TO: Mayor and Members of City Council
THRU: Planning Commission
Clayton Deaton, AICP - Planning & Zoning Division Manager
FROM: Scott Walters - Senior Planner
DATE: May 21, 2024
RE:
Title
Neighborhood Compatibility Permit request by Abel Young to develop an 8-unit cottage development to support homeless veterans located at 751 Johnson Street.
end
COUNCIL DISTRICT(S):
Council District(s)
District 4 - D.J. Haire
b
Relationship To Strategic Plan:
Strategic Operating Plan FY 2022
Goals 2027
• Goal II: Responsive City Government Supporting a Diverse and Viable Economy
• Objective 2.1 - To ensure a diverse City tax base.
• Objective 2.4 - To sustain a favorable development climate to encourage business growth.
• Goal III: City invested in Today and Tomorrow
• Objective 3.2 - To manage the City's future growth and strategic land use.
Executive Summary:
Abel Young has submitted a request for a Neighborhood Compatibility Permit to establish an 8-unit cottage development designed to support homeless veterans. This proposed project will be located on three contiguous parcels, strategically positioned between and fronting both Anita Road and Johnson Street.
Background:
On August 11, 2014, the Council enacted an ordinance amendment to authorize "Cottage Developments" within the AR and SF zoning districts, contingent upon approval through the Neighborhood Compatibility Permit process.
On April 5, 2024, Mr. Abel Young formally submitted a request to the Development Services Department for a Neighborhood Compatibility Permit to develop an 8-unit Cottage Development.
Issues/Analysis:
REVIEW PROCEDURE
The Neighborhood Compatibility Permit (NCP) requires the Planning Commission to consider the following matters:
1. Extent of Deviation from Development Standards in Chapter 30:
• Staff Comments:
• For cottage developments, the minimum development area shall be 30,000 square feet. Apart from this restriction, cottage developments are not subject to the lot size, width, or frontage limitations of the underlying zoning district.
• The minimum number of units in a cottage development shall be 5, with a maximum of 12 units.
2. Rationale for Deviations Provided by the Applicant:
• Refer to the applicant’s application for detailed rationale.
3. Promotion of City Goals for Neighborhood Compatibility, Adaptive Reuse, and High-Quality Development:
• Staff Comments:
• Neighborhood Compatibility: The concept of cottage developments was adopted by the City Council to provide flexibility in development and to utilize land more efficiently with a slightly higher density than single-family developments.
• Adaptive Reuse: Not applicable, as this is a proposed new development.
• High-Quality Development: Cottage developments require alternative design layouts that incorporate open spaces, common areas, walking paths, and vegetative buffers. They serve as a transition between single-family homes and condominiums/townhomes.
4. Creative and Effective Addressing of Site-Specific Issues and Constraints:
• Staff Comments:
• To be provided based on the specifics of the site, including topography, access, property utilization, and other relevant factors.
NEIGHBORHOOD ASSESSMENT
2040 Land Use Plan:
• The current Land Use Plan designates low-density residential use for the eastern, southern, and western property boundaries, and park/open space for the northern boundary.
Adjacent Properties:
• NORTH: Right-of-way (ROW) of Anita Road and a large undeveloped wooded lot (City of Fayetteville).
• WEST: Three undeveloped wooded lots.
• SOUTH: ROW of Johnson and Bremer Streets with single-family homes on both corners.
ISSUE(S)
The cottage development standards mandate that all buildings be set back a minimum of 25 feet from all property lines.
1. Setback Deviation:
• The owner/developer has proposed a setback deviation, reducing the required 25-foot setback to 11.23 feet along the southeastern property line adjacent to unit #8, as shown on the site plan.
Budget Impact:
While the approval of this Neighborhood Compatibility Permit (NCP) will not have an immediate budgetary impact, it is anticipated that there will be a future benefit in the form of taxes collected from any subsequent development on the property.
Options:
1. Approve the NCP in total as presented based on the evidence submitted (recommended);
2. Approve the NCP in part as presented based on the evidence submitted;
3. Deny the NCP.
Recommended Action:
The Professional Planning Staff recommends that the Planning Commission move to APPROVE of the Neighborhood Compatibility Permit based on the following:
• The proposed cottage development aligns with the overall intent of the ordinance, which aims to promote flexible and efficient land use, higher density housing options, and community-focused design elements such as open spaces and common areas.
• The development meets all the stipulated requirements of the ordinance, except for one minor deviation. This demonstrates a strong commitment to adhering to regulatory standards and ensuring the project fits within the established guidelines for cottage developments.
• The only exception is a reduced setback along the southeastern property line adjacent to unit #8. Staff believes this minor deviation does not significantly impact the overall quality or compatibility of the development. Therefore, staff recommends approval of the Neighborhood Compatibility Permit, provided the board accepts this specific setback deviation.
Attachments:
1. Application
2. Site Plan