HomeMy WebLinkAboutOrdinance 4931 • Doc ID : . 010506660007 TVDe : REL I.
Recorded : 10/25/2006 et 01 : 54 : 56 PM II
_ Fee Amt : 526 . 00 Pace 1 of 7
Washington CoOnty . AR
Bette Stamps Circuit Clerk
File200640043808
ORDINANCE NO. 4931
AN ORDINANCE ESTABLISHING A RESIDENTIAL PLANNED
ZONING DISTRICT TITLED R-PZD 06-2190, WOODBURY,
LOCATED SOUTH OF ZION ROAD AND EAST OF TALIESIN
LANE, CONTAINING APPROXIMATELY 11 .66 ACRES;
AMENDING THE OFFICIAL ZONING MAP OF THE CITY OF
FAYETTEVILLE; AND ADOPTING THE ASSOCIATED
MASTER DEVELOPMENT PLAN.
BE IT ORDAINED BY THE CITY COUNCIL OF THE CITY OF FAYETTEVILLE,
ARKANSAS:
Section 1 : That the zone classification of the following described property is hereby
changed as follows:
From R-A, Residential Agricultural, to R-PZD 06-2190 as
shown in Exhibit "A" and depicted in Exhibit "B" attached
hereto and made a part hereof.
Section 2 : That the change in zoning classification is based upon the approved master
development plan, development standards, statement of commitments and the conditions of approval
as submitted, determined appropriate and approved by the City Council indicated in Exhibit "C"
attached hereto and made a part hereof.
Section 3 : That this ordinance shall take effect and be in full force at such time as all of
the requirements of the master development plan have been met.
Section 4: That the official zoning map of the City of Fayetteville, Arkansas, is hereby
amended to reflect the zoning change provided in Section I above. "'RtC%TR "'' .
E
PASSED and APPROVED this 3`d day of October, 2006. ;�� • O • • • F
APPROVED: ATTEST: ; FAYETTEVILLE *
9'�,I/SGT N
DAN COODY, May SONDRA SMITH, City Clerk
EXHIBIT "A"
R-PZD 06-2190
A PART OF THE NEIA OF THE SETA OF SECTION 24, IN TOWNSHIP 17 NORTH AND
RANGE 30 WEST OF THE FIFTH PRINCIPAL MERIDIAN IN WASHINGTON COUNTY,
ARKANSAS, AND BEING MORE PARTICULARLY DESCRIBED AS FOLLOWS TO-WIT:
COMMENCING AT A FOUND STONE AT THE SOUTHWEST CORNER OF SAID FORTY
ACRE TRACT AND RUNNING THENCE S86056'03"E 653 .39 FEET TO A FOUND RAILROAD
SPIKE SET IN CONCRETE AT THE SOUTHEAST CORNER OF USONIA TERRACE
ADDITION TO THE CITY OF FAYETTEVILLE, THENCE ALONG SAID SUBDIVISION LINE
N00°31 ' 16"W 225.51 FEET TO THE POINT OF BEGINNING, AND RUNNING THENCE N 000
31 ' 16" W OF 566.61 FEET TO THE BEGINNING OF A NON-TANGENTIAL CURVE, SAID
CURVE TURNING TO THE RIGHT THROUGH AN ANGLE OF 170 34' 51 .6". HAVING A
RADIUS OF 724.78 FEET, AND WHOSE LONG CHORD BEARS N 810 0815411 E FOR A
DISTANCE OF 221 .52 FEET TO A POINT OF INTERSECTION WITH A NON-TANGENTIAL
LINE, THENCE N 890 52' 32" E OF 477.01 FEET TO A FOUND 5/8-INCH REBAR, THENCE
LEAVING SAID RIGHT OF WAY S O10 14' 05" W 866.33 FEET TO A FOUND 5/8-INCH
REBAR, THENCE N 860 39' 43 " W 370.36 FEET TO A FOUND IRON PIN, THENCE N O1 ° 14'
11 " W 225.60 FEET TO A FOUND 5/8-INCH REBAR, THENCE N 860 40114" W 297.97 FEET
TO THE POINT OF BEGINNING CONTAINING 11 .66 ACRES MORE OR LESS. SUBJECT TO
RIGHT OF WAY ALONG ZION ROAD AND ANY OTHER RIGHT OR EASEMENTS OF
RECORD.
EXHIBIT 'eB"
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EXHIBIT "C"
R-PZD 06-2190
Page 1 of 4
Conditions of Approval
I . Planning Commission determination of street improvements. Staff recommends the developer
construct curb, gutter, sidewalk, and storm drainage along the south side of Zion Road along the
property frontage, and extend these improvements approximately 220' to the west to tie-in to the
existing improvements at Taliesin Lane, utilizing a 36' wide street section (striped for a turn lane).
2. Planning Commission determination of offsite drainage improvements in lieu of onsite detention.
Staff recommends that at minimum, an assessment of $33,537.50 shall be contributed to the City of
Fayetteville by the developer in lieu of typical on-site detention requirements. These funds will be
utilized in an on-going storm water drainage improvement project in the immediate vicinity.
3. Planning Commission determination of adequate connectivity. The applicant indicates street stub-outs
to the south and east, and a connection to Zion Road to the north. There is a developed single-family
subdivision to the west and connectivity is not feasible. Staff recommends the following:
a) The developer shall secure and submit a signed, recorded access easement from the adjacent
property owner to the east to allow for emergency access, prior to issuance of a building permit.
The private street shall be extended into the parking area of the property to the east as indicated
on the plat, reconstructing parking spaces/landscaping as necessary.
b) An additional stub-out shall be provided to the south between units 43 & 44, as indicated in
the submitted drawings. There is an existing large parcel of land in this area with one single
family residence with a long driveway connecting to Taliesin Lane to the west, and a driveway
connecting to the north to the subject property. A stub-out of the private street to this property
would permit future cross-access when the property to the south redevelops. Access easements
and signs indicating the future connection shall be provided prior to building permit. The
applicant shall pay an assessment to the City in the amount of$ 1 ,675 for future construction of
this stub-out prior to issuance of a building permit.
C) A public street shall be extended to the south property line in the manner indicated
(Woodbury Drive). Signs shall be provided indicating a future street connection.
4. The applicant shall dedicate right-of-way a minimum of 35 ' from centerline of Zion Road. Right-of-
way dedication for Woodbury Drive is variable as depicted on the site plan. The access easements
adjacent to Woodbury Drive shall allow the City the rights of full access to repair or replace public
infrastructure. Appropriate language shall be included on the easement plat prior to building permit,
and approved by the Transportation and Engineering Divisions.
5. Sidewalks along Zion Road shall be constructed to city standards and dedicated to the City. All
sidewalks and green space adjacent to private streets and Woodbury Drive, a public street, shall not be
owned by the City, but shall be within a public pedestrian access easement. Sidewalks adjacent to
Woodbury Drive (both sides) shall be constructed to City standards and maintained by the City as if
they are within the public right-of-way. All other sidewalks on the property shall be constructed by the
property owner to City standards and shall be maintained to acceptable City standards by the property
owner or property owner's association. The pedestrian access easement shall grant the City full
inspection, access, and maintenance rights for public benefit. Private streets, sidewalks and detention
ponds shall be the responsibility of the property owner or property owner's association to maintain
according to city standards. Covenants shall provide that in the event the private streets are not
EXHIBIT "C"
R-PZD 06-2190
Page 2 of 4
maintained as required, 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 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. Said
covenants regarding maintenance of private streets shall not be amended and shall not terminate
without approval of the City Council (§ 166.06 (K. I O.b.vii).
6. Project Phasing: Streets and infrastructure shall be installed within 1 year of approval, and building
permits for all structures shall be required to be issued within 3 years of approval, or the development
approval is voided.
7. All trash enclosure locations and dimensions shall be fully reviewed and approved by the Solid Waste
Division prior to issuance of a building permit. Single family residential units may utilize residential
cart service; location for placement of carts on trash pick-up day shall be coordinated with Solid Waste
prior to building permit. Multi-family units must utilize dumpster service, and trash enclosures shall be
fully screened with materials that are compatible with and complimentary to the architecture of the
surrounding buildings.
8. Bicycle racks meeting city specifications shall be installed adjacent to the multi-family structures.
9. The Planning Commission, by conditional use permit, shall determine the appropriate size and
magnitude of any non-residential uses within Planning Area 2.
10. No portion of any structure (i.e., porches, overhangs, etc.) shall encroach into building setbacks or
utility easements.
11 . Building separation shall meet all applicable building codes as mandated by the Building Safety
Division.
12. Buildings shall be constructed to be consistent with the elevations and concepts depicted in the
building elevations in the booklet as specified. Building permits will be based upon the submitted
drawings.
13. All buildings shall be designed and constructed to be articulated without large blank wall surfaces as
they are visible from public rights-of-way and private streets. Multi-family buildings shall be designed
with a front fagade facing Zion Road, Woodbury Drive, and the private street along the south side of
the building. The single-family structures shall be designed with articulated facades facing both the
public and private streets. For those structures without street frontage, the front shall face the
pedestrian access.
14. Parks fees for 67 Single-Family Units in the amount of $64,320, and park fees for 45 Multi-Family
Units in the amount of $30,600 are due prior to issuance of building permit.
15. Signs shall be permitted in accordance with Chapter 174 of the Fayetteville Unified Development
Code, and shall be subject to signage requirements for residential multi-family
EXHIBIT "C"
R-PZD 06-2190
Page 3 of 4
development. Should mixed use be proposed as part of a conditional use request, signage would be
addressed for the commercial/nonresidential use at the time of that request, and may be allowed in
accordance with neighborhood commercial development.
16. 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 shall also be binding.
17. Should the property ever be subdivided, it shall comply with the zoning criteria as established and
approved herein.
Landscape Plan Comments:
18. Existing trees shall be retained in good health, or new trees shall be planted, one per every 30' linear
feet along Zion Road, prior to Certificate of Occupancy.
19. Pedestrian walkways and landscaping as shown on the site/landscape plans along all public and private
streets with a maximum separation of one tree per 30' linear feet of street, and between the buildings
(typical), shall be a requirement of the PZD, and shall be installed as buildings are constructed, prior
to occupancy.
Tree Preservation Plan Comments:
20. The removal of 49,775 square feet of canopy is equivalent to 228 (2) inch caliper large species trees.
Most if not all these trees should be located on-site outside of utility easements. A variety of tree
species shall be utilized in this area; all must be large shade tree variety and 2 inch caliper at the time
of planting.
21. Mitigation trees must be planted before the issuance of a Final Certificate of Occupancy. A 3-year
maintenance and monitoring bond, letter of credit or check shall be deposited with the City in the
amount of$57,000. After 3 years the Urban Forester will visit the site and release the amount finding
90% of the trees healthy.
Standard Conditions of Approval:
22. Plat Review and Subdivision comments (to include written staff comments provided to the applicant
or his representative, and all comments from utility representatives - AR Western Gas, SWBT, Ozarks,
SWEPCO, Cox Communications).
23. Trash enclosures shall be screened on three sides with materials compatible with the surrounding
structures, with access not visible from the street.
24. Staff approval of final detailed plans, specifications and calculations (where applicable) for grading,
drainage, water, sewer, fire protection, streets (public and private), sidewalks, parking lot(s) and tree
preservation. The information submitted for the plat review process was reviewed for general concept
only. All public improvements are subject to additional review and approval. All improvements shall
EXHIBIT "C"
R-PZD 06-2190
Page 4 of 4
comply with City's current requirements.
25. All overhead electric lines 12kv and under shall be relocated underground. All proposed utilities shall
be located underground.
26. Street lights shall be installed adjacent to all public and private streets (not alleys), with a separation of
no greater than 300 feet.
27. All exterior lighting is required to comply with the City's lighting ordinance. Alighting plan and cut-
sheets of the proposed exterior light fixtures shall be required to be approved by Planning Staff prior
to building permit.
28. Prior to the issuance of a building permit the following is required:
a. Grading and drainage permits
b. An on-site inspection by the Landscape Administrator of all tree protection measures
prior to any land disturbance.
C. Separate easement plat for this project that shall include the tree preservation area.
d. Project Disk with all final revisions
e. Completion of all required improvements or the placement of a surety with the City
(letter of credit, bond, escrow) as required by Section 158.01
"Guarantees in Lieu of Installed Improvements" to guarantee all incomplete improvements. Further, all
improvements necessary to serve the site and protect public safety must be completed, not just guaranteed,
prior to the issuance of a Certificate of Occupancy.
Washington County, AR
I certify,this instrument was filed on
10/25/2006 01 :54:56 PM
and recorded in Real,Estate I
File Number2006-00043808 }
Bette Stamps . Circuit ler
by
04D
o/3/ah
City of Fayetteville 'dV
Staff Review Form
City Council Agenda Items
or l l/aoAl �l
Contracts
3-Oct-06
` D City Council Meeting Date
Jeremy Pate �` Planning Operations
Submitted By Division Department
Action Required:
R-PZD 06-2190 (WOODBURY, 137): Submitted by 1-12 Engineering, Inc. for property located South of Zion Road, and east of
Taliesin Lane. The property is zoned R-A, Residential-Agricultural and contains approximately 11 .66 acres. The request is for
rezoning and development approval for an R-PZD with 67 single family dwellings and 45 multi-family dwellings.
$0.00 n/a n/a
Cost of this request Category/Project Budget Program Category / Project Name
n/a n/a n/a
Account Number Funds Used to Date Program / Project CategoryName
n/a n/a n/a
Project Number Remaining Balance Fund Name
Budgeted Item Budget Adjustment Attached
Previous Ordinance or Resolution # n/a
Department irector Date Original Contract Date: n/a
Original Contract Number: n/a
9 - 15 -06
City
4:7Atto �
Received in City Clerk's Office
T � Q 1�ar}h� c1 - 15 -01 N
Finance and Internal Service Director Date
+' Received in Mayor's Office ENTERED
(Sr/o
Mayor Date
Comments:
City Council Meeting of October 3 , 2006
Agenda Item Number
CITY COUNCIL AGENDA MEMO
To: Mayor and City Council .
Thru: Gary Dumas, Director of Operations
From: Jeremy C. Pate, Director of Current Planning
Date: September 14, 2006
Subject: Residential Planned Zoning District for Woodbury (R-PZD 06-2190)
RECOMMENDATION
The Planning Commission voted to forward the subject request for an ordinance creating
a Residential Planned Zoning District (R-PZD) for Woodbury. This action would
establish a unique zoning district for a residential development on a 11 .66-acre tract
located on the south side of Zion Road, west of Crossover Road.
BACKGROUND
The property is currently zoned R-A, Residential Agricultural, and is generally flat, and
developed for rural residential and pasture use. The property is adjacent to. multi-family
residential use to the east, single-family residential use to the west, the Zion Gardens R-
PZD to the north, and undeveloped property to the south.
The applicant requests a rezoning and large scale development approval for 45 multi-
family units in two buildings adjacent to Zion Road and 67 single-family dwellings
around a 1 . 12 acre common area with a clubhouse, pool, and greenspace. The property
would not be subdivided into separate lots, and would be maintained by a Property
Owner's Association. Zoning criteria identifying permitted and conditional uses,
building setbacks, bulk and area requirements and architectural guidelines are included
within the project booklet provided by the applicant.
DISCUSSION
On September 11 , 2006, the Planning Commission voted 6-0-0 in favor of forwarding
this request to the City Council.
BUDGETIMPACT
None.
I
r -
ORDINANCE NO.
AN ORDINANCE ESTABLISHING A RESIDENTIAL PLANNED
ZONING DISTRICT TITLED R-PZD 06-2190, WOODBURY,
LOCATED SOUTH OF ZION ROAD AND EAST OF TALIESIN
LANE, CONTAINING APPROXIMATELY 11 .66 ACRES, MORE
OR LESS; AMENDING THE OFFICIAL ZONING MAP OF THE
CITY OF FAYETTEVILLE; AND ADOPTING THE ASSOCIATED
MASTER DEVELOPMENT PLAN .
. t
BE IT ORDAINED BY THE CITY COUNCIL OF THE CITY OF FAYETTEVILLE,
ARKANSAS :
Section 1 : That the zone classification of the following described property is hereby
changed as follows :
From R-A, Residential Agricultural, to,R-PZD 06-2190 as shown in Exhibit "A" and depicted
in Exhibit "B" attached hereto and made a part hereof. '
Section 2. That the change in zoning classification is based upon the approved
master development plan; development standards, statement of commitments and the
conditions of approval,as submitted, determined appropriate and approved by the City
Council indicated in Exhibit"C ,attached hereto and made a part hereof.
Section 3. That this ordinance shall take effect and be in full force at such time as all
of the requirements of the masterldevelopment plan have been met,
a''� a"
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 06-2190
A PART OF THE NEI /4 OF THE SETA OF SECTION 24, IN TOWNSHIP 17 NORTH AND
RANGE 30 WEST OF THE FIFTH PRINCIPAL MERIDIAN IN WASHINGTON COUNTY,
ARKANSAS, AND BEING MORE PARTICULARLY DESCRIBED AS FOLLOWS TO-WIT:
COMMENCING AT A FOUND STONE AT THE SOUTHWEST CORNER OF SAID FORTY
ACRE TRACT AND RUNNING THENCE S86056303"E 653 .39TEET TO A FOUND
RAILROAD SPIKE SET IN CONCRETE AT THE SOUTHEAST'CORNER OF USONIA
TERRACE ADDITION TO THE CITY OF FAYETTEVILLE. THENCE ALONG SAID
f
SUBDIVISION LINE N00031 ' 16"W 225 .51 FEET TO;THEPOINT OF BEGINNING, AND
RUNNING THENCE N 000 3P 16" W OF 566.61YEET TO THE BEGINNING OF A NON-
TANGENTIAL CURVE, SAID CURVE TURNING,TO THERIGHT THROUGH AN ANGLE
OF 170 34' 51 .6", HAVING A RADIUS OF 724.78 FEET;- AND WHOSE LONG CHORD
BEARS N 810 08' -54" E FOR A DISTANCE OF 221 .52 FEET TO A POINT OF
INTERSECTION WITH A NON-TANGENTIAL LINE, THENCE N 890 5213211 E OF 477.01
FEET TO A FOUND 5/8-INCH REBAR, THENCE LEAVING SAID RIGHT OF WAY S 01 °
14' 05" W 866.33 FEET TO A FOUND 5/84NCH REBAR, THENCE N 860 39' 43 " W 370.36
FEET TO A FOUND IRON PIN, THENCE N%0. 10141 1 I W• 225 .60 FEET TO A FOUND 5/8-
INCH REBAR, THENCE N'86°-4014" W 297.97 FEET TO THE POINT OF BEGINNING
CONTAINING 11 .66 ACRES MORE OR LESS. SUBJECT TO RIGHT OF WAY ALONG
ZION ROAD AND ANY OTHER RIGHT OR EASEMENTS OF RECORD.
t '
EXHIBIT "U
R-PZD 06-2190
Pate 1 of 4
Conditions of Approval
I . Planning Commission determination of street improvements. Staff recommends the developer
construct curb, gutter, sidewalk, and storm drainage along the south side of Zion Road along the
property frontage, and extend these improvements approximately 220' to the west to tie-in to the
existing improvements at Taliesin Lane, utilizing a 36' wide street section (striped for a turn lane).
2. Planning Commission determination of offsite drainage improvements in lieu of onsite detention.
Staff recommends that at minimum, an assessment of $33,537.50 shall be contributed to the City of
Fayetteville by the developer in lieu of typical on-site detention requirements. These funds will be
utilized in an on-going storm water drainage improvement project in the immediate vicinity.
3. Planning Commission determination of adequate connectivity. The applicant indicates street stub-outs
to the south and east, and a connection to Zion Road to the north. There is a developed single-family
subdivision to the west and connectivity is not feasible. Staff recommends the following:
a) The developer shal I secure and submit a signed, recorded access easement from the adjacent
property owner to the east to allow for emergency access, prior to issuance of a building permit.
The private street shall be extended into the parking area of the property to the east as indicated
on the plat, reconstructing parking spaces/landscaping as necessary.
b) An additional stub-out shall be provided to the south between units 43 & 44, as indicated in
the submitted drawings. There is an existing large parcel of land in this area with one single
family residence with a long driveway connecting to Taliesin Lane to the west, and a driveway
connecting to the north to the subject property. A stub-out of the private street to this property
would permit future cross-access when the property to the south redevelops. Access easements
and signs indicating the future connection shall be provided prior to building permit. The
applicant shall pay an assessment to the City in the amount of$1 ,675 for future construction of
this stub-out prior to issuance of a building permit.
C) A public street shall be extended to the south property line in the manner indicated
(Woodbury Drive). Signs shall be provided indicating a future street connection.
4. The applicant shall dedicate right-of-way a minimum of 35 ' from centerline of Zion Road. Right-of-
way dedication for Woodbury Drive is variable as depicted on the site plan. The access easements
adjacent to Woodbury Drive shall allow the City the rights of full access to repair or replace public
infrastructure. Appropriate language shall be included on the easement plat prior to building permit,
and approved by the Transportation and Engineering Divisions.
5 . Sidewalks along Zion Road shall be constructed to city standards and dedicated to the City. All
sidewalks and green space adjacent to private streets and Woodbury Drive, a public street, shall not be
owned by the City, but shall be within a public pedestrian access easement. Sidewalks adjacent to
Woodbury Drive (both sides) shall be constructed to City standards and maintained by the City as if
they are within the public right-of-way. All other sidewalks on the property shall be constructed bythe
property owner to City standards and shall be maintained to acceptable City standards by the property
owner or property owner's association. The pedestrian access easement shall grant the City full
inspection, access, and maintenance rights for public benefit. Private streets, sidewalks and detention
ponds shall be the responsibility of the property owner or property owner's association to maintain
according to city standards'. Covenants shall provide that in the event the private streets are not
EXFIIBI'l' "C"
R-PZD 06-2190
Pape 2 of 4
maintained as required, 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 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. Said
covenants regarding maintenance of private streets shall not be amended and shall not terminate
without approval of the City Council (§ 166.06 (K. I 0.b.vii).
6. Project Phasing: Streets and infrastructure shall be installed within 1 year of approval, and building
permits for all structures shall be required to be issued within 3 years of approval, or the development
approval is voided.
All trash enclosure locations and dimensions shall be fully reviewed and approved by the
Solid Waste Division prior to issuance of a building permit. Single family residential units mayutilize
residential cart service; location for placement of carts on trash pick-up day shall be coordinated with
Solid Waste prior to building permit. Multi -family units must
utilize dumpster service, and trash enclosures shall be fully screened with materials that are compatible
with and complimentary to the architecture of the surrounding buildings.
8. Bicycle racks meeting city specifications shall be installed adjacent to the multi -family structures.
9. The Planning Commission, by conditional use permit, shall determine the appropriate size and
magnitude of any non-residential uses within Planning Area 2.
10. No portion of any structure (i.e., porches, overhangs, etc.) shall encroach into building setbacks or
utility easements.
I1. Building separation shall meet all applicable building codes as mandated by the Building Safety
Division.
12. Buildings shall be constructed to be consistent with the elevations and concepts depicted in the
building elevations in the booklet as specified. Building permits will be based
upon the submitted drawings.
13. All buildings shall be designed and constructed to be articulated without large blank wall surfaces as
they are visible from public rights -of -way and private streets Multi -family buildings shall be designed
with a front facade facing Zion Road, Woodbury Drive, and the private street along the south side of
the building. The single-family structures shall be designed with articulated facades facing both the
public and private streets. For those structures without street frontage, the front shall face the
pedestrian access. - •
14. Parks fees for 67 Single -Family Units in the amount of $64,320, and park fees for 45 Multi -Family
Units in the amount of $30,600 are due prior to issuance of building permit.
15. Signs
shall be permitted in accordance
with Chapter 174 of the
Fayetteville Unified Development
Code,
and shall be subject
to signage requirements
for residential
multi -family
EXHIBIT "C"
R-PZD 06-2190
Pape 3 of 4
development. Should mixed use be proposed as part of a conditional use request, signage would be
addressed for the commercial/nonresidential use at the time of that request, and may be allowed in
accordance with neighborhood commercial development.
16. The MasterDevelopment
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 shall also be binding.
17. Should the property ever be subdivided, it shall comply with the zoning criteria as established and
approved herein.
Landscape Plan Comments:
18. Existing trees shall be retained in good health, or new trees shall be planted, one per every 30' linear
feet along Zion Road, prior to Certificate of Occupancy.
19. Pedestrian walkways and landscaping as shown on the site/landscape plans along all public and private
streets with a maximum separation of one tree per 30' linear feet of street, and between the buildings
(typical), shall be a requirement of the PZD, and shall be installed as buildings are constructed, prior
to occupancy.
Tree Preservation Plan Comments:
20. The removal of 49,775 square feet of canopy is equivalent to 228 (2) inch caliper large species trees.
Most if not all these trees should be located on -site outside of utility easements. A variety of tree
species shall be utilized in this area; all must be large shade
tree variety and 2 inch caliper at the time of planting.
21. Mitigation trees must be planted before the issuance of a Final Certificate of Occupancy. A 3 -year
maintenance and monitoring bond, letter of credit or check shall be deposited with the City in the
amount of $57,000. After 3 years the Urban Forester will visit the site and release the amount finding
90% of the trees healthy.
Standard Conditions of Approval:
22. Plat Review and Subdivision comments (to include written staff comments provided to the applicant
or his representative, and all comments from utility representatives - AR Western Gas, SWBT, Ozarks,
SWEPCO, Cox Communications).
23. Trash enclosures shall be screened on three sides with materials compatible with the surrounding
structures, with access not visible from the street.
24. Staff approval of final detailed plans, specifications and calculations (where applicable) for grading,
drainage, water, sewer, fire protection, streets (public and private), sidewalks, parking lot(s) and tree
preservation. The information submitted for the plat review process was reviewed for general concept
only: All public improvements are subject to additional review and approval. All improvements shall
comply with City's current requirements.
EXHIBIT "C"
R-PZD 06-2190
Pa2e 4. of 4
25. All overhead electric lines 12kv and under shall be relocated underground. All proposed utilities shall
be located underground.
26. Street lights shall be installed adjacent to all public and private streets (not alleys), with a separation of
no greater than 300 feet.
27. All exterior lighting is required to comply with the City's lighting ordinance. A lighting plan and cut -
sheets of the proposed exterior light fixtures shall be required to be approved by Planning Staff prior
to building permit.
28. Prior to the issuance of a building permit the following is required:
a. Grading and drainage permits
b. An on -site inspection by the Landscape Administrator of all tree protection measures
prior to any land disturbance.
c. Separate easement plat for this project that shall include the tree preservation area.
d. Project Disk with all final revisions
e. Completion of all required improvements or the placement of a surety with the City
(letter of credit, bond, escrow) as required by Section 158.01
"Guarantees in Lieu of Installed Improvements" to guarantee all incomplete improvements. Further, all
improvements necessary to serve the site and protect public safety must be completed, not just guaranteed,
prior to the issuance of a Certificate of Occupancy.
Planning Commission Meeting
September 11, 2006
THE CITY OF FAYETTEVILLE. ARKANSAS
PLANNING DIVISION CORRESPONDENCE
TO: Planning Commission Members
FROM: Andrew Garner, Senior Planner
Matt Casey, Assistant City Engineer
THRU: Jeremy Pate, Director of Current Planning
DATE: "._,...mow Updated September 14, 2006
125 W. Mountain St.
Fayetteville, AR 72701
Telephone: (479) 575-8267
R-PZD 06-2190: Planned Zoning District (WOODBURY, 137): Submitted by H2
ENGINEERING,INC. for property located SOUTH OF ZION ROAD, AND EAST OF
TALIESIN LANE. The property is zoned R -A, RESIDENTIAL -AGRICULTURAL and
contains approximately I I.66 acres. The request is for rezoning and development approval for
an R-PZD with 67 single family dwellings and 45 multi -family dwellings.
Property Owner: Gregory P. Moldenhauer and William G. Giese
Planner: Andrew Garner
Findings:
Property Description: The subject property consists of approximately 11.66 acres located on the
south side of Zion Road, approximately 0.3 miles west of Crossover Road. The site is zoned R-
A, and is generally flat, and developed for rural residential and pasture use, with a majority of the
tree canopy on the properly along Zion Road.
Surrounding Land Use/Zoning:
Direction
from Site
Land Use
Zoning
North
Zion Gardens R-PZD under development
R-PZD 05-1599
South
Undeveloped wood and agricultural land
R -A, Residential -Agricultural
East
Multi -family residential
RMF-24, Residential Multi -
Family 24 Units/Acre
West
Single-family residential
RSF-4, Residential Single -Family
4 Units/Acre
Proposal: The applicant requests rezoning and large scale development approval for a
residential development in an R-PZD zoning district. The proposed use of the site is for 45
multi -family units in two buildings adjacent to Zion Road (Planning Area 2) and 67 single-
family dwellings (Planning Area 1) around a 1.12 acre common area (Planning Area 3) with a
clubhouse, pool, and greenspace. The property would not be subdivided into separate lots, and
K:I Reports120061PC Reportsl09-II-O61R-1'ZD 06-2190 (Woodbun).doc
would be maintained by a Property Owner's Association (POA).
Access and Parking: Access is provided directly off of Zion Road onto Woodbury Drive which
is the main north -south public street through the development. This road transitions into a one-
way public street around either side of. the central common area and continues south, stubbing
out at the southern property line. Private streets traverse east and west from Woodbury Drive
around the perimeter of the property, providing access off of shared driveways for the "pods" of
single family residences. The entrances into the two multi -family dwellings are off of private
streets and into a courtyard area for the buildings. The garages for the multi -family buildings are
interior to the structures and shielded from the street. The proposal includes a number of
pedestrian paths between the single-family units providing connection to the central common
area. All private and public streets have sidewalks and are lined by trees planted at a maximum
of 30 feet apart. Parking for the residential units is provided in garages incorporated into the
unit. In addition, parking would be allowed along Woodbury Drive and the private streets.
The proposed zoning criteria and site plan allows for a dense layout of single family residences
(8.5 units per acre in Planning Area 1) mixed with multi -family dwellings. This site layout and
proposal would not be allowed under any standard zoning criteria. The zoning criteria are
provided in duplicate in the project booklet and on the plats. Please reference this provided
material for more information. These documents are binding to the zoning of the property,
subject to the conditions herein.
Phasing: The applicant proposes to develop the roads and infrastructure in approximately 8
months to 1 year from approval. Residences are proposed to be constructed in groupings as the
market demands. Full build -out of the residences is anticipated within 3 years of approval.
Water & Sewer: Water and sewer lines would be extended to serve the development.
Adjacent Master Street Plan Streets: Zion Road (collector)
Right-of-way Dedication: 35' from centerline along Zion Road; variable right-of-way dedication
along the main internal street Woodbury Drive from the back -of -curb to back -of -curb as depicted
on the site plan; greenspace and sidewalks adjacent to Woodbury Drive would be placed in a
pedestrian access easement to be constructed to City specifications; private streets would be
under a 20' access easement owned and maintained by the property owner's association.
Street Improvements: Staff recommends adding curb, gutter, sidewalk, and storm drainage along
the south side of Zion Road along the property frontage, and extending these improvements
approximately 220' to the west to tie-in to the existing improvements at Taliesin Lane.
Parks: On June 10, 2006 the Park and Recreation Advisory Board recommended accepting
money in lieu of land to satisfy the park land dedication ordinance. Additionally, the plans for
the development include a 1:12 acre common area/neighborhood park within the site.
K:1 Reports120061 PC Reporis109-I I-061 R-PZD 06-2190 (Woodbury) doc
Tree Preservation: Existing Canopy: 18.0%
Preserved Canopy: 8.2%
Required Canopy: 18.0%
Mitigation: -Required; 228 two-inch caliper trees
Recommendation: Staff recommends forwarding R-PZD 06-2190 to the City Council with a
recommendation for approval with the following conditions of approval:
Conditions of Approval:
Planning Commission determination of street improvements. Staff recommends the
developer construct curb, gutter, sidewalk, and storm drainage along the south side of
Zion Road along the property frontage, and extend these improvements approximately
220to the west to tie-in to the existing improvements at Taliesin Lane, utilizing a 36'
wide street section (striped for a turn lane).
PLANNING COMMISSION DETERMINED IN FAVOR OF THIS CONDITION (09/11/06).
2. Planning Commission determination of offsite drainage improvements in lieu of onsite
detention. Staff recommends that at minimum, an assessment of $33,537.50 'shall be
contributed to the City of Fayetteville by the developer in lieu of typical on -site detention
requirements. These funds will be utilized in an on -going stormwater drainage
improvement project in the immediate vicinity.
PLANNING COMMISSION DETERMINED IN FAVOR OF THIS CONDITION (09/11/06).
3. Planning Commission determination of adequate connectivity. The applicant indicates
street stub -outs to the south and east, and a connection to Zion Road to the north. There
is a developed single-family subdivision to the west and connectivity is not feasible. Staff
recommends the following:
a) The developer shall secure and submit a signed, recorded access easement from the
adjacent property owner to the east to allow for emergency access, prior to issuance
of a building permit. The private street shall be extended into the parking area of the
property to the east as indicated on the plat, reconstructing ' parking
spaces/landscaping as necessary.
b) An additional stub -out shall be provided to the south between units 43 & 44, as
indicated in the submitted drawings. There is an existing large parcel of land in this
area with one single family residence with a long driveway connecting to Taliesin
Lane to the west, and a driveway connecting to the north to the subject property. A
stub -out of the private street to this property would permit future cross -access when
the property to the south redevelops. Access easements and signs indicating the
future connection shall be provided prior to building permit. The applicant shall
nay an assessment to the City in the amount of $1,675.00 for future construction of
this stub -out prior to issuance of a building permit.
K:IReparts120061PC Reports 109-11-061R-PZD O6-2190 (Woodbup)doc
c) A public street shall be extended to the south property line in the manner indicated
(Woodbury Drive). Signs shall be. provided indicating a future street connection.
PLANNING COMMISSION DETERMINED IN FAVOR OF THIS CONDITION, WITH THE
ADDITIONS AS NOTED (09/11/06).
4. The applicant shall dedicate right-of-way a minimum of 35' from centerline of Zion
Road. Right-of-way dedication for Woodbury Drive is variable as depicted on the site
plan. The access easements adjacent to Woodbury Drive shall allow the City the rights of
full access to repair or replace public infrastructure. Appropriate language shall be
included on the easement plat prior to building permit, and approved by the
Transportation and Engineering Divisions.
5. Sidewalks along Zion Road shall be constructed to city standards and dedicated to the
City. All sidewalks and greenspace adjacent to private streets and Woodbury Drive, a
public street, shall not be owned by the City, but shall be within a public pedestrian
access easement. Sidewalks adjacent to Woodbury Drive (both sides) shall be constructed
to City standards and maintained by the City as if they are within the public right-of-way.
All other sidewalks on the property shall be constructed by the property owner to City
standards and shall be maintained to acceptable City standards by the property owner or
property owner's association. The pedestrian access easement shall grant the City full
inspection, access, and maintenance rights for public benefit. Private streets, sidewalks
and detention ponds shall be the responsibility of the property owner or property owner's
association to maintain according to city standards. Covenants shall provide that in the
event the private streets are not maintained as required, 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 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. Said covenants regarding maintenance ofprivate streets shall not be
amended and shall not terminate without approval of the City Council (§166.06
(K.10.b.vii).
6. Project Phasing: Streets and infrastructure shall be installed within 1 year of approval,
and building permits for all structures shall be required to be issued within 3 years of
approval, or the development approval is voided.
7. All trash enclosure locations and dimensions shall be fully reviewed and approved by the
Solid Waste Division prior to issuance of a building permit. Single family residential
units may utilize residential cart service; location for placement of carts on trash pick-up
day shall be coordinated with Solid Waste prior to building permit. Multi fancily units
must utilize dumpster service, and trash enclosures shall be fully screened with materials
that are compatible with and complimentary to the architecture of the surrounding
buildings.
K:IReporls120061PC Reporns10Y-t 1-O6IR-PZD 06-2190 /N'oodbmy).doc
8. Bicycle racks meeting city specifications shall be installed adjacent to the multi -family
structures.
9. The Planning Commission, by conditional use permit, shall determine the appropriate
size and magnitude of any non-residential uses within Planning Area 2.
10. No portion of any structure (i.e., porches, overhangs, etc.) shall encroach into building
setbacks or utility easements.
11. Building separation shall meet all applicable building codes as mandated by the Building
Safety Division.
12. Buildings shall be constructed to be consistent with the elevations and concepts depicted
in the building elevations in the booklet as specified. Building permits will be based
upon the submitted drawings.
13. All buildings shall be designed and constructed to be articulated without large blank wall
surfaces as they are visible from public rights -of -way and private streets. Multi -family
buildings shall be designed with a front facade facing Zion Road, Woodbury Drive, and
the private street along the south side of the building. The single-family structures shall
be designed with articulated facades facing both the public and private streets. For those
structures without street frontage, the front shall face the pedestrian access.
14. Parks fees for 67 Single -Family Units in the amount of $64,320, and park fees for 45
Multi -Family Units in the amount of $30,600 are due prior to issuance of building permit.
15. Signs shall be permitted in accordance with Chapter 174 of. the Fayetteville Unified
Development Code, and shall be subject to signage requirements for residential multi-
family development. Should mixed use be proposed as part of a conditional use request,
signage would be addressed for the commercial/nonresidential use at the time of that
request, and may be allowed in accordance with neighborhood commercial development.
16. 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 shall also be binding.
17. Should the property ever, be subdivided, it shall comply with the zoning criteria as
established and approved herein.
1 Q inse rt Page, Q into they proje ct lie,okle t pries ♦o City Council ee�nside rat �.,
THIS ITEM WAS ADDRESSED IN THE REVISED BOOKLET SUBMITTED FOR CITY COUNCIL.
K:IReporis120061PC Reports 109-11-0618-PZD 06-2190 (Woodbry).doc
Landscape Plan Comments:
19. Existing
trees shall
be retained
in good health, or new
trees shall be planted, one per
every 30'
linear feet
along Zion
Road, prior to Certificate
of Occupancy.
20. Pedestrian walkways and landscaping as shown on the site/landscape plans along all
public and private streets with a maximum separation of one tree per 30' linear feet of
street, and between the buildings (typical), shall be a requirement of the PZD, and shall
be installed as buildings are constructed, prior to occupancy.
Tree Preservation Plan Comments:
21. The removal of 49,775 square feet of canopy is equivalent to 228 (2) inch caliper large
species trees. Most if not all these trees should be located on -site outside of utility
easements. A variety of tree species shall be utilized in this area; all must be large shade
tree variety and 2 inch caliper at the time of planting.
22. Mitigation trees must be planted before the issuance of a Final Certificate of Occupancy.
A 3 -year maintenance and monitoring bond, letter of credit or check shall be deposited
with the City in the amount of $57,000. After 3 years the Urban Forester will visit the
site and release the amount finding 90% of the trees healthy.
Standard Conditions of Approval:
23. Plat Review and Subdivision comments (to include written staff comments provided to
the applicant or his representative, and all comments from utility representatives - AR
Western Gas, SWBT, Ozarks, SWEPCO, Cox Communications).
24. Trash enclosures shall be screened on three sides with materials compatible with the
surrounding structures, with access not visible from the street.
25. Staff approval of final detailed plans, specifications and calculations (where applicable)
for grading, drainage, water, sewer, fire protection, streets (public and private),
sidewalks, parking lot(s) and tree preservation. The information submitted for the plat
review process was reviewed for general concept only. All public improvements are
subject to additional review and approval. All improvements shall comply with City's
current requirements.
26. All overhead electric lines 12kv and under shall be relocated underground. All proposed
utilities shall be located underground:
27. Street lights shall be installed adjacent to all public and private streets (not alleys), with a
separation of no greater than 300 feet.
28. All exterior lighting is required to comply with the City's lighting ordinance. A lighting
K':IReportv110061PC Reports 09-i /-06I R-PZU 06-2190 (Woodbun).doc
plan and cut -sheets of the proposed exterior light fixtures shall be required to be approved
by Planning Staff prior to building permit.
29. Prior to the issuance of a building permit the following is required:
a. Grading and drainage permits
b. An on -site inspection by the Landscape Administrator of all tree
protection measures prior to any land disturbance.
•C. Separate easement plat for this project that shall include the tree
preservation area.
d. Project Disk with all final revisions
e. Completion of all required improvements or the placement of a surety
with the City (letter of credit, bond, escrow) as required by Section 158.01
"Guarantees in Lieu of Installed Improvements" to guarantee all
incomplete improvements. Further, all improvements necessary to serve
the site and protect public safety must be completed, not just guaranteed,
prior to the issuance of a Certificate of Occupancy.
Planning Commission Action: X Forward ❑ Tabled ❑ Denied
Motion: Clark (with recommendation for approval)
Second: Trumbo
Vote: 6-0-0
Meeting Date: September 11, 2006
Comments:
The "Conditions of Approval" listed in the report above are accepted in total without exception
by the entity requesting approval of this development item.
Signature
KAReportsl20061PC Reportsl09-11-061R-PZD 06-2190 (Woodbury).doc
Date
Findings associated with MDP R-PZD 06-2190 (Woodbury)
Sec. 166.06. Planned Zoning Districts (PZD).
(E) Approval or Rejection Criteria for Planned Zoning Districts
The following criteria shall be considered by the Planning Commission and City Council in the
review of a planned zoning district application based on the proposed master development plan:
(1) Whether the application is in compliance with the requirements of the UDC and the
City Plan 2025; `
FINDING: Staff finds the application to be in compliance with the Master Development
Plan Planned Zoning District criteria established by the City Council. The Interim Future
Land Use Plan Map adopted as part of City Plan 2025 designates this site Residential. The
Sector Map, also adopted as part of City Plan 2025 does not designate this specific area as a
growth area. Rezoning this property to R-PZD 06-2190 with single- and multi- family
dwelling units and a mix of density is consistent with the land use plan and compatible with
surrounding land uses and density within surrounding developed and developing property
to the north, east, and west, and undeveloped property to the south.
(2) Whether the application is in compliance with all applicable statutory provisions;
FINDING: The application has been reviewed and found to be compliant with applicable
statutory provisions.
(3) Whether the general impact of the rezoning would adversely impact the provision of.
public facilities and services;
FINDING: The impact of the rezoning and subsequent development would require the
provision of public facilities, at the cost of the developer. Without improvements to existing
infrastructure, the proposal would certainly adversely affect public facilities and services.
However, as indicated in the submittal and the staff report, certain measures are to be
taken to ensure adequate infrastructure improvements are made by the developer to
ensure the level of service does not decline due to the proposed development.
(4) Whether the rezoning is compatible with the surrounding land uses;
FINDING: The rezoning request, combined with the Master Development Plan, would
allow single- and multi- family residential uses and a mix of density. The proposed zoning
criteria in the northern portion of the site adjacent to Zion Road would provide for two
multi family buildings and a density of approximately 17 units/acre, while the majority of
the property off of Zion Road would provide for single family residential units space a
minimum of 6 feetapart, with a density of 8.5 units per acre. The site layout incorporates a
tree preservation area on the west -central, southeastern portions of the site, with a 1.12
acre common area/greenspace in the central focus of the development. The site layout is
K:I Reports12006(PC Reports 109 -1/ -06( R -P71) 06-2/90 (Woodbury).doc
compatible with the existing multi -family development to the east, and the single family
street to the west. Across Zion Road from this development is the Zion Gardens PZD
under development with a similar density and mix of residential units as the proposed
project.
(5) Whether the subject land is suitable for the intended use and is compatible with the
natural environment;
FINDING: The subject property is being used for large lot rural residential use, and is a
relatively flat site with tree canopy concentrated on the edges. The natural, environment is
suitable for the type of development proposed.
(6) Whether the intended land use would create traffic congestion or burden the existing
road network;
FINDING: The intended land use, predominantly residential, will impact the existing
traffic conditions. Currently this site only has one point of ingress and egress, though street
and cross -access stub -outs are being provided for future connections to ease the burden of
traffic on the adjacent Zion Road. Significant improvements are being provided between
this development and the adjacent Zion Road PZD (Lakewood) to increase the safety of
traffic movement on Zion Road. Improvements include the widening and inclusion of a
turn lane on Zion Road to permit through traffic to not be impeded by those turning. Staff
has expressed concerns in the past about the condition and width of Zion Road further
west of this site, as it nears Vantage Drive and College Avenue. At this time, the narrow
road section provides some traffic calming, though improvements are warranted in the
future.
(7) Whether the planned development provides for unified development control under a
unified plan;
FINDING: The booklet and master development plans submitted provide for said unified
development control.
(8) Whether any other recognized zoning consideration would be violated in this PZD.
FINDING: No other zoning considerations are proposed to be violated.
(B) Development standards, conditions and review guidelines
(1) Generally. The Planning Commission shall consider a proposed PZD in light of the
purpose and intent as set forth in Chapter 161 Zoning Regulations, and the development
standards and review guidelines set forth herein. Primary emphasis shall be placed upon
achieving compatibility between the proposed development and surrounding areas so as
to preserve and enhance the neighborhood. Proper planning shall involve a consideration
of tree preservation, water conservation, preservation of natural site amenities, and the
protection of watercourses from erosion and siltation. The Planning Commission shall
K. 1Reperrs12006tPC Reporns109-11-0618-PZD 06-2190 (ivoodbury).doc
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 Woodbury PZD provides for a transition between an existing
single family residential neighborhood and a multi -family residential apartment complex
that enhances this growing neighborhood. This transition involves the careful use of single
family detached units in a compact development pattern, all connected with a system of
pedestrian paths and greenspaces. Multi -family uses that are designed with architectural
compatibility in mind have been proposed nearer to Zion Road, the Collector Street,
thereby reducing the load of through traffic trips. The site plan has been amended
considerably to reduce the removal of tree canopy to an acceptable level, and contributions
to off -site drainage improvements will benefit the greater community. Circulation is
compact and connected, adequate parking has been provided, and the inclusion of
landscaping/mitigation trees will create a healthy urban canopy.
(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: No
screening is proposed,
as no large
surface parking areas are indicated. A
landscape plan
has been supplied, and
trees along
the frontages of all streets, both public
and private, are
required.
(3) Traffic circulation. The following traffic circulation guidelines shall apply:
(a) The adequacy of both the internal and external street systems shall be reviewed in
light of the projected future traffic volumes.
(b) The traffic circulation system shall be comprised of a hierarchal scheme of local
collector and arterial streets, each designed to accommodate its proper function and in
appropriate relationship with one another.
(c) Design of the internal street circulation system must be sensitive to such
considerations as safety, convenience, separation of vehicular and pedestrian traffic,
general attractiveness, access to dwelling units and the proper relationship of different
land uses.
KAReportr120061PC Repoas109-11-061R-PZD 06-2/90 (1Voodbury).doc
(d) Internal collector streets shall be coordinated with the existing external street system,
providing for the efficient flow of traffic into and out of the planned zoning
development.
(e) Internal
local streets shall
be designed to
discourage through traffic within the
planned
zoning development
and to adjacent
areas..
(f) Design provisions for ingress and egress for any site along with service drives and
interior circulation shall be that required by Chapter 166 Development of this code.
FINDING: The vehicular circulation system is comprised of a system of public streets,
private streets and alleys. A public street access Zion Road, a Collector, and splits around a
common green before stubbing out to the south for future connectivity. A system of private
streets internal to the development provide access to the dwelling units. The dwellings face
onto greenspaces or streets, and are accessed off of internal alleys, providing a hierarchy of
circulation that encourage an efficient flow of traffic.
(4) Parking standards. The off-street parking and loading standards found in Chapter 172
Parking and Loading shall apply to the specific gross usable or leasable floor areas of.the
respective use areas.
FINDING: No large off-street parking areas are proposed. A few small off-street parking
areas are provided, but the majority of parking is provided within garages or on the street.
All parking ratios are to be met with this proposal.
(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: This requirement has been met.
(6) Sidewalks. As required by § 166.03.
FINDING: Public, six-foot sidewalks arc to be constructed adjacent to Zion Road along
they property frontage and west to Taliesin Lane. Internal to the development, sidewalks are
provided along both sides of the public streets, along all private streets, between units and
within the development. As conditioned, all sidewalks shall be constructed as part of the
development, in conjunction with the units they serve. Most sidewalks are located within
access easements that permit public access, but are owned and maintained by the POA.
,(7) Street Lights. As required by §166.03.
FINDING: Street lights are to be provided adjacent to all public and private streets at a
separation of no greater than 300 feet.
K:IReporu12OO61PC Repons109-11-O61R-PZD 06-2190 (Woodbu,y).doc
(8) Water. As required by § 166.03.
FINDING: Public water lines are being extended in accordance with city codes.
(9) Sewer. As required by § 166.03.
FINDING: Public sewer lines are being extended in accordance with city, codes.
(10) Streets and Drainage. Streets within a residential PZD may be either public or
private.
(a) Public Streets. Public streets shall be constructed according to the adopted standards
of the City.
(b) Private Streets. Private streets within a residential PZD shall be permitted subject to
the following conditions:
(i) Private streets shall be permitted for only a loop street, or street ending with a cul-
de-sac. Any street connecting one or more public streets shall be constructed to
existing City standards and shall be dedicated as a public street.
(ii) Private streets shall be designed and constructed to the same standards as public
streets with the exceptions of width and cul-de-sacs as noted below.
(iii)All grading and drainage within a Planned Zoning District including site drainage
and drainage for private streets shall comply with the City's Grading (Physical
Alteration of Land) and Drainage (Storm water management) Ordinances. Open
drainage systems may be approved by the City Engineer.
(iv) Maximum density served by a cul-de-sac shall be 40 units. Maximum density
served by a loop street shall be 80 units.
(v) The plat of the planned development shall designate each private street as a
"private street."
(vi) Maintenance of private streets shall be the responsibility of the developer or of a
neighborhood property owners association (POA) and shall not be the
responsibility of the City. The method for maintenance and a maintenance fund
shall be established by the PZD covenants. The covenants shall expressly provide
that the City is a third party beneficiary to the covenants and shall have the right
to enforce the street maintenance requirements of the covenants irrespective of the
vote of the other parties to the covenants.
(vii) The covenants shall provide that in the event the private streets are not maintained
K:IRepons110061PC ReportsI09-1 /-061R-PZD 06-Z/90 (Woodbury).doe
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.
FINDING: The applicant shall comply with
the above criteria,
as this
development
proposes both public and private streets. Private
streets are proposed
to be 20
feet in width,
and Woodbury Drive, a public street, is 24 feet in
width, allowing for
on -street
parking.
(11) Construction of nonresidential facilities. Prior to issuance of more than eight
building permits for any residential PZD, all approved nonresidential facilities shall be
constructed. In the event the developer proposed to develop the PZD in phases, and the
nonresidential facilities are not proposed in the initial phase, the developer shall enter into
a contract with the City to guarantee completion of the nonresidential facilities.
K:IReports120061PC Reports109-I t -061R-PZD 06-2190 (Woodbwy).doe
FINDING: All development on the site shall be phased according to the phasing plan and
conditions herein.
(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: The applicant has worked with the Urban Forester to alter the previous site
plans, bringing forward an amended plan that accomplishes more of the goals for tree
preservation. The percentage of canopy preserved has increased, as has the likelihood of
longevity of health. Mitigation trees will serve to provide an increased overall canopy on
the site, providing for an urban canopy.
(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: The only non-residential structure on the site is the proposed clubhouse within
the Commons. This structure shall comply with commercial design standards.
(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:
No scenic views
are identified,
and the height of structures
proposed are not
uncommon
for the area.
(E) Revocation.
(1) Causes for revocation as enforcement action. The Planning Commission may
recommend to the City Council that any PZD approval be revoked and all building or
occupancy permits be voided under the following circumstances:
(a) Building permit. If no building permit has been issued within the time allowed.
(b) Phased development
schedule.
If the applicant does not
adhere to the phased
development schedule
as stated
in the approved development
plan.
(c) Open space and recreational facilities. If the construction and provision of all
common open spaces and public and recreational facilities which are shown on the
final plan are proceeding at a substantially slower rate than other project components.
K:1Reports110061PC ReporIs109-11-061R-PZD 06-2190 (Woodburv).doc
Planning staff shall report the status of each ongoing PZD at the first regular meeting
of each quarter, so that_the Planning Commission is able to compare the actual
development accomplished with the approved development schedule. If the Planning
Commission finds that the rate of construction of dwelling units or other commercial
or industrial structures is substantially greater than the rate at which common open
spaces and public recreational facilities have been constructed and provided, then the
Planning Commission may initiate revocation action or cease to approve any
additional final plans if preceding phases have not been finalized. The city may also
issue a stop work order, or discontinue issuance of building or occupancy permits, or
revoke those previously issued.
(2) Procedures. Prior to a recommendation of revocation, notice by certified mail shall be
sent to the landowner or authorized agent giving notice of the alleged default, setting a
time to appear before the Planning Commission to show cause why steps should not be
made to totally or partially revoke the PZD. The Planning Commission recommendation
shall be forwarded to the City Council for disposition as in original approvals. In the
event a PZD is revoked, the City Council shall take the appropriate action in the city
clerk's office and the public zoning record duly noted.
(3) Effect. In the event of revocation, any completed portions of the development or those
portions for which building permits have been issued shall be treated to be a whole and
effective development. After causes for revocation or enforcement have been corrected,
the City Council shall expunge such record as established above and shall authorize
continued issuance of building permits.
(F) Covenants, trusts and homeowner associations.
(1) Legal entities. The developer shall create such legal entities as appropriate to undertake
and be responsible for the ownership, operation, construction, and maintenance of private
roads, parking areas, common usable open space, community facilities, recreation areas,
building, lighting, security measure and similar common elements in a development. The
city encourages the creation of homeowner associations, funded community trusts or
other nonprofit organizations implemented by agreements, private improvement district,
contracts and covenants. All legal instruments setting forth. a plan or manner of
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
K:1Rr.porfs120061PC Reports 109-1l-061 R-PZD 06-2190 (Woodbury).doc
Guarantee that will govern the association with the application for final plan approval.
The provisions shall ipclude, 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. The association must be able to adjust the assessment to meet changing
needs.
FINDING: The applicant shall comply with these requirements.
Sec. 161.25 Planned Zoning District
(A) Purpose. The intent of the Planned Zoning District is to permit and encourage
comprehensively planned developments whose purpose is redevelopment, economic
development, cultural enrichment or to provide a single -purpose or mixed -use planned
development and to permit the combination of development and zoning review into a
simultaneous process. The rezoning of property to the PZD may be deemed appropriate if the
development proposed for the district can accomplish one or more of the following goals.
(1)Flexibility. Providing for flexibility in the distribution of land uses, in the density
of development and in other matters typically regulated in zoning districts.
(2) Compatibility. Providing for compatibility with the surrounding land uses.
(3) Harmony. Providing for an orderly and creative arrangement of land uses that are
harmonious and beneficial to the community.
(4) Variety. Providing for a variety of housing types, employment opportunities or
commercial or industrial services, or any combination thereof, to achieve variety
and integration of economic and redevelopment opportunities.
(5)
No negative
impact.
Does not have a negative effect upon the future development
of the
area;
(6) Coordination. Permit coordination and planning of the land surrounding the PZD
K::IRepons120061PC Repans109-11-061R-PZD 06-2190 (Woodburv).doc
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: Staff finds this proposal meets the intent of many of the parameters of the
CityPlan 2025, as well as the above ten criteria, including flexibility in density,
compatibility and transition of land use, provision of a variety of housing types, common
open spaces, and enhancement of existing natural features. The following guiding policies
within Residential Areas are applicable to this development, and help to achieve the six
primary goals of the CityPlan 2025:
Residential Areas:
12.1.4.a Utilize principles of traditional residential urban design to create compatible, livable,
and accessible neighborhoods. (Goal 3)
12.1.4.c Minimize through traffic on minor residential streets, while providing connections
between neighborhoods to encourage openness and neighborliness. (Goal 4)
12.1.4.d Manage non-residential development within and adjoining residential neighborhoods
to minimize nuisances.
12.1.4.e Utilize more intense development patterns within the infill sector and encourage
mixed uses in new developments to promote better community design, maintain human scale,
and enhance pedestrian activity. (Goal 1)
I2.1.4.f Site new residential areas accessible to roadways, alternative transportation modes,
community amenities, infrastructure, and retail and commercial goods and services. (Goals
Ig and 3)
12.1.4.g Encourage residential dwellings in appropriate specified Mixed Use Areas. (Goals I
and 3)
K:IReports120061PC Reports(09-11-061R-PZD 06-2190 0Voodbwy).doc
12.1.4.h Encourage a development scale to maintain compatibility and proportionality
between nonresidential development and adjacent residential areas. (Goal3a)
12.1.4.1 Utilize the Master Street Plan and incorporate bike lanes, parkways and landscaped
medians to preserve the character of the City and enhance the utilization of alternative modes
of transportation. (Goal 4)
12.1.4 j Discourage design elements that prohibit complete, compact, - connected
neighborhoods such as cul-de-sacs, gated communities, etc. (Goal 3a,)
(B) Rezoning. Property may be rezoned to the Planned Zoning District by the City Council
in accordance with the requirements of this chapter and Chapter 166, Development. Each
rezoning parcel shall be described as a separate district, with distinct boundaries and specific
design and development standards. Each district shall be assigned a project number or label,
along with the designation "PZD". The rezoning shall include the adoption of a specific master
development plan and development standards.
FINDING: The submitted development plats and Master Development Plan booklets, along
with the conditions of approval found applicable and appropriate, are binding with the
approval of the requested rezoning. Should the Planning Commission forward this item to
the City Council, an ordinance will be drafted for consideration of rezoning this property
in accordance with the submittal herein.
(C) R — PZD, Residential Planned Zoning District.
(1) Purpose and intent. The R-PZD is intended to accommodate mixed -use or clustered
residential developments and to accommodate single -use residential developments that
are determined to be more appropriate for a PZD application than a general, residential
rezone. The legislative purposes, intent, and application of this district include, but are
not limited to, the following:
(a) To encourage a variety and flexibility in land development and land use for
predominately residential areas, consistent with the city's City Plan and the orderly
development of the city.
(b) To provide a framework within which an effective relationship of different land uses
and activities within a single development, or when considered with abutting parcels
of land, can be planned on a total basis.
(c) To provide a harmonious relationship with the surrounding development, minimizing
such influences as land use incompatibilities, heavy traffic and congestion, and
excessive demands on planned and existing public facilities.
K. IReports120061 PC Reports109-] 1-0618-PZD 06-2/90 (Woodbury):doc
(d) To provide a means of developing areas with special physical features to enhance
natural beauty and other attributes.
(e) To encourage the efficient use of those public facilities required in connection with
new residential development.
FINDING: Staff is recommending approval of this application, finding the proposed PZD
meets the intent of the PZD ordinance as noted above.
(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: Permitted and Conditional uses are outlined in both the Master Development
Plan booklets and plats.
(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: All uses are proposed as residential, with the exception of those areas identified
for conditional use permits and the clubhouse.
(F) Bulk and area regulations
(1) Residential density. Residential densities shall be determined on the basis of the
following considerations:
(a) The densities of surrounding development;
(b) the densities allowed under the current zoning;
(c) the urban development goals and other policies of the city's General Plan;
(d) the topography and character of the natural environment; and
(e) the impact of a given density on the specific site and adjacent properties.
FINDING:
Surrounding development
is mixed in density,
from large lot single family to
24 -unit per
acre multi -family zoning.
Density under the
current zoning (R -A) is not
appropriate
for this area, as the city's
development goals and
infrastructure for this area
K:1Reports120061PC Reportst09-/I-061R-PZD06-2/90 (Woodbury).doc
supports a higher density.
(2) Lot area and setback requirements. Taking into consideration the unique aspects of each
project, preliminary development plans for Planned Zoning Districts shall conform as
closely as possible to the existing standards for lot area minimums and setback ,
requirements under this chapter.
FINDING: Lot area minimums and setbacks are varied on this project, as it provides for a
small footprint type of unit with a mixed unit type and mixed density. The project is being
developed without subdivision of land, thus a horizontal property regime will likely be
filed. Smaller lot and decreased setback development has been approved across the street
with Zion Road PZD (Lakewood).
(3) Building height. There shall be no maximum building height except as may be
determined by the Planning Commission during the review of the preliminary
development plan based. on the uses within the development and the proximity of the
development to existing or prospective development on adjacent properties. A lesser
height may be established by the Planning Commission when it is deemed necessary to
provide adequate light and air to adjacent property and to protect the visual quality of the
community.
FINDING: Building heights proposed for this project are typical of single and multi -family
development in the surrounding area.
(4) Building area. The Planning Commission shall review specific proposed lot coverages
which generally correspond to the guidelines for lot coverage in the respective
residential, office, commercial or industrial district which most depicts said development
scheme.
FINDING: The lot coverage on this project is minimal, though the density is higher, due to
the provision of Tree Preservation areas and common greenspaces throughout.
*Required Findings for Rezoning Request.
Land Use Plan: The CityPlan 2025 Interim Future Land Use Plan designates this site as a
Residential Area. Rezoning this property to .R-PZD 06-2190, with the associated Master
Development Plan, allows this future land use to vary somewhat, 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 City Plan 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.
K. tRepor[s120061PC Rel"ruI0941-0618-PZD 06-2/90 (Woodbury).doc
Finding: Staff finds the proposal is highly consistent with the land use planning
objectives, principles and policies, as evidenced the number of guiding policies
for Residential Areas this proposal meets. Rezoning the property will
accommodate both the future land use plan for residential uses in this area and
also allow for a variety of housing types, sizes and development pattern, thus
providing more choice for more citizens.
2. A determination of whether the proposed zoning is justified and/or needed at the time the
rezoning is proposed.
Finding: At this time the property is zoned R -A, which allows for primarily agricultural
use. This site is not suited for continued agricultural use, nor has it been used for
such for some time. Adjacent to commercial and public services, arterial streets
and public parks, a rezoning of this property to a higher density is advisable.
3. A determination as to whether the proposed zoning would create or appreciably increase
traffic danger and congestion.
Finding: Staff finds this proposal will not create or appreciably increase traffic danger
. and congestion, with the street improvements recommended
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: Staff finds that in evaluating this proposal, the population density would
undoubtedly be increased from that which is currently existing. Staff finds,
however, that the load created on public services is not an undesirable or
detrimental impact, with the improvements as recommended by staff for this
project.
Engineering: Public water is adjacent to the site. There is an 8" waterline along Zion.
Water service will need to be extended within the property and looped into
the development on the east side of this property at the time of development.
Sanitary sewer is available on the site. There is an 8" sewer main along Zion.
Improvements to the sewer system may be required dependent upon the
demand placed by the development. Sewer service will need to be extended
within the property at the time of development.
The site has access to Zion Road. Zion Road is a partially improved two-lane
paved roadway at this property. Improvements that may be required shall be
evaluated by staff as development occurs. Current recommendations include
widening the roadway to 18' from centerline along the project frontage
K.(Reports120061PC Repons109-11-061R-PZD 06-2190 (Woodbury).doc
extending west to the next street.
Standard improvements and requirements for drainage will be required for
the development.
Police: It is the opinion of the Fayetteville Police Department that this rezoning will
not substantially alter population density and will not create an undesirable
increase on police services. It is, however, the Police Dept's opinion that the
traffic generated from 67 single family and 45 multi -family dwellings will
increase traffic danger and congestion on the existing two-lane Zion Road.
Therefore, staff is making recommendation to improve this situation,
creating three -lane section and carrying those improvements west to Taliesin
Lane.
Fire: The subject property is located approximately 2.1 miles from the Plainview
FS #4, with an expected response time of approximately six minutes. With
the opening of the new FS #5 at Crossover and Old Wire, the distance will be
reduced to 2 miles with an expected response time of four minutes. No
adverse impacts on call volume or response time is anticipated.
5. If there are reasons why the proposed zoning should not be approved in view of
considerations under b (1) through (4) above, a determination as to whether the proposed
zoning is justified and/or necessitated by peculiar circumstances such as:
a. It would be impractical to use the land for any of the uses
permitted under its existing zoning classifications;
b. There are extenuating circumstances which justify the rezoning
even though there are reasons under b (1) through (4) above why
the proposed zoning is not desirable.
Finding: N/A
K:IReports'2006V'C Reports109-11-061R-P7.D 06-1190 (1 oodburv).doc
ueviiie JJJy e PC Meeting of September ii, 2006
ARKANSAS
113 W. Mountain St.
Fayetteville,
THE CITY OF FAYETTEVILLE, ARKANSASne:(AR 72701
(479) (479) 444-3470
TREE PRESERVATION and PROTECTION REPORT
To: Fayetteville Planning Commission
From: Sarah K. Patterson, Urban Forester
Date: September 7, 2006
ITEM # RPZD o6-2190: Planned Zoning District (Woodbury)
Requirements Submitted:
T
Initial Review with the Landscape Administrator
✓
Site Analysis Map Submitted
✓
Site Analysis Written Report Submitted
T
Complete Tree Preservation Plan
Submitted
Canopy Measurements:
Total Site Area f5MO =v=
acres
11.66
square feet
5O7,91O
€Existi�g Tree Can o r
acres
2.1
square feet
91,476
percent of site area
18 %
!Existing Tree Canopy;Preserved.eRW
acres
0.95
square feet
41,649
percent of total site area
8.2 %
Percent Minimum Cano'` ` Re uired ?
18
FINDINGS:
The desirability of preserving a tree or group of trees by reason of age, location, size or
species.
This site contains 18% canopy cover. Most species are oak and pine
that have been planted over the years by past property owners. A
good portion of the canopy is located along the east and westproperty
lines making it a good candidate for preservation.
The extent to which the area would be subject to environmental degradation due to
removal of the tree or group of trees.
• Environmental degradation should be very minimal on this site.
The impact of the reduction in tree cover on adjacent properties, the surrounding
neighborhood and the property on which the tree or group of trees is located.
• Canopy removed will affect the adjacent property owners. Single
family residents are found to the west. The proposed plan shows the
preservation of a large portion of canopy to the southeast and west.
Whether alternative construction methods have been proposed to reduce the impact of
development on existing trees.
• N/A
Whether the size or shape of the lot reduces the flexibility of the design.
• Size and shape of the lot does not reduce flexibility of design.
The general health and condition of the tree or group of trees, or the presence of any
disease, injury or hazard.
• The general health of the trees is good.
The placement of the tree or group of trees in relation to utilities, structures, and use of
the property.
• This project proposes a very dense area with alley's, private drives,
and a public street. This current layout requires a high number of
large utility easements making preservation very difficult. Most the
preserved canopy for this site has been put aside in areas that will
never be affected by utilities and/or structures.
The need to remove the tree or group of trees for the purpose of installing, repairing,
replacing, or maintaining essential public utilities.
• There is a high amount of canopy found near or within utility
easements.
Whether roads and utilities are designed in relation to the existing topography, and
routed, where possible, to avoid damage to existing canopy.
• There is little to no topography at the site to deal with.
Construction requirements for On -Site and Off -Site Alternatives.
• N/A
The effects of proposed On -Site Mitigation or Off -Site Alternatives.
• Mitigation will be required on this site in the amount of 228 (2) inch
caliper large species shade trees. This mitigation along with the
proposed landscape plan will greatly benefit this area.
The effect other chapters of the UDC, and departmental regulations have on the
development design.
This project is a Residential Planned Zoning District.
The extent to which development of the site and the enforcement of this chapter are
impacted by state and federal regulations:
N/A
The impact a substantial modification or rejection of the application would have on the
Applicant:
• Staff is recommending approval of the submitted Tree Preservation
Plan with the following conditions.
Conditions of Approval:
i. The removal of 49,775 square feet of canopy is equivalent to 228 (2)
inch caliper large species trees. All of these trees should be located
on -site outside of utility easements.
2. Staff recommends using a variety of tree species in this area. These
trees must however be of the large shade tree variety and 2 inch
caliper at time of planting. If design and species changes significantly
before planting' a revised landscape plan may be requested by the,
Urban Forester.
3. Mitigation trees must be planted before the issuance of a Final
Certificate of Occupancy. A 3 -year maintenance and monitoring
bond, letter of credit or check shall be deposited with the City in the
amount of $57,000. After 3 years the Urban Forester will visit the site
and release the amount finding 90% of the trees healthy.
Planning Commission Meeting
September 11, 2006
±aye aevilie
ARKANSAS
THE CITY OF FAYETTEVILLE, ARKANSAS
LANDSCAPE REVIEW FORM
To: Fayetteville Planning Commission
From: Andrew Garner, Senior Planner
Date: September 05, 2006
ITEM #: LSD 06-2190 (Woodbury)
Applicable Requirements:
X
[O(f StreeeParking
iComme�cial Design Standards)
1Buffe-A and Screenin-'
lI'_-540 Dei`' rOceea '
Plan Checklist:
Y = submitted by applicant
N = requested by city
NA = not applicable
125 W. Mountain St.
Fayetteville, AR 72701
Telephone: (479) 575-8267
Preliminary
Submittal
LFinal -
: Submittal
)Off -St efParkin andILoadin
y
wheel
stops / curbs
NA
irrigation
y
edged landscape beds indicated
Y
species of plant material identified
]r
size of plant material at time of installation indicated
y
interior landscaping
narrow tree lawn (8'min. width, 17' min. length / 1 tree per 15 spaces)
tree island 10' min. width / I tree per 12 spaces)
Y
perimeter landscaping
side and rear property lines (5landscaped)
adjacent to street R. O. W (15' greenspace exclusive for landscaping / I
street tree every 30 L.F., a continuous planting of shrubs and ground
cover - 50% evergreen)
K: turban Forester\PRO✓ECTSILSD-20061 Woodbury \Subdivision Committee (Landscape Revreu9. wd.
Planning Commission Meeting
September 11, 2006
y
soil amendments notes include that soil is amended and sod removed
y
mulching notes indicate mulching around trees and within landscape beds.
y .
planting details according to Fayetteville's Landscape Manual
jPreliniinary
Submittal
Final
Submittal
Commecctal Design Standards `, riwazw
x .., . ,4..3.4L
NA
greenspace adjacent to street R.O.W. (15' wide)
NA
street trees planted every 30' L.F. along R.O.W.
NA
outdoor storage screened with landscaping
=Buff&""s and Screeniri . • "P = = : `
NA
landscaped area (12' min.)
NA
fence required
NA
outdoor storage screened with landscaping
NA
non-residential landscape screen when adjacent to residential zones
NA
landscape requirement for setback reduction
Over•la DistricctRe uirements ""° ``'
NA
greenspace adjacent to street R.O.W. (25' wide)
NA
street trees planted every 30'L.F. along R.O.W.
NA
25% of total site area left in greenspace (80% landscaped)
NA
parking lots and outdoor storage screened with landscaping.
Recommendation: Approval of the landscape plan associated with R-PZD•.06-2190 with the
following' conditions.
Conditions of Approval:
1. Existing trees shall be retained, or new trees shall
be planted, one per
every 30' linear feet
along Zion Road (on the east side
of entry in front
of the multi -family
structure).
2. Prior to building permit, a cost estimate for all required landscaping is to be submitted to the
Landscape Administrator for review. Once approval is gained, a guarantee is to be issued
(bond/letter of credit/cash) for 150% of the cost of the materials and installation of the plants.
This guarantee will be held until the improvements are installed and inspected, at the time of
Certificate of Occupancy.
K: (Urban Foresee,1PROJECTSIL.SD-20061n'oodbury Subdivision Committee (Landsrwpe Review). ud.
From: Travis Dotson
To: Fulcher, Jesse, Garner, Andrew
Date: 8/11/06 2:28PM
Subject: Subdivision Committee Meeting for Thursday, August 17, 2006
Jesse
LSD 06-2189: Metropolitan National Bank - The site plans show no designated area for a dumpster-We
will only allow carts for trash removal.
Andrew
LSD 06-2195: Pratt Place Inn - Solid Waste will require an adequate dumpster pad for this location for
trash pick-up.
R-PZD06-2190: Woodbury - all mull -unit dwellings will be required to have dumpsters, after discussion
with my boss, Carrol Hill. The dumpster pads should be placed in locations that are easily accessible, and
follow all Solid Waste Division recommendations/guidelines.
Travis Dotson
CC: . Hill, Carrol
August 17, 2006
Jeremy Pate
Zoning and Development Director
City of Fayetteville
113 W. Mountain
Fayetteville AR. 72701
Dear Director Pate,
This document is in response to the request for a determination of whether the proposed
rezoning R-PZD 06-2190: PLANNED ZONING DISTRICT (WOODBURY, 137):
submitted by ENGINEERING, INC. for property located south of Zion Road, and east of
Taliesin Lane. The property is zoned R -A, and contains approximately 11.66 acres. The
request is for development and rezoning to R-PZD.
It is the opinion of the Fayetteville Police Department that the rezoning will :ndt ,
substantially alter the population density but will not create an undesirable increase on
police services. The vehicle traffic from 67 single family and 45 multi -family. dwellings
will increase traffic danger and congestion on an already congested two-lane road (Zion).
In reference to R-PZD -2191: PLANNED ZONING DIS C T (UNIVERSITY
LUB TOWER, 135): Su Iced by CRAFTON TULL & ASQCIATES INC. —
ROGRS for property located n h of Lowe's, east of the NWA M1JThe property is
zoned lQ and contains approximate 6.11 acres. The request is for a istory /
approximat 200' tall building with am�x�um 83 dwelling units and hot
urface and'
underground pa?kipg
It is the opinion of the Fettville Police Department th�t4je zoning of this project will
not substantially alter the pop ion density and will not cr&at�an undesirable increase
on police services. The potential osting 83 new residences w all vehicular traffic
exiting the complex onto an already cofikesd two lane road (Zion), ' 1 increase traffic
danger and congestion in the area.
Fayetteville Fire
Department
To: Suzanne Morgan, Andrew Garner, Jeremy Pate, and Jesse Fulcher
Thru: Chief Tony Johnson
Asst Chief Bud Thompson
From: Captain Dale Riggins
Date: September 6, 2006
Re: August 21, 2006 Zoning Review — Fire Department Comments
PZD06-2190 (Woodbury)
These 11.66 acres are covered by Engine 4 and Ladder 4 located at 3385 N
Plainview. It is 2.1 miles from the station with an expected response time of 6
minutes. After the new Station 5 opens at Crossover and Old Wire, the distance will
be reduced to 2 miles with an expected response time of 4 minutes.
The Fire Department anticipates 25 (15 EMS - 10 Fire/Other) calls for service per
year once the development is completed and maximum build -out has occurred.
Measured Hydrant Flow in this area is 1539 gallons/minute.
The service impact of this development will typically take eighteen months after the
development is started, and the units begin to be occupied, to occur. There should
be no adverse effects on our call volume or response time to this development.
PZD06-2191 University Club Towei
These 16.11 acres ' covered by Engine 4 an adder 4 at 3385 Ns.Qlainview.
Z.t is 1.6 miles from th'�s,tation with an expecte&csponse time of 5 inutes.
TftLfire Department antitpates 19 (12 EMS - 7 Fi Other) calls for se ice per year
onceIhQ development is comtst,d and maximum buR&put has occurred:
Measure ydrant Flow in this are 1500 gallons/minut
The service itwact of this developmentwQ typically take eig en months after the
development is tared, and the units begin be occupied, to oc�t There should
be no adverse effect our call volume or res5bnse time to this 13 story high rise.
RZNO6-2 (Mariscal)
This 1.5 acres overed by Engine at 835 Rupple1a.
is .6 miles from station with an ikpcted response ihcof 2 min s.
Me red Hydrant Flo this area is 153 Ilons/minute.
We do t figure anticipate Its for service on c9perties that are be zone '& -C
although t4cly this kind of de1prnent does not adversely affect ou II volume..
Please feel free to contest me if you have any questions concerning the comments
Captain Dale Riggins
Lindsey Management Co., Inc.
1200 E. Joyce Boulevard ■ P.O. Box 13000 ■ Fayetteville, AR 72703 ■ (479) 521-6686 ■ Fax (479) 527-8787
September 6, 2006
Mike Phillip
L1611 Holdings, LLC
2458 East Joyce Boulevard, Suite 8
Fayetteville, AR 72703
Dear Mike:
Valley Lake, a Limited Partnership hereby conditionally agrees to provide a limited access
easement to the developers of Woodhury PZD. The easement will be for the use of allowing
emergency vehicles access from the property owned by Valley Lake to the adjacent property
being developed by L1611 Holdings, LLC.
The conditions of final approval are:
1) The developers of Woodbury will provide a survey showing the exact location of the
access easement;
2) Approval from all partners of Valley Lake, a Limited Partnership;
3) The developers of Woodbury will bear all costs associated with the access easement
including but not limited to survey, legal, gates, locking bollards, concrete and
landscaping.
4) The developers of Woodhury will at their cost restore any landscaping, fencing, - —
pavement or any other item disturbed by the construction of easement within sixty
days after the completion of construction.
If you have any questions, please contact Scott Rogerson at (479) 521-6686.
Valley Lake, a Limited Partnership
By: Vall Lake Management Company, Inc.
It eneral Partner
E. Lindsey,
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JOODBURY SITE ACCESS STUDY
Addendum to Zion Gardens Residential Subdivision Traffic Study
Jul
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WOODBURY SITE ACCESS S - JOY
Addendum to Zion Gardens Residential Subdivision Traffic Study
TABLE 1
Summary of Trip Generation
Land Use
Size
Units
24 Hr
2 -Way
AM Pk Hour
PM Pk Hour
Vol.WEnterE)dtEnter
E>at
Single Family
Recreation Center
112
2
Dwellings
Th.Gr.Sq.Ft.
1072
46
72
1
41
2
Totals
'1
A
1118
73
43
-. • nurvmcp .rV Vald avanaole.
EXISTING PEAK HOUR TRAFFIC WITH SITE DEVELOPED
The combination of the existing traffic with the proposed traffic from the development is
shown in Table 2. Table 2 replaces Table 4- Level of Service Summary — Projected
Traffic Conditions in the Peters Traffic Study.
TABLE 2- LEVEL OF SERVICE
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RECOMMENDATIONS
The Woodbury Development traffic combined with the existing background traffic and
proposed Zion Gardens Residential Subdivision does not adversely effect the
intersections along Zion Road at Old Missouri Road, Lantana Lane (future), Randall
Place, and Crossover. The LOS at each intersection is at LOS D or better. The addition
of the Woodbury traffic to the Zion Gardens Traffic Study does not greatly impact the
existing driveway further than found in the Peters' Study. No additional
recommendations are being made with this addendum.
8/8/2006 _3 _
T:VaMI0p]I]A2 EnginlWoodMa�Tra(fc SmdNllf:SIGM1p J FORconQ(ft ag repoadoc
1
Woodbury Site Access
Summary of Multi -Use Trip Generation
Average Weekday Driveway Volumes
August 08, 2006
•
24 Hour
AM Pk
Hour
PM Pk
Hour
Two -Way
Land Use Size
Volume
Enter
Exit
Enter
Exit
Single Family Detached Housing.
112 Dwelling Units
1072
21
63
72
41
Recreation Community Center
2 Th.Gr.Sq.Ft.
46
2
1
1
2
Total
1118
23
64
73
43
Note: A zero indicates no data available.
TRIP GENERATION BY MICROTRANS
PRELIMINARY COST ESTIMATE
2758 Millennium Drive, Fayetteville, AR 72703
Phone 479-582-4234 Fax 479-582-9254
ENGINEERING, INC. Date: 09/12/06
PROJECT NAME: WOODBURY
STUB -OUT ESTIMATE
ENGINEER'S ESTIMATE
Item
No.
Unit
Description of Item
Planned
Quantity
Unit
Price
Extended
Amount
1
CY
Undercut & Haul Off
35
4.50
157.50
2
TY
Select Fill (Red Hillside)
25
8.50
212.50
3
SY
Asphalt Streets @4" ACHM Base & 2" ACHM Surface
30
26.00
780.00
4
LF
Remove and Dispose of Existing Curb and Gutter
80
3.00
240.00
5
LF
Curb and Gutter (New)
30
9.50
285.00
TOTAL
$ 1,675.00
RPZU06-1190 WOO D B U RY
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Overview Legend Boundary
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10.9.06 Clarice Pearman - Ords. 4931-4934 Page 1
From: Clarice Pearman
To: Pate, Jeremy
Date: 10.9.06 12:54 PM
Subject: Ords. 4931-4934
Attachments: 4934 VAC 2270.pdf; 4931 R-PZD 06-2190.pdf; 4932 VAC 06-2219 Exhibit B.pdf;
4932 VAC 06-2219.pdf; 4933 VAC 06-2220 Exhibit B.pdf; 4933 VAC 2220.pdf; 49
31 R-PZD 06-2190 Exhibit B.pdf
CC: Audit; GIS
Jeremy,
Attached are ordinance passed by the City Council, October 3, 2006. If anything else is needed please let me know.
Thanks.
Clarice
l
r
NORTHWEST ARKANSAS EDITION'
Benton County Daily Record
P. O. BOX 1607
FAYETTEVILLE, AR 72702
PHONE: 479-571-6415
AFFIDAVIT OF PUBLICATION
I, Karen Caler, do solemnly swear that I am Legal Clerk of the Arkansas
Democrat Gazette newspaper. Printed and published in Benton County
Arkansas, (Lowell) and that from my own personal knowledge and
reference to the files of said publication, the advertisement of:
Ordinance 4931
Was inserted in the Regular Editions:
October 13, 2006
Publication Charge: $544.22
Subscribed and sworn to before me
This/ day of � �L� , 2006.
Notary Public
q
My Commission Expires:
Sharlene D. Williams
Notary Public
State of Arkansas
My Commission Expires
October 18, 2014
RECEIVED
OCT 16 2006
CITY OFFAYETTEV TE
CITY CLERK'S OFI�
AN ORDINANCE ESTABLISHING A RESIDENTIAL
PLANNED ZONING DISTRICT TITLED R-PZD 06-
2190, WOODBURY, LOCATED SOUTH OF ZION
ROAD AND EAST OF TALIESIN LANE, CONTAINING
APPROXIMATELY 11 66 ACRES; AMENDING THE
OFFICIAL ZONING MAP OF THE CITY OF FAYET-
TEVILLE, AND ADOPTING THE ASSOCIATED MAS
TEP DEVELOPMENT PLAN
aeevile
Y ARKANSAS
BE IT ORDAINED BY THE CITY COUNCIL OF THE CITY OF FAYETTEVILLE,
ARKANSAS:
1. That the zone classification of the following described property is hereby changed as fol-
4om R -A, Residential Agricultural, to R-PZD 06-2190 as shown in Exhibit "Aand depicted in Exhibit
B" attached hereto and made a pan hereof.
Section 2: That the change in zoning classification is based upon the approved master development
,tan, development standards, statement of commitments and the conditions of approval as submit-
ed determined appropriate and approved by the City Council indicated in Exhibit C" attached
lerato and made a part hereof.
Section 3. That this ordinance small take effect and be in full force at such time as all of the require-
thents of the master development plan have been met.
Section 4: That the official zoning map of the City o1 Fayetteville, Arkansas, is hereby amended to
effect the zoning change provided in Section 1 above.
and APPROVED this 3rd day of October, 2006.
1PPROVED. ATTEST
3y: By.
PAN COODY, Mayo. SONDIA p51TN, City Cl"
EXHIBIT'A'
R-PZD 06-2190
A PART OF THE NE114 OF THE SE1/4 OF SECTION 24, IN TOWNSHIP 17 NORTH AND RANGE 30
WEST OF THE FIFTH PRINCIPAL MERIDIAN IN WASHINGTON COUNTY, ARKANSAS, AND BEING
MORE PARTICULARLY DESCRIBED AS FOLLOWS TO -WIT COMMENCING AT A FOUND STONE AT
THE SOUTHWEST CORNER OF SAID FORTY ACRE TRACT AND RUNNING THENCE S86°56'03E
653.39 FEET TO A FOUND RAILROAD SPIKE SET IN CONCRETE AT THE SOUTHEAST CORNER
OF USONIA TERRACE ADDITION TO THE CITY OF FAYETTEVILLE, THENCE ALONG SAID SUBDI-
VISION LINE h100°31'16"W 225.51 FEET TO THE POINT OF BEGINNING, AND RUNNING THENCE
N 00° 31' 16' W OF 566.61 FEET TO THE BEGINNING OF A NON -TANGENTIAL CURVE, SAID
CURVE TURNING TO THE RIGHT THROUGH AN ANGLE OF 1 T 34' 51.6, HAVING A RADIUS OF
724.78 FEET AND WHOSE LONG CHORD BEARS N 81° 08' 54' E FOR A DISTANCE OF 221.52
FEET TO A POINT OF INTERSECTION WITH A NON -TANGENTIAL LINE, THENCE N 89° 52' 32 E
OF 477.01 FEET TO A FOUND 518 -INCH REBAR, THENCE LEAVING SAID RIGHT OF WAY solo 14
05' W 866.33 FEET TO A FOUND 5/8 -INCH REBAR. THENCE N 860 39' 43' W 370.36 FEET TO A
FOUND IRON PIN, THENCE N 01° 14' 11' W 225.60 FEET TO A FOUND 518 -INCH REBAR, THENCE
N 86° 40' 14' W 297.97 FEET TO THE POINT OF BEGINNING CONTAINING 11.66 ACRES MORE
OR LESS. SUBJECT TO RIGHT OF WAY ALONG ZION ROAD AND ANY OTHER RIGHT OR EASE-
MENTS OF RECORD.
EXHIBIT'C'
R-PZD 86-2190
Candflaes of Approval
1. Planning Commission determination of street improvements. Staff recommends the developer
construct curb, gutter, sidewalk, and storm drainage along the south side of Zion Road along the
property frontage, and extend these improvements approximately 220 to the west to tie-in to the
existing improvements at Taliesin Lane, utilizing a 36' wide street section (striped for a turn lane).
2. Planning Commission determination of ottstte drainage improvements in lieu of onsue detention.
Staff recommends that at minimum, an assessment of $33,537 50 shall be contributed to the Coy of
Fayetteville by the developer in lieu of typical on -site detention requirements. These funds will belai-
lized in an on -going storm water drainage improvement project in the immediate vicinity.
3. Planning Commission determination of adequate connectivity. The applicant indicates street stub -
outs to the south and east, and a connection to Zion Road to the north. Them is a developed sin-
gle-family subdivision to the west and connectivity is not feasible. Staff recommends the following.
a) The developer shall secure and submit a signed, recorded access easement iron the adjacent
property owner to the east to allow for emergency access, prior to issuance of a building permit. The
private street shall be extended into the parking area of the property to the east as indicated on the,
plat, reconstructing parking spaces/landscaping as necessary.
b) An additional stub -out shall be provided to the south between units 43 & 44, as indicated in the
submitted drawings. There is an existing large parcel of land in this area with one single family res-
idence with a long driveway connecting to Taliesin Lane to the west, and a driveway connecting to
the north to the subject property. A stub -out of the private street to this property would permit future
cross -access when the property to the south redevelops. Access easements and signs indicating
the future connection shall be provided prior to building permit. The applicant shall pay an assess-
ment to the City in the amount of $1,675 for future construction of this stub -out print to issuance of a
building permit.
c) A public street shall be extended to the south property line in the manner indicated (Woodbury
Drive). Signs shall be provided indicating a future street connection.
4. The applicant shall dedicate right-of-way a minimum of 35' from centerline of Zion Road. Righl-
of-way dedication for Woodbury Drive is variable as depicted on the site plan. The access ease-
ments adjacent to Woodbury Drive shall allow the City the rights of full access to repair or replace
puolic infrastructure. Appropriate language shall be included on the easement plat prior to building
permit, and approved by the Transportation and Engineering Divisions.
5. Sidewalks along Zion Road shall be constructed to city standards and dedicated to the City All
sidewalks and green space adjacent to private streets and Woodbury Drive, a public street, shall not
be owned by the City, but shall be within a public pedestrian access easement. Sidewalks adjacent
to Woodbury Drive (both sides) shall be constructed to City standards and maintained by the City
as if they are within the public right-of-way. All other sidewalks on the property shall be constructed
by the property owner to CM standards and shall be maintained to acceptable Coy standards by
the property owner or property owners association, the pedestrian access easement shall grant the
City full inspection, access, and maintenance rights for public benefit. Private streets, sidewalks and
deienllor: ponds shalt be the 'esponsitxnV of the property owner or property owner's association to
maintain according to city standards. Covenants shall provide that in the event the private streets
are not maintained as required, 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 prop-
erly within the PZD for such cost. The 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 munici-
pal functions. Said covenants regarding maintenance of private streets mall not be amended anc
shall not terminate without approval of the City Council (§166.06 (K.10.b.vi0.
6. Protect Phasing: Streets and infrastructure shall be installed within 1 year of approval, and build-
ing permits for all structures shall he required to be issued within 3 years of approval, or the level
opment approval is voided.
7. All trash enclosure locations and dimensions shall be tally reviewed and approved by the Solid
Waste Division prior to issuance of a building permit. Single family residential units may utilize resi-
dential can semce; location for placement of cans on trash pick-up day shall be coordinated with
Solid Waste prior to building permit. Multi -family units must utilize dumpster service, and trash enclo
sures shall be fully screened with materials that are compatible with and complimentary to the archr
lecture of the surrounding buildings.
B. Bicycle racks meeting city specifications shall be installed adjacent to the multi-fandly structures.
9 The Planning Commission, by conditional use permit, shall determine the appropriate size and
magnitude of any non-residential uses within Planning Area 2.
10. No portion of any structure (i.e.. porches, overhangs, etc.) shall encroach into building setbacks
or utility easements.
11. Building separation shall meet all applicable building codes as mandated by the Building Safety
Div is ion.
12. Buildings shall be constructed to be consistent with the elevations and concepts depicted in the
building elevations in the booklet as specified. Building permits will be based upon the submitted
drawings.
13. All buildings shall be designed and constructed to be articulated without large blank wall sur
laces as they are visible from public rights -of -way and private streets. Multi -family buildings shall be
designed with a front facade facing Zion Road, Woodbury Drive. and the private street along the
south side of the building. The single-family structures shall be designed with articulated facades
lacing both the public and private streets. For those structures without street frontage, the front shall
lace the pedestrian access.
14. Parks fees for 67 Single -Family Units in the amount of $64,320. and park fees for 45 Multi -Family
Units in the amount of $30,600 are due prior to issuance of building permit.
Signs shall be permitted in accordance with Chapter 174 of the Fayetteville Unified Development
Code, and shall be subject to signage requirements for residential multi -family development.
Should mixed use be proposed as part of a conditional use request, signage would be addressed
for the commercial/nonresidential use at the lime of that request, and may be allowed in accordance
with neighborhood commercial development.
15. The Master Development Plan, Statement of Commitments and Architectural Standards submit -
led 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 shall also be binding.
16. Should the property ever be subdivided, it shall comply with the zoning criteria as established
and approved herein.
Landscape Plan Cemmentsf
17. Existing trees shall be retained in good health, or new trees shall be planted, one per every 30'
linear feet along Zion Road, prior to Certificate of Occupancy.
18. Pedestrian walkways and landscaping as shown on the site/landscape plans along all public and
private streets with a maximum separation of one tree per 30' linear feet of street. and between the
buildings (typical), shall be a requirement of the PZD, and shall be installed as buildings are con-
structed. prior to occupancy.
The Preservation Plan Coa im.atsf
19. The removal of 49.775 square feet of canopy is equivalent to 228 (2) inch caliper large species
trees. Most if not all these trees should be located on -site outside of unity easements. A variety of
tree species shall be utilized in this area, all must be large shade tree variety and 2 inch caliper at
the time of planting.
20. Mitigation trees must be planted before the issuance of a Final Certificate of Occupancy. A 3 -
year maintenance and monitoring bond, letter of credit or check shall be deposited with the City in
the amount of $57,000. After 3 years the Urban Forester will visit the site and release the amount
finding 90% of the trees healthy.
Standard Co n Mona of App.ovrf
21. Plat Review and Subdivision comments (to include written staff comments provided to the appli-
cant or his representative, and all comments from utility representatives - AR Western Gas, SWBt,
Ozarks, SWEPCO, Cox Communications).
22. Trash enclosures shall be screened on three sides with materials compatible with the surround-
ing structures, with access not visible from the street.
23. Staff approval of final detailed plans, specifications and calculations (where applicable) for grad-
ing, drainage, water, sewer, fire protection, streets (public and private), sidewalks, parking lot(s) §eb
tree preservation. The information submitted for the plat review process was reviewed for general
concept only. Al! public improvements are subject to additional review and approval. All Imrprovr
rnents shall comply with City's current requirements
24. All overhead electric lines 12kv and under shall be relocated underground. All proposed ur lilies
shall be located underground. 1
25. Street lights shall be installed adjacent to all public and private streets (not alleys), with a sepe-
rabon at no greater than 30D feet.
26. All exterior lighting is required to comply with the City's lighting ordinance. A lighting plan and
cut -sheets of the proposed exterior light fixtures shall be required to be approved by Planning Stab
prior to building permit.
27. Prior to tie issuance of a building permit the following is required.
a Grading and drainage permits
b. An on -site inspection by the Landscape Administrator of all tree protection measures prior to any
land disturbance.
c. Separate easement plat for this project that shall include the tree preservation area.
d. Project Disk with all final revisions
e. Completion of all required improvements or the placement of a sooty with the City (letter of cred-
it, bond, escrow) as required by Section 158.01
'Guarantees in Lieu of Installed Improvements' to guarantee all incomplete improvements. Further.
all improvernents necessary to serve the site and protect public safety must be completed, not just
guaranteed, prior to the issuance of a Certificate of Occupancy.
Exhibit' B" is a map and may be viewed in the City ClerWlrusorers office during non S buO M. tam JI