HomeMy WebLinkAboutOrdinance 4960 um
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F11e2007-00002648
ORDINANCE NO. 4960
AN ORDINANCE ESTABLISHING A RESIDENTIAL PLANNED
ZONING DISTRICT TITLED R-PZD 06-2212, STADIUM CENTRE
COTTAGES, LOCATED AT OLD FARMINGTON ROAD, WEST OF
SANDRA STREET; CONTAINING APPROXIMATELY 2.45 ACRES;
AMENDING THE OFFICIAL ZONING MAP OF THE CITY OF
FAYETTEVILLE; AND ADOPTING THE ASSOCIATED MASTER
DEVELOPMENT PLAN
BE IT ORDAINED BY THE CITY COUNCIL OF THE CITY OF FAYETTEVILLE,
ARKANSAS:
Section 1 : That the zone classification of the following described property is hereby changed as
follows:
From RSF-4, Residential Single Family, 4 units per acre and R-A,
Residential Agriculture to R-PZD 06-2212 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. Said Exhibit "C" shall be filed in the office of the City Clerk of the City of Fayetteville.
Section 3 : That this ordinance shall take effect and be in full force at such time as all of the
requirements of the master development plan have been met.
Section 4: That the official zoning map of the City of Fayetteville, Arkansas, is hereby amended to
reflect the zoning change provided in Section 1 above. `�„ nrtrtinr,,
PASSED and APPROVED this 19th day of December, 2006. G• G�jy OF , Gp
APPROVED : ATTEST: p FAY ETT EVI LLE ;
co
By: J1 4241 By: two G��a. 1 Vu tM o'%�i �u ptN1G���`�
DA-VCOOD ;May S NDRA SMITH, City Clerk/Treasurer
EXHIBIT "A"
R-PZD 06-2212
A PART OF THE NORTHEAST QUARTER (NE 1 /4) OF THE NORTHWEST QUARTER (NW
1/4) AND A PART OF THE SOUTHEAST QUARTER (SE 1 /4) OF THE NORTHWEST
QUARTER (NW 1/4) ALL IN SECTION NINETEEN (19), TOWNSHIP SIXTEEN (16) NORTH,
RANGE THIRTY (30) WEST OF THE FIFTH PRINCIPAL MERIDIAN IN WASHINGTON
COUNTY, ARKANSAS, AND BEING MORE PARTICULARLY DESCRIBED AS FOLLOWS:
COMMENCING AT THE NORTHEAST CORNER OF SAID SOUTHEAST QUARTER (SE 1 /4)
OF THENORTHWEST QUARTER (NW 1/4), SAID POINT BEING AN EXISTING RAILROAD
SPIKE; AND RUNNING THENCE N87'01 'I9"W 607.86 FEET TO A 1 /2" IRON REBAR FOR
THE TRUE POINT OF BEGINNING; AND RUNNING THENCE S02016'39"W 144.69 FEET;
THENCE N87043'21 "W 454.57 FEET; THENCE NO1 °28' 10"E 147.70 FEET; THENCE
N62017'29"E 25 .63 FEET; THENCE N66°49'05"E 31 .82 FEET; THENCE N71 °20'37"E 46.00
FEET; THENCE N73°30'43"E 137.60 FEET; THENCE N74°44' 10"E 75 .61 FEET; THENCE
N75046' 12"E 167.27 FEET; THENCE S02° 16'32"W 160.50 FEET TO THE POINT OF
BEGINNING. CONTAINING 2.45 ACRES, MORE OR LESS, FAYETTEVILLE,
WASHINGTON COUNTY, ARKANSAS. SUBJECT TO ANY EASEMENTS AND/OR RIGHT-
OF-WAYS OF RECORD.
.. ... .. .. .. .
EXHIBIT 1113'!
is°05-1801 THE STADIUM CENTRE
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EXHIBIT "C"
R-PZD 06-2212
(Page 1 of 3)
Conditions of Approval
1 . City Council determination of street improvements. Staff recommends the following: The
developer shall improve Old Farmington Rd. to include an 18' wide street section from centerline
with curb, gutter, storm drains and a 6-foot sidewalk at the Master Street Plan right-of-way and
street lights every 300' along the property frontage. Improvements 14' from centerline for Sandra
Street with curb, gutter, storm drains and a 4-foot sidewalk at the Master Street Plan right-of-way
and street lights every 300' shall be installed by the developer. Additionally, to ensure safe traffic
movements from Old Farmington Rd. onto One Mile Rd., staff recommends improvements to the
southwest corner of said streets to improve the turning radius. These improvements shall be
coordinated with the Engineering Division. The applicant shall conduct a traffic study at the
intersection of One-Mile Road and Old Farmington Road to assess the need for three-way stop
signage, coordinating this process with the City Engineer.
CITY COUNCIL DETERMINED IN FAVOR OF THIS CONDITION
2. The City Council accepts the Planned Zoning District Plans as submitted for review on 12- 19-06,
without a street connection to Sandra Street. If the developer can satisfy the Fire Department and
Solid Waste Division with adequate turn-around and access, the "T' intersection shall be
permitted . Should either division not be satisfied, a standard cul-de-sac shall be constructed,
removing Lot # 11 .
CITY COUNCIL ADDED THIS CONDITION (12-19-06).
3 . Units 1 - 10 along Old Farmington Rd. shall be front facing with access to garages only permitted
from Street "A". Buildings shall be constructed to be consistent with the photos and concepts
depicted in the booklet as specified. Building permits will be based upon the submitted photos.
4. Private streets/alley/drives, sidewalks, greenspace 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 of private streets shall not be amended and shall not
terminate without approval of the City Council (§ 166.06 (K. I O.b.vii)
5. Staff is recommending approval of the submitted Tree Preservation Plan associated with RPZD
06-2196 with the following conditions of approval:
EXHIBIT "C"
R-PZD 06-2212
(Page 2 of 3)
a. Please coordinate the installation of the sidewalk with the Urban Forester and the
Sidewalk Administrator to save as many trees along Old Farmington Road as possible.
b. Between Stadium Centre Commercial and these cottages, l l l (2) inch caliper large
species trees are required for mitigation. Both properties share the same owner so on-site
mitigation is allowed.
c. By staff's calculations 61 (2) inch caliper large species trees are planned for the cottage
development. This leaves a remainder of 50 trees or $ 12,500 to be paid into the Tree
Escrow Account. This payment will be due before the issuance of the first building
permit.
d. Please include a revised mitigation chart that calculates all mitigation required and what is
proposed for on-site planting. This should be separated by Stadium Center Commercial
and Stadium Center Cottages. Canopy calculations have changed since the last submittal
and now 4 (2) inch caliper large species tree are required for mitigation of the cottages.
e. All on-site mitigation trees shall be planted before the certificate of occupancy for the
cottages they are associated with. These trees can not be located within any utility
easements.
f A 3-year maintenance and monitoring bond, letter of credit, or check in the amount of
$ 19,750 shall be submitted to the City before the certificate of occupancy is granted on
the last cottages.
6. No portion of any structure (i.e., porches, overhangs, etc.) shall encroach into building setbacks
or utility easements.
7. Solid fences shall not be permitted along Old Farmington Road.
8. A 6' wood board, privacy fence shall be required to be constructed along the east property line of
Lots 11 and 15 (south of Sandra Street), in addition to the proposed large species trees as offered
by the applicant.
9. One ( 1 ) large species tree shall be planted in between each of the driveways and every 30 linear
feet along Old Farmington Road where existing trees cannot be preserved, and shall be depicted
on the landscape plan.
10. The location and construction of the sidewalk along Old Farmington Road shall be coordinated
with the Urban Forester and Sidewalk Administrator at the time of construction.
11 . Parks fees in the amount of $9,435 .00 are due, prior to signing the final plat.
12. Signs shall be permitted in accordance with Chapter 174 of the Fayetteville Unified Development
Code, and shall be subject to signage requirements for residential single-family development.
13 . 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
r
EXHIBIT "C"
R-PZD 06-2212
(Page 3 of 3)
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.
14. Prior to building permit, a cost estimate for all required landscaping and sidewalks is to be
submitted 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. This guarantee will be held until the
improvements are installed and inspected, at the time of Certificate of Occupancy.
15. All permits to begin construction shall be obtained within one year from the date of approval; a
one year extension may be obtained, pursuant to Chapter 166 of the Unified Development Code.
A final plat shall be required in accordance with City of Fayetteville requirements.
Standard Conditions of Approval:
16. 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).
17. Trash enclosures shall be screened on three sides with materials compatible with the surrounding
structures, with access not visible from the street. Architectural elevations for these structures
shall be submitted for review prior to issuance of a building permit.
18. 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.
19. All overhead electric lines 12kv and under shall be relocated underground. All proposed utilities
shall be located underground.
20. 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.
21 . 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 priorto
any land disturbance.
c. Separate easement plat that shall include the tree preservation area.
d. Project Disk with all final revisions
'r
EXHIBIT "C"
R-PZD 06-2212
(Page 4 of 3)
e. Completion of all required improvements or the placement of 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, notjust guaranteed,
prior to the issuance of a Certificate of Occupancy.
Washington County, AR
II certify `this �Instrumentwas 'filed on
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:and ,recortied in ''Real Estate
file Number.2007=.00002648 _
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ENGINEERING. INC.
November 16, 2006
City of Fayetteville
City Council
113 West Mountain Street
Fayetteville, AR 72701
RE: APPEAL OF PLANNING COMMISSION DENIAL OF R-PZD 06-2212
STADIUM CENTRE COTTAGES
Dear Aldermen,
On behalf of our client, Mathias Shopping Centers, Inc., please consider this correspondence as an official
request to appeal the decision of the Fayetteville Planning Commission to deny approval of R-PZD 06-
2212 Stadium Centre Cottages at the November 13, 2006 meeting.
This project was initially denied by the Planning Commission at the September 25, 2006 meeting. The
commissioners cited several reasons for their denial of the initial submittal. Among those reasons were,
density, the extensive use of multi-family units, lack of connectivity with the Stadium Centre commercial
development to the south, units not fronting Old Farmington Road, and transition from the single family
residential development to the east.
After discussions with Commissioner Ostner, we revised the layout to address all the previously
mentioned reasons for denial. Connectivity was added to the commercial development to the south. We
reduced the number of proposed units from 24 units to 17, taking the density to 6.9 units per acre. All but
three units were made into single family units with front porches facing Old Farmington Road and rear
entry garages, and no duplexes adjacent to the single family development to the east. Once those revisions
were made, Commissioner Ostner, sponsored a reconsideration of the project, and it was put on the
November 13th agenda. This resubmittal has full staff approval as well.
After discussions regarding a lack of greenspace, the commissioners voted 4-3 in favor of the project with
Commissioner Trumbo abstaining, and Commissioner Graves absent. This was one vote shy of the
necessary 5 votes for rezoning approval. We feel we have worked with the commission and staff to
propose a good project, addressing all their concerns, and most of the neighbors concerns. We are
requesting that the City Council approve this project subject to the conditions of approval as stated at the
Planning Commission meeting on the 13'h.
Thank you for your consideration in this matter. ` I
Sincerely RECEIVED
ED
NOV 16 2006
CITY OF FAYETTEVILt.t
Thomas A. Hennelly, P.E. CITY CLERK'SOFFICF
President
2758 Millennium Drive Suite 1 Fayetteville, Arkansas 72703 Phone: 479.582.4234 Fax: 479.582.9254
City Council Meeting of December 5, 2006
Agenda Item Number
CITY COUNCIL AGENDA MEMO
To: Mayor and City Council
Thru : Gary Dumas, Director of Operations®' g
From: Jeremy C. Pate, Director of Current Planning
Date: November 16, 2006
Subject: Residential Planned Zoning District for Stadium Centre Cottages (R-PZD 06-2212)
RECOMMENDATION
The Planning Commission voted 4-3- 1 in favor of a motion to forward the subject request to the
City Council with a recommendation for approval. The motion to . forward failed, however,
because five affirmitive votes are required for a zoning request.
Planning Staff recommends in favor of the request for an ordinance to create a Residential
Planned Zoning District for Stadium Centre Cottages. This action would establish a unique
zoning district for a residential development with a maximum of 17 dwelling units on a 2.45-acre
tract located south of Old Farmington Road and west of One Mile Road.
BACKGROUND
The subject property consists of approximately 2.45 acres located south of Old Farmington Road
and west of Sandra Street. The site is zoned RSF-4, Residential Single-family and R-A,
Residential Agriculture. Property to the south was recently approved for a retail center and two
out lots for future commercial development. Ten single family homes are proposed to front onto
Old Farmington Road, with access via a one-way, private alley that will connect from Sandra'
Street west to a shared driveway that connects the commercial center to the south (access to Hwy
62) and Old Farmington Road to the north. A private street is proposed to provide access to lots
11 - 14, which consists of one single family home and three two-family homes. 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 25, staff recommended and the Planning Commission voted to deny an R-PZD on
the subject property. The original proposal contained 24 dwelling units, 21 of which were multi-
family townhouses. The Planning Commission (and staff) cited concerns with the compatibility
and transition of use and density adjacent to the larger-lot single family subdivision to the east,
lack of connectivity to the south, information not provided about off-site street improvements and
the function of the interior street. At its next meeting, the Planning Commission voted to
reconsider the project, on the grounds that these issues were to be addressed with a new plan.
On November 13, 2006, the Planning Commission voted 4-3-1 to forward this request to the City
Council with commissioners Harris, Clark, and Anthes voting `No' (one Commissioner abstained
and one was absent). The motion failed and the applicant has appealed this request to City
Council. The main issues of Planning Commission concern centered on a lack of open space for
City Council Meeting of December 5, 2006
Agenda Item Number
the 17 dwelling units, density, compatibility, and increased traffic. Staff recommended approval
of the revised plans, finding that all previously detailed issues had been fully addressed and
finding the project compatible in density, land use and meeting many of the goals of the CityPlan
2025 and the Planned Zoning District ordinance.
During the item's consideration, the Planning Commission members voted 7-0-0 to amend staffs
recommendation for improvements to Old Farmington Road. Staff recommended an 18' street
section from centerline including curb and gutter, storm drains and a 6' sidewalk. As amended by
the Planning Commissioners, the applicant was to construct a 14' street section from centerline
including curb and gutter, storm drains and a 6' sidewalk with the remaining 4' of improvements
to be paid by the developer for additional street improvements in the vicinity. Should the City
Council wish to also change this recommendation, an amendment would need to be made to the
PZD proposal.
BUDGET I14IPACT
None.
ORDINANCE NO.
AN ORDINANCE ESTABLISHING A RESIDENTIAL PLANNED
ZONING DISTRICT TITLED R-PZD 06-2212, STADIUM
CENTRE COTTAGES, LOCATED AT OLD FARMINGTON
ROAD, WEST OF SANDRA STREET; CONTAINING
APPROXIMATELY 2.45 ACRES; AMENDING THE OFFICIAL
ZONING MAP OF THE ' CITY OF FAYETTEVILLE; AND
ADOPTING THE ASSOCIATED MASTER DEVELOPMENT
PLAN.
BE IT ORDAINED BY THE CITY COUNCIL OF THE CITY OF FAYETTEVILLE,
ARKANSAS:
Section 1 : That the zone classification of the following described property is hereby
changed as follows:
From RSF-4, Residential Single Family, 4 units per acre and R-A, Residential Agriculture to
R-PZD 06-2212 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. Said Exhibit "C"
t shall be filed in the office of the City Clerk of the City of Fayetteville.
Section 3. That this ordinance shall take effect and be in full force at such time as all
of the requirements of the master development plan have been met.
Section 4. That the official zoning map of the City of Fayetteville, Arkansas, is
hereby amended to reflect the zoning change provided in Section 1 above.
PASSED AND APPROVED this day of 2006.
APPROVED:
By:
DAN COODY, Mayor
By:
SONDRA SMITH, City Clerk
EXHIBIT "A"
R-PZD 06-2212
A PART OF THE NORTHEAST QUARTER (NE 1/4) OF THE NORTHWEST QUARTER
(NW 1/4) AND A PART OF THE SOUTHEAST QUARTER (SE 1/4) OF THE NORTHWEST
QUARTER (NW 1/4) ALL IN SECTION NINETEEN (19), TOWNSHIP SIXTEEN (16)
NORTH, RANGE THIRTY (30) WEST OF THE FIFTH PRINCIPAL MERIDIAN IN
WASHINGTON COUNTY, ARKANSAS, AND BEING MORE PARTICULARLY
DESCRIBED AS FOLLOWS: COMMENCING AT THE NORTHEAST CORNER OF SAID
SOUTHEAST QUARTER (SE 1/4) OF THE NORTHWEST QUARTER (NW 1/4), SAID
POINT BEING AN EXISTING RAILROAD SPIKE; AND RUNNING THENCE N87°01'l9"W
607.86 FEET TO A 1/2" IRON REBAR FOR THE TRUE POINT OF BEGINNING; AND
RUNNING THENCE S02°16'39"W 144.69 FEET; THENCE N87°43'21"W 454.57 FEET;
THENCE N0I °28' 10"E 147.70 FEET; THENCE N62° 17'29"E 25.63 FEET; THENCE
N66°49'05"E 31.82 FEET; THENCE N71°20'37"E 46.00 FEET; THENCE N73°30'43"E 137.60
FEET; THENCE N74°4410"E 75.61 FEET; THENCE N75°46'12"E 167.27 FEET; THENCE
S02°16'32"W 160.50 FEET TO THE POINT OF BEGINNING. CONTAINING 2.45 ACRES,
MORE OR LESS, FAYETTEVILLE, WASHINGTON COUNTY, ARKANSAS. SUBJECT TO
ANY EASEMENTS AND/OR RIGHT-OF-WAYS OF RECORD.
.
Exhibit "B"
STADIUM CENTRE
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EXHIBIT "C"
R-PZD 06-2212
PAGE 1OF4
4
CONDITIONS OF APPROVAL:
Planning Commission determination of street improvements. Staff recommends the
following: The developer shall improve Old Farmington Rd. to include an 18' wide street
section from centerline with curb, gutter, storm drains and a 6 -foot sidewalk at the Master
Street Plan right-of-way and street lights every 300' along the property frontage.
Improvements 14' from centerline for Sandra Street with curb, gutter, storm drains and a 4 -
foot sidewalk at the Master Street Plan right-of-way and street lights every 300' shall be
installed by the developer. Additionally, to ensure safe traffic movements from Old
Farmington Rd. onto One Mile Rd, staffrecommends improvements to the southwest corner
ofsaid streets to improve the turning radius. These improvements shall be coordinated with
the Engineering Division.
2. Internal access drives shall be constructed as indicated in the provided site plans, with the
alley to function as one-way from east to west, and the drive connecting the commercial
services functioning as two-way. Adequate pavement markings and signage shall be
provided prior to final plat indicating traffic movements.
•13. Units 1-10 along Old Farmington Rd. shall be front facing with; access to garages only
permitted from Street "A". Buildings shall be constructed to be' consistent with the photos
and concepts depicted in the booklet as specified. Building permits will be based upon the
submitted photos.
4. Private streets/alley/drives, sidewalks, greenspace 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
•2._ 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 grantthe City the righVto use al1..
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).
5. Staff is recommending approval of the submitted Tree Preservation Plan associated with
RPZD 06-2196 with the following conditions of approval:
a. Please coordinate the installation of the sidewalk with the Urban Forester and the
Sidewalk Administrator to save as many trees along Old Farmington Road as
possible.
b. Between Stadium Centre Commercial and these cottages, 111 (2) inch caliper large
EXHIBIT "C"
R-PZD 06-2212
PAGE 2 OF 4
c.
species trees are required for mitigation. Both properties share the same owner so
on -site mitigation is allowed.
d.
By staff's calculations 61 (2) inch caliper large species trees are planned for the
cottage development. This leaves a remainder of 50 trees or $12,500 to be paid into
the Tree Escrow Account. This payment will be due before the issuance of the first
building permit.
e.
Please include a revised mitigation chart that calculates all mitigation required and
what is proposed for on -site planting. This should be separated by Stadium Center
Commercial and Stadium Center Cottages.. Canopy calculations have changed since
the last submittal and now 4 (2) inch caliper large species tree are required for
mitigation of the cottages.
f.
All on -site mitigation trees shall be planted before the certificate of occupancy for the
cottages they are associated with. These trees can not be located within any utility
easements.
g.
A 3 -year maintenance and monitoring bond, letter of credit, or check in the amount of
$19,750 shall be submitted to the City before the certificate of occupancy is granted
on the last cottages.
6. No portion
of any structure (i.e., porches, overhangs, etc.) shall encroach into building
setbacks or utility easements.
7. Solid fences shall not be permitted along Old Farmington Road.
8. A 6' wood board, privacy fence shall be required to be'coristructed along the east property
line of Lots 11 and 15 (south of Sandra Street), in addition to the proposed large species trees
as offered by the applicant.
9. One (1) large species tree shall be planted in between each of the driveways and every 30
linear feet along Old Farmington Road where existing trees cannot be preserved, and shall be
depicted on the landscape plan.
10. The location and construction of the sidewalk along Old Farmington Road shall be
coordinated with the Urban Forester and Sidewalk Administrator at the time of construction.
11. Parks fees in the amount of $9,435.00 are due, prior to signing the final plat.
12. Signs shall be permitted in accordance with Chapter 174 of the Fayetteville Unified
Development Code, and shall be subject to signage requirements for residential single-family
development.
13. 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
EXHIBIT "C"
R-PZD 06-2212
PAGE 3 OF 4
also be binding.
14. Prior to building permit, a cost estimate for all required landscaping and sidewalks is to be
submitted 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. This guarantee will be held until the
improvements are installed and inspected, at the time of Certificate of Occupancy.
15. All permits to begin construction shall be obtained within one year from the date of approval;
a one year extension may be obtained, pursuant to Chapter 166 of the Unified Development
Code. A final plat shall be required in accordance with City of Fayetteville requirements.
Standard Conditions of Approval:
16. 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).
17: Trash enclosures shall be screened on three sides with materials compatible with the
surrounding structures, with access not visible from the street. Architectural elevations for
these structures shall be submitted for review prior to issuance of a building permit.
18. Staff approval of final detailed plans, specifications and calculations (where applicable) for
grading, drainage, water, sewer, fire protection, streets @ublic and private), sidewalks,
parking lot(s) and tree preservation. The information submitted for the plat review process
was reviewed for general concept only. All public improvements are subject to additional
review and approval. All improvements shall comply with City's current requirements.
19. All overhead electric lines 12kv and under shall be relocated underground. All proposed
utilities shall be located underground.
20. All exterior lighting is required to comply with the City's lighting ordinance. A 1ightingplan
and cut -sheets of the proposed exterior light fixtures shall be required to be approved by
Planning Staff prior to building permit.
21. 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.
b. Separate easement plat for this project that shall include the tree preservation
area.
c. Project Disk with all final revisions
d. 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
EXHIBIT "C"
R-PZD 06-2212
PAGE 4 OF 4
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.
TWtteviie
ARKANSAS
THE CITY OF FAYETTEVILLE, ARKANSAS
PLANNING DIVISION CORRESPONDENCE
Planning Commission Meeting
November 13, 2006
TO: Planning Commission Members
FROM: Jesse Fulcher, Current Planner
Matt Casey, Assistant City Engineer
THRU: Jeremy Pate, Director of Current Planning
DATE: Nevfftbe Sim Updated November 16, 2006
125 W. Mountain St.
Fayetteville, AR 72701
Telephone: (479) 575-8267
R-PZD 06-2212: Planned Zoning District (STADIUM CENTRE
TOWNHOMES/COTTAGES, 557): Submitted by H2 ENGINEERING, INC. for property
located at OLD FARMINGTON ROAD, W OF ONE MILE RD. The property is zoned RSF-4,
Residential Single-family and R -A, Residential Agriculture and contains approximately 2.45
acres. The request is for Master Development Plan fora Residential Planned Zoning District
with 17 attached and detached residential dwelling units.
Planner: Jesse Fulcher
Findings:
Property Description: The subject property consists of approximately 2.45 acres located north
of 6tlStreet and west of Sandra Street. The site is zoned both RSF-4, Residential Single-family
and R -A, Residential Agriculture. Property to the south was recently approved for a retail center
and two out lots for future commercial development. One interior street will connect to Sandra
Street from the east to a proposed drive, which connects the approved commercial development
to the south and Old Farmington Road to the north. A private street is proposed to provide
access to lots 11-14.
SurroundineLand Use/Zoninn:
Direction
Land Use
Zoning
from Site
North
Single and Two-family
RSF-4, Residential Single Family and R -A,
Residential Agriculture
South
Approved for
C -I, Neighborhood Commercial
commercial center
East
Single-family
RSF-4, Residential Single Family and R -A,
neighborhood
Residential Agriculture
West
Single-family
R -A, Residential Agriculture
Proposal: The applicant requests rezoning and preliminary plat approval for a residential
development in an R-PZD zoning district. The proposed use of the site is for ii single-family
units and 6 two-family units, for a maximum density of 6.94 units per acre. All of the residential
K:IReports120061PC Reports) ll-13-06IR-PZD 00-2212 (Stadium Centre Tmvnlromes_Couages).doc
units will be located in Planning Area 1. This proposal will subdivide the property, allowing
each lot to be sold individually, and require final plat approval.
The following bulk and area regulations are proposed by the applicant:
(A) Proposed Uses.
Permitted uses
Use
Unit 1
City-wide uses by right
Use
Unit 8
Single-family dwellings
Use
Unit 9
Two-family dwellings
Conditional Uses
Unit 2
City-wide uses by conditional use permit
Unit 4 _
Cultural and Recreational Facilities
Unit 24
Home Occupations
(B) Density.
Units per acre 6.94
(C) Bulk and area regulations.
Lot minimum width
40 ft.
Lot area minimum
1,900 sq. ft.
Land area per dwelling unit
1,900 sq. ft.
(D) Building Setbacks
Lot #
Front
(Street A)
Front
(Street B)
Front (Old
Farmington Rd.)
Side w/o
common
Wall
Side w/
common
wall
Rear
1-10
10'
NA
15'
5'
NA
NA
11
10'
13
NA
0'
NA'
8'
12
NA
10'
NA
5'
0'
4'
13
NA'
10'
NA
5'
0'
2'
14
10'
10'
NA
5`
0'
4'
(E) Height. Maximum 35 Feet
(F) Building area. 60% of the Lot Area
Access and Parking: Access to the site is provided from Sandra Street, Old Farmington Road
and a drive aisle stub -out from the developing commercial center to the south, Stadium Centre
Phase I. A one-way private street/alley is proposed with ingress from Sandra St. and egress onto
Old Farmington Rd. and the commercial development. The private street now designated as one-
way functions primarily as an alley, providing access to each of the 17 proposed structures.
K:IReporls120061PC Repo tsl II-13-061R-P7_D 06-2212{Stadiznu Centre Townlroures_Couages).doc
Understanding the proposal to provide one-way west bound ingress/egress, which in effect limits
the ability to cut -through Sandra St., but connects neighborhoods, is supported by staff as a
waiver of design standards that require two public streets to be connected by a public street.
Staff finds that this configuration, with traffic only permitted to exit north onto Old Farmington
Rd., or south into the commercial development would provide a safe and convenient connection
for residents. The one-way street would prohibit traffic from traversing the existing Sandra St.
as a cut -through. The applicants are currently proposing 12' wide, individual driveways with
garages for each lot, along with parallel parking along the proposed street.
Phasing: The applicant proposes to construct this development in one phase, under the typical
ordinance requirements for a preliminary plat.
Water & Sewer: Water and sewer lines would be extended to serve the development.
Adjacent Master Street Plait Streets: Old Farmington Road (Collector Street)
Sandra Street (Local Street)
Street Lnprovenients: Staff recommends the following improvements:
- Improve Old Farmington Rd. to include a 18' wide street section from centerline with curb,
gutter, storm drains and a 6 -foot sidewalk at the Master Street Plan right-of-way and street lights
every 300'. Improve Sandra St. along the property boundary 14' from centerline with curb,
gutter, storm drains and a 4 -foot sidewalk at the Master Street Plan right-of-way and street lights
every 300'. Additionally, to ensure safe traffic movements from Old Farmington Rd. onto One
Mile Rd., staff recommends improvements to the southwest comer of said streets to make a more
usable turning radius. These improvements shall be coordinated with the Engineering Division.
(See conceptual improvements submitted by applicant)
Parks: On April 4, 2005 the Park and Recreation Advisory Board recommended accepting
money in -lieu to satisfy the park land dedication requirements for this development. Parks fees
are due in the amount of $9,435.00, prior to signing the final plat.
Tree Preservation:
Existing Canopy:
Preserved Canopy:
Required Canopy:
2.75%
1.57%
2.75%
Mitigation: Required
Public Comment. Staff has received numerous comments from adjacent property owners
objecting to the project, citing such issues as increased traffic on Sandra Street and Old
Farmington Road, noise, safety and the addition of multi -family units.
PUBLIC COMMENT/CONCERNS A T 9/25/06 PC MEETING:
• Increased traffic
• Unimproved streets
• Vehicular speeds
• Density
• Decrease in property values
K.IReports12006U'C ReponsUJ-13-061R-PZ1)116-2212 (Smdiwn Centre To"fileomes_Cotmges/.doc
• Ability,of City to enforce traffic on one-way private street
PLANNING COMMISSIONERS COMMENTS/CONCERNS AT 9/25/06 PC MEETING:
• Density
• Transition between land uses
• Buildings should be constructed with fronts facing Old Farmington, including visibility
of doors, use of porches, an different architecture for each structure
• Units did not portray a single-family development, rather they looked "apartment like"
• Needed traffic calming measures to slow cut -through traffic
• Connection to commercial property would lessen traffic on Sandra Street
PUBLIC COMMENT/CONCERNS AT 11/13/06 PC MEETING:
• Compatibility
• Density
• Traffic
• Rental units
• Enforcement of one-way street
PLANNING COMMISSIONERS COMMENTS/CONCERNS A T 11/13/06 PC MEETING:
• Lack of greenspace
• Density
• Only one way into the development
• 36' street section for Old Farmington Road
Previous Recommendation - Staff was not supportive of the project as presented and
recommended tabling R-PZD 06-2212 at the Subdivision Committee to
address several issues. The Subdivision Committee disagreed with Staffs
recommendation and forwarded the PZD to the full Planning Commission
for consideration.
- Staff recommended denial of R-PZD 06-2212 as submitted for the
9/25/06 Planning Commission meeting.
Current Recommendation —Based on extensive changes in the land use (multi -family to single-
family), provision of connectivity to the commercial development, etc.,
staff recommends forwarding R-PZD 06-2212 with a recommendation for
• approval to the City Council with the following conditions:
Conditions of approval:
Planning Commission determination of street improvements. Staff recommends the
following: The developer shall improve Old Farmington Rd. to include an 18' wide
street section from centerline with curb, gutter, storm drains and a 6 -foot sidewalk at the
Master Street Plan right-of-way and street lights every 300' along the property frontage.
Improvements 14' from centerline for Sandra Street with curb, gutter, storm drains and a
4 -foot sidewalk at the Master Street Plan right-of-way and street lights every 300' shall
K:IReports110061PC Reporrsl / 1-13-061R-PZD(16-1111 (Stadium Centre Townhomes Couages).doc
be installed by the developer. Additionally, to ensure safe traffic movements from Old
Farmington Rd. onto One Mile Rd., staff recommends improvements to the southwest
corner of said streets to improve the turning radius. These improvements shall be
coordinated with the Engineering Division.
2. Internal access drives shall be constructed as indicated in the provided site plans, with the
alley to function as one-way from east to west, and the drive connecting the commercial
services functioning as two-way. Adequate pavement markings and signage shall be
provided prior to final plat indicating traffic movements.
3. Units 1-10 along Old Farmington. Rd. shall be front facing with access to garages only
permitted from Street "A". Buildings shall be constructed to be consistent with the
photos and concepts depicted in the booklet as specified. Building permits will be based
upon the submitted photos.
4. Staff recommends that the following items be addressed/corrected:
a. Provide information regarding elevations for the two-family units.
5. Private streets/alley/drives, sidewalks, greenspace and detention ponds shall be the
responsibility of the property owner or property owners 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 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. Staff is recommending approval of the submitted Tree Preservation Plan associated with
RPZD 06-2196 with the following conditions of approval:
a. Please coordinate the installation of the sidewalk with.the Urban Forester and the
Sidewalk Administrator to save as many trees along Old Farmington Road as
possible.
b. Between Stadium Centre Commercial and these cottages, 111 (2) inch caliper
large species trees are required for mitigation. Both properties share the same
owner so on -site mitigation is allowed.
c. By staff's calculations 61 (2) inch caliper large species trees are planned for the
cottage development. This leaves a remainder of 50 trees or $12,500 to be paid
into the Tree Escrow Account. This payment will be due before the issuance of
the first building permit.
d. Please include a revised mitigation chart that calculates all mitigation required
and what is proposed for on -site planting. This should be separated by Stadium
K:IReports120061PC Repo;islll-,/3-061R-PZD 06-2212 (Stadium Cm tie TownhomesCotuges).doe
Center Commercial and Stadium Center Cottages. Canopy calculations have
changed since the last submittal and now 4 (2) inch caliper large species tree are
required for mitigation of the cottages.
e. All on -site mitigation trees shall be planted before the certificate of occupancy for
the cottages they are associated with. These trees can not be located within any
utility easements.
f. A 3 -year maintenance and monitoring bond, letter of credit, or check in the
amount of $19,750 shall be submitted to the City before the certificate of
occupancy is granted on the last cottages.'
7. No portion of any structure (i.e., porches, overhangs, etc.) shall encroach into building
setbacks or utility easements.
8. Solid fences shall not be permitted along Old Farmington Road.
9. A 6' wood board, privacy fence shall be required to be constructed along the east
property line of Lots 11 and 15 (south of Sandra Street), in addition to the proposed large
species trees as offered by the applicant.
10. One (1) large species tree shall be planted in between each of the driveways and every 30
linear feet along Old Farmington -Road where existing trees cannot be preserved, and
shall be depicted on the landscape plan.
11. The location and construction of the sidewalk along Old Farmington Road shall be
coordinated with the Urban Forester and Sidewalk Administrator at, the time of•
construction.
12. Parks fees in the amount of $9,435.00 are due, prior to signing the final plat.
13. Signs shall be permitted in accordance with Chapter 174 of the Fayetteville Unified
Development Code, and shall be subject to signage requirements for residential single-
family development.
11. 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.
12. Prior to building permit, a cost estimate for all required landscaping and sidewalks is to
be submitted 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. This guarantee will be held until the
improvements are installed and inspected, at the time of Certificate of Occupancy.
13. All permits
to
begin
construction shall be obtained within
one year from the
date of
approval; a
one
year
extension may be obtained, pursuant to
Chapter 166 of the
Unified
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Development Code. A final plat shall be required in accordance with City of Fayetteville
requirements.
Standard Conditions of Approval:
14. 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).
15. Trash enclosures shall be screened on three sides with materials compatible with the
surrounding structures, with access not visible from the street. Architectural elevations
for these structures shall be submitted for review prior to issuance of a building permit.
16. 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.
17. All overhead electric lines 12kv and under shall be relocated underground. All proposed
utilities shall be located underground.
18. 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.
19. 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.
b. Separate easement plat for this project that shall include the tree
preservation area.
c. Project Disk with all final revisions
d. 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.
Subdivision Committee Action: ❑ Approved 'I Denied 0 Forwarded to C.C.
Motion: Ostner (Motion to approve)
Second: Lack
Vote: 4-3-0 Motion to approve failed
K:IRepor1s120061PC Reports 11-13-06IR-PZD 06-2212 (Stadium Centre Townhomes_Couages).doc
Meeting Date: November 13, 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
Date
K. I Reportsl20061PC Reports I /-J3-061 R-PZD 06-2212 (Stadium Ceizhe 7ownhomes_Coi/oges).doc
Findings associated with MDP R-PZD 06-2212 (Stadium Centre Townhomes/Cottages)
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 06-2212 with single- and two- family
dwelling units is consistent with the land use plan. Although the proposed lot sizes are not
similar with surrounding properties, the use of predominantly single-family units is
compatible with surrounding residential uses. Additionally, the density proposed provides
for an appropriate transition between the commercial use to the south and the large -lot
single-family neighborhood to the east.
(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, or the applicant has submitted requests for waivers thereof.
(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 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 two- family residential uses. The proposed zoning criteria would provide
for 11 single-family dwellings and 3 two -family dwellings resulting in a density of
approximately 6.94 units/acre. Staff finds that the proposed use to be appropriate in this
transitional area, finding that while the lot sizes are smaller than surrounding properties,
the overall land use and density are compatible in an area of mixed land use and
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development patterns.
(5) Whether the subject land is suitable for the intended use and is compatible with the
natural environment;
FINDING: The site is relatively flat with tree canopy concentrated on the edges and within
the right-of-way. 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: It is expected that the addition of 17 residential dwelling units will increase the
amount of traffic on Old Farmington Road and Sandra Street. However, by utilizing a
one-way street within the development, the majority of the traffic generated should utilize
the northern portion of Sandra Street for access in conjunction with Old Farmington Rd.
and a drive into the commercial development to the south Old Farmington Rd. is
designated as a Collector Street, however has not been improved to that status. The
developer will be expected to make improvements to Old Farmington Rd., both along the
property frontage and at the intersection of Old Farmington and One Mile Rd., to
accommodate the increase in traffic utilizing this street.
(7) Whether the planned development provides for unified development control under a
unified plan;
FINDING: A plan and project booklet has been submitted, recognizing the zoning and
development criteria required of a Master Development Plan submittal. Typical
architectural elevations, materials and design standards are called out, in order to describe
the appearance of the project once constructed.
(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
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
K:IRepo -lsl2006kPC Report.UI-13-061R-PZD 06-2212 (Stadium Centre Townhomes_Coltages).doc
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 Stadium Centre Cottages provide for an appropriate transition
between a commercial district and the mainly single-family residential areas to the east,
west and north. Compatibility has been achieved by. providing predominantly single-
family homes adjacent to the public streets and existing residences. The 3 two-family units
have been situated away from the single-family dwellings, providing for a transition in land
use. The majority of the tree canopy to be removed is within the existing right-of-way,
however coordination of the installation of street improvements with the Urban Forester
and Sidewalk Administrator will allow for the preservation of addition tree canopy. Small
pockets of usable open space are available for public use. Additionally, both mitigation
trees and landscape trees will be planted for community aesthetics and screening purposes.
(2) Screening and landscaping. In order to enhance the integrity and attractiveness of the
development, and when deemed necessary to protect adjacent properties, the Planning
Commission shall require landscaping and screening as part of a PZD. The screening and
landscaping shall be provided as set forth in §166.09 Buffer Strips and Screening. As part
of the development plan, a detailed screening and landscaping plan shall be submitted to
the Planning Commission. Landscape plans shall show the general location, type and
quality (size and age) of plant material. Screening plans shall include typical details of
fences, berms and plant material to be used.
FINDING: Screening is not required for the residential use; however the developers are
proposing large species trees and a 6' tall privacy fence along the eastern property line of
Lots 11 and 15. A landscape plan has been supplied, and trees along the frontages of all
streets, both public and private, are proposed. These have been included in the conditions
of approval.
(3) Traffic circulation. The following traffic circulation guidelines shall apply:
(a) The adequacy of both the internal and external street systems shall be reviewed in
light of the projected future traffic volumes.
(b) The traffic circulation system shall be comprised of a hierarchal scheme of local
collector and arterial streets, each designed to accommodate its proper function and in
appropriate relationship with one another.
(c) Design of the internal street circulation system must be sensitive to such
considerations as safety, convenience, separation of vehicular and pedestrian traffic,
general attractiveness, access to dwelling units and the proper relationship of different
land uses.
(d) Internal collector streets shall be coordinated with the existing external street system,
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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 two private streets (Street A
and B), with Street A connecting Sandra Street to Old Farmington Road and a drive to the
commercial development. Street A will be a one way street, permitting traffic flow to Old
Farmington Rd. and restricting eastward traffic onto Sandra Street. While traffic will still
make use of Sandra Street, the use of a one-way street should decrease vehicle trips in front
of the existing single-family homes and will not increase cut -through traffic into the
existing neighborhood. Staff finds that the connection to the south to be desirable, as it
allows for access to/from the commercial/retail and eating establishments being
constructed. Connecting in a manner that would not allow for truck traffic (narrow
streets, tight radii, etc.) would allow for residents to utilize the commercial establishments
without traveling Old Farmington Road to 61h Street in order to do so.
(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: Approximately 16 on -street parking spaces are proposed along the private
street. All parking ratios are to be met with garages and driveways, with on -street parking
provided for guests. -
(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: A public, six-foot sidewalk is to be constructed adjacent to Old Farmington Rd.
along the property frontage and continue south along Sandra St. as a four -foot sidewalk.
Internal to the development, a four -foot sidewalk is to be provided along Street A, with
pedestrian connections proposed to the commercial development to the south. A pedestrian
sidewalk is also proposed to connect from Old Farmington Road to the commercial center
to the south. Sidewalks located outside of a public right-of-way shall be located within
access easements that permit public access, but are owned and maintained by the POA.
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(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.
(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
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to enforce the street maintenance requirements of the covenants irrespective of the
vote of the other parties to the covenants.
(vii) The covenants shall provide that in the event the private streets are not maintained
as required by the covenants, the City shall have the right (but shall not be
required) to maintain said streets and to charge the cost thereof to the property
owners within the PZD on a pro rata basis according to assessed valuation for ad
valorem tax purposes and shall have a lien on the real property within the PZD for
such cost. The protective covenants shall grant the City the right to use all private
streets for purposes of providing fire and police protection, sanitation service and
any other of the municipal functions. The protective covenants shall provide that
such covenants shall not be amended and shall not terminate without approval of
the City Council.
(viii) The width of private streets may vary according to the density served. The
following standard shall be used:
Paving Width
(No On -Street Parkinel
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 private streets. Private streets are proposed to be 22 feet in width, with one travel
lane and one parking lane.
(11) Construction of nonresidential facilities. Prior to issuance of more than eight
K:IReports120061PC Reponsl 11-13-061 R-PZD 06-22/2 (Stadium Centre To" nhomes_Couages).doc
building permits for any residential PZD, all approved nonresidential facilities shall be
constructed. In the event the developer proposed to develop the PZD in phases, and the
nonresidential facilities are not proposed in the initial phase, the developer shall enter into
a contract with the City to guarantee completion of the nonresidential facilities.
FINDING: 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 shall coordinate installation of improvements to Old Farmington
Rd. with the Urban Forester and Sidewalk Administrator to increase the likelihood of tree
preservation within the existing right-of-way. 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 applicant has proposed design standards for residential structures.
(14) View protection. The Planning Commission shall have the right to establish
special height and/or positioning restrictions where scenic views are involved and shall
have the right to insure the perpetuation of those views through protective covenant
restrictions.
FINDING:
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.
K:IReporrs120061PC ReporlsUl-13-061R-P7D 06-2212 (Stadium Centre TownhomesCouages).doc
(C) Open space and recreational facilities. If the construction and provision of all
common open spaces and public and recreational facilities which are shown on the
final plan are proceeding at a substantially slower rate than other project components.
Planning staff shall report the status of each ongoing PZD at the first regular meeting
of each quarter, so that the Planning Commission is able to compare the actual
development accomplished with the approved development schedule. If the Planning
Commission finds that the rate of construction of dwelling units or other commercial
or industrial structures is substantially greater than the rate at which common open
spaces and public recreational facilities have been constructed and provided, then the
Planning Commission may initiate revocation action or cease to approve any
additional final plans if preceding phases have not been finalized. The city may also
issue a stop work order, or discontinue issuance of building or occupancy permits, or.
revoke those previously issued.
(2) Procedures. Prior to a recommendation of revocation, notice by certified mail shall be
sent to the landowner or authorized agent giving notice of the alleged default, setting a
time to appear before the Planning Commission to show cause why steps should not be
made to totally or partially revoke the PZD. The Planning Commission recommendation
shall be forwarded to the City Council for disposition as in original approvals. In the
event a PZD is revoked, the City Council shall take the appropriate action in the city
clerk's office and the public zoning record duly noted.
(3) Effect. In the event of revocation, any completed portions of the development or those
portions for which building permits have been issued shall be treated to be a whole and
effective development. After causes for revocation or enforcement have been corrected,
the City Council shall expunge such record as established above and shall authorize
continued issuance of building permits.
(F) Covenants, trusts and homeowner associations.
(1) Legal entities. The developer shall create such legal entities as appropriate to undertake
and be responsible for the ownership, operation, construction, and maintenance of private
roads, parking areas, common usable open space, community facilities, recreation areas,
building, lighting, security measure and similar common elements in a development. The
city encourages the creation of homeowner associations, funded community trusts or
other nonprofit organizations implemented by agreements, private improvement district,
contracts and covenants. All legal instruments setting forth a plan or manner of
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.
K: IReports12006V'C Reports)) l-/3-061 R -P7 -D 06-2212 (Stadium Centre Townhomes_Couages).doc
(2) Common areas. If the common open space is deeded to a homeowner association, the
developer shall file with the plat a declaration of covenants and restrictions in the
Guarantee that will govern the association with the application for final plan approval.
The provisions shall include, but not necessarily be limited to, the following:
(a) The homeowner's association must be legally established before building permits are
granted.
(b)
Membership and fees must
be mandatory for each home buyer
and successive buyer.
(c)
The open space restrictions
must be permanent, rather than for
a period
of years.
(d) The association must be responsible for the maintenance of recreational and other
common facilities covered by the agreement and for all liability insurance, local taxes
and other public assessments.
(e) Homeowners must pay their pro rata share of the initial cost; the maintenance
assessment levied by the association must be stipulated as a potential lien on the
property. The association must be able to adjust the assessment to meet changing
needs.
FINDING: The applicant shall comply with these requirements. A condition to this effect
is included in the staff report.
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 futrire development
K. eporis120061PC Reportst I1_ 13.06\R../-'ZD 06-2212 (Stadium Centre Tmvnhomes_Cottages).doc
of the area;
(6) Coordination. Permit coordination and planning of the land surrounding the PZD
and cooperation between the city and private developers in the urbanization of
new lands and in the renewal of existing deteriorating areas.
(7) Open space. Provision of more usable and suitably located open space, recreation
areas and other common facilities that would not otherwise be required under
conventional land development regulations.
(8) Natural features. Maximum enhancement and minimal disruption of existing
natural features and amenities.
(9) General Plan. Comprehensive and innovative planning and design of mixed use
yet harmonious developments consistent with the guiding policies of the General
Plan.
(10) Special Features. Better utilization of sites characterized by special features of
geographic location, topography, size or shape.
FINDING: Staff finds this proposal meets the intent of many of the parameters of the City
Plan 2025, as well as the above criteria, including flexibility in density, providing for a
variety of housing types, common open spaces, and enhancement of existing natural
features. A great deal of compatibility has been achieved by providing predominantly
single-family units with a density, that is appropriate in an area transitioning between
commercial and residential land use.
The following guiding policies within Residential Areas are applicable to this development,
and help to achieve the nine primary goals of the City Plan 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.
121.4.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)
12.1.4.f Site new residential areas accessible to roadways, alternative transportation modes,
K:IReporis120061PC Reportsii 1-13-061R-PZD 06-2212 (Stadium Centre Toirnitomes_Coaages).doe
comm unity amenities, infrastructure, and retail and commercial goods and services. (Goals
lg and 3)
12.1.4.g Encourage residential dwellings in appropriate specified Mixed Use Areas. (Goals I
and 3)
12.1.4.h Encourage a development scale to maintain compatibility and proportionality
between nonresidential development and adjacent residential areas. (Goal 3a)
12.1.4.] 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 2025 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:IReporls1200hIPC Reponsl U-13-06W-PZD 06-2212 (Stadium Centre 7ownhomes_Cottages).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 that compatibility
and transition have been achieved in relation to the surrounding large lot, single-family
homes. The requested R-PZD provides an effective transition between two different land
uses and activities on abutting parcels. Improvements to infrastructure will be required in
order to provide adequate traffic safety.
(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.
(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 predominantly large lot residential to the east,
west and north, however properties to the south are exclusively commercial. Density under
K:I Reportsl2006(PC Reporlsil t -13-061 R -P7_1) 06-2212 (Stadium Centre Tmw l,omes_Cotmgesf.doe
the current zoning (R -A and RSF-4) is not appropriate for this area, as the city's future
land use goals and infrastructure for this area 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. The property is being subdivided into individual lots. Smaller
lot and decreased setback development has been approved to the northeast of the subject
property in a primarily single-family proposal (Scottswood Place R-PZD).
(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 two-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: Though the density is higher than currently permitted under the R -A and
RSF-4 zoning districts, the lot coverage on this project is adequate.
*Required Findings for Rezoning Request.
Land Use Plan: The City Plan 2025 Interim Future Land Use Plan designates this site as a
Residential Area. Rezoning this property to R-PZD 06-2212, with the associated Master
Development Plan, allows the principal use on the property to 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 2025 for new development.
FINDINGS OF THE STAFF
I. 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: tReporis)20061PC Reports /1-13-061R-PZD 06-2212 (S/odium Centre Townhomes_Co(lages,.doc
Finding: Staff finds the proposal is highly consistent with the land use planning
objectives, principles and policies, as evidenced by .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. Staff is supportive of the concept as
proposed, finding that a high level of compatibility has been achieved by
utilizing predominantly single-family housing types, versus multi -family
buildings. Staff has supported a similar development pattern in a PZD on Old
Farmington Road recently which utilized smaller, single-family lots with a few
attached units.
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 and RSF-4, which allows for residential
uses. 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 and arterial
streets, 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: The proposed zoning will certainly result in an increase in vehicle trips, due to
the change in use from vacant property to 17 dwelling units. It is necessary that
street improvements occur as a result, to be installed with development of the
project. With the improvements proposed, other users of Old Farmington Rd.
and Sandra St. will likely benefit as well, due to the fact that at this time there is
no curb, gutter, storm drains, or sidewalks. It is the opinion of the Fayetteville
Police Department that this Planned Zoning District will not substantially alter
the population density and thereby undesirably increase the load on police
services or create an appreciable increase in traffic danger and congestion in the
area.
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:
Based on findings from
public service
providers, as outlined
below, an
undesirable increase in
load on
public
services would not be
created.
Engineering: Public water is adjacent to the site. There is an 6" waterline along Old
Farmington Rd. Water service will need to be extended within the property
and looped through the development at the time of development.
K:lReportsl2006tPC Reponslll-13-06iR-PZD 06-2212 (Stadium Centre Townhomes_Conages).doc
R-PZD 06-2212
Page 23
Sanitary sewer is available on the site. There is an 6" sewer main along the
west and north property line of this site. 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 the commercial development to the south, Old
Farmington Rd. and Sandra St. The streets are two-lane paved roadways
with no curb and gutter or storm drains, It is recommended that Old
Farmington Rd. be improved along the property frontage to create a
roadway width of 18' from centerline to the back of curb. Improvements to
the intersection of Old Farmington Rd. and One Mile Rd. may be considered
as well.
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.
Fire: The subject property is located approximately 1.2 miles from the Fire Station
No. 6. Response time to the property is 3.5 minutes. There are no adverse
impacts on call volume or response time 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: IReports120061PC Reporlsll1-13-06\R-PZD 06-2212 (Stadium Centre 7'ownhomes_Conages).doc
a e'ttevll1e
ARKANSAS 113W. Mountain St.
Fayetteville, AR 72701
THE CITY OF FAYET.TEVILLE, ARKANSAS Tcicphonc:(479)444-3469
TO: Jesse Fulcher, Associate Planner
FROM: Alison Jumper, Park Planner
DATE: August 10, 2006
SUBJECT: Parks & Recreation Technical Plat Review Comments
Meeting Date: August 16, 2006
Item: R-PZD 06-2212 Stadium Center, pp557
Park District: NW
Zoned: C-1
Billing Name & Address: Bleaux Barnes
Current Land Dedication Requirement
Single Family @ .024 acre per unit = acres
Multi Family @ .017 acre per unit = acres
Mobile Home @ .024 acre per unit = acres
Lot Split
COMMENTS:
Money in Lieu
It$555 per unit =
@ $393 per unit
@ $555 per unit = $
@ $555 per unit = $
The Parks and Recreation Advisory Board recommended accepting money in lieu of
land to satisfy the Park Land Dedication requirements for this development on April 4'h,
2005.
This decision was base on the small land requirement for 24 units and it's proximity to
Finger Park.
Parks fees are due before building permit will be issued.
R-R-PZD0-1
Y e PC Meeting of November 13, 2006
ARKANSAS
113W. Mountain St.
FayettevTHE CITY OF FAYETTEVILLE, ARKANSAS phonc:(4lc,AR73471
Tcicphonc:(479)444-3470
TREE PRESERVATION and PROTECTION REPORT
To: Fayetteville Planning Commission
From: Sarah K. Patterson, Urban Forester
Date: November 8, 2006
ITEM #: R-PZD o6-2212: Planned Zoning District (Stadium Centre Cottages)
Requirements Submitted:
Initial Review with the Landscape Administrator
T
Site Analysis Map Submitted
T
Site Analysis Written Report Submitted
T
Complete
Tree Preservation Plan
Submitted
Canopy Measurements:
:Total Site Area
acres
2.45
square feet
106,722
JExii Tree Cano
acres
0.07
square feet
2,940.4
percent of site area
2.75%
iEzistin,Tree Cano y,Preserved.._________
'
acres
0.04
square feet
1,676.3
percent of total site area
1.57%
_iPercent�Minii;iium Cano .ReTnired
2.
FINDINGS:
The desirability of preserving a tree or group of trees by reason of age, location, size or
species.
• This site was originally reviewed with the large scale development of
the commercial space Stadium Centre. Trees along throughout the
commercial and now town homes will be preserved. Mitigation for
both projects will be required but most species on the site are
volunteer with only 2 significant oaks found either off -site or within
the master street plan right of way.
Whether the design incorporates the required tree preservation priorities
• This design takes into consideration the tree preservation priorities.
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 not occur on the site with this
development.
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.
• Adjacent properties will be impacted. Canopy along the western
property line will be preserved but that along the eastern will be
removed. Additional canopy will be added in these areas once
development is through.
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.
The size and shape of this lot reduces 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 was found to be fair to poor.
The placement of the tree or group of trees in relation to utilities, structures, and use of
the property.
• Trees removed for this project are found within the right of way and
easements.
The need to remove the tree or group of trees for the purpose of installing, repairing,
replacing, or maintaining essential public utilities.
• The majority of canopy removed is for required street improvements
to Old Farmington Road. Trees should not be affected by the
installation of utilities.
Whether roads and utilities are designed in relation to the existing topography, and
routed, where possible, to avoid damage to existing canopy.
• N/A
Construction requirements for On -Site and Off -Site Alternatives.
w
• N/A
The effects of proposed On -Site Mitigation or Off -Site Alternatives.
• Mitigation will be required for this project and will greatly benefit this
area.
The effect other chapters of the UDC, and departmental regulations have on the
development design.
.NA
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:
1. Please coordinate the installation of the sidewalk with the Urban
Forester and the Sidewalk Administrator to save as many trees
along Old Farmington Road as possible.
2. Between Stadium Centre Commercial and these cottages, 111 (2)
inch caliper large species trees are required for mitigation. Both
properties share the same owner so on -site mitigation is allowed.
3. By staff's calculations 61 (2) inch caliper large species trees are
planned for the cottage development. This leaves a remainder of
50 trees or $12,500 to be paid into the Tree Escrow Account. This
payment will be due before the issuance of the first building
permit.
4. Please include a revised mitigation chart that calculates all
mitigation required and what is proposed for on -site planting.
This should be separated by Stadium Center Commercial and
Stadium Center Cottages. Canopy calculations have changes since
the last submittal and now 4 (2) inch caliper large species tree are
required for mitigation of the cottages.
5. All on -site mitigation trees shall be planted before the certificate of
occupancy for the cottages they are associated with. These trees
can not be located within any utility easements.
6. A 3 -year maintenance and monitoring bond, letter of credit, or
check in the amount of $19,750 shall be submitted to the City
before the certificate of occupancy is granted on the last cottages.
FAYIkTEVILLE
THE CITY OF FAYETTEVILLE, ARKANSAS
September 18, 2006
Jeremy Pate
Zoning and Development Director
City of Fayetteville
113 W. Mountain
Fayetteville, Arkansas 72701
Dear Director Pate,
•
POLICE DEPARTMENT
This document is response to the request for a determin tion of whether the proposed
rezoning RZN 06-2 40: (COMBS, 564): Submitted by 2 ENGINEERING, INC. for
property located at S CORNER OF MORNINGSIDE RIVE AND 15TH STREET.
The property is zoned F-4, SINGLE FAMILY - 4 .TS/ACRE would substantially
alter the population dens and thereby undesirab. increase the load on public services
and create an appreciable. crease. in traffic dan and congestion.
It is the opinion of the Fayettl
substantially alter the populat
police services. The rezoning
congestion in the area.
In reference to HORTON OF
SW CORNER RZN 06-2244:
by JERRY OF SUNRISE MO
e Police D artntent that this rezoning will not
density o create an undesirable increase in the load on
I not c to an appreciable increase in traffic danger and
MCHANEY REALTORS for property located at
INGSEN COLD STORAGE, 717): Submitted
WD S. SCHOOL (HWY 71B S).
It is the opinion of the Fay evilie Police epartment that this rezoning will not
substantially alter the po lation density or Bate an undesirable increase in the load on
police services. This re fling tvill not create appreciable increase in traffic danger and
congestion.
In reference to R-PZD 06-1884: Planned Zoning istrict (WESTSIDE VILLAGE
CONDOS, 439): Submitted by TODD JACOBS C TICAL PATH DESIGN for
property located at S OF WEDINGTON, E OF RUP E RD.
FAYETTEVILLE POLICE DEPARTMENT
100-A WEST ROCK STREET
FAYETTEVILLE, ARKANSAS 72701
(DELIVERIES) POLICE: 100-A WEST ROCK STREET 72701
PHONE: 479.587.3555 FAX: 479.587.3522
I �.
It is the opinion
of the Fayetteville P
ice artment that this request
for a Residential
Planned Zoning
district will not creat
undesirable load increase on
police services. It
will not create an appreciable incre
i traffic danger and congestion.
In reference to R-PZD 06-2212: Planned Zoning District (STADIUM CENTRE
TOWNHOMES, 557): Submitted by H2 ENGINEERING, INC. for property located at
OLD FARMINGTON ROAD, W OF ONE MILE RD. The property is zoned C -I,
NEIGHBORHOOD COMMERCIAL and contains approximately 2.00 acres.
It is the opinion of the Fayetteville Police Department that this Master Development Plan
for a Residential Planned Zoning district will not create an undesirable load increase on
police services. It will not create an appreciable increase in traffic danger and congestion.
Sincerely, ,-
/11 JJLK/ZL_L
aptain William rowB n
Fayetteville Police Department
RZN 06-2241 \ombs, 564)
Public water is local djacenit to the site. There is a 24" waterline along Morningside Drive. Water service
will need to be extendeN11111he property at the time of de ' ent.
Sanitary sewer is availah the site. re large diameter sewer mains through the site. Sewer
service will need to be i roperty at the time of development. Improvements to the sewer
system may be required depen the demand placed by the development.
The site has ac omingside Drive a J51 Street. Improvements to this intersection are currently
planned nstruction. These improvement elude the installation of a traffic signal.
Standard improvements and requirements for drainage ' 1 be required for the development. This property is
affected by the 100-yr flood plain.
RZN 06-2244: (Henni en Cold Storage, 717)
Public water is located adjacent the site. There is an 8" waterline along Sunrise Mtn.Road and a 12" main
along School. Water service will n d to be extended to the pro y and through the development at the
time of development.
Sanitary sewer is available near the site. Th is sewer main at the northeast corner of Sunrise Mtn.
Road and School. Sewer service will need to xtended to the property and through the development at the
time of development. Improvements tot ewer tern may be required dependent upon the demand placed
by the development. The capacity o existing ma will need to be studied at the time of development.
The site has access to Swirl ountain Road and Schoo venue. School Ave. is an improved four and
five -lane highway way a is properly. Improvements to Su e Mountain will be evaluated at the time of
development.
Standard improvements and requirements for drainage will be required for the development.
R-PZD 06-1884r'estside Village Condos, 439)
Public water is located adjac to the site. There is a 12" ine along Rupple Road. Water service will
need to be looped through the pr y at the time of opment.
Sanitary sewer is not available on the site. is an 8" sewer main located to the east in the Rupple Row
subdivision and to the south along Owl ewer service will need to be extended to and through the
property at the time of developmei proveme to the sewer system maybe required dependent upon the
demand placed by the develo nt. This property is thin the Hamestring Creek lift station drainage area.
The site has access t7upple Road. This street is an impro two-lane paved roadway with curb and gutter
and storm drains.
Standard improvements and requirements for drainage will be required for the development.
R-PZD 06-2212: (Stadium Center Townhomes, 557)
Public water is located
adjacent to the
site. There is a
6" waterline along Old Farmington Road. Water
service will need to be
looped through
the property at
the time of development.
Sanitary sewer is available on the site. There is a 6" sewer main along the west and north property line of this
site.. Sewer service will neecio be extended through the property at the time of development. Improvements
to the sewer system may be required dependent upon the demand placed by the development.
The site has access to Old Farmington Road and Sandra Street. These streets are two-lane paved roadways
with no curb and gutter or storm drains. It is recommended that Old Farmington Road be improved along the
project frontage to create a roadway width of 18' from centerline to the back of curb. Improvements to the
intersection of Old Farmington Road and One Mile Road may be considered as well.
Standard improvements and requirements for drainage will be required for the development.
Fayetteville Fire
Department
R-PZD -1884 (Westside Village Condo
These 21. acres are covered by Engine at 835 Rupple Road.
It is 0.1 mile m the station with an e ected response time of 1 minute
(Development is ht across the str from the station).
The Fire Departure nticipates 8 50 EMS 33 Fire/Other) calls for service
per year once the dev pment ' completed and maximum build out has
occurred.
Measured Hydrant Flow in area is 1590 gallons/minute.
The service impact of th" dev pment will typically take eighteen months
after the developmen s started, d the units begin to be occupied, to
occur.
There should be adverse effects on r call volume or response time to
this develoame .
R-PZD06-2212 (Stadium Centre Townhouses)
These 2.0 acres are covered by Engine 6 located at 900 S Hollywood.
It is 1.1 miles from the station with an expected response time of 3.5
minutes. The Fire Department anticipates 5 (3 EMS — 2 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.
Please feel free to contact me if you have any questions concerning the
comments
Captain Dale Riggins
Fayetteville Fire Department
cK'
ENGINEERING, INC.
September 19, 2006
Planning Commission
City of Fayetteville
113 West Mountain St.
Fayetteville, AR 72701
RE: STADIUM CENTRE TOWNHOMES - WAIVER REQUEST
Dear Commissioners:
Please accept this correspondence as our official request for waiver of standard street
requirements which will enable our client to develop private streets within the above
referenced project. This project consists of 24 residential units, of which 12 will front to
Old Farmington Road.
The proposed street is accessed from Sandra Street with connectivity proposed to Old
Farmington Road. The street is proposed as one-way with the outlet onto Old
Farmington Road, thereby reducing any additional congestion at the intersection of Old
Farmington Road and Sandra Street.
Thank you for your consideration in this matter. Please feel free to call if you have any
questions or comments.
Respectfully,
Thomas Hennelly, P.E
President
>:\Land Projects 2005\05-013\dwg\05-013-2.DWG+ONE MILE INTERS, 9/18/2006 10:14:12 AM, •
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. • LSD OS -7807
Page 1
SC Meeting of November 17, 2005
THE CITY OF FAYETTEVILLE, ARKANSAS
PLANNING DIVISION CORRESPONDENCE
TO: Fayetteville Subdivision Committee Members
FROM: Jesse Fulcher, Current Planner
Brent O'Neal, Staff Engineer
THRU: Jeremy Pate, Director of Current Planning
DATE: November 15, 2005
125 W. Mountain St.
Fayetteville, AR 72701
,phone: (479) 575-8267
LSD 05-1801: Large Scale Development (THE STADIUM CENTRE, 557): Submitted by H2
ENGINEERING, INC. for property located at HWY 62, JUST NW OF LOWES. The property
is zoned C-1, NEIGHBORHOOD COMMERCIAL and contains approximately 7.40 acres. The
request is for a commercial large scale development with 3 buildings totaling 48,550 s.f. and 249
parking spaces in three phases.
Property Owner: MATHIAS SHOPPING CENTER Planner: JESSE FULCHER
Findings:
Property: The subject property contains 7.40 acres, located north of Lowes Home Improvement
and is zoned C -1, Neighborhood Commercial.
Surrounding Land Use/Zoning: Surrounding zoning and land use are depicted in Table 1.
Table 1
Surrounding Land Use and Zoning
Direction
from Site
Land Use
Zoning
North
Vacant
R -A, Residential Agriculture
South
Lowes Home Improvement
C-PZD, Commercial Planned Zoning District
East
Vacant
C-2, Thoroughfare Commercial
West
Vacant
C-1, Neighborhood Commercial/R-O, Residential Office
Proposal: The applicant proposes to construct a 37,800 sq. ft. retail building with 196 parking
spaces in Phase I. Phase II will consist of a 7,000 sq. ft. retail building with 30 parking spaces
and Phase 111 will consist of a 3,750 sq. ft. retail building with 17 parking spaces.
Parkinu Ratios
Square footage
Commercial
Use
Required Parking +30%1-30&=%
37,800 sq. ft.
Retail Use requires 1 space/250
GFA
106-196
7,000 sq. ft.
Retail Use requires 1 space/250
GFA
20-36
3,750 sq. ft.
Retail Use requires 1 space/2s0
GFA
10-20
136-252
Total_=_136-252
K:IReports12005LSC Reports)//-/7-051LSD 05-1801 (Stadium Centre).doc
• / • LJl/ OS�l OO�
Page 1
Request: The request is for Large Scale Development approval of the submitted site plans for
Phase I of the proposed commercial development.
Right-of-way Dedication: Minimum 55 feet from centerline along 6`h Street (State Highway 62),
a Principal Arterial. Right-of-way will need to be dedicated by warranty deed for 6`' Street, a
state highway. DEDICATION OF 35' FROM CENTERLINE ALONG OLD FARMINGTON
RD.
Adjacent Master Street Plan Streets: 6'h Street (Principal Arterial).
Water/Sewer: Water and sewer are available to the site and will be extended to the facility
Vehicular Access: The site will have access onto 6`1 St., which will align with the entrance into
Lowes Home Center. The site will also have cross access to the east with a new development
that is currently under review.
Non -Vehicular Access: Six-foot sidewalks would be constructed along the project's 6's Street
frontage. Bicycle racks are to be provided for multi -modal access.
Tree Preservation: Existing Canopy: 20%
Preserved Canopy: 9%
Required Canopy: 20%
Mitigation: Required; 107 trees
Site Coverage: The plat indicates 51 % pervious surface in compliance with this requirement.
Buffer/Screening: The northeast property line of the site borders a single-family neighborhood.
Currently, the residential neighborhood is zoned R -A, Residential Agriculture. Pursuant to
Section 166.10 of the Fayetteville Unified Development Code, only RSF; RT, RMF and RO
zoning districts require screening from commercial or industrial uses. However, it is staffs'
opinion that at some point, the residential neighborhood would be rezoned to a RSF zoning
district. Therefore, staff is requesting that a view -obscuring fence or view -obscuring vegetation,
or a combination of the two, be installed at the northeast corner of this development to minimize
the impact to the established residential neighborhood.
Recommendation: Staff recommends approval of LSD 05-1801 with the following
conditions:
I. Staff requests additional information regarding access to the rear of the building for purposes
of delivery and vehicular access. THE APPLICANT AGREED TO EVALUATE CROSS
ACCESS TO THE NORTH WHEN THE VACANT PROPERTY TO THE NORTH
DEVELOPED.
2. Subdivision Committee determination of Commercial Design Standards. Stafffinds that the
front elevations largely meet Commercial, Design Standards. The addition of architectural
details such as those shown on the front of the building would further articulate the main
facade. Staff recommends wrapping the rear corners of the east and west elevations with
materials found on the front elevation. Additionally, staff recommends further articulation of
K:1Reports120051SC Reports)) I- 17-05115/)05-1801 (Stadium Centre).doc
• ADM 06-2163
Page 1
SC Meeting of July 13, 2006
THE CITY OF FAYETTEVILLE, ARKANSAS
125 W. Mountain Si.
Fayetteville, AR 72701
PLANNING DIVISION CORRESPONDENCE Telephone: (479) 575-8267
TO: Subdivision Committee Members
FROM: Jesse Fulcher, Current Planner
THRU: Jeremy Pate, Director of Current Planning
DATE: July 7, 2006
ADM 06-2163: Administrative Item (STADIUM CENTRE, 557): The request is for a major
modification of the approved Large Scale Development on the subject property.
Planner: JESSE FULCHER
BACKGROUND
The subject request was heard at the June 29, 2006 Subdivision Committee meeting, at which
time the item was tabled so that the applicant could revise the site plan, indicating the location
for a new northern connection.
Project Description: The subject 2.19 -acre site is located north of Lowes Home Improvement on
W. 6'r' Street and is zoned C-1, Neighborhood Commercial. On November 17, 2005 the
Subdivision Committee approved a large scale development for a 37,800 square foot retail
building with a 196 parking spaces located within Phase I. Phase I► and Phase III will require
separate large scale development approval. At this time the applicant is requesting to add an
additional retail space to the east side of the building, resulting in an overall building size of
40,000 square feet.
As a condition of approval of LSD 05-1$01, the applicants are required to provided cross -access
to the east and west. The proposed modification will not prohibit this requirement. Cross -access
to the north is to be evaluated if the property to the north develops. The proposed modification
will expand the building to the east, thus requiring the relocation of the proposed northern cross-•
access. As indicated on the revised site plan, the cross -access has been moved the west side of
the building. The cross -access to the east has been relocated.to line up with the main, east/west
drive aisle, which is an overall better solution.
Staff finds that themodification to the building and the relocation of the cross -access is
acceptable, as the potential for a connection to the undeveloped property to the north will still be
feasible for evaluation of a connection, as required by the Planning Commission. Staff will
K:IRepons l20061SC Reports 107-l3-061ADd4 06-2163 (Siadium Ce oe).doe
• • ADM 06-2163
Page 2
review the appropriateness of a connection to the north at the time of development, to ensure safe
vehicular and pedestrian movements.
The proposed modifications to the approved large scale development plans have been determined
a major modification. In the event that a developer wishes to make major modifications to an
approved development, such modifications shall be submitted to the Subdivision Committee or
Planning Commission for approval or denial.
RECOMMENDATION
Recommendation: Staff recommends approval of the applicant's request for a Major
Modification to the previously approved large scale development, with the following conditions:
1. Subdivision Committee determination of appropriate connectivity. Stafffinds that the
relocation of the norther: stub -out to the west of the building as indicated in the
submitted drawings will provide opportunity for connection, if deemed necessary at the
time of development. If at the time of development of the property to the north, a
connection is required by the Planning Commission, the owner of the subject property
shall permit this connection in the manner required.
06/29/06 SUBDIVISION COMMITTEE COMMENTS -THE SUBDIVISION COMMITTEE
FOUND THAT THE POTENTIAL FOR CROSS -ACCESS TO THE NORTH SHOULD
NOT BE REMOVED WITHOUT EVALUATING FUTURE DEVELOPMENT AND THE
POTENTIAL FOR CROSS -ACCESS TO THE UNDEVELOPED LOT TO THE NORTH.
07/13/06 SUBDIVISION COMMITTEE COMMENTS- THE SUBDVISION COMMITTEE
FOUND IN FAVOR OF THE REVISED SITE PLAN. ACCESS TO THE NORTH WILL
BE EVALUATED WITH FUTURE DEVELOMENT.
2. All other conditions of approval from the approved large scale development (LSD 05-
1801) remain in force.
3. The building addition shall be articulated and match those elevations as previously
approved with LSD 05-1801.
4. Truck/delivery vechile access shall primarily utilize the access from HWY 62, as required
by City Ordinance.
Subdivision Committee Action: J Approved ❑ Tabled ❑ Denied
Motion: Trumbo
Second: Myers
Vote: 3-0-0
Meeting Date: July 13, 2006
K:IReporis12006'SC Reports l07-13-061AD6106-2163 t9odium Centre).doe
• ADM 06-2163
Page 3
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
K:V7epoi ts120061SC Reports l0743-061ADM 06-2163 (Stadium Cen'# c doc
Date
H2
ENGINEERING, INC.
June 30, 2006
Planning Division
City of Fayetteville
113 W Mountain Street
Fayetteville, AR 72701
RE: STADIUM CENTER -REVISED LSD SUBMITTAL
To Whom It May Concern:
Please accept this letter as an official request for a significant modification to the existing
site plan for Stadium Center. The areas of interest include the addition of approximately
2500 sf of retail space at the east end of the retail facility; the access road to the rear of
the facility is proposed to be moved from the east end to the west end of the facility; and
minor modifications to the parking lot layout and footprint associated with Building 3.
Buildings 2 and 3 remain conceptual with both facilities requiring a complete LSD
submittal in the future.
We are proposing to relocate the access along the east end of the facility to the west end
of the facility, which will allow another 25 -foot retail bay to be constructed. As required
in the conditions of approval for Stadium Center, the future connection of this access to
Old Farmington Road will be assessed when the residential property to the north is
proposed for development. The relocation of this access will require the eastern access to
be relocated as well as the dumpsters to be relocated.
The parking lot and footprint for Building 3 has been modified to accommodate a fast
food restaurant. The modifications are a result of traffic management concerns with the
drive-thru window.
Thank you for your consideration.
Respectfully
Kipp Fleanie, P.E.
Vice -President
2758 Millennium Drive Suite I Fayetteville, Arkansas 72703 Phone: 479.582.H2E1 Fax: 479.582.9254
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ADJOINING PROPERTY OWNERS NOTIFICATION
OF UPCOMING PUBLIC HEARING
NOTE: **New Dates shown below for rescheduled
Subdivision Committee Meeting and Planning Commission Meeting.
Today's Date: August 18, 2006 Project Name: Stadium Centre Townhomes
APPLICANT / REPRESENTATIVE CONTACT INFO:
H2 Engineering, Inc.
479-582-4234
Subdivision Committee Meeting*:
Planning Commission Meeting*:
PROJECT DESCRIPTION:
Thursday,
113 W.
8:30am
Monday, Sept. 25, 2006** 5:30pm
Fayetteville City Administration Building
113 W. Mountain Street, Room 219
Adjoining Property Address and Parcel Number(s): 765-14769-000, and 765-14763-000
located at 3105 West 6" Street, Fayetteville, AR 72701
* Please call the City of Fayetteville- Planning Office at 575-8263 to verify this meeting's date and time.
ADJOINING PROPERTY OWNERS COMMENTS
(Return Comments to City of Fayetteville Planning Division in Stamped Enclosed Envelope)
Project Name: Stadium Centre Townhomes
%� , �'� — ni. • A 4. � t F r-ay�V — l - fi — - - moo- -n 1 .�� - 1." -'�^
I have been notified of the above meetings for the described project.
I do not object to the project described above.
I do object to the project described above because:
Name of Property Owner (printed)
Signature of Property Owner
i
0
ADJOINING PROPERTY OWNERS NOTIFICATION
OF UPCOMING PUBLIC HEARING
NOTE: **New Dates shown below for rescheduled
Subdivision Committee Meeting and Planning Commission Meeting.
Today's Date: August 18, 2006 Project Name:
APPLICANT / REPRESENTATIVE CONTACT INFO:
H2 Engineering, Inc.
479-582-4234
Subdivision Committee Meeting*:
Stadium Centre Townhomes
Thursday, Sept. 14, 2006** 8:30am
Fayetteville City Administration Building
Planning Commission Meeting*: Monday, Sept. 25, 2006** 5:30pm
Fayetteville City Administration Building
113 W. Mountain Street, Room 219
PROJECT DESCRIPTION:
Adjoining Property Address and Parcel Number(s): 765-14769-000, and 765-14763-000
located at 3105 West 6ih Street, Fayetteville, AR 72701
* Please call the City of Fayetteville- Planning Office at 575-8263 to verify this meeting's date and time.
ADJOINING PROPERTY OWNERS COMMENTS
(Return Comments to City of Fayetteville Planning Division in Stamped Enclosed Envelope)
Project Name:
Stadium Centre Townhomes
I have been notified of the above meetings for fife described project.--' - "
I do not object to the project described above.
I do object to the project described above because:
I
ADJOINING PROPERTY OWNERS NOTIFICATION
OF UPCOMING PUBLIC HEARING
Today's Date: August 18, 2006 Project Name: Stadium Centre Townhomes
APPLICANT / REPRESENTATIVE CONTACT INFO:
H2 Engineering, Inc.
479-582-4234
Subdivision Committee Meeting*:
Planning Commission Meeting*:
PROJECT DESCRIPTION:
Thursday, August 31, 2006 8:30am
Fayetteville City Administration Building
.1_l 3_W.. Mountain.Street, Room 219
Monday, Sept. 11, 2006 5:30pm
Fayetteville City Administration Building
113 W. Mountain Street, Room 219
Adjoining Property Address and Parcel Number(s): 765-14769-000, and 765-14763-000
located at 3105 West Oh Street, Fayetteville, AR 72701
* Please call the City of Fayetteville- Planning Office at 575-8263 to verify this meeting's date and time.
ADJOINING PROPERTY OWNERS COMMENTS
(Return Comments to City of Fayetteville Planning Division in Stamped Enclosed Envelope)
oject Name: (Stadium Centre iTown mes
I have been notified of the above meetings for the described project.
I do not object to the project described above.
I do object to the project described above because:
Ic
z..
AUG 202006
ADJOINING PROPERTY OWNERS COMMENTS
(Return Comments to City of Fayetteville Planning Division in Stamped Enclosed Envelope)
Project Name: Stadium Centre Townhomes
I� en notified of the above meetings for the described project.
I do not object to the project described above.
I do object to the project described above because: �(�1" .
Owner
of Property
T0'd "ltil0l
(vl.l t C vac •
Rezoning of RPZD06-2212
From: Karen Daughtrey
3050 Sandra
I would like to express my opposition to the requested rezoning of the 2 acres on the
southwest comer of Sandra and Old Farmington Road. My understanding is there is to be
an entrance to this property off both Sandra and Old Farmington Road.
Sandra is one block long and some past residence on the west end of the street would
squeal their tires then have to slam on their brakes at the corner of Sandra and One Mile.
The thought of this increasing with high occupancy rental unites will make this one block
street once again and forever a screech and slam track.
Old Farmington Road is already high traffic with excessive speed, as a cut through off
Exit 62 toward Farmington/Lincoln area. I have lived on Sandra for the past 12 years
and have seen many cars run off Old Farmington. This high speed, narrow roadway with
a hill and several curves has already caused the neighbors fence to be run through more
then once, mail boxes down, cars in the ditch, and a car smashed in its own front yard.
There have also been accidents at the narrow blind comer of Old Farmington and One
Mile Road. Old Farmington will also experience increased traffic with the development
of Mountain Ranch north of Old Farmington, and toward the Farmington and Lincoln
area. This narrow high traffic cut though and access to the motels on Exit 62 and Shiloh
has resulted from the one-way traffic on Exit 62 on Shiloh and the increased development
to the west.
The rezoning of RPZD06-2212 with entrances on both streets will give all homes on
Sandra high traffic and noise both in the front yard and back yard.
✓jam
Wry !o&9f- 302_
Sa/O`J33
TO/T0'd 2,0:60 900?-£T-d3S
Jesse Fulcher - RPZD 06-2212 • _ Page 1
From: DONALD STONE <carolestonel@sbcglobal.net>
To:<jfulcher@ci.fayetteville.ar.us>
Date: 9/12/06 5:41 PM
Subject: RPZD 06-2212
Dear Mr. Fulcher,
As residents of this property on Sandra St for many years we have seen changes and proposals for
changes. Some good some not so good.
The one to put townhouses at the end of Sandra St. does not seem a good one to us. You know the
problem with traffic on Old Farmington Rd. How do you think traffic from 24 units would affect our
neighborhood if they are able to access Sandra St. I don't even want to think about it. Townhouses
usually mean more than one level I can't imagine having to look at the top floor of someones place.
Please, keep it single family dwellings, not townhouses.
Thank you,
Don and Carole Stone
Jesse Fulcher - rezoning Page 1
From: delberta Larsen <kelndel@sbcglobal.net>
To:<jfulcher@ci.fayetteville.ar.us>
Date: 9/13/06 12:03AM
Subject: rezoning
i am not in favor of this rezoning request for the field by w sandra st the streets are extremely narrow,
there are no side walks and we are already having increased traffic w/ vechicles using old farmington rd
as a cut through from shiloh to hwy 62w.it needs to stay as 4 units pre acre, get rupple rd built to 6th st
and i may change my mind but most likly not.
thank you for your time and please do the right thing, the kids can only ride thier bikes on sandra please
remember the kids. sincerly, delberta larsen abd family
From: <KIKIDABA@aol.com>
To: <planning@ci.fayetteville.ar.us>
Date: 9/13/06 7:35AM
Subject: RPZD 06-2212 City of Fayetteville Planning Commission
From: David and Barbara Mertin
3064 W. Old Farmington Rd.
Fayetteville, AR 72704
479-443-1610
RE: RPZD 06-2212
Dear Commissioners,
We are unable to attend the meetings regarding this proposed development.
Thank you for accepting our comments in this form.
We are opposed to this proposed development. The area surrounding this
development is a group of single family homes. The development proposed is not
in the same character and is much denser than the current neighborhood. We
feel that the timing is wrong for developments like this to occur in our
neighborhood.
W. Old Farmington Rd. is narrow and lacks curbs, sidewalks, and an improved
drainage system. It is used by many motorists as a cut through to avoid
Sixth St. congestions. Although this occurs mostly at rush hours, this added
traffic creates a hazard to our children and pedestrians. Many a time we have
had to jump into the ditch to avoid being hit by these speeding motorists.
Also, a development of this density will most likely cause additional problems
at the intersection of Sixth St. with One Mile/Finger roads. Our
neighborhood relies on this signal light to get onto Sixth St. This intersection has
serious problems with. congestion that originates to the east at the
intersection of 1-540 and Sixth St. The congestion on Sixth St. backs up quite often to
the Farmington/Fayetteville city limit. Combine the autos exiting the
Wal-Mart and Lowe's area and those leaving our neighborhood, and it essentially
stops the intersection. Often, when the light turns green for us to turn on to
Sixth St., you go nowhere because of the Sixth St. motorists "trapped" in
this intersection. We worry that improvements to the intersections we have
mentioned, as well as W. Old Farmington Rd, are way into the future.
We have had an occasion when the Fayetteville Police Department was unable
to respond to a call we made in a timely fashion. The call was about a
vandalism in progress in the neighborhood. Had the police been able to respond in
15 minutes, they may have been able to catch these people. The officer
apologized and explained that their manpower was spread very thin and that he had
to respond from across the city. We worry that in these denser developments
and large apartment complexes, crime goes up. We see it in the newspaper
daily.
We feel that the two acres at this development should only be developed to
the standards of its current RSF-4 zoning. Eight single family homes would
fit in with the existing conditions and not tremendously add to the problems on
the west side of Fayetteville.
Sincerely,
David and Barbara Mertin
From: "Lames, Larry E (FAV)" <Larry.Lames@va.gov>
To:<jfulcher@ci.fayetteville.ar.us>
Date: 9/13/06 3:10PM
Subject: RPZD 06-2212
Dear Mr. Fulcher,
I am Larry E. Lames and I reside at 3047 W. Sandra St., Fayetteville, AR
72704 and I am sending this email so that my comments regarding subject
rezoning request are available to the Subdivision Committee and the
Planning Commission.
I am not in favor of this rezoning request because of its negative
impact on the surrounding single family neighborhood.
Similar rezoning request for this same parcel of land have been
submitted and turned down at least on two previous occasions. If you
will look at the streets, sidewalks, etc surrounding this land, you will
find that it cannot support the additional traffic that an additional 24
households would have. Old Farmington Road, One Mile Road and Sandra
Street are narrow, without curbs, and in most instances without side
walks. Most of these thoroughfares have ditches on both sides, blind
corners and little or no traffic control. Old Farmington Road and One
Mile Road are used as a cut through from Shiloh to Highway 62 West and
traffic usually greatly exceeds the 25 MPH speed limit. Traffic is also
directed to the motels/hotels on Shiloh, when entering from the West,
East, and South through our neighborhood. All the amounts to a very
unsafe situation. I know that the developer has a right to develop his
land, but I feel that to put an additional 24 households on this small
parcel of land will only increase our traffic problems.
I was informed by Planning Staff that the developer would be improving
the streets/roads on their property lines, but the vehicles that would
be using that property won't just materialize there, the would have to
use the portions of Old Farmington Road, One Mile Road, and Sandra
Street that have not been improved. That does not make much sense to
me.
When the developer submitted his last rezoning request for this area to
square up the commercial part of the property, they indicated to us (the,
neighbors) that the North part of this property would be used for a
drainage pond/area for the commercial end. Apparently, the developer
was less than honest about this and plans to have it rezoned and this
rezoning will have a definite impact on the surrounding neighborhood.
This area is surrounded by single family dwellings and I feel the
additional 24 housing units, supposedly made up of 3 single family homes
and the remainder townhouses, would be out of character and change the
fabric of our neighborhood that has been there since the 1960's.
I live in a neighborhood, under attack, and you are our only line of
defense. I am not asking that they not develop this property, but to
keep it in line with the surrounding neighborhood and less the impact
that it would have. The last two time that the property owners
requested similar rezoning, you saw fit to say "No". I hope that you
will remain consistent and say "No" again.
I will be unable to be at the Subdivision Committee meeting, but do plan
on attending the Planning Commission meeting regarding this rezoning
request. Please share my thoughts on this request with those decision
makers that help shape our city. Thank you.
Sincerely,
LARRY E. LAMES
443-9011
From: Hannah Moody <hsander@uark.edu>
To:<jfulcher@ci.fayetteville.ar.us>
Date: 9/13/06 3:22PM
Subject: Rezoning Request 06-2212
Dear Mr. Fulcher,
It has been brought to my attention that the land next to my home, at the
intersection of Old Farmington Road and Sandra Street, is being brought
before the city to be considered for a rezoning request. I live at 3083 W
Sandra St and that property is my next door neighbor. Apparently, the
owners of that piece of land want to rezone it so that they can put 24
multifamily units on it. Have you ever been out there? Does it look like A)
our street will support that much traffic and B) 24 families can live on
that land? Let's do some math here. Suppose 24 families (husband, wife and
two kids) move in and they have two cars per family. That is 48 vehicles
added to the traffic on our street. Now, assume 1/3rd of those families have
a teenager with a car, that could easily shoot up the traffic to over 100
vehicles per day driving on a narrow street with no sidewalks. Why am I
concerned? I have two very small children. I do not need that much traffic
in and out posing danger to my children. Also, if you put 24 units in, that
brings down the rent substantially and then, we have trashy neighbors.
Isn't the city supposed to be concerned with making South Fayetteville
beautiful again? In my opinion, that trashes it right back up. Please, do
not burden our quiet little neighborhood with that many units. It.is
ridiculous that they are trying to do this. Every person on my street either
has kids living with them, or has kids who visit frequently. I don't mind a
couple of duplexes moving in, but not a whole apartment complex. Also,
there is no way Old Farmington or Sandra can carry that much extra traffic.
They are too narrow and neither has a sidewalk. Please take our neighborhood
into consideration when your committee votes on this topic.
Thank you,
Hannah Moody
Secretary of Student Records
University of Arkansas
Department of Health Science, Kinesiology, Recreation; and Dance
Room 308-B
Fayetteville, AR 72701
PH: 479-575-6625
Fax: 479-575-5778
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Planning Commission
September 11, 2006
Page 81
R-PZD 06-2212: PLANNED ZONING DISTRICT (STADIUM CENTRE
COTTAGES, 557): SUBMITTED BY H2 ENGINEERING, INC. FOR PROPERTY
LOCATED AT OLD FARMINGTON ROAD, W OF ONE MILE RD. THE PROPERTY
IS ZONED RSF-4, RESIDENTIAL SINGLE FAMILY, 4 UNITS PER ACRE AND R -A,
RESIDENTIAL AGRICULTURAL AND CONTAINS APPROXIMATELY 2.45
ACRES. THE REQUEST IS FOR A RESIDENTIAL PLANNED ZONING DISTRICT
(ZONING, LAND USE AND DEVELOPMENT APPROVAL) WITH 11 SINGLE
FAMILY AND 3 TWO FAMILY DWELLINGS (17 DWELLINGSJOTAL.)
Anthes: Mr. Trumbo
Trumbo: Madam Chair, I am going to recurr o"m'thii item
Antes: Alright, we will see you next `}
month o we^have the staff report -please?
Fulcher: Yes ma'am, this is a residential planned zoning district formerly submitted
as Stadium Town Homes and known as Stadium Centre Cottages. This is
located between Old Farmington Road and`6th\street, just west of One Mile
Road. It's located on a proximally,2 1/2 acre≥Tliis was heard at the
previous Planning Commission eeting where it was denied. It was then
}i'
brought forward for reconsideration based on,the new site plan. That was
approved -and brought forth to'this meetingtonight. The changes that have
occurred 'have `be teen.fairly significant. The original proposal was for nearly
10 1uniWdn acre. Mostly.attached`units and classified under multi -family
dwellings. Theeccurent,proposal isfor 11 single family units and 3
duplexes. Six amts total for tho e. The eleven single family units will be
Zalong Old Far�mmgton Road'fronting on Old Farmington Road. with rear
access off of an alleytype system which will link Sandra Street. to Old
Farmingnn to the IiJorth' and also connect to a stub -out out from the
c ommercialydevelopment to the South. As discussed with the previous
developmentthis is proposed as a one way street to try to cut down on the
cut through,traffic though the existing neighborhood that is on Sandra
St eetThi will allow one-way traffic to traverse east to west and allow
them to:exist north onto Old Farmington Rd., which is a collector street and
disperse that traffic to the east or west. Also, that will allow traffic to go
south into the commercial development for those services to continue on to
Sixth Street from that point. As proposed, the overall density would be
approximately seven units per acre for the seventeen units on the 2.5 acres.
Some of the comments that were brought up with the previous items were
the increased traffic. A lot of those comments had to do with the
unapproved streets, the traffic, vehicle speed on Old Farmington/One Mile
Road and the density proposed at that time. With this development, they
Planning Commission
September 11, 2006
Page 82
are proposing quite a few improvements to Old Farmington Road. Being a
Collector street, it's 18 ft from center line, including curb, gutter, storm
drains, and a6 foot sidewalk along the property frontage, 14 feet from
center line on Sandra Steet including curb, gutter, storm drains, & 4 foot
sidewalk. Compatibility; both between the existing large lot single family
neighborhood to the east and how this was original proposed with a higher
density and multi -family land use. Going back, it was staff's original
recommendation to have this item tabled. It proceeded on to the Planning
Commission, where staff had recommended
favor of compatibility or that an appropriate
With these changes to the site plan, being al:
three duplex units, significantly reducing the
compatible type development for the resider
and appropriate transition from the'ommerc
staff is recommending forwarding this item°
recommendation for approval*I have gone i
improvements. That is a determinatio for t
make under condition number one. Cond'
combination with the elevations in your pad
made by the Planning Commissioner about
did not present a front facade to'the street I
it is the intent, along with the. combinati
alley truly sser es.as rear access to these
their front facades are onto Old�'Farminf
just goes along to that, I know with some the elevations as they were
submitted` that the garage is shown in the front of the house, I believe that
webve seen that.on some oiher projects in the past where it's a matter of
just o teethe gazrage section to have it face to the rear of the house. But,
the elevations shownhwould be indicative of the units for these lots. I
eY
believe all,the otheditions are fairly straight forward. There are some
minor revisions for the applicant to make under item number four, item
number nine refers to a six foot wood board privacy fence along lots 11 and
YS along withlsome large species trees to serve as a screen between that
existrg lot oon Sandra Street and this proposed development. If you have
any specific questions, please ask.
;vial Again, not finding in
msition had been provided.
f\
>stentirely single family with
ensity and providing a more
it neighborhood to the east
I developmentto the south,
the City Co ncil {with a
Commission to
on number three, that in
ket�go to some of the comments
how the original proposal really
th`nk'the elevations show that
the site plan showing that the
)erties and their front yard and
Road. Condition number three
Anthes: Thank you very much, would any member of the public would like to
address this R-PZD 06-2212 for Stadium Center Townhomes/Cottages?
Good evening.
Llames: Good Evening. Larry Llames 3047 West Sandra. I'm still against this. I
still don't believe this is compatible with the surrounding neighborhood. I
talked to Planning Staff, they said ten foot setback between these single
Planning Commission
September 11, 2006
Page 83
family homes. Does that look compatible with the surrounding
neighborhood? Not to me. I have a problem with the notification on this
re -submission. The notification went out, it talked about the commercial
development on Hwy 62, it did not talk about Stadium Center, single-
family homes on Old Farmington Road. Now, you're either going to notify
us or your not. Why didn't they just put a pizza coupon in the envelope?
That would have been about the same notification.
Clark: Madam Chair, That is out of line, we don't
Llames: I realize that, but you require a
Clark: Sir, there is a nice way to say it.
Llames: Well, I talked to planning staff about it,
notification did not go and that it would
Jeremy Pate overruled that decision and
notification of a commercial developme
the neighborhood that
meeting tonight. I don
the notification require.
be compatible with the
they can enfo ethe on
a City'`stfeet, hbw can the Citye
enforctraffic laws on private p
had an acc dent inra-parking lot,
Center was'
low the two
correct
this
he considered the
as ample notification to
; to go ahead and make the
lie same. I don't believe
lieve that the area would
n'ighbortfood. I don't know how that
ter y P all it a street or alley, if it's not
ce the one-way on it? Does the City
ng lots? I don't know, the last time I
police said they could write it up, but
it wasn't a City right-of-way. So, how
canlheyenfo ce'it, the developer may say it's going to be a one way street
or a one w y alley or�whatever they decide to call it. But, who is gonna
enforce it?art thinkatthe traffic will increase on Sandra, because it's
going to be&orie wayfrom Sandra into the area. I don't see any
improvementslmade on Sandra. Sandra is still a narrow City street, no
`sid'ewalks, and ditches on both sides of street. I'm sorry about the thing on
the p zza.thing, but it irritates me when you say we have to be notified and
we get notification that it was a commercial development on 6`h street.
How does that apply? We have talked about the past consistency; you've
told us that one Commission may be different than the other. That's why
the City has the problems it has now with zoning, because there has been.
Anthes: Mr. Llames, please address this particular development.
Llames: Well,
this development is
I think is inconsistent with the surrounding
area
and I
believe it's going to
be inconsistent with the City Plan 2025. It
does
Planning Commission
September 11, 2006
Page 84
not help the neighborhood, it just detracts from the present neighborhood
that's been there for forty years. Thank you.
Anthes: Thank you.
Searls: My name is Jerry Searls, I live on Sandra Street. I want to touch on, more
or less, what Mr. Llames spoke about. I can not see, how in the world, this
one way street into this all theses 10, 11, 12 units is,gonna help the
neighborhood, what so ever. I don't see how these houses being 10 ft
apart, or what ever the 10 ft setback means. When we built our homes out
there we lived by the rules and regulations but apparently, now they just
keep coming back, coming back, until thee nally get'what the want. If the
project is approved, it's not going to unpro�e-the 19 foot Old Farmington
Road. It's not going to improve th l6 foot One Mile Road ,It's not going
to improve the ditches. It's not,going to help the traffic situation:lIt's not
going to, sometimes the traffic is, wel1hl in the afternoon, I counted 57
vehicles in less than 45 minutes going%down Old Farmington`Koad. That's
57 vehicles. Now we'retalking about putting a possibility of 26 to 30
more vehicles in the area This is what we cal} cut through. They are
cutting through from the 4acce ss road to down Old'Farmington Road to get
to Walmart, Lowes, what ever the.business is arid'back. We also have got
motels visitors that come up the One Mile Road. One morning, as I was
doing my o ing walk, I noticed my neighbor had to get plum up on the
one sidewalk that we have in the area, so a school bus could get by on the
1 4
OnetMile'Road. \I just don't think.that this RSF should be changed. Most
neighbors down there.don't think it should be. Then, one last question is,
•
theygot some three duplexes'in this project. If they don't sell these
cottages, as they call them, a e they going to be allowed to rent them? Like
447 they are,the\,duplex s? II just hope and pray that you all can see some
benefit on'where we're coming from and leave it as RSF-4. Thank you.
Anthes: r. Thank you Searls. lsWould anyone else like to address this item?
Seeing none'XI'll close the public comment section and as for the applicant
to present -their presentation.
Hermelly: Yes m'a'am, I'm Tom Hennelly with H2 Engineering. I do appreciate you
guys revisiting this project. I think we tried to incorporate as many as the
neighbors concerns as we could from the previously September 25th
meeting as well as, I believe, all or a majority of your concerns with this
project at that same meeting. I think we'vecgone a long way towards
accomplishing that with the connection to the commercial development to
the south and the reduction in density. The presentation of these buildings
along Old Farmington Road and the neighborhood feels quite a bit less of
Planning Commission
September 11, 2006
Page 85
the multi family look that was presented at the previous meetings. The
improvements to One Mile Drive are certainly agreeable to that. There
may be, for that size project that were talking about, I think the
improvements on Old Farmington Road are significant. And will go a long
way towards improving a fairly long stretch of this road, comparatively
towards the size of the project. Do you have any other questions, I'll be
happy to answer them.
Anthes:
Hennelly:
Anthes:
Harris:
Anthes:
Harris:
Pate:
would you address the question
le units. These are for sale? A
Built as spec homes for sale.
Ok, thank you.
Sure, this item as you
these are
at the 25`h of
isequent meeting, the Planning Commission
pplicants did not bring in their revisions for
•evisions for the November 13`h meeting, so
g their item before you. When the motion to
also basically voted to table until the
me or item before you is on the table, it
the applicants have met their notification
I for the Subdivision Committee meeting,
because staff did not feel that they had notified properly
Committee and we were overruled at that point in time
by, the Planning Commission and forwarded onto this meeting and Planning
Commission felt that it was appropriate notified, as well as the City
Attoey. We. in terms of this meeting, there is not a required notification
by anapplicant. We always tell an applicant that if you are tabled,
especially not date specific, kind of like I mentioned tonight, that
notification is not required. We always require an applicant, just because
our office goes above and beyond on application requirements to require
someone to notify. So, that's what we, that's the discussion we had with
Mr. Llames, last week.
Planning Commission
September 11, 2006
Page 86
Hennelly: If I can add a little more to that, there was a clerical error in the notification
that did list the description for the Stadium Center Commercial
development and when that error was discovered, we did resend
notification as well as hand deliver notifications to all the adjacent property
owners, last Thursday as well. With correct packets and plats, I believe
that was all that was in that notification.
Harris: Madam Chair. Mr. Hennelly.
Hennelly: Yes, ma'am.
Harris: Over here, are you saying then that the noiification"was sent out specific to
this actually project along with the correctplats, full pac`ket to all the
adjacent property owners?
Hennelly: Yes ma'am, it was.
Harris: Ok, and that was again.on Thursday.
Hennelly: Yes ma'am.
Harris: Thank you.
Williams: Madam,Cha r Onhe issue on whether or not an alley can be enforced to
be ones ay, an alley is not a prn�atefdrive. An alley is normally dedicated
just like�a street to the,City and is,therefore, could be enforced. Obviously,.
A—..,.:
tee. l.+
the -police can't.be everywhere in town, but it is legal to enforce an alley if
it's-su posed to be one way `RIf it's a public alley, which I'll assume this
will bN better ask1Vtr. Hennelly to make sure that he is planning on
dedicating,th$t to the C y and that's not a private drive. As long as it is a
public alley; then the police could enforce this one way requirement on it.
Pate: Ldo\want to'confirm that,. you're showing right-of-way on the plat, but
everything we ve seen so far discussed as a private alley.
Hennelly: I think at that September 25th meeting, that it was requested that it would be
made a public street, which we don't have a problem with and fully expect
that to be built public street standards. But will function as an alley with
parallel parking. The right-of-way will be dedicated.
Pate: We can modify our conditions to reflect that.
Planning Commission
September 11, 2006
Page 87
Clark: I was not at the meeting that was denied. So, I'm not sure how different
this plat is then the one that was presented there. But, from what I'm
understanding, you are going to have a one way entrance into street A,
from Sandra or coming in this way. Is all of street "A" is going to be one
way?
Hennelly:
Yes ma'am, from
the east to the
west.
Clark:
So, really there is
only one way
in and one way
Anthes: Pretty much.
Clark: You can only come in here.
Pate: Someone can also go south throw_ gh'the commercial anea\\togget'tw.WY 62.
That's two way there.
Clark: But you can't come into this from the west, can you?
r,S ;
Hennelly: You can not access the homes from the west, that's correct .
NDI
Pate: Correct. "fl,:
Anthes: And that Co'mnu'ssioner Clark is in response to the neighbors. to the east not
wanting people to be able to travl this way through their street.
Hennelly: Straight down 15;andra-to One Mile Road was one of the concerns that I was
"under the impre sion they h had.
Yet, your e still going to make improvements on Sandra and on
intersection, at\One Mile Road.
Hennelly: . 'Theimprovenients as far as I understand from the conditions.of approval
are f the off site improvements are limited to One Mile Road intersection
with Old'Farmington Road and the improvement of the radius there on that
south west comer of that intersection.
Clark: Ok, I wrote it down somewhere.
Pate: The adjacent street improvements include Old Farmington and their
property frontage onto Sandra, the front half.
Hennelly: Yes.
Planning Commission
September 11, 2006
Page 88
Clark: Ok, condition number one, going to make Old Farmington 18' curb, gutter,
sidewalk. Sandra 14' curb, gutter, storm drains, and sidewalk. Ok, even
though you can't get out that way, you're going to be able to get in better
that way.
Hennelly: Yes ma'am.
Clark: Ok. Are there any other significant changes that,I-need;to be aware of?
Hennelly: Density went from...
Clark: Where did density go from to.
Hennelly: 24 units down to 17 units. I believe.it was 98 units per acreddwn to 6.9
r- p�
units per acre. .:\
/
Clark: Ok, all right, thank you,Mr. Hennelly.
Pate: For Commissioner Clark; theot er three issues;'I"believe were the primary
access and how this accesses oe-way;;the density of the project, and then
�L-_
also the connection to the commercial centerYThat was a key component.
The staff6could not agree with'the applicanttn it at that point in time and
recommended denial based on\that. They have now configured this so that
we�feel commercial traffic that might be, or neighborhoods that are
utilizing commercial -centers, the restaurants, retails, there located just to
the -south would be able to access that and have connectivity while not
providing a cut through to the existing single family residential
neighl3brhood.d.
Clark: So, strarghfdto',the west is the connection, you're talking about?
Pate: Correct.
Clark: Thankyou, Jeremy.
Anthes: Mr. Ostner.
Ostner: Madam Chair, I think this is a tough call because this is a difficult area in
town. You all are putting up with some incredible traffic. Old Farmington
Road is not safe. Something needs to happen on Old Farmington Road. I
don't think this project is going to be the straw that broke the camels back
to destroy Old Farmington Road. I don't think developing at R-4 would be
Planning Commission
September 11, 2006
Page 89
any better. The problems on Old Farmington need to be addressed on their
own. I think part of the problem with Old Farmington it is a way to get
around the log jam. Everyone headed west bound is backed up for V2 mile
on 6`h. Hopeful, the Arkansas Highway Department, when they improve
the on ramp at 540, will alleviate a lot of that. All the traffic engineers
agree, thatlight is a total failure. They are going to move that on -ramp to
the north so a lot more traffic can get through there quicker. I think that
has a lot to do with what happens on Old Farmington. I disagree with staff,
that a 36' section on Old Farmington is part of the solution. A 36' section
works on Township, with a heavy volume and46ts of curb cuts, back to
back, to back. A 36' section is inappropriate nOlld,Farmington Road.
Number one, it will never be striped, it will;just be 2f8,lanes. Because
we don't stripe our roads after these developers build`them. They're not
required to stripe them, we're suppose to do it. We take 20 years to get
over there, and in the mean time people fly^down 18' lanesh'don't see a
continuous turning lane on this streetbeii
a turning lane at the major intersection i '
don't really see that. I think a proper 24'
then a 36' back to back or ad.. I think this
vote for it. I would like to
however I believe its in on
Mr. Pate, are we asking all
Pate: YesTbguess that
you disagree wit
Ost
Pati
OStw.,L
Pate:
to anybody. I can see
are maybe four right now. I
road bed would be a lot safer
food project, I would like to
n�
gtoh-to be a 28' section,
d,this is a question to you
ahead and build this 36'
be my response, that it's not necessarily me that
faster Street Plan calls for this road section as a 36'
ci ollec o street and that's what that standard calls
ng that it follow the Master Street Plan cross
y9the City Council.
that collector status, that definition has carried over
We have not changed our Master Street Plan yet.
Ostner: Well, I understand the Master Street Plan hasn't changed but the definitions
of a lot of these roads have changed with the Dover Kohl. They pretty
much did a way with the collector definitions, and replaced them with T- 1
and T-2 and all these, that's not correct?
Planning Commission
September 11, 2006
Page 90
Pate: No, not that I'm aware of.
Ostner: Ok.
Pate: They've changed some designations in the Downtown Master Plan. We
actually did a Master Street Plan amendment in the Downtown and there
are numerous sections that are referenced by number-. ST40, ST36, ST38,
there are several different street and road sections`in`the,Downtown Master
Plan.
Ostner: Ok, that's apparently what I'm thinking of. cause I`think you can call this a
collector, I think it ought to be historic'collector, there'are,a lot of historic
collectors through downtown that are still two lane and function
beautifully. When volume picks upon 6`h, due east of Walgreensjust
close to here, it slows down and it works and t',s a heavy volume. People
are driving thirty through a neighborhood4nd it's ' working. No one ever
thought more volume would make that street slow down. Sorry, I'm going
on about one issue, I would -really like to see Old Farmington be safer. I'll
probably vote for this prole
Hennelly: Can I ask one question? On therprojects thatwe've that were at a high
street class`(fication, we're required to dedicate the right-of-way for that
streetclassifi ation, and only build 14 feet from center line. If there was
anyway we could incorporate that_requirement into this, we would certainly
appreciate that, because I do agree that going from that narrow section to a
18wide section hats -almost sa wide as the total width of the road in that
area could be a.hacard.
Mr. Pate,`didn't we'appfove another development down the road here and
how wouldi"that street section knit with this?
Pate:
that we've approved including the hotel and other
nent and another PZD on this project have been
have 18' from centerline sections. The reason for that, Mr.
Hennelly's right, is in standard residential subdivisions that have a collector
going through it, we do typical keep the 2 lane road section, because it's
primary a single use type of application and in a residential neighborhood
that's not usually accessed by traffic other than the residents and small
delivery vehicles. In this case, Old Farmington Road functions much more
so; I do not anticipate the classification of Old Farmington being decreased.
It provides a functioning collector street status by definition connecting
Shiloh and 62 along with Old Mile Road. We're seeing numerous
Planning Commission
September 11, 2006
Page 91
commercial projects in commercial zoning districts along this street being
processed through our building permit process and Planning Commission,
so I would not anticipate that to be changed.
Anthes: Ok
Hennelly: Could we possibly consider constructing the 14' from center line to being
assessed for the difference? That way you will still,have the funds.
available to construct that extra four feet but it would not be necessary to
have it constructed at this time?
Anthes: That is certainly something that we can discuss. I think what Mr. Pate is.
saying though, is that we have projects that ate already,p r itted that are
being required to build that section!l en if we deviate from that, we have a
pinch in the road. Is that what you're saying?
i
Pate: Yes yr
Ostner: How many of those othe projects, which I`can'only think of one, how
many of those have actually-builtboth sides?'
Pate: None of them that I'm
Ostner: Ok, when you €*tend one sideNke he's been asked to do, the road sort of
shiftstwhich is a traffic calming%device by the way for a road that gently
goes back and foith-,wl,don't see &,problem with that. I'll be in favor of Mr.
,Hennelly'?id in facfihe diff re ence in money, could be spent installing
traffic calming omething If City staff could approve it, find it somehow,
to do some sort of,ttrraffic,calming on a collector. I think it's a good faith
offer.
Anthes: In addition tb the PZD that we have seen, are there commercial projects or
other projects that were less than an acre that have gone through
administrative review that we should be aware of in the area?
Pate: I believe so, they are further east, but the one I remember specifically was a
commercial development west of Shiloh. Of course, the banks on One
Mile Road, but those more access 6w Street than Old Farmington, until 6`"
is congested and people utilize Old Farmington Road. That's the ones that
I'm aware of.
Williams: It doesn't appear to be very cost effective though, to go back and have to
knock out all the curb that is probably fairly new and then bring your
Planning Commission
September 11, 2006
Page 92
equipment in and just put in a fairly narrow patch of asphalt at a future
time. There are some time constraints about how long we can hold money
from a developer without using it for that development or giving it back to
the developer. We have time constraints within our code, which are
reasonable because if we hold money, we shouldn't hold it indefinitely.
So, that's some problems with that particular idea. I think that staff's
position here for the long term improvement of Farmington is probably is
more feasible and more surer that we are going to have the proper road
section there as called for by the Master Street Plan"
Anthes: That's a difficult one.
Ostner: We will most like come to 18' lanes I`don't`see tearing o tt curb, I do see a
guy building 18' from center line d'there is probably 8or�1.0 feet on the
other side and the road is slightly.shifting toward that curb, utilization it
fully rather than a perfect street having something a little bit jlifferent.
Like this neighborhood, it's not by the bookt's unique. I'm
uncomfortable with the,role of following.theaules when I believe they're
making things worst. N by this applicanVs fault.
Anthes: Let's talk about the lot configuration and density and see if we can find
common ground here there\\
Clark: I have ariother question; it's along the lines of the configuration. What
percentage�ofthis is dedicated green -space? Do we have green space? Ms.
Anthes circled the detention n pond
Pate: Theie's'not a public dedicalTidggrreen space on this project for 17 units.
IC
Clark. How about open space, as by our ordinance provision of more useable and
suitable located open space recreational areas and other common facilities.
That would not otherwise be required under conventional land development
ree lations.iWhere is that?
Hennelly: It's not on there. There is, as far as open space is concerned, we did try to
utilize he detention pond for tree preservation as well. For both this and
the commercial development and there will be some substantial planting of
trees in that area. But, outside of that and the attempted preservation of the
trees in the right-of-way out along Old Farmington Road that are going to
be coordinated with the Tree and Landscape Administrator to try and get
the sidewalk into.
Planning Commission
September 11, 2006
Page 93
Clark: Thank you, Mr. Hennelly and thank you for that very honest answer.
When our PZD's first were proposed, I was very excited because they're
little communities, or can be little communities within themselves that offer
amenities that aren't found otherwise in other large scale developments.
I'm seeing some very unique use of setbacks, density etc. in this proposal.
So, it's taking advantage of one part of the R-PZD ordinances while
overlooking another part that I think is as equally viable. I'm having real
trouble with that, it's almost as if you're wrangling,the best and leave out
the part that is not suitable. R-PZD's usually have a little open space,
parks, even trails, or trail attachments. Attachments to trails, we've let
folks get by with that as well. Detention poi1t'sT�renot necessarily some
place you want to have community gatherings. Sothe;trees are a nice
aesthetic but I don't think it captures the intent of the ordinance. I'm very
concerned with that. It seems like,we're trvme to take whaYou want to
and leave out what you don't want`to do and;I don't think that's•the intent
of the R-PZD. So, I'm having a little bit of a problem with that,,and a lot of
problems with the traffic and density The rework of the entrance and exit,
just kind of tells me there's one way in and' one way out. 2 ways in
actually, but only one way out and that's kind of problematic to me.
Because people don't always,f6llow the rules and'unless I'm involved
there's never a policeman around- henyou need one. I'm always on the
t� f4" ',-
receiving end of that. I havesometrouble with that and I would like to
hear the rest of the discussion because I didn't hear the first time that it was
debated lI'mnbt inclined to agree with this for the same reason as the
Wesi Foik development we did'e"arlier. You can't. You've got to do infill,
infill is good, it needs -density but it also needs to have some of the
compatibility iss ssuesihat�we have talked about inherent with in our
ar ordinance. That was a big o word.
Anthesc °` Commissioner Lackr
Lack: Nbwanted to ask, first of all, maybe something very simple, the square
footages that are listed on the, below the lot number, the house number.
Hennelly: That is alittle bit confusing, that is not the square footage of the home, that
is thelquare footage of the lot.
Lack: Ok, I thought I had seen a lot square footage at a different figure, but I just
wanted to verify that. I want to say thanks for coming back with something
that was basically what I would hope to see. I think that while I agree with
Commissioner Ostner in the idea of Old Farmington Road and what that
street section should be. I don't know if I should go so far as to deviate
from the Master Street Plan and or fill the authority to do that. But, in the
Planning Commission
September 11, 2006
Page 94
modifications you have made to the plat and the density reduction. The
focusing of the fronts to the road, I think you've made great strives. I think
that this piece of property is not exactly the same as some of the other
pieces of property in the area that are zoned and developed to RSF-4. I
think as the wedge of the diagonal running of Old Farmington Road
narrows and you end up with less and less property, at the back of the
commercial zone it becomes more difficult to do traditional four unit per
acre development. More and more appropriate to do.more dense more
marketable properties. I think that this while is not e actly the same is
compatible with those density and those patteriis�So, I'll applaud you for
that. The connection from the commercial districtwill function well. I
think that having that at the edge of the sight will not create the cut through
that was the original concern, I think that will>work. I'think that this
development will not only, not damage the area but I think t\will enhance
the area with street improvements that will be made and thnt�s'bevond the
discussion of the appropriates of widths of streets. But, just inthe safety
factures of creating less dangerous streets'with the drainage that is there
now, in the street widths that are there now'\So, I will plan to support this
project in its current fo
Anthes: Thank you Commissioner Lack is ithere. further,discussion? Commissioner
Ostner? , 1•.''-`?`
Motion:
Ostner: Madam'Chair, this is -not the first�time that this body has gotten cross ways
with.the Masten Street -Plan Th`e Master Street Plan along 71, just a stones
throw from this building, a for a long time, and I believe is currently is,
much larger than al of our plans and all of our planners recommend.
Everyone knows, it's be ter for downtown for that street to stay a little bit
narrower. Downtown Fayetteville is famous; it's near and dear to our
:hearts. This�is not the first time we questioned the Master Street Plan and
h ve_attemnted to fix it. We can't do that here. But I believe a narrower
section\historical collector status, it might be a 28 foot back to back curb
improved, or just thinking outside the box here, 36' foot back to back with
sectio s having a small medium, an island. Those are very effective traffic
calming methods. I would like to make a motion to change condition
number one to read in the second sentence, Staff recommends the
following: "developers shall improve Old Farmington Road to include 14'
wide street section from centerline with curb, gutter, and etc."
Anthes: Motion to amend, is there a second? I'll second it. Is•there a discussion?
Planning Commission
September I1, 2006
Page 95
Newman: Madam Chair, may I speak?
Anthes: Yes.
Newman: Would you give staff the opportunity to review this area overall for the
Master Plan for the engineering and to look at the total concept? Not to
consider a ruling on a 500' strip, looking at this one residential
development here. Give us time to review that and discuss that before we
put a condition on this developer to reduce what the erall collector
concept was and discussed previously.
Anthes: How will that information get back to us, ZINwman?
Newman: In a form of a report, I assume. What would you like, do .you have any
preference?
Anthes: No, I'm just wondering because sometrmes?we send these things out and
really don't know whatwhappens.
Clark: Are you asking us to table this?
Anthes: No, what you are saying is that you would rather have us construct a
condition o proval that doesn t have a specific width, but ask for staff to
revie ' e possibility of reducing the street section for Old Farmington
RoaaSls that whatiyou are, askng?
Newman: Yes.ma am. I m asking. not rIjust
ecommending tabling by any means,
would like the opportunity o sk the engineering and planning staff to get
together` nd revaivate this area before that change is made at this location.
Anthes: NThat sounds reasonable.
Ostner: 'understandyour request. However, it's been my experience that the rule
b ok and -mathematics always win over policy. We don't create policy
here, �ho, ever here at an R-PZD we are allowed a recommendation to the
Anthes: Would that also include in the assessment for the additional pavement?
Ostner: Thank you, I believe my motion was incomplete. The difference in money
between a 14 and an 18 foot wide street section. Help me out here for a
second. What's the fairest thing to do with it? I'm not trying to let the
Planning Commission
September 11, 2006
Page 96
developer out of anything. I just want something better for the
neighborhood.
Clark: Shall improve Farmington Road to include 14' wide street section from ect
to ect. With the difference between the 18' and the cost of the 14' being
paid in money in -lieu by the developer. The part that it asked for future
improvements on Farmington Road. Isn't that what you wanted?.
Ostner: Well, that helps, I didn't think we could leave it so;open,ended. I thought it
had to go to something. Z,(
Pate: It would go to improvements along
Ostner: Well, that sounds great.
Clark: Thank you.
Anthes: I would accept that as a second on the
Ostner: So, basically the developer; will have to spend`the'same amount of money,
however he will only buii l'a 14' eciion. The difference in money will go
to other improvements along'�Old*Farminggton'Road.
Pate: Does,tha� de curb and cutter on that 4' section?
Ostner: Yes,
street section.
Anthes: As -the seconder of the motion, I would like to address Mr. Newman by
saying, this•is a R.PZD itwill go forward to City Council, this would be the
recommendation if thi motion even passes. To amend our
recommendation toACity Council you would have a time between now and
`then to review;the entire road and make your recommendation to Council
whether that works for you or not.
Newman: Thankyou.
Ostner: Thank you Madam Chai,r and in that evaluation I would hope that
engineering would consider that this is at a base of a mountain and
commercial development require square footage and it is very difficult to
develop a mountain side to high density either residential or commercial to
fill a street. 100 yards to the south is lots of flat land with a big street in
front of it, however there is a hill just climbing straight up and that's part of
Planning Commission
September 11, 2006
Page 97
my reasoning that I just don't see this being pack with cars and curb cuts in
volume.
Anthes: We have a motion to amend condition of approval number one to read the
developer should improve Old Farmington Road to include a 14' street
section from centerline with curb, gutter, storm drain and a 6' sidewalk. At
the Master Street Plan right-of-way, etc. holding the difference between
the construction of the 14' and 18' section in escrow:. Is there further
discussion? Will you call roll.
Roll Call:
Anthes:
Ostner:
Anthes:
Motion:
Ostner:
Lack:
Anthes:
The motion to change the condition of
approved 7-0-0.
Is there further discussion on
Has there been a motion?
No.
Madam Chair, I like to
on the R-PZD?
above was
Council with
Motion to forward by Commrssioner Ostner, second by Commissioner
Lackt Is.there farther discussion? My big hang up with this is that this is so
far and'above a etter:development than what we saw the first time. Thank
you so much for thatI appreciate the two way connection to the
commercialproperty and the way you have been able to kind of segregate it
from the neighborhood use. I appreciate that you responded to the
neighbors byfSandra by providing the one way connection with parallel
parrking._ db have some questions about the very thing Commissioner
Clark has been talking about. That is the uniqueness of a PZD, that we ask
for a green space and some sort of community space. I find these lots to be
very tight without hardly a yard for each individual tenant much less
community space and I believe that it would be a better knit with the
adjacent neighborhood if we actually lost unit number 11, and that was
changed into an open space. When I look at units one through ten, I don't
know about the total density there but I look at the configuration on the lot
and I almost like to see the units moved to a zero lot line condition on the
side lot so that the green space for the unit is actually all aggregated on the
Planning Commission
September 11, 2006
Page 98
one side of the building so there would be useable green space for each
unit. Which I think is more in keeping with in the area as well. Right now,
if you fence these yards, you would have these narrow strips on either side.
I grew up in southern California in a subdivision that had one of those
narrow strips next to a house with a fence and there was really nothing to
do in that spot. By sliding each of those units left or right and allowing that
green space be a side yard, I think it would be much nicer development. I
not sure if losing one of those ten units to allow a more generous green
space there might be in more keeping with and pro idea better transition to
the adjoining neighborhood as well. So, those are' my comments.
Commissioner Clark.
Clark: Because of what Mr. Williams has told us�that we are voting against
something we need to say why. I will not be supporting this\R-PZD. I
don't think meets, it says you go_ttarmeet one or more of the<following goals
and although I commend you for changing it�because everyone -seems to
think you done a good deal in terms of modifying it, I still don't think it's
there. I don't think its.harmonious withtthe area that's being fit into and I
think with just a little bit more tinkering and think Ms. Anthes talked about
a couple of them. You could certainly achieve.a finer development that
would work as an R-PZD and work iitthis particular area so I will not be
supporting this in this confg'uration
+V ✓`,
Anthes: Is there,f indiscussion? Commissioner Harris.
Harris: Lappreciiate'Comm"issioner Clark bring up the spirit of PZD. Because I
don4 feel as though this completely answers the call of PZD in same areas,
especiallyinterms of open p space, green space, and soon. So, I will too,
I.
11 be voting aagainsrit, in its.current configuration.
Anthes: x I have a motion to forward by Commissioner Ostner and second by
Commissionneet Lack, is there further discussion? Commissioner Ostner.
Ostner: I can see,those comments. For the reason I think it's worth supporting is
e-y:.r•e
that list js not a must, it's a should. How on earth can you have both
density and open space, period. It's always a conflict. It's ajuggling act.
It's a dance. I believe how you finesse it is the answer, not going down the
list, did he do this, this, and this. That's why it's phrased in an open way in
our ordinance. Try to do at least one of these things. There's not a park
here. But, this is a size of a three regular house spots. It's tiny, there're
packing in, they're being efficient. They're raising the density because
that's what Fayetteville has to have and they got to make their business
Planning Commission
September 11, 2006
Page 99
plan work. They almost cut it in half, so it's a difficult call. I respect your
no votes.
Anthes:
Roll Call:
Pate:
Anthes:
Pate:
Anthes:
Pate:
Any further discussion? Will you call the roll.
The motion to approve failed 4-3-0.
Motion failed
They do have an appeal right, to City
Right.
And if that happens, will
No.
be notified?
many days?
Anthes: Watch your newspapers. I do have some.announcements, Planning
Commission will be forniirhg.four committees"..And they will be as follows:
Committee Number 1 is�tfie downtown archii ctujral code, this committee
will review Dover Kohl recommendation to theJdowntown master plan and
provide commentary and recommendations torbring a draft code forward to
PlanningPCo mssion and City Council fer`Downtown Architectual
Standards. This Committee will be staffed by Leif Olson, it will be chaired
by,Commissioner Audy Lack. It'will be comprised by the following
committee members: Commissioner Allan Ostner, Robert Sharp of Robert
Sharp ArchitectSharon Hoover of Allison Architects, Todd Ferguson of
the University of�Arkansas and I'm waiting to hear back from a potential
additional member, but should know tomorrow. The Second Committee is
the Cultural Arts Distric Committee, this committee will review and
nt recommend a boundary for Fayetteville's first Cultural Arts District. They
,will be working with Daniel Hintz of Fayetteville Downtown Partners
under contract with the City of Fayetteville as staffed. This committee wi11
be �hair�dby Commissioner Candy Clark, and will also consist of
Commissioner Lois Bryant, De De Peters of De De Pete Gallery, Jodie
Bennosca of The Walton Art Center and Julie Gabel with Ceramic Cow
Productions. The third Committee is a Landmark Significant Places
Committee, this committee will research ordinances that recognize and
protect landmark structures in places in other cities. This committee will
make recommendations to city staff for frame work of ordinances
• appropriate to Fayetteville, particularly Downtown. This committee will be
staff with by Karen Minkel, will be shared by Commissioner Christine
Myres and also consist of Commissioner Hillary Harris, Commissioner
Planning Commission
September 11, 2006
Page 100
Sean Trumbo, and we will be looking for a representative from the
Historical District Commission to serve on the Committee as well. I
believe that Ms. Myres has indicated that this is mainly a research
committee and may meet via email and phone. The fourth committee is
really short. It's a Digital Presentation Committee and they will be asked
to develop brief guide lines for applicants wishing to make digital
presentations at Planning Commissioning meetings; it probably is a two
paragraph recommendation and that will be developed. Staffed by Jeremy
Pate and Commissioner James Graves. Are there'further announcements?
Pate: We do have Subdivision Committee meeting this Thuirsday and agenda
packets were passed out. �Six
Anthes: Ok, if that is it, we're adjourned.
STADIUM CENTRE
COTTAGES
MASTER DEVELOPMENT PLAN.
(R-PZD)
November 03, 2006
(revised 11/15(06 per P.C. Conditions of Approval)
cK'
ENQINEERINO, INC.
Owner / Applicant:. Mathias Shopping Centers, Inc
P.O. Box 6485
Springdale, AR 72766
Representative: H2 Engineering, Inc.
2758 Millennium Dr.
Fayetteville, AR 72703
7
•
SUMMARY
Stadium Centre Cottages is a proposed Residential PZD located along the south side of
Old Farmington Road just west of Sandra Street and is bound on the south by the
Stadium Centre commercial development. This submittal reflects a proposed residential
development with 17 single-family and two-family units positioned on 2.45 acres. The
project will share a detention pond with the adjacent commercial development. The
property currently has a split zoning consisting of both RSF-4 and R -A. Adjoining
properties to the east are zoned both RSF-4 and R -A, but are bound to the south by C-2.
Adjoining properties to the west are zoned R -A, but again, are bound to their west and
south by commercial, office, and higher density residential zonings. Adjoining
properties to the north, along Old Farmington Rd, are zoned RSF-4 and R -A.
Old Farmington Road has historically served as a local street with low density residential
land uses. The boom in commercial development in this locale has resulted in a
modification of traditional traffic patterns and land uses, which has resulted in a
considerable increase in traffic on Old Farmington Road. The City has recognized the
fact that Old Farmington Road will be used as a thoroughfare and has identified Old
Farmington Road as. a collector on the Master Street Plan.
The proposed project resembles a typical "infill" type development which transitions
from a commercial use into a residential use. The proposed single-family and two-family
units will be a minimum of 1100 sf. In order to help sustain a community feel, the units
contiguous to Old Farmington Road will front to Old Farmington Road.
This project alone will have minimal traffic impacts on Old Farmington Road. However.
the Planning Commission is charged with determining whether vehicular connectivity is
warranted into the Stadium Centre commercial development. The proposed plan reflects
this requested connectivity and is incorporated into the residential component. It is also
important to note that cross -access has been provided both east and west for future
connectivity through the commercial development.
2
General Project Concept
Street and Lot Layout — The street configuration consists of a modified street
cross-section reflecting a width of 22 -feet to accommodate a 13 foot one way
drive isle with 9 feet on the south side for parallel parking. The proposed street is
accessed from the connection drive between Old Farmington Road and the
Stadium Centre Commercial development, with connectivity proposed to Sandra
Street. This private street will provide access to the rear of the residential units
located on lots 1-10 which face Old Farmington Road and have garages in the
rear. A stub -out street is proposed to the south in order to access units 11-14 and
to provide a connection to the pedestrian sidewalk within the commercial center.
All streets are proposed as private streets and maintained by the Property Owners
Association.
• The lot configuration consists of 17, single-family and two-family units. Units 1-
10 will front to Old Farmington Road. Lots 1-11. will be constructed as single-
family units to provide transition to the adjacent subdivision. The street
configuration of the stub -out street reflects an effort to minimize the number of
units that will be contiguous to Lot 12 of Stapelton's Addition Subdivision, which
is directly to our east. The overall proposed density is 6.94 units per acre
• (including the proposed right-of-way for Old Farmington Rd) or 8.29 units per
acre (excluding the proposed right-of-way for Old Farmington Rd). *Please note
that future references to the proposed density will include the proposed Old
Farmington Rd right-of-way acreage for calculation purposes in this report as well
• ason the plat.
• Site Plan - See Master Development Plan Sheet
The development of this subdivision will require the construction of two new
private streets. Standard improvements to Old Farmington Road and Sandra
Street include the dedication of right-of-way and widening.
• Buffer Areas — Lots 1-11 will be constructed as single-family residences to
transition from the attached units to the RSF-4 subdivision to the east. The units
contiguous to Lot 12 of Stapelton's Addition will be buffered by the construction
of an approximate 140 -foot long privacy fence running the length of the existing
lot. Landscape trees will also be planted in that vicinity for additional buffering.
The detention pond provides a nice buffer between the majority of the residences
and the approved retail center.
• Tree Preservation Areas — None. The site plan reflects the meandering of the
sidewalk along Old Farmington Road to help protect the existing tree canopy
within the right-of-way. It should be noted that lot 15 will serve as a tree
mitigation and buffer area.
• Storm Water Detention Areas and Drainage — Drainage generally flows across the
site from the northeast. This water will be diverted into a storm water collection
system and directed to the. southwest side of the site into a proposed detention
pond. The detention pond, which is located on lot 16, will be designed to
accommodate all detention requirements for both the residential and approved
commercial developments. •
• Undisturbed Natural Areas — The lots within this development will have a
maximum buildable area of 60% of each lot area.
• Existing and Proposed Utility Connections and Extensions - An approved 8 -inch
water line is proposed to be constructed along the west property line to serve the
commercial facilities. It is our intention to connect to the new 8 -inch line and
connect throughout the development. An existing 6" sanitary sewer line is
located along the south side of Old Farmington Road and flows down the west
side of our property. It is our intention to derive service from this existing
infrastructure.
• Development and Architectural Design Standards -
o It is the intent of the developer to construct all residential units.
o The minimum dwelling size for the development is 1100 sf.
o Architectural renderings are provided as Exhibit "A" within this submittal.
Building Elevations — Architectural.renderings are provided as Exhibit "A" within
this submittal. The developer will utilize 80% brick or stone for each of the units.
with approved wood, vinyl, or masonite siding to be used on gables, eaves, and
under covered porches as well as for decorative features such as faux cedar shake
siding the in the eaves and gables. Duplex units will be combinations of the
architectural renderings in exhibit A. The "Hollister", "Joliet", or "Ansley"
models may be combined to share a common single car garage. The "Greenwich"
model may bemirrored to create a duplex as well. ,
Proposed Development Phasing and Time Frame
This project consists of 1 phase of development. This zoning ordinance allows 1 year
from the date approval to obtain all permits and 3 years complete construction of the -
entire project. Please note that this development is subject to the standard 1. year
expiration time frame for preliminary plats pursuant to Chapter 166 of the Unified
Development Code.
Proposed Planning Areas with Proposed Zoning and Development
Standards
STADIUM CENTRE COTTAGES - RESIDENTIAL PLANNED ZONING DISTRICT
(A)Purpose. The STADIUM CENTRE COTTAGES Residential PZD is designed to
permit and encourage the development of attainable
single-family dwelling units, in a manner to preserve
transition from a commercial development to residential.
(B) Uses.
I) ' Permitted uses.
Unit 1
City-wide
uses by right
Unit 8
Single-family
dwellings
Unit 9
Two-family dwellings
housing, utilizing attached
a community feel and to
4
2) Conditional uses.
Unit 2
City-wide uses by conditional use permit
Unit 4
Cultural and Recreational Facilities
Unit 24
Home Occupation
(C) Density.
Single-family
dwellings
Units peracre
6.94
*Acreage includes the proposed right-of-way for Old Farmington Rd for calculation purposes.
(D) Bulk and area regulations
Single-family
dwellings
' Lot minimum width
40 ft.
Lot area minimum
1900 sq. ft.
Land area per .
dwelling unit
1900 sq. ft. (min)
* Lot width measured at building setback.
(E) Setback requirements.
I
Lot Number
Front
(Street A)
Front
(Street B)
Front (Old
Farmington
Road)
Side
without Common
Wall
Side with
Common
Wall
Rear
1
10 ft.
N/A
15 ft.
5ft.
N/A
N/A
2
10 ft.
N/A
15 ft.
5ft.
N/A
N/A
3
10 ft.
N/A
15 ft.
5ft.
N/A
N/A
4
10 ft.
N/A
15 ft.
5ft.
N/A
N/A
5
10 ft.
N/A
15 ft.
5ft.
N/A
N/A
6
10 ft.
N/A
15 ft.
5ft.
N/A
N/A
7
10 ft.
N/A
15 ft.
5ft.
N/A
N/A
8
10 ft.
N/A
15 ft.
5ft.
N/A
N/A
9
10 ft.
N/A
15 ft.
5ft.
N/A
N/A
10
10 ft.
N/A
15 ft.
5ft.
N/A
N/A
11
10 ft.
13 ft.
N/A
Oft.
N/A
8ft.
12
N/A
10 ft.
N/A
5ft.
Oft.
4ft.
13
N/A
10 ft.
N/A
5ft.
Oft.
2ft.
14
loft.
10 ft.
N/A
5ft.
Oft.
4ft.
* Setbacks measured from building overhang.
(F) Height. 35 feet
(G)Building area. On any lot, the area occupied by all buildings shall not exceed 60% of
the total area of such lot.
5
Comparison of the Proposed Master Development Plan to the Current
Zoning District Requirements
Description
Current Zoning (R -A)
Current Zoning (RSF-4)
Proposed Zoning (R-PZD)
Requirements
Requirements
Requirements
Use Unit 1 — City wide Uses
Use Unit 1 — City wide Uses
Use Unit 1 — City wide Uses
by right
by right
by right
Use Unit 3 —Public
Use Unit 8— Single -Family
Use Unit 8— Single -Family
protection and utility facilities
Dwellings
Dwellings
Use Unit 6— Agriculture
Use Unit 9 —Two -Family
Dwellings
Use Unit 7 — Animal
husbandry
Use Unit 8— Single -Family
Dwellings
Use Unit 9— Two-family
Dwellings
Use Unit 37 —Manufactured
Homes.
Use Unit 2 — City-wide uses
Use Unit 2 — City-wide uses
Use Unit 2 — City-wide uses
by conditional use permit
by conditional use permit
by conditional use permit
Use Unit 4 —Cultural and
Use Unit 3 —Public protection
Use Unit 4 —Cultural and
recreational facilities
and utility facilities
recreational facilities
D
Use Unit 20 — Commercial
Use Unit 4 —Cultural and
.Use Unit 24— Home
recreation, large sites
recreational facilities
occupations
°
Use Unit 24 — Home
Use Unit 9 —Two-family
occupations
Dwellings
°
Use Unit 36 — Wireless
Use Unit 24 — Home
communication facilities
occupations
Use Unit 36 — Wireless
communication facilities
Description
Current Zoning
(R -A)
Requirements
Current Zoning
(RSF-4)
Requirements
Proposed Zoning
(R-PZD)
Requirements
Density — Units per Acre (Permitted Use)
0.5
4 or less
6.94
Lot Width Minimum
200 ft.
70 ft.
40 ft.
Lot Area Minimum
2 acres
8000 sq. ft.
1900 sq. ft.
Land Area per Dwelling Unit
2 acres
8000 sq. ft.
1900 sq. ft.
Height Regulations
* See Below
None
35 ft.
*R -A Height requirements: There shall be no maximum height limits in the A-1 District, provided,
however, that any building which exceeds the height of 15 feet shall be setback from any
boundary line of any residential district a distance of 1.0 foot for each foot of height in excess of
15 feet. Such setbacks shall be measured from the required setback.lines.
6
Comparison of Setback Requirements for Each Zoning District
Lot Number
Front (Street A)
Front (Street B)
Front (Old.
Side
Side with
Rear
Farmington Road)
without
Common
Common
Wall
Wall
TSC PZD
10 ft.
NA
15ft
5ft.
NA
NA
• Lot 1-10
TSC PZD Lot
loft
13 ft.
N/A
0 ft.
N/A
8 ft.
11
TSC PZD
N/A
10 ft. •N/A
5 ft.
Oft.
Lots 12-14
-
. RSF - 4
251t
25 R
- 25 ft.
8 R
NA
20 ft.
Zoning
Analysis of the Site Characteristics
No environmentally hazardous, sensitive, or. natural resource areas have been found on
this site.
Recreational Facilities
Charles J. Finger Park (19 Acres)— Baseball, Hiking Trails, Picnic Shelter, & Restrooms
Holtz Park (.5 Acre) — Picnic Area, Playground
The Crown Apartments Park (6.5 Acres) — Trails
Reason for Zoning Change Request
The current zoning of the property is a combination of both R -A and RSF-4, which
effectively restricts any serious development potential of the property. The use of.a PZD
to rezone this property allows for the design of higher density single-family and two-
family units, indicative of a transition zone between residential and commercial uses.
The PZD provides appropriate assurances that the property is developed in a responsible
manner.
Relationship to the Existing and Adjacent Land Uses
The development of this project provides a transition from the approved commercial
development from the south to predominate residential uses along Old Farmington Road.
The proposed density of 6.94 units/acre is higher than the historical residential densities
along Old Farmington Road. The proposed materials for the units, along with the
orientation of the homes fronting Old Farmington Road, will provide sufficient transition
along Old Farmington Road.
The added traffic with this development is extremely minimal in comparison with current
traffic generation. No signage is contemplated for this development.
Compliance with Fayetteville General Plan 2025
This development does comply with the Fayetteville General Plan 2025.
4
Traffic Study..
No traffic study has been initiated and it is not expected that the minimal impact of this
project would warrant a traffic study.
Impacts on City Services
There are no significant impacts to city services associated with this project.
STATEMENT OF COMMITMENTS
Dedication of Public Facilities
The streets within this project are being proposed as private streets consisting of a
22 -foot back to back section within a 25 -foot right-of-way to be maintained by the
property owners association. Utility infrastructure will be dedicated to the City of
Fayetteville and utility easements will be dedicated by the Final Plat.
On or Off -site Improvements
Street improvements for the frontage along Old Farmington Road will include
pavement, curb and gutter, and storm sewer as necessary to provide widening of
18 -feet from centerline. Street improvements will also be made to Sandra Street
to include widening of 14 -feet from centerline. The development of on or off -site
infrastructure necessary to serve this project shall be completed prior to Final Plat
Approval.
Natural Resources and Environmental Sensitive Areas
There are no known natural resources or environmentally sensitive areas on this
site.
Project Phasing Restrictions
This project shall be granted one (1) year from the date of City Council approval
to receive all permits necessary. for development with a one (1) year extension
available.
Fire Protection
Stadium Centre COTTAGES will be served by the Fayetteville Fire Department.
Station 6 is located approximately 0.75 miles away from the project on
Hollywood Avenue.
Other Commitments Imposed by the City
There are currently no other commitments imposed by the City.
Parks, Trails and Open Space Commitments
Tree preservation and protection will be implemented in accordance with the City
of Fayetteville code of Ordinances Title XV Unified Development Code: Chapter
167 Tree Preservation & Protection.
0
4
Proposed Preliminary Building Elevations .
Conceptual architectural elevations are provided as Exhibit "A" and attached
hereto.
DEVELOPMENT STANDARDS, CONDITIONS, & REVIEW GUIDELINES
Screening and Landscaping
A row of trees spaced every 25 feet is proposed to the east of Lots 11-12 in order
to provide screening between this development and Lot 12 of Stapelton's
Addition.
Traffic and Circulation
An entrance from The Stadium Centre access drive is proposed for this
development with connectivity proposed to Sandra Street. Increased traffic will
be minimal while providing connectivity to the commercial development. Access
easements have been recorded to the east and west from the parking lot of the
commercial development, which will provide additional access to Hwy 62 as well
as future access to One Mile Road.
The proposed connection between the Stadium Centre commercial development
and Old Farmington Road has been provided and will help facilitate the
circulation of local traffic. The developer is also proposing pedestrian access
around both sides of the commercial development to encourage pedestrian and
bicycle access for the convenience of the residents in this area.
Old Farmington Road is designated as a collector. Site specific traffic patterns
can utilize Shiloh Drive to the east, One Mile Road (Finger Road) to the
southeast, and Old Farmington Road to Hwy 62 to the west.
Parking Standards
Not applicable.
Perimeter Treatment
No perimeter treatment is planned.
Sidewalks
A sidewalk is proposed along Old Farmington Road as is required with typical
street improvements. However, the sidewalk is meandered along the right-of-way
so as to help protect the existing canopy within the right-of-way. Sidewalks are
also proposed to connect around the east and west ends of the approved retail
center to the south.
Street Lights
Street lights will be designed and constructed in accordance with the Unified
Development Code.
Water
Water lines will be designed and constructed in accordance with the City of
Fayetteville Water and Sewer Specifications. An 8 -inch water line is proposed
for construction along the west property line, to which we are proposing to
connect.
Sewer
Sewer lines will be designed and constructed in accordance with the City of
Fayetteville Water and Sewer Specifications. A 6 -inch sanitary sewer line is
located along the south side of Old Farmington Road.
Streets and Drainage
The streets within this project are being proposed as private streets consisting of a
22 -foot back to back section within a 25 -foot right-of-way to be maintained by the
fl
property owners association. A storm water collection system will be installed
with a detention pond located in the southwestern portion of the site.
Construction of Nonresidential Facilities
There will be no nonresidential facilities constructed on -site.
Tree Preservation
Tree preservation and protection will be implemented in accordance with Section
167 of the Unified Development Code.'
Architectural Design Standards
Conceptual architectural renderings and floor plans are provided as Exhibit "A."
The developer will require 80% brick or stone for each of the homes, with
approved wood, vinyl, or masonite siding to be used on gables, eaves, and under
covered porches as well as for decorative features such as faux cedar shake siding
the in the eaves and gables. Each unit is proposed as having a driveway specific
for the unit, which adds more individuality to the units.
Signage
No signage is anticipated with this project.
View Protection
It is not anticipated that any improvements to this property will impact any view
of surrounding properties.
Revocations
10
The developer understands causes for revocation and will take all measures
necessary to avoid revocation.
Covenants, Trusts, and Homeowner Associations
The developer will create a Property Owners Association for the purpose of
general maintenance and maintenance of the private streets. The developer will
prepare Protective Covenants to establish homebuilding and ownership standards
to sustain a quality environment.
Intent / Purpose of PZD Ordinance
The PZD Ordinance provides this project the ability to create a responsible design
while providing an opportunity for attainable housing by virtue of a higher density
development. The higher 'residential density for this project provides adequate
transition between a contiguous commercial development and lower density
residential.
11
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- /a-is-ola
STADIUM CENTRE
COTTAGES -1:
MASTER DEVELOPMENT -PLAN.
(R-PZD)
November 03, 2006
(revised 11/15/06 per P.C. Conditions of Approval)
(Revised 12/11/06 per Ward 4 Mtg for C.C. appeal of P.C. Determination)
ENQINEERINO1 INC.
I
Owner / Applicant: Mathias Shopping Centers, Inc
P.O. Box 6485
Springdale, AR 72766
Representative: H2 Engineering, Inc.
2758 Millennium Dr.
Fayetteville, AR 72703
1
MMARY
- I.
Stadium Centre Cottages is a proposed Residential PZD located along the south side of
Old Farmington Road just west of Sandra Street and is bound on the south by the
Stadium Centre commercial development. This submittal reflects a proposed residential
development with 17 single-family and two-family units positioned on 2.45 acres. The
project will share a detention pond with the adjacent commercial development. The
property currently has a split zoning consisting of both RSF-4 and R -A. Adjoining
properties to the east are zoned both RSF-4 and R -A, but are bound to the south by C-2.
Adjoining properties to the west are zoned R -A, but again, are bound to their west and
south by commercial, office, and. higher density residential zonings. Adjoining
properties to the north, along Old Farmington Rd, are zoned RSF-4 and R -A.
Old Farmington Road has historically served as a local street with low density. residential
land uses. The boom in commercial development in this locale has resulted in a
modification of traditional traffic patterns and land uses, which has resulted in a
considerable increase in traffic on Old Farmington Road. The City has recognized the
fact that Old Farmington Road will be used as a thoroughfare and has identified Old
Farmington Road as a collector on the Master Street Plan.
• The proposed project resembles a typical "infill" type development which transitions
from a commercial use into a residential use; The proposed single-family and two-family.
units will be a minimum of 1100 sf. In order to help sustain a community feel, the units
contiguous to Old Farmington Road will front to Old Farmington Road.
This project alone will have minimal traffic impacts on Old Farmington Road. At the
• Planning Commission level, this project was proposed with a connection to Sandra Drive
to the east as well as a connection to the access drive coming from the commercial
• development to the south. The current configuration does not reflect the connection to
• Sandra Street due to the overwhelming disapproval voiced by the area residents. It is also
• important to note that cross -access has been provided both east and west for future
connectivity through the commercial development.
2
General Project Concept
• Street and Lot Layout — The street configuration consists of a modified street
cross-section reflecting a width of 22 -feet. At the Planning Commission level,
Street "A" was intended to be a one way street from east to west with parallel
parking on the south side of the street. The proposed street, as currently
configured, is accessed from the connection drive between Old Farmington Road
and the Stadium Centre Commercial development only, with no connectivity
proposed to Sandra Street. With out the connection to Sandra Street, it was
necessary to make Street "A" two way, which did not leave enough room for on
street parallel parking. To resolve this, buildings 1-10 were moved north 5 feet,
which allowed for sufficient room in the drive way of each dwelling for parking.
This private street will provide access to the rear of the residential units located on
lots 1-10 which face Old Farmington Road and have garages in the rear. A stub -
out street is proposed to the south in order to access units 11-14 and to provide a•
connection to the pedestrian sidewalk within the commercial center. All streets
are proposed as private streets and maintained by the Property Owners
Association.
The lot configuration consists of 17, single-family and two-family units. Units 1-
10 will front to Old Farmington Road. Lots 1-11 will be constructed as single-
family units to provide transition to the adjacent subdivision. The "street
configuration of the stub -out street reflects an effort to minimize the number of
units that will be contiguous to Lot 12 of Stapelton's Addition Subdivision, which
is directly to our east. The overall proposed density is 6.94 units per acre
(including the proposed right-of-way for Old Farmington Rd) or 8.29 units per
acre (excluding the proposed right-of-way for Old Farmington Rd). *Please note
that future references to the proposed density will include the proposed Old
• Farmington Rd right-of-way acreage for calculation purposes in this report as well•
as on the plat.
• Site Plan — See Master Development Plan Sheet
The development of this subdivision will require the construction of two new
private streets. Standard improvements to Old Farmington Road include the
dedication of right-of-way and widening.
• Buffer Areas — Lots 1-11 will be constructed as single-family residences to
transition from the attached units to the RSF-4 subdivision to the east. The units
contiguous to Lot 12 of Stapelton's Addition will be buffered by the construction
of an approximate 140 -foot long privacy fence running the length of the existing
•
• lot. Landscape trees will also be planted in that vicinity for additional buffering.
The detention pond provides a nice buffer between the majority of the residences
and the approved retail center. f
• Tree Preservation Areas — None. The site plan reflects the meandering of the
• sidewalk along Old Farmington Road to help protect the existing tree canopy
within the right-of-way. It should be noted that lot 15 and the detention pond will
serve as a tree mitigation and buffer area.
• Storm Water Detention Areas and Drainage — Drainage generally flows across the
site from the northeast. This water will be diverted into a storm water collection
system and directed to the southwest side of the site into a proposed detention
pond. The detention pond, which is located on lot 16, will be designed to
• accommodate all detention requirements for both the residential and approved
commercial developments. •
• Undisturbed Natural Areas — The lots within this development will have a
maximum buildable area of 60% of each lot area.
• Existing and Proposed Utility Connections and Extensions — An approved 8 -inch
water line is proposed to be constructed along the west property line to serve the
commercial facilities. It is our intention to connect to the new 8 -inch line and
connect throughout the development. An existing 6" sanitary sewer line is
located along the south side of Old Farmington Road and flows down the west
side of our. property. It isourintention to derive service from this existing
infrastructure.
• Development and Architectural Design Standards —
o It is the intent of the developer to construct all residential units.
o The minimum dwelling size for the development is 1100 sf.
o Architectural renderings are provided as Exhibit "A" within this submittal.
• Building Elevations — Architectural renderings are provided as Exhibit "A" within
this submittal. The developer will utilize 80% brick or stone for each of the units.
with approved wood, vinyl, or masonite siding to be used on gables, eaves, and
under covered porches as well as for decorative features such as faux cedar shake
siding the in the eaves and gables. Duplex units will be combinations of the
architectural renderings in exhibit A. The "Hollister", "Joliet", or "Ansley"
models may be combined to share a common single car garage. The "Greenwich"
model may be mirrored to create a duplex as well.
Proposed Development Phasing and Time Frame
This project consists of 1 phase of development. This zoning ordinance allows 1 year
from the date approval to obtain all permits and 3 years complete construction of the
entire project. Please note that this development is subject to the standard 1 year
expiration time frame for preliminary plats pursuant to Chapter 166 of the Unified
Development Code:
Proposed Planning Areas with Proposed Zoning and Development
Standards
STADIUM CENTRE COTTAGES - RESIDENTIAL PLANNED ZONING DISTRICT
(A)Purpose. The STADIUM CENTRE COTTAGES Residential PZD is designed to
permit and encourage the development of attainable housing, utilizing attached
single-family dwelling units, in a manner to preserve a community feel and to
transition from a commercial development to residential.
4
(B) Uses.
I)
Permitted uses.
CI -wide uses by right
Unit 1
Unit 8
Single-family dwellings
Unit 9
Two-family dwellings
2)
Conditional uses.
City-wide uses by conditional use permit - -
Unit 2
Unit 4
Cultural and Recreational Facilities
Unit 24
HomeOccupation tion
(C) Density.
Single-family
dwellings
Units per acre
6.94
•Acreage includes the proposed right-of-way for Old Farmington Rd for calculation purposes.
(D) Bulk and area regulations.
Single-family
dwellings
Lot minimum width
40 ft
Lot area minimum
1900 sq. ft.
Land area per
dwelling unit
1900 sq. ft. (mi)
• Lot width measured at building setback.
(E) Setback requirements.
Lot Number
•Front
Front
(Street A)
Front
(Street B)
(Old
Farmington
Road)
Side
without
Common
Wall
Side with
Common
Wall
Rear
1
10 ft.
WA
loft.
5 ft.
N/A
N/A
2
15 ft.
N/A
10 ft.
5 ft.
N/A
N/A
3
15 ft.
N/A
10 ft.
5 ft.
N/A
N/A
4
15 ft.
N/A
10 ft.
5 ft.
N/A
N/A
5
15 ft.
N/A
10 ft.
5 ft.
N/A
N/A
6
15 ft.
N/A
10 ft.
5 ft.
N/A
N/A
7
15 ft.
N/A
10 ft.
5 ft.
N/A
N/A
8
15 ft.
N/A
loft.
5ft.
N/A
N/A
9
15 ft.
N/A
10 ft.
5 ft.
N/A
N/A
10
15 ft.
N/A
• loft.
5 ft.
N/A
• N/A
11
15 ft.
13 ft.
N/A .
Oft.
N/A
8 ft.
12
N/A
10 ft.
N/A
5 ft.
Oft.
4 ft.
13
N/A.
loft.
N/A
5Th
Oft.
2 ft.
14
10 ft.
10 ft.
N/A
5 ft.
Oft.
4 ft.
* Setbacks measured from building overhang.
(F) Height. 35 feet
PA
(G)Building area. On any lot, the area occupied by all buildings shall not exceed 60% of
the total area of such lot.
Comparison of the Proposed Master Development. Planto the Current.
Zoning District Requirements'
Description
Current Zoning (R -A)
Current Zoning (RSF-4)
Proposed Zoning (R-PZD)
Requirements
Requirements
Requirements
Use Unit 1.— City wide Uses
Use Unit 1 — City wide Uses .
Use Unit 1 —.City wide Uses
by right
by right
by right
Use Unit 3 —Public
Use Unit 8 —Single-Family
Use Unit 8— Single -Family
protection and utility facilities
Dwellings
Dwellings
Use Unit 6 — Agriculture
Use Unit 9 - Two -Family
Dwellings
Use Unit 7 — Animal
.
husbandry
Use Unit 8 — Single -Family
a
Dwellings
Use Unit 9 — Two-family
Dwellings
Use Unit 37 —Manufactured
.
Homes
Use Unit 2— City-wide uses
Use Unit 2— City-wide uses.
-Use Unit 2— City-wide uses
by conditional use permit
by conditional use.permit.
by conditional use ermit .
Use Unit 4 —Cultural and
Use Unit.3 — Public protection
Use Unit 4— Cultural and
recreational facilities
and utility facilities
recreational facilities
Use Unit 20 — Commercial
Use Unit 4 —Cultural and
Use Unit 24 — Home
recreation, large sites
recreational facilities
occupations
• •r.
Use Unit 24 — Home
Use Unit 9 — Two-family
occupations
Dwellings
Use Unit 36 —Wireless
Use Unit 24 — Home
-
communication facilities
occupations
Use Unit 36 —Wireless
communicationfacilities ities
Description
Current Zoning
(R -A)
Requirements
Current Zoning
. (RSF-4)
Requirements
Proposed Zoning
(R-PZD)
Requirements
Density— Units per Acre (Permitted Use)
0.5
4 or less
6.94
Lot Width Minimum
200 ft.
70 ft.
. 40 ft.
Lot Area Minimum
2 acres
8000 s .,ft.
1900.sg. ft.
Land Area per Dwelling Unit
2 acres .
8000 sq. ft...
1900 s . ft.
Height Regulations
* See Below
. None .. . 35 ft.
'R -A Height requirements: There shall be no maximum height limits in the A-1 District, provided,
however, that any building which exceeds the height of 15 feet shall be setback from any
boundary line of any residential district a distance of 1.0 foot for each foot of height,in excess of
15 feet. Such setbacks shall be measured from the required setback lines.
6
Comparison of Setback Reauirements for Each Zoninq District
Front (Street A)
Front (Street B)
Front (Old
Side
Side with
Rear
Farmington Road)
without
Common
Common
Wall
Wall
FLotumber
PZD
15 ft.
NA
1oft
5 ft
NA
NA
1-10ZD
Lot
10 ft.
13 ft.
N/A
Oft
N/A
8ft.1
PZDN/A
10ft
N/A
5ft-0ft12-14
RSF-4
25 ft.
25 ft.
25 ft.
8ft
NA .
20 ft.
Zoning
Analysis of the Site Characteristics
No environmentally hazardous, sensitive, or natural resource areas have been found on
this site.
Recreational Facilities
Charles J. Finger Park (19 Acres) — Baseball, Hiking Trails, Picnic Shelter, & Restrooms
Holtz Park (.5 Acre) — Picnic Area, Playground
The Crown Apartments Park (6.5 Acres) — Trails
Reason for Zoning Change Request .
The current zoning of the property is a combination of both R -A and RSF-4, which
effectively restricts any serious development potential of the property. The use of a PZD
to rezone this property allows for the design of higher density single-family and two-
family units, indicative of a transition zone between residential and commercial uses.
The PZD provides appropriate assurances that the property is developed in a responsible
manner.
Relationship to the. Existing and Adjacent Land Uses
The development of this project provides a transition from the approved commercial
development from the south to predominate residential uses along Old Farmington Road.
The proposed density of 6.94 units/acre is higher than the historical residential densities
along Old Farmington Road. The proposed materials for the units, along with the
orientation of the homes fronting Old Farmington Road, will provide sufficient transition
along Old Farmington Road.
The added traffic with this development is extremely minimal in comparison with current
traffic generation. No signage is contemplated for this development.
Compliance with Fayetteville General Plan 2025
This development does comply with the Fayetteville General Plan 2025.
Wit
Traffic Study
No traffic study has been initiated and it is not expected that the minimal impact of this
project would wan -ant a traffic study.
Impacts on City Services
There are no significant impacts to city services associated with this project.
STATEMENT OF COMMITMENTS .
Dedication of Public Facilities
The streets within this project are.being proposed as private streets consisting of a
22 -foot back to back section within a 25 -foot right-of-way to be maintained by the
property owners association. Utility infrastructure will be dedicated to the City of
Fayetteville and utility easements will be dedicated by the Final Plat.
On or Off -site Improvements
On -site improvements include the widening of Old Farmington Road, along the
frontage of the project, to 18 feet from centerline to back of curb, including storm -
drain and sidewalk. Due to concerns of the area residents regarding the excessive
speed of traffic currently using Old Farmington Road, and the difficulty vehicles
have negotiating turning movements onto One Mile Road, all offsite
improvements were focused on improving those situations. The southwest radius
• of the intersection of One Mile Road and Old Farmington Road will be increased
to the extent possible within available right of way. Additionally, the intersection
will be made into a 3 -way stop intersection to cause the vehicles. traveling on Old
Farmington Road to stop in an attempt to help regulate their speed. The •
development of on or off -site infrastructure necessaryto serve this project shall be
completed prior to Final Plat Approval.
Natural Resources and Environmental Sensitive Areas
There are no known natural resources or environmentally sensitive areas on this
site.
Project Phasing Restrictions
This project shall be granted one (1) year from the date of City Council approval
to receive all permits necessary for development with a one (1) year extension
available.
Fire Protection
Stadium Centre COTTAGES will be served by the Fayetteville Fire Department.
Station 6 is located approximately 0.75 miles away from the project on
Hollywood Avenue. -
Other Commitments Imposed by the City
There are currently no other commitments imposed by the City.
Parks, Trails and Open Space Commitments
Tree preservation and protection will be implemented in accordance with the City
of Fayetteville code of Ordinances Title XV Unified Development Code: Chapter
167 Tree Preservation & Protection.
Proposed Preliminary Building Elevations
Conceptual architectural elevations are provided as Exhibit "A" and attached
hereto.
DEVELOPMENT STANDARDS, CONDITIONS, & REVIEW GUIDELINES
Screening and Landscaping
A row of trees spaced every 25 feet is proposed to the east of Lots 11-12 in order
to provide screening between this development and Lot 12 of Stapelton's
Addition.
Traffic and Circulation
An entrance from The Stadium Centre access drive is proposed for this
development with no connectivity proposed to Sandra Street. Increased traffic
will be minimal while providing connectivity to the commercial development.
Access easements have been recorded to the east and west from the parking lot of
the commercial development, which will provide additional access to Hwy 62 as
well as future access to One Mile Road.
The proposed connection between the Stadium Centre commercial development
.and Old Farmington Road has been provided and will help facilitate the
circulation of local traffic. The developer is also proposing pedestrian access
around both sides of the commercial development to encourage pedestrian and
bicycle access for the convenience of the residents in this area.
Old Farmington Road is designated as a collector. Site specific traffic patterns
can utilize Shiloh Drive to the east, One Mile Road (Finger Road) to the
southeast, and Old Farmington Road to Hwy 62 to the west.
Parking Standards
Not applicable.
Perimeter Treatment
No perimeter treatment is planned.
9
Sidewalks
A sidewalk is proposed along Old Farmington Road as is required with typical
street improvements. However, the sidewalk is meandered along the right-of-way
so as to help protect the existing canopy within the right-of-way. Sidewalks are
also proposed to connect around the east and west ends of the approved retail
center to the south.
Street Lights
Street lights will be designed and constructed in accordance with the Unified
Development Code.
Water
Water lines will be designed and constructed in accordance with the City of
Fayetteville Water and Sewer Specifications. An 8 -inch water line is proposed
for construction along the west property line, to which we are proposing to
connect.
Sewer
Sewer lines will be designed and constructed in accordance with the City of
Fayetteville Water and Sewer Specifications. A 6 -inch sanitary sewer line is
located along the south side of Old Farmington Road.
Streets and Drainage
The streets within this project are being proposed as private streets consisting of a
•
22 -foot back to back section within a 25 -foot right-of-way to be maintained by the
property owners association. A storm water collection system will be installed
with a detention pond located in the southwestern portion of the site:
Construction of Nonresidential Facilities
There will be no nonresidential facilities constructed on -site.
Tree Preservation
Tree preservation and protection will be implemented in accordance with Section
167 of the Unified Development Code.
Architectural Design Standards
Conceptual architectural renderings and floor plans are provided as Exhibit "A."
The developer will require 80% brick or stone for each of the homes, with
approved wood, vinyl, or masonite siding to be used on gables, eaves, and under
covered porches as well as for decorative features such as faux cedar shake siding
the in the eaves and gables. Each unit is proposed as having a driveway specific
for the unit, which adds more individuality to the units.
Signage
No signage is anticipated with this project.
View Protection
It is not anticipated that any improvements to this property will impact any view
of surrounding properties.
Revocations -
The developer understands causes for revocation and will take all measures
necessary to avoid revocation.
Covenants, Trusts, and Homeowner Associations
The developer will create a Property Owners Association for the purpose of
general maintenance and maintenance of the private streets. The developer will
prepare Protective Covenants to establish homebuilding and ownership standards
to sustain a quality environment. .
• Intent / Purpose of PZD Ordinance
The PZD Ordinance provides this project the ability to create a responsible design
while providing an opportunity for attainable housing by virtue of a higher density
development. The higher residential density for this project provides adequate
transition between a contiguous commercial development and lower density
residential. •
I
11
From: Clarice Pearman
To: Pate, Jeremy
Date: 12.27.06 2:08 PM
Subject: Ords. 4959, 4960 & 4962
Attachments: 4962 ADM 06-2382.pdf; 4959 R-PZD 06-1884.pdf; 4960 R-PZD 06-2212 Exhibit B.
pdf; 4960 R-PZD 06-2212.pdf; 4959 Exhibit B.pdf
CC: Audit; GIS
Jeremy,
Attached is a copy of the above ordinances passed by City Council December 19, 2006. I just received the Exhibit A for
Ord. 4961 and I will continue the processing of this item. If anything else is needed please let me know.
Thanks. -
Clarice
Clarice Buffalohead-Pearman, CMC
City Clerk/Treasurer Division
113 West Mountain
Fayetteville, AR 72701
479-575-8309
cpearman@ci.fayetteville.ar.us
NORTHWEST ARKANSAS EDiTI0N
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 4960
Was inserted in the Regular Editions:
December 27, 2006
Publication Charge: $311.23
Subscribed and worn to befo a me
is/ Th) day of � 2006.
Notary Public ElkUJJJL
My Commission Expires:
Sharlene D. Williams
Notary Public RECEIVED
State of Arkansas
My Commission Expires JAN 0 4 20JT
October 18, 2014
CITY OF FAYETTEVILLE
CITY CLERK'S OFFICE
ON.uIiL MIN 4A R
AN N ED ZONI GSDISTRIC TI A D RPW IAL
08- ev' le.
2212. STA ZONING THE COT TITLED CATS 0 T
OLD STADIUM ARCENTRE COTTAGES, LOCATED AT
OLD FT; CONTAI ROAD, WEST OF SANDRA
STREET, CONTAINING APPROXIMATELY 2.45
ACRES; AMENDING TI£ OFFICIAL ZONING MAP ARKANSAS
OF THE CITY OF FAYETTEVILLE: AND ADOPTING
THE ASSOCIATED MASTER DEVELOPMENT PLAN
N IT OLOANIN ET TIC CITY COUNCIL OF TN CRT OF FATLTTEVILLL,
NL$ANOAOr
Section 1 That 1t4z0ne cla%ificanon of Me following described property is hereby changed as id -
Iowa:
C sale caculations 61 (2) inch caliper Inge specie tleSS w plsafad nr the college devLL
0rom 12 ashown i ResidentialSingleA Fndld. 4 units per titre and R c. Rehereto eenal d made e a t -PZD a This leaves a remainder of 50 tees or $12,500 to be paid iced the be Eecmw Accent
Of- as in HMlbk'A' and depicted in Edkbit'B' attached end made a part Mre-
pf d. payment ssiwill a due before the issuance of the firscul ❑ sail permit
- d. Please include a revised mitigation than that calculates all mitigation required and wow le Pic -
Section 2'. That the Change in zoning classification is based upon Me approved master develop- posed for on -site planting. This should be separated by Stadium Center Commercial and Stadium
mint plan, development standards, statement of canmtments and the conditions of approval as Center Cottages Canopy calculations have changed since Me last submittal and now 4 (2) Men
submitted, determined appropriate and approved by the City Council indicated in Exhibit 'C a caliper large species Iree are required for mitigation d me corteges.
attached hereto and made a part hereof. Said Exhibit "Cshall be filed in the office of the City Clerk e. Ali on -site mitigation roes shall be planted before the certificate of occupancy for the cottages
of the City of Fayetteville. ,- a they are associated with. These trees can not be located within any utility easements,
I. A.year mekaanenoe and nldsspMg bond, letter of credit, or check in the amount of $19,750
menu of the master development plan have been met. a
Section 3t. That this ordinance shall take effect and be in full . force at such time as all of the require- ih•y be subnENd to a4 Cey efe certificate d occupancy is granted on the last cottages.
Noe subs
aalfdaea A pgChe, overhangs, etc J Shell encroach Into building setbacks
Section A Thai the official zoning map of Me City of Feyedeville. Arkansas, Is hereby amended lo 8. d any
y�py
raffia the zoning change provided in Section 1 above. 7. - 't flI M tI be p1-.7 L SOON FWn 9ln Road.
PASEED aM APPROVED this 19th day of December, 2006. 8. At' felldd bard. Yataahr b IagtAad to be constructed along the east property line
APPROVED. ATTEST .• dLWetptpa1ll0dallll( Of 3ltaal), in addllon to the proposed large species trees as offered
By: SY. r 9Y One ((4)IlafDa.p�yee Yea &hall be planted in between each of me driveways and every 30lin-
DAN COODT, elaY+Y OONDIU SMITH, CNT ClartfOeaasear Sri On Falfnafplm
ear Ise[ Road where existing Ire% cnwt be preserved, and Streit be tlapict-
EXHIBIT-A' ednet i..—, a Plan.
R-PZD 06-2212 10.The S-Allm aid construction of the sidewalk along Old Farmington Road shall be coordinated
wI h Me Liti l It. and Sidewalk Administrator at the time of construction
A PART OF THE NORTHEAST QUARTER NE 1/4) OF THE NORTHWEST QUARTER (NW 1/4) AND ll.Parb NMattlawrfotad3B'436'00are dfa. prior nsigrig We final Plat
A PART OF THE SOUTHEAST QUARTER (BE 1/4) OF THE NORTHWEST QUARTER (NW 1/4) ALL IN 12.SIUls atlrb 0tme•dn atexrdrnawM Cltpar 174 der Fgdteville Unified DevelOgrod
SECTION NINETEEN (19), TOWNSHIP SIXTEEN (16) NTH. RANGE THIRTY (30) WEST OF THE Code aid VISoSS*�SW 13llla lvelovmsa
a spfd ai A,d xlural Standards ubTS
FIFTH PRINCIPAL MERIDIAN IN WASHINGTON COUNTY, ARKANSAS, AND BEING MORE PAR- forY$yep to the Lp„yg d the property. Cafrlat
TICULARLY DESCRIBED AS FOLLOWS. COMMENCING AT THE NORTHEAST CORNER OF SAID tad IHdla_, -. -A)fr d abpt� r rO�d �IdYO aeM nd placed upon the protect with review d us
SOUTHEAST QUARTER (BE 1/4) OF THE NORTHWEST QUARTER (NW 1/4), SAID POINT BEING AN or wO.4SslPM _pytig m gelricl by the City Council spell also be dndk,g.
EXISTING RAILROAD SPIKE AND RUNNING THENCE 19'W fi07.86 FEET TO A 1/2' IRON 14 Pdo n $ *a a d0O aaDrw. fo all required landscaping and sidewalks is tobe sO
REBAR FOR THE TRUE POINT OF BEGIMSNG; AND RUNNING THENCE 502°i639'W 144.69 rrYtla0 �� apptYMlagainea. a guarantee is to be issued (bond/letter d cre0idca&h)
FEET THENCE N87°43'THE 454.57 FEET; THENCE N01°28'1f7E 14].]0 FEET; THENCE for 150% d aaoowSLtsu.._ _ This guarantee will be held until the improvements are installed
THENCE
29'E 25.63 FEET; THENCE N THENCE
31.82 FEET ; THENCE ,171i' E 46.00 FEET;
THENCE ET, '43'E 13]60 FEET; THENCE TO THE
75.61 FEET,' THENCE CONTAINING
r rid eepeded, d et ccnetn 11A0eta of Occupancy.
167.27 FEET THENCE LESS, '8TW 160.50 FEET TO THE POINT OF BEGINNING. SUBJECT
NINO 15. All a xte to begin be.1' -' "Ica obtained ter i6 one year from the stet d approval; a
2.45 ACRES, MORE OR HT-OFEVILLE, WASHINGTON COUNTY, ARKANSAS SUBJECT TO one year extension may ben c pursuant it Chapter 168 d ireiwwwONNNI nwa Code. A
ANY EASEMENTS AND/OR RIGHT-OF-WAYS OF RECORD. final plat shell be required in accordance with City of Fayetteville lequkemeda.
Standard Conditions of Approval:
Exhibit 'B' is a map and may be viewed in the city clerk's office during normal business hours. 16. Plat Review and Subdivision commands (to include written staff consents provided to the appli-
cant or his representative, and all cements iron utility representatives . AR Western Gas, SWBT,
EXHIBIT 'C Ozarks. SWEPCO. Cox Cmmludcation•).
RPZD 06-2212 11, Traafr ancb&tea shall be saattd n ewe sides with materials compatible with the surround -
Conditions at Approval • irig rUCVj e, wtM access rid vl'Ala 11dIf to Street. Architectural elevations for these structures
1. City Council determination of sees Improvements. Staff raa i*tiende Me following. The devel- Ste be ONSSINS for review .4E arosof • bulling parrot.
oper shall Improve Old Farmington Rd. to include an 18' tide ales section harm centerline with 1B.SM apIN at Mr it • Ipsor
acmatss end cWlme (Wwe plicabl•) M grab
curb, gutter, storm drains and a 8 -last Sidewalk at the MSSt Sleet Pen rlghtal-way and Street ing. dmimw Ymm aeer,Itt 4Naw .cpligia 11ILDNaq PedkO lel(a) and
lights every 300' along the property y frontage. Improve14' yon centerline to Sandra Street see I---YaEOr. le _ afOnlYad YV ON P -I-'w' r*15 for g•'r°'O
with curb, gutter, storm drains and a 4 -toot sidewalk at the Master Sleet Plan right-of-way and Street Concept N4 M �0 tft.M s4 we - - to a -- ai review and approves. AM hPOve-
lights every 300' shall be Installed by the developer. Additionally, to enure safe traffic movements nods sir Ywl CIYh rut IawAwmw L
Irons 0d Farmington Ad. onto One Mile Rd., stall recorrvnends lmpro enlnp to the southwest wit- 19.N aviafllaad - -DW lgkv aid tldar it be Scored rndergmond All proposed Militias
ner of said streets to improve the fuming radius. These improvenwb S4 be coordinated with the be
aa- - ��llrr le
lighting ordinance. A ligmirg plan
EngineeringDMsen. The appscam shall conduct a traffic study s Me _APaadwld 0n►Mlle Road M YI.-R��.eggs. rr��aaa�le^Ot Cay§an0
and Old Farmington Road to asses. Me need for three-way stop Signags, wadinateg this processtluNi� l's be required to be approved by RwtYr Btr
With the City Engineer pIIOrN fR�MMV pawl IoeoAYg
CITY COUNCIL DETERMINED IN FAVOR OF THIS CONDITION (12-1908) et is required:
2. The Cry Council accept the Planed Zoning District Plans as won~ for review on 12-19-08. a O. 1 p p Otwaa
without a street connection to Sandra Sleet. If Me developer can Mail the Fire Department and D. M clYIAM'L'Fl we. llydMaM Ivpga ttlor of ell tree protection measures poor to any
Solid Waste Diveicn with adequate ben-Sround and access, the T Irineclion shall be permitted. fond deeabtaN. l �a�Lr�/i��a
Should eider divisin not be satisfied, a Standard cul-de-sac shall be con wcted, removing Lot •11. C. S•parat aaewnw toatrr-.�t+rr.-- lea Plarn4atln else
CITY COUNCIL ADDED THIS CONDITION (12.1906). d. Pm act DM AEI All w -_'
3. Units 1-10 along Old Farmington Ad. Wail be front facing with access to garages only penmited e' Copped n at as r -rtd bwill of a misty with the CITY (lesser of tied
from Street W. Bultin s shall be cansluctd to be consistent with the pnotae and cncept ff, bond, escrow) ee rOOH4ad by Olin 1*01 'SS In LIee at bola d krpo+srwfle- K
g •all' Rafter, S WOrawrwft nacowy n sett
4. Prated in the bookie tie specified. Building sp ce will dbee based upon shall
aubethed photos. gfw oL nW* Mj Yr0r0Yaf11MNl
it Private ope rty osywNM, open. a en aesocand to nai a ponds rhea be the eat ndade. �eaery tries b oerrlPlslsd. rid flat pllawMss0. Pr10r b eN tafrsrlca d e
iy of Meproperty o provide
Dropsy at thes association to maintain accordmg required, qry dtherM.
shae rants vehe ri ht(ut Thal int b redMe) to mentaintsaretotsand to cartco the City
shall taleothe right(nershall notbe ZD on
maiatbinsaid corin so tocharge alucool foaro-
of to the m tax
p rsand
within the PZD io a pro rare bpro erby within
in i roPZDassessed valuation for ad
co ena tax purposes rid shall t have a Iles s Me real stn properly for purposes
the PZD for de cost and
covenants shall grant the City the right f private streets for dons. Sidproviding on t e and
ingmaintenance prdeaf private eervts had anyother a de a nicihal fnot i covenants rovarb
Ise Counld private streets shall not be emended and shall not terminate without approval of
the City Council (166 inendi 06 (a 0
5.219 a revue folks g approval of the eassig: Tree Preservation Plan associated with RPZD
pw win the S 04 cprfdlaprt of •pprgW
a. Reties OOto fl i et l latrla0a at Lt XfMtlk with the Urban Forester SC I. Sidewalk
It, B sl eaves r nwfyPMaspot ON li oxitnRosaIIP2) inch
b. Bastes aired o Cat--00NIwa1C aid fts WS the , 111 (2) inn caliper ergo epeees
trees are squired for r ---u. Orr of0atLea atrt the sr, owvw so on -IS resYpYln is
w
GRAPHIC SCALE
( IN FEE'F )
I inch = 30 ft..
a� F° 7q Ga
LANE) USE DESIGNATION
CONDITIONAL USES
_._.__ .__......._._
UNIT
DESCRIPTION
_.._.__,__..._,.___.....__... _,_,_......_
._—__
111.1
UNIT 2 CITY --WIDE USES BY CONDITIONAL.. USE' PERMIT
UNIT 4 uW wCULTURAL
AND RECREATIONAL FACILITIES
UNIT 24
HOME OCCUPATIONS
®., LAND USE. TAETLE__,..__.,
SYMBOL
f LAND USE DENSITY UNITS
ACRES
SF
—__1111
SINGLE FAMILY _, 11
0.93
37.96%'
TF
FWO FAMILY 3
0.3
12.24%
OP
DETENTION POND - 1
0.36
1469%
CA
_ _
9
0.86
35 10%
1_111.___ _
RLOFdTcOF-WA.X.... _....._.__.,
TOTAL 6234 17
2.45
100%
AVAILABLEPARKING
TYPE
SPACES AVAILABLE
...ry..........-- 4
GARAGE'A
1111.._. -i....,....—
17
DRIVE -WAY 0
STREET -SIDE 16
*TOTAL.
NUMBER OF
11_____1 BEDROOMS: 34
NOTE: LOT 15 IS COMMON AREA/
GREEN SPACE. LOT 16 IS DESIGNATED
FOR A DETENTION POND. BOTH LOTS
AND ALL ALLEY RIGHTS OF WAY ARE TO
BE MAINTAINED BY THE PROPERTY
OWNERS ASSOCIATION.
uvmM111MFO.NWW1III
U
U0 ,
IA,NDSCAPIhfQ
6 TREE'S ALONG EAST PROPERTY LINE
OF LOT 15 AND 6' TALL. WOOD PRIVACY
FENCE, I TREE PER RESIDENTIAL LOT,
MITIGATION ON LOT 16 FOR THE STADIUM
, 1111, Sri'
UNITS 1-10 WILL FRONT TO OLD
FARMINGTON ROAD.
CENTRE.
PARKING
RESIDENTIAL. PARKING; PER CODE,
UNITS 11--14
ARCH(TEQT.URAE. l.aF IcdN 5,T.ANDARr) MIN. F,F',E. := 128'130
:_SIGNAGE
SIGN DESIGNATING THE STREET "PRIVATE
STREET" SHALL BE ERECTED AT THE
ENTRANCE OF SAID STREET
L4N_UZ.E._-.E.N.SI.TK..,/`_IEIIEN_5LLY
TOTAL SITE AREA: 2.45 ACRES
TOTAL NUMBER OF RESIDENTIAL UNITS: 17 (MAXIMUM)
NON-RESIDENTIAL SQUARE FEET: 17,749 s.f.
DETENTION POND & COMMON AREA
FRER/W DE
DICATION DENSITY: 6.94 UNITS PER I ACRE
POST R/W DEDICATION DENSITY; 8.29 UNITS PER 1 ACRE
BULK , ND AFrE4 REGULATIONS
AREA REGULATIONS... AT BUILDING SET BACK:
*LOT WIDTH MINIMUM: 25.49 FT
LOT AREA MINIMUM: 1,904 SF
LAND AREA PER DWELLING: 1629 SF (Mfr)
*LOT WIDTH MEASURED AT BULDING SETBACK
;SE BsdG"PS REQ_UIREhA['AIT '
HEIGHT
35 Feet
liUILDING,_AREA
60% OF LOT AREA.
ENGtLAAt7K
C.O.L, MONUMENT
ELEVATION 0 1284.39
ALL. PROPOSED STREETS DEPICTED ON THIS PLAN SHALL BE PRIVATE
STREETS WITH NO DEDICATION OF RIGHT-OF-WAY.
EASEMENTS SHALL BE DEDICATED THROUGH FINAL PLAT RECORDATION,
SOLID FENCES SHALL NOT BE ALLOWED ALONG OLD FARMINGTON RD.
1 V [111,1®' V L 's l 0CI r,.{' N._J t A e„Ad .u;., C./ U9.°
ell ,./Y.
1111,
a.{ 4 ^
r�:^P^�"Yp�.^" "Y'...-^„.q^^�..mn^.'..
bA
;.//..,r ,,, ' 11
_...w.�,„..✓'" ,_. Y 11 _':. �.@,"�
GENERAL, PROVISIONS:
A
STREET, STOP
OWNER:
MATHIAS SHOPPING CENTERS,INC.
P. 0. BOX 6485
SPRINGDAL.E, AR 72766
ENGThu E,L/ REPRESENTATI.V.Ei
Ff2 ENGINEERING, INC.
2758 MILLENNIUM DR.
SUITE #1
FAYETTEVuI LE, AR 72703
(n'• 79) 5A2' 4234
Alal7M7121TY
THIS P20 MASTER DEVELOPMENT PLAN IS AUTHORIZED BY SECTIONS 161 AND 166 — PLANNED ZONING DISTRICTS OF THE CITY OF FAYETTEVILLE UNIFIED DEVELOPMENT CODE. THE
PROVISIONS OF THIS P7D MASTER DEVELOPMENT PLAN SHALL RUN WITH THE LAND. HE LANDOWNERS„ THEIR SUCCESSORS, HEIRS, OR ASSIGNS SHALL. BE BOUND BY THIS MASTER
DEVELOPMENT PLAN, AS AMENDED AND APPROVED BY THE CITY COUNCIL.
ABORTION
THE ADOPTION OF' THIS PZD MASTER DEVELOPMENT PLAN SHALL EVIDENCE THE FlNU/N'T S AND DECISION OF THE F'AYE'TTEVILLE CITY COUNCIL. THAT THIS PLANNED ZONING DISTRICT
FOR 'T'HE STADIUM CENTRE COTTAGES IS IN GENERAL CONFORMITY WITH THE FAYF:TFEVLLE GENERAL PLAN 2025; 1S AUTHORIZED BY THE PROVISIONS OF SECTIONS 16'1 AND 166 OF
THE CITY OF FAYETTEVILLE UNIFIED DEVELOPMENT CODE.
THE PROVISIONS OF THIS PZD MASTER DEVELOPMENT PLAN SHALL PREVAIL AND GOVE:i'N THE DEVELOPMENT OF THE STADIUM CENTRE COTTAGES„ PROVIDED, HOWEVER„ THAT WHERE
THE PROVISIONS OF THIS MASTER DEVELOPMENT PLAN DO NOT ADDRESS A PAR'TICULA'R SUBJECT, THE RELEVANT PROVISIONS OF THE CITY OF FAYETTEVILLE' UNIFIED DEVELOPMENT
CODE, AS AMENDED, OR ANY OTHER APPLICABLE RESOLUTIONS OR RECLILA'TIONS OF THE CITY OF F"AYETTEVILLE, SHALT. BE APPLICABLE.
t'NrO Rc^ FTATFNT
TO FURTHER THE: MUTUAL INTEREST OF" THE RESIDENTS, OCCUPANTSa AND OWNERS OF THE PZD M9AS'T"ER DEVELOPMENT PLAN AND OF THE PUBLIC IN THE: PRESERVAPON OF" THE
INTEGRITY OF 'T'HE PLAN, THE PROVISIONS OF THIS PLAN RELATING TO THE USE OF L?ND, STATEMENT OF COMMITMENTS, DEVELOPMENTAND ARCHITECTURAL S'T"ANDARDS, AND THE
L.00AVON OF COMMON OFTEN SPACE:" SHALL RUN IN FAVOR OF THE CITY OF F'AYETTEVILLE AND SHALL. BE ENFORCEABLE: AT LAW CR IN EQUITY BY THE' CITY WITHOUT LIWITATION ON
ANY POWER OR REGULATION OTHERWISE GRANTED BY LAW.
CONFLICT
WHERE THERE IS MORE THAN ONE PROVISION WITHIN THE PZD MASTER DEVELOPMENT PLAN THAT COVERS THE SAME SUBJECT MATTER, THE PROVISION WHICH IS MOST RESTRICTIVE
OR IMPOSES HIGHER STANDARDS OR REQUIREMENTS SHALL GOVERN UNLESS DETERMINID OTHERWISE BY THE ZONING AND DEVELOPMENT ADMINISTRATOR.
MAXIMUM LEVEL OJt,,PLfl,,tL,QFJW,ENI
THE TOTAL NUMBER OF DWELLINGS OR THE TOTAL COMMERCIAL, BUSINESS, OR LNDUS'tVIAL INTENSITY APPROVED FOR DEVELOPMENT WITHIN THE PLANNING AREAS IS THE MAXIMUM
DEVELOPMENT REQUESTED FOR PLATTING OR CONSTRUCTION. THE ACTUAL NUMBER O;" DWELLINGS OR LEVEL OF DEVELOPMENT FOR COMMERCIAL, BUSINESS, OR INDUSTRIAL
PROPERTIES MAY BE LESS DUE TO SUBDIVISION OR SITE IMPROVEMENT PLAN REOUIREFCENT'S OR OTHER REQUIREMENTS OF THE CITY COUNCIL.
PROJECT TRACKING
AT THE TIME OF SUBDIVISION FINAL PLAT OR LARGE SCALE DEVELOPMENT THE APPLICANT SHALL. PROVIDE A SUMMARY OF THE DEVELOPMENT, TO DATE, TO THE PLANNING DIVISION,
IN ORDER TO ASSURE MAXIMUM DEVELOPMENT LIMITS ARE NOT EXCEEDED,
L7E SC RIPTION:
A PART OF THE NORTHEAST QUARTER (NE 1/4) OF THE NORTHWEST QUARTER (NW 1,/4) AND A PART OF THE SOUTHEAST QUARTER (SE 114) OF THE NORTHWEST QUARTER (NW
114) ALL IN SECTION NINETEEN (19), TOWNSHIP SIXTEEN (16) NORTH, RANGE THIRTY (30) WEST, BEING MORE PARTICULARLY DESCRIBED AS FOLLOWS: COMMENCING AT THE
NORTHEAST CORNER OF SAID SOUTHEAST QUARTER (SE 1/4) OF THE NORTHWEST QItiRTER (NW 1/4), SAID POINT BEING AN LXLS'FING RAILROAD SPIKE; THENCE N8709'15"W 607.86
FEET TO A 1/2* IRON RF'BAR FOR THE TRUE POINT OF BEGINNING; THENCE S02"16'3:"W 144.69 FEET; THENCE NB7°43'21 "W 454.57 FEET„ THENCE NOI"28'IO"E 147.70 FEET„
THENCE N62 729"L 25.63 FEET; THENCE N66°49'OS"L 31.82 FEET; THENCE N71°2O':7"E 46.00 FEET"; THENCE N73",30"43"E 137.60 FEET; THENCE N74°44'10"E: 75.61 FE: r; THENCE
N75`46°12"E 167.27 FEET; THENCE S02°16'32'"W 160.50 FEET TO THE POINT OF BEGPINING. CONTAINING 2.4.5' ACRES. MORE OR LESS, FAYETTEVILLE, WASHINGTON COUNTY,
ARKANSAS. SUBJECT TO ANY EASEMENTS AND/OR RIGHT-OF-WAYS' OF RECORD.
THIS PROPERTY IS1QNOT AFFECTED BY THE 100 YEAR FLOOD PLAIN AS PER FIRM PAN,.:_ 0514300091 D, DATED JULY 21, 1999. NO DELINEATED WETLANDS EXIST ON THIS PROPERTY.
FLOOD DATA SHOWN WAS DOWNLOADED FROM WWW.FAYGIS,ORG.
VICINITY MAR
N.T.S
LEGAL DESCRIPT(/ON
A PART OF THE NORTHEAST QUARTER (NE 1/4) OF THE NORTHWEST QUARTER (NW
114) AND A PART OF THE SOUTHEAST QUARTER (SE 114) OF THE NORTHWEST
QUARTER (NW 114) AL,L. IN SECTION NINE'T'EEN (19), TOWNSHIP SIXTEEN (1 6)
NORTH, RANGE THIRTY (30) WEST OF THE FIFTH PRINCIPAL_ MERIDIAN IN
WASHINGTON COUNTY; .ARKANSAS, AND BEING MORE PARTICULARLY DESCRIBED AS
FOLLOWS: COMMENCING AT THE NORTHEAST CORNER OF SAID SOUTHEAST QUARTER
(SE 114) OF THE NORTHWEST QUARTER (NW 114), SAID POINT BEING AN EXISTING
RAILROAD .SPIKE; AND RUNNING THENCE' N87°7)1'19°°W 607.86 FEET TO A 112„
IRON REBAR FOR THE TRUE POINT OF BEGINNING; AND RUNNING THENCE
SO2"16"39"W 144.69 FEET; THENCE N87"43'21 "W 454.&7 FEET; THENCE
NO1 °28' F O "E 147.70 FEET; THENCE N62° 1729" E 25.63 FEET; THENCE N66'49'O5"E
"E
31.82 FEET; THENCE N71"20)',37„L" 46.00 FEET; THENCE N73°30)'43"E 137.60 FEET;
THENCE N7444"1O"E 75.61 FEET, THENCE N7546'12"E 167.27 FELT; THENCE
5072°16',.32"W 160.50 FEET TO THE POINT OF BEGINNING. CONTAIN/NC 2.45 ACRES„
MORE OR LESS, FAYETTEVILLE, WASHINGTON COUNTY, ARKANSAS. SUBJECT TO
ANY EASEMENTS AND/OR RIGHT-OF-WAYS OF RECORD.
FLOOD . (ERTIFICATIO : fl4J5 PRC•T FRTY 1 NT ,AFT"E^7'F"D BY THE 1OO YEAR FLOQl
PLAIN AS F7ER FIRM FAHEL" O5'T4.3C,OO91 O, DATED JULY 21, 1999. NO
DELINEATED WETLANDS EXIST ON THIS PROPERTY. FLOOD DATA SHOWN WAS
DOWNLOADED FROM WWW.FAYGIS.ORG,
E
• FOUND IRON PIN
• EXISTING UTILITY POLE
FIRE HYDRANT
DROP INLET
lr
SEWER MANHOLE
WATER METER -. SINGLE/DOUBLE
PROPERTY LINE
__ ._ R/W RIGHT--OF-WAY
CENTERLINE
__ _ W._.,.. - Y.__ Vrl�... 4VATET LINE
._ __.SS __ - ----SS _.___ ---- SEWER SEWER LINE
FM _, _ FM ___111_1_ FORCE MAIN
=- .STORM SE.`WER
CURB & GUTTER
SIDEWALK
EXISTING CONTOUR
1(3 PAGE PASTS
PROPOSED CONTOUR
A E ACCESS EASEMENT of
., . 1__11_1. - . .___,__ POND ___
I2 PROJECT NUMBER: 06-021
PROPOSED 2 "GAL, MITIGATION TREE FOR
STADIUM CENTRE COMMERCIAL AREA --PIN OAK
PROPOSSED 2'"C,AL.. MITIGATION TREE FOR
STADIUM CENTRE' C')OMMERCIAL AREA —RIVER BENCH
PROPOSED LANDSCAPE TREE ENGNEERNG NC
PROPOSED SCREENING TREE ' °733 MU I [NILIi✓1 I)F11VC::.
oti1TO I
FAYI t ) C_VIL X I:„ IA.P(1A1tlAS ?21y0::.
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F:-.fk.CYC:: (4.79) 582— 925'
ap pa,7OppoM,wu,
6ptl' 1 ARJ4.AN .AS
aa° REGISTERED
y [�rg*� p gy ry
REGIS"9 B�,RED ��
PROFESSIONAL
ENGINEER
a'rprk tr as
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- ENGII HIRING a
xE1:) �t INCORPORA1 -
No. 110D
,f�'CAS
URp UWUUMUUU
Dawn by. [MM/SAM
Hrnrklntal Scale: V 30'
vcrk;aal Scale n/a
Revisions:
? IALJG66 I1 CH PLAT COMMENTS
14SH1105 SllB1'�)IVIL,ION COMMIT ITT ICE
w.,., _ 1111.
2.5OCTO6 PLANNING COMMISSION
15NOV06 PLANNING COMMISSION
DECO6 t;liY COI,NCI1.
C
2212
TREE No
TRUNK
DESCRIP HON
CANOPY
HEAl H
F1P 0I IIY
1
HON
DIA
65..__.....,,
11--
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1
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TE
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.-..----_.,.-.....,..,I-"
66
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9
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GEORGIA OAK
...,,-.. _,.,.._......�...,....
21
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11'"
RED OAK
24'
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p-(".1111_
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__.30....._FAIR
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69
9"
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25'
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OFFSITE
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70
--_....._,-I
10"
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WHITE OAK
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LOW
........_. ..._...,......
IN MSP RIGHT -OF ---WAY
7?
- ___......_....-
15"
WHITE OAK
27'
FAIR
HIGH
IN MSP RIGHT .OF -WAY
73
_ .
19"
POST OAK
3„3'
_______
FAIR
MID
IN MSP RIGHT-OF-WAY
.._..�..e — _.........
74
15'"
..,—..,..... ...,.m....
I WHTE OAK
25'
FAIR
HIGH
IN MSP RIGHT OF WAY
._ ..
_-_
75
. _ _
14'"
._.... _
POST OAK
25'
FAIR___.®.
.........-
MID
1.11,_1
fN MSP RIGHVT-OF--WAY
...,...... 1111,
7s
18
......._ ».............
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.^..... 1111.
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.
FAIR
1111_
LOW
IN M sP RrclTr OF WAY
.........v ................................
77
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.. 1111
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LOW
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N MSP RIG fT O
- 1111..® 1111-1111.—..,.........
,......._ ,.,.....
78
10..........t
70'
OAK
d.3
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POOR
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IN MSP RIGHT -OF —WAY
1111,,. 1111..,—.. —1111
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79
1111...—..
25"
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ry
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IN S
REMAINDER
OFCANOPY
Pt
"SCRUB"
IS MIXED 5CRlIEI
TREES, SAPLING
,
SIZES
p�
REMOVE
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IN EX'r, UTILITY EASEMENT 19.247.4 ry
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IN PROPOSED UTILITY EASEMENT 5BanQ re !, �(/
q4 rn^vv' / ...... /r , tF . ... / 41. ( (rvY V \,✓ ( C �fi�4�lty �...�IVI
s / �7 w 't,3;339 sT,ftY4 M1 c.. if)FI!OI118� C81P:; Itip
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N POSSIBt.E RUIL.DINGt AREA 704,19, l ""'; r;. ..;_,. �` ut m 3,°39 srfYf4Y CD
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✓,. u*° ; v .,%+Y: r.. .."+w^"°r+ „+r" "d"Na; :. ;`- la ". r"� P ✓^,. 't I IH,F-fj, SHOPPING
M1 1
ENGINEERING, INC.
�,.. a a"., 5 F3Y MATHIAS _,FI(,PP1Nl, CP�NTL,1tS',td C. H2 ENGIN LIIG,(lb IL(,I {CRT C MMf NTS-1111_„
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SITE AREA ,., . ,✓ ;: is ., j 5' Cl O """ SPRINGOALE, AR 72 ex C+6 SUITE' 1 1SI fTOh S., —I I-,—" N (�'l M, ITII I_
✓; I; X741 e,. a,",/t:"„, -'` 4 's . r. ." "' )".'v ' FAYETTEVdt_1.F, AR 7276?3 1111,.
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EXISTING CANOPY AREA ._. 2,940n4 SYF• 0,07 Ac. 7:„t tea_. a ,/ ( ) 62 ,d.T34 ,1._111,,
,....,.,,,—. --..............—..........,...,—.,..-,..rv..,....—...,—. .-1111—.— —...,.,.,.�.,,,..,..... —1111.- 1111, ........,—„1111—.-.....,........ —.........—..,.......... ,i/ .. .i'' I:,. i P' :Yµ eA .. :,„'' .rvh ^'r., w• .. ! w rrry /,! }. .Y" �pn^.. .. Y— rbr6 IV. LG. .A. .....�.,..... —
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CANC)PY d,/ )k AhfO Ih} AVA(PAF?d r.,_I1kJ
I•C/(tL CITY CLIUNC,II
s re rm 7„+" . - ALL TI(.L. MArERtAL USED a, ItLf, f,ONSt5T OF 1f1,L1 .
11.11..-11.11._ 1111. ----.__....._. p
/ / /• ✓ / / `F ✓' t ...r. ° A f 1 111 �,". N .,„w^... ry : .,.,,,— ..,. ,m...,,.. SHALL PLACED / , kx a CP �' r.17 i3,_,/: FROM A LOCAL PTT. At.,L F`€LL MATERIAL. HALL. FLT, FLACED tN SIX ()
�... CANOPY 1,676.,3 S.F. 0.04 Au 1.57 0111_
PREaF.RVEt? e: t . 00 ",�
( x •eI 4O ,, ,ff. , _ O• ." 11 el 7c"" TqU �_..'' INCH LEFTS ANI) GOMPACTE'!7 'rO 95% �yS{'TANDAhG PROCTOR. CIIyr I'lolact Nu...I— I ('ZC)0C, ?12
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/.p`.�" i rn � erJ ,��5' 1�.""w.ry °�.:ry -- _.,,,,,�,"-s }C1,M- APPROXIMATELY f,6g0 CUBIC R THE )
RECTUIRLO CANOPY 2,940.4 S.F. .C?7 Ac. 2,7.596 Y ' v . a m pE ettEt; (.) �y , ,, `w REMOVED C Ef SIT`E TO A t-C7CAITON OUTSIDE T.IE. CITY LfMITS.
f� 3,34C? sT.ff. < tit, ll
TREE CANOPY IN MASTER STREET PLAN RIGHT` OF WAN AND EXISTING F a �. „" 4"
.. .. .v ° :,(' i P✓ Cif Nl 1,i1 w"" rrv,.,.rv.,.rv..,, u u�,mr•'"�� "11!11 /.;. ° ^ .-. 1111 C" M"' 'S"ry
MIN(MA1, ORAf)INq IS PROFOSkG C)[ITSIDE OF THE C)EF..INEATED
JTILtTY CASEMENTS NOT COUNTED IN fwANOPY AREA. 1w ," y, ,- " ww„w' _ ,d� r,i;r RIGHT OF W.AY. EXL>i1N(': TREES AND GRASSES HAVE BEEN PRESERVED
Ii a d /1@C 113• q 69 / y" lI Gf
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-� ?,�, ESTABLISHED AS SOON AS i"RAgTIC1IhE AFTER CONSTRUCTION ACTIVITIES
COORDINATED
D WITH
S ALONG OLL� FAFPR N ROACY SHALI. EtE G s sI i "st7 '- �!„
j
TLANDSCAPE ADMINISTRATOR AND TRAILS SIDEWALK " '
OORi71NATE!) f
C t1 /, f C, �. i , k/ HAVE BEEN COMPELTEl7v
1111
CONTROL
MANAGEMENT USE //)/i:. .. N/"',rY.n W.WM /.. n,rvY✓, 1 ,/:. / .A. ,, v .uYl. Y.}E /. ,
,- e,,el fJ w ati ..-1111 CONTRACTOR SHALL EBESTf'RA(w'i10E5 TOOCry
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o'"n 'nB ._-:PE.f7F' EROSION 14ND SE.'UtME`NTATtONY ERJSR7N GCiN'Y'hhhOL M[ASURES !?f'NrfFthD
V N, F71JT
..Ei7n45 a_ qN IRIS f LAN "HA[.L NOT Bk CG NSrRUFf AS A P`rNAL 17E4y1
MITIGAT`fON PRIC)RYTY DENSITY C a PS.6 w. ,,// hd mw,, ,, !< q/ Y / �-> A GFNERAE REPhESENTArtON OF THE. EXd EGTECI k9EA:aGRCS ANYJ
REPLA<,EMENT MOhlErAldl / s-"
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CANOFJY DESrGNAT'IC N FAC FOR I°
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CJ ,.»1e E3AY-LS WOW
C : .,.rv/ 1 y „. •��RAIL q W Y ...,,.... ,>'/'.. LOCATION. 17` Is ANTIC:YPATEEF T'FdAT SILT 8'!NGE ANIJ
:u YYs "1111 w^ A� ..;. n B2743 21 P ACCOMMODATE THE EROSION CONTROL_ RFQUIRF_MENTS,
_..........._..._._ ...._._.__.-. _.._._..-
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COMMERCIAL 3,31564 S.FY A.L L,EVEL.S AS REQDY 1 f I $.7A7.50 ,s .` "" t f ,,^«..«"," r m rv� X� ; ✓e72V sq.ft. Rn0'n Y Qi ^ l�
____ _ _.. __._._ . ....._,_ _- 1111_.___"____ �;,. ✓ `a n ... . , LAN EqR SF RAYING
TT GES 912E>4•: f S, F• "* LOW LEVEL. 436 S. FY 4 $1000 1 ; < , ry t. , 7. /s; a.,ry .- ,,,
WHFFC EkCESStVE C)CJ T MAY BECOh4E A PROBLFMA A 1
CO A PaE --ry 7o � N ;: = v WATER C>N HL,AVfLY IRAN!t.tU f,7lRT AFdFA. SPdAL.t.. HE AUf7fESSF:L,
._...._._„� 1 111 _, _, ........_ ...--1111._._ _...._........._ _.............................. .. ..-1111.-........, -........_..._ M :-,. ..« ., .,.w .n. /; p//, ,�x° wW'"' w�„`. ,. e :r" a
.,, m. .. b , THIS SITE, +1111
f nWx •f a rp 9.: v 0i, '-
;,, ';' .,ry _ SOILS EIIG(NFERIN.
., COMBINED.
- „ jm. a
"#, STUDY If.A5 NOT b N FEREORMC"[) ON
Np W,,t 1111
A PRIORITY FREE CANOPY CN , - _. :">;`,✓" "rv,'-, �:,� &UT MAY BE' REQUIRED BY THE CITY FNWNLER If CONDITIONS SO
INDICATESAREAS OF ALL ✓ ,pe h,/ ,,. "
x rr RITY NO M1FJ OR H1f,H LEVEL 1S PRESENT G?Po SITE, 3 •'„/,,//r „:a x KLC' GF GE`TEN? �. ,r`/r.L ,q • WARRANT. �`
ALL CANOPY IS LOW LC1 EL P f q > " .. 1ttIG ON / r us e
l 5 if w'
THE STADIUM LENrRE COMAACRG IAt. J J r r , , >;, ^ NO a ! �;"', a u i
ADDITIONAL PLANTINGS qN TH1S SITE h ROM ( 1 r/,/� Y �/
T1ON ON THAT PROJECT. / ;w _ w is 4 ,V„< 1,504 s °fA> JhrENrrON PC?NL) JHALL BE OLCEL7, OWNED MAYV I
v j _ �M1 I i �%✓/ x, rX :1111..—,.C:: ' Lis C.M ..+ww. ,r/' ) 'p1" .1 IAA
CITY OF FAY T P'EVI L L F S 1"ANDItI D N07 FS _F(R TREE AND NATUl 11 L AREA PROT C, T ION � . A�",:, 4Y3a7 ,ft, 1 N) >
/J , ,,%.,�,
THIS n Y .///f� ..G! /,/ h' �VI1nMV.NwNvYMT.4R.1.1.�F� c'...., ewY"""'"""�w+m,.:,.mmo..n., 'i E �n //.i ( n (+
1. ALL. TREES AND NATURAL AREAS SHOWN ON PLAN TO BE' PRESERVED SHALL BE j2z ., O ~ -- ,.~- ,�.a.M1Y• , """
4,. � 0 a �r •, c7 LEG7AL„_DE. CWPTLCaNr.
PROTECTED DURING CONS'FRUC HON WITH TEMPORARY F'E:NCING, '' _
' f_ 1111 i_ _ �`�' _ ...Y... ,."".o »."""„ .,..».. r✓/ .i n n '"s M'} 0.+,. 9. p",1
Cl1ARTERO�NI94)RNUAATRTR3FRTPdSOtITHEAST QUARTER (SE, 1/4)
" — L7"k OF THE NORTHWEST QUARTER (NW '114) ALL. IN SECTION NINE1 I, (19,1e
a L. , r.I- I n N°:mwmmmxuu r!,o6 [� ww ! f
TREE'
PROTECTION tl y:..
STANDARDS FOR
YhIN_t<L.,
f ,. ',;,.. i WNSEIIF SIXTEEN fG NORTFf1 RANGE `fH1RrY (3 T) WEST C)F THE F1FTH ) �'
" (el "' ¢prv;,' , m' ;i y °' 5 ;, :/f oi. ,J , w.� ,, /,e;, :/�>., /Gy„ a "� e ,/,. ,:/-'+++•+w i v ( ) " v `*...
° FENCES _ HALL BE INS'!At_L.F C? PR1UR TO TFFE START OF ANY SITE
3. h fiOTEG I iVF ' : ,;, /. - / I;, 1 " 4 // i A MERIDIAN fN WA d 11NGTQN COI NTY> ARI�'ANSAE�, ANC Rk"1N" I
m ry ,v
1;111 _ PRINCIF L S
AfNTAINE! THROUGHOUT ALL PHA:>ES OF TI PE L ��"
- DESCRIBED
. n
CONSTRUCTION
4�1C>RO ANCS
iuw.eru wmmnn. .ww _ , FOLLOWS cnC)MML.Nc�tNG AT THE
%— MC)RE. PARTICULARLY rrE rRulr,n A FO1
CCJNSTRUGTION PROJECT.`'
„ - ! ¢ , NOR7HEASr CG7RNf:PT OP SAIL) ,.aOUTHEASr TLYAR'1'FR (SF' 1 ✓4) OF" TH(i'
4P EFr O.SION ANC7 SLOfMENTA TIC7N CONTROL, BARRIERS SHALL BE INSTALLED OR MAINTAINED , , : _. : _ 1111 _ .'"""" .
�a O NORTHWEST' QUARTER (NW 114), SAID POINT BEING AN r Xr.SrrNG
IN A MANNER WHICH DOES NOT RESULT IN SOIL BUILD—UP WITHIN TREE DRIP!INES. "` I SPIKE; RUNNING THENCE NBT)1"17"W 607,86 FEET TO
5 SURROUND THE TREES OR GROUP OF TREES, ANC? WILT.. BeI - 1 .2" IRON REBAR F
„Y, PROTECTIVE. FENCES SHALL '- . A NGI ADD Rt,JFl
FENCES SHALL FOLLOW THE ) ' �.__.. rN THENCE RAILROAD
502'16'39"WI144 fB FEET; rF1NCEONBiB432Ft1`°FV 454.57 FEET;
LOCATED AT THE ORIPLINLI FOR NATURAL AREA PROTECTIVE E
LIMIT OF CONSTRUCTION LINE, IN ORDER TO PREVENT THE .OWfNG�
i�,u iy THENCE NO1't61O"L" 141.70 FEET. THENCE NC> °17T29"E" .l .63 FELT;
AN SOILOF' COMPACTION OU!PMIN THE ROOF LONE. AREA RESULTING FROM VEHICULAR TRAFFPf, c THENCE NE6°49'05"E :31,H2 FEET; THENCE" N71"zt7"37"E" 46,00 FEET;
[ fFMFNr. i I '4 ., .. THENCE N73°3(.743"E 137.60 FEET THENCE N7a4"44yf0`YE 7561 FEETF
OR STORAGE EQ 1 �z n _J
B. ROOT ZONE DISTURBANCES DUE rO GRADE CHANGES (GREATER THAN 6") OR F'
a 4r L THENCE N75 46 12 E' 167\27 F`ETET; F'HEN"sk SLi,7"16 .32 W I 0 50 FEET 4
zc
TRENCHfNCa NOT REVIE`WE'CF BY CITY ARBOfISr. 7'q THE POINT OF " EiEGiNNfNG, CONTAINING 2.45 ACRES, MC7EE., OR LE..,Sp
C. WOUNDS TO EXPOSED ROOTS, TRUNK OR LIMBS BY MECHANICAL EQUIPMENT, cr..
n + ¢ c] hAYi`TTEVfLL,k:, WASHINGTON COUNTY, ARKANSAS. SUBJECT TO ANY
ti._._......._..,,.......___.,......1111-___ '_ _. ,q -I n. N
D. OTHER ACTIVITIES DETRIMENTAL TO TREES SUCH AS CHEMICAL STORAGE, CEMENT ,_.._._._ _ _ -_11.11.___ ,_._ _.___.-,.._ EASEMENTS AND/OR RYGFl7 uF WAYS OF RECORD.
.. _. _m... ...._.-...... �_._..._-._..___.._. _._. '., , THE 100 «, 6`
TRUCK CLEANING, FIFES. SOIL TABLE' FF 770 rFRrrrTcArlcrNP THIS PROPERTY 15 NOT AFFECTED BY
6. EXCEPTIONS TO INSTALLING FENCES AT TREE DRIPLINES MAY BE PERMITTED IN THE ", SOIL P' ,tAur,E! AASHrC1 YEAR . FLOOD D LAIN AED PER
EETLINDSP•PANEL
05P4 1 091 0 O DATED JULY 21"
FOLLOWING CASES: SOIL NAML Dk" LPSL)A TEXTURE h°rmggC)
_. ... - Sl°MEIC)L C°LASSIFICArION CLASSIFICATION DATA SHOWN WAS DOWNL.(1ADED FROM WWWFAYGIS.ORG, (--
A, WHERE THERE: IS TO BE AN AF F ROVED GRADE' CHANGE, IMPERMEABLE PAVING l` 4 —.__ _—,____rv.__I- _
SURFACE, TREE Wf=LL., OR OTHER SUCH SITE DEVELOPMENT. `� - l— -a Le LERF U 1,2 SILT LOAM ML A 4 I
B. WHERE PERMEABLE P'AVINO f5 TO BE INSTAL.I..ED WITHIN A T"BEE f3f"tPLINE EREO1' T Ile. 1111_ .1111___, �Er[aAcx_Re,'__"' MENrs
SILTY CLAY ,- -1111 q, .-.--_ ,--- _.-_„
SILT 12...17 ML A--4 LOT FfCONT FRONT f RONT I E) sILL WITHOUT SIDE WtiH
THE FENCE AT AT OUTER I OF THE ' PERMEABLE PAVING AREA (PRIOR TO SITE ____._____....,_.,___....._-__,_.__If_-M,_,_- sTRFEe Eo)FAD7MrNGTciPy RD,9Ct)hAMgy WALL COMMON WALL
GRADING SO THAI THIS AREA IS GRADED SEPARATELY PRIOR TO PAWING INSTALLATION TO SILTY CLAY OR NUM¢ ER (5rREEi A)(,
MINIMIZE ROOT DAMAGE). LOAM 17`-•72 CH A 7
CLAY 1 _ 1 fL tt n/4 5 ft..-...,`
__..___._._,_ ._ ....___,__ _ 1111 _,__._______.
G'. WHERE' TREES ARE C[.OSE TO PRC?POE≥ED BtfIL.O1NCPSy ERECT THE FENCE 'f'0 AL.L.t)W 6 MCAT MONFEVZO O 8 STONY LOAM GM A 4 2 -TO 1a .PT-._ nli 10 tt_ 5 ft
'TO 1O FEET OF WORK SPACE BETWEEN THE FENCE AND THE BUILDING. ,.IIFENCE POST' S ________,......___-.1111,__ ___.._.., ----- ------- _...1_t..._. 1,O...f? 13 fl. ---- rr7 .._ - 0 ft --- / 9 ft
D, WHERE THERE ARE SEVERE SPACE CONSTRAINTS DtrvfE TO TRACT SIZE, OR OTHER -,,, 1111 _. 1.• 2.,_. / _.. 1G ft_.
...._. -1111. ..-__ ___.__._._._....._._.._......---.._._. _.__ _.....__.._ ..__.........� ....._..._ _nf_c? .. 1_Le 1t__. 1111. ,rT/'',",..._ 1111. S...*t -_. 0 2.....H .-,?. ft -
"1 ?, WETTER"RE ANY Of` 'THE ABOVE EXCEPTIONS RESULT IN A FENCE BEING CLOSER THEN 4 _.. ,. FOUNL7 IRON PIN I RaPERn I.rNL
,I FEET TO A TREE TRUNK, PROTECT THE TRUNK WITH STRAPPED ON PLANKING TO A HEIGHT
O OF 8 FEET (OR LIMITS OF LOWER BRANCHING) IN ADDITION TO THE REDUCED FENCING ORANGE QNSflUOnora _ 1111 1111 w__ X1Ltir1NG UTILITY POLE Rr{V RIGHT—ar—WAY
�. E
PROVIDED. FENCE, BARE! WIRE OR
vry E1Y TREES APPROVE:! FOR REMOVAF. SHALL. BE REMOVE! FN A MANNER WHfCiL DOE.G NOT ARE �°E.'II 'r� F'I_ac INc a" M -.x s ___ ) s: FIRE: HYDRANT ctNrERLrNL N'AIt „_
ffG("S
IMPACT' 'FRErvES TO or PRES"ERVEL7. FFN ..__ ._ ... - __ 4J___ WArr_R LINE
ORIF INE DROP INLET
9. ANY ROOTS EXPOSED BY CONSTRUCTION ACTIVITY SHAL.I.. BE PRUNED FLUSH WITH THE ACh'F..AGCP 2P41 Cf
_ 11,11 F / SEWER LINE
lµ FOIL, BACKFIL.l. ROOT AREAS WITH GOOD QUALIFY TOP SOIL AS SOON AS POSSIBLE.`, IF F`ENCF I OCATION ( IMITS OF' CRITICAL ROOT ZONE) ' ' o/ `, . @ sF. VER MANHOLE _..-- ,s -__ _..m.._SS ___ _.__ss ,__...__.
' / s+ ? ZONING:
v EXPOSED ROOT AREAS AREA NOT BAC;KEIL.LED WITHIN 2 DAYS, COVER 'THEM WITH ORGANIC m.,.
�.,._rv_...-1111,._ ._.__,___ 1111._,_ /) WATER METER -- SINGLE/DOUBLE FM M ...__. 1111 t,- FORCE MAIN CURRENT: R• —A, RSF A N1 I'FiT E'C1 NlIAt1 {_R' IflRJU UL?!
MATERfAt. IN A MANNER WHICH REDUCES SOIL TEMPERATURE AND MrNtMrTF".. WAFER LOSS'
RADIUS - 1 FT PE.11
DUE TO EVAPORATION
IN6-1 OF TRUNK DIA. p5 �7 —, ,,�--.n�,, my -mom. m.- ,-, , .., �._ ....a ,; <, r PROE'OSE'C)� STADIUM €"F.NricF... COTTAGES R--F',7'D
_ _ 1111 ,xTORM aL 4'JER •Q 10, ANY TRENCHING REQUIRED 17OR THE INSTALLATION OF LANDSCAPE IRRIGATION SHALL RE �/
PLACEL7 AS FAR FROM Ex'f5'r1NG TREE" TRUNdC AS POSSIBL-E. THE 'R ?'TE_Qip_UN V„ PRr)Fc>SED 2^CAL, MITrcATroN TREE E'qR gURB LrrrER fiuearACIP__•LyFd
S'r�)DIUM CENTRE COMMERCIAL AREA
11. NO LANDSCAPE TOPSOIL DRESSING GREATER THAN 4 INCHES SHALL BE PERMITTED
SIDEWALK 35.vLr
WITHIN THE ORIPLINE OF TREES. NO SOIL IS PERMITTED ON THE ROOT FLARE OF ANY PROPOSED 2"CAI.. MITIGATION TREE FOR
io STADIUM CENTRE COMMERCIAL AREA —RIVER ra ~'CITY
t"' TREE. ALL STREETS DEP1CTEt7 ON TP6I. PLAN ,SHAI_I. RE PRIVATE STREETS 14TH
u BIRCH EX1srrNG Ca?NTOUR NO DF:171CATdQN OF RIGHT--OE—kMAY TO THE OF fAYETTT"E"Vlf.C.E ON THE
12. PRUNING TO PROVIDE CLEARANCE FOR STRUCTURES, VEHICULAR TRAFFIC, AND ¢ ,: FINAL. PLAT.
E' QUIPMENT SHALL. TAKE PLACE BEFORE CONLTTRLICTIC)N LTLGtNS. C i,I`PHM SCAL PROPOSED LANDSCAPE TREE
13. ALL FINIShFE'D PRUNING MUST BE DONE ACCORDING TO RE°COGNfZEI, APPROVED AYE, E,aSCMENr5 s'HALL BE DEDrgArEn rrRQUL:N ErNAL PLAT REgQRrATIVN. -•
`k' STANDARDS OF THE INDUSTRY (REFERENCE THE NATIONAL ARRORIST' ASSOCIATION FRUNIN�>
n _. 11. _____. ---- _------.-._ '%'- PROPOSED SCREENING, TREE' A[_L Er-FCrRIC UP'li..lr°fES (UN kF? P."k4) S AL.t BL'° FrACrE? UNCLRCRCfJNDP `, iit(r i
STANDAF'2D.S FOF�' SHADE TREES AVAILABLE UPON REOLIEST FROM THE CITY ARBORIST), ,/,,eI — -r_: I MAY BE CONSIDERED ORDINANCE VIOLATIONS 14. DEVIATIONS FROM THE ABOVE NOTES --_T POND nvI 1 TE vri I D ARKANSAS r tr'r:dLATIONS IF
a ....._. ... _ --11 .......... 11.._._ ____ -_,-_...... _._.....-1111_ ., - 1111.. ......... .a THERE IS SUBSTANTIAL .
NONCOMPLIANCE OR IF A TREE SUSTAINS DAMAGE AS ARE ULT. ( FEBTF,T;7 ) tills -T —SILT I�-1_ _......._ SILT FENCE. I,�t le�lvt-, ( 7 9) '582_ .0
°1Cht F:.:: A�.`*l"- (d 70) 637- el" 25'
I r0 ft. 1®-TPF—._-I"PF_._.rv. -Tat'.-...._. TPF TREE' PROTECTION FENCING
r
ro
as
mt
fv a
4+ 7."Y 7 I
7E76
(A
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&
U
S81 " C76_.. Nl..
) /
Tara
L__EG E
._I • FOUND IRON PIN• /_.l...
EXISTING UTILITY POLE 0
,r A
.c.....
FIRE ( 4.
` r.
HYDRANT
t
�4y DROP INLET 7P7>
SEWER MANHOLE H
/^9' { pp� q4 TION
�q�;.
WATER METER — SINGLE/DOUBLE D C.,� DESIGNA 4,n2 A l f E "E
PROPER? "Y LINE _.._ _..__..._._._ __.__.._.._....____�__.__..._.__._..___._.._.._....__._.
R. W _ RIGHT OFWAY
................ ......... CENTERLINE'
_ _. ....w.. ___ W____ — . W,.._. WATER LINE
5C ___n ___S ,_ SEWER LINE
FM -- FM _______ FORCE MAIN
__ -- ......
STORM SEWER
CONDITIONAL. USES
CURB & GU'rTEh'
PIN11
..........
DF SCI7PPTPi)N
.n...— ............... ..._......... .«............ ................
°
UNIT 2
CITY W✓IDE USES BY CONDITIONAL USE PERMIT
D SIEWALK
UNIT 4
C7UL AURAL AND RECREATIONAL. FACILITIES
UNIT 24
HOME OCCUh"ATIONS
EXIsrrNG CONTOUR
°
aJ_._.
PROPOSED CONTOUR
A.F. _ --
ACCESS EASEMENT
...._
g _..._,
._ ..._..,. _ __..._.._
POND
PROPOSED 2"CAL, MITIGATION
TREE FOR
fit'"3
STADIUM CENTRE COMMERCIAL
AREA --PIN OAK
GJ
ids
PROPOSED 2"CAL. MITIGATION
TREE FOR
C.Y
STADIUM CENTRE COMMERCIAL
AREA' -RIVER BERCH
o
PROPOSED LANDSCAPE TREE
KJ
N
...i
PROPOSED SCREENING TREE
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NOV117kLIJEI? .15, 2006
iFTINElt.t41 E C"/E(1"0r
,,, �f p r .
PAP LNG' ���
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/ vy..y /r Ntl
Fltl'A N".r v 4 _/
y
GRAPHIC M. SCALE
( IN FEET )
1. inch ::-- 30 ft.
120
Anryna Ar/.pvy¢v,
t
paP ARKANSAS
R iy J \1
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7'� Rg�ppApp.:pG'gIS79(.�E pRE.Dy tl
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�„�rv'^'N� -` r _ 44 . ,,.,. ��.;�.s'.:uN"' "n,.,; . �4 3., i W^^ t i ;. L'j ";. i .. '. , .� ...-•• [.vT .. f m '"....� �' _.{ v"u
E "IN IN
• ....u..re... /,. � m , ex+ /', ,. ...' -h., -,S. ,I. ,. .., ,,;„ „»;'` :'t ,J:r y,:r '� ",„,. r s.,... ' M-��tx r..({lPl� °t` „ �: � CY' N1.4/f\���P\l� I ('�J ._...,.
s. Cry _', r „C; 5/.;)}� ii ,; _,.:� !;h. ..'✓ Fl` pP\. [k'. / p y Nl�. 'Vi
J" ..-'r- Yom"' t'y;','—k%'�, �tJ . .iw':.. "'"� ♦ ", t,:% -�J r`1 ,.. lJ//}. 'iv' 3...,: S. t4!' pf'' s'i/ �Y����ry�5 1_�`i�J��J ♦��@
LEGAL_DESCRIPTION_
A PART OF THE NORTHEAST QUARTER (NE 1/4) OF THE NORTHWEST QUARTER (NW 1/4) AND A PART
OF THE SOUTHEAST QUARTER (SE 1/4) OF THE NORTHWEST QUARTER (NW 1/4) ALL IN SECTION
NINETEEN (19), TOWNSHIP SIXTEEN (16) NORTH, RANGE THIRTY (10) WEST OF THE FIFTH PRINCIPAL
MERIDIAN IN WASHINGTON COUNTY, ARKANSAS, AND BEING MORE PARTICULARLY DESCRIBED AS
FOLLOWS: COMMENCING AT THE NORTHEAST CORNER OF SAID SOUTHEAST QUARTER (SE 1/4) OF THE
NORTHWEST QUARTER (NW 1/4),, SAID POINT BEING AN EXISTING RAILROAD SPIKE; AND RUNNING
THENCE N87°0119W 607.66 FEET TO A 112" IRON REBAR FOR THE TRUE POINT OF BEGINNING; AND
RUNNING THENCE SOT 16"39"W 144.69 FEET„ THENCE NB?"4.3r,2I'°W 454.57 FEET; THENCE NO'°2Q'10"E
14770 FEET; THENCE N62°1729"E 25.63 FEET; THENCE N66'49'O5°'E 31.82 FEET; THENCE
Nc 1"20'37"E 46.00 FEET; THENCE N73"30`4,3"E 137.60 FEET; THENCE N74"44'1O"E 75.61 FEET;
THENCE N''75°4'6'12_"E 167.2'7 FEET„ THENCE SO2*'16'32'"W 160,50 FEET TO THE POINT OF BEGINNING.
CONTAINING 2.45 ACRES, MORE OR LESS, FAYE'.'TTE-VILLf, WASHINGTON COUNTY, ARKANSAS. SUBJECT
TO ANY EASEMENTS AND/OR RIGHT--OF--WAYS OF RECORD.
fLQ,QfQffflE7:Qc4flQN; THIS PROPERTY IS NOT AFFECTED 13Y THE 100 YEAR FLOOD PLAIN AS PER FIRM
PANEL 05143000.91 Cs, DATED JULY 21, 1999. NO DELINEATED WETLANDS EXIST ON THIS PROPERTY.
FLOOD DATA SHOWN WAS DOWNLOADED FROM WWW.FAYGTSS"ORG.
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SETBACI(RE'QQIRFMENLS
OWNER.
ha'ATHIA�S SHOPPING CENTERS,INC,
P. O IBOX 6485
SPRINGDALE, AR 72766
ENGAIdj R .RkP1 E"CNTATIVC,.
H2 ENGINEERING, INC,
2758 MILLENNIUM DR,
SUITE 11
FAYt.TTEVILLE, AR 72703
(479) 582.-4234
SURE f;EC) Ara.E.A
35.Oa.'
ALL STREETS DEPICTED ON THIS PLAN .SHALL. BE PRIVATE STREETS WITH NO
DEDICATION OF RIGHT—OF—WAY TO THE CITY OF' FAYETTEVILLE ON THE FINAL PLAT.
MAINTENANCE OF ALL STREETS AND ALLEYS WITHIN THE BOUNDARY OF THIS
DEVELOPMENT IS THE RESPONSIBILITY 1.7E THE PROPERTY OWNERS ASSOCIATION.
EASEMENTS SHALL BE DEDICATED THROUGH FINAL PLAT RECORDATION.
ALL ELECTRIC UTILITIES (UNDER 12kV) SHALL BE PLACED UNDERGROUND"
Check' at') by, KGIH(PMM
Drawn by' LMM
Horizontal Sc;aIe: '1"
,30'
Vertical Scal@ n/a
(Dale 02AUG06...
Revisions
—
21AUG06 TECH PLAT
_COMMENTS
14SEPT06 SUBDIVISION
COMMITTL.T.
25GCT06 PLANNING
COMMISSION
1 SIVC)V0G I I ANNING
COMMISSION
MIS
11 DFC06 CITY COUNCIL
City P,ro0ect Number
RRPZD06mm22?12
Plat Pane:
557
µlWPAGE
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