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Home My WebLink AboutOrdinance 6843 1III III IIIIII III IIIII IIIII IIII IIIII IIIII IIIII IIIII IIII IIIII IIIII IIIII III III Doc ID: 021983140003 Type: REL Kind: ORDINANCE r' � Recorded: 02/27/2025 at 08:51:16 AM Fee Amt: $25.00 Page 1 of 3 Washington County, AR Kyle Sylvester Circuit Clerk 113 West Mountain Street File2025-00004687 Fayetteville, AR 72701 (479) 575-8323 Ordinance: 6843 File Number: 2025-151 PLANNED ZONING DISTRICT-2024-0008:(19 E. 19TH ST./THE FARM AT SOUTH SCHOOL,602): AN ORDINANCE TO APPROVE A RESIDENTIAL PLANNED ZONING DISTRICT ENTITLED PZD-2024-008 FOR APPROXIMATELY 22.67 ACRES LOCATED 19 EAST 19TH STREET IN WARD 1 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-2024-08 as described in Exhibits "A"and"B"attached to the Planning Division's Agenda Memo and the PZD booklet attached to the Planning Commission Memo which allows the development of 22.67 acres, which includes 7.27 acres of commercial and agricultural uses, 8.54 acres of recreational and commercial uses,and 6.86 acres of natural areas. Section 2: That the official zoning map of the City of Fayetteville, Arkansas is hereby amended to reflect the zoning criteria change provided in Section 1 above. PASSED and APPROVED on February 18, 2025 Approved: Attest: (\kit Molly Rawn,Mayor Kara Paxton,City Clerk Treasurer This publication was paid for by the City Clerk-Treasurer of the City of Fayetteville,Arkansas. Amount Paid: $95.76 Page 1 EXHIBIT A PZD-2024-0008 19 E. 19TH ST One Mile View UC 0 0.13 0.25 0.5 Miles 1 1 1 1 P-1 o, 1 ST 1 I +1 MSC 1 �, 1 0 1 Subject Property _ _ _ - - - -O 1 19TH ST - W t > ) Q RMF-)A RI-12 t J t � t Regional Link Neighborhood Link Regional Link - High Activity - Unclassified - Alley - Residential Link ■ I Planned Neighborhood Link Shared -Use Paved Trail Trail (Proposed) Fayetteville City Limits iPlanning Area RSF-4 0 Planning Area _ Fayetteville City Limits _--- I I I I 0 LU R-A ` Q ■ ORTH RSF-8 `�� Zoning =I-2 General Industrial RESIDENT IALSINGLE-FAMILY EXTRACTION NSG = E-1 RI-U COMMERCIAL RI-12 Residential-oFce NS-L C-1 �Residendal-Agricunural C-2 RSF-.5 C-3 RSF-1 FORM BASED DISTRICTS RSF-2 Downtown Gore RSF< Urban TW,ughhre RSF-� Main Street Center RSFA Downlmm Generel RSF-18 ommunity Servi.s RESIDENTIALMULTI-FAMILY Neighborhood Se — RMF. Neighborhood Cons i—J. RM112 PLANNED ZONING DISTRICTS RMF-18 =Commercial. Indu—l. Residential RMF-sa INSTITUTIONAL RMF-Cg _ R 1 INDUSTRIAL I-1 Heavy Cemmerclal aM Light Induathal E D G EXHIBIT B Washington County,AR I certify this instrument was filed on 02/27/2025 08:51:16 AM PROPERTY LEGAL DESCRIPTIONS and recorded in Real Estate File Number 2025-00004687 Kyle Sylvester- Circuit Clerk PROJECT:The Farm at South School to b y'' -; '� - e.. DATE: December 13 , 2024 Y �-=--� � ---".4411.411.11111111.1141111:20„...., 765415169-001 765-15168-000 Nome. Y 765_15168.001_ - 1 • 76 5-14990-0 01 76 5-15167-000 I I 765-15175-000 PARCEL:765-15169-001 PT SW SW 1.65 AC DESCRIBED PER FILE 2010-3568:A PART OF THE SOUTHWEST QUARTER(SW 1/4)OF THE SOUTHWEST QUARTER(SW 1/4)OF SECTION TWENTY-TWO (22),TOWNSHIP SIXTEEN (16) NORTH, RANGE THIRTY (30)WEST, BEING MORE PARTICULARLY DESCRIBED AS FOLLOWS:COMMENCING AT THE SOUTHWEST CORNER OF SAID 40 ACRE TRACT, SAID POINT BEING AN EXISTING IRON PIPE;THENCE N01°29'41"E 902.00 FEET ALONG THE WEST LINE OF SAID 40 ACRE TRACT TO AN EXISTING IRON REBAR AT THE NORTHWEST CORNER OF A TRACT OF LAND BELONGING TO DONALD F. ENGLAND AND RECORDED AS LAND DOCUMENT 2005-36652 OF THE LAND RECORDS OF WASHINGTON COUNTY, ARKANSAS;THENCE S88°28'32"E 30.00 FEET ALONG THE NORTH LINE OF ECOLOGICAL DESIGN GROUP WWW.ECOLOGICALDG.COM CITY OF FAYETTEVILLE ARKANSAS MEETING OF FEBRUARY 18, 2025 CITY COUNCIL MEMO 2025-151 TO: Mayor Rawn and City Council THRU: Keith Macedo, Interim Chief of Staff Jonathan Curth, Development Services Director FROM: Jessica Masters, Development Review Manager SUBJECT: PZD-2024-0008: Planned Zoning District (19 E. 19TH ST/THE FARM AT SOUTH SCHOOL, 602): Submitted by ECOLOGICAL DESIGN GROUP for property located at 19 E. 19TH ST. in WARD 1. The property is zoned 1-1, HEAVY COMMERCIAL & LIGHT INDUSTRIAL, RI-12, RESIDENTIAL INTERMEDIATE, 12 UNITS PER ACRE, RMF-24, RESIDENTIAL MULTI -FAMILY, 24 UNITS PER ACRE and contains approximately 22.67 acres. The request is to rezone the property to a planned zoning district. RECOMMENDATION: City Planning staff and the Planning Commission recommend approval of a request to rezone the subject property as described and shown in the attached Exhibits `A' and `B'. BACKGROUND: The subject property is in south Fayetteville at the east end of E. 19th Street and is approximately 3/10ths of a mile east of S. School Avenue. Currently developed with a residential structure and associated outbuildings, the property has recently applied for and received a business license for a small brewery. The property contains a total of six parcels that are zoned 1-1, Heavy Commercial & Light Industrial, RI-12, Residential Intermediate, 12 Units Per Acre, and RMF-24, Residential Multi -Family, 24 Units Per Acre. The southern portion of the property is within the Hillside/Hilltop Overlay District. Proposal: The applicant requests to rezone the property to a Planned Zoning District with three planning areas, as described below: • Planning Area 1 — 7.27 acres: The intention of this area is to provide commercial and agricultural uses, with a proposed microbrewery, event space, and small pasture areas for grazing animals. • Planning Area 2 — 8.54 acres: This planning area is intended to be a recreational and commercial area that incorporates uses such as a small stage for acoustic events, walking trails, and a pavilion. • Planning Area 3 — 6.86 acres: This planning area is intended to protect natural areas on the site and allow for passive recreational uses such as cabins for overnight stays. Public Comment: Staff received one inquiry about the proposal from an adjacent neighbor prior to the Planning Commission meeting. After viewing the proposed plans, the individual expressed little concern with the proposal. Two members of the public spoke in favor of the request at the meeting, but had concerns generally about the 19th Street extension on the master street plan. Land Use Compatibility: Staff finds the applicant's request to be compatible with the surrounding area. The proposed planned zoning district would marry a combination of agricultural, commercial, and passive outdoor Mailing address: 113 W. Mountain Street www.fayetteville-ar.gov Fayetteville, AR 72701 recreational space into one site at a scale that is compatible with surrounding land uses. The area in question is just over a mile away from the Fayetteville Square, but is surrounded by low -density residential, former industrial sites, and undeveloped land. The applicant has taken care to provide three separate planning areas for consideration, to reflect the existing land uses on the site, the existing topography, and the natural landscape. Planning Area 1, which is the highest intensity use, incorporates a microbrewery, restaurant, event space, and pasture spaces for grazing animals. Planning Area 2 proposes the potential for outdoor music, walking trails, and is more passive, recreational in nature. Planning Area 3 features the lowest intensity uses, with a few cabins for overnight stays, and primarily outdoor recreational uses. Staff finds that given the topography, surrounding uses, and natural features on site, the proposed uses are compatible. The proposed height allowances and building setbacks are also in line with what might be permitted under a more rural zoning district and will not overpower surrounding properties. Land Use Plan Analysis: Staff finds that the proposed planned zoning district is consistent with the intent of planned zoning districts and the City's adopted land use plans. City Plan 2040's Future Land Use Map designates this property as Rural Residential and those areas are intended to promote and encourage the conservation of woodlands, grasslands, and agricultural lands that are sparsely settled. Staff finds that the proposed plans are in line with the suggestions in the future land use map. CITY PLAN 2040 INFILL MATRIX: City Plan 2040's Infill Matrix indicates a score range of 4_5 for this site. Elements contributing to the highest score include the following: • Adequate Fire Response (Station 9, S. School Avenue) • Near Water Main (6" in E. 19th Street) • Near City Park (Walker Park) • Near Paved Trail (Town Branch Trail) • Near ORT Bus Stop (Route 20, School and 19th) DISCUSSION: At the January 27, 2025 Planning Commission meeting, a motion to forward with a recommendation of approval passed unanimously (7-0-0). Commissioners Werner and Castin offered the motion and second respectively. Commissioners inquired about future property management and asked staff for clarification regarding the master street plan connection after public comment. They generally viewed the request as a low - impact development, acknowledging necessary infrastructure improvements, and found the request compatible with current and future land use considerations. Two members of the public supported the request but expressed concerns about the 19th Street Neighborhood Link connection on the master street plan, urging its removal. BUDGET/STAFF IMPACT: N/A ATTACHMENTS: SRF (#3) , Exhibit A (#4), Exhibit B (#5), Planning Commission Staff Report (#6) 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 #: 2025-151 PZD-2024-0008: Planned Zoning District (19 E. 19TH ST/THE FARM AT SOUTH SCHOOL, 602): Submitted by ECOLOGICAL DESIGN GROUP for property located at 19 E. 19TH ST. in WARD 1. The property is zoned I-1, HEAVY COMMERCIAL & LIGHT INDUSTRIAL, RI-12, RESIDENTIAL INTERMEDIATE, 12 UNITS PER ACRE, RMF-24, RESIDENTIAL MULTI- FAMILY, 24 UNITS PER ACRE and contains approximately 22.67 acres. The request is to rezone the property to a planned zoning district. AN ORDINANCE TO APPROVE A RESIDENTIAL PLANNED ZONING DISTRICT ENTITLED PZD-2024-008 FOR APPROXIMATELY 22.67 ACRES LOCATED 19 EAST 19TH STREET IN WARD 1 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-2024-08 as described in Exhibits "A" and `B" attached to the Planning Division's Agenda Memo and the PZD booklet attached to the Planning Commission Memo which allows the development of 22.67 acres, which includes 7.27 acres of commercial and agricultural uses, 8.54 acres of recreational and commercial uses, and 6.86 acres of natural areas. 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 Jonathan Curth Submitted By City of Fayetteville Staff Review Form 2025-151 Item ID 2/18/2025 City Council Meeting Date - Agenda Item Only N/A for Non -Agenda Item 1/31/2025 DEVELOPMENT REVIEW (630) Submitted Date Division / Department Action Recommendation: PZD-2024-0008: Planned Zoning District (19 E. 19TH ST/THE FARM AT SOUTH SCHOOL, 602): Submitted by ECOLOGICAL DESIGN GROUP for property located at 19 E. 19TH ST. in WARD 1. The property is zoned 1-1, HEAVY COMMERCIAL & LIGHT INDUSTRIAL, RI-12, RESIDENTIAL INTERMEDIATE, 12 UNITS PER ACRE, RMF-24, RESIDENTIAL MULTI -FAMILY, 24 UNITS PER ACRE and contains approximately 22.67 acres. The request is to rezone the property to a 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: Alum SAID TRACT OF LAND TO THE TRUE POINT OF BEGINNING, SAID POINT BEING THE SOUTHWEST CORNER OF A TRACT OF LAND ADVERSELY POSSESSED BY DONALD F ENGLAND AS REFERENCED IN 102 ARK.APP.1 54,283 S.W. 3D 228; THENCE N01°29'41"E 82.40 FEET ALONG THE WEST BOUNDARY OF SAID TRACT TO A POINT IN THE CENTER OF AN EXISTING PRIVATE DRIVE; THENCE S89°48' 14"E 181.17 FEET ALONG THE CENTERLINE OF SAID DRIVE TO A POINT; THENCE N88°57'48"E 397.15 FEET ALONG THE CENTERLINE OF SAID DRIVE TO A POINT ON THE SOUTHWESTERLY RIGHT-OF-WAY LINE OF A ONE HUNDRED (100) FOOT WIDE RAILROAD RIGHT-OF-WAY; THENCE S72°37'45"E 210.82 FEET ALONG SAID RAILROAD RIGHT-OF-WAY LINE TO A POINT; THENCE S69°49'32"E 146.29 FEET ALONG SAID RIGHT-OF-WAY LINE TO A POINT; THENCE LEAVING SAID RAILROAD RIGHT-OF-WAY LINE, N88°28'32"W 919.25 FEET TO THE POINT OF BEGINNING, CONTAINING 1.65 ACRES, MORE OR LESS, WASHINGTON COUNTY, ARKANSAS. PARCEL: 765-15168-000 PT W/2 SW 3.51 AC FURTHER DESCRIBED FROM 2016-26620 AS: PART OF THE SOUTHWEST QUARTER OF THE SOUTHWEST QUARTER OF SECTION TWENTY-TWO (22), TOWNSHIP SIXTEEN (16) NORTH, RANGE THIRTY (30) WEST, WASHINGTON COUNTY, ARKANSAS AND BEING MORE PARTICULARLY DESCRIBED AS FOLLOWS, TO -WIT: BEGINNING AT A POINT WHICH IS 902 FEET NORTH OF THE SOUTHWEST CORNER OF THE SAID FORTY ACRE TRACT AND RUNNING THENCE EAST 450 FEET THENCE SOUTH 350 FEET; THENCE WEST 450 FEET THENCE NORTH 350 FEET TO THE POINT OF BEGINNING. LESS & EXCEPT FROM 2021-40130: PART OF THE SOUTHWEST QUARTER (SW'/a) OF THE SOUTHWEST QUARTER (SW'/4) OF SECTION 22, TOWNSHIP 16 NORTH, RANGE 30 WEST OF THE FIFTH PRINCIPAL MERIDIAN, WASHINGTON COUNTY, ARKANSAS, BEING MORE PARTICULARLY DESCRIBED AS FOLLOWS, TO -WIT: BEGINNING AT AN EXISTING #4 REBAR PLS #1005 ON THE WEST LINE OF SAID SW'/4 SW'/4 WHICH IS N01033'58"E 551.99 FEET FROM AN EXISTING 3/4" PIPE MARKING THE SW CORNER OF SAID SW 1/4 SW 1/4AND RUNNING THENCE ALONG SAID WEST LINE N01 031'29"E 61.54 FEET TO THE INTERSECTION OF SAID WEST LINE AND AN EXISTING FENCE LINE, THENCE LEAVING SAID WEST LINE AND ALONG SAID FENCE LINE THE FOLLOWING: S77055'45"E 45.75 feet, S74034'32"E 52.00 FEET TO AN EXISTING FENCE CORNER POST, S20019'32"W 43.06 FEET, THENCE LEAVING SAID FENCE LINE N88024'47"W 81.58 FEET TO THE POINT OF BEGINNING, CONTAINING 0.11 ACRES, MORE OR LESS. PARCEL: 765-15168-001 PT SW SW 0.11 AC FURTHER DESCRIBED IN 2021-40130 AS: Part of the SW/4 of the SW/4 of Section 22, Township 16 North, Range 30 West of the Fifth Principal Meridian, Washington County, Arkansas, being more particularly described as follows, to -wit: Beginning at an existing #4 rebar PLS #1005 on the West line of said SW/4 SW/4 which is N01°33'58"E 551.99 feet from an existing 3/4" pipe marking the SW corner of said SW/4, SW/4 and running thence along said West line N01 °31'29"E 61.54 feet to the intersection of said West line and an existing fence line, thence leaving said West line and along said fence line the following: S77°55'45"E 45.75 feet, S74°34'32"E 52.00 feet to an existing fence corner post, S20°19'32"W 43.06 feet, thence leaving said fence line N88°24'47"W 81.58 feet to the point of beginning, containing 0.11 acres, more or less. PARCEL: 765-14990-001 PT SE SE 0.54 AC FURTHER DESCRIBED IN 2021-40128 AS: A PART OF THE SE/4 OF THE SE/4 OF SECTION 21, TOWNSHIP 16 NORTH, RANGE 30 WEST OF THE FIFTH PRINCIPAL MERIDIAN; WASHINGTON COUNTY, ARKANSAS, BEING MORE PARTICULARLY DESCRIBED AS FOLLOWS, TO -WIT: BEGINNING AT AN EXISTING 3/4 INCH PIPE MARKING THE SE CORNER OF SAID SE/4, SE/4 AND RUNNING THENCE N32°01'47"W 6.22 FEET TO AN EXISTING TREE FENCE REMNANT CORNER, THENCE ALONG SAID FENCE REMNANTS THE FOLLOWING: N21°01'31"W 117.95 FEET, N04°18'16"E 138.82 FEET, NO2°27'22"E 131.68 FEET, N01°58'52"E 219.05 FEET, THENCE LEAVING SAID FENCE REMNANTS N11° 59'52"E 16.92 FEET, THENCE S77°55'45"E 35.98 FEET ALONG AN EXISTING FENCE LINE TO THE INTERSECTION OF SAID FENCE LINE AND THE EAST LINE OF SAID SE/4, SE/4, THENCE LEAVING SAID FENCE LINE AND ALONG SAID EAST LINE S01°31'29"W 61.54 FEET TO AN EXISTING #4 REBAR PLS #1005, THENCE CONTINUING ALONG SAID EAST LINE S01°33'58"W 551.99 FEET TO THE POINT OF BEGINNING. CONTAINING 0.54 ACRES, MORE OR LESS. ECOLOGICAL DESIGN GROUP WWW.ECOLOGICALDG.COM Alum PARCEL: 765-15175-000 PT SW SW 3.48 AC FURTHER DESCRIBED IN 2024-518 AS: Part of the SW/4 of the SW/4 of Section 22, Township 16 North, Range 30 West of the Fifth Principal Meridian, Washington County, Arkansas, being more particularly described as follows, to -wit: Beginning at an existing 3/4" pipe marking the SW corner of said SW/4 SW/4 and running thence along the West line of said SW/4 SW/4 N01 °33'58"E 551.99 feet to an existing #4 rebar PLS #1005, thence leaving said West line S88°24'47"E 274.88 feet to an existing #4 rebar PLS #1005, thence S01°33'10"W 551.97 feet to an existing #4 rebar PLS #1005 on the South line of said SW 1/4 SWI/4, thence along said South line N88°24'58"W 275.01 feet to the point of beginning, containing 3.48 acres, more or less. PARCEL: 765-15167-000 PT W/2 SW 12.81 AC FURTHER DESCRIBED FROM 2016-26620 AS: COMMENCING AT THE SOUTHWEST CORNER OF THE SOUTHWEST QUARTER OF THE SOUTHWEST QUARTER OF SECTION TWENTY-TWO (22), TOWNSHIP SIXTEEN NORTH, RANGE THIRTY (30) WEST, THENCE EAST ALONG THE BOUNDARY LINE OF THE LAST DESCRIBED TRACT 990 FEET THENCE NORTH 902 FEET, THENCE WEST 540 FEET, THENCE SOUTH 350 FEET, THENCE WEST 175 FEET, THENCE SOUTH 552 FEET TO THE POINT OF BEGINNING. ECOLOGICAL DESIGN GROUP WWW.ECOLOGICALDG.COM CITY OF FAYETTEVILLE PLANNING COMMISSION MEMO qpo-� ARKANSAS TO: Fayetteville Planning Commission FROM: Jessie Masters, Development Review Manager MEETING: January 27, 2025 Updated with final results SUBJECT: PZD-2024-0008: Planned Zoning District (19 E. 19TH ST/THE FARM AT SOUTH SCHOOL, 602): Submitted by ECOLOGICAL DESIGN GROUP for property located at 19 E. 19TH ST. The property is zoned 1-1, HEAVY COMMERCIAL & LIGHT INDUSTRIAL, RI-12, RESIDENTIAL INTERMEDIATE, 12 UNITS PER ACRE, RMF-24, RESIDENTIAL MULTI -FAMILY, 24 UNITS PER ACRE and contains approximately 22.67 acres. The request is to rezone the property to a planned zoning district. RECOMMENDATION: Staff recommends forwarding PZD-2024-0008 to City Council with a recommendation of approval. RECOMMENDED MOTION: "1 move to forward PZD-2024-0008 to City Council with a recommendation of approval and with conditions as recommended by staff. " BACKGROUND: The subject property is in south Fayetteville at the end of E. 19th Street and is approximately 3/10 mile east of S. School Avenue. Currently developed with a residential structure and associated outbuildings, the property has recently applied for and received a business license for a small brewery. The property contains a total of six parcels that are zoned 1-1, Heavy Commercial & Light Industrial, RI-12, Residential Intermediate, 12 Units Per Acre, and RMF-24, Residential Multi -Family, 24 Units Per Acre. The southern portion of the property is within the Hillside/Hilltop Overlay District. Surrounding land uses and zoning are depicted in Table 1. Table 1: Surrounding Land Uses and Zoning Direction Land Use Zoning North Industrial 1-1, Heavy Commercial and Light Industrial South Low -Density Single -Family RSF-4, Residential Single -Family, 4 Units per Acre Residential East Single -Family Residential 1-1, Heavy Commercial and Light Industrial Undeveloped West Undeveloped (University of RMF-24, Residential Multi -Family, 24 Units per Acre Arkansas) Proposal: The applicant requests to rezone the property to a Planned Zoning District with three planning areas, as described below: Planning Area 1 — 7.27 acres: The intention of this area is to provide commercial and agricultural uses, with a proposed microbrewery, event space, and small pasture areas for grazing animals. Planning Commission January 27, 2025 PZD-2024-0008 (THE FARM AT SOUTH SCHOOL) Paqe 1 of 39 • Planning Area 2 — 8.54 acres: This planning area is intended to be a recreational and commercial area that incorporates uses such as a small stage for acoustic events, walking trails, and a pavilion. • Planning Area 3 — 6.86 acres: This planning area is intended to protect natural areas on the site and allow for passive recreational uses such as cabins for overnight stays. Public Comment: To date, staff has received one inquiry about the proposal from an adjacent neighbor. After viewing the proposed plans, the individual expressed little concern with the proposal. INFRASTRUCTURE: Streets: This property has frontage to E. 19th Street at the northwest corner. From S. School Avenue to this property, E. 19th Street is an unimproved residential link with asphalt paving and open ditches. Any street improvements required in these areas would be determined at the time of development proposal. Any additional improvements or requirements for drainage will be determined at time of development. Water: Public water is available to the subject area. There is an existing dead end 6-inch watermain present in E. 19th Street at the northwest corner of this property. There is also a 24-inch water transmission main present along the south property line, but no connections shall be made to this line to protect the City's water distribution system. For fire protection purposes, the minimum waterline size is a looped 6- inch line or a dead end 8-inch line. The developer shall upgrade the 6-inch watermain in E. 19th Street to its connection with the 8-inch watermain along S. School Avenue at time of development, approximately 1,980 linear feet offsite. Sewer: Sanitary sewer is not available to the subject area. Due to surrounding topography and other natural features, it is not feasible to provide gravity sewer to this property. To provide sanitary sewer service, the developer will have to install a private lift station on their property. The force main from this lift station shall run along E.19th Street within a 20-foot-wide private sewer service line easement, not overlapping any public utility easements or right-of-way, then connect to a new public manhole on the east side of S. School Avenue. Gravity sewer shall then extend across S. School Avenue to connect to the existing 8-inch sewer line on the west side of the street. This will include approximately 1,980 linear feet of offsite private force main and 100 linear feet of public gravity sewer main. There are known wet weather sewer capacity issues identified in the City's 2021 Sewer Master Plan that appear in the system approximately 2,680 linear feet downstream of this property. Drainage: No portion of the subject property lies within a FEMA floodplain, nor is there a protected stream or hydric soils on the property. However, the approximate southern half of the property lies within the Hillside -Hilltop Overlay District. Additional restrictions will apply at the time of development. Engineered footing designs will be required at the time of building permit submittal, as well as grading, erosion control and abbreviated tree preservation plans. Fire: Station 9, located at 2250 S. School Avenue, protects this site. The property is located approximately 0.7 miles from the fire station with an anticipated drive time Planning Commission January 27, 2025 PZD-2024-0008 (THE FARM AT SOUTH SCHOOL) Paqe 2 of 39 of approximately 2 minutes using existing streets. The anticipated response time would be approximately 4.2 minutes. Fire Department response time is calculated based on the drive time plus 1 minute for dispatch and 1.2 minutes for turn -out time. Within the City Limits, the Fayetteville Fire Department has a response time goal of 6 minutes for an engine and 8 minutes for a ladder truck. The fire department has met with the development designers and has expressed some concerns about this project. Some of the issues are as follows: • 19th Street is a street in poor condition and does not meet the requirements for a fire access due to the width. • The street is a dead end and there are no current plans to extend the street through to another access point, this requires the street to be widened per the fire code. The water supply for fire hydrants is not sufficient for what is proposed to be built in the area; the water supply must be improved to meet the fire code requirements. Police: The Police Department did not comment on this request. Tree Preservation: The existing zoning districts of 1-1, Heavy Commercial and Light Industrial, RI-12, Residential Intermediate, 12 Units per Acre, and RMF-24, Residential Multi - Family, 24 Units per Acre, require 15%, 20%, and 20% minimum canopy preservation, respectively. The proposed PZD will require 25% minimum canopy preservation, and 30% canopy preservation in areas within the Hillside -Hilltop Overlay District. CITY PLAN 2040 FUTURE LAND USE PLAN: City Plan 2040 Future Land Use Plan designates the property within the proposed rezone as Rural Residential. Rural Residential Areas recognize existing low -density large lot development but are identified to encourage the conservation and preservation of woodlands, grasslands, or agricultural lands that are sparsely settled. These areas may or may not have adequate street and water infrastructure or public services, such as police and fire protection to support urban or suburban densities and development patterns. CITY PLAN 2040 INFILL MATRIX: City Plan 2040's Infill Matrix indicates a score range of 4-5 for this site with a weighted score of 5.5 at the highest level. Elements contributing to the highest score include the following: • Adequate Fire Response (Station 9, S. School Avenue) • Near Water Main (6" in E. 19' Street) • Near City Park (Walker Park) • Near Paved Trail (Town Branch Trail) • Near ORT Bus Stop (Route 20, School and 19t") 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. Staff finds the applicant's request to be compatible with the surrounding area. The proposed planned zoning district would Planning Commission January 27, 2025 PZD-2024-0008 (THE FARM AT SOUTH SCHOOL) Paqe 3 of 39 marry a combination of agricultural, commercial, and passive outdoor recreational space into one site at a scale that is compatible with surrounding land uses. The area is question is just over a mile away from the Fayetteville Square, but is surrounded by low -density residential, former industrial sites, and undeveloped land. The applicant has taken care to provide three separate planning areas for consideration, to reflect the existing land uses on the site, the existing topography, and the natural landscape. Planning Area 1, which is the highest intensity use, incorporates a microbrewery, restaurant, event space, and pasture spaces for grazing animals. Planning Area 2 proposes the potential for outdoor music, walking trails, and is more passive, recreational in nature. Planning Area 3 features the lowest intensity uses, with a few cabins for overnight stays, and primarily outdoor recreational uses. Staff finds that given the topography, surrounding uses, and natural features on site, the proposed uses are compatible. The proposed height allowances and building setbacks are also in line with what might be permitted under a more rural zoning district and will not overpower any existing surrounding property. Land Use Plan Analysis: Staff finds that the proposed planned zoning district is consistent with the City's adopted land use plans. City Plan 2O4O's Future Land Use Map designates this property as Rural Residential and those areas are intended to promote and encourage the conservation of woodlands, grasslands, and agricultural lands that are sparsely settled. Staff finds that the proposed plans are in line with the suggestions in the future land use map. 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 that is compatible with existing, current land use surroundings as well as future land use goals of creating a rural residential area. 3. A determination as to whether the proposed zoning would create or appreciably increase traffic danger and congestion. Finding: The proposed zoning district may impact traffic and congestion, but likely less than the current zoning, which could allow up to 12 units per acre and industrial uses. Few traffic incidents have been reported at the W. 19th Street and S. School intersection. Any required street improvements to 19th Street will be evaluated during development, including at least some widening to meet fire code and construction of a portion of the W. 19th Street master street plan extension. 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 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 Planning Commission January 27, 2025 PZD-2024-0008 (THE FARM AT SOUTH SCHOOL) Paqe 4 of 39 would be required. The applicant has been working with City of Engineering staff to find a solution to water and sewer provision, which is indicated above. 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)Specia/ 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. Planning Commission January 27, 2025 PZD-2024-0008 (THE FARM AT SOUTH SCHOOL) Paqe 5 of 39 Findings: Staff finds the proposed PZD meets the criteria in 161.35 for Planning Zoning Districts. The proposal offers a flexible approach to land use for a unique property, considering the natural landscape and surrounding area. It also provides ample open space, exceeding standard zoning requirements, while minimizing disruption to existing features. By placing certain uses conditionally, such as outdoor music and campgrounds, staff also recognizes that the applicant does not violate any other recognized zoning consideration. RECOMMENDATION: Staff recommends forwarding PZD-2024-0008 to City Council with a recommendation of approval and with the following conditions: Conditions of Approval: 1. Associated development will be required to 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: January 27, 2025 Motion: Werner Second: Castin Vote: 7-0-0 BUDGET/STAFF IMPACT: None ATTACHMENTS: • Applicant Request Letter • PZD Booklet • One Mile Map • Close Up Map • Current Land Use Map • Future Land Use Map I--] Forwarded O Tabled with a recommendation of approval; with all conditions as recommended by staff. O Denied Planning Commission January 27, 2025 PZD-2024-0008 (THE FARM AT SOUTH SCHOOL) Paqe 6 of 39 ECOLOGICAL DESIGN GROUP 120 South Izard Street 216 W Birch Street Little Rock, AR 72201 Rogers, AR 72756 E D G From: Shannon Norman Date: December 13, 2024 Re: The Farm at South School Ecological Design Group, (EDG) is submitting this cover letter for the City of Fayetteville to describe The Farm at South School Development project. Owner Information: Owner: Wes Mickel Address : 19 East 191" Street, Fayetteville, AR 72701 Project Description: The Farm at South School master plan seeks to create a unique development that offers nature -based hospitality, event hosting, and agricultural experiences while being in close proximity to the heart of downtown Fayetteville and trail networks. The character of the buildings and offerings are influenced by the culture and natural beauty of the Ozarks and the vibrant and varied community of Fayetteville. The intention of applying for a PZD is to allow flexibility during the development process due to the nature of the master plan programming, the patchwork of current property zoning regulations across all parcels, and existing non -conforming infrastructure. These three situations are all current barriers to the development of the property, and would be alleviated with a PZD zoning. If you need any additional information or have any questions, please do not hesitate to contact me by phone at (501) 282.2567 or by email at snorman@ecologicaldg.com. Sincerely, Ecological Design Group Shannon Norman Planning Commission January 27, 2025 PZD-2024-0008 (THE FARM AT SOUTH SCHOOL) Pace 7 of 39 • Th 16 Q. 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I ZO ZO nning Commission aq - p i'a9zn z3�b o � 5 Z. €a 90 Z Oz= 5 � y o J i o o o t�� a� 92 5 s _ E 5 � i k �z zz3i� -�� E z � � 5 N� sEy � i oJ$i W - ozz3o4 q p m � z_� 8 Vo ��`��'�� sz - 5� �o �O�Wx m 2 �� 5 p s s?= o t =aozz�F� � o PZD-2024-0008 (THE FARM AT SOUTH SCHOOL) Paae 34 of 39 sesue1AV alliAa11a(ej s� s o dE uedia�sew looN�s NjnoS le uuaej aWl g ; Z Q Lu Ln 5Q L J O O U H D 0 Q G LL Lu F— — N a w a w a w a < a < a o0 oU oU zz Zz Zz z9 Z-7 Z-7 d I � o� 13 I 00o0C o ►I o oo00 c��I 43 � Iy I d i s m Planning Commission PZD-2024-0008 (THE FARM AT SOUTH SCHOOL) Paae 35 of 39 PZD-2024-0008 19 E. 19TH ST One Mile View 0 0.13 0.25 0.5 Miles 1 � 1 1 P-1 1 --.r MILO., 15T4d ST ORTH MSC 1 1 0 UC --_ 1 — — — �Z RSF-8 \ \ -O Subject Property _ _ - - - 1 _ I 19TH ST - I I Q � RMF-')A RI-12 t t t IN W I N --_ ♦ - I ST _i/I 0 I I t I I 0 J:R-A W Q ` ■ Regional Link Neighborhood Link Regional Link - High Activity - Unclassified - Alley - Residential Link I Planned Neighborhood Link Shared -Use Paved Trail Trail (Proposed) Fayetteville City Limits iPlanning Area RSF-4 0 Planning Area _ Fayetteville City Limits _--- `�___�� Zoning= I-2 Ganaml Indoatrial RESIDENT IALSINGLE-FAMILY EXTRACTION NSG = E-1 RI-U COMMERCIAL RI-12 Rasidenlial-oFca NS-L C-1 ResmanYaI Agrlcu - IIIIIIII C-2 RSF-.s = C-3 RSP 1 FORM BASED DISTRICTS RSF-2 Downtown Core RSF< Urban Tlwrooghhm RSF' Maln Street Center RSFA Down— General RSF-1S Community S.—. RESIDENTIALMULTI-FAMILY Neighborhood Se — RMFE Neighborhood Conse J. RM112 PLANNED ZONING DISTRICTS RMF-13 I♦ Commercial. --I. Residential RMF-sa INSTITUTIONAL RMF-Cg _ R 1 INDUSTRIAL I-1 Heavy Cemmarclal aM Lbht Indoathal January 27, 2025 PZD-2024-0008 (THE FARM AT SOUTH SCHOOL) Paqe 36 of 39 PZD-2024-0008 Close Up View i TH ST � ii ♦♦ Neighborhood Link Planned Neighborhood Link Hillside -Hilltop Overlay District Planning Area _ ! Fayetteville City Limits 19 E. 19TH ST -1 Subject Propery] RI-12 RSF-4 Feet 0 75 150 300 450 600 1:2,400 ,J& NORTH RSF-4 RI-12 RMF-24 1-1 Heavy Commercial and Light Industrial January 27, 2025 PZD-2024-0008 (THE FARM AT SOUTH SCHOOL) Page 37 of 39 January 27, 2025 PZD-2024-0008 (THE FARM AT SOUTH SCHOOL) Page 38 of 39 January 27, 2025 PZD-2024-0008 (THE FARM AT SOUTH SCHOOL) Page 39 of 39 Form A54 Account #: NWCL5004205 Company: CITY OF FAYETTEVILLE-CLERKS OFFI 113 W MOUNTAIN FAYETTEVILLE, AR 72701 Ad number #: 483976 PO #: Matter of. ORD 6843 AFFIDAVIT • STATE OFARKANSAS ECEIVE 02/24/2025 C TY OF FAYETTEVILLE CITY CCLERK'S OFFICE I, Maria Hernandez -Lopez do solemnly swear that I am the Legal Clerk of the NWA Democrat Gazette, a daily newspaper printed and published in WASHINGTONBENTON 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 6843 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 $95.76. (Includes $0.00 Affidavit Charge). NWA Democrat Gazette 02123125; NWA n waonline. com 02123125 Legal Clerk State ofARKANSAS, County of Sebastian Subscribed and sworn to before me on this 24th day of February, 2025 N ARY PUBLIC Ordinance: 6843 File Number: 2025-151 PLANNED ZONING DISTRICT- 2024-0008: (19 E. 19TH ST./THE FARM AT SOUTH SCHOOL, 602): AN ORDINANCE TO APPROVE A RESIDENTIAL PLANNED ZON- ING DISTRICT ENTITLED PZD- 2024-008 FOR APPROXIMATELY 22.67ACRES LOCATED 19 EAST 19TH STREET IN WARD 1 BE IT ORDAINED BY THE CITY COUNCIL OF THE CITY OF FAYETTEVILLE,ARKANSAS: Section 1: That the City Council of the City of Fayet- teville, Arkansas hereby ap- proves PZD-2024-08 as described in Exhibits "A" and "B" attached to the Planning Di- vision's Agenda Memo and the PZD booklet attached to the Planning Commission Memo which allows the development of 22.67 acres, which includes 7.27 acres of commercial and agricultural uses, 8.54 acres of recreational and commercial uses, and 6.86 acres of natural areas. 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 February 18, 2025 Approved: Molly Rawn, Mayor Attest: Kara Paxton, City Clerk Treasurer This publication was paid for by the City Clerk -Treasurer of the City of Fayetteville, Arkansas. Amount Paid: $95.76 February 23, 2025 483976