HomeMy WebLinkAbout234-19 RESOLUTION113 West Mountain Street
Fayetteville, AR 72701
(479) 575-8323
Resolution: 234-19
File lumber: 2019-0610
ADM 19-6816 (380 N. COLLEGE AVE./OZARK NATURAL FOOD CO-OP):
A RESOLUTION PURSUANT TO § 166.04(B)(3) OF THE FAYETTEVILLE UNIFIED
DEVELOPMENT CODE TO APPROVE THE APPLICANT'S REQUEST TO NOT DEDICATE
ADDITIONAL RIGHT OF WAY FOR A REDEVELOPMENT PROJECT AT 380 NORTH COLLEGE
AVENUE
WHEREAS, the property located at 380 North College Avenue is being proposed for redevelopment,
which would typically require the dedication of additional right of way along Lafayette Street; and
WHEREAS, the draft Master Street Plan recommends altering the classification of Lafayette Street in
front of the subject property's frontage from a Collector Street to a Downtown/Urban Street, which can be
supported with the existing right of way; and
WHEREAS, the Planning Commission voted 6-1-1 to recommend that the City Council approve the
applicant's request to not dedicate any additional right of way for this redevelopment project and staff
is also in support of the request.
NOW, THEREFORE, BE IT RESOLVED BY THE CITY COUNCIL OF THE CITY OF
FAYETTEVILLE, ARKANSAS:
Section 1: That the City Council of the City of Fayetteville, Arkansas hereby approves the request by
the applicant that it not be required to dedicate additional right of way for its redevelopment project at
380 North College Avenue pursuant to § 166.04(B)(3) of the Fayetteville Unified Development Code.
Page 1 Printed on 10116119
File Number: 2019-0640
Resolution 234-19
PASSED and APPROVED on 10/15/2019
Attest:
Lisa Branson, Deputy C � Y
C-);FAYETTEVILLE;
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Page 2 Printed on 10/16/19
'77 City of Fayetteville, Arkansas 113 West Mountain Street
—; Fayetteville, AR 72701
—� (479) 575-8323
Text File
— File Number: 2019-0640
Agenda Date: 10/15/2019 Version: 1 Status: Passed
In Control: City Council Meeting File Type: Resolution
Agenda Number: A. 7
ADM 19-6816 (380 N. COLLEGE AVE./OZARK NATURAL FOOD CO-OP):
A RESOLUTION PURSUANT TO § 166.04(B)(3) OF THE FAYETTEVILLE UNIFIED
DEVELOPMENT CODE TO APPROVE THE APPLICANT'S REQUEST TO NOT DEDICATE
ADDITIONAL RIGHT OF WAY FOR A REDEVELOPMENT PROJECT AT 380 NORTH COLLEGE
AVENUE
WHEREAS, the property located at 380 North College Avenue is being proposed for redevelopment, which
would typically require the dedication of additional right of way along Lafayette Street; and
WHEREAS, the draft Master Street Plan recommends altering the classification of Lafayette Street in front of
the subject property's frontage from a Collector Street to a Downtown/Urban Street, which can be supported
with the existing right of way; and
WHEREAS, the Planning Commission voted 6-1-1 to recommend that the City Council approve the
applicant's request to not dedicate any additional right of way for this redevelopment project and staff is also in
support of the request.
NOW, THEREFORE, BE IT RESOLVED BY THE CITY COUNCIL OF THE CITY OF
FAYETTEVILLE, ARKANSAS:
Section 1: That the City Council of the City of Fayetteville, Arkansas hereby approves the request by the
applicant that it not be required to dedicate additional right of way for its redevelopment project at 380 North
College Avenue pursuant to § 166.04(B)(3) of the Fayetteville Unified Development Code.
City of Fayetteville, Arkansas Paye 1 Printed on 1011612019
Garner Stoll
Submitted By
City of Fayetteville Staff Review Form
2019-0640
Legistar File ID
10/15/2019
City Council Meeting Date - Agenda Item Only
N/A for Non -Agenda Item
9/27/2019 CITY PLANNING (630)
Submitted Date Division / Department
Action Recommendation:
ADM 19-6816: Administrative Item (380 N. COLLEGE AVE./OZARK NATURAL FOOD CO-OP, 485): Submitted by
FLINTLOCK LTD., CO. for property located at 380 N. COLLEGE AVE. The property is zoned MSC, MAIN STREET
CENTER and contains approximately 2.17 acres. The request is for no dedication of Master Street Plan right-of-way
associated with a small site improvement plan.
Budget Impact:
Account Number
Project Number
Budgeted Item? NA Current Budget
Funds Obligated
Current Balance
Does item have a cost? No Item Cost
Budget Adjustment Attached? NA Budget Adjustment
Remaining Budget
Fund
Project Title
V20180321
Purchase Order Number: Previous Ordinance or Resolution #
Change Order Number:
Original Contract Number:
Comments:
Approval Date:
CITY OF
FAYETTEVILLE
ARKANSAS
MEETING OF OCTOBER 15, 2019
TO: Mayor; Fayetteville City Council
THRU: Don Marr, Chief of Staff
Garner Stoll, Development Services Director
Andrew Garner, City Planning Director
FROM: Jonathan Curth, Senior Planner
DATE: September 27, 2019
CITY COUNCIL MEMO
SUBJECT: ADM 19-6816: Administrative Item (380 N. COLLEGE AVEJOZARK NATURAL
FOOD CO-OP, 485): Submitted by FLINTLOCK LTD., CO. for property located at
380 N. COLLEGE AVE. The property is zoned MSC, MAIN STREET CENTER and
contains approximately 2.17 acres. The request is for no dedication of Master
Street Plan right-of-way associated with a small site improvement plan.
RECOMMENDATION:
Planning Commission and staff recommend approval of a request to accept no right-of-way
dedication as depicted in Exhibits 'A' and 'B'
BACKGROUND:
The subject property is located on the southeast corner of East Lafayette Street/Highway 45 and
North College Avenue/Highway 7113. These streets are respectively classified by Fayetteville's
Master Street Plan as a Collector Street and an Arterial equivalent (ST 63). The property is
currently developed with an approximately 33,000 square feet building that was built in 1968.
Although currently vacant, the structure has served as a grocery store for decades. Access to the
property includes one driveway on Lafayette Street and two on College Avenue. In 2018, the
Planning Commission approved variances to allow the existing curb cut locations to remain, with
conditions of approval that they be modified to comply with current design and for cross access
to be accommodated to the south. More recently, in August of 2019 plans were submitted for City
review, proposing a comprehensive rehabilitation of the inside and outside of the existing structure
in to another grocery store, along with a complete renovation of the parking lot.
Request: The applicant has proposed to redevelop the subject property (SIP 19-6815), which
requires right-of-way dedication where current right-of-way widths are insufficient to meet the
Master Street Plan pursuant to UDC 166.04(B)(3)(a). For the applicant's property, required
dedication includes 35 feet from the centerline of Lafayette Street with consideration for its
classification as a Collector Street in sufficient proximity to a signalized intersection to warrant a
turn lane. The applicant proposes no dedication of right-of-way.
Staff Findings: With due consideration for staff -proposed and Commission -forwarded changes to
Fayetteville's Master Street Plan, staff supports the request. The draft Master Street Plan
Mailing Address:
113 W. Mountain Street www.fayetteville-ar.gov
Fayetteville, AR 72701
recommends altering the portion of Lafayette Street along the subject property's frontage from a
Collector Street to a Downtown/Urban Street. Staff review of the existing Lafayette Street right-
of-way from -centerline indicates that it can support two drive lanes and a turn lane, along with the
eight -foot urban sidewalk and furniture zone associated with the proposed Downtown/Urban
Street section.
DISCUSSION:
At the September 23, 2019 Planning Commission meeting, the Commission approved parking lot
design, landscaping, and commercial design standard variances for a small site improvement
plan currently under development review. As a part of this action, the Commission forwarded the
request for no dedication of right-of-way to the City Council with a recommendation for approval
by a vote of 6-1-1. Commissioner Johnson voted `no' to the overall motion and Commission
Belden recused. Public comment was made at the meeting in opposition to variances of perimeter
and rooftop mechanical screening requirements.
BUDGET/STAFF IMPACT:
N/A
Attachments:
• Exhibit A
• Exhibit B
• Request Letter
• Planning Commission Staff Report
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19-6816
Request Letter
September 23, 2019
380 N COLLEGE AVE ROW DEDICATION
To the Planning Commission and City Council of the City of Fayetteville, AR,
flinflock
ARCHITECTURE &LANDSCAPE
As part of the new tenant finish out of the existing grocery story located at 380 N College Ave for Ozark
Natural Foods, we would like to request a lesser Right of Way dedication along Lafayette Ave.
In accordance with a meeting with the City of Fayetteville Planning Department on September 23, the
existing Right of Way accommodates the new Master Street Plan street designation section. No street
improvements are currently recommended by the City Planning Staff, and the current additional ROW
outside the existing curbs will allow for installation of the new Downtown Urban street section with a 4'
amenity zone and an 8' sidewalk upon future possible development of a narrow liner building. The existing
curb to curb width is approximately 33', allowing for two 11' travel lanes (accommodating fire and transit
needs) as well as an 111' turn lane. All current and future city ROW needs are accommodated within the
existing ROW.
The new Master Street Plan and new Street Sections is scheduled to be before the City Council for vote on
November 19. If approved, this request would not be necessary as the current ROW complies with the new
requirements. Ozark Natural Foods is scheduled to relocate into 380 N College by approximately April 2020,
when sale of their current location will close. Waiting to apply for a building permit until the Master Street
Plan is passed would not allow this move to happen as scheduled. As such, we respectfully request no Right
of Way dedication on Lafayette St in compliance with the new Master Street Plan.
Thank you for your consideration of this request,
Respectfully,
FLINTLOCK LTD CO
Allison Thurmond Quinlan
AIA RLA LEED AP
479.305.4807 217 E DICKSON ST SUITE 106, FAYETTEVILLE AR 72701
CITY OF
WLe FAYETTEVILLE PLANNING COMMISSION MEMO
WO ARKANSAS
TO: Fayetteville Planning Commission
THRU: Andrew Garner, City Planning Director
FROM: Jonathan Curth, Senior Planner
Melissa Evans, Urban Forestry
John Scott, Urban Forester
MEETING DATE: September 23, 2019 (Updated with Planning Commission Results)
SUBJECT: VAR 19-6816: Variance (380 N. COLLEGE AVE./OZARK NATURAL
FOOD CO-OP, 485): Submitted by FLINTLOCK LTD., CO. for property
located at 380 N. COLLEGE AVE. The property is zoned MSC, MAIN
STREET CENTER and contains approximately 2.17 acres. The request is
for variances to the parking lot, building design, landscape, and screening
requirements.
RECOMMENDATION:
Staff recommends partial approval of VAR 19-6816, with conditions.
RECOMMENDED MOTION:
"I move to approve VAR 19-6816, determining:
• Against Condition #1, a variance of the commercial design standards and proposed
modification of VAR 18-6428, to not include cross access;
• In favor of Condition #2, a variance of the commercial design standards to not screen roof-
top mechanical units;
• Against Condition #3, a variance of the parking lot design standards and proposed
modification of VAR 18-6428, to not reduce driveway widths and place pedestrian paths
within the driveway using applied materials;
• In favor of Condition #4, four variances of §177, Landscape Regulations to not provide a
required tree island, greenspace, screening, or shrub plantings, as described; and
• The remaining condition as recommended by staff.
BACKGROUND:
The subject property is located on the southeast corner of East Lafayette Street/Highway 45 and
North College Avenue/Highway 71 B. These streets are respectively classified by Fayetteville's
Master Street Plan as a Collector Street and an Arterial equivalent (ST 63). The property is
currently developed with an approximately 33,000 square feet building that was built in 1968.
Although currently vacant, the structure has served as a grocery store for decades. Access to the
property includes one driveway on Lafayette Street and two on College Avenue. In 2018, the
Planning Commission approved variances to allow the existing curb cut locations to remain, with
conditions of approval that they be modified to comply with current design and for cross access
to be accommodated to the south. More recently, in August of 2019 plans were submitted for City
review, proposing a comprehensive rehabilitation of the inside and outside of the existing structure
in to another grocery store, along with a complete renovation of the parking lot. Surrounding land
Planning Commission
September 23, 2019
Agenda Item 7
19-6816 ONF
Page 1 of 33
uses and zoning is depicted in Table 1.
Table 1
Surroundinq Land Use and Zoninq
Direction
Land Use
Zoning
North
Automobile Mechanic;
MSC, Main Street Center
Single-family Residential
South
Office
MSC, Main Street Center
East
Single-family Residential
RSF-4, Residential Single-family, 4 Units per Acre
Gas Station;
West
Office;
MSC, Main Street Center
Church
Public Comment: Staff has received public inquiries on this item, but no statements of opposition
or support to date.
DISCUSSIONS:
Request: As a part of the applicant's proposal to reuse the existing structure as a grocery store,
seven variances are being requested as described below alongside staff recommendations:
§166.25(D), Site Development and Design Standards.
o Driveways. Commercial, office, and mixed-use development in Fayetteville shall
incorporate opportunities for cross access to both developed and undeveloped
properties. The applicant proposes to both vary the ordinance requirement for
cross access and amend the previous access management variance's condition
of approval requiring accommodation of cross access to the property to the south.
■ Staff Recommendation: With due consideration for the grade changes
between portions of the subject property and the lot to the south, staff
maintains that it is critical to the streetscape fabric of College Avenue/718
to encourage opportunities for cross access. Future development of the
property to the south may create a condition where cross access is viable,
possibly eliminating one of the two existing curb cuts within approximately
20 feet of each other.
o Mechanical and Utility Screening. Fayetteville's commercial design standards
require the screening of all mechanical equipment from public rights-of-way.
Screening is to use colors and materials compatible with the supporting building.
The applicant proposes the building and its proposed rooftop mechanical to be
unscreened.
■ Staff Recommendation: Staff recommends in favor of the request, finding
that the existing structure has utilized unscreened, roof -mounted screening
since its construction in 1968. Given the applicant's proposal does not
propose structural changes to the building beyond the addition of glazing
and modification of materials, staff does not find the requirement for a
parapet wall or other visual barrier to be commensurate to the project's
scope.
§172.04(F), Parking Lot Circulation. Fayetteville's parking lot design standards permit two-
way driveway widths between 12 and 24 feet. The applicant proposes all the existing
driveways to remain at their current widths and utilize an applied pattern to designate
pedestrian paths within the driveway. The existing driveways vary in width from
approximately 30 to 39 feet in width. This represents a variance of both the referenced
ordinance and the previous access management variance's condition of approval
Planning Commission
G:\ETC\Development Services Review\2019\Development Services\19-6816 VAR September 23. 2019
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19-6816 ONF
Page 2 of 33
requiring all driveways to be brought in to conformance with design requirements and for
the northern College Avenue curb cut to be modified for right-in/right-out access only.
o Staff Recommendation: Staff finds the applicant's request to conflict with the
parking lot design ordinance's intent and purpose to create safe and efficient
circulation for both vehicles and pedestrians. Staff does not support placement of
pedestrians within parking lot driveways as proposed by the applicant, particularly
along driveways that are adjacent to high-volume streets with the potential for
frequent vehicle entries and exits. Further, staff does not find the proposal for an
applied pavement marking to represent adequate protection and separation
between vehicles and pedestrians. When pedestrians are routed in to drive aisles,
not across them, it is generally in association with a raised walkway or, failing that,
post delineators, bollards, or other physical cues to vehicles. Accordingly, staff
recommends denial of the request as proposed, but would support allowing the
Lafayette Street and Northern College Avenue curb cut widths to remain for truck
access if pedestrian improvements were made outside of the drive aisle, or within
the drive aisle as an elevated path.
• §177.04(C), Interior Landscaping Requirements. Please see the attached Urban Forestry
Memo.
• §177.04(D), Perimeter Landscaping Requirements:
o Site and Rear Property Lines. Please see the attached Urban Forestry Memo.
o Property Lines Adjoining Street Right -of -Way. Please see the attached Urban
Forestry Memo.
o Shrub Screening. Please see the attached Urban Forestry Memo.
RECOMMENDATION: Staff recommends partial approval of VAR 19-6816 subject to the
following conditions:
Conditions of Approval:
1. Planning Commission determination of a variance of §166.25(D), Site Development and
Design Standards, to modify a condition of approval of VAR 18-6428 and not provide
opportunity for cross access allow use of gravel as a parking lot material. Staff does not
recommend in favor of this request based on the findings outlined in this report;
2. Planning Commission determination of a variance of §166.25(D), Site Development and
Design Standards, to not screen rooftop -mounted mechanical equipment. Staff
recommends in favor of this request based on the findings outlined in this report;
Planning Commission determination of a variance of §172.04(F), Parking Lot Circulation,
to modify a condition of approval of VAR 18-6428 and reduce existing, nonconforming
driveway widths and instead use applied material as a visual reduction and for pedestrian
paths; Staff does not recommend in favor of this request based on the findings outlined in
this report. Should the Planning Commission choose to approve the variance, staff
recommends that it only be for the northern College Avenue and Lafayette Street curb
cuts, with pedestrian improvements required to provide a raised path through the
driveway;
4. Planning Commission determination of variances of §177, Landscape Regulations, to
allow existing greenspace areas and screening to remain for compliance and not provide
one tree island where otherwise required. Staff recommends in favor of these requests
Planning Commission
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based on the findings outlined in this report;
5. Approval of these variances does not guarantee approval of other development issues
that have not been fully -reviewed at this stage.
6. Planning Commission determination of no dedication of right-of-way. Staff recommends in favor of the
request, finding that the existing right-of-way is consistent with the proposed re-classification of Lafayette
Street from a Collector (Intersection) Street to an Downtown/Urban Street in the draft Master Street Plan.
Reauired YES 11
Date: September 23, 2019 O Tabled
Motion: Winston, as described below. —
Second: Paxton
Vote: 6-1-1, Johnson voted 'no', Belden recused
BUDGET/STAFF IMPACT:
None
Attachments:
® Approved 71 Denied
• Unified Development Code:
o §166.25, Commercial, Office, and Mixed-use Design and Development
Standards
o §172.04, Parking Lot Design Standards
o §177.04, Site Development and Parking Lot Landscape Standards
• Urban Forestry Memo
• VAR 18-6428 Staff Report
• Request letter
• Site Plans:
• Existing
• Proposed
• Pattern Layout
• Landscape
• One Mile Map
• Close-up Map
• Current Land Use Map
To approve VAR 19-6816, determining:
-In favor of cross access to the south, that may be parked until the time the neighbors to the
south want to connect;
-In favor of the variance to not approve rooftop mechanical;
-In favor of the lesser dedication of right-of-way as proposed by the applicant and added as a
determination at the meeting by staff;
-In favor of the driveway variance as requested, requiring that a raised additional element be
incorporated into the driveway design to notify drivers of the pedestrian access in the driveway;
and
-The fence along the eastern property line shall be substantially rebuilt with a six-foot tall fence
from the northern property line until it is parallel to the north facade of the primary structure, then
becoming eight -foot tall to the south of the building
u:\t It;\development Services Keview\2UIu\Development 6ervices\19-bbIb VAK
380 N. College Ave. (Ozark Natural Food Co-op) 485\03 Planning Commission\09-23-2019
wrmr g Commission
September 23, 2019
Agenda Item 7
19-6816 ONF
Page 4 of 33
166.25 - Commercial, Office and Mixed Use Design And Development Standards
(A) Purposes.
(1) To protect and enhance Fayetteville's appearance, identity, and natural and economic vitality.
(2) To address environmental concerns which include, but are not limited to, soil erosion, vegetation
preservation, and drainage.
(3) To protect and preserve the scenic resources distributed throughout the city which have contributed greatly
to its economic development, by attracting tourists, permanent part-time residents, new industries, and
cultural facilities.
(4) To preserve the quality of life and integrate the different zones and uses in a compatible manner.
(5) To address the issues of traffic, safety, and crime prevention.
(6) To preserve property values of surrounding property.
(7) To provide good civic design and arrangement.
(B) Applicability. These design and development standards apply to commercial developments, office developments,
small scale production, those parts of a planned zoning district or other mixed use developments with commercial
and office elements and to industrial developments within the 1-540 Overlay District.
(D) Site Development and Design Standards.
(1) Site Coverage. A maximum of 80% of the development site may be covered by the ground floor of any
structure, parking lots, sidewalks, and private streets and drives or any other impermeable surface.
Properties located within the Downtown Master Plan boundary are exempt from this requirement.
(2) Driveways. Shared drives and cross access between properties shall be encouraged to adjacent developed
and undeveloped properties.
(3) Mechanical and utility equipment and refuse containers shall be screened if visible from the highway/street
right-of-way or from residential property as set forth below:
(a) Mechanical and Utility Equipment.
All mechanical and utility equipment located on the wall and/or on the ground shall be screened
with vegetation, by incorporating screening into the structure, or by utilizing paint schemes that
complement the building and screen the equipment.
(ii) All roof mounted utilities and mechanical equipment shall be screened by incorporating screening
into the principal structure utilizing materials and colors compatible with the supporting building.
(Ord. No. 5526, 9-18-12; Ord. No. 5735, 1-20-15; Ord. No. 6091 , §1, 9-18-18)
Planning Commission
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172.04 - Parking Lot Design Standards
(See: Illustration: Parking Dimension Factors)
(A) Maneuvering. Parking lots shall be designated, maintained, and regulated so that no parking or maneuvering
incidental to parking will encroach into the areas designated for sidewalks, streets, or required landscaping.
Parking lots shall be designed so that parking and un -parking can occur without moving other vehicles, unless a
valet service has been approved as part of the development plans. Vehicles shall exit the parking lot in a forward
motion.
(B) Pedestrian Access. Pedestrian access shall be provided from the street to the entrance of the structure by way
of designated pathway or sidewalk.
(F) Parking Lot Circulation.
(4) Entrances and Internal Aisle Design for Parking Lots Containing Nine (9) or More Parking Spaces. The
driveway width into parking lots shall meet the following requirements:
(a) Entrances.
(i) One -Way Access to Parking Lots. If the driveway is a one-way in or one-way out, then the
driveway width shall be a minimum of 12 feet and a maximum of 16 feet.
(ii) Two -Way Access to Parking Lots. For two (2) way access, the driveway width shall be a minimum
20 feet and a maximum width of 24 feet, unless otherwise required by the Fire Department.
(iii) Collector and Arterial Streets. Driveways that enter collector and arterial streets may be required
to have two (2) outbound lanes (one for each turning direction) and one inbound lane for a
maximum total driveway width of 39 feet.
(iv) Effective Curb Radius. All driveways serving 9 or more parking spaces shall have an effective
curb radius of 15 feet for curb cuts on local streets and an effective curb cut radius of 20 feet for
collector, minor arterial and arterial streets.
(Ord. No. 4725, 7-19-05; Ord. No. 4855, 4-18-06; Ord. No. 4917, 9-05-06; Ord. No. 5044, 8-07-07; Ord. No. 5079, 11-
20-07, Ord. No. 5297, 12-15-09; Ord. No. 5592, 06-18-13; Ord. No. 5680, 4-15-14; Ord. No. 5841 , §§1-3, 1-5-16;
Ord. No. 5859 , §2, 3-15-16)
Planning Commission
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177.04 - Site Development And Parking Lot Landscape Standards
(A) Applicability. A detailed landscape plan is required to be submitted for all development when either new
development or expansion of 25% of the existing building square footage occurs and for all new or expanded
parking lots containing five (5) or more spaces. Landscape plans shall be submitted with the application for
building permit or parking lot permit. Submittals shall conform to the standards established within this chapter.
(B) General Requirements.
(1) Separation of Landscaped Areas and Vehicles. All landscaped areas shall be protected from potential
damage by vehicles by placing concrete curbs or wheel barriers adjacent to the landscaped area.
(2) Vehicle Overhangs. A portion of a standard parking space may be landscaped instead of paved to meet
part of the landscaping requirement. The landscaped area may be up to 2 feet of the front of the space as
measured from a line parallel to the direction of the bumper of the vehicle using the space. Landscaping
may only be groundcover plants in the overhang area.
(3) Maintenance. The current owner of the property shall be responsible for the maintenance of all required
landscaping.
(a) Irrigation System. Some method of irrigation shall be required in landscaped areas. An automated
irrigation system is encouraged to ensure adequate moisture to plant material. In landscaped areas
without an automated irrigation system the installation of hose bibs (water spigots), installed one (1)
for every 100 -foot radius, will be required.
(b) Planting Beds. All landscaping shall be planted within areas designated as planting beds. Planting
beds shall have amended soil to insure the health of the plant materials. All sod shall be removed
within the planting bed and mulch shall cover the bare soil to ease maintenance. Sod will be allowed
in tree lawns and tree islands if no other plant material is included within these areas.
(c) Replacement Landscaping. Landscaping that dies or is damaged shall be removed and replaced by
the current owner of the property. The owner shall have sixty (60) days from the receipt of written notice
issued by the city to remove and replace any required landscaping that dies or is damaged.
(C) Interior Landscaping Requirements.
(1) Amount of Landscaping. Parking lots containing ten (10) or more spaces shall be landscaped with one of
the following options:
VP 3;Q1q 1
(a) Option 1. Narrow Tree Lawn. A continuous landscape strip between rows of parking. The minimum
width of a tree lawn shall be 8 feet , the minimum area shall be 300 square feet. One (1) tree every
twelve (12) parking spaces or one tree every 30 linear feet, whichever provides more canopy, shall be
planted with this option. Trees may be grouped or spaced within the lawn area.
Planning Commission
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Page 7 of 33
8''
OPTION 2
(b) Option 2. Tree Island. The minimum width of a tree island shall be 8 feet; the minimum area shall be
150 square feet. One (1) tree shall be planted for every twelve (12) parking spaces with this option,
with a maximum run of twelve (12) parking spaces permitted without a tree island.
(2) Placement of Trees. Interior trees shall be placed on either side of points of access (entrance drives, exit
drives) within tree islands, as indicated in the Landscape Manual.
(3) Tree Planting. All trees planted to meet these requirements shall be deciduous shade trees. Species
selection shall be chosen from the approved list of trees found in the appendices of the City of Fayetteville
Landscape Manual. Alternate tree species selections may be approved by the Urban Forester.
(4) Calculation of Area. Required perimeter landscaping may not be substituted for interior landscaping.
However, it is recognized that interior landscaping may join perimeter landscaping. In such cases,
landscaping which extends 4 feet or more into the parking area may be included in the calculation of interior
landscaped area.
(5) Exceptions. All parking lots used solely for the purpose of providing areas for the display and storage of
motor vehicles for sale, lease, and rental shall be exempt from the interior landscaping requirements.
(D) Perimeter Landscaping Requirement. Proposed development shall be landscaped meeting the following
requirements:
(1) Side and Rear Property Lines. All parking lots shall have 5 feet of landscaped area between the property
line and parking lot. The 2 -foot vehicle overhang option may be included to meet this requirement.
Depending on the use and location, additional landscaped area and screening may be required along
property lines. Where parking lots are located adjacent to a public alley, greenspace is not required between
the parking lot and the alley. A shared driveway or parking lot drive aisle within a platted access easement
may encroach fully within the required greenspace along the side or rear property lines.
(2) Property Lines Adjoining Street Right -of -Way.
(a) Landscape Area Required. A 15 -foot wide landscaped area shall be provided along the front property
line exclusive of and adjacent to the Master Street Plan right-of-way. Points of access (entrance drives,
exit drives) and sidewalks are allowed to cross the 15 -foot landscaped area provided the integrity of
the landscaped area is maintained.
(b) Urban Zoning Districts. Zoning districts that prescribe urban building form (e.g., a build -to zone)
permitting front setbacks of less than 15 feet may be permitted to eliminate the greenspace between
the principal fagade of a building and the Master Street Plan right-of-way and instead provide
pedestrian oriented elements as referenced in 166.24(E).
(c) Residential Zones. Except for permitted entrance drives, every development shall be landscaped for
an equal and uniform width of 15 feet parallel to the front property line(s) street right-of-way. Single
and two-family residential uses shall be exempt from this requirement.
(d) Nonresidential Zones. Except for permitted entrance drives, every development shall be landscaped
for an equal and uniform width of 15 feet parallel to the front property line(s) street right-of-way.
(e) Shade. All tree planting locations shall attempt to achieve shade for parking lots, cars, benches,
pedestrian walkways, etc., by utilizing aspect and locating trees along the south and west boundary of
these areas.
Planning Commission
G:\ETC\Development Services Review\2019\Development Services\19-6816 VAR September 23, 2019
380 N. College Ave. (Ozark Natural Food Co-op) 485\03 Planning Commission\09-23-2019 Agenda Item 7
19-6816 ONF
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(f) Screening. Parking lots containing five (5) or more spaces shall be screened from the public right-of-
way and adjacent properties, where said parking areas are adjacent to residential zones, with shrubs
and/or graded berms. If graded berms are used, shrubs are also required.
(g) Perimeter Planting Location. Street trees shall be installed in the location identified under the street
tree planting standards described herein, all other plantings noted herein shall be installed within the
required landscape area. Subject to approval by the Urban Forester, required shrubs may be planted
within the right-of-way or outside the required landscape area parallel to the street right-of-way only in
extenuating circumstances.
(3) Tree Planting.
(a) Large species trees shall be planted in the location identified in the Street Tree Planting Standards
containing one (1) tree per 30 linear feet along the front property line. Trees along the perimeter may
be grouped to allow flexibility in design. The maximum allowed grouping may be up to 25% of the
required number of street trees.
(b) Species selection shall be chosen from the approved list of trees for landscaping found in the
appendices of the City of Fayetteville Landscape Manual. Alternate tree species selections may be
approved by the Urban Forester. No more than 25% of trees planted to meet perimeter landscaping
requirements may be evergreen.
(c) Planted trees shall have a 2 -inch caliper (diameter) measured 6 inches above ground level at the time
of planting.
(d) At the request of the developer, the Urban Forester may exempt specific areas from required tree
planting where the terrain, existing trees or other physical limitations make the planting of new trees
impracticable. In cases of existing overhead power lines, small trees shall be planted that will not
interfere with the existing power lines. Species selection shall be approved by the Urban Forester.
(4) Shrub Screening. Parking lots that require screening shall have shrubs that are spaced so as to create a
seamless row of hedging. A minimum of 50% of the shrubs shall be evergreen. Shrub size at the time of
planting shall be in a minimum of 3 -gallon containers with an expected height of three feet or more within
two (2) years of planting.
(5) Perennial Groundcover. All landscaped areas shall be vegetated or re -vegetated with appropriate perennial
groundcover. Prior to the issuance of a certificate of occupancy, all bare soil shall be adequately covered.
(Ord. No. 4917, 9-05-06; Ord. No. 5312, 4-20-10; Ord. No. 5337, 8-3-10; Ord. No. 5859, §3(Exh. B), 3-15-16; Ord. No.
6090 , §1, 9-18-18)
Planning Commission
G:\ETC\Development Services Review\2019\Development Services\19-6816 VAR September 23, 2019
380 N. College Ave. (Ozark Natural Food Co-op) 485\03 Planning Corn mission\09-23-2019 Agenda Item 7
19-6816 ONF
Page 9 of 33
CITY OF
FAYETTEVILLE PLANNING COMMISSION MEMO
ARKANSAS
TO: Fayetteville Planning Commission
THRU: Andrew Garner, City Planning Director
FROM: Melissa Evans, Urban Forester
John Scott, Urban Forester
MEETING DATE: September 23, 2019
SUBJECT: VAR 19-6816: Variance: Submitted by Flintlock for Ozark Natural Foods
for the property located at 380 N. College Ave. The property is zoned MSC,
Main Street Center. The request is for 2 variances on UDC 177 Landscape
Regulations.
RECOMMENDATION:
Staff recommends approval of VAR 19-6816.
BACKGROUND:
The subject property is located on the southeast side of College Avenue & Lafayette Street. The
parcel totals approximately 2.18 acres. The site has been a grocery store since the 1960's with a
large building and parking lot still in existence. Ozark Natural Foods is requesting to rehabilitate
the building, bring the parking lot up to current standards and improve pedestrian connections to
the building. In order to do this, some variances have been requested as outlined below.
Request of Tree Island Variance:
177.04 C1b. Option 2. Tree Island.
The minimum with of a tree island shall be 8 feet: the minimum area shall be 150 square feet.
One (1) tree shall be planted for every twelve (12) parking spaces with this option, with a
maximum run of twelve (12) parking spaces permitted without a tree island.
The applicant is requesting a waiver of the interior landscape requirement "Option 2 Tree Island"
to be placed at a rate of one per 12 spaces along the southernmost row of parking. There are
14 parking spaces along the southernmost row which would require one tree island. Providing a
new island in this space eliminates much needed parking for a project that has lost 45% of the
existing parking spaces.
There are existing trees that will be preserved to the east of the parking at the southernmost
end of the site, and a proposed tree in the island at the far west. Staff recommends approval of
the variance request.
Request of Perimeter Landscape Requirements Variance:
The applicant is asking for a variance of the three subsections of this portion of the perimeter
landscape requirement in the code due to existing site constraints on this previously developed
property:
Planning Commission
September 23, 2019
Agenda Item 7
19-6816 ONF
Page 10 of 33
177.04 D1. Perimeter Landscaping Requirement. Proposed development shall be landscaped
meeting the following requirements:
(1) Side and Rear Property Lines. All parking lots shall have 5 feet of landscaped area between
the property line and the parking lot. The 2 -foot vehicle overhang option may be included to
meet this requirement. Depending on the use and location, additional landscape area and
screening may be required along property lines. Where parking lots are located adjacent to a
public alley, greenspace is not required between the parking lot and the alley. A shared
driveway or parking lot drive within a platted access easement may encroach fully within the
required greenspace along the side or rear property lines.
177.04 D2(f). Screening.
Parking lots containing five (5) or more spaces shall be screened from the public right-of-way
and adjacent properties, where said parking areas are adjacent to residential zones, with shrubs
and/or graded berms. If graded berms are used, shrubs are also required.
177.04 D4. Shrub Screening.
Parking lots that require screening shall have shrubs that are spaced so as to create a
seamless row of hedging. A minimum of 50% of the shrubs shall be evergreen. Shrub size at
the time of planting shall be in a minimum of 3 -gallon containers with an expected height of
three feet or more within two years of planting.
On the South side of the property is an existing narrow lawn that separates the parking from the
adjacent parking on the neighboring property. The lawn area is approximately 5' wide with the
property line running down the middle. This is an existing condition. On the East side of the
property is an existing 6' high wooden fence which has been in place for many years to screen
the parking lot from the adjacent residences. Additional screening would require demolition of a
large portion of an existing concrete walkway. Urban Forestry recommends approval of this
variance request for these three subsections of code for perimeter landscape requirements.
BUDGET/STAFF IMPACT:
None
Planning Commission
G \ETC\Development Services Review\2019\Development Services\19-6771 VAR September 23, 2019
404 S. Buchanan Ave. (Arnold) 522\03 Planning Commission\09-09-2019 Agenda Item 7
19-6816 ONF
Page 11 of 33
CITY OF
1WFAYETTEVILLE PLANNING COMMISSION MEMO
ARKANSAS
TO: Fayetteville Planning Commission
THRU: Andrew Garner, City Planning Director
Chris Brown, City Engineer
FROM: Jonathan Curth, Senior Planner
Corey Granderson, Staff Engineer
MEETING DATE: November 13, 2018 (Updated with Planning Commission Results)
SUBJECT: VAR 18-6428: Variance (380 N. COLLEGE AVE./OZARK NATURAL
FOODS, 484): Submitted by MODUS STUDIO, INC. for property located
at 380 N. COLLEGE AVE. The property is zoned MSC, MAIN
STREET/CENTER and contains approximately 2.34 acres. The request is
for a variance to the driveway separation requirements.
RECOMMENDATION:
Staff recommends partial approval of VAR 18-6428 with conditions.
RECOMMENDED MOTION:
"I move to approve VAR 18-6428, determining:
• In favor of Condition #1, a variance of §166.08, Street Design and Access Management
Standards, for the property's Lafayette Street curb cut;
• In favor of Condition #2, a variance of §166.08, Street Design and Access Management
Standards, for the property's southern College Avenue curb cut;
• Against Condition #3, a variance of §166.08, Street Design and Access Management
Standards for the property's northern College Avenue curb cut; and
• In favor of all other conditions as recommended by staff."
BACKGROUND:
The subject property is located on the southeast corner of East Lafayette Street/Highway 45 and
North College Avenue/Highway 71 B. These streets are respectively classified by Fayetteville's
Master Street Plan as a Collector Street and an Arterial equivalent (ST 63). The property is
currently developed with an approximately 33,000 square feet building that was built in 1968.
Although currently vacant, the structure has served as as a grocery store for decades. Access to
the property includes one driveway on Lafayette Street and two on College Avenue. Surrounding
land uses and zoning is depicted in Table 1.
Planning Commission
32ember 23, 2018
Agenda Item 9
18-6428 Ozark Nat6&(FGddl6
P®ggel2 of 32
Table 1
Surrounding Land Use and Zoning
Direction
Land Use
Zoning
North
Automobile Mechanic;
MSC, Main Street Center
Single-family Residential
South
Office
MSC, Main Street Center
East
Single-family Residential
RSF-4, Residential Single-family, 4 Units per Acre
Gas Station;
West
Office;
MSC, Main Street Center
Church
Request: The applicant is vetting improvement to the existing building on the subject property. As
a part of this, Planning staff advised that exceeding 50% of the property's assessed value triggers
the requirement that nonconforming curb cuts be brought in to compliance with Fayetteville's
access management ordinance, per §166.08(G). All three curb cuts are currently nonconforming.
The applicant has acknowledged that the scope of work will likely exceed this threshold and is
requesting variances to allow the following curb cuts to remain as existing on the property:
• Lafayette Street/Highway 45 (Collector Street): Code requires separation of 100 feet for
nonresidential uses on Collector Streets (§166.08(F)(2)(b)). Although exceeding 200 feet
in separation from Lafayette's intersection with College, there is approximately 20 feet
separating the Lafayette Street curb cut and the adjacent residential curb cut to the east.
The applicant proposes that this curb cut remain.
North College Avenue/Highway 71B (ST-63/Arterial Street equivalent): UDC
§166.08(F)(2)(a) requires that when a property has frontage onto an Arterial and a lower
classification street, access should be provided only from the lower classification street.
Code requires both curb cuts on College to be closed and access only taken from
Lafayette. Further, code indicates that when a driveway must be on an Arterial, it should
be located a minimum of 250 feet from an intersection or driveway and shared with two or
more lots. The subject property has a northern and southern nonconforming curb cut on
College Avenue:
o Northern: This curb cut is approximately 120 feet from College Avenue's
intersection with Lafayette Street/Highway 45 and approximately 200 from the
property's southern curb cut. The applicant proposes that this curb cut remain.
o Southern: As noted, this curb cut is approximately 200 from the property's northern
curb cut. It is also approximately 20 feet from the adjacent nonresidential curb cut.
The applicant proposes that this curb cut remain.
Public Comment: Staff has received no public comment on this item.
DISCUSSION:
The intent of the access management ordinance is to ensure development that is safe, walkable,
and efficient for both pedestrian and vehicular traffic.
Historical aerial imagery suggests that the driveway on Lafayette and the northern driveway on
College were installed with the existing building sometime in the 1970s with the southern driveway
on College following in the 1980s. These curb cuts predate the existing access management
ordinance and much of the population growth and associated traffic Fayetteville has since
experienced. This growth is reflected in the increasing average daily traffic counts on both College
and Lafayette. Under College Avenue's ST -63 designation, the street is designed for 17,600
Planning Commission
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380 N. College Ave. (Ozark Natural Foods) 484\03 Planning Commission\11-13-2018 Agenda Item 9
18-6428 Ozark Nat86 S:Wd6
P®gge12 of 33
vehicles per day (VPD), but is documented by the Arkansas Department of Transportation as
carrying approximately 25,000. Similarly, Lafayette Street as a Collector -classified street is
designed for 4,000 VPD and carries approximately 8,000.
Considering this, Planning and Engineering staff have reviewed each of the three existing curb
cuts and are recommending in favor of a variance for the nonconforming access point on Lafayette
and the southern access point on College Avenue. Although both curb cuts are near off-site
adjacent curb cuts, the low traffic of the nearby residential driveway on Lafayette and the one-
way nature of the driveway on adjacent property on College Avenue represent a lower potential
for vehicular conflict than accessing either street in closer proximity to the intersection of Lafayette
and College.
Conversely, staff recommends the closure of the nonconforming, northern curb cut on College.
Located as it is approximately 100 feet from a major intersection, the northern curb cut on to
College and associated turning movements in or out of the subject property at this location
represent a high potential for conflict. The left turning movement in and out of the property is a
cause for concern due to the lack of a turning lane when exiting College and limited visibility when
turning on to College Avenue where traffic is often stopped at the nearby intersection. Coupled
with data showing the intersection of Lafayette and College to have the highest number of
accidents on College between North Street to the north and Martin Luther King Boulevard to the
south (totaling over 1 '/2 miles) indicates that closure of the northern curb cut is appropriate with
redevelopment of this property. Further, the City is in the process of studying the 71 B corridor and
preliminary public input indicates a desire for improved safety and convenience for cars,
pedestrians, and cyclists. Every curb cut is an opportunity for a vehicle/pedestrian/cyclist conflict
and degrades the functionality of the corridor for the public.
As to the applicant's comment that the northern curb cut is the ideal access point for deliveries,
staff's findings indicate that Lafayette may be more appropriate. Although College is possibly the
main point of approach for delivery trucks, Engineering staff review of entrance and back-up
movements for a standard semi -truck with a 53 -foot trailer show entering the subject property
from College is not feasible from the right lane given the curb cut width and new structures
proposed near this entrance. On the other hand, entrance in to the subject property from Lafayette
using the existing curb cut can accommodate a semi -truck and trailer.
Lastly, attention to Fayetteville's efforts to improve walkability along this corridor is also important.
As the City has made pedestrian improvements along College, curb cuts have been closed where
possible and infrastructure has been installed to encourage walking as a safe alternative to
driving. Given the association between more numerous curb cuts and vehicular/pedestrian/cyclist
conflicts, the closure or modification of the corridor's nonconforming curb cuts is one of the most
significant tools available to foster a livable transportation network.
RECOMMENDATION: Staff recommends partial approval of ADM 18-6428 subject to the
following conditions:
Conditions of Approval:
1. Planning Commission determination of a variance of UDC 166.08(F)(2), access
management standards, to allow the existing driveway on Lafayette Street to remain in its
current location. Staff recommends in favor of the applicant's request, recommending that
the curb cut be modified as needed to comply with driveway widths as outlined in the City's
parking lot design standards;
Planning Commission
G.\ETC\Development Services Review\2018\Development Review\18-6428 VAR 3Wember 33, 2018
380 N. College Ave. (Ozark Natural Foods) 484\03 Planning Commission\11-13-2018 Agenda Item 9
18-6428 Ozark Nat6& 9:&dC
P®ggeld of 32
Planning Commission determination of a variance of UDC 166.08(F)(2), access
management standards, to allow the existing southern driveway on College Avenue to
remain in its current location. Staff recommends in favor of the applicant's request,
recommending that the curb cut be modified as needed to comply with driveway widths
as outlined in the City's parking lot design standards. This driveway and a drive aisle stub -
out to the south shall be dedicated in an access easement prior to a building permit to
allow a drive on an Arterial Street to be shared between two or more lots and future cross
access;
3. Planning Commission determination of a variance of UDC 166.08(F)(2), access
management standards, to allow the existing northern driveway on College Avenue to
remain in its current location. Staff recommends that this request be denied based on the
findings discussed in this staff report; and
4. Approval of these variances does not guarantee approval of other development issues
that have not been fully -reviewed at this stage.
PLANNING COMMISSION ACTION: Required YES
Date: November 13, 2018 O Tabled M Approved O Denied
Motion: Scroggin, modifying Condition #3 to allow the northern College Avenue curb
cut to remain as a right -in, right -out access.
Second: Autry
ote: 6-0-1, Belden recused
BUDGET/STAFF IMPACT:
None
Attachments:
• Unified Development Code:
o §166.08 Street Design And Access Management Standards
• Request letter
• Variance exhibit
• One Mile Map
Close-up Map
Current Land Use Map
Planning Commission
G:\ETC\Development Services Review\2018\Development Review\18-6428 VAR 3,Wember 33, 2018
380 N. College Ave. (Ozark Natural Foods) 484\03 Planning Commission\11-13-2018 Agenda Item 9
18-6428 Ozark 1XIM&TQ1dS
P®ggelg of 32
166.08 - Street Design And Access Management Standards
(A) Intent. These standards are intended to ensure that development is designed to be inherently safe, walkable, and
efficient for the facilitation of traffic and pedestrian movements.
(B) Fitness for Development. Based on topographic maps, soil surveys prepared by the Department of Agriculture
and drainage information from the Future Land Use Plan and the Hillside/Hilltop Overlay District, the Planning
Commission may require that steep grades, unstable soil and flood plains be set aside and not subdivided until
corrections are made to protect life, health, and property.
(C) Applicability. The standards set forth herein shall apply to land which is proposed to be developed or redeveloped
where the creation of public streets are required, or proposed, or in which new or existing access is created or
modified.
(F) Access Management. Safe and adequate vehicular, bicycle, and pedestrian access shall be provided to all
parcels. Local streets and driveways shall not detract from the safety and efficiency of bordering arterial routes.
Property that fronts onto more than one public street shall place a higher priority on accessing the street with the
lowest functional classification, ex. local and collector. In a case where the streets have the same classification,
access shall be from the lower volume street, or as determined by the City Engineer.
(1) Curb Cut Separation. For purposes of determining curb cut or street access separation, the separation
distance shall be measured along the curb line from the edge of curb cut to the edge of curb cut/intersection.
The measurement begins at the point where the curb cut and intersecting street create a right angle, i.e., the
intersection of lines drawn from the face -of -curb to face -of -curb. The measurement ends at the point along
the street where the closest curb cut or street intersection occurs; again, measured to the point where the
curb cut or intersecting streets create a right angle at the intersection of face -of -curb. In all cases curb cuts
shall be a minimum of 5 feet from the adjoining property line, unless shared.
(2) Separation for two (2) family, three (3) family, multi -family and nonresidential development.
(a) Principal and Minor Arterial Streets. Where a street with a lower functional classification exists
that can be accessed, curb cuts shall access onto those streets. When necessary, curb cuts along
arterial streets shall be shared between two (2) or more lots. Where a curb cut must access the
arterial street, it shall be located a minimum of 250 feet from an intersection or driveway.
(b) Collector Streets. Curb cuts shall be located a minimum of 100 feet from an intersection or
driveway. When necessary, curb cuts along collector streets shall be shared between two or more
lots.
(c) Local and Residential Streets. Curb cuts shall be located a minimum of 50 feet from an
intersection or driveway. In no case shall a curb cut be located within the radius return of an
adjacent curb cut or intersection.
(5) Speed. All streets should be designed to discourage excessive speeds.
(G) Non -Conforming Access Features.
(1) Existing. Permitted access connections in place on the date of the adoption of this ordinance that do not
conform with the standards herein shall be designated as nonconforming features and shall be brought into
compliance with the applicable standards under the following conditions:
(a) When new access connection permits are requested;
(b) Upon expansion or improvements greater than 50% of the assessed property value or gross
floor area or volume;
(c) As roadway improvements allow.
Planning Commission
G:\ETC\Development Services Review\2018\Development Review\18-6428 VAR SWember 33, 2018
380 N. College Ave. (Ozark Natural Foods) 484\03 Planning Commission\11-13-2018 Agenda Item 9
18-6428 Ozark Nat6drIT ?d6
P®gget6 of 33
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SWember 23, 2018
Agenda Item 9
18-6428 Ozark MgE8& T&MS
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Agenda Item 9
18-6428 Ozark NatGaOTG d6
Page 20 of 33
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Agenda Item 9
18-6428 Ozark N9t6&5:G1 l6
Page 22 of 32
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23, 2018
Agenda Item 9
18-6428 Ozark Nat6ffiI G:Qfd6
Page 23 of 33
VAR 19-6816
Request
Letter, flinflock
ARCHITECTURE ?ffLANDSCAPE
September 04, 2019
380 N COLLEGE AVE SITE IMPROVEMENT PLAN (ONF)
Dear Fayetteville Planning Staff and Planning Commission,
Please find attached our application for Site Improvement Plan to bring the site of 380 N College Ave into
compliance with current parking and landscape codes, in conjunction with a building rehabilitation of
more than 50% of current assessed building value.
The site has been a grocery store since the 1960s, and that use will continue with Ozark Natural Foods'
relocation to the site. The site plan changes proposed are limited to those required to bring the parking lot
up to current standards and bring the site into compliance with Access Management codes, as well as
improving functional pedestrian connection to the building.
One significant challenge is maintaining delivery access of large semi -trailer trucks. An Access
Management Variance was granted by the Planning Commission on 11-13-2018 to keep all three existing
curb cuts (two on to College Ave and one on to Lafayette St). The Commission allowed that the northern
College Ave curb cut could remain as existing to allow for semi -truck deliveries, but required that the
southern College Ave curb cut and the Lafayette curb cut be brought into compliance.
The overall site circulation will remain relatively the same, although around 45% of the parking spaces will be
lost in bringing the parking spaces up to current dimensional standards. However, this will provide a
significant increase in the pedestrian orientation of the site.
The site layout has been initially reviewed by Planning, Fire, and Urban Forestry. Their requested changes to
our initial plans have been incorporated prior to this submission.
We request your consideration of several variances to the UDC, as follows:
VARIANCE REQUESTS: §166.25(D)(2), Site Development and Design Standards
■ "Extensions. All street extensions shall be constructed to minimum street standards. Street
extension stub -outs to adjacent properties are required to meet block layout/connectivity
standards unless existing development or physical barriers prohibit such."
We request a variance of the required stub -out to the adjacent southern property. There is
a substantial grade change between the existing parking lots which would make this a
major challenge. Providing this stub -out would also cause a significant decrease in parking
spaces, which are already at a 45% loss.
166.25.D.3.a.ii Site Development and Design Standards.
• "All roof mounted utilities and mechanical equipment shall be screened by incorporating
screening into the principal structure utilizing materials and colors compatible with the
supporting building."
479.305.4807 217 E DICKSON ST SUITE 106, FAYETTEVILLE AR 72701
Planning Commission
September 23, 2019
Agenda Item 7
19-6816 ONF
Page 24 of 33
• We request a variance to screening the existing mechanical equipment. Screening the
existing units is a significant cost burden, and over the long life span of the building as a
grocery these units have not to our knowledge caused concern by being visible to
neighbors.
Approved administratively by City
Engineer and Planning Director under
1912.04.F.1 Driveway Thfoat Length (southern Gellege Aye dFlye §172.04(F)(1)
"Throat Length. The length of driveways or "throat length" shall be designed in accord
wi e anticipated storage length for vehicles to prevent them from backing i he flow
of traffic he public street or causing unsafe conflicts with on-site circ on. General
standards appe elow, but these requirements may vary accor g to the project
volume of the individu iveway. These measures genera re acceptable for the
principal access to a proper d are not intende minor driveways. Variation from
these standards may be permitted o od se upon approval of the Zoning and
Development Administrator and City the
■ We request a variance to the Ided Table 2 Drl ay Throat lengths, which would
require 40' at the south ollege Ave drive. As the curr 0' throat length has proven
over a number ocades to not cause unsafe conflicts with ca ruing into the parking
lot, we re st it remain as existing. This parking will primarily be utilized taff, which will
fu reduce the turning traffic at this driveway and reduce further any impa the 30'
hroat length.
172.04.F.3.a.ii Driveway Width
• "Two -Way Access to Parking Lots. For two-way access, the driveway width shall be a
minimum of 12 feet and a maximum of 24 feet."
We request permission to narrow the driveway width to 24' with an applied pattern to
designate pedestrian paths within the parking lot rather than by re -building the apron and
physically narrowing the paved space. We believe this alternate approach achieves the
intent of the code and provides clear pedestrian connectivity, while preserving additional
turning / maneuvering ability for large delivery trucks.
The Engineering Department recommended a poured concrete sidewalk on top of the
existing asphalt, which would necessitate 2 ramps at the end of a +/- 15' long sidewalk. We
request Planning Commission determination of this element.
• 177.04.C.1.b Tree Island
"Tree Island. The minimum width of a tree island shall be 8 feet, the minimum area shall be
150 square feet. One (1) tree shall be planted for every twelve (12) parking spaces with this
option, with a maximum run of twelve (12) parking spaces permitted without a tree island."
We request a variance to the tree island requirements to runs of more than 12 parking
spaces along the southern -most row of parking. Providing this new island eliminates
desperately needed parking spaces: bringing the parking lot up to current dimensional
and driveway standards requires the loss of 45% of the existing parking spaces.
177.04(D) Perimeter Landscape Requirements
Side and Rear Property Lines
• "All parking lots shall have 5 feet of landscaped area between the property line and
parking lot. The 2 -foot vehicle overhang option may be included to meet this requirement.
Depending on the use and location, additional landscaped area and screening may be
required along property lines. Where parking lots are located adjacent to a public alley,
greenspace is not required between the parking lot and the alley. A shared driveway or
479.305.4807 217 E DICKSON ST SUITE 106, FAYETTEVIIA.F AR 72701
Planning Commission
September 23, 2019
Agenda Item 7
19-6816 ONF
Page 25 of 33
parking lot drive aisle within a platted access easement may encroach fully within the
required greenspace along the side or rear property lines."
Screening
■ "Parking lots containing five (5) or more spaces shall be screened from the public right-of-
way and adjacent properties, where said parking areas are adjacent to residential zones,
with shrubs and/or graded berms. If graded berms are used, shrubs are also required."
Shrub Screening
■ "Parking lots that require screening shall have shrubs that are spaced so as to create a
seamless row of hedging. A minimum of 50% of the shrubs shall be evergreen. Shrub size at
the time of planting shall be in a minimum of 3 -gallon containers with an expected height
of three feet or more within two (2) years of planting."
■ We request a variance to the three subsections of this code, to consider the following items
as meeting the intent of this section:
■ EAST: Existing 6' ht wood fence screening the parking lot from adjacent residences,
a condition that has served as adequate screening here since 1968. Additional
screening would require significant demolition of existing concrete walk.
■ SOUTH: existing narrow lawn separation from adjacent parking only. if the curb
were to be moved to accommodate a 5' landscape buffer, this entire parking lot
would be eliminated. We request that the existing curb and turf landscaping be
allowed to remain in this narrow strip.
Variance not required as submitted. Variance only required if
1 �d1 ��j @pe7eily RegvsrefnerHs opacity and transmittance ratings not met for proposed glass.
"First or Ground Floor Requirements of Any Principal Facade. Commercial space and
s o nts shall have a minimum of 75% glass on the first or ground floor."
• The west e of the building (facing College Ave) currently has 0% Ing. It will become
the primary faga d will be increased to 37% glazing. Due uctural limitations of
modifying an existing bui we request a variance t 5% storefront glazing
requirement. We believe this van is further orted by the intent of code section
166.21 "A strong emphasis shall be plac n designing and implementing sustainable
and green architecture practice " e to conce f solar heat gain on the west facade.
■ The north facade is curre e primary facade, but as I es the parking lot rather than a
public street it will ome a secondary access fagade. It is curr 45%glazing and is
proposed come 48% glazing.
■ (Bo cades are out of the build to zone, so both glazing percentages are me d
---between 2' and 12' above FIFE)
We believe, and hope that you agree, that the design for Ozark Natural Foods will greatly improve the
conditions and safety of the existing site, while continuing to provide valuable access to quality food
downtown. We respectfully request your approval of these variances to bring the site up to current
standards.
Respectfully,
FLINTLOCK LTD CO
Allison Thurmond Quinlan
AIA RLA LEED AP
Principal Architect
479.305.4807 217 E DICKSON ST SUITE 106, FAYETTEVILLE AR 72701
Planning Commission
September 23, 2019
Agenda Item 7
19-6816 ONF
Page 26 of 33
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VAR19-6816 OZARK NATURAL FOOD CO-OP �
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Agenda Item 7
19-6816 ONF
Page 31 of 33
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2019
Agenda Item 7
19-6816 ONF
Page 32 of 33
Agenda Item 7
19-6816 ONF
Page 33 of 33