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HomeMy WebLinkAbout2023-12-04 - Agendas - FinalCITY OF FAYETTEVILLE ARKANSAS Board of Adjustment Meeting December 4, 2023 3:45 PM 113 W. Mountain, Room 219 MEETING AGENDA Members: Bill Finer (Chair), Lindsey Steiger -Muck, Erin Adkins-Oury, Josh Carson, & Jason Young City Staff: Gretchen Harrison, Senior Planner Call to Order Roll Call 1. Approval of the minutes from the September 11t", 2023 meeting. Unfinished Business: None. New Business: 2. BOA-2023-0015: Board of Adjustment (EAST OF 664 S. FOSTER LN/CROSS, 553): Submitted by BLEW & ASSOCIATES for property located EAST OF 664 S. FOSTER LN. The property is zoned RSF-1, RESIDENTIAL SINGLE-FAMILY, ONE UNIT PER ACRE and contains approximately 14.93 acres. The request is for a variance from lot width requirements. Planner: Donna Wonsower 3. BOA-2023-0016: Board of Adjustment (765 N. OAKLAND AVE/SARKIN, 444): Submitted by DEVELOPMENT CONSULTANTS INC for property located at 765 N. OAKLAND AVE. The property is zoned RMF-40, RESIDENTIAL MULTI -FAMILY, FORTY UNITS PER ACRE and contains approximately 0.24 acres. The request is for a variance from lot width requirements. Planner: Kylee Hevrdems 4. BOA-2023-0017: Board of Adjustment (SOUTH OF 870 N. RUPPLE RD/MEADOWVIEW OF FAYETTEVILLE, 439): Submitted by MICHAEL SCHOENECKER for property located SOUTH OF 870 N. RUPPLE RD. The property is zoned NS-L, NEIGHBORHOOD SERVICES - LIMITED and contains approximately 11.62 acres. The request is for a variance from lot width requirements. Planner: Gretchen Harrison Announcements Adjourn Mailing Address: 113 W. Mountain Street www.fayetteville-ar.gov Fayetteville, AR 72701 NOTICE TO MEMBERS OF THE AUDIENCE All interested parties may appear and be heard at the public hearings. A copy of the proposed amendments and other pertinent data are open and available for inspection in the office of City Planning (479-575-8267), 125 West Mountain Street, Fayetteville, Arkansas. All interested parties are invited to review the petitions. 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 479-575-8330. As a courtesy please turn off all cell phones and pagers. - CITY OF FAYETTEVILLE �\ ARKANSAS Board of Adjustment Meeting September 11, 2023 3:45 PM 113 W. Mountain, Room 219 MEETING MINUTES NOTE: The September 11, 2023 Board of Adjustment Meeting was held both in person and virtually. Members: Bill Finer (Chair), Lindsey Steiger -Muck, Erin Adkins-Oury, Josh Carson and Jason Young Assistant City Attorney: Hannah Hungate Call to Order: 3:46 PM, Lindsey Steiger -Muck Roll Call: In Attendance: Lindsey Steiger -Muck, Erin Adkins-Oury, Jason Young, and Josh Carson Absent: Bill Finer Staff: Gretchen Harrison, Senior Planner 1. Approval of the minutes from the August 7, 2023 meeting. Motion: Board Member Young made a motion to approve the August 7, 2023 minutes with Carson seconding. Upon roll call the motion was approved with a vote of 3-0-0. Unfinished Business: None. New Business: 2. BOA-2023-0010: Board of Adjustment (1207 N. SHADY LN/LITTLE, 406): Submitted by MARJORIE LITTLE for property located at 1207 N SHADY LN. The property is zoned RSF-4, RESIDENTIAL SINGLE-FAMILY, FOUR UNITS PER ACRE and contains approximately 0.17 acres. The request is for a variance from setback requirements. Planner: Donna Wonsower Donna Wonsower, Planner: Gave the staff report. ents Mailing Address: December4, 2023 113 W. Mountain Street www.fayettevilleAaPg(AItem 1 Fayetteville, AR 72701 MINUTES (September 11, 2023) Page 1 of 3 Marjorie Little, Representative: Stated that she has submitted letters from the surrounding property neighbors in favor of the request. Lindsey Steiger -Muck, Board Member: Spoke of lack of hardship but was open to discussion. Jason Young, Board Member: Agreed with staff that the item does not meet the threshold for hardship. Erin Adkins-Oury, Board Member: Asked staff for confirmation of a similar case and if it made a difference with an attached or detached carport structure. Gretchen Harrison, Senior Planner: Stated that she did not recall the specific case. Wonsower: Stated that the applicant has proposed the carport is attached to a pergola structure. Little: Clarified that the carport will not be tied to the house and respectfully requested approval. Steiger -Muck: Asked staff to clarify the definition of a hardship. Harrison: Clarified the qualifications for a hardship. Josh Carson, Board Member: Stated that the request is reasonable but feels as though it is more a preference and not structured to the uniqueness of the property. Motion: Board Member Steiger -Muck made a motion to approve BOA-2023-0010 with all conditions as recommended by staff. Board Member Young seconded the motion. Upon roll call the motion failed by a vote of 0-4-0. 3. BOA-2023-0011: Board of Adjustment (506 N. FOREST AVE/NORDAN, 445): Submitted by BUILD A HOME INC for property located at 506 N. FOREST AVE. The property is zoned RSF- 4, RESIDENTIAL SINGLE-FAMILY, FOUR UNITS PER ACRE and contains approximately 0.13 acres. The request is for a variance from setback requirements. Planner: Gretchen Harrison Gretchen Harrison, Senior Planner: Gave the staff report. Jason Young, Board Member: Asked for directional clarification on the site plan sketch. Harrison: Pointed out street location for reference and stated that the structure is in the northeast corner of the property. Mary Nordan, Representative: Clarified that she cannot park her van in the garage as it is and be able to open the car doors. She also stated that the neighbors are ok with the requested project. Board of Adjustments December 4, 2023 Agenda Item 1 MINUTES (September 11, 2023) Page 2 of 3 Erin Adkins-Oury, Board Member: Asked staff for confirmation of the building height requirement on an accessory structure that would allow it in a setback. Harrison: Confirmed that it is 10 feet in height that allows reduced setbacks and that the proposed structure is taller than 10 feet. Public Comment, Anonymous: Stressed that RSF-4 zoning is not a practical standpoint in this housing area. Adkins-Oury: Asked staff if there was any long-term potential zoning changes planned for this neighborhood. Harrison: Stated that she is not aware of anything at this time. Young: Stated that he sympathizes with the request but doesn't see the hardship. Josh Carson, Board Member: Agreed. Nordan: Stated that there is no space in her home for gardening tools. Adkins-Oury: Asked staff if the applicant can make improvements to the existing structure. Harrison: Clarified that you can repair the existing structure as long as you are not worsening that conformity. Carson: Asked if there was a possibility, they could lower the height of the requested structure. Adkins-Oury: Inquired if the variance would be necessary. Harrison: Clarified that is they demolished or added onto the existing structure that they would have to meet setbacks. Motion: Board Member Young made a motion to approve BOA-2023-0011 with all conditions as recommended by staff. Board Member Steiger -Muck seconded the motion. Upon roll call the motion failed by a vote of 0-4-0. Announcements: None. Adjournment Time: 4:18 PM Submitted by: City Planning Division Board of Adjustments December 4, 2023 Agenda Item 1 MINUTES (September 11, 2023) Page 3 of 3 CITY OF FAYETTEVILLE ARKANSAS TO: THRU: FROM: MEETING DATE: Board of Adjustment BOARD OF ADJUSTMENTS MEMO Jessie Masters, Development Review Manager Donna Wonsower, Planner December 4, 2023 SUBJECT: BOA-2023-0015: Board of Adjustment (EAST OF 664 S. FOSTER LN/CROSS, 553): Submitted by BLEW & ASSOCIATES for property located EAST OF 664 S. FOSTER LN. The property is zoned RSF-1, RESIDENTIAL SINGLE-FAMILY, ONE UNIT PER ACRE and contains approximately 14.05 acres. The request is for a variance from lot width requirements. RECOMMENDATION: Staff recommends approval of BOA-2023-0015 with conditions based on the findings contained in this report. RECOMMENDED MOTION: "I move to approve BOA-2023-0015 with conditions, determining: In favor of the requested variance; and All other conditions as recommended by staff." BACKGROUND: The subject property is in west Fayetteville approximately 1/3 of a mile east of the intersection of N. Double Springs Rd. and S. Foster Ln. The southern edge of the parcel is on the boundary between Fayetteville and Farmington city limits. The parcel is currently undeveloped pasture. Surrounding land uses and zoning are listed in Table 1. Table 1: Surrounding Land Use and Zoning Direction Land Use Zoning North Undeveloped RSF-1 Residential Single -Family, 1 Unit per Acre South Undeveloped Farmington West Single -Family Residential RSF-1 Residential Single -Family, 1 Unit per Acre East Undeveloped RSF-1 Residential Single -Family, 1 Unit per Acre DISCUSSION: Request: The applicant proposes to split the subject property into two lots. The proposed lot split would result in Lot 1 and Lot 2 retaining no frontage onto either a private or public street. The parent parcel is currently accessed via a shared driveway off S. Foster Ln, an unclassified private street. All lots in the RSF-1, Residential Single -Family, 1 Unit per Acre, are required to have at least 150 feet of direct frontage onto a public street. Consequently, the proposed lot split necessitates a variance to UDC §161.05(F). The variance is described in Table 2. Board of Adjustments December 4, 2023 Agenda Item 2 BOA-2023-0015 (CROSS) Page 1 of 11 Table 2: Variance Reauest Variance Issue Requirement Proposed Frontage Variance Lot Width 150 feet 0 feet 150 feet Public Comment: Staff has not received any public comment regarding this request. RECOMMENDATION: Staff recommends approval of BOA-2023-0015 with the following conditions: Conditions of Approval: 1. Approval of this variance is limited to the applicant's request as described in Table 2 and throughout this report; 2. Approval of this variance does not grant approval of the associated lot split application; and 3. Approval of this variance does not represent overall development entitlement approval for the project, nor grant approval for any associated grading or building permits, nor does it grant final approval of certificate of occupancy. BOARD OF ADJUSTMENT ACTION: ❑ Approved ❑ Denied ❑ Tabled December 4, 2023 Notion: Note: City Plan 2040 Future Land Use Designation: Rural Neighborhood FINDINGS OF THE STAFF §156.02. ZONING REGULATIONS. Certain variances of the zoning regulations may be applied for as follows: B. Requirements for Variance Approval. 1. Where strict enforcement of the zoning ordinance would cause undue hardship due to circumstances unique to the individual property under consideration; and Finding: On the balance of considerations, staff finds that a hardship is present for the request. The parcel was annexed into Fayetteville city limits as part of a 405.5-acre block in 2006 (Ord 4293); however, S. Foster Ln. itself appears to have been constructed in the 1990s based on aerial imagery. The parent Board of Adjustments December 4, 2023 Agenda Item 2 BOA-2023-0015 (CROSS) Page 2 of 11 parcel is separated from the nearest public street, N. Double Springs Rd. to the east, by almost 1,900 feet (0.35 miles). A 33-foot existing access easement is indicated on the lot split from the edge of the existing S. Foster Ln. to the western edge of the parent parcel. The level of impact of the proposed development is not proportional to the amount of right-of-way acquisition that would be necessary to provide this lot with frontage. 2. Where the applicant demonstrates that the granting of the variance will be in keeping with the spirit and intent of the zoning ordinance. Finding: Staff finds that granting the applicant's request to vary from the lot width requirement for parcels in RSF-1 zoning will be keeping with the spirit and intent of the zoning ordinance. The street frontage requirement is applied to lot splits because the creation of new residential properties carries an associated potential to increase density and, therefore, impact existing City services. S. Foster Ln. is a private, unclassified street serving approximately 25 parcels. Further, the proposed lot split would create two lots containing 3.00 and 11.05 acres. As the parent parcel does not have access to a public street, neither lot created by the split would have public street frontage. The subject property is currently a single lot surrounded by rural residential properties varying in both size and arrangement. Surrounding properties vary between roughly 1.00 and 11.5 acres and most nearby also do not have direct frontage to a public street. The two proposed resultant lots are not appreciably different in configuration when compared to the low -density development pattern exhibited by the neighboring properties. C. Minimum Necessary Variance. The Board of Adjustment may only grant the minimum variance necessary to make possible the reasonable use of the applicant's land, building or structure. Finding: The requested variance represents the minimum amount necessary to bring the subject parcel into conformity. D. Special Conditions. In granting a zoning regulation variance, the Board of Adjustment may impose whatever special conditions found necessary to ensure compliance and to protect adjacent property. Finding: Should the Board choose to approve the variance, staff has recommended conditions of approval as outlined above. E. Non -permitted Uses. The Board of Adjustment may not grant, as a variance, any use in a zone that is not permitted under the zoning ordinance. Finding: None is requested. Board of Adjustments December 4, 2023 Agenda Item 2 BOA-2023-0015 (CROSS) Page 3 of 11 BUDGET/STAFF IMPACT: None ATTACHMENTS: • Unified Development Code: o §161.05 District RSF-1, Residential Single -Family, One (1) Unit per Acre • Request Letter • Parcel Survey • One Mile Map • Close-up Map • Current Land Use Map Board of Adjustments December 4, 2023 Agenda Item 2 BOA-2023-0015 (CROSS) Page 4 of 11 161.05 District RSF-1, Residential Single -Family - One (1) Unit Per Acre (A) Purpose. A district having single-family detached residences on lots with a minimum size of one (1) unit per acre. The district is designed to permit and encourage the development of very low density detached dwellings in suitable environments, as well as to protect existing development of these types. (B) Uses. (C) Permitted Uses. Unit 1 City-wide uses by right Unit 8 Single-family dwellings Unit 41 Accessory dwellings Unit 46 Short-term rentals (D) Conditional Uses. Unit 2 City-wide uses by conditional use permit Unit 3 Public protection and utility facilities Unit 4 Cultural and recreational facilities Unit 5 Government facilities Unit 24 1 Home occupations Unit 36 Wireless communications facilities Unit 44 Cluster Housing Development (E) Density. Units per acre I 1 (F) Bulk and Area Regulations. Lot width minimum 150 feet Lot area minimum 35,720 square feet Land area per dwelling unit 35,720 square feet (G) Setback Requirements. Front Side Rear 35 feet 20 feet 35 feet (H) Building Height Regulations. Building Height Maximum 13 stories (1) Building Area. None. Board of Adjustments December 4, 2023 Agenda Item 2 BOA-2023-0015 (CROSS) Page 5 of 11 (Code 1965, §160.44; Ord. No. 3792, §4, 5-17-94; Ord. No. 4100, §2 (Ex. A), 6-16-98; Ord. No. 4858, 4-18-06; Ord. No. 5028, 6-19-07; Ord. No. 5128, 4-15-08; Ord. No. 5224, 3-3-09; Ord. No. 5462, 12-6-11; Ord. No. 5921, §1, 11-1- 16; Ord. No. 6015, §1(Exh. A), 11-21-17; Ord. No. 6427, §§1(Exh. C), 2, 4-20-21) Editor's note(s)—Ord. No. 6625, §1 adopted December 6, 2022, "determines that Section 2 of Ordinance 6427 (Sunset Clause) be amended so that Ordinance 6427 and all amendments to Code Sections ordained or enacted by Ordinance 6427 shall automatically sunset, be repealed and become void on December 31, 2023, unless prior to that date the City Council amends this ordinance to repeal or further amend this sunset, repeal and termination section." Board of Adjustments December 4, 2023 Agenda Item 2 BOA-2023-0015 (CROSS) Page 6 of 11 BLEW Surveying I Engineering I Environmental November 30, 2023 Fayetteville Planning Department Board of Adjustment Variance request My clients, Jack & Karen Cross are requesting approval of a Board of Adjustments Variance, from code Sec. 164.05(F) (requiring 150' of street frontage for RSF-1 lots) to allow them to create a new tract of land via the Lot Split process through the City of Fayetteville. The Variance approval will allow the creation of the new tract without frontage onto a public street. The property is accessed from S. Foster Lane, which is public part of the way to the subject property but is private past a certain point. There are access & utility easements existing, with an additional 35' wide access/utility easement to be dedicated with the Lot Split. Judging by the dates on the previous Warranty Deeds (1979, 2015, and 2021), and the legal descriptions being the same on the 1979 and 2015 deeds, and the record description from the 2021 deed being close enough to the same acreage, also taking into account the improvements in accuracy of the instrumentation and methodology between 1979 and today, it is my opinion that that parcel has existed in its current state since 1979 when it was split off parcel 765-12096-000. 1 do not know if that was inside Fayetteville's City Limits at that time, but I feel it was not. Additionally, there was no County Planning/Zoning ordinance at that time. So, to answer the question of how that parcel was created without public road frontage, I believe it was created before that requirement was applied. Enforcement of the ordinance would lead to undue hardship because the property would never be allowed to be split unless a public R/W was extended to the property, all at the owner's expense. But approval of the Variance will allow the property owners to split their 14.052 acre parcel to sell a 3 acre tract and build their home on the remaining 11 acres. 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FOSTER LN NORTH Current Land Use Undeveloped 'r e . e F Subject Property r,•r, 1 Single -Family Residential I` Single -Family Residential &Undeveloped � T r air ` i FEMA Flood Hazard Data 100=Year Floodplain Feet Floodway Unclassified Planning Area 0 112.5 225 450 675 900 Fayetteville City Limits 1:3,600 Board of Adj stments Decembe 4, 2023 Item 2 BOA-2023-0015 (CROSS) Page 11 of 11 CITY OF FAY E T T E V I L L E BOARD OF ADJUSTMENTS MEMO ARKANSAS TO: Board of Adjustment THRU: Jessie Masters, Development Review Manager FROM: Kylee Hevrdejs, Planner MEETING DATE: December 4, 2023 SUBJECT: BOA-2023-0016: Board of Adjustment (765 N. OAKLAND AVE./SARKIN, 444): Submitted by DEVELOPMENT CONSULTANTS INC for property located at 765 N. OAKLAND AVE. The property is zoned RMF- 40, RESIDENTIAL MULTI -FAMILY, FORTY UNITS PER ACRE and contains approximately 0.24 acres. The request is for a variance from lot width requirements. RECOMMENDATION: Staff recommends denial of BOA-2023-0016, based on the findings outlined within this staff report. RECOMMENDED MOTION: "1 move to deny BOA-2023-0016." BACKGROUND: The subject property is in central Fayetteville, just north of the University of Arkansas Campus, two blocks east of N. Garland Ave. The property is two parcels totaling approximately 0.24 acres and zoned RMF-40, Residential Multi -Family, Forty Units per Acre. A 1,100 square -foot, single- family home built in 1999 occupies the lot. No zoning overlays apply to the site. Surrounding land uses and zoning are depicted in Table 1. Table 1 Surrounding Land Use/Zoning Direction Land Use Zoning North Single -Family Residential RMF-40, Residential Multi -Family, 40 Units per Acre South Multi -Family Residential RMF-40, Residential Multi -Family, 40 Units per Acre East Single -Family Residential RI-U, Residential Intermediate - Urban West Multi -Family Residential; Undeveloped RMF-40, Residential Multi -Family, 40 Units per Acre DISCUSSION: Request: The applicant requests a variance from the minimum lot width requirement as described in Table 2. The request is associated with a proposed development of three duplexes and associated parking. Presently, only one parcel has street frontage, totaling 49.94 linear feet. The minimum lot width requirement in RMF-40 zoning is 70 feet, so a variance from the minimum lot width requirement is needed. ents Mailing Address: December4, 2023 113 W. Mountain Street www.fayettevilleAaPgdvItem 3 Fayetteville, AR 72701 BOA-2023-0016 (SARKIN) Page 1 of 12 Table 2 Variance Reauest Variance Issue Requirement Existing Width Variance Lot width 70 feet 49.94 feet 20.06 feet Public Comment: To date, staff has not received any public comment on this item. RECOMMENDATION: Staff recommends denial of BOA-2023-0016. Should the commission vote in favor of the request, staff recommends the following conditions. 1. Approval of this variance is limited to the lot width minimum variance as described in Table 2 and throughout this report; 2. Any future development or expansion of existing buildings will require additional review and possible Board of Adjustment approval; and 3. Approval of this variance does not grant approval or entitlement to any other zoning or development variances, or to the associated building permit. IBOARD OF ADJUSTMENT ACTION: December 4, 2023 (Second: ❑ Approved Note: ❑ Denied ❑ Tabled FUTURE LAND USE PLAN DESIGNATION: City Plan 2040 Future Land Use Plan designates this site as a City Neighborhood Area. FINDINGS: City of Fayetteville Unified Development Code §156.02, Variances, Zoning Regulations Certain variances of the zoning regulations may be applied for as follows: (B) Requirements for variance approval. (1) Where strict enforcement of the zoning ordinance would cause undue hardship due to circumstances unique to the individual property under consideration; Finding: Staff finds that the applicant is not meeting the threshold typically required for undue hardship in this instance. Staff does not find a site -specific reason that would prevent development of the site. The subject property is zoned RMF-40 which has a minimum lot width of 70-feet for developments with Board of Adjustments December 4, 2023 Agenda Item 3 BOA-2023-0016 (SARKIN) Page 2 of 12 three family or more dwelling units. The subject property has a lot width of approximately 49.94 linear feet along N. Oakland Ave., which is not out of character with surrounding properties. Surrounding properties have lot widths ranging from 42.6 to 140.8 linear feet, with most around 50 feet in width. Staff finds that this site condition is not unique to the subject property. Further, the existing lot width does allow for other types of development such as single or two-family dwellings which would not require seeking a Board of Adjustment variance. (2) Where the applicant demonstrates that the granting of the variance will be in keeping with the spirit and intent of the zoning ordinance; and Finding: Staff finds that granting the variance would not necessarily be within the spirit and intent of the zoning ordinance since it would convey a special privilege for higher -density development that runs counter to the zoning regulations for the district. Properties zoned RMF-40 are intended to permit and encourage the development of high -density multi -family dwellings in suitable environments and protect similar, existing development. The subject property does not meet the lot width requirements for three or more family development and is thus not a suitable site. Further, staff finds that approval of the subject variance may threaten existing neighboring properties by creating properties that do not address the street and encroach on the privacy of established single-family homes. (C) Minimum necessary variance. The Board of Adjustment may only grant the minimum variance necessary to make possible the reasonable use of the applicant's land, building or structure. Finding: Staff finds that there may be alternatives available that would allow the applicant to develop their property without seeking a variance. A single duplex, or two single family homes with ADUs would maximize the units available, while still meeting the zoning requirements. The applicant could also seek to rezone the property if a different zoning district is more appropriate. Staff does not feel that the variance under consideration is the minimum necessary to make reasonable use of the land. (D) Special Conditions. In granting a zoning regulation variance, the Board of Adjustment may impose whatever special conditions found necessary to ensure compliance and to protect adjacent property. Finding: Should the Board choose to approve the variance, staff has recommended conditions of approval as outlined above. (E) Non -permitted Uses. The Board of Adjustment may not grant, as a variance, any use in a zone that is not permitted under the zoning ordinance. Finding: None is requested. BUDGET/STAFF IMPACT: None. ATTACHMENTS: Board of Adjustments December 4, 2023 Agenda Item 3 BOA-2023-0016 (SARKIN) Page 3 of 12 • Unified Development Code: o §161.17 — District RMF-40, Residential Multi -Family, 40 Units per Acre • Request Letter • Site Plan • One Mile Map • Close-up Map • Current Land Use Map Board of Adjustments December 4, 2023 Agenda Item 3 BOA-2023-0016 (SARKIN) Page 4 of 12 161.17 District RMF-40, Residential Multi -Family - Forty (40) Units Per Acre (A) Purpose. The RMF-40 Multi -family Residential District is designated to protect existing high density multi -family development and to encourage additional development of this type where it is desirable. (B) Uses. (1) Permitted Uses. Unit 1 City-wide uses by right Unit 8 Single-family dwellings Unit 9 Two 2 family dwellings Unit 10 Three 3 and four 4 family dwellings Unit 26 Multi -family dwellings Unit 41 Accessory dwellings Unit 44 Cluster Housing Development Unit 46 Short-term rentals (2) Conditional Uses. Unit 2 City-wide uses by CUP Unit 3 Public protection and utility facilities Unit 4 Cultural and recreational facilities Unit 5 Government facilities Unit 11 Manufactured home park Unit 12a Limited business Unit 24 Home occupation Unit 25 Professional offices Unit 36 Wireless communications facilities (C) Density. Units per acre I Fort 40 or less (D) Bulk and Area Regulations. (1) Lot Width Minimum. Manufactured home park 100 feet Lot within a Manufactured home park 50 feet Single-family 30 feet Two 2 family 30 feet Three 3 family or more 1 70 feet Professional offices 1 100 feet (2) Lot Area Minimum. Manufactured home park 3 acres Lot within a mobile home park 4,200 square feet Townhouses: Individual lot 2,000 square feet Single-family 2,500 square feet Two 2 family 3,000 square feet Three (3) family or more 7,000 square feet Fraternity or Sorority 1 acre Board of Adjustments December 4, 2023 Agenda Item 3 BOA-2023-0016 (SARKIN) Page 5 of 12 (3) Land Area Per Dwelling Unit. Manufactured Home 3,000 square feet Fraternity of Sorority 500 square feet per resident (E) Setback Requirements. Front Side Other Side Single Rear Other Rear Single Uses & Two (2) Uses Family Family A build -to zone that is 8 feet 5 feet 20 feet 5 feet located between the front property line and a line 25 feet from the front property line. (F) Building Height Regulations. Building Height Maximum 1 2 stories/3 stories/5 stories* * A building or a portion of a building that is located between 0 and 10 feet from the front property line or any master street plan right-of-way line shall have a maximum height of two (2) stories, between 10-20 feet from the master street plan right-of-way a maximum height of three (3) stories and buildings or portions of the building set back greater than 20 feet from the master street plan right-of-way shall have a maximum height of 5 stories. If a building exceeds the height of two (2) stories, the portion of the building that exceeds two (2) stories shall have an additional setback from any side boundary line of an adjacent single family district. The amount of additional setback for the portion of the building over two (2) stories shall be equal to the difference between the total height of that portion of the building, and two (2) stories. (G) Building Area. The area occupied by all buildings shall not exceed 50% of the total lot area. Accessory ground mounted solar energy systems shall not be considered buildings. (H) Minimum Buildable Street Frontage. 50% of the lot width. (Code 1965, App. A., Art. 5(IV); Ord. No. 2320, 4-5-77; Ord. No. 2700, 2-2-81; Ord. No. 1747, 6-29-70; Code 1991, §160.034; Ord. No. 4100, §2 (Ex. A), 6-16-98; Ord. No. 4178, 8-31-99; Ord. No. 5028, 6-19-07; Ord. No. 5224, 3-3- 09; Ord. No. 5262, 8-4-09; Ord. No. 5312, 4-20-10; Ord. No. 5462, 12-6-11; Ord. No. 5592, 6-18-13; Ord. No. 5664, 2-18-14; Ord. No. 5800 , §1(Exh. A), 10-6-15; Ord. No. 5921 , §1, 11-1-16; Ord. No. 5945 , §§5, 8, 9, 1-17-17; Ord. No. 6015, §1(Exh. A), 11-21-17; Ord. No. 6245, §2, 10-15-19; Ord. No. 6427, §§l(Exh. C), 2, 4-20-21; Ord. No. 6658 , §7(Exh. F), 5-2-23) Editor's note(s)—Ord. No. 6625 , §1 adopted December 6, 2022, "determines that Section 2 of Ordinance 6427 (Sunset Clause) be amended so that Ordinance 6427 and all amendments to Code Sections ordained or enacted by Ordinance 6427 shall automatically sunset, be repealed and become void on December 31, 2023, unless prior to that date the City Council amends this ordinance to repeal or further amend this sunset, repeal and termination section." Board of Adjustments December 4, 2023 Agenda Item 3 BOA-2023-0016 (SARKIN) Page 6 of 12 009cl 13 November 2023 DEVELOPMENT CONSULTANTS City of Fayetteville INCORPORATED Chairperson Board of Adjustments 125 W. Mountain Street Fayetteville, AR 72701 479.575.8267 DCI Job Number: 2023-170 Project Name: 765 N. Oakland Avenue Owner: Steffan B and Catherine Sarkin 2686 N Timberglen Ln Fayetteville, AR 72701 479-263-9066 Project Narrative: The proposed improvements at 765 N. Oakland Avenue consist of three separate two- family homes (6 units total) with associated parking, interior pedestrian circulation sidewalks, and utilities. A single-family residence of 850 square feet will be demolished for the construction of each three story, 3,760 square foot two family home (1,800 square feet per unit). This property and the adjacent parcels are zoned Residential Multi -Family 40 (RMF-40), and this lot has approximately 0.24 acres. The proposed improvements are utilizing the City's reduction allowances for multifamily parking to reduce the number of required parking stalls to 9 total. 765 N. Oakland Avenue has a total street frontage of 49.94 feet along Oakland Ave, extends about 140 feet to the west and has 100.14 feet along the alley at the rear of the lot. Variance Request: On behalf of the owner, DCI is requesting a variance to the following section of the Unified Development Code. 1. Variance to UDC Section 161.17.D.1, Bulk and Area Regulations: Lot Width. Code states that the lot width minimum for three (3) family or more developments shall be 70 feet wide. The proposed improvements to the property are in keeping with the UDC's spirit and intent of a high -density multifamily housing type zone, and are otherwise in compliance with zoning requirements, however the frontage along Oakland Avenue does not meet the 70 foot requirement. The owner is unable to lengthen the frontage of his property as the owners of the properties to the north and south of 765 N Oakland Avenue are not willing to sell additional frontage, thus a strict enforcement of the UDC creates a hardship for the owner to satisfy this requirement. As this proposed development otherwise meets the intent of the zoning regulations for RMF-40, we are requesting that the hardship be acknowledged and variance from the 70 foot street frontage be granted as the minimum required variance to make use of the proposed development. Engineering 0 Planning Land Surveying Landscape Architecture 2200 North Rodney Parham, Suite 220 • Little Rock, Arkansas 72212 • Tel 501-221-7880 • Fax 501-221-7882 Board of Adjustments 1 East Center Street, Suite 290 • Fayetteville, Arkansas 72701 • Tel 479-444-7880 December 4, 2023 Agenda Item 3 BOA-2023-0016 (SARKIN) Page 7 of 12 Thank you for your consideration and we look forward to working with the City moving forward. Sincerely, Chase Henrichs, P.E. ChaseH@DCIUS.PRO 479.444.7880 Development Consultants Board of Adjustments G:\2022\22-128 WEST\LSD Submittal\2022-12-21 Submittal 4 December 4, 2023 Agenda Item 3 BOA-2023-0016 (SARKIN) Page 8 of 12 Jil J lTi.o®.aa..8�.0. >m2— 'WAH z PARCEL ID: 765-10411-000 PIERCE FAMILY REVOCABLE TRUST C/O COLLIER PIERCE PARCEL ID: 765-10412-000 630 N LEVERETT AVE STE #11 O PATRICK, ASHLEY FREDERICK FAYETTEVILLE, AR 72701 ZONING: RMF-40 N A z 4052 N FOXBOROW DR FAYETTEVILLE, AR 72703 O ZONING: RMF40 -,.A2 �waz GRAVEL 0' PLATTED ALLEY -19 03o 17'22" 100.00' (RI (PLAT 2014-00016475) o i o 15.6' z �5zz CC'm < �1 OD TJ O z z> z z z zoo clmna.. �AmA �o I b o�� \ it NO mz m� D A .I 7 �103°17'22" E 100.14' (M, 3" COMPACT M< O O m 6 PARKING SPACES 0 0 900' 1I}IIt�' 20' SETBACK LIN M I"' I 0n N BICYCLE 00 w SPACES rn ° M A mm oP m 1 4.0' 0 3 m w m T i NO mz m 5' SETBACK LINE m o D _ N 0S 02°29'20" W - .13' M A o m z ':S 00°01'26" W 50.00' (R) Nmo 1n 0) M W 19 _a N I CT p W N y A A D m m N O m 2 n z 0op m co ip co L1mmp� AD `N m> -w mo f�fI}I mN A m A OT rn z O mz_ _ o _ 18" CMP ° m M.B MqbHPALiM•B M N OAKLAND AVENUE M,e M.B 50' R.O. W. - (PLAT 2014-00016475) M "B M •° �® 7.0' (TYP) 25' BUILD TO ZONE TACK LINE y�y m v v 031o17'5r3" W 49.94` 00°00101" W 50.00' N....f$ ,.�,N01ltlti��•o• II DE 765 OAKLAND AVE IV a O o SITE PLAN FoHN €$$m B MW 'H. No=-11 4 � H H m- € C o M g9p➢€ €s8a 8$'p4iaPo$$�i3"•3!$ W G G n�-'"8�$9 'gm fi 35F sR'Upc'�o�Ia��5�'�IMP 8; $ gg y£ygBgyR`HR �g5°�$lyjuag°' 9 Nul 11 �9� m S oa y 4m 8 2 :4ov 8� 9 A3:6�oA b PH.8 M ohm o $ a. I.N. 9 ��b� ber 4, 2023 ` t� uenda Item 3 m A�m 11 26f 6 (SARKIN) �' age 9of12 BOA-2023-0016 (SARKIN) Page 10 of 12 BOA-2023-0016 765 N. OAKLAND AVE Close Up View CS 0 W,o R-O �. W Rio a BERRYST Q_ F i Subject Property _EAGL LU Q a :.I G J z W C J J O —CLEVELANDW— RI-U Neighborhood Link Regional Link - High Activity Alley Residential Link Feet Planning Area Fayetteville City Limits 0 75 150 300 450 600 — — — Shared -Use Paved Trail 1 :2,400 'J& NORTH RW Wr RMF-40 Residential -Office C-1 C-2 Community Services P-1 Board of, Decembe 4, 2023 Ayunub Item 3 BOA-2023-0016 (SARKIN) Page 11 of 12 BOA-2023-0016 765 N. OAKLAND AVE _ Current Land Use NORTH NORTH ST- I 1 ta ti ,5 z J Single -Family Residential Aa All t r r.11 I - _ - ate, � •! 4 Subject Property w w _ '. U_ w •Z Commercial w • 1 J Multi -Family Residential !� .=ter•►. L _ CLEVELAND ST - - Undeveloped Ir r __ lea F Tt I � I DOUGLAS•ST ArL .' Neighborhood Link FEMA Flood Hazard Data Institutional Master Plan Regional Link - High Activity 100-Year Floodplain Unclassified Alley Feet Floodway — Residential Link — — - Trail (Proposed) 0 112.5 225 450 675 900 1- '111 Planning Area _=1 1:3,600 Board ofAdj stments 1 _ _ Fayetteville City Limits Decembe 4, 2023 Item 3 BOA-2023-0016 (SARKIN) Page 12 of 12 W".- 1W TO: THRU: FROM: CITY OF FAYETTEVILLE ARKANSAS MEETING DATE: Board of Adjustment BOARD OF ADJUSTMENTS MEMO Jessie Masters, Development Review Manager Gretchen Harrison, Senior Planner December 4, 2023 SUBJECT: BOA-2023-0017: Board of Adjustment (SOUTH OF 870 N. RUPPLE RD./MEADOWVIEW SENIOR LIVING, 439): Submitted by MEADOWVIEW SENIOR LIVING for property located SOUTH OF 870 N. RUPPLE RD. The property is zoned NS-L, NEIGHBORHOOD SERVICES - LIMITED and contains approximately 11.62 acres. The request is for a variance from lot width requirements. RECOMMENDATION: Staff recommends denial of BOA-2023-0017 based on the findings contained herein. RECOMMENDED MOTION: "°l move to deny BOA-2023-0017." BACKGROUND: The subject property is located in west Fayetteville about a quarter of a mile south of Wedington Drive on the east side of Rupple Road. The property contains approximately 11.62 acres, though a lot split is currently under review which would subdivide the property into two parcels containing 5.62 and 6.00 acres (LSP-2023-0056). A conditional use permit for an independent and assisted living facility for seniors on this property was approved by the Planning Commission on November 13, 2023 (CUP-2023-0145). The entire property is located within the Wedington Corridor Plan area and contains hydric soils. Surrounding land uses and zoning are depicted in Table 1. Table 1: Surrounding Land Uses and Zoning Direction Land Use Zoning North Undeveloped R-A, Residential -Agricultural South Undeveloped P-1, Institutional; NS-L, Neighborhood Services -Limited East Undeveloped R-A, Residential -Agricultural West Ozarks Electric Cooperative NS-L, Neighborhood Services -Limited DISCUSSION: Request: The applicant is requesting a variance from minimum lot width requirements in order to subdivide the subject property into two lots; one would have 485.11 feet of frontage along Rupple Road and the other would have no frontage on a public street. The lot without frontage would be used in part for multi -family dwellings and would thus be subject to the regulations for that land use in the NS-L, Neighborhood Services — Limited zoning district. Per UDC §161.18(D)(1), lots containing multi -family dwellings in the NS-L zoning district are required to have a minimum lot width of 35 feet. The requested variance is described below in Table 2. ents Mailing Address: December 4, 2023 113 W. Mountain Street www.fayettevilleAa Item 4 Fayetteville, AR 72701 BOA-2023-0017 (MEADOWVIEW OF FAYETTEVILLE) Page 1 of 12 Table 2: Variance Reauest Variance Issue Requirement Existing Lot Width Proposed Lot Width Variance Lot width 35 feet 485.11 feet 0 feet 35 feet Public Comment: Staff has received no public comment regarding this request. RECOMMENDATION: Staff recommends denial of BOA-2023-0017. Should the Board choose to approve this variance, staff recommends the following conditions: Conditions of Approval: 1. Approval of this variance is limited to the applicant's request as described in this report, and 2. Approval of this variance does not grant approval of or entitlement to any other zoning or development variances, nor does it grant approval of the associated lot split. IBOARD OF ADJUSTMENT ACTION: ❑ Approved ❑ Denied ❑ Tabled Date: December 4, 2023 Notion: ISecond: Note: City Plan 2040 Future Land Use Designation: Residential Neighborhood FINDINGS OF THE STAFF §156.02. ZONING REGULATIONS. Certain variances of the zoning regulations may be applied for as follows: B. Requirements for Variance Approval. 1. Where strict enforcement of the zoning ordinance would cause undue hardship due to circumstances unique to the individual property under consideration; and Finding: Staff finds that the applicant does not meet the criteria for undue hardship. The applicant stated in their request letter that there are no site -specific constraints or special conditions that would keep them from meeting the minimum lot width requirement other than the fact that they are not able to purchase the entire 11.62-acre property. However, it is unclear at this time why the property cannot be subdivided into lots that meet the bulk and area Board of Adjustments December 4, 2023 Agenda Item 4 BOA-2023-0017 (MEADOWVIEW OF FAYETTEVILLE) Page 2 of 12 requirements of the NS-L zoning district when the current width and area of the property far exceeds minimum requirements. The site plan provided by the applicant shows a 45-foot-wide flag extending to Rupple Road for the lot without frontage which contains a driveway that would serve the planned development on that lot. However, the survey that was provided for the associated lot split shows that the lot will not have a flag and an access easement will be dedicated instead in order to accommodate access. Staff finds that adjusting lot lines to create a flag at least 35 feet wide for the lot without frontage would allow each lot to meet minimum lot width requirements and eliminate the need for this variance. A conditional use permit was recently approved by the Planning Commission for the proposed senior living center with the condition that zoning requirements be met, and the applicant is pursuing this variance as a means of addressing that condition of approval. 2. Where the applicant demonstrates that the granting of the variance will be in keeping with the spirit and intent of the zoning ordinance. Finding: Staff finds that granting this variance may not be in keeping with the spirit and intent of the zoning ordinance. The NS-L zoning district is designed to promote a walkable, pedestrian -oriented neighborhood development form with a mixture of uses at a low -intensity. Staff finds that creating a lot without frontage would conflict with the spirit and intent of the NS-L zoning district since it would allow for development that is not oriented towards a public street. While staff finds that a variance from the minimum lot width requirement may not be necessary in this instance, staff acknowledges that an official zoning determination on the build -to requirement would still be needed prior to development entitlement, either administratively from the City's Zoning and Development Administrator or through the Board of Adjustment, if a variance from the minimum lot width requirement is not granted. C. Minimum Necessary Variance. The Board of Adjustment may only grant the minimum variance necessary to make possible the reasonable use of the applicant's land, building or structure. Finding: Staff finds that the requested variance is not necessary to make possible the reasonable use of the subject property. D. Special Conditions. In granting a zoning regulation variance, the Board of Adjustment may impose whatever special conditions found necessary to ensure compliance and to protect adjacent property. Finding: Should the Board choose to approve the variance, staff has recommended conditions of approval as outlined above. E. Non -permitted Uses. The Board of Adjustment may not grant, as a variance, any use in a zone that is not permitted under the zoning ordinance. Finding: None is requested. Board of Adjustments December 4, 2023 Agenda Item 4 BOA-2023-0017 (MEADOWVIEW OF FAYETTEVILLE) Page 3 of 12 BUDGET/STAFF IMPACT: None ATTACHMENTS: • Unified Development Code o §161.18 NS-L, Neighborhood Services - Limited • Request Letter • Site Plan • Lot Split Survey • One Mile Map • Close -Up Map • Current Land Use Map Board of Adjustments December 4, 2023 Agenda Item 4 BOA-2023-0017 (MEADOWVIEW OF FAYETTEVILLE) Page 4 of 12 161.18 NS-L, Neighborhood Services - Limited (A) Purpose. The NS-L Neighborhood Services - Limited district is designed to serve as a mixed use area of low intensity. Neighborhood Services promotes a walkable, pedestrian -oriented neighborhood development form with sustainable and complementary neighborhood businesses that are compatible in scale, aesthetics, and use with surrounding land uses. For the purpose of Chapter 96: Noise Control, the Neighborhood Services district is a residential zone. (B) Uses. (1) Permitted Uses. Unit 1 City-wide uses by right Unit 8 Single-family dwellings Unit 9 Two (2) family dwellings Unit 10 Three 3 and four 4 family dwellings Unit 12a Limited Business Unit 24 Home occupations Unit 40 Sidewalk cafes Unit 41 Accessory dwelling units Unit 44 Cluster housing development Unit 46 Short-term rentals Note: Any combination of above uses is permitted upon any lot within this zone. Conditional uses shall need approval when combined with pre -approved uses. (2) Conditional Uses. Unit 2 City-wide uses by conditional use Unit 3 Public protection and utility facilities Unit 4 Cultural and recreational facilities Unit 5 Government facilities Unit 13 Eating places Unit 15 Neighborhood shopping goods Unit 19 Commercial recreation, small sites Unit 25 Offices, studios and related services Unit 26 Multi -family dwellings Unit 36 Wireless communication facilities* Unit 45 Small scale production (C) Density. Units per acre I Ten 10 or less (D) Bulk and Area. (1) Lot Width Minimum. Single-family 35 feet Two 2 family or more 35 feet All other uses None (2) Lot Area Minimum. Single-family 4,000 square feet Two (2) family or more 3,000 square feet of lot area per dwelling unit All other permitted and conditional uses None (E) Setback Regulations. Front: A build -to zone that is located between 10 and 25 feet from the front property line. Board of Adjustments December 4, 2023 Agenda Item 4 BOA-2023-0017 (MEADOWVIEW OF FAYETTEVILLE) Page 5 of 12 Side 5 feet Rear 15 feet (F) Building Height Regulations. Building Height Maximum 1 3 stories (G) Building area. On any lot, the area occupied by all buildings shall not exceed 60% of the total area of the lot. Accessory ground mounted solar energy systems shall not be considered buildings. (Ord. No. 5312, 4-20-10; Ord. No. 5462, 12-6-11; Ord. No. 5592, 6-18-13; Ord. No. 5664, 2-18-14; Ord. No. 5735, 1- 20-15; Ord. No. 5800 , §1(Exh. A), 10-6-15; Ord. No. 5921 , §1, 11-1-16; Ord. No. 5945 , §§5, 6, 8, 1-17-17; Ord. No. 6015, §1(Exh. A), 11-21-17; Ord. No. 6223, §1, 9-3-19; Ord. No. 6245, §2, 10-15-19; Ord. No. 6427, §§l(Exh. C), 2, 4-20-21; Ord. No. 6658, §8(Exh. G), 5-2-23) Editor's note(s)—Ord. No. 6625 , §1 adopted December 6, 2022, "determines that Section 2 of Ordinance 6427 (Sunset Clause) be amended so that Ordinance 6427 and all amendments to Code Sections ordained or enacted by Ordinance 6427 shall automatically sunset, be repealed and become void on December 31, 2023, unless prior to that date the City Council amends this ordinance to repeal or further amend this sunset, repeal and termination section." Board of Adjustments December 4, 2023 Agenda Item 4 BOA-2023-0017 (MEADOWVIEW OF FAYETTEVILLE) Page 6 of 12 Board of Adjustment — (618 N Rupple) MEADOWVIEW OF FAYETTEVILLE 1a. Proposed Building Size — 157,610 sf 1b. Parking Spaces — 90 (See site plan) 1c. Variance being requested — street frontage requirement 1d. i. — Due to the size of the property (approximately 10 acres) and the cost of the land, we are proposing to split the lot into two, and allow us to build a senior housing complex on the rear parcel with an easement to the street. 1d. ii. — Requiring 35' of frontage is not possible and location of our property is comparable with neighboring businesses like the Boys and Girls Club. 1d. iii. — The special conditions and circumstances do not result from an action on our behalf except that we cannot afford to purchase the remaining 4 acres and still make a viable project. 1d. iv. — We understand that approval of this variance will not confer on us any special privilege that is denied by this ordinance to other lands, structures or buildings in the same district. 2, Site Plan — See Attached 3. Legal description — SURVEY DESCRIPTION — TRACT 2: PART OF TRACT 3A OF LOT SPLIT 2020-20940, SAID TRACT BEING PART OF TRACT 3 OF THE FINAL PLAT FOR WHM LAND INVESTMENTS, INC. AS FILED IN THE WASHINGTON COUNTY RECORDS, CITY OF FAYETTEVILLE, WASHINGTON COUNTY, ARKANSAS, AND BEING MORE PARTICULARLY DESCRIBED AS FOLLOWS: COMMENCING AT THE NORTHWEST CORNER OF SAID TRACT 3A, SAID POINT BEING A FOUND 1/2 INCH IRON PIN WITH CAP "PLS 1010"; THENCE ALONG THE NORTH LINE OF SAID TRACT 3A, S87014'00"E A DISTANCE OF 323.52 FEET TO A SET 1/2 INCH IRON PIN WITH CAP "PS 1559"; THENCE S87014'15"E A DISTANCE OF 187.72 FEET TO THE POINT OF BEGINNING; SAID POINT BEING A SET 1/2 INCH IRON PIN WITH CAP "PS 1559"; THENCE CONTINUING S87014'15"E A DISTANCE OF 228.60 FEET TO A SET 1/2 INCH IRON PIN WITH CAP "PS 1559"; THENCE S87°40'15"E A DISTANCE OF 330.10 FEET TO THE NORTHEAST CORNER OF SAID TRACT 3A AND A FOUND 5/8 INCH IRON PIN WITH CAP "PLS 1032"; THENCE LEAVING SAID NORTH LINE AND ALONG THE EAST LINE OF SAID TRACT 3A, S02033'14"W A DISTANCE OF 463.25 FEET TO THE SOUTHEAST CORNER OF SAID TRACT 3A AND A FOUND 1/2 INCH IRON PIN WITH CAP "PLS 366"; THENCE LEAVING SAID EAST LINE AND ALONG THE SOUTH LINE OF SAID TRACT 3A, N88032'32"W A DISTANCE OF 558.80 FEET TO A SET 1/2 INCH IRON PIN WITH CAP "PS 1559"; THENCE LEAVING SAID SOUTH LINE, NO2°33'14"E A DISTANCE OF 473.48 FEET TO THE POINT OF BEGINNING, CONTAINING 6.00 ACRES, MORE OR LESS, AND SUBJECT TO ALL RIGHTS -OF -WAY, EASEMENTS AND RESTRICTIVE COVENANTS OF RECORD AND FACT. Board of Adjustments December 4, 2023 Agenda Item 4 BOA-2023-0017 (MEADOWVIEW OF FAYETTEVILLE) Page 7 of 12 5 1 9 Zc v y i m 00 I Imm,r` y0G;Qz TN m v z y O r T 0 z y m �Amlm <A 1 OT mG) c cl r0 ° r0 c< I 1 ryC� a ;a m z y O A O O A yC .. y 9 MmNm;U Om� m p mpumii0 00;IN R 0 m o V O V O y Ofrc O T o r NV TTT -. I z0�Z 1 <mm3 +w I 1 O O Or �\ 0 N 1 I I 1 00 DC 2 T O O (yii � y 0 A m 0 _� m y r OT O ...E y C Nz T v 0 0 : N < A 0 SM&M. dqqMQ! - L ft . 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P ~ r. �A Single -Family Residential Industrial f Subject Property lb �. ". ..4N n r �.. Ip�� LIMIT I, OWL ANDS DR ! Regional Link Alley Residential Link ■ ■ Planned Residential Link — — — Trail (Proposed) i� Planning Area Fayetteville City Limits y: Undeveloped Feet 0 112.5 225 450 1:3,600 1 ,! x I r..! I FEMA Flood Hazard Data 100=Year Floodplain Floodway 675 900 Board of AdjL stments Decembei 4, 2023 Item 4 BOA-2023-0017 (MEADOWVIEW OF FAYETTEVILLE) Page 12 of 12