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Home My WebLink AboutOrdinance 6281113 West Mountain Street Fayetteville, AR 72701 (479) 575-8323 Ordinance: 6281 File Number: 2020-0059 R-PZD 19-6858 (2673 N. COLLETTE AVE. GULLEY GROVE SD): Doc ID: 019067750004 Type: REL Kind: ORDINANCE Recorded: 02/21/2020 at 02:33:21 PM Fee Amt: $30.00 Paqe 1 of 4 Washinqton County, AR Kyle Sylvester Circuit Clerk File202O-00005616 AN ORDINANCE TO APPROVE A RESIDENTIAL PLANNED ZONING DISTRICT ENTITLED R-PZD 19-6858 FOR APPROXIMATELY 7.90 ACRES LOCATED AT 2673 NORTH COLLETTE AVENUE TO ALLOW THE DEVELOPMENT OF 51 ATTACHED AND DETACHED DWELLING UMTS 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 19-6858 as described in Exhibits. `A' and `B' and `C' attached to the Planning Division's Agenda Memo which allows the development of 51 attached and detached dwelling units in Planning Areas 1 and 2 with a center green and detention pond maintained by the development's property owners association in Planning Area 3. 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 2/4/2020 Page 1 Printed on 216120 File Number 2020-0059 Ordinance 6281 Attest: ```��t� u i r r rrrrr� �Z�ERK �. .• GIT Y •:-9 ''. Kara Paxton, City Clerk Treasured FAYE�EV/��e;�e s Oil ►0" Page 2 Printed on 216120 EXHIBIT 'B' 19-6858 BEING A PART OF THE W/2 OF THE SE/4 OF SECTION 36, TOWNSHIP 17 NORTH, RANGE 30 WEST, WASHINGTON COUNTY, ARKANSAS, BEING MORE PARTICULARLY DESCRIBED AS FOLLOWS: COMMENCING FROM THE NORTHEAST CORNER OF THE W/2 OF THE NW/4 OF THE SE/4 OF SAID SECTION 36; THENCE S 020 32'53" W 606.52 FEET TO THE POINT OF BEGINNING; THENCE S 020 32'53" W 113.48 FEET; THENCE S 100 11'07" E 60.83 FEET TO A FOUND 1" PINCHED PIPE; THENCE S 10° 38'45" E 236.46 FEET; THENCE S 11° 38'32" E 175.11 FEET TO A FOUND 2" BRASS CAP IN CONCRETE; THENCE S 79° 59'30" W 616.91 FEET TO A FOUND 1/2" REBAR; THENCE N 020 14'09" E 690.14 FEET TO A FOUND 1/2" REBAR; THENCE S 870 18'25" E 261.66 FEET TO A 6" METAL FENCE POST; THENCE N 000 27'30" E 0.69 FEET TO THE SOUTH LINE OF SHADOW HILL SUBDIVISION AS SHOWN ON PLAT RECORD 7-4; THENCE ALONG SAID SOUTH LINE THE FOLLOWING THREE COURSES: THENCE S 860 56'07" E 40.86 FEET; THENCE N 02° 10'53" E 13.86 FEET; THENCE S 88° 25'07" E 193.23 FEET TO THE POINT OF BEGINNING, CONTAINING 7.87 ACRES, MORE OR LESS. SUBJECT TO ANY AND ALL EASEMENTS OF RECORD OR FACT. PZD 19-6858 Close Up View GULLEY GROVE SD EXHIBIT 'A' 19-6858 +� O ti K UJ r w W O NE R 0 co `7 RSF-4 Subject Property Legend Planning Area �. Fayetteville City Limits Shared Use Paved Trail Trail (Proposed) Building Footprint Pr Py �0 Feet 0 112.5 225 450 675 900 1 inch = 300 feet 1 'NORTH RSF-4 RI -12 I� P-1 Washington County, AR I certify this instrument was filed on 02/21/2020 02:33:21 PM and recorded in Real Estate File Number 2020-00005616 Kyle Sylvester - Circui ler, by I City of Fayetteville, Arkansas 113 West Mountain Street Fayetteville, AR 72701 (479) 575-8323 -t. Text File File Number: 2020-0059 Agenda Date: 2/4/2020 Version: 1 Status: Passed In Control: City Council Meeting File Type: Ordinance Agenda Number: C. 5 R-PZD 19-6858 (2673 N. COLLETTE AVE. GULLEY GROVE SD): AN ORDINANCE TO APPROVE A RESIDENTIAL PLANNED ZONING DISTRICT ENTITLED R-PZD 19-6858 FOR APPROXIMATELY 7.90 ACRES LOCATED AT 2673 NORTH COLLETTE AVENUE TO ALLOW THE DEVELOPMENT OF 51 ATTACHED AND DETACHED DWELLING UNITS 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 19-6858 as described in Exhibits `A' and `B' and `C' attached to the Planning Division's Agenda Memo which allows the development of 51 attached and detached dwelling units in Planning Areas 1 and 2 with a center green and detention pond maintained by the development's property owners association in Planning Area 3. 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 Paye t Printed on 215/2020 City of Fayetteville Staff Review Form 2020-0059 Legistar File ID 2/4/2020 City Council Meeting Date - Agenda Item Only N/A for Non -Agenda Item Garner Stoll 1/17/2020 CITY PLANNING (630) Submitted By Submitted Date Division / Department Action Recommendation: R-PZD 19-6858: Residential Planned Zoning District (2673 N. COLLETTE AVE./GULLEY GROVE SD, 293): Submitted by CRAFTON TULL & ASSOCIATES, INC. for properties located at 2673 N. COLLETTE AVE. The properties are zoned RSF- 4, RESIDENTIAL SINGLE FAMILY, 4 UNITS PER ACRE and contain approximately 7.90 acres. The request is to rezone the property to R-PZD, Residential Planned Zoning District. Account Number Project Number Budgeted Item? NA Does item have a cost? Budget Adjustment Attached? Budget Impact: Current Budget Funds Obligated Current Balance No Item Cost NA Budget Adjustment Remaining Budget Fund Project Title 0 V20180321 Purchase Order Number: Previous Ordinance or Resolution # Change Order Number: Original Contract Number: Comments: Approval Date: CITY OF FAYETTEVILLE ARKANSAS MEETING OF FEBRUARY 4, 2020 TO: Mayor; Fayetteville City Council THRU: Susan Norton, Chief of Staff Garner Stoll, Development Services Director Jonathan Curth, Development Review Manager FROM: Harry Davis, Planner DATE: January 17, 2020 CITY COUNCIL MEMO SUBJECT: R-PZD 19-6858: Residential Planned Zoning District (2673 N. COLLETTE AVE./GULLEY GROVE SD, 293): Submitted by CRAFTON TULL & ASSOCIATES, INC. for properties located at 2673 N. COLLETTE AVE. The properties are zoned RSF-4, RESIDENTIAL SINGLE FAMILY, 4 UNITS PER ACRE and contain approximately 7.90 acres. The request is to rezone the property to R-PZD, Residential Planned Zoning District. RECOMMENDATION: Staff and Planning Commission recommend approval of R-PZD 19-6858 as shown in the attached Exhibits 'A', 'B', and 'C'. BACKGROUND: The subject property is approximately 7.90 acres, zoned RSF-4, Residential Single-family 4 Units per Acre, and along Collette Avenue. Collette is not currently connected between Yvonne Drive to the north and Magnolia Drive to the south. The property is currently undergoing preliminary plat development review (PPL 19-6859) connected to this Residential Planned Zoning District (R- PZD) proposal for the proposed Gulley Grove Subdivision. Proposal: The proposal is to rezone the property to develop 51 attached and detached dwelling units. The proposal contains three main Planning Areas: Planning Area 1 — Residential Area o Consisting mainly of residential detached, single-family homes. The R-PZD will encompass residential streets, alleys, houses, lots, and areas where homes shall be built or developed. This district includes a build -to -zone, which shall not exceed 20 feet from the street right-of-way. The zoning district is designed to permit and encourage the development of single-family residences at a moderate density that is appropriate to the area. Planning Area 2 — Attached Residential Area o Consisting mainly of residential attached and detached single-family homes. The R-PZD will encompass residential streets, alleys, houses, lots, and areas where homes shall be built or developed. This district shall include build -to -zone, which Mailing Address: 113 W. Mountain Street www.fayetteville-ar.gov Fayetteville, AR 72701 shall not exceed 20 feet from the street right-of-way. The zoning district is designed to permit and encourage the development of both detached and attached single- family residences surrounded by Planning Area 1 and interior to the project site. Planning Area 3 — Property Owner's Association (POA) o The POA/Recreational land will encompass the detention basins, areas of tree preservation, drainage features, and other amenities or open space. The zoning district is designed to permit and encourage a minimal amount of development, protect natural features, and encompass all recreation and common areas for the development. As a part of this proposal and the associated PPL, a portion of the site is set aside for parkland dedication to the adjacent Gulley Park. Public Comment. Planning staff has received inquiries about the project and expression of concern about the number of units proposed near a public park and potential impacts on traffic (attached). Urban Forestry staff have received one call complaining about the proposed development. At the January 2, 2020 Subdivision Committee meeting, members of the public spoke against this proposal, citing concerns over tree preservation, density, traffic, impacts to drainage, and general incompatibility with the surrounding neighborhood. Land Use Compatibility: In staffs opinion, the proposed zoning is compatible with the surrounding land use pattern, which consists of single-family residential to the north, south, and east with a public park, Gulley Park, to the west. The overall density for this project is below 7.50 dwellings per acre. The proposed R-PZD contains three distinct Planning Areas. Planning Area 1 contains approximately 5 acres. The main, proposed use is for detached single- family homes. A density of 9.44 units per acre and the included regulations dictating development standards will ensure that new homes are compatible to adjacent properties. Planning Area 2 contains approximately 0.49 acres. The main, proposed use is for attached and detached single-family homes. A density of 14.29 units per acre and the included regulations dictating development standards will ensure that new homes will be compatible with the surrounding new homes built under Planning Area 1 standards. Planning Area 3 contains approximately 1.36 acres and will be maintained by the POA as greenspace and storm water detention. The POA area is a center green with a detention pond. Land Use Plan Analysis: Staff finds 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, designated as a Residential Neighborhood Area, envisions primarily residential uses in compatibly mixed configurations. While Planning Areas 1 and 2 would allow a range of residential uses and densities not allowed by -right in adjacent or nearby neighborhoods, this is expected to create opportunities for attainable housing. Additionally, the R-PZD promotes traditional neighborhood development by requiring new buildings be located closer to the street. Although the applicant intends to build mostly single-family homes in this subdivision, Planning Area 2 will 2 allow for some appropriate, alternative residential types in the middle of the proposed neighborhood. Overall, the proposal meets many of the criteria for a PZD. The rezoning proposal will allow the applicant to create attached and detached single-family structures at a density currently unavailable on the subject property and in the immediate area. Together with the concurrently proposed preliminary plat, approximately 1 acre will become parkland and almost another full acre will be common open space or tree preservation area. The plan will be consistent with the Future Land Use Map. DISCUSSION: At the January 13, 2020 Planning Commission members of the public did speak in opposition to the project, citing density, traffic, and drainage concerns. The item was forwarded with all conditions as recommended by staff, including an additional requirement to put the "dwelling frontage" chart on the PZD plats. BUDGET/STAFF IMPACT: N/A Attachments: • Exhibit A • Exhibit B • Exhibit C o PZD Booklet o PZD Plats o PZD Architectural Examples • Planning Commission Staff Report PZD19-6858 GULLEY GROVE SD EXHIBIT'A' Close Up View 19-6858 Na � r� 4* �R TgN�,yK Oma• , RSF-4 Subject Property 7 Legend t _ Planning Area t Fayetteville City Limits Shared Use Paved Trail - - - Trail (Proposed) Building Footprint aw 1,41414 4% �R Vol' 0010 e o J4dab 0 ��2 - �o ,NORTH. Feet 0 112.5 225 450 675 1 inch = 300 feet RSF-4 M RI -12 M P-1 EXHIBIT 'B' 19-6858 BEING A PART OF THE W/2 OF THE SE/4 OF SECTION 36, TOWNSHIP 17 NORTH, RANGE 30 WEST, WASHINGTON COUNTY, ARKANSAS, BEING MORE PARTICULARLY DESCRIBED AS FOLLOWS: COMMENCING FROM THE NORTHEAST CORNER OF THE W/2 OF THE NW/4 OF THE SE/4 OF SAID SECTION 36; THENCE S 02° 32'53" W 606.52 FEETTO THE POINT OF BEGINNING; THENCE S 02° 32'53" W 113.48 FEET; THENCE S 10° 11'07" E 60.83 FEET TO A FOUND 1" PINCHED PIPE; THENCE S 10° 38'45" E 236.46 FEET; THENCE S 11° 38'32" E 175.11 FEET TO A FOUND 2" BRASS CAP IN CONCRETE; THENCE S 79° 59'30" W 616.91 FEET TO A FOUND 1/2" REBAR; THENCE N 02' 14'09" E 690.14 FEET TO A FOUND 1/2" REBAR; THENCE S 87° 18'25" E 261.66 FEET TO A 6" METAL FENCE POST; THENCE N 00` 27'30" E 0.69 FEET TO THE SOUTH LINE OF SHADOW HILL SUBDIVISION AS SHOWN ON PLAT RECORD 7-4; THENCE ALONG SAID SOUTH LINE THE FOLLOWING THREE COURSES: THENCE S 86' 56'07" E 40.86 FEET; THENCE N 02° 10'53" E 13.86 FEET; THENCE S 88'25'07" E 193.23 FEET TO THE POINT OF BEGINNING, CONTAINING 7.87 ACRES, MORE OR LESS. SUBJECTTO ANY AND ALL EASEMENTS OF RECORD OR FACT. EXHIBIT 'C' 19-6858 January 15, 2020 PZD BOOKLET P F e [ --) F F C�'4 5' LSF- Colette Holdings, LLC GULLEY GROVE City of Fayetteville 125 W Mountain St. Fayetteville, Arkansas 72701 CT JOB NO. 19104100 .. ......... ............ . I PrEparrad by: W Craffon Tull 300 North College, Suite 347 [ Fayetteville, AR 72701 t 479-455-2207 www.craftontull.com INDEX PROJECT INFORMATION PLAT INFORMATION EXHIBITS: • EXHIBIT A -ARCHITECTURAL RENDERINGS " Crafton Tull (%, Grafton Tull %01 H € ITY � Exq qjr.. ARKAxtAs CITY PLAN 2030 GOALS • WE WILL MAKE APPROPRIATE INFILL AND REVITALIZATION OUR HIGHEST PRIORITIES. • WE WILL DISCOURAGE SUBURBAN SPRAWL. WE WILL MAKE TRADITIONAL TOWN FORM THE STANDARD. • WE WILL GROW A LIVABLE TRANSPORTATION NETWORK. • WE WILL ASSEMBLE AN ENDURING GREEN NETWORK. • WE WILL CREATE OPPORTUNITIES FOR ATTAINABLE HOUSING. 10 Crofton Tull 42 1 h, Crafton Tull 1A CURRENT OWNERS: Parcel 765-16078-000: Colette Holdings LLC PO Box 8878 Fayetteville, AR 72703 VL Parcel 765-16077-000: Colette Ventures LLC PO Box 8878 Fayetteville, AR 72703 Gulley Grove is a proposed 55 lot (51 buildable), 7.9 acre residential subdivision, located adjacent to the northeast corner of Gulley Park along Colette Ave in Fayetteville. The property is currently zoned RSF4. We are seeking to rezone to Planned Zoning District (PZD) to allow for the density we are seeking. The proposed development will consist of 51 single-family residential lots with additional lots allocated for open/greenspace and storm water retention facilities. The neighborhood will feature a 6' wide trail that will connect from Colette Ave to Gulley Park's soft surface trail. The trail will be within a dedicated public access easement but will be maintained by the POA. If approved, we will be donating 1.02 Acres to the City of Fayetteville for the expansion of Gulley Park and also constructing the final piece of Colette Ave to make the connection to E Magnolia Drive. The development will be serviced by City of Fayetteville water and sanitary sewer. 100 Crofton Tull 1C 1. STREET AND LOT LAYOUT Currently, the only way to access the site is to turn off of Old Wire Road on to N Colette Ave where it terminates on the north east side of the property. With the construction of this development we plan to finish the connection of Colette south to East Magnolia. This will allow for a second connection to the neighborhood. Because the site is fully developed on three sides and is adjacent to Gulley Park on the fourth, a normal street layout with stub outs would not make sense. The development will have one horseshoe shaped street (residential street classification) with two connections on N Colette Ave and internal alleys. At certain locations, we are proposing a variation to the residential street classification to allow for on -street parking. Along the parking side of the street, an 8' sidewalk with tree wells will be constructed, similar to the local urban street section, to accommodate the required street tree plantings. This will help accommodate visitors to the neighborhood, as well as provide another location for Fayetteville residents to park while accessing the park. A variation to the residential rear alley classification is also being proposed to accommodate the 20' width required by fire code. We will be preserving several large significant trees within the open/green space area in the center of the property. A description of home frontage and access is described below: Lot Number House Front Access 1-3 Park Alley 4-14 Double Front (Park/Road Road 15-22 Road Road 23-29 Road Alley 30, 43 Double Front (Openspace/Alley) Road/Alley 31-42 Open Space Alley 44-47 Road Alley 49-52 Road Road Lots 48, 53, 54 and 55 are Unbuildable Please refer to the Masterplan within the Plat Information portion of this report. 16 Craffon Tull 2. SITE PLAN SHOWING PROPOSED IMPROVEMENT The proposed site is a 55 lot (51 buildable) single-family residential development. Access will be off N Colette Ave. Currently N Colette is a dead end street, as a part of the development the connection to E Magnolia will be constructed. Homes will be accessed off of a combination of residential streets and alleys. Depending on where you are within the development, homes will front the center open space, the street or Gulley Park. Homes along Gulley Park will be constructed with two fronts. Water, sewer and storm sewer will be constructed within the development to service the additional homes. Utility easements will be provided to allow for franchise utility connections. Please refer to the Plat Information portion of this report to view the Site plan. 3. BUFFER AREAS Existing fencing on the north and south sides of the development will remain. Vegetative buffers will remain in place where utility easements are not required. 4. TREE PRESERVATION AREAS Streets and open space areas on site were laid out around a large group of significant trees. These trees will be preserved to enhance the look and feel of the neighborhood. Any communal structures placed within the open space will be done so to stay out of the preserved canopy. Houses will be placed with tree preservation in mind in order to maximize the preservation of existing tree canopy where possible. The development will comply with the standards set forth in UDC Chapter 167 for Tree Preservation and Protection. 5. STORM WATER DETENTION AREAS AND DRAINAGE The 7.87 acre site is currently comprised of grassland. The property drains from northwest to southeast, towards an existing farm pond. The placement of the proposed storm water retention pond is at the same location of the old pond. We will have to expand the size of the existing pond to account for the increased run-off from the development. The pond will be sized to meet the requirement's set forth in the City of Fayetteville Drainage Criteria Manual. 4, f'± Grafton Tull 1C 6. UNDISTURBED NATURAL AREAS As stated above, vegetative buffers and existing tree's will be an invaluable part of the neighborhood and will be protected when possible per UDC Chapter 167. Additional, 1.02 acres of land will be dedicated to the expansion of Gulley Park and will not be touched. 7. EXISTING AND PROPOSED UTILITY CONNECTIONS AND EXTENSIONS Both water and sewer are currently available along N Colette Ave on the east side of the property. Water leaving the retention pond will be routed through the existing storm sewer network. New water, sanitary sewer, and storm sewer will all be designed and installed per City of Fayetteville standards. r' Ca;Marr � % �br „wr�✓f �Sf4 4r�,�{*A` t o ,.,w,,,r • i .q4 F •'moo . � i.rn� •.. � IfitOCATIM � F � 1• et 8. DEVELOPMENT AND ARCHITECTURAL DESIGN STANDARDS Exterior materials will be made up of different mixes of concrete siding, metal siding, stucco (not EFIS), asphalt shingles, metal roofing, brick and stone work, wooden or iron handrails and iron fences. Townhomes will meet UDC 166.23 urban residential design standards. Please refer to the next section for images that will help provide direction toward architectural style and form. CWGrafton Tull 1C 9. BUILDING ELEVATIONS Please refer to Exhibit A attached to this report to view example Building Elevations. The following images have been selected to help provide direction toward architectural style and form. A) Black Apple Crossing, Bentonville, AR B) Jackson Meadows, Marine of St. Croix, MN Communal Structure W) Crafton Tull a - t S- J a M vt d � t 4.4 � j �-�`' ✓' r� >� F71 $ .0.'V 4 t'..f •. 1 ;i � r a0 (QD Crcafton Tull Fire Pit This PZD consists of 7.87 acres consisting of three Planning Area's. Planning Area 1 and 2 will include the single-family residential lots. Planning Area 3, owned by the POA, will include the common area/open space and retention pond. 1E Planning Area 1: A) Purpose. This PZD district is designed to promote and encourage the efficient development of single-family residences on this particular property. B) Uses. 1. Permitted Uses: Unit 1 — 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 Unit 6 -- Government facilities Unit 9 — Two-family dwellings Unit 12a — Limited business Unit 24 — Home Occupations Unit 36 — Wireless communications facilities Unit 44 — Cluster Housing Development 4*41P. Grafton Tull 1E Planning Area 1: C) Density. 8.48 Units/Acre (44 dwelling units on 5.19 Acres) D) Bulk and Area Regulations. 1. Lot Width Minimum: 20' (Alleys count as frontage) 2. Lot Area Minimum: None E) Setback Requirements: Front Side* Rear A build -to zone that is located between the front property line and 0 to 5 feet** 5 feet a line 20 ft. from the front property line Lot 46: 20' Building Setback Note — Common open spaces may count as front property lines when property does not have frontage onto public street *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. 1. Building Height Maximum: 3 Stories G) Building Area. There are no maximum or minimum building area requirements. H) Minimum Buildable Street Frontage: None 1) Landscaping: Compliance with Unified Development Code Standards (UDC) Chapter 177 Cr+afton Tull M Planning Area 1: J) Parking: Compliance with UDC 172 Parking and Loading K) Signage: Compliance with UDC 174 Signs for single-family residential property Planning Area 2: A) Purpose. This PZD district is designed to promote and encourage the efficient development of single-family residences on this particular property. B) Uses. 1. Permitted Uses: Unit 1 - City-wide uses by right Unit 8 — Single-family dwellings Unit 9 — Two-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 Unit 5 — Government facilities Unit 12a — Limited business Unit 24 — Home Occupations Unit 36 — Wireless communications facilities Unit 44 — Cluster Housing Development C) Density. 14.29 Units/Acre (7 Dwelling Units on 0.49 Acres) D) Bulk and Area Regulations. 1. Lot Width Minimum: 20' 2. Lot Area Minimum: None E) Setback Requirements: Front Side* Rear A build -to zone that is located between the front property line and 0 to 5 feet** 5 feet a line 20 ft. from the front property line '", Grafton TUII ito Planning Area 2: *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. 1. Building Height Maximum: 3 Stories G) Building Area. There are no maximum or minimum building area requirements. H) Minimum Buildable Street Frontage: None 1) Landscaping: Compliance with Unified Development Code Standards (UDC) Chapter 177 J) Parking: Compliance with UDC 172 Parking and Loading K) Signage: Compliance with UDC 174 Signs for single-family residential property Planning Area 3: A) Purpose. This PZD district is designed to enable and preserve open space on this particular property. B) Uses. 1. Permitted Uses: Unit 1 — City-wide uses by right 2. Conditional Uses: Unit 2 — City-wide uses by conditional use permit Unit 36 — Wireless communications facilities C) Density. 0 Units/Acre (0 dwelling units on 1.17 Acres) P�P�. Crafton 1E Planning Area 3: D) Bulk and Area Regulations. 1. Lot Width Minimum: None 2. Lot Area Minimum: None E) Setback Requirements: Front Side Rear 5 feet 5 feet 5 feet F) Building Height Regulations. 1. Building Height Maximum: 1 Stories G) Building Area. There are no maximum or minimum building area requirements. H) Minimum Buildable Street Frontage: None A-4 Crafton Tull LL T" v m m o m a .r c > m AO^ Op NNN N Z U �? �W o mN c 222 >• E L v O t J C b 7 '� c u � m 2• `m a'aa E' 3 Ev E o 'E m n �v m U U U U E LL c U W:2 v b c m m m m �'13 .m-. C P Of c c T^ .� U m :u C y� Oy 9 O d a COt n C m Q m N n vD,b c a c c> N L d U C O) rn Q 0 Nm G �zz C C m O N N N .c O in C z E -y cDm m m cmE C a bo U C � K Q to 7o U m Em 0 pb m Qn a( 60V3¢ . 0 c t y'.a. u n 0 E U o U U o 10 F m m T E X E `o U d c i m 413 :° m a rn m 03 o W N 12 o Z Z mm n m NN o U z J E c c > m y EE `• '� a U w m n12 a� g' c � c Z 9 s U = m U W Em c Lm c N ZO Ix c o Q Q z z v o89 NN^ o o TZ m o y _a c w.mc E U -= o E m= E.N m E J n .-• a o f a a mU 3 m c U 0 0 2.d'U () U O U LL U Of C y .V^.. L N (`... o oy Oa la y E C m v m Q UNU C m a m E °• N a vIL O m �Q J m J Z � K 2 J Q LL T" 1G The 7.87 acre site consists of grasslands, fencerows, pond, outbuildings and residential structures. The property drops around 35' from northwest to southeast. There no known natural or man-made hazards that exist of site. 1H Open gathering spaces and park access have been at the forefront of the design of this development. Gulley Park is directly adjacent to this property and will be easily accessible to all residents. In the center of the property, around 0.5 acres has been set aside as a gathering place for the residents of the neighborhood. The POA maintained trail will connect to the public sidewalk on N Colette Avenue and run through the center of the development to Gulley Park. The addition on street parking along the connection of Colette Ave will provide another connection for any resident to have direct walkable access to the park. RSF-4 zoning allows for only 4 units per acre. In order to compete with higher land costs within the City and still provide attainable housing, we are seeking a density of at least 8.03 units per acre. Goals for City Plan 2030 are: • We will make appropriate infill and revitalization our highest priority. • We will discourage suburban sprawl. • We will make traditional town form the standard. • We will grow a livable transportation network. • We will assemble an enduring green network. • We will create opportunities for attainable housing. Approving this PZD will help to achieve all of the goals above. It is.the definition of infill and not sprawl. The density of the development encourages neighborliness and the use of an existing City park. It will also provide another access point for others in adjacent neighborhoods, no matter if they are on foot, bike or car. As a part of the requirements of this development, we will be donating a portion of the land for the expansion of the park which will add to the vast green network the City has to offer. Given the current cost of larger tracts of land within the City, approving the density proposed will help the developer provide housing that is more attainable. �",� Grafton Tull W All sides of the property, other than Gulley Park, are existing residential areas. The PZD requirements laid out within this booklet will allow the developer to continue this trend and provide single-family residential infill within the City of Fayetteville. The majority of the traffic will access the development via Old Wire Road (Collector) approximately 400 feet from the site. Further traffic analysis can be seen in Exhibit E. Architectural requirements will be as described within Section 1.C.8 of this booklet. Any signage proposed will comply with the requirements laid out in City code for RSF-4 zoned property. 1K The City of Fayetteville's future land use (2030) map designates this area as a residential neighborhood. As described in other sections, this residential PZD will comply with the guiding policies of this use designation. The current layout promotes walkability, neighborliness and the use of existing parkland. Because this is an infill type development, it's close to existing schools, the residents will have direct access to Old Wire Road reducing traffic through other minor streets, as well as access through the park to utilize the City of Fayetteville trail systems. Water and sewer utilities are already at the site and will not require any additional extensions, other than what will be required to service the neighborhood. v f`14 �' � ll Ca.•rMp" 1 � aFi0�1£G'f r \ JJ ,. hwc a�VrrrataOpn Spac+j Parrs - �'. FROM CITY PLAN 2030 - FUTURE LAND USE PLAN �'"� Crafton Tull 1L Traffic Letter Please note, this traffic letter was produced at an earlier date while the conceptual layout of the neighborhood had a higher density. Amount of traffic produced by current layout will actually be lower than what is stated in this report. As summarized in the report, "this development will generate 60 vehicles during the highest peak hour which is less than the 100 vehicles per hour recommended for full traffic impact study. The small amount of traffic generated by this development would have minimal effect on the surrounding roadways." CIr -O Cr+afton Tull September 4, 2019 Colette Holdings, LLC P.O. Box 8878 Fayetteville, Arkansas 72703 RE: Colette Development — Fayetteville, AR To whom it may concern: Please accept this letter as the Endings for the traffic review conducted on the above referenced development. This letter is being prepared as supporting information to be included with a development plan submittal. Back rg ound The proposed Colette residential development is located west of North Colette Avenue bordering the northern portion of Gulley Park and approximately 250 feet south of North Old Wire Road in Fayetteville, Arkansas, as shown in Figure 1. The property is 7.9 acres and is currently zoned RSF-4 (Residential Single Family 4 Units Per Acre). The proposed zoning is PZD (Planned Zoning District) and the Future Land Use Map shows the entire property as Residential Neighborhood Area. The proposed development will consist of 58 single family residential units. Access to the development is proposed via a looped roadway at two points and an alley at one point on North Colette Avenue. Historical traffic data obtained frotn ARDOT shows the Average Daily Traffic (ADT) for North Old Wire Road was 8,000 vehicles in 2018, as shown in Figure 2. Trip Generation To determine the effects a new development will have on an existing street system, the new traffic must be generated. The latest editions of the Trip Generation Manual, published by the Institute of Transportation Engineers, was used to determine the amount of traffic the development is expected to generate. The traffic volumes projected to be generated by the proposed development are indicated in Table 1. Traffic Engineering Consultants, Inc. 6000 S. Western Avenue, Suite 300 I Oklahoma City, Oklahoma 731391 Ph. 405-720-7721 6931 S. 66" E. Avenue, Suite 100 1 Tulsa, Oklahoma 74133 1 Ph. 918-481-8484 217 E. Dickson Street, Suite 106, Office 1313 1 Fayetteville, Arkansas 727011 Ph. 479-335-5636 Website: www.tecusa.com TABLE 1 PROJECTED SITE GENERATED TRAFFIC VOLUMES • Trip Ralm from "TRIP CLNCRATIDN h1ANUAU, I Nh Cd., Vnlumc 2: Data, Inclitute afTrany�nna(inn Engineers. As shown in Table 1, the traffic volumes expected to be generated by the proposed development is 46 vehicles during the a.m. peak hour and 60 vehicles during the p.m. peak hour. Typically, a full traffic impact analysis is recommended for any development which generates 100 or more vehicles during a peak hour. The proposed development would be expected to generate less than the minimum recommendation, therefore a full traffic impact analysis was not conducted. These results indicate the proposed development would have a minor impact to the surrounding transportation network. The slight increase in traffic would not be expected to degrade traffic operations surrounding the development. Ca aci The development proposes to connect North Colette Avenue to East Magnolia Drive to the south. There is an existing stubbed roadway in the Azalea Terrace subdivision for this connection. Providing for the street connection would improve the connectivity of the surrounding street network, thereby incrementally diffusing traffic in the surrounding area. The connection would also reduce the existing East Magnolia Drive cul-de-sac from approximately 1,300 feet to approximately 700 feet, providing for better access for emergency response vehicles. The development proposes to provide a public trail connection through the center of the development to Gulley Park. The connection would provide yet another way for citizens to access the park from surrounding neighborhoods without the need to drive a motorized vehicle to the park. The existing traffic on for North Old Wire Road is approximately 8,000 vehicles per day which is well below the capacity for a two-lane roadway. Existing two/three-lane roadways within the City of Fayetteville accommodating more traffic include East Township Street near North College Avenue (14,000 ADT), East Rolling Hills Drive near North College Avenue (11,000 ADT), West Martin Luther King Junior Boulevard near South Block Avenue (12,000 ADT), and North Mission Boulevard near North Old Wire Road (15,000 ADT). Traffic Engineering Consultants, Inc. 6000 S. Western Avenue, Suite 300 1 Oklahoma City, Oklahoma 731391 Ph. 405-720-7721 6931 S. 66'h E. Avenue, Suite 100 1 Tulsa, Oklahoma 74133 1 Ph. 918-481-8484 217 E. Dickson Street, Suite 106, Office 1313 1 Fayetteville, Arkansas 727011 Ph. 479-335-5636 Website: www.tecusa.coin m r' Af Sumrnary The proposed.Colette development will generate 60 vehicles during the highest peak hour which is less than the LOQ vehicles per hour recommended for a full traffic impact study. The small amount of traffic generated by the proposed development would have minimal effect on the surrounding roadways. No roadway or traffic control improvements are recommended as a result of the proposed development. Should you have any question or require additional information regarding these findings, please let ne. know. **A� Nathan $ecknell, P.E , PTOE Tral;'fic Engineer. Traffic Engineering Consultants, Inc. 6000 S. Western Avenue, Suite 300 I Oklahoma City, Oklahoma 731391 Ph. 405-720-7721 6931 S. 66" E. Avenue, Suite 100' Tulsa, Oklahoma 74133 I Ph. 918-481-8484 217 E. Dickson Street, Suite 106, Office 1313 ( Fayetteville, Arkansas 727011 Ph. 479-335-5636 Website: www.tecusa.com .. -WY .J T- J Q i W 6 � b �~ K BUIX Unga a u °°,g N c a„ry %inv qry rorulrs N m` % W m a� z, in W � t ^ f� a U uj Y pa �'�b' Iptad y N3h.dYbro'+X.Cir 5 o a v O� r�t D t°� G. ndl'frooa.nr •� � si N 3 pN AIiM Ail /? - :J- •uv ..V� w pea N L a^V 414a9cs!13 N In .ramman �. N tJ' Ou" t� f+ '�) Y'1 '.V ✓S .g V .1'f +o tCI cif N j �'tNAw14;'dt.1 i 1--d t— 4 rp-e RA �-Q 'J 24 Id 011,19mis N rJ N �1 ('� N N ry /J 6 {q N v,4 4 �ti Ur oAV u0snala3 3 E� us o' WJn9�1119Y moo* , bt a r j . Lw o N.R6ptn 2 :, Y,>i?dio6 N ,o r; L° -f. K 4 t ry• •RIo^r o"41n 4 , � pb nnost IN f w Y 'pay N YGPk:+04 A�� N Yo�CtsN qry rorulrs N m` % W m a� z, in _ a U uj Y pa �'�b' Iptad y 5 o a v O� r�t D t°� � P 3 w *AV PlegL'r'I!3 N n w w L a^V 414a9cs!13 N In .ramman �. This development will be served by City of Fayetteville water and sewer infrastructure. Water: The development will tie into the existing 8" water main on N Colette Avenue at two locations. Flow tests will be performed during the design phase in order to ensure the proposed development meets City and State standards. Sanitary Sewer: The development will connect to two existing sanitary sewer manholes along N Colette Avenue. The existing inflow and outflow sewer pipes at each of the manholes are 8". If deemed necessary by the City, the capacity of the existing system will be evaluated to determine if any downstream improvements are required. Franchise Utilities: All franchise utilities (phone, cable, electric, gas) currently have infrastructure on or adjacent to the proposed development. Upgrades or extensions will be constructed to meet the demands of the neighborhood. 1N 1. Screening and Landscaping: Existing vegetative buffers and privacy fencing along the north and south property lines will largely remain untouched. Privacy fences within the development and along the eastern and western edge of the property will not be allowed. Home owners that prefer a fenced in yard will be required to use iron fencing as specified within Section 1.C.8 of this report. All landscaping proposed will meet UDC requirements associated with the RSF-4 zoning. 2. Traffic and Circulation: A traffic letter has been provided with this booklet. Please refer to section 1 L of this report. This development will generate 60 vehicles during the highest peak hour which is less than the 100 vehicles per hour recommended for full traffic impact study. The small amount of traffic generated by this development would have minimal effect on the surrounding roadways. 3. Parking Standards: Each house/lot will have a driveway and single or two -car garage allowing cars to park off of the street. A variation to the residential street section has been requested at certain locations to help provide on street parking within the development. This will provide additional visitor parking. Single-family homes will meet city standards for parking. 1 4. Perimeter Treatment: As previously mentioned, existing fencing on the north and south sides of the development will remain. Vegetative buffers will remain in place where utility easements are not required. Stubout locations for franchise utilities will impact some of this area. Along the east and west sides of the property, lots will be lined with iron fencing to promote an open feeling. Street and lot trees will be provided as required by the UDC. 5. Sidewalks: This development will construct both sidewalks and multiuse trails to promote connectivity with the Gulley Park trail network and the adjacent neighborhoods. Public sidewalks will be constructed per City details. Soft surface trails will be constructed, maintained by the POA and open to the public to enjoy. 6. Streetlights: Streetlights will be provided and installed as required by City Ordinance. 7. Water: The development will be serviced by the City of Fayetteville. Waterline size and location will be reviewed during the preliminary plat process for this project. 8. Sewer: The development will be serviced by the City of Fayetteville. Sanitary sewer line size and location will be reviewed during the preliminary plat process for this project. 9. Streets and Drainage: An alternate residential street section and residential rear two-way alley section is being proposed with this development. The alternate residential street section will allow for on street parking. It is similar to the City's "Urban Residential" section which includes on street parking and an 8' sidewalk with tree wells. The alternate residential rear two-way alley is being proposed to comply with State Fire Code requirements for fire apparatus access roads. This section will provide 20' of drivable surface and 1' of greenspace on each side. Please refer to the next page to view these sections. All other streets will be designed to meet the City's minimum street section standards. Storm drainage pipes and the retention pond will be sized to meet the requirement's set forth in the City of Fayetteville Drainage Criteria Manual. �, >3Crafton N 10. Construction of Nonresidential Facilities: Lot 48 has been set aside for the neighborhood sign. A gazebo type structure will be built within the open space in Planning Area 3 where canopy allows. 11.Tree Preservation: A group of existing tree's will be protected within the open space at the center of the site and the south property line. Exact tree preservation numbers will not be known until the development is approved by the City. The development will comply with the standards set forth in UDC Chapter 167 for Tree Preservation and Protection. 12. Architectural Design Standards: Exterior materials will be made up of different mixes of concrete siding, metal siding, stucco (not EFIS), asphalt shingles, metal roofing, brick and stonework, wooden or iron handrails and iron fences. Townhomes will meet UDC 166.23 urban residential design standards. 13. Proposed Signage: All signage will comply with UDC Chapter 174 Signs for single family residential property. 14. View Protection: The development will be constructed in agricultural pasture land adjacent to the park. Building height maximum requirements will be no greater than the requirements of the current zoning. Views from adjacent neighborhoods will not be impacted any more than they would with the current RSF-4 zoning. 15. Covenants, Trusts, and Homeowner Associations: A POA will be established and covenants will be drafted and recorded upon completion of the development. 1 C-61 We feel that this development meets both the intent and purpose of the Planned Zoning District. Code Section 161.35.B for Planned Zoning Districts states that the City Council may consider certain factors while reviewing a PZD application. Below are how we address each of the specific factors. Flexibility. Providing for flexibility in the distribution of land uses, in the density of development and in other matters typically regulated in zoning districts. o This PZD allows us to develop the property at a higher density with more flexible building setbacks to construct a community that will be an asset to the adjacent established neighborhoods. We will be able to provide a smaller home with less yard maintenance that will allow the homeowner more time to enjoy the adjacent park and neighbors. 04 Crafton Tull im Compatibility. Providing for compatibility with the surrounding land uses. o This development is compatible with the surrounding land uses. It is currently zoned and completely surrounded by RSF-4. This PZD allows us to create appropriate single-family infill at a higher density than currently allowed. Harmony. Providing for an orderly and creative arrangement of land uses that are harmonious and beneficial to the community. o All sides of the property are completely developed. This PZD gives us the creativity to orient the streets and alley's in a way that will better preserve natural areas. It also allows us to provide features like the trail that will be accessible to adjacent neighborhoods, giving them a quicker way to access the park on foot or bike. • 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. o This PZD will allow us to provide a style of house and community not currently available in this area. • No Negative Impact. Does not have a negative effect upon the future development of the area. o Three sides of the property are adjacent to established neighborhoods and the fourth is adjacent to Gulley Park. This development will have no negative impact on future development of the area. 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. o Throughout the pre -application process we've coordinated with City of Fayetteville officials in regards to Planning, Engineering, Urban Forestry and Parks. There will be continued coordination throughout the approval process to ensure all ideas are heard and regulations are met. 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. o Due to the density of the development, individual yards will be smaller than the typical lot in this area. A large open space has been incorporated in the center of the development to promote the gathering of neighbors. Also, no privacy fences will be allowed internally or along the east or west property lines to provide a more open and collaborative feel for the neighborhood. Grafton Tull Natural Features. Maximum enhancement and minimal disruption of existing natural features and amenities. o As required, we will be donating a portion of the property to further enhance Gulley Park and add to its natural areas. Vegetative buffers along the north and south sides of the property will remain largely intact. The grading of the site has been planned to provide as minimal impact to existing natural features as possible. • Future Land Use Plan. Comprehensive and innovative planning and design of mixed used yet harmonious developments consistent with the guiding policies of the Future Land Use Plan. o The future land use plan map shows this area as a residential neighborhood area. We are proposing to construct a single-family residential neighborhood. Special Features. Better utilization of sites characterized by special features of geographic location, topography, size or shape. o The site has been designed with all of these in mind. Homes will front the park and the internal open space. Topography, shape and the size of the property played a role in how both streets and utilities were laid out. • Recognized Zoning Consideration. Whether any other recognized zoning consideration would be violated in this PZD. o No other recognized zoning consideration will be violated in this PZD. 010 Cr+afton Tull r� .,..-�- psi.,-v'�..-.-�I--. � �.^ ;_.. I .._..-.�-.�.. ...; ._�.- `c-'„'-' e�` . ,'!• .�---}`° •-w.t«.-._.-.,. y�fi� \. 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O.T10, �r!T a�%� J - f LN, 71 OMMU "o umwm 11ffi 2W Ll k k -.._ �rw»� � � . .� .� . � � � — -� ■ . � � ■� �rw»� � � . .� .� . � � � — -� ■ / � \ �eq! ~ \/\ \j\ dg 22 . . ° :«« m m �I 1 Mmi " CGrafton Tull P CITY OF FAYETTEVILLE ARKANSAS PLANNING COMMISSION MEMO TO: Fayetteville Planning Commission THRU: Jonathan Curth, Development Review Manager FROM: Harry Davis, Planner Jonathan Ely, Staff Engineer Melissa Evans, Urban Forester MEETING: January13, 2020 UPDATED W PC RESULTS SUBJECT: R-PZD 19-6858: Residential Planned Zoning District (2673 N. COLLETTE AVE./GULLEY GROVE SD, 293): Submitted by CRAFTON TULL & ASSOCIATES, INC. for properties located at 2673 N. COLLETTE AVE. The properties are zoned RSF-4, RESIDENTIAL SINGLE FAMILY, 4 UNITS PER ACRE and contain approximately 7.90 acres. The request is to rezone the property to R-PZD, Residential Planned Zoning District. RECOMMENDATION: Staff recommends forwarding R-PZD 19-6858 to City Council recommending in favor of the proposal, with all conditions. RECOMMENDED MOTION: "I move to forward R-PZD 19-6858 to City Council recommending in favor of the proposal, with all conditions as written by staff." BACKGROUND: The subject property is approximately 7.90 acres zoned RSF-4, Residential Single-family 4 Units per Acre, along Collette Avenue. The property is currently undergoing preliminary plat (PPL) development review (19-6859) connected to this R-PZD proposal for the proposed Gulley Grove Subdivision. Surrounding land use and zoning is depicted in Table 1. Table 1 Surrounding Land Use and Zoning Direction from Site Land Use Zoning North Single-family Residential RSF-4, Residential Single-family, 4 Units per Acre South Single-family Residential RSF-4, Residential Single-family, 4 Units per Acre East Single-family Residential RSF-4, Residential Single-family, 4 Units per Acre West Gulley Park RSFA Residential Single-family, 4 Units per Acre Proposal: The proposal is to rezone the property to develop 51 attached and detached dwelling units. The proposal contains three main Planning Areas: • Planning Area 1 — Residential Area o Consisting mainly of residential detached, single-family homes. The RPZD will encompass residential streets, alleys, houses, lots, and areas where homes shall be built or developed. This district includes a build -to -zone, which shall not exceed 20 feet from the street right-of-way. The zoning district is designed to permit and encourage the development of single-family residences at a moderate density that is appropriate to the area. Planning Area 2 — Attached Residential Area o Consisting mainly of residential attached and detached single-family homes. The RPZD will encompass residential streets, alleys, houses, lots, and areas where homes shall be built or developed. This district shall include build -to -zone, which shall not exceed 20 feet from the street right-of-way. The zoning district is designed to permit and encourage the development of both detached and attached single- family residences surrounded by Planning Area 1 and interior to the project site. Planning Area 3 — Property Owner's Association (POA) o The POA/Recreational land will encompass the detention basins, areas of tree preservation, drainage features, and other amenities or open space. The zoning district is designed to permit and encourage a minimal amount of development, protect natural features, and encompass all recreation and common areas for the development. As a part of this proposal and the associated PPL, a portion of the site is set aside for parkland dedication to the adjacent Gulley Park. Public Comment: Planning staff has received inquiries about the project and expression of concern about the number of units proposed near a public park and potential impacts on traffic (attached). Urban Forestry staff have received one call complaining about the proposed development. At the January 2, 2020 Subdivision Committee meeting, members of the public spoke against this proposal, citing concerns over tree preservation, density, traffic, impacts to drainage, and general incompatibility with the surrounding neighborhood. INFRASTRUCTURE: Streets: The subject parcel has access to Collette Avenue. Part of Collette is unbuilt along the project frontage, while the remainder is an unimproved two-lane asphalt street with no sidewalk and no storm drains. Staff -recommended street improvements in association with the concurrently -submitted preliminary plat include internal streets and the connection of Collette Avenue including curb and gutter, storm drains, and sidewalk. Water: Public water is available to the parcel. There is an existing 8 -inch main that runs along east Collette Avenue. Sewer: Sanitary sewer is available to the site. There is an existing 8 -inch main that runs along east Collette Avenue. Drainage: No portion of this property is identified as FEMA regulated floodplain. The parcel does lay within the HHOD. There are no protected streams on this parcel. There are no hydric soils identified on this parcel. Any additional improvements or requirements for drainage will be determined at time of development. Fire: The Fire Department did not express concerns with this 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 Residential Neighborhood Area. Residential G:\ETC\Development Services Review\2019\Development Services\19-6858 R-PZD 2673 N. Collette Ave. (Gulley Grove) 293\ 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 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's opinion, the proposed zoning is compatible with the surrounding land use pattern, which consists of single- family residential to the north, south, and east with a public park, Gulley Park, to the west. The proposed R-PZD contains three distinct Planning Areas. Planning Area 1 contains approximately 5 acres. The main, proposed use is for detached single-family homes. A density of 9.44 units per acre and the included regulations dictating development standards will ensure that new homes are compatible to adjacent properties. Planninq Area 2 contains approximately 0.49 acres. The main, proposed use is for attached and detached single-family homes. A density of 14.29 units per acre and the included regulations dictating development standards will ensure that new homes will be compatible with the surrounding new homes built under Planning Area 1 standards. Planning Area 3 contains approximately 1.36 acres and will be maintained by the POA as greenspace and storm water detention. The POA area is a center green with a detention pond. Land Use Plan Analysis: Staff finds 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, designated as a Residential Neighborhood Area, envisions primarily residential uses in compatibly mixed configurations. While Planning Areas 1 and 2 would allow a range of residential uses and densities not allowed by -right in adjacent or nearby neighborhoods, this is expected to create opportunities for attainable housing. Additionally, the R-PZD promotes traditional neighborhood development by requiring new buildings be located closer to the street. Although the applicant intends to build mostly single-family homes in this subdivision, Planning Area 2 will allow for some appropriate, alternative residential types in the middle of the proposed neighborhood. 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 a large infill site within a developed area of Fayetteville to make use of existing City infrastructure, expand the street network and connections in east Fayetteville, and provide residential G:\ETC\Development Services Review\2019\Development Services\19-6858 R-PZD 2673 N. Collette Ave. (Gulley Grove) 293\ 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 increase traffic, but the moderate number of units did not necessitate staff mandating a traffic study. Staff anticipates the surrounding street network (with the substantial improvements to East Collette Avenue as proposed by the applicant) to be capable of handling the increase in 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 is likely to result in a significantly higher density of population on the property, which is largely undeveloped now, however no undesirable load on public services is anticipated given access to existing water and sewer. 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: Through the associated PPL, staff has determined that the proposal would not meet tree preservation goals and therefore recommends tabling the project. This would give the applicant time to adjust the proposal to better meet tree preservation requirements. Sec. 166.06. Planned Zoning 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 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. G:\ETC\Development Services Review\2019\Development Services\19-6858 R-PZD 2673 N. Collette Ave. (Gulley Grove) 293\ (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 attached and detached single-family structures at a density currently unavailable on the subject property and in the immediate area. Together with the concurrently proposed PPL 19-6859, approximately 1 acre will become parkland and another 1.30 acres will be common open space or detention areas. The plan will be consistent with the Future Land Use Map. RECOMMENDATION: Staff recommends forwarding R-PZD 19-6858 to City Council recommending in favor of the proposal, with the following conditions: Conditions of Approval: Prior to placing this item on the City Council agenda, the following revisions to the PZD booklet and plats should be included: PZD Overall 1. Continue updating the booklet and plats as this project moves through review. 2. Please remove extraneous information not listed in the checklist for PZDs. 3. Please remove UU-04 Cultural and recreational facilities from the permitted uses list in Planning Area 3, as fire pits and pavilions are covered under UU-01 City-wide use by right. If you wish to give some flexibility in the future to POA -owned area in Planning Area 3, you may move UU-04 to the Conditional Use list. Be aware, future applicants will need to amend the PZD and submit for a conditional use permit to allow any use under UU-04. PZD Booklet Modifications 1. Please include a note in each planning area section showing the number of acres per area. G:\ETC\Development Services Review\2019\Development Services\19-6858 R-PZD 2673 N. Collette Ave. (Gulley Grove) 293\ PZD Plat Modifications 1. Please include a note in each planning area section showing the number of acres per area. 2. Please show a conceptual location for any proposed pavilion or fire pit. 3. On Sheet 3, can you clarify which Planning Area is which, with a hatch or different color and clearer labels. Planning Commission Action: p Forward O Tabled O Denied Meeting Date: January 13, 2020 Motion to forward as recommended by staff, including Motion: Johnson addition of dwelling "frontage" chart to PZD plat Second: Winston Motion passes Vote: 7-0-0 BUDGET/STAFF IMPACT: None Attachments: ■ PZD Booklet ■ PZD Plats ■ Architectural Examples ■ Public Comment ■ Current Land Use Map ■ Close Up Map ■ One Mile Map ■ Future Land Use Map G:\ETC\Development Services Review\2019\Development Services\19-6858 R-PZD 2673 N. Collette Ave. (Gulley Grove) 293\ 2 : E D ƒ \ d 0 \ ƒ E $ E E § \ / § a / \ 2 \ k e CL E \ # $ _ c ro c d E o ƒ � ES $ 2 � n k \ 0 u > \ § E q § / cr v 0 2 m \ cu / 2 2 s \C,U / m \ � 3 2 g R \ C) 2 E 2 § CL \ CL � \\ 7� % 7 / \ 2 7 $ \ } \ e / \ \ G \ 3 uj .0 1-:a7ƒ\�\ �f C) w$o«co §E .[ L % > =»m— 2 # 6 .g o 6 =>c»wk o a) t a )CEORa \ § 2 / k R � j � 2 \ / 0 e z\ \ § « \ 9k % > kCL 2 o ; g Gm«a /C) \ rj_0� @ o } m / v t CLO / / / a 7 / u- 0 u 0 cO LL. 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C ai) O O Q) m m m'o `oa a) h o U))LLj Qm) ��m z En a�icco --.o co Q) �m._,��t� a� ow o m (Q Q) o Qiv Q) Q) CO wZ Zs Q�a Q c ~ t a 'e o 3 t C CL O w co a) < C N U O�� C C 70 r U)) a) Q h(,) (/) O O 2 (0 m N O C C) C U to J - 0 Q) O U a) > Y EEU a O a O C c c Qa Q.°'�-f- co U) c O C O N aa)) E Qom) m a)cQ 0 Z O C - a (DO `� > > Q) o � N m 0 -a a— a 00 0 Q, S-Qom LO C CID �_ w U C Q) m 0 0=�- N i s C i 0 0 c� Q) om co O Qr'� co U) cn ), N N O Q C C L Q C O m Q ti m 0 a) N C L C 0 O O ,u) .0 0) 0 > O m m U �°rna.�o�C�� ooa C 3 0 -.C -CZ = a)a a)-Z� o w > O N o (C6 m u .o co a U L cB a) c 3 m� 3 aQi a) c �o a) 4z E o a) O a) oa m ti 0 oa)a)m�°i� civ_ Q Q (U o 0 0 0 0 m� � o � a � 3 Q U.- m ao�ocm.00—� a) C) �iaa)cQazz m 1- U c _-U Q m 0 m a) T .0 c a) m m c c m m m J v December 26, 2019 Fayetteville Planning Commission Subdivision Committee 125 W Mountain Fayetteville, AR 72701 RE: Residential Rezoning RPZD 19-6858 at 2673 N Collette Avenue Ladies and Gentlement of the Planning Commission/Subdivision Committee: We purchased a home at the end of Yvonne Drive in June of 2019. One of the most important attributes of this property to us is the seclusion of being at the end of a dead end street, and the quiet, uncrowded area around Collette and Yvonne. We were not aware at the time of closing that there were plans for a high density development less than a block away. We invested our life savings in this home and are concerned that over- development will negatively impact the property values of those homes already established. We understand, and expect that any decent undeveloped property in the city would most likely be developed at some point. We have serious concerns about the density of the proposed rezoning and building project in the open field off Collette Avenue. The small side streets will never handle the volume of traffic that would be brought about by allowing that many residences in such a confined area. There is no doubt that access from Collette to Old Wire is already risky, in that there are blind spots from the east side, and very short visible travel time from the left side because of the corner. The increased traffic will only create more problems and potential accidents at the intersection of Collette and Old Wire Road. Fayetteville is known for its "green" space, trails and parks, and this proposed project next to one of the biggest and nicest parks appears to be in opposition of the ideals established by development of walking trails and bike lanes. The high density nature of this project will also create a considerably larger amount of loose trash, as is already a problem on any busy street. The developments around Gulley Park are all reasonable sized lots with single family homes that do not encourage the sort of problems a high density development such as the one proposed would cause. In thinking of Wilson Park, Walker Park, and the other parks in the city limits, we would be curious to know how many of these other parks had a high density development built AFTER the establishment of the park — not a park established as a part of a high density development. We are asking that you strongly consider the effect this development would have on the environment of Gulley Park and the community that surrounds it, and consider reducing the number of allowed housing units, as well as keeping the development as single-family homes only. We plan to be present at both meetings. Regards, Patty Linsner Mary Linsner 2348 E Yvonne Drive u /\ G n t e m @ -0 / E _ ƒ / _ = o m 2cu 0 ) ° 3 / u £ > E $ \ s / / 0 \ 2 k , § o E% o « \ to CU 02mcua, m s = § % {a $ u \ 7 0 7 ) k (\ $ g § cu 2 2 u t $ / E \ \ 5 m 2 Q 0 E f R g E s n f E 8 3 E k » 0 4 » # 2 Ln _: � _ a) -0y-0 \ $°Q e E Q E Q) } & ° / \ \ / u : m o Q ®# k -0 @ { ) § £ 2 n A ± _ e g E t CU § > m § $ e k\=27CL / ±_ e 0 2 ° 7 u \ k -0 a 2 ® to j ® 2 o » E w c b a u 7 cu aE\/ 0 m = j 0 n o f o C[ k a Q / / % n ) ± -0 °- c E o \ % m $ 0 2 Im Ln . m » o / / bo 0 % CL5 { 3 2 ao/_ 2 G 0 > § 2 aE E 2 ) / ƒ > f a)/ $ /CL \ m 2 g @ e \ 2 § § g / 0 C 0 W \ / / \ a / — 0 / \ ] \ 0 / V)= 2 s In 5 u w/ E 00 j -0 / ®2 > = q / \ -0 7 E 0 °/ ) ± \ 0 \ \ # % § cu uc E 7 9 5 a. f \ , \ 0 0 / \ co J _0 \(\ o '2 \ 6 0 77\G ru E E 3 $ a G § 0 roE 2 E ( ° O ƒ k d I / u /\ G n t e m @ -0 / E _ ƒ / _ = o m 2cu 0 ) ° 3 / u £ > E $ \ s / / 0 \ 2 k , § o E% o « \ to CU 02mcua, m s = § % {a $ u \ 7 0 7 ) k (\ $ g § cu 2 2 u t $ / E \ \ 5 m 2 Q 0 E f R g E s n f E 8 3 E k » 0 4 » # 2 Ln _: � _ a) -0y-0 \ $°Q e E Q E Q) } & ° / \ \ / u : m o Q ®# k -0 @ { ) § £ 2 n A ± _ e g E t CU § > m § $ e k\=27CL / ±_ e 0 2 ° 7 u \ k -0 a 2 ® to j ® 2 o » E w c b a u 7 cu aE\/ 0 m = j 0 n o f o C[ k a Q / / % n ) ± -0 °- c E o \ % m $ 0 2 Im Ln . m » o / / bo 0 % CL5 { 3 2 ao/_ 2 G 0 > § 2 aE E 2 ) / ƒ > f a)/ $ /CL \ m 2 g @ e \ 2 § § g / 0 C 0 W \ / / \ a / — 0 / \ ] \ 0 / V)= 2 s In 5 u w/ E 00 j -0 / ®2 > = q / \ -0 7 E 0 °/ ) ± \ 0 \ \ # % § cu uc E 7 9 PZD19-6858 One Mile View GULLEY GROVE SD 0 0.125 0.25 0.5 Miles NC NG HILLS DR ROLLING IS -NG rte. NS -G RSF-4 RI -12 rf+� fff f Subject Property P-1 RMF -24 NORTH R -A R -O "M1= 47 G— MMnM -- RESIDENTIAL SINGLE-FAMILY EXTRACTION NSG ME., COMMERCIAL LegendFORM Planning Areat <Limts BASED DISTRICTS _ _ Fayetteville City Limits RC$IDCNTIALMULTI (AM LV=Gm YSemnFShared Use Paved Trail Trail (Proposed) ----- [7 RMF ,l INDUSTRIIALE3°'Fay PLANNED ZONINGDISTRICT-------MPRF.I,pCo"m^Fw .o..w R..e.,..PlaINSTITUTIONAL PZD19-6858 GULLEY GROVE SD Close Up View '01 . , • - _ RI -12 6A ♦ ^ ?.01f STgNY f + +• LLJw , LLJ C) RSF-4 Subject Property ?z r�s Legend Planning Area Fayetteville City Limits Shared Use Paved Trail Trail (Proposed) Building Footprint ti GOA NORTH Feet 0 112.5 225 450 675 1 inch = 300 feet NMI RSF-4 RI -12 U P-1 PZD19-6858 GULLEY GROVE SD Current Land Use ik Q ^T* lr r r r s 0 WIRE RD Y 'r' l At vw IiA ,� ��;r �t• y, -'' � �, :�" ��•�, � � . �, .t��„ '`+ms's Uj Single-Family Residential ID �. Single -Family Residential E r` Subject Property �+y . iY' r •, Gull=Park Streets Existing MSP Class COLLECTOR Shared Use Paved Trail MM Trail (Proposed) Planning Area L — —� Fayetteville City Limits 0� i rt r °\ wool*" V14 - m t \. `• '4• -'' �l .f j .. Single Family Residential s 6.4 .. -. • -� s. :�, .. yam. .. ,� _, "l � Feet 0 75 150 300 450 600 1 inch = 200 feet FEMA Flood Hazard Data 100 -Year Floodplaln Floodway PZD19-6858 GULLEY GROVE SD A& Future Land Use NORTH 0q ` ► �y S w z 04 cn Q „► At ppm Iwo 114 /.' c,TANwy �+b' p� Q +rr f ,er,t • ' o All SubjectA��OR Property �O r%*Vto T fa 0 SPI w o +�►�vN�� ` > w GO Q UJ %o = • $ of ' W V ,P 'w a ti 9 :Q JAA , w to B1N RD F _z r w 0 F� of TOWN S HI P.ST 01 Legend 1 zz Planning Area FUTURE LAND USE 2030 . It _ _ � Fayetteville City Limits Feet =Natural Area Shared Use Paved Trail Residential Neighborhood Area 0 180 360 720 1,080 1,440 Civic and Private Open Space/Parks - - - Trail (Proposed) Building Footprint 1 inch = 500 feet RECEIVED FEB 2 6 2020 NORTHWEST ARKANSAS CITY OF FAYETTEVILLE 1r% -6 A� CITY CLERK'S OFFICE liemocrat 7 ft �'' TTEV '4' ^ - G i rr, a n. 0. €i ., -Al' it ii_LF, AR, : ;;�i • 4/-L�:z-;? Co - rAX: 79,C ..1'18 , . `�r41.'d�r`x:ADG.0 M AFFIDAVIT OF PUBLICATION I Cathy Staggs, do solemnly swear that I am the Accounting Manager for 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. 6281 Was inserted in the Regular Edition on: February 13, 2020 Publication Charges: $ 72.80 Cathy St qS Subscribed and sworn to before me This V day of fZb , 2020 OE69�IW4 Notary Public My Commission Expires: CATHY WILES' Arkansas - Benton County I: Notary Public - Comm;: 12397118 11 My Commission Expires Feb 20, 2024 1 **NOTE** Please do not pay from Affidavit. Invoice will be sent. Ordinance: 6281 File Number: 2020-0059 R-PZD 19-6858 (2673 N. COLLETTE AVE. GULLEY GROVE SD): AN ORDINANCE TO APPROVE A RESIDENTIAL PLANNED ZONING DISTRICT ENTITLED R-PZD 19-6858 FOR APPROXIMATELY 7.90 ACRES LOCATED AT 2673 NORTH COLLETTE AVENUE TO ALLOW THE DEVELOPMENT OF 51 ATTACHED AND DETACHED DWELLING UNITS 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 19-6858 as described in Exhibits'A' and'B' and 'C' attached to the Planning Division's Agenda Memo which allows the development of 51 attached and detached dwelling units in Planning Areas 1 and 2 with a center green and detention pond maintained by the development's property owners association in Planning Area 3. 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 2/4/2020 Lioneld Jordan, Mayor Attest: Kara Paxton, City Clerk Treasurer 75230102 Feb 13, 2020