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HomeMy WebLinkAboutOrdinance 5160 Doc ID : 012453030007 TVDe : REL Recorded : 08/25/2008 at 04 : 03 : 35 PM Fee Amt : $45 . 00 Paae 1 of 7 Mashinaton Countv . AR Bette Stamos Circuit Clerk File2008-00028231 ORDINANCE NO. 5160 AN ORDINANCE ESTABLISHING A RESIDENTIAL PLANNED ZONING DISTRICT TITLED R-PZD 08-3006, HERITAGE MEADOWS, LOCATED AT THE SOUTHERN EXTENSION OF SEVEN HILLS DRIVE, SOUTH OF HUNTSVILLE ROAD; CONTAINING APPROXIMATELY 8.81 ACRES ; AMENDING THE OFFICIAL ZONING MAP OF THE CITY OF FAYETTEVILLE; AND ADOPTING THE ASSOCIATED MASTER DEVELOPMENT PLAN BE IT ORDAINED BY THE CITY COUNCIL OF THE CITY OF FAYETTEVILLE, ARKANSAS: Section 1 : That the zone classification of the following described property is hereby changed as follows: From RSF-4, Residential Single Family, 4 units per acre and RMF-12, Residential Multi Family, 12 units per acre to R-PZD 08-3006 Heritage Meadows 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���r� amended to reflect the zoning change provided in Section 1 above. ,oVLy%/TRFt101ff/0' xi Yoe 6, PASSED and APPROVED this 5t' day of August, 2008. cam:• ; FAYETTEVILLE ;' ?I> APPROVE ATTEST: c. r I � ' LSA �°�//1� By; By: [/�A/1� ,, G SON DA COODY, Mayor SO RA SMITH, City Clerk/ I reasurer Exhibit "A" R-PZD 08-3006 PZD08-3006 HERITAGE MEADOWS Close Up View u>I 1 Rv. Rs + n R /^\ PoFax / f� IIW ]0 ItMI P WF-24 SUBJECT PROPERTY FAIR1AWY T lei 4A . RMI 2 a n)° I "N „n WIVAIF uzs u. �� wf RW 24 ovemew I — I — I �,n I ]Gv Fee' EXHIBIT `B" R-PZD 08-3006 A PART OF THE EAST HALF (El /2) OF THE NORTHEAST QUARTER (NE 1 /4) OF SECTION TWENTY-TWO (22), TOWNSHIP SIXTEEN (16) NORTH, RANGE THIRTY (30) WEST, OF THE FIFTH (5TH) PRINCIPAL MERIDIAN, WASHINGTON COUNTY, ARKANSAS, BEING MORE PARTICULARLY DESCRIBED AS FOLLOWS: COMMENCING AT THE NORTHWEST CORNER OF SAID EIGHTY (80) ACRE TRACT; THENCE ALONG THE WEST LINE OF SAID TRACT SOUTH 02042'46" WEST 58.35 FEET TO THE SOUTH RIGHT-OF- WAY OF HUNTSVILLE ROAD, SAID RIGHT-OF-WAY BEING 45 FEET SOUTHERLY OF THE EXISTING CENTERLINE PER EASEMENT PLAT 023A-00000240; THENCE CONTINUING ALONG SAID WEST LINE SOUTH 02042'46 WEST 1104.92 FEET TO THE POINT OF BEGINNING; THENCE LEAVING SAID WEST LINE SOUTH 87°49'52 EAST 238.90 FEET; THENCE NORTH 02°45'38" EAST 201 .20 FEET TO THE SOUTH LINE OF ZOLA DRIVE; THENCE ALONG SAID SOUTH LINE SOUTH 87°08'48" EAST 14.96 FEET; THENCE ALONG THE EAST LINE OF SAID ZOLA DRIVE NORTH 02046'54" EAST 479.61 FEET; THENCE SOUTH 87013'06" EAST 18. 17 TO THE EASTERLY PROPERTY LINE OF A PROPERTY DESCRIBED IN INSTRUMENT NUMBER 2001 - 11773 WITH THE CIRCUIT CLERK OF WASHINGTON COUNTY, ARKANSAS; THENCE ALONG SAID EASTERLY LINE OF SAID PARCEL SOUTH 09053'23" EAST 132. 12 FEET; THENCE CONTINUING ALONG SAID EASTERLY LINE SOUTH 82038'23" EAST 213 .47 FEET; THENCE CONTINUING ALONG SAID EASTERLY LINE SOUTH 02014' 18" WEST 204.01 FEET; THENCE LEAVING SAID EASTERLY LINE NORTH 87°08'48" WEST 143 .27 FEET; THENCE SOUTH 02014' 18" WEST 1088. 14 FEET TO THE CENTERLINE OF THE OLD PACIFIC AND GREAT EASTERN RAILROAD RIGHT-OF-WAY; THENCE ALONG SAID CENTERLINE NORTH 83015'47" WEST 382.72 FEET TO THE WEST LINE OF SAID EIGHTY (80) ACRE TRACT; THENCE LEAVING SAID CENTERLINE AND ALONG SAID WEST LINE NORTH 02042'46" EAST 728. 11 FEET TO THE POINT OF BEGINNING, CONTAINING 8.818 ACRES, MORE OR LESS. CONDITIONS OF APPROVAL: R-PZD 08-3006 Page 1 of 4 Conditions of Approval for R-PZD 08-3006 (Heritage Meadows) AS AMENDED AND APPROVED BY THE CITY COUNCIL, 05 AUGUST 2008 I . All final street improvements will be determined by the Planning Commission at the time of development review. 2. Determination of adequate connectivity. Staffrecommends in favor ofthe proposed connectivity to the south and west. Connectivity to the east is not recommended due to the location of the parkland. 3. Determination of the following waivers: a. The applicant requests a waiver to allow parking lot maneuvering to occur within the street right-of-way and to allow vehicles to back onto the street from the parking areas at the north and south shared street plazas (reference pages 22-23 of the project booklet). (UDC Section 172.04(A)). Staff has reviewed this pilot project request and finds in favor of the waivers, due to the "shared" nature of the street, which will result in reduced vehicle speeds, allowing vehicles to safely back onto public streets. In each of these scenarios, the planned road splits into a one-way section, creating reduced traffic conflicts. b. The applicant requests a variance to allow off-site parking lots and on-street parking spaces to meet the parking demands of the development (UDC Section 172.06 (C)). Stajfhas reviewed this request and finds in favor of the waivers. Habitat projects do not typically provide carports or garage spaces for the homes and therefore parking must be provided within driveways or by other means. The subject development locates each home on a small individual lot, which does not provide space for individual driveways in each case. Therefore, parking has been provide on-street, or in designated auto-courts, and in some cases these areas double as infiltration zones for stormwater. Staff finds in favor of the request due to the unique nature of the pilot project and the restrictions of Habitat projects, finding that adequate parking will be provided for the neighborhood. 4. City Council determination of a waiver from Solid Waste Department requirements (commercial service vs. residential service). Chapter 50 of the City Code requires this development to utilize commercial (dumpster) services. The applicant is requesting residential service instead. THE CITY COUNCIL FOUND IN FAVOR OF THE WAIVER, WITH THE FOLLOWING CONDITIONS: a. The development should have identified areas on the plans that signify the locations set for trash cart and recycling bin collection. These areas cannot be set on the road. In order to determine the correct size of the pads please use the following as a guideline to develop appropriate size: The largest residential cart is 30 inches wide and we need approximately two feet between carts in order to service with the automated arms. Please plan on 54 inches for each cart and space for automated arm per cart set out. Also you will need to plan for stacking of recycling bins in each area but cannot place bins directly next to carts because of the automated arm collection. Automated recycling could occur in the future so extra space configured for recycling would be wise. Residents should put their bins in the same area as their carts as long as they do not put them directly next to the carts. CONDITIONS OF APPROVAL: R-PZD 08-3006 Page 2 of 4 b. Any overhead obstacles or overhanging trees will not be permitted in areas set aside for Solid Waste and Recycling collection due to the automated arms. c. On Plat no. 4, no. 5 and no. 6 provided, center intersection is too small to successfully negotiate curves. This area should be widened and trees reconfigured in order to access area. d. Reinforced concrete should be used in crosswalk / sidewalk areas where trucks will travel to avoid damage due to weight of vehicles. e. On plate no 15, turnaround should not be blocked at anytime for any reason including overflow parking. Also, sidewalk shown on westside should be reinforced concrete since truck movements show trucks will access a portion of the sidewalk. f. Parking with this development will be of significant concern on collection days. There can be no on-street parking allowed due to tight roadways causing our vehicles to cross the center line in order to make turns. g. Safety is a primary concern. The Solid Waste Division feels bringing large trash and recycling vehicles down into these tight areas is a safety concern for pedestrians, especially children, and vehicles and every effort should be made to widen areas and streets. 5. The following variances may be requested with development review of the project; staff will make a detailed recommendation at that time: a. Variances from Urban Residential Design Standards may be required to allow: i. parking to occur within the front build-to zone ii. buildings to be located outside of the build-to zone iii. similar or identical building styles b. Variances from the Master Street Plan and/or street design standards may be required for: i. street cross-sections that differ from the Master Street Plan ii. curb radii iii. curb and gutter sections due to LID techniques iv. street geometry 6. Fire Code. The first phase of development shall be limited to 15 building lots until an acceptable second point of ingress/egress is provided, unless otherwise approved by the Fayetteville Fire Department. 7. A Conditional Letter of Map Revision (CLOMR) shall be filed and approved by the Engineering Department prior to construction approval of the infrastructure. A Letter of Map Revisions (LOMR) shall be filed and approved by the Engineering Department prior to final plat approval, in order to create the lots affected by the floodplain boundary. 8. All parking stalls shall meet dimensional requirements as prescribed by Chapter 172.04 (C). 9. All public street stub-outs shall be constructed to meet City street standards. 10. A preliminary plat and final plat shall be required prior to development. 11 . Buildings shall be constructed to be consistent with the elevations and concepts depicted in the building elevations in the booklet as specified. Building elevations will be reviewed at the time of preliminary plat, final plat and building permit to ensure compliance. All two and three-family CONDITIONS OF APPROVAL: R-PZD 08-3006 Page 3 of 4 residential buildings shall comply with urban residential design standards. 12. Signage. Signage shall be permitted in accordance with Chapter 174. 10(G) for residential districts. 13. Phasing. Phase 1 of the development shall be limited to 15 buildable lots, with preliminary plat approval to be obtained within two (2) years of City Council approval of the planned zoning district, and final plat approval to be obtained within three (3) years of preliminary plat approval of Phase 1 . Phase 2 for the remaining lots shall be obtained within five (5) years of City Council approval of the planned zoning district, and final plat approval to be obtained within three (3) years of the preliminary plat approval of Phase 2. 14. All outdoor lighting shall comply with applicable regulations within the Unified Development Code. Single-family and two-family structures are exempt from the Outdoor Lighting Ordinance; however, all other residential, commercial and office structures are subject to said requirements. 15 . No portion of any structure (i.e. porches, overhangs, etc.) shall encroach into building setbacks or utility easements. 16. Landscape requirements as outlined in Chapter 177 shall be required with development plat approval. 17. This development shall be required to comply with the Tree Preservation requirements as set forth in the Unified Development Code at the time of development, with a minimum of 25% canopy, subject to approval by the Urban Forester. 18. The Master Development Plan, Statement of Commitments and Architectural Standards submitted by the applicant shall be considered binding and tied to the zoning of the property. Conditions of approval as noted herein and other requirements placed upon the project with review of the Master Development Plan — Planned Zoning District by the City Council shall also be binding. Standard conditions of approval: 19. Impact fees for fire, police, water, and sewer shall be paid in accordance with City ordinance. 20. 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. 21 . If required, trash enclosures shall be screened with access not visible from the street. The trash enclosures shall be constructed with materials that are complimentary to and compatible with the proposed building. A detail of the proposed screening shall be submitted and approved by the Planning Division prior to issuance of the building permit. Any additional dumpsters located on site shall be screened from the right-of-way. CONDITIONS OF APPROVAL: R-PZD 08-3006 Page 4 of 4 22. All mechanical/utility equipment (roof and ground mounted) shall be screened using materials that are compatible with and incorporated into the structure. A note shall be clearly placed on the plat and all construction documents indicating this requirement. 23 . All freestanding and wall signs shall comply with ordinance specifications for location, size, type, number, etc. Any proposed signs shall be permitted by a separate sign permit application prior to installation. 24. All existing utilities below 12kv shall be relocated underground. All proposed utilities shall be located underground. 25 . The project name "Porchscapes" shall be changed to "Heritage Meadows", as requested by the applicant and approved by the City Council. Washington County, AR I certify this instrument was filed on 08/25/2008 04:03:35 PM and recorded in Real Estate File Number 2008-000282 1 Bette Stamps - Circuit I k by City of Fayetteville Staff Review Form City Council Agenda Items and � 1 Contracts, Leases or Agreements /��f�Z� `►b August 5, 2008L{ �J City Council Meeting Date I ► t( aG 0.` Agenda Items Only Jeremy Pate Planning Operations Submitted By Division Department Action Required: R-PZD 08-3006: Planned Zoning District (Porchscapes, 564): Submitted by McClelland Consulting Engineers for property located at the southern extension of Seven Hills Drive, south of Huntsville Road containing approximately 8.81 acres. The request is for zoning and land use approval of a Residential Planned Zoning District with 43 attached and detached residential dwelling units. Cost of this request Category / Project Budget Program Category / Project Name Account Number Funds Used to Date Program / Project Category Name Project Number Remaining Balance Fund Name Budgeted Item Budget Adjustment Attached Previous Ordinance or Resolution # ��e�partmeentt u rector i Date Original Contract Date: t - O Original Contract Number: City Attorn y Date Received in City q n � ` (� Q_ 7 ICT Clerk's Office Finance anndLInternal Service Director Date Received in /L - P2 Mayor's Office Mayor LG//Date Comments: Revised April 16, 2007 City Council Meeting of August 5, 2008 Agenda Item Number CITY COUNCIL AGENDA MEMO To: Mayor and City Council Thru: Gary Dumas, Director of Operations From: Jeremy C. Pate, Director of Current Planning Date: July 15, 2008 Subject: Residential Planned Zoning District for Porchscapes (R-PZD 08-3006) RECOMMENDATION Staff recommends approval of an ordinance creating a Residential Planned Zoning District (R- PZD) for Porchscapes, based on the development standards, plans and statement of commitments submitted. This action will establish a unique zoning district for a single-use project on approximately 8.81 acres located south of the newly constructed Seven Hills Transitional Housing on Huntsville Road. BACKGROUND The property is zoned RSF4 and RMF- 12 and is currently undeveloped pasture land with floodplain along the south and east portions of the site. The Master Development Plan includes a maximum of 43 dwelling units comprised of 26 single-family units, 8 two-family units and '9 three-family units, all of which will be located and sold on individual lots. The proposed density is 4.88 dwelling units per acre, located on approximately 46% of the site area. If the PZD is approved as proposed the project would be required to go through preliminary and final plat approval prior to construction. The Porchscapes neighborhood is a Low Impact Development (LID) demonstration project sponsored by the Environmental Protection Agency and the Arkansas Natural Resources Commission for Habitat for Humanity of Washington County. LID technologies differ from conventional engineering techniques in that the natural landscape is used to treat urban stormwater runoff through infiltration, filtration and storage mechanisms prior to being released into the watershed. The objective of the development is to build a demonstration project following Leadership in Energy and Environmental Design for Neighborhood Development (LEED-ND) criteria, a pilot certification program of the U.S. Green Building Council (USGBC). DISCUSSION The Planning Commission voted 7-0-0 in favor of this request on July 14, 2008. Recommended conditions were approved by the Planning Commission and are reflected in the attached staff report. BUDGETIMPACT None. ORDINANCE NO. AN ORDINANCE ESTABLISHING A RESIDENTIAL PLANNED ZONING DISTRICT TITLED R-PZD 08-3006, PORCHSCAPES, LOCATED AT THE SOUTHERN EXTENSION OF SEVEN HILLS DRIVE, SOUTH OF HUNTSVILLE ROAD; CONTAINING APPROXIMATELY 8.81 ACRES; AMENDING THE OFFICIAL ZONING MAP OF THE CITY OF FAYETTEVILLE; AND ADOPTING THE ASSOCIATED MASTER DEVELOPMENT PLAN BE IT ORDAINED BY THE CITY COUNCIL OF THE CITY OF FAYETTEVILLE, ARKANSAS: Section 1 : That the zone classification of the following described property is hereby changed as follows: From RSF-4; Residential Single Family, 4 units per acre and RMF- 12, Residential Multi Family, 12 units per acre to R-PZD 08-3006 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 I above. PASSED and APPROVED this day of 2008. APPROVED: ATTEST: By: By: DAN COODY, Mayor SONDRA SMITH, City Clerk/Treasurer ilk I =1 Eel 00100101:40 0 "v r„t�7• s w5+t�y..hFSx{��5�� rs7" �� .'sn •��> �ki�� i ,e.T C�`s � ''S °s ,. , u 'T& ? x. '6a G c •x*.t; Y + W .,r.$ I . 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J''✓r^ i 9xx £iri `rh+ ,y4 i ..wv r : ,.-z > >- za4 i �t� ¢v r� .L9�+ < i�a ��� . >-r� � . a � M-1, .s�+' �+�'�,.�s5�-�ii"�+,�y s a i-c 4�< • `�o-',yi"?�^�.? t +.. 2 L"E y i ca' my � 's Y� viM. -},�A e c,. 1t tj� "'' sCJ .F`' y'F`2•" .t ¢.a +� w ' Y 1 iy g 4 �,' n.r_ �✓.a. �__, fts. � rr �. �'fi.:,.rU.r,.Ftta:.!...> <'��.�_...,y!v's',�ei< �'..��.�°,v.�..._` .�...�r]� �a Y EXHIBIT "B" R-PZD 08-3006 A PART OF THE EAST HALF (E '/2) OF THE NORTHEAST QUARTER (NE ¼) OF SECTION TWENTY-TWO (22), TOWNSHIP SIXTEEN (16) NORTH, RANGE THIRTY (30) WEST, OF THE FIFTH (5TH) PRINCIPAL MERIDIAN, WASHINGTON COUNTY, ARKANSAS, BEING MORE PARTICULARLY DESCRIBED AS FOLLOWS: COMMENCING AT THE NORTHWEST CORNER OF SAID EIGHTY (80) ACRE TRACT; THENCE ALONG THE WEST LINE OF SAID TRACT SOUTH 02°42'46" WEST 58.35 FEET TO THE SOUTH RIGHT-OF-WAY OF HUNTSVILLE ROAD, SAID RIGHT-OF-WAY BEING 45 FEET SOUTHERLY OF THE EXISTING CENTERLINE PER EASEMENT PLAT 023A-00000240; THENCE CONTINUING ALONG SAID WEST LINE SOUTH 02°42'46 WEST 1104.92 FEET TO THE POINT OF BEGINNING; THENCE LEAVING SAID WEST LINE SOUTH 87°49'52 EAST 238.90 FEET; THENCE NORTH 02°45'38" EAST 201.20 FEET TO THE SOUTH LINE OF ZOLA DRIVE; THENCE ALONG SAID SOUTH LINE SOUTH 87°08'48" EAST 14.96 FEET; THENCE ALONG THE EAST LINE OF SAID ZOLA DRIVE NORTH 02°46'54" EAST 479.61 FEET; THENCE SOUTH 87°13'06" EAST 18.17 TO THE EASTERLY PROPERTY LINE OF A PROPERTY DESCRIBED IN INSTRUMENT NUMBER 2001-11773 WITH THE CIRCUIT CLERK OF WASHINGTON COUNTY, ARKANSAS; THENCE ALONG SAID EASTERLY LINE OF SAID PARCEL SOUTH 09°53'23" EAST 132.12 FEET; THENCE CONTINUING ALONG SAID EASTERLY LINE SOUTH 82°38'23" EAST 213.47 FEET; THENCE CONTINUING ALONG SAID EASTERLY LINE SOUTH 02°14'18" WEST 204.01 FEET; THENCE LEAVING SAID EASTERLY LINE NORTH 87°08'48" WEST 143.27 FEET; THENCE SOUTH 02°1418" WEST 1088.14 FEET TO THE CENTERLINE OF THE OLD PACIFIC AND GREAT EASTERN RAILROAD RIGHT-OF-WAY; THENCE ALONG SAID CENTERLINE NORTH 83°15'47" WEST 382.72 FEET TO THE WEST LINE OF SAID EIGHTY (80) ACRE TRACT; THENCE LEAVING SAID CENTERLINE AND ALONG SAID WEST LINE NORTH 02°42'46" EAST 728.11 FEET TO THE POINT OF BEGINNING, CONTAINING 8.818 ACRES, MORE OR LESS. CONDITIONS OF APPROVAL: R-PZD 08-3006 Page 1 of 3 Conditions of Approval for R-PZD 08-3006 (Porchscapes) 1. All final street improvements will be determined by the Planning Commission at the time of development review. 2. Determination of adequate connectivity. Staffrecommends in favor of the proposed connectivity to the south and west. Connectivity to the east is not recommended due to the location of the parkland. 3. Determination of the following waivers: a. The applicant requests a waiver to allow parking lot maneuvering to occur within the street right-of-way and to allow vehicles to back onto the street from the parking areas at the north and south shared street plazas (reference pages 22-23 of the project booklet). (UDC Section 172.04(A)). Staff has reviewed this pilot project request and finds in favor of the waivers, due to the "shared" nature of Ilse street, which will result in reduced vehicle speeds, allowing vehicles to safely back onto public streets. In each of these scenarios, the planned road splits into a one-way section, creating reduced traffic conflicts. b. The applicant requests a variance to allow off -site parking lots and on -street parking spaces to meet the parking demands of the development (UDC Section 172.06 (C)). Staffhas reviewed this request and finds in favor of the waivers. Habitat projects do not typically provide carports or garage spaces for the homes and therefore parking must be provided within driveways or by other means. The subject development locates each home on a small individual lot, which does not provide space for individual driveways in each case. Therefore, parking has been provide on -street, or in designated auto -courts, and in some cases these areas double as infiltration zones for stormwater. Staff finds in favor of the request due to the unique nature ofthe pilot project and the restrictions ofHabitat projects, finding that adequate parking will be provided for the neighborhood. 4. City Council determination of a waiver from Solid Waste Department requirements (commercial service vs. residential service). Chapter 50 of the City Code requires this development to utilize commercial (dumpster) services. The applicant is requesting residential service instead. At this time the Solid Waste Department has determined that residential cart service is not feasible due to the narrow street widths within the development and that the vehicles may compromise the safety ofthe development. Solid Waste recommends either dumpster or compactor collectionfor trash. However, the applicant and Solid Waste staff continue to meet in an effort to find a compromise solution; new information will be presented to the City Council at the meeting. 5. The following variances may be requested with development review of the project; staff will make a detailed recommendation at that time: a. Variances from Urban Residential Design Standards may be required to allow: i. parking to occur within the front build -to zone ii. buildings to.be located outside of the build -to zone iii. similar or identical building styles b. Variances from the Master Street Plan and/or street design standards maybe required for: i. street cross -sections that differ from the Master Street Plan ii. curb radii iii. curb and gutter sections due to LID techniques iv. street geometry CONDITIONS OF APPROVAL: R-PZD 08-3006 Page 2 of 3 6. Fire Code. The first phase of development shall be limited to 15 building lots until an acceptable second point of ingress/egress is provided, unless otherwise approved by the Fayetteville Fire Department. 7. A Conditional Letter of Map Revision (CLOMR) shall be filed and approved by the Engineering Department prior to construction approval of the infrastructure. A Letter of Map Revisions (LOMB) shall be filed and approved by the Engineering Department prior to final plat approval, in order to create the lots affected by the floodplain boundary. 8. All parking stalls shall meet dimensional requirements as prescribed by Chapter 172.04 (C). 9. All public street stub -outs shall be constructed to meet City street standards. 10. A preliminary plat and final plat shall be required prior to development. 11. Buildings shall be constructed to be consistent with the elevations and concepts depicted in the building elevations in the booklet as specified. Building elevations will be reviewed at the time of preliminary plat, final plat and building permit to ensure compliance. All two and three-family residential buildings shall comply with urban residential design standards. 12. Signage. Signage shall be permitted in accordance with Chapter 174.10(G) for residential districts. 13. Phasing. Phase I of the development shall be limited to 15 buildable lots, with preliminary plat approval to be obtained within two (2) years of City Council approval of the planned zoning district, and final plat approval to be obtained within three (3) years of preliminary plat approval of Phase 1. Phase 2 for the remaining lots shall be obtained within five (5) years of City Council approval of the planned zoning district, and final plat approval to be obtained within three (3) years of the preliminary plat approval of Phase 2. 14. All outdoor lighting shall comply with applicable regulations within the Unified Development Code. Single-family and two-family structures are exempt from the Outdoor Lighting Ordinance; however, all other residential, commercial and office structures are subject to said requirements. 15. No portion of any structure (i.e. porches, overhangs, etc.) shall encroach into building setbacks or utility easements. 16. Landscape requirements as outlined in Chapter 177 shall be required with development plat approval. 17. This development shall be required to comply with the Tree Preservation requirements as set forth in the Unified Development Code at the time of development, with a minimum of 25% canopy, subject to approval by the Urban Forester. 18. 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 CONDITIONS OF APPROVAL: R-PZD 08-3006 Page 3 of 3 Master Development Plan —Planned Zoning District by the City Council shall also be binding. Standard conditions of approval: 19. Impact fees for fire, police, water, and sewer shall be paid in accordance with City ordinance. 20. 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. 21. If required, trash enclosures shall be screened with access not visible from the street. The trash enclosures shall be constructed with materials that are complimentary to and compatible with the proposed building. A detail of the proposed screening shall be submitted and approved by the Planning Division prior to issuance of the building permit. Any additional dumpsters located on site shall be screened from the right-of-way. 22. All mechanical/utility equipment (roof and ground mounted) shall be screened using materials that are compatible with and incorporated into the structure. A note shall be clearly placed on the plat and all construction documents indicating this requirement. 23. All freestanding and wall signs shall comply with ordinance specifications for location, size, type, number, etc. Any proposed signs shall be permitted by a separate sign permit application prior to installation. 24. All existing utilities below 12kv shall be relocated underground. All proposed utilities shall be located underground. aTj�J(/Te tLev le / ARKANSAS THE CITY OF FAYETTEVILLE, ARKANSAS PLANNING DIVISION CORRESPONDENCE TO: Fayetteville Planning Commission FROM: Jesse Fulcher, Current Planner Matt Casey, Assistant City Engineer THRU: Jeremy Pate, Director of Current Planning DATE: July 9, Updated July 15, 2008 PC Meeting July 14, 2008 125 W. Mountain St. Fayetteville, AR 72701 Telephone: (479) 575-8267 R-PZD 08-3006: (PORCHSCAPES NEIGHBORHOOD, 564): Submitted by MCCLELLAND CONSULTING ENGINEERS for property located at THE SOUTHERN EXTENSION OF SEVEN HILLS DRIVE, S OF HUNTSVILLE ROAD. The property is zoned RSF-4, RESIDENTIAL SINGLE FAMILY, 4 UNITS PER ACRE AND RMF-12, RESIDENTIAL TWO AND THREE FAMILY and contains approximately 8.81 acres. The request is for Zoning and Land Use approval of a Residential Planned Zoning District with 43 attached and detached residential dwelling units. Planner: Jesse Fulcher Background: Property Description: The subject property contains approximately 8.81 acres located south of the newly constructed Seven Hills Transitional Housing on Huntsville Road. The property is zoned RSF-4 and RMF-12 and is currently undeveloped pasture land with floodplain along the south and east portions of the site. Surrounding land use and zoning are listed in Table 1. Table 1: Surrounding Land Use/Zoning Direction Land Use Zoning North 7 Hills Shelter RT-12, Residential Two and Three Family South Undeveloped RMF-24 East Two-family Neighborhood RMF-24 West Undeveloped RSF-4 Proposal and Project Description: The request is for rezoning and land use approval only for a Master Development Plan of a Residential Planned Zoning District with a maximum of 43 dwelling units comprised of 26 single-family units, 8 two-family units and 9 three-family units, all of which will be located and sold on individual lots. The proposed density is 4.88 dwelling units per acre (see each Planning Area in table below), located on approximately 46% of the site area. If the PZD is approved as proposed the project would be required to go through preliminary and final plat approval prior to construction. K:IReportsl20081PC Reporlsll3-July I41R-PZD 08-3006 (Porchscapes_Habitat).doc Master Development Plan: The proposed uses planned for the site are listed in Table 2. Table 2 Porchscapes PZD 08-3006 Land Use Summary DENSITY DWELLING NON - RESIDENTIAL %0F USE AREA (UNITS/ UNITS INTENSITY RESIDENTIAL ACRES SITE ACRE) (SQ.FT./ACRE) SQUARE FEET Single-family PA -1 11 26 N/A N/A 2.53 28.68% Two-family PA -2 11 8 N/A N/A 0.79 8.96% Three-family PA -3 13 9 N/A N/A 0.74 8.39% Community Commons PA -4 N/A N/A N/A N/A 4.76 53.97% TOTAL 4.88 43 NIA N/A 8.82 100% Parkland Requirements: The Fayetteville City Council granted a variance from the parkland dedication requirements (Resolution No. 16-08), since the adjacent three acre tract was being dedicated by the City for use as a park. The University of Arkansas Community Design Center received a grant from the U.S. Environmental Protection Agency to provide planning and, design services for the project and will work to restore an existing open ditch on the parkland to a functioning natural stream. Solid Waste Service: The Solid Waste Department has requested dumpsters to be located on the property due to the narrow street widths. All dumpster pad locations shall be located on the site plan prior to City Council review. it is staff's understanding that the applicant plans to request individual cart service of the City Council. Fire Department: Currently, Seven Hills Drive is the only access serving the Seven Hills Transitional Facility and as currently proposed, will also be the only access to serve the Porchscapes development. The Fire Department has reviewed the number of units and buildings for each development and determined that a maximum of 15 additional units may be permitted to access Seven Hills Drive before a second ingress/egress is constructed. Therefore, the Porchscapes development will have to be developed in at least two phases, or as permitted by the future construction of an additional access. Phase 1: • Restricted to a maximum of 15 buildable lots. • Preliminary Plat approval shall be obtained within two years of City Council approval. • Final Plat approval shall be obtained within three years of Preliminary Plat approval. Phase 2: • Preliminary Plat for remaining lots shall be obtained within "5" year of City Council approval. K:IRepor(s12008LPC Reporssl 13July 1418-PZD 08-3006 (Porchscapes_Habital).doc • Final plat approval for remaining lots shall be obtained within "3" years of Preliminary Plat approval. Shared Streets: Conventional street design isolates pedestrians from vehicles, by clearly delineating a travel lane and a pedestrian lane. As described by the applicant, a shared street or woonerf is a street design concept that is intended to blend these distinct spaces, with the goal to create lower traffic speeds, visual interaction between drivers and pedestrians, and an overall safer street. The Porchscapes development will implement these design techniques throughout the development as made evident by the various street materials, sidewalk locations adjacent to the right-of-way; and green -parking courts within or adjacent to the right-of-way. Detailed street design will be reviewed at the time of construction; however, staff is supportive of the street concept presented, with the understanding that the public street and sidewalk pavement sections will be constructed to City standards. Right-of-way Dedication: Right-of-way interior to the development shall be dedicated as indicated on the plat. Access and Connectivity: Currently, Seven Hills Drive is the only access to the site. A second ingress/egress is required to be provided to allow the construction of more than 15 residential units. At full build -out, two stub -outs will be provided to the west to allow connections with future development on the adjacent tract and Morningside Drive, and a stub -out is provided to undeveloped property to the south to connect to 15`h Street. Adjacent Master Street Plan Streets: Seven Hills Drive (a residential street) Street Improvements: Street improvements will be evaluated at the time of development. Water & Sewer: All necessary improvements and connections to complete the proposed development will be evaluated with the Preliminary Plat review. Public Comment: Staff has received a call from an adjacent property owner who had questions regarding drainage from the site and the current sewer capacity. The Engineering Department will review final drainage reports at the time of development and examine the capacity of the existing sewer mains and if necessary, improvements to existing line(s) shall be provided at the developer's expense. Tree Preservation: This development will be required to comply with the Tree Preservation requirements as set forth in the Unified Development Code at the time of development with a 25% preservation requirement. Discussion: The Porchscapes neighborhood is a Low Impact Development (LID) demonstration project sponsored by the Environmental Protection Agency and the Arkansas Natural Resources Commission for Habitat for Humanity of Washington County. LID technologies differ from conventional engineering techniques in that the natural landscape is used to treat urban stormwater run-off through infiltration, filtration and storage mechanisms prior to being released into the watershed. The objective of the development is to build a demonstration project following Leadership in Energy and Environmental Design for Neighborhood Development (LEED-ND) K:lRep orrs120081PC Reportsil3-July 1418-PZD 08-3006 (Porchscapes_Habilal).doc criteria, a pilot certification program of the U.S. Green Building Council (USGBC). City Neighborhood Area: The property is currently designated as a City Neighborhood Area on the Future Land Use Plan. These areas are denser with a primarily residential urban fabric, providing a range of residential building types. Rezoning the property to RPZD 08-3006 Porchscapes will be consistent with this designation by 1) allowing a range of residential building types; 2) clustering homes around common green areas; 3) minimizing traffic speeds, while still providing connectivity between neighborhoods; and 4) providing a block and street layout that promotes walkability, slow design speeds and a sense of community. Recommendation: Porchscapes is a Low Impact Development pilot project for Habitat for Humanity, a nonprofit organization dedicated to providing affordable owner -occupied housing. Attainable housing is a primary goal of City Plan 2025 and as in most cases attainable housing is provided through the combined work of multiple partnerships among the public, non-profit and private sectors. In the case of the subject development, the City of Fayetteville, Arkansas Natural Resources Commission for Habitat for Humanity of Washington County, and the University of Arkansas Community Design Center all participated to help bring the project to realization. In addition to providing a project that will offer attainable housing, the project complies with the adopted goals and policies of City Plan 2025 and the Planned Zoning District ordinance, as it situates this higher density development model in close proximity to infrastructure, commercial services and goods. It is therefore staffs recommendation that R-PZD 08-3006 Porchscapes be forwarded to the City Council with a recommendation for approval with the following conditions: Conditions of Approval: 1. All final street improvements will be determined by the Planning Commission at the time of development review. 2. Planning Commission determination of adequate connectivity. Staff recommends in favor of the proposed connectivity to the south and west. Connectivity to the east is not recommended due to the location of the parkland. 7/14/08: THE PLANNING COMMISSION FOUND IN FAVOR OF CONNECTIVITY. 3. Planning Commission determination of a the following waivers: a. The applicant requests a waiver to allow parking lot maneuvering to occur within the street right-of-way and to allow vehicles to back onto the street from the parking areas at the north and south shared street plazas (reference pages 22-23 of the project booklet). (UDC Section 172.04(A)). Staff has reviewed this pilot project request and finds in favor of the waivers, due to the "shared" nature of the street, which will result in reduced vehicle speeds, allowing vehicles to safely back onto public streets. In each of these scenarios, the planned road splits into a one-way section, creating reduced traffic conflicts. b. The applicant requests a variance to allow off -site parking lots and on -street parking spaces to meet the parking demands of the development (UDC Section 172.0E (C)). Staff has reviewed this request and finds in favor of the waivers. Habitat projects do not typically provide carports or garage spaces for the homes and therefore parking must be K. 1Reports120081PC Reports113-July 1418-PZD 08-3006 (Porchscapes_nabitatJ.doc provided within driveways or by other means. The subject development locates each home on a small individual lot, which does not provide space for individual driveways in each case. Therefore, parking has been provide on -street, or in designated auto -courts, and in some cases these areas double as infiltration zones for stormwater. Staff finds in favor of the request due to the unique nature of the pilot project and the restrictions of Habitat projects, finding that adequate parking will be provided for the neighborhood. 7/14/08: THE PLANNING COMMISSION FOUND IN FAVOR OF BOTH REQUESTED WAVIERS. 4. City Council determination of a waiver from Solid Waste Department requirements (commercial service vs. residential service). Chapter 50 of the City Code requires this development to utilize commercial (dumpster) services. The applicant is requesting residential service instead. At this time the Solid Waste Department has determined that residential cart service is not feasible due to the narrow street widths within the development and that the vehicles may compromise the safety of the development. Solid Waste recommends either dumpster or compactor collection for trash. However, the applicant and Solid Waste staff continue to meet in an effort to find a compromise solution; new information will be presented to the City Council at the meeting. The following variances may be requested with development review of the project; staff will make a detailed recommendation at that time: a. Variances from Urban Residential Design Standards may be required to allow: I. parking to occur within the front build -to zone ii. buildings to be located outside of the build -to zone iii. similar or identical building styles b. Variances from the Master Street Plan and/or street design standards may be required for: i. street cross -sections that differ from the Master Street Plan ii. curb radii iii. curb and gutter sections due to LID techniques iv. street geometry 6. Fire Code. The first phase of development shall be limited to 15 building lots until an acceptable second point of ingress/egress is provided, unless otherwise approved by the Fayetteville Fire Department. A Conditional Letter of Map Revision (CLOMR) shall be filed and approved by the Engineering Department prior to construction approval of the infrastructure. A Letter of Map Revisions (LOMR) shall be filed and approved by the Engineering Department prior to final plat approval, in order to create the lots affected by the floodplain boundary. 8. All parking stalls shall meet dimensional requirements as prescribed by Chapter 172.04 (C). 9. All public street stub -outs shall be constructed to meet City street standards. 10. A preliminary plat and final plat shall be required prior to development. 11. Buildings shall be constructed to be consistent with the elevations and concepts depicted in K. IReports12008IPC Reports\!3-July !41R-PZD 08-3006 (P orchscapes_Habitav).doc the building elevations in the booklet as specified. Building elevations will be reviewed at the time of preliminary plat, final plat and building permit to ensure compliance. All two and three-family residential buildings shall comply with urban residential design standards. 12. Signage. Signage shall be permitted in accordance with Chapter 174.10(G) for residential districts. 13. Phasing. Phase I of the development shall be limited to 15 buildable lots, with preliminary plat approval to be obtained within two (2) years of City Council approval of the planned zoning district, and final plat approval to be obtained within three (3) years of preliminary plat approval of Phase 1. Phase 2 for the remaining lots shall be obtained within five (5) years of City Council approval of the planned zoning district, and final plat approval to be obtained within three (3) years of the preliminary plat approval of Phase 2. 14. All outdoor lighting shall comply with applicable regulations within the Unified Development Code. Single-family and two-family structures are exempt from the Outdoor Lighting Ordinance; however, all other residential, commercial and office structures are subject to said requirements. 15. No portion of any structure (i.e. porches, overhangs, etc.) shall encroach into building setbacks or utility easements. 16. Landscape requirements as outlined in Chapter 177 shall be required with development plat approval. 17. This development shall be required to comply with the Tree Preservation requirements as set forth in the Unified Development Code at the time of development, with a minimum of 25% canopy, subject to approval by the Urban Forester. 18. The Master Development Plan, Statement of Commitments and Architectural Standards submitted by the applicant shall be considered binding and tied to the zoning of the property. Conditions of approval as noted herein and other requirements placed upon the project with review of the Master Development Plan — Planned Zoning District by the City Council shall also be binding. Standard conditions of approval: 19. Impact fees for fire, police, water, and sewer shall be paid in accordance with City ordinance. 20. Staff approval of final detailed plans, specifications and calculations (where applicable) for grading, drainage, water, sewer, fire protection, streets (public and private), sidewalks, parking lot(s) and tree preservation. The information submitted for the plat review, process was reviewed for general concept only. All public improvements are subject to additional review and approval: All improvements shall comply with City's current requirements. K:IReportsl20081PC Reportsll3-July l4lR-PZD 08-3006 (Porchscapes_Habitat).doc IF REQUIRED (ADDED BY PLANNING COMMISSION), trash enclosures shall be screened with access not visible from the street. The trash enclosures shall be constructed with materials that are complimentary to and compatible with the proposed building. A detail of the proposed screening shall be submitted and approved by the Planning Division prior to issuance of the building permit. Any additional dumpsters located on site shall be screened from the right-of-way. 22. All mechanical/utility equipment (roof and ground mounted) shall be screened using materials that are compatible with and incorporated into the structure. A note shall be clearly placed on the plat and all construction documents indicating this requirement. 23. All freestanding and wall signs shall comply with ordinance specifications for location, size, type, number, etc. Any proposed signs shall be permitted by a separate sign permit application prior to installation. 24. All existing utilities below 12kv shall be relocated underground. All proposed utilities shall be located underground. Planning Commission Action: Motion: Graves Second: Winston Vote: 7-0-0 Meeting Date: July 14, 2008 K:IReports120081PC Reports)/3Juiy 141R-PZD 08-3006 (Porchscapes_Habitat).doc Forwarded to C.C. Sec. 166.06. Planned Zoning Districts (PZD) R-PZD 08-3006 Porchscapes (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 that the subject request is in compliance with the requirements of the UDC and City Plan 2025. The Future Land Use Map adopted as part of City Plan 2025 designated this site as a City Neighborhood Area. City Neighborhood Areas are intended to have a wide range of residential building types, variable setbacks and landscaping, with medium-sized blocks, and a high level of connectivity between neighborhoods. The development incorporates a range of residential housing types clustered around common green areas and shared street plazas. The block and street layout promotes walkability, slow vehicle design speeds and a sense of community, but still provides the ability to connect to future developments. Overall the development provides flexibility in the distribution of land uses, compatibility with a range of surrounding developments, a variety of housing types, coordination with the City to provide improvements to the newly dedicated parkland, usable and suitably located open space, and maximum enhancement of existing natural features. Goal 1 of City Plan 2025 is to "...make appropriate infill and revitalization our highest priorities." The subject development is proposed on underutilized land that is located in close proximity to the City's core and where sufficient infrastructure is currently in place. Goal 2 states "we will discourage suburban sprawl" The subject property is located well within the City boundaries with access to major roadways, parks and adequate infrastructure to support the development intensity. Goal 3 states "we will make traditional town form the standard" The development incorporates a mixture of housing types, located on small, pedestrian oriented blocks. Houses address the street and the residents are provided meaningful open spaces and numerous pedestrian connections. Goal 4 states "we will grow a livable transportation network." The development proposes road designs that will allow vehicular traffic and pedestrian activities to coexist. Goal 5 states "we will assemble an enduring green network." The development preserves several acres of greenspace and small pocket parks, both to retain the naturalistic value of the land, and to provide passive greenspace for residents. Sidewalks have been provided throughout the site, connecting each part of the development to the newly dedicated K:IReports120081PC Repnrts113Jufy 1418-PZD 08-3006 (Porchseapes Habilat).doc parkland. Goal 6 states "we will create attainable housing." As a Habitat for Humanity project, the core of the project is to provide attainable housing. The project will provide a small neighborhood of housing exclusively targeted for low to moderate income individuals. Staff has expressed concerns with some projects that solely target an income range; however, the size of the project and its proximity to other parcels. that have a high likelihood of developing with different land use patterns is a positive, and this project will eventually form a part of a larger neighborhood form. In summary, the proposed development is very consistent with the adopted goals and policies of City Plan 2025. (2) Whether the application is in compliance with all applicable statutory provisions; FINDING: The application has been reviewed and found to be compliant with the applicable 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. As indicated, in the submittal and the staff report, certain measures have been taken by the developer to ensure adequate infrastructure improvements are made to ensure the level of service will not decline due to the proposed development. Additional improvements will be determined at the time of development by the Planning Commission. (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 residential housing types, which are compatible with the variety of land uses surrounding the subject property. The rezoning to a residential project, intended to be owner -occupied, will provide a variation of development pattern, but plans for connections to surrounding, developing properties. (5) Whether the subject land is suitable for the intended use and is compatible with the natural environment; FINDING: The proposed residential uses are suitable for the subject property and through the use of low impact development technologies, tree preservation and minimal disruption of the floodplain, the development will be compatible with the natural environment. Identified wetlands have been buffered and protected as part of the project. K: IReporis120081PC Reporlsll3-July 14IR-PZD 08-3006 (Porchscapes_Hahitat).doc (6) Whether the intended land use would create traffic congestion or burden the existing road network; FINDING: Any additional development in the area will increase the amount of traffic on Huntsville Road; however, the overall density should not create an appreciable amount of traffic above that which can be managed with the streets in the area. Future development will also provide access to Morningside Drive and 15th Street. (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 development is very appropriate when considering the goals of the planned zoning district. The development accomplishes the following goals: • Flexibility: The dwelling units are clustered in areas to minimize disruption of the floodplain and wetlands, but while also maintaining a cohesive, neighborly development. • Compatibility: The development will contain mostly single-family dwelling units, but also include some two-family and three-family units. All of these uses are compatible with surrounding developments, which include two- family and multi -family developments. • Harmony: The development is a unique and creative arrangement of residential units that blend the natural and built environments in a way that K. IReportsO0081PC Reportsll3-July /4\R-PZD 08-3006 (Porchscapes_Nabital).doc will be beneficial to the surrounding communities as well as the future residents. • Variety: The development incorporates a variety of housing types which are mixed throughout the development. • No negative impact: The development should not have a negative impact on future development in the area; rather, it will hopefully serve as a pilot project for others in the City. • Coordination: Coordination between several agencies has provided an opportunity to rehabilitate an existing open ditch into a functioning stream, • which will provide a great amenity to all City residents, since it will be located within a public park. Additionally, this coordination will provide attainable housing well within the boundaries of the City. • Open Space: Several acres of open space have been preserved for use by the residents of the development, which could have been developed. The project is also situated around a 3 -acre public park, providing green space use for future residents. • Natural Features: The development will maximum the existing natural features, including rehabilitation of a waterway on the adjacent park property. Minimal disruption will occur within the floodplain. • General Plan: The development incorporates innovative planning and engineering techniques as well as architectural design to create a neighborhood that is harmonious with surrounding developments and consistent with City policy. • Special Features: The development recognizes the special features of the site and incorporates them into the final product with minimal disruption and maximum benefit to the community. (2) Screening and landscaping. In order to enhance the integrity and attractiveness of the development, and when deemed necessary to protect adjacent properties, the Planning Commission shall require landscaping and screening as part of a PZD. The screening and landscaping shall be provided as set forth in § 166.09 Buffer Strips and Screening. As part of the development plan, a detailed screening and landscaping plan shall be submitted to the Planning Commission. Landscape plans shall show the general location, type and quality (size and age) of plant material. Screening plans shall include typical details of fences, berms and plant material to be used. FINDING: Screening is not required around a residential development. (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. K:1 Repor:s120081PC ReporBV 3 -July 1418-PZD 08-3006 (Porchscapes_Habiial).doc (c) Design of the internal street circulation system must be sensitive to such considerations as safety, convenience, separation of vehicular and pedestrian traffic, general attractiveness, access to dwelling units and the proper relationship of different land uses. (d) Internal collector streets shall be coordinated with the existing external street system, providing for the efficient flow of traffic into and out of the planned zoning development. (e) Internal local streets shall be designed to discourage through traffic within the planned zoning development and to adjacent areas. (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 will be comprised of public streets that are designed to be "shared" by vehicles and pedestrians. The shared street or "woonerf" is designed to slow traffic speeds and support pedestrian use and safety. The streets in the development will also serve as a part of the low impact development design, allowing water to reach infiltration areas throughout the neighborhood. (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: Garages and carports are not typically permitted for Habitat projects and the small lot sizes have prohibited adequate room for driveway spaces in most cases. However, two parking spaces are required to be provided for each residential unit, resulting in the need for 86 parking spaces. Therefore, parking has been located both on street and in shared street plazas, resulting in 87 total spaces. In keeping with LID techniques, parking has been provided in small groupings to avoid large parking lots. Due to the location and design of the parking areas, waivers of Chapter 172.04 and 172.06 will be requested at the time of development or within the PZD approval. (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: 5' sidewalks shall be provided as indicated on the site plan. (7) Street Lights. As required by § 166.03. K:1Reporis120081PC Reports1I3July 1418-PZD 08-3006 (Porchscapes_Habitatj.doc FINDING: Street lights are to be provided at all intersections and with a maximum separation of 300 feet. (8) Water. As required by §166.03. FINDING: Public water will be provided to the project site, pursuant to city code. Improvements to water services may be required and shall be reviewed at the time of preliminary plat submittal. (9) Sewer. As required by § 166.03. FINDING: Public sewer will be provided to the project site, pursuant to city code. Improvements to sewer services may be required and shall be reviewed at the time of preliminary plat submittal. (10) Streets and Drainage. Streets within a residential PZD may be either public or private. (a) Public Streets. Public streets shall be constructed according to the adopted standards of the City. (b) Private Streets. Private streets within a residential PZD shall be permitted subject to the following conditions: (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 K: IReporis110081PC Reports(3-July 1418-PZD 08-3006 (Porchscapes_HabilaO.doc required) to maintain said streets and to charge the cost thereof to the property owners within the PZD on a pro rata basis according to assessed valuation for ad valorem tax purposes and shall have a lien on the real property within the PZD for such cost. The protective covenants shall grant the City the right to use all private streets for purposes of providing fire and police protection, sanitation service and any other of the municipal functions. The protective covenants shall provide that such covenants shall not be amended and shall not terminate without approval of the City Council. (viii) The width of private streets may vary according to the density served. The following standard shall be used: Paving Width (No On -Street Parking) Dwelling Units One- Way Two -Way 1-20 14' 22' 21+ 14' 24' *Note: If on -street parking is desired, 6 feet must be added to each side where parking is intended. (ix) All of the traffic laws prescribed by Title VII shall apply to traffic on private streets within a PZD. (x) There shall be no minimum building setback requirement from a private street. (xi) The developer shall erect at the entrance of each private street a rectangular sign, not exceeding 24 inches by 12 inches, designating the street a "private street" which shall be clearly visible to motor vehicular traffic. FINDING: Several waivers of minimum street design standards are required to allow for the implementation of the shared street design and LID techniques. These waivers or variances will be reviewed at the time of development, when more details are presented. (11) Construction of nonresidential facilities. Prior to issuance of more than eight building permits for any residential PZD, all approved nonresidential facilities shall be constructed. In the event the developer proposed to develop the PZD in phases, and the nonresidential facilities are not proposed in the initial phase, the developer shall enter into a contract with the City to guarantee completion of the nonresidential facilities. FINDING: There are no nonresidential facilities proposed. (12) Tree preservation. All PZD developments shall comply with the requirements for tree preservation as set forth in Chapter 167 Tree Preservation and Protection. The K:IReports120081PC Reportsll3-July 1418-PZD 08-3006 (Porchscapes_Habitat).doc location of trees shall be considered when planning the common open space, location of buildings, underground services, walks, paved areas, playgrounds, parking areas, and finished grade levels. FINDING: A tree preservation plan shall be submitted at the time of development for each planning area. Canopy calculations shall be based upon a minimum 25% canopy preservation required. (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: N/A (14) View protection. The Planning Commission shall have the right to establish special height and/or positioning restrictions where scenic views are involved and shall have the right to insure the perpetuation of those views through protective covenant restrictions. FINDING: Staff finds no specific scenic views to be protected on the subject property. (E) Revocation. (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 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. K: IRepor1s120081PC Reporis113-hdy 141R-PZD 08-3006 (Porchscapes_HabilaQ.doc (2) Procedures. Prior to a recommendation of revocation, notice by certified mail shall be sent to the landowner or authorized agent giving notice of the alleged default, setting a time to appear before the Planning Commission to show cause why steps should not be made to totally or partially revoke the PZD. The Planning Commission recommendation shall be forwarded to the City Council for disposition as in original approvals. In the event a PZD is revoked, the City Council shall take the appropriate action in the city clerk's office and the public zoning record duly noted. (3) Effect. In the event of revocation, any completed portions of the development or those portions for which building permits have been issued shall be treated to be a whole and effective development. After causes for revocation or enforcement have been corrected, the City Council shall expunge such record as established above and shall authorize continued issuance of building permits. (F) Covenants, trusts and homeowner associations. (1) Legal entities. The developer shall create such legal entities as appropriate to undertake and be responsible for the ownership, operation, construction, and maintenance of private roads, parking areas, common usable open space, community facilities, recreation areas, building, lighting, security measure and similar common elements in a development. The city encourages the creation of homeowner associations, funded community trusts or other nonprofit organizations implemented by agreements, private improvement district, contracts and covenants. All legal instruments setting forth a plan or manner of permanent care and maintenance of such open space, recreation areas and communally - owned facilities shall be approved by the City Attorney as to legal form and effect, and by the Planning Commission as to the suitability for the proposed use of the open areas. The aforementioned legal instruments shall be provided to the Planning Commission together with the filing of the final plan, except that the Guarantee shall be filed with the preliminary plan or at least in a preliminary form. (2) Common areas. If the common open space is deeded to a homeowner association, the developer shall file with the plat a declaration of covenants and restrictions in the Guarantee that will govern the association with the application for final plan approval. The provisions shall include, but not necessarily be limited to, the following: (a) The homeowner's association must be legally established before building permits are granted. (b) Membership and fees must be mandatory for each home buyer and successive buyer. (c) The open space restrictions must be permanent, rather than for a period of years. (d) The association must be responsible for the maintenance of recreational and other common facilities covered by the agreement and for all liability insurance, local taxes and other public assessments. (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. K:IReports12008PC ReportsV 3 -July I4i.R-PZD 08-3006 (Porchscapes_Habirar).doc Sec. 161.29 Planned Zoning District (A) Purpose. The intent of the Planned Zoning District is to permit and encourage comprehensively planned developments whose purpose is redevelopment, economic development, cultural enrichment or to provide a single -purpose or mixed -use planned development and to permit the combination of development and zoning review into a simultaneous process.,The rezoning of property to the PZD may be deemed appropriate if the development proposed for.the district can accomplish one or more of the following goals. (1) Flexibility. Providing for flexibility in the distribution of land uses, in the density of development and in other matters typically regulated in zoning districts. (2) Compatibility. Providing for compatibility with the surrounding land uses. (3) Harmony. Providing for an orderly and creative arrangement of land uses that are harmonious and beneficial to the community. (4) Variety. Providing for a variety of housing types, employment opportunities or commercial or industrial services, or any combination thereof, to achieve variety and integration of economic and redevelopment opportunities. (5) No negative impact. Does not have a negative effect upon the future development of the area; (6) Coordination. Permit coordination and planning of the land surrounding the PZD and cooperation between the city and private developers in the urbanization of new lands and in the renewal of existing deteriorating areas. (7) Open space. Provision of more usable and suitably located open space, recreation areas and other common facilities that would not otherwise be required under conventional land development regulations. (8) Natural features. Maximum enhancement and minimal disruption of existing natural features and amenities. (9) General Plan. Comprehensive and innovative planning and design of mixed use yet harmonious developments consistent with the guiding policies of the General Plan. (10) Special Features. Better utilization of sites characterized by special features of geographic location, topography, size or shape. FINDING: As stated in the finding for (B)(1) in the staff report, staff finds that the development accomplishes all of the above mentioned goals. K: IReponsUOO81PC ReporlsV 3July 1418-PZD 08-3006 (Porchscopes_HabimQ.doc (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. FINDINGS: The submitted development plats and Master Development Plan booklets, along with the conditions of approval found applicable and appropriate, are binding with the approval of the requested rezoning. Should the Planning Commission forward this item to the City Council, an ordinance will be drafted for consideration of rezoning this property in accordance with the submittal herein. (C) R — PZD, Residential Planned Zoning District. (1) Purpose and intent. The R-PZD is intended to accommodate mixed -use or clustered residential developments and to accommodate single -use residential developments that are determined to be more appropriate for a PZD application than a general residential rezone. The legislative purposes, intent, and application of this district include, but are not limited to, the following: (a) To encourage a variety and flexibility in land development and land use for predominately residential areas, consistent with the city's City Plan 2025 and the orderly development of the city. (b) To provide a framework within which an effective relationship of different land uses and activities within a single development, or when. considered with abutting parcels of land, can be planned on a total basis. (c) To provide a harmonious relationship with the surrounding development, minimizing such influences as land use incompatibilities, heavy traffic and congestion, and excessive demands on planned and existing public facilities. (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 finds the project proposes a variety of residential building types and a flexibility of land uses that could only be accomplished with PZD application. The development provides a harmonious relationship with surrounding developments while also valuing the natural site features. K:IReporis120081PC Reports13-July /41R-PZD 08-3006 (Porchscapes_Habilat).doc (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) Conditions. In no instanceshall the residential use area be less than fifty-one percent (51%) of the gross leaseable floor area within the development. FINDING: The residential uses on this property are at least 51% of the overall land area within the development. (F) Bulk and area regulations (1) Residential density. Residential densities shall be determined on the basis of the following considerations: (a) The densities of surrounding development; (b) the densities allowed under the current zoning; (c) the urban development goals and other policies of the city's General Plan; (d) the topography and character of the natural environment; and (e) the impact of a given density on the specific site and adjacent properties. FINDING: Surrounding development is comprised of several land uses, including multi- family, two family and rural residential. Therefore, a mixture of housing types is appropriate. Additionally, the city's development goals, future land use plan, and infrastructure for this area supports the type of development proposed. (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 residential structures oriented to the street. Homes are arranged around green spaces, auto courts and shared street plazas. K:1Repor&2008U'C ReporlsU3-July 1418-PZD 08-3006 (Porchscapes_Habitat).doc (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: The maximum building heights are very similar to those found in comparable zoning districts and are therefore found to be appropriate. (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 maximum building areas are higher than those found in comparable zoning districts, but the intent of the development is to provide small home sites to keep home prices down. Clustering the homes on small sites also allows minimal disruption to the floodplain and other natural features of the property, allowing larger spaces to be preserved and utilized by the entire neighborhood. Given the overall concept of the development, the maximum building areas are appropriate. *Required Findings for Rezoning Request. 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 consistent with the land use planning objectives, principles and policies, as evidenced by the number of guiding policies for Residential Neighborhood Areas this proposal meets, as discussed within this report. The proposal for this R-PZD zoning district will accommodate both the future land use plan for residential uses in this area, create a pedestrian friendly environment, and also allow for a variety of housing types, sizes and development pattern, thus providing more choice for more citizens. 2. A determination of whether the proposed zoning is justified and/or needed at the time the rezoning is proposed. FINDING: As discussed herein, the proposed development could not be developed under a conventional zoning district and therefore the rezoning to R-PZD 08-3006 is necessary and justified. K: IReports120081PC Reporist l3July i41R-PZD 08-3006 (Porchscapes_HabitaQ.doc 3. A determination as to whether the proposed zoning would create or appreciably increase traffic danger and congestion. FINDING: Staff finds this proposal will not create or appreciably increase traffic danger and congestion. Comments from the Police Department have been included. 4. A determination as to whether the proposed zoning would alter the population density and thereby undesirably increase the load on public services including schools, water, and sewer facilities. FINDING: Staff does not find that an undesirable increase in load on public services would be created. Fire: The property will be covered by Engine 3 located at 1050 S. Happy Hollow Road. It is 0.6 miles from the station with an anticipated response time of 2 minutes. 5. If there are reasons why the proposed zoning should not be approved in view of considerations under b (1) through (4) above, a determination as to whether the proposed zoning is justified and/or necessitated by peculiar circumstances such as: a. It would be impractical to use the land for any of the uses permitted under its existing zoning classifications; b. There are extenuating circumstances which justify the rezoning even though there are reasons under b (1) through (4) above why the proposed zoning is not desirable. FINDING: N/A K: IReports12008NC Reporlsll3July 1418-PZD 08-3006 (P orchscapes_Habilat).doc e Levper,_, e PC Meeting of July 14, 2008 a. ARKANSAS 113W. Mountain St. ph THE CITY OF FAYETTEVILLE, ARKANSAS 4le,AR7347 2 Telcphone:nc: ( (479) 444-3472 PARKS AND RECREATION DIVISION CORRESPONDENCE To: Fayetteville Planning Commission From: Carole Jones, Interim Urban Forester Date: July 8, 2008 ITEM #: R-PZD 08-3006-: Planned Zoning District (Porchscapes Neighborhood) TREE PRESERVATION PLAN 1. A full Tree Preservation Plan will be required when the development comes through the planning process. This should include but will not be limited to: • A full tree inventory of all significant trees; • Canopy calculations including existing canopy, preserved canopy and removed canopy; • A site analysis report; and • A survey of the location of significant trees and those directly affected by the development. 2. The development should be designed to work around as many existing trees as possible, particularly trees that are not located in existing or proposed utility easements. Mitigation will not likely be supported by staff without detailed supportive information such as an arborist report. 3. Significant trees and canopy found within floodway area high priority for preservation. Groupings of quality trees are also a high priority for preservation. LANDSCAPE REGULATIONS i. Landscape Regulations as defined in Chapter 177 will be required with development plan approval. This shall include but not be limited to street trees, detention facility plantings, adequate greenspace, etc. miffed by ROBERT SH RP JG AND CROSS. The rop contains approximate) 2.65 •oval of a Master Devqlopmc 4y dwelling units andfvariou Public water is availably' to the prop along aine St. Water ill need to to prove a domestic se ice and fire property located NORTt4 4F MAINE ST., is zoned RMF-24, MU TI FAMILY - 24 1 The request is for a for a Residential lat -jities in the Hillsi Hi y. There is a 24' main extended throw h the i Sanitary �ewer is available to the site. sere is a 6" need to b extended t ough the propertat the time existing m in will ne d to be evaluated at the time o The site has kccess t Maine Street and Crd street of suffi 'ent vjidth. Cross is a paved I improvements re r commend along Cross the west side o he roposed alley entrance Land Use, and Devhlol Zoning District wi 23 Overlay District. jliam Sang Ave. andf a 1" y at the time df dev ublic main alon Maine St eet. SeN if development. The capa ity of the development. ie. Maine Street is ½ pave two lane cit; city street that is ex emel narrow. St re from the intersects n w th Nettleship ie Street. Standard improvements and requirements for d)ai4age will be required forhdevelopment. This property is no\affected by the 100 -year flodJplain. will PZD 08-3006: Planned Zoning District (PORCHSCAPES NEIGHBORHOOD, 564): Submitted by MCCLELLAND CONSULTING ENGINEERS for property located at THE SOUTHERN EXTENSION OF ZOLA DRIVE, S OF HUNTSVILLE ROAD. The property is zoned RSF-4, RESIDENTIAL SINGLE FAMILY, 4 UNITS PER ACRE AND RMF-12, RESIDENTIAL TWO AND THREE FAMILY and contains approximately 8.81 acres. The request is for Zoning and Land Use review of a Residential Planned Zoning District with 43 attached and detached single family residential dwelling units. Planner: Jesse Fulcher Public water is available to the property. There is an 8" water main along Seven Hills Drive. Water may need to be extended through the property at the time of development to provide domestic service and fire protection. Sanitary sewer is available to the site. There is an 8" sewer main along the east property line of this project.. Sewer may need to be extended through the property at the time of development. The capacity of the existing main may need to be evaluated at the time of development. The site has access to Seven Hills Drive. Seven Hills Drive is an improved paved two lane city street. Street improvements will be evaluated with the proposed development. Standard improvements and requirements for drainage will be required for the development. This property is affected by the 100 -year floodplain. The City 303 W. of Fayetteville Fire Department Center St. Fayetteville, AR. 72701 Phone (479) 575-8365 Fax (479) 575-0471 To: Dara Sanders, Andrew Garner, Jeremy Pate, and Jesse Fulcher From: David Williams, Battalion Chief Date: July 9, 2008 Re: PZD 08-3006: Planned Zoning District (PORCHSCAPES NEIGHBORHOOD, 564): Submitted by MCCLELLAND CONSULTING ENGINEERS for property located at THE SOUTHERN EXTENSION OF ZOLA DRIVE, S OF HUNTSVILLE ROAD. The property is zoned RSF-4, RESIDENTIAL SINGLE FAMILY, 4 UNITS PER ACRE AND RMF-12, RESIDENTIAL TWO AND THREE FAMILY and contains approximately 8.81 acres. The request is for Zoning and Land Use review of a Residential Planned Zoning District with 43 attached and detached single family residential dwelling units. This development will be protected by Ladder 3 located at 1050 S. Happy Hollow Rd. It is 0.6 miles from the station with an anticipated response time of 2 minutes to the beginning of the development. The Fire Department anticipates 7 (5 EMS — 2 Fire/Other) calls for service each year after the development is completed and maximum build -out has occurred. Typically, this type of development usually takes 12 — 18 months, after the development is started, before maximum build -out occurs. The Fayetteville Fire Department does not feel this development will affect our calls for service or our response times. Measured hydrant flow in this area is .> gallons per minute. If you have any questions please me. David Williams David Williams Fire Marshal Fayetteville Fire Department Honor, Commitment, Courage; Our people make the difference! From: Brian Pugh To: Fulcher, Jesse Date: 7/9/2008 10:52 AM Subject: Re: Porchscapes Yes, after reviewing this with Carrol and Ronnie it won't be feasible for us to use residential service. Please add the following comments for us: Solid Waste vehicles are too large to access this development for residential trash and recycling collection. Solid Waste does not have smaller vehicles to access this development. Current vehicles compromise the safety aspect highlighted with the development. Solid Waste recommends either dumpster or compactor collection for trash. Please contact Solid Waste to set up a meeting to discuss collection procedures. Brian Brian Pugh Waste Reduction Coordinator Fayetteville Solid Waste and Recycling 479-718-7685 479-444-3478 Fax >>> Jesse Fuldier 7/9/2008 10:03 AM >>> Brian, Are there any comments that I need to add to the staff report for this project? I will finishing it today for the Planning Commission meeting on Monday. Thanks, Jesse RESOLUTION NO. u4s A RESOLUTION TO GRANT A VARIANCE FROM THE PARKLAND DEDICATION REQUIREMENT, IN ACCORDANCE WITH §156.03(B) OF THE UNIFIED DEVELOPMENT CODE FOR THE HABITAT FOR HUMANITY LOW IMPACT DEVELOPMENT (LID) DEMONSTRATION PROJECT; AND DESIGNATING THE THREE AND ONE-HALF ACRES ADJACENT TO THE PROJECT AS A CITY PARK WHEREAS, Habitat for Humanity is a non profit organization dedicated to providing affordable single-family owner -occupied housing in Fayetteville; and WIIEREAS, The City of Fayetteville has enter into a contract to sell approximately 8.8 acres to Habitat for Humanity to design this project as a LID demonstration subdivision along with approximately a three and one-half acre City park adjacent to the project; and WHEREAS, The University of Arkansas Community Design Center will provide planning and design services through an EPA grant to restore the existing open ditch to a functioning more natural stream. NOW, THEREFORE, BE IT RESOLVED BY THE CITY COUNCIL OF THE CITY OF FAYETTEVILLE, ARKANSAS: Section 1: That the City Council of the City of Fayetteville, Arkansas, determines that granting the variance to the parkland dedication requirement serves the public interest and is beneficial to the City as a whole, and hereby grants such variance in accordance with § 156.03 (B) of the Unified Development Code. - Section 2: That the City Council of the City of Fayetteville, Arkansas, designates the three and one-half acres adjacent to the project ^ n.J PASSED and APPROVED this 15t° d APPROVED: Applicant's Supplemental Materials -Shared Street Principles- APPENDIX "A" Shared Street Principles: From Corridors to Rooms "Traffic in residential streets is governed to a large extent, by the degree to which residents have psychologically retreated from their street." David Engwicht, Mental Speed Bumps: The Smarter Way to Tame Traffic Pioneered more than 30 years ago in the Netherlands, shared streets are integrated systems that combine social uses of streets with local traffic throughways. Essentially designed as a park or urban room, streets combine landscaped pedestrian gathering areas, playgrounds, walkways, and parking with traffic. right-of-ways. Much like a square or plaza, traffic is never isolated from the social world. In the effort to naturally calm traffic, street geometries favor meandering flow patterns over straight corridors. The goal of the shared street is to reclaim pedestrian activity in residential contexts warranting traffic speeds under 17 mph. "The same design principles that make a great room make a great street"; states David Engwicht, innovator in street design. 1. Streets are designed as spatial systems or rooms defined by building edges and landscapes to naturally calm vehicular movement without compromising traffic carrying capacity (thus not an anti -car policy). Physical design productively influences traffic speed where regulatory means like signs, bumps, humps, tables, and line markings fail. 2. Shared streets have a remarkable record of safety. Motorists are capable of maintaining intimate eye contact with pedestrians at speeds up to 17 mph. An exemplary local model of a mixed -modal street is the Fayetteville town square where motorists behave as social beings. 3. The shared street is a rare street type that functions as an environmental asset rather than a liability. Since the entire street is considered to be a pedestrian room, the ground surface is flush and without curbs to separate pedestrian walks from traffic corridors. Shared streets readily accommodate rain water gardens and other LID technologies into their "green" right-of-ways. 4. The benchmarks for evaluating shared streets are not measured solely in terms of traffic carrying capacity but also in terms of social activity, noise, pollution, pedestrianization, and aesthetics. For additional information on the shared street, see the following attached articles. Shared Street Diagram Bibliography Michael Southworth and (ran Ben -Joseph. "The Shared Street Concept", Streets and the Shaping of Towns and Cities, New York: McGraw-Hill, 1997, pp 109-118. David Engwicht. Mental Speed Bumps: The Smarter Way to Tame Traffic, Annandale, Australia: Envirobook, 2005. Woonerf, Royal Dutch Touring Club ANWB, Traffic Department (BA The Hague: Post Box 932000. 2509). Stephen Kellert, Judith Heeragen, Martin Mador. Siophilic Design: The Theory, Science and Practice of Bringing Buildings to Life, New York: John Wiley & Sons, 2008. Tom McNichol, "Roads Gone Wild", Wired, December, 2004, pp 108-110. Porchscapes — A Low Impact Development Neighborhood for Habitat for Humanity 27 itl k,. Y. I� A•1 Yx r N f � LF YyY �Yi Sr. � .�+I. Hans Monderman is a traffic engineer who hates traffic signs. Oh, he can put up with the well -placed speed limit placard or a dangerous curve warning on a major highway, but Monderman considers most signs to be not only annoying but downright dangerous. To him, they axe an admission of failure, a sign - literally - that a road designer somewhere hasn't done his job. "The trouble with traffic engineers is that when there's a problem with a road, they always try to add something," Monderman says. "To my mind, it's much better to remove things." Monderman is one of the leaders of a new breed of traffic engi- neer - equal parts urban designer, social scientist, civil engineer, and psychologist. The approach is radically counterintuitive: Build roads that seem dangerous, and they'll be safer. Monderman and I are tooling around the rural two-lane roads of northern Holland, where he works as a road designer. He wants to show me a favorite intersection he designed. It's a busy junction that doesn't contain a single traffic signal, road sign, or directional marker, an approach that turns eight decades of traditional traffic thinking on its head. Wearing a striped tie and crisp blue blazer with shiny gold buttons, Monderman looks like the sort of stout, reliable fellow you'd see on a package of pipe tobacco. He's worked as a civil engineer and traffic specialist for more than 30 years and, for a time, ran his own driving school. Droll and reserved, he's easy to underestimate - but his ideas on road design, safety, and city planning are being adopted from Scandinavia to the Sunshine State. Riding in his green Saab, we glide into Drachten, a l7thcentury village that has grown into a bustling town of more than 40,000. We iss by the performing arts center, and suddenly, there it is: the Intersection. It's the confluence of two busy two-lane roads that handle 20,000 cars a day, plus thousands of bicyclists and pedestrians. Sev- eral years ago, Monderman ripped out all the traditional instruments used by traffic engineers to influence driver behavior - traffic lghts, road markings, and some pedestrian crossings - and in their place created a roundabout, or traffic circle. The circle is remarkable for what it doesn't contain: signs or signals telling drivers how fast to go, who has the right-of-way, or how to behave. There am no lane markers or curbs separating street and sidewalk, so it% unclear exactly where the car zone ends and the pedestrian zone begins. lb an approaching driver, the intersection is utterly ambiguous - and that's the point. Monderman and I stand in silence by the side of the road a few minutes, watching the stream of motorists, cyclists, and pedestrians make their way through the circle, a giant concrete mixing bowl of transport. Somehow it all works. The drivers slow to gauge the intentions of crossing bicyclists and walkers. Negotiations over right- of-way are made through fleeting eye contact. Remarkably, traffic moves smoothly around the circle with hardly a brake screeching, horn honking, or obscene gesture. "I love it!" Monderman says at last. "Pedestrians and cyclists used to avoid this place, but now, as you see, the cars look out for the cyclists, the cyclists look out for ?:3:,1ML A^T The heigI ountain indicates how he intersection is. iit the pedestrians, and everyone looks out for each other. You can't expect traffic signs and street markings to encourage that sort of behavior.You have to build it into the design of the road." It's no surprise that the Dutch, a people renowned for social experimentation in practically every facet of life, have embraced new ideas in traffic management. But variations of Monderman's less -is -more approach to traffic engineering are spreading around the globe, showing up in Austria, Denmark, France, Germany, Spain, Sweden, the UK, and the US. In Denmark, the town of Christianfield stripped the traffic signs and signals from its major intersection and cut the number of seri- ous or fatal accidents a year from three to zero. In England, towns in Suffolk and Wiltshire have removed lane lines from secondary roads in an effort to slow traffic - experts call it "psychological traffic calming" A dozen other towns in the UK are looking to do the same. A study of center -line removal in Wiltshire, conducted by the Transport Research Laboratory, a UK transportation consultancy, found that drivers with no center line to guide them drove more safely and had a 35 percent decrease in the number of accidents. In the US, traffic engineers are beginning to rethink the dictum that the car is king and pedestrians are well advised to get the hell off the road. In West Palm Beach, Florida, planners have redesigned several major streets, removing traffic signals and turn lanes, nar- rowing the roadbed, and bringing people and cars into much closer b SidewalC aaed k t \ OQ -o .ta Npl.. ♦� Fudn,,g • O Cale Q Cale S,dw. dk No raised curb Road ' F U. I i•g04.10e contact. The result: slower traffic, fewer accidents, shorter trip times. "I think the future of transportation in our cities is slowing down the roads,' says Ian Lockwood, the transportation manager for West Palm Beach during the project and now a transportation and design consultant. "When you try to speed things up, the system tends to fail, and then you're stuck with a design that moves traffic ineffi- ciently and is hostile to pedestrians and human exchange." The common thread in the new approach to traffic engineering is a recognition that the way you build a road affects far more than the movement of vehicles. It determines how drivers behave on it, whether pedestrians feel safe to walk alongside it, what kinds of businesses and housing spring up along it. "A wide road with a lot of signs is telling a story," Monderman says. "Its saying, go ahead, don't worry, go as fast as you want, there's no need to pay attention to your surroundings. And that's a very dangerous message." We drive onto another project Monderman designed, this one in the nearby village of Oosterwolde. What was once a conventional road junction with traffic lights has been turned into something resembling a'public square that mixes cars, pedestrians, and cyclists. About 8,000 cars pass through the square each day, with no serious accidents since the redesign in 1999 "To my mind, there is one crucial test of a design such as this," Monderman says. "Here, I will show you." With that, Monderman tucks his hands behind his back and begins to walk into the square - backward - straight into traffic, without being able to see oncoming vehicles. A stream of motorists, bicyclists, and pedestrians ease around him, instinctively yielding to a man with the courage of his convictions. From the beginning, a central premise guiding American road design was that driving and walking were utterly incompatible modes of transport, and that the two should be segregated as much as possible. The planned suburban community of Radburn, New Jersey, founded in 1929 as "a town for the motor age;' took the segregation principle to its logical extreme. Radburn's key design element was the strict separation of vehicles and people; cars were afforded their own gen- erously proportioned network, while pedestrians were tucked safely away in residential 'super blocks;' which often terminated in quiet cut de sacs. Parents could let kids walk to (he local school without fearing that they might be mowed down in the street. Radburn quickly became a template for other communities in the US and Britain, and many of its underlying assumptions were written directly into traffic codes. The psychology of driver behavior was largely unknown, Traffic engineers viewed vehicle movement the same way a hydraulics engineer approaches water moving through a pipe - to increase the flow, all you have to do is make the pipe fatter. Roads became wider and more "forgiving" - roadside trees were cut down and other landscape elements removed in an effort to decrease fatali- ties. Road signs, rather than road architecture, became the chief way to enforce behavior. Pedestrians, meanwhile, were kept out of the traffic network entirely or limited to defined crossing points. The strict segregation of cars and people turned out to have unin- tended consequences on towns and cities. Wide roads sliced through residential areas, dividing neighborhoods, discouraging pedestrian activity, and destroying the human scale of the urban environment. The old ways of traffic engineering - build it bigger, wider, faster - aren't going to disappear overnight. But one look at West Palm Beach suggests an evolution is under way. When the city 01 82,000 went ahead with its plan to convert several wide thoroughfares into narrow two-way streets, traffic slowed so much that people felt it was safe to walk there. The increase in pedestrian traffic attracted new shops and apartment buildings. Property values along Clematis Street, one of the town's main drags, have more than doubled since'it was recon- figured. "In West Palm, people were just fed up with the way things were, and sometimes, that's what it takes, `says Lockwood, the town's former transportation manager. "What we really need is a complete paradigm shift in traffic engineering and city planning to break away from the conventional ideas that have got us in this mess. Them's still this notion that we should build big roads everywhere because the car represents personal (reedom. Well, that's bullshit. The truth is that most people are prisoners of their cars." Today some of the most car -oriented areas in the US are rethinkinc their approaches to traffic, mainly because they have little choice. "The old way doesn't work anymore," says Gary Toth, director of project planning and development for the New Jersey Department etTransportation. The 2004 Urban Mobility Report, published by the respected Texas Transportation Institute, shows that traffic con- gestion is growing across the nation in towns and cities of all sizes. The study's conclusion; It's only going to get worse. Instead of widening congested highways, New Jersey's DOT is urging neighboring or contiguous towns to connect their secondary streets and add smaller centers of development, creating a series of linked minivillages with narrow roads, rather than wide, car -choked highways strewn with malls. "The cities that continue on their con- ventional path with traffic and land use will harm themselves, because people with a choice will leave,' says Lockwood. "They'll go to places where the quality of life is better, where there's more human exchange, where the city isn't just designed for cars. The economy is going to follow the creative class, and they want to live it areas that have a sense of place. Thai's why these new ideas have to catch on The folly of traditional traffic engineering is all around us." Back in Holland, Monderman is fighting his own battle against the folly of tkaditional traffic engineering, one sign at a time. "Every road tells a story," Monderman says. "It's just that so many of our roads tell the story poorly, or tell the wrong story:' As the new approach to traffic begins to take hold in the US, the road ahead, is unmarked and ambiguous. Hans Monderman couldn't be happier a a a Contributing editor Tom McNichol Imcnichol@pacbell.net) wrote about bowling in issue 12.09. t 10. 1212004 • WIRED 5T it rF.TOR LI \' 1?iG One of the most intriguing design innovations of the last twenty years has been the shared street or integration concept for residential streets. That the street is properly a physical and social part of the living environment, and is used simultaneously for vehicular movement, social contacts, and civic activ- ities, has long been argued by many authors including Kevin Lynch, Donald Appleyard, Jane Jacobs, j. B. Jackson, and William \Whyte. However, these characteristics of traditional European and American streets, though still found in many neighborhoods of American inner cities, have long disap- peared from contemporary American suburbs. Yet in suburbs of European and other foreign cities a major shift in residential street design has occurred. In countries such as The Netherlands, Germany, England, Australia, Japan, and Israel, the integration of traffic and residential activity in the same space is a concept that has stimulated new design configurations that increase social interaction and safety on the street and promote pedestrian movement.'"-" The underlying concept of the shared street system is one of integration, with an emphasis on the community and the residential user. Pedestrians, children at play, bicyclists, parked cars, and moving cars all share the same street space. Even though it seems these use,; conflict with each other, the physical design is such that drivers are placed in an inferior position. Such conditions areactually much safer for the pedestrian than in common resi- dential street layouts. By redesigning the physical aspects of the street, the social and physical public domain of the pedestrian is reclaimed. Since this "emancipation" of the pedestrian environment is done with full integration of vehicular traffic, it is not an anricar policy. The shared street concept gained popularity in Europe and has been applied in several countries, most notably in The Netherlands where it was first developed and executed. Its philosophical roots can be found in a 1963 report published in England by Colin Buchanan and the Traffic in Towns ream." in 1959 the Ministry of Transportation commissioned Buchanan to investigate the issue of improving urban transport.`- This was to be done "both in terms of reducing congestion and to come to terms with the car.' Buchanan, a road engineer as well as an architect, brought to the ream an innovative point of view. I -1e was able to see the conflict between providing for THE SHARED STREET CONCEPT. 109 CHAPTER FIVE In the shared street or woonerf,, pedestrians and vehicles share the same space, which is designed to slow traffic and to support play and social uses. Since motorists sense they are intruding into a pedestrian zone, they drive more cautiously and accident rates decline. (0 Eran Hen -Joseph) ,fIj -----Ja ______ $ I Typical plan of a shared street Olin Sm I 1, o, �g I. 1. Clearly marked entry 2. Sitting area/bench 3. Bend in driving lane 4. Parking space 5. Varied paving materials 6. No continuous curb 7. Chockers/planling beds 8. Typical Right -of -Way easy traffic flow and the destruction of the residential and architectural fabric of the street. In the context of the prevailing philosophy of the late 1950s and early 1960s this was a unique, if not revolutionary, approach. The team came up with a technique for evaluating and restructuring the urban traffic system by creating specific zones, which they called environmental areas or urban rooms. These were to be of a different character from typical streets, with traf- fic levels that would vary according to their functions. Streets would nor only 1.10 S rnrt'Ts roit I .ivI C. be evaluated in rerms of theircapacity to carry traffic, but also environmental quality as measured by noise, pollution, social activity, pedestrianization, and visual aesthetics. This criterion of environmental capacity would then be used in setting standards and limitations." Thus, certain environmental areas would segregate traffic and pedesnrianscompletely, while others would allow pedestrians and vehicles to mix safely in the street. The public domain would be reclaimed for pedestrians by redesigning the physical aspects of the street. In the beginning the concepts of "traffic integration" and "traffic calm- ing" in the environmental capacity zones were nor well received by the British policymakers, since they seemed to run counter to the major governmental policies of promoting economic development through road construction and railway improvements. However, the report surfaced again in the late 1970s and provided its major impact when the British Government combined two departments, the Ministry of Transport and the Ministry of Housing and Local Government, into the new Department of the Environment.'° This was the first arrempt to address both land use issues and transportation planning as a single entity, yet physical changes were slow to appear. Interestingly, the Traffic in Town_ report had much more impact in conti- nental Europe. German and Dutch planners enthusiastically adopted the ideas and many still refer to Buchanan as the "father of traffic calming." in The Netherlands, Buchanan's theoretical concepts inspired Nick De Boer, professor of urban planning at Delft University of Technology and the University of Emmen. Trying to overcome the contradiction between streets as places for children's play, as well as car use, he saw in Buchanan's concept of coexistence a possible solution. He designed streets so that motorists \ J `A•C:C•4e ••�!�•���f l�i�'•�K4�.ip•���������!y ����':�4 `:�'.t-••j•'4:: •••!irt••YsVi•.`f•N•••�r I r. r • 1 • • t ,,,,- _`may. ..�. 1 .S 1 Shared Street Sections: shared street and typical street. (® Eran Ben -Joseph) 111 1 CHAPTER FIVE 1 Shared streets have been successful in many countries, including the Netherlands (a), Israel (h), and Tokyo (c). (a: ® Tien Pharoah; b: ® Eran Ben -Joseph; c: The Wheel Extended) I would feel as if they were driving in a "garden" setting, forcing drivers to consider other road users. De Boer renamed the street a woonerf, or "resi- dential yard." At the same time, in 1969 the Municipality of Delft, which was considering redesigning and upgrading road surfaces in inner-city locations, decided to implement De Boer's ideas in sortie of the lower -income neighbor- hoods where more child play areas were urgently needed, but which lacked play sites. With resident participation, the design integrated sidewalks and roadways into one surface, creating the impression of a yard. Trees, bench- es, and small front gardens further enhanced the space.'°•'-' The Delft experience was a success and the woonerf concept spread throughout The Netherlands in the form of guidelines and regulations. The first set of minimum design standards and traffic regulations for the woonerf 112 STREETS FOR LIVING was adopted and legalized by the Dutch government in 1976. A brief excerpt from the Traffic Regulations for the Woonerf,z'- translated from Dutch, illus- trates their innovative and rigorous nature: • Article 88a RVV Pedestrians may use the full width of the highway within an area defined as a "Woonerf '; playing on the roadway is also permitted. • Article 88b RVV Drivers within a "Wooner, ' may not drive faster than at a walking pace. They must make allowance for the possible presence of pedes- trians, including children at play, unmarked objects and irregularities in the road surface, and the alignment of the roadway. 113 1 1 1 1 i 1 i I / CHAPTER FIVE These regulations were the basis of the guidelines for shared streets adopt- ed shortly thereafter in many other countries: in Germany in 1976, in England, Sweden, and Denmark in 1977, in France and Japan in 1979, in Israel in 1981, and in Switzerland in 1982. By 1990 over 3,500 shared streets had been constructed in The Netherlands and Germany, more than 300 in Japan, and 600 in Israel. In some new residential areas the concept was so popular that it became the major type of street In each country it is called by a different name: wohnstra f?en, or living street, in Germany; shared street or mixed court in England; community doro, or community street, in Japan; and rehov meshulav, or integrated street, in Israel. Today, unified street sys- tem is a global term that encompasses the basic ideas represented by the b original woonerf.13-'° Design Characteristics of Shared Streets Shared streets integrate pedestrian activity and vehicular movement on one shared surface. In this approach the street has first and foremost the func- tions of a residence, a playground, and a meeting area. It has the additional functions of carrying access traffic and providing parking spaces, but is not designed for intentional through traffic. The unified street system is fully adaptable to any residential street setting and to various physical shapes. Looking at the evolution of the form since its inception, several design char- acteristics are typical: • It is a residential, public space. • Through traffic is discouraged. • Paved space is shared by pedestrians and cars, with pedestrians hav- ing priority over the entire street. Walking and playing are allowed everywhere. • It can be a single street, a square (or other form), or a combination of connected spaces. • Its entrances are clearly marked. • There are no conventional, straight stretches of pavement with raised curbs, and the pavement (carriageway) and sidewalk (footway) are not rigidly demarcated. • Car speed and movement are restricted by physical barriers and devi- ations, bends, and undulations. • Residents have automobile access to their dwelling fronts. • The area has extensive landscaping and street furnishings. Typically the entire right-of-way is paved in the same way, often with a special paving texture such as brick or stone. Elimination of curb and grade changes creates a continuous surface and enhances the sense of continuous 114 STREETS FOR LIVING 1 I 1 1 space. Even when a curb is needed for drainage purposes, the same paving material usually covers the entire space. Such features have a powerful effect on drivers. Without the familiar two -curb lines and an asphalt roadway, dri- vers tend to slow down. A "restrictive" approach, on the other hand, can use any number of devices to intimidate drivers so that they are inclined to slow down: tight curves, narrow pavements, natural obstacles such as trees or .rocks, visual cues such as pavement color, and rough pavements. Directional changes and the placement of planting beds provide further driver inhibition. Drivers must negotiate and pass through narrow sections of roadway which are just over 11 feet (3.3 m) wide, allowing the passage of one car at a time in a two-way traffic situation (the width might vary to allow clear passage for local service vehicles). The traveled route shifts from side to side every 125 feet (40 m), discouraging speed buildup. Planting beds are laid out in a man- ner that does not obstruct the passing of large emergency vehicles; they are usually low -12 inches (30 cm) high —and are made from durable materials. Their height and material allow large vehicles, such as a hook-and-ladder firetruck, to drive over them in case of an emergency; they do not hinder the opening of car doors and can provide informal seating. Parking design follows a variety of patterns. In some configurations spaces are clustered together in groups of no more than six spaces and are at a right angle to traffic. This layout demands more attention from the driver and can be better used by children when the spaces are empty. Other patterns provide parking spaces near dwelling entrances. Such schemes satisfy residents' desires to park as close as possible to their homes. Parking is not a hindrance to the aesthetic quality of the street. In many designs parking spaces are not clearly marked. The early practices of marking parking areas with signs and paving have been replaced by physical elements; planting beds, street furni-, ture, and trees define the spaces where parked cars can fit. While visually the street is perceived as one coherent unit, the underlying physical structure con- trols driver conduct in through movements and parking. Although most of these physical characteristics apply to a linear street lay- out, the unified street principles can be applied to any configuration. In 1974 the concept of shared streets was introduced in Britain for new develop- ments. By allowing clusters of houses to be accessed by pedestrians and drivers through a shared undemarcated surface, designers were able to devel- op new urban forms. With favorable reaction from residents, the British Department of the Environment and the Department of Transportation pub- lished a set of guidelines for shared surface design in 1977." Recently, new town developments in Japan and Israel have incorporated the unified street concept as a basic design layout, as well. In these developments most resi- dential streets are shared spaces branching off a main collector. Both pedestrians and drivers reach the clusters of houses across a shared unde- marcated surface. This arrangement has freed designers to develop new spatial patterns, unconstrained by the regularity of linear streets. 115 CHAPTER FIVE The Social Bene fits A study of shared streets in Germany before and after conver- sion revealed that shared streets attracted more play activity, and p more complex activity, without adult supervision, than regular streets before conversion. (Eubank) Shared. streets establish a social milieu and make the street a mixed -use pub- lic domain as it was prior to mass ownership of the automobile. More than transportation channels, streets are places suited for pedestrian interaction, where people choose to pause and socialize. They are especially supportive of children's activities, providing more play options and social contact with- in a safe home -base territory. Residents of shared streets tend to view the street as an extension of their personal space and often maintain and land- scape the planting beds near their homes. Research indicates that as people spend more time on the street, the chances for social interaction also increase. This is particularly true for children's play. A study of two woonerven in Hanover, Germany before and after conversion revealed that street redesign led to a 20 percent increase in play activity, as well as a greater variety of activities. Children stayed longer, and without adult supervision, and play became more complex. Games requiring more space and the use of bicycles and toy vehicles also increased. Most notable was the shift in play location: from narrow street sidewalks to the woonerfs entire width, including the for- mer traffic lane." Similar studies in Japan report that 90 percent of those surveyed said the shared street was for people's use rather than for automobile use; 67 percent said that their children played in the street and that it was considered a safe. place to play. People expressed great satisfaction with a street space that could be used for more than one purpose, and with the fact that children could play throughout, not just in the play lots or sidewalks. A majority of the residents (66 percent) felt that the shared street encouraged social inter- action and conversation between neighbors." s �� it it�ll Il i IqIlullIlIll -- 9hRIIIWII. Gltlll:t i IIfifti! �tlr�trr[r`�� 1011.11111tnntntu. lieu L �_ 1GI =_ flllllnu ._ • , I. s_ _ uewN '�'°.- ----. -S ...- .........................- ` :rr≥3war: �,u'.►t' �'n�¢,Qenr4? 7Wni nrWiurrq -. -.--.-- ivnnua unlnaiem nurili ntlutfll10lf.' = I nunm ifrunu 1ui = ISIft U = Ii III 116 STREETS FOR LIVING Surveys in Israel also showed that shared streets foster encounters and communication between neighbors. Most residents preferred a dead-end street (cul-de-sac) to a through one-way street, indicating that a dead-end street improved the environment and safety of their neighborhood. The majority of the children (81 percent) played in the street every day, using it as their main play zone. Between 88 and 100 percent of the residents said they were willing to maintain the public planting beds within the streets, and almost 50 percent said they were actually doing so."•'s A nationwide study in The Netherlands indicates that residents' attitudes toward shared streets are strongly influenced by the level of satisfaction with the design and social performance of the public spaces, rather than by the functioning of the traffic system."-" Moreover, residents are willing to accept restraints on traffic and driving in order to improve their social and residen- tial environment. The surveys found that mothers, as well as children, consider the shared street safer than an ordinary street. It is also clear that the amount of knowledge one has about shared streets directly corresponds with attitudes toward them. Thus, opposition to implementation is mainly corre- lated with general lack of knowledge about the shared street concept. Safety Even though it might seem that vehicular traffic and pedestrians would be in conflict, the physical design of shared streets actually subordinates the traf- fic, a situation that is much safer for the pedestrian than the usual street layout. In terms of safety, studies in Germany, Denmark, Japan, and Israel Shared streets make the street space a mixed -use public domain for a variety of activities like playing, talking, relaxing, watching, or gar- dening. (0 Eran Ben -Joseph) 117 CHAPTER FIVE show that there are over 20 percent fewer accidents in shared streets and over 50 percent fewer severe accidents compared with standard residential streets. The groups that benefit the most are pedestrians, children, and cyclists.38, 39 The most prevalent traffic accidents on standard residential streets are child - related accidents. According to a study in England, half of all road accidents with children under five occur within 100 meters of their homes. The same survey showed that very few such accidents occur on streets with restrictive devices and shared surfaces or cul-de-sac design.4O The suggestion often encountered, that safety improvements in one area increase the accidents in neighboring areas, was not proven. Interestingly, the safety results in Europe and in Asia appear to be similar."" Another promising finding showed a reduction of vehicle trips of up to 14 percent!° The performance of pavement types was studied in Japan; fewer traffic accidents and safer driving were found when interlocking pavers were used. The use of different colors and the vibrations of the blocks make dri- vers slow down, in addition to reducing the distance required for a complete stop when compared with asphalt paving.51 These results are contrary to the logic of most road engineering. What is the explanation? The shared street layout establishes a pedestrian orientation by giving pedestrians primary rights; the driver is the intruder and is forced to realize he/she is entering a zone where the pedestrian has preeminent priv- ileges. The motorist then recognizes the probability of sudden conflicts and exercises particular caution. This combination of an alerted driver and low vehicle speed substantially reduce the likelihood of a serious accident; the maximum speed in a shared street was recorded at 13.5 mph (21.8 kph)." PORCHSCAPES NEIGHBORHOOD One Mile View mWAT RS4 RPID R�4 _ MSC iR�2S➢oN Jr j CPZD _ RSF- RSF-1� RSFJ �R 7 e ' [ EfIF r"f. �RMF v`5 ?y I Z�G 44RSFd F ON R -0 nSGlMS1, n - i 1 �1 � �V MSC K;G � vi L g SPn, LLNK ��1�NNiWW1nu a X44 4}f LFip i. 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Legend Boundary Subject Property i-� Planning Area RPZD08-3006 Overlay District Outside City --- - Legend Hillside -Hilltop O erlay District 0 0.25 0.5 1 M les Porchscapes: A Low Impact Development Neighborhood for Habitat for Humanity s' rC McCLELLAND Habitat VW1VIHITT or eu ANSAI kt CONSULTING UAS for Humanity' COAIMUNITY D151GN CENTER ••� ENGINEERS, INC. i... 11 -9 pWpb A. Current Ownership Information: Parcel # 765-15079-001 8.818 Acres Habitat for Humanity of Washington County 419 W. Rock Street Fayetteville, AR 72701 Ph. (479) 575-9696 B. Summary description of the scope, nature, and intent of the proposal: The 43 -unit residential project, south of Seven Hills Homeless Center, is a demonstration Low Impact Development (LID) sponsored by the U.S. Environmental Protection Agency (USEPA) and the Arkansas Natural Resources Commission for Habitat for Humanity of Washington County. LID is an ecological storm water management approach that sustains a site's predevelopment hydrologic regime as it undergoes development. Different from the conventional hard engineered solution, which uses the street to transport runoff elsewhere, LID technologies use the natural "carrying capacity" of the landscape to infiltrate, filter, store, and evaporate urban storm water runoff close to its source. The planning and policy objective is to build a demonstration project following Leadership in Energy and Environmental Design for Neighborhood Development (LEED-ND) criteria, a pilot certification program of the U.S. Green Building Council (USGBC). Porchscapes is one of 238 projects selected internationally to participate in the LEED-ND pilot program, and a Low Impact Development (LID) project being sponsored under the USEPA's Section 319 Program for Nonpoint Source Pollution. The project goal is to provide an affordable 8.8 -acre housing development for Habitat for Humanity with projected housing construction costs of $60 per square foot. The challenge is to create a high -value development that solves for the triple bottom line (social -economic -environmental) on a challenging green field site from modest one-story, single-family houses. Planning begins with a Green Neighborhood Transect, enhancing connections among the porch, yard, street, and open space. Neighborhoods are developed as landscaped sub -watersheds to localize treatment of storm water runoff. These LID landscapes offer a unique neighborhood aesthetic, allowing low-income property owners additional equity appreciation in their home investments. This development model embeds ecological metrics into planning, land -use policy, and infrastructural design, offering an exemplary template for all market grades of housing. C. General Project Concept: (1) Street and Lot Layout: (Image 1) The entrance to the proposed neighborhood extends Seven Hills Drive south of Huntsville road. The general concept for this linear site arranges lots around a string of successive auto courts and shared street plazas. Porchscapes — A Low Impact Development Neighborhood for Habitat for Humanity 2 (see Appendix "A" for information on shared street plazas) The shared street configurations transform the street into a park, providing pedestrian facilities that create a safer street for children and pedestrian activity. Street extensions are planned for connections to future developments to the south and west. The connection to the south, for now, will be an emergency access easement to 15th Street, provided and maintained by Habitat for Humanity, and constructed to meet emergency response vehicle requirements. All lots front the street, shared street plazas, or public green spaces. (2) Site Plan Showing Proposed Improvements: Illustrated on the Master Development Plan and Image 1. (3) Buffer Areas: The proposal designates one hundred foot buffer areas around two small delineated wetlands. The first wetland is a farm pond along the eastern site boundary. The second wetland is a sink hole located along the southern boundary line. These buffers are illustrated on the Master Development Plan. (4) Tree Preservation Areas: Trees to be preserved include trees located in the farm pond fringe wetland, the legacy pecan tree on the south side of the property, and significant trees located in the existing drainage ditches along the east and northwest sides of the property. Trees to be preserved are illustrated on the Master Development plan and shall be in accordance with Section 167 of the Unified Development Code. Image I - Site Plan Porchscapes — A Low Impact Development Neighborhood for Habitat for Humanity 3 (5) Storm Water Detention Areas and Drainage: Storm water management shall be in compliance with Chapter 170 of the Unified Development Code. As a Low Impact Development (LID), storm water runoff will be managed in localized treatment facilities located in the shared street plazas and adjacent to the roads (Image 2). These facilities or Best Management Practices (BMP) are connected, creating an ecologically - based water treatment train. This follows the intent of the Unified Development Code to prevent the increase in magnitude and frequency of storm water runoff while controlling soil erosion and stream sedimentation. Proposed BMPs include bioswales, infiltration trenches, sediment traps, tree box filters, and permeable paving (Image 3). Excess storm water runoff for design flows (2, 10, and 100 year 24 - hour events) that is not infiltrated or evapotranspirated on site will be directed to a wildgrass retention meadow on the adjacent 3.6 -acre park to the east of the site. The storm water will be treated through a diverse and native wetland plant community, resulting in discharge cleaner than that from a traditional pipe -and -pond system, which simply stores water. This "productive landscape" will increase biodiversity and provide a novel and desirable neighborhood aesthetic. The project goal is to increase the level of ecological serves typically offered in neighborhood development. The Property Owner's Association covenants will govern the maintenance of all BMP's. Image 2 —Storm Water Retentic•., Porchscapes — A Low Impact Development Neighborhood for Habitat for Humanity 4 'Up to 47 percent of surface polWMs an be removed in the first 15 rmubs of a storm event mdudrng pesticides. lel''hZers anp p.yolcal'v denved Td le^an Ail .y.' P':.-: cJ'tar"c Ina', rait. lip ctn n alp' 'dnnn nu leases uVlrortlnlbec tot yo'eAanl Ip metal and dnenualmn of now velocity G1a1$email Iswate Sown b Sur,w_aN Sean Gust/ 6 wet meadow 1 r, I 1' S eloswales C lr. � lowII ulc 11 1'9 1 treebox liner f ♦•.1'.I I' ti ✓ I. cnaMd Rowe: pueldss a p-T.w le acid.. wtti idsn @b.mn a.bmwaler :E Image 3 -Low Impact Development Best Management Practices (6) Undisturbed Natural Areas: The areas delineated as wetlands and the majority of their 100' buffers will remain as undisturbed natural areas as illustrated in the Master Development plan. (7) Existing and Proposed Utility Connections and Extensions: Water service is planned to extend from an existing 8" main located on the Seven Hills development west of Seven Hills Drive. The project will continue this 8" main southward, loop through the proposed neighborhood, and terminate into an existing 8" main on the north side of Shenandoah Mobile Home Park. A sanitary sewer main currently traverses the western edge of the Seven Hills Drive right-of-way, running southward, and turns eastward through the project's site, abutting the park land. This 8" sewer main connects to another 8" main, which runs north -south along the park land's eastern boundary. Sewer service for the project is planned with 8" main extensions through the neighborhood, terminating in an existing manhole on the southwest corner of the American Legion Ball Park. Porchscapes - A Low Impact Development Neighborhood for Habitat for Humanity 5 HOUSE PORCH LAWN`st.'FF T SPACE magnify the create an ur- substitute - pool other - benefits of an ban-architec- an ecologi- wise private. evironmen- tural interface cally-based - backyard tally passive to enhance stormwater amenities design within social capital. treatment I - into a shared a compact system for landscape. footprint an otherwise - decorative landscape. (8) Development and Architectural Design Standards: The design intention is to integrate horizontal infrastructural planning with individual property development through the use of a Green Neighborhood Transect (Image 5). While house plans meet the modest design standards stipulated by Habitat for Humanity International, each unit will be fronted with a generous porch component accessorized with screens, patios, planters, ivy -clad walls, and storage units (Image 6). Porches as rooms that define street space are, in some cases, built tight to the right-of-way edge without compromising the privacy of the unit's interior. (Image 4). Housing density is higher than currently zoned in order to create definable pedestrian plazas, community gardens, and courtyard spaces. Frontage components will be clad with cement fiberboard and screened walls. • solar umbrella • • living wall , standard screen Habitat unit pow patio 3 geothermal (all types) knage 6- Accessorized Habitat Unit (9) Building Elevations: Housing is based on four basic one-story types, which are combined to create larger groupings (Image 7). Since Habitat requires construction costs to be under $60 per square foot, architectural merit is derived from frontage components consisting of screened porch rooms or loggias. Porch geometry and frontage accessories create articulated corner conditions in each house, adding variety to the street edge. Screen, cement fiberboard, and vinyl siding will be used in interlocking patterns in a similar aesthetic as represented Image 7 and in the Zoning and Development Standards for each PA. Porchscapes —A Low Impact Development Neighborhood for Habitat for Humanity 7 driI\ _1 A l i 1 ��iwai r rubberneck 3 J L -type 4 monoslope typical Elevotiu, D. Proposed development phasing and time frame: Phase 1 of the development shall be limited to 15 buildable lots, with preliminary plat approval to be obtained within two (2) years of City Council approval of the planed zoning district, and final plat approval to be obtained within three (3) years of preliminary plat approval of Phase 1. Phase 2 for the remaining lots shall be obtained within five years of City Council approval of the planned zoning district, and final plat approval to be obtained within three (3) years of the preliminary plat approval of Phase 2. E. Proposed Planning Areas (PA's): There are four Planning Areas (Image 8) proposed as depicted on the plan sheet labeled 'Zoning and Development Standards by Planning Area'. - Planning Area 1— Single Family Dwelling - Planning Area 2 —Two Family Dwelling - Planning Area 3 —Three Family Dwelling - Planning Area 4 — Community Commons F. Proposed Zoning and Development Standards for each PA: Image 8- Proposed Planning Areas Porchscapes - A Low Impact Development Neighborhood for Habitat for Humanity 8 Planning Area 1— Single Family Dwelling (A) Permitted Uses Unit 1 City -Wide Uses by right Unit 8 Single -Family Dwellings (B) Conditional Uses Unit 2 City -Wide Uses by Conditional Use Permit Unit 3 Public Protection and Utility Facilities Unit 4 Cultural and Recreation Facilities Unit 24 Home Occupation (C) Residential Density Acreage 2.53 Acres Number of Dwelling Units 26 Units Density 11 Units/Acre (O) Lot Width Minimum Single Family Oft. (E) Lot Area Minimum Single Family 2500 sq. ft. (F) Land Area per Dwelling Single Family 2500 sq. ft. (G) Setback Requirements Front Oft Side 3 ft Rear 5 ft (H) Height IStructurescannotexceed I25 ft Building Area Requirements IBuilding area shall not exceed 70% of site. (J) Landscaping Requirements IA minimum of 1 tree shall be provided per lot. (K) Parking Requirements 2 per Unit- Shall be located on street or in community commons (L) Architectural Design Standards Materials to be cement fiberboard and vinyl siding. Requirements Dwelling shall face a street, green space or community commons. (M) Signage Requirements lArea sign shall be permitted in accord w/ Ch 174 Porchscapes —A Low Impact Development Neighborhood for Habitat for Humanity 9 r Planning Area 2— Two Family Dwelling (A) Permitted Uses Unit 1 City -Wide Uses by right Unit 9 Two -Family Dwellings (B) Conditional Uses Unit 2 City -Wide Uses by Conditional Use Permit Unit 3 Public Protection and Utility Facilities Unit 4 Cultural and Recreation Facilities Unit 24 Home Occupation (C) Residential Density Acreage .79 Acres Number of Dwelling Units 8 Units Density 11 Units/Acre (D) Lot Width Minimum Two Family Oft. (F) Lot Area Minimum Two Family 2500 sq. ft. (F) Land Area per Dwelling Two Family 2500 sq. ft. (G) Setback Requirements Front Oft Side Oft Rear 5 ft (H) Height Regulations IStructures cannot exceed 25 ft (I) Building Area Requirements Building area shall not exceed 70% of site. (J) Landscaping Requirements A minimum of 1 tree shall be provided per lot. (K) Parking Requirements I2 per Unit- Shall be located on street or in community commons (L) Architectural Design Standards Materials to be cement fiberboard and vinyl siding. Requirements Dwelling shall face a street, green space or community commons. (M) Signage Requirements Area sign shall be permitted in accord w/ Ch 174 Porchscapes — A Low Impact Development Neighborhood for Habitat for Humanity 10 Planning Area 3 —Three Family Dwelling (A) Permitted Uses Unit 1 City -Wide Uses by right Unit 10 Three -Family Dwellings (8) Conditional Uses Unit 2 City -Wide Uses by Conditional Use Permit Unit 3 Public Protection and Utility Facilities Unit 4 Cultural and Recreation Facilities Unit 24 Home Occupation (C) Residential Density Acreage .74 Acres Number of Dwelling Units 9 Units Density 13 Units/Acre (D) Lot Width Minimum Three Family Oft. (E) Lot Area Minimum Three Family 2500 sq. ft. (F) Land Area per Dwelling Three Family 12500 sq. ft. (G) Setback Requirements Front 5 ft Side Oft Rear Oft (H) Height Regulations Structures cannot exceed 25 ft (1) Building Area Requirements Building area shall not exceed 80% of site. (J) Landscaping IReouirements IA minimum of 1 tree shall be provided per lot. I (K) Parking Requirements 2 per Unit- Shall be located on street or in community commons (L) Architectural Design Standards Materials to be cement fiberboard and vinyl siding. Requirements Dwelling shall face a street, green space or community commons. (M) Signage Requirements lArea sign shall be permitted in accord w/ Ch 174 Porchscapes —A Low Impact Development Neighborhood for Habitat for Humanity 11 H: Planning Area 4— Community Commons (A) Permitted Uses Unit 1 City -Wide Uses by right Unit 4 Cultural and Recreation Facilities (8) Conditional Uses Unit 2 City -Wide Uses by Conditional Use Permit Unit 3 Public Protection and Utility Facilities (C) Residential Density N/A (D) Lot Width Minimum N/A (E) Lot Area Minimum N/A (F) Land Area per Dwelling N/A (G) Setback Requirements Front Oft Side Oft Rear Oft (H) Height Regulations Structures cannot exceed 25 ft (I) Building Area Requirements None (J) Landscaping Shall be in compliance with Low Impact Requirements Development techniques. Landscape Plan shall be submitted during development approval. (K) Parking Residential Parking may take place in Community Requirements Commons (L) Architectural Design Standards Requirements No buildings shall be constructed in community commons. (M) Signage Requirements Area sign shall be permitted in accord w/ Ch 174 Porchscapes — A Low Impact Development Neighborhood for Habitat for Humanity 12 G. Comparison Chart: PZDProposed Zoning Requirements Description Current ZoningRSF-4 Requirements Current Zoning RMF-12 Requirements Planning Area 1(PA-1) Unit 1: City -Wide uses by right Unit 1'. City -Wide uses by right Unit 1: City -Wide Uses by right Una 8: Single -Family Dwelling Unit8: Single -Family Dwellings Unit 8: Single -Family Dwellings Permitted Use Unit9: Two -Family Dwellings Units Allowed Unit 10: Three-family Dwellings Unit 26. Mufti -Family Dwellings Unit 2: Citywide uses by conditional use permit Unit 2: City -Wide uses by conditional use permit Unit?: City -Wide Uses by Conditional Use Permit Unit 3: Public Protection and utilityfacilities Unit 3: Publicprotection and utilityfacilities Unita. Pudic Protection and UtilityFacilities Unit4. Cultural and recreational facilities Vol: Cultural and recreational facilities Unit 4: Cultural and Recreation Facilities Conditional Use UM5: Government facilities Units: Cantonment Facilities Unit 24: Home Occupation UnitsAllowed Unit9: Two-familyDwellirgs Unitll: Manufactured home park Unit 24: Hone Occupations Unit 24: Hone Occupations Unit 36: Wireless communications facilities Unit 25. Professional offices Unit 36: Wireless communications facilities Single-family: 4 a less Units per acre'. 4 to 12 Units per acre: 11 or less Density two -Family: 7 or less Single-Famly: loft. Manufactured home park: 100 ft Single -Family: Oft. Two -Family: 80 ft. lot witdn manufactured home park: Soft. Lot Minimum Sangle-Fami y: 60ft. Width Two-family: 60ft. Three and more. 90 ft. Professional Offices. 100 ft. Single -Family: 8,000 sq. ft Manufactured home park: 3 acres Single -Family: 2,500 sq, ft. Two -Family. 12,000sq. ft. Lot within manufactured home park: 4,200 sq. ft. Townhouse 0evelopment: 10,000 sq. ft. Townhouse Individual lot: 2,500 sq. ft. Lot Area minimum Single-family: 6,5q.ft. Two-family: 7,000 sq. fl. Three or more: 9,000 sq. ft. Fraternityor Sorority: 2 Acres Professional Offices: 1 acre Single-family: 8.000 sq. ft Manufactured Home. 3,000 sq. ft. Single-family: 2,500 sq. ft. Two -Family: 6,000sq.ft Apartment No Bedrooms: 1,100sq.ft. Land Area Per Apartment -One Bedroom. 1,700 sq. ft. Dwelling Unit Apartment -Two or we Bttkooms. 2,000 sq. ft. Fraternity or Sorority: 1,000 sq. ft. per resident Setback Front: 25 ft. From: 25 ft. Front: Oft. Side:8ft. Side: eft Side.3ft. requirements Rear. loft Rear: 25ft Rear: Sift 45 ft. maximum Any building which exceedsthe height of 20 feet shall be set 25 ft. maximum Height back from am side boundary line an additional distance of one foot for each foot in excess of 20 feet. Building Area Nat to exceed 40%olocalltarea None Illicit to weed 70 % of total lot area Porchscapes - A Low Impact Development Neighborhood for Habitat for Humanity 13 PZD Proposed Zoning Requirements PZD Proposed Zoning Requirements PZD Proposed Zoning Requirements Description Planning Area 2 (PA -2) Planning Area 3 (PA -3) Planning Area 4 (PA -4) Unit 1: City -Wide uses by right Untl. City -Wide uses by right Unit 1: City Wide Uses by night Unit 9: Two -Family Dwellings Unit 10: Three -Family Dwellings Unit 4: Cultural and Recreation Facilities Permitted Use Units Allowed Unit 2: City-wide uses by conditional use permit Unit 2: City -Wide uses by conditional use permit Unit 2: City -Wide Uses by Conditional Use Permit Unit 3'. Public Protection andutilityfacilnies Unit 3: Public protection and utility facilities Unit 3: Public Protection and Utility Facilities Unit 4. Cultural and recreational facilities Undo. Cultural and recreational facilities Conditional Use Unit 24: Home Occupations Unit 24: Home Occupations Units Allowed Units per acre: 11 ar less Units per acre: 13 or Less N/A Density Two -Family: Oft. Three -Family: Oft. N/A Lot Minimum Width Two -Family: 2,500 sq. ft. Three -Family: 2,500 sq. ft. N/A Lot Area minimum Two -Family: 2,500 sq. ft. Three -Family 2,500 sq. h. N/A Land Area Per Dwelling Unit Setback Front: Oft. Front: 5 ft. Front: Oft. Side: Oft. Side. Oft. Side: Oft. requirements Rear: Sft Rear: Oft Rear Oft. 25 ft. maximum 25 ft. maximum 25 ft. maximum Height Building Area Not10 exceed 70% of rural lot area Not to exceed 80% of total lot area None Porchscapes —A Low Impact Development Neighborhood for Habitat for Humanity 14 immage9-Shared} it ri i),lc,i o§, Lil1oily OHO H. Recreational Facilities: Both active and passive community recreational facilities will be provided throughout the development. Each shared street plaza will house designated areas for playgrounds or pocket parks. A community garden space will be provided for use by all residents with an adjacent playground. Facilities within the adjacent 3.6 -acre park will include a multi -use trail and boardwalk along wetlands and a new vegetated riparian corridor (upgrade from a ditch to a stream) as well as lawn space for passive recreational use. I. Reason for requesting the zoning change: In order to provide an affordable neighborhood for Habitat for Humanity and to meet LEED-ND prerequisites of at least seven units per acre, it is necessary to increase allowable density from the current RSF-4 zoning, which covers the majority of the site. The project also introduces the "shared street" as a primary street type (Image 9). Known in Holland as the woonerf or "residential yard", in Britain as "home zones", in Australia as "slow streets", and the "living street" in Japan and Germany, shared streets are designed as parks, combining pedestrian gathering spaces, parking, landscape systems, and stormwater facilities with traffic throughways. (Image 10) linage 10 - Urban Shared Street Precedent Porchscapes — A Low Impact Development Neighborhood for Habitat for Humanity 15 Similar to a square or plaza, shared streets facilitate the return of context sensitivity and social life in street design (Image 11). Despite their remarkable safety record and superior residential environments, shared streets are unknown in the United States. This infrastructural concept is not currently supported by RSF-4 or RMF-12 zoning since the shared street: 1) is not a recognized street section, 2) does not conform to recognized parking geometries and standard stall designations and, 3) favors house clustering, small -lot development, and build -to street lines over the use of recognized set -back lines and front yards. (Images 12 and 13) As a demonstration project, Porchscapes would like to be the first residential project in the United States to implement the shared street concept (See Appendix "A" for additional information). Image 11 -Downtown Shored Street Precedent Image 12 - Suburban Shared Street Precedent Image 13 -Sub< cdStreet F': Porchscapes — A Low Impact Development Neighborhood for Habitat for Humanity 16 J. Statement of how the development will relate to existing and surrounding properties in terms of land use, traffic, appearance, and signage: As a demonstration LID, Porchscapes provides a new development template that reconciles density with unique environmental sensitivity. The project increases both the urban and ecological services typically provided in a comparable development at similar capital costs. The development will be beneficial to the surrounding uses/communities in four ways. 1. Habitat will enhance the adjacent 3.6 -acre property as a community park, featuring construction of a first order riparian corridor with vegetated banks and new aquatic life surrounded by a wildgrass meadow. Multi -use trails and boardwalks will connect the park with the project's open space and street system, and neighboring property owners to the east if they desire. 2. Porchscapes enhances the area's street connectivity ratios through provision of a walkable, pedestrian -scaled block system, an emergency access easement to 15th Street, and stubbed street connections to the west (Image 14). The project also provides pedestrian connections to the east should property owners reverse their decision to allow connections. The area currently exhibits superblock street patterns with little connectivity, which unwittingly promotes higher traffic speed. Porchscape's shared street geometry provides natural traffic calming since streets are designed to promote the kind of motorist behavior desired -17 mph or less, speeds at which motorist are able to maintain intimate eye contact with pedestrians. potential future street connections . Jo1u * •I�it ___ Huntsville Road r •� , SI I • _.. • ' • • • I J• �• • .• . • • • ■ % •I .IL....r• 1 1 . •W ; _• I I �.•r .�� .•.�•� ` ice//. _ _ _ _I_ _ ♦ . • I • • -•�— / ' ..• 1 1 1 • • .• • ' • p■ t Jr• 1 I ;.I I l i • 1 L yi - nu f C 14 q j development access t51ry street easement Image 14 —Corm,(( ivity to Surrounding Developmrrr. Porchscapes — A Low Impact Development Neighborhood for Habitat for Humanity 17 3. The regional modernism of Porchscape's architecture will blend with traditional residential buildings to the east while the more modern materials and detailing will blend with the contemporary and attractive Seven Hills Shelter to the north. 4. The project team consulted with Sage House and Peace at Home and master planned their adjacent property to ensure compatibility with project development. The project team is committed to providing further pro bono design services as required to meet neighborhood quality standards as outlined in this PZD. K. Statement of the project's compliance with the Fayetteville City Plan 2025: Goal 1: Make Infill and Revitalization the highest Priority Goal 2: Discourage Suburban Sprawl I CI Goal 3: Make traditional Town Form the standard • Y r Goal 4: Create a Livable Transportation Network AN Goal 5: Assemble an Enduring Green Network %9t Goal 6: Create Attainable Housing IIYr[%U� i� ii?tiL'�rC L,.''V'U?( ftont I.F I. t Porchscapes — A Low Impact Development Neighborhood for Habitat for Humanity 18 Porchscapes complies with the goals for the Fayetteville City Plan 2025. The site is located within one mile of downtown Fayetteville and is designated within the City Neighborhood Area on the Future Land Use 2025 map, rendering it a key urban infill site. Due to its location near the Highway 16 corridor, the property is easily accessed by existing infrastructure and public transit provided by Ozark Regional Transit. The property is adjacent to existing high -density housing and to the proposed site for the new Fayetteville High School. There are at least six existing shops, services and facilities located within one-half mile of the development, making it possible to live, work, and shop within walking distance. The project follows traditional town form through a variety of housing types and groupings connected by a public space network. The shared streets, as signature public spaces, are designed to calm traffic and to reward walking. Streets are narrow with on -street parking, enhancing pedestrian safety. Housing with generous porch/patio frontage amenities and build -to right-of-way requirements defines the street space, placing "eyes on the street", fundamental to crime watch efforts and general public safety (Image 15). The project is located adjacent to a 3.6 -acre park, which will contribute to the assemblage of an enduring green urban network. Small scale pocket parks, greenspaces, and community gardens distributed throughout the development align urban neighborhood amenities close to all housing units. As a project for Habitat for Humanity, attainable housing is the core of the development. L. A traffic study when required by Planning/Engineering Divisions: A traffic study will not be required due to the size of the development. M. Impacts on City services, including the availability of water and sewer: Water service is planned to extend from an existing 8" main located on the Seven Hills development west of Seven Hills Drive. The project will continue this 8" main southward, loop through the proposed neighborhood, and terminate into an existing 8" main on the north side of Shenandoah Mobile Home Park. A sanitary sewer main currently traverses the western edge of the Seven Hills Drive right-of-way, running southward, and turns eastward through the project's site, abutting the park land. This 8" sewer main connects to another 8" main, which runs north -south along the park land's eastern boundary. Sewer service for the project is planned with 8" main extensions through the neighborhood, terminating in an existing manhole on the southwest corner of the American Legion Ball Park. Property Owner's Association covenants will govern maintenance of LID improvements according to Section 170.08 of the UDC. N. "Statement of Commitments" (1) Dedication: Given the eastern adjacency of the 3.6 acre of, Porchscapes has obtained a variance from the parkland dedication requirement. Upon approval of the City of Fayetteville and at the time of recording of the final plat with the Washington County Circuit Clerk, all proposed land to be Porchscapes — A Low Impact Development Neighborhood for Habitat for Humanity 19 dedicated to the City of Fayetteville, which includes sanitary sewer easements, water service easements, and street right of ways, shall be legally conveyed. (2) On or off -site improvements: On -site improvement shall include public green spaces for use by all development homeowners and the community. Other on -site improvements will include the construction of new streets and sidewalks, as well as shared streets (Image 16) which will include areas for parking, driving, play and pedestrian use. Off -site improvements shall be made to the adjacent parkland. Some of these improvements include the construction of a new stream, walking trails, a raised lawn for recreational activities, and improvements to the existing wetlands to allow for more diverse ecological uses. These improvements will be designed by the UACDC and their consultants so that they seamlessly integrate with the Habitat for Humanity Development, however, Habitat for Humanity will not be funding the construction of these off -site improvements. Image 16 -Aerial of South Shored Street Plaza (3) Natural Resources and Environmentally Sensitive Areas: Wetlands found on the site as well as the 100' buffers (with some development allowed to no more than 10% of total buffer area) shall be protected or enhanced using LID technologies. The portion of land located within the 100 -year floodplain shall also be protected or enhanced using LID technologies. All trees designated by the urban forester will also be preserved. A Property Owners Association authorized and managed by Habitat for Humanity will be assembled to maintain community commons and infrastructure not owned by the city. (4) Project phasing restrictions: Due to the holistic criteria of LID, the infrastructure shall be in place before the start of housing construction. Once house construction begins, infrastructure shall be protected from construction pollutants and runoff using LID best management and staging practices. Porchscapes — A Low Impact Development Neighborhood for Habitat for Humanity 20 (5) Fire Protection: The infrastructure has been informally reviewed by the City of Fayetteville Fire Chief and meets emergency access requirements for all fire trucks. Hydrants shall be installed as required per International Fire Code and/or the City of Fayetteville Fire Chief. (6) Other commitments imposed by the City: All conditions required by the City of Fayetteville and agreed upon by the owner shall be completed (or bonded) prior to the approval of the final plat. (7) Parks/Trails/Open Space Commitments: Any land to be dedicated shall be agreed upon during the design review process and conveyed to the City of Fayetteville when the final plat is recorded with the Washington County Circuit Clerk. (8) Proposed Preliminary Building Elevations: Please refer to the building elevations found within the General Project Concept. There are no commercial buildings planned for this development. O. Conceptual Description of Development Standards, Conditions and Review Guidelines: Image I -:ester Plan Porchscapes — A Low Impact Development Neighborhood for Habitat for Humanity 21 (1) Screening and Landscaping: Existing hedgerows with drainage ditches screen the eastern and western boundaries. A portion of the northern boundary is also screened by existing trees. Dry wetland plant communities with native drought resistant grasses and reedy material will be incorporated into storm water treatment facilities and the dedicated park. Trees will also be planted along each street either in median bioswales or along the street edge. Community gardens will be organic, prohibiting use of toxic agricultural products known to harm the environment. Landscaping will be maintained as directed by the Property Owners Association and as recommended by the Site Development Standards of the City of Fayetteville Landscape Manual. .• +'�1,• p�wF,�.-ill tiy' t1K-33G ta1lLJ 1111 d\ Al f1 AS . ms"I•. }..� 4 � i ^` :::t' I 1 (2) Traffic and circulation: Traffic and circulation patterns adhere to shared street geometries (see Appendix "A" for additional information). Traffic calming will naturally occur due to the integration of housing, pedestrian facilities, and on -street parking (Image 18). Traffic lanes will be designated and designed for emergency vehicle use. Porchscapes — A Low Impact Development Neighborhood for Habitat for Humanity 22 Image 19 - North Shared Street Plaza ed integral color concrete tale ed stone Crete ete sidewalk (3) Parking Standards: There shall be at least two parking spaces for each residence as per Fayetteville City Code, plus an additional 10% for guests. The parking shall be located on street and in shared street plazas (Image 19) as the planned parcel sizes do not accommodate vehicles on a homeowner's lot. Aligned with LID facilities, parking is decentralized to avoid large parking lots and parking within the small -lot parcels. Since Habitat does not permit garages or carports, parking will be integrated with the street and other public spaces (Image 20). As such, the project seeks a waiver for Section 172.04(A) requiring that maneuvering within a parking area not to encroach on streets or sidewalks. The project also asks that Section 172.06(C), requiring a conditional use for off - site parking locations, be waived. (4) Perimeter Treatment: Existing hedgerow vegetation borders a majority of the perimeter. Street sections and dedicated park space that border adjacent properties shall incorporate shared landscaped spaces to enhance area connectivity. Porchscapes — A Low Impact Development Neighborhood for Habitat for Humanity 23 stamped integral color concrete 1 bwswale 2 grasscrete 3 rubber sidewalk 4 concrete sidewalk 5 play area 6 Image 20 -North Auto Court (5) Sidewalks: Minimum five-foot wide sidewalks shall be installed along at least one side of all proposed right-of-ways and within mid -block sections to enhance pedestrian connectivity between neighborhoods. The site plan illustrates various sidewalk -street configurations, including the shared street plazas as pedestrian zones. (6) Streetlights: Streetlights shall be provided within the development as per the requirements of the City of Fayetteville Unified Development Code and Lighting Ordinance. (7) Water: All homes within the neighborhood shall be served with water service via connections to proposed main extensions that will loop from the Seven Hills development to the Shenandoah Mobile Home Park. (8) Sewer: All homes within the neighborhood shall be served with sewer service via connections to proposed main extensions that will extend through the development and terminate at the southwest corner of the American Legion Ball Park. Porchscapes —A Low Impact Development Neighborhood for Habitat for Humanity 24 (9) Streets and Drainage: The streets located within the development shall be dedicated as public streets. Storm water drainage will be contained and filtered on site with discharge of post - development flows being at a rate equal to or less than pre -development levels. This development is seeking a waiver of Master Street Plan's cross sectional requirements. While meeting the spirit and intent of the Plan's Low Impact Development cross section, constraints and the nature of the project dictate alternative street sections (Image 21). Please see street sections on Sheet 3 — Master Development Plan. i v� IYQGY! Yr O n, VI WeterMan Se eer Men I s� trx, a a Ills I� V ssw� �,ac� 11Jr i4J[C' M.Ir" / P A R K FRONTAGE S. &... Men Weler Ma„ S H A R E D STREET- PLAZA Sc( Don C C Porchscapes — A Low Impact Development Neighborhood for Habitat for Humanity 25 AN€xED ORAL S H A R E D S T R E E T• PEA 2 A Section D 0 West CONSTRUCTED STREAM F R O N TR1A G E C I PAR K Section DD East Image 21 - Street Sections (10) Construction of Nonresidential Facilities: There shall be no nonresidential building facilities located on site. (11) Tree Preservation: All trees designed by the urban forester shall be preserved. The sole tree on the site, outside of the hedgerows and farm pond, is a heritage pecan tree around which a green space is planned to protect its root zone and to showcase the tree. (12) Architectural Design Standards: Each one-story residence shall be constructed per Habitat for Humanity International's standards at 1,250 square feet or less. Each of the four residential types includes a porch or loggia component to be accessorized with patios, screens, ivy walls, planters, and steps in response to street frontage context and adjacent units. Unit frontage shall maintain transparency in porches spaces from the street, and a reasonable level of visual porosity between unit interior and porch (i.e. sliding doors, large windows, and glass doors) as originally intended (Image 22). Porchscapes — A Low Impact Development Neighborhood for Habitat for Humanity 26 (13) Proposed signage: An area sign shall be permitted in accordance with Chapter 174. A shared street zone sign will be used at the entrance to the shared street zones in lieu of a stop sign. (Image 23). (14) Revocations: Any and all revocations shall follow the due process as per the rules and regulations of the City of Fayetteville and/or the planned Property Owners Association. (15) Covenants, Trusts and Homeowner Associations: A Property Owners Association with associated covenants shall be established to maintain LID storm water infrastructure and other public areas (wetland and wetland buffers, shared street zones, community gardens, playgrounds, and pedestrian trails) not owned by the city. Covenants governing individual properties will be implemented to sustain LID facilities that may exist on private properties, and to uphold the architectural integrity of building frontages. 1jJ b'I 1 Image 22 —House Frontage Components lmage2.3 Sh(,/ Ca Sir Signage Precedent Porchscapes — A Low Impact Development Neighborhood for Habitat for Humanity 27 P. Compliance with the Intent/Purpose of the Planned Zoning District: Porchscapes is a comprehensively planned development following both the parameters of a Low Impact Development and the United States Green Building Council's LEED for Neighborhood Developments with the purpose of solving for the triple bottom line: social, economic, and environment. The goals of the project are aligned with the City of Fayetteville's Planned Zoning District to encourage innovation and context sensitivity in development. Flexibility is necessary for facilitating demonstration LID techniques (particularly in regards to the shared street) and small -lot patterns not anticipated by existing city codes. The development adopts proven residential development and street models with superior architectural guidelines, street connectivity and geometries, and shared public open space. These shared street environments require small -lot development patterns to be reciprocated by generous neighborhood amenities. The development will have a positive impact on regional ecosystems through the use of new best management practices yielding greater: 1) water quality, 2) watershed protection and improvement through reduction of non -point source pollution from storm water runoff, and 3) urban biodiversity enhancements. The development also sets new standards for affordable housing generally, and specifically within Habitat for Humanity International's stipulated planning standards and cost structures. The concept master plan for Porchscapes has already been recognized nationally for its integrative community vision with a 2008 ASIA Honor Award for Planning and Analysis from the American Society of Landscape Architects, one of six such awards granted this year internationally. 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Mountain St. Fayetteville, AR 72701 PLANNING DIVISION CORRESPONDENCE Telephone: (479) 575-8267 To: City Council, Mayor Dan Coody From: Jeremy Pate, Director of Current Planning Date: 27 July 2008 Subject: Porchscapes PZD — Solid Waste Service Additional Condition of Approval: Condition of approval #4 for the Porchscapes PZD requires a City Council determination of a waiver request from the Solid Waste regulations for this project. The applicant requests to utilize individual solid waste carts and recycling bins, a Residential Service, as opposed to the Commercial Service utilizing dumpster containers, as required by city codes. At the time of the publication of the agenda for the City Council, the applicant and Solid Waste had not yet agreed to a resolution regarding this matter. Since that time, however, both parties have agreed to a set of conditions that will maintain a safe and efficient operational environment for the Solid Waste Division and create the sense of home -ownership and neighborhood desired by the applicant. Staff recommends that condition #4 be modified as follows, as recommended by Solid Waste staff: I. II- IS I' ''I • I .: • : \Af`:'�u\��:.7L�Ia:i: :i.00___:i::n:� .....ua__nvi_ • i : li ........................... ,p:\Ili...t Iil to Ii\¢�.i:\ip9/&i/ice\:S • • I I.�I/ILO\.f\\I/ffff./:/.AI�fIII1/�I/\:.f\I/:�IV.I�I..�I/�T\.ILI•lff : .�q.f !lf.:1��%I\7AIOY a. The development should have identified areas on the plans that signify the locations set for trash cart and recycling bin collection. These areas cannot be set on the road. In order to determine the correct size of the pads please use the following as a guideline to develop appropriate size: The largest residential cart is 30 inches wide and we need approximately two feet between carts in order to service with the automated arms. Please plan on 54 inches for each cart and space for automated arm per cart set out. Also you will need to plan for stacking of recycling bins in each area but cannot place bins directly next to carts because of the automated arm collection. Automated recycling could occur in the future so extra space configured for recycling would be wise. Residents should put their bins in the same area as their carts as long as they do not put them directly next to the carts. K':Veremy12008 CorrespondencelBoard MemostPorchscapes PZD - Solid Waste.doc U. Any overhead obstacles or overhanging trees will not be permitted in areas set aside for Solid Waste and Recycling collection due to the automated arms. c. On Plat no. 4, no. 5 and no. 6 provided, center intersection is too small to successfully negotiate curves. This area should be widened and trees reconfigured in order to access area. d. Reinforced concrete should be used in crosswalk / sidewalk areas where trucks will travel to avoid damage due to weight of vehicles. e. On plate no 15, turnaround should not be blocked at anytime for any reason including overflow parking. Also, sidewalk shown on westside should be reinforced concrete since truck movements show trucks will access a portion of the sidewalk. f. Parking with this development will be of significant concern on collection days. There can be no on -street parking allowed due to tight roadways causing our vehicles to cross the center line in order to make turns. g. Safety is a primary concern. The Solid Waste Division feels bringing large trash and recycling vehicles down into these tight areas is a safety concern for pedestrians, especially children, and vehicles and every effort should be made to widen areas and streets. Recommendation: Staff recommends the City Council find in favor of the waiver for residential solid waste service for this project, with the additional conditions as noted above. K: Ueremy12008 Correspondence Woard MemostPorchscapes PZD - Solid Waste.doc F`ye le 7-23-08 Chris Suneson McClelland Consulting Engineers, Inc. 1810 N. College Avenue Fayetteville, AR 72703 RE: Porchscapes Development / Solid Waste and Recycling Issues Mr. Suneson, Pursuant to the meeting we had last week with Katie Breshears, Ronnie Caudle and the both of us, Solid Waste staff have reviewed the truck movements you provided and have come up with the following requirements in order for our Division to successfully provide trash cart and recycling services to this development. The following should be considered mandatory in order for Solid Waste to sign off on the development: 1. The development should have identified areas on the plans that signify the locations set for trash cart and recycling bin collection. These areas cannot be set on the road. In order to determine the correct size of the pads please use the following as a guideline to develop appropriate size: The largest residential cart is 30 inches wide and we need approximately two feet between carts in order to service with the automated arms. Please plan on 54 inches for each cart and space for automated arm per cart set out. Also you will need to plan for stacking of recycling bins in each area but cannot place bins directly next to carts because of the automated arm collection. Automated recycling could occur in the future so extra space configured for recycling would be wise. Residents should put their bins in the same area as their carts as long as they do not put them directly next to the carts. 2. Any overhead obstacles or overhanging trees will not be permitted in areas set aside for Solid Waste and Recycling collection due to the automated arms. 3. On Plate no. 4, no. 5 and no. 6 provided, center intersection is too small to successfully negotiate curves. This area should be widened and trees reconfigured in order to access area. 4. Reinforced concrete should be used in crosswalk / sidewalk areas where trucks will travel to avoid damage due to weight of vehicles. 5. On plate no 15, turnaround should not be blocked at anytime for any reason including overflow parking. Also, sidewalk shown on westside should be reinforced concrete since truck movements show trucks will access a portion of the sidewalk. 6. Parking with this development will be of significant concern on collection days. There can be no on -street parking allowed due to tight roadways causing our vehicles to cross the center line in order to make turns. 7. Safety is a primary concern. The Solid Waste Division feels bringing large trash and recycling vehicles down into these tight areas is a safety concern for pedestrians, especially children, and vehicles and every effort should be made to widen areas and streets. Porchscapes: A Low Impact Development Neighborhood for Habitat for Humanity McCLELLAND It Habitat UMIYIASIIY Of AIIAMIAS MCECONSULTING for Humanity UA�COMMUNm DESIGN CENTER ENGINEERS, INC. ./Ml 41 9a vn WOYWRW'44005 a4.f°OWOT l SbSNVYWy 3'U31.L3A Vd Z[1SSL48L. 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'SH33N1JN3 y" - OOOHHOHHOl3N SadVOSHOHOd a31H3] rrJls3a wnnwwoo 9Nl17l1SN00 'OO NOION/HSVM j0 AJWVNY)H NOJ 1VIMM4 z 0NV77370W ' JLHMx3 a'Jvs[3s 473J i $ y II I II ® I Yfll .f _ _ b I I ®~� I I J a@atI I © L 4 ® II ® I ® yy9 I I �� / i4 rsL i I Hj AA ®i I1____J Li _ O I I; 1—f_ __--1— —1 ..¢I� L_ Cy _i ft .41 l 1 I N E13 __ ` r -_ Q I Ra 1aA ®� ® m.u� IO �y J I �J� rCIO T 11 I I I 19 I II 1 I I II ~ Ii it OnA� '�A�Ii t J m> ®® 11® III® III® ®I p®: I 1 e II t' -F--- I A�� � �•9��II III '{L I ® I __L___Ir L_1JL__JL____J $ I I QJj_-_f I to I __ I I I I 1 I I to I .^LM LZ'(Y L � I _�—}Wya01Y5 >• t• -1 1sv / iLI 1 ' 4c7!® I II qtft {- . I L-4 I YoI II / � I yy`M ■n j .L�'C c 1C 2YS -J L / I I \ 1 I1 1 I I a rl I I 1 A�I I "1 eI^I�I � / L 1 l ____________ A. Current Ownership Information: Parcel #765-15079-001 8.818 Acres Habitat for Humanity of Washington County 419 W. Rock Street Fayetteville, AR 72701 Ph. (479) 575-9696 B. Summary description of the scope, nature, and intent of the proposal: The 43 -unit residential project, south of Seven Hills Homeless Center, is a demonstration Low Impact Development (LID) sponsored by the U.S. Environmental Protection Agency (USEPA) and the Arkansas Natural Resources Commission for Habitat for Humanity of Washington County. LID is an ecological storm water management approach that sustains a site's predevelopment hydrologic regime as it undergoes development. Different from the conventional hard engineered solution, which uses the street to transport runoff elsewhere, LID technologies use the natural "carrying capacity" of the landscape to infiltrate, filter, store, and evaporate urban storm water runoff close to its source. The planning and policy objective is to build a demonstration project following Leadership in Energy and Environmental Design for Neighborhood Development (LEED-ND) criteria, a pilot certification program of the U.S. Green Building Council (USGBC). Porchscapes is one of 238 projects selected internationally to participate in the LEED-ND pilot program, and a Low Impact Development (LID) project being sponsored under the USEPA's Section 319 Program for Nonpoint Source Pollution. The project goal is to provide an affordable 8.8 -acre housing development for Habitat for Humanity with projected housing construction costs of $60 per square foot. The challenge is to create a high -value development that solves for the triple bottom line (social -economic -environmental) on a challenging green field site from modest one-story, single-family houses. Planning begins with a Green Neighborhood Transect, enhancing connections among the porch, yard, street, and open space. Neighborhoods are developed as landscaped sub -watersheds to localize treatment of storm water runoff. These LID landscapes offer a unique neighborhood aesthetic, allowing low-income property owners additional equity appreciation in their home investments. This development model embeds ecological metrics into planning, land -use policy, and infrastructural design, offering an exemplary template for all market grades of housing. C. General Project Concept: (1) Street and Lot Layout: (Image 1) The entrance to the proposed neighborhood extends Seven Hills Drive south of Huntsville road. The general concept for this linear site arranges lots around a string of successive auto courts and shared street plazas. Porchscapes — A Low Impact Development Neighborhood for Habitat for Humanity 2 (see Appendix "A" for information on shared street plazas) The shared street configurations transform the street into a park, providing pedestrian facilities that create a safer street for children and pedestrian activity. Street extensions are planned for connections to future developments to the south and west. The connection to the south, for now, will be an emergency access easement to 15th Street, provided and maintained by Habitat for Humanity, and constructed to meet emergency response vehicle requirements. All lots front the street, shared street plazas, or public green spaces. (2) Site Plan Showing Proposed Improvements: Illustrated on the Master Development Plan and Image 1. (3) Buffer Areas: The proposal designates one hundred foot buffer areas around two small delineated wetlands. The first wetland is a farm pond along the eastern site boundary. The second wetland is a sink hole located along the southern boundary line. These buffers are illustrated on the Master Development Plan. (4) Tree Preservation Areas: Trees to be preserved include trees located in the farm pond fringe wetland, the legacy pecan tree on the south side of the property, and significant trees located in the existing drainage ditches along the east and northwest sides of the property. Trees to be preserved are illustrated on the Master Development plan and shall be in accordance with Section 167 of the Unified Development Code. Image 1 - Site Plan Porchscapes - A Low Impact Development Neighborhood for Habitat for Humanity 3 (5) Storm Water Detention Areas and Drainage: Storm water management shall be in compliance with Chapter 170 of the Unified Development Code. As a Low Impact Development (LID), storm water runoff will be managed in localized treatment facilities located in the shared street plazas and adjacent to the roads (Image 2). These facilities or Best Management Practices (BMP) are connected, creating an ecologically - based water treatment train. This follows the intent of the Unified Development Code to prevent the increase in magnitude and frequency of storm water runoff while controlling soil erosion and stream sedimentation. Proposed BMPs include bioswales, infiltration trenches, sediment traps, tree box filters, and permeable paving (Image 3). Excess storm water runoff for design flows (2, 10, and 100 year 24 - hour events) that is not infiltrated or evapotranspirated on site will be directed to a wildgrass retention meadow on the adjacent 3.6 -acre park to the east of the site. The storm water will be treated through a diverse and native wetland plant community, resulting in discharge cleaner than that from a traditional pipe -and -pond system, which simply stores water. This "productive landscape" will increase biodiversity and provide a novel and desirable neighborhood aesthetic. The project goal is to increase the level of ecological serves typically offered in neighborhood development. The Property Owner's Association covenants will govern the maintenance of all BMP's. Imoge2 ,r..- : ..:. . :.... r,. ,.,,(., Porchscapes — A Low Impact Development Neighborhood for Habitat for Humanity 4 S Moswales 4 ronbe, Y , I, P. odewalts • 6 wel meadow t1 1 11• U\v,1t 1. 1 � 1 I •� �^ 1^`w r 1 I'I �1 . ti • .. 1 I 1 e 5 Ji h f. — 4 ' N 1 a11 t • ', R U 7 R v -Up to 47 percent of surface pollulants 4 ] can be removed In the first 15 minutes + P ���• feof a storm event Ig"Ifly r,vedpestica-s. • • . t terials as and hlologlrovi ngr r ma- saris s dthat litter Providing pervious surfaces Ihat rapture slormwater rum" increases opporlunitles for pollutant re "N, a. a rntcrIM'. moval and attenudtlOn of Pow veloclly Ix.revWMeurfeca C .9rrc�s �.am.+re 9+m n e. r - wN larvMrva SbnraeM.rn 9T.yn Cmw.}s aeEr d CIPK M 2. donasdn n redlrW flPWly 1. es a dw alum Oar SS p nT.1 04e yro.aces a permeable plmam p a" 0 Willard v"Ild� ads in tam IirQ al bbebon d slwmwabr IId4 ale ndrpe Image 3 —Low Impact Development Best Management Practices (6) Undisturbed Natural Areas: The areas delineated as wetlands and the majority of their 100' buffers will remain as undisturbed natural areas as illustrated in the Master Development plan. (7) Existing and Proposed Utility Connections and Extensions: Water service is planned to extend from an existing 8" main located on the Seven Hills development west of Seven Hills Drive. The project will continue this 8" main southward, loop through the proposed neighborhood, and terminate into an existing 8" main on the north side of Shenandoah Mobile Home Park. A sanitary sewer main currently traverses the western edge of the Seven Hills Drive right-of-way, running southward, and turns eastward through the project's site, abutting the park land. This 8" sewer main connects to another 8" main, which runs north -south along the park land's eastern boundary. Sewer service for the project is planned with 8" main extensions through the neighborhood, terminating in an existing manhole on the southwest corner of the American Legion Ball Park. Porchscapes — A Low Impact Development Neighborhood for Habitat for Humanity 5 _►_-� 1 T,� J* - L --------- ■ HOUSE PORCH LAWN OPEN SPACE magnify the create an ur- substitute pool other - benefits of an ban-architec- an ecologi- wise private. evironmen- tural interface cally-based backyard tally passive to enhance stormwater - amenities design within social capital. treatment - into a shared a compact system for landscape. footprint an otherwise decorative landscape. fldUltdt Uflll porch (8) Development and Architectural Design Standards: The design intention is to integrate horizontal infrastructural planning with individual property development through the use of a Green Neighborhood Transect (Image 5). While house plans meet the modest design standards stipulated by Habitat for Humanity International, each unit will be fronted with a generous porch component accessorized with screens, patios, planters, ivy -clad walls, and storage units (Image 6). Porches as rooms that define street space are, in some cases, built tight to the right-of-way edge without compromising the privacy of the unit's interior. (Image 4). Housing density is higher than currently zoned in order to create definable pedestrian plazas, community gardens, and courtyard spaces. Frontage components will be clad with cement fiberboard and screened walls. lI solar umbrella I : ; ' rving wall • i geothermal (all types) Image 6—Accessorized Hub/tot Unit (9) Building Elevations: Housing is based on four basic one-story types, which are combined to create larger groupings (Image 7). Since Habitat requires construction costs to be under $60 per square foot, architectural merit is derived from frontage components consisting of screened porch rooms or loggias. Porch geometry and frontage accessories create articulated corner conditions in each house, adding variety to the street edge. Screen, cement fiberboard, and vinyl siding will be used in interlocking patterns in a similar aesthetic as represented Image 7 and in the Zoning and Development Standards for each PA. Porchscapes — A Low Impact Development Neighborhood for Habitat for Humanity 7 l i iillll S rubberneck 3 0 L -type S40t 3etdlaatf...i ;4J monoslope vpical Elevotiors D. Proposed development phasing and time frame: Phase 1 of the development shall be limited to 15 buildable lots, with preliminary plat approval to be obtained within two (2) years of City Council approval of the planed zoning district, and final plat approval to be obtained within three (3) years of preliminary plat approval of Phase 1. Phase 2 for the remaining lots shall be obtained within five years of City Council approval of the planned zoning district, and final plat approval to be obtained within three (3) years of the preliminary plat approval of Phase 2. E. Proposed Planning Areas (PA's): There are four Planning Areas (Image 8) proposed as depicted on the plan sheet labeled 'Zoning and Development Standards by Planning Area'. - Planning Area 1— Single Family Dwelling - Planning Area 2 —Two Family Dwelling - Planning Area 3 —Three Family Dwelling - Planning Area 4 — Community Commons F. Proposed Zoning and Development Standards for each PA: Image 8- Proposed Planning Areas Porchscapes — A Low Impact Development Neighborhood for Habitat for Humanity 8 Planning Area 1— Single Family Dwelling Ii - (A) Permitted Uses Unit 1 City -Wide Uses by right Unit 8 Single -Family Dwellings (8) Conditional Uses Unit 2 City -Wide Uses by Conditional Use Permit Unit 3 Public Protection and Utility Facilities Unit 4 Cultural and Recreation Facilities Unit 24 Home Occupation (C) Residential Density Acreage 2.53 Acres Number of Dwelling Units 26 Units Density 11 Units/Acre (D) Lot Width Minimum Single Family Oft. (E) Lot Area Minimum Single Family 2500 sq. ft. (F) Land Area per Dwelling Single Family 2500 sq. ft. (G) Setback Requirements Front Oft Side 3 ft Rear Sit (H) Height Regulations Structures cannot exceed 25 ft (1) Building Area IRenuirements I Buildine area shall not exceed 70% of site. I (J) Landscaping Requirements A minimum of 1 tree shall be provided per lot. (K) Parking 2 per Unit- Shall be located on street or in Requirements community commons (L) Architectural Design Standards Materials to be cement fiberboard and vinyl siding. Requirements Dwelling shall face a street, green space or community commons. (M) Signage Requirements Area sign shall be permitted in accord w/ Ch 174 as a Pu n Porchscapes — A Low Impact Development Neighborhood for Habitat for Humanity 9 Planning Area 2— Two Family Dwelling (A) Permitted Uses Unit 1 City -Wide Uses by right Unit 9 Two -Family Dwellings (B) Conditional Uses Unit 2 City -Wide Uses by Conditional Use Permit Unit 3 Public Protection and Utility Facilities Unit 4 Cultural and Recreation Facilities Unit 24 Home Occupation (C) Residential Density Acreage .79 Acres Number of Dwelling Units 8 Units Density 11 Units/Acre (D) Lot Width Minimum Two Family oft. (E) Lot Area Minimum Two Family 2500 sq. ft. (F) Land Area per Dwelling Two Family 2500 sq. ft. (G) Setback Requirements Front 0 ft Side Oft Rear 5 ft (H) Height Regulations Structures cannot exceed 25 ft (1) Building Area IReouirements IBuilding area shall not exceed 70% of site. I (J) Landscaping Requirements A minimum of 1 tree shall be provided per lot. (K) Parking Requirements 2 per Unit- Shall be located on street or in community commons (L) Architectural Design Standards Materials to be cement fiberboard and vinyl siding. Requirements Dwelling shall face a street, green space or community commons. (M) Signage Requirements Area sign shall be permitted in accord w/ Ch 174 Porchscapes — A Low Impact Development Neighborhood for Habitat for Humanity 10 Planning Area 3 —Three Family Dwelling (A) Permitted Uses Unit 1 City -Wide Uses by right Unit 10 Three -Family Dwellings (B) Conditional Uses Unit 2 City -Wide Uses by Conditional Use Permit Unit 3 Public Protection and Utility Facilities Unit 4 Cultural and Recreation Facilities Unit 24 Home Occupation (C) Residential Density Acreage .74 Acres Number of Dwelling Units 9 Units Density 13 Units/Acre (D) Lot Width Minimum Three Family loft. (E) Lot Area Minimum Three Family j25005q. ft. (F) Land Area per Dwelling (G) Setback Requirements Front 5 ft Side oft Rear Oft (H) Height Regulations Structures cannot exceed 25 ft (1) Building Area Requirements Building area shall not exceed 80% of site. (J) Landscaping Requirements IA minimum of 1 tree shall be provided per lot. (K) Parking Requirements 2 per Unit- Shall be located on street or in community commons (L) Architectural Design Standards Materials to be cement fiberboard and vinyl siding. Requirements Dwelling shall face a street, green space or community commons. (M) Signage Requirements lArea sign shall be permitted in accord w/ Ch 174 Porchscapes — A Low Impact Development Neighborhood for Habitat for Humanity 11 Planning Area 4— Community Commons (A) Permitted Uses Unit 1 City -Wide Uses by right Unit 4 Cultural and Recreation Facilities (B) Conditional Uses Unit 2 City -Wide Uses by Conditional Use Permit Unit 3 Public Protection and Utility Facilities (C) Residential Density N/A (D) Lot Width Minimum N/A (E) Lot Area Minimum N/A (F) Land Area per Dwelling N/A (G) Setback Requirements Front 0 ft Side Oft Rear Oft (H) Height Regulations Structures cannot exceed 25 ft (1) Building Area Requirements None (J) Landscaping Shall be in compliance with Low Impact Requirements Development techniques. Landscape Plan shall be submitted during development approval. (K) Parking Residential Parking may take place in Community Requirements Commons (L) Architectural Design Standards Requirements No buildings shall be constructed in community commons. (M) Signage Requirements lArea sign shall be permitted in accord w/ Ch 174 Porchscapes — A Low Impact Development Neighborhood for Habitat for Humanity 12 G. Comparison Chart: PZD Proposed Zoning Requirements Description Current Zoning RSF-0Requirements Current Zoning RMF-12 Requirements Planning Area 1(PA-1) Unit 1: City -Wide uses by night Unit 1: City-wide uses by right Unit t. City -Wide Uses by right Unit 8: Single -Family Dwelling Unit8: Sngle-Famlry Dwellings Unit 8: SngleFamil Owelhngs Permitted Use Unit9'. Two -Family Dwelhrgs Units Allowed Unit 10: Three Family Dwellings Unit 26: MUItFFamily Dwellings Unit 1: City-wide uses by conditional use permit Unit?: City -Wide uses by cond'monal use permit Unit 2: City Wide Uses by Conditional Use Permit Unit 3: Public Pro lecuon and utiWayfacilities Unit3: Public prmeclionand utiliryfacibties Unit 3: Public Protectionand Utiliryfaolit's Unit4: Cultural and recreational facilities Unit 4: Cultural and recreational faulihes Unit 4: Cultural and Recreation Facilities Conditional Use Unit5: Government facilities UnitsGovernment Facilities Unit 24: Home Occupation Units Allowed Unit9: Two-FamilyDwellirgs Unit 11: Manufactured hone park Unit 24'. Hone Occupations Unit 24: Hone Occupations Unit 36: Wireless communicacionsfaailities Unit IS: Professional offices Unit 36: Wireless canmunwtions rxilities Single -Family: 4 or less Units per acre: 4 to 12 Units per acre: liar less Density Two -Family: 7 or less Sngkfamih:70ft. Manufacturedfamepark: 100ft Single -Family: Oft. Two-famih: BOft. lot within manufactured home park: 50 ft. Lot Minimum Single -Family: 6oft. Width Two-family: GOft. Threeandmore: 90f1. Professional Offices: 100ft Single -Family: 8,000 sq. ft Manufactured lame park 3 acres Sngle-Family: 1,500 sq. ft. Two -Family 12,000 sq. ft. Lot within manufactured home park: 4,200 sq.ft. Townhouse Development: 1O%0 sq. h. Towmaise Individual bt: 2,500 sq. ft. Lot Area minimum Single -Family: 6,OD0 sq. ft. Two -Family: 7,000 sq. ft. Three or more: 9,000 sq. ft. Fraternity or Sorority: 2 Acres Professional Offices'. 1 acre Single-family: 8, sq. ft. Manufactured Home: 3,000 sq. ft Single-family. 2,500 sq. ft. Two-Famil:6,000sq. ft Apartment-NoBedroms:1,700sq. ft. Land Area Per Apartment -One Bedroom: 1,700 sq. ft. Dwelling Unit Apartment -Two or more Bedrooms: 2,000 sq. ft. Fraternity or Srority. 1,DDO sq. ft. per resident Front: 25 ft Front: 25ft. from Oft. Setback Side: eft. Sde: eel. Side: 3ft. requirements Rear. loft Rear: 25 ft Rear: 5 ft. 45 ft. maximum Any building which exceeds the height of feet shall be set 15 ft. maximum Height back from any side boundary line an additional distance of one foot for each foot in excess of 20 feet. Building Area Not to exceed 40% oftotal lot area None Not to exceed 70% oftotal Porchscapes — A Low Impact Development Neighborhood for Habitat for Humanity 13 PZD Proposed Zoning Requirements PZD Proposed Zoning Requirements PZD Proposed Zoning Requirements Description Planning Area 2 (PA -2) Planning Area 3 (PA -3) Planning Area 4 (PA -4) Unit 1: City -Wide uses by right Unit 1: City -Wide uses by right Unit I: City -Wide Uses by right Unit 9: Two -Family Dwellings Unit 1O'. Three -Family Dwellings Unit 4: Cultural and Recreation Facilities Permitted Use Units Allowed Unit 2: City-wide uses by conditional use permit Unit 2: City -Wide uses by conditional use permit Unit 2: City -Wide Uses by Conditional Use Permit Unit 3: Pudic Protection and utility Facilities Unit 3: Public protection and utilityfadlities Unit 3. Pubic Protection and Utility Facilities Unit 4: Cultural and recreational facilities Unit 4: Cultural and recreational facilities Conditional Use Unit 24: Home occupations Unit 24: Home Occupations Units Allowed Units per acre'. 11 or less Units per acre: 13 or Less N/A Density Two -Family: Oft. Three -Family: Oft. N/A Lot Minimum Width Two -Family: 2,500 sq. it. Three -Family 2,500 sq. ft. N/A Lot Area minimum Two-Famly: 2,500 sq. N. Three -Family: 2,500 sq. N. N/A Land Area Per Dwelling Unit Front: Oft. Front: 5 N. Front: Oft. Setback Side: Oft. Side: Oft. Side: Oft. requirements Rear: sft Rear: Oft Rear: Oft. 25 ft. maximum 25 ft. maximum 25 ft maximum Height Building Area Not to exceed 7O% oftotal lot area Not to exceed 80% of total ot area None Porchscapes — A Low Impact Development Neighborhood for Habitat for Humanity 14 1/ Image 9 —Shored Street Plaza with play area H. Recreational Facilities: Both active and passive community recreational facilities will be provided throughout the development. Each shared street plaza will house designated areas for playgrounds or pocket parks. A community garden space will be provided for use by all residents with an adjacent playground. Facilities within the adjacent 3.6 -acre park will include a multi -use trail and boardwalk along wetlands and a new vegetated riparian corridor (upgrade from a ditch to a stream) as well as lawn space for passive recreational use. 1. Reason for requesting the zoning change: In order to provide an affordable neighborhood for Habitat for Humanity and to meet LEED-ND prerequisites of at least seven units per acre, it is necessary to increase allowable density from the current RSF-4 zoning, which covers the majority of the site. The project also introduces the "shared street" as a primary street type (Image 9). Known in Holland as the woonerf or "residential yard", in Britain as "home zones", in Australia as "slow streets", and the "living street" in Japan and Germany, shared streets are designed as parks, combining pedestrian gathering spaces, parking, landscape systems, and stormwater facilities with traffic throughways. (Image 10) Image 10— Urban Shared Street Precedent Porchscapes — A Low Impact Development Neighborhood for Habitat for Humanity 15 Similar to a square or plaza, shared streets facilitate the return of context sensitivity and social life in street design (Image 11). Despite their remarkable safety record and superior residential environments, shared streets are unknown in the United States. This infrastructural concept is not currently supported by RSF-4 or RMF-12 zoning since the shared street: 1) is not a recognized street section, 2) does not conform to recognized parking geometries and standard stall designations and, 3) favors house clustering, small -lot development, and build -to street lines over the use of recognized set -back lines and front yards. (Images 12 and 13) As a demonstration project, Porchscapes would like to be the first residential project in the United States to implement the shared street concept (See Appendix "A" for additional information). Image 11 -Downtown Shored Street Precedent Image 12 - Suburban Shared Street r (mw; Suburban Porchscapes — A Low Impact Development Neighborhood for Habitat for Humanity 16 J. Statement of how the development will relate to existing and surrounding properties in terms of land use, traffic, appearance, and signage: As a demonstration LID, Porchscapes provides a new development template that reconciles density with unique environmental sensitivity. The project increases both the urban and ecological services typically provided in a comparable development at similar capital costs. The development will be beneficial to the surrounding uses/communities in four ways. 1. Habitat will enhance the adjacent 3.6 -acre property as a community park, featuring construction of a first order riparian corridor with vegetated banks and new aquatic life surrounded by a wildgrass meadow. Multi -use trails and boardwalks will connect the park with the project's open space and street system, and neighboring property owners to the east if they desire. 2. Porchscapes enhances the area's street connectivity ratios through provision of a walkable, pedestrian -scaled block system, an emergency access easement to 15`h Street, and stubbed street connections to the west (Image 14). The project also provides pedestrian connections to the east should property owners reverse their decision to allow connections. The area currently exhibits superblock street patterns with little connectivity, which unwittingly promotes higher traffic speed. Porchscape's shared street geometry provides natural traffic calming since streets are designed to promote the kind of motorist behavior desired -17 mph or less, speeds at which motorist are able to maintain intimate eye contact with pedestrians. potential future street connections Y.L. r •• •+SI � Hunt■vllle Road • • 1 I, I. SI • ap ,.: : — 1p I i •• I V I • •• , . •• i .• , .. I , • Nth ■ S. •s 4 I •mega • •I aIowaa�.. _•r� , ' • al • i • _ • •_ r a: 1 -- — • es I . • • I ,1 111 . E +• a• r •a o C N■ •t f• 14, iU'ati I N t uu _ development access 75th Street easement Image 14 —Connectivity Io Surrounding Developments Porchscapes — A Low Impact Development Neighborhood for Habitat for Humanity 1 / 3. The regional modernism of Porchscape's architecture will blend with traditional residential buildings to the east while the more modern materials and detailing will blend with the contemporary and attractive Seven Hills Shelter to the north. 4. The project team consulted with Sage House and Peace at Home and master planned their adjacent property to ensure compatibility with project development. The project team is committed to providing further pro bono design services as required to meet neighborhood quality standards as outlined in this PZD. K. Statement of the project's compliance with the Fayetteville City Plan 2025: Goal 1: Make Infill and Revitalization the highest Priority Goal 2: Discourage Suburban Sprawl Goal 3: Make traditional Town Form the standard /b�� Goal 4: Create a Livable Transportation Network r� Goal 5: Assemble an Enduring Green Network 2625 ' Goal 6: Create Attainable Housing Image 15 - Perspective or Porches fronting Shored Street Porchscapes - A Low Impact Development Neighborhood for Habitat for Humanity 18 Porchscapes complies with the goals for the Fayetteville City Plan 2025. The site is located within one mile of downtown Fayetteville and is designated within the City Neighborhood Area on the Future Land Use 2025 map, rendering it a key urban infill site. Due to its location near the Highway 16 corridor, the property is easily accessed by existing infrastructure and public transit provided by Ozark Regional Transit. The property is adjacent to existing high -density housing and to the proposed site for the new Fayetteville High School. There are at least six existing shops, services and facilities located within one-half mile of the development, making it possible to live, work, and shop within walking distance. The project follows traditional town form through a variety of housing types and groupings connected by a public space network. The shared streets, as signature public spaces, are designed to calm traffic and to reward walking. Streets are narrow with on -street parking, enhancing pedestrian safety. Housing with generous porch/patio frontage amenities and build -to right-of-way requirements defines the street space, placing "eyes on the street", fundamental to crime watch efforts and general public safety (Image 15). The project is located adjacent to a 3.6 -acre park, which will contribute to the assemblage of an enduring green urban network. Small scale pocket parks, greenspaces, and community gardens distributed throughout the development align urban neighborhood amenities close to all housing units. As a project for Habitat for Humanity, attainable housing is the core of the development. L. A traffic study when required by Planning/Engineering Divisions: A traffic study will not be required due to the size of the development. M. Impacts on City services, including the availability of water and sewer: Water service is planned to extend from an existing 8" main located on the Seven Hills development west of Seven Hills Drive. The project will continue this 8" main southward, loop through the proposed neighborhood, and terminate into an existing 8" main on the north side of Shenandoah Mobile Home Park. A sanitary sewer main currently traverses the western edge of the Seven Hills Drive right-of-way, running southward, and turns eastward through the project's site, abutting the park land. This 8" sewer main connects to another 8" main, which runs north -south along the park land's eastern boundary. Sewer service for the project is planned with 8" main extensions through the neighborhood, terminating in an existing manhole on the southwest corner of the American Legion Ball Park. Property Owner's Association covenants will govern maintenance of LID improvements according to Section 170.08 of the UDC. N. "Statement of Commitments" (1) Dedication: Given the eastern adjacency of the 3.6 acre of, Porchscapes has obtained a variance from the parkland dedication requirement. Upon approval of the City of Fayetteville and at the time of recording of the final plat with the Washington County Circuit Clerk, all proposed land to be Porchscapes — A Low Impact Development Neighborhood for Habitat for Humanity 19 dedicated to the City of Fayetteville, which includes sanitary sewer easements, water service easements, and street right of ways, shall be legally conveyed. (2) On or off -site improvements: On -site improvement shall include public green spaces for use by all development homeowners and the community. Other on -site improvements will include the construction of new streets and sidewalks, as well as shared streets (Image 16) which will include areas for parking, driving, play and pedestrian use. Off -site improvements shall be made to the adjacent parkland. Some of these improvements include the construction of a new stream, walking trails, a raised lawn for recreational activities, and improvements to the existing wetlands to allow for more diverse ecological uses. These improvements will be designed by the UACDC and their consultants so that they seamlessly integrate with the Habitat for Humanity Development, however, Habitat for Humanity will not be funding the construction of these off -site improvements. Image 16 - Aeriol of South Shared Street Plaza (3) Natural Resources and Environmentally Sensitive Areas: Wetlands found on the site as well as the 100' buffers (with some development allowed to no more than 10% of total buffer area) shall be protected or enhanced using LID technologies. The portion of land located within the 100 -year floodplain shall also be protected or enhanced using LID technologies. All trees designated by the urban forester will also be preserved. A Property Owners Association authorized and managed by Habitat for Humanity will be assembled to maintain community commons and infrastructure not owned by the city. (4) Project phasing restrictions: Due to the holistic criteria of LID, the infrastructure shall be in place before the start of housing construction. Once house construction begins, infrastructure shall be protected from construction pollutants and runoff using LID best management and staging practices. Porchscapes —A Low Impact Development Neighborhood for Habitat for Humanity 20 (5) Fire Protection: The infrastructure has been informally reviewed by the City of Fayetteville Fire Chief and meets emergency access requirements for all fire trucks. Hydrants shall be installed as required per International Fire Code and/or the City of Fayetteville Fire Chief. (6) Other commitments imposed by the City: All conditions required by the City of Fayetteville and agreed upon by the owner shall be completed (or bonded) prior to the approval of the final plat. (7) Parks/Trails/Open Space Commitments: Any land to be dedicated shall be agreed upon during the design review process and conveyed to the City of Fayetteville when the final plat is recorded with the Washington County Circuit Clerk. (8) Proposed Preliminary Building Elevations: Please refer to the building elevations found within the General Project Concept. There are no commercial buildings planned for this development. O. Conceptual Description of Development Standards, Conditions and Review Guidelines: In ;s(c Porchscapes — A Low Impact Development Neighborhood for Habitat for Humanity 21 (1) Screening and Landscaping: Existing hedgerows with drainage ditches screen the eastern and western boundaries. A portion of the northern boundary is also screened by existing trees. Dry wetland plant communities with native drought resistant grasses and reedy material will be incorporated into storm water treatment facilities and the dedicated park. Trees will also be planted along each street either in median bioswales or along the street edge. Community gardens will be organic, prohibiting use of toxic agricultural products known to harm the environment. Landscaping will be maintained as directed by the Property Owners Association and as recommended by the Site Development Standards of the City of Fayetteville Landscape Manual. stamped integral color concrete 1 1:4 bioswale 2 ,: . M. crushed stone 3 �k' ; " "4 ✓•� T grasscrete 1 o _.....,: .. _ ir _...£? rubber sidewalk 5 a +'•r concrete sidewalk B �. play area 7 : -, . [ � ynsq 5 ' , '1 8 t I 1 - !S.. w_ C 1 rs i r Image i 'area (2) Traffic and circulation: Traffic and circulation patterns adhere to shared street geometries (see Appendix "A" for additional information). Traffic calming will naturally occur due to the integration of housing, pedestrian facilities, and on -street parking (Image 18). Traffic lanes will be designated and designed for emergency vehicle use. Porchscapes — A Low Impact Development Neighborhood for Habitat for Humanity 22 t stamped integral color concrete 2 bioswale 3 crushed stone 4 grasscrete 5 concrete sidewalk H _ii image 19— n�l;r;; :ueetP' (3) Parking Standards: There shall be at least two parking spaces for each residence as per Fayetteville City Code, plus an additional 10% for guests. The parking shall be located on street and in shared street plazas (Image 19) as the planned parcel sizes do not accommodate vehicles on a homeowner's lot. Aligned with LID facilities, parking is decentralized to avoid large parking lots and parking within the small -lot parcels. Since Habitat does not permit garages or carports, parking will be integrated with the street and other public spaces (Image 20). As such, the project seeks a waiver for Section 172.04(A) requiring that maneuvering within a parking area not to encroach on streets or sidewalks. The project also asks that Section 172.06(C), requiring a conditional use for off - site parking locations, be waived. (4) Perimeter Treatment: Existing hedgerow vegetation borders a majority of the perimeter. Street sections and dedicated park space that border adjacent properties shall incorporate shared landscaped spaces to enhance area connectivity. Porchscapes —A Low Impact Development Neighborhood for Habitat for Humanity 23 c. stamped integral color concrete 1 bioswale 2 grasscrete 3 rubber sidewalk 4 concrete sidewalk 5 play area 6 =LAir ito Court M (5) Sidewalks: Minimum five-foot wide sidewalks shall be installed along at least one side of all proposed right-of-ways and within mid -block sections to enhance pedestrian connectivity between neighborhoods. The site plan illustrates various sidewalk -street configurations, including the shared street plazas as pedestrian zones. (6) Streetlights: Streetlights shall be provided within the development as per the requirements of the City of Fayetteville Unified Development Code and Lighting Ordinance. (7) Water: All homes within the neighborhood shall be served with water service via connections to proposed main extensions that will loop from the Seven Hills development to the Shenandoah Mobile Home Park. (8) Sewer: All homes within the neighborhood shall be served with sewer service via connections to proposed main extensions that will extend through the development and terminate at the southwest corner of the American Legion Ball Park. Porchscapes — A Low Impact Development Neighborhood for Habitat for Humanity 24 (9) Streets and Drainage: The streets located within the development shall be dedicated as public streets. Storm water drainage will be contained and filtered on site with discharge of post - development flows being at a rate equal to or less than pre -development levels. This development is seeking a waiver of Master Street Plan's cross sectional requirements. While meeting the spirit and intent of the Plan's Low Impact Development cross section, constraints and the nature of the project dictate alternative street sections (Image 21). Please see street sections on Sheet 3 —Master Development Plan. ft tu1t ____ water Main 5a+er Man !!fir sl L w II � �2 awr P A R K FRONTAGE S('riven 5 at S Sear Men Ww Man S H A R E D S T R E E T- PLAZA Porchscapes —A Low Impact Development Neighborhood for Habitat for Humanity 25 11 END SHARED STREET • P L A Z A D IMAGE ANO DRAINAGE Section D -D West P A F R 0 N TRA G E I I I PARK SOT CONSTRUCTED OA EM Section OD East Image 21 -Street Sections (10) Construction of Nonresidential Facilities: There shall be no nonresidential building facilities located on site. (11) Tree Preservation: All trees designed by the urban forester shall be preserved. The sole tree on the site, outside of the hedgerows and farm pond, is a heritage pecan tree around which a green space is planned to protect its root zone and to showcase the tree. (12) Architectural Design Standards: Each one-story residence shall be constructed per Habitat for Humanity International's standards at 1,250 square feet or less. Each of the four residential types includes a porch or loggia component to be accessorized with patios, screens, ivy walls, planters, and steps in response to street frontage context and adjacent units. Unit frontage shall maintain transparency in porches spaces from the street, and a reasonable level of visual porosity between unit interior and porch (i.e. sliding doors, large windows, and glass doors) as originally intended (Image 22). Porchscapes - A Low Impact Development Neighborhood for Habitat for Humanity 26 (13) Proposed signage: An area sign shall be permitted in accordance with Chapter 174. A shared street zone sign will be used at the entrance to the shared street zones in lieu of a stop sign. (Image 23). (14) Revocations: Any and all revocations shall follow the due process as per the rules and regulations of the City of Fayetteville and/or the planned Property Owners Association. (15) Covenants, Trusts and Homeowner Associations: A Property Owners Association with associated covenants shall be established to maintain LID storm water infrastructure and other public areas (wetland and wetland buffers, shared street zones, community gardens, playgrounds, and pedestrian trails) not owned by the city. Covenants governing individual properties will be implemented to sustain LID facilities that may exist on private properties, and to uphold the architectural integrity of building frontages. Image 22 - House Frontage Cornpr> ■ lmay1: 23- Shurcu Sircrt Signage Precedent Porchscapes — A Low Impact Development Neighborhood for Habitat for Humanity 27 P. Compliance with the Intent/Purpose of the Planned Zoning District: Porchscapes is a comprehensively planned development following both the parameters of a Low Impact Development and the United States Green Building Council's LEED for Neighborhood Developments with the purpose of solving for the triple bottom line: social, economic, and environment. The goals of the project are aligned with the City of Fayetteville's Planned Zoning District to encourage innovation and context sensitivity in development. Flexibility is necessary for facilitating demonstration LID techniques (particularly in regards to the shared street) and small -lot patterns not anticipated by existing city codes. The development adopts proven residential development and street models with superior architectural guidelines, street connectivity and geometries, and shared public open space. These shared street environments require small -lot development patterns to be reciprocated by generous neighborhood amenities. The development will have a positive impact on regional ecosystems through the use of new best management practices yielding greater: 1) water quality, 2) watershed protection and improvement through reduction of non -point source pollution from storm water runoff, and 3) urban biodiversity enhancements. The development also sets new standards for affordable housing generally, and specifically within Habitat for Humanity International's stipulated planning standards and cost structures. The concept master plan for Porchscapes has already been recognized nationally for its integrative community vision with a 2008 ASIA Honor Award for Planning and Analysis from the American Society of Landscape Architects, one of six such awards granted this year internationally. Porchscapes — A Low Impact Development Neighborhood for Habitat for Humanity 28 6 OR Porchscapes — A Low Impact Development Neighborhood for Habitat for Humanity 29 S • • • • n 0 • — • • • i • • • • • rr • 1 • ______ r r , • � I • I I • I]Li E • I i • • I • • In • •planning area I c'° I • V NJ planning area 2 j:/ \' planning area 3 • planning area 4 • Porchscapes — A Low Impact Development Neighborhood for Habitat for Humanity 30 • • • • • NORTHWEST ARKANSAS EDITION Benton County Daily Record P. O. BOX 1607 FAYETTEVILLE, AR 72702 PHONE: 479-571-6421 AFFIDAVIT OF PUBLICATION I, Cathy Wiles, do solemnly swear that I am Legal Clerk of the Arkansas Democrat Gazette newspaper. Printed and published in Benton County Arkansas, (Lowell) and that from my own personal knowledge and reference to the files of said publication, the advertisement of: City of Fayetteville Ordinance 5160 August 13, 2008 Publication Charge : $126.60 Subscribed and sworn to before me This /3 day of Cutq,c�a. , 2008. Notary Publicn My Commission Expires: 1'I ` u/ 2 Do not pay from Affidavit, an invoice will be sent "Jr AUG 14 rUL; CITY OF FAYETIEVILLE Cr1Y CLERKS OFFICE ORDINANCE NO. S1ND AN ORDINANCE ESTABLISHING A RESIDENTIAL a e M1e PLANNED ZONING DISTRICT TITLED R-PZD 08- 3006, HERITAGE MEADOWS. LOCATED AT THE SOUTHERN EXTENSION OF SEVEN HILLS DRIVE, SOUTH OF HUNTSVILLE ROAD, CONTAINING ARKANSAS APPROXIMATELY 8.81 ACRES; AMENDING THE OFFICIAL ZONING MAP OF THE CITY OF FAYET- TEVILLE AND ADOPTING THE ASSOCIATED MASTER DEVELOPMENT PLAN BY THE Cm' COUNCIL OF THE CRY OF FAYETTEVILLE, Section 1That Me zone classification of Me idlowing described property is hereby changed as tot - Fran RSResidential Single Family. 4 units per acre and RMF 12. Residential Mutt Family, 12 u units per acre to R-PZD OB-3006 Heritage Meadows as shown in Exhibit'A' and depicted in Exhibitattached hereto and made a pan 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 submit- ted, determined appropriate and approved by the City Council. further, that the conditions of approval shall be filed and available for viewing in Me office of the City CIerkffeaRsufar of Me City of Fayetteville. Section 3'. That this ordinance shall take effect and be in full force at such time as all of the require- ments of Me master development plan have been met. Section 4: That Me official zoning map of Me City of Fayetteville. Arkansas. s hereby amended to reflect the zoning change orovided in Section 1 above. NEEED and APPROVED this 5M day of August, 2008 APPROVED ATTEST By By DAN COODY. Mayas SOIDRA SMITH, City CIMI1Yaa4zar Exhibit A is a map and may be viewed in the office of the City Clerk/Treasurer during normal busi- ness hours. A PART OF THE EAST HALF (E1/2) OF THE NORTHEAST QUARTER (NE 1)4) OF SECTION TWEN- TY-TWO (22), TOWNSHIP SIXTEEN (16) NORTH. RANGE THIRTY (30) WEST, OF THE FIFTH (5TH) PRINCIPAL MERIDIAN. WASHINGTON COUNTY. ARKANSAS. BEING MORE PARTICULARLY DESCRIBED AS FOLLOWS'. COMMENCING AT THE NORTHWEST CORNER OF SAID EIGHTY (80) ACRE TRACT; THENCE ALONG THE WEST LINE OF SAID TRACT SOUTH 074746' WEST 58.35 FEET TO THE SOUTH RIGHT-OF-WAY OF HUNTSVILLE ROAD. SAID RIGHT -CF -WAY BEING 45 FEET SOUTHERLY OF THE EXISTING CENTERLINE PER EASEMENT PLAT 023A-0240; THENCE CONTINUING ALONG SAID WEST LINE SOUTH 074746 WEST 1104.92 FEET TO THE POINT OF BEGINNING, THENCE LEAVING SAID WEST LINE SOUTH 87°49'52 EAST 238.90 FEET; THENCE NORTH 074538' EAST 201.20 FEET TO THE SOUTH LINE OF ZOLA DRIVE', THENCE ALONG SAID SOUTH LINE SOUTH 87°0848' EAST 14.96 FEET: THENCE ALONG THE EAST LINE OF SAID ZOLA DRIVE NORTH 024854' EAST 479.61 FEET; THENCE SOUTH 871306' EAST 18.17 TO THE EASTERLY PROPERTY LINE OF A PROPERTY DESCRIBED IN INSTRUMENT NUM- BER 2001-11773 WITH THE CIRCUIT CLERK OF WASHINGTON COUNTY, ARKANSAS; THENCE ALONG SAID EASTERLY LINE OF SAID PARCEL SOUTH 09°5323' EAST 13212 FEET; THENCE CONTINUING ALONG SAID EASTERLY LINE SOUTH 13736'23' EAST 213.47 FEET; THENCE CON- TINUING ALONG SAID EASTERLY LINE SOUTH 071418' WEST 204.01 FEET THENCE LEAVING SAID EASTERLY LINE NORTH 87°084W WEST 143.27 FEET THENCE SOUTH 071418' WEST 108814 FEET TO THE CENTERLINE OF THE OLD PACIFIC AND GREAT EASTERN RAILROAD RIGHT-OF-WAY; THENCE ALONG SAID CENTERLINE NORTH 63°1547' WEST 382.72 FEET TO THE WEST LINE OF SAID EIGHTY (80) ACRE TRACT THENCE LEAVING SAID CENTERLINE AND ALONG SAID WEST LINE NORTH 074746' EAST 728.11 FEET TO THE POINT OF BEGINNING. CONTAINING 6.816 ACRES, MORE OR LESS. RECEIVED AUG 14 CITY OF FAYE7TEVILLE CITYCLEHK'S CFFICF