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HomeMy WebLinkAboutOrdinance 5063 I��N�II��I�INNIINNNN�INIIINIMNN�NN Doc ID: 011737050011 Tvoe : REL Recorded : 11/08/2007 at 04 : 11 : 22 PM Fee Amt : $85 . 00 Pace 1 o1 11 Vashlnoton Countv . AR Bette Stamos Circuit Clerk F11e2007-00041882 ORDINANCE NO. 5063 AN ORDINANCE ESTABLISHING A RESIDENTIAL PLANNED ZONING DISTRICT TITLED R-PZD 07-2576, WOODSTOCK COMMUNITY, LOCATED SOUTH OF WEDINGTON DRIVE FROM 46TH TO BROYLES AVENUE; CONTAINING APPROXIMATELY 28.90 ACRES; AMENDING THE OFFICIAL ZONING MAP OF THE CITY OF FAYETTEVILLE; AND ADOPTING THE ASSOCIATED MASTER DEVELOPMENT PLAN BE IT ORDAINED BY THE CITY COUNCIL OF THE CITY OF FAYETTEVILLE, ARKANSAS: Section 1 : That the zone classification of the following described property is hereby changed as follows: From R-A, Residential-Agricultural to R-PZD 07-2576, Woodstock Community, as shown in Exhibit "A" and depicted in Exhibit "B" attached hereto and made a part hereof. Section 2: That the change in zoning classification is based upon the approved master development plan, development standards, statement of commitments and the conditions of approval as submitted, determined appropriate and approved by the City Council; further, that the conditions of approval shall be filed and available for viewing in the office of the City Clerk/Treasurer of the City of Fayetteville. Section 3 : That this ordinance shall take effect and be in full force at such time as all of the requirements of the master development plan have been met. Section 4: That the official zoning map of the City of Fayetteville, Arkansas, is hereby amended to reflect the zoning change provided in Section 1 above. PASSED and APPROVED this 2dday of October, 2007. . 3 APPROV ATTEST: •. FAYETTEVILLE ; DAN COODY, May SONDRA SMITH, City Clerk/Treasurer °' ,;'VG f 0kA `°� EXHIBIT "B" R-PZD 07-2576 A PART OF THE NORTHWEST QUARTER OF THE SOUTHWEST QUARTER OF SECTION 12, TOWNSHIP 16 NORTH, RANGE 31 WEST, WASHINGTON COUNTY, ARKANSAS, BEING MORE PARTICULARLY DESCRIBED AS FOLLOWS, TO-WIT: BEGINNING AT A POINT WHICH IS S87015'08"E 3.06' FROM THE SOUTHWEST CORNER OF SAID FORTY ACRE TRACT SAID POINT BEING ON THE EAST RIGHT-OF-WAY OF BROYLES AVENUE AND RUNNING THENCE ALONG SAID RIGHT-OF-WAY NO2006'49"E 733 .46', NO2°21 ' 11 "E 511 .99' TO THE SOUTH RIGHT-OF-WAY OF ARKANSAS STATE HIGHWAY #16, THENCE ALONG SAID RIGHT-OF-WAY S87034'33 "E 139.56', N83035124"E 44.551, S8800111211E 87.99', S67036'50"E 53.26', S87022134"E 27.881, N8200014411E 81 .381, S8701913311E 819.690, S51033'46"E 28.62' TO THE WEST RIGHT-OF-WAY OF NORTH 46TH AVENUE, THENCE ALONG SAID RIGHT-OF-WAY OF NORTH 46TH AVENUE SOI 052'14"W 575.81 ', THENCE LEAVING SAID RIGHT-OF-WAY N87° 16'34"W 300.48' TO A SET IRON PIN, THENCE S02030108"W 249.48' TO A SET IRON PIN, THENCE N87° 16'34"W 332.21 ' TO A SET IRON PIN, THENCE S0203010811W 410.65' TO A SET IRON PIN, THENCE N87° 15'06"W 639.76' TO THE POINT OF BEGINNING. CONTAINING 28.90 ACRES, MORE OR LESS. SUBJECT TO EASEMENTS AND RIGHTS- OF-WAY OF RECORD. AMENDED CONDITIONS OF APPROVAL: R-PZD 07-2576 Page 1 of 8 Following are the conditions of approval determined appropriate and approved by the City Council associated with R-PZD 07-2576 (Woodstock Community) on October 02, 2007: Streets and Right-of-Way 1 . Street improvements. This property has frontage on three streets: Wedington Drive, Broyles Avenue, and 46th Street. Wedington is being fully improved along the project frontage by the Arkansas State Highway Department, Broyles Avenue has recently been fully improved by the City, and 46th Street is an unimproved two-lane paved street along the project frontage and continues south until improvements to this street begin with the Cross Keys Subdivision. Based on the condition of the immediate surrounding street system and the impact of the amount of traffic generated by 100,390 square feet of non-residential spaces and 382 dwelling units from this project, staff recommends the following street improvements as being proportional to the development: A. The applicant shall contribute half the cost of a traffic signal at Broyles/Wedington in the amount not to exceed $62,500.00. The delayed off-site improvement assessment shall be paid proportionally through the first three phases, prior to issuance of a building permit for each respective phase, as follows: ( 1 ) Phase I: $20,833.34 Phase II: $209833.34 Phase III: $20,833.34 B. The applicant shall pay for and construct improvements on 46t' Avenue concurrent with Phase I to include the following: ( 1 ) 28-foot wide street cross section, including curb, gutter, storm drains, on both sides along the property frontage. (2) South of the property frontage, 46th Avenue shall be improved to a 24' wide pavement width, with no other improvements recommended. C. Street lights and sidewalks shall be installed along all public streets adjacent to the project boundaries pursuant to City codes. ADDED CONDITIONS: D. The applicant shall install a 5-foot sidewalk on one side of 46'h Avenue from the southern boundary of the subject property to connect to the existing sidewalk along 46th Avenue, approximately 650 ft. to the south. The sidewalk shall be constructed within existing right-of-way where possible. Final location shall be approved by the City Engineer. AMENDED CONDITIONS OF APPROVAL: R-PZD 07-2576 Page 2 of 8 E. The applicant shall install two (2) traffic tables on 46'h Avenue between Wedington Drive and Persimmon Street. Traffic tables shall meet City of Fayetteville specifications, and shall be approved by the Engineering Division. 2. Right-of-way dedication. 55' from centerline along Wedington Drive by warranty deed is required. 35' from centerline along Broyles Avenue by easement plat; 25 ' from centerline along 46th Street by easement plat; variable right-of-way dedication along the internal streets as depicted on the site plan by easement plat; private drives would be under an access easement owned and maintained by the property owner's association and dedicated by easement plat. 3. Planning Commission determination of a waiver of minimum street design standards: a. The applicant requests a waiver to allow a 20' curb return radius (CRR) at all interior street intersections and driveways when City Code requires a 30' CRR for streets (UDC Section 171 .02(C)) and 25' CRR for the street intersections with Broyles, a Collector. Engineering staff has reviewed this request and is in favor of the CRR waiver requests, finding that adverse impacts to traffic and pedestrian safety would not occur. PLANNING COMMISSION RECOMMENDED IN FAVOR OF THIS CONDITION (07/23/07) b. The applicant requests a waiver to allow a different street cross sections than required by the current Master Street Plan standard (UDC Section 166.06 (k)( 10)(a) and 166.08(C)(14)). The applicant proposes on-street parallel parking, when the Master Street Plan does not have a cross-section that allows parallel parking as proposed. In addition, the palette of street widths proposed is not allowed under the Master Street Plan — there are not Master Street Plan street cross-sections with the exact width and dimensions proposed. 1. Staff recommends in favor of a waiver to construct the street cross sections as requested (see plat sheet 2 of 16) finding the more narrow street widths will help in traffic calming and are consistent with the overall TND development philosophy for this project to help encourage pedestrian activity. Provided that 7.5 'parking lane is maintained, as measured to the face of curb, and that all sidewalks to be used by the public be constructed with a 5 ' minimum width. PLANNING COMMISSION RECOMMENDED IN FAVOR OF THIS CONDITION (07/23/07). ii. Alley cross-section/private drive aisle width. Staff recommends in favor of the alley widths as depicted on the revised alley exhibits showingturning movements on these alleys. The bump outs directly adiacent to the garages shall be a flat, paved drivinz surface to allow for vehicular movement as shown on the exhibit. AMENDED CONDITIONS OF APPROVAL: R-PZD 07-2576 Page 3 of 8 PLANNING COMMISSION RECOMMENDED THAT STAFF WORK WITH THE APPLICANT FOR A RECOMMENDATION TO THE CITY COUNCIL (07/23/07) THE APPLICANT AND STAFF MET SINCE THE PLANNING COMMISSION MEETTING AND CAME TO AN AGREEMENT ON THE ALLEY WIDTHS AS DEPICTED ON THE REVISED ALLEY WIDTHS EXHIBITS ATTACHED TO THIS REPORT (08/14/07). c. The applicant requests a waiver of the centerline radii required by the City of Fayetteville Minimum Street Standards due to site constraints. The applicant proposes a 50' centerline radius on Street Four, where 150' is the minimum. Staff recommends in favor of this request. PLANNING COMMISSION RECOMMENDED IN FAVOR OF THIS CONDITION (07/23/07) d. Curb sections. The applicant requests 18" curb on all streets versus a standard 24" curb, in contrast to the City's street design standards. Staff finds in favor of this request, agreeing with the applicant 's justification that a narrow curb is acceptable in a Traditional Neighborhood Development as proposed. PLANNING COMMISSION RECOMMENDED IN FAVOR OF THIS CONDITION (07/23/07) 4. All private drives and alleys and any sidewalks outside the right-of-way shall be included in a shared access easement. This access easement shall be included on the easement plat. 5. A minimum of 26' clear of any structure (fence, building, wall, etc.) shall be provided along all alleys utilizing residential trash service to provided adequate room for a trash truck and arm to pick up residential trash carts. 6. Signs indicating future street extension shall be installed at all street stub-outs. Commercial Design Standards 7. Planning Commission determination of commercial design standards for the commercial portion of the mixed use structures, and the stand-alone commercial structures, and overall compatibility and transition in the proposed development. Staff finds in favor of this determination. The building elevations of other structures in this development are well- articulated and provide for a consistent and overriding theme throughout the development, which transitions well between the mixed use buildings/fats, commercial structures, townhouses, and single-family detached houses. The zoning criteria and elevations for the residential and non-residential structures requires buildings to front the street, and small building setbacks help create a streetscape and facilitate an overall compact and complete development. There is a wide variety of uses and structures prevent a visual monotony while maintaining a compatible architectural design throughout the site. AMENDED CONDITIONS OF APPROVAL: R-PZD 07-2576 Page 4 of 8 PLANNING COMMISSION RECOMMENDED IN FAVOR OF THIS CONDITION BUT REQUIRED THAT THE APPLICANT SHALL PROVIDE REVISED ELEVATIONS TO CITY COUNCIL TO SHOW GRADING/GARAGE ENTRIES FROM UNDERNEATH (07/23/07). REVISED ELEVATIONS HAVE BEEN PROVIDED IN THE BOOKLET TO ADDRESS THE PLANNING COMMISSION'S COMMENT (08/13/07). General 8. A preliminary and final plat approval is required prior to development of the single family portion of this project. 9. All infrastructure necessary to support Phase I of the project, including streets, is required to be constructed prior to final occupancy permits. 10. Buildings shall be constructed to be consistent with the concepts depicted in the building elevations in the PZD booklet. All buildings shall be designed and constructed to front onto public rights-of-way. All non-residential buildings or mixed use buildings shall adhere to Commercial Design Standards. 11 . Signs shall be permitted in accordance with Chapter 174 of the Fayetteville Unified Development Code, and shall be subject to signage requirements for commercial development for Planning Area 1 , and for residential development for all other Planning Areas. 12. 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. 13. Due to the very complex nature of this project, a detailed review of all aspects of the site and landscape plans in each phase of construction shall take place prior to issuance of building permits. The development shall be consistent with the site plan and mix of uses as approved in the PZD. All development shall meet applicable zoning and development criteria, unless specifically waived or varied by the Planning Commission as part of the PZD approval. 14. Should the detention pond area be approved as part of this project, it shall be formally incorporated into the property by way of a property line adjustment prior to issuance of construction permits. Phasine 15. This project is required to obtain all permits in accordance to the Phasing as listed below. A one-year extension may be approved by the Planning Commission (subject to the criteria in UDC Chapter 166 for extensions). The PZD booklet should be revised to reflect this AMENDED CONDITIONS OF APPROVAL: R-PZD 07-2576 Page 5 of 8 phasing, including an exhibit graphically depicting the limits ofconstruction for each phase. Phase No. Timeframe for Permits (years) Timeframe for Construction (years) Phase 1 1 2.5 Phase 2 2 3 .5 Phase 3 3 4.5 Phase 4 4 5.5 Phase 5 5 6.5 Phase 6 6 7.5 Phase ? 7 8 Parks 16. PRAB reviewed this project on March 15, 2007 and made a recommendation of accepting 6.87 acres of park land (the total amount required for the complete development including the future 54 single family lots) offsite along the south side of Owl Creek commencing at Broyles Ave. The required park land dedication for the current development request is 5 .57 acres. A deed for the land must be submitted to the city land agents for review and filed at the County. A copy of the filed deed must be provided to Parks prior to issuance of building permits. Landscape and Tree Preservation Plan Conditions 17. Planning Commission determination of a waiver of Unified Development Code Section 177.04(D)(3). Staff fends in favor of the waiver for greenspace. Currently Chapter 177. 04(D)(3) requires street trees to either be planted in a 15 foot greenspace or within an urban streetscape option utilizing tree grates. The applicant is proposing to plant the trees within a 7 foot greenspace between the sidewalk and the curb. Staff feels this space is adequate for tree growth and a superior environment to that found within a sidewalk. This waiver will meet the intent of the ordinance in supplying a tree lined street to encourage a walkable environment. PLANNING COMMISSION RECOMMENDED IN FAVOR OF THIS CONDITION (07/23/07). 18. Installation of the sidewalk north of Building H needs to be coordinated with the Urban Forester and the Sidewalk Administrator to achieve the highest amount of preservation. 19. Mitigation will be required on the site. The applicant has requested and been approved to utilize the Residential On-site Planting option. Using a combination of low and high priority trees, 215 (2) inch caliper large species trees will be required for this development. 20. The 215 mitigation trees will be planted at the time of C of O for the building they are associated with. If all the trees can not be located on the site, outside of utility easements, money in lieu will be accepted. AMENDED CONDITIONS OF APPROVAL: R-PZD 07-2576 Page 6 of 8 21 . A 3-year bond, letter of credit, or check will be required before issuance of a final certificate of occupancy for the buildings in phase I. This should amount to $53,750. 22. The Tree Preservation Calculations do not include canopy removed for the proposed single family homes. At the time of development approval, this canopy will be assessed for preservation and subsequent mitigation. 23 . Before construction plan approval, the landscape plan must be stamped by a licensed landscape architect with the state of Arkansas. 24. Prior to building permit, a cost estimate for all required landscape is to be submitted to the Urban Forester for review. Once approval is gained, a guarantee is to be issued (bond/letter of credit/cash) for 150% of the cost of the materials and installation of the plants. This guarantee will be held until the improvements are installed and inspected, at the time of Certificate of Occupancy. 25. Under Landscape Regulations Chapter 177, street trees must be bonded for a 3 year period. This bond is for the maintenance of the trees. This amount must be deposited with the City before issuance of a final certificate of occupancy. Plat and Booklet Revisions 26. Plat revisions to be completed prior to Planning Commission: a. Provide two points in Arkansas State Plane Coordinates on the plat. Standard Conditions of Approval 27. 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). 28. Trash enclosures shall be screened on three sides with materials compatible with the surrounding structures, with access not visible from the street. Add this note to the site Dlan and all construction documents. Elevations shall be submitted to Planning staff for review and approval prior to building permit. 29. All mechanical and utility equipment located on the wall and/or on the ground shall be screened. All roof-mounted utilities and mechanical equipment shall be screened by incorporating screening into the structure utilizing materials compatible with the supporting buildings. Mechanical and utility equipment over 30 inches in height shall meet building setbacks. Smaller ground-mounted equipment may be screened with tall grasses or shrubs. Add this note to the site plan and all construction documents. 30. 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 AMENDED CONDITIONS OF APPROVAL: R-PZD 07-2576 Page 7 of 8 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. 31 . All overhead electric lines 12kv and under shall be relocated underground. All proposed utilities shall be located underground. 32. 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. 33. Prior to the issuance of a building permit the following is required: a. Grading and drainage permits b. An on-site inspection by the Landscape Administrator of all tree protection measures prior to any land disturbance. b. Final plat for this project that shall include all easements and the tree preservation area. C. Project Disk with all final revisions d. Completion of all required improvements or the placement of a surety with the City (letter of credit, bond, escrow) as required by Section 158.01 "Guarantees in Lieu of Installed Improvements" to guarantee all incomplete improvements. Further, all improvements necessary to serve the site and protect public safety must be completed, not just guaranteed, prior to the issuance of a Certificate of Occupancy. 34. The PZD booklet shall be revised to correct reference to on-street narking on page 6 change note that sidewalk cafes are allowed only by conditional use and eliminate the duplicate text on alleys on page 32. ADDED CONDITIONS: Building Height: 35. Buildings B, E and G that front onto Wedington Drive shall be permitted two maximum building heights. The northern half of each building shall contain a maximum of three floors, not to exceed 50 feet in total height. The southern half of each building shall contain a maximum of four floors, not to exceed 62 feet in total height (see attached diagram labeled 'Amended Building Height'). 36. Building I that fronts onto 46'h Avenue shall be permitted two maximum building heights. The eastern half of the building shall contain a maximum of three floors, not to exceed 50 feet in total height. The western half of the building shall contain a maximum of four floors, not to exceed 62 feet in total height (see attached diagram labeled 'Amended Building Height'). Density; 37. The total number of dwelling units within Planning Area 1 (Mixed Use) shall subsequently be reduced by 40 units, in accordance with the reduction in budding height of Buildings B, E, G AMENDED CONDITIONS OF APPROVAL: R-PZD 07-2576 Page 8 of 8 and I. A maximum of 184 dwelling units shall be permitted within Planning Area 1 , Mixed Use, which results in a total maximum number of 342 dwelling units on the subject property. 461h Avenue Access: 38. The northern- and southern-most access drives to 461h Avenue shall be constructed as ingress- only (the drive south of Building J and the drive south of Lot 54). Stormwater Management Bond; 39. A Performance Guarantee shall be provided for Phases 2-7 of construction in the amount of 100% of the costs for installing the storm water erosion control devices and maintaining said devices for a period of one year. No grading beyond Phase I shall proceed on the future phases until the performance guarantee has been submitted and accepted by the City Engineer. All conditions shall be reflected accordingly in the PZD booklets and plats and submitted to the Planning Division for final approval prior to issuance of any construction permits. 0 � b City of Fayetteville 0/.:� /07 Staff Review Form to City Council Agenda Items or Contracts 4-Sep-07 City Council Meeting Date Jeremy Pate Planning Operations Submitted By Division Department Action Required: R-PZD 07-2576: Woodstock Community, 438: Submitted by Appian Center for Design for property located south of Wedington Drive from 46th to Broyles Avenue containing approximately 28.90 acres. The request is for a Residential Planned Zoning District for re-zoning and land use approval of an R-PZD, Residential Planned Zoning District with 382 dwelling units in mixed use, single family, townhome configuration, 100,390 s.f. of commercial space in mixed use and restaurants in addition to a civic center building and park to be constructed in 7 phases over an 8 year time frame. $0.00 n/a n/a Cost of this request Cate o /Project Budget Program Category / Project Name n/a n/a n/a Account Number Funds Used to Date Program / Project Category Name n/an/a n/a F$ -9 Project Number Remaining Balance Fund Name Budgeted Item Budget Adjustment Attached O� Previous Ordinance or Resolution # n/a 17 , ent D Date Original Contract Date: n/a Original Contract Number. n/a City A omey n Received in CityMWE e 01111 Finance and Internal Service Director Date Received in Mayors Office Mayor Date Comments: I I ��f o ,� O/1 A, ) ��y D7 . 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 � p From: Jeremy C. Pate, Director of Current Planning d^ Date: August 14, 2007 Subject: Residential Planned Zoning District for Woodstock Community (R-PZD 07-2576) RECOMMENDATION The Planning Commission unanimously voted to forward the subject request, recommending approval of an ordinance creating a Residential Planned Zoning District (R-PZD) for Woodstock Community. This action would establish a unique zoning district for a mixed use development on a 28.90-acre tract located on the south side of Wedington Drive, between W' Avenue and Broyles Avenue. BACKGROUND The site is zoned R-A, and is generally flat hay pasture with trees along the fence rows. The property is generally surrounded by single family residences, with some duplexes located adjacent to the property on the north side of Wedington. The site has direct access to Wedington Drive (State Highway 16), Broyles Avenue, and 460' Street. Wedington Drive is a Principal Arterial on the City's Master Street Plan and is state highway that is currently being widened by the State to a five-lane section adjacent to the property. BrVes Avenue is a Collector Street that has been improved by the City to a 28-foot wide street. 46 Street is an unimproved local street adjacent to the property. The request is for rezoning, Preliminary Plat, and partial development approval for a Master Development Plan of a Residential Planned Zoning District with 382 attached and detached planned dwellings as well as 100,390 square feet of non- residential/commercial space. Should the PZD be approved as proposed, it would result in approval of all of the non-residential/commercial space (100,390 square feet). 104 townhouses, and 224 condominiums at this time. Total density for this project is proposed at 12.96 units per acre. The single family lots would require a preliminary and final plat approval. Zoning criteria identifying permitted and conditional uses, building setbacks, bulk and area requirements and architectural guidelines are included within the project booklet provided by the applicant. DISCUSSION On July 23, 2007 the Planning Commission voted 8-0-0 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 07-2576, WOODSTOCK COMMUNITY, LOCATED SOUTH OF WEDINGTON DRIVE FROM 46TH TO BROYLES AVENUE; CONTAINING APPROXIMATELY 28.90 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 zo changed as follows: From RA, Woodstock depicted in hereof. ne classification of the following described property is hereby Residential -Agricultural to R-PZD 07-2576, Community, as shown in Exhibit "A" and Exhibit "B" attached hereto and made a part Section 2: That the change in zoning classification is based upon the approved master development plan, development standards, statement of commitments and the conditions of approval as submitted, determined appropriate and approved by the City Council; further, that the conditions of approval shall be filed and available for viewing in the office of the City Clerk/Treasurer of the City of Fayetteville. Section 3: That this ordinance shall take effect and be in full force at such time as all of the requirements of the master development plan have been met. Section 4: That the official zoning map of the City of Fayetteville, Arkansas, is hereby amended to reflect the zoning change provided in Section 1 above. PASSED and APPROVED this day of , 2007. APPROVED: ATTEST: By: DAN COODY, Mayor By: SONDRA SMITH, City Clerk/Treasurer I 41 4. f - . { f EXHIBIT "B" R-PZD 07-2576 A PART OF THE NORTHWEST QUARTER OF THE SOUTHWEST QUARTER OF SECTION 12, TOWNSHIP 16 NORTH, RANGE 31 WEST, WASHINGTON COUNTY, ARKANSAS, BEING MORE PARTICULARLY DESCRIBED AS FOLLOWS, TO -WIT: BEGINNING AT A POINT WHICH IS S87°15'08"E 3.06' FROM THE SOUTHWEST CORNER OF SAID FORTY ACRE TRACT SAID POINT BEING ON THE EAST RIGHT-OF- WAY OF BROYLES AVENUE AND RUNNING THENCE ALONG SAID RIGHT-OF-WAY N02°06'49"E 733.46', N02°21'1I "E 511.99' TO THE SOUTH RIGHT-OF-WAY OF ARKANSAS STATE HIGHWAY #16, THENCE ALONG SAID RIGHT-OF-WAY S87°34'33"E 139.56', N83°35'24"E 44.55', S88°O1'12"E 87.99', S67°36'50"E 53.26', S87°22'34"E 27.88', N82°00'44"E 81.38', S87°19'33"E 819.69', S51°33'46"E 28.62' TO THE WEST RIGHT-OF-WAY OF NORTH 46TH AVENUE, THENCE ALONG SAID RIGHT-OF- WAY OF NORTH 46TH AVENUE SOI °52'14"W 575.81', THENCE LEAVING SAID RIGHT- OF-WAY N87°16'34"W 300.48' TO A SET IRON PIN, THENCE S02°30'08"W 249.48' TO A SET IRON PIN, THENCE N87°16'34"W 332.21' TO A SET IRON PIN, THENCE S02°30'08"W 410.65' TO A SET IRON PIN, THENCE N87°15'06"W 639.76' TO THE POINT OF BEGINNING. CONTAINING 28.90 ACRES, MORE OR LESS. SUBJECT TO EASEMENTS AND RIGHTS -OF -WAY OF RECORD. CONDITIONS OF APPROVAL: R-PZD 07-2576 Page 1 of 8 The Planning Commission and Staff recommends the following conditions of approval associated with R-PZD 07-2576 (Woodstock Community). Streets and Right -of -Way 1. Planning Commission determination of street improvements. This property has frontage on three streets: Wedington Drive, Broyles Avenue, and 46"' Street. Wedington is being fully improved along the project frontage by the Arkansas State Highway Department, Broyles Avenue has recently been fully improved by the City, and 46th Street is an unimproved two-lane paved street along the project frontage and continues south until improvements to this street begin with the Cross Keys Subdivision. Based on the condition of the immediate surrounding street system and the impact of the amount of traffic generated by 100,390 square feet of non-residential spaces and 382 dwelling units from this project, staff recommends the following street improvements as being proportional to the development: A. The applicant shall contribute half the cost of a traffic signal at Broyles/Wedington in the amount not to exceed $62,500.00. The delayed off -site improvement assessment shall be paid proportionally through the first three phases, prior to issuance of a building permit for each respective phases, as follows: (1) Phase I: $20,833.34 Phase II: $20,833.34 Phase III: $20,833.34 B. The applicant shall pay for and construct improvements on 46th Avenue concurrent with Phase Ito include the following: (1) 28 -foot wide street cross section, including curb, gutter, storm drains, on both sides along the property frontage. (2) South of the property frontage, 46th Avenue shall be improved to a 24' wide pavement width, with no other improvements recommended. C. Street lights and sidewalks shall be installed along all public streets adjacent to the project boundaries pursuant to City codes. PLANNING COMMISSION DETERMINED IN FAVOR OF THE STREET IMPROVEMENTS AS RECOMMENDED BY STAFF (07/23/07). 2. Right-of-way dedication. 55' from centerline along Wedington Drive by warranty deed is required. 35' from centerline along Broyles Avenue by easement plat; 25' from centerline along 46th Street by easement plat; variable right-of-way dedication along the internal streets as depicted on the site plan by easement plat; private drives would be under an access CONDITIONS OF APPROVAL: R-PZD 07-2576 Page 2 of 8 easement owned and maintained by the property owner's association and dedicated by easement plat. 3. Planning Commission determination of a waiver of minimum street design standards: a. The applicant requests a waiver to allow a 20' curb return radius (CRR) at all interior street intersections and driveways when City Code requires a 30' CRR for streets (UDC Sectionl7l.02(C)) and 25' CRR for the street intersections with Broyles, a Collector. Engineering staff has reviewed this request and is in favor of the CRR waiver requests, finding that adverse impacts to traffic and pedestrian safety would not occur. PLANNING COMMISSION RECOMMENDED IN FAVOR OF THIS CONDITION (07/23/07). b. The applicant requests a waiver to allow a different street cross sections than required by the current Master Street Plan standard (UDC Section 166.06 (k)(10)(a) and 166.08(C)(14)). The applicant proposes on -street parallel parking, when the Master Street Plan does not have a cross-section that allows parallel parking as proposed. In addition, the palette of street widths proposed is not allowed under the Master Street Plan — there are not Master Street Plan street cross -sections with the exact width and dimensions proposed. Staff recommends in favor of a waiver to construct the street cross sections as requested (see plat sheet 2 of 16) finding the more narrow street widths will help in traffic calming and are consistent with the overall TND development philosophy for this project to help encourage pedestrian activity. Provided that 7.5' parking lane is maintained, as measured to the face of curb, and that all sidewalks to be used by the public be constructed with a 5' minimum width. PLANNING COMMISSION RECOMMENDED IN FAVOR OF THIS CONDITION (07/23/07). ii. Alley cross-section/private drive aisle width. Staff recommends in favor of the alley widths as depicted on the revised alley exhibits showing turning movements on these alleys. The bump outs directly adjacent to the garages shall be a flat, paved driving surface to allow for vehicular movement as shown on the exhibit. PLANNING COMMISSION RECOMMENDED THAT STAFF WORK WITH THE APPLICANT FOR A RECOMMENDATION TO THE CITY COUNCIL (07/23/07). THE APPLICANT AND STAFF MET SINCE THE PLANNING COMMISSION MEETTING AND CAME TO AN AGREEMENT ON THE ALLEY WIDTHS AS DEPICTED ON THE REVISED ALLEY WIDTHS EXHIBITS ATTACHED TO THIS REPORT (08/14/07). c. The applicant requests a waiver of the centerline radii required by the City of CONDITIONS OF APPROVAL: R-PZD 07-2576 Page 3 of 8 Fayetteville Minimum Street Standards due to site constraints. The applicant proposes a 50' centerline radius on Street Four, where 150' is the minimum. Staff recommends in favor of this request. PLANNING COMMISSION RECOMMENDED IN FAVOR OF THIS CONDITION (07/23/07). Curb sections. The applicant requests 18" curb on all streets versus a standard 24" curb, in contrast to the City's street design standards. Staff finds in favor of this request, agreeing with the applicant's justification that a narrow curb is acceptable in a Traditional Neighborhood Development as proposed. PLANNING COMMISSION RECOMMENDED IN FAVOR OF THIS CONDITION (07/23/07). �� .�.. :: PLANNING COMMISSION RECOMMENDED IN FAVOR OF THIS CONDITION (07/23/07). THE APPLICANT HAS FULLY ADDRESSED THIS CONDITION WITH THE REVISED SUBMITTAL (08/14/07). 5. All private drives and alleys and any sidewalks outside the right-of-way shall be included in a shared access easement. This access easement shall be included on the easement plat. 6. A minimum of 26' clear of any structure (fence, building, wall, etc.) shall be provided along all alleys utilizing residential trash service to provided adequate room for a trash truck and arm to pick up residential trash carts. 7. Signs indicating future street extension shall be installed at all street stub -outs. Commercial Design Standards 8. Planning Commission determination of commercial design standards for the commercial CONDITIONS OF APPROVAL: R-PZD 07-2576 Page 4 of 8 portion of the mixed use structures, and the stand-alone commercial structures, and overall compatibility and transition in the proposed development. Staff finds in favor of this determination. The building elevations of other structures in this development are well - articulated and provide for a consistent and overriding theme throughout the development, which transitions well between the mixed use buildings/,flats, commercial structures, townhouses, and single-family detached houses. The zoning criteria and elevations for the residential and non-residential structures requires buildings to front the street, and small building setbacks help create a streetscape and facilitate an overall compact and complete development. There is a wide variety of uses and structures prevent a visual monotony while maintaining a compatible architectural design throughout the site. PLANNING COMMISSION RECOMMENDED IN FAVOR OF THIS CONDITION. BUT REQUIRED THAT THE APPLICANT SHALL PROVIDE REVISED ELEVATIONS TO CITY COUNCIL TO SHOW GRADING/GARAGE ENTRIES FROM UNDERNEATH (07/23/07). REVISED ELEVATIONS HAVE BEEN PROVIDED IN THE BOOKLET TO ADDRESS THE PLANNING COMMISSION'S COMMENT (08/13/07). General 9. A preliminary and final plat approval is required prior to development of the single family portion of this project. 10. All infrastructure necessary to support Phase I of the project, including streets, is required to be constructed prior to final occupancy permits. 11. Buildings shall be constructed to be consistent with the concepts depicted in the building elevations in the PZD booklet. All buildings shall be designed and constructed to front onto public rights -of -way. All non-residential buildings or mixed use buildings shall adhere to Commercial Design Standards. 12. Signs shall be permitted in accordance with Chapter 174 of the Fayetteville Unified Development Code, and shall be subject to signage requirements for commercial development for Planning Area 1, and for residential development for all other Planning Areas. 13. The Master Development Plan, Statement of Commitments and Architectural Standards submitted by the applicant shall be considered binding and tied to the zoning of the property. Conditions of approval as noted herein and other requirements placed upon the project with review of the Master Development Plan — Planned Zoning District by the City Council shall also be binding. 14. Due to the very complex nature of this project, a detailed review of all aspects of the site and landscape plans in each phase of construction shall take place prior to issuance of building permits. The development shall be consistent with the site plan and mix of uses as approved in the PZD. All development shall meet applicable zoning and development criteria, unless CONDITIONS OF APPROVAL: R-PZD 07-2576 Page 5 of 8 specifically waived or varied by the Planning Commission as part of the PZD approval. 15. Should the detention pond area be approved as part of this project, it shall be formally incorporated into the property by way of a property line adjustment prior to issuance of construction permits. Phasing 16. This project is required to obtain all permits in accordance to the Phasing as listed below. A one-year extension may be approved by the Planning Commission (subject to the criteria in UDC Chapter 166 for extensions). The PZD booklet should be revised to reflect this phasing, including an exhibit graphically depicting the limits of construction for each phase. Phase No. Timeframe for Permits (years) Timeframe for Construction (years) Phase 1 1 2.5 Phase 2 2 3.5 Phase 3 3 4.5 Phase 4 4 5.5 Phase 5 5 6.5 Phase 6 6 7.5 Phase? 7 8 Parks 17. PRAB reviewed this project on March 15, 2007 and made a recommendation of accepting 6.87 acres of park land (the total amount required for the complete development including the future 54 single family lots) offsite along the south side of Owl Creek commencing at Broyles Ave. The required park land dedication for the current development request is 5.57 acres. A deed for the land must be submitted to the city land agents for review and filed at the County. A copy of the filed deed must be provided to Parks prior to issuance of building permits. Landscape and Tree Preservation Plan Conditions 18. Planning Commission determination of a waiver of Unified Development Code Section 177.04(D)(3). Staff finds in favor of the waiver for greenspace. Currently Chapter 177.04(D)(3) requires street trees to either be planted in a 15 foot greenspace or within an urban streetscape option utilizing tree grates. The applicant is proposing to plant the trees within a 7 foot greenspace between the sidewalk and the curb. Staff feels this space is adequate for tree growth and a superior environment to that found within a sidewalk. This waiver will meet the intent of the ordinance in supplying a tree lined street to encourage a walkable environment. PLANNING COMMISSION RECOMMENDED IN FAVOR OF THIS CONDITION (07/23/07). CONDITIONS OF APPROVAL: R-PZD 07-2576 Page 6 of 8 19. Installation of the sidewalk north of Building H needs to be coordinated with the Urban Forester and the Sidewalk Administrator to achieve the highest amount of preservation. 20. Mitigation will be required on the site. The applicant has requested and been approved to utilize the Residential On -site Planting option. Using a combination of low and high priority trees, 215 (2) inch caliper large species trees will be required for this development. 21. The 215 mitigation trees will be planted at the time of C of O for the building they are associated with. If all the trees can not be located on the site, outside of utility easements, money in lieu will be accepted. 22. A 3 -year bond, letter of credit, or check will be required before issuance of a fmal certificate of occupancy for the buildings in phase I. This should amount to $53,750. 23. The Tree Preservation Calculations do not include canopy removed for the proposed single family homes. At the time of development approval, this canopy will be assessed for preservation and subsequent mitigation. 24. Before construction plan approval, the landscape plan must be stamped by a licensed landscape architect with the state of Arkansas. 25. Prior to building permit, a cost estimate for all required landscape is to be submitted to the Urban Forester for review. Once approval is gained, a guarantee is to be issued (bond/letter of credit/cash) for 150% of the cost of the materials and installation of the plants. This guarantee will be held until the improvements are installed and inspected, at the time of Certificate of Occupancy. 26. Under Landscape Regulations Chapter 177, street trees must be bonded for a 3 year period. This bond is for the maintenance of the trees. This amount must be deposited with the City before issuance of a final certificate of occupancy. Plat and Booklet Revisions 27. Plat revisions to be completed prior to Planning Commission: a. Provide two points in Arkansas State Plane Coordinates on the plat. Standard Conditions of Approval 28. 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). 29. Trash enclosures shall be screened on three sides with materials compatible with the surrounding structures, with access not visible from the street. Add this note to the site plan and all construction documents. Elevations shall be submitted to Planning staff for review and approval prior to building permit. CONDITIONS OF APPROVAL: R-PZD 07-2576 Page 7 of 8 30. All mechanical and utility equipment located on the wall and/or on the ground shall be screened. All roof -mounted utilities and mechanical equipment shall be screened by incorporating screening into the structure utilizing materials compatible with the supporting buildings. Mechanical and utility equipment over 30 inches in height shall meet building setbacks. Smaller ground -mounted equipment may be screened with tall grasses or shrubs. Add this note to the site plan and all construction documents. 31. Staff approval of final detailed plans, specifications and calculations (where applicable) for grading, drainage, water, sewer, fire protection, streets @ublic and private), sidewalks, parking lot(s) and tree preservation. The information submitted for the plat review process was reviewed for general concept only. All public improvements are subject to additional review and approval. All improvements shall comply with City's current requirements. 32. All overhead electric lines 12kv and under shall be relocated underground. All proposed utilities shall be located underground. 33. 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. 34. Prior to the issuance of a building permit the following is required: a. Grading and drainage permits b. An on -site inspection by the Landscape Administrator of all tree protection measures prior to any land disturbance. b. Final plat for this project that shall include all easements and the tree preservation area. c. Project Disk with all final revisions d. Completion of all required improvements or the placement of a surety with the City (letter of credit, bond, escrow) as required by Section 158.01 "Guarantees in Lieu of Installed Improvements" to guarantee all incomplete improvements. Further, all improvements necessary to serve the site and protect public safety must be completed, not just guaranteed, prior to the issuance of a Certificate of Occupancy. THE PLANNING COMMISSION ADDED THIS CONDITION (07/23/07). THIS CONDITION HAS BEEN ADDRESSED WITH THE REVISIONS SUBMITTED FOR CITY COUNCIL (08/14/07). CONDITIONS OF APPROVAL: R-PZD 07-2576 Page 8 of 8 THE PLANNING COMMISSION ADDED THIS CONDITION (07/23/07). THIS CONDITION HAS BEEN ADDRESSED WITH THE REVISIONS SUBMITTED FOR CITY COUNCIL (08/14/07). 37. The PZD booklet shall be revised to correct reference to on -street parking on page 6, change note that sidewalk cafes are allowed only by conditional use, and eliminate the duplicate text on alleys on page 32. THE PLANNING COMMISSION ADDED THIS CONDITION (07/23/07). a e w Mie Y ARKANSAS Planning Commission Meeting July 23, 2007 THE CITY OF FAYETTEVILLE, ARKANSAS 125 W. Mountain St. Fayetteville, AR 72701 PLANNING DIVISION CORRESPONDENCE Telephone: (479) 575-8267 TO: Planning Commission Members FROM: Andrew Garner, Senior Planner Matt Casey, Assistant City Engineer THRU: Jeremy Pate, Director of Current Planning DATE: July 18, 2007 Updated August 13, ,2007 R-PZD 07-2576: Planned Zoning District (WOODSTOCK COMMUNITY, 438): Submitted by APPIAN CENTER FOR DESIGN for property located ALONG W. WEDINGTON DRIVE FROM 46TH TO BROYLES AVENUE. The property is zoned R -A, RESIDENTIAL - AGRICULTURAL and contains approximately 28.90 acres. The request is for re -zoning and land use approval of an R-PZD, Residential Planned Zoning District with 382 dwelling units in mixed use, single family, townhome configuration, 100,390 s.£ of commercial space in mixed use and restaurants in addition to a civic center building and park to be constructed in 7 phases over an 8 year time frame. The request also includes development approval for the non- residential, mixed use, and multi -family portion of the project at this time. Property Owner: HANK BROYLES Planner: ANDREW GARNER Findings: July 12, 2007 Subdivision Committee: Meeting minutes from the July 12, 2007 Subdivision Committee meeting are attached to this report. Property Description: The subject property consists of approximately 28.90 acres located on the south side of Wedington Drive (State Highway 16) between 46"' Street and Broyles Avenue. The site is zoned R -A, and is generally flat hay pasture with trees along the fence rows. The property is undeveloped. Surrounding Land Use/Zoning: Direction from Site Land Use Zoning North Single family residences; Ozark Electric facility, Du lexes R -A; RSF-4; RT-12 South Single family residences RSF-4; R -A East Single family residences R -A West Pasture R -A K: IReports120071PC Reports107-23-0718-PZD 07-2576 (Woodstock Communiiy).doc Proposal: The request is for rezoning and partial development approval for a Master Development Plan of a Residential Planned Zoning District with 382 attached and detached planned dwellings as well as 100,390 square feet of non-residential/commercial space. Should the PZD be approved as proposed, it would result in development approval of all of the non- residential/commercial space (100,390 square feet)104 townhouses, and 224 condominiums. The 54 single family lots are not proposed to be subdivided or developed at this time, and would be required to go through preliminary and final plat prior to development. Master Development Plan: The proposed uses over the site are listed in Table 1. Table I Woodstock PZD 07-2576 I nnd1 I Ian Cihmmaev TYPE OF PLANNING DENSITY DWELLING NOW NON- ACRES % OF USE AREA (UNITS! UNITS RESIDENTIAL RESIDENTIAL SITE ACRE) INTENSITY SQUARE FEET (SQ.FT.IACRE) Mixed Use PA -1 21.92 224 9,661 98,740 10.22 34.67% Townhouse PA -2 13.76 104 NA NA 7.56 15.51% Single PA -3 6.46 54 NA NA 8.36 20.30% Family Civic PA -4 0.00 0 494 1,650 3.34 10.18% Building TOTAL 12.96 382 3,405 100,390 - _ :. 29.48 100% This project is designed to be a Traditional Neighborhood Development (TND) including a variety of housing types and land uses in a defined area. Rather than a typical, sprawling subdivision, this development attempts to create an eclectic, urban neighborhood of various uses connected by a network of sidewalks, streets and lanes suitable for pedestrians as well as vehicles. The north side of the property fronts onto Wedington Drive (State Highway 16), a Principal Arterial, the west fronts onto Broyles Avenue, a Collector Street, and the east side of the property fronts onto 46th Street, a Local Street. The property is located in an area designated for a City Neighborhood Area on the Future Land Use Map. The proposed zoning criteria and site plan allow for a denser layout of single-family residences (6.46 units per acre in Planning Area 3) along the southern edge of the property adjacent to existing single family residences, with mixed -use buildings, townhouses, non-residential buildings, and private open space interspersed throughout the remainder of the site. This site layout and proposal would not be allowed under any standard zoning criteria. The zoning criteria are provided in duplicate in the project booklet and on the plats. Please reference this provided material for more information. These documents are binding to the zoning of the property. Access and Connectivity: Access is proposed directly off of Wedington Drive, 46th Street, and Broyles Avenue with several points of ingress/egress. The development has a number of well - K. IRep°ru12007VPC Repor(s107-23-0718-PZD 07-2576 (Woodsmck Community).doc connected interior public streets, alleys, and private drives. A variety of street cross -sections is proposed and is designed to calm traffic and encourage pedestrian comfort and activity throughout the development. These street sections are narrow with small curb return radii consistent with the concepts of the Institute of Transportation Engineers and Smart Code, but do not meet the City's Unified Development Code or current Master Street Plan criteria. All streets with the exception of the Streets Three and Five will have designated on -street, parallel parking. The project provides vehicular connection to Wedington Drive, Broyles Avenue, and 46th Street to the north, west, and east respectively. Connectivity to the south is provided with a public street stub -out, and by providing public alleys along much of the southern property line. Parking: The majority of the mixed use buildings will face onto Wedington Drive, with surface parking in the rear of these buildings, as well as in underground garages. Parking is provided on the public streets and along private drives, and garage parking is provided for the townhouses and single family residences. Phasing: Several phases are planned for Woodstock Community over the next several years as listed below. The Project Phase exhibit provided in the PZD Booklet needs to be updated to reflect the phases as listed in the most recent submittal. All permits required for development within these phases are required to be obtained and constructed within the specified timeframe. A one-year extension will be permitted, subject to Planning Commission approval. Phase No. Timeframe for Permits (years) Timeframe for Construction (years) Phase 1 1 2.5 Phase 2 2 3.5 Phase 3 3 4.5 Phase 4 4 5.5 Phase 5 5 6.5 Phase 6 6 7.5 Phase 7 7 8 Water & Sewer: Water and sewer lines would be extended to serve the development. Adjacent Master Street Plan Streets: Wedington Drive (Principal Arterial); Broyles Avenue (Collector Street); 46th Street (Local Street) Right-of-way Dedication: 55' from centerline along Wedington Drive by warranty deed is required. 35' from centerline along Broyles Avenue; 25' from centerline along 46`h Street; variable right-of-way dedication along the internal streets as depicted on the site plan; private drives would be under an access easement owned and maintained by the property owner's association. Street Improvements: The proposed addition of over 100,000 SF of non-residential space and 382 dwelling units will have a significant impact on surrounding infrastructure. However, much of the surrounding infrastructure has been improved or is being improved in the near future. The City constructed Broyles Avenue to the west which is a 28 -foot wide street without a turn lane at the intersection of Wedington. The State is currently in the process of widening Hwy 16 along K: 1ReponM20071PC ReportsW7-23-0718-PZD 07-2576 (Woodrtock Communlry).doc the north property line. While these improvements will aid in accommodating additional traffic load generated by this development, 46th Street is currently an unimproved and narrow street, and will undoubtedly bear a substantial burden of traffic, given the proximity of the Boys and Girls Club and Owl Creek elementary School. Additionally, a traffic signal to moderate movements into and out of the site onto Hwy 16 at Broyles Avenue, a Collector Street, will be warranted in the near future. Staffs recommendation for street improvements at the Subdivision Committee did not coincide with the applicant's proposal. At that time it included the following: • A full assessment for a traffic signal at Broyles and Wedington (the State Highway Department is installing conduit for a future signal at this location) in the amount of $125,000 prior to issuance of a building permit. • Continuation of street improvements on both sides of 46th Avenue, from Wedington south to where the street is currently improved (28 -foot section with curb, gutter, pavement). ■ Install street lights every 300' along Broyles Avenue and at intersections, where needed. After a meeting with the applicant explaining staffs position for these recommendations, the applicant has presented a different proposal, which indicated the paying for half of the traffic signal over the first three phases of development ($62,500.00) and improvements to both sides of 46th Street along the property frontage, with the first phase of development. Staff has further evaluated the traffic study prepared for this development with the City's transportation engineer, and concurs that this development alone does not warrant a traffic signal, though it will increase the vehicle trips at this intersection. Further, property to the south of this property currently exists as large -lot residential, with the potential for redevelopment in the future. Based on these factors, staff has revised its recommendation for street improvements to include the following: The applicant shall contribute half the cost of a traffic signal at Broyles/Wedington in the amount not to exceed $62,500.00. The delayed off -site improvement assessment shall be paid proportionally through the first three phases, prior to issuance of a building permit for each respective phase, as follows: (1) Phase I: $20,833.34 Phase II: $20,833.34 Phase III: $20,833.34 ■ The applicant shall pay for and construct improvements on 46th Avenue concurrent with Phase Ito include the following: (1) 28 -foot wide street cross section, including curb, gutter, storm drains, on both sides along the property frontage. (2) South of the property frontage, 46th Avenue shall be improved to a 24' wide pavement width, with no other improvements recommended. ■ Street lights and sidewalks shall be installed along all public streets adjacent to the K: IReports120071PC Reportsl07-23-0718-PZD 07-2576 (Woodstock Communiry).doc project boundaries pursuant to City codes. The City does not participate in the purchase of right-of-way or realigning utilities for private development projects, when the need for the improvement is deemed to be the responsibility of the developer. Staff is recommending the cost of these improvements be the responsibility of the developer, without a cost -share by the City, based on the impact of the development proposed. Without these improvements, staff is not comfortable recommending approval of the project. The applicant has submitted a letter describing a different recommendation for the street improvements, attached to this staffreport. Parks: Park Recreation Advisory Board reviewed this project on March 15, 2007 and made a recommendation of accepting 6.87 acres of park land (the total amount required for the complete development including the future 54 single family lots) offsite along the south side of Owl Creek commencing at Broyles Ave. The required park land dedication for the current development request is 5.57 acres. Solid Waste Service: The mixed use and non-residential portion of this development will dispose of solid waste in several trash compactors spaced throughout the development. The single family residences will be serviced by standard residential trash pick-up. Tree Preservation: Existing Canopy: 7.55% Preserved Canopy: 1.95% Required Canopy: 7.55% Mitigation: Required; 215 two-inch caliper trees planted onsite. Public Comment: Eight members of the public spoke at the July 12, 2007 Subdivision Committee and were generally opposed to the project, citing concerns with community character, traffic, and property values (see attached minutes from the meeting). Recommendation: Staff recommends forwarding R-PZD 07-2576 to the City Council with the following conditions of approval: Issues/Conditions to Address: Streets and Right -of -Way 1. Planning Commission determination of street improvements. This property has frontage on three streets: Wedington Drive, Broyles Avenue, and 46th Street. Wedington is being fully improved along the project frontage by the Arkansas State Highway Department, Broyles Avenue has recently been fully improved by the City, and 46th Street is an unimproved two-lane paved street along the project frontage and continues south until improvements to this street begin with the Cross Keys Subdivision. Based on the condition of the immediate surrounding street system and the impact of the amount of traffic generated by 100,390 square feet of non-residential spaces and 382 dwelling units K:IRepor1s120071PC Repons107-23-071R-PZD 07-2576 (Woodstock Comhwniry)doc from this project, staff recommends the following street improvements as being proportional to the development: A. The applicant shall contribute half the cost of a traffic signal at Broyles/Wedington in the amount not to exceed $62,500.00. The delayed off -site improvement assessment shall be paid proportionally through the first three phases, prior to issuance of a building permit for each respective phases, as follows: (1) Phase 1: $20,833.34 Phase 1I: $20,833.34 Phase III: $20,833.34 B. The applicant shall pay for and construct improvements on 46°i Avenue concurrent with Phase Ito include the following: (1) 28 -foot wide street cross section, including curb, gutter, storm drains, on both sides along the property frontage. (2) South of the property frontage, 4611' Avenue shall be improved to a 24' wide pavement width, with no other improvements recommended. C. Street lights and sidewalks shall be installed along all public streets adjacent to the project boundaries pursuant to City codes. PLANNING COMMISSION DETERMINED IN FAVOR OF THE STREET IMPROVEMENTS AS RECOMMENDED BY STAFF (07/23/07). 2. Right-of-way dedication. 55' from centerline along Wedington Drive by warranty deed is required. 35' from centerline along Broyles Avenue by easement plat; 25' from centerline along 46th Street by easement plat; variable right-of-way dedication along the internal streets as depicted on the site plan by easement plat; private drives would be under an access casement owned and maintained by the property owner's association and dedicated by easement plat. 3. Planning Commission determination of a waiver of minimum street design standards: a. The applicant requests a waiver to allow a 20' curb return radius (CRR) at all interior street intersections and driveways when City Code requires a 30' CRR for streets (UDC Section! 71.02(C)) and 25' CRR for the street intersections with Broyles, a Collector. Engineering staff has reviewed this request and is in favor of the CRR waiver requests, finding that adverse impacts to traffic and pedestrian safety would not occur. PLANNING COMMISSION RECOMMENDED IN FAVOR OF THIS CONDITION (07/23/07). K:IReports120071PC ReportsW7-23-071R-PZD 07-2576 (Woodstock Con niry).doc b. The applicant requests a waiver to allow a different street cross sections than required by the current Master Street Plan standard (UDC Section 166.06 (k)(10)(a) and 166.08(C)(14)). The applicant proposes on -street parallel parking, when the Master Street Plan does not have a cross-section that allows parallel parking as proposed. In addition, the palette of street widths proposed is not allowed under the Master Street Plan — there are not Master Street Plan street cross -sections with the exact width and dimensions proposed. Staff recommends in favor of a waiver to construct the street cross sections as requested (see plat sheet 2 of 16) finding the more narrow street widths will help in traffic calming and are consistent with the overall TND development philosophy for this project to help encourage pedestrian activity. Provided that 7.5' parking lane is maintained, as measured to the face of curb, and that all sidewalks to be used by the public be constructed with a 5' minimum width. PLANNING COMMISSION RECOMMENDED IN FAVOR OF THIS CONDITION (07/23/07). • I • r i e •. I, • a : :E : : .r ::: . e'/ ' I a • 555 I I • . 5 I / • I / e I • I / / • $ • • / I • ' / / i e exhibit PLANNING COMMISSION RECOMMENDED THAT STAFF WORK WITH THE APPLICANT FOR A RECOMMENDATION TO THE CITY COUNCIL (07/23/07). THE APPLICANT AND STAFF HAVED MET SINCE THE PLANNING COMMISSION MEETTING AND c. The applicant requests a waiver of the centerline radii required by the City of Fayetteville Minimum Street Standards due to site constraints. The applicant K: Uteporh120071PC Reportrl07-23-071R-PZD 07-2576 (Woodstock Co nmunity).doc proposes a 50' centerline radius on Street Four, where 150' is the minimum. Staff recommends in favor of this request. PLANNING COMMISSION RECOMMENDED IN FAVOR OF THIS CONDITION (07/23/07). d Curb sections. The applicant requests 18" curb on all streets versus a standard 24" curb, in contrast to the City's street design standards. Staff finds in favor of this request, agreeing with the applicant's justification that a narrow curb is acceptable in a Traditional Neighborhood Development as proposed PLANNING COMMISSION RECOMMENDED IN FAVOR OF THIS CONDITION (07/23/07). .1 i'icn:I IItPJJ Hi •pY�I�YIY.Y.i11�1 W I 1I YY I YIY Y6111Y PLANNING COMMISSION RECOMMENDED IN FAVOR OF THIS CONDITION (07/23/07). 5. All private drives and alleys and any sidewalks outside the right-of-way shall be included in a shared access easement. This access easement shall be included on the easement plat. 6. A minimum of 26' clear of any structure (fence, building, wall, etc.) shall be provided along all alleys utilizing residential trash service to provided adequate room for a trash truck and arm to pick up residential trash carts. 7. Signs indicating future street extension shall be installed at all street stub -outs. Commercial Design Standards 8. Planning Commission determination of commercial design standards for the commercial K: %Reportst20071PC Reports107-23-071R-PZD 07-2576 (WoodstockCom,nwuty .doc portion of the mixed use structures, and the stand-alone commercial structures, and overall compatibility and transition in the proposed development. Staff finds in favor of this determination. The building elevations of other structures in this development are well -articulated and provide for a consistent and overriding theme throughout the development, which transitions well between the mixed use buildings/flats, commercial structures, townhouses, and single-family detached houses. The zoning criteria and elevations for the residential and non-residential structures requires buildings to front the street, and small building setbacks help create a streetscape and facilitate an overall compact and complete development. There is a wide variety of uses and structures prevent a visual monotony while maintaining a compatible architectural design throughout the site. PLANNING COMMISSION RECOMMENDED IN FAVOR OF THIS CONDITION, BUT REQUIRED THAT THE APPLICANT SHALL PROVIDE REVISED ELEVATIONS TO CITY COUNCIL TO SHOW GRADING/GARAGE ENTRIES FROM UNDERNEATH (07/23/07). REVISED ELEVATIONS HAVE BEEN PROVIDED IN THE BOOKLET TO ADDRESS THE PLANNING COMMISSION'S COMMENT (08/13/07). General 9. A preliminary and final plat approval is required prior to development of the single family portion of this project. 10. All infrastructure necessary to support Phase I of the project, including streets, is required to be constructed prior to final occupancy permits. 11. Buildings shall be constructed to be consistent with the concepts depicted in the building elevations in the PZD booklet. All buildings shall be designed and constructed to front onto public rights -of -way. All non-residential buildings or mixed use buildings shall adhere to Commercial Design Standards. 12. Signs shall be permitted in accordance with Chapter 174 of the Fayetteville Unified Development Code, and shall be subject to signage requirements for commercial development for Planning Area 1, and for residential development for all other Planning Areas. 13. The Master Development Plan, Statement of Commitments and Architectural Standards submitted by the applicant shall be considered binding and tied to the zoning of the property. Conditions of approval as noted herein and other requirements placed upon the project with review of the Master Development Plan — Planned Zoning District by the City Council shall also be binding. 14. Due to the very complex nature of this project, a detailed review of all aspects of the site and landscape plans in each phase of construction shall take place prior to issuance of building permits. The development shall be consistent with the site plan and mix of uses K.IReporu120071PC ReporM07-23-0718-PZD 07-2576 (Woodstock Conununfly) .doc as approved in the PZD. All development shall meet applicable zoning and development criteria, unless specifically waived or varied by the Planning Commission as part of the PZD approval. 15. Should the detention pond area be approved as part of this project, it shall be formally incorporated into the property by way of a property line adjustment prior to issuance of construction permits. Phasing 16. This project is required to obtain all permits in accordance to the Phasing as listed below. A one-year extension may be approved by the Planning Commission (subject to the criteria in UDC Chapter 166 for extensions). The PZD booklet should be revised to reflect this phasing, including an exhibit graphically depicting the limits of construction for each phase. Phase No. Timeframe for Permits (years) Timeframe for Construction (years) ,Phase 1 1 2.5 Phase 2 2 3.5 Phase 3 3 4.5 Phase 4 4 5.5 Phase 5 5 6.5 Phase 6 6 7.5 Phase 7 7 R Parks 17. PRAB reviewed this project on March 15, 2007 and made a recommendation of accepting 6.87 acres of park land (the total amount required for the complete development including the future 54 single family lots) offsite along the south side of Owl Creek commencing at Broyles Ave. The required park land dedication for the current development request is 5.57 acres. A deed for the land must be submitted to the city land agents for review and filed at the County. A copy of the filed deed must be provided to Parks prior to issuance of building permits. Landscape and Tree Preservation Plan Conditions 18. Planning Commission determination of a waiver of Unified Development Code Section I77.04(D)(3). Staff finds in favor of the waiver for greenspace. Currently Chapter 177.04(D)(3) requires street trees to either be planted in a 15 foot greenspace or within an urban streetscape option utilizing tree grates. The applicant is proposing to plant the trees within a 7 foot greenspace between the sidewalk and the curb. Stafffeels this space is adequate for tree growth and a superior environment to that found within a sidewalk This waiver will meet the intent of the ordinance in supplying a tree lined street to encourage a walkable environment. K: IReporn120071PC Reports107-23-0718-PZD 07-2576 (Woodstock Commnniry).doc PLANNING COMMISSION RECOMMENDED IN FAVOR OF THIS CONDITION (07/23/07). 19. Installation of the sidewalk north of Building H needs to be coordinated with the Urban Forester and the Sidewalk Administrator to achieve the highest amount of preservation. 20. Mitigation will be required on the site. The applicant has requested and been approved to utilize the Residential On -site Planting option. Using a combination of low and high priority trees, 215 (2) inch caliper large species trees will be required for this development. 21. The 215 mitigation trees will be planted at the time of C of O for the building they are associated with. If all the trees can not be located on the site, outside of utility easements, money in lieu will be accepted. 22. A 3 -year bond, letter of credit, or check will be required before issuance of a final certificate of occupancy for the buildings in phase I. This should amount to $53,750. 23. The Tree Preservation Calculations do not include canopy removed for the proposed single family homes. At the time of development approval, this canopy will be assessed for preservation and subsequent mitigation. 24. Before construction plan approval, the landscape plan must be stamped by a licensed landscape architect with the state of Arkansas. 25. Prior to building permit, a cost estimate for all required landscape is to be submitted to the Urban Forester for review. Once approval is gained, a guarantee is to be issued (bond/letter of credit/cash) for 150% of the cost of the materials and installation of the plants. This guarantee will be held until the improvements are installed and inspected, at the time of Certificate of Occupancy. 26. Under Landscape Regulations Chapter 177, street trees must be bonded for a 3 year period. This bond is for the maintenance of the trees. This amount must be deposited with the City before issuance of a final certificate of occupancy. Plat and Booklet Revisions 27. Plat revisions to be completed prior to Planning Commission: a. Provide two points in Arkansas State Plane Coordinates on the plat. Standard Conditions of Approval 28. 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). 29. Trash enclosures shall be screened on three sides with materials compatible with the K:IReports120071PC Reporul07-23-0718-PZD 07-2576 (Woodstock Community).doc surrounding structures, with access not visible from the street. Add this note to the site plan and all construction documents. Elevations shall be submitted to Planning staff for review and approval prior to building permit. 30. All mechanical and utility equipment located on the wall and/or on the ground shall be screened. All roof -mounted utilities and mechanical equipment shall be screened by incorporating screening into the structure utilizing materials compatible with the supporting buildings. Mechanical and utility equipment over 30 inches in height shall meet building setbacks. Smaller ground -mounted equipment may be screened with tall grasses or shrubs. Add this note to the site plan and all construction documents. 31. 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. 32. All overhead electric lines 12kv and under shall be relocated underground All proposed utilities shall be located underground. 33. 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. 34. Prior to the issuance of a building permit the following is required: a. Grading and drainage permits b. An on -site inspection by the Landscape Administrator of all tree protection measures prior to any land disturbance. b. Final plat for this project that shall include all easements and the tree preservation area. c. Project Disk with all final revisions d. Completion of all required improvements or the placement of a surety with the City (letter of credit, bond, escrow) as required by Section 158.01 "Guarantees in Lieu of Installed Improvements" to guarantee all incomplete improvements. Further, all improvements necessary to serve the site and protect public safety must be completed, not just guaranteed, prior to the issuance of a Certificate of Occupancy. 35. The DZD booklet h ll b d add to the m building height for PA I ILO -0V V1fSCr.7CIlIil"[�IOT[.IOCTCOli06-6-C1Vbuilding 62' d to of the parapet. Ee-�ne���t#re top of THE PLANNING COMMISSION ADDED THIS CONDITION (07/23/07). THIS CONDITION HAS BEEN ADDRESSED WITH THE REVISIONS SUBMITTED FOR CITY COUNCIL (08/14/07). K. IReports120071PC Reports107-23-071R-PZD 07-25,'6 (Woodstock Communiy).doe THE PLANNING COMMISSION ADDED THIS CONDITION (07/23/07). THIS CONDITION HAS BEEN ADDRESSED WITH THE REVISIONS SUBMITTED FOR CITY COUNCIL (08/14/07). 37. The PZD booklet shall be revised to correct reference to on -street parkins on page 6, change note that sidewalk cafes are allowed only by conditional use, and eliminate the duplicate text on alleys on page 32. THE PLANNING COMMISSION ADDED THIS CONDITION (07/23/07). Planning Commission Action: Approval Tabled X Forwarded to C.C. Motion: Lack Second: Mvres Vote: 8-0-0 Meeting Date: July 23, 2007 Comments: e "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:1Reporu120071PC Reportsl07.23-0718-PZD 07-2576 (Woodstock Connuniry).doc Findings associated with R-PZD 07-2576 (Woodstock Community) Sec. 166.06. Planned Zoning Districts (PZD). (E) Approval or Rejection Criteria for Planned Zoning Districts The following criteria shall be considered by the Planning Commission and City Council in the review of a planned zoning district application based on the proposed master development plan: (1) Whether the application is in compliance with the requirements of the UDC and the City Plan 2025; FINDING: Staff finds the application to be in compliance with the Master Development Plan Planned Zoning District criteria established by the City Council. The Future Land Use Map adopted as part of City Plan 2025 designated this site City Neighborhood. City Neighborhoods are intended to have a wide range of residential building types, encourage complete, compact and connected neighborhoods, provide non-residential uses that are accessible for the convenience of individuals living in residential districts, encourage walkability as part of the street function, neighborhood shopping should be within walking distance of residential uses, or approximately one -quarter mile, and to encourage pedestrian -friendly, mixed use buildings through the use of transparent glass for commercial uses at street level and building entrances that address the street Rezoning this property to R-PZD 07-2576 for a traditional town form development with a majority of residential uses is consistent with the City Neighborhood designation, and is also consistent with several of the six major goals of the City Plan 2025. There are a number of waivers from the City's UDC that are applied for, and required, in order to develop a traditional neighborhood development, whether on this site or another. The development proposes a maximum of 382 units and 100,390 square feet of non- residential space in a complete, compact, and connected community with meaningful open space. This development is different in use and density than most of the surrounding single-family lots in the immediate area. However, the site is located on a major transportation corridor (State Highway 16/Wedington Drive) with improvements currently taking place. The most intense uses front onto Wedington with the mixed use and stand- alone commercial buildings. The intensity and density decreases as the project site goes south, transitioning to townhouses, then detached single family residences along the southern property line adjacent to the Persimmon Place Subdivision. Staff finds that the project is both different and compatible with the surrounding land uses and zoning, and that appropriate building setbacks have been provided adjacent to the surrounding single-family residences to provide a reasonable level of transition. (2) Whether the application is in compliance with all applicable statutory provisions; FINDING: The application has been reviewed and found to be compliant with applicable K: 1Repons120071PC Reportsl07-23-071R-PZD 07-2576 (Woodstock Communiry).doc statutory provisions. (3) Whether the general impact of the rezoning would adversely impact the provision of public facilities and services; FINDING: The impact of the rezoning and subsequent development would require the provision of public facilities, at the cost of the developer. Without improvements to existing infrastructure, the proposal would certainly adversely affect public facilities and services. However, as indicated in the submittal and the staff report, certain measures are to be taken to ensure adequate infrastructure improvements are made by the developer to ensure the level of service does not decline due to the proposed development. (4) Whether the rezoning is compatible with the surrounding land uses; FINDING: The rezoning request, combined with the Master Development Plan, would allow a mix of uses and density over the site. The proposed zoning criteria concentrates the density and intensity along the major thoroughfare, State Highway 16/Wedington Drive, and provides a transition to the existing single family residences adjacent to the south by providing single family residences along the southern property line. While this traditional neighborhood development introduces a different development pattern to this area, the layout has been done sensitively and is compatible with surrounding land uses. The proposed non-residential uses are needed and appropriate in the area, and will be used by surrounding existing neighborhoods. (5) Whether the subject land is suitable for the intended use and is compatible with the natural environment; FINDING: The 28.90 -acre property is flat undeveloped pasture with trees generally concentrated along the fencerows. The natural environment is suitable for the type of development proposed. (6) Whether the intended land use would create traffic congestion or burden the existing road network; FINDING: The intended land uses, a mix of residential, commercial, and civic, will impact the existing traffic conditions. Currently this development proposes several points of ingress and egress onto Wedington Drive to the north, and other points of ingress/egress onto Broyles Avenue and 46sth Street to the west and east. As noted in the conditions of approval, staff recommends that the eastern and western curb cuts onto Wedinton Drive either be eliminated or relocated further away from Broyles Avenue. With the incorporation of the recommended street improvements listed in the conditions of approval, staff finds that the proposed development would not create traffic congestion or overburden the existing road network. Staff recommends that assessments for half the cost of a traffic signal be installed at the intersection of Wedington/Broyles Avenue be K:IReports120071PC Reporh107-23-071R-PZD 07-2576 (Woodstock Communiy).doc constructed with the final three phases of development, and that 4611 Street be fully improved on both sides of the street adjacent to the project and the pavement section widened to 24' south to where it is currently improved to improve this section of 461h Street, tying into the existing improvements completed with the Persimmon Place and Cross Keys subdivisions. Staff finds that with the recommended street improvements this development will not create traffic congestion or burden the existing road network Additionally, providing a mix of commercial and residential uses and providing pedestrian improvements may encourage many to walk or bicycle to utilize those services in the area, thereby decreasing the use of the vehicular network (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. FINDING: The proposed Woodstock Community PZD provides for a different form of development than surrounding single family residences. This development is a traditional town form of development that integrates a variety of housing types and non-residential uses into one neighborhood, rather than single family residential suburban development in the existing surrounding developed areas. This project provides appropriate transition between these mixes of uses adjacent to a principal arterial street. The mix of uses proposed enhances the existing surrounding neighborhoods and transportation corridor. The transition in this development involves the careful use of single family detached units adjacent to existing single family residences, with the most retail and more intense residential areas located in the northern portion of the site adjacent to Wedington Drive. K. 1Reporis120071PC Reports107-23-0718-PZD 07-2576 (Woodstock Communiy).doc This development is a compact, complete development pattern, all connected with a system of sidewalks, pedestrian walkways, and narrow streets. The architectural style of the development provides for well -articulated structures and a consistent and overriding theme. The variety of uses and structures prevent a visual monotony while maintaining a compatible architectural design throughout the site. The mix of uses and relatively high density encourages a balance of people living and working in the same area reducing daily vehicle trips that rely on the regional road network. Several public spaces are proposed that will be a benefit to the community. Circulation is compact and connected, adequate parking has been provided, and the inclusion of landscaping/mitigation trees will create a healthy urban canopy. Also see Staff Findings No. 1 and No. 4. (2) Screening and landscaping. In order to enhance the integrity and attractiveness of the development, and when deemed necessary to protect adjacent properties, the Planning Commission shall require landscaping and screening as part of a PZD_ The screening and landscaping shall be provided as set forth in § 166.09 Buffer Strips and Screening. As part of the development plan, a detailed screening and landscaping plan shall be submitted to the Planning Commission. Landscape plans shall show the general location, type and quality (size and age) of plant material. Screening plans shall include typical details of fences, berms and plant material to be used. FINDING: No screening is proposed, as there are not large surface parking areas or other areas requiring screening facing streets. All structures are oriented toward the streets. Surface parking for the mixed use buildings and stand -along commercial buildings will be internal and screened from the streets. A landscape plan has been supplied, and trees along the frontages of all streets, both public and private, are required. (3) Traffic circulation. The following traffic circulation guidelines shall apply: (a) The adequacy of both the internal and external street systems shall be reviewed in light of the projected future traffic volumes. (b) The traffic circulation system shall be comprised of a hierarchal scheme of local collector and arterial streets, each designed to accommodate its proper function and in appropriate relationship with one another.. (c) Design of the internal street circulation system must be sensitive to such considerations as safety, convenience, separation of vehicular and pedestrian traffic, general attractiveness, access to dwelling units and the proper relationship of different land uses. (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 K. Weporis120071PC ReporM07-23-071R-PZD 07-2576 (WoodsmckCommvniiy).doc planned zoning development and to adjacent areas. (f) Design provisions for ingress and egress for any site along with service drives and interior circulation shall be that required by Chapter 166 Development of this code. FINDING: The vehicular circulation system is comprised of a system of public streets and alleys, and private drives as described earlier in this report accessing Wedington Drive, Broyles Avenue, and 46th Street. The dwellings face onto streets, and are generally accessed off of internal alleys, providing a hierarchy of circulation that encourage an efficient flow of traffic. Also see Staff Finding No. 6. (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: The majority of the mixed use buildings will face onto Wedington Drive, with surface parking in the rear of these buildings, as well as in underground garages. Parking is provided on the public streets and along private drives, and garage parking is provided for the townhouses and single family residences. Parking proposed is in compliance with City code. (5) Perimeter treatment. Notwithstanding any other provisions of a planned zoning district, all uses of land or structures shall meet -the open space, buffer or green strip provisions of this chapter of this code. FINDING: This requirement has been met. (6) Sidewalks. As required by § 166.03. FINDING: Public, five-foot sidewalks are to be constructed adjacent to Wedington Drive and 46th Street along the property frontage and south offsite to tie into the existing sidewalk on 46°h Street, sidewalks currently exist on Broyles Avenue. Internal to the development, sidewalks are provided along both sides of the public streets. A public sidewalk is provided around the civic building and green, and a public crushed stone trail will be provided around the stormwater detention area. (7) Street Lights. As required by §166.03. FINDING: Street lights are to be provided adjacent to all public and private streets at a separation of no greater than 300 feet. (8) Water. As required by § 166.03. FINDING: Public water lines are being extended in accordance with city codes. K: %Reports120071PC Repnns107-23-0718-PZD 07-2576 (Woodstock Comnumiry).doc (9) Sewer. As required by § 166.03. FINDING: Public sewer lines are being extended in accordance with city codes. (l0) Streets and Drainage. Streets within a residential PZD may be either public or private. (a) Public Streets. Public streets shall be constructed according to the adopted standards of the City. (b) Private Streets. Private streets within a residential PZD shall be permitted subject to the following conditions: (i) Private streets shall be permitted for only a loop street, or street ending with a cul- de-sac. Any street connecting one or more public streets shall be constructed to existing City standards and shall be dedicated as a public street. (ii) Private streets shall be designed and constructed to the same standards as public streets with the exceptions of width and cul-de-sacs as noted below. (iii)All grading and drainage within a Planned Zoning District including site drainage and drainage for private streets shall comply with the City's Grading (Physical Alteration of Land) and Drainage (Storm water management) Ordinances. Open drainage systems may be approved by the City Engineer. (iv) Maximum density served by a cul-de-sac shall be 40 units. Maximum density served by a loop street shall be 80 units. (v) The plat of the planned development shall designate each private street as a "private street." (vi) Maintenance of private streets shall be the responsibility of the developer or of a neighborhood property owners association (POA) and shall not be the responsibility of the .City. The method for maintenance and a maintenance fund shall be established by the PZD covenants. The covenants shall expressly provide that the City is a third party beneficiary to the covenants and shall have the right to enforce the street maintenance requirements of the covenants irrespective of the vote of the other parties to the covenants. (vii) The covenants shall provide that in the event the private streets are not maintained 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 K:IRepores120071PC Reports107-23-0718-PZD 07-2576 (WoodsmckCommuniry).doc 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 i following standard shall be used: Paving Width (No On -Street Parking) Dwelling Units One -Way Two -Way 1-20 14' 22' 21+ 14' 24' All of the traffic lav streets within a PZD. There shall be no minimum building setback requirement from a private street. The developer shall erect at the entrance of each private street a rectangular sign, not exceeding 24 inches by 12 inches, designating the street a "private street" which shall be clearly visible to motor vehicular traffic. FINDING: A variety of waivers of the minimum street design standards are requested as the proposed street cross sections do not meet the current Master Street Plan standards. The proposed cross -sections are designed to calm traffic and encouragepedestrian comfort and activity throughout the site. Staff recommends in favor of the waivers for street and alley design, with the revisions submitted for Planning Commission consideration. I 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. All development on the site shall be phased according to the phasing plan and (12) Tree preservation. All PZD developments shall comply with the requirements for tree preservation as set forth in Chapter 167 Tree Preservation and Protection. The location of trees shall be considered when planning the common open space, location of buildings, underground services, walks, paved areas, playgrounds, parking areas, and finished grade levels. FINDING: The applicant has worked with the Urban Forester to alter the previous site plans, bringing forward a plan that accomplishes more of the goals for tree preservation. Mitigation trees will serve to provide an increased overall canopy on the site, providing for an urban canopy. (13) Commercial design standards. All PZD developments that contain office or commercial structures shall comply with the commercial design standards as set forth in § 166.14 Site Development Standards and Construction and Appearance Design Standards for Commercial Structures. FINDING: The non-residential structures on the site include the mixed use and stand- alone commercial buildings in PA -1. Staff recommends in favor of commercial design standards for these structures as reflected in the conditions of approval. (14) View protection. The Planning Commission shall have the right to establish special height and/or positioning restrictions where scenic views are involved and shall. have the right to insure the perpetuation of those views through protective covenant restrictions. FINDING: No scenic views are identified, and the height of structures proposed (four stories facing Wedington Drive) are appropriate along this major transportation corridor. (E) Revocation. (1) Causes for revocation as enforcement action. The Planning Commission may recommend to the City Council that any PZD approval be revoked and all building or occupancy permits be voided under the following circumstances: (a) Building permit. If no building permit has been issued within the time allowed. (b) Phased development schedule. If the applicant does not adhere to the phased development schedule as stated in the approved development plan. (c) Open space and recreational facilities. If the construction and provision of all common open spaces and public and recreational facilities which are shown on the final plan are proceeding at a substantially slower rate than other project components. 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 K:1Reportst20071PC Repartst07-23-071R-PZD 07-2576 (Wood iockCommunity).doc development accomplished with the approved development schedule. If the Planning Commission finds that the rate of construction of dwelling units or other commercial or industrial structures is substantially greater than the rate at which common open spaces and public recreational facilities have been constructed and provided, then the Planning Commission may initiate revocation action or cease to approve any additional final plans if preceding phases have not been finalized. The city may also issue a stop work order, or discontinue issuance of building or occupancy permits, or revoke those previously issued. (2) Procedures. Prior to a recommendation of revocation, notice by certified mail shall be sent to the landowner or authorized agent giving notice of the alleged default, setting a time to appear before the Planning Commission to show cause why steps should not be made to totally or partially revoke the PZD. The Planning Commission recommendation shall be forwarded to the City Council for disposition as in original approvals. In the event a PZD is revoked, the City Council shall take the appropriate action in the city clerk's office and the public zoning record duly noted. (3) Effect. In the event of revocation, any completed portions of the development or those portions for which building permits have been issued shall be treated to be a whole and effective development. After causes for revocation or enforcement have been corrected, the City Council shall expunge such record as established above and shall authorize continued issuance of building permits. (F) Covenants, trusts and homeowner associations. (1) Legal entities. The developer shall create such legal entities as appropriate to undertake and be responsible for the ownership, operation, construction, and maintenance of private roads, parking areas, common usable open space, community facilities, recreation areas, building, lighting, security measure and similar common elements in a development. The city encourages the creation of homeowner associations, funded community trusts or other nonprofit organizations implemented by agreements, private improvement district, contracts and covenants. All legal instruments setting forth a plan or manner of permanent care and maintenance of such open space, recreation areas and communally - owned facilities shall be approved by the City Attorney as to legal form and effect, and by the Planning Commission as to the suitability for the proposed use of the open areas. The aforementioned legal instruments shall be provided to the Planning Commission together with the filing of the final plan, except that the Guarantee shall be filed with the preliminary plan or at least in a preliminary form. (2) Common areas. If the common open space is deeded to a homeowner association, the developer shall file with the plat a declaration of covenants and restrictions in the 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: K:IRepons120071PC Reports107-23-071R-PZD 07-2576 (WoodstockCommuniry).doc (a) The homeowner's association must be legally established before building permits are granted. (b) Membership and fees must be mandatory for each home buyer and successive buyer. (c) The open space restrictions must be permanent, rather than for a period of years. (d) The association must be responsible for the maintenance of recreational and other common facilities covered by the agreement and for all liability insurance, local taxes and other public assessments. (e) Homeowners must pay their pro rata share of the initial cost; the maintenance assessment levied by the association must be stipulated as a potential lien on the property. The association must be able to adjust the assessment to meet changing needs. FINDING: The applicant shall comply with these requirements. Sec. 161.25 Planned Zoning District (A) Purpose. The intent of the Planned Zoning District is to permit and encourage comprehensively planned developments whose purpose is redevelopment, economic development, cultural enrichment or to provide a single -purpose or mixed-useplanned development and to permit the combination of development and zoning review into a simultaneous process. The rezoning of property to the PZD may be deemedappropriate 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. K: IReporu120071PC Reports107-23-0718-PZD 07-2576 (Woodstock Community)-doc (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 discussed in Staff Finding No. 1, as well as the above ten criteria, including flexibility in density, compatibility and transition of land use, provision of a variety of housing types and common open spaces. The following guiding policies within City Neighborhood Areas are applicable to this development, and help to achieve the six primary goals of the City Plan 2025: City Neighborhood Areas: a. Protect adjoining properties from the potential adverse impacts associated with non- residential uses adjacent to and within residential areas with proper mitigation measures that address scale, massing, traffic, noise, appearance, lighting, drainage, and effects on property values. b. Provide non-residential uses that are accessible for the convenience of individuals living in residential districts and where compatibility with existing desirable development patterns. c. Reduce the length and number of vehicle trips generated by residential development by enhancing the accessibility to these areas; encourage walkability as part of the street function. Neighborhood shopping should be within walking distance of residential use, or approximately on -quarter mile. d. Encourage developers to designate and plan for mired -use corners at the time of approval to properly plan for accessibility to these areas. e. Encourage pedestrian friendly, mixed -use buildings through the use of transparent glass for commercial uses at street level and building entrances that address the street. f. Where possible, encourage a block -and -street layout that promotes walkable, cyclist friendly K. IRepwul20071PC Reporl07-23-071R-PZD 07-2576 (Woodsmck Communiiy).doc road designs with slow design speeds. g. Encourage mixed -use development that is sensitive to surrounding residential uses and allows for day and night utilization of available parking. Is. Utilize principles of traditional residential urban design to create compatible, livable and accessible neighborhoods. i. Protect and restore Fayetteville's outstanding residential architecture of all periods and styles. j. Utilize the Master Street Plan and incorporate bike lanes, parkways and landscaped medians to preserve the character of the City and enhance the utilization of alternative modes of transportation. k. Manage non-residential development within and adjoining residential neighborhoods to minimize nuisances. L Minimize through traffic on minor residential streets, while providing connections between neighborhoods to encourage openness and neighborliness. m. Limit uses within City Neighborhood areas to those that primarily serve residents of Fayetteville rather than a regional population. n. Develop strategies with the University ofArkansas to encourage students to live in the area, providing density sufficient to support public transit. (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 K%Reports120071PC Repons107-23-071 R-PZD 07-2576 (Woodstock Community).doc rezone. The legislative purposes, intent, and application of this district include, but are not limited to, the following: (a) To encourage a variety and flexibility in land development and land use for predominately residential areas, consistent with the city's City Plan 2025 and the orderly development of the city. (b) To provide a framework within which an effective relationship of different land uses and activities within a single development, or when considered with abutting parcels of land, can be planned on a total basis. (c) To provide a harmonious relationship with the surrounding development, minimizing such influences as land use incompatibilities, heavy traffic and congestion, and excessive demands on planned and existing public facilities. (d) To provide a means of developing areas with special physical features to enhance natural beauty and other attributes. (e) To encourage the efficient use of those public facilities required in connection with new residential development. FINDING: Staff is recommending approval of this application, finding the proposed PZD meets the intent of the PZD ordinance as noted above. (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 K:IReporM10071PC Reports107-23-071R-PZD 07-2576 (Woodstock Conununity).doc 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 single family residential and agricultural. Although a majority of the surrounding uses are single family residential at a density of approximately four units per acre, density under the current zoning (RSF-4) is not appropriate for development of this site for a traditional neighborhood. The city's development goals, future land use plan, and infrastructure for this area supports a higher density. Also see Staff Findings Nos. (E)(1), (E)(4), (E)(5), and (B)(1). (2) Lot area and setback requirements. Taking into consideration the unique aspects of each project, preliminary development plans for Planned Zoning Districts shall conform as closely as possible to the existing standards for lot area minimums and setback requirements under this chapter. FINDING: Lot area minimums and setbacks are varied on this project with structures oriented to the street and minimal front setbacks. This project provides for a variety of building footprint types of unit, with a mixed unit type and mixed density. Due to the unique nature of this traditional neighborhood development, it is not possible to conform to existing standards for lot area minimums and setback requirements. (3) Building height There shall be no maximum building height except as may be determined by the Planning Commission during the review of the preliminary development plan based on the uses within the development and the proximity of the development to existing or prospective development on adjacent properties. A lesser height may be established by the Planning Commission when it is deemed necessary to provide adequate light and air to adjacent property and to protect the visual quality of the community. FINDING: Building heights proposed for this project are typical of single and multi -family development, with the four-story mixed use buildings facing Wedington Drive providing adequate light and air to adjacent property, and the single family residences along the southern property line with a maximum height of 40'. With this development the aesthetics of this area would change from rural hay pasture, to a City neighborhood. This is a complete change, however this change is consistent with the future land use plan designation for this property. K. lReporn120071PC Reports 07-23-0718-PZD 07-2576 (WoodsiockCommuni y).doc (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 relatively high, given the high density and mix of commercial uses. The lot coverages are appropriate given the urban environment proposed. *Required Findings for Rezoning Request. Land Use Plan: The City Plan 2025 Future Land Use Plan designates this site as a City Neighborhood Area. Rezoning this property to R-PZD 07-2576, with the associated Master Development Plan, allows this future land use to vary by integrating non-residential uses throughout the site, though the principal use on the property will remain residential. The proposed plan, commitments, design standards and other conditions placed upon the project result in a compatible development with surrounding land uses in the general vicinity, meeting many of the goals of the City Plan 2025 for new development. FINDINGS OF THE STAFF 1. A determination of the degree to which the proposed zoning is consistent with land use planning objectives, principles, and policies and with land use and zoning plans. Finding: Staff finds the proposal is highly consistent with the land use planning objectives, principles and policies, as evidenced the number of guiding policies for City Neighborhood Areas this proposal meets, and the six major goals of City Plan 2025 as discussed in Staff Finding No. (Ex1). Rezoning the property will accommodate both the future land use plan for residential and non-residential uses, and also allow for a variety of uses and housing types, sizes and development pattern, thus providing more choices for more citizens. 2. A determination of whether the proposed zoning is justified and/or needed at the time the rezoning is proposed. Finding: At this time the property is zoned R -A, which allows for residential and agricultural uses on minimum two -acre lots. The proposed mix of uses, residential density and site layout included with this re -zoning is more appropriate for this area than the existing zoning. Rezoning of this property as proposed is advisable. 3. A determination as to whether the proposed zoning would create or appreciably increase traffic danger and congestion. K: IReportd2007IPC Reponrs107-23-0718-PZD 07-2576 (Woodcock Communiy).doc Finding: Staff finds this proposal will not create or appreciably increase traffic danger and congestion, with the street improvements recommended. 4. A determination as to whether the proposed zoning would alter the population density and thereby undesirably increase the load on public services including schools, water, and sewer facilities. Finding: Staff finds that in evaluating this proposal, the population density would undoubtedly increase from that which currently exists, and that the commercial uses proposed would create additional demand on public services. Staff finds, however, that the load created on public services is not an undesirable or detrimental impact, with the improvements as recommended by staff for this project. Engineering: Public water is located adjacent to the site. There are waterlines along Wedington, Broyles, and 46th. Water service will need to be extended through the property at the time of development. Sanitary sewer is available adjacent to the site. Sewer service will need to be extended within the property at the time of development. Improvements to the sewer system may be required dependent upon the demand placed by the development. The site has access to Wedington Drive, Broyles Avenue, and 46th Street. :. Wedington Drive is under construction to be an improved 4 lane state. highway in. this location, Broyles Avenue is an improved two-lane road, and 46th Street is an unimproved local street adjacent to this property. Staff is recommending improvements to the public streets as reflected in the conditions of approval. Standard improvements and requirements for drainage will be required for the development. Police: It is the opinion of the Fayetteville Police Department that this rezoning will not substantially alter population density and will not create an undesirable increase on police services. The Police Department expressed similar concerns with the curb cuts onto Wedington Drive as the Planning and Engineering Divisions. Fire: The subject property is located 1 mile from the Station No. 7 located at 835 Rupple Road with an expected response time of 2.25 minutes. No adverse impacts on call volume or response time are anticipated. 5. If there are reasons why the proposed zoning should not be approved in view of considerations under b (1) through (4) above, a determination as to whether the proposed K. 1Reports120071PC Reports107-23-0718-PZD 07-2576 (Woodstock Co.n nuni4''.doc 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: IRepoetsU007 FC Repov107-13-07'R-PZD 07-2576 (Woodstock CommoNty).doc R-PZD 07-2576 WOODSTOCK COMMUNITY Staff Recommended Alley Width Cross Section Updated After July 23, 2007 Planning Commission From: "Evan Niehues"<eniehues@appiancenterfordesign.com> To: "Andrew Gamer" <agarner@ci.fayetteville.ar.us>, "Jeremy Pate" <jpate@ci.fayetteville.ar.us> Date: 8/1/07 7:53AM Subject: Woodstock Alleys Jeremy and Andrew, Here are the alley exhibits we talked about. Please, keep in mind most of the templates are shown from the edge of the garage not where they will actually be parked in the garages. For a more accurate view of a parked car next to a backing up car see Exhibit 4 T -021T-03 and Exhibit 2 T-64. Most views are of two cars backing up next to each other. Also, the part that seems to be cut out of the asphalt will actually be stamped asphalt to delineate the driving lane. Thank you, Evan Niehues Appian Centre IV Design, Inc Phone: (479) 445-6009 Fax: (479) 445-6050 Andrew Gamer - Woodstock Alley Exibit 1.pdf Page 1 _..I ._.. _.., ._.. j I _.. ._-24.90' II I [� 36 T-32 T-31 T-30 T-29 j T-28 ( T-27 5 (LOCK? os 61 o W Ettco _18.0_ 1° I L, BSL-LE Th 60.75' T-33 0 °" W T-34 io.o T-35 1 rt W T-36 S — — T-37 O v T-38 T-39 22.0 T-40 v 31-lSB � i I o f � � y W N T-41 T 2 T-43 T nci -LW 49.00 o- T-56 + - 7 10.0 L I I 856-cc/1/kLJ- 6 � T 24.00' ///>7/41n_ i T-65 T-66 T-67 yh y OT -63 N , r i 0.0 LOCK 13 ! � n / / n T-61 ss.oa' N 10. ' T-68 o' a ////¼//Z-5" h' I T-69 2A o0 T-60 T58 ` T-59 1, > T-70 5' - o T-57 r —eL I I O T-71 KF o O .. - o T-72 • 10.0 gx •D T-73 33 _— .0 T-74 90?z 66.00' 32 `� ! kti I l tilE SL -t1( 22'x22' GARAGE GARAGE TYP. • • : I GARAGE Andrew Gamer - Woodstock Alley Exibit 3.pdf Page t ~ O m D O m T u � I. C Vvv Andrew Gamer - Woodstock Ailey Exibit 4.pdf Page l ci C 12' rn 4' 5 $ W ' o gA.24 b 2ND T-01 µo ENC INTC T-0� n 19 II v U w CO 17' - o. w -5 D Andrew Gamer - Woodstock Alley Exibit 5.pdf Page l m IP H OD 01 H H N O OD 10 rn �) 4 a i` H " 1 PPP. Ij _v' A, L—\ T'`' rte_ JI i Fayetteville Fire Department To: Andrew Garner, Jeremy Pate, and Jesse Fulcher Thru: Chief Tony Johnson From: Captain Dale Riggins Date: July 17, 2007 Re: R-PZD 07-2576 (Woodstock) These 31.4 acres are covered by Engine 7 located at 835 Rupple Road. It is I mile from the station with an anticipated response time of 2.25 minutes to the beginning of the development. Measured hydrant flow in this area is 1570 gallons/minute flow. The Fire Department anticipates 87 (53 EMS & 34 Fire/Other) calls for service per year once the development is completed and maximum build -out has occurred. We do not calculated calls for service in Commercial Space but typically this will not affect our Call Volume. The development is to be constructed in 7 phases over an 8 year time frame and Captain Dale Riggins Fayetteville Fire Department lzye 'Ettevtlle ARKANSAS THE CITY OF FAYETTEVILLE, ARKANSAS LANDSCAPE REVIEW FORM PC Meeting of July 23, 2007 To: City of Fayetteville Planning Commission From: Sarah K. Patterson, Urban Forester Date: July 17, 2007 113 W. Mountain St. Fayetteville, AR 72701 Telephone: (479) 444-3470 ITEM #: R-PZD 07-2576: Planned Zoning District (Woodstock Community) Applicable Requirements: Plan Checklist: Y= submitted by applicant N=requested by City of Fayetteville NA= not applicable y y Irrigation notes either automatic or hose bib y y Species of plant material identified y y Size of plant material at time of installation indicated y Soil amendments notes include that soil is amended and sod Y removed y Mulch notes indicate organic mulching around trees and within Y landscape beds N N Plans stamped by a licensed Landscape Architect y y Planting details according to Fayetteville's Landscape Manual y Y Wheel stops/ curbs Interior landscaping Narrow tree lawn (8' min width, 1/mm length/1 tree per 12 spaces) Y Y Tree island (8' min. width t tree er t2 s ces) Perimeter landscaping Side and rear property lines (5'landscaped) Shade trees as described in street tree planting standards, Parking lot adjacent to R.O. W.- continuous planting of shrubs -at least 8 per tree- and ground cover -5o% evergreen) Y Y Greenspace adjacent to street R.O.W. (25' wide) NA NA Large street trees planted every 30' L.F. along R.O.W. 25% of total site area left in greenspace (80% landscape) NA NA Parking lots and outdoor storage screened with landscaping Y Residential Subdivisions- i large species shade tree/ lot tree y planted within R.O.W. if possible Y Nonresidential Subdivision- i large species shade tree/3o L.F. Y ______________________________________________________ tree planted within 1 -2 ' reens ace NA Urban Tree Wells -urban streetscape only-8foot sidewalk Structural Soil -if urban wells are used, a note or detail of structural NA soil must be indicated on the landscape plan NA Timing of planting indicated on plans (subdivisions only) N y Written description of the method for tracking plantings N y i deciduous or evergreen tree/ 3000 square feet N Y 4 large shrubs (3 gal) or small trees / 3000 square feet N Y 6 shrubs or grasses (i gal) / 3000 square feet N Y Ground cover unless seed or sod is specified N Y 50% of facility planted with grass or grass like plants Findings • Staff finds in favor of the waiver for greenspace. Currently Chapter i'7'7 requires street trees to either be planted in a 15 foot greenspace or within an urban streetscape option utilizing tree grates. The applicant is proposing to plant the trees within a 7 foot greenspace between the sidewalk and the curb. Staff feels this space is adequate for tree growth and a superior environment to that found within a sidewalk. This waiver will meet the intent of the ordinance in supplying a tree lined street to encourage a walkable environment. Conditions of Approval: 1. Before construction plan approval, the landscape plan must be stamped by a licensed landscape architect with the state of Arkansas. 2. Prior to building permit, a cost estimate for all required landscape is to be submitted to the Urban Forester for review. Once approval is gained, a guarantee is to be issued (bond/letter of credit/cash) for iso% of the cost of the materials and installation of the plants. This guarantee will be held until the improvements are installed and inspected, at the time of Certificate of Occupancy. 3. Under Landscape Regulations Chapter 177, street trees must be bonded for a 3 year period. This bond is for the maintenance of the trees. This amount must be deposited with the City before issuance of a final certificate of occupancy. a e ¶ttevllie ARKANSAS THE CITY OF FAYETTEVILLE, ARKANSAS TO: Andrew Gamer. Planner FROM: Carole Jones, Park Planner DATE: July 10, 2007 113 W. Mountain St. Fayetteville, AR 72701 Telephone: (479) 444-3472 SUBJECT: Parks & Recreation Subdivision Committee Review Comments «««««*s«xx******x**««*****x*xsxxxxxxxssssxsss*sssssss**s«**xxsxxxssxxsxxssss** Meeting Date: July 12, 2007 Item: PZD 07-2576 Woodstock Community Park District: SW Zoned: R -A Billing Name & Address: Nock -Broyles Land Development 4921 Clear Creek Blvd., Fayetteville, AR 72704 PH: (479) 283-9545 Current Land Dedication Requirement Money in Lieu Single Family @ .024 acre per unit = acres @ $960 per unit = $ Multi Family 328 @ .017 acre per unit = 5.57 acres @ $680 per unit = $ COMMENTS: PRAB reviewed this project on March 15, 2007 and made a recommendation of accepting 6.87 acres of park land (the total amount required for the complete development including the future 54 single family lots) offsite along the south side of Owl Creek commencing at Broyles Ave. The required park land dedication for the current development request is 5.57 acres. • A deed for the land must be submitted to the city land agents for review and filed at the County. A copy of the filed deed must be provided to Parks prior to issuance of building permits. Parks will review each phase as it is submitted for large scale development review. PZD 07-2576 PLANNING LANDSCAPE ARCHITECTURE URBAN DESIGN ENGINEERING APPIAN CENTRE FOR DESIGN trti July 17', 2007 Mr. Jeremy Pate and Mr. Rom Petrie VI City of Fayetteville 113 West Mountain Street Fayetteville, Arkansas 72701 Proposal#2 RE: Woodstock Community Traffic Sigma[ Assessment and 46" St. Street improvements The following is Appian Centre for Design's proposal to the City of Fayetteville for a traffic signal at the intersection of N. Broyles Ave and Wedington Dr. and street improvements for N. 46th Street. Ltersection of Broyles Avenue and Wedington Drive Traffic Light: Appian Centre for Design proposes that the Woodstock Community project be assessed half ($62,500 of S 125,000) of the costs for construction of a new traffic signal to be located at the intersection of N. Broyles Ave. and Wedington Drive. We are requesting that the associated fees be staggered proportionally (1/3 oldie assessment paid at each phase) through the first three phases. Phase L $20,833.34 Phase 2: $20,833.33 Phase 3: $20,833.33 Total Cost: $62,500.00 N. 46' Ave Improvements: Nock -Broyles Land Development will be funding and installing improvements on the west and east side of 46' street along approximately 680 LF bordering the Woodstock Community. Improvements to N. 4616 Ave. will occur during construction of Phase [. •The City of Fayetteville assumes all responsibility for acquiring necessary right of ways and realigning necessary utilities along N. 46' Ave. Sincerely, Todd Jacobs Appian Centre for Design, Inc. Director of Design One East Center Street Suite. 2 (2 Fayetteville, AR 72701 Phone: 445-6009 Fax: 445-6050 PLANNING LAN09CpPE ARCNITECiYIRE URBAN DESIGN ENGINEERING APPIAN CENTRE FOR DESIGN 'X\ June 14, 2007 �ba Mr. Ron Petri and Mr. Jeremy Pate City of Fayetteville 113 West Mountain Street Fayetteville, Arkansas 72701 RE: Woodstock Community Traffic Signal Assessment and 466 St. Street improvements assessment The following is Appian Centre for Design's proposal to the City of Fayetteville for a traffic signal at the intersection of N. Broyles Ave and Wedington Dr. and street improvements for N. 461h Street. Concerning the intersection of Broyles Avenue and Wedingtion Drive. Appian Centre for Design proposes that the Woodstock Community project be assessed for a percentage of the construction costs proportional to the traffic generated from this development for construction of a new traffic signal to be located at the intersection of N. Broyles Ave. and Wedington Drive. This proposal is based upon the relatively small percentage of traffic generated from the Woodstock Community entering this intersection. Concerning 46' street... Nock -Broyles Land Development will be funding and installing improvements on the west side of 46' street bordering the Woodstock Community, however we request the City of Fayetteville cost share 50'/. in the of improvements to the east side of 46' street Appian Centre for Design also proposes the Woodstock Community project not is assessed any costs for construction of street improvements south of the projects property line based on the minimal traffic volumes generated by the Woodstock Community. Woodstock Projected Traffic for Full Build Out • 27'/. (1,578) of Woodstock -generated traffic will use the intersection of Broyles and Wedington • 35% (2,045) of Woodstock -generated traffic will use N. 466 going north to Wedington Drive. • 5% (292) of Woodstock -generated traffic will use N. 466 going south from Woodstock. Traffic Siena[ Assessment Probable Costs of Traffic Signal Plus Intersection Improvements = $150,000 Projected traffic from full build -out of Phase I using Traffic Signal = 1578 vpd Minor Arterial traffic capacity = 14,800 vpd % traffic from full build out = 11% Woodstock Community Signal Assessment Costs = $16,000 N. 46" Ave Assessment on East Side North of N 87' 05' 38" W Probable Costs for East Side of 46' Ave. North of N 87.05' 38" W = $55,000 Projected traffic using 466 Ave. bordering property = 2,045 vpd Local street traffic capacity = 4,000 vpd % traffic from full build -out = 51% Woodstock Community 46`h Ave Assessment Costs after 50% cost share = $27,500 •The City of Fayetteville assumes all responsibility for acquiring necessary right o ways amle utilities 1�1. JUN 15 2007 Construction of the Woodstock Community is expected to take approximately .2 to 8 years. As the improvements will occur over time, we are requesting that the collection of the associated assessment fees be staggered per construction phase to better account for the true time of impact. Construction to improvements along the west side of N. 46` Ave is to occur at time of construction to Phase 11. Woodstock Community Total Assessment =$43,500 Sincerely, Todd Jacobs Appian Centre for Design, Inc. Director of Design One East Center Street Suite. 212 Fayetteville, AR 72701 Phone: 445-6009 Fax: 445-6050 PLANNING LANDSCAPE ARCHITECTURE ORGAN DESIGN ENGINEERING APPIAN CENTRE FOR DESIGN July 16th, 2007 Jeremy Pate Director of Current Planning City of Fayetteville 113 W. Mountain Fayetteville, AR 72701 RECommunity Phasing Plan CC Matt Casey P. E. Assistant t I gineer Mr. Pate, Appian Centre for Design would like to propose the following phasing plan for the construction of the Woodstock Community: Phase I: Permits will be pulled within one year of Fayetteville City Counsel approval. Construction will be completed within two and one half years of approval. Phase 2: Permits will be pulled within two years of Fayetteville City Counsel approval. Construction will be completed within three and one half years of approval. Improvements to the west side of 46th Ave. will be completed in phase two. *Payment for the traffic signal at the intersection of Broyles Ave. and Wedington Dr. will be split proportionally (according to number of units) between phases one and two. Phase 3: Permits will be pulled within three years of Fayetteville City Counsel approval. Construction will be completed within four and one half years of approval. Phase 4: Permits will be pulled within four years of Fayetteville City Counsel approval. Construction will be completed within five and one half years of approval. Phase 5: Permits will be pulled within five years of Fayetteville City Counsel approval. Construction will be completed within six and one half years of approval. Phase 6: Permits will be pulled within six years of Fayetteville City Counsel approval. Construction will be completed within seven and one half years of approval. Phase 7: Permits will be pulled within seven years of Fayetteville City Counsel approval. Construction will be completed within eight years of approval. Sincerely, Todd Jacobs Appian Centre for Design, Inc. Director of Design One East Center Street Suite. 212 Fayetteville, AR 72701 Phone: 445-6009 Fax: 445-6050 JUL 16 2007 PLANNING LANDSCAPE ARCHITECTURE URBAN OESION ENGINEERING APPIAN CENTRE FOR DESIGN June 14', 2007 Jeremy Pate Director of Current Planning City of Fayetteville 113 W. Mountain Fayetteville, AR 72701 RE: Woodstock Community CC: Glen Newman P.E. Andrew Gamer Matt Casey P.E. Mr. Pate, Staff Engineer Senior Planner Assistant City Engineer JUN 15 2007 Appian Centre for Design is writing to request waivers granting permission to: I. Construction curb -return radii (CRR) of 20' on all interior street and alley intersections 2. Implementation of street cross sections different than those required by the current Master Street Plan standard with regards to street width, greenspace, and sidewalk width. 3. Waiver for a minimum centerline curve radius on Street Four of 31.5 4. The option to use 18" curb versus the standard 24" curb Please consider the following as grounds for granting the waivers: The request is to allow a 20' curb return radius (CRR) at all interior street intersections in ordered to reduce the speed of turning automobiles and to reduce the in -street walking distance required for pedestrians crossing the street. Excessive CRR allows traffic to take turns too fast, raising the design speed of streets to levels that are uncomfortable and unsafe to pedestrians. A 20' CRR will create a safe pedestrian environment that promotes walking and pedestrian safety. No above ground obstructions, such as fire hydrants, street lights, trees or traffic signs will be permitted with in fifteen feet (IS') of an intersection of streets. Along with the reinforced curbs and no parking zones designed to allow apparatus to utilize curbs for their turning needs if the roadway is other wise restricted. 2. This request is for a waiver granting permission to implement street cross sections with the following conditions: 10 feet driving lanes, 7.5 feet wide parallel on -street parking, 1.5 feet of curb and gutter, 7 feet of green space or greater, and five feet sidewalks. The current Master Street ['tan Cross sections were created in regards to RS -4 development. Appian Centre for Design believes that for the Woodstock Community to be successful as a Traditional Neighborhood it must adopt street sections that lend toward a more compact, safer, and pedestrian friendly environment. On -street parking will provide pedestrians with a feeling of separation from moving traffic along the street not obtained with greenspace. A greenspace of seven feet has proven adequate for proper tree growth in community developments throughout the United States and will prove a welcome alternative to the urban tree well with regards to the desired aesthetic quality along public streets within the Woodstock Community. A seven and a half feet parallel parking space will serve adequate for typically sized automobiles to be parked along the Woodstock Community's residential streets. A five feet sidewalk is wide enough for two large adults to walk abreast of each other on. Due to site constraints, we are proposing a 31.5' centerline radius on Street Four. This radius will prove adequate for the small amount of residential traffic on the street along with any service or emergency vehicles that will require access into the rear of the Woodstock Community. An l8" curb versus a standard 24" curb uses less concrete and is consistent with traditional neighborhood design in which aesthetics play a large role. Thank you for your time in considering this matter. I look forward to hearing from you. If you have any comments or questions, please do not hesitate to contact me. Fayetteville, AR 72701 Phone: 445-6009 T-66 i �i �o � � 5 ''" "ml � " T - �4= C + n •/� `. ; y° . - T1VATE TWO WAY ALLEY r11 I LOCK ¢: T-za i ti T-12 .r i f I T-14 T-15 T-16 I T-17 T-18 j T-19 T-20 T-21 nr— r I i t T-26 j i ' ` PUBLIC STREET 1$ e o ® g5e.f I, I 3r ' /' ; V- / / T-64 I //:: i!; T-65 ( T-66 T-32 I T-31 T-30 T-29 T-28 f T-27 //,! ^ EILOK I /,, T63 ° T t-CN • /Y--• • Y j 1, l /i/,/ r .� q, vv ---q ,':jj 'i is 1-61 T56 .-_ 34 t 1 I U i T- T�0 i s i T-35 i v T-58 T-� ; +- --- :TELT 0 i 0.l _. 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July 10, 2007 Mr. Evan Niehues Appian Centre for Design I East Center Street Fayetteville, AR 72701 Re: P1251 Woodstock Development Fayetteville, Arkansas Alley Turning Movement Geometry Comments Dear Mr. Niehues: Peters & Associates Engineers, Inc. reviewed the alley turning movement geometry for the proposed Woodstock Development site plan provided by Appian Centre for Design on July 2, 2007. We offer the following recommendations to enable more safe and efficient access to residential units adjacent to the alleys: Shift townhouse T -0I south ten feet to allow adequate room to back into the alley without entering the travel lane to the north. Change the radii on U-shaped islands between townhouse driveways to three feet. These islands should not obstruct the view on T -0I to T-13. • Change alley south of TI -1-27 to TH-29 from one-way to two-way. It was found that the other alley setbacks will provide adequate access to the residential units they serve. If you have any questions or need additional information, please contact us. Sincerely, PETERS & ASSOCIATES ENGINEERS, INC. Gregory B. Simmons Vice -President I I' II f%Ii I i i j,;:ki)uI;M;5iJI' 1 FINAL RESULTS: Traffic Signal Warrants Analysis Projected Conditions Hourwanant was met St.: Wedngton Ddue St.: N 46th Ave. VOLUME COMB. 4 Hr. Peak 600 900 480 720 150 75 120 60 SUM MAX. HOUR MAJOR MINOR IA 1B TAB 2 3 700 1431 11 0 0 0 0 0 0 0 8.00 958 7 0 0 0 0 0 . 0 0 Tabk 7 990 951 6 0 0 0 0 0 0 o Traffic Signnal Warrants Results 1090 998 7 0 0 0 0 0 0 0 Wedington Drive and 1100 965 10 0 0 0 0 0 0 0 North 46th Avenue 1200 996 10 0 0 0 0 0 0 0 Projected Traffic Conditions. 1300 1048 10 0 0 0 0 0 0 0 1400 1028 10 0 0 0 0 0 0 0 1500 1219 11 0 0 0 0 0 0 0 1600 1393 11 0 0 0 0 0 0 0 1700 1631 17 0 0 0 0 0 0 0 1800 1316 13 0 0 0 0 0 0 0 1900 1052 11 0 0 0 0 0 0 0 2000 741 8 0 0 0 0 0 0 0 2100 589 8 0 0 0 0 0 0 0 0 0 0 0 0 This Intersection DOES NOT SATISFY the warrants for signakzation as outlhwd In the'7a.U.T.C.D FINAL RESULTS: Traffic Signal Warrants Analysis Projected Conditions Hour warrant was met: Major Si: Wedington Dlhe IIiiorSt.: Broyles Ave. VOLUME COWJB. ♦ Hr. Peak 600 900 480 720 ISO 75 120 60 SUM MAX. HOUR MAJOR MINOR IA IS 1AB 2 3 Tabk 8 7:00 1262 26 0 0! 0 0 0 0 0 8.W 852 16 0 0 0 0 0 0 0 Traffic Signal Warrants Results 9dg 858 14 0 0 0 0 0 0 0 Wedington Drive and to90 883 19 0 0 0 0 0 0 0 Broyles Avenue 1190 817 22 0 0 0 0 0 0 0 Projected Traffic Conditions. 12.00 858 25 0 0 0 0 0 0 0 1300 885 23 0 0 0 0 0 0 0 1400 870 23 0 0 0 0 0 0 0 15:00 1052 27 0 0 0 0 0 0 0 1600 1207 25 0 0 0 0 0 0 0 1790 1293 33 0 0 0 0 0 0 0 1800 1135 28 0 0 0 0 0 0 0 1900 899 25 0 0 0 0 0 0 0 20.00 628 19 0 0 0 0 0 0 0 2190 522 16 0 0 0 0 0 0 0 0 0 0 0 0 This Intersection DOES NOT SATISFY the warrants for signalization as outlined in the 1A.U.T.C.D.' PBTRRS M ASSOCIATES Page 23 10tt 11 •- a a -, 43 C J C C C � J C o a m Z L o a tL C O L Y. •� W � C m W a. J 11 II II -.at I U >- W r I W m r0^ v W 4z J Z '^ D } z o � Y O I— % U N vi O ILL w ;Q Q:c W � ~ a o 0] E 0 U O N a n a � N f�i ZN U� I► �IJ �� 07-257 ADJOINING PROPER OWNERS COMMENTS Return Comments concemi iii sl city of Fayettevme €Plain' ng Division 125 W. Mountain Street Fayetteville, AR 72701 1 have been notified of the above meetings for the described project. I do not object to the project described above. I do object to the project described above because: VNi'rY C/#ntc14 of FAr VIL4 r# Name of pe jl Oviper (P Sig Y 9 r j Bonito bno$ Cam//_S--- I Yy2sWeic ADJOINING PROPERTY OWNERS COMMENTS Return Comments concerning Holcomb Heights PZD bads to City of Fayetteville Planning Division 125 W. Mountain Street Fayetteville, AR 72701 I have been notified of the above meetings for the described project. I do not object to the project described above. I do object to the project described above because: Name of Property Owner (Printed) *WJL MARINONI, JR. Sig re of Property Owner 4995 VVEOlNG roti DRIVE ^ MYET7EVRIF, AR 727044-MS13 1 Planning Commission July 23, 2007 Page l5 of 22 R-PZD 07-2576: Planned Zoning District (WOODSTOCK COMMUNITY, 438): Submitted by APPIAN CENTER FOR DESIGN for property located ALONG W. WEDINGTON DRIVE FROM 46TH TO BROYLES AVENUE. The property is zoned R -A, RESIDENTIAL -AGRICULTURAL and contains approximately 28.90 acres. The request is for re -zoning and land use approval of an R- PZD, Residential Planned Zoning District with 382 dwelling units in mixed use, single family, townhome configuration, 100,390 s.f of commercial space in mixed use and restaurants in addition to a civic center building and park to be constructed in 7 phases over an 8 year time frame. The request also includes development approval for a portion of the project at this time. Andrew Garner, Senior Planner, gave the staff report He described the request, surrounding land uses and street system. The proposed PZD is to create an urban neighborhood with streets designed to be narrow for safety and pedestrian activity. The property is designated as a City Neighborhood Area on the Future Land Use Plan. Waivers are required for narrow street sections. The project is proposed to be developed in seven phases over eight years. Gamer discussed staff's recommended street improvements as described in the staff report, and the revised recommendations on street improvements to that presented to the Subdivision Committee. At the Subdivision Committee eight members of the public spoke and were against the project. The City Neighborhood Designation of the site encourages a variety of residential uses. The proposal is consistent with many of the CityPlan 2025 goals. Gamer described the site layout describing that the most. intense uses including commercial and mixed use are along Wedington Drive, and that the density and intensity reduces _away from Wedington, and that the southern portion of the property is wrapped with single family residential uses adjacent to the existing single family neighborhood to the South.! The City Police Department provided a memo consistent with staffs recommendations to.limit :curb cuts onto Wedington for traffic safety reasons. Staff recommends additional alley width on several of the alleys to ensure adequate turning movement. Garner discussed condition 'of approval No. 4 regarding recommendations to limit and modify the curb cuts as they are proposed. Staff recommends in favor of Commercial Design Standards. Garner also discussed a requested greenspace waiver and gave staff's recommendation for approval of that waiver. Staff recommends that two conditions of approval be added including: No. 36 that the PZD booklet be revised to add a note for a maximum of 60' building height for PA -1 at the street level instead of 70' as proposed; and No. 37 that the PZD booklet be revised to change the setbacks in PA -3 to note that the side setback for Lot 7 shall be 8'. Commissioner Cabe stated that he is not connected with the development, but has had some business dealings with the development team. These dealings will in no way affect or influence his decision on this project. Bob Estes @ublic) had concerns with three main issues: density, infrastructure, and Peters and Associates, Inc. 46d' Street is a Local Street and this project will increase traffic on it such that it would be a Collector Street in violation of its current Master Street Plan designation. Density should be based on five factors according to City policy: (1) Density of surrounding development; (2) current zoning designations; (3) urban development goals; (4) natural character of the site; and (5) impact of density on the surrounding properties. This project could meet one out of five of those goals, and would fail on the other four goals. Cannot improve 46d'street because it is a Local Street. Planning Commission July 23, 2007 Page I6 of22 In his experience taking several legal depositions of Peters and Associates (the applicant's consultant for the traffic study for this project), Peter's and Associates has never present himself as a traffic engineering expert. Commissioner Anthes asked Estes to refrain from making personal comments. Bassam Ziada (public) lives at 723 46th Street and has lived here since 2000. Background in traffic engineering, civil engineering, member of ITE, member of ITE Advisory Board. He discussed several details in the traffic study. The traffic counts were taken on the week of spring break and are therefore not accurate. 65% of traffic generate from the east will be from 46th Street. The applicant and staff recommend a traffic signal cost share at Broyles/Wedington. May need one at Broyles, but will certainly need one at 46th Street. The applicant is not showing any trips heading south on 46th Street. 46th Street goes south to Persimmon, and will be used to travel south from this development. He requests to table this item until the applicant provided a traffic study that shows accurate traffic movements. The City doesn't know if Wedington is four or five lanes. He assumed a four -lane section. Water that never came from the north will now come through the detention pond in the south portion of this property from the Highway Department improvements. This project is not compatible with the neighborhood. 100,000 square feet of retail/commercial and four-story building will be the highest on the west side of 1-540 besides the Holiday Inn. He requests this item be tabled until actually have good information regarding the traffic impacts to Wedington. How many trips will be generated from the Links? 16,000 01 28,000? I. 1 'Valerie Bandera (public) is a Fieldstone Neighbor to the north. She likes the project, looks like a City neighborhood. But she doesn't want to live near a city neighborhood area, residential fits in best. She is concerned about the commercial development and types of shops, buildings. She doesn't want a replication of Dickson Street with noise and other problems, etc. She is concerned about four stories looking into her backyard. She will have to rely on compassion and mercy of developers to not put in offending business. She realizes a grocery, gas station, apartment complex could go in on 46th Street, a very narrow road. She likes the limited number of curb cuts onto Wedington, in favor of that. Please consider the existing residents. Jim Gurloek (public) lives on Lofty Wood Drive. Urges to vote against:. Wishes all planning commissioners were neighbors. They would feel the same. No affordable housing in this project. Persimmon is a free way. 460i will be a mess with this project. Craig Hanshell (public) 4555 Wedge Drive. He talked with neighbors and found recurring issues: property value, crime, traffic. Meadowlands at 9 PM —crime. Girls Gone Wild bus was ran out last year. Persimmon Place and Rupple Row developments. A development like this will strip away the only thing he can call his own. Condominiums for families? He has lived on the west side of town for 13 years, and is an expert. Building an ant hill with this. Persimmon and 46th Street don't have safe passage with sidewalks to get to school. If families are going in, where are students going? Has safety been considered with a police substation? Phasing over 8 years? Persimmon will be a horrible headache. He doesn't understand where traffic is going. Planning Commission July 23, 2007 Page 17 of 22 Ben Fuller (public) 620 Mulligan. Wants to voice opposition because of resale value. He saw growth of the school and other development in this area. What better place to live than this area of Fayetteville? The west side of town has always been considered the rental side of town. If assurance could be given that no dwelling would be leased, go for it. But that won't happen. Public comment was closed. Hank Broyles (applicant) is a partner in Nock -Broyles Land Development, owners of the project. The city decided with the 2025 plan not to continue RSF-4 and annexing 20,000 acres. They specifically selected this site because of its adjacency to Highway 16, to feed people onto the highway instead of neighborhood streets. They are alley loaded so the streets won't have driveways to create a nice streetscape that will be pedestrian friendly. They need 62 feet for four stories. Have contracted with Live/Learn/Work/Play, Inc. to see what type of mix of uses should be at this site. No strip clubs, adult book stores, etc. Expect one large commercial retail grocery store 20 — 25,000 square feet. All of the other shops will be small (800-1,000 square feet) such as a deli, bakery, clothing stores, cafes, pizza place, banker, dry cleaner. They will target essentials you need to shop for. Research show that these types of developments are attractive to couples, empty nesters, 25-44 year old age group. Todd Jacobs (applicant) discussed the site location; • Need parks system on west side like Wilson Park. They are trying to contribute to that along Owl Creek for a 26 -acre park. This development will be with 1/3 mile of a trail linkage to that park, which is within walking distance. They could have proposed a standard strip mall, but wanted to approach the development differently, with deference to the surrounding neighborhood and . City.. Plan 2025. They agree to limit this development to two curb cuts onto Wedington as recommended by staff, when a standard strip commercial would likely have had 6-7 curb cuts. Jacobs presented a powerpoint presentation describing the project. . . Commissioner Myres interrupted and asked about the setback off of Wedington and it was clarified by Andrew Garner (senior planner) that the setback is 14' from the edge of the right-of-way. • Jacobs continued that based on research across the country: in the past year andia.half, this type of development has brought up property values more than any other type of project. This project will improve 46`x' Street from Wedington south to existing improved street, and will contribute half of the assessment amount for a traffic signal as recommended by staff. It took a lot of work to bring a different type of project, but it is better quality and has hit almost all of the City's guiding policies. They believe this project will benefit that side of town, if not the City as a whole. Commissioner Lack stated he doesn't see entrances to parking garages on the elevations. Jacobs discussed grading and how the buildings access to parking garages underground. Commissioner Trumbo asked about the traffic projected. Planning Commission July 23, 2007 Page 18 of 22 Jeremy Pate, Director of Current Planning, stated this development will generate 5,044 average daily trips, based on the traffic study numbers. Glenn Newman, Staff Engineer, discussed that with the projected traffic for development in the area the vehicle trips will exceed the design service volume of a five -lane roadway, as indicated in the Master Street Plan. Commissioner Trumbo asked staff to explain a Local Street. Pate explained that a Local Street can be and usually is a through street. Cut -through traffic should be discouraged. Nothing in City policy or ordinance forbids a Local Street from being a through street. Pate described that streets in a typical subdivision are usually Local Streets. Kit Williams, City Attorney, stated that the Master Street Plan is a moving and changing document. Local Streets can still function to a higher level than their designation. Commissioner Graves discussed speed humps. He doesn't know about 46th Street enough to know if speed humps are needed, but it is an option to prevent cut through traffic. Pate discussed that speed tables are used when determined by Street Committee/Engineering Division to be needed; there is an established City.Council policy for installation of speed tables. Commissioner Anthes discussed revisions that needed to be included in the PZD booklet: on -street parking on page 5; page 8 sidewalk cafes should be a conditional use; text on the alley on page 32 is duplicate text. She asked about the alley comments from staff. Pate discussed that more information is needed to make a recommendation on alley widths as proposed. Commissioner Anthes asked about custom street lights, spacing, and height ofthe proposed lights. ,h. Pate •responded that a development may use custom street lights, but the City does not pay for electricity or maintenance, etc. Jacobs stated that they understand the additional cost of installation, etc., and that the street lights, if they are custom, would meet the lighting ordinance. Commissioner Anthes asked about connectivity with a potential stub -out east at lot 5. Pate answered that there is alley connection all the way to the right-of-way line if the adjacent property is developed they could tie in to the alley. Jacobs explained the street connection from Street 5 to the north. Planning Commission July 23, 2007 Page 19 of 22 Commissioner Anthes asked about stormwater treatment. Jacobs responded that City streets don't have a lot of flexibility in stormwater treatment, but that in the private portion of the development, bioswales would be used and pervious spaces would be used to capture and treat runoff. They are looking at both volume and quality of stormwater treatment. Commissioner Anthes asked to confirm if traffic counts were over spring break. Newman responded the dated listed on the document is March 21, 2007 and doesn't know if that was during spring break. It may or may not have an impact on the counts. Jacobs stated that they typically hire a traffic consultant when asked for a traffic study by the City. This study looks at a two year growth period for all projects on this side of town and incorporated additional growth based on this project. Commissioner Anthes asked about the designation of 46th Street, would the right-of-way dedication limit this road to a Local Street in the future. Pate compared a Local/Collector streets and their function. PersimmonBroyles are Collector Streets and have a very different function-than46th Street. To answer the question, 46t'street will likely stay as a local street. Commissioner Anthes went throughallof the conditions of approval with the other commissioners. No. 3.b.i. — Pate described the concerns with narrow alley cross sections and functional turning movements. Commissioner Anthes described concerns with a zero -lot line garages on narrow alleys. Commissioner Lack stated that if there is 24' right-of-way the pavement width could vary and could be adequate. Pate discussed that certain turning movement scenarios will not work and we want to make sure we're recommending something that works. Commissioner Lack stated that he is fine with staff working the alley widths out with the applicant prior to City Council, but that it would need to be resolved. Commissioner Lack discussed that the elevations meet commercial design standards, but had concerns that the elevations don't accurately represent the grade, and that the elevations don't exactly match the plans. Commissioner Anthes asked about building height where the book specifies 70' height, staff recommends 60', and the applicant stated in their presentation that 62' height is needed. Garner clarified that 60' maximum height is recommended only on the street side elevation. Todd Jacobs (applicant) stated that the maximum building height would be 56', with an additional 6' needed for the parapet wall, making the total 62'. Planning Commission July 23, 2007 Page 20 of 22 Pate discussed that the maximum height in the Downtown General zoning classification is 56' to the top of the building/roof, and that parapets are not typically included in the building height calculation. Commissioner Myres stated that she is okay with 62'. Motion: Commissioner Myres made a motion to amend the new recommended condition by staff, (No. 36) to limit the height to 62' in PA -1 (four story building not to exceed 62' height total, including parapet). Commissioner Cabe seconded the motion. Upon roll call the motion passed 8-0-0. Commissioner Lack discussed that any difference in the elevations due to grade would not cause the buildings to be outside of commercial design standards. He can have faith because of that. Commissioner Anthes stated that for the benefit of the neighbors could the Planning Commission discuss transition of the development and how it related to the surroundings. Commissioner Myres discussed that she has no issues with the surrounding land uses adjacent to this development. The: development proposes single family residential adjacent to single family -,`:, +, residential. There is much residential development mixed throughout the commercial areas. The streetscape is at the pedestrian level. The development transitions back from Wedington to.single, family neighborhoods niceiyr;The.non-residential uses face onto Wedington. Commissioner Lack discussed height, transition, and density of the development. He stated he R believes this project can be a good neighbor and can contribute to where we're going in Fayetteville. He does have pause about four-story buildings right across from Wedington, more so than the southern portion of the development. The higher density in the multi -family residential is viewed as somewhat of a spot zone because of the magnitude of change with the surrounding land uses. It would be more consistent if it were closer to the center and other city services. Commissioner Anthes also discussed agreement with Commissioner Lack's: comment that she would prefer this density further in the interior portion of the city. However, land is not available to do this type of density and development in the interior portion of the city. This is in close proximity to Rupple Road. There is a vast amount of RSF-4 both built and un-built. Services are needed without driving to the mall or downtown. Higher density and mixed use could help in this area, by allowing residents not to drive so far. She has some concerns about a height of 4 stories, but not enough to withhold support. Commissioner Trumbo stated that this is in his backyard. This project has really hit home for him. It has been insinuated that he can sell his home, or that he has ties to the developer, which he does not. However, it is a good project here, or anywhere, and he won't have to get out of the neighborhood for services. He would vote for this project anywhere in Fayetteville, because it meets the City's adopted goals. Planning Commission July 23, 2007 Page 21 of 22 Commissioner Anthes discussed Condition No. 19 for the landscape waiver and there was general agreement from the Planning Commission. Motion: Commissioner Lack made a motion to forward the project to City Council with a recommendation for approval, Commissioner Myres seconded the motion. Garner asked to clarify the recommendation on alley width. Commissioner Lack stated that he would be comfortable leaving the alley widths up to staff to work out with the applicant and come up with a recommendation for City Council. However, it would need to be resolved prior to City Council consideration. Commissioner Graves asked the motioner if commercial design standards needed to be straightened out before City Council. Commissioner Lack responded that if it is changed dramatically at building permit staff would bring it forward: as a Major Modification. He also stated that would like to add to his motion -to condition No. 8that the applicant shall provide revised elevations to City .Council to Show,,. grading/garage entries from underneath. Commissioner Graves also asked about the changes to the PZD booklet that Commissioner.Anthes -: noted earlier. Pate read through the items Anthes mentioned earlier. Commissioner Lack added condition No. 38 that the list of items to the PZD booklet noted by Commissioner Anthes be addressed. .. ! r..° $ Commissioner Graves asked about overloading schools, and how should tve�deal with That issue: Williams responded that the City doesn't have authority over the school board or school district. The school is a state agency and handles those issues. The City can't make decisions based on schools, whether they are crowded or not because the City can't control those issues. Upon roll call the motion passed with a vote of 8-0-0. ANNOUNCEMENTS: No Subdivision Committee this week. S C7 �I 4 �_ ♦tH V IxI F ylfi 4 � a � .1 � u yf ♦:� IY -.c •.. r9 s -r��.{���� ry IIr x RPZD07-2576 Future Land Use IL' 'iitfIti :_ WOODSTOCK COMMUNITY - CiAc Institutional - Unclassified ROW Overview Legend Subject Property Boundary ®RPZD07-2576 '���. Planning Area °30 Streets oOveAay Oiseid \. Eus" II Outside City -- - - i Planned Legend 0 125 250 500 750 1.000 Feet RPZD07-2576 One Mile View WOODSTOCK COMMUNITY W�7'� a ' P2' n � ' .Ai. I�..: SUBJECT PROPERTY Legend Boundary Subject Property �,,. Plarr�ng Area ®RPZO07d576 yaoo6 3000 a Overlay District Outside city Legend = Hillside -Hilltop 0 0.25 0.5 1 I District FROM : FAX NO. :4795213259 Sep. 04 2607 02:46PM P1 �f e2 se_ ve_ ti-C4tttl z 1eY4e r fie. FROM: FAX NO. :4795213259 Sep. 04 2007 02:46PM P2 To Whom It May Concern: In regard to Woodstock Development located at4847 Wedington Road. As a resident of Cross Keys Subdivision,! believe it is my duty to respond to the controversy surrounding this positive development by lending my support There are many positive outcomes Woodstock will bring to the community, as well as the residents who will live on the property and around the property. One of the most important points will be that this development discourages suburban sprawl by integrating commercial with residential real estate. By mixing these two types of real estate it allows the residents of the property to cat, work and purchase goods without ever getting into there car. it will also provide services to current residents who live in other subdivisions in the area like myself. Woodstock is one of the few traditional subdivisions in our community where the homes face toward the street with rear loading garages. Traditional neighborhoods give a feeling of simple pleasures and the idea that we can all enjoy a place built on values. I thank you for allowing me to express heart felt thoughts. Regards, Renita Clark Trumho P. . FRX N0. :4795213259 Sep• 04 2007 02:29PM P1 0 BASSETT MIX AND ASSOC:1ATP:.. FAX TRANSMISSION COVER SHEET To: _ Fax No.� 1p % Company: 'fcl. No. From: Mary Bassett Fax No. 479-521.359 Tel. No. 479-521-56QQ Date: j4 -D7__-__ Time: i CV Number of Pages. including cover. C mlidcaatialky Alen: The information being tratsmined is ttcndcd for the exeluslvc use of the eddressc mood Nave and nrny vvttstitne infonisiun that is privileged or c nfidea ial; a othctwise legally exempt from disrhr sure. If you are net owned addre*sa or an employee or quit tespnnmTle for delivering this message to the noted addraseq you ore not &Wwdzedto retain. r-1, copy or dissaninie thisntassttga m arty pat of A. If you have received this f a:simile weeage is error pleetnotify us iatrxnfimdy by tcal. phone. 'lttottk you. Maack Mix tad Auodatav Inc. 32111 M Collage Fayetteville, AR 72704 F. -nail: mery(uj►asseumix coon Webeite: www.bas%eumm.com THE STANDARDOF I:htCE-LI.>`NCES Working For Yak I FIQCl1 : FPX Q. :4795213259 Sep. 04 2007 02: t1 P2 September 4, 2007 Fayetteville City Council Dear Council Members and MayorCondy, 1 own severed properties.in.Fayettcville. Three of them we located in Ward The addresses are as follows: 1527 Markham, 2126 Berry Lane and 814 Sunset. Two of these - properties are located just off Wedington Road. I am writing this letter in favor of re -zoning and large scale development of the property represented by John Nock and It Broyles. The mixed use development will be called Woodstock. I believe this project will enhance West Fayetteville and be an asset for all residents. I encourage your support and approval for the Woodstock Development. Highest Personal Regards, I /L0/2/0 7, ct, - of 44&1� CeJ A&tth' iWODC(S-fe c. �cnmase%I -PZO O7 -2S7(, 1itviie ARKANSAS TI]F CITY OF FAY ETTEVILEE, ARKANSAS PLANNING DIVISION CORRESPONDENCE To: Mayor Dan Goody, City Council From: Jeremy Pate, Director of Current Planning( Date: 02 October, 2007 Subject: Woodstock Community PZD (R-PZD 07-2576) Amendments 125 W. Mountain St. Fayetteville, AR 72701 Telephone: (479) 575-8267 The applicants for this project recently met with Ward 4 representatives and constituents and have submitted correspondence indicating amendments to the proposed Residential Planned Zoning District for Woodstock Community PZD in an attempt to alleviate some of the stated concerns. The offered amendments, which would be added as conditions of approval attached to the staff report and filed in the office of the City Clerk, are described as follows: ADDED CONDITIONS: Street Improvements: The applicant shall install a 5 -foot sidewalk on one side of 46th Avenue from the southern boundary of the subject property to connect to the existing sidewalk along 46th Avenue, approximately 650 ft to the south. The sidewalk shall be constructed within existing right-of- way where possible. Final location shall be approved by the City Engineer. 2. The applicant shall install two (2) traffic tables on 46th Avenue between Wedington Drive and Persimmon Street. Traffic tables shall meet City of Fayetteville specifications, and shall be approved by the Engineering Division. Building Height: 3. Buildings B, E and G that front onto Wedington Drive shall be permitted two maximum building heights. The northern half of each building shall contain a maximum of three floors, not to exceed 50 feet in total height. The southern half of each building shall contain a maximum of four floors, not to exceed 62 feet in total height (see attacheddiagram labeled `Amended Building Height'). 4. Building I that fronts onto 46th Avenue shall be permitted two maximum building heights. The eastern half of the building shall contain a maximum of three floors, not to exceed 50 feet in total height. The western half of the building shall contain a maximum of four floors, not to exceed 62 feet in total height (see attached diagram labeled `Amended Building Height'). K: ICITY COUNCIL AGENDA REQUESTS12007 Agenda RequestsII7-September 4, 20071Woodstock PZDIWoodstock Memo - Amendments.doc Density: 5. The total number of dwelling units within Planning Area I (Mixed Use) shall subsequently be reduced 1y 40 units, in accordance with the reduction in building height of Buildings B, E, G and I. A maximum of 184 dwelling units shall be permitted within Planning Area 1, Mixed Use, which reslults in a total maximum number of 342 dwelling units on the subject property. 6. The northern- and southern -most access drives to 46th Avenue shall be constructed as ingress - only (the drive south of Building J and the drive south of Lot 54). II 7. A Performance Guarantee shall be provided for Phases 2-7 of construction in the amount of 100% of the costs for installing the storm water erosion control devices and maintaining said devices for a period of one year. No grading beyond Phase I shall proceed on the future phases until the performance guarantee has been submitted and accepted by the City Engineer)) All conditions, if approved by the City Council, shall be. reflected accordingly in the PZD booklets and plats and submitting to the Planning Division for final approval prior to issuance.of..any construction permits. Attached to this tiiemo is a graphic exhibit that also depicts the building height changes. K:ICITY COUNCIL AGENDA REQUES7S?007 Agenda Requests!7-September4, 20071R'oodstock PZDI H'oodslock Memo Amendments.doc _,2.. 10/2/2007 City Clerk - R-PZD 07-2576 (Woodstock Community) .____.______•____________________.__.____..___. Pa e 1 From: <BZiada@ceieng.com> OCT 022007 To: <mayor@ci.fayetteville.ar.us> Date: 10/2/2007 1:31 PM CITY OF FAYETTEVILLE Subject: R-PZD 07-2576 (Woodstock Community) CITY CLERK'S OFFICE CC: "Shirley Lucas" <ward4_pos1 @ci.fayetteville.ar.us>, "Lionel Jordan" <Ilj... Dear Mayor Coody and City council Members, I will not be able to attend the City Council meeting for tonight October 2 rid due to a last minute business trip. Below are my comments for the proposed development: Traffic: At the last meeting on September 18th the developer in response to my questions regarding land use shown on his traffic report indicated that the 20,000 SF grocery store will be light and unlike Harp's store, there is no such thing in the development community around the country when calculating trip generation rates that one uses a term as light grocery, the developer is avoiding using the designated definition of grocery in the Institute of Transportation Engineers (ITE) trip generation manual, in turn he uses a general retail which generates a significant less number of trips. I don't understand how a light grocery store will be able to afford paying high rent when they are generating light traffic and not selling enough merchandise and making profit, is this the development that is going to be built, they may have in mind charging $10.00 for a bottle of milk and so on based on the light traffic that they will be generating. This is a misrepresentation to show the city less trips which in reality it is a lot more. The city is calculating a cost sharing on Broyles traffic signal which will use tax payer's money and it should be done the correct way to make sure they pay their fare share of the cost of the improvements that they need to. The developer should have his traffic consultant come before you to present the traffic conditions that will be generated and the impact and mitigations that needs to be done by this proposed development. The traffic engineer can explain to you better from a technical stand point not a marketing version of the developer. The city needs to look very closely at the proposed land uses and make sure accurate information has been presented before making it this far in the process. Drainage: The exiting conditions on the subject site receives water run off from offsite around 100 acres of rainfall, any negative impact to the way off -site drainage is handled currently will have an impact on the adjacent properties causing flood damage to their properties including mine. The existing method currently is for the water to go through the drainage ditch to the southeast of the development and then into the 20 acre open field before leaving the site. To put the detention bond at the southeast part of the site and design it 8-10 feet deep is done to maximize the number of buildings on their property and cause the detention to function as a dam that will slow the flow of water into the west side of their proposed development, should there be any obstruction to the storm sewer or lack of maintenance in the detention pond will cause the water to be detained on adjoining properties causing flooding. The detention pond 100 year flood elevation should be kept inside the detention pond and not outside to prevent our properties from being used as { r , a detention•area. The developer should also document the finished floor elevation of all the properties that off -site drainage come from to make sure if there is an flooding or change from the pre -development conditions that the developer or the city takes full responsibility of correcting the damages. This is done around the country when there are known drainage problems and a development is being proposed to protect existing home owners. Solution: Move the detention bond from where it is proposed to be placed on the center of phase 7 and enlarge the size of the pond not in depth to provide safety and avoid flooding to adjoining property owners due to obstruction or lack of maintenance. The city now is requiring the developer to posting a bond, this is a good start, if I may add this bond should have some conditions that the developer shall comply with such as building it according to the approved plans and specifications by the city and provide an As -Built drawing for all storm water structures before releasing the bond. Also the city needs to have a three year maintenance bond and a program on how the maintenance will be preformed,. this is essential as most problems happen when it is not maintained. Scale: , Ii The proposed development is not to scale with the surrounding homes; it is the largest buildings west of the University besides the Holiday Inn off 1-540. There need'to be screening from the adjacent properties as it is a different zone to the south since a commercial building will be built first to avoid the headlight from the cars facing south to be shining into our homes, I would suggest screening walls or shrubs at a minimum of 4 feet. Solution: This project is best suited in areas off 1-540 u Truck Delivery and hours of operations: No trucks delivery between the hours of 10:00 PM- 6:00 AM, any outdoor speakers or loud music at any facility within the proposed development past 10:00 PM. Construction The phasing of this project is 8-10 years according to the developers plan; this will subject the surrounding homes to a construction period of up to 10 years of dust, noise, soil erosion. No construction entrance to the proposed site should be from 46th Ave. Thank you 1012/2OO7) City Clerk - R-PZD 07-2576 (Woodstock Community) _� Page 3 �_ Bassam Ziada 723 N 46th Ave Fayetteville, AR 72704 HM # 444-9044 Cell # 426-1380 N- "ok4&v8e M�Afk 1/1$107 Woods'IoeL • The Trip Generation, an Informational Report (7th Edi- tion), 2004, published by the Institute of Transportation • • Engineers (ITE) and The Trip Generation Software (Version 5 by Microtrans), were utilized in calculating the magnitude of traffic volumes expected to.be generated by � (� rLp/_ the proposed residential, office and retail land uses of this a' )f/ k'IZ® development. These are reliable sources for this informa- tion and are universally used in the traffic engineering profession. Using the selected trip -generation rates, calculations were made as a part of this study to provide a reliable es- timate of traffic volumes that can be expected to be asso- ciated with the development as proposed. Applying the appropriate trip -generation rates to the land -uses pro- posed for the development makes these calculations. Results of this calculation are summarized on Table 4, "Summary of Trip Generation,below. PETERS & ASSOCIATES aamma we Page 13 Page 1 of 2 Garlock, James Wesley D _ (,(� QDCFS�r1 I From: Craig Honchell [chonchell@bargoeng.com] Sent: Tuesday, September 18, 2007 3:29 PM To: Shirley Lucas; Lionel Jordan; jasonandkathy©windstream.net; jsrichmond@netzero.net; Garlock, James Wesley; BZiada@eeieng.com; Bob Estes; wardI posl©ci.fayetteville.ar.us; bthiel@cox.net ward2_posl©ci.fayetteville.ar.us; ward2_pos2©ci.fayetteville.ar.us; rrhoads@hallestill.com; ward3_pos2©ci.fayettevi lle.ar. us Subject: Woodstock Devlopment My name is Craig Honchell; I am the president of the Cross Keys POA in Fayetteville. I have tried to attend most of the meetings regarding the Woodstock Development and unfortunately have prior commitments tonight and will be unable to attend the meeting. I would like to take a moment to point out a few items that seem to be getting glossed over by the Nock and Broyles group. My primary concern is in regard to scale and the implementation of the 2025 Plan. I could not get a satisfactory answer from Tim Conklin when I posed some questions to him at a special Ward 4 meeting. Scale is mentioned several times throughout the text of the 2025 Plan in the description of all existing neighborhoods in our community. The fact that the city was able to impose a designation of "city neighborhood" rather than keeping the existing "residential neighborhood" is a mystery to me. At no time was this reclassification made obvious or discussed as being a point of contention with this development. This designation alone will allow all future construction to go in as whatever the developer wishes. I do not recall any structures being over 2 stories tall anywhere in the proximity of the proposed construction. This in itself brings the question of scale to the forefront. What existing structure is the Council referencing to gauge the scale of this development to? Does the mere classification of city neighborhood allow a development to be constructed under the guise of this classification? I honestly feel that the 2025 Plan is rhetoric that accommodates developers and not development. Obviously the 2025 Plan is not in place to protect existing neighborhoods or property owners for that matter. I understand that a lot of time and effort has gone into the fabrication of such a plan and feel that it is flawed. I chose to remain a resident of Ward 4 to be out from development, not to have a 70 foot tall behemoth built in my backyard. What exactly does the city want to create in our ward? We currently have a shopping center of sorts being built north of the Boys and Girls Club, expansive dirt work being performed south of Betty Jo Drive, The Links north of Wedington and now another 380 plus units west of 46d' Street, what's next a Motel 6 south of Persimmon? And dare I ask what is being proposed on the adjacent property west of the Woodstock Development? I get the feeling that another development is lying in wait to get this structure up so another large scale structure to go in right next to it. The city knows what is coming down the pipe months, probably years, prior to any public discussion. The city has an obligation to allow people the chance to understand the ramifications that a construction like this represents prior to a 30 day posting. A construction like this will change an area for generations. Had I known that the city intended to transform the west side of town into a pocket community of apartments, town homes and condominiums I never would have bought where I did. Of course hindsight is 20/20.! have lived in Ward 4 for most of my adult life and regrettably enough never taken the time to get involved until I found a home that I thought I would live in for 30 plus years. My home is much like any other in the sense that it is going to be the single biggest investment of my life. I'm an average person that works long hours and has put my faith in my local government to utilize good judgment; I have a hard time believing that a project like this will enhance our area if built to the suggested parameters. A development like this will be the tool used by any development hereafter to reference as a model of what the city will allow. I don't understand how this citycan have an ordinance in place to protect our bars and inner city area from tall structures but nothing in place to protect the working class of Fayetteville. Privacy seems to be an afterthought amongst all of this development; I think that most homeowners have a certain expectation of privacy when purchasing a home. I challenge any council member to question themselves as a to whether they would like to look out their backdoor, everyday, and see a four, 70 foot tall, glass, brick, and concrete square block jutting out of the ground. I really don't think that anyone understands the magnitude of what this structure will look like amid several blocks of single story smaller homes. I would sunrise out of place as being the best answer. Along with all of the large scale construction I have concerns as to how the city proposes to support our area schools. We have recently acquired a beautiful elementary school that is currently running near capacity. With all of the proposed multiuse housing coming in how does the city plan to redistrict or shift enrollment around to accommodate the looming influx of students? I have heard from parents that live in Persimmon Place that are unable to get their children in to a school less than a mile from their home due to capacity constraints. Will our tax base support the 9/18/2007 Page 2 of 2 , construction of another elementary school, middle school or junior high in our area? We may want to weigh these things out before we start allowing all of this proposed mixed use style of dwellings in this area. We are building these pocket communities for families, correct? The cost of these homes is another point that was brought up by the Broyles group. They claim that they are designing these homes to be purchased and lived in by employees of the retail space below the condominiums. Am Ito believe that a condominium priced at an estimated starting price of around $220,000, their number, is affordable at this time? The last that I read the housing market is in a glut. I doubt that Fayetteville is immune from the tumultuous forecast of the real estate market. The developers would have the city residents believing that this is necessary, that there is going to be a boom time for real estate again. That may be the case but I doubt that the current economic state of this city can survive on more promises akin to Aspen Ridge and The Renaissance. Something will be built on 46th Street, I'm not against development, but bring in a development that suits our area. The Aspen Ridge area would be a perfect fit for the Woodstock Development. The height of these buildings would diminish in part due to the lay of the land, railroad, and surrounding structures. It would be centrally located to all of the University sports complexes ultimately offering condos and town homes to hundreds of alumni. I have always been proud to live in Fayetteville, I consider myself a native. I look forward to seeing this community flourish. I feel that if the city is to build a development of this magnitude we need to find a better fit. I don't think that it is fair for the city to expect this remote area of town to endure dump trucks, graters, scaffolding and all sorts of heavy equipment for the next eight to ten years. It is almost as if the council turns the other cheek as long as it's not in their backyard. Then again I can't think of the last proposed development on the east side of town where the 2025 Plan was being enforced with such a heavy hand. If this is a sign of how the 2025 Plan is going to be implemented I suggest we build the first development of this type on a small scale and look to this as to how we can improve the process, rather than look back 10 years from now and second guess the decisions that we made today. If this development is voted in please give the current homeowners some peace of mind by requiring the developers to bring the single family homes in on the first phase of the project. This would create a buffer of sorts for existing residents and provide the city a certain level of commitment from the Nock and Broyles group. Thank you for allowing me the opportunity to address this matter. Craig Honchell, Cross Keys POA President chonchell@cox.net 236-1494 444-8843 9/18/2007 ':! a .1't 1L!i1 II It F a p N N 0 u O : f ' N ' O i Z V/ W Z Z r 1 O LL O•• a •� a a L Z o w Z a a z :• a F a > a J V \V : F W L K a O O O V • L m u •0 O O : • • • • . • • - • U K f S a o F •U .0._ O 3•• • H ti 3 u : N - L a • : N w o ; a : V : ,n •w W- a• • U• N O yLj W Q£ W LL' O 3 a a O aJ W O 1 L b f O' w O a d i S W m Q N F 2 f Z . N : O> a Q z a N 6' N Z J F W a S F V J Z O~ 0 0 0£ Z m W K O ~ N U V O a td a Z F O J F O L 1 Q W W a F H J W W O O a Z a d W N F- LL J O H O N M 1 o U w F Q V U≥ o Q F rc d 3 F Z p Z w o y Q H i y Q y Q Q o o a 1-4-W...���.� O%0..•x.-. d.� KjWO~JW JJ��KKV a 1- F d mm U- C E NF- ad 9 (D 0 —h n 0 D rf (D N NN Co w . 'no m m -.1), Co 50 a < Sn 3m m g 3a v_J ti t l 4 fl•SY � �. 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I would like to forward this and have this information submitted as public record regarding my opinions and concerns regarding the Woodstock Development. If you have any questions please contact me at either number listed. Thank You, Craig Honchell 236-1494 444-8843 chonchell cDcox.net My name is Craig Honchell; I am the president of the Cross Keys POA in Fayetteville. I have tried to attend most of the meetings regarding the Woodstock Development and unfortunately have prior commitments tonight and will be unable to attend the meeting. I would like to take a moment to point out a few items that seem to be getting glossed over by the Nock and Broyles group. My primary concern is in regard to scale and the implementation of the 2025 Plan. I could not get a satisfactory answer from Tim Conklin when I posed some questions to him at a special Ward 4 meeting. Scale is mentioned several times throughout the text of the 2025 Plan in the description of all existing neighborhoods in our community. The fact that the city was able to impose a designation of "city neighborhood" rather than keeping the existing "residential neighborhood" is a mystery to me. At no time was this reclassification made obvious or discussed as being a point of contention with this development. This designation alone will allow all future construction to go in as whatever the developer wishes. I do not recall any structures being over 2 stories tall anywhere in the proximity of the proposed construction. This in itself brings the question of scale to the forefront. What existing structure is the Council referencing to gauge the scale of this development to? Does the mere classification of city neighborhood allow a development to be constructed under the guise of this classification? I honestly feel that the 2025 Plan is rhetoric that accommodates developers and not development. Obviously the 2025 Plan is not in place to protect existing neighborhoods or property owners for that matter. I understand that a lot of time and effort has gone into the fabrication of such a plan and feel that it is flawed. I chose to remain a resident of Ward 4 to be out from development, not to have a 70 foot tall behemoth built in my backyard. What exactly does the city want to create in our ward? We currently have a shopping center of sorts being built north of the Boys and Girls Club, expansive dirt work being performed south of Betty Jo Drive, The Links north of Wedington and now another 380 plus units west of 46th Street, what's next a Motel 6 south of Persimmon? And dare I ask what is being proposed on the adjacent property west of the Woodstock Development? I get the feeling that another development is lying in wait to get this structure up so another large scale structure to go in right next to it. The city knows what is coming down the pipe months, probably years, prior to any public discussion. The city has an obligation to allow people the chance to understand the ramifications that a construction like this represents prior to a 30 day posting. A construction like this will change an area for generations. Had I known that the city intended to transform the west side of town into a pocket community of apartments, town homes and condominiums I never would have bought where I did. Of course hindsight is 20/20. I have lived in Ward 4 for most of my adult life and regrettably enough never taken the time to get involved until I found a home that I thought I would live in for 30 plus years. My home is much like any other in the sense that it is going to be the single biggest investment of my life. I'm an average person that works long hours and has put my faith in my local government to utilize good judgment; I have a hard time believing that a project like this will enhance our area if built to the suggested parameters. A development like this will be the tool used by any development hereafter to reference as a model of what the city will allow. I don't understand how this city can have an ordinance in place to protect our bars and inner city area from tall structures but nothing in place to protect the working class of Fayetteville. City Clerk - Re: Woodstock Development Page 2 Privacy seems to be an afterthought amongst all of this development; I think that most homeowners have a certain expectation of privacy when purchasing a home. I challenge any council member to question themselves as a to whether they would like to look out their backdoor, everyday, and see a four, 70 foot tall, glass, brick, and concrete square block jutting out of the ground. I really don't think that anyone understands the magnitude of what this structure will look like amid several blocks of single story smaller homes. I would surmise out of place as being the best answer. Along with all of the large scale construction I have concerns as to how the city proposes to support our area schools. We have recently acquired a beautiful elementary school that is currently running near capacity. With all of the proposed multiuse housing coming in how does the city plan to redistrict or shift enrollment around to accommodate the looming influx of students? I have heard from parents that live in Persimmon Place that are unable to get their children in to a school less than a mile from their home due to capacity constraints. Will our tax base support the construction of another elementary school, middle school or junior high in our area? We may want to weigh these things out before we start allowing all of this proposed mixed use style of dwellings in this area. We are building these pocket communities for families, correct? The cost of these homes is another point that was brought up by the Broyles group. They claim that they are designing these homes to be purchased and lived in by employees of the retail space below the condominiums. Am Ito believe that a condominium priced at an estimated starting price of around $220,000, their number, is affordable at this time? The last that I read the housing market is in a glut. I doubt that Fayetteville is immune from the tumultuous forecast of the real estate market. The developers would have the city residents believing that this is necessary, that there is going to be a boom time for real estate again. That may be the case but I doubt that the current economic state of this city can survive on more promises akin to Aspen Ridge and The Renaissance. Something will be built on 46th Street, I'm not against development, but bring in a development that suits our area. The Aspen Ridge area would be a perfect fit for the Woodstock Development. The height of these buildings would diminish in part due to the lay of the land, railroad, and surrounding structures. It would be centrally located to all of the University sports complexes ultimately offering condos and town homes to hundreds of alumni. I have always been proud to live in Fayetteville, I consider myself a native. I look forward to seeing this community flourish. I feel that if the city is to build a development of this magnitude we need to find a better fit. I don't think that it is fair for the city to expect this remote area of town to endure dump trucks, graters, scaffolding and all sorts of heavy equipment for the next eight to ten years. It is almost as if the council turns the other cheek as long as it's not in their backyard. Then again I can't think of the last proposed development on the east side of town where the 2025 Plan was being enforced with such a heavy hand. If this is a sign of how the 2025 Plan is going to be implemented I suggest we build the first development of this type on a small scale and look to this as to how we can improve the process, rather than look back 10 years from now and second guess the decisions that we made today. If this development is voted in please give the current homeowners some peace of mind by requiring the developers to bring the single family homes in on the first phase of the project. This would create a buffer of sorts for existing residents and provide the city a certain level of commitment from the Nock and Broyles group. Thank you for allowing me the opportunity to address this matter. Craig Honchell, Cross Keys POA President chonchell(a)cox.net 236-1494 444-8843 r I ry v c� g ' iI #=v; D { I' l Cl, fs Fr m m er ..r:'it j ;wal !1 . a. yy_ S 02°2!'43" W 660.00 ixnAl x � O p Z r Z z TWO SPEED TABLES TO BE INSTALLED m 1aiIT! •ZZZIZ Ijj aJ L i 44 U !l''111' li lil i��� F!foi '.36 xx�l8Ii i ��s ! a3'�! 7y $ 9 ! 1 I '• •Y 9 ;� !I hip';'y6. a a a Ii �3HI1l 1Y I" a` I I , I fly: I !r3 I i I,1 I 71 i!H H.i I !I T: I 3TQ(M vanaklloseNMOONX0 �TI a Ili :II VVI .a_• li j lij �9���1�3;; sH�a � "� �i;�?�Q�$5}Igl RE ae z 1 - m iiik (1 .5.07) dance Pearman - Ords. 5963, 5964, 5966- 5969 Page 1 From: aance Pearman To: Pate, Jeremy Date: 10.5.07 11:41 AM Subject Ords. 5963, 5964, 5966 - 5969 Attachments: 5969 VAC 07-2707 WSIP r-o-w.pdf; 5964 R-PZD 07-2649 College Ave Townhomes.p df; 5966 RZN 07-2691 hays.pdf; 5967 VAC 07-2705 Driver.pdf; 5968 VAC 07-270 6 Hammons.pdf; 5963 R-PZD 07-2576 Woodstock Community.pdf CC: Audit Jeremy: Attached are the above ordinances passed by aty Council, October 2, 2007. Please let me know if there is anything needed for these items. Have a good day. Thanks. aadce L (10.11.07) Clarice Pearman - Ord. 5063, 5064 and 5066-6069 Page 1 From: dance Pearman To: Pate, Jeremy Date: 10.11.07 5:22 PM Subject: Ord. 5063, 5064 and 5066-6069 CC: Audit; GIS Jeremy: Attached is a copy of the above ordinances passed by City Council, October 2, 2007. I misnumbered the ordinances and these are corrected numbers. Please replace your ordinance (only) sent earlier. I'm sorry for the inconvenience. Have a good day. Thanks. Clarice Northwest Arkansas Times 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. 5063 Was inserted in the Regular Editions on: October 15 & 17, 2007 Publication Charge: $105.50 Subscribed and sworn to before me This/'/day of ( , 2007. Notary Public Cw My Commission Expires: 2f z'vf r s�t ""NOTE"" Please do not pay from Affidavit. Invoice will be sent. �.N CATHY J. 3i_;; "°'""'' ` Benton , � „�,� pi Counh ,��i1t `r MY Commisson Expres February 2o, 2014 -Ni Ms Wednesday, October 17, 2007 o11OSAMNU NIL INS AN ORGR4McE ESTABLISH* A RESIDENTIAL 2576, %V 20/111/6 01817907 TtAID Re IV. TOCK COMAl1NITY. LOCATED SOU Qlll/r/ SOUTH YIEDfg7O1/ DANE FROM 46M TO BROYLES AVENUE; CONWMNO APMIOMIM7E- ASSAM6A6 ... 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P I Ll' . — — + G 1 / 1, 1, , . /. k. 1) J U [ J I OBI r * — — f Tt li k P.� n VI ♦ !l{ R ] n -'-I III LEASES/ ,I, UN,: S 23 2' _ P_y VIII P 1 E � C E �'3` I� �1 1 , J e l \ IIr \ a IJ ` ' — 1 \ \ L - fly// —` \\+.P.� g 9 �V7 .pv � / 4 J T 4 _ 1 21N 0 \ \ 12 4I �I I / I T / 3 1a 1 1 S 7_ x_11 1e I 1e i `kaLIf3 JI IY , - p y 5,. II 1 wy ,-.• }_ _ Y1 * J > 01 ;(S :=5 mr 3 . n- • 55i PERSIMMON PLACE SUBDIVISION -- DL.C--ryST--" - 4 $: T A Woodstock Community Large Scale Development: (Everything but Single Family) Land Use Approval: (Single Family ly) _ � 4 nx ny. , --. N. w - _ — 3 It. —1 .I #1 VI �\ � � A 2n ♦ PP 5 \ y 1 PARE l� •'!GE 2 EDEN E:YIS1&Q FEATURES -" E -. .. P IJ1 LI10 rncr • P@ L a I l l P9Q O,r FFAP1Pa LL. 5 1 —N ... _ p,XC I fAj Zr •6 /x: • LLI II \xl, WI" a x IIS Iv I + I[ I J W A 91 inn AFMR, a srt a. . I, s u A 1WSH GENERATION CALCULATIPAs I firs NID4 P LAl T • WIF - -� F" 0 • 3-u ti ' laz rs :p AI.. I •iYIF • - 1 ST PLPN 1AL NCAES s15 Jxp 6A5L 5 J aWp P. Jy J u •H'tw . _:Y O. • I pN O A F.i51 Tf LTlpr pN p-' 4 6 I JY r .' - I r „L, FR O'EFl IIYP TIDA i "`I S111 IJIV s • / ✓ 4 V <[ a• t ........•F. S 5 1 P aJ aA <.3 9L 13 L JI I` J o a ).!..!...!.,.F. -p..) -J pr. L -LA 1 l I R 1. F A P w .rs zJ rs ,1 ra .I: lI e rl -I x ror x 1 .)•.• v l p J 5: I x Y • y r, x a n e s e 1 JI J xr F. ( \ 1 •I. / ] I M14 CA L S4 • >P. ,.. I, II r F x --- ----` - .� IF. L J I PnO= sei OWED - - -I PRC?ERIY G SaR'ill]N F - -- _ 1 ,ye v• ' a .n- . .Jv ♦ „ - ., F ,z, .al II'I, m ♦.. 20 •FOF '..I -... ... vl II .. nmI I'E, I I' . • "LlII l" 1 l I x <t l l➢ q ------------------ I-,.-)!,,. S I V I JxT I n" I., PARKING REOU3iENENT5 _ �P AO �Y0.1p4 1 J-1 fL T J I_rl L!(�5 - a Y a x e a -- lJa1 •i NISV19Pf0)Dols ADS I•Ir➢IA ➢1 n' J- IUx 1L501 BIA lk• Y Amm J,%Y A_r0)Wm 70 SA'6) LO .LLIIS NR 1.1 A, 51 y51 J A l v. N160 ELY ? 9W i<+e , [ a. ev5a - _ F s J i P PLQ6 NIr [5 _ LAI JSCAPE ARCH17EC-URE L ,IRS —AN DESIGN -_ ENCI aE YG l 4l iw ", APPIAN CENTRE FOR- � _ PII L 'E h 1 227' . ,.vDIdCTa11LL _ _ l 5l r iiii LUS 6[ 7GULT Ip .ar N3R]+r1ID SINS 'R n ol� , ) 9Dq., 4 - IV l' l to L k � ,l I Ya ,F 5e ] l �Al I.,y ..j . ae -n3[ OJ pL rs: 1 5 a+ l _ 2 3S 19aLt3 1�_i1C •n IA' d L Woodstock Community Large Scale Development: (Everything but Single Family) Land Use Approval: (Single Family Only) PLANNING AREA I-MI%EO USE DEVELOPMENT - - - - -- -- -- --- ------ _ --------- --- - -- --- - - -- -- -- - - -- -- - - - - _ wuz$vrrw.,uc fi.,„ PLANNING AflEA SIIJGLE FAMILY yy ♦..m .,.♦ v�Fn9'Im r N F 41JIJ'I' 49E4 IOVJ, CUSE[ r I a ' +�rT 4T l UJIlN 11 49F4u C'9^ 0.Ar PI l.F 1. 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E&- yNl L•�' pro`xn 1 40m u 1 dLI OSED FEATURES P I. MD_) ..N , NI of I ! a4L asal:4 Qfl V T, L'& 5 ['r1 — a or Nuu u! n�nom "— II o90�L a JF: anm vr ,,±I 1' y _ 3 5 nnr✓ .] n uy. J 'ITTI , 0 5, f.I WI p• "u L"l lt' v4L+ In _ m: L SI: SI A-i III: .51 Y Flm'6 ID l' JOM \Irk! FI' y 4 !YI 4,I I yl - In F YI�m St MI L0.N _ 'v . 11 L.1 •I , I.EMJ' ♦ nlmF VA r i..� �r-6L _� G �[ ������� yo-Aq llpaSJWA Pl t i II [' / v ♦ rli .(—��J — /J4 aw Jv Pr- v']i-) ]XED_LSE - !fl_ - AC0.LS IOa_ / �� ���- r���T-_-_ _ _� � ✓ T _— I i�i " �. R T -0C 0 __� � I � �� � J ,_�1 � •a�� 1 n PA 1 Iry _ ° a IA �� J - ✓ ,'� I I MAM 31 USE � 4 , T\4 06 �/ Ta3 _ I� 74 I a Is 3 ���.�- _ _ �' \ •o / Lap Y -r. In 1 _ - % 1, -- JI T Lu 1! ! I l ° i7 - �•1 1 ,.` /_ m I'1 3r _- .n ,.. — — Ai AA. ®a le ra r O L s �IAf>• a v4sazw- 92 T08 r T9, / T-09 e O'', D I ✓ 3j ___________ BLOCK6 Qs D oA�1WO WAY F 23 n BLOCK 4 A .L I✓[ ! �. -=gym ^," a .•'L •- —_ \ T-75 T76 T-77 7-76 T-78 T30 T-61 T-02 T.83 7.84 T-55 7-86 7-87 7-88 It L llOT-AEI,g y p -- --(Y MAP I W ,YYYY.wVYYY^wVVVV.Tl IYl TB6 7-97 T -BB r5 T 0 T, O, T@ Tq 03 T104 • - BLOCK 2 24 7-11 PA 2 _ - i - _ _ I.te�E— �- ------------ ,. _ it 713 T14 T 57Q ICR S 53Itl1IIdl7f�i.__m+a♦. ti _rIT�_ �� r Y�® vl® 0 ® �iLlPl®�' _ v i s i Y ® ® xlllN _ liii �� T i \ l i Y 4F v ] 51 Y II 4 l'. f±7± 41 11 .n OcPicccoo-fILI - \lam - �� ;a y ll - /� "I1�1$-x al _ 5ev v` 5i Ili � J 40�I f qi � 1 43 44 45 46 4f 48 ° j r �� L %� �a� nl � FLPn'NINL t� L, 5 4[e <u Cr.lEL4ual 31 30 T-29 1-28 T27 ' II I fl 1h�A 4 �T-83 T-65 Td6 T- ILT a , .�1 --_ _a. •y --. —_ 'xl - --r w �-+�� l AchS L � 1 0 L:aony o[sun �GREENS ACE MT -62 BLOCK 13 �. ®: o _c . EvFAYAa o sli6 �- _ �epian� C�ivr EI r ti1.R ®®It. 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T-5] W j I a n 11I T_3B $� W 'V'-,r T53 1-, I• ;..—t0 1 Tv 135) `C I II I' i7 IE U0 T -i3 m \\`p DD P T -6t e o - TSPAC 1 G j i TLJ:1 -1rc 4 T I ENT 3t m I Jcl \\� ACIi� T-46 ! 1 # T1 T2 T-43 T-14 T-05 T-48 '-0] T -0E ay � I � �/ 3D 29 28 e I �� � —�_ BLOCK 10 i I� „ -- I 4 ..4 W M_ - __.� I ..p W l 1iF� nw +.e. '' S I — � i 1 I - I J7.• I; a In P119L1S3A : 1 1V7.. , 3r n - - L_ _ _1 1.. _..l til _�_ 11 f Lm % -.Fs P -s R rr- il�, I S A REENSPA /� x �ACRLS0Sfi 1, _�' } r 6 R 9 '} >c- L ^ L Lyl�` li L _ 'HIc `J IC *�. ®-CY9L'iSTPvF34® s'J'"/ 5 9 JI 1' FA�� 17 --- Pr.j' TTTJ,...HI...IIc EJ �I Y-i. - — 1 _ \ -= / fan Iv ell / MEAPO I . YIO� MAP ply PERSIMMON PLACE SUBDIVISION A3' )I N �'JJSMIlI� 5C 52 53 \' 54 F A(C`'5) yl_a3- 636\\JJ 4�I _ -_ •I 1 Ir��vr PS �—�.�- !L 3- u � 1jjH`_�.__d'-�`_-o�v.. _ _. PAGE 1 • ® ® ® ® ® ® ®— NATC»L'NE I1 G I I I h EASE 2 PLANNING AREA 1 -TIM ED USE DEVELOPMENT - - L J In -I , "T) I V N „ vX0 Om 4< V✓OOIMW d ':WIIJ I > GY p bwRi. {� Ii- tL L . S" iw ,l La ,. ' W, .... 5 a. I4a I, ' 6 L .M.].rR.- a,m.n _--- tie Woodstock Community Large Scale Development: (Everything but Single Family) Land Use Approval: (Single Family Only) I q. \Joe n0. P4 .m4nRy 51J.� . I ,f. / I - --•.� • .._. LEGEND _ FXIRJNC FEATURES nP a xl .e PJ ]'b SC3R 441 PPE4'EL-4.Z.''1 L'C' JNr BABt LPL • 11 Pe SE u n 9 - Sevvy L%5 J SJLL P +4 IL I A •AB ' LPi e��AlL ':IL[ aJ J'. PROPOSED FEATURES - BJ4w-s uJ JEJE II- q JRs MI 4 1 P ue V B i -. ...— B7oBt0 iD O x, 4R,I:vF L INN �— T0I L/� i IL;. OB P L —-—• " — -- 15. R L 1 i 1 .wL v P 'E >.I w J wl' 2t ill 4 W, 5x p' B IBIdB 5IP5 N. _ i S)." 5J, 4A PA J -"t,- t a L Rt, ]JII 5T> RI° RLI VI/W, S r—]¢ ] 4 Ni VIB A -J Bt! - /31 6J u'. _ __.--____- •J.0 - — s,a I E JORp smx -: -. C. yR W. [4J I/' - - 'F I -B -- BE b YpRSL PI[ PLAT NINOL A To UNHOUSFS , • 1 lI fi• P x JII .. F4 w _ Y uw ' — .,. FLAN] Nc o F.v,a c'IC el ILDiM Ar,D WO0 S1b_'Y Pn„ P.. - .. .... . a' �6� Y V d n.e ,.L.. {V u. ..w ......_. ....'L..1. M r •.I.+. Vuu•4 T r ' PLANNING LANDSCAPE ARCHiTECIJR URBAN DESIGN - ENGINEERING ,AP__P_IAN CENTRE FOR DESIGP 'V4 I. :r,1 -B IE p [ ]i i -4JJ4 $s TTT i,, o. s -I3 -n 2 lb ..9 _ c;,NCP ioN Ah LN_ X) CPl44 VLA LPII[A 5- I,Dr.fi AVI IrV A,KA4}AF 02007 4ZM ON ,3 Woodstock Community ../i.:.::: Large Scale Development: (Everything but Single Family) n y�� dl Land Use Approval: (Single Family Only) IT 1:80 SCALE __ •pM y ,J , �[ LEGEN ISTING GAIUNE� o uw. Cc E _ JUlJE _ -- _ -- dR1`Y 1�fi1)Eb₹]FEf.°TOI�$R —_ .--_. __— _ ._—_. __ — — .+mm•va 5�on,•y,t - . 1. 7 it -— ^ \ o.r a oan over n _� a � I� -I a l C IµiR A .,4S F 'fPopOstbr-tAnriE5 rl its G am B O _ S Tm T- 1 1 Irj iul]-1 yr IVII515) ✓ w pm nm w� FLi µe) Ell 111111 1'T)+-�\ �__ �G14JI RUl�I��:A Ll®> +mem5 (ual:fJx15 � a I�.LI �y� lw �Y uw, owe a _— - a -n D 4 _- —_ - - O ✓ - - - K61 - c - HB [x zu[m Mara L 5 -x Tv, +s .i s1i*� � .x�,al v� �L CK I,_Te�vm m�� I IAJA u: )p I - B 0.. 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Vf ;1 i V`O _ ci /35 III r 0 3 _ Y Vol _ _ ]P 3 32772 II 1 > K_- w III L4 '0' c.,= A II'i I! = �r I 315T-]3 jI i 34 �I 31 T-35 1 33 ` t} s f 00 F, T 51 3 - 315 v 1 ..rr _ I 31 T-39 s 1 N T5D T Lr _ I .. _ yam. 32 hY �1 -- I � 3D ?-W 39r<9 !Y rl� � � ♦I� 31 � ..a 30 �9Ui� III `�1J�) �� _ LP 2832 RY9. �C u I d �/ J 2 <1 2 -02 21'CSLI: I U 1 T4 I d l III , —'3 , .,t _ jC . _ I.s 8 1r. k/ III s L6— 90 P] �-j- I 25 I nw -- 0 3 9 � ' 8 \ RUILI"JING },SLxr7 fl 12 L — 4II V fE ar nas __ �� ` 2➢.5 ti Jow msP1 • I 9 I Z G I I I ,..P F � F � III y s—- 2_ i'2131..4:: / I n 3 �e///T\ { / II '' —o JI �' Nr / \ E\ 0 14 I 'I / 5 1 { 16 ! 0 IY Y III i ♦' J/ Is. -.e -- - rt.n - o'..a - d. a- -ae_I PERSIMMON PLACE SUBDIVISION 4 p -.t a. yt r 1 - i• ' ♦� I �/ I e♦ I � I � I �Q�' : ;E:::ETTtT HTTT'iiH: yIII -g L "HI J1.(L 11 I. -; .;)J-!0 elf !D1 1 I x154 _ \. fl T4 \y," L 1 +i if Y 11 1 ma� III - -. - Awr''OE II x. t caf �1. v / \•4 \/! `J-1 C. 1 �:: •Jul 1 �� riL - -LEGEND �_---� EXJS?NG FEATURES [IPrn wl wr a o'r V5 "f FLI v • T o - PJ I o '-*'. (]]•]! q T PROPOSW FEATURES - {f J i. ft S'-ILrI 41 wta r t rl4t L L ryp ui •1 T ep .1 m a JWoodstock Communityc N >X A}' J u I / ] •Large Scale Development: }�,. m �a x t ut ! f- rv,la t tiL (Everything North of Public Street 1) 't w N nr t Land Use Approval: g y+ �6 A I' l (Everything South of Public Street 1) _ S F vIv Pe P.SO.,"$.. "! , a I. ,lV TREE P9OTE,IT$ C1fl DETAIL TEl -TFEE IJYLN-ORY nEPe oAJ rEH svernrs co,.oilor' GAte5vv P IDtlm RI 1I WI LOW LOW = tow ON • er • r. - HIGH HIGH LOW LOW ON' LW W Low - AI H LOW -. LOW + W NIGP 1 FrOP WGH Love LOP LW LOW F S IOW ➢W Dx LFa Love Love 'OW GH .OJT HqH HIG. LDC' L91% OW �OJ, • LOW n .. LQx LOP ROW 610H AIGfPI MGF CffY OP FAYFTTENLLE STANDARD NOTES FOR TALE NATURAL AREA PROfECTIDN xa P 3 ➢ -+RI n A Ic u P 4'1} P> I .. ♦ ry n nn Pd0 r LI•tl , { /v /Ar -01 A e u a- r 1 mmu !•az,. . • et a r=a,,ar t, µ r: mry fv' II } PY 5Pr 0.W t I F 4> I e + i... -'.. v a " 5 I ♦r.Jrtaar. I e alw P nI l •.r - 'J> > J H n aJJ Y 4 01 P , v 1r.-a__h! 9 Lv. •'e.........................- . I +JV •'.l.w i.... v.. PLANLWO" enp5CAVL AFOHI EC'URE JOHL'_, OLB13 L r:O,..:erRIN5 APPIAN CENTRE FOR-QE91sN , eo. T n /*- N:a r4 DN'R n -- Ln'nlh]P'_ GAG DETAIL DECIDUOUS TREE PLANTING LEGEND 7I/ SYMBOL DCS DN cm lJ TREE ARAP LOOP AT F RST DRNiCR 1 - -—u a ]2GAJGE SALVAL2CNP 1-l'2 Oc egE Woodstock Community 2 5' MULCH R AL �� B•DRl£BB .�� l� - ;_ Large Scale Development• �• REMOVE BFL WrUP FROMOP. 3 OF BAE • ' 'FOAMED BY MEW i' MIOK MULCH- B �_ �i Lartnae NOS � - N� � 6 2 A2STTREE SAUCES KEEPSAKEP. MBAYDSECURE' (Everything but Single Family) l d° / r� OUTSOE OF TPEE PIT A PLAN Ei PEDDE ;C CA LNG -CG'.: BE Fr1:J:A LRLN vP / r N It MORE TEi4V 'r- < J PREPARED SAC KrILLTAMP TO PREVE C SETh LUE lT 3'CALIPER In r �/ SOAK BACIff ILL AFTER PJNTNG d D --- Land Use Approval • td� l APPTED 11 P -AE PDr BA � S{ E L $ APL . L q. AI M_i-_ Imo. -L CCtND _ / n PLANTING NOTES • E%lSTNG PCATJRCS / L I D 3Lrr 4 VN ' 4 5 4 _ rr_ rT A BETA.NNA'UWLL SPACE DO NOT 5HEM DR C .P CENTRAL w /]1l'� rcA Tp P5C PL C9 C'LaA' q :.AL `L 1 ' —Nl; LEADER TREp5WTHpEAUCANEEAOERr ARE ND' (Single F[LElj ily Only) --- BE „ll - ACLErPED,FLEADBR SDArwGED OR REMDVED w ST r s cc<°FS 1O SOIL >-AE n PUL TAC' O .E LX AV AMP A' n r nb II _ B PONE Al OA VC -EC TrVG°ACTED P,AVIIaG _-- — __.. N _- LR 4N "c Ac l 50 lI II 4BpFI ! J r [ AAA D F x J _ T J A EF SA A _ A }yD .,.,PN S 9f 5A Rc D AP O 4_ O TAETOR WRMTREES ID TEST BRANS- = AL. _ J T _ _ _ _ _ _ AL P Su Lge Her or E' ALT .A JRA OR ALJAS 1 �� P.ldf ECnar SHRUB PLANTING LEGEND ra uA' pG NDT VI=µPIC FLNJEED IS GPRINC >� \-/ L lN__ P, � SYMBOL DESCRIP➢_ON _ F W r Arc c nx P CC .:: 9 ' APO GH CCA\ { { =I TREES OBE INDIAL.EDEDmPDF RDDTBALLs.E✓E_ '-. Tq_E CANOPY LALCl1LA11CNS. .. 4P ,<-e" Jx I , rv. L A -I-x.'L L 0- SET 5 FR: D AN • ° e" WITH AD.AC E!YTGRADE TREE ELECT BEAR SAME ESTATES %' PRUNE BROKE4AN0 @J.IAGED TWIG.. AF!-cR PLWdING AL - - - - 5 xr NN r LP < ',g F A N .J. F E C) d A„ hEPT, 5 \ PI _ `/ I4 nisi I, } L-- .II L '_r 4ELD_O'-A, A Pw \ r < I V ':IF PV ,...IL r R F E.'Ab. 4'. P,RJ. 0 L>Jn'r J.I TO FINISH GRADE AS IMAMNFCRT NU95ERV - -- - - / aL. INII 1l N'L ?5 OY6 II L- ANC ) C.C- •y IA E A`µ. / Ju. E RACE T PEE BALL ON r PMUND@TUPBED SOIL x '1 A ' �� �/ CONTAINER PRIOR ETO PLACLNG BADKPIJON NT-IADVE MR�arp-r qy AV,IL c� eI TREE f'�AMINQ DETAE DSi91 L1 _ n_�r �F ns ex Ln < � i+ v m s>; a4�' A L 4 N w• 'r l -. _ _ _ _ _ _ _ _ d J IT . -T AREA WvvS mWu ^l u4 J L eF P. Lu A A : L l r<' )-A K -2. J4. mJ _- B 3'. JL c '.vE F ul n a, �� " PREPARED Oyu p > ..{F II 13'N SI L (4R 4'. PPF, ARE 'v AI -2 LAI- L' yf SPA __ MIS �- PREPARED BALIrEILL TNAP AND SOAR BACK[ILL Sul xP nw YTZTCE L+aP IJr V -J v - AFTER P}NTNG TI _ - 4 NL BE L Vr W "A `JJ BE C On PC c .I i'D P ML �z F rxS l VIA oiar - _ PROD FEATURES - - _� L WlY1 ry u5 wow hR 1.11.1 1 14A it c fl _ ^ _ cIrIF En 1 = fr . x- . "—I PLANTING NOTES u 09S w,urr I =i5Aci 1 11 1 s s t ^` ' AI o N P -/S_ FS v LAC F AN [ Pa 0 D Pr .Ir- J L E _•—_ Pv O { GOo a. I,I �n IiET$- 3rTII— 1 l I %I F PN' I L F L Pxp 1P L I �w j 'T LP FlLTi 14rRP MJ .°[ 6 xKr.- T i 56 e A ARELOFPREPARED BACKFILL EFFORT 64 SIT CA-DED'D _ __ ___ > LF V. .TIC I Fr L,(D �Y A , THE WIDTH OF THE PWNFING BED IT .". FJ__ _ _-_ _ _ _ ---, TAR _ _1 _ _ ,. ___ �v>m SET LE,orT , d{RVB PLANTING DETAIL Deiei L2 WIyA4 w6' S4L9 >nV+ r &I BIrcL cv.1l C .YI,ErLp ___ __ ____ __ ____ pD .JTNV _. _ __. _ p - _ MJI }EL.5 ___ _ _ 1-01 wss _ —___ -�.� .: - _ - _ - <.-N- _ a; ... _ _. __ _ __ .- . .. - - _ ��-� ' s-_, _ - _ — -__-- _ P LPJJGBCAPE RCt)b Wl V IS _. ROAD - p L O i 1 .—{ Y 1.� 'T _ [ ' 'I , l,� Tom} ,. n f'• f C v N�in I r a i x 5u]u \ \. _ 01 LF1 AouLE FVIrAu. nL /JNA *+ 1 v' E 11EfG Lox I. _ _ O_ _ - 2 c 5 ! f I - DcrlEM1ON FAL.IIJiY PLAnrTINGb '� �`�F �3 5^ n IM _ IY _ _ 5 _ _ -UP �L'TI �zl v S-9 S"u + .I � � - LL N z n _ } PLANT LISTeo> 4 r V'vu G E r i rP Ev xE w n °[ v YI I,L[('[ G. JMNOA I4 T S r t 3 _ _ x r. A xw - p$ 104 _ L _ x a C-{ .ti 1 ,r lA T_ . E Pp{(4'IIILI'"� y T 5 \Ff. _ F �,Y� T-94 x EL 53 cxv r d -- 1 YJB m I✓ _ x�l fix[ „'?L�� r TO LET �`�'y�[ `� y, �,� T� la y"/M1� A fr /yJ� ° S, n .O IL ` BLOCK 4 {1 BLOCK 6 u „. 710 AY ALL r —_ T-]5 T-]6 T.]] T- T-2< T96 W T -9B T-99 Tq 00 T-1ol T-1@ L1p3 LtC5 B9 T-35 Ta6 TA] T -5B ]e T-)9 T.eD Tar Taz T -e3 T „ �I BLOCK 2 II- 'L `_- - �, n T. �L - 1 a� T /. Y- } ° L a Lnr < L,r. 1 I fl n r L 712 v .)�A _��s� _ � Y •e _ ri 3i -' V r � _ ¢ L _ -I s w P ��- T14 T1 715 T -T] 1 -lb TT9 7-20 721 - � 726 1 / (.At - _.Ir _ _ PUBLC STRI T-13 KEI P A_ V •• L-T`}S.n Ig�d? *' _„ w . � x ww /.. En l Nl44T1 A} 1 _�-� 'l i� ._ 1. -� �/ _ ^ -P _ •u� 5 L, T 1 jL'I O U 1 T. - --,-'Fk—-rTae 7 -Os 566 TB/ 1 IT L Y I' N - O u I" A L uTt CT{JRE T.I T- �T� T H —,— i'...L(--_—ti3 3. oli-- -- .-. JGAVEER NGN _ L4 OSL PE HC' 9 3 3p T29 T -2B TZ] ��n Q \ r Ar Y rt L I G . ® uR pESIG BLOCK? i BLOCK 13 e' 1 �� r.sn, ..—__..���_�_�_—.>_ PUe¢C ONEWAI A11E9 ! __- __ - — _ _r /.'� Ii 0� N rcM[I S Fn T wP wr 546 }a} 3 3 P r32 f 1 P ry t 4 v a_EJS > r �i Y u } nx } u SN[ M1j- E '=R eJ_ 4t-JI m 1 r _ } A AR 6x n_ _ T{1 _ �I. Bc. L.J @@@ •!v// 11.. IR L. POPa {u� v C- Y -. llJA I. 'A. T-32 T-31 T -3U • T2 T-28 TV LOCK7CJ 7 7-33 3r- �/ • B tx • T -3A 0 T $$ T-35 T54 i-36 rr� \ 4 r/.� V T-53• \ EO T-3] O IL 7-52— E.. B• % K 7-51 T-39 Teri r Fx 1 o+ - T SD 740 9 3'.34 -1 _-51 _—. f'u._ _.N _..... I,:. \ �/ ,Idol r 4'� 1 42 P4s11 Nell 4!11 4e 1 1971 e voeX--nvEmm\-nuv — 1 $ n I.J > 3 / � BL z n / u - 4.a u z5 ' . C/ 1 J I 83 III 54 I�'FFf V0 -5L IOC 4 h Fr --ON J0 C:'; NET C' C -1l I 34 a o_' x � ,---" H i - l\ €�' - R I I f. JI ` I -1 �y„ �' _ 2] E II tl s T -0t T-02 T-03 T-04 45 T46 T -0T T -0B I.I V /31 dU) 29 28 ¢ � 1y '1 BLOCK 10 -— -- '_'-��-_—,.,L J.._ ,,.- S�ze// P- LICS_BEE{ 3 �_t SINE A 3 r d n , za i I 1l _ 1 i I rJ 1 IN - u .LJ 11 Ir 3 ICI F C 1'. Lrc Ju O m. IC E _ �I I_' ,�\ `/�� €I j ,s j U n'j IUI 1s IS zD / - 44. [-- 9-- 5 . ±I'tTT 4:�1-1 - 6CY - t5 - 2J/. �� -r 1 PILAIYI1N2 NOTES -.... I. • F u OFAry.NL.o C t[[ L. .IN .L FLAIL 4Y' tEN Yr y e y0 E EDO NC 4 PANNO 3:55 tIC P /C c 6 X23 APL -r.,/.NtI- 4 :v , A-+ E I P A M1L Er 4 PERUnEN7 4 ONAC PI'n /C/'D' A. RtSCL.C 'ILlt. C.. . I. R V Dr 5 X ..JE 1 A L1,T r I TI-ITpg.. PA r IEP r D '+A O A-AVE [J /I 1TC BY N rApusrt SD VCNC.Pc,Or2pHr ro.'.vp.c.O 'C OR AL- NA' R ON L / RC PL AI . 4 Ai Ary •O'13N CO,7j\ I-4 4 L4 FNPLL BN [ ) 1 / 'rt 1 H4\ J C 5 ' SJ p ". S4/C_ 4.$D SL.S/ >E P R A\ I- / J 4/ N 1 SWELLS Let S L R[ L PRD A'ERA T G L. ry R /14CM1CA Y.S FOR 0 ME 4 RJ' A NHA_ J,. PRE;Ar4,JM1 F, PA P. vlxr i[ P A 'P- ]ER IC ONO a 4' .IN'0 n ti P PESA_. ALSO F N.d 0 4 ti FAIJ r £VAI,. a LA➢ N ry -.D AM1 FOR .DNS tM IflC AI Au PE000SELI PLAN'INC HLLc r B -A p. +A Mr V-[ 30 ')I! '._ PEMD FD 0r[OPr ANTNE BEGS R GPLOEG AT E,srprr A EF 9r r4VI DR I-IANED W nDRACES NP. E° OR 'RIFE 14.L BE COVER 4.. A SDL N D 'C% Lr vof FrSI, F 2 Pr NCFENI nL RYE Arc CS BE PM CA A CA ry CONE .L O PHASE V REEL_0;7U PRCR 0 SFC v Iry ILA Jr 'Pan: OR A! N 11 1 r r R u F ThFR q::L - Pr 1 CL 11 N 1 --[ . A': - 4 M: ,_4'. }M1 , Sv ti. Ipl 0Y 4 I "LEND EXISTING FEATURES 41 \ III 1 • n n] O PPSUIHO FN�S .. EA RFF CANDPY CALCUI ATI@Y° " 1;111 m 4 I T s v J Nil. '!). 1 h Jl tJ 1, iIX Yi.r:.f2Lri]`Y f 1 1 ] 4 - 'I ,Z ♦R 4 E v 4, • ft.1// ESS T] tl r 1 5'. �t u . 84 _V JJc J B >•, Ftir E. i]t vur 1 ._ AT TYS4r - C] t )I"6, a Z IN p pl - - 1 G „NI i!Ez • Woodstock Community Large Scale Development: n1 L5o-Ii R ]. R__t.21.21 B9& u' (Everything but Single Family) Land Use Approval: (Single Family Only) - L s'%Ir... m4 Rv4.45 IA- CBi0.. I2'_ DI LIE [I � , y4M451'R. y . \ I T-: 1 F` fl A e . --. r./. IF 1 p.& - I / •J[Z'- / L4 [ L'4 Lv . / L 'I'5.- I. AN IC A L'I'J i R�A'Ja J l]1J WV_ 1 % 3b' L'a4I4 I J�' SayLNP JCS.. 4 I�yv �l?M1?j. il-_.."/ 1 SF5a.__ _ $L49RJL I ST1LCUR/I. BO. P,.m11NOOEFPL _.. AC AL L4 Nr5 ----------- 7'S; SHRUB PLANTING LEGEND L=' SYMBOL DESCRIPTION V 'L PRUNE BROKEN AND DAIMGED TWIGS SETTLE PULLUNG /l A� `/ v PLACE PLOW IN VERTICAL PLUMS PORTION REMOVE CONT:INER PRIORTO PLACING SECKFILL, DYl 3I 3'-A'OF tAULCM f// .- L4A4N PREP EREO BACIffILL TAMP AND SOAK BFCKFILL l vary• ^„m^ AFTER PLANTING N II I, f, 3r a I I '-" PLANTING NOTES A AREA OP OREPARED BACKFILL Sii5L BE EXCAVATEC TD q. - " � WE EOPTR OP TBE➢UWi1NG BED SHRUB PLANTING DETAIL DANA L-2 NTS DECIDUOUS TREE PLANTING LEGEND GUYING DETAIL -'r. SYMGD DESCRIPTION // TREE STRAP LOOP AT FIRS; 3RNLCH L/ .I' J 2GAL E CALILIJREDN!RE Al Q P10 PE ` it 4 vD.cv 3'JR 1E55 VVry CAyIPGi -� / C 'I REMOVE BALL WRAP FROM TOP 113 OF BAL. / +�•c TREE SAUCER rOFMED BY MUVq'HICK IAuC; LA ' 16l 2'v2'5FOFE EESP SiANE PLLIABAJL 5ECePEC l i {{ _ z 1 �� PREPOED ENOL P1 MORE -1JJ{ - lir — -- </ ]/ SCA BA IBL- AEU,' N -NUT PPEVIf dET•LE WENiY B CALLIPER II /L// -53 SBA; BRCKFLFF-Ei r.AIJrI J3 IIIl'B/ T� -' PLANTING NOTES Z / A REAMS NTESL DRNOT SHEAR RLUICEIYTggL ♦eIY .L'•• IL _ \/ SALEADER-CIEN THEREEs ILLC TER LE: ELNL RSA RRsgRENc- 6 .ICS !;Pry pCLFPIEC If .SEDER 5CAIgpC->oi: RE1ALVEC 6 uNE AIL 5[56E INS -SP y L VIIPAP ;FEES iD FI5El ERgIJCH.F nlJy4{SONNY FgLL SPRING -+ J NOT VS5RP ILpWy-ECSPRING~2X - 5 O ,PEES{ O BE INS'AITE0 SO {OP OF ROOT B4.L51EVEa %IF' N ACJACE NT GRADE TREE S'IALL FEAR SAME, RCyr B, TO FINISH GRADE AS IAA1111AINEDA NURSERY E PALE TREE BAL. ON F PM UNDISLRBEH SP., TREE PJvNTNG DETAIL De1all LI. LAYS 5 A aI w :l nP I LANIUSCAPF P/FOLATEM1 NTS '— LI SLEW ROAD PEL . I...�_ 1N! ,' •L 0 n I pr L N r, r 5 r q 4 Cam % 4 r ': Bn vJ ILT 1 4 5 A ]EqL$ P nq. E ,4%t 4Rv 4 Y :P035 4 I IT' Li h_:.'). = R PJ9 'PT 6 PIg n¢' k 1 •PyPv .'1L C 1 NLL 3 t 91]LILWn FPS /JIIJ iJ IFI 01 LE D: I• a A9 $`I+J Tiu4 IAn , I NL ?n R5 n 51 HF I1 01)0 FIT Pr5] _ • - P911v1 Ln 'L'S Vl I Y I _ t7°" FALIL.ITY PL AI`4flN S S7 -E 1.1 1n 1 5 .. 1 NIL I ( PLANTL I l J ✓ S. L wi_ JL v v MIL ° ]P PI IN J• I Q✓ r x 1 a b 1 il O_____ '1 4Y5 II C.I' y • w° .' P l^' Y.y. C;..>4 — .. w 'All 1 1 z +11 y .Y lll: Y PIL. 31r: _ QLH f1°1] ,5, tT'l J . . n "°e 1 'oln ^l �. • 1:I T PW IFI I IuN sa55 �rt1 I, IS44 0 F. FERN, PS'I MI NI 4 j T} O v T °[ 6 VD C9' 4 Y LB I N ) YC PM 5 4451 J 1 55 V v"' 1[ y, 5 O �.� W - iAL.I, Rti 55 Q v4 I Y 0 Ll. 5 aN. NP Ar B T aY V I. L T UI YVY �� ry = i I 591 -TI LM LY U .. el --- LANDSCAPE ARCMRCC,VRF owPLANNING URBAN DE61G'v' C NGIY EE RI NG ..GEAITBE.FIILtS?ESIG1' ,'.L I5I- :ITFvERIE JT 1 < A . N]1 fl4' EiS ai JJ O CI VP '5-309 is L ]6•1T VIA NEY 'E I P.1 DRW T'L =SE I1LJ VI F1 L [.m :p ,SR PIv''A; I. OP Jh cws 4iL J.'( .JIJNU TLS rs- g Jr >!NTRAACE ] ,� c ]T5x0 I. Y,CNTY HAP Woodstock Community Large Scale Development: (Everything North of Public Street 1) Land Use Approval: (Everything South of Public Street 1) PFOPEFT' INFpRN.ATIGY IEGENJ F��FDF,4, ]..L `45CB4'�o'. XIU BI ✓-0i�J- i. 1Y_ ]K' ...� Y+L PIM tll4h J YI .fyry • v\ a Ipr(Y�EU PtAAURFS rv: •. _ _ •. F "I]p. ]Iti J 6w, ]IVL rzpryp41, p+K p`3'♦'=' v' nu -41 .. I [xlCryly 5�at c i i.] - - -- - - nl4:,'P J .F.� I>Secl era a:Ev _:Lu .:1 _ I , ,o m+ p 'I ka[n Jll.:u IC:Y"r. f . .tl I ?4 .1aa 4 .�'J➢J _ - m uY _ _ _ I - _ _ 1 LIV i. A HiY3 7� / �1 ED₹ dGTO ti DR __ _ A J _____ -L- ---------- - - - - - - - - - - - - -- - - .v. .r . 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I - ♦ : Ln 1. _- _ o- ��� �� 40 4 43 44 AJ 4J 48 e s 9 r X52 n3 Si i 4n,aosc�,cc nuo.'.[c sec T-65 sT 66 TL'! � �.���r�8��x�I i Ew6aV UESiGN T32 Tt T-30 T-29 T-26 T2] BLOCK7 0' G OTC �3 oauc-orvEy AVA Y PPIAN ��NTAE FIIR �.ESIGfv ^ {\� ] `Y� 4 BLOCK 13 1 39 _ .; ___ ii -h- �I NTa2 �/ •,'y- y- .< ] PAD I I, Jr PAGE 2 � 161 Y , 1 . 'i-68 - __/ r x aay..n '• T-33 �'I _ n.a. 16 _ 'I _ ' V _ ] -1 /dL .'' r 9./ T 56 I� ' _� s' �/ ry �L r - NW CORNER NW1/4-SWi/4 SEC 12 T -16-N-, R -31-W CORRALS 765-16268-000 9.72 ACRES & 36' RIGHT OF NAY 'I- - WI 165-16263-000 [y.I MIND 10.06 ACRES S @ 29,04! ACRES f WI -} -k -s -i -} -i'-I w1 I 1. $DRIGRT OF WAY I 6 BLOC STDN/DTLY G15L42' N 87e® 8' W 664,15' II 766-16267-000 w"Jm LEGAL DESCRIPTION 9.72 ACRES 3 ., I "aNs PERSIMMON PLACE SUBDIVISION THIS PROPERTY DOES NOT AIR WITHIN THE 100 YEAR FLOOD IAREA ACCORDING TO THE NSFLOOD URANCE RATE £MP 061430091 A RATED JULY 21, 1999. NE CORNER NJV1/4-SW1/4 SEC 12 T -16-N-, R -31-W LEGEND ® FOUND IRON PIN O SET IRON PIN 3 COTTON SPINDLE ® - - BOUNDARY LINE - •- •- FENCE LINE - UTILITY EASEMENT ® gD _ _ - BUILDING SETBACK RIGHT OF WAY OZARKS ELECTRIC POWER LINE ESMT A part of the NW1/4 of the SW1/4 of Section 12, Township 16 North, Range 31 West, being more particularly described as follows: y 'J`N Beginning at the Northwest Corner of the NW1/4 of the SW1/4 of said Section 12 and running thence S 87'05'3B" E 1305.70 feet to the Northeast Corner of Bold 40 acre tract; thence S 02'21'43" W I�® 660.00; thence N 87'05'3W' W 664.15 feet to a 14" rebor, thence S 02'29'33" W 661.99 feet to a 3<i" Ira rebor located on the South tine of said 40 acre tract; thence N 87'10'45" W 641.56 feet along the North line of the Persimmon Place Subdivision to a 1" rebor located on the West fine of said 40 acre I� tract; thence N 02'21'57" E 1322.94 feet to the point of beginning, containing 29.54 acres, more or less, City of Fayetteville, Washington County, Arkansas. I{ Less and except; A part of the WW1/4 of the SW1/4 of Section 12, Township 16 North, Range 31 West, Washington County. Arlansas, and being more particularly described as follows; Starting at a railroad spike being used as the common corner of Section 11,12.13,14; thence N2'21'10"W along the West line of the SW1/4 of Section 11 a distance of 2604.84 feet to a point an the Southerly prescriptive right-of-way line of Arkansas State Highway 16 as established by AHTD Affidavit doted November 16, 2004; thence 58728'40"E along sold right-of-way line a distance of 1302.28 feet to a point on the East line of the NWI/4 of the SW1/4 of Section 12; thence 50212'03"W along said East line a distance of 39.95 feet to a point on the Southerly right-of-way line of Arkansas State Highway 18 as established by AHTD Job 040423; thence N8706'11"W along said right-of-way a distance of 18.27 feet to a point; thence N51'33'55"W along said right-of-way line a distance of 43.01 feet to a point thence N671933W along sold right-of-way line a distance of 819.77 feet to a point; thence 58200'47"W along said right-of-way line a distance of 81.39 feet to a point; thence N87'22'34"W along said right-of-way line a distance of 27.68 feet to o point; thence N67'36'56"W along said right-of-way line a distance of 53.26 feet to o point; thence N88'01'12"W along sold right-of-way line a distance of 88.0 feet to a point; thence 583'35'27"W along said right-of-way line a distance of 44.55 feet to a point; thence NBT34'33'W along said right-of-way line a distance of 139.57 feet to the point of beginning and containing 0,50 acres, more or less. Containing in all 29.04 acres, City of Fayetteville, Washington County, Arkansas, Subject to the Arkansas State Highway 16 right-of-way on the North time, the North 46th Avenue right-of-way along the East line, and the North Broyles Avenue right-of-way along the West line. 61 � 0' 200' 400' 600' pMp p u VICINITY MAP F 4 y ro p FF 61' TNY is (WEhflWGMW e 1.4 MI TO r-540 SITE LOCATIO st JJiR3zd t° Original Description Parcel K 765-16267-000 A port of the Northwest Quarter (NMI/4) of the Southwest Quarter (SW1/4),' Section 12, Township 16 North. Range 31 West of the 5th Principal Meridian, Washington County, Arkansas, more particularly described as beginning 320.76 feet South 6D' 35' East of the Northwest Corner of said 40 acre hoot; thence South 69' 35' East 320.76 feeh thence South 1320,0 feet thence North 69' 35' West 320.76 feet: thence North 1320.0 feet to the point of beginning, containing 9.72 acres more or less and subject to the right-of-way of Stole Highway #16, Ozark Electric easement along the East property lines, and Southwestern Bell underground cable along the North property line. Original Description Parcel f) 765-16268-ODO A pert of the Northwest Quarter (NW1/4) of the Southwest Quarter (SWi/4) of Section Twelve (12) in Township Sixteen (15) North of Range Thirty-one (31) %Vest, described as beginning at the Southwest Corner of sold forty (40) acre tract, thence East 320.76 fact, thence North 1320 feet, thence West 320.76 feet, thence South 1320 feet to the point of beginning, containing 0.72 acres, more or lass. Sub set to the Right-of-way of Stole Highway No. 16. and subject to easement to Ozarks Electric Cooperative along the West and North sides thereof. Original Description Parcel A 765 -16253 -ODD A PART OF THE NORTHWEST QUARTER (NW1/4) OF THE SOUTHWEST QUARTER (SWi/4) or SEC1ION TWELVE (12), TOWNSHIP SIXTEEN (15) NORTH, RANGE THIRTY-ONE (31) WEST,BEING MORE PARTICULARLY DESCRIBED AS FOLLOws: VA' fly ALONG THE EAST LINE WAS SET ON "fHE WEST THE EAST LINE OF SAID 40 ALONG THE NORTH ACRES, MORE OR