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HomeMy WebLinkAboutOrdinance 6669I IIIIIII IIIIII III IIIII IIIII IIIII IIIII IIIII IIIII IIIII IIIII IIIII IIIII IIIII IIII IIII Doc ID: 021161930029 Type: R Kind: ORDEL INANCE Recorded: 07/06/2023 at 03:46:17 PM Fee Amt. $155.00 Paqe 1 of 29 Washington County, AR Kyle Sylvester Circuit Clerk File2023-0001 / 259 File Number: 2023-776 113 West Mountain Street Fayetteville, AR 72701 (479) 575-8323 Ordinance: 6669 ARCH IVEL PLANNED ZONING DISTRICT-2023-0002: (SOUTHEAST OF W. MARTIN LUTHER KING JR BLVD AND S. SMOKEHOUSE TRAIL/SWEET BAY AT KESSLER, 596): AN ORDINANCE TO APPROVE A RESIDENTIAL PLANNED ZONING DISTRICT ENTITLED PZD-2023-002 FOR APPROXIMATELY 4.49 ACRES LOCATED SOUTHEAST OF WEST MARTIN LUTHER KING, JR. BOULEVARD AND SOUTH SMOKEHOUSE TRAIL IN WARD I 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 PZD-2023-02 as described in Exhibits "A", "B" and "C" attached to the Planning Division's Agenda Memo which allows the development of 2.93 acres for residential units, 0.49 acres for parkland dedication, and 1.07 acres for primarily natural preservation. Section 2: That the official zoning map of the City of Fayetteville, Arkansas is hereby amended to reflect the zoning criteria change provided in Section 1 above. PASSED and APPROVED on June 6, 2023 Page 1 Attest: ``011111111rrit/1'. , GOER K Z.A . CITY C\•• O� • ;`PG Kara Nxton, City C c Treasurer ;� �z 'zy1��iiili �� CITY OF FAYETTEVILLE ARKANSAS MEETING OF JUNE 6, 2023 CITY COUNCIL MEMO 2023-776 TO: Mayor Jordan and City Council THRU: Susan Norton, Chief of Staff Jonathan Curth, Development Services Director FROM: Jessica Masters, Development Review Manager DATE: SUBJECT: PZD-2023-0002: Planned Zoning District (SOUTHEAST OF W. MARTIN LUTHER KING JR BLVD AND S. SMOKEHOUSE TRAIL/SWEET BAY AT KESSLER, 596): Submitted by GAVIN SMITH for property located SOUTHEAST OF W. MARTIN LUTHER KING JR BLVD AND S. SMOKEHOUSE TRL. In WARD 1. The property is split zoned R-A, RESIDENTIAL AGRICULTURAL, CS, COMMUNITY SERVICES, and UT, URBAN THOROUGHFARE and contains approx. 5.59 acres. The request is to rezone 4.49 acres of the property to a PLANNED ZONING DISTRICT. 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 located in west Fayetteville, southeast of the intersection of W. Martin Luther King Jr. Blvd and S. Rupple Road. While a leg of the overall property has frontage along W. Martin Luther King Jr. Blvd, the area in question is about 300 feet south without access to a public street. Undeveloped and mostly covered in tree canopy, there is an approximately 7% slope upward as the portion of the property in question moves south. The entire property is outside of the Hillside Hilltop Overlay District. Proposal: The applicant requests to rezone the property to a Residential Planned Zoning District with three Planning Areas, as described below: Planning Area #1 — 2.93 acres: The intention of this planning area is to provide cabin -style single- family homes at a maximum density of 10 units per acre that are clustered and concentrated to leave additional room in the planning area for parking, detention, and utilities. The allowable uses are similar to but more limited than those allowed in other single-family zoning districts such as RSF-4 or NC, Neighborhood Conservation. Planning Area #2 — 0.49 acres: This planning area is intended for parkland dedication. The area in question currently includes a portion of a downhill mountain biking trail. Parkland dedication would be required to be evaluated by the Parks and Recreation Advisory Board, and a full evaluation of its suitability for City acquisition would take place during the large-scale development process. The permitted uses are similar to those in the P-1, Institutional zoning district. Mailing address: 113 W. Mountain Street www.fayetteville-ar.gov Fayetteville, AR 72701 • Planning Area #3 — 1.07 acres: This planning area is intended for natural preservation. There are limited uses permitted, but it does allow for cultural and recreational facilities and other city-wide uses by right. Public Comment: Staff received minimal public comment on the request, limited primarily to inquiries, and no comments of outright support or opposition. No public comment was offered at the Planning Commission meeting. Land Use Compatibility: Staff finds the applicant's request to be compatible with existing surrounding land uses. While zoned for higher entitlements generally, the area in question is minimally developed and well - forested. The applicant's request reflects an incremental increase in density and intensity that both respects the natural features of the site (the slope into Kessler Mountain), while also leaving room at the northern portion of the site for higher intensity uses allowable by -right in its current zoning district. The separation of the PZD into three planning areas indicates a specific intention to work within the confines of existing amenities on the site, including a mountain bike trail that runs into the adjacent property to the west. That same property is also pending transfer to the City of Fayetteville Parks and Recreation Department. The proposed use of single- family cabins is architecturally compatible with the surrounding environment as well. The applicant's request would also allow for short-term rentals. However, since the overall planned zoning district is strictly residential and does not include any commercial or mix of uses, staff finds that any cabins that would like to pursue a short-term rental would require a conditional use permit. Land Use Plan Analysis: Staff finds that the request is consistent with the City's land use and zoning plans. Recently, the City Council adopted a new street section for Smokehouse Trail to incorporate on -street parking to the adjacent mountain biking trails, including the Fayetteville Traverse. Further, the proposal respects the Future Land Use map distinction by leaving the existing UT zoning as is, to allow for higher intensity uses in the future. Staff finds that the proposal meets City Plan 2040 goals by making appropriate infill a high priority; the infill score for the site is currently quite low, so inserting single-family cabins in the area acts as a good transitional development to future high -density development. The proposal also capitalizes on proximity to the trail network. CITY PLAN 2040 INFILL MATRIX: City Plan 2040's Infill Matrix indicates a low infill score for the subject property of 4. The elements vary by the area of the property being considered, and include the following: • Adequate Fire Response (Station #6, 990 S. Hollywood Avenue) • Near City Park (Centennial Park) • Near Paved Trail (S. Rupple Road) • Appropriate Future Land Use (City Neighborhood Area) DISCUSSION: At the May 8, 2023 Planning Commission meeting, a vote of 8-0-0 forwarded the request to City Council with a recommendation of approval, with conditions as recommended by staff. Commissioner Garlock made the motion and Commissioner Brink seconded. Conversation on the item centered mostly around whether short- term rentals would need a conditional use permit in the PZD, and staff explained that short-term rentals are typically permitted by -right in every zoning district since Type is (owner -occupied) are always allowed where there are residential uses, and that Type 2s (permanent short-term rentals) would need to acquire a conditional use permit. Commissioner Brink felt that the smaller house type may lend itself to a short-term rental use, though was compatible with the surroundings , and Commissioner Garlock commented that the smaller Mailing address: 113 W. Mountain Street www.fayetteville-ar.gov Fayetteville, AR 72701 housing type met a specific housing need. In the intervening time between the Planning Commission meeting and the City Council meeting, the applicant made minor changes to the PZD booklet as recommended by staff, and also moved all short-term rentals, or STRs, to a conditional use in Planning Area 1. Commissioners in favor found that the level of development was incremental in nature, and there were no votes in opposition. No members of the public spoke during the meeting. BUDGET/STAFF IMPACT: ATTACHMENTS: SRF, Exhibit A, Exhibit B, PZD Booklet, Planning Commission Staff Report Mailing address: 113 W. Mountain Street www.fayetteville-ar.gov Fayetteville, AR 72701 City Of Fayetteville, Arkansas 113 West Mountain Street Fayetteville, AR 72701 (479) 575-8323 Legislation Text File #: 2023-776 PZD-2023-0002: Planned Zoning District (SOUTHEAST OF W. MARTIN LUTHER KING JR BLVD AND S. SMOKEHOUSE TRAIL/SWEET BAY AT KESSLER, 596): Submitted by GAVIN SMITH for property located SOUTHEAST OF W. MARTIN LUTHER KING JR BLVD AND S. SMOKEHOUSE TRL. In WARD 1. The property is split zoned R-A, RESIDENTIAL AGRICULTURAL, CS, COMMUNITY SERVICES, and UT, URBAN THOROUGHFARE and contains approx. 5.59 acres. The request is to rezone 4.49 acres of the property to a PLANNED ZONING DISTRICT. AN ORDINANCE TO APPROVE A RESIDENTIAL PLANNED ZONING DISTRICT ENTITLED PZD-2023-002 FOR APPROXIMATELY 4.49 ACRES LOCATED SOUTHEAST OF WEST MARTIN LUTHER KING, JR. BOULEVARD AND SOUTH SMOKEHOUSE TRAIL IN WARD 1 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 PZD-2023-02 as described in Exhibits "A", `B" and "C" attached to the Planning Division's Agenda Memo which allows the development of 2.93 acres for residential units, 0.49 acres for parkland dedication, and 1.07 acres for primarily natural preservation. Section 2: That the official zoning map of the City of Fayetteville, Arkansas is hereby amended to reflect the zoning criteria change provided in Section 1 above. Page 1 Jonathan Curth Submitted By City of Fayetteville Staff Review Form 2023-776 Item ID 6/6/2023 City Council Meeting Date - Agenda Item Only N/A for Non -Agenda Item 5/19/2023 DEVELOPMENT REVIEW (630) Submitted Date Division / Department Action Recommendation: PZD-2023-0002: Planned Zoning District (SOUTHEAST OF W. MARTIN LUTHER KING JR BLVD AND S. SMOKEHOUSE TRAIL/SWEET BAY AT KESSLER, 596): Submitted by GAVIN SMITH for property located SOUTHEAST OF W. MARTIN LUTHER KING JR BLVD AND S. SMOKEHOUSE TRL. In WARD 1. The property is split zoned R-A, RESIDENTIAL AGRICULTURAL, CS, COMMUNITY SERVICES, and UT, URBAN THOROUGHFARE and contains approx. 5.59 acres. The request is to rezone 4.49 acres of the property to a PLANNED ZONING DISTRICT. Budget Impact: Account Number Fund Project Number Project Title Budgeted Item? No Total Amended Budget $ - Expenses (Actual+Encum) $ - Available Budget Does item have a direct cost? No Item Cost $ - Is a Budget Adjustment attached? No Budget Adjustment $ - Remaining Budget V20221130 Purchase Order Number: Previous Ordinance or Resolution # Change Order Number: Approval Date: Original Contract Number: Comments: PZD-2023-0002 W. MARTIN LUTHER KING JR EXHIBIT'A' Close Up View B LV D AND S . SMOKEHOUSE PZD-2023-0002 '''''��MPRNG r� K UT �' i i i i J f� MoKEN�Ug� �S Z O O .711 r, r z RSF-4 Regional Link Regional Link - High Activity Residential Link Hillside -Hilltop Overlay District ~ Planning Area _ ! Fayetteville City Limits -- Shared -Use Paved Trail — — — Trail (Proposed) 0 75 150 Subject Property Feet 300 1:2,400 R-A 450 CS --HANSHEW RD Residential -Agricultural RSF-4 C-1 ■ Urban Thoroughfare 600 Community Services EXHIBIT 'B' PZD-2023-0002 Bates, Associates.inc. rCivil Engineering ;_& Surveying 7230 S. Pleasant Ridge Dr / Fayetteville, AR 72704 PH: 479-442-9350 / www.batesnwa.com March 8, 2023 RE: Legal description of an area of land for a PZD on a portion of "Adjusted Tract 2" from Property Line Adjustment survey 2021-33895 LEGAL DESCRIPTION FOR PZD: A PART OF THE NORTH HALF OF THE SOUTHEAST QUARTER OF SECTION 24, TOWNSHIP 16 NORTH, RANGE 31 WEST, WASHINGTON COUNTY, ARKANSAS, BEING MORE PARTICULARLY DESCRIBED AS FOLLOWS, TO -WIT: BEGINNING AT AN EXISTING STONE MARKING THE SOUTHEAST CORNER OF THE NORTHWEST QUARTER OF THE SOUTHEAST QUARTER OF SAID SECTION 24 AND RUNNING THENCE ALONG THE SOUTH LINE THEREOF N87036'10"W 96.00' TO AN EXISTING REBAR, THENCE LEAVING SAID SOUTH LINE N01 °55'39"E 436.64', THENCE N76015'06"E 166.64', THENCE SO1°54'39"W 2.06', THENCE S78°55'38"E 147.57', THENCE S30052'00"E 293.27', THENCE SO1'55' 11 "W 213.44' TO THE SOUTH LINE OF THE NORTHEAST QUARTER OF THE SOUTHEAST QUARTER OF SAID SECTION 24, THENCE ALONG SAID SOUTH LINE N87036'10"W 369.02' TO THE POINT OF BEGINNING, CONTAINING 4.49 ACRES, MORE OR LESS. SUBJECT TO ALL EASEMENTS AND RIGHTS -OF -WAY OF RECORD. Sweet Bay @ Kessler Residential Planned Zoning District Sweet Bay @ Kessler Revised 51812023 A: Ownership: D&B of Northwest Arkansas, LLC PO Box 1146 Farmington, AR 72730 B. Scope & Project Proiect Descriotion: The total property is 5.59 acres. The Planned Zoning District is for the rear 4.49 acre portion of the property. Currently the property, roughly a boot shape, includes 3 different zonings. The front of the project lot borders MILK and is zoned as UT: Urban Thoroughfare; 1.10 acres (19.7%). The middle portion is zoned CS: Community Services; 2.69 acres (48.1%). The rear of the Project is zoned R-A: Residential - Agricultural; 1.80 acres (32.2%). This proposal only unifies and rezones the back 2 sections, from CS and R-A to RPZD. The front portion will remain UT and be developed for a commercial use appropriate to the frontage. The purpose of this Rezone is to uniformly develop the back portion of the site. Currently the small portion of land at the rear has less than the minimum 2 acres for even a single home. Every effort has been made to tone down the development style of the proposal towards a balanced use of the forested toe of Kessler Mountain. Scope: (25) cabin like single family residences and associated roads, parking, natural spaces, and public utilities C. General Project Concept Site Major Elements Considerations: i. Flexibility —This proposal offers an alternative not available directly though other zoning. By squeezing the parking areas together and distributing the houses on only those portions of land suitable for construction without regard to street frontage, this plan utilizes the site for a residential use, while maximizing and preserving the maximum amount of natural space. ii. Compatibility —The surrounding properties are undeveloped, with a high development possibility to the north and a low possibility to the south. This project incorporating a medium density with an emphasis on tree preservation and natural space serves as a gradual transitional area between the undeveloped forest of Mount Kessler and the intense corridor of M LK. iii. Harmony — Several design considerations for this project were tree preservation and maintaining the character of the land including the medium mature woodlands and transitional ecological succession character of the former farmland. iv. Variety —This PZD offers variety because it includes a preservation approach for the onsite wooded drainage channels, includes a preservation area around the existing bike trail, and includes several small pods of houses that each have a group orientation to create 4 to 5 separate micro communities. v. No negative impacts —This project does not create negative impacts for future developments on adjacent properties. The natural drainage pattern changes and other changes are mitigated within the boundary of the site. vi. Coordination —The neighboring property owners were all introduced to the project and given an opportunity to discuss the project. Several meetings were held with the owner of the corner property to discuss access. Both the trailblazer group (current owner) and the Fayetteville parks department were approached and invited to give input on the design and location of the PZD proposal. A loose association of the residential neighbors in the nearest neighborhood were Sweet Bay @ Kessler Residential Planned Zoning District contacted. A presentation was given to them about the proposed development and a subsequent input session to hear their opinions. vii. Open space —This proposal includes several natural areas adjacent to streams and focuses small clusters of residential units around shared open space and tight porch paths and orients the rears toward natural areas creating a front porch community feel. Neighbors must pass their neighbors' front doors on the way to their cars but can also find privacy. viii. Natural features — Several natural intermittent channels and trees occupy the site. These areas are left as they are. Tree Preservation is discussed below. ix. Future Land Use — Please see item J discussed below. x. Special Features —This land is currently undeveloped. The site is now wooded but was previously farmland. The land is currently not utilized. xi. Recognized Zoning Considerations —There are no recognized zoning considerations for this site. Streets Streets are 26' wide asphalt. Trail and Pedestrian Connectivity A proposed section of the trail would come to the site where it borders MLK giving residents direct access to the greenway system. The immediate trail connectivity would make car -less bicycle living feasible for the adventurous. 4. Lot Layout This project is conceived as a single owner rental project without any proposed subdivision of lots. Undisturbed Natural Buffer areas The existing intermittent runoff channels on the site were carefully avoided and buffered against development. Trees adjacent to and in the channels have been left in place. Stream crossings are minimal and situated perpendicular for minimum disturbance. Tree Preservation Areas A giant and ancient oak tree was immediately identified as a critical tree for preservation. Many aspects of the unconventional layout of the site can be traced directly back to this tree and centering the development around it. Tree preservation areas are also intermittent channel buffering areas. The site layout was predicted to avoid work in and near the channels and preserving tree cover in a strip around the channels. PZDs require 25% of the canopy to be preserved. This proposal preserves slightly more than 30% as presented. Stormwater Detention Areas and Drainage Stormwater detention is achieved using porous gravel reservoirs situated beneath permeable paver parking areas. For greater rainstorm events like to the 50 and 100 year storms the parking lot is also designed to hold up to 6" of water, which is a great enough quantity to attenuate storm flows, but not enough to flood cars or damage property. Preliminary stormwater models show that the site as designed provides the required stormwater detention and water quality treatment required by the Drainage Sweet Bay @ Kessler Residential Planned Zoning District Criteria Manual. Stormwater calculations and design will be verified and reviewed as part of a subsequent large-scale development, so while the presented design accounts for stormwater, the city will have additional opportunities for comment, review, and approval. Fire Access and Fire Code The cabins and roads as shown in the proposed exhibit meet all applicable requirements for fire apparatus access. The roads are 26' wide. Turn radii are 28' or greater. Road length from Appendix D compliant turn-arounds are 150' or less. Two separate fire access roads connect the site to the street system, one at the front of the site to MLK and a second proposed drive connecting to Smokehouse Trail to the west. Site Grading The parking lots are situated parallel to the natural contours so that slight cut grading up hill and fill grading downhill allows the parking to the flat and double as detention areas. Each cabin is conceived as an elevated slab that preserves the adjacent native grade. Connection paths would be at grade. Necessarily flat areas to connect ADA parking to ADA units are situated on the lower parking area where the native grade is natural much flatter. This technique of following the contours for the graded elements reduces the amount of site grading and soil disturbance usually associated with a development of this size and density. Sweet Bay @ Kessler Residential Planned Zoning District D. Site Areas Figure 1 - Site Area of Current Zoning Figure 2 - Site Area of Proposed PZD Sweet Bay @ Kessler Residential Planned Zoning District E. Existing & Proposed Zoning Standards Existing RA Existing CS Proposed Planning area 1—Single Family Residential Proposed Planning Area 2 — Parkland Dedication Proposed Planning Area 3 — Preservation Area 4/27/23, 5:26 PM Fayetteville, AR Code of Ordinances 161.03 - District R-A, Residential -Agricultural (A) Purposes. The regulations of the agricultural district are designed to protect agricultural land until an orderly transition to urban development has been accomplished; prevent wasteful scattering of development in rural areas; obtain economy of public funds in the providing of public improvements and services of orderly growth; conserve the tax base; provide opportunity for affordable housing, increase scenic attractiveness; and conserve open space. (B) Uses (1) Permitted Uses. City-wide uses by right Public protection and utility facilities Animal hi ichnnrim/ (2) Conditional Uses. Unit 2 1 City-wide uses by conditional use permit Unit 4 1 Cultural and recreational facilities about:blank 1/3 4/27/23, 5:26 PM Fayetteville, AR Code of Ordinances Unit 5 Government facilities Unit 20 Commercial recreation, large sites Unit 24 Home occupations Unit 35 Outdoor Music Establishments Unit 36 Wireless communications facilities Clean technologies Unit 42 (C) Density. Units per acre One-half (112) (D) Bulk and Area Regulations. Lot width minimum 200 feet Lot Area Minimum: Residential: 2 acres Nonresidential: 2 acres Lot area Der dwellinLy unit 2 acres (E) Setback Requirements. about:blank 2/3 4/27/23, 5:26 PM Fayetteville, AR Code of Ordinances Front Side Rear 35 feet 20 feet 35 feet (F) Height Requirements. There shall be no maximum height limits in the R-A District, provided, however, if a building exceeds the height of one (1) story, the portion of the building over one (1) story shall have an additional setback from any boundary line of an adjacent residential district. The amount of additional setback for the portion of the building over one (1) story shall be equal to the difference between the total height of that portion of the building and one (1) story. (G) Buildingarea. None. (Code 1965, App. A., Art. 5(1); Ord. No. 1747, 6-29-70; Code 1991, §160.030; Ord. No. 4100, §2 (Ex. A), 6-16- 98; Ord. No. 4178, 8-31-99; Ord. No. 5028, 6-19-07; Ord. No. 5128, 4-15-08; Ord. No. 5195, 11-6-08; Ord. No. 5238, 5-5-09; Ord. No. 5479, 2-7-12; Ord. No. 5945, §3, 1-17-17; Ord. No. 6015, §1(Exh. A), 11-21-17; Ord. No. 6427, §§1(Exh. C), 2, 4-20-21) Editor's note— Ord. No. 6625 , §1 adopted December 6, 2022, "determines that Section 2 of Ordinance 6427 (Sunset Clause) be amended so that Ordinance 6427 and all amendments to Code Sections ordained or enacted by Ordinance 6427 shall automatically sunset, be repealed and become void on December 31, 2023, unless prior to that date the City Council amends this ordinance to repeal or further amend this sunset, repeal and termination section." about:blank 3/3 4/27/23, 5:25 PM 161.22 - Community Services Fayetteville, AR Code of Ordinances (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 1 City-wide uses by right Unit 4 1 Cultural and recreational facilities Unit 5 1 Government facilities Unit 8 1 Single-family dwellings Unit 9 1 Two-family dwellings Unit 10 1 Three (3) and four (4) family dwellings Unit 13 1 Eating places Unit 15 1 Neighborhood Shopping goods Unit 24 1 Home occupations Unit 25 1 Offices, studios and related services Unit 26 1 Multi -family dwellings Unit 40 1 Sidewalk Cafes Unit 41 1 Accessory dwellings about:blank 1/4 4/27/23, 5:25 PM Fayetteville, AR Code of Ordinances Unit 44 1 Cluster Housing Development Unit 45 1 Small scale production Unit 46 1 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 18 Gasoline service stations and drive-in/drive-through restaurants Unit 19 Commercial recreation, small sites Center for collecting recyclable materials Liquor stores Outdoor music establishments Wireless communication facilities* Unit 28 Unit 34 Unit 35 Unit 36 Unit 42 Clean technologies about:blank 2/4 4/27/23. 5:25 PM Fayetteville, AR Code of Ordinances (C) Density. None. (D) Bulk and Area Regulations. (1) Lot Width Minimum. Dwelling All others (2) Lot Area Minimum. None. 18 feet None (E) Setback regulations. Front: A build -to zone that is located between 10 feet and a line 25 feet from the front property line. Side and rear: I None Side or rear, when contiguous to a single- 15 feet family residential district: (F) Building Height Regulations. Building Height Maximum 5 stories (G) Minimum Buildable Street Frontage.50% of the lot width. about:blank 3/4 4/27/23. 5:25 PM Fayetteville, AR Code of Ordinances (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. 6223, §1, 9-3-19; Ord. No. 6409 §1, 2-2-21; Ord. No. 6427, §§1(Exh. C), 2, 4-20-21; Ord. No. 6497, §1, 10-19-21) Editor's note— Ord. No. 6625 , §1 adopted December 6, 2022, "determines that Section 2 of Ordinance 6427 (Sunset Clause) be amended so that Ordinance 6427 and all amendments to Code Sections ordained or enacted by Ordinance 6427 shall automatically sunset, be repealed and become void on December 31, 2023, unless prior to that date the City Council amends this ordinance to repeal or further amend this sunset, repeal and termination section." about:blank 4/4 RPZD Sweet Bay @ Kessler Proposed Zoning Planning Area 1 Single Family Residential Area. (A) Purposes. The purpose of this planning area is to provide single family living in a manner that increases community interaction by clustering houses and minimizing ecological disturbance by concentrating parking, detention, and utilities. This PZD creates a buffer between the low density and mostly undeveloped slope of Kessler Mountain and the high intensity of the rapidly growing MLK corridor connecting Fayetteville and Farmington. (B) Uses (1) Permitted Uses. Unit 1 City-wide uses by right Unit 3 Public protection and utility facilities Unit 8 Single-family dwellings Unit 41 Accessory dwellings (2) Conditional Uses. Unit 2 City-wide uses by conditional use permit Unit 4 Cultural and recreational facilities Unit 24 Home occupations Unit 46 Short-term rentals (C) Density Units Per Acre 10 (D) Bulk and Area Regulations Lot Width Minimum None Lot Area Minmum Residential None Nonresidential None Lot Area per dwelling unit None (E) Setback Regulations Front Side Rear 15 feet 15 feet 15 feet (F) Height Requirments. 3 stories (G) Building Area. None RPZD Sweet Bay @ Kessler Proposed Zoning Planning Area 2 Park Land Dedication Area (A) Purposes. The purpose of this planning area is to create an area of park land. This area includes a part of a trailblazers downhill mountain biking trail. Trailblazers is currently in the process of donating the adjacent property to the city for the use of a downhill mountainbiking park. This area is proposed to be dedicated to the City during the large scale development of the subject property for this PZD. (B) Uses (1) Permitted Uses. Unit 1 City-wide uses by right Unit 4 Cultural and recreational facilities Unit 5 Government Faclities (2) Conditional Uses. Unit 2 City-wide uses by conditional use permit Unit 3 Public protection and utility facilities Unit 36 Wireless communication facilties Unit 42 Clean technologies (C) Density Units Per Acre N/A (D) Bulk and Area Regulations Lot Width Minimum None Lot Area Minmum Residential None Nonresidential None Lot Area per dwelling unit None (E) Setback Regulations Front Side Rear 30 feet 20 feet 25 feet (F) Height Requirments. There shall be no maximum height limit provided, however, 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 boundary line of an adjacent residential 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. On any lot the area occupied by all buildings shall not exceed 60% of the total area of such lot. Accessory ground mounted solar energy systems shall not be considered buildings. RPZD Sweet Bay @ Kessler Proposed Zoning Planning Area 3 Natural Preservation Area (A) Purposes. The purpose of this planning area is to create a buffer around the existing onsite drainage channels. This area is inlcusive of the high priority preservation Post oak tree. (B) Uses (1) Permitted Uses. (C) Jnit 1 City-wide uses by right Jnit 4 Cultural and recreational facilities (2) Conditional Uses. Unit 2 City-wide uses by conditional use permit Unit 3 Public protection and utility facilities Unit 42 Clean technologies Units Per Acre I N/A (D) Bulk and Area Regulations Lot Width Minimum None Lot Area Minmum Residential None Nonresidential None Lot Area per dwelling unit None (E) Setback Regulations Front Side Rear 30 feet 20 feet 25 feet (F) Height Requirments. There shall be no maximum height limit provided, however, 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 boundary line of an adjacent residential 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. On any lot the area occupied by all buildings shall not exceed 60% of the total area of such lot. Accessory ground mounted solar energy systems shall not be considered buildings. Sweet Bay @ Kessler Residential Planned Zoning District F. Site Analysis The site is covered evenly by a mixture of scrub to medium mature stands of oak/hickory forest on the lower toe of the Mount Kessler hill. G. Recreational Facilities The site is near both hiking trails in the hills above the old smokehouse and bike trails on the neighboring property owned and operated by trail blazers. The regional greenway system comes to the site. H. Reason for Rezoning The purpose of this Rezone is to uniformly develop the back portion of the site. This proposal only unifies and rezones the back to 2 sections, from CS and R-A to this PZD. The front portion will remain UT and be developed for mixed commercial use appropriate to the frontage. I. Relationship to Adjacent Properties To the North is ultimately MLK Boulevard, but the Large -Scale Development after this rezoning would include a proposed development of small size cluster of commercial spaces. To the West are two properties, the northern is currently under review for a proposed gas station/convenience store, and the southern is owned by trailblazers and contains bike trails. This project would build an access between these two properties and a trail head for the trailblazer property. To the East is a currently vacant property that was previously approved for an expansive RV park. To the South is a lot owned by trailblazers that they are currently offering for sale. J. Comprehensive Land Use Plan The entirety of this site is designated as "City Neighborhood" in the 2040 Master Plan and is shown as such on the City's "future Land Use Plan. The City Plan lays out guiding policies for City Neighborhood. This project complies with the lands use plan by providing: 1. Adequate infrastructure 2. Trail connectivity for walking and biking 3. ADA compliant mixed use 4. Appropriate density for the site 5. Streets and walking paths that suit the land 6. Encourage neighborliness 7. Vernacular materiality of built structures Sweet Bay @ Kessler Residential Planned Zoning District K. Impact on City Services This project would add to the water and sewer infrastructure of the city. This project would require trash services. L. Conceptual Description 1. Screening and Landscape The proposed landscape material for Sweet Bay @ Kessler shall share the Ozark — Woodland character of the surrounding areas by using plant species native to this region. The landscape palette will range from large shade trees, ornamental trees, to low, space -defining plantings that respond and reflect its context to Mt. Kessler Park. Provided buffers shall meet the required widths and materials as listed in the City of Fayetteville Code of Ordinances. The property is surrounded by commercial or residential - agricultural zones and will not negatively impact the adjacent properties. 2. Traffic Circulation Traffic will enter the site via an existing curb cut along MLK. 3. Parking Standards Parking shall be per the minimum requirements for the residential uses in the Unified Development Code in regard to standard spaces and ADA spaces, 2 spots per unit, with 2 ADA spaces. 4. Perimeter treatment Where possible vegetation shall be left around the perimeter of the site. 5. Sidewalks Concrete sidewalks shall connect the residential units to the public right of way with a continuous path. 6. Streetlights Streetlights shall be added as required along streets for minimum lighting requirements. Parking lots shall include lighting. All outdoor lighting shall meet the requirements as set forth in UDC section 176, Outdoor Lighting, and shall be down cast and shielded. 7. Water Water shall connect to the site via the mains along MILK. All water improvements shall be per the standard details and specifications of the city, reviewed by the city, and contingent upon approval of the Arkansas Department of Health. Sweet Bay @ Kessler Residential Planned Zoning District 8. Sewer Sewer shall connect to the site via the manhole located at the intersection of MLK and Smoke House trail via a new main built in the existing easement along MLK. The existing easement contains an easement that has sufficient width to include a sewer main with appropriate offset. All water improvements shall be per the standard details and specifications of the city, reviewed by the city, and contingent upon approval of the Arkansas Department of Health. 9. Streets and Draina Streets shall be asphalt, 26' in width and capable of support heavy vehicles including fire trucks and trash trucks. Parking areas shall be permeable paver basin structures with void space gravel detention. Roofs shall be hard piped to parking basins. To the greatest extent possible natural surface drainage patterns shall be preserved. Drainage improvements shall meet the requirements of the Drainage criteria manual. 10. Construction of Non-residential Facilities This PZD is primarily residential in nature. While some non-residential uses are listed in the permitted and conditional uses, no non-residential use is being considered. 11. Proposed Signage No signage is proposed. Any and all signage shall meet the requirements as set forth in Unified Development Code section 174. 12. View Protection The site is isolated from direct public view by the neighboring properties. 13. Covenants. Trusts. and Homeowner Association No covenants and no homeowner association are proposed. All common areas and maintenance shall be performed by the owner. Sweet Bay @ Kessler Residential Planned Zoning District M. Architectural Standards -Architectural standards shall generally reflect elevations as submitted. 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MARTIN LUTHER KING JR BLVD AND S. SMOKEHOUSE TRAIL/SWEET BAY AT KESSLER, 596): Submitted by GAVIN SMITH for property located SOUTHEAST OF W. MARTIN LUTHER KING JR BLVD AND S. SMOKEHOUSE TRL. The property is split zoned R-A, RESIDENTIAL AGRICULTURAL, CS, COMMUNITY SERVICES, and UT, URBAN THOROUGHFARE and contains approx. 5.59 acres. The request is to rezone 4.49 acres of the property to a PLANNED ZONING DISTRICT. RECOMMENDATION: Staff recommends forwarding PZD-2023-0002 to City Council with a recommendation of approval. RECOMMENDED MOTION: "I move to forward PZD-2023-0002 to City Council with a recommendation of approval, with conditions as outlined by staff." APRIL 24, 2023 PLANNING COMMISSION MEETING At the April 24 Plannina Commission meetina. the item was tabled at the applicant's reauest to allow for additional time to address outstanding comments on the proposed Planned Zoning District. The aDDlicant resubmitted. and the attached booklet reflects the most recent version of the applicant's request. BACKGROUND: The subject property is located in west Fayetteville, southeast of the intersection of W. Martin Luther King Jr. Blvd and S. Rupple Road. While a leg of the overall property has frontage along W. Martin Luther King Jr. Blvd, the area in question is about 300 feet south without access to a public street. Undeveloped and mostly covered in tree canopy, there is an approximately 7% slope upward as the portion of the property in question moves south. The entire property is outside of the Hillside Hilltop Overlay District. Surrounding land uses and zoning is depicted in Table 1. Table 1: Surrounding Land Use and Zoning Direction Land Use Zoning North Undeveloped UT, Urban Thoroughfare South Undeveloped/Single-Family R-A, Residential -Agricultural Residential East Undeveloped CS, Community Services; R-A, Residential -Agricultural West Undeveloped UT, Urban Thoroughfare; R-A, Residential Agricultural Planning Commission May 8, 2023 PZD-2023-0002 (SWEET BAY AT KESSLER) Paqe 1 of 39 Proposal: The applicant requests to rezone the property to a Residential Planned Zoning District with three Planning Areas, as described below: • Planning Area #1 — 2.93 acres: The intention of this planning area is to provide cabin - style single-family homes at a maximum density of 10 units per acre that are clustered and concentrated to leave additional room in the planning area for parking, detention, and utilities. The allowable uses are similar to but more limited than those allowed in other single-family zoning districts such as RSF-4 or NC, Neighborhood Conservation. Planning Area #2 — 0.49 acres: This planning area is intended for parkland dedication. The area in question currently includes a portion of a downhill mountain biking trail. Parkland dedication would be required to be evaluated by the Parks and Recreation Advisory Board, and a full evaluation of its suitability for City acquisition would take place during the large-scale development process. The permitted uses are similar to those in the P-1, Institutional zoning district. Planning Area #3 — 0.49 acres: This planning area is intended for natural preservation. There are limited uses permitted, but it does allow for cultural and recreational facilities and other city-wide uses by right. Public Comment: Staff has received minimal public comment on the request, limited primarily to inquiries, and no comments of outright support or opposition. INFRASTRUCTURE: Streets: The Planned Zoning District subject area does not have access to a public street; however, the northern portion of the overall property has frontage to West Martin Luther King Jr. Boulevard (also designated as U.S. Highway 62), which is classified as a Regional High -Activity Link. This street has two travel lanes in each direction with a continuous center left turn lane and is partially improved having asphalt paving, storm drain, curb and gutter, and sidewalk at back of curb. Any street improvements required in these areas would be determined at the time of development proposal. Any additional improvements or requirements for drainage will be determined at time of development. Water: Public water is not available to the subject area; however, public water is available to the northern portion of the property that is not included in this Planned Zoning District request. An existing 18" DIP water main is present along the south side of West Martin Luther King Jr. Boulevard that the developer can connect to. Any required public water main extensions will be reviewed with a submittal for development. Sewer: Sanitary Sewer is not available to the subject area. An off -site sanitary sewer main extension will have to be installed by the developer to the existing 6" VCP sanitary sewer that is present at the southwest corner of the West Martin Luther King Jr. Boulevard and South Smokehouse Trail intersection to serve future development on this property. A downstream sewer capacity analysis may be required with development to determine if the existing 6" VCP sanitary sewer main has adequate capacity for the proposed increases in flow. Drainage: Any additional improvements or requirements for drainage will be determined at time of development. No portion of the subject area lies within a FEMA floodplain, Planning Commission May 8, 2023 PZD-2023-0002 (SWEET BAY AT KESSLER) Paqe 2 of 39 there is no protected stream present, and the property is outside of the Hillside - Hilltop Overlay District. Hydric soils do not appear to be present in the request area but do appear to be present in a small area of the northern portion of the overall property. Hydric soils are a known indicator of wetlands. However, for an area to be classified as wetlands, it may also need other characteristics such as hydrophytes (plants that grow in water), and shallow water during parts of the year. Hydric Soils can be found across many areas of Fayetteville, including valleys, floodplains, and open prairies. It's important to identify these natural resources during development, so when these soils are identified on a property, further environmental studies will be required at the time of development. Before permits will be issued for the property a statement/report from an environmental professional must be provided summarizing the existence of wetlands on the property. If this statement/report indicates that wetlands may be present on site, a USACE Determination of Jurisdictional Wetlands will be required. 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 6, located at 990 S. Hollywood Ave., protects this site. The property is located approximately 1.9 miles from the fire station with an anticipated drive time of approximately 5 minutes using existing streets. The anticipated response time would be approximately 7.2 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 did not comment on this request. Tree Preservation: The proposed PZD, Residential Planned Zoning District, requires 25% minimum canopy preservation. The current zoning district R-A, Residential -Agricultural requires 25% minimum canopy preservation; CS, Community Services requires 20% minimum canopy preservation. CITY PLAN 2040 FUTURE LAND USE PLAN: City Plan 2040 Future Land Use Plan designates the property within the proposed rezone as City Neighborhood. 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. CITY PLAN 2040 INFILL MATRIX: City Plan 2040's Infill Matrix indicates a low infill score for the subject property of 4, which translates to a weighted score of 4. The elements vary by the area of the property being considered, and include the following: • Adequate Fire Response (Station #6, 990 S. Hollywood Avenue) • Near City Park (Centennial Park) Planning Commission May 8, 2023 PZD-2023-0002 (SWEET BAY AT KESSLER) Paqe 3 of 39 Near Paved Trail (S. Rupple Road) Appropriate Future Land Use (City Neighborhood Area) 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 applicant's request to be compatible with existing surrounding land uses. While zoned for higher entitlements generally, the area in question is minimally developed, and well -forested. The applicant's request reflects an incremental increase in density and intensity that both respects the natural features of the site (the slope into Kessler Mountain), while also leaving room at the northern portion of the site for higher intensity uses allowable by -right in its current zoning district. The separation of the PZD into three planning areas indicates a specific intention to work within the confines of existing amenities on the site, including a mountain bike trail that runs into the adjacent property to the west. That same property is also pending transfer to the City of Fayetteville Parks and Recreation Department. The proposed use of single-family cabins is architecturally compatible with the surrounding environment as well. The applicant's request would also allow for short-term rentals. However, since the overall planned zoning district is strictly residential and does not include any commercial or mix of uses, staff finds that any cabins that would like to pursue a short-term rental would require a conditional use permit. Land Use Plan Analysis: Staff finds that the request is consistent with the City's land use and zoning plans. Recently, the City Council adopted a new street section for Smokehouse Trail to incorporate on -street parking to the adjacent mountain biking trails, including the Fayetteville Traverse. Further, the proposal respects the Future Land Use map distinction by leaving the existing UT zoning as is, to allow for higher intensity uses in the future. Staff finds that the proposal meets City Plan 2040 goal by making appropriate infill a high priority; the infill score for the site is currently quite low, so inserting single-family cabins in the area acts as a good transitional development to future high -density development. The proposal also capitalizes on proximity to the trail network. 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 in order to develop a potentially difficult site in a way that is compatible with both current and long-term land uses for the area. The concentrated density allows for additional land on the overall site to be set aside for potential open space and recreational features. 3. A determination as to whether the proposed zoning would create or appreciably increase traffic danger and congestion. Finding: The proposed PZD is not likely to have a significant impact on traffic danger or congestion in the area. The overall proposed vehicular access will be Planning Commission May 8, 2023 PZD-2023-0002 (SWEET BAY AT KESSLER) Paqe 4 of 39 primarily from W. Martin Luther King Jr. Blvd. But with both planned and future trails in the area immediately to the west, the site is also uniquely connected to the greater City of Fayetteville trail network, which provides an alternative source of transportation. The density in the PZD is also less than what is permitted under most of the site's current zoning which under CS, Community Services does not have a stated density limitation. 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 RPZD would not alter the population density in a way that would undesirably increase the load on public services. New sewer and water lines would be required to be extended to the proposed development, at a cost that would be born by the developer. Additionally, a sewer capacity analysis may need to occur during an associated large-scale development. That said, given the proximity to Martin Luther King Jr. Blvd, staff finds that any lack of water and sewer facilities at this time are of a limited concern. 5. If there are reasons why the proposed zoning should not be approved in view of considerations under b (1) through (4) above, a determination as to whether the proposed zoning is justified and/or necessitated by peculiar circumstances such as: a. It would be impractical to use the land for any of the uses permitted under its existing zoning classifications; b. There are extenuating circumstances which justify the rezoning even though there are reasons under b (1) through (4) above why the proposed zoning is not desirable. Finding: N/A Sec. 161.35. 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. (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; Planning Commission May 8, 2023 PZD-2023-0002 (SWEET BAY AT KESSLER) Paqe 5 of 39 (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: As outlined in previous findings, staff finds that the proposal is generally in line with the factors that may be considered with a Planned Zoning District. The proposed PZD is particularly well suited to meet the flexibility, harmony, no negative impact, and natural feature tenets of the ordinance. RECOMMENDATION: Staff recommends forwarding PZD-2023-0002 to City Council, with a recommendation of approval, with conditions as outlined below. Conditions of Approval: 1. Revise the PZD booklet and plans to reflect the following: a. Correct typos throughout b. Consider striking Unit 46 from Planning Area 2; no residential structures are proposed or permitted. c. Strike Unit 26 from Conditional Uses in Planning Area 2; the intention is solely for Parkland d. Clarify density limitation in Planning Area 2, if multi -family uses are removed from that Planning Area e. Add a requirement that states that "Any and all signage shall meet the requirements as set forth in Unified Development Code section 174." f. Add a note about how common areas will be maintained. 2. Parkland dedication must be reviewed by PRAB with the associated development; 3. Any proposed lots without frontage shall provide adequate access for water, sewer, and emergency services; and 4. Proposed fire apparatus access roads shall meet requirements as stated by all applicable fire codes. Planning Commission May 8, 2023 PZD-2023-0002 (SWEET BAY AT KESSLER) Paqe 6 of 39 Planning Commission Action: 71 Forwarded O Tabled O Denied Meeting Date: May 8, 2023 Motion: Garlock Second: Brink Vote: 8-0-0 BUDGET/STAFF IMPACT: None Attachments: • Urban Forestry Memo • Applicant Request Letter • PZD Booklet • One Mile Map • Close Up Map • Current Land Use Map • Future Land Use Map With conditions as recommended by staff. Planning Commission May 8, 2023 PZD-2023-0002 (SWEET BAY AT KESSLER) Paqe 7 of 39 CITY OF r_ FAYETTEVILLE ARKANSAS Urban Forestry Memo TO: Technical Plat Review THRU: Ryan Umberger, Senior Planner FROM: Melissa Evans, Urban Forester MEETING DATE: March 29, 2023 SUBJECT: PZD-2023-0002: SWEET BAY AT KESSLER: Submitted by GAVIN SMITH for property located at W. MARTIN LUTHER KING JR BLVD AND S. SMOKEHOUSE TRL. The property is split zoned CS, COMMUNITY SERVICES, and UT, URBAN THOROUGHFARE and contains approximately 5.61 acres. The request is for the property to be zoned PZD, PLANNED ZONING DISTRICT as a mixed -use space. RECOMMENDATION: Urban Forestry Staff recommends the approval of PZD-2023-0002 since the PZD booklet essentially states that Chapter 167 Tree Preservation and Protection and Chapter 177 Landscape Regulations requirements will be met. The required minimum existing tree canopy coverage is 25% for PZDs. If any portion of the property is in the Hillside Hilltop Overlay District (HHOD), 5% will be added to the canopy requirement to total 30%. It is highly recommended that as many trees be preserved as possible to meet the requirement, and that buildings, parking, utilities and other infrastructure elements be designed around the trees. According to the PZD booklet, this is the approach the developer and designer will take as best possible. Chapter 177 Landscape Regulations must be met also, including street trees along public or private streets and one tree with a tree island per twelve parking spaces. The site plan included in the booklet shows some parking bays that are 14 spaces long which would need a tree island to break up the parking row. Mailing Address: 113 W. Mountain Street Planniia° ,Cm4�iit RbidUille-ar.gov Fayetteville, AR 72701 May 8, 2023 PZD-2023-0002 (SWEET BAY AT KESSLER) Paqe 8 of 39 GAVI N SMITH CIVIL ENGINEERING March 14, 2023 From Gavin Smith, PE CFM Gavin Smith Civil Engineering, LLC 393 N Allen Street Fayetteville, AR 72701 RE: Sweet Bay @ Kessler PZD Hello, To City of Fayetteville — Planning Staff Please find enclosed with this submission a PZD booklet including a full conceptual proposal for the rezoned portion of the proposed development. Scope: (35) cabins and associated roads, parking, natural spaces, and public utilities. Thank You, Gavin Smith PE CFM www.grsmithcivilengineering.com (479) 935 0644 Planning Commission May 8, 2023 PZD-2023-0002 (SWEET BAY AT KESSLER) Page 9 of 39 Sweet Bay @ Kessler Residential Planned Zoning District Sweet Bay @ Kessler A: Ownership: D&B of Northwest Arkansas, LLC PO Box 1146 Farmington, AR 72730 Planning Commission May 8, 2023 PZD-2023-0002 (SWEET BAY AT KESSLER) Page 10 of 39 Sweet Bay @ Kessler Residential Planned Zoning District B. Scope & Project Proiect Descriotion: The total property is 5.59 acres. The Planned Zoning District is for the rear 4.49 acre portion of the property. Currently the property, roughly a boot shape, includes 3 different zonings. The front of the project lot borders MILK and is zoned as UT: Urban Thoroughfare; 1.10 acres (19.7%). The middle portion is zoned CS: Community Services; 2.69 acres (48.1%). The rear of the Project is zoned R-A: Residential - Agricultural; 1.80 acres (32.2%). This proposal only unifies and rezones the back 2 sections, from CS and R-A to RPZD. The front portion will remain UT and be developed for a commercial use appropriate to the frontage. The purpose of this Rezone is to uniformly develop the back portion of the site. Currently the small portion of land at the rear has less than the minimum 2 acres for even a single home. Every effort has been made to tone down the development style of the proposal towards a balanced use of the forested toe of Kessler Mountain. Scope: (25) cabin like single family residences and associated roads, parking, natural spaces, and public utilities. C. General Project Concept Site Major Elements Considerations: i. Flexibility —This proposal offers an alternative not available directly though other zoning. By squeezing the parking areas together and distributing the houses on only those portions of land suitable for construction without regard to street frontage, this plan utilizes the site for a residential use, while maximizing and preserving the maximum amount of natural space. ii. Compatibility —The surrounding properties are undeveloped, with a high development possibility to the north and a low possibility to the south. This project incorporating a medium density with an emphasis on tree preservation and natural space serves as a gradual transitional area between the undeveloped forest of Mount Kessler and the intense corridor of M LK. iii. Harmony —Several design considerations for this project were tree preservation and maintaining the character of the land including the medium mature woodlands and transitional ecological succession character of the former farmland. iv. Variety —This PZD offers variety because it includes a preservation approach for the onsite wooded drainage channels, includes a preservation area around the existing bike trail, and includes several small pods of houses that each have a group orientation to create 4 to 5 separate micro communities. v. No negative impacts —This project does not create negative impacts for future developments on adjacent properties. The natural drainage pattern changes and other changes are mitigated within the boundary of the site. vi. Coordination —The neighboring property owners were all introduced to the project and given an opportunity to discuss the project. Several meetings were held with the owner of the corner property to discuss access. Both the trailblazer group (current owner) and the Fayetteville parks department were approached and invited to give input on the design and location of the PZD proposal. A loose association of the residential neighbors in the nearest neighborhood were Planning Commission May 8, 2023 PZD-2023-0002 (SWEET BAY AT KESSLER) Page 11 of 39 Sweet Bay @ Kessler Residential Planned Zoning District contacted. A presentation was given to them about the proposed development and a subsequent input session to hear their opinions. vii. Open space — This proposal includes several natural areas adjacent to streams and focuses small clusters of residential units around shared open space and tight porch paths and orients the rears toward natural areas creating a front porch community feel. Neighbors must pass their neighbors' front doors on the way to their cars but can also find privacy. viii. Natural features — Several natural intermittent channels and trees occupy the site. These areas are left as they are. Tree Preservation is discussed below. ix. Future Land Use — Please see item J discussed below. x. Special Features —This land is currently undeveloped. The site is now wooded but was previously farmland. The land is currently not utilized. xi. Recognized Zoning Considerations —There are no recognized zoning considerations for this site. Streets Streets are 26' wide asphalt. Trail and Pedestrian Conn A proposed section of the trail would come to the site where it borders MLK giving residents direct access to the greenway system. The immediate trail connectivity would make car -less bicycle living feasible for the adventurous. 4. Lot Layout This project is conceived as a single owner rental project without any proposed subdivision of lots. Undisturbed Natural Buffer areas The existing intermittent runoff channels on the site were carefully avoided and buffered against development. Trees adjacent to and in the channels have been left in place. Stream crossings are minimal and situated perpendicular for minimum disturbance. Tree Preservation Areas A giant and ancient oak tree was immediately identified as a critical tree for preservation. Many aspects of the unconventional layout of the site can be traced directly back to this tree and centering the development around it. Tree preservation areas are also intermittent channel buffering areas. The site layout was predicted to avoid work in and near the channels and preserving tree cover in a strip around the channels. PZDs require 25% of the canopy to be preserved. This proposal preserves slightly more than 30% as presented. Stormwater Detention Areas and Drainage Stormwater detention is achieved using porous gravel reservoirs situated beneath permeable paver parking areas. For greater rainstorm events like to the 50 and 100 year storms the parking lot is also designed to hold up to 6" of water, which is a great enough quantity to attenuate storm flows, but not enough to flood cars or damage property. Preliminary stormwater models show that the site as designed provides the required Stormwater detention and water quality treatment required by the Drainage Planning Commission May 8, 2023 PZD-2023-0002 (SWEET BAY AT KESSLER) Page 12 of 39 Sweet Bay @ Kessler Residential Planned Zoning District Criteria Manual. Stormwater calculations and design will be verified and reviewed as part of a subsequent large-scale development, so while the presented design accounts for stormwater, the city will have additional opportunities for comment, review, and approval. Fire Access and Fire Code The cabins and roads as shown in the proposed exhibit meet all applicable requirements for fire apparatus access. The roads are 26' wide. Turn radii are 28' or greater. Road length from Appendix D compliant turn-arounds are 150' or less. Two separate fire access roads connect the site to the street system, one at the front of the site to MLK and a second proposed drive connecting to Smokehouse Trail to the west. Site Grading The parking lots are situated parallel to the natural contours so that slight cut grading up hill and fill grading downhill allows the parking to the flat and double as detention areas. Each cabin is conceived as an elevated slab that preserves the adjacent native grade. Connection paths would be at grade. Necessarily flat areas to connect ADA parking to ADA units are situated on the lower parking area where the native grade is natural much flatter. This technique of following the contours for the graded elements reduces the amount of site grading and soil disturbance usually associated with a development of this size and density. Planning Commission May 8, 2023 PZD-2023-0002 (SWEET BAY AT KESSLER) Page 13 of 39 Sweet Bay @ Kessler Residential Planned Zoning District D. Site Areas Figure 1 - Site Area of Current Zoning Figure 2 - Site Area of Proposed PZD Planning Commission May 8, 2023 PZD-2023-0002 (SWEET BAY AT KESSLER) Paqe 14 of 39 Sweet Bay @ Kessler Residential Planned Zoning District E. Existing & Proposed Zoning Standards Existing RA Existing CS Proposed Planning area 1—Single Family Residential Proposed Planning Area 2 — Parkland Dedication Proposed Planning Area 3 — Preservation Area Planning Commission May 8, 2023 PZD-2023-0002 (SWEET BAY AT KESSLER) Paqe 15 of 39 4/27/23, 5:25 PM 161.22 - Community Services Fayetteville, AR Code of Ordinances (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 1 City-wide uses by right Unit 4 1 Cultural and recreational Unit 5 Unit 8 Government facilities Single-family dwellings Two-family dwellings Unit 9 Unit 10 Unit 13 Three (3) and four (4) fan Eating places Unit 15 1 Neighborhood Shopping Unit 24 1 Home occupations Unit 25 1 Offices, studios and relat Unit 26 1 Multi -family dwellings Unit 40 1 Sidewalk Cafes Unit 41 1 Accessory dwellings Planning Commission about:blank May 8, 2023 1/4 PZD-2023-0002 (SWEET BAY AT KESSLER) Paqe 16 of 39 4/97/91 5.95 PM Fayetteville, AR Code of Ordinances Unit 44 Unit 45 Unit 46 Unit 2 Unit 3 Unit 14 Unit 16 Unit 17 Unit 18 Unit 19 Unit 28 Unit 34 Unit 35 Unit 36 Unit 42 Cluster Housing Development Small scale production 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. City-wide uses by conditional use permit Public protection and utility facilities Hotel, motel and amusement services Shopping goods Transportation, trades and services Gasoline service stations and drive-in/drive-through restaurants Commercial recreation, small sites Center for collecting recyclable materials Liquor stores Outdoor music establishments Wireless communication facilities* Clean technologies about:blank Planning Commission May 8, 2023 2/4 PZD-2023-0002 (SWEET BAY AT KESSLER) Page 17 of 39 4/27/23. 5:25 PM Fayetteville, AR Code of Ordinances (C) Density. None. (D) Bulk and Area Regulations. (1) Lot Width Minimum. Dwelling All others (2) Lot Area Minimum. None. (E) Setback regulations. Front: Side and rear: Side or rear, when contiguous to a single- family residential district: (F) Building Height Regulations. Building Height Maximum 18 feet None A build -to zone that is located between 10 feet and a line 25 feet from the front property line. None 15 feet 5 stories (G) Minimum Buildable Street Frontage.50% of the lot width. Planning Commission about:blank May 8, 2023 3/4 PZD-2023-0002 (SWEET BAY AT KESSLER) Page 18 of 39 4/27/23. 5:25 PM Fayetteville, AR Code of Ordinances (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. 6223, §1, 9-3-19; Ord. No. 6409 §1, 2-2-21; Ord. No. 6427, §§1(Exh. C), 2, 4-20-21; Ord. No. 6497, §1, 10-19-21) Editor's note— Ord. No. 6625 , §1 adopted December 6, 2022, "determines that Section 2 of Ordinance 6427 (Sunset Clause) be amended so that Ordinance 6427 and all amendments to Code Sections ordained or enacted by Ordinance 6427 shall automatically sunset, be repealed and become void on December 31, 2023, unless prior to that date the City Council amends this ordinance to repeal or further amend this sunset, repeal and termination section." Planning Commission about:blank May 8, 2023 4/4 PZD-2023-0002 (SWEET BAY AT KESSLER) Page 19 of 39 4/27/23, 5:26 PM Fayetteville, AR Code of Ordinances 161.03 - District R-A, Residential -Agricultural (A) Purposes. The regulations of the agricultural district are designed to protect agricultural land until an orderly transition to urban development has been accomplished; prevent wasteful scattering of development in rural areas; obtain economy of public funds in the providing of public improvements and services of orderly growth; conserve the tax base; provide opportunity for affordable housing, increase scenic attractiveness; and conserve open space. (B) Uses (1) Permitted Uses. City-wide uses by right Public protection and utility facilities Animal hi ichnnrim/ (2) Conditional Uses. Unit 2 1 City-wide uses by conditional use permit Unit 4 1 Cultural and recreational facilities about:blank May 8, 2023 1/3 PZD-2023-0002 (SWEET BAY AT KESSLER) Paqe 20 of 39 4/27/23, 5:26 PM Fayetteville, AR Code of Ordinances Unit 5 Government facilities Unit 20 Commercial recreation, large sites Unit 24 Home occupations Unit 35 Outdoor Music Establishments Unit 36 Wireless communications facilities Clean technologies Unit 42 (C) Density. Units per acre One-half (112) (D) Bulk and Area Regulations. Lot width minimum 200 feet Lot Area Minimum: Residential: 2 acres Nonresidential: 2 acres Lot area per dwelling unit 2 acres (E) Setback Requirements. Planning Commission about:blank May 8, 2023 2/3 PZD-2023-0002 (SWEET BAY AT KESSLER) Paqe 21 of 39 4/27/23, 5:26 PM Fayetteville, AR Code of Ordinances Front Side Rear 35 feet 20 feet 35 feet (F) Height Requirements. There shall be no maximum height limits in the R-A District, provided, however, if a building exceeds the height of one (1) story, the portion of the building over one (1) story shall have an additional setback from any boundary line of an adjacent residential district. The amount of additional setback for the portion of the building over one (1) story shall be equal to the difference between the total height of that portion of the building and one (1) story. (G) Buildingarea. None. (Code 1965, App. A., Art. 5(1); Ord. No. 1747, 6-29-70; Code 1991, §160.030; Ord. No. 4100, §2 (Ex. A), 6-16- 98; Ord. No. 4178, 8-31-99; Ord. No. 5028, 6-19-07; Ord. No. 5128, 4-15-08; Ord. No. 5195, 11-6-08; Ord. No. 5238, 5-5-09; Ord. No. 5479, 2-7-12; Ord. No. 5945, §3, 1-17-17; Ord. No. 6015, §1(Exh. A), 11-21-17; Ord. No. 6427, §§1(Exh. C), 2, 4-20-21) Editor's note— Ord. No. 6625 , §1 adopted December 6, 2022, "determines that Section 2 of Ordinance 6427 (Sunset Clause) be amended so that Ordinance 6427 and all amendments to Code Sections ordained or enacted by Ordinance 6427 shall automatically sunset, be repealed and become void on December 31, 2023, unless prior to that date the City Council amends this ordinance to repeal or further amend this sunset, repeal and termination section." Planning Commission about:blank May 8, 2023 3/3 PZD-2023-0002 (SWEET BAY AT KESSLER) Page 22 of 39 RPZD Sweet Bay @ Kessler Proposed Zoning Planning Area 1 Single Family Residential Area. (A) Purposes. The purpose of this planning area is to provide single family living in a manner that increases community interaction by clustering houses and minimizing ecological disturbance by concentrating parking, detention, and utilities. This PZD creates a buffer between the low density and mostly undeveloped slope of Kessler Mountain and the high intensity of the rapidly growing MLK corridor connecting Fayetteville and Farmington. (B) Uses (1) Permitted Uses. Unit 1 City-wide uses by right Unit 3 Public protection and utility facilities 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 4 Cultural and recreational facilities Unit 24 Home occupations (C) Denisty Units Per Acre 10 (D) Bulk and Area Regulations Lot Width Minimum None Lot Area Minmum Residential None Nonresidential None Lot Area per dwelling unit None (E) Setback Regulations Front Side Rear 15 feet 15 feet 15 feet (F) Height Requirments. 3 stories (G) Building Area. None Planning Commission May 8, 2023 PZD-2023-0002 (SWEET BAY AT KESSLER) Page 23 of 39 RPZD Sweet Bay @ Kessler Proposed Zoning Planning Area 2 Park Land Dedication Area (A) Purposes. The purpose of this planning area is to create an area of park land. This area includes a part of a trailblazers downhill mountain biking trail. Trailblazers is currebntly oin the process of donating the adjacent property to the city for the use of a downhill mountainbiking park. This area be deidcated to the city during the large scale development of the subject property for this PZD. (B) Uses (1) Permitted Uses. (C) Unit 1 City-wide uses by right Unit 4 Cultural and recreational facilities Unit 5 Government Faclities 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 26 Multi -family dwellings Unit 36 Wireless communication facilties Unit 42 IClean technologies I Units Per Acre (None I (D) Bulk and Area Regulations Lot Width Minimum None Lot Area Minmum Residential None Nonresidential None Lot Area per dwelling unit None (E) Setback Regulations Front Side Rear 30 feet 20 feet 25 feet (F) Height Requirments. There shall be no maximum height limit provided, however, 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 boundary line of an adjacent residential 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. On any lot the area occupied by all buildings shall not exceed 60% of the total area of such lot. Accessory ground mounted solar energy systems shall not be considered buildings. Planning Commission May 8, 2023 PZD-2023-0002 (SWEET BAY AT KESSLER) Page 24 of 39 RPZD Sweet Bay @ Kessler Proposed Zoning Planning Area 3 Natural Preservation Area (A) Purposes. The purpose of this planning area is to create a buffer around the existing onsite drainage channels. This area is inlcusive of the hoigh priority preservation Post oak tree. (B) Uses (1) Permitted Uses. (C) Unit 1 City-wide uses by right Unit 4 Cultural and recreational facilities (2) Conditional Uses. Unit 2 City-wide uses by conditional use permit Unit 3 Public protection and utility facilities Unit 42 Clean technologies I Units Per Acre (None I (D) Bulk and Area Regulations Lot Width Minimum None Lot Area Minmum Residential None Nonresidential None Lot Area per dwelling unit None (E) Setback Regulations Front Side Rear 30 feet 20 feet 25 feet (F) Height Requirments. There shall be no maximum height limit provided, however, 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 boundary line of an adjacent residential 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. On any lot the area occupied by all buildings shall not exceed 60% of the total area of such lot. Accessory ground mounted solar energy systems shall not be considered buildings. Planning Commission May 8, 2023 PZD-2023-0002 (SWEET BAY AT KESSLER) Page 25 of 39 Sweet Bay @ Kessler Residential Planned Zoning District F. Site Analysis The site is covered evenly by a mixture of scrub to medium mature stands of oak/hickory forest on the lower toe of the Mount Kessler hill. G. Recreational Facilities The site is near both hiking trails in the hills above the old smokehouse and bike trails on the neighboring property owned and operated by trail blazers. The regional greenway system comes to the site. H. Reason for Rezoning The purpose of this Rezone is to uniformly develop the back portion of the site. This proposal only unifies and rezones the back to 2 sections, from CS and R-A to this PZD. The front portion will remain UT and be developed for mixed commercial use appropriate to the frontage. I. Relationship to Adjacent Properties To the North is ultimately MILK Boulevard, but the Large -Scale Development after this rezoning would include a proposed development of small size cluster of commercial spaces. To the West are two properties, the northern is currently under review for a proposed gas station/convenience store, and the southern is owned by trailblazers and contains bike trails. This project would build an access between these two properties and a trail head for the trailblazer property. To the East is a currently vacant property that was previously approved for an expansive RV park. To the South is a lot owned by trailblazers that they are currently offering for sale. J. Comprehensive Land Use Plan The entirety of this site is designated as "City Neighborhood" in the 2040 Master Plan and is shown as such on the City's "future Land Use Plan. The City Plan lays out guiding policies for City Neighborhood. This project complies with the lands use plan by providing: 1. Adequate infrastructure 2. Trail connectivity for walking and biking 3. ADA compliant mixed use 4. Appropriate density for the site 5. Streets and walking paths that suit the land 6. Encourage neighborliness 7. Vernacular materiality of built structures K. Impact on City Services Planning Commission May 8, 2023 PZD-2023-0002 (SWEET BAY AT KESSLER) Page 26 of 39 Sweet Bay @ Kessler Residential Planned Zoning District This project would add to the water and sewer infrastructure of the city. This project would require trash services. L. Conceptual Description 1. Screening and Landscape The proposed landscape material for Sweet Bay @ Kessler shall share the Ozark — Woodland character of the surrounding areas by using plant species native to this region. The landscape palette will range from large shade trees, ornamental trees, to low, space -defining plantings that respond and reflect its context to Mt. Kessler Park. Provided buffers shall meet the required widths and materials as listed in the City of Fayetteville Code of Ordinances. The property is surrounded by commercial or residential - agricultural zones and will not negatively impact the adjacent properties. 2. Traffic Circulation Traffic will enter the site via an existing curb cut along MLK. 3. Parking Standards Parking shall be per the minimum requirements for the residential uses in the Unified Development Code in regard to standard spaces and ADA spaces, 2 spots per unit, with 2 ADA spaces. 4. Perimeter treatment Where possible vegetation shall be left around the perimeter of the site. 5. Sidewalks Concrete sidewalks shall connect the residential units to the public right of way. 6. Streetlights Streetlights shall be added as required along streets for minimum lighting requirements. Parking lots shall include lighting. All lights shall be cutoff type. 7. Water Water shall connect to the site via the mains along MLK. All water improvements shall be per the standard details and specifications of the city, reviewed by the city, and contingent upon approval of the Arkansas Department of Health. 8. Sewer Planning Commission May 8, 2023 PZD-2023-0002 (SWEET BAY AT KESSLER) Page 27 of 39 Sweet Bay @ Kessler Residential Planned Zoning District Sewer shall connect to the site via the manhole located at the intersection of MLK and Smoke House trail via a new main built in the existing easement along MLK. The existing easement contains an easement that has sufficient width to include a sewer main with appropriate offset. All water improvements shall be per the standard details and specifications of the city, reviewed by the city, and contingent upon approval of the Arkansas Department of Health. 9. Streets and Draina Streets shall be asphalt, 26' in width and capable of support heavy vehicles including fire trucks and trash trucks. Parking areas shall be permeable paver basin structures with void space gravel detention. Roofs shall be hard piped to parking basins. To the greatest extent possible natural surface drainage patterns shall be preserved. Drainage improvements shall meet the requirements of the Drainage criteria manual. 10. Construction of Non-residential Facilities No non-residential facilities are proposed within the boundaries of the PZD. 11. Proposed Signage No signage is proposed. 12. View Protection The site is isolated from direct public view by the neighboring properties. 13. Covenants, Trusts, and Homeowner Association No covenants and no homeowner association are proposed. Planning Commission May 8, 2023 PZD-2023-0002 (SWEET BAY AT KESSLER) Page 28 of 39 Sweet Bay @ Kessler Residential Planned Zoning District M. Architectural Standards -Architectural standards shall generally reflect elevations as submitted. Planning Commission May 8, 2023 PZD-2023-0002 (SWEET BAY AT KESSLER) Page 29 of 39 'i r c „\ B l E V/ en- � 1 o V% d-O I l'i - - O 1 1001 U- ° NIL J _- ��� run -Q � r v $GYGGYI% V l n^ 1 W. O 1 J f - A -.i 1A 1 �j ro o KA- HEATED SPACE: 700 SF 1 "" MltlM 2404 ���q Ill SWEET BAY AT KESSLER D & B OF NWA ov <o W1aY 8202 9FA ME-LLE,AR PZD- 002'"�(MEET BA`�A`�`� §� 'TER Page 30 of 39 LOLZL yy'elpnaua�ej ww pnq.oq®Iaey>!w Ntl'311IA3.U3AW6 •a'S" •Pvzez `dMN 30 918 d N31SS3)1 lb ),V9133MS wmyw�!.ey=!w �l Ligia,Hoq -1. r� COL 'J I r j "4 —� Y FinG n�_ ! i i i81 ozo O O in U_ g N W V N W Q W 2 Planning Commission May 8, 2023 S PZD-2023-0602 (SWEET BAY AT KESSLER) Paqe 31 of 39 Sweet Bay @ Kessler Residential Planned Zoning District N. PZD Exhibits Planning Commission May 8, 2023 PZD-2023-0002 (SWEET BAY AT KESSLER) Paqe 32 of 39 Z 133HS GZd A1213dMld �131SSD @ AVU 133MS a N W w a O Y m � U Z ` O F CD Z_ Q LL z 0 F— a U_ J a F— U_ rC DC F— LU J Q LU z z Q O m LU F— LU wa J w Z p viw OFw�owZ?p ZZQF ZOw �o1�a QQ Q�m.WOOVZ� CiaZ��dowwwOuo m,N-IZHFz Z w w= Z x 0 a z 7 l7 m Omx zz zZz C Z H Z F V N Z U w Z 7 U Z Z X w a F U m t n ozo=�ZFwoQow vlwwOOrn�l^v�OQ W p w p W N 7 NO H O m pioOF�C%°iw o w c.7�xamz vlw— d J Z �x=Owm J ,n�oN O ZOQOjwOm� ^cc d Wzuz = UFmO � 2 �U y CIH ponZ Zw vUi~a�¢v~iz,QnOxOZO O xQ�¢ J �nHww� ��zwwxxzc�F�x,�� aa3�z»?z ¢D�o - Q F- 2 O O o w F M D O<UU a p H O ou z a ed F J r ❑W 0a z m O s H p a� N Y s Z W Q N ❑ a o Q C z z Q Q a r� 0 0 z ❑ a z z d Cam= =U' m Z N w O N V1Z rl zz zw Ln.. a> a Planning Cb'mmission May 8, 2023 PZD-2023-0002 (SWEET BAY AT KESSLER) Page 33 of 39 Z 133HS aZd 3sn (INV] d31SS3>1 @ AVO 133MS m o N rt C Q a N y ` U A b Q O J00 rt rn � rn U oa �v � uN z 0 Q _U J Q U_ re re, �-- w cn J Q Ln Ln "' z �z QoN mo �z LU z wa J Ln m rn N O N c\-I '=3 ZZ 0 Planning OmLission May 8, 2023 PZD-2023-0002 (SWEET BAY AT KESSLER) Page 34 of 39 E 133HS aZd NVI&J31SVA d31SS3>1 @ AVO 133MS z 0 Q _U J Q U_ re w J 0 "I z (IJ30 Q N r) �z LU z wa J 0 0 U J Z d � a d m CQ] W W W Z 0 W LL U Y d a cc Q w Zce m 0 ce W 0 0 0 ArAk C Z V Qc w VQ0 LL Q V °Q° a U Q w w Z o w Z z Z Z O j w a Vf W a F V1 r w 2 Q Z > Zma > w;ma w a w �w J V m Z J V m w W Z w Z w Q d NW0 QW0 CO 0 W w mZ rn N a O �w I �z Ln- ZZ Planning Commission May 8, 2023 PZD-2023-0002 (SWEET BAY AT KESSLER) Page 35 of 39 PZD-2023-0002 W. MARTIN LUTHER KING JR One Mile View BLVD AND S. SMOKEHOUSE 0 0.13 0.25 0.5 Miles P!k p -..; li ima C-0 I��Cs'ys 4114 SS 1 1 1 1 1 Regional Link Neighborhood Link Regional Link- High Activity — Unclassified — Alley — Residential Link 0 Planned Neighborhood Link Planned Residential Link Shared -Use Paved Trail Trail (Proposed) Fayetteville City Limits 1 1 Planning Area Subject Property ORTH RSF-2 RSF-4 -------- - - - - ------ - - - - -� ----- RSF-1 , 0 Planning Area Fayetteville City Limits :aalae l� l� Ganaral Ind�alnal RESIDENT IALSINGLE-FAMILY EXTRACTION Ml =E-1 RI-U COMMERCIAL all Residential-O%ice NS-L C-1 �Rasidandal-Agdcunural RSF-.5 C RSF-1 FORM BASED DISTRICTS RSF-2 Downtown Core RSF< Urhan Tlwrooghhre Canter RSFA =Malnatreat Downa— Generel RSF-18 Community Serviwa RESIDENTIAL MULTI -FAMILY Neighborhaad Services RMF 6 I111111111 Neighborhaad Conserradan RMF-12 PLANNED ZONING DISTRICTS RMF-1a Commercial, Industrial, Residential RMF-2a INSTITUTIONAL R.— INDUSTRIAL - aavv commarelal am Lgm meaawal annlnn .nmmlcslnn May 8, 2023 PZD-2023-0002 (SWEET BAY AT KESSLER) Paqe 36 of 39 PZD-2023-0002 W. MARTIN LUTHER KING JR Close Up View BLVD AND S. SMOKEHOUSE Zoo '''''��MPRNG r� K UT �' i i i i J f� MoKEN�Ug� �S Z O O .711 r, r z RSF-4 Regional Link Regional Link - High Activity Residential Link Hillside -Hilltop Overlay District ~ Planning Area _ ! Fayetteville City Limits -- Shared -Use Paved Trail — — — Trail (Proposed) 0 75 150 Subject Property Feet 300 1:2,400 R-A 450 CS --HANSHEW RD Residential -Agricultural RSF-4 C-1 ■ Urban Thoroughfare 600 Community Services May 8, 2023 PZD-2023-0002 (SWEET BAY AT KESSLER) Page 37 of 39 PZD-2023-0002 W. MARTIN LUTHER KING JR Current Land Use BLVD AND S. SMOKEHOUSE TRL NORTH Zone A D ,•••o I Z CommercialVA I • K G 14 R N •� - .... ,. . �t 1 r� y y y r. s w a , Undeveloped` Subtect Property Single -Family Residential Y F; Single -Family Residential & Undeveloped Y . _ Regional Link FEMA Flood Hazard Data Regional Link - High Activity 100-Year Floodplain Residential Link Feet Floodway Trail (Proposed) 0 112.5 225 450 675 900 Planning Area Fayetteville City Limits 1:3,600 anninq Uommission May 8, 2023 PZD-2023-0002 (SWEET BAY AT KESSLER) Paqe 38 of 39 PZD-2023-0002 Future Land Use W. MARTIN LUTHER KING JR BLVD AND S. SMOKEHOUSE GPR�EN�P�R� Residential D I Neighborhood N �NE-LN—m r r D r z City Neighborhood �S f_q?,. z 5r- 0 H 0 0 2 Natural 40 Regional Link Regional Link - High Activity Residential Link Planning Area Fayetteville City Limits - - - Trail (Proposed) Feet 0 145 290 580 870 :11 ORTH Rural Resident Civic and Private Open Space City Neighborhood Civic Institutional Civic and Private Open Space Industrial Natural Non -Municipal Government 1,160 Residential Neighborhood Rural Residential Urban Center May 8, 2023 PZD-2023-0002 (SWEET BAY AT KESSLER) Page 39 of 39 9 9 Washington County, AR Bled on I certify this instrument M s 0710612023 03:46: and recorded in Real Estate File Number 2023-00017259 Ky1e Sylvester - Circuit Clerk