HomeMy WebLinkAbout2003-05-12 - Agendas - Final AGENDA FOR A REGULAR MEETING OF
THE PLANNING COMMISSION
A meeting of the Fayetteville Planning Commission will be held Monday, May 12,2003 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:
Approval of minutes from the April 28,2003, meeting.
Presentation by a representative from OMI, Operations Management International,
Inc. (The operation and maintenance of the City's wastewater treatment plant and the 33
sewer lift stations scattered throughout Fayetteville, as well as the administration of the.
Industrial Pretreatment Program for Fayetteville's 11 permitted industries, has been
outsourced to Operations Management International,Inc. (OMI) since 1987.)
New Business:
1. CUP 03-13.00: Conditional Use (Sequoyah United Methodist Church,pp 369)was
submitted by Millholland Company Engineering& Surveying on behalf of the Sequoyah
United Methodist Church for property located at 1910 Old Wire Road. The property is
zoned R-1, Low Density Residential and contains approximately 7.64 acres. The request
is for a 1080 s.f. District Superintendent Office and an additional 22 parking spaces.
2. RZN 03-16.00: Rezoning(Lindsey, pp 136)was submitted by Jerry Kelso, P.E. of
Crafton, Tull &Associates, hie. on behalf of Lindsey Management for property located at
SW corner of Zion Road and Vantage Drive. The property is zoned R-2, Medium
Density Residential and contains approximately 3.0 acres. The request is to rezone to R-
0, Residential Office.
3. LSP 03-37.00: Lot Split(Scott Miller, pp 562)was submitted by Scott Miller on behalf
of Gene Barbee for property located at 729 and 815 S. School. The property is zoned C-2
and contains approximately 1.20 acres. The request is to split the property into two tracts
of.45 and .75 acres.
4. PPL 02-7.10: Preliminary Plat (Legacy Point,pp 435/474) was submitted by Jorgensen
and Associates on behalf of Charles Sloan Properties, Inc. for property located east of
Double Springs Road and south of Owl Creek. The property is zoned R-1, Low Density
Residential and RM-6, Low Density Multi-family Residential and contains approximately
49.80 acres with 132 lots proposed.
K.IAGENDAN0200315-12-03.DOC
5. LSD 03-25.00: Large Scale Development (O'Charley's,pp 212)was submitted by
Edwards and Hotchkiss Architects on behalf of O'Charley's, Inc. for property located at
the northeast corner of Steele Boulevard and Shiloh Drive. The property is zoned C-2,
Thoroughfare Commercial and contains approximately 1.27 acres with a 6413 s.f.
restaurant with 76 total parking spaces proposed with 76 total parking spaces.
6. R-PZD 03-3.00: Planned Zoning District (North College Development Company, pp
485)was submitted by Richard Alexander on behalf of North College Development
Company for property located at 313 E. Lafayette Street. The property is zoned R-1, Low
Density Residential and contains approximately 2.0 acres. The request is for a Residential
Planned Zoning District for the conversion of the St. Joseph Catholic Church buildings
into 39 residential units (63 bedrooms)with 64 parking spaces. The existing duplex on
Willow Street and the existing single family home on Sutton Street are proposed to
remain.
All interested parties may appear and be heard at the public hearings. A copy of the proposed amendments and other
pertinent data are open and available for inspection in the Office of City Planning(575-8267), 125 West Mountain
Street,Fayetteville,Arkansas. All interested parties are invited to review the petitions. Interpreters or TDD for
hearing impaired are available for all public meetings. 72 hour notice is required.For further information or to
request an interpreter,please call 575-8330.
KA4GENDAIPCI200315-12-03.D0C
ORDER OF PLANNING COMMISSION MEETING
A. Introduction of agenda item—Chairman
B. Presentation of Staff Report
C. Presentation of request—Applicant
D. Public Comment
E. Response by Applicant/Questions &Answer with Commission
F. Action of Planning Commission(Discussion&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.
2003 Planning Commissioners
Nancy Allen
Jill Anthes
Don Bunch
Alice Church
Bob Estes
Sharon Hoover
Alan Ostner
Loren Shackelford
Christian Vaught
FAYETTEVILLE PC Meeting of May 12, 2003
THE CITY OF FAYETTEVILLE,ARKANSAS
113 W. Mountain St.
Fayetteville,AR 72701
Telephone:(479)575-8267
PLANNING DIVISION CORRESPONDENCE
TO: Fayetteville Planning Commission
FROM: Dawn Warrick,AICP, Zoning &Development Administrator
THRU: Tim Conklin, AICP, Community, Planning&Engineering Services Director
DATE: May 12, 2003
CUP 03-13.00: Conditional Use (Sequoyah United Methodist Church, pp 369)was
submitted by Millholland Company Engineering& Surveying on behalf of the Sequoyah United
Methodist Church for property located at 1910 Old Wire Road. The property is zoned R-1, Low
Density Residential and contains approximately 7.64 acres. The request is for a 1080 s.f. District
Superintendent Office and an additional 22 parking spaces.
RECOMMENDED MOTION:
Staff recommends approval of the conditional use subject to the following conditions:
1. Planning Commission determination of compliance with Commercial Design
Standards. Staff recommends that the brick chosen for the proposed addition
match the existing facility in order to tie the two buildings together visually for a
unified development on this site. (Color elevations will be required at the time of
building permit application; black & white elevations are included with this staff report
for initial review.)
2. Planning Commission approval of parking in excess of that permitted by code.
Building Square Feet Parking Requirement Parking Re uested
Existing 19,800 SF (church) 91 spaces (maximum) 157 spaces (existing)
Proposed 1,080 SF (office) 5 spaces (maximum) 22 spaces
Total 96 spaces 179 s aces
(§172.01.D. Standards for the Number of Spaces, By Use)
3. A grading plan shall be required prior to a building permit being issued.
4. A Tree Preservation Plan is to be reviewed prior to a building permit being issued.
5. Installation of a 6'wide sidewalk along Old Wire Road at the location of the Master
Street Plan right of way for this minor arterial (45' from centerline). Coordination
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with Engineering staff for locating this sidewalk at the two existing curb cuts will
need to be arranged at the time of development.
6. Increased setback from the north property line to accommodate §163.23 which
requires a 50' setback between non-residential uses (which are enclosed and fully
air conditioned) and adjacent residential property.
Planning Commission may reduce this requirement. The applicant is proposing a 19'
setback. Staff would support a reduced setback if a row of evergreen trees is installed
between the structure and the northern property line.
7. Installation of a 6' tall wood board privacy fence or a continuous planting of trees
and shrubs (to be approved by Planning staff to provide a screen between the
proposed parking and building addition and the adjacent residences (to the north).
PLANNING COMMISSION ACTION: Required YES
O Approved O Denied
Date: May 12,2003
Comments:
The'"CONDITIONS OF APPROVAL" listed in this report are accepted in total without
exception by the entity requesting approval of this variance.
"Name: Date:
BACKGROUND:
Property description: The subject property is the site of the Sequoyah United Methodist Church.
The property is currently zoned R-1, Low density residential. In 1966, the property was rezoned
from R-1A, Single family residential to P-IA, Special church district to allow the original
development of the property. In 1981, Planning Commission approved a conditional use permit
to allow the addition of two 20'x20' classrooms to the structure. Further additions have also
been made to the structure resulting in a 19,800 s.f church facility. A child day care, Sequoyah
Children's Garden, also operates from this facility.
Proposal: At this time, the applicant proposes to add a new structure to the site. An office
building containing 1,080 s.f. is proposed which serve as an office for the district superintendent
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and house two employees. Hours of operation for the office will be Monday through Friday from
8:00 a.m. —5:00 p.m. with an average of 6 patrons anticipated daily. Outdoor lighting will be
minimal and only enough to provide security for the office building (at the porch/entry and a
small wall light a the back door). With this project,the applicant is also requesting 22 additional
parking spaces to serve the new building and to supplement the parking provided for the existing
facility. There are currently 157 parking spaces located on the site to serve the church which has
a seating capacity of 250 persons (or a total of 2,800 s.£ of assembly area). The parking
requirement for this facility is 91 spaces. The office building will require 4 additional spaces.
Request: Approval of a conditional use permit to allow the addition of an accessory office
building and additional parking for the United Methodist Church on the subject property as
shown on the site plan and elevations submitted with this request.
SURROUNDING LAND USE AND ZONING
Direction Land Use Zoning
North Single family residences R-1, Low Density Residential
South Single family residences R-1, Low Density Residential
East Fairview Memorial Cemetery A-1, Agricultural
West Single.family residences R-1, Low Density Residential
GENERAL PLAN DESIGNATION Residential
§ 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
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until:
1. A written application for a conditional use is submitted indicating the
section of this chapter under which the conditional use is sought and
stating the grounds on which it is requested.
Finding: The applicant has submitted a written application requesting approval of a
conditional use permit for a 1,080 s.f. office building and 22 additional
parking spaces for the United Methodist Church.
2. The applicant shall pay a filing fee as required under Chapter 159 to cover
the cost of expenses incurred in connection with processing such
application.
Finding: The applicant has paid the required filing fee.
3. The Planning Commission shall make the following written findings before
a conditional use shall be issued:
(a.) That it is empowered under the section of this chapter described in
the application to grant the conditional use; and
Finding: The Planning Commission is empowered under§161.04 to grant the
requested conditional use permit.
(b.) That the granting of the conditional use will not adversely affect
the public interest.
Finding: Granting the conditional use with recommended conditions will not
adversely affect the public interest. The proposal is for an expansion of an
existing use of this property which has been operating as a religious facility
since 1966. Staff is recommending conditions to ensure that the addition is
an attractive and appropriate structure with screening to buffer the use from
nearby residences.
(c.) The Planning Commission shall certify:
(1.) Compliance with the specific rules governing individual
conditional uses; and
Finding: The applicant has complied with specific rules governing this individual
conditional use request.
(2) That satisfactory provisions and arrangements have been
made concerning the following,where applicable:
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(a.) Ingress and egress to property and proposed
structures thereon with particular reference to
automotive and pedestrian safety and convenience,
traffic flow and control and access in case of fire or
catastrophe;
Finding: No changes are proposed to the ingress and egress patterns on the site.
There are currently two access points from Old Wire Road serving the
facility which will remain.
(b) Off-street parking and loading areas where required,
with particular attention to ingress and egress,
economic, noise, glare, or odor effects of the special
exception on adjoining properties and properties
generally in the district;
Finding: Screening along the north property line between proposed parking and
adjoining residential property will mitigate the impact of lights and noise
caused by vehicles on this site.
(c.) Refuse and service areas,with particular reference
to ingress and egress, and off-street parking and
loading,
Finding: No changes are proposed with regard to solid waste disposal for this
property.
(d.) Utilities, with reference to locations, availability,
and compatibility;
Finding: Utilities currently exist to serve this site. Underground extensions will be
made to accommodate the new development.
(e.) Screening and buffering with reference to type,
dimensions, and character;
Finding: Screening between the proposed parking and office building and the
adjoining residential property to the north is required.
(£) Signs, if any, and proposed exterior lighting with
reference to glare,traffic safety, economic effect,
and compatibility and harmony with properties in
the district;
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Finding: No new signage is proposed with this request.
(g.) Required yards and other open space; and
Finding: The project is complying with yard/setback requirements for the R-1 zoning
district. The location of the proposed office building does not meet the
minimum setback for a nonresidential use in an R district as required by
§163.23. The structure shall be relocated to a position no less than 50' south
of the northern property boundary. The Planning Commission may reduce
this requirement after reviewing a development plan.
(h.) General compatibility with adjacent properties and
other property in the district.
Finding: The proposed building addition is generally compatible with adjacent
properties and other property in the district. The proposal is for a small
office building which will have normal operating hours and minimal traffic
generation.
K.MeporisL 003PC REPORTS105-111CUP 03-13.00(Seluojah United Methodist Church).doc May 12,2003
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f
View of existing facility from Old Wire Road
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§ 161.04 DISTRICT R-1: LOW D. Bulk and Area Re ulations.
DENSITY RESIDENTIAL. Single- Two-Family
A. Purpose. The Low Density Family
Residential District is designed to permit Lot 70 ft. 80 ft.
and encourage the development of low Minimum
density detached dwellings in suitable Width
environments, as well as to protect existing
development of these types. Lot Area 8,000 sq. ft. 12,000 sq.ft.
Minimum
B. Uses. Land Area 8,000 sq. ft. 6,000 sq. ft.
1. Permitted Uses. Per
Dwelling
Unit 1 City-Wide Uses by Right Unit
Unit 26 Single-Family Dwelling
E. Yard Re uirements (feet).
2. UsesPermissible on FRONT SIDE REAR
Appeal to the Planning Commission. YARD YARD YARD
Unit 2 City-Wide Uses by Conditional 25 8 20
Use Permit
Unit 3 Public Protection and Utility F. Building Area. On any lot the
Facilities area occupied by all buildings shall not
exceed 40% of the total area of such lot.
Viii 4 Cultural andIZeezeahc_nak
F ¢rllties (Code 1991, §160.031)
Unit 8 Single-Family and Two-Family
Dwellings
C. Density.
SINGLE-FAMILY TWO FAMILY
DWELLINGS DWELLINGS
4 or Less Families 7 or Less Families
Per Acre Per Acre
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§163.23 NONRESIDENTIAL USES IN Auditorium, Ballroom,
R DISTRICTS The following Dining Room or Meeting
requlrements;apply to`ofiaritable,"cultural; Room Having a Floor Area
educatlonal reereationa) health, of More than 1200 Square
institutlonah;rehgious; social;�arid similar Feet, Game Court, Game
nonresidential facihtleawhexe erm�ttecl iri Room, Gymnasium, Locker
or abutting an R clrstnet he"Plammig or Shower Room, Place
Commission may reducc these requirements Where Alcoholic Beverages
after'1•ecei'ving and reuiewmg a development are Served, Spectator
plan under the provisions of§166.05 or Facilities, Swimming Pool,
§166.06. Separation of structures of areas Theater, or Similar Indoor
for uses listed above shall be as follows: Facility:
-If fully air-conditioned 100 ft.
-If not fully air-
Type of Structure or Minimum conditioned 200 ft.
Element of the Facility Separation Building of a General 50 ft.
ft.) Hospital or Convalescent
Outdoor Facility or Use: Home
Eating or Picnic Area 100 ft. Building of a Hospital,
Sanitarium or Convalescent
Entrance Driveway 20 ft. Home for Alcoholic,
Outdoor Activity Area 75 ft. Mental,Nervous,Narcotic
or Contagious Patients 200 ft.
Outdoor Lighted Area 200 ft. Allo I Ir - '- Each-, s:,
Outdoor Spectator Facilities 50 ft. If.fiilyT=codiioried 50411
-If not fully air-
Outdoor Sports Area 100 ft. conditioned 100 ft.
Without Spectator Facilities
Tool or Equipment Storage 200 ft.
( Code 1991, §160.088; Code 1965, App.
Indoor Facilities: A,Art. 7(14); Ord. No. 1747, 6-29-70)
Air-Conditioning Tower or 50 ft.
Dispenser Unit
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//p / 0
/N AoCCan.d Company REGISTRATIONS:
n PE: AR, OK, MO
L�iz�ireeerinq C7 Suruet�in.�.
Melvin L. Milholland, PE, PLS PLS: AR, OK
City of Fayetteville April 18, 2003
ATTN.: Dawn Warrick, City Planner Project S-2331
PLANNING DEPARTMENT
125 West Mountain
Fayetteville, Arkansas 72701
PROJECT: "District Superintendent Office&Parking
The United Methodist Church
REQUEST: "CONDITIONAL USE"
RE: WRITTEN DESCRIPTION OF THIS REQUEST (what is proposed by the applicant):
INCLUDES THE FOLLOWING ITEMS:
A. Building Sizes in square feet: [I] Existing........19,800 SF
[2] Proposed...... 1,080SF
B. Off-Street Parking Spaces provided/number required:
[1] Existing:....151 Standard+ 6 Handicap = 157 each:::::Required.......75
[2] Proposed.. 22 Standard..................... = 22 eack::::Required..........4
TOTAL SPACES...........................179 each:::::Required ......79
Total Spaces at 130%....................=(79) x(1.3) = ..........103
OWNER/DEVELOPER request to add 22 spaces to existing 157!
C. Professional Office(Business)Information:
[1] Hours of Operation:...........Monday through Friday...8 AM- 5 PM
[2] Number of Employees:.......Two (2)
[3] Anticipated Number of Patrons, Clients, Children, Customers, eta
(average per day/peak hour):.........Six( 6 )per day
[4] Outdoor Lighting:................At Porch/Entry Ceiling & Small Wall Light
at Back Door
Respectfully Submitted
VM � PE, PLS
CC:file,Michael Johnson
May 12,2003
-_-- -
Planning Commission
205 West Center Street; Fayetteville,Arkansas 72701; Phone: (479)443-4724; Fax: (479)443-4707; E-mail:qCen r :se . tU.M.C.M
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Planning Commission -
CUP 03-13.00: S.U.M.C.
Page 1.11
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{ 0 0.1 0.2 0.4 0.6 0.8Planning Commission
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FAYETTEVILLE PC Meeting of May 12, 2003
THE CITY OF FAYETTEVILLE,ARKANSAS
113 W. Mountain St.
Fayetteville,AR 72701
Telephone:(479)575-8267
PLANNING DIVISION CORRESPONDENCE
TO: Fayetteville Planning Commission
FROM: Dawn Warrick,Zoning&Development Administrator, AICP
THRU: Tim Conklin, AICP, Community,Planning& Engineering Services Director
DATE: May 12, 2003
Project: RZN 03-16.00: Rezoning(Lindsey,pp136) was submitted by Jerry Kelso, P.E.of
Crafton, Tull&Associates, Inc. on behalf of Lindsey Management for property located at SW
corner of Zion Road and Vantage Drive. The property is zoned R-2,Medium Density
Residential and contains approximately 3.00 acres. The request is to rezone to R-0, Residential
Office.
RECOMMENDATION:
Staff recommends denial of the requested rezoning based on the findings included as part
of this report.
PLANNING COMMISSION ACTION: Required YES
O Approved O Denied
Date: May 12,2003
CITY COUNCIL ACTION: Required YES
O Approved O Denied
Dater June 3,2003 fist reading if recommended)
Comments:
BACKGROUND:
Property description: The subject property is located at the southwest corner of Vantage Drive
and Zion Road. There are currently three single family homes located on this property which is
divided into three lots. The property is currently part of three five acre tracts. The southern
portion of the subject property(12 acres)is being adjusted onto the property to the south and is
proposed to become a part of a future multi-family development.
K..-V2eportsl2003NCREPORTS105-12VtZN 03-16.00(Caldssey).doc May 12,2003
- -- - -Planning Commission
-
RZN 03-16.00: Lindsey
Page 2.1
Proposal: There are no proposals for development of the subject property at this time.
Request: The request is to rezone the 3 acre tract from R-2, Medium Density Residential to
R-O,Residential Office.
SURROUNDING LAND USE AND ZONING
Direction Land Use Zoning
North Single family homes(large lots) R-1,Low Density Residential/A-1,
Agricultural
South Vacant R-2,Medium Density Residential
East Zion Valle PUD/Multi-family residential R-2,Medium Density Residential
West Professional offices R-O,Residential Office
INFRASTRUCTURE:
The proposed rezoning is located at the southwest corner of Zion Road and Vantage Drive. Zion
Road and Vantage Drive are classified as Collector Streets. Only the eastern half of Vantage
Drive is constructed at this time. Zion Road is not currently improved to meet the City standard
for a collector street.
The site has access to existing 6"and 12"water mains along Zion Road. Sewer is not available
at these lots. A public main will need to be extended in order to serve this site.
LAND USE PLAN: General Plan 2020 designates this site Residential. Rezoning this property
to R-O,Residential Office is not specifically consistent with the land use plan. This zoning
designation will permit residential uses, however,most properties in the R-O zoning district will
develop with professional office uses. Professional office and residential uses could both be
considered compatible with surrounding land uses in the area depending upon the development
plan.
FINDINGS OF THE STAFF
1. A determination of the degree to which the proposed zoning is consistent with land use
planning objectives,principles, and policies and with land use and zoning plans.
Finding: The proposed zoning is not specifically consistent with land use planning
objectives,principles, and policies which have identified this area as
Residential. The current use of the property and the current zoning
designation applied to the property are consistent with adopted City policy.
2. A determination of whether the proposed zoning is justified and/or needed at the time the
rezoning is proposed.
Finding: The proposed rezoning is not justified or needed at this time. No
development proposals are eminent. There are processes available to the
K:IReports12003LPCREPORTS105-121RZN 03-16.00(Lhdsey).doc May 12,2003
Planning Commission
RZN 03-16.00:Lindsey
Page 2.2
property owner to request approval of a development for professional office
uses (conditional use permit,planned zoning district)which do not require a
rezoning action. Either of these processes would allow the City to look more
closely at a development for the purpose of compatibility with surrounding
land uses and existing infrastructure. This is a transition area between
commercial and residential uses which needs to be carefully considered when
redevelopment is proposed.
3. A determination as to whether the proposed zoning would create or appreciably increase
traffic danger and congestion.
Finding: Development of this property with office uses would create an increase in
traffic activity according to ITE Trip Generation software. The existing
development on the property (3 single family homes) generates a very small
amount of traffic. The maximum density under current zoning would
provide an estimated 477 vehicle trips per day and an office development on
the subject property is expected to generate approximately 585 vehicle trips
per day.
Traffic Generation
Average Trips/
Use Variable Weekday Volume
Existing Condition 3 SFR 29
Max. Density R-2 72 Units/Apts. 477
Office Dev. R-O 3 Acres 585
Engineering-The proposed rezoning to R-O may or may not result in additional traffic
danger and congestion for this area. Access to the developed site and the
circulation network within the development shall be reviewed in detail as
part of the subdivision or large scale development process. The layout,
connectivity, circulation plan, ingress and egress provisions will be reviewed
in detail as information becomes available.
Police- It is the opinion of the Fayetteville Police Department that we must return a
determination affirming this rezoning proposal would create an appreciable
increase in traffic danger and traffic congestion. The traffic way on Zion
Road is very narrow and does not allow much room on the shoulder. In
addition to the narrowness of this road,there is a blind curve to the east of
Vantage Drive and a small hill to the west. The hill and the curve present a
problem for motorists that may need to enter Zion Road from Vantage Drive.
There is very little response time to react if a vehicle is approaching from
either direction. There are several tree and shrubs very close to the roadway
reducing visibility even further. The speed limit is set at 25 mile per hour in
this area. This is a similar speed for a school zone. This speed limit reflects
K.IReportsUOO PC REPORTSI05-12VZZN 03-16.00 aj7dwy).doc May 12,2003
-- - Planning Commission ----
RZN 03-16.00: Lindsey
Page 2.3
the traffic dangers in this area without the increased traffic flow created by
this rezoning request. (see attached written statement)
4. A determination as to whether the proposed zoning would alter the population density
and thereby undesirably increase the load on public services including schools, water, and
sewer facilities.
Finding: The proposed zoning would not increase the population density above that
which could be developed on the subject property under the current R-2
designation.
Engineering—The site has access to existing 6" and 12"water mains along Zion Road.
Sewer is not available at these lots. A public main will need to be extended in
order to serve this site.
The proposed rezoning and ultimate development may increase the loading
on the existing infrastructure systems. During the development's review and
approval process,the adequacy of the existing infrastructure to
accommodate the service requirements will be assessed by the developer's
consultant and reviewed by city staff. Any inadequacies,lack of availability,
need for improvements and determination of responsibility for the
infrastructure improvements shall be resolved during the development's
review/approval process.
Fire Mileage from fire station #4 on Plainview Street to the subject property is 2
miles,travel time (normal driving time including traffic stops) is 3 minutes 54
seconds.
Police- There is a definite likelihood that increased traffic flow and traffic
congestion in this area could increase traffic danger and could affect
response times for emergency vehicles. (see attached written statement)
5. If there are reasons why the proposed zoning should not be approved in view of
considerations under b (1)through(4) above, a determination as to whether the proposed
zoning is justified and/or necessitated by peculiar circumstances such as:
a. It would be impractical to use the land for any of the uses permitted
under its existing zoning classifications;
b. There are extenuating circumstances which justify the rezoning
even though there are reasons under b (1)through(4) above why
the proposed zoning is not desirable.
Finding: N/A
K-Reportr120031PC REPORTS105-121RZN 03-16.00(Cndsey).doc May 12,2003
Planning Commission
RZN 03-16.00: Lindsey
Page 2.4
�,� Crafton, Tull & Associates, Inc.
901 N.47th Street, Suite 200, Rogers,AR 72756 479.636.4838 Fax 479.631.6224 www.craftull.com
April 19, 2003
Tim Conklin
City of Fayetteville, Planning
113 W. Mountain
Fayetteville, AR 72703
RE: Proposed Rezoning Request
3 acres of R-2 to R-0
SW Corner of Zion Road and West of Vantage Drive
CTA Job No. 021131-00
Dear Tim:
The proposed zoning will include 3 acres of existing R-2 to be zoned R-O. As
you are aware we are working with Lindsey Management and the city of
Fayetteville to develop property just south of this tract as multi-family. The current
property owners wanted to rezone the 3 acres they will retain ownership of with
Lindsey purchasing the remaining property south zoned R-2.
Checklist Item #5
- Each property owner has signed the rezoning application. It is my
understanding they will retain ownership at this time. See attached
survey, which shows the different parcels.
- Rezoning this property is part of the contract Lindsey has with the
current property owners to develop south of it.
- There is commercial, residential office, and Multi-family development
around this property, which makes for a proper use of office space in
the area
- Water and sewer are available to the site. Access will be from Zion
Road.
Checklist Item #6
- The property is consistent with the City of Fayetteville's master Land
use plan.
- The proposed zoning is justified because the current zoning would not
allow for Office use.
Changing the zoning to R-0 would not create additional traffic from the
zones that exist.
A residential office zoning would decrease the population density.
RECD`
RZTH63xg mission
Page 2.5
A r c h i t e c t s E n g i n e e r s & S PLANNING DIV s
There is currently a multi-family development planned south of this
project, therefore a office setting would provide for more of a mixed
use plan.
Should you have any questions, or require any additional information, please
contact us at your convenience.
Very Truly Yours,
Crafton, Tull &Associates, Inc.
Jerry Kelso, P.E.
Vice President
Attachment:
R EC EIMOD003
pA��
Planning Commission
ARRN331ldpoft.lindsey
Page 2.6
May 7, 2003
Dawn Warrick
Zoning and Development Director
City of Fayetteville
113 W. Mountain Street
Fayetteville, Arkansas 72701
Dear Director Warrick,
This document is in response to the request for a determination of whether the proposed
zoning RZN03-16.00 made on behalf of Lindsey Management Company for medium
density residential development on the southwest corner of Zion Road at Vantage Drive
would create an appreciable increase in traffic danger and traffic congestion.
It is the opinion of the Fayetteville Police Department that we must return a
determination affirming this rezoning proposal would create an appreciable increase in
traffic danger and traffic congestion. The traffic way on Zion Road is very narrow and
does not allow much room on the shoulder. In addition to the narrowness of this road,
there is a blind curve to the east of Vantage Drive and a small hill to the west. The hill
and the curve present a problem for motorists that may need to enter Zion Road from
Vantage Drive. There is very little response time to react if a vehicle is approaching from
either direction. There are several tree and shrubs very close to the roadway reducing
visibility even further. The speed limit is set at 25 mile per hour in this area. This is a
similar speed for a school zone. This speed limit reflects the traffic dangers in this area
without the increased traffic flow created by this rezoning request.
Zion Road is a heavily traveled roadway due to access from Highway 265 to North
College Avenue. There are numerous commercial businesses,two high-density
residential apartment complexes, some residential dwellings and a city park on this
stretch of road. We feel that is would not be wise to add more traffic to this roadway
until there is a more adequate road system to accommodate the additional traffic flow
created by this rezoning request. There is a definite likelihood that increased traffic flow
and traffic congestion in this area could increase traffic danger and could affect response
times for emergency vehicles.
Respectfully,
Captain Frank Johnson
Fayetteville Police Department
May 12,2003
Planning Commission
RZN 03-16.00: Lindsey
Page 2.7
Lindsey Rezoning RZN 03-16
Summary of Trip Generation Calculation
For 3 Dwelling Units of Single Family Detached Housing
May 07, 2003
Average Standard Adjustment Driveway
Rate Deviation Factor Volume
Avg. Weekday 2-Way Volume 9.57 3:69 1.00 29
7-9 AM Peak Hour Enter 0.19 0.00 1.00 1
7-9 AM Peak Hour Exit 0.56 0.00 1.00 2
7-9 AM Peak Hour Total 0.75 0.90 1.00 2
4-6 PM Peak Hour Enter 0.65 0.00 1.00 2
4-6 PM Peak Hour Exit 0.36 0.00 1.00 1
4-6 PM Peak Hour Total 1.01 1.05 1.00 3
Saturday 2-Way Volume 10.09 3.67 1.00 30
Saturday Peak Hour Enter 0.51 0.00 1.00 2
Saturday Peak Hour Exit 0.43 0.00 1.00 1
Saturday Peak Hour Total 0.94 0.99 1.00 3
Note:A zero indicates no data available.
Source: Institute of Transportation Engineers
Trip Generation, 6th Edition, 1997.
TRIP GENERATION BY MICROTRANS
May 12,2003
Planning Commission
RZN 03-16.00: Lindsey
Page 2.8
Lindsey Rezoning RZN 03-16
Summary of Trip Generation Calculation
For 72 Dwelling Units of Apartments
May 07, 2003
Average Standard Adjustment Driveway
Rate Deviation Factor Volume
Avg. Weekday 2-Way Volume 6.63 2.98 1.00 477
7-9 AM Peak Hour Enter 0.08 0.00 1.00 6
7-9 AM Peak Hour Exit 0.43 0.00 1.00 31
7-9 AM Peak Hour Total 0.51 0.73 1.00 37
4-6 PM Peak Hour Enter 0.42 0.00 1.00 30
4-6 PM Peak Hour Exit 0.20 0.00 1.00 14
4-6 PM Peak Hour Total 0.62 0.82 1.00 45
Saturday 2-Way Volume 6.39 2.99 1.00 460
Saturday Peak Hour Enter 0.00 0.00 1.00 0
Saturday Peak Hour Exit 0.00 0.00 1.00 0
Saturday Peak Hour Total 0.52 0.74 1.00 37
Note: A zero indicates no data available.
Source: Institute of Transportation Engineers
Trip Generation, 6th Edition, 1997.
TRIP GENERATION BY MICROTRANS
May 12,2003
- -- --Planning iCommission
RZN 03-16.00: Lindsey
Page 2.9
Lindsey Rezoning RZN 03-16
Summary of Trip Generation Calculation
For 3 Acres of Office Park
May 07, 2003
Average Standard Adjustment Driveway
Rate Deviation Factor Volume
Avg. Weekday 2-Way Volume 195.11 77.46 1.00 585
7-9 AM Peak Hour Enter 23.60 0.00 1.00 71
7-9 AM Peak Hour Exit 2.05 0.00 1.00 6
7-9 AM Peak Hour Total 25.65 15.58 1.00 77
4-6 PM Peak Hour Enter 4.24 0.00 1.00 13
4-6 PM Peak Hour Exit 24.04 0.00 1.00 72
4-6 PM Peak Hour Total 28.28 20.57 1.00 85
Saturday 2-Way Volume 29.33 0.00 1.00 88
Saturday Peak Hour Enter 1.85 0.00 1.00 6
Saturday Peak Hour Exit 0.52 0.00 1.00 2
Saturday Peak Hour Total 2.37 0.00 1.00 7
Note: A zero indicates no data available.
Source: Institute of Transportation Engineers
Trip Generation, 6th Edition, 1997.
TRIP GENERATION BY MICROTRANS
- - _ May 12,2003 ----
Planning Commission
RZN 03-16.00: Lindsey
Page 2.10
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