HomeMy WebLinkAboutOrdinance 4841 Doc ID : 009832800002 TVDe : REL
Recorded : 04/05/2008 at 03 : 57 : 14 PM
Fee Amt : $11 . 00 Pace 1 of 2
Vashlnaton Countv . AR
Bette Stews C1rcult Clerk
F1Ie2006-00013587
ORDINANCE NO. 4841
AN ORDINANCE ESTABLISHING A RESIDENTIAL PLANNED
ZONING DISTRICT TITLED R-PZD 05- 1636, WELLSPRING,
LOCATED AT RUPPLE ROAD AND WEDINGTON DRIVE,
CONTAINING APPROXIMATELY 152.2 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 l : That the zone classification of the following described property is hereby
changed as follows:
From RSF- 1 , Residential Single Family, 1 unit per acre and
R-A, Residential Agricultural, to R-PZD 05- 1636 as shown in
Exhibit "A" attached hereto and made a part hereof.
Section 2: That the change in zoning classification is based upon the approved master
development plan, development standards, statement of commitments 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.
,,,„�Vrrgh4
PASSED and APPROVED 7's day of March, 2006. &S Y 0F •Gp i
APPROVED: ATTEST: : FAYETTEVILLE *
:a 3
yJ''9RKANSP Jam;..
By: By:
r�nuuwr�a`
N CO DY, Mayor SONDRA SMITH, City Clerk
EXHIBIT "A"
R-PZD 05-1636
SURVEY DESCRIPTION:
A PART OF THE SOUTHWEST QUARTER OF THE SOUTHWEST QUARTER OF SECTION 6,
TOWNSHIP 16 NORTH, RANGE 30 WEST, AND A PART OF THE SOUTHEAST QUARTER
OF THE SOUTHEAST QUARTER OF SECTION 1 , TOWNSHIP 16 NORTH, RANGE 31 WEST,
AND A PART OF THE WEST HALF OF THE NORTHWEST QUARTER OF SECTION 7,
TOWNSHIP 16 NORTH, RANGE 30 WEST, AND A PART OF THE EAST HALF OF THE
NORTHEAST QUARTER OF SECTION 12, TOWNSHIP 16 NORTH, RANGE 31 WEST, ALL
IN WASHINGTON COUNTY, ARKANSAS, BEING MORE PARTICULARLY DESCRIBED AS
FOLLOWS, TO-WIT: BEGINNING AT A POINT WHICH IS S87°42'05 "E 617.60' AND
NO3003'08"E 102.59' FROM THE SOUTHWEST CORNER OF THE SOUTHWEST QUARTER
OF THE NORTHWEST QUARTER OF SAID SECTION 7 AND RUNNING THENCE
S87003'27"E 93 .41 ' TO A SET IRON PIN, THENCE NO204010511E 1716.06' TO A FOUND IRON
PIN, THENCE NO2040'00"E 2143 .06' TO A FOUND IRON PIN, THENCE N87046'42"W 715 .35'
TO A FOUND IRON PIN, LOCATED AT THE NORTHWEST CORNER OF THE SOUTHWEST
QUARTER OF THE SOUTHWEST QUARTER OF SAID SECTION 7, THENCE NO2027156' E
46.74' TO A FOUND IRON PIN, LOCATED AT THE NORTHEAST CORNER OF THE
SOUTHEAST QUARTER OF THE SOUTHEAST QUARTER OF SAID SECTION 1 , THENCE
N86058'50"W 751 .69' TO THE CENTERLINE OF RUPPLE ROAD, THENCE ALONG SAID
CENTERLINE S20020'50"W 44.46', S1401013411W 65. 181, S09016'42"W 44.031, S06040'25"W
54.50', S0501895119W 54.601, SO4054139"W 54.721, SO405711211W 59.851, S0701712811W 55 .76',
S13°38' 10"W 52.31 ', S23°24'21 "W 49.39', S32°18'04"W 47.75', S36°38' 10"W 37.75', S40°31 '21 "W
59. 191, S4405111611W 60.061, S4604812411W 67.321, S4403919"W 56.831, S39009'37"W 55 .031
,
S30°55' 13 "W 66.99', S24°56'32"W 57.82', S22°38' 12"W 58.87', S22°23'40"W 54.61 ', S22°23'30"W
58.251, S23021156"W 55.44', S27027'36"W 58. 17', S31039' 13"W 58.361, S31028'21 "W 57.481
,
S21 °21 '38"W 54.39', S09°23'27"W 60.29', SO2°47' 11 "W 51 .61 ', S01055'43 "W 51 .38', S02°08'41 "W
57. 15', S0202610311W 49.971, S020302611W 51 .031, S02049'34"W 51 .916, S02057105"W 54.521
,
S02°54'57"W 52.46', S02°50'56"W 55. 16', S02°43' 15 "W 48.89', S02°33'25"W 54.35', S02°31 '07"W
51 .571, S0202512311W 56.41 ', S02019'43 "W 50.93', S02027'09"W 38.771, S0203411511W 44.031
,
S03° 12'55"W 52. 16', S02°57' 10"W 49.78', S02°33'54"W 51 .59', S02057'20"W 63 .38', S03°10'04"W
52.971, S02059'07"W 52.351, S02031109"W 51 . 191, S0301211911W 54.911, S02013115 "W 33 . 15',
S02° 14'57' W 49.48', S02°42'49"W 48.61 ', S02°37' 18"W 50.94', SO2°42'26"W 49.47', S02° 18' 12"W
48.561, S02045' 1611W 52.85', S02038'45"W 52.94', S02054'55 "W 41 .801, S0205415511W 360.641
,
THENCE LEAVING SAID CENTERLINE S87030'27"E 629.81 ' TO A CORNER POST, THENCE
S03009'47"W 7.60' TO A SET IRON PIN, THENCE S8605011311E 1088.847, THENCE
S03003'08"W 434.54' , THENCE ALONG SAID RIGHT-OF-WAY S87002' 5913E 209.22' TO THE
POINT OF BEGINNING, CONTAINING 152.23 ACRES MORE OR LESS. SUBJECT TO
EASEMENTS AND RIGHTS-OF-WAY OF RECORD.
Washington County, AR
I certify this instrument was filed on
04/05/2006 03:57: 14 PM
and recorded in Real Estate
File Number 2008-00013587
Bette Stamps - Circuit le
by
p4, P
311106
City Council Meeting of February 21 , 2006 1/ 8 q
Agenda Item Number/J /0065 4/B6
CITY COUNCIL AGENDA MEMO .05prtn5
To: Mayor and City Council
Thru : Gary Dumas, Director of Operations
From: Jeremy C. Pate, Director of Current Planning
Date: February 06, 2006
Subject: Residential Planned Zoning District for Wellspring (R-PZD 05- 1636)
RECOMMENDATION
Planning Staff recommends approval of an ordinance creating a Residential Planned
Zoning District (R-PZD) for Wellspring Community, based on the Master Development
Plan, development standards and statement of commitments submitted. This action will
establish a unique zoning district for a mixed-use project on approximately 152 acres
located at Rupple Road and Hwy 16. The proposal consists of a maximum 1 , 175 dwelling
units — single family, townhome and condominium — and approximately 548,000 square
feet of office, commercial, retail, and restaurant space, along with 40 acres of greenspace.
BACKGROUND
The property consists of a total of 152 acres occupying land fronting for 0.7 miles on
Rupple Road and onto Wedington (Hwy 16). It is currently zoned RSF- I and R-A, and
occupied by agricultural land, tree canopy, and several remaining single family homes. It
is surrounded by a mixture of uses, from agricultural land to multi-family, single family
to mini-storage.
The applicant requests a rezoning and Master Development Plan approval for a mixed-
use project within a unique R-PZD zoning district, meaning the principal use of the site
(51 % or greater) is residential . The site is divided into seven (7) Planning Areas, each
with its own unique permitted and conditional uses, building setbacks, lot width and area,
density, intensity of nonresidential space, maximum number of dwelling units, phasing
for construction, etc. There are a total of 17175 dwelling units proposed for the site, in
different phases and Planning Areas. A maximum of 548,000 SF of nonresidential space
is also proposed within the Master Development Plan. Approximately 40 acres (26% of
the site) is to be provided for parks, community greenspace, trail systems and/or tree
preservation and undisturbed areas. The development is centered on a pedestrian-friendly,
traditional urban design approach utilizing a mixture of uses in the same area, while
providing for a variety of home styles and types.
Zak- Or 411,1 Sccaviol /'Xi fj r?1>114do
City Council Meeting of February 21 , 2006
Agenda Item Number
DISCUSSION
This item was reviewed by the City Council in August/September of 2005 . After being
tabled indefinitely, the applicant redesigned certain components of the project and
resubmitted for review by the Planning Commission. The Planning Commission tabled
the item on January 23 because of notification issues, and will vote on the project at its
February 13 meeting.
The applicant presented the project at a Ward 4 meeting and notified all current adjoining
property owners within 100 feet of the rezoning request at least 10 days prior to the
public meeting. Comments received from the public have been included in the staff
report.
BUDGET IMPACT
None.
ORDINANCE NO.
AN ORDINANCE ESTABLISHING A RESIDENTIAL
PLANNED ZONING DISTRICT TITLED R-PZD 05- 1636,
WELLSPRING, LOCATED AT RUPPLE ROAD AND
WEDINGTON DRIVE, CONTAINING APPROXIMATELY
152 .2 ACRES, MORE OR LESS; 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 RSF- 1 , Residential Single Family, I unit per acre and R-A, Residential
Agricultural, to R-PZD 05- 1636 as shown in Exhibit "A" attached hereto and made a
part hereof.
Section 2. That the change in zoning classification is based upon the
approved master development plan, development standards, statement of commitments
and conditions of approval as submitted, determined appropriate and approved by the
City Council.
Section 3. That this ordinance shall take effect and be in full force at such
time as all of the requirements of the master development plan have been met.
Section 4. That the official zoning map of the City of Fayetteville, Arkansas,
is hereby amended to reflect the zoning change provided in Section 1 above.
PASSED AND APPROVED this day of 12006.
APPROVED:
By:
DAN COODY, Mayor
By:
SONDRA SMITH, City Clerk
EXHIBIT "A"
R-PZD 05- 1636
SURVEY DESCRIPTION :
A PART OF THE SOUTHWEST QUARTER OF THE SOUTHWEST QUARTER OF
SECTION 6, TOWNSHIP 16 NORTH, RANGE 30 WEST, AND A PART OF THE
SOUTHEAST QUARTER OF THE SOUTHEAST QUARTER OF SECTION 1 ,
TOWNSHIP 16 NORTH, RANGE 31 WEST, AND A PART OF THE WEST HALF OF
THE NORTHWEST QUARTER OF SECTION 7, TOWNSHIP 16 NORTH , RANGE 30
WEST, AND A PART OF THE EAST HALF OF THE NORTHEAST QUARTER OF
SECTION 12, TOWNSHIP 16 NORTH, RANGE 31 WEST, ALL IN WASHINGTON
COUNTY, ARKANSAS, BEING MORE PARTICULARLY DESCRIBED AS
FOLLOWS, TO-WIT: BEGINNING AT A POINT WHICH IS S87°42'05 " E 617.60'
AND NO3003'08" E 102.59' FROM THE SOUTHWEST CORNER OF THE
SOUTHWEST QUARTER OF THE NORTHWEST QUARTER OF SAID SECTION 7
AND RUNNING THENCE S87003'27" E 93 .41 ' TO A SET IRON PIN, THENCE
NO2040'05 "E 1716.06' TO A FOUND IRON PIN, THENCE NO204010011E 2143 .06' TO A
FOUND IRON PIN, THENCE N87046'42"W 715 .35' TO A FOUND IRON PIN,
LOCATED AT THE NORTHWEST CORNER OF THE SOUTHWEST QUARTER OF
THE SOUTHWEST QUARTER OF SAID SECTION 7, THENCE NO2027'56"E 46.74'
TO A FOUND IRON PIN, LOCATED AT THE NORTHEAST CORNER OF THE
SOUTHEAST QUARTER OF THE SOUTHEAST QUARTER OF SAID SECTION 1 ,
THENCE N86058'50"W 751 .69' TO THE CENTERLINE OF RUPPLE ROAD,
THENCE ALONG SAID CENTERLINE S20020'50"W 44.46', S14010'34"W 65. 18',
S09016'42"W 44.03', S0604012511W 54.50', S05° 18'51 "W 54.60', SO405413911W 54.721
,
SO4°57' 12"W 59.85', S0701712811W 55 .76', SI 3038' 10"W 52.31 ', S23024'21 "W 49.39',
S32018'04"W 47. 75', S36°38' 10"W 37.75', S40°31 '21 "W 59. 19', S44°51 ' 16"W 60.06',
S46048'24"W 67.32', S4403911911W 56.831, S39009'37"W 55 .031, S3005511311W 66.991
,
S24056'32"W 57 .82', S22038' 1211W 58.871, S22023940"W 54.61 ', S22023130"W 58.25',
S23021 '56"W 55 .44', S27027'36"W 58. 17', S31 °39' 13 "W 58.36', S31 °28'21 "W 57.48',
S21 °21 '38"W 54.39', S09°23'27"W 60.29', SO2°47' 11 "W 51 .61 ', S01055943 "W 51 .38',
S02008'41 "W 57. 15', S02026103 "W 49.97', S02030'26"W 51 .03', S0204913411W 51 .91 ',
S02057'05 "W 54. 52', S02054'57"W 52.461, S02050'56"W 55. 160, S02043115"W 48.89',
S02°33'25 "W 54.35', SO2°31 '07"W 51 .57', S02°25'23 "W 56.41 ', S02019'4311W 50.93',
S02°27'09"W 38.77', SO2°34' 15"W 44.03', S03° 12'55 "W 52 . 16', S02°57' 10"W 49.78',
S02033'54"W 51 .59', S02057'20"W 63.38', S03010'04"W 52.97', S02059107"W 52 .351
,
S02°31 '09"W 51 . 19', S03012' 1 9"W 54.91 ', S02013 ' 1 5"W 33 . 15', S0201495711W 49.481
,
S02042'49"W 48 .61 ', S02°37' 18"W 50.94'7 S0204212611W 49.47', S0201812"W 48.561
,
S02045' 16"W 52 .85', S0203814511W 52 .941, S0205415511W 41 .801, S0205415511W 360.64',
THENCE LEAVING SAID CENTERLINE S87030'27" E 629.81 ' TO A CORNER
POST, THENCE S03009'4711W 7.60' TO A SET IRON PIN, THENCE S8605011311E
1088.847 , THENCE S03003108 "W 434.54' , THENCE ALONG SAID RIGHT-OF-WAY
S87002 ' 59"E 209.227 TO THE POINT OF BEGINNING, CONTAINING 152.23
ACRES MORE OR LESS. SUBJECT TO EASEMENTS AND RIGHTS-OF-WAY OF
RECORD.
Critical Path Design
1 N C O P V O fl A I E O
21 W. Mountain, Ste 121 • Fayetteville. AR 72701 • Office: 479 527.0055 • Fax: 479 527.2798
February 6, 2006
Jeremy C. Pate
Director of Current Planning
City of Fayetteville
125 W. Mountain Street
Fayetteville, AR 72701
RE: WellSpring on City Council's Agenda
Dear Mr. Pate:
Critical Path formally requests that WellSpring be placed on the City Council's Agenda
for March 2151, 2006
We were required to table the Master Development Plan for WellSpring in September
2005 because the developers could not obtain a key access easement that allowed entry
onto Wedington. Therefore, Critical Path had to redesign the Master Plan in order to
allow for another entry onto Wedington.
While Critical Path was redesigning the Master Plan for WellSpring, the City of
Fayetteville modified its Master Development Plan PZD process so projects go before
Planning Commission and then the City Council. Critical Path chose to present the
WellSpring project at the Planning Commission versus going directly to the City Council
in order to allow the Planning Commission the opportunity to become familiar with the
project and voice any project-related concerns.
Please contact me with any questions or concerns.
Thank
Todd Jacobs
Project Manage
Critical Path Design, Inc
466-8115 Cell Phone
527-2798 Fax Number
•
aye evl e PC Meeting of February 13 , 2006
ARKANSAS
-I' t1E CITY OF FAYETTEVILLE , ARKANSAS
125 W. Mountain St.
Fayetteville, AR 72701
PLANNING DIVISION CORRESPONDENCE Telephone: (479) 575-8267
TO: Fayetteville Planning Commission
FROM : Jeremy Pate, Director of Current Planning
DATE: February 06, 2006
MDP R-PZD 05-1636: Residential Planned Zoning District (Wellspring Community):
Submitted by CRITICAL PATH DESIGN for property located at RUPPLE ROAD AND
WEDINGTON DRIVE. The property is zoned RSF- 1 , SINGLE FAMILY - 1 UNITS/ACRE
and R-A, RESIDENTIAL AGRICULTURAL and contains approximately 152.2 acres. The
request is to approve a Master Development Plan — Residential Planned Zoning District for a
new mixed-use community containing residential, office; commercial and open space.
Property Owner: SBC Investments, LLC Planner: Jeremy Pate
Findings:
Property Description: The property consists of several parcels totaling 152 .2 acres that is
currently undeveloped, with primarily agricultural pasture land. The property fronts
approximately 0.7 miles of Rupple Road between Wedington and Mt. Comfort and a small
portion along Wedington. There are large groupings of high priority/significant trees located in
areas on the site, but a majority of the property exists in pasture, with a few remaining single
family homes located upon it. It is currently zoned RSF- 1 and R-A ; much of the property was
part of the island annexation that occurred in 2004, allowing for development within the city
limits. There is a fault line that runs east-west through the center of the property, and a creek that
enters from the east and travels north to Hamestring. Bryce Davis Park is located directly
adjacent to the east, as well as some single family subdivisions and multi-family development.
To the north is undeveloped farmland. The Master Street Plan calls for Rupple Road to vary
from its current location just off of the northwest corner of the site in a new alignment, in order
to align with Rupple Road north of Mt. Comfort.
Surrounding Land Use/Zoning:
Direction Land Use Zoning
North Largely agricultural RSF- 1 , RSF-4, R-A
South Commercial strip center, ministorage C-2, R-A
East Sin le family, multi-family homes RSF-4, R-O, C- 1
West Developing subdivisions and s.£ homes RSF-4, RSF- 1
K:IRe1xxrs110061PC Repons102-13-06LI MP R-P71) 05-16361 Wellspm g Communiny.doc
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 , 175 dwelling units
and 548,000 square feet of non-residential space over the 152-acre site. This results in a total
density of 7.72 dwelling units per acre and an intensity of 3,605 SF of nonresidential space per
acre over the entire project. A total of seven (7) separate planning areas are proposed, each of
which has identified uses: Garden homes, Parkway townhomes, Clubhouse, Condominiums,
Mixed Use Development, Market District, and Parks area, community green space and tree
preservation area.
The mixture of uses on the project varies significantly 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. The clustering of uses in a more compact manner decreases infrastructure cost and
allows for a higher percentage of preserved greenspace. To meet applicable zoning criteria, 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 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. In fact, there are several technical issues on connectivity, Master
Street Plan requirements for Rupple Road, specific off-site improvements, etc. currently evident
that will need to be addressed. 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 in the booklets. However, it does not give development approval. The
applicant is required to return through the preliminary 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, while usually provided within the staff report, have been provided in
duplicate by the applicant. The project booklet provided gives the zoning criteria in detail , as do
the Master Development Plans. Please reference this provided material for more information.
The booklet and plats presented are binding once approved, by ordinance.
R:IReporrd10061PC Reporrs102-13-06LIMP R-P%D 05-1636 (Wellspring Communinq.Aoc
Water & Seiver: Water and sewer lines are currently available in the area, 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. The developer will be required to contribute to the interim solution or simply
wait until the treatment plant is online.
Access: Access to the site is provided from Rupple Road and Wedington (Hwy 16). There is
also a stub-out to the property from a subdivision to the northeast that will require connection.
Access points are to be by way of public streets into the development, which will become a
primary entrance into tine Wellspring Community in at least two locations. There are four
proposed entrances onto Rupple Road in the 0.7 miles of frontage, with the potential for traffic
signalization at two entrances, subject to city approval . The traffic study indicates the proposed
interior frontage road and intersections with Rupple need to be re-evaluated at the time of
development, a statement with which staff agrees. Sight distance, curb cut proximity, stacking
distance, alignment with streets approved and under construction across Rupple Road and
Wedington Drive and relationship to the pedestrian movement along Rupple Road will all be
examined in detail at the time of development. The developer will be responsible for significant
improvements to Rupple Road and signalization as permitted to be at the cost of the developer,
based on the traffic generated by this development.
Interior to the project, public and private streets are proposed. The applicant states in the
submittal that all streets, whether public or private, will be constructed in accordance with the
Unified Development Code. No public or private streets are allowed to be gated, by city
ordinance.
Pedestrian circulation has also been addressed, with both sidewalks along streets and trails that
connect the various planning areas. A trail is proposed to be constructed from Bryce Davis Park
north along the existing creek to eventually connect to Hamestring Creek Trail . Both of these
corridors are identified in the Fayetteville Alternative Trails and Transportation Plan as planned
trails. The applicant expects a recommendation for a trail condor to be dedicated or easement
provided in which this trail connection can be realized, and has identified 2 acres of land
dedication in which this can occur.
Adjacent Master Street Plan Streets: Rupple Road (Principal Arterial), Wedington Drive
(Principal Arterial)
Street Improvements: The applicant commissioned a traffic study for this project, the executive
summary of which is included in the staff report. An updated study is also being performed,
based on some site plan changes from the original study. These updates will be available for use
at the time of development. Specific improvements will be recommended, based on the traffic
study of impact on existing infrastructure, along Rupple Road and Wedington Drive. As this
project does not have frontage all the way to Wedington, but will undoubtedly impact that short
section, there are off-site improvements likely in this area. All proposals will be further evaluated
by staff at the time of development to ensure that the amount of improvement is proportionate to
K:I Repor-isI20001PC Repons102-13-06WDP R-P71) 05-1636 (11'ellspring Commnnim).doc
the impact of the traffic generated by the proposal, which is significant in this case. Based on the
findings provided by the traffic engineer, staff will be making the following recommendations, at
minimum, at the time of development:
The developer will be responsible for paying for and construction of Rupple Road
at least half of its planned width, which currently includes two travel lanes and half
of a boulevard. Six foot sidewalks, street lights and associated drainage is also
required. Street improvements will continue south to intersect with Wedington
Drive, providing turn lanes and other improvements as required by the Planning
Commission and coordinated with city staff. Other off-site improvements to Rupple
Road will be evaluated at the time of development.
Signalization to include installation of new traffic signals in accordance with City
of Fayetteville requirements as determined necessary by the Planning Commission
and reconstruction as necessary of the existing traffic signal at Wedington Drive
and Rupple Road, at the cost of the developer.
• Re-evaluation of the "frontage drive" and entries onto Rupple Road to create
acceptable traffic operations.
• Limitation of all access to Rupple Road and Wedington Drive to streets only, and
no individual curb cuts.
Coordination with city staff to detennine the appropriate lane geometry that is
consistent with the desired traffic movement along Rupple Road.
• Other improvements as deemed necessary, based on traffic generation, phasing and
other applicable criteria.
Tree Preservation: A majority of the site contains open pasture land, though there are several
large groupings of high priority trees, including post oak, black oak, mockernut hickory, pignut
hickory, black gum, eastern redbud, persimmon, sycamore, American elm, white ash, sweetgum
and black cherry. Many of these groupings and significant trees are located within the proposed
parkland and community greenspace areas, while others are located interspersed along the north
portion of the property along the creek where single family homes are proposed. There are also
groupings along the front commercial area. 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. Where this can not be
achieved, the large area of tree preservation south of the dedicated parkland could potentially be
used as credit toward any deficiencies. This is subject to review and approval by the Urban
Forester, and must meet the criteria of § 167 Tree Preservation and Protection ordinance. More
detailed comments from the Urban Forester are included in the attached staff report.
Parks: Staff has met with the applicant regarding the possible extension of Bryce Davis Park,
which is adjacent to the east, in order to provide public parkland for the proposed development
and others in the surrounding community. The Parks and Recreation Board has also evaluated
the proposal and voted to recommend a land dedication of 19 acres to meet parkland dedication
requirements. Additionally, the creek that traverses the site draining to Hamestring Creek to the
north is on the Fayetteville Alternative Trails and Transportation Master Plan. An easement or
dedication of land will likely be expected in order to make this connection, at the time of
K:IRelwrts120O61PC Repirtsl02-13-061,i1OP R-PZD 05-1636 (Wellsp ing Communip').Aoc
development. A 2-acre corridor has been indicated on the plans as potential land dedication for
this purpose. The applicant has indicated approximately 26% of the overall project is to be
retained in open greenspace, some of which is undisturbed areas, some parkland, some open
community greenspace. A trail connection to Bryce Davis Park is anticipated, and will be linked
with other pedestrian paths and sidewalks throughout the development. A planned 19-acre
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.
Public Comment Staff advised the applicant to present this project to Ward 4, in which the site
is located. Most comments from that meeting received were positive. However, there are
comments that are included in the staff report that question the proposal ' s handling of traffic,
change in character of land from rural to developed, multi-family units, etc.
Phasing: The development of the Wellspring Community is anticipated to occur over the next 4-
12 years. A phasing schedule has been provided within the project booklet, identifying the
anticipated construction of Planning Areas, as well as a highlighted plan that indicates major
street construction with Phase 1.
Background: Staff has worked with the applicant for several months to result in a project that
meets the goals and intent of the Planned Zoning District ordinance. It was critical for this
project, much like other large-scale master planning projects, for the Master Plan process to be in
place. Following City Council adoption of the Planned Zoning District ordinance amendments,
the applicants submitted this project to the City Council to be heard in September of 2005.
Complications with acquiring necessary access to Hwy 16 required the item to be tabled
indefinitely, and during that time the ordinance changed to have all Master Development Plans
go before the Planning Commission for a first recommendation. The applicants have resubmitted
their plans, with some changes, and notified all current property owners within 100 feet of the
PZD boundary by certified mail.
Recommendation : Staff recommends forwarding a recommendation of approval of the
Master Development Plan — Planned Zoning District for Wellspring
Community (R-PZD 05- 1636) to the City Council, with the following
conditions:
Conditions of Approval:
I . The Master Development Plan, Statement of Commitments and Architectural Standards
submitted by the applicant shall be considered binding and tied to the zoning of the
property. Conditions of approval as noted herein and other requirements placed upon
the project with review of the Master Development Plan — Planned Zoning District by
the City Council, including the statement of commitments and development standards
presented in the project booklet, shall also be binding and enforceable by law.
2. Approval of this Master Development Plan — Planned Zoning District shall not be
construed as development approval. Pursuant to city ordinance, all development of the
K:IReports120061PC Repor(s 102- 13-061MOP R-PZD 05-1636 (Wellspring Conimunav).doc