HomeMy WebLinkAboutOrdinance 5161 Doc ID : 012453040006 TVDe : REL
Recorded : 08/25/2008 at 04 : 03 : 56 PM
Fee Amt : $40 . 00 Pace t of 6
Mashinoton Countv . AR
Bette StaMoS Circuit Clerk
File200840028232
ORDINANCE NO. 5161
AN ORDINANCE ESTABLISHING A RESIDENTIAL PLANNED
ZONING DISTRICT TITLED R-PZD 08-3022, STONEWOOD
GARDENS, LOCATED NEAR THE SOUTHEAST CORNER OF
CROSSOVER AND ALBRIGHT ROAD; CONTAINING
APPROXIMATELY 3 .36 ACRES; AMENDING THE OFFICIAL
ZONING MAP OF THE CITY OF FAYETTEVILLE; AND
ADOPTING THE ASSOCIATED MASTER DEVELOPMENT
PLAN.
BE IT ORDAINED BY THE CITY COUNCIL OF THE CITY OF FAYETTEVILLE,
ARKANSAS:
Section 1 : That the zone classification of the following described property is hereby
changed as follows:
From R-PZD 04-04.00, Residential Planned Zoning District
to R-PZD 08-3022 Stonewood Gardens as shown in Exhibit
"A" and depicted in Exhibit `B" attached hereto and made a
part hereof.
Section 2: That the change in zoning classification is based upon the approved master
development plan, development standards, statement of commitments and the conditions of approval
as submitted, determined appropriate and approved by the City Council; further, that the conditions
of approval shall be filed and available for viewing in the office of the City Clerk/Treasurer of the
City of Fayetteville.
Section 3 : That this ordinance shall take effect and be in full force at such time as all of
the requirements of the master development plan have been met.
Section 4: That the official zoning map of the City of Fayetteville, Arkansas, is hereby
amended to reflect the zoning change provided in Section 1 above. T46 y eve 00
R
PASSED and APPROVED this 5th day of August, 2008. rU ; p
OFAYETTEVILLE ;
APPROVE ATTEST- rz: `
.9S,KANSP� �'�
By: 4By: �•'`y„v 0
DA COODY, Mayor SON51WSMITH, City Clerk/Treasurer
ZIP
¢ tvx, '.?rgn^i4�tlri�r`G'�'�`YY�, t �,
a'IAS Mir+°" "13t`x'v"`4Yk`" .Isi> r§
v-44
-�- =t ' ��'�W �.��e °^ k�• � mai '�a\ � � �: �� ws�'�y-H a �
eeee
OR
- 'a", .is \ 4.Y
ac` T' yMy ` 5f
^xs iF
WPM $ 3 e5k P e Y a +5"
Ks MI
i+is `
NO
Milli
.fes F �^^
�`��� � aYy �y �`%\ ,Um""�&✓ 'si�u��sr �� {rA t Fn � ma+.? � � � �u. '\-lb?, ° '` {Ex' > r 'Anr�
.e
EXHIBIT "B"
R-PZD 08-3022
PART OF THE SE 1 /4 OF THE SW 1/4 OF SECTION 18, T17N, R29W IN WASHINGTON
COUNTY, ARKANSAS AND BEING MORE PARTICULARLY DESCRIBED AS FOLLOWS:
BEGINNING AT THE NW CORNER OF SAID SE 1 /4 , SW 1/4 THENCE S00026502"E 110.00
FEET TO THE P.O.B., THENCE N89033 '5811E 122.33 FEET, THENCE S32050929"E 378. 17
FEET, THENCE S00026102"E 231 .35 FEET, THENCE S89040340"W 325 .00 FEET, THENCE
N00026'02"W. 549.99 FEET TO THE P.O.B.; CONTAINING 3 .36 ACRES MORE OR LESS
SUBJECT TO EASEMENTS AND RIGHT OF WAY OF RECORD.
CONDITIONS OF APPROVAL:
R-PZD 08-3022
Page 1 of 3
Conditions of Approval for R-PZD 08-3022 (Stonewood Gardens):
1 . At minimum, staff will recommend that Stonewood Court be constructed to include a stub
out for a future east connection, including pavement, curb, gutter, storm drains, and a 5 '
sidewalk on both sides. A turn lane may be needed at the entry to Crossover Road. Staff will
likely recommend money in lieu of sidewalk construction and other street improvements
along Crossover Road.
2. Staff recommends in favor of the proposed connectivity finding that the proposed future
connection will be beneficial to the neighborhood. In addition, the applicant is proposing
pedestrian access to the south, to provide connectivity to those undeveloped lots.
3 . Curb-cuts shall be limited to a maximum width of 16' at the right-of-way and shall be at least
5 ' from the property line. Shared driveways may be located on the property line. All
driveways shall otherwise meet the standards established in Chapter 172 Parking and
Loading.
4. This project is required to go through preliminary plat and final plat review and approval.
5 . The applicant shall dedicate right-of-way for Crossover Road and Stonewood Court pursuant
to the Master Street Plan at the time of final plat approval.
6. Project phasing. The applicant shall have one year from City Council approval of the PZD to
receive preliminary plat approval, one year from the date of preliminary plat approval to
obtain all development permits, and three years to obtain final plat approval with a one year
extension available for each time limit pursuant to Chapter 166.20 of the Unified
Development Code.
7. No portion of any structure (i.e., porches, overhangs, etc.) shall encroach into building
setbacks or utility easements.
8 . 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 homes
shall be designed with a "front fagade" fronting onto Stonewood Court and to have varied
facades to provide variety within the overall development. Articulation shall be required for
the west facades of the houses adjacent to Crossover Road (Lots I — 5).
9. Signs shall be permitted in accordance with Chapter 174 of the Fayetteville Unified
Development Code for single family residential subdivisions.
10. 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
CONDITIONS OF APPROVAL:
R-PZD 08-3022
Page 2 of 3
review of the Master Development Plan — Planned Zoning District by the City Council shall
also be binding.
11 . This development shall be required to comply with the Tree Preservation requirements (25%
minimum canopy) as set forth in the Unified Development Code at the time of development,
subject to approval by the Urban Forester.
12. Prior to preliminary plat submittal, the applicant shall submit the development plans to the
Parks Recreation and Advisory Board for review and recommendations regarding parkland
dedication.
13 . Landscape requirements as outlined in Chapter 177 shall be required with development plat
approval.
14. An ornamental fence shall be constructed along Crossover Road at the time of development
as proposed in the Master Development Plan; along with a vegetative buffer of trees and
shrubs. The fence shall not impede pedestrian access at the south boundary of the subject
property.
15. The location of fire department connections shall be approved and shown on the final plat.
16. All new street names and addresses shall be approved by the GIS Division.
17. The following revisions shall be made:
a. Page 4. Include in the paragraph about phasing and timeframe a statement regarding
the timeframe for final plat approval, as the development will be required to receive
Planning Commission approval of both preliminary and final plat requests prior to
the issuance of a building permit.
b. Page 5 . Add a column for a 0-foot side setback requirement for accessory structures
to allow for the proposed shared garage on Lots 10 and 11 .
c. Page 7. Add "Accessory Structures" to the far left column under Setback
Requirements.
d. Page 2 of the site plan. Add "Lot Width Minimum" under Bulk and Area
Regulations.
e. Page 2 of the site plan. Add the setback requirement for accessory structures.
f. Extend the 8' pedestrian access easement between Lots 7 and 8 to the southern
boundary of the subject property.
Standard Conditions of Approval:
18. Impact fees for fire, police, water, and sewer shall be paid in accordance with City ordinance.
19. Plat Review and Subdivision comments (to include written staff comments provided to the
CONDITIONS OF APPROVAL:
R-PZD 08-3022
Page 3 of 3
applicant or his representative, and all comments from utility representatives - AR Western
Gas, SWBT, Ozarks, SWEPCO, Cox Communications).
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 . All overhead electric lines 12kv and under shall be relocated underground. All proposed
utilities shall be located underground.
22. Street lights shall be installed adjacent to all public and private streets (not alleys), with a
separation of no greater than 300 feet.
23 . All exterior lighting is required to comply with the City's lighting ordinance. A lighting plan
and cut-sheets of the proposed exterior light fixtures shall be required to be approved by
Planning Staff prior to building permit.
24. Prior to the issuance of a building permit the following is required:
a. Grading and drainage permits
b. An on-site inspection by the Landscape Administrator of all tree protection
measures prior to any land disturbance.
C. Separate easement plat for this project that shall include the tree preservation
area.
d. Project Disk with all final revisions
e. Completion of all required improvements or the placement of a surety with
the City (letter of credit, bond, escrow) as required by Section 158.01
"Guarantees in Lieu of Installed Improvements" to guarantee all incomplete
improvements. Further, all improvements necessary to serve the site and
protect public safety must be completed, not just guaranteed, prior to the
issuance of a Certificate of Occupancy.
1 .
City of Fayetteville Staff Review Form /5
163
City Council Agenda Items 51 �; i
and :�Pzb D8
Contracts, Leases or Agreements ! , , • 1016
August 5, 2008 �a 4vz�aalS
City Council Meeting Date
Agenda Items Only
Jeremy Pate Planning Operations
Submitted By Division Department
Action Required:
R-PZD 08-3022: Planned Zoning District (Stonewood Gardens, 60): Submitted by Jorgensen & Associates for
property located near the southeast corner of Crossover and Albright Road containing approximately 3.36 acres. The
request is for zoning and land use approval of a Residential Planned Zoning District with 15 single family dwelling
units.
Cost of this request Category I Project Budget Program Category / Project Name
Account Number Funds Used to Date Program I Project Category Name
Project Number Remaining Balance Fund Name
Budgeted Item Budget Adjustment Attached
77 - MD6 Previous Ordinance or Resolution #
Department 'recto Date
Original Contract Date:
0 Original Contract Number:
City Attor Date
Received in City REQ
Clerk's Office
Finance and Internal Service Director Date
// Received in ��p•
Mayor's Office
Mayor Da e
Comments:
Revised April 16, 2007
City Council Meeting of August 15, 2008
Agenda Item Number
CITY COUNCIL AGENDA MEMO
To: Mayor and City Council
Thru: Gary Dumas, Director of Operations \p
From: Jeremy C. Pate, Director of Current Planning a'
Date: July 15, 2008
Subject: Residential Planned Zoning District for Stonewood Gardens (R-PZD 08-3022)
RECOMMENDATION
Staff recommends approval of an ordinance creating a Residential Planned Zoning
District (R-PZD) for Stonewood Gardens, 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 3 .36 acres. The proposal consists of 15
detached single-family homes with shared drives and zoning criteria indicative of the
RSF-8 zoning district.
BACKGROUND
In May of 2004, the City Council approved a Residential Planned Zoning District (R-
PZD) on the subject property for 12 single family dwellings on a gated, private street that
ended in a cul-de-sac in the R-PZD zoning district. Prior to that approval, the property
was zoned R-0, Residential Office. Because the original developer could not finish the
project, the applicant submitted a revised proposal in 2007 that included the subject
property and two additional properties to the south for a total of 4.64 acres within two
planning areas, containing 21 attached dwelling units and 7 detached dwelling units and a
street connecting to the cul-de-sac south of the subject property. On November 26, 2007,
the Planning Commission voted to forward the revised request to the City Council with a
recommendation of approval and the condition that the applicant construct an additional
street and stub-out to the east.
Unable to move forward to the City Council with the second proposal, the applicant
submitted a revised zoning and land use proposal for the original 3 .36 acres, containing
one planning area with designated green space and 15 detached single family homes with
shared drives. The density proposed for the project (15 dwelling units on 3 .36 acres) is
4.46 dwelling units/acre. The proposal includes one interior public street, to which all lots
will front, with a stub out to the east for future connectivity and a public pedestrian
access easement and 4' sidewalk for future connection to the properties zoned R-0
located to the south of the subject property. Similar to the previous proposal, the single-
family lots are indicative of the RSF-8 zoning district criteria with a typical lot width of
50 feet and reduced front setbacks.
City Council Meeting of August 15, 2008
Agenda Item Number
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 08-3022, STONEWOOD
GARDENS, LOCATED NEAR THE SOUTH EAST CORNER OF
CROSSOVER AND ALBRIGHT ROAD; CONTAINING
APPROXIMATELY 3 .36 ACRES; AMENDING THE OFFICIAL
ZONING MAP OF THE CITY OF FAYETTEVILLE; AND
ADOPTING THE ASSOCIATED MASTER DEVELOPMENT
PLAN.
BE IT ORDAINED BY THE CITY COUNCIL OF THE CITY OF FAYETTEVILLE,
ARKANSAS:
Section 1 : That the zone classification of the following described property is hereby
changed as follows:
From R-PZD 04-04.00, Residential Planned Zoning District
to R-PZD 08-3022 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
4
r 8
Y
'• F x ; -1 5��.eYe�roy
' S'v
r
�� ��� ,r 5 � A k Y - - N '2 ,4�+�� �✓}
' . Y� tet" '> .'- �"i <cy� ,� •� � .�`s^"F.�.a�� r"T-.'`�irK
r<� � y `�� � � 3.t• }'Yf4 . � '- `S��y'^jl} v tY3
` r 4
c I e
A ,
EXHIBIT "B"
R-PZD 08-3022
PART OF THE SE % OF THE SW '/a OF SECTION 18, T17N, R29W IN WASHINGTON
COUNTY, ARKANSAS AND BEING MORE PARTICULARLY DESCRIBED AS FOLLOWS :
BEGINNING AT THE NW CORNER OF SAID SE 1/4 , SW '/< THENCE S00026102"E 110.00
FEET TO THE P.O.B., THENCE N89033758"E 122.33 FEET, THENCE S32050129"E 378. 17
FEET, THENCE S00026502"E 231 .35 FEET, THENCE S89040740"W 325.00 FEET, THENCE
N00026'02"W 549.99 FEET TO THE P.O.B.; CONTAINING 3 .36 ACRES MORE OR LESS
SUBJECT TO EASEMENTS AND RIGHT OF WAY OF RECORD.
CONDITIONS OF APPROVAL:
R-PZD 08-3022
Conditions of Approval for R-PZD 08-3022 (Stonewood Gardens):
1. At minimum, staff will recommend that Stonewood Court be constructed to
include a stub out for a future east connection, including pavement, curb, gutter,
storm drains, and a 5' sidewalk on both sides. A turn lane may be needed at the
entry to Crossover Road. Staff will likely recommend money in lieu of sidewalk
construction and other street improvements along Crossover Road.
2. Staff recommends in favor of the proposed connectivity finding that the proposed
future connection will be beneficial to the neighborhood. In addition, the
applicant is proposing pedestrian access to the south, to provide connectivity to
those undeveloped lots.
3. Curb -cuts shall be limited to a maximum width of 16' at the right-of-way and
shall be at least 5' from the property line. Shared driveways may be located on the
property line. All driveways shall otherwise meet the standards established in
Chapter 172 Parking and Loading.
4. This project is required to go through preliminary plat and final plat review and
approval.
5. The applicant shall dedicate right-of-way for Crossover Road and Stonewood
Court pursuant to the Master Street Plan at the time of final plat approval.
6. Project phasing. The applicant shall have one year from City Council approval of
the PZD to receive preliminary plat approval, one year from the date of
preliminary plat approval to obtain all development permits, and three years to
obtain final plat approval with a one year extension available for each time limit
pursuant to Chapter 166.20 of the Unified Development Code.
No portion of any structure (i.e., porches, overhangs, etc.) shall encroach into
building setbacks or utility easements.
8. 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 homes shall be designed with a "front fa�ade"
fronting onto Stonewood Court and to have varied facades to provide variety
within the overall development. Articulation shall be required for the west facades
of the houses adjacent to Crossover Road (Lots I — 5).
9. Signs shall be permitted in accordance with Chapter 174 of the Fayetteville
Unified Development Code for single family residential subdivisions.
10. 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.
11. This development shall be required to comply with the Tree Preservation
requirements (25% minimum canopy) as set forth in the Unified Development
Code at the time of development, subject to approval by the Urban Forester.
12. Prior to preliminary plat submittal, the applicant shall submit the development
plans to the Parks Recreation and Advisory Board for review and
recommendations regarding parkland dedication.
13. Landscape requirements as outlined in Chapter 177 shall be required with
development plat approval.
14. An ornamental fence shall be constructed along Crossover Road at the time of
development as proposed in the Master Development Plan; along with a
vegetative buffer of trees and shrubs. The fence shall not impede pedestrian
access at the south boundary of the subject property.
15. The location of fire department connections shall be approved and shown on the
final plat.
16. All new street names and addresses shall be approved by the GIS Division.
17. The following revisions shall be made:
a. Page 4. Include in the paragraph about phasing and timeframe a statement
regarding the timeframe for final plat approval, as the development will be
required to receive Planning Commission approval of both preliminary
and final plat requests prior to the issuance of a building .permit.
b. Page 5. Add a column for a 0 -foot side setback requirement for accessory
structures to allow for the proposed shared garage on Lots 10 and 11.
c. Page 7. Add "Accessory Structures" to the far left column under Setback
Requirements.
d. Page 2 of the site plan. Add "Lot Width Minimum" under Bulk and Area
Regulations.
e. Page 2 of the site plan. Add the setback requirement for accessory
structures.
f. Extend the 8' pedestrian access easement between Lots 7 and 8 to the
southern boundary of the subject property.
Standard Conditions of Approval:
18. Impact fees for fire, police, water, and sewer shall be paid in accordance with City
ordinance.
19. Plat Review and Subdivision comments (to include written staff comments
provided to the applicant or his representative, and all comments from utility
representatives - AR Western Gas, SWBT, Ozarks, SWEPCO, Cox
Communications).
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. All overhead electric lines 12kv and under shall be relocated underground. All
proposed utilities shall be located underground.
22. Street lights shall be installed adjacent to all public and private streets (not alleys),
with a separation of no greater than 300 feet.
23. All exterior lighting is required to comply with the City's lighting ordinance. A
lighting plan and cut -sheets of the proposed exterior light fixtures shall be
required to be approved by Planning Staff prior to building permit.
24. Prior to the issuance of a building permit the following is required:
a. Grading and drainage permits
b. An on -site inspection by the Landscape Administrator of all tree
protection measures prior to any land disturbance.
c. Separate easement plat for this project that shall include the tree
preservation area.
d. Project Disk with all final revisions
e. Completion of all required improvements or the placement of a
surety with the City (letter of credit, bond, escrow) as required by
Section 158.01 "Guarantees in Lieu of Installed Improvements" to
guarantee all incomplete improvements. Further, all improvements
necessary to serve the site and protect public safety must be
completed, not just guaranteed, prior to the issuance of a
Certificate of Occupancy.
ARKANSAS
eeville
PC Meeting July 14, 2008
THE CITY OF FAYETTEVILLE, ARKANSAS
125 W. Mountain St.
Fayetteville, AR 72701
PLANNING DIVISION CORRESPONDENCE Telephone: (479) 575-8267
TO: Fayetteville Planning Commission
FROM: Dara Sanders, Current Planner
Matt Casey, Assistant City Engineer
THRU: Jeremy Pate, Director of Current Planning
DATE: July ,8 2008 Updated July 15, 2008
R-PZD 08-3022: (STONEWOOD GARDENS, 060): Submitted by JORGENSEN &
ASSOCIATES for property located at THE SE CORNER OF CROSSOVER AND ALBRIGHT.
The property is zoned R-PZD, RESIDENTIAL PLANNED ZONING DISTRICT and contains
approximately 3.36 acres. The request is for Zoning and Land Use approval of a Residential
Planned Zoning District with 15 single family dwelling units. 0
Planner: Dara Sanders
Findings:
Property Background: The subject property is located adjacent to Crossover Road and was
initially approved by the City Council in May of 2004 for 12 single family dwellings on a gated,
private street that ended in a cul-de-sac in the R-PZD zoning district. Prior to that approval, the
property was zoned R -O, Residential Office. Most of the waterlines and sewer lines have been
installed, a portion of the drainage has been installed, and the street has been "cut -in".
Because the original developer could not finish the project, the applicant submitted a revised
proposal in 2007 that included the subject property and two additional properties to the south for
a total of 4.64 acres within two planning areas. The proposal contained 21 attached dwelling
units and 7 detached dwelling units, an overall density of 6.03 dwelling units/acre, designated
green space, and a street connecting to the cul-de-sac south of the subject property.
On November 26, 2007, the Planning Commission forwarded the revised request to the City
Council with a recommendation of approval and the condition that the applicant construct an
additional street and stub -out to the east. Unable to move forward to the City Council with the
second proposal, the applicant has submitted a revised zoning and land use proposal for the
original 3.36 acres.
Proposal: The applicant proposes one planning area with designated green space and 15
detached single family homes with shared drives. The density proposed for the project (15
dwelling units on 3.36 acres) is 4.46 dwelling units/acre. The proposal includes one interior
public street, to which all lots will front, with a stub out to the east for future connectivity and a
K IReports120081PC Reportsll3-July 1418-PZD 08-3022 (Stanwood Gardens).doc
public pedestrian access easement and 4' sidewalk for future connection to the properties zoned
R -O located to the south of the subject property. Similar to the previous proposal, the single-
family lots are indicative of the RSF-8 zoning district criteria with a typical lot width of 50 feet
and reduced front setbacks. The applicant proposes hidden garages and shared drives to reduce
pavement and promote traditional residential development. Surrounding land use and zoning are
listed in Table 1.
Table I: Surrounding Land Use/Zoning
Direction
Land Use
Zoning
North
Single family
RSF-4, Single Family Res. 4 DU/Acre
South
Single family
R -O, Residential Office
East
Single family
RSF-4, Single Family Res. 4 DU/Acre
West
Lake Fayetteville, Botanical Gardens
R -A, Residential Agricultural
Request: The request is for zoning and land use approval only for a Master Development Plan of
a Residential Planned Zoning District with 15 single-family detached lots and I detention pond.
If the PZD is approved as proposed the project would be required to go through preliminary and
final plat approval prior to development.
Adjacent Master Street Plan Streets: Crossover Road (Principal Arterial Parkway)
Right-of-way to be dedicated: Right-of-way in the amount of 53.5' from centerline for
Crossover Road and 25' from centerline for Stonewood Court shall be dedicated with approval
of the final plat. Staff recommends money in lieu of sidewalk construction along Crossover Road
for the preliminary plat of the development.
Connectivity: Currently, Castlewood Lane ends in a cul-de-sac. The applicant proposes to
remove the cul-de-sac and curve Stonewood Court to the east property line for a future
connection to the neighboring residential developments.
Phasing: The applicant is proposing to develop the property in one phase. The applicant shall
have one year from City Council approval of the PZD to receive preliminary plat approval, one
year to obtain all development permits, and three years to obtain final plat approval with a one
year extension available for each time limit pursuant to Chapter 166.20 of the Unified
Development Code.
Infrastructure:
Streets: The site has access to Crossover Road. Crossover Road is an unimproved paved
3 lane highway and designated as highway 265. Street improvements will be
evaluated with the proposed development.
Water: Public water is available to the property. The previously approved development
for this property installed an 8" main and fire hydrants that connect to the existing
8" watermain in Stonewood Subdivision. Water may need to be relocated within
KAlReports120081PC Reportsll3Juiy 141R-PZD 08-3022 (Stonewood Gardens).doc
the property based on the revised street layout at the time of development to
provide domestic service and fire protection.
Sewer: Sanitary sewer is available to the site. The previously approved development for
this property installed 8" sanitary sewer mains and a sanitary sewer lift station
that will discharge into the Stonewood Subdivision sanitary sewer gravity system.
Sewer may need to be relocated within the property based on the revised street
layout at the time of development to provide sanitary sewer service. The sanitary
sewer lift station will also be required to meet current requirements at the time of
development.
Fire: This development will be protected by Engine 5 located at 2979 N. Crossover. It
is 2.7 miles from the station with an anticipated response time of 4 minutes to the
beginning of the development. The Fire Department anticipates 3(2 EMS — I
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.
Police: It is the opinion of the Fayetteville Police Department that this R-PZD will not
•
substantially alter the population density, and create an appreciable or undesirable
increase in the load on police services. This R-PZD will not create an appreciable
increase in traffic danger and congestion.
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. The applicant's proposal is arranged in a manner that will save
some of the significant trees on site.
Public Comment:
Staff has
received public
comment
from
the property owner to the east,
citing concerns with
the existing
detention pond
regarding
weeds
and mosquitoes.
Recommendation: Finding that the proposed rezoning and development approval meets many
of the primary goals of the Planned Zoning District ordinance and policies adopted within the
City Plan 2025 as noted herein, staff recommends forwarding R-PZD 08-3022 to the City
Council with a recommendation of approval with the following conditions:
Conditions of Approval:
1. Planning Commission determination of street improvements. The Planning Commission
will make final determinations of street improvements at the time of development. At
minimum, staff will recommend that Stonewood Court be constructed to include a stub
out for a future east connection, including pavement, curb, gutter, storm drains, and a 5'
sidewalk on both sides. A turn lane may be needed at the entry to Crossover Road. Staff
will likely recommend money in lieu of sidewalk construction and other street
K: IReports120081PC Reportsll3,hdy141R-P7D 08-3022 (Stanwood Gardens).doc
improvements along Crossover Road.
7/14/08: THE PLANNING COMMISSION FOUND IN FAVOR OF STREET
IMPROVEMENTS.
2. Planning Commission determination of adequate connectivity. A future connection from
Stonewood Court to the east is proposed. Staff recommends in favor of the proposed
connectivity finding that the proposed future connection will be beneficial to the
neighborhood. In addition, the applicant is proposing pedestrian access to the south, to
provide connectivity to those undeveloped lots.
7/14/08: THE PLANNING COMMISSION FOUND IN FAVOR OF CONNECTIVITY.
3. Curb -cuts shall be limited to a maximum width of 16' at the right-of-way and shall be at
least 5' from the property line. Shared driveways may be located on the property line. All
driveways shall otherwise meet the standards established in Chapter 172 Parking and
Loading.
4. This project is required to go through preliminary plat and final plat review and approval.
5. The applicant shall dedicate right-of-way for Crossover Road and Stonewood Court
pursuant to the Master Street Plan at the time of final plat approval.
6. Project phasing. The applicant shall have one year from City Council approval of the
PZD to receive preliminary plat approval, one year from the date of preliminary plat
approval to obtain all development permits, and three years to obtain final plat approval
with a one year extension available for each time limit pursuant to Chapter 166.20 of the
Unified Development Code.
7. No portion of any structure (i.e., porches, overhangs, etc.) shall encroach into building
setbacks or utility easements.
8. 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 homes shall be designed with a "front facade" fronting onto Stonewood
Court and to have varied facades to provide variety within the overall development.
Articulation shall be required for the west facades of the houses adjacent to Crossover
Road (Lots 1-5).
9. Signs shall be permitted in accordance with Chapter 174 of the Fayetteville Unified
Development Code for single family residential subdivisions.
10. 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
K: IReportst20081PC Reporisll3July l4I R-PZD 08-3022 (Stonewood Gardens).doe
City Council shall also be binding.
H. This development shall be required to comply with the Tree Preservation requirements
(25% minimum canopy) as set forth in the Unified Development Code at the time of
development, subject to approval by the Urban Forester.
12. Prior to preliminary plat submittal, the applicant shall submit the development plans to
the Parks Recreation and Advisory Board for review and recommendations regarding
parkland dedication.
13. Landscape requirements as outlined in Chapter 177 shall be required with development
plat approval.
14. An ornamental fence shall be constructed along Crossover Road at the time of
development as proposed in the Master Development Plan; along with a vegetative buffer
of trees and shrubs. The fence shall not impede pedestrian access at the south boundary of
the subject property.
15. The location of fire department connections shall be approved and shown on the final
plat.
16. All new street names and addresses shall be approved by the GIS Division.
17. The following revisions shall be made:
a. Page 4. Include in the paragraph about phasing and timeframe a statement
regarding the timeframe for final plat approval, as the development will be
required to receive Planning Commission approval of both preliminary and final
plat requests prior to the issuance of a building permit.
b. Page 5. Add a column for a 0 -foot side setback requirement for accessory
structures to allow for the proposed shared garage on Lots 10 and 11.
c. Page 7. Add "Accessory Structures" to the far left column under Setback
Requirements.
d. Page 2 of the site plan. Add "Lot Width Minimum" under Bulk and Area
Regulations.
e. Page 2 of the site plan. Add the setback requirement for accessory structures.
f. Extend the 8' pedestrian access easement between Lots 7 and 8 to the southern
boundary of the subject property.
Standard Conditions of Approval:
18. Impact fees for fire, police, water, and sewer shall be paid in accordance with City
ordinance.
19. Plat Review and Subdivision comments (to include written staff comments provided to
the applicant or his representative, and all comments from utility representatives - AR
K: IReports120081PC ReportsU3-July 1418-PZD 08-3022 (Stone wood GardensJ.doc
Western Gas, SWBT, Ozarks, SWEPCO, Cox Communications).
20. Staff approval of final detailed, plans, specifications and calculations (where applicable)
for grading, drainage, water, sewer, fire protection, streets @ublic and private),
sidewalks, parking lot(s) and tree preservation. The information submitted for the plat
review process was reviewed for general concept only. All public improvements are
subject to additional review and approval. All improvements shall comply with City's
current requirements.
21. All overhead electric lines l2kv and under shall be relocated underground. All proposed
utilities shall be located underground.
22. Street lights shall be installed adjacent to all public and private streets (not alleys), with a
separation of no greater than 300 feet.
23. All exterior lighting is required to comply with the City's lighting ordinance. A lighting
plan and cut -sheets of the proposed exterior light fixtures shall be required to be approved
by Planning Staff prior to building permit.
24. Prior to the issuance of a building permit the following is required:
a. Grading and drainage permits
b. An on -site inspection by the Landscape Administrator of all tree
protection measures prior to any land disturbance.
c. Separate easement plat for this project that shall include the tree
preservation area.
d. Project Disk with all final revisions
e. Completion of all required improvements or the placement of a surety
with the City (letter of credit, bond, escrow) as required by Section 158.01
"Guarantees in Lieu of Installed Improvements" to guarantee all
incomplete improvements. Further, all improvements necessary to serve
the site and protect public safety must be completed, not just guaranteed,
prior to the issuance of a Certificate of Occupancy.
Planning Commission Action: Tabled
Motion: Graves
Second: Myres
Vote: 7-0-0
Meeting Date: July 14, 2008
x Forwarded to C.C. Denied
K: IReports120081PC ReportsI J3 -Jury 141R-PZD 08-3022 (Stanwood Garden4.doc
Sec. 166.06. Planned Zoning Districts (PZD).
(E) Approval or Rejection Criteria for Planned Zoning Districts
The following criteria shall be considered by the Planning Commission and City Council in the
review of a planned zoning district application based on the proposed master development plan:
(I) Whether the application is in compliance with the requirements of the UDC and the City
Plan 2025;
FINDING: Staff finds the application to be in compliance with the Master Development Plan -
Planned Zoning District criteria established by the City Council. City Plan 2025 designates this
site as a Residential Neighborhood Area. The proposed zoning and development criteria
encourage a layout that promotes walkability and traditional residential urban design.
Rezoning this property to R-PZD 08-3022 with single-family dwelling units at an average
density of 4.46 units per acre is consistent with the land use plan and the surrounding land use.
Goal 2: We will discourage suburban sprawl. Staff finds that the proposed development is an
infill project that promotes walkability in close proximity to two large city/community parks
and neighborhood services and will utilize existing infrastructure and city services that are
nearby while protecting the integrity of the predominantly single-family residential
neighborhood to the north, cast, and south.
Goal 3: We will make traditional town form the standard. Staff finds that the proposed
development supports the City's goal to promote traditional town form, contributing a variety
of housing types and lot sizes in close proximity to a commercial node (Crossover and Zion
intersection) in a growing neighborhood with an overall mixture of uses that include eating
places, professional offices, retail stores, recreational establishments, and a variety of
residential types and densities.
Goal 4: We will grow a livable transportation network. Staff finds that the proposed development
supports the City's goal to create a multi -modal transportation network. The applicant
proposes to construct a public street (Stonewood Court) to City standards and a stub out to the
cast for a future connection to several dead-end streets within the residential development less
than one half mile to the east of the subject property. The applicant also proposes a pedestrian
access casement and sidewalk to connect with the property to the south, which under the
current zoning could potentially contain professional offices, neighborhood retail shopping,
restaurants, a video store, etc — all of which could serve this development and the surrounding
neighborhoods.
(2) Whether the application is in compliance with all applicable statutory provisions;
FINDING: The application has been reviewed and found to be compliant with applicable
statutory provisions.
(3) Whether the general impact of the rezoning, would adversely impact the provision of
public facilities and services;
K:IReportsl20081PC Repxutsl13-Juiv 141R-PZD 03-3022 (Stonewood Gardens).doc
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 proposed development will yield a slightly higher density than the developed
neighborhood to the southeast. However, an overall density of 4.46 units/acre is compatible
with surrounding developments, given that the proposal incorporates this higher density,
single-family development adjacent to Crossover Road, designated a Principal Arterial
Parkway by the Master Street Plan.
(5) Whether the subject land is suitable for the intended use and is compatible with the
natural environment;
FINDING: The intended use is suitable for the subject property and the surrounding
development. The majority of the site will be developed, though the houses will be arranged
and built in a manner that will preserve the significant canopy. Furthermore, Lot 16 has been
designated as an unbuildable lot detention and recreational space. The applicant proposes to
coordinate with the utility companies the placement of all utility easements in an attempt to
increase canopy preservation.
(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
Crossover 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. Improvements to
Crossover Road are anticipated to be recommended with preliminary plat approval.
(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
K: IReports120081PC ReponsU3-Ju(y 1418-PZD 08-3022 (Stonewood Gardens).doc
(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 subject infill development should be compatible with surrounding
developments, as single-family detached residences of a slightly higher density will be the
primary use permitted. Since the proposal is not for development rights a tree preservation
plan has not been reviewed. However, the applicant has designed the site in a manner that will
provide sufficient green space and preserve canopy.
(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: The applicant proposes screening along Crossover Road for the residential uses
proposed.
(3) Traffic circulation. The following traffic circulation guidelines shall apply:
(a) The adequacy of both the internal and external street systems shall be reviewed in light of
the projected future traffic volumes.
(b) The traffic circulation system shall be comprised of a hierarchal scheme of local collector
and arterial streets, each designed to accommodate its proper function and in appropriate
relationship with one another.
(c) Design of the internal street circulation system must be sensitive to such considerations
as safety, convenience, separation of vehicular and pedestrian traffic, general
attractiveness, access to dwelling units and the proper relationship of different land uses.
(d) Internal collector streets shall be coordinated with the existing external street system,
providing for the efficient flow of traffic into and out of the planned zoning development.
K:1 Repons1200SIPC Reports 1 /3 -July /41 R-P7_D 08-3022 (Stonemood GardensJ.doc
(e) Internal local streets shall be designed to discourage through traffic within the planned
zoning development and to adjacent areas.
(1) Design provisions for ingress and egress for any site along with service drives and
interior circulation shall be that required by Chapter 166 Development of this code.
FINDING: All properties will front onto Stonewood Court and will be served by shared access
driveways as indicated on the site plan. Curb -cuts shall be limited to a maximum width of 16'
at the right-of-way and shall be at least 5' from the property line. Shared driveways may be
located on the property line. All driveways shall otherwise meet the standards established in
Chapter 172 Parking and Loading.
(4) Parking standards. The off-street parking and loading standards found in Chapter 172
Parking and Loading shall apply to the specific gross usable or leasable floor areas of the
respective use areas.
FINDING: Parking is to be provided on -site for each residential lot. On -street parking will be
permitted in accordance with city codes for the street constructed.
(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: The applicant's proposal has met the open space requirements for single-family
developments and further designates Lot 15 as common, open space.
(6). Sidewalks. As required by § I66.03.
FINDING: A 5' sidewalk is to be constructed on both sides of Stonewood Court and money in
lieu of a sidewalk along Crossover Road will likely be recommended at the time of development
submittal.
(7) Street Lights. As required by § 166.03.
FINDING: Street lights are to be provided at all intersections and with a maximum separation
of 300 feet along all streets.
(8) Water. As required by § 166.03.
FINDING: Public water will he 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
K:I Reporrs1200611'C Reports l3 -July 141R-t'%D 08-3022 (Sronenvod Gardens).doc
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 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
K:IReports12008V'C Repo'lsV3-July 1418-PZD 08-3022 (Stonewood Got dens).doc
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) ]'here 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: All public and private streets/drives shall conform to city standards, which have
been indicated in the submitted statement of commitments. Public and Private streets shall not
be gated, unless permitted by express approval from the City Council.
(II) Construction of nonresidential facilities. Prior to issuance of more than eight building
permits for any residential PZD, all approved nonresidential facilities shall be constructed. In
the event the developer proposed to develop the PZD in phases, and the nonresidential
facilities are not proposed in the initial phase, the developer shall enter into a contract with
the City to guarantee completion of the nonresidential facilities.
FINDING:
All development on the site shall
be phased
according to the phasing plan and
conditions
herein. There are no nonresidential
facilities
proposed.
(12) Tree preservation. All PZD developments shall comply with the requirements for tree
preservation as set forth in Chapter 167 Tree Preservation and Protection. The location of
trees shall be considered when planning the common open space, location of buildings,
underground services, walks, paved areas, playgrounds, parking areas, and finished grade
levels.
FINDING: A tree preservation plan shall be submitted at the time of development. Canopy
calculations shall be based upon a minimum 25% canopy preservation required.
(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
K:IRepons120081PC Reports/3-July141R-PZD 08-3022 (Seoneuood Gardens).doc
Commercial Structures.
FINDING: The applicant has proposed design standards for residential structures; no
commercial uses are proposed.
(14) View protection. The Planning Commission shall have the right to establish special
height and/or positioning restrictions where scenic views are involved and shall have the
right to insure the perpetuation of those views through protective covenant restrictions.
FINDING: Staff finds no specific scenic views to be protected on the subject property.
(E) Revocation.
(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.
(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 PlanningCommission 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
K:IReports120081PC Retorts(13-Juts 141R-PZD 08-3022 'Stone�rood Gardens).doc
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 pernanent, rather than for a period of years.
(d) The association must be responsible for the maintenance of recreational and other
common facilities covered by the agreement and for all liability insurance, local taxes and
other public assessments.
(e) Homeowners must pay their pro rata share of the initial cost; the maintenance assessment
levied by the association must be stipulated as a potential lien on the property. The
association must be able to adjust the assessment to meet changing needs.
FINDING: The applicant shall comply with these requirements.
Sec. 161.25 Planned Zoning District
(A) Purpose. Tire 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.
K:IReportsO008U'C Reports 113 -Jul y I4tR-PZD 08-3022 tStonewood Gardens).doc
(2) Compatibility. Providing for compatibility with the surrounding land uses.
(3) ' Harmony. Providing for an orderly and creative arrangement of land uses that are
harmonious and beneficial to the community.
(4) Variety- Providing for a variety of housing types, employment opportunities or
commercial or industrial services, or any combination thereof, to achieve variety and
integration of economic and redevelopment opportunities.
(5) No negative impact. Does not have a negative effect upon the future development of
the area;
(6) Coordination. Permit coordination and planning of the land surrounding the PZD and
cooperation between the city and private developers in the urbanization of new lands
and in the renewal of existing deteriorating areas.
(7) Open space. Provision of more usable and suitably located open space, recreation
areas and other common facilities that would not otherwise be required under
conventional land development regulations.
(8) Natural features. Maximum enhancement and minimal disruption of existing natural
features and amenities.
(9) General Plan. Comprehensive and innovative planning and design of mixed use yet
harmonious developments consistent with the guiding policies of the General Plan.
(10) Special Features. Better utilization of sites characterized by special features of
geographic location, topography, size or shape.
FINDING: Staff finds that the proposed development is compatible with the surrounding and
adjacent land uses, will be beneficial to the community, and is a result of consideration of the
existing natural features specific to the subject property. Page 2 of the site plan indicates the
existing trees that are proposed to be preserved. The applicant proposes a pedestrian access
easement and sidewalk for future pedestrian access to the property to the south in order to
better utilize special features of both sites. This access was coordinated with the lot
arrangements and setbacks proposed for Stonewood Gardens and the easements and lot
arrangements of the adjacent property.
Staff finds this proposal meets the intent of many of the parameters of the City Plan 2025, as
well as the above criteria, including flexibility in density, compatibility with surrounding land
uses and integration of a varied housing type and lot size in an infill situation. The proposal
best fits the flexibility and variety goals of the intent of the Planned Zoning District, offering
attached and detached single-family housing types, recreational green space, a variety of lot
arrangements, and lot dimensions.
The following guiding policies within Residential Neighborhood Areas are applicable to this
K:IReporns120081PC Reporlsl/3-Jule I41R-P7D 08-3022 (Smnewood Gardens).doc
development, and help to achieve the nine primary goals of the City Plan 2025:
Residential Neighborhood Areas:
a. Where possible, encourage a block -and -street layout that promotes walkable,
cyclist friendly road designs with slow design speeds.
b. Utilize principles of traditional residential urban design to create compatible,
livable, and accessible neighborhoods.
c. Discourage design elements that prohibit complete, compact, connected
neighborhoods such as cul-de-sacs, gated communities, etc.
d. Minimize through traffic on minor residential streets, while providing connections
between neighborhoods to encourage openness and neighborliness.
e. Site new residential areas accessible to roadways, alternative transportation modes,
community amenities, infrastructure, and retail and commercial goods and
services.
(B) Rezoning. Property may be rezoned to the Planned Zoning District by the City Council in
accordance with the requirements of this chapter and Chapter 166, Development. Each rezoning
parcel shall be described as a separate district, with distinct boundaries and specific design and
development standards. Each district shall be assigned a project number or label, along with the
designation "PZD". The rezoning shall include the adoption of a specific master development plan
and development standards.
FINDING: The submitted development plats and Master Development Plan booklets, along
with the conditions of approval found applicable and appropriate, are binding with the
approval of the requested rezoning. Should the Planning Commission forward this item to the
City Council an ordinance will be drafted for consideration of rezoning this property in
accordance with the submittal herein.
(C) R PZD, Residential Planned Zoning District.
(1) Purpose and intent. The R-PZD is intended to accommodate mixed -use or clustered
residential developments and to accommodate single -use residential developments that are
determined to be more appropriate for a PZD application than a general residential rezone.
The legislative purposes, intent, and application of this district include, but are not limited to,
the following:
(a) To encourage a variety and flexibility in land development and land use for
predominately residential areas, consistent with the city's City Plan 2025 and the orderly
development of the city.
(b) To provide a framework within which an effective relationship of different land uses and
activities within a single development, or when considered with abutting parcels of land,
can be planned on a total basis.
(c) To provide a harmonious relationship with the surrounding development, minimizing
such influences as land use incompatibilities, heavy traffic and congestion, and excessive
demands on planned and existing public facilities.
K::I Reportsl2008IPC Reporfsl]3-Jul v 14(R-PZD 08-3022 (Sionex ood Gardens). doe
(d) To provide a means of developing areas with special physical features to enhance natural
beauty and other attributes.
(e) To encourage the efficient use of those public facilities required in connection with new
residential development.
FINDING: Staff is recommending approval of this application, finding the proposed R-PZD
meets the intent of the PZD ordinance as noted above. The requested R-PZD provides variety
and flexibility in land development while also providing a compatible relationship with
surrounding land uses.
(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, and
Industrial) zoning Districts established in the Unified Development Code shall be allowed
with Planning Commission approval, unless otherwise specified, subject to the code
governing Conditional Use requests.
FINDING: Permitted and Conditional uses are outlined in both the Master Development Plan
booklets and plats.
(4)
Condition.
In no instance shall the residential use area be less than
fifty-one percent (51%)
of the gross
floor area within the development.
FINDING: The residential uses on this property will be 100 percent of the gross floor area
within the development.
(F) Bulk and area regulations
(1) Residential density. Residential densities shall be determined on the basis of the following
considerations:
(a) The densities of surrounding development;
(b) the densities allowed under the current zoning;
(c) the urban development goals and other policies of the city's General Plan;
(d) the topography and character of the natural environment; and
(e) the impact of a given density on the specific site and adjacent properties.
FINDING: The surrounding development is consistent in density with large lot residential
properties and platted subdivisions typical of the RSF-4 zoning district. A density of 4.46
units/acre is appropriate given that the project is an infill development that is adjacent to a
State highway and located near retail and commercial establishments, as well as recreational
K:IReports12008lPC Reports113-July 141R-PZD 08-3022 (Sioneitood Gardens).doc
facilities, meets the urban development goal of the City's City Plan 2025, and will not have a
detrimental impact on the site and adjoining properties.
(2) Lot area and setback requirements. Taking into consideration the unique aspects of each
project, preliminary development plans for Planned Zoning Districts shall conform as closely
as possible to the existing standards for lot area minimums and setback requirements under
this chapter.
FINDING: Lot area minimums are varied on this project with structures oriented to the
street. Due to the unique nature of this development, it is not possible to conform to existing
standards for lot area minimums and setback requirements in a typical single-family district
without increasing the total pavement area.
(3) Building height. There shall be no maximum building height except as may be determined
by the Planning Commission during the review of the preliminary development plan based on
the uses within the development and the proximity of the development to existing or
prospective development on adjacent properties. A lesser height may be established by the
Planning Commission when it is deemed necessary to provide adequate light and air to
adjacent property and to protect the, visual quality of the community.
FINDING:
Building heights proposed
for this
project are typical of the single-family
developments
in the surrounding area, and
shall not
exceed 40'.
(4) Building area. The Planning Commission shall review specific proposed lot coverages
which generally correspond to the guidelines for lot coverage in the respective residential,
office, commercial or industrial district which most depicts said development scheme.
FINDING: The lot coverage or
building area on this project is
lower than the RSF-4 zoning
district, with a maximum of 35%
buildable
area permitted.
*Required Findings for Rezoning Request.
FINDINGS OF THE STAFF
A determination of the degree to which the proposed zoning is consistent with land use
planning objectives, principles, and policies and with land use and zoning plans.
Finding: Staff finds the proposal is consistent with the land use planning objectives,
principles and policies, as evidenced by the number of guiding policies for
Residential Neighborhood Areas this proposal meets, as discussed on Page 6 of this
report. The revised 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
K:I Repot ls12OO81 PC Reports 141 R-PZD O.S-3022 (Stonewood Gardens).doe
rezoning is proposed
Finding: The proposal is appropriate for the current R-PZD zoning and will allow for an
infill development that is somewhat unique in comparison to the residential
development pattern in the surrounding neighborhood, while also maintaining a
level of compatibility and sensitivity to surrounding properties.
A determination as to whether the proposed zoning would create or appreciably increase
traffic danger and congestion.
Finding:
Staff finds this
proposal
will not create or appreciably increase
traffic danger and
congestion.
4. A determination as to whether the proposed zoning would alter the population density and
thereby undesirably increase the load on public services including schools, water, and sewer
facilities.
Finding: Staff does not find that an undesirable increase in load on public services would be
created.
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: Not applicable. Staff is recommending approval of the request.
K:IRelrorts120081PC Reports/3-./uty 1418-PZD 08-3022 (Sionewood Garden.$).doc
JORGENSEN & ASSOCIATES
CIVIL ENGINEERS • SURVEYORS
124 WEST SUNBRIDGE, SUITE 5
June 5, 2008
City of Fayetteville
113 W. Mountain Street
Fayetteville, AR 72701
Attn: Planning Department
Re: Stonewood Gardens, PZD
FAYETTEVILLE, ARKANSAS 72703 ' (479) 442-9127' FAX (479) 5821807
DAVID L. JORGENSEN, P.E., P.L.S.
Enclosed herewith please find 10 copies of the Zoning & Development plans and 5 copies of the booklet
for the project mentioned above. This property is currently zoned R-PZD and was recently. brought
through the city but tabled by the developer in order to make some changes. The main request from the
Planning Commission was street connectivity so the street was continued to the east property as shown
on the plan. The developer has also reduced the amount of lots and this project will all be single family
detached homes. It contains 3.36 acres and has 15 units with lot 16 being green space and a detention
pond.
Please call concerning any questions you may have.
Thank you.
Sincerely;
J tin L. Jorgensen, E.I.
STRUCTURAL DESIGN ' LAND DEVELOPMENT ' WATER SYSTEMS ' WASTEWATER SYSTEMS' LAND SURVEYING
yCLLC'Anile
ARKANSAS
THE CITY OF FAYETTEVILLE, ARKANSAS
PC Meeting of July 14, 2008
PARKS AND RECREATION DIVISION CORRESPONDENCE
To: . Fayetteville Planning Commission
From: Carole Jones, Interim Urban Forester
Date: July 8, 2008
113 W. Mountain St.
Fayetteville, AR 72701
Telephone: (479) 444-3472
ITEM #: R-PZD o8-3022-: Planned Zoning District (Stonewood Gardens)
TREE PRESERVATION PLAN
>. 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 site has little existing canopy. 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 are a high priority for preservation. Groupings of quality
trees are also a high priority for preservation.
LANDSCAPE REGULATIONS
i. Landscape Regulations as defined in Chapter i77 will be required with
development plan approval. This shall include but not be limited to street
trees, detention facility plantings, adequate greenspace, etc.
Date 6/27/08
Jeremy Pate
Zoning and Development Director
City of Fayetteville
113 W. Mountain
Fayetteville, Arkansas 72701
Dear Director Pate,
This document is in response to the request for a determination of whether the proposed
R-PZD 08-3022: (Stonewood Gardens,060): Submitted by Jorgensen & Associates for
property located at the SE corner of Crossover and Albright would substantially alter the
population density and thereby undesirably increase the load on public services and
create an appreciable increase in traffic danger and congestion. The property contains
approximately 2.97 acres.
It is the opinion of the Fayetteville Police Department that this R-PZD will not
substantially alter the population density, and create an appreciable or undesirable
increase in the load on police services. This R-PZD will not create an appreciable
increase in traffic danger and congestion.
Sincerely,
Captain William Brown
Fayetteville Police Department
Engineering Division
R-PZD 08-3022: (STONEWOOD GARDENS, 060): Submitted by JORGENSEN &
ASSOCIATES for property located at THE SE CORNER OF CROSSOVER AND ALBRIGHT.
The property is zoned R-PZD, RESIDENTIAL PLANNED ZONING DISTRICT and contains
approximately 2.97 acres. The request is for Zoning and Land Use approval of a Residential
Planned Zoning District with 15 single family dwelling units. Planner: Dara Sanders
Public water is available to the property. The previously approved development for this property
installed an 8" main and fire hydrants that connect to the existing 8" watermain in Stonewood
Subdivision. Water may need to be relocated within the property based on the revised street
layout at the time of development to provide domestic service and fire protection.
Sanitary sewer is available to the site. The previously approved development for this property
installed 8" sanitary sewer mains and a sanitary sewer lift station that will discharge into the
Stonewood Subdivision sanitary sewer gravity system. Sewer may need to be relocated within
the property based on the revised street layout at the time of development to provide sanitary
sewer service. The sanitary sewer lift station will also be required to meet current requirements
at the time of development.
The site has access to Crossover Road. Crossover Road is an unimproved paved 3 lane highway
with a TWLTL and designated as highway 265. Street improvements will be evaluated with the
proposed development.
Standard improvements and requirements for drainage will be required for the development.
This property is not affected by the 100 -year floodplain.
RPZD08-3022 STONEWOOD GARDENS
Close Up View
IAKE F 1 i
' ,
1 RS i
+' i SUBJECT PROPERTY r', j
,.J •R .. I Y..
i
. y
♦� \ JR d
ri. .. F
1 RA f RA
�� r .z(` xy
i � 4
'i3 1IIIj
♦ �
:
j r A .1 .� .. %. iN I
y r - ' -1-.
( Yi 0
Overview
o::
o:
__
a.... 0 75 150 300 450 600
Feet
RPZD08-3022
One Mile View
STONEWOOD GARDENS
IVEY1R
J
SUBJECT PROPER
Y TY 'a.cuEek Rn
f R# a•. .__
LAKE FA YETTEVILLE 1 �'� ' W ` p Rsw A
�- TN � ,,,
_!!--��qi-��T({34 aT �} Y
.� .�Y_si R R 1 t F^
1
ye• m -c t -�
y�) � s - i
Overview
„
.. • , ,, f
�r I-
R#
Legend Boundary
Subject Property iti o Planning Area
RPZD08-3022 d)ncn?,
Overlay District
0)0
Outside City
Legend
S Hillside -Hilltop O erlay District
0.25 0.5 1
Mies
JORGENSEN & ASSOCIATES
CIVIL ENGINEERS • SURVEYORS
124 WEST SUNBRIDGE, SUITE 5 • FAYETTEVILLE, ARKANSAS 72703 • (479) 442-9127 • FAX (479) 582-4807
STONEWOOD GARDENS
ZONING & LAND USE PLAN
FAYETTEVILLE, AR
June 5, 2008
Revised June 24, 2008
Revised July 7, 2008
Owner
Stonewood Gardens, LLC
Fayetteville, AR 72703
TABLE OF CONTENTS
A. REPRESENTATIVEICURRENT OWNERSHIP OF THE PROPERTY ........................................... 1
B. SUMMARY (SCOPE, NATURE, AND INTENT) ..................................................
C. GENERAL PROJECT CONCEPT.......................................................................
1. Street and Lot Layout.............................................................................
2. Site Plan..................................................................................................
3. Buffer Areas............................................................................................
4. Tree Preservation...................................................................................
5. Storm Water Detention Areas and Drainage ..........................................
6. Undisturbed Natural Areas.....................................................................
7. Existing and Proposed Utility Connections and Extensions ...................
8. Development and Architectural Design Standards .................................
9. Building Elevations.................................................................................
D. PROPOSED DEVELOPMENT PHASING AND TIME FRAME ........
E. PROPOSED PLANNING AREAS .....
1
........................ 4
.......... 4
F.
PROPOSED ZONING AND DEVELOPMENT STANDARDS.........................................................4
1. Planning Area #1: Single -Family Residential.................................................................
4-5
G.
MASTER DEVELOPMENT PLAN AS COMPARED TO CURRENT ZONING DISTRICT
REQUIREMENTS............................................................................................................................
6
1. Planning Area #1: Single -Family Residential....................................................................
7
2. Analysis of the Site Characteristics....................................................................................
8
H.
RECREATIONAL FACILITIES.........................................................................................................
8
I.
REASON FOR REZONING REQUEST...........................................................................................
8
J.
RELATIONSHIP TO THE EXISTING AND ADJACENT LAND USES ............................................
8
K.
COMPLIANCE WITH CITY OF FAYETTEVILLE PLAN 2025 ....................................................9-10
L.
TRAFFIC STUDY...........................................................................................................................
10
M.
IMPACTS ON CITY SERVICES....................................................................................................
10
N.
STATEMENT OF COMMITMENTS...............................................................................................
10
1. Dedication of Public Facilities...........................................................................................
10
2. On or Off -Site Improvements............................................................................................
11
3. Natural Resources and Environmental Sensitive Areas ...................................................
11
4. Project Phasing Restrictions.............................................................................................
11
5. Fire Protection...................................................................................................................
11
6. Other Commitments Imposed by the City.........................................................................
11
7. Parks, Trails, and Open Space Commitments.................................................................
11
8. Proposed Preliminary Building Elevations........................................................................
I1
O.
DEVELOPMENT STANDARDS, CONDITIONS, AND REVIEW GUIDELINES .......................12
13
1. Screening and Landscaping.............................................................................................
12
2. Traffic and Circulation.......................................................................................................
12
3. Parking Standards............................................................................................................
12
4. Perimeter Treatment.....................................................................
5. Sidewalks......................................................................................
6. Street tights..................................................................................
7. Water............................................................................................
8. Sewer............................................................................................
9. Streets and Drainage....................................................................
10. Construction of Non -Residential Facilities ....................................
11. Tree Preservation.........................................................................
12. Architectural Design Standards ....................................................
13. Signage.........................................................................................
14. View Protection.............................................................................
15. Revocations..................................................................................
16. Covenants, Trusts, and Homeowner Associations ......................
17. Intent/Purpose of PZD Ordinance .................................................
APPENDIX 4...................
................... 14
0
LL
*
o
Isj ta
M
It
m
�
y
LQ
r
>.
d.0
�
v
0
2
Q
J
ahLD
W>
J J
N
J
H
y
Q tL ~ p
W
W O W N=
o y
W~ N N y W
C Q l- 0
o p zNN,o "73
W m W O N o z o o
fn p0]NNO =? h
CD
Q'
W 01 y 3 m i' ti
~� pcn2 W N10 L
W Zti m u W ly
o p Z G W 3 2 R
-1 U W 0 W
I. -
cc
Nj
W ti J N W o F- U
W a h W 0 a 00 W W
O z 44 o a N VI W m
J Q V z W y? a y
'55 c32 z N WQ y
NV -7d 3S(1 QNV7 P DNINOZ
V3QaVJ QOOMSNO1
svrj ria I IPo�Nrw :.
SNOA]AWIIS • SN39NION9 1IAID
flLVIDOSSV a' NISNUIDTIOf
- Ii!
r9
I'' // //
XrtE SMITH
2462 ORCHARD ST J
SPRINGDALE, AR 7 76
(RSF-6) / // MK BOX TER
087
\ FOSTER
P 0. BOX 9087 // I/ FAYETTEVRI 0 E. AR 72703
FAYETTE-O)
VILLE AR 72703 /
S89° '40` 325.0' I
.0'59 nL L .IL 'II
IT &1n iv, _JTh. /71
r^ PI I +
- w 7 /
m� 4\. mx 1U7II,
0 q U� u AG
.C77Z .9809 Y 1 —_—1
SS' I b
.00 9 P '�
n I a 6 V x
x y v Q n
V i Q , t 1 S. n •b9 QI Z
T} WF
O
�C.. n b
a r 1< t V
N 7 s: - D:
�Y
-mac \ �+•'.'.LR��t� e' \'t:\v_j5?L!-
•Z
y r n N P
C
a ` \tL .
z
c
-a Liss6
ny
u 04
l ao 5v
zY ~ -4
=_I4. W
® v
'C
e z� a taz .68 s "-
(17VHSSV) OVOL 1H91a81V
JINdS do AllD
0-q
f'& IN'319M...
ASS u S S3 tC V AM9i89
''cot
.99'901
ah
%Gl bA 3WOM
NO WQT
WQTV
59aW iVIIV v N0MI9OC
weal
A. CURRENT OWNERSHIP OF PROPERTY AND REPRESENTATIVE
The owner of this property is B.R. Peoples. The developers are Stonewood Gardens,
LLC.
The representative for this project is Jorgensen and Associates.
B. SUMMARY (SCOPE. NATURE, AND INTENT)
Stonewood Gardens PZD was originally approved by the City May 4th, 2004. Most of the
waterlines and sewer lines have been installed. A portion of the drainage has been
installed and the street has been "cut -in." For numerous reasons, the original developer
could not finish the project. The cost of the project exceeded expectations and the
demand for lots is too low. A revised PZD was reviewed by the Planning Commission
on 11/26/07 and forwarded to the City Council with a recommendation of approval
subject to adding a connection to the east. The owner decided to table the project in
order to analyze some changes and then move forward or change the layout. As a
result, we are submitting this new revised conceptual PZD for consideration by the City.
The intent of this submittal is to create an infill project that will help meet the demands of
the affordable housing market while focusing on the goals of the City Plan 2025. This
can be achieved by striving to create a unique atmosphere that promotes traditional
town form and a friendly community environment.
The revised layout has one planning area with Single Family Detached dwelling units.
The overall density of this project is 4.46 dwelling units per acre, which is based on 15
units on 3.36 acres, and falls between the RSF-8 zoning and the RSF-4 zoning. The
street will be in the same location as previously planned but instead of having a cul-de-
sac at the end; the road will curve to the east and connect the adjacent property. The
water and sewer will have to be extended. This revised plan proposes a minimum lot
width of 21.3 feet, an average lot width of approximately 50 feet, a minimum lot area of
4,635 square feet, and setback requirements similar to the RSF-8 zoning district.
Stonewood Gardens
Page 1
The revised plan has 15 lots with shared drives on the property line that will provide
access to the garages. Most of the houses that are along the street will have a front
porch that faces the street with a garage hidden from the street on the side of the
house. This will create the feel of the traditional town form and promote walkability
within this project. Sidewalks will be built on both sides of Stonewood Court with an
additional pedestrian access easement and sidewalk between lots 7 and 8. jbis is an
importa nt connection that will help promote Traditional Town Form by giving residence
pedestriRnaicess to future amenities to the south. The lots to the south are currently
zoned residential office and could contain professional offices, neighborhood retail
shops, restaurants, a video store, etc. This would not only be beneficial to the
r�sidenceofStonewood Gardens, hurt also to the surreundiRg neighborhoodsio prnvida.
aeGess_to these amenities. Lot 16 is designated open/common area for neighborhood
amenities and the location of the detention pond. This lot will be maintained by the POA
and cannot be built on.
C. GENERAL PROJECT CONCEPT
1) Street and Lot Layout: The current PZD shows a cul-de-sac street which
will be removed and a, 21 -foot wide, street will curve to the east to the
adjacent property for a future east/west connection. In addition, a
pedestrian access easement and sidewalk has been added between lots 7
and 8 for future connection to the residential office zoning to the south.
We feel this connection will promote Traditional Neighborhood
Development through the use of pedestrian connectivity to possible future
amenities such as professional offices, neighborhood retail shopping,
restaurants, a video store, etc..
2) Site Plan: Please refer to the Master Development Plan.
Stonewood Gardens
Page 2
3) Buffer Areas: There will be decorative fencing along with detailed
landscaping added along Hwy. 265 to provide a buffer between this
project and the highway. There is already a fence along the east side of
the property, but additional trees and landscaping will help provide needed
buffers. The entrance, to the development from Hwy 265 will also be
addressed with raised landscaped beds and trees to add a buffer and
aesthetics from the highway.
4) Tree Preservation: As per the present City ordinance, tree preservation
will be required. Lot 16 open/common space is reserved for green space
as well as to preserve a number of existing trees in the southeast corner
of the lot. The houses will be arranged and built in a manner to preserve
all trees if available. We will work with all utility companies to evaluate any
opportunities to move easements in order to save trees.
5) Storm Water Detention Areas: As required by the current drainage
manual, our post development flow will not exceed the pre -development.
A detention pond will be installed on the north side of the project and will
be subject to the City's Landscaping requirements for Stormwater
Facilities.
6) Undisturbed Natural
Areas:
The
majority of this site will be developed.
Additional plantings
will be
made
on the perimeter of this project.
7) Existing and Proposed Utility Connections and Extensions: This project
will connect to an existing 8" waterline to the south and west. In addition,
a wastewater pump station has been installed to collect and pump
wastewater to an existing 8" sewer in Stonewood Subdivision. All utilities
will try to be located in the rear of the lots to preserve and maintain curb
appeal.
Stonewood Gardens
Page 3
8) Development and Architectural Design Standards: All buildings in
Stonewood Gardens shall conform conceptually to the "Craftsman" and or
"Bungalow" Architectural style (See Appendix A). Most of the houses will
have rear or side loaded garages and shall have street facing porches
incorporated in their design. Restrictive covenants will be provided that
will determine details such as material use, roof pitch, etc. to ensure high
quality and consistency on the design of the houses. Because lots 1-5 are
adjacent to Hwy 265 the west facade of these houses will be required to
be articulated for visual aesthetics from the road.
9) Building Elevations: Architectural renderings and building elevations have
been included with this project booklet (see appendix A). These
illustrations show general layout, style, and floor plan.
D. PROPOSED DEVELOPMENT PHASING AND TIMEFRAME
One year from City Council approval to receive preliminary plat approval, one
year to obtain all development permits, and then start building houses and
depending on the market demand, achieve final build out over next 4 years.
E. PROPOSED PLANNING AREAS
This project has one planning area.
F. PROPOSED ZONING AND DEVELOPMENT STANDARDS
Planning Area #1: Single Family Residential:
Purpose: The purpose of this PZD, is to permit and encourage the
development of single family detached dwelling units which will
have a density of 4.46 lots/acre, which is based on the proposed 15
units on 3.36 acres.
Stonewood Gardens
Page 4
A. Uses:
1) Permitted Uses. (Planning Area #1).
Unit I
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 24 Home occupations
C. -Density:
Single Family Dwellings
Units Per Acre 5.0
D. Bulk and Area Regulations:
Single Famil Dwellin s
Lot minimum width
21.3 feet
Lot area minimum
4,635 square feet
Land area per dwelling unit
4,635 square feet
E. Setback Requirements:
Front Side Rear
15' 5' 20'
F. Maximum building height: 40 feet.
G. Building Area: The square footage of improvements shall not
exceed 35% of the total lot footage.
Stonewood Gardens
Page 5
Site Planning:
H. Screening and Landscaping: The screening and landscaping will
be provided as set forth in the Unified Development Code. The
developer will install decorative fencing with landscaping along the
West side, adjacent to Hwy. 265, and along the South side. They
are also going to landscape the front entrance and plant trees to
provide screening from Hwy 265 into the subdivision.
I. Parking: All parking shall comply with chapter 172 of the Unified
Development Code.
J. Architectural Design Standards: Conceptual architectural
renderings have been provided in Appendix A.
K. Signage: Signs shall be permitted and approved and shall be
installed in accordance with the Single -Family Unified Development
Code.
G. MASTER DEVELOPMENT PLAN AS COMPARED TO CURRENT
ZONING REQUIREMENTS
As noted before, this property is currently zoned R-PZD. The property due
North and East are zoned RSF-4. There are subdivisions located to the South of
this property. The property due North is currently a field with a few trees. The
property to the West across Hwy 265 is the Lake Fayetteville property. Included
with this property are: jogging trails, bike riding trails, baseball felids, and
numerous other recreational facilities. This property also consists of the new site
of the Botanical Gardens of the Ozarks. The land to the South of the subject
property is zoned R -O to create a transition zone between the R -A to the East,
Hwy. 265 and the RSF-4 to the East.
Stonewood Gardens
Page 6
1. PA -1 (Single Family)
Existing Zoning
Proposed Zoning
PZD (Single Family)
PZD: PA -1 Sin le Family)
Unit 1
City-wide uses by right
Unit 1
City-wide uses by right
Unit 8
Single-family dwellings
Unit 8
Single-family dwellings
%
`_ ��Cpnditioi7
t�ses
➢a " a - �
Unit 2
City-wide uses by conditional use
permit
Unit 2
City-wide uses by conditional use permit
Unit 4
Unit 3
Public protection and utility facilities
Unit 24
Home occupations
Unit 24
Home occupations
R3L+X�V' 4tln. ..r
'.:.t ., td'PP./% �i\_ uD4nsr. Y F.�J✓_}✓"
.1_ TM1F ] 3 2 Y.
Acreage
3.36 Acreage
3.36 acres
Dwelling Units
12 units Dwelling Units
15 units
Density
3.57 units/acre - Densi
5.0 unitstacre
�•`M-F3�T::
I .y
u a. .=u:a,�x= „� 8u lr nd rea:e ulations
'.z�aT Tla's'4..n.0.i ♦ .y I.3
s - .at t �
Lot width minimum
I 19.88 ft. 21.3 ft
Lot Area Minimum
Residential
4568 sq. ft.
4635 sq. ft.
Land area per
dwelling unit
4568 sq. ft
4635 sq. ft.
Front
Oft
15 ft
Side
5ft
5 ft
Rear
Oft
20 ft
0
'Rer`3e�n
_> n=_�ix. �,<.u,
Maximum building height of 35 feet.
Maximum building height of 40 feet.
tlddm
;`At5'a { }� $:
On any lot, the area occupied by all the buildings shall not
exceed 78% of the total area of such lot.
On any lot, the area occupied by all the buildings shall not
exceed 35% of the total area of such lot.
2. Analysis of the Site Characteristics:
No environmentally hazardous, sensitive, or natural resource areas have been
found on this site.
Stonewood Gardens
Page 7
H. RECREATIONAL FACILITIES:
Recreational Facilities are not proposed for this site; however, this property is
east of the Lake Fayetteville recreation area which has an extensive walking trail,
bike trail, softball field, etc. A parks fee will be assessed at the appropriate time
for these lots.
I. REASON FOR REZONING REQUEST:
The reason for this PZD request is to provide a planned development that does
not fit the present standard zonings thatthe City has. We feel there is a need for
smaller single family quality homes built in a traditional neighborhood form at a
slightly higher allowable density than the RSF-4 Zoning District requirements.
J. RELATIONSHIP TO THE EXISTING AND ADJACENT LAND
USES:
The properties due North and to the West are zoned RSF-4. There are
subdivisions located to the East and South of this property. The property due
North is currently a field with a few trees. The property to the West across Hwy
265 is the Lake Fayetteville property. Included with this property are: jogging
trails, bike riding trails, baseball felids, and numerous other recreational facilities.
This property also consists of the new site of the Botanical Gardens of the
Ozarks. The land to the South of the subject property is zoned R -O. We feel this
zoning and density will be a good transition from the R -O to the South, Hwy 265
to the west, and the RSF-4 and R -A zoning to the North and East. The homes in
this PZD are going to be high quality brick homes that should blend nicely with
the surrounding style of houses. Because of the existing high volume of traffic on
Hwy 265, the current housing demands, and the R -O zoning due south it is hard
to market larger homes on larger lots directly adjacent to a principal arterial
parkway such as Hwy 265. We feel the requested density is a needed transition
for this property location without compromising the quality of these and the
surrounding homes.
Stonewood Gardens
Page 8
K. COMPLIANCE WITH CITY OF FAYETTEVILLE PLAN 2025:
It is true that this project is not mixed use that would provide neighborhood
services. However, in our opinion we feel that daily commercial goods and
service needs are within a couple of miles — gas and convenience store,
Fayetteville Athletic Club, numerous restaurants and other businesses at the
corner of Hwy. 265 and Zion Road. The adjacent land to the south is zoned
residential office and could potentially have many of these amenities. In addition,
the Botanical Gardens and Lake Fayetteville facilities are directly west.
Goal 2 of the Fayetteville City Plan 2025 is to discourage suburban sprawl. We
do not feel that this project represents urban sprawl and in fact we believe that
this represents "infill" within this area. Property to the south is R -O, to the east
and north is residential. We feel this R-PZD compliments and is a good transition
for the surrounding areas.
Goal 3 of the Fayetteville City Plan 2025 is make traditional town form the
standard. We find this project represents traditional town form with sidewalks
providing walkability and connectivity and smaller front setbacks. All the lots
besides lot 1 will have a shared common drive along the property line to reduce
curb cuts and the number of driveways from the road. The pedestrian access
easement and sidewalk between lots 7 and 8 will help create this traditional town
form by promoting walkability to the close amenities directly to the south in the
future. In addition, we are providing future connectivity to the east.
Goal 4 of the Fayetteville City Plan 2025 is to grow a livable transportation
network. The entrance to this PZD is off of Hwy 265 and we have made a stub
out for future connection to the property to the east. We have also added
numerous sidewalks to promote pedestrian movement with the most important
being the access easement and sidewalk between lots 7 and 8. This is important
because it will give residence of not only Stonewood Gardens but future
residence to the north and ease pedestrian access to future amenities to the
Stonewood Gardens
-• Page 9
south. The property to the south is currently zoned residential office and could
contain professional offices, neighborhood retail shopping, restaurants, a video
store, etc. We have also provided pedestrian connectivity to a future sidewalk
along Hwy 265. This can easily transport people from this PZD and surrounding
properties to close amenities such as the Fayetteville Athletic Club, Lake
Fayetteville Park, restaurants, gas stations, etc.
Although the houses that we are proposing are not "attainable" to all income
levels, we feel that we are offering an alternative product that will hopefully meet
the demand of the market for smaller lots, less yard to mow, reduced setbacks
and curb appeal with quality built homes that compliment the surrounding
properties. .
L. TRAFFIC STUDY:
We feel that the added traffic to the surrounding area with this development is
minimal. No traffic study has been initiated since the impact of this project would
not be expected to warrant such a study.
M. IMPACTS ON CITY SERVICES:
There are no significant impacts to city services associated with this project.
Water and sewer have been addressed in other areas of the booklet. Waste will
be managed by each single family dwelling being assigned a plastic trash
container in accordance with the City of Fayetteville waste management
practices.
N. STATEMENT OF COMMITMENTS:
1) Dedication of Public Facilities:
This project will consist of one public street, which will be dedicated to the
City of Fayetteville. Utility infrastructure
will be dedicated
to the
City of
Fayetteville and utility easements will be
dedicated by the
Final
Plat.
Stonewood Gardens
Page 10
2) On or Off -Site Improvements:
The development of on or off -site infrastructure necessary to serve this
project shall be completed prior to Final Plat approval.
3) Natural Resources and Environmentally Sensitive Areas:
There are no known natural resources or environmentally sensitive areas
on this site.
4) Project Phasing Restrictions:
The applicant shall have one year from City Council approval of the PZD
to receive preliminary plat approval, one year to obtain all development
permits, and three years to obtain final plat approval with a one year
extension available for each time limit pursuant to Chapter 166.20 of the
Unified Development Code.
5) Fire Protection:
This project will be
served by
the
Fayetteville Fire Department. The
closest station is at
Hwy 265
and
Old Wire Road.
6) Other Commitments Imposed by the City:
There are currently no other commitments imposed by the City.
7) Parks, Trails, and Open Space Commitments:
Tree preservation and protection will be implemented in accordance with
the City of Fayetteville Code of Ordinances Title XV Unified Development
Code: Chapter 167 Tree Preservation and Protection.
8) Proposed Preliminary Building Elevations:
Conceptual architectural elevations and floor plans are provided in
Appendix A of this booklet.
Stonewood Gardens
Page 11
• O. DEVELOPMENT STANDARDS, CONDITIONS. AND REVIEW
• GUIDELINES:
1) Screening and Landscaping:
This development shall comply with the landscaping requirements as
i outlined in Chapter 177 of the Fayetteville Unified Development Code. An
ornamental fence shall be constructed along Crossover Road and on the
i south side of the property at the time of development, as well as
vegetative buffer of trees and shrubs. The fence along the south side
shall not prohibit pedestrian movement in along the pedestrian easement
and sidewalk to the south. The fence will be of the same materials along
•
• all the lots and will be constructed prior to Final plat.
2) Traffic and Circulation:
i Access to this property is by way of a public street to the west onto Hwy
•i 265
3) Parking Standards:
Residential parking will be provided and all driveways shall meet the
;; standards as required by Chapter 172 of the Fayetteville Unified
• Development Code for single-family residences. Curb cuts shall be limited
-i to a maximum width of 16 feet at the right-of-way and shall be at least 5
• feet from the property line. Shared driveways may be located on the
• property line and shall be placed in a private shared access easement.
4) Perimeter Treatment:
• Perimeter fencing and landscaping will be provided to the west and south.
There is an existing privacy fence along the east and northeast side of the
• project.
• 5) Sidewalks:
,i Sidewalks will be designed and constructed on both sides of the proposed
• street along with a pedestrian access easement and sidewalk between
lots 5 and 6 for connectivity to the south.
•
• Stonewood Gardens
-i Page 12
:i
6) Street Lights:
Street lights will be designed and constructed in accordance with the
Unified Development Code.
7) Water:
Water lines will be designed and constructed in accordance with the City
of Fayetteville Water and Sewer Specifications.
8) Sewer:
Sewer lines will be constructed in accordance with the City of Fayetteville
Water and Sewer Specifications.
9) Streets and Drainage:
Streets and drainage will be designed and constructed in accordance with
the Unified Development Code.
10) Construction of Non -Residential Facilities:
There are no non residential areas proposed on the subject property.
11) Tree Preservation:
This development shall comply with the Tree Preservation requirements
as set forth in the Fayetteville Unified Development Code at the time of
development, subject to approval by the Urban Forester.
12) Architectural Design Standards:
It is the interest of this Owner to obtain approval of this PZD for
construction of single family houses with a front porch and rear access
with shared driveways.
13) Signage:
Signs shall be permitted in accordance with Chapter 174 of the
Fayetteville Unified Development Code for single family residential
subdivisions.
14) View Protection:
We are not anticipating that any improvements to this property will impact
any view of surrounding properties.
Stonewood Gardens
Page 13
15) R evocations:
The developer understands causes for revocation and will take all
measures necessary to avoid revocation.
16) Covenants, Trusts, and Homeowner Associations:
The developer will create a property owners association for the purpose of
owning and maintaining the detention pond and greenspace. The
developer will prepare protective covenants to establish home building
standards.
17) Intent/Purpose of PZD Ordinance:
The PZD Ordinance provides this project the ability to create a unique infill
development. Utilizing a PZD allows for slight modifications to traditional
setbacks, lot widths, and lot area minimums while keeping the focus on
the City Plan 2025.
Stonewood Gardens
Page 14
APPENDIX A
Stonewood Gardens
Page 15
•
•
r11s
tI
.ai� "
F
k(
r jw.fir"
r 3 .ii
1!
ti
•p' -
Y
yy
TT:
F'
a::j
-�- yp
n S S
1.3 .
[!� IF
3r
t
.w+
'1
•
Ir'
1-
•
w•yyiryy'M 006 4 po N0181 SVW&1V 3"IM Ifl Y - Q
LUYSl48!• Mi Ewa •0N1 gy�nlyPA1J
omaIolu S•vr•wwA•j
•�.. ro 9N1 S2133NIJN3 OOOHNOBHOGN SaddOSHOHOd S d 9
' a r
•a�nosn ,•�• IV
a•u 31q a•3 3 NOISK UlNnwwoJ 00 NO-LOMHSVM SO A1MVW/1H HOJ L9WH
yn JNI17nSN0W
atl.. 0NN77373�W Oil 133HS SNOWONOO 1VH3v3D / M3400 a R €
y-2
I
VQ5 SYW
-mmZSWWLantf zfll-
Q W M1
N M1nT �W- [I� O
�, <i�o�Aiup�pM1W-i UY
> pz00VWriWIri28yry y x(I
F}Z1� I2 xi tl NW eeW O ;TOE
3 ROsy ♦♦ y[
y� LaLao
p]s=OyF*O
zz
F�YJTNyry<Fo
Up3 NN Lar[ (W y1 FLa OS $WW
Q[O�J yFy ps�j mWFWWT[ JpNN
N FOy 3aI Yj R•W rr OK Km0 <
W nNWQ�Y
O O M1i lLa ♦gtl -'0o <Vp WN
%[o M1�hoazu o u zo
cm 8'j a n_zJ]o Sip �2
�Wp p tSr<O`NM1M1pNQ
S y�y1t2M1�jpJ p {w0
O 2p YWW �uWyyO}�WpyWINW�
0W M13 WW2< Sl♦W�G0 Y
1 ,M, 'Z `Lan °i€5ouliw`g�w3¢ z
W 3J 3
_W9'j,'WaCu42Q C, rj 4OEW 00 u
Li
i _ WjjpaW3�nN} V
0tL4 Fsaz<<< O[UnW
Spp`x Li=pu raj VNo�N zp
$Np J O{I.iQ %
O WUZ` UItl<VC {La=VF tl La0
<W 2 0 < n
x mu M1O�On2N�U�202�22 N
N %
y�<LaM1W pY0 Sl (V7Zy YIW
tl�o 0W_2 W LJ Li0 lUYtl y
M1� ^ WO WpIt f�
q rr VWMIS O.
I WWj&JI KFNN�J6.1 2
`LLL���llllll 18
I- OU F532 WpV u Z<Z y1 pOY1W
OQOTNN 0FZIM1 U7yWNM1zJm Om5
xt3\G W IM1Op OO WUO WWO V- W
V Wzi
xo° IX 030 O'"W~�1St[0 Wz amm)
) 33 pp <-04
Z <Y;°3zai YN y^_r �iniw3w 2-QW
W Q U)
LU z Q
ELI__ I
QW c
00
OC _ Q o
U W
Q ,
a N
rn 0-r�= N T
V )
V N
T A
IL
T O
1 Z_ 1 O
U _J I•
/ M wW LJJ
O0<
UOu O n W6 O Q M1W N W W Q
Q O_2 -O-,0 �.
i 6iM1 oWljo Wi
W W <W NW Q
N1-0O�y O 1. � U a �z `W i6Za Jiw
I F 3p
u>J tN_ Z
WWNO <nLa Y p
M1WWO zU u_ i0 NJ
O VLLRRQ NWZ Y6 FI JV U2 tN
N J< 2 4 puWO WZaW F pWu02 yL
Q ONOZ 0Fl>OZ OO1lM1 ZNa] J>NeLaNe� tDl YO
NV Cy O1C0 NT�2> }W Oz OJOCU QQ
O R OZ S WGp}N0 xiz �W mOmJ (W
Z4~0 1W-sx lrIOWO<J l O g10N0 xp0 N g
b ¢
=
-o� oo₹MoNW; Mfg C' o� z
31n SW pNN� F4W?3 6 z--lOV WI
IC
Z OO< L NO QZ0033 rWi00bj QW Oylr ON
OV3 aoO JjSNQ <O< 30 WN FNU'W JF
O Gw 2W u�2�Q�ej VoFO5: Lapin Yz u�k wjLa
N QT M1z N'2(2<Q ]W6W Vj V<7Q Wp0 W3 i
NLi 10
� z� JNN� QiM1 )«) NKKN OW F}WO 2 >
u i0 pONj �peo WpOzgN SNZ ODU NJ 0p
QLaW� Z}SW0O WZWW pQ OVw 221 ZQ. FWV wow
OOrm W3N0 Q3pyq(Wq NW•WjLg2 �Sw YSy�EK~
M1JLSLa g6�j]w yyM1W0( X,- OO20 z30 O _J$p O
(JIQ JNY )ZFM1 m W �W O_j 1a. V
NW2� M1W oW p.W G( M1urot M1 IrP SiNW ^23ipO "O
�WYn FJJK Q pW_M10NC p�Qz�W
} WWM1
} m OSCW NpJWN ZWp p<O rz•W z1O
,�SpW o� y2La �j S� hi ypp30g5 2Lac
0
WF10 ITWC FpQOJ r(QFLIG O3S OI�Np m>(
S OVW M1VFV W <FW xiz�i N NDln
0C
MM Z
Om 0J_2 NkNg( FpM1O00 r 02z m00i WZ1
N Jl M1 2 WJ1. M1 p[V's Wy6 Li
6U0 OM13
30QZ 0 ZQ N Q O W_WNC_00 wwa` LaO YW 2OW
N p IL}N2N2I( 2y 2
NM1 N_J 8 1'G 0> 60 yaa z
fWJ By$0V31 M1y2
QVW V 8:L Q V_LatU �ON6�ti WaW� LaV z'W W3NjV
NNM1N Li O W VW WWOOW� WWp WQC3 M1
Fr.
' YF XWOo7I eoac.' e n Out dab
G
Lu
W
�
o01
6
Z
1
po
X
W
=
W
<
�Wa-
=o�m_
o
A}
v
>
x
Z
Z
o
U
K
U
=
Li
H00
'Ctaj
O
N
3
N
f-
W
O
O
xi
p
MI
V
xn
Wagia M006
499103 NOTBT
S )n 3T1131LaAvd
°
_
i
iCOPIOf)1.a��IM'aMMta3
'ON! 'SH!f33N3NlON3
� m _ tea
OOOH&OSHSl3N S3dVOSHOdOd
a y
I
�
NLN33 NOK3C ALNnWWOO
._.._,.. ,° ..,....,_. vn
ONInnSNOI
CC) A'019
AJSVM dO AltJVW/Y/ &Od AVl9VH
...
>�
UNV77373�W
p $
a
salvo vvls ingndola.iaa ow
.n.
VAW40Z
p
--
'_
I
U
\`
KS
°
₹
ii e
88�
_
lilt w
/I
I
.._t
o \\ _
, r
_ , \
k
q3p .
1
'yf�yf y c5 a�°£x
yp4�3i94
I
/
�_�✓ C133b18
Y i�kY
i
4
II
r
IISSCC
CCC A IINN
ff
R
-`
1Y
Im{y
r I
7 - - -
p
e
g
aG g
e
I
�
i
Tito
�� Nyiiy
r
I
r0
6 �0 y ri.G
d 0
r
— — — — —
—� — — —
L4".
[EY{,3i G'QNp ���t
E(
1
I
bl
ANN N°°
x
d
�
'7____
Ii
L
w 1,
118IL
II33CC
SS6
rni
V J
lY
3 � a
? 8
$
I
I ___
I
I.
z
aN
Bg
/
1
f
--__
— n
I
I
-
�..
I --`-
yk� S8p Gc, Gc,tt
G
`yj�E.yyp31E
'-NI.
d
€2
€�' '.03 �R
C
9
/ I
'
'
I
oo,
IiY3`3Y�yy
O
j
_ �
/
'
Y
{55
CC
5555 4'e' y963g::
���iSS CCCCC E ��ii
�I'Si 4
Vi
3g
8_
_
�
��l�I
ytl
_
,
It
i
y4
I /
_
\ / C
Ilyyy
w 'a y c pt11 t t
c
y :_3;3IXqy W
/
2 C
QU.
___
�
..R_ on..,,
n
g 3Y11g.61
jf
I
111
w
Q
1
I
� �
3
4
,
I
1
a.
1I {
Q p}�
4`�6
I
I
I
n. ,
553 4:3
IJ2--
ff--'_
3
Iltltl
d § e B
SZ
6
ii
a 8
I
I
I
--
I
1tlaWp. 44 006 eH%NO "N Oiar SCSNVJHV 3TN3LLaA V - °
L[[KL98L1 P1 coos al OIIWYaf9J
I flSW •I•wv wl ro� I OOOHHOBHOSN S3dVOSHObOd a 3
'3Nl SH33NIJN3 ' y'a'p ��a
1131)133 NOIS30 AJINNWWOJ v(� OO NOIOMHSVM j0 A1NVW7M HPl1V1191M
a.. 1 >m .a ..•II.,.V Ia..1•...I.e 'Nfl `JNl1N1SN03 L a
0Nt 77373OW
Prmv NVId 1N73120 H3(ShY
IT
rz1
II..
� L
1
%'+�,
�S1 it
.
..ii
VIII i1�,11S1i.A ayls i i
H;•1 's�sR'•- .�a des • Id
• ti t; t
�!
t;t �It �ne II
si
_ In.,.. •1^�Y� :
• La� 1
a• '�YR IIII
Q
s M1• tIIt'IiIt
Q. ' • Y�C� -111I.
�' y �%,�� i\i ire' J
O • I '
-un
� u
Inl
o�ee�A . VIII
O uUJ111a�1
'�tla
___
glue H.
i
• O q , 4 D �'
II
RU!!- him=
z
0
U
0 00 cz
Ie 0 ieTtr
O0O I^ I qi €1
z
An y
� RI
S,25°
Cil
dtfl
e
oil
UN-- -- •- �--
a
r ' 'i n
a.1..J
1l 1 II Ii
i 1.%y 1
_JL—a/_J LJ 11 II
l ii
,Air -
11 I II
l a•tl
l r-- 1 r---1
C I
•1 4L'4 L04
4j �{
11 R 1 1 ! q i J`xmitl
• jl S
1
1 i i
._L__f L__3
11 1 1
1 11
; aII
I
--- s t yld� i%..
WSWOW MDoc affo3 NDrat
SSW' 3TVi3L13A Vd -
=L<9fLY9lt •J
WO emit e11N.UaAej
3Nl S2133N19N3
OOOHNOHHOISN SadVOSHOHOd
g "
MaNaoN .Y A31...11Mn
a31N3] a1140 AII..1woj b,n
9NU nSNoo
OO NOlONMSVM dO A1M/VW/N-I F6J /1Y1/HtM
.ee—. "' ' 0n737w 1 dwxWJ3s $ s
p � -----
- � zIx KLt.sI.ryN
1
o
a Dal
® 'fi r r
tP 9p Il t II 1® Ij ®: II ® II
o li ® it ® I I, ,� I; ti� SiI4I J4 U._
I if
y1
I1____ L S
1�t{
_
I sY3 , I—' r �
I 1 S
I I 1I FFFF ® I b Is
� b■
_ !S — L _ Iea ® 1
1 I
Ob
tt17LNiJI__
FFFIII I
UI I _` I y
II
I .® , ® 1 I I III II
I I �_- J_maA p II III ® III ® II O
(� 1 (111F.
-F 1 ^Y I ^s
LL I III -
=W'KL gLT,MQ,11
I 14 i
l o � I
I I I I I '
a ,
I I
qy oJB5
4Er ,
I I f
1 to
p. 4'
I
r
I
%\ O!itj
11
1 _i
N
■
U p W R
w❑ ��zaa p ¢�y €F•. o ..
NN QHMw 44N Pililli
USyimowa�1aio
wcQia4Q O y�>`�p¢C �`^� a W >Y%Q >FV0y0 4. ORW¢ 4' ,,,<o -y
NOHm4F IGH flb 054 y4 a
F ai10$ ¢i0 ya gOUFR Lc i2�y yFsy y y¢ayd
°°my dP ys a CoS y2<<ozWP J3ooQ��z ���� z
a s
° ygqu°'XR bt'ippqT ❑ SO � OoS yow° R-`iy3t 2¢4>pw�> wo a wowao o� wx di
O V NR2¢W a �4p¢000 Q�� Sa y�xr0
q U rn yy zWz,, ra� ez¢�gy`�F2
�apm�t(i1oo ��acljW c4i o`""os aN 3Z yoacwi w° ooxW �N o o � Jr, wO q b W E W
w h4F $m° 4g y� J��Jfl
aVYiW HryfFG'W�a 4aja¢ WW3 '.1 r ONYJjU y p° Y+ ~ W uj
o ZO
�a�UaR$77ao m Qb4�≤°008 v�Sc≤a8Q w 2 w
4kj UI
UNF
- N M
Cl)
Z �cn
W(11
No
o
oc o
W
° L 0 D Q .
n W Y n
C J
W o0W ° w a
N W ssY m ZW
cu O a y 0 m< A. Wz
a 3 a 9f�@1lii
_y O w 7 Z m N d 6 W W
Nil rte' F W
:::
O �T 0
Z ₹ L P
O s
J
W
�' 2
o w i
W 4 F W Q
W M
2 M W F
2 p F N w o{
3>vW�wy
&
O a
T n F Q N V u J 1
F- W W O
Z °3w W
T
O T m p L y N y W
T U z WO F V N N 0
a u Vi T w 2 b00
- M
1 Q T 0 2 0 a w 0 4
I---
W Jw NK T
d Q ¢ CILIMBS S'C z
G TY a 0 N K F W LL K ti W
} 41 e 2 0� a�W oo 4jw 2W
C
F J ep6 a ti ;=ioaviz� by
Z e! N d W o ZOOM 2 0 >Q
4. F W F�moMVV3 oe
s W
I-
'S
4w bi- ho .o Ko
o3'°w a�
W} 'S
W Q W Q< 0 0 2 4 0 b S Q
-J II. J R�WI/J Fvliff i-x
ay
§E 2�3 22ag;9�mz— — -
i /� zSNJOdvs 000«gNOIs ewea,.eew,a e«a
]§:g _ SUgJO S 79 N S Nm
� §III! ^ �i
�,!® #.■..��ak
T
;j�A\\ q \ \ §j�I
�
|
!\
/
§§§
\}}
``Kw»
�
m
,®a}te
§
\§§§�
\
}
£ N71d 1N3Wd07343(1 N31SVW La 'G .aI .
"ii IWlw w £ SN349aV9 QOOM.3NOIS saoAanans •saaaHtoz� �)n�o
z z y u w ( � wl m i t ?' Zl w z z IY"'� a ozdi ezlzoortaalst �r r'm eD3rmre .va S''HIVIDOSSV ''1 NHSN13DUOf
W U2 Q ti W j 1m- U L C rt �I W y ly ~¢ /'if/6M'B :AR NMtlLa :ARD3J3HJ 03GIA3H 31Da .OT-I3NOS
F W ti ti u W W W y rc .I 2I l y < N u I w 13 w 16 1 W
>•wioilo I II 3NIN �
pp Q J W J y>
l m l m m l m
III
O
I OWWOW �QN (oil I IN.N S`I
m y u w 2 y w b 3 i Y u g �c
•oae®�o ogpm® II m ww _
N)tE SMITH I
2462 ORCHARD Si. /
SPRINGDALE. AR 77
\ (RSP-4) ' .' o BUDDY PEOPLESJ.
297
BUDDY PEOPLES 5 SHADOW CREST LANE
( 2915 SHAOOW CREST LANF �j // SPRINGDALE. AR 72162
\ ' I I SPRINGDALE, AR 72162 _ (Rq)
ry Q m b n STON 000 SOBDIVIStOM
58 °4O'40"YY 325.00'
• S
p C N u .0059 II?' IL'4ll •W'
Z J x J b W 2 N W y y_
3 M w aWJ
- w2W N1�FWN
WQk W 2 y�
z 22W uviW
o^>m az ao
O 0�'4 W 00 �'��
m
iL
e
c
N
*
h
M
Q
�
/IL
ti_
y
i
}
F=
W
N
?
e
0
2
2
O
Q
J
gw
9�
id
y�
i
y
W
i
o
N
Z
Q
S.
Q
C
( •s -
lu N
<W
J
z
z
C N
3a
a
in
a,
N
¢ u F trio
�Q3 i=.WW W0r-.
W
o> o Q W ry 91 0
V 2 0 W O ry' 4• W W F ul Q
w ooiW�l'a
tiu� �o�" wo'•T L3 yQw
bQu
2Q O V=1 J 2 O O' � U• V m Z N
,o 'o
a Wiz �ywn won o >oo
y W; W Q i W W 1� p M Q yKj O h
O
z
J O�t2 -OhW W M1Qi!
O
Lu 01 AN I - cola.
w
o-sl
-,V
O
=
wa['er'am Hs
/
W'. N
1l
6YIMro6n o9(1
(
Z ,
Sham 1Qe O f lv flU
3 i.
X
O y
W
U V
\
4
i1
P
L
>.
Q °
N
Q
O
3
t
U'
�
Z
V:
r
--- e
/r
9
STONEWOOD GARDENS
ZONING & LAND USE PLAN
FAYETTEVILLE, AR
June 5, 2008
Revised June 24, 2008
Revised July 7, 2008
Owner
Stonewood Gardens, LLC
Fayetteville, AR 72703
TABLE OF CONTENTS
A. REPRESENTATIVE/CURRENT OWNERSHIP OF THE PROPERTY..
B. SUMMARY (SCOPE, NATURE, AND INTENT).....
I
............................6.............6..... 1
C. GENERAL PROJECT CONCEPT................................................................................................... 2
1. Street and Lot Layout......................................................................................................... 2
2. Site Plan.............................................................................................................................. 2
3. Buffer Areas........................................................................................................................ 2
4. Tree Preservation............................................................................................................... 3
5. Storm Water Detention Areas and Drainage...................................................................... 3
6. Undisturbed Natural Areas................................................................................................. 3
7. Existing and Proposed Utility Connections and Extensions ............................................... 3
8. Development and Architectural Design Standards............................................................. 3
9. Building Elevations............................................................................................................. 3
D. PROPOSED DEVELOPMENT PHASING AND TIME FRAME ....................................................... 4
E. PROPOSED PLANNING AREAS.................................................................................................... 4
F. PROPOSED ZONING AND DEVELOPMENT STANDARDS......................................................... 4
1. Planning Area #1: Single -Family Residential.................................................................4-5
G. MASTER DEVELOPMENT PLAN AS COMPARED TO CURRENT ZONING DISTRICT
REQU I REM ENTS............................................................................................................................ 6
1. Planning Area #1: Single -Family Residential.................................................................... 7
2. Analysis of the Site Characteristics.................................................................................... 8
H. RECREATIONAL FACILITIES................................................................
I. REASON FOR REZONING REQUEST..................................................
J. RELATIONSHIP TO THE EXISTING AND ADJACENT LAND USES ........
K. COMPLIANCE WITH CITY OF FAYETTEVILLE PLAN 2025 .....................
L. TRAFFIC STUDY,
M. IMPACTS ON CITY SERVICES .......................................
N. STATEMENT OF COMMITMENTS........................................................
1. Dedication of Public Facilities....................................................
2. On or Off -Site Improvements.....................................................
3. Natural Resources and Environmental Sensitive Areas ............
4. Project Phasing Restrictions......................................................
5. Fire Protection............................................................................
6. Other Commitments Imposed by the City ..................................
7. Parks, Trails, and Open Space Commitments ..........................
8. Proposed Preliminary Building Elevations .................................
IL'
O. DEVELOPMENT STANDARDS, CONDITIONS, AND REVIEW GUIDELINES .......................12-13
1. Screening and Landscaping............................................................................................. 12
2. Traffic and Circulation....................................................................................................... 12
3. Parking Standards............................................................................................................ 12
4.
Perimeter Treatment.........................................................................................................
12
5.
Sidewalks..........................................................................................................................
12
6.
Street Lights......................................................................................................................
13
7.
Water................................................................................................................................
13
8.
Sewer................................................................................................................................
13
9.
Streets and Drainage..................................................................................................I.....
13
10.
Construction of Non -Residential Facilities........................................................................
13
11.
Tree Preservation.............................................................................................................
13
12.
Architectural Design Standards........................................................................................
13
13.
Signage.............................................................................................................................
13
14.
View Protection.................................................................................................................
13
15.
Revocations......................................................................................................................14
16.
Covenants, Trusts, and Homeowner Associations...........................................................
14
17.
Intent/Purpose of PZD Ordinance.....................................................................................
14
APPENDIXA.............................................................................................................................................. 14
SN
3--MU4 tutij
o aQ
J u J
0 O J
N �ZUi �
U Fi
0 W
O cN
a
Os
0
y
U
a
fn
I,
h
LQ
I-.
W
Z
'0
ti
v
Q
W>
zQ
J J
ti W
a
F
v�
i NV7d 3Sr
0NV7 9 DNINOZ
inflflltflVd
I SNSO2JVJ
QOOM3NOI
SNOA3AdnS o
ST793NION3 1JAI0
6eeeizooaoaisvr - no
jeoamr7
Sf.LVIDOSSV
79 NdSN3D≥IOf
i I
ti
KYLE SMITH // /2662 /
SPRIHGOALERAR 7476 j
IRSF-A) FOSTER
F.O. BFOS ER // / // P.O.PBox
FAYEI 9087LE AR 72703
FAYETTEVILLE, AR 72705 // (R -O)
L-- __ __rR, PLL 4.-
'YO.r_Crn..0 :UH:f } :Ora
Sd '4 5. 320'
rvi i591• r - - RZL..._. _ -'mr a JC9fl- b � .
- - I ,_ -
W
Ir�`6l 1Y
�1 Q
a tL tu o
O W W
® h Z p U W 3 O a
h 2 w o W h N S U
ti olio X02'°3
® 2 w H]
h W m W O N a 2 t� WO
fn z . 'u x
I' 0 a
3 = � ti
In W
yI 2 Nam p m ti
I- Q(n Z W N o W
W M
O Z tU n? W H
IInn 2 0 O F.Ij O ti ti
W U
W 1=- c6 2 W O p• p W W
Q ? r O N y W m
J
Q I� Q 1 2 ti 2 y
3 R N W U y
J a R U VMj N In J
=L e
d
x x
W
0
NOW
e49eTiJ.7
ee/.oeTe&68
w
Llty LIm7s_
_
Q
_
U-TVHdsy) 0V081H9MBlV
`
y
iii
-w]
4WdSd0AIIJ
(r9)
wu"aery 1111
awaptmn t380mv a.W0SJV0
�i
16
0
S
Im
er
r
Y N.
a
Co\%\d._3
�'
••
N a
rr.iw
J Z
C
'I-
t
(6V)
will " V f7P50 W6
S5'JM iINVIN' Y'N OWVMLW
•696[
lie 96
Y _iY
G
V
Y
O
1
I
I
A. CURRENT OWNERSHIP OF PROPERTY AND REPRESENTATIVE
The owner of this property is B.R. Peoples. The developers are Stonewood Gardens,
LLC.
The representative for this project is Jorgensen and Associates.
B. SUMMARY (SCOPE. NATURE, AND INTENT)
Stonewood Gardens PZD was originally approved by the City May 4th, 2004. Most of the
waterlines and sewer lines have been installed. A portion of the drainage has been
installed and the street has been "cut -in." For numerous reasons, the original developer
could not finish the project. The cost of the project exceeded expectations and the
demand for lots is too low. A revised PZD was reviewed by the Planning Commission
on 11/26/07 and forwarded to the City Council with a recommendation of approval
subject to adding a connection to the east. The owner decided to table the project in
order to analyze some changes and then move forward or change the layout. As a
result, we are submitting this new revised conceptual PZD for consideration by the City.
The intent of this submittal is to create an infill project that will help meet the demands of
the affordable housing market while focusing on the goals of the City Plan 2025. This
can be achieved by striving to create a unique atmosphere that promotes traditional
town form and a friendly community environment.
The revised layout has one planning area with Single Family Detached dwelling units.
The overall density of this project is 4.46 dwelling units per acre, which is based on 15
units on 3.36 acres, and falls between the RSF-8 zoning and the RSF-4 zoning. The
street will be in the same location as previously planned but instead of having a cul-de-
sac at the end; the road will curve to the east and connect the adjacent property. The
water and sewer will have to be extended. This revised plan proposes a minimum lot
width of 21.3 feet, an average lot width of approximately 50 feet, a minimum lot area of
4,635 square feet, and setback requirements similar to the RSF-8 zoning district.
Stonewood Gardens
Page 1
The revised plan has 15 lots with shared drives on the property line that will provide
access to the garages. Most of the houses that are along the street will have a front
porch that faces the street with a garage hidden from the street on the side of the
house. This will create the feel of the traditional town form and promote walkability
within this project. Sidewalks will be built on both sides of Stonewood Court with an
additional pedestrian access easement and sidewalk between lots 7 and 8. Ibis is an
important connection that will help promote Traditional Town Form by giving residence
pedestrian access to future amenities to the south. The lots to the south are currently
zoned residential office and could contain professional offices, neighborhood retail
shops, restaurants, a video store, etc. This would not only be beneficial to the
residence of Stonewooardenc hut also te the surreundingneighborhoods to nrnvidc
assess_to these amenities. Lot 16 is designated open/common area for neighborhood
amenities and the location of the detention pond. This lot will be maintained by the POA
and cannot be built on.
C. GENERAL PROJECT CONCEPT
1) Street
and Lot Layout:
The current PZD shows a cul-de-sac street
which
will be
removed and a,
21 -foot wide, street will curve to the east to
the
adjacent property for a future east/west connection. In addition, a
pedestrian access easement and sidewalk has been added between lots 7
and 8 for future connection to the residential office zoning to the south.
We feel this connection will promote Traditional Neighborhood
Development through the use of pedestrian connectivity to possible future
amenities such as professional offices, neighborhood retail shopping,
restaurants, a video store, etc..
2) Site Plan: Please refer to the Master Development Plan.
Stonewood Gardens
Page 2
3) Buffer Areas: There will be decorative fencing along with detailed
landscaping added along Hwy. 265 to provide a buffer between this
project and the highway. There is already a fence along the east side of
the property, but additional trees and landscaping will help provide needed
buffers. The entrance, to the development from Hwy 265 will also be
addressed with raised landscaped beds and trees to add a buffer and
aesthetics from the highway.
4) Tree Preservation: As per the present City ordinance, tree preservation
will be required. Lot 16 open/common space is reserved for green space
as well as to preserve a number of existing trees in the southeast corner
of the lot. The houses will be arranged and built in a manner to preserve
all trees if available. We will work with all utility companies to evaluate any
opportunities to move easements in order to save trees.
5) Storm Water Detention Areas: As required by the current drainage
manual, our post development flow will not exceed the pre -development.
A detention pond will be installed on the north side of the project and will
be subject to the City's Landscaping requirements for Stormwater
Facilities.
6) Undisturbed Natural
Areas:
The
majority of this site will be developed.
Additional plantings
will be
made
on the perimeter of this project.
7) Existing and Proposed Utility Connection and Extensions: This project
will connect to an existing 8" waterline to the south and west. In addition,
a wastewater pump station has been installed to collect and pump
wastewater to an existing 8" sewer in Stonewood Subdivision. All utilities
will try to be located in the rear of the lots to preserve and maintain curb
appeal.
Stonewood Gardens
Page 3
8) Development and Architectural Design Standards: All buildings in
Stonewood Gardens shall conform conceptually to the "Craftsman" and or
"Bungalow" Architectural style (See Appendix A). Most of the houses will
have rear or side loaded garages and shall have street facing porches
incorporated in their design. Restrictive covenants will be provided that
will determine details such as material use, roof pitch, etc. to ensure high
quality and consistency on the design of the houses. Because lots 1-5 are
adjacent to Hwy 265 the west facade of these houses will be required to
be articulated for visual aesthetics from the road.
9) Building Elevations: Architectural renderings and building elevations have
been included with this project booklet (see appendix A). These
illustrations show general layout, style, and floor plan.
D. PROPOSED DEVELOPMENT PHASING AND TIMEFRAME
One year from City Council approval to receive preliminary plat approval, one
year to obtain all development permits, and then start building houses and
depending on the market demand, achieve final build out over next 4 years.
E. PROPOSED PLANNING AREAS
This project has one planning area.
F. PROPOSED ZONING AND DEVELOPMENT STANDARDS
Planning Area #1: Single Family Residential:
Purpose: The purpose of this PZD, is to permit and encourage the
development of single family detached dwelling units which will
have a density of 4.46 lots/acre, which is based on the proposed 15
units on 3.36 acres.
Stonewood Gardens
Page 4
A. Uses:
1) Permitted Uses. (Planning Area #1).
Unit 1
City-wide
uses by right
Unit 8
Single-familySingle4amily
dwellings
B. Conditional Uses.
Unit 2 City-wide uses by conditional use permit
Unit 3 Public protection and utility facilities
Unit 24 Home occupations
C. Density:
Single Family Dwellings
Units Per Acre 5.0
D. Bulk and Area Regulations:
Single Famil Dwellin s
Lot minimum width
21.3 feet
Lot area minimum
4 635 square feet
Land area per dwelling unit
4,635 square feet
E. Setback Requirements:
Front Side Rear
15 5' 20'
F. Maximum building height: 40 feet.
G. Building Area: The square footage of improvements shall not
exceed 35% of the total lot footage.
Stonewood Gardens
Page 5
Site Planning:
H. Screening and Landscaping: The screening and landscaping will
be provided as set forth in the Unified Development Code. The
developer will install decorative fencing with landscaping along the
West side, adjacent to Hwy. 265, and along the South side. They
are also going to landscape the front entrance and plant trees to
provide screening from Hwy 265 into the subdivision.
I. Parking: All parking shall comply with chapter 172 of the Unified
Development Code.
J. Architectural Design Standards: Conceptual architectural
renderings have been provided in Appendix A.
K. Signage: Signs shall be permitted and approved and shall be
installed in accordance with the Single -Family Unified Development
Code.
G. MASTER DEVELOPMENT PLAN AS COMPARED TO CURRENT
ZONING REQUIREMENTS
•As noted before, this property is currently zoned R-PZD. The property due
North and East are zoned RSF-4. There are subdivisions located to the South of
this property. The property due North is currently a field with a few trees. The
property to the West across Hwy 265 is the Lake Fayetteville property. Included
with this property are: jogging trails, bike riding trails, baseball felids, and
numerous other recreational facilities. This property also consists of the new site
of the Botanical Gardens of the Ozarks. The land to the South of the subject
property is zoned R -O to create a transition zone between the R -A to the East,
Hwy. 265 and the RSF-4 to the East.
Stonewood Gardens
Page 6
1. PA -1 (Single Family)
Existing Zoning
Proposed Zoning
PZD Sin le Family)
PZD: PA -1 (Single Family)
9T� ^ M�..l: /T I
i '�. Xs✓••:,1�T i�' A •p" •_V4�
{�5
f w��� Y �:} ti'5 i.: ..V m{. �I�'�'6".' a'N':': .
Unit 1
City-wide uses by right
Unit 1
City-wide uses by right
Unit 8
Single-family dwellings
Unit 8
Single-family dwellings
'•F:: .,$ ." z-:n<,-,.��"
w. � '.� �-`ndrtioda
Us.s�._::°. �
�;.y:� -:,��,�.:.' �<.� ,._.
Unit 2
City-wide uses by conditional use
permitCity-wide
Unit 2
uses by conditional use permit
Unit 4
Unit 3
Public protection and utility facilities
Unit 24
Home occupations
Unit 24
Home occupations
a# 5Y,Id-
Acreage
3.36
Acreage
3.36 acres
Dwelling Units
12 units
Dwelling Units
15 units
Density
3.57 units/acre
Density
5.0 units/acre
Lot width minimum
19.88 ft.
21.3 ft
Lot Area Minimum
Residential
4568sq.ft.
4635 5 . ft.
Land area per
dwelling unit
4568 sq. ft
4635 sq. ft.
Front
Oft
15 ft
Side
5ft
5 ft
Rear
0 ft
20 ft
0'
Maximum building height of 35 feet.
Maximum building height of 40 feet.
..
On any lot, the area occupied by all the buildings shall not
exceed 78% of the total area of such lot.
On any lot, the area occupied by all the buildings shall not
exceed 35% of the total area of such lot.
2. Analysis of the Site Characteristics:
No environmentally hazardous, sensitive, or natural resource areas have been
found on this site.
Stonewood Gardens
Page 7
H. RECREATIONAL FACILITIES:
Recreational Facilities are not proposed for this site; however, this property is
east of the Lake Fayetteville recreation area which has an extensive walking trail,
bike trail, softball field, etc. A parks fee will be assessed at the appropriate time
for these lots.
I. REASON FOR REZONING REQUEST:
The reason for this PZD request is to provide a planned development that does
not fit the present standard zonings that the City has. We feel there is a need for
smaller single family quality homes built in a traditional neighborhood form at a
slightly higher allowable density than the RSF-4 Zoning District requirements.
J. RELATIONSHIP TO THE EXISTING AND ADJACENT LAND
USES:
The properties due North and to the West are zoned RSF-4. There are
subdivisions located to the East and South of this property. The property due
North is currently a field with a few trees. The property to the West across Hwy
265 is the Lake Fayetteville property. Included with this property are: jogging
trails, bike riding trails, baseball felids, and numerous other recreational facilities.
This property also consists of the new site of the Botanical Gardens of the
Ozarks. The land to the South of the subject property is zoned R -O. We feel this
zoning and density will be a good transition from the R -O to the South, Hwy 265
to the west, and the RSF-4 and R -A zoning to the North and East. The homes in
this PZD are going to be high quality brick homes that should blend nicely with
the surrounding style of houses. Because of the existing high volume of traffic on
Hwy 265, the current housing demands, and the R -O zoning due south it is hard
to market larger homes on larger lots directly adjacent to a principal arterial
parkway such as Hwy 265. We feel the requested density is a needed transition
for this property location without compromising the quality of these and the
surrounding homes.
Stonewood Gardens
Page 8
.
.
.
• K. COMPLIANCE WITH CITY OF FAYETTEVILLE PLAN 2025:
• It is true that this project is not mixed use that would provide neighborhood
services. However, in our opinion we feel that daily commercial goods and
service needs are within a couple of miles — gas and convenience store,
Fayetteville Athletic Club, numerous restaurants and other businesses at the
• corner of Hwy. 265 and Zion Road. The adjacent land to the south is zoned
residential office and could potentially have many of these amenities. In addition,
the Botanical Gardens and Lake Fayetteville facilities are directly west.
Goal 2 of the Fayetteville City Plan 2025 is to discourage suburban sprawl. We
do not feel that this project represents urban sprawl and in fact we believe that
this represents "infill" within this area. Property to the south is R -O, to the east
and north is residential. We feel this R-PZD compliments and is a good transition
r. for the surrounding areas.
• Goal 3 of the Fayetteville City Plan 2025 is make traditional town form the
• standard. We find this project represents traditional town form with sidewalks
providing walkability and connectivity and smaller front setbacks. All the lots
besides lot 1 will have a shared common drive along the property line to reduce
curb cuts and the number of driveways from the road. The pedestrian access
• easement and sidewalk between lots 7 and 8 will help create this traditional town
form by promoting walkability to the close amenities directly to the south in the
• future. In addition, we are providing future connectivity to the east.
Goal 4 of the Fayetteville City Plan 2025 is to grow a livable transportation
network. The entrance to this PZD is off of Hwy 265 and we have made a stub
out for future connection to the property to the east. We have also added
• numerous sidewalks to promote pedestrian movement with the most important
being the access easement and sidewalk between lots 7 and 8. This is important
• because it will give residence of not only Stonewood Gardens but future
• residence to the north and ease pedestrian access to future amenities to the
Stonewood Gardens
-• Page 9
south. The property to the south is currently zoned residential office and could
contain professional offices, neighborhood retail shopping, restaurants, a video
store, etc. We have also provided pedestrian connectivity to a future sidewalk
along Hwy 265. This can easily transport people from this PZD and surrounding
properties to close amenities such as the Fayetteville Athletic Club, Lake
Fayetteville Park, restaurants, gas stations, etc.
Although the houses that we are proposing are not "attainable" to all income
levels, we feel that we are offering an alternative product that will hopefully meet
the demand of the market for smaller lots, less yard to mow, reduced setbacks
and curb appeal with quality built homes that compliment the surrounding
properties.
L. TRAFFIC STUDY:
We feel that the added traffic to the surrounding area with this development is
minimal. No traffic study has been initiated since the impact of this project would
not be expected to warrant such a study.
M. IMPACTS ON CITY SERVICES:
There are no significant impacts to city services associated with this project.
Water and sewer have been addressed in other areas of the booklet. Waste will
be managed by each single family dwelling being assigned a plastic trash
container in accordance with the City of Fayetteville waste management
practices.
N. STATEMENT OF COMMITMENTS:
1) Dedication of Public Facilities:
This project will consist of one public street, which will be dedicated to the
City of Fayetteville. Utility infrastructure
will be dedicated
to the
City of
Fayetteville and utility easements will be
dedicated by the
Final
Plat.
Stonewood Gardens
Page 10
2) On or Off -Site Improvements:
The development of on or off -site infrastructure necessary to serve this
project shall be completed prior to Final Plat approval.
3) Natural Resources and Environmentally Sensitive Areas:
There are no known natural resources or environmentally sensitive areas
on this site.
4) Project Phasing Restrictions:
The applicant shall have one year from City Council approval of the PZD
to receive preliminary plat approval, one year to obtain all development
permits, and three years to obtain final plat approval with a one year
extension available for each time limit pursuant to Chapter 166.20 of the
Unified Development Code.
5) Fire Protection:
This project will be
served by
the
Fayetteville Fire Department. The
closest station is at
Hwy 265
and
Old Wire Road.
6) Other Commitments Imposed by the City:
There are currently no other commitments imposed by the City.
7) Parks, Trails, and Open Space Commitments:
Tree preservation and protection will be implemented in accordance with
the City of Fayetteville Code of Ordinances Title XV Unified Development
Code: Chapter 167 Tree Preservation and Protection.
8) Proposed Preliminary Building Elevations:
Conceptual architectural elevations and floor plans are provided in
Appendix A of this booklet.
Stonewood Gardens
Page 11
O. DEVELOPMENT STANDARDS, CONDITIONS. AND REVIEW
GUIDELINES:
1) Screening and Landscaping:
This development shall comply with the landscaping requirements as
outlined in Chapter 177 of the Fayetteville Unified Development Code. An
ornamental fence shall be constructed along Crossover Road and on the
south side of the property at the time of development, as well as
vegetative buffer of trees and shrubs. The fence along the south side
shall not prohibit pedestrian movement in along the pedestrian easement
and sidewalk to the south. The fence will be of the same materials along
all the lots and will be constructed prior to Final plat.
2) Traffic and Circulation:
Access to this property is by way of a public street to the west onto Hwy
265
3) Parking Standards:
Residential parking will be provided and all driveways shall meet the
standards as required by Chapter 172 of the Fayetteville Unified
Development Code for single-family residences. Curb cuts shall be limited
to a maximum width of 16 feet at the right-of-way and shall be at least 5
feet from the property line. Shared driveways may be located on the
property line and shall be placed in a private shared access easement.
4) Perimeter Treatment:
Perimeter fencing and landscaping will be provided to the west and south.
There is an existing privacy fence along the east and northeast side of the
project.
5) Sidewalks:
Sidewalks will be designed and constructed on both sides of the proposed
street along with a pedestrian access easement and sidewalk between
lots 5 and 6 for connectivity to the south.
Stonewood Gardens
Page 12
6) Street Lights:
Street lights will be designed and constructed in accordance with the
Unified Development Code.
7) Water:
Water lines will be designed and constructed in accordance with the City
of Fayetteville Water and Sewer Specifications.
8) Sewer:
Sewer lines will be constructed in accordance with the City of Fayetteville
Water and Sewer Specifications.
9) Streets and Drainage:
Streets and drainage will be designed and constructed in accordance with
the Unified Development Code.
10) Construction of Non -Residential Facilities:
There are no non residential areas proposed on the subject property.
11) Tree Preservation:
This development shall comply with the Tree Preservation requirements
as set forth in the Fayetteville Unified Development Code at the time of
development, subject to approval by the Urban Forester.
12) Architectural Design Standards:
It is the interest of this Owner to obtain approval of this PZD for
construction of single family houses with a front porch and rear access
with shared driveways.
13) Signage:
Signs shall be permitted in accordance with Chapter 174 of the
Fayetteville Unified Development Code for single family residential
subdivisions.
14) View Protection:
We are not anticipating that any improvements to this property will impact
any view of surrounding properties.
Stonewood Gardens
Page 13
15) R evocations:
The developer understands causes for revocation and will take all
measures necessary to avoid revocation.
16) Covenants, Trusts, and Homeowner Associations:
The developer will create a property owners association for the purpose of
owning and maintaining the detention pond and greenspace. The
developer will prepare protective covenants to establish home building
standards.
17) Intent/Purpose of PZD Ordinance:
The PZD Ordinance provides this project the ability to create a unique infill
development. Utilizing a PZD allows for slight modifications to traditional
setbacks, lot widths, and lot area minimums while keeping the focus on
the City Plan 2025.
Stonewood Gardens
Page 14
APPENDIX A
Stonewood Gardens
Page 15
a r — — —
ri. f
e
fr
/Ai4
9
4
.1
•
�'I
4
pm ze¢ Wxx y d i 4���aO z`J3y,zywx.a°a.IflIb
°UU$✓�Ol-y�`m°_.�zf�omFr o � W
^c i i >u"°° w `mma ga atNtioow'aa 5F`zy° a� ' y° °
Pndh
PHfl
vi zzap ° or<i�p� °o-ZzQ z4�u Q(�!flflflh
>o�'u ��eoq °oro o9a
jd,
z 4oM22 o� g�" ° ° S ° °m ezJ o<. �,< � w o �yw y y c E& U�' W� 2� m° °� nra
� �ao .,� �.c ygaoy a m° o m 2Wo
Q{-. za Z m(� F. ���+++ o S $G aqua Q u W Zoo W>J YI Oyu [- im w sowao� KLLI /w Lu
>.y�m °E ,4, y>pG W°fawy>. a WF^, 4WF KK l Why Q t>.Y?�`7'W �I Sai'Oy^�JJz �/W O 2_
v < y 6yy Q ¢ Fya°U° i-.yym OU FOc44 00004 U I K�< 2 M1U6G4°Ow6U 4 Q�n'n 4° y
W �N�
Z N M
Z
W ¢c) I
0
c.
W N
Cl)Co
nW Y
Imo- a C J o m �a
W 'va a UI
Zia
a 3 ti w Cl)C7
Zz
w 6
bO 0z
5 r CI O -a
. T
III
Z
O
H
C
'
w'W o
'�wa
m W M =
u 2M wI'�
? o ti N LL m F
ti
P 2 b LL W P
(0;,
jyMN p. 1�- OQ
o
2 Yve"'W o. F. oN
N¢ W o M O
to, ; Q ti
o L y Woo
va N P1 m u�oF`o w ya
2 ao a cc-)
LL 20 F a 1-M
u§ Z M ' �` .T ¢U W W zu t V
m WO r 3 y 2~ LL h m ik
U CITY LIM115 W a W 1� Q yct
Q @@y (0
N Ya O
wo ma
Z N J ! Ca N V N a W o Z o M? m Q
V W H xoma`Noo3 a�
?4 y� p Q�- oy:t c�LL oQ
LLV H' p„O CO
in i' l7 ayJo WaOu NN
� LL �3 iN -ya a IZ-=
y Ta
£ NP Id 1NdfdU fdAjU t! JNINUL -- --- -- ---- - -- ------ -
II NI I wl W Z SN3O2JV`J OOOM3NOIS saonanans •saaailona nlnro
c w llwl'° ZI i, N 1 1 pzdlez,wozlaB�sl:r f-rpsoaNmz eD3nnrc �3ivp saivjJOSSH a'S'N3SNa[ JOf
' Q W •' U E C O ~ 3 Q ¢ fV/81'B :AB HAlVHQ A8 CYJJ,HJ O3SIA3H3IVO ,DT-.(
E w ¢ till W¢ wI wI w 3Iw o 13
+CZWWo_ti x ~ W W ¢ W m ¢ <. 31•.m1rc *�o
I� 3 £III �I a 2I2' a�w�E w y
NUC2 I- W 2 2 ai W U 2 z N.b Iti
II sl
oae®#c® II ml I Wlw i
KYLE SHITH .- ' / // Q
2602 GDALE. ST.1 � ' / •'
SPR!NGDALE, AR J J6
( -L') I j // BIADY PEOPLES
\ I I i T95 SHADOW ECREST LANE // // " SNADOW CREST LANE
NN.
$PRINGDALF, AR J216T
SPR(NGOALE. AR J2162— L p)
R-0) NO
ON OD SUBDIVISION
'3 I0 ETON
4 325.
wZtig y
to A .WJ Y.1i Q W 0 W n V y: ye. i-:f'.�♦:.�'.:.: .S �_..:
c y> NI=I-IW.� ., '. 9
DJ. b 22ND W a { J
0
4 ur
I
fl
Cf
rWAy� Q Q 0 ~ 2 1\ ri•�:
V COQ w
iiw / "y
rti a
�J 2
O N U
?�
— W F = yQ�
y u i"tiF 4
O W W N F W
W P&-m—Ww
</1 2jNeINP OF
U)
'^/, nC o.NvU P R'
1r ~ ~wvl2`DN� ON O
ouo 4n
QW U
FuWr'WN� WQ
o
y m W Dl W O u y W 10
to
;oai��z� Qg
q atPjW KIi �n u
•i V 3 F y W V h Q
N Z T C F
W= On u W1p U
0 Q M W O7 w h u N O
P >: ¢ w W O IJJ
W O C >
N � 13' io P4 tiC x
io
U
y
w
Oj 02;Nwv
U' hajoWPOu Nry Ih-Q
ya. vim, ti4�i cc �i GO
12
�
Ha
It
ti
Q
Iz
j W
2
Jy
2
O
2
L
J
LU
O
ti°c
@
♦
LL
�
s@
E- N
aa
S�
g`a'G
5
a
+<
• Q
m
'
r na
Fi
ag
7:
n\f
�t\
•
I
=X —X —A X —a—
ntu w 3nP�Vl6'
SO zn awnv V m' anew
me°c
of
w
O
�
J
ti
W
NI
iQ
0
U
~
'u
NV7d 1N3Wd073A30 d31SW • r, '°° " " " "�"" "° "
FF II w I ?li 1 4 w
SNSQ2JVO QOOM3NOIS sxoxanxns • SflaNinN3 IIAID
w n Wo wlf w' w wl�' � a ozeia------ulr 3ROo, a vo .S'91vtoOSSt� w NHSNO Of
e W W I m 2_J uJ u A.
• ¢ W w > `> I C ti U F 2 y 1'I W �/+ Q 4 rV AB NMvb'0 :AB J 0N31fJ 035iA3H 31VC .T.I -3-M%
fl
u3 oJ≥wEErn y"sl �Il il� w13�31v WI0o
� z J d= J a0' m Q F J � W w` p I I J V1 > I
WE W=� W W 02 W i 1p i �_ 3I3 2I2 �z
51_2 i3 WW tii-om'r+
2
9Wwi2 h�1-u3 0 I Iw ml I I ww, o
Ole P0r'{}x O g rrp OO
QME
/*40440r2'VWfB3:2S�.00'
K2S' SLODY PEOPLES
HLDDYYFOPLEC2975 SHADOW CREST2975 SHADOW CRESTSPRINGDALE. AR J2T62
SPRINGDALE, AR 72762 _ (R-01
I_ _S. (RRSSIONO° I-
-
S /� J 0 i 2 p Q .00'54 n W .11ZL in W.IL'9ll M Oh __ WJ OJ O G> W2Wj n'�I rrb Y l
0 0.W W 7u`;'W8 m iI(LL_ii
c
W n.
9 N
N n h_
T Y
I. ' N 1 ? t' • Q I
1-:
Y! 9 f9Z 0
\
- I I '• -�,c N
/~CIW
Wqq
Q
2
r�
D_
V
^1
Z
O
1
O
O
M
o
¢
n
U
y
W
w
J
y
W
w
N
Z
v
2
Q
Z
o
Q
W>
N W
LL
.':F
N m ,; v , y, IryI
S99Z .00' P W m I v
Y
�yy qI
':
i.
paSE -! .l r
P N W N
-�. a i in
O n m
r.."�.-'-' O W
. , ..� uCi y c
pa 3 k
�' J' N 4 QI N QQ
A n
i 6 m
6 u, rvit L 'i� '� •'y w
•,/.%•\ r_.LZ'S6
Op
♦
♦ 3� ylY�p:. LtF�' M
✓y iliy�r " �f Jpy' O
. k
J e C • �
0 ua m. u o
ffZ21
ggg O .ff'RL 3^9.£6.60N
1_E a Jill, i
•CyZ'.
04 7. Q•iN
N �y•• i2w 'O wcs U S /,
C. �ipW r'r'NOx m III\
^ yWy W W H W W °O rtf ~ tOil p
!L ? e o G
w v o r; a o (f 1JVN1 3781 .98111 ) .8.�.d I
�w f wo".�°'wo3 m¢^b j 0 W V E IL r=n ¢ ypj II
i.' (N
( LLB' LLO N Q3NPn W 3 y i 2ND Z -. 80d -_
�- V¢uZOm 2N¢p y¢W
yii \3 W OZb W O.p O; 20 W .. —
a�.r
4 Wes= 2 F �o N2 Z 2 4Jo 2 mrzr Ltt7Wm°s
J O 2 u) W W W¢ 4 4 'avlMrumaar
59AW il,wrov N rsvxav
W er=ww3�nni o a tiHiL w °°°�` �V�
J C1� m61h CNN ICU W U
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 5161
August 13, 2008
Publication Charge : $89.68
Subscribed and sworn to before me
This/3 day of , 2008.
Notary Public n(Y__
My Commission Expires: 7yJ C O/9
Do not pay from Affidavit, an invoice will be sent
,�� A. JqR�
0F•'pMM•
At
OjXRY' •.
a
IVED
'AUG 1 h 2008
CITY OF FAVETTEVILLE
CITY CLERK'S OFFICE
•-9. ORDINANCE NO. 5161
AN ORDINANCE ESTABLISMNG A RESIDENTIAL 4'.
302 STONEW00 DISTRICT TITLED R-PZD 0&, 117avye
E OUTHEAST GARDENS. OFLOCATED NEAR
THE SOUTHEAST CORNER OF CROSSOVER AND: ALBRIGHT ROAD: CONTAINING APPROXIMATELY
3.36 ACRES: AMENDING THE OFFICIAL ZONING ARKANSAS
MAP OF THE CITY OF FAYETTEVILLE; AND ADOPT-
ING 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 Id-
kAvsr- i • From R-PZD 04-04.00, own in Exhibit
Planned Zoning District to R PZD 0&3022 1
Stmewood Gardens as shown in Exhibit'K and depicted In Exhibit'B' attached here-
to 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 canrnitments and the conditions of approval as submit-
ted, determined appropriate and approved by the City Council: further, Mal the conditions of
approval shall be filed and available for viewing in the office of the City Clerk/Treasurer of the City of I
Fayetteville.
Section 3: That INS ordinance shall take effect and be in full force at such tore as all of the require-
ments of the master development plan have been met.
Section 4: Thai the official zoning map of the City of Fayetteville, Arkansas, is hereby amended to
reflect the zoning change provided in Section 1 above.
10
PASSED and APPROVED this 51h day of August. 2008.
APPROVED: ATTEST:
By: By
DAN COODY, Mayor SONDRA SMITH, City ClarktMaalnsa
Exhibit A Is a map and may be Weaved in Me office of the City Clerk/Treasurer during normal busi-
ness hours.
EXHIBIT
R-PZD 0.43022
PART OF THE SE 1/4 OF THE SW 1/4 OF SECTION 18, T17N. R29W IN WASHINGTON COUNTY,
ARKANSAS AND BEING MORE PARTICULARLY DESCRIBED AS FOLLOWS: BEGINNING AT THE
NW CORNER OF SAID SE 114 , SW 114 THENCE S00°2602 -E 110.00 FEET TO THE PO.B.. THENCE
N69°3358'E 122.33 FEET, THENCE 532°5029'E 378.17 FEET. THENCE S00°2602E 231.35 FEET,
THENCE 589°40'40W 325.00 FEET, THENCE N00°26'02W 549.99 FEET TO THE P.O.B.; CON-
TAINING 3.36 ACRES MORE OR LESS SUBJECT TO EASEMENTS AND RIGHT OF WAY OF
RECORD.
RECEIVED
AUG I t]U8
CITY
S
CIUYCLERKSOFFICE