HomeMy WebLinkAbout2014-12-08 - Agendas - Final CITY OF
a e evl jq AGENDA
Y ARKANS
Tentative Planning Commission Meeting
December 8, 2014
5:30 PM
113 W. Mountain, Room 219
Members: Tracy Hoskins (Chair), Ron Autry (Vice Chair), Ryan Noble (Secretary), Sarah Bunch,
William Chesser, Kyle Cook, Craig Honchell, Janet Selby, and Porter Winston.
City Staff: Andrew Garner, City Planning Director
Call to Order
Roll Call
Consent
1. Approval of the minutes from the November 24, 2014 meeting.
2. ADM 14-4904: Administrative Item (2070 N. GARLAND DAYCARE CUP EXTENSION, 484):
Submitted by MARSHA BILDERBACK for property located at 2070 N. GARLAND AVENUE. The
property is zoned RMF-24, RESIDENTIAL MULTI-FAMILY 24 UNITS PER ACRE and contains
approximately 4.10 acres. The request is for an extension to the previously approved conditional
use permit for a daycare (CUP 13-4519). Planner: Andrew Garner
Old Business
No Items
New Business
3. PPL 14-4888: Preliminary Plat (EAST OF GULLEY & HOWARD PORTER ROAD
INTERSECTION/REINDL WOODS SUBDIVISION, 181): Submitted by BLEW & ASSOCIATES
for property located along NORTH GULLEY ROAD. The property is in the FAYETTEVILLE
PLANNING AREA and contains approximately 44.09 acres. The request is for an 11 lot single
family subdivision. Planner: Jesse Fulcher
4. CUP 14-4892: Conditional Use (SOUTH OF JOYCE BLVD. & RAINFOREST RD.
INTERSECTION/ROLLER WEIGHT LOSS CLINIC, 175): Submitted by JORGENSEN &
ASSOCIATES for property located SOUTH OF JOYCE BLVD. & RAINFOREST RD.
INTERSECTION. The property is zoned C-1, NEIGHBORHOOD COMMERCIAL and contains
approximately 3.45 acres. The request is for additional parking. Planner: Quin Thompson
Mailing Address:
113 W. Mountain Street www.fayetteville-ar.gov
Fayetteville,AR 72701
5. CUP 14-4905: Conditional Use(SOUTH OF KESTREL DRIVE &TANAGER LANE/COODY,
525/526): Submitted by DAN COODY for property located SOUTH OF KESTREL DRIVE &
TANAGER LANE. The property is zoned RSF-4, RESIDENTIAL SINGLE FAMILY, 4 UNITS PER
ACRE and contains approximately 11.54 acres. The request is for an accessory structure greater
than 50% the size of the principal dwelling. Planner: Andrew Garner
6. RZN 14-4894: Rezone (3525 S. SCHOOL AVE./YATES, 717): Submitted by MORGAN
HOOKER for property located at 3525 S. SCHOOL AVE. The property is zoned C-2,
THOROUGHFARE COMMERCIAL and contains approximately 4.05 acres. The request is to
rezone the property to 1-1, HEAVY COMMERCIAL/LIGHT INDUSTRIAL.
Planner: Jesse Fulcher
7. ADM 14-4896 Administrative Item (UDC AMENDMENT SMALL-SCALE PRODUCTION):
Submitted by CITY PLANNING STAFF for revisions to the Unified Development Code, Chapters
151, 161, 162, and 166. The proposal is to modify the zoning code to create a new use unit for
small-scale production including boutique/specialty manufacturing. The intent of the code change
is to allow a broader range of non-residential uses throughout the City.
Planner: Andrew Garner
The following items have been approved administratively by staff:
LSP 14-4737: Lot Split (2966 N. ALTUS DR/ABERNATHY, 258): Submitted by BLEW &
ASSOCIATES for property located at 2966 ALTUS DRIVE. The property is located in the
FAYETTEVILLE PLANNING AREA, and contains 9.54 acres. The request is for a variance of the
lot width requirement in the Planning Area to allow a lot split.
LSP 14-4887: Lot Split(200 BLOCK OF N. SHILOH DR./BARNES, 519): Submitted by BATES
&ASSOCIATES for property located at the 200 BLOCK OF N. SHILOH DR.The property is zoned
RMF-24, RESIDENTIAL MULTI FAMILY, 24 UNITS PER ACRE and contains approximately
13.42 acres. The request is to split the property into two tracts containing approximately 2.68 and
10.74 acres each.
Announcements
Planning Commission Awards Committee update
Adjourn
NOTICE TO MEMBERS OF THE AUDIENCE:
All interested parties may appear and be heard at the public hearings. If you wish to address the Planning
Commission on an agenda item please queue behind the podium when the Chair asks for public comment.
Once the Chair recognizes you, go to the podium and give your name and address.Address your comments
to the Chair, who is the presiding officer. The Chair will direct your comments to the appropriate appointed
official, staff, or others for response. Please keep your comments brief, to the point, and relevant to the
agenda item being considered so that everyone has a chance to speak.
Interpreters or TDD, Telecommunication Device for the Deaf, are available for all public hearings; 72 hour
notice is required. For further information or to request an interpreter, please call 575-8330.
2
As a courtesy please turn off all cell phones and pagers.
A copy of the Planning Commission agenda and other pertinent data are open and available for inspection
in the office of City Planning (575-8267), 125 West Mountain Street, Fayetteville, Arkansas. All interested
parties are invited to review the petitions.
3
CITY OF
Taye ARKeAN SAS le MINUTES
AN
Planning Commission
November 24, 2014
5:30 PM
City Administration Building in Fayetteville, AR, Room 219
Members: Tracy Hoskins - Chair, Ron Autry- Vice-Chair, Ryan Noble — Secretary, William
Chesser, Kyle Cook, Craig Honchell, Porter Winston, Janet Selby, and Sarah Bunch
City Staff: Andrew Garner— City Planning Director, Jesse Fulcher— Senior Planner, Quin
Thompson — Planner, Cory Granderson — Staff Engineer, Ken Easton — Urban Forester, and
Blake Pennington —Assistant City Attorney
1. Call to Order: 5:30 PM, Tracy Hoskins
2. In Attendance: Craig Honchell, Ryan Noble, Kyle Cook, William Chesser, Porter Winston,
Tracy Hoskins, Janet Selby, Ron Autry, and Sarah Bunch
Absent:
Staff: Andrew Garner, Jesse Fulcher, Quin Thompson, and Kit Williams
3. Approval of the minutes from the November 10, 2014 meeting.
ADM 14-4902: Administrative Item (74 W. SPRING ST./ORDER 57, 484): Submitted by
TULA ABUHAMDAN for property located at 74 W. SPRING ST. The property is zoned MSC,
MAIN STREET/CENTER and contains approximately 0.13 acres. The request is for a Mobile
Vendor (Annual Permit).
ADM 14-4903: Administrative Item (617 N. COLLEGE AVE./ZUPPA ZUPPA SOUP
KITCHEN, 445): Submitted by ANN HARRIS for property located at 617 N. COLLEGE AVE.
The property is zoned C-2, THOROUGHFARE COMMERCIAL and contains approximately
0.44 acres. The request is for a Mobile Vendor (Annual Permit).
LSP 14-4737: Lot Split (2966 N. ALTUS DRIABERNATHY, 258): Submitted by BLEW &
ASSOCIATES for property located at 2966 ALTUS DRIVE. The property is located in the
FAYETTEVILLE PLANNING AREA, and contains 9.54 acres. The request is for a variance
of the lot width requirement in the Planning Area to allow a lot split.
Motion:
Commissioner Chesser made a motion to approve the consent agenda. Commissioner
Selby seconded the motion. Upon roll call the motion passed with a vote of 9-0-0.
Mailing Address: Planning Commission
113 W. Mountain Street www.fayetteQfRer9 9b$,2014
Fayetteville,AR 72701 Agenda Item 1
Minutes 11-24-14
Page 1 of 5
4. Old Business:
RZN 14-4864: Rezone (232 W. ASH ST./KOUTROUMBIS, 367): Submitted by PARKER &
ASSOCIATES for property located at 232 W. ASH ST. The property is zoned RSF-4,
RESIDENTIAL SINGLE FAMILY, 4 UNITS PER ACRE and contains approximately 0.26
acres. The request is to rezone the property to RMF-24, RESIDENTIAL MULTI FAMILY, 24
UNITS PER ACRE.
Quin Thompson, Current Planner, read the staff report.
Terry Parker and Taylor Koutroumbis, said that the project was tabled in the last PC
meeting at their request, in order to provide survey information and photographs of the
surrounding neighborhood.
Koutroumbis discussed the condition of the existing home prior to recent renovations, and
said she is surprised that there is any concern with rezoning the property, or why anyone
would be opposed.
Parker said that the project could use Gregg Street as an access point, if traffic on Ash was
a concern.
Public comment:
Tom Brown, representing his brother in law who lives next door, said that his family bought
the adjacent home because of the character of the surrounding neighborhood. He said that
his family does not support the request, noting that duplex development is allowed in the RSF-
4 zoning district as a Conditional Use. He requested that the PC follow the vision of the City
Plan 2030, which calls for this property to be in single-family residential use.
No more public comment was presented.
William Chesser, Commissioner, said that he is typically in favor of increased density, but
did not support the request in this case, due to the property having frontage on Ash Street
rather than on Gregg Avenue.
Ron Autry, Commissioner, agreed with Chesser, and added that nearby streets have limited
capacity and that Woodland School generates significant pedestrian traffic.
Porter Winston, Commissioner, asked staff if the recent survey showed adequate street
frontage exists to support multi-family development.
Thompson replied that the property does have adequate frontage on Ash for multi-family
development.
Winston asked staff if the property could be developed with access to Gregg Avenue.
Thompson said that staff had not reviewed the plan, having been submitted the day of the
meeting, but that there could be access management issues and conflict with adjacent drives.
Planning Commission
Decembe'e 8,2014
Agenda Item 1
Minutes 11-24-14
Page 2 of 5
Andrew Garner, Planning Director, said that the question before the Committee was one of
land use, and that conversations about access were should be part of the development
process.
Craig Honchell, Commissioner, asked staff if there is a more appropriate zoning that staff
could support. He added that he could not support the request, citing the importance of
protecting the fabric of existing single-family neighborhoods.
Kyle Cook, Commissioner, said that he agreed with Chesser, and asked staff if the Aslan
Place development across the street meets the requirements of the RSF-4 zoning district.
Tracy Hoskins, Chair, sought to find a zoning district that would both meet the applicant's
needs and be acceptable to staff. He said that he was not sure he could support the request.
The Commission explored opportunities for appropriate zoning districts, including lower
density multi-family districts such as RMF-6.
Thompson said that staff would be happy to discuss opportunities with the applicant.
Motion:
Commissioner Chesser made a motion to deny RZN 14-4864. Commissioner Autry
seconded the motion. Upon roll call the motion passed with a vote of 6-3-0.
Commissioners Winston, Noble, and Hoskins voted `no'.
Planning Commission
Decembe3 8,2014
Agenda Item 1
Minutes 11-24-14
Page 3 of 5
New Business:
LSD 14-4874: Large Scale Development (2016 W. MARTIN LUTHER KING BLVD./BLUE
TOP LIQUOR, 520): Submitted by CRAFTON TULL & ASSOCIATES for property located at
2016 W. MARTIN LUTHER KING BLVD. The property is zoned C-2, THOROUGHFARE
COMMERCIAL, and contains approximately 1.10 acres. The request is for construction of a
7,500 square foot retail store and restaurant.
Jesse Fulcher, Senior Planner, read the staff report.
No public comment was presented.
Jerry Kelso, applicant, agreed with the conditions.
Commissioner Honchell discussed the Subdivision Committee meeting and stated it would
be a great project for the area.
Motion:
Commissioner Honchell made a motion to approve LSD 14-4874. Commissioner Selby
seconded the motion. Upon roll call the motion passed with a vote of 9-0-0.
Planning Commission
Decembe4 8,2014
Agenda Item 1
Minutes 11-24-14
Page 4 of 5
RZN 14-4875: Rezone (WEST END OF TRUCKERS DR./LEGACY BANK, 208/209):
Submitted by ENGINEERING SERVICES, INC. for property located at WEST END OF
TRUCKERS DR. The property is zoned RPZD-RESIDENTIAL PLANNED ZONING
DISTRICT and contains approximately 20.54 acres. The request is to rezone the property to
RMF-12, RESIDENTIAL MULTI FAMILY, 12 UNITS PER ACRE.
Quin Thompson, Current Planner, read the staff report.
No public comment was presented.
Jason Appel, Applicant, was present to represent the request, and added that the property
to the south was developed with an assisted living facility.
Kyle Cook, Commissioner, said that he is becoming concerned with the increased
development at the end of Truckers Drive, but that he supported the request.
William Chesser, Commissioner, asked staff if future rezoning requests in the area would
provide more street connectivity.
Andrew Garner, Planning Director, said that connectivity is not required with a rezone, but
that as surrounding property develops, future Master Street Plan connections will likely be
required.
Tracy Hoskins, Chair, said that Truckers Drive was becoming a long dead end street, and
that he had concerns about traffic congestion.
Garner said that the City does not consider this a dead end as there are planned street
connections that will be built as development continues.
Motion:
Commissioner Chesser made a motion to forward RZN 14-4875 to City Council.
Commissioner Honchell seconded the motion. Upon roll call the motion passed with
a vote of 9-0-0.
5. Reports: No reports
6. Announcements: No announcements
7. Adjournment Time: 6:16 PM
8. Submitted by: City Planning Division
Planning Commission
Decembe5 8,2014
Agenda Item 1
Minutes 11-24-14
Page 5 of 5
CITY OF
Ta e evi PLANNING COMMISSION MEMO
ARKANSAS
TO: Fayetteville Planning Commission
FROM: Andrew Garner, City Planning Director
MEETING DATE: December 8, 2014
SUBJECT: ADM 14-4904: Administrative Item (2070 N. GARLAND DAYCARE CUP
EXTENSION, 484): Submitted by MARSHA BILDERBACK for property
located at 2070 N. GARLAND AVENUE. The property is zoned RMF-24,
RESIDENTIAL MULTI-FAMILY 24 UNITS PER ACRE and contains
approximately 4.10 acres. The request is for an extension to the previously
approved conditional use permit for a daycare (CUP 13-4519).
RECOMMENDATION:
Staff recommends approval of ADM 14-4904 with conditions of approval.
BACKGROUND:
Property Description and History: The subject property contains 4.10 acres and is located at 2070
N. Garland Avenue and is zoned RMF-24. On October 28, 2014 the Planning Commission
approved CUP 13-4519 to allow a daycare in the existing church building. The applicant
encountered some delays in opening the daycare which involved improvements to the interior of
the structure. These improvements have been completed and the applicant is ready to move
forward in opening the facility. However, because the business license was not issued within one
year of approval the conditional use permit has expired.
Proposal.• The applicant requests to extend the approval of the conditional use permit for one
year, to expire on October 28, 2015. The Planning Division received the applicant's extension
request on November 21, 2014, within the required 18 month time limit. Should this extension be
granted, the business license for this daycare is required to be issued before the one-year
extended deadline. If the business license is not issued prior to October 28, 2015, the conditional
use permit approval shall be rendered null and void, or the applicant may apply for a final
extension.
DISCUSSION:
The City of Fayetteville Unified Development Code (UDC) Section 166.20 states that a conditional
use permit will expire within one year of approval unless specific tasks have been completed.
UDC Section 166.20(8)(2) gives the Planning Commission authority to extend approval of a
conditional use permit one additional year within 18 months of the original approval. In order to
extend this approval, the applicant must: (1) request the extension prior to the one year time limit,
and (2) show good cause why the tasks could not reasonably be completed within the normal one
year. If the one year extension is granted, it is within this time that the applicant shall receive all
permits and approvals as required by City, State, and Federal regulations for the project.
Mailing Address: Planning Commission
113 W. Mountain Street www.fayetteviW �� Item
2
Fayetteville, AR 72701 14-4904 Gland Daycare
Page 1 of 11
Findings:
(1) The applicant has submitted the extension request to the Planning Division on November
14, 2014, prior to the 18 month time limit ending on April 28, 2015.
(2) The applicant has stated that fire code required improvements to the structure that were
unanticipated resulting in delays, but that the improvements have been completed and
they are now ready to move forward with the daycare.
RECOMMENDATION: Staff recommends approval of ADM 14-4904 with the following
conditions:
Conditions of Approval:
1. All conditions approved as a part of CUP 13-4519 shall remain in force including that a
copy of the approved license from Arkansas Department of Health and Human Services
for a child care facility be provided to the City Planning Division prior to approval of a City
business license.
Planning Commission Action: O Approved O Forwarded O Denied
Meeting Date: December 8, 2014
Motion:
Second:
Vote:
BUDGET/STAFF IMPACT:
None.
Attachments:
Staff report for CUP 13-4519
Applicant's letter
Aerial photo map
Close up map
One mile map
Planning Commission
G:\ETC\Development Services Review\2014\Development Review\ December 8,
14-4904 ADM 2070 N.Garland(Bilderback Daycare)\03 Planning Commission\12-08-2014\Comments and Redlines Agenda Iteemm 2
2
14-4904 Garland Daycare
Page 2 of 11
TayZIKe PC Meeting of October 28, 2013S
THE CITY OF FAYET-TEVILLE, ARKANSAS
125 W. Mountain St.
Fayetteville,AR 72701
PLANNING DIVISION CORRESPONDENCE Telephone:(479)575-8267
TO: Fayetteville Planning Commission
FROM: Andrew Garner, City Planning Director
DATE: OeWw-^, Updated November 1, 2013
CUP 13-4519: Conditional Use Permit (2070 N. GARLAND AVENUE/CHILD CARE
CENTER, 174): Submitted by MARSHA BILDERBACK for property located at 2070 N.
GARLAND AVENUE. The property is zoned RMF-24, RESIDENTIAL MULTI-FAMILY, 24
UNITS PER ACRE and contains approximately 4.10 acres. The request is for a conditional use
permit to allow a child care facility (Use Unit 4). Planner: Andrew Garner
BACKGROUND:
Property and Background: The subject property at 2070 N. Garland Avenue was developed in
approximately 1974 for Calvary Assembly of God. Staff research indicates that the property was
zoned P-1-A Special Church District at the time, allowing the church building to be constructed
by right. Currently, however, the property is zoned RMF-24. This is the zoning classification
provided on the official zoning map adopted by Ordinance 4503 in 2003. Surrounding land use
and zoning is depicted in Table 1.
Table 1
Surrounding Land Use and Zoning
Direction from Site Land Use Zoning
North Multi-Family Residential RMF-24
South Multi-Family Residential RMF-24
East Undeveloped/Single-Family RMF-24
West University Farm R-A
Planning Commission Approval: This property was abandoned for approximately two years
around 2009 — 2011 and subsequently lost its `existing nonconforming' status under City code.
On February 13, 2012 the Planning Commission approved a conditional use permit to allow for
the property to again be used for a church, Use Unit 4, in the RMF-24 zoning district.
Request: The applicant requests approval of a conditional use permit to allow the addition of a
child care facility, Use Unit 4, during the week in the church building. The existing church use
would remain.The description of the child care facility is as follows:
■ The child care facility will be located within approximately 2,000 square feet of the
existing church building.
G:IETCIDevelopnren(Services Revieivl20131Developnrent Reviervll3-4519 CUP 2070 Garland Ave(daycare)03 Planning Commissionll0-14-
20181Commenls and Redlines
Planning Commission
December 8,2014
Agenda Item 2
14-4904 Garland Daycare
Page 3 of 11
■ The hours of operation will be from 7 a.m. to 6 p.m. Monday through Friday.
■ Two employees.
■ The number of children will start at around 12 with a maximum growth up to 30 children.
• Age of children from infants up to after school age children.
• Outdoor play for the children will be in a fenced area behind the parsonage of the church.
Public Comment: Staff has not received public comment.
RECOMMENDED MOTION: Staff recommends approval of CUP 13-4519 subject to the
following conditions:
Conditions of Approval:
1. Prior to the issuance of a Business License, the applicant shall provide a copy of an
approved license from the Arkansas Department of Health and Human Services for
a child care facility.
2. No more than thirty children or the number approved by the state's licensing board,
whichever is fewer,shall be permitted at this childcare facility.
3. This child care facility is permitted to care for children from birth to after school
age, unless further restricted by the Arkansas Department of Health and Human
Services.
4. The operation of the child care facility shall be consistent with the description
provided by the applicant in their request letter.
5. Any new lighting shall meet the requirements of Chapter 176 Lighting Ordinance.
6. Signage for the property shall be permitted in accordance with the RMF-24
regulations.
PLANNING COMMISSION ACTION: Required YES
Motion: Chesser X Approved ❑Denied
Second: Pennington
Vote: 7-1-0 (Commissioner Winston voted `no')
Date: October 28,2013
Comments:
The "CONDITIONS OF APPROVAL" listed in this report are accepted in total without
exception by the entity requesting approval of this conditional use.
Name: Date:
G:IETCIDevelopment Services Review120130evelopineni Revieu413-4519 CUP 2070 Gniland Ave(doycare)103 Planning Canrmissionll0-14-
20131Comments and Redlines
Planning Commission
December 8,2014
Agenda Item 2
14-4904 Garland Daycare
Page 4 of 11
GENERAL PLAN DESIGNATION: City Neighborhood Area
§ 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:
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 for a
child care facility in the RMF-24 zoning district.
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 § 161.14 to grant the
requested conditional use permit.
(b.) That the granting of the conditional use will not adversely affect
the public interest.
G:TTCIDevelopment Services Revie,020131Development Review 113-4519 CUP 2070 Garland Ave(daycare)103 Planning Commission110-14-
20131Comments and Redlines
Planning Commission
December 8,2014
Agenda Item 2
14-4904 Garland Daycare
Page 5 of 11
Finding: Granting the requested conditional use will not adversely affect the public
interest. This property was developed as a church and functioned as such
from 1973-2009, when the property was put up for sale. The property was
granted a conditional use permit and has been used again as a church for the
past year or two. Allowing a child care facility in this church building during
the week will be an appropriate and expected use of the property.
(c.) The Planning Commission shall certify:
(1.) Compliance with the specific rules governing individual
conditional uses;and
Finding: Not applicable.
(2.) That satisfactory provisions and arrangements have been
made concerning the following, where applicable:
(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: Ingress and egress to the property will remain unchanged, with two separate
accesses serving each side of the property, one of which is a public right-of-
way. As part of the conditional use permit review, evaluation of sidewalks
was conducted by the City Sidewalk Administrator pursuant to Fayetteville
UDC Section 171.12(B)(5). This property does not have sidewalk along
Garland Avenue and sidewalk is needed in this area. However, based on the
proposed use for a small scale child care facility in an existing church, staff
does not feel that construction of new sidewalk along this property frontage
(215 feet) is warranted based on the rough proportionality test. At such a time
that the building is expanded or other change in use of this property is
proposed, sidewalk would be evaluated and possibly required to be
constructed.
(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: Adequate parking for this church and the proposed child care facility
currently exists. This request does not require additional parking. All new
lighting shall meet the requirements of the Chapter 176 Outdoor Lighting.
G.'IETCIDevelopment Se+vices ReviewUMIDevelopmenl Revlew113-4519 CUP 2070 Garland Ave(daycare)103 Planning Commission110-14-
2013lCommenfs and Redlines
Planning Commission
December 8,2014
Agenda Item 2
14-4904 Garland Daycare
Page 6 of 11
(c.) Refuse and service areas, with particular reference
to ingress and egress, and off-street parking and
loading,
Finding: There is an existing 8-yard dumpster in the rear of the property.
(d.) Utilities, with reference to locations, availability,
and compatibility;
Finding: Appropriate public utilities exist to serve the building.
(e.) Screening and buffering with reference to type,
dimensions, and character;
Finding: Staff is not recommending any screening requirements, giving the
historical use of the property for a church.
(f.) Signs, if any, and proposed exterior lighting
with reference to glare, traffic safety, economic
effect, and compatibility and harmony with
properties in the district;
Finding: All signage shall be permitted in accordance with Chapter 174 Signs.
(g.) Required setbacks and other open space;and
Finding: The existing structure meets the required setbacks and open space.
(h.) General compatibility with adjacent properties
and other property in the district.
Finding: Staff finds the proposed use for a child care facility during the week along
with continued use as a church is compatible with the surrounding
residential uses. This property was developed in the 1970's and is an
established part of the neighborhood that was developed around it.
Granting the conditional use permit will be in harmony with the general
purpose and intent of General Plan and zoning regulations, and will not
be injurious to the neighborhood.
G:IETCIDevelopment Services Reviewp0130evelopmenl Review113-4519 CUP 2070 Garland Ave(daycm'e)103 Planning CommissionllO-14-
2013lCani nems and Redlines
Planning Commission
December 8,2014
Agenda Item 2
14-4904 Garland Daycare
Page 7 of 11
xsDz A''TMX WELL ofnLD CgIps
2070 4f. GARLAT(V AVE91UT
TAYErfeTVILLE, AR 72704
479-251-1056
November 21, 2014
To Whom It May Concern:
RE: Business License#4480
We would like to thank you for allowing us to take this time to tell you about our
plans for the daycare. We had planned to open in the middle of the year,but due to
the fact that the fire department had us to make a few changes for the new law
requirements that they have to follow,we have been delayed.
We have now made all the changes that they required us to do.
We had to cut out two places for doors in our Infant&Toddler Classes. This allows
the teachers and the kids a place to exit directly outside in case of emergency.
This was a project along with other project requirements that we had to follow,and
it took some time,but we have completed all the projects required and we are ready
to move forward on the daycare.
We certainly do appreciate your time.
Our plans are to open this daycare in January of 2015.
We thank you!
Ma-sha Bilderbacic
l
Administrator&Director
Planning Commission
December 8,2014
Agenda Item 2
14-4904 Garland Daycare
Page 8 of 11
� I
�1
1
:Q Y a>n�n•�rsm.�r
f 1
1
t ..
14
® • I
.- - .IL I Yh ��IIII •Y � � ��[y
r' �I k mi
�i �i i I •4
. •UP`l 3-4519
Footprints 2010
Design Overlay Di:
Design Overlay Di!
1 11 11 II •11 :11
PlanningArea • 1
,•. ri
CUP13-4519 CHILD CARE CENTER
Close Up View
ic
ru
1 a'f I I I I 11x1 I
I] 1 r
VI _ Ir r,l - 1 II I r
J
AA
1 I11' II .- II - I � 1� ! IIJ� - I - � II L � � r• �"'
[' . ''........._.......
I lly I -I I I - I EfiNIL,"EttM�Vp- -.'...._..._.
•'jam II - - 1 ..11 - :, , BOB PIL VI
�r Ir 5
SUBJECT PROPERTY
I_ -i
R
1r,_11 -Ar-
I
Er I •_I I r
r•
I I
I
BILLIE JO DR 11-
_
II r I III ��•IZ Y.�H PEACHTREE DR
z 1
i
PRIVATE 2002 OPLAR 5
LI
mum MM.
Legend
w RSF-9 MELMAR DRAwl
- t?IERMa,1t:I - 1
...•.... Multi-pse Trail (Existing) 4
......•. Future Trails II BEL AIR DR I �• = I
s _ Fayetteville City Limits }
UP13-4519
Footprints 2010
M Hillside-Hilltop Ov slay District
Design Overlay Di 'trict
Design Overlay DI >trict
0 100 200 400 600 800
------ Planning Area Feet Planning Comm! cion
December 8, 014
Agenda Item 2
14-4904 Garland Daycare
Page 10 of 11
p. ■¢ l i
_- rte_ �'i• �:'�—�. F1'ird2 •� � � l
� 4
�- 11 • , liJ r, -tire .4--
i �{
-i
_ C
7u'� ar2 '
�. I I • I - 1 Ills. Il
�1
.: jam. yl .`. S I•...� 1 r__:.Z L, r^.%_'a :c p-
s
a
�� ' �� '` ice+ P i• " . IIT '••1
�6j 71
—AFI IlL
rz
y� v
L... '1! '.�,. f -n�i� ' it •.
SI J z
I 1 I 17 r ' z1Fi » 1 tii Iti - �� r 4Nti
d,�IV,—'• �_'?�I 3 . I � 1 e�„gy� of , j, � I
Ali feu <a�n 11
i + I:
. '. ; r
YJA�I
1
Overview13-4519
Fn Overlay
iing
-
ittevill
1 1 1
es Planning Cor
I
CITY OF
ayevi le PLANNING COMMISSION MEMO
ARKANSAS
TO: Fayetteville Planning Commission
THRU: Andrew Garner, City Planning Director
FROM: Jesse Fulcher, Senior Planner
Corey Granderson, Staff Engineer
MEETING DATE: December 8, 2014
SUBJECT: PPL 14-4888: Preliminary Plat (EAST OF GULLEY & HOWARD
PORTER ROAD INTERSECTION/REINDL WOODS SUBDIVISION, 181):
Submitted by BLEW & ASSOCIATES for property located along NORTH
GULLEY ROAD. The property is in the FAYETTEVILLE PLANNING AREA
and contains approximately 44.09 acres. The request is for an 11 lot single
family subdivision.
RECOMMENDATION:
Staff recommends approval of PPL 14-4888 with conditions of approval.
BACKGROUND:
The subject property is located on N. Gulley Road, north of Maywood Road and is within the
Fayetteville Planning Area. The property contains approximately 44 acres of heavily wooded land
with steep slopes on the east side of the property. The property is more than one mile from the
Pity limits, so all on and off-site improvements will be developed to Washington County standards.
The surrounding zoning and land use is listed in Table 1.
Table 1
Surrounding Land Use and Zoning
Direction Land Use Zoning
North Single-family residential Planning Area
South Single-family residential Planning Area
East Undeveloped Planning Area
West Single-family residential Planning Area
Proposal:The applicant is proposing an 8 lot single-family subdivision with lots of four to six acres
in size. Two lots will be maintained at the entrance (Lots 9 & 10) as common property and Lot 11
will provide detention facilities. A single public street will be constructed through the development
and end in a cul-de-sac.
Water and Sewer System: There is no access to the City's sewer system. A public water main
will be extended through the site to serve each lot. The owner shall be responsible for all water
impact fees.
Mailing Address: Planning Commission
113 W. Mountain Street www.fayettevffigg 8nS aitem
3
Fayetteville,AR 72701 n a 3
14-4888 Reindl
Page 1 of 9
Note: The property is more than one mile from the City of Fayetteville and within the City
Planning Area. In compliance with the City Unified Development Code,the projectwas only
reviewed for City water service and general street connectivity.
Adjacent streets and right-of-way:This site is adjacent to N. Gulley Road (a minor arterial). Right-
of-way dedication in the amount of 38.5 feet from centerline is required. A future northern
extension of Gulley Road extends along the west border of the property. The applicant is showing
a dedication of 38.5 feet for half of the future right-of-way requirement.
Street Improvements: No improvements required by the City of Fayetteville. The Washington
County Street and Planning Departments have reviewed the project and staff expects several
changes to the street cross section prior to the Planning Commission meeting. This will include
removal of the security gate and widening the road to 26-feet wide with 4-foot gravel shoulders
on either side. This is the minimum width allowed to meet Fire Code requirements for a dead-end
street in excess of 500 feet.
Tree Preservation: Tree preservation is not required outside of the City of Fayetteville.
Access Management/Connectivity:The applicant has shown a long dead-end cul-de-sac for this
development. In staff's opinion, street connectivity to the north and west is not warranted, since
these properties are already developed with single-family homes. Large, rural lots are the
predominant land use in this area, so future redevelopment and streets connections are not
expected.
The most likely location for future connectivity is to the east, given that there are several large
parcels of undeveloped land. However, topography and a stream make this connection very
challenging. From the high point of the property the land falls approximately 100 feet to the east
property line for an average slope of approximately 18%. The slope continues to fall another 30
feet before it reaches a stream that flows south to north. From this valley, the land rises in a similar
fashion until reaching Sassafras Hill Road another half mile to the east. In staff's opinion, a street
connection through this steep wooded area, including a stream crossing, is not warranted based
on the small number of lots being developed, and the low probability of a future connection.
RECOMMENDATION: Staff recommends approval of PPL 14-4888 with the following
conditions of approval.
Conditions of Approval:
1. Planning Commission determination of appropriate street connectivity. Staff recommends
in favor of a cul-de-sac design as shown, finding that the development patterns to the west
and north, and steep wooded slopes to the east make future street connections unlikely.
Further, requiring long street extensions to the property lines would be difficult to justify
given the small number of lots being proposed.
2. Planning Commission determination of a variance of Chapter 166.05(A)(3), which requires
each lot to have frontage on a public street. Lot 11 is the detention pond lot and is located
at the low point of the site at the northeast corner of the property and approximately 600
feet from the street. An access and drainage easement has been provided to allow water
flow to the pond. Staff recommends in favor of a variance, given the use of the property
and that it can't be developed.
G:\ETC\Development services Review\2014\Development Review\14-4888 PPL(Reindl Woods SD)\03 Planning Commission\12-BJanning Commission
2014\Comments and Redlines December 8,2014
Agenda Item 3
14-4888 Reindl
Page 2 of 9
3. The applicant shall dedicate 38.5 feet of right-of-way for the future extension of N. Gulley
Road and 38.5 feet of right-of-way for the existing section of Gulley Road along the project
frontage.
4. This development is subject to final approval by Washington County.
5. The applicant shall make the following revisions to the plat:
a. Show right-of-way dedication in the amount of 38.5 feet from centerline along
Gulley Road.
b. Remove the "security gate" note from the plats.
c. Revise note to read "POA to own and maintain all unbuildable/common areas, Lots
9-12.
d. Correct the spelling of Gulley Road.
e. Add a note to the plat that the project is more than one mile from the Fayetteville
City limits.
Standard conditions of approval:
6. 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).
7. 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.
8. Preliminary plat approval shall be valid for one calendar year.
Planning Commission Action: O Approved O Forwarded O Denied
Meeting Date: December 8, 2014
Motion:
Second:
Vote:
BUDGET/STAFF IMPACT:
None.
Attachments:
Staff comments
Applicant's letter
Site plan
Maps
G:\ETC\Development Services Review\2014\Development Review\14-4888 PPL(Reindl Woods SD)\03 Planning Commission\12-BJanning Commission
2014\Comments and Redlines December 8,2014
Agenda Item 3
14-4888 Reindl
Page 3 of 9
CITY OF
ay evi le
ARKANSAS
Date: December 2, 2014 Planning Commission Staff Memo
To: Jesse Fulcher, Senior Planner
From: Corey Granderson
Staff Engineer
Re: Plat Review Comments
Development: PPL 14-4888 Reindl Woods Subdivision
Engineer: Blew &Associates
Standard Comments:
1. Street and storm drainage design requirements will be per Washington County requirements. City of
Fayetteville Engineering Division will only be reviewing this subdivision for public water.
2. Water and sewer impact fees will apply for the additional impact to the system. The fees will be based
on the proposed meter size and will be charged at the time of meter set.
Standard Construction Comments:
1. The engineer of record shall provide"Full Time" inspection for utilities. The engineer of record shall
also review and approve material submittals (approved submittals shall be submitted to the City for
concurrence before material is ordered).
2. Weekly inspection reports should be submitted to the City of Fayetteville's public works inspector along
with all applicable reporting forms from section 6200 of the water and sewer specifications.
3. All materials and performance testing results (drainage, roadway, geotechnical, water/sewer testing,
compaction, density, compressive strength, etc.)should be submitted to the City of Fayetteville's public
works inspector.
4. 2012 Standard Water& Sanitary Sewer Specifications & Details apply. (Document available at
www.accessfayetteville.ore/govemment/engineering)
5. Prior to Project Acceptance(Final Plat, Certificate of Occupancy, or Temporary Certificate of
Occupancy)the following items must be performed or provided to the satisfaction of the Engineering
Department:
a. The work shown on the civil site package must be complete and the items on the final punch list
completed.
b. Vegetation must be established in accordance with Section 169.06 of the UDC and perimeter
controls removed.
c. One(1) set of as-built drawings of the complete project (excluding details) as a hard copy and in
Tiff or PDF format;
i. Public infrastructure and services shall be surveyed after installation in relation to
easements, property lines, and rights-of-way.
1. More than 2 ft deviation of design alignment of shall require new easement
dedication or adjustment of the utility/storm drain.
Mailing Address: ENGINEERING
113 W. Mountain Street wmv-fayetteville-angov
Fayetteville,AR 72701
Planning Commission
December 8,2014
Agenda Item 3
14-4888 Reindl
Page 4 of 9
ii. Professional surveyor shall provide stamp drawings specifically identifying the limits of
as-built survey performed.
d. Unit price construction costs for review and approval and a single 2 year maintenance bonds in
the amount of 25%of the public improvements;
e. Certification that the streets, sidewalk, storm sewer,water, Fre line, and sewer lines,etc., were
installed per approved plans and City of Fayetteville requirements;
i. Provide all Inspection Reports;approved submittals; Data Forms From Utility
Specifications (Including Consultants sewer TV report);compaction test results,etc...
Planning Commission
December 8,2014
Agenda Item 3
14-4888 Reindl
Page 5 of 9
BLEW & ASSOCIATES, PA
CIVIL ENGINEERS& LAND SURVEYORS
Joseph Orr
Blew&Associates, PA
524 West Sycamore,Suite 4
Fayetteville,Arkansas 72703
Planning Commission Members
SUBJECT:Reindl Woods Subdivision
October 29,2014
To Whom It May Concern:
Reindl Woods LLC,is proposing a single family residential subdivision located on N. Gully Road/Washington County
Road#345.The proposed development is a total of 44.09 acres,and the site shall consist of 8 buildable single family
homes with a minimum lot size of 4 acres. We are dedicating 38.5'of right-of-way along the West property line of
the subdivision for a future minor arterial street per the master street plan.
Regards
Joseph Orr
Blew&Associates, PA
Planning Commission
December 8,2014
Agenda Item 3
14-4888 Reindl
Page 6 of 9
ss ds rn- rr/ F -3
),Ili S130" 1 lP�nag
u ST00A\
� ¢ontn'P4°S SP°OSAV IP°1
t1 JJ` i L
tu��buiwgvd
7 ' _
I
j ,
i l i I j �fi I
I'
F
I I
ing Commission
December 8,2014
�n............... ,,.,..,.,,,...,.., ...,... .,,..._..,.„,�,.,_..- Agenda Item 3
14-4888 Reindl
Page 7 of 9
PPL14-4888 REINDL WOODS SID
Close Up View
1 PRIVATE 4758
■
BOB LAWREHCEaO
■
i
� SUBJECT PROPERTY
i
•
Legend
Multi-Use Trail (Existing)
Future Trails
PPL14-4888
bYe.ry jr4' Fayetteville City Limits
® Footprints 2010
- Hillside-Hilltop Overlay District
Design Overlay Di trict
Design Overlay Di trict
0 250 500 1,000 1,500 2,000
------ Planning Area Feet Planning Comm! sion
December 8, 014
Agenda Item 3
14-4888 Reindl
Page 8 of 9
PPL14-4888 REINDL WOODS SID
One Mile View
o
s
s
� ILLY 7qL
0 gg
'R YRD
1
SUBJECT PROPERTY
O Dg LA
FRo .
i
DAVIS L I
F
S�gTe View RD
DREXEL
K ,
N
N a mow.......... Multi-U Trail (Existing)
6 '
a ^•^ re ails F '
CgBO DR '
�y •
....... • Muti-U Trail (Existing)
Future rails ;
Overview Legend - Hillsde-Hilltop Overlay District
Subject Property _! Desi n Overlay District
Plan iing Area
S�T. Boundary t �,
Fayc tteville
q 0 0.25 0.5 1
Mles Planning Co mission
8,2014
Agenda Item 3
14-4888 Reindl
Page 9 of 9
CITY OF
aye vi le PLANNING COMMISSION MEMO
ARKANSAS
TO: Fayetteville Planning Commission
THRU: Andrew Garner, City Planning Director
FROM: Quin Thompson, Current Planner
MEETING DATE: December 08, 2014
SUBJECT: CUP 14-4892: Conditional Use (SOUTH OF JOYCE BLVD. &
RAINFOREST RD. INTERSECTION/ROLLER WEIGHT LOSS CLINIC,
175): Submitted by JORGENSEN & ASSOCIATES for property located
SOUTH OF JOYCE BLVD. & RAINFOREST RD. INTERSECTION. The
property is zoned C-1, NEIGHBORHOOD COMMERCIAL and contains
approximately 3.45 acres. The request is for additional parking.
RECOMMENDATION:
Staff recommends approval of CUP 14-4892 with conditions.
BACKGROUND:
Property: The subject property is on Rainforest Road and contains approximately 3.45
undeveloped acres within the C-1 zoning district. The surrounding zoning and land use is listed
in Table 1.
Table 1
Surrounding Land Use and Zoning
Direction Land Use Zoning
North Commercial: Community Bank C-1, Neighborhood Commercial
South Mud Creek Trail P-1, Institutional
East Assisted Living: Butterfield Trail RMF-24, Residential Multi-family/24 units per
Village acre
West Commercial: Medical Offices C-2, Thoroughfare Commercial
A medical weight loss clinic with a total area of 26,293 square feet is proposed for the site. A
weight loss clinic is not specifically listed in the City parking codes and is therefore categorized
under a general medical/dental office ratio. UDC section 172.05(A)Table 3 requires 1 space per
250 square feet of Gross Floor Area (GFA) for Medical/Dental Office. 105 parking places are
required by the code for this project, and an additional 30% maximum is allowed where specific
design requirements are met.
The project is in the design phase at this time and is expected to be submitted for Large Scale
Development (LSD) review in the coming weeks, however, prior to this LSD submittal, the
applicant requests a Conditional Use for parking in excess of the maximum allowed under UDC
Mailing Address: Planning Commission
113 W Mountain Street www.fayett D1Tember s�2014
Fayetteville,AR 72701 PP.��4 Item 4
14-4892 Roller Weight Loss
Page 1 of 11
172. The applicant has provided the following parking calculations indicating the design intent,
including all of the optional elements allowed:
PARKING RATIO
Building Max
Classification Ratio SO. FT. Calc. Allowed
1 per
250
Medical office SF 26,293 26,2931250= 105
Max Allowed
15% increase by right 105(0.15)= 16
10% increase wILID stormwater
techniques 105(0.10)= 11
5% increase wl addit. Trees* 105(0.05)= 5
Max. Allowed 137
Provided/Requested 160
*1 additional 2-inch caliper tree for every 10 additional parking spaces. (The additional 23 spaces
permitted as a conditional use permit require 2 more additional trees)
The applicant has also provided the following staffing and patient information:
Clinic Hours: Monday— Friday from 8:00 to 5:00:
• Peak Patients = 85
• Peak Staff= 75
• Marketing seminars which at peak will have 120-160 people
Future Land Use Plan Designation: City Neighborhood Area
DISCUSSION:
Request: The applicant requests a conditional use for an additional 23 spaces to allow a total of
160 spaces including accessible spaces.
Public Comment: Staff has not received public comment.
Recommendation: Staff recommends approval of CUP 14-4892 subject to the following
conditions.
Conditions of Approval:
1. Planning Commission determination of a Conditional Use Permit for 30 more parking
spaces than the maximum allowed under UDC Chapter 172. Staff recommends approval
of this request, finding that this is a unique use including marketing/sales seminars and
that a large volume of patients and staff justify the request.
2. All optional elements allowing parking increases as described in UDC Chapter
172.05(C)(2) must be provided before the CUP shall become effective.
3. Development of this site in the manner proposed shall be processed as a Large Scale
Development (LSD) application and required to be submitted for review in accordance
with all Fayetteville Unified Development Code requirements.
Planning Commission
G:\ETC\Development Services Review\2014\Development Review\14-4892 CUP South of Rainforest and Joyce Blvd.(Roller December 8,2014
Clinic)\03 Planning Commission\12-08-2014\Comments and Redlines Agenda Item 4
14-4892 Roller Weight Loss
Page 2 of 11