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HomeMy WebLinkAbout2016-04-11 - Minutes Planning Commission April 11, 2016 5:30 PM City Administration Building in Fayetteville, AR, Room 219 Members: Kyle Cook- Chair, Ron Autry – Vice Chair, Matthew Hoffman – Secretary, Janet Selby, Tracy Hoskins, Allison Quinlan, Thomas Brown, Leslie Belden, Ryan Noble City Staff: Andrew Garner – City Planning Director, Jonathan Curth – Senior Planner, Quin Thompson – Planner, Cory Granderson – Staff Engineer, Blake Pennington – Asst. City Attorney, and Kit Williams –City Attorney 1. Call to Order: 5:30 PM, Kyle Cook In Attendance: Kyle Cook- Chair, Ron Autry – Vice Chair, Matthew Hoffman – Secretary, Janet Selby, Tracy Hoskins, Allison Quinlan, Thomas Brown, Leslie Belden, Ryan Noble Absent: none Staff: Andrew Garner – City Planning Director, Jonathan Curth – Senior Planner, Quin Thompson – Planner, Cory Granderson – Staff Engineer, and Kit Williams –City Attorney 2. Consent Agenda: Approval of the minutes from the March 28, 2016 meeting. VAC 16-5354: Vacation (1137 W. MLK BLVD./ARENA VILLAGE, 521): Submitted by STEVE FOWLER for property located at 1137 W. MLK BLVD. The property is zoned C-1, NEIGHBORHOOD COMMERCIAL and contains approximately 3.42 acres. The request is to vacate portions of a utility easement. Motion: Commissioner Hoffman made a motion to approve the consent agenda. Commissioner Autry seconded the motion. Upon roll call the motion passed with a vote of 9-0-0, 3. Old Business: None. 2 4. New Business: PPL 16-5329: Preliminary Plat (NW OF DOUBLE SPRINGS & SELLERS RDS./ENGLES PARK SD, 513): Submitted by CRAFTON TULL, INC. for property located at the NW CORNER OF DOUBLE SPRINGS & SELLERS RDS. The property is zoned RSF-2, RESIDENTIAL SINGLE FAMILY, 2 UNITS PER ACRE and contains approximately 35 acres. The request is for 59 single-family lots. Andrew Garner, City Planning Director, gave the staff report. Tom Hennelly, applicant, was present for questions. No public comment was presented. Commissioner Hoskins asked about existing utility easement. Garner discussed the utility easement. Commissioner Hoffman discussed the block length requirement and concerns for large block lengths even in this rural area of the city. Motion: Commissioner Selby made a motion to approve PPL 16-5329 with conditions as recommended by staff, modifying condition of approval #1.a, as recommended by staff in the staff presentation dedicating the south building setback of Lots 24-33 in a tree preservation easement, with the exception of areas already within existing utility easements. Commissioner Autry seconded the motion. Upon roll call the motion passed with a vote of 9-0-0. 3 CUP 16-5378: Conditional Use (1291 S. SPRINGFIELD DR./RAUSCH COLEMAN HOMES, 555): Submitted by RAUSCH COLEMAN HOMES for property located at 1291 S. SPRINGFIELD DR. The property is zoned RSF-8, RESIDENTIAL SINGLE FAMILY, 8 UNITS PER ACRE, and contains approximately 0.18 acres. The request is for temporary real estate offices in a model home during development of The Coves Ph. II subdivision. Jonathan Curth, Senior Planner, gave the staff report. Amanda Licata, Purchasing & Estimating Manager, provided additional background on the Coves Phase II development and the layout of the real estate office within the model home. No public comment was presented. Tracy Hoskins, Commissioner, requested clarification on the garage regulations on RSF-8 properties, and whether the subject property falls under the Single-family Infill Standards. Licata, said houses were being built as depicted in the provided floor plan. Andrew Garner, Planning Director, clarified that the question posed by Commissioner Hoskins is one of development, and not relevant to the decision on the submitted CUP request. Allison Quinlan, Commissioner, asked applicant if the garage can still be used as a real estate office without the garage facing the street. Licata, responded that yes, it is a possibility. Motion: Commissioner Hoffman made a motion to approve CUP 16-5378 with conditions as recommended by staff. Commissioner Hoskins seconded the motion. Upon roll call the motion passed with a vote of 9-0-0. 4 CUP 16-5357: Conditional Use (1251 N. LEVERETT AVE./POTTER’S HOUSE OFFICE, 405): Submitted by SHAWN SCHWARTZMAN for property located at 1251 N. LEVERETT AVE. The property is zoned RMF-24, RESIDENTIAL MULTI FAMILY, 24 UNITS PER ACRE, and contains approximately 0.52 acres. The request is for a professional office in a multi-family zoned district. Quin Thompson, Planner, gave the staff report. Shawn Schwartzman, applicant, was present for questions. No public comment was presented. Several Commissioners discussed condition of approval #1 regarding the number of employees and concluded that the condition should be based on the number of vehicles at the property, not the number of employees. Motion: Commissioner Autry made a motion to approve CUP 16-5357 with conditions recommended by staff, modifying condition #1 to specify a maximum of 6 vehicles on a daily basis and up to 12 vehicles at the weekly staff meeting. Commissioner Quinlan seconded the motion. Upon roll call the motion passed with a vote of 9-0-0. 5 RZN 16-5371: Rezone (5650 E. HUNTSVILLE RD./MB PROPERTIES, 571): Submitted by ENGINEERING SERVICES, INC. for property at 5650 E. HUNTSVILLE RD. The properties are zoned RSF-1, RESIDENTIAL SINGLE FAMILY, 1 UNIT PER ACRE, R-A, RESIDENTIAL AGRICULTURAL and RSF-4, RESIDENTIAL SINGLE FAMILY, 4 UNITS PER ACRE and contain approximately 1.53 and 1.75 acres. The request is to rezone the property to RSF-4, RESIDENTIAL SINGLE FAMILY, 4 UNITS PER ACRE. Jonathan Curth, Senior Planner, gave the staff report. Bo Wilkins, applicant’s representative, felt staff sufficiently explained the request, and did not expand. Public Comment: Kim Suanders, neighbor, expressed concerns about potential flooding on the property with its development, and the ability of the homeowners on the northernmost subject property to still access Huntsville Road/Highway 16. No more public comment was presented. Matthew Hoffman, Commissioner, expressed significant aversion to the RSF-4 zoning district being applied on this site, and questioned the appropriateness of its associated density. Recommended future development establish a conservation easement on the interior of the property and push and housing to the street frontage. Kyle Cook, Commissioner and Andrew Garner, Planning Director, discussed issues of density, street access, and a conservation easement. Wilkins, suggested the developer may choose to pursue a cottage development by CUP. Hoffman and Thomas Brown, commissioner engaged the applicant in clarification of the developer’s intended use for the site, and emphasized the City goals to embrace traditional neighborhood form. Kit Williams, City Attorney, advised commissioners that the majority of residential housing in the City is RSF-4 and traditional neighborhood in character. Hoffman, suggests tabling the issue to the applicant to explore other zoning options that may increase density. Allison Quinlan, Commissioner, asks staff is a lower density zoning can serve the same purpose. Garner, responds that it is a possible. Tracy Hoskins, Commissioner, questions the value and concept of promoting non- conforming, non-RSF-4 zoning in the middles of other properties zoned RSF-4 Motion #1: 6 Commissioner Hoffman made a motion to table RZN 16-5371. Commissioner Autry seconded the motion. Upon roll call the motion failed with a vote of 3-6-0. Commissioners Belden, Noble, Selby, Autry, Hoskins, and Quinlan voted ‘no’. Motion #2: Commissioner Autry made a motion to forward RZN 16-5371 with recommended approval. Commissioner Hoskins seconded the motion. Upon roll call the motion failed with a vote of 7-2-0. Commissioners Cook and Hoffman voted ‘no’. 7 RZN 16-5358: Rezone (1429 E. HUNTSVILLE RD./H&H PROPERTIES, 564): Submitted by ZARA NIEDERMAN for property at 1429 E. HUNTSVILLE RD. The properties are zoned RSF-4, RESIDENTIAL SINGLE FAMILY, 4 UNITS PER ACRE and contain approximately 1.88 acres. The request is to rezone the property to CS, COMMUNITY SERVICES and RMF-24, RESIDENTIAL MULTI FAMILY, 24 UNITS PER ACRE. Andrew Garner, City Planning Director, gave the staff report. Zara Neiderman, applicant, was present for questions. No public comment was presented. Commissioner Brown discussed that his biggest concern is the CS clarification along Huntsville Road and Curtis Road. He discussed that he thinks it is too much intensity for this area. I am very familiar with this area. I cannot approve the CS portion of the zoning but I could live with the NS, Neighborhood Services zoning instead. I have a real problem with curb cuts along Huntsville Road. Commissioner Quinlan asked about curb cut locations. Garner discussed the access management ordinance. Commissioner Autry discussed the viability of commercial development and curb cut locations for this property. This mixture of zoning would be very compatible. Commissioner Hoffman discussed that we recently had a rezoning to the west for CS that I opposed. I think that Neighborhood Services was a good pairing with a single family housing districts in that rezoning. Here I am going to reverse myself and support Community Services here given the surrounding setting including multi-family. Commissioner Belden discussed the adjacent access, Silverado Street, to the east and potential for development of this sliver of land. Commissioner Hoffman discussed that Community Services includes gas stations and drive-thru restaurants which I don't think is a great thing. I will continue to make my call for a new zoning district in between NS and CS, or that we remove gas stations and drive-thru restaurants from the CS district. Motion: Commissioner Hoffman made a motion to forward RZN 16-5358 to the City Council with a recommendation for approval. Commissioner Quinlan seconded the motion. Upon roll call the motion passed with a vote of 8-1-0. Commissioner Brown voted “no”. 8 RZN 16-5360: Rezone (930 S. COLLEGE AVE./PRIME ESTATES, 562): Submitted by THE INFILL GROUP for property at 930 S. COLLEGE AVE. The property is zoned NC, NEIGHBORHOOD CONSERVATION and contains approximately 0.34 acres. The request is to rezone the property to RSF-18, RESIDENTIAL SINGLE FAMILY, 18 UNITS PER ACRE. Quin Thompson, Planner, gave the staff report. Matthew Petty, applicant, was present for questions. Public Comment: Aubrey Shepherd discussed stormwater drainage and housing preferences for different age groups. Commissioner Hoffman discussed support for this request, citing that this property is close to one of our largest parks, Walker Park. Matthew Petty, applicant, discussed a potential to request a conditional use permit for rowhouses on this property. He discussed that the only red clay will be for the foundations, not for anything else on the development. Commissioner Autry discussed support for the request. Motion: Commissioner Autry made a motion to forward RZN 16-5360 with recommend staff approval. Commissioner Hoffman seconded the motion. Upon roll call the motion passed with a vote of 9-0-0. 9 RZN 16-5366: Rezone (NE CORNER OF GREGG AVE. & VAN ASCHE DR./LOTS 20 & 21-CMN BUSINESS PARK, 172): Submitted by McCLELLAND ENGINEERS, INC. for properties at the NE CORNER OF GREGG AVE. & VAN ASCHE DR. The properties are zoned P-1, INSTITUTIONAL and contain approximately 19.34 acres. The request is to rezone the properties to C-1, NEIGHBORHOOD COMMERCIAL. Quin Thompson, Current Planner, gave the staff report, making mention that this item also has to go through the city of Johnson. Rick McGraw, applicant, discussed the background and the applicant's request. No public comment. Commissioner Quinlan asked what staff would support. Thompson responded CS and UT. Commissioner Brown asked about the Van Asche road construction and the road in that area. I would rather see a mixed use zoning. I feel we need to raise the issue again in this area. Commissioner Hoffman agreed with Commissioner Brown. There is still quite a bit of undevelopable property out here. I am very hopeful that we can get this zoned to CS or UT, as Mr. Thompson said he would prefer. Commissioner Autry discussed that he would like to see a broader use here. I would be voting for denial. Motion: Commissioner Autry made a motion to table RZN 16-5366 for two weeks. Commissioner Selby seconded the motion. Upon roll call the motion passed with a vote of 9-0-0. 10 ADM 16-5393 Administrative Item (UDC CHAPTER 151.01 AMENDMENTS): Submitted by ALDERMAN MATTHEW PETTY AND THE CITY ATTORNEY for an ordinance to amend UDC Chapter 151.01 (Definitions) of the Fayetteville City Code. Alderman Petty discussed the proposal and background for the proposed code change. Eaves would be able to protrude 3 feet into a setback. It does introduce much improved flexibility in more infill zoning districts. On small infill parcels it can become a particular problem. It is often the case of small infill parcels that developers are forced to make compromises that developers of more modern architecture are not. I would be comfortable with allowing even more architectural projections be permitted in building setbacks. City Attorney discussed that he did draft what Alderman Petty asked me too. This would only affect side and rear setbacks. I do think this is a very minor change. Public Comment: Zara Neiderman discussed that he does see a need for this change and is happy to see this before you. Aubrey Shepherd discussed that many of the older neighborhoods were built with a 20- foot setback. I don't think the rich folks will go for these smaller homes. The trees were taken off before the lots were developed. I think we need to be wary of this because of the livability of these homes. We need to be wary of this because some people will be forced into these types of places. People of all generations may have different opinions for these types of developments. No more public comment was presented. Commissioner Quinlan asked about the cottage housing development that discuss measurement from eave to eave. Alderman Petty discussed that he is proposing to change the cottage development code. Commissioner Hoskins discussed that this doesn't go far enough. I would like to see it to include those architectural elements. I would like to change this so things like fireplaces and other elements could also encroach as long as it stays under the eave. Commissioner Brown agreed. I would be happy to look at to add expansion to other architectural elements. Commissioner Hoffman discussed that our current code forces smaller lots to choose between architectural design and pro-forma. The amount of sq. ft. That is possible on these small lots. Any time you get these two things in opposition to one another there is a problem. He agreed with Commissioner Hoskins about allowing additional architectural elements to be added. Motion: Commissioner Hoffman made a motion to table ADM 16-5393 for two weeks. Commissioner Selby seconded the motion. Upon roll call the motion passed with a vote of 9-0-0. 11 5. Reports: No reports 6. Announcements: 7. Adjournment Time: 7:16 PM 8. Submitted by: City Planning Division