. Anticipated number of patrons: We do not know what the actual number of visitors will be. But we estimate 150 to 300 visitors for the food concessions throughout the day. The pony ride may attract as many as twenty riders an hour or 80-100 in the four hour period on Saturday and Sunday. (d) Outdoor lighting: Our trailers will have lights, known as carnival lights around the signs, and the interior will also be lit. Our outdoor seating area will use natural light primarly, but in the evening, we will add enough light to safely accommodate our patrons. Our drive and any paths may be marked by solar walkway lights. (e) Noise: We may use a CD player for music that can be•heard by our guests. Occasionally we may have an acoustical musician or group. Both live and recorded music will adhere to the city noise decibel level. Any other activities will also follow your guide lines. (f) Screening or buffering: The property is located on 71B and is generally exposed to traffic along that thoroughfare. Lake Fayetteville, Lewis and Clark,United Bilt Homes, South Town Sports, and Lokomotion also adjoin the property and will not be screened from our activities other than by their own distance,building locations, and topography. Our fence will be planted with Rasa rugosa providing a screen for our parking and the fence itself. We will also add landscaping around the trailers,tent,and in our seating area. (g) Trash and refuse service: Trash cans with liners are conveniently located throughout the property for our guests. Full bags are collected at the east side of our old hen house and hauled away by us or a trash service. This area is not visible to our neighbors. h) Ingress and Egress: Gate Three and Four open off an access road adjacent to 71B. Gate Four will be used for ingress and Gate Three for egress. The impact should not be greater than that for baseball tournaments or lake festivals. (i) General Compatibility: This location is a public recreation area. Our family has operated various recreational venues since 1962. Two of our neighbors—Lokomotion and Lake Fayetteville—are also recreation venues. United Bilt Homes has connections with Lokomotion and is long accustomed to recreation traffic. South Town Sports and Lewis and Clark provide outdoor recreation equipment for fishermen,hunters,cyclists, and boating enthusiasts. Other neighbors in the area are separated from the property by distance,roadways, and topography. 4. Site Plan. (Please see enclosed map of property.) 5. Preliminary floor plans drawn to scale: (a) The trailer(s) are approximately 7' x 16'. Each is certified by the Health Department or USDA before purchase. They contain the required safety and hygiene specifies, such as four sinks. The seating area has four picnic tables, but we plan to add more as demand increases. The pony ring March 14,21 I Planning Commission Januaryi9hC2 Mae Farm ry Planning i���7�p§� AlM 13- aeFarm Agenda Item 2 Page 11 of 38 tent is twenty feet square with a thirty-two foot perimeter fence. There will be seating outside the fence for parents and those waiting to ride. (b)Activity identification areas are drawn on the above map of the property, 6. A copy of the plat has been faxed from the assessor's office and is attached. The following owners and parcel numbers are: Parcel Numbers: 765-15564-001 and 765-15564-000 Hillbilly Holler Corporation/Pitts Family Trust 2600 S. Thompson Springdale,AR 72764 Parcel Number: 765-15565-000 Don Pitts and Craig Young,Trustees,Pitts Family Trust 2600 S. Thompson Springdale,AR 72764 Parcel Number: 765-15563-000 Jerry Steven and Dee Lynn Aggus 5701 S. Main Street Joplin,MO 64804 Parcel Numbers 765-15561-000 City of Fayetteville 112 W. Mountain Fayetteville,AR 72701 7. Signed Application attached. 8. Notification Letter,Certification of Mailing,and Certificate of Sign Posting samples are attached. (Please see below.) March 14,2011 Planning Commission January P u1 x3762 Mae Farm Plannin Qg�"rye."em99gq6 AlM 13-4 �MaeRrm Agenda Item 2 Page 12 of 38 I Y 1 1 1 r r r N i 1 1 1 ` o , I K ` � 1 - I (i.13A31) March 14,2011 January' 762 6Mae Parm Plannin lh). e ADM 13-4 �l EFarm Agenda Item 2 Page 13 of 38 x 1 � r f ll 1� 'frrdt3 t'� a� � �e 'TE 1 vaurons euKati amaa� •/,�L'I` I ea yr PEucE J �r Ea E_ = �C i+ a .� � r 'xrro>v FZ41G6 PAUT1HGr j4 :nxR :w.r w � ;� gyp �pgpg; ® 05ar N.c® ac3B p March 14,2011 Planning Commission______- January P,�(,7yti" 762 Mae Farm Planning A""a i em 6 ADM 13- aearm Agenda Item 2 Page 14 of 38 NW .VABM A SIMPLY AMAZING PLACE P. O. Box 161 4618 N. COLLEGE AVE. SPRINGDALE,AR 72765 FAYETTEVILLE, AR 72703 476 466-8844 (24/7) OUR HISTORY IN NORTHWEST ARKANSAS srNcE 1962 In 1960 when we first conceived the idea of our Fayetteville property at 4618 N.College,we saw it as a place for community and regional family recreation. Originally our founders, henry T. (Tommie) and Virginia Mae Haseloff,took a piece of over grazed eroded farmland and shaped it into a beautiful property. They created a lake from a shallow creek for beauty, water rides, and water retention. They added a stable for horseback riding, a golf driving range for the public,and a free area for family picnics,reunions, and corporate events. Among our guests at Hillbilly Holler were sports celebrities and John and.Tune Cash who drew a record crowd for Winthrop Rockefeller. In the 70's when the property was divided between partners, sold, and given for highway improvements and easements,our recreational offerings changed. One part became Lokomotion, United Bilt Homes and Southtown Sports. The fifteen plus acres we retained as Hog Heaven, Inc. continued the golf driving range, car lot, farmstead, and natural area. In the late 90's, we offered 2.5 acres to Hillborn Heritage Foundation, a 501(c)(3) non-profit organization, for a heritage farm. Carl Totemeier, one of Hillbom's board members, arranged for focused planning with Quercus Consultants. Together we developed first purposes for a farm: Preserving bio-diversity,teaching natural sciences, exhibiting native plants and wildlife and endangered livestock breeds and heirloom plants, serving the people of Northwest Arkansas. We sought to work with the city to lease the adjacent urban forest for wildlife education. For various reasons, we were unable to reach an agreement with the city or complete the project at that time. Yet we took an abiding interest in the project. Today, we are moving into a recreational phase appropriate for this time—Mae Farm,an agri-tourism experience. We have spent the last three years conceptualizing, informing, and preparing ourselves, learning from the University of Arkansas Cooperative Extension Service, ATTRA,the Winthrop Rockefeller Institute, Foundations University for Family Entertainment, White-Hutchinson Leisure and Learning Group, the Arkansas Game and Fish Commission Wild Workshop,Arkansas Forestry Commission,Master Gardeners, Dr. Calvin Bey and Frank Finger of Nitron Industries,authorities on organic bio-intensive gardening, and from the many authors of the books that have led us. This March, we reached a go-point for Mae Farm,having a lease on the land in hand and a basic grant for fencing,renovations,wildlife improvements, and organic garden,vineyard, and orchard building. Our concept is to grow in relation to the land,preserving the open vistas of the property,adding what we need and can afford as we can and as the community supports us. We hope to model sustainable urban agriculture. i CELEBRATING FIFTY YEARS IN FAYETTEVILLE SIMPLICITY • INTEGRITY• STEWARDSHIP March 14,2011 Planning Commission January 1 7662 Mae Farm ry ' Plannin10 r I 6 ADM 13- 9 Mae�arm Agenda Item 2 Page 15 of 38 Eagle Body Shop Mae Farm Food Trailer Specifications Body: 16 feet long,8 feet wide,7 feet 6 inches interior height. 2 each 3,500 pound axles with electric brakes. Front entrance door with window. 4 each bi-fold concession doors with 3 sliding windows. Front and rear bi-fold concession doors. Rear window stationary. Connecting corners(pie corners). Stainless steel counter tops and preparation surfaces. Storage shelves above serving windows. Storage shelves below counter tops. Steel floor. 36 inch tall,4 foot long side roof sign. Interior white (custom),exterior black and Arizona beige. Plumbing System: 3 bay wash sinks (sizes approx.20x2Ox2O inches) plus 1 hand sink. Stainless steel 45 gal fresh water and 60 gal gray water tank approx 5 gallon electric hot water heater. Fresh water filtering system. Gray water drain system. Electrical System: 100 AMP electrical service with 50 foot power cord. Cam-Lok power cord connectors. 12 each 110 power outlets(position to be determined). 18,000 BTU A/C unit with 15,000 watt heat strip. 1 Upright Freezer. 1Upright Refrigerator. Recessed LED Concession Door lights, Block Ice Shaver. March 14,2011 Planning Commission January (y� P 1 762 Mae Farm Planning """t m 6 Al 13- 9 as arm Agenda Item 2 Page 16 of 38