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HomeMy WebLinkAboutOrdinance 6742 11) ARCHIVED 113 West Mountain Street Fayetteville, AR 72701 (479) 575-8323 Ordinance: 6742 File Number: 2024-1875 PLANNED ZONING DISTRICT-2024-0001: (3568 W. MOUNT COMFORT ROAD/HOLT VILLAGE,323): AN ORDINANCE TO APPROVE A RESIDENTIAL PLANNED ZONING DISTRICT ENTITLED PZD-2024-001 FOR APPROXIMATELY 16.72 ACRES LOCATED AT 3568 WEST MOUNT COMFORT ROAD IN WARD 4 BE IT ORDAINED BY THE CITY COUNCIL OF THE CITY OF FAYETTEVILLE,ARKANSAS: Section 1: That the City Council of the City of Fayetteville, Arkansas hereby approves PZD-2024-01 as described in Exhibits"A", "B", and "C"attached to the Planning Division's Agenda Memo which allows the development of 16.72 acres of mixed residential units. Section 2: That the official zoning map of the City of Fayetteville, Arkansas is hereby amended to reflect the zoning criteria change provided in Section 1 above. PASSED and APPROVED on April 16, 2024 Approve Attest: Ot,?y,'1 1TRF4/1 — •FAYETTEVILL, • neld ordan, Kara Paxton, City er c reas rer ; 9 •.11?/(AN`� This publication%a .paid for by the City Clerk-Treasurer of the City of Fayetteville, Arkansas. Amount Paid: $ WD. i ,Z Page 1 P-1 RSF-1 RSF-4 R-A CS MORNING MIST DR C A N E Y DR LONOKE ST SO U T H W I C K D R MAJESTIC DR CLEARWOOD DR RUPPLE RD Regional Link Residential Link Planning Area Fayetteville City Limits Shared-Use Paved Trail Residential-Agricultural RSF-1 RSF-4 Community Services P-1 Close Up View PZD-2024-0001 3568 W. MOUNT COMFORT RD N 0 150 300 450 60075 Feet Subject Property 1:2,400 EXHIBIT 'A' HOLT VILLAGE PZD LEGAL DESCRIPTION: A PART OF THE FRACTIONAL NORTHWEST QUARTER OF SECTION 6, TOWNSHIP 16 NORTH, AND ALSO A PART OF THE SOUTHEAST QUARTER OF THE SOUTHEAST QUARTER OF SECTION 31, TOWNSHIP 17 NORTH, AND ALSO A PART OF THE SOUTHWEST QUARTER OF THE SOUTHWEST QUARTER OF SECTION 32, TOWNSHIP 17 NORTH, ALL BEING LOCATED IN RANGE 30 WEST, WASHINGTON COUNTY, ARKANSAS, AND ALL BEING MORE PARTICULARLY DESCRIBED AS FOLLOWS, TO-WIT: BEGINNING AT AN EXISTING REBAR ON THE EAST RIGHT-OF-WAY OF NORTH RUPPLE ROAD WHICH IS N02°18'52"E 46.29' AND N02°40'44"E 221.49' FROM THE SOUTHWEST CORNER OF SAID FRACTIONAL NORTHWEST QUARTER OF SECTION 6 AND RUNNING THENCE ALONG SAID RIGHT-OF-WAY N02°40'44"E 928.50' TO A POINT ON THE SOUTH LINE OF CLEARWOOD CROSSING SUBDIVISION TO THE CITY OF FAYETTEVILLE, AS PER THE RECORDED PLAT THEREOF, THENCE ALONG SAID SOUTH SUBDIVISION LINE THE FOLLOWING: S87°00'18"E 206.65' TO AN EXISTING REBAR, S86°22'27"E 193.98' TO AN EXISTING REBAR, S86°39'36"E 204.65' TO AN EXISTING REBAR ON THE WEST LINE OF SAID SUBDIVISION. THENCE ALONG SAID WEST SUBDIVISION THE FOLLOWING: S08°32'47"W 8.02' TO AN EXISTING REBAR, S06°15'51"W 79.97' TO AN EXISTING REBAR, S05°38'30"W 83.40' TO AN EXISTING REBAR, S06°08'21"W 98.48' TO AN EXISTING REBAR, S05°29'51"W 98.01' TO AN EXISTING REBAR ON THE SOUTH LINE OF SAID SUBDIVISION, THENCE ALONG SAID SOUTH SUBDIVISION LINE S87°38'11"E 500.30' TO AN EXISTING FENCE CORNER ON THE EAST LINE OF AN ABANDONED RAILROAD RIGHT-OF-WAY , SAID ABANDONED RIGHT-OF-WAY BEING SHOWN ON A PLAT OF SURVEY BY ALAN REID AND ASSOCIATES RECORDED IN BOOK 94 AT PAGE 47888 IN THE OFFICE OF THE CIRCUIT CLERK AND EX-OFFICIO RECORDER OF WASHINGTON COUNTY, THENCE LEAVING SAID SUBDIVISION LINE ALONG SAID ABANDONED RIGHT-OF-WAY THE FOLLOWING: S20°19'46"W 325.57' TO AN EXISTING FENCE CORNER POST, S29°43'09"W 201.83', THENCE LEAVING SAID ABANDONED RIGHT-OF-WAY N87°12'33"W 592.50' TO AN EXISTING REBAR, THENCE S02°40'44"W 68.44' TO AN EXISTING REBAR, THENCE N87°19'16"W 301.66' TO THE POINT OF BEGINNING, CONTAINING 16.72 ACRES, MORE OR LESS. SUBJECT TO THAT PORTION IN NORTH RUPPLE ROAD MASTER STREET PLAN RIGHT-OF-WAY ON THE WEST SIDE OF HEREIN DESCRIBED TRACT AND ALSO SUBJECT TO ALL OTHER EASEMENTS AND RIGHTS-OF-WAY OF RECORD. PROVIDED BY BATES AND ASSOCIATES. PZD-2024-0001 EXHIBIT 'B' Holt Village Planned Zoning District Page 1 of 31 Holt Village Planned Zoning District FEBRUARY 29, 2024 A Ownership Landmarc Custom Homes, LLC 1224 S Maetsri Rd, Springdale AR 72762 PREPARED BY FLINTLOCK LTD CO Planning Commission March 25, 2024 PZD-2024-0001 (HOLT VILLAGE) Page 10 of 46 EXHIBIT C Holt Village Planned Zoning District Page 2 of 31 TABLE OF CONTENTS A B C D E F G H I J K L M N O Ownership ........................................................................................................................................... 1 Project Summary ................................................................................................................................. 3 General Project Concept ...................................................................................................................... 5 Proposed Planning Areas ..................................................................................................................... 7 Proposed Zoning Standards.................................................................................................................. 8 Neighborhood Zone A ................................................................................................................. 8 Neighborhood Zone B ............................................................................................................... 10 Existing Property Zoning Standards .................................................................................................... 12 Zoning Comparison Chart .......................................................................................................... 15 Analysis of Site Characteristics ........................................................................................................... 16 Recreational Facilities ........................................................................................................................ 17 Reasons a Zoning Change is Required ................................................................................................. 18 Relation to Existing and Surrounding Properties ................................................................................. 19 Project Compliance with Fayetteville Comprehensive Land Use Plan + City Plan 2040 ......................... 20 Traffic Study ...................................................................................................................................... 24 Impacts on City Services ..................................................................................................................... 24 Development Standards, Conditions, and Review Guidelines .............................................................. 25 Proposed Architectural Design Standards .................................................................................. 25 Proposed Landscape Standards ................................................................................................. 29 Planned Zoning District Intent Fulfillment........................................................................................... 30 Planning Commission March 25, 2024 PZD-2024-0001 (HOLT VILLAGE) Page 11 of 46 Holt Village Planned Zoning District Page 3 of 31 B Project Summary The proposed +/- 125 residential unit development aims to provide a mix of housing types in a variety of formats structured in a walkable neighborhood format, with a central linear storm park lined by park-facing townhomes. The development will include three parcels (765-13589-000, 765-13593-000, and 765-13593-002) totaling around 16.7 acres. The entire site is shown as City Neighborhood area on the Future Land Use Map with midrange infill score potentials across the site. The property is served by existing adequate water and sewer facilities in Mt Comfort Road to the south, Rupple Road to the west, and W Lonoke to the north and northeast. This proposed development ideally serves the surrounding neighborhood and City goals by sensitively transitioning density from the north to the south through a mixture of unit types offering abundant green space, walkability, and community potential. SITE LOCATION Planning Commission March 25, 2024 PZD-2024-0001 (HOLT VILLAGE) Page 12 of 46 Holt Village Planned Zoning District Page 4 of 31 Site Location Approximate location as seen aerially from the southwest ; N Rupple Rd and W Mount Comfort Rd seen in foreground SITE LOCATION Planning Commission March 25, 2024 PZD-2024-0001 (HOLT VILLAGE) Page 13 of 46 Holt Village Planned Zoning District Page 5 of 31 C General Project Concept Street and The project aims to connect N Rupple Road more cohesively into the existing development Lot Layout north of the project site, providing an extension of Lonoke Drive to the west to Rupple Road and south to a new east-west connection. To maximize site efficiency with odd geometries, a large linear storm park provides frontage for an interior set of alley loaded townhouses. This arrangement both faces public roads and existing single family homes with more traditional lower density single family homes while providing appropriate density and variety in housing type and price point. The linear storm park directs water downhill to the north, to the low point of the site, which is preserved as a tree preservation and landscape buffer around the storm park. The resulting large central block is compliant with maximum block sizes but is further bifurcated with a pedestrian path and enhanced crosswalk that provides safe interior block connection through the neighborhood to Holt Middle School across Rupple Road from the project. The main north/south street connection provides a shared commercial access to the CS zoned commercial neighboring property along Mount Comfort, to minimize curb cuts and provide rational and safe access to the existing High Activity Corridor. With its mixture of units types, pedestrian alleys, and common greens, the site design builds community potential and encourages walking and biking both within the neighborhood and to adjacent schools. Site Plan Planning Commission March 25, 2024 PZD-2024-0001 (HOLT VILLAGE) Page 14 of 46 Holt Village Planned Zoning District Page 6 of 31 Buffer Areas The proposed development provides a landscape buffer along the northern boundary and residential lots similar in size and setback to the adjacent existing lots. Smaller home lots face Rupple and the commercial development to the south, which transition to townhouses against the parcel to the southeast, which is intended to become a clustered massing of small multifamily along Mount Comfort concurrent with this development. Tree The property’s long-term use for intensive agriculture has left little existing tree canopy except at Preservation the edges of the property. The site plan’s geometry aligns to tree preservation plans to respect Areas these existing fence line trees and the site’s natural topography. Storm Water The site contains a large high point roughly in the center. Three stormwater facilities will be and Detention provided at the low points at the northwestern property boundary, the northeastern property Areas corner, and adjacent the multifamily and townhouse properties along Mount Comfort. A linear storm park running north / south on the western half of the property directs storm flow through grassed swales as a landscape amenity to slow water flow and remove sediment in planting areas. Undisturbed The site is almost entirely previously disturbed by long term agricultural use and use as an airfield Natural for a number of years. Some existing larger trees and more natural areas along the northern Areas property line will be preserved. Existing and Existing utilities are well provided and further discussed in Section M: Impacts to City Services Proposed Utility Connections and Extensions Planning Commission March 25, 2024 PZD-2024-0001 (HOLT VILLAGE) Page 15 of 46 Holt Village Planned Zoning District Page 7 of 31 D Proposed Planning Areas The proposed Neighborhood Zones would replace existing Residential-Agriculture Zoning on approximately 16.2 acres of the site and Community Services Zoning on approximately ½ an acre of the site at the southwest corner adjacent to Kum and Go. Neighborhood Zone A accounts of approximately 9.9 acres of the site, and Neighborhood Zone B accounts for approximately 6.9 acres of the site. Planning Commission March 25, 2024 PZD-2024-0001 (HOLT VILLAGE) Page 16 of 46 Holt Village Planned Zoning District Page 8 of 31 E Proposed Zoning Standards ____________________________________________ Neighborhood Zone A (A) Purpose. • Provide an appropriately flexible neighborhood buffer to commercial, institutional, and single family residential uses • Create a flexible neighborhood pattern with a variety of adaptable building types limited by mass and height rather than use or unit numbers; • Promote and maintain the development of diverse housing types at a range of sizes and price points for a range of household arrangements to meet the needs of all citizens in all phases of life; • Allow more efficient and flexible use of existing and new housing stock at appropriate densities to support the long term maintenance of required infrastructure; (B) Intent. Planning staff shall evaluate the following criteria for suitability of uses in the Neighborhood Zone A: (1) The property shall have infrastructure (water, sewer, gas, electric, etc.) that meets City standard, in the minimum easements and land encumbrances to ensure practical maintainability and access to all units without restricting future adaptations of site usage; (2) The form and massing of buildings should be scaled and detailed to create an inviting and timeless neighborhood pattern; (3) Block structure should be compact and connected, with a preference for alleys and pedestrian pathways creating additional mid-block connectivity and flexibility; (4) Buildings should address the street appropriately with visible pedestrian entries on the primary façade connected to pedestrian pathways; (5) Parking and car connectivity should be secondary to safe, walkable, adaptable block structure and building usage (6) Building setbacks from the street should be minimized wherever possible to shorten the length of utility service lines and minimize maintenance and leakage potential; (7) Side yards are encouraged to be minimized unless functionally useful for building occupants or necessary for services like trash, stormwater, and utility pedestals. This allows additional units to be provided and reduces the length of infrastructure required to serve each unit, creating more financially sustainable neighborhoods; ____________________________________________ Proposed Zoning Standards (C) Uses. (1) Permitted Uses Unit 1 City-wide uses by right Unit 8 Single-family dwellings Unit 9 Two-family dwellings Unit 24 Home occupations Planning Commission March 25, 2024 PZD-2024-0001 (HOLT VILLAGE) Page 17 of 46 Holt Village Planned Zoning District Page 9 of 31 Unit 41 Accessory dwelling units Unit 44 Cluster housing development 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 permit Unit 3 Public protection and utility facilities Unit 4 Cultural and recreational facilities Unit 5 Government facilities Unit 10 Three (3) and four (4) family dwellings Unit 12a Limited business Unit 13 Eating places Unit 16 Shopping goods Unit 19 Commercial recreation, small sites Unit 25 Offices, studios and related services Unit 26 Multi-family dwellings Unit 45 Small scale production Unit 46 Short-term rentals (D) Density. None. (E) Bulk and Area Regulations. (1) Lot Width Minimum. 24 feet * Legal lots may meet their minimum lot width with frontage onto a private or public right of way, public or private open space, or pedestrian access (sidewalk or trail) as long as adequate utility easements and access and safe and convenient access for fire protection and sanitation vehicles exists. (2) Lot Area Minimum. None. (F) Setback regulations. Front A build-to zone that is located between the front property line and a line 25 feet from the front property line. Side 5 feet Rear 5 feet Rear, from center line of an alley 12 feet (G) Building Height Maximum. 3 stories (H) Minimum Buildable Street Frontage. 50% of the lot width. Planning Commission March 25, 2024 PZD-2024-0001 (HOLT VILLAGE) Page 18 of 46 Holt Village Planned Zoning District Page 10 of 31 Neighborhood Zone B (A) Purpose. • Create a flexible neighborhood pattern with a variety of adaptable building types limited by mass and height rather than use or unit numbers; • Promote and maintain the development of diverse housing types at a range of sizes and price points for a range of household arrangements to meet the needs of all citizens in all phases of life; • Allow more efficient and flexible use of existing and new housing stock at appropriate densities to support the long term maintenance of required infrastructure; (B) Intent. Planning staff shall evaluate the following criteria for suitability of uses in the Neighborhood Zone B: (1) The property shall have infrastructure (water, sewer, gas, electric, etc.) that meets City standard, in the minimum easements and land encumbrances to ensure practical maintainability and access to all units without restricting future adaptations of site usage; (2) The form and massing of buildings should be scaled and detailed to create an inviting and timeless neighborhood pattern; (3) Block structure should be compact and connected, with a preference for alleys and pedestrian pathways creating additional mid-block connectivity and flexibility; (4) Buildings should address the street appropriately with visible pedestrian entries on the primary façade connected to pedestrian pathways; (5) Parking and car connectivity should be secondary to safe, walkable, adaptable block structure and building usage (6) Building setbacks from the street should be minimized wherever possible to shorten the length of utility service lines and minimize maintenance and leakage potential; (7) Side yards are encouraged to be minimized unless functionally useful for building occupants or necessary for services like trash, stormwater, and utility pedestals. This allows additional units to be provided and reduces the length of infrastructure required to serve each unit, creating more financially sustainable neighborhoods; ____________________________________________ Proposed Zoning Standards (C) Uses. (1) Permitted Uses Unit 1 City-wide uses by right Unit 8 Single-family dwellings Unit 9 Two-family dwellings Unit 10 Three (3) and four (4) family dwellings Unit 24 Home occupations Unit 26 Multi-family dwellings Unit 41 Accessory dwelling units Unit 44 Cluster housing development 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. Planning Commission March 25, 2024 PZD-2024-0001 (HOLT VILLAGE) Page 19 of 46 Holt Village Planned Zoning District Page 11 of 31 (2) 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 12a Limited business Unit 13 Eating places Unit 16 Shopping goods Unit 19 Commercial recreation, small sites Unit 25 Offices, studios and related services Unit 45 Small scale production Unit 46 Short-term rentals (D) Density. None. (E) Bulk and Area Regulations. (1) Lot Width Minimum. Single-family 24 feet All other uses None * Legal lots may meet their minimum lot width with frontage onto a private or public right of way, public or private open space, or pedestrian access (sidewalk or trail) as long as adequate utility easements and access and safe and convenient access for fire protection and sanitation vehicles exists. (2) Lot Area Minimum. None. (F) Setback regulations. Front A build-to zone that is located between the front property line and a line 25 feet from the front property line. Side None Rear 5 feet Rear, from center line of an alley 12 feet (G) Building Height Maximum. 3 stories (H) Minimum Buildable Street Frontage. 50% of the lot width. Planning Commission March 25, 2024 PZD-2024-0001 (HOLT VILLAGE) Page 20 of 46 Holt Village Planned Zoning District Page 12 of 31 F Existing Property Zoning Standards 161.03 District R-A, Residential-Agricultural (A) Purposes. The regulations of the agricultural district are designed to protect agricultural land until an orderly transition to urban development has been accomplished; prevent wasteful scattering of development in rural areas; obtain economy of public funds in the providing of public improvements and services of orderly growth; conserve the tax base; provide opportunity for affordable housing, increase scenic attractiveness; and conserve open space. (B) Uses. (1) Permitted Uses. Unit 1 City-wide uses by right Unit 3 Public protection and utility facilities Unit 6 Agriculture Unit 7 Animal husbandry Unit 8 Single-family dwellings Unit 9 Two-family dwellings Unit 37 Manufactured homes Unit 41 Accessory dwellings Unit 43 Animal boarding and training Unit 46 Short-term rentals (2) Conditional Uses. Unit 2 City-wide uses by conditional use permit Unit 4 Cultural and recreational facilities Unit 5 Government facilities Unit 20 Commercial recreation, large sites Unit 24 Home occupations Unit 35 Outdoor Music Establishments Unit 36 Wireless communications facilities Unit 42 Clean technologies (C) Density. Units per acre One-half (½) (D) Bulk and Area Regulations. Lot width minimum 200 feet Lot Area Minimum: Residential: 2 acres Nonresidential: 2 acres Lot area per dwelling unit 2 acres Planning Commission March 25, 2024 PZD-2024-0001 (HOLT VILLAGE) Page 21 of 46 Holt Village Planned Zoning District Page 13 of 31 (E) Setback Requirements. Front Side Rear 35 feet 20 feet 35 feet (F) Height Requirements. There shall be no maximum height limits in the R-A District, provided, however, if a building exceeds the height of one (1) story, the portion of the building over one (1) story shall have an additional setback from any boundary line of an adjacent residential district. The amount of additional setback for the portion of the building over one (1) story shall be equal to the difference between the total height of that portion of the building and one (1) story. (G) Building area. None. 161.22 Community Services (A) Purpose. The Community Services District is designed primarily to provide convenience goods and personal services for persons living in the surrounding residential areas and is intended to provide for adaptable mixed use centers located along commercial corridors that connect denser development nodes. There is a mixture of residential and commercial uses in a traditional urban form with buildings addressing the street. For the purposes of Chapter 96: Noise Control, the Community Services district is a c ommercial zone. The intent of this zoning district is to provide standards that enable development to be approved administratively. (B) Uses. (1) Permitted Uses. Unit 1 City-wide uses by right Unit 4 Cultural and recreational facilities Unit 5 Government facilities Unit 8 Single-family dwellings Unit 9 Two-family dwellings Unit 10 Three (3) and four (4) family dwellings Unit 13 Eating places Unit 15 Neighborhood Shopping goods Unit 24 Home occupations Unit 25 Offices, studios and related services Unit 26 Multi-family dwellings Unit 40 Sidewalk Cafes Unit 41 Accessory dwellings Unit 44 Cluster Housing Development Unit 45 Small scale production 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 permit Planning Commission March 25, 2024 PZD-2024-0001 (HOLT VILLAGE) Page 22 of 46 Holt Village Planned Zoning District Page 14 of 31 Unit 3 Public protection and utility facilities Unit 14 Hotel, motel and amusement services Unit 16 Shopping goods Unit 17 Transportation, trades and services Unit 18 Gasoline service stations and drive-in/drive-through restaurants Unit 19 Commercial recreation, small sites Unit 28 Center for collecting recyclable materials Unit 34 Liquor stores Unit 35 Outdoor music establishments Unit 36 Wireless communication facilities* Unit 42 Clean technologies (C) Density. None. (D) Bulk and Area Regulations. (1) Lot Width Minimum. Dwelling 18 feet All others None (2) Lot Area Minimum. None. (E) Setback regulations. Front: A build-to zone that is located between 10 feet and a line 25 feet from the front property line. Side and rear: None Side or rear, when contiguous to a single-family residential district: 15 feet (F) Building Height Regulations. Building Height Maximum 5 stories (G) Minimum Buildable Street Frontage.50% of the lot width. Planning Commission March 25, 2024 PZD-2024-0001 (HOLT VILLAGE) Page 23 of 46 Holt Village Planned Zoning District Page 15 of 31 Zoning Comparison Chart R-A: Residential Agriculture CS: Community Services Neighborhood Zone Planning Area A Neighborhood Zone Planning Area B PERMITTED USES 1. City-wide uses by right 3. Public protection and utility facilities 6. Agriculture 7. Animal husbandry 8. Single-family dwellings 9. Two-family dwellings 37. Manufactured homes 41. Accessory dwellings 43. Animal boarding and training 46. Short-term rentals 1. City-wide uses by right 4. Cultural and recreational facilities 5. Government facilities 8. Single-family dwellings 9. Two-family dwellings 10. Three (3) and four (4) family dwellings 13. Eating places 15. Neighborhood Shopping goods 24. Home occupations 25. Offices, studios and related services 26. Multi-family dwellings 40. Sidewalk Cafes 41. Accessory dwellings 44. Cluster Housing Development 45. Small scale production 46. Short-term rentals 1. City-wide uses by right 8. Single-family dwellings 9. Two-family dwellings 24. Home occupations 41. Accessory dwelling units 44. Cluster housing development 1. City-wide uses by right 8. Single-family dwellings 9. Two-family dwellings 10. Three (3) and four (4) family dwellings 24. Home occupations 26. Multi-family dwellings 41. Accessory dwelling units 44. Cluster housing development CONDITIONAL USES 2. City-wide uses by conditional use permit 4. Cultural and recreational facilities 5. Government facilities 20. Commercial recreation, large sites 24. Home occupations 35. Outdoor Music Establishments 36. Wireless communications facilities 42. Clean technologies 2. City-wide uses by conditional use permit 3. Public protection and utility facilities 14. Hotel, motel and amusement services 16. Shopping goods 17. Transportation, trades and services 18. Gasoline service stations and drive- in/drive-through restaurants 19. Commercial recreation, small sites 28. Center for collecting recyclable materials 34. Liquor stores 35. Outdoor music establishments 36. Wireless communication facilities* 42. Clean technologies 2. City-wide uses by conditional use permit 3. Public protection and utility facilities 4. Cultural and recreational facilities 5. Government facilities 10. Thre (3) and four (4) family dwellings 12a. Limited business 13. Eating places 16. Shopping goods 19. Commercial recreation, small sites 25. Offices, studios and related services 26. Multi-family dwellings 45. Small scale production 46. Short-term rentals 2. City-wide uses by conditional use permit 3. Public protection and utility facilities 4. Cultural and recreational facilities 5. Government facilities 12a. Limited business 13. Eating places 16. Shopping goods 19. Commercial recreation, small sites 25. Offices, studios and related services 45. Small scale production 46. Short-term rentals DENSITY One-half (1/2)None None None LOT WIDTH MIN. (FT) 200 18 (Residential) None (all others) 24 (Single-family) * Legal lots may meet their minimum lot width with frontage onto a private or public right of way, public or private open space, or pedestrian access (sidewalk or trail) as long as adequate utility easements and access and safe and convenient access for fire protection and sanitation vehicles exists. 24 (Single-family) None (all others) * Legal lots may meet their minimum lot width with frontage onto a private or public right of way, public or private open space, or pedestrian access (sidewalk or trail) as long as adequate utility easements and access and safe and convenient access for fire protection and sanitation vehicles exists.LOT AREA MIN. (SF) 2 acres None None None FRONT SETBACK (FT) 35 A build-to zone that is located between 10 feet and a line 25 feet from the front property line. A build-to zone that is located between the front property line and a line 25 feet from the front property line. A build-to zone that is located between the front property line and a line 25 feet from the front property line. SIDE SETBACK (FT) 20 None 5 None REAR SETBACK (FT) 35 None 15 (when continguous to a single-family residential district) 5 12 (from center line of an alley) 5 12 (from center line of an alley) BUILDING HEIGHT There shall be no maximum height limits in the R-A District, provided, however, if a building exceeds the height of one (1) story, the portion of the building over one (1) story shall have an additional setback from any boundary line of an adjacent residential district. The amount of additional setback for the portion of the building over one (1) story shall be equal to the difference between the total height of that portion of the building and one (1) story. 5 Stories 3 Stories 3 Stories MAX. BUILDING AREA (%) None 50% of lot width 50% of lot width 50% of lot width CURRENT PROPOSED Planning Commission March 25, 2024 PZD-2024-0001 (HOLT VILLAGE) Page 24 of 46 Holt Village Planned Zoning District Page 16 of 31 G Analysis of Site Characteristics The existing site contains a gentle high point roughly in the center, falling gradually away to Clabber Creek to the north and Hamestring Creek to the south. The property is relatively level for Fayetteville and has been cleared and intensively farmed since at least the middle of the last century based on aerial photos. The site does not include hydric soils, historic wet prairie, or other sensitive ecologies. It is also outside the floodway of both adjacent creeks. Planning Commission March 25, 2024 PZD-2024-0001 (HOLT VILLAGE) Page 25 of 46 Holt Village Planned Zoning District Page 17 of 31 H Recreational Facilities The proposed development includes a large linear park for passive recreation and is walkable to the extensive Clabber Creek park and the future Underwood Park facilities. The site is located along the Clabber Creek trail connection to Mount Comfort. It is also walkable to both Holt Middle School (directly across the street) and Holcomb Elementary School ½ a mile to the north. Planning Commission March 25, 2024 PZD-2024-0001 (HOLT VILLAGE) Page 26 of 46 Holt Village Planned Zoning District Page 18 of 31 I Reasons a Zoning Change is Required The current zoning of Residential - Agriculture that governs most of the site (+/- 16.6 acres out of +/- 18.4 total acres) is not suitable to fulfill the City’s needs for housing its rapidly increasing population or its goals for this specific area as a Tier 2 and Tier 3 center on Fayetteville’s Growth Concept Map. Additionally, the walkable and mixed unit development proposed here is the kind of development described in the City Plan 2040 that creates livable communities that require less investment in infrastructure by the City. Refer to Sections J and K following this section for more discussion of these elements. Planning Commission March 25, 2024 PZD-2024-0001 (HOLT VILLAGE) Page 27 of 46 Holt Village Planned Zoning District Page 19 of 31 J Relation to Existing and Surrounding Properties The surrounding properties are a mix of single family residential to the north, commercial uses along the arterial Mount Comfort corridor, and institutional uses to the west with Holt Middle School and Mount Comfort Presbyterian Church. The proposed neighborhood lines the single-family adjacencies with traditional residential lots. Smaller home lots face the institutional uses to the west, while a small cluster of multifamily masses are located along Mount Comfort. The mixed unit type neighborhood provides a natural variety of housing product and price points with intensity stepped down from existing single family home lots to multifamily along Mount Comfort. Refer to Section K following this section for discussion of how this transition of density and use is ideally appropriate for both realizing City planning goals and providing services to the surrounding community. Planning Commission March 25, 2024 PZD-2024-0001 (HOLT VILLAGE) Page 28 of 46 Holt Village Planned Zoning District Page 20 of 31 K Project Compliance with Fayetteville Comprehensive Land Use Plan + City Plan 2040 The project site is part of both a planned Tier 2 Center at Mount Comfort and Rupple and a planned Tier 3 Center at Mount Comfort and Salem Road. The project site is on the outside shoulder of a Tier Two center, a smaller scale urban with fewer services, residents, and jobs than Tier One Centers. Tier Two Centers largely exist to provide services and employment to residents within two to three miles. They are characterized by housing that ranges from one - to three- story detached dwellings, duplexes, row houses, and mid-rise apartments. Commercial uses will be mixed-use and office buildings. The adjacencies of Holt Middle School directly to the west and low density single-family to the north make commercial services and multifamily more jarring along the western edge of the site and render the moderate density residential use proposed here ideal. Tier Three Centers are intended to serve the immediately surrounding residential areas and will cater to the specific needs of a small market. As a result, no two will be the same. Some may be characterized by one or two commercial and/or multi-family buildings located on a single intersection while others develop into a mixed-use core extending over multiple blocks and serving a broad mix of housing. The nodal nature of Tier Three Centers are important for providing a unique sense of place to a neighborhood. Tier Three Centers shown on The Growth Concept Map are not intended to be inclusive of all non-residential services that may be identified at a neighborhood-scale analysis. Neighborhood-scale and micro-retail locations are embedded within the general land use policies discussed throughout City Plan, not on the Growth Concept Map. The project site is also located with frontage on a High Activity Corridor along Mount Comfort. The proposed development is wholly in line with the City Plan 2040’s primary goals of compact, complete, and connected growth which is intentional, sustainable, and mixed use. Transit ready and commercial supportive densities are provided, and housing is centered on low impact development stormwater features. SITE LOCATION Planning Commission March 25, 2024 PZD-2024-0001 (HOLT VILLAGE) Page 29 of 46 Holt Village Planned Zoning District Page 21 of 31 Planning Commission March 25, 2024 PZD-2024-0001 (HOLT VILLAGE) Page 30 of 46 Holt Village Planned Zoning District Page 22 of 31 The Proposed development’s location within a City Neighborhood Area (rather than the less intensive Residential Neighborhood Area) reflects the increased density and emphasis on walkability that is required to support the Tier Center and Transit Readiness Goals of the City. City Neighborhood Areas are more densely developed than residential neighborhood areas and provide a mix of non-residential and residential uses. This designation supports the widest spectrum of uses and encourages density in all housing types, from single-family to multi-family. Non- residential and commercial uses are primarily located at street intersections and along major corridors. Ideally, commercial uses would have a residential component and vary in size, variety and intensity. Th e street network should have a high number of intersections creating a system of small blocks with a high level of connectivity between neighborhoods. Building setbacks and landscaping are urban in form with street trees typically being located within the sidewalk zone. City Neighborhood Areas encourage complete, compact and connected neighborhoods and are intended to serve the residents of Fayetteville, rather than a regional population. While they encourage dense development patterns, they do recognize existing conventional strip commercial development and their potential for future redevelopment in a more efficient urban layout. The guiding policies for City Neighborhood Areas are: • Protect adjoining properties from the potential adverse impacts associated with non- residential uses adjacent to, and within, residential areas with proper mitigation measures that address scale, massing, traffic, noise, appearance, lighting, and drainage. • Provide non-residential uses that are accessible for the convenience of individuals living in residential districts and where compatibility with existing development patterns is desired. • Reduce the length and number of vehicle trips generated by residential development by enhancing the accessibility to these areas. Walkability should be integral to the design of the street and neighborhood shopping should be within a reasonable walking distance from residential uses. Planning Commission March 25, 2024 PZD-2024-0001 (HOLT VILLAGE) Page 31 of 46 Holt Village Planned Zoning District Page 23 of 31 • Encourage developers to designate and plan for mixed-use corners at the time of approval to properly plan for accessibility to these areas. • Encourage pedestrian-friendly mixed-use buildings with transparent glass for commercial uses at street level and building entrances that address and connect to the street and sidewalk. • Encourage a block and street layout that promotes walkable, bicycle friendly street designs with slow design speeds • Encourage mixed-use development that is sensitive to surrounding residential uses and allows for day and night utilization of available parking. • Utilize principles of traditional residential urban design to create compatible, livable and accessible neighborhoods. • Encourage properties to redevelop in an urban form utilizing form-based zoning designations. • Protect and restore Fayetteville’s outstanding residential architecture of all periods and styles. • Utilize the Master Street Plan and incorporate bike lanes, parkways and landscaped medians to preserve the character of the City and enhance the utilization of alternative modes of transportation. • Manage non-residential development within and adjoining residential neighborhoods to minimize nuisances. • Minimize through traffic on minor residential streets, while providing connections between neighborhoods to encourage openness and neighborliness. Additionally, this proposed development aligns with the City’s 2013 Wedington Corridor Plan by providing missing middle housing types, offering better pedestrian crossings within the neighborhood, enhancing walkability, providing infill housing and infill neighborhood services, and creating accessible open spaces. Planning Commission March 25, 2024 PZD-2024-0001 (HOLT VILLAGE) Page 32 of 46 Holt Village Planned Zoning District Page 24 of 31 L Traffic Study A traffic study has not been deemed necessary at this time. Off Site Improvements will be determined at the time of development review. M Impacts on City Services The development in question would add public water, sewer and street improvements to the city as well as add to the sidewalk connectivity to the city’s network. The project would also require trash service, fire department services, and police services. A local engineering firm, Bates and Associates, states that the city cannot provide a letter guaranteeing any project service until that project has been approved, but it is their opinion that the public sewer and water infrastructure has more than enough capacity to feed this proposed PZD. This is primarily because of the major upgrades in the sewer and water system in the area within the last decade, this area not being dense, and being close to town. Thus, it is reasonable to assume that there are no indi cators of capacity issues. Existing utility connections are shown below. Planning Commission March 25, 2024 PZD-2024-0001 (HOLT VILLAGE) Page 33 of 46 Holt Village Planned Zoning District Page 25 of 31 N Development Standards, Conditions, and Review Guidelines Screening and Landscaping, Traffic and Circulation, Parking Standards, Perimeter Treatment, Sidewalks, Streetlights, Water, Sewer, Streets and Drainage, Construction of Non-Residential Facilities, Tree Preservation, Architectural Design Standards, Proposed Signage, and View Protection will follow City of Fayetteville Unified Development Code Standards, except as differentiated below. ____________________________________________ Proposed Architectural Design Standards Building Elevations will be submitted at the time of development and will meet the following requirements. (A) Purpose. The intent of this ordinance is to encourage timeless architectural form through the use of quality design and materials. The goal of the code is to promote functional architecture that creates attractive and usable space. (B) Applicability. The Architectural Design Standards are applicable in the following instances: (1) If a conflict occurs between different standards, these standards shall supersede the City's Nonresidential Design Standards; Office, and Mixed Use Design and Development Standards in the Downtown Design Overlay District and College Avenue Overlay District. (2) All new construction, additions or renovations shall comply with these standards regardless of whether the improvements require a permit; ordinary repairs and maintenance are not subject to these standards. Specifically, only the new construction or portions of the building that are being renovated shall comply with these standards. (3) Building designs that strictly comply with these standards are to be considered approved for matters of aesthetics and shall not require further discretionary review for architectural character or appearance. (4) Building designs that do not comply with these standards may be permitted by a variance after review and approval by the Planning Commission. (5) Building designs that are denied or approved by the Planning Commission may be appealed to the City Council. (D) Porches and Stoops. If a building has a porch or stoop then it shall comply with the following regulations: (1) Front Porches. (a) Standard. (i) Depth. 6 feet minimum from the principal façade to the inside of the column face. (ii) Length. 25 to 100% of the principal facade. Front porches may be multi-story and are required to be open or screened and non-air conditioned. (b) Right-of-Way Encroachment. Front porches may occur forward of the principal façade. Porches shall not extend into the right-of-way. Front porches and stoops shall not be built within 18 inches of the side property line on attached unit types. (2) Stoops. (a) Standard. Stoops may be covered or un-covered and stairs may run to the front or to the side. (i) Depth. 4 feet minimum from the principal façade to the inside of the column face for stoops with a covered landing. Planning Commission March 25, 2024 PZD-2024-0001 (HOLT VILLAGE) Page 34 of 46 Holt Village Planned Zoning District Page 26 of 31 (ii) Height. 96 inches maximum. (iii) Length. Maximum 12-foot width for each individual building entrance or group of connected entrances. The pedestrian connection from the stoop to the public sidewalk shall be allowed to run from the door along the facade of the building, parallel to the street, for a maximum of 12 feet from the door, before connecting directly to the public sidewalk. (b) Right-of-Way Encroachment. Stoops may occur forward of the principal façade and may extend into the right-of-way in accordance with the building code adopted by the City of Fayetteville. (c) Placement. Sidewalks shall have a minimum 5 feet clear access for pedestrian movements. Stoops shall not be built within 18 inches of the side property line on attached unit types. (3) Projected Bay. (a) Standard. Bays shall consist of habitable space. (i) Depth. 4 feet maximum from the principal facade. (ii) Second Story Height. Bays above the first or ground floor shall have a minimum of 10 feet clear to the underside of the horizontal floor. Supports or appendages shall not extend below 7 feet clear. (iii) Length. 50% maximum of the principal façade length. (b) Second Story Right-of-Way Encroachment. Bays above the first or ground floor may encroach within the right-of-way, in accordance with the Building Code adopted by the City of Fayetteville. (c) Placement. Projected bays shall not interfere with street trees, street lights, street signs or other such civic infrastructure. (E) Exterior Architectural Elements. The lists of permitted materials and configurations have been selected for their durability, sustainability and responsiveness to climate. The primary goal of the Architectural Elements is authenticity; the elements encourage construction that is straightforward and functional and draws its ornament and variety from the assembly of genuine materials. Items not listed in the Architectural Elements may be approved upon review by the Planning Commission. (1) Rear Yards Only. The following shall only be located in the rear yard unless screened in a side yard by a durable and attractive screen or fence enclosure: (a) Trash dumpsters. (b) Trash and recycling carts and bins. (2) Exterior Prohibited Materials. The following shall be prohibited: (a) Undersized Shutters. Shutters shall be sized so as to equal the width required to cover the window opening. (b) Shutters made of plastic. (c) Glass with reflective coatings other than clear glass with Low-E coatings. (See opacity and façade section). (d) Plastic or PVC roof tiles. (e) Aluminum siding. (f) Vinyl siding. (g) Wood fiber board. (h) Unfinished pressure-treated wood. Planning Commission March 25, 2024 PZD-2024-0001 (HOLT VILLAGE) Page 35 of 46 Holt Village Planned Zoning District Page 27 of 31 (i) EIFS (Exterior Insulation Finish System) located on the first or ground floor. (3) Columns, Arches, Pedestals, Railings and Balustrades. (a) Permitted Configurations. (i) Square columns shall have a minimum width of 6 inches with or without capitals and bases. (ii) Round columns shall have a minimum 6-inch outer diameter with or without capitals and bases. (iii) Pedestals shall have a minimum width of 8 inches. (b) Permitted Materials. (i) Columns and Pedestals. Brick, painted stained or natural wood, Terra Cotta, stained painted or un-painted concrete with a smooth finish, cast-in-place concrete with or without stucco, pre-cast concrete, fiber cement board, concrete masonry units with stucco, stone, structural steel, and cast iron. (ii) Arches and Lintels. Brick, painted stained or natural wood, Terra Cotta, stained painted or un-painted concrete with a smooth finish, cast-in-place concrete with or without stucco, pre-cast concrete, fiber cement board, concrete masonry units with stucco, stone, structural steel, and cast iron. (iii) Railings and Balusters. Brick, painted stained or natural wood, Terra Cotta, stained painted or un-painted concrete with a smooth finish, cast-in-place concrete with or without stucco, pre-cast concrete, concrete masonry units with stucco, stone, structural steel, cast iron, wrought iron, and glass. (4) Windows, Skylights, and Doors. (a) General Requirements. (i) Visible sills on the exterior of the building are required for all windows. (ii) Windows shall have trim on the sides and top when the exterior of the building is fiber cement siding. Window trim shall have a minimum dimension of 0.75 inches × 3.5 inches (a normal 1×4). (iii) A minimum of 10% of the window area per floor shall be operable with the exception of the first or ground floor. (b) Permitted Configurations. (i) All window configurations are allowed. (c) Permitted Finish Materials (i) Windows. Windows may be made of wood, aluminum, copper, steel, clad wood, thermally broken vinyl or aluminum. No false grids are permitted except for where mullions and muntins are permanently adhered to both the interior and exterior of a pane of thermally broken glass separated by a spacer aligned with the mullions or muntins in between panes of thermally broken glass. (Commonly referred to as simulated divided light windows). (ii) Doors. Doors may be made of wood, glass, fiberglass or metal. (I.e. steel, aluminum, copper, bronze, etc.) (iii) Sills. Brick, painted stained or natural wood, Terra Cotta, stained painted or un-painted concrete with a smooth finish, cast-in-place concrete with or without stucco, pre-cast concrete, fiber cement board, concrete masonry units with stucco, stone, structural steel, and cast iron. Planning Commission March 25, 2024 PZD-2024-0001 (HOLT VILLAGE) Page 36 of 46 Holt Village Planned Zoning District Page 28 of 31 (5) Roofs and Gutters. (a) General Requirements. (i) Roofs may be gabled, hipped, mansard, shed, gambrel, barrel-vaulted, or domed. (ii) Applied mansard roofs are not permitted. (iii) Low sloped roofs (less than 1 in 12 pitch) shall have light colored finish materials. (b) Permitted Configurations. (i) Gutters may be rectangular, square, half-round, or Ogee sections. (c) Permitted Finish Materials (i) Metal Roofs. Metal roofs may be made of galvanized steel, aluminum-zinc coated steel, copper, aluminum, zinc-alum, lead coated copper, terne, or powder coated steel. (ii) Shingles. Shingles shall be made of asphalt, metal, concrete, terra-cotta, slate, or cedar shingles or shakes. (iii) Gutters and Downspouts. Gutters and downspouts shall be made of copper, aluminum, galvanized steel, aluminum-zinc coated steel, lead coated copper, terne, or powder coated steel. (6) Garden Walls, Fences and Hedges. (a) General Requirements. (i) Fences, garden walls, or hedges are permitted along side yards, rear yards, and all property lines which abut public streets or alleys. (ii) Fences in the front yard shall be not be 100% opaque and shall provide visible separation between the fence slats. Fences in a rear or side yard, at least 6 feet behind the principal façade of the primary structure, may be at a maximum 100% opaque. (b) Height. (i) Front yard (in front of the primary structure) maximum height of 42 inches. (ii) Fences located in the rear and side yards (behind the principal façade of the primary structure) shall have a minimum height of 36 inches and a maximum height of 8 feet. (c) Permitted Configurations. (i) Wood Fences. Vertical picket fences or horizontal slat fences with corner posts, and split rail fences; privacy fences are permitted in the rear and side yard only, behind the principal façade of the primary structure. (ii) Metal Fence. Fence shall be comprised of primarily vertical pickets with a minimum ⅝-inch diameter, and 4-inch maximum clear space between the pickets. (iii) Brick and Stone. (d) Permitted Finish Materials (i) Wood. (ii) Wrought iron, steel and cast iron. (iii) Brick and stone. (iv) Concrete masonry units with or without stucco so long as the primary structure corresponds. Planning Commission March 25, 2024 PZD-2024-0001 (HOLT VILLAGE) Page 37 of 46 Holt Village Planned Zoning District Page 29 of 31 (v) Reinforced concrete with or without stucco as long as the primary structure corresponds. (7) Opacity and Facades. (a) General Requirements. (i) Each floor of any principal building façade above the first floor facing a park, square or street shall contain windows covering from 15% to 60% of the principal façade area. (ii) The permitted percentage of glass may be increased to 80% for any two floors above the fourth floor provided that there is a minimum stepback of 15 feet from the principal façade. (iii) A minimum of 10% of the window area per floor shall be operable with the exception of the first or ground floor. (iv) All glass shall have a Low-E coating. (v) Glass used above the first or ground floor shall have a visible transmittance rating of 0.4 or higher. (b) First or Ground Floor Requirements of Any Principal Façade. (i) Glass on the first or ground floor shall have a visible transmittance rating of 0.6 or higher. (ii) Commercial space and storefronts shall have a minimum of 75% glass on the first or ground floor. (iii) Office, institutional, and other non-residential space shall have a minimum of 50% glass on the first or ground floor. (iv) Multi-family residential space shall have a minimum of 40% glass on the first or ground floor. (v) Single family and two (2) family residential space shall have a minimum of 5% glass on the first or ground floor. (vi) The measurement for glass percentage on the first or ground floor shall be calculated at the pedestrian level between 2—12 feet above the sidewalk. For a building façade located outside of a build-to zone the measurement for glass percentage on the first or ground floor shall be at the pedestrian level between 2 and 12 feet above the finished floor elevation (FFE). (vii) Doors or entrances for pedestrian access shall be provided at intervals no greater than 50 ft. apart along the principal façade. ____________________________________________ Proposed Landscape Standards The project will comply with the standard Landscape Standards of the City of Fayetteville. Planning Commission March 25, 2024 PZD-2024-0001 (HOLT VILLAGE) Page 38 of 46 Holt Village Planned Zoning District Page 30 of 31 O Planned Zoning District Intent Fulfillment Flexibility While this project’s design and philosophy is wholly in line with the City of Fayetteville’s City Plan 2040 goals, the project requires the flexibility of a Planned Zoning District to achieve two elements: townhouses in sets of more than 4 contiguous units and alley-loaded units facing a park rather than a street right of way. In all other ways, the project could be developed under typical existing form-based zones. The flexibility of a PZD provides the project with the opportunity to provide more traditional townhouse blocks of 5 and 6 contiguous units and platted fee simple lots facing green space. This arrangement allows for density more in line with the city’s goals, demographic and housing cost needs of citizens, and provides the opportunity for additional common natural space. Units with front porches that face directly onto a park allow young children to safely play together in park space right outside the front door, without the danger of crossing the street, and within the safe view of parents sitti ng on front porches and stoops. The public “right of way” as park maintains all the pedestrian connectivity and social connection of a neighborhood street, but replaces the large space typically dedicated to cars in the right of way to playing children and low impact development stormwater storage. Compatibility The surrounding properties are a mix of single family residential to the north, commercial uses along the arterial Mount Comfort corridor, and institutional uses to the west with Holt Middle School and Mount Comfort Presbyterian Church. The proposed neighborhood lines the single- family adjacencies with traditional residential lots. Smaller home lots face the institutional uses to the west, while townhouses abut the more dense multifamily units intended along Mount Comfort as a concurrent part of this development but separate from this PZD. The mixed unit type neighborhood provides a natural variety of housing product and price points with a walkable community structure. Harmony The PZD allows for an orderly and creative provision of housing in a walkable format with densities appropriate to supporting infrastructure in the neighborhood. Variety The proposed neighborhood provides a variety of unit types, uses, and price points for residents not typically found in an exclusionary single family neighborhood. The denser multifamily cluster in the SE corner along Mt Comfort accompanies townhouses, cottages, and larger typical lots along the single-family residential neighborhoods to the north. The inclusion of multi -family housing by right in this PZD is purely a result of desiring to provide more traditional runs of townhouses of 5-6 contiguous buildings. No Negative The development provides no negative effect upon the future development of the area, Impacts providing a complete, compact, and connected street network and a flexible, traditional block structure that allows future flexibility and redevelopment within the neighborhood. Coordination The land surrounding the property is largely already developed, but connection and rational edge to the development have been provided to the undeveloped parcel to the east to allow the future urbanization of that parcel to occur in a coordinated and coherent manner. Open Space One of the primary benefits of the PZD approach for the development of this site is allowing the provision of more usable and suitably located open space for recreation than would otherwise be possible under typical zoning regulations. Natural Features The property’s long term use for intensive agriculture has left little existing tree canopy except at the edges of the property. The site plan’s geometry aligns to tree preservation plans to respect these existing fence line trees and the site’s natural topography. Planning Commission March 25, 2024 PZD-2024-0001 (HOLT VILLAGE) Page 39 of 46 Holt Village Planned Zoning District Page 31 of 31 Future Land The PZD’s innovative use definitions to respect mass of the buildings and impact of use, rather Use Plan than household structure and number of kitchens in a building allows for a comprehensive plan and design for a mixed use yet harmonious development consistent with the guiding policies of the Future Land Use map. Special Features The site’s geometry is challenging, with a diagonal eastern edge remaining from a historic train line easement. The geometry and dimensions of the site makes efficient, rear loaded units a challenge. The PZD’s innovative approach to frontages allows for a reasonable density and unit mix that would be challenging under typical zoning regulations. Recognized The proposed zoning approach is novel and allows a degree of flexibility use designed to reduce Zoning car trips and increase the walkability and resilience of the neighborhood. It does allow Consideration several things not currently typical to the city’s zoning regulations, as is appropriate and intentional to the concept of PZD’s within the city. Planning Commission March 25, 2024 PZD-2024-0001 (HOLT VILLAGE) Page 40 of 46 Planning Commission March 25, 2024 PZD-2024-0001 (HOLT VILLAGE) Page 41 of 46 GIS Approved 02/21/2024 4:48:35 PM Is the Adjusted Tract B description the correct description to use for this project? Planning Commission March 25, 2024 PZD-2024-0001 (HOLT VILLAGE) Page 42 of 46 R-A RI-12 RSF-1 RMF-24 RSF-4 P-1 R-O RSF-8 RPZD NC CS CPZD RUPPLE RD RU P P L E R D SA L E M R D MOUNT C O M F O R T RD RU P P L E RD RUPPLERD Regional Link Neighborhood Link Regional Link - High Activity Unclassified Residential Link Planned Residential Link Shared-Use Paved Trail Trail (Proposed) Fayetteville City Limits Planning Area Zoning RESIDENTIAL SINGLE-FAMILY NS-G RI-U RI-12 NS-L Residential-Agricultural RSF-.5 RSF-1 RSF-2 RSF-4 RSF-7 RSF-8 RSF-18 RESIDENTIAL MULTI-FAMILY RMF-6 RMF-12 RMF-18 RMF-24 RMF-40 INDUSTRIAL I-1 Heavy Commercial and Light Industrial I-2 General Industrial EXTRACTION E-1 COMMERCIAL Residential-Office C-1 C-2 C-3 FORM BASED DISTRICTS Downtown Core Urban Thoroughfare Main Street Center Downtown General Community Services Neighborhood Services Neighborhood Conservation PLANNED ZONING DISTRICTS Commercial, Industrial, Residential INSTITUTIONAL P-1 One Mile View PZD-2024-0001 3568 W. MOUNT COMFORT RD N 0 0.25 0.50.13 Miles Planning Area Fayetteville City Limits Subject Property Planning Commission March 25, 2024 PZD-2024-0001 (HOLT VILLAGE) Page 43 of 46 P-1 RSF-1 RSF-4 R-A CS MORNING MIST DR C A N E Y DR LONOKE ST SO U T H W I C K D R MAJESTIC DR CLEARWOOD DR RUPPLE RD Regional Link Residential Link Planning Area Fayetteville City Limits Shared-Use Paved Trail Residential-Agricultural RSF-1 RSF-4 Community Services P-1 Close Up View PZD-2024-0001 3568 W. MOUNT COMFORT RD N 0 150 300 450 60075 Feet Subject Property 1:2,400 Planning Commission March 25, 2024 PZD-2024-0001 (HOLT VILLAGE) Page 44 of 46 MORNING MIST DR SA L E M R D RUPPLE RD MOUNT COMFORT RD Regional Link Neighborhood Link Regional Link - High Activity Residential Link Planned Residential Link Trail (Proposed) Planning Area Fayetteville City Limits Current Land Use PZD-2024-0001 3568 W. MOUNT COMFORT RD N 0 225 450 675 900112.5 Feet Subject Property Undeveloped Holt Middle School Single-Family Residential 1:3,600 Single-Family Residential and Undeveloped Planning Commission March 25, 2024 PZD-2024-0001 (HOLT VILLAGE) Page 45 of 46 City Neighborhood Civic and Private Open Space Civic Institutional Natural Residential Neighborhood R UPPLE RD R U PPLE RD MOUNT COMFORT RD RU P P L E RD RUPP L E R D Regional Link Neighborhood Link Regional Link - High Activity Unclassified Residential Link Planned Residential Link Planning Area Fayetteville City Limits Trail (Proposed) City Neighborhood Civic Institutional Civic and Private Open Space Industrial Natural Non-Municipal Government Residential Neighborhood Rural Residential Urban Center Future Land Use PZD-2024-0001 3568 W. MOUNT COMFORT RD N 0 610 1,220 1,830 2,440305 Feet Subject Property 1:10,000 Planning Commission March 25, 2024 PZD-2024-0001 (HOLT VILLAGE) Page 46 of 46 Mailing address: 113 W. Mountain Street Fayetteville, AR 72701 www.fayetteville-ar.gov CITY COUNCIL MEMO 2024-1875 MEETING OF APRIL 16, 2024 TO: Mayor Jordan and City Council THRU: Susan Norton, Chief of Staff Jonathan Curth, Development Services Director FROM: Jessica Masters, Development Review Manager SUBJECT: PZD-2024-0001: Planned Zoning District (3568 W. MOUNT COMFORT ROAD/HOLT VILLAGE, 323): Submitted by FLINTLOCK LTD CO. for property located at 3568 W. MOUNT COMFORT RD. in WARD 4. The property is zoned R-A, RESIDENTIAL AGRICULTURAL and CS, COMMUNITY SERVICES and contains approx. 16.72 acres. The request is to rezone the property to a PLANNED ZONING DISTRICT. RECOMMENDATION: City Planning staff and the Planning Commission recommend approval of a request to rezone the subject property as described and shown in the attached Exhibits ‘A’ and ‘B’. BACKGROUND: The subject property is in northwest Fayetteville, northeast of the intersection of N. Rupple Road and W. Mount Comfort Road and east of Holt Middle School. The site is largely undeveloped, but for one single-family home with associated outbuildings that were built in the late 1970s. In total, the property makes up approximately 18.4 acres, and is currently zoned R-A, Residential-Agricultural and CS, Community Services. The applicant is only pursuing a rezoning on 16.72 acres of the property. An access management variance was approved by the Planning Commission on March 11, 2024 for a reduced driveway separation distance along N. Rupple Road. No overlay districts currently govern the site. The applicant requests to rezone the property to a Residential Planned Zoning District with two Planning Areas, as described below: • Planning Area #1 – Approx. 9.9 acres: Labeled as Neighborhood Zone A, the intention of this planning area is to provide primarily single- and two-family homes, with minimum lot widths of 25 feet and an intention for homes to be oriented along common greenspace to provide frontage to some of these single-family homes, rather than typical public streets. Building heights are limited to a maximum of three stories. • Planning Area #2 – Approx. 6.9 acres: Labeled as Neighborhood Zone B, this planning area is intended for higher intensity uses than single- and two-family structures, and allows for single-, two-, three- and four-family dwellings by right, as well as multi-family dwellings. There is no stated density maximum, and minimum lot widths are set at 24 feet for single-family dwellings, and no lot width minimum for all other uses. Building heights are limited to a maximum of three stories. Public Comment: To date, staff have received inquiries about the proposal, and one member of the public spoke at the Planning Commission meeting on March 25, 2024. Mailing address: 113 W. Mountain Street Fayetteville, AR 72701 www.fayetteville-ar.gov Land Use Compatibility: Staff finds the applicant’s request to be compatible with existing surrounding land uses. The property is surrounded by single-family to the north, a public school to the west, commercial development to the south and southeast, and another incoming school facility to the east. The proposed Neighborhood Zones demonstrate a sensitivity to the existing development pattern by lining the northern side of the property with single-family residential and transitioning inward to more dense and compact development. The dense and compact development is also offset by the insertion of greenspace and shared common open space. Staff finds that the lack of a density limitation means that more units and lots than are shown on the illustrative plans could be built, but that with other requirements such as public right-of-way dedication, parking, and drainage requirements, the density is likely to be limited to a manner that is compatible with surrounding uses. The limitation of building height to three stories also offers a good transition zone between the five story allowance of the CS zoning to the south and east and the three story allowance in areas of residential zoning to the north. Land Use Plan Analysis: Staff finds that the request is consistent with the City’s land use and zoning plans. Staff finds that the proposal meets City Plan 2040 goal by making appropriate infill a priority; the infill score for the site is within the medium range, so inserting single-, two-family, and even some low intensity multi-family here is complimentary with elements that make infill appropriate. Further, N. Rupple Road and W. Mount Comfort Road is identified as a Tier 2 Center within City Plan 2040's Growth Concept Map. Tier 2 Centers are characterized by housing that ranges from one- to three- story detached dwellings, duplexes, row houses, and mid-rise apartments. The proposed PZD shows a sensitivity to the long-range land use plans for the area, and with the current land use surroundings that garners a recommendation of approval from staff. CITY PLAN 2040 INFILL MATRIX: City Plan 2040’s Infill Matrix indicates a ranging infill score for the subject property of 5-7. The elements vary by the area of the property being considered, and include the following: • Adequate Fire Response (Station 8, 2266 W. Deane Street) • Near Sewer Main (8-inch, N. Rupple Road, W. Lonoke Street and N. Caney Drive) • Near Water Main (8-inch, N. Rupple Road, W. Lonoke Street, and N. Caney Drive) • Near Public School (Holt Middle School) • Near City Park (Clabber Creek, Bryce Davis Park) • Near Paved Trail (Clabber Creek) • Appropriate Future Land Use (City Neighborhood Area) DISCUSSION: At the March 25, 2024 Planning Commission meeting, a vote of 6-0-1 forwarded the request to City Council with a recommendation of approval. Commissioner Gulley made the motion which was seconded by Payne; Commissioner McGetrick recused. Commissioners had little comment, but asked questions about drainage, traffic, and development standards, and staff clarified that those standards would be evaluated at the time of development. One member of the public spoke at the meeting who expressed support for additional housing in the area, especially housing that met the City Plan 2040 goals, but issued specific concerns about the amount of density this would contribute, adjacent neighborhood 1-story building heights and their relationship to the proposed 3-story building heights, concern about the proposed lot sizes and their compatibility with the adjacent neighborhood to the north, requested screening between the proposed development and the adjacent development, and commented that a traffic impact analysis would be appropriate for the Commission to consider. BUDGET/STAFF IMPACT: N/A Mailing address: 113 W. Mountain Street Fayetteville, AR 72701 www.fayetteville-ar.gov ATTACHMENTS: SRF (#3), Exhibit A (#4), Exhibit B (#5), Planning Commission Staff Report (#6) Page 1 City of Fayetteville, Arkansas Legislation Text 113 West Mountain Street Fayetteville, AR 72701 (479) 575-8323 File #: 2024-1875 PZD-2024-0001: Planned Zoning District (3568 W. MOUNT COMFORT ROAD/HOLT VILLAGE, 323): Submitted by FLINTLOCK LTD CO. for property located at 3568 W. MOUNT COMFORT RD. in WARD 4. The property is zoned R-A, RESIDENTIAL AGRICULTURAL and CS, COMMUNITY SERVICES and contains approx. 16.72 acres. The request is to rezone the property to a PLANNED ZONING DISTRICT. AN ORDINANCE TO APPROVE A RESIDENTIAL PLANNED ZONING DISTRICT ENTITLED PZD-2024-001 FOR APPROXIMATELY 16.72 ACRES LOCATED AT 3568 WEST MOUNT COMFORT ROAD IN WARD 4 BE IT ORDAINED BY THE CITY COUNCIL OF THE CITY OF FAYETTEVILLE, ARKANSAS: Section 1: That the City Council of the City of Fayetteville, Arkansas hereby approves PZD-2024-01 as described in Exhibits “A”, “B”, and “C” attached to the Planning Division’s Agenda Memo which allows the development of 16.72 acres of mixed residential units. Section 2: That the official zoning map of the City of Fayetteville, Arkansas is hereby amended to reflect the zoning criteria change provided in Section 1 above. Comments: Purchase Order Number: Change Order Number: Previous Ordinance or Resolution # Approval Date: Original Contract Number: Project Number Budget Impact: FundAccount Number Project Title City of Fayetteville Staff Review Form 2024-1875 Item ID 4/16/2024 City Council Meeting Date - Agenda Item Only PZD-2024-0001: Planned Zoning District (3568 W. MOUNT COMFORT ROAD/HOLT VILLAGE, 323): Submitted by FLINTLOCK LTD CO. for property located at 3568 W. MOUNT COMFORT RD. in WARD 4. The property is zoned R-A, RESIDENTIAL AGRICULTURAL and CS, COMMUNITY SERVICES and contains approx. 16.72 acres. The request is to rezone the property to a PLANNED ZONING DISTRICT. N/A for Non-Agenda Item Action Recommendation: Submitted By Jonathan Curth DEVELOPMENT REVIEW (630) Division / Department 3/29/2024 Submitted Date No -$ -$ V20221130 Budgeted Item? Does item have a direct cost? Is a Budget Adjustment attached? Total Amended Budget Expenses (Actual+Encum) Available Budget Item Cost Budget Adjustment Remaining Budget -$ -$ No No -$ -$ TO: Fayetteville Planning Commission FROM: Jessie Masters, Development Review Manager MEETING: March 25, 2024 SUBJECT: PZD-2024-0001: Planned Zoning District (3568 W. MOUNT COMFORT ROAD/HOLT VILLAGE, 323): Submitted by FLINTLOCK LTD CO. for property located at 3568 W. MOUNT COMFORT RD. The property is zoned R-A, RESIDENTIAL AGRICULTURAL and CS, COMMUNITY SERVICES and contains approx. 16.72 acres. The request is to rezone the property to a PLANNED ZONING DISTRICT. RECOMMENDATION: Staff recommend forwarding PZD-2024-0001 to City Council with a recommendation of approval. RECOMMENDED MOTION: “I move to forward PZD-2024-0001 to City Council with a recommendation of approval, with conditions as outlined by staff.” BACKGROUND: The subject property is in northwest Fayetteville, northeast of the intersection of N. Rupple Road and W. Mount Comfort Road and east of Holt Middle School. The site is largely undeveloped, but for one single-family home with associated outbuildings that were built in the late 1970s. In total, the property makes up approximately 18.4 acres, and is currently zoned R-A, Residential- Agricultural and CS, Community Services. The applicant is only pursuing a rezoning on 16.72 acres of the property. An access management variance was approved by the Planning Commission on March 11, 2024 for a reduced driveway separation distance along N. Rupple Road. No overlay districts currently govern the site. Surrounding land use and zoning is depicted on Table 1. Table 1 Surrounding Land Use and Zoning Direction Land Use Zoning North Single-Family Residential RSF-4, Residential Single-Family, 4 Units per Acre South Commercial/Undeveloped CS, Community Services East Undeveloped/Pending Goddard School R-A, Residential Agricultural; CS, Community Services West Holt Middle School/Mount Comfort Cemetery P-1, Institutional; RSF-1, Residential Single-Family, 1 Unit per Acre Proposal: The applicant requests to rezone the property to a Residential Planned Zoning District with three Planning Areas, as described below: • Planning Area #1 – 9.9 acres: Labeled as Neighborhood Zone A, the intention of this planning area is to provide primarily single- and two-family homes, with minimum lot widths Planning Commission March 25, 2024 PZD-2024-0001 (HOLT VILLAGE) Page 1 of 46 Updated with results from 3/25/2024 PC Meeting of 25 feet and an intention for homes to be oriented along common greenspace to provide frontage to some of these single-family homes, rather than typical public streets. Building heights are limited to a maximum of three stories. • Planning Area #2 – 6.9 acres: Labeled as Neighborhood Zone B, this planning area is intended for higher intensity uses than single- and two-family structures, and allows for single-, two-, three- and four-family dwellings by right, as well as multi-family dwellings. There is no stated density maximum, and minimum lot widths are set at 24 feet for single- family dwellings, and no lot width minimum for all other uses. Building heights are limited to a maximum of three stories. Public Comment: Staff have not received any public comment on this request. INFRASTRUCTURE: Streets: The request area has frontage along N. Rupple Road, W. Lonoke Street, and N. Caney Drive. N. Rupple Road is a partially improved regional link street with asphalt paving, having one lane in each direction with a two-way left turn lane, curb and gutter, drainage infrastructure, greenspace, and concrete paved trail along the west side of the street. W. Lonoke Street and N. Caney Drive are fully improved residential link streets with asphalt paving, curb and gutter, greenspace, and sidewalks on both sides. The portion of the overall subject property that is not part of this request has frontage to W. Mount Comfort Road. W. Mount Comfort Road is an improved regional high activity link street with asphalt paving, having two drive lanes in each direction, curb and gutter, drainage infrastructure, greenspace, and sidewalk on both sides of the street along this property’s frontage. Any street improvements or required drainage improvements in these areas would be determined at the time of development proposal. Water: Public water is available to the subject area. There is an existing 8-inch water main present along the west side of North Rupple Road with an 8-inch water main crossing extending to the southwest corner of the subject property. There are existing 8-inch water mains present in W. Lonoke Street and N. Caney Drive that future development may connect to with new water main extensions. The portion of the property that is not part of this request also has access to an existing 12- inch water main on the south side of W. Mount Comfort Road. Sewer: Sanitary sewer is available to the subject area. There is an existing 8-inch sanitary sewer main on the west side of N. Rupple Road at the northwest corner of the subject area. There are existing 8-inch sanitary sewer mains present in utility easements along W. Lonoke Street and N. Caney Drive that future development may connect to with new sewer main extensions. The portion of the property that is not part of this request also has access to an existing 8-inch sanitary sewer main on the north side of W. Mount Comfort Road. A downstream sewer capacity analysis in accordance with the current edition of the City’s Standard Specifications for Design and Construction of Water Lines and Sewer Lines must be included with the development entitlement submittal to determine if there is adequate capacity within the existing sewer system. The developer shall perform any downstream sewer upgrades to accommodate any additional capacity necessitated by the development. Planning Commission March 25, 2024 PZD-2024-0001 (HOLT VILLAGE) Page 2 of 46 Drainage: No portion of the subject area lies within a FEMA floodplain, there is no protected stream present, and the property is outside of the Hillside-Hilltop Overlay District. No hydric soils are present in the area. Any additional improvements or requirements for drainage will be determined at time of development. Fire: Fire apparatus access and fire protection water supplies will be reviewed for compliance with the Arkansas Fire Prevention Code at the time of development. Station 8, located at 2266 W Deane St., protects this site. The property is located approximately 1.5 miles from the fire station with an anticipated drive time of approximately 3 minutes using existing streets. The anticipated response time would be approximately 5.2 minutes. Fire Department response time is calculated based on the drive time plus 1 minute for dispatch and 1.2 minutes for turn-out time. Within the City Limits, the Fayetteville Fire Department has a response time goal of 6 minutes for an engine and 8 minutes for a ladder truck. Police: The Police Department did not comment on this request. Tree Preservation: The proposed PZD, Residential Planned Zoning District, requires 25% minimum canopy preservation. The current zoning district R-A, Residential-Agricultural requires 25% minimum canopy preservation; CS, Community Services requires 20% minimum canopy preservation. CITY PLAN 2040 FUTURE LAND USE PLAN: City Plan 2040 Future Land Use Plan designates the property within the proposed rezone as City Neighborhood. City Neighborhood Areas are more densely developed than residential neighborhood areas and provide a mix of non-residential and residential uses. This designation supports the widest spectrum of uses and encourages density in all housing types, from single-family to multi-family. Non-residential and commercial uses are primarily located at street intersections and along major corridors. Ideally, commercial uses would have a residential component and vary in size, variety and intensity. The street network should have a high number of intersections creating a system of small blocks with a high level of connectivity between neighborhoods. Building setbacks and landscaping are urban in form with street trees typically being located within the sidewalk zone. CITY PLAN 2040 INFILL MATRIX: City Plan 2040’s Infill Matrix indicates a ranging infill score for the subject property of 5-7, which translates to a weighted score of 7.5. The elements vary by the area of the property being considered, and include the following: • Adequate Fire Response (Station 8, 2266 W. Deane Street) • Near Sewer Main (8-inch, N. Rupple Road, W. Lonoke Street and N. Caney Drive) • Near Water Main (8-inch, N. Rupple Road, W. Lonoke Street, and N. Caney Drive) • Near Public School (Holt Middle School) • Near City Park (Clabber Creek, Bryce Davis Park) • Near Paved Trail (Clabber Creek) • Appropriate Future Land Use (City Neighborhood Area) Planning Commission March 25, 2024 PZD-2024-0001 (HOLT VILLAGE) Page 3 of 46 FINDINGS OF THE STAFF 1. A determination of the degree to which the proposed zoning is consistent with land use planning objectives, principles, and policies and with land use and zoning plans. Finding: Land Use Compatibility: Staff finds the applicant’s request to be compatible with existing surrounding land uses. The property is surrounded by single- family to the north, a public school to the west, commercial development to the south and southeast, and another incoming school facility to the east. Staff finds the insertion of varying types of residential uses to be compatible with the surrounding area; the proposed Neighborhood Zones demonstrate a sensitivity to the existing development pattern by lining the northern side of the property with single-family residential and transitioning inward to more dense and compact development. The dense and compact development is also offset by the insertion of greenspace and shared common open space. Staff finds that the lack of a density limitation means that more units and lots than are shown on the illustrative plans could be built, but still finds that with other requirements such as public right-of-way dedication, parking, and drainage requirements, that the density is still likely to be limited in a manner that is compatible with surrounding uses. The limitation of building height to 3 stories also offers a good transition zone between the CS zoning to the south and east and the residential zoning to the north. Land Use Plan Analysis: Staff finds that the request is consistent with the City’s land use and zoning plans. Staff finds that the proposal meets City Plan 2040 goal by making appropriate infill a high priority; the infill score for the site is within the medium range, so inserting single-, two-family, and even some low intensity multi-family here is compatible with the infill score for the site. Further, N. Rupple Road and W. Mount Comfort Road is identified as a Tier 2 Center, which are characterized by housing that ranges from one- to three- story detached dwellings, duplexes, row houses, and mid-rise apartments. The proposed PZD shows a sensitivity to the long-range land use plans for the area, and with the current land use surroundings that garners a recommendation of approval from staff. 2. A determination of whether the proposed zoning is justified and/or needed at the time the rezoning is proposed. Finding: Staff finds that the proposed rezoning is justified. Maintaining the R-A zoning at this site is not compatible with current land use surroundings, or with long-term City goals. 3. A determination as to whether the proposed zoning would create or appreciably increase traffic danger and congestion. Finding: The proposed PZD is not likely to have a significant impact on traffic danger or congestion in the area. The proposal intends to meet overall connectivity and access management requirements, and staff finds that the opportunities for connectivity allow for the general disbursement of traffic, rather than traffic funneling into one specific location. Planning Commission March 25, 2024 PZD-2024-0001 (HOLT VILLAGE) Page 4 of 46 4. A determination as to whether the proposed zoning would alter the population density and thereby undesirably increase the load on public services including schools, water, and sewer facilities. Finding: The proposed PZD would alter population density in the area as opposed to keeping the property zoned R-A, but staff does not find that this would be to an undesirable level. New sewer and water lines would be required to be extended to the proposed development, at a cost that would be borne by the developer. Additionally, a sewer capacity analysis may need to occur during an associated development plan. Fayetteville Public Schools did not comment on the request, though it is worth noting again that this site is directly across the street from Holt Middle School. The applicant has indicated (and a condition was approved by the Planning Commission requiring it) an enhanced pedestrian crossing from this development to the school across the street. 5. If there are reasons why the proposed zoning should not be approved in view of considerations under b (1) through (4) above, a determination as to whether the proposed zoning is justified and/or necessitated by peculiar circumstances such as: a. It would be impractical to use the land for any of the uses permitted under its existing zoning classifications; b. There are extenuating circumstances which justify the rezoning even though there are reasons under b (1) through (4) above why the proposed zoning is not desirable. Finding: N/A Sec. 161.35. Planned Zoning Districts (PZD) (B) Purpose. The intent of the Planned Zoning District is to permit and encourage comprehensively planned zoning and developments whose purpose is redevelopment, economic development, cultural enrichment or to provide a single-purpose or mixed-use planned development and to permit the concurrent processing of zoning and development. The City Council may consider any of the following factors in review of a Planned Zoning District application. (1) Flexibility. Providing for flexibility in the distribution of land uses, in the density of development and in other matters typically regulated in zoning districts. (2) Compatibility. Providing for compatibility with the surrounding land uses. (3) Harmony. Providing for an orderly and creative arrangement of land uses that are harmonious and beneficial to the community. (4) Variety. Providing for a variety of housing types, employment opportunities or commercial or industrial services, or any combination thereof, to achieve variety and integration of economic and redevelopment opportunities. (5) No negative impact. Does not have a negative effect upon the future development of the area; (6) Coordination. Permit coordination and planning of the land surrounding the PZD and cooperation between the city and private developers in the urbanization of new lands and in the renewal of existing deteriorating areas. Planning Commission March 25, 2024 PZD-2024-0001 (HOLT VILLAGE) Page 5 of 46 (7) Open space. Provision of more usable and suitably located open space, recreation areas and other common facilities that would not otherwise be required under conventional land development regulations. (8) Natural features. Maximum enhancement and minimal disruption of existing natural features and amenities. (9) Future Land Use Plan. Comprehensive and innovative planning and design of mixed use yet harmonious developments consistent with the guiding policies of the Future Land Use Plan. (10)Special Features. Better utilization of sites characterized by special features of geographic location, topography, size or shape. (11)Recognized zoning consideration. Whether any other recognized zoning consideration would be violated in this PZD. Findings: As outlined in previous findings, staff finds that the proposal is generally in line with the factors that may be considered with a Planned Zoning District. The proposed PZD is particularly well suited to meet the flexibility, harmony, no negative impact, and natural feature tenets of the ordinance. RECOMMENDATION: Staff recommends forwarding PZD-2024-0001 to City Council, with a recommendation of approval, with conditions as outlined below. Conditions of Approval: 1. Parkland dedication/proposed fees-in-lieu must be reviewed by Parks and Recreation Advisory Board with the associated development; 2. Any proposed lots without street frontage shall provide adequate access for water, sewer, and emergency services; and 3. Proposed fire apparatus access roads shall meet requirements as stated by all applicable fire codes. Planning Commission Action: ❒ Forwarded ❒ Tabled ❒ Denied Meeting Date: March 25, 2024 Motion: Second: Vote: BUDGET/STAFF IMPACT: None Planning Commission March 25, 2024 PZD-2024-0001 (HOLT VILLAGE) Page 6 of 46 Gulley Payne 6-0-1 (McGetrick recused) X with all conditions as recommended by staff Attachments: • Urban Forestry Memo • Applicant Request Letter • PZD Booklet • One Mile Map • Close Up Map • Current Land Use Map • Future Land Use Map Planning Commission March 25, 2024 PZD-2024-0001 (HOLT VILLAGE) Page 7 of 46 Urban Forestry Memo TO: Technical Plat Review THRU: Jessie Masters, Development Review Manager FROM: Melissa Evans, Urban Forester MEETING DATE: February 28, 2024 SUBJECT: PZD-2024-0001: Holt Village: Submitted by FLINTLOCK LTD CO. for property located at 3568 W. MOUNT COMFORT ROAD. The property is split zoned R-A, RESIDENTIAL AGRICULTURAL and contains approximately 18.4 acres. The request is for the property to be zoned PZD, PLANNED ZONING DISTRICT. RECOMMENDATION: Urban Forestry Staff recommends the approval of PZD-2024-0001 since the PZD booklet essentially states that Chapter 167 Tree Preservation and Protection and Chapter 177 Landscape Regulations requirements will be met. The required minimum existing tree canopy coverage is 25% for PZDs. Though there are not many trees on the site with the exception of the perimeters, it is highly recommended that as many trees be preserved as possible to meet the requirement, and that buildings, parking, utilities, and other infrastructure elements be designed around the trees. According to the PZD booklet, this is the approach the developer and designer will take. Chapter 177 Landscape Regulations must be met also, including street trees along public or private streets. The PZD booklet says that the project will comply with the landscape standards of the City of Fayetteville. Planning Commission March 25, 2024 PZD-2024-0001 (HOLT VILLAGE) Page 8 of 46 ATTENTION: Fayetteville Planning Commission Planning Staff Development Services Staff 14 February, 2024 Dear Commissioners and Staff, Flintlock LTD Co on behalf of Landmarc Custom Homes respectfully submits this Planned Zoning District (PZD) application for your consideration. The proposed +/- 125 residential unit development aims to provide a mix of housing types in a walkable neighborhood format that prioritizes common green space. This proposed development ideally serves the surrounding neighborhood and City goals by sensitively transitioning density from the north to the south through a mixture of unit types offering abundant green space, walkability, and community potential. The proposed development is wholly in line with the City Plan 2040’s primary goals of compact, complete, and connected growth which is intentional, sustainable, and mixed use. Transit ready and commercial supportive densities are provided, and housing is centered on low impact development stormwater features. We believe, and hope you agree, that this development will contribute to the community of Fayetteville and its aspirations for the future. Respectfully, FLINTLOCK LTD CO Allison Thurmond Quinlan AIA RLA LEED AP Principal Architect Planning Commission March 25, 2024 PZD-2024-0001 (HOLT VILLAGE) Page 9 of 46 CityClerk From: Masters, Jessica Sent: Friday, April 19, 2024 12:42 PM To: Barnes, Stacy; CityClerk; Rea, Christine Subject: RE: Ordinance 6742 Attachments: PZD 2024 0001 - PZD Booklet Good morning, and thanks for your patience. In looking into it, I believe Exhibit C was supposed to be the PZD booklet itself. Blake had asked me for it when we were finalizing the Civic Clerk packet; I was under the impression that he was going to insert it. Email correspondence and the booklet is attached. Sorry for the confusion—we're trying to get better at making sure we're including everything we're supposed to. Jessie Jessie Masters,AICP Development Review Manager City of Fayetteville,Arkansas (479)575-8239 www.fayetteville-ar.gov Website i Facebook I Twitter I Instagram I YouTube CITY OF WOOFAYETTEVILLE ARKANSAS From: Barnes, Stacy<sbarnes@fayetteville-ar.gov> Sent: Friday, April 19, 2024 10:07 AM To:CityClerk<cityclerk@fayetteville-ar.gov>; Rea, Christine <crea@fayetteville-ar.gov>; Masters, Jessica <jmasters@fayetteville-ar.gov> Subject: RE: Ordinance 6742 Unfortunately I am unable to help with this. Jesse should be able to fix the issue. Stack gai'V .S City Attorney Paralegal City of Fayetteville, Arkansas 113 W Mountain St., Suite 302 Fayetteville, AR 72701 T 479.575.8313 Website I Facebook I Twitter I Instagram I YouTube gig From:CityClerk<cityclerk@fayetteville-ar.gov> Sent: Friday, April 19, 2024 9:58 AM To: Rea,Christine<crea@fayetteville-ar.gov>; Barnes, Stacy<sbarnes@fayetteville-ar.gov>; Masters,Jessica <jmasters@fayetteville-ar.gov> Subject: RE: Ordinance 6742 Good morning! I am touching base regarding Ordinance 6742 and the number of exhibits associated with the Ordinance.We have not had it fully executed by Administration due to the confusion; if we could get more clarifying information it would be greatly appreciated! Thank you! Chanci Fondren Office of the City Clerk Treasurer Document System Specialist City of Fayetteville, Arkansas 113 West Mountain St Fayetteville, AR 72701 cfondren a(�fayetteville-ar.gov T 479.444.3420 Website I Facebook I Twitter I Instagram I YouTube CITY OF %11, � FAYETTEVILLE ARKANSAS From:CityClerk Sent: Wednesday, April 17, 2024 2:46 PM To: Rea, Christine<crea@fayetteville-ar.gov>; Barnes,Stacy<sbarnes@fayetteville-ar.gov>; Masters,Jessica <jmasters@fayetteville-ar.gov> Subject: RE: Ordinance 6714 Good afternoon everyone! I apologize for jumping into the conversation, but I believe the question is regarding Ordinance 6742 passed at last night's City Council meeting(not yet in Laserfiche). I've included a draft of the full item and attachments to this message for reference.Agenda Item C.4. Planned Zoning District-2024-0001: (3568 W. Mount Comfort Road/Hold Village, 323). Our office is working on producing the pages Mayor needs to sign, and we noticed Section 1 of the Ordinance reads "approves PZD-2024-01 as described in Exhibits 'A', '8', and`C'attached to the Planning Division's Agenda Memo",yet we can only locate Exhibits A and B,and the item Memo only mentions Exhibits A and B. We'd like to receive confirmation that there are three exhibits and clarification on which page(s)we can locate Exhibit C. We would greatly appreciate any help you can offer to clear our confusion! Jonathan Ramirez 2 Communication Specialist Office of the City Clerk-Treasurer City of Fayetteville, Arkansas 479-575-8323 fayetteville-ar.cov ramirez a(�fayetteville-ar.gov o © o ® C 'Y OF .a, AAYETTEVILLE ARKANSAS From: Rea, Christine<crea@fayetteville-ar.gov> Sent: Wednesday, April 17, 2024 2:31 PM To: Barnes, Stacy<sbarnes@fayetteville-ar.gov>; Masters,Jessica <jmasters@fayetteville-ar.gov> Cc: CityClerk<cityclerk@fayetteville-ar.gov> Subject: RE: Ordinance 6714 Yes, 6742 sorry about that. Christine Rea, CMC Document Management Manager Office of the City Clerk Treasurer Fayetteville, Arkansas T 479-575-8326 Website I Facebook I Twitter I Youtube CITY OF WV � FAYETTEVILLE ARKANSAS From: Barnes, Stacy<sbarnes@fayetteville-ar.gov> Sent: Wednesday,April 17, 2024 2:03 PM To: Masters,Jessica <jmasters@fayetteville-ar.gov> Cc: Rea, Christine<crea@fayetteville-ar.gov> Subject: RE: Ordinance 6714 I believe she meant 6742 From: Masters,Jessica <jmasters@fayetteville-ar.gov> Sent: Wednesday, April 17, 2024 2:01 PM To: Barnes, Stacy<sbarnes@fayetteville-ar.gov> Cc: Rea, Christine<crea@fayetteville-ar.gov> Subject: RE: Ordinance 6714 Good afternoon, Can you clarify if you mean ordinance 6714 or 6742? I don't see anything in 6714 that appears to be missing. Thank you, 3 Jessie Jessie Masters,AICP Development Review Manager City of Fayetteville,Arkansas (479)575-8239 www.Wette_ville-ar.gov Website j Facebook I Twitter I Instagram I YouTube CITY OF war AAKAMSASILLE AHNANSAS From: Barnes, Stacy<sbarnes@fayetteville-ar.gov> Sent:Wednesday, April 17, 2024 1:54 PM To: Masters,Jessica<jmasters@fayetteville-ar.gov> Cc: Rea, Christine <crea@fayetteville-ar.gov> Subject:Ordinance 6714 Jessie, can you help Christine with this? Sta a� ga nA,es City Attorney Paralegal City of Fayetteville, Arkansas 113 W Mountain St., Suite 302 Fayetteville, AR 72701 T 479.575.8313 Website I Facebook I Twitter I Instagram I YouTube From: Rea, Christine<crea@fayetteville-ar.gov> Sent: Wednesday,April 17, 2024 11:17 AM To: Barnes, Stacy<sbarnes@fayetteville-ar.gov> Cc: Pennington, Blake<bpennington@fayetteville-ar.gov>; Williams, Kit<kwilliams@fayetteville-ar.gov>; CityClerk <cityclerk@fayetteville-ar.gov> Subject:Ordinance 6714 Good Morning, After reviewing Section 1 of Ordinance 6742 I see that there is a reference to Exhibit"C"that I cannot find in the document. Please advise,Thank you! Christine Rea, CMC Document Management Manager Office of the City Clerk Treasurer 4 Fayetteville, Arkansas T 479-575-8326 Website I Face book I Twitter I Youtube CITY OF PFAYETTEVILLE ARKANSAS 5 Form-v 1.46 NV\ 4ik media Account#: NWCL5004205 Company: CITY OF FAYETTEVILLE-CLERKS OFFI 113 W MOUNTAIN RECEIVED FAYETTEVILLE, AR 72701 Ad number#: 394995 APR 2 3 2024 PO #: CITY OF FAYETTEVILLE CITY CLERKS OFFICE Matter of: ORD 6742 AFFIDAVIT•STATE OF ARKANSAS I,Carla Gardner,do solemnly swear that I am the Finance Director of the NWA Democrat Gazette,a daily newspaper printed and published in WASHINGTON/BENTON county,State of ARKANSAS;that I was so related to this publication at and during the publication of the annexed legal advertisement in the matter of: ORD 6742 1 Pending in the court,in said County,and at the dates of the several publications of said advertisement stated below,and that during said periods and at said dates,said newspaper was printed and had a bona fide circulation in said County, that said newspaper had been regularly printed and published in said county.and had a bona fide circulation therein for the period of one month before the date of the first publication of said advertisement;and that said advertisement was published in the regular daily issues of said newspaper as stated below. And that there is due or has been paid the NWA Democrat Gazette for publication the sum of$85.12. (Includes$0.00 Affidavit Charge). NWA Democrat Gazette 04/21/24;NWA nwaonline.com 04/21/24 Finance Director State of ARKANSAS,County of WASHINGTON,Subscribed and sworn to before me on this 23rd day of April,2024 ▪ CATHERINE STAGGS i.(.3:Aqi• MY COMMISSION 0 12402772 C1tttheA-4 c _ EXPIRES:February 28, 2025 �YA1A Washington County NOTARY PUBLIC Ordinance:6742 File Number: 2024-1875 PLANNED ZONING DISTRICT- 2024-0001:13568 W.MOUNT COMFORT ROAD/HOLT VILLAGE, 323): AN ORDINANCE TO APPROVE A RESIDENTIAL PLANNED ZON- ING DISTRICT ENTITLED PZD- 2024-001 FOR APPROXIMATELY 16.72 ACRES LOCATED AT 356E WEST MOUNT COMFORT ROAD IN WARD 4 BE IT ORDAINED BY THE CITY COUNCIL OF THE CITY OF FAYETTEVILLE.ARKANSAS. Section 1:That the City Coun- cil of the City of Fayetteville, Arkansas hereby approves PZD- 2024-01 as described in Ex- hibits-A","B",and-C"attached • to the Planning Division's Agenda Memo which allows the development of 16.72 acres of mixed residential units. Section 2:That the official zoning map of the City of Fayet- teville, Arkansas is hereby amended to reflect the zoning criteria change provided in Sec- tion 1 above. PASSED and APPROVED on April 16.2024 Approved: L.cneld Jordan.Mayor Attest: Kara Paxton. City Clerk Treasurer This publication was paid for by the City Clerk-Treasurer of the City of Fayetteville. Arkansas. Amount Paid:585.12 April 21,2024 394995