HomeMy WebLinkAbout2024-57 (3)
Ramirez, Jonathan
From:Will Kellstrom <wkellstrom@watkinslawoffice.com>
Sent:Tuesday, June 18, 2024 1:34 PM
To:Stafford, Bob; Jones, D'Andre; Moore, Sarah; Wiederkehr, Mike; Berna, Scott; Bunch,
Sarah; Turk, Teresa; Hertzberg, Holly
Cc:Mitchell Korte; Masters, Jessica; Williams, Kit; Agenda Item Comment
Subject:Updates on RZN-2024-0018
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Dear Councilmembers,
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I am sending this email in advance of the June 18, 2024 City Council Meeting to discuss RZN-2024-0018,
which is the rezoning to MSC proposed by Subtext Living, located on Treadwell St., just south of Cardinal and
Atmosphere apartments.
We appreciate the feedback during the last Council hearing. Since that meeting, the Subtext team has
been working diligently to address the various comments and concerns, including meeting with several existing
tenants and surrounding community. Below is a quick summary of the progress:
(1) Unit Count
a. The proposed project is approximately 270 units and 850 beds. This is an increase of 217 units
(750 beds) over what is currently on site.
b. It is 154 units (386 beds) over the max that could be built under the existing zoning of RMF-40.
c. We believe these additional units/beds will make a meaningful contribution to the estimated
1,000 units needed in Fayetteville every year to meet the current housing demand.
(2) Mix of Uses and Community Benefit
a. We understand the importance of providing benefits to the surrounding community. In addition
to the improved streetscape and sidewalks around the site, we added 2,000 SF of
neighborhood retail at the corner of Duncan and Treadwell.
b. The corner of Duncan and Treadwell will also feature a large public plaza with outdoor seating
and gathering space.
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(3) Design Context
a. The design team has been working to finalize the floor elevations and determine overall heights
compared to Atmosphere. The parapet of the residential portion of the building is now set to be
only about 5’ above Atmosphere, and that may decrease as we get further into design, but it will
not increase.
b. Additionally, the sixth and seventh story of the parking garage are set back over 40’ from the
street, which means they will not be visible from street level.
c. While the MSC zoning allows for seven stories across the site, we are only going seven stories
on the garage portion of the building.
(4) Parking
a. Subtext is not asking for any parking variances or CUP’s for o?site parking lots. In that sense,
the development will be fully parked pursuant to the Fayetteville UDC.
b. Subtext’s current portfolio of projects averages a 40% parking ratio, compared to a 65% parking
ratio for this project. We usually find that the sites that we select are conducive to alternative
modes of transportation, such as walking or biking, and we feel strongly that a 65% parking
ratio is appropriate for, if not in excess of, the needs of this particular project.
c. Subtext will discourage car usage by providing smart alternatives for the residents, such as:
i. Secure bike storage and bike repair stations
ii. E-bike and E-scooter stations.
iii. New Razorback Transit bus station on Hill Ave.
iv. Additional fees for parking above and beyond base rent.
v. Ongoing coordination with City Police, including additional patrolling and private
security.
vi. Public bike racks for retail patrons and guests.
(5) Existing Tenants
a. There are currently existing tenants on the site with month-to-month leases who had voiced
several concerns, including the time they would have to relocate. Subtext met with several of
these residents and the parties have executed a lease addendum providing the following to
address these concerns:
i. Monetary relocation assistance;
ii. Minimum of six (6) months of notice prior to lease termination;
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iii. Full return of security deposit; and
iv. Allowing tenants to terminate the lease to move to other housing with only thirty (30)
days of notice and with no penalty and pro-rated refund of rent.
We are looking forward to speaking with you tonight.
Thank you for your time,
Will A. Kellstrom
Watkins, Boyer, Gray & Curry, PLLC
1106 W. Poplar
Rogers, AR 72756
Office: 479-636-2168
Cell: 479-512-0014
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