HomeMy WebLinkAboutOrdinance 4776 EXHIBIT "A"
R-PZD 05-1543
TRACT 1 SURVEY DESCRIPTION:
PART OF THE SE 1 /4 OF THE SE 1 /4 OF SECTION 23, T- 17-N, R-30-W,
WASHINGTON COUNTY, ARKANSAS, BEING MORE PARTICULARLY DESCRIBED
AS:
COMMENCING AT THE SOUTHEAST CORNER OF SAID SECTION 23, THENCE
NO2047'48"E 480.38 FEET TO THE POINT OF BEGINNING; THENCE N87° 1711 "W
620.79 FEET; THENCE NO2°47'48"E 328. 12 FEET; THENCE S87° 1Tl 1 "E 620.79 FEET;
THENCE S02047'48"W 328. 12 FEET TO THE POINT OF BEGINNING, CONTAINING
4.68 ACRES, MORE OR LESS.
SUBJECT TO ALL EASEMENTS AND/OR RIGHTS-OF-WAY OF RECORD.
Washington County, AR
I certify this instrument was filed on
11/15/2005 01 :08:28 PM
and recorded in Real Estate
File Number 2005-00051315
Bette Ste Ps - Circuit Clerk
by
• City of Fayetteville •
Staff Review Form
City Council Agenda Items
or
Contracts
4-Oct-05
City Council Meeting Date
Jeremy Pate Planning Operations
Submitted By Division Department
Action Required:
R-PZD 05- 1543 : (Vantage Center, 400): Submitted by Jerry Kelso for property located at the end of Shepard Lane adjacent to
Frontage Road. The property is zoned C- 1 , Neighborhood Commercial and R-A, Residential Agricultural, and contains
approximately 4.68 acres. The request is to approve a Residential Planned Zoning District for a mixed-use community of
residential and commercial uses.
$0.00 n/a n/a
Cost of this request Category/Project Budget Program Category / Project Name
n/a n/a n/a
Account Number Funds Used to Date Program / Project Category Name
n/a n/a n/a
$
Project Number Remaining Balance Fund Name
Budgeted Item Budget Adjustment Attached
Previous Ordinance or Resolution # n1a
qj- _Ds
Depa ment Dir to Date Original Contract Date: n/a
Original Contract Number: n/a
City/Attorney
Received in City Clerk's Office
Finance and Internal Service Director Date
Received in Mayors Office
Mayor Date
Comments:
•
City Council Meeting of October 4, 2005
Agenda Item Number
CITY COUNCIL AGENDA MEMO
To: Mayor and City Council
Thru : Gary Dumas, Director of Operations
From: Jeremy C. Pate, Director of Current Planning
Date: September 14, 2005
Subject: Residential Planned Zoning District for Vantage Center (R-PZD 05- 1543)
RECOMMENDATION
Planning Staff recommends approval of an ordinance creating a Residential Planned
Zoning District (R-PZD) for Vantage Center. This action will establish a unique zoning
district for a residential subdivision on a 4.7-acre tract located at the end of Shepard Lane
between Frontage Road and Stearn Street. The proposed use is for a mixed use
development consisting of four buildings. Each of the buildings will contain 6,733
square feet of retail space, twelve 2-bedroom units, and seven 1 -bedroom units.
BACKGROUND
The property is largely undeveloped and zoned C- 1 (Thoroughfare Commercial) and R-A
(Residential Agricultural), and is adjacent to a mix of commercial and residential uses.
The applicant requests a rezoning and preliminary plat approval for a residential
subdivision within a unique R-PZD zoning district. The development is designed to have
two means of access with Shepard Lane extending east-west through the development in
a "Main Street' streetscape, linking Frontage Road to the west with Steam Street to the
east. Shepard Lane would incorporate parallel parking and widened sidewalks, with the
majority of parking located to the rear of the four mixed-use structures. Additionally,
two greenspace areas in the center of the development would be utilized as
park/gathering areas and for stormwater detention. The development is intended to create
a mixed-use development where residential and commercial uses can co-exist using the
same building, parking areas, and surrounding amenities.
DISCUSSION
The Planning Commission voted 7-0-0 in favor of this request on Monday, September 12,
2005. A PZD requires City Council approval as it includes zoning (land use) and
preliminary plat/large scale development approval . Recommended conditions were
approved by the Planning Commission and are reflected in the attached staff report.
BUDGET IMPACT
None.
ORDINANCE NO.
AN ORDINANCE ESTABLISHING A RESIDENTIAL
PLANNED ZONING DISTRICT TITLED R-PZD 05- 1543,
VANTAGE CENTER, LOCATED AT THE END OF
SHEPARD LANE ADJACENT TO FRONTAGE ROAD,
CONTAINING APPROXIMATELY 4.7 ACRES, MORE OR
LESS; AMENDING THE OFFICIAL ZONING MAP OF
THE CITY OF FAYETTEVILLE; AND ADOPTING THE
ASSOCIATED MASTER DEVELOPMENT PLAN;
BE IT ORDAINED BY THE CITY COUNCILTHE CITY OF
FAYETTEVILLE, ARKANSAS:
a r •\
Section 1 : That the zone classification of the following descrilied.property is
hereby changed as follows:
From C-1, Neighborhood Commercial and R-A, Residential Agricultural, to R-PZD 05-
k X
1543 as shown in Exhibit A attach'ed,hereto and made a part hereof.
Section 2. That the change in zoniiagtclassification is based upon the
,�,':ice
approved master development plan, `Ile and conditions of
approval as submitted;determined approprtate and approved by the City Council.
Section 3w" `
'That this ordinance sha'll,take effect and be in full force at such
F4
time as all of the requirements i) the master ,development plan have been met.
Section 4." ; 'That the official zoning map of the City of Fayetteville, Arkansas,
is hereby amended to reelect the zoning change provided in Section 1 above.
PASSED AND APPROVED this day of 12005,
APPROVED:
By:
DAN COODY, Mayor
By:
SONDRA SMITH, City Clerk
EXHIBIT "A"
R-PZD 05-1543
TRACT I SURVEY DESCRIPTION:
PART OF THE SE 1 /4 OF THE SE 1 /4 OF SECTION 23, T- 17-N, R-30-W,
WASHINGTON COUNTY, ARKANSAS, BEING MORE PARTICULARLY DESCRIBED
AS :
COMMENCING AT THE SOUTHEAST CORNER OF SAID SECTION 23 , THENCE
NO2047'48"E 480.38 FEET TO THE POINT OF BEGINNI!$ TliNE CE N87017111 "W
620.79 FEET; THENCE NO2°47'48"E 328. 12 FEET; THENCE S87° 1Tl 1 "E 620.79 FEET;
THENCE S02047'48"W 328. 12 FEET TO THE POINT OF,BEGINNING, CONTAINING
4.68 ACRES, MORE OR LESS.
SUBJECT TO ALL EASEMENTS AND/OR RIGHTS-OF-WAY OF REN ORD.
1 :
Tay� L i I PC Meeting of September 12, 2005
ARKANSAS
THE CITY OF FAYETTEVIL, LE . ARKANSAS 125 W. Mountain St.
PLANNING DIVISION CORRESPONDENCE Fayetteville, 72701
Telephone: (479) 5757 5-8267
Fayetteville Planning Commission
FROM: Andrew Garner, Current Planner
Brent O'Neal, Staff Engineer
THRU: Jeremy Pate, Director of Current Planning
DATE: A*gu&t—, � September 14, 2005
R-PZD 05-1543 : Residential Planned Zoning District (VANTAGE CENTER,): Submitted
by JERRY KELSO for property located at THE END OF SHEPARD LANE ADJACENT TO
FRONTAGE ROAD. The property is zoned C- 1 , NEIGHBORHOOD COMMERCIAL and R-
A, RESIDENTIAL AGRICULTURAL and contains approximately 4.68 acres. The request is to
approve a Residential Planned Zoning District with 26,932 square feet retail space, 124
bedrooms, and 187 parking spaces.
Property Owner: VANTAGE CENTER, LLC Planner: ANDREW GARNER
Findings:
Background: This proposal was first heard at Technical Plat Review on June 1 , 2005 and was
tabled by staff due to concerns with site development plans. The revisions produced following
subsequent meetings with staff are those presented before the Subdivision Committee.
Property and Setting: The site is located at the end of Shepard Lane in northern Fayetteville
between Frontage Road and Stearn Street. The site is largely undeveloped with the existing
Lindsey Communications residential-office building and a gravel drive located in the western
portion of the site. The some stands of mature trees trending north-south through some of the
eastern portions of the site. As depicted in Table 1 , the site is surrounded by a mix of
commercial and residential uses.
Table 1
Surrounding Land Use and Zonin
Direction from Site Land Use Zonin
North Large-lot residential C-1 , Neighborhood Commercial
South Undeveloped commercial lots C-2, Thorou hfare Commercial
East Stearn Street Apartments R-O, Residential Office
West Mixed-use commercial C-2, Thorou hfare Commercial
Water and Sewer: Water and sewer lines are available to the site.
Adjacent Master Street Plan Streets: Frontage Drive (a Collector Street)
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0
Proposal: The applicant requests a rezoning and preliminary plat approval for a residential
subdivision within a unique R-PZD zoning district. The proposed use of the site is for a mixed
use development consisting of four buildings. Each of the proposed buildings will contain 6,733
square feet of retail space, twelve 2-bedroom units, and seven 1 -bedroom units. The proposed
uses and parking are detailed in Table 2.
Table 2
Proposed Vantage Center Residential Planned Zoninq District
Square No. of No. of
Land Use I Feet Units Bedrooms Parking Re uired
Proposal Per Building
Commercial Retail 6,733 NA NA 27
Multi-Family Residential 2-
Bedroom NA 12 24 24
Multi-Family Residential 1 -
Bedroom NA 7 7 7
Total 6 733 19 31 58
Proposal for Entire Develoment Four Buildings)
Total 126,932 176 124 232'
The development proposes 187 parking spaces, which is within the +/-30% allowed by ordinance.
The development is proposed to have two means of access with Shepard Lane extending east-
west through the development in a "Main Street" streetscape, linking Frontage Road to the west
with Stearn Street to the east. Shepard Lane would incorporate parallel parking and widened
sidewalks, with the majority of parking located to the rear of the four structures. Additionally,
two greenspace areas in the center of the development would be utilized for as park/gathering
areas and stormwater detention. The development is intended to create a true mixed-use
development consisting where residential and commercial uses can co-exist using the same
building, parking areas, and surrounding amenities. The existing residential community to the
east of the site as well as the proposed residential uses on the site will help support the
commercial businesses planned in this development. The development is proposed to be under
single ownership, with dwelling units rented and retail space leased. All interior streets,
landscaping, common areas and buildings would be maintained by the developer. Zoning
criteria for the proposed zoning district is depicted in Table 3.
Street Improvements Proposed.• Improvements to Frontage Drive along the project frontage of
14' from centerline including pavement, curb and gutter, and six-foot sidewalks.
Tree Preservation:
Existing Canopy: 21 %
Preserved Canopy: 5%
Mitigation Required: 88 onsite trees
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Table 3
Vantage Center ZoninCriteria
Use Units Allowed
Use Unit No. Permitted Uses
1 City-wide uses by right
2 Cit -wide uses by conditional use permit
3 Public protection and utility facilities
4 Cultural and recreational facilities
5 Government facilities
12 Offices studios and related services
13 Eating laces
15 Neighborhood shopping oods
25 Professional offices
26 Multi-family dwellings
Use Unit No. Conditional Uses
16 Shopping Goods
17 Trades and services
Setback Regulations
Front (Along Frontage) 25'
Front (Along Shepard) 0'
Sides 8'
Rear 25'
Building Area
Maximum 160420%
Height Regulations
Maximum 42'
Recommendation: Staff recommends forwarding R-PZD 05-1543 with a recommendation of
approval to the full Planning Commission with the following conditions:
Conditions of Approval:
1. Planning Commission determination of commercial design standards. Staff finds that the
building elevations meet the City 's commercial design .standards by minimizing or
avoiding: unarticulated wall surfaces, square "boxlike " structures, metal siding that
dominates the main facades, and large out of scale signs. Additionally, the development
provides a unifying and identifiable theme and is compatible with adjacent development.
PLANNING COMMISSION DETERMINED IN FAVOR OF THIS CONDITION
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2. Planning Commission determination of a waiver request for the requirement of 40' from
an intersection to a curb cut, for the westernmost curb cut along Shepard Lane that is
approximately 35 ' from Frontage Road. Staff is in support of the request for the
proposed curb cut along Shepard Lane as the entrance fulfills the intent of providing an
enhanced "Main Street " streetscape, along with providing needed parking in the "rear "
to meet ordinance requirements.
PLANNING COMMISSION DETERMINED IN FAVOR OF THIS CONDITION
3 . All zoning criteria such as setbacks, protective easements, and designated lot uses
(depicted in Table 3 and elsewhere described in this report) are binding with the approval
of the R-PZD. Submitted covenants and building elevations are likewise binding to the
project.
4. Submit a lighting plan in conformance with the City's lighting ordinance.
5. Street improvements to Frontage Road shall include 14 feet from centerline including
curb, gutter, pavement and 6-foot sidewalks through the driveway entrance. The
sidewalks on Frontage Road shall connect with existing sidewalk to the north and south
of the driveway. Six-foot sidewalks shall be constructed through the project to connect
Stearn Street with Frontage Road.
6. No fences shall be allowed within utility easements.
7. All monument signage must comply with the sign ordinance.
8. Include the 14 notes that coordinate with the Tree Protection Fencing detail. These can
be found in the Landscape Manual and should be located on the Tree Preservation sheet.
9. Mitigation will be required to replace 15,863 square feet of canopy. Using the mid-level
density factor, 55 2-inch caliper trees or $ 13 .750 will be required. If not all trees can be
located on-site then a combination of plantings and money in lieu may be approved by
the Urban Forester.
10. Before approval of building permit a tree and maintenance plan must be submitted for
approval to the Urban Forester.
11 . All trash enclosures shall be screened from view with materials that are compatible with
and complementary to the proposed buildings.
12. All utilities shall be screened with materials complementary to the proposed buildings.
13 . Please modify all sheets of the drawings for consistency regarding the number of parking
spaces: the cover sheet says 187 spaces, the landscape plan says 289 spaces, and the tree
preservation plan says 173 spaces.
14. Dimension the size and location of proposed sidewalks on the site plan and landscape
K:IReports120051PC Repor(s109-12-051R-PZD 05-1543 (Vantage Center).DOC
plan.
15 . Add a note to the plat that all utilities shall be installed underground and that any existing
utilities over 12 kV shall be relocated underground.
16. All trash enclosures shall be screened from view with materials that are compatible with
and complementary to the proposed buildings.
Standard Conditions of Approval:
17. Plat Review and Subdivision comments (to include written staff comments provided to
the applicant or his representative, and all comments from utility representatives - AR
Western Gas, SWBT, Ozarks, SWEPCO, Cox Communications).
18. Staff approval of final detailed plans, specifications and calculations (where applicable)
for grading, drainage, water, sewer, fire protection, streets (public and private),
sidewalks, parking lot(s) and tree preservation. The information submitted for the plat
review process was reviewed for general concept only. All public improvements are
subject to additional review and approval. All improvements shall comply with the
City's current requirements.
19. Payment of parks fees in the amount of $29,868 shall be required prior to building
permit. Prior to R-PZD approval, this amount shall be considered and approved by the
Parks and Recreation Advisory Board and City Council to meet ordinance requirements
for over 100 residential units.
Additional Conditions:
a.
Planning Commission Action: Required YES
Recommendation to be: X Approved _ Denied
G � qrk M res a "� 7-O _ p
Meeting Date: September 12, 2005 + y
Comments:
The "Conditions of Approval" listed in the report above are accepted in total without exception
by the entity requesting approval of this development item.
Signature Date
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Findings associated with R-PZD 05-1543
See. 166.06. Planned Zoning Districts (PZD).
(B) Development standards, conditions and review guidelines
( 1 ) Generally. The Planning Commission shall consider a proposed PZD in light of the
purpose and intent as set forth in Chapter 161 Zoning Regulations, and the development
standards and review guidelines set forth herein. Primary emphasis shall be placed upon
achieving compatibility between the proposed development and surrounding areas so as
to preserve and enhance the neighborhood. Proper planning shall involve a consideration
of tree preservation, water conservation, preservation of natural site amenities, and the
protection of watercourses from erosion and siltation. The Planning Commission shall
determine that specific development features including project density, building
locations, common usable open space the vehicular circulation system parking areas
screening and landscaping and perimeter treatment shall be combined in such a way as to
further the health- safety, amenity and welfare of the community. To these ends, all
applications filed pursuant to this ordinance shall be reviewed in accordance with the
same general review guidelines as those utilized for zoning and subdivision applications.
FINDING: The proposed Planned Zoning District has been reviewed in light of all
applicable development and zoning ordinances. Creating a unique development with a
mixture of uses (residential, eating places, offices, neighborhood shopping, etc.) thatare
compatible with the surrounding developments, and preservation of natural features on the
property has been achieved. The total density of this development is comparable to the
surrounding developments, zoned C-1, C-2, and R-O. The street (Shepard Lane) within
this proposed subdivision will allow for connectivity from Frontage Road and commercial
development to the west with Stearn Street and the Stearn Street Apartments to the east.
No connections are proposed from this development to undeveloped properties to the north
and south. The proposed mixed use buildings, open space, a unique style of housing and
office types, use units, building placement, and pedestrian access will benefit the health,
safety, amenity and welfare of the community as a whole.
(2) Screening and landscaping. In order to enhance the integrity and attractiveness of the
development, and when deemed necessary to protect adjacent properties, the Planning
Commission shall require landscaping and screening as part of a PZD. The screening and
landscaping shall be provided as set forth in § 166.09 Buffer Strips and Screening. As part
of the development plan, a detailed screening and landscaping plan shall be submitted to
the Planning Commission. Landscape plans shall show the general location, type and
quality (size and age) of plant material. Screening plans shall include typical details of
fences, berms and plant material to be used.
FINDING : Landscaping is provided around the exterior of the project in conformance
with City ordinance. The landscape plan shows the location, type, and quality of plant
material.
K.IReports120051PC Reports109-12-0518-PZD 05-1543 (Vantage Center).DOC