HomeMy WebLinkAboutOrdinance 5507 i 1111111 111111 iii 11111 ii�ii 11111 11111 11111 11111 11111 11111 i�iii���ii 11111 1111 1111
Doe ID: 014680690007 Type: REL
Kind: ORDINANCE
Recorded: 07/10/2012 at 10:03:17 AM
Fee Amt: $45.00 Pape 1 of 7
Washinoton Countv. AR
Bette Stamps Circuit Clerk
File2012-00019914
ORDINANCE NO. 5507
AN ORDINANCE ESTABLISHING A RESIDENTIAL PLANNED ZONING
DISTRICT TITLED R-PZD 12-4079, PROJECT CLEVELAND, LOCATED AT
THE NORTHWEST CORNER OF WEST CLEVELAND STREET AND HALL
AVENUE; CONTAINING APPROXIMATELY 2.71 ACRES; AMENDING THE
OFFICIAL ZONING MAP OF THE CITY OF FAYETTEVILLE;AND ADOPTING
THE ASSOCIATED MASTER DEVELOPMENT PLAN
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 changes the
zone classification of the following described property from RSF-4, Residential Single Family, 4
units per acre and RMF-40,Residential Multi-Family,40 units per acre to R-PZD 12-4079 as shown
in Exhibit"A" and`B"attached hereto and made a part hereof
Section 2: That the change in zoning classification is based upon the approved master
development plan,development standards,statement of commitments and the conditions of approval
as submitted,determined appropriate and approved by the City Council;further,that the conditions
of approval shall be filed and available for viewing in the office of the City Clerk/Treasurer of the
City of Fayetteville.
Section 3: That this ordinance shall take effect and be in full force at such time as all of the
requirements of the master development plan have been met.
Section 4: That the City Council of the City of Fayetteville, Arkansas hereby amends the
official zoning map of the City of Fayetteville to reflect the zoning change provided in Section 1.
PASSED and APPROVED this 19`" day of June, 2012.
APPROVED: ATTEST:
"tom'__ y: � .F YETTEV 9:
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BY: Adz., c •� ILLE'
L NELD Jr ,Mayor SONDRA E. SMITH, City Clerk/Trek,01 . 5 ./
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EXHIBIT "A"
RPM12407 PROJECT CLEVELAND
Close Up View
SUBJECT PROPERTY ao
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PUBLIC 591
Legend
L . . .: Fayetteville City Limits
LUWj,6RPZD12-4079
Footprints 2010
_ Hillside-Hilltop Ov rlay District
Design Overlay Di trict
Design Overlay Di trict
0 75 150 300 450 600
------ Planning Area Feet
EXHIBIT`B"
R-PZD 12-4079
METES AND BOUNDS PROPERTY DESCRIPTION
(WASHINGTON COUNTY PARCEL NUMBERS 765-02584-000,
765-02589-000, 765-02573-000, 765-02587-000,
765-02581-000, 765-02591-000)
PART OF THE NORTHEAST QUARTER(NE 1/4) OF THE SOUTHEAST QUARTER(SE
1/4) OF SECTION 8, TOWNSHIP 16 NORTH, RANGE 30 WEST, WASHINGTON COUNTY,
ARKANSAS, BEING MORE PARTICULARLY DESCRIBED AS FOLLOWS:
COMMENCING AT THE SOUTHWEST CORNER OF THE NE 1/4 OF SAID SE 1/4,
THENCE SOUTH 87 DEGREES 12 MINUTES 06 SECONDS EAST A DISTANCE OF 430.00
FEET TO THE POINT OF BEGINNING(P.O.B.); THENCE NORTH 02 DEGREES 48
MINUTES 36 SECONDS EAST A DISTANCE OF 170.07 FEET; THENCE SOUTH 87
DEGREES 09 MINUTES 27 SECONDS EAST A DISTANCE OF 64.75 FEET; THENCE
NORTH 02 DEGREES 47 MINUTES 20 SECONDS EAST A DISTANCE OF 261.53 FEET;
THENCE SOUTH 87 DEGREES 19 MINUTES 22 SECONDS EAST A DISTANCE OF 247.50
FEET; THENCE SOUTH 02 DEGREES 45 MINUTES 49 SECONDS WEST A DISTANCE OF
432.07 FEET; THENCE NORTH 87 DEGREES 12 MINUTES 06 SECONDS WEST A
DISTANCE OF 312.50 FEET; THE POINT OF BEGINNING (P.O.B.), CONTAINING 117928
SQUARE FEET OR, 2.71 ACRES AND BEING SUBJECT TO THE RIGHT OF WAY OF
CLEVELAND STREET ALONG THE SOUTH BOUNDARY AND HALL STREET ALONG
THE EAST BOUNDARY THEREOF.
R-PZD 12-4079 PROJECT CLEVELAND
CONDITIONS OF APPROVAL, AS AMENDED AND
APPROVED BY THE CITY COUNCIL
1. City Council determination of compatibility with existing land uses and compliance with
adopted land use policies and goals including City Plan 2030 and the Planned Zoning District
for R-PZD 12-4079 Project Cleveland.As described herein, staff recommends in favor of the
project.
2. City Council determination of street improvements. Staff recommends the following:
a. Cleveland Street shall be improved along the project frontage to include two 13 foot
travel lanes (26 feet total required for fire aerial apparatus access) and on-street
parallel parking on the north side of the street.
b. Travel lanes shall also be shared cyclist lanes, requiring the installation of
sharrows/chevron symbols in the north and south travel lanes for Cleveland Street.
Symbols shall be installed from Garland Avenue to Oliver Street.
c. An 8' sidewalk shall be constructed along the entire property frontage and connect to
the existing 5' sidewalk in front of the Theta Tau property. The existing sidewalk
between Theta Tau and Razorback shall be removed and replaced with a 5' sidewalk
that is ADA compliant.
d. A raised intersection shall be constructed at Cleveland Street and Hall Avenue with a
patterned concrete/asphalt and embedded lighting, as indicated on page 21 of the
traffic study.
e. A raised crosswalk shall be installed on Hall Avenue near the school's parking lot
entrance. The final location shall be determined based on ADA access requirements
and input from the Fayetteville School District.
f. A crosswalk shall be installed on Hall Avenue at the north end of the project to
connect the sidewalks on the east and west side of Hall.
g. In coordination with the Fayetteville School District, one of the existing crosswalks
on Cleveland Street shall be removed.
h. Due to the extensive utility improvements required and resulting trenching on Hall
Avenue and Cleveland Street, the developer shall also be required to mill and overlay
Hall Avenue along the property frontage. The remaining areas shall be inspected after
construction with the city reserving the right to require either street patching or a
similar milling and overlay in these areas.
i. (Offered by applicant) A separated climbing lane shall be installed on the south side
of Cleveland from Sang to Oliver, with sharrows provided on the north side of the
street. The bike lane will be separated from the east-bound travel lane by a 6" curb,
with openings provided at existing driveways and streets, and for drainage. The
existing centerline shall be removed and relocated based on the adjusted centerline of
the travel lanes.
3. City Council determination of compliance with Urban Residential Design Standards. Staff
finds that the proposed building elevations meet the requirements for multi family design
standards. The applicant has committed through the PZD process to comply with the
requirements of the Downtown Design Overlay District (DDOD), which are stricter design
standards. The current building design also complies with these design standards. Additional
construction level information is always necessary to fully review for compliance with
Pagel of 4
R-PZD 12-4079 PROJECT CLEVELAND
CONDITIONS OF APPROVAL,AS AMENDED AND
APPROVED BY THE CITY COUNCIL
DDOD standards.
4. Heavy construction vehicles shall not be permitted to use Cleveland Street west of the project
or Hall Avenue north of the project. Construction traffic, other than passenger vehicles, shall
use Garland as the primary point of access.
5. All off-site utility upgrades and extensions determined necessary by the City of Fayetteville
to serve this development shall be completed at the time of development, prior to certificate
of occupancy permits.
6. Parks fees in the amount of$38,320 shall be paid prior to building permit approval.
7. Pursuant to the phasing schedule provided in the project booklet, all permits necessary to
begin construction shall be obtained within 18 months from the date of City Council approval
of the PZD. A final certificate of occupancy shall be obtained within 42 months from the date
of building permit approval.
8. Any proposed fencing shall be indicated on construction plans to ensure compliance with
applicable development and design standards.
9. All tree preservation, landscape, engineering and fire department conditions included herein
shall apply.
Standard conditions of approval:
10. Impact fees for fire, police, water,and sewer shall be paid in accordance with City ordinance.
11. If applicable, a business license shall be obtained prior to opening the business to the public.
12. Street signs are required to be installed on each private street where buildings are addressed.
These signs shall be installed at the owner's expense and should meet MUTCD requirements.
Please contact the City's Address Coordinator, Susan Pierce at 479-575-8391. Address
numbers shall also be required on both sides of each structure, or as determined appropriate
by the Fire Department.
13. 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).
14. 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 City's current requirements.
Page 2 of 4
R-PZD 12-4079 PROJECT CLEVELAND
CONDITIONS OF APPROVAL, AS AMENDED AND
APPROVED BY THE CITY COUNCIL
15. All exterior lights shall comply with the City lighting ordinance. Manufacturer's cut-sheets
are required for review and approval prior to issuance of a building permit.
16. All mechanical/utility equipment (roof and ground mounted) shall be screened using
materials that are compatible with and incorporated into the structure. A note shall be
clearly placed on the plat and all construction documents indicating this requirement.
17. Trash enclosures shall be screened on three sides with materials complimentary to and
compatible with the principal structure. Elevations of the proposed dumpster enclosure shall
be submitted to the Planning and Solid Waste Divisions for review prior to building permit.
A note shall be clearly placed on the plat and all construction documents indicating this
requirement.
18. All existing utilities below 12kv shall be relocated underground. All proposed utilities shall
be located underground. A note shall be clearly placed on the plat and all construction
documents indicating this requirement.
19. All freestanding and wall signs shall comply with ordinance specifications for location, size,
type, number, etc. Any proposed signs shall be permitted by a separate sign permit
application prior to installation. Freestanding pole signs and electronic message boards
(direct lighting) are prohibited in the Design Overlay District.
20. Prior to building permit, a cost estimate for all required landscaping is to be submitted to the
Urban Forester for review. Once approval is gained, a guarantee is to be issued (bond/letter
of credit/cash) for 150% of the cost of the materials and installation of the plants. This
guarantee will be held until the improvements are installed and inspected, at the time of
Certificate of Occupancy.
21. Prior to the issuance of a building permit the following is required:
a. Grading and drainage permits
b. An on-site inspection by the Urban Forester of all tree protection measures prior to
any land disturbance.
c. Separate easement plat for this project that shall include the tree preservation area and
all utility easements.
d. Project Disk with all final revisions
e. One copy of final construction drawings showing landscape plans including tree
preservation measures submitted to the Urban Forester.
f. Completion of all required improvements or the placement of a surety with the City
(letter of credit, bond, escrow) as required by Section 158.01 "Guarantees in Lieu of
Installed Improvements" to guarantee all incomplete improvements. Further, all
improvements necessary to serve the site and protect public safety must be
completed, not just guaranteed, prior to the issuance of a Certificate of Occupancy.
Page 3 of
R-PZD 12-4079 PROJECT CLEVELAND
CONDITIONS OF APPROVAL,AS AMENDED AND
APPROVED BY THE CITY COUNCIL
Added conditions of approval:
22. Egress from the parking structure onto Hall Avenue shall be constructed in a manner to limit
turning movements to right-out only, subject to final approval by the Planning Division.
23. As offered by the applicant and accepted by the City Council, the south-facing Cleveland
Street building fagade shall be further articulated to enhance pedestrian connectivity and
interaction at the street/sidewalk level. The architect shall work to create depth changes in the
building plane, add stoops, doors, and enhanced fenestration prior to obtaining approval of a
building permit.
Page 4 of 4
Washington County,AR
I certify this instrument was filed on
07/10/2012 10:03:17 AM
and recorded in Real Estate
File Number 2012-00019914
Bette Stamps-Circuit Clerk
by
City of Fayetteville Staff Review Form
City Council Agenda Items
and
Contracts, Leases or Agreements
6/5/2012
City Council Meeting Date
Agenda Items Only
Jesse Fulcher Planning Development Services
Submitted By Division Department
Action Required:
R-PZD 12-4079: Residential Planned Zoning District(N.W. CORNER OF W.CLEVELAND ST. &HALL AVE./PROJECT
CLEVELAND,443):Submitted by MCCLELLAND CONSULTING ENGINEERS, INC.for property located at the NORTHWEST
CORNER OF WEST CLEVELAND STREET AND HALL AVENUE.The property is zoned RSF-4, RESIDENTIAL SINGLE
FAMILY,4 UNITS PER ACRE and RMF-40, RESIDENTIAL MULTI FAMILY,40 UNITS PER ACRE, and contains approximately
2 7 acres. The request is for zoning, land use and large scale development approval for a Residential Planned Zoning District
with 122 multi-family dwellings.
Cost of this request Category/Project Budget Program Category I Project Name
Account Number Funds Used to Date Program/Project Category Name
Project Number Remaining Balance Fund Name
Budgeted Item Budget Adjustment Attached
C,'��lr�. 05.1 . 34I1r Previous Ordinance or Resolution#
Department Di ctor Date
Original Contract Date:
Original Contract Number:
—CIt Attorney Date
Fi a ce an Internal Services Director `�� Received in Cis..`
Clerk's Office
Chief of S If Date EkTEfiE9
// Received in
k� Mayor's Office
Yom,/LIQ
Ma or Qat
Comments:
�1i JY���"Va �l,)� &(Jkf�jj� U'"� � 'IP ) (� �✓�l`� i-' �'�� Revised January 15,2009
ale
Ldle THE CITY OF FA PART ENT,ARKANSAS
DEPARTMENT CORRESPONDENCE
s
CITY COUNCIL AGENDA MEMO
To: Mayor Jordan, City Council
Thru: Don Marr, Chief of Staff
Jeremy Pate, Development Services Director �(
From: Jesse Fulcher, Current Planner
Date: May 16, 2012
Subject: R-PZD 12-4079 (Project Cleveland)
RECOMMENDATION
Planning staff and the Planning Commission recommend approval of an ordinance creating a Residential Planned Zoning
District (R-PZD) for Project Cleveland, based on the development standards, plans and statement of commitments
submitted. This action will establish a unique zoning district for a 122 unit multi-family development with a 421 space
parking deck on 2.71 acres.
BACKGROUND
The subject property contains approximately 2.71 acres located at the northwest comer of Cleveland Street and Hall
Avenue. Approximately 1.60 acres is zoned RMF-40 and 1.11 acres is zoned RSF-4. The property is developed with an
existing three-building apartment complex containing 60 dwellings units, and four single-family dwellings.
The applicant proposes to construct a multi-story student housing development with 122 units, containing 450 bedrooms.
A multi-story parking garage is also proposed containing 421 parking spaces. The overall density will be 45 units per acre.
A breakdown of the density and unit count is provided on page 20 of the project booklet. The current unit count on the
property is 64. A total of 68 are permitted by the current zoning.
A traffic study was prepared by Peter's & Associates to evaluate the impact of this development on the surrounding street
network and intersections. The study was later expanded to include the intersections of Cleveland and Razorback,
Cleveland and Sunset, Cleveland and Oliver, and Wedington and Hall. A copy of the full traffic study has been included
in the packet. In addition, the developer commissioned a second traffic study by Small Arrow Engineering.This study was
not complete for the Planning Commission meeting, but has been included in the packet for review by the City Council.
Engineering staff has supplied a memo in the packet summarizing the traffic studies and other traffic-related issues and
concerns that have been submitted.
DISCUSSION
Neighborhood residents attended the Planning Commission meeting at which this project was considered to listen and
provide comments. Minutes from the meeting are included in the packet. The Planning Commission voted 7-1-0
(Pennington voting `no') to forward the project to the City Council with a recommendation for approval. Recommended
conditions were approved by the Planning Commission and are reflected in the attached staff report.
BUDGETIMPACT
None.
Ta7ye
evi le THE CITY OFFAYETTEVILLE,ARKANSAS
DEPARTMENT CORRESPONDENCE
ARKANSAS
CITY COUNCIL AGENDA MEMO
To: Mayor Jordan, City Council
Thru: Don Marr,Chief of Staff
Jeremy Pate,Development Services Director
From: Chris Brown, City Engineer
Date: May 18, 2012
Subject: R-PZD 12-4079 Project Cleveland-Review of Traffic Studies
SUMMARY
Two traffic studies have been submitted by the developer of Project Cleveland, by Peters and Associates of
Little Rock, and Small Arrow Engineering of Joplin, Mo. These studies have been reviewed by staff; findings
are as follows:
1) The methods of trip generation used by each Traffic Engineer, while slightly different,are based on
standard trip generation methods. Adjustments to the trips from standard values are supported by recent
studies of college housing, and the adjustments are conservative compared to study results.
2) The studies generally agreed on the distribution of trips to the street network, where the majority of trips
will be made on Cleveland Street toward Garland Ave. The studies do not estimate an appreciable
increase in traffic on Cleveland Street west of Razorback Road.
3) Overall, the development's impact to traffic on surrounding streets is not significant, and levels of
service on surrounding streets will remain as they exist today.
4) Pedestrian levels are expected to increase significantly, and both studies recommended improvements to
accommodate the increased pedestrian load.
Further review details are provided below.
TRIP GENERATION
Trip generation is a method of estimating the amount of traffic generated by a new development. The standard
reference document for trip generation is the Institute of Transportation Engineers (ITE) Trip Generation
Manual. For apartments such as the one proposed,the ITE Manual has several charts to cover variables such as
type of apartment, time of day (am or pm peaks), etc. Charts providing trip estimates by both dwelling units
and by persons are provided. All of these charts in the ITE Manual are developed empirically, by plotting data
from traffic studies and developing a best fit line.
The ITE Manual does not provide charts for specific types of apartments such as the student housing proposed
by Project Cleveland. Recent studies have attempted to refine trip generation rates for student housing projects
such as this. Studies at Auburn University, the University of Minnesota, and at 4 universities in Virginia have
THE CITY OF FAYETTEVILLE,ARKANSAS
shown that vehicle trips for student housing near campus, and on a transit route, may be reduced by as much as
80% from the ITE Manual estimates.
In the case of project Cleveland, the two traffic studies provided used different methods of calculating trips
generated from the development:
o Peters and Associates used the ITE Manual charts developed for Apartments, using trips per
person, and adjusted these trips based on a study at Auburn University, which estimated
reductions in trips from the ITE Manual for housing on transit routes. The reductions are 40%
for AM peak trips and 20%for PM peak trips.
o Small Arrow Engineering used the ITE Manual charts for Mid-Rise Apartments, using an
average of trips per person and trips per dwelling unit, and included an adjustment based on a
Technical Memorandum developed by Spack Consulting. (The Spack memorandum was
developed from a study of trips generated from existing housing around the University of
Minnesota.) Small Arrow's trip generation calculations for the apartments were substantially
lower than Peters and Associates; however, Small Arrow included conservative calculations for
the coffee shop that ultimately brought their calculations more in line with Peters.
Note that trip generation is either by dwelling unit, or by persons. When calculating trips by persons, both
studies used the number of bedrooms, assuming one person per bedroom.
After review of these calculations, and based on the studies reviewed related to apartment complexes on or near
campuses, and with transit availability, it is staffs opinion that the trip generation calculations are appropriate.
In fact,Peters and Associates calculations seem somewhat high for a development with this set of
characteristics.
TRAFFIC DISTRIBUTION
After the trip generation calculations,the next task it to distribute the traffic generated to the roadway network.
Using existing surrounding land uses and existing traffic data, ingress and egress route is assigned a percentage
of the traffic generated by the development.
For this project, the two traffic studies are generally in agreement on the traffic distribution. A summary of the
distribution is as follows:
Cleveland Street-East: 35-50% of generated trips
Hall Avenue: 25-35%of trips
Cleveland Street-West: 25-30% of trips
Both traffic studies estimate while 25 to 30 percent of generated trips will be to/from the west on Cleveland
Street, most of those will use Razorback Road, and only 10% of generated traffic will continue on Cleveland
Street west of Razorback Road. Using the higher numbers from the Peters study, this equates to approximately
15 vehicles in the peak hour, and 100 vehicles per average day, neither of which is expected to have a
significant effect on this segment of roadway.
