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Home My WebLink AboutORDINANCE 6119113 West Mountain Street Fayetteville, AR 72701 (479) 575-8323 Ordinance: 6119 File Number: 2018-0652 RZN 18-6398 (NORTH OF RUPPLE RD. & ALBERTA ST./RUPPLE RD. SD): AN ORDINANCE TO REZONE THAT PROPERTY DESCRIBED IN REZONING PETITION RZN 18- 6398 FOR APPROXIMATELY 19.15 ACRES LOCATED NORTHWEST OF RUPPLE ROAD AND ALBERTA STREET FROM R -A, RESIDENTIAL AGRICULTURAL AND NC, NEIGHBORHOOD CONSERVATION TO RI -U, RESIDENTIAL INTERMEDIATE -URBAN, RSF-18, RESIDENTIAL SINGLE FAMILY, 18 UNITS PER ACRE; NC, NEIGHBORHOOD CONSERVATION; AND R -A, RESIDENTIAL AGRICULTURAL BE IT ORDAINED BY THE CITY COUNCIL OF THE CITY OF FAYETTEVILLE, ARKANSAS: Section 1: That the City Council of the City of Fayetteville, Arkansas hereby changes the zone classification of the property shown on the map (Exhibit A) and the legal description (Exhibit B) both attached to the Planning Department's Agenda Memo from R -A, Residential Agricultural and NC, Neighborhood Conservation to RI -U, Residential Intermediate -Urban, RSF-18, Residential Single Family, 18 Units per Acre; NC, Neighborhood Conservation; and R -A, Residential Agricultural. Section 2: That the City Council of the City of Fayetteville, Arkansas hereby amends the official zoning map of the City of Fayetteville to reflect the zoning change provided in Section 1. Page 1 Pdated on 12W18 Ordinance 6119 File Number: 2018-0652 PASSED and APPROVED on 12/4/2018 Attest: ��jitti n r�iq� Sondra E. Smith, City Clerk Treas,u j■TRgq ,,e,ff, C, h� ZC. GTO 111110 Paye 2 Printed on 12/5/18 18-6398 EXHIBIT °B' AREA A PART OF THE SOUTHEAST QUARTER OF THE SOUTHWEST QUARTER OF SECTION 13, TOWNSHIP 16 NORTH, RANGE 31 WEST, FAYETTEVILLE, WASHINGTON COUNTY, ARKANSAS, BEING MORE PARTICULARLY DESCRIBED AS FOLLOWS: COMMENCING AT THE SOUTHWEST CORNER OF THE SOUTHEAST QUARTER OF THE SOUTHWEST QUARTER OF SAID SECTION 13; THENCE ALONG THE WEST LINE OF SAID SE 1/4 OF THE SW 1/4, N01°36'45"E A DISTANCE OF 550.84 FEET TO THE POINT OF BEGINNING; THENCE CONTINUING N01036'45"E A DISTANCE OF 164.30 FEET; THENCE LEAVING SAID WEST LINE, S87°37'42"E 627.03 FEET; THENCE S01°36'45"W A DISTANCE OF 143.04 FEET; THENCE ALONG A CURVE TO THE LEFT HAVING A RADIUS OF 115.00 FEET, AN ARC LENGTH OF 60.37 FEET AND A CHORD BEARING & DISTANCE OF S13025'38"E - 59.68 FEET; THENCE S01°36'45"W A DISTANCE OF 42.79 FEET; THENCE N53°50'48"W A DISTANCE OF 186.16 FEET; THENCE NO3°39'45"E A DISTANCE OF 13.19 FEET; THENCE NO3°20'51"E A DISTANCE OF 22.04 FEET; THENCE N84°13'29"W A DISTANCE OF 71.87 FEET; THENCE S63°13'38"W A DISTANCE OF 87.55 FEET; THENCE S87°34'16"W A DISTANCE OF 143.75 FEET; THENCE ALONG A CURVE TO THE RIGHT HAVING A RADIUS OF 26.18 FEET, AN ARC LENGTH OF 51.32 FEET AND A CHORD BEARING & DISTANCE OF N51°17'06"W - 43.49 FEET; THENCE ALONG A CURVE TO THE LEFT HAVING A RADIUS OF 42.97 FEET, AN ARC LENGTH OF 74.12 FEET AND A CHORD BEARING & DISTANCE OF N29°59'22"W - 65.27 FEET; THENCE ALONG A CURVE TO THE LEFT HAVING A RADIUS OF 76.16 FEET, AN ARC LENGTH OF 120.25 FEET AND A CHORD BEARING & DISTANCE OF S55°21'32"W - 108.14 FEET; THENCE ALONG A CURVE TO THE RIGHT HAVING A RADIUS OF 48.49 FEET, AN ARC LENGTH OF 48.51 FEET AND A CHORD BEARING & DISTANCE OF S59°44'14"W - 46.51 FEET TO THE POINT OF BEGINNING. CONTAINING 1.99 ACRES - 86,676 SQ. FT., MORE OR LESS. AREA B PART OF THE SOUTHEAST QUARTER OF THE SOUTHWEST QUARTER OF SECTION 13, TOWNSHIP 16 NORTH, RANGE 31 WEST, FAYETTEVILLE, WASHINGTON COUNTY, ARKANSAS, BEING MORE PARTICULARLY DESCRIBED AS FOLLOWS: COMMENCING AT THE SOUTHWEST CORNER OF THE SOUTHEAST QUARTER OF THE SOUTHWEST QUARTER OF SAID SECTION 13; THENCE ALONG THE WEST LINE OF SAID SE 1/4 OF THE SW 1/4, N01°36'45"E A DISTANCE OF 329.10 FEET; THENCE LEAVING SAID WEST LINE, S88°23'15"E A DISTANCE OF 642.46 FEET TO THE POINT OF BEGINNING; THENCE N01°36'45"E A DISTANCE OF 134.27 FEET; THENCE S53°50'48"E A DISTANCE OF 149.96 FEET; THENCE S49°00'07"W A DISTANCE OF 50.41 FEET; THENCE ALONG A CURVE TO THE LEFT HAVING A RADIUS OF 537.75 FEET, AN ARC LENGTH OF 87.83 FEET AND A CHORD BEARING & DISTANCE OF S81°41'27"W - 87.73 FEETTO THE POINT OF BEGINNING. CONTAINING 0.22 ACRES - 9,382 SQ.FT., MORE OR LESS. AREA C PART OF THE SOUTHEAST QUARTER OF THE SOUTHWEST QUARTER OF SECTION 13, TOWNSHIP 16 NORTH, RANGE 31 WEST, FAYETTEVILLE, WASHINGTON COUNTY, ARKANSAS, BEING MORE PARTICULARLY DESCRIBED AS FOLLOWS: COMMENCING AT THE SOUTHWEST CORNER OF THE SOUTHEAST QUARTER OF THE SOUTHWEST QUARTER OF SAID SECTION 13; THENCE ALONG THE WEST LINE OF SAID SE 1/4 OF THE SW 1/4, N01°36'45"E A DISTANCE OF 274.31 FEETTO THE POINT OF BEGINNING; THENCE CONTINUING N01°36'45"E A DISTANCE OF 15.60 FEET; THENCE LEAVING SAID WEST LINE S87°37'42"E A DISTANCE OF 474.52 FEET; THENCE ALONG A CURVE TO THE LEFT HAVING A RADIUS OF 130.50 FEET, AN ARC LENGTH OF 41.73 FEET AND A CHORD BEARING & DISTANCE OF N83°12'38"E -41.55 FEET; THENCE N74°02'58"E A DISTANCE OF 105.06 FEET; THENCE ALONG A CURVE TO THE RIGHT HAVING A RADIUS OF 537.75 FEET, AN ARC LENGTH OF 115.64 FEET AND A CHORD BEARING & DISTANCE OF N80°12'35"E -115.41 FEET; THENCE S49°00'07"W A DISTANCE OF 293.57 FEET; THENCE N35°49'15"W A DISTANCE OF 58.47 FEET; THENCE ALONG A CURVE TO THE LEFT HAVING A RADIUS OF 142.33 FEET, AN ARC LENGTH OF 133.48 FEET AND A CHORD BEARING & DISTANCE OF N75°15'50"W -128.64 FEET; THENCE S76°54'19"W A DISTANCE OF 174.34 FEET; THENCE ALONG A CURVE TO THE RIGHT HAVING A RADIUS OF 81.21 FEET, AN ARC LENGTH OF 87.31 FEET AND A CHORD BEARING & DISTANCE OF N72°17'41"W - 83.17 FEET; THENCE N52°39'46"W A DISTANCE OF 127.45 FEET TO THE POINT OF BEGINNING. CONTAINING 1.32 ACRES - 57,708 SQ.FT., MORE OR LESS. AREA D PART OF THE SOUTHEAST QUARTER OF THE SOUTHWEST QUARTER OF SECTION 13, TOWNSHIP 16 NORTH, RANGE 31 WEST, FAYETTEVILLE, WASHINGTON COUNTY, ARKANSAS, BEING MORE PARTICULARLY DESCRIBED AS FOLLOWS: BEGINNING AT THE SOUTHWEST CORNER OF THE SOUTHEAST QUARTER OF THE SOUTHWEST QUARTER OF SAID SECTION 13; THENCE ALONG THE WEST LINE OF SAID SE 1/4 OF THE SW 1/4, N01°36'45"E A DISTANCE OF 274.31 FEET; THENCE LEAVING SAID WEST LINE S52°39'46"E A DISTANCE OF 127.45 FEET; THENCE ALONG A CURVE TO THE LEFT HAVING A RADIUS OF 81.21 FEET, AN ARC LENGTH OF 87.31 FEET AND A CHORD BEARING & DISTANCE OF S72°17'41"E - 83.17 FEET; THENCE N76°54'19"E A DISTANCE OF 174.34 FEET; THENCE ALONG A CURVE TO THE RIGHT HAVING A RADIUS OF 142.33 FEET, AN ARC LENGTH OF 133.48 FEET AND A CHORD BEARING & DISTANCE OF S75°15'50"E -128.64 FEET; THENCE S35°49'15"E A DISTANCE OF 58.47 FEET; THENCE N49°00'07"E A DISTANCE OF 293.57 FEET; THENCE ALONG A CURVE TO THE RIGHT HAVING A RADIUS OF 537.75 FEET, AN ARC LENGTH OF 56.33 FEET AND A CHORD BEARING & DISTANCE OF N89°22'15"E - 56.30 FEET; THENCE S87°37'42"E A DISTANCE OF 395.92 FEET; THENCE ALONG A CURVE TO THE RIGHT HAVING A RADIUS OF 455.50 FEET, AN ARC LENGTH OF 142.43 FEET AND A CHORD BEARING & DISTANCE OF S78°40'14"E -141.85 FEET; THENCE S02°10'32"W A DISTANCE OF 21.09 FEET; THENCE ALONG A CURVE TO THE RIGHT HAVING A RADIUS OF 435.50 FEET, AN ARC LENGTH OF 63.05 FEET AND A CHORD BEARING & DISTANCE OF S64°42'10"E - 62.99 FEET; THENCE S29°26'40"W A DISTANCE OF 95.00 FEET; THENCE ALONG A CURVE TO THE LEFT HAVING A RADIUS OF 340.50 FEET, AN ARC LENGTH OF 16.02 FEET AND A CHORD BEARING & DISTANCE OF N61054'12"W -16.02 FEET; THENCE S02°10'32"W A DISTANCE OF 68.44 FEET; THENCE ALONG A CURVE TO THE RIGHT HAVING A RADIUS OF 270.50 FEET, AN ARC LENGTH OF 37.84 FEET AND A CHORD BEARING & DISTANCE OF S56°56'33"E -37.81 FEET; THENCE S52°56'05"E A DISTANCE OF 28.00 FEET; THENCE S37°03'55"W A DISTANCE OF 95.00 FEET; THENCE N52°56'05"W A DISTANCE OF 1.32 FEET; THENCE S03°21'46"W A DISTANCE OF 24.04 FEET; THENCE N52°56'05"W A DISTANCE OF 40.02 FEET; THENCE ALONG A CURVE TO THE LEFT HAVING A RADIUS OF 155.50 FEET, AN ARC LENGTH OF 94.16 FEET AND A CHORD BEARING & DISTANCE OF 92.73 FEET; THENCE N87°37'42"W A DISTANCE OF 450.23 FEET; THENCE ALONG A CURVE TO THE LEFT HAVING A RADIUS OF 237.75 FEET; AN ARC LEGNTH OF 76.03 FEET AND A CHORD BEARING & DISTANCE OF S83°12'38"W A DISTANCE OF 75.71 FEET; THENCE S74°02'58"W A DISTANCE OF 140.92 FEET TO THE SOUTH LINE OF THE SE 1/4 OF THE SW 1/4; THENCE ALONG SAID SAOUTH LINE N87°40'30"W A DISTANCE OF 536.97 FEET TO THE POINT OF BEGINNING. CONTAINING 7.83 ACRES - 341,221 SQ.FT., MORE OR LESS. AREA E PART OF THE NORTHWEST QUARTER OF THE NORTHEAST QUARTER OF SECTION 24, TOWNSHIP 16 NORTH, RANGE 31 WEST, FAYETTEVILLE, WASHINGTON COUNTY, ARKANSAS, BEING MORE PARTICULARLY DESCRIBED AS FOLLOWS: BEGINNING AT THE SOUTHWEST CORNER OF THE NORTHWEST QUARTER OF THE NORTHEAST QUARTER OF SAID SECTION 24; THENCE ALONG THE WEST LINE OF SAID SW 1/4 OF THE NW 1/4, NO3°01'30"E A DISTANCE OF 1129.10 FEET; THENCE LEAVING SAID WEST LINE S87°53'21"E A DISTANCE OF 302.32 FEET; THENCE S02°23'22"W A DISTANCE OF 1131.75 FEET; THENCE N87°23'00"W A DISTANCE OF 314.84 FEET TO THE POINT OF BEGINNING. CONTAINING 8.01 ACRES -348,809 SQ.FT., MORE OR LESS. City of Fayetteville, Arkansas 113 West Mountain Street Fayetteville, AR 72701 1 (479) 575-8323 Text File File Number: 2018-0652 Agenda Date: 12/4/2018 Version: 1 Status: Passed In Control: City Council Meeting File Type: Ordinance Agenda Number: C. 2 RZN 18-6398 (NORTH OF RUPPLE RD. & ALBERTA ST./RUPPLE RD. SD): AN ORDINANCE TO REZONE THAT PROPERTY DESCRIBED IN REZONING PETITION RZN 18-6398 FOR APPROXIMATELY 19.15 ACRES LOCATED NORTHWEST OF RUPPLE ROAD AND ALBERTA STREET FROM R -A, RESIDENTIAL AGRICULTURAL AND NC, NEIGHBORHOOD CONSERVATION TO RI -U, RESIDENTIAL INTERMEDIATE -URBAN, RSF-18, RESIDENTIAL SINGLE FAMILY, 18 UNITS PER ACRE; NC, NEIGHBORHOOD CONSERVATION; AND R -A, RESIDENTIAL AGRICULTURAL BE IT ORDAINED BY THE CITY COUNCIL OF THE CITY OF FAYETTEVILLE, ARKANSAS: Section 1: That the City Council of the City of Fayetteville, Arkansas hereby changes the zone classification of the property shown on the map (Exhibit A) and the legal description (Exhibit B) both attached to the Planning Department's Agenda Memo from R -A, Residential Agricultural and NC, Neighborhood Conservation tQ RI -U, Residential Intermediate -Urban, RSF-18, Residential Single Family, 18 Units per Acre; NC, Neighborhood Conservation; and R -A, Residential Agricultural. Section 2: That the City Council of the City of Fayetteville, Arkansas hereby amends the official zoning map of the City of Fayetteville to reflect the zoning change provided in Section 1. City of Fayetteville, Arkansas Page 1 Printed on 121512018 Garner Stoll City of Fayetteville Staff Review Form 2018-0652 Legistar File ID 12/4/2018 City Council Meeting Date - Agenda Item Only N/A for Non -Agenda Item 11/16/2018 Submitted By Submitted Date Action Recommendation: CITY PLANNING (630) Division / Department RZN 18-6398: Rezone (NORTH OF RUPPLE RD. AND ALBERTA ST./RUPPLE RD. SUBDIVISION, 516, 517, 556): Submitted by Engineering Services, Inc. for property located North of Rupple Rd. and Alberta St. The property is zoned NC, Neighborhood Conservation and R -A, Residential Agricultural and contains approximately 19.15 acres. The request is to rezone the property to RI -U, Residential Intermediate -Urban, RSF-18, Residential Single Family, 18 units per acre, NC, Neighborhood Conservation, and R -A, Residential Agricultural. Account Number Project Number Budgeted Item? NA Budget Impact: Fund Project Title Current Budget $ Funds Obligated $ Current Balance Does item have a cost? No Item Cost Budget Adjustment Attached? NA Budget Adjustment Remaining Budget Purchase Order Number: Change Order Number: Original Contract Number: Comments: V20180321 Previous Ordinance or Resolution # Approval Date: CITY OF FAYETTEVILLE ARKANSAS MEETING OF DECEMBER 4, 2018 TO: Mayor, Fayetteville City Council THRU: Garner Stoll, Development Services Director FROM: Jonathan Curth, Senior Planner Andrew Garner, City Planning Director CITY COUNCIL MEMO DATE: November 16, 2018 SUBJECT: RZN 18-6398: Rezone (NORTH OF RUPPLE RD. AND ALBERTA ST./RUPPLE RD. SUBDIVISION, 516, 517, 556): Submitted by ENGINEERING SERVICES, INC. for property located NORTH OF RUPPLE RD. AND ALBERTA ST. The property is zoned NC, NEIGHBORHOOD CONSERVATION and R -A, RESIDENTIAL AGRICULTURAL and contains approximately 19.15 acres. The request is to rezone the property to RI -U, RESIDENTIAL INTERMEDIATE - URBAN, RSF-18, RESIDENTIAL SINGLE FAMILY, 18 UNITS PER ACRE, NC, NEIGHBORHOOD CONSERVATION, AND R -A, RESIDENTIAL AGRICULTURAL. RECOMMENDATION: The Planning Commission and staff recommend approval of the requested rezoning as depicted in Exhibits 'A' and 'B'. BACKGROUND: The subject property is located on the west side of Rupple Road, between Persimmon and Alberta Streets to the north and south, respectively. Rupple Road is designated by the Master Street Plan as a Principal Arterial and a planned Collector Street runs westward through the subject property from the existing, adjacent roundabout. While the overall parcel includes approximately 174 acres, the subject of this request totals 19.37 acres and is currently zoned R- A, Residential Agricultural, and NC, Neighborhood Conservation. These zoning designations were approved by the City Council in 2015 in response to the large amounts of public investment in the Rupple Road extension from Martin Luther King Boulevard in the south to Owl Creek School in the north. Development on the property is limited given its historically agricultural nature, and the site is characterized by generally level ground sloping gradually westward towards the headwaters of Goose Creek and its associated floodplain. DISCUSSION: Land Use Plan Analysis: Staff finds the proposed rezoning request to be consistent with the planning objectives, principles, and policies put forward in City Plan 2030. Both the RSF-18 and RI -U zoning districts allow for the wider spectrum of residential uses and development patterns encouraged under the Residential Neighborhood Area designation. This includes smaller lot size, zero -lot line development, and allowance of attached residential housing. All of these factors can Mailing Address: 113 W. Mountain Street www.fayetteville-ar.gov Fayetteville, AR 72701 contribute to the creation of compact and connected neighborhoods. Increasing density along the Rupple Road corridor and the on-site, planned Collector Street also facilitates a livable transportation network by creating the foundation for a viable transit corridor and leveraging existing trail facilities. Regarding the portion of the subject property designated as Natural Area, the current proposal to rezone approximately one and one-half acres of R -A land for more intensive residential development does not appear at first glance to align with relevant future land use map principles; Natural Areas are intended to be left untouched or minimally impacted. That being said, the applicant proposes to rezone other land to R -A, totaling approximately two acres, for a net increase of one-half acre that will be adjacent to surrounding R -A land and Natural Area. Given the overall increase in land proposed for limited development, staff does not anticipate any significant adverse impacts to riparian corridors or other environmentally -sensitive areas. Land Use Compatibility: Given the general lack of non-agricultural development in the immediate vicinity of the subject property it is difficult to assess the rezoning request for land use compatibility. That said, adjacent zoning districts and growth patterns in the larger area, which are generally residential in nature, indicate that the development under the proposed zoning districts will be consistent and complimentary. In staff's opinion, the proposed rezoning isjustified at this time. Although the area was deliberately zoned to its current designation by the City Council in 2015, it was not feasible to account for a more fine-grained development that responds to the Master Street Plan and characteristics of the area's physical geography. The general alignment of the request with many of City Plan 2030's goals suggest a rezoning to districts allowing greater flexibility in residential building types is suitable. DISCUSSION: At the November 13, 2018 Planning Commission meeting the item was forwarded with a recommendation for approval by a vote of 7-0-0. BUDGET/STAFF IMPACT: N/A Attachments: • Exhibit A • Exhibit B 0 Planning Commission Staff Report RZN18-6398 RUPPLE RD. SD REZONE 18-6398 Close Up View EXHIBIT W Proposed to R -A Proposed to NC Proposed to RSF-18 RP1,1) Subject Property Proposed to RI -U Legend e m e vA Planning Area ®me Feet Fayetteville City Limits Shared Use Paved Trail 0 112.5 225 450 675 900 Building Footprint 1 inch = 300 feet i NC�UK — n Zoning Acres RW 8..0 NC 0.2 R -A 2.0 RSF-18 9.2 Tota 1 19.4 186398 EXHIBIT 'B' AREA A PART OF THE SOUTHEAST QUARTER OF THE SOUTHWEST QUARTER OF SECTION 13, TOWNSHIP 16 NORTH, RANGE 31 WEST, FAYETTEVILLE, WASHINGTON COUNTY, ARKANSAS, BEING MORE PARTICULARLY DESCRIBED AS FOLLOWS: COMMENCING AT THE SOUTHWEST CORNER OF THE SOUTHEAST QUARTER OF THE SOUTHWEST QUARTER OF SAID SECTION 13; THENCE ALONG THE WEST LINE OF SAID SE 1/4 OF THE SW 1/4, N01°36'45"E A DISTANCE OF 550.84 FEET TO THE POINT OF BEGINNING; THENCE CONTINUING N01°36'45"E A DISTANCE OF 164.30 FEET; THENCE LEAVING SAID WEST LINE, S87°37'42"E 627.03 FEET; THENCE S01°36'45"W A DISTANCE OF 143.04 FEET; THENCE ALONG A CURVE TO THE LEFT HAVING A RADIUS OF 115.00 FEET, AN ARC LENGTH OF 60.37 FEET AND A CHORD BEARING & DISTANCE OF S13°25'38"E - 59.68 FEET; THENCE S01°36'45"W A DISTANCE OF 42.79 FEET; THENCE N53°50'48"W A DISTANCE OF 186.16 FEET; THENCE NO3°39'45"E A DISTANCE OF 13.19 FEET; THENCE NO3°20'51"E A DISTANCE OF 22.04 FEET; THENCE N84°13'29"W A DISTANCE OF 71.87 FEET; THENCE S63°13'38"W A DISTANCE OF 87.55 FEET; THENCE S87°34'16"W A DISTANCE OF 143.75 FEET; THENCE ALONG A CURVE TO THE RIGHT HAVING A RADIUS OF 26.18 FEET, AN ARC LENGTH OF 51.32 FEET AND A CHORD BEARING & DISTANCE OF N51°17'06"W - 43.49 FEET; THENCE ALONG A CURVE TO THE LEFT HAVING A RADIUS OF 42.97 FEET, AN ARC LENGTH OF 74.12 FEET AND A CHORD BEARING & DISTANCE OF N29°59'22"W - 65.27 FEET; THENCE ALONG A CURVE TO THE LEFT HAVING A RADIUS OF 76.16 FEET, AN ARC LENGTH OF 120.25 FEET AND A CHORD BEARING & DISTANCE OF S55°21'32"W - 108.14 FEET; THENCE ALONG A CURVE TO THE RIGHT HAVING A RADIUS OF 48.49 FEET, AN ARC LENGTH OF 48.51 FEET AND A CHORD BEARING & DISTANCE OF S59°44'14"W - 46.51 FEET TO THE POINT OF BEGINNING. CONTAINING 1.99 ACRES - 86,676 SQ.FT., MORE OR LESS. AREA B PART OF THE SOUTHEAST QUARTER OF THE SOUTHWEST QUARTER OF SECTION 13, TOWNSHIP 16 NORTH, RANGE 31 WEST, FAYETTEVILLE, WASHINGTON COUNTY, ARKANSAS, BEING MORE PARTICULARLY DESCRIBED AS FOLLOWS: COMMENCING AT THE SOUTHWEST CORNER OF THE SOUTHEAST QUARTER OF THE SOUTHWEST QUARTER OF SAID SECTION 13; THENCE ALONG THE WEST LINE OF SAID SE 1/4 OF THE SW 1/4, N01°36'45"E A DISTANCE OF 329.10 FEET; THENCE LEAVING SAID WEST LINE, S88°23'15"E A DISTANCE OF 642.46 FEETTO THE POINT OF BEGINNING; THENCE N01°36'45"E A DISTANCE OF 134.27 FEET; THENCE S53°50'48"E A DISTANCE OF 149.96 FEET; THENCE S49°00'07"W A DISTANCE OF 50.41 FEET; THENCE ALONG A CURVE TO THE LEFT HAVING A RADIUS OF 537.75 FEET, AN ARC LENGTH OF 87.83 FEET AND A CHORD BEARING & DISTANCE OF S81°41'27"W - 87.73 FEETTO THE POINT OF BEGINNING. CONTAINING 0.22 ACRES - 9,382 SQ.FT., MORE OR LESS. AREA C PART OF THE SOUTHEAST QUARTER OF THE SOUTHWEST QUARTER OF SECTION 13, TOWNSHIP 16 NORTH, RANGE 31 WEST, FAYETTEVILLE, WASHINGTON COUNTY, ARKANSAS, BEING MORE PARTICULARLY DESCRIBED AS FOLLOWS: COMMENCING AT THE SOUTHWEST CORNER OF THE SOUTHEAST QUARTER OF THE SOUTHWEST QUARTER OF SAID SECTION 13; THENCE ALONG THE WEST LINE OF SAID SE 1/4 OF THE SW 1/4, N01°36'45"E A DISTANCE OF 274.31 FEET TO THE POINT OF BEGINNING; THENCE CONTINUING N01°36'45"E A DISTANCE OF 15.60 FEET; THENCE LEAVING SAID WEST LINE S87°37'42"E A DISTANCE OF 474.52 FEET; THENCE ALONG A CURVE TO THE LEFT HAVING A RADIUS OF 130.50 FEET, AN ARC LENGTH OF 41.73 FEETAND A CHORD BEARING & DISTANCE OF N83°12'38"E -41.55 FEET; THENCE N74°02'58"E A DISTANCE OF 105.06 FEET; THENCE ALONG A CURVE TO THE RIGHT HAVING A RADIUS OF 537.75 FEET, AN ARC LENGTH OF 115.64 FEET AND A CHORD BEARING & DISTANCE OF N80°12'35"E -115.41 FEET; THENCE S49°00'07"W A DISTANCE OF 293.57 FEET; THENCE N35°49'15"W A DISTANCE OF 58.47 FEET; THENCE ALONG A CURVE TO THE LEFT HAVING A RADIUS OF 142.33 FEET, AN ARC LENGTH OF 133.48 FEET AND A CHORD BEARING & DISTANCE OF N75°15'50"W -128.64 FEET; THENCE S76°54'19"W A DISTANCE OF 174.34 FEET; THENCE ALONG A CURVE TO THE RIGHT HAVING A RADIUS OF 81.21 FEET, AN ARC LENGTH OF 87.31 FEET AND A CHORD BEARING & DISTANCE OF N72°17'41"W - 83.17 FEET; THENCE N52°39'46"W A DISTANCE OF 127.45 FEET TO THE POINT OF BEGINNING. CONTAINING 1.32 ACRES - 57,708 SQ.FT., MORE OR LESS. AREA D PART OF THE SOUTHEAST QUARTER OF THE SOUTHWEST QUARTER OF SECTION 13, TOWNSHIP 16 NORTH, RANGE 31 WEST, FAYETTEVILLE, WASHINGTON COUNTY, ARKANSAS, BEING MORE PARTICULARLY DESCRIBED AS FOLLOWS: BEGINNING AT THE SOUTHWEST CORNER OF THE SOUTHEAST QUARTER OF THE SOUTHWEST QUARTER OF SAID SECTION 13; THENCE ALONG THE WEST LINE OF SAID SE 1/4 OF THE SW 1/4, N01°36'45"E A DISTANCE OF 274.31 FEET; THENCE LEAVING SAID WEST LINE S52°39'46"E A DISTANCE OF 127.45 FEET; THENCE ALONG A CURVE TO THE LEFT HAVING A RADIUS OF 81.21 FEET, AN ARC LENGTH OF 87.31 FEET AND A CHORD BEARING & DISTANCE OF S72°17'41"E - 83.17 FEET; THENCE N76°54'19"E A DISTANCE OF 174.34 FEET; THENCE ALONG A CURVE TO THE RIGHT HAVING A RADIUS OF 142.33 FEET, AN ARC LENGTH OF 133.48 FEET AND A CHORD BEARING & DISTANCE OF S75°15'50"E -128.64 FEET; THENCE S35°49'15"E A DISTANCE OF 58.47 FEET; THENCE N49°00'07"E A DISTANCE OF 293.57 FEET; THENCE ALONG A CURVE TO THE RIGHT HAVING A RADIUS OF 537.75 FEET, AN ARC LENGTH OF 56.33 FEET AND A CHORD BEARING & DISTANCE OF N89°22'15"E - 56.30 FEET; THENCE S87°37'42"E A DISTANCE OF 395.92 FEET; THENCE ALONG A CURVE TO THE RIGHT HAVING A RADIUS OF 455.50 FEET, AN ARC LENGTH OF 142.43 FEET AND A CHORD BEARING & DISTANCE OF S78°40'14"E -141.85 FEET; THENCE S02°10'32"W A DISTANCE OF 21.09 FEET; THENCE ALONG A CURVE TO THE RIGHT HAVING A RADIUS OF 435.50 FEET, AN ARC LENGTH OF 63.05 FEET AND A CHORD BEARING & DISTANCE OF S64°42'10"E - 62.99 FEET; THENCE S29°26'40"W A DISTANCE OF 95.00 FEET; THENCE ALONG A CURVE TO THE LEFT HAVING A RADIUS OF 340.50 FEET, AN ARC LENGTH OF 16.02 FEET AND A CHORD BEARING & DISTANCE OF N61°54'12"W -16.02 FEET; THENCE S02°10'32"W A DISTANCE OF 68.44 FEET; THENCE ALONG A CURVE TO THE RIGHT HAVING A RADIUS OF 270.50 FEET, AN ARC LENGTH OF 37.84 FEET AND A CHORD BEARING & DISTANCE OF S56°56'33"E -37.81 FEET; THENCE S52°56'05"E A DISTANCE OF 28.00 FEET; THENCE S37°03'55"W A DISTANCE OF 95.00 FEET; THENCE N52°56'05"W A DISTANCE OF 1.32 FEET; THENCE S03°21'46"W A DISTANCE OF 24.04 FEET; THENCE N52°56'05"W A DISTANCE OF 40,02 FEET; THENCE ALONG A CURVE TO THE LEFT HAVING A RADIUS OF 155.50 FEET, AN ARC LENGTH OF 94.16 FEET AND A CHORD BEARING & DISTANCE OF 92.73 FEET; THENCE N87°37'42"W A DISTANCE OF 450.23 FEET; THENCE ALONG A CURVE TO THE LEFT HAVING A RADIUS OF 237.75 FEET; AN ARC LEGNTH OF 76.03 FEET AND A CHORD BEARING & DISTANCE OF 583°12'38"W A DISTANCE OF 75.71 FEET; THENCE S74°02'58"W A DISTANCE OF 140.92 FEET TO THE SOUTH LINE OF THE SE 1/4 OF THE SW 1/4; THENCE ALONG SAID SAOUTH LINE N87°40'30"W A DISTANCE OF 536.97 FEET TO THE POINT OF BEGINNING. CONTAINING 7.83 ACRES -341,221 SQ.FT., MORE OR LESS. AREA E PART OF THE NORTHWEST QUARTER OF THE NORTHEAST QUARTER OF SECTION 24, TOWNSHIP 16 NORTH, RANGE 31 WEST, FAYETTEVILLE, WASHINGTON COUNTY, ARKANSAS, BEING MORE PARTICULARLY DESCRIBED AS FOLLOWS: BEGINNING AT THE SOUTHWEST CORNER OF THE NORTHWEST QUARTER OF THE NORTHEAST QUARTER OF SAID SECTION 24; THENCE ALONG THE WEST LINE OF SAID SW 1/4 OF THE NW 1/4, NO3°01'30"E A DISTANCE OF 1129.10 FEET; THENCE LEAVING SAID WEST LINE S87°53'21"E A DISTANCE OF 302.32 FEET; THENCE S02°23'22"W A DISTANCE OF 1131.75 FEET; THENCE N87°23'00"W A DISTANCE OF 314.84 FEET TO THE POINT OF BEGINNING. CONTAINING 8.01 ACRES - 348,809 SQ.FT., MORE OR LESS. CITY OF FAYETTEVILLE PLANNING COMMISSION MEMO - 77 ARKANSAS TO: Fayetteville Planning Commission THRU: Andrew Garner, City Planning Director FROM: Jonathan Curth, Senior Planner MEETING DATE: November 13, 2018 (Updated with Planning Commission Results) SUBJECT: RZN 18-6398: Rezone (NORTH OF RUPPLE RD. AND ALBERTA ST./RUPPLE RD. SUBDIVISION, 516, 517, 556): Submitted by ENGINEERING SERVICES, INC. for property located NORTH OF RUPPLE RD. AND ALBERTA ST. The property is zoned NC, NEIGHBORHOOD CONSERVATION and R -A, RESIDENTIAL AGRICULTURAL and contains approximately 19.37 acres. The request is to rezone the property to RI -U, RESIDENTIAL INTERMEDIATE -URBAN, RSF-18, RESIDENTIAL SINGLE FAMILY, 18 UNITS PER ACRE, NC, NEIGHBORHOOD CONSERVATION, AND R -A, RESIDENTIAL AGRICULTURAL. RECOMMENDATION: Staff recommends forwarding RZN 18-6398 to City Council with a recommendation of approval based on the findings contained in this report. RECOMMENDED MOTION: "I move to forward RZN 18-6398 to City Council with a recommendation for approval." BACKGROUND: The subject property is located on the west side of Rupple Road, between Persimmon and Alberta Streets to the north and south, respectively. Rupple Road is designated by the Master Street Plan as a Principal Arterial and a planned Collector Street runs westward through the subject property from the existing, adjacent roundabout. While the overall parcel includes approximately 174 acres, the subject of this request totals 19.37 acres and is currently zoned R -A, Residential Agricultural, and NC, Neighborhood Conservation. These zoning designations were approved by the City Council in 2015 in response to the large amounts of public investment in the Rupple Road extension from Martin Luther King Boulevard in the south to Owl Creek School in the north. Development on the property is limited given its historically agricultural nature, and the site is characterized by generally level ground sloping gradually westward towards the headwaters of Goose Creek and its associated floodplain. Surrounding land use and zoning is depicted in Table 1. Planning Commission November 13, 2018 Agenda Item 3 18-6398 Rupple Rd SD Pagel of 20 Table 1: Surrounding Land Use and Zoninn Direction Land Use Zoning North Undeveloped NC, Neighborhood Conservation; RSF-18, Residential Single-family, 18 Units perAcre 9.15 CS, Community Services South Undeveloped NC, Neighborhood Conservation; NC, Neighborhood Conservation 0.22 19.37 CS, Community Services West Undeveloped NC, Neighborhood Conservation; R -A, Reside ntial-A ricultural East _ Undeveloped NC, Neighborhood Conservation; CS. Communis Services Request: The request is to rezone portions of the larger parcel from R -A, Residential -Agricultural, and NC, Neighborhood Conservation, to R -A, RSF-18, Residential Single-family, 18 Units per Acre, and RI -U, Residential Intermediate, Urban. The applicant has stated that this is needed to facilitate development of the property. A description of the request by zoning district is listed in Table 2. Table 2: Pr000sed Rezoninrr by Area and Net Change Proposed Zoning Acres (approximate) Net Change (acres) R -A, Residential Agricultural 1.99 +0.45 RSF-18, Residential Single-family, 18 Units perAcre 9.15 +9.15 RI -U Residential Intermediate. Urban 8.01 +8.01 NC, Neighborhood Conservation 0.22 19.37 -17.61 0.00 Total Public Comment: Staff has received public inquiries from residents to the west and from the neighboring Walnut Crossing subdivision. Although no opposition was expressed, both groups are concerned about the possibility that area drainage issues may be exacerbated and where future development may tie-in to utilities. INFRASTRUCTURE: Streets: The subject property has access to Rupple Road, a fully -improved, 4 -lane, asphalt Principal Arterial. Any street improvements required in these areas would be determined at the time of development proposal. Water: Public water is not available to the site. Off-site extension of an existing water main will be required for development. Sewer: Public water is not available to the site. Off-site extension of an existing water main will be required for development. Drainage: While a portion of the subject areas is identified as FEMA regulated floodplains, there are no protected streams present. No portion of this parcel lies within the Hillside -Hilltop Overlay District but there are Hydric Soils present in the subject area. Any additional improvements or requirements for drainage will be determined at time of development. Fire: The Fire Department expressed no concerns with this request. Police: The Police Department expressed no concerns with this request. G:\ETC\Development Services Review\2018\Development Review\18-6398 RZN North of Rupple Rd. & Alberta St. (Rupple Rd. SD) 517-556\03 Planning Commission\11-13-2018 Planning Commission November 13, 2018 Agenda Item 3 18-6398 Rupple Rd SD Page 2 of 20 CITY PLAN 2030 FUTURE LAND USE PLAN: City Plan 2030 Future Land Use Plan designates the properties within the proposed rezone as Natural Area and Residential Neighborhood Area. Natural Areas consist of land approximating or reverting to a wilderness condition, including those with limited development potential due to topography, hydrology, vegetation, or value as an environmental resource. Furthermore, natural areas include streams, wildlife corridors, and the backbone of the City's enduring green network. Development in Natural Areas should focus on conservation and preservation, with limited degradation of natural resources. Residential Neighborhood Areas are primarily residential in nature and support a variety of housing types of appropriate scale and context, including single-family, multi -family, and rowhouses. Development is encouraged to be highly -connected, with compact blocks, grid street pattern and reduced setbacks. Low -intensity non-residential uses are encouraged at appropriate locations, such as on corners and connecting corridors. FINDINGS OF THE STAFF 1. 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 Plan Analysis: Staff finds the proposed rezoning request to be consistent with the planning objectives, principles, and policies put forward in City Plan 2030. Both the RSF-18 and RI -U zoning districts allow for the wider spectrum of residential uses and development patterns encouraged under the Residential Neighborhood Area designation. This includes smaller lot size, zero -lot line development, and allowance of attached residential housing. All of these factors can contribute to the creation of compact and connected neighborhoods. Increasing density along the Rupple Road corridor and the on-site, planned Collector Street also facilitates a livable transportation network by creating the foundation for a viable transit corridor and leveraging existing trail facilities. Regarding the portion of the subject property designated as Natural Area, the current proposal to rezone approximately one and one-half acres of R -A land for more intensive residential development does not appear at first glance to align with relevant future land use map principles; Natural Areas are intended to be left untouched or minimally impacted. That being said, the applicant proposes to rezone other land to R -A, totaling approximately two acres, for a net increase of one-half acre that will be adjacent to surrounding R -A land and Natural Area. Given the overall increase in land proposed for limited development, staff does not anticipate any significant adverse impacts to riparian corridors or other environmentally -sensitive areas. Land Use Compatibility: Given the general lack of non-agricultural development in the immediate vicinity of the subject property it is difficult to assess the rezoning request for land use compatibility. That said, adjacent zoning districts and growth patterns in the larger area, which are generally residential in nature, indicate that the development under the proposed zoning districts will be consistent and complimentary. G1EMDevelopment Services Review\2018\Development Review\18-6398 RZN North of Rupple Rd. & Alberta St. (Rupple Rd. SD) 517-556\03 Planning Commission\11-13-2018 Planning Commission November 13, 2018 Agenda Item 3 18-6398 Rupple Rd SD Page 3 of 20 2. A determination of whether the proposed zoning is justified and/or needed at the time the rezoning is proposed. Finding: In staff's opinion, the proposed rezoning is justified at this time. Although the area was deliberately zoned to its current designation by the City Council in 2015, it was not feasible to account for a more fine-grained development that responds to the Master Street Plan and characteristics of the area's physical geography. The general alignment of the request with many of City Plan 2030's goals suggest a rezoning to districts allowing greater flexibility in residential building types is suitable. 3. A determination as to whether the proposed zoning would create or appreciably increase traffic danger and congestion. Finding: Rezoning the property as requested may increase traffic to and from this location compared with the current zoning designations. That said, the property's adjacency to Rupple Road, which is classified as a Principal Arterial, ensures that an increased number of vehicle trips will be accommodated without increasing congestion. The City's access management ordinance will further protect residents through restrictions on curb cut frequency and locations. As developments are reviewed, on and off- site improvements will be reviewed and recommended as needed to address potential traffic danger and congestion. 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 current rezoning request will increase the potential population density, but will not undesirably increase the load on facilities and services when compared to the existing zoning. As noted above, this property has access to Rupple Road, an existing, fully -improved, Principal Arterial. Rupple Road's extension through this area was built in anticipation of significant growth and the road's traffic volumes remain well below capacity. Although public water and sanitary sewer mains are not currently present, these would need to be extended by a developer. 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 G:\ETC\Development Services Review\2018\Development Review\18-6398 RZN North of Rupple Rd & Alberta St. (Rupple Rd. SD) 517-556\03 Planning Commission\11-13-2018 Planning Commission November 13, 2018 Agenda Item 3 18-6396 Rupple Rd SD Page 4 of 20 RECOMMENDATION: Planning staff recommends forwarding RZN 18-6398 to the City Council with a recommendation for approval. PLANNING COMMISSION ACTION: Required YES Date: November 13. 20'18 O Tabled M Forwarded Motion: Belden, with a recommendation of approval f Second: Autry Vote: 7-0-0 BUDGET/STAFF IMPACT: None O Denied Attachments: • Unified Development Code: o §161.03 - District R -A, Residential -Agricultural o §161.10 — District RSF-18, Residential Single-family, 18 Units per Acre C, §161.12 — District RI -U, Residential Intermediate, Urban o §161.29 — District NC, Neighborhood Conservation • Request letter • Rezoning Exhibit • One Mile Map • Close-up Map Current Land Use Map • Future Land Use Map G:\ETC\Development Services Review\2018\Development Review\18-6398 RZN North of Rupple Rd. & Alberta St. (Rupple Rd. SD) 517-556\03 Planning Commission\11-13-2018 Planning Commission November 13, 2018 Agenda Item 3 18-6398 Rupple Rd SD Page 5 of 20 161.03 - District R -A, Residential -Agricultural (A) Purposes. The regulations of the agricultural district are designed to protect agricultural land until an orderly transition to urban development has been accomplished; prevent wasteful scattering of development in rural areas; obtain economy of public funds in the providing of public improvements and services of orderly growth; conserve the tax base; provide opportunity for affordable housing, increase scenic attractiveness; and conserve open space. (B) Uses. (1) Permitted Uses. -_ --- Unit 1 City-wide uses by right Unit 3 Public protection and utility facilities i Unit 6 Manufactured homes Agriculture Unit 7 Unit 43 Animal husbandry Unit 8 Single-family dwellings Unit 9 � Two-family dwellings 9 Unit 37 Manufactured homes Unit 41 Accessory dwellings Unit 43 Animal boarding and training 191 r:nnrlitinnalll.ca.c r-' Unit 2 City-wide uses by conditional use permit Unit 4 Cultural and recreational facilities Unit 5 Government facilities F Unit 20 Commercial recreation, large sites Unit 24 Home occupations Unfit 35 Outdoor Music Establishments Unit 36 Wireless communications facilities Unit 42 Clean technologies (C) Density. _ Units per acre One-half ('/z) (D) Bulk and Area Regulations. Lot width minimum 200 feet Lot Area Minimum: Residential: 2 acres T _ Nonresidential: 2 acres Lot area per dwelling unit 2 acres G:\ETC\Development Services Review\2018\Development Review\18-6398 RZN North of Rupple Rd. & Alberta St. (Rupple Rd. SD) 517-556\03 Planning Commission\11-13-2018 Planning Commission November 13, 2018 Agenda Item 3 18-6398 Rupple Rd SD Page 6 of 20 (E) Setback. Requirements. Front Side Rear 35 feet 20 feet 35 feet (F) Height Requirements. There shall be no maximum height limits in the R -A District, provided, however, if a building exceeds the height of one (1) story, the portion of the building over one (1) story shall have an additional setback from any boundary line of an adjacent residential district. The amount of additional setback for the portion of the building over one (1) story shall be equal to the difference between the total height of that portion of the building and one (1) story. (G) Building area. None. G:\ETC\Development Services Review\2018\Development Review\18-6398 RZN North of Rupple Rd. & Alberta St. (Rupple Rd. SD) 517-556\03 Planning Commission\11-13-2018 Planning Commission November 13, 2018 Agenda Item 3 18-6398 Rupple Rd SD Page 7 of 20 161.10 -District RSF-18, Residential Single -Family -Eighteen (18) Units Per Acre (A) Purpose. The RSF-18 Single-family Residential District is designed to promote and encourage the efficient development of single-family detached residences in a variety of densities. (B) Uses. (1) Permitted Uses. Unit 1 T City-wide uses by right Unit 8 Single-family dwellings Unit 41 �� _ Accessory dwellings (2) Conditional Uses. Unit 2 City-wide uses by conditional use permit Unit 3 Public protection and utility facilities Unit 4 Cultural and recreational facilities r Unit 5 Government facilities Unit 9 Two-family dwellings Unit 12a Limited business r Unit 24 Home occupations Unit 36 Wireless communications facilities Unit 44 Cluster Housing Development (C) F38k ARY.. I Units per acre Eighteen (18) or less (D) Bulk and Area Regulations. (1) Lot Width Minimum. Single-family 30 feet Two (2) family 30 feet (2) Lot Area Minimum. Townhouses: individual lot 1,250 square feet Single-family 2,500 square feet 1 Two-family 2,000 square feet G:\ETC\Development Services RevieM2018\Development Review\18-6398 RZN North of Rupple Rd. & Alberta St. (Rupple Rd. SD) 517-556\03 Planning Commission\11-13-2018 Planning Commission November 13, 2018 Agenda Item 3 18-6398 Rupple Rd SD Page 8 of 20 E) Setback Requirements. _ Front Side Side -Zero Lot Line* A build -to A setback of less than zone that is five feet (zero lot line) located 5 feetis permitted on one between the interior side, provided front property on both a maintenance line and a line sides agreement is filed**. 25 ft. from the The remaining side front property setback(s) shall be 10 line. feet. * A zero lot line is an alternative to the 5 foot building setback. Applicants should consult the International Building Code when locating a structure in close proximity to property lines and/or adjacent structures. ** At least 5 feet of maintenance area shall be provided along a structure that is within 5 feet of a property line. This may be provided through a perpetual maintenance easement on the adjacent property, or through a combination of a maintenance easement and private property. Walls, fences and customary yard accessories are permitted in the maintenance area. (F) Building Height Regulations Building Height Maximum 3 stories (G) Building Area. The area occupied by all buildings shall not exceed 60% of the total lot area. (H) Minimum Buildable Street Frontage. 50% of the lot width for two-family dwellings. G:\ETC\Development Services Review\2018\Development Review\18-6398 I North of Rupple Rd. & Alberta St (Rupple Rd. SD) 517-556\03 Planning Commission\11-13-2018 Planning Commission November 13, 2018 Agenda Item 3 18-6398 Rupple Rd SD Page 9 of 20 161.12 - District RI -U, Residential Intermediate - Urban (A) Purpose. The RI -U Residential District is designed to permit and encourage the development of detached and attached dwellings in suitable environments, to provide a range of housing types compatible in scale with single- family homes and to encourage a diversity of housing types to meet demand for walkable urban living. (B) Uses. 1) Permitted Uses. Unit 1 City-wide uses by right Unit 8 Single-family dwellings Unit 9 -- Two (2) family dwellings Unit 10 Three (3) and four (4) family dwellings Unit 41 Accessory dwellings Unit 44 Cluster housing development (2) Conditional Uses. Unit 2 City-wide uses by conditional use permit r---W— Unit 3 Public protection and utility facilities Unit 4 Cultural and recreational facilities Unit 5 Government facilities Unit 12a Limited business rUnit 24 Home occupations Unit 26 Multi -family dwellings Unit 36 Wireless communications facilities (C) Density. None. (D) Bulk and Area Regulations. fDwelling I (all types).. Lot width minimum 18 feet I Lot area minimum None E (E) Setback Requirements. Side S Side e & Rear Rear, from Front Other Two (2) Other centerline of Uses Family Uses an alley .............. A build -to zone that is located between the front property, line and None 5 feet 5 feet 12 feet a line 25 feet from the front property line. (F) Building Height Regulations. ..... _ .. ...------- - --- --------- Building height maximum 2 stories/3 stories' G:\ETC\Development Services Review\2018\Development Review\18-6398 RZN North of Rupple Rd. & Alberta St. (Rupple Rd. SD) 517-556\03 Planning Commission\11-13-2018 Planning Commission November 13, 2018 Agenda Item 3 18-6398 Rupple Rd SD Page 10 of 20 * 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. (G) Building Area. The area occupied by all buildings shall not exceed 60% of the total lot area. (H) Minimum Buildable Street Frontage. 50% of the lot width G:\ETC\Development Services RevievA2018\Development Review\18-6398 RZN North of Rupple Rd. & Alberta St (Rupple Rd. SD) 517-556\03 Planning Commission\11-13-2018 Planning Commission November 13, 2018 Agenda Item 3 18-6398 Rupple Rd SD Page 11 of 20 161.29 - Neighborhood Conservation (A) Purpose. The Neighborhood Conservation zone has the least activity and a lower density than the other zones. Although Neighborhood Conservation is the most purely residential zone, it can have some mix of uses, such as civic buildings. Neighborhood Conservation serves to promote and protect neighborhood character. For the purposes of Chapter 96: Noise Control, the Neighborhood Conservation district is a residential zone. (B) Uses. (1) Permitted Uses. r—Unit 1 City-wide uses by right Unit 8 Single-family dwellings T_ Unit 41 Accessory dwellings (2) Conditional Uses. Unit 2 I City-wide uses by conditional use permit Unit 3 I Public protection and utility facilities Unit 4 Cultural and recreational facilities Unit 9 Two (2) family dwellings Unit 10 Three (3) and four (4) family dwellings Unit 12a Limited business` Unit 24 I Home occupations Unit 25 Offices, studios, and related services Unit 28 Center for collecting recyclable materials Unit 36 Wireless communication facilities Unit 44 Cluster Housing Development (C) Density. Ten (10) Units Per Acre. (D) Bulk and Area Regulations. (1) Lot Width Minimum. Single Family 40 feet Two Family 80 feet Three Family 90 feet (2) Lot Area Minimum. 4,000 square feet (E) Setback Regulations A build -to zone that is located Front between the front property line and a line 25 feet from the front property line. Side 5 feet G:\ETC\Development Services Review\2018\Development Review\18-6398 RZN North of Rupple Rd. & Alberta St. (Rupple Rd. SD) 517-556\03 Planning Commission\11-13-2018 Planning Commission November 13, 2018 Agenda Item 3 18-6398 Rupple Rd SD Page 12 of 20 Rear 5 feet Rear, from center line of 12 feet an alley (F) Budding Height Regulations. Building Height Maximum 3 stories G:\ETC\Development Services Review\2018\Development Review\18-6398 RZN North of Rupple Rd. & Alberta St. (Rupple Rd. SD) 517-556\03 Planning Commission\11-13-2018 Planning Commission November 13, 2018 Agenda Item 3 18-6398 Rupple Rd SD Page 13 of 20 ENGINEERING SERVICES INC. 1207 S. Old Missouri Rd. ■ P.O. Box 282 0 Springdale, Arkansas 72765-0282 October 17, 2018 Mr. Jonathan Curth City of Fayetteville 125 W. Mountain Street Fayetteville, AR 72701 RE: Rezoning Request Rupple Road Subdivision Dear Mr. Curth, Ph: 479-751-8733 • Fax: 479-751-8746 RZN 18-6398 Request Letter Please let this letter serve as a narrative to accompany the Rezone Request for three portions of the proposed Rupple Road Subdivision currently zoned Neighborhood Conservation (NC), Community Services (CS) and Residential Agricultural (R -A). The project is located off of Rupple Road, approximately 2,100 linear feet north of the intersection of W Alberta Street and South Rupple Road. It is currently owned by Garlan & Georgia Reading Trust, but is under contract with Titan Development, LLC. The entirety of the property is +/- 75 acres, most of which is already correctly zoned for the proposed development. This request is to allow a portion of the currently zoned Neighborhood Conservation area, as shown on, to be rezoned to Residential Intermediate — Urban (RI -U), which would allow for the two family dwellings with the lot size desired. In addition to this, there is a portion of the site, occupied by the current FEMA Flood zone area that is zoned as R -A. It is desired to reshape this zoning to conform with the proposed pond for the overall development. The portion occupied by the pond would remain zoned as R -A, while some of the outskirts of the existing R -A district and another small portion of the site would be rezoned to RSF-18. The Fayetteville Future Land Use plan shows this parcel to be Residential Neighborhood Area, which is intended to be neighborhood areas with a varying mix of residential uses. The proposed zoning for this piece from N -C to RI -U fits in well with this Future Land Use, as this presents a portion of dense residential multi -family development proposed with this piece requested to be rezoned. The remainder of the property, which is already correctly zoned, will also be residential housing, so that the overall development fits in with the Fayetteville Future Land Use Map. flrl:}rl I. NImp v: P li. I Vim J. Msys: f'.I.. I lasixi Appel. 1'.!'-- Irrry W 11:ulill :'1:.Idrm l flet Presirdi %,N tt: 411V : I L 1 1111 C1 L-lr.a[Jflau •.1 IItr li.,nd Plarining Commission Consulting Engineers andSurveyorswww.enginEeringservlces.cou0d�[ 13. 2018 LNUINr R111JU 'ulvtC:rV- INU. #�91kia Item 3 18-6398 Rupple Rd SD Page 14 of 20 ENGINEERING SERVICES INC, 1207 S. Old Missouri Rd. O P.O. Box 282 O Springdale, Arkansas 72765-0282 Ph: 479-751-8733 a Fax: 479-751-8746 There is an existing 8" water main and 8" sewer main in the area which the proposed development will connect to in order to provide services. There are no known capacity issues with either of these existing utility mains. This will be coordinated with the Fayetteville engineering staff moving forward, Coordination has occurred with Fayetteville Engineering and Planning with a predevelopment meeting, where it was discussed that no traffic study would be necessary, due to the newly constructed Rupple Road having adequate capacity for the proposed development. This submittal includes the following items: • Rezone Application (Fee included with Preliminary Plat Plans) • Rezoning Exhibits • Rezoning Legals Please let me know if I can answer any questions. Sincerely, Blake Murray, P.E., CFM Project Engineer Brian). 1 core. P.E.I Fico ]. Mays. P.F. ] Tason Appel, P.E, Jen ' W. Martin President l Vice President J S¢crcturyr"rrcxtiurci l C:hauman ofthe Boaid Planning Commission Consulting Engineers • r- s • r • A 13, 2018 em3 ENC3INEE.FlIND 6ERVICES INC. Item 3 18-6398 Rupple Rd SD Page 15 of 20 Fayetteville, AR CS 18-6398 L Rezoning Exhibits RSF-4 1:9.028 550 1,100 RMF -24 C-2 2,200 ft 0 165 330 660 rn Planning Commission -7 November 13, 2018 L 1, 18-6398 Rupple Rd SID F! ninorw,roici�Riki WC 1� RIA] Pi 9/12/2018, 6:50:34 AM Subdivision RW T UT Hillside/Hilltop Overlay District RMF -6 MSC Planning Area RMF -12 DG Master Plan Area RMF -18 CS Zoning RMF -24 NS -L R -A RMF -40 NS -G RSF-.5 NC RSF-1 1-2 PZD RSF-2 E-1 P-1 RSF-4 R -O RSF-7 C-1 RSF-8 C-2 RSF-18 C-3 RI -12 DC 1:9.028 550 1,100 RMF -24 C-2 2,200 ft 0 165 330 660 rn Planning Commission November 13, 2018 Agenda Item 3 18-6398 Rupple Rd SID Page 16 of 20 RZN 18-6398 One Mile View kz.1 RU PPLE RD. SD REZONE 0 0.125 0.25 ef. ...... i �. v. F"—.... 1 I s I 601AL: }i IWR7SF-18 Subject Property Miff MR t '., � a itS I� •rl -J ! a f__ __��,4iRTi4-sly i f i • j ki]''l,31 i f f I r Legend --- 1 E Planning Area Fayetteville City Limits — — Shared Use Paved Trail 0. Trail (Proposed) Planning Area Building Footprint -" Fayetteville City Limits RW NORTH 0.5 Miles Z-1, ERTRAC110K. RESIDENTIAL SINGLE-FAMILY =E•I w R.r:enn+Iaer.11n11r.r1 RSF.S RSF�1 CF7MMERCtaL ......�...i. r.r RSF R"' r RSF-i i0i[A[li%•'•:[1 •-i: •;l I•I•:1'. RSFIL.i. ... ... R11.1. LVI...ii II . i. re RESIDENTIAL MULTI -FAMILY M.. )�RT-12 Rncannlul Trmnnrl Tlirrn-I,iniiN JPW . +m ,, -1 u�L s••�m�HW Lwn� RMF12 IryKrYnwt p�nY� :RMF-te A t-r-14— FMFx< KANAEOW M No 6HAIL t: y.a.,a® err RM -a - C- rr 1 r �n.il Rr nY nli .1 INDUSTRIAL IMATIT4.T*NALJ11 1 H. rCMr..r,rlWhMLW,1W b1A R.I -;;,k 12 G 1;.I 1 Planning Co m 13 ssion 2018 Agenda Item 3 18-6398 Rupple Rd SD Page 17 of 20 RZN 18-6398 Close Up View RUPPLE RD. SD REZONE Legend Planning Area Fayetteville City Limits Shared Use Paved Trail Building Footprint Feet 0 112.5 225 450 675 900 1 inch = 300 feet Zoning Acres RI -U 8.0 NC 0.2 R -A 2,0 RSF-18 9.2 Tota 1 19.4 '9 H Planning C mission MUD PbW 13, 2018 Agenda Itcm 3 18-6396 Rupple Rd SD Page 18 of 20 Agenda Item 3 18-6398 Rupple Rd SD Page 19 of 20 Agenda Item 3 18-6398 Rupple Rd SD Page 20 of 20 RECEIVED DEC 21 2018 CITY OF FAYE1 'I't\^I_l E CITY CLERKS NoRTHwEsTARKANSASKANSAS Democrat V One& 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. 6119 Was inserted in the Regular Edition on: December 13, 2018 Publication Charges: $ 85.80 Cathy Wiles Subscribed and sworn to before me This o ti day of De -,L 2018. Notary Public My Commission Expires: **NOTE** Please do not pay from Affidavit. Invoice will be sent. Ordinancc:6119 File Number: 2018-0653 RZN 18-6398 (NORTH OF RUPPLE RD R ALBERTA ST,/RUPPLE RD SD): AN ORDINANCE TO REZONE TI IAT PROPERTY DESCRIBED IN REZONING PETITION RZN 18-6398 FOR APPROXIMA'T'ELY 19 15 ACRES LOCATED NORTHWEST OF RUPPLE ROAD AND ALBERTA STREET FROM R -A, RESIDENTIAL AGRICULTURAL AND NC, NEIGHBORHOOD CONSERVATION TO RI - U, RESIDENTIAL INTERMEDIATE -URBAN, RSF-18, RESIDENTIAL SINGLE FAMILY, 18 UNITS PER ACRE; NC, NEIGI IBORI IOOD CONSERVATION: AND R -A, RL•SIDENTIAL AGRICULTURAL BE IT ORDAINED BY THE CITY COUNCIL OF THE CITY OF FAYETTEVILLE, ARKANSAS: Scclion 1: That the City Council of the City of Fayelleville, Arkansas hereby changes the zone classification of the property sho%vo on the map (Exhibit A) and the legal description (Exhibit B) both attached to the Planning Department's Agenda Mcmo from R -A, Residential Agricullural and NC, Neighborhood Conservation to RI -U, Rcsidcntial Intermediate - Urban, RSF-18, Residential Single Family, 18 Units per Acre; NC, Neighborhood Conservation; and R -A, Residential Agricultural. Section 2: That the City Council of the City of Fayetteville, Arkansas hereby amends the official zoning map of the City of Fayetteville to reflect the zoning change provided in Section I. PASSED and APPROVED on 13/4/2018 Approved: Lioneld Jordan, Mayor Attest: Sondra E. Smith, City Clerk Trcasurcr 74776680 Dec.13,2018