HomeMy WebLinkAboutOrdinance 4672 m =Tno — ORDINANCE NO. 467. 2
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NNo �mo AN ORDINANCE ESTABLISHING A RESIDENTIAL
�
00 ' = PLANNED ZONING DISTRICT TITLED R-PZD 04- 1307,
a a�No - ASPEN RIDGE LOCATED SOUTH OF 6T" STREET,
� ocooN = WEST OF HILL AVENUE, NORTHEAST OF 11TH
C)C- w oa p STREET ALONG TOWN BRANCH CREEK
. 000 —
C)
oo —
O ^ p" `"o CONTAINING APPROXIMATELY 27.969 ACRES,
O m o � � =_ MORE OR LESS; AMENDING THE OFFICIAL ZONING
C) ~ ND S
Nim = MAP OF THE CITY OF FAYETTEVILLE; AND
14 wm ADOPTING THE ASSOCIATED RESIDENTIAL
~r =_ DEVELOPMENT PLAN AS APPROVED BY THE
00 3 PLANNING COMMISSION
BE IT ORDAINED BY THE CITY COUNCIL OF THE CITY OF
FAYETTEVILLE, ARKANSAS:
Section 1 : That the zone classification of the following described property is
hereby changed as follows:
From RMF-24, Residential Multi Family, 24 units per
acre, to R-PZD 04- 1307 as shown in Exhibit "A" attached
hereto and made a part hereof.
Section 2: That the change in zoning classification is based upon the approved
master development plan and development standards as shown on the plat and approved by
the Planning Commission on December 13, 2004.
Section 3 : That this ordinance shall take effect and be in full force at such time as
all of the requirements of the development plan have been met.
Section 4: That the official zoning map of the City of Fayetteville, Arkansas, is
hereby amended to reflect the zoning change provided in Section I above.
PASSED and APPROVED this 18`" day of January, 2005 .
APPROV
Z:
By: Wi
\1 n D CO O DY, Mayor
BY: UZ
SONDRA SMITH, City ClerkG%TY p ;sG�j
; FAYETTEVILLE ; 3
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EXHIBIT "A"
R-PZD 04-1307
PART OF THE SOUTH %2 OF THE SW '/4 OF SECTION 16, AND A PART OF THE
NORTH %2 OF THE NW /40F SECTION 21 , T- 16-N, R-30-W, WASHINGTON
COUNTY, ARKANSAS, BEING MORE PARTICULARLY DESCRIBED AS :
COMMENCING A THE NORTHWEST CORNER OF THE NORTHEAST '/40F THE
NORTHWEST '/4 OF SAID SECTION 21 , SAID POINT BEING AN EXISTING IRON
PIPE; THENCE S87°04'09"E ALONG THE NORTH LINE OF THE NORTHEAST '/4 OF
THE NORTHWEST '/40F SAID SECTION 21 A DISTANCE OF 5 .92 FEET TO THE
POINT OF BEGINNING; THENCE S87°04'09"E 418.49 FEET; THENCE S02°49 '04"W
514. 14 FEET; THENCE N87°04'09"W 424.40 FEET TO A SET 'h" REBAR; THENCE
S02049 '04"W 204.82 FEET; THENCE SOUTH 87004'09"E 139.00 FEET; THENCE
S02048948"W 293 .00 FEET TO A SET %2" IRON REBAR; THENCE N87°05 ' 54"W 183 .58
FEET TO AN EXISTING IRON; THENCE S02048 '00"W 181 .27 FEET; THENCE
58704102"E 84.31 FEET, THENCE S02040' 0599W 79.86 FEET; THENCE S37007'40"E
39.06 FEET THENCE S07040705"W 15 .00 FEET; THENCE N87018 '29"W 65 . 13 FEET
THENCE S02°40' 17"W 13 .01 FEET; THENCE N870 13 ' 13"W 222.57 FEET; THENCE
NO20391079'E 98.08 FEET; THENCEN87011 '50"W 222.77 FEET; THENCEN87°13'26"W
514.88 FEET TO AN EXISTING IRON ON THE EAST RIGHT OF WAY LINE OF THE
BURLINGTON NORTHERN RAILROAD; THENCE ALONG THE EAST RIGHT OF
WAY LINE OF SAID RAILROAD N35029131 "E 52.81 FEET; THENCE N3201752199E
103 .24 FEET; THENCE N28025922"E 103.51 FEET; THENCE N24° 16'00"E 103.08 FEET;
THENCE N21019'30"E 102.24 FEET; THENCE N18°44'44"E 102.31 FEET; THENCE
N17042 '237'E 150.90 FEET; THENCE N19°09'44"E 46.21 FEET; THENCE N19°55' 12"E
130.59 FEET; THENCE N24°20' 10"E 111 .27 FEET; THENCE N28°56'24"E 112.03 FEET;
THENCE N33022101E 78. 14 FEET; THENCE N36027'09"E 61 .08 FEET; THENCE
N40040' 51 "E 107.01 FEET; THENCE S86014'53"E 62.45 FEET TO AN EXISTING IRON
ON A 1381 .79 FOOT RADIUS CURVE TO THE RIGHT; THENCE NORTHEASTERLY
ALONG SAID RIGHT OF WAY AND CURVE 417.54 FEET, THE CHORD FOR WHICH
BEING N51038 '45"E 415 .96 FEET, TO AN EXISTING ARKANSAS HIGHWAY
COMMISSION RIGHT OF WAY MONUMENT ON THE SOUTH LINE OF ARKANSAS
HIGHWAY 180 (WEST 6" STREET); THENCE ALONG THE SOUTH RIGHT OF WAY
LINE OF SAID HIGHWAY S87041 '4291E 40.98 FEET TO AN EXISTING AHC
MONUMENT; THENCE S87°40'49"E 26. 16 FEET TO AN EXISTING AHC
MONUMENT; THENCE S88° 18 '0"E 3 . 15 FEET; THENCE LEAVING SAID RIGHT OF
WAY SO1044550"W 153.30 FEET; THENCE ON A CURVE TO THE RIGHT WITH A
RADIUS OF 315.50 FEET AND A DISTANCE OF 81 .06 FEET; THENCE S16°28 ' 1 "W
8.54 FEET; THENCE ON A CURVE TO THE RIGHT WITH A RADIUS OF 215 .50 FEET
A DISTANCE OF 40.68 FEET TO THE POINT OF BEGINNING, CONTAINING 27.969
ACRES, MORE OR LESS, FAYETTEVILLE, ARKANSAS. THE ABOVE DESCRIBED
27.969 ACRE TRACT BEING SUBJECT TO THE RIGHT OF WAY OF DUNCAN
AVENUE, ANDERSON PLACE, HILL AVENUE AND ALL EASEMENTS AND/OR
RIGHTS OF WAY OF RECORD.
<16 7;z'
' • p2D
City Council Meelog of January 04, 2005
Agenda Item Number z/�o 70�
CITY COUNCIL AGENDA MEMO
To: Mayor and City Council
Thru: Gary Dumas, Director of Operations
From: Jeremy C. Pate, Interim Zoning and Development Administrator dr
Date: December 15, 2004
Subject: Residential Planned Zoning District for Aspen Ridge (R-PZD 04- 1307)
RECOMMENDATION
Planning Staff recommends approval of an ordinance creating a Residential Planned
Zoning District (R-PZD) for Aspen Ridge. This action will establish a unique zoning
district for a residential condominium infill development on a 27.969-acre tract located in
south Fayetteville, near the intersection of Hill Avenue and 6th Street. The proposal
consists of 220 condominium units in two phases.
BACKGROUND
Property Description: The property consists of a total of 27.979 acres located in south
Fayetteville, with access onto 6`h Street, Hill Avenue, I Ith/Duncan and 12`h Streets
proposed. The site formerly accommodated approximately 49 mobile homes and 6 single
family homes, which have been removed in the past two years by the applicant. The
property is bisected by Town Branch Creek, and is located in the midst of single family
homes, industrial property, and commercial properties. A large percentage of tree canopy
existing on-site has been evaluated by a professional arborist and deemed to be in poor
condition, due to years of abuse, fill and debris. A majority of the tree canopy preserved
and mitigation required is along the creek corridor and along the western portion of the
trail, to aid in the rehabilitation of Town Branch Creek.
Proposal: The applicant requests a rezoning and large scale development approval for a
residential condominium development within a unique R-PZD zoning district. The
proposed use of the site is for single family attached residential dwelling units consisting
of 220 units, with a total density of 7.87 DU/acre. A 0.86-acre public park is proposed, as
well as the dedication of 0.36 acres of land and construction of a public trail through an
old railroad corridor. A large tree preservation area and deed restricted wetland protection
area along the floodplain of the creek is also proposed. Two pedestrian crossings are
proposed across the creek to allow for connectivity to the public trail and surrounding
neighborhoods. Improvements to surrounding streets include curb and gutter on I I 1
Street, a turn lane at Hill and 6'h Street, repair of pavement on Duncan, and construction
of Brooks Avenue as a secondary means of access.
I
• City Council Melog of January 04, 2005
Agenda Item Number
DISCUSSION
The Planning Commission voted 8-0-0 in favor of this request on Monday, December 13,
2004. Approval of a planned zoning district requires City Council approval as it includes
zoning (land use) as well as development approval (large scale development).
Recommended conditions were approved by the Planning Commission, which are
reflected in the attached staff report.
Public discussion included current drainage and flooding along Town Branch Creek,
traffic flow in the area, wetland areas and affordable housing.
BUDGETIMPACT
None.
2
ORDINANCE NO.
AN ORDINANCE ESTABLISHING A RESIDENTIAL
PLANNED ZONING DISTRICT TITLED R-PZD 04- 1307,
ASPEN RIDGE LOCATED SOUTH OF 6T" STREET,
WEST OF HILL AVENUE, NORTHEAST OF IIT"
STREET ALONG TOWN BRANCH CREEK
CONTAINING APPROXIMATELY 27.969 ACRES,
MORE OR LESS; AMENDING THE OFFICIAL ZONING
MAP OF THE CITY OF FAYETTEVILLE,AND
ADOPTING THE ASSOCIATED RESIDENTIAL
DEVELOPMENT PLAN AS APPR�ED\BY THE
PLANNING COMMISSION.
BE IT ORDAINED BY THE CITY COUNCIL OF THE�,CITY OF
FAYETTEVILLE, ARKANSAS: \\/) 1\//
Section 1 : That the zone classification of the fo
llowing described property is
hereby changed as follows: \
From RMF-24, Residential Multi Family 24 units per 'R-PZD 04-1307 as shown
in Exhibit "A" attached hereto and made a part hereof,
Section 2. That the change in zoning classification is based upon the
approved master-development plan and development standards as shown on the plat
and approvedby t\la- nning Commission on December 13, 2004.
Section 3.� 'hat this ordinance shall take effect and be in full force at such
time as s al\the require tints of the development plan have been met.
S\ection 4. That.the of/tilcial zoning map of the City of Fayetteville, Arkansas,
is hereby amen\\ reflect the zoning change provided in Section 1 above.
PASSED AND APPROVED this day of , 2004.
APPROVED:
By:
DAN COODY, Mayor
By:
SONDRA SMITH, City Clerk
EXHIBIT "A,' .
` R-PZD 04-1307
PART OF THE SOUTH %2 OF THE SW '/4 OF SECTION 16, AND A PART OF THE
NORTH %2 0 ' THE NW /40F SECTION 21 , T- 16-N, R-30-W, WASHINGTON
COUNTY, ARKANSAS, BEING MORE PARTICULARLY DESCRIBED AS :
COMMENCING A THE NORTHWEST CORNER OF THE NORTHEAST '/< OF THE
NORTHWEST '/40F SAID SECTION 21 , SAID POINT BEING AN EXISTING IRON
PIPE; THENCE S87°04'09"E ALONG THE NORTH LINE OF THE NORTHEAST ''/4 OF
THE NORTHWEST 'A OF SAID SECTION 21 A DISTANCE/OF\5 .92 FEET TO THE
POINT OF BEGINNING; THENCE S87°04'09"E 418.49 FEET;fTHENCE S02049'04"W
514. 14 FEET; THENCE N87°04'09"W 424.40 FEET TO/A�SET�/2" REBAR; THENCE
S02049'04"W 204.82 FEET; THENCE SOUTH 87°04'09"E'139;00 FEET; THENCE
S02048'48"W 293 .00 FEET TO A SET '/2" IRON REBAR;THENCE'N87005 '54"W 183 .58
FEET TO AN EXISTING IRON; THENCE S02048'00"W 181 .27\FEET; THENCE
58704' 02"E 84.31 FEET, THENCE S02°40'05'W 79.86eFEET; THENCE S3/07'40"E
39.06 FEET THENCE S07040'05"W 15 .00 FEET; THENCE�N87° 18'291165 . 13 FEET
THENCE S02°40' 17"W 13 .01 FEET; THENCE N87° 13%13"W 222.57 FEET,-' THENCE
NO2039'07"E 98.08 FEET; THENCE N870 11 ' 50"W 2221TFEET; THENCE N87° 13 '26"W
514.88 FEET TO AN EXISTING IRON;ON THE EAST RIGHT OF WAY LINE OF THE
BURLINGTON NORTHERN RAILROAD;THENCE ALONG EAST RIGHT OF
WAY LINE OF SAID RAILROAD N35°29'3-K''E 52.81 FEET; THENCE N32017'21 "E
103 .24 FEET; THENCE N28°25 '22"E 10354 FEET;THENCE N24° 16'00"E 103 .08 FEET;
THENCE N21019130'E�l02 24,FEET; THENCE NI8 44'44"E 102.31 FEET; THENCE
VA
NI 7042'23"E 150.90TEET; THENCE NI 9°09,;44"E 46.21 FEET; THENCE N 19°55 ' 12"E
130.59 FEET; THENCE4N24°20?30"E 111 .27 FEET, THENCE N28056'24"E 112.03 FEET;
THENCE N33022'01E\78�14/FEET;THENCE N36027' 09"E 61 .08 FEET; THENCE
N40040' 5 I "E-107-01FEET;THENCES860,4'53"E 62.45 FEET TO AN EXISTING IRON
ON A 138.1'79 FOOT RADIU&CURVE TO THE RIGHT; THENCE NORTHEASTERLY
ALONG(SAID RIGHT OF WAYEAND�CURVE 417.54 FEET, THE CHORD FOR WHICH
BEING-�N51038145 'E 41=5_,96 FEET, TO AN EXISTING ARKANSAS HIGHWAY
COMMISSIONRIGHT OF WAY MONUMENT ON THE SOUTH LINE OF ARKANSAS
HIGHWAY F8�(WEST 61 STREET); THENCE ALONG THE SOUTH RIGHT OF WAY
LINE OF SAIDXHIGHWAY S87041 '42"E 40.98 FEET TO AN EXISTING AHC
MONUMENT; THENCE S87040'49"E 26. 16 FEET TO AN EXISTING AHC
MONUMENT; THENCE S88° 18 '0"E 3 . 15 FEET; THENCE LEAVING SAID RIGHT OF
WAY S01044' 50"W 153 .30 FEET; THENCE ON A CURVE TO THE RIGHT WITH A
RADIUS OF 315.50 FEET AND A DISTANCE OF 81 .06 FEET; THENCE S16028 ' 1 "W
8 .54 FEET; THENCE ON A CURVE TO THE RIGHT WITH A RADIUS OF 215.50 FEET
A DISTANCE OF 40.68 FEET TO THE POINT OF BEGINNING, CONTAINING 27.969
ACRES, MORE OR LESS, FAYETTEVILLE, ARKANSAS . THE ABOVE DESCRIBED
27.969 ACRE TRACT BEING SUBJECT TO THE RIGHT OF WAY OF DUNCAN
AVENUE, ANDERSON PLACE, HILL AVENUE AND ALL EASEMENTS AND/OR
RIGHTS OF WAY OF RECORD.
7ayve Mlfll k, PC Meeting of December 13 , 2004
ARKANSAS
TI-{ E CITY OF 17AYETTEVILLE , ARKANSAS
125 W. Mountain St.
Fayetteville, AR 72701
PLANNING DIVISION CORRESPONDENCE Telephone: (479) 575-8267
TO: Fayetteville Planning Commission
FROM : Jeremy Pate, Senior Planner
Brent O'Neal, Staff Engineer
THRU: Dawn Warrick, A.I.C.P., Zoning & Development Administrator
DATE: Revised 12-16-04
R-PZD 04-1307: Planned Zoning District (ASPEN RIDGE, 522/561): Submitted by MATT
CRAFTON CRAFTON, TULL & ASSOC. for property located at THE SW CORNER OF HWY
62, S ON HILL AVENUE AND BORDERED BY 11TH STREET AND THE BURLINGTON
NORTHERN RR. The property is zoned RMF-24, MULTI FAMILY - 24 UNITS/ACRE and
contains approximately 27.969 acres. The request is to approve a Residential Planned Zoning
District with 220 condominiums in two phases proposed.
Property Owner: HANK BROYLES Planner: JEREMY PATE
PLANNING COMMISSION ACTION: Required YES
Date: December 13, 2004 Approved O Denied
8-00
CITY COUNCIL ACTION: Required YES
O Approved O Denied
Date: January 04, 2005 (151 reading if recommended)
Findings:
Property Description: The property consists of a total of 27.969 acres located in south
Fayetteville, south of Hwy 62 (6`h Street), west of Hill Avenue, east of the Railroad, along Town
Branch Creek. The property previously was inhabited by a mobile home park, which was
recently removed by the applicant. Several tons of trash, debris, tires, etc. were separated and
removed from this property, beginning the cleaning up process. A total of 49 mobile homes and
6 single family homes were removed in an effort to combine the property for development. The
applicant has contributed much time and money in an effort to clean this particular site, which is
not readily recognized in the development review process. Approximately half of the site is
underneath tree canopy, the majority of which is located along College Branch Creek, a stream
K.'I Reporls120041 PC Repor1s112-13-041 R-PZD 04-1307 (ASPEN RIDGE) REIOSED.do
that bisects the site north and south. This stream, and associated runoff from surrounding
development, has been the source of many neighborhood concerns in past years, due to high
water, flooding and debris being washed into and down the creek during heavy rainfalls. There
are existing wetlands in the area, as well, much of which the developer is proposing to retain or
enhance.
Existing Development: The site is currently vacant, with remnants of the previous mobile home
park development evident.
Surrounding Land Use/Zoning:
Direction Land Use Zoning
North Hwy 62 — 6` Street, busy arterial RMF-24, C-2
South Pinnacle Foods, Single Family I-2, RMF-24
homes, approved MF development
East SF homes, Coors, Brenda' s Bur ers RMF-24, 1- 1
West Burlin ton-Northern Railroad RMF-24
Proposal: The applicant requests a rezoning and large scale development approval for a
residential development within a unique R-PZD zoning district. The proposed use of the site is
for a condominium-style development consisting of 220 attached residential dwelling units. Two
separate phases are identified. Phase I consists of 113 units on the east side of College Branch
Creek, and Phase 11 consists of 107 units on the west side of the creek. A future Phase III
consisting of mixed-use office/retail/commercial is indicated on the site plans at the corner of 6°i
Street and Hill Avenue, but is not the subject of this request.
Process: Currently, the project proposal is submitted as one large tract of land, consisting of
27.969 acres. There are several independent parcels that create this tract, all of which are being
combined into one for the purposes of development. Plans consist of all proposed buildings,
parking, driveways, public and private streets, landscaping, tree preservation and mitigation,
wetland mitigation, parkland dedication, trail construction, public utility extensions, etc.,
typically reviewed with a Large Scale Development. The developer intends to construct the
project much as a typical multi-family development, with all structures, public infrastructure and
utilities being constructed simultaneously. Though the process by which the request is being
reviewed is a Large Scale Development consisting of 220 condominiums, the intent is to sell
each of the 220 townhomes as a single-family residence and plat each townhome as a separate lot
once the infrastructure has been constructed and the exact locations of the buildings are set in the
field.
To clarify, a condominium and townhome are distinct from one another: Condo unit owners
own the inside of their units. Townhouse owners own the complete unit, including exterior
surfaces and the land on which the unit is built.
Condominium: a multiple-unit complex, the units of which are individually owned, with each
owner receiving a deed to the unit purchased . . . and sharing in joint ownership of any common
grounds, passageways, etc. (through an established POA/HOA) (paraphrased from Webster 's
K:I Reportsl20041 PC ReportsII2-13-041R-PZD 04-1307 (ASPEN RIDGE) REVISED.do
0 0
College Dictionary, 1991). This type of dwelling unit typically does not have land attached to its
deed, it is merely the unit alone, inside the walls of the structure.
Townhome: a row house on a small lot, which has exterior limits common to other similar
units. Title to the unit and its lot is vested in the individual owner with a fractional interest in
common areas, if any. (Source: mortgagewarehousemb. com) A townhouse is a home that is
attached to one or more other houses, but which sits directly on a parcel of land that you also
own (if you don't own the land, it is a condominium).
In order to plat individual lots for the townhomes in the future, an amended Planned Zoning
District plat will have to be processed and approved by the Planning Commission and City
Council, at that time. This will likely take the form of a Concurrent Plat, if it meets the
appropriate criteria. Otherwise, a Preliminary and Final Plat process will be required.
Proposed Land Uses:
• Use Unit 1 : City-wide Uses by Right
• Use Unit 8 : Single Family Dwellings
• Use Unit 26: Multi-family Dwellings — Townhouse development, more than three
attached units.
The total proposed number dwelling units on the 27.969-acre site is 220, therefore the proposed
density for the R-PZD is 7.87 DU/acre. The project site is currently zoned RMF-24, allowing
for a much higher density of development as a traditional multi-family complex. The potential
for a townhouse-style division of land, the inclusion of the public trail system, a public park, a
large Tree Preservation and riparian corridor protection area, the challenges presented by
existing natural conditions (drainage, slope and railway); all of these contribute to the need to
process a Planned Zoning District in order for the best project to result for both the applicant and
the city.
Building Setbacks: Building setbacks are proposed as indicated on the plat. Most setbacks are 8'
or 10' , with an exception at the 6`h Street frontage (20 feet) and Duncan/I I 1 Street frontage (25
feet).
Building Height: Maximum building height shall be 40 feet.
Greenspace: 51 .6% Impervious (greenspace), 48.4% pervious (streets, buildings, trail, parking)
Wetlands: A small percentage of wetlands on the property are being filled and mitigated for in
the riparian corridor along Town Branch Creek. As part of the Corps of Engineers permit to do
so, a buffer area is to be deed-restricted for protection from future development. A portion of this
area will also serve as the Tree Preservation and mitigation area.
Water & Sewer: Water and sewer lines are being extended to serve the development. The
applicant is extending public lines to service each unit individually, in order to legally subdivide
the property in the future.
K:Weporrs1200{IPC Repons112-13-041 R-PZD 04-1307 (ASPEN RIDGE) REVISED.do
0 0
Access: Access is from several streets in the area: 4
North: 61h Street (one-way entrance and exit, with a right-turn only allowed when
exiting)
South: Phase I has no access across the creek.
Phase II : l 1th and Duncan
Brooks Avenue and 12th Street. This separate access point is
recommended to provide a safe means of access into Phase I1 and
alleviate potential congestion at the intersection of I I1 and
Duncan.
East: Phase I access east to Hill Avenue.
Phase 1I access south and east onto Duncan/] It"/ 12'h Streets.
West: No access is available over the railroad.
The ingress/egress to the proposed 113 units in Phase I is from 61h Street and Hill Avenue. Based
on a traffic study prepared for this project, a turn lane and widening of the intersection is
warranted at Hill and 6'h Street due to the increase in number of vehicle trips per day, and plans
by the developer have been prepared accordingly. Ingress and egress to Phase II is more difficult,
due to the lack of frontage for this particular parcel. Staff has recommended, and the developer
consented, to constructing an additional means of access within platted right-of-way known as
Brooks Avenue, to connect to the portion of 121h Street that is constructed. The other entrance to
this phase is at the corner of I 11h and Duncan, which has been reviewed and determined to be
satisfactory by the Engineering Division.
Interior to the project, public streets are being provided within a varying right-of-way, with
sidewalks on both sides in most cases. Staff recommends that where possible, the sidewalk be . .
located at the right-of-way line, with a minimum distance of six feet from the curb, to meet
Master Street Plan requirements.
Adjacent Master Street Plan Streets: 61h Street (Principal Arterial), Hill Avenue, 11 "' Street,
Duncan Avenue (Historic Collector)
Street Improvements: Staff recommends street improvements to surrounding streets to bring
them to a safe and adequate level of service for the additional units proposed in this area. A
significant number of units are being added to this area, and much of the property being
developed has no direct frontage onto adjacent right-of-way. The following are staffs street
improvement recommendations for the developer to meet ordinance requirements for this
development' s proportionate share:
• Repair the broken pavement on ] 1 m Street, directly south of the proposed intersection at
the corner of 11th and Duncan, as part of the improvements to this stretch of street.
• Continue the existing sidewalk on the north side of 1 I th street to connect the proposed
sidewalk on Greystone Drive (approximately 20 feet).
• Complete the curb and gutter on the south side of I I1 street from the bridge west to the
constructed curb/gutter. Minimum street width should be 24 feet, face of curb to face of
curb (approximately 240 feet in length).
• Widen the intersection at Hill Avenue and 61h Street, including a turn lane, the cost of
relocating traffic signals and any necessary costs to add a left-tum signal to the existing
KlReporls12004WC Repons112-13-041R-PM 04-1307 (ASPEi\' RIDGE) REVISEDJd
signal system. (Recommended in traffic study)
• Improve that portion of Hill Avenue adjacent to the subject property where necessary, to
conform to City specifications. A six-foot sidewalk is required, at the right-of-way line.
• Relocate the sidewalk along 6`h Street to transition from the railroad bridge to the Master
Street Plan right-of-way line along the frontage of this project.
• Construct a secondary means of access to Phase II; The applicant proposes to construct a
24-foot wide public street within existing platted right-of-way of Brooks Avenue and
turning south to connect to 12`h Street. The Master Street Plan calls for a 28-foot wide
street in this location, based on the platted right-of-way and member of vehicle trips per
day to be generated. The applicant disagrees with this recommendation, stating the
Traffic Study indicates only 4% of all traffic from Phase II will utilize Brooks Avenue.
Based on this same report, the following is applicable:
o Phase II will generate approximately 627 vehicle trips per day.
o Figure 3 of the Traffic Report indicates slightly more vehicles will travel south
from Phase II than north (358 vs. 303) in a 24 hour period.
A 24-foot wide Residential Street is designed to serve a range of 300-500 vehicles per day,
maximum. Should '/z of the traffic within Phase II of the development travel south, many of them
will utilize the Brooks Avenue access. Typical traffic calculations by the City of Fayetteville,
when two access points are provided, are based on % of the traffic potentially traveling in either
direction. This would result in approximately 313 vehicles trips per day accessing the Brooks
Avenue access. Additionally, the street to be constructed to provide the only secondary means of
access to this site also fronts onto other properties that are vacant and have the potential to
develop in the future, thereby increasing their volume. A Local Street, by contrast, is developed
with a 28-foot width and can support up to 4,000 vehicles per day, per the Master Street Plan.
Staff recommends a 28-foot wide street be constructed, to transition to the existing 31 -foot wide
12`h Street. This is based on providing a safe and adequate means of access to the proposed
development, planning for this development along with potential other developments in the area
that may access the street, and Master Street Plan requirements.
Tree Preservation: Existing: 52.5%
Preserved: 15 . 1 %
Mitigation: On-site mitigation, to 25% minimum
Parks: The Parks and Recreation board recommends a combination of money, land and services
to meet park land dedication requirements. This will include 0.36 acres of land on which a 12-
foot public trail is to be constructed by the developer, per the City of Fayetteville specifications.
In addition, approximately 0.86 acres of land on the southern edge of the property is to be
dedicated as a public park. Credit will be applied to the developer to account for 55 existing
inhabited homes that were removed from the property. If remaining fees are due above and
beyond the requirements herein, they will be applied to amenities for the park.
Temporary Office Space: The applicant proposes to operate one ( 1 ) temporary office within the
development specifically for the purpose of selling townhomes for Aspen Ridge. One of the
constructed units in the Phase I area will be used as the location of the sales office, with office
hours of Monday through Friday, 8 am to 8 pm, Saturday and Sunday 10 :00 am to 6:00 pm.
K.IReporlsp0041PC Reporlsll1-13-041 R-PZD 04-1307 (ASPEN RIDGE) REVISED.dw
• w
Once all of the units in the development are sold, the sales office will be closed and sold as a
single-family residence.
Neighborhood Involvement• The applicant has met several times with adjoining property owners
and neighbors on Duncan, both in groups and individually. Much concern has been voiced
regarding the drainage and flooding problems associated with the Town Branch Creek. Many of
the homes that are adjacent to this creek are within the 100-year floodplain or floodway. The
developer has been involved with his engineers from the beginning of the process to best address
these concerns, and others voiced by the neighborhood. Though not all are pleased with all
aspects of the proposal, staff has received numerous calls from residents in this area pleased with
the clean-up effort, removal of the mobile home park and the efforts to better the drainage
situation, along with the proposal for single family attached units, rather than typical multi-
family units that are allowed by right on the property.
A draft of the future plat of lots, as well as the applicant's response to the Planned Zoning
District requirements and description of the project have been submitted and are included in the
staff report.
Recommendation: Staff recommends the Planning Commission forward R-PZD 04-1307 to
the City Council with a recommendation of approval for the requested
rezoning and associated development plans, with the following conditions
of approval :
Conditions of Approval:
1 . Allowed uses in this R-PZD shall be restricted to Use Unit 1 : City-wide Uses by Right,
Use Unit 8 : Single Family Dwellings and Use Unit 26: Multi-family Dwellings —
Townhouse development, more than three attached units.
2 . Planning Commission recommendation for future vacation of portions of existing
Duncan Avenue and Anderson Place rights-of-way to facilitate the proposed
development. Staff recommends approval of the vacation of these platted rights-of-way,
due to the changes in circulation proposed with the submitted site plans. The
connection these two streets make will be in an improved configuration, with a
boulevard section that enters into this neighborhood. PLANNING COMMISSION
DETERMINED IN FAVOR OF THE RECOMMENDED FUTURE VACATIONS.
3 . No structure shall be permitted that falls into existing platted right-of-way. Formal
vacation requests for Duncan Avenue and Anderson Place shall be submitted prior to
permitting of affected buildings.
4. Planning Commission determination of the applicant' s request for a temporary sales
office. Staff recommends approval, with the following conditions: One (1) dwelling unit
shall be permitted to house a temporary sales office for the sole purpose of selling
dwelling units within the Aspen Ridge Planned Zoning District. The sales office shall
appear in all manners as a dwelling unit, and shall cease operation and revert to its
intended use as a single family residence once the remaining units have been sold.
K:IReporls110041PC Reporls111-13-04IR-PZD 04-1307 (ASPEN RIDGE) REI'tSED.dw