HomeMy WebLinkAboutOrdinance 5058 • Doc ID : 011588420006 Tvoe ; REL
Recorded : 09/21/2007 at 03 : 33 : 17 PM
Fee Amt : $40 . 00 Paoe 1 of 6
Nashlnoton Countv . AR
Bette 8tamoe Circuit Clerk
r !
File 2007-00036213
ORDINANCE NO, 5058
AN ORDINANCE ESTABLISHING A RESIDENTIAL PLANNED
ZONING DISTRICT TITLED R-PZD 07-2634, THE COVES AT
WALNUT CROSSING, LOCATED NORTH OF HIGHWAY 62
WEST AND WEST OF WALNUT CROSSING PLANNED
ZONING DISTRICT; CONTAINING APPROXIMATELY 50.40
ACRES; AMENDING THE OFFICIAL ZONING MAP OF THE
CITY OF FAYETTEVILLE; AND ADOPTING THE ASSOCIATED
MASTER DEVELOPMENT PLAN
BE IT ORDAINED BY THE CITY COUNCIL OF THE CITY OF FAYETTEVILLE,
ARKANSAS:
Section l : That the zone classification of the following described property is hereby
changed as follows:
From RSF- 1 , Residential Single Family, 1 unit per acre to
R-PZD 07-2634 The Coves at Walnut Crossing 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.
,",„annrrq
PASSED and APPROVED this 4`h day of September, 2007. , "G����Y RSG
APPROVE ATTEST: = "�
aFAYETTEVILLE '
By: By: ,a1 � 9�49gKAN5P�J�:�
DAN COODY Mayor SONDRA SMITH City Cler reasurer
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EXHIBIT "B"
R-PZD 07-2634
BEGINNING AT A POINT WHICH IS THE NORTHWEST CORNER OF SECTION 24,
TOWNSHIP 16 NORTH, RANGE 31 WEST, WASHINGTON COUNTY, ARKANSAS,
SAID POINT HAVING COORDINATES OF N:634,927.30, E:652,814.77; THENCE WITH
A BEARING OF S 87000'52" E A DISTANCE OF 1323 .67 FEET TO A POINT; THENCE
WITH A BEARING OF S 02036'47 " W A DISTANCE OF 1316.30 FEET TO A POINT,
SAID POINT BEING THE NORTHEAST CORNER OF THE SOUTHWEST QUARTER
(SW 1 /4) OF THE NORTHWEST QUARTER (NW 1/4) OF SECTION 24, T- 16-N, R-31 -
W; THENCE WITH A BEARING OF S O1 °52'36" W A DISTANCE OF 699.94 FEET TO
A POINT ON THE NORTHERN RIGHT OF WAY OF ALBERTA STREET; THENCE
WITH SAID RIGHT OF WAY A BEARING OF N 87048'47" W A DISTANCE OF 653 .96
FEET TO A POINT; THENCE LEAVING SAID RIGHT OF WAY WITH A BEARING OF
N 01 053'47" E A DISTANCE OF 705 .80 FEET TO A POINT HAVING COORDINATES
N :633574.23, E:653423 . 59; THENCE WITH A BEARING OF N 87° 17'55 " W A
DISTANCE OF 653 .78 FEET TOA POINT; -THENCE WITH A BEARING OF N
O1054'57" E A DISTANCE OF 1322.99 FEET TO THE POINT OF BEGINNING. ;
CONTAINING 2195573 .30 SQUARE FEET OR 50.403 ACRES .
CONDITIONS OF APPROVAL:
R-PZD 07-2634
Page 1 of 3
Staff recommends the following conditions of approval associated with R-PZD 07-2634 (The
Coves at Walnut Crossing).
1 . Planning Commission determination of street improvements. Street improvements at the time of
development shall include those determined necessary by the Planning Commission, based upon
the actual development proposed. It should be noted that Alberta Street was developed as a
Collector Street and continues west from the Walnut Crossing development, connecting to
Farmington as an off-site improvement. This is an important street in the area to promote
connectivity between neighborhoods. Staff has also recommended that the applicant work
diligently with the City of Farmington and Arkansas Highway and Transportation Department to
coordinate future signalization at Hwy 62 and the primary entry to this area, to provide for safer
turning movements. Staff will also be in contact with the City of Farmington to understand their
concerns, if any, with the additional traffic generated by the development in Fayetteville, but
access thru Farmington.
Street improvements shall be reviewed at the time of Preliminary Plat submittal.
2. Planning Commission determination of adequate connectivity. Two connections to Alberta Street
are proposed with Phase I of the development and two stub-outs for future connectivity are
proposed to the east and west of Phase 11. Connectivity to the north was not provided due to the
presence of Goose Creek and associated floodplain along the entire northern border. Staff
recommends in favor of the proposed connectivity finding that sufficient connections for future
development have been provided.
The Planning Commission found in favor of the proposed connectivity with the addition of a street stub-
out to the east property line. Said stub-out has been indicated on the revised plans between Lots 15 and
16 (Street G).
3. Planning Commission determination of a waiver of minimum street design standards. The
applicant requests a waiver of the following:
a. A waiver of Chapter 166.48 (C)(4) Tangents. Staff is supportive of the requested waiver,
finding that adequate site distance will be provided between reverse curves given the
large arc lengths and slow design speeds.
b. The applicants have requested to construct roll over curbs within the development. This
waiver will be evaluated at the time of development review.
The Planning Commission found in favor of the requested waivers.
4. Planning Commission determination of a Master Street Plan amendment. Staffdoes not support
the construction of Sellers Road in the vicinity of Goose Creek as shown on the Master Street
Plan map and is supportive of the proposed amendment. The Master Street Plan amendment
shall be approved by the City Council prior to submittal of the preliminary plat(s), unless it is
approved first by the current proposal to amend the City's Master Street Plan in its entirety.
The Planning Commission recommended in favor of the requested Master Street Plan amendment.
5 . Curb-cuts shall be limited to a maximum width of 16' at the right-of-way and shall beat least 5 '
from the property line. Shared driveways may be increased to 24' at the right-of-way and may be
located on the property line. Each lot shall be limited to one curb-cut along the street, unless
CONDITIONS OF APPROVAL:
R-PZD 07-2634
Page 2 of 3
accessed by way of an alley. Lots with alley access shall be prohibited from curb-cuts onto the
street.
6. This project is required to go through preliminary plat and final plat review and approval prior to
construction.
7. The applicant shall dedicate right-of-way for all proposed streets as noted on the plats at the time
of final plat approval, with the exception of the temporary road that will constructed within the
City of Farmington. Said road shall be constructed to support construction, emergency and public
traffic and shall be located within a public access easement. At the time of development of the
adjacent property, a public street shall be designed, constructed and dedicated that connects this
development to Alberta Street.
8. The project is subject to the project phasing listed in the project booklet. The first phase of
construction is to include approximately 72 lots and both street connections to Alberta Street.
Construction is proposed to begin within one year from Planning Commission approval of the
Planned Zoning District with completion within 2 years of approval. Construction of Phase II is
to begin no later than 3 years after Planning Commission approval of the Planned Zoning District
with completion within 5 years.
9. Trash service shall be fully reviewed and approved by the Solid Waste Division at the time of
preliminary/final plat review.
10. No portion of any structure (i.e., porches, overhangs, etc.) shall encroach into building setbacks
or utility easements.
11 . Buildings shall be constructed to be consistent with the elevations and concepts depicted in the
building elevations in the booklet as specified. Building elevations will be reviewed at the time of
large scale development and building permit. All homes shall be designed with a "front fagade"
facing onto adjacent public streets, when present.
12. The Park and Recreation Advisory Board (PRAB) recommended on June 4, 2007 to accept
money in lieu of land for this project in the amount of $ 176,640.00.
13 . Signs shall be permitted in accordance with Chapter 174 of the Fayetteville Unified Development
Code for RSF-4 zoning districts, which includes the provision for an area sign as defined in
Chapter 151 .
14. 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.
15 . This development shall be required to comply with the Tree Preservation requirements as set forth
in the Unified Development Code at the time of development, subject to approval by the Urban
Forester.
16. Landscape requirements as outlined in Chapter 177 shall be required with development plat
approval.
CONDITIONS OF APPROVAL:
R-PZD 07-2634
Page 3 of 3
17. The following revisions shall be made prior to submittal for City Council review:
a. A land use table shall be included on Page 3 of the plats as outlined in the PZD
ordinance.
Standard Conditions of Approval:
18. 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).
19. 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.
20. All overhead electric lines 12kv and under shall be relocated underground. All proposed utilities
shall be located underground.
21 . Street lights shall be installed adjacent to all public and private streets (not alleys), with a
separation of no greater than 300 feet.
22. All exterior lighting is required to comply with the City's lighting ordinance. A lighting plan and
cut-sheets of the proposed exterior light fixtures shall be required to be approved by Planning
Staff prior to building permit.
23 . Prior to the issuance of a building permit the following is required:
a. Grading and drainage permits
b. An on-site inspection by the Landscape Administrator of all tree protection
measures prior to any land disturbance.
C. Separate easement plat for this project that shall include the tree preservation
area.
d. Project Disk with all final revisions
e. Completion of all required improvements or the placement of a surety with the
City (letter of credit, bond, escrow) as required by Section 158.01 "Guarantees in
Lieu of Installed Improvements" to guarantee all incomplete improvements.
Further, all improvements necessary to serve the site and protect public safety
must be completed, notjust guaranteed, prior to the issuance of a Certificate of
Occupancy.
City of Fayetteville
Staff Review Formjg
City Council Agenda Items .
or
Contracts f ht 6)Ut5
4-Sep-07
City Council Meeting Date
Jeremy Pate Planning Operations
Submitted By Division Department
c
Action Required:
R-PZD 07-2634: The Coves at Walnut Crossing, 555 : Submitted by Rausch Coleman Homes for property located north of
Highway 62 West and west of Walnut Crossing Planned Zoning District containing approximately 50.40 acres. The request is
to approve the zoning and land use for a Residential Planned Zoning District with 184 single family dwelling units.
$0.00 n/a n/a
Cost of this request Category/Project Budget Program Category / Project Name
n/a n/a. n/a
Account Number Funds Used to Date Program / Project Category Name
n/a n/a n/a
$
Project Number Remaining Balance - Fund Name
Budgeted Item Budget Adjustment Attached
Previous Ordinance or Resolution # n/a
�7 ' O�
Department D ector Date Original Contract Date: n/a
Original Contract Number: n/a
City Attorney
Received in Cityerk's O e
- ENTE1r7R D
``
Finance and Internal Service Director Date
Received in Mayor's Offi
Mayor bate
Comments:
City Council Meeting of September 4, 2007
Agenda Item Number
CITY COUNCIL AGENDA MEMO
To: Mayor and City Council
Thru: Gary Dumas, Director of Operations
From: Jeremy C. Pate, Director ol' Current Planning
Date: August 16, 2007
Subject: Residential Planned Zoning District for The Coves at Walnut Crossing (R-PZD 07-
2634)
RECOMMENDATION
Planning Staff recommends approval of an ordinance creating a Residential Planned
Zoning District (R-PZD) for The Coves at Walnut Crossing, 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 50.40 acres located
between north of 6"' Street (Hwy 62), adjacent to Walnut Crossing PZD and. east of the
Farmington City limits. The proposal is for a residential development consisting of 184
single-family residential dwelling units.
BACKGROUND
The subject property is located north of 6'h Street (HWY 62), adjacent to Walnut Crossing
PZD and cast of the Farmington City limits. The property contains approximately 50.40
acres and is undeveloped, with primarily agricultural pasture land. There is a large grouping
of trees located adjacent to Goose Creek, which borders the northern portion of the property.
The request is rezoning and land use approval only for a Master Development Plan of a
Residential Planned Zoning District with 184 single-family lots. If the PZD is approved as
proposed the project would be required to go through preliminary and Final plat approval
prior to development.
As noted in the booklet, the subject development is designed in a "coving' concept. As
stated by the applicant, the coving concept is a site planning method that creates coves of
greenspace in the front and rear of houses through varied setbacks and winding streets.
Though the density is generally similar to that of a conventional subdivision the coved design
results in considerably less street length and more greenspace. Additionally, safety is
improved with reduced traffic speeds due to curvilinear streets designed to loop versus a grid
design.
DISCUSSION
On August 13 , 2007 the Planning Commission voted 7-0-0 in favor of forwarding this request to
the City Council.
BUDGETIMPACT
None.
ORDINANCE NO.
AN ORDINANCE ESTABLISHING A RESIDENTIAL PLANNED
ZONING DISTRICT TITLED R-PZD 07-2634, THE COVES AT
WALNUT CROSSING, LOCATED NORTH OF HIGHWAY 62
WEST AND WEST OF WALNUT CROSSING PLANNED
ZONING DISTRICT; CONTAINING APPROXIMATELY 50.40
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- 1 , Residential Single Family, 1 unit per acre to
R-PZD 07-2634 The Coves at Walnut Crossing 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 ofcommitments and the conditions ofapproval
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
Mrs RIM*
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EXHIBIT "B"
R-PZD 07-2634
BEGINNING AT A POINT WHICH IS THE NORTHWEST CORNER OF SECTION
24, TOWNSHIP 16 NORTH, RANGE 31 WEST, WASHINGTON COUNTY,
ARKANSAS, SAID POINT HAVING COORDINATES OF N :634,927.30,
E:652,814.77; THENCE WITH A BEARING OF S 87°00'52" E A DISTANCE OF
1323 .67 FEET TO A POINT; THENCE WITH A BEARING OF S 02036'47" W A
DISTANCE OF 1316.30 FEET TO A POINT, SAID POINT BEING THE NORTHEAST
CORNER OF THE SOUTHWEST QUARTER (SW %4) OF THE NORTHWEST
QUARTER (NW '/) OF SECTION 24, T- 16-N, R-31 -W; THENCE WITH A BEARING
OF S O1 °52'36" W A DISTANCE OF 699.94 FEET TO A POINT ON THE
NORTHERN RIGHT OF WAY OF ALBERTA STREET; THENCE WITH SAID
RIGHT OF WAY A BEARING OF N 87048'47" W A DISTANCE OF 653 .96 FEET TO
A POINT; THENCE LEAVING SAID RIGHT OF WAY WITH A BEARING OF N
O1 053'47" E A DISTANCE OF 705 .80 FEET TO A POINT HAVING COORDINATES
N:633574.231 E:653423 . 59; THENCE WITH A BEARING OF N 87017'55" W A
DISTANCE OF 653 .78 FEET TO A POINT; THENCE WITH A BEARING OF N
01054'57" E A DISTANCE OF 1322.99 FEET TO THE POINT OF BEGINNING . ;
CONTAINING 2195573 .30 SQUARE FEET OR 50.403 ACRES .
CONDITIONS OF APPROVAL:
R-PZD 07-2634
Page 1 of 3
Staff recommend the following conditions of approval associated with R-PZD 07-2634 (The Coves
at Walnut Crosse g).
1 . Planning ommission determination of street improvements. Street improvements at the time of
development shall include those determined necessary by the Planning Commission, based upon
the actual development proposed. It should be noted that Alberta Street was developed as a
Collector treet and continues west from the Walnut Crossing development, connecting to
Farmingtonas an off-site improvement. This is an important street in the area to promote
connectivity between neighborhoods. Staff has also recommended that the applicant work
diligently with the City of Farrington and Arkansas Highway and Transportation Department to
coordinate future signalization at Hwy 62 and the primary entry to this area, to provide for safer
turning mo ements. Staff will also be in contact with the City of Farmington to understand their
concerns, if any, with the additional traffic generated by the development in Fayetteville, but
access thru Fannington.
Street im rovemer is shall be reviewed at the time of Preliminary Plat submittal .
2. Planning Commission determination of adequate connectivity. Two connections to Alberta Street
are propos d with Phase I of the development and two stub-outs for future connectivity are
proposed to the east and west of Phase 1I. Connectivity to the north was not provided due to the
presence o Goose Creek and associated floodplain along the entire northern border. Staff
recommen s in favor of the proposed connectivity finding that sufficient connections for future
developme t have been provided.
The Plannin Co fission found in favor of the proposed connectivity with the addition of a street stub-
out to the east pro erty line Said stub-out has been indicated on the revised plans between Lots 15 and
16 (Street G).
3 . Planning Commission determination of a waiver of minimum street design standards. The
applicant r quests a waiver of the following:
a. A aiver of Chapter 166.08 (C)(4) Tangents. Staffis supportive ofthe requested waiver,
fin ing that adequate site distance will be provided between reverse curves given the
large are lengths and slow design speeds.
b. Tbi , applicants have requested to construct roll over curbs within the development. This
waiver will be evaluated at the time of deLclopment review.
The Plannine Comhtission found in favor of the requested waivers.
4. Planning C mmission determination of a Master Street Plan amendment. Staffdoes not support
the co str74Iction of Sellers Road in the vicinity of Goose Creek as shown on the Master Street
Plan map 8nd is supportive of the proposed amendment. The Master Street Plan amendment
shall be aproved by the City Council prior to submittal of the preliminary plat(s), unless it is
approved Irst by the current proposal to amend the City' s Master Street Plan in its entirety.
The Plannin ommission recommended in favor of the reguested Master Street Plan amendment.
5. Curb-cuts hall be limited to a maximum width of 16' at the right-of-way and shall beat least 5'
from the pr perty line. Shared driveways may be increased to 24' at the right-of-way and may be
located on 11the property line. Each lot shall be limited to one curb-cut along the street, unless