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Home My WebLink AboutORDINANCE 6108r arrr 113 West Mountain Street Fayetteville, AR 72701 (479) 575-8323 Ordinance: 6108 File Number: 2018-0606 R-PZD 18-6368: (SOUTH OF HOLLYWOOD AVE./COTTAGES AT HOLLYWOOD): AN ORDINANCE TO APPROVE A RESIDENTIAL PLANNED ZONING DISTRICT ENTITLED R- PZD 18-6368 FOR APPROXIMATELY 10.81 ACRES LOCATED SOUTH OF HOLLYWOOD AVENUE TO ALLOW THE DEVELOPMENT OF 7 HOUSING UNITS WITH UP TO 5 UNRELATED TENANTS 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 R-PZD 18-6368 as described in Exhibits `A' and `B' and `C' attached to the Planning Division's Agenda Memo which allows the development of seven (7) housing units with up to five (5) unrelated tenants. Section 2: That the official zoning map of the City of Fayetteville, Arkansas is hereby approved to reflect the zoning criteria change provided in Section 1 above. PASSED and APPROVED on 11/8/2018 Page 1 Attest: '%� t��r7 rrltr,. Sondra E. Smith, City Clerk Treasurp ��ir Vim1�E�� G • ■ Prro1► `�$ PZD18-6368 COTTAGES AT HOLLYWOOD 18-6368 EXHIBIT 'A' Close Up View mom R-0 _4 R -r► Legend w�! Hillside -Hilltop Overlay District L - Planning Area L - _1 Fayetteville City Limits Shared Use Paved Trail - - - Trail (Proposed) Design Overlay District Building Footprint VENTURA PL RMF -12 1.1 ,;Fou LOOP Subject Property Im BAUM DR I-2 15TH S., Sp MELROSE PL C� Oa AVE CROWNE DR RMF -24 W C D 2 Z O Z y O G CASCADE DR v P-1 r� 18TH ST Feet 0 145 290 580 870 1,160 1 inch = 400 feet L A& NORTH Residential -Agricultural RSF-4 t. RMF -12 r RMF -24 1-1 Heavy Commercial and Light Industrial �' 1-2 General Industrial Residential -Office C-1 �! C-2 Urban Thoroughfare P-1 18-6368 EXHIBIT 'B` LEGAL_ DESCRIPTION - PARCEL 765-14883-004: A part of the N1/2 of the SWi/4 of Section 20, T1 6N, R30W In Washington County, Arkansas, and being described as follows: Beginning at the NW Comer of the NE1/4 SW1/4, thence S87110'48"E 671.33 feet, thence S0213111811W 925,16 feet, thence N41°22'28"W 124,84 feet, thence N80'28157'W 178.43 feet, thence S46039158'W 54.31 feet, thence N79"05'411W 46.50 feet, thence N31036'12"W 47.02 feet, thence N1 0039,48"E 83.02 feet, thence N1 80295111E 93.17 feet, thence N11°44'57'W 47.21 feet, thence N49138'02"W 57.09 feet, thence N62"08'41'W 89.18 feet, thence N5011 9'431W 162,67 feet, thence N30°24'54"W 47.47 feet, thence N1 00341491W 145.85 feet, thence N47011'55"W 115.15 feet, thence N20020'42"W 102,30 feet, thence N421331001W 65.60 feet, thence N11°49'19"W 26,08 feet, thence S87°10'48"E 171.50 feet to the POINT OF BEGINNING, Contalning 10.81 acres, more or less, subject to easements and right of ways of record. JORGENSEN +ASSOCIATES Civil Engineering • Surveying Landscape Architecture Services COTTAGES ON HOLLYWOOD LAND USE & ZONING PZD FAYETTEVI LLE, AR September 18th, 2018 Owner/Developer: Cottages on Hollywood, LLC 1744 S Lumpkin St Athens, GA 30606 706.353.7627 124 W Sunbridge Drive, Suite 5 Fayetteville, AR 72703 - Office: 479.442.9127 Fax: 479.582.4807 www.jorgensenassoc.com A. CURRENT OWNERSHIP OF PROPERTY AND REPRESENTATIVE The owner and developer of this property is The Cottages on Hollywood LLC. The representative for this project is Blake Jorgensen of Jorgensen and Associates. B. SUMMARY SCOPE NATURE AND INTENT Planning Area 1 of the Cottages on Hollywood as shown in the attached exhibit is being presented as a Master Development Plan PZD. This project is located south of 15th Street near the intersection of S. Hollywood and 15th Street. The Residential Planned Zoning District will consist of 45 single family houses on 10.81 acres, for an overall density of 4.16 units/acre. The houses will front onto 15th St., S. Hollywood Ave. & Horizon Way. The homes/ units will be on one lot similar to an apartment style complex but with single family homes. Please, refer to attached site plan with the planning area outline. The reason for this PZD request is to provide 7 houses with 5 bedrooms. As shown in the attached exhibit they be will scattered around this planning area. It's our understanding limits were put on bedroom numbers to not adversely affect neighbors with large numbers of cars and other disturbances. The entire premise of this project, however, is designed to have multiple tenants unrelated to each other living together. It's a student housing development in an apartment complex housing except with single family homes. Parking is also provided in parking lot spaces in around the homes. The 5 -bedroom houses will be the same size footprint as the 4 -bedroom houses, so externally there will be no visual difference. C. GENERAL PROJECT CONCEPT 1) Street and Lot Layout. 15th St. will dead end at Hollywood Ave. and stub out for future connection. There will be a parking loop that runs between the homes, which will be faced onto this loop. 2) Site Plan. Located at Hollywood Avenue and west of the intersection of Beechwood and 15th. This site encompasses — 10.81 acres and will have a total of 45 units that will be made up of cottages, flats, townhomes, and apartments. Three public streets will be extended through this property. Hollywood will be extended south to intersect with the extension of 15th/Decatur. Best Way will be extended east to intersect with Hollywood. The intersection of Beechwood and 15th is planned to be redesigned to be a roundabout. The western leg of the roundabout will extend due west to the extent of the property. With this extension, we are proposing to move the right-of-way a bit south to avoid the confluence of Town Branch and an existing creek. By moving the proposed right-of-way south, the impact to the streams will be minimized (there are also existing power poles that are driving this location). The existing right-of-way that runs partially east -west through the property will be vacated along with a small portion of easement for a sewer main on the south end once staff has had an opportunity to review this project in more depth. Neither of these items are anticipated to affect the project and we will file the proper paperwork once we have had a chance to work with all parties involved. The western perimeter of the development will be the existing Town Branch Trail. No other streets are proposed to head to the west due to the desire to minimize crossing this trail along with the desire to not disturb the floodway and riparian zone of the Town Branch Stream. Everything west of the trail is planned to be Natural/Tree Preservation area. Please refer to the attached plans & LSD -17-6030. 3) Buffer Areas. The Planning Area will be buffered by the Cottages on Hollywood project to the east and north (LSD -6030). To the south and west tree preservation along with waterside and management stream zones will buffer the Planning Area. 4) Tree Preservation. Tree Preservation has been provided with the overall Cottages on Hollywood plan (LSD 17-6030). 5) Storm Water Detention Areas. Tree Preservation has been provided with the overall Cottages on Hollywood plan (LSD 17-6030). 6) Undisturbed Natural Areas. Most undisturbed and Natural Areas will be encompassed in the overall Cottages on Hollywood approved LSD project (LSD 17-6030). There is a small amount within this Planning Area, and a large portion that runs along the creek directly adjacent to the west. 7) Existing and Proposed Utility Connection and Extension. This project will connect to proposed water and sewer lines ran through the Cottages on Hollywood project as depicted in the approved construction plans, portions of the infrastructure have already been installed (LSD 17-6030). 0) 8) Development and Architectural Design Standards. Architecture will be in conformance with approved elevations in Cottages of Hollywood LSD (LSD 17-6030). 9) Building Elevations. Exterior Elevations and site -layout have been included for your review. D. PROPOSED DEVELOPMENT PHASING AND TIMEFRAME 1) PZD Zoning & Preliminary Plat Approval .................................... Construction Plans are approved and construction is under way. Building permits have been approved and issued for all of the Cottages on Hollywood LSD. New 5 -bedroom building permits will be requested for the 5 -bedroom units. E. PROPOSED PLANNING AREAS The proposed PZD will have one planning area. F. PROPOSED ZONING AND DEVELOPMENT STANDARDS Planning Area #1: Single Family Residential: Purpose: The purpose of this PZD is to permit 5 bedroom homes within the Cottages at Hollywood development. 5 bedrooms will be allowed in a single residence. Land Use Designation 1. Permitted Uses. Unit 1 City-wide uses by right Unit 8 Single-family dwellings Unit 9 Two-family dwellings Unit 10 Three (3) and four (4) family dwellings Unit 26 Multi -family dwellings Unit 41 Accessory Dwellings Unit 44 Cluster Housing Development 2. Conditional Uses. Unit 2 I City-wide uses by conditional use 3 3. Density: Density 12 units/acre or less 4. Bulk and Area Regulations: permit Unit 3 Public protection and utility facilities Unit 4 Cultural and recreational facilities Unit 5 Government facilities Unit 11 Manufactured home park Unit 12a Limited business Unit 24 Home occupations Unit 25 Professional offices Unit 36 wireless communications facilities 3. Density: Density 12 units/acre or less 4. Bulk and Area Regulations: 8. Setback Requirements: Front Side 5. Lot minimum width Manufactured home park 100 feet Lot within manufactured park 50 feet Single family 45 feet Two family 45 feet Three family and more 89 feet Professional offices 100 feet 6. Lot area minimum Manufactured home park 3 acres Lot within manufactured park 4,200 square feet Townhouse: Individual lot 2,500 square feet Single-family 4,500 square feet Two family 6,000 square feet Three or more 9,000 square feet Professional offices 1 acre 7. Land area per dwelling unit Manufactured home 3,000 square feet 8. Setback Requirements: Front Side Rear 0'— 25' BTZ 5' single & two family 5' SF 8' Other Uses 20' Other Building Height: 2 stories/ 3 stories* * A building or a portion of a building that is located between 0 and 10 feet from the front property line or any master street plan right-of-way line shall have a maximum height of two (2) stories. Buildings or portions of the building set back greater than 10 feet from the master street plan right-of- way shall have a maximum height of three (3) stories. If a building exceeds the height of two (2) stories, the portion of the building that exceeds two (2) stories shall have an additional setback from any side boundary line of an adjacent single family district. The amount of additional setback for the portion of the building over two (2) stories shall be equal to the difference between the total height of that portion of the building, and two (2) stories. 9. Building Area: The area occupied by all buildings shall not exceed 50% of the total lot area.. Site Planning 10. Screening and Landscaping: The screening and landscaping will be provided as set forth in the Unified Development Code. Landscaping and screening installed per 1-1.00 in the Cottages at Hollywood construction plans (LSD 17-6030). 11. Parking: All parking shall comply with chapter 172, for single family residential requirements of the Unified Development Code and sheet C1.01 of Cottages on Hollywood construction plans and as per the approved LSD (LSD 17-6030). 12. Architectural Design Standards: Architecture will be installed per approved cottage elevations from the Planning Commission for Cottages on Hollywood overall development (LSD 17-6030). 13. Signage: Signs shall be permitted and approved and shall be installed in accordance with the regulations of the Unified Development Code. 5 G. MASTER DEVELOPMENT PLAN AS COMPARED TO CURRENT ZONING REQUIREMENTS a PA -1 Ninpho Fnmikj) Existing Zoning Proposed Zoning r RMR-12 Residential Single Family PZD: PA -1 Permitted Uses Unit 1 City-wide uses by right Unit 1 City-wide uses by right Unit 8 Single-family dwellings Unit 8 Single-family dwellings Unit 9 Single-family Unit 9 Single Family Unit 10 3 and 4 family dwellings Unit 10 3 and 4 family dwellings Unit 26 Multi -family dwellings Unit 26 Multi -family dwellings Unit 41 Accessory dwellings Unit 41 Accessory dwellings Unit 44 Cluster Housing Development Unit 44 Cluster Housing Development Conditional Uses Unit 2 City-wide uses by conditional use permit Unit 2 City-wide uses by conditional use permit Unit 3 Public protection and utility facilities Unit 3 Public protection and utility facilities Unit 4 Cultural and recreational facilities Unit 4 Cultural and recreational facilities Unit 5 Government facilities Unit 5 Government facilities Unit 11 Manufactured home park Unit 11 Manufactured home park Unit 12a Limited business Unit 12a Limited business Unit 24 Home occupations Unit 24 Home occupations Unit 25 Professional offices Unit 25 Professional offices Unit 36 Wireless communications facilities Unit 36 Wireless communications facilities Density Units per acre 12 or less Unites per acre 12 or less Bulk and Area Regulations Lot width minimum Manufacture home park 100 feet Manufacture home park 100 feet Lot w/in manufactured park 50 feet Lot w/in manufactured park 50 feet Single family 45 feet Single family 45 feet Two family 45 feet Two family 45 feet Three family 80 feet Three family 80 feet Professional offices 100 feet Professional offices 100 feet Lot Area Minimum Manufacture home park 3 acres Manufacture home park 3 acres Lot w/in manufactured park 4,200 square feet Lot w/in manufactured park 4,200 square feet Townhouse: Individual lot 2,500 square feet Townhouse: Individual lot 2,500 square feet Single family 4,500 square feet Single family 4,500 square feet Two family 6,000 square feet Two family 6,000 square feet Three family 9,000 square feet Three family 9,000 square feet Professional offices 1 acre Professional offices 1 acre Fraternity or sorority 2 acres Fraternity or sorority 2 acres Land area per dwelling unit 3,000 sq. ft Land area per dwelling unit 3,000 sq. ft Setback Reg ui►einents Front 0 to 25 ft build to zone Side Single & Two Family 5 ft Side Single & Two Family 5 ft Side Other Uses 8 ft Side Other Uses 8 ft Rear Single Family 5 ft Rear Single Family 5 ft Rear Other Uses 20 ft Rear Other Uses 20 ft Height Requirements * A building or a portion of a building that is located between 0 and * A building or a portion of a building that is located between 0 10 feet from the front property line or any master street plan right- and 10 feet from the front property line or any master street of -way line shall have a maximum height of two (2) stories. plan right-of-way line shall have a maximum height of two (2) Buildings or portions of the building set back greater than 10 feet stories. Buildings or portions of the building set back greater from the master street plan right-of-way shall have a maximum than 10 feet from the master street plan right-of-way shall have height of three (3) stories. a maximum height of three (3) stories. If a building exceeds the height of two (2) stories, the portion of the If a building exceeds the height of two (2) stories, the portion building that exceeds two (2) stories shall have an additional of the building that exceeds two (2) stories shall have an setback from any side boundary line of an adjacent single family additional setback from any side boundary line of an adjacent district. The amount of additional setback for the portion of the single family district. The amount of additional setback for the building over two (2) stories shall be equal to the difference portion of the building over two (2) stories shall be equal to the between the total height of that portion of the building, and two (2) difference between the total height of that portion of the stories. building, and two (2) stories. — ;:.� ,r. , it Building Area M"'19 M '� u. None None Analysis of the Site Characteristics: No environmentally hazardous, sensitive, or natural resources areas have been\ found within the Planning Area. H. RECREATION FACILITIES: The Town Branch Trail runs adjacent to the property. Within the development, Amenities are being offered, and multi University Sporting Events are within walking distance. I. REASON FOR REZONING REQUEST: The reason for this PZD request is to provide 7 houses with 5 bedrooms. As shown in the attached exhibit they will scattered around this planning area. It's our understanding limits were put on bedroom numbers to not adversely affect neighbors with large numbers of cars and other disturbances. The entire premise of this project, however, is designed to have multiple tenants unrelated to each other living together. It's a student housing development in an apartment complex housing except with single family homes. J. RELATIONSHIP TO THE EXISTING AND ADJACENT LAND USES: This PZD will be identical to the adjacent RMF -12 zoning except it will allow 5 - bedroom homes. The RMF -24 will be compatible to the eastern properties, 7 actually less intensive. Especially the UT zoning along 1-49. P-1 will provide some park and outdoor amenities for the property. K. COMPLIANCE WITH CITY OF FAYETTEVILLE PLAN 2030: The 2030 plan indicates a Complete Neighborhood Plan, a part of the Fayette - Junction Master Plan. This development provides single family in an apartment style format that will fit and transition from the surrounding zoning. Goal #1— Make appropriate infill and revitalization the highest priority. This project is an alternative single-family option in a previously undeveloped area. Goal #2 - Discourage suburban sprawl. This area is a perfect fit for student housing style development. It also is also infill along existing infrastructure. Goal #3 - Traditional town from the standard. With the installation of 3 public roads, units have been oriented to face the street. Goal #4 - Grow a livable transportation network. This project and will have access to Town Branch Trail as well as the University of Arkansas' Transit system. Goal #5 - Assemble an enduring green network. This project has preserved an existing stream corridor. Goal #6 - Create attainable housing. By allowing 5 bedrooms in one home it will make individual bedrooms less expensive to rent. L. TRAFFIC STUDY; The Planning Commission and City Staff has approved a traffic study done by Peters and Associates and associated improvements. M. IMPACTS ON CITY SERVICES; There are no significant impacts to city services associated with this project. As the project went through the LSD process Fire and Police did not state any significant concern with the additional number of bedrooms. We have increased access to the site through additional streets and roundabouts. We do not foresee 5 additional bedrooms changing this assessment. The project will tap into existing water mains. One at the intersection of Horizon and Hollywood. Another near the intersection of Best Way and Hollywood and an additional connection northwest of the project on Best Way. Two sewer lines run along the western border of the property, an 8 and a 24. The project will utilize those for connections. They do have capacity. Waste will be managed with dumpsters in accordance with the City of Fayetteville waste management practices. N. STATEMENT OF COMMITMETS: 1) Dedication of Public Facilities Utility infrastructure will be dedicated to the City of Fayetteville and utility easements have already been dedicated with the LSD. 2) On or Off -Site Improvements: All on and off-site improvements have been approved with the LSD and are underway. 3) Natural Resources and Environmentally Sensitive Areas: There are no known natural resources or environmentally sensitive areas on this site. 1) PZD Approval....................................................... This PZD will be completed within the timeframe of the approved LSD. 4) Fire Protection: This project will be served by the Fayetteville Fire Department. Fire Station 6 is 0.4 miles north on S. Hollywood Ave. 5) Other Commitments imposed by the Cit : I There are currently no other commitments imposed by the City. 6) Parks traits and Open Space Commitments: The Town Branch Trail connects residence to the University to the north, to Kessler Park to the south and Greathouse Park to the east (to name a few). A large section of the overall tree preservation will be preserved in this Planning Area. 7) Pronosed Preliminary Building elevations: Conceptual architectural elevations are included in the overall PZD packet. O. DEVELOPMENT STANDARDS CONDITIONS AND REVIEW GUIDELINES: 1) Screening and Landscaping: We will retain or improve the greenbelt around the perimeter of the Planning Area to the west. Other adjacent properties include commercial, industrial or similar apartment style housing. 2) Traffic and Circulation: Hollywood Ave. will connect through to a roundabout at the intersection with S. Beechwood Ave. Parking lot drives will spur off in a block pattern with homes facing onto both parking drives and streets. 3) Parking Standards: Parking will be in accordance with the Fayetteville UDC and construction plans approved in association with the overall Cottages on Hollywood LSD (LSD 17-6030). 4) Perimeter Treatment: Perimeter greenbelt will be provided to east and traffic connections will be made in association with appropriate connectivity as shown in C1.01 of the overall Cottages at Hollywood Civil CD set (LSD 17-6030). 5) Sidewalks: Sidewalks will be designed and constructed along all adjacent public Streets and parking areas. 10 6) Street Lights: Street lights will be installed per the Civil plans for the overall Cottages at Hollywood civil set (LSD 17-6030). 7) Water: Water lines will be designed and constructed in accordance with the City of Fayetteville Water & Sewer Specifications. 8) Sewer: Sewer lines will be designed and constructed in accordance with the City of Fayetteville Water & Sewer Specifications. 9) Streets and Drainage: Streets and drainage will be designed and constructed in accordance with the City of Fayetteville street and drainage specifications. 10) Construction of Non -Residential Facilities: There will be several retention ponds along with a clubhouse and pool associated with the overall development, but none within this planning area. There will also be a lease office with bathrooms and a gym. Additional building such as pavilions and seating areas are proposed. 11) Tree Preservation: Most tree preservation will be encompassed by the overall Cottages on Hollywood project (LSD 17-6030). A small amount is within the Planning Area, and a large portion runs along the creek directly adjacent to the west. 12) Architectural Design Standards: Elevations are provided at the end of this booklet and will meet the City of Fayetteville's standards for architecture. 13) Signage: Signage will be provided as directed by the City of Fayetteville fire, transportation and ADA departments. 11 14) View Protection: We are not anticipating that any improvements to this property will impact views from or to the surrounding properties. 15) Revocations: The developer understands causes for revocation and will take all measures necessary to avoid revocation. 16) Covenants. Trusts and Homeowner Associations: The property will be maintained under one owner. 17) Intent/Purpose of PZD ordinance: The PZD Ordinance provides this project with the ability to create a planned development. Utilizing PZD allows for slight modifications to traditional setbacks, lot widths, and lot area minimums. The R-PZD Ordinance is intended to accommodate mixed-use or clustered residential developments and to accommodate single -use residential developments that are determined to be more appropriate for a PZD application than a general residential zone. (City of Fayetteville Zoning Regulations CD161.23(C)). This development encourages a variety and flexibility in land development and land use for predominately residential areas consistent with the city's General Pan and the orderly development of the city. This R-PZD will provide a framework within which an effective relationship of different land uses and activities with surrounding developments. This development does not include the entire large scale for the overall Cottages at Hollywood project. As shown in the included plats it includes the area between S. Hollywood, S. Horizon and W. 15th. It also includes the area south and west of S. Hollywood where it is not a City Street, the very southwest portion of the overall project. 12 APPENDIX A 13 puowjnL4i - AueLIlDVq . jnojjUaLUJV [OLZL SV '9IIIA310AVd 3AV 400MH0339 GOOMAIOH NO S3OVLLOZ) d1 B pppppppp H1 H I � I��I��It�� I� IHIINS❑ d1 B pppppppp d1 B a,R S;J3NNvld '•GO• a�itie0 SHV r•• • . LLI CL 17711 HD my S:1771110117 NO • Y � - Il�yl� II-�.�:.i■ � r.nom 1■�I I X11 � C SII II I�� ■ ____ EMO- I .. ■.. E =I- �Irr.... � l;��ij■ ■■�i■®■iii ■■i■®■■i■ IMM 1 � ■ �� ■ �'-..� I�� IIS i ISI � 1� .i® I lot., �- ,�ir►tir ppp 4• 1• 1 - � ONE FA. �.►` ,1410 l G 1 r 6 �I [x • / 1 r r !9 r' 'lipY aAr �Y.s1{ ay��NYgy r Milli*L Ik � �OSF diC ZL'� yYKLn of i . I | ; � . •|||' |||| \P © I ��|; �A�� . 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City of Fayetteville, Arkansas 113 West Mountain Street _ Fayetteville, AR 72701 (479) 575-8323 } Text File - File Number: 2018-0606 Agenda Date: 11/8/2018 Version: 1 Status: Passed In Control: City Council Meeting Agenda Number: D. 7 File Type: Ordinance R-PZD 18-6368: (SOUTH OF HOLLYWOOD AVE./COTTAGES AT HOLLYWOOD): AN ORDINANCE TO APPROVE A RESIDENTIAL PLANNED ZONING DISTRICT ENTITLED R-PZD 18-6368 FOR APPROXIMATELY 10.81 ACRES LOCATED SOUTH OF HOLLYWOOD AVENUE TO ALLOW THE DEVELOPMENT OF 7 HOUSING UNITS WITH UP TO 5 UNRELATED TENANTS 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 R-PZD 18-6368 as described in Exhibits `A' and `B' and `C' attached to the Planning Division's Agenda Memo which allows the development of seven (7) housing units with up to five (5) unrelated tenants. Section 2: That the official zoning map of the City of Fayetteville, Arkansas is hereby approved to reflect the zoning criteria change provided in Section 1 above. City of Fayetteville, Arkansas Page 1 Printed on 11/9/2018 Garner Stoll City of Fayetteville Staff Review Form 2018-0606 Legistar File ID 11/8/2018 City Council Meeting Date - Agenda Item Only N/A for Non -Agenda Item 10/19/2018 Submitted By Submitted Date Action Recommendation: DEVELOPMENT SERVICES (620) Division / Department R-PZD 18-6368: Residential Planned Zoning District (SOUTH OF HOLLYWOOD AVE./COTTAGES AT HOLLYWOOD, 598): Submitted by JORGENSEN & ASSOCIATES, INC. for property located SOUTH OF HOLLYWOOD AVE, The property is zoned RMF -12, RESIDENTIAL MULTI FAMILY, 12 UNITS PER ACRE and contains approximately 10.81 acres. The request is to rezone the property to R-PZD, Residential Planned Zoning District to allow for 7 housing units with up to 5 unrelated tenants. Account Number Project Number Budgeted Item? Does item have a cost? Budget Adjustment Attached? Purchase Order Number: Change Order Number: Original Contract Number: Comments: Budget Impact: Current Budget Funds Obligated Current Balance Item Cost Budget Adjustment Remaining Budget Fund Project Title I V201fi0327 Previous Ordinance or Resolution # Approval Date: CITY OF FAYETTEVILLE ARKANSAS MEETING OF NOVEMBER 8, 2018 CITY COUNCIL AGENDA MEMO TO: Mayor, Fayetteville City Council THRU: Garner Stoll, Development Services Director FROM: Harry Davis, Current Planner DATE: October 19, 2018 SUBJECT: R-PZD 18-6368: Residential Planned Zoning District (SOUTH OF HOLLYWOOD AVEJCOTTAGES AT HOLLYWOOD, 598): Submitted by JORGENSEN & ASSOCIATES, INC. for property located SOUTH OF HOLLYWOOD AVE. The property is zoned RMF -12, RESIDENTIAL MULTI FAMILY, 12 UNITS PER ACRE and contains approximately 10.81 acres. The request is to rezone the property to R-PZD, Residential Planned Zoning District to allow for 7 housing units with up to 5 unrelated tenants. RECOMMENDATION: The Planning Commission and staff recommend approval of the requested rezoning as depicted in Exhibits 'A' and 'B' and 'C'. BACKGROUND: The subject property is approximately 10.81 acres, at the end of Hollywood Avenue and west of the Beechwood Avenue and 15th Street intersection, and zoned RMF -12, Residential Multi -family, 12 Units per Acre. The property is currently undergoing development from a previously approved Large Scale Development (LSD 17-6030) for a multi -family development of 193 units on approximately 43 acres. Request: The proposal is to rezone a portion of the property from RMF -12 to R-PZD in order to develop 7 of the dwellings with 5 bedrooms, allowing 5 unrelated people to live in the same dwelling. The R-PZD is the only district that allows up to 5 unrelated people to live in the same dwelling. The current RMF -12 zoning allows up to 4 unrelated people to live in the same dwelling. Public Comment: Staff has not received any public comment on this item as of writing the report. Land Use Compatibility: In staff opinion, the proposed zoning is compatible with the surrounding land use pattern, which consists of existing multi -family development to the southeast and developing multi -family to the northwest and east. The total addition of 7 people to the site (7 dwellings with up to 5 unrelated people) is not incompatible with the overall Cottages at Hollywood development. These dwellings will be integrated as large single-family dwellings into the larger multi -family complex. Mailing Address: 113 W. Mountain Street www.fayetteville-ar.gov Fayetteville, AR 72701 Land Use Plan Analysis: Staff believes that the proposal is compatible with the goals in City Plan 2030, adopted land use policies, and the future land use designation for this location. This property, which falls under the Fayette Junction Master Plan, envisions this site as dense residential development. The R-PZD allows an additional person in 7 units spread across the site in large single-family dwellings. The overall use of the site as a multi -family complex is consistent with the 2030 Plan. The PZD provides adequate parking with large parking lots throughout the development. The approved LSD 17-6030 provides one vehicular parking space per bedroom (664 spaces) with 95 additional spaces for visitors and staff in parking lots. This does not included the proposed on - street parking on Hollywood Avenue and 15th Street. The subject property is bordered from other properties to the north by the northern half of Cottages at Hollywood, to the east by the existing Spectrum Apartments and a part of Cottages at Hollywood, and to the south and west by Town Branch Creek and tree preservation areas. The development provides adequate buffer from these neighborhoods with greenspace and spatial seclusion between the proposed units. Traffic from the proposed PZD would not significantly impact surrounding neighborhoods nearby above what has already been approved. This PZD is designed with adequate parking and amenities with physical separation from surrounding residences. The proposal to have up to five unrelated persons living in one dwelling would not pose specific adverse impacts to the surrounding neighborhoods. Overall, the proposal meets many of the criteria for a PZD. The rezoning proposal will allow the applicant to create single- to multi -family structures with some dwellings that have up to 5 unrelated people. This ability is not present in surrounding properties. Together with the approved and in -development LSD 17-6030, this development will provide a wider range of residential types to the neighborhood. The plan will be consistent with the Future Land Use Map. In staff's opinion, the project meets the purpose and intent of the Planned Zoning District ordinance. DISCUSSION: At the October 8, 2018 Planning Commission meeting the item was forwarded with a recommendation for approval with staff's conditions by a vote of 7-0-0. BUDGET/STAFF IMPACT: N/A Attachments: • Exhibit A • Exhibit B • Exhibit C • Planning Commission Staff Report PZD18-6368 COTTAGES AT HOLLYWOOD 18-6368 Close Up View EXHIBIT 'A' R-0 -4 Legend / Hillside -Hilltop Overlay District L- Planning Area L _ _I Fayetteville City Limits Shared Use Paved Trail Trail (Proposed) L _ Design Overlay District Building Footprint VENTURA PL WA' .�R BAUM DR ItNI -ti Lin< 9 im" CUNALOOP 1 Subject Property i. 0 0 O AVE I 15TH ST MELROSE PL CROWNE DR iltillr-'•1 `E CASCADE DR Feet 0 145 290 580 870 1,160 1 inch = 400 feet 0 Q � Z co O 0 N co �Q o A& NORTH � Residential -Agricultural RS F-4 RMF -12 NO RMF -24 1-1 He;rry Commercial and Light Industrial 1-2 GenerlIndustrial Residential -Office C-1 C-2 Urban Thoroughfare �I-1 18-6368 EXHIBIT 'B' LEGAL DESCRIPTION - PARCEL 765-14883-004; A part of the Ni/2 of the SW1/4 of Section 20, T1 6N, R30W In Washington County, Arkansas, and being described as follows; Beginning at the NW Corner of the NE1/4 SW -1/4, thence S87'1 0'48"E 671,33 feet, thence S02'31'1 8"W 925,16 feet, thence N41022'28"W 124,84 feet, thence N80°28'57"W 178.43 feet, thence S46°39'58"W 54,31 feet, thence N79°05'41 "W 46.50 feet, thence N31 °36'12"W 47.02 feet, thence N10°39'48"E 83.02 feet, thence N18°29'51 "E 93.17 feet, thence N11 °44'57"W 47.21 feet, thence N49038'02" W 57.09 feet, thence N62°08'41 "W 89.18 feet, thence N50019'43"W 162.67 feet, thence N30°24'54"W 47,47 feet, thence N10034'49"W 145,85 feet, thence N47°11'55"W 115,15 feet, thence N20°20'42"W 102,30 feet, thence N4213310011W 65.60 feet, thence N11°49'19"W 26.08 feet, thence S87010'48"E 171,50 feetto the POINT OF BEGINNING, Containing 10.81 acres, more or less, subject to easements and right of ways of record. JORGENSEN +ASSOCIATES Civil Engineering • Surveying Landscape Arr_hiteclure Services COTTAGES ON HOLLYWOOD LAND USE & ZONING PZD FAYETTEVI LLE, AR September 18th, 2018 Owner/Developer: Cottages on Hollywood, LLC 1744 S Lumpkin St Athens, GA 30606 706.353.7627 124 W Sunbridge Drive, Suite 5 Fayetteville, AR 72703 Office: 479.442.9127 Fax: 479.582.4807 www.iorgensenassoc.c.orn A. CURRENT OWNERSHIP OF PROPERTY AND REPRESENTATIVE The owner and developer of this property is The Cottages on Hollywood LLC. The representative for this project is Blake Jorgensen of Jorgensen and Associates. B. SUMMARY (SCOPE, NATURE, AND INTEN Planning Area 1 of the Cottages on Hollywood as shown in the attached exhibit is being presented as a Master Development Plan PZD. This project is located south of 15th Street near the intersection of S. Hollywood and 15th Street. The Residential Planned Zoning District will consist of 45 single family houses on 10.81 acres, for an overall density of 4.16 units/acre. The houses will front onto 15th St., S. Hollywood Ave. & Horizon Way. The homes/ units will be on one lot similar to an apartment style complex but with single family homes. Please, refer to attached site plan with the planning area outline. The reason for this PZD request is to provide 7 houses with 5 bedrooms. As shown in the attached exhibit they be will scattered around this planning area. It's our understanding limits were put on bedroom numbers to not adversely affect neighbors with large numbers of cars and other disturbances. The entire premise of this project, however, is designed to have multiple tenants unrelated to each other living together. It's a student housing development in an apartment complex housing except with single family homes. Parking is also provided in parking lot spaces in around the homes. The 5 -bedroom houses will be the same size footprint as the 4 -bedroom houses, so externally there will be no visual difference. C. GENERAL PROJECT CONCEPT 1) Street and Lot Layout. 15th St. will dead end at Hollywood Ave. and stub out for future connection. There will be a parking loop that runs between the homes, which will be faced onto this loop. 2) Site Plan. Located at Hollywood Avenue and west of the intersection of Beechwood and 15th. This site encompasses — 10.81 acres and will have a total of 45 units that will be made up of cottages, flats, townhomes, and apartments. Three public streets will be extended through this property. Hollywood will be extended south to intersect with the extension of 15th/Decatur. Best Way will be extended east to intersect with Hollywood. The intersection of Beechwood and 15th is planned to be redesigned to be a roundabout. The western leg of the roundabout will extend due west to the extent of the property. With this extension, we are proposing to move the right-of-way a bit south to avoid the confluence of Town Branch and an existing creek. By moving the proposed right-of-way south, the impact to the streams will be minimized (there are also existing power poles that are driving this location). The existing right-of-way that runs partially east -west through the property will be vacated along with a small portion of easement for a sewer main on the south end once staff has had an opportunity to review this project in more depth. Neither of these items are anticipated to affect the project and we will file the proper paperwork once we have had a chance to work with all parties involved. The western perimeter of the development will be the existing Town Branch Trail. No other streets are proposed to head to the west due to the desire to minimize crossing this trail along with the desire to not disturb the floodway and riparian zone of the Town Branch Stream. Everything west of the trail is planned to be Natural/Tree Preservation area. Please refer to the attached plans & LSD -17-6030. 3) Buffer Areas. The Planning Area will be buffered by the Cottages on Hollywood project to the east and north (LSD -6030). To the south and west tree preservation along with waterside and management stream zones will buffer the Planning Area. 4) Tree Preservation. Tree Preservation has been provided with the overall Cottages on Hollywood plan (LSD 17-6030). 5) Storm Water Detention Areas. Tree Preservation has been provided with the overall Cottages on Hollywood plan (LSD 17-6030). 6) Undisturbed Natural Areas. Most undisturbed and Natural Areas will be encompassed in the overall Cottages on Hollywood approved LSD project (LSD 17-6030). There is a small amount within this Planning Area, and a large portion that runs along the creek directly adjacent to the west. 7) Existing and Proposed Utility Connection and Extension. This project will connect to proposed water and sewer lines ran through the Cottages on Hollywood project as depicted in the approved construction plans, portions of the infrastructure have already been installed (LSD 17-6030). 2 8) Development and Architectural Design Standards. Architecture will be in conformance with approved elevations in Cottages of Hollywood LSD (LSD 17-6030). 9) Building Elevations. Exterior Elevations and site -layout have been included for your review. D. PROPOSED DEVELOPMENT PHASING AND TIMEFRAME 1) PZD Zoning & Preliminary Plat Approval .................................... Construction Plans are approved and construction is under way. Building permits have been approved and issued for all of the Cottages on Hollywood LSD. New 5 -bedroom building permits will be requested for the 5 -bedroom units. E. PROPOSED PLANNING AREAS The proposed PZD will have one planning area. F. PROPOSED ZONING AND DEVELOPMENT STANDARDS Planning Area #1: Single Family Residential: Purpose: The purpose of this PZD is to permit 5 bedroom homes within the Cottages at Hollywood development. 5 bedrooms will be allowed in a single residence. Land Use Designation: 1. Permitted Uses. Unit 1 City-wide uses by right Unit 8 Single-family dwellings Unit 9 Two-family dwellings Unit 10 Three (3) and four (4) family dwellings Unit 26 Multi -family dwellings Unit 41 Accessory Dwellings _ Unit 44 Cluster Housing Development 2. Conditional Uses. Unit 2 _ City-wide uses by conditional use 3 3. Density: Density 12 units/acre or less 4. Bulk and Area Regulations: permit Unit 3 Public protection and utility facilities Unit 4 Cultural and recreational facilities Unit 5 Government facilities Unit 11 Manufactured home park Unit 12a Limited business Unit 24 Home occupations Unit 25 Professional offices Unit 36 Wireless communications facilities 3. Density: Density 12 units/acre or less 4. Bulk and Area Regulations: 8. Setback Requirements: Front Side S. Lot minimum width 0'— 25' BTZ Manufactured home park 100 feet Lot within manufactured park 50 feet Single family 45 feet Two family 45 feet Three family and more 89 feet Professional offices 100 feet 6. Lot area minimum Manufactured home park 3 acres Lot within manufactured park 4,200 square feet Townhouse: Individual lot 2,500 square feet Single-family 4,500 square feet Two family 6,000 square feet Three or more 9,000 square feet Professional offices 1 acre 7. Land area per dwelling unit I Manufactured home 3,000 square feet 8. Setback Requirements: Front Side Rear 0'— 25' BTZ 5' single & two family 8' Other Uses 5' SF 20' Other Building Height: 2 stories/ 3 stories* * A building or a portion of a building that is located between 0 and 10 feet from the front property line or any master street plan right-of-way line shall have a maximum height of two (2) stories. Buildings or portions of the building set back greater than 10 feet from the master street plan right-of- way shall have a maximum height of three (3) stories. If a building exceeds the height of two (2) stories, the portion of the building that exceeds two (2) stories shall have an additional setback from any side boundary line of an adjacent single family district. The amount of additional setback for the portion of the building over two (2) stories shall be equal to the difference between the total height of that portion of the building, and two (2) stories. 9. Building Area: The area occupied by all buildings shall not exceed 50% of the total lot area.. Site Planning 10. Screening and Landscaping: The screening and landscaping will be provided as set forth in the Unified Development Code. Landscaping and screening installed per 1-1.00 in the Cottages at Hollywood construction plans (LSD 17-6030). 11. Parking: All parking shall comply with chapter 172, for single family residential requirements of the Unified Development Code and sheet C1.01 of Cottages on Hollywood construction plans and as per the approved LSD (LSD 17-6030). 12. Architectural Design Standards: Architecture will be installed per approved cottage elevations from the Planning Commission for Cottages on Hollywood overall development (LSD 17-6030). 13. Signage: Signs shall be permitted and approved and shall be installed in accordance with the regulations of the Unified Development Code. 5 G. MASTER DEVELOPMENT PLAN AS COMPARED TO CURRENT ZONING REQUIREMENTS A. PA -1 (Single Family) Existing ZoningProposed Zoning RMR-12 Residential Single Family PZD: PA -1 Permitted Uses Unit 1 City-wide uses by right Unit 1 City-wide uses by right Unit 8 Single-family dwellings Unit 8 Single-family dwellings Unit 9 Single-family Unit 9 Single Family Unit 10 3 and 4 family dwellings Unit 10 3 and 4 family dwellings Unit 26 Multi -family dwellings Unit 26 Multi -family dwellings Unit 41 Accessory dwellings Unit 41 Accessory dwellings Unit 44 Cluster Housing Development Unit 44 Cluster Housing Development Unit 2 Conditional Uses City-wide uses by conditional use Unit 2 permit Cit wide uses p y- by conditional use permit Unit 3 Public protection and utility facilities Unit 3 Public protection and utility facilities Unit 4 Cultural and recreational facilities Unit 4 Cultural and recreational facilities Unit 5 Government facilities Unit 5 Government facilities Unit 11 Manufactured home park Unit 11 Manufactured home park Unit 12a Limited business Unit 12a Limited business Unit 24 Home occupations Unit 24 Home occupations Unit 25 Professional offices Unit 25 Professional offices Unit 36 Wireless communications facilities Unit 36 Wireless communications facilities --.... Density — Units per acre 12 or less Unites per acre 12 or less Bulk and Area Re ulatIons Lot width minimum Manufacture home park 100 feet Manufacture home park 100 feet Lot w/in manufactured park 50 feet Lot w/in manufactured park 50 feet Single family 45 feet Single family 45 feet Two family 45 feet Two family 45 feet Three family 80 feet Three family 80 feet Professional offices 100 feet Professional offices 100 feet Lot Area Minimum Manufacture home park 3 acres Manufacture home park 3 acres Lot w/in manufactured park 4,200 square feet Lot w/in manufactured park 4,200 square feet Townhouse: Individual lot 2,500 square feet Townhouse: Individual lot 2,500 square feet Single family 4,500 square feet Single family 4,500 square feet Two family 6,000 square feet Two family 6,000 square feet Three family 9,000 square feet Three family 9,000 square feet Professional offices 1 acre Professional offices 1 acre Fraternity or sorority 2 acres Fraternity or sorority 2 acres Land area per dwelling unit 3,000 sq. ft Land area per dwelling unit 3,000 sq. ft Setback Requirements Front 0 to 25 ft build to zone Side Single & Two Family 5 ft Side Single & Two Family 5 ft Side Other Uses 8 ft Side Other Uses 8 ft Rear Single Family 5 ft Rear Single Family 5 ft Rear Other Uses 20 ft Rear Other Uses 20 ft Height.Re ulrements * A building or a portion of a building that is located between 0 and * A building or a portion of a building that is located between 0 10 feet from the front property line or any master street plan right- and 10 feet from the front property line or any master street of -way line shall have a maximum height of two (2) stories. plan right-of-way line shall have a maximum height of two (2) Buildings or portions of the building set back greater than 10 feet stories. Buildings or portions of the building set back greater from the master street plan right-of-way shall have a maximum than 10 feet from the master street plan right -.of -way shall have height of three (3) stories. a maximum height of three (3) stories. If a building exceeds the height of two (2) stories, the portion of the If a building exceeds the height of two (2) stories, the portion building that exceeds two (2) stories shall have an additional of the building that exceeds two (2) stories shall have an setback from any side boundary line of an adjacent single family additional setback from any side boundary line of an adjacent district. The amount of additional setback for the portion of the single family district. The amount of additional setback for the building over two (2) stories shall be equal to the difference portion of the building over two (2) stories shall be equal to the between the total height of that portion of the building, and two (2) difference between the total height of that portion of the stories. building, and two (2) stories. iiuildin:, Arca —--------.- _ None None Anal sis of the Site Characteristics: No environmentally hazardous, sensitive, or natural resources areas have been\ found within the Planning Area. H. RECREATION FACILITIES: The Town Branch Trail runs adjacent to the property. Within the development, Amenities are being offered, and multi University Sporting Events are within walking distance. I. REASON FOR REZONING REQUEST: The reason for this PZD request is to provide 7 houses with 5 bedrooms. As shown in the attached exhibit they will scattered around this planning area. It's our understanding limits were put on bedroom numbers to not adversely affect neighbors with large numbers of cars and other disturbances. The entire premise of this project, however, is designed to have multiple tenants unrelated to each other living together. it's a student housing development in an apartment complex housing except with single family homes. J. RELATIONSHIP TO THE EXISTING AND ADJACENT LAND USES: This PZD will be identical to the adjacent RMF -12 zoning except it will allow 5 - bedroom homes. The RMF -24 will be compatible to the eastern properties, actually less intensive. Especially the UT zoning along 1-49. P-1 will provide some park and outdoor amenities for the property, K. COMPLIANCE WITH CITY OF FAYETTEVILLE PLAN 2030: The 2030 plan indicates a Complete Neighborhood Plan, a part of the Fayette - Junction Master Plan. This development provides single family in an apartment style format that will fit and transition from the surrounding zoning. Goal #1— Make appropriate infill and revitalization the highest priority. This project is an alternative single-family option in a previously undeveloped area. Goal #2 - Discourage suburban sprawl. This area is a perfect fit for student housing style development. It also is also infill along existing infrastructure. Goal #3 - Traditional town from the standard. With the installation of 3 public roads, units have been oriented to face the street. Goal #4 - Grow a livable transportation network. This project and will have access to Town Branch Trail as well as the University of Arkansas' Transit system. Goal #5 - Assemble an enduring green network. This project has preserved an existing stream corridor. Goal #6 - Create attainable housing. By allowing 5 bedrooms in one home it will make individual bedrooms less expensive to rent. L. TRAFFIC STUDY: The Planning Commission and City Staff has approved a traffic study done by Peters and Associates and associated improvements. M. IMPACTS ON CITY SERVICES; There are no significant impacts to city services associated with this project. As the project went through the LSD process Fire and Police did not state any significant concern with the additional number of bedrooms. We have increased access to the site through additional streets and roundabouts. We do not foresee 5 additional bedrooms changing this assessment. The project will tap into existing water mains. One at the intersection of Horizon and Hollywood. Another near the intersection of Best Way and Hollywood and an additional connection northwest of the project on Best Way. Two sewer lines run along the western border of the property, an 8 and a 24. The project will utilize those for connections. They do have capacity. Waste will be managed with dumpsters in accordance with the City of Fayetteville waste management practices. N. STATEMENT OF COMMITMETS: 1) Dedication of Pubfic Faciliti Utility infrastructure will be dedicated to the City of Fayetteville and utility easements have already been dedicated with the LSD. 2) On or Off -Site Improvements: All on and off-site improvements have been approved with the LSD and are underway. 3) Natural Resources and Environmentally Sensitive Areas: There are no known natural resources or environmentally sensitive areas on this site. 1) PZD Approval ..................................... .__ This PZD will be completed within the timeframe of the approved LSD. 4) Fire Protection: This project will be served by the Fayetteville Fire Department. Fire Station 6 is 0.4 miles north on S. Hollywood Ave. 5) Other Commitments Imposed by the Citv_: C There are currently no other commitments imposed by the City. 6) Parks trails and Open Space Commitments: The Town Branch Trail connects residence to the University to the north, to Kessler Park to the south and Greathouse Park to the east (to name a few). A large section of the overall tree preservation will be preserved in this Planning Area. 7) Proposed Preliminary_ Building elevations: Conceptual architectural elevations are included in the overall PZD packet. O. DEVELOPMENT STANDARDS, CONDITIONS, AND REVIEW GUIDELINES: 1) Screening and'Landscaping: We will retain or improve the greenbelt around the perimeter of the Planning Area to the west. Other adjacent properties include commercial, industrial or similar apartment style housing. 2) Traffic and Circulation - Hollywood Ave. will connect through to a roundabout at the intersection with S. Beechwood Ave. Parking lot drives will spur off in a block pattern with homes facing onto both parking drives and streets. 3) Parking Standards: 4) Parking will be in accordance with the Fayetteville UDC and construction plans approved in association with the overall Cottages on Hollywood LSD (LSD 17-6030). Perimeter Treatment: Perimeter greenbelt will be provided to east and traffic connections will be made in association with appropriate connectivity as shown in C1.01 of the overall Cottages at Hollywood Civil CD set (LSD 17-6030). 5) Sidewalks: Sidewalks will be designed and constructed along all adjacent public Streets and parking areas. a 6) Street Lights: Street lights will be installed per the Civil plans for the overall Cottages at Hollywood civil set (LSD 17-6030). 7) Water: Water lines will be designed and constructed in accordance with the City of Fayetteville Water & Sewer Specifications. 8) Sewer: Sewer lines will be designed and constructed in accordance with the City of Fayetteville Water & Sewer Specifications. 9) Streets and Drainage: Streets and drainage will be designed and constructed in accordance with the City of Fayetteville street and drainage specifications. 10) Construction of Non -Residential Facilities: There will be several retention ponds along with a clubhouse and pool associated with the overall development, but none within this planning area. There will also be a lease office with bathrooms and a gym. Additional building such as pavilions and seating areas are proposed. 11) Tree Preservation: Most tree preservation will be encompassed by the overall Cottages on Hollywood project (LSD 17-6030). A small amount is within the Planning Area, and a large portion runs along the creek directly adjacent to the west. 12) Architectural Design Standards: Elevations are provided at the end of this booklet and will meet the City of Fayetteville's standards for architecture. 13) Signage: Signage will be provided as directed by the City of Fayetteville fire, transportation and ADA departments. 14) View Protection; We are not anticipating that any improvements to this property will impact views from or to the surrounding properties. 15) Revocations: The developer understands causes for revocation and will take all measures necessary to avoid revocation. 16) Covenants Trusts and Homeowner Associations: The property will be maintained under one owner. 17) Intent/Purpose of PZD ordinance: The PZD Ordinance provides this project with the ability to create a planned development. Utilizing PZD allows for slight modifications to traditional setbacks, lot widths, and lot area minimums. The R-PZD Ordinance is intended to accommodate mixed-use or clustered residential developments and to accommodate single -use residential developments that are determined to be more appropriate for a PZD application than a general residential zone. (City of Fayetteville Zoning Regulations CD161.23(C)). This development encourages a variety and flexibility in land development and land use for predominately residential areas consistent with the city's General Pan and the orderly development of the city. This R-PZD will provide a framework within which an effective relationship of different land uses and activities with surrounding developments. This development does not include the entire large scale for the overall Cottages at Hollywood project. As shown in the included plats it includes the area between S. Hollywood, S. Horizon and W. 15th. It also includes the area south and west of S. Hollywood where it is not a City Street, the very southwest portion of the overall project. 12 APPENDIX A 13 PUOWJnl4i - AueL41DVY 7' Imivawiv LOLZZ 8V'311IA3113XVj 0) 3AV 000MH3339 GOOW110H CV SiO3.LIHMJV 6833NION3 NO SDOV1103 1911.1 pv 1. E' —F F R fi OV, 7 0 u LU - 1- u CC 0 w 0 RJ Ail . . ... ....... �3 0 IN LU DC uj Did Fo? LK I 0 4a ly kp r i f 3 _ K - z F wz _ 'i'0 i ui a� Ll iE _ _ 06 r - _—. . I �� r -_..— rI �- • ill's I I l WZ w 1 ¢Fw. d:v O—F I ' I I � I 1 I I i puowiny! AueyLb joW Ino�ivawiy � - IOLLC MV'3l1In3113AV3 _ �- -� _ - ••• � � � 3AV dOOMHJ330 NO S3`Jb'll00 � w Q SNOISIn3M MC11..--.� .. •• �^ Al kp r i f 3 _ K - z F wz _ 'i'0 i ui a� Ll iE _ _ 06 r - _—. . I �� r -_..— rI �- • ill's I I l WZ w 1 ¢Fw. d:v O—F I ' I I � I 1 I I i puowiny! AueyLb joW Ino�ivawiy � - IOLLC MV'3l1In3113AV3 _ �- -� _ - ••• � � � 3AV dOOMHJ330 NO S3`Jb'll00 � w Q SNOISIn3M MC11..--.� .. •• �^ Al l7 T w a w w in d a 1 � ■■M■ 0I1077 ---- A C100MH]330 ` lips n�E4RO' Pint . . z < L U.. T- WA rn .iI i•1a.. da— z ? 4 - J111, LL �d 1 sv1. xi ,r ,i •- .%� /�-" _ �, meq"'.. (4 L� ��iLL p'41 ;Z . dflPl rlifY--ibz �� T N4� it — i - if Ir Ld uj I . 1. ':. 1 - ' 1. a: I..l l-- L11.1' z 1 - 1 i i 1 1, ;1 z I z <.i.. ll1 'D 0 — • ... .� n ; A � Yi''a111R3J.JA�1Yi �Nvurve3 yyarDtlA i! s� W u� .[; t� �1�13f?lel$ ysspd g� .11 AA0Ydr r. ••• r�� I er O Ar.. R'6': � %Y� '�e 1N3Wddl3d3G1J,]NYrC rallll u3rdad �}`J ��.�-Yj pppp,ree� � Q J �U --Dj-- -� � wnYr• - . cy - i! t� �1�13f?lel$ I er pppp,ree� r 4i iEr p `! t z CL 19 LU N L 0 0 A J 0 x tz-zz- El ij it A-0 CITY OF FAYETTEVILLE PLANNING COMMISSION MEMO ARKANSAS __7 TO: Fayetteville Planning Commission THRU: Andrew Garner, City Planning Director FROM: Harry Davis, Planner MEETING: October 8, 2018 SUBJECT: R-PZD 18-6368: Residential Planned Zoning District (SOUTH OF HOLLYWOOD AVE./COTTAGES AT HOLLYWOOD, 598): Submitted by JORGENSEN & ASSOCIATES, INC. for property located SOUTH OF HOLLYWOOD AVE. The property is zoned RMF -12, RESIDENTIAL MULTI FAMILY, 12 UNITS PER ACRE and contains approximately 10.81 acres. The request is to rezone the property to R-PZD, Residential Planned Zoning District to allow for 7 housing units with up to 5 unrelated tenants. RECOMMENDATION: Staff recommends forwarding R-PZD 18-6368 to the City Council with a recommendation of approval with conditions. RECOMMENDED MOTION: "I move to forward R-PZD 18-6368 to the City Council with a recommendation for approval with the conditions as recommended by staff." BACKGROUND: The subject property is approximately 10.81 acres, at the end of Hollywood Avenue and west of the Beechwood Avenue and 15th Street intersection, and zoned RMF -12, Residential Multi -family, 12 Units per Acre. The property is currently undergoing development from a previously approved Large Scale Development (LSD 17-6030) for a multi -family development of 193 units on approximately 43 acres. Surrounding land use and zoning is depicted in Table 1. Direction North Table 1 Surrounding Land Use and Zo Land Use Multi -family; Commercial; Industrial; Power Substation Undeveloped South East Industrial; Power Substation; Commercial West Commercial; Undeveloped; Town Branch Floodplain; 1-49 Zoning _ RMF -24, Residential Multi -family, 24 Units per Acre; C-2, Commercial Thoroughfare; 1-1, Heavy Commercial and Light Industrial UT, Urban Thoroughfare; C-2, Commercial Thoroughfare; RMF -24, Residential Multi -family, 24 Unit per Acre 1-1, Heavy Commercial and Light Industrial; C-2, Commercial Thoroughfare C-2, Commercial Thoroughfare; UT, Urban Thoroughfare; RMF -12, Residential Multi -family, 12 Unit per Acre Proposal: The proposal is to rezone a portion of the property from RMF -12 to R-PZD in order to develop 7 of the dwellings with 5 bedrooms, allowing 5 unrelated people to live in the same dwelling. The R-PZD is the only district that allows up to 5 unrelated people to live in the same dwelling. The current RMF -12 zoning allows up to 4 unrelated people to live in the same dwelling. Public Comment: Staff has not received any public comment on this item as of writing the report. INFRASTRUCTURE: Streets: The subject parcel does not currently have access to a public street. However, extensions of West 15th Street and South Hollywood Avenue are currently under construction as part of LSD 17-6030. Any street improvements required in these areas would be determined at the time of development proposal. Water: Public water is available to the site. There is an existing 8 -inch main near the planned intersection of South Hollywood Avenue and South Horizon Way. Sewer: Sanitary Sewer is available to the site. There is an existing 8" and 24" sanitary sewer main along a portion of the Town Branch Trail which goes through the subject parcel. Drainage: Any additional improvements or requirements for drainage will be determined at time of development. No portion of this property is identified as FEMA regulated floodplains. Town Branch, a protected stream flows along the south-western edge of this parcel. There are Hydric Soils present in the subject parcel. Fire: The Fire Department has no comments regarding the rezoning request. Police: The Police Department did not comment on this request. CITY PLAN 2030 FUTURE LAND USE PLAN: City Plan 2030 Future Land Use Plan designates the properties within the proposed rezone as City Neighborhood Area. City Neighborhood Areas are more densely developed than residential neighborhood areas and provide a varying mix of nonresidential and residential uses. This designation supports the widest spectrum of uses and encourages density in all housing types, from single family to multi -family. City Neighborhood Areas encourage complete, compact and connected neighborhoods and non-residential uses are intended to serve the residents of Fayetteville, rather than a regional population, While they encourage dense development patterns, they do recognize existing conventional strip commercial developments and their potential for future redevelopment in a more efficient urban layout. FINDINGS OF THE STAFF A determination of the degree to which the proposed zoning is consistent with land use planning objectives, principles, and policies and with land use and zoning plans. Finding: Land Use Compatibility: In staff opinion, the proposed zoning is compatible with the surrounding land use pattern, which consists of existing multi- family development to the southeast and developing multi -family to the northwest and east. The total addition of 7 people to the site (7 dwellings with up to 5 unrelated people) is not incompatible with the overall Cottages at Hollywood development. These dwellings will be integrated as large single-family dwellings into the larger multi -family complex.. GAETC\Development Services Review\2018\Development Review\18-6368 R-PZD S. of W- 111n 1i rf Avo /(' ffOn of W- 1111-1-4N FOR\ Land Use Plan Analysis: Staff believes that the proposal is compatible with the goals in City Plan 2030, adopted land use policies, and the future land use designation for this location. This property, which falls under the Fayette Junction Master Plan, envisions this site as dense residential development. The R-PZD allows an additional person in 7 units spread across the site in large single-family dwellings. The overall use of the site as a multi -family complex is consistent with the 2030 Plan. 2. A determination of whether the proposed zoning is justified and/or needed at the time the rezoning is proposed. Finding: The proposed R-PZD zone would allow the developer to provide a wider range of housing configurations for those seeking larger units with more bedrooms. The proposed R-PZD would allow the developer to use a large infill site to make use of existing City infrastructure, expand the street network and connections in southwest Fayetteville, and provide residential development in a traditional town form, all of which are goals of City Plan 2030. 3. A determination as to whether the proposed zoning would create or appreciably increase traffic danger and congestion. Finding: The proposed R-PZD zoning will allow development that increases traffic, although the additional 7 people to the subject property will not appreciably increase traffic. 4. A determination as to whether the proposed zoning would alter the population density and thereby undesirably increase the load on public services including schools, water, and sewer facilities. Finding: The proposed zoning would not result in a significantly higher density of population on the property. The Police and Fire Departments have not expressed concerns about the proposed zoning district. 5. If there are reasons why the proposed zoning should not be approved in view of considerations under b (1) through (4) above, a determination as to whether the proposed zoning is justified and/or necessitated by peculiar circumstances such as: a. It would be impractical to use the land for any of the uses permitted under its existing zoning classifications; b. There are extenuating circumstances which justify the rezoning even though there are reasons under b (1) through (4) above why the proposed zoning is not desirable. Finding: N/A Sec. 166.06. Planned Zonina Districts (PZD (B) Purpose. The intent of the Planned Zoning District is to permit and encourage comprehensively planned zoning and developments whose purpose is redevelopment, economic development, cultural enrichment or to provide a single -purpose or mixed-use GAETC\Development Services Review\2018\Develop ment Review\18-6368 R-PZD S of Arno /(`nOn- f FQA\ planned development and to permit the concurrent processing of zoning and development. The City Council may consider any of the following factors in review of a Planned Zoning District application. (1) Flexibility. Providing for flexibility in the distribution of land uses, in the density of development and in other matters typically regulated in zoning districts. (2) Compatibility. Providing for compatibility with the surrounding land uses. (3) Harmony. Providing for an orderly and creative arrangement of land uses that are harmonious and beneficial to the community. (4) Variety. Providing for a variety of housing types, employment opportunities or commercial or industrial services, or any combination thereof, to achieve variety and integration of economic and redevelopment opportunities. (5) No negative impact. Does not have a negative effect upon the future development of the area; (6) Coordination. Permit coordination and planning of the land surrounding the PZD and cooperation between the city and private developers in the urbanization of new lands and in the renewal of existing deteriorating areas. (7) Open space. Provision of more usable and suitably located open space, recreation areas and other common facilities that would not otherwise be required under conventional land development regulations. (8) Natural features. Maximum enhancement and minimal disruption of existing natural features and amenities. (9) Future Land Use Plan. Comprehensive and innovative planning and design of mixed use yet harmonious developments consistent with the guiding policies of the Future Land Use Plan. (10)Special Features. Better utilization of sites characterized by special features of geographic location, topography, size or shape. (11)Recognized zoning consideration. Whether any other recognized zoning consideration would be violated in this PZD. Findings: The proposal meets many of the criteria above. The rezoning proposal will allow the applicant to create single- to multi -family structures with some dwellings that have up to 5 unrelated people. This ability is not present in surrounding properties. Together with the approved and in -development LSD 17-6030, this development will provide a wider range of residential types to the neighborhood. The plan will be consistent with the Future Land Use Map. In staff's opinion, the project meets the purpose and intent of the Planned Zoning District ordinance. Chapter 151.01. Definitions Family.... In R -A, Neighborhood Conservation and all single family districts including single family Planned Zoning Districts, a "family" is no more than three (3) persons unless all are related and occupy the dwelling as a single housekeeping unit. In all other zoning districts where residential uses are permitted, a "family" is no more than four (4) persons unless all are related and occupy the dwelling as a single housekeeping unit with the exception that the City Council may permit a definition of "family" as no more than five (5) persons unless all are related and occupy the dwelling as a single housekeeping unit in a specific Planned Zoning District with proper safeguards for the surrounding neighborhood such as applying the parking requirements of §172.11 (even though this is a multifamily PZD), requiring that each five (5) person unit must be placed within a freestanding structure of not more than two (2) stories and be buffered from other residential districts outside the Planned Zoning District. The City Council shall consider whether an applicant's PZD with one (1) or more five (5) unrelated person structures would cause GAETC\Development Services Review\2018\Development Review\18-6368 R-PZD S. of I-Inllei J Alec /('nf#once of I-In11111A n rh FQR\ unreasonable traffic into an adjoining residential neighborhood before approving any such PZD. Persons are "related" for purposes of this definition if they are related by blood, marriage, adoption, guardianship, or other duly -authorized custodial relationship. The definition of "family" does not include fraternities, sororities, clubs or institutional groups. Findings: The PZD provides adequate parking with large parking lots throughout the development. The approved LSD 17-6030 provides one vehicular parking space per bedroom (664 spaces) with 95 additional spaces for visitors and staff in parking lots. This does not included the proposed on -street parking on Hollywood Avenue and 15th Street. The subject property is bordered from other properties to the north by the northern half of Cottages at Hollywood, to the east by the existing Spectrum Apartments and a part of Cottages at Hollywood, and to the south and west by Town Branch Creek and tree preservation areas. The development provides adequate buffer from these neighborhoods with greenspace and spatial seclusion between the proposed units. Traffic from the proposed PZD would not significantly impact surrounding neighborhoods nearby above what has already been approved. This PZD is designed with adequate parking and amenities with physical separation from surrounding residences. The proposal to have up to five unrelated persons living in one dwelling would not pose specific adverse impacts to the surrounding neighborhoods. RECOMMENDATION: Staff recommends forwarding RZN 18-6368 to the Planning Commission with a recommendation of approval, with the following conditions: Conditions of Approval: Prior to placing this item for City Council review the PZD booklet and plats should be revised to reflect the attached staff mark-ups. Planning Commission Action: .rte' Forward ❑ Tabled D Denied Meeting Date: October 8, 2018 Motion :Joh nson Forward to CC with recommendation of approval and all conditions from staff Second: Brown Vote: 7-0-0 Motion passed BUDGET/STAFF IMPACT: None Attachments: • Staff's redlines • Fayette Junction Illustrative Plan • PZD Booklet • PZD Plats • Current Land Use Map • Close Up Map • One Mile Map • Future Land Use Map GAETC\Development Services Review\2018\Development Review\18-6368 R-PZD S of I-Inll,n 1i 4 4vc /(''n##mance �# I-Inll111A n i#1 FQ%Z\ JORGENSEN +ASSOCIATES Civil Engineering - Surveying Landscape Architecture Services COTTAGES ON HOLLYWOOD LAND USE & ZONING PZD FAYETTEVI LLE, AR September 18th, 2018 PLANNING REDLINES 10/2/18 - DevSery - HD Owner/Developer: Cottages on Hollywood, LLC 1744 S Lumpkin St Athens, GA 30606 706.353.7627 124 W Sunbridge Drive, Suite 5 Fayetteville, AR 72703 Office: 479.442.9127 Fax: 479.582.4807 www.lorgensenassoc.corn A. CURRENT OWNERSHIP OF PROPERTY AND REPRESENTATIVE The owner and developer of this property is The Cottages on Hollywood LLC. The representative for this project is Blake Jorgensen of Jorgensen and Associates. B. SUMMARY SCOPE NATURE AND INTENT) Planning Area 1 of the Cottages on Hollywood as shown in the attached exhibit is being presented as a Master Development Plan PZD. This project is located south of 15th Street near the intersection of S. Hollywood and 15th Street. The Residential Planned Zoning District will consist of 35 single family houses on 6.29 acres, for an overall density of 5.56 units/acre. The houses will front onto 15th St., S. Hollywood Ave. & Horizon Way. The homes/ units will be on one lot similar to an apartment style complex but with single family homes. Please, refer to attached site plan with the planning area outline. The reason for this PZD request is to provide 7 houses with 5 bedrooms. As shown in the attached exhibit they be will scattered around this planning area. It's our understanding limits were put on bedroom numbers to not adversely affect neighbors with large numbers of cars and other disturbances. The entire premise of this project, however, is designed to have multiple tenants unrelated to each other living together. It's a student housing development in an apartment complex housing except with single family homes. Parking is also provided in parking lot spaces in around the homes. The 5 -bedroom houses will be the same size footprint as the 4 -bedroom houses, so externally there will be no visual difference. Only discuss area to be rezoned, C. GENERAL PROJECT CONCEPT which is the 10.81 acres (not -43 acres, not 193 units) 1) Street and Lot Layout. 15th St. will ad end at Hollywood Ave. and stub out for future connection. There ill be a parking loop that runs between the homes, which will be faced qVjo this loop. Q7t Site Plan. Located at Hollywood Avenue and west of the intersection of Beechwood and 15th. This site encompasses — 43 acres and will have a otal of 193 units that will be made up of cottages, flats, townhomes, -f and apartments. L Three public streets will be extended through this property. Hollywood will be extended south to intersect with the extension of 15th/Decatur. Best Way will be extended east to intersect with Hollywood. The intersection of Beechwood and 151h is planned to be redesigned to be a roundabout. The western leg of the roundabout will extend due west to the extent of the property. With this extension, we are proposing to move the right-of-way a bit south to avoid the confluence of Town Branch and an existing creek. By moving the proposed right-of-way south, the impact to the streams will be minimized (there are also existing power poles that are driving this location). The existing right-of-way that runs partially east -west through the property will be vacated along with a small portion of easement for a sewer main on the south end once staff has had an opportunity to review this project in more depth. Neither of these items are anticipated to affect the project and we will file the proper paperwork once we have had a chance to work with all parties involved. The western perimeter of the development will be the existing Town Branch Trail. No other streets are proposed to head to the west due to the desire to minimize crossing this trail along with the desire to not disturb the floodway and riparian zone of the Town Branch Stream. Everything west of the trail is planned to be Natural/Tree Preservation area. Please refer to the attached plans & LSD -17-6030. 3) Buffer Areas. The Planning Area will be buffered by the Cottages on Hollywood project to the east and north (LSD -6030). To the south and west tree preservation along with waterside and management stream zones will buffer the Planning Area. 4) Tree Preservation. Tree Preservation has been provided with the overall Cottages on Hollywood plan (LSD 17-6030). 5) Storm Water Detention Areas. Tree Preservation has been provided with the overall Cottages on Hollywood plan (LSD 17-6030). 6) Undisturbed Natural Areas. Most undisturbed and Natural Areas will be encompassed in the overall Cottages on Hollywood approved LSD project (LSD 17-6030). There is a small amount within this Planning Area, and a large portion that runs along the creek directly adjacent to the west. 7) Existin and Pro osed Utility Connection and Extension. This project will connect to proposed water and sewer lines ran through the Cottages on Hollywood project as depicted in the approved construction plans, portions of the infrastructure have already been installed (LSD 17-6030). 2 Q E. F 8) Development and Architectural Design Standards. Architecture will be in conformance with approved elevations in Cottages of Hollywood LSD (LSD 17-6030). 9) Building Elevations. Exterior Elevations and site -layout have been included for your review. PROPOSED DEVELOPMENT PHASING AND TIMEFRAME 1) PZD Zoning & Preliminary Plat Approval. ..... ....... ............. Construction Plans are approved and construction is under way. Building permits have been approved and issued for all of the Cottages on Hollywood LSD. New 5 -bedroom building permits will be requested for the 5 -bedroom units. PROPOSED PLANNING AREAS The proposed PZD will have one planning area - PROPOSED ZONING AND DEVELOPMENT STANDARDS Planning Area #1: Single Family Residential: Purpose: The purpose of this PZD is to permit 5 bedroom homes within the Cottages at Hollywood development. 5 bedrooms will be allowed in a single residence. Land Use Designation: 1. Permitted Uses. Unit 1 City-wide uses by right Single-family dwellings _Two-family dwellings Three (3) and four (4) family dwellings Multi -family dwellings Unit 8 Unit 9 Unit 10 Unit 26 Unit 41 Accessory Dwellings Unit 44 1 Cluster Housing Development 2. Conditional Uses. Unit 2 City-wide uses by conditional use 3 3. Density: Density 12 units/acre or less 4. Bulk and Area Regulations: permit Unit 3 Public protection and utility facilities Unit 4 Cultural and recreational facilities Unit 5 Government facilities Unit 11 Manufactured home park Unit 12a Limited business Unit 24 Home occupations Unit 25 Professional offices Unit 36 Wireless communications facilities 3. Density: Density 12 units/acre or less 4. Bulk and Area Regulations: 8. Setback Requirements: Front Side Rear 0'— 25' BTZ 5' single & two family 5' SF 8' Other Uses 20' Other M 5. Lot minimum width Manufactured home park 100 feet Lot within manufactured park 50 feet Single family 45 feet Two family 45 feet Three family and more 89 feet Professional offices 100 feet 6. Lot area minimum Manufactured home park 3 acres Lot within manufactured park 4,200 square feet Townhouse: Individual lot 2,500 square feet Single-family 4,500 square feet Two family 6,000 square feet Three or more 9,000 square feet Professional offices 1 acre 7. Land area per dwelling unit Manufactured home 3,000 square feet 8. Setback Requirements: Front Side Rear 0'— 25' BTZ 5' single & two family 5' SF 8' Other Uses 20' Other M Building Height: 2 stories/ 3 stories* * A building or a portion of a building that is located between 0 and 10 feet from the front property line or any master street plan right-of-way line shall have a maximum height of two (2) stories. Buildings or portions of the building set back greater than 10 feet from the master street plan right-of- way shall have a maximum height of three (3) stories. If a building exceeds the height of two (2) stories, the portion of the building that exceeds two (2) stories shall have an additional setback from any side boundary line of an adjacent single family district. The amount of additional setback for the portion of the building over two (2) stories shall be equal to the difference between the total height of that portion of the building, and two (2) stories. 9. Building Area: The area occupied by all buildings shall not exceed 50% of the total lot area.. Site Plannin 10. Screening and Landscaping: The screening and landscaping will be provided as set forth in the Unified Development Code. Landscaping and screening installed per 1-1.00 in the Cottages at Hollywood construction plans (LSD 17-6030). 11. Parking: All parking shall comply with chapter 172, for single family residential requirements of the Unified Development Code and sheet C1.01 of Cottages on Hollywood construction plans and as per the approved LSD (LSD 17-6030). 12. Architectural Design Standards: Architecture will be installed per approved cottage elevations from the Planning Commission for Cottages on Hollywood overall development (LSD 17-6030). 13. Signage: Signs shall be permitted and approved and shall be installed in accordance with the regulations of the Unified Development Code. G. MASTER DEVELOPMENT PLAN AS COMPARED TO CURRENT ZONING REQUIREMENTS A_ PA -1 (Single Family) Existing Zoning Proposed Zoning RMR-12 Residential Single Family PZD: PA -1 — — Permitted Uses Unit 1 City-wide uses by right Unit 1 City-wide uses by right Unit 8 Single-family dwellings Unit 8 Single-family dwellings Unit 9 Single-family Unit 9 Single Family Unit 10 3 and 4 family dwellings Unit 10 3 and 4 family dwellings Unit 26 Multi -family dwellings Unit 26 Multi -family dwellings Unit 41 Accessory dwellings Unit 41 Accessory dwellings Unit 44 Cluster Housing Development Unit 44 Cluster Housing Development Conditional uses Unit 2 City-wide uses by conditional use permit Unit 2 City-wide uses by conditional use permit Unit 3 Public protection and utility facilities Unit 3 Public protection and utility facilities Unit 4 Cultural and recreational facilities Unit 4 Cultural and recreational facilities Unit 5 Government facilities Unit 5 Government facilities Unit 11 Manufactured home park Unit 11 Manufactured home park Unit 12a Limited business Unit 12a Limited business Unit 24 Home occupations Unit 24 Home occupations Unit 25 Professional offices Unit 25 Professional offices Unit 36 Wireless communications facilities Unit 36 Wireless communications facilities Density. - Units per acre 12 or less Unites per acre 12 or less Bulk and Area Regulations. Lot width minimum Manufacture home park 100 feet Manufacture home park 100 feet Lot w/in manufactured park 50 feet Lot w/in manufactured park 50 feet Single family 45 feet Single family 45 feet Two family 45 feet Two family 45 feet Three family 80 feet Three family 80 feet Professional offices 100 feet Professional offices 100 feet Lot Area Minimum Manufacture home park 3 acres Manufacture home park 3 acres Lot w/in manufactured park 4,200 square feet Lot w/in manufactured park 4,200 square feet Townhouse: Individual lot 2,500 square feet Townhouse: Individual lot 2,500 square feet Single family 4,500 square feet Single family 4,500 square feet Two family 6,000 square feet Two family 6,000 square feet Three family 9,000 square feet Three family 9,000 square feet Professional offices 1 acre Professional offices 1 acre Fraternity or sorority 2 acres Fraternity or sorority 2 acres Land area per dwelling unit 3,000 sq. ft Land area per dwelling unit 3,000 sq. ft Setback Requirements Front 0 to 25 ft build to zone Side Single & Two Family 5 ft Side Single & Two Family 5 ft Side Other Uses 8 ft Side Other Uses 8 ft Rear Single Family 5 ft Rear Single Family 5 ft Rear Other Uses 20 ft Rear Other Uses 20 ft ~'? Height. Req ufrernents ® . * A building or a portion of a building that is located between 0 and * A building or a portion of a building that is located between 0 10 feet from the front property line or any master street plan right- and 10 feet ffom the front property line or any master street of-way line shall have a maximum height of two (2) stories. plan right-of-way line shall have a maximum height of two (2) Buildings or portions of the building set back greater than 10 feet stories. Buildings or portions of the building set back greater from the master street plan right-of-way shall have a maximum than 10 feet from the master street plan right-of-way shall have height of three (3) stories. a maximum height of three (3) stories. If a building exceeds the height of two (2) stories, the portion of the If a building exceeds the height of two (2) stories, the portion building that exceeds two (2) stories shall have an additional of the building that exceeds two (2) stories shall have an setback from any side boundary line of an adjacent single family additional setback from any side boundary line of an adjacent district. The amount of additional setback for the portion of the single family district. The amount of additional setback for the building over two (2) stories shall be equal to the difference portion of the building over two (2) stories shall be equal to the between the total height of that portion of the building, and two (2) difference between the total height of that portion of the stories. building, and two (2) stories. Building Area None None Analysis of the Site Characteristics: No environmentally hazardous, sensitive, or natural resources areas have been\ found within the Planning Area. H. RECREATION FACILITIES: The Town Branch Trail runs adjacent to the property. Within the development, Amenities are being offered, and multi University Sporting Events are within walking distance. REASON FOR REZONING RE UEST: The reason for this PZD request is to provide 7 houses with 5 bedrooms. As shown in the attached exhibit they will scattered around this planning area. It's our understanding limits were put on bedroom numbers to not adversely affect neighbors with large numbers of cars and other disturbances. The entire premise of this project, however, is designed to have multiple tenants unrelated to each other living together. It's a student housing development in an apartment complex housing except with single family homes. J. RELATIONSHIP TO THE EXISTING AND ADJACENT LAND USES: This PZD will be identical to the adjacent RMF -12 zoning except it will allow 5 - bedroom homes. The RMF -24 will be compatible to the eastern properties, 7 actually less intensive. Especially the UT zoning along 1-49. P-1 will provide some park and outdoor amenities for the property. K. COMPLIANCE WITH CITY OF FAYETTEVILLE PLAN 2030: The 2030 plan indicates a Complete Neighborhood Plan, a part of the Fayette - Junction Master Plan. This development provides single family in an apartment style format that will fit and transition from the surrounding zoning. Goal #1— Make appropriate infill and revitalization the highest priority. This project is an alternative single-family option in a previously undeveloped area. Goal #2 - Discourage suburban sprawl. This area is a perfect fit for student housing style development. It also is also infill along existing infrastructure. Goal #3 - Traditional town from the standard. With the installation of 3 public roads, units have been oriented to face the street. Goal #4 - Grow a livable transportation network. This project and will have access to Town Branch Trail as well as the University of Arkansas' Transit system. Goal #5 - Assemble an enduring green network. This project has preserved an existing stream corridor. Goal #6 - Create attainable housing. By allowing 5 bedrooms in one home it will make individual bedrooms less expensive to rent. L. TRAFFIC STUDY; The Planning Commission and City Staff has approved a traffic study done by Peters and Associates and associated improvements. M. IMPACT5 ON CITY SERVICES• There are no significant impacts to city services associated with this project. As the project went through the LSD process Fire and Police did not state any significant concern with the additional number of bedrooms. We have increased access to the site through additional streets and roundabouts. We do not foresee 5 additional bedrooms changing this assessment. The project will tap into existing water mains. One at the intersection of Horizon and Hollywood. Another near the intersection of Best Way and Hollywood and an additional connection northwest of the project on Best Way. Two sewer lines run along the western border of the property, an 8 and a 24. The project will utilize those for connections. They do have capacity. Waste will be managed with dumpsters in accordance with the City of Fayetteville waste management practices. N. STATEMENT OF COMMITMETS: 1) Dedication of Public Faciliti Utility infrastructure will be dedicated to the City of Fayetteville and utility easements have already been dedicated with the LSD. 2) On or Off -Site Improvements: All on and off-site improvements have been approved with the LSD and are underway. 3) Natural Resources and Environmentally Sensitive Areas: There are no known natural resources or environmentally sensitive areas on this site. 1) PZD Approval. ..................... .......... This PZD will be completed within the timeframe of the approved LSD. 4) Fire Protection: This project will be served by the Fayetteville Fire Department. Fire Station 6 is 0.4 miles north on S. Hollywood Ave. 5) Other Commitments Imposed by the Citv: X There are currently no other commitments imposed by the City. 6) Parks trails and Open Space Commitments: The Town Branch Trail connects residence to the University to the north, to Kessler Park to the south and Greathouse Park to the east (to name a few). A large section of the overall tree preservation will be preserved in this Planning Area. 7) Proposed Preliminary Building elevations: Conceptual architectural elevations are included in the overall PZD packet. O. DEVELOPMENT STANDARDS CONDITIONS AND REVIEW GUIDELINES: 1) Screening and Landscaping: We will retain or improve the greenbelt around the perimeter of the Planning Area to the west. Other adjacent properties include commercial, industrial or similar apartment style housing. 2) Traffic and Circulation: Hollywood Ave. will connect through to a roundabout at the intersection with S. Beechwood Ave. Parking lot drives will spur off in a block pattern with homes facing onto both parking drives and streets. 3) Parking Standards: a Parking will be in accordance with the Fayetteville UDC and construction plans approved in association with the overall Cottages on Hollywood LSD (LSD 17-6030). Perimeter Treatment: Perimeter greenbelt will be provided to east and traffic connections will be made in association with appropriate connectivity as shown in C1.01 of the overall Cottages at Hollywood Civil CD set (LSD 17-6030). 5) Sidewalks: Sidewalks will be designed and constructed along all adjacent public Streets and parking areas. 10 6) Street Lights: Street lights will be installed per the Civil plans for the overall Cottages at Hollywood civil set (LSD 17-6030). 7) Water: Water lines will be designed and constructed in accordance with the City of Fayetteville Water & Sewer Specifications. 8) Sewer: Sewer lines will be designed and constructed in accordance with the City of Fayetteville Water & Sewer Specifications. 9) Streets and Drainage: Streets and drainage will be designed and constructed in accordance with the City of Fayetteville street and drainage specifications. 10) Construction of Non -Residential Facilities: 11) There will be several retention ponds along with a clubhouse and pool associated with the overall development, but none within this planning area. There will also be a lease office with bathrooms and a gym. Additional building such as pavilions and seating areas are proposed. Tree Preservation: Most tree preservation will be encompassed by the overall Cottages on Hollywood project (LSD 17-6030). A small amount is within the Planning Area, and a large portion runs along the creek directly adjacent to the west. 12) Architectural Design Standards: Elevations are provided at the end of this booklet and will meet the City of Fayetteville's standards for architecture. 13) S'sgnal�),e: Signage will be provided as directed by the City of Fayetteville fire, transportation and ADA departments. 11 14) View Pr(�V:fction: We are not anticipating that any improvements to this property will impact views from or to the surrounding properties. 15) Revocations: The developer understands causes for revocation and will take all measures necessary to avoid revocation. 16) Covenants, Trusts and Homeowner Associations: The property will be maintained under one owner. 17) Intent/Purpose of PZD ordinance: The PZD Ordinance provides this project with the ability to create a planned development. Utilizing PZD allows for slight modifications to traditional setbacks, lot widths, and lot area minimums. The R-PZD Ordinance is intended to accommodate mixed-use or clustered residential developments and to accommodate single -use residential developments that are determined to be more appropriate for a PZD application than a general residential zone. (City of Fayetteville Zoning Regulations CD161.23(C)). This development encourages a variety and flexibility in land development and land use for predominately residential areas consistent with the city's General Pan and the orderly development of the city. This R-PZD will provide a framework within which an effective relationship of different land uses and activities with surrounding developments. This development does not include the entire large scale for the overall Cottages at Hollywood project. As shown in the included plats it includes the area between S. Hollywood, S. Horizon and W. 15t". It also includes the area south and west of S. Hollywood where it is not a City Street, the very southwest portion of the overall project. 12 APPENDIX A 13 Puowjn4i - Auot4low i. tInoiluawiVI [OZZZ MV '311IA9L3Wd S�l 3AV GOOMH3339 S103 11 HOUV CIOOMAIIOH SH33NION3 NO SIOVLOD I-ISIV38 W. ff a. OW ON= IIN J wz a wa aw Off: CD puowinL41 . AuayluN InmluowiV m IOLZL NV '3111A3ll3AVd w NVId (9 Cl� 3AV OOOMHO339 a r ¢ _ QOOM lllOH or w' Lfi 1;- NO SJOVilOO m rri Q IIN J wz a wa aw Off: CD rn • r•.'.a1i• k.� T ' � - r m La i ■■® u'.®�� .a r . ,c•.i� . tiurn vu[[ C O .L a': N ro O � m � M _ � Y ) s. fin9riOV w I -9 � ro w a -'- .!�` •� p 1 �i a ar _ t �%` a 1Ln tA 7!Lo � Lu 5IV ! p.1 iii W Y { /fF' •! pc rd 'D hei f r g Y 7y 4u Lj r, 0,15 ` % `' n n `] utir N 3 Y1:r1:1+Y1 . .. i��, .,;' .,•,Y . � stir J � if m x ' 3 a E- T k f i /r - / 111 f r5 i.e: is z I IL z LUO J W W C z E N N 0. O O J 2 a W a 0 V i f r�. r}Illll!iF1iIlw 1 ��}il �3� t �j•, i 11 �71� k 11 l'!v ��Ik l ] w sNN i 11 �71� k 11 l'!v ��Ik l ] w sNN ren -ION,\, WRI-I?i ix 2 -T rip cil CI IN 16 f, V7) 6 VW�� YL9 to ARMAAW, t iv, z ioo Sol ow mad -o,vjr l01 --.4 jo I 1p it 44 NV. v P19" NOW 1"Wr . j ......... r to e A- 41 b-i'ab. m4 4" R"S Ya ............ N110 IF R.4 Ali To 19" 1.4i ............ JORGENSEN +ASSOCIATES Civil Engineering • Surveying Landscape Architecture Services COTTAGES ON HOLLYWOOD LAND USE & ZONING PZD FAYETTEVILLE, AR September 18th, 2018 Owner/Developer: Cottages on Hollywood, LLC 1744 S Lumpkin St Athens, GA 30606 706.353.7627 124 W Sunbridge Drive, Suite 5 Fayetteville, AR 72703 Office: 479,442.9127 Fax: 479.582.4807 www.lorgensenassoc corn A. CURRENT OWNERSHIP OF PROPERTY AND REPRESENTATIVE The owner and developer of this property is The Cottages on Hollywood LLC. The representative for this project is Blake Jorgensen of Jorgensen and Associates. B. SUMMARY (SCOPE, NATURE, AND INTE Planning Area 1 of the Cottages on Hollywood as shown in the attached exhibit is being presented as a Master Development Plan PZD. This project is located south of 15th Street near the intersection of S. Hollywood and 15th Street. The Residential Planned Zoning District will consist of 35 single family houses on 6.29 acres, for an overall density of 5.56 units/acre. The houses will front onto 15th St., S. Hollywood Ave. & Horizon Way. The homes/ units will be on one lot similar to an apartment style complex but with single family homes. Please, refer to attached site plan with the planning area outline. The reason for this PZD request is to provide 7 houses with 5 bedrooms. As shown in the attached exhibit they be will scattered around this planning area. It's our understanding limits were put on bedroom numbers to not adversely affect neighbors with large numbers of cars and other disturbances. The entire premise of this project, however, is designed to have multiple tenants unrelated to each other living together. It's a student housing development in an apartment complex housing except with single family homes. Parking is also provided in parking lot spaces in around the homes. The 5 -bedroom houses will be the same size footprint as the 4 -bedroom houses, so externally there will be no visual difference. C. GENERAL PROJECT CONCEPT 1) Street and Lot La out. 15th St. will dead end at Hollywood Ave. and stub out for future connection. There will be a parking loop that runs between the homes, which will be faced onto this loop. 2) Site Plan. Located at Hollywood Avenue and west of the intersection of Beechwood and 15th. This site encompasses — 43 acres and will have a total of 193 units that will be made up of cottages, flats, townhomes, and apartments. Three public streets will be extended through this property. Hollywood will be extended south to intersect with the extension of 15th/Decatur. Best Way will be extended east to intersect with Hollywood. The intersection of Beechwood and 15th is planned to be redesigned to be a roundabout. The western leg of the roundabout will extend due west to the extent of the property. With this extension, we are proposing to move the right-of-way a bit south to avoid the confluence of Town Branch and an existing creek. By moving the proposed right-of-way south, the impact to the streams will be minimized (there are also existing power poles that are driving this location). The existing right-of-way that runs partially east -west through the property will be vacated along with a small portion of easement for a sewer main on the south end once staff has had an opportunity to review this project in more depth. Neither of these items are anticipated to affect the project and we will file the proper paperwork once we have had a chance to work with all parties involved. The western perimeter of the development will be the existing Town Branch Trail. No other streets are proposed to head to the west due to the desire to minimize crossing this trail along with the desire to not disturb the floodway and riparian zone of the Town Branch Stream. Everything west of the trail is planned to be Natural/Tree Preservation area. Please refer to the attached plans & LSD -17-6030. 3) Buffer Areas. The Planning Area will be buffered by the Cottages on Hollywood project to the east and north (LSD -6030). To the south and west tree preservation along with waterside and management stream zones will buffer the Planning Area. 4) Tree Preservation. Tree Preservation has been provided with the overall Cottages on Hollywood plan (LSD 17-6030). 5) a 7) Storm Water Detention Areas. Tree Preservation has been provided with the overall Cottages on Hollywood plan (LSD 17-6030). Undisturbed Natural Areas. Most undisturbed and Natural Areas will be encompassed in the overall Cottages on Hollywood approved LSD project (LSD 17-6030). There is a small amount within this Planning Area, and a large portion that runs along the creek directly adjacent to the west. Existing and Proposed Utility Connection and Extension. This project will connect to proposed water and sewer lines ran through the Cottages on Hollywood project as depicted in the approved construction plans, portions of the infrastructure have already been installed (LSD 17-6030). 2 8) Development and Architectural Design Standards. Architecture will be in conformance with approved elevations in Cottages of Hollywood LSD (LSD 17-6030). 9) Building Elevations. Exterior Elevations and site -layout have been included for your review. D. PROPOSED DEVELOPMENT PHASING AND TIMEFRAME 1) PZD Zoning & Preliminary Plat Approval .................................... Construction Plans are approved and construction is under way. Building permits have been approved and issued for all of the Cottages on Hollywood LSD. New 5 -bedroom building permits will be requested for the 5 -bedroom units. E. PROPOSED PLANNING AREAS The proposed PZD will have one planning area. F. PROPOSED ZONING AND DEVELOPMENT STANDARDS Planning Area #1: Single FamilV Residential: Purpose: The purpose of this PZD is to permit 5 bedroom homes within the Cottages at Hollywood development. 5 bedrooms will be allowed in a single residence. Land Use Designation 1. Permitted Uses. Unit 1 City-wide uses by right _ Unit 8 Single-family dwellings Unit 9 Two-family dwellings Unit 10 Three (3) and four (4) family dwellings Unit 26 i Multi -family dwellings Unit 41 Accessory Dwellings Unit 44 Cluster Housing Development 2. Conditional Uses. Unit 2 City-wide uses by conditional use 3 3. Density: I Density 12 units/acre or less 4. Bulk and Area Regulations: permit Unit 3 Public protection and utility facilities Unit 4 Cultural and recreational facilities Unit 5 Government facilities Unit 11 Manufactured home park Unit 12a Limited business Unit 24 Home occupations Unit 25 Professional offices Unit 36 Wireless communications facilities 3. Density: I Density 12 units/acre or less 4. Bulk and Area Regulations: 8. Setback Requirements: Front Side Rear 0'— 25' BTZ 5' single & two family 5' SF 8' Other Uses 20' Other ld 5. Lot minimum width Manufactured home park Lot within manufactured park 100 feet 50 feet Single family 45 feet Two family 45 feet Three family and more 89 feet Professional offices 100 feet 6. Lot area minimum Manufactured home park 3 acres Lot within manufactured park 4,200 square feet Townhouse: Individual lot 2,500 square feet Single-family 4,500 square feet Two family 6,000 square feet Three or more 9,000 square feet Professional offices 1 acre 7. Land area per dwelling unit Manufactured home 3,000 square feet 8. Setback Requirements: Front Side Rear 0'— 25' BTZ 5' single & two family 5' SF 8' Other Uses 20' Other ld Building Height: 2 stories/ 3 stories* * A building or a portion of a building that is located between 0 and 10 feet from the front property line or any master street plan right-of-way line shall have a maximum height of two (2) stories. Buildings or portions of the building set back greater than 10 feet from the master street plan right-of- way shall have a maximum height of three (3) stories. If a building exceeds the height of two (2) stories, the portion of the building that exceeds two (2) stories shall have an additional setback from any side boundary line of an adjacent single family district. The amount of additional setback for the portion of the building over two (2) stories shall be equal to the difference between the total height of that portion of the building, and two (2) stories. 9. Building Area: The area occupied by all buildings shall not exceed 50% of the total lot area.. Site Planning 10. Screening and Landscaping: The screening and landscaping will be provided as set forth in the Unified Development Code. Landscaping and screening installed per 1-1.00 in the Cottages at Hollywood construction plans (LSD 17-6030). 11. Parking: All parking shall comply with chapter 172, for single family residential requirements of the Unified Development Code and sheet C1.01 of Cottages on Hollywood construction plans and as per the approved LSD (LSD 17-6030). 12. Architectural Design Standards: Architecture will be installed per approved cottage elevations from the Planning Commission for Cottages on Hollywood overall development (LSD 17-6030). 13. Signage: Signs shall be permitted and approved and shall be installed in accordance with the regulations of the Unified Development Code. G. MASTER DEVELOPMENT PLAN AS COMPARED TO CURRENT ZONING REQUIREMENTS A. PA -1 (Single Familv) Existing Zoning Proposed Zoning RMR-12 Residential Single Family PZD: PA -1 .. Permitted uses Unit 1 City-wide uses by right Unit 1 City-wide uses by right Unit 8 Single-family dwellings Unit 8 Single-family dwellings Unit 9 Single-family Unit 9 Single Family Unit 10 3 and 4 family dwellings Unit 10 3 and 4 family dwellings Unit 26 Multi -family dwellings Unit 26 Multi -family dwellings Unit 41 Accessory dwellings Unit 41 Accessory dwellings Unit 44 Cluster Housing Development Unit 44 Cluster Housing Development Conditional Uses Unit 2 City-wide uses by conditional use permit Unit 2 City-wide uses by conditional use permit Unit 3 Public protection and utility facilities Unit 3 Public protection and utility facilities Unit 4 Cultural and recreational facilities Unit 4 Cultural and recreational facilities Unit 5 Government facilities Unit 5 Government facilities Unit 11 Manufactured home park Unit 11 Manufactured home park Unit 12a Limited business Unit 12a Limited business Unit 24 Home occupations Unit 24 Home occupations Unit 25 Professional offices Unit 25 Professional offices Unit 36 Wireless communications facilities Unit 36 Wireless communications facilities — -- Units per acre Qensity 12 or less Unites per acre 12 or less Bulk and Area Regulations Lot width minimum Manufacture home park 100 feet Manufacture home park 100 feet Lot w/in manufactured park 50 feet Lot w/in manufactured park 50 feet Single family 45 feet Single family 45 feet Two family 45 feet Two family 45 feet Three family 80 feet Three family 80 feet Professional offices 100 feet Professional offices 100 feet Lot Area Minimum Manufacture home park 3 acres Manufacture home prk 3 acres Lot w/in manufactured park 4,200 square feet Lot w/in manufactured park 4,200 square feet Townhouse: Individual lot 2,500 square feet Townhouse: Individual lot 2,500 square feet Single family 4,500 square feet Single family 4,500 square feet Two family 6,000 square feet Two family 6,000 square feet Three family 9,000 square feet Three family 9,000 square feet Professional offices 1 acre Professional offices 1 acre Fraternity or sorority 2 acres Fraternity or sorority 2 acres Land area per dwelling unit 3,000 sq. ft Land area per dwelling unit 3,000 sq. ft _ Setback Requirements Front 0 to 25 ft build to zone Side Single & Two Family 5 ft Side Single & Two Family 5 ft Side Other Uses 8 ft Side Other Uses 8 ft Rear Single Family 5 ft Rear Single Family 5 ft Rear Other Uses 20 ft Rear Other Uses 20 ft Weight Requirements _ A building or a portion of a building that is located between 0 and ' A building or a portion of a building that is located between 0 10 feet from the front property line or any master street plan right- and 10 feet from the front property line or any master street of -way line shall have a maximum height of two (2) stories. plan right-of-way line shall have a maximum height of two (2) Buildings or portions of the building set back greater than 10 feet stories. Buildings or portions of the building set back greater from the master street plan right-of-way shall have a maximum than 10 feet from the master street plan right-of-way shall have height of three (3) stories. a maximum height of three (3) stories. If a building exceeds the height of two (2) stories, the portion of the If a building exceeds the height of two (2) stories, the portion building that exceeds two (2) stories shall have an additional of the building that exceeds two (2) stories shall have an setback from any side boundary line of an adjacent single family additional setback from any side boundary line of an adjacent district. The amount of additional setback for the portion of the single family district. The amount of additional setback for the building over two (2) stories shall be equal to the difference portion of the building over two (2) stories shall be equal to the between the total height of that portion of the building, and two (2) difference between the total height of that portion of the stories. building, and two (2) stories. B_ulIding Area m None None Anal sis of the Site Characteristics: No environmentally hazardous, sensitive, or natural resources areas have been\ found within the Planning Area. H. RECREATION FACILITIES: The Town Branch Trail runs adjacent to the property. Within the development, Amenities are being offered, and multi University Sporting Events are within walking distance. I. REASON FOR REZONING REQUEST: The reason for this PZD request is to provide 7 houses with 5 bedrooms. As shown in the attached exhibit they will scattered around this planning area. It's our understanding limits were put on bedroom numbers to not adversely affect neighbors with large numbers of cars and other disturbances. The entire premise of this project, however, is designed to have multiple tenants unrelated to each other living together. It's a student housing development in an apartment complex housing except with single family homes. J. RELATIONSHIP TO THE EXISTING AND ADJACENT LAND USES: This PZD will be identical to the adjacent RMF -12 zoning except it will allow 5 - bedroom homes. The RMF -24 will be compatible to the eastern properties, actually less intensive. Especially the UT zoning along 1-49. P-1 will provide some park and outdoor amenities for the property. K. COMPLIANCE WITH CITY OF FAYETTEVILLE PLAN 2030: The 2030 plan indicates a Complete Neighborhood Plan, a part of the Fayette - Junction Master Plan. This development provides single family in an apartment style format that will fit and transition from the surrounding zoning. Goal #1— Make appropriate infill and revitalization the highest priority. This project is an alternative single-family option in a previously undeveloped area. Goal #2 - Discourage suburban sprawl. This area is a perfect fit for student housing style development. It also is also infill along existing infrastructure. Goal #3 - Traditional town from the standard. With the installation of 3 public roads, units have been oriented to face the street. Goal #4 - Grow a livable transportation network. This project and will have access to Town Branch Trail as well as the University of Arkansas' Transit system. Goal #5 - Assemble an enduring green network. This project has preserved an existing stream corridor. Goal #6 - Create attainable housing. By allowing 5 bedrooms in one home it will make individual bedrooms less expensive to rent. TRAFFIC STUDY; The Planning Commission and City Staff has approved a traffic study done by Peters and Associates and associated improvements. M. IMPACTS ON CITY SERVICES; There are no significant impacts to city services associated with this project. As the project went through the LSD process Fire and Police did not state any significant concern with the additional number of bedrooms. We have increased access to the site through additional streets and roundabouts. We do not foresee 5 additional bedrooms changing this assessment. The project will tap into existing water mains. One at the intersection of Horizon and Hollywood. Another near the intersection of Best Way and Hollywood and an additional connection northwest of the project on Best Way. Two sewer lines run along the western border of the property, an 8 and a 24. The project will utilize those for connections. They do have capacity. Waste will be managed with dumpsters in accordance with the City of Fayetteville waste management practices. N. STATEMENT OF COMMITMETS: 1) Dedication of Public Facilities Utility infrastructure will be dedicated to the City of Fayetteville and utility easements have already been dedicated with the LSD. 2) On or Off -Site Improveme All on and off-site improvements have been approved with the LSD and are underway. 3) Natural t:esourc_es and E nvi ro n menta I IV Sensitive Areas: a There are no known natural resources or environmentally sensitive areas on this site. 1) PZD Approval ................................. ........... This PZD will be completed within the timeframe of the approved LSD. Fire Protection: This project will be served by the Fayetteville Fire Department. Fire Station 6 is 0.4 miles north on S. Hollywood Ave. 5) Other Commitments imposed by the City: 9 There are currently no other commitments imposed by the City. 6) Parks, trails, and Open Space Commitments: The Town Branch Trail connects residence to the University to the north, to Kessler Park to the south and Greathouse Park to the east (to name a few). A large section of the overall tree preservation will be preserved in this Planning Area. 7) Proposed Preliminary Building elevations: Conceptual architectural elevations are included in the overall PZD packet. O. DEVELOPMENT STANDARDS CONDITIONS AND REVIEW GUIDELINES: 1) Screening and Landscaping: We will retain or improve the greenbelt around the perimeter of the Planning Area to the west. Other adjacent properties include commercial, industrial or similar apartment style housing. 2) Traffic and Circulation: Hollywood Ave. will connect through to a roundabout at the intersection with S. Beechwood Ave. Parking lot drives will spur off in a block pattern with homes facing onto both parking drives and streets. 3) Parking Standards: 4) Parking will be in accordance with the Fayetteville UDC and construction plans approved in association with the overall Cottages on Hollywood LSD (LSD 17-6030). Perimeter Treatment: Perimeter greenbelt will be provided to east and traffic connections will be made in association with appropriate connectivity as shown in C1.01 of the overall Cottages at Hollywood Civil CD set (LSD 17-6030). 5) Sidewalks: Sidewalks will be designed and constructed along all adjacent public Streets and parking areas. 10 6) Street Lights: Street lights will be installed per the Civil plans for the overall Cottages at Hollywood civil set (LSD 17-6030). 7) Water: Water lines will be designed and constructed in accordance with the City of Fayetteville Water & Sewer Specifications. 8) Sewer: Sewer lines will be designed and constructed in accordance with the City of Fayetteville Water & Sewer Specifications. 9) Streets and Drainage: Streets and drainage will be designed and constructed in accordance with the City of Fayetteville street and drainage specifications. 10) Construction of Mon -Residential Facilities: There will be several retention ponds along with a clubhouse and pool associated with the overall development, but none within this planning area. There will also be a lease office with bathrooms and a gym. Additional building such as pavilions and seating areas are proposed. 11) Tree Preservation: Most tree preservation will be encompassed by the overall Cottages on Hollywood project (LSD 17-6030). A small amount is within the Planning Area, and a large portion runs along the creek directly adjacent to the west. 12) Architectural Design Standards: Elevations are provided at the end of this booklet and will meet the City of Fayetteville's standards for architecture. 13) 5 r Lia.- Signage will be provided as directed by the City of Fayetteville fire, transportation and ADA departments. I1 14) View Protection: We are not anticipating that any improvements to this property will impact views from or to the surrounding properties. 15) Revocations: The developer understands causes for revocation and will take all measures necessary to avoid revocation. 16) Covenants Trusts and Homeowner Associations: The property will be maintained under one owner. 17) Intent/Purpose of PZD ordinance: The PZD Ordinance provides this project with the ability to create a planned development. Utilizing PZD allows for slight modifications to traditional setbacks, lot widths, and lot area minimums. The R-PZD Ordinance is intended to accommodate mixed-use or clustered residential developments and to accommodate single -use residential developments that are determined to be more appropriate for a PZD application than a general residential zone. (City of Fayetteville Zoning Regulations CD161.23(C)). This development encourages a variety and flexibility in land development and land use for predominately residential areas consistent with the city's General Pan and the orderly development of the city. This R-PZD will provide a framework within which an effective relationship of different land uses and activities with surrounding developments. This development does not include the entire large scale for the overall Cottages at Hollywood project. As shown in the included plats it includes the area between S. Hollywood, S. Horizon and W. 15th. It also includes the area south and west of S. Hollywood where it is not a City Street, the very southwest portion of the overall project. 12 APPENDIX A 13 ... . . ...... P, Puowjnqi - AuaLilovq ;Inoiluawiy iOZZZ 2W'3111A3113kV3 S83NNV 3AV C100MHZ)93S C\j S10311HOav C10OW110H < SH33NIE)N3 NO SDE)VLOD 19341 ... . . ...... P, puowjnL4j . 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F TL- �j t"I ml J "'DIM oil LU lit delrrff uj NMI S3ivooSSf/+ N3SN39HOf g [P �KouvwIA 31133 tll01— -f I -,I } ' s Jeff `� it . ; �•Ilk, �I f �,_,• # Jill s, - on anou5►� �gr.]i 1N3WdOl3A30 J13NNtlB T �9 +3µly 1�3fOLd 'GS � 1-, - a f� W 2 L 0 J uiuia z i 0 N N IL 0 0 J a W Q V it -f I -,I } ' s Jeff `� it . ; �•Ilk, �I f �,_,• # Jill s, - �gr.]i Ir l�f i1:i i f[Tli1;j -f I -,I h it . ; �•Ilk, �I GON3SN3E2iOr ul'i onomO .Wjolu-%MX 19 11g;-01 Mull PZD18-6368 COTTAGES AT HOLLYWOOD One Mile View A& NORTH ,r e 0 0.125 0.25 0.5 Miles I { LU a i5 ? 0 { � rr R131�-13 t_I f a:�ti i Sub ect� Property � �-�`�`° d 15TH ST y ` .' 1 7731 S f r • - i . i f x-_► 1m .. PiRrNGS RD. u NS-I, w Z"m, EXTRACTION Legend - RESIDENTIAL SINGLE -FAMILY MR&1 #41R—d-1—g—hura1 COMMERCIAL _ Planning Area R.F-z �"°v°unlial.�flae R.F•1 s �1 _ _� Fayetteville Cit Limits 4 IRS �" y y _ FORM BASED DISTRICTS . R.F 0 )�pawntown Core R:Urban TlroroupM1la,e Shared Use Paved Trail F�10 RESIDENTIAL MULTIFAMILY ^ Main;.lreol Conley MRT-13—id-ti.1 Two—Thl... II, �Downlown General Trail (Proposed) RRAII., �cem um11 erv,ca: ^w."1 F�Il NeyM1borbootl .',arvre; � RMFv;1 � IlegM1bolM1eoJ Camo rvalon r Design Overlay District -----1 PLANNED ZONING DISTRICTS Planning Area --- _; M. MryComme¢mllnJv,IroLReei nlul INDUSTRIAL INSTITUTIONAL Building Footprint 1-I gee CcmmmnalanJ Lg„11 tlu:,rm1, R, Fayetteville City Limits .F2 Leneral lnJ1 PZD18-6368 COTTAGES AT HOLLYWOOD Close Up View ;+ } VENTURA PL BAUM DR �. 10117-12 II iii [ V NA LOOP •= 1 Subject Property .r�}t 15TH ST -.. f f, y y0� MELROSE PL f r </ � o o D AVE CROWNE DRcc b, . r'o R-0 RNIF-2.4 0 r IZSI' S Z ti4 O 0 I. CASCADE DR Q _ i , 18TH ST r ,f,ri•. .-1. •r- . NORTH Legend M Re. sidential-AgriculluraI Hillside -Hilltop Overlay District RSFA RMF -12 Planning Area RMF ?d _ 1-1 Heavy Commercial and fight Indu. t ial Fayetteville City Limits � _ _ , I-_ General Industrial Shared Use Paved Trail Feet ResidenNil-Office C-1 . Trail (Proposed) 0 145 290 580 870 1,160 =c-2 Design Overlay District = Urban Thoroughfare 1 inch = 400 feet P-, Building Footprint PZD18-6368 Current Land Use S WEIT_Hip U Streets Planned MSP Class = COLLECTOR Streets Existing MSP Class �COLLECTOR � FREEWAY/EXPRESSWAY 1111 Trail (Proposed) L_ 1 Planning Area :1 Fayelleville Cily Limils L Design Overlay Dislrim COTTAGES AT HOLLYWOOD �VEN=TURA Undeveloped AJ _� .... Industrial .T�t. i;•I l i l p� Subject Property NORTH MI IL BAUM DR -•. LU {_._._. 15 i H' ST---. r�r�� i 157 'MELROSE o ` ` ;f �' Commercial N s.c undeveloped 8TH 5i .. t9 ffi i S '--I .0 4 a .- �. —I tiE - . •s` .� YA n •� FEMA Flood Hazard Data 100 -Year Floodplain Feet Floodway 0 145 290 580 870 1,160 1 inch = 400 feet PZD18-6368 COTTAGES AT HOLLYWOOD J& Future Land Use NORTH w Legend L _ _, Planning Area L — — i Fayetteville City Limits Shared Use Paved Trail Trail (Proposed) L _� Design Overlay District Building Footprint i VEi TURA PL t ,1 .1 0 ° AVE ,t i Subject Property i �I i 18TH ST CROWN LU BAUM DR Q a 0 0 x U w W M EJH ST n a "a 0 z z 0 0 N r) 0� co CASCADE DR RICITT" 7 DRQ 0 Lu ' a L i L a 0 0 r i U) _ a i Feet 0 145 290 580 870 1,160 1 inch = 400 feet FUTURE LAND USE 2030 Natural Area Rural Area Urban Center Area Industrial j Complete Neighborhood Plan Non -Municipal Government RECEIVED TEL 11 (2,018 CITY OF FAYETTEVILLE CITY CLERICS OFFICE NORTHWEST ARKANSAS Democrat Gazette i'.O. BOX 1607. FAYE7P;1L1 E, ARI 72702 - 4-,9-44n 70 _0 ..<.•.-,=._AX—:47C-695-1118- W 7'-Lacl`t&•Y.tiiA u.CO '9 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 6108 Was inserted in the Regular Edition on: November 22, 2018 Publication Charges: $ 66.30 Cathy Wiles Subscribed and sworn to before me `"loll I rrlt/Jrrr �I.,�'�q,, This 5f^ day of pe, , 2018. '�,,�1eeoeeoeeoeeee NOTq a ..: — cn �y � °Ooeoe000e°° 'OB/rr Notary Public My Commission Expires:-/� t.! l....6ttt **NOTE** Please do not pay from Affidavit. Invoice will be sent. Ordinance:6108 File Number: 2018-0606 R-PZD 18-6368: (SOUTH OF HOLLYWOOD AVE./COTTAGES AT HOLLYWOOD): AN ORDINANCE TO APPROVE A RESIDENTIAL PLANNED ZONING DISTRICT ENTITLED R-PZD 18-6368 FOR APPROXIMATELY 10.81 ACRES LOCATED SOUTH OF HOLLYWOOD AVENUE "f0 ALLOW THE DEVELOPMENT OF 7 HOUSING UNITS W11 1-1 UP TO 5 UNRELATED TENANTS BE IT ORDAINED BY THE CITY COUNCIL oF'T'HE CITY OF FAYETTEVILLE, ARKANSAS: Section 1: That the City Council of the City of Fayetteville, Arkansas hereby approves R -PLD 18-6368 as described in Eshibils'A' and'13' and 'C' attached to the Planning Division's Agenda Memo which allows the development of seven (7) housing units with up to five (5) unrelated tenants. Section 2: That the official zoning map of the City of Fayetteville, Arkansas is hereby approved to reflect the zoning criteria change provided in Section I above. PASSED and APPROVED on 11/8/2018 Approved: Lioneld Jordan, Mayor Attest: Sondra E. Smith, City Clerk Treasurer 74754242 Nov. 22, 2018