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HomeMy WebLinkAboutOrdinance 4820 �I mC�lAO — .- mmmmoo H .� mOgo Nm =3ao = . ORDINANCE NO, 4820 0o = 0" !!00 == AN ORDINANCE ESTABLISHING A MASTER '.. w ocoO w DEVELOPMENT PLAN RESIDENTIAL PLANNED � 'n ooh ZONING DISTRICT TITLED R-PZD 05- 1796, PARK jo Dmoo = WEST, LOCATED AT HWY 112 EAST OF DEANE O 0 SOLOMON ROAD, CONTAINING APPROXIMATELY O " rn 139.45 ACRES; AMENDING THE OFFICIAL ZONING to me MAP OF THE CITYOF FAYETTEVILLE; AND 1-" a� ADOPTING THE ASSOCIATED MASTER 3 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-A, Residential-Agricultural and RSF-4, Residential Single Family, 4 units per acre, to R-PZD 05- 1796 as shown in Exhibit "A" and Exhibit `B" 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 17th day of January, 2006. APPROV By: D COODY, Mayor ATTEST: By. _.\��001Y •p SGe� cU • . p : S06D SMITH, City Clerk _ : FAYETTEVILLE ; :A: ;, We/ �kANsP`,J�` EXHIBIT "A" R-PZD 05-1796 FORMERLY THE "MIKE AND BRENDA PRICE PROPERTY" A PART OF THE NORTHEAST QUARTER (NE 1/4) OF THE SOUTHWEST QUARTER (SW 1/4) OF SECTION TWENTY-EIGHT (28), TOWNSHIP SEVENTEEN ( 17) NORTH, RANGE THIRTY (30) WEST, BEING MORE PARTICULARLY DESCRIBED AS FOLLOWS : COMMENCING AT THE NORTHWEST CORNER OF SAID 40 ACRE TRACT, SAID POINT BEING IN ARKANSAS HIGHWAY # 112; THENCE SOUTH 01 ° 21 ' 02 " WEST ALONG THE WEST LINE OF SAID 40 ACRE TRACT 60.40 FEET TO AN EXISTING IRON ON THE SOUTH RIGHT-OF-WAY LINE OF SAID HIGHWAY FOR THE TRUE POINT OF BEGINNING; THENCE SOUTH 88' 44 ' 20 " EAST ALONG SAID RIGHT OF WAY 636.06 FEET TO AN EXISTING IRON; THENCE LEAVING SAID RIGHT OF WAY SOUTH 000 40 ' 42 " EAST 565 .86 FEET TO AN EXISTING IRON; THENCE SOUTH 01 ' 01 ' 05 " WEST 179.25 FEET TO AN EXISTING IRON AT A FENCE CORNER; THENCE SOUTH 01 ' 01 ' 05 " WEST 161 .92 FEET TO A SET 1/2" IRON REBAR ON THE PROPOSED NORTH RIGHT OF WAY LINE OF AN UNDEVELOPED STREET AS SHOWN ON THE MASTER STREET PLAN FOR FAYETTEVILLE, ARKANSAS; THENCE NORTH 880 33 ' 19 " WEST ALONG SAID PROPOSED RIGHT OF WAY LINE 658.07 FEET TO A SET 1 /2" IRON REBAR ON THE WEST LINE OF SAID 40 ACRE TRACT; THENCE NORTH 01 ° 21 ' 02 " EAST 904.60 FEET TO THE POINT OF BEGINNING, CONTAINING 13 .52 ACRES, MORE OR LESS. FORMERLY THE "GRAVES PROPERTY" A PART OF THE E I/2 OF THE S W I/4 AND A PART OF THE W I/2 OF THE SEI /4, ALL IN SECTION 28, T- 17-N, R-30-W, BEING MORE PARTICULARLY DESCRIBED AS FOLLOWS: COMMENCING AT THE NW CORNER OF THE NEI A OF THE SWI/4 OF SAID SECTION 28, AND CONTINUING S 87014129" E ALONG THE NORTH BOUNDARY OF SAID 40 ACRE TRACT 634.01 FEET, AND THENCE S 000 11 '32" W, 628.47 FEET TO AN EXISTING STEEL FENCE POST, AND THENCE S 03003156" W, 178 .40 FEET TO AN EXISTING IRON PIN, AT A FENCE CORNER, SAID POINT BEING THE POINT OF BEGINNING; THENCE S 87° 12' 12" E, 1927.53 FEET TO AN EXISTING IRON PIN ON THE WESTERLY RIGHT-OF-WAY OF ARKANSAS HIGHWAY 1125 SAID RIGHT-OF-WAY BEING 55 FEET WEST OF SAID HIGHWAY CENTERLINE; THENCE ALONG SAID RIGHT-OF-WAY, S 02°43'05" W, 1453 .41 FEET, S 02002113 " W, 63. 14 FEET, S 00011137" W, 51 .97 FEET, S 03004120" E, 40.08 FEET, S 07004117" E, 55 .68 FEET, S 11050157" E, 58.74 FEET, S 15035106" E, 71 .32 FEET, AND S 18014'06" E, 15 .95 FEET TO A POINT ON THE EASTERLY BOUNDARY OF SAID 80 ACRE TRACT; THENCE LEAVING SAID RIGHT-OF-WAY S 02°32'41 " W, 26.08 FEET TO A FOUND ALUMINUM CAPPED IRON PIN AT THE SE CORNER OF THE SWI /4 OF THE SETA OF SAID SECTION 28; THENCE N 87°09'05" W, 1322 . 12 FEET TO AN EXISTING FENCE CORNER AT THE SOUTH QUARTER CORNER OF SAID SECTION 28; THENCE N 87021 '56" W, 1316.30 FEET TO AN EXISTING IRON PIN AT THE SW CORNER OF THE SE 1 /4 OF THE SWI/4 OF SAID SECTION 28; THENCE N 02031 '02" E ALONG THE WEST BOUNDARY OF THE EI/2 OF THE SWI /4, 1672.02 FEET TO A SET IRON PIN, LOCATED 965 .00 FEET SOUTH OF THE NW CORNER OF THE NEI /4 OF THE NWI/4; THENCE LEAVING SAID WEST BOUNDARY S 86057'53 " E, 656.27 FEET TO A SET IRON PIN; AND THENCE N 03003'56" E, 161 .92 FEET TO THE POINT OF BEGINNING, CONTAINING 106. 15 ACRES, MORE OR LESS, FAYETTEVILLE, WASHINGTON COUNTY ARKANSAS . SUBJECT TO: EASEMENTS OF RECORD DESCRIBED AS INSTRUMENT # 9344456 & 2002 084864, AND OTHER DOCUMENTS OF RECORD NOT SHOWN HEREON. FORMERLY THE "VAWTER PROPERTY" A PART OF THE WEST HALF (WI /2) OF THE SOUTHWEST QUARTER (SWI /4) OF SECTION TWENTY-EIGHT (28), TOWNSHIP SEVENTEEN ( 17) NORTH, RANGE THIRTY (30) WEST, DESCRIBED AS FOLLOWS: COMMENCING AT THE NORTHWEST CORNER OF THE SWIA OF SAID SECTION 28- 17-30, THENCE S87014'29"E 1320. 14 FEET TO A POINT ON THE EAST LINE OF THE WEST HALF (WI /2). SOUTHWEST QUARTER (SWL/4) SAID SECTION, THENCE S02031502"W, 34.99 FEET ALONG SAID EAST LINE TO THE SOUTHERN RIGHT-OF-WAY ARKANSAS HIGHWAY NO. 112 AND THE POINT OF BEGINNING. THENCE CONTINUING ALONG SAID EAST LINE S 02031 ' 02" W, 1298.63 FEET; THENCE N87016'08"W 600.60 FEET TO THE EAST RIGHT-OF-WAY OF WASHINGTON COUNTY ROAD NO. 890, THENCE ALONG SAID RIGHT-OF-WAY N10049' 52"E 321 .00 FEET, THENCE WITH SAID RIGHT-OF- WAY N07055 ' 08"W, 284.30 FEET, THENCE WITH SAID RIGHT-OF-WAY N25°41 `08" W, 166. 10 FEET, THENCE WITH SAID RIGHT-OF-WAY N14035 ' 08"W 576.59 FEET TO THE SOUTHERN RIGHT-OF- WAY OF ARKANSAS HIGHWAY NO. 112, THENCE ALONG SAID RIGHT-OF-WAY S87035148E 853 .75 FEET TO THE POINT OF BEGINNING, ALL LOCATED IN FAYETTEVILLE, WASHINGTON COUNTY, ARKANSAS AND CONTAINING 19.860 ACRES, MORE OR LESS. Washington County, AR I certify this instrument was filed on 02/15/2006 11 :43:24 AM and recorded in Real Estate File Number 2006-000084 Bette Stamps - Circui Cl k by City of Fayetteville Staff Review Form City Council Agenda Items PyD 6617% or Contracts I�QIX K 3-Jan-06 City Council Meeting Date Jeremy Pate ,Q Planning Operations Submitted By Division Department Action Required: R-PZD 05- 1796: (Park West, 208): Submitted by Tracy Hoskins with Paradigm Development for property located at Hwy 112 east of Deane Solomon Road. The property is zoned R-A, Residential-Agricultural and RSF-4, Residential Single Family 4 units per acre, and contains approximately 139.45 acres. The request is for approval of a proposed Master Development Plan Residential Planned Zoning District with a maximum of 856,000 s.f. commercial space and 1 ,712 dwelling units proposed. $0.00 n/a n/a Cost of this request Category/Project Budget Program Catego / 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 irector Date Original Contract Date: n/a Original Contract Number: n/a � Z- C6 Of City Attorney Received in City Clerk's Office ENt� Finance and Internal Service Director Date Received in Mayor's Office r (,U7i o Mayor Da e Comments: Exhibit B The following pages include the requirements for each Planning Area as approved by the Planning Commission. Outlined under each Planning Area are the zoning standards as outlined in Chapter 161 of the Unified Development Code. The proposed project booklet also outlines the zoning criteria for each Planning Area, though there are discrepancies found between the two. The applicant shall revise the project booklet to reflect those criteria approved by the Planning Commission. Planning Area 1 (PA- 1 ) — Single Family Residential AREA: 26.05 acres (3) Land area per dwelling unit. Townhouses & apartments (A) Purpose. See project booklet No bedroom 1 ,700 sq. ft. One bedroom 1 ,700 sq. ft. (B) Uses. Two or more bedrooms 2,000 sq. ft. 1 ) Permitted uses. Unit 1 Cit -wide uses by right (E) Setback requirements. Unit 8 Single-family dwelling Front Side Rear Unit 9 Two-family dwellings Single- 14' * 6' Minimum Unit 10 Three-family dwellings family 10' ** Unit 24 Home occupations Two- and 14' * 0' Minimum Three- 10' ** (2) Conditional uses. famil Unit 2 City-wide uses by conditional use * A build-to line. permit ** The rear building setbacks may range from 10' to 20' depending on the location of C) Density. utilities. All structures shall be setback 20' Single-family, Two- and from the centerline of any alley or easement. Three-familydwellings Units per acre 4 or less (F) Height. No structure shall exceed three stories, exclusive of the basement. (D) Bulk and area regulations. (G) Building area. 1 Lot width minimum. Detached dwelling Units: On any lot the IT in le famil 30 ft. area occupied by all buildings shall not exceed 60% of the total area of such lot. wo-famil 30 ft. (per unit hree-famil 30 ft. (per unit Attached dwelling Units: On any lot the area occupied by all buildings shall not 2 Lot area minimum. exceed 80% of the total area of such lot. Townhouse: Individual lot 2,500 sq. ft. (H) Maximum Dwelling Units: 91 Single-family 4,000 sq. ft. Two-family 2,400 sq. ft. (per unit (1) Architectural Design Standards: Three-family 2,400 sq. ft. (per unit) Reference the Project Booklet Planning Area 2 (PA-2) — Town (3) Land area per dwellin unit. Homes/Single Family Attached Townhouses & apartments No bedroom 1 ,000 sq. ft. AREA: 12. 15 acres One bedroom 1 ,000 sq. ft. Two or more bedrooms 1 ,200 s . ft. (A) Purpose. See project booklet (B) Uses. E) Setback requirements— 1 Permitted uses. Front Side Rear Single- 10' * 0' Minimum 20'; Unit 1 City-wide uses by right family 30' from Unit 8 Single-family dwelling centerline of Unit 9 Two-famil dwellings alley or Unit 10 Three-family dwellings easement Unit 24 Home occupations Two- and 10' * 0' Minimum 20' ; Unit 26 Multi-family dwellings Three- 30' from family centerline of 2 Conditional uses. alley or Unit 2 City-wide uses by conditional easement use permit * A build-to line, wherever possible. C Density. (F) Height. Minimum two (2) stories. Single-family, Two- and Maximum 45 feet. Three-familydwellings Units per acre 6 or less (G) Building area. On any lot the area occupied by all buildings shall not (D) Bulk and area regulations. exceed 80% of the total area of such lot. 1 Lot width minimum. (H) Maximum Dwelling Units: 72 Sin le family 30 ft. (1) Architectural Design Standards: Two-family 30 ft. (per unit) Reference the Project Booklet Three and more 30 ft. (per unit 2 Lot area minimum. Townhouse: Individual lot 2,700 sq. ft. Single-faniily 21700 sq. ft. Two-family 2,700 sq. ft. (per unit) Three or more 2,700 sq. ft. (per unit) Planning Area 3 (PA-3) — Plaza 3 Land area per dwelling unit. Condominium Townhouses & apartments No bedroom 1 ,000 sq. ft. AREA: 4.01 acres One bedroom 1 ,000 sq. ft. Two or more bedrooms 1 ,200 sq. ft. (A) Purpose. See project booklet (B) Uses. E Setback requirements. 1 Permitted uses. Front Side Rear Unit 1 City-wide uses by right 20 0' 20' Unit 8 Single-family dwelling Unit 9 Two-famil dwellin s (F) Height. Minimum two (2) stories. Maximum seven (7) stories. Unit 10 Three-family dwellings Unit 12 Offices, studios and related (G) Building area. 85% of the site services Unit 1ating places (H) Maximum Dwelling Units: 160 Unit 15 Neighborhood shopping oods Unit 16 Shopping goods (1) Maximum Bedrooms: 320 Unit 25 Professional offices Unit 26 Multi-family dwellings (J) Maximum Intensity: 26,000 sq. ft. non- residential use 2 Conditional uses. Unit 2 City-wide uses by conditional (K) Architectural Design Standards: use perntit Reference the Project Booklet Unit 14 Hotel, motel, amusement facilities Unit 24 Home occupations C Density. Units per acre 40 or less (D) Bulk and area regulations. 1 Lot width minimum. Single family 30 ft. Two-family 30 ft. Three and more 30 ft. Non-residential 0 ft 2 Lot area minimum. Townhouse: Individual lot 3,000 sq. ft. Single-family 3,000 sq. ft. Two-fanifly 3,000 sq. ft. Three or more 3,000 sq. ft. Non-Residential No Minimum Planning Area 4 (PA-4) — Courtyard Multi-Family 2 Lot area minimum. Townhouse: AREA: 7.83 acres Individual lot 31000 sq.. ft. Single-family 3,000 sq. ft. (A) Purpose. See project booklet Two-family 3,000 sq. 11. Three or more 3,000 sq. ft. (B) Uses. ( 1 ) Permitted uses. Non-Residential No Minimum FUnCit -wide uses b right ht 3 Land area per dwe!!in unit. Sin le-famil dwellinTwo-famil dwellin sTownhouses & apartments Three-famil dwellin sNo bedroom 1000 sq. ft. One bedroom 1 ,000 sq. ft. Offices, studios and related Two or more bedrooms 1 ,200 s . It. services Eatin laces E) Setback requirements. Unit 15 Neighborhood shopping oods Unit 16 Sho in oods Front Side Rear Unit 25 Professional offices or from a public street 16' 16' Unit 26 Multi-family dwellin s or alley 10' from a private drive (2) Conditional uses. or access easement Unit 2 City-wide uses by conditional (F) Height. Minimum two (2) stories. use pennit Maximum four (4) stories. Unit 3 Public protection and utility facilities (G) Building area. 85% of the site Unit 4 Cultural and recreational facilities (H) Maximum Dwelling Units: 313 Unit 24 Home occupations (1) Maximum Bedrooms: 626 C Densi Units per acre 40 or less (J) Maximum Intensity: 25,000 sq. ft. non- residential use (E) Bulk and area regulations. (K) Architectural Design Standards: 1 Lot width minimum. Reference the Project Booklet Single family30 ft. Two-family30 ft. Three and more 30 ft. Planning Area 5 (PA-5) — Multi-Family Residential 2) Lot area minimum. Townhouse: AREA: 4.79 acres Individual lot 3,000 sq. ft. Single-family 3,000 sq. ft. (A) Purpose. See project booklet Two-family 3,000 sq. ft. (B) Uses. Three or more 3,000 sq. ft. ( 1 ) Permitted uses. Unit 1 City-wide uses by right Unit 8 Single-family dwelling (3) Land area per dwelling unit. Unit 9 Two-family dwellings Townhouses & apartments Unit 10 Three-family dwellings No bedroom 1 ,000 sq.]ftt.Unit 12 Offices, studios and related One bedroom 1 ,000 sq.services Two or more bedrooms 1 ,200 s . Unit 13 Eatinglaces Unit 15 Neighborhood shopping goods E) Setback re uirements. Unit 16 Shopping oods Front Side Rear Unit 25 Professional offices 30' from a public street 10' 20' Unit 26 Multi-family dwellings 10' from a private drive or access easement 2 Conditional uses. Unit 2 City-wide uses by conditional use (F) Height. Minimum two (2) stories. permit Maximum 4 stories otherwise. Unit 3 Public protection and utility facilities (G) Building area. 85% of the site Unit 4 Cultural and recreational facilities (H) Maximum Dwelling Units: 172 Unit 24 Home occupations (1) Maximum Bedrooms: 344 (C) Density. Units per acre 36 or less (J) Maximum Intensity: 10,000 sq. ft. non- residential use (F) Bulk and area regulations. (K) Architectural Design Standards: 1 Lot width minimum. Reference the Project Booklet Sin le family 30 ft. Two-family 30 ft. Three and more 30 ft. Planning Area 6, 7, 8, 9 (PA-6, PA-7, PA- 8, PA-9) — Preserve/Botanical/Detention AREA: PA-6: 4.85 acres PA-7: 1 . 17 acres PA-8: 2.31 acres PA-9: 10.47 acres (A) Purpose. See project booklet (B) Uses. 1 Permitted uses. Unit 1 I City-wide uses by right 2 Conditional uses. Unit 4 Cultural and recreational facilities (C)Density. None (not applicable) (G) Bulk and area regulations. None (not applicable) E Setback requirements. Front Side Rear 15' 1W 15 ' (F) Height. No maximum height. (G) Building area. No maximum building area. (H) Maximum Dwelling Units: Not applicable (1) Maximum Bedrooms: Not applicable (J) Architectural Design Standards: Not applicable Planning Area 10 (PA- 10) — Civic Lawn AREA: 1 .29 (A) Purpose. See project booklet (B) Uses. l Permitted uses. Unit 1 I City-wide uses by right 2 Conditional uses. Unit 4 Cultural and recreational facilities (C)Density. None (not applicable) Bulk and area regulations. None (not applicable) E Setback requirements. Front Side Rear 15 ' 10' 1 . (F) Height. No maximum height. (G) Building area. No maximum building area. (H) Maximum Dwelling Units: Not applicable (1) Maximum Bedrooms: Not applicable (J) Architectural Design Standards: Not applicable Planning Area 11, 12 (PA -11, PA -12) — Mixed Use Districts (11 Lot width minimum. ny . PA -11: 31.82 acres PA -12: 5.77 acres Single family 30 ft. Two-family 30 ft. Three and more 30 ft. Non-residential 0 ft. (A) Purpose. See project booklet (2) Lot area minimum. (B) Uses. (1) Permitted uses. Unit I City-wide uses by right Unit 3 Public protection and utility facilities Unit 4 Cultural and recreational facilities Unit 8 Single-family dwelling Unit 9 Two-family dwellings Unit 10 Three-family dwellings Unit 12 Offices, studios and related services Unit 13 Eating laces Unit 14 Hotel, motel, and amusement facilities Unit 15 Neighborhood shopping oods Unit 16 Shopping oods Unit 17 Trades and services Unit 19 Commercial recreation, small sites Unit 24 Home occupations Unit 25 Professional offices Unit 26 Multi -family dwellings Unit 34 Liquor store (2) Conditional uses. Unit 2 City-wide uses by conditional use permit Unit 5 Government facilities Unit 18 Gasoline, service stations, and drive-in restaurants Unit 2I Warehousing and wholesale Unit 29 Dance halls Unit 35 Outdoor music establishments (C) Density. Units per acre 24 or less (H) Bulk and area regulations. Townhouse: Individual lot 3,000 sq. ft. Single-family 3,000 sq. ft. Two-family 3,000 sq. ft. Three or more 3,000 sq. ft. Non-residential 0 sq. ft. (3) Land area per dwelling unit Townhouses & apartments No bedroom 1,000 sq. ft. One bedroom 1,000 sq. ft. Two or more bedrooms 1,200 sq. ft. (E) Setback requirements. Front Side Rear 8' to 12' * 20' from public or 5' private access 0' from internal side property lines * A build -to line (F) Height. Structures immediately adjacent to the civic lawn shall have a minimum height of 30'. Structures adjacent to main streets shall be a minimum two - stories in height. Maximum height of four (4) stories otherwise. (G) Building area. 85% of the site (H) Maximum Dwelling Units: PA -11: 783 PA -12: 138 (I) Maximum Intensity: PA -1 I: 520,000 sq. ft. PA -12: 60,000 sq. ft. (J) Architectural Design Standards: Reference the Project Booklet Planning Area 13 (PA -13) — Neighborhood Commercial AREA: 4.21 acres (A) Purpose. See project booklet (B) Uses. (1) Permitted uses. Unit I City-wide uses by right Unit 12 Offices, studios and related services Unit 13 Eating laces Unit I5 Neighborhood shopping oods Unit 18 Gasoline, service stations, and drive-in restaurants Unit 25 Professional offices Unit 26 Multi -family dwellings (2) Conditional uses. Unit 2 City-wide uses by conditional use permit Unit 3 Public protection and utility facilities Unit 35 Outdoor music establishments Unit 36 Wireless communication facilities C) Density. Units per acre 24 or less (D) Bulk and area regulations. (1) Lot width minimum. Residential Use — None Non-residential — None (2) Lot area minimum. Residential Use — None Non-residential — None (3) Land area per dwelling unit. Townhomes or Apartments: •No bedroom 1,700 sq. ft. •One bedroom 1,700 sq. ft. •Two bedroom 2,000 sq. ft. (El Setback reouirements. Front Side Rear 50' 0' 20' 25' when contiguous to residential district (F) Height. Maximum 4 stories (G) Building area. 85% of the site (H) Maximum Dwelling Units: 15 (I) Maximum Bedrooms: 30 (J) Maximum Intensity: 15,000 sq. ft. (K) Architectural Design Standards: Reference the Project Booklet Planning Area 14 (PA -14) — Thoroughfare Commercial (C) Density. None AREA: 15.55 acres (1) Bulk and area regulations. None. (A) Purpose. See project booklet (E) Setback requirements. (B) Uses. (1) Permitted inn Unit I City-wide uses by right Unit 4 Cultural and recreational facilities Unit 5 Government facilities Unit 12 Offices, studios and related services Unit 13 Eating laces Unit 14 Hotel, motel, and amusement facilities Unit 15 Neighborhood shopping oods Unit 16 Shopping oods Unit 17 Trades and services Unit 18 Gasoline, service stations, and drive-in restaurants Unit 19 Commercial recreation, small sites Unit 25 Professional offices Unit 34 Liquor store (2) Conditional ucec Unit I City-wide uses by right Unit 2 City-wide uses by conditional use permit Unit 3 Public protection and utility facilities Unit 21 Warehousing and wholesale Unit 29 Dance halls Unit 35 Outdoor music establishments Unit 36 Wireless communication facilities Front Side Rear 40' 0' 20' 25' when 25' when contiguous to contiguous to residential residential district district (F) Height. Maximum 7 stories. (G) Building area. On any lot the area occupied by all buildings shall not exceed 70% of the total area of such lot. (H) Maximum Dwelling Units: Not Applicable (1) Maximum Bedrooms: Not Applicable (J) Maximum Intensity: 200,000 sq. ft. (J) Architectural Design Standards: Reference the Project Booklet Planning Area 15 (PA -15) — Parks and Trails AREA: 7.18 acres (A) Purpose. See project booklet (B) Uses. 1 Permitted uses. Unit I I City-wide uses by right (C)Density. None (not applicable) (D) Bulk and area regulations. None (not applicable) E Setback requirements. Front Side Rear 15' 10' 15' (F) Height. No maximum height. (G) Building area. No maximum building area. (H) Maximum Dwelling Units: Not applicable (I) Maximum Bedrooms: Not applicable (J) Architectural Design Standards: Not applicable City Council Meeting of January 03, 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 15, 2005 Subject: Master Development Plan - Residential Planned Zoning District for Park West (R-PZD 05-1796) RECOMMENDATION Planning Staff recommends approval of an ordinance creating a Master Development Plan - Residential Planned Zoning District (R-PZD) for Park West, based on the Master Development Plan, development standards, and statement of commitments submitted. This action will establish a unique zoning district for a single -use project on approximately 140 acres located south and west of Hwy 112. The proposal consists of a fifteen Planning Areas to be developed in several phases. BACKGROUND The property consists of several parcels totaling approximately 140 acres. With the exception of a few single family rental homes and agricultural accessory structures, the property is vacant. The property fronts Hwy 112 to the north and east and Deane Solomon Road to the west. Though there is existing tree canopy on the property, it is concentrated in several small locations on the property. There are also existing wetlands on the property, as identified by the Army Corps of Engineers. The property is currently zoned R -A and RSF-4. To the south, the property is being developed as Springwoods C- PZD, a development of residential and commercial properties. Also to the south is the approved Sam's Club. Property to the north is the home of Bio-Tech Pharmacal facility. North of Hwy 112 property is being developed as a single family subdivision. Property east of the development is developed for single family use. The applicant requests a rezoning and Master Development Plan approval for a mixed - use project on the property. The proposal includes a maximum of 1,712 dwelling units and 856,000 square feet of non-residential space. A total of fifteen (15) separate planning areas are proposed, each of which has identified uses: Single family residential, townhome/single family attached, plaza condominium, courtyard multi -family, multi- family residential, four preserve/botanical/detention areas, a civic lawn, two mixed -use districts, neighborhood commercial, thoroughfare commercial and park dedication. Attached to the staff report is a Zoning Criteria Chart for each Planning Area that has been approved by the Planning Commission (see Exhibit B). City Council Meeting of January 03, 2006 Agenda Item Number The Planning Commission voted 8-0-0 in favor of this request on December 12, 2005. A Planned Zoning District requires City Council approval as it includes zoning and land use approval. Recommended conditions were approved by the Planning Commission and are reflected in the attached staff report. The applicant agreed with the Planning Commission's request to meet with the Crystal Springs Neighborhood prior to the first reading of this item at the City Council meeting. BUDGET IMPACT None. ORDINANCE NO. AN ORDINANCE ESTABLISHING A MASTER DEVELOPMENT PLAN RESIDENTIAL PLANNED ZONING DISTRICT TITLED R-PZD 05-1796, PARK WEST, LOCATED AT HWY 112 EAST OF DEANE SOLOMON ROAD, CONTAINING APPROXIMATELY 139.45 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 -A, Residential -Agricultural and.RSF-4,.Residen'tial Single Family, 4 units per acre, to R-PZD 05-1796 as shown in Exhibit"A" and Exhibit "B" attached hereto and made a part hereof. Section 2. That the change m zomng classification is based upon the approved master development plan, development standards, and conditions of approval as subniitted,determined appropriatesand approved by the City Council. Section:3s1 : 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 , 2006. APPROVED: By: DAN COODY, Mayor By: SONDRA SMITH, City Clerk EXHIBIT "A" R-PZD 05-1796 FORMERLY THE "MIKE AND BRENDA PRICE PROPERTY" A PART OF THE NORTHEAST QUARTER (NE ¼) OF THE SOUTHWEST QUARTER (SW 1A) OF SECTION TWENTY-EIGHT (28), TOWNSHIP SEVENTEEN (17) NORTH, RANGE THIRTY (30) WEST, BEING MORE PARTICULARLY DESCRIBED AS FOLLOWS: COMMENCING AT THE NORTHWEST CORNER OF SAID 40 ACRE TRACT, SAID POINT BEING IN ARKANSAS HIGHWAY #112; THENCE SOUTH 01 ° 21 ' 02 " WEST ALONG THE WEST LINE OF SAID 40 ACRE TRACT 60.40 FEET TO AN EXISTING IRON ON THE SOUTH RIGHT-OF-WAY LINE OF SAID HIGHWAY FOR THE TRUE POINT OF BEGINNING; THENCE SOUTH 88 0 4420 T1 EAST ALONG SAID RIGHT OF WAY 636.06 FEET TO AN EXISTING IRON;,ITHENCE LEAVING SAID RIGHT OF WAY SOUTH 00 ,°40 "42" EAST 565.86 FEET TO AN EXISTING IRON; THENCE SOUTH 01O01 '05 ' WEST 179.25 FEET TO AN EXISTING IRON AT A FENCE CORNER; THENCE SOUTH 01 0 01 '05 " WEST 161.92 FEET TO A SET 1/2' IRON REBAR,ON THE PROPOSED NORTH RIGHT OF WAY LINE OF AN UNDEVELOPED`STREET AS SHOWN ON THE MASTER STREET PLAN FOR FAYETTEVILLE, ARKANSAS; THENCE NORTH 88 O 33 19 " WEST ALONG SAID PROPOSED RIGHT.OFWAY LINE 658.07 FEET TO A SET ½" IRON REBAR ON THE WEST LINE;OF SAID 40 ACRE TRACT; THENCE NORTH 01 ° 21 ' 02," EAST,904.60.FEET TO THE POINT OF BEGINNING, CONTAINING 13.52 ACRES, MORE OR LESS. FORMERLY THE "GRAVES= PROPERTY" A PART OF THE E1/2'OFTHE.SW1/4 AND A PART OF THE W1/2 OF THE SE1/4, ALL.IN-SECTION'28,.T-17-N,'R-30-W, BEING MORE PARTICULARLY DESCRIBED AS FOLLOWS: COMMENCING AT THE NW CORNER OF THE NE1/4,OF THE SW1/4-,OF SAID SECTION 28, AND CONTINUING S 87°14'29" E ALONG;THE NORTH; BOUNDARY OF SAID 40 ACRE TRACT 634.01 FEET, AND THENCE S 00°11'32" W, 628.47 FEET TO AN EXISTING STEEL FENCE POST, AND THENCE S03°03'56" W, 178.40 FEET TO AN EXISTING IRON PIN, AT A FENCE CORNER, SAID POINT BEING THE POINT OF BEGINNING; THENCE S 87°12'12"E, 1927.53 FEET TO AN EXISTING IRON PIN ON THE WESTERLY RIGHT-OF-WAY OF ARKANSAS HIGHWAY 112, SAID RIGHT- OF-WAY BEING 55 FEET WEST OF SAID HIGHWAY CENTERLINE; THENCE ALONG SAID RIGHT-OF-WAY, S 02°43'05" W, 1453.41 FEET, S 02°02'13" W, 63.14 FEET, S 00°11'37" W, 51.97 FEET, S 03°0420" E, 40.08 FEET, S 07°04'17" E, 55.68 FEET, S 11°50'57" E, 58.74 FEET, S 15°35'06" E, 71.32 FEET, AND S 18°14'06" E, 15.95 FEET TO A POINT ON THE EASTERLY BOUNDARY OF SAID 80 ACRE TRACT; THENCE LEAVING SAID RIGHT-OF- WAY S 02°32'41" W, 26.08 FEET TO A FOUND ALUMINUM CAPPED IRON PIN AT THE SE CORNER OF THE SW1/4 OF THE SE1/4 OF SAID SECTION 28; THENCE N 87°09'05" W, 1322.12 FEET TO AN EXISTING FENCE CORNER AT THE SOUTH QUARTER CORNER OF SAID SECTION 28; THENCE N 87°21'56" W, 1316.30 FEET TO AN EXISTING IRON PIN AT THE SW CORNER OF THE SE 1/4 OF THE SW1/4 OF SAID SECTION 28; THENCE N 02°31'02" E ALONG THE WEST BOUNDARY OF THE E1/2 OF THE SW1/4, 1672.02 FEET TO A SET IRON PIN, LOCATED 965.00 FEET SOUTH OF THE NW CORNER OF THE NE1/4 OF THE NW1/4; THENCE LEAVING SAID WEST BOUNDARY S 86°57'53" E, 656.27 FEET TO A SET IRON PIN; AND THENCE N 03°03'56" E, 161.92 FEET TO THE POINT OF BEGINNING, CONTAINING 106.15 ACRES, MORE OR LESS, FAYETTEVILLE, WASHINGTON COUNTY ARKANSAS. SUBJECT TO: EASEMENTS OF RECORD DESCRIBED AS INSTRUMENT # 9344456 & 2002 084864, AND OTHER DOCUMENTS OF RECORD NOT SHOWN HEREON. FORMERLY THE "VAWTER PROPERTY" A PART OF THE WEST HALF (W1/2) OF THE SOUTHWEST QUARTER (SW1/4) OF SECTION TWENTY-EIGHT (28), TOWNSHIP SEVENTEEN (17) NORTH, RANGE THIRTY (30) WEST, DESCRIBED AS FOLLOWS: COMMENCING AT THE NORTHWEST CORNER OF,THE SW1/4 OF SAID SECTION 28-17-30, THENCE S87°14329"E 1320.14 FEET TO A POINT ON THE EAST LINE OF THE WEST HALF'(W-1/2), SOUTHWEST QUARTER (SWL/4) SAID SECTION, . THENCE'S( EAST LINE TO THE SOUTHERN RIGF 112 AND THE POINT OF BEGINNING. EAST LINE S 02°31'02" W, 1298.63 FE FEET TO THE EAST'RIGHT`OF-WAY 890, WITH1SAID RIGHT'C SAIDllIGFIT-OF-WA' RIGHT-0F=WAY OF RIGHT-OF=WAY S87' ALL LOCATED' IN FA AND CONTAINING.1i FEET ALONG SAID VSAS HIGHWAY NO. IUING ALONG SAID ENCE N87°16'08"W 600.60 SHINGTON COUNTY ROAD NO. SAID RIGHT-OF-WAY N10°49'52"E 321.00 FEET, RIGHT -OF- WAY'N07°55'08"W, 284.30 FEET, THENCE F -WAY N25°4108" W, 166.10 FEET, THENCE WITH cN14°35'08"W 576.59 FEET TO THE SOUTHERN ARKANSAS HIGHWAY NO. 112, THENCE ALONG SAID 18E 853.75 FEET TO THE POINT OF BEGINNING, TEVILLE, WASHINGTON COUNTY, ARKANSAS ) ACRES, MORE OR LESS. TWttMie ARKANSAS PC Meeting of December 12, 2005 THE CITY OF FAYETTEVILLE, ARKANSAS 125 W. Mountain St. Fayetteville, AR 72701 PLANNING DIVISION CORRESPONDENCE Telephone: (479) 575-8267 TO: Fayetteville Planning Commission FROM: Suzanne Morgan, Current Planner THRU: Jeremy Pate, Director of Current Planning DATE: December 5, 2005 Updated December 15, 2005 R-PZD 05-1796: Planned Zoning District (PARK WEST, 208): Submitted by TRACY HOSKINS PARADIGM DEVELOPMENT for property located at HWY 112 E OF DEANE SOLOMON RD. The property is zoned R -A, RESIDENTIAL AGRICULTURAL and contains approximately 139.45 acres. The request is to review a Master Development Plan for a proposed Residential Planned Zoning District with a maximum of 856,000 s.f commercial space and 1,712 dwelling units proposed. Planner: SUZANNE MORGAN Findings: Property Description: The property consists of several parcels totaling approximately 140 acres. With the exception of a few single family rental homes and agricultural accessory structures, the property is vacant. The property fronts Hwy 112 to the north and east and Deane Solomon Road to the west. Though there is existing tree canopy on the property, it is concentrated in several small locations on the property. There are also existing wetlands on the property, as identified by the Army Corps of Engineers. Though the property is currently zoned R -A, the applicant has received approval of the rezoning of a portion of the property (shown on the Master Development Plan as Planning Area 1) from R -A to RSF-4. To the south, the property is being developed as Springwoods C- PZD, a development of residential and commercial properties. Also further to the south is the approved Sam's Club. Property to the north is the home of Bio-Tech. facility, single family residences, and north of Hwy 112 property is being developed as a single family subdivision. Property east of the development is developed for single family use, a drive-in movie theatre and various commercial uses. Surrounding Land Use/Zoning: Direction Land Use Zoning North Single family residential, Bio-Tech Facility RSF-4, R -A, 1-1 South Undeveloped residential and commercial property C-PZD East Lander's Auto Park & Drive-in Theater, Single Family homes C-2 West Single family residential and agricultural RSF-4 & R -A Proposal: The applicant requests a rezoning and Master Development Plan approval for a mixed -use project on the property. The proposal includes a maximum of 1,712 dwelling units and 856,000 square feet of non-residential space. A total of fifteen (15) separate planning areas are proposed, each of which has identified uses: Single family residential, townhome/single family attached, plaza condominium, courtyard multi- family, multi -family residential, four preserve/botanical/detention areas, a civic lawn, two mixed -use districts, neighborhood commercial, thoroughfare commercial and park dedication. The mixture of uses on the project varies dramatically, from that of solely single family detached to that of solely commercial. However, there are transitions between these that allow for a range of less dense townhomes, more dense condominiums, commercial/office/retail and residential mixed use, etc. Each Planning Area has its own specific density (maximum number of dwellings units allowed) and intensity (maximum square feet of non-residential space), depending upon the desired effect. For reasons of zoning, each Planning Area also has to have established bulk and area criteria, setbacks, height, etc. Otherwise each proposal would have to return to the City Council to address these zoning issues with each and every development. The information is provided both in a booklet form, which describes the intent of each Planning Area along with a conceptual drawing, and by way of the larger plat, which gives much of the same technical information, along with the actual Master Development Plan. The building, street, and parking arrangement indicated on the master plan will likely vary somewhat from that which is presented. However, these issues can be resolved with the development review of the project and additional City Council action, if needed. At this step in the process it is important to make the policy decision of whether the zoning is appropriate and compatible to this area, given the proposed Master Development Plan, statement of commitments, and development standards. Process: The purpose of the subject request is for a rezoning approval in order to secure entitlement for the property with a concept of varied density, variety of uses and walk - ability while preserving community area, providing parkland and open space, and other infrastructure improvements to support the community. Approval of the Master Development Plan — Planned Zoning District would effectively rezone the property based on the conceptual plans and information provided. However, it does not give development approval. The applicant is required to return through the preliminary plat/final plat and large scale development process (several times, in this case), in order for the Planning Commission to confirm that the development plans presented are compliant with the zoning and Master Development Plans approved by the City Council. Bulk and area criteria: The applicant has proposed zoning criteria for each Planning Area. Staff recommends several modifications and additions to these criteria. Attached to the staff report (Exhibit A), following the conditions of approval, staff has provided the zoning criteria for each Planning Area with proposed modifications. Water & Sewer: Water lines are currently available in the area and sewer lines are available within the development to the south. Public water and sewer lines will be extended to serve the proposed development and will be designed and constructed in accordance with city specifications to serve the development. Sewer capacity in this area remains an unresolved issue, though staff has been working on an interim solution until the Wastewater Treatment Plant is on-line, which will be 33-36 months from the initial construction date. Depending upon the City Council's decision, the developer will be required to contribute to the interim solution or wait until the treatment plant is online. Adjacent Master Street Plan Streets: Hwy 112 (Principal Arterial), an unimproved State Highway Deane Solomon Road (Collector), an unimproved street where adjacent to the subject property. Salem Road (Collector), a planned street bisecting the subject property. Traffic: Access to the site is provided from Hwy 112 to the north and east and from Deane Solomon Road. A 70 -foot wide right-of-way has been dedicated through a majority of the subject property for the east -west extension of Salem Road through the property. Though the applicant proposes an east -west connection from Deane Solomon Road to Hwy 112, it is located south of the existing right-of-way; the existing right-of- way is to be vacated prior to approval of the development of any property affected by the existing right-of-way. This vacation will be processed by way of an ordinance through the required procedures. There are three proposed entrances onto Hwy 112 to the east and two entrances to Hwy 112 to the north. Ernie Peters and Associates, a traffic engineering firm, has evaluated the proposed development's affect on traffic patterns and prepared recommendations for development. As of November 15, 2005, an update to the recommended traffic improvements is in process. The summary of findings and recommendations from a previous study conducted by this firm are available in the project booklet. These recommended improvements include the signalization of the primary entrance to the east and the addition of signalization at Hwy 112 and Van Asche Drive to the north. The revised traffic study, sight distance, curb cut proximity, stacking distance, and relationship to the pedestrian movement along Hwy 112 and Deane Solomon Road will all be examined in detail at the time of development, utilizing the traffic study and more detailed information at that time. Interior to the project, public and private streets are proposed. The applicant has proposed several cross sections for the streets within the development. Staff is not, at this time, reviewing or recommending approval of the specific proposed street cross -sections (private or public) for the development, though many seem to be very appropriate, given the character and scale of the development proposed. This will occur at the time of development, and the developer will be allowed to present cross -sections for consideration by the Planning Commission. No public or private streets are allowed to be gated, by city ordinance. Pedestrian circulation has also been addressed with sidewalks along streets that connect the various planning areas. Any trail corridors identified on the Fayetteville Alternative Trails and Transportation Plan through this property will be accommodated at the time of development; the applicant should expect a recommendation for a trail corridor to be dedicated or easement provided in which this trail connection can be realized. Street Improvements: The applicant commissioned a traffic study for this project, the executive summary of which is included in the last few pages of the project booklet. Staff anticipates the submission of a revised traffic study at the time of development. Staff will be making the following recommendations, at minimum, at the time of development: • Realigning Deane Solomon Road as proposed and removing those portions of street/intersections no longer necessary, as well as coordinating the necessary improvements to facilitate this realignment. • The widening of those unimproved portions of Deane Solomon Road and Hwy 112 including standard improvements (six foot sidewalks, curb and gutter, storm drains, street lights and turn lanes at Hwy 112) • Construction of an east -west Collector Street to connect Deane Solomon Road and Hwy 112. • Signalization to include installation of a traffic signal in accordance with AHTD and City of Fayetteville standards at the East-West Collector Street and Hwy 112, to be phased coincident with development. Contributions to the signalization of the intersection of Van Asche Dr. and Hwy 112, as deemed necessary by the Planning Commission at the time of development of the various phases. • Other improvements as deemed necessary, based on traffic generation, phasing and other applicable criteria, to be determined by the Planning Commission, as outlined in the Unified Development Code. Tree Preservation: A majority of the site contains open pasture land, though there are several groupings of trees. Many of these groupings are located within the proposed parkland and community greenspace areas, those areas that are currently designated wetlands. The applicant proposes to meet the expected minimum percent canopy requirements, which is 25% in property zoned PZD, as well as preserve canopy within the parkland and community greenspace areas. The intent is to allow flexibility in order to adjust the layout of individual buildings within the unique Planning Areas in an attempt to meet the minimum percent canopy requirements. More detailed comments from the Urban Forester are included in the attached staff report. Parks: The Parks and Recreation Board has not evaluated the proposed dedication of park land. A 7.18 -acre parkland dedication has been indicated in the submittal. The applicant shall meet the parkland dedication ordinance, based on the number of units proposed, at the time of development, or as coordinated with the Parks Department. More detailed comments from the Parks Planner are included in the attached staff report. Public Comment: The applicant has held several public meetings regarding the proposed project, including three Ward 4 meetings. Staff has received concerns from the property owner to the north regarding the preservation on wetlands along the north property line of the subject property, and questions from other surrounding property owners about the project proposal. Additional Information: In the latest submittal to Planning Staff (12/03/05), the applicant indicated a desire to add several use units, both permitted and conditional, to Planning Areas 3 (Plaza Condominium), 4 (Courtyard Multi -family), and 5 (Multi -family Residential). These uses were not included in the project booklet or the plats. Neither was any information included regarding their specific criteria (intensity), therefore it is assumed that no square footage is allowed. Staff recommends that in each area where non-residential uses are proposed, a maximum intensity be established. The recommended Zoning Criteria Charts following the conditions of approval address this issue, along with others. Additionally, there are several oversights, typos, mistakes and items staff simply cannot support in the proposal, through repeated submittals by the applicant. As of Monday, December 05, 2005, use units were being added to the project. To address this issue, staff has proposed recommended zoning criteria for each Planning Area within the staff report, following for the most part the applicant's submittal, but varying where staff cannot support the request or finds insufficient information presented (see staff report). Staff is in favor of the proposal's general concept. With the current submittal, however, staff cannot recommend this proposal for approval, given the amount of information that is yet to be clearly defined and found necessary in order to proceed. Recommendation: Staff recommends tabling the Master Development Plan — Residential Planned Zoning District for Park West (R-PZD 05- 1796) as submitted. Staff has prepared "Exhibit A," which consists of a Zoning Criteria Chart for each Planning Area. If the Master Development Plan is amended to adopt Exhibit A with all conditions of approval, staff would recommend forwarding this item to the City Council with a recommendation of approval. The Planning Commission voted 8-0-0 for approval of the rezoning with the following conditions: Conditions of Approval: There are several criteria listed in the zoning standards of each Planning Area with which staff finds inappropriate and impossible to enforce, such as setback regulations, land area per dwelling unit criteria, etc. Therefore, staff has recommended zoning criteria for each Planning Area recommend these for consideration of approval in lieu of the criteria listed in the project booklet. (See attached list of zoning criteria.) The Planning Commission amended the Planned Zoning District submitted to accept staffs zoning criteria recommendations, herein titled "Exhibit B." Although the applicant has revised the zoning criteria within the project booklet, there remain afew minor discrepancies between this and the approved Exhibit The applicant shall revise the project booklet to reflect the exact criteria and language approved by the Planning Commission, unless modified by the City Council The Planning Commission shall determine that the provided number of parking spaces is appropriate for the proposed use of the property. The applicant currently proposes the following modifications to the current ordinance: a. Mixed Use Planning Areas 11, 12, 13, 14: Parking shall be based on a ratio of one parking space per 300 square feet of gross floor area, regardless of use. b. All parking within Planning Areas 11, 12, 13, and 14 shall be shared. No conditional use permit is required to permit shared parking, with this proposal. Parking shall be provided with each development as determined necessary by the Planning Commission. c. The number of parking spaces required by ordinance for development within Planning Areas 3, 4, and 5 may be reduced by 25% without additional City approval (the current ordinance allows for a 30% reduction). The Planning Commission voted in favor of the proposed parking regulations, which vary from the requirements set forth in the Unified Development Code. Zoning and development criteria shall be enforced as approved by the City Council, and currently referenced in the attached zoning criteria with modifications proposed by staff. Flexibility will be allowed to this development criteria (street cross -sections, etc.) listed in the booklet, but Planning Commission approval of development is required. As the character of the properties surrounding the subject property change, ordinances are modified, and the General Plan 2020 is updated, staff anticipates deviations from the requirements set forth in the project booklet, especially in reference to the Statement of Commitments. However, the approved plans, commitments and standards will be kept on file in the Planning Division, and referenced for subsequent development proposed on the property. 4. Future development shall comply with at least the minimum design standards for development in the Unified Development Code, including but not limited to landscaping, parking, access, street design, stormwater detention, etc. Buildings proposed shall be reviewed to ensure appropriate architectural compatibility, compliance with commercial design standards, and/or conformance with the architectural standards and concepts provided with the subject submittal. 5. Planning Commission determination of Master Street Plan amendments for Deane Solomon Road to realign the street to the east and Salem Road across the property to realign further to the south. Staff recommends additional information be provided for further future evaluation by the Planning Commission, Street Committee and City Council at the time of development in order to determine a more precise location for the street realignments. The conceptual street layout is still too vague at this time for staff to support a policy amendment. 6. Vacation of existing easements and/or rights -of -way necessary for the development of the proposed streets and structures shall occur prior to approval of the affected phases of development, as required by city ordinance. 7. Overhead awnings, balconies, etc. may be extended within the required front building setback for this development, with Planning Commission approval of the associated development. 8. The Parks and Recreation Advisory Board has not formerly reviewed the development proposal. In reference to the Statement of Commitments, which expound on parkland dedication, staff finds that prior to the submission of an application for development review the proposal shall be submitted to the Parks Division. The Parks and Recreation Advisory Board shall review the proposal and make a recommendation for either dedication of land or money in lieu of land as well as the best location of parkland dedication, which may differ from the location identified on the Master Development Plan. Coordination between the developer and the PRAB may result in a one-time larger dedication or multiple dedications, as properties develop. This is to be determined. 9. The applicant defines landscape requirements for parking lots within the Development Standards, Conditions and Review Guidelines section of the project booklet. Many of these requirements are above and beyond ordinance requirements, though some specifications are less than the ordinance requires. For example, the project booklet identifies that landscape strips (lawns) shall be a minimum width of 6 feet; the ordinance requires a minimum 8 feet. The PZD ordinance states that all development regulations proposed within a PZD shall meet the minimum requirements, but may be more stringent. Should any regulations specified in the project booklet be found substandard to those required by the current ordinance at the time of development, the current ordinance requirements shall supercede those proposed by the applicant. 10. Many street cross -sections have been proposed by the applicant in the project booklet. These cross -sections have not been reviewed by staff and should not be construed as having been approved. Some of these cross -sections, for example Streets G and H, represent cars parked perpendicular to the street, which would require the vehicle to back out onto the street; the current ordinance does not permit a vehicle to enter a street in a backing motion. Should the applicant request a modification to the standard street sections adopted by the City of Fayetteville at the time of development of each Phase, the applicant shall propose a waiver request. The requested street cross -sections shall be reviewed by staff and Planning Commission at that time for approval. The flexibility to propose varies street sections is allowed by the PZD process. 11. All signage within each Phase of the Master Development Plan shall be permitted in accordance with the current sign regulations at the time of development. Staff finds several of the allowances for signs listed in the Development Standards, Conditions and Review Guidelines (for example, the allowance of video screens and banners on street lights) objectionable and not compliant with the current ordinance requirements. Additionally, there are many statements in the project booklet that the PWAC shall have authority to approve signs; no sign may be erected without issuance of a a sign permit from the City of Fayetteville. More stringent regulations may be placed on developments within Park West to ensure a cohesive sign program; however, the sign ordinance may not be violated in doing so. 12. Monument markers shall be considered a free-standing structure and permitted accordingly. 13. The applicant commissioned a traffic study for this project, the executive summary of which is included in the last few pages of the project booklet. Staff anticipates the submission of a revised traffic study at the time of development. Staff anticipates making the following recommendations, at minimum, at the time of development: a. Realigning Deane Solomon Road as proposed and removing those portions of street/intersection no longer necessary. b. The widening of Deane Solomon Road and Hwy 112 including standard improvements (six foot sidewalks, curb and gutter, storm drains, street lights and turn lanes at Hwy 112) c. Construction of an east -west Collector Street to connect Deane Solomon Road and Hwy 112. d. Signalization to include installation of a traffic signal in accordance with AHTD and City of Fayetteville standards at the East-West Collector and Hwy 112, to be phased with devleopment. e. Contributions to the signalization of the intersection of Van Asche Dr. and Hwy 112, as deemed necessary by the Planning Commission. f. Other improvements as deemed necessary, based on traffic generation, phasing and other applicable criteria All street improvements are subject to Planning Commission approval and will likely be phased with proposed development. 14. Compliance with federal, state and local regulations regarding the development of wetlands is required. 15. Each Phase submitted for preliminary plat or large scale development review shall meet current development criteria at the time of submittal. The applicant shall be granted two (2) years from the date of Planning Commission approval to receive all permits necessary for development of the Phase with a one (1) year extension available. 16. At the Planning Commission's discretion, if after five (5) years of the City Council adoption of the Master Development Plan, the approved zoning criteria are not in accordance with the goals, policies and guidelines of the City of Fayetteville, the Planning Commission shall determine if the Master Development Plan shall be submitted to the City Council for reconsideration. 17. Public water and sewer lines shall be extended as required by city ordinance at the time of development. Detailed analysis of the existing water and sewer systems will be required to be submitted with the development submittal. As mentioned in the staff report, the developer shall contribute to the interim wastewater capacity solution in this basin as determined by the City Council in order to develop prior to the Wastewater Treatment Plant completion. 18. Approval of this Master Development Plan — Planned Zoning District shall not be construed as development approval. Pursuant to city ordinance, all development of the property shall be approved by the Planning Commission through the large scale development and/or subdivision review process. Each Planning Area shall be evaluated based on the zoning and development criteria established with the Master Development Plan. Circulation, landscaping, tree preservation, design standards, connectivity, infrastructure improvements and other city policies and ordinances remain applicable with the development review process. The conceptual designs proposed are to be used as a template from which detailed plans are produced; however, it is expected that certain items will change, in accordance with the Planned Zoning District ordinance. 19. All development shall meet applicable building codes and other ordinances of the City of Fayetteville. 20. Prior to City Council consideration, the applicant shall modify the project booklet and Master Development Plan to reflect the Planning Commission recommended zoning criteria. A meeting with staff is recommended to finalize these documents and address any potential issues. Specifically, Sheet 3 of the Master Development Plan shall be revised to address the following issues: i. Modify the legal descriptions to comply with the requirements of the ordinance and listed in the application. Provide a separate disk with the legal descriptions (in AutoCad). ii. Modify the Statement of Commitments on the plat so that they are legible. Replacing the proposed phasing of the development with a reference to the project booklet is recommended. iii. Show all existing right-of-way and easements. There is an existing 70' ROW through a portion of the property for the extension of Salem Road located north of the proposed Park West Blvd. Planning Commission Action: Required YES ✓ Forwarded w/ Approval O Denied Cl Tabled Motion: Clark Meeting Date: December 12, 2005 Second: Myres Vote: 8-0-0 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 CITY COUNCIL ACTION: yes Required Date: January 03, 2006 Approved Denied Comments: The "CONDITIONS OF APPROVAL", stated in this report, are accepted in total without exception by the entity requesting approval of this rezoning/master development plan item. By Date Findings associated with R-PZD 05-1796 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 substantial compliance with the Master Development Plan Planned Zoning District criteria established by the City Council. In review of the General Plan 2020, the application provides for a mixture of residential, office, commercial and mixed uses while providing a portion of both undisturbed area and usable open space. The proposal utilizes principles of traditional urban design to create compatible, livable and accessible neighborhoods; transitions and manages non-residential development within and adjoining residential neighborhoods to minimize nuisances; utilizes the policies of connectivity, both for vehicles and pedestrians; provides designated areas of civic gathering, and sites new development in close proximity to public services and infrastructure. (2) Whether the application is in compliance with all applicable statutory provisions; FINDING: The application has been reviewed and found to be considerable compliance with applicable statutory provisions; however, there are revisions requested to the plat and project booklet submitted for review. These modifications are enumerated in the conditions of approval. (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 in a timely manner to for adequate infrastructure improvements by the developer to ensure the level of service does not decline due to the proposed development. Examples of this include requirements to contribute to the interim wastewater capacity solution in this basin as determined by the City Council, realign Deane Solomon Road, traffic signalization, expanding park property, etc. Fire and police have responded accordingly. K.1Reports12005IPZD-MDP ReportstPark (Vest R-PZDI R-PZD 05-/ 796 (Park West) for CCdoc (4) Whether the rezoning is compatible with the surrounding land uses; FINDING: The rezoning request, combined with the Master Development Plan, creates a mixture of commercial, office, retail/restaurant and residential uses. The property to the south is zoned for these types of uses, though development of these properties is at this time limited to residential use. A majority of the property to the west and north are developed for residential uses, though the properties to the north and east are designated for Mixed Use and Community Commercial Use on the General Plan 2020. Staff fords the range of uses to be appropriate in this rapidly growing area in northwest Fayetteville by Hwy 112. (5) Whether the subject land is suitable for the intended use and is compatible with the natural environment; FINDING: The subject property is remnant farm land that has been mostly cleared. There are areas, especially along the north and south property lines, where wetlands are prevalent, that contain considerably -sized trees. The proposal intends to maintain the required 25% tree canopy where required; all City ordinances and the requirements of the Army Corps of Engineers shall be abided when development of existing wetlands occurs. (6) Whether the intended land use would create traffic congestion or burden the existing road network; FINDING: Based on the traffic study completed for this project, there would be considerable traffic increase generated by this development and therefore considerable improvements mandated. As noted by the Police Department, an increase of traffic on Hwy 112 and Deane Solomon Road, both on hilly terrain; therefore, the placement of new streets and signalization must be carefully considered. The developer will be expected to make significant improvements to Hwy 112 and Deane Solomon Road in addition to the improvements being made by the developer of Springwoods to the south and Sam's Club to the southeast. These improvements include new traffic signals, street improvements to Hwy 112 and Deane Solomon Road, the installation of an east -west collector street, as well as other improvement to ensure safe and adequate vehicular and pedestrian movement. The applicant has indicated that these improvements are anticipated, and agrees to meet the requirements placed upon the project by the City of Fayetteville in order to develop this project. (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, materials and design standards are called out, in order to describe the appearance of the community once constructed. K: I ReportsI20051PZD-MDP ReportslPark {Vest R-PZDI R-PZD 05-!796 (Park West)- or CC.doc (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 proposes development standards and zoning criteria such as sign regulations, that would violate ordinances which cannot be modified with a Planned Zoning District proposal. These items have been addressed in staffs comments, and will be permitted strictly in accordance with adopted city ordinances. (J) 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 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 with some slight modifications and clarifications to the proposed zoning districts as listed in the conditions of approval. Staff finds that the proposed development features further the health, safety, amenity and welfare of the community. Density, maximum dwelling units and maximum intensity (non-residential square feet) have been addressed for each planning area; open space is to be provided, both concentrated and within the development as a whole; circulation is achieved via public and private streets, with an emphasis on a traditional urban design, allowing pedestrians freedom of movement; screening, landscaping and tree preservation are all proposed to meet City of Fayetteville standards, allowing for a project that enhances the neighborhood. Street lights, signage and parking are not proposed to meet City of Fayetteville standards; however, those criteria (i.e., signage) that are not modified with a PZD ordinance are not modified by this proposal. Flexibility in design of the development is possible with Planning Commission approval. (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 K:lReports(2005tPZD-MDP ReportslPark West R-PZDIR-PZD 05-1796 (Park West) for CC.doc 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 at this time; with development of the site, all applicable development criteria will be applied for appropriate landscaping, screening and buffering of parking areas and objectionable uses, as outlined by the Unified Development codes. (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 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: Traffic circulation has been evaluated with a traffic study, a summary of which is included at the end of the project booklet. Ingress and egress interior to the project shall be evaluated and required to be constructed with the development of the property. A hierarchical system of boulevards, public streets, rear parking, and private drives are proposed. Issues of connectivity will be evaluated and addressed with more refined development of the Planning Areas. Though block length, alley width for services, curb cuts and other design criteria will be addressed at the time of development, staff fords that several of the proposed street cross sections as described in the project booklet do not meet minimum requirements of the Master Development Plan and will need to be reevaluated at the time of development. These issues are more appropriately discussed at that time. K:IReporzs120051PZD-MOP ReportsWPark West R-PZDIR-PZD 05-1796 (Park West) for CC.doc (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: The applicant proposes the use of standard parking ratios for the proposed uses with the following exceptions: The required parking spaces in Planning Areas 11— 14 may be shared parking without a conditional use permit and the parking shall be based on a ratio of one parking space per 300 square feet gross floor area, regardless of use. The number of parking spaces required by ordinance for development within Planning Areas 3 — 5 may be reduced up to 25% without addition City approval. On -street parking may be counted towards the number of required parking spaces for proposed developments. All parking dimensions shall comply with City of Fayetteville standard specifications. (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: The development provides pockets of open space that will be utilized as detention areas and botanical areas for public use. The requirements of open space within a commercial development are 15% of the total property. These requirements shall be met with the development of the proposed property. Open spaces are indicated to be met with development of each Planning Area, and all buffering, screening and landscaping required by city code will be applicable. In many instances, buildings front directly onto streets with reduced setbacks, therefore, the typical 15' greenspace requirement is waived. However, a street planting will be required with all developments. All non-residential uses shall be screened in accordance with the Unified Development Code. (6) Sidewalks. As required by § 166.03. FINDING: Sidewalks and other pedestrian connections will be evaluated at the time of development to ensure compliance. The applicant proposes sidewalks outside of the right- of-way where adjacent to mixed-use/commercial areas and encourages wider sidewalks under canopies and structures to provide a sheltered path for pedestrians. More specific proposals will be evaluated at the time of development. (7) Street Lights. As required by § 166.03. FINDING: Street lights will be required at the time of development. The applicant proposes to comply with the requirements of the Outdoor Lighting Ordinance and proposes requirements for placement and height of street lights which are more restrictive than the current ordinance requirements (see Development Standards, Conditions and Review Guidelines within the project booklet). K:IReportsO0051PZD-MOP ReportslPark West R-PZDIR-PZD 05-1796 (Park West) for CCdoc (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. (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 K:1Reports120051PZD-MOP ReportslPark West R-PZDIR-PZD 05-1796 (Park WesQfor Cc.doc 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. (viii) The width of private streets may vary according to the density served. The following standard shall be used: Paving Width (No On -Street Parking) 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: The applicant proposes a variety of cross sections for the streets within the proposed development. Many of these proposed cross sections and rights -of -way do not conform to city standards and further evaluation of both private and public streets shall occur at the time of development. Public and Private streets shall not be gated, unless permitted by express approval from the City Council. (II) 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. K: %Reports12005IP71)-MOP ReportslPark West R-PZDIR-PZD 05-1796 (Park West) for CC.doc FINDING: Only a portion of parkland and open space is proposed to be dedicated with the each phase of the development. The first phase of development is The Heights at Park West, which will be a single family development. The second phase of development is proposed to be Thoroughfare Commercial. Per ordinance requirements, the developer shall enter into a contract with the City to guarantee completion of the nonresidential facilities in the amount of 150% that will be deposited with the city. The applicant is in agreement with this ordinance requirement. (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. FINDING: A tree preservation plan shall be submitted at the time of development. It is anticipated that a large tree preservation/undisturbed area will be protected; however, it is important to note that each Planning Area will also be responsible for its own tree preservation and mitigation, and evaluated accordingly. All development shall meet the Tree Preservation ordinance. (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: All commercial structures shall be evaluated as set forth in the code, at the time of development. The applicant has set forth extensive requirements for the architectural standards of the structures in each Planning Area, far beyond the requirements of the Unified Development Code. These criteria are to be above and beyond the Commercial Design Standard requirements for commercial uses. Planning staff and the Planning Commission shall determine compliance of each structure proposed in light of the architectural requirements set forth by the applicant. (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 K::lReporul2005lPZD-MDP ReportsWPark West R-PZDI R-PZD 05-1796 (Park West) -for CCdoc 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 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 KAReports12005tPZD-MDP ReportclPark West R-PZDIR-PZD 05-/796 (Park West)for CC.doc 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. (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. Covenants for Phase I of the development have been proposed and are included in the project booklet; they shall be filed with the final plat of The Heights at Park West. 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. K:IReports120051P7.D-MDP ReportstPark West R-PZDIR-PZD 05-1796 (Park West) for CC.doc (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. (10) Special Features. Better utilization of sites characterized by special features of geographic location, topography, size or shape. FINDING: The proposed Master Development Plan incorporates the majority of the above criteria, as evidenced in the variety of uses in the Planning Areas; the transitioning from commercial to mixed use to condominium to townhouse to single family detached; preservation and enhancement of wetlands to provide public and private open space; creating a community atmosphere with a civic lawn and build -to lines adjacent to sidewalks to provide pedestrian space; providing necessary infrastructure improvements to alleviate any potential impact; and providing a variety of housing types within the same area, allowing for a socio-economic diversity while promoting a community atmosphere in which one can work, live and play. (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. K:IReports12005IPZD-MOP ReportslPark West R-PZDIR-PZD 05-1796 (Park West)for CCdoc FINDING: The subject described real property is proposed to be rezoned to R-PZD 05- 1796, with fifteen (15) unique Planning Areas. 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. (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: The proposed use is a mixture of uses containing single family detached and attached residential, multifamily residential, commercial, office, retail and restaurant uses. It provides a variety and flexibility of land use, while retaining a primary emphasis on the residential component. Improvements to infrastructure will be required in order to not create heavy traffic congestion, as the primary points of entry (Deane Solomon Road and Hwy 112) are substandard for future high levels of traffic. (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) 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. K:1Reports120051PZD-MDP Reports Park IVest R-PZDIR-PZD 05-1796 (Park West)for CCdoc FINDING: Staff has created a Zoning Criteria Chart for each Planning Area, found as "Exhibit A" following the conditions of approval. This Zoning Criteria Chart varies from that submitted by the applicant. See Zoning Criteria Chart within the project booklet provided by the applicant for the uses permitted by right and by conditional use in each Planning Area as proposed by the applicant. Various items have been omitted, uses are proposed that staff does not support, etc. This project booklet or "Exhibit A" approved by the City Council, if approved, will remain on file in the Planning Division for comparison to future development on the property. (4) Condition. In no instance shall the residential use area be less than fifty-one percent (51%) of the gross floor area within the development. FINDING: The majority of development within the proposed Master Development Plan is slated for residential use. *Required Findings for Rezoning Request. RECOMMENDATION: Staff ultimately recommends approval of the rezoning request from R -A, Residential Agricultural, to R-PZD 05-1796, with the adoption of the associated Master Development Plan. However, at this time there are several items that shall need to be addressed. Staff recommends this item be tabled to return to the Planning Commission with revised materials that address the concerns presented. LAND USE PLAN: The General Plan 2020 Future Land Use Plan designates this site as a Residential Area. Rezoning this property to R-PZD 05-1796, with the associated Master Development Plan, varies this future land use to a mixed use, though the principal use on the property will remain residential. 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 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 rezoning will allow the creation of a development that has a variety of uses, from residential single family to commercial, in an area designated by the General Plan 2020 to be developed for residential use. The proposed development is, however, consistent with many of the principles and policies in place. The policies encouraged by the General Plan 2020 call for mixtures of uses, housing sizes and types, pedestrian -friendly neighborhoods, close proximity from new development to arterials, and near schools and other public services. This project meets all of these goals, and K: IReports120051PZD-MDP ReportsWPark West R-PZDIR-PZD 05-/796 (Park West)for CC.doc creates an internal transition of land uses 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: The proposed zoning is needed in order to develop anything other than agricultural or low density single family uses on the property. 3. A determination as to whether the proposed zoning would create or appreciably increase traffic danger and congestion. Finding: The proposed zoning will undoubtedly result in an increase in vehicle trips, due to the change in use from an existing pasture to 1,712 dwelling units and 795,000 SF of nonresidential space. It is essential that street improvements occur as a result, to be installed with development of the project. With the improvements caused by the magnitude of development proposed, other users of Hwy 112 and Deane Solomon Road will likely benefit as well. An estimated 1.6% increase to the 46,140 calls received for service in 2004 plus the additional calls resulting from the addition of a maximum 903 additional dwellings in Planning Areas 11 and 12 is anticipated by the Police Department. The Fire Department anticipates 388 calls for service at full build -out of the project. The response time is 7.5 minutes (approximately 8 minutes at full build -out), which meets the Fire Department's goal to have all response teams on site within 10 minutes, 90% of the time, though it does not meet the Department's goal to have the first unit on the scene within 6 minutes, 90% of the time. The applicant has spoken with the Fire Department about a possible dedication of property for a fire station within the project; however, no formal proposal has been proposed by the applicant. 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 will be increasing in this area. Water and sewer services will be required to be evaluated and submitted at the time of development; those improvements necessary to retain an acceptable level of service for all infrastructure as dictated by the City of Fayetteville will be required of the developer, including the extension of water service and sewer lines, and other infrastructure needs deemed appropriate and meeting the rough proportionality of the impact of this development on the existing infrastructure. K:IReports12005IPZD-MOP ReportslPark West R-PZDIR-PZD05-1796 (Park West) for CC.doc 5. If there are reasons why the proposed zoning should not be approved in view of considerations under b (I) 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:IReports110051PZD-AIDP Reports Park (Vest R-PZDIR-PZD 05-1796 (Park Nest) for CC doc eve le / ARKANSAS THE CITY OF FAYETTEVILLE, ARKANSAS 113 W. Mountain Si. Fayetteville, AR 72701 PARKS AND RECREATION DIVISION CORRESPONDENCE Telephone: (479) 444-3471 To: Fayetteville Planning Commission From: Sarah K. Patterson, Urban Forester Date: December 5, 2005 ITEM #: R-PZD 05-1796: Planned Zoning District (Park West) TREE PRESERVATION PLAN 1. Asa Planned Zoning District, by Chapter 167 of the Unified Development Code, the developer is required the most restrictive preservation percent; 25%. 2. As each phase comes through the development process a complete Tree Preservation plan will be required in accordance with Chapter 167. It will be important at that time to show all natural features such as but not restricted to the topography, significant trees, and waterways. 3. If preservation can not be met, on -site mitigation, money in lieu of, or a combination of both will be available upon approval from the Urban Forester. 4. Canopy found within right of way, utility easement, and/or dedicated park land can not be counted toward preserved canopy. FAYETTEVILLE THE CITY OF FAYETTEVILLE, ARKANSAS November 7, 2005 Suzanne Morgan Associate Planner City of Fayetteville 125 W. Mountain St. Fayetteville, AR 72701 Dear Ms Morgan: POLICE DEPARTMENT This document is in response to the request for a determination of whether the proposed R-PZD 05-1796: Planned Zoning District (PARK WEST, 208): Submitted by TRACY HOSKINS PARADIGM DEVELOPMENT for property located at HWY 112 E OF DEANE SOLOMON RD. would substantially alter the population density and thereby undesirably increase the load on police services or create an appreciable increase in traffic danger and traffic congestion. Based on historical data of similar developments, we can estimate the calls for service this area would generate. After comparative analysis of similar developments for planning areas I-5 in the proposed PZD, we estimate an increase in 741 calls for service. This would be a 1.6% increase to our 46,140 calls received in 2004. This number does not include estimates for PA's 11-12, which would add a maximum of 903 additional dwelling units. There are no similar developments for comparison to this use. Development of this size will definitely increase traffic congestion. The included traffic study recommendations should be required. Sincerely Captain William Brown Fayetteville Police Department „. V/iiIq• ... •rd.;.,. •'..• I'i , . I Fayetteville Fire Department 303 W. Center St. Fayetteville AR. 72701 Date: November 2, 2005 To: Suzanne Morgan, Jeremy Pate,. Andrew Garner, and Jesse Fulcher From: Dale Riggins Subject: November 7th Re -zoning review from the Fayetteville Fire Department. --- R-PZD05-1796 (PARK WEST, 208) These 139.45 acres are covered by Engine 2 on North Garland. The property is 3.4 miles from the station with a projected response time of 7.5 minutes to this development and 8 minutes when the maximum build -out is completed. The Fire Department anticipates 388 calls for service (236 EMS & 152 Fire/Other) once the development is completed and maximum build -out has occurred. The 7.5 minute response time is above our response time goal of having the first unit on the scene within 6 minutes, 90% of the time. The service impact of this development will typically take eighteen months, after the development is started, to occur. FAYETTEVILLE THE CITY OF FAYETTEVILLE, ARKANSAS 113 W. Mountain St. Fayetteville, AR 72701 Telephone: 479-444-3472 TO: Suzanne Morgan, Planner FROM: Matt Mihalevich, Park Planner DATE: October 31, 2005 SUBJECT: Parks & Recreation Tech. Plat Review Comments ############################################################################## Meeting Date: November 2, 2005 Item: PZD 05-1796 (Park West, 208) Park District: NW Zoned: R -A Billing Name & Address: Paradigm Development Enterprises, Inc. 1895 West 6"' Street Fayetteville, AR 72701 Current Land Dedication Requirement Money in Lieu Single Family _____@.024 acre per unit = acres @ $555 per unit = $ Multi Family @ .017 acre per unit = acres @ $393 per unit = $ Mobile Home @ .024 acre per unit = acres @ $555 per unit = $ Lot Split @ $555 per unit = $ COMMENTS: On May 3ls', 2005 The Parks and Recreation Advisory Board recommended transferring 5.064 acres of park land from Laureate Fields Subdivision to the future Park West at the Audubon property, the exact location of the park to be determined. Since that time, Laureate Fields has been offered for sale. If the sale goes through the 5.064 acres will not be included as part of Park West. Paradigm is proposing approximately 7 acres of park land to be dedicated with Park West with the remaining dedication in the form of money in lieu. This proposal will be reviewed by Parks staff and submitted to the Parks and Recreation Advisory Board for a recommendation. ■ Please contact the Fayetteville Parks and Recreation office with any questions. R-PZD 05-1796 Oct 24 2005•2:26PM (4' 1443-3383 p.2 EXHIBIT "A" Formerly the "Mike and Brenda Price Property" A part of the Northeast Quarter (NE '/4 of the Southwest Quarter (SW '/°) of Section Twenty-eight (28). Township Seventeen (17) North, Range Thirty (30) West, being more particularly described as follows: Commencing at the Northwest corner of said 40 acre tract, said point being in Arkansas Highway #112; (hence South 01 ° 21 '02 " West along the West line of said 40 acre tract 60.40 feet to an existing iron on the south right-of-way line of said Highway for the true point of beginning; thence South 88 ° 44 '20 " East along said right of way 636.06 feet to an existing iron; thence leaving said right of way South 00 ° 40'42 " East 565.86 feet to an existing iron; thence South 01 O01 ' O5 " West 179.25 feet to an existing iron at a fence corner, thence South 01 ° 01 ' 05 " West 161.92 feet to a set Y:" iron rebar on the proposed north right of way line of an undeveloped street as shown on the master street plan for Fayetteville, Arkansas; thence North 88 ° 33' 19" West along said proposed right of way line 658.07 feet to a set Yz" iron rebar on the West line of said 40 acre tract; thence North 01 0 21 '02 " East 904.60 feet to the point of beginning, containing 13.52 acres, more or less. Formerly the "Graves Property" A PART OF THE EI/2 OF THE 8W114 AND A PART OF THE W1/2 OF THE SE1 /4, ALL IN SECTION 28, T -17-N. R -30-W, BEING MORE PARTICULARLY DESCRIBED AS FOLLOWS: COMMENCING AT THE NW CORNER OF THE NE1/4 OF THE SW 114 OF SAID SECTION 28, AND CONTINUING S 87°14'29" E ALONG THE NORTH BOUNDARY OF SAID 40 ACRE TRACT 634.01 FEET, AND THENCE S 00°11'32" W, 628.47 FEET TO AN EXISTING STEEL FENCE POST, AND THENCE S 03°03'56" W, 178.40 FEET TO AN EXISTING IRON PIN, AT A FENCE CORNER, SAID POINT BEING THE POINT OF BEGINNING; THENCE S 87°1712 E. 1927.53 FEET TO AN EXISTING IRON PIN ON THE WESTERLY RIGHT-OF-WAY OF ARKANSAS HIGHWAY 112, SAID RIGHT-OF-WAY BEING 55 FEET WEST OF SAID HIGHWAY CENTERLINE; THENCE ALONG SAID RIGHT-OF-WAY, S 02°43'05" W, 1453-41 FEET, S 02°02'13" W; 63.14 FEET, S 00°11'37" W. 51.97 FEET, S 03°04'20" E, 40.08 FEET, S 07°04'17° • E, 55.68 FEET, S 11°50'57" E, 58.74 FEET, S 15°35'06" E, 71.32 FEET, AND S 18°14'06" E, 15.95 FEET TO A POINT ON THE EASTERLY BOUNDARY OF SAID 80 ACRE TRACT; THENCE LEAVING SAID RIGHT-OF-WAY S 02°32'41" W, 26.08 FEET TO A FOUND ALUMINUM CAPPED IRON PIN AT THE SE CORNER OF THE SW 1/4 OF THE SEI/4 OF SAID SECTION 28; THENCE N 870905" W, 1322.12 FEET TO AN EXISTING FENCE CORNER AT THE SOUTH QUARTER CORNER OF SAID SECTION 28; THENCE N 87°21'56" W, 1316.30 FEET TO AN EXISTING IRON PIN AT THE SW CORNER OF THE SE 1/4 OF THE SW 114 OF SAID SECTION 28; THENCE N 02°31'02" E ALONG THE WEST BOUNDARY OF THE E112 OF THE SW 1/4, 1672.02 FEET TO A SET IRON PIN, LOCATED 965.00 FEET SOUTH OF THE NW CORNER OF THE NE1/4 OF THE NW1/4; THENCE LEAVING SAID WEST BOUNDARY S 86°5753" E, 656.27 FEET TO A SET IRON PIN; AND THENCE N 03°03'56" E. 161.92 FEET TO THE POINT OF BEGINNING, CONTAINING 106.15 ACRES, MORE OR LESS, FAYETTEVILLE, WASHINGTON COUNTY ARKANSAS. SUBJECT TO: EASEMENTS OF RECORD DESCRIBED AS INSTRUMENT #9344456 & 2002 084864, AND OTHER DOCUMENTS OF RECORD NOT SHOWN HEREON. Formerly the "Vawter Property" A PART OF THE WEST HALF (W 1/2) OF THE SOUTHWEST QUARTER (SW1/4) OF SECTION TWENTY-EIGHT (28), TOWNSHIP SEVENTEEN (17) NORTH, RANGE THIRTY (30) WEST, DESCRIBED AS FOLLOWS: COMMENCING AT THE NORTHWEST CORNER OF THE SW 114 OF SAID SECTION 28-17-30, THENCE 887°14'29T 1320.14 FEET TO A POINT ON Oct 24 2005 2:26PM'1 (4 1 443-3383 p.3 THE EAST LINE OF THE WEST HALF (W 1!2), SOUTHWEST QUARTER (SWV4) SAID SECTION, . THENCE S02°31'02W, 34.99 FEET ALONG SAID EAST LINE TO THE SOUTHERN RIGHT-OF-WAY ARKANSAS HIGHWAY No. 112 AND THE POINT OF BEGINNING. THENCE CONTINUING ALONG SAID EAST LINE S 02°31'02" W. 1298.63 FEET; THENCE N87°16'08"W 600.60 FEET TO THE EAST RIGHT-OF-WAY OF WASHINGTON COUNTY ROAD No. 890, THENCE ALONG SAID RIGHT-OF-WAY N10°49'52" E 321.00 FEET, THENCE WITH SAID RIGHT -OF- WAY N07°55'08'W, 284.30 FEET, THENCE WITH SAID RIGHT-OF-WAY N25°4108W, 166.10 FEET, THENCE WITH SAID RIGHT-OF-WAY N14°35'08"W 576.59 FEET TO THE SOUTHERN RIGHT-OF-WAY OF ARKANSAS HIGHWAY No. 112, THENCE ALONG SAID RIGHT-OF-WAY S87°35'48E 853.75 FEET TO THE POINT OF BEGINNING, ALL LOCATED IN FAYETTEVILLE, WASHINGTON COUNTY, ARKANSAS AND CONTAINING 19.860 ACRES, MORE OR LESS. Tracy K. ci FAX - 575-8202 RPZD05-171 One Mile View 0.1 PARK WEST I I(I te .._e I. 5 r e v ;_ .r. Sy. )Q\ ) 1 111 i•.hE i 1 aQlrsi- � / r t 1 1 ':1. 1 1 \ a` t•: SUBJECT PROPERTY RA 14 µ tpm C-2 RA 'I ! y: 4raa y� r< av ' `.a:r+ it e l fi n ,. v r. . ..r r I 1 : i I R.A :r, Ra �J' Q /, � VIt1Vr1 � 1 J 4 \ "T T J Overview Legend Boundary '- Subject Property ,-, ,___ r � v'PlafYlllMJ flea Q RPZD05-1796 8000%oovwmay oistt 000000 outside City 1 --- - legend 00126.25 0.5 0.75 1 iles N dean Solomon Road a� J m hr cD 0. m rt d rt CD N C fh rt 0 ^, 9. W m o. ® Street IIIrt __ O C _ CD II a 0 Hwy 112 Street "C" 0 :ry I We are concerned not only from an environmental standpoint, but also about possible damage to our property. We have wetlands on our property, just north of the property line. If Park West is developed right up to our property line, with all the infrastructure, foundations, buildings, and streets that could affect the natural flow of water from north to south, those improvements could adversely affect our property. We think it would be appropriate to ask for more time to allow a geologist or an engineer that specializes in wetlands, or whomever the professional would be that could provide a study on the effects development would have, to take a close look at our land, the Park West land, and what adverse effects we might get as a result of development. • Traffic Study MIXED USE DE VEL OPMEN T prepared for: •1 PETERS & ASSOCIATES ENGINEERS, INC • CR'I LS TRAFFIC ENGINEERING- .- P.O. BOX 21638 (501) 225-0500 J LI'1"I'LF, ROCK. ARKANSAS 72221 Highway 112 and Deane Solomon Road Fayetteville, Arkansas {i IP Q REGISTERED PROFESSIONAL ENGINEER moo ERNEST J. PETERS No. 4682 Af Project No.: P-1047 Revised: December 5, 2005 CI TABLE OF CONTENTS EXECUTIVE SUMMARY I INTRODUCTION 5 THE SITE 6 STREET SYSTEM 10 EXISTING TRAFFIC CONDITIONS 10 TRIP GENERATION & SITE TRAFFIC PROJECTIONS 14 TRAFFIC VOLUME ASSIGNMENTS 16 CAPACITY AND LEVEL OF SERVICE 17 TRAFFIC SIGNAL WARRANTS ANALYSIS 23 FINDINGS AND RECOMMENDATIONS 28 FIGURES 34 L� APPENDIX Site Plan Capacity and Level of Service Calculations Traffic Signal Warrants and Results I'FFEIS & ASS WI VIES • E.'.GI]Fl.N5. IM. • • 1 J E PENS k .15so1:1:UEF � euasee rcv. rsc. r = ic.rs 5M([9 Peters & Associates Engineers, Inc., has conducted a traffic engineering study relating to a proposed mixed -use develop- ment (Park West at the Audubon) located on the southwest side of Highway 112 and east of Deane Solomon Road in Fayetteville, Arkansas. The mixed -use development is pro- posed to consist of a variety of commercial and residential uses as indicated on the project site plat (a reduced copy of the plat is included in the Appendix for reference). There are several other developments planned and proposed in the vicinity of this development which have been taken into consideration as a part of this study. Existing 24 -hour traffic counts were gathered by this consult- ant as a part of this study in the vicinity of the site at the fol- lowing locations: Highway 112, Just south of Van Asche Drive (Highway 112 is north/south at this location) • Highway 112 just east of Deane Solomon Road (Highway 112 is east / west at this location) • Van Asche Drive, just east of Highway 112 • Deane Solomon Road, just south of Highway 112 • County Road 894, just west of Deane Solomon Road. There are no planned transportation improvements by the Arkansas State Highway and Transportation Department (AHTD) or by the City in the vicinity of the development. The City is promoting to the public a $160 million bond issue. In- cluded as a part of this bond issue is to widen Highway 112 from 1-540 to the north to Van Asche Drive to a four -lane roadway. This has not been included as a part of this study because it has not yet been approved. Projected traffic volumes for full -build -out of the proposed de- velopment were calculated. These projected trips were added to the existing traffic volumes with the an eight percent per year growth rate for five -years included to account for the planned and proposed development in the vicinity of the site, which resulted in total projected traffic volumes at full -build - Page I out of the Park West development. Additionally, projected traf- fic volumes for Phase 1 (includes Phases 1A and 1 B) only of the Park West development were calculated. These Phase 1 projected trips were added to the existing traffic volumes in the vicinity of the site. Capacity and LOS analysis was performed for AM and PM peak hours for the projected full -build -out of this development with a five-year growth factor included in the projected traffic conditions with the roadway improvements and schematic lane geometry and recommended minimum turn -lane lengths shown on Figure 11, "Recommended Schematic Lane Geometry." Additionally, capacity and LOS was performed for AM and PM peak hours for the projected Phase 1 development of the site. Recommendations for improvements to accommodate the traf- fic associated with this development (plus five-year growth) have been identified. Staged implementation of overall im- provements consistent with the individual phases of develop- ment as described have been examined and found to be rea- • sonable and appropriate to mitigate traffic impacts associated with the development. Recommendations resulting from this analysis are as follows: • It is recommended that the roadway lane geometry, recom- mended turn -lane lengths and traffic signal control be con- structed as shown on Figure 11, "Recommended Sche- matic Lane Geometry." These proposed roadway improve- ments should be constructed consistent with development phases as proposed. • It is recommended that Park West Boulevard be con- structed as boulevard type facility from Highway 112 to the first north/south street to the west, and then as a two-lane street with adjacent parallel parking from the first north/south street west of Highway 112 to west of New Street C (as depicted on the attached site plan). It is also recommended that Park West Boulevard be constructed as a three -lane roadway from just west of the parallel parking to Dean Solomon Road. Additionally, it is recommended Pb LEES e ASSOCI JES • Page 2 1 r • that turn lanes with appropriate tapers be constructed on Park West Boulevard at intersections with cross streets as has been proposed. • It is recommended that New Street C be constructed as a 28 -foot wide roadway plus adjacent on -street parking within the proposed development. This street will connect with existing Truckers Lane to the south. • It is recommended that, as a part of this development, Deane Solomon Road be realigned slightly to the east to intersect Highway 112 and be constructed as a 36 - foot wide roadway within the project limits. • It is recommended that a fully actuated traffic signal be installed at the Highway 112 and Park West Boulevard intersection coincident with the site development. • It is recommended that this developer participate in the • cost of construction of a fully actuated traffic signal at the Highway 112 and Van Asche Drive intersection. (Full -build site -generated traffic is calculated to be ap- proximately 36 percent of the projected total volume on Van Asche Drive.) The full extent of improvements to mitigate traffic impacts associated with this development for full -build conditions is shown on Figure 11, "Recommended Schematic Lane Ge- ometry." For Phase 1 development, the following improvements should be made: • A fully actuated traffic signal be installed at the High- way 112 and Park West Boulevard intersection. • This developer should participate in the cost of con- struction of a fully actuated traffic signal at the Highway 112 and Van Asche Drive intersection. • I•ETERS a s U: t � evaseixs. ,u. Page 3 v •• It is recommended that, as a part of this development, Deane Solomon Road be realigned slightly to the east to intersect Highway 112 and be constructed as a 36 - foot wide roadway within the project limits. • Improvements on Highway 112 at the following loca- tions as a part of Phase 1 development should be the same as those called for as a part of full -build condi- tions (see Figure 11, "Recommended Schematic Lane Geometry,": o Highway 112 and Park West Boulevard o Highway 112 and New Street A o Highway 112 and New Street B o Highway 112 and New Street D o Highway 112 and Deane Solomon Road. Roadway improvements and traffic signal designs on High- way 112, in the vicinity of the site, must conform to AHTD and City of Fayetteville standards and will require approval • by both AHTD and the City. Roadway improvements to all other roadways, in the vicin- ity of the site, must conform to City of Fayetteville stan- dards and will require approval by the City. PETERS & ASco1:IvrE5 • E%WNE n. In:. Page 4 9Th .. ©'x t • ' • , • Peters & Associates Engineers, Inc., has conducted a traffic engineering study relating to a proposed mixed -use development (Park West) located on the southwest side of Highway 112 and east of Deane Solomon Road in Fa- yetteville, Arkansas. The mixed -use development is pro- posed to consist of a variety of commercial and residen- tial uses as indicated on the project site plat (a reduced copy of the plat is included in the Appendix for reference). There are several other developments planned and pro- posed in the vicinity of this development which have been taken into consideration as a part of this study. This is a report of methodology and findings relating to a traffic engineering study undertaken to: o Evaluate existing traffic conditions at the site. o Ascertain projected traffic operating conditions at ad- jacent study intersections and the new street intersec- tions proposed to serve the development with five- year background growth not associated with the site. o Identify the effects on traffic operations resulting from existing traffic with a five-year growth factor in combi- nation with site -generated traffic associated with the development. o Evaluate proposed access to the site and make rec- ommendations for mitigative improvements which may be necessary and appropriate to ensure mini- mum impact and acceptable traffic operations. o Examine staged implementation of improvements consistent with development phases as planned. In the following sections of this report there are presented traffic data, study methods, findings and recommenda- tions of this traffic engineering investigation. The traffic engineering study is technical in nature. Analysis tech - 'E 1681 & ASv_'l)CIA[E eciaeenr. nc. Page 5 niques employed are those most commonly used in the traffic engineering profession for traffic impact analysis. Certain data and calculations relative to traffic operational analysis are referenced in the report. Complete calcula- tions and data are included in the Appendix of the report. The location of the development is within the City of Fa- yetteville in Washington County, Arkansas. The site is located on the southwest side of Highway 112 and east of Deane Solomon Road. The proposed development site location and vicinity are shown on Figures 1 and 2, which follow. • ENMNEIEN, IY'. Page 6 Access to the site, as shown on the site plan, is from several points of access. Access to the site has been analyzed for the following intersections as a part of this study: o Highway 112 and Par West Boulevard o Highway 112 and New Street A o Highway 112 and New Street B o Highway 112 and New Street D o Highway 112 and Realigned Deane Solomon Road o Park West Boulevard and New Street C o Park West Boulevard and Realigned Deane Solomon Road o Park West Boulevard and New Street C o Highway 112 and Van Asche Drive. The site plan shows the proposed residential locations, the tracts for proposed commercial and the approximate location of the new streets. The site currently is an undeveloped tract. The phases of the site are listed on Table 6, "Trip -Generation Summary," and are summarized as follows: • .I'E fEKS &.\SFUCi:vfE5 Page 7 Phase 1A -Panning Area 1 The Heights at Park West o Realignment and reconstruction of Deane Solomon Road o Closing of existing intersection of Dean Solomon Road and Highway 112 o Extension of Honey Lane o First dedication of Park Land to the Parks Department of approximately 2.18 acres. Phase 1B -Planning Area 14 Thoroughfare Commer- cial o Improvements to Highway 112 including widening, curb and gutter, and storm drainage o Signalization per traffic study and AHTD o Extension of public utilities o Construction of boulevard entrance to Planning Area 11 o Detention facilities in Planning Area 19. Phase 2 -Planning Area 2 Townhomes/Single Family • Attached o Internal infrastructure o Extension of public utilities o Development of preserve/botanical area Planning Area 7 o Street extension to Planning Area 1 and Highway 112 o Dedication of Park Land to the Parks Department of approximately 1.73 acres. Phase 3A -Planning Area 11 Mixed Use (east) o Internal infrastructure o Extension of public utilities o Construction of civic lawn Planning Area 10 o Development of preserve/botanical area Planning Area 8 o Extension of Park West Boulevard o Secondary connection to Highway 112 o Expansion detention facilities Planning Area 9. rerEas & ASS x;IKYF;5 Page 8 • ,t,.+ f r Phase 3B -Planning Area 11 Mixed Use (west) o Internal infrastructure o Extension of public utilities o Development of preserve/botanical area Planning Area 8 o Secondary connection to Planning Area 1 and Plan- ning Area 2 o Expansion detention facilities Planning Area 9. Phase 4-Plannina Area 5 Multi -Family Residential o Extension of public utilities o Dedication of remaining Park Land to the Parks De- partment o Local infrastructure. Phase 5 -Planning Area 14 Neighborhood Commercial o Extension of public utilities o Local infrastructure. • Phase 6 -Planning Area 12 Mixed Use o Extension of public utilities o Secondary street connection to south property line. Phase 7 -Planning Area 4 Courtyard Condominiums o Extension of public utilities o Local infrastructure. Phase 8 -Planning Area 3 Plaza Condominiums o Extension of public utilities o Local infrastructure. • �� rereas a %S=OVIsas r ea,axiev. n,:. Page 9 ,. R-.1 Highway 112, throughout the vicinity of the site, consists of two lanes and is constructed with shoulders and drain- age ditches. There are no sidewalks and the speed limit is 45 miles per hour in the vicinity of the site. This high- way is constructed with asphalt. Van Asche Drive is two lanes and serves as the east leg where it intersects Highway 112 at the location where Highway 112 changes from northbound and southbound to eastbound and westbound. Van Asche Drive is asphalt and constructed with shoulders and drainage ditches with no sidewalks. Deane Solomon Road, just south of Highway 112, is a two-lane asphalt roadway constructed with curbs and gut- ters. There are sidewalks along the west side of the road. There are no existing traffic signals in the immediate vi- cinity of the study area. r Hourly, 24 -hour traffic counts were made at the following locations in the vicinity of the site by this consultant as a part of this study: STREET 24 -HOUR TWO-WAY VOLUME TABLE & CHART Highway 112, Just South of Van Asche Drive 6,789 Table 1/Chart 1 Highway 112, Just East of Deane Solomon Road 5,434 Table 2/Chart 2 Van Asche Drive, Just East of Highway 112 3,103 Table 3/Chart 3 . ... ,.... , .,.,....o,. _ . ..................w.._ ..,.._.: .. ..,.�....� __.- _. __.. Deane Solomon Road, Just South of Highway 112 782 Table 4/Chart 4 County Road 894, just west of Deane Solomon Road 152 Table 5/Chart 5 Hourly 24 -hour traffic count data at these locations is summarized on Table and Chart 1 - 5 which follow. The 24 -hour count data, made as a part of this study, is shown on Figure 3, "Existing Traffic Volumes." PE YERS & ASSOCI.TES • Page 10 Hwy 112, Just South of Van Asche Dme • TIME Northbound Southbound NB + 5B 01:00 PM 241 195 436 02:00 PM 201 230 431 03:00 PM 259 260 519 04:00 PM 284 296 580 05:00 PM 294 278 572 06:00 PM 159 171 330 07:00 PM 129 117 246 08:00 PM 92 97 189 09:00 PM 51 57 108 10:00 PM 30 34 64 11:00 PM 16 27 43 12:00AM 9 10 19 01:00 AM 13 11 24 02:00 AM 9 7 16 03:00 AM 7 9 16 04:00 AM 15 18 33 05:00 AM 32 56 88 06:00 AM 139 179 318 07:00 AM 296 253 549 08:00 AM 289 215 504 09:00 AM 198 163 361 10:00 AM 208 206 414 11:00 AM 230 234 464 12:00 PM 221 244 465 • 24 -Hour Total: 3422 j 3367 6789 Table 2 —Chart 2 24 -Hour Traffic Counts Highway 112, Just East of Deane Solomon Road 300--My,112. Mlrasl al Demo.Solomon.HwY:TNfi[HavIY'/o4nua______._._.___—_ o Eastlputll 250 E 200 >iso — F w ® Q$Q�Q�Q�Q�Q�Q�Q�Qd Q�Q�P�P�P�P$P�P�P�P�P�P�P�Q� o.�o o� o"oe rp�Po 8O �og5Po°D ^<P, Ro`�o SPo cPo°5Po �zp N 0 8oR^oR;5P< Hour • ^ rererzs x asava:vres JN 200 250 E 200 £i5u. ia0• 50 0 ero�unw.a I �a • soweoML., i I Q4 Q+ e Q4 Q� Q4 Q+ Q+ Q� Q+ Q+ 4 4 4 • 4 P4 Pt 4 PN P4 P4 .. o`�o 9po rpo'10 Npc,O8o`PcP�Pd 8. `P, Ipti p � '�`po Q c & rp Np rp CPrp& Np 5 w Hour Table I —Chart I 24 -Hour Traffic Counts Highway 112, Just South of Van Asche Drive 71ME Hwy 112. Just East of Deane Solomon Road Eastbound Westbound EB + WB 01:00 PM 158 156 314 02:00 PM 186 192 378 03:00 PM 211 220 431 04:00 PM 240 241 481 05:00 PM 225 274 499 06:00 PM 139 149 288 07:00 PM 95 112 207 08:00 PM 79 98 177 09:00 PM 46 55 101 10:00 PM 28 40 68 11:00 PM 22 19 41 12:00 AM 8 0 8 01:00 AM 9 7 16 02:00 AM 6 9 15 03:00 AM 7 7 14 04:00 AM 15 9 24 05:00 AM 45 26 71 06:00 AM 145 98 243 07:00 AM 205 230 435 08:00 AM 174 161 335 09:00 AM 132 135 267 10:00 AM 167 147 314 11:00 AM 190 132 322 12:00 PM 198 190 388 24 -Hour Total: 2727=fl 2707 5434 Page II TIME Van Asche Drive, Just East of Hwy 112 Eastbound Westbound EB+WB 01:00 PM 84 86 170 02:00 PM 114 101 215 03:00 PM 110 139 249 04:00 PM 137 136 273 05:00 PM 143 132 275 06:00 PM 80 50 130 07:00 PM 55 49 104 08:00 PM 53 40 93 09:00 PM 22 20 42 10:00 PM 11 5 16 11:00 PM 3 7 10 12:00 AM 4 0 4 01:00 AM 4 2 6 02:00 AM 3 3 6 03:00 AM 5 5 10 04:00 AM 8 15 23 05:00 AM 28 38 66 06:00 AM 87 83 170 07:00 AM 139 117 256 08:00 AM 102 119 221 09:00 AM 83 88 171 10:00 AM 73 113 186 11:00 AM 82 98 180 12:00 PM 117 110 227 24 -Hour Total: 1547 1556 3103 45 40 35 2 30 0 > 25 0 20 15 10 5 0 Table 4 —Chart 4 24 -Hour Traffic Counts Deane Solomon Road, Just South of Highway 112 M1uIbiIi..iI.iIiIitLbJ1 c4o do �Rd'86R d1°^N8'8Rd.,�dt8Q dt86d'6o Ham rerEKS & Assoctcrrs C]I:OLtItl. ov. W Gil U sf. � ISO IYLIan➢Yu➢4+Y...oIP..��.Y _..Y➢�Y.Y.Is.•�Y➢. • Eastout 140 • wesmana 130 100 a a ao x 40 a`'" a`a a`� aJ a`� e•* a`° a`° a^° aJ e•* r`° a` a' r`3 Pa e•* r`3 r`° .�' r'T r`a r`° a•* °`�A�o �d�°`•�c V$o �iY�BI$ ��� $�' �i4°`$5�0 $duo $d �`'�o `'�&'�8��°$�^�4� HWI Table 3 —Chart 3 24 -Hour Traffic Counts Van Asche Drive, Just East of Highway 112 TIME Deane Solomon Rd., Just South of Highway 112 Northbound Southbound NB + SB 01:00 PM 26 21 47 02:00 PM 27 29 56 03:00 PM 26 26 52 04:00 PM 32 37 69 05:00 PM 43 26 69 06:00 PM 18 30 48 07:00 PM 10 19 29 08:00 PM 9 11 20 09:00 PM 6 4 10 10:00 PM 7 2 9 11:00 PM 3 0 3 12:00 AM 1 1 2 01:00 AM 0 2 2 02:00 AM 1 2 3 03:00 AM 1 0 1 04:00 AM 0 2 2 05:00 AM 2 9 11 06:00 AM 7 26 33 07:00 AM 35 41 76 08:00 AM 35 38 73 09:00 AM 29 22 51 10:00 AM 14 7 21 11:00 AM 28 20 48 12:00 PM 18 29 47 24 -Hour Total: 378 j 404 782 Page 12 • • TIME County Road 894 Eastbound + Westbound 01:00 PM 10 02:00 PM 8 03:00 PM 12 04:00 PM 13 05:00 PM 14 06:00 PM 8 07:00 PM 5 08:00 PM 5 09:00 PM 3 10:00 PM 2 11:00 PM 1 12:00 AM 1 01:00 AM 0 02:00 AM 0 03:00 AM 0 04:00 AM I 05:00 AM 2 06:00 AM 8 07:00 AM 13 08:00 AM 11 09:00 AM 9 10:00 AM 7 11:00 AM 8 12:00 PM 11 24 -Hour Total: 152 1'li rEl<5 I . h ASvot'VIES M:. 5,rt.f Ot fir. ei 14 otastaN • Weslbo' pJ44 p3 p4' p`t p`!p7'pd pel'pd' 94 pd 1p' Q Pip?P�'P�'QSl P�pd'PJ ucTz o,`Poq°o°°cpdo d' pepo o°Ip$�8^ cPNo°,�o� o�,�Rp & o°yon $,$m5P Rp$�8 0� Hour Table 5 —Chart 5 24 -Hour Traffic Counts County Road 894, Just West of Deane Solomon Road Page 13 • . . The Trip Generation, an Informational Report, 2003, • published by the Institute of Transportation Engineers O I (ITE) and The Trip Generation Software (Version 5 by Microtrans), were utilized in calculating the magnitude of traffic volumes expected to be generated by the pro- posed residential and commercial land uses of this de- velopment. These are reliable sources for this informa- tion and are universally used in the traffic engineering profession. Using the selected trip generation rates, calculations were made as a part of this study to provide a reliable estimate of traffic volumes that can be expected to be associated with the development as proposed. Apply- ing the appropriate trip generation rates to the land use proposed for the development makes these calcula- tions. Results of this calculation are summarized on Table 6, "Summary of Trip Generation," below. These calculations indicate that approximately 26,067 • vehicle trips (combined in and out) per average week- day are projected to be generated by the proposed resi- dential and commercial land uses on this site. Of this total, approximately 1,274 vehicle trips are estimated during the traffic conditions of the adjacent street AM peak hour and approximately 2,442 vehicle trips are estimated during the traffic conditions of the adjacent street PM peak hour. The data for the commercial land use has been ad- justed for "internal trip capture" (i.e. multi -purpose trips within the site as opposed to new trips for each site land use). These data have not been adjusted for "pass -by" trips (i.e. that portion of the site destined traffic likely to come from the existing adjacent street traffic stream) due to the land uses and location of the site. The majority of the vehicle trips destined for the site will not be in the existing traffic volumes. PETERS & ASSOCIATES • LM%6hLHS. IV Page 14 C1 • `1 .' r_ I_ g rf! .., .. PHASE=1. Single Famly Resdiential (PA -I) Preserve / Botanical / Detention (PA -6) Parks / Trails PA -15 91 Units 210 4.85 Acres n/a 7.18 Acres 411 871 0 11 17 0 0 51 0 0 58 0 0 34 0 0 Thouroghfare Commercial (PA -14)` Preserve / Botanical/ Detention (PA -9) 200,000 sq. ft. 820 10.47 Acres n/a 6,870 0 101 0 64 0 268 0 312 0 PHASE 1(INCLUDES 1A AND 15) SUB -TOTAL: %OFTOTAL FOR PHASE 1 PflLUES IA AND 15): 7,752 r' 118 115 346 346 PHASE 2 Residential Townhouses (PA -2) Preserve / Botanical / Detention (PA -6) 73 Units 1.17 Acres 230 n/a 428 0 5 0 5 27 0 27 26 0 26 12 0 12 PHASE 2 SUB -TOTAL: °/O OFTOTAL FOR PHASE 2: 428 PHASE 3 Preserve / Botanical/ Detention (PA -6) Qrt Lawn (PA -10) Mued-Use District North (PA-11-East) Preserve / Botanical / Detention (PA -9) 2.31 Acres 1.29 Acres 260,000 sq. ft. 10.47 Acres n/a n/a 820 & 710 n/a 0 0 5,897 0 0 0 243 0 0 0 67 0 0 0 220 0 0 0 364 0 Mzed-Use District North (PA-11-We3)* Preserve / Botanical/ Detention (PA -9) 260,000 sq. R. & 710 10.47 Acres n/a 5,897 0 11,794 243 0 486 67 0 134 220 0 440 364 0 728 PHASE 3 (INCLUDES 3A AND 3B) STAL: %OF TOTAL FOR PHASE 3 INCLWES 3A35): FAN:D3 PHASE 4 MutFamiy Residential PA -5 172 Units 220 1,156II �. 17 I71 II69 38 ^/o OF TOTAL FOR PHASE 4: __. PHASE 5 Ne' hborhoo I Commercial PA -13 ' 15,000 sq. ft. 814 I 532 II 0 0 14 I 18 %OF TOTAL FOR PHASES: PHASE 6 Moed-Use District South PA12 * 60,000 sq. R. 1820 & 710 I 1,364 II 56 I 16 II 51 77 "/o OF T0'TA L FOR PHASE 6: PHASE 7 Courtyard Muit-Famy Residential (PA -4) 313 Units I 220 2,103 31 128 I 125 I 69 % OF TOTAL FOR PHASE 7: PHASE 8 Plaza Condominiums Residential (PA -3) 160 Units 230 936 ii 11 I 5 II 56 I 27 %OFTOTAL FOR PHASE 8: ALL BUILD -OUT TOTALS: . ,, TOTAL FULL BUILD -OUT ENTERING + EXITING 'These volumes adjusted to reflect 20% internal capture for the retail uses. 724 550 II 1127 1315 — VVf\„c S. rvcnP1. •� Table 6— Trip Generation Summary e\ia.rLj 'C. Page 15 TRP+KLM1.:.. .S • Residential traffic, as will be associated with this site, or- dinarily does contribute to the adjacent street traffic condi- tions during the on street AM peak traffic hour and the PM peak traffic hour. Accordingly, both the AM and PM peak traffic periods of the adjacent streets in the immediate vi- cinity of the site are the traffic operating conditions which have warranted primary traffic analysis as a part of this study. Once projected traffic was estimated for the site, direc- tional distributions were made to reflect the percent of left and right turns at the study intersections. Directional dis- tribution percentages used in this report are shown on Figure 4, "Directional Distribution - Site Traffic." The directional distribution percentages for site traffic have been equated to percentage turns for each move- ment at study intersections. These values are shown on: • • Figure 5, "Entering Traffic Percentage Turns" • Figure 6, "Exiting Traffic Percentage Turns." The projected traffic volumes shown on Figure 7, "Full Build -Out Site -Generated Traffic Volumes," result from applying the projected entering and exiting percentages shown on Figures 5 and 6 to the projected full build -out site -generated traffic summarized on Table 6, "Trip Gen- eration Summary." The existing traffic volumes have been increased with a five-year growth rate of eight percent per year. This growth rate is representative of recent traffic volume in- creases in the vicinity. The full development site - generated traffic volumes, shown on Figure 7 and existing background traffic volumes with five-year growth factor have been combined and the results are depicted on Fig- ure 9, "Full Build -Out Site -Generated Traffic with Five - Year Growth Plus Existing Traffic Volumes." YE IERS & AssoCINrEs • Page 16 • T. r Analysis was also done for development of Phase 1 (includes Phases 1A and 1 B) as proposed and the Phase 1 site -generated traffic volumes are shown on Figure 9, "Phase 1 Site Generated Traffic Volumes." The volumes shown on Figure 9 have been combined with existing traf- fic volumes and the results are depicted on Figure 10, "Phase 1 Site -Generated Traffic Plus Existing Traffic Vol- umes." Traffic volumes shown on Figures 8 and 10 are the val- ues used in traffic volume assignments and capacity and level of service calculations conducted as a part of this study. The effect of existing background traffic (i.e. the adjacent street non -site traffic which exists) and back- ground growth has thus been accounted for in this analy- sis. Generally, the "capacity" of a street is a measure of its • • ability to accommodate a certain magnitude of moving vehicles. It is a rate as opposed to a quantity, measured in terms of vehicles per hour. More specifically, street capacity refers to the maximum number of vehicles that a street element (e.g. an intersection) can be expected to accommodate in a given time period under the prevailing roadway and traffic conditions. Level of Service (LOS) ordinarily has a letter designation relative to the various operating characteristics, ranging from "A" as the highest quality to "F" representing consid- erable delay. The various Levels of Service are generally described as follows: • 1 PECEHS k ASE0U ;TES �i GH:I>ILY.t'. Of. Page 17 L. •: a w.. c .,. r+ 0 T- r , 'sf•.$}1^O� Ku4 /rora..M F -a. Jq�.� - GGll p x Ik i V44P geSCq tlO�ivV.ry Y T',Hf�� m-Ig�l.yl A <10 This LOS is'a free flow conditioh,,with vehicles acting nearly independently to one another. There is little or no delay. B >10 and <15 This LOS is slightly restrictive condition with short traffic delays. The presense of other vehicles is=noticeable by the driver. This LOS is the design level that engineers strive for during the C >15 and <25 service life of the facility. -LQS C results from an average delay. The traffic flow is stable, but morel restrictive. This LOS is noticeably more=restrictive, and there are long D >25 and <35 traffic delays. This LOS results in;poor driver' comfort and in greater accident probabilities,,, x ;; At this LOS, the intersection, is�operating at capacity with little or E >35 and <50 no gaps. There are very long`traffic delays and unstable intersection operation. F >50 At this LOS, there are more vehicles arriving at the approach than can be discharged. Extreme delays will be encountered. 'M;�Av ` T%talDela sec /,veh`�� "r' `I = .�^:u�= Qes'ciption ThUkfl' A <10 This LOS is a free flow condition, with vehicles acting nearly independently to one another. There is little or no delay. B >10 and <20 This LOS is slightly restrictive condition with short traffic delays. The presense of other vehicles is noticable by the driver. This LOS is the design level` that engineers strive for during the fl C >20 and 535 :. service life of the facility. LOS:C results from an average delay. The traffic flow is stable, but more restrictive. This LOS is noticeably more restrictive, and there are long D >35 and <55 traffic delays. This LOS results in poor driver comfort and in greater accident probabilities. At this LOS, the intersection is operating at capacity with little or E >55 and <80 no gaps. There are very long traffic delays and unstable intersection operation. F >80 At this LOS, there are more vehicles arriving at the approach than can be discharged. Extreme delays will be encountered. r 'E fEIt5 d' d5_UCIIF,v • E]I:IW[Y.5. IY1. Page I 8 Traffic operational calculations were performed as a part of this study for traffic operating conditions of projected traf- fic. This analysis was performed using Synchro Version 6, 2003. This computer program has been proven to be reli- able when used to analyze capacity and levels of traffic service under various operating conditions. Detailed cal- culations for all capacity calculations are included in the Appendix. The adjacent street AM and PM peak traffic periods were used for these calculations. Factors included in the analysis are as follows: • Existing traffic patterns. • Directional distribution of projected traffic volumes. • Existing and proposed intersection geometry (including elements such as turn lanes, curb radii, etc.). • Existing background traffic volumes, growth in back- ground traffic volumes and projected site -generated volumes. • Existing or proposed traffic control. • Capacity and LOS analysis was performed for the pro- jected full build -out of this development with a five-year growth factor included in the projected traffic conditions for the following intersections: o Highway 112 and Park West Boulevard o Highway 112 and New Street A o Highway 112 and New Street B o Highway 112 and New Street D o Highway 112 and Realigned Deane Solomon Road o Park West Boulevard and New Street C o Park West Boulevard and Realigned Deane Solomon Road o Highway 112 and Van Asche Drive. This analysis was performed for AM and PM peak hours projected traffic. For full build -out of the development with five-year growth projected traffic conditions, analysis was conducted with the roadway improvements and schematic lane geometry and recommended minimum turn lane ,, re reres ,c .vssociarce Page 19 1±rflfflThB EftEt13 lengths shown on Figure 11, "Recommended Schematic Lane Geometry," found as a part of the analysis of the study to be necessary for acceptable traffic operations. Additionally, capacity and LOS was performed for AM and PM peak hours for the projected Phase 1 develop- ment generated traffic plus existing traffic volumes. CAPACITY ANALYSIS Results and Level of Service Analysis - Full Build -Out Projected Traffic with Five -Year Growth Traffic volumes used for the projected traffic conditions for full build -out of this development with a five-year growth factor included are shown on Figure 8, "Full Build -Out Site -Generated Traffic with Five -Year Growth Plus Existing Traffic Volumes." The operating conditions projected to exist at these intersections are summarized in Table 7, "Level of Service Summary - Full Build Pro- jected Traffic Conditions with Five -Year Growth." •� • -• W W W W J �... F R' S m F O O AM PM Highway 112 and Deane Solomon Road SIGN A A A D B n/a SIGN A A A C CI n/a PM PM Park West Boulevard and Deane Solomon Road SIGN B B A A A A A n/a SIGN B B B A A A A n/a AM PM Highway 112 and New Street B SIGN _ A A A _ C _ C n/a SIGN _ A B A F _ CI n/a PM PM Highway 112 and Van Asche Drive SIGNAL C A B C _ B B ® SIGNAL C A B r B _ B B AM PM Park West Boulevard and New Street C SIGN A A A A B A B n/a SIGN A A A A E B D n/a PM PM NewStreetDandNewStreetC SIGN B B A A n/a SIGN C C A A n/a AAA PM Highway 112 and New Street A SIGN E _ B A A A n/a SIGN F _ C ® B A II A n/a PM PM Highway 112 and Park West Boulevard SIGNAL C _ B A A ® B B 9K D C D A D D - 7 - PM PM Highway 112 and New Street o SIGN F _ C B A A n/a ® SIGN F _ F C A A n/a Table 7 - Level of Service Summary - Full Build Projected Traffic Conditions with Five -Year Growth Acre S k AS sot:IAIES LNGI%ELCY, INC. Page 20 • • • r1 LJ • li�.. PErEN5 h d]SUI:I:\'f F'5 i,Er E\Itl. PC. tEGIS As indicated in Table 7, vehicle movements at the study intersections with capacity and LOS results demonstrat- ing very long traffic delays (LOS "E" or "F") during the AM and/or PM peak hours projected traffic conditions at full build -out of the site are the following: • The northbound left -turn vehicle movement on High- way 112 at New Street B with "Stop" sign control during the PM peak hour (LOS "F"). • The northbound thru / left -turn vehicle movement on New Street C at Park West Boulevard with "Stop" sign control during the PM peak hour (LOS "E"). • The eastbound left -turn movement on New Street A at Highway 112 with "Stop" sign control during the AM peak hour (LOS "E") and the PM peak hour (LOS "F'). • The eastbound left -turn movement on New Street D at Highway 112 with "Stop" sign control during the AM and PM peak hours (LOS "F"). • The eastbound right -turn movement on New Street "D" at Highway 112 with "Stop" sign control during the PM peak hour (LOS "F'). Delay is caused by the much higher volumes on Highway 112. Additionally, there is reserve capacity at the inter- section of Highway 112 and West Park Boulevard (recommended for traffic signal control) allowing the op- tion for vehicles turning left from New Street A and /or New Street D at Highway 112 to utilize the recommended traffic signal just at West Park Boulevard. All other vehicle movements analyzed are expected to operate at LOS "D" or better during the AM and PM peak hours for full development projected traffic conditions with a five-year growth factor included. Page 21 ;a Results and Level of Service Analysis - Proiected Traffic with Development of Phase 1 (Includes 1A and 1B) Plus Existing Traffic Volumes Capacity and LOS analysis was performed for the pro- jected Phase 1 development projected traffic conditions. This analysis was performed for the following intersec- tions for Phase 1 projected traffic conditions: o Highway 112 and Park West Boulevard o Highway 112 and New Street A o Highway 112 and New Street B o Highway 112 and New Street D o Highway 112 and Realigned Deane Solomon Road o Highway 112 and Van Asche Drive. Traffic volumes used for the projected traffic conditions for Phase 1 development plus existing traffic volumes are shown on Figure 10, "Phase 1 Site -Generated Traffic Plus Existing Traffic Volumes." The operating conditions projected to exist at the study intersections are summa- • rized in Table 8, "Level of Service Summary - Phase 1 Projected Traffic Conditions." PROJECTED TRAFFIC CONDITIONS PHASE 1 (INCLUDES 1A& 1B) DEVELOPMENT o B ''g'' - Ii - . 3 i i z Kim r• e s c PM PM Highway 112 and Deane Solomon Road SIGN A A A B SGN —I A 1A A —1C1 B Inia PM PM Highway 112 and New StreetB SIGN A A A B B Na SIGN A A Ap IBIB1 In/a AM PM Highway 112 and Van Asche Drive SGN1L C A B B — B A SIGNAL B A1 I B — B B B AM PM Highway 112 and New Street A SGN C a — A A — A n/a SGN C SI A A A Na PM PM Highway 112 antl Park West Boulevard SGNAL D C A A A A — SGNAL C B 1AA 1A B A 1A1 A — A Na AM PM Highway 112 and New StreetD SCN C SCN D B1 1A A A Na Table 8 - Level of Service Summary - Phase I Projected Traffic Conditions 18 FE1tS & ASSlll:i..rES • e.>r, flu u,'.. Page 22 n • I T- .ft, r As indicated in Table 8, all vehicle movements analyzed are expected to operate at LOS "D" or better during the AM and PM peak hours for Phase 1 development pro- jected traffic conditions with recommended traffic signal control at the intersection of Highway 112 and Park West Boulevard and the intersection of Highway 112 and Van Asche Drive. In evaluating the need for a traffic signal, certain estab- lished warrants must be examined by a comprehensive investigation of traffic conditions and physical characteris- tics of the location. The decision to install a traffic signal at a particular location must be evaluated quantitatively relative to these warrants. Satisfaction of conditions for only one of the warrants, as specified, is required for sig- nalization. These warrants, as specified in the Manual on Uniform Traffic Control Devices (MUTCD), are described in detail in the appendix of this report. They are summa- rized as follows: ♦ Warrant One: Eight -Hour Vehicular Volume ♦ Warrant Two: Four -Hour Vehicular Volume ♦ Warrant Three: Peak Hour ♦ Warrant Four: Pedestrian Volume ♦ Warrant Five: School Crossing ♦ Warrant Six: Coordinated Signal System + Warrant Seven: Crash Experience ♦ Warrant Eight: Roadway Network Traffic signal warrants analysis was made for projected traffic conditions for full build -out of this development with a five-year growth factor included and for Phase 1 (includes Phases 1A and 1B) plus existing traffic volumes for the following intersections: • Highway 112 and Park West Boulevard • Highway 112 and Van Asche Drive. rerees & ASSOtIATEs ENIZI%� Page 23 Tb • Signal Warrants Results Highway 112 and Park West Boulevard It was found that traffic signal warrants are projected to be met for the intersection of Highway 112 and Park West Boulevard at full build -out of this development with a five- year growth factor included and for projected traffic condi- tions associated with the Phase 1 development and with the eastbound right -turns factored out. Volumes are projected to be sufficient at the intersection of Highway 112 and Park West Boulevard to satisfy War- rants 1A, 16, 1AB, 2 and 3. Traffic signal control would be appropriate for this intersection to coincide with the development as proposed and the herein recommended roadway improvements. Full -build traffic signal warrants analysis results for the intersection of Highway 112 and Park West Boulevard are summarized in Table 9, "Traffic Signal Warrants Results - Highway 112 and Park West Boulevard - Projected Conditions with Five -Year • Growth." Volumes are also projected to be sufficient at the inter- section of Highway 112 and Park West Boulevard to sat- isfy Warrants 1 B, 2 and 3 with the development of Phase 1. Traffic signal control would be appropriate for this in- tersection to coincide with the development of Phase 1 as proposed and the herein recommended roadway im- provements to that intersection. The Phase 1 traffic sig- nal warrants analysis results for the intersection of High- way 112 and Park West Boulevard are summarized in Table 10, "Traffic Signal Warrants Results - Highway 112 and Park West Boulevard - Projected Conditions with Phase 1 Development." I e Felts & :\SSIJUI\9h'5 • epr,,vnux, nc. Page 24 • FINAL RESULTS: Traffic Signal Warrants Analysis Full -Build with 5-Yr Growth Projected Conditions Hour warrant was met: Major SL: Highway112 Minor St.: Park West Bkd. VOLUME COMB. 4 Hr. Peak 350 525 280 420 105 52 84 41 SUM MAX. HOUR MAJOR MINOR 1A 1B 1AB 2 3 7:00 1390 111 I I I 1 1 1 1 8:00 1067 87 0 1 1 1 1 1 1 9:00 850 63 0 1 0 0 1 1 0 Table 9 10:00 1049 72 0 1 0 0 1 1 0 Traffic Signal Warrants Results 11:00 1228 98 0 1 1 1 1 1 1 12:00 1367 189 1 1 1 1 1 1 1 Highway 1 12 and 13:00 1505 187 1 1 1 1 1 1 1 Park West Boulevard 14:00 1487 188 1 1 1 1 1 1 1 Projected Conditions 15:00 1555 205 1 1 1 1 1 1 1 with Five -Year Growth 16:00 1541 192 1 1 1 1 1 1 1 17:00 1668 261 1 1 1 1 1 1 1 18:00 1271 203 1 1 1 1 1 1 1 19:00 1090 184 1 1 1 1 1 1 1 20:00 922 170 1 1 1 1 1 1 1 21:00 701 139 1 1 1 1 1 1 0 11 15 13 15 12 This intersection SATISFIES the warrants for signalization • as outlined in the "M.U.T.C.D. FINAL RESULTS: Traffic Signal Warrants Analysis Phase 1 Development Projected Conditions Hour warrant was met: Major St.: Highway 112 Minor St.: Park West Bhd. VOLUME COMB. 4 Hr. Peak 350 525 280 420 105 52 84 41 SUM MAX. HOUR MAJOR MINOR 1A 1B 1AB 2 3 7:00 878 5 0 0 0 0 0 0 0 8:00 837 10 0 0 0 0 0 0 0 Table 10 9:00 628 17 0 0 0 0 0 0 0 10:00 745 18 0 0 0 0 0 0 0 Traffic Signal Warrants Results Highway 112 and 11:00 853 28 0 0 0 0 0 0 0 12:00 900 70 0 1 0 0 1 1 0 Park West Boulevard 13:00 917 72 0 1 0 0 1 1 0 Projected Conditions 14:00 907 70 0 1 0 0 1 1 0 with Phase I Development 15:00 1014 76 0 1 0 0 1 1 1 16:00 997 67 0 1 0 0 1 1 0 17:00 962 96 0 1 1 1 1 1 1 18:00 738 82 0 1 0 0 1 1 0 19:00 597 77 0 1 0 0 1 0 0 20:00 487 72 0 0 0 0 1 0 0 21:00 336 61 0 0 0 0 0 0 0 0 8 1 7 2 This intersection SATISFIES the warrants for signalization • as outlined in the "M.U.T.C.D." 1'GT6R1 & AtiFnCI:\rE$ ■ . LaJ?Lib. 1>C. Page 25 &rrit 9 Highway 112 and Van Asche Drive It was found that traffic signal warrants are projected to be met for the intersection of Highway 112 and Van Asche Drive at full build -out of this development with a five-year growth factor included and for projected traffic conditions associated with the Phase 1 development and with the westbound right -turns factored out. Although only ten percent of the full -build site -generated traffic associated with this development is expected to utilize Van Asche Drive, existing traffic (with five-year growth) in combination with full -build traffic volumes are projected to be sufficient to satisfy Warrants 1A, 1B, 1AB, 2 and 3 with full build site development plus five-year growth. Traffic signal control would be appropriate for this intersection to coincide with full development as pro- posed and the herein recommended roadway improve- ments. The traffic signal warrants analysis results for the intersection of Van Asche Drive are summarized in Table 11, "Traffic Signal Warrants Results - Highway 112 and • Van Asche Drive - Projected Conditions with Five -Year Growth." Volumes are also projected to be sufficient at the inter- section of Highway 112 and Van Asche Drive to satisfy Warrants 1B, 1AB and 2 with the development of Phase 1. The Phase 1 traffic signal warrants analysis results for the intersection of Highway 112 and Van Asche Drive are summarized in Table 12, "Traffic Signal Warrants Results - Highway 112 and Van Asche Drive - Projected Condi- tions with Phase 1 Development." PETERS & ASSOI:IAR:S Y.>I:INKIM PL Page 26 • FINAL RESULTS: Traffic Signal Warrants Analysis Full -Build with 5-Yr Growth Projected Conditions Hour warrant was met: Major St : Highway 112 Minor St.: Van Asche Dr. VOLUME COMB. 4 Hr. Peak 350 525 280 420 105 52 84 41 SUM MAX. HOUR MAJOR MINOR 1A 1B 1AB 2 3 7:00 1122 160 1 1 1 1 1 1 1 8:00 970 172 1 1 1 1 1 1 1 9:00 659 114 1 1 1 1 1 1 0 Table 11 10:00 763 148 1 1 1 1 1 1 1 Traffic Signal Warrants Results 12:00 049 173 1 1 1 1 1 1 1 12:00 1049 173 1 1 1 1 1 t 1 Highway 112 and 13:00 1072 175 1 1 1 1 1 1 1 Park West Boulevard 14:00 1044 184 1 1 1 1 1 1 1 Projected Conditions 15:00 1126 200 1 1 1 1 1 1 1 with Five -Year Growth 16:00 1190 213 1 1 1 1 1 1 1 17:00 1193 211 1 1 1 1 1 1 1 18:00 918 132 1 1 1 1 1 1 1 19:00 772 126 1 1 1 1 1 1 1 20:00 651 108 1 1 1 1 1 1 0 21:00 503 79 0 0 0 0 1 0 0 14 14 14 14 12 Intersection SATISFIES the warrants for signalization FINAL RESULTS: Traffic Signal Warrants Analysis Phase 1 Development Projected Conditions Hour warrant was met: Major St.: Highway112 Minor St.: Van Asche Dr. VOLUME COMB. 4 Hr. 350 525 280 420 105 52 84 41 SUM MAX. HOUR MAJOR MINOR 1A 1B 1AB 2 7:00 702 81 0 1 0 0 1 1 8:00 583 96 0 1 1 1 1 0 Table 12 9:00 403 65 0 0 0 0 0 0 Traffic Signal Warrants Results Highway 112 and Park West Boulevard Projected Conditions 10:00 11:00 12:00 13:00 14:00 464 534 597 594 580 86 82 96 91 99 0 0 0 0 0 0 1 1 1 1 1 1 0 0 1 1 1 1 1 1 1 1 1 1 1 0 0 1 0 0 with Phase I Development 15:00 649 113 1 1 1 1 1 1 16:00 697 118 1 1 1 1 1 1 17:00 753 113 1 1 1 1 1 1 18:00 491 66 0 0 0 0 1 0 19:00 401 64 0 0 0 0 0 0 20:00 330 55 0 0 0 0 0 0 21:00 240 38 0 0 0 0 0 0 3 9 8 5 This intersection SATISFIES the warrants for signalization • as outlined in the "M.U.T.C.D." rerens & ASSOCIATES Page 27 Wftt Findings of this study are summarized as follows: ct • Traffic volumes projected to be generated by the site at full development are approximately 26,067 vehicle trips (combined in and out) per average weekday. • The AM peak hour of the adjacent street (7:00 AM - 8:00 AM) and the PM peak hour of the adjacent street (5:00 PM - 6:00 PM) have been determined to be the worst -case traffic conditions in the vicinity. It is esti- mated that approximately 1,274 additional vehicle trips will seek ingress and egress at the site during this adja- cent street AM peak hour and approximately 2,442 ad- ditional vehicle trips will seek ingress and egress at the site during this adjacent street PM peak hour. • Capacity and LOS analysis was performed for AM and PM peak hours for the projected full build -out of this de- velopment with a five-year growth factor included in the projected traffic conditions with the roadway improve- • ments and schematic lane geometry and recommended minimum turn -lane lengths shown on Figure 11, "Recommended Schematic Lane Geometry." Addition- ally, capacity and LOS was performed for AM and PM peak hours for the projected Phase 1 development of the site. The results of this analysis are as follows: Full Build -Out Projected Traffic with Five- Year Growth o Vehicle movements at the study intersections with capacity and LOS results demonstrating very long traffic delays (LOS "E" or "F") during the AM and/or PM peak hours projected traffic conditions at full build -out of the site are the fol- lowing: • The northbound left -turn vehicle move- ment on Highway 112 at New Street B with "Stop" sign control during the PM peak hour (LOS "F"). rE rEas & ASSUIlA[ES • Page 28 91t€lTht ©51(C9 • The northbound thru / left -turn vehicle movement on New Street C at Park West Boulevard with "Stop" sign control during the PM peak hour (LOS "E"). • The eastbound left -turn movement on New Street A at Highway 112 with "Stop" sign control during the AM peak hour (LOS "E") and the PM peak hour (LOS ,.F,. • The eastbound left -turn movement on New Street D at Highway 112 with "Stop" sign control during the AM and PM peak hours (LOS "F"). • The eastbound right -turn movement on New Street "D" at Highway 112 with • "Stop" sign control during the PM peak hour (LOS "F"). • Delay is caused by the much higher volumes on High- way 112. Additionally, there is reserve capacity at the intersection of Highway 112 and West Park Boulevard (recommended for traffic signal control) allowing the option for vehicles turning left from New Street A and /or New Street D at Highway 112 to utilize the recom- mended traffic signal just at West Park Boulevard. • All other vehicle movements analyzed are expected to operate at LOS "D" or better during the AM and PM peak hours for full development projected traffic condi- tions with a five-year growth factor included. • It was found that traffic signal warrants are projected to be met for the intersection of Highway 112 and Park West Boulevard at full build -out of the site plus a five- year growth factor included. • IIJ PEVEH5 s ssnria'ts eua.nkv, n��. Page 29 It was found that traffic signal warrants are projected to also be met for the intersection of Highway 112 and Van Asche Drive at full build -out of the site plus a five- year growth factor included. Projected Traffic with Development of Phase 1 (Includes 1A and 1B) Plus Existing Traffic Vol- umes o All vehicle movements analyzed are expected to operate at LOS "D" or better during the AM and PM peak hours for Phase 1 development projected traffic conditions with recommended traffic signal control at the intersection of High- way 112 and Park West Boulevard and the intersection of Highway 112 and Van Asche Drive. o It was found that traffic signal warrants are projected to be met for the intersection of Highway 112 and Park West Boulevard with • the development of Phase 1. o It was found that traffic signal warrants are projected to also be met for the intersection of Highway 112 and Van Asche Drive with the development of Phase 1 • It was found that traffic signal warrants are projected to be met for the intersection of Highway 112 and Park West Boulevard at full build -out of the site plus a five-year growth factor included. • It was found that traffic signal warrants are projected to also be met for the intersection of Highway 112 and Van Asche Drive at full build -out of the site plus a five- year growth factor included. • Planned as a part of this development, is the reloca- tion of Deane Solomon Road to intersect Highway 112 slightly to the east of its existing location. rerexs & %sswrures • om>nxv. IN,. Page 30 Recommendations for improvements to accommodate the traffic associated with this development (plus five-year growth) have been identified. Staged implementation of overall improvements consistent with the individual phases of development as described have been exam- ined and found to be reasonable and appropriate to miti- gate traffic impacts associated with the development. Recommendations of this analysis are as follows: • It is recommended that the roadway lane geometry, recommended turn -lane lengths and traffic signal con- trol be constructed as shown on Figure 11, "Recommended Schematic Lane Geometry." These proposed roadway improvements should be con- structed consistent with development phases as pro- posed. • It is recommended that Park West Boulevard be con- structed as boulevard type facility from Highway 112 to the first north/south street to the west, and then as a two-lane street with adjacent parallel parking from the first north/south street west of Highway 112 to west of New Street C (as depicted on the attached site plan). It is also recommended that Park West Boulevard be constructed as a three -lane roadway from just west of the parallel parking to Dean Solomon Road. Additionally, it is recommended that turn lanes with appropriate tapers be constructed on Park West Boulevard at intersections with cross streets as has been proposed. • It is recommended that New Street C be constructed as a 28 -foot wide roadway plus adjacent on -street parking within the proposed development. This street will connect with existing Truckers Lane to the south. • It is recommended that, as a part of this development, Deane Solomon Road be realigned slightly to the east to intersect Highway 112 and be constructed as a 36- • i rereas x 1% S CIAres � C]LOLOtl. 1)f. Page 31 its foot wide roadway within the project limits. • It is recommended that a fully actuated traffic signal be installed at the Highway 112 and Park West Boulevard intersection coincident with the site development. • It is recommended that this developer participate in the cost of construction of a fully actuated traffic signal at the Highway 112 and Van Asche Drive intersection. (Full - build site -generated traffic is calculated to be approxi- mately 36 percent of the projected total volume on Van Asche Drive.) The full extent of improvements to mitigate traffic impacts as- sociated with this development for full -build conditions is shown on Figure 11, "Recommended Schematic Lane Ge- ometry." For the purpose of Phase 1 development, the following im- provements should be made: • • A fully actuated traffic signal be installed at the Highway 112 and Park West Boulevard intersection. • This developer should participate in the cost of construc- tion of a fully actuated traffic signal at the Highway 112 and Van Asche Drive intersection. • It is recommended that, as a part of this development, Deane Solomon Road be realigned slightly to the east to intersect Highway 112 and be constructed as a 36 -foot wide roadway within the project limits. • Improvements on Highway 112 at the following locations as a part of Phase 1 development should be the same as those called for as a part of full -build conditions (see Fig- ure 11, "Recommended Schematic Lane Geometry,": o Highway 112 and Park West Boulevard o Highway 112 and New Street A rE reel & Associ.% rs • CVASCIYJ. Iv:. Page 32 } o Highway 112 and New Street B o Highway 112 and New Street D o Highway 112 and Deane Solomon Road. Roadway improvements and traffic signal designs on High- way 112, in the vicinity of the site, must conform to AHTD and City of Fayetteville standards and will require approval by both AHTD and the City. Roadway improvements to all other roadways, in the vicinity of the site, must conform to City of Fayetteville standards and will require approval by the City. • • I 'h ENS N \SSOCIMES [erueexv. ne. Page 33 P A Y E. T 46-s IIQA\"� "AY{P s• � r Ii ii 4l _ _ i , : �►.� ,., .,�•n �� �' �� I'i✓ .r itfr .� � it p I I J!ItP! jf I '* a.. Owner / Applicant Owner / Applicant Tracy K. Hoskins Old Towne, LLC Fayetteville, Arkansas Fayetteville, Arkansas Tracy K. Hoskins- Manager Representative Paradigm Development Enterprises Inc. 1895 West 6th Street Fayetteville, Arkansas 72701 Any original information contained herein is the sole property of Paradigm Development Enterprises, Inc. and is protected by the copyright laws of the State of Arkansas. Any use or reproduction of this material without prior written consent is strictly prohibited by law. Introduction....................................................................................................................................4 DevelopmentInformation.................................................................................................................5 General Project Concept..................................................................................................................5 Proposed Planning Areas - Zoning and Development Standards...........................................................9 Residential Areas Overview..... .............. ... . . . . . .. ............ . . . . . . ........... . . .. . ......... ... ... .......... . ,. . . .9 Planned Area 1 - Single Family Residential.............................................................................11 Planned Area 2• Town Home/Single Family Attached..............................................................14 Planned Area 3. Plaza Condominium....................................................................................16 Planned Area 4- Courtyard Multi-Family................................................................................18 Planned Area 5- Multi -Family Residential.... ..........20 Planned Area 6- Preserve/Botanical/Detention..............................................................................22 Planned Area 7. Preserve/Botanical/Detention ......................................................................22 Planned Area 8• Preserve/Botanical/Detention......................................................................22 Planned Area 9- Preserve/Botanical/Detention.......................................................................22 PlannedArea 10 - Civic Lawn.................................................................................................23 Planned Area 11 - Mixed Use District......................................................................................24 Planned Area 12 - Mixed Use District....................................................................................24 Planned Area 13 - Neighborhood Commercial........................................................................30 Planned Area 14 - Thoroughfare Commercial.........................................................................32 Planned Area 15 - Park and Trails..........................................................................................34 Relationship to the Existing and Adjacent Land Use..........................................................................35 Zoning Districts Comparison Chart..................................................................................................35 Impacts on City Services................................................................................................................35 Traffic........................................................................................................................................... 3 5 StormWater............ ... ... . . . . . . . . .. . . . . . ................ . . . . .. ... ........... .. . . .. ........ . ... .. . ........ . . . ........ . . ... ..... 35 Environmental Hazardous, Sensitive, or Natural Resource Areas......... .............. ................ ..... Compliance with Fayetteville General Plan 2020.................................................................................36 Recreational Facilities, Open Space and Accesses. ..................... ................. ............... ............. .. .......36 Statementof Commitments.,,,,,,,,,,,,,...............................................................................................37 Dedication of On or Off -Site Improvements..............................................................................37 Natural Resources and Environmental Sensitive Area.............................................................37 ProjectPhasing...................................................................................................................37 PhasingSchedule............ ............. ............. ... ....... .............. .. .............. .............. . ............. ..... PhaseIA .................................................................................................................39 Phase1 B.................................................................................................................39 Phase2................. ..............................................................en ' Phase 3A. . . . . . ... .. . . . . . .............. . .. . . . . . .. ............ . . . . . .......... .. .. . .......... . . . . .......... . . . ..... 40 Phase3B...... ... ......... ............. .. ... .......... ........ ........ ..... ..... 41 Phase4....... .. . .. .. . .............. . .. .. . . . . . .. .......... . .. . .. . . .......... . . . . . ........ ... .. . ......... . . . . ....... 41 ' Phase 5...................................................................................................................42 Phase6...................................................................................................................42 Phase7....... . . . ... .. . ............ .. . .. . .. . . . ........... . .. .. . ......... . ... .. . ....... . ... ......... .... ....... 43 Phase8...................................................................................................................43 Completed Phases Map.............................................................................................44 Fire and Police Protection....................................................................................................45 Other Commitments Imposed by the City...............................................................................45 Parks, Trails and Open Space Commitments...........................................................................45 ' Development Standards, Conditions and Review Guidelines...............................................................46 Screeningand Landscaping.................................................................................................46 TrafficCirculation................................................................................................................46 ParkingStandards...............................................................................................................46 PerimeterTreatment............................................................................................................46 Sidewalks........................................................................................................................... 46 StreetLights......................................................................................................................46 Water................................................................................................................................. 47 Sewer.................................................................................................................................47 Streets and Drainage................. ................. ........ Construction of Nonresidential Facilities...... ......... ... . . ......... . . . . . ....... .. . .. ....... . . .. ........ .. ..47 2 I TreePreservation...............................................................................................................47 Architectural Design Standards.....................................................................................................47 Signage, Building Lighting and Monument Markers.................................................................47 ViewProtection...................................................................................................................48 Revocations................................................................................................................................48 Covenants, Trusts and Homeowner Associations................................ ... ............... ... ... ... ... Appendix 1 Vicinity and Street Maps Appendix 2 Traffic Study Summary Appendix 3 Street Cross Sections K] J Lim A S Introduction Our desire is to foster the development and growth of compact, attractive, and walk -able neighborhoods in the northwest Fayetteville area, specifically, the "Park West" Development. The fundamental concept of the Park West project was born out of the desire to create a sense of "place" and not follow the practice of creating a wasteland of cul-de-sacs, parking lots and 'big -box' stores. Park West will follow the ideas of a traditional 'smart growth' neighborhood. A grand civic lawn fronted on all sides with quality architecture in a mixed use environment will be the "hub" of the new community. Radiating out from its central core will be mixed use facilities transitioning to multi -family, and then single family homes. The entire Park West Development is a coherent master plan and not a hodgepodge of competing developments and neighborhoods. All aspects of the Park West community are designed with the ideas of the Fayetteville General Plan 2020 in mind and engineered to work in harmony and not in discord. Strict development regulations and construction codes will assure a high level of quality in Park West, while still allowing flexibility for a diverse group of neighbors. Park West Is designed to create a very walk -able neighborhood that is "worth the walk. Cfea troPlE^ °� tradlus to a•r 6astlnp oentet�re uvelW! P ar1J 11 Odlela` a st t�erim°t°raY�° 1 ' Maly and iPool A vibrant street life with activities and entertainment would grace the inviting streetscapes created by architecturally friendly neighbors. Every place in the development is designed to be within easy walking distance allowing the pedestrian to travel the entire community in less than 20 minutes. Traffic will be slowed to allow pedestrian safe activities for customers, vendors and residents. Well lit and interesting sidewalks will Create Great Streets be the norm and not the exception. Interestinp/BeautifulJ lkable' Park West will be a great place to live, Establish 'build -to' Ilna to create outdoor apace work, eat, shop and be entertained; all Work fora 1:3 bulldin to strew width ratio •4- without employing the use of a car. Build Uniform Variety Building sula, articulation and fennistration. patterns Light fbmrrea with banners and street furnishings Vegitation Textures, finishes and. materials must reflect quality Install street trees Utlllm onatreet perking Slow the traffic .protect the pedestdanl Create Great Sidewalks Eatafplp a a Bed/In; tlwi�tn undufaH sttt Flea wMr between Fee for a vn, trees, pmans and movii ng '�-- nrmbhinga, etc Create Spaces for Happy People' over'HappY Cars' Locate W ng lots to the rear of buildings Allow and encourage shared partdno between uses Design with realistic parking requirements Require screened and landscaped parking'podle Create Buildings that 'Lovethe street' Design welcoming open faced connection to the street Establish a human scale (No boring big boxeal) Design Expressive building lines. components and entrances Require friendly colonnades, arcades and balconies Require quality design, materials and Implementation Park West Architectural Concept Development Information Park West is a proposed 140+1- acre development located in northwest Fayetteville along and just off of Highway 112 near Interstate 540. This project is located just north of the new Sam's Wholesale Club and the Springwoods Development, along the west side of Highway 112, and east of Deane Solomon Road. The property owner and applicant is Tracy K. Hoskins, a life resident of Fayetteville, and Old Towne, LLC - Tracy Hoskins, Manager. Paradigm Development Enterprises, Inc., also of Fayetteville, will handle the design and development of the Park West project. General Project Concept Park West will have consistent amenities and fixtures through out. The following are development standards relative to the Park West Residential, Commercial and Mixed Use Areas, including "The Heights at Park West" (also referred to as Planning Area 1). The Park West Development seeks to - • Reduce public costs by making more efficient use of infrastructure • Protect the environment through reduced land consumption, preservation of on -site environmental features, and reduced automobile travel ♦ Increase public safety and welfare through street design that results in slower driver speeds and reduced accidents, injuries and fatalities ♦ Foster community through attractive streets and public spaces that create opportunities for encounters and gatherings • Promote sustainable development that meets the needs of the present without compromising the ability of future generations to meet their own needs ♦ Create a sense of "place" with an authentic "community center" ♦ Create a specialty destination as a regional shopping, cultural and entertainment district; welcoming to visitors and convenient to locals The concept of Park West is that of a diverse, walk -able, compact, vibrant, mixed -use community composed of the same components as conventional developments, but assembled in a more integrated fashion, in the form of a complete community. These contain housing, work places, shops, entertainment, parks, potentially schools, and civic facilities essential to the daily lives of the residents, all within an easy walking distance of each other. Park West is patterned after a traditional American town, not a contemporary subdivision. The idea is for "authentic community" and not superficial cosmetic gestures toward a certain period of architecture. Specific design principles Include. • Walk -ability Most things within a five to ten minute walk of home and work; Pedestrian friendly street design - buildings close to street, porches, windows and doors, tree -lined streets, on street parking, hidden parking lots, rear entry or alley accessed garages; narrow, slowspeed streets. • Connectivity Interconnected street modified grid type network disperses traffic and easeswalking; A hierarchy of boulevards, narrow streets, and alleys; High quality pedestrian network and public realm making w alking "worth the walk". ♦ Mixed -Use and Diversity A mixed of shops, services, offices, apartments, and homes; on site; Mixed -use within neighborhoods, within blocks, and within buildings; Diversity of people; of ages, classes, cultures, and races; Mixed Housing - A range of types, sizes and prices, in closer proximity. Housing for everyone. ♦ Quality Architecture and Urban Design Emphasis on beauty, aesthetics, human comfort, and creating a sense of place ♦ Special placement of civic uses and siteswithin community. ♦ Human scale architecture and beautiful surroundings that nourish the human spirit. ' "Human scale architecture" refers to scale, designed to be pleasing to walking pedestrians as opposed to the high speed driver. Architectural street lights (similar to those located in our downtown area) are closer to twelve or fourteen feet in height as opposed to typical street lighting. Buildings are located closer to the street; wder sidewalks and street trees are utilized. Building facades are articulated and are not overbearing. Blank, expansive walls are not allowed. Cornice lines and banding at the various floor levels emphasize and define actual interior space. Fenestration patterns, cantilevered balconies, awnings and entrance; are inviting, protective, and not foreboding. ♦ Traditional Neighborhood Structure Discemable center and edge; ' Public space at center in the form of the Civic Lawn; Importance of quality public realm; public open space designed as civic art; Contains a range of uses and densities within a 5 totdminute walk. ' Transact planning Highest densities are located around the Civic Lawn; progressively less dense towards the edge. The "transecf is an analytical system that conceptualizes mutually reinforcing elements, creating a series of specific natural habitats and/or urban lifestyle settings. The Transact integrates environmental methodology for habitat assessment with zoning methodology for community design. The professional boundary between the natural and man-made disappears, enabling ' environmentalists to assess the design of the human habitat and the urbanist to support the viability of nature. This urban - to -rural transact hierarchy has appropriate building and street types for each area along the continuum. • p U e, L 1 I I I 1 1 I 1 1 1 r 1 1 1 1 1 I T L A e L C C T 1 1 1 1 1 f 1 1 1 1 1 1 1 1 1 1 1 1, I u 11 A A• 1 I tat - .1.. Ii Iv 'ln Pry„ fn'pci taS 4rt'C4/C .r _ wTIGVZJrM1 " i�iC Jam. v 1 ✓;'�4 ��1�,� rI1�(��j� � � ♦ / - �. • , I. 1[x'11 �3)1 J' t 1 i�lr 7 � ___ ' WWlE I I Z ir7ME` T3 I,mm T4 R.L"Re" TC z0he C ""R T6 URBAN E � DA 015TH T° • Increased Density 1 J ' More buildings, residences, shops, and services located closer together for ease of walking, to enable a more efficient use of services and resources, and to create a more convenient, enjoyable place to live ♦ Smart Transportation I Association with the University bus route system Connection to, (and the extension of) the Fayetteville public trail system' Pedestrian friendly design that encourages more frequent use of bicycles, rollerblades, scooters, and walking as daily transportation. ♦ Sustainability Minimal environmental impact of development and its operations; Ecofriendly technologies, respect for ecology and value of natural systems; Energy efficiency; More walking, less driving. ♦ Quality of Life Taken together, these add up to a high quality of life well worth living, and create places that enrich, uplift, and inspire the human spirit. Park West is the first project in Northwest Arkansas to employ the design principles that made the original communities (like Fayetteville) great places to live. The development is not targeted to one specific demographic or use, but is open to all who desire a choice in where and how they live. Building Architecture The architectural character d the built environment is envisioned as a logical extension of the basic development ideas. In order to avoid the aesthetic stagnation that typically occurs in developments, Park West is proposed to embody the kind of variations of architectural theme, from varied time periods, cultures, and styles that exemplify a community's character. A building should incorporate architectural elements, building materials, and colors used in or harmonious to surrounding buildings. A building shall avoid long, monotonous, uninterrupted walls or roof planes. The facade of a building should be divided into distinct modules no longer than 100 ft. The first floor street frontage of parking structures, excluding alleys, should be dedicated to commercial, office or civic use. Building materials used in the Park West Development shall be of proven high architectural quality. Each material should evoke the feeling of permanence and stability. E.I.F.S. is discouraged in general and not to be used within physical reach of pedestrians. Through a flexible palette of quality materials and expert craftsmanship, the completed project will have an American sensibility of durability and stability that will serve as a dignified backdrop for the maturing landscape for years to come. The goal is quality growth over time, and not fast "cookie -cutter" style development. Acceptable materials, architectural elements and configurations are discussed further later in the manual. Street Standards and Lot Layout Park West roadways and pedestrian -ways are interconnected so that access for pedestrians, cyclists and automobile drivers is direct and convenient. This allows traffic to be dispersed throughout a variety of accesses, outlets, and ways. We are proposing narrower streets (21 feet back-to-back) in residential areaswhere thirty or less homes are served. We are proposing standard streets (24 or 28 feet back-to-back) where more than thirty lots are served. Traffic calming devises such as the narrow streetscape, landscape islands, and "on street" parking result in slower movement of traffic and provide for a safer, more pleasant pedestrian environment. The streetscape places as much attention to the people who live, walk and work next to the street, as it does on the vehicles that travel them. Park West streetswill encourage interaction among business people and residents. Low speed street geometry shall be used to limit the speed at which motorists turn and enter streets. Adequate sight triangles at all intersections shall be preserved. No aboveground obstructions, such as fire hydrants, streetlights, trees or traffic signs, are permitted within fifteen feet of an intersection of twoway streets. No parking is permitted within thirty feet of the intersection of twoway streets. These areas shall be designated as fire lanes. Our goal is to locate residential areas within dose proximity to the retail, service and entertainment facilities; provide natural trails, as well as architecturally designed sidewalks linking the community's pocket parks; and introducing alley systems as a means of reducing traffic on the primary streets and boulevards. The lot layout varies throughout the community in order to create the kind of dynamic quality of architectural and aesthetic diversity that is crucial to the long-term viability of developments of this type. Street cross sections are further addressed later in this manual. Proposed Improvements Proposed public improvements associated with the Park West development - • Improvements and widening of Highway 112 including widening, curb and gutter, storm sewer and trafficsignalization, or as per the traffic study ♦ Construction of a new eastwest corridor linking state Highway 112 to West Salem Road to be named "Park West Boulevard' ♦ Re-routing and reconstruction of Deane Solomon Road, northern section, along with a new and safer intersection at Highway 112 ♦ New stop light at state Highway 112 and Park West Boulevard I ♦ Deed restriction of over seven acres of Park Land as agreed with the City of Fayetteville Parks Department ♦ The preservation of most all existing tree canopy, creeks, streams, and wetlands ♦ Multiple "pocket parks", botanical areas, open green areas and civic lawn, over 20 aces; all open to the general public ♦ Dedication of a trail easement along the southern portion of the development to connect the City's east trail system to the City's ' west trail system ♦ Public lawn for the use of the citizens at large for hosting events, fairs, festivals and vendors ♦ Extension of public water and sewer facilities throughout the development, and extensions to serve other developments whose infrastructure is lacking The above proposed improvements are discussed further in the "Project Phasing" portion of this manual. Buffer Areas The Park West Development will have a minimum twenty-five foot (25 ft) building setback to all perimeter property lines. The perimeter of the development is lined with trees, creeks, green areas and natural features to be maintained as buffer areas between neighbors. Tree Preservation Through diligent design, every effort has been made to preserve most all existing tree canopy within the development. We believe that tree preservation will exceed current City guidelines. Tree preservation is expected meet the 25% guideline for minimum preserved canopy. It is the intent to adjust the layout of the individual planning areas to minimize tree loss, however, in anticipation of possible failure to meet this guideline, we have reserved an area along the existing creek to the west of the development that extends north along the western boundary of PA -15, to function as a Park West (including The Heights at Park West) Community Tree Preservation Area. This area which consists of many large span trees will be offered as on -site mitigation for the community as a whole and is expected to be used as credit toward any deficiency in canopy preservation per district. Also, additional Park West Community Tree Preservation Area will be located along the south property line, in close proximity of the walking trail easement. This area will be more specifically delineated upon completion of the design of the walking trail. Both Park West Community Tree Preservation Areas are being presented as on -site mitigation at 1:1 for any tree preservation requirements not met by each district. Further, street trees shall be planted along all streets at a maximum distance of thirty feet (30') on center. Parking lot scaled trees will occur at each pod division island. There will be approximately one tree installed for every ten parking spaces. In the event that the summation of preserved canopy in each district and the two on -site community mitigation areas fall short of requirements set forth by Section 167 d the UDC, the developers of Park West will make payment to the City of Fayetteville Tree Escrow Account. As the design is in provisional stages, specific trees to be preserved are unknown; however, as discussed above, tree preservation will be in accordance with the Section 167 of the Unified Development Code. Detention and Drainage Drainage from the site travels south toward existing Clabber Creek, located to the south of the property. Detention facilities will be located throughout the development, but primarily to the south. These ponds shall be naturally enhanced and carefully shaped to provide a detention pond area that will host a park -like environment for residents, and offer a seamless transition into adjacent deed restricted park land. Undisturbed Areas Several undisturbed natural areas will be located throughout the development offering shade and comfort to residents and visitors. 7 The tree preservation areas will remain undisturbed, other than grooming and maintenance, and can be defined in more detail as the exact lot layouts evolve. Utility Connections Utility connections such as water can easily be made to the existing water main located within the right -d -way of Highway 112. Sewers will gravity flow north to south b a main located along the south property line. This main flows into the Hamstring lift station which is nearing capacity. The city is currently considering implementing a Sewer Improvement District as an interim improvement to increase sewer capacity of the Hamstring lift station. We do not expect the Park West development to impact sewer capacity prior to the completion of the new Westside Sewer Treatment Plant. In the event that Park West, or any portion thereof, does impact the Hamstring lift station prior to the completion of the new plant, Park West shall pay all applicable fees related to the Sewer Improvement District. Accessibility The design of Park West incorporates all architectural design guidelines and codes currently applicable. The issue of architectural accessibility has been considered from the outset. Every effort shall be made to fully integrate accessible features within the overall design strategies in a way that minimizes their obtrusiveness while maintaining ease of access and use. Signage See "Signage and lighting" under the "Development Standards, Conditions and Review Guidelines" later in this document. II Proposed Planning Areas - Zoning and Development Standards The Park West Development offers several types of residential living, office, retail, and preserved/botanical areas, as depicted on sheet 2, the "Conceptual Site Plan". The community will offer Town Homes, Courtyard and Plaza Condos, Multi -family, Single Family Residential (attached and detached), Commercial Mixed Use including Residential Office, Retail, Neighborhood Commercial, and Thoroughfare Commercial. The following is a summary of the proposed planned areas that will be utilized during the design of the PZD. MAP — Planning Areas MAP —Conceptual Plan Residential Areas Overview b 1r St-IrT-j- L4 -L.4 BE For most people, their home is \\I.. their largest investment. Park West has established guidelines .Th , ll c ITLL i to protect that investment. The � Guidelines insure that the thought and quality put into each home will not be compromised by insensitive and �Dy tom-+ development. These Design "i•� Guidelines, athe Covenants f-1-4 and Restrictions that My� accompany the property deed, will be the documents that outline regulations to all improvements at Park West. ..- The architectural review process •" D `~7 is set up to interpret, administer 5 and enforce the guidelines. l.a. Since Park West has been designed with compact building • lots in order to set aside more green space and make the community more walk -able, in addition to these unique guidelines, careful design is necessary for a successful project. While "mail-order" or "stock" plans used elsewhere are permitted, it is expected that most homes will require custom designs. The use of "stock" plans will most likely require adjustments to meet the Park West guidelines. Each design will be limited to a single use within Park West, however, a successful plan may be used on more than one lot if the exterior has been modified sufficiently, and repeated uses are on lots distant from the others. Park West has consciously rejected the idea of a pre -designed portfolio of home plans that a buyer must choose from in order to allow a mix of scale and style. This variety of design sources will result in a rich organic community of various home styles and sizes, and will result in increased value to each home. The design standards for Park West that follow are intended to offer a palette of design techniques and materials rather than a prescribed "style". The prewar houses of Southern United States area In particular are used as inspiration for materials, forms and techniques that have proven to respond well to the unique environmental and cultural characteristics of the region. including large operable windows that recall the time before air conditioning, when the cool summer breezes were drawn into and through the house. Simple roof lines with an expressed hierarchy of steeper primary roofs with shallower pitched ancillary roofs or dormers add to expand the roof volume or to allow windows in upper levels. Restraint should be practiced In the use of rooflines, arched windows and other features that can be seen as showy or gratuitous. Broad overhangs that shed water away from the building and offer summer shading should be incorporated. Park West encourages the "honest use" of materials and construction techniques. Exterior materials should wrap around the house, rather than be applied only to the front facade for "curb appeal" purposes. Residences are encouraged to indude a functional front porch that allows an extension of the living space outdoors for the enjoyment of summer breezes and conversations with neighbors. The front porch is an important part of a house in the Park West residential zones. The narrow streets and setbacks are intended to define an active "outdoor room". The front porch will act as an outdoor foyer that makes a transition from public to private space, and allows residents to talk to pedestrians and neighbors. The front porch should be a functional room; a minimum of 8 ft deep, that allows circulation and the placement of furniture. The front of the house should allow activities on the porch to be connected through doors and windows to activities within the house. Living spaces, rather than stairs, bathrooms or bedrooms, should be located adjacent to the porch or the front of the home. 'El Tt4tIZ .E: � • �ii rr i -w I j // w• YS—Ysa-2-4 : ' —». t'. • ® ''�G i T Y .. i•w N • • A Area- 26.05 aces Development Regulations - (A ) Purpose - The Single Family Residential planning area (The Heights at Park West) is designed to permit and encourage the developing of single family homes, attached and detached, in a traditional (as opposed to contemporary) lot line environment. Each home will have a private lot for personal exterior space. (B) Uses (1) Permitted uses. Unit 1 City-wide uses by right Unit 8 Single-family dwelling Unit 9 Two-family dwellings Unit 10 Three-family dwellings Unit 24 Home Occupations (2) Conditional uses. Unit 2 I City-wide uses by conditional use permit (C) ) Density (max. dwelling unit per acre) Single, Two, and Three-family 4 (D) ) Bulk and area regulations (1) Lot width minimum. (ft.) Single family 30 Two-family (per unit) 30 Three-family per unit) 30 (2) Lot area minimum. (sq. ft.) Townhouse - Individual lot 2500 Single-family 4000 Two-family (per unit) 2400 Three-family or more (per unit) 2400 11 (3) Land area per dwelling unit (sq. ft.) Townhouses & apartments • ...iir r fl • .. t.:.:...: ii. rrr (E) (F) (G) Setback requirements (ft) Front Side Rear Single-family 14 6 10 Two - and Three-family 14 0 10 A build -to line (wherever possible). The rear building setbacks may range from 10' to 20' depending on the location of utilities. All structures shall be setback 20' from the centerline of any alley or easement. Height regulations (stories) Attached Detached Minimum height 2 2 Maximum height(excluding basements) 3 3 Building area Attached Detached Maximum area occupied by all buildings 60% 80% (H) ) Maximum Dwelling Units - 91 (I) ) Architecture/ Standards specific to the Single Family Residential Planning Area; "The Heights at Park West - Minimum Square Footage: All dwellings shall be a minimum of 1,200 square feet of heated floor space (excluding garage), for single family detached homes; and 1,000 square feet of heated floor space for single family attached homes. Garages - Each dwelling shall have a garage for a minimum of two (2) cars with dimensions of not less than twenty (20) feet by twenty (20) feet. No carports will be allowed. Garage openings may face a public or private street. However, wherever possible, should be accessed from the side or rear. Where space permits; garages should be detached and located to the rear of the lot, as dose to the rear property setback as possible. Under special conditions, this covenant may be modified by the PWAC (Park West Architectural Committee). Yard Space Restrictions and Building Locations- The most forward point on the front of the house, inclusive of porches, shall be constructed at the property's front building setback line. Under special conditions, this covenant may be modified by the PWAC Roofs - All structures must use file, wood shake, architectural metal or 20 -year composition architectural shingles, and must have a minimum of a 4/12 pitch. Any roof less than a 4/12 pitch, and metal roofing must be approved by the PWAC Exteriors - The foundations must be constructed of substantial materials such as brick, stone or concrete block veneer with brick or stone. Exteriors of all structures must be at least 80% wood or concrete board siding, brick or stone, or other natural materials. All chimneys are encouraged to be brick, stone, or stucco. No vinyl or metal (excluding gutters, downspouts, roof edging or trim), will be permitted. Exterior Insulation and Finish Systems (EIFS) may be used only with specific prior approval of the PWAC Though vinyl windows are permitted, the PWACencourages the use of wood type windows. Finish floor elevation must be a minimum of eighteen inches (18") above finished grade at the front of the structure, exclusive of garages. Architectural Control - No ranch, contemporary, modem, aframe, log, or gambrel style structures will be permitted. Park West is considered to be a traditional Americana community with an emphasis on TRADITIONAL AMERICAN STYLING. All floor plans, elevations, specifications, plot plan showing the orientation of any structure, driveway and sidewalks, contractor, and proposed materials and colors must be submitted and approved by Tracy Hoskins representative, Park West Architectural Committee, prior to starting construction. Once construction commences, revisions are discouraged, and must be approved by the PWAC The PWACwill keep in its file the original plans and specs as reference material. Post certificate of occupancy; any modification of the exterior of the home must be approved by the PWAC, including any color changes. Yards and Landscaping - All yards shall be fully sodded in front and in back within sixty (60) days of a certificate of occupancy being issued by the City of Fayetteville. All dwellings shall be landscaped with a landscaping package that is appropriate in design and color for the design of the dwelling. Each lot shall have a minimum of one "street tree" located on center between the back of curb and the public sidewalk. The PWAC shall determine the species of all street trees. Lot Maintenance - All Lots shall be kept in a sanitary and attractive condition, and the Owner or occupant shall keep all weeds and grass thereon cut and neatly maintained and shall in no event use any Lot for storage of material or equipment except for normal residential purposes (except for during construction of residences or other structures.) Construction sites shall be kept neat, safe, and clear of debris at all times. Construction materials should be kept to the rear of the lot, obstructed from view, whenever possible. No burning of garbage, trash, or refuse is allowed (Except for during construction of residences or other structures and with the approval of the Fayetteville Fire Department) Sight Distances at Intersections - No fence, wall, hedge, or shrub which obstructs sight lines at intersections in the subdivision shall be permitted. Visual Screening - All clotheslines, equipment, garbage cans, woodpiles, refuse containers, storage piles, and household projects such as equipment repair shall be screened by fencing, so as to conceal them from view of neighboring lots or streets. All rubbish, trash, and garbage shall be kept In sanitary refuse containers with tightly fitting lids and shall be regularly removed from the Lots and not allowed to accumulate thereon. 12 Temporary Structures - No trailer, tent, shack, garage, barn, recreational vehicle, mobile home, or other outbuilding shall be placed, constructed, erected or allowed to remain on a Lot if it is being used for human habitation either temporarily or permanently. This regulation excludes temporary Lemonade Stands. Storage Buildings - No detached outbuildings may be constructed without prior written consent of the PWAC If consent is granted, detached storage buildings may only be placed to the rear of the house, no closer to side lot line than the sides of the house and be a minimum of ten (10) or twenty (20) feet from the rear yard line, where applicable (as per recorded plat), and must be enclosed inside privacy fence. All storage buildings shall use same roof and wall materials as used on the house. Fencing - Fencing of front yard is prohibited, other than decorative fences or landscape walls, not to exceed forty-two inches above finished grade. Chain link or wire fencing shall be permitted only with prior approval from the PWAC All wire fencing must be screened by landscaping when visible from any street. All wood privacy fences shall have the good side turned toward the outside of the lot. That is; the framework that supports the fence is to be facing inward toward the back yard. No privacy fencing shall exceed four feet in height. Any fencing, walls, or landscape walls located between the street and structure must be constructed of brick, stone, iron, or wood (picket type); complementary of the structure, and must be approved by the PWAC Heating and Cooling Devices - No structure on any Lot shall be permitted to have a heating or cooling device located in a window or any other opening which can be viewed from the street or adjoining Lots, or adjoining land owners. This restriction does not apply during the construction of the structure. Mailboxes - Mailboxes will be installed upon each property. The particular design shall be designated by the PWAC 13 0• w• •�r i.. _ iii 1�• j�•i S••I•t c.69 . S• • • IIiIii•IaYI- • • A It• I '�r-- • 4•ri rYfTY a'aay •?} . 1 _ rtl�Tn; rt-rrrr�rr r-? �..... ..••....t ''�L., lJ.d.F11 fit.:. 1.-1 •'• 7 i• • �a J I J V• •♦ w�L Y •f� Tl,,�Ir ..' S .•�t`fr �'t Y V .'aT . s v Area- 12.15 aces Development Regulations — (A) Purpose - The Town Homes/Single Family Attached planning area is designed to permit and encourage the developing of single family attached homes in a historic row house environment. All homes will have rear entry garages if supplied with an alley. (B) Uses (1) Permitted uses. Unit 1 City-wide uses by right Unit 8 Single-family dwelling Unit 9 Two-family dwellings Unit 10 Three-family dwellings Unit 24 Home occupations Unit 26 Multi -family dwellings (2) Conditional uses. Unit 2 I Citywide uses by conditional use permit (C) Density (max. dwelling units per acm) I Single Two, and Three-family 6 ( D ) Bulk and area regulations (1) Lot width minimum.(ft.) Single family 30 Twofamily (per unit) 30 Three-family or more (per unit) 30 (2) Lot area minimum. (sq. ft.) Townhnesn- Individual lot 2700 Single-family 2700 Two-family (per unit) 2700 Three family or more (per unit) 2700 14 (3) Land area per dwelling unit (sq. ft.) Townhouses & abartments No bedroom 1000 One bedroom 1000 Two or more bedrooms 1200 (E) (F) (G] Setback requirements (ft) Front Side Rear Single-family 10' 0 20 Two- and Three-family 10' 0 20 A bulldd0 line (wherever possible). The rear building setbacks may range from 10' to 20' depending on the location of utilities. All structures shall be setback 30from the centerline of any alley or easement. Height regulations (stories) Attached Detached Mnimum height 2 2 Maximum height (excluding basements) 45' 45' Building area Attached Detached Maximum area occupied by all buildings 80% 80% (H) ) Maximum Dwelling Units - 72 (I) Architectural Standards specific to the Town Homes/Single Family Attached planning area —Homes in this potential area would be clustered to create an outdoor "room" along the street. Ideally, homes would line a quiet street with garages accessed from the rear of the lot. The classic "Brownstones" of Maryland or Washington D.C. would be good examples of the architectural style. Classic American architecture and materials would be appropriate. Federal, Greek revival or Georgian town homes would establish the level of quality and historic detail which would reinforce the high standards of Park West The finished floor elevation of a town home or multi -family unit shall be a minimum 18 inches above sidewalk elevation to insure privacy for the occupants of the dwelling. 15 • • • •• • el ♦ rrF • I I •. s.letc Area - 4.01 aces Development Regulations — ( A) Purpose - The Plaza Condominium planning area is designed to permit and encourage the developing of one or two condominium or apartment structures. These facilities could possibly allow private ownership. Each building would potentially have covered parking, and first floor commercial or "services" type business such as eateries or drycleaners, and possibly second floor professional offices. (B) ) Uses (1 Permitted uses. Unit I City-wide uses by right Unit 8 Single-family dwelling Unit 9 Two-family dwellings Unit 10 Three-family dwellings Unit 12 Offices, studios and related services Unit 13 Eating laces Unit 15 Neighborhood shopping Unit 16 Shopping goods Unit 25 Professional offices Unit 26 Multi -family dwellings (2) Conditional uses. Una 2 Citywide uses by conditional use permit Unit 14 Hotel, motel, amusement faclities Unit 24 Unit 24- Home occupations (C) ) Dens max. dwelling units per acm) All dwellings 40 (D) ) Bulk and area regulations (1 Lot width minimum.(ft.) Single family 30 Two4ami (per unit) 30 Three-family or more (per unit) 30 Non-residential 0 16 (2) Lot area minimum. (sq. ft.) Townhnusa. Individual lot 3000 Single-family 3000 Two-family (per unit) 3000 Three-family or more (per unit) 3000 Non-residential 0 (3) Land area per dwelling unit (sq. ft.) Townhouses & anartments No bedroom 1000 One bedroom 1000 Two or more bedrooms 1200 (E) Setback requirements (ft) Front Side Rear 20 0 20 (F) ) Height regulations (stones) Minimum height 2 Maximum height (excluding basements) 7 ( (3 ) Building area I Maximum area occupied by all buildings 85% (H) ) Maximum Dwelling Units - 160 (I) Maximum Bedrooms - 320 (J) ) Maximum Intensity Nonresidential- 26,000 sq. ft. ( K) Architectural Standards specific to the Plaza Condominium planning area — Condominium structures should be arranged and designed as to evoke the feeling represented by the grand hotels of the past. The Mington in Hot Springs and the Crescent in Eureka Springs are examples of the quality and image desired for this planning area. Generally, a building must incorporate architectural styles, building materials, and colors used in or harmonious to surrounding buildings. A building shall avoid long, monotonous, uninterrupted walls or roof planes. The facade of a building should be divided into distinct modules no longer than 100 ft. Building materials used in the Park West Development shall be of high quality proven architectural materials. Each material should evoke the feeling of permanence and stability. E.I.F.S. is discouraged in general and not to be used within physical reach of pedestrians. All designs must be approved by the PWAC. The finished floor elevation of a town home or multi -family unit shall be a minimum 18 inches above sidewalk elevation to insure privacy for the occupants of the dwelling. 17 II A' V✓ :•. . L •w'f nw lTrr •a w ' •i hip rr(t »JM Development Regulations — (A ) Purpose - The Courtyard Multi -Family planning area is primarily designed to permit and encourage the development of multiple mid -rise condominium or apartment structures. These facilities could possibly allow private ownership. Each building would have a private courtyard and potentially covered parking. Buildings would be built within 20 feet of the on street parking to be provided around or near each structure. Entries would take pedestrians into the center of each building's courtyard and allow access to internal and upper level units. Ground level units would have direct access to the street. Limited non residential uses such as a Pizzeria, Soda Fountain, Bakery, Fitness Studio, or Police Substation may occupy ground level floors. All designs must be approved by the PWAC. The Courtyard Multi --Family structures should create a "community within the community." Strong pedestrian access must be maintained to the mixed use and park areas of Park West. (B) Uses (1) Permitted uses. Unit 1 City-wide uses by right Unit 8 Single-family dwelling Unit 9 Twofamily dwellings Unit 10 Three-family dwellings Unit 12 Offices, studios and related services Unit 13 Eating places Unit 15 Neighborhood shopping Unit 16 Shopping oods Unit 25 Professional offices Unit 26 Multi -family dwellings (2 Conditional uses. Unit 2 City-wide uses by conditional use permit Unit 3 Public protection and utility facilities Unit 4 Cultural and recreational facilities Unit 24 Unit 24- Home occupations (C) ) Dens max. dwelling units per acre) All dwellings 40 EIJ (D) ) Bulk and area regulations (1) Lot width minimum. (ft.) Single family 30 Two famil(per unit) 30 Three-family or more (per unit) 30 (2) Lot area minimum. (sq. ft.) Townhouse - Individual lot 3000 Single-family 3000 Two.family (per unit) 3000 Three-family or more (per unit) 3000 (3) Land area per dwelling unit (sq. ft.) Townhouses & apartments No bedroom 1000 One bedroom 1000 Two or more bedrooms 1200 (E) ietback requirements (ft) Front Side Rear Public street or alley 16 16 16 10' from a private street or access easement (F) ) Heightregulations (stones) Minimum height 2 Maximum height (excluding basements) 4 (G) ) Building area I Maximum area occupied by all buildings 85% (H) Maximum Dwelling Units - 313 (1) Maximum Bedrooms - 626 (J) Maximum Intensity Nonresidential - 25,000 sq. ft. (K) Architectural Standards specific to the Courtyard Multi -Family planning area — MultkFamily structures would be arranged so as to create a private interior courtyard. Courtyards should include amenities such as pools and children's playground equipment. Individual units should have private balconies to overlooking the interior courtyards and potentially the exterior overlooking the street. A building must incorporate architectural styles, building materials, and colors used in or harmonious to surrounding buildings. A building shall avoid long, monotonous, uninterrupted walls or roof planes. The facade of a building should be divided into distinct modules no longer than 100 ft. Building materials shall be of high quality proven architectural materials. Each material should evoke the feeling of permanence and stability. E.I.F.S. is discouraged in general and not to be used within physical reach of pedestrians. All designs must be approved by the PWAC. The finished floor elevation of a town home or multi -family unit shall be a minimum 18 inches above sidewalk elevation to insure privacy for the occupants of the dwelling. 19 Area — 4.79 aces - Development Regulations — (A ) Purpose - The Multi -family Residential planning area is primarily designed to permit and encourage the developing of multiple mid -rise condominium or apartment structureswith perimeter lot parking. Limited non residential uses such as a Pizzeria, Soda Fountain, Bakery, Fitness Studio, or Police Substation may occupy ground level floors. All designs must be approved by the PWAC. (B) Uses (1) Permitted uses. Unit 1City-wide uses by right Unit 8 Single-family dwelling Unit 9 Two-family dwellings Unit 10 Three-family dwellings Unit 12 Offices, studios and related services Unit 13 Eating places Unit 15 Neighborhood shopping Unit 16 Shopping goods Unit 25 Professional offices Unit 26 Multi -family dwellings (2) Conditional uses. Unit 2 City-wide uses by conditional use permit Unit 3 Public protection and utility facilities Unit 4 Cultural and recreational facilities Unit 24 Unit 24 - Home occupations (C) Dens max. dwelling units per acre) All dwellings I 36 (D) ) Bulk and area regulations (1) Lot width minimum. (ft.) Single family 30 Two-family (per unit) 30 Three-family or more (per unit) 30 20 (2) Lot area minimum. (sq. ft.) Townhouse - Individual lot 3000 Single-family 3000 Two-family (per unit) 3000 Three-family or more (per unit) 3000 (3) Land area per dwelling unit (sq. ft.) Townhouses & apartments No bedroom 1000 One bedroom 1000 Two or more bedrooms 1200 (E) Setback require, Public street or ` 10' from a DM street or access easement (F) Height regulations (stories) Front Side Rear 30* 10 20 Minimum height 2 Maximum height (excluding basements) 4 (G) ) Building area I Maximum area occupied by all buildings I 85% (H) Maximum Dwelling Units - 172 (t) Maximum Bedrooms -344 (J) Maximum Intensity Nonresidential- 10,000 sq. ft. (K) ) Architectural Standards specific to the Multi -family Residential planning area - Apartment entrances and stairs shall be primarily internal to the building units and not "motel" style. Apartments in the Park West Development shall not be of "cookie cutter" style that reflects previous developments in the northwest Arkansas area. Each apartment building may reflect similar architectural styling but must have an individually designed facade or architectural element and must be approved by the PWAC. This area could potentially house a community center or clubhouse. Apartments must address street and existing conditions to continue the Park West urban environment and not be segregated from the surrounding community. The finished floor elevation of a town home or multi -family unit shall be a minimum 18 inches above sidewalk elevation to insure privacy for the occupants of the dwelling. 21 I • \: ; C • • • • • *4 Area- 4.85 aces (PA -6), 1.17 aces (PA -7), Development Regulations — (A ) Purpose - The Preservation/Botanical planning areas are divided into two categories and while designated in specific planning areas, are potentially disbursed throughout any or all remaining planning areas. ♦ Reservation Areas- Set aside for protection of the natural environment with little human intrusion. • Botanical Areas- Developed for public use potentiallywith walks, benches, tables, fountains, irrigation, and highly designed landscaping and lawns. (B) Uses (1) Permitted uses I Unit 1 ) City-wide uses by right I (2) Conditional uses. Unit 4 Cultural and recreational facilities (C) ) Density (max. dwelling units per acre) None (D) Bulk and area regulations None (E) Setback requirements R Front Side Rear 15 10 15 (F) Height regulations None (G) Building area I None (H) ) Maximum Dwelling Units - N/A ( I) Maximum Bedrooms - WA (J) Architectural Design Standards - WA 22 As shown on the Conceptual Plan, there are multiple areas including the Civic Lawn, multiple preserve and botanical areas, and deed restricted park land, immediately adjacent to all residential areas. The public is welcome in all areas of the MDP. This MDP is specifically designed for the public. Through the development process, we anticipate many sidewalks and trails interconnecting all areas of Park West. Provisions will be made for a walking trail connecting the city's east and west trail systems. The bulk areas described, in some cases, will include open green space along with botanical areas; and in some cases, sensitive areas to be preserved, yet still enjoyed. Some areas may have narrow paths, benches and/or gazebos, through preserved areas. Any area may be enhanced with botanical features. Both types of environments may be located within the same bulk acreage of the overall Planning Areas. • Area- 1.29 acres a Development Regulations — (A ) Purpose - The Civic Lawn is the geographic and cultural center for Park West. The only structures to be built in this area are public art, monuments and potentially a band stand or shell. The Civic Lawn will host fairs, shows, concerts, vendor kiosks, public gatherings and private enjoyment. It will be maintained as an amenity not only for Park West, but for all Fayetteville. This area will consist of high quality landscaping and manicured lawn. (B) Uses (1) Permitted uses. Unit 1 I Citywide uses by right (2) Conditional uses. Unit 4 Cultural and recreational facilities (C) ) Density (max. dwelling units per acre) I None (D) Bulk and area regulations None (E) Sethack requirements (ft) Front Side Rear 15 10 15 (F) ) Height regulations None (G) ) Building area None (H) Maximum Dwelling Units - N/A (I) ) Maximum Bedrooms - N/A (J) ) Architectural Design Standards - WA 23 PA -12 Mixed Use ' Area- 31.92 acres (PA -1 1), 5.77 acres (PA -12) Development Regulations — (A) ) Purpose - The Mixed Use District planning area is designed primarily to provide convenient "lifestyle- shopping, services, entertainment, restaurants and employment in the same area with living spaces for the people who support them, ranging from commercial spaces,with residential office or living spaces above, to potentially single family residences. The sidewalks will be host to street vendors, and outdoor cafes. 24 (B) Uses (1) Pemtifted uses. Unit 1 City-wide uses by right Unit 3 Public protection and utility facilities Unit 4 Cultural and recreational facilities Unit 8 Single-family dwelling Unit 9 Two-family dwellings Unit 10 Three-family dwellings Unit 12 Offices, studios and related services Unit 13 Eating places Unit 14 Hotel, motel, amusement facilities Unit 15 Neighborhood shopping Unit 16 Shopping goods Unit 17 Trades and services Unit 19 Commercial recreation, small sites Unit 24 Home occupations Unit 25 Professional offices Unit 26 Multifamily dwellings Unit 34 Liquor store (2) Conditional uses. Unit 2 Citywide uses by conditional use permit Unit 5 Government facilities Unit 18 Gas, service stations, drive-in restaurants Unit 21 Warehousing and wholesale Unit 29 Dance halls Unit 35 Outdoor music establishments (C) ) Density (max. dwelling units per acre) All dwellings 24 (D) ) Bulk and area regulations (1) Lot width minimum. (ft.) Single family 30 Two-family (per unit) 30 Three-family or more (per unit) 30 Non-residential 0 (2) Lot area minimum. (sq. ft.) Townhouse - Individual lot 3000 Single-family 3000 Two-family (per unit) 3000 Three-family or more (per unit) 3000 Non-residential 0 (3) Land area per dwelling unit (sq. ft.) Townhouses & aoartments No bedroom 1000 One bedroom 1000 Two or more bedrooms 1200 (E) Setback requirements (ft) Front Side Rear Public or private access 8 to 12 ' 20" 5 A build -to line (wherever possible). 30' setback (see street cross sections) 0' internal side property line (F) ) Height regulations (stories) (next to main streets) Minimum height 2 Maximum height (excluding basements) 4 3uminimum adjacent to civic lawn 25 I I I I I I I U Ii I I I I I I I (G) ) Building area I Maximum area occupied by all buildings 85% (H) Maximum Dwelling Units -783 (PA -11) 138 (PA -12) (I) Maximum Intensity Nonresidentlal- 520,000 sq. ft. (PA -11) 60,000 sq. R (PA -12) The Developer reserves the right to approve ALL businesses that wish to locate in Park West, regardless of whether or not theirs is a conforming use by City code. Body Art businesses such as tattoo parlors and body piercing studios are specifically unwelcome. Ungerie shops and adult oriented stores will be particularly scrutinized for approval and monitored by the Developer. ( J ) Architectural Standards specific to the Mixed Use District planning area - General - The private building is used to form a distinct street edge and define the border between the public space of the street and the private space of the individual lot. This helps to promote active streets, provides visual interest to the pedestrian in commercial areas, and encourages informal encounters between neighbors in residential areas. The integration of varied land uses within Park West requires a common architectural vocabulary. The consistent use of compatible urban design and architectural elements helps to relate individual structures to other structures resulting in a coherent overall development pattern and streetscape. All development in Park West must be consistent with these architectural objectives and standards. All designs must be approved by the PWAC. ♦ Setbacks - The structure must be located at the required setback (build -to) line. ♦ Orientation - A building shall address surrounding conditions, such as intersections, civic plazas, and natural elements. ♦ Articulation and Materials - A building must incorporate architectural styles, building materials, and colors used in or harmonious to surrounding buildings. A building shall avoid long, monotonous, uninterrupted walls or roof planes. The facade of a building should be divided into distinct modules no longer than 100 ft. The first floor street frontage of parking structures, excluding alleys, shall be dedicated to commercial, office or civic use. ♦ Building materials used in the Park West Development shall be of high quality proven architectural materials. Each material should evoke the feeling of permanence and stability. E.I.F.S. is discouraged in general and not to be used within physical reach of pedestrians. The following are prohibited - ♦ Undersized shutters- the shutter or shutters shall be sized so as to equal the width that would be required to cover the window opening ♦ Shutters made of plastic ♦ Reflective or bronzetint glass ♦ Plastic or PVC roof tiles ♦ Backlit awnings ♦ Glossy finishes ♦ Exposed cell phone towers or satellite dishes ♦ Vinyl or metal siding Front Porches - ♦ Depth - 8 ft. minimum from building face to inside column face ♦ Length - 25 % to 100% of building front ♦ Height - 18" minimum from grade to top of stairs; 96" maximum ♦ Front porches may be multi -story ♦ Front porches may occur forward of the principal facade. Porches shall not extend into the street right-dway • Front porches are required to be open and unconditioned. No more than 25% of the floor area of a porch may be screened if the porch extends forward of the "build -to line" Columns, Arches, Piers, Railings, & Balustrades- ♦ General Requirements- Column and Pier spaced no farther apart than they are tall. For classical column proportions refer to: American Vignola - A Guide to the Making of Classical Architecture by William R.Ware. W.W. Norton and Company, New York, 1877. Permitted Finish Materials - Columns - ♦ Wood (termite resistant), painted or natural • Cast Iron ♦ Concrete with smooth finish, painted or unpainted ♦ Brick • Stone Arches, Untel, and Sills- • Concrete Masonry Units with Stucco (C.B.S.) • Reinforced Concrete with Stucco • Brick ♦ Stone (natural or manufactured) Piers - • Concrete Masonry Units with Stucco (C.B.S.) • Reinforced Concrete with Stucco • Brick • Stone (natural or manufactured) 26 I Railings & Baluster - ♦ Wood (termite resistant), painted or natural ♦ Wrought Iron ♦ Stone (natural or manufactured) Permitted Configurations - Columns - ♦ Square - 6" minimum, with or without capitals and bases ♦ Round - 6" minimum outer diameter, with or without capitals and bases • Classical orders Arches - ♦ Serri-circular, jack, and segmental Piers - 8" minimum dimension Porches - • Top Rail - 2-3/4" minimum diameter ♦ Balusters -4" o.c. spacing minimum, 6" o.c. spacing maximum ♦ All dimensions shall also conform to local building codes Building Walls - Required for all buildings - Exposed foundation walls (below the first floor elevation) shall be faced concrete masonry units, painted concrete, and/or natural or manufactured stone. All chimneys shall be finished with brick, stucco, or natural or manufactured stone. The facades of buildings are encouraged to be finished with more than one finish material. Heavier materials (stone, brick, concrete with stucco, etc.) shall be located below lighter material (wood, fiber cement board, siding, etc). The change in material should occur along a horizontal line, preferably at the floor level. Wherever possible, green building materials are encouraged in the construction of building walls, including recycled -content sheathing, siding composed of reclaimed or recycled material, salvaged masonry brick or block, and locally produced stone or brick. Permitted Finish Materials - • Concrete masonry units with stucco (C.B.S) ♦ Reinforced concrete with stucco ♦ Pre -cast concrete with stucco • Fiber cement board such as "Hardie -Plank" siding (50 -year siding product) • Wood (termite resistant, 50 -year siding product) - painted white, left natural, or painted/stained with earth -toned colors. ♦ Brick • Stone (natural or manufactured) ♦ E.I.F.S., Fiberglass (as cornice material), and composite materials - Shall be located out of reach of pedestrians and shall visually appear to have a hand - trowel finish Roofs and Gutters - General Requirements - Permitted Roof Types - ♦ Gabled, hipped, mansard shed, gambrel, and barrel vaulted, and domed. ♦ Flat roofs shall be concealed with parapets along the street frontage Permitted Finish Materials- ♦ Metal - galvanized, copper, Aluminum, zinc -Aluminum ♦ Shingles - asphalt or metal; dimensional type, slate, composite slate ♦ Built up systems for flat roof applications ♦ Gutters - copper, aluminum, galvanized Steel ♦ Recycled content 30 or 40 year roofing material 27 I I Permitted Configurations - ♦ Metal - Standing seam or Yvevee', 24' maximum sparing, panel ends exposed at overhang ' ♦ Shingles - Square, rectangular, fish -scale, diamond • Gutters - Rectangular section, square section, half -round section, ogee section Down spouts are to match gutters in material and finish 11 G I I I I I I Fri I I in I I I I I r t t 17th; 'orrice Windows. Skylight, and Doors - General Requirements - ♦ Window and door openings shall be taller than they are wide ♦ Window openings may be grouped horizontally • Masonry Construction - A header and sill are required for all windows • Wood Construction- Windows are required to have trim on all four sides Permitted Accessories — ♦ Shutters,w inflow boxes, and mullions ♦ Awnings - Fabric or metal (no backlighting; no glossyfinish fabrics) Permitted Finish Materials - • Windows and Storefronts - Wood, aluminum, copper, steel, clad wood Doors — • • Wood or Metal - Whenever possible, -greenbuilding materials shall be used for windows and doors, includingwood/composite windows, finger -jointed wood windows, and reconstructed or recycled -content doors Permitted Configuration - ♦ Windows - Rectangular, round, semi -circular, octagonal, transom, sidelight ♦ Window Operation - Casement, single -and double -hung, industrial, fixed frame • Door Operations — Casement or French Glazing - Storefronts only - In order to provide clear views of merchandise in stores and to provide natural surveillance of exterior street spaces, the ground floor along the building frontage shall have un-tinted transparent storefront windows and / or doors covering no less 65% of the wall area. Low emission glass with high visual light transmittance is permitted. Bottoms of the storefront windows shall be between one and three feet above sidewalk grade. Storefronts shall remain un-shuttered at night and shall provide dear views of interior spaces lit from within. Doors or entrances for public access shall be provided at intervals no greater than 50 ft, unless otherwise approved by the PWAC. Entrances - The main entrance of a structure must face the street and be dearly articulated through the use of architectural detailing. Doorways, windows, and other openings in the facade of a building should be proportioned to reflect pedestrian scale and movement to encourage interest at the street level. -- � ,.- ______ -1 �T.l„(1'�s ��1 f" iYw t l.•1 �pl a♦ ��7 �� 1�1 . 1_' y {{��' �� ' '.,1j}•� Y( Yl� `FELL''' � 1 _f'..'.� � IFF�Y� ° _ V � . - G I ,~' \+ .) i '• it .• • - - • • - - • -• • " -� r� S 1' •3� • • - ;:.��;,° �� if � tam �_, 3+_ iiiiii ii ijiji -• 1+� Irv+• Y�[1� I FY+i' �_ 8 co• p� '' r\1 ,d till 0 0 0 0 1(1i ?k v r?iE§ OCL§i Ll': _/i O IlssL�- O O 0 O Al�� I ,r7 SJ'( 1I f.d LIi I.L'..L �L_II J is' � a I L' I I I I I 11 Ii Area — 4.21 acres ' Development Regulations — (A ) Purpose - The Neighborhood Commercial Zone is designed especially to encourage the functional grouping of commercial enterprise areas to the west boundary of Park West. While catering to both inhabitants of Park West and the surrounding residential areas, businesses in these areas would be oriented toward exterior circulation systems. (B) Uses (1 Permitted uses. I I I I I I Unit 1 City-wide uses by right Unit 12 Offices, studios and related services Unit 13 Eating places Unit 15 Neighborhood shopping Unit 18 Gas, service stations, and drive-in rest. Unit 25 Professional offices Unit 26 Multi -family dwellings (2) Conditional uses. Unit 2 City-wide uses by conditional use permit Unit 3 Public protection and utility facilities Unit 35 Outdoor music establishments Unit 36 Wireless communication facilities (C) Dens max. dwelling units per acse) AlI dwellings I 24 (D) ) Bulk and area regulations None (11 Lot width minimum. (ft.) Single family 30 Twotamily (per unit) 30 Throe family or more r unit 30 Non-residential 0 (2) Lot area minimum. (sq. ft.) II Non-residential 30 Ii (3) Land area per dwelling unit (sq. ft.) Townhouses or apartments No bedroom 1700 One bedroom 1700 Two or more bedrooms 2000 (E) Setback requirements (ft) Front Side Rear Public or private access 50 0 * 20 - 2b wnen contiguous to a residential distract (F) ) Height regulations (stones) Minimum height 1 Maximum height (excluding basements) 4 (G) Building area I Maximum area occupied by all buildings 85% (H) Maximum Dwelling Units - 15 (I) ) Maximum Bedrooms - 30 (J) Maximum Intensity Nonresidential- 15,000 sq. ft. (K) Architectural Standards specific to the Neighborhood Commercial planning area - Buildings located along Park West Boulevard should establish a point of entry to the Park West development. A building must incorporate architectural styles, building materials, and colors used in or harmonious to surrounding buildings. A building shall avoid long, monotonous, uninterrupted walls or roof planes. The facade of a building should be divided into distinct modules no longer than 100 ft. Building materials used shall be of high quality proven architectural materials. Each material should evoke the feeling of permanence and stability. E.I.F.S. is discouraged in general and not to be used within physical reach of pedestrians. All designs must be approved by the PWAC. .. . o..e .. : ♦..file.." 4. e r .l'Trr. 4.-s S�r - •LJJ!iJ �1" I MM, .Y�"j N . tts •• r, e : :.. Area- 15.55 acres Development Regulations — ( A) Purpose - The Thoroughfare Commercial planning area is designed especially to encourage the functional grouping of commercial enterprise areas to the east boundary of Park West. While catering to both inhabitants of Park West and the surrounding residential areas, businesses in these areas would be oriented toward exterior circulation systems. (B) Uses (1) Permitted uses. Unit 1 City-wide uses by right Unit 4 Cultural and recreational facilities Unit5 Government facilities Unit 12 Offices, studios and related services Unit 13 Eating places Unit 14 Hotel, motel, amusement facilities Unit 15 Neighborhood shopping Unit 16 Shopping goods Unit 17 Trades and services Unit 18 Gas, service stations, and drivein rest. Unit 19 Commercial recreation, small sites Unit 25 Professional offices Unit 34 Liquor store (2) Conditional uses. Unit 1 City-wide uses by right Unit 2 Citywide uses by conditional use permit Unit 3 Public protection and utility facilities Unit 21 Warehousing and wholesale Unit 29 Dance halls Unit 35 Outdoor music establishments Unit 36 Wveless communication facilities (C) ) Density (max. dwelling units per acre) None 32 (D) ) Bulk and area regulations (E) nvate access I contiguous to a residential district (F) ) Height regulations (stories) (next to main streets) 40 None Minimum height 1 Maximum height (excluding basements) 7 ( G ) Building area Maximum area occupied by all buildings 70% (H) ) Maximum Dwelling Units - WA (I) ) Maximum Bedrooms - WA (J) ) Maximum Intensity Nonresidential- 200,000 sq. ft. 20' The Developer reserves the right to approve ALL businesses that wish to locate in Park West, regardless of whether or not theirs is a conforming use by City code. Body Art businesses such as tattoo parlors and body piercing studios are specifically unwelcome. Lingerie shops and adult oriented stores will be particularly scrutinized for approval and monitored by the Developer. (K) ) Architectural Standards specific to the Thoroughfare Commercial planning area - Buildings located along Park West Boulevard should establish a point of entry to the Park West development. The building setback line along Park West Boulevard shall be 40feet from the Park West Boulevard right-dway. These buildings must define the primary entrance to Park West and shall use special architectural features to emphasize the importance of the location. Special features may include comer towers, cupolas, spires, balconies, colonnades, or other similar architectural elements. Typical "strip" type centers are discouraged within the Park West Thoroughfare Commercial planning area. A building must incorporate architectural styles, building materials, and colors used in or harmonious to surrounding buildings. A building shall avoid long, monotonous, uninterrupted walls or roof planes. The facade of a building should be divided into distinct modules no longer than 150 ft. Building materials used shall be of high quality proven architectural materials. Each material should evoke the feeling of permanence and stability. E.I.F.S. is discouraged in general and not to be used within physical reach of pedestrians. All designs must be approved by the PWAC. 33 II Area - 7.18 acres Development Regulations — (A ) Purpose - The Parks and Trails areas are provided to offer definite restricted areas to be developed for recreational use. Detention areas will be located adjacent to park land and therefore require a high level of design and safety. In addition, though privately owned and maintained by the development, other amenities will also be to available to the public at large - ♦ Multiple -pocket parks*, botanical areas, open green areas and civic lawn, over 20 acres ♦ Public lawn for the use of the citizens at large for hosting events, fairs, festivals and vendors (B) Uses (1) Pennifed uses. Unit 1 City-wide uses by right (C) ) Density (max. dwelling units per acre) I None (D) ) Bulk and area regulations None (E) Setback requirements R Front Side Rear 15 10 15 (F) Heightregulations None (G) ) Building area I None ( H) Maximum Dwelling Units - N/A (I) ) Maximum Bedrooms - NIA (J) ) Architectural Design Standards- NIA M I Relationship to the Existing and Adjacent Land Uses The Planned Areas that are being proposed for the Park West development offer a smooth transition from neighboring zoning and building requirements. The areas along the noitwestem comer of the development are adjacent to the neighboring subdivisions which are zoned RSF-4. The undeveloped areas will offer a natural setting for a parklike atmosphere. Also, the Park West on -site tree preservation and mitigation area will lie just east of the deed restricted park area; Planning Area 15. This placement allows for continuity of the natural landscape along the south and west sectiors of the community. The proposed commercial areas along the east of the property along Highway 112will offer a cohesive yet unique blend of commercial uses that is overall consistent with the intent of the zoning in the area which is currently F1 and R -A to the north; Commercial to the east and the south. Zoning Districts Comparison Chart To better understand the relationship of the Park West to the existing zoning in the area, the following chart describes the Proposed Planned districts and the current districts. Planned Area Proposed District Current District Planned Area 1 Single Family Residential R -A Planned Area 2 Town Home/Single Family Attached R -A Planned Area 3 Plaza Condominium R -A Planned Area 4 Courtyard Multi -Family R -A Planned Area 5 Multi -Family Residential R -A Planned Area 6 Preserve/Botanical/Detention R -A Planned Area 7 Preserve/Botanical/Detention R -A Planned Area 8 Preserve/Botanical/Detention R -A Planned Area 9 PreserveBotanical/Detention R -A Planned Area 10 Civic Lawn R -A Planned Area 11 Mixed Use District R -A Planned Area 12 Mixed Use District R -A Planned Area 13 Neighborhood Commercial R -A Planned Area 14 Thoroughfare Commercial R -A Planned Area 15 Park R -A Impacts on City Services Effects on water and sewer are unknown at this time; studies will give us the answers needed to properly assess specific impacts. Traffic The development will impact traffic on Highway 112. We have hired an independent consultant who has made recommendations as to the lane geometry and traffic light(s). The proposed improvements to Fayetteville's infrastructure indude the widening of Highway 112 aswell as the installation of a traffic signal located at Highway 112 and proposed Park West Boulevard. The proposed location and alignment of Park West Boulevard would require City Council to adjust a current easement reflected on the Master Street Plan. Deane Solomon road will be redirected and reconstructed to City standards, to intersect with Highway 112 in a much safer location. The new intersection will be aligned with the entrance of Belclaire Estates currently under construction. In short, Park West will improve traffic conditions in the area offering motorists more options to Interstate 540 and by reconstructing Deane Solomon road which is currently said to be unsafe at its present intersection with Highway 112. The traffic consultant, Ernie Peters and Associates, summarized that improvements to Highway 112, at full development build out, should include a center left turn lane with a 120 foot approach from the south for each street entrance into Park West; and a right turn lane 120 feet from the north onto Park West Boulevard. No other southbound turning lanes were recommended. Other recommendations to Highway 112 would eventually include traffic lights at Park West Boulevard and Highway 112, and another traffic light may be needed at Van Asche and Highway 112 upon full build out of the development, or the construction of Van Asche to the east. The "results section" of the Traffic Study has been included as an appendix to this plan. 'As of 11/15/2005 the traffic study is being update by Ernie Peters and Associates. A new summary will be introduced under s eparate cover at a later date. Storm Water An increase in storm water is not expected to impact the city, as the development will provide for adequate storm water detention in multiple ponds located throughout the development, in accordance with Section 170 of the UDC. It is the intention to utilize natural features for storm water detention, in addition to a master planned detention facility along the southern boundary. As the planning areas are developed, the detention facility will be enlarged to accommodate any additional run off. Environmental Hazardous, Sensitive, or Natural Resource Areas No natural or manmade hazards have been found on the site. The site however, does include areas that are environmentally sensitive and some areas that are considered to be preserved as a natural resource. A site investigation was conducted in the spring of 2004, following the U.S. Army Corps of Engineers, Routine Level 2 Delineation methodology. Three forms of wetlands were delineated and submitted to the COE for a concurrence of the findings. The U.S. Army Corps of Engineers, Little Rock District conducted a site visit to verify the information data sheets collected and provided their concurrence of the 35 11 I [1 I I I I I I I I I I I Li 11 [l findings. Based on the COE concurrence and as stated in the investigation report, mitigation will be necessary for destroyed or damaged wetlands of approximately 2.2 acres. A Section 404 permit will be required. All other wetlands will be preserved and/or enhanced. Forms of acceptable mitigation are outline in the investigation report submitted to, and concurred with, by the COE, Little Rock District Office. Knowledgeable of possible presence of the "Arkansas Darter" (Etheostoma cragini) associated with Clabber Creek and developments to the south of this project, the U.S. Fish and Wildlife was contacted and conducted a field investigation of the site, in spring of 2005, to determine possible influences to the habitat that the proposed development might have. It was determined that proper protective buffering (foot trail traffic is permissible within such buffering), water quality can be easily maintained and downstream habitats protected. The project will be designed and developed not only for aesthetic value, but in a manner that will afford protective management of the environment (wetlands, aquatic habitats, and ecosystems). Compliance with Fayetteville General Plan 2020 The fundamental concept of the Park West project was born out of the desire to create a sense of "place' and not follow the practice of creating a wasteland of col -do -sacs, parking lots and "big -box" stores. Park West will follow the ideas of a traditional "smart growth" neighborhood. A grand civic lawn fronted on all sides with quality architecture in a mixed use environment will be the "hub" of the new community. Radiating out from its central core will be mixed use facilities transitioning to multi -family, and then single family homes. The entire Park West Development is a coherent master plan and not a hodgepodge of competing developments and neighborhoods. All aspects of the Park West community are designed with the ideas of the Fayetteville General Plan 2020 in mind and engineered to work in harmony and not in discord. Strict development regulations and construction codes will assure a high level of quality in Park West, while still allowing flexibility for a diverse group of neighbors. Park West is designed to create a verywalk-able neighborhood that is "worth the walk.' A vibrant street life with activities and entertainment would grace the inviting streetscapes seated by architecturally friendly neighbors. Every place in the development is designed to be within easy walking distance allowing the pedestrian to travel the entire community in less than 20 minutes. Traffic will be slowed to allow pedestrian safe activities for customers, vendors and retailers. Well lit and interesting sidewalks will be the norm and not the exception. Park West will be a great place to live, work, eat, shop and be entertained; all without employing the use of a car. The design of Park West is in compliance with Fayetteville's General Plan 2020. The first and second principles sited in The General Plan are creating a sense of place and connectivity within neighborhoods and community and containing and strengthening the emergence of multiple activity centers. As a PZD. the development of Park West offers a unique opportunity to capture the strengths of both of these principles. Connectivity between and among surrounding districts allows for neighborhood and community cohesion. The Civic Lawn within the Park West offers a planned multiple activity center. Overall, the Park West design works with the natural environment and is in compliance with Fayetteville's General Plan 2020. Recreational Facilities, Open Space and Accesses Open green spaces will be incorporated throughout the layout of the community at every opportunity. Pathways in the form of sidewalks, streets, as well as trails among and between selected areas will allow viable and readily available access to the parts, preservation and botanical areas internal to Park West and ultimately to Citys the planned trail system Located to the south and west of the development, approximately seven acres are reserved for the proposed Park West City Park. East of the Park West City Park and adjacent to preserved areas and along the walking trails will be the Park West Tree Preservation Areas. Where possible, pockets of tree preservation will be incorporated within areas of the community. Undeveloped, green, botanical, park and preserved area within the community is estimated to be approximately twenty eight acres, seven of which are planned to be deed restricted as open Park Land. The Park West tree preservation area will offer pocketed green spaces among planned areas. Green space will be located within the courtyards of the planned Courtyard Multi --family Area. Approximately twenty-one acres throughout the community will remain green, preserved and botanical space and offer potential for park like uses. The overall development offers vast green spaces that are accessible by all occupants of the community and the City at large. 36 Statement of Commitments Dedication of On or Off -Site Improvements At the southwest of the Park West development, approximately seven contiguous acres are reserved to be deed restricted for the Park West Commons open park area. A walking trail easement will be dedicated for future trail connections. This area may be dedicated to the City upon final design or reserved for the Park West Property Owners Association and will be maintained according to ownership as deemed acceptable by the Parks Division. Parking, streets, sidewalks and drainage improvements will be designed and constructed in consideration of (with a slightly modified Master Street Plan) City of Fayetteville Code of Ordinances. Title XV Unified Development Code, modified Chapter 172: Parking & Loading, modified Chapter 171: Streets and Sidewalks, and chapter 170: Storm water Management, Drainage & Erosion Control respectively. Maintenance of these areas will be provided by the Cary. Sewer and water improvements will be designed and constructed in accordance with the City of Fayetteville Water and Sewer Specifications which include the Standard Water Line Specifications of Fayetteville, Arkansas April 2n°, 1996 and the Sanitary Sewer Specification. Park Westwill impact traffic on Highway 112 and Deane Solomon Road. We have hired an independent consultant who has made recommendations as to the lane geometry and location of additional traffic lights. The proposed improvements to Fayetteville's infrastructure indude the improvements of Highway 112 and reconstruction of the north portion of Deane Solomon Road to Highway 112. The developers of the Park West are willing to pay for traffic signal improvements at Highway 112 and Park West Boulevard, improvements to Highway 112 along the east of the development, as well as the reconstruction of the north portion of Deane Solomon Road to Highway 112. Off site improvements will also be negotiated upon review of sewer and water studies. The timing of construction for improvements may be determined during negotiations. Natural Resources and Environmental Sensitive Area The developers of the Park West are committed to preserving the natural resources of our City and protecting its environmentally sensitive areas. As there are some wettand areas that lie along the south property line and on the adjacent property to the south, the developers of the Park Westw AI preserve and enhance this area so that the adjoining w et! ands remain not only undisturbed, but are enhanced as well. The property that is to be deed restricted contains many healthy, large span trees of various species, all to be preserved wherever possible. Project Phasing With this PZD, it is the intention of the developer to construct the Park West master planned community over a period of several years. Park west is a very large, intricate development, unlike any that have come before it. We expect full build out to take from fifteen to twenty years. Upon the approval of the Concept PZD and zoning rights are established, each planning Area will be presented to the City as either a Large Scale Development or Subdivision. Preliminary plats and LSD's over one acre in size must be reviewed by Planning Commission to confirm that it conforms to the approved R-PZD. Deed Restricted park land dedication will occur, prorata, with the development of each residential Planning Area. Once the total of 7.18 acres is deed restricted, park fees will be paid for any additional residential development. These fees shall be used for the development and maintenance of park areas. Utilities will be extended to each Planning Area by the developer upon approval of each LSD or Preliminary Plat. Detention facilities located at south of the development will be designed to expand with development. As phasing has been identified, described and approved as part of the PZD master development plan process, phasing may vary fom the requirements of Chapter 166 of the UDC with regard to expiration of permits and plans. 37 The following chart depicts a conceptual time line as to how the development may occur. PHASING SCHEDULE Planned Area Proposed District Phase Year RY PHASF Planned Area 1 Single Family Residential 1A 1 thru 5 Planned Area 6 Preserve/Botanical/Detention 1A 1 thru ... Planned Area 15 Park 1A, 2,4 1 thru ... Planned Area 14 Thoroughfare Commercial lB 1 thru 6 Planned Area 9 Preserve/Botanical/Detention 1B, 3A, 3B 1 thru ... Planned Area 2 Town Home/Single Family Attached 2 2 thru 7 Planned Area 7 Preserve/Botanical/Detention 2 2 thru ... Planned Area 5 Multi -Family Residential 4 4 thru 7 Planned Area 13 Neighborhood Commercial 5 5 thru 9 Planned Area 12 Mixed Use District 6 7 thru 15 Planned Area 4 Courtyard Multi -Family 7 5 thru 9 Planned Area 3 Plaza Condominiums 8 5 thru 9 Planned Area 8 Preserve/Botanical/Detention 3A 3 thru ... Planned Area 10 Civic Lawn 3A 3 thru ... Planned Area 11 Mixed Use District east 3A 3 thru 9 Planned Area 11 Mixed Use District (west) 3B 5 thru 12 Planned Area Proposed District Phase Year RY PLANNING ARFA Planned Area 1 Single Family Residential 1A 1 thru 5 Planned Area 2 Town Home/Single Family Attached 2 2 thru 7 Planned Area 3 Plaza Condominiums 8 5 thru 9 Planned Area 4 Courtyard Multi -Family 7 5 thru 9 Planned Area 5 Multi -Family Residential 4 4 thru 7 Planned Area 6 Preserve/Botanical/Detention 1A 1 thru ... Planned Area 7 Preserve/Botanical/Detention 2 2 thru ... Planned Area 8 Preserve/Botanical/Detention 3A 3 thru ... Planned Area 9 Preserve/Botanical/Detention 1 B, 3A, 3B 1 thru ... Planned Area 10 Civic Lawn 3A 3 thru ... Planned Area 11 Mixed Use District (east) 3A 3 thru 9 Planned Area 11 Mixed Use District (west) 3B 5 thru 12 Planned Area 12 Mixed Use District 6 7 thru 15 Planned Area 13 Neighborhood Commercial 5 5 thru 9 Planned Area 14 Thoroughfare Commercial lB 1 thru 6 Planned Area 15 Park 1A, 2. 4 1 thru ... Phase A— Planning Area 1 The Heights at Park West e Includes Realignment and reconstruction of Deane Solomon Closing of dangerous intersection of Deane Solomon wand Highway 112 Extension of Honey Lane First d `eed restriction of Park Land; approx. 2.18 acres Develop ent of preserve/botanical area PA -6 Phase 1 B — Planning Area 14 Thoroughfare Commercial Includes Improvements to Highway 112 including widening, curb, gutter, and storm drainage Signalization as per traffic study and AHTD Extension of public utilities Construction of boulevard entrance to PA -1 i Detention facilities PA -9 Phase 2— Planning Area 2 Townhome/Single Family Attached Includes Internal infrastructure Extension of public utilities Development of preserve/botanical area PA -7 Street extensions to PA -1 and Highway 112 Deed Restriction of Park Land; approx. 1.73 acres Phase 3A — Planning Area 11 Mixed Use (east) Includes — Secondary connection to Highway 112 Internal infrastructure Extension of public utilities Extension of Park West Blvi Construction of Civic Lawn PA -10 Development of preserve and botanical area PA -8 Expansion of detention facilities PA -9 Phase 3B— Planning Area 11 Mixed Use (west) Includes Internal Infrastructure Completion of Park West Blvd to Deane Solomon Extension of public utilities Secondary connection to PA -1 and PA -2 Expansion of detention facilities PA -9 Phase 4- Planning Area 5 Multi -Family Residential Includes Extension of public utilities Deed restriction of remaining Park Land Local infrastructure Lw j� •r� ES Phase 5- Planning Area 14 Neighborhood Commercial Includes Extension of public utilities Local infrastructure Phase 6— Planning Area 12 Mixed Use Includes Extension of public utilities Secondary street connection to south property line Phase 7 —Planning Area 4 Courtyard Condominiums Includes Extension of public utilities Local Infrastructure Phase 8— Planning Area 3 Plaza Condominiums Includes Extension of public utilities Local infrastructure Completed Phases Map - Park West MDP m W Fire and Police Protection Park West will be served by the Fayetteville Fire Department. Station number 2 of the Fayetteville Fire Department is located approximately 2.6 miles away, south of the development on Garland Avenue across from Leverett Elementary School. Station number 4 is approximately 2 miles to the east of the development at Plainview Avenue. Initial response time is approximately 6.25 minutes. A new fire and police station is needed in this area of the city. It is the Developers desire to possibly negotiate a donation of property within the development to the City to be used for the construction of a new fire and police station. Other Commitments Imposed by the City There are no other immediate commitments imposed by the City at this time; however, discussed below in "Development standards, Conditions and review Guidelines" are additional items that fall under Part (B) of Amendments to the PZD Master Development Plan. Parks, Trails and Open Space Commitments Just over seven acres of open park land (Planning Area 15) will be deed restricted, in agreement with City of Fayetteville Parks Department, and shall be credited as typically required dedicated land or fees by ordinance. Through the actual design of the development, if it is found that the dedication is not adequate for all residential propertyconstructed within the development, the developer will contribute any applicable fees to make up the shortfall. These fees shall be used by the Developer, with the direction of the Parks Department, to construct and maintain deed restricted park land. In addition to the above seven aces of open park land, Park Westw ill host walking trails and wide sidewalks throughout the development. The trails and walks will offer connection to existing or planned trails to be located in the area, and essential link for the City's east trail system and west trail system. Additional open space will be approximately twenty-one acres including 1.3 acre Central Park Area. Tree preservation and protection will be implemented in accordance with the City of Fayetteville Code of Ordinances Title XV Unified Development Code: Chapter 167 Tree Preservation & Protection. Landscaping within the Park West MDP will be designed to meet or exceed standards of the City of Fayetteville Landscape Manual which sets forth the standards and specifications for Tree Preservation, Protection and Landscaping. 45 Development Standards, Conditions and Review Guidelines Screening and Landscaping The screening and landscaping will be provided as set forth in Section 166.10 Buffer Strips and Screening. However, due to the more urban character of the Park West Development, the area available for landscaping of individual lots, in many cases, is limited. For example, if a building is located at the front "build to line along Park West Boulevard, there is no front street yard. Landscaping would be provided in the form of street trees, planters, open spaces (such as the civic lawn), along natural preserves, and in the parking areas. Traffic Circulation Adequacy, circulation, design, coordination and provisions will be in accordance with Section 166 of the Unified Development Code. The design of Park West is based on a primarily pedestrian community where the streets are inhabited by people as well as automobiles. Every effort will be made to ensure the safe operation of the circulation systems within Park West. Traffic calming devises such as on street parking, narrow roadways and tighter turning radii will be employed. Parking Standards The off-street parking and loading standards found in Chapter 172 Parking and Loading shall be used as general guidelines to establish parking and loading standards for the Park West Master Plan. Parking shall be provided as necessary to meet the requirements of the Americans with Disabilities Act. Due to the high density and diversity planned for the Park West conrnunity, "on street" parking and shared parking lots will be used throughout the development. Covered parking is permitted and encouraged throughout all Planning Areas of the MDP. All parking structures or shelters must meet the architectural aesthetics of Park West and must specifically be approved by the PWAC. Mixed Ilse Planning Areas 11, 12, 13, and 14 — Parking shall be based on a ratio of one parking space per 300 square feet of gross floor area. As all parking within these commercial areas of the MDP w it be "shared parking', the number of constructed parking spaces may be reduced by an additional thirty percent, if necessary, without additional City approval. On -street parking provided adjacent to the development shall count as part of the required parking supply. Parking decks shall incorporate liner buildings or facades in effort to maintain architectural standards. Where any parking structure faces a public or private street, the street level floor must incorporate human habitation; i.e. residential dwellings, retail shops, or office space. Wherever possible, parking lots shall be located behind buildings, such that buildings separate parking areas from the street. In cases where this is not feasible, parking can be located to the side of a building, but in no case shall the parking area be wider than 60% of the lot frontage. Buildings that have both rear and side access shall access parking through the rear. Front driveways to rear parking areas are permitted where rear or side street access is unavailable. Access through parking lots across property lines should be encouraged, especially when there is no alley. Circular drives must be approved on a case by case basis by the PWAC Garage door(s) shall be positioned no doser to the street than 20 feet behind the principal plane of the building front. Where space permits, garage doors shall face the side or the rear, not the front. Landscaped islands are required in parking areas at the following intervals for either head -in or diagonal parking stalls - No more than 10 consecutive parking stalls are permitted without a landscape break of at least 8 feet in width and extending the entire depth of the parking stall. Each landscape break shall have at least one tree and be covered with grass, shrubs, or living ground cover. To minimize water consumption, the use of low water vegetative ground cover other than turf is encouraged. In lieu of landscaped islands, landscape strips of at least 8 feet in width, can be provided between parking isles. Landscape strips shall have the same landscape requirements as landscape islands with trees planted every 30'. In Single Family Residential and Town Home Planning Areas 1 and 2-A minimumof two spaces per home shall be constructed as per Chapter 172 of the UDC. In Mild -Family Residential Planning Areas 3,4 and 5 — One parking space per bedroom shall be constructed as per Chapter 172 of the UDC. Due to shared parking arrangements throughout the development, with prior approval of the PWAQ parking within these Planning Areas may be reduced thirty percent without additional City approval. Constructed garage or interior parking may be credited towards bulk parking space requirements. Perimeter Treatment All uses of land or structures will meet the open space, buffer or green strip provisions of the Unified Development Code. However, due to the urban nature of the Park West development, building perimeter landscape is limited. Sidewalks Sidewalks will be designed and constructed in accordance with the Master Street Plan and Section 171 of the Unified Development Code. However, the standards for the Park West development will likely surpass the quality proposed in the Unified Development Code. Sidewalks will be designed for a larger number of pedestrian and retail activity. Widths range from 4' to 16' to create plazas and enjoyable outdoor spaces. Due to the dose proximity of structures to the streets and to each other, along the primary streets, sidewalks shall be constructed upon completion of a building, or as individual development occurs. Within the Mixed Use Planning Areas, sidewalks shall be a minimum of eight feet wide and up to sixteen feet wide in some cases. All sidewalk configurations shall be approved by the PWAC. The developer shall construct all sidewalks around the perimeter of Planning Area 10. Street Lights Street lights will be designed and constructed to not only meet, but to surpass the requirements of chapter 176 of the Unified Development Code. All street lighting shall be of human scale; twelve ft (12') maximum height in pedestrian areas and sixteen ft (16') maximum height in parking lots. Fully shielded light fixtures shall be used in parking lots. Ornamental light fixtures will be used in streetscapes, however, if the average maintained luminance exceeds eight -tenths (0.8) foot-candles, fully shielded fixtures shall be used. When attached to nonresidential and mixed use buildings, fully shielded exterior lighting fixtures shall be used. Architectural street lightswith integrated banner arms shall be selected, purchased, installed and maintained (for a period of ten years), by the developer. Banners may be interchanged only by the PWAC These banners may display, but are limited to display, seasonal changes, upcoming events, holiday greetings, etc. Banners may not be displayed as advertising for any privately owned business. Monthly electrical usage shall be the responsibility of the City of Fayetteville, as is customary. Water Water lines will be designed and constructed in accordance with The City of Fayetteville Water and Sewer Specifications. Sewer Sewer lines will be designed and constructed in accordance with The City of Fayetteville Water and Sewer Specifications. Streets and Drainage Quality of streets and drainage will be designed and constructed in accordance with the Unified Development. All primary streets located within the PZD are planned to be public streets. Private streets incorporated into the PZD design, will be designed following all applicable conditions of the PZD Ordinance Amendment that apply to private streets, the traffic laws that govern them, building, signage, their maintenance and the required protective covenants if and when such covenants would apply.A wide variety of street cross sections are incorporated due to the intense urban nature of the MDP. Refer to the chart and corresponding street cross sections in Appendix 3, "Street Cross Sections". Construction of Nonresidential Facilities Prior to issuance of more than eight building permits for any residential area, all approved nonresidential facilities shall be constructed. We propose to develop this MDP in phases. If the nonresidential facilities are not proposed in the initial phase, the developer shall enter into a contract with the City to guarantee completion of those nonresidential facilities. Tree Preservation Tree preservation will be designed in accordance with Section 167 of the Unified Development Code. Architectural Design Standards Areas of Park West that will house office or commercial structures will comply, whenever possible, with the commercial design standards as set forth in Section 166.14 Site Development Standards and Construction and Appearance Design Standards for Commercial Structures to the extent that the urban environment will allow. Specifically, design standards shall be as per the guidelines of this PZD. The facilities located in the mixed use areas of Park West will most likely not have "lawns" or private green spaces. Signage, Building Lighting, and Monument Markers Signage - The PWAC shall use the language in this section as non -binding guidelines, to make a determination of appropriate signage on a case by case basis. In general, regulations contained in Chapter 174 of the UDC shall apply to all areas of the MDP. However, regulations of the PWAC may, at times, be considered more stringent than those allowed by City code. The PWAC specifically reserves the right to approve all signage, in the PWAC's sole discretion, and without limitation. The following regulations shall apply to all Planning Areas of the MDP. Every effort should me made to include the following - Signage should emphasize a uniform design theme and be oriented to pedestrians Signage, wherever appropriate, should share a common style in terms d size, shape and/or materials Signage may be affixed to the facade of the building either by flush mount or suspended from a perpendicular mounted bracketed arm Signage shall be externally lit from the front. Neon -lit signs shall be permitted if size and location is controlled to prevent excessive light pollution Monument signs are permitted along State Highway 112, at the entrances to Residential Planning Areas, and in limited cases the Mixed Use areas Freestanding pole signs are allowed only along State Highway 112 subject to regulations set forth in Chapter 174 of the UDC Finish Materials- ♦ Wood - painted or natural • Metal - copper, brass, galvanized steel • Painted - Canvas or arm mounted banners ♦ Paint or engraving directly on facade surface Other Signage - ♦ Video screens are allowed. The design, size and location of video screens must be approved by the PWAC ♦ Building numbers are required. Commercial building numbers shall be a minimum of 6 inches in height, and a maximum of 12 inches in height. • Temporary signs, such as sandwich boards, shall be allowed, subject to discretionary review by PWAC. Sandwich Board - advertising sign consisting of two placards fastened together at the top with straps supported on Me shoulders of the carrier, or 'sandwich man". The sandwich board was a popular form of advertising in the 19th century, when merchants and tradesmen hired men to cant' the placards up and down the streets (sometimes on horseback), promoting their goods and services ... Source: Encyclopedia Britannica Building Lighting - • All outdoor lighting must shine downward to avoid light pollution • Commercial shop fronts shall remain un-shuttered and lit at night • Holiday Lights - All properties are required to install multiple electrical outlets to provide for Holiday and event lighting. Each property owner is expected to participate in all lighting and decoration events designated solely by the PWAC. 47 I 1 .. 'F al X !, •f'JC 'n it �'�Jl {\ m �,`, - �o-�, .?�•^-' \ u - .� r 11 rr it � •� �` �� I�I��I � 5��ald-�rf'�1� ', l�l�\ VIII ti rt,�ti ; tcunc�s > I,,,Ii-. Iit.& nii1II �, kaML T __ ' _ _ p A 11 f•t.1 • f�BB. �� I,• {+ ._.=,Q'1� dip I{ /�• ! �.:.: �.. _`.��..� AY4. im + 11AI�61,a BY.L I�I�. c1• —M li 50 R_A. r I: \ vAX p5CriL D$'N,R I__ - E DR�����v.., •off' .., o�SkIEVVrRD I 8i I 'SU:L DR---I-•�—.. I {oyr�f z o / r�r�. s w,� (�'� /•L� �t eCiJRE LX: /pti J` ---(L- _ I._ .�JaIL DRS L.f I DR_ n'r> Fayetteville Master Street Plan 53 tl TRUCKERS DR ! ;p - N.te. ohavvLq •T \ a; Qp9' DRAKE Si � „f51E1Yr�^a5rA•�y'�.•�� p W i flINC BOWERS p LASSAr..T,5T J0CELYN LW STRAIILEDR REYt7Clfl5 ( SUN9R MnAP4 Si tII H N P U tau w _ a Iw CD m C� OO O sit 1flS .17 W a a uV7 s� a a a 54 a A�BZ/ uoo °S u 1 1 County Parcel Map 55 I I I I I I [I I II I I I I I I I Peters & Associates Engineers, Inc., has conducted a traffic engineering study relating to a proposed mixed -use develop- meS.(Vawter- Graves Property) located on the southwest side ,of Highway 112 andeast of Deane Solomon Road in Fayette- ville; Arkansas. The mixed -use development is proposed to consist of a variety of commercial and residential uses asindi- sated on the. project site plat (a reduced copy of the plat is in- duded in the Appendix for reference). There are several other developments planned and proposed in the vicinity of this development which have been taken into consideration as a part of this study. Existing 24=hour traffic counts were gathered by this consultant as a part of this study in the vicinity of the site at the following: locations: o Highway 112, Just south of Van Asthe Drive (Highway 112 is north/south at this'location) • Highway 112 just east of.Deane Solomon Road (Highway 112 is east! west at this location) Van Asche Drive, just east of Highway 112 Deane Solomon Road, just southof Highway 112 County Road 894, just west of Deane Solomon Road. "There are no funded Arkansas State Highway and Transporta- don Department (AMID) or City of Little Rodc projects in the Immediate vianity of the site. Projected traffic volumes for full build -out of the proposed de- velopment were calculated. These projected trips were added to the existing traffic volumes with the an eight percent per year growth rate for three and five -years included to account for the planned and proposed development in the vicinity of the site, which resulted in total projected traffic volumes at full build out of, the Vawter - Graves' Property. Capacity. and LOS analysis was performed for AM and PM peak hours for the projected full build -out of this development with a three and a five-year growth factor included in the pro- 56 jelled traffic conditions with the roadway improvements and schematic lane geometry and recommended minimum turn - lane lengths shown on Figure 10, "Recommended Schematic Lane Geometry." The results of this analysis are as follows: Projected Traffic with Three -Year Growth o The only vehicle movement at the study intersec- tions with capacity and LOS results demonstrating extreme traffic delays (LOS 'F") during the AM and/or PM peak hours projected traffic conditions at full build -out of the site with three-year growth factor is the eastbound left -turn movement on New Street 'D' at Highway 112 with 'Stop" sign control during the PM peak hour. These volumes are relatively low (47 vehicles) and delay Is caused by the much higher volumes an Highway 112. Additionally, there is reserve capacity at the intersection of Highway 112 and New Street'A' (recommended for traffic signal control) allowing the option for vehicles turn- ing leftfrom New Street "D" at Highway 112 to util- Ize the recommended traffic signal just to the north at New Street "A." o All other vehicle movements analyzed are expected to operate. at LOS'D" or better during the AM and PM peak hours for full development projected traffic conditions with a three-year growth.factor included. Proiected Traffic with Five -Year Growth o Vehicle movements at the study intersections with capacity and LOS results demonstrating verylong traffic delays (LOS `E" or "P) during the AM and/or PM peak hours projected traffic conditions at full build -out of the site arethe following: • The eastbound left-tummovement on New Street 'D' at Highway 112 with 'Stor sign control during the PM. peak hour (LOS 'F"). These volumes are relativelylow (47 vehi- cles) and delay is caused by the much ranee a Vwa"trs =37 . tit.,. cuxj higher volumes on Highway 112 with the option to use other access as stated pre- viously. - • The eastbound right -turn movement on New Street "D" at Highway 112 with 'Stop" sign control during the PM peak hour (LOS "E"). o All other vehicle movements analyzed are ex- pected to operate at LOS "D" or better during the AM and PM peak hours for full development pro- jected traffic conditions with a five-year growth factor included. • It was found that traffic signal warrants are projected to be met for the intersection of Highway 112 and New Street "A" at full build -out of the site plus a three-year growth factor included. • It was found that traffic signal warrants are projected to also be met for the intersection of Highway 112 and Van Asche Drive at full build -out of the site plus a three-year growth factor included. • Planned as a part of this development, is the relocation of Deane Solomon Road to intersect "New Street 'W and access Highway 112 via New Street "B.' Recommendations of this study are summarized as follows: It is recommended that a fully actuated traffic signal be installed at the Highway 112 and New Street "A" inter- section coincident with the site development. The inter- section should be constructed in accordance with inter- section design standards of AHTD and the City of Fa- yetteville and rights -of -way necessary for roadway wid- ening and traffic signal operation and maintenance dedi- cated as a part of this development. rncrs • �s�avtc Page 3 • It is recommended that a fully actuated traffic signal be installed at the Highway 112 and Van Asche Drive intersection coincident with thesite development • It is recommended that'the roadway lane geometry and recommended turn -lane lengths be constructed as shown on Figure 10. "Recommended Schematic Lane Geometry.These proposed roadway improve- ments should be constructed coincident with the site development. • It is recommended that New Streets'A' and'C' be constructed as 36 feet wide roadways consisting of a lane in each direction plus a bi-direction center left - turn lane. These two roadway sections could also be constructed as boulevard type roadways. • Roadway improvements and traffic signal designs on Highway 112, in the vicinity of the site, must conform to AHTD and City of Fayetteville standards and will require approval by both AHTD and the City. • Roadway Improvements to all other roadways, in the vicinity of the site, must conform to City of Fayetteville standards and will require approval by the City. retaR • uwcum Page 4 59 2W UI i a r r Jw Yf Yl N Yf Gf z (w� .0- (0 a ""' O O r r r N "" ®'11'1 LL 1111' ('Co 3 N N N N in 2W W U W Q ¢ a U N r W J N Q o ::'0 ~ N Q m U 2 O 2 O Q z r r r r r 55 5 'N N Yf 0 0 01 'A 000 0 m 0 m 0 m r Yf 1D YI a v a g 0r a O iuuinu: 1' •": :" M: SSaIa2 I' � � 21111 S O r aJ 0 m Q m 0 000 J m Q 0 J m Q 0 J 0 Q C -b bb o . In .Of In In n mm •O LL U 2- m i pn 7 m nfl a Qn > a 7 m c r r r OR 'r r r: r r r r r a as as n a a a 0 m m = ' ' t ii: V I all 111 b b � U 0 l9 ses vbi b m a e a e ac.' Planning Areas -1 and 2 Street "A", "B" and "E" Street "D" and Deane Solomon Street "C" and Honey Lane 61 Planning Area- 3 Street"J" Planning Area— 5 _1. . Park West Boulevard Planning Area -11 Park West Boulevard (entrance to Mixed Use Area) 62 Plannirn Arai- 11 /rnntinnarll Park West Boulevard (turn lane) Park West Boulevard (on street parking) 63 Plar' ' Are!— 14 /wwraii raiieal\ Park West Boulevard (at the Civic Lawn) Stra_Pf "F" Street "D" (near PA -6) 64 Planning Area -11 (continued) Street "G", "H", and "I" Planning Area -12 Street "J" (at the Civic Lawn) 65 Planning Area -12 (continued) Street "H" and "J" Planning Area -13 Park West Boulevard (west entrance) Planning Area -14 Park West Boulevard (east entrance) 66 Planning Area- 14 (continued) Street "D" and "J" Planning Area -15 Park West Boulevard (near PA -1 5) 67 C7odma/e as wai4jn j animals pedestrians. As a fist nee/s to swim, a Lit/to ffy, a a er to run, we neearfo wa&, not in or/er to survive, but to de Lappy. - Enrique Venalosa The world will not evolve past its current state of crisis by using the same thinking that created the situation. - Albert Einstein The paradox of transportation in the late 20th Century is that while it became possible to travel to the moon, it also became impossible, in many cases, to walk across the street. - Joell Vanderwagen —A' Seuss Parade DEVELOPMENT Fayettevi lie, Arkansas 479-571-1387 [Clarice Pearman - Ords. 4818, 4820, 4821, 4822 & 4823 Page 1 From: Clarice Pearman To: Pate, Jeremy Date: 1/23/06 3:49PM Subject: Ords. 4818, 4820, 4821, 4822 & 4823 Jeremy, Attached are the above ordinance passed by City Council, January 17, 2006. CC: Bell, Peggy; Deaton, Vicki; GIS 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: nserted in the regular editions on ** Publication Charge: $ / Subscribed and sworn to before me day of'W, ,Az,c 4Z , 2006. Notary Public onanene D. Williams Notary Public State of Arkansas My Commission Expires: MvcommissionExpires October 18, 2014 ** Please do not pay from Affidavit. An invoice will be sent. RECEIVED JAN30 0 2906 CITY OF FAYETTEVILLE CITY CLERK'S OFFICE 212 NORTH EAST AVENUE • P.O. BOX 1607 • FAYETTEVIIIE, ARKANSAS 72702 • (501) 442-1700 ORDINANCE NO. 4830 DEVELOPMENT PLANTRESGEINTIAL PLANNEDR n/�* T ONG DISTffLED RZD OPARKyt1e WEST. LOCATED AT HWY 112 EAST OF DEANE SOLOMON ROAD, CONTAINING APPROXIMATELY 139.45FTH ACRES CITY OF THE OFFICIALZONING ARKANSAS MAP OF THE CITY OF FAYETTEvIjj DEVELOPMENT AND ADOPT- ING THE ASSOCIATED MASTER R DEVELOPMENT PLAN, BE IT ORDAINED BY THE CRY COUNCIL OF THE CRY OF FAYIRTEVILLB° ARKANSAS Section 1: That the zone dlassification of the following described properly is hereby changed as TO. Sews: From R -A. Residential-AgricuItural and RSF-. Residentai Single Family, 4 units per acre, to R-PZD 05-1796 as shown in Exhibit `A• and Exhibit •B• attached hereto and made a part hereof. n 2. That change in ification plan, development standards, and zoning tons of apls based proval as Submitted, n tho deterrmineded master ap appropriate ant approved by the City Council. PpmPriate and Section 3. That this ordinance shall take effect and be in full force at such time as all of the require- ments of the master development plan have been met, Section 4. That the official iming map of NO. City of Fayetteville, Arkansas, IS hereby amended to reflect the zoning change provided in Section 1, above. PASSED AND APPROVED this 17th day of January, 2006. APPROVED By: DAN COODY, Mayor ATTEST By: SONORA SMITH, City CIS& • EXHIBIT'A'. R-PZD 05-1796 FORMERLY THE •MIKE AND BRENDA PRICE PROPERTY - A PART OF THE NORTHEAST QUARTER (NE 1(4) OF THE SOUR -WEST QUARTER (SW 1/4) OF SECI1BEINGGN MORE PARTICULAIGHT RLY DESCRIBED NAS �OWEN S:7COMµENCING AT THE E NORTHWEST COftqER OF BEING IN MIWJSAS HIGHWAY #12; THENC SOUTH 011 11'' 02 WEST ONGD 40 ACRE TTHE WEST SAID POILINE OF SAIL 40 ACRE TRACT 60.401 FEET TO E EXISTING IRON ON THE SOUTH RIGHT-OF-WAY LINE OF SND HIGHWAY'FORTHE TRUE POINT OF BEGINNING; THENCE SOUTH 88° 44.20EAST ALONG SAID RIGHT OF WAY 636.06 FEET TO AN EXISTING IRON; THENCE LEAVING SAID RIGHT OF WAY SOUTH 00° 40' 42 • EAST 565.86 FEET TO AN EXISTING IRON; THENCE SOUTH 01T 01 - 05 WEST 179.25 FEET TO AN EXISTING IRON AT A FENCE CORNER; THENCE SOUTH 01 40T' 05' WEST 161.92 FEET TO A SET r IRON REBAR ON THE PROPOSED NORTH RIGHT OF WAY LINE' OF AN UNDEVELOPED STREET AS SHOWN ON THE MASTER STREET PLAN FOR FAYETTEVILLE. ARKANSAS; THENCE NORTH 88° 33 19' WEST ALONG SAID PROPOSED RIGHT OF WAY LINE 658.07 FEET TO A SET 1/2* IRON REBAR ON THE WEST LINE OF SAID 40 ACRE TRACT; THENCE NORTH 01'21' 02 • EAST 904.60 FEET TO THE POINT OF BEGINNING, CONTAINING 13.52 ACRES, MORE OR LESS, FORMERLY THE 'GRAVESPROPERTY' ` A PART OF THE EI/2 OF THE SW 1/4 AND A PART OF THE W1/2 OF THE SE1/4, ALL IN SECTION 28, ,T --17-N, R -30-W, BEING MORE PARTICULARLY DESCRIBED AS FOLLOWS'. COMMENCING AT THE NW CORNER OF THE NE1/4 OF THE Si OF SAID SECTION 28, AND CONTINUING S 87°14'29' E ALONG THE NORTH BOUNDARY OF SAID 40 ACRE TRACT 634.01 FEET, AND THENCE S 00°11'37'. W, 628.47 FEET TO AN EXISTING STEEL FENCE POST, AND THENCE S 03°0356• W, 178.4b FEET TO AN EXISTING IRON PIN, AT A FENCE CORNER, SAID POINT BEING THE' POINT OF BEGINNING THENCE S 87°12'17 E, 1927.53 FEET TO AN EXISTING IRON PIN ON THE WESTERLY RIGHT-OF-WAY OF. ARKANSAS HIGHWAY 112, SAID RIGHT-OF-WAY BEING 55 FEET WEST.OF SAID:HIGHWAY CENTERLINE; THENCE ALONG SAID RIGHT-OF-WAV, S 0743'05' W. 1453.41 FEET, S 02°02'13' W, 63.14 FEET, S 00°11'37 W, 51.97 FEET. 503°04'20 E, 40.08 FEEL S 07°04'17' E. 55.68 FEET, S 11°50'57' E..58.74 FEET'S.15°35'06• E. 71,32 FEET, AND S 18°14'06• E, 15.95 FEET TO.A POINT ON THE EASTERLY BOUNDARY OF SAID 80 ACRE TRACT- THENCE LEAVING SAID RIGHT-OF-WAY S 02°3741' W. 26.08 FEET TO A FOUND ALUMINUM CAPPED IRON PIN AT THE SE CORNER OF. THE 5W114 OF THE SE1/4OF SAID SECTION 28; THENCE N 87°09'05' W, 1322.12 FEET TO AN EXISTING FENCE CORNER AT THE, SOUTH QUARTER CORNER OF SAID SECTION 28; THENCE N 87°2156' W, 1316.30 FEET TO AN EXISTING IRON PIN AT THE SW COR- NER OF THE SE 1/4 OF THE SW 1/4 OF SAID SECTION. 28; THENCE N 02.31'07 E ALONG THE WEST BOUNDARY OF THE E12,OF THE SW1/4, 1672.02 FEET TO A SET IRON PIN, LOCATED 965-00 FEET SOUTH OF THE NW CORNER OF THE NE{/4 OF THE NW 1/4; THENCE LEAVING SAID WEST BOUNDARY S 86°57'53' E, 656.27 FEET TO A SET IRONPINI AND THENCE N 03°0356• E. 161.92 FEET TO THE POINT OF BEGINNING. CONTAINING 108.15 ACRES, MORE OR LESS, FAYETTEVILLE. WASHINGTON COUNTY ARKANSAS, 'SUBJECT TO: EASEMENTS OF RECORD DESCRIBED AS INSTRUMENT #9344456 & 20)2 084864AND OTHER DOCUMENTS OF RECORD NOT SHOWN HEREON. FORMERLY THE •VAWTER PROPERTY" A PART OF THE WEST HALF (W12) OF THE SOUTHWEST QUARTER (SW 1/4) OF SECTION TWEN- TY-EIGHT (28), TOWNSHIP SEVENTEEN (17) NORTH. RANGE THIRTY (30) WEST. DESCRIBED AS FOLLOWS: COMMENCING AT THE NORTHWEST CORNER OF THE SW 1/4 OF SAID SECTION 28- 17-30, THENCE 58r14'29•E 1320.14 FEET TO A POINT ON THE EAST LINE OF THE WEST HALF SO ALONG SAIDDEAST UNE TO THE SOUTH4ERN RIGHT-OF-WAY ARKANSAS HIG) SAID SECTION, THENCE HWAY 02-W, j 99FEET DTHE I 1NT OF D EAST LINE S 02°'02 W 1298.63FEET; THENCENN87C°°16D88•w 600.60 FEET TO THE EAST NCE CONTINUING ALONG IRIGHTOFWAYOF 'TON COUNTY ROAD NO. 890, THENCE ALONG SAID RIGHTOF-WAY N10°49'52•E 3[THENCE WITH SAID RIGHTOF- WAY N07°55'OB•W, 284,30 FEET, THENCE WITH SAIDF- WAY N25°41'0@• W .166.10 FEET, THENCE WITH SAID RIGHTOF-WAY N14°3SO8'N/ 5TTO THE SOUTHERN RIGHT-OF-WAY OF ARKANSAS HIGHWAY NO. 112, THENCE'ALDRIGHT-OF-WAY587°35'48E 853.75 FETOTHE POINT OFBEGINNING,ALLLOCATED- TEVILLE,WASHINGTON COUNTY,'ET ARKANSAS AND CONTAINING 19860 ACRES, R LESS. PORCEI.._. 15832 Formerly the 'Vawter Property' A PART OF THE WEST HALF (WI/2) OF THE SOUTHWEST DUARTER (SWI/4) OF SECTION TWENTY-EIGHT (28), TOWNSHIP SEVENTEEN (17) NORTH, RANGE THIRTY (30) WEST, DESCRIBED AS FOLLOWS: COMMENCING Al THE NORTHWEST CORNER OF THE SWl/4 OF SAID SECTION 28-17-30, THENCE S8733/641429'E 1320.14 FEET TO A POINT ON THE EAST LINE OF THE WEST HALF (WI/2), SOUTHWEST QUARTER (SWI/4)SAID SECTION,. THENCE Sm23%6a 31'02W, 34"99 FEET ALONG SAID EAST LINE TO THE SOUTHERN RIGHT-OF-WAY ARKANSAS HIGHWAY No. 112 AND THE POINT OF BEGINNING. THENCE CONTINUING ALONG SAID EAST LINE S 0233%3102' W, 1298.63 FEET; THENCE NB733/6416'0B'W 600,60 FEET TO THE EAST RIGHT-OF-WAY OF WASHINGTON COUNTY ROAD No. 890, THENCE ALONG SAID RIGHT -OF -WAY N103%449'52"E 321.00 FEET, THENCE WITH SAID RIGHT -OF WAY N0733%64550B'W, 284.30 FEET, THENCE WITH SAID RIGHT-OF-WAY N2533/6441'OB' W, 166.10 FEET, THENCE WITH SAID RIGHT-OF-WAY N143%43508W 576.59 FEET TO THE SOUTHERN RIGHT-OF-WAY OF ARKANSAS HIGHWAY No. 112, THENCE ALONG SAID RIGHT-OF-WAY 5873'3/6435'48E 853.75 FEET TO THE POINT OF BEGINNING, ALL LOCATED IN FAYETTEVILLE, WASHINGTON COUNTY, ARKANSAS AND CONTAINING 19.860 ACRES, MORE OR LESS. PARCEL 15830-003 Formerly the "Mike and Brenda Price Property" A port of the Northeast Quarter (NE 1/4) of the Southwest Quarter (SW 1/4) of Section Twenty-eight (28), Township Seventeen (17) North, Range Thirty (30) West, being more particularly described as follows: Commencing at the Northwest corner of said 40 acre tract, said point being in Arkansas Highway "112;thence South 01 21 "West along the West line of said 40 acre tract 60,40 feet to an existin iron on the south right-of-way line of said Highway for the true point of beginning; thence South 88 333/64 44 20 "East along said right of way 636.06 feet to an existing iron; thence leaving said right of way South 00 31/64 40 42 "East 565.86 feet to an existing iron; thence South 01 33/64 01 ' 05 ' West 179.25 feet to an existing iron at a fence corner; thence South 01 33/64 01 ' 05 " West 161.92 feet to a sets/{ iron rebar on the proposed north right of way line of an undeveloped street as shown on the master street plan for Fayetteville, Arkansas; thence North 88 33k,4 33 '19 'West along said proposed right of way line 658,07 feet to a setl11' iron rebar on the West line of said 40 acre tract; thence North 01 33/64 21 ' 02 ` East 904.60 feet to the point of beginning, containing 13.52 acres, more or less. P/&51 F A Y E T T E V I L L E, ARKANSAS PARCEL: 765 -15810 -"-- LEIGH TAYLOR PROP., LLC NWC 1360 MASONICA DR. 1360 EVILLEAR. 72703 ZONE: RA 28_17-3D DEED: OK -2004, PG -6411 PARCEL: 765-15809 JANET MUSE P.0 BOX 75B HOT 6 RA AR 71902 ZONE: RA )FED:, 9K-BBt PC, 358 S8714'29E :4 / U / I q 1320-74' --- —_. r'PR. )2537`—'_�� n ----- - L-700,. — `—_------ - — — LANE N x N .1280 O 711 GO DA YAu� t,CR S p rAO w,d�x[r(w •a, _--• al 3dC RP M rcrR: s6-96 x-zxve .o� . _ RRRCE�:,A z rY LE FA IDENT L ILY PRRCE 15830-003 ER ` �3 PA 49 oP[[L Rf ,W\,\y, x m a Y6+MnxE wox Ro. ,i/. _ \ JnME5 R. WHEELE3: �' ,..-- Sx ,>.•"' / PARCEL 15830 0 oNe*TTTlE �`\__ -- 5 x[o 9,-e'r rc-+n . ,ri, , ERDEET RA,93, AR. ]2104 _ N2 '4(D "W 166 t0' A5.) 93, PC -10491 Formerly the 'Graves Property" _ (DC N28'25' 610) y�___...�_�.'_`�,\ \ 2. A PART OF THE EI/2 OF THE SWI/4 AND A PART OF THE WI/2 OF THE SEI/4, ALL IN -�—'"' '`J I• \ 5 2- _ - o° Nr � 0o'1t'32' 6213 SECTION N, T -17-N, R -3@-W, BEING MORE PARTICULARLY DG SCRIBED AS FOLLOWS; /'r \..._—„I,RS--623-ss') �12en w �sB' COMMENCING AT THE NW CORNER DF THE NEI/4 OF THE SWl/4 OF SAID SECTION 28, ; �'• PARCEL 765-15832 MIKE c W BRENDA J PRICE �` AP .,%' —, N6. AND T 634. DING 6 873 PA EL 765 15@31 i ! GRACE NHERVI 2205 Hwy 112 N -- 1201 3/6a14'29° E ALONG 7HE NORTH BOUNDARY OF SAID IS ACRE FAYo TENTLE, AR, 27 FAYETTCVTLLE, AR. 72704 TRACT 634.01 FEET, gNCI THENCE S 003411'32" W, 628.47 FEET TD AN EXISTING STEEL P RY BurCHER , rnrErTEmnE, AR. 721O3STEEL yF FENCE POST, AND THENCE 6 FENCE CORNER, SAID POINT BEING873412]2' 403 56' W, 178.4@ FEET TO AN EXISTINC> IRON PIN, AT A SAYE rrtmtlE. 7no1 ",- / oem eK 1912, Pr,-9Ja /'" "\ ^—,f THE POINT OF BEGINNING; THENCE S 873` ZONE qd 412 12" Ev OCED„AK-94, PG -29766 ° � ..3 FEET TO AN EXISTING IRON PIN ON THE WESTERLY RIGHT OF -WAY OF -" ARKANSAS HIGHWAY 112, SAID RIGHT-OF-WAY BEING 55 FEET WEST OF SAID HIGHWAY ,/ NE i PARCEL: 765-1 30 CENTERLINE; THENCE ALONG SAID RIGHT-DF-WAY, S 023%6443'05° W, 1453.41 FEET, S DALE BENEDICT ,J'- �_.� 1303'03'56"W t7S.40' Po. Box 1 2 0233/x4@2'13" W, 63.14 FEET, S @@33/6n 11'37° W, 51.97 FEE7, S @33%6404'20" E, 40.08 FEET, S 073%x4@4'17" (tts) (D. c. n9.z5') rAYErT[vll. E. AR. Jz>o2 wr. E, 55.68 FEET, S I13�'645@'57" E, 58°74 FEET, S 15-13/6435'06" E, 71,32 FEET" ANDS 1833/6474'06" E, " 3 GEED: BK- PG -63]1 \ 15"95 FEET TO A POINT ON THE EASTERLY BOUNDARY OF SAID 80 ACRE TRACT; --' --, PRCEe"55s isa37 ,c. Ni . a 0' ) I HENCE LEAVING SAID RIGHT-OF-WAY S m733474' 31W ?6 08 FEET TD A F 4 , ' FUND �.'^" "JAMES WHEELER. TRUSTEE ----- ��_ PARCEL: 765 Hr582 PE BOK 9 7220OMM ALUMINUM CAPPED IRON PIN AT THE SE CORNER OF THE SW]/4 OF THE SEI/4 OF SAID "`-!'� LrrnE ROplislGH 3 Zer K- 2709 P�_� _ -�_..-_-_ "'--- 2 E _ (117) I-ss�IIIr ZONE: C2 ' SECTION 28; THENCE N 873409'O5' W, 1322.12 FEET TO AN EXISTING FENCE CORNER AT s,rx' 3502) ' _ - rr -.,.'..`.. _..-�'-------"",L'" DK-93, PG -10491 �^+ I �.C. 1927.29) C�_.�—."\, m. OECD: DKG-63 THE SOUTH QUARTER CORNER IN SAID SECTION 28; THENCE N 87364?1'56' w, 1316.30 STO W R S03°0356"W _ q2 FEET TO AN EXISTING IRON PIN AT THE SW CORNER OF THE SE1/OF THE SWI/4 OF f .' q^.r (7`°57153nE �FTE IO ARE (527 161.92' b �� - es7 7777 - SAID SECTION 2II; THENCE N 0233/6931'02" E ALONG THE WEST BOUNDARY OF THE El/2 pF '' .:_._- ___ - THE SWI/4, 1672.02 FEET TO A SET IRON PIN, LOCATED 965.00 FEET SOUTH OF THE NW J.._.�---�-"` _._ .- -------- _m. 656,27' "-^' - I N �.� - eR PARCEL 765-1581 CORNER OF THE NEI/4 OF THE NWI/4; THENCE LEAVING SAID WEST BOUNDARY S _ �.--`-- � -- -`�""---...-.'^` `�� � ^. ,. _ \ VERN MCE?RrDf4 -- f —` f — ` 9790 W WRELtER Rb. E_ `\ —_�+ - 5790iTEVILLE A 94 863 POINT " FEET TO I SET IRON PIN; AND THENCE N 03LESS. E, 161,92 FEET TO------I� - ._---------'�- " ° ZONE: R 'Zz 7HE POINT OF BEGINNING, CONTAINING 205.15 ACRES, MORE OR LESS, FAYETTEVILLE, " " ti'GSRI cz P/� me'b n' n "^ DEED: BK-109@7 PG_.69 WASh{INGTDN COUNTY ARKANSAS. SUBJECT TO: EASEMENTS OF RECORD ,...-- � %-'` AAA^ —�`, (. DESCRIBED AS INSTRUMENT a 9344456 & 2002 084864, AND OTHER DOCUMENTS OF Ni0'as'5 AS) \\ I OVYI' I IOIVIE / Amu $ 0 wn . VV'V i 1 1VF RECORD NOT SHOWN HEREON, (D C. 8' E 321.00) �' S NGLE FAMILY " \\ PA -14 ATTACHED OR _24{6 PL.aNNED AREA 1 (PA-ll ---�-4a,:.5--EEL :. -� z• ..- :`�"�, �. � ➢ "wr+r�n,rwwwrwm,nn.�,y TH®�171�7�AR RE$IpENTIRL. SINfiLE FAMILY PLANNED AREA 6.77@,9 IPA -6, PA -7, PA -B, PA 97 l / , I�- q COMMERCIAL 1 RE,. PARCEL: 765-75811 PRESERVE/BOTANICAL/DETENTION PLANNED AREA 15 PA -IS) -^"' �-"-" » \ P"1/'5_+I1 l,4 Ci L: CDMM PO ONWEIE1H_GOSHEN NEATER DENSITY - FOUR UNITS PER ACRE PARKS AND TRAIl$ DC. V✓C$7g Bpk I E CR - 00.60} \' MIXED USE B4 DRP SEDAUA. MO 65302 ACRES 7 - 1 TO7gL ACRES 7.18 J g ZONE: C2 ACRES - 26.05 PA6 - 4.85 (MEgS.), fin\ DIST MAXIMUM NUMBER OF UNITS - _ -�_- RICT DEED : ... f BN 713§. PC -233 U 1 $ 91 PA Ll 10.4 MAXIMUM NUMBER or UNITS - 0 w[ (/' _ _ ws" _ �.. —_- I'A �rP9 / GARAGE .-_. /' ' \31377) Nl. & ESE GALE �ARrn. ]6s usr2 }- — ONWT.ALiH- -_ P SHCN TN MAX1MlJM NUMBER OF UNITS - 0 --�_ _-_ ,,,- A BOx 1 Cn TER PARCEL 7F5-15533 REBERT SN•\ �\`'\ • / '� 89 DORP �-----_._. `- - _ .;. LIB. MD. 65302. -.. \,---_. ZONE C2 3376 DEANE SG,OMDN R0; -- � \. \�.`\\, j'' _. DEC PLANNED EAYETTCVILIE AR. 72103- J D BK-1 • �.^ - 1197 nG-233 ZONE: RA _\ DEED : ftK 98. PC-48Ft4''. }�}5 \ " . — -_ L NNE) AREA 2 PA- 2) ` \--- -- TOWN HOMES/SINGLE FAMILY ATTACHED PLANNED AREA 10 PA -701 C IVIC LAWN �. .___.: .:. ,, DENSITY -SIX UNITS PER ACRE ACRES - 1.29 ,` \^`,^. _' _ . . - ACRES - 12.75 EX15 i (IVl_) _-__"__-_.__.-. - kA 6ED _ - PARCEL: 7F5-7581 MAXIMUM NUMBER OF UNITS - 0 �' _ --- ACRS-1 ___.___-- COMMON MAXIMUM NUMBER OF UNITS - 72 1 4, SW1 4 N I'. EQJEME NT WFAUH-, ° 0. 8pA 189 O HE EA ER IORP PI "'•,� \.\ i° SEDAUA. MO 65302 I m ZorvE: C2 K_1tJ9. \ , 30Ir -- PARCEL 755-15835 . 77 PLANNED AREA 3 (PA-)) PLANNED AREA 11,12 IPA -]I, P4-12) // \� \ ", M W PLAZA CONDOMINIUM MIXED USE DISTRICTS LEOFSMq ✓ : . 1910 RD, V t 0 0R ',/ ., rn DENSITY - FORTY UNITS PER ACRE DEED O -1 33030 �y /W �� ry tf ACRES - 31 ACRES TOTAL ZONE. Rq . (`/'1 0 +". PA II - 3) 82 (NORTH) bEEO Rk-13>F PG 613 L11 f r �I` `I _ W ACRES - 4,01 P4-12 - 5.77 (SOUTH) N V I PROPOSED `=' p LAWN /� p� �� W < MAXIMUM NUMBER OF UNITS - 160 90MAXIMUM NUMBER OF UNITS - 763: PA -11 AND 138: PA -I2 r, rn�Ennr NT 903 TOTaI UNITS � _,H f"'L IVR MAXIMUM SF OF Cp12 580 - 520,0 TO $Fp PA 11 — STl}YiM 1 I:1 _ P AND 6@000 SF; PA 12 580.000 SF TOTAL TENTI9N. AR /A I A 14 PARCEL 765-7 5316 ° THOROUGHFARE P GOS E r p COMMONWEALTH HEAT PL -- PLANNED AREA 4 (PA -4) . 7� [' COMMERCIAL DUA.MIA RRP r SEDAUA, 530. 65302 PLANNED AREA 13 ) Rh-1RCL 02DNE: C2 COURTYARD MULTI -FAMILY NEIGHBORHOOD COMMERCIAL . (/''''��gg''���. p[�'')A•,(�, ® L J �3 i DEED. 9K-. v39, pG_ • ACRES 7.B3 ACRES - 4.21 ROBERTA7LEDESMg5 �.15•..°/U 1'\TYAC\D IX,n OXN KAPA WA DR MAXIMUM NUMBER OF UNITS - 313 (626 BEDROOMS) MAXIMUM NUMBER OF DWELLING UNITS - 15 OXNERR CA g3p3p MUE TI —FA n /LILY R0. le8 1._ /-i I V I i , DEED 8k_99 PC -62707 [-� ep I c PARCEL : 755-15 MAXIMUM NUMBER OF BEDROOMS 30 I"A^ 1 U COMMONWEALTH p " RO- Box 189 E '"FATE CARP MAXIMUM SQUARE FOOTAGE OF COMMERCIAL - 15,000 SF MIXED USE 1 SEDAUA, MO 6 Tp 9ry �/.1'�.7 ZONE: C2 DISTRICTDA Q a DEED HK -71.3, PC 1 --ARKS/ 1 RAIL PLAZA '$ /� —L- _____ ( ) 3506 E -.._......--• PLANNED AREA 5 (PA 5) PLANNED AREA 14 (Pa La) �" W 7 .: n. " MULTI -FAMILY RE Si DF,NTIAI. THOROUGHFARE COMMERCIAL PARCEL:765 563& "'� ACRES - 4,79 ACRES 15.55 NEAT ALBRIGHT ('�((''�� O( )) � __ > M --S02 0213 PARCEL Cl„JN DI,°JMINII.DM R out" (1507):765_. 65813 . 00 VEPR 6l.OOD ' ~ 63.14' THEAT RwCALTH-GOSHEN 288E CENTERWDpb RD 1 Pp. Box IORP DEED: 8 LLE aft 11703 — S00 11 37 89 MAXIMUM NUMBER OF UNITS - 172 (39-0 BEDROOMS) MAXIMUM NUMBER OF UNITS - D ZONE Rq + .- FEOAUA M I 51.97 ZONU c2 0 65302 DE(D ON -2007 PC 166573 DEED BK-11,39, FIG MAXIMUM SF OF COMMERCIAL - 200,000 SF (35D8) j_ 40,08'1303°04'2 "E PA^ (35os) - 507°04 "E 55.68' (3x5) P ESER\1E/BOTANICAL! a (3510) o —S °50;57"E 5$,74, NEW 48° SEWER LINE N$7°21'56"W 1316.30' (D.C. 1318.1 &F �TEi�TI0I� (3571) LAND USE TABLE 3} ✓ R (3513) S15°35'06"E 71.32' of 6'PK PROPERTY DE PARADIGM DEVELOPMENT ENTERPRISES, INC. (4791236-6636 N b Li g _„ SYMBOL. PA -I PA 2 PA -3 PA -4 - PA -5 LAND USE SINGLE FAMILY RESIDENTIAL TOWN HOMES/SINGLE FAMILY ATTACHED PLAZA CONDOMINIUMS - COURTYARD MU! TI-FAMII._Y ----- MUI_TI'I AMILY RESIDENTIAL ACRES 26.05 12.15 4.01 7,83 4.79 DENSITY 3.5 6 40 40 36 COMMERCIAL SF - N/A N/A 26,000 ' 25,000 10000 UNITS Si1 72 160+ 313 : 7,: ] 2 EXISTING ZONING R - A '.. R - A ADJACENT ZONING RSF-4 PARKING N/A R R N/A R A R A R A '. R - A 320 R - A 500 R A `. 344 PA_6 PA -7 PA -B PA -9 - _ PRESERVE/BOTANICAL./DETENTION ------- PRESF RVF/BOTANICAL,/DET ENT ION PRESERVE 18OTANICAL/DETENTION PRESERVE/BOTANICAL/DETENTION 4.85 1.17 2.31 10.47 -- @ 0 0 _ 0 N/A N/A - : N/A N/A 0 : 0 0 0 '' R - A R A R - A R - A R - A N/A R - A N/A R - A : N/A R - - N /A PA 0 PA-ll PA -12 PA -13 --_ PA -14 PA- 15- CIVIC L AWN - MIXED USE DISTRICT (NORTH):.: MIXED USE DISTRICT (SOUTH) NEIGFIBDRFIDOD COMMERCIAL -- -- - - - THOROUGHFARE COMMERCIAL -PARKS/TRAIL 1.29 -- 31.82 5.77 " 4.21 0 24 24 0 N/A 520,00m 60.000 15,000 -0-- 200,000 N/A 0- 763, 138 0 R - A R - A R - A R - A R- A N/A 850 R _ A , R A 00 40 15.56 •:. 7.18 0 0 0 .. 0 R A R A C - 2 280 R - A N/A 139.45 856,000 1712 2432... =2p, — o _ — FLDDDwaY m . 518^14'06"E 1 87 4, 5.95 9 05 AYP W C R 1 o � 3 J i EC 2 -.-.__ __ 12 _ n LC 51 21322p0')_ _ D 4s 40 5 17 P. C.z J\l � ROCERSNNACLE POINT DR SUITE 100/ ( - ' / $,, AR. 72] CORNER rc a < N P RC --� `--- - o 55. EL. 185_2x" '�o m ANSPORi R ZONE: I_I m pQ 5JF ..__— '.. OEiY _—_ `- -- - 00. K- rv_._ B 20 q o iP P.Q.P — N9' 1 ^� 03, PG v, B — .__ o e PVC 63059 � Ox 10098 ""' —„-.. _—_ T M 51 R Y .I' 2 VVaM - I- O ZO N y{Y��-n-� w �1 1 '— fl.... ....•. : nao; DEED BK-99, PG -84977 PARCEL:] _ HW ax 65 15847 z N' > rc ELM m S. t P F i J S 6 N O w � COIL Z "a (3514) `% 7AAl &wt LE,EAk, 7p703 • a]n'p 'w . ,. 2unNa Np DEED: BK-99 p _ / m. G 3297Y V}.yrfJ z C_e0 1CAIEVI@iLOPME _ � n .". 1 2001` , lal i REP 65PRE5 E. A SE ./SHOWING CONCEPTUAL EWER BUILDING. JAMES E. RAMIFY - - -- /'''� ^"�~ WA tER AND SEWER LAYOUT '' CDRE --""`f PARADIER DEVEL DPCENT.--_ ENTERPRIS�.5. INC. - - -tJ/ -� ---__ 65791236-6636 /W OO zly' L. -Tack West WorkingAgn 12/15/2005 8:22-:43 AM — a '47K W-- CST 124595 3 PROPERTY OF PARADIGM DEVELOPMENT ENTERPRISES, INC. (479)236-6636 FAYETTEVILLE ARKANSAS Authority OWNER/APPLICANT This PZD master development plan is authorized by Sections 161 and 166 TRACY K. HOSKINS/OLD TOWNE, LLC Planned Zoning Districts of the City of Fayetteville Unified Development Code. The FAYETTEVILLE, ARKANSAS provisions of this PZD master development plan shall run with the land. The landowners, their successors, heirs, or assigns shall be bound by this master development plan, as amended and approved by the City Council. Adoption Prepared by The adoption of this PZD master development plan shall evidence the findin s and Paradigm adigm Develoopment Enterprises, Inc. decisions of the Fayetteville City Council that this Planned Zoning District for Park W est i J m Ramsey, Architect is in general conformity with the Fayetteville General Plan 2020; is authori zed by the provisions of 3155 North College Ave, Suite 2A Sections 161 and 166 of the City of Fayetteville Unified Development Code. Fayetteville, AR 72703 (479)57"1-1,387 The provisions of this PZD master development plan shall prevail and govern the development of Park West, provided, however, that where the provisions of this Master development plan do not address a particular subject, the relevant provisions of the City of Fayetteville Unified Development Code, as amended, or any other applicable resolutions or regulations of the City of Fayetteville, shall be applicable. Enforcement To further the mutual interest of the residents, of occupants, and owners the PZD and of the Master development plan public in preservation of the integrity of the Plan, the provisions of this Plan relating to the use . of l statement of commitments, development and architectural standards, and the location ` and, a of the common open space shall run in favor of the City of Fayetteville and shall be enforceable at law or in equity by the City without limitation on any power or regulation otherwise granted by law. Conflict Where e e th ere ere is more than one provision "wi within _ t the PZL�, Ma ster Development ' I n, a h that iscove rs plan h sam s the e su bject ec matter, atter th e e provision J son` which P most restrictive ` or ;m poses es< hig her e r" standards p rr go e � urem. shallen govern requirements unless determined otherwise . -: ' by the Zoning and Development Administrator. N. Ma ximum u m Level e of Development p t a .,1 nt ...h_ .x. ... (•y .: ,.o.,.n. f•u,.l \ ,1(,my .aCi MN1 IL I/Iln+i n.tll:l m Th e e total anumb er r be of I' dwe lin s or the to tal atal commercial, business ss; or industrial intensity y approved for development within the Planning Areas is the maximum development p ent requested for I' The � q platting or construction actual number of dwellings is ton. qs or level of development for commercial, ommercial business, . s, ar, industrial r may less properties ernes he due to subdivisionor P site improvement plan requirements P q is or other, requirements of the City Council. Project Tracking At the time of subdivision final pl at, at; site plan, or large P scale development g ent the e applicant h :. PP shall provide de,a of the ` dev IP summary e a men( to " p date, to the ' Planning Divisian m'order . to assure m x<im" a um development limits are not exc eeded. Parawny ' ,.. JAME$ E. PRM$EY: l.� PARPD)DM DEVEIOPMF.N1 1_—__._ ENTER PPISES,)Ne. ..---. _- PLANNING AREA I Area - 26.05 acres ( A ) Purpose - See project booklet ( B ) Uses (I) Permitted uses. Unit I City-wide uses by right Unit 8 Single-family dwelling Unit 9 Tao-fomtly dwellings Unit 10 Three-family dwellings Unit 24 Home Occupations (2) Conditional uses, Unit 2 City-wide uses by conditional use permit ( C ) Density (max, dwelling units per acre) Single. Two, and Three-family 4 ( D ) Bulk and area regulations (I) Lot width minimum, (ft.) Single family 30 Two-family (per unit) 30 Three-family (per unit) 30 (2) Lot area minimum, (sq. ft.) Townhouse( Individual lot 2500 Single-family 4000 Two-family (per unit) 2400 Three-family or more (per unit) 7400 (3) Land area per dwelling unit (sq. ft.) Townhouses & apartments No bedroom 1700 One bedroom 1700 Two o, more bedrooms 2000 (E ) Setback requirements (ft) Front Side Rear 5ingle-family 14 + 6 10 ++ Two- and Three-family 14 + 0 10 °+ + A build -to line (wherever possible). 11 The rear building setbacks may range from 10' to 70` depending on the location of utilities. Al] structures shall be setback 20from the centerline of any alley or easement. (F ) Height regulation, (stones) Attached Detached Minimum height 2 2 Maximum height (excluding basements) 3 3 (G ) Building area Attached Detached Maximum area occupied by all buildings 607, 807. ( H ) Maximum Dwelling Units - 91 (I) Architectural Design Standards - See the Project Booklet Planning Are, ]' PLANNING AREA 2 Area - 12.15 acres IA ) Purpose - See project booklet I B ) Uses ip Permitted uses. Unit I City-wide uses by right Unit 8 Single-family dwelling Unit 9 Two-family dwellings Unit 10 Three-family dwellings Unit 24 Home occupations Unit 26 Multi -family dwellings (2) Conditional uses. Unit 2 City-wide uses by conditional use permit ( C ) Density (max. dwelling units per acre) Single, Two, and Three-family 6 ( D ) Bulk and area regulations (I) Lot width minimum.(ft.) Single family 30 Two-family (per unit) 30 Three-family or more (per unit) 30 (2) Lot area minimum. (sq. ft.) Townhouse, Individual lot 2700 Single-family 2700 Two-family (per unit) 2700 Three-family or more to,, unit) 2700 (3) Land area per dwelling unit (sq. ft.) Townhouses & apartments No bedroom 1000 One bedroom 1000 Two or more bedrooms 1200 (E ) Setback requirements (it) Front Side Rear Single-family 10 w 0 20 Two- and Three-family 10 ° 0 20 + A build -to line (wherever possible), .1 The rear building setbacks may range from 10' to 20' depending on the location of utilities- ' All structures shall be setback 30' from the centerline of any alley or easement, (F ) Height regulations (stories) Attached Detached tae ed Minimum height 2• 2 Maximum height (excluding basements) 45' 45' IG ) Building area Attached Detached Maximum area occupied by all buildings 80`7. BOZ I H ) Maximum Dwelling Units - 72 II) Architectural Design Standards - See the Project Booklet Planning Area 2' PLANNING AREA 3 Area 4.01 acres IA ) Purpose - See project booklet ( 8 ) Uses (1) Permitted uses, Unit I City -vide uses by right Unit B Single-family dwelling Unit 9 Two-family dwellings Unit 10 Three-family dwellings Unit 12 Offices, studios and related services Unit 13 rating place, Unit I5 Neighborhood shopping Unit 16 Shopping good, Unit 25 Professional offices Unit 26 Multifamily dwellings (2) Conditional uses, Unit 2 City-wide uses by conditional use permit Unit 14 Hotel, motel,amusement facilities Unit 24 Unit 24 - Home occupations ( C ) Density (max, dwelling units per acre) All dwellings 40 (D ) Bulk and area regulations (1) Lot width minimum. (ft,) Single family 30 Two-family (per unit) 30 Three-family or more (per unit) 30 Non-residential 0 (2) Lot area minimum. (sq, ft.) Townhouses Individual lot 3000 Single-family 3000 Two-family (per unit) 3000 Three-family or more (per unit) 3000 Non-residential 0 (3) Land area per dwelling unit (sq, ft.) Townhouses & apartments No bedroom 1000 One bedroom 1000 Two or more bedrooms 1200 ( E ) Setback requirements (ft) Front Side Rear 20 0 20 (F ) Height regulations (stories) Minimum height 2 Maximum height (excluding basements) 7 (C ) Building area Maximum area occupied by all buildings B5% ( H ) Maximum Dwelling Units - 160 ( I ) Maximum Bedrooms - 320 ( J ) Maximum Intensity Non-residential - 26.000 sq. ft, (K ) Architectural Design Standards - See the Project Booklet 'Planning Area 3' ..\Park West Working.dgn 12/15/2005 8:21:24 AM PLANNING AREA 4 Area - 7,83 acres (A ) Purpose - See Project booklet I B ) Uses (I) Permitted uses. Unit I City-wide uses by right Unit 8 Single-family dwelling Unit 9 Two-family dwellings Unit 10 Three-family dwellings Unit 12 Offices, studios and related services Unit 13 Eating places Unit 15 Neighborhood shopping Unit 16 Shopping goods Unit 25 Professional offices Unit 26 Mul ti -family dwellings (2) Conch ttonal uses. Unit 2 City-wide uses by conditional use permit Unit 3 Public protection and utility facilities Unit 4 Cultural and recreational facilities Unit 24 Unit 24 - Home occupations ( C ) Density (max, dwelling units per acre) All dwellings 40 1 D ) Bulk and area regulations I1) Lot width minimum, (ft.) Single family 30 Two-family (per unit) 30 Three-family or more (per unit) 30 2) Lot area minimum, (sq. ft.) Townhouse: Individual lot 3000 Single-family 3000 Two-family (per unit) 3000 Three-family or more per unit) 3000 13) Land area per dwelling unit (sq. ft.) Townhouses & apartments No bedroom 1000 One bedroom 1000 Two or more bedrooms 1200 I E ) Setback requirements (Ft) Front Side Rear Public street or alley IS , 16 16 + 10' from a private street or access easement I F ) Height regulations (stones) Minimum height 2 Maximum height (excluding basements) 4 I C I Building area Maximum area occupied by all buildings B5% I H ) Maximum Dwelling Units - 313 (I ) Maximum Bedrooms - 626 1 J ) Maximum Intensity Non-residential - 25,000 sq. ft. 1K ) Architectural Design Standards - See the Project Booklet 'Planning Area 4` PLANNING AREA 11.12 Area - 31.62 acres (PA -1]) 5.77 acres (PA -12) (A ) Purpose - See project booklet f B ) Uses (I) Permitted uses. Unit I City-wide uses by right Unit 3 Public protection and utility facilities Unit 4 Cultural and recreational facilities Unit 8 Single-family dwelling Unit 9 Two-family dwellings Unit 10 Three-family dwellings Unit 12 offices, studios and related services Unit 13 Eating places Unit 14 Hotel, motel, amusement facilities Unit 15 Neighborhood shopping Unit 16 Shopping goods Unit 17 Trades and services Unit 19 Commercial recreation, small sites Unit 24 Home occupations Unit 25 Professional offices Unit 26 Multi -family dwellings Unit 34 Liquor store (2) Conditional uses. Unit 2 City-wide uses by conditional use permit Unit 5 Government facilities unit ]8 Gas, service stations, drive-in restaurants Unit 21 Warehousing and wholesale Unit 29 Dance halls Unit 35 Outdoor music establishments ( C ) Density (max. dwelling units per core) All dwellings 24 ID ) Bulk and area regulations (1) Lot width minimum, (ft.) Single family 30 Two-family (per unit) 30 Three-family or more (per unit) 30 Non-residential 0 (2) Lot area minimum. (sq. ft.) Townhouse: Individual lot 3000 Single-family 3000 Two-family (par unit) 3000 Three-family or more per uni tl 3000 Non-residential 0 (3) Land area per dwelling unit (sq, ft) Townhouses & apartments No bedroom 1000 One bedroom 1000 Two or more bedrooms 1200 IF. ) Setback requirements I(t) Front Side R r Public or private access .a • A build -to line (wherever 8 to IZ • 20 .+ 5 e eetr rossislet internal side (see street cross sections) +w 6' internal side property line (F ) Height regulations (stories)(next to main streets) M F A Y E T T E V T I L E DUE TO THE SIZE AND COMPLEXITY OF THE DEVELOPMENT, THE FOLLOWING ITEMS FROM EACH PLANNING AREA WILL OCCUR IN THE PROJECT BOOKLET AND NOT BE REPEATED ON THIS SHEET: LANDSCAPING REDUIREMENTS PARKING REDUIREMENTS SITE PLANNING ARCHITECTURAL DESIGN STANDARDS A R K A NSA S STATEMENT p g"}^ �^y �^^ /"+gyp �p p 'p^p __.p.-_'_"_p"m,.e S 1 A B E M N I OF COgttA 6 V I I M E N 1 S Dedication and On or Off -Site in -p. At the southwest of the Park Best development, approximately seven contiguous acres are reserved to be deed restricted Vol the Park West Commons Pork Wet PropertyOwnerswill be and willted bature trail momtmneC according to ts area owns ,FpJasedeedned tad to the Crty upon final design or resrved revs th ,par area, ar rccion a by tM perk ° Parkin t Division. Parking, streets,ille Code and drainage City of Fayetteville Code of Ordinances improvements XV Vol be designed and Code. modified in Chapter 72, Parkin of Inch b slightly end chapter 70, Storm water Managamenq Drainaglenr&r Eroamre, Development t Col aspoctd,frad Maintenance 72, Parking i)y modified Master ,peel atoll improvements will be ettedesigned and constructed in accordance with the City 0' Fo) M e R Loading. Chapter RI: Streotn and Sidewalks, g Specification of these areas will be provided by the City. Sower and eater $aenficeboro of Fayetteville, Ark Onsas April 2nd, 19% and the Sanitary Y eyettevdl& Water end Sewer SPenlicn4ons which y Sava, Spec,ficat xI m include the Standard Water Line Park West vi)) impact traffic M, Highway D$ and Deane Soloman Road. We have hired an independent consultant who h lane geometry and location of additional Geffic ii Chts. The Proposed Improvements to rayettevr)l¢'s infrastructure include timprovement, recorepuctann of the north o ha, mode the ecoVe"Ine tins as i the portion of Deana Solomon H goad to H long 1)2. the developersade of the Park Wesi are willingrec Pf the nil ofportion Highway 112 and Deane H2 and Pork Wan RoulevHighway rmprovam pro to Highway 112 along the east of the evielopmenA. as Wes as the udies.irocbon of h Deena Solomon Road to Hr lino 112. of{- LO pay for troffm signal improvement, at g Jsite improvements he determined will also bO negotiated upon review of sever and water atelier, the north of The timing of construction for Improvements may be determr)w during negotiations, town 01 Resources and Environmental Sensitive Area The de .e lepers of the Pork West are committed to preserving the natural resources o!' our City and protecting its environmentally sensitive areas.A there wetland area, that be along the ,oath Property line and on the adjacent that the spec en, wetlands remain only upossibrbod, but erne Aencedpas weiL ih the south, the dove)opera of the Park Welt will preserve and enhance this owed so various specie,, all to be preserved not only possible. The property that is being deed restricted contains many healthy. large open trees of Project Phasing — With this nZD, a k 1An that have or the developer to construct the Perk West master planned community over a period of severe) ,P61S. Perk West is a very lei e r development, PZunb is any that intention come bream n, Upon the approval of the Concept PZD and zoning rights 4 9 .sit mate h Planning Area ala Development or Subdivision, Preliminary plats end I.SD; over ones aacrrlet inI dsize must be reviewed lby PlanningnCommnrmo to tpwprm either n conforge rms - Deed Restricted park lend dedication will occur, r conforms ms to the approved R-PID, Park fool will be paid for an addition p oevelopnh the development of each for te development tOnce the total of >, y of residential development These fees shot) be used the development and maintenance o1Q acres n deed restricted, •ebbtie, will be extended to each Planning Area by the developer ,(Pon approve) of each park areas. L50 or Preliminary Plot, ' Detention fanbties located al south Of ilia Bevel PROPERTY OF PARADIGM DEVELOPMENT ENTERPRISES, INC, (479)236-6636 oyment Will be designed to expand with development, .. .. .. ...... Chapter 166 of the Up identified, described and approved aster d ... ..- as part of the .. -o - . ,. ,. .. ... ........,. C with regard to expiration of Permlis and plans,ov laPm@nL P)en pracnR.W phasing may vary from the rest),, ma s phasing has been t h PZD m 9 r ... .... ........... Pa h e is or n ) t 1 rise IA - Planning Area 1 The Height, at Perk West �— '------ ._ Include, phase 38 - Planning Area it Mixed Use (vest) : . 1 • Realignment and reconstruction of Deana Solomon Bond fn hodes ' Extension e • Closing of dangerous intersection of Deane Solomon and Hwy nternat • of Honey Lone:: y 11$ In Gaubli c util "" .... .... ....... -.., First deed restriction of park Secondary of connection West Q). Lo Deane Solomon ..... DevelopmentLandieaprox, 2,18 acres Extension of or preserve/botamcel ore& PA- Public utilities Paa ... : 6 Secondary conn&ebon to Po -I and PA-$ Il ; ... 1 Phase 1 Planning Area 14 Thoroughfare Expansion of detention facilities PA,q .. 80 ouOffers Comrstsull ,I includes Phase 4 - Planning Area 5 Multi-Fnmllg Residential ': Improvements to Hwy 112 including widenin curb, gutter, end storm drainage Includes 'r :: - S,gnahzabon as per traffic stud and AHT Extension of y Local of public utilities r . Construction of bbouly and entrance to PA-❑ Deed restriction of remaining Pork Land Detention fa Ohio PA -9 Local Infrastructure : Phase 2 - Planning Area 2 iownhose/Sing)® Family Attached Phase 5 - Planning Arne 14 Nmghborboad f. w.mOrmN •' " ' Includes includes , Internal mGastr ,here Extension of public utilities , .. `.:.7'-. • •• ..... , Extension of Public utilities Local if.E- alarm nre ....- Development Of prose, ve/botenut 51 area PP -7 Chas® Penning Area 12 Mixed Use • ' Street eeic tionons to PAd end u2 6 - ...........:...::...:I:::::,:: : Deed estr,chon or Pork Land' ationem1,73 acres Includes 1, Phase 3A - Planning Area Extension of public utilities i q 11 Mixed Use least) Secondary Street connoc(ion to south r p oporip line P' A— 1 Includes �/p� Internal iofrmpucture Phase 7 Planning Area 4 Courtyard Condominium, r '� �•• AfYkILY Ex tenors„ of public inibties Includes IMmum height 2 . ,Y, i Construction Oi Civic Lawn PA -fl Local Infrastructure of public utilities PLANNING AREA 5 Maximum height (excluding basements) q ��S�� NTIAL Development Pe preserve/botrnmel Local Inirmtruetuna •n w,7 area PAS 30' minimum adjacent to Civic Lawn Extension of Park West Blvd Phase 8 - Planning Area 3 Plaza Condommioms Areas - 4.79 aCY@9 yAY' r ( G ) Bvllding area .. IA ) Purpose - See Project booklet Maximum area occupied by all buildings B5% t - Expansion of detention facilities 9 1B ) Uses tH ) Maximum Dwelling Units - 783 PA- .`.:.:...::::.::.,:.:......:..................... -, .— Loco mfra,t wut�r� (atlas Secondorq connection to Hwy 112 1 1]) 138 IPA -721 „. Ili Permi find uses. 1 .. .-.. .. ... .-. : ___.____ x n PA- Inrlud¢s LX Loco) )if Of potur ntUnit i Crty-wtdB uses by right f 1 ) Maximum Intensity Non-residential - 520,000 sq,ft.(PA_U)60.000 sq. ft. IPA -1 ') o o ---- --- Umi H 51ng1e-family dwelling IRcC+�pi\ [� Ji1�/^>-rAI V'/"'tA L/ Unit 9 Two-fomtly dwellings f J ) Architectural Design Standards - See the Project Booklet 'Planning Area IT. ` 1 ', „ h...w:? p- �! - - / pB�O /1'''� t-.4 Unit 10 Three-family dwellings IJ �TEi VTIC/N ...... . ................ u,' -N___.,, lA., 6,. V E l./, V Unit 12 Offices, studios and related services ..... _.. ... Unit 13 Eotlrig Places ! I 1 .. .. ....... ,,,.. ,. ,. Unit 15 Neighborhood shopping i" A'� . ; ♦ " . ,,, ...,. .. ...... ... Unit i6 61+opPfng goods PLANNING gREA 13 PRESERVE/BOTANICAL i \ [ /®/'�''g� �1 /^4 -- L Unit 25 eight siunel of ftcas �7 SER5/�/E.?l�.I {ANICA� , Unit 26 Multi -family dwellings , ' .. .. ... .. , Area '4.21 acres /�� _ „ (2) Condltianal uses, .. .. ... .. .. .. 0 1 .. ... ... , : NTICaN Unit 2 City-wide uses by conditional use permit - --�� .. ..... t A ) Purpose - See project booklet `.. Unit 3 Public praise Urn and uULiy facilities,. ,. ... ... ... .. .. .. ;: _ Vert 4 Cul tarot and tea reeU oval fro Liles r.,,, ,,, iY ,,,,. , .. -. .. .. ... `. .. .... .. ... .. . 4 Unit 24 Unit 24 - Home .- .. ....:. :. .. ..... ' O e (1) Permitted uses. ! •,: - Umt 1 Cltgelde uses by right I , ( C ) Density (max.dwelling units per acre) A. .. , i 1 11 • A-' 4 fAL All dwellings g6 Unit 12 off ices. studins and related services TOW Llnit 13 Eatvng places' ::(' .:• - 1 l' (/�� /q� +N P�® (D ) Bulk and area regulations Unit 15 Neighborhood shopping .; '> ,,, ., ,. „ ,.t NIGH .. .. , .. iimmmrrtw���. __ SINGLE FAMILY.. p [']/ 1 HOMES! THOROUGHFARE UI Lot width min fmpm, If t,7 Unit 18 Gas, service stations, and drive-in rest. LJOR 7Q D,,. - -.. f'� Single family 30 Unit 25 Professional offices . • ..... .....,._.. CQMMERGIAL ., Two -{amity (per unit) 30 Unit 26 MBI tI-f amity dwBllings , .. _ I _ - -' - ATTACHED d�l,.1/ ME R lie t2) Conditional uses. " ...-....'. -, -., ., ... II. Three-family or more filer unit) ... .... - .... .r .. , 30 (1area , 2 Lot minimum. I (mum. lag. It) Unit 2 City-wide uses coeds ttonal use.. ..- .. -. �.'.. ,. by permit ......, ....:.. ._... ...... .., Townhouse, o ho n use:: Unit 3 P - Public protection and utility facilities .. _ ., ., � �. •�.• , .:: .' :- Individual lot 3000 Unit 35 Outdoor. music ., ..:i ...... - `, .: estabLshmants .. ....,...!. ... -• .. '. .. .. 1 -:, .. � ,. ... \ _ ., .., Single-family ` lJnit 36 Wireless communication :� ' � .. Pi�.s Fiv .. ,.: •:,; /BATA J 3000o urncationlncillties ... ,, ,.: ..- .. , .. N�CA�^�} UDET- Two-family (Per unit) 3000. ..• a. , Qni Threw -family or more (per uniU f C ) Density (max.dwelling units per acre) - ': ,. f3) Land ar 3000 '. '. ..- ` Ten per dwe]linq unit fsq. ft.) RIl dwe]bngs 24 ., M ., ; -. .. - . ULTi FAiVI ILY , .,. 1........, ,. .. ownhouses & apartments .. '. •.. ., ,. ...•..' .,,. -. -.. No bedroom '. 100 (D ) Bulk and area regulations '.:; - ; :',. ., ,�. ,.: ,. ... ,., -- .,. R�SI®E „ IYT� One bedroom I lot width min m m L .1 ... /: .. . , I .. : : , 1000 - > , .. , Single family 30 :. :. . , Two or more bBdronms 1200... u. t:.. .w PA --7tppe I .. , .f"I 1 I , , . .. iE ) Setback r Two-family (per unit) 30 :. ,1 .. .. ... ., .. , ,. ,Ira ��tpp requirements (it)'. Three-fco Or more (per unit) •-• :. INL .I ., ` ' Front Side Rear 30 . .'r ,,. Public • I.XED USA liras( or ae s 30 e 10 20 - Non-resident(al 0 ,:. .-. :.1•: .'. :. D1 . . 12) Lot area mmlmum. Isq. ft.l ... ...... . . 1 ��++�9•• ,fry -p- .. , ° 10' from a private street or access easement ,. -,, ,, ,, ,,,, ,, , , ,; , (3) Land area per dwelling unit Isq. ft,) I I . r • I .'. ., iF ) Height requlati ens istorl es)., r - ' , r Townhouses or apartments .. . Minimum height - 2 . ,. C- , •.• ' Maximum het ht (excludin No bedroom f- ' �••yp .T A 5 gbasements) 4 7700 ,'.. ,. ';.n'' -, i f/'\^1"P' 7One bedroom 70@ • , IG ) Building area .. I ,. 1'wo or more bedrooms 2000 r : , ;:. Maximum area occupied by all buildings _ ' i : 65'1. I E ) Setback requirements lit) Front Side Rear : .1 ,-„ ( H ) Maximum Dwelling Units - 172 Publfc or private act. ass 50 0 .-- ' 70 ..- , • 25' when cony goous to a residential district ' •..... .. •} 1 I 1 Mexi mum Bedrooms - 3AA.. .. ,.. ,. .. tF ) Hetqht regulations (Bones) . .. .... .. .. .. ..:.:. Minimum height I ! J ) Maximum Intensity Non-residential - 10.000 sq. ft. I? , ; : m ,-_". I. " " .. .. Maximum height excluding basements) -0 IAA 1 0. .. .. (K ) Architectural Design Standards - See the Project Booklet 'Plamm� Ar, r .t; g AreaS' IG ) Building area .. .. Maximum area occupied by all buildings BS% : ..... .... •.. LAWN -- (H ) Maximum Dwelling Units - 15 .,- PLANNINC, AREA 6,7.8,9 •• ... ...., „ ,,.1, - Ii ( 1 1 Maximum Bedrooms - ' , Area - 4.65 acres IPA -6) 1.17 acres (PA 7),. ... .. 2.31 ACRES (PA -B) 10.47 acres tPR-9) _ _.I- ,- ... i,1 ) Maximum Intensity Non-residenttol - 15,000 sq. ft. -'... " .1 - (A ) Purpose - See project booklet " " -' : :,Y : ' , •. ill l •Y' I Architectural Design Standards the Project Booklet Planking Area 13` i --.I- (�URTTYARD: ,.. , ,. II t B ) Uses_.—.___._..._.—_ y� �^ p q �y ------------------ - SHOWING CONCEPTUAL BUILDING LAYOUT N ParawQny 12-1505 Q lU/JJi V 11:.J1d1.1/1L-A)VALlI'nd.�Y 7L 1 i'r/SP]'011 PREPAIRFO 8V E� _ ,TAME$ E.RAMvCY C / FOR PARADIGM DEVELOPMENT 2 ENi E$ INC.. - (4)9fl123Fl?36563G 01 wy 1/00