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HomeMy WebLinkAboutOrdinance 6817 111111111111111111111111111111111111111111111111 FG AYE rr� Doc ID: 021889900006 Type: REL ° " Fes` Kind: ORDINANCE Recorded: 12/13/20 at 12:23:47 Fee Amt: $40.00 Pape24 i of1 6 PM Nashinpton County, AR Kyle Sylvester Circuit Clerk 2024-00032581 -=-- s File RKA NS?.. 113 West Mountain Street Fayetteville, AR 72701 (479) 575-8323 Ordinance: 6817 File Number: 2024-720 APPEAL: PLANNED ZONING DISTRICT-2024-0005: (N. RUPPLE RD. & W. SALEM RD./FOXTAIL MEADOWS,205): AN ORDINANCE TO APPROVE A RESIDENTIAL PLANNED ZONING DISTRICT ENTITLED PZD-2024-005 FOR APPROXIMATELY 44.0 ACRES LOCATED ON NORTH RUPPLE ROAD AND WEST SALEM 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-2024-05 as described in Exhibits"A","B",and"C"attached to the Planning Division's Agenda Memo which allows the development of 27.80 acres of mixed residential units along with 13.20 acres of natural areas and open space. 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. `tttrtMMle►ril, C TRF�i/�/ PASSED and APPROVED on November 19,2024 C�; , FAYEI• 7EVILLE ; Approved: Attest: 1.10• IANSPS• • 114441111110 ne d Jordan, or son Shelton r Deputy City Clerk This publication was paid for by the City Clerk-Treasurer of the City of Fayetteville,Arkansas. Amount Paid: $ (ex?) ' Page 1 PZD-2024-0005 N. RUPPLE RD & W. SALEM Close Up View RD 010 CEDAR RIDGE L•N—Y O� U DQ Z � V � U HAYFIE\%P O 2 Regional Link Neighborhood Link Unclassified Residential Link fy Planned Residential Link Hillside -Hilltop Overlay District Planning Area Fayetteville City Limits Shared -Use Paved Trail — — Trail(Proposed) PZD-2024-0005 EXHIBIT 'A' n j I ; IKA LN- � 1 CI i � 1 J I � 1 � 1 WEIR RD j l 1 I iAk ------.♦� ' "R RSF-8 NORTH 1 .,- Feet 0 137.5 275 550 825 1,100 1:4,500 IL Residential -Agricultural RSF-4 RSF-8 Neighborhood Services - Gen. Neighborhood Conservation FROM COUNTY ASSESSOR DATA - SURVEYOR LEGAL DESCRIPTION TO REPLACE THESE DESCRIPTIONS 001-16726-000 PT N/2 SW SW 8.06 AC FURTHER DESCRIBED IN 2021-48725 AS: A PART OF THE SW/4 OF THE SW/4 OF SECTION 29, TOWNSHIP 17 NORTH, RANGE 30 WEST, WASHINGTON COUNTY, ARKANSAS, BEING MORE PARTICULARLY DESCRIBED AS FOLLOWS: COMMENCING AT THE SW CORNER OF SAID 40 ACRE TRACT, THENCE N00°17'49"E ALONG THE WEST LINE OF SAID 40 ACRE TRACT 659.59 FEET TO THE TRUE POINT OF BEGINNING AND FROM WHICH A SET REFERENCE IRON ON THE EAST RIGHT-OF-WAY OF COUNTY ROAD 894 BEARS S89° 53'03"E 28.08 FEET, THENCE LEAVING THE WEST LINE OF SAID 40 ACRE TRACT S89°53'03"E 775.09 FEET TO A SET IRON; THENCE N00°29'33"E 290.00 FEET TO A SET IRON; THENCE S89° 53'03"E 19.70 FEET TO A SET IRON IN AN EXISTING FENCE; THENCE NO2°07'40"E ALONG SAID FENCE 160.10 FEET TO A SET IRON; THENCE LEAVING SAID FENCE N89°53'03"W 800.90 FEET TO A POINT ON THE WEST LINE OF SAID 40 ACRE TRACT AND FROM WHICH A SET REFERENCE IRON ON THE EAST RIGHT-OF-WAY OF COUNTY ROAD 894 BEARS S89°53103"E 27.99 FEET, THENCE S00°17'49"W 449.98 FEET TO THE POINT OF BEGINNING, CONTAINING 8.09 ACRES, MORE OR LESS. THE ABOVE DESCRIBED 8.09 ACRE TRACT BEING SUBJECT TO THE RIGHT-OF-WAY OF COUNTY ROAD 894 ALONG THE ENTIRE WEST BOUNDARY, AND ALL OTHER EASEMENTS AND RESTRICTIONS, IF ANY. LESS AND EXCEPT: A PART OF THE SW/4 OF THE SW/4 OF SECTION TWENTY-NINE (29), TOWNSHIP SEVENTEEN (17) NORTH, RANGE THIRTY (30) WEST OF THE FIFTH PRINCIPAL MERIDIAN, WASHINGTON COUNTY, ARKANSAS, BEING MORE PARTICULARLY DESCRIBED AS FOLLOWS: COMMENCING AT THE SOUTHWEST CORNER OF SAID 40 ACRE TRACT, THENCE N00°19'34"E 659.59 FEET ALONG THE WEST LINE OF SAID 40 ACRE TRACT TO A POINT IN N. RUPPLE ROAD AND FROM WHICH AN EXISTING REFERENCE IRON SET IN 1998 BY LICENSED SURVEYOR #1005 BEARS S89°52'36"E 28.07 FEET, THENCE LEAVING THE WEST LINE OF SAID 40 ACRE TRACT, S89° 52'36"E 771.91 FEET TO THE TRUE POINT OF BEGINNING AND FROM WHICH AN EXISTING IRON REBAR BEARS N00°16'06"E 1.09 FEET, THENCE N00°16'06"E 263.08 FEET ALONG A LINE SURVEYED BY LICENSED SURVEYOR #1642 AND FILED AS DOCUMENT 2015-3183 OF THE LAND RECORDS OF WASHINGTON COUNTY, ARKANSAS TO AN EXISTING IRON AT A WOOD PRIVACY FENCE CORNER; THENCE N00°27'51"E 42.81 FEET ALONG SAID WOOD FENCE TO AN EXISTING IRON REBAR AT A FENCE CORNER; THENCE S89°01'51"E 24.76 FEET ALONG SAID WOOD FENCE TO AN EXISTING IRON REBAR; THENCE S02°40'22"W 15.70 FEET TO A POINT, THENCE N89°25'49"W 19.94 FEET TO A POINT; THENCE S00°29'33"W 290.00 FEET TO AN EXISTING IRON REBAR SET IN 1998 BY LICENSED SURVEYOR #1005; THENCE N89° 52'36"W 3.17 FEET TO THE POINT OF BEGINNING, CONTAINING 0.03 ACRES, MORE OR LESS. 765-21244-200 ANNEXED TO CITY OF FAYETTEVILLE FOR 2006 & FOLLOWING YEARS PER CC 2005-40 PT SE SE 14.11 AC 765-21244-100 ANNEXED TO CITY OF FAYETTEVILLE FOR 2006 & FOLLOWING YEARS PER CC 2005-40 PT SE SE 4.00 AC FURTHER DESCRIBED FROM 2023-9566 AS: A part of the SEI/4 of the SEI/4 of Section 30, T-17-N, R•30-W, Washington County, Arkansas, being more particularly described as follows: Commencing at the NW corner of said 40 acre tract, said point being an existing stone monument; thence S 00°16'33" E, 653.55 feet along the West line of said 40 acre tract to an existing Iron; thence N 89°50'16" E, 972.02 feet to a set 1/2" iron rebar for the true point of beginning; thence North 579.93 feet to a set 1/2" iron rebar; thence East 302.17 feet to an existing iron rebar on the West right-of-way line of West Salem Road, said point being on a 149.95 feet radius curve concave to the SE; thence Southwesterly along said curve and right-of-way line 24.78 feet, the chord for which being S 04°38'04" W, 24.75 feet to an existing iron rebar at the point of tangency of said curve; thence S 0° 05'59" E, along said right-of-way line 554.40 feet to an existing iron; thence leaving said right-of-way line, S 19°50'16" W, 301.14 feet to the point of beginning, containing 4,00 acres, more or less. 765-21244-300 ANNEXED TO CITY OF FAYETTEVILLE FOR 2006 & FOLLOWING YEARS PER CC 2005-40 PT SW SW 2.00 AC 765-21244-400 PT SW SW 0.99 AC ANNEXED TO CITY OF FAYETTEVILLE FOR 2006 & FOLLOWING YEARS PER CC 2005-40 765-21244-500 ANNEXED TO CITY OF FAYETTEVILLE FOR 2006 & FOLLOWING YEARS PER CC 2005-40 PT SW SW 3.20 AC 765-21244-600 ANNEXED TO CITY OF FAYETTEVILLE FOR 2006 & FOLLOWING YEARS PER CC 2005-40 PT SW SW 8.00 AC 765-21244-700 ANNEXED TO CITY OF FAYETTEVILLE FOR 2006 & FOLLOWING YEARS PER CC 2005-40 PT SW SW 1.50 AC 765-21244-800 ANNEXED TO CITY OF FAYETTEVILLE FOR 2006 & FOLLOWING YEARS PER CC 2005-40 PT SW SW 3.29 AC Washington County,ARnstrumentwas filed on I certify this 12'.23 7 PM 1211312024 Real Estate and recorded in 4 000325g1 File Number 202 " Clerk Ky1e Sylvester- Circuit C Office of the City Clerk Treasurer Kara Paxton — City Clerk Treasurer Jackson Shelton — Senior Deputy City Clerk OF 4AYETTF 1 i 0 µM .. 4 RKAN SPS 113 W. Mountain Street, Suite 308 Fayetteville, Arkansas 72701 Phone: 479.575.8323 cityclerk@fayetteville-ar.gov Departmental Correspondence To: Lioneld Jordan, Mayor From: Kara Paxton, City Clerk Treasurer'��G CC: City Attorney Kit Williams, Senior Assistant Blake Pennington, Chief of Staff Susan Norton & Chief Financial Officer Paul Becker Date: November 8, 2024 RE: City Clerk Treasurer Kara Paxton — Out of Office due to Medical Procedure Mayor Lioneld Jordan, Due to a medical procedure, I will be unavailable to sign documents or attend meetings starting November 11th, 2024. 1 plan to be back in the office as of November 25th, 2024. Senior Deputy City Clerk Treasurer Jackson Shelton or Deputy City Clerk — Codifier Courtney Spohn will notify you should these dates change. The recommended recovery time for my medical procedure (Spinal Cord Stimulator Implant) ranges from 4 to 8 weeks. The surgeon stated that I must be off work for at least one week. The surgeon also encouraged me to utilize telework options in the weeks following the initial surgery week. He also stated that should I need to physically come to work, I need to park as close to the building as possible, no lifting/carrying heavy or large objects, and no sudden twisting or turning. In my absence, I authorize Senior Deputy City Clerk Treasurer Jackson Shelton to attest your (Mayor Lioneld Jordan) signature. Should an issue arise that Mr. Shelton is not available to sign within a 24- hour timeframe, I authorize Deputy City Clerk — Codifier Courtney Spohn to sign in our absence. As the official custodian of the City's seal, I authorize Mr. Shelton and Ms. Spohn to use the seal for official purposes only. Please direct city staff to route all Alcohol Permits to Mr. Shelton for review and electronic signature. Please notify the Accounting Department that check requests will be reviewed and signed by Ms. Spohn before being emailed to the Accounting Department. Ms. Spohn will also be responsible for approving purchase requests submitted November 11th — November 15th, 2024. Mr. Shelton and Ms. Spohn will go above and beyond to ensure that our office continues to support all our internal and external customers while I am out of office. Over the last 3 years Ms. Spohn has continuously demonstrated her professionalism and advanced skillset in her positions. Mr. Shelton has been with our office for almost 2 years now and has consistently impressed me by going above and beyond in his work duties. I am confident that Mr. Shelton and Ms. Spohn will successfully manage the office while I am out. M/10 CITY OF FAYETTEVILLE ARKANSAS MEETING OF NOVEMBER 19, 2024 CITY COUNCIL MEMO 2024-720 TO: Mayor Jordan and City Council THRU: Susan Norton, Chief of Staff Jonathan Curth, Development Services Director FROM: Gretchen Harrison, Senior Planner SUBJECT: Appeal: PZD-2024-0005: Planned Zoning District (N. RUPPLE RD. & W. SALEM RD./FOXTAIL MEADOWS, 205): Submitted by FLINTLOCK LTD CO. for property located on N. RUPPLE RD. & W. SALEM RD. in WARD 4. The property is zoned RSF- 4, RESIDENTIAL SINGLE-FAMILY, FOUR UNITS PER ACRE and located in the FAYETTEVILLE PLANNING AREA and contains approximately 44.00 acres. The request is to rezone the property, once fully annexed, to a PZD, PLANNED ZONING DISTRICT. RECOMMENDATION: City Planning staff recommends approval and the Planning Commission recommends denial of a request to rezone the subject property as described and shown below. BACKGROUND: The subject property is located in northwest Fayetteville just north of the intersection of Rupple Road and Weir Road. The property contains a total of nine parcels, eight of which are located in city limits and zoned RSF-4, Residential Single -Family, Four Units per Acre, and one of which is located outside of city limits in unincorporated Washington County. A request to annex the parcel in Washington County has been submitted concurrently with this request (ANX-2024-0001). The parcels in city limits were annexed in 2006. All parcels included in the project boundary are currently undeveloped and those on the east side of Rupple Road are largely covered by mature tree canopy. A protected stream is present on the west side of the site, though no portions of the property lie within a floodplain or the Hillside/Hilltop Overlay District and no hydric soils are present. Request: The applicant requests to rezone the property to a planned zoning district with three planning areas, as described below: Planning Area A — 13.60 acres: The intention of this area is to provide single- and two-family dwellings with no density limitation. The allowable uses are similar to those allowed in other single- family and intermediate residential zoning districts. Planning Area B — 14.20 acres: This planning area is intended to be a residential area that accommodates a wider range of building types, ranging from single- to multi -family dwellings. No density limitation is proposed in this planning area. Planning Area C — 16.20 acres: This planning area is intended to protect natural areas and open space, includes more than one-third of the overall property, and has regulations that are identical to the Mailing address: 113 W. Mountain Street www.fayetteville-ar.gov Fayetteville, AR 72701 City's R-A, Residential -Agricultural zoning district. Public Comment: Staff received public comment on this item following the publication of the Planning Commission staff report and at the Planning Commission meeting on October 14, 2024. Concerns were raised about the proposal for increased density near rural areas and low -density single-family residences, potential impacts on existing drainage issues, and compatibility with the City's future land use plans. Land Use Compatibility: On the balance of considerations, staff finds the applicant's request to be compatible with the surrounding area. As proposed, the planned zoning district would allow for a compact and complete residential development near low -density subdivisions. While no density maximums are proposed in the residential planning areas, the subsequent development associated with this PZD is intended to have a density of 3.7 units per acre based on the information provided, which is less than the maximum allowed by RSF-4 zoning. Staff finds that the applicant's request would allow for a compact residential development that promotes a wide range of housing types, encourages pedestrian -oriented design, and preserves natural features on site. Necessary street improvements and extensions and upgrades of water and sewer mains would be determined and required at the time of development. Land Use Plan Analysis: Staff finds that the proposed planned zoning district is somewhat consistent with the City's adopted land use plans. City Plan 2040's Future Land Use Map designates this property as Residential Neighborhood Area and those areas are intended to encourage a wide range of housing types which this PZD would allow. While the site has a low infill score range of 1-5, is located just within city limits, and has limited access to utilities, staff finds that it would not be encouraging suburban sprawl. Staff finds that the proposed PZD would be aligned with several goals of City Plan 2040 including Goal 2 (discouraging suburban sprawl) by allowing for a compact residential development with urban zoning standards that is compatible with the surrounding area, Goal 3 (making compact, complete, and connected development the standard), and Goal 6 (creating opportunities for housing). City Plan 2040 Infill Matrix: City Plan 2040's Infill Matrix indicates a score range of 1-5 for this site. Elements contributing to the highest score include the following: • Near Sewer Main (8" main, Ika Lane) • New Water Main (various mains, Rupple Road and Salem Road) • Near Public School (Holcomb Elementary School) • Near City Park (Gary Hampton Softball Complex) • Near Paved Trail (Rupple Road, Clabber Creek Trail) DISCUSSION: At the October 14, 2024 Planning Commission meeting, this item was denied by a vote of 4-5-0. Commissioners Madden, McGetrick, Brink, and Castin voted in favor of the request while Commissioners Gulley, Cabe, Werner, Garlock, and Payne voted against it. Commissioners in favor of the request found the PZD to be more favorable than the property's current zoning, RSF-4, since it would allow for compact development and the preservation of large natural areas. Commissioners opposed to the request expressed concerns about the property's low infill score, compatibility with the surrounding area, and limited access to public infrastructure. Nine members of the public spoke at the meeting. Concerns were raised about the PZD's allowance for increased density near rural areas and low -density single-family residences, potential impacts on existing drainage issues, and compatibility with the City's future land use plans. Mailing address: 113 W. Mountain Street www.fayetteville-ar.gov Fayetteville, AR 72701 BUDGET/STAFF IMPACT: N/A ATTACHMENTS: SRF (#3), Appeal Request Letter (#4), Exhibit A (#5), Exhibit B (#6), Exhibit B - County Assessor Data (#7), Planning Commission Staff Report (#8) Mailing address: 113 W. Mountain Street www.fayetteville-ar.gov Fayetteville, AR 72701 City of Fayetteville, Arkansas 113 West Mountain Street Fayetteville, AR 72701 (479) 575-8323 Legislation Text File #: 2024-720 Appeal: PZD-2024-0005: Planned Zoning District (N. RUPPLE RD. & W. SALEM RD./FOXTAIL MEADOWS, 205): Submitted by FLINTLOCK LTD CO. for property located on N. RUPPLE RD. & W. SALEM RD. in WARD 4. The property is zoned RSF-4, RESIDENTIAL SINGLE-FAMILY, FOUR UNITS PER ACRE and located in the FAYETTEVILLE PLANNING AREA and contains approximately 44.00 acres. The request is to rezone the property, once fully annexed, to a PZD, PLANNED ZONING DISTRICT. AN ORDINANCE TO APPROVE A RESIDENTIAL PLANNED ZONING DISTRICT ENTITLED PZD-2024-005 FOR APPROXIMATELY 44.0 ACRES LOCATED ON NORTH RUPPLE ROAD AND WEST SALEM 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-2024-05 as described in Exhibits "A", `B", and "C" attached to the Planning Division's Agenda Memo which allows the development of 27.80 acres of mixed residential units along with 13.20 acres of natural areas and open space. 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. Page 1 City of Fayetteville Staff Review Form 2024-720 Item ID 11/19/2024 City Council Meeting Date - Agenda Item Only N/A for Non -Agenda Item Jonathan Curth 11/1/2024 DEVELOPMENT REVIEW (630) Submitted By Submitted Date Division / Department Action Recommendation: Appeal: PZD-2024-0005: Planned Zoning District (N. RUPPLE RD. & W. SALEM RD./FOXTAIL MEADOWS, 205): Submitted by FLINTLOCK LTD CO. for property located on N. RUPPLE RD. & W. SALEM RD. in WARD 4. The property is zoned RSF-4, RESIDENTIAL SINGLE-FAMILY, FOUR UNITS PER ACRE and located in the FAYETTEVILLE PLANNING AREA and contains approximately 44.00 acres. The request is to rezone the property, once fully annexed, to a PZD, PLANNED ZONING DISTRICT. Budget Impact: Account Number Fund Project Number Project Title Budgeted Item? No Total Amended Budget $ - Expenses (Actual+Encum) $ - Available Budget Does item have a direct cost? No Item Cost $ - Is a Budget Adjustment attached? No Budget Adjustment $ - Remaining Budget V20221130 Purchase Order Number: Previous Ordinance or Resolution # Change Order Number: Approval Date: Original Contract Number: Comments: 10/31 /24, 12:07 AM Mail - Harrison, Gretchen - Outlook Outlook RE: Appeal of PZD-2024-0005 From Pennington, Blake <bpennington@fayetteville-ar.gov> Date Tue 10/22/2024 8:54 AM To Will Kellstrom <wkellstrom@watkinslawoffice.com>; CityClerk <cityclerk@fayetteville-ar.gov> Cc Curth, Jonathan <jcurth@fayetteville-ar.gov>; Williams, Kit <kwilliams@fayetteville-ar.gov>; Allison Thurmond Quinlan <atq@flintlocklab.com>; Harrison, Gretchen <gharrison@fayetteville-ar.gov> Good morning. This appeal meets the form, time, and place requirements of UDC Section 155.02. I'm copying Jonathan and Gretchen so they're aware of the appeal. Thank you, Blake E. Pennington Senior Assistant City Attorney City of Fayetteville, Arkansas bpennington@fayetteville-ar.gov Direct: 479.575.8312 www. fayettev i l l e-a r. g ov C T v q V W00 FAYETTEVILLE ARKANSAS From: Will Kellstrom <wkellstrom@watkinslawoffice.com> Sent: Tuesday, October 22, 2024 8:49 AM To: CityClerk <cityclerk@fayetteville-ar.gov> Cc: Pennington, Blake <bpennington@fayetteville-ar.gov>; Williams, Kit <kwilliams@fayetteville-ar.gov>; Allison Thurmond Quinlan <atq@flintlocklab.com> Subject: Appeal of PZD-2024-0005 CAUTION: This email originated from outside of the City of Fayetteville. Do not click links or open attachments unless you recognize the sender and know the content is safe. Good morning, I represent United Built Homes with respect to the aforementioned rezoning, which was denied by the Planning Commission on 10/14/24. I have attached my letter of appeal to this email. I have cc'd Blake and Kit, as well as Allie Quinlan, the representative who was present at the Planning Commission meeting. Please let me know if you guys need anything else from me in order to get this appeal submitted pursuant to code. Thanks! https://outlook.office.com/mail/id/AAQkADY3NjUwZjlwLTVmODAtNDk2Yil MW11LWQ3YzUOZjQ1MzEzNQAQACxkfUjiUOhNsxZwZDSM%2BiQ%3D 1/2 10/31 /24, 12:07 AM Mail - Harrison, Gretchen - Outlook Will A. Kellstrom Watkins, Boyer, Gray & Curry, PLLC 1106 W. Poplar Rogers, AR 72756 Office: 479-636-2168 Cell: 479-512-0014 You are advised that (1) communication via e-mail is not a secure method of communication, (2) any e-mail that is sent to you or by you may be copied and held by various computers as it is sent from sender to recipient, (3) persons not participating in our communication may intercept our communications by improperly accessing your or my computer or some computer unconnected to either of us which the e-mail passes through. I am communicating to you via e-mail because you have consented to receive communications via this medium. If you do not want communication by e-mail, please advise me. CONFIDENTIALITY NOTICE: THIS ELECTRONIC MAIL TRANSMISSION AND ANY DOCUMENTS ACCOMPANYING IT CONTAIN CONFIDENTIAL INFORMATION BELONGING TO THE SENDER THAT IS PROTECTED BY THE ATTORNEY CLIENT PRIVILEGE. THE INFORMATION IS INTENDED ONLY FOR THE USE OF THE PERSON TO WHOM IT IS ADDRESSED. IF YOU HAVE RECEIVED THIS TRANSMISSION IN ERROR, PLEASE IMMEDIATELY NOTIFY US BY TELEPHONE TO ARRANGE FOR THE RETURN OF THE MESSAGE AND ANY ATTACHED DOCUMENTS https://outlook.office.com/mail/id/AAQkADY3NjUwZjlwLTVmODAtNDk2Yil MW11LWQ3YzUOZjQ1MzEzNQAQACxkfUjiUOhNsxZwZDSM%2BiQ%3D 2/2 CITY OF FAYETTEVILLE PLANNING COMMISSION MEMO qpo-� ARKANSAS TO: Fayetteville Planning Commission FROM: Gretchen Harrison, Senior Planner MEETING: October 14, 2024 (updated with results) SUBJECT: PZD-2024-0005: Planned Zoning District (N. RUPPLE RD. & W. SALEM RD./FOXTAIL MEADOWS, 205): Submitted by FLINTLOCK LTD CO. for property located on N. RUPPLE RD. & W. SALEM RD. The property is zoned RSF-4, RESIDENTIAL SINGLE-FAMILY, FOUR UNITS PER ACRE and located in the FAYETTEVILLE PLANNING AREA and contains approximately 44.00 acres. The request is to rezone the property, once fully annexed, to a PZD, PLANNED ZONING DISTRICT. RECOMMENDATION: Staff recommends forwarding PZD-2024-0005 to City Council with a recommendation of approval. RECOMMENDED MOTION: "1 move to forward PZD-2024-0005 to City Council with a recommendation of approval and with conditions as recommended by staff. " BACKGROUND: The subject property is located in northwest Fayetteville just north of the intersection of Rupple Road and Weir Road. The property contains a total of nine parcels, eight of which are located in city limits and zoned RSF-4, Residential Single -Family, Four Units per Acre, and one of which is located outside of city limits in unincorporated Washington County. A request to annex the parcel in Washington County has been submitted concurrently with this request (ANX-2024-0001). The parcels in city limits were annexed in 2006. All parcels included in the project boundary are current undeveloped and those on the east side of Rupple Road are largely covered by mature tree canopy. A protected stream is present on the west side of the site, though no portions of the property lie within a floodplain or the Hillside/Hilltop Overlay District and no hydric soils are present. Surrounding land uses and zoning are depicted in Table 1. Table 1: Surrounding Land Uses and Zoning Direction Land Use Zoning North Single -Family Residential Washington County: AG/SF Res 1, Agricultural Single-family Undeveloped Residential (1 Unit per Acre) Washington County: AG/SF Res 1, Agricultural Single-family South Rural Residential Residential (1 Unit per Acre) RSF-4, Residential Single -Family, Four Units per Acre East Single -Family Residential Washington County: AG/SF Res 1, Agricultural Single-family Undeveloped Residential (1 Unit per Acre) West Rural Residential Washington County: AG/SF Res 1, Agricultural Single-family Undeveloped Residential 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 A — 13.60 acres: The intention of this area is to provide single- and two- family dwellings with no density limitation. The allowable uses are similar to those allowed in other single-family and intermediate residential zoning districts. Planning Area B — 14.20 acres: This planning area is intended to be a residential area that accommodates a wider range of building types, ranging from single- to multi -family dwellings. No density limitation is proposed in this planning area. Planning Area C — 16.20 acres: This planning area is intended to protect natural areas and open space and has regulations that are identical to the City's R-A, Residential - Agricultural zoning district. Public Comment. To date, staff has received no public comment on this item. INFRASTRUCTURE: Streets: The subject property has access to two public streets: Rupple Road and Salem Road. Both streets are unimproved with no curb and gutter or sidewalk. Any street improvements required in the area would be determined at the time of development proposal. Water: Public water is available to the site. There are existing lines differing in size along Rupple and Salem. This site does not have adequate water capacity for the typical requirement for fire flow. From the north, the lines in Rupple and Salem are fed by a single six-inch main. The utility department has designed plans for a pressure reduction project that will restrict connection to the south. In order to have hydrants in a development in the PZD area, a minimum line size of eight inches must be provided and it must tie into a line that is eight inches or larger. Sewer: Sanitary sewer is not available to the site. Main extensions will be required to provide sewer to future development. A downstream capacity study for sewer must be provided to determine if there are sewer capacity issues. Any capacity issues will have to be addressed prior to occupancy or final plat of a development. Drainage: No portion of the subject property lies within a FEMA floodplain or the Hillside/Hilltop Overlay District and there are no hydric soils on site. However, a protected stream is present. Streamside protection zones generally consists of a protected area on each side of a stream or creek. This "protected area" is meant to preserve woody vegetation and natural areas along stream corridors to improve/protect stream health. At a minimum, it will be 50 feet wide as measured from the top of bank but depending on the shape and extents of the floodway, it could be substantially more. Certain construction activities such as trails and some utilities are allowed in these zones, but in general, improvements such as parking lots or buildings are prohibited. Any additional improvements or requirements for drainage will be determined at time of development. Fire: Station 7, located at 835 N. Rupple Road, protects this site. The property is located approximately 2.6 miles from the fire station with an anticipated drive time of approximately six minutes using existing streets. The anticipated response time would be approximately 8.2 minutes. Fire Department response time is calculated based on the drive time plus one 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 six minutes for an engine and eight minutes for a ladder truck. Fire apparatus access and fire protection water supplies will be reviewed for compliance with the Arkansas Fire Prevention Code at the time of development. Police: The Police Department did not comment on this request Tree Preservation: The proposed PZD and the existing RSF-4 zoning require 25% 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 Residential Neighborhood Area. Residential Neighborhood Areas are primarily residential in nature and support a wide variety of housing types of appropriate scale and context. Residential Neighborhood encourages highly connected, compact blocks with gridded street patterns and reduced building setbacks. It also encourages traditional neighborhood development that incorporates low -intensity non-residential uses intended to serve the surrounding neighborhoods. This designation recognizes the existing conventional subdivision developments that may have large blocks with conventional setbacks and development patterns that respond to features of the natural environment. CITY PLAN 2040 INFILL MATRIX: City Plan 2040's Infill Matrix indicates a score range of 1-5 for this site with a weighted score of 5_5 at the highest level. Elements contributing to the highest score include the following: • Near Sewer Main (8" main, Ika Lane) • New Water Main (various mains, Rupple Road and Salem Road) • Near Public School (Holcomb Elementary School) • Near City Park (Gary Hampton Softball Complex) • Near Paved Trail (Rupple Road, Clabber Creek Trail) FINDINGS OF THE STAFF 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: On the balance of considerations, staff finds the applicant's request to be compatible with the surrounding area. As proposed, the planned zoning district would allow for a compact and complete residential development in close proximity to low -density subdivisions. While no density maximums are proposed in the residential planning areas, the subsequent development associated with this PZD is intended to have a density of 3.7 units per acre based on the information provided, which is less than the maximum allowed by RSF-4 zoning. Staff finds that the applicant's request would allow for a compact residential development that promotes a wide range of housing types, encourages pedestrian -oriented design, and preserves natural features on site. Necessary street improvements and extensions and upgrades of water and sewer mains would be determined and required at the time of development. Land Use Plan Analysis: Staff finds that the proposed planned zoning district is somewhat consistent with the City's adopted land use plans. City Plan 2040's Future Land Use Map designates this property as Residential Neighborhood Area and those areas are intended to encourage a wide range of housing types which this PZD would allow. While the site has a low infill score range of 1-5, is located just within city limits, and has limited access to utilities, staff finds that it would not be encouraging suburban sprawl. Staff finds that the proposed PZD would be aligned with several goals of City Plan 2040 including Goal 2 (discouraging suburban sprawl) by allowing for a compact residential development with urban zoning standards that is compatible with the surrounding area, Goal 3 (making compact, complete, and connected development the standard), and Goal 6 (creating opportunities for housing). 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 at this time. The planned zoning district would allow for development similar in density to the current zoning while allow for smaller lot sizes, attached units, and the preservation of natural areas. 3. A determination as to whether the proposed zoning would create or appreciably increase traffic danger and congestion. Finding: The planned zoning district has the potential to impact traffic danger and/or congestion in this area, though traffic impacts would be comparable to those generated by development under the current zoning. Two traffic crashes have been reported along the property's frontage with one at the intersection of Weir Road and Rupple Road and one along Salem to the east. 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 has the potential to undesirably increase the load on public services when considering that the property has limited access to water and sewer at this time, and several upgrades and extensions to water and sewer mains would be required. Fayetteville Public Schools did not comment on this request. 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 4161.35. 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. (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: Staff finds that the proposed PZD would provide flexibility with regard to the variety of housing types, the size of lots, and the density of development permitted on site. Staff also finds it to be compatible with surrounding land uses, which are largely residential. The applicant is coordinating with city staff on required improvements tied to the associated development. More usable and suitably located open space and other common facilities are proposed that would not otherwise be required or could be provided under the property's current zoning. Staff finds that the proposed PZD would allow for minimal disruption of existing natural features and be compatible with the goals of the City's future land use plans regarding providing opportunities for housing, discouraging sprawl, and promoting complete and compact development. RECOMMENDATION: Staff recommends forwarding PZD-2024-0005 to City Council with a recommendation of approval and with the following conditions: Conditions of Approval: 1. Any proposed lots without street frontage shall provide adequate access for water, sewer, and emergency services; and 2. Proposed fire apparatus access roads shall meet requirements as stated by all applicable fire codes. Planning Commission Action Meeting Date: October 14, 2024 Motion: Payne Second: Madden Vote: 4-5-0 BUDGET/STAFF IMPACT: None O Forwarded O Tabled O Denied (Motion to forward the item to City Council with a recommendation of approval) ATTACHMENTS: • Applicant Request Letter • PZD Booklet • One Mile Map • Close Up Map • Current Land Use Map • Future Land Use Map - Public Comment Received After Publication of PC Staff Report flintlock ♦RCHITECTURE &LANDSCAPE ATTENTION: Fayetteville Planning Commission Planning Staff Development Services Staff 14 May, 2024 FOXTAIL MEADOWS PLANNED ZONING DISTRICT SUBMISSION Dear Commissioners and Staff, Flintlock LTD Co on behalf of United Built Homes respectfully submits this Planned Zoning District (PZD) application for your consideration. The proposed +/-160 residential unit development aims to provide a mix of housing types in a walkable neighborhood format that prioritizes common green space and natural drainage. This proposed development achieves City goals by sensitively transitioning density through a mixture of unit types; providing great connectivity; and 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 Foxtail Meadows Planned Zoning District Foxtail Meadows Planned Zoning District SEPTEMBER 23, 2024 A Ownership Pitts Revocable Trust 18836 Heads Ford Rd, Springdale AR 72764 PREPARED BY FLINTLOCK LTD CO Page 1 of 32 Foxtail Meadows Planned Zoning District A B C D E F G H I J K L M N U Ownership TABLE OF CONTENTS ProjectSummary.......................................................................................................................... GeneralProject Concept............................................................................................................... ProposedPlanning Areas.............................................................................................................. ProposedZoning Standards........................................................................................................... Planning Area A: Neighborhood Zone.................................................................................. Planning Area B: Missing Middle Zone................................................................................. Planning Area C: Open Space............................................................................................... Existing Property Zoning Standards............................................................................................... Zoning Comparison Chart..................................................................................................... Analysis of Site Characteristics...................................................................................................... RecreationalFacilities................................................................................................................... Reasons a Zoning Change is Required............................................................................................ Relation to Existing and Surrounding Properties............................................................................ Project Compliance with Fayetteville Comprehensive Land Use Plan + City Plan 2040.................... TrafficStudy................................................................................................................................. Impactson City Services................................................................................................................ Development Standards, Conditions, and Review Guidelines......................................................... Proposed Architectural Design Standards............................................................................. Proposed Landscape Standards............................................................................................ Planned Zoning District Intent Fulfillment...................................................................................... .1 .3 .5 .7 .8 .8 10 12 14 16 17 18 19 20 21 25 25 26 26 30 31 Page 2 of 32 Foxtail Meadows Planned Zoning District B Project Summary The proposed +/- 160 unit residential development aims to provide achievable housing options for our City's demographic needs structured in a walkable neighborhood format, with a series of storm parks lined by homes. The development will include nine parcels (765-21244-200, 765-21244-100, 765-21244-300, 765-21244-400, 765- 21244-500, 765-21244-600, 765-21244-700, 765-21244-800, 001-16726-000) totaling +/- 44 acres and sensitively preserves over one-third of the planning area as open green space. The entire site is shown as Residential Neighborhood on the Future Land Use Map and sits directly adjacent a City Neighborhood area to the south. At +/- 3.6 units per acre, the overall unit density of the proposed development falls below the current allowable four units per acre, yet this zoning district will allow that density to be gathered together in a pattern that promotes walkable community and utilizes natural drainages as green stormwater amenities. This proposed development patterns supports City goals in the housing it offers, the green space it preserves, and its development pattern that exemplifies City recommendations. WEM RD i M.w . Page 3 of 32 Foxtail Meadows Planned Zoning District Site Location Approximate location as seen aerially from the southeast. Page 4 of 32 Foxtail Meadows Planned Zoning District C General Project Concept Street and The project aims to continue the addition of single family home neighborhoods on the northwest Lot Layout edge of the City yet with a pattern of streets and lots that preserves more green space, respects natural drainages and their stormwater management performance, and reduces the City's long term infrastructure management costs. Smaller lots sizes will provide much needed smaller footprint homes for our dominantly 1-2 person household demographics and walkable age -in - place homes that are deed restricted for buyers age 55 and over. The lots and their street connections work with the existing topography to direct stormwater downhill towards places reserved for tree preservation, landscape buffer, streamside protection, and green amenity space. The proposed streets plan for and provide future interconnectivity with stub outs to potential developments to the north, west, and east. The layout also incorporates an existing home in the northwest corner into the new neighborhood. Because of the restricted geometry of the site, alleys are utilized throughout to provide rear -loaded access to units. This allows homes to more attractively face the street and reduces the higher costs of additional fully built out public streets. The resulting street layout is compliant with block length standards and ensures accessible access of greenspace and enjoyable and safe pedestrian avenues for all future residents. Smaller lots with less street frontage allow for lower overall street lengths than conventional neighborhood development, thereby requiring lower long term costs to maintain paving, sewer, and water infrastructure. Site Plan L--- --�- w. Salem rd. w.c. 894 SALEMRD — a o Oak e eeleeeeeeie WESTERN PORTION '"" s-_;...._.__.i...........:.... a _stamwdc a ...... ...... ..... .,v e... a C ee,aiere:e e:.e:.e a e' e e e` B' B C Ui UJ e 9 Q Prewrwd V) d `•, g .. fa Wd �vQsinim � � cala W ntpak 2 EASTERN PORTION Buffer Areas The proposed development provides a consistent landscape buffer along Rupple across the western portion of the planned development, including retention of a large natural draw for stormwater management. In the eastern portion of the proposed development, a large forested ravine is preserved along with a continuous strip of existing tree canopy along the southern edge. Single family homes otherwise line the edge of the planned zoning district and abut other single Page 5 of 32 Foxtail Meadows Planned Zoning District family homes on adjacent lots. In the northeast corner, an east -west linear storm park catches off -site drainage onto the development while acting as a landscape buffer to existing adjacent single-family homes. PRESERVE + GREEN AREAS r STORMWATER FLOW LINES Tree The bulk of the property has long been dominantly pastureland or unshaded meadow, yet in the Preservation past thirty years the patches of trees in the southeast -most portion have spread slowly into Areas broader coverage through the eastern portion of the planned development. The masterplan and planning areas preserve the largest portion of this vegetation (a +/- 10-acre area). Initial estimates promise retention of up to 43% of existing tree canopy, well above the 25% preservation required by PZDs. This figure does not include the central linear storm park running east -west on the eastern portion of the site that is likely to require regrading. Storm Water The masterplan responds to the existing landform and drainage patterns and reserves those and Detention areas to manage stormwater. On the western portion of the site, these patterns form a "V" Areas down through the middle of the site and up to the northeast. On the eastern portion of the site, a large "M" of ridges along the south and southeastern property line is reserved for stormwater management, and an east -west linear storm park captures additional stormwater across a more consistently sloped table in the northwest section. Those vegetated areas double as green amenity spaces. Undisturbed The southeastern portion of the site is a forested ravine. This approximately 7-acre portion Natural of the property will be left undeveloped as natural amenity space, hopefully as a public Areas recreational area. The existing topography suggests that most of site's stormwater will most efficiently run to the proposed storm park on the western portion of the site, allowing minimal impact to the more vegetated southeastern portion of the overall site. Existing and A waterline is proposed to be extended along Howard Nickell Road to the intersection of Hwy Proposed Utility 112, to provide adequate fire flows to the site while respecting the city's planned low pressure Connections zone to the south of the property. Sewer access is planned to be provided directly south via and Extensions easement through to Magnolia Crossings property. Existing utilities are further discussed in Section M: Impacts to City Services Page 6 of 32 Foxtail Meadows Planned Zoning District D Proposed Planning Areas The proposed Neighborhood Zones would replace existing Residential Single -Family - Four (4) Units Per Acre Zoning on the entire +/- 44.0 acres of the site. Neighborhood Zone A accounts of approximately 13.6 acres of the site, Neighborhood Zone B accounts for approximately 14.2 acres of the site, and Residential - Agriculture makes up the remaining and largest portion with +/- 16.2 acres. The half west of Rupple is planned to be age -in -place single -story cottages that are deed restricted for owners 55+. The same units will be built on the portion between Salem and Rupple but will be open to all buyers for a larger age striation. Unit sizes range from 1,220 sf to 2,050 sf. w O �. M LEGEND uuu w sal em rd w a f i� 4 B � . V O m! �kC (R-A1- 0 U III ......................... If �• X � U� O� i � C)�C1 B ni .y- :IR-A1-t7 �4� Q C t: 1 Ci Cl L C i) 0 G U 10 0004 •. a C UC0C)Q00C O i !� vOC;p,O0 v C`40UQUO0U0 S U 0 C> 0 C``OU _Q O_G - — C U Page 7 of 32 Foxtail Meadows Planned Zoning District E Proposed Zoning Standards Planning Area A: Neighborhood Zone (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 fagade 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 Page 8 of 32 Foxtail Meadows Planned Zoning District Unit 41 Accessory dwelling units Unit 44 Cluster housing development Unit 46 Short-term rentals Note: Any combination of above uses is permitted upon any lot within this zone. Conditional uses shall need approval when combined with pre -approved uses. (2) Conditional Uses. Unit 2 City-wide uses by conditional use 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 12b General 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 (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 1 12 feet (G) Building Height Maximum. 3 stories (H) Minimum Buildable Street Frontage. 50% of the lot width. Page 9 of 32 Foxtail Meadows Planned Zoning District Planning Area B: Missing Middle Zone (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 fagade 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 4 Cultural and recreational facilities 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 Unit 46 Short-term rentals Page 10 of 32 Foxtail Meadows Planned Zoning District 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 5 Government facilities Unit 12a Limited business Unit 12b I General 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 (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 1 12 feet (G) Building Height Maximum. 3 stories (H) Minimum Buildable Street Frontage. 50% of the lot width. Page 11 of 32 Foxtail Meadows Planned Zoning District Planning Area C: Open Space Planning Area C rezones existing RSF-4 area within the PZD extent to an area with regulations identical to R-A Residential Agriculture for the purpose of protecting natural areas and open space while minimizing the administrative burden on the City's staff to administrate an additional PZD zone when unnecessary to planning use. This planning area has regulations that are identical to R-A Residential Agriculture. (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 (%) Page 12 of 32 Foxtail Meadows Planned Zoning District (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 (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. Page 13 of 32 Foxtail Meadows Planned Zoning District F Existing Property Zoning Standards 161.07 District RSF-4, Residential Single -Family - Four (4) Units Per Acre (A) Purpose. The RSF-4 Residential District is designed to permit and encourage the development of low density detached dwellings in suitable environments, as well as to protect existing development of these types. (B) Uses. (1) Permitted Uses. Unit 1 City-wide uses by right Unit 8 Single-family dwellings Unit 41 Accessory dwellings Unit 46 Short-term rentals (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 9 1 Two-family dwellings Unit 12a Limited business Unit 24 Home occupations Unit 36 Wireless communications facilities Unit 44 Cluster Housing Development (C) Density. Single-family dwellings Two (2) family dwellings Units per acre 4 or less 7 or less (D) Bulk and Area Regulations. Single-family Two (2) family dwellings dwellings Lot minimum width 70 feet 80 feet Lot area minimum 8,000 square feet 12,000 square feet Land area per 8,000 square feet 6,000 square feet dwelling unit Hillside Overlay 60 feet 70 feet District Lot minimum width Hillside Overlay 8,000 square feet 12,000 square feet District Lot area minimum ndarea per Fd 8,000 square feet 6,000 square feet elling unit Page 14 of 32 Foxtail Meadows Planned Zoning District (E) Setback Requirements. Front Side Rear 15 feet 5 feet 15 feet (F) Building Height Regulations. Building Height Maximum 13 stories (G) Building Area. On any lot the area occupied by all buildings shall not exceed 40% of the total area of such lot. Accessory ground mounted solar energy systems shall not be considered buildings. Page 15 of 32 Foxtail Meadows Planned Zoning District PERMITTED DENSITY LOT WIDTH MIN. (FT) LOT AREA MIN. (SF) FRONT SETBACK (FT) SIDE SETBACK (Fr) REAR SETBACK (FT) BUILDING HEIGHT MAX. BUILDING AREA(%) _ CURRENT RSF-4: Residential Single -Family- Four (4) Units Per Acre City-wide uses by right Single-family dwellings . Accessory dwellings . Short-term rentals City-wide uses by conditional use permit Public protection and utility facilities Cultural and recreational facilities Government facilities Two-family dwellings 'a. Limited business I. Home occupations i. Wireless communications facilities 1. Cluster Housing Development 3 stories : 4 or less units per acre 7 units per acre or less : 70' 80' Zoning Comparison Chart PROPOSED Planning Area A: Planning Area B: eighborhood Zone Missing Middle Zone 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 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 12b. General 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 1. City-wide uses by right 4. Cultural and recreational facilities 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 2. City-wide uses by conditional use permit 3. Public protection and utility facilities 5. Government facilities 12a. Limited business 12b. General 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 None 24 (Single-family) 24 (Single-family) * Legal lots may meet their minimum lot width None (all others) with frontage onto a private or public right of * Legal lots may meet their minimum lot width way, public or private open space, or with frontage onto a private or public right of way, pedestrian access (sidewalk or trail) as long as public or private open space, or pedestrian access adequate utility easements and access and safe (sidewalk or trail) as long as adequate utility and convenient access for fire protection and easements and access and safe and convenient sanitation vehicles exists. access for fire protection and sanitation vehicles exists. None Planning Area C: R-A: Residential Agric 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 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 One-half (1/2) 200 8,000 None None 2 acres 12,000 _ A build -to zone that is located between the A build -to zone that is located between the front 35 front property line and a line 25 feet from the property line and a line 25 feet from the front front property line. property line. 5 None 20 5 5 12 (from center line of an alley) 12 (from center line of an alley) 3 Stories 3 Stories of lot width 50% of lot width 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. None Page 16 of 32 Foxtail Meadows Planned Zoning District G Analysis of Site Characteristics The existing site comprises of large gentle ridges with mild to significant slopes into four valleys. The two southeastern valleys drain south to Clabber Creek, while the northern and western portions meander to the southwest, eventually draining west-northwest into Clear Creek. Based on historic aerial imagery, since 1965 the bulk of the property has been and remains clear of woody vegetation, excepting the southeasternmost portion of the site from which pioneer woody species have spread north over the past two decades. The site does not include hydric soils, historic wet prairie, or other sensitive ecologies. It is also outside the floodway of Clabber Creek to the south. IF Page 17 of 32 Foxtail Meadows Planned Zoning District H Recreational Facilities The proposed development includes considerate preserve areas along drainage lines, three linear storm parks for passive recreation, a +/- 7 acre preserved forested ravine, one neighborhood clubhouse and another smaller amenity space, and two pocket parks interspersed with single family lots. The site is walkable via existing sidewalks to the extensive Clabber Creek park and the future Underwood Park facilities and to Holcomb Elementary % mile to the south-southeast and Holt Middle School 1 mile to the south. The proposed development also sits on a main artery of the future planned trail extension up Rupple and curving around Howard Nickell to connect to the NWA Greenway and Mall area. Page 18 of 32 Foxtail Meadows Planned Zoning District Reasons a Zoning Change is Required The current zoning of Residential Single Family — 4 units per acre is not suitable to meet the City's needs for housing its rapidly increasing population while creating and protecting an enduring green network. Nor does it facilitate the compact, complete, and connected development of attainable and appropriately sized housing to which the City aspires, especially adjacent the Tier 3 center directly to the south on Fayetteville's Growth Concept Map. The compact, walkable, and deliberate 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. Page 19 of 32 Foxtail Meadows Planned Zoning District i Relation to Existing and Surrounding Properties The surrounding properties to the north outside City limits are larger lot single family residences and estate residential strips tucked into the forested hills. Patterned southeast towards Holcomb Elementary are RSF-8 and RSF-4 neighborhoods with minimal to no green space. Catty -corner to the southwest down Rupple is a +/- 4.7 acre Neighborhood Services — General site that may soon provide some of the commercial services and feel desired by its City Neighborhood designation in the Future Land Use plan. This proposed neighborhood development compatibly blends the compact footprints of attainable and age -in -place neighborhoods with the more rural natural setting of the County properties to the northwest through its intentional preservation of green space and provides a natural variety of housing product and price points with a walkable community structure. 'jca•'� em S.oaas •'d , • • • * N! li i7w live r Page 20 of 32 Foxtail Meadows Planned Zoning District K Project Compliance with Fayetteville Comprehensive Land Use Plan + City Plan 2040 --- -- ------- SITE LOCATION 12 wec., 4............. _ Paved Trail -, City =Limits iF'I •Tier 1 Center •Tier 2 Center • Special District Tier 3 Center , 49 High -activity Corridor Transit Corridor 66 G�oenlend Park ----- Planning Area j Enduring Green Network 7' Figure 2.0 - Growth Concept Map _ W 1 e i6 2rtyY 74 ----------------------- u P i 1:120,000 0 1 2 Miles :`.. 0 1 2 4 Kilometers The project site is part of a planned Tier 3 Center at N Rupple Road and W Weir Road. 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 Regional Link along Rupple Road. 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 and attainable age -in -place homes. The retention of green space and the compact walkable neighborhood design promotes this area as a peaceful community on the shoulder of the City Neighborhood Tier 3 hub. Page 21 of 32 Foxtail Meadows Planned Zoning District Figure 3.4 - Rural Goal 3 Objectives 3.3.1 Require new growth that results in neighborhoods, districts and corridors that are: • Compact — via denser housing; meaningful open spaces and preserves; small blocks • Complete — via housing; mixed uses; civic uses; jobs -housing mix in the neighborhoods • Connected — via street -oriented buildings; interconnected streets; interconnected greenways and trails 3.3.2 Prepare a transit -worthy community: increase density in highly walkable areas along logical future transit routes, and anticipate rail, street cars and other alternative transit modes. The 71B College Avenue Corridor Plan provides a framework for incrementally re- developing this major thoroughfare into a series of inter -connected and livable mixed -use districts. The City can provide redevelopment catalyst by making capital investments in increased street, sidewalk and trail connectivity. 3.3.3 Increase the viability of businesses by leveraging the economic performance of appealing environments that are mixed -use, walkable, and integrated with green space. The Razorback Regional Greenway illustrates the ability of the City to leverage capital investments in trail infrastructure to drive economic development. The City created the Fayetteville Alternative Transportation and Trail Plan in 2003 and began building the Scull Creek Trail with $2.1 million in funding provided by a bond issue passage. Additional yearly Capital Improvement Project funding of $1.3 million annually was used to build -out the remainder of the trail. The economic development catalyst that the trail provided is evidenced by the residential and commercial development occurring in nodes along the trail spine in south Fayetteville, throughout downtown/Dickson Street, in mid -town around Poplar Street, and throughout the uptown district along Mud Creek. Figure 3.6 - Traditional Development - D•bcMdHwx• P.eeervatlon a er.ti.y r.•.. o- Ap m imwn•u.« Figure 3.10 - Example Development Layout Figure 3.11- Example Development Layout Page 22 of 32 Foxtail Meadows Planned Zoning District The Proposed development's location in a Residential Neighborhood Area and directly adjacent a City Neighborhood Area reflects the creatively gathered density and emphasis on walkability that is required to support the Tier Center and Transit Readiness Goals of the City. Residential Neighborhood Areas are primarily residential in nature and support a wide variety of housing types of appropriate scale and context: single-family, duplexes, rowhouses, multifamily and accessory dwelling units. Residential Neighborhood encourages highly connected, compact blocks with gridded street patterns and reduced building setbacks. It also encourages traditional neighborhood development that incorporates low -intensity non-residential uses intended to serve the surrounding neighborhoods, such as retail and offices, on corners and along connecting corridors. This designation recognizes existing conventional subdivision developments which may have large blocks with conventional setbacks and development patterns that respond to features of the natural environment. Building setbacks may vary depending on the context of the existing neighborhood. The following guiding policies are designed to encourage future and existing residential neighborhoods to be or become more complete, compact and connected: • Encourage a block and street layout that promotes walkable and bicycle friendly road designs with slow vehicular design speeds. • Utilize principles of traditional residential urban design to create compatible, livable and accessible neighborhoods. • Eliminate designs elements that prohibit complete, compact and connected neighborhoods. • Protect and restore Fayetteville's outstanding residential architecture of all periods and styles. Page 23 of 32 Foxtail Meadows Planned Zoning District • Encourage the scale of new development to be compatible in use and proportionality between a variety of residential and non-residential uses. • Site new residential areas accessible to roadways, sidewalks, trails, transit, parklands, schools, existing utilities, and retail commercial goods and services. • Minimize through traffic on minor residential streets, while providing connections between neighborhoods to encourage openness and neighborliness. • Continue to encourage context -sensitive streets, allowing for efficient access to commercial residential areas for vehicles, pedestrians and cyclists. \49 SITE LOCATION _ _ yr Planning Area / 1 ed ng Wedl g , 1. n Jt Mal st 265 Figure 4.2 - City Limits and Planning Area V I - r >r `b' Planning'- Area „( f 9Ul � _ I- 0 ►ty Li o KI a 81v 16 SSth St un � s i Planning' = ,�c 74—� V " Area S ----,J One parcel (001-16726-000) will be concurrently annexed for this proposed development as they rest just outside current City limits yet sit well within the City's Planning Area as well as the "Mayor's Box" of Rupple Road and Howard Nickell Road. Page 24 of 32 Foxtail Meadows Planned Zoning District 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. We would like to note that the age -restricted use of the property west of Rupple Road is likely to decrease traffic incident with the development significantly. 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. The City has stated it cannot provide a letter guaranteeing any project service until that project has been approved, yet extensive coordination with water and sewer capacity has been completed in advance of the PZD. The developer understands the required water and sewer upgrades that will be required to serve the project. Existing utility connections are shown below. t Page 25 of 32 Foxtail Meadows Planned Zoning District 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 facade to the inside of the column face. (i i) 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 facade. 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 facade to the inside of the column face for stoops with a covered landing. Page 26 of 32 Foxtail Meadows Planned Zoning District (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 facade 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 facade 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 facade section). (d) Plastic or PVC roof tiles. (e) Aluminum siding. (f) Vinyl siding. (g) Wood fiber board. (h) Unfinished pressure -treated wood. Page 27 of 32 Foxtail Meadows Planned Zoning District (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. (i i) 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. (i i) 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. (i i) 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 x 3.5 inches (a normal 1x4). (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). (i i) Doors. Doors may be made of wood, glass, fiberglass or metal. (Le. 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. Page 28 of 32 Foxtail Meadows Planned Zoning District (5) Roofs and Gutters. (a) General Requirements. (i) Roofs may be gabled, hipped, mansard, shed, gambrel, barrel-vaulted, or domed. (i i) 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. (i i) 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. (i i) 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 fagade 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. (i i) Fences located in the rear and side yards (behind the principal fagade 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 fagade of the primary structure. (i i) Metal Fence. Fence shall be comprised of primarily vertical pickets with a minimum %-inch diameter, and 4-inch maximum clear space between the pickets. (iii) Brick and Stone. (d) Permitted Finish Materials (i) Wood. (i i) 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. Page 29 of 32 Foxtail Meadows Planned Zoning District (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 fagade above the first floor facing a park, square or street shall contain windows covering from 15% to 60% of the principal fagade area. (i i) 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 fagade. (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 Fagade. (i) Glass on the first or ground floor shall have a visible transmittance rating of 0.6 or higher. (i i) 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 fagade 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 fagade. Proposed Landscape Standards The project will comply with the standard Landscape Standards of the City of Fayetteville. Where lots front onto an alley, public or private open space, or pedestrian access, either one (1) tree per lot or one (1) tree for every 30' of frontage, whichever is fewer, shall be provided. These trees shall be placed in the proximity of the lot yet shall not be required to be placed on the lot; they may be clustered or arranged to the benefit of the alley, open space, or pedestrian access in an overall quantity to meet the spirit of UDC 177.05(B). Page 30 of 32 Foxtail Meadows Planned Zoning District 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 sitting 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 to the north outside City limits are larger lot single family residences and estate residential strips tucked into the forested hills. Patterned southeast towards Holcomb Elementary are RSF-8 and RSF-4 neighborhoods with minimal to no green space. Catty -corner to the southwest down Rupple is a +/- 4.7 acre Neighborhood Services — General site that may soon provide some of the commercial services and feel desired by its City Neighborhood designation in the Future Land Use plan. This proposed neighborhood development compatibly blends the compact footprints of attainable and age -in -place neighborhoods with the more rural natural setting of the County properties to the northwest through its intentional preservation of a large percentage of the site's most sensitive ecological areas and 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 the area and the 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 age -restricted western portion of the develop provides 2-3 bedroom units that address a critical market need for attainable age -in -place residences. The inclusion of multi -family housing by right in this PZD is purely a result of desiring to provide more traditional runs of townhouses with 5-9 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 to the south is largely already developed. Connections and rational edge to the development have been provided to the future development to the west, the large single family parcels to the northeast, and potential future connectivity to the east. These measures plan for future development and urbanization so they may 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. Page 31 of 32 Foxtail Meadows Planned Zoning District Natural Features The plan for the proposed development exemplifies the aims of PZDs to provide "maximum enhancement and minimal disruption of existing natural features and amenities." The existing landforms and drainage patterns are respected and celebrated through their integration into functional stormwater management and open green space amenity. The steep, wooded ravines on the eastern portion of the proposed development are intentionally preserved to minimize siltation and runoff for better water quality as well as to retain canopy coverage and natural habitat that can be sensitively enjoyed for passive recreation. Future Land The PZD's careful layout of planning areas secures considerately gathered density as a means to Use Plan nurture the postcard aspiration of traditional communities with neighbors chatting from porch to porch and preservation of natural areas that are harmoniously consistent with the guiding policies of the Future Land Use Plan. Special Features The site's topography and drainage patterns present challenges to providing dense enough development without significant earthwork and engineered stormwater management. The geometry and dimensions of the site makes efficient, rear loaded units a challenge. The PZD's innovative approach to frontages and careful attendance to planning area layout allow 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. City Plan 2040 - .......:.. Master Street Plan " ..""" i i Jl-- _. -41 �u r _ L hde.n. L,.k w mn n.erm --.. n ane�n�aUO 0 os Page 32 of 32 PZD-2024-0005 N. RUPPLE RD & RD W. SALEM Ak NORTH One Mile View 0 0.13 0.25 0.5 Miles HO RD NICKELL-RDA I F Subject Property J t R_p Q C0 �l J ; a _, al I a RSF-8 � I NS-G NC � � I RSF-4 P-1 to I I ' Regional Link zoning RESIDENT IALSINGLE-FAMILY �I-z Ganan,l mausmsl EXTRACTION �E-, Neighborhood Link - =RI-U RI-12 COMMERCIAL Resitlenlial- . — Unclassified �NSL � Resmennal-ngneene.al C-1 � c-z _ C-3 — ResidentialLink _ _ _ RSF-1 FORM BASED DISTRICTS - - RSF_2 � Downtown Gore Planned Residential Link RSF< RSF-) �urUanTlwroagnhre Maln SVeat Center ��-Shared-Use Paved Trail RSFAM RSF-1 RESIDENTIAL MULTI Down —Genre, �cnmmemrysan,i.a — — Trail (Proposed) i O -FAMILY RMFE I• RM112 NeigM1b h-1 Servkes = NeigM1b h—I Con eYo PLANNED ZONING DISTRICTS _ _ — — Fayetteville City Limits - - Planning Area - -= - ! �RMF-18 �RMF-z^ �Commereial.IntlusNal.R itleMial INSTITUTIONAL Planning Area Fayetteville City Limits RMF _ R1 INDUSTRIAL Rea GemmerclsleMLgMlnaaetael PZD-2024-0005 N. RUPPLE RD & W. SALEM Close Up View RD 0 kt CEDAR RIDGE L•N—Y O� U DQ Z � V � U HAYFIE\%P O 2 Regional Link Neighborhood Link Unclassified Residential Link fy Planned Residential Link Hillside -Hilltop Overlay District Planning Area Fayetteville City Limits Shared -Use Paved Trail — — Trail(Proposed) j 1� ; IKA LN- � 1 CI i 1 � 1 WEIR RD l 1 I iAk ' - - - - - -. ♦ _ ' " R-A RSF-8 :NORTH-C Feet 0 137.5 275 550 825 1,100 1:4,500 IL Residential -Agricultural RSF-4 RSF-8 Neighborhood Services - Gen. Neighborhood Conservation PZD-2024-0005 N. RUPPLE RD & W. SALEM RD Ak Current Land Use NORTH _yy, is O /y'�q ✓ ,r�r . t Single -Family Residential ` ,,,�; • f 7, . _ Single -Family Residential, Commercial, and ' Ir _ r !�`' •`''' Undeveloped d s" Subject Property k « Single -Family Residential y 1� 4 G Single -Family Residential a e �? a 4 � r '.r., VIr 41 i Regional Link FEMA Flood Hazard Data Neighborhood Link Unclassified ■ 100-Year Floodplain Residential Link Feet Floodway ■ ■ Planned Residential Link — — — Trail (Proposed) 0 150 300 600 900 1,200 yPlanning Area 1:5 000 _ _I Fayetteville City Limits ' PZD-2024-0005 N. RUPPLE RD & W. SALEM AL Future Land Use RD NORTH Natural Rural Residential Regional Link Neighborhood Link Unclassified Residential Link ■ ■ Planned Residential Link _ ~ Planning Area _ ! Fayetteville City Limits — — — Trail (Proposed) Subject Property a ,- City , ' J Neighborhood , ' t7: , kesidential Nei hborhoo , 0 W , J a Z , Feet 0 305 610 1,220 1:10,000 1,830 2,440 HOWARD NICKELL-RD Civic Institutional City Neighborhood Civic Institutional Civic and Private Open Space Industrial Natural Non -Municipal Government Residential Neighborhood Rural Residential Urban Center 10/30/24, 11:58 PM Mail - Harrison, Gretchen - Outlook Outlook RE: Foxtail Meadows PZD (PZD-2024-0005) From Michael Mauldin <mike@mauldinvaught.com> Date Sun 10/13/2024 1:12 PM To Harrison, Gretchen <gharrison@fayetteville-ar.gov> CAUTION: This email originated from outside of the City of Fayetteville. Do not click links or open attachments unless you recognize the sender and know the content is safe. Hello Gretchen, thank you for your email. I wanted to take you up on your offer to reply with concerns. In short, I oppose the PZD request. Compatibility • Page 1 of the memo lists surrounding land uses and zoning. The surrounding land in All directions list 1 unit per acre. This proposed high -density development is not compatible with the surrounding land. • Page 2 lists planning areas A and B will provide for single- and multi -family dwellings with no density limitation. The nearest multi -family units are miles away.. This is not compatible with the surrounding land. Density • The current zoning for portions (not all) of the proposed development is RSF-4. On page 3, staff describe the density to be 3.7 units per acre which is less than the current RSF-4. However, once you only consider the Areas A and LB (totaling 27.8 acres) that will be used for construction of the 160 units, the density will be 5.75 units per acre. Therefore, the lot sizes (with minimum setbacks and/or zero lot lines) are much smaller than RSF-4 neighborhoods in the area. This is mentioned again later under Drainage concerns. Neither the density nor the lot sizes of the PZD are compatible with the surrounding land. Infrastructure • Streets — all 160 units will only access a small 2-lane portion of N Rupple Rd. No curb and gutter and no sidewalk. Staff describe access to Salem Rd, but the plans show no outlet on Salem. Unless the developer is required to install and connect to existing curb and gutter and sidewalks,, residents and pedestrians would be required to share this narrow 2-lane portion of Rupple Rd. • Water — the waterline isn't large enough to provide adequate water capacity for fire flow to properly_ protect this development. • Sewer — sewer is not available to the site. Even if the developer paid to extend the sewer to the site, I don't see where the city would benefit after this one development. Surrounding land is already developed and utilizes septic. • Drainage — o My property adjoins the North side of Phase 1. When we built our home 10 years ago, we were required to install a special cap and fill septic system because the water table was too high. Phase 1 sits lower than our property. o There's a large storm water pipe between my house and the Harris house. The water runs into the Phase 1 field and ultimately in the pond or on down the hill. I need to make sure https://outlook.office.com/mail/id/AAQkADY3NjUwZjlwLTVmODAtNDk2YiliMW11LWQ3YzUOZjQ1 MZEZNQAQAAdW46VCNHJKhlIIOk%2B5m00%3D 1/3 10/30/24, 11:58 PM Mail - Harrison, Gretchen - Outlook that storm water will continue to flow as good, if not better, than it already does after the property is developed. If the developer brings in a bunch of dirt and stops the flow of water, I've got to make sure it's got somewhere to go. The amount of water is often substantial. o During Spring downpours, a large portion of Phase 1 (which has a large low area) has had standing water for some time. This makes me concerned it may have severe soil saturation issues. o The initial plans show lot sizes that will allow for little to no greenspace around the houses. This, in addition to having a substantial amount of hard surfaces from both streets and alleys makes me concerned of the sites ability to process/absorb runoff with no impact to surrounding properties. I would expect the need for a detention pond separate from the protected area around the stream in Phase 1, but I don't see one on the plans provided. Fire - The anticipated response time would be 8.2 minutes. This development would be within city limits and not meet the City's response time goal of 6 minutes. Infill Matrix... here is the Al Overview of the City Plan 2040 Infill Matrix: • Infill scores are typically low, around 5-6, but can increase if park improvements and other services are constructed nearby. The city's goal is to create compact, connected, and complete neighborhoods in an area with many employment opportunities but limited housing. • Concerns o The score range was 1-5 for this site which is lower than the (low) 5-6 mentioned above. o This neighborhood would not be connected. It's isolated because it's surrounded by Agricultural Single -Family Residential (1 unit per acre). d Depending on the requirement for the developer to install curb and cutter and connect to existing sidewalks, a portion of a residents -1 mile walk to reach the softball park or paved trail would be on a narrow 2-lane road with no curb and gutter or sidewalks. The walk back could be intense for some in the 55+ community because it's up a steep hill. o Unless all residents want to work at Holcomb Elementary, there are no employment opportunities in the area to meet the infill matrix goal of providing housing near employment opportunities. Summary This development is trying to fit a square peg in a round hole. It's trying to provide for urban infill on land that is barely in city limits where there is not adequate infrastructure ... streets, water, sewer, drainage, or fire. When staff uses phrases like "on the balance of considerations" or the proposed PZD is "somewhat consistent with the City's adopted land use plans", it just feels like this development is being forced for some reason. I respectfully request the PZD proposal not be approved. A large portion of the development is already zoned RSF-4 which is closer to compatible with neighborhoods in the area. This PZD proposal (that literally sets no density limits) is not compatible with any neighborhoods I can think of in the NW corner of the City ... yet alone on the very outskirts of city limits surrounded by 1 unit per acre properties. Thank you, Mike Michael V. Mauldin, CPA, CVA Mauldin Vaught, PLLC 4064 N Remington Drive Fayetteville, Arkansas 72703 Phone 479-587-1040 www.MauldinVaught.com https://outlook.office.com/mail/id/AAQkADY3NjUwZjlwLTVmODAtNDk2Yil MWl1LWQ3YzU0ZjQ1MZEZNQAQAAdW46VCNHJKhlllOk%2B5m00%3D 2/3 10/30/24, 11:58 PM Mail - Harrison, Gretchen - Outlook A•A MAULDIN VAUGHT CF 2TiFIFO PUDIC ACCOUNTANTS Confidentiality Notice: This email and any files transmitted with it are confidential and intended solely for the use of the individual or entity to which they are addressed. If you are not the intended recipient you are notified that disclosing, copying, distributing or taking any action in reliance on the contents of this information is strictly prohibited. If you have received this email in error please notify the sender and delete the email. Please note that any views or opinions presented in this email are solely those of the author and not necessarily those of the company. The recipient should check this email and any attachments for the presence of viruses. The company accepts no liability for any damage caused by any virus transmitted by this email. From: Harrison, Gretchen <gharrison@fayetteville-ar.gov> Sent: Friday, October 11, 2024 2:38 PM To: Michael Mauldin <mike@mauldinvaught.com> Subject: Foxtail Meadows PZD (PZD-2024-0005) Good afternoon Mike, Attached is a copy of the report that we have prepared for the planned zoning district (PZD) on Rupple Road. Please feel free to reach out if you have questions about anything included in the report, want more information, or would like to comment on it. Thank you, Gretchen Harrison Senior Planner City of Fayetteville, Arkansas (479) 575-8263 Website I Facebook I Twitter I Instagram I YouTube CITY OF WOO FAYETTEVILLE ARKANSAS https://outlook.office.com/mail/id/AAQkADY3NjUwZjlwLTVmODAtNDk2YiliMW11LWQ3YzUOZjQ1 MzEzNQAQAAdW46VCNHJKh1110k%2B5m00%3D 3/3 10/30/24, 11:58 PM Mail - Harrison, Gretchen - Outlook Outlook Foxtail Meadows From Flint Harris <flint@breakstonebuilding.com> Date Mon 10/14/2024 10:10 AM To Harrison, Gretchen <gharrison@fayetteville-ar.gov> CAUTION: This email originated from outside of the City of Fayetteville. Do not click links or open attachments unless you recognize the sender and know the content is safe. Gretchen, I live next door to Mike Mauldin. The proposed Foxtail Meadows community will abut my house. oppose the Foxtail Meadows PZD request for the reasons Mike already laid out. I've copied his response below. Compatibility • Page 1 of the memo lists surrounding land uses and zoning. The surrounding land in All directions list 1 unit per acre. This proposed high -density development is not compatible with the surrounding land. • Page 2 lists planning areas A and B will provide for single- and multi -family dwellings with no density limitation. The nearest multi -family units are miles away. This is not compatible with the surrounding land. Density • The current zoning for portions (not all) of the proposed development is RSF-4. On page 3, staff describe the density to be 3.7 units per acre which is less than the current RSF-4. However, once you only consider the Areas A and B (totaling 27.8 acres) that will be used for construction of the 160 units, the density will be 5.75 units per acre. Therefore, the lot sizes (with minimum setbacks and/or zero lot lines) are much smaller than RSF-4 neighborhoods in the area. This is mentioned again later under Drainage concerns. Neither the density nor the lot sizes of the PZD are compatible with the surrounding land. Infrastructure • Streets — all 160 units will only access a small 2-lane portion of N Rupple Rd. No curb and gutter and no sidewalk. Staff describe access to Salem Rd, but the plans show no outlet on Salem. Unless the developer is required to install and connect to existing curb and gutter and sidewalks, residents and pedestrians would be required to share this narrow 2- lane portion of Rupple Rd. • Water — the waterline isn't large enough to provide adequate water capacity for fire flow to properly_ protect this development. • Sewer — sewer is not available to the site. Even if the developer paid to extend the sewer to the site, I don't see where the city would benefit after this one development. Surrounding land is already developed and utilizes septic. • Drainage — https://outlook.office.com/mail/id/AAQkADY3NjUwZjlwLTVmODAtNDk2YiliMW11LWQ3YzUOZjQ1 MzEzNQAQAJRcJfp4ZKdAoRgiJN9K030%3D 1/3 10/30/24, 11:58 PM Mail - Harrison, Gretchen - Outlook o My property adjoins the North side of Phase 1. When we built our home 10 years ago, we were required to install a special cap and fill septic system because the water table was too high. Phase 1 sits lower than our property. o There's a large storm water pipe between my house and the Harris house. The water runs into the Phase 1 field and ultimately in the pond or on down the hill. I need to make sure that storm water will continue to flow as good, if not better, than it already does after the property is developed. If the developer brings in a bunch of dirt and stops the flow of water, I've got to make sure it's got somewhere to go. The amount of water is often substantial. o During Spring downpours, a large portion of Phase 1 (which has a large low area) has had standing water for some time. This makes me concerned it may have severe soil saturation issues. o The initial plans show lot sizes that will allow for little to no greenspace around the houses. This, in addition to having a substantial amount of hard surfaces from both streets and alleys makes me concerned of the sites ability to process/absorb runoff with no impact to surrounding properties. I would expect the need for a detention pond separate from the protected area around the stream in Phase 1, but I don't see one on the plans provided. Fire - The anticipated response time would be 8.2 minutes. This development would be within city limits and not meet the City's response time goal of 6 minutes. Infill Matrix... here is the Al Overview of the City Plan 2040 Infill Matrix: • Infill scores are typically low, around 5-6, but can increase if park improvements and other services are constructed nearby. The city's goal is to create compact, connected, and complete neighborhoods in an area with many employment opportunities but limited housing. • Concerns o The score range was 1-5 for this site which is lower than the (low) 5-6 mentioned above. o This neighborhood would not be connected. It's isolated because it's surrounded by Agricultural Single -Family Residential (1 unit per acre). o Depending on the requirement for the developer to install curb and cutter and connect to existing sidewalks, a portion of a residents -1 mile walk to reach the softball park or paved trail would be on a narrow 2-lane road with no curb and gutter or sidewalks. The walk back could be intense for some in the 55+ community because it's up a steep hill. o Unless all residents want to work at Holcomb Elementary, there are no employment opportunities in the area to meet the infill matrix goal of providing housing near employment opportunities. Summary This development is trying to fit a square peg in a round hole. It's trying to provide for urban infill on land that is barely in city limits where there is not adequate infrastructure ... streets, water, sewer, drainage, or fire. When staff uses phrases like "on the balance of considerations" or the proposed PZD is "somewhat consistent with the City's adopted land use plans", it just feels like this development is being forced for some reason. I respectfully request the PZD proposal not be approved. A large portion of the development is already zoned RSF-4 which is closer to compatible with neighborhoods in the area. This PZD proposal (that https://outlook.office.com/mail/id/AAQkADY3NjUwZjlwLTVmODAtNDk2Yil MWl1LWQ3YzU0ZjQ1MzEzNQAQAJRcJfp4ZKdAoRgiJN9K030%3D 2/3 10/30/24, 11:58 PM Mail - Harrison, Gretchen - Outlook literally sets no density limits) is not compatible with any neighborhoods I can think of in the NW corner of the City ... yet alone on the very outskirts of city limits surrounded by 1 unit per acre properties. Flint Harris Owner, Breakstone LLC https://outlook.office.com/mail/id/AAQkADY3NjUwZjlwLTVmODAtNDk2YiliMW11LWQ3YzUOZjQ1 MzEzNQAQAJRcJfp4ZKdAoRgiJN9K030%3D 3/3 Form vl.54 NWA i a Account#: NWCL5004205 RECEIIV �I Company: CITY OF FAYETTEVILLE-CLERKS OFFI NOV 2 6 2024 113 W MOUNTAIN FAYETTEVILLE, AR 72701 cmr ct �Ks MIct Ad number#: 459149 PO#: Matter of: ORD 6817 AFFIDAVIT•STATE OF ARKANSAS 1 Maria Hernandez-Lopez do solemnly swear that I am the Legal Clerk 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 6817 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$88.16. (Includes$0.00 Affidavit Charge). NWA Democrat Gazette 11/24/24;NWA nwaonline.com 11/24/24 Legal Clerk s/ State of ARKANSAS,County of Sebastian �`02z Zo��!A. Subscribed and sworn to before me on this 25th day of November, 2024 = \OTAR}- •N:a PUBL\C :2 TARY PUBLIC �niiiim�� Ordinance:6817 File Number:2024-720 APPEAL: PLANNED ZONING DISTRICT-2024-0005:(N.RUP- PLE RD.8 W.SALEM RD./FOX- TAIL MEADOWS,205): AN ORDINANCE TO APPROVE A RESIDENTIAL PLANNED ZON- ING DISTRICT ENTITLED PZD- 2024-005 FOR APPROXIMATELY 44.0 ACRES LOCATED ON NORTH RUPPLE ROAD AND WEST SALEM 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 P2D- 2024-05 as described in Ex- hibits"A","B",and"C"attached to the Planning Division's Agenda Memo which allows the development of 27.80 acres of mixed residential units along with 13.20 acres of natural areas and open space. 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 November 19,2024 Approved: Lioneld Jordan,Mayor Attest: Jackson Shelton Senior Deputy City Clerk This publication was paid for by the City Clerk-Treasurer of the City of Fayetteville, Arkansas. Amount Paid:$88.16 November 24,2024 459149