HomeMy WebLinkAboutOrdinance 5197 Do
Recorded: 12%23%20080at T02:29:38 PM
Fee Amt: $40,00 Page 1 of 6
Washlnoton Countv. AR
Bette Stamos Circuit Clerk
Fl1e2008-00039828
I
ORDINANCE NO.5197
AN ORDINANCE ESTABLISHING A RESIDENTIAL PLANNED
ZONING DISTRICT TITLED R-PZD 08-3071 BRIDGEDALE PLAZA,
LOCATED AT THE SOUTHEAST CORNER OF HIGHWAY 16 EAST
AND RIVER MEADOWS DRIVE,CONTAINING APPROXIMATELY
15.95 ACRES; AMENDING THE OFFICIAL ZONING MAP OF THE
CITY OF FAYETTEVILLE; AND ADOPTING THE ASSOCIATED
MASTER DEVELOPMENT PLAN.
BE IT ORDAINED BY THE CITY COUNCIL OF THE CITY OF FAYETTEVILLE,
ARKANSAS:
Section 1: That the zone classification of the following described property is hereby changed
as follows:
From RSF-4, Residential Single Family, 4 units per acre
and R-A, Residential Agricultural to R-PZD 08-3071 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. �G��RjVTR'Egs
Id ��-�,•�G\TY
PASSED and APPROVED this 2 day of Decembep2008. A
:FAYETTEVILLE:
APPROVE AT-FES
vsy9gkANSPCD JCA"
By: O By: %,,yGToN
DAN COODY,Mayor SO DRA SMITH,City Clerk/Treasurer
• EXHIBIT "A" •
RPZD08-307 BRIDGEDALE PLAZA
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EXHIBIT"B"
R-PZD 08-3071
A PART OF THE W I/2 OF THE NW 1/4 OF SECTION 19,T16N,R29W IN WASHINGTON
COUNTY,ARKANSAS AND BEING DESCRIBED AS FOLLOWS: COMMENCING AT THE
SW CORNER OF SAID SECTION 19 THENCE NO2°46'52"E 3400.63 FEET TO THE P.O.B.,
THENCE NO2°51'17"E 857.50 FEET, THENCE N24°33'07"E 381.72 FEET, THENCE
S54°18'58"E 95.42 FEET,THENCE S53°59'33"E 444.17 FEET,THENCE S02°54'07"W 469.87
FEET,THENCE S86°54'34"E 150.65 FEET,THENCE S02°46'49"W 446.94 FEET,THENCE
N87°12'11"W 513.27 FEET, THENCE N87°02'40"W 230.74 FEET TO THE P.O.B.;
CONTAINING 15.95 ACRES MORE OR LESS SUBJECT TO EASEMENTS AND RIGHT OF
WAY OF RECORD.
•CONDITIONS OF APPROVA•
R-PZD 08-3071
Page 1 of 3
Conditions of Approval for R-PZD 08-3071(Bridgedale Plaza)
1. Planning Commission determination of compliance with adopted land use policies and goals
including City Plan 2025 and the PZD ordinance.As discussed in the finding in this report
and with conditions herein, staff finds that Bridgedale Plaza is in compliance with the
adopted land use policies and City Plan 2025.
09/22/08 PLANNING COMMISSION FOUND IN FAVOR
2. Street improvements. The Planning Commission will make final determinations of street
improvements at the time of development. All proposed streets shall be constructed
according to City standards, including pavement, curb, gutter, storm drains, and a 5'
sidewalk on both sides, where applicable. Offsite improvements will likely consist of:
■ River Meadows Drive to include a right-turn lane and a left-turn lane at Highway 16.
■ Highway 16 to include all standard improvements in accordance with the Master
Street Plan, with the potential for a left turn lane.
• Potential for construction of or contribution of payment for a traffic signal at River
Meadows and Highway 16.
09/22/08 PLANNING COMMISSION FOUND IN FAVOR
3. Planning Commission determination of adequate connectivity.Staff recommends in favor of
the proposed connectivity finding that the proposed alignment will be beneficial to the
neighborhood. A street stub-out and cross-access to the east in two points will provide
needed east-west connections with future development.
09/22/08 PLANNING COMMISSION FOUND IN FAVOR
4. Signage. Staff recommends signage typical for single-family residential districts for Planning
Area 1; typical Residential-Office district signage in Planning Area 3; and typical
commercial district signage in Planning Area 4. No pole or pylon signs shall be permitted on
the property.
5. Phasing. Staff is recommending the applicant be required to obtain subdivision approval
within three years from City Council approval of the PZD. After final plat approval,the
applicant shall obtain large scale development approval of PA-2 and PA-3 within four years
from the date of City Council approval of the R-PZD,with all building permits for each
respective planning area(subdivisions excluded)required to be issued within one year of
development approval.Extensions shall be available for each time limit pursuant to Chapter
166.20 of the Unified Development Code. For each development approval,the standard
maximum of three years for construction shall be permitted,in accordance with the Unified
Development Code.
6. Right-of-way in the amount of 48.5' from centerline by warranty deed for Huntsville
Road/Highway 16 shall be dedicated with approval of the preliminary plat or large scale
development,whichever comes first.
7. Planning Area 1 shall receive preliminary plat and final plat approval prior to construction.
0 0
CONDITIONS OF APPROVAL:
R-PZD 08-3071
Page 2 of 3
Planning Areas 2 and 3 shall receive large scale development review and approval prior to
construction.
8. Prior to development submittal,the applicant shall submit the development plans to the Parks
& Recreation Advisory Board for review and recommendations regarding parkland
dedication.
9. Lot 56 of Planning Area 1 shall be designated as an unbuildable lot for open green space.
10.No portion of any structure (i.e. porches, overhangs, etc.) shall encroach into building
setbacks or utility easements.
11.Buildings shall be constructed to be consistent with the elevations and concepts depicted in
the building elevations in the booklet as specified.Building elevations will be reviewed at
the time of preliminary plat,final plat,large scale development and building permit to ensure
compliance with bulk,area,greenspace,and commercial design requirements.
12.The Master Development Plan, Statement of Commitments and Architectural Standards
submitted by the applicant shall be considered binding and tied to the zoning of the property.
Conditions of approval as noted herein and other requirements placed upon the project with
review of the Master Development Plan—Planned Zoning District by the City Council shall
also be binding.
13.The following revisions shall be completed to the booklets/plats prior to re-submittal for City
Council consideration:
a) Update the density and intensity information on page 9 to reflect that
proposed in the text. Dwellings are not a permitted or conditional use in
Planning Area 3.
Standard conditions of approval:
14.Impact fees for fire,police,water,and sewer shall be paid in accordance with City ordinance.
15.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.
16.Trash enclosures shall be screened with access not visible from the street. The trash
enclosures shall be constructed with materials that are complimentary to and
compatible with the proposed building. A detail of the proposed screening shall be
submitted and approved by the Planning Division prior to issuance of the building
permit. Any additional dumpsters located on site shall be screened from the right-of-way.
CONDITIONS OF APPROVAL:
R-PZD 08-3071
Page 3 of 3
17.All mechanical/utility equipment (roof and ground mounted) shall be screened using
materials that are compatible with and incorporated into the structure. A note shall be
clearly placed on the plat and all construction documents indicating this requirement.
18.All freestanding and wall signs shall comply with ordinance specifications for location,size,
type, number, etc. Any proposed signs shall be permitted by a separate sign permit
application prior to installation.
19.All existing utilities below 12kv shall be relocated underground. All proposed utilities shall
be located underground.
Added condition of approval:
20.A proper drainage system shall be extended to the low area located to the west of
Roberts Road to adequately drain this area for a storm frequency equal to a 100-year
rainfall event. This drainage system shall be designed and reviewed at the time of
Preliminary Plat submittal and be found to meet all City Drainage Criteria by the
Engineering Division.
AMENDED PLANNING COMMISSION CONDITION OF APPROVAL
Washington County,AR
I certify this instrument was filed on
12/23/2008 02:29:38 PM
and recorded in Real Estate/)
File Number 2008-000398 8
Bette Stamps-Circui Cl
by
-' • City of Fayetteville zl v�og
Staff Review Form I
City Council Agenda Items
or
Contracts
21-Oct-08
City Council Meeting Date
Jeremy Pate d` Planning Operations
Submitted By Division Department
Action Required:
R-PZD 08-3071:Planned Zoning District(Bridgedale Plaza,569):Submitted by Dave Jorgensen for property located at the
southeast corner of Highway 16 East and River Meadows Drive and contains approximately 15.95 acres. The request is for
approval of a Residential Planned Zoning District with 129 residential units and 40,500 sq.ft.of non-residential space.
$0.00 n/a n/a
Cost of this request Category/Project Budget Program Category I Project Name
n/a n/a n/a
Account Number Funds Used to Date Program/Project Category Name
n/a n/a n/a
Project Number Remaining Balance Fund Name
Budgeted Item Budget Adjustment Attached
IL
Previous Ordinance or Resolution# n/a
L 00
De5arttWent Dire or Date Original Contract Date: n/a
Original Contract Number. n/a
tL low
Ci ney
Received in City Clerk's
`-+ca. a. ('ate�L., to - I-6,9It> -U
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Finance and Internal Service Director Date
Received in Mayor's Office
A Mayor Date
Comments:
City Council Meeting of October 21,2008
Agenda Item Number
CITY COUNCIL AGENDA MEMO
To: Mayor and City Council
Thru: Gary Dumas,Director of Operations
From: Jeremy C.Pate,Director of Current Planning
Date: September 29,2008
Subject: Residential Planned Zoning District for Bridgedale Plaza(R-PZD 08-3071)
RECOMMENDATION
Staff and the Planning Commission recommend approval of an ordinance creating a Residential
Planned Zoning District (R-PZD) for Bridgedale Plaza, based on the development standards,
plans and statement of commitments submitted.
BACKGROUND
The subject property contains approximately 15.95 acres located at the southeast corner of
Highway 16 East and River Meadows Drive and is zoned R-A,Residenital Agricultural and RSF-
4,Residential Single Family,4 units per acre.Surrounding properties are single family residential
within the R-A,RSF-4,RSF-8,and RMF-24 zoning districts.
In March of 2008, the Planning Commission denied the applicant's proposal for a Commercial
Planned Zoning District(C-PZD 08-2904)containing four planning areas that included single-
family dwellings, a storage facility, and residential office/commercial uses on the subject
property.The denial was appealed to the City Council and was also denied at the City Council
level. The applicant has submitted a revised Zoning and Land Use only PZD proposal for the
subject property with a maximum of 129 dwelling units and 40,000 SF of nonresidential uses in
four planning areas, with an overall density of 8 dwelling units/acre. If approved, the
development would be reviewed at a later date.The applicant proposes to rezone the properly into
four distinct planning areas:
Planning Area 1 is designated as single family residential and contains 46 single-family
detached lots on 9.24 acres,a density of approximately 5 dwelling units/acre. The applicant has
designated Lot 46 as open green space,approximately 0.44 acre in size.While Planning Area 1
contains a variety of lot sizes,the average lot size is 5,500 square feet..Planning Area I serves as
a residential buffer and transition between the adjacent single-family neighborhood to the west,
Stonebridge Meadows Subdivision,and the proposed multi-family development to the east.The
applicant proposes to construct 3 public streets(Streets I,2,3,and 5)through Planning Area 1 to
provide connectivity within the proposed neighborhood and to existing streets within the existing
neighborhood.The 45 buildable residential lots(Lot 46 is not a buildable lot as it is designated as
open green space) will have a combination of shared drives, rear access alleys, and individual .
drives,as shown on the Site Concept.
City Council Meeting of October 21,2008
Agenda Item Number
Planning Area 2 is designated as multi-family and contains 6 multi-family structures and a
density of approximately 21.5 dwelling units/acre, which is based on 60 dwelling units within
2.79 acres. The development model utilizes reduced setbacks to create an urban, pedestrian-
oriented neighborhood in accordance with the City Plan 2025 and the adopted Urban Residential
Design Standards. The applicant proposes to construct Street 6, a north/south street to connect
Streets 4 and 5,with the urban street cross-section for on-street parking.
Planning Area 3 is designated as residential office,contains 1.98 acres,and serves as a buffer
between Highway 16 and the proposed residential uses.The applicant proposes reduced setbacks
along the proposed street, building orientation, and parking located behind the proposed office
buildings in order to create a pedestrian and cyclist friendly streetscape. Approximately 20,000
SF of non-residential space and a maximum of 24 loft-style dwelling units are proposed within
this planning area.
Planning Area 4, located at the corner of Highway 16 and River Meadows Drive, is designated
as neighborhood commercial and contains 2.01 acres. The applicant proposes approximately
20,000 SF of neighborhood commercial uses (dry cleaner, restaurant, bank, etc.), with more
pedestrian orientation to the interior street(Street 4). Reduced building setbacks of 15 feet along
the proposed Street#4 are proposed to create the same streetscape intent for Planning Area 3.
Typical neighborhood commercial uses that will support surrounding residents are planned for
this area.
DISCUSSION
This item was heard at the regular Planning Commission meeting on September 22,2008. The
Planning Commission voted 5-2-0(Commissioners Bryant and Anthes voting"no")to forward
this R-PZD request to the City Council with a recommendation of approval.
Staff finds in favor of the zoning request,finding that the proposed zoning would be compatible
with adjacent zoning,existing and approved development,and the future land use plan to provide
a range of residential building types. It also complies with many of the City's goals adopted by
the City Council with City Plan 2025. Staff finds in favor of the development pattern that is
proposed for all planning areas, finding that the proposal promotes complete, compact, and
connected neighborhood form with a mixture of uses and residential types that contribute to the
fabric of a traditional neighborhood in close proximity, providing places to live, work, and
interact on a daily basis.
The development pattern of the single-family block and the multi-family development is more in
keeping with the goals and policies adopted by the City; the arrangement of buildings for the
neighborhood commercial and office/loft living space provides an internal neighborhood
streetscape that is more pedestrian friendly and appropriate for a neighborhood than the major
thoroughfare of Hwy 16. Along Hwy 16, the proposal is to provide an attractive building
elevation facing the street, and to provide landscape buffers that will enhance this particular
major corridor for through travelers. Internally, pedestrian sidewalks, crosswalks, and narrow
streets provide a safer neighborhood environment,and landscape buffers and a half-acre park will
provide greenspace and recreational opportunities.
BUDGET IMPACT
None.
ORDINANCE NO.
AN ORDINANCE ESTABLISHING A RESIDENTIAL PLANNED
ZONING DISTRICT TITLED R-PZD 08-3071 BRIDGEDALE PLAZA,
LOCATED AT THE SOUTHEAST CORNER OF HIGHWAY 16 EAST
AND RIVER MEADOWS DRIVE,CONTAINING APPROXIMATELY
15.95 ACRES; AMENDING THE OFFICIAL ZONING MAP OF]'HE
CITY OF FAYETTEVILLE; AND ADOPTING THE ASSOCIATED
MASTER DEVELOPMENT PLAN.
BE IT ORDAINED BY THE CITY COUNCIL OF THE CITY OF FAYETTEVILLE,
ARKANSAS:
Section 1: That the zone classification of the following described property is hereby changed
as follows:
From RSF-4, Residential Single Family, 4 units per acre
and R-A, Residential Agricultural to R-PZD 08-3071 as
shown in Exhibit"A"and depicted in Exhibit`B"attached
hereto and made a part hereof.
Section 2: That the change in zoning classification is based upon the approved master
development plan,development standards,statement ofcommitments and the conditions 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 "A"
RPZD08-3071 BRIDGEDALE PLAZA
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Overview
0 150 300 Goo No 1,200
EXHIBIT"B"
R-PZD 08-3071
A PART OF THE W%:OF THE NW '/<OF SECTION 19,T16N,R29W IN WASHINGTON
COUNTY,ARKANSAS AND BEING DESCRIBED AS FOLLOWS: COMMENCING AT
THE SW CORNER OF SAID SECTION 19 THENCE NO2°46'52"E 3400.63 FEET TO THE
P.O.B.,THENCE NO2-51'1 T'E 857.50 FEET,THENCE N24033'07"E 381.72 FEET,THENCE
S54°18'58"E 95.42 FEET,THENCE S53°59'33"E 444.17 FEET,THENCE S02°54'07"W
469.87 FEET,THENCE S86°54'34"E 150.65 FEET,THENCE S02-46'49"W 446.94 FEET,
THENCE N87°12'1 VW 513.27 FEET,THENCE N87°02'40"W 230.74 FEET TO THE P.O.B.;
CONTAINING 15.95 ACRES MORE OR LESS SUBJECT TO EASEMENTS AND RIGHT OF
WAY OF RECORD.
•
CONDITIONS OF APPROVAL:
R-PZD 08-3071
Page 1 of 3
Conditions of Approval for R-PZD 08-3071 (Bridgedale Plaza)
1. Planning Commission determination of compliance with adopted land use policies and goals
including City Plan 2025 and the PZD ordinance. As discussed in the finding in this report
and with conditions herein, staff finds that Bridgedale Plaza is in compliance with the
adopted land use policies and City Plan 2025.
09/22/08 PLANNING COMMISSION FOUND IN FAVOR
2. Street improvements. The Planning Commission will make final determinations of street
improvements at the time of development. All proposed streets shall be constructed
according to City standards, including pavement, curb, gutter, storm drains, and a 5'
sidewalk on both sides, where applicable. Offsite improvements will likely consist of
• River Meadows Drive to include a right -turn lane anda left -turn lane at Highway 16.
• Highway 16 to include all standard improvements in accordance with the Master
Street Plan, with the potential for a left turn lane.
• Potential for construction of or contribution ofpayment for a traffic signal at River
Meadows and Highway 16.
09/22/08 PLANNING COMMISSION FOUND IN FAVOR
3. Planning Commission determination of adequate connectivity. Staffrecommends in favor of
the proposed connectivity finding that the proposed alignment will be beneficial to the
neighborhood A street stub -out and cross -access to the east in two points will provide
needed east -west connections with future development.
09/22/08 PLANNING COMMISSION FOUND IN FAVOR
4. Signage. Staff recommends signage typical for single-family residential districts for Planning
Area 1; typical multi -family district signage in Planning Areas 2; typical Residential -Office
district signage in Planning Area 3; and typical commercial district signage in Planning Area
4. No pole or pylon signs shall be permitted on the property.
5. Phasing. Staff is recommending the applicant be required to obtain subdivision approval
within three years from City Council approval of the PZD. After final plat approval, the
applicant shall obtain large scale development approval of PA -2 and PA -3 within four years
from the date of City Council approval of the R-PZD and of PA -4 within 5 years from the
date of City Council approval of the R-PZD, with all building permits for each respective
planning area (subdivisions excluded) required to be issued within one year of development
approval. Extensions shall be available for each time limit pursuant to Chapter 166.20 of the
Unified Development Code. For each development approval, the standard maximum of three
years for construction shall be permitted, in accordance with the Unified Development Code.
6. Right-of-way in the amount of 48.5' from centerline by warranty deed for Huntsville
Road/Highway 16 shall be dedicated with approval of the preliminary plat or large scale
development, whichever comes first.
7. Planning Area 1 shall receive preliminary plat and final plat approval prior to construction.
S •
CONDITIONS OF APPROVAL:
R-PZD 08-3071
Page 2 of 3
Planning Areas 2, 3, and 4 shall receive large scale development review and approval prior to
construction.
8. Prior to development submittal, the applicant shall submit the development plans to the Parks
& Recreation Advisory Board for review and recommendations regarding parkland
dedication.
9. Lot 46 of Planning Area I shall be designated as an unbuildable lot for open green space.
10. No portion of any structure (i.e. porches, overhangs, etc.) shall encroach into building
setbacks or utility easements.
11. Buildings shall be constructed to be consistent with the elevations and concepts depicted in
the building elevations in the booklet as specified. Building elevations will be reviewed at
the time of preliminary plat, final plat, large scale development and building permit to ensure
compliance with bulk, area, greenspace, and commercial design requirements.
12. The Master Development Plan, Statement of Commitments and Architectural Standards
submitted by the applicant shall be considered binding and tied to the zoning of the property.
Conditions of approval as noted herein and other requirements placed upon the project with
review of the Master Development Plan — Planned Zoning District by the City Council shall
also be binding.
13. The following revisions shall be completed to the booklets/plats prior to re -submittal for City
Council consideration:
Site Concept -
a. Pg. 2 of the Site Concept. Show the driveway dimensions on at least on shared and
one individual driveway as a "typical" scenario.
Booklet -
b. Pg 7. Revise the multi -family development discussion to describe 60 units with a
density of 22 units/acre
c. Pg. 18-19. Include a statement that City Plan 2025 designates this area as a
Residential Neighborhood Area in the future land use plan. Cite specific goals that
are being met with this proposal. Goals 2, 3, 4, and 6 specifically.
Standard conditions of approval:
14. Impact fees for fire, police, water, and sewer shall be paid in accordance with City ordinance.
15. 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.
16. Trash enclosures shall be screened with access not visible from the street. The trash
*CONDITIONS OF APPROVAL
R-PZD 08-3071
Page 3 of 3
enclosures shall be constructed with materials that are complimentary to and
compatible with the proposed building. A detail of the proposed screening shall be
submitted and approved by the Planning Division prior to issuance of the building
permit. Any additional dumpsters located on site shall be screened from the right-of-way.
17. All mechanical/utility equipment (roof and ground mounted) shall be screened using
materials that are compatible with and incorporated into the structure. A note shall be
clearly placed on the plat and all construction documents indicating this requirement.
18. All freestanding and wall signs shall comply with ordinance specifications for location, size,
type, number, etc. Any proposed signs shall be permitted by a separate sign permit
application prior to installation.
19. All existing utilities below 12kv shall be relocated underground. All proposed utilities shall
be located underground.
Added condition of approval:
20. A nroner drainage system shall be extended to the low area located to the west of
Roberts Road to adequately drain this area for a storm frequency equal to a 100 -year
rainfall event. This drainage system shall be designed and reviewed at the time of
Preliminary Plat submittal and be found to meet all City Drainage Criteria by the
Engineering Division.
AMENDED PLANNING COMMISSION CONDITION OF APPROVAL
•
Ta*y`ML?� e PC Meeting September 22, 2008 125 W. Mountain St.
THE CITY OF FAYETTEVILLE, ARKANSAS. Fayetteville, AR 72701
Telephone: (479) 575-8267
PLANNING DIVISION CORRESPONDENCE
TO: Fayetteville Planning Commission
FROM: Dara Sanders, Current Planner
Matt Casey, Assistant City Engineer
THRU: Jeremy Pate, Director of Current Planning
DATE: September 15, 2009 Updated September 23, 2008
R-PZD 08-3071: (BRIDGEDALE PLAZA, 569): Submitted by JORGENSEN & ASSOC for
property located at THE SE CORNER OF HUNTSVILLE ROAD AND RIVERMEADOWS
DRIVE. The property is zoned RSF-4, SINGLE FAMILY - 4 UNITS/ACRE AND R -A,
RESIDENTIAL AGRICULTURAL and contains approximately 15.95 acres. The request is to
review a zoning and land use only application for 129 residential units and 40,500 sq. ft. of non-
residential space. Planner: Dara Sanders
Findings:
Request • The request is rezoning and land use approval only for a Master Development Plan of a
Residential Planned Zoning District divided into 4 Planning Areas. If the PZD is approved as
proposed the project would be required to go through preliminary/final plat and large scale
development approval prior to development.
Property Description: The subject property currently contains older single family residences and
accessory structures and is located at the southeast corner of Highway 16 East and River
Meadows Drive, east of the White River. Surrounding land use and zoning are listed in Table 1.
Table 1: Surrounding Land Use/Zoning
Direction
Land Use
Zoning
North
Single family
RSF-7, Single Family Res. 7 DU/Acre
RMF-24, Multiple Family 24 DU/Acre
South
Single family
RSF-4, Single Family Res. 4 DU/Acre
East
Single family
RSF-4, Single Family Res. 4 DU/Acre
R -A, Residential Agricultural
West
Single family
RSF-4, Single Family Res. 4 DU/Acre
Proposal: In March of 2008, the Planning Commission denied the applicant's proposal for a
Commercial Planned Zoning District (C-PZD 08-2904) containing four planning areas that
included single-family dwellings, a storage facility, and residential office/commercial uses on the
subject property. The denial was appealed to the City Council and was also denied at the City
Council level.
K..-IReporis120081PC Repor1s118-September 221R-PZD 08-3071 (Bridgednle Pl ).doc
•
The applicant has submitted a revised Zoning and Land Use only PZD proposal for the subject
property with a maximum of 129 dwelling units and 40,000 SF of nonresidential uses in four
planning areas, with an overall density of 8 dwelling units/acre. If approved, the development
would be reviewed at a later date. The applicant proposes to rezone the property into four distinct
planning areas:
Planning Area 1 is designated as single family residential and contains 46 single-family
detached lots on 9.24 acres, a density of approximately 5 dwelling units/acre. The applicant has
designated Lot 46 as open green space, approximately 0.44 acre in size. Planning Area 1 serves
as a residential buffer and transition between the adjacent single-family neighborhood to the
west, Stonebridge Meadows Subdivision, and the proposed multi -family development to the east.
The applicant proposes to construct 3 public streets (Streets 1, 2, 3, and 5) through Planning Area
I to provide connectivity within the proposed neighborhood and to existing streets within the
existing neighborhood. The 45 buildable residential lots (Lot 46 is not a buildable lot as it is
designated as open green space) will have a combination of shared drives, rear access alleys, and
individual drives, as shown on the Site Concept.
While Planning Area 1 contains a variety of lot sizes, the average lot size is 5,500 square feet,
compared to 8000 square feet permitted within RSF-4. Curb -cuts for Planning Area 1 shall be
limited to a maximum width of 16' at the right-of-way and shall be at least 5' from the property
line. Shared driveways may be located on the property line. All residential and commercial
driveways shall otherwise meet the standards established in Chapter 172 Parking and Loading.
Planning Area 2 is designated as multi -family and contains 6 multi -family structures and a
density of approximately 21.5 dwelling units/acre, which is based on 60 dwelling units within
2.79 acres. The development model utilizes reduced setbacks to create an urban, pedestrian -
oriented neighborhood. The applicant proposes to construct Street 6, a north/south street to
connect Streets 4 and 5, with the urban residential street cross-section for on -street parking.
Planning Area 3 is designated as residential office, contains 1.98 acres, and serves as a buffer
between Highway 16 and the proposed residential uses. The applicant proposes reduced setbacks
along the proposed street, building orientation, and parking located behind the proposed office
buildings in order to create a pedestrian and cyclist friendly streetscape. Approximately 20,000
SF of non-residential space and a maximum of 24 dwelling units are proposed within this
planning area.
Planning Area 4, located at the corner of Highway 16 and River Meadows Drive, is designated
as neighborhood commercial and contains 2.01 acres. The applicant proposes approximately
20,000 SF of neighborhood commercial uses (dry cleaner, restaurant, bank, etc.), with more
pedestrian orientation to the interior street (Street 4). Reduced building setbacks of 15 feet along
the proposed Street #4 are proposed to create the same streetscape intent for Planning Area 3.
Typical neighborhood commercial uses that will support surrounding residents are planned for
this area.
Adjacent Master Street Plan Streets: Huntsville Road/Highway 16 (Principal Arterial)
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Right-of-way to be dedicated: Right-of-way in the amount of 48.5' from centerline for
Huntsville Road/Highway 16 shall be dedicated with approval of the preliminary plat or large
scale development. Additional right-of-way may need to be dedicated along River Meadows
Drive, depending upon the street improvements that are necessary.
Connectivity: The applicant proposes to construct six new public streets within the development
to promote complete, compact, and connected neighborhood form, connecting to stub -outs where
they exist and stubbing out to property lines for future development.
Currently, Pinnacle Drive ends in a temporary cul-de-sac south of the subject property, and is
stubbed out for future street connection. The applicant proposes to connect Street I in Planning
Area I to the south with Pinnacle Drive and extend north to connect with Street 2.
Street 2, an east -west street, is proposed to connect with Street 3 to the west, to connect with
Street 5 to the east, and to stub out at the east property line for future connectivity to Roberts
Road. This future connection to Roberts Road will help to provide needed east -west connections
in this area.
Street 3 is the main north -south street within Planning Area 1 and is proposed to connect Street 2
at the south portion of the property with Street 4 at the north portion of the property. Two traffic
circles are proposed for Street 3 to reduce the travel speed of local and through traffice and
promote pedestrian and cyclist safety along the, main north -south street proposed for this
development.
Street 4 is the northern most street that divides Planning Areas 3 and 4. This street provides all
planning areas in Bridgedale Plaza with access to River Meadows Drive and Huntsville
Road/Highway 16.
Street 5 is located within Planning Area and provides connectivity to Streets 2 and 3, as well as
to Street 6 into Planning Area 2.
Street 6 is the only street located within Planning Area 2 and provides a north -south street
connection from Street 4 to Street 2.
Street Improvements: The applicant proposes to construct the six new public streets with 21 feet
of pavement, curb, and gutter for Streets 1, 2, 3, and 5. Street 6 and the south side of Street 4 are
designed with the Local Urban Street cross section to include 36 feet of pavement, curb, and
gutter with 8 -foot sidewalks and grated tree wells.
In addition to the proposed streets, the applicant proposes to construct a 5' sidewalk along
Highway 16 at the Master Street Plan right-of-way, and to improve River Meadows at Highway
16 to include a right -turn lane and a left -turn lane. All street improvements will be reviewed at
the time of development and shall comply with City code and design standards.
Further review at the time of development may require installation of or contribution toward a
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traffic signal at Highway 16 and River Meadows Drive, and/or the installation of a turning lane
along Highway 16. The applicant will need to coordinate with AHTD to determine the
improvements that will be permitted along this state highway.
Phasing and Timeframe: The applicant is proposing to develop the property to full build -out by
2012. The applicant proposes to first request preliminary plat and development approval for
Planning Areas I and 2 within two years of City Council approval, followed by final plat
approval for Planning Area 1, development approvals for Planning Area 3 and 4. As currently
proposed, the development timeframe is as follows:
Proposed Timeline:
2009 — Preliminary Plat approval for Planning Area 1
2010 — Installation of infrastructure for Planning Area I
Large scale development approval for Planning Area 2
2011 — Final Plat approval for Planning Area
Construction of Planning Area 2
Large scale development and construction approval for Planning Area 3
2012 — Large scale development and construction approval for Planning Area 4
Staff is recommending the applicant be required to obtain subdivision approval within three
years from City Council approval of the PZD. After final plat approval, the applicant shall obtain
large scale development approval of PA -2 and PA -3 within four years from the date of City
Council approval of the R-PZD and of PA -4 within 5 years from the date of City Council
approval of the R-PZD, with all building permits for each respective planning area required to be
issued within one year of development approval. A one year extension shall be available for each
time limit pursuant to Chapter 166.20 of the Unified Development Code.
Water & Sewer: All necessary improvements and connections to complete the proposed
development will be evaluated with the Preliminary Plat and Large Scale Development reviews.
Tree Preservation: This development will be required to comply with the Tree Preservation
requirements as set forth in the Unified Development Code at the time of development with a
25% preservation requirement. The applicant's proposal is arranged in a manner that will save
some of the significant trees on site, retaining a natural buffer from adjacent residents.
Infrastructure:
Streets: The site has access to Huntsville Road and River Meadows Drive.
Huntsville Road is currently an improved two lane paved state highway.
Street improvements will be evaluated with the proposed development.
Water: Public water is located adjacent to the site. There is an 8" water main
along River Meadows Drive;
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Sewer: Sanitary sewer is available to the site. There is a 6" sewer main along
Huntsville Road. Improvements to the sewer system may be required
dependent upon the demand placed by the development. The capacity of
the existing main may need to be studied at the time of development
Drainage: Standard improvements and requirements for drainage will be required for
the development. This property is not affected by the 100 -year floodplain.
Fire: This property will be covered by Ladder 3 located at 1050 S Happy
Hollow Rd. It is 2 miles from the station with an anticipated response time
of 4 minutes. The Fire Department anticipates 20 (13 EMS -7 Fire/other)
calls per year for service once the development is completed and
maximum build out has occurred. We do not figure calls for service on
Commercial developments, although this type of development typically
does not affect our calls for service. Measured hydrant flow is 1560 gallon
per minute in this area.
Police: It is the opinion of the Fayetteville Police Department that this R-PZD
will substantially alter the population density, and may possibly create an
appreciable or undesirable increase in the load on police services. This R-
PZD will create an appreciable increase in traffic danger on the heavily
• congested two lane highway (Huntsville Road). These findings are based
• on an assumption of no improvements to Huntsville Road.
Public Comment: Staff has received phone calls from residents in the area with questions
regarding the scope of the project; however, staff has not received objection to or support for the
revised proposal for the subject property.
Discussion:
Staff finds in favor of the zoning request, finding that the proposed zoning would be compatible
with adjacent zoning, existing and approved development, the future land use plan to provide a
range of residential building types, and complies with many of the City's goals adopted by the
City Council with City Plan 2025. Staff finds in favor of the development pattern that is
proposed for all planning areas, finding that the proposal promotes complete, compact, and
connected neighborhood form with a mixture of uses and residential types that contribute to the
fabric of a traditional neighborhood in close proximity, providing places to live, work, and
interact on a daily basis.
The development pattern of the single-family block and the multi -family development is more in
keeping with the goals and policies adopted by the City; the arrangement of buildings for the
neighborhood commercial and office/loft living space provides an internal neighborhood
streetscape that is more pedestrian friendly and appropriate for a neighborhood than the major
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thoroughfafe of Hwy 16. Along Hwy 16, the proposal is to provide an attractive building
elevation facing the street, and to provide landscape buffers that will enhance this particular
major corridor for through travelers. Internally, pedestrian sidewalks, crosswalks, and narrow
streets provide a safer neighborhood environment, and landscape buffers and a half -acre park
will provide greenspace and recreational opportunities.
Recommendation:
Staff recommends that the request be forwarded to the City Council with a recommendation of
approval and the following conditions:
1. Planning Commission determination of compliance with adopted land use policies and
goals including City Plan 2025 and the PZD ordinance. As discussed in the finding in this
report and with conditions herein, stafffinds that Bridgedale Plaza is in compliance with
the adopted land use policies and City Plan 2025.
2. Street improvements. The Planning Commission will make final determinations of street
improvements at the time of development. All proposed streets shall be constructed
according to City standards, including pavement, curb, gutter, storm drains, and a 5'
sidewalk on both sides, where applicable. Offsite improvements will likely consist of
■ River Meadows Drive to include a right -turn lane and a left -turn lane at Highway
16.
■ Highway 16 to include all standard improvements in accordance with the Master
Street Plan, with the potential for a left turn lane.
■ Potential for construction of or contribution of payment for a traffic signal at
River Meadows and Highway 16.
3. Planning Commission determination of adequate connectivity. Staff recommends in favor
of the proposed connectivity finding that the proposed alignment will be beneficial to the
neighborhood. A street stub -out and cross -access to the east in two points will provide
needed east -west connections with future development.
4. Signage. Staff recommends signage typical for single-family residential districts for
Planning Area 1; typical multi -family district signage in Planning Areas 2; typical
Residential -Office district signage in Planning Area 3; and typical commercial district
signage in Planning Area 4. No pole or pylon signs shall be permitted on the property.
5. Phasing. Staff is recommending the applicant be required to obtain subdivision approval
within three years from City Council approval of the PZD. After final plat approval, the
applicant shall obtain large scale development approval of PA -2 and PA -3 within four
years from the date of City Council approval of the R-PZD and of PA -4 within 5 years
from the date of City Council approval of the R-PZD, with all building permits for each
respective planning area (subdivisions excluded) required to be issued within one year of
development approval. Extensions shall be available for each time limit pursuant to
Chapter 166.20 of the Unified Development Code. For each development approval, the
standard maximum of three years for construction shall be permitted, in accordance with
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the Unified Development Code.
6. Right-of-way in the amount of 48.5' from centerline by warranty deed for Huntsville
Road/Highway 16 shall be dedicated with approval of the preliminary plat or large scale
development, whichever comes first.
7. Planning Area I shall receive preliminary plat and final plat approval prior to
construction. Planning Areas 2, 3, and 4 shall receive large scale development review and
approval prior to construction.
8. Prior to development submittal, the applicant shall submit the development plans to the
Parks & Recreation Advisory Board for review and recommendations regarding parkland
dedication.
9. Lot 46 of Planning Area I shall be designated as an unbuildable lot for open green space.
10. No portion of any structure (i.e. porches, overhangs, etc.) shall encroach into building
setbacks or utility easements.
11. Buildings shall be constructed to be consistent with the elevations and concepts depicted
in the building elevations in the booklet as specified. Building elevations will be
reviewed at the time of preliminary plat, final plat, large scale development and building
permit to ensure compliance with bulk, area, greenspace, and commercial design
requirements.
12. The Master Development Plan, Statement of Commitments and Architectural Standards
submitted by the applicant shall be considered binding and tied to the zoning of the
property. Conditions of approval as noted herein and other requirements placed upon the
project with review of the Master Development Plan — Planned Zoning District by the
City Council shall also be binding.
13. The following revisions shall be completed to the booklets/plats prior to re -submittal for
City Council consideration:
Site Concept -
a. Pg. 2 of the Site Concept. Show the driveway dimensions on at least on shared
and one individual driveway as a "typical" scenario.
Booklet -
b. Pg 7. Revise the multi -family development discussion to describe 60 units with a
density of 22 units/acre
c. Pg. 18-19. Include a statement that City Plan 2025 designates this area as a
Residential Neighborhood Area in the future land use plan. Cite specific goals
that are being met. with this proposal. Goals 2, 3, 4, and 6 specifically.
Standard conditions of approval:
14. Impact fees for fire, police, water, and sewer shall be paid in accordance with City
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ordinance.
15. 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.
16. Trash enclosures shall be screened with access not visible from the street. The trash
enclosures shall be constructed with materials that are complimentary to and
compatible with the proposed building. A detail of the proposed screening shall be
submitted and approved by the Planning Division prior to issuance of the building
permit. Any additional dumpsters located on site shall be screened from the right-of-
way.
17. All mechanical/utility equipment (roof and ground mounted) shall be screened using
materials that are compatible with and incorporated into the structure. A note shall be
clearly placed on the plat and all construction documents indicating this
requirement.
18. All freestanding and wall signs shall comply with ordinance specifications for location,
size, type, number, etc. Any proposed signs shall be permitted by a separate sign permit
application prior to installation.
19. All existing utilities below 12kv shall be relocated underground. All proposed utilities
shall be located underground.
Added condition of approval:
20. A proper drainage system shall be extended to the low area located to the west of
Roberts Road to adequately drain this area for a storm frequency equal to a 100 -
year rainfall event. This drainage system shall be designed and reviewed at the time
of Preliminary Plat submittal and be found to meet all City Drainage Criteria by the
Engineering Division.
PLANNING COMMISSION CONDITION OF APPROVAL AS AMENDED BY
THE CITY COUNCIL 05-06-08
Planning Commission Action: ❑ Tabled x Forwarded to C.C. 0 Denied
Motion: Myres
Second: Cabe
Vote: 5-2-0
Meeting Date: September 22, 2008
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Sec. 166.06. Planned Zoning Districts (PZD).
(E) Approval or Rejection Criteria for Planned Zoning Districts
The following criteria shall be considered by the Planning Commission and City Council in the
review of a planned zoning district application based on the proposed master development plan:
(1) Whether the application is in compliance with the requirements of the UDC and the
City Plan 2025;
FINDING: Staff finds the application to be in compliance with many of the goals of City
Plan 2025, in particular the mixed -use nature of the commercial, office and different
residential uses to create a viable neighborhood. Goal 2 states that we will discourage
suburban sprawl by discouraging the separation of uses that have encouraged sprawling
development patterns. This PZD proposal promotes the mixed -use strategy that provides
neighborhood services in an area where services arc limited. These services will serve the
surrounding primarily residential uses for daily commercial goods and services, and
provide an area in which residents can live, work and recreate. Staff finds that providing
nodes of neighborhood commercial support uses discourages sprawl, decreases a
neighborhood's reliance on regional commercial developments, and can potentially reduce
the number of vehicle trips in the area.
Goal 3 states that we will make traditional town form the standard, which promotes a
variety of uses within a neighborhood for the ability to live, work, shop and have daily
needs and services within walking distance. It requires compact, complete, and connected
development. Staff finds that the proposed development will provide connectivity, a
development scale that is compatible and proportionate between residential and
nonresidential land uses, and a mixture of uses that will support and serve the surrounding
area. In particular, the creation of a pedestrian streetscape with mixed -use buildings and
residences close to the street, screening parking areas, and providing sidewalks creates a
more traditional town form.
Goal 6 states that we will create attainable housing for residents of Fayetteville that make
more than the income limit established for federal subsidies but struggle in the current
housing market. By preserving and creating mixed -income neighborhoods, the City of
Fayetteville can offer a variety of housing types. For Planning Area 1, the applicant
proposes typical single-family dwellings on lots that contain approximately 5,500 square
feet, slightly smaller than the 8,000 square foot minimum of the RSF-4 zoning district.
Planning Area 2 provides 6 multi -family structures for a total of 60 additional dwelling
units. The applicant proposes to provide loft -style dwellings above the residential offices in
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Planning Area 3. The development pattern of this PZD proposal will add to the variety of
housing types that currently exist in the surrounding area, and typically enhances property
values in the area.
This site is designated as a Residential Neighborhood Area, which encourages traditional
neighborhood development that incorporates low -intensity non-residential uses. Staff finds
that the mixture of residential, office, and neighborhood commercial uses proposed in this
development meets the goals of City Plan 2025 and the designated land use.
(2) Whether the application is in compliance with all applicable statutory provisions;
FINDING: The application has been reviewed and found to be compliant with the
applicable statutory provisions.
(3) Whether the general impact of the rezoning would adversely impact the provision of
public facilities and services;
FINDING: The impact of the rezoning and subsequent development would require the
provision of public facilities, at the cost of the developer. As indicated in the submittal and
the staff report, certain measures have been taken in the proposed phasing of development
by the developer to ensure adequate infrastructure improvements are made to ensure the
level of service will not decline due to the proposed development. Additional improvements
will be determined at the time of development by the Planning Commission.
(4) Whether the rezoning is compatible with the surrounding land uses;
FINDING: Staff finds that the proposed mixed use development is compatible with the
surrounding land uses. The applicant has proposed residential uses adjacent to existing
residential uses, with exception of the low -intensity non-residential uses proposed for
Planning Areas 3 and 4 located adjacent to Huntsville Road/Highway 16 (Principal
Arterial). These areas are adequately screened and separated from those existing
residential uses to reduce any potential impact on those residences.
(5) Whether the subject land is suitable for the intended use and is compatible with the
natural environment;
FINDING: The intended use is suitable for the subject property and the surrounding
development. The majority of the site will be developed, though the houses, apartments,
and commercial buildings would be arranged and built in a manner that will preserve the
significant tree canopy along the property lines. Drainage has been cited as a primary
concern in this area, and will need to be addressed at the time of development. Post -
development drainage is typically required not to exceed pre -development flow at •peak
hours.
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(6) Whether the intended land use would create traffic congestion or burden the existing
road network;
FINDING: Any additional development in the area will certainly increase the amount of
neighborhood traffic on surrounding streets. The Fayetteville Police Department has
submitted a statement that the proposal will substantially alter the population density, may
create an appreciable increase in the load on police services, and will create an appreciable
increase in traffic danger on Huntsville Road. The applicant has also conducted a traffic
study, of which key recommendations have been included on the site plan. As suggested in
the traffic study, the applicant proposes to improve River Meadows Drive to include one
inbound lane and two outbound lanes to accommodate an increase in traffic due to
Planning Areas 3 and 4. Staff will also evaluate the potential for the construction of a turn -
lane on Hwy 16 and contribution for a future traffic signal. Staff finds that combining
residential and non-residential uses in a traditional town form that are appropriate and
compatible will help reduce the traffic increase, providing better pedestrian opportunities
and the ability for persons within close proximity to travel smaller distances for daily goods
and services.
(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
(I) 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
detennine that specific development features, including project density, building
locations, common usable open space, the vehicular circulation system, parking areas,
screening and landscaping, and perimeter treatment shall be combined in such a way as to
further the health, safety, amenity and welfare of the community. To these ends, all
applications filed pursuant to this ordinance shall be reviewed in accordance with the
same general review guidelines as those utilized for zoning and subdivision applications.
FINDING: Staff finds that the subject development should be compatible with
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surrounding development. The proposed single-family residences of a slightly higher
density will serve as a good transition to the adjacent single family neighborhood and the
multi -family, residential office, and commercial services. The proposed neighborhood
commercial and residential office developments are designed to lessen potential impact on
the surrounding residential neighborhoods with landscaping, screening, and.a vehicular
circulation pattern designed to contain pass -by traffic at the northwest corner of the
subject property adjacent to Huntsville Road (Principal Arterial). Staff finds that, with the
proposed location, access points, screening, and buffering included herein, the proposed
development meets the intent and purpose of the PZD.
(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, beaus and plant material to be used.
FINDING: Although the proposed single family residences in PA -1 are the same use and
do not require screening from adjacent residential properties, the applicant proposes to
utilize existing tree canopy along the west property line to preserve existing natural
features along the property line of the adjacent residential neighborhood to the west. The
applicant also proposes to utilize the existing tree canopy along the eastern portion of the
subject property to screen the proposed multi -family from the adjacent properties to the
east. Landscaping along all public streets will be installed to meet City codes. The applicant
shall comply with the screening and buffering requirements of Chapter 166.14(D).
(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.
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(e) Internal local streets shall be designed to discourage through traffic within the
planned zoning development and to adjacent areas.
(1) Design provisions for ingress and egress for any site along with service drives and
interior circulation shall be that required by Chapter 166 Development of this code.
FINDING: The applicant has applied to the site plan key recommendations from a
traffic study of the development in order to address the projected traffic volumes generated
from the proposed uses. Access to all Planning Areas is designed to discourage through
traffic within the subject property by containing the pass -by traffic at the northern portion
of the property and redirecting it to Huntsville Road/Highway 16 while simultaneously
increasing connectivity throughout the development and the existing neighborhood with six
new public streets. Additionally, two traffic circles are proposed for Street 3 to discourage
through traffic, speeding travel speed, and promote pedestrian and cyclist safety along the
main north -south street proposed for this development.
The internal street circulation is designed and intended for local residential traffic for
access to the single- and multi -family developments and for the surrounding residential
neighborhoods to access the neighborhood commercial node.
All properties within Planning Area l will front onto Streets 2, 3, and 5. Lots 1-10 are
designed to utilize shared driveways, while Lots 27-41 are to be accessed by a private alley.
All other single-family lots utilize a private driveway. Shared driveways may be located on
the property line.
The multi -family development in Planning Area 2 is designed to utilize on -street and off-
street parking spaces. The applicant proposes 3 access drives on Street 6 for residents to
access the internal parking lots. A fourth access point is proposed at the northeast corner of
Planning Area 2 by the east parking lot proposed for Planning Area 3. At the time of
development for Planning Area 2, the applicant shall dedicate a 30 -foot access easement for
this area as shown on the Site Concept. All residential and commercial driveways shall
otherwise meet the standards established in Chapter 172 Parking and Loading.
(4) Parking standards. The off-street parking and loading standards found in Chapter
172 Parking and Loading shall apply to the specific gross usable or leasable floor areas of
the respective use areas.
FINDING: Parking is to be provided on -site for each residential lot. On -street parking
will be permitted in accordance with city codes for the streets constructed. The multi-
family use in Planning Area 2 and each commercial use within Planning Area 3 and 4 will
be required to provide adequate parking as required by Chapter 172 of the UDC. Pursuant
to Chapter 166.23(C)(3)(a)(iii), on -street parallel parking may be provided on at least one
side of the street in front of all multi -family buildings where feasible. Each on -street
parking space provided along the project frontage shall count toward the total required
spaces for the development.
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(5) Perimeter treatment. Notwithstanding any other provisions of a planned zoning district,
all uses of land or structures shall meet the open space, buffer or green strip provisions of
this chapter of this code.
FINDING: The applicant's proposal has met the open space requirements, designating
Lot 46 within Planning Area I as common open space.
(6) Sidewalks. As required by § 166.03.
FINDING: A 5' sidewalk is to be constructed at the right-of-way line along Highway 16
and on both sides of all proposed streets at the time of development request.
(7) Street Lights. As required by § 166.03.
FINDING: Street lights arc to be provided at all intersections and with a maximum
separation of 300 feet.
(8) Water. As required by § 166.03.
FINDING: Public water will be provided to the project site, pursuant to city code.
Improvements to water services may be required and shall be reviewed at the time of
preliminary plat and large scale development submittal.
(9) Sewer. As required by § 166.03.
FINDING: Public sewer will be provided to the project site, pursuant to city code.
Improvements to sewer services may be required and shall be reviewed at the time of
preliminary plat or large scale development submittal.
(10) Streets and Drainage. Streets within a residential PZD may be either public or private.
(a) Public Streets. Public streets shall be constructed according to the adopted standards
of the City.
(b) Private Streets. Private streets within a residential PZD shall be permitted subject to
the following conditions:
(i) Private streets shall be permitted for only a loop street, or street ending with a cul-
de-sac. Any street connecting one or more public streets shall be constructed to
existing City standards and shall be dedicated as a public street.
(ii) Private streets shall be designed and constructed to the same standards as public
streets with the exceptions of width and cul-de-sacs as noted below.
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(iii)All grading and drainage within a Planned Zoning District including site drainage
and drainage for private streets shall comply with the City's Grading (Physical
Alteration of Land) and Drainage (Storm water management) Ordinances. Open
drainage systems may be approved by the City Engineer.
(iv) Maximum density served by a cul-de-sac shall be 40 units. Maximum density
served by a loop street shall be 80 units.
(v) The plat of the planned development shall designate each private street as a
"private street."
(vi) Maintenance of private streets shall be the responsibility of the developer or of a
neighborhood property owners association (POA) and shall not be the
responsibility of the City. The method for maintenance and a maintenance fund
shall be established by the PZD covenants. The covenants shall expressly provide
that the City is a third party beneficiary to the covenants and shall have the right
to enforce the street maintenance requirements of the covenants irrespective of the
vote of the other parties to the covenants.
(vii) The covenants shall provide that in the event the private streets are not maintained
as required by the covenants, the City shall have the right (but shall not be
required) to maintain said streets and to charge the cost thereof to the property
owners within the PZD on a pro rata basis according to assessed valuation for ad
valorem tax purposes and shall have a lien on the real property within the PZD for
such cost. The protective covenants shall grant the City the right to use all private
streets for purposes of providing fire and police protection, sanitation service and
any other of the municipal functions. The protective covenants shall provide that
such covenants shall not be amended and shall not terminate without approval of
the City Council.
(viii) The width of private streets may vary according to the density served. The
following standard shall be used:
Paving Width
(No On -Street Parking)
Dwellin
g 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.
K:IR ports120081PC Rclwrts118-September 221R-P7O08-3071 (Bridged.!, P1.z.).do,
(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: All public and private streets/drives shall conform to city standards, as
indicated in the submitted statement of commitments. Public and private streets shall not
be gated, unless permitted by express approval from the City Council.
(II) Construction of nonresidential facilities. Prior to issuance of more than eight
building permits for any residential PZD, all approved nonresidential facilities shall be
constructed. In the event the developer proposed to develop the PZD in phases, and the
nonresidential facilities are not proposed in the initial phase, the developer shall enter into
a contract with the City to guarantee completion of the nonresidential facilities.
FINDING: All development on the site shall be phased according to the phasing plan
and conditions herein.
(12) Tree preservation. All PZD developments shall comply with the requirements for
tree preservation as set forth in Chapter 167 Tree Preservation and Protection. The
location of trees shall be considered when planning the common open space, location of
buildings, underground services, walks, paved areas, playgrounds, parking areas, and
finished grade levels.
FINDING: A tree preservation plan shall be submitted at the time of development for
each planning area. Canopy calculations shall be based upon a minimum 25% canopy
preservation required.
(13) Commercial design standards. All PZD developments that contain office or
commercial structures shall comply with the commercial design standards as set forth in
§ 166.14 Site Development Standards and Construction and Appearance Design Standards
for Commercial Structures.
FINDING: The applicant has proposed design standards for single- and multi -family
residential structures and concept drawings for the commercial/office buildings. Buildings
shall be constructed to be consistent with the elevations and concepts depicted in the
building elevations in the booklet as specified. Building elevations will be reviewed at the
time of preliminary plat, final plat, large scale development and building permit to ensure
compliance with bulk, area, greenspace, and commercial design requirements.
(14) View protection. The Planning Commission shall have the right to establish
K:IRepons1200811'C Reports118-September 221R-PZD 08-3071 (Rridgedale Plaza).doc
• )
special height and/or positioning restrictions where scenic views are involved and shall
have the right to insure the perpetuation of those views through protective covenant
restrictions.
FINDING: Staff finds no specific scenic views to be protected on the subject property.
(E) Revocation.
(1) Causes for revocation as enforcement action. The Planning Commission may
recommend to the City Council that any PZD approval be revoked and all building or
occupancy permits be voided under the following circumstances:
(a) Building permit. If no building permit has been issued within the time allowed.
(b) Phased development schedule. If the applicant does not adhere to the phased
development schedule as stated in the approved development plan.
(c) Open space and recreational facilities. If the construction and provision of all
common open spaces and public and recreational facilities which are shown on the
final plan are proceeding at a substantially slower rate than other project components.
Planning staff shall report the status of each ongoing PZD at the first regular meeting
of each quarter, so that_the Planning Commission is able to compare the actual
development accomplished with the approved development schedule. If the Planning
Commission finds that the rate of construction of dwelling units or other commercial
or industrial structures is substantially greater than the rate at which common open
spaces and public recreational facilities have been constructed and provided, then the
Planning Commission may initiate revocation action or cease to approve any
additional final plans if preceding phases have not been finalized. The city may also
issue a stop work order, or discontinue issuance of building or occupancy permits, or
revoke those previously issued.
(2) Procedures. Prior to a recommendation of revocation, notice by certified mail shall be
sent to the landowner or authorized agent giving notice of the alleged default, setting a
time to appear before the Planning Commission to show cause why steps should not be
made to totally or partially revoke the PZD. The 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.
K: tReportsl2008lPC Repo,isl18-September 2218-P7_D 08-3071 (Rridgedale Plaza).doc
(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.
Sec. 161.29 Planned Zoning District
(A) Purpose. The intent of the Planned Zoning'District is to permit and encourage
comprehensively planned developments whose purpose is redevelopment, economic
development, cultural enrichment or to provide a single -purpose or mixed -use planned
development and to permit the combination of development and zoning review into a
simultaneous process. The rezoning of property to the PZD may be deemed appropriate if the
development proposed for the district can accomplish one or more of the following goals.
(1) Flexibility. Providing for flexibility in the distribution of land uses, in the density
of development and in other matters typically regulated in zoning districts.
K:I Reporis120081PC ReportsU8-September 22(R-PZD 08-307! (Bridgedale Plaza).do
(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 fmds that this proposal meets the intent of the parameters of City Plan
2025, as well as the above criteria, including flexibility in density, compatibility with the
surrounding land uses and integration of a variety of uses and intensities. The proposal
best fits the flexibility and variety goals of the intent of the Planned Zoning District,
offering single- and multi -family housing types and recreational green space, and providing
opportunity for local goods and services for area residents, as well as places to live, work
and recreate. It promotes the mixed -use strategy that provides neighborhood services in an
area where services are limited, connectivity, a development scale that is compatible and
proportionate between residential and nonresidential land uses, and a mixture of uses that
will support and serve the surrounding area.
The following guiding policies within Residential Neighborhood Areas are applicable to
this development and help to achieve some of the primary goals of the City Plan 2025:
Residential Neighborhood Areas
K: I Re.portsl2008 PC Reparrsll8-September 22I7./'Z1) 08-3071 (Rridgedale Plaza).doc
a) Where possible, encourage a block -and -street layout that promotes walkable, cyclist -
friendly road designs with slow design speeds.
b) Utilize principles of traditional residential urban design to create compatible, livable,
and accessible neighborhoods.
c) Discourage design elements that prohibit complete, compact, connected neighborhoods
such as cul-de-sacs, gated communities, etc.
d) Minimize through traffic on minor residential streets, while providing connections
between neighborhoods to encourage openness and neighborliness.
e) Site new residential areas accessible to roadways, alternative transportation modes,
community amenities, infrastructure, and retail and commercial goods and services.
Staff rinds that the residential, commercial and office components meet these goals.
(B) Rezoning. Property may be rezoned to the Planned Zoning District by the City Council
in accordance with the requirements of this chapter and Chapter 166, Development. Each
rezoning parcel shall be described as a separate district, with distinct boundaries and specific
design and development standards. Each district shall be assigned a project number or label,
along with the designation "PZD". The rezoning shall include the adoption of a specific master
development plan and development standards.
FINDINGS: The submitted development plats and Master Development Plan booklets,
along with the conditions of approval found applicable and appropriate, are binding with
the approval of the requested rezoning. Should the Planning Commission forward this item
to the City Council, an ordinance will be drafted for consideration of rezoning this
property in accordance with the submittal herein.
(C) R — PZD, Residential Planned Zoning District.
(1) Purpose and intent. The R-PZD is intended to accommodate mixed -use or clustered
residential developments and to accommodate single -use residential developments that are
determined to be more appropriate for a PZD application than a general residential rezone.
The legislative purposes, intent, and application of this district include, but are not limited to,
the following:
(a) To encourage a variety and flexibility in land development and land use for
predominately residential areas, consistent with the city's City Plan 2025 and the orderly
development of the city.
(b) To provide a framework within which an effective relationship of different land uses and
activities within a single development, or when considered with abutting parcels of land,
can be planned on a total basis.
(c) To provide a harmonious relationship with the surrounding development, minimizing
such influences as land use incompatibilities, heavy traffic and congestion, and excessive
demands on planned and existing public facilities.
(d) To provide a means of developing areas with special physical features to enhance natural
beauty and other attributes.
K:IRepors120081PC Repan,221R-PZD 08-3071 (Rridgdale Pk ) doe
(c) To encourage the efficient use of those public facilities required in connection with new
residential development.
FINDING: Staff is recommending approval of this application, finding the proposed R-PZD
meets the intent of the PZD ordinance as noted above. The requested R-PZD provides variety
and flexibility in land development while also providing a compatible relationship with
surrounding land uses.
(2) Permitted Uses. All permitted uses identified within § 162 Use Units of the Unified -
Development Code shall be allowed as permissible uses, unless otherwise specified, subject
to City Council approval of the Planned Zoning District request.
(3) Conditional Uses. All conditional uses allowed within (Residential, Commercial, and
Industrial) zoning Districts established in the Unified Development Code shall be allowed
with Planning Commission approval, unless otherwise specified, subject to the code
governing Conditional Use requests.
FINDING: Permitted and Conditional uses are outlined in both the Master Development Plan
booklets and plats.
(4) Condition. In no instance shall the residential use area be less than fifty-one percent (51%)
of the gross floor area within the development.
FINDING: The residential uses on this property will be 75 percent of the gross floor area
within the development.
(F) Bulk and area regulations
(1) Residential density. Residential densities shall be determined on the basis of the
following considerations:
(a) The densities of surrounding development;
(b) the densities allowed under the current zoning;
(c) the urban development goals and other policies of the city's General Plan;
(d) the topography and character of the natural environment; and
(e) the impact of a given density on the specific site and adjacent properties.
FINDING: The surrounding residential developments with large lot residential
properties and platted subdivisions that are zoned RSF-4 arc compatible with the proposed
residential development, indicative of the RSF-7 zoning district, for Planning Area 1. A
density of 5 units/acre is appropriate for the transition from the larger residential lots to
the west of Planning Area 1 and the proposed multi -family with a density of approximately
K:IReporn120081PC Reponall8-September 221R-PZD 08-3071 (Rridgedale Plaw).doc
22 dwelling units/acre and non-residential uses to the north and cast of Planning Area 1.
Such a transition is not as apparent on the cast side of the project, though the applicant has
indicated these property owners, in general, are supportive of the project plans.
(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: Residential lot area minimum is 5,000 square feet with structures oriented to
the street. The applicant proposes a reduced (10') front setback in Planning Area 1 to
increase the distance between the existing neighborhood to the west and the proposed
single-family dwellings, as well as provide distance between Planning Areas I and 2 for
more usable greenspace. Staff finds that the proposed setbacks are consistent throughout
the proposed development and meet the intent of a planned zoning district.
(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: Staff fords that the proposed building heights for all Planning Areas in
Bridgedale Plaza are consistent and compatible with maximum height regulations for the
surrounding developments and neighborhood. The maximum building height proposed for
Planning Area I is typical of single-family in the surrounding area, and shall not exceed
35'. The maximum building height of 45 feet proposed for Planning Area 2 is more
restrictive than that of the typical multi -family zoning district.
(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 residential lot coverage for building area on this project is very similar
to the RSF-4 zoning district, with a maximum of 50% buildable area permitted. The
commercial and residential lot coverages for building area are similar to the C-1 and R -O
zoning districts. Staff finds that the proposed building area for this development is
appropriate and compatible with the surrounding neighborhood.
*Required Findings for Rezoning Request.
A:IRetionr12008IPC Reports i8.September 221R-PZD 08-3071 (Bridgedle PlozaJ.doc
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 generally consistent with the land use planning
objectives, principles, and policies, as evidenced by the number of guiding policies for
Residential Neighborhood Areas this proposal meets. The proposal for this R-PZD zoning
district will accommodate the future land use plan for a strategically arranged mixture of
low -intensity nonresidential and residential uses in this area.
2. A determination of whether the proposed zoning is justified and/or needed at the time the
rezoning is proposed.
FINDING: Staff finds that a rezoning of the property is justified, in that development in
its current zoning of R -A and RSF-4 is not desirable in close proximity to a Principal
Arterial and surrounded by existing neighborhoods. The proposal for commercial, office
and residential uses is appropriate for the subject property and will allow for a
development pattern that will provide a low -intensity node of neighborhood commercial
support for the surrounding residential neighborhoods and that is unique in comparison to
the residential development pattern in the surrounding neighborhood, while also
maintaining a level of compatibility and sensitivity to surrounding properties.
3. A determination as to whether the proposed zoning would create or appreciably increase
traffic danger and congestion.
FINDING: Based on planned street improvements and connectivity associated with the
development, staff finds this proposal will not create a dangerous traffic situation. The
proposed neighborhood commercial and residential office uses, located at the northwest
corner of the subject property, will not generate an appreciable amount of traffic to create
congestion or traffic danger, with appropriate street improvements in the area. With the
connection to Pinnacle Drive to the south and the future connection to Roberts Road, the
residents of the proposed single- and multi -family developments will have more than one
way in and out of the neighborhood, as shown on the attached aerial map.
4. A determination as to whether the proposed zoning would alter the population density
and thereby undesirably increase the load on public services including schools, water, and
sewer facilities.
FINDING: Staff finds that this proposal will not create an undesirable increase in load
on public services based on an increase in population density.
5. If there arc reasons why the proposed zoning should not be approved in view of
considerations under b (1) through (4) above, a determination as to whether the proposed
zoning is justified and/or necessitated by peculiar circumstances such as:
K:Ikepons120081PC Reportsl8-Seprem!er 221k-PZD 08-3071 (lirrdgduk Plom).doc
It would be impractical to use the land for any of the uses
permitted under its existing zoning classifications;
b. There are extenuating circumstances which justify the rezoning
even though there are reasons under b (1) through (4) above why
the proposed zoning is not desirable.
FINDING: Not applicable. Staff is in favor of the proposal.
K:1Repons1200kPC R pmVB-Seprember 221R-PZD 08-307/ (Bridgedale Plam).doc
• , •
JORGENSEN & ASSOCIATES
CIVIL ENGINEERS SURVEYORS
124 WEST SUNBRIDGE, SUITE 5 ' FAYEITEVILLE, ARKANSAS 72703 (479) 442-9127 . FAX (479) 582-4807
DAVID L. JORGENSEN, P.E., F.L.S.
September 17, 2008
City of Fayetteville
113 W. Mountain St.
Fayetteville, AR 72701
Attn: Planning Department
Re: Bridgedale Plaza PZD
The above mentioned project is located at the southeast comer of Highway 16 East (Huntsville Street)
and River Meadows Drive, which leads into Stonebridge Meadows Subdivision. This is a Planned
Mixed Use Development, consisting of 9.24 acres of Single Family Residential, 2.79 acres of Multi -
Family, 1.98 acres of Residential Office, and 2.01 acres of Neighborhood Commercial.
The 9.24 acres of Single Family referred to as Planning Area #1 is just east of Stonebridge Meadows
Subdivision, Phase 1, and just north of Bridgedale Subdivision Phase 1. We plan to install a
combination of shared drives, rear access alleys, and individual drives. The style and exterior
appearance will be similar to those shown in the project booklet submitted.
Planning Area #2 is the multi -family area and consists of 2.79 acres and will be located just north and
east of Planning Area #1. The existing mature canopy on the eastern boundary line of the multi -family
area will be preserved. A privacy fence will be installed around a portion of the multi -family area with
green space consisting of trees, shrubs, and grass.
Planning Area #3 is the residential office area consisting of 1.98 acres. This area will be set aside for
service related business, such. as insurance, child care, dry cleaners, etc.
Planning Area #4 is referred to as a neighborhood commercial and consists of 2.01 acres. This area is
reserved for service related business, such as a bank, Pizza shop, Subway shop, or other related retail
businesses.
In summary, we believe that the single family Planning Area #1 will be compatible with the existing
single family to the west and south and also provide a transition to the multi -family area. The residential
office will provide a transition to the neighborhood commercial to the north. With this Mixed Use node,
we hope to provide services for the existing neighborhoods as well as the new ones.
Sincerely,
red S. Inman, E.I.
• STRUCTURAL DESIGN. LAND DEVELOPMENT • WATER SYSTEMS. WASTEWATER SYSTEMS • LAND SURVEYING'
• •
R-PZD 08-3071 (Bridgedale Plaza)
cowNEcsz41y
C"oli ne<ri � p i F %5 i. r\ C...n.c, r
R-PZD 08-3071: Planned Zoning District (BRIDGEDALE PLAZA, 569): Submitted by DAVE
JORGENSEN for property located at THE SE CORNER OF HWY I6E AND RIVER
MEADOWS DRIVE. The property is zoned RSF-4, SINGLE FAMILY -4 UNITS/ACRE and
contains approximately 15.95 acres. The request is for 6.8 acres of self storage, 5.23 acres of
single family residential, 1.96 acres of Residential Office, and 1.96 acres of C -I. Planner: Dara
Sanders
Public water is located adjacent to the site. There is an 8" water main along River Meadows
Drive.
Sanitary sewer is available to the site. There is a 6" sewer main along Huntsville Road.
Improvements to the sewer system may be required dependent upon the demand placed by the
development. The capacity of the existing main may need to be studied at the time of
development
The site has access to Huntsville Road. Huntsville Road is currently an improved two lane paved
state highway. 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.
•• •
Date 8/28/08
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 08-3071: (Bridgedale Plaza, 569): Submitted by Jorgensen & Associates for
property located at the SE corner of Huntsville Road and Rivermeadows Drive 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 15.95 acres.
It is the opinion of the Fayetteville Police Department that this R-PZD will substantially
alter the population density, and may possibly create an appreciable or undesirable
increase in the load on police services. This R-PZD will create an appreciable increase in
traffic danger on the heavily congested two lane highway (Huntsville Road).
Sincerely,
Captain William Brown
Fayetteville Police Department
A
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MEMO
To: Dara Sanders, Andrew Garner, Jeremy Pate, and Jesse
Fulcher
From: Captain Mark Stevens
Date: September 5, 2008
Subject: September 5, 2008 Zoning Review
R. PZD 08-3071: Planned Zoning District (BRIDGEDALE PLAZA, 569): Submitted by
JORGENSEN & ASSOC for property located at THE SE CORNER OF HUNTSVILLE ROAD AND
RIVERMEADOWS DRIVE. The property is zoned RSF-4, SINGLE FAMILY -4 UNITS/ACRE AND R-
A, RESIDENTIAL AGRICULTURAL and contains approximately 15.95 acres. The request is to
review a zoning and land use only application for 113 residential units and 17,500 sq. ft. of non
residential space.
This property is covered by Ladder 3 located at 1050 S. Happy Hollow Rd.
It is 2.2 miles from the station with an anticipated response time of 5 minutes.
This development will have a call for service impact of 20 calls (13 EMS/ 7 other) per year once
maximum build out has occurred. Construction typically takes 12-18 months on this type of
development before maximum build out occurs.
Measured hydrant flow is 1560 gallons per minute in this area.
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ARKANSAS
TL-IE CITY OF FAYETTEVILLE, ARKANSAS
125 W. Mountain St.
Fayetteville, AR 72701
PLANNING DIVISION CORRESPONDENCE Telephone: (479) 575-8267
To: City Council, Mayor Dan Coody
From: Jeremy Pate, Director of Current Planning
Date: 18 November 2008
Subject: R-PZD 08-3071 (Bridgedale Plaza)
As discussed at the last agenda session meeting, it is my understanding that the City Council may wish to
reconsider its denial of R-PZD 08-3071, Bridgedale Plaza. This decision was made at the meeting of
November 04, 2008. The applicant has submitted new booklets and plats which have been revised to reflect
substantial changes, in an attempt to gain a favorable review and approval from the Council.
The change, in brief, is that the multi -family planning area, formerly Planning Area #2, has been removed and
replaced with additional single family dwellings instead.
The previous land use plan included the following:
15.95 acres, Net Density of 8 units per acre
Single Family Residential: 46 dwellings, 5 units per acre
Multi -family Residential: 60 dwellings, 21.5 units per acre
Residential -Office: 20,000 SF non-residential space and 24 dwelling units
Neighborhood Commercial: 20,000 SF non-residential space
The current land use plan proposes the following:
15.95 acres, Net Density of 5 units per acre
Single Family Residential: 60 dwellings, 5 units per. acre
Residential -Office: 20,000 SF non-residential space and 24 dwelling units
Neighborhood Commercial: 20,000 SF non-residential space
Should the City Council choose to approve the amended proposal, staff has prepared amended conditions of
approval that remove references to the multi -family units, and these shall be enforceable by the adopted
ordinance.
K: Veremy12008 Corse pondencelBoard MemoslR-PZD 08-3071 Bridgedale Plaza Reconsideralion.doe
CONDITIONS OF APPROVAL:
R-PZD 08-3071
Page 1 of3
Conditions of Approval for R-PZD 08-3071 (Bridgedale Plaza)
1. Planning Commission determination of compliance with adopted land use policies and goals
including City Plan 2025 and the PZD ordinance. As discussed in the finding in this report
and with conditions herein, staff finds that Bridgedale plaza is in compliance wide the
adopted land use policies and City Plan 2025.
09/22/08 PLANNING COMMISSION FOUND 1N FAVOR
2. Street improvements. The Planning Commission will make final determinations of street
improvements at the time of development. All proposed streets shall be constructed
according to City standards, including pavement, curb, gutter, storm drains, and a 5'
sidewalk on both sides, where applicable. OJfsite improvements will likely consist of
• River il4eadows Drive to include a right-tm lane and a left -turn lane at Highway 16.
• Highway 16 to include all standard improvements in accordance with the Master
Street Plan, with the potential for a left turn lane.
• Potential for construction of or contribution gfpayment for a traffic signal at River
Meadows and Highway 16.
09/22/08 PLANNING COMMISSION FOUND IN FAVOR
3. Planning Commission determination of adequate connectivity. Staffreconnmends infavorof
the proposed connectivity finding that the proposed alignment will be beneficial to the
neighborhood. A street stub -out and cross -access to the east in two points will provide
needed east -west connections with future development.
09/22/08 PLANNING COMMISSION FOUND IN FAVOR
4. Signage. Staff recommends signage typical for single-family residential districts for Planning
Area 1; typical Residential -Office district signage in Planning Area 3; and typical
commercial district signage in Planning Area 4. No pole or pylon signs shall be permitted on
the property.
5. Phasing. Staff is recommending the applicant be required to obtain subdivision approval
within three years from City Council approval of the PZD. After final plat approval, the
applicant shall obtain large scale development approval ofPA-2 and PA -3 within four years
from the date of City Council approval of the R-PZD, with all building permits for each
respective planning area (subdivisions excluded) required to be issued within one year of
development approval. Extensions shall be available for each time limit pursuant to Chapter
166.20 of the Unified Development Code. For each development approval, the standard
maximum of three years for construction shall be permitted, in accordance with the Unified
Development Code.
6. Right-of-way in the amount of 48.5' from centerline by warranty deed for Huntsville
Road/Highway 16 shall be dedicated with approval of the preliminary plat or large scale
development, whichever comes first.
7. Planning Area I shall receive preliminary plat and final plat approval prior to construction.
0 •
CONDITIONS OF APPROVAL:
R-PZD 08-3071
Page 2 of 3
Planning Areas 2 and 3 shall receive large scale development review and approval prior to
construction.
8. Prior to development submittal, the applicant shall submit the development plans to the Parks
& Recreation Advisory Board for review and recommendations regarding parkland
dedication.
9. Lot 56 of Planning Area I shall be designated as an unbuildable lot for open green space.
10. No portion of any structure (i.e. porches, overhangs; etc.) shall encroach into building
setbacks or utility easements.
II. Buildings shall be constructed to be consistent with the elevations and concepts depicted in
the building elevations in the booklet as specified. Building elevations will be reviewed at
the time ofpreliminary plat, final plat, large scale development and building permit to ensure
compliance with bulk, area, greenspace, and commercial design requirements.
12. The Master Development Plan, Statement of Commitments and Architectural Standards
submitted by the applicant shall be considered binding and tied to the zoning oftheproperty.
Conditions of approval as noted herein and other requirements placed upon the project with
review of the Master Development Plan — Planned Zoning District by the City Council shall
also be binding.
13. The following revisions shall be completed to the booklets/plats prior to re -submittal for City
Council consideration:
a) Update the density and intensity information on page 9 to reflect that
proposed in the text. Dwellings are not a permitted or conditional use in
Planning Area 3.
Standard conditions of approval:
14. Impact fees for fire, police, water, and sewer shall be paid in accordance with City ordinance.
15. 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.
16. Trash enclosures shall be screened with access not visible from the street. The trash
enclosures shall he constructed with materials that are complimentary to and
compatible with the proposed building. A detail of the proposed screening shall be
submitted and approved by the Planning Division prior to issuance of the building
permit. Any additional dumpsters located on site shall be screened from the right-of-way.
0 0
CONDITIONS OF APPROVAL:
R-PZD 08-3071
Page 3 of 3
17. All mechanical/utility equipment (roof and ground mounted) shall be screened using
materials that are compatible with and incorporated into the structure. A note shall be
clearly placed on the plat and all construction documents indicating this requirement.
18. All freestanding and wall signs shall comply with ordinance specifications for location, size,
type, number, etc. Any proposed signs shall be permitted by a separate sign permit
application prior to installation.
19. All existing utilities below 12kv shall be relocated underground. All proposed utilities shall
be located underground.
Added condition of approval:
20. A proper drainage system shall be extended to the low area located to the west of
Roberts Road to adequately drain this area for a storm frequency equal to a 100 -year
rainfall event. This drainage system shall be designed and reviewed at the time of
Preliminary Plat submittal and be found to meet all City Drainage Criteria by the
Engineering Division.
AMENDED PLANNING COMMISSION CONDITION OF APPROVAL
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BRIDGEDALE PLAZA
(A PLANNED MIXED USE DEVELOPMENT)
MASTER DEVELOPMENT PLAN
CONCEPTUAL PZD
FAYETTEVILLE, AR
Owner
Clint McDonald
Fayetteville, AR 72703
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TABLE OF CONTENTS
A. REPRESENTATIVE/CURRENT OWNERSHIP OF THE PROPERTY ...........................................1
1
B. SUMMARY (SCOPE, NATURE, AND INTENT)..............................................................................
1
C. GENERAL PROJECT CONCEPT....................................................................................................2
1. Street and Lot Layout..........................................................................................................2
2. Site Plan..............................................................................................................................2
3. Buffer Areas.........................................................................................................................2
4. Tree Preservation................................................................................................................2
5. Storm Water Detention Areas and Drainage.......................................................................3
6. Undisturbed Natural Areas..................................................................................................3
7. Existing and Proposed Utility Connections and Extensions................................................3
8. Development and Architectural Design Standards.............................................................3
9. Building Elevations..............................................................................................................3
D. PROPOSED DEVELOPMENT PHASING AND TIME FRAME........................................................4
E. PROPOSED PLANNING AREAS.....................................................................................................4
F. PROPOSED ZONING AND DEVELOPMENT STANDARDS..........................................................5
G. MASTER DEVELOPMENT PLAN AS COMPARED TO CURRENT ZONING DISTRICT
REQUIREMENTS...........................................................................................................................11
1. Planning Area #1: Single Family Residential..................................................................11
2. Planning Area #2: Residential Office..........................................................................................12
3. Planning Area #3: Neighborhood Commercial...........................................................................13
ANALYSIS OF THE SITE CHARACTERISTICS............................................................................14
H. RECREATIONAL FACILITIES.......................................................................................................14
I. REASON FOR REZONING REQUEST.........................................................................................14
J. RELATIONSHIP TO THE EXISTING AND ADJACENT LAND USES...........................................14
K. COMPLIANCE WITH CITY OF FAYETTEVILLE PLAN 2025........................................................14
L. TRAFFIC STUDY...........................................................................................................................16
M. IMPACTS ON CITY SERVICES.....................................................................................................16
N. STATEMENT OF COMMITMENTS................................................................................................16
1. Dedication of Public Facilities............................................................................................16
2. On or Off -Site Improvements.............................................................................................16
3. Natural Resources and Environmental Sensitive Areas...................................................16
4. Project Phasing Restrictions..............................................................................................16
5. Fire Protection...................................................................................................................17
6. Other Commitments Imposed by the City.........................................................................17
7. Parks, Trails, and Open Space Commitments..................................................................17
8. Proposed Preliminary Building Elevations.........................................................................17
O. DEVELOPMENT STANDARDS, CONDITIONS, AND REVIEW GUIDELINES ............................17
1. Screening and Landscaping..............................................................................................17
2. Traffic and Circulation........................................................................................................18
3. Parking Standards.............................................................................................................18
4. Perimeter Treatment..........................................................................................................18
5. Sidewalks...........................................................................................................................18
6. Street Lights......................................................................................................................18
7. Water.................................................................................................................................18
8. Sewer.................................................................................................................................18
9. Streets and Drainage.........................................................................................................18
10. Construction of Non -Residential Facilities.........................................................................18
11. Tree Preservation..............................................................................................................19
12. Architectural Design Standards............................................................................19
13. Signage..............................................................................................................................19
14. View Protection..................................................................................................................19
15. Revocations.......................................................................................................................19
16. Covenants, Trusts, and Homeowner Associations...........................................................19
17. Intent/Purpose of PZD Ordinance.....................................................................................20
APPENDIX..................................................................................................................................................21
PlanningArea 1..............................................................................................................................21
PlanningArea 2 & 3........................................................................................................................26
A. CURRENT OWNERSHIP OF PROPERTY AND REPRESENTATIVE
The owner of this property is Clint McDonald doing business as McDonald, LLC.
Mr. McDonald recently developed Bridgedale Subdivision. Phase 1, which is located
just south of this project presented.
The representative for this project is David Jorgensen or Jared Inman of Jorgensen and
Associates.
B. SUMMARY (SCOPE, NATURE, AND INTENT)
Bridgedale Plaza is being presented as a conceptual PZD. This project is located at the
southeast corner of Highway 16 East (Huntsville Street) and River Meadows Drive,
which leads into Stonebridge Meadows Subdivision. This is a Planned Mixed Use
Development, consisting of 12.03 acres of Single Family Residential, 1.98 acres of
Residential Office, and 2.01 acres of Neighborhood Commercial.
The 12.03 acres of Single Family referred to as Planning Area #1 is just east of
Stonebridge Meadows Subdivision, Phase 1, and just north of Bridgedale Subdivision
Phase 1. Both of these subdivisions are zoned RSF-4 single family. Planning Area #1 of
this project will consist of 60 single family lots averaging approximately 115' x 60' wide
with 10' front setbacks and a minimum lot width of 50'. We plan to install a combination
of rear access alleys and individual drives. The style and exterior appearance will be
similar to those shown in the submittal.
Planning Area #2 is the residential office area consisting of 1.98 acres. This area will be
set aside for service related business, such as insurance, child care, dry cleaners, etc.
The maximum number of residential units shall be no more than 15 units. All residential
units allowed by Planning Commission approval by Conditional Use request.
Bridgedale Plaza
Page 1
Planning Area #3 is referred to as a neighborhood commercial and consists of 2.01
acres. This area is reserved for service related business, such as a bank, Pizza shop,
Subway shop, or other related retail businesses.
In summary, we believe that the single family Planning Area #1 will be compatible with
the existing single family to the west and south and also provide a transition to the
residential office and neighborhood commercial.
With this Mixed Use node, we hope to provide services for the existing neighborhoods
as well as the new ones. Presently, there are very few of those service related
businesses in this area. For instance, some local residents of neighborhoods are
currently driving to Elkins for hardware, food and other additional services.
C. GENERAL PROJECT CONCEPT
1) Street and Lot Layout: Planning Area #1 will have a combination of rear
access alleys and individual drives. Connectivity is provided by a street to
the south, west, north, and to the east with the new proposed street
extension.
2) Site Plan: Please refer to the Master Development Plan.
3) Buffer Areas: Planning Area #1 will have a green belt surrounding it with a
privacy fence. A landscape plan will be prepared for each of the planning
areas. There currently exists a very dense row of trees and shrubs along
the west boundary of Planning Area #1. This green belt will be preserved
in its entirety and will screen the proposed shared drives along the
western boundary of Planning Area #1 from the adjacent neighborhood.
4) Tree Preservation: As per the present City ordinance, tree preservation
will be required. All of the trees on the perimeter will be preserved and
Bridgedale Plaza
Page 2
added to create a continuous screen with adjoining property owners. (see
above)
5) Storm Water Detention Areas: Excess storm water flows will be passed to
the river to the west.
6) Undisturbed Natural Areas: The majority of this site will be developed. As
mentioned, we will retain or improve the greenbelt around the perimeter of
the single family area to the south, east, and west. Additional plantings
will be made in the residential and the office area. (Also see #3 above)
7) Existing and Proposed Utility Connections and Extensions: This project
will connect to an existing 8" waterline to the south and west. In addition,
we have an existing 8" sewer line to the south which we will connect to.
All other utilities will be installed underground for service.
8) Development and Architectural Design Standards: For Planning Area #1
the single family residents will have a combination of rear access alleys
and individual drives. All houses will have a front porch to add curb
appeal. The intent is for all houses to be similar to that shown in this
presentation (appendix). Planning Areas #2 & #3 shall comply with the
Commercial Design Standards.
9) Building Elevations: Exterior Elevations and site -layout have been
included for your review.
Bridgedale Plaza
Page 3
D. PROPOSED DEVELOPMENT PHASING AND TIMEFRAME
Approval of this PZD will allow the owner to market each portion of the project.
Development requests for each Planning Area will be submitted to the City for
approval. For Planning Area #1, we will submit a subdivision plat with plans;
Planning Areas #2 and #3 will require a standard Large Scale Development
submittal for review by the City. The following is a proposed timeline for the
development:
1) Preliminary Plat approval for Planning Area #1 ...............Aug. 2009
2) Construction Plan approval for PA #1 ........................... Dec. 2009
3) Construct PA #1 (infrastructure) ..................................Dec. Dec. 2010
4) Final Plat Approval PA#1..........................................Jan. 2011
5) Large Scale Development PA#2..................................Aug. 2010
6) Construct PA#2 (infrastructure) ...................................Jan. Jan. 2011
7) Large Scale Development PA#3..................................Jan. 2011
8) Construct PA#3....................................................... Mar. 2011
*Planning and construction of Planning Areas #2 or #3 may commence prior to
construction of Planning Area #1. Some infrastructure is required in Planning
Area #1 to construct Planning Areas #2 or #3
E. PROPOSED PLANNING AREAS
This project has three planning areas. We referred to them as Planning Area #1
(Single Family Residential), Planning Area #2 (Residential Office), and Planning
Area #3 (Neighborhood Commercial).
Planning Area #1 12.03 Acres (60 Lots)
Planning Area #2 1.98 Acres (Residential Office)
Planning Area #3 2.01 Acres (Neighborhood Commercial)
Bridgedale Plaza
Page 4
F. PROPOSED ZONING AND DEVELOPMENT STANDARDS
Planning Area #1: Single Family Residential:
Purpose: The purpose of Planning Area #1 is to permit and encourage the
development of single family detached dwelling units with in a density
similar to RSF-4. This is for 60 units on 12.03 acres, which will have
a density of 5 units/acre.
Land Use Designation (Planning Area #1)
A. Permitted Uses:
Unit 1
City-wide uses by right
Unit 8
Single-family dwellings
Unit 41
Accessory dwellings
B. Conditional Uses:
Unit 2
City-wide uses by conditional use permit
Unit 3
Public protection and utility facilities
Unit 24
Home occupations
C. Density:
Acreage
12.03 acres
Number of Dwelling Units J
60 units
Nonresidential area j
0.30 acres (Park/Greenspace)
Density
5 units/acre
Bulk and Area Regulations
D. Lot width minimum = 50 feet
E. Lot area minimum = 5,000 square feet
F. Land area per dwelling unit = 5,000 square feet (minimum)
G. Setback Requirements:
Front Side Rear
10ft 5ft loft
H. Height Regulations: Structures in this district are limited to a
building height of 35 feet. The height may be increased over 35
feet by obtaining variance approval from the Board of Adjustment.
Bridgedale Plaza
Page 5
I. Building Area: The square footage of improvements shall not
exceed 50% of the total lot footage.
Site Planning
J. Screening and Landscaping: The screening and landscaping will
be provided as set forth in the Unified Development Code. The
individual homes will be heavily landscaped. (Please refer to the
page 3 for additional information).
K. Parking: All parking shall comply with chapter 172 of the Unified
Development Code.
L. Architectural Design Standards: Conceptual architectural
renderings and floor plans are provided at the end of this booklet.
At this time, a Contractor has not been selected for construction of
the single family houses. It is the interest of this Owner to obtain
approval of this PZD for construction of single family houses with a
front porch and rear access or private drives. Please refer to the
appendix for exterior elevations.
M. Signage: Signs shall be permitted and approved separately by a
sign permit application and shall be installed in accordance with the
Unified Development Code for RSF districts.
Bridgedale Plaza
Page 6
Planning Area #2: Residential Office:
Purpose: The Residential -Office District is designed primarily to provide area
for offices without limitation to the nature or size of the office,
together with community facilities, restaurants, and compatible
residential uses.
Land Use Designation (Planning Area #2)
A. Permitted Uses:
Unit 1
City-wide uses by right
Unit 5
Government facilities
Unit 12
Offices, studios, and related services
Unit 25
Professional offices
B. Conditional uses:
Unit 2
City-wide uses by conditional use permit
Unit 3
Public protection and utility facilities
Unit 4
Cultural and recreational facilities
Unit 13
Eating places
Unit 15
Neighborhood shopping
Unit 24
Home occupations
Unit 26
Multi -family dwellings
C. Density/Intensity:
Acreage
1.98 acres
Number of dwelling units
15 units max.
Nonresidential square feet
12,750 S.F.
Density
8 dwelling units/acre
Intensity
6,500 S.F. /acre
Bulk and area regulations:
D. Lot Width Minimum:
Three or more 90 ft
Townhomes 90 ft
Bridgedale Plaza
Page 7
E. Lot Area Minimum:
Three or more
8,000 S.F.
Townhomes
10,000 S.F.
Nonresidential
25,500 S.F.
F. Land Area Per Dwelling:
Three or more
1,000 S.F.
Townhomes (One bedroom)
1,000 S.F.
Townhomes (Two or more bedrooms)
1,200 S.F.
G. Setback Regulations:
Front
5 ft
Front (Hwy 16 frontage)
25 ft
Front (River Meadows frontage)
30 ft
Side
15 ft
Rear
15 ft
H. Height Regulations: Structures in this district are limited to a
building height of 35 feet. The height may be increased over 35
feet by obtaining variance approval from the Board of Adjustments.
I. Building Area: On any lots, the area occupied by all buildings shall
not exceed 50% of the total area of such lot.
Site Planning
J. Screening and Landscaping: The screening and landscaping will
be provided as set forth in the Unified Development Code. (Please
refer to the page 3 for additional information).
K. Parking: All parking shall comply with Chapter 172 of the Unified
Development Code.
L. Architectural Design Standards: Conceptual architectural
renderings and floor plans are provided at the end of this booklet.
Please refer to the appendix for exterior elevations.
M. Signage: Signs shall be permitted and approved separately by sign
permit application and shall be installed in accordance with the
Unified Development Code for the Residential Office zoning district.
Bridgedale Plaza
Page 8
Planning Area #3: Neighborhood Commercial:
Purpose: The Neighborhood Commercial District is designed primarily to
provide convenience goods and personal services for persons living
in the surrounding residential areas.
Land Use Designation (Planning Area #3)
A. Permitted Uses:
Unit 1
City-wide uses by right
Unit 3
Public protection and utility facilities
Unit 12
Offices, studios, and related services
Unit 13
Eating places
Unit 15
Neighborhood shopping
Unit 18
Gasoline service stations and drive-in restaurants
Unit 25
Professional offices
B. Conditional Uses:
Unit 2
City-wide uses by conditional permit
Unit 3
Public protection and utility facilities
Unit 4
Cultural and recreational facilities
Unit 16
Shopping oods
Unit 34
Liquor stores
Unit 35
Outdoor music establishments
Unit 36
Wireless communications facilities
C. Density & Intensity:
Acreage
1.98 acres
Number of dwelling units
15 units max.
Nonresidential square feet
12,750 S.F.
Density
8 dwelling units/acre
Intensity
6,500 S.F. /acre
Bulk and Area Regulations:
D. Lot Width Minimum: None.
E. Lot Area Minimum: None.
F. Land Area Per Dwelling: None.
Bridgedale Plaza
Page 9
G. Setback Regulations:
Front (River Meadows)
15 ft
Front (Street #4)
l0 ft
Front (w/ parking)
50 ft.
Side
None
Side (when contiguous to a residential district)
to ft
Rear
20 ft
H. Height Regulations: Maximum building height of 35 feet. The height
may be increased over 35 feet by obtaining variance approval from
the Board of Adjustment.
Building Area: On any lot the area occupied by all buildings shall
not exceed 50% of the total area of such lot
Site Planning
J. Screening and Landscaping: The screening and landscaping will
be provided as set forth in the Unified Development Code. (Please
refer to the page 3 for additional information).
K. Parking: All parking shall comply with chapter 172 of the Unified
Development Code.
L. Architectural Design Standards: Conceptual architectural
renderings and floor plans are provided at the end of this booklet.
Please refer to the appendix for exterior elevations.
M. Signage: Signs shall be permitted and approved separately by sign
permit application and shall be installed in accordance with the
Unified Development Code requirements for Commercial Districts.
Bridgedale Plaza
Page 10
G. MASTER DEVELOPMENT PLAN AS COMPARED TO CURRENT
ZONING REQUIREMENTS
A. PA -1 (Single Family)
Existing Zoning
Proposed Zoning
R -A Residential -Agricultural
PA -1 (Single Family)
Permitted Uses
Unit 1
City-wide uses by right
Unit I
City-wide uses by right
Unit 3
Public protection and utility facilities
Unit 6
Agriculture
Unit 8
Single-family dwellings
Unit 7
Animal husbandry
Unit 8
Single-family dwellings
Unit 9
Two-family dwellings
Unit 41
Accessory dwellings
Unit 37
Manufactured homes
Unit 41
Accessory dwellings
Conditional Uses
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 5
Government facilities
Unit 20
Commercial recreation, large sites
Unit 24
Home occupations
Unit 24
Home occupations
Unit 36
Wireless communications facilities
Units per acre
One-half
Acreage
12.03 acres
Dwelling Units
60 units
Nonresid. Area
0.30 acres (Park/Greenspace)
Density
5 units/acre
Bulk and Area Regulations
Lot width minimum 200 ft. 50 ft
Lot Area Minimum
Residential
2 acres
5000sq.ft.
Nonresidential
2 acres
5000sq.ft.
Land area per
dwellin unit
2acres
5,000 sq. ft.
x
Front
25 ft
10 ft
Side
20 ft
5 ft
Rear
35 ft
loft
t Ri uirements
There shall be no maximum height limits in the A-1 District,
provided, however, that any building which exceeds the height
of 15 feet shall be setback from any boundary line of any
residential district a distance of 1.0 foot for each foot of height in
excess of 15 feet. Such setbacks shall be measured from the
required setback lines.
Maximum building height of 35 feet, The height may be
increased over 35 feet by obtaining variance approval from the
Board of Adjustment.
On any lot, the area occupied by all the buildings shall not
exceed 50% of the total area of such lot.
None
Bridgedale Plaza
Page 11
B. PA -2 Residential Office
Existing Zoning
Proposed Zoning
RSF-4 ;Residential- Agricultural
PA -2 (Residential office)
Permitted Uses
Unit 1
City-wide uses by right
Unit 1
City-wide uses by right
Unit 5
Government facilities
Unit 8
Single family dwellings
Unit 12
Offices, Studios, & Related Services
Unit 41
Accessory dwellings
Unit 25
Professional Offices
Conditional Uses
Unit 2
City-wide uses by conditional use
Unit 2
City-wide uses by conditional use permit
permit
Unit 3
Public protection and utility facilities
Unit 3
Public protection and utility services
Unit 4
Cultural and recreational facilities
Unit 4
Cultural and recreational facilities
Unit 5
Government Facilities
Unit 13
Eating Places
Unit 9
Two-family dwellings
Unit 15
Neighborhood shopping goods
Unit 24
Home occupations
Unit 24
Home occupation
Unit 36
Wireless communications facilities
Unit 26
Multi family dwellings
Density! In
Acreage 1.98 acres
Number of dwelling units 15 units max.
Units per acre
4 Nonresidential square feet 12,750 S.F.
Density 8 DU/acre
Intensity 6,500 SF/acre
Bulk and Area Regulations
Lot width minimum
70 ft. Three or more = 90 ft.; Townhouses = 90 ft.
Lot area minimum
8,000 sq. ft.
Three or more = 8,000 ft'; Townhouses = 10,000 ft'
Residential
N/A
12,750 sq. ft. (15 units max.)
Nonresidential
N/A
12,750 sq. ft.
Land area per
8,000 sq. ft.
Three or more = 1000 ft
Townhouses (One Bedroom) = 1000 ft';
dwelling unit
Townhouse (Two or more bedrooms) = 1200 ft'
Setback Requirements
Front
25 ft. 5 ft.
Front (Hwy. 16
N/A
25 ft.
frontage)
Front (River
N/A
30 R
Meadows frontage)
Side
8 ft.
15 ft.
Rear 20 ft.
15 ft
- -Height Requirements
Structures in this district are limited to a building height of 45
feet. The height of a proposed structure may only be increased
Maximum building height of 35 feet. The height may be
above 45 feet by obtaining a variance after hearing by
increased over 35 feet by obtaining variance approval from the
the Planning Commission. Existing structures that exceed 45
Board of Adjustment.
feet in height shall be grandfathered in, and not considered
nonconforming uses.
BuIlding Aria
On any lot the area occupied by all the buildings shall not
None
exceed 50% of the total area of such lot.
Bridgedale Plaza
Page 12
C. PA -3 Commercial
Existing Zone
Proposed Zoning
RSF-4
PA -3 (Commercial)
Unit 1
City-wide uses by right
Unit 1
City-wide uses by right
Unit 8
Single family dwellings
Unit 3
Public protection and utilities
Unit 41
Accessory dwellings
Unit 12
Offices, Studios, and related services
Unit 13
Eating places
Unit 15
Neighborhood shopping goods
Unit 18
Gasoline service stations and drive in
restaurants
Unit 25
Professional offices
Unit 2
_'uj.Condition
City-wide uses by conditional use Unit 2
permit
City wide uses by conditional use permit
Unit 3
Public protection and utility
facilities
Unit 3
Public protection and utility facilities
Unit 4
Cultural and recreational facilities
Unit 4
Cultural and recreational facilities
Unit 5
Government facilities
Unit 9
Two family dwellings
Unit 16
Shopping goods
Unit 24
Home occupations
Unit 34
Liquor stores
Unit 36
Wireless communications facilities
Unit 35
Outdoor music establishments
Unit 36
Wireless Communications
Density
Units per acre
4
Acreage
2.01 acres
Nonresidential Area
Bldg. Area = 17,500 sq. ft
Intensity
20%
ulk and Area Regulations
Lot width minimum
70
None
Lot area minimum
8,000 sq. ft.
Land area per dwelling unit
8,000 sq. ft.
Setback Requirements"
Front
25 ft.
-
Front (River Meadows)
NIA
15 ft
Front (Street #4)
N/A
10 ft.
Front (w/ parking)
N/A
50 ft.
Side
8 ft.
None
Side, when contiguous to a
residential district
N/A
10 ft.
Rear 20 ft.
Height Requirements
Structures in this district are limited to a building height of 45 feet. The
height of a proposed structure may only be increased above 45 feet by
obtaining a variance after hearing by the Planning Commission. Existing
structures that exceed 45 feet in height shall be grandfathered in, and
not considered nonconforming uses.
20 ft.
Maximum building height of 35 feet. The height may be
increased over 35 feet by obtaining a variance after
hearing by the Planning Commission.
Building Area
On any lot the area occupied by all the buildings shall not exceed 40% of
the total area of such lot.
On any lot the area occupied by all the buildings shall not
exceed 50% of the total area of such lot.
Bridgedale Plaza
Page 13
Analysis of the Site Characteristics:
No environmentally hazardous, sensitive, or natural resource areas have been
found on this site.
H. RECREATIONAL FACILITIES:
This property is very close to Stonebridge Meadows Golf Course. In addition, it is
anticipated that the single family portion of this PZD will utilize the park in
Bridgedale Plaza Subdivision. Prior to development submittal, development
plans shall be submitted to the Parks and Recreation Advisory Board for review
and recommendations regarding parkland dedication.
1. REASON FOR REZONING REQUEST:
The reason for this Conceptual PZD request is to provide a planned mix use
development. The three planning areas that we propose have a variety of uses
and will provide service related business within a close proximity to these
neighborhoods. We feel there is a need for smaller single family quality homes
built in the traditional style. We also feel that there is a need for small residential
office and neighborhood commercial (cleaners, daycare, pizza, etc.).
J. RELATIONSHIP TO THE EXISTING AND ADJACENT LAND
USES:
Property to the west is RSF-4. Property to the south is RSF-4 and a portion is in
the county. Property to the east is R -A.
K. COMPLIANCE WITH CITY OF FAYETTEVILLE PLAN 2025:
In general, the 2025 plan calls for Residential Neighborhood Area, which
encourages traditional neighborhood development that incorporates low -intensity
non-residential uses. This development provides mixed uses ranging from
single-family and multi -family to residential office and commercial. We feel that
Bridgedale Plaza
Page 14
this development will provide a traditional neighborhood, and at the same time
provide services to that neighborhood.
Goal #1 — Appropriate infill and revitalization the highest priority.
The appropriate infill for this area needs to be a project with multiple uses. The
surrounding area is heavily residential canvassing the landscape. We feel that
this mixed use project will utilize the land appropriately and provide uses that
benefit surrounding neighborhoods.
Goal #2 — Discourage urban sprawl.
We feel that the surrounding area over the years has become the definition of
urban sprawl. With this development we will utilize the land as much, and as
responsibly, as possible and discourage urban sprawl with the proposed mixed
uses.
Goal #3 — Traditional town form the standard.
With the multiple uses, this development will promote traditional town form and
give people in this neighborhood a chance to live and work in the same area.
The houses will be located close to the street with front and rear access drives as
well as alleys.
Goal #4 — Grow a livable transportation network.
With the locations of the businesses and greenspaces in relation to the
residences, we feel that this development promotes walkability within the project.
Goal #5 — Assemble an enduring green network.
This development will preserve the natural greenbelt around the site and also
propose numerous landscape and greenbelt situations within the project. There
will also be a park centrally located within the development.
Goal #6 — Create attainable housing.
This development will promote attainable housing and accommodate "workforce
families", who significantly impact the city's growing economy.
Bridgedale Plaza
Page 15
L. TRAFFIC STUDY:
We feel that the added traffic with this development is minimal in comparison with
current traffic counts. A traffic study has been initiated at this time. Preliminary
discussions indicate that the traffic count in this area will not justify installation of
a traffic signal at the intersection of River Meadows Drive and Hwy 16 but this
developer is willing to cost share a traffic signal if required.
M. IMPACTS ON CITY SERVICES:
There are no significant impacts to city services associated with this project.
Water and sewer have been addressed in other areas of the booklet. Waste will
be managed by each single family dwelling being assigned a plastic trash
container in accordance with the City of Fayetteville waste management
practices. Screened dumpsters will be located around the commercial area and
office area.
N. STATEMENT OF COMMITMENTS:
1) Dedication of Public Facilities:
This project will consist of six public streets, which will be named,
approved by the GIS Division, and then dedicated to the City of
Fayetteville. Utility infrastructure will be dedicated to the City of
Fayetteville and utility easements will be dedicated by the Final Plat.
2) On or Off -Site Improvements:
The development of on or off -site infrastructure necessary to serve this
project shall be completed prior to Final Plat submittal.
3) Natural Resources and Environmentally Sensitive Areas:
There are no known natural resources or environmentally sensitive areas
on this site.
4) Project Phasing Restrictions: (see Pg. 4 also)
1) Preliminary Plat approval for Planning Area #1 ...............Aug. 2009
2) Construction Plan approval for PA #1 ........................... Dec. 2009
3) Construct PA #1 (infrastructure) ..................................Dec. Dec. 2010
Bridgedale Plaza
Page 16
4) Final Plat Approval PA#1.......................................... Jan. 2011
5) Large Scale Development PA#2..................................Aug. 2010
6) Construct PA#2 (infrastructure) ...................................Jan. Jan. 2011
7) Large Scale Development PA#3..................................Jan. 2011
8) Construct PA#3....................................................... Mar. 2011
*Planning and construction of Planning Areas #2 or #3 may commence prior to
construction of Planning Area #1. Some infrastructure is required in Planning
Area #1 to construct Planning Areas #2 or #3
5) Fire Protection:
This project will be served by the Fayetteville Fire Department. The
closest station is at Hwy 265 and Old Wire Road.
6) Other Commitments Imposed by the City:
There are currently no other commitments imposed by the City.
7) Parks, Trails, and Open Space Commitments:
Tree preservation and protection will be implemented in accordance with
the City of Fayetteville Code of Ordinances Title XV Unified Development
Code: Chapter 167 Tree Preservation and Protection. Lot 46 in Planning
Area #1 is designated as a Park/Open Space and shall be accessible to
only residents of Bridgedale Plaza and maintained by the P.O.A.
8) Proposed Preliminary Building Elevations:
Conceptual architectural elevations and floor plans are provided at the end
of this booklet.
O. DEVELOPMENT STANDARDS, CONDITIONS, AND REVIEW
GUIDELINES:
1) Screening and Landscaping:
The screening and landscaping will be provided as set forth in the Unified
Development Code. The majority of this site will be developed. As
mentioned, we will retain or improve the greenbelt around the perimeter of
the single family area to the south, east, and west. The individual homes
Bridgedale Plaza
Page 17
will be heavily landscaped. All nonresidential uses shall be screened from
the residential uses as per the City's Landscape Regulations (Please refer
to the page 3 for additional information)
2) Traffic and Circulation:
Access to this property is by way of a street to the south into Bridgedale
Subdivision and the west onto River Meadows Drive and onto Hwy 16
East.
3) Parking Standards:
All parking shall comply with chapter 172 of the Unified Development
Code.
4) Perimeter Treatment:
Perimeter fencing and greenbelt will be provided to the south, east, and
north. (Please refer to page 3 for additional information)
5) Sidewalks:
Sidewalks will be designed and constructed on both sides of the proposed
streets.
6) Street Lights:
Street lights will be designed and constructed in accordance with the
Unified Development Code with a maximum separation of 300'.
7) Water:
Water lines will be designed and constructed in accordance with the City
of Fayetteville Water and Sewer Specifications.
8) Sewer:
Sewer lines will be constructed in accordance with the City of Fayetteville
Water and Sewer Specifications.
9) Streets and Drainage:
Streets and drainage will be reviewed at the time of development.
10) Construction of Non -Residential Facilities:
There are no non residential areas directly serving the proposed
residence.
Bridgedale Plaza
Page 18
11) Tree Preservation:
Tree preservation and protection will be implemented in accordance with
Section 167 of the Unified Development Code.
12) Architectural Design Standards:
Conceptual architectural renderings and floor plans are provided at the
end of this booklet. At this time, a Contractor has not been selected for
construction of the single family houses. Please refer to the appendix for
exterior elevations. Planning Areas #2 and #3 shall comply with
Commercial Design Standards of the City of Fayetteville Unified
Development Code.
13) Signage:
Signage typical for Single -Family residential districts for Planning Area #1;
signage typical for Residential -Office districts for Planning Area #2; and
signage typical for Commercial districts for Planning Area #3 shall be
permitted and approved separately and shall be installed in accordance
with the Unified Development Code. No pole or pylon signs shall be
permitted on the property.
14) View Protection:
We are not anticipating that any improvements to this property will impact
any view of surrounding properties. There is an existing tree line that will
be preserved along the west and south boundary of the single-family area.
15) Revocations:
The developer understands causes for revocation and will take all
measures necessary to avoid revocation.
16) Covenants, Trusts, and Homeowner Associations:
The developer will create a property owners association for the purpose of
owning and maintaining the common landscape areas. The developer will
prepare protective covenants to establish home building standards.
Bridgedale Plaza
Page 19
17) Intent/Purpose of PZD Ordinance:
The PZD Ordinance provides this project the ability to create a planned
development. Utilizing a PZD allows for slight modifications to traditional
setbacks, lot widths, and lot area minimums.
The R-PZD Ordinance 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 zone. (City of Fayetteville
Zoning Regulations CD161.23 (C)).
This development encourages a variety and flexibility in land development
and land use for predominately residential areas consistent with the city's
General Plan and the orderly development of the city. This R-PZD will
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. This
development will 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. This R-PZD will provide a means of developing
areas with special physical features to enhance natural beauty and other
attributes. And finally, this development will also encourage the efficient
use of those public facilities required in connection with new residential
development.
Bndgedale Plaza
Page 20
APPENDIX
PLANNING AREA 1
Bridgedale Plaza
Page 21
Looking south into Planning Area #i
Bridgedale Plaza
Page 22
Looking South down River Meadows Drive
(Existing canopy separating Bridgedale Plaza from Stonebridge Meadows that will he preserved.)
Bridgedale Plaza
Page 23
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PLANNING AREA 2 & 3
Bridgedale Plaza
Page 26
These are the architectural design standards intended for
Planned Areas 3 & 4, and will be reviewed at time of LSD.
Bridgedale Plaza
Page 27
0 • PageIofl
Clarice Pearman - Ords. 5197-5202
From:
Clarice Pearman
To:
Pate, Jeremy
Date:
12.5.08 2:22 PM
Subject:
Ords. 5197-5202
CC:
Audit; GIS
Attachments:
Audit; GIS
Jeremy:
Attached are copies of the above ordinances passed by City Council December 2, 2008. Please let me know if there is
anything else needed for these items. Have a good day.
Clarice
f t Ic://C:ADocuments%20and%20Settings\cpearman.000\Local%20Settings\Temp\XPgrpwiseA49393927FA.
S
RECEIVED
Arkansas Democrat (azet ,e DEC 102008
CITY OF FAYETTEVILLE
CITY CLERK'S OFFICE
Northwest Arkansas Times
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 5197
December 7, 2008
Publication Charge : $96.84
Signed:
Subscribed and sworn to before me
This/p day of �� 2008.
Notary Public
My Commission Expires: �Yf a G, O2 D /a
Do not pay from Affidavit, an invoice will be sent ptARy
w. � �
0
RECEIVED
DEC 10 2008
CITY OF FAYETTEVILLE
CITY CLERK'S OFFICE
• ORDINANCE NO. 51 W
)RDINANCE ESTABLISHING A RESIDENTIALIi
SHED ZONING DISTRICT TITLED R.PZD 8.f...t
MATELY 15.95 ACRES AMENDING THE OFFICIAL'I�
ZONING MAP OF THE CITY OF FAYETTEVILLE:I / ARKANSAS ,
AND ADOPTING THE ASSOCIATED MASTER
DEVELOPMENT PLAN.
EE IT ORDAINED BY THE CITY COUNCILOF THE CITY' OF FAYETTEVILIE,
ARKANSAS: ``
t�
Section 1: That the none classification of the following described property is hereby changed as fol-
Fkrws:
PZD �RSF., Residential Single Family. 4 units par afire and R -A. Residential Agricultural to R.
X71 as Shown In Exhibit'A' end depicted in Ezhibit'B' attached hereto and made
Padhereof. i Ild '
Section 2: Thal the changes, zoning classificata n is based upon the approved master development
plan, development standards, statement of conlmianents and the wrditions of approval as submit-
ted, determined appropriate and approved by the, City Council: firmer, that the conditions of
approval sha all be filed and available for MNg in ewthe affke of the City Clerk/Treasurer of the City Of
FayetrevilSection 3: That this ordinance shall take effect end beStfull force at such time as all W the reGuire-
marts of lire master development plan have been mild .
Sector 4: That the official sorting map of the City of Feyetleville, Arkansas, is hereby amended to
reflect the zoning change pmWded In Section , slows} ' - .
F PASSED nd APPROVED this 2nd day of Decemb er. 2098. . ..
APPROVED ATTEST.
By: {{{ . .. _
Exhibit A is a map and may be vlwed in the Office
peas hours. is
EXHIBIT
R-PZD 08
A PART OF THE W 1/2 OF THE NW rid of 9Femh:
THENCE S024649W 446.94 FEET; THENCE N81
230.74 FEET TO THE P.O.B.; CONTAINING 15.95
MENTS AND RIGHT OF WAY OF RECORD
M ClClorWtreasurer during normal buss
OR LESS SUBJECT TO EASE.