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
CONDITIONS OF APPROVAL:
R-PZD 07-2634
Page 2 of 3
accessed b1'
way of an alley.
Lots with alley access
shall be prohibited from curb -cuts onto the
street.
6. This projet{t is required to go through preliminary plat and final plat review and approval prior to
7. The applic$nt shall dedicate right-of-way for all proposed streets as noted on the plats at the time
of final plaj approval, with the exception of the temporary road that will be constructed within the
City of FarMington. Said road shall be constructed to support construction, emergency and public
traffic and klall 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 projec is subject to the project phasing listed in the project booklet. The first phase of
constructioi is to include approximately 72 lots and both street connections to Alberta Street.
Constructs n is proposed to begin within one year from Planning Commission approval of the
Planned Z ping District with completion within 2 years of approval. Construction of Phase 11 is
to begin no later than 3 years after Planning Commission approval of the Planned Zoning District
with completion within 5 years.
9. Trash servi�Ce shall be fully reviewed and approved by the Solid Waste Division at the time of
preliminai?/final plat review.
10. No portion of any structure (i.e., porches, overhangs, etc.) shall encroach into building setbacks
or utility e sements.
1 1. Buildings tall be constructed to be consistent with the elevations and concepts depicted in the
building el vations 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 facade"
facing onto adjacent public streets, when present.
12. The Park and Recreation Advisory Board (DRAB) 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 15
14. The Maste' 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 De ,elopment Plan — Planned Zoning District by the CityCouncil shall also be binding.
15. This development shall be required to comply with the Tree Preservation requirements as set forth
in the Uni ed 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:
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, not just guaranteed, prior to the issuance of a Certificate of
Occupancy.
THE CITY OF FAYETTEVILLE. ARKANSAS
PLANNING DIVISION CORRESPONDENCE
TO: Fayetteville Planning Commission
FROM: Jesse Fulcher, Current Planner
Matt Casey, Assistant City Engineer
THRU: Jeremy Pate, Director of Current Planning
DATE: August
', 2007 Updated August 16, 2007
Planning Commission Meeting
August 13, 2007
125 W. Mountain St.
Fayetteville, AR 72701
Telephone: (479) 575-8267
R-PZD 07-2634 Planned Zoning District (THE COVES AT WALNUT CROSSING, 555):
Submitted by RAUSCH COLEMAN HOMES for property located N OF HWY 62W AND W
OF WALNUT CROSSING PZD. The property is zoned RSF-I, SINGLE FAMILY - I
UNIT/ACRE and contains 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.
Planner: Jesse Fulcher
Findings:
Property: The subject property is located north of 6'h Street (HWY 62), adjacent to Walnut Crossing
PZD and east 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 properly. Surrounding land use
and zoning are listed in Table 1.
Table I
Surroundina Land Use and Zonina
Direction
Land Use
Zoning
North
Agricultural
RSF-1
South
Agricultural/Single-family
Farmington
East
Walnut Crossing -Single family homes
R-PZD
West
AgriculturallSingle-family-Farmington City
limits
Farmington
Proposal: 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
KAReportsl20071PC Reports l08-1J-0712-PZD 07-2634 (The Cores ai Walnut Crossing.doc
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.
Adjacent Master Street Plan Streets: Alberta Road (Local Street), *Sellers Road (Minor Arterial).
Access: Access to the site is provided from Alberta Road. The primary entrance to the development
will be from Alberta Road with stub -outs proposed to the south, east and west. A second point of
ingress/egress will be by means of a temporary road, which extends south from the development
through the City of Farmington to Alberta Road. The road will be located within a public access
casement and will be designed to support construction vehicles, emergency vehicles and public
traffic, until such time as the property is developed and a full public street is constructed.
* A Master Street Plan Amendment to remove Sellers Road from the Master Street Plan map in this
location has been submitted by the applicant and will need to be approved by the City Council. As
shown on the Master Street Plan map, Sellers Road is positioned to be constructed in approximately
the same location as Goose Creek and the associated floodplain along the north boundary of the
subject property. The requested removal of Sellers Roadin this location is consistent with staff's
proposed updates to the Master Street Plan. Rather than leaving Sellers Road in the vicinity of
Goose Creek and further disturbing sensitive environment areas, staff has proposed to relocate the
future connection between Broyles Road and Rupple Road further to the north.
Right-of-way to be dedicated: Alberta Street was constructed and right-of-way dedicated with the
development of Walnut Crossing PZD and The Commons at Walnut Crossing, providing an off -site
street improvement that connects to Farmington neighborhoods.
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 II. Approximately
60% of the homes are alley loaded. Alleys have been connected through to streets in most cases,
keeping below the maximum 200 vehicles per day recommended for alleys. The other 40% of the
homes are proposed to be access from the local streets within the development at a reduced width of
16' per curb -cut.
'
Phasing: Two phases are planned for The Coves at Walnut Crossing over the next severalyears as
provided in the PZD 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.
Parks: 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. The money will be used for the
development of the 5 acre park located in Walnut Crossing PZD.
Water & Sewer: Water and sewer lines would be extended to serve the development.
Tree Preservation: This development will be required to comply with the Tree Preservation
requirements as set forth in the Unified Development Code at the time of development, requiring a
25% tree preservation percentage as a baseline.
K:1 Reportsl20071 PC ReponsI08-13-071R-P71) 07-2634 (The Coves at Walnut Crossing).doc
Public Comment: City staff has not received public comment on this R-PZD.
Recommendation: Finding that the proposed rezoning and development approval meets many of
the primary goals of the Planned Zoning District ordinance and policies adopted within the City Plan
2025 as noted herein, staff recommends forwarding R-PZD 07-2634 to the City Council with a
recommendation for approval.
Conditions of Approval:
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 of£ -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 ARE TO BE REVIEWED AT THE TIME OF PRELIMINARY
PLAT.
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 II. 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 connectivityfinding that sufficient connections for
future development have been provided.
8-13-07: THE PLANNING COMMISSION FOUND IN FAVOR OF THE PROPOSED
CONNECTIVITY WITH A REQUEST FOR ANOTHER STUB -OUT TO THE EAST IN THE
VICINITY OF LOTS 13-18.
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 166.08 (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. A waiver of Chapter 166.08 (C)(16) Distance from intersections to curb cuts. In most
instances the minimum separation bcnvcen curb cuts and intersections can be
provided within the development. However, given the unique design proposed wit/i
snip/Icr lot sizes and the quantity of internal connectivity, staff understands the
necessity for a waiver oft/us requirement. Staff is supportive of this waiver when
absolutely nceessa;y; however, staff recommends the Planning Commission review
these waivers alt/ic time ofprelimina;y p/at rcvicit; given the amount of design detail
that will be presented at s/rat time,
and staff will make a detailed recommendation -at
K:IRepons12O071PC Repons(08-13-OIIR-PZD 07-2634 r171e coves at Walnut Crossing).doc
i/tat time. THE PLANNING COMMISSION REMOVED WAIVER "b". IT WILL BE
REVIEWED WITH THE PRELIMINARY PLAT.
c. The applicants have requested to construct roll over curbs within the development.
This waiver will be evaluated at the time of development review.
8-13-07: THE PLANNING COMMISSION FOUND IN FAVOR OF WAIVER "a", BUT
REQUESTED THAT WAIVER "b" BE REMOVED AND INSTEAD REQUESTED THAT IT BE
REVIEWED AT THE TIME OF PRELIMINARY PLAT. A DETERMINATION OF WAIVER "c"
WAS NOT REQUIRED.
4. Planning Commission determination of a Master Street Plan amendment. Staff does 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.
8-13-07: THE PLANNING COMMISSION FOUND 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 be at 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 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.
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 I1 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.
K:IReporls120071PC Reporls103-13-0718-PZD 07-2634 (The Cores at Walnut Crossing).doc
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 facade" 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.
17. The following revisions shall be made prior to submittal for City Council review:
a. The statement within the PZD booklet for signage shall be modified to include the
following: "All signage shall be subject to the requirements of Chapter 174 for
residential subdivisions."
b. A land use table shall be included on Page 3 of the plats as outlined in the PZD
ordinance.
c. The booklet Planning Area table (Page *) and that on the plats need to be consistent
in the name of the Planning Areas (PA I/Residential Dwellings, PA2/Greenspace).
d. Include the setback note from the plat in the booklet.
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
K:IReports120071 PC Reports l08-13-071 R-PZD 07-2634 (Pie Coves at Walnut Crossing).doc
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, not just guaranteed, prior to the
issuance of a Certificate of Occupancy.
Planning Commission Action: ❑ Tabled J Forwarded to C.C. ❑ Denied
Motion: Ostner
Second: Cabe
Vote: 7-0-0
Meeting Date: August 13, 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
Date
K:Weponsl2007lPC Repons 108-l3-071R-P7_D 07-2634 (The Cores at Walnut Crossing).doc
Findings associated with R-PZD 07-2634 (The Coves at Walnut Crossing)
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 a Residential Neighborhood Area. Rezoning this property to R-PZD 07-
2634 with single-family dwelling units at a density of 3.65 units per acre is consistent with the
land use plan and the surrounding land use. The proposed lot sizes are consistent with
adjacent developments, which include Walnut Crossing PZD and The Commons at Walnut
Crossing PZD, and are more in keeping with the City's adopted goal of encouraging traditional
neighborhood development patterns by providing a variety of lot sizes, alley -loaded lots, and
meaningful open spaces that can be used by the neighborhood.. Additionally, the development
incorporates varied building setbacks, common usable open space and a unique design that is
compatible with surrounding developments.
(2) Whether the application is in compliance with all applicable statutory provisions;
FINDING: As discussed in Finding No. 1 above, the application has been reviewed and found
to be consistent with a majority of the goals and requirements of the Planned Zoning District
ordinance and City Plan 2025.
(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 the provisions of these
facilities, 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: Although the proposed development proposes smaller setbacks and lot sizes as
compared to standard RSF-4 development, the overall density is comparable to RSF-4
developments due to the significant amount of greenspace made available through the
"Coving" design. A harmonious relationship with surrounding developments is achieved by
utilizing detached single-family dwelling units throughout the development at a density
K:IReportsl20071PC Reports lOS- 13-071R-PZD 07-2634 (The Coves at Walnut Crossing).doc
comparable to surrounding developed subdivisions.
(5) Whether the subject land is suitable for the intended use and is compatible with the
natural environment;
FINDING: The subject property is remnant farm land that is mostly clear; however, there are
areas of dense tree canopy along Goose Creek which borders the north side of the property.
Approximately 10 acres of the property will be maintained in POA greenspace. Tree
preservation will be reviewed at the time of preliminary plat submittal.
(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 above that which can be managed with the streets in the area. As part of
adjacent developments a street connection was made from 6th Street through to the Farmington
City Limits to Broyles Road. These two principal arterials will help facilitate traffic
movements through both cities.
(7) Whether the planned development provides for unified development control under a
unified plan;
FINDING: The booklet and master development plans submitted provide for said unified
development control.
(8) Whether any other recognized zoning consideration would be violated in this PZD.
FINDING: No other zoning considerations are proposed to be violated.
(B) Development standards, conditions and review guidelines
(1) Generally. The Planning Commission shall consider a proposed PZD in light of the purpose
and intent as set forth in Chapter 161 Zoning Regulations, and the development standards and
review guidelines set forth herein. Primary emphasis shall be placed upon achieving
compatibility between the proposed development and surrounding areas so as to preserve and
enhance the neighborhood. Proper planning shall involve a consideration of tree
preservation, water conservation, preservation of natural site amenities, and the protection of
watercourses from erosion and siltation. The Planning Commission shall 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:IRepora120071PC Reports108-13-071R-PZD 07-2634 (The Coves at Walnut Crossing).doc
FINDING: This development is a compact, complete development pattern with rear alley
access provided to a majority of the lots and connected by a system of meandering sidewalks.
Rather than turning the rear of the houses to the surrounding streets, as is common in many
developments, the homes will either face onto the surrounding streets, or onto common
greenspace. Curvilinear streets with sidewalks separated from the street will provide adequate
vehicular circulation and connectivity, while also reducing vehicle speeds and increase
pedestrian safety. Common open space and smaller "pocket parks" throughout the
development will 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.
FINDING: Many of the lots will be rear loaded from alley ways interior to the site. The
remaining lots will be accessed directly from the public streets, although a condition of
approval has been included in the staff report restricting the width of the curb -cuts to 16' at
the right-of-way line.
K:IReporis\20071PC Reponsl08-l3-071R-PZD 07-2634 (The Cores al Walnut Crossing.doc
(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.
(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 provisionsof this
chapter of this code.
FINDING: This requirement has been met.
(6) Sidewalks. As required by §166.03.
FINDING: In general the Master Development Plan provides 6' sidewalks that will meander
separately from the public street right-of-way and will be placed on one side of the street in
most cases. Typically sidewalks are constructed on both sides of a local street within
residential developments. Sidewalks and other pedestrian connections will be evaluated by.
staff at the time of development to ensure compliance. Any sidewalks that are to be
constructed outside of the public right-of-way shall be located within pedestrian access
casements.
(7) Street Lights. As required by §166.03.
FINDING: Street lights are to be provided at all intersections and 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 will be provided to the project site, pursuant to city code.
Improvements, to water services may be required and shall be reviewed at the time of
preliminary plat submittal.
(9) Sewer. As required by § 166.03.
FINDING: Public sewer will be provided to the project site, pursuant to city code.
Improvements to sewer services may be required and shall be reviewed at the time of
preliminary plat submittal.
(10) Streets and Drainage. Streets within a residential PZD may be either public or private.
(a) Public Streets. Public streets shall be constructed according. to the adopted standards of
the City.
(b) Private Streets. Private streets within a residential PZD shall be permitted subject to the
following conditions:
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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.
Private streets shall be designed and constructed to the same st
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.
The plat of the planned development shall designate each private
street."
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.
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.
The width of private streets may vary according to the density served. The following
standard shall be used:
K:IReporls120071PC Repo#-ts 0d-l3-071R-PZD 07-2634 (The Coves at Walnut Crossing).doc
Dwelling
Units
One -Way
Two -Way
1-20
14'
22'
21+
14'
24'
Paving Width
o On -Street Parking)
4
*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 designs do not meet current ordinance requirements. The proposed street
layout and design are intended to reduce street length, impervious surface area, construction
and maintenance costs, while also reducing traffic speeds and encouraging pedestrian activity.
Staff is recommending in favor of most of the requested waivers, while some are recommended
to be reviewed in more detail at the time of development. No private streets are proposed.
(1 1) 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. There are no nonresidential facilities proposed.
(12) Tree preservation. All PZD developments shall comply with the requirements for tree
preservation as set forth in Chapter 167 Tree Preservation and Protection. The location of
trees shall be considered when planning the common open space, location of buildings,
underground services, walks, paved areas, playgrounds, parking areas, and finished grade
levels.
FINDING: A tree preservation plan shall be submitted at the time of development. Canopy
calculations shall be based upon a minimum 25% canopy preservation required.
K:lReportsl2007PC Reponsl08-13-071 R-PZD 07-2634 (77'e Cores at Walnut Crossing-doc
(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: Staff finds no specific scenic views to be protected on the subject property.
(E) Revocation.
(I) Causes for revocation as enforcement action. The Planning Commission may recommend to
the City Council that any PZD approval be revoked and all building or occupancy permits be
voided under the following circumstances:
(a) Building permit. If no building permit has been issued within the time allowed.
(b) Phased development
schedule.
If
the applicant does not adhere to the phased
development schedule
as stated in
the
approved development plan.
(c) Open space and recreational facilities. If the construction and provision of all common
open spaces and public and recreational facilities which are shown on the final plan are
proceeding at a substantially slower rate than other project components.
Planning staff shall report the status of each ongoing PZD at the first regular meeting of
each quarter, so that the Planning Commission is able to compare the actual development
accomplished with the approved development schedule. If the Planning Commission
finds that the rate of construction of dwelling units or other commercial or industrial
structures is substantially greater than the rate at which common open spaces and public
recreational facilities have been constructed and provided, then the Planning Commission
may initiate revocation action or cease to approve any additional final plans if preceding
phases have not been finalized. The city may also issue a stop work order, or discontinue
issuance of building or occupancy permits, or revoke those previously issued.
(2) Procedures. Prior to a recommendation of revocation, notice by certified mail shall be sent
to the landowner or authorized agent giving notice of the alleged default, setting a time to
appear before the Planning Commission to show cause why steps should not be made to
totally or partially revoke the PZD. The Planning Commission recommendation shall be
forwarded to the City Council for disposition as in original approvals. In the event a PZD is
revoked, the City Council shall take the appropriate action in the city clerk's office and the
public zoning record duly noted.
A:IReports120071PC Reporis106-t3-07kR-PZD 07-2634 (The Coves at Walnut Crossing).doc
(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. t
(b) Membership and fees must be mandatory for each home buyer and successive buyer.
(c) The open space restrictions must be permanent, rather than for a period of years.
(d) The association must be responsible for the maintenance of recreational and other
common facilities covered by the agreement and for all liability insurance, local taxes and
other public assessments.
(e) Homeowners must pay their pro rata share of the initial cost; the maintenance assessment
levied by the association must be stipulated as a potential lien on the property. The
association must be able to adjust the assessment to meet changing needs.
FINDING: The applicant shall comply with these requirements.
See. 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,
K:IReports1200TPC Reports108J3-0718-PZD 07-2634 (The Cores at Walnut Crossing.doc
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 Plan.
(10) Special Features. Better utilization of sites characterized by special features of
geographic location, topography, size or shape.
FINDING: Staff finds this proposal meets the intent of many of the parameters of the City
Plan 2025, as well as the above criteria, including flexibility in density, 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, a variety of 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:
K:I Reporlsl2007iPC Reports 08-I3-07\R-PZD 07-2634 ('/he Cores or Walnut Crossing.doc
Residential Neighborhood Areas:
a. Where possible, encourage a block -and -street layout that promotes walkable,
cyclist friendly road designs with slow design speeds.
b. Utilize principles of traditional residential urban design to create compatible,
livable, and accessible neighborhoods.
c. Discourage design elements that prohibit complete, compact, connected
neighborhoods such as cul-de-sacs, gated communities, etc.
d. Minimize through traffic on minor residential streets, while providing connections
between neighborhoods to encourage openness and neighborliness.
e. 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.
(1) Purpose and intent. The R-PZD is intended to accommodate mixed -use or clustered
residential developments and to accommodate single -use residential developments that are
determined to be more appropriate for a PZD application than a general residential rezone.
The legislative purposes, intent, and application of this district include, but are not limited to,
the following:
(a) To encourage a variety and flexibility in land development and land use for•
predominately residential areas, consistent with the city's City Plan 2025 and the orderly
development of the city.
(b) To provide a framework within which an effective relationship of different land uses and
activities within a single development, or when considered with abutting parcels of land,
can be planned on a total basis.
(c) To provide a harmonious relationship with the surrounding development, minimizing
such influences as land use incompatibilities, heavy traffic and congestion, and excessive
demands on planned and existing public facilities.
K:IReports120071PC Reports108-13-0718-PZD 07-2634 (The Coves at Walnut Crossing).doc
(d) To provide a means of developing areas with special physical features to enhance natural
beauty and other attributes.
(e) To encourage the efficient use of those public facilities required in connection with new
residential development.
FINDING: Staff is recommending approval of this application, finding the proposed .PZD
meets the intent of the PZD ordinance as noted above. 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: The residential uses on this property will be at least fifty-one percent of the gross
floor area within the development.
(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 RSF-4 type zoning regulations, large undeveloped agricultural
properties, Farmington Elementary School, Walnut Crossing PZD and The Commons at
Walnut Crossing, which are currently tinder development. The density proposed for this
development is appropriate given that the site is clear pasture land adjacent to an elementary
K:IReportsl20071PC Reportsl08-13-071R-PZD 07-2634 (The Cores at Walnut CrossingJ.doc
school and existing infrastructure, meets the urban development goal of the City's City Plan
2025, and will not have a detrimental impact on the site and adjoining properties.
(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 varied 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
Planting 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 scheme.
FINDING: The lot coverage or building area on this project is very similar to a RSF-4 zoning
district.
"Required Findings for Rezoning Request.
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 consistent with the land use planning objectives,
principles and policies, as evidenced by the number of guiding policies for
Residential Neighborhood 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.
K:IHeparesl20071PC ReporisI08-13-07IR-P7L) 07-2634 (The Coves at 11'alnut Crossingj.doe
Finding: The rezoning is needed to allow for the creation of a unique 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: Staff finds this proposal will not create or appreciably increase traffic danger and
congestion.
4. A determination as to whether the proposed zoning would alter the population density and
thereby undesirably increase the load on public services including schools, water, and sewer
facilities.
Finding: Staff does not find that an undesirable increase in load on public services would be
created.
5. If there are reasons why the proposed zoning should not be approved in view of
considerations under b (1) through (4) above, a determination as to whether the proposed
zoning is justified and/or necessitated by peculiar circumstances such as:
a. It would be impractical to use the land for any of the uses permitted
under its existing zoning classifications;
b. There are extenuating circumstances which justify the rezoning even
though there are reasons under b (1) through (4) above why the
proposed zoning is not desirable.
Finding: N/A
K:IReporfs12007kPC Reports 108-73-0718-PZD 07-2634 (77ie Cores at Walnut Crossinp�.doc
ae y .ARKANSAS 113 W. Mountain St.
THE CITY OF FAYETTEVILLE, ARKANSAS phone: (479) AR -73471
Telephone: (479)444-3470
PARKS AND RECREATION DIVISION CORRESPONDENCE
To: Rausch Colman Homes
From: Sarah K. Patterson, Urban Forester
Date: August 8, 2007
ITEM #: R-PZD 07-2634: Planned Zoning District (The Coves @ Walnut
Crossing)
TREE PRESERVATION PLAN
i. A full Tree Preservation Plan will be required once this development comes
through large scale development.
2. At the time of Large Scale Development, staff will assess the plans with a
minimum canopy cover of at least 25%.
3. Tree canopy found along the creek and within floodway is high priority for
preservation.
4. There is a large amount of canopy that looks to be removed with this concept.
Supportive information, such as an arborist report, will need to be submitted
to the Urban Forester at time of development proposal.
5. Preserved canopy found on POA maintained lots is required to be placed
within a Tree Preservation Area to ensure protection in perpetuity.
6. Please explore options of removing the utility easements along the east and
west property lines as this shared canopy buffer is a high priority for
preservation.
LANSCAPE REGULATION
i. Landscape Regulations as defined in Chapter 177 will be required with
development plan approval. This shall include but not be limited to street
trees, detention facility plantings, etc.
THE CITY OF FAYETTEVILLE, ARKANSAS
TO: Jesse Fulcher, Planner
FROM: Alison Jumper, Park Planner
DATE: August 8, 2007
SUBJECT: Parks & Recreation Technical Plat Review Comments
113 W. Mountain St.
Fayetteville, AR 72701
Telephone: (479) 444-3469
******************************************************************************
Meeting Date: August 8, 2007
Item: R-PZD 07-2634 The Coves at Walnut Crossing
Park District: SW
Zoned: R-PZD
Billing Name & Address: Rausch Coleman Land Development
308 East Main
Farmington, AR 72730
Land Dedication Requirement
Single Family _@ .024 acre/ unit =a acres
Multi Family ___@.017 acre/ unit = .acres
COMMENTS:
Money in Lieu
_184_@ $960 per unit = $ 176,640
@ $680 per unit = $
Parks and Recreation Advisory Board made a recommendation of accepting money in
lieu of land for the park land dedication requirement for this development on June 4,
2007. Money in lieu will be used for the development of parkland located in Walnut
Crossing PZD. Rausch Coleman will administer the design and construction on the park.
Additionally Rausch Coleman will work with the Trails Coordinator to locate an
easement for a trail corridor along the existing gas easement.
A contract between the City of Fayetteville and Rausch Coleman will be necessary prior
to designing the park.
PZD07--1
Conan
July 24, 2007
Mr.. MattCasey, PE
• City., of. Fayetteville, AR
113 WestMountain;
Fayetteville, AR 72701
Dear Mr. Casey,
Pursuant to your comments regarding the: Walnut Valley. Master Development Plan we hereby -
request a waiver of certain City design standards. They are as. follows:
'1. Tangent Length. Our design uses large radius centerline curves and very short to,
nonexistent tangents between reverse curves to accommodate the lot layout concept
• referred to as "coving'. The intent of the 100 foot tangent length minimum, in our view,
was to avoid unsafe driving situations caused by reverse curvature when small radius
curves are employed. We feel that because the radii. we are proposing are much greater.
than theminimum allowed and 1he arc lengths are typically longer than conventional.
designs that an unsafe condition will not be created when the tangents between reverse
curves are less than 100'."' Our request is to waive ,the 100' tangent requirement in all
• occurrences that may appear on the -preliminary plat for Walnut Valley.
• 2.: Curb Cut Separation. The narrowness of some of the proposed.lots will make adhering to
the requirement to keep all curb cuts 50' from all intersections difficult. We request a.
waiver of this requirement. The low speed limits within this residential subdivision and
increased building setbacks will mitigate the need for such large separations from
intersections.•
- 3. Roll Over Curb. We wish to be permitted to use a roll over type curb section. This will
eliminate the need for curb cuts when driveways are poured and reduce' maintenance costs
for the City.
Please feel free to call should'you have any questions or need additional information.
Respectfully Yours, .
Andy Feinstein'
•Project Manager
308 East Main Street Farmington, AR 72730 Phone (479) 267-6008 : Fax (479) 267-5241
www.rauschcolemanhomes.com
-
co��rru�n
July 3,2007
City Council
City of Fayetteville, AR
113 West Mountain
Fayetteville, AR.72701"
Dear Sir'or Madani,
On behalf of Rausch Coleman.Homes I respectfullyrequest an Amendment to the Master Street
• Planto remove a -portion of Sellers Rd. adjacent to our.property located in Section 24, Township
16, Range 31.. The attached exhibit shows the relationship of the Sellers Rd. alignment to the
proposed Walnut Valley subdivision and the recently constructed Walnut Crossing subdivision:
Tlease not6 that Alberta Street has be'en constructed with an 80'.right of way from the eastern limit
of Walnut Crossing to. the Farmngton. City Limits:At that point the r/w reduces to 65'; continues
through an existing. subdivision and terminates at Broyles Rd. An eventual eastern extension of
Alberta St. could connect to the eventual southern extension of Rupple Rd.
' f
' Also note that -the Sellers Rd. alignment places it -directly on the Goose Creek channel.
Construction of a minor arterial street on this section line would be not only extremely expensive
but would entail relocation or piping of the drainage way along approximately 1,300 feet of our
north line.
In our view, the desire to have east to west connectivity in this area is achievable by using the'-
• Alberta Street corridor thus somewhat mitigating the removal of the Sellers Rd. alignment from the
Master Street Plan should you agree to this request.
Sincerely, RECEIVED
An y Feinstein JUL-0 5 207;
Project Manager CITY OF FAY; TTEVILLE
PLANNING DIVISION
308 East Main Street Farmington; AR 72730 Phone (479) 267-6008 Fax (479) 267-5241
www.rauschcolemanhomes.com
Not to Scale
MASTER STREET PLAN
AMENDMENT EXHIBIT
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REVISIONS:
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BAUSCH COLEMAN
LAND DEVELOPMENT
308 EAST MAIN
FARMINGTON, AR 72730
479-267-6008
RPZD07-2634 THE COVES @WALNUT CROSSING
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Fayetteville Fire
Department
MEMO
To: Dara Sanders, Andrew Garner, Jeremy Pate, and Jesse Fulcher
Thru: Chief Tony Johnson
Chief Bud Thompson
From: Captain Dale Riggins
Date: August 21, 2007
Re: August 21, 2007 Zoning Review - Fire Department Comments
RZN 07-2691 (JI3 Hays)
These 1.80 acres are covered by Ladder 3 located at Happy Hollow Rd and Fairlane.
It is 3.3 miles from the station with an anticipated response time of 5.5 minutes.
The Fire Department does not figure calls for service on R-0, Residental Office, but there should
be no adverse effects on our call volume or response time to this development.
Measured hydrant flow in the area is over 1500 gallons per minute.
R-PZD 07-2634 (The Coves @ Walnut Crossing)
These 50.40 acres are covered by Engine 7 located at 835 S Rupple Road.
It is 2.1 miles from the station with an anticipated response time of 6 minutes.
The Fire Department anticipates 44 (27 EMS/I 7 Fire -Other) calls for service each year after the
project is completed and all units are occupied. There should be no adverse effects on our call
volume or response time with this development.
There is no recorded hydrant flow in the area at this time.
If you have any questions concerning these comments please don't hesitate to call me
captain 21ale /<icgcginj
Fayetteville Fire Department
Date 8/17/07
Jeremy Pate
Zoning and Development Director
City of Fayetteville
113 W. Mountain
Fayetteville, Arkansas 72701
Dear Director Pate,
This document is in response to the request for a determination of whether the proposed
R-PZD 07-2634: (Walnut Valley, 555): Submitted by Rausb Coleman Homes for
property located N of Hwy. 62 and W of Walnut Crossing PZD, would substantially
alter the population density and thereby undesirably increase the load on public services
and create an appreciable increase in traffic danger and congestion. The property is
zoned RSF-1 and contains approximately 50.40 acres. The request is to review the
Zoning and Land Use for a R-PZD with 195 single family dwelling units.
It is the opinion of the Fayetteville Police Department that this R-PZD will not
substantially alter the population density, and will not create an appreciable or
undesirable increase in the load on police services. This R-PZD will not create an
appreciable increase in traffic danger or congestion.
Sincerely,
Captain William Brown
Fayetteville Police Department
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The Coves at Walnut Crossing
Scope of Project
The Coves is located at the western edge of Fayetteville just north of Hwy 62 and
adjacent to the Farmington city limits. This Master Development Plan is a single family
residential development utilizing the coving concept of subdivision design. The coving
concept is a site planning method that creates coves of green space in the front and rear of
' houses through varied setbacks and winding streets. While housing density is generally
similar with that of a conventional lot layout, the coved development is designed with
considerably less street length which translates into less linear footage of water and sewer
and storm drainage producing a more sustainable development. The land area saved from
paved streets is placed in the lot or set aside for green space or preservation of natural
features. With the varied front setbacks, sidewalks are encouraged to follow a curvilinear
' route separate from the street which results in an appealing streetscape and safer
sidewalks. The Coves development consists of single family housing accessed from
either the public streets to the front of the lot or by public alley at the rear of the lots.
Coving has been around for over a decade and tested in several markets predominately in
the Midwestern portion of the United States. Coving is appealing for a variety of
reasons. It increases lot size without sacrificing the density of lots per acre. In effect, the
extra land that is spared from roads is placed into front yards and commonly owned green
spaces. Coving cuts street maintenance costs for cities and reduces runoff and erosion
' which will help water quality. Safety is improved with reduced traffic speeds due to the
curvilinear streets and since the circulation is designed to loop versus being designed in a
grid, there are few intersections where studies prove most accidents occur. Homes are
positioned individually on lots creating a unique look and feel from the street as well as
from within the home. Not only does this enhance individuality among home sites, it
enhances the appeal of the overall neighborhood by providing spacious front yards and
open views.
Coving is a design technique that focuses on reducing paved surfaces and enhancing
neighborhood livability. The streetscape is enhanced by the curvilinear streets,
meandering sidewalks and deep spacious front yards. Deep setbacks on the outside of the
curves are opposite short setbacks on the inside of the curves where the excess open
' space is placed to the rear of homes. This additional land within the lots and shared by
neighbors provides an estate type look to a moderately priced development. This coving
concept also allows for the preservation of selective natural features that may exist on a
' site.
As with all of Walnut Crossing, Rausch Coleman Homes, LLC will not only develop the
subdivision but also build and sell each home ensuring quality and continuity throughout
the development.
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General Project Concept
' Street and Lot Layout:
The proposed layout consists of curvilinear streets with pie shaped lots of varying depth
and width. Coving relies on a new pattern of street design that significantly reduces street
length when compared to conventional subdivision design. With reductions in impervious
surfaces, construction and maintenance costs are saved and storm water runoff is
minimized. The streets become safer as the number of intersections is reduced and as
travelers drive slower along curving streets. Public residential class streets are proposed
on 50' right of ways with a 28' street section as well as public alleys on 20' right of ways
with a 16' street section.
' The premise of Coving is to enlarge the streetscape by placing homes to form meandering
curves that are independent of the curve of the street. Most of the lots are pie shaped and
with varied front setback length, fewer homes are parallel to each other thus improving
views and creating a sense of space within the neighborhood. Since deep pie shaped lots
will produce narrow lot widths at the public street, lots are measured at the front setback
which vanes in depth from lot to lot.
' The graphic below compares the conventional grid layout on the left to the Coved layout
on the right.
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•' Conventional Grid
208 Lots 111
Four Units per Acre 111
8.5 Acres Green Space
8,615 linear foot of Street
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Coved PZD
Four Units per Acre
185 lots
10.5 Acres Green Space
5,667 linear toot of Stree
1
Deep setbacks on the outside of the curves are opposite short setbacks on the inside of the
curves where the excess open space is placed to the rear of homes. This increases the number
' of lots per foot of street to the outside of the curve and helps to reduce the total amount of
street needed to serve lots.
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The end result is fewer streets, larger lots and more open space throughout the
subdivision as shown in the photograph of Cantura Coves in Dallas, Texas below.
I814 2007 4
Phasing and Time Frame:
The Coves is proposed to be developed in two phases. The design of storm sewer and
sanitary sewer will ultimately determine the exact line of phasing however the graphic
below was established from preliminary design considerations. The first phase of
' construction is to include approximately 72 lots and both street connections to Alberta
Street. Sanitary Sewer for phase one shall flow south where sewer construction will
remain on site. Storm sewer for phase one will flow south toward the Farmington Branch
water shed. 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 for the second phase is to begin no later than three years after
Planning Commission approval of the PZD with completion within five years of that
approval date.
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Phase Two
Phase One
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' The Villas — Rear garage
homes accessed from alleys.
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The Residences — Standard single family
homes with garages accessed from the
front of the home.
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Building Elevations:
The following photographs of
Walnut Crossing homes
depict the exterior
architectural elements
proposed for the house plans
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Site Plan:
The development is a mix of two main housing options; The Residences are single family
homes with garages facing and accessed from the city street and The Villas which are
single family homes fronting a public street but accessed by a public alley with the
garages serving the rear of the home. All homes will have two car garages with room for
parking outside of the garage. Commonly owned property defined as green space is
interspersed with the lots and will be maintained by the Property Owners Association,
(POA). An 80' wide gas easement runs diagonally across the site. This easement is
included in the green space property and will be utilized for a future public trail.
Buffer Areas:
Natural narrow buffers of trees exist along the property's fence rows. Used agriculturally
in the past, the land is divided into fields separated by fence row vegetation. Where ever
possible fence row vegetation will be preserved. Areas of green space are dispersed
among the lots and provide pockets of commonly owned open areas throughout the
development which will be used for tree mitigation. A 5.6 acre area along the banks of
Goose Creek is to be set aside for tree preservation and mitigation.
Larger areas of tree preservation are provided with the Walnut Crossing subdivision and
a natural riparian buffer exists along the banks of the North Fork of Farmington Branch
Creek which is a part of the 168.5 acres Rausch Coleman owns. As we continue to
develop the remaining acreage, this riparian buffer will be preserved.
Tree Preservation:
In the northeast quadrant of the site, canopy exists in poorly drained, flat terrain. Based
on the canopy observed in these areas, it appears that agricultural fields were abandoned
allowing heavy canopy to emerge in a thicket. Much of the canopy consists of 3," to 8"
diameter trees with little branching in their canopy. The soils are wet and the quality of
the larger trees appear to be in decline. The predominant species mix is honey locust,
green ash and cedar. The majority of the canopy is not within a flood plain however the
soils are saturated throughout the area which seems to be causing the decline in the health
of the trees. Approximately 6% of existing canopy will be preserved along the riparian
corridor of Goose Creek and along fence rows. We are proposing to mitigate on site as
much as possible along streets and within green spaces including the open fields along
Goose Creek where select tree species will be proposed for filtering storm water.
Storm Water Detention Areas and Drainage:
The majority of the site drains to the north and northwest towards Goose Creek which is
along the north boundary of the site. A portion of the Goose Creek floodway and
floodplain exist in the northern portion of the land as shown on the plat. The conceptual
design is to collect storm water in small ponds throughout the development and south of
Goose Creek as needed per drainage studies. It is also our intent to incorporate Low
Impact Development methods where possible to reduce the amount of storm drainage
infrastructure needed and to provide filtration of the water.
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Undisturbed Natural Areas:
The Coves is a phase of a 168.5 acre parcel of land purchased for development by Rausch
Coleman Homes in 2004. The land includes acreage along the banks of the Farmington
Branch and Goose Creek within both Fayetteville and Farmington. As portions of the
master plan are developed, areas of riparian buffer and floodplain are to be preserved in
its current state. Over 9 acres was preserved during the development of Walnut Crossing
and as future phases are developed another 5 acres of riparian buffer and 4 acres in flood
plain will be preserved. The Coves will consist of 10.5 acres of open space where tree
mitigation and low impact development practices will enhance the area.
Existing and Proposed Utility Connections:
Public water is located along Alberta Street and sanitary sewer is located off site to the
south and north of the proposed development. The south portion of the site will gravity
flow to a line existing along the Farmington Branch where it flows to the Farmington lift
station further west. The majority of the sanitary sewer will gravity flow to the north west
corner of the site where it will require a pump station to carry waste water to the new
treatment plant to the north.
Development and Architectural Design Standards:
The style of the architecture will be similar to Walnut Crossing offering a variety of
house plans with characteristics similar to the craftsman style. Currently we have eight
main floor plans with a variety of options for roof configuration, window styles, siding,
and porch design all ranging from 1100 to 1700 square feet of living space.
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Proposed Planning Areas:
The Coves is a single family residential use development utilizing Use Units 8 and I with
two distinctive housing options for homeowners.
• Planning Area #1 - Residential Dwellings
o The Residences is a standard housing product with garages facing the
street.
o The Villas is made up of narrower lots accessed from alleys to the rear so
that vehicular traffic is serviced from the back.
• Planning Area #2 - Green Space is commonly held property to be owned and
maintained by The Coves Property Owners Association. Green spaces will
provide opportunity for passive recreation, trails, and tree mitigation areas.
Proposed Planning Area and Development Standards
Land Use Summary
Total Site Area
50.4 acres
Areas in lots and rights of way
39.83 acres / 79%
Area in Open Space
10.56 acres/21%
Use b Ri ht
Units 1, 8
Conditional Use
Use Units 2, 24
Density
3.65 units per 50.4 acres
Bulk and Area
PA #1 ResidentialDwelling
PA #2 Green Space
Lot Width Min.
19 t. at right of way
85' at right of way
35 t. at frontsetback
Lot area Min.
3,900sf
1980sf
Lot Area per Unit
3,900sf
1980sf
Site Coverage
37% impervious per lot
65%
Setbacks
Front - 15'
Front -15'
Side 5'
Side 5'
Rear 15'
Rear 15'
Height
35 (two story maximum)
35 t.
Minimum Setback from Right of Way — Lots intended by design to have greater setbacks
than the minimum will be clearly indicated on the final plat and a plat plan showing the
housing unit and driveway placement will be provided on a per lot format.
1
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Zoning Comparison Chart
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Item
Note
Existing-
Agriculture
Proposed - PZD
Use Units Allowed
City uses by right
Unit 1
Unit I
Public Protection
and Utility
Unit 3
Agriculture
Units 6, 7
Residential
Units 8,9,37
Unit 8
Conditional Uses
Misc.
Units
214020324,36
Unit 2, 24
Setbacks
Front
35 t.
.15 t min.
Side
20 t.
5 t. min.
Rear
35fl.
15 1. min.
Density
Units per Acre
% per acre
3.65units per acre
Bulk and area
regulations
Lot width
200 ft.
35 ft. at setback, 19' at
right of way
Lot area
2 acres
Average 3,900 s
Height Max.
Building Height
35fl.
35 t.
Recreation:
The Fayetteville Parks Board along with the staff has recommended that fees be accepted
in lieu of land dedication since a five acre park was dedicated with the final plavof
Walnut Crossing in 2005. Rausch Coleman Development has requested that the fees be
available for the development of the Walnut Crossing park. Additionally, trail easements
are proposed to be dedicated the public to connect the subdivision to the park and to
future trails.
Within the proposed coved development, pockets of open space to be commonly owned
by the property owners association equal 10.56 acres. These areas will be more useful
for the homes surrounding the spaces; however, provisions for access to these spaces will
be provided and connected by sidewalks or trails. Within the existing gas easement that
transverses the site, additional trails will be built to connect this development to future
trail corridors.
Since both Walnut Crossing and The Coves are Rausch Coleman Communities, property
owners from either development may enjoy the green spaces provided in both
developments as well as the open areas to be created as future neighborhoods are
developed by Rausch Coleman Homes. This will allow The Coves home owners to
access the open space along the West Fork of Farmington Branch which is a preserved
riparian habitat.
Reason for Zoning request:
The coving concept of subdivision design provides for larger lots within higher densities
through reduced footage of streets and variable lot shapes, sizes and front setback
lengths. The density proposed in this development is approximately 3.65 units per acre
overall. A PZD is being requested due to the narrow lot widths at the public street, the
varied front setbacks and the winding street configuration which are unconventional to
Fayetteville's standard residential zoning criteria.
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Relationship with Surrounding Uses
An existing subdivision in Farmington exists directly west with the Farmington
' Elementary School just north of that, agricultural fields are directly north and partially to
the west and Walnut Crossing is east. To the south is land held by Rausch Coleman
' Homes and planned for residential development in the future.
Compliance with the Fayetteville City Plan 2025
Based on the 2025 plan, two separate land use areas are designated on this site, a Natural
Area is designated along the corridor of Goose Creek and the remaining property is
designated Residential Neighborhood.
Natural Areas: The riparian corridor of Goose Creek is to be preserved along with areas
of tree canopy south of the riparian buffer. It is our proposal to mitigate much of the
canopy that exists in poorly drained soil to areas where tree canopy will enhance the
riparian buffers and filter stone water on site. An existing gas line easement creates a
' green corridor that will be partially dedicated as a public trail easement to provide a
future link between the proposed Farmington Branch Trail, The West Loop Trail and the
Old Farmington Road Trail.
,' Residential Neighborhood Areas: The rest of the development is exclusively residential
in nature.
' • The use of alley access lots provides an element of traditional neighborhood
design.
• Curving streets and varying setbacks help to create a unique sense of open space
' along the street and to the front of the homes.
• The meandering sidewalks proposed to run independently from the public street
will promote pedestrian use.
• Curvilinear streets designed to continuously loop with few intersecting roads will
result in safer streets.
I. Street connections are proposed to allow connectivity among neighboring
development yet the curvilinear nature of the street design will discourage
through traffic and reduce traffic speeds.
Impacts on City Services
• Water —This development will tie to an 8" line that was installed along Alberta
Street during the development of Walnut Crossing. All public water facilities will
be designed and built to city standards
•• Sanitary Sewer — The southern third of the development will gravity flow to an
existing sewer main along Farmington Branch. This line flows west to the
Farmington lift station which is to be upgraded this fall. The remaining portion of
the project will flow to a proposed lift station near the northwest corner of the site.
From this lift station, a force main will carry the sewage to the waste water
treatment plant north of the site. All public sewer lines and manholes will be built
Ito city standards.
• Roads — The main road accessing The Coves is Alberta Street which was built
during the development of Walnut Crossing. At the time Walnut Crossing was
' constructed, Alberta was within the limits of Washington County and the City of
Farmington from the western edge of Walnut Crossing to Broyles Road. As
' 8/14/2007 11
Alberta Street enters Walnut Crossing the road section and right of way enlarges
to collector street standards and in the area of The Coves it is per residential street
standards as was required at the time of construction. As Alberta enters into
Farmington city limits, the street remains a residential street and terminates at the
intersection with Broyles road.
• Fire and Police. — Two roads access the development from Alberta Street. Three
streets are to be built and terminated at the property line for future street
connections. We have met with the Fire Marshal and will follow the
recommendation of the fire department. Fire Stations # 6 and 7 are both within
acceptable distances to the development.
• Schools — This development is within the Fayetteville school district.
STATEMENT OF COMMITMENTS
IDedication — Walnut Crossing
• Parks - A request to offer fees in lieu of land dedication was approved by the
' Parks Board during the June meeting. It is our request to utilize these fees to
develop the five acre park within Walnut Crossing at this time. The design and
development will be administered by Rausch Coleman Land Development and
approved by the parks staff and Parks Board.
• Streets and Utility - All proposed public streets, alleys, storm drainage, and
water and sewer utilities will be dedicated to the City of Fayetteville per the
city's requirements. A public access easement will be placed on the western
access road from Alberta into the development. This public access easement will
be within the City of Farmington and will be constructed as a temporary hard
surface road for ingress and egress until a future plat is approved for construction
within Farmington. A coved plat is master planned to continue through this
portion of the site.
• Green Space - The green spaces shown on the PZD will be commonly owned
and maintained by The Coves Property Owners Association (POA).
' On or Off Site Improvements
A majority of the development's sanitary sewer gravity flows to the northwest portion of
the site toward the Goose Creek watershed. A lift station is proposed to be located at the
northwest comer of the site where a force main will run off site onto City property to the
new waste water treatment plant on Broyles Road. The remaining lots gravity flow to the
' south where sewer will connect at the western edge of Walnut Crossing.
One of the proposed access roads into the development from Alberta will be within the
' city limits of Farmington. This access is proposed as a temporary paved public access
until such time as Farmington approves the plat for this portion of the site and
subsequently accepts dedication of the right of way. A coved plat is master planned to
continue through this portion of the site. Rausch Coleman is currently working with the
City of Farmington for the approval of this portion of the master plan.
' Natural Resources and Environmental Sensitive Areas
A wetland determination is under way with small grouping of wetlands found near the
banks of Goose Creek. The proposed 10.5 acres of green space to be managed by the
POA includes land within the flood plain of Goose Creek. Areas of trees along fence
rows are to be preserved as are trees along the riparian corridor of Goose Creek. Trails
8/14/2007 12
and green space will connect The Coves with preserved riparian buffers along the
Farmington Branch creek as was presented with the Walnut Crossing PZD.
Phasing
The Coves is proposed to be phased in two phases. Please refer to the graphic on page 8
' for the proposed limits of Phase One. The first phase of construction is to include
approximately 72 lots and both street connections to Alberta Street. Sanitary Sewer for
phase one shall flow south where sewer construction will remain on site. Storm sewer for
phase one will flow south toward the Farmington Branch water shed. Construction is
proposed to begin within one year from Planning Commission approval of the Planned
Zoning District with completion within two years of approval. Construction for the
second phase is to begin no later than three years after Planning Commission approval of
the PZD with completion within five years of that approval date.
' Fire Protection
One main road, Alberta Street, accesses this development. This development is in the
' Fayetteville City Limits and would be served from Fire Station #6 and Station #7. Two
access roads from Alberta will serve the Coves. All public streets and alleys proposed
within the Coves are to be designed to provide ample turning radius for fire trucks as
required by the City of Fayetteville
Parks/ Trails/ Open Space Commitments
U. A request to offer $186,240.00 of fees in lieu of land dedication was approved by the
Parks Board during the June meeting. Included in the approval was our request to utilize
these fees to develop the five acre park within Walnut Crossing at this time. The design
' and development will be administered by Rausch Coleman Land Development and
approved by the parks staff and Parks Board. Within the existing 80' wide gas easement,
an additional trail easement is to be granted to the City of Fayetteville as a future trail
' connection between Alberta Street and the proposed West Loop Trail and the wetland
trail at the waste water treatment plant. During the Walnut Crossing development, a trails
easement was granted along Alberta to provide future connection to the Old Farmington
Road Trail and the Farmington Branch Trail. The exact location and width of the trail
easement within the Coves is to be determined as engineering is completed for the
development. An additional 10.5 acres is proposed as commonly held open space for use
' by the POA. This development is a part of a larger tract of land containing areas of tree
preservation and riparian buffers.
Proposed Preliminary Elevations
Please refer to Page 7for proposed building elevations.
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Development Standards, Conditions, and Review Guidelines.
Screening and Landscaping:
The majority of the site is surrounded by agricultural fields with the exception of
the south eastern boundary which adjoins the Commons at Walnut Crossing.
Existing fencerow trees exist as natural buffers along portions of the development
including along the northern boundary which is adjacent to Goose Creek. In all
' locations possible, the fencerow trees are to be preserved. All of the floodway
and portions of the 100' floodplain are also to be preserved which will provide a
buffer along Goose Creek.
' Front yard landscaping for each home will be installed by the builder.
Landscaping within the green spaces and near the entry feature will be installed
by the developer and maintained by the POA.
Traffic and Circulation:
' The main access to the development is from Alberta Street. Alberta was within
the county's jurisdiction when constructed as a part of the Walnut Crossing
Development and built to residential street standards. Throughout the Coves,
residential streets are proposed for dedication to the City. The streets meander
through the development and loop back to Alberta Street in two locations with
three additional streets stubbed for future street connectivity.
' Parking Standards
All single family homes include a two car garage with room for an additional two
cars to park outside the garage. The streets are proposed to be 28' wide and can
accommodate on street parking.
Perimeter Treatment
Privacy fencing is planned for the rear yards of each home as requested by future
home owners.
Sidewalks:
Per coving design standards, we are requesting to build 6' wide sidewalks that
will meander separately from the public street right of way and be placed on one
side of the street in most cases. Benefits to this request are two fold: Aligning
sidewalks separately from streets will provide greater separation for the pedestrian
' from vehicular uses and create a more pleasing sense of place. By keeping walks
on one side of the street, homeowners will meet neighbors as they use a
communal sidewalk.
Since these walks are proposed to meander away from the right of way, separate
access easements will be dedicated with the plat for public use. Builders will be
'
required to build within the access easements per the covenants. Although this
may be cumbersome in situations where multiple builders are involved, homes in
the Coves are proposed to be built solely by Rausch Coleman Homes.
8/14/2007 14
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This photograph shows how the sidewalks meander through the development separately
from the street right of way which increases safety and enhances the experience for the
pedestrian. By placing sidewalks on only one side of the street, neighbors are more likely
to meet.
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Streetlights:
• Streetlights will be provided to meet city standards along all public streets within
• the development.
Water:
This development will tie to an 8" line that was installed along Alberta during the
development of Walnut Crossing. All public water facilities will be designed and
' built to city standards
Sanitary Sewer:
The southern third of the development will gravity flow to an existing sewer main
along Farmington Branch. This line flows west to the Farmington lift station
which is to be upgraded this fall. The remaining portion of the project will flow to
' a lift station near the northwest comer of the site. From this lift station, a force
1 8/14/2007 15
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Streets and Drainage:
All streets and alleys are to meet current City standards and be dedicated to the
City with the Final Plat. Currently 50' rights of ways with28' wide street with
' curb and gutter is proposed. A 16' wide alley is proposed within 20' rights of
way. Most drainage will be collected in the street and flow to subsurface drainage
pipes. Drainage will be routed to the northern portion of the site where is
' currently flows. A drainage report will be provided as this development goes
though the PZD/Platting process.
' Access to the development is via two streets served from Alberta Street along the
south of the development. Alberta is considered a collector street in Fayetteville
' and a residential street by Farmington standards. One of the access roads into the
Coves is within the City of Farmington and will be constructed as a temporary
hard surface road for ingress and egress until a future plat is approved for
construction within Farmington. A coved plat is master planned to continue
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through this portion of the site with similar lot and street design.
Construction of Non Residential Facilities
Only residential homes are planned with this development.
Tree Preservation
Much of the existing canopy consists of 3" to 8" diameter trees with little
branching in their canopy. Individual significant trees do exist within the heavily
canopied areas. The soils are wet and the quality of the trees appear to be in
decline. The predominant species mix is locust, green ash and cedar. The
majority of the canopy is not within a flood plain however the soils are saturated
throughout the area which seems to be causing the decline in the health of the
trees. Other than the canopy along the banks of Goose Creek and select canopy
within the fence rows, we are proposing to mitigate due to the poor drainage
' conditions preservation of the canopy will create. It is our proposal to mitigate
much of the canopy that exists in poorly drained soil to areas where tree canopy
will enhance the riparian buffers and filter storm water on site. A complete tree
preservation plan and mitigation request form will be submitted with the
PZD/Platting review process.
I. Architectural Design Standards
Architectural design standards will be incorporated in the language of the
covenants. Homes will range in size from 1100sf to 1700sf and will not exceed
two stories in height. The elevations of the homes will be similar to those within
the Walnut Crossing development. Please see page 7for elevations.
Proposed Signage
Engraved native stones are planned to be utilized for all signage in the
development. An entry sign will be placed west of the main street accessing the
development and within a lot designated for maintenance by the POA. All signage
shall be subject to the requirements of Chapter 174 for residential subdivisions.
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8/14/2007 16
View Protection:
' This development is proposed for one and two story single family residential
homes. Concern over the loss of existing views due to tall structures does not
apply in this land use.
Overall, the development is afforded views of Kessler, Washington and Miller
mountains to the south of the Fayetteville/Farmington area. These views will be
enjoyed by homeowners as most of the homes in the development will be one
story. Views of the mountains will be enjoyed not only from the homes but also
from the proposed park/trail corridor and from the numerous open space areas.
Covenants and Homeowner Associations
A complete set of covenants are to be submitted with the PZD/Plat review
process. The general rules to be established for The Coves will closely follow
that of Walnut Crossing. In general, a Property Owners Associations will be
incorporated with the state as a non profit corporation. Dues will be collected to
pay for maintenance and upkeep of all commonly held open areas and landscape
features.
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IkIiSWTI
From: Clarice Pearman
To: Pate, Jeremy
Date: 9.6.07 4:32 PM
Subject: Ord. 5058
Attachments: 5058 R-PZD 07-2634 The Coves.pdf
CC: Audit
Jeremy:
Attached is a copy of the above ordinance passed by Council, September 4, 2007. Please let me know if there is anything else needed for this item.
Have a good day.
Thanks.
Clarice
Clarice Buffalohead-Peamman, C.A.M.C., C.M.C.
City ClerkiTreasurer Division
113 West Mountain
Fayetteville, AR 72701
479-575-8309
coearmanna.ci. fayettevil le. a r. us
NORTHWEST ARKANSAS EDITION
Benton County Daily Record
P. O. BOX 1607
FAYETTEVILLE, AR 72702
PHONE: 479-571-6415
AFFIDAVIT OF PUBLICATION
I, Kate MacNaughton, do solemnly swear that I am the 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
City of Fayetteville: Ordinance No. 5058
Was inserted in the Regular Editions on:
September 14, 2007
Publication Charge: $105.50
Subscribed and sworn to before me
This day of , 2007.
= —•-- NCtary Public—[=:February
CATHY C,o LEs_
QCommis on Expires 20,2014IS.J.�T^�.n4mPM1'/IMV.'tlera(✓.
My Commission Expires: 2-/ b/wit.
**NOTE** Please do not pay from Affidavit.
Invoice will be sent.
RECEIVED
SEP 182007
CITY OF FAYETTEV I LLE
CITY CLERKS OFFICE
.Friday, September 14, 2007
uemMANGE NO. 8058 c' ,,• ; a„ �. • r
ORDINANCE ESTABLISHING A RESIDENTIAL
NNED ZONING DISTRICT G TITLED 07-
S. TH\7 �
E COVESAT WALNUT CROSSING,, LO LOCAT-''-!'
• . VnV pJnm ra.nIVVCVGVIVIINU UIJINPLI; '
CONTAINING APPROXIMATELY 50.40 ACRES; �r ARKANSAS
' AMENDING THE OFFICIAL ZONING MAP OF THE
CITY OF FAYETTEVILLE: AND ADOPTING THE ASSOCIATED MASTER DEVELOPMENT PLAN r I
BEIT ORDAINED BY THE CITY COUNCIL OF THE CITY OF FAYETTEVILLE, rt
ARKANSAS: :• I g
Section 1: That the zone clessHicaaon of the /dlawMg described property is hereby changed as td-
bws:
-Fran RSF-1, Residential Single Family, 1 unit per acre to R-PZD 07-2634 The Caves at
Walnut Crossing as shown in Exhibit •A' and depicted in Edilbit'B' attached hereto
and made a part hereof,
Section 2: That the change In zoning classification Is based upon the approved master development
j plan, development standards, statement of commitments end the conditions of approval as submit-
ted, determined appropriate and approved by the City Council; further, that the conditions of
approval shall be filed end 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 require-
ments of the master development plan have been met. _
Section 4: That the official zoning map of the City of Fayetteville, Arkansas. Is hereby amended to
reflect the zoning change provided in Section 1 above.
PASSED and APPROVED this 4th day of September, 2007. -
ByPROVED: ATTEST
By: A By; DAN COODYI Mayor SONDRA SMITH, City Chrk/IFeeeum
EXHIBIT'A' is a map and may be viewed in the Office of the City Clerkrrreasurer during normal busi-
ness hours. ..
EXHIBIT'B'
z 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 COORDI-
NATES OF N:634,927.30. E:&52,814.77; THENCE WITH A BEARING OF S B7°00'52' E A DISTANCE
OF 1323.67 FEET TO A POINT: THENCE WITH A BEARING. OF S 02°364r WA DISTANCE OF
1316_30 FEET TO A POINT_ SAID POINT BEING THE NORTHEAST CORNER OF THE SOUTHWEST
Inrrn,c rvun n ecAHPNU Ur S U152'36' WA DISTANCE OF 699.94 FEET TO A POINT ON THE 1
I. NOR_THERN-RIGHT.OE WAwOF.ALBERTA.STREET;THENCE-WIJHSAIB F IGHT.OPNAY'A-BFi\R-
j ING OF N 87°4847 WA DISTANCE OF 653.98 FEET TO A POINT, THENCE LEAVING SAID RIGHT
OF WAY WITH A BEARING OF N O1°53'47' E A DISTANCE OF 705.80 FEET TO A POINT HAVING
COORDINATES N:633574.23, E:653423.59- THENCE WITH A BEARING OF N 87.17'55W AA DIS-
I OF 653.78 FEET TO A POINT; THENCE WITH A BEARING OF N 01°5457' E A DISTANCE
OF 1322.99 FEET TO THE POINT OF BEGINNING,: CONTAINING 2195573.30 SOUARE FEET OR
50.403 ACRES.