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HomeMy WebLinkAboutOrdinance 6594RZN-2022-0025 507 S CHURCH AVE RZN-2022-0025 Close Up View I EXHIBIT 'A' 0.0 CHI n ii �A r • - MARTIN LUTHER KING JR BLVD SOUTH ST TH STD 1 I V I Inc) C-2 1 011> i P-t m a NORTH Neighborhood Link Zoning Acres Regional Link - High Activity DG 0.17 Urban Center Residential Link Feet Design Overlay District Planning Area 0 75 150 300 450 600 Fayetteville City Limits 1 :2,482 Total 0.17 RZN-2022-0025 EXHIBITS' REZONE DESCRIPTION: LOT 1 OF BLOCK 27 OF THE JENNINGS ADDITION TO THE CITY OF FAYETTEVILLE AS RECORDED IN PLAT BOOK 4 AT PAGE 204 OF THE PLAT RECORDS OF WASHINGTON COUNTY, ARKANSAS. ALSO DESCRIBED AS FOLLOWS: BEGINNING AT AN IRON PIN FOUND AT THE SE CORNER OF SAID LOT 1 OF BLOCK 27 OF THE JENNINGS ADDITION, BEING ON THE WEST RIGHT-OF-WAY LINE OF S. CHURCH AVENUE (40'R/W); THENCE ALONG THE SOUTH LINE OF SAID LOT 27 N87°40'34"W 140.66 FEET TO AN IRON PIN FOUND AT THE SW CORNER OF SAID LOT 27; THENCE NO2'20'30"E 50.00 FEET TO THE SOUTH RIGHT-OF-WAY LINE OF W. 5TH STREET (40'R/W); THENCE ALONG SAID SOUTH RIGHT-OF-WAY LINE S87°40'34"E 140.78 FEET TO THE WEST RIGHT-OF-WAY LINE OF SAID S. CHURCH AVENUE; THENCE ALONG SAID WEST RIGHT-OF-WAY LINE S02°29'06"W 50.00 FEET TO THE POINT OF BEGINNING, CONTAINING 7036 SQUARE FEET OR 0.16 ACRES, MORE OR LESS. SUBJECT TO ANY EASEMENTS, COVENANTS OR RESTRICTIONS OF RECORD OR FACT. City of Fayetteville, Arkansas 113 West Mountain Street Fayetteville, AR 72701 (479)575-8323 Text File File Number: 2022-0595 Agenda Date: 8/16/2022 Version: 1 Status: Passed In Control: City Council Meetinq File Type: Ordinance Agenda Number: B.1 RZN 22-025 (507 S. CHURCH AVE.): AN ORDINANCE TO REZONE THAT PROPERTY DESCRIBED IN REZONING PETITION RZN 22-025 LOCATED AT 507 SOUTH CHURCH AVENUE IN WARD 1 FOR APPROXIMATELY 0.17 ACRES FROM NC, NEIGHBORHOOD CONSERVATION TO RI-U, RESIDENTIAL INTERMEDIATE -URBAN 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 NC, Neighborhood Conservation to RI-U, Residential Intermediate -Urban. Section 2: That the City Council of the City of Fayetteville, Arkansas hereby amends the official zoning map of the City of Fayetteville to reflect the zoning change provided in Section 1. City of Fayetteville, Arkansas Page 1 Printed on 811812022 City of Fayetteville Staff Review Form 2022-0595 Legistar File ID 7/19/2022 City Council Meeting Date - Agenda Item Only N/A for Non -Agenda Item Jonathan Curth 7/1/2022 DEVELOPMENT REVIEW (630) Submitted By Submitted Date Division / Department Action Recommendation: RZN-2022-0025: Rezone (507 S. CHURCH AVE./EDA, 523): Submitted by EARTHPLAN DESIGN ALTERNATIVES for property located at 507 S. CHURCH AVE in WARD 1. The property is zoned NC, NEIGHBORHOOD CONSERVATION and contains approximately 0.17 acres. The request is to rezone the property to DG, DOWNTOWN GENERAL. Account Number Project Number Budgeted Item? No Does item have a cost? No Budget Adjustment Attached? No Purchase Order Number: Change Order Number: Original Contract Number: Comments: Budget Impact: Fund Project Title Current Budget $ - Funds Obligated $ - Current Balance Item Cost $ - Budget Adjustment $ - Remaining Budget Previous Ordinance or Resolution # Approval Date: V20210527 CITY OF FAYETTEVILLE %PF ARKANSAS MEETING OF JULY 19, 2022 TO: Mayor; Fayetteville City Council THRU: Susan Norton, Chief of Staff Jonathan Curth, Development Services Director Jessie Masters, Development Review Manager FROM: Gretchen Harrison, Planner DATE: July 1, 2022 CITY COUNCIL MEMO SUBJECT: RZN-2022-0025: Rezone (507 S. CHURCH AVE./EDA, 523): Submitted by EARTHPLAN DESIGN ALTERNATIVES for property located at 507 S. CHURCH AVE in WARD 1. The property is zoned NC, NEIGHBORHOOD CONSERVATION and contains approximately 0.17 acres. The request is to rezone the property to DG, DOWNTOWN GENERAL. RECOMMENDATION: City Planning staff recommend approval of a request to rezone the subject property as described and shown in the attached Exhibits `A' and 'B'. The Planning Commission recommend approval to rezone the subject property to RI-U, Residential Intermediate -Urban. BACKGROUND: The subject property is in south Fayetteville on the west side of Church Avenue, roughly halfway between the street's intersections with Martin Luther King Jr. Boulevard and Archibald Yell Boulevard. The property contains one parcel totaling 0.17 acres which is currently developed with one single-family dwelling which Washington County records indicate was built in 1940. The property lies within 71 B Corridor Plan and Walker Park Master Plan areas, and it received its current zoning designation of NC, Neighborhood Conservation, as a result of the latter plan. Request: The request is to rezone the subject property from NC, Neighborhood Conservation, to DG, Downtown General. The applicant shared in their request letter that the rezoning will allow for a fourplex development that will be linked with the property to the west. Public Comment: Staff received no public comment on this item. Land Use Compatibility: Staff finds the proposed zoning to be compatible with the existing nearby land uses. The DG, Downtown General zoning district is intended to provide a flexible and dynamic range of uses, from public open spaces to less intense residential development and businesses. Properties zoned DG are typically not identifiable centers yet are more intense than properties that are zoned NC, Neighborhood Conservation. The subject property is currently zoned NC and situated in a residential neighborhood that primarily consists of single-family dwellings, though there are some multi -family dwellings and commercial uses nearby. While the property is primarily oriented towards single-family dwellings, a rezoning to DG could allow for higher density residential development or small-scale nonresidential development that would Mailing Address: 113 W. Mountain Street www.fayetteville-ar.gov Fayetteville, AR 72701 serve as an incremental transition between surrounding land uses. The property itself is relatively small and located mid -block with public right-of-way platted to the north of it. Essential City services like water and sewer are available to the site, and other public amenities are located close by. Given the size of the site, its proximity to public services and amenities, and the availability of public right-of-way, staff finds the proposed rezoning to be appropriate in this instance. Land Use Plan Analysis: Staff finds the proposed zoning to be generally consistent with the City's land use plans and policies. The proposed zoning complements the property's Future Land Use Map designation as a Residential Neighborhood area since it would support a wide variety of housing types of appropriate scale and context, incorporating low -intensity nonresidential uses intended to serve the surrounding neighborhood. Regarding City Plan 2040, rezoning to DG could support several goals within the plan by encouraging appropriate infill development. While the current NC zoning is intended to encourage low -density, single-family residential development, DG allows higher -density development that could bridge the gap between 5th Street through the platted alley right-of-way north of the property, which would support Goal 3 of City Plan 2040. The subject property is located in the Mill Subdistrict of the 71 B Corridor Plan. Establishing a commercial/residential edge between School and Locust Avenue and encouraging moderate - density attainable urban housing between Locust and Church Avenue were guiding principles identified for the Mill Subdistrict. The subject property is also located within the Walker Park Neighborhood Plan area. Adopting zoning that preserves established single-family neighborhoods while encouraging additional housing types and a mix of uses was one of the primary goals identified in the Walker Park Neighborhood plan. Since the property is in an established single-family residential neighborhood, the proposed DG zoning may run afoul with the goals of the Walker Park Neighborhood Plan when compared to the current NC zoning, since it would allow nonresidential and higher density uses. While the property's current NC zoning may better suit the goals of the neighborhood plan, staff finds the proposed DG zoning to be suitable in this instance since it would allow for incremental infill which is largely consistent with the City's long-range plans. CITY PLAN 2040 INFILL MATRIX: City Plan 2040's Infill Matrix indicates a score of 10 for this site. The following elements of the matrix contribute to the score: • 4 Minute Fire Response (Station #1, 303 W. Center St.) • Near Water Main (six-inch main, S. Church Ave.) • Near Sewer Main (eight -inch main, S. Church Ave.) • Near Grocery Store (Walmart Neighborhood Market) • Near City Park (Walker Park, Jefferson Park, Fay Jones Woods) Near Paved Trail (Razorback Greenway, W. 7th St.) • Near ORT Bus Stop (Route 10, Route 20) • Within Master Plan Area (Walker Park Neighborhood Master Plan) • Near 71 B Corridor • Sufficient Intersection Density DISCUSSION: At the June 27, 2022 Planning Commission meeting, a vote of 8-1-0 forwarded this request to City Council with a recommendation to rezone the property to RI-U, Residential Intermediate - Urban. Commissioner Johnson made the motion and Commissioner Winston seconded. Commissioners expressed concerns about the nonresidential uses and building height maximum permitted in DG zoning. Given the established residential character of the neighborhood and the applicant's expressed desire to construct townhomes, the Commission forwarded the item with a recommendation of RI-U. Commissioner Sparkman, voting in opposition, found the current zoning of NC, Neighborhood Conservation to be most appropriate for this site. The applicant verbally supported altering the request to RI-U at the meeting, though they have since expressed a desire to maintain their request for DG and inquired about offering a Bill of Assurance. No public comment was offered at the meeting. BUDGET/STAFF IMPACT: N/A ATTACHMENTS: • Exhibit A • Exhibit B • Planning Commission Staff Report RZN-2022-0025 Close Up View coma O ARCHI O 9`F PRAIRIE ST w 5TH ST—P- I — - c, = I V O w Q O 2 507 S CHURCH AVE Neighborhood Link Regional Link - High Activity Urban Center Residential Link Design Overlay District r _ _i Planning Area r _ _1 Fayetteville City Limits MARTIN LUTHER KING JR BLVD I I I I 1 Feet 0 75 150 300 450 600 1:2,482 RZN-2022-0025 EXHIBIT 'A' 4TH STD Y U w P-1 Q m w a F- 00 Q w 7TH S AA NORTH Zoning Acres DG 0.17 Total 0.17 RZN-2022-0025 EXHIBIT `B' REZONE DESCRIPTION: LOT 1 OF BLOCK 27 OF THE JENNINGS ADDITION TO THE CITY OF FAYETTEVILLE AS RECORDED IN PLAT BOOK 4 AT PAGE 204 OF THE PLAT RECORDS OF WASHINGTON COUNTY, ARKANSAS. ALSO DESCRIBED AS FOLLOWS: BEGINNING AT AN IRON PIN FOUND AT THE SE CORNER OF SAID LOT 1 OF BLOCK 27 OF THE JENNINGS ADDITION, BEING ON THE WEST RIGHT-OF-WAY LINE OF S. CHURCH AVENUE (40'R/W); THENCE ALONG THE SOUTH LINE OF SAID LOT 27 N87°40'34"W 140.66 FEET TO AN IRON PIN FOUND AT THE SW CORNER OF SAID LOT 27; THENCE NO2°20'30"E 50.00 FEET TO THE SOUTH RIGHT-OF-WAY LINE OF W. 5TH STREET (40'R/W); THENCE ALONG SAID SOUTH RIGHT-OF-WAY LINE S87'40'34"E 140.78 FEET TO THE WEST RIGHT-OF-WAY LINE OF SAID S. CHURCH AVENUE; THENCE ALONG SAID WEST RIGHT-OF-WAY LINE S02'29'06"W 50.00 FEET TO THE POINT OF BEGINNING, CONTAINING 7036 SQUARE FEET OR 0.16 ACRES, MORE OR LESS. SUBJECT TO ANY EASEMENTS, COVENANTS OR RESTRICTIONS OF RECORD OR FACT. CITY OF i FAYETTEVILLE ARKANSAS PLANNING COMMISSION MEMO TO: Fayetteville Planning Commission THRU: Jessie Masters, Development Review Manager FROM: Gretchen Harrison, Planner MEETING DATE: June 27, 2022 (Updated with PC hearing results) SUBJECT: RZN-2022-0025: Rezone (507 S. CHURCH AVEJEDA, 523): Submitted by EARTHPLAN DESIGN ALTERNATIVES for property located at 507 S. CHURCH AVE. The property is zoned NC, NEIGHBORHOOD CONSERVATION and contains approximately 0.17 acres. The request is to rezone the property to DG, DOWNTOWN GENERAL. RECOMMENDATION: Staff recommends forwarding RZN-2022-0025 to the City Council with a recommendation of approval. RECOMMENDED MOTION: "I move to forward RZN-2022-0025 to the City Council with a recommendation of approval. " BACKGROUND: The subject property is in south Fayetteville on the west side of Church Avenue, roughly halfway between the street's intersections with Martin Luther King Jr. Boulevard and Archibald Yell Boulevard. The property contains one parcel totaling 0.17 acres which is currently developed with one single-family dwelling which Washington County records indicate was built in 1940. The property lies within 71 B Corridor Plan and Walker Park Master Plan areas, and it received its current zoning designation of NC, Neighborhood Conservation, as a result of the latter plan. Surrounding land uses and zoning are depicted in Table 1. Table 1 Surrounding Land Use and Zoning Direction Land Use Zoning North Single -Family Residential NC, Neighborhood Conservation South Single -Family Residential NC, Neighborhood Conservation East Single -Family Residential NC, Neighborhood Conservation West Walker Park DG, Downtown General Request: The request is to rezone the subject property from NC, Neighborhood Conservation, to DG, Downtown General. The applicant shared in their request letter that the rezoning will allow for a fourplex development that will be linked with the property to the west. Public Comment: Staff has not received any public comment regarding this request. INFRASTRUCTURE: Streets: The subject property has frontage along S. Church Avenue, a partially improved Urban Center street with curb and gutter. Any street improvements required in this area will be determined at the time of development proposal. Water: Public water is available to the subject property. An existing six-inch water main is present along Church Avenue. Sewer: Sanitary sewer is available to the subject property. An eight -inch sewer main is present along Church Avenue. Drainage: No portion of the subject property lies within a FEMA designated 100-year floodplain, the Hillside -Hilltop Overlay District (HHOD), or a Streamside Protection Zone. Additionally, no hydric soils are present on property. Any additional improvements or requirements for drainage would be determined at the time of development. Fire: Station 1, located at 303 W. Center Street, protects this site. The property is located approximately 0.7 miles from the fire station with an anticipated drive time of approximately three minutes using existing streets. The anticipated response time would be approximately 5.2 minutes. Fire Department response time is calculated based on the drive time plus one 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 six minutes for an engine and eight minutes for a ladder truck. Fire apparatus and fire protection water supplies will be reviewed for compliance with the Arkansas Fire Protection Code at the time of development. Police: The Police Department did not comment on this request. Tree Preservation: The proposed zoning district of DG, Downtown General, requires 10% minimum canopy preservation. The current zoning district of NC, Neighborhood Conservation, requires 20% minimum canopy preservation. CITY PLAN 2040 FUTURE LAND USE PLAN: The City Plan 2040 Future Land Use Plan designates the property within the proposed rezone as Residential Neighborhood area. The property is also located within the boundary of the 71 B Corridor Plan and the Walker Park Neighborhood Master Plan. Residential Neighborhood areas are primarily residential in nature and support a wide variety of housing types of appropriate scale and context. Residential Neighborhood encourages highly connected, compact blocks with gridded street patterns and reduced building setbacks. It also encourages traditional neighborhood development that incorporates low -intensity non-residential uses intended to serve the surrounding neighborhoods. This designation recognizes the existing conventional subdivision developments that may have large blocks with conventional setbacks and development patterns that respond to features of the natural environment. The 71 B Corridor Plan is an ongoing project that launched in 2018. A critical goal of the plan is to develop strategies to improve the corridor's economic vitality, address congestion issues, increase affordable housing, make it safe for all modes of travel, encourage active and healthy living, and create an attractive "front door" to Fayetteville's downtown and adjacent neighborhoods. The Walker Park Neighborhood Master Plan was the city's first neighborhood plan which was completed in 2008 after City Plan 2025 was adopted. Four guiding principles were identified in the plan which include maintaining a balance of uses and housing, emphasizing connectivity and walkability, creating a core of the neighborhood at Jefferson Square, and preserving accessible greenspace throughout the neighborhood. CITY PLAN 2040 INFILL MATRIX: City Plan 2040's Infill Matrix indicates a score of 10 for this site with a weighted score of 10.5. The following elements of the matrix contribute to the score: • Four -Minute Fire Response (Station #1, 303 W. Center St.) • Near Water Main (six-inch main, S. Church Ave.) • Near Sewer Main (eight -inch main, S. Church Ave.) • Near Grocery Store (Walmart Neighborhood Market) • Near City Park (Walker Park, Jefferson Park, Fay Jones Woods) • Near Paved Trail (Razorback Greenway, W. 7t" St.) • Near ORT Bus Stop (Route 10, Route 20) • Within Master Plan Area (Walker Park Neighborhood Master Plan) • Near 71 B Corridor • Sufficient Intersection Density 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 the proposed zoning to be compatible with the existing nearby land uses. The DG, Downtown General zoning district is intended to provide a flexible and dynamic range of uses, from public open spaces to less intense residential development and businesses. Properties zoned DG are typically not identifiable centers yet are more intense than properties that are zoned NC, Neighborhood Conservation. The subject property is currently zoned NC and situated in a residential neighborhood that primarily consists of single-family dwellings, though there are some multi -family dwellings and commercial uses nearby. While the property is primarily oriented towards single-family dwellings, a rezoning to DG could allow for higher density residential development or small-scale nonresidential development that would serve as an incremental transition between surrounding land uses. The property itself is relatively small and located mid -block with public right-of-way platted to the north of it. Essential City services like water and sewer are available to the site, and other public amenities are located close by. Given the size of the site, its proximity to public services and amenities, and the availability of public right-of-way, staff finds the proposed rezoning to be appropriate in this instance. Land Use Plan Analysis: Staff finds the proposed zoning to be generally consistent with the City's land use plans and policies. The proposed zoning complements the property's Future Land Use Map designation as a Residential Neighborhood area since it would support a wide variety of housing types of appropriate scale and context, incorporating low -intensity nonresidential uses intended to serve the surrounding neighborhood. Regarding City Plan 2040, rezoning to DG could support several goals within the plan by encouraging appropriate infill development. While the current NC zoning is intended to encourage low -density, single-family residential development, DG allows higher -density development that could bridge the gap between 5th Street through the platted alley right-of-way north of the property, which would support Goal 3 of City Plan 2040. The subject property is located in the Mill Subdistrict within the Research Center/South Fayetteville segment of the 71 B Corridor Plan. Establishing a commercial/residential edge between School and Locust Avenue and encouraging moderate -density attainable urban housing between Locust and Church Avenue were guiding principles identified for the Mill Subdistrict. The subject property is also located within the Walker Park Neighborhood Plan area. Adopting zoning that preserves established single- family neighborhoods while encouraging additional housing types and a mix of uses was one of the primary goals identified in the Walker Park Neighborhood plan. Since the property is in an established single-family residential neighborhood, the proposed DG zoning may run afoul with the goals of the Walker Park Neighborhood Plan when compared to the current NC zoning, since it would allow nonresidential and higher density uses. While the property's current NC zoning may better suit the goals of the neighborhood plan, staff finds the proposed DG zoning to be suitable in this instance since it would allow for incremental infill which is largely consistent with the City's long-range plans. 2. A determination of whether the proposed zoning is justified and/or needed at the time the rezoning is proposed. Finding: Staff finds that the proposed rezoning is justified at this time. The subject property has a high infill score of 10, suggesting that an increase in density and uses is warranted at this time. DG zoning would preserve the urban character of the lot and allow for contextually sensitive residential and nonresidential development in the future. 3. A determination as to whether the proposed zoning would create or appreciably increase traffic danger and congestion. Finding: Rezoning the property has the potential to increase traffic along Church Avenue. However, the property's location next to undeveloped right-of-way and in an area with a high intersection density suggests that vehicle trips to and from this property will be evenly dispersed, limiting impacts on traffic danger and safety. Also, the number of vehicle trips to and from this site would be limited by its proximity to public trails and bus stops. 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 from NC to DG has the potential to increase population density and thereby increase the load on public services. However, since the property has access to City water and sewer and has an appropriate anticipated fire response time, staff finds that the site would be able to handle an increase load on public services resulting from future development. Fayetteville Public Schools did not comment on this request. 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-2022-0025 to the City Council with a recommendation of approval. PLANNING COMMISSION ACTION: Required YES Date: June 27, 2022 O Tabled © Forwarded O Denied with a recommendation to Motion: Johnson rezone to RI-U, Residential Intermediate -Urban Second: Winston Vote: 8-1-0 BUDGET/STAFF IMPACT: None ATTACHMENTS: • Unified Development Code: o §161.28 — Downtown General o §161.29 — Neighborhood Conservation • Request Letter • Walker Park Neighborhood Illustrative Plan • One Mile Map • Close-up Map • Current Land Use Map • Future Land Use Map 161.28 Downtown General (A) Purpose. Downtown General is a flexible zone, and it is not limited to the concentrated mix of uses found in the Downtown Core or Main Street/Center. Downtown General includes properties in the neighborhood that are not categorized as identifiable centers, yet are more intense in use than Neighborhood Conservation. There is a mixture of single-family homes, rowhouses, apartments, and live/work units. Activities include a flexible and dynamic range of uses, from public open spaces to less intense residential development and businesses. For the purposes of Chapter 96: Noise Control, the Downtown General district is a residential zone. (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 oods 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 Unit 46 Short-term rentals 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 36 Wireless communication facilities (C) Density. None. (D) Bulk and Area Regulations. (1) Lot Width Minimum. Dwelling all unit types) 18 feet (2) Lot Area Minimum. None. (E) Setback Regulations. Front A build -to zone that is located between the front property line and a line 25 feet from the front property line. Side None Rear 1 5 feet Rear, from center line of an alley 12 feet (F) Minimum Buildable Street Frontage. 50% of lot width. (G) Building Height Regulations. Building Height Maximum 5 stories 161.29 Neighborhood Conservation (A) Purpose. The Neighborhood Conservation zone has the least activity and a lower density than the other zones. Although Neighborhood Conservation is the most purely residential zone, it can have some mix of uses, such as civic buildings. Neighborhood Conservation serves to promote and protect neighborhood character. For the purposes of Chapter 96: Noise Control, the Neighborhood Conservation district is a residential zone. (B) Uses. (1) Permitted Uses. Unit 1 City-wide uses by right Unit 8 Single-family dwellings Unit 41 Accessory dwellings Unit 46 Short-term rentals (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 9 Two 2 family dwellings Unit 10 Three 3 and four 4 family dwellings Unit 12a Limited business* Unit 24 Home occupations Unit 25 Offices, studios, and related services Unit 28 Center for collecting recyclable materials Unit 36 Wireless communication facilities Unit 44 Cluster Housing Development (C) Density. Ten (10) Units Per Acre. (D) Bulk and Area Regulations. (1) Lot Width Minimum. All dwelling types 40 feet (2) Lot Area Minimum. 4,000 square feet (E) Setback Regulations. Front A build -to zone that is located between the front property line and a line 25 feet from the front property line. Side 5 feet Rear 1 5 feet Rear, from center line of an alley 12 feet (F) Building Height Regulations. Building Height Maximum 3 stories i !EDA Earthplan Design Alternatives, PA Civil Engineering / Landscape Architecture May 18, 2022 Fayetteville Planning Department 125 W. Mountain St Fayetteville, AR 72701 RE: Church Avenue Rezone Cover letter/Explanation Letter To whom it concerns, We respectfully request a rezone of parcel 765-07132-000 from its current Neighborhood Conservation (NC) zoning to Downtown General (DG) zoning. The property is accessed off S. Church Ave. and consists of approximately 0.16 acres. The reason for this rezone request is for a fourplex development to span from this parcel to the west to encompass the adjacent parcel 765-08251-000. This western parcel is already zoned DG. In order to continue the fourplexes and their density across to the subject parcel, a rezone to DG of the subject parcel is needed. We feel that this property is compatible with the requested DG zoning and would not unreasonably adversely affect or conflict surrounding land uses because: 1. Connection to existing DG zoning. The subject parcel would be connected with the parcel to the west and the two parcels will be treated as one development when the fourplexes are built -out. 2. Fourplexes currently allowed. Both the current zoning (NC) and the requested zoning (DG) allow quadplexes. However, NC zoning only allows 10 units per acre; DG zoning would allow our client's desired density. 3. High Infill Rating: The subject area has a very high infill prioritization of around the yellow -green end of the Infill Prioritization spectrum. Since there is commercial to the west (Walgreens and others), and because of the close proximity of W. Martin Luther King Jr. Blvd and Archibald Yell 134 W. Emma Ave. Springdale, AR 72764 Phone: 479-756-1266 www.eda-pa.com 1 Streets, encouraging slightly higher density in this area would make good use of land adjacent to higher traffic -designed roads. 4. Surrounding Uses: We feel that this proposed rezoning would not unreasonably adversely affect or conflict surrounding land uses an because in close proximity (-260 ft to the west) to our rezone request are quadplexes located off W. 5t" St and because there are apartments located immediately southeast of this property. 5. Roads: The roads in this area sufficiently and quickly direct traffic onto the surrounding larger roads. 6. Residential Use: The proposed residential use of this property would be in -line with the surrounding residential use of this area of town. 7. Utilities: Water and sewer lines are already available along this property's street frontage. In summarization, we feel that our proposed storage business is well -suited for DG zoning based off the intent to join/link this parcel with the western DG-zoned parcel, the fact that fourplexes are already allowed but at a lower density, this property's high infill ratio, surrounding fourplex and apartment uses, the existing road and utility infrastructure, and because the having the two adjacent parcels the same zoning category would make for a cohesive development. Please contact us if additional documentation is needed to process this Rezone request. We look forward to working with your staff to complete the review of this proposed rezone. Respectfully, Sarah Geurtz, PLA sdg@eda-pa.com 134 W. Emma Ave. Springdale, AR 72764 Phone: 479-756-1266 www.eda-pa.com 2 Subject Property J 0 zi T f �� t� cf rTayve e;iile ARKANSAS � � r .s!r°,"'ot4a . U� tom« O <. in I r� 3J ��• k � � � V 1r t. 7s T' / 'J rn�.�. ;� �"� y^ 3�' �.MT�h�c� f eo 94 ,�J�a� c rJ WALKER PARK NEIGHBORHOOD I_ LLUSTRATIVE MASTER PLAN FAYETTEVILLE, ARKANSAS SEPTEMBER 2007 O Existing Building N ® Proposed Building Existing Civic Building ..... Study Area Boundary Lam�� s RZN-2022-0025 507 S CHURCH AVE One Mile View N 0 RT H 0 0.13 0.25 0.5 Miles W RMF-40 Q • LLJ � J �% M�� ■ ■ , ■ RMF-24 -MIN N 0 ROCK�ST is 09 ' JW ` Subject Property ' R R-O -HI --- %� a RSF-8 C-2 � J MARTIN LU_THER O - KING JR4BLVD' 0 c-I y ■ - I-1 MSC RPZD , .. NC RI-U • , CS p_I ■ ■� DG i ' zoning � I-z General maaamal Regional Link - - - RESIDENTIALSINGLE-FAMILY EXTRACTION Neighborhood Link _ _ _ _ _ _ NS-G M e-1 RI-u COMMERCIAL Institutional Master Plan 11I-12 ResltlentiaFOfice MINRegional Link - High Activity �Ns-L _ �ResltleMlal-�nalWral MC-2 Urban Center L, _ RSFn FORM BASED DISTRICTS Undiisslfetl _ RSF-2 Oown—nCore Alley RSF4 Uman Thomaghrare RSF-] M ..in street Center Reslden1181 Link I ❑ RSF-a 1—re-r, General Shared -Use Paved Trail IIII�eOmmanlry services RESIDENTIAL MULTI -FAMILY � Neighborhood services Q RMF-5 III NeighborM1ootl Conservation — Trail (Proposed) Itt� RMF-12 PLANNED ZONING DISTRICTS Design Overlay District I - i RMF-15 III RMF-20 Commercial, Intl stoat, Resltlentlal I I u ` Fayetteville City Limits I I Planning Area I--- �I- -- 2 IIII�RMF-a0 INSTITUTIONAL P-t r= Planning Area INDUSTRIAL Fayetteville City Limits - - - -U I-1 HeavyCommevlalardLight India- RZN-2022-0025 Close Up View coma O ARCHI O 9`F PRAIRIE ST w 5TH ST—p- I — - c, = I V O w Q O 2 507 S CHURCH AVE Neighborhood Link Regional Link - High Activity Urban Center Residential Link Design Overlay District r _ _i Planning Area r _ _1 Fayetteville City Limits MARTIN LUTHER KING JR BLVD I I I I 1 Feet 0 75 150 300 450 600 1:2,482 4TH STD Y U w P-1 Q m w a F- 00 Q w 7TH S AA NORTH Zoning Acres DG 0.17 Total 0.17 RZN-2022-0025 Current Land Use o -�rrrpppf� �� R G u Neighborhood Link Regional Link - High Activity Urban Center Alley Residential Link — — Trail (Proposed) r Planning Area Fayetteville City Limits I Design Overlay District 507 S CHURCH AVE Subject Property LIUTHE Z BLVD Commercial/Residential Ulm Feet 0 112.5 225 450 1:3,600 RTH L-_I LI It it 675 900 Residential .� I FEMA Flood Hazard Data 100-Year Floodplain Floodway RZN-2022-0025 Future Land Use • Q W ' G +_ I � I � � I• t - - ,\ PRAIRIE W • • a 0 • • 0 • w 507 S CHURCH AVE w i WL � - a ■ V V > J H O O w C=� ■ '■ "a 1■ SOUTHST ORTH W WI `Q.7,+ '.... o a , I �- # j I j - Residential + JI. Le RC Neighborhood .a Subject Property 4TH ST > LU ■ ;T �� > w W �- J O Mal 1 �■ > a w �- =-5TH,ST�c�- wIr - �----- - v-5TWST v j `* ■ O. ■F i. * f ff � MARTIN R LUTHE R I■� WE EM •d� IN ■S ■- • a KING JR iLVD ■ �- w = ■ � 7TH -ST ** IL in �r"m — — v �• City a ' f Neighborhood W ■ LLI ■, W a Q • • `' ■ �Civic * `1 V - .' Institutional i Civic and , - - • , '� Private Open Space - 9TH•ST 9TH,_ST ' I Neighborhood Link City Neighborhood Regional Link - High Activity Civic Institutional Urban Center Civic and Private Open Space Unclassified Industrial — Alley Feet Natural Residential Link Non -Municipal Government 1 Planning Area 1 Fayetteville City Limits 0 145 290 580 870 1,160 Residential Neighborhood — — Trail (Proposed) Rural Residential 1:4,800 _ __I Design Overlay District Urban Center