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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 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. Zoning and development criteria shall be enforced as approved by the City Council, and currently referenced in the Wellspring Community project booklet and on the submitted Master Development Plan plats. Flexibility will be allowed in the development criteria (street cross -sections, etc.) listed in the booklet, but Planning Commission approval of development is required. 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. Should the applicant request alternative street cross -sections to the current 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. Signage: 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. More stringent regulations may be placed on developments within Wellspring to ensure a cohesive sign program; however, the sign ordinance may not be violated in doing so. No pole or pylon signs shall be permitted within the Wellspring Community. Phasing: The anticipated build -out is 4-12 years for all three phases. In order to ensure the proposed Master Development Plan meets all of the goals and criteria set forth, a phasing schedule has been submitted (reference the project booklet).. If certain permitting times are not met, the Planned Zoning District approval shall be voided, or extended as allowed by § 166 of the UDC. The following development phasing shall be enforced: 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 (I) year extension available. 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 arc 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. KARepoitcI20061 PC ReportsIO2-13-06UIDP R-P/.D 05-1636 (Wellspring Communin).doc 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. 8. 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. All structures 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. Overhead awnings, balconies, stairways, stoops and other appurtenances to the primary structure may be extended within the required front building setback and/or right-of- way for interior streets for this development in the identified Planning Areas allowing this to occur (PA -4, PA -5), with Planning Commission approval. Said allowances shall be at the discretion of the Planning Commission to ensure safety measures, clearance and other criteria for zoning and development in the Unified Development Code are not compromised. 10. 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 in order to develop prior to the Wastewater Treatment Plant completion. it. Street improvements at the time of development shall include those determined necessary by the Planning Commission, based upon the development proposed at the time of submittal. Based on the traffic study provided that evaluates the proposed development and surrounding street infrastructure, the developer shall be responsible, at minimum, for the following: • The developer will be responsible for paying for and constructing 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 storm drainage is also required. Street improvements will likely 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 to ensure the traffic generated does not compound or create a dangerous traffic condition. 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 K:lReportsl2006lPC ReporlsIO2-13-06Lb1DP R-PZD 05-1636 (Wellspring Cmmmz,nivjdoc traffic signal at Wedington Drive and Rupple Road, at the cost of the developer. Other signalization may be required, with city approval. Re-evaluation of the "frontage drive" and entries onto Rupple Road to create acceptable traffic operations. The traffic study indicates the proposed interior frontage road and intersections with Rupple need to be evaluated in detail, a statement with which staff agrees. Sight distance, curb cut proximity, stacking distance, alignment with approved streets across Rupple Road and relationship to the pedestrian movement along Rupple Road will all be examined in detail at the time of development. Limitation of all access to Rupple Road and Wedington Drive to streets only, and no individual curb cuts shall be permitted. Coordination with city staff to determine 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. 12. City Council consideration of a Master Street Plan amendment to move Rupple Road west of its planned location. The current Master Street Plan indicates the alignment of Rupple Road shifting east and bisecting a portion of the subject property. Recent concept designs prepared by staff for the transportation improvement/street bond program have indicated a different scenario (see attached), which is utilized with the Wellspring proposal. Staff recommends that. further analysis take place for this important alignment and if needed, plans to be modified and brought back before the City Council for a final determination of the Master Street Plan amendment at the time of development. 13. A Tree Preservation Plan shall be prepared at the time of development for each Planning Area. All development proposals shall meet the Tree Preservation and Protection Ordinance. 14. All development shall meet applicable building codes and other ordinances of the City of Fayetteville. PLANNING COMMISSION ACTION: Required YES Planning Commission Action: O Approved O Denied O Tabled Motion: Second: Vote: Meeting Date: Comments: February 13, 2006 A: I Reportsl2(1(161 PC Reporisl02-13-061MDI' R-PZD 05-1636 (Wellspring Communitv).doc CITY COUNCIL ACTION: Required YES City Council Action: O Approved O Denied O Tabled Motion: Second: Vote: Meeting Date: February 21, 2006 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 K: IReponta120061 /'C Reportst02-13-06Li1OP R-PZD 05-1636 (II'ellspring CommuniN).doc Findings associated with MDP R-PZD 05-1636 Sec. 166.06. Planned Zoning Districts (PZD). (E) Approval or Rejection G-iteria.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: (I) 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 great deal 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; 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 compliant with applicable statutory provisions. (3) Whether the general impact of the rezoning would adversely impact the provision of public facilities and services; FINDING: The impact of the rezoning and subsequent development would require the provision of public facilities, at the cost of the developer. Without improvements to existing infrastructure, the proposal would certainly adversely affect public facilities and services. However, as indicated in the submittal and the staff report, certain measures are to be taken to ensure adequate infrastructure improvements are made by the developer to ensure the level of service does not decline due to the proposed development. Examples of this include requirements to improve Rupple Road, traffic signalization, expanding a public park and trail system, contribution for sewer improvements (long and short term), etc. Fire and police have responded accordingly. (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. These types of uses surround the development in various stages, and an attempt to transition to adjoining uses is obvious in the plans submitted. Staff finds the range of uses to be appropriate in this K:IReports120061PC ReponnsV)2-1 i-06UIDP R-PZD (15-1636 (Wellspring Communinq.doc rapidly growing Rupple Road community. Current development ordinances, including Tree Preservation, Landscaping and design standards, enable more developments to be visually compatible than before. (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 on -site creek, that contain considerably -sized trees. Approximately 26% of the site is proposed to remain in greenspace, and the proposal attempts to respect the natural environment where possible. (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 and Fire Department, leaving Rupple Road in situ is not an option. The developer will be expected to make significant improvements to Rupple Road in order to alleviate and mitigate any burdens placed upon the street infrastructure. These include new traffic signals, construction of at least half of Rupple Road (28 -foot width, '/z boulevard, curb and gutter, storm drainage, sidewalks, streetlights, etc.), as well as other improvements 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. Improvements will likely need to extend beyond the frontage of the subject property, to allow for safe and adequate access to the property. (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. (8) Whether any other recognized zoning consideration would be violated in this PZD. FINDING: Staff finds that in review of the requested rezoning, the Master Development Plan proposed does not violate recognized zoning considerations, as found below. (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 K:I Reporrd10061 PC Reports 102-13-06W 1DP R-PZD 05-1636 (Wellspring CommunimJ.doc 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. While a major shift in land uses from its current use, staff finds that the proposal herein does incorporate an acceptable level of compatibility, and 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; parking, screening, signage, landscaping and tree preservation are all proposed to meet City of Fayetteville standards, allowing for a project that enhances the neighborhood. (2) Screening and landscaping. In order to enhance the integrity and attractiveness of the development, and when deemed necessary to protect adjacent properties, the Planning Commission shall require landscaping and screening as part of a PZD. The screening and landscaping shall be provided as set forth in § 166.09 Buffer Strips and Screening. As part of the development plan, a detailed screening and landscaping plan shall be submitted to the Planning Commission. Landscape plans shall show the general location, type and quality (size and age) of plant material. Screening plans shall include typical details of fences, berms and plant material to be used. FINDING: Screening is not required 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. (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. K: IReporisl20061PC Reports l02-/3-06Lt/DP R-PZD 115-1636 /IIellspring Communinq.doc (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. (t) 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, the results of which are 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, alleys, rear parking, private drives seem to be proposed. Issues of connectivity will be evaluated and addressed with more refined development of the Planning Areas. Block length, alley width for services, curb cuts and other design criteria will be addressed at the time of development. The "frontage" drive along Rupple Road, specifically, will need to be re-evaluated. (4) Parking standards. The off-street parking and loading standards found in Chapter 172 Parking and Loading shall apply to the specific gross usable or leasable floor areas of the respective use areas. FINDING: Standard parking ratios for the proposed uses shall apply. All parking areas shall conform to City of Fayetteville standard specifications, unless approved otherwise by the Planning Commission. (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 a great deal of open space to be retained for community use. 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. (6) Sidewalks. As required by § 166.03. K:IRepor. d2006lPC RepoitsIO2-13-061,1fl)P R -/'%D 05-1636 (Wellspring Communin).doc FINDING: Sidewalks and other pedestrian connections will be evaluated at the time of development to ensure compliance. (7) Street Lights. As required by §166.03. FINDING: Street lights will be required at the time of development. (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. The developer will be responsible for contributing to the interim solution for wastewater capacity issues in the Hamestring basin, as determined by the City Council. (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." K:Repor'is120061PC Reports 102-13-061MOP R-PZD 05-1636 (Wellspring communiNj.doe (vi) Maintenance of private streets shall be the responsibility of the developer or of a neighborhood property owners association (POA) and shall not be the responsibility of the City. The method for maintenance and a maintenance fund shall be established by the PZD covenants. The covenants shall expressly provide that the City is a third party beneficiary to the covenants and shall have the right to enforce the street maintenance requirements of the covenants irrespective of the vote of the other parties to the covenants. (vii) The covenants shall provide that in the event the private streets are not maintained as required by the covenants, the City shall have the right (but shall not be required) to maintain said streets and to charge the cost thereof to the property owners within the PZD on a pro rata basis according to assessed valuation for ad valorem tax purposes and shall have a lien on the real property within the PZD for such cost. The protective covenants shall grant the City the right to use all private streets for purposes of providing fire and police protection, sanitation service and any other of the municipal functions. The protective covenants shall provide that such covenants shall not be amended and shall not terminate without approval of the City Council. (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. K:I/teporrs120061PC Reportd02-13-(16Lt1DP R-PZD 05-1636 (Wellspring Communi(v).doe FINDING: All public and private streets/drives shall conform to city standards, which have been indicated in the submitted statement of commitments. The Planned Zoning District process allows an applicant to propose alternative street cross -sections, sidewalk width and location, etc., all at the discretion and with the approval of the Planning Commission. Public and Private streets shall not be gated, unless permitted by express approval from the City Council. (1 I) Construction of nonresidential facilities. Prior to issuance of more than eight building permits for any residential PZD, all approved nonresidential facilities shall be constructed. In the event the developer proposed to develop the PZD in phases, and the nonresidential facilities are not proposed in the initial phase, the developer shall enter into a contract with the City to guarantee completion of the nonresidential facilities. FINDING: The parkland dedication and development of community open space is planned with Phase I of construction. If more than eight building permits are desired prior to completion of the required nonresidential facilities, guarantees in the amount of 150% will be deposited with the city. (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. (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. Though strict adherence is not essential, submitted concept drawings will be utilized as templates for the future buildings. (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. K:I Reporrsl2OO61 PC ReportslO2-13-061MDP R-PZD /15-1636 (Wellspring Communiro).doc (E) Revocation. (I) Causes for revocation as enforcement action. The Planning Commission may recommend to the City Council that any PZD approval be revoked and all building or occupancy permits be voided under the following circumstances: (a) Building permit. If no building permit has been issued within the time allowed. (b) Phased development schedule. If the applicant does not adhere to the phased development schedule as stated in the approved development plan. (c) Open space and recreational facilities. If the construction and provision of all common open spaces and public and recreational facilities which are shown on the final plan are proceeding at a substantially slower rate than other project components. Planning staff shall report the status of each ongoing PZD at the first regular meeting of each quarter, so that_the Planning Commission is able to compare the actual development accomplished with the approved development schedule. If the Planning Commission finds that the rate of construction of dwelling units or other commercial or industrial structures is substantially greater than the rate at which common open spaces and public recreational facilities have been constructed and provided, then the Planning Commission may initiate revocation action or cease to approve any additional final plans if preceding phases have not been finalized. The city may also issue a stop work order, or discontinue issuance of building or occupancy permits, or revoke those previously issued. (2) Procedures. Prior to a recommendation of revocation, notice by certified mail shall be 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, K: IReponsl2OO61PC ReponsIO2-13-O61MDP R-PZD 05-1636 (Wellspring CommuniN).doc building, lighting, security measure and similar common elements in a development. The city encourages the creation of homeowner associations, funded community trusts or other nonprofit organizations implemented by agreements, private improvement district, contracts and covenants. All legal instruments setting forth a plan or manner of permanent care and maintenance of such open space, recreation areas and communally - owned facilities shall be approved by the City Attorney as to legal form and effect, and by the Planning Commission as to the suitability for the proposed use of the open areas. The aforementioned legal instruments shall be provided to the Planning Commission together with the filing of the final plan, except that the Guarantee shall be filed with the preliminary plan or at least in a preliminary form. (2) Common areas. If the common open space is deeded to a homeowner association, the developer shall file with the plat a declaration of covenants and restrictions in the Guarantee that will govern the association with the application for final plan approval. The provisions shall include, but not necessarily be limited to, the following: (a) The homeowner's association must be legally established before building permits are granted. (b) Membership and fees must be mandatory for each home buyer and successive buyer. (c) The open space restrictions must be permanent, rather than for a period of years. (d) The association must be responsible for the maintenance of recreational and other common facilities covered by the agreement and for all liability insurance, local taxes and other public assessments. (e) Homeowners must pay their pro rata share of the initial cost; the maintenance assessment levied by the association must be stipulated as a potential lien on the property. FINDING: The applicant shall comply with the above requirements, as part of the Planned Zoning District ordinance. Sec. 161.25 Planned Zoning District (A) Purpose. The intent of the Planned Zoning District is to permit and encourage comprehensively planned developments whose purpose is redevelopment, economic development, cultural enrichment or to provide a single -purpose or mixed -use planned development and to permit the combination of development and zoning review into a simultaneous process. The rezoning of property to the PZD may be deemed appropriate if the development proposed for the district can accomplish one or more of the following goals. (1) Flexibility. Providing for flexibility in the distribution of land uses, in the'density K:I Reports12006I PC Reports 102-13-06WDP R-PZD 05-1636 (Wellspring Comm nipy.doc of development and in other matters typically regulated in zoning districts. (2) Compatibility. Providing for compatibility with the surrounding land uses. (3) Harmony. Providing for an orderly and creative arrangement of land uses that are harmonious and beneficial to the community. (4) Variety. Providing for a variety of housing types, employment opportunities or commercial or industrial services, or any combination thereof, to achieve variety and integration of economic and redevelopment opportunities. (5) No negative impact. Does not have a negative effect upon the future development of the area; (6) Coordination. Permit coordination and planning of the land surrounding the PZD and cooperation between the city and private developers in the urbanization of new lands and in the renewal of existing deteriorating areas. (7) Open space. Provision of more usable and suitably located open space, recreation areas and other common facilities that would not otherwise be required under conventional land development regulations. (8) Natural features. Maximum enhancement and minimal disruption of existing natural features and amenities. (9) General Plan. Comprehensive and innovative planning and design of mixed use yet harmonious developments consistent with the guiding policies of the General Plan. (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; a maximum enhancement of existing natural amenities, capitalizing on the stream corridor traversing the property to provide public and private open space and the proximity and extension of an adjacent public park; creating a community atmosphere near two arterial streets, while 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 K:IReporislllll1M/'C Reports 02-13-06U1DP R -P71) 05-1636 /Wellspring Communiro/.doc rezoning parcel shall be described as a separate district, with distinct boundaries and specific design and development standards. Each district shall be assigned a project number or label, along with the designation "PZD". The rezoning shall include the adoption of a specific master development plan and development standards. FINDING: The subject described real property is proposed to be rezoned to R-PZD 05- 1636, with seven (7) 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. (I) 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 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. Existing adjacent land uses are considered, and transitioned within the development to provide compatibility. Improvements to infrastructure will be required in order to not create heavy traffic congestion, as the primary point of entry (Rupple Road) is substandard for existing traffic. By clustering more densely, a much higher percentage (26%) of open space can be maintained for use and enjoyment of this community and Fayetteville at large. K:IReportsl20061PC Reports 102-13-06LVDP R-PZD 05-1636 (Wellspring Communitvj.doc (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. FINDING: 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. This project booklet, if approved, will remain on file in the Planning Division for comparison to future development on the property. Uses proposed have been evaluated and found to be reasonably compatible in adjacency to other uses. (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 recommends approval of the rezoning request from R -A, Residential Agricultural and RSF-1, Residential Single Family, 1 unit per acre, to MDP R- PZD 05-1636, with the adoption of the associated Master Development Plan. LAND USE PLAN: The General Plan 2020 Future Land Use Plan designates this site as a Residential Area. Rezoning this property to R-PZD 05-1636, 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 is to a great degree consistent with many of the principles and policies in place. The policies encouraged by the General Plan K: I Reports1211(161 PC ReporrsIO2-13-06LtlDP R-PZD 05-1636 (Wellspring Communitv).doc 2020 call for mixtures of uses, housing sizes and types, pedestrian -friendly neighborhoods, siting new development adjacent to arterials, schools and other public services, and expanding the public trails and parks system. This project meets all of these goals, and 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. 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 farm to 1,175 dwelling units and 548,000 SF of nonresidential space. It is essential that street improvements occur as a result, to be installed with development of the project. With the significant improvements caused by the magnitude of development proposed, other users of Rupple Road and Wedington will likely benefit as well, due to the fact that Rupple Road is inadequate at the current time. An estimated 3% in calls for service is anticipated by the Police Department, and an appreciable increase for the Fire Department, given their proximity (1.5 minutes) to the property, is not anticipated. 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, and has been anticipated with the construction of new public services in the area, including schools, a fire station, and the Boys & Girls Club. 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, sewer lines, contribution to the interim capacity solutions in this basin, and other infrastructure needs deemed appropriate and meeting the rough proportionality of the impact of this development on the existing infrastructure. If there arc reasons why the proposed zoning should not be approved in view of considerations under b (l) through (4) above, a determination as to whether the proposed zoning is justified and/or necessitated by peculiar circumstances such as: K: IReponsI20061PC Reports l02-13-06LND/' R-PZD 05-1636 (Wellspring Communi(v).doc 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 R: IReports110061PC Reportsl02-/3-06LVDP R -I'?!) 05-/636 (Wellspring Communin9.doc FAYEi LEVILLE THE CITY OF FAYETTEVILLE, ARKANSAS July 25, 2005 Jeremy Pate Director of Current Planning City of Fayetteville 125 W. Mountain Street Fayetteville, AR 72702 Dear Mr. Pate: RECEIVE® JUL 2 5 2005 PLANNING DIV. POLICE DEPARTMENT This document is in response to your request for estimated implications/expectations the Wellspring Community PZD would place on the Fayetteville Police Department. Based on historical data of similar demographic and geographic commercial and residential areas, estimations can be made regarding an increase in police calls for service. Upon completion of the build out of this PZD, the Fayetteville Police Department can realize an estimated three percent increase in total calls for service. Given the current traffic environment in this area, a development of this size would have an obvious impact on traffic congestion. The Engineering Department may provide more specific information regarding questions about the traffic impact for the Wellspring Community PZD. S" ely, Rob Turberville Fayetteville Police FAYETTEVILLE POLICE DEPARTMENT P.O. BOX 1988 FAYETTEVILLE, ARKANSAS 72702-1988 (DELIVERIES) POLICE: 100-A WEST ROCK STREET 72701 JAIL: 140-A WEST ROCK STREET 72701 PHONE: 479-5873555 FAX: 479-5873522 Fayetteville Fire Department 303 W. Center St. Fayetteville AR. 72701 Date: August 31, 2005 To: Jeremy Pate From: Captain Dale Riggins Subject: Re -zoning review from the Fayetteville Fire Department. PZD0S-167 Pra/P1. Inn) These 72 cres are by Station on North GarlaThep perty is 1. mesfrom the kthion with an ant ipated response t e of min es. N ails for se ice are figured o this type of dev opment and ther ould be nyt dverse affe s on our call vol e. Our only c cern is the acce of our ladde rucks to this prope . With the roa and trees it will e very hard to neuver an aeij.�l truck to this pro erty without im ovements. Anot er concern is the access to the future `cabins' and t it locations. RPZD05-1636 (Well Spring) These 152 acres are currently covered by Station 7 on Rupple Road. The property is 0.8 miles from the station with an anticipated response time of 1.5 minutes to the beginning of this subdivision and 2.5 minutes after the maximum build out is completed. We project this development to produce 235 calls for service per year at maximum build out (92 fire/other and 143 EMS). This accounts for the residential properties only. Typically, commercial properties do not greatly affect our call volume with -in a fire district. The service impact of this development will typically take eighteen months, after the development is started, to occur. Since this project if predicted to take 4-5 years to complete there should be no adverse effects on our call volume or response times to this subdivision. Since Rupple Road is narrow and curvy, the widening of this road with greatly help getting our apparatus to the scene of this development along with any calls north of that area. If you have any questions, please feel free to call or email me. Dale Riggins Captain Fayetteville Fire Department Syetllie ARKANSAS THE CITY OF FAYETTEVILLE, ARKANSAS 113W. Mountain St. Fayetteville, AR 72701 PARKS AND RECREATION DIVISION CORRESPONDENCE Telephone: (479)444-3471 To: Critical Path Design, Inc. From: Sarah K. Patterson (Landscape Administrator) Date: July 22, 2005 Subject: Master Development Comments ITEM #: PZD-Master Development Plan (Wellspring Development) TREE PRESERVATION PLAN I. Zoned PZD, a preserved canopy of 25% will be expected for this area. Significant tree canopies, as defined in the Landscape Manual, will need to be denoted on the Tree Preservation Plan so that their location can be compared to that of development. 2. In the overall design, significant trees in good condition will be expected to have a higher priority of preservation. I would stress the importance of designing structures that work around these trees versus complete removal. 3. Although I am in support of one area to be undisturbed Tree Preservation, I would like to see some tree groupings preserved throughout the development to help break up impermeable services, commercial development, and to lessen the overall impact on the existing environment. 4. As each lot comes through the planning process, a significant tree inventory, site analysis report with map, and a tree preservation plan will need to be submitted so that each can be reviewed on an individual basis. 5. As I am familiar with the property, my concern is for the wet marshy area along Wedington Drive. As it appears the widening of Wedington Drive has caused this area to have drainage issues which I hope will be taken into consideration when developing. Trees and vegetation benefit these kinds of areas and I am concerned at the effect impermeable services, corresponding with the commercial design, will create. 6. 1 also have a concern for the sloped areas around the ponds and creek. This might be an area at which you could look into developing a tree preservation buffer along the stream banks. The trees on these hillsides should be categorized as high priority due to their substantial benefits in stabilization/erosion control and storm water management. would like to see these areas designed with the existing topography to help ensure that environmental impact is kept to a minimum. FAYETTEVILLE THE CITY OF FAYETTEVILLE, ARKANSAS 113 W. Mountain St. Fayetteville, AR 72701 Telephone: 479-444-3469 TO: Jeremy Pate, Director of Current Planning FROM: Alison Jumper, Park Planner DATE: July 20, 2005 SUBJECT: Parks & Recreation Plat Review Comments **xxx***xx*xxx*x*****xxxxx****xxx******xxxx****xxx*x*xxxx***xxxx****x****xxsx* Meeting Date: August 16, 2005 Item: Wellspring PZD Park District: NW Zoned: PZD Billing Name & Address: SCB Investments, LLC 2921 S. Old Missouri Rd. Springdale, AR 72764 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: Bryce Davis Park, currently approximately 9.2 acres, borders a portion of the east property line of this proposed development. This adjacency creates opportunity for expansion of the park. • On May 2, 2005 Parks and Recreation Advisory board recommended accepting a land dedication of approximately 19 acres to meet the requirements of the Park Land Dedication Ordinance. This would expand the park to approximately 28.2 acres. • A deed for the full land requirement will be due before the final plat is signed. • Additionally, a trail corridor is planned to the north of this property along Hamestring Creek. It is recommended that the developer provide a pedestrian connection from the park land to the north property line for future connection to the Hamestring Creek trail corridor. yr _�� Ao- „' - �" ate\ 1 Nvl - Yy • e e ... LLLLLL L^ r { � � vONlpvn /l 3Vflij�. •�A .� .d• •_. rte- d C¢ -I a or L, n � W 1 � a�S Nl J•1bYy Y v T .. + O a- 1 1 ( ....y# S,}(uOXy SO 'n 4 Q U ;c 7 :1O ® 1i: i t Ir L ttr t r (. p •4 yla. �+ 3 +' • a.. J 4� L pA a '3..`3.Y.i; i u al -p tr Y O �a a o� o n y a X O 1000 ti' m 0 l c m+oa 7r. S OO �' ''• iil 7•infl • 1 v 1 TiQVNtJ4YJ Jll.l � •• .. I NI - - �ml 1 J. V• s x, Q c j c• 1 \ PARKS AND RECREATION ADVISORY BOARD Meeting Minutes May 2, 2005 Opening: The regular meeting of the Parks and Recreation Advisory Board was called to order at 5:30 p.m. on May 2, 2005 in Room 219 of the City Administration Building located at 113 West Mountain Street, Fayetteville, Arkansas by Mike Hill. Present: Parks and Recreation Advisory Board members Hill, Bailey, Langsner, Marley, Davidson, Mauritson, Pawlik-Holmes and Park Staff Hatfield, Edmonston, Jumper, Whillock and Audience. 1. Park Land Dedication Development Name: Engineer: Owner: Location: Park District: Units: Alison Jumper, Park Planner Wellspring Critical Path Construction Total Acres: Land Dedication Requirement: Money in Lieu Requirement: Existing Parks: Developer's Request: Staff Recommendation: Developer's Comments: Justification: Barber Group East of Rupple Road, north of Wedington Dr. NW Ill Single Family, 962 Multi family 114 acres 19 acres $439,671 Bryce Davis Park is within a half mile service area. Land Land Bryce Davis Park in located adjacent to the proposed development's east property line. This creates opportunity for the expansion of the park. Additional land is appropriate considering the number of residences being added to the area. Bryce Davis park is currently 9.2 acres. If land is accepted, the park would be expanded to 28.2 acres. Though a tour of this property had been scheduled it was decided to continue at City Hall with discussion and presentations due to the familiarity of the Board with the location. John Nock, representing Westside Development L.L.C and the proposed Wellspring development, presented the proposed plan to maintain the topography of the area as well as the established flora consisting of mature trees. He said the community would be directed to retirement living and would create areas for public use in conjunction with a neighborhood park that will be managed by the POA. The total open area including public park, community maintained park and tree preservation area will amount to about 50 acres of green space. PRAB Motion: Langsner moved to accept staff recommendation to accept 19 acres of land which will be adjacent to Bryce Davis Park. Mauritson seconded the motion. The motion was approved 7-0-0 with Hill, Bailey, Langsner, Marley, Davidson, Mauritson and Pawlik-Holmes voting `yes', and Harrison absent for the vote. .tip% �TLlra)e, TTpV�f� Y • 1 ``n� d 41 ♦.� I r i • /�. •f gi' 1 Vy 1 ti8 i , 1 c..J-.:. 1 f •y 1 Tl/ 4 y V) Q 1 I t �• !a ..- i�= *�Lf nf5.: •1 •- )a n a )(Y2F�. r ♦i � � e � YJ � .. f ♦vn i ! '1 1 •.. KY\ �L rY1. II ♦ �v c n T SIC \. Ki[ � Y �'S i � l ry t. iy •t' �.e ADJOINING PROPERTY OWNERS NOTIFICATION OF UPCOMING PUBLIC HEARING Today's Date: July 19, 2005 APPLICANT/REPRESENTATIVE CONTACT INFO: I I AUG 12 200 Critical Path Design, Inc. 21 W. Mountain, Ste. 121 Fayetteville, AR 72701 City Council Meeting: Tuesday, August 16, 6:30 P.M. Fayetteville City Administration Building 113 W. Mountain Street, Room 219 PROJECT DESCRIPTION: Wellspring is a planned community that will offer several types of residential living. The 164 -acre site is located just northeast of the Wedington Dr. and Rupple Rd. Wellspring will offer garden homes for families seeking low -density living, courtyard condos for residents looking for a more urban lifestyle, and townhomes for residents not wanting the responsibilities of yard maintenance. Over 40 acres of city park and tree preservation space will provide green space that separates the residential area from a commercial thoroughfare that will be along Wedington Dr. ADJOINING PROPERTY OWNERS COMMENTS FOR WELLSPRING DEVELOPMENT (Return Comments to City of Fayetteville Planning Division in Stamped Enclosed Envelope.) _I have been notified of the above meetings for the described project. l do not object to the project described above. I do object to the project described above because: roc_ Name of Property Signature of Property ADJOINING PROPERTY OWNERS NOTIFICATION OF UPCOMING PUBLIC HEARING FrAUCGO EIVEI Today's Date: July 19, 2005 3 2005 APPLICANT/REPRESENTATIVE CONTACT INFO: Critical Path Design, Inc. PLANNING DIVISfot` 21 W. Mountain, Ste. 121 Fayetteville, AR 72701 City Council Meeting: Tuesday, August 16, 6:30 P.M. Fayetteville City Administration Building 113 W. Mountain Street, Room 219 PROJECT DESCRIPTION: Wellspring is a planned community that will offer several types of residential living. The 164 -acre site is located just northeast of the Wedington Dr. and Rupple Rd. Wellspring will offer garden homes for families seeking low -density living, courtyard condos for residents looking for a more urban lifestyle, and townhomes for residents not wanting the responsibilities of yard maintenance. Over 40 acres of city park and tree preservation space will provide green space that separates the residential area from a commercial thoroughfare that will be along Wedington Dr. ADJOINING PROPERTY OWNERS COMMENTS FOR WELLSPRING DEVELOPMENT (Return Comments to City of Fayetteville Planning Division in Stamped Enclosed Envelope.) I have been notified of the above meetings for the described project. I do not object to the project described above. �Ml I do object to the project described above because:j& AvhE L. f�ZE rte) Name of Property Owner (Printed) Signature of Property ier to/en b/fey Name of Property O ner (Printed) ADJOINING PROPERTY OWNERS NOTIFICATION OF UPCOMING PUBLIC HEARING RECEIVE[ Today's Date: July 19, 2005 AUG 03 2005 APPLICANT/REPRESENTATIVE CONTACT INFO: Critical Path Design, Inc. 21 W. Mountain. Ste. 121 Fayetteville, AR 72701 City Council Meeting: Tuesday, August 16, 6:30 P.M. Fayetteville City Administration Building 113 W. Mountain Street, Room 219 PROJECT DESCRIPTION: Wellspring is a planned community that will offer several types of residential living. The 164 -acre site is located just northeast of the Wedington Dr. and Rupple Rd. Wellspring will offer garden homes for families seeking low -density living, courtyard condos for residents looking for a more urban lifestyle, and townhomes for residents not wanting the responsibilities of yard maintenance. Over 40 acres of city park and tree preservation space will provide green space that separates the residential area from a commercial thoroughfare that will be along Wedington Dr. ADJOINING PROPERTY OWNERS COMMENTS FOR WELLSPRING DEVELOPMENT (Return Comments to City of Fayetteville Planning Division in Stamped Enclosed Envelope.) I have been notified of the above meetings for the described project. I do not object to the project described above. do object to the project described above because: ') Q„PP/eLI enn 'uiY -44 -& *azfiic. sj .5 nvt, jazi 4 for ow, -J ..I b&l$fe b. c ,/ C/ef7! /t ci S�riuQ D. eo QeTroe4 toCa// L 3f VOar eMue%wn! MOst icr. i kily w; /( lotdE2 74k ccA / '') //L fin, �c� l� e(th,d Y%i..s Tn un, In/v re-3/c•E;,d€ Jc> ADJOINING PROPERTY OWNERS NOTIFICATION OF UPCOMING PUBLIC HEARING Today's Date: July 19, 2005 APPLICANT/REPRESENTATIVE CONTACT INFO: AUG 032005 Critical Path Design, Inc. CIN OF FAYmILLE pi.swNING YNIS ON 21 W. Mountain, Ste. 121 Fayetteville, AR 72701 City Council Meeting: Tuesday, August 16, 6:30 P.M. Fayetteville City Administration Building 113 W. Mountain Street, Room 219 PROJECT DESCRIPTION: Wellspring is a planned community that will offer several types of residential living. The 164 -acre site is located just northeast of the Wedington Dr. and Rupple Rd. Wellspring will offer garden homes for families seeking low -density living, courtyard condos for residents looking for a more urban lifestyle, and townhomes for residents not wanting the responsibilities of yard maintenance. Over 40 acres of city park and tree preservation space will provide green space that separates the residential area from a commercial thoroughfare that will be along Wedington Dr. ADJOINING PROPERTY OWNERS COMMENTS FOR WELLSPRING DEVELOPMENT (Return Comments to City of Fayetteville Planning Division in Stamped Enclosed Envelope.) __I have been notified of the above meetings for the described project. I do not object to the project described above. o + t A ntve i o Y Le, jJ do object to the project described above because: -}twe Uou c e yi (�f6 C C) 4ekt \ e '<Y" cz �c lee a I Name of Property Owner (Printed) _ ?s Signat re o roperty O r 'e3e Vel(rcS CO&A �k� Les trey Z' y e �.Lfr Bti�Gt u q A-Ct,\et �j� ° 1 bash r vet cv -Vhet e Ye cost r6O( 0-}- ADJOINING PROPERTY OWNERS NOTIFICATION OF UPCOMING PUBLIC HEARING Today's Date: July 19, 2005 APPLICANT/REPRESENTATIVE CONTACT INFO: Critical Path Design, Inc. 21 W. Mountain, Ste. 121 Fayetteville, AR 72701 City Council Meeting: Tuesday, August 16, 6:30 P.M. Fayetteville City Administration Building 113 W. Mountain Street, Room 219 PROJECT DESCRIPTION: Wellspring is a planned community that will offer several• types of residential living. The 164 -acre site is located just northeast of the Wedington Dr. and Rupple Rd. Wellspring will offer garden homes for families seeking low -density living, courtyard condos for residents looking for a more urban lifestyle, and townhomes for residents not wanting the responsibilities of yard maintenance. Over 40 acres of city park and tree preservation space will provide green space that separates the residential area from a commercial thoroughfare that will be along Wedington Dr. ADJOINING PROPERTY OWNERS COMMENTS FOR WELLSPRING DEVELOPMENT (Return Comments to City of Fayetteville Planning Division in Stamped Enclosed Envelope.) Lf have been notified of the above meetings for the described project. A16 7' I do not object to the project described above. I do object to the project described above because: ,r',417 tie: / n/ .CA ✓o,R o � bEWfloPn't-w i.✓ 4/-43 A �u/14t .RSA, ONAc� J. t4artr,C Name of Property Owner (Printed) 4Snaturclof Property wner 7T.,lE ��a�CR%., q ; /g 93 i✓, it uP,oLE eeo a is , A ✓ e Y 2 6 L-i.a s S= c v •o .-✓ .i S .J ≥ i Yb ate. ADJOINING PROPERTY OWNERS NOTIFICATION OF UPCOMING PUBLIC HEARING Today's Date: July 19, 2005 APPLICANT/REPRESENTATIVE CONTACT INFO: Critical Path Design, Inc. 2l W. Mountain, Ste. 121 Fayetteville, AR 72701 City Council Meeting: Tuesday, August 16, 6:30 P.M. Fayetteville City Administration Building 113 W. Mountain Street, Room 219 PROJECT DESCRIPTION: Wellspring is a planned community that will offer several types of residential living. The 164 -acre site is located just northeast of the Wedington Dr. and Rupple Rd. Wellspring will offer garden homes for families seeking low -density living, courtyard condos for residents looking for a more urban lifestyle, and townhomes for residents not wanting the responsibilities of yard maintenance. Over 40 acres of city park and tree preservation space will provide green space that separates the residential area from a commercial thoroughfare that will be along Wedington Dr. ADJOINING PROPERTY OWNERS COMMENTS FOR WELLSPRING DEVELOPMENT (Return Comments to City of Fayetteville Planning Division in Stamped Enclosed Envelope.) __7/have been notified of the above meetings for the described project. ✓✓ I do not object to the project described above. I do object to the project described above because: eat 7L 71 (f77P y ADJOINING PROPERTY OWNERS NOTIFICATION OF UPCOMING PUBLIC HEARING RECEIVED Today's Date: July 19, 2005 JUL 7 F 2005 APPLICANT/REPRESENTATIVE CONTACT INFO: PLANK; NG DIV, Critical Path Design, Inc. 21 W. Mountain, Ste. 121 Fayetteville, AR 72701 City Council Meeting: Tuesday, August 16, 6:30 P.M. Fayetteville City Administration Building 113 W. Mountain Street, Room 219 PROJECT DESCRIPTION: Wellspring is a planned community that will offer several types of residential living. The 164 -acre site is located just northeast of the Wedington Dr. and Rupple Rd Wellspring will offer garden homes for families seeking low -density living, courtyard condos for residents looking for a more urban lifestyle, and townhomes for residents not wanting the responsibilities of yard maintenance. Over 40 acres of city park and tree preservation space will provide green space that separates the residential area from a commercial thoroughfare that will be along Wedington Dr. ADJOINING PROPERTY OWNERS COMMENTS FOR WELLSPRING DEVELOPMENT (Return Comments to City of Fayetteville Planning Division in Stamped Enclosed Envelope.) I have been notified of the above meetings for the described project. A I do not object to the project described above. I do object to the project described above because: uoliv,C Agey -S Name of Property Owner (Printed) /:S 7 QC esmNY .9,)re7 jil v Signature df Property"Owner Peters & Associates Engineers, Inc., has conducted a traffic engineering study relating to a proposed mixed -use develop- ment located on the north side of Wedington Drive (also Highway 16) and on the east side of Rupple Road in Fayette- ville, Arkansas. The mixed -use development is proposed to consist of a variety of commercial, medical office and residen- tial uses as indicated on the project site plan (a reduced copy of the plan is included in the Appendix for reference). There are other developments planned in the vicinity of this development which have been taken into consideration as a part of this study to properly consider projected traffic opera- tions. Existing 24 -hour traffic counts were made by this consultant as a part of this study in the vicinity of the site at the following locations: Wedington Drive, just east of Rupple Road Rupple Road approaches to Wedington Drive. Existing AM and PM peak hours vehicle turning movement counts were made by this consultant for the intersection of Wedington Drive and Rupple Road. There are no planned Arkansas State Highway and Transpor- tation Department (AHTD) or City of Fayetteville projects in the immediate vicinity of the site. Projected traffic volumes for full build -out of the proposed de- velopment were calculated. These projected site -generated trips were added to the existing traffic volumes, which re- sulted in total projected traffic volumes at full build -out of the site. Additional analysis has been conducted that includes the vehicle trips expected to be generated by planned devel- opments by others in the in the vicinity of the site, which re- sulted in total projected traffic volumes at full build -out of the site plus surrounding planned development. • Capacity and LOS analysis for existing traffic conditions (existing traffic volumes, lane geometry and traffic control) PETERS k ASSOCIATES CICLYflfl. I1W. Page I �S;F fiC tl.IGN: were conducted for the Wedington Drive and Rupple Road intersection. Currently all vehicle movements op- erate at what calculates as an acceptable LOS "C" or better for the AM and PM peak hours at this intersection. • Capacity and LOS analysis was performed for AM and PM peak hours for the projected full build -out of this de- velopment projected traffic conditions. Additional analy- sis was conducted that includes the vehicle trips ex- pected to be generated by planned developments by others in the in the vicinity of the site, which resulted in total projected traffic volumes at full build -out of the site plus surrounding planned development. For both pro- jected traffic conditions, analysis was conducted with the roadway improvements and schematic lane geometry shown on Figure 10, "Recommended Schematic Lane Geometry," found as a part of the analysis of the study to be necessary for acceptable traffic operations. The re - suits of this analysis is as follows: Projected Traffic - Full Build -Out of the Site (developments by others in the vicinity not included) o All vehicle movements for projected traffic condi- tions at completion of the development of the site at the study intersections are projected to operate at what calculates as an acceptable LOS "D" or better for the AM and PM peak hours. Proiected Traffic - Full Build -Out of the Site Plus Planned Developments in the Vicinity by Others o The only vehicle movements at the study inter- sections with LOS results demonstrating very long traffic delays (LOS "E") during the AM or PM peak hours projected traffic conditions at full build -out of the site plus planned developments in the vicinity by others are the following: • The eastbound thru vehicle movement on Wedington Drive at Rupple Road during the AM peak hour. PETERS m& ASSOCIATES II Page 2 �..-£fit_ st.t.1 •' • The northbound right -turn vehicle move- ment on Rupple Road at Wedington Drive during the AM peak hour. • The southbound left -turn vehicle move- ment on Rupple Road at Wedington Drive during the AM peak hour. 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 build -out of the site plus planned developments in the vicinity by others. • It was found that traffic signal warrants are projected to be met for the intersection of Wedington Drive and Drive A at full build -out of the site. • It was found that traffic signal warrants are projected to also be met for the intersection of Rupple Road and Drive D at full build -out of the site. It was found that traffic signal warrants are not pro- jected to be met for the intersection of Rupple Road and Drive F at full build -out of the site. • Traffic signal control would be appropriate for the inter- section of Wedington Drive and Drive A and the inter- section of Rupple Road and Drive D to coincide with the development as proposed and the herein recom- mended improvements. • The recommended signal control at the intersections of • Wedington Drive and Drive A and Rupple Road and Drive D would allow acceptable traffic operations and add safety and convenience for these intersections, as well as help accommodate growth in the vicinity of the site. • PLIERS h •SSOLTATPS Page 3 tI fir: `ft�c•+,,; • It was found that the distance between the access drive intersections with Rupple Road and the internal drive- ways within site may provide a point of traffic conflict with vehicles entering the site from Rupple Road. Channeli- zation of these driveways into the site before any turn opportunity would better assure acceptable traffic opera- tions. Recommendations of this study are summarized as follows: • It is recommended that the roadway lane geometry be constructed as shown on Figure 10, "Recommended Schematic Lane Geometry." These proposed roadway improvements are consistent with the City of Fayetteville Master Street Plan standards for Minor Arterial streets. The improvements should be constructed coincident with full site development. • It is recommended that a fully actuated traffic signal be installed at the Wedington Drive and Drive A intersection coincident with the, site development. The intersection should be constructed in accordance with intersection design standards of AHTD and the City of Fayetteville and rights -of -way necessary for roadway widening and traffic signal operation and maintenance dedicated as a part of this development. • It is recommended that a fully actuated traffic signal be installed at the Rupple Road and Drive D intersection coincident with the site development. The intersection should be constructed in accordance with intersection design standards of the City of Fayetteville and rights -of - way necessary for roadway widening and traffic signal operation and maintenance dedicated as a part of this development. • As a part of roadway improvements herein identified as necessary for the intersection of Wedington Drive and Rupple Road, the existing traffic signal will require re- construction. PETERS & ASSOCIATES OI"RIQf. PG • The recommended traffic signals at the intersections of Wedington Drive and Drive A and Rupple Road and Drive D should have provisions to be interconnected and coordinated with the existing signalized intersections of Wedington Drive and Rupple Road and Wedington Drive and Salem Road (east of the site). • Roadway improvements and traffic signal designs on Wedington Drive, in the vicinity of the site, must conform to AHTD and City of Fayetteville standards and will re- quire approval by both AHTD and the City. • Roadway improvements to all other roadways, in the vi- cinity of the site, must conform to City of Fayetteville standards and will require approval by the City. ET Lw Pereas . ASSOCIATES M NC Page 5 PETERS & ASSOCIATES medical office land use, plus associated parking, land- scaping, new streets and access drives. The site plan shows the proposed residential locations, the tracts for proposed office and commercial land uses and the ap- proximate location of the drives proposed to serve the site. The site currently is an undeveloped tract. Wedington Drive, in the vicinity of the study area, is ap- proximately 44 feet wide consisting of two eastbound lanes and two westbound lanes. At both the eastbound and westbound approaches to its intersection with Rupple Road, Wedington Drive widens to allow for the addition of a left -turn only lane. Wedington Drive is asphalt and con- structed with curbs and gutters. There are sidewalks along both sides of the street and the speed limit is 45 miles per hour in the vicinity of the site. Wedington Drive is classified as a Principal Arterial on the City of Fayette- ville Master Street Plan (MSP). Rupple Road, north of Wedington Drive along the site frontage, is approximately 20 feet wide consisting of a northbound lane and a southbound lane. On the north leg at Wedington Drive, Rupple Road widens to 38 feet consisting of a 12 -foot right -turn lane, a 12 -foot thru / left - turn lane and a 14 -foot receiving lane. Rupple Road is asphalt and constructed with shoulders and drainage ditches along the site frontage and curb and gutter at Wedington Drive. There are sidewalks on Rupple Road at Wedington Drive (none along the site frontage). The speed limit is 30 miles per hour. On the south leg at Wedington Drive, Rupple Road consists of a northbound right -turn lane, a northbound thru / left -turn lane and a southbound receiving lane. Rupple Road is classified as a Minor Arterial on the City MSP from just north of Mt. Carmel Road (north end) to 6th Street (south end). There are two existing traffic signals in the immediate vi- cinity of the study area. The intersection of Wedington Drive and Rupple Road is signalized. This is an existing Ii— 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: Hourly 24 -hour traffic count data for this location is sum- marized on Table 1 and Chart 1, "24 -Hour Traffic Counts — Wedington Drive, Just East of Rupple Road," and Table 2 and Chart 2, "Rupple Road Approaches to Wedington Drive." Other traffic count data collected as a part of this study include AM and PM peak hours vehicle turning movement counts at the intersection of Wedington Drive and Rupple Road. The peak hour vehicle turning movement count data at this intersection are summarized in the following peak hour turning movement charts and are presented in more detail in the Appendix of this report. 24 -hour volume count data and AM and PM peak hours vehicle turning movement counts made as a part of this study are shown on Figure 3, "Existing Traffic Volumes." -r PETERS & ASSOCIATES wcm®. rta. Page 12 • • The Trip Generation, an Informational Report (7th Edi- tion), 2004, published by the Institute of Transportation • • Engineers (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 proposed residential, office and commercial land uses of this development. These are reliable sources for this information and are universally used in the traffic engi- neering 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. Applying the appro- priate trip generation rates to the land uses proposed for the development makes these calculations. Results of this calculation are summarized on Table 3, "Summary of Trip Generation," below. Residential Condominiums 500 Units 230 2,930 35 185 175 85 Residential Townhomes 284 Units 230 1,664 20 105 99 48 Residential Patio Homes 176 Lots 210 1,684 33 99 113 65 Residential Detached Houses 40 Lots 210 383 8 22 26 15 Retai* 89,600 Sq. Ft 820 3,078 45 29 129 140 Quality Restaurant* 10,000 Sq. Ft 931 720 0 0 40 20 Qua ty Restaurant* 10,000 Sq. Ft 931 720 0 0 40 20 Assumed Drive -In Bank* 4,000 Sq. Ft 912 789 22 18 73 73 Assumed Fast -Food Restaurant* 4,000 Sq. Ft 934 1,587 86 83 58 54 Assumed High-Tumover Restaurant* 4,000 Sq. Ft. 932 407 19 18 22 14 Medical Office Buildings 200,000 Sq. Ft. 720 7,226 392 104 200 544 TOTALS: 2!188 660 663 975 1078 TOTAL ENTERING + EXITING fl t •These volumes adjusted to reflect 20% inernal capture Table 3 — Trip Generation Summary /1 PETERS & ASSOCIATES omwmz INC. Page 15 These calculations indicate that approximately 21,188 vehicle trips (combined in and out) per average weekday are projected to be generated by the proposed residen- tial, office and commercial land uses on this site. Of this total, approximately 1,323 vehicle trips are estimated dur- ing the traffic conditions of the adjacent street AM peak hour and approximately 2,053 vehicle trips are estimated during the traffic conditions of the adjacent street PM peak hour. The data for the retail land uses have been adjusted 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 ve- hicle trips destined for the site are not expected to be in the existing traffic volumes. Residential traffic and office traffic, as will be associated with this site, ordinarily does contribute to the adjacent street traffic conditions during the on street AM peak traf- fic hour and the PM peak traffic hour. Accordingly, both the AM and PM peak traffic periods of the adjacent streets in the immediate vicinity of the site are the traffic operating conditions which have warranted primary traffic analysis as a part of this study. PETERS & ASSOCIATES c,Cwnfl. we Page 16 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 for the following intersections: • Wedington Drive and Drive A • Rupple Road and Drive D • Rupple Road and Drive F. Signal Warrants Results Wedington Drive and Drive A It was found that traffic signal warrants are projected to be met for the intersection of Wedington Drive and Drive A at full build -out of this development. Volumes are pro- jected to be sufficient at the intersection of Wedington Drive and Drive A to satisfy Warrants 1A, 1B, 1AB, 2 and 3. Traffic signal control would be appropriate for this in- tersection to coincide with the development as proposed PETERS & ASSOCIATES `° `�' "` Page 24 PETERS & ASSOCIATES HRwnn. Ott. r and the herein recommended roadway improvements. The traffic signal warrants analysis results for the inter- section of Wedington Drive and Drive A is summarized in Table 7, "Traffic Signal Warrants Results - Wedington Drive and Drive A - Projected Conditions Full Build -Out of the Site." Rupple Road and Drive D It was found that traffic signal warrants are projected to be met for the intersection of Rupple Road and Drive D at full build -out of this development. Volumes are projected to be sufficient at the intersection of Rupple Road and Drive D to satisfy Warrant 1A. Traffic signal control would be appropriate for this intersection to coincide with the development as proposed and the herein recommended roadway improvements. The traffic signal warrants analy- sis results for the intersection of Rupple Road and Drive D is summarized in Table 8, "Traffic Signal Warrants Re- sults - Rupple Road and Drive D - Projected Conditions Full Build -Out of the Site." Rupple Road and Drive F It was found that traffic signal warrants are not projected to be met for the intersection of Rupple Road and Drive F at full build -out of this development. Volumes are pro- jected to not be sufficient at the intersection of Rupple Road and Drive F to satisfy any warrants. The traffic sig- nal warrants analysis results for the intersection of Rupple Road and Drive F is summarized in Table 9, "Traffic Sig- nal Warrants Results - Rupple Road and Drive F - Pro- jected Conditions Full Build -Out of the Site." Page 25 t, p • • Findings of this study are summarized as follows: Traffic volumes projected to be generated by the site at full development are approximately 21,188 vehicle trips (combined in and out) per average weekday. • The AM peak hour of the adjacent street (7:15 AM — 8:15 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 1,323 additional vehicle trips will seek ingress and egress at the site during this adjacent street AM peak hour and approximately 2,053 additional vehicle trips will seek ingress and egress at the site during this adjacent street PM peak hour. Capacity and LOS analysis for existing traffic condi- tions (existing traffic volumes, lane geometry and traf- fic control) were conducted for the Wedington Drive and Rupple Road intersection. Currently all vehicle movements operate at what calculates as an accept- able LOS "C" or better for the AM and PM peak hours at this intersection. • Capacity and LOS analysis was performed for AM and PM peak hours for the projected full build -out of this development projected traffic conditions. Addi- tional analysis was conducted that includes the vehi- cle trips expected to be generated by planned devel- opments by others in the in the vicinity of the site, which resulted in total projected traffic volumes at full build -out of the site plus surrounding planned devel- opment. For both projected traffic conditions, analysis was conducted with the roadway improvements and schematic lane geometry shown on Figure 10, "Recommended Schematic Lane Geometry," found as a part of the analysis of the study to be necessary for acceptable traffic operations. The results of this analysis is as follows: PETERS k ASSOCIATES Page 28 Projected Traffic - Full Build -Out of the Site (developments by others in the vicinity not included) o All vehicle movements for projected traffic condi- tions at completion of the development of the site at the study intersections are projected to operate at what calculates as an acceptable LOS "D" or better for the AM and PM peak hours. Projected Traffic - Full Build -Out of the Site Plus Planned Developments in the Vicinity by Others o The only vehicle movements at the study inter- sections with LOS results demonstrating very long traffic delays (LOS "E") during the AM or PM peak hours projected traffic conditions at full build -out of the site plus planned developments in the vicinity by others are the following: • The eastbound thru vehicle movement on Wedington Drive at Rupple Road during the AM peak hour. • The northbound right -turn vehicle move- ment on Rupple Road at Wedington Drive during the AM peak hour. • The southbound left -turn vehicle move- ment on Rupple Road at Wedington Drive during the AM peak hour. 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 build -out of the site plus planned developments in the vicinity by others. • It was found that traffic signal warrants are projected to be met for the intersection of Wedington Drive and Drive A at full build -out of the site. PETERS & .ASSOCIATES nc® do Page 29 • It was found that traffic signal warrants are projected to also be met for the intersection of Rupple Road and Drive D at full build -out of the site. • It was found that traffic signal warrants are not projected to be met for the intersection of Rupple Road and Drive F at full build -out of the site. • Traffic signal control would be appropriate for the intersec- tion of Wedington Drive and Drive A and the intersection of Rupple Road and Drive D to coincide with the development as proposed and the herein recommended improvements. • The recommended signal control at the intersections of Wedington Drive and Drive A and Rupple Road and Drive D would allow acceptable traffic operations and add safety and convenience for these intersections, as well as help accommodate growth in the vicinity of the site. • It was found that the distance between the access drive intersections with Rupple Road and the internal driveways within site may provide a point of traffic conflict with vehi- cles entering the site from Rupple Road. Channelization of these driveways into the site before any turn opportunity would better assure acceptable traffic operations. Recommendations of this study are summarized as follows: • It is recommended that the roadway lane geometry be con- structed as shown on Figure 10, "Recommended Sche- matic Lane Geometry." These proposed roadway improve- ments are consistent with the City of Fayetteville Master Street Plan standards for Minor Arterial streets. The im- provements should be constructed coincident with full site development. • It is recommended that a fully actuated traffic signal be in- stalled at the Wedington Drive and Drive A intersection co- incident with the site development. The intersection should be constructed in accordance with intersection design stan- PETERS X ASSOCIATES wcflta INC Page 30 dards of AHTD and the City of Fayetteville and rights -of - way necessary for roadway widening and traffic signal operation and maintenance dedicated as a part of this development. It is recommended that a fully actuated traffic signal be installed at the Rupple Road and Drive D intersection co- incident with the site development. The intersection should be constructed in accordance with intersection de- sign standards of the City of Fayetteville and rights -of - way necessary for roadway widening and traffic signal operation and maintenance dedicated as a part of this development. • As a part of roadway improvements herein identified as necessary for the intersection of Wedington Drive and Rupple Road, the existing traffic signal will require re- construction. • The recommended traffic signals at the intersections of Wedington Drive and Drive A and Rupple Road and Drive D should have provisions to be interconnected and coor- dinated with the existing signalized intersections of Wed- ington Drive and Rupple Road and Wedington Drive and Salem Road (east of the site). Roadway improvements and traffic signal designs on Wedington Drive, in the vicinity of the site, must conform to AHTD and City of Fayetteville standards and will re- quire approval by both AHTD and the City. Roadway improvements to all other roadways, in the vi- cinity of the site, must conform to City of Fayetteville stan- dards and will require approval by the City. PETERS It ASSOCIATES QM:W¢®. IM. Page 31 PZD05-1636 WELLSPRING One Mile View ¢ ''}max ..v .� m .i•'. - ` , �� � �Zi �xa • J 1 r� ..� �.� •. .' �� irk �y {• • .. AyH41� } �ry�Y�•3m � - ��� �-• i� 11 f '�$nt� 'z • • Yyyrrt� 1?CyY/t1• 'i .y y 5 Ip x 2 t • y ti F • :zi L- ``ry 4' �, w V y.xn,.t i•. }�. 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Wellspring Community Master Development Plan • • • • • • • • • • • • • • • • • • • • • Wellspring Community LI • Master Development Plan • p H • • • • • • Owner/ Applicant • SBC Investments, LLC • 2921 S. Old Missouri Road Springdale, AR 72764 (with no sales pending) • • Representative • Critical Path Design, Inc. 21 West Mountain Ave. February 6, 2006'1 • Fayetteville, AR 72701 p • • • Wellspring Community Master Development Plan • Critical Path Design • II. A) Title Page B) Scope of Project.............................................................................................................. C) General Project Concept............................................................................................... 1) Street and Lot Layout....................................................................................................... 1 2) Site Plan Showing Proposed Improvements.................................................................... 1 3) Buffer Areas..................................................................................................................... 1 4) Tree Preservation Area.................................................................................................... 1 5) Storm Water Detention Areas and Drainage................................................................... 2 6) Undisturbed Natural Areas.............................................................................................. 2 7) Existing and Proposed Utility Connections..................................................................... 2 8) Development and Architectural Standards...................................................................... 2 9) Building Elevations.......................................................................................................... 3 D) Proposed development phasing and time frame......................................................... 3 PHASE1.......................................................................................................................... 3 PHASE2.......................................................................................................................... 3 PHASE3.......................................................................................................................... 3 Roads to be built in PHASE 1.................................................................................................. 4 E & F)Proposed Planning Areas and Development Standards for Each Planning Area ... 5 Planning Area I — Garden Homes........................................................................................6 Elevations — Garden Homes..................................................................................................7 Planning Area 2 — Parkway Town Homes............................................................................8 Elevations — Parkway Town Homes.....................................................................................9 Planning Area 3 — Clubhouse............................................................................................11 PlanningArea 4 — Condominiums......................................................................................12 Elevations — Condominiums...............................................................................................13 Planning Area 5 — Mixed Use Development......................................................................15 Elevations — Mixed Use Development...............................................................................16 Planning Area 6 — Market District......................................................................................22 Elevations— Market District...............................................................................................23 Planning Area 7— Parks Area, Community Green Space and Tree Preservation ..............24 G) Zoning Districts Comparison Chart........................................................................... 25 Environmental, hazardous, sensitive, or natural resource areas: 25 H) Recreational facilities and open space and accesses.................................................25 I) Reason for requesting the zoning change.................................................................. 25 J) Relationship to Existing Surrounding Properties.....................................................26 K) Compliance with Fayetteville General Plan 2020 .....................................................26 L) Traffic Study................................................................................................................. 26 M) Impacts of City Services.............................................................................................. 26 Rupple Road Boulevard Diagram.................................................................................. 27 Statement of Commitments..................................................................................................... 28 1. Dedication...................................................................................................................... 28 2. On or Off Site Improvements........................................................................................ 28 3. Natural Resources and Environmental Sensitive Area..................................................28 4. Project Phasing Restrictions.......................................................................................... 29 5. Fire Protection................................................................................................................ 29 6. Other Commitments Imposed by the City..................................................................... 29 Wellspring Community Master Development Plan Critical Path Design 7. Parks, Trails and Open Space Commitments ....................................!....!.... 8. Proposed Preliminary Building Elevations (Residential and Commercial) Conceptual Description of Development Standards, Conditions and Re' view 1. Screening and Landscaping..............................................................I ....., ... 2. Traffic and Circulation................................................................................ 3. Parking Standards............................................................................ ......!.... 4. Perimeter Treatment......................................................................... ............ 5. Sidewalks......................................................................................... ........... 6. Street Lights..................................................................................... I.......... 7. Water........................................................................................................... 8. Sewer................................................................................................ ........... 9. Streets and Drainage.................................................................................. 10. Construction of Nonresidential Facilities ................................................... 11. Tree Preservation............................................................4............4... ......:.... 12. Architectural Design Standards....................................................... .. Signage ......... 13. 14. View Protection.....................................................................................: 15. Revocations...................................................................................... l.....:.... 16. Covenants, Trusts and Homeowner Associations ....................................... ................... 29 .......o.......... 29 Guidelines 29 ................... 29 .................. 29 ...... 1............ 29 ......:............ 30 ................... 30 ...............4... 30 ................... 30 ........4.......... 30 ......'.4.......... 30 .;.........0.. 30 !......0....0 30 ...... �............ 30 ...... ...... 31 ......!............ 31 31 31 ....: Master Development Plan B) Scope of Project The Wellspring Community is designed around the idea that density, variety and walk -ability in a modem development can be achieved while preserving nearly one third of the community area for parks, wooded glens, trails and ponds. Organically situated within this natural setting, Wellspring Community anticipates the range of residential, entertainment, service and recreation opportunities that will be attractive to the increasing Baby -Boomer and senior citizen populations of Northwest Arkansas. Even though Wellspring Community has been designed around that particular resident profile, the parks and other amenities have been incorporated with the larger Fayetteville community in mind. The Wellspring Community vision is, therefore, integrated with the vision of Greater Northwest Arkansas as a first -tier city of the Twenty-first Century. C) General Project Concept I) Street and Lot Layout The site plan for Wellspring Community is designed as a pedestrian -centered neighborhood that thoughtfully considers the separation of vehicular and pedestrian paths of travel as well as their points of intersection. This goal is achieved by locating most residential areas within close proximity to the retail, service and entertainment center; providing natural trails as well as architecturally designed sidewalks linking the community's pocket parks; and by introducing an alley system 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. A tree lined streetscape will divide Rupple Road from a proposed frontage road within the development that lies parallel to Rupple. One street will connect Wellspring to Wedington Drive to the south. Four streets, the southernmost of which is a boulevard, will connect Wellspring to Rupple Road to the west. One street in the northeast corner of the project will connect to the abutting subdivision to the east. 2) Site Plan Showing Proposed Improvements Proposed improvements to the city include the dedication of 19 acres of wooded and open green space to the Parks Department including many large canopy trees. Other proposed improvements include the design and development of a walking trail to be located along a tributary of Hamstring Creek for potential access to trails in the Bryce Davis Park area. The 2 acre dedication area along the trail will be banked as parkland for another project. These proposed improvements are delineated on Plan Sheet 2. 3) Buffer Areas Substantial swaths of tree preservation areas and parkland running along the eastern border of the property will buffer the development from neighboring subdivisions to the east and north. A tree lined streetscape will screen a north -south frontage road in the development that parallels Rupple Road from Rupple Road. 4) Tree Preservation Area Tree preservation is expected meet the 25% guideline for minimum preserved canopy for Garden Homes, Parkway Town Homes North and South, Clubhouse, Condominiums, Mixed Use Development and Market District. Tree preservation for the Mixed Use Development and Market District is expected to meet the 25% guideline as is typically set for commercial districts. It is the intent to adjust the layout of the individual districts to minimize tree loss; however, in anticipation of possible failure to meet this guideline, we have reserved an area south of the dedicated park land that extends to the east of the Mixed Use Development to function as a Wellspring Community Tree Preservation Area. This area, which consists of many large canopy 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, if the proposal meets the approval of the Urban Forest and Planning Commission. Also, additional Wellspring Community Master Development Plan Critical Path Design Wellspring Community Tree Preservation Area will be located adjacent to the ponds and along the walking trails. This area will be more specifically delineated upon completion of the design of the walking trail. Both Wellspring Community Tree Preservation Areas are being presented as on -site mitigation for any tree preservation requirements not met by each district. 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 of the UDC, the developers of the Wellspring I Community will make payment to the City of Fayetteville Tree Escrow Account or will mitigate on site. 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. 5) Storm Water Detention Areas and Drainage Drainage from the site travels eastward toward the two existing ponds that are located on the property. During construction these ponds will offer sediment control. As the project nears completion they will be de -mucked, naturally enhanced and carefully shaped to provide a retention pond area that will host a park environment for residents of the Wellspring Community and offer a seamless transition into the land dedicated to the City of Fayetteville Parks Division. This project will meet detention requirements mandated by the City of Fayetteville. 6) Undisturbed Natural Areas Several undisturbed natural areas will be located within the community offering shade and comfort to residents and visitors. The tree preservation areas will remain undisturbed. Undisturbed areas may also be located in other areas of the community and can be defined in more detail as the enact lot layouts evolve. 7) Existing and Proposed Utility Connections Utility connections such as water can easily be made to the existing water main located within the right- of-way of Wedington Drive. A Gravity sewer main flows to the west along a tributary' of Hamstring Creek just to the north of the proposed Wellspring Community. This sewer main could serve the entire Wellspring Community; however, this gravity main flows into the a tributary of Hamstring lift station which is nearing capacity. The city is currently holding talks to resolve capacity issues for the sewer system components on the west side of town. Water and sewer studies will be provided to assess the effect of the Wellspring Community on the water and sewer system. Offsite improvements may need to be made based on the results of these studies. Specific payment for, or the installation of the improvements will be based upon the review of such studies by the City and the developer, as determined by the Planning Commission and City Council. 8) Development and Architectural Standards Because the Wellspring Community is based on the best qualities from historically successful neighborhoods in America, the architectural character is envisioned as a modern extension of those ideas. In order to avoid the aesthetic stagnation that typically occurs in developments of this nature, Wellspring is designed to embrace the kind of variations on an architectural theme that exemplify classic neighborhood character. Through a flexible palette of quality materials and expert craftsmanship, the completed project will have a sense of durability and stability that will serve as a dignified backdrop for the maturing landscape for years to come. The design of Wellspring incorporates all architectural design guidelines and codes currently applicable. Due to the specific demographic group of the resident profile, the issue of architectural accessibility has been considered from the outset. Every effort has been 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. All commercial structures shall at minimum meet City of Fayetteville Commercial Design standards. Development and • Wellspring Community Master Development Plan Critical Path Design Architectural standards are further identified within each Planning Area and in the typical elevations provided. 9) Building Elevations Please refer to typical architectural elevations within each Planning Area. All development shall be approved by the Planning Commission, and shall utilize the elements set forth herein. D) Proposed development phasing and time frame The development of the community is planned in three phases to span over the next 4 to 12 years. PHASING PHASE I Phase I of the Wellspring community development includes the construction of the Garden Homes, Parkway Town Homes North and South, Clubhouse, Market District and the Parks and Community Green Space Area. This phase will create the anchor for the rest of the project, for, when completed, residents will be able to begin moving in and will start building a sense of community which will drive the rest of the project. Phase I is estimated for completion in 2009. The roads highlighted in yellow on the following page will be built during Phase 1. PHASE 2 Phase 2 of the Wellspring community development includes the construction of the Mixed Use Development and is estimated for completion in 2013. This phase will establish the backbone of the metropolitan feel of the community. Loft style apartments will sit astride commercial space, creating a •medium density, more urban environment which will encourage pedestrian traffic and local shopping. PHASE 3 Phase 3 of the Wellspring community development includes the construction of the Condominiums and is estimated for completion in 2018. This phase will create enough living space to make the entire community thrive. With this final phase complete, a medium density urban area such as those found in more urban environments will be created. Residents will have commercial space close to where they live and easily accessible on foot. The effect will almost be that of creating a small town in which the residents can live, work, and play, all without the need for unnecessary vehicular traffic. Wellspring Community Master Development Plan Critical Path Design • i • • DORY . - El E & F) Proposed Planning Areas and Development Standards for Each Planning Area The Wellspring community offers several types of residential living and retail areas. The community will offer approximately 1 175 units including Garden Homes, Parkway Town Homes North and South, Clubhouse, Condominiums, a Mixed Use Development and Market District. The following is a summary of the proposed Planning Areas that will be utilized during the design of the PZD. Following the narrative describing all of the Planning Areas for the Wellspring Community are tables summarizing the Planning Area characteristics in a format resembling typical zoning district layouts as presented by the Unified Development Code as well as color renderings that represent a model example of the architectural style desired in the development of the community. Wellspring Community Master Development Plan 5 Critical Path Design • • Planning Area 1 - Garden Homes • • The Garden Home district is designed to permit and encourage the development of low density detached dwellings in a picturesque setting. Within the Garden Homes Planning Area, walking trails • may allow access to existing and planned trails in the area. Trees in this area will be preserved to allow • shade, comfort and scenery. • A PERMITTED USES BY UNIT (E) LOT AREA MINIMUM • • • B CONDITIONAL USES BY RIGHT (F) LAND AREA PER DWELLING • • (C) RESIDENTIAL DENSITY I (G) SETBACKS REQUIRMENTS • • Unit I City wide uses by right Unit 8 Single Family dwellings Unit 9 Two family dwellings Unit 24 Home occupations Acreage 28.55 Dwelling units I50 Density 6 or less Single family 6000 Ft. , Two family 12,000 Ft. Single family 6000 Ft. Two family 12,000 Ft. BULK AND AREA REGULATIONS. • D LOT WIDTH MINIMUM • • (H) Height Regulation — Shall not exceed 35 Ft. • (I) Building Area — Shall not exceed 80% • Site Planning • Single family 50 Ft. Two family 80 Ft. (J) Landscaping — In accordance to the Fayetteville Landscape Ordinance; all lots shall be required • to plant 2 trees at the time of development. • (K) Parking — Will be in accordance with the Unified Development Code • (L) Architectural Design Standards — Material to be brick, stucco masonry, siding, wood trim shingles, aluminum clad window systems (see typical elevation). Dwellings shall not turn a rear • facade to a public street and shall utilize articulation including windows, entries/doors, etc: to • front, public streets. (M) Signage - In accordance with the Unified Development Code for single family residential areas. • • Part of Phase 1 • • • • • • • • • • • • a Wellspring Community Master Development Plan 6 Critical Path Design • Front Side Rear boundary 15 Ft. 8 Ft. 10 Ft. 15 Ft. C O N 0 W 0 W i 0 m z w 0 6 0 Wellspring Community Master Development Plan Critical Path Design Planning Area 2 - Parkway Town homes The Parkway Town Homes district is designed to permit and encourage the developnientbof multi- family residences at a moderate density that is appropriate to the area. Parkway Town Homes is planned to include two-story traditional town home dwellings with bed -rooms upstairs and living areas down stairs. The Parkway town homes are built adjoining each other but are sold separately. (A) PERMITTED USES BY UNIT • (E) LOT AREA MINIMUM Unit I City wide uses by right Unit 8 Single family dwellings Unit 9 Two family dwellings Unit 10 Three family dwellings Unit 26 Multi family dwellings B CONDITIONAL USES BY RIGHT Unit 24 Home occupations (C) RESIDENTIAL DENSITY Acreage 29.13 Dwelling units 300 Density 14 or less BULK AND AREA REGULATIONS (D) LOT WIDTH MINIMUM Single family 30 Ft. Two family 40 Ft. Three family 60 Ft. Multi family 60 Ft. Single family 2,000 Ft.i Two family 5,000 Ft., Three family 5,000 Ft.? Multi family 5,000 Ft., (F) LAND AREA PER DWELLING Single family 2,000 Ft., Two family 2,000 Ft.? Three family 2,500 Ft.? Multi family 2,500 Ft.? (G) SETBACK REOUIREMENTS Front Side Rear Exterior boundary I5 Ft. None ' lO Ft. 12 Ft i i (H) Height Regulation — Shall not exceed 40 Ft (I) Building Area — Shall not exceed 80% Site Planning (J) Landscaping — In accordance to the Fayetteville Landscape Ordinance (K) Parking — Will be in accordance with the Unified Development Code (L) Architectural Design Standards — Material to be brick, stucco masonry, siding, wood trim shingles, aluminum clad window systems. Dwellings shall not turn a rear facade to a public street and shall utilize articulation including windows, entries/doors) etc: to front, public streets. (M) Signage - In accordance with the Unified Development Code for multi- family residential districts • Part of Phase 1 Master Development Plan I• E V O Z • • • • • • • • • • • • • • • • • • • • • • —I Iv �p L - w • • • • • • • • • Wellspring Community Master Development Plan Lfl �1j - qqqq p LID. II �{+ f. ter_ J1 1, III jI II II J�IT�r� i I I L�� I a ir II ••. 1 - II 1 L II r II 1 „ f ..1 II b II !� I I r _ I.J L I I —..}II lll���JJJ Idp'Li co tIaiLrnlLiri I I Lo 11 I 000 -i I II 1 — � J W O 2 Z of 10 Critical Path Design • Planning Area 3- Clubhouse The Clubhouse area is designed to encourage a sense of neighborhood among residents of the community. The clubhouse is planned to be a multipurpose area whose permitted uses include cultural and recreational facilities, offices, studios and commercial recreation. Planned occupants include the Office of the Property Owners Association for the Wellspring Community and offices as appropriate for a clubhouse. (A) PERMITTED USES BY UNIT Unit I City wide uses by right Unit 4 Cultural and recreational facility Unit 12 Offices studios and related offices Unit 19 Commercial recreation, small sites (B) CONDITIONAL USES BY RIGHT Unit 2 City-wide uses by conditional use permit Unit 13 Eating Place (C) RESIDENTIAL DENSITY/INTENSITY Acreage 1.44 Dwelling units N/A Intensity 2 12,000 Ft. BULK AND AREA REGULATIONS. D LOT WIDTH MINIMUM: Clubhouse I 50 Ft. El LOT AREA MINIMUM Clubhouse I I acre I F LAND AREA PER DWELLING Single family N/A Two family N/A (G) SETBACKS REOUIREMENTS Front Side Rear 25 Ft. 8 Ft. 25 Ft. (H) Height Regulation — Shall not exceed 35 Ft. (I) Building Area— Shall not exceed 60% Site Planning (J) Landscaping — In accordance to the Fayetteville Landscape Ordinance (K) Parking — Will be in accordance with the Unified Development Code (L) Architectural Design Standards — Material to be brick, stucco masonry, siding, wood trim shingles, aluminum clad window systems. Dwellings shall not turn a rear facade to a public street and shall utilize articulation including windows, entries/doors, etc. to front, public streets. (M) Signage - In accordance with the Unified Development Code for a Residential Office (R -O) District. • Part of Phase 1 Wellspring Community Master Development Plan 11 Critical Path Design • • • Planning Area 4- Condominiums The Condominiums are designed primarily to permit and encourage the development of multi -family • residences at a moderate density that is appropriate to the area. • (A) PERMITTED USES BY UNIT • Unit I City wide uses by right Unit 10 Three family dwellings Unit 26 Multi family dwellings BULK AND AREA REGULATIONS. D LOT WIDTH MINIMUM: Three family None Multi family None I • B CONDITIONAL USES BY RIGHT E LOT AREA MINIMUM • • (C) RESIDENTIAL DENSITY. I Unit 24 Home occupations Unit 25 Professional offices Three family None I Multi family None I • Acreage 16.65 F LAND AREA PER DWELLING • Dwelling units 500 One bedroom 900 Ft. Density 40 or less Two bedroom 1,000 Ft. Three or more bedroom 1,000 Ft: • INTENSITY Acreage 16.65 (G) SETBACK RE UIRENIENTS • Front Interior Rear Non -Residential 50,000 FL • l5 Ft. None 25 Ft. • (H) Height Regulation — Shall not exceed 5 stories (I) Building Area — Shall not exceed 90% • • Site Planning • (J) Landscaping — In accordance to the Fayetteville Landscape Ordinance (K) Parking — Will be in accordance with the Unified Development Code (L) Architectural Design Standards — Material to be brick, stucco masonry, siding, • wood trim shingles, aluminum clad window systems. Dwellings shall not turn a rear facade to a public street and shall utilize articulation including windows, • entries/doors, etc. to front, public streets. Awnings, porches, balconies, and other • similar architectural features will be allowed to overhang the sidewalk which may be in the building setback. • (M) Signage - In accordance with the Unified Development Code for multi family (MF) residential zoning districts. • • • Part of Phase 3 • • • • • • • • • • • • • Wellspring Community Master Development Plan 12 Critical Path Design • 77 • • • • • • • • • • • _ a .. J g �• ^a ti a • -� 1 • °`OC° • L °gyp aJTtIt • o-'__, • _Y •7 IOr-a w°ac, pl 4 1 •. .a. , •emu • Ip o ❑ �° I I M bd • I .e r_ '•LWY•i1'wy/.___111IyjuI,11I pJ�_ F-alL • • _I L1 e�c �'3 U .� • aoa® °90�� ❑l oQ oc�ol • Y I �.. mmi L G=❑ IArr El L.n Onp l • � .�I l I YLI 14Y • C_. .-_ . 1i. .T. — o v 1 ^' n r 1 • ICu❑°„° l� o° c IC7Vi 1 �1°ac o �,. • F-�, I l Ii. 11- • • • • S. • • Wellspring Community Master Development Plan Critical Path Design • E 14 Planning Area 5— Mixed Use Development The Mixed Use Development area is designed to provide area for offices without limiting the nature or size of the office, together with community facilities and compatible residential dwellings. The area can host myriad of occupants and offers a slightly more urban feel with the option of loft -like spaces over small retail, local service and cultural businesses. The professional living area will have permitted uses that include cultural and recreational facilities, government facilities, single-family, two-family, three-family, multi -family dwellings, office, studios and related services, home occupations and professional offices. It is the intention of the design of this area to offer unique high quality cultural goods and services while providing attached residences. This area requires a reduced setback to create the urban style development pattern intended for the site. (A) PERMITTED USES BY UNIT Unit I City wide uses by right Unit 5 Government facilities Unit 8 Single family dwellings Unit 9 Two family dwellings Unit 10 Three family dwellings Unit 12 Offices, studios and related services Unit 13 Eating laces Unit IS Neighborhood shopping oods Unit 16 Shopping oods Unit 19 Commercial recreation, small sites Unit 25 Professional offices Unit 26 Multi family dwellings (B) CONDITIONAL USES BY RIGHT Unit 2 City-wide uses by conditional use permit Unit 14 Hotel, motel and amusement facilities Unit 17 Trades and services Unit 24 Home occupation Unit 34 Liquor store Unit 35 Outdoor music establishments (C) RESIDENTIAL DENSITY Acreage 33.13 Dwelling units 225 Density 10 or less INTENSITY Acreage 33.13 Non -Residential 461,000 Ft. BULK AND AREA REGULATIONS. (D) LOT WIDTH MINIMUM: Single family None Two family None (E) LOT AREA MINIMUM Sin le family None Two family None (F) LAND AREA PER DWELLING Single family None Two family None (G) SETBACK REQUIREMENTS I. Facing on to Rupple Road Front 15 Ft. Interior None Rear 25 Ft. 2. Interior of Planning Area 5 —Mixed Use Front Build to Line* Interior None Rear 25 Ft. • A 10 Ft. wide sidewalk will separate principal facade from the back of curb. See Architectural Design Standards for definition of Build -(o fine (H) Height Regulation — Shall not exceed 5 stories (1) Building Area — Shall not exceed 90% Site Planning (J) Landscaping — In accordance to the Fayetteville Landscape Ordinance (K) Parking— Will be in accordance with the Unified Development Code (L) Architectural Design Standards — Material to be brick, stucco masonry, siding, wood trim shingles, aluminum clad window systems. Dwellings shall not turn a rear facade to a public street and shall utilize articulation including windows, entries/doors, etc. to front, public streets. Awnings, porches, balconies, and other similar architectural features will be allowed to overhang the 10 Ft. sidewalk which may be in the street Right of Way. Definition of Build -to line: A line along which the front wall of the building or principal facade of a building shall be built. (M) Signage - In accordance with the Unified Development Code • Part of Phase 2 Wellspring Community Master Development Plan 15 Critical Path Design .�1v11 '94:x. • ser�ni lir�.a,l ,,.,• 6 ��� �._7a :, I iistsliui1 '1 gym,• w • • • • • • • • pq • I_I II� • HE_ o - • x------- • I • • 1 • • • I_1 _ g • IIII 1111, _ • • • • • • Iii ii III• • • C • II II GO t� Ill IiTII®Tfl X �. • • • • • • • Wellspring Community Master Development Plan 17 • Critical Path Design • }T t C- S • • • • • • • • • • f 47--.—_--- 'Tik4 E 3 <a f-ik \ ��� Vp Q 9 ��'ta' 1 1 : J • 1 J1yl tq %`%\k 7:r. Ala \/YL • • '/LY'N iT I /,. c. •1 : L 1 U ___ J.i Cv • • • • \.a • ___p __ : i I I L I I S • _ N • Q 11 • • • • • • Wellspring Community Master Development Plan 19 • Critical Path Design • S • • • • • • • • • .!.c a S a • • S WI • • • • • f • ` • r • • • • � 1n�y • i WWW� • • • Wellspring Community Master Development Plan Critical Path Design • 20 IyiWlll l�ii ,_ yy ��ylud8m1 I�;�#;AA ; .. w �7EFW ._iwL7 — k�• EJ 4.f• �: .� Fr an 9M811W1�S,3fi,21 ' tmax:aava:¢rm., .c..+,ice...... • r _ug .Iuylln s,;�rrJ p.'III lk��.4 Glm M'a I®lilftl 11z� fihiSi ®uiu I t* Okla l�Ullll ■RA���.4 ■illy ■ iF[ll�i''I '11 nm :�ap,�nmlpill iI�Elm • Gi1IN! raliu j1 el�u;r .1_llllll 1 1I iiilj 0 Jill • ■.gymt'it�jj r-� • I��M1 o i l ___ • i;lli;i • • • Planning Area 6— Market District • The Market District is designed to encourage the functional grouping of these commercial enterprises I• catering to the residents of the surrounding area. Banks and restaurants will be located within easy • walking distance of the residents not only of the Wellspring Community, but also within walking or short commute distance for the surrounding area. In order to ensure that this area does not infringe • upon Wedington Drive, a 25 foot landscape buffer has been provided along Wedington. Additionally, • there will be 25 feet of landscape buffering in between the public roads and parking lot. A traffic I signal will potentially be required where one of the subdivision's interior roads meets Wedington at • this point. Specific payment for, or the installation of the improvements will be based upon the review • of a traffic study by the City and the developer, as determined by the Planning Commission and City Council. • • In the event that a signal is required, it will be paid for by the developer. • (A) PERMITTED USES BY UNIT • • • • • Unit I City wide uses by right Unit 5 Government facilities Unit 12 Offices, studios and related services Unit 13 Eating laces Unit 15 Neighborhood shopping oods Unit 16 Shopping oods Unit 19 Commercial recreation, small sites Unit 25 Professional offices C INTENSITY D SETBACK REQUIREMENTS Acreage 3.33 Non -Residential 25,000 Ft. 21 Front Side Rear 25 10 25! • • B CONDITIONAL USES BY RIGHT Unit 24 Home occupations • • (D) Height Regulation — Shall not exceed 35' • (E) Building Area— Shall not exceed 75% • Site Planning (F) Landscaping — In accordance to the Fayetteville Landscape Ordinance • (G) Parking — Will be in accordance with the Unified Development Code • (H) Architectural Design Standards — Material to be brick, stucco masonry, siding, wood trim shingles, aluminum clad window systems. Dwellings shall not turn a • rear facade to a public street and shall utilize articulation including windows, • entries/doors, etc. to front, public streets. The buildings in this area will meet the commercial design standards for the City of Fayetteville. • (1) Signage - In accordance with the Unified Development Code for Commercial • Zoning Districts. • • Part of Phase 1 • • • • • • • • • Wellspring Community Master Development Plan Critical Path Design • • fC. )4' �♦ 4 • YO 0 i kU it •^71�-- -air 1}!11 eF'f'1Pi�49R37i1 i Planning Area 7 —Parks Area, Community Green Space and Tree The purpose of the Community Green Space Area, parks, and tree preservations : a sense of community through use of natural areas allowing space for outdoor rec spaces, preserved tree space and walking trails combine to form a pleasant, natun intermingled with the more urban spaces in the Wellspring Community. These ar a wide buffer area between Wellspring and neighboring developments to the east (A) PERMITTED USES Unit I City-wide uses by right (B) CONDITIONAL USES I Unit 4 Cultural and recreational facilities (C) Density: None — no units allowed (C) Intensity: 0 acres (D) No permanent inhabitable structures. Development of all public parks facilities subject to approval by the Planning Division and Parks Department (E) Landscaping will be in accord with the City of Fayetteville Landscaping Manual. (F) Parking will be in accord with section 172 of the UDC Acres: 40.00 • Part of Phase 1 i Areas is to encourage ion. Open fling will also serve as north. I Wellspring Community Master Development Plan 1 24 Critical Path Design G) Zoning Districts Comparison Chart To better understand the relationship of the Wellspring Community to the existing zoning in the area, the following chart describes the Proposed Planned districts, the current districts and current districts adjacent. Proposed District Current District Adjacent District PA -1 Garden Homes RSF-1 RSF-I PA -2 Parkway Town Homes North & South RSF-I, R -A RSF-4, RMF-24 PA -3 Clubhouse RSF-1 Contained within PZD PA -4 Condominiums RSF-1, R -A C -I (at Wedington) PA -5 Mixed Use Development RSF-1 Contained within PZD PA -6 Market District RSF-1 C-2, RSF-I PA -7 Open Space/Parks/Tree Preservation RSF-1 RSF-24, RSF-4, C -I Environmental hazardous, sensitive, or natural resource areas: No natural or manmade hazards have been found on the site. A letter was submitted to the U.S. Fish and Wildlife on January 26, 2005 regarding development in the area. In the response, U.S.F.W stated that the proposed project is not expected to adversely affect the listed species, unless a cave is found within the proposed project area. Wetland data sheets have been prepared and may be submitted to the U.S. Corps of Engineering; upon their review we will be notified if the areas of planned development lie within a wetland. In the case that the CORP presents areas that indeed are wetlands on the site, care will be taken to preserve and maintain them. Research performed at the property indicates that there are no suspect wetland areas where development is anticipated to occur. A fault line exists on the site. H) Recreational facilities and open space and accesses Open green spaces will be incorporated throughout the layout of the community where possible. Pathways in the form of sidewalks as well as a trail connection among and between selected areas will allow viable and readily available access to the parks located in Wellspring and ultimately to the planned trail along a tributary of Hamstring Creek. Directly west and northwest of the existing Bryce Davis Park, approximately 21 acres are reserved for the proposed Wellspring City Park. Wellspring Community Tree Preservation Areas will be located south of the Wellspring City Park and adjacent to the ponds as well as along the walking trails. Where possible, pockets of tree preservation will be incorporated within areas of the community. Undeveloped area within the community is estimated to be 40.34 acres, 21 of which are planned to be dedicated to the city. The Wellspring tree preservation area will expand over 13 acres of undeveloped land. 8 acres of community green space will remain and offer potential for the P.O.A. for park -like uses such as Frisbee golf, trails, or passive pursuits. I) Reason for requesting the zoning change The zoning changes are critical for this type of development to allow for its unique character and style as current RSF-1 and R4 zoning schedules do not allow for a mixture of uses at a density appropriate for an area adjacent to two major transportation corridors. The Wellspring community will be a new and unique development area for the City of Fayetteville and will therefore require special consideration when considered for zoning. PZD zoning will allow more coordinated development to take place, making it possible to create a live -able, walk -able community with larger open community spaces. A variety of housing types which require reduced setbacks will combine with commercial space to create a close-knit community feel to this development not possible with traditional zoning. Wellspring Community Master Development Plan 25 Critical Path Design J) Relationship to the existing and surrounding properties The Planning Areas that are being proposed for the Wellspring development offer a smooth transition from neighboring zoning and building requirements. The areas along the northeastern end of the property are adjacent to the neighboring subdivisions which are zoned RSF-4 and RMF-24. The undeveloped areas will offer a natural setting for park atmosphere and will allow for an almost seamless transition from the existing naturally enhanced pond recreational area to the adjacent Bryce Davis Park that is located centrally and to the East of the Wellspring Community. Also, the Wellspring Community on -site tree preservation and mitigation area will lie just south'of the dedicated park area. This placement allows for continuity of the natural landscape along the south east section of the community. The proposed mixed use areas along the south end of the property will offer a cohesive yet unique blend of mixed uses that is overall consistent with the intent of the zoning in the area which is currently C -I, C-2 and R -O. (K) Compliance with Fayetteville General Plan 2020 The design of the Wellspring Community is in compliance with Fayetteville's General Plan 2020. The first and second principles cited 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 the Wellspring Community, 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 Clubhouse district within the Wellspring Community offers a planned multiple activity center. Overall, the Wellspring Community design works with the natural environment and is in compliance with Fayetteville's General Plan 2020. 1 (L) Traffic Study A traffic study has been performed and has been provided to the city staff. An update of the traffic study is currently being performed to reflect the Critical Path Design's latest master plan. (M) Impacts of City Services Water and Sewer Effects on water and sewer are unknown at this time. Subsequent studies will provide the answers needed to properly assess specific impacts and the responsibilities of the developer to mitigate any adverse impacts, and the responsibility of the developer to mitigate any adverse impacts. Roads Wellspring Community may impact traffic on both Wedington Drive and Rupple 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 include the widening of 1360 Ft. (+/-) of Rupple Road that abuts Wellspring, as well as the possible installation of two traffic lights, located on Rupple Road as shown on the recommendations from the Traffic Engineer. The developers of the Wellspring Community are willing to pay for and construct as needed, traffic signal improvements as well as half of the of the boulevard section improvements for the widening of Rupple Road per Master Street Plan Specifications. Wellspring Community Master Development Plan 26 Critical Path Design PRINCIPAL ARTERIAL STREETS carry high volumes of through traffic. They are designed as boulevards for beauty and safety. In areas where sufficient right of way is unobtainable, the minor arterial four lane section can be used. Design Service Volume: 17,600 vpd, 20,600 vpd with left turn bay Speed: 40-45 mph Traffic Lanes: Four 12' travel lanes, 12' turn lanes possible at intersections frequent intervals Parking Lanes: None Paved Width: 28from back of curb each side of median Right of Way: At least 110' Multi -use Trails: Two at least 6' wide, at least 10' from curb Median: 20' minimum if no turn bay. May be reduced to 8' turn bays Tree planting areas: Two, at least 10' wide, in addition to the median I �2Ir 'Irinciojl Arfgricj The developer will pay for the eastern half of the expansion of Rupple Road. (approximately 3600 linear feet) Wellspring Community Master Development Plan 27 Critical Path Design Fire and Police The Wellspring Community was designed with looping streets that make the entire development easily accessible by both fire and police. The Wellspring Community will be served by the Fayetteville Fire Department. Station 7 of the Fayetteville Fire Department is located less than 0.25 mile away just south of the intersection of Wedington Drive and Rupple Road. Fayetteville Police department will serve the area, as it currently does. • Solid Waste Weekly solid waste curbside pickup for trash recycling and yard waste will be available to the Wellspring Community. The bins will be accessed from the street. Storm Sewer Storm Sewer will be collected at two retention ponds on -site. Statement of Commitments 1. Dedication Directly west and southwest of the existing Bryce Davis Park, approximately 21 continuous acres are reserved to be dedicated to the City of Fayetteville for Wellspring City Park. A walking path will be designed and constructed along a tributary of Hamstring Creek that will be available for future trail connections. This area may be dedicated to the City upon final design and reserved for, park land dedication on an adjacent property. Parking, streets, sidewalks and drainage improvements will be designed and constructed in accordance with The Master Street Plan, City of Fayetteville Code of Ordinances, Title XV Unified Development Code, Chapter 172: Parking & Loading, Chapter 171: Streets and Sidewalks, and Chapter 170: Stormwater Management, Drainage & Erosion Control respectively. Maintenance of these areas will then be provided by the city, as city ordinances dictate. 2. On or Off Site Improvements Off -site improvements will be also be determined upon review of sewer and water studies. The timing of construction for improvements may be determined during development. 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 2" , 1996 and the Sanitary Sewer Specification. The Wellspring Community will impact•traffic on both Wedington Drive and Rupple Road. We have hired an independent consultant1who has made recommendations as to the lane geometry and location of additional traffic lights. The proposed improvements to Fayetteville's infrastructure include the widening of Rupple Road as ;well as the possible installation of a traffic light, located at Rupple Road as shown on the recommendations from the Traffic Engineer. The developers of the Wellspring Community are willing to pay and construct, as needed, for traffic signal improvements as well as the cost of half of the boulevard section improvements needed to widen Rupple Road that abuts Wellspring's west property line per the Master Street Plan Specifications for a principal arterial. 3. Natural Resources and Environmental Sensitive Area The developers of the Wellspring Community are committed to preserving the natural resources of our City and protecting its environmentally sensitive areas. As the Bryce Davis Wetland Park lies on the adjacent property to the east, the developers of the Wellspring Community offer to;dedicate 21 acres of the site's most beautiful landscape to the City of Fayetteville Parks Division so that the adjoining Wetland remains not only undisturbed but can be enhanced. The property that is being dedicated to the City contains many healthy large canopy trees including the following varieties: Post Oak, Black Oak, Mockernut Hickory, Pignut Hickory, Black Gum, Eastern Redbud, Persimmon, Sycamore, American Elm, White Ash, Sweetgum and Black Cherry. 28 Wellspring Community Master Development Plan Critical Path Design 4. Project Phasing Restrictions The phases and estimated completion dates have been established as presented previously herein the master plan for the community. As phasing has been identified, described and approved as part of the PZD master development plan process, phasing may vary from the requirements of Chapter 166 of the UDC with regard to expiration of permits and plans. 5. Fire Protection The Wellspring Community will be served by the Fayetteville Fire Department. Station 7 of the Fayetteville Fire Department is located less than 0.25 mile away just south of the intersection of Wedington Drive and Rupple Road. 6. 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. 7. Parks, Trails and Open Space Commitments In addition to the 19 acres of city park land to be dedicated to the city as part of the Wellspring parkland dedication and 2 additional acres of park land dedicated in a related development, the Wellspring Community will construct a walking trail to be located along the ponds and creek that divide the northeast corner of the community. The trail will offer connection to community greenspace to be located in the area. Open space will be approximately 8 acres of area between the Parkway Townhomes North and South. The Garden Homes will be maintained by the P.O.A. 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 Wellspring Community will be designed in accordance to the City of Fayetteville Landscape Manual which sets forth the standards and specifications for Tree Preservation, Protection and Landscaping. 8. Proposed Preliminary Building Elevations (Residential and Commercial) Reference Architectural Elevations are included with each Planning Area. Conceptual Description of Development Standards, Conditions and Review Guidelines 1. Screening and Landscaping The screening and landscaping will be provided as set forth in Unified Development Code. Any modifications shall be approved by the Planning Commission. 2. Traffic and Circulation Adequacy, circulation, design, coordination and provisions will be in accordance with the Unified Development Code. 3. Parking Standards The off-street parking, on -street and loading standards found in Chapter 172 Parking and Loading shall be used as general guidelines to establish parking and loading standards for the Wellspring Master Plan. Any deviation from these established standards shall be approved by the Planning Commission, as permitted. Wellspring Community Master Development Plan 29 Critical Path Design 4. Perimeter Treatment All uses of land or structures will meet the open space, buffer or green strip provi, Development Code. Some privacy fencing will be allowed. The specific type and fencing to be used will be carefully chosen. Unified of the i 5. Sidewalks Sidewalks will be designed and constructed in accordance with the Master Street Plan and Section 171 of the Unified Development Code. 6. Street Lights Street lights will be designed and constructed in accordance with the Unified Development Code. 7. Water Water lines will be designed and constructed in accordance with The City of Fayetteville Water and Sewer Specifications. A water study will be submitted to the City with the prelimiriaryplat and/or large scale development. 8. Sewer Sewer lines will be designed and constructed in accordance with The City of Fayetteville Water and Sewer Specifications. A sewer study will be submitted to the City with the preliminary, plat and/or large scale development. I I 9. Streets and Drainage Streets and drainage will be designed and constructed in accordance with the Unified Development Code and the Master Street Plan. Any modification to Master Street Plan cross -sections shall be reviewed and approved by the Planning Commission. All streets located within the PZD are planned to be public streets. In the event that the need for private streets to be incorporated into the PZD design, the private streets will be designed following all applicable conditions of the PZD Ordinance Amendment that apply to private streets, the traffic laws that govern them, building setbacks, �ignage, their maintenance and the required protective covenants if and when such covenants would apply. One street will connect Wellspring to Wedington Drive to the south. Four streets, the southernmost of which is a boulevard, will connect Wellspring to Rupple Road to the west. One street in the northeast corner of the project will connect to the abutting subdivision to the east. 10. Construction of Nonresidential Facilities ' The developer will guarantee to the City completion of the nonresidential facilities in the amount no less 150% of the estimated cost of said facilities. Parks dedication, including the trail connections, will occur during phase I of the project. 11. Tree Preservation Tree preservation will be designed in accordance with Section 167 of the Unified Development Code. Green space requirements will be met for the Wellspring Community. Tree preservation areasihave been located in several areas of the development rather than as a single block. This, situation allows easier access to these areas for residents. A "bank" of tree canopy will be preserved to accommodate as much preserved mature canopy on the site as possible. 12. Architectural Design Standards Areas of the Wellspring Community that will house office or commercial structures will comply with the commercial design standards as set forth in Section 166.14 Site Development Standards and Construction and Appearance Design Standards for Commercial Structures. Additionally, the standards established herein for residential and non-residential structures shall be followed with development of each Planning Area. Master Development Plan 1 30 13. Signage All signage within the mixed use and commercial planning areas shall be permitted in accordance with Commercial zoning criteria as set forth by Chapter 174 Signage of the UDC. All signage within the residential use planning areas shall be permitted in accordance with applicable residential zoning criteria as set forth by Chapter 174 Signage of the UDC. No pole/pylon signs shall be permitted within the Wellspring Community. 14. View Protection Roadways have been designed so views from the Garden Homes and the Parkway Town Homes will look out over the community green space rather than over a major thoroughfare. Splitting the roads to encompass the green space has the effect of creating a view of a small, central park and ponds, rather than of a more major, high traffic street. 15. Revocations The developer understands causes for revocation and will take all measures necessary to avoid revocation. 16. Covenants, Trusts and Homeowner Associations A property owners association will be established as appropriate to undertake the responsibilities of maintaining areas of the Wellspring Community not owned or respectively maintained by the City of Fayetteville. In the event that a common open space is deeded to a property owners association, the developer will file a declaration of covenants and restrictions in the Guarantee that will govern the association. Provision to the declaration of covenants and restrictions will include: establishment prior to being granted building permits, membership fees, permanent restrictions, maintenance, liability, taxes, public assessments, homeowner payment of pro rate share of initial cost and ability to adjust to changing needs of the community. Wellspring Community Master Development Plan 31 Critical Path Design From: Clarice Pearman To: Pate, Jeremy Date: 3.10.06 4:58PM Subject: Ord. 4839, 4840, 4841, 4844 & 4845 Jeremy, Attached are the copies of the above ordinances passed by City Council, March 7, 2006. If anything else is needed please let me know. Thanks. Clarice 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 o, of said publication, that advertisement of: o`i I was inserted in the regular editions on PO# ** Publication Charge: $ oto . g Lp Subscribed and sworn to bedore me this n day of %71 Laj, 2006. Notary Public Sharlene D. Williams Notary Public My Commission Expires: State of Arkansas -My Commission Expires October 18, 2014 *" Please do not pay from Affidavit. An invoice will be sent. RECEIVED 11AR 22 2006 an OF FM ZTMVft t,@ On QSUC'S 0FFICS 212 NORTH EAST AVENUE • P.O. BOX 1607 • FAYETTEVILLE, ARKANSAS 72702 • (501) 442-1700 Y ORDINANCE NO. 4041 AN PLANNED ORDINANCE ESTABLISHING T A RESIDENTIAL -PZD& .1- 1636, WELLSPRING, E ZONING OTE TITLED PRLEB AD T' 1 16 D WEDINGTON RIN DRIVE. CONTAINING N AT RNG APPE OAD AND LY AC ES; TE APPROAL N 152.2 AMENDING TTYOFTHE OFFICIAL ARKANSAS ZONING MAP OF THE CITY OF TED MASTER AND V 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 fol- lows: From RSF-1, Residential Single Family, 1 unit per acre and R -A, Residential Agricultural, to R-PZD 05-1636 as shown in Exhibit 'Am attached hereto and made a part hereof. Section 2: That the change in zoning classification is based upon the approved master develop- ment plan, development standards, statement of commitments and conditions of approval as sub- mitted, 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 require- ments 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 7th day. of March; 2006. APPROVED: ATTEST By: By: DAN COODY, Mayer SONDRA SMITH, City Clads EXHIBIT'A' R-PZD 05-1636 SURVEY DESCRIPTION: A PART OF THE SOUTHWEST QUARTER OF THE SOUTHWEST QUARTER OF SECTION 6, TOWN- SHIP 16 NORTH, RANGE 30 WEST. AND A PART OF THE SOUTHEAST QUARTER OF THE SOUTH- EAST 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, TOWN- SHIP 16 NORTH, RANGE 31 WEST, ALL IN WASHINGTON COUNTY. ARKANSAS, BEING MORE PARTICULARLY DESCRIBED AS FOLLOWS, TO -WIT: BEGINNING AT A POINT WHICH IS 58T4205'E 617.60AND NO3°0308E 102.59' FROM THE SOUTHWEST CORNER OF THE SOUTH- WEST QUARTER OF THE NORTHWEST QUARTER OF SAID SECTION 7 AND RUNNING THENCE S87°0327'E 93.41' TO A SET IRON PIN, THENCEN0240'05'E 171606' TO A FOUND IRON PIN. THENCE NO2°40'WE 2143.06' TO A FOUND IRON PIN: THENCE N87°4642W. 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 NO2°2T56'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.N86°58'50W 151.6910 THE CENTERLINE OF RUPPLE ROAD, THENCE ALONG SAID CENTERLINE'S20°20'50W 4446, S14°1034W 65.18, S09°16'42W 44.03. 506°40'2&WS4.50, S05°18'51W 54.60. SO4°54'39W 54.72, SO4°5712W 59.85', S07°17'28W 55.76'. 513°38'10W •52.31, S23°24'21W 49.39', S32°18U4W 47.75, S36°38'10W 37.75. 540°31'21W 59.19, S44°51'16W 606', 546°48'24W 67.32, 544°3919W 56.83, 939°0937W 55.03',' 530°55'13W 66.99', 524°5632W 57.82, S22°3812W 58.87', S22°2340W 54.61', 52223'30W 58.25', 523°2156W 55.44, 527°27'36W 58.17', S31939.13W 58.36. 531°28'21W 57.48', S21 -21.38V 54.39'. SM-2327V 60.29, S02°4711V 51.61, S01°5543W 51.38', Sd20841W 57.15, 502°2603W 49.97', 502°3026W 51.03', S02°4934W 51.91'. 502°57'05W 54.52', 502°5457W 52.46. S02°50'56W 55.16'. S02°43 -15W 48.89. SO2'57'2UW 63.38. S0310'04V 52.97'. 502°59'07W 52.35'. 502°31'09W 51.19. S03°12'19W 54.91', S02°1315W 33.15'. 502°1457W 49.48. S02°4249W 48.61, 502°37'18W 50.94, 502°4220W 49.47. 502°1812W 48.56', 502°45'16W 52.85', 502°38'45W 52.94'. S02°5455W 41.80. 502°5455W 360.64', THENCE LEAVING SAID CENTERLINE S87°30'2PE 629.81' TO A CORNER POST, THENCE S03°09'47W 7.60' TO A SET IRON PIN, THENCE S86050.13 -E 1088.84'. THENCE S03°0308V 434.54, THENCE ALONG SAID RIGHT-OF-WAY 587°02'59E 209.22' TO THE POINT OF BEGINNING, CONTAINING 152.23 ACRES MORE OR LESS. SUBJECT TO EASEMENTS AND RIGHTS -OF -WAY OF RECORD, RECEIVED MAR 22 2006 cn v OF FATET1EYIL(;E CITY CLERK'S OFFICE wg)@q@Q pOnu Amenities A variety at housing styles gives potential residents a wide range of housing choices. Wellspring can eecswedats residents with many different lifestyle. economic. or logistical Goods. Large areas of grsoespau and trod Addltionally.the development's aloes proximity to the Fayetteville boy's and Girl. Club moons the whale family will bay. access to a wide variety of physical activities. Wellspring's integration of living .pages and outdoor recreation and .lute areas cruces a community which en@ourages residents to Wesvo shall cars at hems end bike or wale co work. This meant Wellspring encourage* health for both it. resident. Ford the environment. Development Plan ® Planning Area I - Garden Homes -Part of Phase I ® Planning Area 2 - Parkway Town Homes -Part of Phase I © Planning Area 3 - Clubhouse -Part of Phase I ® Planning Area 4 - Condominiums -Part of Phase 3 ® Planning Area 5 - Mixed Use Developmenl -Part of Phase 2 0 Planning Area S - Market District -Part of Phase I OPlanning Area 7 - Parks Area, Community Green Space and Tree Preservation Area -Part of Phase I T alga. .. r•. m NORTH QoFJo0�oB011Oo &ve OOH I!!'!,...Qn :. STUBOUT FOR FUTURE USE ENTRY 4 RUPPLE ROAD PROPOSED MASTER STREET PLAN LANDSCAPE BUFFER ENTRY 3 POTENTIAL TRAFFIC SIGNAL #3 ENTRY 2 N OO o z l ENTRY 1 POTENTIAL TRAFFIC _ - - SIGNAL #1 I WEDINGTON DRIVE STATE HIGHWAY NO. 16 WEST GENERAL PROVISIONS: AUTHORITY CONCEPTUAL LOCATION THIS PZD MASTER DEVELOPMENT PLAN IS AUTHORIZED BY SECTIONS 161 AND 166 OF WALKING TRAIL PLANNED ZONING DISTRICTS OF THE CITY OF FAYETTEVILLE UNIFIED DEVELOPMENT CODE. THE 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, AS AMENDED AND APPROVED BY THE CITY COUNCIL. ADOPTION THE ADOPTION OF THIS PZD MASTER DEVELOPMENT PLAN SHALL EVIDENCE THE FINDINGS AND DECISION OF THE FAYETTEVILLE CITY COUNCIL. THAT THIS PLANNED ZONING DISTRICT FOR WELLSPRING CUMMUITY IS IN GENERAL CONFORMITY WITH THE FAYETTEVILLE GENERAL PLA"r 2020; IS AUTHORIZED BY THE PROVISIONS OF SECTIONS 161 AND 166 OF THE CITY OF FAYETTEVILLE UNIFIED DEVELOPMENT CODE, THE PROVISIONS OF THIS PZD MASTER DEVELOPMENT PLAN SHALL PREVAIL AND GOVERN THE DEVELOPMENT OF WELLSPRING SUMMUNITY, 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, OCCUPANTS, AND OWNERS OF THE PZD MASTER DEVELOPMENT PLAN AND OF THE PUBLIC IN THE PRESERVATION OF THE INTEGRITY OF THE PLAN, THE PROVISIONS OF THIS PLAN RELATING TO THE USE OF LAND, STATEMENT OF COMMITMENTS, DEVELOPMENT, AND ARCHITECTURAL STANDARDS, AND THE LOCATION OF COMMON OPEN SPACE SHALL RUN IN FAVOR OF THE CITY OF FAYETTEVILLE AND SHALL BE ENFORCEABLE AT LAW ON IN EQUITY BY THE CITY WITHOUT LIMITATION ON ANY POWER OR REGULATION OTHERWISE GRANTED BY LAW. CONFLICT WHERE THERE IS MORE THAN ONE PROVISION WITHIN THE PZD MASTER DEVELOPMENT PLAN THAT COVERS THE SAME SUBJECT MATTER, THE PROVISION WHICH IS MOST RESTRICTIVE OR IMPOSES HIGHER STANDARDS OR REQUIREMENTS SHALL GOVERN UNLESS DETERMINED BET THE ZONING AND DEVELOPMENT ADMINISTRATOR, MAXIMUM LEVEL OF DEVELOPMENT THE TOTAL NUMBER OF DWELLINGS OR THE TOTAL COMMERCIAL, BUSINESS, OR INDUSTRIAL INTENSITY APPROVED FOR DEVELOPMENT WITHIN THE PLANNING AREAS IS THE MAXIMUM DEVELOPMENT REQUESTED FOR PLATTING OR CONSTRUCTION, THE ACTUAL NUMBER OF DWELLINGS OR DEVELOPMENT FOR COMMERCIAL, BUSINESS, OR INDUSTRIAL MAY BE LESS DUE TO SUBDIVISION OR SITE IMPROVEMENT PLAN REQUIREMENTS OR OTHER REQUIREMENTS OF THE CITY COUNCIL., PROJECT TRACKING AT THE 11ME OF SUBDIVISION FINAL PLAT OR LARGE SCALE DEVELOPMENT, THE APPLICANT SHALL PROVIDE A SUMMARY OF THE DEVELOPMENT, TO DATE, TO THE PLANNING DIVISION, IN ORDER TO ASSURE MAXIMUM DEVELOPMENT LIMITS ARE NOT EXCEEDED. D 0 w Ui Lu I it- 7 c1 .M r � W Z z ti 4 � 4 G7 W S 0 25' LANDSCAPE BUFFER FROM WEDINGTON ROW, POTENTIAL TRAFFIC SIGNAL #1 ON WEDINGTON DRIVE a o a 0 2006 I N LAND USE TABLE: PLANNED ACRES DWELLING LAND USE RESIDENTIAL NONRESIDENTIAI.. AREA NUMBER DESIGNATION DENSITY SQUARE FOOTAGE — Dwellings/acre ......--- .-._..._.__ PA1 28.55 150 Single Family 5.25 n/a PA2 29.13 300 Multi -Fancily 10.30 n/a PA3 1-44 0 Clubhouse 0 12000 } PA4 16.65 { 500 Multi family 30 50,000 -- - PAS 3313 - 225 Mixed Use --- 6.79 461,000 l'A6 333 0 Commercial 0 25,000 PA7 40.00 0 Park/Tree Pres. 0 0 And Greenspace a, a a.. VICINITY MAP N.T.S. NOTEi FOR ZONING AND MASTER STREET PLAN, SEE MASTER DEVELOPMENT BOOKLET �� . ... ---APPROXIMATE LIMITS"` OF FLOOD WAY r- APPROXIMATE LIMITS OF 100 YEAR FLOODPLAIN APPROX FLOM PLAP4 LIMITS fl \ \ 4 EXISTING N..M 12' SANITARY '\ SEWER GRAVITY N. MAIN TO SERVE N. WELLSPRING COMMUNITY N APPROXIMATE LIMITS OF FLOOD WAY -CONCEPTUAL LOCATION OF' WALKING TRAIL. APPROXIMATE LIMITS "J\ «y, b OF IQQ Y`'AP.cL.nnnP..ATN ❑ p b b a • � m a m w w W ` b "� APPROXIMATE LIMITS - "�qaa `� OF FLOIOD WAY b w W __ b WN S V 4 d W W m a".\ W h W • b a m m b dLJ W V b W b W� g d \b d W b k a w• m Y b • W• 4 h b W W W m b q X` w d m . O W m b Y w Y a W m W W b a b g V W m W b*" w wd • W m e A\ µ.... m\ !fl C •-� � ..e..v.eJ 1 11 I }❑ ❑' 'A tr b W m `` \.. �•/� � ( N tr m w �^^�I „_. ❑ ❑ ❑❑❑❑ ❑ ❑❑❑❑ ❑ ❑ h - I❑ "mWmwm"m I�RY� f�l i"�\iI �Wa"aaa 0 ❑ ❑ • d PARK (1 V `❑❑❑ ❑ C W m W V W W a b b W `Y b 1! I❑❑ ❑ ❑ 4� b b A d d d m d W b a` �. W W b h d "^'�"� :•n-� 14. ❑ m m b d m m V m b W W V p m 4 d 0 a b tr h b W b b b 8 b b m b b W d QiLb FIVNI m q W m h W W W w Y V W b W m .. ❑❑ ❑ a d h W m m m W m W m m b b d m a k a ❑ W d b d d b m m b d m a w d rt g W ❑ y\ d b d m W W m k a m a m m W m' ❑ V 0 m m m m w w m W 00 ❑❑ Q d----t1--'___.__tom_ ❑ ❑ ❑ .... I! I ❑ ❑ °J I --I n �--�- I Cl ❑ Lc 0 ❑ E L AL M STATE PLANE COORDINATES yr xry£, ra xt ... .. �Fv� ...:34`1 PU °" r 'l ,e n,HAlx M1.v (}'q@--��}�'ypa'1evr.kb{"M1"M1+y-nt<.4ip rY'T.g...Svl xY..y,2�vn_i .x:. 1�(li��nl k?'rw 5l yr ei<rFY,'.rrvx }< ♦ Y RJY.Y �gT[/��'p7 ...n... .en,n .. 1W It V A v.A AV 4M1 Y.rrf UW,xPa@FCt A / 1SJ .. rr"� D.E STATE ITIGF �. .,,, w ; r.... E " yqY �/''�{ g/'�' M1 fM1 _ - A l �.P� � l! �'� .> °Mp �'LC M1r9`3k �.�.. Prr n:. Z. .a...vry +s.�w YS.4+'r.M1M1m i+ Y7, tl �t rl � � } L. r�.1.:.. III M1i IM1�%ir- ST APPROXIMATE LIMITS OF 100 YEAR FLOODPLAIN O SANITARY SEWER IS' WATER LINE 100 YEAR FLOODPLAIN FLOODWAY S'T'REAM BED EXISTING SIGNIFICANT 'TREE 0 w �rgrk LU Y� y{ 4 �� OOtl x N D UJCN LI Z `C Li_I 2 Ow I W _ 4 N 1"� ,max n va x�+ � ra z.:7 w z o - W � .. a o zz a r✓ I,J 2006 Planning Area 1 - Garden Homes The Garden Home district is designed to permit and encourage the development of low density detached dwellings in a picturesque seeing. Within the Garden Homes Planning Area., walking trails may allow access to existing and planned trails in the area. Trues in this area wdll be preserved to allow shade, comfort and scenery. 1T A FF,RMITTFDL.FS BY UNIT F LOT MINIMUM _ it I S__. _.. r [ nn l Cit wad n e c Tamil � 6000 Ft. y v, ssbv tight Single }_. FinnRiiSingle Lamiy dwelimy+s —___ Two find' 12,000 Tt ..,,- L3 CONDII IUN S f I AND AR} A PI;R. DA i i i. iNG ( ) __ AI USES BY R1CFif .__ Umt9 Ts_w family dwelli gs i L single tanuIL 60oo F[= I Intl 4 FEome o err shone Tito fannh 12,000 Flt (CL RESIDENTIAL DENSITY (U) SETBACK REQI IIREMENTS Acreage TIIIE5 —__— ____ Dwdhn units Lao Detxrt 6 or less Y BULK AND AREA REGULATIONS, D) LOT WIDTH MI'NIXll TM Smgla fxmrly 501 t._ liii -two family ...:__ 801L _._J (H) Height Regulation - Shall not exceed 351'7. (I) Building Area— Shall not exceed 80% Site Planning (J) Landscaping — In accordance to the l'ayettcy thle Landscape Ordinance; all lots shall henntreCla1 to ilnni ..t e. all eh e development.. r es h m of tom i (K) } ankin Will be in accordance writh the Unified Development Code gP -� n,stucco a: i siding, wood inn (L) Architectural Design Standads - ivtxterial to t e brick, .t c m so n -y, -„ ' asystems ele) sine Dwellings shall not rum a roar shingles, aluminum clad mndow s . nine soot teal n . .>IY ( typical ) g facade to a public street and shall utilize articulation including windows, entries/doors, etc. to front, public streets. (M) Signage- In accordance with the Unified Development Code for single' family residential areas. • Part of Phase 1 Planning Area 2 - Parkway Town homes The Parkway Town Homes district is designed to permit and encourage the development of multi- family residences eta moderate density that is appropriate to the area. Parkway Town homes is planned to include two-story traditional town home dwellings with bed -rooms upstairs and living areas down stairs. The Parkway town homes are built adjoining each other but are sold separately. (A) PERMITTED USES BY UNIT I (E) LOT AREA MINIMUM — Il'Onl S- IQC Ti4ar - P tenor boandn 5. S Ft. SFr. lOFt �rVV � ISlt L Intl 17nit8 Crt'wrdc nscsn ht y by Smglefamd} dwellings Unit 9 Two family dwellings Unit 10 Three 1'ar»tly dwc(Im Unit26 Matti f_,..,, . el s Single Two family 5.000 Fir hr ; Ili( f nl v s 00o Ft. Multi Tamil �L- 5 000 F (F) LAND AREA PER DWELLING (B) CONDITIONAL USLS BY RIGHT LUnit 24 __ home occupations ......... ,I 1 ) RESIDENTIAL DINSI`fY Acreage...__ ...._1.29 13� ___ Dwelll; units 300 __ '(0) SETBACK REQUIREMENTS 'r Side Rcat tixterior bounds I)ensit 74 or Ices I out Y—._ l5 Pt_[None—_ I O F't j 12 Pt � SULK AND AREA REGULATIONS (D) LOT WIDTH MINIMUM Single family 30 Ft ...... Tlmce faint, _ n6 Ft. Multifaml] ' 61) Ft. (H) Height Regulation— Shall not exceed 40 Ft. (1) Building Area — Shall not exceed 80% Site planning (J) Landscaping — In accordance to the Fayetteville Landscape Ordinance (K) Parking — Will be in accordance with the Unified Development Code s..' s siding, wood ( brick, stucco masonry, L Architectural Design Standards --Material Maternal to . e r k ( > y, g, trim shingles, aluminum clad window systems. Dwellings shall not turn a rear facade to a public, street and shall utilize articulation including windows, entries/doors, etc. to front, public, streets (Ni) Signage - In accordance with the Unified Development Code for multi- family residential districts e Part of Phase, Planning Area 3 - Clubhouse The Clubhouse area is designed to encourage a sense of neighborhood among residents of the coon unity The clubhouse is planned to be a multipurpose area whose permitted uses include .,T t Planned occupants cultural and recreational. facilities, offices, studios and commercial recreation. , a 1 1 t offices ,- �Wellspring C,ommunity arc include the Office of the Property ty Owners Association for the , ' clubhouse. as appropriate for a cli)h(USe. PERMITTED USES BY UNIT r LOT A1u.AMIN IMImt lc c r Clubhouse Unit I City wide uses h ri tri ff C f LAND A R1�,A PFR DWELLING NU l brill Cultural and recreational facility ( )_—_ rate faint, NA �e. 't ed off ces .I , Unit 12 Ofliccs, studios and t d, t c Y ._.....i c Two 1 N /A s sites T ofamly Unit: ) Commercial recreation, .mall , t . tit 1�...---...---'. (B) CONDITIONAL USES b 9 FIGHT (O) ETBACKREQUTRFMPNTS _. _..__.. s S — — Unit (.rev wrdeuses by conon Kditional nse2ermit Irons S de ear, -- -- -- ----- t3nrf 13 j Eating Place �, Ft. S Ft �25 Ft. S I-NSTTY7NIT:N ITY (C) RESIDENTIAL D [Acreage E A 1 ._. Dwe.lhn amts NA hntensit hI( ( )0 Fl. BULK AND AREA REGULATIONS. (D) LOT WIDTH MtNIMU M LClubheuse ISOFt _] (I) Height Regulation Shall not exceed 35 Ft. (T) Building Area — Shall not exceed 60% Sife Plannin (J) Landscaping — In accordance to the Fayetteville Landscape Ordinance (K) Parking Will be in accordance with the Unified Development Code (L) Architectural Design Standards Material to be brick, stucco masonry, siding, wood trim shingles, aluminum clad window systems. Dwellings shall not turn a rear facade to a public street and shall utilize articulation including windows, entries/doors, etc. to front, public streets. (NI) Signage -I In accordance, with the Unified Development Code for a Residential Office (R -O) District. 0 Part of Phase I Suns family 2,000 ITT Two cal __ .. 2,000 Pty Three family 2,500 Ft2 Multi family 2,500 tF Planning Area 4 - Condominiums The Condominiums are designed primarily t'o permit and encourage the development of multi -family residences at a moderate density, that is appropriate to the area. (A) PERMITTED USES BY UNIT ...__ --- - RIILK AND AREA REGULATIONS.l,nnl_ City wade uses by nght- Lnit 0 'three fannh dwcllinn. _— ---__ • -_-.. —. ,OT WIDTH bI1NI?uRiM: D 1. Llnit 26 Multi family_dwellings s g 13) CONDITIONAL USES 13Y R1CiLIT 1' F LOT AREA MINIMUM L ❑rt 24 Home occupations — — Lmi 2_ P 5 rofassional ofhccs 1 hree tarn) None Muth faanily ____ None C RESIDENTIAL DENSITY. kc ____ ..__...__ , —_.. (F) LAND AREA PER DW ELUNG Acreage _...__— i 1665 —.... s — . t One bedroom )00 Ft. , t is . 500 ........ —._— _ ..._.._.__ Uwelhn t nr -- g --- t- 1 1 000 Ft. I 'Ivo t cc room �" 40 or Ices ,-_ _._...____. .__.._ _..._. 1kn.ri '- "l hree or more bedroom 1,000 Ft. INTENSITY ENSITY _......... .... .........._-- G Acreage_ 1G 65 �._�. � i }•rout Interior Rear �Nou-12esuicnnal _ 50,00(1 I(t. __._ � �—� ---- "- "------' }5Pt None 25I'l. • Height Regulation not exceed 5 stories • Building Area — Shall not exceed 90% Sit e } tannin • Landscaping— In accordance to the Fayeticville Landscape Ordinance • Parking Will be in accordance with the Unified Development Code • Architectural Design Standards — Material to be brick stucco masonry, siding, wood trim shinglas, aluminum clad window systems, Dwellings shall not turn a I windows, public street and shall utilize articulation inclnc ern. ut rear fa�ade to a } nbho ,. re 1 � , c s porches, balconies, and other mines/doors, eto to front, public irceis_ Awnn,g., similar architectural features will be allowed to overhang the sidewalk which may be in the building setback. e Signage-In accordance with, the Unified Development Code for multi family (MI) residential zoning districts. o PartofPhase3 Three fmnil Y None tv i 1' �i � v 1t 111 nil__ Nulc, None LANDSCAPE BUFFER ENTRY 3 POTENTIAL TRAFFIC SIGNAL #3 ENTRY 2 ENTRY 1 POTENTIAL TRAFFIC SIGNAL #1 NOTE: PHASE I DEVELOPMENT IS TO CONSIST OF ZONES PA -I, PA -2, PA -6, AND PA -'7. PIIA.SF, II DEVELOPMENT IS TO CONSIST OF ZONE PHASE III DEVELOPMENT IS TO CONSIST OF D ZONE PA_4 T i IT', CON OMINIL7MS,. r r 00 o ENTRY 4 fl pk'r Li CONDO Il1INI[TNT S PHASE PA- S 8- f1_ __ n -------^1L MIXED USE PHASE 2 fl 11 �j WEDINGTON DRIVE STATE HIGHWAy NO, 16 WEST PROPOSED DETENTION AREA ■ CONCEPTUAL- LOCATION OF WALKING TRAIL ■ F ± PA6 MARKET PHASE! -- 25' LANDSCAPE BUFFER FROM WEDINGTON ROW, POTENTIAL TRAFFIC SIGNAL #1 ON WEDINGTON DRIVE Planning Area 5— Mixed Use Development The Mixed Use Development, area is designed t: provide area for offices without limiting the nature or size of the office, together with community facilities and compatible residential dwellings. The area can host myriad of occupants and otTers a slightly more urban feel with the option of loft -like spaces over small retail, local service and cultural businesses. Tha professional living area will have permitted uses that include cultural and recreational facilities, government facilities, single-family, two-family, threrf tmiIy, multi -family dwellings, office, studios and related services, home occupations and pro l'esvonai of}ices. It is the intention of the den 1 is areasoiler unique i i,' �c agoodsand services r3 of h to >ft r tt c high c t. ht ell rat Scar tees while rovidm attached residences. This f,1 &I I > P 4 area requires a reduced setback, to create the urban style development pattern intended for the site. (A) PL.RMIr Ti T7LSE',S BY UNIT INTENSITY L nit I City wide uses by rro,ht Unit5 Goverment fui lilies t trot 8 8"ple fannh dwellings Untt_9 1 two family dwclbngs I roil l0 �[hrci fantily dwc.lbnes-- —_—_ tittle l2 � Oltl(.us, Sn1d I0_dlld rCl9ted S'CI VJCBS Urn 14 __ I aturlaces Linn I5 fNcrpliborhoodsh9pp g goods, _ I Ion 16 Sholpmg goods __ Unit 19 Commercial recreation, small sites 11nrt 25 Profs s�tonal oihees I tut 26 I4 tinnily dwehhn Acrcai______ 33.13 BULK AND AREA REGULATIONS. (n) LOT WIDTIT MINIMUM: �Srn lam ly None Iwofarmly None (EL I OI AREA. MINTMi M --.-- Singjfamily None iwofmily ._ None (B) CONDITIONAT. i/S! S BY RIOT fl �'Z I ANI) AREA TIER OWFT I. INC — .— _..._. Single lamely None t nn2 __. City- wide uses' by c onditional use hcnnn —_ wo hi mly _._--' None Omt 14 Hotel, motel and amusement facilities - ---- }roil 17 'trades and servicce _„ (G) SETBACK RI QI IRLMENT'S Finn 24 1acmtc OCm3p IUOn ___________________ _ L Facing on to I2upple Road_ (lint 34 I iquor store I nit 35 Outdoor music evtablishnnents-.,-____ Interior None R(au' (C) 12F,SIDF,NTIAL DE\'ST 11 terra u 33I g 3 +. 2. Interior of Planning Area 5-ylryed ' units D Ohm nni. 22., €, },tort � Build --.- _ r 1. mild to LVte' Density C H 10 orlee. Interior '! Nc. lc ° the back of'cu ilk willsrya, u, Punc esigncad: from tha bnek ofcurb. See Amlv'tvetm ii Design Standards for d,bmbcn of fimld to line a Additionally, the improvements S (1'!) Height Regulation — Shall not exceed 5 stories (I) Building Area— Shall not exceed 90% Snc.' a�t—tt (I) Landscaping— In accordance to the Fayetteville landscape Ordinance (K). Parking Will he in accordance with the Unified Development Code (L) Architectural Design, Standards -- Material to le brick, stucco masonry, siding, wood trim shingles, luminum clad window systems. Dwellings shall not turn a rear fa�ade to a put" is street and shall tit articulation mciud i, wr Mows q p rg t , entries/doors etc. to front, public suede Awnings porches, balconies, and other similar architectural features will he allowed to overhang the 10 Pt. vrdew'alk which mayhem the street Right of Way. Definition of Build -ter tine A dine along which the front wall o{the 1,ufiding or principal facade of a building shall be built. (M) Signage - In accordance with 'the Unified Development Code • Part of Phase 2 Planning Area 6- Market District '['he Market 'Dwtnct is designed to encourage the functional grouping of these commercial enterprises catering to the residents of the surrounding area. Banks and restaurants will be located within easy walking distance of the residents not oi. iy of the Wellspring Community, but also within walk ng or short commute distance for the surrounding area. In order to ensure that this area does not infringe upon Wedington Drive, a 25 foot landscape huller has been provided along, Wednngton 25 c thepublic its and there will be feet of landscape buff rm in between roc parking lot A traffic P g s will potentially required w where one of the w$xhmsion s interior roads meets R uli 7 t , t •tLmal be h rt t. i g ore z this point Specific payment for, or the installation of will be based upon the review of a traffic study by the City and the developer, as determined by thePlannmg Commission and City Council. In the event that a signal is required, it will be paid for by the developer. (C) INTENSITY Acreage 3.33 Non -Re srden nnl 25,000 FL (D) ET I3ACK RFC)UIREMFN7 S Front Side Rear 25 IC) 25 S L L S F SAID (B CONDITIONAL, USES BY RIOII'r l tint 24 _1lou,c ocatpall0nc— 1; TTei-ht Regulation -'-Shall Rhall not exceed 35 L _, (F) Building Area -- Shall not exceed 75% ite, Planning (0) 1. andscaping-- In accordance to the Fayetteville Landscape Ordinance (Ii) Parking Will be in accordance with the Uni tied Development Code (I) Architeclural Design Standards — Material to be buck sluwo masonry, siding, wood In shingles, alum inn in clad window systems. Dwellings shall not turn a rear fagade to a public street and shall nhhzo articulation including windows, entries/doors, etc. to front, public streets The buddies in this area will meet the commercial design standm its for the City y of Fayenevi! Ic. (1) Signage In accordance with the Unified Development Code for Commercial Zoning Dusnuets. 0 Part of Phase I Planning Area 7 -Parks Area, Community Green Space and Tree Preservation Areas 71c purpose IhCon nl i Green,So Space a parks, f tree o w ) s The 1 l(c of i)i1T vy.tao Area, 1 1k, and lc 11escl ah(usm�cav to encourage ssc.s ) 7i -) s of1 tt' ov .3 outdoor , n.e(Jwnu7lnityttm(u{.hero7ailalseasai11u1gslacefw recreation, Open spaces, preserved ti tree mid wrllkin hails combine tO OiLli 11C8Ca t. lspace 6i t 1T n, natural setting intermingled with the more urban spaces in the Wellspring Commumiv. These areas will also serve as a wide buffer area between Wellspring and neighboring developments to the east and north. (A) PERMITTED USES ilntt [__City-wide uses by right ____ (B) CONDITIONAL USES lJnit4 C4dhval and recreational facilities (C) Density: None — unumts allowed (C) Intensity: 0 acres (i)) No permanent inhabitable structures. Development of all public parks facilities subject to approval by the Planning Division and Parks Department (E) Landscaping will be in accord with the City ofI ayetteville Landscaping Manual (F) Parking, will be in accord with section 172 of the UDC Acres: 40.00 a Part of Phase'! SURVEY DESCRIPTION: A PART CYE'FH.E SO1 i I HWEST QUARTER OF THE SOUTT:' WEST QUARTER OE SECTION 6, TOWNSHIP 16 NOR1"EL RANGE 30WEST, AND A PART OF rf-E S(R 1I IIIAST QUARTER. OF Ti -IF. SO13111E:AS r QUAiil'E7R OF SECTION I, I OWNSI nP 16 NOR9 31 RANGE. 31 WEST, ST, AND A PART OF 11 Th WI sr HA] P 01' U U. NORTI IWIS'r Qt IAR1' R OF SF (21 TON 7, T OW NSHIP 16 NOR I r RANGE 30 WEST, AND A PART OF 71TE RAS1 lEAl F OF t'T'L NOR'THE A517 QUAICIER 07 SIC PION 14, E-OWNS1TIP 16 NORTH, RANGE. 31 WEST7 ALL IN WASHINGTON COUNTY, ARKANSAS, 131,lNG MORE PN2TTCULARE Y DESCRIBED AS FO7 E OWS, TO -WIT: f BEGINNING AT A POIN-r WHICH IS S8'7°42'05"E 617-60' AND NO3°03'08"E 102.59FROM'I'En' SOUTHWEST CORNER OF TI:-ISOUK IW2ST QUARTER OF TIlE NOR rTIWEST QUAR ILR OF SAID SECTION 7 AND RUNNING IHENCE 587"03'27"E 93.41 r0 A SET IRON PIN, 711} NCR NO2 t0'Os E 1716.06' 'ICY A l0UN'D IRON PIN, THENCE NO2°4000F. 2143.0610 A FOUND IRON PIN rIILNC'E N87046'42"W W'77535 073 tix ai ran c<l ti 0, rn ti �t lit Q t 2006