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HomeMy WebLinkAboutOrdinance 4815 t ORDINANCE NO. 4815 AN ORDINANCE ESTABLISHING A RESIDENTIAL PLANNED ZONING DISTRICT TITLED R-PZD 05- 1817, THE COMMONS AT WALNUT CROSSING, LOCATED NORTH OF HWY 62W, LOTS 137 & 138 OF THE APPROVED WALNUT CROSSING R-PZD, CONTAINING APPROXIMATELY 6.45 ACRES; AMENDING THE OFFICIAL ZONING MAP OF THE CITY OF FAYETTEVILLE; AND ADOPTING THE ASSOCIATED MASTER DEVELOPMENT PLAN 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 R-PZD, Residential- Planned Zoning District, to R-PZD 05- 1817 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, development standards, and conditions of approval as submitted, determined appropriate and approved by the City Council. Section 3 : That this ordinance shall take effect and be in full force at such time as all of the requirements of the master 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 3`d day of January, 2006. ,ppnnn.ry `` ,SN GR�SG�,, APPROV rA Cl < •. P: E ; FAYETTEVILLE p = By: ��• �� _ DAN COODY, ayo Cb. �' 9s fANSP0 S ATTEST: �''�.y�NGTO � O,` 11411 By: IIIIIIIIIIIIIIIIIIIIIIIIIIIIIIIIIIIIIIIIIIIIIIIIIIIIIIIIIIIIIIIIIIIIIIIIIIIIIII SONDRA SMITH, City Clerk Doc ID : 009660820002 TVDe : REL Recorded : 02/ 15/2006 at 11 : 42 : 12 AM Fee Amt : $11 . 00 1 2 Washlnaton Countv . AR Bette Stamoa circuit cult Clerer k F11e2006-00006411 Washington County, AR I certify this instrument was filed on 02/15/2006 11 :42: 12 AM and recorded in Real Estate File Number 2008-00008 EXHIBIT "A" Bette stamps - Circuit Cj4r PZD 05-1817 by LOT 137 COMMENCING FROM THE NORTHWEST CORNER OF THE SE 1/4, NW 1 /4 SECTION 24, T- 16-N, R-31 -W; THENCE WITH A BEARING OF S 89°46'28" E A DISTANCE OF 294.84 FEET TO A POINT; WHICH IS THE POINT OF BEGINNING. THENCE WITH A BEARING OF S 89046'28" E A DISTANCE OF 530. 16 FEET TO A POINT; THENCE WITH A BEARING OF S 00016'43" E A DISTANCE OF 60.00 FEET TO A POINT; THENCE WITH A BEARING OF S 89046'28" E A DISTANCE OF 479.02 FEET TO A POINT; THENCE WITH A BEARING OF S 00055'25" E A DISTANCE OF 347.78 FEET TO A POINT; THENCE WITH A BEARING OF S 89041 '26" W A DISTANCE OF 134.54 FEET TO A POINT; THENCE IN A NORTHWESTERLY DIRECTION WITH A NON TANGENT CURVE TURNING TO THE LEFT, HAVING A RADIUS OF 395.00 FEET, HAVING A CHORD BEARING OF N 52054'54" W AND A CHORD DISTANCE OF 352.88, HAVING A INTERIOR ANGLE OF 53003'43 " AND AN ARC LENGTH OF 365.81 TO A POINT; THENCE WITH A BEARING OF N 79026'46" W A DISTANCE OF 214.92 FEET TO A POINT; THENCE IN A WESTERLY DIRECTION WITH A TANGENT CURVE TURNING TO THE LEFT, HAVING A RADIUS OF 325.00 FEET, HAVING A CHORD BEARING OF N 8405240" W AND A CHORD DISTANCE OF 61 .53, HAVING A INTERIOR ANGLE OF 10°51 '49" AND AN ARC LENGTH OF 61 .62 TO A POINT; THENCE WITH A BEARING OF S 89°41 '26" W A DISTANCE OF 214.84 FEET TO A POINT; THENCE IN A WESTERLY DIRECTION WITH A TANGENT CURVE TURNING TO THE RIGHT, HAVING A RADIUS OF 175.00 FEET, HAVING A CHORD BEARING OF N 81028'58" W AND A CHORD DISTANCE OF 53.71 , HAVING A INTERIOR ANGLE OF 17039' 13" AND AN ARC LENGTH OF 53 .92 TO A POINT; THENCE WITH A BEARING OF N 72°39'21 " W A DISTANCE OF 43 .23 FEET TO A POINT; THENCE IN A NORTHWESTERLY DIRECTION WITH A TANGENT CURVE TURNING TO THE RIGHT, HAVING A RADIUS OF 30.00 FEET, HAVING A CHORD BEARING OF N 3200644" W AND A CHORD DISTANCE OF 39.00, HAVING A INTERIOR ANGLE OF 8100514" AND AN ARC LENGTH OF 42.46 TO A POINT; THENCE IN A NORTHERLY DIRECTION WITH A NON TANGENT CURVE TURNING TO THE LEFT, HAVING A RADIUS OF 325.00 FEET, HAVING A CHORD BEARING OF N 04012' 13" E AND A CHORD DISTANCE OF 47.92, HAVING A INTERIOR ANGLE OF 08027'20" AND AN ARC LENGTH OF 47.96 TO A POINT; THENCE WITH A BEARING OF N 00001 '27" W A DISTANCE OF 54.28 FEET TO THE POINT OF BEGINNING. ; CONTAINING 196943.67 SQUARE FEET OR 4.52 ACRES. LOT 138 BEGINNING AT THE NORTHWEST CORNER OF THE SE 1 /4, NW 1 /4, SECTION 24, T- 16-N5 R-31 -W : THENCE WITH A BEARING OF S 89°46'28" E A DISTANCE OF 244.84 FEET TO A POINT; THENCE WITH A BEARING OF S 00°01 '27" E A DISTANCE OF 54.50 FEET TO A POINT; THENCE IN A SOUTHERLY DIRECTION WITH A TANGENT CURVE TURNING TO THE RIGHT, HAVING A RADIUS OF 275.00 FEET, HAVING A CHORD BEARING OF S 09018'54" W AND A CHORD DISTANCE OF 89.25, HAVING A INTERIOR ANGLE OF 18040'43" AND AN ARC LENGTH OF 89.65 TO A POINT; THENCE WITH A BEARING OF S 18039' 16" W A DISTANCE OF 284.99 FEET TO A POINT; THENCE WITH A BEARING OF S 89041 '26" W A DISTANCE OF 136. 16 FEET TO A POINT; THENCE WITH A BEARING OF N 00025'44" W A DISTANCE OF 414.31 FEET TO THE POINT OF BEGINNING.; CONTAINING 83929.90 SQUARE FEET OR 1 .93 ACRES. City of Fayetteville j/ et Staff Review Form a- 19ZL) 6S 1 $ 1 City Council Agenda Items or T{LL Cd ►>h �d Contracts 3-Jan-06 City Council Meeting Date Jeremy Pate Planning Operations Submitted By Division Department Action Required: R-PZD 05- 1817: (The Commons at Walnut Crossing, 555): Submitted by Engineering Design Associates for property located north of Flwy 62W, Lots 137 & 138 of the approved Walnut Crossing R-PZD. The property is zoned R-PZD, Residential- Planned Zoning District, and contains approximately 6.45 acres. The request is to approve a Residential Planned Zoning District with 58 single family lots. $0.00 n/a n/a Cost of this request Category/Project Budget Program Category / Project Name n/a n/a n/a Account Number Funds Used to Date Program / Project CategoryName n/a n/a n/a $ Project Number Remaining Balance Fund Name Budgeted Item Budget Adjustment Attached Previous Ordinance or Resolution # n/a Department irec(or Date Original Contract Date: n/a Original Contract Number: n/a City At� Received in City Clerk's Office Finance and Internal Service Director IDA Received in Mayor's Office EAT 0 l6 - / Mayor Date Comments: S. . - ¼ - - City Council Meeting of January 3, 2006 Agenda Item Number CITY COUNCIL AGENDA MEMO To: Mayor and City Council Thru : Gary Dumas, Director of Operations From: Jeremy C. Pate, Director of Current Planning Date: December 13, 2005 Subject: Rezoning for The Commons at Walnut Crossing (R-PZD 05- 1817) RECOMMENDATION Planning Staff recommends approval of an ordinance creating a Residential Planned Zoning District (R-PZD) for The Commons at Walnut Crossing, submitted by Engineering Design Associates, Inc. This action will establish a unique zoning district for a residential subdivision on a 6.45-acre tract located north of Highway 62 West, identified as Lots 137 and 138 of the approved Walnut Crossing R-PZD. BACKGROUND The Walnut Crossing R-PZD (04- 1181 ) was approved by City Council in November 2004. The subject property (The Commons area of Walnut Crossing) was conceptually identified as cluster homes with multi-family dwellings. The applicant now proposes to develop this property as a single-family subdivision requiring changes to the current R-PZD (04- 1181 ), zoning. The applicant requests rezoning approval for a unique R-PZD zoning district with 58 clustered single- family lots. DISCUSSION The Planning Commission voted 7-0- 1 in favor of this request on December 12, 2005, with Commissioner Ostner recusing. A PZD requires City Council approval as it includes zoning approval. Recommended conditions were approved by the Planning Commission and are reflected in the attached staff report. The proposed use of the site is for a variety of single-family houses designed to serve the median- income market. Specific building footprints and facades of the homes have been established by the developer who will build the homes, common area, landscaping and entry features to sustain a cohesive appearance. The Walnut Crossing development has incorporated a traditional craftsman style of architecture. Homes in The Commons that front onto a private and public street have been designed with two front facades as depicted in the project booklet. The proposed homes would be accessed directly off of a looping 20' wide one-way private street system. Finding the proposal compliant with the intent and spirit of the ordinance and compatible with developing land in the vicinity, staff and the Planning Commission recommend approval of this R-PZD. BUDGETIMPACT None. ORDINANCE NO. AN ORDINANCE ESTABLISHING A RESIDENTIAL PLANNED ZONING DISTRICT TITLED R-PZD 05- 1817, THE COMMONS AT WALNUT CROSSING, LOCATED NORTH OF HWY 62W, LOTS 137 & 138 OF THE APPROVED WALNUT CROSSING R-PZD, CONTAINING APPROXIMATELY 6.45 ACRES; AMENDING THE OFFICIAL ZONING MAP OF THE CITY OF FAYETTEVILLE; AND ADOPTING THE ASSOCIATED MASTER DEVELOPMENT PLAN . 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 R-PZD, Residential- Planned Zoning District, to R-PZD 05-1817 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, development standards, and conditions of approval as submitted, determined appropriate and approved by the City Council. Section 3. That this ordinance shall take effect and be in full force at such time as all of the requirements of the master 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 1 above. PASSED AND APPROVED this day of 92006. APPROVED: By: DAN COODY, Mayor By: SONDRA SMITH, City Clerk EXHIBIT "A" PZD 05-1817 LOT 137 COMMENCING FROM THE NORTHWEST CORNER OF THE SE 1 /4, NW 1 /4 SECTION 24, T- 16-N, R-3l -W; THENCE WITH A BEARING OF S 89°46'28" E A DISTANCE OF 294.84 FEET TO A POINT; WHICH IS THE POINT OF BEGINNING. THENCE WITH A BEARING OF S 89046'28" E A DISTANCE OF 530. 16 FEET TO A POINT; THENCE WITH A BEARING OF S 00° 16'43 " E A DISTANCE OF 60.00 FEET TO A POINT; THENCE WITH A BEARING OF S 89°46'28" E A DISTANCE OF 479.02 FEET TO A POINT; THENCE WITH A BEARING OF S 00°55'25 " E A DISTANCE OF 347.78 FEET TO A POINT; THENCE WITH A BEARING OF S 89°41 '26" W A DISTANCE OF 134.54 FEET TO A POINT; THENCE IN A NORTHWESTERLY DIRECTION WITH A NON TANGENT CURVE TURNING TO THE LEFT, HAVING A RADIUS OF 395 .00 FEET, HAVING A CHORD BEARING OF N 52054'54" W AND A CHORD DISTANCE OF 352 .88, HAVING A INTERIOR ANGLE OF 53003'43 " AND AN ARC LENGTH OF 365.81 TO A POINT; THENCE WITH A BEARING OF N 79°26'46" W A DISTANCE OF 214.92 FEET TO A POINT; THENCE IN A WESTERLY DIRECTION WITH A TANGENT CURVE TURNING TO THE LEFT, HAVING A RADIUS OF 325.00 FEET, HAVING A CHORD BEARING OF N 84052140" W AND A CHORD DISTANCE OF 61 .53, HAVING A INTERIOR ANGLE OF 10051 '49" AND AN ARC LENGTH OF 61 .62 TO A POINT; THENCE WITH A BEARING OF S 89°41 '26" W A DISTANCE OF 214.84 FEET 'TO A POINT; THENCE IN A WESTERLY DIRECTION WITH A TANGENT CURVE TURNING TO THE RIGHT, HAVING A RADIUS OF 175.00 FEET, HAVING A CHORD BEARING OF N 81028'58" W AND A CHORD DISTANCE OF 53 .71 , HAVING A INTERIOR ANGLE OF 1703913 " AND AN ARC LENGTH OF 53 .92 TO A POINT; THENCE WITH A BEARING OF N 72°39'21 " W A DISTANCE OF 43 .23 FEET TO A POINT; THENCE IN A NORTHWESTERLY DIRECTION WITH A TANGENT CURVE TURNING TO THE RIGHT, HAVING A RADIUS OF 30.00 FEET, HAVING A CHORD BEARING OF N 32006'44" W AND A CHORD DISTANCE OF 39.00, HAVING A INTERIOR ANGLE OF 81005' 14" AND AN ARC LENGTH OF 42.46 TO A POINT; THENCE IN A NORTHERLY DIRECTION WITH A NON TANGENT CURVE TURNING TO THE LEFT, HAVING A RADIUS OF 325 .00 FEET, HAVING A CHORD BEARING OF N 04012' 13 " E AND A CHORD DISTANCE OF 47.92, HAVING A INTERIOR ANGLE OF 08027'20" AND AN ARC LENGTH OF 47.96 TO A POINT; THENCE WITH A BEARING OF N 00001 '27" W A DISTANCE OF 54.28 FEET TO THE POINT OF BEGINNING. ; CONTAINING 196943 .67 SQUARE FEET OR 4.52 ACRES. LOT 138 BEGINNING AT THE NORTHWEST CORNER OF THE SE 1 /4, NW 1 /4, SECTION 24, T- 16-N, R-31 -W : THENCE WITH A BEARING OF S 89°46'28" E A DISTANCE OF 244.84 FEET TO A POINT; THENCE WITH A BEARING OF S 00°01 '27" E A DISTANCE OF 54.50 FEET TO A POINT; THENCE IN A SOUTHERLY DIRECTION WITH A TANGENT CURVE TURNING TO THE RIGHT, HAVING A RADIUS OF 275 .00 FEET, HAVING A CHORD BEARING OF S 09018'54" W AND A CHORD DISTANCE OF 89.25, HAVING A INTERIOR ANGLE OF 18040'43 " AND AN ARC LENGTH OF 89.65 TO A POINT; THENCE WITH A BEARING OF S 18°39' 16" W A DISTANCE OF 284.99 FEET TO A POINT; THENCE WITH A BEARING OF S 89041 '26" W A DISTANCE OF 136. 16 FEET TO A POINT; THENCE WITH A BEARING OF N 00025'44" W A DISTANCE OF 414.31 FEET TO THE POINT OF BEGINNING.; CONTAINING 83929.90 SQUARE FEET OR 1 .93 ACRES. V • TayeVvle PC Meeting of December 12, 2005 KANSAS THE CITY OF FAYETTEVILLE , ARKANSAS 125 W. Mountain St. Fayetteville, AR 72701 PLANNING DIVISION CORRESPONDENCE Telephone: (479) 575-8267 TO: Fayetteville Planning Commission FROM : Andrew Garner, Senior Planner Brent O' Neal, Staff Engineer THRU : Jeremy Pate, Director of Current Planning DATE: December 5, 2005 PZD 05-1817: Planned Zoning District (THE COMMONS AT WALNUT CROSSING, 555): Submitted by ENGINEERING DESIGN ASSOCIATES for property located NORTH OF HWY 62W, LOTS 137 & 138 OF THE APPROVED WALNUT CROSSING R-PZD. The property is zoned RESIDENTIAL PLANNED ZONING DISTRICT (R-PZD) and contains approximately 6.45 acres. The request is to approve a Residential Planned Zoning District with 58 single family lots. Property Owner: RAUSCH-COLEMAN HOMES Planner: ANDREW GARNER Findings: Background: The Walnut Crossing R-PZD (04- 1181 ) was approved by the Fayetteville Planning Commission in September 2004, and subsequently by the City Council in November 2004. The subject property (The Commons area of Walnut Crossing) was conceptually identified as cluster homes allowing multi-family dwellings, but the detailed development plans were not approved. The applicant now proposes to develop this property with some slight changes to the zoning than previously approved. Property Description: The subject property consists of approximately 6.45 acres located along the northern border of the approved Walnut Crossing R-PZD (Lots 137 and 138) in southeast Fayetteville. The tract consists of agricultural land, with no trees found on the Commons area of Walnut Crossing. Surrounding land use and zoning is depicted on Table 1 . Table 1 Surrounding Land Use and Zonin Direction Land Use Zoning from Site North Vacant, agricultural R-A, Residential Agricultural South Approved Walnut Crossing Subdivision (under R-PZD 04-1181 (Walnut Crossing) construction East Vacant, agricultural R-A, Residential Agricultural West Vacant, agricultural Planning Area K:IReporls120051PC Reporrts112424)51R-P7.0 05-1817 (Commons of Walnut Crossing).doc Proposal: The applicant requests a rezoning and preliminary plat approval for a residential subdivision within a unique R-PZD zoning district. The proposed use of the site is for cluster home development with a variety of single-family houses designed to serve the median-income market. Each house consists of two-car garages, spaces for two cars in the driveway, and an additional parking track provided to many of the homes. Specific building footprints and facades of the homes will be established by the developer who will build the homes, common area, and entry features to sustain a cohesive appearance. The Walnut Crossing development has incorporated a traditional craftsman style of architecture. Private streets, common area, and front yard landscaping will be maintained by a Property Owners Association to retain a high level of visual appeal. Some of the homes will front onto a private street and a public street. These homes have been designed with two front facades as depicted in the project booklet. Building setbacks are 15 ' off of a public right-of-way, with 0' setbacks off of the rear, side, or private streets with a minimum 10' building separation. Many of the lots have no public frontage, and the minimum lot width is 16.617 . Bulk and area criteria, while usually provided within the staff report, have been provided in duplicate by the applicant. The project booklet provided gives the zoning criteria in detail, as do the Master Development Plans. Please reference this provided material for more information. These documents are binding to the zoning of the property. Access: Access to the proposed development will be provided through the Walnut Crossing Master Planned Development to the south off of Holland Drive and Lynn Street. From these two main streets, the proposed houses would be accessed off of a looping 20' wide one-way private street system. Some additional off-street parking is proposed for guest parking. Water & Sewer: Water and sewer lines are being extended to serve the development. Adjacent Master Street Plan Streets: None. Parks: The Park Recreation Advisory Board (PRAB) voted to accept a land dedication of 4.34 acres for 181 single family lots on July 12, 2004 for the overall Walnut Crossing PZD. The developer has provided park land in the amount of 5.02 acres, an excess donation of .68 acres. No banking of the additional land has been requested by the developer. The PRAB approval took into consideration the development of 44 single family cluster homes. The current submittal includes 58 cluster homes, making a difference of 14 single family units. The current dedication of 5 .02 acres is adequate to meet the requirements for the addition of 14 single family lots proposed as part of the Crossings. Tree Preservation: This PZD was approved in November 2004 with the canopy calculations listed below. This phase of the project has no trees found on the site. At the time of Final Plat 39,458 square feet of tree canopy will be mitigated for on-site. No less than ( 182) 2-inch caliper trees shall be planted with a 3-year mitigation bond equaling $45,500 deposited with the City of Fayetteville Business Office. K:IReports110051PC Repo)ts111-11-051R-P7D 05-1817 (Commons at Walnut Crossing).doc Walnut Crossing R-PZD Tree Preservation Existing Canopy: 9.95% Preserved Canopy: 7.58% Required Canopy: 9.95% Recommendation: Staff recommends forwarding R-PZD 05- 1817 to the City Council with a recommendation for approval with the following conditions: Conditions of Approval: 1 . Signs shall be placed on the private one-way streets specifying no parking allowed on the street on trash days as specified by the City' s Solid Waste Division. 2. Signs shall be permitted in accordance with Chapter 174 of the Fayetteville Unified Development Code, and shall be subject to signage requirements for residential multi- family development. This shall be reflected in the booklet and on the plats. 3 . A street planting plan shall be submitted before final plat as part of requirements toward meeting both mitigation and landscaping goals. 4. All streets (public and private) shall meet construction standards as required by City Engineering. 5 . The zoning criteria, development standards, and commitments contained within the submitted project plat and project booklet shall be considered binding to the property by ordinance, and all criteria established herein and with R-PZD 04- 1181 shall remain in effect unless modified by ordinance of the City Council . 6. For those lots containing "double' frontages (lots 165- 171 ; 190- 191 ), homes shall be constructed that meet the intent of the submitted documents, in which these lots have two "fronts". 7. All information shall be installed, inspected, and accepted by the City of Fayetteville (including private streets) prior to final plat review. Standard Conditions of Approval : 8 . Plat Review and Subdivision comments (to include written staff comments provided to the applicant or his representative, and all comments from utility representatives - AR Western Gas, SWBT, Ozarks, SWEPCO, Cox Communications). 9. Staff approval of final detailed plans, specifications and calculations (where applicable) for grading, drainage, water, sewer, fire protection, streets (public and private), sidewalks, parking lot(s) and tree preservation. The information submitted for the plat review process was reviewed for general concept only. All public improvements are subject to additional review and approval . All improvements shall comply with City's K:lReportsl20051PC Reportsll2-12-051R-PZD 05-1817 (Commons at Walnut Crossing).doc current requirements. 10. All overhead electric lines 12kv and under shall be relocated underground. All proposed utilities shall be located underground. 11 . Prior to application of signatures on the final plat, all punch list items shall be completed. 12. All overhead electric lines under 12Kv shall be relocated underground. All proposed utilities shall be located underground. 13 . All street names shall be approved by the 911 coordinator. 14. Preliminary Plat approval shall be valid for one calendar year. Planning Commission Action: ❑ Tabled 'MJ Forwarded to City Council ❑ Denied Motion: Lack Second: Clark Vote: 7-0- 1 (with Commissioner Ostner recusing) Meeting Date: December 12, 2005 Comments: The "Conditions of Approval" listed in the report above are accepted in total without exception by the entity requesting approval of this development item. Signature Date K:I Reporrs110051 PC ReporisV 1-11-051 R-PZD 05-1817 (Commons at Walnut Crossing).doc Findings associated with R-PZD 05-1817 Sec. 166.06. Planned Zoning Districts (PZD). (E) Approval or Rejection Criteria for Planned Zoning Districts The following criteria shall be considered by the Planning Commission and City Council in the review of a planned zoning district application based on the proposed master development plan: (1) Whether the application is in compliance with the requirements of the UDC and the General Plan 2020; FINDING: Staff finds the application to be in compliance with the Master Development Plan PZD criteria established by the City Council. The General Plan 2020 designates this site Residential. Rezoning this property to R-PZD 05-1817 with a variety of single family dwelling units and density is consistent with the land use plan and compatible with surrounding land uses and density within surrounding developing property associated with the existing overall Walnut Crossing R-PZD. (2) Whether the application is in compliance with all applicable statutory provisions; FINDING: The application has been reviewed and found to be compliant with applicable statutory provisions. (3) Whether the general impact of the rezoning would adversely impact the provision of public facilities and services; FINDING: The impact of the rezoning and subsequent development would require the provision of public facilities, at the cost of the developer. Without improvements to existing infrastructure, the proposal would certainly adversely affect public facilities and services. However, as indicated in the submittal and the staff report, certain measures are to be taken to ensure adequate infrastructure improvements are made by the developer to ensure the level of service does not decline due to the proposed development. (4) Whether the rezoning is compatible with the surrounding land uses; FINDING: The rezoning request, combined with the Master Development Plan, would allow for high -density single-family detached development. This is a lower density than the multi -family uses approved for this site as part of the overall Walnut Crossing R-PZD approval in November 2004. The proposed zoning criteria to provide for high -density single-family detached dwellings would provide a compatible transition from the adjacent Walnut Crossing R-PZD property to the south. The proposed density, while higher than immediately surrounding land not a part of the Walnut Crossing R-PZD, is a compatible density which also allows more affordable housing, a primary goal of the applicant. (5) Whether the subject land is suitable for the intended use and is compatible with the K:lReporfsl2005lPC ReportsII2-12-051R-PZD 05-1817 (Commons al Walnw Crossing.doc natural environment; FINDING: This property is part of the overall Walnut Crossing R-PZD which preserves several distinct grouping of significant trees including a large area along the Farmington Branch Creek, and two grouping that allow for access to an onsite public park. The Commons at Walnut Crossing were identified for use as cluster homes allowing multi- family development, and were anticipated as being developed at the time of the Walnut Crossing R-PZD approval. (6) Whether the intended land use would create traffic congestion or burden the existing road network; FINDING: The proposed PZD would result in slightly less traffic than the current zoning. The current zoning would allow for 59 multi -family dwellings and the proposed zoning would allow for 53 single-family dwellings. With an average of 10 average daily vehicle trips per residential unit, the proposed zoning would result in 60 fewer average daily vehicle trips than the current zoning. Therefore traffic impacts would be less than anticipated under the current zoning and would not adversely affect the road network. (7) Whether the planned development provides for unified development control under a unified plan; FINDING: A plan and project booklet has been submitted, recognizing the zoning and development criteria required of a Master Development Plan submittal. Typical architectural elevations are provided in order to describe the appearance of the community once constructed. (8) Whether any other recognized zoning consideration would be violated in this PZD. FINDING: Staff finds that in review of the requested rezoning, the Master Development Plan proposed does not violate recognized zoning considerations, as found below. (B) Development standards, conditions and review guidelines (1) Generally. The Planning Commission shall consider a proposed PZD in light of the purpose and intent as set forth in Chapter 161 Zoning Regulations, and the development standards and review guidelines set forth herein. Primary emphasis shall be placed upon achieving compatibility between the proposed development and surrounding areas so as to preserve and enhance the neighborhood. Proper planning shall involve a consideration of tree preservation, water conservation, preservation of natural site amenities, and the protection of watercourses from erosion and siltation. The Planning Commission shall determine that specific development features, including project density, building locations, common usable open space, the vehicular circulation system, parking areas, screening and landscaping, and perimeter treatment shall be combined in such a way as to further the health, safety, amenity and welfare of the community. To these ends, all KAReports120051PC Reports112-12-051R-PZD 05-1817 (Commons at Walnut Crossing. doe applications filed pursuant to this ordinance shall be reviewed in accordance with the same general review guidelines as those utilized for zoning and subdivision applications. FINDING: The proposed Planned Zoning District has been reviewed in light of all applicable development and zoning ordinances. At this time, the Master Development Plan sets out the basic guidelines, development and zoning criteria, commitments offered by the applicant and those recommended by staff, and design standards to ensure the proposal will achieve a high level of compatibility with adjacent properties. Staff finds that the proposal herein does incorporate an acceptable level of compatibility. Density, maximum dwelling units and building area have been addressed for each lot, and tree preservation is proposed to meet City of Fayetteville standards, allowing for a project that enhances the community as a whole as part of the Walnut Crossing R-PZD. (2) Screening and landscaping. In order to enhance the integrity and attractiveness of the development, and when deemed necessary to protect adjacent properties, the Planning Commission shall require landscaping and screening as part of a PZD. The screening and landscaping shall be provided as set forth in § 166.09 Buffer Strips and Screening. As part of the development plan, a detailed screening and landscaping plan shall be submitted to the Planning Commission. Landscape plans shall show the general location, type and quality (size and age) of plant material. Screening plans shall include typical details of fences, berms and plant material to be used. FINDING: Screening is not required as part of this development. A conceptual street planting plan has been presented, locating required mitigation trees. A detailed street planting plan is required prior to final plat approval of the overall Walnut Crossing PZD. (3) Traffic circulation. The following traffic circulation guidelines shall apply: (a) The adequacy of both the internal and external street systems shall be reviewed in light of the projected future traffic volumes. (b) The traffic circulation system shall be comprised of a hierarchal scheme of local collector and arterial streets, each designed to accommodate its proper function and in appropriate relationship with one another. (c) Design of the internal street circulation system must be sensitive to such considerations as safety, convenience, separation of vehicular and pedestrian traffic, general attractiveness, access to dwelling units and the proper relationship of different land uses. (d) Internal collector streets shall be coordinated with the existing external street system, providing for the efficient flow of traffic into and out of the planned zoning development. (e) Internal local streets shall be designed to discourage through traffic within the K:IReports110051PC Reportsll2-l1-051R-PZD 05-1817 (C'ommons at Walnut Crossing.doc planned zoning development and to adjacent areas. (f) Design provisions for ingress and egress for any site along with service drives and interior circulation shall be that required by Chapter 166 Development of this code. FINDING: Access to this site will be provided through the Walnut Crossing Master Planned Development to the south off of Holland Drive and Lynn Street. From these two main streets, the proposed houses would be accessed off of a looping 20' wide one-way private street system. Some additional off-street parking is proposed for guest parking. Sidewalks would be constructed on both sides of public streets for pedestrian access, and it is anticipated that pedestrian use of the 20' wide private streets would not necessitate sidewalks due to the low volume and low speed of traffic. (4) Parking standards. The off-street parking and loading standards found in Chapter 172 Parking and Loading shall apply to the specific gross usable or leasable floor areas of the respective use areas. FINDING: Standard parking ratios for the proposed single-family residential uses shall apply. (5) Perimeter treatment. Notwithstanding any other provisions of a planned zoning district, all uses of land or structures shall meet the open space, buffer or green strip provisions of this chapter of this code. FINDING: Screening is not required as part of this development. A conceptual street planting plan has been presented, locating required mitigation trees. A detailed street planting plan is required prior to final plat approval of the overall Walnut Crossing PZD. (6) Sidewalks. As required by § 166.03. FINDING: Sidewalks are to be constructed along both sides of all interior public streets. (7) Street Lights. As required by § 166.03. FINDING: All street lights installed shall be pursuant to the above -referenced code section, with a maximum of 300 feet spacing. (8) Water. As required by § 166.03. FINDING: Public water will be provided to the project site, pursuant to city code. (9) Sewer. As required by § 166.03. FINDING: Public sewer will be provided to the project site, pursuant to city code. K:IReports120051PC Reports)/2-!2-051R-PZD 05-1817 (Commons at Walnut Crossing.doc (10) Streets and Drainage. Streets within a residential PZD may be either public or private. (a) Public Streets. Public streets shall be constructed according to the adopted standards of the City. (b) Private Streets. Private streets within a residential PZD shall be permitted subject to the following conditions: (i) Private streets shall be permitted for only a loop street, or street ending with a cul- de-sac. Any street connecting one or more public streets shall be constructed to existing City standards and shall be dedicated as a public street. (ii) Private streets shall be designed and constructed to the same standards as public streets with the exceptions of width and cul-de-sacs as noted below. (iii)All grading and drainage within a Planned Zoning District including site drainage and drainage for private streets shall comply with the City's Grading (Physical Alteration of Land) and Drainage (Storm water management) Ordinances. Open drainage systems may be approved by the City Engineer. (iv) Maximum density served by a cul-de-sac shall be 40 units. Maximum density served by a loop street shall be 80 units. (v) The plat of the planned development shall designate each private street as a "private street." (vi) Maintenance of private streets shall be the responsibility of the developer or of a neighborhood property owners association (POA) and shall not be the responsibility of the City. The method for maintenance and a maintenance fund shall be established by the PZD covenants. The covenants shall expressly provide that the City is a third party beneficiary to the covenants and shall have the right to enforce the street maintenance requirements of the covenants irrespective of the vote of the other parties to the covenants. (vii) The covenants shall provide that in the event the private streets are not maintained as required by the covenants, the City shall have the right (but shall not be required) to maintain said streets and to charge the cost thereof to the property owners within the PZD on a pro rata basis according to assessed valuation for ad valorem tax purposes and shall have a lien on the real property within the PZD for such cost. The protective covenants shall grant the City the right to use all private streets for purposes of providing fire and police protection, sanitation service and any other of the municipal functions. The protective covenants shall provide that such covenants shall not be amended and shall not terminate without approval of the City Council. K:IReports120051PC Reports i2-/2-051R-PZD 05-1817 (Commons at Walnut Crossing).doc (viii) The width of private streets may vary according to the density served. The following standard shall be used: Paving Width (No On -Street Parkine) Dwelling Units One -Way Two -Way 1-20 14' 22' 21+ 14' 24' *Note: If on -street parking is desired, 6 feet must be added to each side where parking is intended. (ix) All of the traffic laws prescribed by Title VII shall apply to traffic on private streets within a PZD. (x) There shall be no minimum building setback requirement from a private street. (xi) The developer shall erect at the entrance of each private street a rectangular sign, not exceeding 24 inches by 12 inches, designating the street a "private street" which shall be clearly visible to motor vehicular traffic. FINDING: All public and private streets shall conform to city standards as indicated in the submitted statement of commitments. Streets shall not be gated, unless permitted by express approval from the City Council. (11) Construction of nonresidential facilities. Prior to issuance of more than eight building permits for any residential PZD, all approved nonresidential facilities shall be constructed. In the event the developer proposed to develop the PZD in phases, and the nonresidential facilities are not proposed in the initial phase, the developer shall enter into a contract with the City to guarantee completion of the nonresidential facilities. FINDING: The project would not result in the construction of nonresidential facilities, other than the utilities, parks, and other public services supporting the single-family lots. (12) Tree preservation. All PZD developments shall comply with the requirements for tree preservation as set forth in Chapter 167 Tree Preservation and Protection. The location of trees shall be considered when planning the common open space, location of buildings, underground services, walks, paved areas, playgrounds, parking areas, and finished grade levels. K:IReports12005IPC Reports112-12-051 R-PZD 05-1817 (Commons at Walnut Crossing.doc FINDING: A tree preservation plan was submitted and approved as part of the Walnut Crossing R-PZD in November 2004 and included the subject property. (13) Commercial design standards. All PZD developments that contain office or commercial structures shall comply with the commercial design standards as set forth in § 166.14 Site Development Standards and Construction and Appearance Design Standards for Commercial Structures. FINDING: Not applicable. This PZD does not propose any commercial structures. (14) View protection. The Planning Commission shall have the right to establish special height and/or positioning restrictions where scenic views are involved and shall have the right to insure the perpetuation of those views through protective covenant restrictions. FINDING: Staff finds no specific scenic views to be protected on the subject property. (E) Revocation. (1) Causes for revocation as enforcement action. The Planning Commission may recommend to the City Council that any PZD approval be revoked and all building or occupancy permits be voided under the following circumstances: (a) Building permit. If no building permit has been issued within the time allowed. (b) Phased development schedule. If the applicant does not adhere to the phased development schedule as stated in the approved development plan. (c) Open space and recreational facilities. If the construction and provision of all common open spaces and public and recreational facilities which are shown on the final plan are proceeding at a substantially slower rate than other project components. Planning staff shall report the status of each ongoing PZD at the first regular meeting of each quarter, so that_the Planning Commission is able to compare the actual development accomplished with the approved development schedule. If the Planning Commission finds that the rate of construction of dwelling units or other commercial or industrial structures is substantially greater than the rate at which common open spaces and public recreational facilities have been constructed and provided, then the Planning Commission may initiate revocation action or cease to approve any additional final plans if preceding phases have not been finalized. The city may also issue a stop work order, or discontinue issuance of building or occupancy permits, or revoke those previously issued. (2) Procedures. Prior to a recommendation of revocation, notice by certified mail shall be K:lReports120051PC ReportsI /2-I2-05R-PZD 05-1817 (Commons at IVa/nut Crossing).doc sent to the landowner or authorized agent giving notice of the alleged default, setting a time to appear before the Planning Commission to show cause why steps should not be made to totally or partially revoke the PZD. The Planning Commission recommendation shall be forwarded to the City Council for disposition as in original approvals. In the event a PZD is revoked, the City Council shall take the appropriate action in the city clerk's office and the public zoning record duly noted. (3) Effect. In the event of revocation, any completed portions of the development or those portions for which building permits have been issued shall be treated to be a whole and effective development. After causes for revocation or enforcement have been corrected, the City Council shall expunge such record as established above and shall authorize continued issuance of building permits. (F) Covenants, trusts and homeowner associations. (1) Legal entities. The developer shall create such legal entities as appropriate to undertake and be responsible for the ownership, operation, construction, and maintenance of private roads, parking areas, common usable open space, community facilities, recreation areas, building, lighting, security measure and similar common elements in a development. The city encourages the creation of homeowner associations, funded community trusts or other nonprofit organizations implemented by agreements, private improvement district, contracts and covenants. All legal instruments setting forth a plan or manner of permanent care and maintenance of such open space, recreation areas and communally - owned facilities shall be approved by the City Attorney as to legal form and effect, and by the Planning Commission as to the suitability for the proposed use of the open areas. The aforementioned legal instruments shall be provided to the Planning Commission together with the filing of the final plan, except that the Guarantee shall be filed with the preliminary plan or at least in a preliminary form. (2) Common areas. If the common open space is deeded to a homeowner association, the developer shall file with the plat a declaration of covenants and restrictions in the Guarantee that will govern the association with the application for final plan approval. The provisions shall include, but not necessarily be limited to, the following: (a) The homeowner's association must be legally established before building permits are granted. (b) Membership and fees must be mandatory for each home buyer and successive buyer. (c) The open space restrictions must be permanent, rather than for a period of years. (d) The association must be responsible for the maintenance of recreational and other common facilities covered by the agreement and for all liability insurance, local taxes and other public assessments. K:IReports12005U'C Reports) 12-12-051R-PZD 05-1817 (Commons at Walnut Crossing).doc (e) Homeowners must pay their pro rata share of the initial cost; the maintenance assessment levied by the association must be stipulated as a potential lien on the property. FINDING: The applicant shall comply with the above requirements, as part of the Planned Zoning District ordinance. Sec. 161.25 Planned Zoning District (A) . Purpose. The intent of the Planned Zoning District is to permit and encourage comprehensively planned developments whose purpose is redevelopment, economic development, cultural enrichment or to provide a single -purpose or mixed -use planned development and to permit the combination of development and zoning review into a simultaneous process. The rezoning of property to the PZD may be deemed appropriate if the development proposed for the district can accomplish one or more of the following goals. (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) General Plan. Comprehensive and innovative planning and design of mixed use yet harmonious developments consistent with the guiding policies of the General Plan. K.lReportsl2005lPC Reports(l2-12(151R-PZD 05-1817 (Commons at Walnut Crossing).doc (10) Special Features. Better utilization of sites characterized by special features of geographic location, topography, size or shape. FINDING: The proposed Master Development Plan and the overall Walnut Crossing PZD incorporate several of the above goals of a PZD. The Walnut Crossing PZD allows a variety of single-family dwellings and densities within the overall master -planned community. The Commons portion of the Walnut Crossing PZD provides a higher density clustering of single-family dwellings on small lots, allowing for more usable common open space and greater preservation of natural amenities on other areas of the overall Walnut Crossing community. The Master Development Plan has changes in density over the site, which encourages a variety of sizes of single-family dwellings. The proposed subdivision allows for a density and land use that is compatible with adjacent properties, yet also allows for a flexible site plan and layout. Public improvements provided with the Walnut Crossing PZD will ensure future street connectivity in the area. (B) Rezoning. Property may be rezoned to the Planned Zoning District by the City Council in accordance with the requirements of this chapter and Chapter 166, Development. Each rezoning parcel shall be described as a separate district, with distinct boundaries and specific design and development standards. Each district shall be assigned a project number or label, along with the designation "PZD". The rezoning shall include the adoption of a specific master development plan and development standards. FINDING: The subject described real property is proposed to be rezoned to R-PZD 05- 1817, with one (1) Planning Area. The development standards, statement of commitments and Master Development Plan approved shall be adopted with the rezoning. (C) R — PZD, Residential Planned Zoning District. (1) Purpose and intent. The R-PZD is intended to accommodate mixed -use or clustered residential developments and to accommodate single -use residential developments that are determined to be more appropriate for a PZD application than a general residential rezone. The legislative purposes, intent, and application of this district include, but are not limited to, the following: (a) To encourage a variety and flexibility in land development and land use for predominately residential areas, consistent with the city's General Plan and the orderly development of the city. (b) To provide a framework within which an effective relationship of different land uses and activities within a single development, or when considered with abutting parcels of land, can be planned on a total basis. (c) To provide a harmonious relationship with the surrounding development, minimizing such influences as land use incompatibilities, heavy traffic and congestion, and excessive demands on planned and existing public facilities. K:IReporisI20051PC Reporfsl R-12-0SIR-PZD 05-1817 (Commons at Walnut Crossingj.doc (d) To provide a means of developing areas with special physical features to enhance natural beauty and other attributes. (e) To encourage the efficient use of those public facilities required in connection with new residential development. FINDING: This Master Development Plan for the Commons and the overall Walnut Crossing R-PZD meet the purpose and intent of the R-PZD requirements. A general rezoning would not have allowed the type of development the applicant is pursuing, based on the bulk and area requirements of typical zoning districts. The proposed rezoning of the Commons portion of Walnut Crossing is necessary to allow for the unique detached single family development as proposed with 53 single-family lots at a density of 6.99 units/acre, with a variety of setbacks and unique lot lines, as opposed to the currently approved two lots (Lots 137 and 138) allowing multi -family dwellings. Also see Staff Finding to Section (A) above discussing how this project meets the purpose and intent of the PZD ordinance. (2) Permitted uses. All permitted uses identified within §162 Use Units of the Unified Development Code shall be allowed as permissible uses, unless otherwise specified, subject to City Council approval of the Planned Zoning District request. (3)Condition. In no instance shall the residential use area be less than fifty-one percent (51%) of the gross floor area within the development. (4) Conditional Uses. All conditional uses allowed within (Residential, Commercial, Industrial) zoning Districts established in the Unified Development Code shall be allowed with Planning Commission approval, unless otherwise specified, subject to the code governing Conditional Use requests. FINDING: See Zoning Criteria Chart within the project booklet provided by the applicant for the uses permitted by right and by conditional use in the one Planning Area as proposed by the applicant. This project booklet, if approved, will remain on file in the Planning Division for comparison to future development on the property. *Required Findings for Rezoning Request. RECOMMENDATION: Staff recommends approval of the rezoning request from R-PZD 04-1181 to R-PZD 05-1817, with the adoption of the associated Master Development Plan. LAND USE PLAN: The General Plan 2020 Future Land Use Plan designates this site as a Mixed Use Area. Rezoning this property to R-PZD 05-1817, with the associated Master Development Plan, would allow for a variety of single-family residential development. The proposed plan, commitments, design standards and other conditions placed upon the project result in a compatible development with surrounding land uses in the general vicinity, meeting K:IReporlsl20051PC Reporrsl l2-/2-051R-PZD 05-/8/7 (Commons at Walnut Crossing/.doc many of the goals of the General Plan 2020 for new development. FINDINGS OF THE STAFF A determination of the degree to which the proposed zoning is consistent with land use planning objectives, principles, and policies and with land use and zoning plans. Finding: The proposed zoning is to a great degree consistent with many of the principles and policies in place. The policies encouraged by the General Plan 2020 call for a mixture of housing sizes and types, pedestrian -friendly neighborhoods, and expanding public trails and parks system. This project as part of the Walnut Crossing PZD meets all of these goals, and provides an internal transition of residential density that attempt to address adjacent land uses. 2. A determination of whether the proposed zoning is justified and/or needed at the time the rezoning is proposed. Finding: A general rezoning would not have allowed the type of development the applicant is pursuing, based on the bulk and area requirements of typical zoning districts. The proposed rezoning of the Commons portion of Walnut Crossing is necessary to allow for the unique detached single family development as proposed with 53 single-family lots at a density of 6.99 units/acre, with a variety of setbacks and unique lot lines, as opposed to the currently approved two lots (Lots 137 and 138) allowing multi -family dwellings. 3. A determination as to whether the proposed zoning would create or appreciably increase traffic danger and congestion. Finding: The proposed PZD would result in slightly less traffic than the current zoning. The current zoning would allow for 59 multi -family dwellings and the proposed zoning would allow for 53 single-family dwellings. With an average of 10 average daily vehicle trips per residential unit, the proposed zoning would result in 60 fewer average daily vehicle trips than the current zoning. Therefore traffic impacts would be less than anticipated under the current zoning and would not adversely affect the road network. 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: Population density and use intensity of this site were evaluated as part of the Walnut Crossing PZD. The proposed rezoning would result in a reduction of population density from 9.15 residential units per acre to 6.99 units per acre. A:IReportsl2005iPC Relvnsil2-12-051 R-PZD 05-1817 (Commons at Walnut Crossing).doc Based on findings from public service providers, as outlined below, an undesirable increase in load on public services would not be created as a result of this rezoning and development. City Fire Department— This site is covered by Engine 6 on South Hollywood Street. The site 2.4 miles from the station with a projected response time of 4 minutes to this development. The Fire Department anticipates 12 calls for emergency response (once the development is completed and maximum build -out has occurred. The Fire Department anticipated that there should be no adverse effects on call volume or response time to this development. City Police Department — It is the opinion of the Fayetteville Police Department that this PZD will not substantially alter the population density and thereby undesirably increase the load on police services or create an appreciable increase in traffic danger and congestion. City Engineering Division - Water and Sewer Service: Public water and sewer are being made available to the site through the Walnut Crossing Subdivision. An evaluation will need to be made at the time of construction plan submittal on how the water and sewer systems are to be connected with the existing systems. 5. If there are reasons why the proposed zoning should not be approved in view of considerations under b (1) through (4) above, a determination as to whether the proposed zoning is justified and/or necessitated by peculiar circumstances such as: a. It would be impractical to use the land for any of the uses permitted under its existing zoning classifications; b. There are extenuating circumstances which justify the rezoning even though there are reasons under b (1) through (4) above why the proposed zoning is not desirable. Finding: N/A K:IReports120051PC Reports)/2-/2-0518-PZD 05-18/7 (Commons at Walnut Crossing.doc aye Vile PC Meeting of December 12, 2005 ARKANSAS 113 W. Mountain St. Fayetteville, AR 72701 THE CITY OF FAYETTEVILLE, ARKANSAS Telephone: (479) 444-3470 TREE PRESERVATION and PROTECTION REPORT To: Fayetteville Planning Commission From: Sarah K. Patterson, Urban Forester Date: December 6, 2005 ITEM #: PZD 05-1817: Planned Zoning District (The Commons at Walnut Crossing) Canopy Measurements: SttutLSittea acres square feet san C�ano, acres square feet percent of site area = is in ee Oano, e erve acres square feet percent of total site area erccentfliffirnumIannpflRq!thjcaI 43.30 1,886,165 3.81 165,963 9.95% 2.90 126,505 7.58% 9.95% Background: This PZD was approved in November 2004 with the canopy calculations found above. This phase of the project has no trees found on the site. At the time of Final Plat 39,458 square feet of tree canopy will be mitigated for on -site. No less than (182) 2 -inch caliper trees shall be planted with a 3 -year mitigation bond equaling $45,500 deposited with the City of Fayetteville Business Office > A street tree planting plan shall be submitted before final plat as part of requirements toward meeting both mitigation and landscaping goals. FAYETTEVILLE THE CITY OF FAYETTEVILLE, ARKANSAS 113 W. Mountain St. Fayetteville, AR 72701 Telephone: 479-444-3469 TO: Andrew Gamer, Associate Planner FROM: Alison Jumper, Park Planner DATE: November 29, 2005 SUBJECT: Parks & Recreation Subdivision Committee Comments ****************************************************************************** Meeting Date: December 1, 2005 Item: PZD 05-1817 Walnut Crossing Park District: NW Zoned: PZD Billing Name & Address: Rausch Coleman Homes Land Dedication Requirement Money in Lieu Single Family @ .024 acre per unit = acres @ $555 per unit = $ Multi Family acre per unit = acres @ $393 per unit = $ Mobile Home _____@.017 acre per unit = acres @ $555 per unit = $ Lot Split _____@.024 @ $555 per unit = $ COMMENTS: PRAB voted to accept a land dedication of 4.34 acres for 181 single family lots on July 12, 2004. The developer has provided park land in the amount of 5.02 acres, an excess donation of.68 acres. The PRAB approval took into consideration the development of 44 single family cluster homes. The current submittal includes 53 cluster homes, making a difference of 9 single family units. The current dedication of 5.02 acres is adequate to meet the requirements for the addition of 9 single family lots. PZD05- 2 1 r Y � 11' I1 iJ s {{{111 I c. � �• S//11r • , Fayetteville Fire Department 303 W. Center St. Fayetteville AR. 72701 Date: December 5, 2005 To: Suzanne Morgan, Jeremy Pate, Andrew Garner, and Jesse Fulcher From: Dale Riggins Subject: December 5, 2005 Re -zoning Review PZD05-1816 (Skate Place Apts., 366/367) These 3.38 acres are covered by Station 2 at 706 S Garland. The property is 1.2 miles from the station with a projected response time of 4 minutes to this development. The Fire Department anticipates 8 calls for service (5 EMS & 3 Fire/Other) once the development is completed and maximum build -out has occurred. PZD05-1817 (The Commons at Walnut Crossing, 555) These 6.45 acres are covered by Engine 6 on S Hollywood. The property is 2.4 miles from the station with a projected response time of 4 minutes to this development. The Fire Department anticipates 12 calls for service (7 EMS & 5 Fire/Other) once the development is completed and maximum build -out has occurred. There should be no adverse effects on our call volume or response time to this. development. RZN05-1833 (Bellafont, 174) These 26.92 acres are covered by Station 4 on N Plainview. This property is 1.6 miles from the station with a projected response time of 4.5 minutes to this property. We do not figure calls for service on commercial property but typically they do not adversely affect our call volume. RZN05-1834 (Vantage Square, 175) These 13.47 acres are covered by Station 4 on N Plainview. This property is 1.5 miles from the station with a projected response time of 4 minutes to the property. We do not figure calls for service on commercial property, but typically they do not adversely affect our call volume. If you have any questions please feel free to call or email me Dale Riggins Fayetteville Fire Department FAYETTEVILLE THE CITY OF FAYETTEVILLE, ARKANSAS December 2, 2005 Jeremy Pate Zoning and Development Director City of Fayetteville 113 W. Mountain Fayetteville, Arkansas 72701 Dear Director Pate, POLICE DEPARTMENT This document is in response to the request for a determination of whether the proposed Planned Zoning District PZD 05-1817 Planned Zoning District (The Commons at Walnut Crossing, 555) submitted by Engineering Design Associates for property located N of Hwy 62W, Lots 137 & 138 of the approved Walnut Crossing R-PZD would substantially alter the population density and thereby undesirably increase the load on public services or create an appreciable increase in traffic danger and traffic congestion. It is the opinion of the Fayetteville Police Department that this Planned Zoning District will not substantially alter the population density and thereby undesirably increase the load on police services or create and appreciable increase in traffic danger and congestion in the area. Sincerely, Captain Wil lam Brown Fayetteville Police Department II A 0-i.S. '41:.79,.8,.• ._y': 479- 352 I RESPONSE LETTER CITY COMMENTS TO "THE COMMONS AT WALNUT CROSSING" FOR THE SUBDIVISION COMMITTEE REVIEW HELD ON 12-01-05 DATE: 12-5-05 COMMENTS FROM ANDREW GARNER, SENIOR PLANNER, AND BRENT O'NEAL DATED 11-29-05. EACH RESPONSE TO COMMENT IS IN BOLD AND IN PARENTHESIS. Conditions to Address/Discuss: 1. Prior to Planning Commission, the applicant shall establish a minimum lot width, and specify where the lot width shall be measured. (MINIMUM LOT WIDTH HAS BEEN ESTABLISHED AND SPECIFIED. SEE SHEET PP -1) 2. The plat specifies that Minimum Lot Width varies, and the booklet specifies a Minimum Lot Width of 38'. Revise the booklet to be consistent with the plat, or vise versa. ( BOOKLET AND PLAT HAS BEEN REVISED TO REFLECT SAME VERBAGE) 3. Sheet I of 2: The density zoning criteria specifies two different densities. Please clarify, or include one overall density for the project (58 units/6.45 acres = 8.99 units/acre). (TWO DENSITIES ARE GIVEN, SEE TABLE ON SHEET PP -1 FOR CLARIFICATION) 4. Include the zoning of adjacent property owners on the preliminary plat, sheet I of 2. (ZONNING HAS BEEN ADDED TO THE PRELIMINARY PLAT SHEET PP -1, SITE/UTILITY SHEET SI-1, AND GRADING SHEET GP -1). 5. Signs shall be placed on the private one-way streets specifying no parking allowed on the street on trash days as specified by the City's Solid Waste Division. (SEE NOTE #8 ON SHEET PP -1, SIGNS AND NOTATION HAS BEEN ADDED TO PLANS SEE SITE/UTILITY SHEET SI-1) 6. The applicant shall submit 28 sets of the plats, 13 sets of the project booklet, and elevations, along with any other correspondence and information the applicant would request the Planning Commission review. (APPLICANT WILL COMPLY) 7. Signs shall be permitted in accordance with Chapter 174 of the Fayetteville Unified Development Code, and shall be subject to signage requirements for residential multi -family development. This shall be reflected in the booklet and on the plats. (SEE NOTE #7 ON SHEET PP -1) 8. A Street planting plan shall be submitted before final plat as part of requirements towards meet both mitigation and landscaping goals. (APPLICANT WILL COMPLY) Standard Conditions of Approval: 9. Plat Review and Subdivision comments (to include written staff comments provided to the applicant or his representative, and all comments from utility representatives -AR Western Gas, SWBT, Ozarks, SWEPCO, Cox Communications). (ALL PLAT REVIEW AND SUBDIVISION COMMENTS HAVE BEEN ADDRESSED. COMMENTS FROM UTILITY COMPANIES HAVE BEEN COORDINATED) 10. Staff approval of final detailed plans, specifications and calculations (where applicable) for grading, drainage, water, sewer, fire protection, streets @ublic and private), sidewalks, parking lot(s) and tree preservation. The information submitted for the plat review process was reviewed for general concept only. All public improvements are subject to additional review and approval. All improvements shall comply with City's current requirements. (APPLICANT WILL COMPLY) 11. All overhead electric lines 12kv and under shall be relocated underground. All proposed utilities shall be located underground. (ALL UTILITES WILL BE LOCATED UNDERGROUND) 12. Prior to application of signatures on the final plat, all punch list items shall be completed. (APPLICANT WILL COMPLY) 13. All overhead electric lines under 12kv shall be relocated underground. All proposed utilities shall be located underground. (ALL UTILITES WILL BE LOCATED UNDERGROUND) 14. All street names shall be approved by the 911 coordinator. (APPLICANT WILL COORDINATE WITH THE 911 COORDINATOR) 15. Preliminary Plat approval shall be valid for one calendar year. (PRELIMINARY PLAT APPROVAL SHALL BE VALID FOR ONE CALENDAR YEAR) NOTE: ALL RED LINE COMMENTS FROM BRENT O'NEAL MADE DIRECTLY ON PLAN SET HAVE BEEN ADDRESSED AND REVISED. Patrick Hargus, RLA Engineering Design Associates ENGINEERING DESIGN ASSOCIATES, P.A. 134 WEST EMMA AVENUE SPRINGDALE, ARKANSAS 72764 479-756-1266 Fax: 479-756-2129 November 15, 2005 Brent O'Neal, PE Staff Engineer City of Fayetteville 113 W. Mountain Fayetteville, AR 72701 RE: The Commons at Walnut Crossing Fayetteville, Arkansas EDA # 1051 Dear Mr. O'Neal: This letter is in reference to the requirement to submit a drainage report for the above referenced project. The area that this project covers was included in the drainage report submitted by Engineering Services, Inc. for the entire Walnut Crossing project and therefore the downstream drainage system is designed to handle the anticipated runoff from this project. Please contact me at your earliest convenience if you have any questions. Respectfully, �yyc_ Steve A. Hesse Professional Engineer xc: Kim Hesse, Rausch Coleman Homes file 1 C/ o• ,1,4. ••"TIN pM.L_l • L • L♦ Z -\ I�n H 3. \L9 rn Z • z cn onA f _a I W _ II �mnI em cn— (� a 1 L s®` is 3 .... a c"® --:f p. ; d pl ireell�At i® 1/ % N • Z (D O, d i, w •V C 4j®.! •® 8 -i/®� 9, 50Q® p lV 1 I4 ''1 1 I.`Si V cb 5S• '� 9" + .c I 3 i� '® 14% B® L O, _ e - N till C) 1 N r ®_/11/: yf epl„.. a w®I t;� + I {{{1, —i �% V O o '^.,J5 W • s s D O D rn o II r (D D D Cl :sp �. tl i O II- __ m '-'--Eli d r CD thUl wa mK I• !`^ w RK mK Yn ;•`. CO 1 �- s ' Co ♦^ —..Y I a ' v, i^J I l C pQ i •mno u / ifl"jj .wn ewl a 3- n Co o i77 U a = � t; Pgggggg �. 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I� q/ 1 r '( Htrit yy 7 / yP l V ol! /, 11 a�f r ( / 1 r I \ 1} r I} qpI I Kl /fir _ i'\'II / l lei , }} /,l, I / 1 4 1/ ti I / / / d / l N I /� J. w f�Y f; ()\ o / /'. / Aee 'fILCA 3 U/ III • I� L.1 &�,o'Y / V -"I / 1 �II R ♦ I, iV ' �1� J F ♦I tli I TC p Z —u� ' J ii Z ^Y SR> L Q h vv„ JJ irnz�A '\__t I_ VN v / /gqa �' ,�,._._..— ��'-4Y�'•..y�1 ,_. _.� �ooa.. m+a cem>mr, uc / / V Hibur 'fi p nQ3, AR 72543 The Commons at Walnut Crossing Scope of Project The Commons at Walnut Crossing is the final component of PZD 04-1181 approved by the Fayetteville City Council in November of 2004. Walnut Crossing is a masterplanned development located at the western limits of the city north of U.S. Highway 62. This single- family development was approved in November of 2004 for 67 standard home lots known as The Residences, 69 alley- access lots known as The Villas, and 6.47 acres for medium- density housing known as The Commons to be brought back before the city once designed. At the initial Planned Zoning District approval in November of 2004, The Commons was presented and approved in concept only for townhomes to be built at a density of 10 Density Units per acre. The zoning criteria approved last year for the area of The Commons was Use Units 9, 10, and 26 allowing two- family, three- family and four- family type residential units. The Master Development Plan and Planned Zoning District we bring before you currently is for The Commons at Walnut Crossing. This concept has changed from November 2004 to include only single- family type units on individual lots, similar to a typical preliminary plat. This is proposed as a single- family lot subdivision with a cluster- type placement of homes on private one- way streets, shared landscape amenities, and patio - home style housing. As with all of Walnut Crossing, Rausch Coleman Homes, LLC will not only develop the subdivision but also build out each home ensuring quality, predictability, and continuity throughout the development process. Illustration 1: Street Perspective Illustration 2: Site Plan _______-� ( THE go?.4__" � H E C OIgI M0 r J, u 3334j 35136 31 38139/401!/r-p≤i35Z\\'- p p ,� 29 2x M 25 2t 23 95 i i� LJTTcEi° Ir-S9as f� 59 i191 1.9 , 93 '�1 1,r L• I I 4 PUBLIC%PA r/,///i/ Teel - �1 N 1s e lrtlN il zs ze _ I '2 }}JJc7 411 51 59 55 Sa 53l2 5 51 50 a9 1 a9 ax t' ... J° 45M\ ���.e F / ✓S �SV 7/ / iJ FUTURE 11 COMMERCIAL/OFFI E • I �I;_ FAYETTEVILLE 1 i q P i � COMMERCIA-L/OFFICE I 50055 , •' FARMINGTON', ' +;/� NigFweY g2 - 574!4 3 I. General Project Concept Site Plan The Commons is proposed to be a tight grouping of single- family homes on individually- owned lots served from one- way private drives. Public water and sewer lines are to be placed in the center of the drives to the front of the homes with all other utilities served from the rear. The Commons is situation along the northern portion of the Walnut Crossing Planned Zoning District where standard public streets and utilities feed the development. A Property Owners Association will maintain the private streets, front - yard landscaping and entry features to sustain a cohesive look and high quality level of maintenance. The specific footprints and facades of the homes will be established by the developer Rausch Coleman Homes, LLC who will build out the development. This combination of land development and home construction ensures a higher level of quality control, predictability, and continuity throughout the project. Street and Lot Layout The proposed layout consists of looping 20' wide one- way private drives. Lots are clustered tightly fronting the private drives and surrounding public streets. Some additional off- street parking is proposed for guest parking. Each house consists of two - car garages, space for two cars in the driveway, and an additional parking track provided to many of the homes. Buffer Areas Natural rows of trees exist along the property's existing fence rows. Used agriculturally in the past, the land is divided into fields separated by fence row vegetation. The concept for Walnut Crossing and The Commons is to maintain the fence rows where possible in order to break up the extent of housing. In the area of the Commons, most of the existing fence rows are just beyond the property and not controlled by the developer of the project. Privacy fencing will be built along the property lines that separate The Commons from the rest of the Walnut Crossing development along side and rear property lines. Large buffers of existing trees that are being preserved in Walnut Crossing include a wide riparian area with heavy tree canopy along the banks of the North Fork of Farmington Branch Creek. Tree Preservation Within Walnut Crossing there is an existing a canopy coverage of 9.95 %. During construction 7.58% of the land area will be preserved in existing canopy with the remaining 2.4% mitigated with 182 trees, all of 2" caliper hardwood specification. The Commons - All calculations for tree preservation in the Walnut Crossing planned zoning district included the area of The Commons. There are currently no existing trees within the boundary of The Commons. The area is currently pasture. Storm Water Detention Areas and Drainage During the design of Walnut Crossing in November of 2004, the area of The Commons was factored into all drainage calculations. Within Walnut Crossing, storm water will flow along the gutters of the streets to curb inlets and subsurface drainage pipes. All drainage pipes will discharge into a large detention pond near the south boundary of the development. The detention pond then discharges to the Farmington Branch Creek which borders the development on the southern boundary. The Commons - Within The Commons, water will sheet flow to either the interior private drives which contain curb and gutter or to the exterior public streets where drainage is connected with the overall drainage layout for Walnut Crossing. Undisturbed Natural Areas With the November 2004 design and approval of Walnut Crossing, which included but gave no development approvals for The Commons as high- density housing, over nine acres of riparian vegetation is to be preserved in its existing state. This riparian zone is along both sides of the North Fork of Farmington Branch Creek, which is located along the southern portion of this larger piece of land called Walnut Crossing. As a component of the overall Walnut Crossing development, residents of The Commons will enjoy the use of these preserved natural areas which are to be maintained through the Property Owners Association. Existing and Proposed Utility Connections Public Water is to be looped through the development with proposed 8" lines that will connect to an existing 12" water line located just south of Highway 62. This 8" line will feed the development and will loop to an existing 8" line located at the western border along the proposed Alberta Drive. Public Sanitary Sewer is looped through the development and ties directly into the existing City of Fayetteville pump station located near the south east boundary of the development. Development and Architectural Design Standards Although the City of Fayetteville does not impose standards on residential structures, strict guidelines have been established for the development by the developer. Throughout the entire Walnut Crossing development, a theme of traditional craftsman- style facades has been incorporated. The units within The Commons will continue that theme with front porches and craftsman- style front doors, windows, and trim packages. The development will utilize natural stone signage at the entrance to Walnut Crossing and at the entrances of The Commons. Double- Fronted Houses The homes that are located between and adjacent to both the private drive and the public right- of- way will be double- fronted. The lots in this situation are: 165 - 171, and 190 and 191. This premium design feature is being constructed in an effort to assure the residents and passers- by that they will not be staring at the back of any houses from the street. These double- fronted houses will have no privacy fences on either of their fronts. Both of these front elevations will look similar to the standard front of a house, with a Phasing and Time Frame Walnut Crossing's The Residences and The Villas are currently under construction including the roads, utilities, and infrastructure that will feed The Commons. This currently- ongoing infrastructure project is hoped to be completed by March of 2006. Construction will begin for The Commons as soon as this requested approval is gained through the City review process. We hope that home construction may begin in The Commons by the summer of 2006. Proposed Planning Areas Walnut Crossing includes three distinctive housing options for homeowners. Please refer to the site plan on Page Two of this booklet to locate these individual housing areas. The Residences is a standard housing product with garages facing the street. Lots average 5,500 square feet in size with an average lot width of 55 feet. The Villas is made up of neo-traditional lots with an average lot size of 4,500 square feet. The lots average 45 feet in width with reduced front and side building setbacks. All lots are accessed by alleys along the rear of the lots resulting in vehicular traffic accessing only from these alleys. The Commons is the patio- home product of the development. Lots are clustered in a tight configuration facing private one- way drives. Most lots have a zero side setback on the garage side of the structures with patios located on the opposite side of the house allowing for more outdoor space within a single side- yard. (A) Purpose: The Residences district is designed to permit and encourage the development of low- density detached dwellings in suitable environments. • • • • • • (B) Uses: 1 Permitted Uses: • Use Unit 1 City- Wide Uses By Right • Use Unit 8 Single- Family Dwellings • • (2) Conditional Uses: • None None • (C) Density • Single Family Dwellings • Units per Acre 3.97: development & ROW only • 2.80: includes 47% portion of 15 acre - open space of previously- approved Walnut • Units per Acre Crossing • (D) Bulk and Area Regulations • Single- Family • Lot Minimum Width 55 feet • Lot Area Minimum 5,500 sq. feet Land Area per Dwelling Unit 5,500 sq. feet • (E) Setback Requirements. • Front Side Rear • 20 feet 5 feet 20 feet • (F) Height • All Units Maximum of 35 feet • • Building Area. On any lot the area occupied by all buildings shall not exceed 60% • of the total area of such lot. • Landscaping will be in accordance with the City of Fayetteville Landscape Manual. • • Parking will be in accordance with Section 172 of the Fayetteville UDC. Materials: Masonry, siding, wood trim, architectural shingles, and aluminum - clad window systems. • • Acres: 16.9 • Maximum Number of Dwellings: 67 • • • • 8 • • Planned Area 2: The Villas (A) Purpose: The Villas district is designed to permit and encourage the development of low- to- medium- density detached dwellings in suitable environments with alley- access instead of front- loaded garages. (B) Uses: (11 Permitted Uses• Use Unit 1 City- Wide Uses By Right Use Unit 8 Single- Family Dwellings ((:l Density Single Famil Dwellin s Units per Acre 5.90: development & ROW only 4.15: includes 32% portion of 15 acre - open space of previously- approved Walnut Units per Acre Crossing FU]1:frfk jFATjT 7.,nRTk.7rF Single- Famil Lot Minimum Width 45 feet Lot Area Minimum 4,500 square feet Land Area per Dwelling Unit 4,500 square feet (E) Setback Requirements. Front Side Rear 15 feet 5 feet 20 feet Building Area. On any lot the area occupied by all buildings shall not exceed 60% of the total area of such lot. Landscaping will be in accordance with the City of Fayetteville Landscape. Manual. Parking will be in accordance with Section 172 of the Fayetteville UDC. Materials: Masonry, siding, wood trim, architectural shingles, and aluminum - clad window systems. C] Acres: 11.7 Maximum Number of Dwellings: 69 Planned Area 3: The Commons (A) Purpose: The Commons district is designed to permit and encourage the development of medium- density detached dwellings in suitable environments with a zero- lot- line regime. (B) Uses: (1) Permitted Uses: Use Unit 1 City- Wide Uses By Right Use Unit 8 Single- Family Dwellings iC) Density Single Famil Dwellin s 8.99 units per acre: includes all lots & Units per Acre easements 6.04 units per acre: includes 21% portion of 15 acre- open space of previously - Units per Acre approved Walnut Crossing (D) Bulk and Area Regulations Sinale- Family Lot Minimum Width 16.61'- Minimum lot width shall be measured at street access property line Lot Area Minimum 0.07 acres Land Area per Dwelling Unit 0.11 acres (E1 Setback Requirements. Front- public ROW Side Rear 15 feet 0 feet 0 feet Front- private drive Side Rear 0 feet 0 feet 0 feet -- minimum 10 toot separation between ouiiaing walls, no ouuaing wmmn utinty and access easements" All Units I Maximum of Building Area. On any lot the area occupied by all buildings shall not exceed 60% 10 of the total area of such lot. Landscaping will be in accordance with the City of Fayetteville Landscape Manual. Parking will be in accordance with Section 172 of the Fayetteville UDC. Materials: Masonry, siding, wood trim, architectural shingles, and aluminum - clad window systems. Acres: 6.45 Maximum Number of Dwellings: 58 The Commons at Walnut Crossing: Proposed Master Development Plan Zoning District Requirements versus Existing Zoning District Requirements Item Note Proposed Existing Use Units Allowed City- wide uses by right Unit 1 Unit 8 Unit 1 Single family dwellings Two- family dwellings Units 9 Unit 10 Unit 26 Three- family dwellings Multi- family dwellings Conditional Uses None None Setbacks Along ublic R/W: front 15 ft. 20 ft. Along ublic R/W: sides 0 ft. 15 ft. Along public R/W: rear 0 ft. 20 ft. Along rivate drive: front 0 ft. N/A Along rivate drive: side 0 ft. N/A Along rivate drive: rear 0 ft. N/A Density Includes all lots and easements 8.99 DU/ acre 10 DU/ acre Includes 21% portion of 15- acre open space of previously- approved Walnut Crossing 6.04 DU/ acre 6.72 DU/ acre Intensity N/A N/A Bulk and Area Regulations Minimum lot width: Lot width shall be measured at street access property line. 16.61' N/A Lot area minimum: dwelling lot 0.07 acres N/A 11 Lot area minimum: common property lot 0.05 acres N/A Average land area per dwelling unit 0.11 acres N/A Height Maximum 35 feet N/A Recreation During approval of Walnut Crossing in 2004, Fayetteville's Parks and Recreation Advisory Board reviewed and accepted the dedication of a five- acre park located in the center of the 53- acre development. Please refer to the site plan on page two for the location and dimensions of this park. As a public park, these five acres will serve as a neighborhood park for all property owners in the subdivision including The Commons residents. In addition to the public park, over nine acres of riparian buffer, tree canopy, and open field area within the floodplain of Farmington Branch Creek is to be preserved in its current state for enjoyment by the future homeowners in Walnut Crossing. As commonly- owned property, this area will be maintained as needed by the Property Owners Association. Reason for Rezoning Request The requested densities and zoning criteria have been established to create a neo- traditional neighborhood that will offer options for median income households. The three housing types will also create opportunity for a more diverse assimilation of home buyers. By clustering the dwelling units in tight residential areas, larger tracts of land can be preserved as tree buffers and commonly- used nature areas. Smaller yard space with large tracts of common greenspace work well with the often- hectic lifestyles of busy families and single professionals who often desire more relaxation time and fewer yard - maintenance responsibilities. Compliance with the Fayetteville 2020 General Plan The following discussion is derived from the six principles of the 2020 General Plan and the Vision Statement for the City of Fayetteville. Creating a sense of place and connectivity within neighborhoods and community: Walnut Crossing, containing The Residences and The Villas, and The Commons were designed as neo-traditional developments to emphasize the neighborhood concept. By looping much of the development around a five- acre public park and reducing the front setbacks, the scale of the developments is brought to a pedestrian use away from the usual vehicular scale. The Villas are designed to keep the vehicular circulation to the rear of the homes in alleys. The Residences are accessed by vehicles from the front of the homes with the rear of these homes staying visually- open to either the public park space or to the commonly- held preservation areas, encouraging interaction with neighbors. The Commons are clusters of single- family homes where the buildings are located 12 close to each other and pedestrian circulation is encouraged along the private access drives. Containing and strengthening the emergence of multiple activity centers - Adjacent land to the south of this development is under the ownership of Rausch Coleman Homes, LLC and is in the early stages of being developed as commercial land in the City of Farmington. Enhancing and revitalizing older urban areas - This development is not within the older urban area of the city. Located at the edge of the city limits, this land was historically used for agricultural purposes. Adjacent residential development to the southeast and west/ southwest will benefit from the close proximity to this development. There is an established neighborhood adjoining the southeast corner of this property along Layne Street, in the Farmington City Limits. There is also a more recently- built neighborhood approximately 1,200 feet to the west of this property, also lying in the Farmington City limits. Walnut Crossing will offer homes that are more valuable per square foot than the existing homes in these nearby neighborhoods. An opportunity will be created for improving the existing homes' values in these established neighborhoods and meeting their higher value potential if they choose to do so. Relating the natural and built environments through community design - Walnut Crossing was brought before the City of Fayetteville as a Planned Zoning District mainly so that the residential component to the development could be clustered on smaller lots so that the existing natural amenities of the site could be preserved and utilized by the neighborhood. By clustering the housing in the center and preserving the trees and riparian buffers along the perimeter, the relationship between the natural and built environments can be realized through commonly- held open space. Increasing affordable housing — This development has been planned to provide affordable housing for Northwest Arkansas' median- income family. Rausch Coleman Homes, LLC has long been a leader in the construction of well- built affordable housing. In 2004, Rausch Coleman Homes, LLC built and sold over 400 affordable single- family homes with a goal of building over 600 units in 2005. Our vision for Walnut Crossing and The Commons is to provide the same affordable- home product with all of the amenities typically afforded to only the higher- priced subdivisions. Land Use- The residential use of this piece of property is appropriate to its context and location. There is established residential property to the southeast adjoining this property along Layne Street in Farmington. There is also residential property about 1,200 feet to the west around Broyles Street and Alberta Street, both also in the city limits of Farmington. The adjoining land that fronts U.S Highway 62, directly adjacent to the south of this property, is currently vacant. The owner is in the preliminary phases of developing this land as commercial to match the existing commercial and mixed- use development along U.S. 62 in Farmington and Fayetteville. Traffic- U.S. Highway 62 in this area is a main thoroughfare allowing access to Fayetteville, Farmington, Prairie Grove, and Interstate 540. The intersection onto 62 from the Walnut Crossing development will be Holland Drive, an existing 13 street on the south side of Highway 62 in Farmington. In October of 2004 the Farmington Planning Commission gave approvals to this development to build Holland Drive northwards from its current intersection with Highway 62 into this development. That governing body did not request a traffic study or a traffic signalization at the time it granted its approval. There is another access into and from this development. That pathway is westward out of the development along Alberta Drive, which leads eventually to Broyles Avenue. Broyles Avenue in Farmington is currently being improved, and could soon be a needed connector between Wedington Drive and U.S. 62. Connectivity is provided in this development in four cardinal directions. There are connecting streets to the south and west that this developer is building as off- site improvements, and stub- outs will be built on the north and east sides of this development. • Appearance- The appearance of the homes in this development is strictly controlled. Rausch Coleman Homes, LLC will build out all the homes in The Commons as well as The Residences and The Villas. A controlling theme of the craftsman style will prevail throughout the three housing areas. Craftsman front doors, added trimwork, and required front porches are only a few of the design elements that will be used by the developer in an effort to create a unique and valuable housing product to the homeowner and resident of Walnut Crossing. Please see the house elevations, Illustrations #3, #4, and #5 on page 6 of this booklet. • Signage Engraved native stone work with professionally- designed landscaping is planned to be utilized for all signage in the development. An entry sign and integrated landscaping will be placed along Holland Drive as one drives northward from Highway 62 into Walnut Crossing. Small engraved stones and integrated landscaping will also delineate the entrance to The Commons at all three entry locations. Signs shall be permitted in accordance with Chapter 174 of the Fayetteville Unified Development Code, and shall be subject to signage requirements for residential single- family development. Impacts of City Services Water - Walnut Crossing will provide a loop from the 12" line along the southern edge of Highway 62 to the existing 8" line west of the development within the existing Alberta Drive Right- of Way in Farmington. All public water facilities will be designed and built to Fayetteville city standards. Sanitary Sewer - Walnut Crossing will gravity- flow its effluent to the existing Fayetteville Lift Station OMI #11 located near the southeast corner of the property. All public sewer lines and manholes will be built to city standards. Roads — The main road accessing Walnut Crossing is U.S. Hwy 62. Holland Street in the Farmington City limits will be extended northward towards this development. It will then cross the Farmington Branch Creek to provide access to the Walnut Crossing development. Holland will extend through the development and stub out on the northern edge the development. Alberta Street, an existing residential street in Farmington, will be extended from the west to access this development and stub out on the other side to the east. All other roads planned 14 within this project will loop around to access either Alberta or Holland. Walnut Crossing and The Commons will have access in all four cardinal directions when complete. Fire and Police — To ensure proper connectivity and access into the development, Walnut Crossing was designed with the off- site construction of both Alberta Street and Holland Street as mentioned above. Both of these proposed streets lie within the Farmington City limits. These two streets will provide two access points into the development. Looping streets within the development create a fully accessible subdivision. Fayetteville Fire Stations # 6 and #7 are both within acceptable distances to the development, with Station #6 listing a response time of 4- 6 minutes at maximum build- out for this development. The Farmington Fire Station is the closest fire station to this development. This land area is well - served for fire response times. Solid Waste — Walnut Crossing will be served by all the weekly solid waste curbside pick- up services: trash, recycling, and yard waste. These trucks will drive down the streets of the Residences and access the bins from the street. The trucks will drive down the alleys of The Villas and access the bins from these alleys. The trucks will also drive down the private access easements in The Commons and access the bins from these internal private drives and public streets. Since the streets in The Commons are one- way, there will be a rule in the covenants allowing City service trucks to go down these streets the opposite way on their trash pick- up days. This will allow the trash trucks and recycling trucks to use their right- side access machinery to reach all lots in The Commons without requiring residents to pull their bins across the street. Statement of Commitments Dedication — Walnut Crossing A five- acre park within Walnut Crossing has been reviewed and approved for dedication as a public park by the City of Fayetteville and the Parks and Recreation Advisory Board. At Final Plat for Walnut Crossing, the park will be deeded to the City of Fayetteville and will be maintained by the City of Fayetteville. All streets within the development with the exception of the alleys and private drives within The Commons are to be dedicated to the City of Fayetteville. All water, sanitary sewer, and storm sewer improvements will similarly be dedicated to the City of Fayetteville. The 9- plus acres of preserved floodplain and the stormwater detention basin is to be in the ownership of the Walnut Crossing Property Owners Association. On- and Off- Site Improvements To provide proper access to the development, Holland Drive is to be extended northwards from Highway 62 to its intersection with the proposed Alberta Drive. Alberta Drive will be extended off site to the west to tie into the existing Alberta Drive within the City of Farmington. Each of these roads were approved and permitted by the Farmington Planning Commission in October of 2004. The Commons is accessed by both Holland Street and Alberta Drive. 15 Fe Natural Resources and Environmentally- Sensitive Areas Over nine acres of riparian vegetation, tree canopy, and field grass is to be preserved that will provide a buffer between the development and the Farmington Branch Creek. Additionally, several rows of fence row trees are to be preserved in tree preservation easements to the rear along several single family lots. The Commons will share in the common ownership of the preserved areas. Phasing The previously- approved parts of Walnut Crossing Development, the Residences and the Villas, are proposed to be developed in one phase. Site construction for the public streets, private alleys and public utilities is currently underway with completion expected in March of 2006. Site construction for The Commons will commence upon approval by the City of Fayetteville. Fire Protection Two roads access this development; Holland from Highway 62 to the south and Alberta from Farmington to the west. This development is in the Fayetteville City Limits and would be served from Fayetteville Fire Station #6 and Station #7. Parks/ Trails/ Open Space Commitments A five- acre park is to be dedicated for the entire Walnut Crossing development with nine additional acres of preserved riparian buffer and an 80- foot right- of- way along Alberta Street for future use as a trail along the edge of the park land. Proposed Preliminary Elevations Please refer to Page 6 for proposed building elevations, Illustrations #3, #4, and #5. Development Standards, Conditions, and Review Guidelines Traffic and Circulation Holland Drive, a Farmington collector street, is to be extended across U.S Highway 62 and Farmington Branch Creek northward into Walnut Crossing and is stubbed- out on the north side of Walnut Crossing for future use. Holland will have a left- turn lane as a motorist is heading south, waiting to turn east onto 62.Holland's classification is reduced to residential at the point where Holland crosses Alberta Street. Alberta Street, a Farmington street classified as residential, is to be extended from the City of Farmington eastward to serve Walnut Crossing and stub out to the east of the development. As Alberta Street moves eastward and reaches the Fayetteville city limit line, it rises to collector status. All other public streets are to be built to residential standards with private 12- foot wide one- way alleys serving the garages of The Villas and 20- foot wide one- way private drives accessing homes in The Commons. 16 The Commons - The private one- way access drives within The Commons will be designed with curb, gutter, and underground storm sewer. All one- way private drives loop through this development, providing access to homes along the exterior boundary of the development. Many of the homes are accessed by the public streets surrounding the development. Parking Standards All single- family homes include a two- car garage with room for an additional two cars to park outside the garage on the driveway. Along the public streets looping through The Residences and The Villas, parking is allowed on the street. The Commons — The Commons also provides two- car garages with room for two additional cars to park outside the garage in the driveways. Additional off- street parking is provided either in small common- property paved parking spaces or on the individual lots. Minimum parking requirements are satisfied within the Commons and throughout the Walnut Crossing development. Perimeter Treatment The Commons — Some privacy fencing and fencing for delineation is planned in this development. The specific type and placement of fencing is carefully factored into the success of the placement of the homes in this zero lot- line area of residents. Privacy fencing along the exterior property limits is to be provided by the developer. The Villas — This neighborhood is contained within the development and bordered by public streets. It has no perimeter treatment. The Residences — This neighborhood is bounded by preserved buffers of trees along the existing fence lines. It has no perimeter treatment. Sidewalks Walnut Crossing's Residences and Villas — Sidewalks are to be built to meet city standards along all public streets. The Commons- This area is proposed with no sidewalks along the private 20- foot access drives. The concept is for shallow front- setbacks that will contain a full landscape buffer between the home and the street. Please refer to a suggested typical front- yard landscaping, parking, and fencing design as shown below in Illustration #6. To reduce pavement and increase green space, pedestrian circulation is encouraged to use the private drives where the drives are designed with ample width for one- way vehicular traffic. The 20 feet of pavement width is the minimum width required to meet Arkansas State Fire Code standards. Streetlights Walnut Crossing's Residences and Villas — Streetlights will be provided to meet city standards along all public streets within the development. 17 The Commons — Shall incorporate lower- height street lighting within the development along the private drives. Water and Sewer Please refer to page 14, `Impacts of City Services' for water and sewer discussion. Illustration 6: Typical Front Yard Landscape, Fence, and Parking Strip Streets and Drainage The Commons — The private drives and drainage will be designed and constructed in accordance with the Unified Development Code and Master Street Plan. Walnut Crossing's Residences and Villas — All streets and drainage were designed and approved to meet city standards. Construction of Nonresidential Facilities Nonresidential facilities will not be constructed within the land under this development approval, except for parks, utilities, and other public services, as provided in the Fayetteville U.D.C. Section 166.06 (L). Tree Preservation Walnut Crossing was approved in 2004 with a combination of tree preservation and mitigation. Over 80% of the existing canopy is to be preserved within this project's boundaries. However, since portions of this canopy fall outside the City 18 Limits of Fayetteville, mitigation is additionally required for the amount of canopy removal needed to build the development's infrastructure. The land area of The Commons was included in the overall calculation for tree preservation and mitigation in the approvals granted in November of 2004. Several trees shall be planted within The Commons to meet a portion of these mitigation requirements. A street planting plan shall be submitted to the Tree and Landscape Administrator before Final Plat as a part of the requirements toward meeting both canopy mitigation and landscaping goals. Architectural Design Standards Please refer to pages 6 and 7 for home elevations, Illustrations #3, #4, and #5, and pages 13 and 14 under `Appearance.' Proposed Signage Engraved native stone work with professionally- designed landscaping is planned to be utilized for all signage in the development. An entry sign and integrated landscaping will be placed along Holland Drive as one drives northward from Highway 62 into Walnut Crossing. Small engraved stones and integrated landscaping will delineate the entrance to The Commons at all three entry locations. Signs shall be permitted in accordance with Chapter 174 of the Fayetteville Unified Development Code, and shall be subject to signage requirements for residential single- family development. View Protection To and For This Project None provided. Revocations As delineated in the Fayetteville U.D.C. Section 166.06 (L), the applicant understands the City of Fayetteville's ability to revoke this PZD. Trusts None provided. Covenants and Homeowner Associations A complete set of covenants were submitted with the approval of Walnut Crossing. An additional set of covenants are to be created for the residents of The Commons due to the zero lot- line configuration, shared parking areas, and commonly- maintained grounds. Screening and Landscaping A natural screen exists along the banks of the Farmington Branch Creek, and this vegetation also provides screening from Highway 62. Existing fencerow trees are to be preserved in Tree Preservation Easements to provide a buffer from future development. 19 The Commons - Landscaping will be installed and maintained by the Property Owners Association at all entry signs and common areas including some front yards and some rear yards. Rausch Coleman Homes, LLC will install the landscaping within the front yards of all homes in The Commons. Trees will be planted in the rear yards where feasible. Maintenance for portions of the resident's yards and common landscape areas will be the responsibility of the Property Owners Association established for The Commons. A street planting plan shall be submitted to the Tree and Landscape Administrator before Final Plat as a part of the requirements toward meeting both canopy mitigation and landscaping goals. Response to `Stated Purpose and Intent' of R- PZD, as Outlined in Fayetteville's U.D.C. Section 161.25 (C) (1) Purpose and intent. The R-PZD is intended to accommodate mixed -use or clustered residential developments and to accommodate single -use residential developments that are determined to be more appropriate for a PZD application than a general residential rezone. This development is a clustered development, arranging homes with varying densities in certain areas and providing open spaces which will be held in perpetuity in other areas. The legislative purposes, intent, and application of this district include, but are not limited to, the following: (a) To encourage a variety and flexibility in land development and land use for predominately residential areas, consistent with the city's General Plan and the orderly development of the city. Please refer to page 12 for a discussion on the conformity of this project to the Fayetteville General Plan. (b) To provide a framework within which an effective relationship of different land uses and activities within a single development, or when considered with abutting parcels of land, can be planned on a total basis. Residential is the only land use within this development. Within the residential use there are several differing housing types being offered, that will each appeal to a different demographic homebuyer and resident. Planning Area 1, The Residences, will be similar to a standard housing product, with front- loaded garages. Most of these homes will back up to either open space or public parkland. Planning Area 2, The Villas, will offer alley- access garages. Both Planning Areas 1 and 2 offer reduced side setbacks, adding value to the homebuyer's purchase since more of his or her purchasing dollar will be going towards the home instead of the yard. Planning area 3 will be zero- lot- line homes, with heavily- landscaped front areas and only one side yard, further offering value to the homebuyer's purchasing dollar in the same method as above. (c) To provide a harmonious relationship with the surrounding development, minimizing such influences as land use incompatibilities, heavy traffic and congestion, and excessive demands on planned and existing public facilities. Surrounding development is residential in nature. Most of the adjacent land is 20 currently vacant as smaller parcels before skipping to other developed residential and commercial areas to the west and south. Larger areas of vacant land lie to the north of this development. Heavy traffic issues have been avoided by designing connectivity both to the south, where Holland Drive will form a proper 4- way intersection with U.S. 62, and to the west, where Alberta Street will connect to Broyles Avenue, a newly- improved north- south road connecting Highway 62 to Wedington Drive. Highway 62 has a speed limit of 40 m.p.h. in both directions at the intersection with Holland Drive. Traffic congestion is avoided by allowing the Walnut Crossing motorist several options in his or her driving routes toward Interstate 540, a common destination in this area. Turning westward should be much easier for the motorist as he or she will be turning right onto U.S. 62 instead of left. One option towards I- 540 when exiting this development is southward on Holland, then left onto U.S. 62, which intersects I- 540. A left- turn lane will be built on Holland Drive for stacking purposes as motorists turn east onto 62 from Holland. The second option will be westward on Alberta, south on Broyles, and then another left turn onto U.S. 62 at a soon- to- be- signalized intersection in Farmington. A third option towards I-540 will be westward on Alberta, then north onto Broyles, then 3 miles later turn east onto Wedington Drive, which intersects I- 540. Excessive demands on public facilities have similarly been avoided. Streets were just discussed above. Sewer demand is at acceptable levels in this area and along these main lines, as noted by the Fayetteville Engineering Division in their development approvals for Walnut Crossing's first 2 Planning Areas #1 and #2 last November, 2004. (d) To provide a means of developing areas with special physical features to enhance natural beauty and other attributes. The floodplain on the southern portion of this development was a main design factor in this development. The floodplain and its thick brush and tree canopy are being set aside in perpetuity as open space and will be a visual and recreational use amenity to the residential development. Many of the historic fencerows, some in excess of 20 feet wide, have been set aside as well in the tree canopy requirements of this development. (e) To encourage the efficient use of those public facilities required in connection with new residential development. The public facilities of parks, streets, water, and sewers have each been addressed above, and are designed in efficient manners by the higher densities of the clustered homes and the street connectivity and options for the motorists as outlined above. Thank You for your consideration of this Zoning, Land Use, and Development request in the City of Fayetteville. 21 Clarice Pearman - Ord. 4812 4813, 4815, 4816 & 4817 T Page 1 From: Clarice Pearman To: Pate, Jeremy Date: 1/6/06 5:17PM Subject: Ord. 4812, 4813, 4815, 4816 & 4817 Jeremy, Attached are the ordinances passed by City Council, January 3, 2006. CC: Bell, Peggy; Deaton, Vicki NORTHWEST ARKANSAS EDITION AFFIDAVIT OF PUBLICATION I, Erin Emis, do solemnly swear that I am the Legal Clerk of the Arkansas Democrat-Gazette/Northwest Arkansas Times newspaper, printed and published in Lowell, Arkansas, and that from my own personal knowledge and reference to the files of said publication, that advertisement of: Ic was inserted in the regular editions on c- Ccc07_TP2_UY PO# '" Publication Charge: $ _22ZL Subscribed and sworn to b re me this /" day of x;24 LLhth1 Li,iz Notary Public harlene D. Williams Notary Public State of Arkansas My Commission Expires: -__mission Expires October 18, 2014 ** Please do not pay from Affiday. An invoice will be sent. 212 NORTH EAST AVENUE • P.O. BOX 1607 • FAYETTEVILLE, ARKANSAS 72702 • (501) 442-1700 ORDINANCE NO. 4810 ORDINANCE ESTABLISHING A RESIDENTIAL 4NED ZONING DISTRICT TRLED R.PZD 05- IAINING APPROXIMATELY 6.45 ACRES; AMENDING I ARKANSAS THE OFFICIAL ZONING MAP OF THE CITY OF. FAYEf. TEVILLE: AND ADOPTING THE ASSOCIATED MASTER DEVELOPMENT PLAN BE R ORDAINED BY THE CITY COUNCIL OF Tits CITY OF FAYETTEVILLR, ARKANSAS; Section 1: That the zone dessiffcatan of the IdoMng described property is heeby dla god as fdons: From R-PZD, Resdeneal- Planned Zoning District, to R-PZD 05-1817 as shovm In E#NbR'A' attached hereto and made a pan hereof. Section 2: That the change h zonng dagsifratlan Is based upon the approved master develpnent Pan, devNCPment standards. and conditions of app.oval as arbmilted, determined appropriate and approved by the Oily Council, Section 3: That tits Ordinance shaft take effect and be In he force at such time as oil of the requrarena of the master development plan have been met. Section 4: That the officio) zoning map of the City of FayettaMDe, Mamas, Is hereby amended to reflect the zoning change Po.71ed in Section 1 above. PASSED and APPROVED Ins 3rd day of Janary, 2006. APPROVED: EXHIBIT •A' LOT 137 PZD 05-1817 COMMENCING FROM THE NORTHWEST CORNER OF THE SE 1/4, NW 1/4 SECTION 24, T -16-N, R- 31 -W; THENCE WITH A BEARING OF S 89°46'26' E A DISTANCE OF 294.84 FEET TO A POINT; WHICH IS THE POINT OF BEGINNING. THENCE WITHNA BEARING OF S 89c48'28- E A DISTANCE OF 530.16 FEET TO A POINT; THENCE WITH A BEARING OF S 00°1643EA DISTANCE OF60.00 FEETTO A POINT; THENCE WIHA BEAR- ING OF S 89°4628' CA DISTANCE OF 479.02 FEET TO A POINT, THENCE WITH A BEARING OF S 00°5525' E A DISTANCE OF 347.78 FEET TO A POINT THENCE WITH A BEARING OF S 89.41.26' WA DISTANCE OF 134.54 FEET TO A POINT; THENCE IN A NORTHWESTERLY DIRECTION WITH A NON TANGENT CURVE TURNING TO THE LEFT, HAVING A RADIUS OF 395.00 FEET, HAVING A CHORD BEARING OF N 52°54.54' W AND A CHORD DISTANCE OF 352.88. HAYING A INTERIOR ANGLE OF 53°03.43' AND AN ARC LENGTH OF 385.81 TO A POINT, THENCE WITH A BEARING OF N 78°2866' WA DISTANCE OF 214.92 FEET TO A POINT; THENCE IN A WESTERLY DIRECTION WITH A TANGENT CURVE TURNING TO THE LEFT, HAVING A RADIUS OF325.00 FEET, HAVING A CHORD BEARNG OF N 84°52'40' W AND A CHORD DISTANCE OF 61.53, HAVING A INTERIOR ANGLE OF 10.51'49' AND AN ARC LENGTH OF fflR2 Tn A mvn noune,un.. _I__--.___ LENGTH OF 53.92 TO A POINT, THENCE WITH A BEARING OF N 72°3921' WA 23 FEET TO A POINT, THENCE IN A NORTHWESTERLY DIRECTION WITH A TANG NG TO THE RIGHT. HAVING A RADIUS OF 30.00 FEET, RAYING A CHORD BEAT to W AND A CHORD DISTANCE OF 39.00, HAVING A INTERIOR ANGLE OF 81C LENGTH OF 42.48 TO A POINT,' THENCE IN A NORTHERLY DIRECTION WITH Al TVE TURNING TO THE LEFT, HAVING A RADIUS OF 325.00 FEET, HAVING A CH 404°12'13' E AND A CHORD DISTANCE OF 47.92, HAVING A INTERIOR ANGLI I AN ARC LENGTH OF 47.96 TO A POINT; THENCE WITH A BEARING OF N 00'01 OF 54.28 FEET TO THE POINT OF BEGINNING.; CONTAINING 196943.67 SOU ACRES. inc numrNvte, CORNER OF THESE 1/4, NW 1/4. SECTION 24. T -1&N. R31 -W HENCE WITH A BEARING OF S 89M6'28' E A DISTANCE OF 244.84 FEET TO A POINT; THENCE M A BEARING OF S 00°0127' E A DISTANCE OF 54.50 FEET TO A POINT, THENCE IN A U HERLY'DIRECTION WITH A TANGENT CURVE TURNING TO THE FIGHT HAVING A RADIUS OF LOO FEET, HAVING A CHORD BEARING OF S 09.18'54' W AND A CHORD DISTANCE OF 89.25, DING A INTERIOR ANGLE OF 18.40'0.3' AND AN ARC LENGTH OF 89.65 TO A POINT; THENCE H A BEARING OF S 18°39'16- WA DISTANCE OF 284.99 FEET TO A POINT: THENCE WITH A WING OF S 89°41'26' WA DISTANCE OF 136.16 FEET TO A POINT THENCE WITH A BEARING N 00°2544' W A DISTANCE OF 414 FEET TO THE POINT OF BEGINNING.; CONTAINING 29.90 SQUARE FEET OR 1.93 ACRES: _