HomeMy WebLinkAboutORDINANCE 6057113 West Mountain Street
Fayetteville, AR 72701
(479)575-8323
Ordinance: 6057
File Number: 2018-0180
ADM 18-6123 (751 N. SALEM RD./FOREST HILLS PZD AMEND):
IIIIIIIIIIIIIII IIII IIIIIIIII IIIIIIIIIIIIIIIIIIIIIIIIIIIIIIIIIIIIIIIIIIIIIIII
Doc ID: 018007440004 Type: REL
Kind: ORDINANCE
Recorded: 05/11/2018 at 01:34:17 PM
Fee Amt: $30.00 Pape i of 4
Washington County, AR
Kyle Sylvester Circuit Clerk
File2018-00013420
AN ORDINANCE TO AMEND THE FOREST HILLS RESIDENTIAL PLANNED ZONING DISTRICT
(07-2793) TO ADD USE UNIT 14, HOTELS, MOTELS, AND AMUSEMENT FACILITIES TO THE
PERMITTED USES WITHIN PLANNING AREA 2
WHEREAS, the owner of the Forest Hills Residential Planned Zoning District proposes to build a multi-
story hotel on the southern portion of Planning Area 2, which is currently not allowed without amending
the R-PZD to add Use Unit 14, Hotels, Motels, and Amusement Facilities to the permitted uses
within that planning area.
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 approves the owner's
request to amend the Forest Hills Residential Planned Zoning District to add Use Unit 14, Hotels, Motels,
and Amusement Facilities to the permitted uses within Planning Area 2, with the following conditions:
1. All conditions of approval from the previously approved Forest Hills R-PZD (07-2793) shall remain
in full force and effect;
2. In addition to those architectural standards proposed by the applicant, this development shall be
subject to all requirements of the Commercial, Office, and Mixed -Use Design and Development
Standards;
3. Approval of this R-PZD modification does not grant approval of the development details for the
project. The proposed hotel will be required to be reviewed for compliance with all Unified
Development Code requirements as part of the standard development review process; and
Page 1 Printed on 414118
Ordinance: 6057
File64ll1 bac 2018-0180
4. The zoning requirements attached to the staff memo will be in addition to all previous zoning
regulations on the subject property.
PASSED and APPROVED on 4/3/2018
Approved:
C
Lioneld
Attest:
Sondra E. Smith, City Clerk �`FIRE4�i
C'3 • w
IT
CIdis (1 1 L�y4y
Page 2 Printed on 414118
ADM18-6123 FOREST HILLS PZD 18-6123
Close Up View Exhibit 'A'
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Legend
' Planning Area
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' Fayetteville City Limits
L
Trail (Proposed)
I _ Design Overlay District
Building Footprint
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0 75 150 300 450 600
1 inch = 200 feet
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RMF -24
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Commercial, Industrial, Residential
PLANNING AREA 2 DESCRIPTION:
18-6123
Exhibit 'B'
Lots 20-23, of the Lot Split of Lot 5, filed for record as Document 2017-0003264, being
an Addition to the City of Fayetteville, Washington County, Arkansas.
Washington County, AR
I certify this instrument was filed on
05/11/2018 01:34:17 PM
and recorded in Real Estate
File Number 2.M18-000"
-00013420
Kyle Sylvester -8irc�it Clerk
by
City of Fayetteville, Arkansas 113 West Mountain Street
Fayetteville, AR 72701
(479) 575-8323
Text File
File Number: 2018-0180
Agenda Date: 4/3/2018 Version: 1 Status: Passed
In Control: City Council Meeting File Type: Ordinance
Agenda Number: C. 5
ADM 18-6123 (751 N. SALEM RD./FOREST HILLS PZD AMEND):
AN ORDINANCE TO AMEND THE FOREST HILLS RESIDENTIAL PLANNED ZONING DISTRICT
(07-2793) TO ADD USE UNIT 14, HOTELS, MOTELS, AND AMUSEMENT FACILITIES TO THE
PERMITTED USES WITHIN PLANNING AREA 2
WHEREAS, the owner of the Forest Hills Residential Planned Zoning District proposes to build a multi -story
hotel on the southern portion of Planning Area 2, which is currently not allowed without amending the R-PZD
to add Use Unit 14, Hotels, Motels, and Amusement Facilities to the permitted uses within that planning area.
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 approves the owner's request to
amend the Forest Hills Residential Planned Zoning District to add Use Unit 14, Hotels, Motels, and
Amusement Facilities to the permitted uses within Planning Area 2, with the following conditions:
1. All conditions of approval from the previously approved Forest Hills R-PZD (07-2793) shall remain in
full force and effect;
2. In addition to those architectural standards proposed by the applicant, this development shall be subject
to all requirements of the Commercial, Office, and Mixed -Use Design and Development Standards;
3. Approval of this R-PZD modification does not grant approval of the development details for the
project. The proposed hotel will be required to be reviewed for compliance with all Unified
Development Code requirements as part of the standard development review process; and
4. The zoning requirements attached to the staff memo will be in addition to all previous zoning regulations
on the subject property.
City of Fayetteville, Arkansas Page 1 Printed on 41412018
Y
Garner Stoll
Submitted By
City of Fayetteville Staff Review Form
2018-0180
Legistar File ID
4/3/2018
City Council Meeting Date - Agenda Item Only
N/A for Non -Agenda Item
3/16/2018 City Planning /
Development Services Department
Submitted Date Division / Department
Action Recommendation:
ADM 18-6123: Administrative Item (LOTS 22/FOREST HILLS PZD AMENDMENT, 440): Submitted by MORRISON
SHIPLEY & ASSOCIATES for property located at LOT 22, FOREST HILLS PZD. The property is zoned CPZD,
COMMERCIAL PLANNED ZONING DISTRICT and contains approximately 3.248 acres. The request is to amend the
original PZD to allow hotels.
Budget Impact:
Account Number Fund
Project Number
Budgeted Item? NA
Does item have a cost? No
Budget Adjustment Attached? NA
Previous Ordinance or Resolution #
Original Contract Number:
Comments:
Current Budget
Funds Obligated
Current Balance
Item Cost
Budget Adjustment
Remaining Budget
Project Title
Approval Date
V20140710
Win
CETY OF
FAYETTEitILL.E
A1iKANSAS
MEETING OF APRIL 3, 2018
TO: Mayor and City Council
CITY COUNCIL AGENDA MEMO
THRU: Andrew Garner, Planning Director
FROM: Jonathan Curth, Senior Planner
DATE: March 16, 2018
SUBJECT: ADM 18-6123: Administrative Item (LOTS 22/FOREST HILLS PZD
AMENDMENT, 440): Submitted by MORRISON SHIPLEY & ASSOCIATES for
property located at LOT 22, FOREST HILLS PZD. The property is zoned CPZD,
COMMERCIAL PLANNED ZONING DISTRICT and contains approximately 3.248
acres. The request is to amend the original PZD to allow hotels.
RECOMMENDATION:
Staff and the Planning Commission recommend approval of ADM 18-6123 with the following
conditions:
1. All conditions of approval from the previously approved Forest Hills R-PZD 07-2793 shall
apply;
2. In addition to those architectural standards proposed by the applicant, this development
shall be subject to all requirements of the Commercial, Office, and Mixed-use Design and
Development Standards;
3. Approval of this R-PZD modification does not grant approval of the development details
for the project. The proposed hotel will be required to be reviewed for compliance with all
Unified Development Code requirements as part of the standard development review
process; and
4. The attached zoning requirements will be in addition to all previous zoning regulations on
the subject property.
BACKGROUND:
The Forest hills Residential Planned Zoning District (R-PZD) contains approximately 80 acres,
divided into five distinct planning areas. Planning Area 2, of which the subject property is a part
and is named The Village at Forest Hills, contains approximately 11 acres and was approved to
be developed with four mixed-use structures and four one-story retail and office structures. To
date, several developments and amendments have been made in Planning Area 2 of Forest Hills.
These are as follows:
Mailing Address:
113 W. Mountain Street www.fayetteville-ar.gov
Fayetteville, AR 72701
• April 2012: Planet Fitness, a private fitness center, was approved by the Planning
Commission and subsequently constructed;
• March 2013: Aspen Square, a four -unit retail building was approved by staff and
subsequently constructed;
• December 2013: Planning Area 3 was amended to reduce the number of dwellings from
100 to 72 and remove the requirement for vertical mixed-use;
• April 2015: The Flats at Forest Hills, four 16 -unit multi -family buildings were proposed and
later withdrawn by the applicant; and
■ June 2016: The Flat at Forest Hills, five buildings with 55 multi -family dwellings was
approved by the Planning Commission, but never constructed.
All told, two single -story, single -use buildings have been built in Planning Area 2. Topographically,
Planning Area 2 is relatively flat, with a large area of tree canopy in the southeast corner and an
existing pond in the southwest corner that is intended to be an amenity and serve as stormwater
detention.
Request: The applicant proposes to build two multi -story hotels on the southern portion of
Planning Area 2 (Lot 22). These buildings, along with the previous commercial projects, will
essentially build -out this planning area. Overall, the request is not consistent with the approved
R-PZD requirements, the final site design, and the overall land use plan for Planning Area 2.
FINDINGS:
Staff finds that the proposal to amend Planning Area 2 of the Forest Hills PZD as requested by
the applicant is compatible with adjacent land uses and generally consistent with City Plan
2030. Development in the immediate area is a mixture of nonresidential and residential uses of
varying density and intensity. To the north and west are a grocery store, fitness center,
restaurants, and other services, while to the east are properties developed with varying levels of
attached -residential density. The property to the south, although undeveloped, is zoned for
attached residential dwellings per the Forest Hills Planning Area 3 requirements.
With regards to aesthetics, the applicant proposes to expand upon the existing architectural
standards by proscribing more specific details than are currently required in Planning Area 2.
This includes glazing on the first floor and detailing to keep with some of the Forest Hills R-PZD
themes. This coupled with the stair -stepped height requirements for buildings next to residential
property help ensure that development does not detract from surrounding land uses.
Lastly, the proposed hotels will provide patrons walkable access to the adjacent grocery store,
restaurants, and services, thereby potentially reducing vehicular trips. As a location for hotel
development, the property's proximity to Salem Road, a Collector -classified street, and the
nearby Interstate 49 interchange may facilitate the movement of patrons as they utilize the
hotels.
DISCUSSSION:
On March 12, 2018, the Planning Commission forwarded the proposal to the City Council with a
recommendation of approval by a vote of 8-0-0. No public comment was made.
BUDGET/STAFF IMPACT:
N/A
Attachments:
• Exhibit A
• Exhibit B
• Application
• Planning Commission Staff Report
ADM 18-6123 FOREST HILLS PZD 18-6123
Close Up View I Exhibit 'A'
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WE01N&T._0N_
BLACK FQREST DR
RPZD
Legend
Planning Area
Fayetteville Cit Limits
Y Y
Trail (Proposed)
Design Overlay District
Building Footprint
O
w
Feet
0 75 150 300 450 600
1 inch = 200 feet
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JEWELL RD
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Commercial, Industrial, Residential
18-6123
Exhibit 'B'
PLANNING AREA 2 DESCRIPTION:
Lots 20-23, of the Lot Split of Lot 5, filed for record as Document 2017-0003264, being
an Addition to the City of Fayetteville, Washington County, Arkansas.
CITY OF FAYETTEVILLE, ARKANSAS
REZONING
FOR STAFF USE ONL Y
f EE: $325.00
.Dale Applicalion Submilled:
Sigh Fee. $5.00
Dale Accepted as Complete:
S -T R:
Case /Appeal Number:
PPM.-
PII;Public
PublicHearing Date:
,Zane:
Please .fill out this forni completely, supplying all necessary information and documentation to support your request.
Your application will not he placed on the Planning Commission agenda until this information is furnished
Application -
Indicate one contact person for this request:
Applicant (person inaking request):
Name: Charles Palmer
Forest Hills Village, LLC
Address: P.O. Box 10210
Fort Smith. AR 72917
E-mail: ofhcenalmeraa com
Applicant ✓ Representative
Representative (engineer, surveyor, realtor, etc.):
Name: Patrick Foy
Morrison-ShipleyMorfison-Shipley Engineers
Address: 2407 SE Cottonwood Street
Bentonville, AR 72712
E-mail: pfoarnorrisonshipllpy.com,_
Phone: Phone:
479) 783-0209 ( 479) 273-2209
Fax: Fax:
Site Address I Location: Lot 22 of Forest Hills, Northeast corner of Salem and Jewell east of the retention pond
Current Zoning District: C_PZD
Requested Zoning District: C_PZ,D
Assessor's Parcel Number(s) for subject property: 765-29415.000
FINANCIAL JATTERESTS
The following entities and / or people have financial interest in this project:
Forest Hills Village. LLC and VED Construction LLC
March 2014
Page 1
APPLICANT/ REPRESE NIATIVE: I certify under penalty of perjury that the foregoing statements and answers
herein Trade all data, information, and evidence herewith submitted are in all respects, to the best of my knowledge
and belief, true and correct. 1 understand that submittal of incorrect or false infonnation is grounds for invalidation
of application completeness, determination, or approval. I understand that the City might not approve what I am
applying for, or might set conditions on approval.
Name (printcO: Patrick Foy pate: 02/12/2018
PROPERTY 0WIV R(S) /A L'THORIZED AGEW: I/we certify under penalty of perjury that 1 am/we are the
owner(s) of the property that is the subject of this application and that I/we have read this application and consent to
its filing, (If signed by the authorized agent, a letter front each property owner mast he provided indicating that
the age7tt is authorized to act on his/her behalf.)
Property Owners of Re rd (attach aefelithurr info if necessary):
Name (pr �� .t-` f �-_ Address:
Phone:
Date: 2� -/ -/ 2 { )
Name rinted): Address-
Signature.
ddress;Signature
Phone:
Date-. f 1
Rezoning Checklist:
Attach thefollowing items to this applicotion:
(1) Payment in full of applicable tees for processing the application:
$325.00 application fee
$5.00 public notification sign fee
(2) A legal description of the property to be rezoned. A survey may be required if the
property description can not accurately be platted or if it is described by referring to
other deeds.
(3) CD containing a copy of the legal description in .:VIS Word and all required
submittal items should be also included on the CD in PDF format.
(4) A copy of the county parcel map from the Washington County Assessors office or
from the Washington County website The subject
property and all adjacent parcels should be identified on this parcel map_ The owner's
name, official mailing address, and the parcel number for every adjacent property shall
be shown on this map.
AJarch 2014
Page 2
I Wis
CITY OF PLANNING COMMISSION MEMO
FAYETTi*VILLE
ARKANSAS
TO: City of Fayetteville Planning Commission
THRU: Andrew Garner, City Planning Director
FROM: Jonathan Curth, Senior Planner
MEETING DATE: March 12, 2018 (Updated with Planning Commission Results)
SUBJECT: ADM 18-6123: Administrative Item (LOTS 22/FOREST HILLS PZD
AMENDMENT, 440): Submitted by MORRISON SHIPLEY &
ASSOCIATES for property located at LOT 22, FOREST HILLS PZD. The
property is zoned CPZD, COMMERCIAL PLANNED ZONING DISTRICT
and contains approximately 10.90 acres. The request is to amend the
original PZD to allow hotels.
RECOMMENDATION:
Staff recommends forwarding ADM 18-6123 to the City Council with a recommendation for
approval.
BACKGROUND:
The Forest hills Residential Planned Zoning' District (R-PZD) contains approximately 80 acres,
divided into five distinct planning areas. Planning Area 2, of which the subject property is a part
and is named The Village at Forest Hills, contains approximately 11 acres and was approved to
be developed with four mixed-use structures and four one-story retail and office structures. To
date, several developments and amendments have been made in Planning Area 2 of Forest Hills.
These are as follows:
April 2012: Planet Fitness, a private fitness center, was approved by the Planning
Commission and subsequently constructed;
• March 2013: Aspen Square, a four -unit retail building was approved by staff and
subsequently constructed;
December 2013: Planning Area 3 was amended to reduce the number of dwellings from
100 to 72 and remove the requirement for vertical mixed-use;
April 2015: The Flats at Forest Hills, four 16 -unit multi -family buildings were proposed and
later withdrawn by the applicant; and
• June 2016: The Flat at Forest Hills, five buildings with 55 multi -family dwellings was
approved by the Planning Commission, but never constructed.
All told, two single -story, single -use buildings have been built in Planning Area 2. Topographically,
Planning Area 2 is relatively flat, with a large area of tree canopy in the southeast corner and an
existing pond in the southwest corner that is intended to be an amenity and serve as stormwater
detention Surrounding land use and zoning is depicted on Table 1.
anmrig Commission
Mailing Address; March 12, 2018
113 W. Mountain Street www.fayettevilleAWNItem 7
Fayetteville, AR 72701 18-6123 Forest Hills PZD Amend.
Page 1 of 24
Table 1
burrounal"g Lana use ana tonin
Direction Land Use Zoning
North Commercial m, services R-PZD, Residential Planned Zonin2 District
South Undeveloped R-PZD, Residential Planned Zoning District
East Multi -family Residential; R -O, Residential Office;
2 -Family Residential RMF -24, Residential Multi -family, 24 Units per Acre
West Commercial rocery store, restaurants, retail) R-PZD, Residential Planned Zoning District
Request: The applicant proposes to build two multi -story hotels on the southern portion of
Planning Area 2 (Lot 22). These buildings, along with the previous commercial projects, will
essentially build -out this planning area. Overall, the request is not consistent with the approved
R-PZD requirements, the final site design, and the overall land use plan for Planning Area 2.
Therefore, the applicant is requesting that the Planning Commission and City Council approve an
amendment to Planning Area 2, allowing for Use Unit 14, Hotel, Motel, and Amusement Facilities
among the permitted uses. As a part of this, the number of dwellings in the Planning Area will be
reduced from 100 to zero, to be replaced by 155 guestrooms. Additionally, elaboration of the
existing architectural standards is proposed and can be found attached.
Public Comment: Staff has received no public comment regarding this request.
FINDINGS:
Staff finds that the proposal to amend Planning Area 2 of the Forest Hills PZD as requested by
the applicant is compatible with adjacent land uses and generally consistent with City Plan
2030. Development in the immediate area is a mixture of nonresidential and residential uses of
varying density and intensity. To the north and west are a grocery store, fitness center,
restaurants, and other services, while to the east are properties developed with varying levels of
attached -residential density. The property to the south, although undeveloped, is zoned for
attached residential dwellings per the Forest Hills Planning Area 3 requirements.
With regards to aesthetics, the applicant proposes to expand upon the existing architectural
standards by proscribing more specific details than are currently required in Planning Area 2.
This includes glazing on the first floor and detailing to keep with some of the Forest Hills R-PZD
themes. This coupled with the stair -stepped height requirements for buildings next to residential
property help ensure that development does not detract from surrounding land uses.
Lastly, the proposed hotels will provide patrons walkable access to the adjacent grocery store,
restaurants, and services, thereby potentially reducing vehicular trips. As a location for hotel
development, the property's proximity to Salem Road, a Collector -classified street, and the
nearby Interstate 49 interchange may facilitate the movement of patrons as they utilize the
hotels.
RECOMMENDATION: Staff recommends forwarding ADM 18-6123 to City Council with a
recommendation for approval with conditions.
RECOMMENDED MOTION: "I move to forward ADM 18-6123 to the City Council with a
recommendation of approval with conditions as recommended by staff."
Planning Commission
March 12, 2018
G:\ETC\Development Services Review\2018\Development Review\18-6123 ADM Agenda Item 7
751 N. Salem Rd. (Forest Hills PZD Amend.) 440\03 Planning Com miss ion\03-12-2018 18-6123 Forest Hills PZD Amend.
Page 2 of 24
Conditions of Approval
1. All conditions of approval from the previously approved Forest Hills R-PZD 07-2793 shall
apply;
2. In addition to those architectural standards proposed by the applicant, this development
shall be subject to all requirements of the Commercial, Office, and Mixed-use Design and
Development Standards;
3. Approval of this R-PZD modification does not grant approval of the development details
for the project. The proposed hotel will be required to be reviewed for compliance with all
Unified Development Code requirements as part of the standard development review
process; and
4. The attached zoning requirements will be in addition to all previous zoning regulations on
the subject property.
PLANNING COMMISSION ACTION: Required YES
Date: March 12, 2018 O Tabled ® Forwarded O Denied
I Motion: Niederman
1 Second: Brown
jVote: 8-0-0, with conditions as recommended by staff
CITY COUNCIL ACTION: Required YES
Date: April 3, 2018 (Tentative) O Approved O Denied
BUDGET/STAFF IMPACT:
None
Attachments:
• Request Letter
• Proposed PZD Amendment
• Conceptual Elevations
• Original PZD Design and Planning Area 2 Standards
Previously -approved Planning Area 2 Project Elevations
• One Mile Map
• Close -Up Map
■ Current Land Use Map
■ Future Land Use Map
Planning Commission
March 12, 2018
G:\ETC\Development Services Review\2018\Development Review\18-6123 ADM Agenda Item 7
751 N. Salem Rd. (Forest Hills PZD Amend.) 440\03 Planning Commission\03-12-2018 18-6123 Forest Hills PZD Amend.
Page 3 of 24
ADM 18-6123
Request
Letter
MORRISON
SHIPLE
February 14, 2018
Planning Department
City of Fayetteville
113 W. Mountain St
Fayetteville, AR 72701
Re: Rezone Request — Amendment to Current C-PZD
Planning Area 2 of Forest Hills
We are representing a request from Forest Hills Village, LLC who owns Lot 22 of Forest Hills. This lot is
located at the northeast corner of Salem Rd and Jewell Rd, just east of the existing retention pond. This
is the last undeveloped lot of Area 2. It has been a struggle for the owner to develop the property with
the current use unit limitations. The owner has a buyer lined up to build two hotels on the property,
and therefore we are proposing to add Use Unit 14, Hotels, Motels, and Amusement Facilities to the list
that is already approved under Area 2. Please find below the narrative addressing the required items
under the Rezoning Request Checklist.
a. The current owner of Lot 22 of Forest Hills is Forest Hills Village, LLC. The property is under
contract with VIED Construction LLC who will purchase and submit an LSD for two hotels on Lot
22, pending the approval of this amendment.
b. As stated above, VIED Construction would like to build a hotel on Lot 22.
c. The zoning amendment to allow for hotels will complement the adjacent properties to the north
and west. It will hopefully bring more business to these establishments. The property is also
located off 1-49 which would be a nice location for a hotel. Appropriate setbacks that are already
dictated in the PZD will be met for separation requirements from the adjacent residential
properties to the east.
d. There is currently a 10" sewer line on the south side of W. Jewell Rd and an 8" water line on
the north side.
e. Under normal zoning this property would fall closely to a C-2 type zone. Within this zoning type,
hotels are permitted along with office and other type of commercial buildings. The request to
amend the current PZD would be following that same pattern in the since that both hotels and
commercial uses would be allowed within Planning Area 2 of Forest Hills.
f. Past projects have come through to the Planning Commission and were approved and never
built. This is due to previous ownership not being able to get the backing and support to follow
through with the construction. It is our opinion that the amendment request is needed to open
the ability for a hotel to be constructed on lot 22. The current owner is ready to submit
construction plans for LSD approval upon approval of the rezone and then begin construction
as soon as possible.
2401 SE (OTTONWOOD ST STE 1
BENTONVILLE AR 112.
IMiing Commission
Agenda Item 7
18-6123 Forest Hills PZD Amend.
Page 4 of 24
PZD Amendment Narrative
March 6, 2018
Page 2 of 2
g. The amendment request will not create any more additional traffic demand or congestion for
the area compared to what a multi -family development would do to the area, which was
previously approved for this lot.
h. The anticipated hotels would lower the population density considering multi -family apartments
were previous proposed for the lot.
i. It would not be impractical to develop the lot with any other use unit already permitted, but
there hasn't been any other development come through and constructed. There is now an
owner ready to build if the use unit 14 hotels can be added to the current PZD.
We are proposing to amend the existing PZD for Planning Area 2 of Forest Hills to add Use Unit 14 Hotel,
Motels, and Amusement Facility to the acceptable Land Use. In addition, we are proposing to update
the architectural Design Standards. The proposed amendment to the PZD would be as indicated on the
attached pages.
Please feel free to contact me if you should have any questions at (479) 273-2209.
Sincerely,
Morrison Shipley Engineers, Inc.
Patrick Foy E.I.
Project Manager
Planning Commission
March 12, 2018
Agenda Item 7
18-6123 Forest Hills PZD Amend.
Page 5 of 24
ADM 18-6123
Proposed PZD
Amendment
MORRISON
SHIPLEY
Planning Area 2 — Office/Retail/Hotel — "The Village at Forest Hills"
This is the mixed-use section of the development involving retail, commercial, office, and hotels which
is on the east side of the Salem Road extension. The building prototype is designed to create small scale
office building frontage with loft style spaces over the first floor of the office that supports pedestrian
friendly streetscapes. The density of development/improvement is more intense with the bulk of the
green space concentrated in a common park. There is denser tree cover on this portion of the
development along with an existing pond. Care will be taken to design the parking and building
footprints to preserve as many existing trees as possible. The existing pond will be enlarged to serve as
detention basin for the eastern portion of the commercial and office areas. The pond will be established
as a focal point of the office area, with sidewalks and sitting areas. The offices will be constructed in the
northeast quadrant of the site, bounded on the south by North Jewell Road; on the east by Salem Road.;
and on the north by Walgreen's.
This area is projected to include a core of (4) one to three-story mixed structures (with retail, food,
entertainment, office and other street related uses. The four core buildings will be flanked to the south
by two multi -story hotels.
A) Permitted Uses:
Unit 1— City-wide uses by right
Unit 5 — Government Facility
Unit 8 — Single Family Dwellings
Unit 9 —Two -Family Dwellings
Unit 12 — Offices, Studios and Related Services
Unit 13 — Eating Places
Unit 14—Hotel, Motels, and Amusement Facilities
Unit 15 — Neighborhood Shopping Goods
Unit 16 — Shopping Goods
Unit 19 — Commercial Recreation, Small Sites
Unit 25 — Professional Offices
Unit 26— Multi -Family Dwellings
B) 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 24 — Home Occupations
Unit 34 — Liquor Store
Unit 35 — Outdoor Music Establishment
Unit 36 — Wireless Communications Facilities
Unit 40 — Sidewalk Cafes
2407 SE COTTONWOOD ST STE 1
BENTONVILLE AR (@2
479 273 2)"C' Commission
'1 March 12, 2018
Agenda Item 7
18-6123 Forest Hills PZD Amend.
Page 6 of 24
Forest Hills PZD Amendment
March 6, 2018
Page 2 of 2
C) Hotel Density and Non -Residential Intensity:
Planning Area Acreage: 10.90 acres
Number of Guestroom units: 155 guestrooms
Non-residential building square feet: 67,200
Hotel density: 14.22 guestrooms/acre
Non-residential intensity (square feet/acre) 6,165
D) Minimum Lot Width:
Not Applicable
E) Minimum Lot Area:
10,000 SF
F) Setback Requirements:
Front: 10 feet
Side: 10 feet
Rear: 20 feet
G) Height Regulations:
Building heights are limited to the following:
30' maximum height when less than 30' from a residential property.
40' maximum height when greater than 30', but less than 50' from a residential
property.
65' maximum height when greater than 50' from a residential property.
H) Building Area:
On any lot, the area occupied by all buildings shall not exceed 60% of the total area of
such lot.
1) Landscaping:
In accordance with City of Fayetteville Landscape Ordinance.
J) Parking:
In accordance with the Unified Development Code
K) Architectural Design Standards
The area's theme is suggested to be nostalgic with materials, features and systems that
draw an older urban street market areas such as Fulton Market in Boston, The Brickyard
in Oklahoma City and Central Avenue in Hot Springs. The mix of services in the 4 core
buildings will require some screening and operational constraints. The design
personality of the structure will be traditional with classical arches, gables, columns and
loggias and will utilize a mix of brick veneer, cut stone, some cast stone and metal
composition roofing. The proposed Hotels will have a mixture of textures and materials
on their exteriors. Masonry and stone accents will be utilized to sharpen the building
streetscape. Nostalgic colors will be incorporated into the building exterior design to
compliment the period of the development scheme. Both hotels have first floor window
areas that will lend themselves to awnings that will be functional for the Hotel and will
also engage the Forest Hills theme. Landscaping features, ornamental railings, site
furnishings and screenings will further advance the period of the development scheme.
L) Signage:
Signage for Planning Area 2 shall be in accordance with a commercial zoning district.
Only monument signs are permitted. Pole/pylon signs are prohibited.
Planning Commission
March 12, 2018
Agenda Item 7
18-6123 Forest Hills PZD Amend.
Page 7 of 24
t
ADM 18-6123
Conceptual
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ADM 18-6123
Original Forest
Hills R-PZD
Planning Areas
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PLANNING AREA Z -OFFICE/RETAIL/MULTI-FAMILY- THE
VILLAGE AT FOREST HIUS'
This Is the mixed use section of the development involving retail, commercial, office
and residential (apartments) which is on the east side of the Salem Road extension.
The building prototype is desfgned to create small scale office building frontage with
loft style spaces over the first floor of office that supports pedestrian friendly
streetscapes. The density of developmentirmprovement is more intense with the
bulk of the Veen space concentrated in a common park. There is denser tree cover
on this portion of the development along with an existing pond- Care will be taken
tc design the parking and building footprlmts to preserve as many existing trees as
possible. The existing pond will be enlarged to serve as detention basin for the
eastern portion of the commercial and office areas, The pond will be established as
a focal paint of the office area, with sidewalks and sitting areas. The offices will be
constructed in the northeast quadrant of the site, bounded on the south by North
Jewell Road; on the east by Salem Road; and on the north by Walgreens.
This area Is projected to include a core of (4) three-story mixed use structures (with
retail, food, entertainment, office and other street related uses on the first floor,
with two stories of apartments above) and (4) one-story retail/office structures -
Two of the 4 core mixed use structures are two floors of "fiats" fed from internal
corridor above retail/office- The other two core mixed use structures are similar
except the residential component would Involve two story townhouse apartments.
Residential users will share parking with the retaif/office. The four core buildings will
be flanked by single -story commercial functions and may involve professional offices,
service. Organizations or sales, The area will be anchored by an outdoor market
facing into the park.
ADM 18-6123
Original Planning
Area 2 Standards
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A. f ;rnhted Uses
Unit ], 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
ltaft 13 Eating pfares
ur.11 1$ Neigh barhood shopping goods
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unit 16 Shopping goods
Unit 19 Commercial recreaticn, small sites
Unit 25 Professional offices
Unit .26 Multl-familydwellings
B. Conditional Uses
Unit 2 City-wide uses by conditional use permit
Unit 3 Public protection and utility facilities
Unit 4 Cultural and recreational facilities
Unit24 Home occupations
Unit 34 Liquor Store
Unit 35 Outdoor (music Establishment
unit 36 Wireless communications facilities
Unit 40 Sidewalk Cafes
C. Residential Density and Non�Residential Intensity
Planning area acreage: 10.90 acres
Number of dwelling units; 100 units
Non-residential building square feet: 46,73& SF
Reaidential density: 9.17 unitsjacrc
Non-residential !ntenaity jsgUart" feetracfe : 7,912 5F
D. Minimum Lot Width: Not Applicable
E. Minimum Let Area: 16,400 SF
F. Land Area per Dwelling Unit: One Bedroom units • 400 SF
Two Bedroom units- 9005'
G. Setback Requirements: 'rant: 10 feet-, Side: 10 feet
Rear; 20 feel
H. Height Regulations; Building heights are limited to the following:
30' max. height when less than 30' from a residential property.
40' max. height when greater than 30', but less than 50' from a
residential property. 65' max. height when greater than 50'
from a residential property.
I. Building Area: On any lot, the area occupied by, all buildings
shall not exceed E9,14 of the total area of such lot.
J. Landscaping In accordance with City of Fayetteville Landscape
Ordincnce,
K. Parking: In accordance with the Unified Development Code.
I Architectural Design Standards: The area's theme is suggested
to be nostalgic wish materials, features and systems that draw on an older urban street market areas
such as Fulton Market in Boston, The Brickyard in Oklahoma City and Central Avenue in Hot Springs.
The mix of services In the 4 core buildings will require some screening and operational constraints. The
design personality of the structure will be traditional with classical arches, gables, columns and loggias
and will utilize a mix of brick veneer, cut stone, some cast stone and metal composition rooting,
M, Signage: Signage for Planning Area 2 shall be in accordance with a commercial zoning district.
Only monument signs are permitted. Pole pylon signs are prohibited.
PART OF PHAS£ 3
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ADM 18-6123
Planet
Fitness
NEW PLANT FITNESS FACLLITY
FORE57 HILLS LDT 5 SALEM STRE=T
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ADM 18-6123
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WEST ELEVATION
EAST ELEVATION
SOUTH ELEVATION
NORTH ELEVATION
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The Flats at
Forest Hills
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ADM18-6123 FOREST HILLS PZD A&
One Mile View NORTH
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Legend �r
IL _ _ Planning Area
L - _ i Fayetteville City Limits ❑
- - Shared Use Paved Trail
Trail (Proposed) cp,t-1
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Design Overlay District -------
Planning
----=Planning Area-= -
Building Footprint Fayetteville City Limits
RSF-4
Zoning
EXTRACTION
RESIDENTIALSINGLF-FAMILY
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INDUSTRIALC
INSTITUTIONAL
P., Planning Cor M
March 2,
ssion
2018
Agenda Item 7
18-6123 Forest Hills PZD Amend,
Page 21 of 24
ADM'18-6123
Close Up View
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FOREST HILLS PZD
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Subject Property
Legend
Planning Area
- Fayetteville City Limits
Trail (Proposed) Feet
Design Overlay District 0 75 150 300 450 600
Building Footprint 1 inch = 200 feet
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JEWELL RD A&:
NORTH
RMF -24
Residential -Office
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'Z Commercial, Industrial, Residential
Planning Con mission
March J 2, 2018
Agenda Item 7
18-6123 Forest Hills PZD Amend.
Page 22 of 24
M
ADM18-6123 FOREST HILLS PZD AMENDMENT
Current Land Use NORTH
PRIVATE,3400 F
'1 80
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+»+- Commercial `
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Streets Planned
MSP Class
COLLECTOR
Streets Existing
MSP Class
COLLECTOR Feet
PRINCIPAL ARTERIAL
11161€ Trail (Proposed) 0 112.5 225 450 675 900
1 .I Planning Area
L — IFayettevilleCityLimits 1 inch = 300 feet
L _ r Design Overlay District
FEMA Flood Hazard Data
160 Year Flaodpialn
FI=Way
Planning Co mission
hUMUJ2,2018
Agenda Item 7
18-6123 Forest Hills PZD Amend.
Page 23 of 24
Agenda Item 7
18-6123 Forest Hills PZD Amend
Page 24 of 24
NORTHWEST .ARKANSAS
Democrat - azette
BO _60 AYU . l _-E: AIR. , 72702 - 170-442-1700D . A 479 63 NS `01 t N A. DG.COW
AFFIDAVIT OF PUBLICATION
I Cathy Wiles, do solemnly swear that I am the Legal Clerk of the
Northwest Arkansas Democrat -Gazette, printed and published in
Washington County and Benton County, Arkansas, and of bona fide
circulation, that from my own personal knowledge and reference
to the files of said publication, the advertisement of -
CITY OF FAYETTEVILLE
Ord. 6057
Was inserted in the Regular Edition on:
April 12, 2018
Publication Charges: $ 115.70
au,
Cathy Wiles
Subscribed and sworn to before me
This I Y day of de" , 2018.
ja,,,� 1`
Notary Public
My Commission Expires: -il t v/ ?ib
T
AMMY RUSHER
blic —Arkansas
gton County
on # 12703120
Expires Feb 12.2028
**NOTE**
Please do not pay from Affidavit.
Invoice will be sent.
RECEMI-7
cn
Ulr
Ordinance: 6057
File Number: 2018-0180
ADM 18-6123 (751 N. SALEM
RD./FOREST HILLS PZD AMEND):
AN ORDINANCE TO AMEND THE
FOREST HILLS RESIDENTIAL
PLANNED ZONING DISTRICT (07-2793)
TO ADD USE UNIT 14, HOTELS,
MOTELS, AND AMUSEMENT
FACILITIES TO THE PERMITTED USES
WITHIN PLANNING AREA 2
WHEREAS, the owner of the Forest Hills
Residential Planned Zoning District
proposes to build a multi -story hotel on the
southern portion of Planning Area 2, which
is currently not allowed without amending
the R-PZD to add Use Unit 14, Hotels,
Motels, and Amusement Facilities to the
permitted uses within that planning area.
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 approves
the owner's request to amend the Forest
Hills Residential Planned Zoning District to
add Use Unit 14, Hotels, Motels, and
Amusement Facilities to the permitted uses
within Planning Area 2, with the following
conditions:
1. All conditions of approval
from the previously approved Forest Hills
R-PZD (07-2793) shall remain in full force
and effect;
2. In addition to those
architectural standards proposed by the
applicant, this development shall be subject
to all requirements of the Commercial,
Office, and Mixed -Use Design and
Development Standards;
3. Approval of this R-PZD
modification does not grant approval of the
development details for the project. The
proposed hotel will be required to be
reviewed for compliance with all Unified
Development Code requirements as part of
the standard development review process;
and
4. The zoning requirements
attached to the staff memo will be in
addition to all previous zoning regulations
on the subject property.
PASSED and APPROVED on 4/3/2018
Approved:
Lioneld Jordan, Mayor
Attest:
Sondra E. Smith, City Clerk Treasurer
74489489 April 12, 2018