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HomeMy WebLinkAboutOrdinance 5167 Doc ID : 012459900009 TVDe : REL Recorded : 08/29/2008 at 11 : 16 : 02 Aft Fee Amt : $55 . 00 Pace 1 of 9 Washinoton Countv . AR Bette Stews Circuit Clerk File 2008-00028643 ORDINANCE NO. 5167 AN ORDINANCE ESTABLISHING A RESIDENTIAL PLANNED ZONING DISTRICT TITLED R-PZD 08-2980, MARKHAM HILL COTTAGE COURTS, LOCATED NORTH OF MAINE STREET, BETWEEN SANG AND CROSS AVENUE; CONTAINING APPROXIMATELY 2.54 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 RMF-24, Residential Multi-Family, 24 units per acre to R-PZD 08-2980 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 hereF x amended to reflect the zoning change provided in Section 1 above. �"%%'� K/TRIllpfff O&AY PASSED and APPROVED this 19th day of August, 2008. =C-) : n ; FAYETTEVILLE : APPROVED: ATTEST: ��'•• �� '•,9s0gh'KANsl�J* Ir �4 ,NGT014 ,,��`� eau uuu By: By: 'L� C�esl� DAN COODY, Mayor • q Itfiel a EJONI • hap kI I z _r w: t ' tcA 3 14, > P f EXHIBIT °B" R-PZD 08-2980 LOTS 163 173 18, 28, THRU 39 OF BLOCK NUMBER 1 , OF WEST END ADDITION, PLAT BOOK 4 AT PAGE 61 AND PLAT BOOK 5 AT PAGE 75, FAYETTEVILLE, WASHINGTON COUNTY, ARKANSAS . CONDITIONS OF APPROVAL: R-PZD 08-2980 Page 1 of 6 Conditions of Approval for R-PZD 08-2980 (Markham Hill Cottages) Streets 1 . The applicant shall be responsible for the following street improvements. a. A minimum pavement width of 20', curb, gutter, storm drain, and sidewalk on Maine Street and Cross Avenue along the project frontage and along the lot at the intersection of Cross/Maine; (no sidewalk along this off-site frontage) — see drawings for clarification; b. Extension of storm drains off-site as necessary. c. The intersection of the new Nettleship Street and the existing Cross Avenue shall be realigned in a three-way stop as indicated on the plans. Prior to construction permits being issued, adequate offsite right-of-way shall be dedicated to complete these improvements as indicated on the plans. d. Street lights along Maine, Cross and Nettleship as required by code. 2. The applicant shall dedicate right-of-way as follows by easement plat or separate document prior to building permit: a. 21 .5 ' from centerline along Maine Street and Cross Avenue; b. 39' for Nettleship Street and 30.50' for Sutherland Lane as indicated on the approved plans. c. Adequate right-of-way to construct the three-way intersection of the new Nettleship Street and Cross Avenue. 3 . Determination of a variance of minimum street design standards: a. The applicant requests a variance to allow different street cross sections than required by the current Master Street Plan standard (UDC § 166.06 (K)(10)(a) and 166.08(C)(14)). The applicant proposes on-street parallel parking on both sides of the street in the Hillside/Hilltop Overlay District, sidewalks on one side of the street, a narrow two-way alley/lane with sidewalk on one side, and right-of-way width of 39' for Nettleship Street and 30.50' for Sutherland Lane. The Master Street Plan does not have cross-sections in the design as proposed. Staff recommends in favor of the requested street design standards finding they deal with a unique site allowing for reduced grading and pavement and increased tree preservation in the HHOD, and will result in safe ingress/egress into and out of the development. 4. No parallel parking spaces are allowed within 30' of a stop sign (Fayetteville Code of Ordinance Section 72.03(G)). The applicant shall coordinate all striping of streets and parallel spaces with the Transportation Division and Fire Department, as the ultimate administrators of these code sections. 5. Solid Waste Service. All comments regarding solid waste service shall be addressed prior to building permit approval. Residential carts/recycle bins are anticipated to be utilized at common collection points. CONDITIONS OF APPROVAL: R-PZD 08-2980 Page 2 of 6 6. A sign indicating a future street extension shall be installed atthe Nettleship Street stub-out on the western property line prior to certificate of occupancy for those units in that vicinity of the site as determined by Planning staff. Parkin 7. Determination of a request to allow fewer off-street parking spaces than allowed by ordinance. As depicted in Table 2 provided earlier in this report, the applicant proposes to provide 25 off- street parking spaces when 33 are required and 32 on-street parking spaces to accommodate the additional parking spaces required. Staff recommends approval of this request, recognizing that the streets throughout this development, as amended from the City 's Master Street Plan, would provide parallel parking and can safely satisfy the additional demandsfor parking not provided off-street street as depicted in Table 2. Staff also finds that five of the units will be efficiency basement apartment units and do not need two parking spaces each as required by code. Although not required by ordinance for single or two-family residences, this development provides at least one bicycle rack at each motor court which will encourage alternative transportation and reduce vehicular parking demand. However, staff does have concern with the following access and parking issue: a. In order to provide convenience for unloading and loading vehicles associated with Units 5 and 6 that do not have garages or parallel parking spaces in the immediate vicinity, the applicant shall install a temporary `Loading and Unloading Area ' designated with signage or pavement markings in front of Units 3 and 23. Water/Sewer/Drainage 8. Off-site water and sewer, and drainage improvements shall be installed as determined necessary by the Engineering Division to provide domestic service and fire protection to the development, and to ensure the project meets all applicable drainage criteria. Phasine 9. Determination of the proposed phasing plan. Staff recommends approval of the phasing as indicated within the submittal, with the following change. This project is required to obtain all permits in accordance with the Phasing as listed and depicted in the PZD booklet and noted below. A one-year extension may be approved by the Planning Commission (subject to the criteria in UDC Chapter 166 for extensions). • The applicant shall obtain all construction permits for construction of streets and all other public infrastructure within one year of PZD approval. • The applicant shall obtain all building permits for all residential units and accessory structures within five years from City Council approval of the PZD. Parks and Trails 10. Payment of fees in lieu of parkland dedication in the amount of $20,680 for 28 single and two- family units shall be paid prior to issuance of a building permit for the first unit in this development. 11 . A multi-use trail connection (Hotz Park Trail) is identified on the Fayetteville Trails Master Plan �_ T r 11 CONDITIONS OF APPROVAL: R-PZD 08-2980 Page 3 of 6 utilizing the Sang Avenue right-of-way adjacent to the western border of this site and connecting through this site to Cross Avenue, and ultimately to Hotz Park. This development shall construct a multi-use trail connection from the proposed Nettleship Street through the existing Sang Avenue right-of-way, connecting south to Maine Street. The details of the trail construction shall be coordinated with the City Trails Coordinator prior to construction permits. The trail shall be constructed at the time Nettleship is extended. PZD Booklet 12. Booklet. Pg. 8. Delete the paragraph following the zoning criteria, and replace it with the Landscaping, Parking, Architectural Design Standards, and signage standards as included on Sheet A2 of the PZD plats. Landscape Plan 13 . Before construction document approval, the landscape plan must be stamped by a Landscape Architect licensed within the state of Arkansas. 14. All landscaping shown on this landscape plan and referenced in the PZD Master Development Plan, including the evergreen hedgerows along the perimeter property lines, is required to be planted and maintained as a condition of the PZD approval. 15. Prior to building permit, a cost estimate for all required landscaping is to be submitted to the Urban Forester for review. Once approval is gained, a guarantee is to be issued (bond/letter of credit/cash) for 150% of the cost of the materials and installation of the plants. This guarantee will be held until the improvements are installed and inspected, at the time of Certificate of Occupancy. 16. Under the Landscape Regulations Chapter 177, street trees must be bonded for a 3 year period. This bond is for the maintenance of the trees. This amount must be deposited with the City before issuance of certificate of occupancy. Tree Preservation 17. The two groups of preserved canopy in the northern portion of this site must be placed within Tree Preservation Areas. This includes the grouping that contains trees # 11 , 12 and 13 and the grouping that contains trees #3-6 and 9 and 10. These areas will be dedicated with the easement plat using the Tree Preservation Area signature block for the Urban Forester. Portions of these Tree Preservation Areas are located within an alley that must be vacated before final approval can be granted. 18. The extended grading and street ROW in the northeast comer of the site appears to extend onto the adjacent property. No off-site tree removal (outside of right-of-way or easements) is permitted without written consent of the adjacent property owner. Final approval of the project is conditional upon receiving this written consent. Additionally, mitigation will be required for 100% of tree removal on adjacent property. Furthermore, all trees planted for mitigation for tree removal on the adjacent property shall be planted on the adjacent property, preferably near the area where the removal takes place. The trees will also require final inspection by the Urban Forester and bonding for three years after planting in addition to the on-site mitigation CONDITIONS OF APPROVAL: R-PZD 08-2980 Page 4 of 6 - requirements for the development. Final approval of the project will be subject to final calculations. 19. Reinforced concrete retaining walls may be required as opposed to block walls to preserve trees located adjacent to the walls. 20. The applicant shall mitigate for the removal of 3,936 SF of tree canopy with on-site mitigation to consist of a minimum of(14) 2-inch caliper large species trees. Mitigation trees cannot be planted within utility easements or street ROW. 21 . All mitigation trees must be planted prior to the issuance of a final certificate of occupancy. A 3- year bond, letter of credit, or check in the amount of $3,500 shall be deposited with the City of Fayetteville before issuance of a certificate of occupancy. The actual amount of the bond shall be based on the final calculations. 22. Construction drawings must be submitted to and approved by the Urban Forester prior to the issuance of a grading permit. General 23 . The small parks, community gardens, greenspace, footpaths, potting shed, tree house, and other amenities as shown on the PZD and LSD plans shall be included as requirements of the project. These amenities shall be constructed prior to issuance of Certificate of Occupancy for the surrounding cottages, to be determined by Planning staff at the time of construction. At a minimum, nonresidential facilities shall be built prior to the ninth building permit in accordance with Section 166.06 (K) of the UDC. 24. No portion of any structure (i.e., porches, overhangs, etc.) shall encroach into building setbacks or utility easements. Encroachment of structures or any portion of a structure shall comply with all applicable Building Codes unless otherwise and specifically approved by the City Council at the time of development. 25 . Buildings shall be constructed to be consistent with the concepts depicted in the building elevations in the PZD booklet. 26. Prior to building permits, architectural elevations will be required to be submitted for review to ensure consistency with the elevations and renderings presented in the PZD booklet. 27. Signs shall be permitted in accordance with Chapter 174 of the Fayetteville Unified Development Code, and shall be subject to signage requirements for residential development. 28. 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. 29. All development shall meet applicable zoning and development criteria, unless specifically waived or varied by the Planning Commission as part of the PZD approval. CONDITIONS OF APPROVAL: R-PZD 08-2980 Page 5 of 6 Engineering Division Conditions: 30. Determination of a waiver of Fayetteville Unified Development Code Chapter 171 .C.1 in orderto allow for a 4-5 ' retaining wall at the back of the right-of-way/sidewalk when the UDC requires a minimum 2-foot separation. The applicant's request discusses that the waiver is needed in order to preserve a significant oak tree. Staff recommends in favor of this request finding that it will preserve significant tree canopy and will not create an unsafe condition. 31 . All designs are subject to the City's latest design criteria (water, sewer, streets and drainage). Review for plat approval is not approval of public improvements, and all proposed improvements are subject to further review at the time construction plans are submitted. 32. Prior to building permit, bonds in the amount of 150% of the construction cost for all public improvements will need to be submitted. 33. In accordance with Section 170.08 of the UDC, either the Developer, Property Owner, or Property Owner Association shall comply with the required maintenance responsibilities for storm water management as set forth under section (13)(5) and (13)(6). 34. Written permission is required to grade within 5 ft of the property line. Specifically the property to the south 765- 11940-000 required to install the Bocce Court. 35. Written permission is required to grade/install retaining wall on adjacent property. Specifically the property to the north 765- 14582-000. 36. Any retaining wall more than four feet in height shall be designed by a registered professional engineer in the state of Arkansas and shall be field inspected by the design engineer. 37. Safety railings are required on any retaining wall greater than 30" in height. The safety railing shall be built in to the more stringent requirements of the SBCC or AASHTO. 38. Provide capacity analysis of the existing 6 in sanitary sewer system which this development will connect to the first 8" main downstream. Standard Conditions of Approval 39. Technical 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). 40. Trash enclosures shall be screened on three sides with materials compatible with the surrounding structures, with access not visible from the street. 41 . All mechanical and utility equipment located on the wall and/or on the ground shall be screened. All roof-mounted utilities and mechanical equipment shall be screened by incorporating screening into the structure utilizing materials compatible with the supporting buildings. Mechanical and utility equipment over 30 inches in height shall meet building setbacks. Smaller ground-mounted equipment may be screened with tall grasses or shrubs. Add this note to the site plan and all construction documents. CONDITIONS OF APPROVAL: R-PZD 08-2980 Page 6 of 6 42. 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. 43 . All overhead utility lines under 12kv shall be relocated underground. All proposed utilities shall be located underground. 44. 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. 45. Prior to the issuance of a building permit the following is required: a. Grading and drainage permits b. An on-site inspection by the Landscape Administrator of all tree protection measures prior to any land disturbance. b. Easement plat that shall include all right-of-way, easements and the tree preservation area. C. Project Disk with all final revisions d. Completion of all required improvements or the placement of a surety with the City (letter of credit, bond, escrow) as required by Section 158.01 "Guarantees in Lieu of Installed Improvements" to guarantee all incomplete improvements. Further, all improvements necessary to serve the site and protect public safety must be completed, not just guaranteed, prior to the issuance of a Certificate of Occupancy. Washington County, AR —� I certify this instrument was filed on 08/29/2008 11 : 18:02 AM and recorded in Real Estate File Number 2008-0002864 Bette Stamps . Circuit C e by ORD City of Fayetteville Staff Review Form 5J/qlQ t ' City Council Agenda Items 5/6 7� `� and ao p0a4lrm Contracts, Leases or Agreements ` � � August 5, 2008 City Council Meeting Date Agenda Items Only Jeremy Pate Planning Operations Submitted By Division Department Action Required: R-PZD 08-2980: Planned Zoning District (Markham Hill Cottage Courts, 520): Submitted by Robert Sharp for property located north of Maine Street, between Sang and Cross Avenue containing approximately 2.54 acres. The request is for zoning, land use, and development approval of a Residential Planned Zoning District with 18 single family and 5 two-family cottages (28 units total). Cost of this request Category / Project Budget Program Category / Project Name Account Number Funds Used to Date Program / Project Category Name $ Project Number Remaining Balance Fund Name Budgeted Item Q Budget Adjustment Attached =--7 C BPrevious Ordinance or Resolution # Department D ector Date c Original Contract Date: Original Contract Number: City Attorney Date Received in City N RED Clerk's Office Finance and Internal Service Director Dale Liu / - !i( Received in �8 Mayor's Office Mayor Dale Comments: Revised .April 16 �iny , 2�� City Council Meeting of August 5, 2008 Agenda Item Number CITY COUNCIL AGENDA MEMO To: Mayor and City Council Thru: Gary Dumas, Director of Operations ��pp From: Jeremy C. Pate, Director of Current Planning3 Date: July 16, 2008 Subject: Residential Planned Zoning District for Markham Hill Cottage Courts (R-PZD 08-2980) RECOMMENDATION Staff and the Planning Commission recommend approval of an ordinance creating a Residential Planned Zoning District (R-PZD) for Markham Hill Cottage Courts, 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 2.54 acres. The proposal consists of 23 detached cottages ( 18 single family and 5 two-family units) for a total of 28 residential units. BACKGROUND The subject property, zoned RMF-24, Residential Multi-Family 24 units/acre, is located north of Maine Street and west of Cross Avenue. The heavily wooded site is on the south slope of Markham Hill and within the Hillside Hilltop Overlay District (HHOD). The Master Development Plan includes 23 detached cottages (28 residential units) and amenities including a bocce court, stone paths, a small park, a tree house, community gardens and a potting shed. The proposed zoning criteria allows for single and two- family dwellings and a density of approximately 11 units/acre, when the existing zoning allows for multi-family dwellings and 24 units/acre. The cottages would generally be clustered around shared motor courts as opposed to individual curb cuts typically seen in a single family subdivision. All of the cottages would have the appearance of a detached single-family residence, however five of the cottages (Units 1 , 5, 11 , 12, and 13) would have an efficiency apartment in the basement. 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. i� ORDINANCE NO. AN ORDINANCE ESTABLISHING A RESIDENTIAL PLANNED ZONING DISTRICT TITLED R-PZD 08-2980, MARKHAM HILL COTTAGE COURTS, LOCATED NORTH OF MAINE STREET, BETWEEN SANG AND CROSS AVENUE; CONTAINING APPROXIMATELY 2.54 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 RMF-24, Residential Multi-Family, 24 units per acre to R-PZD 08-2980 as shown in Exhibit "A" and depicted in Exhibit "B" attached hereto and made a part hereof. Section 2: That the change in zoning classification is based upon the approved master development plan, development standards, statement of commitments and the conditions of approval as submitted, determined appropriate and approved by the City Council; further, that the conditions of approval shall be filed and available for viewing in the office of the City Clerk/Treasurer of the City of Fayetteville. Section 3 : That this ordinance shall take effect and be in full force at such time as all of the requirements of the master development plan have been met. Section 4: That the official zoning map of the City of Fayetteville, Arkansas, is hereby amended to reflect the zoning change provided in Section 1 above. PASSED and APPROVED this day of 2008. APPROVED: ATTEST: By: By: DAN COODY, Mayor SONDRA SMITH, City Clerk/Treasurer EXHIBIT "B" R-PZD 08-2980 LOTS 16, 17, 18, 28, THRU 39 OF BLOCK NUMBER 1, OF WEST END ADDITION, PLAT BOOK 4 AT PAGE 61 AND PLAT BOOK 5 AT PAGE 75, FAYETTEVILLE, WASHINGTON COUNTY, ARKANSAS. CONDITIONS OF APPROVAL: R-PZD 08-2980 Page! of 6 Conditions of Approval for R-PZD 08-2980 (Markham Hill Cottages) Streets 1. The applicant shall be responsible for the following street improvements. a. A minimum pavement width of 20', curb, gutter, storm drain, and sidewalk on Maine Street and Cross Avenue along the project frontage and along the lot at the intersection of Cross/Maine; (no sidewalk along this off -site frontage) — see drawings for clarification; b. Extension of storm drains off -site as necessary. c. The intersection of the new Nettleship Street and the existing Cross Avenue shall be realigned in a three-way stop as indicated on the plans. Prior to construction permits being issued, adequate offsite right-of-way shall be dedicated to complete these improvements as indicated on the plans. d. Street lights along Maine, Cross and Nettleship as required by code. 2. The applicant shall dedicate right-of-way as follows by easement plat or separate document prior to building permit: a. 21.5' from centerline along Maine Street and Cross Avenue; b. 39' for Nettleship Street and 30.50' for Sutherland Lane as indicated on the approved plans. c. Adequate right-of-way to construct the three-way intersection of the new Nettleship Street and Cross Avenue. 3. Determination of a variance of minimum street design standards: a. The applicant requests a variance to allow different street cross sections than required by the current Master Street Plan standard (UDC § 166.06 (K)(10)(a) and 166.08(C)(I4)). The applicant proposes on -street parallel parking on both sides of the street in the Hillside/Hilltop Overlay District, sidewalks on one side of the street, a narrow two-way alley/lane with sidewalk on one side, and right-of-way width of 39' for Nettleship Street and 30.50' for Sutherland Lane. The Master Street Plan does not have cross -sections in the design as proposed. Staff recommends in favor of the requested street design standards finding they deal with a unique site allowing for reduced grading and pavement and increased tree preservation in the HHOD, and will result in safe ingress/egress into and out of the development. 4. No parallel parking spaces are allowed within 30' of a stop sign (Fayetteville Code of Ordinance Section 72.03(G)). The applicant shall coordinate all striping of streets and parallel spaces with the Transportation Division and Fire Department, as the ultimate administrators of these code sections. 5. Solid Waste Service. All comments regarding solid waste service shall be addressed prior to building permit approval. Residential carts/recycle bins are anticipated to be utilized at common collection points. 6. A sign indicating a future street extension shall be installed at theNettleship Street stub -out on the western property line prior to certificate of occupancy for those units in that vicinity of the site as CONDITIONS OF APPROVAL: R-PZD 08-2980 Page 2 of 6 determined by Planning staff. Parking Determination of a request to allow fewer off-street parking spaces than allowed by ordinance. As depicted in Table 2 provided earlier in this report, the applicant proposes to provide 25 off- street parking spaces when 33 are required and 32 on -street parking spaces to accommodate the additional parking spaces required. Staff recommends approval of this request, recognizing that the streets throughout this development, as amended from the City's Master Street Plan, would provide parallel parking and can safely satisfy the additional demandsfor parking not provided off-street as depicted in Table 2. Staff also finds that five of the units will be efficiency basement apartment units and do not need two parking spaces each as required by code. Although not required by ordinance for single or two family residences, this development provides at least one bicycle rack at each motor court which will encourage alternative transportation and reduce vehicular parking demand. However, staff does have concern with the following access and parking issue: a. In order to provide convenience for unloading and loading vehicles associated with Units Sand 6 that do not have garages or parallel parking spaces in the immediate vicinity, the applicant shall install a temporary `Loading and Unloading Area' designated with signage or pavement markings in front of Units 3 and 23. Water/Sewer/Drainage 8. Off -site water and sewer, and drainage improvements shall be installed as determined necessary by the Engineering Division to provide domestic service and fire protection to the development, and to ensure the project meets all applicable drainage criteria. Phasing 9. Determination of the proposed phasing plan. Staff recommends approval of the phasing as indicated within the submittal, with the following change. This project is required to obtain all permits in accordance with the Phasing as listed and depicted in the PZD booklet and noted below. A one-year extension may be approved by the Planning Commission (subject to the criteria in UDC Chapter 166 for extensions). • The applicant shall obtain all construction permits for construction of streets and all other public infrastructure within one year of PZD approval. • The applicant shall obtain all building permits for all residential units and accessory structures within five years from City Council approval of the PZD. Parks and Trails 10. Payment of fees in lieu of parkland dedication in the amount of $20,680 for 28 single and two- family units shall be paid prior to issuance of a building permit for the first unit in this development. 11. A multi -use trail connection (Hotz Park Trail) is identified on the Fayetteville Trails Master Plan utilizing the Sang Avenue right-of-way adjacent to the western border of this site and connecting through this site to Cross Avenue, and ultimately to Hotz Park. This development shall construct a multi -use trail connection from the proposed Nettleship Street through the existing Sang CONDITIONS OF APPROVAL: R-PZD 08-2980 Page 3 of 6 Avenue right-of-way, connecting south to Maine Street. The details of the trail construction shall be coordinated with the City Trails Coordinator prior to construction permits. The trail shall be constructed at the time Nettleship is extended. PZD Booklet 12. Booklet. Pg. 8. Delete the paragraph following the zoning criteria, and replace it with the Landscaping, Parking, Architectural Design Standards, and signage standards as included on Sheet A2 of the PZD plats. Landscape Plan 13. Before construction document approval, the landscape plan must be stamped by a Landscape Architect licensed within the state of Arkansas. 14. All landscaping shown on this landscape plan and referenced in the PZD Master Development Plan, including the evergreen hedgerows along the perimeter property lines, is required to be planted and maintained as a condition of the PZD approval. 15. Prior to building permit, a cost estimate for all required landscaping is to be submitted to the Urban Forester for review. Once approval is gained, a guarantee is to be issued (bond/letter of credit/cash) for 150% of the cost of the materials and installation of the plants. This guarantee will be held until the improvements are installed and inspected, at the time of Certificate of Occupancy. 16. Under the Landscape Regulations Chapter 177, street trees must be bonded for a 3 year period. This bond is for the maintenance of the trees. This amount must be deposited with the City before issuance of certificate of occupancy. Tree Preservation 17. The two groups of preserved canopy in the northern portion of this site must be placed within Tree Preservation Areas. This includes the grouping.that contains trees #11, 12 and 13 and the grouping that contains trees #3-6 and 9 and 10. These areas will be dedicated with the easement plat using the Tree Preservation Area signature block for the Urban Forester. Portions of these Tree Preservation Areas are located within an alley that must be vacated before final approval can be granted. 18. The extended grading and street ROW in the northeast comer of the site appears to extend onto the adjacent property. No off -site tree removal (outside of right-of-way or easements) is permitted without written consent of the adjacent property owner. Final approval of the project is conditional upon receiving this written consent. Additionally, mitigation will be required for 100% of tree removal on adjacent property. Furthermore, all trees planted for mitigation for tree removal on the adjacent property shall be planted on the adjacent property, preferably near the area where the removal takes place. The trees will also require final inspection by the Urban Forester and bonding for three years after planting in addition to the on -site mitigation requirements for the development. Final approval of the project will be subject to final calculations. CONDITIONS OF APPROVAL: R-PZD 08-2980 Page 4 of 6 19. Reinforced concrete retaining walls maybe required as opposed to block walls to preserve trees located adjacent to the walls. 20. The applicant shall mitigate for the removal of 3,936 SF of tree canopy with on -site mitigation to consist of a minimum of( 14) 2 -inch caliper large species trees. Mitigation trees cannot be planted within utility easements or street ROW. 21. All mitigation trees must be planted prior to the issuance of a final certificate of occupancy. A 3 - year bond, letter of credit, or check in the amount of $3,500 shall be deposited with the City of Fayetteville before issuance of a certificate' of occupancy. The actual amount of the bond shall be based on the final calculations. 22. Construction drawings must be submitted to and approved by the Urban Forester prior to the issuance of a grading permit. General 23. The small parks, community gardens, greenspace, footpaths, potting shed, tree house, and other amenities as shown on the PZD and LSD plans shall be included as requirements of the project. These amenities shall be constructed prior to issuance of Certificate of Occupancy for the surrounding cottages, to be determined by Planning staff at the time of construction. At a minimum, nonresidential facilities shall be built prior to the ninth building permit in accordance with Section 166.06 (K) of the UDC. 24. No portion of any structure (i.e., porches, overhangs, etc.) shall encroach into building setbacks or utility easements. Encroachment of structures or any portion of a structure shall comply with all applicable Building Codes unless otherwise and specifically approved by the City Council at the time of development. 25. Buildings shall be constructed to be consistent with the concepts depicted in the building elevations in the PZD booklet. 26. Prior to building permits, architectural elevations will be required to be submitted for review to ensure consistency with the elevations and renderings presented in the PZD booklet. 27. Signs shall be permitted in accordance with Chapter 174 of the Fayetteville Unified Development Code, and shall be subject to signage requirements for residential development. ' 28. 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. 29. All development shall meet applicable zoning and development criteria, unless specifically waived or varied by the Planning Commission as part of the PZD approval. Engineering Division Conditions: 30. Determination of a waiver of Fayetteville Unified Development Code Chapter 171.C.1 in order to CONDITIONS OF APPROVAL: R-PZD 08-2980 Page 5 of 6 allow for a 4-5' retaining wall at the back of the right-of-way/sidewalk when the UDC requires a minimum 2 -foot separation. The applicant's request discusses that the waiver is needed in order to preserve a significant oak tree. Staff recommends in favor of this request finding that it will preserve significant tree canopy and will not create an unsafe condition. 31. All designs are subject to the City's latest design criteria (water, sewer, streets and drainage). Review for plat approval is not approval of public improvements, and all proposed improvements are subject to further review at the time construction plans are submitted. 32. Prior to building permit, bonds in the amount of 150% of the construction cost for all public improvements will need to be submitted. 33. In accordance with Section 170.08 of the UDC, either the Developer, Property Owner, or Property Owner Association shall comply with the required maintenance responsibilities for storm water management as set forth under section (B)(5) and (B)(6). 34. Written permission is required to grade within 5 ft of the property line. Specifically the property to the south 765-11940-000 required to install the Bocce Court. 35. Written permission is required to grade/install retaining wall on adjacent property. Specifically the property to the north 765-14582-000. 36. Any retaining wall more than four feet in height shall be designed by a registered professional engineer in the state of Arkansas and shall be field inspected by the design engineer. 37. Safety railings are required on any retaining wall greater than 30" in height. The safety railing shall be built in to the more stringent requirements of the SBCC or AASHTO. 38. Provide capacity analysis of the existing 6 in sanitary sewer system which this development will connect to the first 8" main downstream. Standard Conditions of Approval 39. Technical 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). 40. Trash enclosures shall be screened on three sides with materials compatible with the surrounding structures, with access not visible from the street. 41. All mechanical and utility equipment located on(the wall and/or on the ground shall be screened. All roof -mounted utilities and mechanical equipment shall be screened by incorporating screening into the structure utilizing materials compatible with the supporting buildings. Mechanical and utility equipment over 30 inches in height shall meet building setbacks. Smaller ground -mounted equipment may be screened with tall grasses or shrubs. Add this note to the site plan and all construction documents. 42. Staff approval of final detailed plans, specifications and calculations (where applicable) for grading, drainage, water, sewer, fire protection, streets (public and private), sidewalks, parking CONDITIONS OF APPROVAL: R-PZD 08-2980 Page 6 of 6 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. 43. All overhead utility lines under 12kv shall be relocated underground. All proposed utilities shall be located underground. 44. 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. 45. Prior to the issuance of a building permit the following is required: a. Grading and drainage permits b. An on -site inspection by the Landscape Administrator of all tree protection measures prior to any land disturbance. b. Easement plat that shall include all right-of-way, easements and the tree preservation area. c. Project Disk with all final revisions d. Completion of all required improvements or the placement of a surety with the City (letter of credit, bond, escrow) as required by Section 158.01 "Guarantees in Lieu of Installed Improvements" to guarantee all incomplete improvements. Further, all improvements necessary to serve the site and protect public safety must be completed, not just guaranteed, prior to the issuance of a Certificate of Occupancy. THE CITY OF FAYETTEVILLE. ARKANSAS PLANNING DIVISION CORRESPONDENCE TO: Fayetteville Planning Commission FROM: Andrew Garner, Senior Planner Matt Casey, Assistant City Engineer THRU: Jeremy Pate, Director of Current Planning DATE: July 9, Updated July 16, 2008 Planning Commission Meeting July 14, 2008 125 W. Mountain St. Fayetteville, AR 72701 Telephone: (479) 575-8267 R-PZD 08-2980: (MARKHAM HILL COTTAGE COURTS, 520): Submitted by ROBERT SHARP for property located at NORTH OF MAINE ST.; BETWEEN SANG AND CROSS. The property is zoned RMF-24, MULTI FAMILY - 24 UNITS/ACRE and contains approximately 2.54 acres located within the Hillside Hilltop Overlay District. The request is for Zoning, Land Use, and Development approval of a Residential Planned Zoning District with 18 single family and 5 two- family cottages (28 units total). Planner: Andrew Garner Findings: Property Description and Setting: The subject property consists of approximately 2.54 acres located north of Maine Street and west of Cross Avenue, less than 0.25 mile west of the University of Arkansas Campus. The site is zoned RMF-24, and has not been previously developed except for a single family home and associated accessory structures and driveways. The site is located on the south slope of Markham Hill and is almost entirely wooded (73.3% tree canopy) and within the Hillside/Hilltop Overlay District. As depicted in Table 1, the property is surrounded by a mix of residential uses ranging from undeveloped wooded hillside to the north, multi -family development to the west and east, single- and two- family residential to the south, and Ramay Junior High School approximately one block to the south. Table I Surroundina Land UselZonina Direction Land Use Zoning North Undeveloped wooded hillside RSF-4 South Single- and two- family residences - RMF-24 East Bedford Apartments RMF-24 West Meadow Brook Apartments RMF-24 Proposal: The request is for rezoning and large scale development approval for a Master Development Plan of a Residential Planned Zoning District with 23 detached cottages and amenities included a bocce court, stone paths, a small park, a tree house, community gardens and potting shed. This development is proposed under a horizontal property regime similar to a typical condominium K tReports120081PC Reporrsll3zhly /4R-PZD 08-2980 (MarkhamCoaageCrls).doc ownership where the owner of the cottage does not own the land, but owns the unit. A property owner's association would own and maintain the property and amenities. _ The proposed zoning criteria allows for single and two-family dwellings and a density of approximately 11 units/acre, while the existing zoning allows for multi -family dwellings and 24 units/acre. The small 23 cottages are generally be clustered around shared motor courts as opposed to individual curb cuts typically seen in a single family subdivision. All of the cottages would have the appearance of a detached single-family residence; however five of the cottages (Units 1, 5, 12, 11, 12 and 13) have an efficiency apartment in the basement making those units two-family. This site layout and proposal is not allowed under any standard zoning criteria. One of the purposes for which the Planned Zoning District ordinance was created is to promote and encourage projects that meet the adopted goals and policies of the city, yet do not fit the mold of current development or zoning requirements; and to allow for surrounding property owners to see the project's product with the rezoning request, as opposed to a request for a blanket zoning district with few limitations. The proposed zoning criteria for this project is provided in the project booklet and on the plats. Please reference this provided material for more information. These documents are binding to the zoning of the property. Access and Connectivity: The main entry into this neighborhood is off of Cross Avenue with a new cast -west street (Nettleship Street) through the site. A secondary point of connectivity is from a new two-way alley/lane (Sutherland Lane) that connects the extended Nettleship Street to Maine Street. A majority of the residences are accessed through shared motor courts with garages tucked into the hillside under the cottages. Several of the cottages will be provided with parallel parking on the new street, and the remainder of the cottages will have separategarage entries from the new alley/lane. Staff recommends that Nettleship Street be stubbed -out to the western property line to allow the potential for a future connection west. The two proposed interior streets are narrow with sidewalks on one side to eliminate unnecessary disturbance of tree canopy and the hillside, and for traffic calming. On -street parking is provided on both sides of Nettleship Street. Variances are requested for these two streets as neither fit into the approved Master Street Plan cross -sections. Parking: Parking for the residences are proposed in garages, on -street parallel parking, and a few surface parking spaces in the motor courts. Planning Commission determination to allow for on - street parking for single-family residences is required for several of the units without garages, see Table 2. Staff recommends that the parking situation for Units 5 and 6 be evaluated as these units do not have a garage and the closest parallel parking space is approximately 80' away down a steep slope. Proposed parking is atypical of standard parking lots or garages for single family residences. Several of the garages will require multiple point turns for ingress and egress and the overall parking and access will be very compact. Although not required by ordinance for single and two-family residences, in order to encourage alternative transportation and alleviate some vehicular parking demand, this development proposes a bicycle rack in each of the motor courts. Phasing: The applicant anticipates construction of streets and infrastructure within one year of PZD approval. Building permits for all cottages and accessory structures shall be obtained within five years from City Council PZD approval. A one-year extension may be permitted, subject to Planning Commission approval. All infrastructure serving each unit must be installed and inspected prior to IC Reports120081PC Reports113July 1418-PZD 08-2980 (MarkhamCottageCrts).doc any occupancy for that respective dwelling unit. Table 2 Off -Street Parking Requirements Use One/Two-Family Residential Unit Amount 28 Parking Ratio 2 per unit Parking Spaces Required 56 Baseline Parking Required by Ratio 56 Minimum Number of Parking Spaces Required (30% Under Ratio) 40 Total Number of Spaces Provided 55 Bicycle Racks Provided 3 provided (0 required) Number of Off-street spaces required (18 single family units ` 36 minus 3 bike racks = 33 Number of Off-street Spaces Provided (garage and surface parking) 25 Off-street Deficit (Requiring Planning Commission Approval) 8 'Two-family units are permitted to count on -street parking spaces towards required parking. Three bicycle racks count for three required parking spaces in accordance with ordinance. Water & Sewer: Water and sewer lines will be extended to serve the development. Adjacent Master Street Plan Streets: Maine Street, Cross Avenue, and Sang Avenue (residential streets). • Right-of-way Dedication: Right-of-way in the amount of 21.5' from centerline along Main Street and Cross Avenue; 39' for the construction of Nettleship Street and 30.50' for the construction of Sutherland Lane shall be dedicated by easement plat prior to building permit. Nettleship Street shall be constructed all the way to the western property line and a street stub -out sign installed. No additional right-of-way dedication is required for Sang Avenue. Street Improvements: Maine Street and Cross Avenue shall be improved along the entire property frontage including curb and gutter, storm drains, 5' sidewalks and a minimum pavement width of 20'. The gap of Maine Street and Cross Avenue that is not directly adjacent to the subject property is also to be improved to the same standard, without the sidewalks. The intersection of the new. Nettleship Street and Cross Avenue shall be aligned to create a three-way intersection, with final design to be approved by the City Engineering Division. Multi -Use Trail: A multi -use trail connection (Hotz Park Trail) is identified on the Fayetteville Trails Master Plan utilizing the Sang Avenue right-of-way adjacent to the western border of this site and connecting through this site to Cross Avenue, and ultimately to Hotz Park. This development provides a multi -use trail.connection from Nettleship Street through the existing Sang Avenue right- of-way, connecting south to Maine Street. Parks: The Parks and Recreation Advisory Board (PRAB) recommended on March 3, 2008 to accept money in lieu of land. Fees in the amount of $20,680 for 18 single and 5 two-family units will be assessed and are due prior to building permit. Solid Waste Service: Solid waste collection for individual residential carts will be provided in K: Reports120081PC Reports113-July 1418-P7_D 08-2980 (MarkhamCottageCrts).doc designated collection points. The exact details to be determined prior to issuance of building permit. Tree Preservation: Existing Canopy: 73.3% Preserved Canopy: 26.44% Required Canopy: 30% Mitigation: 14 two-inch caliper large species trees Public Comment: City staff has received some phone calls inquiring about this development, and received one email in support of this project. Some public comment was received at the Subdivision Committee meeting, some in favor, and one person discussing concerns with parking and fire hazards. Recommendation: Staff recommends that R-PZD 08-2980 be forwarded to the City Council with a recommendation of approval, with the following conditions: Conditions of Approval: Streets Planning Commission determination of street improvements. Staff recommends the following street improvements, based on the proportionality of the development's impact: a. A minimum pavement width of 20', curb, gutter, storm drain, and sidewalk on Maine Street and Cross Avenue along the project frontage and along the lot at. the intersection of Cross/Maine; (no sidewalk along this off -site frontage) — see drawings for clarification; b. Extension of storm drains off -site as necessary. c. The intersection of the new Nettleship Street and the existing Cross Avenue shall be realigned in a three-way stop as indicated on the plans. Prior to construction permits being issued, adequate offsite right-of-way shall be dedicated to complete these improvements as indicated on the plans. d. Street lights along Maine,. Cross and Nettleship as required by code. PLANNING COMMISSION RECOMMENDED IN FAVOR OF THIS CONDITION (07/14/08). 2. The applicant shall dedicate right-of-way as follows by easement plat or separate document prior to building permit: a. 21.5' from centerline along Maine Street and Cross Avenue; b. 39' for Nettleship Street and 30.50' for Sutherland Lane as indicated on the approved plans. c. Adequate right-of-way to construct the three-way intersection of the new Nettleship Street and Cross Avenue. 3. Planning Commission determination of a variance of minimum street design standards: a. The applicant requests a variance to allow different street cross sections than required by the current Master Street Plan standard (UDC §166.06 (K)(10)(a) and K. iReports120081PC Reportsll3July 1418-PZD 08-2980 (MarkhamCattagcCrt44oc I66.08(C)(14)). The applicant proposes on -street parallel parking on both sides of the street in the Hillside/Hilltop Overlay District, sidewalks on one side of the street, a narrow two-way alley/lane with sidewalk on one side, and right-of-way width of 39' for Nettleship Street and 30.50' for Sutherland Lane. The Master Street Plan does not have cross -sections in the design as proposed. Staff recommends in favor of the requested street design standards finding they deal with a unique site allowing for reduced grading and pavement and increased tree preservation in the HHOD, and will result in safe ingress/egress into and out of the development. PLANNING COMMISSION RECOMMENDED IN FAVOR OF THIS CONDITION (07/14/08). 4. No parallel parking spaces are allowed within 30' of a stop sign (Fayetteville Code of Ordinance Section 72.03(G)). The applicant shall coordinate all striping of streets and parallel spaces with the Transportation Division and Fire Department, as the ultimate administrators of these code sections. 5. Solid Waste Service. All comments regarding solid waste service shall be addressed prior to building permit approval. Residential carts/recycle bins are anticipated to be utilized at common collection points. 6. A sign indicating a future street extension shall be installed at the Nettleship Street stub -out on the western property line prior to certificate of occupancy for those units in that vicinity of the site as determined by Planning staff. Parking Planning Commission determination of a request to allow fewer off-street parking spaces than allowed by ordinance. As depicted in Table 2 provided earlier in this report, the applicant proposes to provide 25 off-street parking spaces when 33 are required, and 32 on - street parking spaces to accommodate the additional parking spaces required. Staff recommends approval of this request, recognizing that the streets throughout this development, as amended from the City's Master Street Plan, would provide parallel parking and can safely satisfy the additional demands for parking not provided off-street as depicted in Table 2. Staff also finds that five of the units will be efficiency basement apartment units and do not need two parking spaces each as required by code. Although not required by ordinance for single or two family residences, this development provides at least one bicycle rack at each motor court which will encourage alternative transportation and reduce vehicular parking demand. However, staff does have concern with the following access and parking issue: a. Staff recommends that the parking situation for Units 5 and 6 be evaluated as these unit do not have a garage and the closest parallel parking space is approximately 80' down a steep stone path. In order to provide convenience for unloading and loading vehicles associated with Units 5 and 6 that do not have garages or parallel parking spaces in the immediate vicinity, staff recommends that a `Loading and Unloading Area' be designated with signage or pavement markings in front of Units 3 and 23. PLANNING COMMISSION RECOMMENDED IN FAVOR OF THIS CONDITION (07/14/08). K: LReports120081PC ReporesV 3 -July 1418-PZD 08-2980 (MarkhamCottageCrts).doc Water/Sewer/Drainage 8. Off -site water and sewer, and drainage improvements shall be installed as determined necessary by the Engineering Division to provide domestic service and fire protection to the development, and to ensure the project meets all applicable drainage criteria. Phasing 9. Planning Commission determination of the proposed phasing plan. Staff recommends approval of the phasing as indicated within the submittal, with the following change. This project is required to obtain all permits in accordance with the Phasing as listed and depicted in the PZD booklet and noted below. A one-year extension may be approved by the Planning Commission (subject to the criteria in UDC Chapter 166 for extensions). • The applicant shall obtain all construction permits for construction of streets and all other public infrastructure within one year of PZD approval. • The applicant shall obtain all building permits for all residential units and accessory structures within five years from City Council approval of the PZD. Parks and Trails 10. Payment of fees in lieu of parkland dedication in the amount of $20,680 for 28 single and two-family units shall be paid prior to issuance of a building permit for the first unit in this development. 11. A multi -use trail connection (Hotz Park Trail) is identified on the Fayetteville Trails Master Plan utilizing the Sang Avenue right-of-way adjacent to the western border of this site and connecting through this site to Cross Avenue, and ultimately to Hotz Park. This development. shall construct a multi -use trail connection from the proposed Nettleship Street through the existing Sang Avenue right-of-way, connecting south to Maine Street. The details of the trail construction shall be coordinated with the City Trails Coordinator prior to construction permits. The trail shall be constructed at the time Nettleship is extended. PZD Booklet 12. Booklet. Pg. 8. Delete the paragraph following the zoning criteria, and replace it with the Landscaping, Parking, Architectural Design Standards, and signage standards as included on Sheet A2 of the PZD plats. Landscape Plan 13. Before construction document approval, the landscape plan must be stamped by a Landscape Architect licensed within the state of Arkansas. 14. All landscaping shown on this landscape plan and referenced in the PZD Master Development Plan, including the evergreen hedgerows along the perimeter property lines, is required to be planted and maintained as a condition of the PZD approval. K:IReports120081PC Reportsll3-July !41R-P7D 08-2980 (NfarkhamCottageCrts).doc I5. Prior to building permit, a cost estimate for all required landscaping is to be submitted to the Urban Forester for review. Once approval is gained, a guarantee is to be issued (bond/letter of credit/cash) for 150%•of the cost of the materials and installation of the plants. This guarantee will be held until the improvements are installed and inspected, at the time of Certificate of Occupancy. 16. Under the Landscape Regulations Chapter 177, street trees must be bonded for a 3 year period. This bond is for the maintenance of the trees. This amount must be deposited with the City before issuance of certificate of occupancy. Tree Preservation 17. The two groups of preserved canopy in the northern portion of this site must be placed within Tree Preservation Areas. This includes the grouping that contains trees #11, 12 and 13 and the grouping that contains trees #3-6 and 9 and 10. These areas will be dedicated with the easement plat using the Tree Preservation Area signature block for the Urban Forester. Portions of these Tree Preservation Areas are located within an alley that must be vacated before final approval can be granted. 18. The extended grading and street ROW in the northeast comer of the site appears to extend onto the adjacent property. No off -site tree removal (outside of right-of-way or easements) is permitted without written consent of the adjacent property owner. Final approval of the project is conditional upon receiving this written consent. Additionally, mitigation will be required for 100% of tree removal on adjacent property. Furthermore, all trees planted for. mitigation for tree removal on the adjacent property shall be planted on the adjacent property, preferably near the area where the removal takes place. The trees will also require final inspection by the Urban Forester and bonding for three years after planting in addition to the on -site mitigation requirements for the development. Final approval of the project will be subject to final calculations. 19. Reinforced concrete retaining walls may be required as opposed to block walls to preserve. trees located adjacent to the walls. 20. The applicant shall mitigate for the removal of 3,936 SF of tree canopy with on -site mitigation to consist of a minimum of (14) 2 -inch caliper large species trees. Mitigation trees cannot be planted within utility easements or street ROW. 21. All mitigation trees must be planted prior to the issuance of a final certificate of occupancy. A 3 -year bond, letter of credit, or check in the amount of $3,500 shall be deposited with the City of Fayetteville before issuance of a certificate of occupancy. The actual amount of the bond shall be based on the final calculations.\ 22. Construction drawings must be submitted to and approved by the Urban Forester prior to the issuance of a grading permit. General 23. The small parks, community gardens, greenspace, footpaths, potting shed, tree house, and KlReportst20081PC Reporls113July 141R-PZD 08-2980 (MarkhamCohageCfls).doc other amenities as shown on the PZD and LSD plans shall be included as requirements of the project. These amenities shall be constructed prior to issuance of Certificate of Occupancy for the surrounding cottages, to be determined by Planning staff at the time of construction. At a minimum, nonresidential facilities shall be built prior to the ninth building permit in accordance with Section 166.06 (K) of the UDC. 24. No portion of any structure (i.e., porches, overhangs, etc.) shall encroach into building setbacks or utility easements. Encroachment of structures or any portion of a structure shall comply with all applicable Building Codes unless otherwise and specifically approved by the City Council at the time of development. 25. Buildings shall be constructed to be consistent with the concepts depicted in the building elevations in the PZD booklet. 26. Prior to building permits, architectural elevations will be required to be submitted for review to ensure consistency with the elevations and renderings presented in the PZD booklet. 27. Signs shall be permitted in accordance with Chapter 174 of the Fayetteville Unified Development Code, and shall be subject to signage requirements for residential development. 28. 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. 29. All development shall meet applicable zoning and development criteria, unless specifically waived or varied by the Planning Commission as part of the PZD approval. Engineering Division Conditions: 30. Planning Commission determination of a waiver of Fayetteville Unified Development Code Chapter 171.C.1 in order to allow for a 4-5' retaining wall at the back of the right-of- way/sidewalk when the UDC requires a minimum 2 -foot separation. The applicant's request discusses that the waiver is needed in order to preserve a significant oak tree. Staff recommends in favor of this request finding that it will preserve significant tree canopy and will not create an unsafe condition. PLANNING COMMISSION RECOMMENDED IN FAVOR OF THIS CONDITION (07/14/09). 31. All designs are subject to the City's latest design criteria (water, sewer, streets and drainage). Review for plat approval is not approval of public improvements, and all proposed improvements are subject to further review at the time construction plans are submitted. 32. Prior to building permit, bonds in the amount of 150% of the construction cost for all public improvements will need to be submitted. 33. In accordance with Section 1.70.08 of the UDC, either the Developer, Property Owner, or K:tReportsO0081PC Reporu113July 141R-P7l) 08-2980 (MarkhamCouageCrls) doe Property Owner Association shall comply with the required maintenance responsibilities for stone water management as set forth under section (B)(5) and (B)(6). 34. Written permission is required to grade within 5 ft of the property line. Specifically the property to the south 765-1.1.940-000 required to install the Bocce Court. 35. Written permission is required to grade/install retaining wall on adjacent property. Specifically the property to the north 765-14582-000. 36. Any retaining wall more than four feet in height shall be designed by a registered professional engineer in the state of Arkansas and shall be field inspected by the design engineer. 37. Safety railings are required on any retaining wall greater than 30" in height. The safety railing shall be built in to the more stringent requirements of the SBCC or AASHTO. 38. Provide capacity analysis of the existing 6 in sanitary sewer system which this development will connect to the first 8" main downstream. - Standard Conditions of Approval 39. Technical 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). 40. Trash enclosures shall be screened on three sides with materials compatible with the surrounding structures, with access not visible from the street. 41. All mechanical and utility equipment located on the wall and/or on the ground shall be screened. All roof -mounted utilities and mechanical equipment shall be screened by incorporating screening into the structure utilizing materials compatible with the supporting buildings. Mechanical and utility equipment over 30 inches in height shall meet building setbacks. Smaller ground -mounted equipment may be screened with tall grasses or shrubs. Add this note to the site plan and all construction documents. 42. 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. 43. All overhead utility lines under 12kv shall be relocated underground. All proposed utilities shall be located underground. 44. 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. K:1Reportsl20081PC Repor1sl13-July 1418-PZD 08-2980 (MMarkhamCot(ageCrts).doc 45. Prior to the issuance of a building permit the following is required: a. Grading and drainage permits b. An on -site inspection by the Landscape Administrator of all tree protection measures prior to any land disturbance. b. Easement plat that shall include all right-of-way, easements and the tree preservation area. c. Project Disk with all final revisions d. Completion of all required improvements or the placement of a surety with the City (letter of credit, bond, escrow) as required by Section 158.01 "Guarantees in Lieu of Installed Improvements" to guarantee all incomplete improvements. Further, all improvements necessary to serve the site and protect public safety must be completed, not just guaranteed, prior to the issuance of a Certificate of Occupancy. Planning Commission Action: ❑ Tabled X Forwarded to C.C. (recommendation for approval) ❑ Denied Motion: Myres Second: Cabe Vote: 7-0-0 Meeting Date: July 14, 2008 Comments: The "Conditions of Approval" listed in the report above are accepted in total without exception by the entity requesting approval of this development item. Signature .C IReports120081PC Reportsll3-July 1418-PZD 08-2980 (MarkhamCottageCrts).doc Date Findings associated with R-PZD 08-2980 (Markham Hill Cottage Courts) Sec. 166.06. Planned Zoning Districts (PZD). (E) Approval or Rejection Criteria for Planned Zoning Districts The following criteria shall be considered by the Planning Commission and City Council in the review of a planned zoning district application based on the proposed master development plan: (1) Whether the application is in compliance with the requirements of the UDC and the City Plan 2025; FINDING: The Future Land Use Map adopted as part of City Plan 2025 designated this site City Neighborhood Area. City Neighborhood Areas are intended to have a wide range of residential building types, encourage complete, compact and connected neighborhoods, provide non-residential uses that are accessible for the convenience of individuals living in residential districts, and encourage walkability as part of the street function. The development proposes a maximum of 23 detached cottages (18 single family and 5 two-family for a total of 28 units) with amenities including a bocce court, stone paths, a small park, a tree house, community gardens and potting shed in a compact and connected community with meaningful open space. The site is located in central Fayetteville within walking distance of the University of Arkansas campus, Ramay Junior High School, and the 6`° Street commercial corridor. The development meets the intent of the City Neighborhood Area designation. The project complies with the overall main goals of City Plan 2025 as follows: Goal 1: We will make This project is an infill project in a well -developed area of Fayetteville. appropriate infill and The relatively under -developed property is largely surrounded by revitalization our highest existing development and infrastructure, with the exception of priorities, substandard streets. This infill development provides the City an opportunity to revitalize the existing infrastructure and street system in the immediate vicinity with contributions from the development. Goal 2: We will discourage By being an infill development, the project discourages suburban suburban sprawl. sprawl, and keeps greenfieids green on the perimeter of the City. Goal 3: We will make Due to its small size (2.54 acres) and location, this project can not traditional town form the provide a complete neighborhood with mixed uses. However, the standard. design and layout of the residential cottages encourages pedestrian activity and an active public realm and contributes to the surrounding complete neighborhood environment. The small cottages will help provide a mix of housing types in the area, and the proximity of this site to non-residential services and employment centers is consistent with traditional town planning principles. K. 1Reporrs12008V'C Reporrsll J -July I41R-PZD 08-2980 (Mar hamCoaageCrns).doc Goal 4: We will grow a This project will provide an opportunity to improve the. existing livable transportation substandard street system on Maine Street and Cross Avenue. This network, project will also provide a connection for the Hotz Park Trail through the site, encouraging multi -modal transportation. By being an infill project within walking distance to many destinations, this development helps with City grow while minimizing impacts to the overall street system. Goal 5: We will assemble an This project has taken care to incorporate many of the existing enduring green network. significant trees into the design, and will provide several pockets of greenspace for public use throughout the development. Goal 6: We will create The small size of the cottages proposed by this development help attainable housing. provide variety to the overall housing market in the City and contribute to a mixed -income neighborhood. (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; FINDING: The impact of the rezoning and subsequent development would require the provision of public facilities, at the cost of the developer. Without improvements to existing infrastructure, the proposal would certainly adversely affect public facilities and services. However, as indicated in the submittal and the staff report, certain measures are to be taken to ensure adequate infrastructure improvements are made by the developer to ensure the level of service does not decline due to the proposed development. (4) Whether the rezoning is compatible with the surrounding land uses; FINDING: The rezoning request, combined with the Master Development Plan, would allow for a maximum of 23 small single and two-family detached cottages, maximum of 28 dwelling units. The proposed development pattern and density would be compatible with the surrounding multi- and single-family land uses. This PZD would reduce the residential density from 24 units/acre to 11 units/acre. (5) Whether the subject land is suitable for the intended use and is compatible with the natural environment; FINDING: The 2.54 -acre property currently has one residence and accessory structures. The two main natural resources on the property include the steep topography and tree canopy. The majority of the site is steep and within the Hillside/Hilltop Overlay District, with 77% of the site covered in tree canopy. The street and site plan layout generally follow the contours and natural landform of the site. This project complies with the requirements of the Hillside/Hilltop Overlay District in terms of its development pattern. This project has incorporated the topography and many of the significant trees on the site as environmental K. IReports120081PC Reportst3July 141R-PZD 08-2980 (MarkhamCotlageCrts).dot design features of the project, rather than mass grading the property. The tree preservation, numbers fall just below the 30%, and on -site mitigation will create a healthy canopy cover. The natural environment is suitable for the type of development proposed, with the plans that are sensitive to that environment, as proposed. (6) Whether the intended land use would create traffic congestion or burden the existing road network; FINDING: The proposed 28 homes will impact the existing traffic conditions. Currently this development proposes two points of ingress and egress, one on Maine Street and one on Cross Avenue. Both of these roads are unimproved and very narrow with open ditch on both sides. With the incorporation of the recommended street improvements listed in the conditions of approval, staff finds that the proposed development would not create traffic congestion or overburden the existing road network. Staff recommends that Main Street and Cross Avenue be improved to provide a minimum pavement width of 20', curb, gutter, storm drain, and sidewalk in this area and that the intersection of the extended Nettleship Street and the existing Cross Avenue be realigned in a three-way stop. Staff finds that with the recommended street improvements this development will not create traffic congestion or burden the existing road network. This development is also providing a multi -use trail connection through the site. Providing pedestrian improvements may encourage many to walk or bicycle through the site to utilize those services in the area, thereby decreasing the use of the vehicular network. (7) Whether the planned development provides for unified development control under a unified plan; FINDING: The booklet and master development plans submitted provide for said unified development control. (8) Whether any other recognized zoning consideration would be violated in this PZD. FINDING: No other zoning considerations are proposed to be violated. (B) Development standards, conditions and review guidelines (l) 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. ICCReports120081PC Reports113.luly 1418-PZD 08-2980 (MarkhamCouageCrts).doc FINDING: Markham Hill Cottage Courts proposes a unique form of single family housing that is smaller and more compact than typical single family detached residences in the area. This project adds variety to the housing market and is compatible with the surrounding multi- family and single family residences. The architectural style of the residences provides for well -articulated structures that present attractive facades to the street and a consistent and overriding theme. The integration of many significant trees into the design will help retain the overall character of the wooded hillside. The infill location encourages a balance of people living and working in the same area reducing daily vehicle trips that rely on the regional road network. Several public spaces are proposed that will be a benefit to the neighborhood and provide meaningful open space in this compact residential community. Circulation is compact and connected and the inclusion of landscaping/mitigation trees will define the streets and replace removed canopy from the hillside. Also see Staff Findings No. 1 and No. 4. (2) Screening and landscaping. In order to enhance the integrity and attractiveness of the development, and when deemed necessary to protect adjacent properties, the Planning Commission shall require landscaping and screening as part of a PZD. The screening and landscaping shall be provided as set forth in § 166.09 Buffer Strips and Screening. As part of the development plan, a detailed screening and landscaping plan shall be submitted to the Planning Commission. Landscape plans shall show the general location, type and quality (size and age) of plant material. Screening plans shall include typical details of fences, berms and plant material to be used. FINDING: An evergreen hedgerow is proposed along perimeter property lines. Parking lot screening is not required as there are not large surface parking areas or other areas requiring screening facing streets. A landscape plan has been supplied, and trees along the frontages of all streets, both public and private, are required. (3) Traffic circulation. The following traffic circulation guidelines shall apply: (a) The adequacy of both the internal and external street systems shall be reviewed in light of the projected future traffic volumes. (b) The traffic circulation system shall be comprised of a hierarchal scheme of local collector and arterial streets, each designed to accommodate its proper function and in appropriate relationship with one another. (c) Design of the internal street circulation system must be sensitive to such considerations as safety, convenience, separation of vehicular and pedestrian traffic, general attractiveness, access to dwelling units and the proper relationship of different land uses. (d) Internal collector streets shall be coordinated with the existing external street system, providing for the efficient flow of traffic into and out of the planned zoning development. K:IReporn12008V'C Reports113-July 141R-PZD 08-2980 (MarkhomCouageCrls).doc (e) Internal local streets shall be designed to discourage through traffic within the planned zoning development and to adjacent areas. (f) Design provisions for ingress and egress for any site along with service drives and interior circulation shall be that required by Chapter 166 Development of this code. FINDING: The vehicular circulation system is comprised of two public streets, as described earlier in this report, accessing Maine Street and Cross Avenue. The dwellings face onto greenspaces or streets, and are generally accessed off of shared driveways or motor courts, providing a hierarchy of circulation that encourages an efficient flow of traffic. Also see Staff Finding No. 6. (4) Parking standards. The off-street parking and loading standards found in Chapter 172 Parking and Loading shall apply to the specific gross usable or leasable floor areas of the respective use areas. FINDING: Parking for a majority of the residences is provided in.garages; parking for a few of the units is provided on -street. Planning Commission and City Council approval is required in order to allow on -street parking to count for required off-street parking spaces for some of the residences. Staff recommends in favor of the request finding that adequate parking on - and off- street is provided. (5) Perimeter treatment. Notwithstanding any other provisions of a planned zoning district, all uses of land or structures shall meet the open space, buffer or green strip provisions of this chapter of this code. FINDING: This requirement has been met. (6) Sidewalks. As required by § 166.03. FINDING: Public sidewalks are to be constructed on one side of the new internal public streets and on Maine Street and Cross Avenue adjacent to the project. The development would also construct a multi -use trail connection from the proposed Nettleship Street through the existing Sang Avenue right-of-way, connecting south to Maine Street. (7) Street Lights. As required by § 166.03. FINDING: Street lights are to be provided adjacent to all public and private streets at a separation of no greater than 300 feet. (8) Water. As required by § 1.66.03. FINDING: Public water lines are being extended in accordance with city codes. (9) Sewer. As required by § 166.03. FINDING: Public sewer lines are being extended in accordance with city codes. K:1Reports12008IPC Repartsll3Juty 141 R-PZD 08-2980 (MarkhamCottageCrts).doc (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 maybe 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:IReports120081PC Reportsll3July 1418-PZD 08-2980 (MarkhamCoaageCr[s).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) There shall be no minimum building setback requirement from a private street. (xi) The developer shall erect at the entrance of each private street a rectangular sign, not exceeding 24 inches by 12 inches, designating the street a "private street" which shall be clearly visible to motor vehicular traffic. FINDING: Variances of the minimum street design standards are requested as the proposed street cross sections do not meet the current Master Street Plan standards. The proposed cross -sections are designed to calm traffic and encourage pedestrian comfort and activity throughout the site and they respond to unique site conditions that will enable greater tree preservation and less land disturbance. Staff recommends in favor of the waivers for street and alley design, with the revisions submitted for Planning Commission consideration. (11) Construction of nonresidential facilities. Prior to issuance of more than eight building permits for any residential PZD, all approved nonresidential facilities shall be constructed. In the event the developer proposed to develop the PZD in phases, and the nonresidential facilities are not proposed in the initial phase, the developer shall enter into a contract with the City to guarantee completion of the nonresidential facilities. FINDING: All development on the site shall be phased according to the phasing plan and conditions herein. (12) Tree preservation. All PZD developments shall comply with the requirements for tree preservation as set forth in Chapter 167 Tree Preservation and Protection. The location of trees shall be considered when planning the common open space, location of buildings, underground services, walks, paved areas, playgrounds, parking areas, and finished grade levels. FINDING: The applicant has worked with the Urban Forester to alter several previous site K:lReponsl2008V'C Repons113-July 1418-PZD 08-2980 (MarkhamCorageCru).doc plans, bringing forward a plan that accomplishes more of the goals for tree preservation: Mitigation trees will serve to provide an increased overall canopy on the site, providing for an urban canopy. (13) Commercial design standards. All PZD developments that contain office or commercial structures shall comply with the commercial design standards as set forth in § 166.14 Site Development Standards and Construction and Appearance Design Standards for Commercial Structures. FINDING: This PZD does not contain office or commercial structures. (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: This site"is located within the Hillside/Hilltop Overlay District (HHOD), and is visible from surrounding hillsides, residences, and distant streets. The development has complied with the building height requirements of the HHOD and has limited the heights for all structures to 45 feet. With compliance of the HHOD height requirements, existing views of this property and from this property will be adequately preserved. (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 K:IReporn120081PC ReportsV 3July 141R-PZD 08-2980 (MarkhamCottageCrts).doc appear before the Planning Commission to show cause why steps should not be made to totally or partially revoke the PZD. The Planning Commission recommendation shall be forwarded to the City Council for disposition as in original approvals. In the event a PZD is revoked, the City Council shall take the appropriate action in the city clerk's office and the public zoning record duly noted. (3) Effect. In the event of revocation, any completed portions of the development or those portions for which building permits have been issued shall be treated to be a whole and effective development. After causes for revocation or enforcement have been corrected, the City Council shall expunge such record as established above and shall authorize continued issuance of building permits. (F) Covenants, trusts and homeowner associations. (1) Legal entities. The developer shall create such legal entities as appropriate to undertake and be responsible for the ownership, operation, construction, and maintenance of private roads, parking areas, common usable open space, community facilities, recreation areas, building, lighting, security measure and similar common elements in a development. The city encourages the creation of homeowner associations, funded community trusts or other nonprofit organizations implemented by agreements, private improvement district, contracts and covenants. All legal instruments setting forth a plan or manner of permanent care and maintenance of such open space, recreation areas and communally -owned facilities shall be approved by the City Attorney as to legal form and effect, and by the Planning Commission as to the suitability for the proposed use of the open areas. The aforementioned legal instruments shall be provided to the Planning Commission together with the filing of the final plan, except that the Guarantee shall be filed with the preliminary plan or at least in a preliminary form. (2) Common areas. If the common open space is deeded to a homeowner association, the developer shall file with the plat a declaration of covenants and restrictions in the Guarantee that will govern the association with the application for final plan approval. The provisions shall include, but not necessarily be limited to, the following: (a) The homeowner's association must be legally established before building permits are granted. (b) Membership and fees must be mandatory for each home buyer and successive buyer. (c) The open space restrictions must be permanent, rather than for a period of years. (d) The association must be, responsible for the maintenance of recreational and other common facilities covered by the agreement and for all liability insurance, local taxes and other public assessments. (e) Homeowners must pay their pro rata share of the initial cost; the maintenance assessment levied by the association must be stipulated as a potential lien on the property. The association must be able to adjust the assessment to meet changing needs. K:IReportst20081PC ReporlsV3-July 141R-PZD 08-2980 (MarkhamCouageCrts).doc FINDING: The applicant shall comply with these requirements. Sec. 161.25 Planned Zoning District (A) Purpose. The intent of the Planned Zoning District is to permit and encourage comprehensively planned developments whose purpose is redevelopment, economic development, cultural enrichment or to provide a single -purpose or mixed -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. (I) Flexibility. Providing for flexibility in the distribution of land uses, in the density of development and in other matters typically regulated in zoning districts. (2) Compatibility. Providing for compatibility with the surrounding land uses. (3) Harmony. Providing for an orderly and creative arrangement of land uses that are harmonious and beneficial to the community. (4) Variety. Providing for a variety of housing types, employment opportunities or commercial or industrial services, or any combination thereof, to achieve variety and integration of economic and redevelopment opportunities. (5) No negative impact. Does not have a negative effect upon the future development of the area; . (6) Coordination. Permit coordination and planning of the land surrounding the PZD and cooperation between the city and private developers in the urbanization of new'lands and in the renewal of existing deteriorating areas. (7) Open space. Provision of more usable and suitably located open space, recreation areas and other common facilities that would not otherwise be required under conventional land development regulations. (8) Natural features. Maximum enhancement and minimal disruption of existing natural features and amenities. (9) General Plan. Comprehensive and innovative planning and design of mixed use yet harmonious developments consistent with the guiding policies of the General Plan. (10) Special Features. Better utilization of sites characterized by special features of geographic location, topography, size or shape. FINDING: Staff finds this proposal meets the intent of many of the parameters of the City Plan 2025 as discussed in Staff Finding No. 1, as well as the above ten criteria, including compatibility and harmony with existing surrounding land uses, provision of a variety of housing types and common open spaces. K IReports12008 PC Reponsll3July 1418-PZD 08-2980 (MarkhamCalmgeCrts).doc (B) Rezoning. Property may be rezoned to the Planned Zoning District by the City Council in accordance with the requirements of this chapter and Chapter 166, Development. Each rezoning parcel shall be described as a separate district, with distinct boundaries and specific design and development standards. Each district shall be assigned a project number or label, along with the designation "PZD". The rezoning shall include the adoption of a specific master development plan and development standards. 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. (d) To provide a means of developing areas with special physical features to enhance natural beauty and other attributes. (e) To encourage the efficient use of those public facilities required in connection with new residential development. FINDING: Staff is recommending approval of this application, finding the proposed PZD meets the intent of the PZD ordinance as noted above. (2) Permitted Uses. All permitted uses identified within §162 Use Units of the Unified Development Code shall be allowed as permissible uses, unless otherwise specified, subject to City Council approval of the Planned Zoning District request. (3) Conditional Uses. All conditional uses allowed within (Residential, Commercial, industrial) K tReports120081PC Reports113-July 1418-PZD 08-2980 (MarkhamCottageCrts).doc zoning Districts established in the Unified Development Code shall be allowed with Planning Commission approval, unless otherwise specified, subject to the code governing Conditional Use requests. FINDING: Permitted and Conditional uses are outlined in both the Master Development Plan booklets and plats. (4) Condition. In no instance shall the residential use area be less than fifty-one percent (51%) of the gross floor area within the development. FINDING: The residential uses on this property will be at least fifty-one percent of the gross floor area within the development. (F) Bulk and area regulations (I) Residential density. Residential densities shall be determined on the basis of the following considerations: (a) The densities of surrounding development; (b) the densities allowed under the current zoning; (c) the urban development goals and other policies of the city's General Plan; (d) the topography and character of the natural environment; and (e) the impact of a given density on the specific site and adjacent properties. FINDING: Surrounding development is solely residential and mixed in density and form, from an apartment complex, duplexes, various multi -family residences, to single family residences. The proposed project is a down -zoning, reducing the allowable density from 24 units/acre to 11 units/acre. The impact of the proposed density on the site and adjacent properties would be less intensive than currently allowed by right. Also see Staff Findings Nos. (E)(1), (E)(4), (E)(5), and (B)(1). (2) Lot area and setback requirements. Taking into consideration the unique aspects of each project, preliminary development plans for Planned Zoning Districts shall conform as closely as possible to the existing standards for lot area minimums and setback requirements under this chapter. FINDING: Lot area minimums and setbacks are small on this project with structures oriented to the street or greenspaces and minimal front setbacks. This project provides for a variety of building footprints and unit types. Due to the unique nature of layout and type of structures being proposed, it is not possible to conform to existing standards for lot area minimums and setback requirements. K:IRepor(s120081PC Reporlsll3July 1418-PZD 08-2980 (MarkhamCotmgeCris).doc (3) Building height. There shall be no maximum building height except as may be determined by the Planning Commission during the review of the preliminary development plan based on the uses within the development and the proximity of the development to existing or prospective development on adjacent properties. A lesser height may be established by the Planning Commission when it is deemed necessary to provide adequate light and air to adjacent property and to protect the visual quality of the community. FINDING: Building heights- proposed for this project are typical of single family development in the surrounding area, and consistent with the height requirements of the HHOD. (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 is consistent with the existing RMF-24 zoning on the property and in the surrounding vicinity. *Required Findings for Rezoning Request. Land Use Plan: The City Plan 2025 Future Land Use Plan designates this site as a City Neighborhood Area. The proposed plan, commitments, design standards and other conditions placed upon the project result in a compatible development with surrounding land uses in the general vicinity, meeting many of the goals of the City Plan 2025 for new development. FINDINGS OF THE STAFF A determination of the degree to which the proposed zoning is consistent with land use planning objectives, principles, and policies and with land use and zoning plans. Finding: Staff finds the proposal is highly consistent with the land use planning objectives, principles and policies, as evidenced by the number of guiding policies for City Neighborhood Areas this proposal meets, and the six major goals of City Plan 2025 as discussed in Staff Finding No. (E)(1). Rezoning the property will accommodate the future land use plan for residential uses and allow for integration of a variety of housing types, sizes and development pattern, thus providing more choices for more citizens. 2. A determination of whether the proposed zoning is justified and/or needed at the time the rezoning is proposed. Finding: The property is zoned RMF-24 which allows for primarily residential use. The proposed reduced density and site layout included with this rezoning is more appropriate than the existing RMF-24 zoning given the steep terrain and wooded nature of the site. The proposed PZD zoning allows flexibility to vary building setbacks, bulk and area requirements, to allow for a more organic design that integrates the topography and tree canopy into the development and still obtain a feasible number of units. Rezoning of this property as proposed is advisable. K:IReporis1d0081PC Reponslf3-July (41R-PZD 08-2980 (MarkhamConageCrts).doc 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, with the street improvements recommended 4. A determination as to whether the proposed zoning would alter the population density and thereby undesirably increase the load on public services including schools, water, and sewer facilities. Finding: The proposed PZD would reduce the population density from that allowed under the current RMF-24 zoning. The current zoning would allow for 61 units and the proposed PZD would allow a maximum of 28 units. The development of this site with 28 units would create demand on public services. Staff finds, however, that the load created on public services is not an undesirable or detrimental impact, with the improvements as recommended by staff for this project. Engineering: Public water is available to the property. There is a 24" along the west property line of this property. Water will need to be extended through the property at the time of development to provide domestic service and fire protection. Sanitary sewer is available to the site. There is a 6" sewer main along Main Street. Sewer will need to be extended through the property at the time of development. The capacity of the existing main will need to be studied at the time of development. The site has access to Main Street, Cross and Nettleship which are narrow unimproved two lane city streets. 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. Police: It is the opinion of the Fayetteville Police Department that this rezoning will not substantially alter population density and will not create an undesirable increase on police services. The Police Department states that the rezoning may increase traffic danger and congestion. Fire: The subject property is located 0.6 miles from the Station No. 6 located at 900 Hollywood with an expected response time of 3 minutes. No adverse impacts on call volume or response time are anticipated. K: tReports12008U'C Reporlsl t 3 -July ! 4Ut-PZD 08-2980 (MarkhamCottageCrts).dac 5. If there are reasons why the proposed zoning should not be approved in view of considerations under b (l) 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 recommends approval of the proposed zoning. K:1Reportsl20081PC ReporlsV 3July 1418-PZD 08-2980 (MarkhamCottageCrts).doe PC Meeting of July 14, 2008 113 W. Mountain St THE CITY OF FAYETTEVILLE, AM 444-3472 TREE PRESERVATION and PROTECTION REPORT To: Fayetteville Planning Commission From: Carole Jones, Interim Urban Forester Date: July 8, 2008 ITEM #: R-PZD o8 -298O: Residential PZD (Markham Hill Cottage Courts) Requirements Submitted: Y Initial Review with the Urban Forester Y Site Analysis Map Submitted Y Site Analysis Written Report Submitted Y Complete Tree Preservation and Protection Plan Submitted Canopy Measurements: ;Total,Sit`e area=1. rl#'i acres 2.54 square feet 110,541 `• ree,Cano acres 1.86 square feet 81,027 percent of site area 73.3% Ezisliii�Gano tv acres 0.67 square feet 29,226 percent of total site area 26.44% Vercent thnunum Cano rR uwed4_ go.o % FINDINGS: The desirability of preserving a tree or group of trees by reason of age, location, size or species. • This site is has approximately 73% canopy with the majority of species consisting of white oak. An inventory of the site by a certified arborist revealed that there are 18 significant trees as defined by the City of Fayetteville's Landscape Manual. Removal is proposed for six of the significant trees. The majority of this site is within the Hillside/Hilltop Overlay District. The extent to which the area would be subject to environmental degradation due to removal of the tree or group of trees. • Some environmental degradation is likely to occur on the site due to the removal of trees on steep slopes. The impact of the reduction in tree cover on adjacent properties, the surrounding neighborhood and the property on which the tree or group of trees is located. • Adjacent properties should not be affected by the removal of tree canopy with the exception of the extended grading and street ROW in the northeast corner of the site which appears to extend onto the adjacent property. Trees are shown as preserved along the northern and southern portions of the site. Additional screening in the form of landscape trees will also be added. Whether alternative construction methods have been proposed to reduce the impact of development on existing trees. • N/A Whether the size or shape of the lot reduces the flexibility of the design. • The size and shape of the lot do reduce flexibility. The site has steep slopes that also limit the flexibility of the design. The general health and condition of the tree or group of trees, or the presence of any disease, injury or hazard. • The general health of these trees was determined to be fair. One of the significant trees that is proposed for removal is in good condition. Two of the significant trees that are proposed for removal are in poor condition. The placement of the tree or group of trees in relation to utilities, structures, and use of the property. • Staff recommends that the two groups of preserved canopy in the northern portion of the site be placed within Tree Preservation Areas. This distinction will allow the continued preservation of these trees in perpetuity. The removed canopy is due to placement of structures, roadway and associated parking. The need to remove the tree or group of trees for the purpose of installing, repairing, replacing, or maintaining essential public utilities. • Trees within the Tree Preservation Areas should not be affected by utilities. Whether roads and utilities are designed in relation to the existing topography, and routed, where possible, to avoid damage to existing canopy. • The proposed road and utilities have been designed in relation to the existing topography. The design has also attempted to avoid damage to as much existing canopy as possible. Construction requirements for On -Site and Off -Site Alternatives. • N/A The effects of proposed On -Site Mitigation or Off -Site Alternatives. • Mitigation will be required on this site since the canopy falls below 30%. On -site mitigation is proposed. The effect other chapters of the UDC, and departmental regulations have on the development design. • This is a residential Planned Zoning District project. The majority of this site is within the Hillside/Hilltop Overlay District. The extent to which development of the site and the enforcement of this chapter are impacted by state and federal regulations: • N/A The impact a substantial modification or rejection of the application would have on the Applicant: This project is proposed as a Planned Zoning District with the majority of the site within the Hillside/Hilltop Overlay District. The existing site is heavily wooded. There are few trees that meet the significant status, and the majority of the significant trees (t2 out of 18) are proposed as preserved. The applicant has worked hard to meet all planning, engineering and tree preservation requirements for this project, and the site has been revised several times as a result. Typically, staff has not supported mitigation of canopy below 30% for PZD projects located within the HHOD. The current zoning of the property is RMF-24. Use of this zoning for the project design would have resulted in a minimum tree preservation of 25% (20% for RMF-24 plus additional 5% for HHOD). The proposed project meets those minimum requirements. • Staff is recommending forwarding the submitted Tree Preservation Plan to the City Council for approval with the following conditions: I. The two groups of preserved canopy in the northern portion of this site must be placed within Tree Preservation Areas. This includes the grouping that contains trees #11, 12 and 13 and the grouping that contains trees #3-6 and 9 and io. These areas will be dedicated with the easement plat using the Tree Preservation Area signature block for the Urban Forester. Portions of these Tree Preservation Areas are located within an alley that must be vacated before final approval can be granted_ 2. The extended grading and street ROW in the northeast corner of the site appears to extend onto the adjacent property. No off -site tree removal (outside of right-of- way or easements) is permitted without written consent of the adjacent property owner. Final approval of the project is conditional upon receiving this written consent. Additionally, mitigation will be required for i00% of tree removal on adjacent property. Furthermore, all trees planted for mitigation for tree removal on the adjacent property shall be planted on the adjacent property, preferably near the area where the removal takes place. The trees will also require final inspection by the Urban Forester and bonding for three years after planting in addition to the on -site mitigation requirements for the development. Final approval of the project will be subject to final calculations. 3. Reinforced concrete retaining walls may be required as opposed to block walls to preserve trees located adjacent to the walls. 4. The applicant shall mitigate for the removal of 3,936 SF of tree canopy with on - site mitigation to consist of a minimum of (t4) 2 -inch caliper large species trees. Mitigation trees cannot be planted within utility easements or street ROW. 5. All mitigation trees must be planted prior to the issuance of a final certificate of occupancy. A 3 -year bond, letter of credit, or check in the amount of $3,500 shall be deposited with the City of Fayetteville before issuance of a certificate of occupancy. The actual amount of the bond shall be based on the final calculations. 6. Construction drawings must be submitted to and approved by the Urban Forester prior to the issuance of a grading permit. PC Meeting of July 14, 2008 THE CITY OF FAYETTEVILLE, ARKANSAS LANDSCAPE REVIEW FORM To: Fayetteville Subdivision Committee From: Andrew Garner, Senior Planner Date: July 08, 2008 113 W. Mountain St. Fayetteville, AR 72701 Telephone: (479) 444-3470 ITEM #:R-PZD 08-2980: Planned Zoning District (Markham Hill Cottages) Applicable Requirements: iva� � • 1 t a { i ,,,� 4 W Plan Checklist: Y= submitted by applicant N=requested by City of Fayetteville NA= not applicable Pic"liminary tEinaI: Submittal 'Suomi, ID Cl 1.xL�n : clans y Irrigation notes either automatic or hose bib y Species of plant material identified •y Size of plant material at time of installation indicated • Soil amendments notes include that soil is amended and sod Y removed Mulch notes indicate organic mulching around trees and within Y landscape beds N Plans stamped by a licensed Landscape Architect y Planting details according to Fayetteville's Landscape Manual ia ><tej eve opxnent tari ar '... �. y Wheel stops/ curbs Interior landscaping NA Narrow tree lawn (8' min width, i7 min len th i tree per 12 spaces) Tree island (8'rnin. width/i free per tz spaces) Srid isauttal'.. Perimeter landscaping Side and rear property lines (5' landscaped) Shade trees as described in street tree planting standards, Parking lot adjacent to R.O.W.- continuous planting of shrubs -at least 8 per tree- and ground cover -50% evergreen) Y 'r ay-lltsttct e_quimerits Greenspace adjacent to street R.O.W. (25' wide) NA NA Large street trees planted every 30' L.F. along R.O.W. 25% of total site area left in greenspace (8o% landscape) NA NA Parting lots and outdoor storage screened with landscaping �- i'. - wy.•`3(.iM1-••-.p.VT' V4} •F %C AI` an var Spry$','•' rm y�R.[]ri g' Planting,Stanydai ds;(tfine ofFo,erriftt� Residential Subdivisions -1 large species shade tree/ lot lr tree planted within R.O. W. if possible Nonresidential Subdivision -1 large species shade tree/3o L.F. NA tree planted within 75-25' reens ace NA Urban Tree Wells -urban streetscape only -8 foot sidewalk Structural Soil -if urban wells are used, a note or detail of structural NA soil must be indicated on the landscape plan NA Timing of planting indicated on plans (subdivisions only) NA Written description of the method for tracking plantings •_. r M1F+l 'NSF Y S**4 _.,. • ♦ .•'Y.t aZ K{jV < ?StormwateryFacihM nm SM14YY+e-✓r+l. M.. M14��-{C S ofF_.P_°rp�er�nrt) N 1 deciduous or evergreen tree/ 3000 square feet N 4 large shrubs (3 gal) or small trees / 3000 square feet N 6 shrubs or grasses (1 gal) / 3000 square feet N Ground cover unless seed or sod is specified N 5o% of facility planted with grass or grass like plants Conditions of Approval: 1. Before construction document approval, the landscape plan must be stamped by a Landscape Architect licensed within the state ofArkansas. 2. All landscaping shown on this landscape plan and referenced in the PZD Master Development Plan, including the evergreen hedgerows along the perimeter property lines, is required to be planted and maintained as a condition of the PZD approval. 3. Prior to building permit, a cost estimate for all required landscaping is to be submitted to the Urban Forester for review. Once approval is gained, a guarantee is to be issued (bond/letter of credit/cash) for 150 % of -the cost of the materials and installation of the plants. This guarantee will be held until the improvements are installed and inspected, at the time of Certificate of Occupancy. 4. Under the Landscape Regulations Chapter 177, street trees must be I p bonded for a 3 year period. This bond is for the maintenance of the trees. This amount must be deposited with the City before issuance of certificate of occupancy. FAYETTEVILLE TIE CITY OF FAYETTF,VILLE, ARKANSAS 113 West Mountain St. Fayetteville, AR 72701 ENGINEERING DIVISION CORRESPONDENCE 479-575-8206 To: Andrew Garner, Planner June.30, 2008 From: Glenn E. Newman, Jr., P.E. Staff Engineer Re: Plat Review Comments (July 03, 2008 Subdivision Committee) Development: R-PZD 08-2980 Markham Hill Cottages Engineer: Northstar Engineering Consultants, Inc. 1. All designs are subject to the City's latest design criteria (water, sewer, streets and drainage). Review for plat approval is not approval of public improvements, and all proposed improvements are subject to further review at the time construction plans are submitted. 2. Prior to building permit, bonds in the amount of 150% of the construction cost for all public improvements will need to be submitted. 3. In accordance with Section 170.08 of the UDC, either the Developer, Property Owner, or Property Owner Association shall comply with the required maintenance responsibilities for storm water management as set fort under section (Bx5) and (B)(6). 4 . Written permission is required to grade within 5 ft of the property line. Specifically the property to the south 765-11940-000. required to install the Bocce Court. 5. Written permission is required to grade/install retaining wall on adjacent property. Specifically the property to the north 765-14582-000. 6 . Any retaining wall more than four feet in height shall be designed by a registered professional engineer in the state of Arkansas and shall be field inspected by the design engineer. 7. Safety railings are required on any retaining wall greater than 30" in height The safety railing shall be built into the more stringent requirements of the SBCC or AASHTO. 8. Provide capacity analysis of the existing 6 in sanitary sewer system which this development will connect to the first 8" main downstream. From: Glenn Newman To: Garner, Andrew Date: 7/2/08 1:22PM Subject: Re: Fwd: Markham Hill: Retaining Wall variance Andrew, Engineering has discussed this issue with Chuck Rutherford (ADA Administrator) and agree that allowing the retaining wall to be installed adjacent to the sidewalk will not cause an unsafe condition. Since the request to allow this variance is in an effort to preserve existing significant canopy, we will support the requested variance dated June 25, 2008. Please let me know if you have any additional questions. Glenn Glenn E. Newman, Jr., P.E. City of Fayetteville Staff Engineer 479-575-8206 >>> Andrew Garner 6/30/2008 4:34 PM >>> See below. • Andrew M. Garner Senior Planner City of -Fayetteville 125 West Mountain Street Fayetteville, Arkansas 72701 Tel.479.575.8262 Fax.479.575.8202 agarner(a,ci. favetteville. ar. us www.acces sfayettevil le. org >>> "Dan" <Dan a(i7sharparch.net> 06/30/08 10:59 AM >>> Andrew, The attached letter is to request a variance for the retaining wall shown within 5 feet of the ROW for Nettleship Street: I neglected to include it in our submittal for Subdivision Committee. We will include it in the Planning Commission submittal if it is too late to include now. We understand that it would be included as a condition for approval by Planning and Engineering. Thank you, Dan Brian Pugh Fulcher, Jesse; 7/2/08 10:56AM R-PZD 08-2980 (Markham Hill Cottage Cts) The proposed trash pick u poi s are not all labeled with the sizes identified. Spoke with Daniel Dean with Rob Sharp about getting these labeled to be clearly identified on the plans. Plans must identify these areas before approval from Solid Waste. The 3' x 7' size will be too small to adequately hold and service the carts. The largest residential cart is 30 inches wide and we need approximately two feet between carts in order to service with the automated arms. Please plan on 54 inches for each cart and space for automated arm per cart set out. Counting the houses and the pads, 4 out of the 5 areas will hold 3 carts with one holding 4 carts. Also need to plan for stacking of recycling bins in each area but cannot place bins directly next to carts because of automated arm. Automated recycling could occur in the future so extra space configured for recycling would be wise. Also Solid Waste does not want to run trucks on Sutherland Lane due to small size of road. Please move Recycling shed to access off Maine St. or show another shaded area sized accordingly for the houses on the southern end of development. 28 recycling bins in one area is too much and residents should put recycling bins in the same area as their carts as long as they do not put them directly next to the carts. Overhanging trees will not be permitted in areas set aside for Solid Waste and Recycling collection due to the automated arms. nleasP remove them from plans LSD 08-3023 (The Gardens of Persimmon) Please show size of double enclosure on plans. Double enclosure should be 30' x 12' in size. Please provide architectural plans showing gate plans for enclosure. LSD 08-2946 (Wedington Medical Center) Southeast area designated for 2 dumpsters is not large enough. Please show enclosure area as 30' x 12' for 2 dumpsters. Also, please show gate design on architectural plans and send to solid Waste for approval. R-PZD 08-2990 (Creekside, 360) All non single family homes require commercial service. Please show appropriate number of enclosure for dumpsters for the number of units on plans. Enclosures should be 15' wide x 12' deep and identified on the plans. Brian Pugh Waste Reduction Coordinator Fayetteville Solid Waste and Recycling 479-718-7685 479-444-3478 Fax s 1 113 W. Mountain Si Fayetteville, AR 72701 Telephone: (479) 444-3469 TO: Andrew Gamer, Planner FROM: Alison Jumper, Park Planner DATE: June 30; 2008 SUBJECT: Parks & Recreation Subdivision Committee Comments ########k########k#kk#k#kk#kk#k###k#k####k###k#####k###############k#kk####kk# Meeting Date: July 3, 2008 Item: R-PZD 08-2980 (Markham Hill Cottage Courts, 520) Park District: SW. Zoned: RMP-24 Billing Name & Address: Robert Alberston 1934 Maine Street, Fayetteville, AR 72701 Land Dedication Requirement Money in Lieu Single Family _____@.024 acre per unit = acres 18@ $960 per unit = $17,280 Multi Family _____@.017 acre per unit = acres 5 @ $680 per unit = $ 3,400 COMMENTS: PRAB recommended money in lieu of land on March 3, 2008 due to the small size of park land requirement. Fees in the amount of $20,680 for 18 single family units and 5 multi -family units will be assessed and are due prior to building permits. R-CBAE-1 l � Date 4/28/08 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 08-2980: (Markham Hill Cottage Courts, 520): Submitted by Robert Sharp for property located North of Main St., Between Sang and Cross, 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 2.65 acres. It is the opinion,of the Fayetteville Police Department that this R-PZD will not substantially alter the population density, and will not create an appreciable or undesirable increase in the load on police services. This R-PZD will possibly create an appreciable increase in traffic danger and congestion. Sincerely, Captain William Brown Fayetteville Police Department. The City of Fayetteville Fire Department 303 W. Center St. Fayetteville, AR. 72701 Phone (479) 575-8363 Fax (479) 575-0471 To: Dara Sanders, Andrew Garner, Jeremy Pate, and Jesse Fulcher From: David Williams, Battalion Chief Date: Re: PZD 08-2980:. Planned Zoning District (MARKHAM HILL COTTAGE COURTS, 520): Submitted by ROBERT SHARP for property located NORTH OF MAINE ST., BETWEEN SANG AND CROSS. The property is zoned RMF-24, MULTI FAMILY - 24 UNITS/ACRE and contains approximately 2.65 acres. The request is for Zoning, Land Use, and Development approval of a Master Development Plan for a Residential Planned Zoning District with 23 single family dwelling units and various amenities in the Hillside Hilltop Overlay District. This development will be protected by Engine 6 located at 900 Hollywood. It 15 0.6 miles from the station with an anticipated response time of 3 minutes to the beginning of the development. The Fire Department anticipates 4 (3 EMS — 1 Fire/Other) calls for service each year after the development is completed and maximum build -out has occurred. Typically, this type of development usually takes 12 — 18 months, after the development is started, before maximum build -out occurs. The Fayetteville Fire Department does not feel this development will affect our calls for service or our 'response times. Measured hydrant flow in this area is 2? gallons per minute. If you have any questions please me. (David Williams David Williams Fire Marshal Fayetteville Fire Department Honor, Commitment, Courage; Our people make the difference! ---.----s--ua-in.i�u9BlNlll� - - . it From: <hank@broylesdevelopment.com> To: "Jeremy Pate" <jpate@ci.fayetteville.ar.us> Date: 6/9108 3:56PM Subject: Subdivision Committee Dear Jeremy, I owntwo development lots on Maine Street dose to the Markham Hill Cottage Courts project. I am unavailable this Thursday Morning to attend the Subdivision Meeting. Please pass on my written comments below: "I have reviewed the Markham Hill Cottage Courts proposal and 1 fully support the project." Thank you, Hank Broyles CC: "Rob Sharp" <rob@sharparch.net> R F C 1 5 1€ A £O ROBERT SHARP. ARCHITECT,«c. June 25, 2008 S25 SOUTH SCHOOL AVE TE 210 FAYETTEVILLE AR PHONE: 479-443.0119 City of Fayetteville FAX: 911-442-8731 113 West Mountain Street Fayetteville, Arkansas 72701 } ,' RE: RETAINING WALL VARIANCE REQUEST .�t- MARKIIAM HILL COTTAGE COURTS The office of Robert Sharp Architect Inc. respectfully requests a variance from the right-of-way distance requirement and sidewalk clearance for one retaining wall at the Shade Garden at the western portion of the site. - Allowing the retaining wall at the south end of the Shade Garden to extend to the right-of-way line for Nettleship Street will provide an additional 137 square feet of preserved tree canopy, specifically that of significant tree number 12, a 23" DBH White Oak with approximately 40' diameter canopy. -Curving this wall such that it will touch the right-of-way will reduce the separation between the wall and edge of sidewalk below the two foot minimum outlined in Chapter 171C1 of the City sidewalk criteria for a distance of approximately 50 feet. This wall will be between 4 and 5 feet tall. The sidewalk is buffered from street traffic by an on -street parking stall and a landscaping bulb -out Nettleship Street has been designed using the Hillside/Hilltop residential street cross section with on -street parking intermittent on both sides. We believe that extending this wall to the right-of-way line does not present a significant safety hazard. We request a variance for placing this retaining wall within the ROW and reducing the required separation distance between this wall and the sidewalk to zero. Thank you for your consideration. Sincerely, Daniel Dean, Architect £': ROBERT SHARC ARCHITECT.ec June 4, 2008 Letter to the City Council 113 West Mountain Street Fayetteville, Arkansas 72701 RE: VARIANCE REQUESTS MARKHAM HILL COTTAGE COURTS 525 SOUTH SCHOOL AV[ sit 229 FAY ETTEVILLE AR 1 PHONE: 479-192.0229 FAX:479.992.8721 The office of Robert Sharp Architect Inc. respectfully requests a variance from two requirements of the Hillside/Hilltop Overlay District local street cross-section for Nettleship Street, and a waiver of standard efficient parking dimensions for motor court two in the Markham Hill Cottage Courts project. The HHOD local street cross-section allows for one seven foot wide lane for on -street parking. In the locations illustrated on the enclosed site plan, we have shown seven foot wide parallel parking on both sides of the street. On -street parking is an important tool for proper hillside development: on -street parking requires about 170 square feet of paving, while an off-street parking stall requires about 350 square feet of paving for the parking stall and access drives. This results in about 50% less paving, thereby reducing storm water runoff and the extent of cut -and -fill grading. We request a waiver from the Hillside/Hilltop local street cross-section to permit parallel parking on both sides of Nettleship street as indicated, to provide the required number of stalls and minimize paving area. The enclosed site plan also illustrates the sidewalk abutting the curb in some places, as called for in the IEHOD local street cross-section, and allows for planting and trees between curb and sidewalk in others. This variation will enliven the streetscape and allow for closer relationships between the public sidewalk, residences, and amenities. We request a waiver from the Hillside local street cross-section, allowing the sidewalk to not abut the curb in the designated locations. City staff has noted concern about the automobile turning movements for motor court two. We recognize that the multi -point turns required are less than ideal. In order to maintain the tree preservation area on the north property line and create a pedestrian friendly development, curb cuts are minimized and this motor court is tucked away from the street. Because the neighborhood plan is intended to promote sustainable transportation options, we believe that residents will choose to use their automobiles infrequently, own smaller vehicles with tighter than average turning radii, and/or be willing to experience some maneuvering challenges in exchange for the benefits the design provides. We request a waiver from City standard efficiency parking dimensions for motor court two in order to preserve the pedestrian - scaled atmosphere of the neighborhood. Thank you for your consideration. Sincerely, 12 C4 Robert Sharp, Architect MARKHAM HILL COTTAGE COURTS One Mile View + •N4r1. �¢ i•' .n: -< do 41 ut. Y' G, flL ti_ 34. Y c 1117 $ r��f i of fl#. _ _ 1:F Ri E+fwp h ♦m •r-_ d• AP 1.a k _n tyj c "`n•.I Ca.w 'RSr. Pl +".i• { v ���. . ! + R9 -a ...Ponta tdi 1k S5Y{$ CC ' t.l :.a �: ' - RSF-. R4J R. • • t Kqa A,'f 4 u j Nb,1 aneH, • .e qv.r +• 4':1a� wi5n hLsr z S 4t •!'.I � e Fl4-d ` Ft t. NID . _ RMFJ Y• £ e SUBJECT PROPERTY, r' A n51.2 RJ• m /::-rn rjJ. �fL' tS 5 A �;t ` F-:, 1 1 •'[rL ;.Y ns li: / PIRSla FA ( eii -a -'RK 1a RSF4DC r ms's .� P i lnr?41(Ja w. -i. . R ajR i4# a I ltd U �, teF ie FAA 2+ PA' 2+" �n• R RMN 74 ] A If dyi .P _ v r h d. typ Za 1 I. I' •J y S hln va P -tom C pp $ i •" G e' ir fA24 fu ..v Y i ' r. FP1n A RA{1ggI b° I (UFP f f ii'j 2b RMI e RSr.RY RYy rHu - Yr•:If < C13`L'f S 4 3....•_$.: e-s}n RPJn HMI 21 -�4.HPR 5 - 4 v MID c 11 avN c, Rwna li - n }R#. 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MARKHAM HILL COTTAGE COURTS A Homestead Homes, LLC Development City Council Review July 16, 2008 Project Representative: R E L I 5 T F R E D ARCHITECT,NC 525 SOUTH SCHOC l A' I STE 120 FAYETTEVILLEI nT PHONE 47 -442-0221 FAX: 47 -442.9721 i Robert Sharp Architect, Inc. 525 South School Avenue Fayetteville, AR 72701 Northstar Engineering Consultants, Inc. 207 South Main Street Bentonville, AR 72712 a. MARKHAM HILL COTTAGE COURTS Property owner: Robert Albertson Developer: Homestead Homes, LLC Project Representative: Robert Sharp Architect, Inc. b. Summary Description: Combining concepts of the Fayetteville City Comprehensive 2025 plan with the particular needs of the City of Fayetteville Hillside/Hilltop Overlay District (HHOD), the design approach for Markham Hill Cottage Courts focuses on the spaces between the homes and the community -building features such as front porches, landscaping, and shared amenities that will work with the natural features of the site to create unique and meaningful shared space. A more typical development within the currently allowed RMF-24 zoning would not suit the site, contribute to the existing neighborhood, or be consistent with the vision of the 2025 plan. The plan consists of twenty-three detached cottages of varying sizes and types that will fit with the spirit of the area, along with the reconditioning of the existing house. Eighteen of the cottages will be single family and five of the cottages will be two- family with efficiency apartments in the lower level. The homes will exhibit a good deal of variety in terms of color, site relationships, and architectural details to transcend the homogenous monotony of typical large scale residential developments. The homes will appeal to small families and empty nesters as well as single professionals and young adults. Each individual cottage will be offered for sale and is intended to be owner occupied. The Markham Hill Cottage Courts are not designed as low cost housing for a transient student population. The site is 2.54 acres and the overall proposed density is 11 units/acre. The cottages will be sold under a Horizontal Property Regime and the land will be under common ownership of a Property Owner's Association. The home and street designs for Markham Hill Cottage Courts respond to the existing contours of the hillside instead of imposing a simpler but less visually and environmentally appealing strategy, thereby minimizing site disturbance from retaining walls. Community vegetable gardens, crushed stone footpaths, tree -shaded sidewalks, a children's play area, and a Bocce ball court will beautifully functionalize the interstitial spaces between homes, encourage interaction between neighbors, and contribute to the village atmosphere of the neighborhood. The site's proximity to Ramay Junior High School, the commercial services w--— provided by Sixth Street, and the University of Arkansas campus make it an r w S appropriate spot for residential development in terms of the goals of the m► �. �, I City of Fayetteville 2025 Comprehensive Plan. Its location just south of the City's planned Hotz Park Trail will afford residents the opportunity to use • the components of Fayetteville's rapidly growing Green Network and help foster a livable transportation network for Fayetteville. The land lies on the "downtown" side of 1-540, facilitating pedestrian and sustainable transportation options for the residents and illustrating the preferable alternative to disconnected sprawl development. The homes will be .• ' attainably priced while still exemplifying high -quality, durable and attractive design and material characteristics. Markham Hill Cottage Courts, Master Development Plan Booklet page I of 13 July 7, 2008 c. General Project Concept (1) Street and Lot layout: The main entry into this neighborhood will be off Cross Avenue with a new east -west street (Nettleship Street) through the site. A secondary point of connectivity will be off of a new two-way alley that connects south off of Nettleship Street to Maine Street. A majority of the residences will be accessed off of shared motor courts accessing garages tucked into the hillside under the cottages. Several of the cottages will be accessed off of parallel parking provided in the new street. The remainder of the cottages will be accessed directly off garage entry from the new alley. Narrow streets minimize impervious surfaces, work with existing significant trees, mitigate traffic, and serve to give the neighborhood a more connected, human -scale feeling. Five foot wide sidewalks encourage pedestrian connection between the homes and community areas. The street right-of-way varies from the requirements of the HHOD Local street cross section by seven feet as required to provide on -street parking for residents and guests. On -street parking is an important tool for. proper hillside development: on -street parking requires about 170 square feet of paving, while an off-street parking stall requires about 350 square feet of paving for the parking stall and access drives. This results in about 50% less paving which reduces storm water runoff and the extent of cut -and -fill grading. The property will be platted as a single lot with a horizontal property regime and property owner's association, allowing for clusters of cottages with varying footprint sizes and relationships to each other. This strategy provides the variety that many developments lack. A two way alley serves the cottages on the south of the site and connects the proposed Nettleship Street extension with Maine Street. (2) Site Plan Showing Proposed Improvements: The conceptual site plan illustrates the compact, clustered character of the Markham Hill Cottage Courts design. Rather than a straight line of home fronts with orthogonal relationships, the diverse orientation of the homes provides an exciting experience as one proceeds through the site. The homes and streets are oriented to take advantage of the views of the surrounding area, the existing hillside topography, and to accommodate existing significant trees. The sidewalks and crushed stone footpaths connect the clusters of cottages, shared garden spaces, potting shed, shade garden, and Bocce ball court with the children's play area in the northwest corner of the site. Markham Hill Cottage Courts, Master Development Plan Booklet page 2 of 13 July 7, 2008 (3) Buffer Areas: The site's hillside topography will provide some natural buffering with surrounding developments and natural areas. Evergreen hedgerows supply screening and privacy along Nettleship Street. Garages for the homes along Nettleship Street are pulled back from the right-of-way to maintain the pedestrian scale of the street front. The community spaces serve both as gathering points and as buffers between the clusters of homes. The Landscape plan submitted by Northstar Engineering as part of the Large Scale Development shows the proposed landscaping in detail. (4) Tree Preservation Areas: As many of the existing valuable trees as possible will be kept on site both to comply with the Fayetteville HHOD and to preserve the many benefits of mature canopy to the neighborhood. Two white oak trees in the northwest portion of the site will serve as sheltering canopy for a neighborhood shade garden. Canopy will be preserved adjacent to the community vegetable gardens, children's play area, and along property lines where possible. A tree preservation plan has been submitted as part of the Large Scale Development. (5) Storm Water Detention Areas and Drainage: Refer to "Storm Water Pollution Prevention Plan", sheet 3 and "Grading Plan", sheet 4 by Northstar Engineering for details of storm water management during and after construction. All storm water will be retained on site during a storm event and released slowly to match pre -development drainage patterns. (6) Undisturbed Natural Areas: The tree preservation area featuring existing trees on the north property boundary will be left undisturbed. Some work will be required around other canopy areas, including plantings in the Shade Garden area and play equipment in the children's area. Additionally, curbs will be constructed around generous planting areas for trees adjacent to roadways, footpaths, and sidewalks. This work will follow the City of Fayetteville Landscape Manual in terms of mulching and fencing to protect root systems during construction. (7) Existing and Proposed Utility Connections and Extensions: Refer to "Utility Plan," sheet 11 by Northstar Engineering for details of utility connections and extensions. All utilities are available at the site. (8) Development and Architectural Design Standards: Though variation in terms of color, scale elements, and architectural detailing is desirable to avoid monotony, the buildings will exhibit a coherent relationship to one another in terms of amenities such as front porches, simple roof lines, and the use of a conscientious palette of quality, durable materials. Please see the design standards listed in the zoning criteria, and the building elevations provided in this booklet. (9) Building Elevations: The elevation drawings illustrate the typical architectural treatment throughout the project. Features which communicate the human scale relationships with the facades, such as window proportions, porch detailing, trim and sheathing and finish materials will remain consistent with the elevation drawings. Likewise, larger scale elements such as simple roof lines with dormer windows and site relationships to community amenities and natural features will fulfill the vision for the neighborhood put forth in the Summary Description above. Markham Hill Cottage Courts, Master Devclopment Plan Booklet page 30113 July 7, 2008 The Car Cottage, Preliminary Front Elevation: Scale: 1/8" = 1'-0" The Car Cottage, Preliminary Side Elevation: Scale: 118" = 1'-0" Markham Hill Cottage Courts, Master Development Plan Booklet page 4 of 13 July 7, 2008 sun j (' giI FI The Cook's Cottage, Preliminary Front Elevation: Scale: 1/8" = 1'-0" The Cook's Cottage, Preliminary Side Elevation: Scale: 1/8" = 1'-0" Markham Hill Cottage Courts, Master Development Plan Booklet pace 5 01 1; July 7, 2008 The Bay Cottage, Preliminary Front Elevation: Scale: 1/8" = 1'-0" ji 11 �T al The Bay Cottage, Preliminary Side Elevation: Scale: 1/8" = 1'-0" Markham Hill Cottage Courts, Master Development Plan Booklet page 6 of 13 July 7, 2008 d. Proposed development phasing and time frame: The project will begin construction of streets and infrastructure within one year of PZD approval. Construction will be completed over a one to five year timeline, depending on sales of the cottages and the financial goals of the developer. Building permits for all cottages in this development will be obtained within five years from PZD approval. e. Proposed Planning Areas: The entire project will take place in a single phase and will not necessitate separate planning areas. f. Proposed Zoning and Development Standards: (Al Permitted uses by Use Unit: Unit 1 City-wide uses by right Unit 3 Public protection and utility facilities Unit 8 Single-family dwelling Unit 9 Two-family dwelling (Bl Conditional uses by Use Unit Unit 2 City-wide uses by conditional use permit Unit 4 Cultural and recreational facilities Unit 24 Home occupations (C) Land Use Density and/or Intensity Total Acreage: 2.54 Number of Dwelling Units: 28 Densl : 11 units/acre Units peracre I 11 (D) Bulk and area regulations (3) Land Area perDwellin Unit: Cottage 800 s.f. Houses: Markham Hill Cottage Courts, Master Development Plan Booklet July 7, 2008 page 7 of 13 (E) Setback requirements Front 5 ft (0 ft @ unit 2 & Mail Kiosk) Side minimum building separation in accordance with applicable building and fire codes Perimeter 5 ft Side, and Rear Property Lines (F) Height Regulations. — Structures may not exceed 45 feet, as required by Fayetteville HHOD (G) Building Area. None Landscaping: In accordance with City of Fayetteville Unified Development Code and City of Fayetteville Landscape Manual. Landscaping above and beyond the UDC will be provided as indicated on the Landscape Plan. Parking: In accordance with City of Fayetteville Unified Development Code. 55 parking stalls including private garages and on -street stalls. Architectural Design Standards: The buildings will be consistent in appearance with the concepts presented in the preliminary elevation drawings included in the PZD booklet. Signage: All signage on the property will comply with City of Fayetteville sign ordinance. g. Chart comparing proposed master development plan to current zoning district requirements: No environmentally hazardous, sensitive, or natural resource area's exist on the site. No natural or manmade hazards exist on site. MARKHAM HILL COTTAGE COURTS PROPOSED ZONING AND DEVELOPMENT STANDARDS (AlPermitted uses by Use Unit: RMF-24 Residential Multi -Family 24 Units Per Acre Unit 1 City-wide uses by right Unit 1 City wide uses by right Unit 3 Public protection and utility facilities Unit 8 Single-family dwelling Unit 8 Single-family dwelling Unit 9 Two-family dwelling Unit 9 Two-family dwelling Unit 10 Three-family dwelling Unit 26 Multi -family dwelling Markham Hill Cottage Courts, Master Development Plan Booklet page 8 of 13 July 7, 2008 (B) Conditional uses by Use Unit Unit 2 City-wide uses by conditional use permit Unit 2 City-wide uses by conditional use permit Unit 4 Cultural and recreational facilities Unit 3 Public protection and utility facilities Unit 24 Home occupations Unit 4 Cultural and recreational facilities Unit 11 Manufactured home park Unit 25 Professional Offices Unit 24 Home Occupations Unit 36 Wireless communications facilities (D) Land Use Density and/or Intensity Total Acreage: 2.54 Number of Dwelling Units: 28 Density: 11 units/acre I Units per acre I 11 1 1 Units per acre I 4to24 24 (D) Bulk and area regulations 1 )Lot Width Minimum: 21 feet Manufactured home park 100' Lot within a Manufactured home ark 50' Single -Family 60' Two-family 60' Three or more 90' Professional offices 100' (2) Lot Area Minimum: 588 sq ft Manufactured home park 3 acres Lot within a Manufactured 4,200 sq. ft. home ark Townhouses: • Development 10,000 sq. ft. • Individual lot 2,500 sq. ft. Single-family 6,000 sq. ft. Two-family 7,000 sq. ft. Three or more 9,000 sq. ft. (3) Land Area per Dwelling Unit: N/A Manufactured home 3,000 sq. ft. Apartments: Cottage 800 s.f. -No bedroom 1,700 sq. ft. Houses: -One Bedroom 1,700 sq. ft. -Two bedroom 2,000 sq. ft. N/A Fraternity or Sorority 1,000 sq. ft./ resident Markham Hill Cottage Courts, Master Development Plan Booklet page 9 of 13 July 7, 2008 (E) Setback requirements Front 5 ft (0 ft @ unit 2 and Mail Kiosk) Front 25 ft Side minimum building separation in Side 8 ft accordance with applicable building and fire codes Perimeter 5 ft Rear, from center line of a Side, and public alley 25 ft Rear Property Lines 1rj netgni neguialaons. — Structures may not exceed 45 feet, as required by Fayetteville HHOD Any building which exceeds the height of 20 feet shall be set back from any side boundary line an additional distance of one foot for each foot of height in excess of 20 feet. h. Description of Recreational Facilities: The site design features community outdoor spaces including a garden area with raised beds and terraces, potting shed, shade garden, Bocce ball court, and children's play area all connected by crushed stone gravel footpaths and sidewalks. A trail connection spur for Hotz Park Trail will be constructed along the Sang Avenue right-of-way on the property west boundary. This will connect to an on -street linkage along the proposed Nettleship Street to Hotz Park as well as to Ramay Junior High School outdoor facilities. The Fayetteville Parks Board has approved a fee in lieu of land dedication. i. Reason for requesting zoning change: The lot size and setback requirements of the current RMF-24 zoning do not permit the clustered placement of the cottages. The clustering strategy allows the buildings to work with existing valuable trees and topography, provides variety and encourages community interaction. j. Statement of how the development will relate to existing and surrounding properties: The design of the homes in Markham Hill Cottage Courts will be consistent with the nearby homes of the University Heights Neighborhood in terms of scale of architectural detail and site treatment. The design focuses on creating useful and beautiful interstitial spaces between clusters of homes and preserving the natural character of the land. Though the homes will typically have slightly smaller footprints and more verticality, the intent is that they are based upon and compatible with high - quality traditional home detailing and articulation for the area. k. Statement of the project's compliance with the Fayetteville City Plan 2025: The project lies within a Residential Neighborhood Area as designated by the City Plan 2025 Future Land Use Plan. Its adjacency to the University of Arkansas, Ramay Junior High School, and 6th street, make it an appropriate spot for residential development in terms of the goals of the City of Fayetteville 2025 Comprehensive Plan Goal 1, to make appropriate infill and revitalization top priorities. The land lies on the "downtown" side of 1-540, facilitating pedestrian and sustainable transportation options for the residents and illustrating the preferable alternative to disconnected sprawl development, thereby addressing 2025 Goal 2, to discourage suburban sprawl. Its contribution of a spur and on -street connection to the City's Hotz Park Trail will afford residents the opportunity to use the components of Fayetteville's rapidly growing Green Network and help achieve Goals 4 and 5, to grow a livable transportation network and an enduring green network for Fayetteville. The homes will be attainably priced while still exemplifying high -quality, durable and attractive design and material characteristics, addressing 2025 Plan Goal 6, to create attainable housing. Markham Hill Cottage Courts, Master Development Plan Booklet page 10 of 13 July 7, 2008 I. Traffic study when required: not required m. Impacts on City services: The impact of the project will be minimal in terms of creating a significant load on city services. Water, sewer, police and fire protection should be compensated for any additional needs by the impact fees that will be paid by the developer prior to completion of the cottages. "STATEMENT OF COMMITMENTS" (1) Dedication: As per attached drawings by Northstar Engineering showing extension of Nettleship Street, a public alley, and utility easements. (2) On or off site Improvements: As per attached drawings by Northstar Engineering showing extension of Nettleship Street, a public alley, and utility easements. The development will provide offsite street improvements from the southeast property comer along Maine Street to the southeast property corner along Cross Avenue, including 20 feet of asphalt pavement, curb and gutter, and storm drain improvements. (3) Natural Resources and Environmentally Sensitive Areas: The project is located within the City of Fayetteville HHOD. The small footprint homes are nestled among existing trees to minimize disturbance of existing root systems. Shared drives and the narrow cross section of the two-way alley minimize the area of impervious surfaces, thereby allowing infiltration and evaporation to handle some of the rainwater on the site. The development will follow the requirements of the HHOD. (4) Project Phasing restrictions: The project will begin construction of streets and infrastructure within one year of PZD approval. Construction will be completed over a one to five year timeline, depending on sales of the cottages and the financial goals of the developer. Building permits for all cottages in this development will be obtained within five years from PZD approval. (5) Fire Protection: Markham Hill Cottage Courts will be served by the Fayetteville Fire Department. Fire hydrants will be spaced at or below the minimum intervals required by the Fayetteville Unified Development Code. (6) Other Commitments imposed by the City: No commitments other than those outlined in the City of Fayetteville Planned Zoning District process are imposed by the City at this time. (7) Parks/Trails/Open Space Commitments: The property is adjacent to the City's proposed Hotz Park Trail which will connect to Hotz Park as well as to Ramay Junior High School outdoor facilities. The project will provide a multi -use trail to be constructed as indicated on.plans through the existing Sang Avenue right-of-way to Maine Street as recommended by the City Trails Coordinator. The Fayetteville Parks board has approved a fee In lieu of land dedication. (8) Proposed Preliminary Building.Elevations: Buildings will be constructed consistent with the concepts illustrated by the enclosed elevation drawings in item C9, above. Ma,tham Hill Cottage Courts, Master Development Plan Booklet page 11 of 13 July 7, 2008 o. Conceptual Description of Development Standards, Conditions, and Review Guidelines: (1) Screening and Landscaping: The site will be screened by natural features such as existing tree canopy and plantings in tree preservation areas and evergreen hedgerow as indicated on the site plan. Landscaped areas such as the Shade Garden and community vegetable garden, as well as the children's play area will be landscaped and maintained as directed by the Property Owner's Association and as recommended by the Site Development Standards of the City of Fayetteville Landscape Manual. Landscaping above and beyond the requirements of the UDC will be provided as indicated on the Landscape Plan. (2) Traffic and Circulation: Streets in Markham Hill Cottage Courts will provide for traffic flow at slower speeds appropriate to the size and scale of the development. The narrowness of the street and alley will make drivers feel uncomfortable traveling at unsafe speeds. (3) Parking Standards: Parking will be provided in accordance with City ordinance for single- family detached residences in garage spaces and on -street parking. (4) Perimeter Treatment: Evergreen hedges are proposed at the perimeter of the project where development occurs adjacent to privately owned adjacent land holders as indicated on the LSD Landscape Plan. Also any retaining walls adjacent to privately owned adjacent land holders and public rights of way will be planted with climbing vines to lessen the visual impact of the retaining walls. (5) Sidewalks: The sidewalks required throughout the site will meet the HHOD five foot width requirement. The site plan illustrates the sidewalk abutting the curb in some places and allowing for planting and trees between curb and sidewalk in others. (6) Streetlights: All streetlights in the development will comply with the requirements for street lighting set forth in the City of Fayetteville Unified Development Code and Lighting Ordinance, including lights at intersections, and spaced every 300 feet. Street lighting will be kept at an absolute minimum as recommended by the International Dark Sky Association: www.darksky.org (7) Water: All site water will comply with the City of Fayetteville Unified Development Code, as described in Section M, Impacts to City Services, of this document. (8) Sewer: All sewer services will comply with the City of Fayetteville Unified Development Code, as described in Section M, Impacts to City Services, of this document. mt (9) Streets and Drainage: Streets and drainage will comply with the standards set forth in the proposed large scale development plans and as approved by the City Engineering Division, including waivers for street cross section design as described in the LSD plans. Drainage will primarily bedetained on site. It will be retained and released at a rate no greater than the pre - development conditions. (10) Construction of Non-residential Facilities: Construction of the community gardens, potting shed, recycling shed, and footpaths will proceed alongside construction of the cottages. All common amenities will be constructed and in place prior to occupancy of the final cottage. Markham Hill Cottage Courts, Master Development Plan Booklet page 12 of 13 July 7, 2008 (11) Tree Preservation: The developed areas of Markham Hill Cottage Courts preserve and take advantage of the many benefits of mature significant trees. The site layout attempts to not only protect but to showcase significant specimens, such as the 25" DBH white oak that will shelter the children's play area and the 23" DBH white oak in the shade garden area. In situations where trees will be removed for the construction, their loss will be mitigated as called for by the City of Fayetteville Tree Protection and Preservation Ordinance. (12) Architectural Design Standards: Though variation in terms of color, scale elements, and architectural detailing is desirable to avoid monotony, the buildings will exhibit a coherent relationship to one another in terms of amenities such as front porches, simple roof lines, and the use of a conscientious palette of quality, durable materials. The designs will be consistent with the preliminary elevations included in this booklet. (13) Proposed Signage (type and size): None, except for street signs, house number signs as requested by emergency responders, and a street stub -out sign as requested by City Planning staff. (14) View Protection: The proposed three story height limit assures protection of the view of the uphill neighbors, as well as the view of the hillside from the valley. (15) Revocations: The developer understands that failure to comply with the commitments and standards being proposed by this PZD are cause for revocation of approval. (16) Covenants, Trusts, and Homeowner Associations: A Property Owners Association will be established to maintain common elements such as shared gardens, Bocce ball court, and non- residential structures. p. Response as to how the proposal fulfills the intenUpurpose of the Planned Zoning District: The plan for Markham Hill Cottage Courts illustrates a vision for neighborhood development that coincides with the intent of the Planned Zoning Development District. Careful consideration of the particular challenges and opportunities presented by site topography and existing natural features make the project compatible with the land in which it will be built. The general plan provides variety within the development through building orientation, clustering, and deference to existing trees. The proposed cottages are smaller and more affordable than typical single-family detached homes and will add to the variety of housing types in the City as a whole. The project will exhibit cohesion in terms of architectural detail, amenities, scale and proportion, and site connection through pedestrian facilities that encourage neighborhood interaction. Useful and meaningful shared outdoor spaces and special features such as the children's play area, and vegetable gardens will also contribute to a community atmosphere. This siting strategy would not be possible without the Planned Zoning Development process. It is our hope that this project will serve as an exemplar for future development of the type promoted by the Fayetteville City Plan 2025, rather than that of a typical development in the current RMF-24 zoning. Markham Hill Cottage Courts, Master Development Plan Booklet page 13 of 13 July 7, 2008 RECEIVED AUG04 4' 2008 CICITY CLERK'S OFICE August 1, 2008 Fayetteville City Council Members 113 West Mountain Street Fayetteville, AR 72701 Dear Fayetteville Council Members: I am writing to you concerning the proposed development called Markham Hill Cottage Courts. The southern boundary line of my property adjoins the entire northern boundary of the proposed development. I believe this use of the land not only would help provide for some sorely needed affordable housing but would also be an asset to the neighborhood due to its creative and attractive design. It would be a welcome addition to our neighborhood. Sincerely, XJ Jane' Steele P.O. Box 11 Fayetteville, AR 72702 pa G y m z "lilt ON �I!!$ �•- 6�R �.c1ijlI� Inl;" � nn m„�1 pr_� n ✓ �', �FMIII .rte=•'Fy'•. `. ��9'999a9�9099�1 III 9I � ° 1 3 a^ °� litF Ike a��� I id QSpa Ur 14! aE d I I ,Iil! 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I(�i W ([ppQpJ�Np m � Nry Y.I� 11 i M1s� (: 1 f', 1: C �j U'i am \ I• mu ta 0 O I II MARKHAM HILL COTTAGE COURTS A Homestead Homes, LLC Development ✓" r jy •---- SPIRIT _ -., y+F� / tom► -+ .. - � _ _ 1 ' try ©MAttIjAM HILL COTTAGE COURTS QONCEPTEft MASTER PLAN •OM•AiE Er•E♦a •O,, -.- W A7,. Y. E • • a Master Development Plan Submission July 7, 2008 City Council Review July 16, 2008 Project Representative: LREGISTERED ARCHITECT, n¢. XHLi)I AYE STE 1LILLE AR E: 479-442-1111 01-N1-1711 Ep Robert Sharp Architect, Inc. 525 South School Avenue Fayetteville, AR 72701 Northstar Engineering Consultants, Inc. 207 South Main Street Bentonville, AR 72712 a. MARKHAM HILL COTTAGE COURTS Property owner: Robert Albertson Developer: Homestead Homes, LLC Project Representative: Robert Sharp Architect, Inc. b. Summary Description: Combining concepts of the Fayetteville City Comprehensive 2025 plan with the particular needs of the City of Fayetteville Hillside/Hilltop Overlay District (HHOD), the design approach for Markham Hill Cottage Courts focuses on the spaces between the homes and the community -building features such as front porches, landscaping, and shared amenities that will work with the natural features of the site to create unique and meaningful shared space. A more typical development within the currently allowed RMF-24 zoning would not suit the site, contribute to the existing neighborhood, or be consistent with the vision of the 2025 plan. The plan consists of twenty-three detached cottages of varying sizes and types that will fit with the spirit of the area, along with the reconditioning of the existing house. Eighteen of the cottages will be single family and five of the cottages will be two- family with efficiency apartments in the lower level. The homes will exhibit a good deal of variety in terms of color, site relationships, and architectural details to transcend the homogenous monotony of typical large scale residential developments. The homes will appeal to small families and empty nesters as well as single professionals and young adults. Each individual cottage will be offered for sale and is intended to be owner occupied. The Markham Hill Cottage Courts are not designed as low cost housing for a transient student population. The site is 2.54 acres and the overall proposed density is 11 units/acre. The cottages will be sold under a Horizontal Property Regime and the land will be under common ownership of a Property Owner's Association. The home and street designs for Markham Hill Cottage Courts respond to the existing contours of the hillside instead of imposing a simpler but less visually and environmentally appealing strategy, thereby minimizing site disturbance from retaining walls. Community vegetable gardens, crushed stone footpaths, tree -shaded sidewalks, a children's play area, and a Bocce ball court will beautifully functionalize the interstitial spaces between homes, encourage interaction between neighbors, and contribute to the village atmosphere of the neighborhood. The site's proximity to Ramay Junior High School, the commercial services provided by Sixth Street, and the University of Arkansas campus make it an 1' a 9% appropriate spot for residential development in terms of the goals of the City of Fayetteville 2025 Comprehensive Plan. Its location just south of the City's planned Hotz Park Trail will afford residents the opportunity to use the components of Fayetteville's rapidly growing Green Network and help foster a livable transportation network for Fayetteville. The land lies on the "downtown" side of 1-540, facilitating pedestrian and sustainable transportation options for the residents and illustrating the preferable 1 alternative to disconnected sprawl development. The homes will be a. y"e— attainably priced while still exemplifying high -quality, durable and attractive ' design and material characteristics. Markham Hill Cottage Courts, Master Development Plan Booklet page I of 13 July 7. 2008 c. General Project Concept (1) Street and Lot layout: The main entry into this neighborhood will be off Cross Avenue with a new east -west street (Nettleship Street) through the site. A secondary point of connectivity will be off of a new two-way alley that connects south off of Nettleship Street to Maine Street. A majority of the residences will be accessed off of shared motor courts accessing garages tucked into the hillside under the cottages. Several of the cottages will be accessed off of parallel parking provided in the new street. The remainder of the cottages will be accessed directly off garage entry from the new alley. Narrow streets minimize impervious surfaces, work with existing significant trees, mitigate traffic, and serve to give the neighborhood a more connected, human -scale feeling. Five foot wide sidewalks encourage pedestrian connection between the homes and community areas. The street right-of-way varies from the requirements of the HHOD Local street cross section by seven feet as required to provide on -street parking for residents and guests. On -street parking is an important tool for proper hillside development: on -street parking requires about 170 square feet of paving, while an off-street parking stall requires about 350 square feet of paving for the parking stall and access drives. This results in about 50% less paving which reduces storm water runoff and the extent of cut -and -fill grading. The property will be platted as a single lot with a horizontal property regime and property owner's association, allowing for clusters of cottages with varying footprint sizes and relationships to each other. This strategy provides the variety that many developments lack. A two way alley serves the cottages on the south of the site and connects the proposed Nettleship Street extension with Maine Street. (2) Site Plan Showing Proposed Improvements: The conceptual site plan illustrates the compact, clustered character of the Markham Hill Cottage Courts design. Rather than a straight line of home fronts with orthogonal relationships, the diverse orientation of the homes provides an exciting experience as one proceeds through the site. The homes and streets are oriented to take advantage of the views of the surrounding area, the existing hillside topography, and to accommodate existing significant trees. The sidewalks and crushed stone footpaths connect the clusters of cottages, shared garden spaces, potting shed, shade garden, and Bocce ball court with the children's play area in the northwest comer of the site. VA Markham Hill Cottage Courts, Master Development Plan Booklet page 2 of 13 July 7, 2008 (3) Buffer Areas: The site's hillside topography will provide some natural buffering with surrounding developments and natural areas. Evergreen hedgerows supply screening and privacy along Nettleship Street. Garages for the homes along Nettleship Street are pulled back from the right-of-way to maintain the pedestrian scale of the street front. The community spaces serve both as gathering points and as buffers between the clusters of homes. The Landscape plan submitted by Northstar Engineering as part of the Large Scale Development shows the proposed landscaping in detail. (4) Tree Preservation Areas: As many of the existing valuable trees as possible will be kept on site both to comply with the Fayetteville HHOD and to preserve the many benefits of mature canopy to the neighborhood. Two white oak trees in the northwest portion of the site will serve as sheltering canopy for a neighborhood shade garden. Canopy will be preserved adjacent to the community vegetable gardens, children's play area, and along property lines where possible. A tree preservation plan has been submitted as part of the Large Scale Development. (5) Storm Water Detention Areas and Drainage: Refer to "Storm Water Pollution Prevention Plan", sheet 3 and "Grading Plan", sheet 4 by Northstar Engineering for details of storm water management during and after construction. All storm water will be retained on site during a storm event and released slowly to match pre -development drainage patterns. (6) Undisturbed Natural Areas: The tree preservation area featuring existing trees on the north property boundary will be left undisturbed. Some work will be required around other canopy areas, including plantings in the Shade Garden area and play equipment in the children's area. Additionally, curbs will be constructed around generous planting areas for trees adjacent to roadways, footpaths, and sidewalks. This work will follow the City of Fayetteville Landscape Manual in terms of mulching and fencing to protect root systems during construction. (7) Existing and Proposed Utility Connections and Extensions: Refer to "Utility Plan," sheet 11 by Northstar Engineering for details of utility connections and extensions. All utilities are available at the site. (8) Development and Architectural Design Standards: Though variation in terms of color, scale elements, and architectural detailing is desirable to avoid monotony, the buildings will exhibit a coherent relationship to one another in terms of amenities such as front porches, simple roof lines, and the use of a conscientious palette of quality, durable materials. Please see the design standards listed in the zoning criteria, and the building elevations provided in this booklet. (9) Building Elevations: The elevation drawings illustrate the typical architectural treatment throughout the project. Features which communicate the human scale relationships with the facades, such as window proportions, porch detailing, trim and sheathing and finish materials will remain consistent with the elevation drawings. Likewise, larger scale elements such as simple roof lines with dormer windows and site relationships to community amenities and natural features will fulfill the vision for the neighborhood put forth in the Summary Description above, Markham Hill Cottage Courts, Master Development Plan Booklet page 3 of 13 July 7, 2008 The Car Cottage, Preliminary Front Elevation: Scale: 1/8" = 1'-0" The Car Cottage, Preliminary Side Elevation: Scale: 1/8" = 1'-0" Markham Hill Cottage Courts, Master Development Plan Booklet page 4 of 13 July 7, 2008 The Cook's Cottage, Preliminary Front Elevation: Scale: 1/8" = 1'-0" The Cook's Cottage, Preliminary Side Elevation: Scale: 1/8" = 1'-0" Markham 11111 Cottage Courts, Master Development Plan Booklet page 5 of 13 July 7, 2008 The Bay Cottage, Preliminary Front Elevation: Scale: 1/8" = 1'-0" The Bay Cottage, Preliminary Side Elevation: Scale: 1/8" = 1'-0" Markham Hill Cottage Courts, Master Development Plan Booklet page 6 of 13 July 7, 2008 rroposea development phasing and time frame: The project will begin construction of streets and infrastructure within one year of PZD approval. Construction will be completed over a one to five year timeline, depending on sales of the cottages and the financial goals of the developer. Building permits for all cottages in this development will be obtained within five years from PZD approval. Proposed Planning Areas: The necessitate separate planning areas. Proposed Zoning and Development Standards: Unit 1 City-wide uses by right Unit 3 Public protection and utility facilities Unit 8 Single-family dwelling Unit 9 Two-family dwelling Unit 2 City-wide uses by conditional use permit Unit 4 Cultural and recreational facilities Unit 24 Home occupations Land Use Density and/or Intensity Total Acreage: 2.54 Number of Dwelling Units: 28 Dens% : 11 units/acre Units er acre I 11 Markham Hill Cottage Courts, Master Development Plan Booklet July 7, 200E (E) Setback requirements Front 5 ft (0 ft @ unit 2 & Mail Kiosk) Side minimum building separation in accordance with applicable building and fire codes Perimeter 5 ft Side, and Rear Property Lines (F) Height Regulations. — Structures may not exceed 45 feet, as required by Fayetteville HHOD (G) Building Area. None Landscaping: In accordance with City of Fayetteville Unified Development Code and City of Fayetteville Landscape Manual. Landscaping above and beyond the UDC will be provided as indicated on the Landscape Plan. Parking: In accordance with City of Fayetteville Unified Development Code. 55 parking stalls including private garages and on -street stalls. Architectural Design Standards: The buildings will be consistent in appearance with the concepts presented in the preliminary elevation drawings included in the PZD booklet. Signage: All signage on the property will comply with City of Fayetteville sign ordinance. g. Chart comparing proposed master development plan to current zoning district requirements: No environmentally hazardous, sensitive, or natural resource areas exist on the site. No natural or manmade hazards exist on site. MARKHAM HILL COTTAGE COURTS PROPOSED ZONING AND DEVELOPMENT STANDARDS (A) Permitted uses by Use Unit: RMF-24 Residential Multi -Family 24 Units Per Acre Unit 1 City-wide uses by right Unit 1 City wide uses by right Unit 3 Public protection and utility facilities Unit 8 Single-family dwelling Unit 8 Single-family dwelling Unit 9 Two-family dwelling Unit 9 Two-family dwelling Unit 10 Three-family dwelling Unit 26 Multi -family dwelling Markham Hill Cottage Courts, Master Development Plan Booklet page 8 of 13 July 7, 2008 B Conditional uses by Use Unit Unit 2 City-wide uses by conditional use permit Unit 2 City-wide uses by conditional use permit Unit 4 Cultural and recreational facilities Unit 3 Public protection and utility facilities Unit 24 Home occupations Unit 4 Cultural and recreational facilities Unit 11 Manufactured home park Unit 25 Professional Offices Unit 24 Home Occupations Unit 36 Wireless communications facilities (D) Land Use Density and/or Intensity Total Acreage: 2.54 Number of Dwelling Units: 28 Density: 11 units/acre Units er acre I 11 I Units er acre 4 to 24 (D) Bulk and area regulations 1 )Lot Width Minimum: 21 feet Manufactured home park 100' Lot within a Manufactured home ark 50' Single -Family 60' Two-family 60' Three or more 90' Professional offices 100' (2) Lot Area Minimum: Manufactured home park 3 acres 588 sq ft Lot within a Manufactured 4,200 sq. ft. home ark Townhouses: • Development 10,000 sq. ft. • Individual lot 2,500 sq. ft. Single-family 6,000 sq. ft. Two-family 7,000 sq. ft. Three or more 9,000 sq. ft. (3) Land Area per Dwelling Unit: N/A Manufactured home 3,000 sq. ft. Apartments: Cottage 800 s.f. -No bedroom 1,700 sq. ft. Houses: -One Bedroom 1,700 sq. ft. -Two bedroom 2,000 sq. ft. N/A Fraternity or Sorority 1,000 sq. ft./ resident Markham Hill Cottage Courts, Master Development Plan Booklet page 9 of 13 July 7, 2008 I. Traffic study when required: not required m. Impacts on City services: The impact of the project will be minimal in terms of creating a significant load on city services. Water, sewer, police and fire protection should be compensated for any additional needs by the impact fees that will be paid by the developer prior to completion of the cottages. n. "STATEMENT OF COMMITMENTS" (1) Dedication: As per attached drawings by Northstar Engineering showing extension of Nettleship Street, a public alley, and utility easements. (2) On or off site Improvements: As per attached drawings by Northstar Engineering showing extension of Nettleship Street, a public alley, and utility easements. The development will provide offsite street improvements from the southeast property corner along Maine Street to the southeast property corner along Cross Avenue, including 20 feet of asphalt pavement, curb and gutter, and storm drain improvements. (3) Natural Resources and Environmentally Sensitive Areas: The project is located within the City of Fayetteville HHOD. The small footprint homes are nestled among existing trees to minimize disturbance of existing root systems. Shared drives and the narrow cross section of the two-way alley minimize the area of impervious surfaces, thereby allowing infiltration and evaporation to handle some of the rainwater on the site. The development will follow the requirements of the HHOD. (4) Project Phasing restrictions: The project will begin construction of streets and infrastructure within one year of PZD approval. Construction will be completed over a one to five year timeline, depending on sales of the cottages and the financial goals of the developer. Building permits for all cottages in this development will be obtained within five years from PZD approval. (5) Fire Protection: Markham Hill Cottage Courts will be served by the Fayetteville Fire Department. Fire hydrants will be spaced at or below the minimum intervals required by the Fayetteville Unified Development Code. (6) Other Commitments imposed by the City: No commitments other than those outlined in the City of Fayetteville Planned Zoning District process are imposed by the City at this time. (7) Parks/Trails/Open Space Commitments: The property is adjacent to the City's proposed Hot2 Park Trail which will connect to Hotz Park as well as to Ramay Junior High School outdoor facilities. The project will provide a multi -use trail to be constructed as indicated on plans through the existing Sang Avenue right-of-way to Maine Street as recommended by the City Trails Coordinator. The Fayetteville Parks board has approved a fee In lieu of land dedication. (8) Proposed Preliminary Building Elevations: Buildings will be constructed consistent with the concepts illustrated by the enclosed elevation drawings in item C9, above. Markham Hill Cottage Courts, Master Development Plan Booklet page II of 13 July 7, 2008 o. Conceptual Description of Development Standards, Conditions, and Review Guidelines: (1) Screening and Landscaping: The site will be screened by natural features such as existing tree canopy and plantings in tree preservation areas and evergreen hedgerow as indicated on the site plan. Landscaped areas such as the Shade Garden and community vegetable garden, as well as the children's play area will be landscaped and maintained as directed by the Property Owner's Association and as recommended by the Site Development Standards of the City of Fayetteville Landscape Manual. Landscaping above and beyond the requirements of the UDC will be provided as indicated on the Landscape Plan. (2) Traffic and Circulation: Streets in Markham Hill Cottage Courts will provide for traffic flow at slower speeds appropriate to the size and scale of the development. The narrowness of the street and alley will make drivers feel uncomfortable traveling at unsafe speeds. (3) Parking Standards: Parking will be provided in accordance with City ordinance for single- family detached residences in garage spaces and on -street parking. (4) Perimeter Treatment: Evergreen hedges are proposed at the perimeter of the project where development occurs adjacent to privately owned adjacent land holders as indicated on the LSD Landscape Plan. Also any retaining walls adjacent to privately owned adjacent land holders and public rights of way will be planted with climbing vines to lessen the visual impact of the retaining walls. (5) Sidewalks: The sidewalks required throughout the site will meet the HHOD five foot width requirement. The site plan illustrates the sidewalk abutting the curb in some places and allowing for planting and trees between curb and sidewalk in others. (6) Streetlights: All streetlights in the development will comply with the requirements for street lighting set forth in the City of Fayetteville Unified Development Code and Lighting Ordinance, including lights at intersections, and spaced every 300 feet. Street lighting will be kept at an absolute minimum as recommended by the International Dark Sky Association: www.darksky.org (7) Water: All site water will comply with the City of Fayetteville Unified Development Code, as described in Section M, Impacts to City Services, of this document. (8) Sewer: All sewer services will comply with the City of Fayetteville Unified Development Code, as described in Section M, Impacts to City Services, of this document. (9) Streets and Drainage: Streets and drainage will comply with the standards set forth in the proposed large scale development plans and as approved by the City Engineering Division, including waivers for street cross section design as described in the LSD plans. Drainage will primarily be detained on site. It will be retained and released at a rate no greater than the pre - development conditions. (10) Construction of Non-residential Facilities: Construction of the community gardens, potting shed, recycling shed, and footpaths will proceed alongside construction of the cottages. All common amenities will be constructed and in place prior to occupancy of the final cottage. Markham Hill Cottage Courts, Master Development Plan Booklet page 12 of 13 July 7, 2008 (11) Tree Preservation: The developed areas of Markham Hill Cottage Courts preserve and take advantage of the many benefits of mature significant trees. The site layout attempts to not only protect but to showcase significant specimens, such as the 25" DBH white oak that will shelter the children's play area and the 23" DBH white oak in the shade garden area. In situations where trees will be removed for the construction, their loss will be mitigated as called for by the City of Fayetteville Tree Protection and Preservation Ordinance. (12) Architectural Design Standards: Though variation in terms of color, scale elements, and architectural detailing is desirable to avoid monotony, the buildings will exhibit a coherent relationship to one another in terms of amenities such as front porches, simple roof lines, and the use of a conscientious palette of quality, durable materials. The designs will be consistent with the preliminary elevations included in this booklet. (13) Proposed Signage (type and size): None, except for street signs, house number signs as requested by emergency responders, and a street stub -out sign as requested by City Planning staff. (14) View Protection: The proposed three story height limit assures protection of the view of the uphill neighbors, as well as the view of the hillside from the valley. (15) Revocations: The developer understands that failure to comply with the commitments and standards being proposed by this PZD are cause for revocation of approval. (16) Covenants, Trusts, and Homeowner Associations: A Property Owners Association will be established to maintain common elements such as shared gardens, Bocce ball court, and non- residential structures. p. Response as to how the proposal fulfills the intent/purpose of the Planned Zoning District: The plan for Markham Hill Cottage Courts illustrates a vision for neighborhood development that coincides with the intent of the Planned Zoning Development District. Careful consideration of the particular challenges and opportunities presented by site topography and existing natural features make the project compatible with the land in which it will be built. The general plan provides variety within the development through building orientation, clustering, and deference to existing trees. The proposed cottages are smaller and more affordable than typical single-family detached homes and will add to the variety of housing types in the City as a whole. The project will exhibit cohesion in terms of architectural detail, amenities, scale and proportion, and site connection through pedestrian facilities that encourage neighborhood interaction. Useful and meaningful shared outdoor spaces and special features such as the children's play area, and vegetable gardens will also contribute to a community atmosphere. This siting strategy would not be possible without the Planned Zoning Development process. It is our hope that this project will serve as an exemplar for future development of the type promoted by the Fayetteville City Plan 2025, rather than that of a typical development in the current RMF-24 zoning. Markham Hill Cottage Courts, Master Development Plan Booklet page 13 of 13 July 7.2008 r rio y IT w v' *rhvtgufl __i Lug { 6 9'6 S rn ii Q u 3 0-9 O E en N �dFp�j tiY€� �3 ��uS EE3 ,Qi�i �jCyHFpJd - �:IqqpGCp�y$YCbCMb�.A I4YGbryb4GM 4GypY4p i, n 'gJp4X�� � C � o -P W<LO I I E DTI a >9 V. 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IF. yyi 1 I I 1, I I I e 11! pp y S ritidI Leif ANN ' L v^ P F- Op i p 41 a 'zE9 C� N u e < Icy W m m E( Li Op i T N N ry O N e m e u z W ~ Z O mw07Y a Nmm2¢ Z 'Z N� 9N— U Z W ^YZ�W -L V ^UWciG O > F z Iv O w QQZ yy yy W z UZ —mN a J J J z a.ZQ N W I.- 003 ~wZ �Z oo.' o �0ZU eo Z U W ` S 1 VC TC. 6 6 .4SN m nn O< N I,pn11111y„ 80 a b e � � F yY y p .•{ La ry ry n }' � y N Lr J Qw ly 3 G gg s� OWWW L. a`uld 3 E I, a. From: Clarice Pearman To: Pate, Jeremy Date: 8.25.08 1:07 PM Subject: Ords. 5167, 5169, 5170, 5171 Attachments: 5170 ANX 08-2899 Frank Sharp.pdf; 5169 VAC 08-3042 UofA Research Center.pdf ; 5167 R-PZD 08-2980 Markham Hill Cottage Courts.pdf; 5171 RZN 08-2900 Fran k Sharp.pdf CC: Audit; GIS Jeremy: Attached are the ordinances passed by City Council, August 19, 2008. Please let me know if there is anything else needed for these item. Have a good day. Thanks. Clarice 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 5167 August 25, 2008 Publication Charge : $79.13 Subscribed and sworn to before me This2L day of au , 2008. Notary Public __ My Commission Expires: 12'lay 2D/2 Do not pay from Affidavit, an invoice will be sent - i ORDINANCE NO. 6167 I 1 AN ORDINANCE ESTABLISHING A RESIDENTIAL 2980, EDMA ZONINHILL G COTTA TIRED S, ZD LOCAT- ED a e � evl. le ENORTH OF WINE STREEECWFEE.SG NORTH OF MAINE STREET, BETWEEN SANG AND CROSS AVENUE: CONTAINING APPROXI- MATELY 2.54 ACRES; AMENDING THE OFFICIAL ARKANSAS I ZONING MAP OF THE CITY OF FAYETTEVILLE; AND ADOPTING THE ASSOCIATED MASTER DEVELOPMENT PLAN BE R 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 fd- lows: From RMF-24, Residential Mutli-Famiy, 24 units per acre to P-PZD O6 -29D as shown in Exhibi'A" and depicted in E#Jbit'Bo 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 submlt- ted, determined appropriate and approved by the City Council: further, that Me conditions of approval shall be filed and available for vievAng in the office of the City Cleri Treasurer of the City of Fayetteville. I Section 3: That this ordinance shall take effect and be in full face at such time as all of the require ments of the master development plan have been met. I Section 4: That the official zoning map of the City of Fayetteville. Arkansas, Is hereby amended IC reflect the zoning change provided In Section 1 above. �. PASSED and APPROVED this 19th day of August, 2008. APPROVED: ATTEST By. By. - DAN COODY, Mayor SONDRA E. SMITH, City ClarktMaawar Exhibit A Is a map and may be viewed in the office of the City Clerk/Treasurer during normal busi- ness hours, t ' EXHIBIT B' R-PZD 08-2980 LOTS 16, 17, 18, 28, THRU 39 OF BLOCK NUMBER 1, OF WEST END ADDITION. PLAT BOOK 4 AT PAGE 61 AND PLAT BOOK 5 AT PAGE 75, FAYETTEVILLE, WASHINGTON COUNTY. ARKANSAS. - - MARKIlAM HILL COTTAGE COURTS (Master Development Plan) GENERAL PROVISIONS Auil M `SI CIAM H U! COHAG AG COL1S f l /iNEE HOUSE T fi a;lslNc auILD,Nc � , bl. L 6 ate.. v _ OTOWJNn 3 .Tub Fwin MOEON N COL£ uNn 1 coven ` \ s Tw-rwcv 1 sINVE / TRUST c,z aux — w C°vim uNn tD JNn 3 pNR 9 11 UNIT 7! \ MNL 1 S ONP 9 W DINE K 30 ' X 165' 10R4 �DIGN 3D x 16s g � � FOR c pnp15 p 3D ' X 1'.5' ror 3 :✓srs / — __ aoR 6XuRES _ NETTLESHIP S'1REEr 4 _ __ a� unrt 22 r1 �� u.l ml I y UNIT r —a y� fl soon M j MOTOR • od I Lou 19 Thin 16 e \ UNn l? This PZD master development plan Is authorized by Sections 161 and 166 — Planned Zoning Districts of the Cily of Fayetleville Unified Development Code The provsiona of Ibis PZD master development plan shall nun with the land The landowners, their successors, hers, or assigns shall be bound by this master development plan, as amended and approved by me City Council Adoption The adoption of this PZD] master development plan shall evidence the findings and decision of The Fayebev,lle Oily Council that this Planned Zoning Distinct for Markham Hill Cottage Courts is in general conformity wNh me Fayetevile General Plan 2025, is authorized by Vie provisions of Section 161 and 166 of the Cry of Fayeteville Unified Devel opmenl Code The provisions of this PZD master development plan shall prevail and govern Me development of Markham Hill Cottage Courts. provided, however, that where Be provisions of this Master development plan do not address a particular subject, the relevant provisions of the City of Fayetteville Unified Development code, as amended, or any other applicable resolutions of regulations of me Cry of Fayetteville. shall be applicable. Enforcement To fuller the mutual interest of the residents, occupants, and owners of the PZD Master development plan and of the publ,c in the preservation of the integrity of the Plan, the provisions of Via Plan relating to the use of land, statement of comet ur ents, development and architectural standards, and the looatilon of common open space shall inn it favor otthe Cry of Fayetteville and shall be enforceable at law or in equry by the City without limitation on any power or regulation otherwise granted by law. Conflict Where there is more than one provision within the PZD Master Development Plan mat covers The same subject matter. Me provision which Is most restrictive or imposes higher stzncards or requirements shall govern unless determined otherwise by Be Zoning and Development Administrator, Maximum Level of Deveboomenl The total number of dwelllings or the total comme¢ial, business, or industrial intensity approved for development within tine Planning Areas Is he maximum development requested for platting or construction The actual number of dwellings or level of development for commercial, business, or industrial properties miay be less due to subdivision or site improvement plan requirements or offer requirements of the City Council. Protect Trackino At me time of subd!visIom Snal plat of large scale development the applicant shall provide a summary of the developrnenL to date, to the Planning Division. In order to assure maximum development limits are not exceeded. JNn 14 11GH) x 2 /PRELIMD4AR NOT FOR m µ� in 30�F1fi5' Wi Yn 'nGgA r r ' FFF`��'�== , C "� -\ J iZ Q < a W ji < O T } uM1rt El ^ C ilF /i 1 o be O rim-rw,.r J ��- l' i � \ fl i f� r l r�� r yl a IF ce �i , J 1�I L. I�r i , I eoc0E coJar I I� ( I i - /7_- /J ! 1 . 1n /.r - - '- - ' 1-. J 1.I W a� \ x131 ] ii U W ❑d O N Ii O c 0 .I I O r Ant-5�tles'; '-d , y��' �p.i W' i rI iW w W 6 JIB W r J O N ED N x w w n rZ / —c EL (H GONGE=T / -AS _iz 'LAN al 3O 20" 1 O GO ISO LEGAL DESCRIPTION. LOTS 16, 17. 18, 28 THRU 39 OF BLOCK NUMBER 1 OF WEST END SUBDIVISION, FAYETTEVILLE, WASHINGTON COUNTY, ARKANSAS. JOBN0. 070: 9 / 07/2008 COVER SHEET Al MARKHAM HILL COTTAGE RGIS S TNa� A I/ A _� C O T T A G E G O L R T S �PRELIi1�]NAR PROPOSED ZONING AND I _ I {`\\�` DEVELOPMENT STANDARDS NOT FOR Iel rermirvna ncec Iv Ilcn Ilnle' needem7ml nTIn Unit' clb, e.tle ase5 by vmlll Unit S Public plolecbon and Willy fallli5 Unit 8 SmpleImm`ym'p uml9 T woddad emlly nwe livng rm rnnral:nvl u v hn II 11-.X conditional ice periin,t Unit 24 tome occupations (C) Residential Density • Acreage: 2541naluding vace!ed alleys • Number of dwelling units: 28 • Nonresldenual square lest 0 • Density: 11.02 DUTAcre BuIlt and area regulations 21 feel (F) rof Area )llntmum (F) Land Area per Ortcllnp Unit WA Collage aooal Houses NIA IG, Se4Geep reouirementl Fund Sft(Oft @ unit 2 &Mall KO5IRI Side Mhlmum bidding separation will] be pmnded lm acmmanat rein appllaabbe bcildin0 and Lire miles Penmeler, 511 Side. and Rear Pmpsr Lids H) Height Regulations SVudu25 may uvl esrned 45 fern as per HilsidaP.illlop Overlay District Beat Nanapem+nl P.actlees Menuat I` Du ilng Area. None WI Landacepin el Ira accordance m.ln C'ly of Feyettuv'lls Unified Development Cone and Clly of Fayellevlue Lsndscepe Menu al Lardscaping above and beyond the U CC wit be pravidec as.odleated on the Lamaape Plan IM1I Par Ming: jr ecco nda^,ce with Guy of Foyettov '.e Ur,led De ve lop Bent Code 55 paMnD s.Is lit .nclud np pnvale go Iapes and on street dolls (L) Architectural Desiipn Standards. The bu Idmg° wit: be co'Is stem in eppea'anca well, the concople presented in the pienmmaiy elevation Drawings ancIudeo ,in Iho PZC booylel M) SIanape Al, slpinepo on Ine properly wpl ccmply 'a lb City of F aye Ile v die sign ordinance DEVELOP'IENT 5-ANDARD5 A2 30' 120 O &0 180 Oo Z re iW N r U lira N N Wi 2' OH < 2 > Q L LJ z <0 Or Il O F be F 7 � F I x y >I� 1O➢ Ni 7 /07/2008 DEVELOPMENT STANDARDS A2 MARK AM ! LH COTTAGE COUr 14Th - 42D PROPERTY OWNER lO THE NORTH W puff is N TIE NORTH W3i - OF ALLEY TO HORS 28-3D NORTHN6: 6362M.3D EAS7ING'. 66533232 m NI;, RRa HOUSE rms ]k - UNR J 5 BM `� +q UI £J:ISIIN6 6U11LIN6 43b ml —, JIEI ira s i moi0x Nrt_3 _ , COURT Y ifi0-fwv r�r qS R9CI {� p w I UNIT 2 12 OU< UNIT 4 S UNIT J 2 I'—. ItiEki 5N6 -OUT �.� - toss- I jI SIGN_, _ ree5 '— FOR 4 LR(5_ 11� C -off e , vrs NEPIESHIP SMEET -- V)5 pJ5 II NO'ING,N63i25HE2 I P I FASTNO: 6653P6B2 OJ' 1PBEUC _ _ _ _ J�]0 - TO -U tO �. £g W1U INS'!AL ALL MUR6 Y' VICINITY MAP A NOT 70 SCALE Y TO BE VACATED SI Ili DOCUMEM rte. MIDDLE MOTOR COURT - Jf IJR 9 \\ 13Th N1M �o SJy MICN�REA or VACAAITRE 10 TMEPJ --- aaoaao oa4eaoeo 6o \\ aaaa♦aoo aaaaoaee — _ r 1 f el _- T " = 1 11 a 0 a t - I J t lXJ nYLLr h ' 36 X _ UND 12 « (V� 1J / YOR 4 Cn Twafnntr � � . t Jyy I i UNIT : I I b 9i �I C i 'f pNR 12 4r ` � it �In ' .... . � �\� � Y $ �) L41Y \ 'S t Y P'LW�PC' ODCCE OOURT 1 DE VACAI Au2Y �`' NBB9929W 100 00 1 DDm f THE sne. s 9r �4 "�— 6 " • ••t b'c a wp' 9T¢ HY SEPAMIE " a?%4 I !T I=, XCUMEM. I t '+V .a:4:.. I i'. wR v i �--y PA YN I I UNIT is : Gm a srED i5 ;I UNIT 2D I I I1 l nl I SRJM - 1 II I / 1 COURRR I j I p I. .I UNR } O �-I - ----- I •II pl NIT l6 � f a p�—ji l LNRJ@ — It1 U�' �I Z. UNR 17 999 / - -Ill i� 4 1 I II IF S i'sS 5 �4 $ FO r - N6$'1941 15q OD FO ' x FOR 2 CATS IECYCLNG SHS ]P!4'IPID AAA R^Ic19IXI5iM5 (26 B'Ns STACKED '1Tc fF 646.@OIHt ss�a.WAD 5 046 TOTAL LLQ2 234 % /I A IASER DEV' OE' 'L\ 41 p �� sun raow 30' 20 O 60 SC �ELIMINARY NOT FOR 'tCONST� RUCTION' JOB NO, 070:9 7I 07'2009 MASER DEYELOPM1VT PLAN A3 MARKHAM HILL COTTAGE COURTS (Master Development Plan] GENERAL PROVISIONS Authority MARKHAMIIIII COTTAGE COURTS TPCa HOUSE 1G � LNr' 33 &� IXISING SJILDING UNP 5 10 1 uNP a WESTrT9 ROTOR UNrt 3 '{ 0-F sal` M1BpL uNil1LL1' COURTS E GOURT I G.3 WE __ p 1 ouPr uNIT 10 JNn 2 UNIT 4 UNIT 7 BII{IfF�y' UNrr 9 � I 1V6 4 I SIGN3a % 1b5 3 t-!'Ie'X11.5' rJ F0R4c7 LIJn5 p FUP 3 CAFIS Fi ---3O fix zcARTS NETIlFSHIP STREET P _ L _ /r.' IF IAVL UNIT 22 UNn 21 e T# T 4 _. _ .— _-.. win zc —._ Ii _ { Scum maron I cmm This PZD master development pan is authorized by Sections 161 and 165— Panned Zoning Districts of the City of Fayetteville Unifier Development Code The provisions of this PZD master development plan shall Iron with the land. The landowners, their successors, hells, or assigns shall be bound by This master deveopmerl plan, as amended and approved by the City Council Adoption A The adoption of this PZD master development plan shall evidence the findings and decision of the I,ayebeville City Council that this Planned Zoning Distract for Markham Hill Cottage Courts is in general confomlily with the Fayetteville Canal Plan 2025. is authorized by the provisions of Section 161 and 166 of the City of Fayetteville Unified Development Code The provisions of this PZD master development plan shall prevail and govern the development of Markham Hill Collage Courts, prolid0d, however, that where the provisions of this Master development plan do nm1 address a particular subject, The relevant provisions of the Qty of Fayetlewlle Unified Development code, as amended, or any other applicable resolutions or regulations of the City oil Fayetteville, shall be applicable. Enlorcomenl To further the mutual miterest of the residents, occupants, and owners of the PZD Master development plan and of the public in the preservation of the Integrity of the Plan, the provisions of this Plan relating to the use of land statement of commitments, development and architectural standards, and the lose bon of commoc open space shall run in favor of The City of Fayetteville and shall be enforceable at law or in equity by the City wilhoul Lmltalion on any power or regulation otherwise granted by law. Conflict Where there is more than one provision within the PZD Master Development Plan that covers the same subject mailer, fee provision which Is most fesbicuve or imposes higher standards or requirements shall govern unless determined otherwise by the Zoning and Development Administrator. Maximum Level of Development The total number edwellings or the total commercial, business, or indusma: intensity approved for development within the Planning Areas is the maximum development requested for platting or construction The actual number of dwellings or level of development for commercial, business, or industrial properties may be less due to subdivision or site improvement plan requirements or other requirements of the City Council. Pro ecl Tracking At the time of subd victor final plat of large scale development the apps oanl shall proede a summary of the development to date, to the Planning Division, in order to assure maxinum development limits are not exceeded 1 UNP 19 UNIT 1] 1 � ♦ «a 0 LZ Je r. r ° s..! r U.' - i < "T' I II UNIT 16 l I / 1 —-7 . 3o'x7' roa 2 GPIs CUNG SHED BINS STACKED H G9) CONCEPT / "AsrE F_AN 3G' 20 O 6o bG LEGAL DESCRIPTION: LOTS 16, 17, 18, 28 THRU 39 OF BLOCK NUMBER I OF WEST END SUBDIVISION. FAYE1 TEVILLE, WASHINGTON COUNTY, ARKANSAS, NOT FOR JOB Nth. 01018 7/01/2008 COVER SHEET Al MARNHAM HILL COTTAGE COURTS MARKI AM ' I_� G O T T A G� G O U R 5 /P NO -f FOR RY ` PROPOSED ZONING AND NOT IFIOTRAI DEVELOPMENT STANDARDS C`NS RUClIO Y facilities :J Residential Density • Acreage: 254 mCIL • Number of dwelling • NUnresldengal squ • Density: 11.02 DO, Bull( and area regulations From sit loft (doom 2 e Mall Kloek) Side IMh imum building separation Will be pmv!ded In accordance with applicants building and lire node Penmeler, 511 Side. and Rmr Pmpedv Lhas III Building Area. None GI Landscaping! Im accordance wIn City of Fayellevnle UdIad Development Code and City of Feyellevrle Landscape ManoeL ,r lr, DEVE�O�'iC1.T STAND?QJS Landscaping above and beyond the UDC wJ be tintless as'ndmaled bill Illls. on The Landscape P Ian V`I IYIILIYIIIWIV A7 1K) Parking: In coordinate wild City of Fayollov.la UnLed De Valopmenl Code 55 park ng a0olla nclodno prlvale careges and on a Peat slaps SO 120 tj appearance l De the oncepl Stnndare a_ en! eu nd m gs rel be cy ciecn: in 8O appearance cede the co PZD c pip s¢n!etl in 'he preliminary sle vaLon O dD tlrawn o5 lna luoatl w the PZD costal IM) Sipnage All signege on the pnperly will comply with City at Fayelleville s gn ororcanoe JOB NO. 0701 7/0712005 DEVELOPMENT STANDARDS A2 VICINITY MAP A NOT TO SCALE „]5 - '42D NOTING; s32.32 9� FASTING: 6G5332]R ♦ MAFAM H I Il COTTAGE COONS OPER1 O1 10 'NENORRi BUR LWN THE NORTH MU' A uY TO LEDs 2B-3D FREE HOUSE Ti V 3 IXISTNG BWIllINC UNO �b 1375 7. .-- e°°° \ SEP 10 BE VAG1EO 6f sEPPRAII WCUNEM HIEiGHE0 AREA➢F VACAMD AlJEY ---�-- °°0°0°Bp°°_ � D THE sa rm °aeooe°oeoao°eee°—__ 5I I U iC ¶ML3 _ __ 30 15 J r- po IL( 1t i. r U �7 CARES mI ,. NIId MIDDLE 11HIC.b. FO m WEST MOTOR _,gyp ,y . m- UNIT) IDUM tL, t-. rna-rxyu� rno-ex�v Y.-_fi: . MDiDR y •~� j I 5A„ 5 E C0'JW � I a; g,o4 .° N W' UNR 2 12 a .IdIL B-• _ j i NG 11 I WIF� _ I O �O� 4 'UND ] _ � F Rv iwly In 1 F i _ 31R y� _ imR a w .w-aw,�N w" -1 0 30Rbax� nR��cAms / Sj¢ _ rain. . I{ ill sins oar - -- .+x J - ,rm 11' I 5, SIGN ._ „ _ — _ _ .��4 n �y .c JNrt ra • x3o'x zs - `y `kIj.3 Nt�?LESHIP SR2EEf m 1 NB919'29'W 1 1 9i NDHIHIND: 6325E2 by i5B° HAii:HW AREA Of VAfNTE0 ALLEY ly., .r a „NB9'l9'29 W Lu iI p , EMMMID: 565325.94 lD BE ADDED TO THE s1HE n 1 DD.DO i dII o• �� _ 15 P.9UC Al� ALLEY TO BE VSJYM BY SE`IHOAE • F fl j? LL BE-UETL TO DDLIIM[NT. +,y 56.+u. I I i$ jl INSTALL P11 U➢lfRf5 'fl UNIT 21 ! I - Sb 1 I Q$M 11 �`• - __ _ _ _ SFBr Ij I OPTING SEED F ' aJ I. UNR t5 _uzo I 1 M D O6 JNR 19 a N +)))/ )J)CU1b1 'H 9 I -- .130 5444= AA D-cT rihis 9LLFER OR P(PPCAl6. Ac 121S4 41) 3l -V5 O46 TOTAL- lL 234 (I' "ASTER DEVE_OFEN' WV 3O 1201 0 GO 15O NOT FOR I U 2iW o — io NN U n W Fill { .x 2 a U ~ Qlj < W 4 O S O > m VJ L y] o F y F 0 IY la z € JOB NO, 0-018 7 / 07/2008 MASTER MARKIlAM HILL COTTAGE COURTS (Master Development Plan) GENERAL PROVISIONS Auil M `SI CIAM H U! COHAG AG COL1S f l /iNEE HOUSE T fi a;lslNc auILD,Nc � , bl. L 6 ate.. v _ OTOWJNn 3 .Tub Fwin MOEON N COL£ uNn 1 coven ` \ s Tw-rwcv 1 sINVE / TRUST c,z aux — w C°vim uNn tD JNn 3 pNR 9 11 UNIT 7! \ MNL 1 S ONP 9 W DINE K 30 ' X 165' 10R4 �DIGN 3D x 16s g � � FOR c pnp15 p 3D ' X 1'.5' ror 3 :✓srs / — __ aoR 6XuRES _ NETTLESHIP S'1REEr 4 _ __ a� unrt 22 r1 �� u.l ml I y UNIT r —a y� fl soon M j MOTOR • od I Lou 19 Thin 16 e \ UNn l? This PZD master development plan Is authorized by Sections 161 and 166 — Planned Zoning Districts of the Cily of Fayetleville Unified Development Code The provsiona of Ibis PZD master development plan shall nun with the land The landowners, their successors, hers, or assigns shall be bound by this master development plan, as amended and approved by me City Council Adoption The adoption of this PZD] master development plan shall evidence the findings and decision of The Fayebev,lle Oily Council that this Planned Zoning Distinct for Markham Hill Cottage Courts is in general conformity wNh me Fayetevile General Plan 2025, is authorized by Vie provisions of Section 161 and 166 of the Cry of Fayeteville Unified Devel opmenl Code The provisions of this PZD master development plan shall prevail and govern Me development of Markham Hill Cottage Courts. provided, however, that where Be provisions of this Master development plan do not address a particular subject, the relevant provisions of the City of Fayetteville Unified Development code, as amended, or any other applicable resolutions of regulations of me Cry of Fayetteville. shall be applicable. Enforcement To fuller the mutual interest of the residents, occupants, and owners of the PZD Master development plan and of the publ,c in the preservation of the integrity of the Plan, the provisions of Via Plan relating to the use of land, statement of comet ur ents, development and architectural standards, and the looatilon of common open space shall inn it favor otthe Cry of Fayetteville and shall be enforceable at law or in equry by the City without limitation on any power or regulation otherwise granted by law. Conflict Where there is more than one provision within the PZD Master Development Plan mat covers The same subject matter. Me provision which Is most restrictive or imposes higher stzncards or requirements shall govern unless determined otherwise by Be Zoning and Development Administrator, Maximum Level of Deveboomenl The total number of dwelllings or the total comme¢ial, business, or industrial intensity approved for development within tine Planning Areas Is he maximum development requested for platting or construction The actual number of dwellings or level of development for commercial, business, or industrial properties miay be less due to subdivision or site improvement plan requirements or offer requirements of the City Council. Protect Trackino At me time of subd!visIom Snal plat of large scale development the applicant shall provide a summary of the developrnenL to date, to the Planning Division. In order to assure maximum development limits are not exceeded. JNn 14 11GH) x 2 /PRELIMD4AR NOT FOR m µ� in 30�F1fi5' Wi Yn 'nGgA r r ' FFF`��'�== , C "� -\ J iZ Q < a W ji < O T } uM1rt El ^ C ilF /i 1 o be O rim-rw,.r J ��- l' i � \ fl i f� r l r�� r yl a IF ce �i , J 1�I L. I�r i , I eoc0E coJar I I� ( I i - /7_- /J ! 1 . 1n /.r - - '- - ' 1-. J 1.I W a� \ x131 ] ii U W ❑d O N Ii O c 0 .I I O r Ant-5�tles'; '-d , y��' �p.i W' i rI iW w W 6 JIB W r J O N ED N x w w n rZ / —c EL (H GONGE=T / -AS _iz 'LAN al 3O 20" 1 O GO ISO LEGAL DESCRIPTION. LOTS 16, 17. 18, 28 THRU 39 OF BLOCK NUMBER 1 OF WEST END SUBDIVISION, FAYETTEVILLE, WASHINGTON COUNTY, ARKANSAS. JOBN0. 070: 9 / 07/2008 COVER SHEET Al MARKHAM HILL COTTAGE RGIS S TNa� A I/ A _� C O T T A G E G O L R T S �PRELIi1�]NAR PROPOSED ZONING AND I _ I {`\\�` DEVELOPMENT STANDARDS NOT FOR Iel rermirvna ncec Iv Ilcn Ilnle' needem7ml nTIn Unit' clb, e.tle ase5 by vmlll Unit S Public plolecbon and Willy fallli5 Unit 8 SmpleImm`ym'p uml9 T woddad emlly nwe livng rm rnnral:nvl u v hn II 11-.X conditional ice periin,t Unit 24 tome occupations (C) Residential Density • Acreage: 2541naluding vace!ed alleys • Number of dwelling units: 28 • Nonresldenual square lest 0 • Density: 11.02 DUTAcre BuIlt and area regulations 21 feel (F) rof Area )llntmum (F) Land Area per Ortcllnp Unit WA Collage aooal Houses NIA IG, Se4Geep reouirementl Fund Sft(Oft @ unit 2 &Mall KO5IRI Side Mhlmum bidding separation will] be pmnded lm acmmanat rein appllaabbe bcildin0 and Lire miles Penmeler, 511 Side. and Rear Pmpsr Lids H) Height Regulations SVudu25 may uvl esrned 45 fern as per HilsidaP.illlop Overlay District Beat Nanapem+nl P.actlees Menuat I` Du ilng Area. None WI Landacepin el Ira accordance m.ln C'ly of Feyettuv'lls Unified Development Cone and Clly of Fayellevlue Lsndscepe Menu al Lardscaping above and beyond the U CC wit be pravidec as.odleated on the Lamaape Plan IM1I Par Ming: jr ecco nda^,ce with Guy of Foyettov '.e Ur,led De ve lop Bent Code 55 paMnD s.Is lit .nclud np pnvale go Iapes and on street dolls (L) Architectural Desiipn Standards. The bu Idmg° wit: be co'Is stem in eppea'anca well, the concople presented in the pienmmaiy elevation Drawings ancIudeo ,in Iho PZC booylel M) SIanape Al, slpinepo on Ine properly wpl ccmply 'a lb City of F aye Ile v die sign ordinance DEVELOP'IENT 5-ANDARD5 A2 30' 120 O &0 180 Oo Z re iW N r U lira N N Wi 2' OH < 2 > Q L LJ z <0 Or Il O F be F 7 � F I x y >I� 1O➢ Ni 7 /07/2008 DEVELOPMENT STANDARDS A2 MARK AM ! LH COTTAGE COUr 14Th - 42D PROPERTY OWNER lO THE NORTH W puff is N TIE NORTH W3i - OF ALLEY TO HORS 28-3D NORTHN6: 6362M.3D EAS7ING'. 66533232 m NI;, RRa HOUSE rms ]k - UNR J 5 BM `� +q UI £J:ISIIN6 6U11LIN6 43b ml —, JIEI ira s i moi0x Nrt_3 _ , COURT Y ifi0-fwv r�r qS R9CI {� p w I UNIT 2 12 OU< UNIT 4 S UNIT J 2 I'—. ItiEki 5N6 -OUT �.� - toss- I jI SIGN_, _ ree5 '— FOR 4 LR(5_ 11� C -off e , vrs NEPIESHIP SMEET -- V)5 pJ5 II NO'ING,N63i25HE2 I P I FASTNO: 6653P6B2 OJ' 1PBEUC _ _ _ _ J�]0 - TO -U tO �. £g W1U INS'!AL ALL MUR6 Y' VICINITY MAP A NOT 70 SCALE Y TO BE VACATED SI Ili DOCUMEM rte. MIDDLE MOTOR COURT - Jf IJR 9 \\ 13Th N1M �o SJy MICN�REA or VACAAITRE 10 TMEPJ --- aaoaao oa4eaoeo 6o \\ aaaa♦aoo aaaaoaee — _ r 1 f el _- T " = 1 11 a 0 a t - I J t lXJ nYLLr h ' 36 X _ UND 12 « (V� 1J / YOR 4 Cn Twafnntr � � . t Jyy I i UNIT : I I b 9i �I C i 'f pNR 12 4r ` � it �In ' .... . � �\� � Y $ �) L41Y \ 'S t Y P'LW�PC' ODCCE OOURT 1 DE VACAI Au2Y �`' NBB9929W 100 00 1 DDm f THE sne. s 9r �4 "�— 6 " • ••t b'c a wp' 9T¢ HY SEPAMIE " a?%4 I !T I=, XCUMEM. I t '+V .a:4:.. I i'. wR v i �--y PA YN I I UNIT is : Gm a srED i5 ;I UNIT 2D I I I1 l nl I SRJM - 1 II I / 1 COURRR I j I p I. .I UNR } O �-I - ----- I •II pl NIT l6 � f a p�—ji l LNRJ@ — It1 U�' �I Z. UNR 17 999 / - -Ill i� 4 1 I II IF S i'sS 5 �4 $ FO r - N6$'1941 15q OD FO ' x FOR 2 CATS IECYCLNG SHS ]P!4'IPID AAA R^Ic19IXI5iM5 (26 B'Ns STACKED '1Tc fF 646.@OIHt ss�a.WAD 5 046 TOTAL LLQ2 234 % /I A IASER DEV' OE' 'L\ 41 p �� sun raow 30' 20 O 60 SC �ELIMINARY NOT FOR 'tCONST� RUCTION' JOB NO, 070:9 7I 07'2009 MASER DEYELOPM1VT PLAN A3 MARKHAM HILL COTTAGE COURTS (Master Development Plan] GENERAL PROVISIONS Authority MARKHAMIIIII COTTAGE COURTS TPCa HOUSE 1G � LNr' 33 &� IXISING SJILDING UNP 5 10 1 uNP a WESTrT9 ROTOR UNrt 3 '{ 0-F sal` M1BpL uNil1LL1' COURTS E GOURT I G.3 WE __ p 1 ouPr uNIT 10 JNn 2 UNIT 4 UNIT 7 BII{IfF�y' UNrr 9 � I 1V6 4 I SIGN3a % 1b5 3 t-!'Ie'X11.5' rJ F0R4c7 LIJn5 p FUP 3 CAFIS Fi ---3O fix zcARTS NETIlFSHIP STREET P _ L _ /r.' IF IAVL UNIT 22 UNn 21 e T# T 4 _. _ .— _-.. win zc —._ Ii _ { Scum maron I cmm This PZD master development pan is authorized by Sections 161 and 165— Panned Zoning Districts of the City of Fayetteville Unifier Development Code The provisions of this PZD master development plan shall Iron with the land. The landowners, their successors, hells, or assigns shall be bound by This master deveopmerl plan, as amended and approved by the City Council Adoption A The adoption of this PZD master development plan shall evidence the findings and decision of the I,ayebeville City Council that this Planned Zoning Distract for Markham Hill Cottage Courts is in general confomlily with the Fayetteville Canal Plan 2025. is authorized by the provisions of Section 161 and 166 of the City of Fayetteville Unified Development Code The provisions of this PZD master development plan shall prevail and govern the development of Markham Hill Collage Courts, prolid0d, however, that where the provisions of this Master development plan do nm1 address a particular subject, The relevant provisions of the Qty of Fayetlewlle Unified Development code, as amended, or any other applicable resolutions or regulations of the City oil Fayetteville, shall be applicable. Enlorcomenl To further the mutual miterest of the residents, occupants, and owners of the PZD Master development plan and of the public in the preservation of the Integrity of the Plan, the provisions of this Plan relating to the use of land statement of commitments, development and architectural standards, and the lose bon of commoc open space shall run in favor of The City of Fayetteville and shall be enforceable at law or in equity by the City wilhoul Lmltalion on any power or regulation otherwise granted by law. Conflict Where there is more than one provision within the PZD Master Development Plan that covers the same subject mailer, fee provision which Is most fesbicuve or imposes higher standards or requirements shall govern unless determined otherwise by the Zoning and Development Administrator. Maximum Level of Development The total number edwellings or the total commercial, business, or indusma: intensity approved for development within the Planning Areas is the maximum development requested for platting or construction The actual number of dwellings or level of development for commercial, business, or industrial properties may be less due to subdivision or site improvement plan requirements or other requirements of the City Council. Pro ecl Tracking At the time of subd victor final plat of large scale development the apps oanl shall proede a summary of the development to date, to the Planning Division, in order to assure maxinum development limits are not exceeded 1 UNP 19 UNIT 1] 1 � ♦ «a 0 LZ Je r. r ° s..! r U.' - i < "T' I II UNIT 16 l I / 1 —-7 . 3o'x7' roa 2 GPIs CUNG SHED BINS STACKED H G9) CONCEPT / "AsrE F_AN 3G' 20 O 6o bG LEGAL DESCRIPTION: LOTS 16, 17, 18, 28 THRU 39 OF BLOCK NUMBER I OF WEST END SUBDIVISION. FAYE1 TEVILLE, WASHINGTON COUNTY, ARKANSAS, NOT FOR JOB Nth. 01018 7/01/2008 COVER SHEET Al MARNHAM HILL COTTAGE COURTS MARKI AM ' I_� G O T T A G� G O U R 5 /P NO -f FOR RY ` PROPOSED ZONING AND NOT IFIOTRAI DEVELOPMENT STANDARDS C`NS RUClIO Y facilities :J Residential Density • Acreage: 254 mCIL • Number of dwelling • NUnresldengal squ • Density: 11.02 DO, Bull( and area regulations From sit loft (doom 2 e Mall Kloek) Side IMh imum building separation Will be pmv!ded In accordance with applicants building and lire node Penmeler, 511 Side. and Rmr Pmpedv Lhas III Building Area. None GI Landscaping! Im accordance wIn City of Fayellevnle UdIad Development Code and City of Feyellevrle Landscape ManoeL ,r lr, DEVE�O�'iC1.T STAND?QJS Landscaping above and beyond the UDC wJ be tintless as'ndmaled bill Illls. on The Landscape P Ian V`I IYIILIYIIIWIV A7 1K) Parking: In coordinate wild City of Fayollov.la UnLed De Valopmenl Code 55 park ng a0olla nclodno prlvale careges and on a Peat slaps SO 120 tj appearance l De the oncepl Stnndare a_ en! eu nd m gs rel be cy ciecn: in 8O appearance cede the co PZD c pip s¢n!etl in 'he preliminary sle vaLon O dD tlrawn o5 lna luoatl w the PZD costal IM) Sipnage All signege on the pnperly will comply with City at Fayelleville s gn ororcanoe JOB NO. 0701 7/0712005 DEVELOPMENT STANDARDS A2 VICINITY MAP A NOT TO SCALE „]5 - '42D NOTING; s32.32 9� FASTING: 6G5332]R ♦ MAFAM H I Il COTTAGE COONS OPER1 O1 10 'NENORRi BUR LWN THE NORTH MU' A uY TO LEDs 2B-3D FREE HOUSE Ti V 3 IXISTNG BWIllINC UNO �b 1375 7. .-- e°°° \ SEP 10 BE VAG1EO 6f sEPPRAII WCUNEM HIEiGHE0 AREA➢F VACAMD AlJEY ---�-- °°0°0°Bp°°_ � D THE sa rm °aeooe°oeoao°eee°—__ 5I I U iC ¶ML3 _ __ 30 15 J r- po IL( 1t i. r U �7 CARES mI ,. NIId MIDDLE 11HIC.b. FO m WEST MOTOR _,gyp ,y . m- UNIT) IDUM tL, t-. rna-rxyu� rno-ex�v Y.-_fi: . MDiDR y •~� j I 5A„ 5 E C0'JW � I a; g,o4 .° N W' UNR 2 12 a .IdIL B-• _ j i NG 11 I WIF� _ I O �O� 4 'UND ] _ � F Rv iwly In 1 F i _ 31R y� _ imR a w .w-aw,�N w" -1 0 30Rbax� nR��cAms / Sj¢ _ rain. . I{ ill sins oar - -- .+x J - ,rm 11' I 5, SIGN ._ „ _ — _ _ .��4 n �y .c JNrt ra • x3o'x zs - `y `kIj.3 Nt�?LESHIP SR2EEf m 1 NB919'29'W 1 1 9i NDHIHIND: 6325E2 by i5B° HAii:HW AREA Of VAfNTE0 ALLEY ly., .r a „NB9'l9'29 W Lu iI p , EMMMID: 565325.94 lD BE ADDED TO THE s1HE n 1 DD.DO i dII o• �� _ 15 P.9UC Al� ALLEY TO BE VSJYM BY SE`IHOAE • F fl j? LL BE-UETL TO DDLIIM[NT. +,y 56.+u. I I i$ jl INSTALL P11 U➢lfRf5 'fl UNIT 21 ! I - Sb 1 I Q$M 11 �`• - __ _ _ _ SFBr Ij I OPTING SEED F ' aJ I. UNR t5 _uzo I 1 M D O6 JNR 19 a N +)))/ )J)CU1b1 'H 9 I -- .130 5444= AA D-cT rihis 9LLFER OR P(PPCAl6. Ac 121S4 41) 3l -V5 O46 TOTAL- lL 234 (I' "ASTER DEVE_OFEN' WV 3O 1201 0 GO 15O NOT FOR I U 2iW o — io NN U n W Fill { .x 2 a U ~ Qlj < W 4 O S O > m VJ L y] o F y F 0 IY la z € JOB NO, 0-018 7 / 07/2008 MASTER