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Doc I0 : 011080520006 TVDe : REL
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Flle2007-00015478
ORDINANCE NO. 4997
AN ORDINANCE ESTABLISHING A RESIDENTIAL PLANNED
ZONING DISTRICT TITLED R-PZD 06-2281 , HOLCOMB
HEIGHTS, LOCATED AT THE SOUTHWEST CORNER OF
WEIR AND SALEM ROADS, NORTH OF SALEM MEADOWS
SUBDIVISION; CONTAINING APPROXIMATELY 13 .47
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 to
R-PZD 06-2281 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; further, that the
Conditions of Approval shall be filed and available for viewing in the office of the City
Clerk/Treasurer 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 hq$ IFI,,,,,
amended to reflect the zoning change provided in Section 1 above. �.N`G�ER . . Reqs'
PASSED and APPROVED this 3`d day of April, 2007.
o ; FAYETTEVILLE ;
�'.
APPROV ATTEST: 9s•9 �;�
I
By: By: TON��v�.�-a.z �/htit�' "",�uu� �„`
DA COODY, Mayor SONDRA SMITH, City Clerk/Treasurer
• EXHIBIT "A " •
RPZD06-2281 HOLCOMB HEIGHTS
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I certify this instrument was filed on
04/25/2007 10 : 17:36 AM
and recorded in Real Estate
File Number 2007-00015478
Bette Stamps - Circuit Clerk
by
EXHIBIT "B"
R-PZD 06-2281
A PART OF THE NW1A OF THE NW 1 /4 OF SECTION 32, TOWNSHIP- 17-NORTH,
RANGE-30-WEST, WASHINGTON COUNTY, ARKANSAS, AND BEING MORE
PARTICULARLY DESCRIBED AS FOLLOWS : BEGINNING AT THE SE CORNER OF
SAID NW1 /4 OF THE NW I /4 AND RUNNING THENCE N87036'20"W, ALONG T14E
SOUTH LINE OF SAID NW1 /4 OF THE NW1 /4 662.41 FEET; THENCE NO3° 10'04"E,
821 .23 FEET TO A POINT IN THE CENTER OF WASHINGTON COUNTY ROAD NO.
94 (WEIR RD.); THENCE N79°45'52"E ALONG THE CENTERLINE OF SAID
WASHINGTON COUNTY ROAD NO. 94 310.95 FEET; THENCE N79°45'52"E, ALONG
THE CENTERLINE OF SAID WASHINGTON COUNTY ROAD NO. 94 355 .92 FEET TO
A POINT ON THE EAST LINE OF SAID NW 1/4 OF THE NW 1 /4 THAT IS 353 .33 FEET
S02021 ' 10"W, FROM THE NE CORNER OF SAID NW 1 /4 OF THE NW1A; THENCE
S02°21 ' 10"W, ALONG THE EAST LINE OF SAID NW 1 A OF THE NW 1 /4 966.95 FEET
TO THE POINT OF BEGINNING, CONTAINING 13 .47 ACRES, MORE OR LESS.
IONDITIONS OF APPROVAL•
R-PZD 06-2281
Page 1 of 3
The Planning Commission and staff recommend the following conditions of approval
associated with R-PZD 06-2281 (Holcomb Heights).
Conditions of Approval Adopted by the City Council:
1 . Planning Commission determination of street improvements. Staff recommends the
following improvements:
a. Weir Road shall be reconstructed to create a 4-way intersection with Gypsum Drive
and Salem Road A turn lane shall be installed providing 100 ' of stacking depth
from the intersection. The newly constructed Weir Road shall be constructed to
Master Street Plan requirements for a collector street with a 28 ' street section, curb
and gutter, 6 ' sidewalks and storm drains.
b. Remove asphalt surface and base from the old section of Weir Road and construct
new residential driveways from the north right-of-way to the new roadway section,
within access easements.
c. 6 ' sidewalks shall be constructed along the property 's frontage at the Master Street
Plan right-of-way, on Weir Road and Salem Road.
d. Salem Road shall be improved along the propertyfrontage with a 14 'from centerline
section, including turn lanes at the intersection of Weir/Salem/Gypsum and
appropriate transition areas. All designs shall be subject to Engineering approval.
e. All interior streets and alleys shall be constructed to City design standards, inspected
and approved by the Engineering Department.
f. All parallel parking provided along Salem and Weir shall be constructed to city
standards and shall be coordinated with the Fire Department and Solid Waste
Division prior to submittal ofconstruction drawings.
2. Planning Commission determination of waivers from minimum street design standards of the
Unified Development Code.
a. Street width waivers. The applicant proposes 23 ' interior street widths. Staff
recommends in favor of the requested 23 ' street sections. Finding that the street
sections provide 10 ' lane widths, one-side on-street parking and are capable of
handling the expected design service volume. Staffwill review detailed construction
plans at the time ofdevelopment.
b. Construct a horizontal curve with a radius less than 150' . This occurs north of Lot 69
(detention lot). Stafffinds in favor of this waiver request.
c. Construct curb radii of 20' on minor residential street and alley intersections where
30' is required for minor streets and 25 ' is required for alleys. Staff recommends in
favor of the curb radii of 20 '. Finding that 20 ' curb radii on the more narrow streets
and alleys proposed allowsfor adequate vehicular turning movementsfor passenger
vehicles.
d. Construct curb radius of 30' at the intersection of a collector street where 50' is
required for Weir Road and Salem Road. Stafffrnds in favor ofthis waiver request.
e. Waiver of the minimum jog for a local street of 150' (73 ' proposed). Staff
recommends in favor of this request.
f Waiver of standard 2' curb and gutter section ( 1 .5 ' proposed). Staff recommends in
favor of this request.
IONDITIONS OF APPROVAL•
R-PZD 06-2281
Page 2 of 3
3 . Staff is recommending approval of the submitted Tree Preservation Plan associated with
RPZD 06-2281 with the following conditions of approval :
a. Mitigation is required on the site for the 5,227 square feet of canopy removed. Using
the mid level priority density factor, 18 (2) inch caliper large species trees will be
required. The applicant has requested and been approved for on-site mitigation.
b. All 18 trees shall be planted and 3-year maintenance bond, letter of credit, or check in
the amount of $4,500.00 deposited with the City of Fayetteville before signing the
final plat.
4. No portion of any structure (i.e., porches, overhangs, etc.) shall encroach into building
setbacks or utility easements.
5. Parks fees are due in the amount of $65,280.00 for 68 single-family dwelling units, prior to
building permit approval.
6. One ( 1 ) large species tree shall be planted for each lot as depicted on the landscape plan.
7. 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 materials.
8. 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.
9. 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.
Standard Conditions of Approval:
10. 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).
11 . 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.
Screening should not be required as dumpster pads are not proposed for this single-family
development.
12. 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
CONDITIONS OF APPROVAL•
R-PZD 06-2281
Page 3 of 3
review and approval. All improvements shall comply with City's current requirements.
13 . All overhead electric lines 12kv and under shall be relocated underground. All proposed
utilities shall be located underground.
14. 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 final plat.
15 . 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.
Additional Condition of Approval:
16. With the express offer of the developer and acceptance by the City Council, the following
condition of approval is added to R-PZD 06-2281 : The developer shall provide a minimum
of 5% of the proposed single family detached homes within this project to qualify as
attainable housing. "Attainable housing" for the purposes of this condition shall be priced at
$ 131 ,960 and below.
0 0
Arkansas Democrat (Oazette
Northwest Arkansas Times
Benton County Daily Record
P. O. BOX 1607
FAYETTEVILLE , AR 72702
PHONE : 479-571 -6421
AFFIDAVIT OF PUBLICATION
I , Erin Emis , 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 4997
Was inserted in the Regular Editions:
April 12, 2007 ORDINANCE NO. 4997 •
Publication Charge: $ 105 . 50 AN ORDINANCE G DISTRICT
TI A RESIDENTIAL
PLANNED ZONING DISTRICT TITLED RP2D 06- e evl e
2281, HOLCOMB HEIGHTS, LOCATED AT THE
SOUTHWEST CORNER OF WEIR AND SALEM
1 ROADS, NORTH OF SALEM MEADOWS SUB[ 1. ARKANSAS
• SION; CONTAINING APPROXIMATELY 13.47
ACRES; AMENDING THE OFFICIAL ZONING MAP
Subscribed and
///swn^orn to before me OF THE CITY OF FAYETTEVILLE; AND ADOPTING THE ASSOCIATED MASTER DEVELOPMENT
This ) a day of 2007. BE
IT ORDAINED BY THE CITY COUNCIL OF THE CITY OF FAYETTEVILLE,
ARKANSAS:
• Section 1: That Ne zone classification of the following described property is hereby changed as fol-
lows:
From RSF-4, Residential Single Family, 4 units per acre to R-PZD 06-2281 as sindi in Exhibit 'Ag
Notary Public ilLt and depicted In Exhibit 'B' aaeched hereto and made a pari 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 sub-
mitted, determined appmopnats and approved by the City Council; funnier. that the Conditions of
Approval shall be filed and available for viewing in Ne office of Ne City ClerWrreasurer of Ne City of
Fayetteville.
My Commission Expires : Section 3: That this oWlea Itak � infull force atsuch boneasall ofthe require-
ments of the master tleecbeen met.
Section 4: Thal the official zoning map of the City of Fayetteville, Arkansas, is hereby amended to
reflect the zoning change provided In Section 1 above.
Sharlene D. Williams PASSED end APPROVED this 3rd day of April, 2007.
Notary Public a PROVED: By:
State of Arkansas DAN COODY, Narrow SONDRA SMITH, CRY Clorwm itsial
My Commission ExpiresExhibit A is a map and may be viewed in the Office of the City Clerkrfreasurer during normal dust-
'. ness hours.
October 18, 2014 EXHIBIT 'B0
R-PZD 06-2281
A PART OF THE NW I/4 OF THE NW114 OF SECTION M. TOWNSHIP-17-NORTH, RANGEJPWEST,
WASHINGTON COUNTY, ARKANSAS, AND BEING MORE PARTICULARLY DESCRIBED AS FOL-
LOWS:
OL-
LOWS '20V. NING ALONG THE
SE SOUTH
LINENER OF SAOID W114NWT/ 0FTHE
HE W114NW114
AND .41 FEET. THENCE
N0301V20W. ALONG THE SOUTH LINE OF SAID NWl/4 OF THE WASHINGTON
COUNTY
FEET; THENCE
(WEIR RD.); 821.23FEET TO '5POINT IN THE CENTER R WASHINGTON WASHINGTON
ROAD COUNTY(WEIR RD.); THENCE ROAD NO. 94 310.95 FEET. THENCE 57E ALONG 7HE CENTERLINE OPSAID WASHINGTON COUNTY
APR 16 2007 TON COUNTY ROAD N0N79*45-5E. ALO94355 2 FEET TO A7 POINT ONT EE EAST LINE OF SAIDCENTERUNE OFDNNW114 OFITHE
NW114 THAT IS 353.33 FEET S02021.10W, FROM THE NE CORNER OF SAID NW1/4 OF THE
CITY OF FAYE'rTEVII,_t NW 1/4; THENCE S02°21'10YY, ALONG THE EAST LINE OF SAID NW114 OF THE NW114 980,95
CITY CLERK'S OFFIC' FEET TO THE POINT OF BEGINNING. CONTAINING 13.47 ACRES, MORE OR LESS.
oma/
• City of Fayetteville • /`j` 0 7
Staff Review Form � gg7
City Council Agenda Items
or
�i�
Contracts
left
20-Mar-07
City Council Meeting Date
Jeremy Pate Planning Operations
Submitted By Division Department
Action Required:
R-PZD 06-2281 : Planned "Zoning District (Holcomb Heights, 245): Submitted by Appian Centre for Design for property
located at the southwest corner of Weir Road and Salem Road, north of Salem Meadows Subdivision containing approximately
13 .47 acres. The request is for rezoning, preliminary plat, and development approval for a Master Development Plan of a
Residential Planned Zoning District with 68 single-family dwelling units.
$0.00 n/a n/a
Cost of this request Category/Project Budget Program Category / Protect Name
n/a n/a n/a
Account Number Funds Used to Date Program / Project Cate o Name
n/a n/a n/a
$
Project Number Remaining Balance Fund Name
Budgeted Item Budget Adjustment Attached Q
Previous Ordinance or Resolution # n/a
Department Di ec Date Original Contract Date: n/a
Original Contract Number: n/a
3 _ z - eZ
City Attorney
Received in City CI 'k'sUTM
ffice
a 3 Z -67
Finance and Internal Service Director Date
Received in Mayor's Office
Mayof Date
Comments:
1, o07 4& al Kze ll7j 3/1117
City Council Meeting of March 20, 2007
Agenda Item Number
CITY COUNCIL AGENDA MEMO
To: Mayor and City Council
Thru : Gary Dumas, Director of Operations
From : Jeremy C. Pate, Director of Current Planning
Date: March 017 2007
Subject: Residential Planned Zoning District for Holcomb Heights (R-PZD 06-2281 )
RECOMMENDATION
Planning Staff recommends approval of an ordinance creating a Residential Planned
Zoning District (R-PZD) for Holcomb Heights, based on the development standards,
plans and statement of commitments submitted. This action will establish a unique
zoning district for a single-use project on approximately 13 .47acres located at the
southwest comer of W. Weir Road and N. Salem Road. The proposal is for a residential
development consisting of 68 single-family residential dwelling units.
BACKGROUND
The subject property consists of approximately 13 .47 acres located at the southwest
corner of Salem Road and Weir Road. The property is zoned RSF-4 and is currently
undeveloped pasture. Two separate preliminary plats have been approved by the
Planning Commission for the subject property, however neither was constructed. Salem
Meadows Subdivision is located to the south with a street stub-out to this property. The
project proposes a traditional neighborhood design with rear alley access, an interior
neighborhood green and multiple pedestrian connections.
DISCUSSION
The Planning Commission voted 7-0-0 in favor of this request on February 26, 2007.
Recommended conditions were approved by the Planning Commission and are reflected
in the attached staff report.
BUDGETIMPACT
None.
ORDINANCE NO.
AN ORDINANCE ESTABLISHING A RESIDENTIAL PLANNED
ZONING DISTRICT TITLED R-PZD 06-2281 , HOLCOMB
HEIGHTS, LOCATED AT THE SOUTHWEST CORNER OF
WEIR AND SALEM ROADS, NORTH OF SALEM MEADOWS
SUBDIVISION; CONTAINING APPROXIMATELY 13 .47
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 to
R-PZD 06-2281 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; further, that the conditions
of approval shall be filed and available for viewing in the office of the City Clerk/Treasurer 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 2007.
APPROVED: ATTEST:
By: By:
DAN COODY, Mayor SONDRA SMITH, City Clerk/Treasurer
EXHIBIT "All
RPZD06-2281HOLCOMB
Close Up View
SUBJECT PROPERTY
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EXHIBIT "B"
R-PZD 06-2281
A PART OF THE NWI/4 OF THE NWI/4 OF SECTION 32, TOWNSHIP -17 -NORTH,
RANGE -30 -WEST, WASHINGTON COUNTY, ARKANSAS, AND BEING MORE
PARTICULARLY DESCRIBED AS FOLLOWS: BEGINNING AT THE SE CORNER
OF SAID NWI/4 OF THE NWI/4 AND RUNNING THENCE N87°36'20"W, ALONG
THE SOUTH LINE OF SAID NWI/4 OF THE NWI/4 662.41 FEET; THENCE
N03°10'04"E, 821.23 FEET TO A POINT IN THE CENTER OF WASHINGTON
COUNTY ROAD NO. 94 (WEIR RD.); THENCE N79°45'52"E ALONG THE
CENTERLINE OF SAID WASHINGTON COUNTY ROAD NO. 94 310.95 FEET;
THENCE N79°45'52"E, ALONG THE CENTERLINE OF SAID WASHINGTON
COUNTY ROAD NO. 94 355.92 FEET TO A POINT ON THE EAST LINE OF SAID
NWI/4 OF THE NWI/4 THAT IS 353.33 FEET S02°21'10"W, FROM THE NE
CORNER OF SAID NWI/4 OF THE NWI/4; THENCE S02°21'10"W, ALONG THE
EAST LINE OF SAID NWI/4 OF THE NWI/4 966.95 FEET TO THE POINT OF
BEGINNING, CONTAINING 13.47 ACRES, MORE OR LESS.
aT\}///7e evi le
/ ARKANSAS
THE CITY OF FAYETTEVILLE, ARKANSAS
PLANNING DIVISION CORRESPONDENCE
Planning Commission Meeting
February 26, 2007
TO: Planning Commission Members
FROM: Jesse Fulcher, Current Planner
Matt Casey, Assistant City Engineer
THRU: Jeremy Pate, Director of Current Planning
DATE: Febzo a -y 21, 2007 Updated February 27, 2007
125 W. Mountain St.
Fayetteville, AR 72701
Telephone: (479) 575-8267
R-PZD 06-2281: Planned Zoning District (HOLCOMB HEIGHTS, 245): Submitted by
CRITICAL PATH DESIGN for property located at THE SW CORNER OF WEIR AND
SALEM, N OF SALEM MEADOWS S/D. The property is zoned RSF-4, SINGLE FAMILY —4
UNITS/ACRE and contains approximately 13.47 acres. The request is a Residential Planned
Zoning District containing 68 single-family dwelling units.
Planner: Jesse Fulcher
Findings:
Property Description: The subject property consists of approximately 13.47 acres located at the
southwest corner of Salem Road and Weir Road. The property is zoned RSF-4 and is currently
undeveloped pasture. Two separate preliminary plats have been approved by the Planning
Commission for the subject property, however neither was constructed. Salem Meadows
Subdivision is located to the south with a street stub -out to this property.
Surrounding Land Use/Zoning:
Direction
from Site
Land Use
Zoning
North
Single
Family
Planning
Area
South
Single
Family
RSF-4,
Residential Single Family, 4 Units/Acre
East
Single
Family
RSF-4,
Residential Single Family, 4 Units/Acre
West
Single
Family
Planning
Area -Proposed for annexation
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 68 single-family
units for a maximum density of 5.04 units per acre. All of the residential units will be located in
Planning Areas 1-3 and Planning Area 4 will be utilized for community green space. This
proposal does subdivide the property and will require final plat approval.
A:IRe1xms12007V'C Reports102-26.071R-I'ZD 06-2281 (Holcomb neigbts).doc
Access and Parking: Access to the site is provided from a street stub -out from Salem Meadows
which is located adjacent to the southern property line, connecting to Weir Road to the north.
Weir Road will be realigned to create a 4 -way intersection with Gypsum Drive and Salem Road.
Street stub -outs arc to be provided to the west for a future development. Parking has been
provided in conformance with ordinance requirements for single-family dwellings. On -street
parking areas and guest parking areas are also provided.
Street Width: 23' wide streets with 12' and 16' rear alleys are proposed interior to the project.
The proposed street section provides for 10' lane widths and one -side on -street parking, due to
the reduced gutter width.
Fire and Solid Waste Service: The Fire Department has stated that the street and alley sections
proposed with the latest revisions are sufficient to allow fire apparatus access to all lots within
the subject development. In its review of this latest plan, the Solid Waste Division has discussed
that solid waste service may be provided from rear alleys with the following requirements that
will be included as notes on the final plat and construction documents. It is anticipated that alley
service to the rear of structures can be provided as long as 20' clear and unencumbered is
maintained to allow room for the truck and arm to pick up the carts. If the 20' is ever
encumbered, it is at the discretion of the Solid Waste Division to provide service to the front and
parking maybe required to be removed along the street. If the design does not function as
intended it shall be at the discretion of Solid Waste, pursuant to City ordinance, to require front
service and the subsequent removal of parking. For those lots with a dead-end alley, rear service
will not be provided. The applicant shall coordinate front service or other means of access prior
to construction.
Phasing: The applicant proposes to develop the 68 dwelling units within Phase 1, with the
potential for Phase 1l on property located to the west, which is currently proposed for annexation
(ANX 06-2288).
Water & Sewer: Water and sewer lines shall be extended to serve the development.
Adjacent Master Street Plan Streets: Weir Road (Collector Street)
Salem Road (Collector Street)
Street Improvements: Staff recommends that Weir Road be realigned to create a 4 -way
intersection with Gypsum Drive and Salem Road. 6' sidewalks are to be constructed along the
property's frontage on Weir and Salem. All interior streets and alleys are to be constructed to
city design specifications. The existing Weir Road street section shall be removed, including the
asphalt surface and base and construct new residential driveways from the north right-of-way to
the new roadway section, within access easements.
Parks: On August 7, 2006 the Park and Recreation Advisory Board recommended accepting
money in -lieu to satisfy Park Land Dedication Ordinance requirements. The decision was based
on the proximity of the land to Salem Meadows Subdivision park land, Gary Hampton Softball
K:IReporis120071PC Reports102-26-071R-PZD 06-228/ (i/olcomb lleights).doc
C
C
Complex and park land located in Clabber Creek Subdivision. Fees are due in the amount of
$65,280.00 prior to issuance of building permits.
Tree Preservation: Existing Canopy: 2.19%
Preserved Canopy: 1.27%
Required Canopy: 2.19%
Mitigation: Required
Public Comment: Staff has received comments from citizens objecting to the project, citing such
issues as increased traffic, density, overcrowded schools, a decrease in property value, drainage
issues and the amount of development in the area.
Background: This item has been heard and tabled at the following Subdivision Committee
meetings: 11-02-06, 11-16-06, 11-30-06. Issues to address were completed drainage/detention
calculations and coordination with fire and solid waste regarding access to the units.
Recommendation: Staff recommends fowarding R-PZD 06-2281 to the City Council with a
recommendation for approval with the following conditions:
Issues/Conditions to Discuss:
Planning Commission determination of street improvements. Staff recommends the
following improvements:
a. Weir Road shall be reconstructed to create a 4 -way intersection with Gypsum
Drive and Salem Road. A turn lane shall be installed providing 100' of stacking
depth from the intersection. The newly constructed Weir Road shall be
constructed to Master Street Plan requirements for a collector street with a 28'
street section, curb and gutter, 6'sidewalks and storm drains.
b. Remove asphalt surface and base from the old section of Weir Road and construct
new residential driveways from the north right-of-way to the new roadway
section, within access easements.
c. 6' sidewalks shall be constructed along the property's frontage at the Master
Street Plan right-of-way, on Weir Road and Salem Road.
d. Salem Road shall be improved along the property frontage with a 14' from
centerline section, including turn lanes at the intersection of Weir/Salem/Gypsum
and appropriate transition areas. All designs shall be subject to Engineering
approval.
e. All interior streets and alleys shall be constructed to City design standards,
inspected and approved by the Engineering Department.
f. All parallel parking provided along Salem and Weir shall be constructed to city
standards and shall be coordinated with the Fire Department and Solid Waste
Division prior to submittal of construction drawings.
2/26/27 PLANNING COMMISSION: THE COMMISSIONERS FOUND IN FAVOR OF
THE RECOMMENDED STREET IMPROVEMENTS.
K:IReports120071/'C Reports102-26-071R-PZD 06-228/ (//o/comb //eights).doc
2/1/07 SUBDIVISION COMMITTEE: THE COMMISSIONERS FOUND IN FAVOR OF
THE RECOMMENDED STREET IMPROVEMENTS.
11/30/06 SUBDIVISION COMMITTEE: NO COMMENTS, ITEM TABLED.
11/16/06 SUBDIVISION COMMITTEE: THE COMMISSIONERS FOUND IN FAVOR OF
THE RECOMMENDED STREET IMPROVMENTS.
11/2/06 SUBDIVISION COMMITTEE: THE COMMISSIONERS FOUND [N FAVOR OF
THE RECOMMENDED STREET IMPROVMENTS.
2. Planning Commission determination of waivers from minimum street design standards of
the Unified
Development Code.
a.
Street width waivers. The applicant proposes 23' interior street widths. Staff
recommends in favor of the requested 23' street sections. Finding that the street
sections provide 10' lane widths, one -side on -street parking and are capable of
handling the expected design service volume. Staff will review detailed
construction plans at the time of development.
b.
Construct a horizontal curve with a radius less than 150'. This occurs north of
Lot 69 (detention lot). Stafffinds in favor of this waiver request.
c.
Construct curb radii of 20' on minor residential street and alley intersections
where 30' is required for minor streets and 25' is required for alleys. Staff
recommends in favor of the curb radii of 20'. Finding that 20' curb radii on the
more narrow streets and alleys proposed allows for adequate vehicular turning
movements for passenger vehicles.
d.
Construct curb radius of 30' at the intersection of a collector street where 50' is
required for Weir Road and Salem Road. Staff finds in favor of this waiver
request.
e.
Waiver of the minimum jog for a local street of 150' (73' proposed). Staff
recommends in favor of this request.
f.
Waiver of standard 2' curb and gutter section (1.5' proposed). Staff recommends
in favor of this request.
2/26/07 PLANNING COMMISSION: THE COMMISSIONERS FOUND IN FAVOR OF
THE REQUESTED WAIVERS AS RECOMMENDED.
2/1/07 SUBDIVISION COMMITTEE: THE COMMISSIONERS FOUND IN FAVOR OF
THE REQUESTED WAIVERS WITH MODIFICATIONS TO (2)(a) REQUIRING 23'
STREET SECTIONS AND (2)(c) ALLOWING FOR 20' CURB RADII.
11/16/06 SUBDIVISION COMMITTEE: THE COMMISSIONERS FOUND IN FAVOR
OF ALL REQUESTED WAIVERS.
3. Staff is recommending approval of the submitted Tree Preservation Plan associated with
RPZD 06-2281 with the following conditions of approval:
a. Mitigation is required on the site for the 5,227 square feet of canopy removed.
K:lReportsl2007lPC RelwrisIO2-26-07R-/'ZD 06-2281(//olcomb Ileights).doc
C
Using the mid level priority density factor, 18 (2) inch caliper large species trees
will be required. The applicant has requested and been approved for on -site
mitigation.
b. All 18 trees shall be planted and 3 -year maintenance bond, letter of credit, or
check in the amount of $4,500.00 deposited with the City of Fayetteville before
signing the final plat.
4. No portion of any structure (i.e., porches, overhangs, etc.) shall encroach into building
setbacks or utility easements.
5. Parks fees are due in the amount of $65,280.00 for 68 single-family dwelling units, prior
to building permit approval.
6. One (I) large species tree shall be planted for each lot as depicted on the landscape plan.
7. 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 materials.
8. 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.
Standard Conditions of Approval:
12. 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).
13. 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.
Screening should not be required as dumpster pads are not proposed for this single-family
development.
14. 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.
K:IReports120071PC Reporlsl02-26-071R-PZD 06-2281 (Ilolcomb Heigh s).doc
15. All overhead electric lines 12kv and under shall be relocated underground. All proposed
utilities shall be located underground.
16. 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 final plat.
17. 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.
Planning Commission Action: O Denied O Tabled 4 Forwarded to C.C
Motion: Clark
Second: Harris
Vote: 7-0-0
Meeting Date: February 26, 2007
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:1Repor:s120071PC Reports102-26-071R-/'%D 06-228/ (Ito/comb Heights/.doc
Date
Findings associated with MDP R-PZD 06-2281 (Holcomb Heights)
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:
(I) 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 City Plan 2025
designates this site as Residential. Rezoning this property to R-PZD 06-2281 with single-
family dwelling units is consistent with the land use plan and the surrounding land use.
Although the proposed lot sizes are smaller than the lot sizes found within the standard
RSF-4 developments in the area, staff finds the development to be relatively compatible
with these developments. The development will support the goal of providing density (5.04
units/acre) nearby to public services, i.e. schools, sports complexes, etc.
(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 certainly adversely affect public facilities and services.
However, as indicated in the submittal and the staff report, certain measures are to be
taken to ensure adequate infrastructure improvements are made by the developer to
ensure the level of service does not decline due to the proposed development.
(4) Whether the rezoning is compatible with the surrounding land uses;
FINDING: The proposed development will yield a higher density than Salem Meadows
Subdivision immediately to the south, however the overall density of 5.04 units/acres is
compatible with surrounding developments including Salem Village P.U.D. A harmonious
relationship with surrounding developments is achieved by utilizing detached single-family
dwelling units throughout the development and providing a rear setback from the southern
property line that is greater than that required in the RSF-4 zoning district.
K:IReports120071!'C ReportsiO2-26-071R-P/.D 06-2281 (Holcomb Heights).doc
(5) Whether the subject land is suitable for the intended use and is compatible with the
natural environment;
FINDING: The site is relatively flat, undeveloped pasture land with a small percentage of
existing tree canopy. Over two acres of greenspace will be reserved for recreational use
and a significant number of trees will be planted throughout the development, creating a
healthy urban canopy.
(6) Whether the intended land use would create traffic congestion or burden the existing
road network;
FINDING: Any additional development in the area will certainly increase the amount of
traffic on surrounding streets, however the overall density should not create an appreciable
amount of traffic over that allowed under the current RSF-4 zoning. Additionally, as part
of the development of this property, significant improvements to Weir Road and Salem
Road are required, which will ultimately help facilitate safer traffic movements and
improve service levels.
(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
(I) Generally. The Planning Commission shall consider a proposed PZD in light of the
purpose and intent as set forth in Chapter 161 Zoning Regulations, and the development
standards and review guidelines set forth herein. Primary emphasis shall be placed upon
achieving compatibility between the proposed development and surrounding areas so as
to preserve and enhance the neighborhood. Proper planning shall involve a consideration
of tree preservation, water conservation, preservation of natural site amenities, and the
protection of watercourses from erosion and siltation. The Planning Commission shall
determine that specific development features, including project density, building
locations, common usable open space, the vehicular circulation system, parking areas,
screening and landscaping, and perimeter treatment shall be combined in such a way as to
further the health, safety, amenity and welfare of the community. To these ends, all
applications filed pursuant to this ordinance shall be reviewed in accordance with the
same general review guidelines as those utilized for zoning and subdivision applications.
K:IRepo:Ld2007V'C Reports102-26-071R-PZD 06-2281 (Holcomb Heights).doc
FINDING: This development is a compact, complete development pattern, all connected
with a system of sidewalks, pedestrian walkways, and narrow streets. Rather than turning
the rear of the houses to the surrounding streets, as is common in most developments, the
homes will either face onto the surrounding streets, or onto a 2 -acre village green located in
the center of the development. Narrower street sections and on -street parking will provide
adequate vehicular circulation and connectivity, while also reducing vehicle speeds and
increase pedestrian safety. Common open spaces in the form of a large village green and
smaller "pocket parks" add further to the health, safety and welfare of the community.
(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 uses proposed.
(3) Traffic circulation. The following traffic circulation guidelines shall apply:
(a) The adequacy of both the internal and external street systems shall be reviewed in
light of the projected future traffic volumes.
(b) The traffic circulation system shall be comprised of a hierarchal scheme of local
collector and arterial streets, each designed to accommodate its proper function and in
appropriate relationship with one another.
(c) Design of the internal street circulation system must be sensitive to such
considerations as safety, convenience, separation of vehicular and pedestrian traffic,
general attractiveness, access to dwelling units and the proper relationship of different
land uses.
(d) Internal collector streets shall be coordinated with the existing external street system,
providing for the efficient flow of traffic into and out of the planned zoning
development.
(e) Internal local streets shall be designed to discourage through traffic within the
planned zoning development and to adjacent areas.
(1) 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.
K:IHeports120071PC Repwts\02-26-0718-P/.D 06-228/ (Holcomb Heighisjdoc
FINDING:
All lots will be rear
loaded from
alley ways interior to the site. No curb -cuts
are allowed
onto Salem Road or
Weir Road.
(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: Parking is to be provided on -site for each residential lot, however additional
parking areas are provided for guests use.
(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: 6' public sidewalks are to be constructed along Weir Road and Salem Road.
Additionally, 5' public sidewalks will be constructed along all public rights -of -way interior
to the development and 5' pedestrian walks will be constructed to provide additional
pedestrian connections throughout the development.
(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 available to each lot and shall be extended in accordance
with city codes.
(9) Sewer. As required by § 166.03.
FINDING: Public sewer lines are available to each lot and shall be 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
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the following conditions:
(i) Private streets shall be permitted for only a loop street, or street ending with a cul-
de-sac. Any street connecting one or more public streets shall be constructed to
existing City standards and shall be dedicated as a public street.
(ii)
Private streets
shall be designed and constructed to the same standards
as public
streets with the
exceptions of width and cul-de-sacs as noted below.
(iii)All grading and drainage within a Planned Zoning District including site drainage
and drainage for private streets shall comply with the City's Grading (Physical
Alteration of Land) and Drainage (Storm water management) Ordinances. Open
drainage systems may be approved by the City Engineer.
(iv) Maximum density served by a cul-de-sac shall be 40 units. Maximum density
served by a loop street shall be 80 units.
(v) The plat of the planned development shall designate each private street as a
''private street."
(vi) Maintenance of private streets shall be the responsibility of the developer or of a
neighborhood property owners association (POA) and shall not be the
responsibility of the City. The method for maintenance and a maintenance fund
shall be established by the PZD covenants. The covenants shall expressly provide
that the City is a third party beneficiary to the covenants and shall have the right
to enforce the street maintenance requirements of the covenants irrespective of the
vote of the other parties to the covenants.
(vii) The covenants shall provide that in the event the private streets are not maintained
as required by the covenants, the City shall have the right (but shall not be
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:
K: I Reportsl2007lPC Report..s 102-26-071 R.P7D 06-2281 (Holcomb Heights).doe
Paving Width
(No On -Street Parkine)
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: A variety of waivers of the minimum street design standards are requested as
the proposed street cross sections do not meet the current Master Street Plan standards.
The proposed cross -sections are designed to calm traffic, provide on -street parking and
encourage pedestrian activity. Staff is recommending in favor of the waivers for street and
alley design, after extensive review and discussion.
(11) Construction of nonresidential facilities. Prior to issuance of more than eight
building permits for any residential PZD, all approved nonresidential facilities shall be
constructed. In the event the developer proposed to develop the PZD in phases, and the
nonresidential facilities are not proposed in the initial phase, the developer shall enter into
a contract with the City to guarantee completion of the nonresidential facilities.
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.
K:IReports120071PC Repotts102-26-071R-PZD 06-2287 (Holcomb Heights).doc
FINDING:
The applicant has worked with
the Urban Forester to maximize preservation
of existing
canopy, however
there are only
two significant trees on the property. On -site
mitigation
is required, which
will ultimately
benefit the site and surrounding area.
(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; no
commercial
uses
are proposed.
(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.
(I) Causes for revocation as enforcement action. The Planning Commission may
recommend to the City Council that any PZD approval be revoked and all building or
occupancy permits be voided under the following circumstances:
(a) Building permit. If no building permit has been issued within the time allowed.
(b) Phased development
schedule.
If the applicant does not
adhere to the phased
development schedule
as stated
in the approved development
plan.
(C) Open space and recreational facilities. If the construction and provision of all
common open spaces and public and recreational facilities which are shown on the
final plan are proceeding at a substantially slower rate than other project components.
Planning staff shall report the status of each ongoing PZD at the first regular meeting
of each quarter, so that_the Planning Commission is able to compare the actual
development accomplished with the approved development schedule. If the Planning
Commission finds that the rate of construction of dwelling units or other commercial
or industrial structures is substantially greater than the rate at which common open
spaces and public recreational facilities have been constructed and provided, then the
Planning Commission may initiate revocation action or cease to approve any
additional final plans if preceding phases have not been finalized. The city may also
issue a stop work order, or discontinue issuance of building or occupancy permits, or
revoke those previously issued.
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. o
(2) Procedures. Prior to a recommendation of revocation, notice by certified mail shall be
sent to the landowner or authorized agent giving notice of the alleged default, setting a
time to appear before the Planning Commission to show cause why steps should not be
made to totally or partially revoke the PZD. The Planning Commission recommendation
shall be forwarded to the City Council for disposition as in original approvals. In the
event a PZD is revoked, the City Council shall take the appropriate action in the city
clerk's office and the public zoning record duly noted.
(3) Effect. In the event of revocation, any completed portions of the development or those
portions for which building permits have been issued shall be treated to be a whole and
effective development. After causes for revocation or enforcement have been corrected,
the City Council shall expunge such record as established above and shall authorize
continued issuance of building permits.
(F) Covenants, trusts and homeowner associations.
(1) Legal entities. The developer shall create such legal entities as appropriate to undertake
and be responsible for the ownership, operation, construction, and maintenance of private
roads, parking areas, common usable open space, community facilities, recreation areas,
building, lighting, security measure and similar common elements in a development. The
city encourages the creation of homeowner associations, funded community trusts or
other nonprofit organizations implemented by agreements, private improvement district,
contracts and covenants. All legal instruments setting forth a plan or manner of
permanent care and maintenance of such open space, recreation areas and communally -
owned facilities shall be approved by the City Attorney as to legal form and effect, and
by the Planning Commission as to the suitability for the proposed use of the open areas.
The aforementioned legal instruments shall be provided to the Planning Commission
together with the filing of the final plan, except that the Guarantee shall be filed with the
preliminary plan or at least in a preliminary form.
(2) Common areas. If the common open space is deeded to a homeowner association, the
developer shall file with the plat a declaration of covenants and restrictions in the
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.
K: IReporW2OO71PC Reporisl02-26-07(R-PZD (16-2281 (Holcomb lleights).doc
(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 future development
of the area;
(6) Coordination. Permit coordination and planning of the land surrounding the PZD
and cooperation between the city and private developers in the urbanization of
new lands and in the renewal of existing deteriorating areas.
(7) Open space. Provision of more usable and suitably located open space, recreation
areas and other common facilities that would not otherwise be required under
conventional land development regulations.
(8) Natural features. Maximum enhancement and minimal disruption of existing
natural features and amenities.
(9) General Plan. Comprehensive and innovative planning and design of mixed use
yet harmonious developments consistent with the guiding policies of the General
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E
Plan.
(10) Special Features. Better utilization of sites characterized by special features o:F
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, common open
spaces, and enhancement of existing natural features. The proposal best fits the flexibility
and variety goals of the intent of the Planned Zoning District, offering detached single-
family housing types, lot arrangements, lot dimensions and building setbacks.
The
following guiding policies within Residential Neighborhood
Areas are
applicable to
this
development, and help to achieve the nine primary goals of the
City Plan
2025:
Residential Neighborhood Areas:
12.1.2 Where possible, encourage a block -and -street layout that promotes walkable, cyclist -
friendly road designs with slow design speeds.
12.1.2 Utilize principles of traditional residential urban design to create compatible, livable,
and accessible neighborhoods.
12.1.2 Discourage design elements that prohibit complete, compact, connected neighborhoods
such as cul-de-sacs, gated communities, etc.
12.1.2
Minimize through traffic on
minor residential streets, while
providing connections
between
neighborhoods to encourage
openness and neighborliness.
12.1.2 Site new residential areas accessible to roadways, alternative transportation modes,
community amenities, infrastructure, and retail and commercial goods and services.
(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.
K:1Reports1200711'C Reports102-26-071R-PZD 06-2281 (Ito/comb I/eights).doe
(I) Purpose and intent. The R-PZD is intended to accommodate mixed -use or clustered
residential developments and to accommodate single -use residential developments that
are determined to be more appropriate for a PZD application than a general residential
rezone. The legislative purposes, intent, and application of this district include, but are
not limited to, the following:
(a) To encourage a variety and flexibility in land development and land use for
predominately residential areas, consistent with the city's 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.
(d) To provide a means of developing areas with special physical features to enhance
natural beauty and other attributes.
(e) To encourage the efficient use of those public facilities required in connection with
new residential development.
FINDING: Staff is recommending approval of this application, finding the proposed PZD
meets the intent of the PZD ordinance as noted above. The requested R-PZD provides an
effective relationship between similar land uses and activities on abutting parcels, while
also providing a compact, complete and connected neighborhood.
(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.
K:IRepor:s120071PC ReportsIO2.26-071R-PZD 06-2281 (Holcomb Heights).doc
I
(F) Bulk and area regulations
(1) Residential density. Residential densities shall be determined on the basis of the
following considerations:
(a) The densities of surrounding development;
(b) the densities allowed under the current zoning;
(c) the urban development goals and other policies of the city's General Plan;
(d) the topography and character of the natural environment; and
(e) the impact of a given density on the specific site and adjacent properties.
FINDING: Surrounding development is mixed in density and use, from traditional
neighborhoods developed under the RSF-4 zoning district, large undeveloped agricultural
properties, Holcomb Elementary School and Salem Village, which was developed as a
Planned Unit Development. The density proposed for this development is appropriate
given that the site is clear pasture land adjacent to an elementary school and existing
infrastructure.
(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 with structures
oriented to the street and minimal front setbacks. Due to the unique nature of this
traditional neighborhood development, it is not possible to conform to existing standards
for lot area minimums and setback requirements.
(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-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
K: IReports1200711'C Reportsl02-26-07(R-I'ZD 06-228/ (/tolcomb tleighis).doc
scheme.
FINDING: The lot coverage or building area on this project is relatively high in
comparison to the RSF-4 zoning district, however the lot coverage is appropriate given the
urban environment proposed. Additionally, the site plan provides common open space to
be shared by all residents.
*Required Findings for Rezoning Request.
Land Use Plan: The City Plan 2025 designates this site as a Residential NeighborhoodArea.
Rezoning this property to R-PZD 06-2281, 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
A determination of the degree to which the proposed zoning is consistent with land use
planning objectives, principles, and policies and with land use and zoning plans.
Finding: 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.
2. A determination of whether the proposed zoning is justified and/or needed at the time the
rezoning is proposed.
Finding: The rezoning is needed to allow for the creation of a traditional neighborhood
development that is also sensitive to the surrounding developed community.
A determination as to whether the proposed zoning would create or appreciably increase
traffic danger and congestion.
Finding: The proposed zoning will not create or appreciably increase traffic danger or
congestion on surrounding streets. Furthermore, the street improvements
required with this development will increase pedestrian safety and create safer
traffic movements in the vicinity of Weir Road and Salem Road with the
addition of turn lanes and sidewalks.
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
K:IRepor[s120071PCReportsIO2-26-0718-1'ZD 06-228/ (Ho/comb //cighls).doc
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: The proposed subdivision has been reviewed for access to public utilities,
including water and sewer. Improvements to the water system and sewer
system are required to serve all of the proposed lots.
Police: Projects existing in this area already receive police services. The same level
of service will be provided to this site as is currently applied to the existing
surrounding development. 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 and appreciable increase in traffic danger and congestion
in the area.
Fire: Fire station #7, approximately 3.0 miles away, serves this site. Fire response
time to the site is approximately 7.5 minutes, with an anticipated 15 (9 EMS —
6 Fire/Other) calls for service at maximum build -out, based on the Service
Delivery Impact included as a part of the staff report.
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:IReports12007IPC Repor:s101-26-071R-PZD 06-2281 (Holcomb Ucighu).doc
Tayet
ARKANSAS
THE CITY OF FAYETTEVILLE, ARKANSAS
TO: Jesse Fulcher, Planner
FROM: Alison Jumper, Park Planner
DATE: January 30, 2007
113W. Mountain St.
Fayetteville, AR 72701
Telephone: (479) 444-3469
SUBJECT: Parks & Recreation Subdivision Committee Review Comments
******************************************************************************
Meeting Date: February 01, 2007
Item: R-PZD 06-2281 (Holcomb Heights, 245)
Park District: NW
Zoned: RSF-4
Billing Name & Address: Broyles Development 4921 Clear Creek Blvd. Fayetteville, AR
72704
Current Land Dedication Requirement
Money in
Lieu
Single Family
@ .024 acre per unit = acres
68 @
$960 per unit =
$65.280_
Multi Family
_____@.017 acre per unit = acres
@
$680 per unit =
$
COMMENTS:
Parks and Recreation Advisory Board reviewed this project on August 7, 2006 and
recommended accepting money in lieu to satisfy the Park Land Dedication Ordinance
requirement. This decision was based on the proximity of the land to Salem Meadows
park land as well as Gary Hampton Softball Complex and the park land at Clabber Creek.
Additionally, the developer is providing green space and a tot lot for the residents.
Fees are due in the amount of $65,280 prior to issuance of building permits.
I'ZD06--1
a e evi le
Y ARKANSAS
THE CITY OF FAYETTEVILLE, ARKANSAS
PC Meeting of February 26, 2007
TREE PRESERVATION and PROTECTION REPORT
To: Fayetteville Planning Commission
From: Sarah K. Patterson, Urban Forester
Date: January 30, 2007
113W. Mountain Si.
Fayetteville, AR 72701
Telephone: (479) 444-3470
ITEM #: R-PZD o6-2281: Planned Zoning District (Holcomb Heights)
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:
of 1 Si rea
acres
13.40
s uare feet
583,706
acres
0.29
square feet
12,791
percent of site
area
2.19%
i tin Cya
acres
o e
0.17
square feet
7,405.2
percent of total
site area
1.2
Breen n'mum C►ano Re uired
2.19%
FINDINGS:
The desirability of preserving a tree or group of trees by reason of age, location, size or
species.
This site has a limited amount of canopy. The species on the site are a
wide variety of oak, hackberry, persimmon, and elm. There are only
two trees that are found to be significant.
Whether the design incorporates the required tree preservation priorities
• This design takes into consideration the tree preservation priorities.
Many of the trees will be found on the lots and within a greenspace
area maintained by the POA.
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.
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 should not be affected by the removal of tree
canopy on the site.
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 the lot does not reduce flexibility of design.
The general health and condition of the tree or group of trees, or the presence of any
disease, injury or hazard.
• The general health of the trees was found to be fair to good.
The placement of the tree or group of trees in relation to utilities, structures, and use of
the property.
• Many of the trees are found within areas that should be preserved all
the way through development of the lots.
The need to remove the tree or group of trees for the purpose of installing, repairing,
replacing, or maintaining essential public utilities.
The only trees removed are due to the installation of drives.
Whether roads and utilities are designed in relation to the existing topography, and
routed, where possible, to avoid damage to existing canopy.
• This development did not take into consideration the preservation of
trees. There are several trees that will be removed for the installation
of the road.
Construction requirements for On -Site and Off -Site Alternatives.
• N/A
The effects of proposed On -Site Mitigation or Off -Site Alternatives.
Mitigation will be required on this project and will ultimately benefit
the site and surrounding 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. Mitigation is required on the site for the 5,227square feet of canopy
removed. Using the mid level priority density factor, 18(2) inch
caliper large species trees will be required. The applicant has
requested and been approved for on -site mitigation.
2. All 18 trees should be planted and a 3 -year maintenance and
monitoring bond, letter of credit, or check in the amount of $4500
deposited with the City of Fayetteville before signature of final plat.
Fayetteville Fire
Department
To: Suzanne Morgan, Andrew Garner, Jeremy Pate, and Jesse Fulcher
Thru: Chief Tony Johnson
From: Captain Dale Riggins
Date: February 21, 2007
Re: Holcomb Heights
R-PZD 06-2281 (Holcomb Heights)
These 13.47 acres are covered by Engine 7 at 835 N Rupple.
It is 3.1 miles from the station with an anticipated response time of 8 minutes
This long response time is due to Rupple Road being narrow and curvy. The
improvements to Rupple Road should reduce the response times somewhat be we cannot
estimate this at this time without the upgrades to the street.
This response time is above our goal of having the first unit on the scene within 6
minutes, 90% of the time, and our goal of assembling all responding units to the scene of
a moderate risk assignment within 10 minutes, 90% of the time. It has been proposed
(Fayetteville Fire Department: Deployment Study 2003) to build a fire station (Station 9)
to cover this northwest part of the city.
The Fire Department anticipates 15(9 EMS — 6 Fire/Other) calls for service per year once
the development is completed and maximum build -out has occurred. The service impact
of this type 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 to this development:
If you have any question please feel free to contact me.
Dale Riggins
Captain
Fayetteville Fire Department
appian centre for design
planning -landscape architecture -urban design
February 20, 2007
Jeremy Pate
Director of Current Planning
City of Fayetteville
113 W. Mountain
Fayetteville, AR 72701
RE: Holcomb Heights
Dear Mr. Pate:
Appian Centre for Design is writing to request waivers granting permission to:
I. Construct curb return radii (CRR) of 20' on all interior street and alley intersections
2. Allow designated on -street parallel parking on Weir Road and Salem Road
3. Design street cross sections differently than are required by the current Master Street Plan
standard with regards to the street sections proposed for Holcomb Heights
4. Waiver for the typical city jog requirement of 150' for a local street
5. Construct a centerline radius of 50' at the intersection/curve of Road 2 and Road 4, and a
centerline radius of 114.5' around the Village Green (intersection of Road 1 and Road 2).
6. The option to use 18" curb versus the standard 24" curb
7. Construct curb return radii (CRR) of 30' (instead of 50' radius for collector streets) at the
intersection of Salem and Weir Roads.
Please consider the following as grounds for granting the waivers:
The request is to allow a 20' curb return radius (CRR) at all interior street intersections in
ordered to reduce the speed of turning automobiles and to reduce the in -street walking
distance required for pedestrians crossing the street. Excessive CRR allows traffic to take
turns too fast, raising the design speed of streets to levels that are uncomfortable and
unsafe to pedestrians. A 20' CRR will create a safe pedestrian environment that promotes
walking and pedestrian safety.
No above ground obstructions, such as fire hydrants, street lights, trees or traffic signs
will be permitted with in fifteen feet (15') of an intersection of streets. Along with the
reinforced curbs and no parking zones designed to allow apparatus to utilize curbs for
their turning needs if the roadway is other wise restricted.
2. The request is for a waiver granting permission to design street cross sections differently
than are required by the current Master Street Plan standard with regards to Holcomb
Heights. The request is to allow designated on -street parallel parking street cross sections
for Weir Road and Salem Road. Parallel parking is a basic element to New Urbanism and
traditional neighborhood street design. Our proposed street cross sections are intended to
create the backbone of what we hope will be a successful development. We hope our
proposed street cross sections promote a strong connection within community. On -street
parallel parking is designed to provide a safe environment for pedestrians on the sidewalk
from moving vehicles in the traveled lanes and provide street activity while developing a
sense of neighborhood and sense of place.
3. We feel that the typical street cross sections do meet the City Plan 2025 vision for
Fayetteville and Holcomb Heights. Our ideal is that the community should be pedestrian -
friendly and have strong community character and identity. We intended for Holcomb
Heights streets to define this project, creating a sense of place and providing a safe
environment for pedestrians. The proposed 23' street section is intended to allow for on
street parking.
4. We are unable to meet the city requirement of 150' for the minimum jog between
intersections due to site constraints and the connection to an existing street stub -out so we
can provide connectivity. We fell this is not a safety issue since the traffic volume will
only be residential.
5. Due to site constraints, we are proposing a 50' centerline radius and feel that this is
adequate. Also, to construct a CRR of 114.5' at the intersection of Road 1 and Road 2.
6. Use of an
18" curb versus a standard 24"
curb uses
less concrete
and is consistent with
traditional
neighborhood design in which
aesthetics
plays a large
role.
7. We are requesting a 30' CRR at the intersection of Salem and Weir Roads to match the
existing conditions on the East side of Salem Road ,(as discussed with the head of
Engineering Department previously), instead of the city requirement of a 50' CRR for a
collector street.
Thank you for your time in considering this matter. I look forward to hearing from you. If you
have any comments or questions, please do not hesitate to contact me.
Sincerely,
Todd Jacobs
Appian Centre for Design
466-8115
CC: Glen Newman P.E. Staff Engineer
Jesse Fulcher Planner
Matt Casey P.E. Assistant City Engineer
October 24, 2006
Glenn E. Newman, Jr., P.E.
Staff Engineer
113 West Mountain Street
Fayetteville, AR 72701
Re: Responses to Plat Review Comments
Mr. Newman:
In reference to the technical review comments that were submitted to our offices from the September 27,
2006 Technical Plat Review, I have responded with the following numbered items to address the comments
made regarding the drainage study:
22. a). Based on the information provided a detention pond is required and has been
sized in order to handle the 100 -year design flow. The original Tc used for the pre developed flow
included using the sheet flow equation for the first 500' of drainage. We have adjusted the input for the
calculations by allowing only the first 300' of runoff to be applied to the sheet flow equation; however in
doing this the overall Tc for pre -development was lowered making the intensity higher and therefore
making the Q higher for pre -development. Peak allowable out (pre -developed flow) now is estimated to be
40 cfs. The revised preliminary drainage report reflects the changes made.
b). The coefficients have been updated to reflect changes requested by Mr.
Newman.
23. a) Input for the pond area is volume required divided by the depth of the planned
pond. The volume required to be stored is taken from the difference in the pre and post flows. The
attached calculations page covers the calculation for the outlet pipe for the pond. The diameter of the pipe
needed to carry is slightly larger than an 18" pipe therefore a 24" CMP is recommended. Tail water
calculation for pond discharge in the existing downstream storm drain system has been preformed using the
10 year outlet peak flow of 40cfs. Also, the intention of the design is for dry storage. An updated grading
plan has been submitted concurrently with these comments.
The downstream network associated with the development of the Salem Meadows subdivision included the
placement of a 36" CMP along Salem Road which we plan to use for connectivity. The Salem Meadows
subdivision, which was designed to handle an offsite 10 year flow of 79 cfs, will have a lesser flow demand
on it (approximately half) as we are dampening the peak flow leaving the site and have designed for
adequate storage at each design storm.
The flows anticipated for the receiving 36" pipe calculated by Landtech Engineering is in the southern most
portion of the subdivision exiting with a HGL of 1188.10 ft. The anticipated HGL of the additional flow to
be added to the receiving pipe has not been calculated at this time, but are not expected to back the pipe up
as we arc reducing the flow that is flowing to it as well as the open ditch.
Thanks,
Appian Centre for Design
FAYETTEVILLE
THE CITY OF FAYETTEVILLE, ARKANSAS
113 West Mountain St.
Fayetteville, AR 72701
ENGINEERING DIVISION CORRESPONDENCE 479-575-8206
To: Jesse Fulcher, Planner February 20, 2007
From: Glenn E. Newman, Jr., P.E.
Staff Engineer
Re: Plat Review Comments (February 26, 2007 Planning Commission Meeting)
Development: Holcomb Heights
Engineer: Appian Centre for Design
Grading Plan:
1. All designs are subject to the City's latest design criteria (water, sewer, streets and
drainage). Review for plat approval is not approval of public improvements, and all
proposed improvements are subject to further review at the time construction plans are
submitted.
2. Design contours shall extend one foot beyond sidewalk at 2% grade before a cut or fill
slope is permitted.
3. Sidewalk shall be elevated 2% above back of curb to the right of way. Revise grading
along Salem Road to reflect this requirement.
4. Relocate the storm drain pipe on the running east and west on the south side of lot 69 out
of the levee section of the detention pond.
5. Drainage for Alley E discharges into Phase 2. Provide a drainage easement across Phase
2 as needed to connect to Phase 1.
6. Indicate where the storm drain line will terminate on Road 4 as it pertains to Phase 2.
7. Provide an access easement for the 5ft sidewalk on lot 69.
8. Provide a 20 ft Drainage Easement 10 ft from the storm drain on the running east and
west on lot 69 along the south property line.
9. Provide a Drainage Easement 10 ft from the storm drain on the south east corner of
Phase 2 on the north side of Weir Rd. west of Salem Road.
10. Any retaining wall more than four feet in height shall be designed by a registered
professional engineer and shall be field inspected by the design engineer.
11. Safety railings are required on any retaining wall greater than 30" in height. The safety
railing shall be built in to the more stringent requirements of the SBCC or AASHTO.
Utility Comments
12. Provide a Utility Easement for the Sewer mains on lot 69 south of Alley B. The easement
sanitary sewer main must be at least 10 ft from the proposed retaining wall. This will
effect the location of the sanitary sewer, water main, and the easement to the north
effecting lot 33.
Engineering I of 2
C
Drainage Report:
13. Revise discharge pipe sizes to meet the maximum velocity of 12 ft/s for the design storm
in accordance with the drainage manual for closed conduit systems.
14. Drainage discharge must be designed so that it does not exceed the downstream capacity.
Offsite improvements may be required after additional investigation. Model the
downstream effects and the depth of flooding for Salem Road and the two entrances to
Salem Meadows for each design event. It appears that the downstream capacity for
storms greater than 10 yr may affect the detention pond capacity to discharge through the
primary outfall and may overtop the pond and spill into Salem Roadway at events less
than the 100 yr event.
15. Determine the tailwater condition for the discharge pipe and use a culvert analysis to
determine the capacity of the discharge pipe with the head generated by the pond. This
will more accurately determine if the pond will use the emergency overflow and the
frequency and discharge.
Phase II
16. Phase II has not been thoroughly reviewed at this time. However the configuration of the
street island in Phase II is not acceptable.
General Comment
17. This project is within a Sanitary Sewer Assessment Area for potential upgrades to the
sewer system capacity in the area. In the event that these upgrades are not necessary
before the new treatment plant comes online, these funds will be reimbursed.
Engineering 2 of 2
ADJOINING PROPERTY OWNERS NOTIFICATION
OF UPCOMING PUBLIC HEARING
FOR HOLCOMB HEIGHTS
Today's Date: 1-19-07
APPLICANT/REPRESENTATIVE CONTACT INFO:
Appian Centre for Design
One East Center Street, Ste 212
Fayetteville, AR 72701
Office 479-445.6009
Subdivision Meeting:
Planning Commission Meeting:
Broyles Development
4921 Clear Creek Blvd.
Fayetteville, AR 72704
Office 4791342-5766
Thursday, 2-01-07 9:00 am
Fayetteville City Administration Building
113 W. Mountain Street, Room 219
Monday, 2-12-07 5:30 pm
Fayetteville City Administration Building
113 W. Mountain Street, Room 219
PROJECT DESCRIPTION:
Holcomb Heights is a residential development located approximately at the southwest comer of the intersection of Weir
and Salem Roads. Holcomb Heights was designed in the Traditional Neighborhood Design (TND) style. The goal of TND
is to revitalize suburban life and reconnect suburban lives by the design of pedestrian friendly neighborhoods. While the
use of a TND neighborhood cannot halt or reverse suburban sprawl that has evolved over the past sixty years, it can at
least slow it and provide centers within communities where life is more pleasant. Rather than keep the current RSF-4
zoning for the property which would only allow for homogenous blocks of housing served by strip malls as is typical to the
region, the developers and design firm are creating a more compact, complete and well connected neighborhood. The
Holcomb Heights neighborhood will also reduce land consumption and automobile dependence by improving land -use
patterns. This design also promotes pedestrian activity, decreases polluted storm water run-off, and creates a community
that is both pleasant and sustainable. An ideal planned neighborhood features a defined edge, no more than five minute
walk to the central area. Holcomb Heights creates this center by Its well defined pattern of sidewalks and parks.
Holcomb Heights also provides an orderly yet varied street layout and pedestrian pass-throughs which serve as mini-
greenways to allow for easy pedestrian movement The presence of schools serves to attract a residential population that
has greater age diversity.
For more information regarding the Holcomb Heights Community feel free to call or stop by our office so we can answer
any questions you might have.
ADJOINING PROPERTY OWNERS COMMENTS r.
Return Comments concerning Holcomb Heights PZD back JAN Z �, ���7
City of Fayetteville, Planning Division
125W. Mountain Street CITY OF FAY L,TE , I� Lr I� L
Fayetteville, AR 72701 PLANNING DMSlO
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: ho+ a A /��°/ er' J / S
eF! ,7 r >_h�/ (matt (aSe �s
Qn4 yac G�u�,L `j�t�e �-! AO Y�
T S-eth l.r rr � - am .ss�
�•�1�r1� )sr / / so
Nam of Property Owner (Printed) �b°' �� ( e� `10
ADJOINING PROPERTY OWNERS NOTIFICATION
OF UPCOMING PUBLIC HEARING
FOR HOLCOMB HEIGHTS
Todays Date: 1-19-07
APPLICANT/REPRESENTATIVE CONTACT INFO:
Appian Centre for Design
One East Center Street, Ste 212
Fayetteville, AR 72701
Office 479-445-6009
Subdivision Meeting:
Planning Commission Meeting:
Broyles Development
4921 Clear Creek Blvd.
Fayetteville, AR 72704
Office 479-442-5766
Thursday, 2-01-07 9:00 am
Fayetteville City Administration Building
113 W. Mountain Street, Room 219
Monday, 2-12-07 5:30 pm
Fayetteville City Administration Building
113 W. Mountain Street, Room 219
._PROIJECT D SCRIPTION:
s a residential development located approximately at the southwest corner of the intersection of Weir
am saiem Roads. Holcomb Heights was designed in the Traditional Neighborhood Design (TND) style. The goal of TND
is to revitalize suburban life and reconnect suburban lives by the design of pedestrian friendly neighborhoods. While the
use of a TND neighborhood cannot halt or reverse suburban sprawl that has evolved over the past sixty years, it can at
least slow it and provide centers within communities where life is more pleasant. Rather than keep the current RSF-4
zoning for the property whidr would only allow for homogenous blocks of housing served by strip malls as is typical to the
region, the developers and design firm are creating a more compact, complete and well connected neighborhood. The
Holcomb Heights neighborhood will also reduce land consumption and automobile dependence by improving land -use
patterns. This design also promotes pedestrian activity, decreases polluted storm water run-off, and creates a community
that is both pleasant and sustainable. An ideal planned neighborhood features a defined edge, no more than five minute
walk to the central area. Holcomb Heights creates this center by its well defined pattern of sidewalks and parks.
Holcomb Heights also provides an orderly yet varied street layout and pedestrian pass-throughs which serve as mini-
greenways to allow for easy pedestrian movement The presence of schools serves to attract a residential population that
has greater age diversity.
For more information regarding the Holcomb Heights Community feel free to call or stop by our office so we can answer
any questions you might have.
ADJOINING PROPERTY OWNERS COMMENTS
Return Comments concerning Holcomb Heights PZD back to
City of Fayetteville Planning Division
125 W. Mountain Street
Fayetteville, AR 72701
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:
rol ski �o
of Property Owner (Printed)
7I
0 V
ADJOINI G PROPER OWNERS NOTIFICATIONS r
OF UPCOMING PUBLIC HEARING
FOR HOLCOMB HEIGHTS
Today's Date: 10-19-06 r,'���/` 5�/ �j y1�/
APPLICANT/REPRESENTATIVE CONTACT INFO: 1% ni / %
Critical Path Design, Inc.
21 W. Mountain, Ste 224
Fayetteville, AR 72701
Office 479-527-0055
Fax 479-527-2798
Attention: Todd Jacobs - Project Manager — Work Cell 479-466-8115
Subdivision Meeting: Thursday, 11-2-06 :00 am
Fayetteville City Adminis Lion Building
113 W. Mountain Street, oom 219
Planning Commission Meeting: Monday, 11-13-06 5k30 pm
Fayetteville City Administration Building
113 W. Mountain Street, R om 219
PROJECT DESCRIPTION:
The Holcomb Heights is a residential development located approximately at the southwest comer of the intersection of
Weir and Salem Road. Holcomb Heights was designed in Traditional Neighborhood Design (TND) style. The goal of TND
is to re -invent suburban life and reconnect suburban lives by the design of better neighborhoods. While the use of TND
cannot halt or reverse suburban sprawl that has evolved over the past sixty years, it can at least slow it and provide
centers within communities where life is more pleasant Rather then keep the RSF-4 zoning for the property and make
homogenous blocks of housing served by strip malls as is typical to the region, the developers and design firm are
creating a compact, complete and connected neighborhood. This neighborhood will also reduce land consumption and
automobile dependence by improving land -use patterns by including mixed use. This design promotes pedestrian
activity, decreases polluted storm water run-off, and creates a community that is both pleasant and sustainable. An ideal
planned neighborhood featuresa defined edge, no more than five minute walk to the central area. This integrated
network of walking paths and parks has been provided. Holcomb Heights provides an orderly yet varied street layout,
pedestrian pass -troughs which serve as mini-greenways to allow for easy pedestrian movement The presence of
schools serves to attract a residential population that has greater age diversity.
For more information regarding the Holcomb Heights Community feel free to call or stop by our office so wo
any questions you might have.
Todd Jacobs, Project Manager
Critical Path Design
ADJOINING PROPERTY OWNERS COMMENTS
Return Comments concerning Holcomb Heights PZD back to
City of Fayetteville Planning Division
125 W. Mountain Street
Fayetteville, AR 72701
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: £czG t&tc W.oed- 9&-C JAA4V G
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ADJOINING PROPERTY OWNERS NOTIFICATION
OF UPCOMING PUBLIC HEARING
FOR
Today's Date: 10-19-06
APPLICANT/REPRESENTATIVE CONTACT INFO:
Critical Path Design, Inc.
21 W. Mountain, Ste 224
Fayetteville, AR 72701
Office 479-527-0055
Fax 479-527-2798
Attention: Todd Jacobs - Project Manager — Work Cell 479-466-8115
Subdivision Meeting: Thursday, 11-2-06 9:00 am
Fayetteville City Administration Building
113 W. Mountain Street, Room 219
Planning Commission Meeting:
Monday, 11-13-06 5:30 pm
Fayetteville City Administration Building
113 W. Mountain Street, Room 219
PROJECT DESCRIPTION:
The Holcomb Heights is a residential development located approximately at the southwest comer of the intersection of
Weir and Salem Road. Holcomb Heights was designed in Traditional Neighborhood Design (TND) style. The goal oflND
is to re -invent suburban life and reconnect suburban lives by the design of better neighborhoods. While the use of TND
cannot halt or reverse suburban sprawl that has evolved over the past sixty years, it can at least slow it and provide
centers within communities where life is more pleasant. Rather then keep the RSF-4 zoning for the property and make
homogenous blocks of housing served by strip malls as is typical to the region, the developers and design firm are
creating a compact, complete and connected neighborhood. This neighborhood will also reduce land consumption and
automobile dependence by improving land -use patterns by including mixed use. This design promotes pedestrian
activity, decreases polluted storm water runoff, and creates a community that is both pleasant and sustainable. An ideal
planned neighborhood features a defined edge, no more than five minute walk to the central area. This integrated
network of walking paths and parks has been provided. Holcomb Heights provides an orderly yet varied street layout,
pedestrian pass -troughs which serve as mini-greenways to allow for easy pedestrian movement The presence of
schools serves to attract a residential population that has greater age diversity.
For more information regarding the Holcomb Heights Community feel free to call or stop by our office so we can answer
any questions you might have.
Todd Jacobs, Project Manager
Critical Path Design
ADJOINING PROPERTY OWNERS COMMENTS
Return Comments concerning Holcomb Heights PZD back to
City of Fayetteville Planning Division
125 W. Mountain Street
Fayetteville, AR 72701
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: NOV 0 2 2006
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ARKANSAS
THE CITY OF FAYETTEVILLE, ARKANSAS
PLANNING DIVISION CORRESPONDENCE
To: City Council, Mayor Dan Goody
From: Jeremy Pate, Director of Current Planning
Date: March 28, 2007
Subject: Holcomb Heights PZD (R-PZD 06-2281)
125 W. Mountain St.
Fayetteville, AR 72701
Telephone: (479) 575-8267
The
applicants for
this project have submitted two letters
associated with this project that they would
like
to be included
in your consideration of the Holcomb
Heights Planned Zoning District project.
The first letter outlines a commitment of 5% of the proposed lots to be "attainable housing," defined in
this case as "no more than 70% of the median home price in an area."
The second
letter
indicates a request for a refund of any road improvement costs
required and
constructed
as part
of the development, should the Road Impact Fees be approved.
K:Veremyl2007Correspondence 0Board MemosWolcomb Heights PZD.doc
Nock -Broyles Land Development, LLC
4921 Clear Creek Blvd
Fayetteville, AR 72704
hank abrovlesdevelopment.com johnnock@vahoo.com Ibroyles66@hotmail.com
Phone: 479.442-5766 Fax: 479.442-5440
February 22, 2007
TO: Jeremy Pate & Jesse Fulcher
Our group, John Nock - Hank Broyles - Lex Broyles, has completed several ongoing
meetings with Gary Dumas, Lioneld Jordan, and Shirley Lucas on the lack of any
substantive attainable housing in the city of Fayetteville. During our conversations we
discussed Fayetteville's need for new construction of quality attainable housing. Our
awareness of the problem as well as our motivation to do something about it is due to
their time and effort.
Because of this, we have dedicated an entire future project on Joyce St. to combat this
need, but we also wanted to take it a step further.
We are committing to bring attainable housing into all of our developments when
possible. We would accomplish this by pledging 5% of our single-family detached
homes to qualify as attainable housing. This would place new construction of these
homes in multiple locations throughout Fayetteville.
We would also like to serve as an example to other real estate developers, and issue them
a challenge to match or exceed our pledge.
As Holcomb Heights is the first of our Neighborhoods to come before the city, it is the
first to commit 5% of the lots to be attainable housing. Attainable housing is defined as
no more than 70% of the median home price in an area. According to the Morning News
article dated January 26't', 2007, the average home price in Washington County for 2006
is $188,516. Thus $131,960 and below is attainable housing.
Also to show our commitment to this pledge, we are requesting that this be written in to
the conditions for approval. This would be binding, and again, hopefully serve as an
example to others working in real estate in the City of Fayetteville.
Sincerely,
John Nock — Hank Broyles — Lex Broyles
Nock -Broyles Land Development, LLC
4921 Clear Creek Blvd
Fayetteville, AR 72704
hank n broylesdevelopment.com
Phone: 479.442-5766
Fax: 479.442-5440
February 22, 2007
TO: Jeremy Pate & Jesse Fulcher,
Whenever there is the potential for fees to be approved in the future, there exists the
possibility that a project can be unintentionally hit twice on such fees.
Holcomb Heights is just such an example. We are being obligated to do something under
the current system, and then potentially reassessed under the new.
When this project began, there were no Road Impact Fees for the City of Fayetteville.
Our group has agreed to relocate Weir Rd., a perimeter street, at the city's request in
order to make it align with Gypsum Road, which came in just 6 or 7 years ago.
Not only does Holcomb Heights get no benefit from this relocation whatsoever, but in
fact it is a major sacrifice for us of not only expensive land, but also design. However,
Holcomb Heights was willing to do this, at our own expense, because there are no impact
fees currently in place for the city to do it themselves, and we wanted to be good citizens
and neighbors, and create good will.
Road Impact Fees are designed specifically for this situation. If we relocate the road at
our own expense, and then pay Road Impact Fees when we pull the permits for the
construction of the homes in Holcomb Heights, we are paying twice for this road.
Our request is simple and fair. If the Road Impact Fees are approved, Holcomb Heights
would pay the full Impact Fee, but be refunded for the road costs that the city approved.
We are not requesting to have the city move the road now at its expense, nor are we
seeking exclusion from the Road Impact Fees if they are approved at a later date.
We will move the road when Holcomb Heights is under construction, and agree to submit
the actual installation costs to the city for approval.
We need this request to be included in the conditions of approval.
Lisa Branson - Ords.
From: Lisa Branson
To: Pate, Jeremy
Date: 4/6/2007 11:33 AM
Subject: Ords. 4996,4997 and 4999
Attachments: 4996 ANX 06-2288.pdf; 4999 R-PZD 05-1997.pdf; 4997 R-PZD 06-2281.pdf
CC: Audit; GIS
Jeremy,
Attached are copies of the above ordinances passed by City Council, April 3, 2007. If anything else is needed just let me
know. Have a great day!
Thanks,
Lisa
Lisa Branson
City of Fayetteville
City Clerk's Division
113 W Mountain
Fayetteville, AR 72701
(479) 575-8323
lbranson@ci.fayetteville.ar.us
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