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-- IIIIIIIIIIIIIIIIIIIIIIIIIIIIIIIIIIIIIIIIIIIIIIIIIIIIIIIIIIIIIIIIIIIIIIiiI IIIIIII
Doe ID: 019394470004 Type: REL
Kind: ORDINANCE
113 West Mountain Street Re,, cled 08/25/2020 at 11: 57: 28 AM
Fayetteville, AR 72701 Washington i of 4
q V, AR
(479) 575 8323 Kyle Sylvester Circuit Clerk
Ordinance:6347 File2020_ir4029737
File Number: 2020-0607
RZN 20-7149 (NW OF OLD MISSOURI RD. & JOYCE BLVD./TRAILS AT PARADISE
APTS):
AN ORDINANCE TO REZONE THAT PROPERTY DESCRIBED IN REZONING PETITION
RZN 20-7149 FOR APPROXIMATELY 0.34 ACRES LOCATED NORTHWEST OF OLD
MISSOURI ROAD AND JOYCE BOULEVARD FROM CS, COMMUNITY SERVICES TO
RMF-24, RESIDENTIAL MULTI FAMILY, 24 UNITS PER ACRE
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 CS, Community Services to RMF-24,
Residential Multi Family, 24 Units Per Acre.
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.
PASSED and APPROVED on 8/4/2020
Page 1 Printed on 815120
Ordinance: 6347
File Number.' 2020-0607
Attest: I If i rii f,"
GOER K / :R�
Kara Paxton, City Clerk Treasurer FpYE7TEVILC�
9'Q%fqNSPS
"';4 ON i 10,,``��
Page 2 Printed on 8/SW
RZN2O-7149 TRAILS AT PARADISE APTS. EXHIBIT 'A'
Close Up View 20-7149
PARKSHORE DR
0
Y
Q
O _
R" of Subject Property '`
( S
Z)
O
Q JOYCE BLVD�.�g�
0
�
J
O
W
Z
U)
m
A&
NORTH
Zoning Acres
RMF-24 0.3
Legend
Planning Area Feet
Fayetteville City Limits 0 55 110 220 330 440
Building Footprint 1 inch = 150 feet Total 0.3
i
EXHIBIT 'B'
20-7149
PART OF THE NW 1/4 OF THE NE 1/4 OF SECTION 25, TOWNSHIP 17 NORTH, RANGE 30 WEST,
WASHINGTON COUNTY, ARKANSAS, MORE PARTICULARLY DESCRIBED AS FOLLOWS:
COMMENCING AT THE NORTHWEST CORNER OF THE NW 1/4 OF THE NE 1/4 OF SAID SECTION 25;
THENCE ALONG THE WEST LINE THEREOF S02°38'40"W 973.70 FEET TO THE POINT OF BEGINNING;
THENCE LEAVING SAID WEST LINE S86'31'16"E 453.44 FEET TO THE CENTERLINE OF OLD MISSOURI
ROAD;
THENCE ALONG SAID CENTERLINE S07°49'49"W 33.29 FEET;
THENCE LEAVING SAID CENTERLINE N86°31'16"W 450.43 FEET TO THE WEST LINE OF THE NW 1/4 OF
THE NE 1/4 OF SAID SECTION 25;
THENCE ALONG SAID WEST LINE NO2°38'40"E 33.19 FEET TO THE POINT OF BEGINNING, CONTAINING
0.34 ACRES, MORE OR LESS AND SUBJECT TO ANY AND ALL EASEMENTS OF RECORD OR FACT.
Washington County, AR
I certify this instrument was filed on
08/25/2020 11:57:28 AM
and recorded in Real Estate
File Number 2020-00029737
Kyle Sylvester - Circuit Clerk
y
City of Fayetteville, Arkansas 113 West Mountain Street
Fayetteville, AR 72701
N (479) 575-8323
*, Text File
File Number: 2020-0607
Agenda Date: 8/4/2020 Version: 1 Status: Passed
In Control: City Council Meetinq File Type: Ordinance
Agenda Number: C. 8
RZN 20-7149 (NW OF OLD MISSOURI RD. & JOYCE BLVD./TRAILS AT PARADISE APTS):
AN ORDINANCE TO REZONE THAT PROPERTY DESCRIBED IN REZONING PETITION RZN
20-7149 FOR APPROXIMATELY 0.34 ACRES LOCATED NORTHWEST OF OLD MISSOURI
ROAD AND JOYCE BOULEVARD FROM CS, COMMUNITY SERVICES TO RMF-24,
RESIDENTIAL MULTI FAMILY, 24 UNITS PER ACRE
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 CS, Community Services to RMF-24, Residential Multi Family, 24 Units
Per Acre.
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 I Printed on 81512020
Garner Stoll
City of Fayetteville Staff Review Form
2020-0607
Legistar File ID
8/4/2020
City Council Meeting Date - Agenda Item Only
N/A for Non -Agenda Item
CITY PLANNING (630)
Submitted By Submitted Date Division / Department
Action Recommendation:
7/17/2020
RZN 20-7149: Rezone (NW OF OLD MISSOURI RD. & JOYCE BLVD./TRAILS AT PARADISE APTS., 176): Submitted by
CRAFTON TULL & ASSOCIATES, INC. for property located NW OF OLD MISSOURI RD. & JOYCE BLVD. The property is
zoned CS, COMMUNITY SERVICES and contains approximately 0.34 acres. The request is to rezone the property to
RMF-24, RESIDENTIAL MULTI FAMILY, 24 UNITS PER ACRE.
Account Number
Project Number
Budgeted Item? NA
Budget Impact:
Current Budget
Funds Obligated
Current Balance
Does item have a cost? No Item Cost
Budget Adjustment Attached? NA Budget Adjustment
Remaining Budget
Fund
Project Title
I$ -
V20180321
Purchase Order Number: Previous Ordinance or Resolution #
Change Order Number:
Original Contract Number:
Comments:
Approval Date:
m4 CITY OF
FAYETTEVILLE
ARKANSAS
MEETING OF AUGUST 4, 2020
TO: Mayor; Fayetteville City Council
THRU: Susan Norton, Chief of Staff
Garner Stoll, Development Services Director
Jonathan Curth, Development Review Manager
FROM: Jessie Masters, Senior Planner
DATE: July 17, 2020
CITY COUNCIL MEMO
SUBJECT: RZN 20-7149: Rezone (NW OF OLD MISSOURI RD. & JOYCE BLVD.ITRAILS
AT PARADISE APTS., 176): Submitted by CRAFTON TULL & ASSOCIATES,
INC. for property located NW OF OLD MISSOURI RD. & JOYCE BLVD. The
property is zoned CS, COMMUNITY SERVICES and contains approximately 0.34
acres. The request is to rezone the property to RMF-24, RESIDENTIAL MULTI
FAMILY, 24 UNITS PER ACRE.
RECOMMENDATION:
City Planning staff and the Planning Commission recommend approval of a request to rezone
the subject property as described and shown in the attached Exhibits 'A' and 'B'.
BACKGROUND:
The subject property is an undeveloped (mostly forested) site located at the northwest corner of
N. Old Missouri Road and E. Joyce Boulevard, about halfway between N. Crossover Road and
71-B. The portion of the property in question is a narrow strip of about 0.34 acres that is currently
part of the 12-acre parcel, 765-15676-000. That overall parcel was rezoned to CS and RMF-24
from R-A, Residential -Agricultural in June 2019, and this request is to shift the existing boundary
of RMF-24 further south. A large-scale development, Trails at Paradise Valley, has been
proposed on this site and is currently working its way through the entitlement process; it was
submitted to staff in February 2020 and presented to Planning Commission first on May 26, 2020
where it was tabled, and then was subsequently denied by Planning Commission on June 8,
2020. The applicant appealed Planning Commission's decision to City Council, and that appeal
was granted on July 7, 2020.
Request: The request is to rezone the property from CS, Community Services to RMF-24,
Residential Multi -Family, 24 Units Per Acre. The applicant intends to develop a multi -family
residential apartment complex and wishes to incorporate this portion of land into the site.
Development plans were not finalized at the time of the initial 2019 rezoning and subsequent
development review made the need for the current request apparent.
Land Use Compatibility: Staff finds this to be a compatible request, especially given that this
property was recently rezoned to RMF-24 in 2019. The portion of the site in question is at the
Mailing Address:
113 W. Mountain Street www.fayetteville-ar.gov
Fayetteville, AR 72701
southern boundary of land that is currently zoned RMF-24; this request merely extends that
boundary slightly southward. RMF-24 is the prevailing zoning district for most of the existing
residential structures to the west and to the north of the overall site. With the potential for growth
in commercial uses in the vicinity with CS zoning to the south of the site, the addition of more
dwelling units within proximity to this commercial growth also makes this request compatible since
there would be more residents in the area to support the commercial facilities. From a built -form
standpoint, RMF-24 has a build -to -zone requirement that would bring future buildings to the street
for better pedestrian connectivity and walkability to nearby commercial areas. RMF-24 also has
a lower density maximum than CS zoning, allowing for a better transition from the CS zoning to
the south and the currently existing single-family dwellings to the north. And although RMF-24
allows for buildings up to 5 stories, RMF-24 has a step -back height requirement, which would
keep structures in scale with surrounding context. Increasing the footprint of RMF-24 zoning on
this site would not adversely change its already pre -determined compatibility.
Land Use Plan Analysis: Staff believes that the proposal is compatible with the goals in City Plan
2040, adopted land use policies, and the future land use designation for this location. This area
is designated as a City Neighborhood Area, which encourages complete, dense, and compacted
neighborhoods with commercial areas focused towards intersections. The proposal does not
rezone the entire corner to RMF-24, only a small portion, leaving the appropriate CS zoning at
the intersection intact. Old Missouri Road also has a master -planned trail, which would benefit
from the addition of dwelling units in the area. Additionally, staff finds that this request will meet
the stated goals in City Plan 2040 of appropriate infill, discouraging suburban sprawl, and will help
increase housing supply. Given the presence of multi -family dwellings in the area, and the future
land use designation staff finds the level of density afforded with the RMF-24 zoning district on
this site would be appropriate.
CITY PLAN 2040 INFILL MATRIX: City Plan 2040's Infill Matrix indicates a varying score of 6 for
the western portion of the site, and 5 for the eastern portion of the site. The following elements of
the matrix contribute to the score:
• Appropriate Land Use
• Near ORT Bus Stop (Route 30)
• Near Sewer Main (8" PVC at Southwest corner of site)
• Near Paved Trail (E. Joyce Boulevard, Future Trail along N.Old Missouri Road)
• Near Water Main (E. Joyce Boulevard, N. Old Missouri Road)
• 4 Minute Fire Department Response time (Fire Station #5, 2979 N Crossover)
DISCUSSION:
On July 17, 2020, the Planning Commission forwarded the rezoning request to the City Council
with a recommendation of approval by a vote of 6-2-0, with Commissioner's Hoffman and Paxton
voting against the rezone. Commissioner Belden made the motion to approve, with a second from
Commissioner Brown. Commissioners in favor supported staffs recommendation and considered
City Council's decision to approve the associated large-scale development for the property,
conditioned upon the approval of this rezone. The dissenting vote did not offer any comment. No
public comment was made at the meeting.
RZN20-7149 TRAILS AT PARADISE APTS. EXHIBIT W
Close Up View 20-7149
PARKSHORE DR --
RMF-24
0
Cn
Y
O
R0 fr Subject Property
-�--- ii-
Proposed RMF
10
W"o
CO
Cn
o JOYCE BLVD�•����
Cn O
w
z
m
A&
NORTH
Zoning Acres
RMF-24 0 3
Legend
L - - Feet
Planning Area
Fayetteville City Limits 0 55 110 220 330 440
Building Footprint 1 inch = 150 feet Total 0.3
EXHIBIT 'B'
20-7149
PART OF THE NW 1/4 OF THE NE 1/4 OF SECTION 25, TOWNSHIP 17 NORTH, RANGE 30 WEST,
WASHINGTON COUNTY, ARKANSAS, MORE PARTICULARLY DESCRIBED AS FOLLOWS:
COMMENCING AT THE NORTHWEST CORNER OF THE NW 1/4 OF THE NE 1/4 OF SAID SECTION 25;
THENCE ALONG THE WEST LINE THEREOF S02°38'40"W 973.70 FEET TO THE POINT OF BEGINNING;
THENCE LEAVING SAID WEST LINE S86°31'16"E 453.44 FEET TO THE CENTERLINE OF OLD MISSOURI
ROAD;
THENCE ALONG SAID CENTERLINE S07°49'49"W 33.29 FEET;
THENCE LEAVING SAID CENTERLINE N86°31'16"W 450.43 FEET TO THE WEST LINE OF THE NW 1/4 OF
THE NE 1/4 OF SAID SECTION 25;
THENCE ALONG SAID WEST LINE NO2°38'40"E 33.19 FEET TO THE POINT OF BEGINNING, CONTAINING
0.34 ACRES, MORE OR LESS AND SUBJECT TO ANY AND ALL EASEMENTS OF RECORD OR FACT.
CITY OF
FAYETTEVILLE PLANNING COMMISSION MEMO
ARKANSAS
TO: Fayetteville Planning Commission
THRU: Jonathan Curth, Development Review Manager
FROM: Jessie Masters, Senior Planner
MEETING DATE: July 13, 2020 Updated to include 7/13 PC Hearing Results
SUBJECT: RZN 20-7149: Rezone (NW OF OLD MISSOURI RD. & JOYCE
BLVD./TRAILS AT PARADISE APTS., 176): Submitted by CRAFTON
TULL & ASSOCIATES, INC. for property located NW OF OLD MISSOURI
RD. & JOYCE BLVD. The property is zoned CS, COMMUNITY SERVICES
and contains approximately 0.34 acres. The request is to rezone the
property to RMF-24, RESIDENTIAL MULTI FAMILY, 24 UNITS PER
ACRE.
RECOMMENDATION:
Staff recommends forwarding RZN 20-7149 to City Council with a recommendation for approval.
RECOMMENDED MOTION:
"I move to forward RZN 20-7149 to City Council with a recommendation for approval."
BACKGROUND:
The subject property is an undeveloped (mostly forested) site located at the northwest corner of
N. Old Missouri Road and E. Joyce Boulevard, about halfway between N. Crossover Road and
71-B. The portion of the property in question is a narrow strip of about 0.34 acres that is currently
part of the 12-acre parcel, 765-15676-000. That overall parcel was rezoned to CS and RMF-24
from R-A, Residential -Agricultural in June 2019, and this request is to shift the existing boundary
of RMF-24 further south. A large-scale development has been proposed on this site and is
currently working its way through the entitlement process; it was submitted to staff in February
2020 and presented to Planning Commission first on May 26, 2020 where it was tabled, and then
was subsequently denied by Planning Commission on June 8, 2020. The applicant appealed
Planning Commission's decision to City Council, and that appeal was granted on July 7, 2020.
Surrounding land uses and zoning is depicted in Table 1.
Table 1
Surrounding Land Use and Zoning
Direction
Land Use
Zoning
North
Undeveloped
RMF-24. Residential Multi -Family, 24 Units Per Acre
South
Undeveloped
CS. Community Services
East
Single -Family Residential
R-A. Reside ntial-Ag ricultural
West
Multi -Family Residential
RMF-24. Residential Multi -Family. 24 Units Per Acre
Request: The request is to rezone the property from CS, Community Services to RMF-24,
Residential Multi -Family, 24 Units Per Acre. The applicant intends to develop a multi -family
residential apartment complex and wishes to incorporate this portion of land into the site.
Planning Commission
July 13. 2020
Agenda Item 13
20-7149 Trails at Paradise Apts
Page 1 of 14
Development plans were not finalized at the time of the initial 2019 rezoning and subsequent
development review made the need for the current request apparent.
Public Comment: Staff has received no public comment.
INFRASTRUCTURE:
Streets: This property has frontage to E. Joyce Boulevard and N. Old Missouri Road. E.
Joyce Boulevard is a fully improved Regional High Activity Link with asphalt
paving, curb and gutter, and sidewalk. N. Old Missouri Road is an unimproved
Neighborhood Link with asphalt paving and open ditches. Any street improvements
or requirements for drainage will be determined at time of development.
Water: Public water is available to this parcel. An existing 6-inch watermain is present
along N. Old Missouri Road and an existing 8-inch watermain is present along E.
Joyce Boulevard that can serve parcel 765-15676-000.
Sewer: Sanitary Sewer is available to the parcel. An existing 8-inch sanitary sewer main
is present at the southwest corner of the parcel within an easement where it could
be accessed by this property.
Drainage: Any additional improvements or requirements for drainage will be determined at
time of development. Hydric soils appear to be present in the northwest portion of
the subject area. No portion of the property is within the Hillside -Hilltop Overlay
District, FEMA floodplain, nor is there a protected stream present in the subject
area.
Fire: Fire apparatus access and fire protection water supplies will be reviewed for
compliance with the Arkansas Fire Prevention Code at the time of development.
Station 5, located at 2979 N. Crossover Road, protects this site. The property is
located approximately 1.8 miles from the fire station with an anticipated drive time
of approximately 4 minutes using existing streets. The anticipated response time
would be approximately 6.2 minutes. Fire Department response time is calculated
based on the drive time plus 1 minute for dispatch and 1.2 minutes for turn -out
time. Within the City Limits, the Fayetteville Fire Department has a response time
goal of 6 minutes for an engine and 8 minutes for a ladder truck.
Police: The Police Department expressed no concerns with this request.
CITY PLAN 2040 FUTURE LAND USE PLAN: City Plan 2040 Future Land Use Plan designates
the property within the proposed rezone as City Neighborhood Area.
City Neighborhood Areas are more densely developed than residential neighborhood
areas and provide a mix of non-residential and residential uses. This designation supports
the widest spectrum of uses and encourages density in all housing types, from single-family to
multi -family. Non-residential and commercial uses are primarily located at street
intersections and along major corridors. Ideally, commercial uses would have a residential
component and vary in size, variety and intensity. The street network should have a high
number of intersections creating a system of small blocks with a high level of connectivity
between neighborhoods. Building setbacks and landscaping are urban in form with street
trees typically being located within the sidewalk zone.
G:\ETC\Development Services Review\2020\Development Services\20-7149 RZN NW of Old Missouri & Joyce Blvd
(Trails at Paradise Apts) 176\03 PC\07-13-2020 Planning Commission
July 13. 2020
Agenda Item 13
20-7149 Trails at Paradise Apts
Page 2 of 14
CITY PLAN 2040 INFILL MATRIX: City Plan 2040's Infill Matrix indicates a varying score of 6 for
the western portion of the site, and 5 for the eastern portion of the site, with a weighted score of
7. The following elements of the matrix contribute to the score:
• Appropriate Land Use
• Near ORT Bus Stop (Route 30)
• Near Sewer Main (8" PVC at Southwest corner of site)
• Near Paved Trail (E. Joyce Boulevard, Future Trail along N. Old Missouri Road)
• Near Water Main (E. Joyce Boulevard, N. Old Missouri Road)
• 4 Minute Fire Department Response time (Fire Station #5, 2979 N Crossover)
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: Staff finds this to be a compatible request,
especially given that this property was recently rezoned to RMF-24 in 2019.
The portion of the site in question is at the southern boundary of land that is
currently zoned RMF-24; this request merely extends that boundary slightly
southward. RMF-24 is the prevailing zoning district for most of the existing
residential structures to the west and to the north of the overall site. With the
potential for growth in commercial uses in the vicinity with CS zoning to the
south of the site, the addition of more dwelling units within proximity to this
commercial growth also makes this request compatible since there would be
more residents in the area to support the commercial facilities. From a built -
form standpoint, RMF-24 has a build -to -zone requirement that would bring
future buildings to the street for better pedestrian connectivity and
walkability to nearby commercial areas. RMF-24 also has a lower density
maximum than CS zoning, allowing for a better transition from the CS zoning
to the south and the currently existing single-family dwellings to the north.
And although RMF-24 allows for buildings up to 5 stories, RMF-24 has a step -
back height requirement, which would keep structures in scale with
surrounding context. Increasing the footprint of RMF-24 zoning on this site
would not adversely change its already pre -determined compatibility.
Land Use Plan Analysis: Staff believes that the proposal is compatible with
the goals in City Plan 2040, adopted land use policies, and the future land
use designation for this location. This area is designated as a City
Neighborhood Area, which encourages complete, dense, and compacted
neighborhoods with commercial areas focused towards intersections. The
proposal does not rezone the entire corner to RMF-24, only a small portion,
leaving the appropriate CS zoning at the intersection intact. Old Missouri
Road also has a master -planned trail, which would benefit from the addition
of dwelling units in the area. Additionally, staff finds that this request will
meet the stated goals in City Plan 2040 of appropriate infill, discouraging
suburban sprawl, and will help increase housing supply. Given the presence
of multi -family dwellings in the area, and the future land use designation staff
finds the level of density afforded with the RMF-24 zoning district on this site
would be appropriate.
G \ETC\Development Services Review\2020\Development Services\20-7149 RZN NW of Old Missouri & Joyce Blvd
(Trails at Paradise Apts) 176\03 PC\07-13-2020 Planning Commission
July 13. 2020
Agenda Item 13
20-7149 Trails at Paradise Apts
Page 3 of 14
A determination of whether the proposed zoning is justified and/or needed at the time the
rezoning is proposed.
Finding: Staff finds the request justified. The applicant is requesting the proposed
zoning change to align with their overall development plans; the needs of
the development changed and this rezone would bring the southern portion
of the proposed development into zoning compliance.
3. A determination as to whether the proposed zoning would create or appreciably increase
traffic danger and congestion.
Finding: Given the size of the request, rezoning the small portion of property from CS
to RMF-24 at this scale does not have the ability to negatively affect traffic
or appreciably increase a dangerous traffic condition. Any development
proposal that may come through at this site would be subject to appropriate
off -site infrastructure improvements, such as road widening.
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: Rezoning the property does not have the potential to increase population
density, given that CS has no density maximum and RMF-24 has a density
maximum of 24 units per acre. Staff finds that this rezoning request would
not negatively or undesirably affect the load on public services.
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
RECOMMENDATION: Planning staff recommends forwarding RZN 20-7149 to the City
Council with a recommendation for approval.
GAETC\Development Services Review\2020\Development Services\20-7149 RZN NW of Old Missouri & Joyce Blvd
(Trails at Paradise Apts) 176\03 PC\07-13-2020 Planning Commission
July 13. 2020
Agenda Item 13
20-7149 Trails at Paradise Apts
Page 4 of 14
PLANNING COMMISSION ACTION: Required YES
Date: July 13, 2020 O Tabled M Forwarded O Denied
Motion: Belden Recommending in favor
Second: Brown
: 6-2-0
BUDGET/STAFF IMPACT:
None
Attachments:
• Unified Development Code:
o §161.16 - RMF-24, Residential Multi -Family - Twenty -Four (24) Units Per Acre
o §161.22 - CS, Community Services
• Request letter
• One Mile Map
• Close-up Map
• Current Land Use Map
• Future Land Use Map
G:\ETC\Development Services Review\2020\Development Services\20-7149 RZN NW of Old Missouri & Joyce Blvd
(Trails at Paradise Apts) 176\03 PC\07-13-2020 Planning Commission
July 13. 2020
Agenda Item 13
20-7149 Trails at Paradise Apts
Page 5 of 14
161.16 - District RMF-24, Residential Multi -Family - Twenty -Four (24) Units Per Acre
(A) Purpose. The RMF-24 Multi -family Residential District is designed to permit and encourage the
developing of a variety of dwelling types in suitable environments in a variety of densities.
(B) Uses.
(1) Permitted Uses.
Unit 1
City-wide uses by right
Unit 8
Single-family dwellings
Unit 9
Two-family dwellings
Unit 10
Three (3) and four (4) family dwellings
Unit 26
Multi -family dwellings
Unit 41
Accessory dwellings
Unit 44
Cluster Housing Development
(2) Conditional Uses
Unit 2
City-wide uses by conditional use permit
Unit 3
Public protection and utility facilities
Unit 4
Cultural and recreational facilities
Unit 5
Government facilities
Unit 11
Manufactured home park
Unit 12a
Limited business
Unit 24
Home occupations
Unit 25
Professional offices
Unit 36
Wireless communications facilities
(C) Density.
Units per acre 24 or less
(D) Bulk and Area Regulations.
(1) Lot Width Minimum.
Manufactured home park
100 feet
Lot within a Manufactured home park
50 feet
Single-family
35 feet
Two-family
35 feet
Three or more
70 feet
Professional offices
100 feet
G:\ETC\Development Services Review\2020\Development Services\20-7149 RZN NW of Old Missouri & Joyce Blvd
(Trails at Paradise Apts) 176\03 PC\07-13-2020 Planning Commission
July 13. 2020
Agenda Item 13
20-7149 Trails at Paradise Apts
Page 6 of 14
(2) Lot Area Minimum.
Manufactured home park
Lot within a mobile home park
Townhouses: Individual lot
Single-family
Two (2) family
Three (3) or more
Fraternity or Sorority
Professional offices
(3) Land Area Per Dwelling Unit.
Manufactured Home 3,000 square feet
(E) Setback Requirements.
Front
3 acres
4,200 square feet
2,000 square feet
3.000 square feet
4,000 square feet
7,000 square feet
2 acres
1 acres
Side Other Side Single &
Uses Two (2) Family
A build -to zone that is located between
the front property line and a line 25 feet 8 feet
from the front property line.
(F) Building Height Regulations.
5 feet
Building Height Maximum 2 stories/3 stories/5 stories*
Rear Other Rear Single
Uses Family
20 feet 5 feet
* 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, between
10-20 feet from the master street plan right-of-way a maximum height of three (3) stories and
buildings or portions of the building set back greater than 20 feet from the master street plan right-of-
way shall have a maximum height of 5 stories.
If a building exceeds the height of two (2) stories, the portion of the building that exceeds two (2) stories
shall have an additional setback from any side boundary line of an adjacent single family district. The
amount of additional setback for the portion of the building over two (2) stories shall be equal to the
difference between the total height of that portion of the building, and two (2) stories.
(G) Building Area. The area occupied by all buildings shall not exceed 50% of the total lot area. Accessory
ground mounted solar energy systems shall not be considered buildings.
(H) Minimum Buildable Street Frontage. 50% of the lot width.
(Code 1965, App. A., Art. 5(III); Ord. No. 2320, 4-6-77; Ord. No. 2700, 2-2-81; Code 1991. §160.033; Ord.
No. 4100, §2 (Ex. A). 6-16-98; Ord. No. 4178, 8-31-99: Ord. No. 5028. 6-19-07; Ord. No. 5079, 11-20-07;
Ord. No. 5224, 3-3-09; Ord. No. 5262, 8-4-09; Ord. No. 5312, 4-20-10; Ord. No. 5462, 12-6-11; Ord. No.
5495, 4-17-12. Ord. No. 5592, 6-18-13; Ord. No. 5664, 2-18-14; Ord. No. 5800 , §1(Exh. A), 10-6-15;
Ord. No. 5921 , §1, 11-1-16; Ord. No. 5945 , §§5, 8, 9, 1-17-17; Ord. No. 6015 , §1(Exh. A), 11-21-17;
Ord. No. 6245 , §2, 10-15-19)
G:\ETC\Development Services Review\2020\Development Services\20-7149 RZN NW of Old Missouri & Joyce Blvd
(Trails at Paradise Apts) 176\03 PC\07-13-2020 Planning Commission
July 13. 2020
Agenda Item 13
20-7149 Trails at Paradise Apts
Page 7 of 14
161.22 - Community Services
(A) Purpose. The Community Services District is designed primarily to provide convenience goods and
personal services for persons living in the surrounding residential areas and is intended to provide for
adaptable mixed use centers located along commercial corridors that connect denser development
nodes. There is a mixture of residential and commercial uses in a traditional urban form with buildings
addressing the street. For the purposes of Chapter 96: Noise Control, the Community Services district
is a commercial zone. The intent of this zoning district is to provide standards that enable development
to be approved administratively.
(B) Uses.
(1) Permitted Uses.
Unit 1
City-wide uses by right
Unit 4
Cultural and recreational facilities
Unit 5
Government facilities
Unit 8
Single-family dwellings
Unit 9
Two-family dwellings
Unit 10
Three (3) and four (4) family dwellings
Unit 13
Eating places
Unit 15
Neighborhood Shopping goods
Unit 18
Gasoline service stations and drive-in/drive through restaurants
Unit 24
Home occupations
Unit 25
Offices. studios and related services
Unit 26
Multi -family dwellings
Unit 40
Sidewalk Cafes
Unit 41
Accessory dwellings
Unit 44
Cluster Housing Development
Unit 45
Small scale production
Note: Any combination of above uses is permitted upon any lot within this zone. Conditional uses shall
need approval when combined with pre -approved uses.
(2) Conditional Uses.
Unit 2 City-wide uses by conditional use permit
Unit 3 Public protection and utility facilities
Unit 14 Hotel, motel and amusement services
Unit 16 Shopping goods
Unit 17 Transportation. trades and services
Unit 19 Commercial recreation, small sites
Unit 28 Center for collecting recyclable materials
Unit 34 Liquor stores
G:\ETC\Development Services Review\2020\Development Services\20-7149 RZN NW of Old Missouri & Joyce Blvd
(Trails at Paradise Apts) 176\03 PC\07-13-2020 Planning Commission
July 13, 2020
Agenda Item 13
20-7149 Trails at Paradise Apts
Page 8 of 14
Unit 35 Outdoor music establishments
Unit 36 Wireless communication facilities`
Unit 42 Clean technologies
(C) Density. None.
(D) Bulk and Area Regulations.
(1) Lot Width Minimum.
Dwelling 18 feet
All others None
(2) Lot Area Minimum. None.
(E) Setback regulations.
A build -to zone that is located between
Front: 10 feet and a line 25 feet from the front
property line.
Side and rear: None
Side or rear, when contiguous to a 15 feet
single-family residential district:
(F) Building Height Regulations.
Building Height Maximum 5 stories
(G) Minimum Buildable Street Frontage, 50% of the lot width.
(Ord. No. 5312, 4-20-10; Ord. No. 5339, 8-3-10; Ord. No. 5462, 12-6-11: Ord. No. 5592, 6-18-13; Ord.
No. 5664, 2-18-14; Ord. No. 5735, 1-20-15; Ord. No. 5800 , §1(Exh. A), 10-6-15; Ord. No. 5921 , §1, 11-
1-16; Ord. No. 5945 . §§5. 7-9. 1-17-17; Ord. No. 6015 , §1(Exh. A). 11-21-17: Ord. No. 6221, §1, 9-3-
19)
G:\ETC\Development Services Review\2020\Development Services\20-7149 RZN NW of Old Missouri & Joyce Blvd
(Trails at Paradise Apts) 176\03 PC\07-13-2020 Planning Commission
July 13. 2020
Agenda Item 13
20-7149 Trails at Paradise Apts
Page 9 of 14
�r►''� Crafton Tull
® architecture I engineering I surveying
July 9, 2020
City of Fayetteville
113 W. Mountain St.
Fayetteville, AR 72701
Attn: Jessie Masters, Senior Planner
Re: RZN 20-7149 Trails at Paradise Valley
Jessie,
300 North College, Suite 317
Fayetteville, AR 72701
479.455.2207
craftontull.com
As required by Chapter 154.03 of the Unified Development Code, this correspondence details why we
believe the rezoning request RZN 20-7149 Trails at Paradise Valley is compatible with, and will not
unreasonably or adversely affect or conflict with neighboring land uses.
Currently the property in question is zoned CS, Community Services, and RMF-24, Residential Multi -
Family 24 Units per acre. Our request is to adjust the current zoning line 30 feet to the south, increasing
the area zoned RMF-24 by approximately 13,050 square feet or 0.3 ac. The reason for this request is to
standardize and bring into compliance, the setback requirements for a development which was recently
approved on the RMF-24 portion of the property.
Because no new zoning districts are being introduced to the property, we feel that by definition, this
zoning request is compatible with neighboring land uses.
Please feel free to contact me if you have any further questions or concerns regarding this matter.
Sincerely,
Thomas A. Hennelly, PE
Vice President
Crafton Tull
Planning Commission
iiim
20-7149 Trails at Paradise Apts
Page 10 of 14
RZN20-7149
One Mile View
(S
TRAILS AT PARADISE APTS.
0 0 125 0.25 0.5 Miles
AU
I '
Iffifirlow's
nowI0 U)
cn
PFF. . . . . . . . . . . . . . M M U51 Subject
ject Property I
R-( t
RSI-4
E 'JOYCE BLVD
)0
0
----------- 0
Legend
Planning Area
Fayetteville City Limits
Planning Area
Trail (Proposed) -----
Fayetteville City Lm t
E
Z
RESIDENTIAL SINGLE-MILY
FORM.AMiD DISTRICTS
RESIDENTIAL MULTIFAMILY
RLANNED ZONING DISTRICTS
1;
INSTITUTIONAL-
INDUSTRIAL
Planning Co
mission
-JW 13.2020
Agenda Item 13
20-7149 Trails at Paradise Apts
Page 11 of 14
RZN2O-7149
Close Up View
PARKSHORE DR
R-O
Legend
TRAILS AT PARADISE APTS.
Planning Area
Fayetteville City Limits
Building Footprint
Subject Property
Proposed RMF
(S
C
0.'
Z)
O
%2 JOYCE BLVD----.Z.
0
�
�
J
O
W
Z
N
Im
Feet
0 55 110 220 330
1 inch = 150 feet
440
A&
NORTH
Zoning Acres
RMF-24 0.3
Total 0.3
Planning Co mission
13.2020
Agenda Item 13
20-7149 Trails at Paradise Apts
Page 12 of 14
RZN20-7149 TRAILS AT PARADISE APTS. _
Current Land Use
NORTH
441
c:
Undeveloped..
(Multi -Family Proposed)
a
J
ti
Multi -Family r . Subject Property -
Residential t'
s
y GiJ Single -Family
Residential
Undeveloped 't
CommercialY r' 7s )Va%_
O
C/) �`� qP or
JOYCE BLVD a 4p 1p
Planning Area
Fayetteville City Limits
Feet
0 35 70 140 210
1 inch = 100 feet
ME
FEMA Flood Hazard Data
100-Year Floodplain
Floodway
Planning Co mission
13.2020
Agenda Item 13
20-7149 Trails at Paradise Apts
Page 13 of 14
Agenda Item 13
20-7149 Trails at Paradise Apts
Page 14 of 14
NORTHWEST ARKANSAS Ordinance:6347
®� ae File Number: 2020-0607
r S;
;;'r:.: RZN 20-7149(NW OF OLD
=f MISSOURI RD.&JOYCE
_ BLVD./TRAILS AT PARADISE
P.0 3CX 16C7,FAYETTEVILLE,AR.72702•" 42-170C.FAY 479•895-1E8• W'WW.NWADG.CJM APT ):
AN ORDINANCE TO REZONE THAT
PROPERTY DESCRIBED IN
REZONING l'ETITION RZN 20-7149
FOR APPROXIMATELY 0.34 ACRES
AFFIDAVIT OF PUBLICATION LOCATED NORTHWEST OF OLD
MISSOURI ROAD AND JOYCE
BOULEVARD FROM CS,
I, Brittany Smith, do solemnly swear that I am the Accounting Legal Clerk of the COMMUNITY SERVICES TO RMP-
24,RESIDENTIAL MULTI FAMILY,
Northwest Arkansas Democrat-Gazette, a daily newspaper printed and 24 UNITS PER ACRE
published in said County, State of Arkansas; that I was so related to this CO IT ORDAINED BY THE CITY
COUNCIL OF THE CITY OF
publication at and during the publication of the annexed legal advertisement FAYETTEVILLE,ARKANSAS:
the matter of: Notice pending in the Court, in said County, and at the dates of City Section That the City nsanhe of the
City of Fayetteville,Arkansas hereby
the several publications of said advertisement stated below, and that during said changes the zone classification of the
periods and at said dates, said newspaper was printed and had a bona fide property shown on the map(Exhibit A)
and the legal description(Exhibit B)
circulation in said County; that said newspaper had been regularly printed and both attached to the Planning
published in said County, and had a bona fide circulation therein for the period of Department's Agenda Memo from CS,
Community Services to RMF-24,
one month before the date of the first publication of said advertisement; and that Residential Multi Family,24 Units Per
said advertisement was published in the regular daily issues of said newspaper Se te.
i
Section 2: That the City Council of the
as stated below. City of Fayetteville,Arkansas hereby
amends the official zoning map of the
City of Fayetteville to reflect the zoning
City of Fayetteville change provided in Section 1.
Ord 6347 PASSED and APPROVED on 8/4/2020
Approved:
Lioneld Jordan,Mayor
Was inserted in the Regular Edition on: Attest:
Kara Paxton,City Clerk Treasurer
August 9, 2020 75305767 Aug 9,2020
Publication Charges: $83.60
Ste.
Brittany Smith
Subscribed and sworn to before me
This ( Zday of fit ,2020.
s
CitifnORAJZShy .01PA ;,,,,, st CILP-C:'\''''.4,C..''',...,--;.0'-
Notary Public _ c ,---
My Commission Expires: 2(28(2,-
**NOTE**
Please do not pay from Affidavit.
Invoice will be sent.
