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HomeMy WebLinkAboutOrdinance 5262 ORDINANCE NO. 5262 AN ORDINANCE AMENDING CHAPTERS 161 ZONING REGULATIONS AND 166 DEVELOPMENT OF THE UNIFIED DEVELOPMENT CODE TO CHANGE BUILDING FORM AND PLACEMENT STANDARDS FOR URBAN RESIDENTIAL DEVELOPMENT. WHEREAS, the City of Fayetteville adopted Urban Residential Design Standards on March 18, 2008 to provide safe, pedestrian-friendly neighborhoods and minimize parking impacts in order to preserve surrounding property values and scenic resources; and WHEREAS,the City of Fayetteville recognizes that the existing ordinance does not always result in the desired traditional neighborhood form, resulting in a development form that may be contrary to the intent of the design standards; and WHEREAS, the proposed amendments will result in an ordinance that is more consistent with the original goals and those goals of City Plan 2025. NOW,THEREFORE 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 amends §161.10(E), §161.11(E), §162.12(E), §162.13(E), §162.14(E),and §162.15(E) Setback requirements,by replacing the 10' front setback with a 10-25' build-to zone described as follows: . "The principal fagade of a building shall be built within a build-to zone that is located between 10 feet and a line 25 feet from the front property line." Section 2. That the City Council of the City of Fayetteville,Arkansas,hereby amends §161.10, §16 1.11, §162.12, §162.13, §162.14,and §162.15 to add subsection"(H)Minimum buildable street frontage. 50% of the lot width." Section 3. That the City Council of the City of Fayetteville,Arkansas,hereby amends §161.10, §16 1.11, §162.12, §162.13, §162.14, and §162.15 to add subsection"(I)Parking regulations. No parking lots are allowed to be located in the front or side build-to zone facing a public right-of-way." Page 2 Ordinance 5262 Section 4. That the City Council of the City of Fayetteville,Arkansas,hereby repeals §166.23 of the Unified Development Code in its entirety and enacts a replacement §166.23 as shown on Exhibit"A." PASSED and APPROVED this 4"'day of August, 2009. APPROVED: ATTEST: AMU&---- W11 JO N,Mayor SO E. SMITH,Cityerk/Treasurer ,4�tc��rr�arrevri FAYETTEVILLE.- 6 {mac,eye nl a 11"lV ss � e0lq am1V s�°�es�a�Cx 70gNi�4;aa`'� EXHIBIT WWWW CHAPTER 166: DEVELOPMENT 166.23 Urban Residential Design Standards (i) Garage entries and carports shall not protrude forward from the (A) Purposes. principal facade. Driveways shall extend at least 18' into the property (1) To protect and enhance Fayetteville's from the Master Street Plan right-of- way to allow parking to occur appearance, identity, and natural and without encroaching into the right- economic vitality. of-way. (2) To create appealing street scenes so that (ii) Parking areas should be accessed development enhances the image of the City and provides safe, pedestrian-friendly by mid-block alleys whenever neighborhood environments, possible. Developments should minimize multiple driveways and (3) To minimize service and parking impacts in should utilize a shared access to order to preserve surrounding properly reduce the number of vehicle conflicts at the street. values and scenic resources that contribute to the City's economic development. (iii) On-street parallel parking may be (4) To compose attractive residential facades provided on at least one side of thestreet in front of all multi-family that enhance the economic viability of and buildings where feasible. Each on- provide compatibility with surrounding street parking space provided along property' the project.frontage shall count (B) Applicability. All references to urban residential toward the total required spaces for the development, design standards shall include the following uses .as permitted by right or conditional use in all (4) Pedestrian Circulation. zoning districts: (1) 2-F,Two-family dwellings (a) All ground floor entrances of each dwelling unit that face a public street right-of-way shall have a walkway that (2) 3-F,Three-family dwellings connects the front entrance to the public (3) MF,Multi-family dwellings sidewalk where sidewalks exist. (C) Site Development Standards. The following site (b) Urban residential projects should development standards shall apply for all urban incorporate pedestrian connections to adjacent residential and commercial residential development. properties where sidewalks and/or trails exist and can be extended in the future. (1) Intent. The intent of these site development standards is to create a pedestrian-friendly streetscape. (5) Screening Requirements if visible from the highway/street right-of-way. (2) Vehicular Access/Circulation/Parking. (a) Mechanical and utility equipment. All mechanical and utility equipment (a) Site access and internal circulation located on the wall and/or on the ground should promote pedestrian safety, shall be screened, except for air efficiency, and convenience and conditioning window units. All roof minimize conflicts between vehicles and mounted utilities and mechanical pedestrians. Continuous circulation shall equipment shall be screened by be provided throughout the site to the greatest extent possible creating a incorporating screening into the structure utilizing materials compatible complete, compact, and connected transportation network both within the with the supporting building. Mechanical and utility equipment over 30 inches in development and to the surrounding height shall meet building setbacks, neighborhood. The visual impact of unless located in a utility easement. parking areas should be minimized by locating parking behindbuildings and (b) Trash areas. Trash enclosures shall be internal to the site. screened with materials that are. CD166:1 compatible with and complementary to building type shall be differentiated the principal structure. Access should by variations in materials, colors not be visible from the public right-of and roof forms. way. (ii) Ancillary structures such as (c) Screening. Screening shall mean a view carports, garages, recreational obscuring fence, berm, vegetation, buildings and storage structures architectural treatment consistent with shall be designed as an integral the residential architecture, or a part of the project architecture. combination of the four of sufficient height to prevent the view of the (iii) The following architectural elements screened items from the public right-of- shall be required of all principal way. Vegetation shall be planted at a facades: density sufficient to become view obscuring within two years from the date a. Variations in materials; of planting. b. Insets or other relief in the wall (6) Fencing. The following types, height, and plane; location offences shall be prohibited: c. A front fagade that faces onto (a) Razor and/or barbed wire. Razor and/or the public street right-of-way barbed wire fences are prohibited, and at least one primary entry unless and except barbed wire.fences that is visible from the street. are used for agricultural purposes. d. Incorporation of two or more of (b) Chain link. Chain link fence is prohibited the following: if closer to the street than the front of the building. 1. Balconies; (c). Height.of fences in front of buildings. 2. Bays or bay windows; Fences in the front yard area shall have a maximum height of 42 inches subject 3. Variations in roof forms. to visibility requirements in. Chapter 164.09 and 164.17. 4. Porches; (D) Architectural Design Standards. 5. Dormers; (1) Intent. The intent of these building design 6. Porticoes; standards is: 7. Turrets;or (a) To ensure that urban, residential •buildings add to the character and 8. Consistent and quality of the community, offer a sense complementary of security, .and make a positive fenestration patterns. contribution to the life of the street. (F) Planning Commission Approval. An applicant (b) To maximize the quality, value and may request approval from the Planning . longevity of urban residential Commission of a variance from the maximum neighborhoods. requirements where unique circumstances exist and the effect will not adversely impact adjoining (c) To make housing appealing and or neighboring property owners. The applicant comfortable for its inhabitants. shall provide notification to adjacent property owners prior to the date of the meeting. (2) Construction and appearance design standards for urban residential development. (Ord.5918,3-18-08) (a) Building Form and Design. 166.24-166.99 Reserved (i) in order to provide a variety in form and design, one building type may not be utilized more than three times in a development. Each City of Fayetteville Staff Review Form City Council Agenda Items and Contracts, Leases or Agreements 8/4/2009 City Council Meeting Date Agenda Items Only Jesse Fulcher Planning Development Services � Submitted By Division Department Action Required: ADM 09-3332: (Urban Residential Design Standards) Submitted by City Planning Staff. The request is to amend Chapters 161 Zoning Regulations and 166.23 Urban Residential Design Standards in order to clarify parking lot location standards. Cost of this request Category 1 Project Budget Program Category 1 Project Name Account Number Funds Used to Date Program 1 Project Category Name Project Number Remaining Balance Fund Name Budgeted Item Budget Adjustment Attached Previous Ordinance or Resolution# Department Dir or Date (�6 7 Original Contract Date: 1 - 1-6 -d Original Contract Number: City rney Date Finance and Internal Services Director Date Received in City Clerk's Office ;hWftall Date/ ENT�E Receivedin 1 7 Mayor's Office Mlyor Date Comments: Revised January 15,2009 I City Council Meeting of August 4,2009 ? Agenda Item Number CITY COUNCIL AGENDA MEMO To: Mayor and City Council Thru: Don Marr, Chief of Staff From: Jeremy C. Pate, Development Services Director Date: July 15, 2009 Subject: UDC Chapter 161 Zoning Regulations and 166.23 Urban Residential Design Standards(ADM 093332) RECOMMENDATION Planning staff and the Planning Commission recommend approval of an ordinance amending Chapter 166 Development and 166.23 Urban Residential Design Standards, to clarify the permitted location of parking lots and to ensure that some of the buildings in a development front existing and new public streets. In addition, staff has included standards for individual curb-cuts and simplified the building construction and design standards (see Exhibit "A" attached). BACKGROUND The City of Fayetteville City Council adopted Urban Residential Design Standards on March 18, 2008. These standards were a benchmark of City Plan 2025 and were adopted so that future urban residential developments would enhance the image of the City of Fayetteville, provide safe, pedestrian-friendly neighborhoods and minimize parking impacts in order to preserve surrounding property values and scenic resources. DISCUSSION Urban Residential Design Standards have been applied to several projects since adoption, resulting in residential projects that meet the intent of the ordinance. However,Planning staff has realized that the parking lot and building location standards do not always result in the � desired traditional town form. The current ordinance states that all buildings must be located within a building setback line of 10' and 25' from the public right-of-way,unless the building is located at least 50' from the right-of-way, and for parking lots to be located outside of the build-to zone. These standards allow the buildings to be setback 50' and for parking to be constructed between the buildings and the public street. This design style is contradictory to the intent of the design standards and the City's adopted policies by allowing for the conventional "complex" form associated with larger developments that separate the I development from the neighborhood instead of integrating into the existing neighborhood jl fabric. BUDGETIMPACT None. i i �l A ORDINANCE NO. AN ORDINANCE AMENDING THE UNIFIED DEVELOPMENT CODE OF THE CITY OF FAYETTEVILLE, TO AMEND CHAPTER 161: ZONING REGULATIONS, AND 166 DEVELOPMENT, TO AMEND CERTAIN BUILDING FORM AND PLACEMENT STANDARDS FOR URBAN RESIDENTIAL DEVELOPMENT. WHEREAS, the City of Fayetteville City Council adopted Urban Residential Design Standards on March 18, 2008 to provide safe, pedestrian-friendly neighborhoods and minimize parking impacts in order to preserve surrounding property values and scenic resources; and WHEREAS,the City of Fayetteville recognizes that the existing ordinance does not always result in the desired traditional neighborhood form,resulting in a development form that may be contrary to the intent of the design standards; and WHEREAS, the proposed amendments will result in an ordinance that is more consistent with the original goals and those goals of City Plan 2025. NOW,THEREFORE 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 amends §161.10(E), §161.1 l(E), §162,12(E), §162.13(E), §1 62.14(E),and §162.15(E)Setback requirements,by replacing the 10' front setback with a 10-25' build-to zone described as follows: "The principal facade of a building shall be built within a build-to zone that is located between 10' and a line 25' from the front property line." Section 2. That the City Council of the City of Fayetteville,Arkansas,hereby amends §161.10, §161.11, §162.12, §162.13, §162.14,and §162.15 to add subsection"(H)Minimum buildable street .frontage. 50%of the lot width." li Section 3. That the City Council of the City of Fayetteville,Arkansas,hereby amends §16 1.10, 161.11 162.12 162.13, 162.14 and 162.15 to add subsection"(1)Parkin regulations. Noparking § � § , § § � § ( ) g g p g � lots are allowed to be located in the front or side build-to zone facing a public right-of-way." Section 4. That the City Council of the City of Fayetteville,Arkansas,hereby repeals and replaces §166.23, a copy of which marked Exhibit"A"is attached hereto and made a part hereof. 'I i i Page 2 Ord. PASSED and APPROVED this day of , 2009. APPROVED: ATTEST: i By: --- By: € LIONELD JORDAN,Mayor SONDRA E.SMITH,City Clerk/Treasurer I I; ' I i i i� i i �I i i i i EXHIBIT "A" CHAPTER 166: DEVELOPMENT 166.23 Urban Residential Design (i) Garage entries and carports shall I Standards not protrude forward from the principal facade. Driveways shall (A} Purposes. extend at least 18' into the property from the Master Street Plan right-of- (1) To protect and enhance Fayettevifle's appearance, identity, and natural and way to allow parking to occur economic vitality_ without encroaching into the right- of-way. (2) To create appealing street scenes so that {ii} Parking areas should be accessed development enhances the image of the City by mid-block alleys whenever and provides safe, pedestrian-friendly possible. Developments should neighborhood environments. minimize multiple driveways and should utilize a shared access to (3) To minimize service and parking impacts in reduce the number of vehicle order to preserve surrounding property conflicts at the street. values and scenic resources that contribute to the City's economic development. (iii) an-street parallel parking may be (4) To compose attractive residential facades provided on at least one side of the that enhance the economic viability of and street in front of all multi-family buildings where feasible. Each on- provide compatibility with surrounding street parking space provided along property. the project frontage shall count (B) Applicability. All references to urban residential toward the total required spaces for the development. design standards shall include the following uses as permitted by right or conditional use in all (4) Pedestrian Circulation, zoning districts: (1) 2-F,Two-family dwellings (a) All ground floor entrances of each dwelling unit that face a public street right-of-way shall have a walkway that (2) 3-F,Three-family dwellings connects the front entrance to the public (3) MF,Multi-family dwellings sidewalk where sidewalks exist. (b) Urban residential projects should (C) Site Development Standards. The following site incorporate pedestrian connections to development standards shall apply for all urban adjacent residential and commercial residential development. properties where sidewalks and/or trails exist and can be extended in the future. (1) Intent. The intent of these site development standards is to create a pedestrian-friendly (5) Screening Requirements if visible from the streetscape. highwayfstreet right-of-way_ (2) Vehicular Access!Circulation!Parking. (a) Mechanical and utility equipment. All mechanical and utility equipment (a) Site access and internal circulation located on the wall and/or on the ground iI should promote pedestrian safety, shall be screened, except for air efficiency, and convenience and / minimize conflicts between vehicles and conditioning window units. All roof mounted utilities and mechanical I pedestrians.Continuous circulation shall equipment shall be screened by be provided throughout the site to the incorporating screening into the i greatest extent possible creating a structure utilizing materials compatible complete, compact, and connected with the supporting building. Mechanical transportation network both within the and utility equipment over 30 inches in j development and to the surrounding height shall meet building setbacks, , neighborhood. The visual impact of unless located in a utility easement. I parking areas should be minimized by locating parking behind buildings and (b) Trash areas. Trash enclosures shall be ! internal to the site. screened with materials that are- E CD166:1 compatible with and complementary to building type shall be differentiated the principal structure. Access should by variations in materials, colors not be visible from the public right-of- and roof forms. way. (ii) Ancillary structures such as (c) Screening.Screening shall mean a view carports, garages, recreational obscuring fence, berm, vegetation, buildings and storage structures architectural treatment consistent with shall be designed as an integral the residential architecture, or a part of the project architecture. combination of the four of sufficient height to prevent the view of the (iii) The following architectural elements �. screened items from the public right-of- shall be required of all principal I way. Vegetation shall be planted at a facades: density sufficient to become view obscuring within two years from the date a. Variations in materials; of planting. b. Insets or other relief in the wall (6) Fencing. The following types, height, and plane; location of fences shall be prohibited: c. A front fagade that faces onto (a) Razor and/or barbed wire. Razor and/or the public street right of way barbed wire fences are prohibited, and at least one primary entry unless and except barbed wire fences that is visible from the street, are used for agricultural purposes. d. Incorporation of two or more of (b) Chain link. Chain link fence is prohibited the following: if closer to the street than the front of the building. 1. Balconies; (c) Height of fences in front of buildings. 2. Bays or bay windows; Fences in the front yard area shall have a maximum height of 42 inches subject 3. Variations in roof forms. to visibility requirements in Chapter 164.09 and 164.17. 4. Porches; (D) Architectural Design Standards. S. Dormers; (1) Intent. The intent of these building design 6. Porticoes; standards is: 7. Turrets;or (a) To ensure that urban residential buildings add to the character and $. Consistent and quality of the community, offer a sense complementary of security, and make a positive fenestration patterns. contribution to the lite of the street. (E) Planning Commission Approval. An applicant (b) To maximize the quality, value and may request approval from the Planning E longevity of urban residential Commission of a variance from the maximum lI neighborhoods_ requirements where unique circumstances exist ;I and the effect will not adversely impact adjoining `E (c) To make housing appealing and or neighboring property owners. The applicant comfortable for its inhabitants. shall provide notification to adjacent property owners prior to the date of the meeting. (2) Construction and appearance design standards for urban residential development. (Ord.5118,3-18-08) (a) Building f=orm and Design. 166.24-166.99 Reserved i () In order to provide a variety in form 13 and design, one building type may not be utilized more than three times in a development. Each I I MARK-UP CHAPTER 966: DEVELOPMENT 966.23 Urban Residential Design Standards (a) Site access and internal circulation should promote pedestrian safety, efficiency, and convenience and (A) Purposes. minimize conflicts between vehicles and 1 To rated and enhance Fa etteville's pedestrians. Continuous circulation shall ( ) p Y be provided throughout the site to the appearance, identity, and natural and greatest extent possible creating a economic vitality. complete, compact, and connected transportation network both within the (2) To create appealing street scenes so that development and to the surrounding development enhances the image of the City neighborhood. The visual impact of and provides safe, pedestrian-friendly parking areas should be minimized by neighborhood environments. locating parking behind buildings and internal to the site. (3) To minimize service and parking impacts in order to preserve surrounding property (i) Garage entries and carports i values and scenic resources that contribute parking I^. and ^,Fk.^, +.,,^t.,.es to the City's economic development. shall be leGa+ed be"i^a +"e fame^t build to zene and shall not protrude (4) To compose attractive residential facades forward from t"e rem^'^d^r of the that enhance the economic viability of and principal facade. Driveways shall provide compatibility with surrounding extend at least 18' inti3 the property property. from'the Master Street':PIan right-of- � way to allow parking to occur (B) Applicability. All references to urban residential without encroaching into the right- design standards shall include the following uses of-way. as permitted by right or conditional use in all zoning districts: (ii) Parking areas sl}all should be accessed by mid-block alleys (1) 2-F,Two-family dwellings whenever possible. Developments (2) 3-F,Three-family dwellings should minimize multiple driveways and should u#jlize a shared access to :reduce the .numLier of vehicle (3) MF, Multi-family dwellings conflicts at the street: (C) Site Development Standards. The following site (iii) On-street parallel parking may be development standards shall apply for all urban provided on at least one side of the residential development. street in front of all multi-family 1 Intent. The intent of these site development buildings where feasible. Each on- (1) p street parking space provided along standards is to create a pedestrian-friendly the project frontage shall count streetscape. toward the total required spaces for the development, (2) Building Siting and[Design. (4) Pedestrian Circulation. (a) All Buildings shall be designed to have a (a) All ground floor entrances of each it StFeet light of way and shall be loGated dwelling unit that face a public street WWBeR a building setbask line of 10 feet and 25 feet {~^~^ the nrrh1°^ ^+wee+ right-of-way shall have a walkway that j connects the front entrance to the public Fight ,. way, moreof W ROSS the bUil.-iRg 76 sited +"^ n from f� �"the "I•^ .ght sidewalk where sidewalks exist. of way. (b) Urban residential projects should incorporate pedestrian connections to "ell supersede yjRg GR ^: d i adjacent residential and commercial for,,." ^; th SitiRdeve^^.ClUi. a^t^ properties where sidewalks and/or trails .i exist and can be extended in the future. (3) Vehicular Access/Circulation/Parking. it CD166:1 (5) Screening Requirements if visible from the of security, and make a positive highway/street right-of-way. contribution to the life of the street. (a) Mechanical and utility equipment. All (b) To maximize the quality, value and mechanical and utility equipment longevity of urban residential located on the wall and/or on the ground neighborhoods. shall be screened, except for air conditioning window units. All roof (c) To make housing appealing and mounted utilities and mechanical comfortable for its inhabitants. equipment shall be screened by incorporating screening into the (2) Construction and appearance design structure utilizing materials compatible standards for urban residential development. with the supporting building. Mechanical and utility equipment over 30 inches in (a) Building Mas-s-, Form,and Design. height shall meet building setbacks, unless located in a utility easement_ (i) IR 'WhAR. Fesidential development sentainiAg—thFee (3) OF sero (b) Trash areas. Trash enclosures shall be screened with materials that are colors and bumldiRg MateFiaIG Shall compatible with and complementary to be used to dcffeFentoate ^ e`mild'^^ the principal structure. Access should fFom another. Only thFee1the not be visible from the public right-of- casae—b ilding type in on e way. develepment shall be peFrAitted. In order to provide a variety in form (c) Screening. Screening shall mean a view and design, one building type may obscuring fence, berm, vegetation, not be utilized more than three architectural treatment consistent with times in a development. Each the residential architecture, or a building type shall be differentiated combination of the four of sufficient by variations in materials, colors height to prevent the view of the and roof forms. screened items from the public right-of- way. Vegetation shall be planted at a (ii) Ancillary structures such as density sufficient to become view carports, garages, recreational obscuring within two years from the date buildings and storage structures of planting. shall be designed as an integral part of the project architecture_ (6) Fencing. The following types, height, and location of fences shall be prohibited: (iii) The following architectural elements shall be required of all principal (a) Razor and/or barbed wire. Razor and/or facades: an- Lirban ^^'dent'* barbed wire fences are prohibited, pFejests= unless and except barbed wire fences are used for agricultural purposes. a. Variations in materials; (b) Chain link.Chain link fence is prohibited _b. VadatiGRS 1R FOOMMIS; if closer to the street than the front of the building. b. Insets or other reliefin'-the wall plane; (c) Height of fences in front of buildings. Fences in the front yard area shall have c. A fuRGtlenal, Wehiteeturally j a maximum height of 42 inches subject emphasized eatFf. A front i to visibility requirements in Chapter facade that:..fades onto the I 154.09 and 164.17. public street right of way,and at least one primary entry-that'is (D) Architectural Design Standards. visible from the street: (1) Intent. The intent of these building design {+u} d. The prineipal fagade(s) of n° standards is: be aFlIGUlated thFOUgh the i (a) To ensure that urban residential Incorporation of two or more of buildings add to the character and the following: quality of the community, offer a sense I a: (1). Balconies; b: (2). Bays or bay windows; c (3) Insete . other relief in th al..all---p1aee Variations in roof forms. d- (4). Porches; e- (5). Dormers; f. (6). Porticoes; g: (7). Turrets; or la- (8). Consistent and complementary fenestration patterns. (E) Planning Commission Approval. An applicant may request approval from the Planning Commission of a variance from the maximum requirements where unique circumstances exist and the effect will not adversely impact adjoining or neighboring property owners. The applicant shall provide notification to adjacent property owners prior to the date of the meeting. (Ord. 5118, 3-18-08) 166.24-166.99 Reserved 'ttville PC Meeting of July 13, 2009 ARKANSAS THE CITY OF FAYETTEVILLE, ARKANSAS 125 W. Mountain St. Fayetteville, AR 72701 PLANNING DIVISION CORRESPONDENCE £etephone:_f479)575-8267 TO: Fayetteville Planning Commission FROM: Jesse Fulcher, Current Planner THRU: Jeremy Pate, Development Services Director DATE: July 2009 Updated July 16, 2009 ADM 09-3332: (URBAN RESIDENTIAL DESIGN STANDARDS): Submitted by City Planning Staff. The request is to amend Chapters 161 Zoning Regulations and 166.23 Urban Residential Design Standards in order to clarify parking lot location standards. Planner: Jesse Fulcher BACKGROUND The City of Fayetteville City Council adopted Urban Residential Design Standards on March 18, 2008. These standards were a benchmark of City Plan 2025 and were adopted so that future urban residential developments would enhance the image of the City of Fayetteville, provide safe, pedestrian -friendly neighborhoods and minimize parking impacts in order to preserve surrounding property values and scenic resources. Urban Residential Design Standards have been applied to several projects since adoption, resulting in residential projects that meet the intent of the ordinance. However, Planning Staff has realized that the parking lot and building location standards are too flexible. The current ordinance states that all buildings must be located within a building setback line of 10' and 25' from the public right-of-way, unless the building is located at least 50' from the right-of-way, and for parking lots to be located outside of the build -to zone. These standards allow the buildings to be setback 50' and for parking to be constructed between the buildings and the public street. This design style is contradictory to the intent of the design standards and the City's adopted policies by allowing for the conventional form associated with larger developments that separates the development from the neighborhood instead of integrating into the existing neighborhood fabric. PROPOSAL Planning staff recommends amending Chapter 166.23, and consegently Chapter 161, to clarify the permitted location of parking lots and to ensure that some of the buildings in a development front existing and new public streets. In addition, staff has included standards for individual curb -cuts and simplified the building construction and design standards (see Exhibit "A" attached). To clarify the parking and building location standards for urban residential projects, staff is proposing to adopt a build -to zone . and a minimum buildable street frontage percentage, as currently applied to the downtown zoning districts. The build -to zone is proposed to 10-25', which is the same standard as the City has today. Staff is recommending a minimum building street frontage of 50% of the lot width. These new standards would be applied to all Residential Multi -family zoning districts, including RT-12, and would be inserted into Chapter 161 in each zoning district. Removing the building setback line from Chapter 166.23 will also create consistency between zoning districts, since all setbacks are currently listed in Chapter 161. As currently adopted, variances from the build -to zone in Chapter 161 are reviewed by the Board of Adjustment, and variances from the build -to line in Chapter 166 are reviewed by the Planning Commission, under different standards. This change will also prohibit parking lots within 25' of the right-of-way line and require at least 50% of the lot frontage to be developed with buildings. These changes, in staff's opinion, will provide standards for urban residential projects that enhance the image of the City of Fayetteville, provide safe, pedestrian -friendly neighborhoods and minimize parking impacts in order to preserve surrounding property values and scenic resources. RECOMMENDATION Planning Staff recommends forwarding ADM 09-3332 to the City Council with a recommendation for approval. Planning Commission Action: 4 Forwarded O Denied O Tabled Motion: Winston Second: Cabe Vote: 7-0-0 Meeting Date: July 13, 2009 Comments: 15ft. I5ft. I5fL (F) Height regulations. Building Height Maximum I 45 ft. (G) Building area. The area occupied by all buildings shall not exceed 50% of the total lot area, except when a detached garage exists or is proposed; then the area occupied by all buildings shall not exceed 60% of the total lot area. (Ord. 4783, 10-18-05; Ord. 6028, 6-19-07; Ord. 5128, 4-15- 08; Ord. 5224, 3-3-09) 161.10 District RT-12, Residential Two And Three Family (A) Purpose. The RT-12 Residential District is designed to permit and encourage the development of detached and attached dwellings in suitable environments, to provide a development potential between low density and medium density with less impact than medium density development, to encourage the development of areas with existing public facilities and to encourage the development of a greater variety of housing values. (B) Uses. (1) Permitted uses. Unit 1 City-wide uses by right Unit S Single-family dwellings Unit 9 Two-family dwellings Unit 10 Three-family dwellings (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 24 Home occupations Unit 36 Wireless communications facilities (C) Density. 1 Units per acre 12 or less (D) Bulk and area regulations. Single- Two- Three- family family family Lot width 60 ft. 70 ft. 90 ft. minimum Lot area 6.000 sq. 7,260 sq. 10,890 sq. minimum ft. ft. ft. Land area 6,000 sq. 3,630 sq. 3,630 sq. ft. per ft. ft. dwelling unit (E) Setback requirements. Front Side Rear 4 The principal fa�ade of a 8 ft. 20 ft. building shall be built within a build -to zone that is located between 10' and a line 25' from the front properLy line. (F) Height regulations. 1 Building height maximum 45 ft. (G) Building area. The area occupied by all buildings shall not exceed 50% of the total lot area. (H) Minimum buildable street frontage. 50% of lot width. (I) Parking regulations. No panting lots are allowed to be located in the front or side build-tb-zone facing a public right of way. (Code 1965, App. A., Art. 5(IIA); Ord. No. 3128, 10-1-85; Code 1991, §160.032; Ord. No. 4100, §2 (Ex. A), 6-16-98; Ord. No. 4178, 8-31-99; Ord. 5028, 6-19-07; Ord. 5224, 3-3- 09) Cross reference(s)--Variance, Ch. 156. 161.11 District RMF-6, Residential Multi - Family — Six Units Per Acre (A) Purpose. The RMF-6 Multi -family Residential District is designed to permit and encourage the development of multi -family residences at a low density that is appropriate to the area and can serve as a transition between higher densities and single-family residential areas. (B) Uses. (1) Permitted uses. Unit 1 City-wide uses by right Unit 8 Single-family dwellings Unit 9 Two-family dwellings Lirinit 10 Three-family dwellings Unit 26 Multi -family dwellings (2) Conditional uses. Unit 2 I City-wide uses by conditional use permit CD161:8 TITLE XV UNIFIED DEVELOPMENT CODE Unit 3 Public protection and utility facilities Unit 4 Cultural and recreational facilities Unit 5 Government facilities Unit 11 Manufactured home park Unit 24 Home occupations Unit 25 Professional offices Unit 36 Wireless communications facilities (C) Density. Units per acre I 6 or less 11 (D) Bulk and area regulations. (1) Lot width minimum. Manufactured home park 100 ft. Lot within a manufactured home pork 50 ft. Single-family 60 ft. Two-family 60 ft. Three and more 90 ft. Professional offices 100 ft. (2) Lot area minimum. Manufactured home park 3 acres Lot within a Manufactured home park 4,200 sq. ft. Townhouse: .Development +Individual lot 10,000 sq. ft. 2,500 sq. ft. Single-family 6,000 sq. ft. Two-family 7,000 sq. ft. Three or more 9,000 sq. ft. Fraternity or Sorority 2 acres Professional offices 1 acre (3) Land area per dwelling unit. Manufactured home 3,000 sq. ft. Apartments: No bedrooms 1,700 sq. ft. One bedroom 1,700 sq. ft. Two or more bedrooms 2,000 sq. ft. Fraternity or Sorority 1,000 sq. ft. per resident (E) Setback requirements. Front Side Rear 4.0 The ;:principal facade of a 8 ft. 25 ft. building shall be built within a build to zone that is located between :1D and a line 25' from the front, proa ::line: Cross reference(s)--Variances, Ch. 156. (F) Building height regulations. Ii Building Height Maximum I 60 ft. Height regulations. Any building which exceeds the height of 20 feet shall be set back from any side boundary line of an adjacent single family district, an additional distance of one foot for each foot of height in excess of 20 feet. (G) Building area. None. (H) Minimum buildable street frontage. 50% of lot width. (I) Parking regulations. No parking lots are allowed to be located in the front or side build -to -zone facing a public right of way. (Ord. No. 4325, 7-3-01; Ord. 5028, 6-19-07; Ord. 5224, 3-3- 09) 161.12 District RMF-12, Residential Multi - Family — Twelve Units Per Acre (A) Purpose. The RMF-12 Multi -family Residential District is designed to permit and encourage the development of multi -family residences at a moderate density that is appropriate to the area. (B) Uses. (1) Permitted uses. Unit 1 City-wide uses by right Unit 8 Single-family dwellings Unit 9 Two-fami!y dwellings Unit 10 Three-family dwellings Unit 26 Multi -family dwellings (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 11 Manufactured home park Unit 24 Home occupations Unit 25 Professional offices Unit 36 Wireless communications facilities CD161:9 (C) Density. Unitsper acre I 12 or less Ii (D) Bulk and area regulations. (1) Lot width minimum. Manufactured home park 100 ft. Lot within a manufactured home park 50 ft. Single family 60 ft. Two-famiLy 60 ft. Three and more 90 ft. Professional offices 100 ft. (z) Lot area minimum. Manufactured home park 3 acres Lot within a manufactured home park 4,200 sq. ft. Townhouse: Development Individual lot 10,000 sq. ft. 2,500 sq. ft. Single-family 6,000 sq. ft. Two-family 7,000 sq. ft. Three or more 9,000 sq. ft. Fraternity or Sorority 2 acres Professional offices 1 acre (Ord. No. 4325, 7-3-01; Ord. 5028. 6-19-07; Ord. 5224, 3-3- 09) 161.13 District RMF-18, Residential Multi - Family -- Eighteen Units Per Acre (A) Purpose. The RMF-18 Multi -family Residential District is designed to permit and encourage the development of multi -family residences at a medium density that is appropriate to the area. (B) Uses. (1) Permitted uses. Unit I City-wide uses by right Unit 8 Single-family dwellings Unit 9 Two-family dwellings Unit 10 Three-family dwellings Unit 26 Multi -family dwellings (2) Conditional uses. (3) Land area per dwelling unit. Manufactured home 3,000 sq. ft. Apartments: No bedrooms 1,700 sq. ft. One bedroom 1,700 sq. ft. Two or more bedrooms 2,000 sq. ft. Fraternity or Sorority 1,000 sq. ft. per resident (E) Setback requirements. Front Side Rear 4$ The principal facade of a 8 ft. 25 ft. building ,.shall be built within a build -to, ;zone that is located between 10' and a line 26' from the front;property, line. 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 11 Manufactured home park Unit 24 Home occupations Unit 25 Professional offices Unit 36 Wireless communications facilities (C) Density. Units per acre 18 or less II (D) Bulk and area regulations. Cross reference(s)-Variances, Ch. 156 (1) Lot width minimum. (F) Building height regulations. Ii Building Height Maximum I 60 ft. Ii Height regulations. Any building which exceeds the height of 20 feet shall be set back from any side boundary line of an adjacent single family district, an additional distance of one foot for each foot of height in excess of 20 feet. (G) Building area. None. (H) Minimum buildable street frontage. 50% of lot width. (I) Parking regulations. No parking lots are allowed to be located in the front or side build -to -zone facing a public right of way. Manufactured home park 100 ft. Lot within a manufactured home park 50 ft. Single-family 60 ft. Two-family 60 ft. Three and more 90 ft. Professional offices 100 ft. (2) 'Lot area minimum. Manufactured home park 3 acres Lot within a manufactured home park 4,200 sq. ft. Townhouse: Development Individual lot 10,000 sq. ft. 2,500 sq. ft. Sin le-fami) 6,000 sq. ft. Two-family 7,000 sq. ft. CD161:10 TITLE XV UNIFIED DEVELOPMENT CODE Three or more 9,000 sq. ft. Fraternity or Sorority 2 acres Professional offices 1 acre Unit 9 Two-fami!y dwellings Unit 10 Three-family dwellings Unit 26 Multi -family dwellings (3) Land area per dwelling unit. (2) Conditional uses. Manufactured Home 3,000 sq. ft. Apartments: No bedrooms 1,700 sq. ft. One bedroom 1,700 sq. ft. Two or more bedrooms 2,000 sq. ft. Fraternity or Sorority 1,000 sq. ft. per resident (E) Setback requirements. Front Side Rear 40 The principal fa�ade of a 8 ft. 25 ft. building.. shall : be built within a build -to ' zone that is located between 10 and a line 25from the'fror t pro ert ° line. 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 11 Manufactured home park Unit 25 Professional offices Unit 24 Home occupations Unit 36 Wireless communications facilities (C) Density. Units per acre I 24 or less ii (D) Bulk and area regulations. Cross reference(s) —Variances, Ch. 156. (1) Lot width minimum. (F) Building height regulations. [Building Height Maximum I 60 ft. Height regulations. Any building which exceeds the height of 20 feet shall be set back from any side boundary line of an adjacent single family district, an additional distance of one foot for each foot of height in excess of 20 feet. (G) Building area. None. (H) Minimum buildable street frontage. 50% of lot width. (I) Parking regulations. No parking lots are allowed to be located in the front or side build -to -zone facing`a public right way. (Ord. No. 4325, 7-3-01; Ord. 5025, 6-19-07; Ord. 5224, 3-3- 09) 161.14 District RMF-24, Residential Multi - Family -- Twenty -Four Units Per Acre (A) Purpose. The RMF-24 Multi -family Residential District is designed to permit and encourage the developing of a variety of dwelling types in suitable environments in a variety of densities. (B) Uses. (1) Permitted uses. Unit I City-wide uses by right Unit 8 Single-family dwellings Manufactured home park 100 ft. Lot within a Manufactured home park 50 ft. Single-family 60 ft. Two-family 60 ft. Three or more 90 ft. Professional offices 100 ft. (2) Lot area minimum. Manufactured home park 3 acres Lot within a mobile home park 4,200 sq. ft. Townhouses: Development Individual lot 10,000 sq. ft. 2,500 sq. ft. Single-family 6,000 sq. ft. Two-family 7,000 sq. ft. Three or more 9,000 sq. ft. Fraternity or Sorority 2 acres Professional offices 1 acres (3) Land area per dwelling unit. Manufactured home 3,000 sq. ft. Apartments: No bedroom 1,700 sq. ft. One bedroom 1,700 sq. ft. Two bedroom 2,000 sq. ft. Fraternity or Sorority 1,000 sq. ft. per resident (E) Setback requirements. Front I Side I Rear CD161:11 4O The principal facade of a 8 ft. 25 ft. building shall be built within a build -to zone that is located between 10' and a line 25' from the front property line. HHOD Front HHOD HHOD Side Rear 4 The principal facade of a 8 ft. 15 ft. building shall be built within a build -to zone that is located between 15' and a line 25' from the front property like. Cross reference(s)--Variance, Ch. 156. (F) Building height regulations. Building Height Maximum I 60ft. Height regulations. Any building which exceeds the height of 20 feet shall be set back from any side boundary line of an adjacent single family district, an additional distance of one foot for each foot of height in excess of 20 feet. (G) Building area. None. (H) Minimum buildable street frontage. 50% o₹ lot width. (1) Parking regulations. No parking lots are allowed to be located in the front or side build -to -zone facing a public right of way. (Code 1965, App. A., Art. 5(111); Ord. No. 2320, 4-6-77; Ord. No. 2700, 2-2-81; Code 1991, §160.033; Ord. No. 4100, §2 (Ex. A), 6-16-98; Ord. No. 4178, 8-31-99; Ord. 5028, 6-19- 07; Ord. 5079, 11-20-07; Ord. 5224, 3-3-09) 161.15 District RMF-40, Residential Multi - Family -- Forty Units Per Acre (A) Purpose. The RMF-40 Multi -family Residential District is designated to protect existing high density multi -family development and to encourage additional development of this type where it is desirable. (B) Uses. (1) Permitted uses. Unit I City-wide uses by right Unit 8 Single-family dwellings Unit 9 Two-family dwellings Unit 10 Three-family dwellings Unit 26 Multi -family dwellings (2) Conditional uses. Unit 2 City-wide uses by CUP Unit 3 Public protection and utility facilities Unit 4 Cultural and recreational facilities Unit 5 Government facilities Unit 11 Manufactured home park Unit 24 Home occupation Unit 25 Professional offices Unit 36 Wireless communications facilities (C) Density. Units per acre I 40 or less II (D) Bulk and area regulations. (1) Lot width minimum. Manufactured home park 100 ft. Lot within a manufactured home park 50 ft. Single-family 60 ft. Two-family 60 ft. Three or more 90 ft. Professional offices 100 ft. (2) Lot area minimum. Manufactured home park 3 acres Lot within a manufactured home park 4,200 sq. ft. Townhouses: Development Individual lot 10,000 sq. ft. 2,500 sq. ft. Single-family 6,000 sq. ft. Two-family 6,500 sq. ft. Three or more 8,000 sq. ft. Fraternity or Sorority 1 acre (3) Land area per dwelling unit. Manufactured home park 3,000 sq. ft. Townhouses & Apartments No bedroom 1,000 sq. ft One bedroom 1,000 sq. ft. Two or more bedrooms 1,200 sq. ft. Fraternity or Sorority 500 sq. ft. per resident (E) Setback requirements. Front Side Rear 40' The principal :. fa�ade of .a 8 ft. 20 ft. building shall be built within : a build -to zone that is located between 10and :a` line 25 from the front to a line: CD161:12 Cross references) --Variance, Ch. 156. TITLE XV UNIFIED DEVELOPMENT CODE (F) Building height regulations. Building Height Maximum I 60 ft. Height regulations. Any building which exceeds the height of 20 feet shall be set back from any side boundary line of an adjacent single family district, an additional distance of one foot for each foot of height in excess of 20 feet. (G) Building area. None. (H) Minimum buildable street frontage. 50% of lot width. (I) Parking regulations. No parking lots are allowed to be located in the front or side build -to -zone facing a public right of way. (Code 1965, App. A., Art. 5(IV); Ord. No. 2320, 4-5-77; Ord. No. 2700, 2-2-81; Ord. No. 1747, 6-29-70; Code 1991, §160.034; Ord. No. 4100, §2 (Ex. A), 6-16-98; Ord. No. 4178, 8-31-99; Ord. 5028, 6-19-07; Ord. 5224, 3-3-09) 161.16 District R -O, Residential Office (A) Purpose. The Residential -Office District is designed primarily to provide area for offices without limitation to the nature or size of the office, together with community facilities, restaurants and compatible residential uses. (B) Uses. (1) Permitted uses. Unit 1 City-wide uses by right Unit 5 Government facilities Unit 8 Single-family dwellings Unit 9 Two-family dwellings Unit 12 Offices, studios and related services Unit 25 Professional offices (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 11 Manufactured home park Unit 13 Eating places Unit 15 Neighborhood shopping gsh0ppj99 goods Unit 24 Home occupations Unit 26 Multi -family dwellings Unit 36 Wireless communications facilities Unit 42 Clean technologies (C) Bulk and area regulations. (Per dwelling unit for residential structures) (1) Lot width minimum. Manufactured home park 100 ft. Lot within a manufactured home park 50 ft. Single-family 60 ft. Two-family 60 ft. Three or more 90 ft. (2) Lot area minimum. Manufactured home park 3 acres Lot within a manufactured home park 4,200 sq. ft. Townhouses: Development Individual lot 10,000 sq. ft. 2,500 sq. ft. Single-family 6,000 sq. ft. Two-family 6,500 sq. ft. Three or more 8,000 sq. ft. Fraternity or Sorority 1 acre (3) Land area per dwelling unit. Manufactured home 3,000 sq. ft. Townhouses & apartments: No bedroom 1,000 sq. ft. One bedroom 1,000 sq. ft. Two or more bedrooms 1,200 sq. ft. Fraternity or Sorority 500 sq. ft. per resident (D) Density. Units per acre I 24 or less (E) Setback regulations. Front 15 ft. Front, if parking is allowed between the right-of-way and the building 50 ft. Front, in the Hillside Overlay District 15 ft. Side 10 ft. Side. when contiguous to a residential district 15 ft. Side, in the Hillside Overlay District 8 ft Rear, without easement or alley 25 ft. Rear, from center line of public alley 10 ft. Rear, in the Hillside Overlay District 15 ft. (F) Building height regulations. Building Height Maximum I 60 ft. CD161:13 Height regulations. Any building which exceeds the height of 20 feet shall be set back from any side boundary line of an adjacent single family district an additional distance of one foot for each foot of height in excess of 20 feet.