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HomeMy WebLinkAboutOrdinance 6912Page 1 113 West Mountain Street Fayetteville, AR 72701 (479) 575-8323 Ordinance: 6912 File Number: 2025-1354 AN ORDINANCE TO APPROVE A RESIDENTIAL PLANNED ZONING DISTRICT ENTITLED PZD-2025- 002 FOR APPROXIMATELY 66.78 ACRES LOCATED SOUTHEAST OF NORTH DOUBLE SPRINGS ROAD AND WEST DOT TIPTON ROAD IN WARD 4 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-2025-02 as described in Exhibits “A” and “B” attached to the Planning Division’s Agenda Memo and the PZD booklet attached to the Planning Commission Memo which allows the development of approximately 18 acres of attached townhomes with rear entry access, 32 acres of single family dwellings, and 17 acres of open and natural areas on property located southeast of North Double Springs Road and West Dot Tipton Road in Ward 4. Section 2: This PZD approval is subject to the following conditions, which shall be reflected in an updated PZD booklet: 1.Use Unit 8: Single Family Residential shall be removed from Planning Area 1. 2.Use Unit 9: Two-Family Residential shall be removed from the Conditional Use list in Planning Area 3. 3.Planning Areas 1 and 3 shall have a maximum density of 6 units per acre. 4.Planning Area 2 shall have a maximum density of 5 units per acre. Section 3: The PZD Rezone – Amendment Narrative dated October 1, 2025, submitted by the applicant shall be attached to and incorporated into the PZD booklet. The conditions set out in the narrative by the applicant shall be fully implemented as part of any development and cannot be changed or removed without the approval of the City Council. Section 4: 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. Ordinance: 6912 File Number: 2025-1354 Page 2 _______________________________ Molly Rawn, Mayor _______________________________ Kara Paxton, City Clerk Treasurer This publication was paid for by the City Clerk-Treasurer of the City of Fayetteville, Arkansas. Amount Paid: $152.00 PASSED and APPROVED on October 7, 2025 Approved: Attest: SELLERS RD DOT TIPTON RD DO U B L E S P R I N G S R D RSF-4 RSF-1 RSF-2 R-A RSF-8 NHLJKERUKRRG LLQN UQFODVVLILHG RHVLGHQWLDO LLQN PODQQHG NHLJKERUKRRG LLQN PODQQHG RHVLGHQWLDO LLQN PODQQLQJ $UHD )D\HWWHYLOOH &LW\ LLPLWV &ORVH8S9LHZ P=DN. DOUBLE SPRINGS RD & W. DOT TIPTON RD -  )HHW SXEMHFW PURSHUW\  PZD-2025-0002 EXHIBIT 'A' PZD-2025-0002 EXHIBIT B DESCRIPTION TRACT 1: TRACT 1 OF PROPERTY LINE ADJUSTMENT FOR JB HAYS, AS PER PLAT RECORD 2018-00011608 IN THE OFFICE OF THE CIRCUIT CLERK AND EX-OFFICIO RECORDER OF WASHINGTON COUNTY, ARKANSAS, BEING A PART OF THE SE 1/4 OF THE NE 1/4 OF SECTION 15, TOWNSHIP 16 NORTH, RANGE 31 WEST, WASHINGTON COUNTY ARKANSAS, MORE PARTICULARLY DESCRIBED AS FOLLOWS: COMMENCING AT THE SOUTHEAST CORNER OF THE SE 1/4 OF THE NE 1/4 OF SAID SECTION 15, SAID POINT BEING AN ALUMINUM MONUMENT STAMPED PS 1005; THENCE N87°52'48"W 825.34 FEET; THENCE N02°24'15"E 790.00 FEET TO THE POINT OF BEGINNING; THENCE N87°41'55"W 498.00 FEET; THENCE N02°24'56"E 178.10 FEET; THENCE S87°46'22"E 497.97 FEET; THENCE S02°24'15"W 178.75 FEET TO THE POINT OF BEGINNING, CONTAINING 2.04 ACRES, MORE OR LESS AND SUBJECT TO THE RIGHT-OF-WAY OF NORTH DOUBLE SPRINGS ROAD AND THE RIGHT-OF-WAY OF WEST DOT TIPTON ROAD AND SUBJECT TO ANY AND ALL EASEMENTS OF RECORD OR FACT. DESCRIPTION TRACT 2: TRACT 2 OF PROPERTY LINE ADJUSTMENT FOR JB HAYS, AS PER PLAT RECORD 2018-00011608 IN THE OFFICE OF THE CIRCUIT CLERK AND EX-OFFICIO RECORDER OF WASHINGTON COUNTY, ARKANSAS, BEING A PART OF THE SE 1/4 OF THE NE 1/4 OF SECTION 15, TOWNSHIP 16 NORTH, RANGE 31 WEST, WASHINGTON COUNTY ARKANSAS, MORE PARTICULARLY DESCRIBED AS FOLLOWS: COMMENCING AT THE SOUTHEAST CORNER OF THE SE 1/4 OF THE NE 1/4 OF SAID SECTION 15, SAID POINT BEING AN ALUMINUM MONUMENT STAMPED PS 1005; THENCE N87°52'48"W 588.52 FEET TO THE POINT OF BEGINNING; THENCE N87°52'48"W 236.82 FEET; THENCE N02°24'15"E 968.75 FEET; THENCE S87°46'22"E 233.32 FEET; THENCE S02°11'50"W 968.30 FEET TO THE POINT OF BEGINNING, CONTAINING 5.23 ACRES, MORE OR LESS AND SUBJECT TO THE RIGHT-OF-WAY OF WEST DOT TIPTON ROAD AND SUBJECT TO ANY AND ALL EASEMENTS OF RECORD OR FACT. DESCRIPTION TRACT 3: TRACT 3 OF PROPERTY LINE ADJUSTMENT FOR JB HAYS, AS PER PLAT RECORD 2018-00011608 IN THE OFFICE OF THE CIRCUIT CLERK AND EX-OFFICIO RECORDER OF WASHINGTON COUNTY, ARKANSAS, BEING A PART OF THE SE 1/4 OF THE NE 1/4 OF SECTION 15, TOWNSHIP 16 NORTH, RANGE 31 WEST, WASHINGTON COUNTY ARKANSAS, MORE PARTICULARLY DESCRIBED AS FOLLOWS: BEGINNING AT THE SOUTHEAST CORNER OF THE SE 1/4 OF THE NE 1/4 OF SAID SECTION 15, SAID POINT BEING AN ALUMINUM MONUMENT STAMPED PS 1005; THENCE N87°52'48"W 588.52 FEET; THENCE N02°11'50"E 968.30 FEET; THENCE S87°46'22"E 208.15 FEET; THENCE S02°25'37"W 453.56 FEET; THENCE S87°01'48"E 386.85 FEET; THENCE S02°43'07"W 508.65 FEET TO THE POINT OF BEGINNING, CONTAINING 9.11 ACRES, MORE OR LESS AND SUBJECT TO THE RIGHT-OF-WAY OF WEST DOT TIPTON ROAD AND SUBJECT TO ANY AND ALL EASEMENTS OF RECORD OR FACT. DESCRIPTION TRACT 4: TRACT 4 OF PROPERTY LINE ADJUSTMENT FOR JB HAYS, AS PER PLAT RECORD 2018-00011608 IN THE OFFICE OF THE CIRCUIT CLERK AND EX-OFFICIO RECORDER OF WASHINGTON COUNTY, ARKANSAS, BEING A PART OF THE SW 1/4 OF THE NW 1/4 OF SECTION 14, TOWNSHIP 16 NORTH, RANGE 31 WEST, WASHINGTON COUNTY ARKANSAS, MORE PARTICULARLY DESCRIBED AS FOLLOWS: COMMENCING AT THE SOUTHWEST CORNER OF THE SW 1/4 OF THE NW 1/4 OF SAID SECTION 14, SAID POINT BEING AN ALUMINUM MONUMENT STAMPED PS 1005; THENCE N02°43'07"E 55.00 FEET TO THE POINT OF BEGINNING; THENCE N02°43'07"E 453.65 FEET; THENCE N02°29'26"E 52.23 FEET; THENCE N02°41'07"E 30.27 FEET; THENCE S87°35'25"E 196.57 FEET; THENCE N01°27'52"E 531.53 FEET; THENCE S88°12'51"E 388.17 FEET; THENCE S02°34'33"W 1071.05 FEET; THENCE N87°40'03"W 575.52 FEET TO THE POINT OF BEGINNING, CONTAINING 11.76 ACRES, MORE OR LESS AND SUBJECT TO THE RIGHT-OF-WAY OF WEST DOT TIPTON ROAD AND SUBJECT TO ANY AND ALL EASEMENTS OF RECORD OR FACT. DESCRIPTION TRACT A: TRACT A OF PROPERTY LINE ADJUSTMENT FOR GOOSE CREEK ADDITION, LLC, AS PER PLAT RECORD 2025-00004377 IN THE OFFICE OF THE CIRCUIT CLERK AND EX-OFFICIO RECORDER OF WASHINGTON COUNTY, ARKANSAS, BEING A PART OF THE NW 1/4 OF THE SW 1/4 AND PART OF THE SW 1/4 OF THE NW 1/4 OF SECTION 14, TOWNSHIP 16 NORTH, RANGE 31 WEST, WASHINGTON COUNTY ARKANSAS, MORE PARTICULARLY DESCRIBED AS FOLLOWS: BEGINNING AT THE NORTHWEST CORNER OF THE NW 1/4 OF THE SW 1/4 OF SAID SECTION 14, SAID POINT BEING AN ALUMINUM MONUMENT STAMPED PS 1005; THENCE N02°43'07"E 55.00 FEET; THENCE S87°40'03"E 575.52 FEET; THENCE N02°34'33"E 1045.05 FEET TOT HE SOUTH RIGHT-OF-WAY OF DOT TIPTON ROAD AS DEDICATED BY PLAT RECORD 2025-00004377 THENCE ALONG SAID RIGHT-OF-WAY S88°12'51"E 209.00 FEET; THENCE LEAVING SAID RIGHT-OF-WAY S02°33'00"W 511.21 FEET; THENCE S87°39'57"E 536.84 FEET; THENCE S02°35'20"W 535.82 FEET; THENCE S02°35'20"W 54.90 FEET TO THE NE CORNER OF THE NW 1/4 OF THE SW 1/4 OF SAID SECTION 14, SAID POINT BEING A 1/2" IRON PIN; THENCE ALONG THE EAST LINE THEREOF S02°30'49"W 645.23 FEET; THENCE LEAVING SAID EAST LINE S76°39'27"W 1374.86 FEET TO THE WEST LINE OF THE NW 1/4 OF THE SW 1/4 OF SAID SECTION 14; THENCE ALONG SAID WEST LINE N02°34'09"E 1016.60 FEET TO THE POINT OF BEGINNING, CONTAINING 38.51 ACRES, MORE OR LESS AND SUBJECT TO ANY AND ALL EASEMENTS OF RECORD OR FACT. Mailing address: 113 W. Mountain Street Fayetteville, AR 72701 www.fayetteville-ar.gov CITY COUNCIL MEMO 2025-1354 MEETING OF OCTOBER 7, 2025 TO: Mayor Rawn and City Council THRU: Keith Macedo, Chief of Staff Jonathan Curth, Development Services Director Jessica Masters, Planning Director FROM: Donna Wonsower, Senior Planner SUBJECT: PZD-2025-0002: Planned Zoning District (SE OF N DOUBLE SPRINGS RD AND W DOT TIPTON RD/MONARCH SUMMERS, 474, 475 & 514): Submitted by PRISM DESIGN STUDIO for property located SE OF N DOUBLE SPRINGS RD AND W DOT TIPTON RD in WARD 4. The property is zoned R-A, RESIDENTIAL-AGRICULTURAL and RSF-1, RESIDENTIAL SINGLE-FAMILY, ONE UNIT PER ACRE and contains approximately 66.78 acres. The request is to rezone the property to a planned zoning district. RECOMMENDATION: City Planning staff recommends denial and the Planning Commission recommends 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, just southeast of the intersection of Dot Tipton Road and Double Springs Road within city limits. It’s comprised of multiple parcels totaling 66.78 acres, with the northern half of the site zoned R-A, Residential Agricultural, and the southern half zoned RSF-1, Residential Single- Family, One Unit per Acre. The property was annexed into the City of Fayetteville in 2006 and has remained undeveloped since. A portion of the site contains hydric soils. Several rezoning requests have been submitted for the northern half of the property. In 2008, a planned zoning district (PZD) proposal sought to develop 182 single-family homes across three planning areas, with 3.50 acres of public pedestrian trails and green space. The proposed overall density for that project was 4.55 units per acre. While city staff and the Planning Commission recommended denial, the City Council ultimately approved the request. However, in 2015, following the expiration of the PZD without any development, the City Council reverted the property’s zoning back to R-A. In 2020, another rezoning request was submitted to change the zoning for that area to RSF-4, Residential Single-Family, Four Units per Acre. That request was also recommended for denial by staff and the Planning Commission with concerns raised about the proposed density and the property’s location just within city limits. The applicant did not appeal that denial to the City Council. Another rezoning request was received in 2021 which sought to rezone that area to RSF-2, Residential Single-Family, Two Units per Acre. Staff and the Planning Commission again recommended denial, citing concerns regarding suburban sprawl and insufficient infrastructure. That denial was appealed to the City Council but was ultimately upheld during the second reading. In April 2025, another request was received to rezone the entire 66.78 acres to NC, Neighborhood Conservation (RZN-2025-0012). That request was also recommended for denial by staff and the Planning Commission with concerns raised about the proposed density, the property’s location near city limits, and Mailing address: 113 W. Mountain Street Fayetteville, AR 72701 www.fayetteville-ar.gov existing infrastructure capacity. Proposal: The applicant requests to rezone the property to a Planned Zoning District with four planning areas, as described below: 1. Planning Area 1 (~17.86 acres - Estimated Density of 6.02 Units per Acre): The intention of this area is to provide attached townhomes (two-family dwellings) with rear entry access. 2. Planning Area 2 (~28.28 acres - Estimated Density of 4.92 Units per Acre): This planning area is intended to provide small single-family dwelling lots. 3. Planning Area 3 (~3.79 acres - Estimated Density of 5.24 Units per Acre): This planning area is intended to provide large single-family dwelling lots. 4. Planning Area 4 (~16.76 acres - Zero Units per Acre): This planning area is intended to protect open and natural areas on the site, trails, parks, utilities, and stormwater management areas. Public Comment: To date, staff has received two comments in opposition, citing drainage and flooding which impacts both adjacent streets and properties, narrow adjacent streets, impacts from infilling an existing pond, urban sprawl, an inappropriate location for high-density housing and the proximity of townhomes to large existing lots, inadequate infrastructure, creation of a commuter neighborhood with a lack of services, negative impacts to property values, and an increase in the number of rental properties. Staff has also received a letter in support of the request signed by three adjacent neighbors. Land Use Compatibility: Staff finds the proposed rezoning to be generally incompatible with adjoining land uses. This 67-acre site, located on the far west side of Fayetteville, is currently surrounded by large rural residential lots and agricultural land at very low densities. Properties along Double Springs Road and in adjacent areas are composed of residential lots that are generally a few acres in size. While there are some neighborhoods further north and within Farmington city limits that reflect a slightly higher density, similar to RSF-4 zoning, those remain exceptions in the area. Staff finds that the proposal would create an exclusively residential subdivision in an area lacking access to public services, nonresidential amenities, and with minimal or inadequate existing infrastructure. The proposal represents a significant departure from the existing development pattern which would be out of character with the surrounding area. While staff could potentially support the creation of a complete, connected neighborhood which incorporates multiple uses, staff finds the existing proposal is both out of scale and likely to contribute to automobile dependence due to the lack of either existing or proposed nonresidential services in the area. The proposed rezoning to a PZD proposes an aggregate residential density of 4.00 units per acre; however, the overall site plan indicates an overall density of 4.01 units per acre, requiring either an increase in the proposed density or the removal of lot(s). Based on an evaluation of provided number of units in each planning area, individual planning areas range between approximately five to six units per acre. Planning Area 3 lists Use Unit 9: Two-Family Dwellings as both a conditional and by-right use, and Planning Area 4 does not include a minimum buildable street frontage requirement. Staff also notes that there is a notable variation between the stated lot widths listed in the booklet and those shown in the site plan, with the site plan showing lots averaging between 10’ and 20’ larger than the lot widths indicated in the booklet. Finally, because Planning Areas 1-3 include Use Unit 8: Single Family Dwellings even within areas indicated for two-family dwellings, but do not include either maximum lot sizes or widths, the property could feasibly be developed as a single-family subdivision with identical lot widths throughout the site. Land Use Plan Analysis: Staff finds that the proposed rezoning does not align with several of the goals outlined in City Plan 2040. The request is not considered infill or revitalization and instead promotes outward growth that conflicts with the City’s goal of discouraging suburban sprawl. The site lies at the western edge of city limits in an area with limited access to city services and infrastructure. City Plan 2040 encourages growth and infill near the City’s core in order to ensure sustainable land use patterns and infrastructure improvements. The Mailing address: 113 W. Mountain Street Fayetteville, AR 72701 www.fayetteville-ar.gov subject property currently lacks proximity to non-residential services, employment centers, and alternative modes of transportation, which would likely result in increased automobile dependence. The only nonresidential uses are proposed by right within the PZD are Use Unit 4, Cultural and Recreation Facilities within Planning Area 4, with limited options such as home occupations or government facilities proposed through conditional use permits. This conflicts with the City’s goal of building a livable transportation network. The property also only has access to two existing streets, Dot Tipton and Double Springs Roads, which are largely unimproved and are not sufficient to support higher-density development. The proposed site plan only indicates public street access to Dot Tipton Rd., with only an alley shown to connect to Double Springs Rd. Further, the proposed PZD zoning restricts by-right development to only single-family or two-family homes, but with single-family dwellings allowed by right in all residential planning areas. Discouraging a wider range of housing types undermines the City’s goal of promoting attainable housing and conflicts with the property’s Future Land Use Map designation as Residential Neighborhood Area. With these considerations in mind, staff finds that the proposed rezoning is not consistent with the City’s future land use plans. However, the site may be suitable for more dense zoning and development in the future as infrastructure and other services extend to this part of the city, particularly if a mix of residential and nonresidential services are proposed that could better serve city goals for compact, complete, and connected developments. Such variety would also align with the intent of Planned Zoning Districts generally, which is not currently the case. CITY PLAN 2040 INFILL MATRIX: City Plan 2040’s Infill Matrix indicates a score range of 0-3 for this site. The following elements of the matrix contribute to the score: 1. Near Water Main (8-inch main, on site) 2. Near Sewer Main (8-inch main, on site) 3. Near City Park (Harmony Pointe Park) DISCUSSION: At the July 28, 2025 Planning Commission meeting, a vote of 7-2-0 forwarded the request to City Council with a recommendation of approval. Commissioner McGetrick made the motion and Commissioner Payne seconded. Commissioner McGetrick moved to remove several recommended conditions, noting the likelihood of site design modification during development entitlement, the difficulty of working with lot maximums, and stating that even a single-family subdivision would address city needs. The applicant highlighted the history of the property, the request by the commission for a Planned Zoning District at a recent meeting in April, and the developer's attempts to address neighborhood concerns. One member of the public spoke at the meeting, expressing opposition to the proposal due to increased traffic danger and congestion on inadequate adjacent roads, drainage and flooding concerns, and incompatible densities. Commissioners requested additional information for plans on how future improvements would be determined, including the need for traffic studies and sewer improvements. Engineering confirmed the applicant has been working with utilities regarding a new utility main extension to an adjacent sewer lift station. Other commissioners in support of the project cited the proximity of adjacent neighborhoods, anticipation of growth in the area and the applicant seeking to address previous comments from the commission. Commissioners in opposition to the request cited the lack of walkable services, creation of a car-dependent subdivision at the edge of town, low infill score, high fire service times, increased city infrastructure costs, and lack of connectivity. BUDGET/STAFF IMPACT: NA ATTACHMENTS: 3. Staff Review Form, 4. Exhibit A, 5. Exhibit B, 6. Staff Report , 7. Monarch Summers PZD Booklet_2025.08.08 - Origin, 8. Additional Information - Rezone Narrative - PZD Page 1 City of Fayetteville, Arkansas Legislation Text 113 West Mountain Street Fayetteville, AR 72701 (479) 575-8323 File #: 2025-1354 AN ORDINANCE TO APPROVE A RESIDENTIAL PLANNED ZONING DISTRICT ENTITLED PZD-2025-002 FOR APPROXIMATELY 66.78 ACRES LOCATED SOUTHEAST OF NORTH DOUBLE SPRINGS ROAD AND WEST DOT TIPTON ROAD IN WARD 4 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-2025-02 as described in Exhibits “A” and “B” attached to the Planning Division’s Agenda Memo and the PZD booklet attached to the Planning Commission Memo which allows the development of approximately 18 acres of attached townhomes with rear entry access, 32 acres of single family dwellings, and 17 acres of open and natural areas on property located southeast of North Double Springs Road and West Dot Tipton Road in Ward 4. Section 2: This PZD approval is subject to the following conditions, which shall be reflected in an updated PZD booklet: 1. Use Unit 8: Single Family Residential shall be removed from Planning Area 1. 2. Use Unit 9: Two-Family Residential shall be removed from the Conditional Use list in Planning Area 3. 3. Planning Areas 1 and 3 shall have a maximum density of 6 units per acre. 4. Planning Area 2 shall have a maximum density of 5 units per acre. Section 3: The PZD Rezone – Amendment Narrative dated October 1, 2025, submitted by the applicant shall be attached to and incorporated into the PZD booklet. The conditions set out in the narrative by the applicant shall be fully implemented as part of any development and cannot be changed or removed without the approval of the City Council. Section 4: 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. 8/1/2025 Submitted Date No -$ -$ V20221130 Budgeted Item? Does item have a direct cost? Is a Budget Adjustment attached? Total Amended Budget Expenses (Actual+Encum) Available Budget Item Cost Budget Adjustment Remaining Budget -$ -$ No No -$ -$ Project Number Budget Impact: FundAccount Number Project Title City of Fayetteville Staff Review Form 2025-1354 Item ID 8/19/2025 City Council Meeting Date - Agenda Item Only PZD-2025-0002: Planned Zoning District (SE OF N DOUBLE SPRINGS RD AND W DOT TIPTON RD/MONARCH SUMMERS, 474, 475 & 514): Submitted by PRISM DESIGN STUDIO for property located SE OF N DOUBLE SPRINGS RD AND W DOT TIPTON RD in WARD 4. The property is zoned R-A, RESIDENTIAL-AGRICULTURAL and RSF-1, RESIDENTIAL SINGLE-FAMILY, ONE UNIT PER ACRE and contains approximately 66.78 acres. The request is to rezone the property to a planned zoning district. N/A for Non-Agenda Item Action Recommendation: Submitted By Jonathan Curth DEVELOPMENT REVIEW (630) Division / Department Comments: Purchase Order Number: Change Order Number: Previous Ordinance or Resolution # Approval Date: Original Contract Number: TO: Fayetteville Planning Commission THRU: Jessie Masters, Planning Director FROM: Donna Wonsower, Planner MEETING: July 28, 2025 SUBJECT: PZD-2025-0002: Planned Zoning District (SE OF N DOUBLE SPRINGS RD AND W DOT TIPTON RD/MONARCH SUMMERS, 474, 475 & 514): Submitted by PRISM DESIGN STUDIO for property located SE OF N DOUBLE SPRINGS RD AND W DOT TIPTON RD. The property is zoned R-A, RESIDENTIAL- AGRICULTURAL and RSF-1, RESIDENTIAL SINGLE-FAMILY, ONE UNIT PER ACRE and contains approximately 66.78 acres. The request is to rezone the property to a planned zoning district. RECOMMENDATION: Staff recommends denial of PZD-2025-0002. RECOMMENDED MOTION: “I move to forward PZD-2025-0002 to City Council with a recommendation of approval and with conditions as recommended by staff.” BACKGROUND: The subject property is located in west Fayetteville, just southeast of the intersection of Dot Tipton Road and Double Springs Road within city limits. It’s comprised of multiple parcels totaling 66.78 acres, with the northern half of the site zoned R-A, Residential Agricultural, and the southern half zoned RSF-1, Residential Single-Family, One Unit per Acre. The property was annexed into the City of Fayetteville in 2006 and has remained undeveloped since. A portion of the site contains hydric soils. Several rezoning requests have been submitted for the northern half of the property. In 2008, a planned zoning district (PZD) proposal sought to develop 182 single-family homes across three planning areas, with 3.50 acres of public pedestrian trails and greenspace. The proposed overall density for that project was 4.55 units per acre. While city staff and the Planning Commission recommended denial, the City Council ultimately approved the request. However, in 2015, following the expiration of the PZD without any development, the City Council reverted the property’s zoning back to R-A. In 2020, another rezoning request was submitted to change the zoning for that area to RSF-4, Residential Single-Family, Four Units per Acre. That request was also recommended for denial by staff and the Planning Commission with concerns raised about the proposed density and the property’s location just within city limits. The applicant did not appeal that denial to the City Council. Another rezoning request was received in 2021 which sought to rezone that area to RSF- 2, Residential Single-Family, Two Units per Acre. Staff and the Planning Commission again recommended denial, citing concerns regarding suburban sprawl and insufficient infrastructure. Planning Commission July 28, 2025 PZD-2025-0002 (MONARCH SUMMERS) Page 1 of 53 (UPDATED WITH MEETING RESULTS) That denial was appealed to the City Council but was ultimately upheld during the second reading. In April 2025, another request was received to rezone the entire 66.78 acres to NC, Neighborhood Conservation (RZN-2025-0012). That request was also recommended for denial by staff and the Planning Commission with concerns raised about the proposed density, the property’s location near city limits, and existing infrastructure capacity. Land uses and zoning surrounding the subject property are depicted below in Table 1. Surrounding land uses and zoning are depicted in Table 1. Table 1: Surrounding Land Uses and Zoning Direction Land Use Zoning North Rural Residential R-A, Residential-Agricultural; RSF-1, Residential Single-Family, One Unit per Acre; RSF-2, Residential Single-Family, Two Units per Acre South Rural Residential; Undeveloped RSF-1, Residential Single-Family, One Unit per Acre; RSF-2, Residential Single-Family, Two Units per Acre East Rural Residential RSF-1, Residential Single-Family, One Unit per Acre West Rural Residential RSF-1, Residential Single-Family, One Unit per Acre; RSF-2, Residential Single-Family, Two Units per Acre; A-1, Agriculture (City of Farmington) Proposal: The applicant requests to rezone the property to a Planned Zoning District with four planning areas, as described below: •Planning Area 1 (Estimated Density of 6.02 Units per Acre): The intention of this area is to provide attached townhomes (two-family dwellings) with rear entry access. •Planning Area 2 (Estimated Density of 4.92 Units per Acre): This planning area is intended to provide small single-family dwelling lots. •Planning Area 3 (Estimated Density of 5.24 Units per Acre): This planning area is intended to provide large single-family dwelling lots. •Planning Area 4 (Zero Units per Acre): This planning area is intended to protect open and natural areas on the site, trails, parks, utilities, and stormwater management areas. Public Comment: To date, staff has received two comments in opposition, citing drainage and flooding which impacts both adjacent streets and properties, narrow adjacent streets, impacts from infilling an existing pond, urban sprawl, an inappropriate location for high-density housing and the proximity of townhomes to large existing lots, inadequate infrastructure, creation of a commuter neighborhood with a lack of services, negative impacts to property values, and an increase in the number of rental properties. Staff has also received a letter in support of the request signed by three adjacent neighbors. INFRASTRUCTURE: Streets: The property has frontage along two Residential Link Streets, Double Springs Road and Dot Tipton Road. Both streets are unimproved with asphalt paving. Any street improvements required in this area would be determined at the time of development proposal. Water: Public water is available to the subject area. There is an existing 8-inch water main along the west side of the property on N. Double Springs Rd. and an existing 8- inch on the north side of the property that has been stubbed across Dot Tipton Rd. Sewer: Sanitary Sewer is not available to the subject area. There is an existing lift station (#44) on the north side of the property that collects sewer from several subdivisions Planning Commission July 28, 2025 PZD-2025-0002 (MONARCH SUMMERS) Page 2 of 53 to the north. However, it is currently at capacity, as is as the next lift station (#22) downstream of it. As such, this development would not be permitted to tie to this series of lift stations. However, the property owner has been in discussions with the City for off-site gravity sewer improvements for the property. This off-site gravity sewer main would drain to the west to an existing lift station (#12) with capacity at the intersection of Double Springs Rd. and Goose Creek Rd. As part of these discussions the city has engaged a consultant to prepare engineering plans for this off-site work. In addition, the city is engaged in the process of acquiring easement for this sewer main. At this time, the Utilities Department has indicated that this will be their contribution for the off-site sewer and the developer would be responsible for all construction costs. Drainage: No portion of the subject property lies within the Hillside/Hilltop Overlay District , streamside protection, or FEMA floodplain; however hydric soils appear to be present on the north and southeast sides of the 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 are 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. Any improvements or requirements for drainage will be determined at the time of development submittal. Fire: Station 7, located at 835 N. Rupple Rd., protects this site. The property is located approximately three miles from the fire station with an anticipated drive time of approximately five 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 one minute for dispatch and 1.2 minutes for turn-out time. Within the city limits, the Fayetteville Fire Department has a response time goal of six minutes for an engine and eight minutes for a ladder truck. In addition to the response times of the fire department, other factors will have to be met for this proposed development. •Access for this development off of Dot Tipton will have to meet fire code requirements including but not limited to remoteness, width, length, dead- end turnaround requirements. •Developments of single-or two-family dwellings, where the number of dwelling units exceeds 30, shall be provided with separate and approved fire apparatus access roads that meets the requirements of D107.1 •See AFPC 2021 edition Vol1 for more fire code requirements. Police: The Police Department did not comment on this request. Tree Preservation: The current zoning districts, R-A, Residential-Agricultural and RSF-1, Residential Single-Family, One Unit per Acre, require 25% minimum canopy preservation. The proposed PZD will require 25% minimum canopy preservation. Planning Commission July 28, 2025 PZD-2025-0002 (MONARCH SUMMERS) Page 3 of 53 CITY PLAN 2040 FUTURE LAND USE PLAN: City Plan 2040 Future Land Use Plan designates the property within the proposed rezone as Residential Neighborhood Area. Residential Neighborhood areas are primarily residential in nature and support a wide variety of housing types of appropriate scale and context. Residential Neighborhood encourages highly connected, compact blocks with gridded street patterns and reduced building setbacks. It also encourages traditional neighborhood development that incorporates low-intensity non-residential uses intended to serve the surrounding neighborhoods. This designation recognizes the existing conventional subdivision developments that may have large blocks with conventional setbacks and development patterns that respond to features of the natural environment. CITY PLAN 2040 INFILL MATRIX: City Plan 2040’s Infill Matrix indicates a score range of 0-3 for this site with a weighted score of 3 at the highest level. The following elements of the matrix contribute to the score: •Near Water Main (8-inch main, on site) •Near Sewer Main (8-inch main, on site) •Near City Park (Harmony Pointe Park) FINDINGS OF THE STAFF 1.A determination of the degree to which the proposed zoning is consistent with land use planning objectives, principles, and policies and with land use and zoning plans. Finding: Land Use Compatibility: Staff finds the proposed rezoning to be generally incompatible with adjoining land uses. This 67-acre site, located on the far west side of Fayetteville, is currently surrounded by large rural residential lots and agricultural land at very low densities. Properties along Double Springs Road and in adjacent areas are composed of residential lots that are generally a few acres in size. While there are some neighborhoods further north and within Farmington city limits that reflect a slightly higher density, similar to RSF-4 zoning, those remain exceptions in the area. Staff finds that the proposal would create an exclusively residential subdivision in an area lacking access to public services, nonresidential amenities, and with minimal or inadequate existing infrastructure. The proposal represents a significant departure from the existing development pattern which would be out of character with the surrounding area. While staff could potentially support the creation of a complete, connected neighborhood which incorporates multiple uses, staff finds the existing proposal is both out of scale and likely to contribute to automobile dependence due to the lack of either existing or proposed nonresidential services in the area. Additionally, there are multiple staff comments remaining to be addressed. The proposed rezoning to a PZD proposes an aggregate residential density of 4.00 units per acre; however, the overall site plan indicates an overall density of 4.01 acres, requiring either an increase in the proposed density or the removal of lot(s). Staff has requested additional information on the proposed density within each planning area multiple times in order to fully evaluate the request but has not yet to receive this information. As such, staff completed an estimate of zoning densities based on the number of units Planning Commission July 28, 2025 PZD-2025-0002 (MONARCH SUMMERS) Page 4 of 53 shown on the provided site plan within each planning area. Based on this, individual planning areas range between approximately five to six units per acre. Planning Area 3 lists Use Unit 9: Two-Family Dwellings as both a conditional and by-right use, and Planning Area 4 does not include a minimum buildable street frontage requirement. Staff also notes there is a notable variation between the stated lot widths listed in the booklet and those shown in the site plan, with the site plan showing lots averaging between 10’ and 20’ larger than the lot widths indicated in the booklet. Finally, because Planning Areas 1-3 include Use Unit 8: Single Family Dwellings even within areas indicated for two-family dwellings, but do not include either maximum lot sizes or widths, the property could feasibly be developed as a single-family subdivision with identical lot widths throughout the site. Land Use Plan Analysis: Staff finds that the proposed rezoning does not align with several of the goals outlined in City Plan 2040. The request is not considered infill or revitalization and instead promotes outward growth that conflicts with the City’s goal of discouraging suburban sprawl. The site lies at the western edge of city limits in an area with limited access to city services and infrastructure. City Plan 2040 encourages growth and infill near the City’s core in order to ensure sustainable land use patterns and infrastructure improvements. The subject property currently lacks proximity to non-residential services, employment centers, and alternative modes of transportation, which would likely result in increased automobile dependence. The only nonresidential uses are proposed by right within the PZD are Use Unit 4, Cultural and Recreation Facilities within Planning Area 4, with limited options such as home occupations or government facilities proposed through conditional use permits. This conflicts with the City’s goal of building a livable transportation network. The property also only has access to two existing streets, Dot Tipton and Double Springs Roads, which are largely unimproved and are not sufficient to support higher-density development. The proposed site plan only indicates public street access to Dot Tipton Rd., with only an alley shown to connect to Double Springs Rd. Further, the proposed PZD zoning restricts by-right development to only single-family or two-family homes, but with single-family dwellings allowed by right in all residential planning areas. Discouraging a wider range of housing types undermines the City’s goal of promoting attainable housing and conflicts with the property’s Future Land Use Map designation as Residential Neighborhood Area. With these considerations in mind, staff finds that the proposed rezoning is not consistent with the City’s future land use plans. However, the site may be suitable for more dense zoning and development in the future as infrastructure and other services extend to this part of the city, particularly if a mix of residential and nonresidential services are proposed that could better serve city goals for compact, complete, and connected developments. 2.A determination of whether the proposed zoning is justified and/or needed at the time the rezoning is proposed. Planning Commission July 28, 2025 PZD-2025-0002 (MONARCH SUMMERS) Page 5 of 53 Finding: Staff believes that there is not sufficient justification for rezoning the property to the proposed PZD. Conflicts with the Future Land Use Map and City Plan 2040’s goals suggest that a rezoning is not justified or needed at this time. 3.A determination as to whether the proposed zoning would create or appreciably increase traffic danger and congestion. Finding: Rezoning the property from R-A and RSF-1 to the proposed PZD is likely to significantly increase traffic at this location due to the number of vehicle trips associated with increased residential densities. The area lacks a diverse transportation network as there is no sidewalk or trail connectivity and the main routes to and from the property are along streets that are largely unimproved. Double Springs Road, which would likely facilitate most regional traffic, can support volumes up to 6,000 vehicle trips per day according to the Master Street Plan. In 2022, ArDOT recorded approximately 4,900 average daily trips farther north on Double Springs near Owl Creek, and 120 average daily trips on Dot Tipton Road just east of this site. Staff finds that the proposed rezoning would likely result in an increase in traffic congestion, given the increase in density associated with it. While staff acknowledges that future development could contribute to a completer and more connected street network, such benefits do not currently outweigh the challenges posed by this rezoning. The 2040 Master Street Plan also shows planned Neighborhood Link and Residential Link connections through this site, intersecting near the middle of the property. However, staff finds that those future connections do not provide sufficient justification for a rezoning at this time. 4.A determination as to whether the proposed zoning would alter the population density and thereby undesirably increase the load on public services including schools, water, and sewer facilities. Finding: Rezoning the property to the proposed PZD would lead to an increased density over the current R-A and RSF-1 zonings. Water and sanitary sewer mains exist on site which would support a residential development, though downstream sewer capacity issues have been identified. The property lies within the Farmington School District. Farmington Schools have not provided comment. In terms of emergency services, the Fire Department has commented that this property is beyond the response time goal for both engines and ladder trucks. 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. Planning Commission July 28, 2025 PZD-2025-0002 (MONARCH SUMMERS) Page 6 of 53 Finding: N/A §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; (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: Staff finds the proposed PZD does not meet the criteria in 161.35 for Planning Zoning Districts as proposed. While the site plan indicates ample open space exceeding standard zoning requirements with relatively minimal disruption to existing features, it includes very few permitted uses and the proposed planning areas are nearly identical. Further, without restrictions such as maximum building or lot sizes, staff will have no enforcement mechanism by which to require a builder to limit the size of the proposed residences. As the size of the dwellings is the primary means by which the applicant proposes to provide a variety of housing, staff finds the lack of this provision would permit Planning Areas 2 and 3 to be platted and constructed in an identical manner. Additionally, while lot sizes as small as 30 feet are permitted through the PZD booklet, the site plan generally shows townhome lots as 40 feet in width, “small” single-family residential lots as 50-feet wide and “large” single-family homes at 70 feet wide. In order to meet the stated intent to provide small residential units, Planning Commission July 28, 2025 PZD-2025-0002 (MONARCH SUMMERS) Page 7 of 53 staff recommends that, if approved, the stated lot minimums shall instead be maximums except in the cases of corner lots. Further, while two-family dwellings are permitted within Planning Areas 1 and 2, single-family residences are as well, and staff has no enforcement mechanism to require the construction of two-family dwellings in a planning area where both uses are permitted by right. Two-family dwellings are listed both as a by-right and a conditional use within Planning Area 3 and it is not clear what the intent is at this time. Use Unit 10: Three- and Four-Family Dwellings are listed as a conditional use permit in Planning Areas 1 and 2, providing potential opportunities for alternative housing types; however, there are no guarantees this housing type would be included as proposed. Given the lack of nonresidential services in the area, staff also finds the lack of permitted nonresidential uses runs counter to Planned Zoning District ’s intent to “achieve variety and integration of economic and redevelopment opportunities.” If approved, staff recommends that Use Unit 12b General Business shall be permitted within Planning Area 1. Use Unit 12b consists of small-scale establishments offering commercial goods and services within a building containing 8,000 square feet or less, excluding area dedicated to residential uses, such as day cares, salons, bakeries, groceries, retail, and offices that could be a benefit to the surrounding communities. RECOMMENDATION: Staff recommends denial of PZD-2025-0002. If forwarding to City Council, staff recommends the following conditions: Conditions of Approval: 1.Associated development will be required to provide adequate access for water, sewer, and emergency services; and 2.Where dwellings have access to a public or private alley, driveway access shall be required from that alley. 3.Recreational amenities including an outdoor playground, shade structures, and trail system shall be provided in a substantially similar type and location as shown on the conceptual plans. Installation of amenities shall be required prior to final plat sign-off. 4.The following corrections shall be made to the PZD booklet a)Remove Use Unit 8: Single-Family Residential from Planning Area 1. b)Use Unit 12b General Business shall be permitted by right within Planning Area 1. c)Remove Use Unit 9: Two-Family Residential from the Conditional Use list in Planning Area 3. d)Planning Area 4 shall have a minimum buildable street frontage requirement of 50%. e)Lots within Planning Area 1 shall have a maximum lot width of 30 feet, except in the case of corner lots. f)Lots within Planning Area 2 shall have a maximum lot width of 30 feet, except in the case of corner lots. g)Lots within Planning Area 3 shall have a maximum lot width of 50 feet, except in the case of corner lots. h)Planning Area 1 and 3 shall have a maximum density of 6 units per acre. Planning Commission July 28, 2025 PZD-2025-0002 (MONARCH SUMMERS) Page 8 of 53 issuing the first COO for the development. i)Planning Area 2 shall have a maximum density of 5 units per acre. Planning Commission Action: ❒Forwarded ❒Tabled ❒Denied Meeting Date: July 28, 2025 Motion: Second: Vote: BUDGET/STAFF IMPACT: None ATTACHMENTS: •Project Maps •One Mile Map •Close Up Map •Current Land Use Map •Future Land Use Map •Staff Exhibit: o Zoning Comparison Exhibits •Applicant Exhibits o Request Letter o Site Plans o PZD Booklet •Public Comment Planning Commission July 28, 2025 PZD-2025-0002 (MONARCH SUMMERS) Page 9 of 53 X MCGETRICK PAYNE 7-2-0 (GARLOCK, GULLEY OPPOSED) I move to forward PZD-2025-0002 to City Council with a recommendation of approval and with the following conditions: Conditions 1, 2, 4a, 4c, 4h, and 4i as written Condition 3 modified to be required prior to the issuance of the first certificate of occupancy for the development. D O UBL E S P RIN G S R D PERSIMMON STRSF-4 RMF-6 RSF-1 RSF-2 R-A P-1 RSF-8 NHLJKERUKRRG LLQN UQFODVVLILHG RHVLGHQWLDO LLQN PODQQHG NHLJKERUKRRG LLQN PODQQHG RHVLGHQWLDO LLQN TUDLO PURSRVHG )D\HWWHYLOOH &LW\ LLPLWV PODQQLQJ $UHD 2QHMLOH9LHZ P=DN. DOUBLE SPRINGS RD & W. DOT TIPTON RD - ...MLOHV PODQQLQJ $UHD )D\HWWHYLOOH &LW\ LLPLWV SXEMHFW PURSHUW\ Planning Commission July 28, 2025 PZD-2025-0002 (MONARCH SUMMERS) Page 10 of 53 SELLERS RD DOT TIPTON RD DO U B L E S P R I N G S R D RSF-4 RSF-1 RSF-2 R-A RSF-8 NHLJKERUKRRG LLQN UQFODVVLILHG RHVLGHQWLDO LLQN PODQQHG NHLJKERUKRRG LLQN PODQQHG RHVLGHQWLDO LLQN PODQQLQJ $UHD )D\HWWHYLOOH &LW\ LLPLWV &ORVH8S9LHZ P=DN. DOUBLE SPRINGS RD & W. DOT TIPTON RD -  )HHW SXEMHFW PURSHUW\  Planning Commission July 28, 2025 PZD-2025-0002 (MONARCH SUMMERS) Page 11 of 53 SELLERS RD DOT TIPTON RD DO U B L E S P R I N G S R D NHLJKERUKRRG LLQN UQFODVVLILHG RHVLGHQWLDO LLQN PODQQHG NHLJKERUKRRG LLQN PODQQHG RHVLGHQWLDO LLQN PODQQLQJ $UHD )D\HWWHYLOOH &LW\ LLPLWV Current Land Use P=DN. DOUBLE SPRINGS RD & W. DOT TIPTON RD -  )HHW SXEMHFW PURSHUW\ UQGHYHORSHG SLQJOH)DPLO\ RHVLGHQWLDO  Planning Commission July 28, 2025 PZD-2025-0002 (MONARCH SUMMERS) Page 12 of 53 Natural Residential Neighborhood Rural Residential DOU B LE S PRI N G S RD Neighborhood/inN 8nFlassiIied Residential/inN 3lannedNeighborhood/inN 3lannedResidential/inN 3lanning$rea )a\etteYille&it\/iPits 7rail 3roSosed &it\Neighborhood &iYiF,nstitutional &iYiFand3riYate2Sen6SaFe ,ndustrial Natural Non0uniFiSal*oYernPent ResidentialNeighborhood RuralResidential 8rban&enter )XWXUH LDQG UVH 3='N. DOUBLE SPRINGS RD & W. DOT TIPTON RD -  )eet 6ubMeFt3roSert\  Planning Commission July 28, 2025 PZD-2025-0002 (MONARCH SUMMERS) Page 13 of 53 Ex i s t i n g a n d P r o p o s e d U s e s A l l o w e d b y R i g h t Us e U n i t De s c r i p t i o n R- A ( E x i s t i n g ) R S F - 1 ( E x i s t i n g ) Pl a n n i n g A r e a 1 (P r o p o s e d ) Pl a n n i n g A r e a 2 (P r o p o s e d ) Pl a n n i n g A r e a 3 (P r o p o s e d ) Pl a n n i n g A r e a 4 (P r o p o s e d ) 1 Ci t y - w i d e u s e s b y r i g h t X X X X X X 3 Pu b l i c p r o t e c t i o n a n d u t i l i t y f a c i l i t i e s X 4 Cu l t u r a l a n d r e c r e a t i o n a l f a c i l i t i e s X 6 Ag r i c u l t u r e X 7 An i m a l h u s b a n d r y X 8 Si n g l e - f a m i l y d w e l l i n g s X X X X X 9 Tw o - f a m i l y d w e l l i n g s X X X X 37 Ma n u f a c t u r e d h o m e s X 41 Ac c e s s o r y d w e l l i n g s X X X X X 43 An i m a l b o a r d i n g a n d t r a i n i n g X 44 Cl u s t e r H o u s i n g D e v e l o p m e n t X 46 Sh o r t - t e r m r e n t a l s X X X X X Planning Commission July 28, 2025 PZD-2025-0002 (MONARCH SUMMERS) Page 14 of 53 Ex i s t i n g a n d P r o p o s e d U s e s A l l o w e d b y C o n d i t i o n a l U s e P e r m i t Us e U n i t De s c r i p t i o n R- A ( E x i s t i n g ) R S F - 1 ( E x i s t i n g ) Pl a n n i n g A r e a 1 (P r o p o s e d ) Pl a n n i n g A r e a 2 (P r o p o s e d ) Pl a n n i n g A r e a 3 (P r o p o s e d ) Pl a n n i n g A r e a 4 (P r o p o s e d ) 2 Ci t y - w i d e u s e s b y c o n d i t i o n a l u s e p e r m i t X X X X X X 3 Pu b l i c p r o t e c t i o n a n d u t i l i t y f a c i l i t i e s X X X X X 4 Cu l t u r a l a n d r e c r e a t i o n a l f a c i l i t i e s X X X X X 5 Go v e r n m e n t f a c i l i t i e s X X X X X 9 Tw o - f a m i l y d w e l l i n g s X 10 Th r e e ( 3 ) a n d f o u r ( 4 ) f a m i l y d w e l l i n g s X X 20 Co m m e r c i a l r e c r e a t i o n , l a r g e s i t e s X 24 Ho m e o c c u p a t i o n X X X X X 35 Ou t d o o r m u s i c e s t a b l i s h m e n t s X 36 Wi r e l e s s c o m m u n i c a t i o n s f a c i l i t i e s X X X X X X 40 Si d e w a l k C a f e s X X 42 Cl e a n t e c h n o l o g i e s X 44 Cl u s t e r H o u s i n g D e v e l o p m e n t X X Planning Commission July 28, 2025 PZD-2025-0002 (MONARCH SUMMERS) Page 15 of 53 Ex i s t i n g a n d P r o p o s e d U s e s A l l o w e d b y R i g h t De s c r i p t i o n R- A ( E x i s t i n g ) RS F - 1 ( E x i s t i n g ) Pl a n n i n g A r e a 1 ( P r o p o s e d ) Pl a n n i n g A r e a 2 ( P r o p o s e d ) Pl a n n i n g A r e a 3 ( P r o p o s e d ) Pl a n n i n g A r e a 4 ( P r o p o s e d ) Pu r p o s e S t a t e m e n t Th e r e g u l a t i o n s o f t h e a g r i c u l t u r a l d i s t r i c t a r e de s i g n e d t o p r o t e c t a g r i c u l t u r a l l a n d u n t i l a n o r d e r l y tr a n s i t i o n t o u r b a n d e v e l o p m e n t h a s b e e n ac c o m p l i s h e d ; p r e v e n t w a s t e f u l s c a t t e r i n g o f de v e l o p m e n t i n r u r a l a r e a s ; o b t a i n e c o n o m y o f pu b l i c f u n d s i n t h e p r o v i d i n g o f p u b l i c i m p r o v e m e n t s an d s e r v i c e s o f o r d e r l y g r o w t h ; c o n s e r v e t h e t a x ba s e ; p r o v i d e o p p o r t u n i t y f o r a f f o r d a b l e h o u s i n g , in c r e a s e s c e n i c a t t r a c t i v e n e s s ; a n d c o n s e r v e o p e n sp a c e . A d i s t r i c t h a v i n g s i n g l e - f a m i l y d e t a c h e d r e s i d e n c e s o n lo t s w i t h a m i n i m u m s i z e o f o n e ( 1 ) u n i t p e r a c r e . T h e di s t r i c t i s d e s i g n e d t o p e r m i t a n d e n c o u r a g e t h e de v e l o p m e n t o f v e r y l o w d e n s i t y d e t a c h e d d w e l l i n g s i n su i t a b l e e n v i r o n m e n t s , a s w e l l a s t o p r o t e c t e x i s t i n g de v e l o p m e n t o f t h e s e t y p e s . Pr o v i d e a n a p p r o p r i a t e l y f l e x i b l e n e i g h b o r h o o d b u f f e r , a l l o w i n g m o r e d e n s i t y al o n g m a i n s t r e e t f r o n t a g e s w i t h o u t i m p a c t i n g n e i g h b o r h o o d c h a r a c t e r . Pr o m o t e a n d m a i n t a i n t h e d e v e l o p m e n t o f d i v e r s e h o u s i n g t y p e s a t a r a n g e o f si z e s a n d p r i c e p o i n t s f o r a r a n g e o f h o u s e h o l d a r r a n g e m e n t s w i t h i n t h e o v e r a l l de v e l o p m e n t t o m e e t t h e n e e d s o f a l l c i t i z e n s i n a l l p h a s e s o f l i f e ; A l l o w m o r e ef f i c i e n t a n d f l e x i b l e u s e o f e x i s t i n g a n d n e w h o u s i n g s t o c k a t a p p r o p r i a t e de n s i t i e s t o s u p p o r t t h e l o n g t e r m m a i n t e n a n c e o f r e q u i r e d i n f r a s t r u c t u r e ; Pr o v i d e a n a l t e r n a t i v e , s m a l l e r l o t c o n f i g u r a t i o n s f o r t r a d i t i o n a l s i n g l e - f a m i l y de t a c h e d h o u s i n g , p r o v i d i n g f l e x i b i l i t y f o r s m a l l e r , e f f i c i e n t , a f f o r d a b l e h o u s e ty p e s t o i n c r e a s e u s e r d i v e r s i t y a n d o v e r a l l a p p e a l . P r o m o t e a n d m a i n t a i n t h e de v e l o p m e n t o f v a r i e d h o u s i n g t y p e s a t a r a n g e o f s i z e s a n d p r i c e p o i n t s f o r a ra n g e o f h o u s e h o l d a r r a n g e m e n t s w i t h i n t h e o v e r a l l d e v e l o p m e n t t o m e e t t h e ne e d s o f a l l c i t i z e n s i n a l l p h a s e s o f l i f e ; A l l o w m o r e e f f i c i e n t a n d f l e x i b l e u s e o f ex i s t i n g a n d n e w h o u s i n g s t o c k a t a p p r o p r i a t e d e n s i t i e s t o s u p p o r t t h e l o n g t e r m ma i n t e n a n c e o f r e q u i r e d i n f r a s t r u c t u r e ; Pr o v i d e l a r g e r l o t s n e a r t h e e x i s t i n g c r e e k t h a t w i l l c o n t r i b u t e t o t h e ov e r a l l n e i g h b o r h o o d c h a r a c t e r . P r o m o t e a n d m a i n t a i n t h e de v e l o p m e n t o f v a r i e d h o u s i n g t y p e s a t a r a n g e o f s i z e s a n d p r i c e po i n t s f o r a r a n g e o f h o u s e h o l d a r r a n g e m e n t s w i t h i n t h e o v e r a l l de v e l o p m e n t t o m e e t t h e n e e d s o f a l l c i t i z e n s i n a l l p h a s e s o f l i f e ; Al l o w m o r e e f f i c i e n t a n d f l e x i b l e u s e o f e x i s t i n g a n d n e w h o u s i n g st o c k a t a p p r o p r i a t e d e n s i t i e s t o s u p p o r t t h e l o n g t e r m m a i n t e n a n c e of r e q u i r e d i n f r a s t r u c t u r e ; Pr o v i d e s h a r e d o p e n s p a c e t h a t c o n t r i b u t e s t o t h e h e a l t h a n d w e l l - b e i n g o f th e n e i g h b o r h o o d a n d i t s u s e r s . U t i l i z e n a t u r a l s p a c e s f o r s t o r m w a t e r ma n a g e m e n t , a l l o w i n g f o r r e - u s e , f i l t e r i n g , a n d a b s o r p t i o n , r a t h e r t h a n co l l e c t i o n , p i p i n g a n d q u i c k c o n v e y a n c e , w h i c h h a s p r o v e n t o b e d e t r i m e n t a l to o u r p u b l i c w a t e r w a y s . U t i l i z e e x i s t i n g o r p r o p o s e d p u b l i c u t i l i t y e a s e m e n t s as a c t i v a t e d s p a c e s , r a t h e r t h a n d e r e l i c t , u n m a i n t a i n e d a r e a s . In t e n t NA NA 1. T o p r e s e r v e a n d e n h a n c e n a t u r a l f e a t u r e s , p r o m o t i n g h a b i t a t f o r w i l d l i f e , st r e a m h e a l t h a n d e n v i r o n m e n t a l s t e w a r d s h i p . 2. A l l o w p u b l i c a n d n e i g h b o r h o o d a c c e s s t o o p e n s p a c e s , b r i n g i n g a w a r e n e s s to n a t u r a l s y s t e m s a n d f u n c t i o n s . 3. U t i l i z e e x i s t i n g d r a i n a g e p a t t e r n s t o m i n i m i z e l a n d d i s t u r b a n c e , l o o s e s o i l , er o s i o n , a n d s e d i m e n t o f f l o a d i n g i n s t r e a m s . No i s e C o n t r o l S t a n d a r d s Re s i d e n t i a l Re s i d e n t i a l Re s i d e n t i a l Re s i d e n t i a l Re s i d e n t i a l Re s i d e n t i a l De v e l o p m e n t E n a b l e d t o b e A p p r o v e d Ad m i n i s t r a t i v e l y ? No No No No No No De n i s t y o f R e s i d e n t i a l D w e l l i n g s p e r A c r e ( M a x ) 0. 5 u n i t s 1 u n i t 4 u n i t s p e r a c r e ( a g g r e g a t e b e t w e e n a l l p l a n n i n g a r e a s ) 4 u n i t s p e r a c r e ( a g g r e g a t e b e t w e e n a l l p l a n n i n g a r e a s ) 4 u n i t s p e r a c r e ( a g g r e g a t e b e t w e e n a l l p l a n n i n g a r e a s ) No n e Lo t W i d t h M i n i m u m 20 0 f e e t 15 0 f e e t 30 f e e t 30 f e e t 50 f e e t NA Lo t A r e a M i n i m u m Re s i d e n t i a l & No n r e s i d e n t i a l : 2 a c r e s 32 , 7 2 0 s q u a r e f e e t NA NA NA NA Lo t A r e a p e r D w e l l i n g U n i t 2 a c r e s 32 , 7 2 0 s q u a r e f e e t NA NA NA NA Se t b a c k R e q u i r e m e n t s ( E u c l i d e a n ) Fr o n t : 3 5 ' Si d e : 2 0 ' Re a r : 3 5 ' Fr o n t : 3 5 ' Si d e : 2 0 ' Re a r : 3 5 ' NA NA NA Fr o n t : 1 0 ' Si d e : 5 ' Re a r : 5 ' Se t b a c k R e q u i r e m e n t s ( U r b a n F o r m ) NA NA Fr o n t : 0 ' - 2 5 ' B T Z * Si d e : 5 ' Re a r : 1 5 ' Fr o n t : 0 ' - 2 5 ' B T Z * Si d e : 5 ' Re a r : 1 5 ' Fr o n t : 0 ' - 2 5 ' B T Z * Si d e : 5 ' Re a r : 1 5 ' NA Bu i l d i n g H e i g h t Th e r e s h a l l b e n o m a x i m u m h e i g h t l i m i t s i n t h e R - A Di s t r i c t , p r o v i d e d , h o w e v e r , i f a b u i l d i n g e x c e e d s t h e he i g h t o f o n e ( 1 ) s t o r y , t h e p o r t i o n o f t h e b u i l d i n g ov e r o n e ( 1 ) s t o r y s h a l l h a v e a n a d d i t i o n a l s e t b a c k fr o m a n y b o u n d a r y l i n e o f a n a d j a c e n t r e s i d e n t i a l di s t r i c t . T h e a m o u n t o f a d d i t i o n a l s e t b a c k f o r t h e po r t i o n o f t h e b u i l d i n g o v e r o n e ( 1 ) s t o r y s h a l l b e eq u a l t o t h e d i f f e r e n c e b e t w e e n t h e t o t a l h e i g h t o f th a t p o r t i o n o f t h e b u i l d i n g a n d o n e ( 1 ) s t o r y . 3 S t o r i e s 3 S t o r i e s 3 S t o r i e s 3 S t o r i e s 2 S t o r i e s Bu i l d i n g A r e a NA NA NA NA NA NA Mi n i m u m B u i l d a b l e S t r e e t F r o n t a g e NA NA 50 % 50 % 50 % NA Tr e e P r e s e r v a t i o n 25 % 25 % 25 % 25 % 25 % 25 % 1. T h e p r o p e r t y s h a l l h a v e i n f r a s t r u c t u r e ( w a t e r , s e w e r , g a s , e l e c t r i c , e t c . ) t h a t m e e t s C i t y s t a n d a r d , i n t h e m i n i m u m e a s e m e n t s a n d l a n d e n c u m b r a n c e s t o e n s u r e p r a c t i c a l m a i n t a i n a b i l i t y a n d a c c e s s t o a l l u n i t s w i t h o u t r e s t r i c t i n g fu t u r e a d a p t a t i o n s o f s i t e u s a g e ; 2. T h e f o r m a n d m a s s i n g o f b u i l d i n g s s h o u l d b e s c a l e d a n d d e t a i l e d t o c r e a t e a n i n v i t i n g a n d t i m e l e s s n e i g h b o r h o o d p a t t e r n ; 3. B l o c k s t r u c t u r e s h o u l d b e c o m p a c t a n d c o n n e c t e d , l o t s w i t h a l l e y f r o n t a g e s h a l l u s e s a i d a l l e y s f o r s o l e a c c e s s t o p r o p e r t y , w i t h a n e m p h a s i s o n p e d e s t r i a n p a t h w a y s c r e a t i n g c o n n e c t i v i t y t h r o u g h o u t t h e n e i g h b o r h o o d ; 4. B u i l d i n g s s h o u l d a d d r e s s t h e s t r e e t a p p r o p r i a t e l y w i t h v i s i b l e p e d e s t r i a n e n t r i e s o n t h e p r i m a r y f a ç a d e c o n n e c t e d t o p e d e s t r i a n p a t h w a y s ; 5. P a r k i n g a n d c a r c o n n e c t i v i t y s h o u l d b e s e c o n d a r y t o s a f e , w a l k a b l e , a d a p t a b l e b l o c k s t r u c t u r e a n d b u i l d i n g u s a g e . 6. B u i l d i n g s e t b a c k s f r o m t h e s t r e e t s h o u l d b e m i n i m i z e d w h e r e v e r p o s s i b l e t o s h o r t e n t h e l e n g t h o f u t i l i t y s e r v i c e l i n e s a n d m i n i m i z e m a i n t e n a n c e a n d l e a k a g e p o t e n t i a l ; 7. S i d e y a r d s a r e e n c o u r a g e d t o b e m i n i m i z e d u n l e s s f u n c t i o n a l l y u s e f u l f o r b u i l d i n g o c c u p a n t s o r n e c e s s a r y f o r s e r v i c e s l i k e t r a s h , s t o r m w a t e r , a n d u t i l i t y p e d e s t a l s . T h i s a l l o w s a d d i t i o n a l u n i t s t o be p r o v i d e d a n d r e d u c e s t h e l e n g t h of i n f r a s t r u c t u r e r e q u i r e d t o s e r v e e a c h u n i t , c r e a t i n g m o r e f i n a n c i a l l y s u s t a i n a b l e n e i g h b o r h o o d s ; Planning Commission July 28, 2025 PZD-2025-0002 (MONARCH SUMMERS) Page 16 of 53 Rezoning Request Narrative June 04, 2025 City of Fayetteville Development Services – Planning 125 W Mountain Street Fayetteville, AR 72701 RE: Planned Zoning District Rezoning Request Project Location: Multiple properties near W Dot Tipton Rd., Fayetteville, AR Parcels: 765-16202-150, 765-16202-450, 765-16202-500, 765-16202-550, 765-16202-600, 765-16202-650, 765-16223-800, 765-16223-900, 765-20489-100 To Whom It May Concern: We are pleased to submit a request for rezoning to Planned Zoning District (PZD) for a new development in west Fayetteville, Monarch Summers. The residential project includes detached single-family homes, and attached two-family homes (townhomes), totaling 267 units over 66.65 acres. The PZD proposal is based on an aggregate 4 units per acre, but requests smaller lot widths and minimum lot areas. By utilizing smaller lots, existing natural features and drainage patterns can be respected and enhanced. Monarch Summers boasts over 25% open space, including a long central green that doubles as a stormwater park and wildlife viewing area. As illustrated in the PZD booklet, this project is compatible with the adjacent zoning and will not unreasonably or adversely affect or conflict with surrounding land uses. The proposed zoning district design aligns with City 2040 plan and aims to provide much-needed housing opportunities in a rapidly growing area of Fayetteville. This rezoning will support the City's long-term vision by addressing housing demand and fostering community growth while enhancing the overall quality of life for residents. Please reach out with any additional questions or concerns regarding this rezoning request to Jenny Burbidge at 479.883.2845 or jenny.burbidge@prismds.co. Sincerely, Jenny C. Burbidge, PLA, ASLA Vice President Prism Design Studio Planning Commission July 28, 2025 PZD-2025-0002 (MONARCH SUMMERS) Page 17 of 53 Cr a f t o n T u l l ww w . c r a f t o n t u l l . c o m CE R T I F I C A T E O F A U T H O R I Z A T I O N : 47 9 . 6 3 6 . 4 8 3 8 t Ro g e r s , A r k a n s a s 7 2 7 5 6 90 1 N . 4 7 t h S t . , S u i t e 4 0 0 C E R T I FICA T E O F AUTHORIZATION ARKANSAS ENG IN E E R R DRAWING: G:\24P00100_GOOSECREEK\INFRASTRUCTURE\SURVEY\DWG\PROPERTY EXHIBIT.DWG LAYOUT: LAYOUT1 , LAST SAVED: KM676, 6/3/2025 9:14:28 AM LAST PLOTTED BY: KEVIN MONTGOMERY, 6/3/2025 9:15:12 AM ("PLOTTED BY:" VALID ON HARD COPY ONLY) PREPARED FOR: CR A F T O N , T U L L & AS S O C I A T E S , I N C . No . 1 0 9 RE C O R D I N F O R M A T I O N DA T E : CO N T A C T : © 2 0 2 5 C r a f t o n , T u l l & A s s o c i a t e s , I n c . SH E E T N O . : DE L T A D E S C R I P T I O N DA T E SE A L PR O J E C T N O : PROPERTY EXHIBIT PART NW 1/4 SW 1/4 AND PART SW 1/4 NW 1/4 SECTION 14 PART SE 1/4 NE 1/4 SECTION 15 T-16-N R-31-W GOOSE CREEK ADDITION, LLC FAYETTEVILLE ARKANSAS 06 / 0 3 / 2 0 2 5 24 P 0 0 1 0 0 1 O F 1 NP O B S D I  T V N N F S T DE S C R I P T I O N T R A C T 1 : TR A C T 1 O F P R O P E R T Y L I N E A D J U S T M E N T F O R J B H A Y S , A S P E R P L A T RE C O R D 2 0 1 8 - 0 0 0 1 1 6 0 8 I N T H E O F F I C E O F T H E C I R C U I T C L E R K A N D EX - O F F I C I O R E C O R D E R O F W A S H I N G T O N C O U N T Y , A R K A N S A S , B E I N G A PA R T O F T H E S E 1 / 4 O F T H E N E 1 / 4 O F S E C T I O N 1 5 , T O W N S H I P 1 6 N O R T H , RA N G E 3 1 W E S T , W A S H I N G T O N C O U N T Y A R K A N S A S , M O R E P A R T I C U L A R L Y DE S C R I B E D A S F O L L O W S : CO M M E N C I N G A T T H E S O U T H E A S T C O R N E R O F T H E S E 1 / 4 O F T H E N E 1 / 4 OF S A I D S E C T I O N 1 5 , S A I D P O I N T B E I N G A N A L U M I N U M M O N U M E N T ST A M P E D P S 1 0 0 5 ; TH E N C E N 8 7 ° 5 2 ' 4 8 " W 8 2 5 . 3 4 F E E T ; TH E N C E N 0 2 ° 2 4 ' 1 5 " E 7 9 0 . 0 0 F E E T T O T H E P O I N T O F B E G I N N I N G ; TH E N C E N 8 7 ° 4 1 ' 5 5 " W 4 9 8 . 0 0 F E E T ; TH E N C E N 0 2 ° 2 4 ' 5 6 " E 1 7 8 . 1 0 F E E T ; TH E N C E S 8 7 ° 4 6 ' 2 2 " E 4 9 7 . 9 7 F E E T ; TH E N C E S 0 2 ° 2 4 ' 1 5 " W 1 7 8 . 7 5 F E E T T O T H E P O I N T O F B E G I N N I N G , CO N T A I N I N G 2 . 0 4 A C R E S , M O R E O R L E S S A N D S U B J E C T T O T H E RI G H T - O F - W A Y O F N O R T H D O U B L E S P R I N G S R O A D A N D T H E RI G H T - O F - W A Y O F W E S T D O T T I P T O N R O A D A N D S U B J E C T T O A N Y A N D AL L E A S E M E N T S O F R E C O R D O R F A C T . DE S C R I P T I O N T R A C T 2 : TR A C T 2 O F P R O P E R T Y L I N E A D J U S T M E N T F O R J B H A Y S , A S P E R P L A T RE C O R D 2 0 1 8 - 0 0 0 1 1 6 0 8 I N T H E O F F I C E O F T H E C I R C U I T C L E R K A N D EX - O F F I C I O R E C O R D E R O F W A S H I N G T O N C O U N T Y , A R K A N S A S , B E I N G A PA R T O F T H E S E 1 / 4 O F T H E N E 1 / 4 O F S E C T I O N 1 5 , T O W N S H I P 1 6 N O R T H , RA N G E 3 1 W E S T , W A S H I N G T O N C O U N T Y A R K A N S A S , M O R E P A R T I C U L A R L Y DE S C R I B E D A S F O L L O W S : CO M M E N C I N G A T T H E S O U T H E A S T C O R N E R O F T H E S E 1 / 4 O F T H E N E 1 / 4 OF S A I D S E C T I O N 1 5 , S A I D P O I N T B E I N G A N A L U M I N U M M O N U M E N T ST A M P E D P S 1 0 0 5 ; TH E N C E N 8 7 ° 5 2 ' 4 8 " W 5 8 8 . 5 2 F E E T T O T H E P O I N T O F B E G I N N I N G ; TH E N C E N 8 7 ° 5 2 ' 4 8 " W 2 3 6 . 8 2 F E E T ; TH E N C E N 0 2 ° 2 4 ' 1 5 " E 9 6 8 . 7 5 F E E T ; TH E N C E S 8 7 ° 4 6 ' 2 2 " E 2 3 3 . 3 2 F E E T ; TH E N C E S 0 2 ° 1 1 ' 5 0 " W 9 6 8 . 3 0 F E E T T O T H E P O I N T O F B E G I N N I N G , CO N T A I N I N G 5 . 2 3 A C R E S , M O R E O R L E S S A N D S U B J E C T T O T H E RI G H T - O F - W A Y O F W E S T D O T T I P T O N R O A D A N D S U B J E C T T O A N Y A N D AL L E A S E M E N T S O F R E C O R D O R F A C T . DE S C R I P T I O N T R A C T 3 : TR A C T 3 O F P R O P E R T Y L I N E A D J U S T M E N T F O R J B H A Y S , A S P E R P L A T RE C O R D 2 0 1 8 - 0 0 0 1 1 6 0 8 I N T H E O F F I C E O F T H E C I R C U I T C L E R K A N D EX - O F F I C I O R E C O R D E R O F W A S H I N G T O N C O U N T Y , A R K A N S A S , B E I N G A PA R T O F T H E S E 1 / 4 O F T H E N E 1 / 4 O F S E C T I O N 1 5 , T O W N S H I P 1 6 N O R T H , RA N G E 3 1 W E S T , W A S H I N G T O N C O U N T Y A R K A N S A S , M O R E P A R T I C U L A R L Y DE S C R I B E D A S F O L L O W S : BE G I N N I N G A T T H E S O U T H E A S T C O R N E R O F T H E S E 1 / 4 O F T H E N E 1 / 4 O F SA I D S E C T I O N 1 5 , S A I D P O I N T B E I N G A N A L U M I N U M M O N U M E N T S T A M P E D PS 1 0 0 5 ; TH E N C E N 8 7 ° 5 2 ' 4 8 " W 5 8 8 . 5 2 F E E T ; TH E N C E N 0 2 ° 1 1 ' 5 0 " E 9 6 8 . 3 0 F E E T ; TH E N C E S 8 7 ° 4 6 ' 2 2 " E 2 0 8 . 1 5 F E E T ; TH E N C E S 0 2 ° 2 5 ' 3 7 " W 4 5 3 . 5 6 F E E T ; TH E N C E S 8 7 ° 0 1 ' 4 8 " E 3 8 6 . 8 5 F E E T ; TH E N C E S 0 2 ° 4 3 ' 0 7 " W 5 0 8 . 6 5 F E E T T O T H E P O I N T O F B E G I N N I N G , CO N T A I N I N G 9 . 1 1 A C R E S , M O R E O R L E S S A N D S U B J E C T T O T H E RI G H T - O F - W A Y O F W E S T D O T T I P T O N R O A D A N D S U B J E C T T O A N Y A N D AL L E A S E M E N T S O F R E C O R D O R F A C T . DE S C R I P T I O N T R A C T 4 : TR A C T 4 O F P R O P E R T Y L I N E A D J U S T M E N T F O R J B H A Y S , A S P E R P L A T RE C O R D 2 0 1 8 - 0 0 0 1 1 6 0 8 I N T H E O F F I C E O F T H E C I R C U I T C L E R K A N D EX - O F F I C I O R E C O R D E R O F W A S H I N G T O N C O U N T Y , A R K A N S A S , B E I N G A PA R T O F T H E S W 1 / 4 O F T H E N W 1 / 4 O F S E C T I O N 1 4 , T O W N S H I P 1 6 NO R T H , R A N G E 3 1 W E S T , W A S H I N G T O N C O U N T Y A R K A N S A S , M O R E PA R T I C U L A R L Y D E S C R I B E D A S F O L L O W S : CO M M E N C I N G A T T H E S O U T H W E S T C O R N E R O F T H E S W 1 / 4 O F T H E N W 1/ 4 O F S A I D S E C T I O N 1 4 , S A I D P O I N T B E I N G A N A L U M I N U M M O N U M E N T ST A M P E D P S 1 0 0 5 ; TH E N C E N 0 2 ° 4 3 ' 0 7 " E 5 5 . 0 0 F E E T T O T H E P O I N T O F B E G I N N I N G ; TH E N C E N 0 2 ° 4 3 ' 0 7 " E 4 5 3 . 6 5 F E E T ; TH E N C E N 0 2 ° 2 9 ' 2 6 " E 5 2 . 2 3 F E E T ; TH E N C E N 0 2 ° 4 1 ' 0 7 " E 3 0 . 2 7 F E E T ; TH E N C E S 8 7 ° 3 5 ' 2 5 " E 1 9 6 . 5 7 F E E T ; TH E N C E N 0 1 ° 2 7 ' 5 2 " E 5 3 1 . 5 3 F E E T ; TH E N C E S 8 8 ° 1 2 ' 5 1 " E 3 8 8 . 1 7 F E E T ; TH E N C E S 0 2 ° 3 4 ' 3 3 " W 1 0 7 1 . 0 5 F E E T ; TH E N C E N 8 7 ° 4 0 ' 0 3 " W 5 7 5 . 5 2 F E E T T O T H E P O I N T O F B E G I N N I N G , CO N T A I N I N G 1 1 . 7 6 A C R E S , M O R E O R L E S S A N D S U B J E C T T O T H E RI G H T - O F - W A Y O F W E S T D O T T I P T O N R O A D A N D S U B J E C T T O A N Y A N D AL L E A S E M E N T S O F R E C O R D O R F A C T . DE S C R I P T I O N T R A C T A : TR A C T A O F P R O P E R T Y L I N E A D J U S T M E N T F O R G O O S E C R E E K A D D I T I O N , LL C , A S P E R P L A T R E C O R D 2 0 2 5 - 0 0 0 0 4 3 7 7 I N T H E O F F I C E O F T H E CI R C U I T C L E R K A N D E X - O F F I C I O R E C O R D E R O F W A S H I N G T O N C O U N T Y , AR K A N S A S , B E I N G A P A R T O F T H E N W 1 / 4 O F T H E S W 1 / 4 A N D P A R T O F TH E S W 1 / 4 O F T H E N W 1 / 4 O F S E C T I O N 1 4 , T O W N S H I P 1 6 N O R T H , RA N G E 3 1 W E S T , W A S H I N G T O N C O U N T Y A R K A N S A S , M O R E PA R T I C U L A R L Y D E S C R I B E D A S F O L L O W S : BE G I N N I N G A T T H E N O R T H W E S T C O R N E R O F T H E N W 1 / 4 O F T H E S W 1 / 4 OF S A I D S E C T I O N 1 4 , S A I D P O I N T B E I N G A N A L U M I N U M M O N U M E N T ST A M P E D P S 1 0 0 5 ; TH E N C E N 0 2 ° 4 3 ' 0 7 " E 5 5 . 0 0 F E E T ; TH E N C E S 8 7 ° 4 0 ' 0 3 " E 5 7 5 . 5 2 F E E T ; TH E N C E N 0 2 ° 3 4 ' 3 3 " E 1 0 4 5 . 0 5 F E E T T O T H E S O U T H R I G H T - O F - W A Y O F DO T T I P T O N R O A D A S D E D I C A T E D B Y P L A T R E C O R D 2 0 2 5 - 0 0 0 0 4 3 7 7 TH E N C E A L O N G S A I D R I G H T - O F - W A Y S 8 8 ° 1 2 ' 5 1 " E 2 0 9 . 0 0 F E E T ; TH E N C E L E A V I N G S A I D R I G H T - O F - W A Y S 0 2 ° 3 3 ' 0 0 " W 5 1 1 . 2 1 F E E T ; TH E N C E S 8 7 ° 3 9 ' 5 7 " E 5 3 6 . 8 4 F E E T ; TH E N C E S 0 2 ° 3 5 ' 2 0 " W 5 3 5 . 8 2 F E E T ; TH E N C E S 0 2 ° 3 5 ' 2 0 " W 5 4 . 9 0 F E E T T O T H E N E C O R N E R O F T H E N W 1 / 4 O F TH E S W 1 / 4 O F S A I D S E C T I O N 1 4 , S A I D P O I N T B E I N G A 1 / 2 " I R O N P I N ; TH E N C E A L O N G T H E E A S T L I N E T H E R E O F S 0 2 ° 3 0 ' 4 9 " W 6 4 5 . 2 3 F E E T ; TH E N C E L E A V I N G S A I D E A S T L I N E S 7 6 ° 3 9 ' 2 7 " W 1 3 7 4 . 8 6 F E E T T O T H E WE S T L I N E O F T H E N W 1 / 4 O F T H E S W 1 / 4 O F S A I D S E C T I O N 1 4 ; TH E N C E A L O N G S A I D W E S T L I N E N 0 2 ° 3 4 ' 0 9 " E 1 0 1 6 . 6 0 F E E T T O T H E PO I N T O F B E G I N N I N G , C O N T A I N I N G 3 8 . 5 1 A C R E S , M O R E O R L E S S A N D SU B J E C T T O A N Y A N D A L L E A S E M E N T S O F R E C O R D O R F A C T . Planning Commission July 28, 2025 PZD-2025-0002 (MONARCH SUMMERS) Page 18 of 53 CE R T I F I C A T E O F A U T H O R I Z A T I O N : 47 9 . 6 3 6 . 4 8 3 8 t Ro g e r s , A r k a n s a s 7 2 7 5 6 90 1 N . 4 7 t h S t . , S u i t e 4 0 0 C E R T I FICA T E O F AUTHORIZATION ARKANSAS ENGI N E E R Ke y P l a n No . De s c r i p t i o n Da t e PR O J E C T N O : IS S U E D A T E : CO N T A C T : Th i s d o c u m e n t , a n d t h e i d e a s a n d d e s i g n s i n c o r p o r a t e d he r e i n , a s a n i n s t r u m e n t o f p r o f e s s i o n a l s e r v i c e , i s t h e pr o p e r t y o f C r a f t o n , T u l l & A s s o c i a t e s , I n c . , a n d i s n o t t o b e us e d , i n w h o l e o r i n p a r t , f o r a n y o t h e r p r o j e c t , w i t h o u t t h e wr i t t e n a u t h o r i z a t i o n o f C r a f t o n , T u l l & A s s o c i a t e s , I n c . ww w . c r a f t o n t u l l . c o m CR A F T O N , T U L L & AS S O C I A T E S , I N C . No . 1 0 9 © 2 0 2 5 C r a f t o n , T u l l & A s s o c i a t e s , I n c . Cr a f t o n T u l l R QC b y : QC D a t e : A C D J I H G F E A C D J I H G F E 123456 123456 DRAWING: G:\24P00100_GOOSECREEK\LANDSCAPE\04 DWG\01 SD\CONCEPT SITE PLAN - SHEET 2.DWG LAYOUT: L-101 , LAST SAVED: KR5312, 7/21/2025 9:58:16 AM LAST PLOTTED BY: KALEB REID, 7/21/2025 10:05:49 AM L- 1 0 1 CO N C E P T M A S T E R P L A N PL A N N I N G A R E A S NOT FO R C O N S T R UC TION T E S W E I V E R NOT FO R C O N S T R UCTION TES WEIVER TH I S DO C U M E N T I S PR E L I M I N A R Y I N NA T U R E A N D I S N O T A F I N A L , S I G N E D AN D S E A L E D DO C U M E N T PR E L I M I N A R Y PL A N S J. B U R B I D G E 07 / 2 1 / 2 0 2 5 SI T E P L A N N I N G LA N D S C A P I N G PR O J E C T S H A L L M E E T C I T Y O R D I N A N C E L A N D S C A P I N G RE Q U I R E M E N T S PA R K I N G PA R K I N G I S P R O V I D E D F O R E A C H U N I T O N T H E CO R R E S P O N D I N G L O T T H R O U G H G A R A G E S A N D DR I V E W A Y S . O N - S T R E E T P A R K I N G I S A L S O P R O P O S E D IN T H E C I T Y S T A N D A R D S T R E E T S E C T I O N S A N D W O U L D BE P R O V I D E D A S P A R T O F D E V E L O P M E N T . 2 0 0 ON - S T R E E T P A R K I N G S P O T S A R E P R O P O S E D . AR C H I T E C T U R A L D E S I G N S T A N D A R D S RE F E R T O P Z D B O O K L E T F O R V I S U A L R E F E R E N C E S . BU I L D I N G S W I L L B E C O M P O S E D O F I N D U S T R Y ST A N D A R D M A T E R I A L S S U C H A S B R I C K , S T O N E , A N D LA P S I D I N G . SI G N A G E SI G N A G E W I L L P E R M I T T E D S E P A R A T E L Y A N D M E E T T H E CI T Y O R D I N A N C E R E Q U I R E M E N T S . MO N A R C H S U M M E R S NE A R D O T T I P T O N R O A D FA Y E T T E V I L L E , A R K A N S A S MO N A R C H S U M M E R S PL A N N I N G A R E A 1 PL A N N I N G A R E A 1 PL A N N I N G A R E A 2 PL A N N I N G A R E A 2 PL A N N I N G A R E A 2 PL A N N I N G A R E A 2 PL A N N I N G A R E A 3 PL A N N I N G A R E A 3 PL A N N I N G A R E A 4 PL A N N I N G A R E A 1 PL A N N I N G A R E A 2 PL A N N I N G A R E A 3 PL A N N I N G A R E A 4 Planning Commission July 28, 2025 PZD-2025-0002 (MONARCH SUMMERS) Page 19 of 53 CE R T I F I C A T E O F A U T H O R I Z A T I O N : 47 9 . 6 3 6 . 4 8 3 8 t Ro g e r s , A r k a n s a s 7 2 7 5 6 90 1 N . 4 7 t h S t . , S u i t e 4 0 0 C E R T I FICA T E O F AUTHORIZATION ARKANSAS ENGI N E E R Ke y P l a n No . De s c r i p t i o n Da t e PR O J E C T N O : IS S U E D A T E : CO N T A C T : Th i s d o c u m e n t , a n d t h e i d e a s a n d d e s i g n s i n c o r p o r a t e d he r e i n , a s a n i n s t r u m e n t o f p r o f e s s i o n a l s e r v i c e , i s t h e pr o p e r t y o f C r a f t o n , T u l l & A s s o c i a t e s , I n c . , a n d i s n o t t o b e us e d , i n w h o l e o r i n p a r t , f o r a n y o t h e r p r o j e c t , w i t h o u t t h e wr i t t e n a u t h o r i z a t i o n o f C r a f t o n , T u l l & A s s o c i a t e s , I n c . ww w . c r a f t o n t u l l . c o m CR A F T O N , T U L L & AS S O C I A T E S , I N C . No . 1 0 9 © 2 0 2 5 C r a f t o n , T u l l & A s s o c i a t e s , I n c . Cr a f t o n T u l l R QC b y : QC D a t e : A C D J I H G F E A C D J I H G F E 123456 123456 DRAWING: G:\24P00100_GOOSECREEK\LANDSCAPE\04 DWG\01 SD\CONCEPT SITE PLAN.DWG LAYOUT: L-102 , LAST SAVED: KR5312, 7/21/2025 9:48:37 AM LAST PLOTTED BY: KALEB REID, 7/21/2025 10:07:22 AM MO N A R C H S U M M E R S NE A R D O T T I P T O N R O A D FA Y E T T E V I L L E , A R K A N S A S L- 1 0 2 MA S T E R P L A N NOT FO R C O N S T R UC TION T E S W E I V E R NOT FO R C O N S T R UCTION TES WEIVER TH I S DO C U M E N T I S PR E L I M I N A R Y I N NA T U R E A N D I S N O T A F I N A L , S I G N E D AN D S E A L E D DO C U M E N T PR E L I M I N A R Y PL A N S J. B U R B I D G E 07 / 2 1 / 2 0 2 5 SI T E I N F O R M A T I O N SI T E A R E A : 66 . 6 5 A C R E S PR O P O S E D Z O N I N G : PZ D LO T C O U N T : SM A L L S I N G L E F A M I L Y ( 5 0 X 1 1 0 ' ) : 13 9 L O T S LA R G E S I N G L E F A M I L Y ( 7 0 X 1 1 0 ' ) : 20 L O T S TO W N H O M E S ( D O U B L E 4 0 X 1 1 0 ' ) : 10 8 L O T S TO T A L S I T E L O T S : 26 7 L O T S DE N S I T Y : 4. 0 1 L O T S / A C R E OP E N S P A C E : 18 . 5 A C R E S = 2 7 . 7 % TR E E C A N O P Y R E T A I N E D : 25 . 7 % W D O T T I P T O N R O A D S DOUBLE SPRINGS ROAD EX P A N D E D EX I S T I N G ST O R M W A T E R PO N D ST O R M W A T E R PO N D CO M M U N I T Y GR E E N CO M M U N I T Y GR E E N CO M M U N I T Y GR E E N LA R G E , 7 0 x 1 1 0 ' SI N G L E F A M I L Y L O T SM A L L , 5 0 x 1 1 0 ' SI N G L E F A M I L Y L O T AL L E Y AL L E Y AL L E Y AL L E Y AL L E Y AL L E Y ALLEY ALLEY ALLEY ALLEY ALLEY RESIDENTIAL LINK (MSP) RESIDENTIAL LINK RESIDENTIAL LINK RESIDENTIAL LINK RESIDENTIAL LINK RESIDENTIAL LINK NE I G H B O R H O O D L I N K ( M S P ) NE I G H B O R H O O D L I N K ( M S P ) PR O P O S E D U T I L I T Y EA S E M E N T S IN T E R N A L T R A I L N E T W O R K IN T E R N A L T R A I L N E T W O R K INTERNAL TRAIL NETWORK DO G PA R K S CO M M U N I T Y GR E E N PR E S E R V E D T R E E C A N O P Y TY P MO N A R C H S U M M E R S KE Y FR O N T - L O A D E D , S M A L L S I N G L E F A M I L Y : FL - S M FR O N T - L O A D E D , L A R G E S I N G L E F A M I L Y : FL - L G RE A R - L O A D E D , S M A L L S I N G L E F A M I L Y : RL - S M RE A R - L O A D E D , L A R G E S I N G L E F A M I L Y : RL - L G RL - L G FL - S M FL - S M FL - S M FL - S M FL - S M FL - S M FL - S M FL - S M FL - S M RL - S M RL - S M RL - S M RL - S M RL - S M RL - S M RL - S M RL - S M RL - S M RL - S M RL - S M RL - S M FL - L G FL - L G Planning Commission July 28, 2025 PZD-2025-0002 (MONARCH SUMMERS) Page 20 of 53 Planned Zoning District Booklet for Monarch Summers Development Prepared By: Prism Design Studio Date: July 21, 2025 Planning Commission July 28, 2025 PZD-2025-0002 (MONARCH SUMMERS) Page 21 of 53 2 Table of Contents Cover Sheet 01 Table of Contents 02 I.Owner Information 03 Project information 03 Project Narrative 03 II.Planned Zoning District Areas 04 III.Site Plan 05 a.Streets, Lot Layout and Parking 06 b.Traffic 08 c.Site Characteristics, View Protection 10 d.Stormwater Detention and Drainage 11 e.Undisturbed Natural Areas 11 f.Tree Preservation Areas 12 g.Buffer Areas, Screening and Landscaping 13 h.Recreational Facilities 13 i.Utility Connections 14 j.Sidewalk & Streetlights 15 IV.Context 15 V.Architectural Standards 16 a.Primary Materials 16 b.Elevations – Precedent Imagery – Townhomes 17 c.Elevations – Precedent Imagery – Single Family 18 VI.Signage 19 VII.Construction of Non-residential Facilities 19 VIII.Covenants, Trusts, and Homeowner Associations 19 VIIII.Zoning Standards 20 a.Existing Zoning Standards (R-A)20 b.Existing Zoning Standards (RSF-1)21 c.Proposed Zoning District Standards 22 X.Compliance with Future Land Use Plan 29 XI.Reason for Rezoning Request 30 Planning Commission July 28, 2025 PZD-2025-0002 (MONARCH SUMMERS) Page 22 of 53 3 Owner Information Name: Goose Creed Addition LLC Address: 60 South 6th Street Fort Smith, AR 72901 Project Information Parcels: 765-16202-150, 765-16202-450, 765-16202-500, 765-16202-550, 765-16202-600, 765-16202-650, 765-16223-800, 765-16223-900, 765-20489-100 Address: Near Dot Tipton Rd., Fayetteville, AR Acreage: ±66.65 Acres Existing Zoning: R-A (Residential Agriculture) & RSF-1 (Residential Single Family- 1 units per acre) Existing Use: Vacant – hay field Proposed Zoning: PZD (Planned Zoning District) Proposed Use: Residential – attached townhomes and detached Single-family homes Units: 108 townhomes | 159 Single-family homes 267 total units Density: 4 units/acre aggregate Project Narrative Monarch Summers development is a new housing development along Dot Tipton Road in west Fayetteville. It proposes mixed unit types, including attached townhomes and single-family homes, connected through walkable, compact streets, while maximizing greenspace for recreational use and stormwater management. The neighborhood provides trails around restored wildlife habitat areas, planted with native species such as milkweed, the host plant for Monarch butterfly. Monarch Summers aims to create an active, environmental community that seeks to enhance existing natural features through increasing biodiversity on site. These initiatives include creating connected green spaces preventing habitat fragmentation and connecting to the existing wildlife corridor and ecosystem along Goose Creek. I. Planning Commission July 28, 2025 PZD-2025-0002 (MONARCH SUMMERS) Page 23 of 53 4 Planned Zoning District & Planning Areas The proposed Planned Zoning District includes four planning areas. The proposed lot restrictions are the same throughout the development, with permitted uses being the driving difference in the planning areas. This is in efforts to create visual consistency between housing types for the neighborhood. Vicinity Map PZD Areas – Enlargement Plan PZD Area 1: Attached townhomes (duplexes) with rear entry access PZD Area 2: Detached Single Family – small lots PZD Area 3: Detached Single Family – large lots PZD Area 4: Open/Natural space, trails, parks utilities, stormwater management II. Dot Tipton Rd. PZD Planning Area 1 Planning Area 2 Planning Area 3 Planning Area 4 Planning Commission July 28, 2025 PZD-2025-0002 (MONARCH SUMMERS) Page 24 of 53 5 Site Plan III. Planning Commission July 28, 2025 PZD-2025-0002 (MONARCH SUMMERS) Page 25 of 53 6 Streets, Lot Layout, and Parking The project proposes two new access points along Dot Tipton Road and includes approximately 1500 linear feet of street frontage. The eastern access aligns with a planned Residential Link shown on the City’s Master Street Plan. The two new drives lead to the project’s “main street”, a strong east to west corridor with a street section prioritizing pedestrian safety and maneuverability. This connector is also on the City’s Master Street Plan, as a Residential Link. Other local streets spur off this “main street” into sections of the neighborhood, creating a network of streets and alleys focused on connectivity, rather than dead-end cul-de-sacs. All of the attached townhomes and over 41% of single-family homes are rear- loaded from alleys. This prevents repetitive street cuts and prioritizes pedestrian safety and landscape buffers from vehicular traffic in the more active section of the development. The southern portion of the project is front Dot Tipton Rd. Neighborhood Link Residential Link Alley Planning Commission July 28, 2025 PZD-2025-0002 (MONARCH SUMMERS) Page 26 of 53 7 loaded, and homes are oriented to overlook restored wildlife areas and stormwater features. All homes having alley frontage shall be required to be rear loaded, as indicated on the Site Plan. In summary, this project completes two future streets indicated on the City’s Master Street Plan, and uses urbanist design principles for tight, safe, walkable streets, through alleys, and the lack of dead-end streets. The proposed street sections are shown below: Typical Neighborhood Link Street Typical Residential / Local Street Typical Residential Rear Alley – Two -Way Proposed street sections align with the City of Fayetteville standard street sections. Planning Commission July 28, 2025 PZD-2025-0002 (MONARCH SUMMERS) Page 27 of 53 8 Up to 300 on-street parking spaces are available along the streets within Monarch Summers, following standard street sections. Full size garages fitting 2 vehicles will be provided for all single-family homes. A minimum of a one- car garage will be provided for attached townhomes. Note that all townhomes are rear-loaded and include space for additional vehicles in the driveway. Guest parking is accommodated fully by the on-street parking facilities. At the time of development, it is recommended that an adequate number of on-street parking be determined, as 300 spaces is excessive where most homes have vehicle accommodations. Rather than maximizing on- street parking, more robust landscape islands between stalls and roughly 200 stalls is more appropriate. Traffic The development will provide a traffic study concurrently with development plans as part of the preliminary plat process, and required by the City’s Municipal Code. Dot Tipton Road is a paved rural road with open swales on both sides, and it varies in width with travel lanes of 7-8’, generally. As part of this development, Dot Tipton will be improved from the most eastern drive to the intersection at Double Springs, where the property has street frontage. Photo of Dot Tipton Rd, near the western new proposed access. b. Planning Commission July 28, 2025 PZD-2025-0002 (MONARCH SUMMERS) Page 28 of 53 9 Double Springs Road is improved and supporting other neighborhoods, connecting to Wedington Rd, a Tier 3 City Center. It is in good condition and has been improved by other neighborhoods that front Double Springs Road directly. Photo near the NW intersection of Double Springs Rd & Dot Tipton Rd. Planning Commission July 28, 2025 PZD-2025-0002 (MONARCH SUMMERS) Page 29 of 53 10 Site Characteristics & View Protection The site is currently unoccupied with remnant barns from farming operations. The site is currently used for hay harvesting. It’s generally covered in grassland, consisting of ryes, Johnson grass and other typical forbs in the region. The property generally slopes from north to south with minimal tree cover. No records of previous hazardous uses or materials have been identified or indicated from previous aerial imagery. The proposed Planned Zoning District matches the height requirements of RSF-4 zoning districts, in efforts to match surrounding neighborhoods and does not impose additional detriment to any existing views. c. Planning Commission July 28, 2025 PZD-2025-0002 (MONARCH SUMMERS) Page 30 of 53 11 Stormwater Detention Areas and Drainage The northeastern section of the site slopes from the north to the southwest, while the remainder flows from the north to the south. An existing central pond and swale collect the surface drainage, and this swale continues south towards Goose Creek. An old farm pond in the NW corner of the property also collects existing surface drainage. The proposed drainage strategy will incorporate the existing low spots and expand the existing ponds. A new large detention pond will be added on the lower section of the site, to the south. The two major ponds will be connected through a linear swale allowing for stormwater infiltration rather than proposing gray infrastructure (pipes). By utilizing large natural areas in the development for stormwater mitigation, the development can prevent erosion concerns and provide flooding relief for adjacent properties. There is no floodplain located on the subject property. Undisturbed Natural Areas The existing central pond and drainage swale will be utilized and enhanced, as a feature for the neighborhood. Through invasive species removal and planting of native species, like perennial pollinators, and flowering forbs, the integrity of the ecosystem will be a focal point for the development. Mass native species planting with species such as butterfly milkweed, will be a landscape theme carried throughout the property. In short, the natural drainage area of this property will be respected, expanded and enhanced to minimize impact on the current drainage systems and patterns. d. e. Planning Commission July 28, 2025 PZD-2025-0002 (MONARCH SUMMERS) Page 31 of 53 12 Tree Preservation Areas The property is currently used to harvest hay, and has minimal existing tree coverage. PZD minimum tree preservation percentage is 25%. The anticipated preservation areas are near the existing ponds and swales. Anticipated Tree Preservation Areas Anticipated Tree Preservation Areas f. Planning Commission July 28, 2025 PZD-2025-0002 (MONARCH SUMMERS) Page 32 of 53 13 Buffer Areas, Perimeter Treatment, Screening and Landscaping The project will meet all buffer requirements in the Municipal Development Code. Due to compatible uses surrounding the site, no additional buffers are proposed above typical requirements. The perimeter treatment will vary depending on the access types and building orientation. Where the rear yard faces an adjacent property, a solid fence will be provided. When the front of a unit is facing an adjacent property, a landscape buffer, including shade, ornamental and evergreen trees shall be provided. Screening and landscaping will be provided as required by the City Municipal Development and Subdivision code. Since all uses surrounding the property, and including the property are low density residential, no screening is planned. Street trees will be planned in accordance with the typical city street sections. Landscape enhancements will be provided in the common areas and in the stormwater park area. The planting palette, including street trees, will be strictly native plant species in support of the enduring green network and nature-based solutions planning initiatives. Recreational facilities The neighborhood includes open green spaces interspersed throughout, providing access to quality outdoor space in multiple forms. A series of pocket parks and common greens are used to provide visual interest along strong sight lines and to provide buffer between programmed play areas and private residences. These spaces also act as natural systems enhanced with native plantings, allowing for wildlife migration by being connected, rather than isolated habitats. An outdoor playground and shade structures are proposed near the center of the property with on-street parking. Lastly, a trail system around the stormwater ponds and habitat area will provide opportunities for walking, running, and wildlife viewing. g. h. Planning Commission July 28, 2025 PZD-2025-0002 (MONARCH SUMMERS) Page 33 of 53 14 Existing and Proposed Utility Connections & Extensions The subject property has access to water and sewer. An existing water main and lift station exist within the property bounds. Per discussions with the Utility Department, the existing lift station (#44) is at capacity, and the next downstream lift station (#22) is also at capacity. Upgrades to these systems would not be approved. The city has completed 100% construction plans (separate from this project or property) for a new gravity mainline along Goose Creek that will connect to lift station #12 and provide adequate capacity for future projects on the subject property. Lift station #44 will be required to be taken offline and routed to the new gravity main to the south, through the subject property. The plans are currently under review with the state Health Department. The property owner has been in discussions with the utility department regarding a cost-share agreement for future off-site gravity mainline improvements. All water improvements and extensions will be typical to provide service for new development. Water pressure and capacity in the area are adequate for the residential services. Water / Sewer Map i. PZD AREA Planning Commission July 28, 2025 PZD-2025-0002 (MONARCH SUMMERS) Page 34 of 53 15 Sidewalks & Streetlights Sidewalks will be proposed in accordance with the street sections included in this packet. Streetlights will be provided and meet the standard required lighting requirements by the City of Fayetteville Municipal Code, and in coordination with the utility provider. All proposed lighting will also meet the City’s dark sky requirements. Context All adjacent properties are residential in use and within residential zoning districts. The following zoning types are located within 0.5 miles of the subject property: RSF-1 RSF-4 RSF-8 RSF-6 P-1 R-A City of Farmington (Residential, up to 4 units per acre) The additional zoning districts located within 1 mile of the subject property are: NC R-O RI-U C-2 NS-L NS-G RI-12 RPZD The proposed aggregate density (units per acre) of this project is similar to the subdivisions in the surrounding areas. Multiple RSF-4 or more dense neighborhoods are within immediate area around this subject property. The development pattern is less intrusive and more efficient with infrastructure investments than low density and rural lot layouts. j. IV. Planning Commission July 28, 2025 PZD-2025-0002 (MONARCH SUMMERS) Page 35 of 53 16 Development and Architectural Design Standards The proposed homes will consist of American Traditional architectural style, with nods to Craftsman and Tudor features. There will be some variety in colors and composition to provide each home owner with a custom look to their home. The color palette will be neutrals in general, with architectural accents in bold colors. Primary Materials Brick various colors Stone various types and colors Lap Siding various colors and patterns Secondary Materials Aluminum Steel Wood V. a. Planning Commission July 28, 2025 PZD-2025-0002 (MONARCH SUMMERS) Page 36 of 53 17 Building Elevations- Precedent Imagery Attached Townhomes All images are shown for character and architectural style reference and are not images owned by this project or guaranteed final products. b. Planning Commission July 28, 2025 PZD-2025-0002 (MONARCH SUMMERS) Page 37 of 53 18 Single-Family Homes Small Single – Family (+/-1,000 sf – 1,750 sf) Large Single – Family (+/- 1,500 sf – 2,500 sf) All images are shown for character and architectural style reference and are not images owned by this project or guaranteed final products. c. Planning Commission July 28, 2025 PZD-2025-0002 (MONARCH SUMMERS) Page 38 of 53 19 Proposed Signage Proposed signage will be typical of residential developments and will comply with the City’s Municipal Code. Signs are permitted separately from the project development and platting process. Construction of Nonresidential Facilities There are no nonresidential facilities or uses associated with this project. Covenants, Trusts, Homeowners Association Monarch Summers will establish a Property Owner Association (POA) to hold responsibility for maintaining shared amenities and spaces, not under private ownership. VI. VII. VIII. Planning Commission July 28, 2025 PZD-2025-0002 (MONARCH SUMMERS) Page 39 of 53 20 Zoning Standards (Existing) R-A Residential - Agricultural Uses Allowed By Right Unit 1 City-wide uses by right Unit 3 Public protection and utility facilities Unit 6 Agriculture Unit 7 Animal husbandry Unit 8 Single-family dwellings Unit 9 Two-family dwellings Unit 37 Manufactured homes Unit 41 Accessory dwellings Unit 43 Animal boarding and training Unit 46 Short-term rentals Conditional Uses Unit 2 City-wide uses by conditional use permit Unit 4 Cultural and recreational facilities Unit 5 Government facilities Unit 20 Commercial recreation, large sites Unit 24 Home occupations Unit 35 Outdoor Music Establishments Unit 36 Wireless communications facilities Unit 42 Clean technologies Density One-half (1/2) unit per acre 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 Setback Requirements Front: 35 feet Side: 20 feet Rear: 35 feet 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. Building Area None VIIII. a. Planning Commission July 28, 2025 PZD-2025-0002 (MONARCH SUMMERS) Page 40 of 53 21 RSF-1 Residential Single Family – One Unit per Acres Uses Allowed By Right Unit 1 City-wide uses by right Unit 8 Single-family dwellings Unit 41 Accessory dwellings Unit 46 Short-term rentals Conditional Uses Unit 2 City-wide uses by conditional use permit Unit 3 Public protection and utility facilities Unit 4 Cultural and recreational facilities Unit 5 Government facilities Unit 24 Home occupations Unit 36 Wireless communications facilities Unit 44 Cluster Housing Development Density 1 unit per acre Bulk and Area Regulations Lot Width Minimum: 150 feet Lot Area Minimum: Residential 35,720 square feet Lot area per dwelling unit: 35,720 square feet Setback Requirements Front: 35 feet Side: 20 feet Rear: 35 feet Height Requirements 3 stories Building Area None b. Planning Commission July 28, 2025 PZD-2025-0002 (MONARCH SUMMERS) Page 41 of 53 22 Proposed Zoning Standards (Proposed) PZD – Planned Area 1 Purpose: •Provide an appropriately flexible neighborhood buffer, allowing more density along main street frontages without impacting neighborhood character. •Promote and maintain the development of diverse housing types at a range of sizes and price points for a range of household arrangements within the overall development to meet the needs of all citizens in all phases of life; •Allow more efficient and flexible use of existing and new housing stock at appropriate densities to support the long term maintenance of required infrastructure; Intent: 1.The property shall have infrastructure (water, sewer, gas, electric, etc.) that meets City standard, in the minimum easements and land encumbrances to ensure practical maintainability and access to all units without restricting future adaptations of site usage; 2.The form and massing of buildings should be scaled and detailed to create an inviting and timeless neighborhood pattern; 3.Block structure should be compact and connected, lots with alley frontage shall use said alleys for sole access to property, with an emphasis on pedestrian pathways creating connectivity throughout the neighborhood; 4.Buildings should address the street appropriately with visible pedestrian entries on the primary façade connected to pedestrian pathways; 5.Parking and car connectivity should be secondary to safe, walkable, adaptable block structure and building usage. 6.Building setbacks from the street should be minimized wherever possible to shorten the length of utility service lines and minimize maintenance and leakage potential; 7.Side yards are encouraged to be minimized unless functionally useful for building occupants or necessary for services like trash, stormwater, and utility pedestals. This allows additional units to be provided and reduces the length of infrastructure required to serve each unit, creating more financially sustainable neighborhoods; c. Planning Commission July 28, 2025 PZD-2025-0002 (MONARCH SUMMERS) Page 42 of 53 23 PZD – Planned Area 1 Uses Allowed By Right Unit 1 City-wide uses by right Unit 8 Single-family dwellings Unit 9 Two-family dwellings Unit 41 Accessory dwellings Unit 46 Short-term rentals Conditional Uses Unit 2 City-wide uses by conditional use permit Unit 3 Public protection and utility facilities Unit 4 Cultural and recreational facilities Unit 5 Government facilities Unit 10 Three (3) and four (4) family dwellings Unit 24 Home occupations Unit 36 Wireless communications facilities Unit 40 Sidewalk cafes Unit 44 Cluster Housing Development Density None (4 units per acre aggregate between all planning areas) Bulk and Area Regulations Lot Width Minimum: 30 feet Lot Area Minimum: None Lot area per dwelling unit: None Setback Requirements Front: Build-to zone that is located between the front property line and a line 25 feet from the front property line. * Side: 5 feet Rear: 15 feet Height Requirements Maximum 3 stories Building Area None Minimum Buildable Street Frontage 50% of the lot width** *Allowance for accommodating existing or required utility improvements along street frontages **Legal lots may meet their frontage requirements with private or public right-of-way, open space, or amenity space. Planning Commission July 28, 2025 PZD-2025-0002 (MONARCH SUMMERS) Page 43 of 53 24 PZD – Planned Area 2 Purpose: •Provide an alternative, smaller lot configurations for traditional single-family detached housing, providing flexibility for smaller, efficient, affordable house types to increase user diversity and overall appeal. •Promote and maintain the development of varied housing types at a range of sizes and price points for a range of household arrangements within the overall development to meet the needs of all citizens in all phases of life; •Allow more efficient and flexible use of existing and new housing stock at appropriate densities to support the long term maintenance of required infrastructure; Intent: 1.The property shall have infrastructure (water, sewer, gas, electric, etc.) that meets City standard, in the minimum easements and land encumbrances to ensure practical maintainability and access to all units without restricting future adaptations of site usage; 2.The form and massing of buildings should be scaled and detailed to create an inviting and timeless neighborhood pattern; 3.Block structure should be compact and connected, with a preference for alleys and pedestrian pathways creating additional mid-block connectivity and flexibility; 4.Buildings should address the street appropriately with visible pedestrian entries on the primary façade connected to pedestrian pathways; 5.Parking and car connectivity should be secondary to safe, walkable, adaptable block structure and building usage. 6.Building setbacks from the street should be minimized wherever possible to shorten the length of utility service lines and minimize maintenance and leakage potential; 7.Side yards are encouraged to be minimized unless functionally useful for building occupants or necessary for services like trash, stormwater, and utility pedestals. This allows additional units to be provided and reduces the length of infrastructure required to serve each unit, creating more financially sustainable neighborhoods; Planning Commission July 28, 2025 PZD-2025-0002 (MONARCH SUMMERS) Page 44 of 53 25 PZD – Planned Area 2 Uses Allowed By Right Unit 1 City-wide uses by right Unit 8 Single-family dwellings Unit 9 Two-family dwellings Unit 41 Accessory dwellings Unit 44 Cluster Housing Development Unit 46 Short-term rentals Conditional Uses Unit 2 City-wide uses by conditional use permit Unit 3 Public protection and utility facilities Unit 4 Cultural and recreational facilities Unit 5 Government facilities Unit 10 Three (3) and four (4) family dwellings Unit 24 Home occupations Unit 40 Sidewalk cafes Unit 36 Wireless communications facilities Density None (4 units per acre aggregate between all planning areas) Bulk and Area Regulations Lot Width Minimum: 30 feet Lot Area Minimum: None Lot area per dwelling unit: None Setback Requirements Front: Build-to zone that is located between the front property line and a line 25 feet from the front property line. * Side: 5 feet Rear: 15 feet Height Requirements Maximum 3 stories Building Area None Minimum Buildable Street Frontage 50% of the lot width** *Allowance for accommodating existing or required utility improvements along street frontages **Legal lots may meet their frontage requirements with private or public right-of-way, open space, or amenity space. Planning Commission July 28, 2025 PZD-2025-0002 (MONARCH SUMMERS) Page 45 of 53 26 PZD – Planned Area 3 Purpose: •Provide larger lots near the existing creek that will contribute to the overall neighborhood character. •Promote and maintain the development of varied housing types at a range of sizes and price points for a range of household arrangements within the overall development to meet the needs of all citizens in all phases of life; •Allow more efficient and flexible use of existing and new housing stock at appropriate densities to support the long term maintenance of required infrastructure; Intent: 1.The property shall have infrastructure (water, sewer, gas, electric, etc.) that meets City standard, in the minimum easements and land encumbrances to ensure practical maintainability and access to all units without restricting future adaptations of site usage; 2.The form and massing of buildings should be scaled and detailed to create an inviting and timeless neighborhood pattern; 3.Block structure should be compact and connected, with a preference for alleys and pedestrian pathways creating additional mid-block connectivity and flexibility; 4.Buildings should address the street appropriately with visible pedestrian entries on the primary façade connected to pedestrian pathways; 5.Parking and car connectivity should be secondary to safe, walkable, adaptable block structure and building usage. 6.Building setbacks from the street should be minimized wherever possible to shorten the length of utility service lines and minimize maintenance and leakage potential; 7.Side yards are encouraged to be minimized unless functionally useful for building occupants or necessary for services like trash, stormwater, and utility pedestals. This allows additional units to be provided and reduces the length of infrastructure required to serve each unit, creating more financially sustainable neighborhoods; Planning Commission July 28, 2025 PZD-2025-0002 (MONARCH SUMMERS) Page 46 of 53 27 PZD – Planned Area 3 Uses Allowed By Right Unit 1 City-wide uses by right Unit 8 Single-family dwellings Unit 9 Two-family dwellings Unit 41 Accessory dwellings Unit 46 Short-term rentals Conditional Uses Unit 2 City-wide uses by conditional use permit Unit 3 Public protection and utility facilities Unit 4 Cultural and recreational facilities Unit 5 Government facilities Unit 9 Two-family dwellings Unit 24 Home occupations Unit 36 Wireless communications facilities Unit 44 Cluster Housing Development Density None (4 units per acre aggregate between all planning areas) Bulk and Area Regulations Lot Width Minimum: 50 feet Lot Area Minimum: None Lot area per dwelling unit: None Setback Requirements Front: Build-to zone that is located between the front property line and a line 25 feet from the front property line. * Side: 5 feet Rear: 15 feet Height Requirements Maximum 3 stories Building Area None Minimum Buildable Street Frontage 40% of lot width** *Allowance for accommodating existing or required utility improvements along street frontages **Legal lots may meet their frontage requirements with private or public right-of-way, open space, or amenity space. Planning Commission July 28, 2025 PZD-2025-0002 (MONARCH SUMMERS) Page 47 of 53 28 PZD – Planned Area 4 Purpose: •Provide shared open space that contributes to the health and well-being of the neighborhood and its users. •Utilize natural spaces for stormwater management, allowing for re-use, filtering, and absorption, rather than collection, piping and quick conveyance, which has proven to be detrimental to our public waterways. •Utilize existing or proposed public utility easements as activated spaces, rather than derelict, unmaintained areas. Intent: 1.To preserve and enhance natural features, promoting habitat for wildlife, stream health and environmental stewardship. 2.Allow public and neighborhood access to open spaces, bringing awareness to natural systems and functions. 3.Utilize existing drainage patterns to minimize land disturbance, loose soil, erosion, and sediment off-loading in streams. Uses Allowed By Right Unit 1 City-wide uses by right Unit 4 Cultural and recreational facilities Conditional Uses Unit 2 City-wide uses by conditional use permit Unit 3 Public protection and utility facilities Unit 36 Wireless communications facilities Density 0 No residential density is allowed Bulk and Area Regulations Lot Width Minimum: None Lot Area Minimum: None Lot area per dwelling unit: None Setback Requirements Front: 10 feet Side: 5 feet Rear: 5 feet Height Requirements Maximum 2 stories Building Area None Planning Commission July 28, 2025 PZD-2025-0002 (MONARCH SUMMERS) Page 48 of 53 29 Compliance with Future Land Use Plan The subject property and all adjacent properties are designated as Residential Neighborhood. This designation begins near Goose Creek, south of the property, and extends to Wedington Drive, a regional link 1.5 miles north, encompassing existing neighborhoods with a variety of residential zoning designations. The City’s 2040 Plan describes these areas as: “Residential Neighborhood Areas are primarily residential in nature and support a wide variety of housing types of appropriate scale and context: single-family, duplexes, rowhouses, multifamily, and accessory dwelling units. Residential Neighborhood encourages highly connected, compact blocks with gridded street patterns and reduced building setbacks. It also encourages traditional neighborhood development that incorporates low-intensity non-residential uses intended to serve the surrounding neighborhoods, such as retail and offices, on corners and along connecting corridors. This designation recognizes existing conventional subdivision developments, which may have large blocks with conventional setbacks and development patterns that respond to features of the natural environment. Building setbacks may vary depending on the context of the existing neighborhood.” . This project proposes single-family and townhome development with low to medium aggregate density, similar to RSF-4. The proposed uses and design of this project clearly align with the neighborhood development objectives listed in the City’s 2040 Plan. Figures from the City of Fayetteville 2040 Comprehensive Plan X. Planning Commission July 28, 2025 PZD-2025-0002 (MONARCH SUMMERS) Page 49 of 53 30 Reason for requesting rezoning The request for rezoning is to further align with the smart growth initiatives the City has prioritized in the 2040 Comprehensive plan. The property is currently zoned for low density, typical suburban and rural sprawl. Roughly 46 homes are allowed by right, sitting on large, detached lots, providing little benefit to neighborhood connectivity and sense of place. Extending utilities and roads over long distances to serve only a few homes makes development less feasible and fails to maximize infrastructure investments or support their maintenance over time. This proposal seeks an aggregate density of 4 units per acre (RSF-4) with modifications to standard lot sizes to maximize green space within the property. RSF -4 requires a minimum 70 foot lot width and 8,000 sf lot size, yet homes ranging from 1,000 – 3,000 square feet can be built on narrower lots. As noted throughout this booklet, by reducing the private greenspace, larger community areas can be planned and integrated into environmental programming like stormwater management and habitat development. RSF-4 zoning allows single-family detached homes being allowed by right, and two-family homes require conditional use approval. In this proposal, single family and two-family dwellings are allowed by right, but limited to an aggregate density of 4 units per acre. This matches the development patterns in the surrounding area and causes no adverse impact to adjacent properties. In summary, this project is an opportunity to provide a diversity of housing types for families in a walkable neighborhood format that promotes community building while increasing ecological diversity. This smart growth approach to residential development has been recognized by the community and NWA regional planners as necessary in order to meet housing needs while correcting outdated development patterns that no longer serve the growing region. XI. Planning Commission July 28, 2025 PZD-2025-0002 (MONARCH SUMMERS) Page 50 of 53 1 Wonsower, Donna From:Planning Shared Sent:Monday, July 21, 2025 2:52 PM To:Wonsower, Donna Subject:FW: Rezoning Request for Monarch Summers Development on Dot Tipton Road for Parcels: 765-16202-150, 765-16202-450, 765-16202-500, 765-16202-550, 765-16202-600, 765-16202-650, 765-16223-800, 765-16223-900, 765-20489-100 For you Thank you Mirinda Hopkins Development Coordinator Planning Division City of Fayetteville 479-575-8267 From: Rusty Rumley <rustyrumley@gmail.com> Sent: Monday, July 21, 2025 2:17 PM To: Planning Shared <planning@fayetteville-ar.gov> Subject: Rezoning Request for Monarch Summers Development on Dot Tipton Road for Parcels: 765-16202-150, 765- 16202-450, 765-16202-500, 765-16202-550, 765-16202-600, 765-16202-650, 765-16223-800, 765-16223-900, 765- 20489-100 CAUTION: This email originated from outside of the City of Fayetteville. Do not click links or open attachments unless you recognize the sender and know the content is safe. To whom it may concern, My name is Rusty Rumley, and I live with my family on the west side of the property in question. I greatly appreciate the opportunity to provide comments regarding the proposed zoning change that would significantly tax local infrastructure, uncharacteristically increase residential density in our area, and potentially create drainage issues on my property. This property was last considered earlier in 2025 and the concerns raised by the Planning Commission and city staff during that request for rezoning remain largely unchanged. I am writing to express my opposition to this proposal for the following reasons: 1. Strain on Local Infrastructure The proposed development would put a considerable burden on our already strained infrastructure. Traffic congestion is a daily challenge during peak hours, and the addition of dozens—or even hundreds—of new housing units will only exacerbate this issue and increase the likelihood of accidents. This new plan addresses concerns about Dot Tipton Rd; however, it does not address the additional traffic on Double Springs Rd. The continued development of the Goose Creek subdivision on Planning Commission July 28, 2025 PZD-2025-0002 (MONARCH SUMMERS) Page 51 of 53 2 the west side of Double Springs Rd. continues to increase traffic on this road since the last time this property was considered for rezoning, which has only made the issue worse. Land on the north side of Dot Tipton has also been rezoned for development and the additional strain on Double Springs Rd will create long-term traffic and safety issues moving forward. Finally, the property is at the furthest west extent of city limits with little proximity to city services. Fayetteville’s long-range plans discourage sprawl by supporting revitalization nearer to the urban center and by limiting growth on the edges of the city. This area lacks non-residential services and employment centers which would likely result in increased automobile dependence, contrary to the plan. 2. Impact on Neighborhood Character This proposal is inconsistent with the existing character of our community, which is largely composed of single-family homes (although lot sizes do vary). There is no zoning in the area commensurate with the proposed density level due to the townhomes in this plan, which would be more appropriate for redevelopment near the urban center rather than on the outskirts of town which has no retail establishments or public transportation. The proposed substantial increase in residential density would alter the appearance, atmosphere, and quality of life in the neighborhood, and would be contrary to thoughtful, sustainable growth in alignment with the area’s long-term planning goals. This plan merely contributes to urban sprawl by creating yet another commuter neighborhood. Fayetteville is suffering a housing shortage that needs to be addressed; however, urban sprawl will create more long- term problems down the road. 3. Environmental Concerns We are also concerned about the environmental impact of this development. Increased density typically results in more paved surfaces and reduced green space, which contributes to stormwater runoff, a higher risk of flooding, and diminished habitat for local wildlife. There are already existing issues with runoff on this property and replacing pasture with densely packed development would absolutely exacerbate this issue. In the submitted Planned Zoning District Booklet for Monarch Summers Development these issues are allegedly addressed; however, the plans show that the planned Neighborhood link will substantially increase runoff by creating a paved canel to move water down to the entire western side of the proposed development and directly onto my and my neighbor's property. For all of the above reasons, I respectfully ask that the proposed zoning change be denied. Thank you for your attention. Rusty W. Rumley phone: (405) 779-3680 email: rustyrumley@gmail.com Planning Commission July 28, 2025 PZD-2025-0002 (MONARCH SUMMERS) Page 52 of 53 Docusign Envelope ID: 77C2F0D8-303A-44D9-89A2-1D221AC5BD45 Dale Carlton7/25/2025 20 Acres on Wayne Sellers corner Dale Carlton Planning Commission July 28, 2025 PZD-2025-0002 (MONARCH SUMMERS) Page 53 of 53 Additional Information Received Date Received: MM/DD/YYYY 08/08/2025 Time: 00:00 (AM/PM) 8:54 A.M. From: Name & Title Donna Wonsower, Planner To: Name & Title Courtney Spohn, Deputy Clerk Agenda Meeting Date: MM/DD/YYYY 08/12/2025 Agenda Item: Ex. B3, C.4 C.4 Civic Clerk Number: Ex. 2025-994 2025-1354 Planned Zoning District Booklet for Monarch Summers Development Prepared By: Prism Design Studio Date: August 08, 2025 2 Table of Contents Cover Sheet 01 Table of Contents 02 I. Owner Information 03 Project information 03 Project Narrative 03 II. Planned Zoning District Areas 04 III. Site Plan 05 a. Streets, Lot Layout and Parking 06 b. Traffic 08 c. Site Characteristics, View Protection 10 d. Stormwater Detention and Drainage 11 e. Undisturbed Natural Areas 11 f. Tree Preservation Areas 12 g. Buffer Areas, Screening and Landscaping 13 h. Recreational Facilities 13 i. Utility Connections 14 j. Sidewalk & Streetlights 15 IV. Context 15 V. Architectural Standards 16 a. Primary Materials 16 b. Elevations – Precedent Imagery – Townhomes 17 c. Elevations – Precedent Imagery – Single Family 18 VI. Signage 19 VII. Construction of Non-residential Facilities 19 VIII. Covenants, Trusts, and Homeowner Associations 19 VIIII. Zoning Standards 20 a. Existing Zoning Standards (R-A) 20 b. Existing Zoning Standards (RSF-1) 21 c. Proposed Zoning District Standards 22 X. Compliance with Future Land Use Plan 29 XI. Reason for Rezoning Request 30 3 Owner Information Name: Goose Creed Addition LLC Address: 60 South 6th Street Fort Smith, AR 72901 Project Information Parcels: 765-16202-150, 765-16202-450, 765-16202-500, 765-16202-550, 765-16202-600, 765-16202-650, 765-16223-800, 765-16223-900, 765-20489-100 Address: Near Dot Tipton Rd., Fayetteville, AR Acreage: ±66.65 Acres Existing Zoning: R-A (Residential Agriculture) & RSF-1 (Residential Single Family- 1 units per acre) Existing Use: Vacant – hay field Proposed Zoning: PZD (Planned Zoning District) Proposed Use: Residential – attached townhomes and detached Single-family homes Units: 108 townhomes | 159 Single-family homes 267 total units Density: 4 units/acre aggregate Project Narrative Monarch Summers development is a new housing development along Dot Tipton Road in west Fayetteville. It proposes mixed unit types, including attached townhomes and single-family homes, connected through walkable, compact streets, while maximizing greenspace for recreational use and stormwater management. The neighborhood provides trails around restored wildlife habitat areas, planted with native species such as milkweed, the host plant for Monarch butterfly. Monarch Summers aims to create an active, environmental community that seeks to enhance existing natural features through increasing biodiversity on site. These initiatives include creating connected green spaces preventing habitat fragmentation and connecting to the existing wildlife corridor and ecosystem along Goose Creek. I. 4 Planned Zoning District & Planning Areas The proposed Planned Zoning District includes four planning areas. The proposed lot restrictions are the same throughout the development, with permitted uses being the driving difference in the planning areas. This is in efforts to create visual consistency between housing types for the neighborhood. Vicinity Map PZD Areas – Enlargement Plan PZD Area 1: Attached townhomes (duplexes) with rear entry access PZD Area 2: Detached Single Family – small lots PZD Area 3: Detached Single Family – large lots PZD Area 4: Open/Natural space, trails, parks utilities, stormwater management II. Dot Tipton Rd. PZD Planning Area 1 Planning Area 2 Planning Area 3 Planning Area 4 5 Site Plan III. 6 Streets, Lot Layout, and Parking The project proposes two new access points along Dot Tipton Road and includes approximately 1500 linear feet of street frontage. The eastern access aligns with a planned Residential Link shown on the City’s Master Street Plan. The two new drives lead to the project’s “main street”, a strong east to west corridor with a street section prioritizing pedestrian safety and maneuverability. This connector is also on the City’s Master Street Plan, as a Residential Link. Other local streets spur off this “main street” into sections of the neighborhood, creating a network of streets and alleys focused on connectivity, rather than dead-end cul-de-sacs. All of the attached townhomes and over 41% of single-family homes are rear- loaded from alleys. This prevents repetitive street cuts and prioritizes pedestrian safety and landscape buffers from vehicular traffic in the more active section of the development. The southern portion of the project is front loaded, and homes are oriented to overlook restored wildlife areas and Dot Tipton Rd. Neighborhood Link Residential Link Alley 7 stormwater features. All homes having alley frontage shall be required to be rear loaded, as indicated on the Site Plan. In summary, this project completes two future streets indicated on the City’s Master Street Plan, and uses urbanist design principles for tight, safe, walkable streets, through alleys, and the lack of dead-end streets. The proposed street sections are shown below: Typical Neighborhood Link Street Typical Residential / Local Street Typical Residential Rear Alley – Two -Way Proposed street sections align with the City of Fayetteville standard street sections. 8 Up to 300 on-street parking spaces are available along the streets within Monarch Summers, following standard street sections. Full size garages fitting 2 vehicles will be provided for all single-family homes. A minimum of a one- car garage will be provided for attached townhomes. Note that all townhomes are rear-loaded and include space for additional vehicles in the driveway. Guest parking is accommodated fully by the on-street parking facilities. At the time of development, it is recommended that an adequate number of on-street parking be determined, as 300 spaces is excessive where most homes have vehicle accommodations. Rather than maximizing on- street parking, more robust landscape islands between stalls and roughly 200 stalls is more appropriate. Traffic The development will provide a traffic study concurrently with development plans as part of the preliminary plat process and required by the City’s Municipal Code. Dot Tipton Road is a paved rural road with open swales on both sides, and it varies in width with travel lanes. As part of this development, Dot Tipton will be improved from the most eastern drive to the intersection at Double Springs, where the property has street frontage, and in coordination with the City Engineering staff as part of the Preliminary Platting process. Photo of Dot Tipton Rd, near the western new proposed access. b. 9 Double Springs Road is improved and supports other neighborhoods, connecting to Wedington Rd, a Tier 3 City Center. It is in good condition and has been improved by other neighborhoods that front Double Springs Road directly. Photo near the NW intersection of Double Springs Rd & Dot Tipton Rd. 10 Site Characteristics & View Protection The site is currently unoccupied with remnant barns from farming operations. The site is currently used for hay harvesting. It’s generally covered in grassland, consisting of ryes, Johnson grass and other typical forbs in the region. The property generally slopes from north to south with minimal tree cover. No records of previous hazardous uses or materials have been identified or indicated from previous aerial imagery. The proposed Planned Zoning District matches the height requirements of RSF-4 zoning districts, in efforts to match surrounding neighborhoods and does not impose additional detriment to any existing views. c. 11 Stormwater Detention Areas and Drainage The northeastern section of the site slopes from the north to the southwest, while the remainder flows from the north to the south. An existing central pond and swale collect the surface drainage, and this swale continues south towards Goose Creek. An old farm pond in the NW corner of the property also collects existing surface drainage. The proposed drainage strategy will incorporate the existing low spots and expand the existing ponds. A new large detention pond will be added on the lower section of the site, to the south. The two major ponds will be connected through a linear swale allowing for stormwater infiltration rather than proposing gray infrastructure (pipes). By utilizing large natural areas in the development for stormwater mitigation, the development can prevent erosion concerns and provide flooding relief for adjacent properties. There is no floodplain located on the subject property. Undisturbed Natural Areas The existing central pond and drainage swale will be utilized and enhanced, as a feature for the neighborhood. Through invasive species removal and planting of native species, like perennial pollinators, and flowering forbs, the integrity of the ecosystem will be a focal point for the development. Mass native species planting with species such as butterfly milkweed, will be a landscape theme carried throughout the property. In short, the natural drainage area of this property will be respected, expanded and enhanced to minimize impact on the current drainage systems and patterns. d. e. 12 Tree Preservation Areas The property is currently used to harvest hay, and has minimal existing tree coverage. PZD minimum tree preservation percentage is 25%. The anticipated preservation areas are near the existing ponds and swales. Anticipated Tree Preservation Areas Anticipated Tree Preservation Areas f. 13 Buffer Areas, Perimeter Treatment, Screening and Landscaping The project will meet all buffer requirements in the Municipal Development Code. Due to compatible uses surrounding the site, no additional buffers are proposed above typical requirements. Screening and landscaping will be provided as required by the City Municipal Development and Subdivision code. The perimeter treatment will vary depending on the access types and building orientation. Where the rear yard faces an adjacent property, a solid fence will be provided. When the front of a unit is facing an adjacent property, a landscape buffer, including shade, ornamental and evergreen trees shall be provided. Street trees will be planned in accordance with the typical city street sections. Landscape and habitat enhancements will be provided in the common areas and in the stormwater park area. The planting palette, including street trees, will be strictly native plant species in support of the enduring green network and nature-based solutions planning initiatives. Milkweed species, the host plant for the monarch butterfly will be planted, at a minimum, of 1 acre or as otherwise recommended by a ecological specialist. Dedicated habitat areas will be posted and protected from traditional landscape maintenance areas. Recreational facilities The neighborhood includes open green spaces interspersed throughout, providing access to quality outdoor space in multiple forms. A series of pocket parks and common greens are used to provide visual interest along strong sight lines and to provide buffer between programmed play areas and private residences. These spaces also act as natural systems enhanced with native plantings, allowing for wildlife migration by being connected, rather than isolated habitats. Dedicated habitat areas shall be established and posted with signage. An outdoor playground and shade structures are proposed near the center of the property with on-street parking. Lastly, a trail system around the stormwater ponds and habitat area will provide opportunities for walking, running, and wildlife viewing. g. h. 14 Existing and Proposed Utility Connections & Extensions The subject property has access to water and sewer. An existing water main and lift station exist within the property bounds. Per discussions with the Utility Department, the existing lift station (#44) is at capacity, and the next downstream lift station (#22) is also at capacity. Upgrades to these systems would not be approved. The city has completed 100% construction plans (separate from this project or property) for a new gravity mainline along Goose Creek that will connect to lift station #12 and provide adequate capacity for future projects on the subject property. Lift station #44 will be required to be taken offline and routed to the new gravity main to the south, through the subject property. The plans are currently under review with the state Health Department. The property owner has been in discussions with the utility department regarding a cost-share agreement for future off-site gravity mainline improvements. All water improvements and extensions will be typical to provide service for new development. Water pressure and capacity in the area are adequate for the residential services. Water / Sewer Map i. PZD AREA 15 Sidewalks & Streetlights Sidewalks will be proposed in accordance with the street sections included in this packet. Streetlights will be provided and meet the standard required lighting requirements by the City of Fayetteville Municipal Code, and in coordination with the utility provider. All proposed lighting will also meet the City’s dark sky requirements. Context All adjacent properties are residential in use and within residential zoning districts. The following zoning types are located within 0.5 miles of the subject property: RSF-1 RSF-4 RSF-8 RSF-6 P-1 R-A City of Farmington (Residential, up to 4 units per acre) The additional zoning districts located within 1 mile of the subject property are: NC R-O RI-U C-2 NS-L NS-G RI-12 RPZD The proposed aggregate density (units per acre) of this project is similar to the subdivisions in the surrounding areas. Multiple RSF-4 or more dense neighborhoods are within immediate area around this subject property. The development pattern is less intrusive and more efficient with infrastructure investments than low density and rural lot layouts. j. IV. 16 Development and Architectural Design Standards The proposed homes will consist of American Traditional architectural style, with nods to Craftsman and Tudor features. There will be some variety in colors and composition to provide each home owner with a custom look to their home. The color palette will be neutrals in general, with architectural accents in bold colors. Primary Materials Brick various colors Stone various types and colors Lap Siding various colors and patterns Secondary Materials Aluminum Steel Wood V. a. 17 Building Elevations- Precedent Imagery Attached Townhomes All images are shown for character and architectural style reference and are not images owned by this project or guaranteed final products. b. 18 Single-Family Homes Small Single – Family (+/-1,000 sf – 1,750 sf) Large Single – Family (+/- 1,500 sf – 2,500 sf) All images are shown for character and architectural style reference and are not images owned by this project or guaranteed final products. c. 19 Proposed Signage Proposed signage will be typical of residential developments and will comply with the City’s Municipal Code. Signs are permitted separately from the project development and platting process. Construction of Nonresidential Facilities There are no nonresidential facilities or uses associated with this project. Covenants, Trusts, Homeowners Association Monarch Summers will establish a Property Owner Association (POA) to hold responsibility for maintaining shared amenities and spaces, not under private ownership. VI. VII. VIII. 20 Zoning Standards (Existing) R-A Residential - Agricultural Uses Allowed By Right Unit 1 City-wide uses by right Unit 3 Public protection and utility facilities Unit 6 Agriculture Unit 7 Animal husbandry Unit 8 Single-family dwellings Unit 9 Two-family dwellings Unit 37 Manufactured homes Unit 41 Accessory dwellings Unit 43 Animal boarding and training Unit 46 Short-term rentals Conditional Uses Unit 2 City-wide uses by conditional use permit Unit 4 Cultural and recreational facilities Unit 5 Government facilities Unit 20 Commercial recreation, large sites Unit 24 Home occupations Unit 35 Outdoor Music Establishments Unit 36 Wireless communications facilities Unit 42 Clean technologies Density One-half (1/2) unit per acre 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 Setback Requirements Front: 35 feet Side: 20 feet Rear: 35 feet 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. Building Area None VIIII. a. 21 RSF-1 Residential Single Family – One Unit per Acres Uses Allowed By Right Unit 1 City-wide uses by right Unit 8 Single-family dwellings Unit 41 Accessory dwellings Unit 46 Short-term rentals Conditional Uses Unit 2 City-wide uses by conditional use permit Unit 3 Public protection and utility facilities Unit 4 Cultural and recreational facilities Unit 5 Government facilities Unit 24 Home occupations Unit 36 Wireless communications facilities Unit 44 Cluster Housing Development Density 1 unit per acre Bulk and Area Regulations Lot Width Minimum: 150 feet Lot Area Minimum: Residential 35,720 square feet Lot area per dwelling unit: 35,720 square feet Setback Requirements Front: 35 feet Side: 20 feet Rear: 35 feet Height Requirements 3 stories Building Area None b. 22 Proposed Zoning Standards (Proposed) PZD – Planned Area 1 Purpose: • Provide an appropriately flexible neighborhood buffer, allowing more density along main street frontages without impacting neighborhood character. • Promote and maintain the development of diverse housing types at a range of sizes and price points for a range of household arrangements within the overall development to meet the needs of all citizens in all phases of life; • Allow more efficient and flexible use of existing and new housing stock at appropriate densities to support the long term maintenance of required infrastructure; Intent: 1. The property shall have infrastructure (water, sewer, gas, electric, etc.) that meets City standard, in the minimum easements and land encumbrances to ensure practical maintainability and access to all units without restricting future adaptations of site usage; 2. The form and massing of buildings should be scaled and detailed to create an inviting and timeless neighborhood pattern; 3. Block structure should be compact and connected, lots with alley frontage shall use said alleys for sole access to property, with an emphasis on pedestrian pathways creating connectivity throughout the neighborhood; 4. Buildings should address the street appropriately with visible pedestrian entries on the primary façade connected to pedestrian pathways; 5. Parking and car connectivity should be secondary to safe, walkable, adaptable block structure and building usage. 6. Building setbacks from the street should be minimized wherever possible to shorten the length of utility service lines and minimize maintenance and leakage potential; 7. Side yards are encouraged to be minimized unless functionally useful for building occupants or necessary for services like trash, stormwater, and utility pedestals. This allows additional units to be provided and reduces the length of infrastructure required to serve each unit, creating more financially sustainable neighborhoods; c. 23 PZD – Planned Area 1 Uses Allowed By Right Unit 1 City-wide uses by right Unit 9 Two-family dwellings Unit 41 Accessory dwellings Unit 46 Short-term rentals Conditional Uses Unit 2 City-wide uses by conditional use permit Unit 3 Public protection and utility facilities Unit 4 Cultural and recreational facilities Unit 5 Government facilities Unit 10 Three (3) and four (4) family dwellings Unit 24 Home occupations Unit 36 Wireless communications facilities Unit 40 Sidewalk cafes Unit 44 Cluster Housing Development Density Maximum 6 units per acre (4 units per acre aggregate between all planning areas) Bulk and Area Regulations Lot Width Minimum: 30 feet Lot Area Minimum: None Lot area per dwelling unit: None Setback Requirements Front: Build-to zone that is located between the front property line and a line 25 feet from the front property line. * Side: 5 feet Rear: 15 feet Height Requirements Maximum 3 stories Building Area None Minimum Buildable Street Frontage 50% of the lot width** *Allowance for accommodating existing or required utility improvements along street frontages **Legal lots may meet their frontage requirements with private or public right-of-way, open space, or amenity space. 24 PZD – Planned Area 2 Purpose: • Provide an alternative, smaller lot configurations for traditional single-family detached housing, providing flexibility for smaller, efficient, affordable house types to increase user diversity and overall appeal. • Promote and maintain the development of varied housing types at a range of sizes and price points for a range of household arrangements within the overall development to meet the needs of all citizens in all phases of life; • Allow more efficient and flexible use of existing and new housing stock at appropriate densities to support the long term maintenance of required infrastructure; Intent: 1. The property shall have infrastructure (water, sewer, gas, electric, etc.) that meets City standard, in the minimum easements and land encumbrances to ensure practical maintainability and access to all units without restricting future adaptations of site usage; 2. The form and massing of buildings should be scaled and detailed to create an inviting and timeless neighborhood pattern; 3. Block structure should be compact and connected, with a preference for alleys and pedestrian pathways creating additional mid-block connectivity and flexibility; 4. Buildings should address the street appropriately with visible pedestrian entries on the primary façade connected to pedestrian pathways; 5. Parking and car connectivity should be secondary to safe, walkable, adaptable block structure and building usage. 6. Building setbacks from the street should be minimized wherever possible to shorten the length of utility service lines and minimize maintenance and leakage potential; 7. Side yards are encouraged to be minimized unless functionally useful for building occupants or necessary for services like trash, stormwater, and utility pedestals. This allows additional units to be provided and reduces the length of infrastructure required to serve each unit, creating more financially sustainable neighborhoods; 25 PZD – Planned Area 2 Uses Allowed By Right Unit 1 City-wide uses by right Unit 8 Single-family dwellings Unit 9 Two-family dwellings Unit 41 Accessory dwellings Unit 44 Cluster Housing Development Unit 46 Short-term rentals Conditional Uses Unit 2 City-wide uses by conditional use permit Unit 3 Public protection and utility facilities Unit 4 Cultural and recreational facilities Unit 5 Government facilities Unit 10 Three (3) and four (4) family dwellings Unit 24 Home occupations Unit 40 Sidewalk cafes Unit 36 Wireless communications facilities Density Maximum 5 units per acre (4 units per acre aggregate between all planning areas) Bulk and Area Regulations Lot Width Minimum: 30 feet Lot Area Minimum: None Lot area per dwelling unit: None Setback Requirements Front: Build-to zone that is located between the front property line and a line 25 feet from the front property line. * Side: 5 feet Rear: 15 feet Height Requirements Maximum 3 stories Building Area None Minimum Buildable Street Frontage 50% of the lot width** *Allowance for accommodating existing or required utility improvements along street frontages **Legal lots may meet their frontage requirements with private or public right-of-way, open space, or amenity space. 26 PZD – Planned Area 3 Purpose: • Provide larger lots near the existing creek that will contribute to the overall neighborhood character. • Promote and maintain the development of varied housing types at a range of sizes and price points for a range of household arrangements within the overall development to meet the needs of all citizens in all phases of life; • Allow more efficient and flexible use of existing and new housing stock at appropriate densities to support the long term maintenance of required infrastructure; Intent: 1. The property shall have infrastructure (water, sewer, gas, electric, etc.) that meets City standard, in the minimum easements and land encumbrances to ensure practical maintainability and access to all units without restricting future adaptations of site usage; 2. The form and massing of buildings should be scaled and detailed to create an inviting and timeless neighborhood pattern; 3. Block structure should be compact and connected, with a preference for alleys and pedestrian pathways creating additional mid-block connectivity and flexibility; 4. Buildings should address the street appropriately with visible pedestrian entries on the primary façade connected to pedestrian pathways; 5. Parking and car connectivity should be secondary to safe, walkable, adaptable block structure and building usage. 6. Building setbacks from the street should be minimized wherever possible to shorten the length of utility service lines and minimize maintenance and leakage potential; 7. Side yards are encouraged to be minimized unless functionally useful for building occupants or necessary for services like trash, stormwater, and utility pedestals. This allows additional units to be provided and reduces the length of infrastructure required to serve each unit, creating more financially sustainable neighborhoods; 27 PZD – Planned Area 3 Uses Allowed By Right Unit 1 City-wide uses by right Unit 8 Single-family dwellings Unit 9 Two-family dwellings Unit 41 Accessory dwellings Unit 46 Short-term rentals Conditional Uses Unit 2 City-wide uses by conditional use permit Unit 3 Public protection and utility facilities Unit 4 Cultural and recreational facilities Unit 5 Government facilities Unit 24 Home occupations Unit 36 Wireless communications facilities Unit 44 Cluster Housing Development Density Maximum 6 units per acre (4 units per acre aggregate between all planning areas) Bulk and Area Regulations Lot Width Minimum: 50 feet Lot Area Minimum: None Lot area per dwelling unit: None Setback Requirements Front: Build-to zone that is located between the front property line and a line 25 feet from the front property line. * Side: 5 feet Rear: 15 feet Height Requirements Maximum 3 stories Building Area None Minimum Buildable Street Frontage 40% of lot width** *Allowance for accommodating existing or required utility improvements along street frontages **Legal lots may meet their frontage requirements with private or public right-of-way, open space, or amenity space. 28 PZD – Planned Area 4 Purpose: • Provide shared open space that contributes to the health and well-being of the neighborhood and its users. • Utilize natural spaces for stormwater management, allowing for re-use, filtering, and absorption, rather than collection, piping and quick conveyance, which has proven to be detrimental to our public waterways. • Utilize existing or proposed public utility easements as activated spaces, rather than derelict, unmaintained areas. Intent: 1. To preserve and enhance natural features, promoting habitat for wildlife, stream health and environmental stewardship. 2. Allow public and neighborhood access to open spaces, bringing awareness to natural systems and functions. 3. Utilize existing drainage patterns to minimize land disturbance, loose soil, erosion, and sediment off-loading in streams. Uses Allowed By Right Unit 1 City-wide uses by right Unit 4 Cultural and recreational facilities Conditional Uses Unit 2 City-wide uses by conditional use permit Unit 3 Public protection and utility facilities Unit 36 Wireless communications facilities Density 0 No residential density is allowed Bulk and Area Regulations Lot Width Minimum: None Lot Area Minimum: None Lot area per dwelling unit: None Setback Requirements Front: 10 feet Side: 5 feet Rear: 5 feet Height Requirements Maximum 2 stories Building Area None 29 Compliance with Future Land Use Plan The subject property and all adjacent properties are designated as Residential Neighborhood. This designation begins near Goose Creek, south of the property, and extends to Wedington Drive, a regional link 1.5 miles north, encompassing existing neighborhoods with a variety of residential zoning designations. The City’s 2040 Plan describes these areas as: “Residential Neighborhood Areas are primarily residential in nature and support a wide variety of housing types of appropriate scale and context: single-family, duplexes, rowhouses, multifamily, and accessory dwelling units. Residential Neighborhood encourages highly connected, compact blocks with gridded street patterns and reduced building setbacks. It also encourages traditional neighborhood development that incorporates low-intensity non-residential uses intended to serve the surrounding neighborhoods, such as retail and offices, on corners and along connecting corridors. This designation recognizes existing conventional subdivision developments, which may have large blocks with conventional setbacks and development patterns that respond to features of the natural environment. Building setbacks may vary depending on the context of the existing neighborhood.” . This project proposes single-family and townhome development with low to medium aggregate density, similar to RSF-4. The proposed uses and design of this project clearly align with the neighborhood development objectives listed in the City’s 2040 Plan. Figures from the City of Fayetteville 2040 Comprehensive Plan X. 30 Reason for requesting rezoning The request for rezoning is to further align with the smart growth initiatives the City has prioritized in the 2040 Comprehensive plan. The property is currently zoned for low density, typical suburban and rural sprawl. Roughly 46 homes are allowed by right, sitting on large, detached lots, providing little benefit to neighborhood connectivity and sense of place. Extending utilities and roads over long distances to serve only a few homes makes development less feasible and fails to maximize infrastructure investments or support their maintenance over time. This proposal seeks an aggregate density of 4 units per acre (RSF-4) with modifications to standard lot sizes to maximize green space within the property. RSF -4 requires a minimum 70 foot lot width and 8,000 sf lot size, yet homes ranging from 1,000 – 3,000 square feet can be built on narrower lots. As noted throughout this booklet, by reducing the private greenspace, larger community areas can be planned and integrated into environmental programming like stormwater management and habitat development. RSF-4 zoning allows single-family detached homes being allowed by right, and two-family homes require conditional use approval. In this proposal, single family and two-family dwellings are allowed by right, but limited to an aggregate density of 4 units per acre. This matches the development patterns in the surrounding area and causes no adverse impact to adjacent properties. In summary, this project is an opportunity to provide a diversity of housing types for families in a walkable neighborhood format that promotes community building while increasing ecological diversity. This smart growth approach to residential development has been recognized by the community and NWA regional planners as necessary in order to meet housing needs while correcting outdated development patterns that no longer serve the growing region. XI. Additional Information Received Date Received: MM/DD/YYYY Time: 00:00 (AM/PM) From: Name & Title To: Name & Title Agenda Meeting Date: MM/DD/YYYY Civic Clerk Number: Ex. 2025-994 Forwarded to City Attorney’s Office and Department Head 10/02/2025 2:16 PM Jonathan Curth, Development Services Director City Clerks Office 10/07/2025 2025-1354 Received from Dept. Head & forwarded to City Attorney's Office PZD Rezone – Amendment Narrative 1 October 1, 2025 City Council City of Fayetteville Development Services – Planning 125 W Mountain Street Fayetteville, AR 72701 RE: Planned Zoning District Rezoning Request - Revision Narrative – Monarch Summers Project Location Multiple properties near W Dot Tipton Rd., Fayetteville, AR Parcels 765-16202-150, 765-16202-450, 765-16202-500, 765-16202-550, 765-16202-600, 765-16202-650, 765- 16223-800, 765-16223-900, 765-20489-100 Dear Members of City Council, In response to specific comments made by neighbors, the Planning Department, and City Council members, the Owner is presenting amendments to the original PZD in efforts to alleviate concerns. Comments have been collected and consolidated from the City Council Meeting on Tuesday, August 19, 2025, and two (2) public neighborhood meetings hosted on Wednesday, September 3, 2025 and Thursday, September 11, 2025. Proposed Amendments 1.Per Neighbor Request: Road Improvements to Dot Tipton: a.Half street improvements shall be provided from the most eastern property line along Dot Tipton, westward to Double Springs Road ~ roughly 2,100 lf (Shown in orange on the attached Exhibit A). Note the property frontage is roughly 1500 linear feet, meaning this proposal provides an additional ~600 lf of improvements not required by the City’s land development standards. b.Widening the remainder of Dot Tipton Road eastward to 54th Street, providing a two-way road width (minimum 20 feet), not including the full street section (curbs/sidewalks) ~roughly 1,500 lf (shown in Exhibit A). PZD Rezone – Amendment Narrative 2 i. From GIS it appears adequate right-of-way exists (60’ at the narrowest, 70’ at widest) for the improvements listed above. The maximum right-of-way for a Residential Link is 52 feet, meaning there is adequate public right-of-way to improve Dot Tipton as proposed in this amendment, without property or ROW acquisition. c. Fire Access is being provided from Double Springs Rd and Dot Tipton Rd. (as indicated on Exhibit B). This access has been reviewed with the Fire Department and meets Fire Access requirements. Additional improvements along Dot Tipton would not be required in order to meet fire access requirements. Shared access easements will be provided by the adjacent property. d. Development is still subject to traffic study recommendations that will be required and evaluated with the Preliminary Plat permitting process with the City Engineering Department. e. The previously submitted amendment requested a Master Street Plan Amendment to downgrade the Collector which bisects the property. Planning Staff has indicated that such request requires further evaluation of the larger plan, and they are unable to make a recommendation at this time. Accordingly, the applicant is no longer requesting said Master Street Plan Amendment as a part of this submittal. It is anticipated that the applicant will make that request at a later date as a formal request in conjunction with engineering plan preparation for the preliminary plat submittal, and after further discussion with Planning Staff. Again, a Master Street Plan amendment is not requested as part of this narrative, but has nonetheless been included on Exhibit A for reference. 2. Per request of City Council: Remove Use Unit 46, Short-term Rentals, from all Planning Areas. 3. Per request of Planning Department: Addition of Use Unit 12a – “Limited Business” as an allowed use in Planning Area 1. 4. Per Neighbor Request: Additional conceptual ponding areas have been added in specific areas of concern by neighbors. Final pond locations are subject to engineering design and city review as part of the preliminary plat permitting and review process. 5. Per Neighbor Request: Maximum height for all planning areas revised from three (3) stories to two (2) stories. 6. Per Neighbor Request: PZD Rezone – Amendment Narrative 3 Privacy fencing will be provided where the “back” yard is adjacent to residential property; Split-rail fencing with trees will be provided where the “front” yard is adjacent to residential property. Anticipated and approximate locations are indicated on Exhibit B. Final locations are subject to final design and engineering plans, including increasing or upgrading split-rail fencing to privacy fencing. 7. Per Farmington School District Superintendent request: Addition of designated bus stop/pick up areas (See Exhibit B) . These areas may include covered shelters and will be finalized in coordination with the Farmington School District. We hope this amendment illustrates the commitment to the health, safety and well-being of the existing and future neighbors by the Owner/Developer. Final site improvements will be determined in accordance with City of Fayetteville development standards, including the Drainage Criteria Manual, Street, Drainage, Water and Sewer Specifications and City Standard Details. Please reach out with any additional questions or concerns regarding this rezoning request to Jenny Burbidge at 479.883.2845 or jenny.burbidge@prismds.co. Sincerely, Jenny C. Burbidge, PLA, ASLA Vice President Prism Design Studio PZD Rezone – Amendment Narrative 4 Exhibit A Road Improvements (Dot Tipton Improvements only, no MSP amendments at this time) PZD Rezone – Amendment Narrative 5 Exhibit B Plan Revisions Enlarged Legend: RECET\r".. 0cT 212025 ld.TlAl',6!tib*Account #: NWCL5004205 Company: CITY OF FAYETTEVILLE-CLERKS OFFI 1I3 WMOI.JNTAIN FAYETTEVILLE, AR 7270I Adnumber#: 545312 PO #: Matter of: ORD 6912 t. 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