HomeMy WebLinkAboutOrdinance 5216 Doc ID : 012728530006 Tvoe : REL
Recorded : 02/26/2009 at 11 : 51 : 09 AM
Fee Amt : $40 . 00 Paae 1 of 6
Washington Countv . AR
Bette Stamos Circuit Clerk
File2009-00005725
ORDINANCE NO. 5216
AN ORDINANCE ESTABLISHING A RESIDENTIAL PLANNED
ZONING DISTRICT TITLED R-PZD 08-3170, THE COVES AT
WALNUT CROSSING PHASE III, LOCATED AT THE WESTERN
EDGE OF THE CITY OF FAYETTEVILLE CITY LIMITS AND
NORTH OF HIGHWAY 62; CONTAINING APPROXIMATELY
10.51 ACRES; AMENDING THE OFFICIAL ZONING MAP OF
THE CITY OF FAYETTEVILLE; AND ADOPTING THE
ASSOCIATED MASTER DEVELOPMENT PLAN.
BE IT ORDAINED BY THE CITY COUNCIL OF THE CITY OF FAYETTEVILLE,
ARKANSAS:
Section 1 : That the zone classification of the following described property is hereby
changed as follows:
From R-A, Residential-Agricultural to R-PZD 08-3170, The
Coves at Walnut Crossing Phase III, 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 a] I of
the requirements of the master development plan have been met.
Section 4 : That the official zoning map of the City of Fayetteville, Arkansas, is hereby
amended to reflect the zoning change provided in Section I above. „11111111IF;,,
'N,,
PASSED and APPROVED this 3rd day of February, 2009. ;�e•G�TY OF° Lpcn;
°
APPROVE ATTEST: ; FAYETTEVILLE:
ems° 'ti
By: By: - ".gd� �KANSPoJ�
0
ELD JO N, Mayor SONDRA E. SMITH, ity Clerk/Treasurer "''Jawmu�%4
EXHIBIT "A"
RPZD08-317(
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Close Up View COVES @WALNUT XING PH . III
SUBJECT PROPERTY
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0 75 150 300 0.50 600
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EXHIBIT `B"
R-PZD 08-3170
A PART OF THE WEST HALF (W 1 /2) OF THE SOUTHWEST QUARTER (SW 1 /4) OF THE
NORTHWEST QUARTER (NW 1 /4) OF SECTION 24, TOWNSHIP 16 NORTH, RANGE 31
WEST (SEC 24, T- 16-N, R-31 -W) AND MORE PARTICULARLY DESCRIBED AS FOLLOWS:
BEGINNING AT A 1 /2" REBAR MARKING THE NORTHWEST CORNER OF THE
SOUTHWEST QUARTER (SW 1/4) OF THE NORTHWEST QUARTER (NW 1/4) OF SECTION
24, TOWNSHIP 16 NORTH, RANGE 31 WEST (SEC 24, T- 16-N, R-31 -W), THENCE S
87017155 " E, 104.52 FEET; THENCE S 72° 17' 15 " E, 86.70 FEET; THENCE S 87° 17'55" E, 199.39
FEET; THENCE 76° 13'34" E, 79. 18 FEET; THENCE S 87° 17'55" E, 190.20 FEET; THENCE S
01053'47" W, 705 . 80 FEET; THENCE N 87°59'22" W, 411 .52 FEET; THENCE N 87°59'33" W,
149.74 FEET; THENCE S 89°51 '53 " W, 92.75 FEET; THENCE N 01 '54'57" E, 717. 17 FEET TO
THE POINT OF BEGINNING CONTAINING 457,947.46 SQUARE FEET OR 10.513 ACRES .
BASIS OF BEARINGS IS A SURVEY BY TONY ANDERSON (PLS 1272), JOB NUMBER 06-
12-02, DATED 9/12/07.
CONDITIONS OF APPROVAL:
R-PZD 08-3170
Page 1 of 3
Conditions of Approval for R-PZD 08-3170 (The Coves at Walnut Crossing Phase III)
1 . Planning Commission determination of street improvements. Staff recommends that a 5 '
sidewalk be constructed along Alberta Street. Said sidewalk shall connect to the existing
sidewalk to the east and continue west to the City limits line. Sufficient greenspace shall be
providedfrom•om the back of curb to meet the requirements of the Master Street Plan.
2. Planning Commission determination of a variance of minimum street design standards. The
applicant requests a variance of the following:
a. A variance of Chapter 166.08 (C)(4) Tangents. Staff is supportive of the requested
variance, finding that adequate site distance will be provided between reverse curves
given the large arc lengths and slow design speeds.
b. The applicants are requesting a variance to allow for the construction of a roll-over curb
in-lieu of the standard 6" curb design. The applicants have stated that a roll-over curb
will eliminate the need for individual curb-cuts when driveways are poured and may
reduce maintenance costs for the City. Staff finds in favor of the requested variance
finding that the construction of a roll-over will not diminish the safety of the street.
c. A variance of Chapter 166.08(E)( 1 )(c) from the maximum block length for a local street.
The City's access management ordinance requires intersections on local streets every
800' . Green Valley Drive exceeds the maximum block length at a length of
approximately 1, 240 ' as measured along the centerline ofthe street; however, stafffrnds
that the variance is justified given that an additional street connection to the east or west
is not possible since the property to the west is developed and the property to the east has
been approved for development.
3 . The applicant shall dedicate right-of-way for all proposed streets and alleys as noted on the plats
at the time of final plat approval.
4. All sidewalks shall be constructed or guaranteed prior to signing the final plat. Any sidewalks
located outside of the right-of-way shall be constructed prior to final plat and shall be located
within a pedestrian access easement. The sidewalk along Alberta Street shall be constructed and
not guaranteed prior to signing the final plat.
5 . The project is subject to the phasing timeframe listed in the project booklet. This phase of
construction is to include 38 lots, with all required permits necessary to begin construction to be
obtained within two years from City Council approval of the Planned Zoning District.
6. Alley solid waste collection is conditioned on the applicant providing a 3 ' x 3 ' concrete pad
adjacent to the alley for each home, and that each home have an address visible from the alley.
Vehicles shall not be parked in the alley and the area around the trash pads shall remain clear.
The Solid Waste Department reserves the right to discontinue alley service at any time should
these conditions not be met.
7. Individual driveway widths shall be determined by Chapter 172. 11 (H).
8. All common property shall be unbuildable, unless otherwise approved in conformance with the
requirements of Planning Area 11, and shall be owned and maintained by the Property Owners
Association.
CONDITIONS OF APPROVAL:
R-PZD 08-3170
Page 2 of 3
9. Payment of $36.480.00 in-lieu of dedication of parkland shall be contributed by the developer
prior to final plat.
10. Signs shall be permitted in accordance with Chapter 174 of the Fayetteville Unified Development
Code for RSF-4 zoning districts, which includes the provision for an area sign as defined in
Chapter 151 .
11 . As noted on the plat, a 30' multi-use trail easement shall be located within the existing 80' gas
easement. The exact location of the trail easement shall be coordinated with the Trails
Coordinator prior to final plat approval. The common property between Lots 10 and 11 shall also
be included in a multi-use trail easement and dedicated by the final plat.
12. No portion of any structure (i.e., porches, overhangs, etc.) shall encroach into building setbacks
or utility easements.
13 . 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
building permit. All homes shall be designed with a "front fagade" facing onto adjacent public
streets, when present.
14. 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.
15. The following revisions shall be made prior to construction plan approval :
a. Booklet. Page 7 and 10. The timeframe to obtain final plat approval can be extended to
up to 3-years if necessary. The timeframe should be based on the date PZD approval by
the City Council, as this is how City Codes are adopted. The start of construction,
currently referenced, may be difficult to determine by staff for future reference.
b. Booklet. Page 11 . Include Lot 38 in the statement regarding perimeter treatment. These
lot numbers should be updated to Lots 181 -186 and 218.
c. Update the street table to note that the total alley right-of-way is 38.5 '.
Urban Forester Conditions of Approval:
16. The developer will be required to replace (10) 2-inch large species caliper trees on-site as
approved by the Urban Forester. A tree planting plan shall be submitted and approved by the
Urban Forester. A Tree Mitigation Planting Plan will be filed with the final plat.
17. A 3-year bond, letter of credit, or check shall be required for all trees planted before signing the
final plat.
18. Preserved tree canopy along the northern boundary of the property shall be placed within a Tree
Preservation Area and deeded to the property owners at the time of final plat.
19. Street trees are required to be planted in conformance with Chapter 177. A 3-year maintenance
and monitoring bond shall be provided prior to signing the final plat.
CONDITIONS OF APPROVAL:
R-PZD 08-3170
Page 3 of 3
Standard Conditions of Approval:
20. Plat Review and Subdivision comments (to include written staff comments provided to the
applicant or his representative, and all comments from utility representatives - AR Western Gas,
SWBT, Ozarks, SWEPCO, Cox Communications).
21 . Impact fees for water, sewer, police and fire shall be paid in accordance with City ordinance.
22. Signs indicating the future extension of right-of-way shall be posted at the end of all street stub-
outs prior to signing the final plat.
23. 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.
24. All overhead electric lines 12kv and under shall be relocated underground. All proposed utilities
shall be located underground.
25 . Street lights shall be installed adjacent to all public and private streets (not alleys), with a
separation of no greater than 300 feet.
26. All exterior lighting is required to comply with the City's lighting ordinance. A lighting plan and
cut-sheets of the proposed exterior light fixtures shall be required to be approved by Planning
Staff prior to building permit.
27. Prior to the issuance of a building permit the following is required:
a. Grading and drainage permits
b. An on-site inspection by the Landscape Administrator of all tree protection
measures prior to any land disturbance.
C. Separate easement plat for this project that shall include the tree preservation
area.
d. Project Disk with all final revisions
e. Completion of all required improvements or the placement of a surety with the
City (letter of credit, bond, escrow) as required by Section 158.01 "Guarantees in
Lieu of Installed Improvements" to guarantee all incomplete improvements.
Further, all improvements necessary to serve the site and protect public safety
must be completed, notjust guaranteed, prior to the issuance of a Certificate of
Occupancy.
Washington County, AR
I certify this instrument was filed on
02/26/2009 11 :51 :09 AM
and recorded in Real Esta
File Number 2009-00005 2
Bette Stamps - Circuit r4
by
RECEIVED
Arkma5 Demo= 71VOgizette FEB 1' 3 2009
------- -- - - -— CITY OFFAYMFVILLE
• ' • • 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 #5216
February 9, 2009
Publication Charge : $ 102.22
Signed:
--------------
Subscribed and sworn to before me
This // day of / , , „ „ , , 2009 .
Notary Public
My Commission Expires: Zola
Do not pay from Affidavit, an invoice will be sent
IARy
W,Z.q p
�n PUBS �;::
'RECEIVED
FEB 13 2009
CITY OF FAYETTEVILLE
CITY CLERK'S OFFICE
...: ORDINANCE NO. 3216
AN ORDINANCE ESTABLISHING A RESIDENTIAL
( PLANNED ZONING DISTRICT TITLED R-PZD 08-
3170. THE COVES AT WALNUT CROSSING PHASEaye eyj$e
III, LOCATED ATTHE WESTERN EDGE OFTHE CITYOF FAYETTEVILLE CITY LIMITS AND NORTH OFHIGHWAY 62; CONTAINING APPROXIMATELY
10.51 ACRES; AMENDING THE OFFICIAL ZONING
MAP OF THE CITY OF FAYETTEVILLE; AND ADOPT-
ING THE ASSOCIATED MASTER DEVELOPMENT PLAN.
BE IT ORDAINED BY THE CITY COUNCIL OF THE CITY OF FAY97TEVILLEO
ARKANSAS:
Section 1: That the zone classification of the follpMng described property is hereby changed as
follows:
From R-A, Residential-Agricusural to R-PZD 083170, The Coves at Walnut Crossing Phase ill,
as shown In Exhibit -A- and depicted in Exhiblt 'B' allched hereto and made a part hereof.
Section 2: That the change in zoning classification Is based Upon the approved master development
plan, devefopmmnt standards, slaternent of committnems and the conditions of approval as subrhit-
led determined appropriate and approved by the City Council; further, that the Conditions of
approval shall be filed and available for vievA g In the office of the City Clerk(Treesumr of the City of
FayetteMlle.
Section 3: That this ordinance shall take effect and be in NII farce at such 8me as as of the Mqubeo-
rrems of the master develolynent plan have been met.
Section 4: That the official zoning map of the City of Fayetteville, Arkansas, is hereby emended to
reRect Me zoning change provided in Section 1 above. ++Y0 .t
PASSED and APPROVED this 3rd day of February 2009. ` �!
APPROVED: ATTEST:
By: By:
LIONELD JORDAN, Mayor SONORA B. SNIITNr City C10*fAmaaaarar
EXHIBIT *B"
R-PZD 08-3170
A PART OF THE WEST HALF (W 1/2) OF THE SOUTHWEST WARIER (SW 1/4) OF THE NORTH-
WEST QUARTER (NW 1/4) OF SECTION 24, TOWNSHIP 16 NORTH, RANGE 31 WEST (SEC 24, T-
16-N, R-31-W) AND MORE PARTICULARLY DESCRIBED AS FOLLOWS: BEGINNING AT A 1/2'
I REBAR MARKING THE NORTHWEST CORNER OF THE SOUTHWEST QUARTER (SW 1/4) OF THE 1
NORTHWEST QUARTER INN 1/4) OF SECTION 24, TOWNSHIP 16 NORTH, RANGE 3/ WEST (SEC
24, T-16-N, R31-W), THENCE S 87017'55' E. 104.52 FEET, THENCE S 72°77'151 E. 86.70 FEE-(; j
THENCE S 87°1755' E. 199.39 FEET; THENCE N 76°13'34' E, 79.18 FEET; THENCE 587017'55' E, +I
190.20 FEET; THENCE S01&53-47- W, 705.80 FEET; THENCE N 87059'22' W. 411.52 FEET, THENCE
N BP59'33' W, 149.74 FEET; THENCE S 89051'53' W. 92.75 FEET, THENCE N 01°54'57' E, 717.17
FEET TO THE POINT OF BEGINNING CONTAINING 457,947.46 SQUARE FEET OR 10.513 ACRES.
BASIS OF BEARINGS IS'A SURVEY BY TONY ANDERSON (PLS 1272), JOB NUMBER 06-12-02,
DATED 9112107.
City of Fayetteville Staff Review Form d
City Council Agenda Items
and
Contracts, Leases or Agreements PZJ� 44
2/3/2009 (illi �d5
City Council Meeting Date
Agenda Items Only C
Jeremy Pate Planning Operations
Submitted By Division Department
Action Required:
R-PZD 08-3170: Planned Zoning District (The Coves @ Walnut Crossing Ph III , 555): Submitted by Mike Anderson
for property located at the western edge of the City of Fayetteville city limits and north of Highway 62 containing
approximately 10.51 acres. The request is for zoning, land use, and development plan approval of a Residential
Planned Zoning District with 38 single-family lots.
n/a n/a n/a
Cost of this request Category / Project Budget Program Category / 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
Previous Ordinance or Resolution # n/a
artment Direc ate
Original Contract Date: n/a
s � � Zo — LY1 Original Contract Number: n/a
City At eppy p I� Date
0. . I�..S � 1 � uL 09
4ef
and Internal Services Director Date Received in City
Clerk's Office 7
taff
Received in
Mayors Office
yor bate
Comments:
Revised January 15, 2009
City Council Meeting of February 03, 2009
Agenda Item Number
CITY COUNCIL AGENDA MEMO
To: Mayor and City Council
Thru: Don Marr, Chief of Staff
From: Jeremy C. Pate, Director of Current Planning
Date: January 13, 2009
Subject: Residential Planned Zoning District for The Coves at Walnut Crossing Phase
III (R-PZD 08-3170)
RECOMMENDATION
Staff and Planning Commission recommend approval of an ordinance creating a Residential
Planned Zoning District (R-PZD) for The Coves at Walnut Crossing Phase III, based on the
development standards, plans and statement of commitments submitted. This action will
establish a unique zoning district for a 38 lot residential single-family development on 10.51
acres.
BACKGROUND
The subject property is located north of 6a' Street (ffWY 62), adjacent to The Coves at
Walnut Crossing Phase I and II and east of the Farmington City limits. The property contains
approximately 10.50 acres and is undeveloped, with primarily agricultural pasture land.
The request is for rezoning, land use and preliminary plat approval for a residential
subdivision within an R-PZD zoning district on the subject property. Should the PZD be
approved as proposed, it would result in immediate development approval of a
preliminary plat with 38 single-family lots.
DISCUSSION
The Planning Commission voted 8-0-0 in favor of this request on January 12, 2009.
Recommended conditions were approved by the Planning Commission and are reflected in
the attached staff report.
BUDGETIMPACT
None.
ORDINANCE NO.
AN ORDINANCE ESTABLISHING A RESIDENTIAL PLANNED
ZONING DISTRICT TITLED R-PZD 08-3170, THE COVES AT
WALNUT CROSSING PHASE III, LOCATED AT THE WESTERN
EDGE OF THE CITY OF FAYETTEVILLE CITY LIMITS AND
NORTH OF HIGHWAY 62;. CONTAINING APPROXIMATELY
10.51 ACRES; AMENDING THE OFFICIAL ZONING MAP OF
THE CITY OF FAYETTEVILLE; AND ADOPTING THE
ASSOCIATED MASTER DEVELOPMENT PLAN
BE IT ORDAINED BY THE CITY COUNCIL OF THE CITY OF FAYETTEVILLE,
ARKANSAS:
Section 1 : That the zone classification of the following described property is hereby
changed as follows:
From R-A, Residential-Agricultural to R-PZD 08-3170, The
Coves at Walnut Crossing Phase III, as shown in Exhibit
"A" and depicted in Exhibit "B" attached hereto and made a
part hereof.
Section 2: That the change in zoning classification is based upon the approved master
development plan, development standards, statement of commitments and the conditions of approval
as submitted, determined appropriate and approved by the City Council; further, that the conditions
of approval shall be filed and available for viewing in the office of the City Clerk/Treasurer of the
City of Fayetteville.
Section 3 : That this ordinance shall take effect and be in full force at such time as all of
the requirements of the master development plan have been met.
Section 4: That the official zoning map of the City of Fayetteville, Arkansas, is hereby
amended to reflect the zoning change provided in Section 1 above.
PASSED and APPROVED this day of 2009.
APPROVED: ATTEST:
By: By:
LIONELD JORDAN, Mayor SONDRA E. SMITH, City ClerkrFreasurer
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EXHIBIT "B"
R-PZD 08-3170
A PART OF THE WEST HALF (W %2) OF THE SOUTHWEST QUARTER (SW %) OF THE
NORTHWEST QUARTER (NW '/) OF SECTION 24, TOWNSHIP 16 NORTH, RANGE 31
WEST (SEC 24, T -16-N, R -31-W) AND MORE PARTICULARLY DESCRIBED AS
FOLLOWS: BEGINNING AT A'/2' REBAR MARKING THE NORTHWEST CORNER OF
THE SOUTHWEST QUARTER (SW %) OF THE NORTHWEST QUARTER (NW '/) OF
SECTION 24, TOWNSHIP 16 NORTH, RANGE 31 WEST (SEC 24, T -16-N, R -31-W),
THENCE S 87°17'55" E, 104.52 FEET; THENCE S 72°1 TI 5" E, 86.70 FEET; THENCE S
87°17'55" E, 199.39 FEET; THENCE N 76°1334" E, 79.18 FEET; THENCE S 87°17'55" E,
190.20 FEET; THENCE S 01°53'47" W, 705.80 FEET; THENCE N 87°59'22" W, 411.52 FEET;
THENCE N 87°59'33" W, 149.74 FEET; THENCE S 89°51'53" W, 92.75 FEET; THENCE N
01°54'57" E, 717.17 FEET TO THE POINT OF BEGINNING CONTAINING 457,947.46
SQUARE FEET OR 10.513 ACRES. BASIS OF BEARINGS IS A SURVEY BY TONY
ANDERSON (PLS 1272), JOB NUMBER 06-12-02, DATED 9/12/07.
CONDITIONS OF APPROVAL:
R-PZD 08-3170
Page 1 of 3
Conditions of Approval for R-PZD 08-3170 (The Coves at Walnut Crossing Phase III)
Planning Commission determination of street improvements. Staff recommends that a 5'
sidewalk be constructed along Alberta Street. Said sidewalk shall connect to the existing
sidewalk to the east and continue west to the City limits line. Sufficient greenspace shall be
provided from the back of curb to meet the requirements of the Master Street Plan.
2. Planning Commission determination of a variance of minimum street design standards. The
applicant requests a variance of the following:
a. A variance of Chapter 166.08 (C)(4) Tangents. Staff is supportive of the requested
variance, finding that adequate site distance will be provided between reverse curves
given the large arc lengths and slow design speeds.
b. The applicants are requesting a variance to allow for the construction of a roll-over curb
in -lieu of the standard 6" curb design. The applicants have stated that a roll-over curb
will eliminate the need for individual curb -cuts when driveways are poured and may
reduce maintenance costs for the City. Staff finds in favor of the requested variance
finding that the construction of a roll-over will not diminish the safety of the street.
c. A variance of Chapter 166.08(E)(1)(c) from the maximum block length for a local street.
The City's access management ordinance requires intersections on local streets every
800'. Green Valley Drive exceeds the maximum block length at a length of
approximately 1,240 ' as measured along the centerline of the street; however, stafffinds
that the variance is just given that an additional street connection to the east or west
is not possible since the property to the west is developed and the property to the east has
been approved for development.
3. The applicant shall dedicate right-of-way for all proposed streets and alleys as noted on the plats
at the time of final plat approval.
4. All sidewalks shall be constructed or guaranteed prior to signing the final plat. Any sidewalks
located outside of the right-of-way shall be constructed prior to final plat and shall be located
within a pedestrian access easement. The sidewalk along Alberta Street shall be constructed and
not guaranteed prior to signing the final plat.
5. The project is subject to the phasing timeframe listed in the project booklet. This phase of
construction is to include 38 lots, with all required permits necessary to begin construction to be
obtained within two years from City Council approval of the Planned Zoning District.
6. Alley solid waste collection is conditioned on the applicant providing a 3' x 3' concrete pad
adjacent to the alley for each home, and that each home have an address visible from the alley.
Vehicles shall not be parked in the alley and the area around the trash pads shall remain clear.
The Solid Waste Department reserves the right to discontinue alley service at any time should
these conditions not be met.
7. Individual driveway widths shall be determined by Chapter 172.11(H).
8. All common property shall be unbuildable, unless otherwise approved in conformance with the
requirements of Planning Area II, and shall be owned and maintained by the Property Owners
Association.
CONDITIONS OF APPROVAL;
R-PZD 08-3170
Page 2 of 3
9. Payment of $36,480.00 in -lieu of dedication of parkland shall be contributed by the developer
prior to final plat..
10. Signs shall be permitted in accordance with Chapter 174 of the Fayetteville Unified Development
Code for RSF-4 zoning districts, which includes the provision for an area sign as defined in
Chapter 151.
11. As noted on the plat, a 30' multi -use trail easement shall be located within the existing 80' gas
easement. The exact location of the trail easement shall be coordinated with the Trails
Coordinator prior to final plat approval. The common property between Lots 10 and 11 shall also
be included in a multi -use trail easement and dedicated by the final plat.
12. No portion of any structure (i.e., porches, overhangs, etc.) shall encroach into building setbacks
or utility casements.
13. 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
building permit. All homes shall be designed with a "front facade" facing onto adjacent public
streets, when present.
14. 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.
15. The following revisions shall be made prior to construction plan approval:
a. Booklet. Page 7 and 10. The timeframe to obtain final plat approval can be extended to
up to 3 -years if necessary. The timeframe should be based on the date PZD approval by
the City Council, as this is how City Codes are adopted. The start of construction,
currently referenced, may be difficult to determine by staff for future reference.
b. Booklet. Page 11. Include Lot 38 in the statement regarding perimeter treatment. These
lot numbers should be updated to Lots 181-186 and 218.
c. Update the street table to note that the total alley right-of-way is 38.5'.
Urban Forester Conditions of Approval:
16. The developer will be required to replace (10) 2 -inch large species caliper trees on -site as
approved by the Urban Forester. A tree planting plan shall be submitted and approved by the
Urban Forester. A Tree Mitigation Planting Plan will be filed with the final plat.
17. A 3 -year bond, letter of credit, or check shall be required for all trees planted before signing the
final plat.
18. Preserved tree canopy along the northern boundary of the property shall be placed within a Tree
Preservation Area and deeded to the property owners at the time of final plat.
19. Street trees are required to
be
planted in
conformance with
Chapter 177. A 3 -year maintenance
and monitoring bond shall
be
provided
prior to signing the
final plat.
CONDITIONS OF APPROVAL:
R-PZD 08-3170
Page 3 of 3
Standard Conditions of Approval:
20. Plat Review and Subdivision comments (to include written staff comments provided to the
applicant or his representative, and all comments from utility representatives - AR Western Gas,
SWBT, Ozarks, SWEPCO, Cox Communications).
21. Impact fees for water, sewer, police and fire shall be paid in accordance with City ordinance.
22. Signs indicating the future extension of right-of-way shall be posted at the end of all street stub -
outs prior to signing the final plat.
23. 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. Al! public improvements are subject to additional review and approval.
All improvements shall comply with City's current requirements.
24. All overhead electric lines 12kv and under shall be relocated underground. All proposed utilities
shall be located underground.
25. Street lights shall be installed adjacent to all public and private streets (not alleys), with a
separation of no greater than 300 feet.
26. All exterior lighting is required to comply with the City's lighting ordinance. A lighting plan and
cut -sheets of the proposed exterior light fixtures shall be required to be approved by Planning
Staff prior to building permit.
27. Prior to the issuance of a building permit the following is required:
a. Grading and drainage permits
b. An on -site inspection by the Landscape Administrator of all tree protection
measures prior to any land disturbance.
c. Separate easement plat for this project that shall include the tree preservation
area.
d. Project Disk with all final revisions
e. Completion of all required improvements or the placement of a surety with the
City (letter of credit, bond, escrow) as required by Section 158.01 "Guarantees in
Lieu of Installed Improvements" to guarantee all incomplete improvements.
Further, all improvements necessary to serve the site and protect public safety
must be completed, not just guaranteed, prior to the issuance of a Certificate of
Occupancy.
A a
aye Caudle
1 ARKANSAS
THE CITY OF FAYETTEVILLE, ARKANSAS
PLANNING DIVISION CORRESPONDENCE
TO: Fayetteville Planning Commission
FROM: Jesse Fulcher, Current Planner
Matt Casey, Assistant City Engineer
THRU: Jeremy Pate, Director of Current Planning
DATE: January 6, 2009 Updated January 13, 2009
PC Meeting January 12, 2009
125 W. Mountain St.
Fayetteville, AR 72701
Telephone: (479) 575-8267
R-PZD 08-3170: Planned Zoning District (THE COVES @ WALNUT CRSG. PH.III, 555):
Submitted by MIKE ANDERSON for property -located at THE WESTERN EDGE OF CITY OF
FAYETTEVILLE CITY LIMITS AND NORTH OF HWY. 62. The property is zoned R -A,
RESIDENTIAL -AGRICULTURAL and contains approximately 10.51 acres. The request is for
review of a Zoning, Land Use and Development plan with 38 single-family lots.
Planner: Jesse Fulcher
Findings:
Property Description and Setting: The subject property is located north of 6'.Ii Street (HWY 62);
adjacent to The Coves at Walnut Crossing Phase I and II and east of the Farmington City limits. The
property contains approximately 10.50 acres and is undeveloped, with primarily agricultural pasture
land. Surrounding land use and zoning are listed in Table 1.
Table 1
Surrounding Land Use and Zoning
Direction from Site
Land Use
Zoning
North
Residential - The Coves Ph. I and II
R-PZD 07-2634
South
Undeveloped
Farmington
East
Residential - The Coves Ph. I and II
R-PZD 07-2634
West
Residential
Farmington
Proposal: The request is for rezoning, land use and preliminary plat approval for a residential
subdivision within an R-PZD zoning district on the subject property. Should the PZD be
approved as proposed, it would result in immediate development approval of a preliminary plat
with 38 single-family lots.
As noted in the booklet, the subject development is designed in a "coving" concept, consistent with
The Coves R-PZD 07-2634 that was approved by the City Council in 2007. As stated by the
applicant, the coving concept is a site planning method that creates coves of greenspace in the front
and rear of houses through varied setbacks and winding streets. Though the density is generally
similar to that of a conventional subdivision the coved design results in considerably less street
length and more greenspace. Additionally, safety is improved with reduced traffic speeds due to
K:IReports120091PC Reportsl0l -January 1218-PZD 08-3170 (The Cogs II/).doc
curvilinear streets designed to loop versus a grid design.
Adjacent Master Street Plan Streets: Alberta Road (Collector Street)
Access and connectivity: Access to the site is provided from Alberta Road, with a connection
through the first two phases of development back to Alberta Road. The City's access management
ordinance, which was only recently adopted, will apply to the subject development. An existing
subdivision to the west and a previously approved development (The Coves I and II) to the east
restricts any additional street connections. Several street stub -outs, however, are required to be
constructed within Phase I and II, allowing future connectivity to the east.
Right-of-way to be dedicated: Alberta Street was constructed and right-of-way dedicated with the
development of Walnut Crossing PZD and The Commons at Walnut Crossing, providing an off -site
street improvement that connects to Farmington neighborhoods.
Phasing: The first two phases of development, which included 180 lots, was approved in 2007. The
subject development, Phase III, will add an additional 38 residential lots. The applicants have
obtained construction permits for the first two phases and are required to obtain construction permits
for Phase III within two years of City Council approval of the PZD. As shown on the phasing plan in
the project booklet, the applicants are proposing to develop Phases I and III first, to provide two
separate points of access. Pursuant to R-PZD 07-2634, Phase II will have to be constructed within
five years of the PZD approval, which was on September 04, 2007.
Parks: The Park and Recreation Advisory Board (PRAB) recommended on December 01, 2008 to
accept money in lieu of land for this project in the amount of $36,480.00.
Water & Sewer: Water and sewer lines would be extended to serve the development
Tree Preservation: Existing Canopy: 3.88%
Preserved Canopy: 3.12%
Required Canopy: 3.88%
Mitigation: 10 two-inch caliper mitigation trees
Public Comment: City staff has not received public comment on this R-PZD.
Recommendation: Finding that the proposed rezoning and development request meets many of
the primary goals of the Planned Zoning District ordinance and policies adopted within the City Plan
2025 as noted herein, staff recommends forwarding R-PZD 08-3170 to the Planning Commission.
Conditions of Approval:
1. Planning Commission determination of street improvements. Staff recommends that a 5'
sidewalk be constructed along Alberta Street. Said sidewalk shall connect to the existing
sidewalk to the east and continue west to the City limits line. Sufficient greenspace shall
be provided from the back of curb to meet the requirements of the Master Street Plan.
12/31/08: THE SUBDIVISION COMMITTEE FOUND IN FAVOR OF STAFF'S
K. lReporis120091PC ReportstOl -January 1218-PZD 08-3/70 (The Coves III).doc
RECOMMENDED STREET IMPROVEMENTS.
1/12/09: THE PLANNING COMMISSION FOUND IN FAVOR OF STAFF'S
RECOMMENDED STREET IMPROVEMENTS.
2. Planning Commission determination of a variance of minimum street design standards.
The applicant requests a variance of the following:
a. A variance of Chapter 166.08 (C)(4) Tangents. Staff is supportive of the
requested variance, finding that adequate site distance will be provided between
reverse curves given the large arc lengths and slow design speeds.
b. The applicants are requesting a variance to allow for the construction of a roll-
over curb in -lieu of the standard 6" curb design. The applicants have stated that.a
roll-over curb will eliminate the need for individual curb -cuts when driveways are
poured and may reduce maintenance costs for the City. Staff finds in favor of the
requested variance finding that the construction of a roll-over will not diminish
the safety of the street.
c. A variance of Chapter 166.08(E)(1)(c) from the maximum block length for a local
street. The City's access management ordinance requires intersections on local
streets every 800'. Green Valley Drive exceeds the maximum block length at a
length of approximately 1,240' as measured along the centerline of the street;
however, staff finds that the variance is justified given that an additional street
connection to the east or west is not possible since the property to the west is
developed and the property to the east has been approved for development.
12/31/08: THE SUBDIVISION COMMITTEE FOUND IN FAVOR OF STAFF'S
RECOMMENDATIONS.
1/12/09: THE PLANNING COMMISSION FOUND IN FAVOR OF STAFF'S
RECOMMENDATIONS.
3. The applicant shall dedicate right-of-way for all proposed streets and alleys as noted on
the plats at the time of final plat approval.
4. All sidewalks shall be constructed or guaranteed prior to signing the final plat. Any
sidewalks located outside of the right-of-way shall be constructed prior to final plat and
shall be located within a pedestrian access easement. The sidewalk along Alberta Street
shall be constructed and not guaranteed prior to signing the final plat.
The project is subject to the phasing timeframe listed in the project booklet. This phase
of construction is to include 38 lots, with all required permits necessary to begin
construction to be obtained within two years from City Council approval of the Planned
Zoning District.
Alley solid waste collection is conditioned on the applicant providing a 3' x 3' concrete
pad adjacent to the alley for each home, and that each home have an address visible from
the alley. Vehicles shall not be parked in the alley and the area around the trash pads
K:IReports120091PC Reporisl0l -January 1218-PZD 08-3170 (r7te Coves IOJ.doc
shall remain clear. The Solid Waste Department reserves the right to discontinue alley
service at any time should these conditions not be met.
7. Individual driveway widths shall be determined by Chapter 172.11(H).
8. All common property shall be unbuildable, unless. otherwise approved in conformance
with the requirements of Planning Area II, and shall be owned and maintained by the
Property Owners Association.
9. Payment of $36,480.00 in -lieu of dedication of parkland shall be contributed by the
developer prior to final plat.
10. Signs shall be permitted in accordance with Chapter 174 of the Fayetteville Unified
Development Code for RSF-4 zoning districts, which includes the provision for an area
sign as defined in Chapter 151.
11. As noted on the plat, a 30' multi -use trail easement shall be located within the existing
80' gas easement. The exact location of the trail easement shall be coordinated with the
Trails Coordinator. prior to final plat approval. The common property between Lots 10
and 11 shall also be included in a multi -use trail easement and dedicated by the final plat.
12. No portion of any structure (i.e., porches, overhangs, etc.) shall encroach into building
setbacks or utility easements.
13. 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 building permit. All homes shall be designed with a "front
facade" facing onto adjacent public streets, when present.
14. 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.
15. The following revisions shall be made prior to construction plan approval:
a. Booklet. Page 7 and 10. The timeframe to obtain final plat approval can be
extended to up to 3 -years if necessary. The timeframe should be based on the
date PZD approval by the City Council, as this is how City Codes are adopted.
The start of construction, currently referenced, may be difficult to determine by
staff for future reference.
b. Booklet. Page 11. Include Lot 38 in the statement regarding perimeter treatment.
These lot numbers should be updated to Lots 181-186 and 218.
c. Update the street table to note that the total alley right-of-way is 38.5'.
K. tReports120091PC ReportslOl -January 121R-PZD 08-3170 (The Coves (1I).doc
Urban Forester Conditions of Approval:
16. The developer will be required to replace (10) 2 -inch large species caliper trees on -site as
approved by the Urban Forester. A tree planting plan shall be submitted and approved by
the Urban Forester. A Tree Mitigation Planting Plan will be filed with the final plat.
17. A 3 -year bond, letter of credit, or check shall be required for all trees planted before
signing the final plat.
18. Preserved tree canopy along the northern boundary of the property shall be placed within
a Tree Preservation Area and deeded to the property owners at the time of final plat.
19. Street trees
are required to
be planted in conformance
with Chapter 177. A 3 -year
maintenance
and monitoring
bond shall be
provided prior
to signing the fmal plat.
Standard Conditions of Approval:
20. Plat Review and Subdivision comments (to include written staff comments provided to
the applicant or his representative, and all comments from utility representatives - AR
Western Gas, SWBT, Ozarks, SWEPCO, Cox Communications).
21. Impact fees for water, sewer, police and fire shall be paid in accordance with City
ordinance.
22. Signs indicating the future extension of right-of-way shall be posted at the end of all
street stub -outs prior to signing the final plat.
23. 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.
24. All overhead electric lines 12kv and under shall be relocated underground. All proposed ...
utilities shall be located underground.
25. Street lights shall be installed adjacent to all public and private streets (not alleys), with a
separation of no greater than 300 feet.
26. All exterior lighting is required to comply with the City's lighting ordinance. A lighting
plan and cut -sheets of the proposed exterior light fixtures shall be required to be approved
by Planning Staff prior to building permit.
27. Prior to the issuance of a building permit the following is required:
a. Grading and drainage permits
K:IReporls120091PC Reportsl0l -January 121R-PZD 08-3170 (The Coves II1).doc
b. An on -site inspection by the Landscape Administrator of all tree
protection measures prior to any land disturbance.
c. Separate easement' plat for this project that shall include the tree
preservation area.
d. Project Disk with all final revisions
e. Completion of all required improvements or the placement of .a surety
with the City (letter of credit, bond, escrow) as required by Section 158.01
"Guarantees in Lieu of Installed Improvements" to guarantee all
incomplete improvements. Further, all improvements necessary to serve
the site and protect public safety must be completed, not just guaranteed,
prior to the issuance of a Certificate of Occupancy.
Planning Commission Action: 11 Tabled J Forwarded to P.C. 11 Denied
Motion: Graves
Second: Mures
..Vote:.8_0.0
Meeting Date: January 12, 2009
Comments:
The "Conditions of Approval" listed in the report above are accepted in total without exception
by the entity requesting approval of this development item.
Signature
K:IReports120091PC Reportsl0l - January 1218-PZD 08-3/70(77w Coves l/l).doc
Date
Findings associated with R-PZD 08-3170 (The Coves at Walnut Crossing Phase III)
Sec. 166.06. Planned Zoning Districts (PZD).
(E) Approval or Rejection Criteria for Planned Zoning Districts
The following criteria shall be considered by the Planning Commission and City Council in the
review of a planned zoning district application based on the proposed master development plan:
(1) Whether the application is in compliance with the requirements of the UDC and the City
Plan 2025;
FINDING: Staff finds the application to be in compliance with the Master Development Plan
Planned Zoning District criteria established by the City Council. The City Plan 2025
designates this site as a Residential Neighborhood Area. Rezoning this property to R-PZD 08-
3170 with single-family dwelling units at a density of 3.61 units per acre is consistent with the
land use plan and the surrounding land use. The proposed lot sizes are consistent with
adjacent developments, which include Walnut Crossing PZD, The Coves at Walnut Crossing,
and The Commons at Walnut Crossing PZD, and are more in keeping with the City's adopted
goal of encouraging traditional neighborhood development patterns by providing a variety of
lot sizes, alley -loaded lots, and meaningful open spaces that can be used by the neighborhood.
Additionally, the development incorporates varied building setbacks, common usable open
space and a unique design that is compatible with surrounding developments, including those
in the adjacent Farmington neighborhoods.
(2) Whether the application is in compliance with all applicable statutory provisions;
FINDING: As discussed in Finding No. I above, the application has been reviewed and found
to be consistent with a majority of the goals and requirements of the Planned Zoning.District
ordinance and City Plan 2025. .
(3) Whether the general impact of the rezoning would adversely impact the provision of
public facilities and services;
FINDING: The impact of the rezoning and subsequent development would require the
provision of public facilities, at the cost of the developer. Without the provisions of these
facilities, the proposal would certainly adversely affect public facilities and services. However,
as indicated in the submittal and the staff report, certain measures are to be taken to ensure
adequate infrastructure improvements are made by the developer to ensure the level of service
does not decline due to the proposed development.
(4) Whether the rezoning is compatible with the surrounding land uses;
FINDING: Although the proposed development proposes smaller setbacks and lot sizes as
compared to standard RSF-4 development, the overall density is comparable to RSF-4
developments due to the significant amount of greenspace made available through the
"Coving" design. A harmonious relationship with surrounding developments is achieved by
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utilizing detached single-family dwelling units throughout the development at a density
comparable to surrounding developed subdivisions.
(5) Whether the subject land is suitable for the intended use and is compatible with the
natural environment;
FINDING: The subject property is remnant farm land that is mostly clear; however, there are
areas of fence row canopy along the edges of the property. Approximately 80% of the existing
tree canopy will be preserved.
(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
traffic on surrounding streets; however, the overall density should not create an appreciable
amount of traffic above that which can be managed with the streets in the area. As part of
adjacent developments a street connection was made from 6`h Street through to the Farmington
City Limits to Broyles Road. These two principal arterials will help facilitate traffic
movements through both cities. -
(7) Whether the planned development provides for unified development control under a
unified plan;
FINDING: The booklet and master development plans submitted provide for said unified
development control.
(8) Whether any other recognized zoning consideration would be violated in this PZD.
FINDING: No other zoning considerations are proposed to be violated.
(B) Development standards, conditions and review guidelines
(1) Generally. The Planning Commission shall consider a proposed PZD in light of the purpose
and intent as set forth in Chapter 161 Zoning Regulations, and the development standards and
review guidelines set forth herein. Primary emphasis shall be placed upon achieving
compatibility between the proposed development and surrounding areas so as to preserve and
enhance the neighborhood. Proper planning shall involve a consideration of tree
preservation, water conservation, preservation of natural site amenities, and the protection of
watercourses from erosion and siltation. The Planning Commission shall determine that
specific development features, including project density, building locations, common usable
open space, the vehicular circulation system, parking areas, screening and landscaping, and
perimeter treatment shall be combined in such a way as to further the health, safety, amenity
and welfare of the community. To these ends, all applications filed pursuant to this ordinance
shall be reviewed in accordance with the same general review guidelines as those utilized for
zoning and subdivision applications.
FINDING: This development is a compact, complete development pattern with rear alley
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access provided to a majority of the lots and connected by a system of meandering sidewalks.
Curvilinear streets with sidewalks separated from the street will provide adequate vehicular
circulation and connectivity, while also reducing vehicle speeds and increase pedestrian safety.
Common open space and smaller "pocket parks" throughout the development will add further
to the health, safety and welfare of the community.
(2) Screening and landscaping. In order to enhance the integrity and attractiveness of the
development, and when deemed necessary to protect adjacent properties, the Planning
Commission shall require landscaping and screening as part of a PZD. The screening and
landscaping shall be provided as set forth in § 166.09 Buffer Strips and Screening. As part of
the development plan, a detailed screening and landscaping plan shall be submitted to the
Planning Commission. Landscape plans shall show the general location, type and quality
(size and age) of plant material. Screening plans shall include typical details of fences, berms
and plant material to be used.
FINDING: Screening is not required for the residential uses proposed.
(3) Traffic circulation. The following traffic circulation guidelines shall apply:
(a) The adequacy of both the internal and external street systems shall be reviewed in light of
the projected future traffic volumes.
(b) The traffic circulation system shall be comprised of a hierarchal scheme of local collector
and arterial streets, each designed to accommodate its proper function and in appropriate
relationship with one another.
(c) Design of the internal street circulation system must be sensitive to such considerations
as safety, convenience, separation of vehicular and pedestrian traffic, general
attractiveness, access to dwelling units and the proper relationship of different land uses.
(d) Internal collector streets
shall be coordinated with
the existing external
street system.
providing for the efficient
flow of traffic into and out
of the planned zoning
development.
(e) Internal local streets shall be designed to discourage through traffic within the planned
zoning development and to adjacent areas.
(f) Design provisions for ingress and egress for any site along with service drives and
interior circulation shall be that required by Chapter 166 Development of this code.
FINDING:
Many
of the lots
will be
rear
loaded from alley ways interior to the site. The
remaining
lots will
be accessed
directly
from
the public streets.
(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.
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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: This requirement has been met.
(6) Sidewalks. As required by § 166.03.
FINDING: In general the
Master Development Plan
provides 5' sidewalks that will follow the
public street
right-of-way
line Any sidewalks that are to be constructed outside of the public
right-of-way
shall be located within pedestrian access
easements.
(7) Street Lights. As required by § 166.03.
FINDING: Street lights are to be provided at all intersections and adjacent to all public and
private streets at a separation of no greater than 300 feet.
(8) Water. As required by § 166.03.
FINDING: Public water will be provided to the project site, pursuant to city code.
Improvements to water services may be required and shall be reviewed at the time of
preliminary plat submittal.
(9) Sewer. As required by § 166.03.
FINDING: Public sewer will be provided to the project site, pursuant to city code.
Improvements to sewer services may be required and shall be reviewed at the time of
preliminary plat submittal.
(10) Streets and Drainage. Streets within a residential PZD may be either public or private.
(a) Public Streets. Public streets shall be constructed according to the adopted standards of
the City.
(b)
Private Streets. Private
streets within a residential PZD shall be permitted
subject to the
following conditions:
(i) Private streets shall be permitted for only a loop street, or street ending with a cul-de-
sac. Any street connecting one or more public streets shall be constructed to existing
City standards and shall be dedicated as a public street.
(ii)
Private streets
shall be designed and
constructed
to
the same standards
as public
streets with the
exceptions of width and
cul-de-sacs
as
noted below.
(iii)All grading and drainage within a Planned Zoning District including site drainage and
drainage for private streets shall comply with the City's Grading (Physical Alteration
of Land) and Drainage (Storm water management) Ordinances. Open drainage
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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)
Dwelling
Units
One -Way
Two -Way
1-20
14'
22'
21+
14'
24'
*Note: If on -street parking is desired, 6 feet must be added to each side where parking is intended.
(ix) All of the traffic laws prescribed by Title VII shall apply to traffic on private streets
within a PZD.
(x) There shall be no minimum building setback requirement from a private street.
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(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: A variety of waivers of the minimum street design standards are requested as the
proposed street designs do not meet current ordinance requirements. The proposed street
layout and design are intended to reduce street length, impervious surface area, construction
and maintenance costs, while also reducing traffic speeds and encouraging pedestrian activity.
Staff is recommending in favor of most of the requested waivers. No private streets are
proposed.
(11) Construction of nonresidential facilities. Prior to issuance of more than eight building
permits for any residential PZD, all approved nonresidential facilities shall be constructed. In
the event the developer proposed to develop the PZD in phases, and the nonresidential
facilities are not proposed in the initial phase, the developer shall enter into a contract with
the City to guarantee completion of the nonresidential facilities.
FINDING:
All development on the site shall
be phased according to
the phasing
plan and
conditions
herein. There are no nonresidential
facilities proposed.
(12) Tree preservation. All PZD developments shall comply with the requirements for tree
preservation as set forth in Chapter 167 Tree Preservation and Protection. The location of
trees shall be considered when planning the common open space, location of buildings,
underground services, walks, paved areas, playgrounds, parking areas, and finished grade
levels.
FINDING: The proposal is to preserve 3.12% of the existing 3.88% tree canopy.
(13) Commercial design standards. All PZD developments that contain office or
commercial structures shall comply with the commercial design standards as set forth in
§166.14 Site Development Standards and Construction and Appearance Design Standards for
Commercial Structures.
FINDING: The applicant has proposed design standards for residential structures; no
commercial uses are proposed.
(14) View protection. The Planning Commission shall have the right to establish special
height and/or positioning restrictions where scenic views are involved and shall have the
right to insure the perpetuation of those views through protective covenant restrictions.
FINDING: Staff finds no specific scenic views to be protected on the subject property.
(E) Revocation.
(1) Causes for revocation as enforcement action. The Planning Commission may recommend to
the City Council that any PZD approval be revoked and all building or occupancy permits be
voided under the following circumstances:
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(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.
(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.
K: IReports120091PC Reports101 - January /2\R-PZD 08-3170 (The Coves III). doc
(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.
FINDING: The applicant shall comply with these requirements.
Sec. 161.25 Planned Zoning District
(A) Purpose. The intent of the Planned Zoning District is to permit and encourage
comprehensively planned developments whose purpose is redevelopment, economic development,
cultural enrichment or to provide a single -purpose or mixed -use planned development and to permit
the combination of development and zoning review into a simultaneous process. The rezoning of
property to the PZD may be deemed appropriate if the development proposed for the district can
accomplish one or more of the following goals.
(1) Flexibility. Providing for flexibility in the distribution of land uses, in the density of
development and in other matters typically regulated in zoning districts.
(2) Compatibility. Providing for compatibility with the surrounding land uses.
(3) Harmony. Providing for an orderly and creative arrangement of land uses that are
harmonious and beneficial to the community.
(4) Variety. Providing for a variety of housing types, employment opportunities or
commercial or industrial services, or any combination thereof, to achieve variety and
integration of economic and redevelopment opportunities.
(5) No
negative impact.
Does not have a negative effect upon
the future development of
the
area;
(6) Coordination. Permit coordination and planning of the land surrounding the PZD and
cooperation between the city and private developers in the urbanization of new lands
K.' IRepores120091PC Reporls101 -January 121E-PZD 08-3170 (The Coves III).doc
and in the renewal of existing deteriorating areas.
(7) Open space. Provision of more usable and suitably located open space, recreation
areas and other common facilities that would not otherwise be required under
conventional land development regulations.
(8) Natural features. Maximum enhancement and minimal disruption of existing natural
features and amenities.
(9) General Plan. Comprehensive and innovative planning and design of mixed use yet
harmonious developments consistent with the guiding policies of the General Plan.
(10) Special Features. Better utilization of sites characterized by special features of
geographic location, topography, size or shape.
FINDING: Staff finds this proposal meets the intent of many of the parameters of the City
Plan 2025, as well as the above criteria, including flexibility in density, common open spaces,
and enhancement of existing natural features. The proposal best fits the flexibility and variety
goals of the intent of the Planned Zoning District, offering detached single-family housing
types, a variety of lot arrangements, lot dimensions and building setbacks.
The following guiding policies within Residential Neighborhood Areas are applicable to this
development, and help to achieve the six primary goals of the City Plan 2025:
Residential Neighborhood Areas:
a. Where possible, encourage a block -and -street layout that promotes walkable,
cyclist friendly road designs with slow design speeds.
b. Utilize principles of traditional residential urban design to create compatible,
livable, and accessible neighborhoods.
c. Discourage design elements that prohibit complete, compact, connected
neighborhoods such as cul-de-sacs, gated communities, etc.
d. Minimize through traffic on minor residential streets, while providing connections
between neighborhoods to encourage openness and neighborliness.
e. Site new residential areas accessible to roadways, alternative transportation modes,
community amenities, infrastructure, and retail and commercial goods and
services.
(B) Rezoning. Property may be rezoned to the Planned Zoning District by the City Council in
accordance with the requirements of this chapter and Chapter 166, Development. Each rezoning
parcel shall be described as a separate district, with distinct boundaries and specific design and
development standards. Each district shall be assigned a project number or label, along with the
designation "PZD". The rezoning shall include the adoption of a specific master development plan
and development standards.
FINDING: The submitted development plats and Master Development Plan booklets, along
with the conditions of approval found applicable and appropriate, are binding with the
approval of the requested rezoning. Should the Planning Commission forward this item to the
K. IReports12009IPC Reports101 - January IlIR-PZD 08-3170 (The Coves Ill).doc
City Council an ordinance will be drafted for consideration of rezoning this property in
accordance with the submittal herein.
(C) R — PZD, Residential Planned Zoning District.
(1) Purpose and intent. The R-PZD is intended to accommodate mixed -use or clustered
residential developments and to accommodate single -use residential developments that are
determined to be more appropriate for a PZD application than a general residential rezone.
The legislative purposes, intent, and application of this district include, but are not limited to,
the following:
(a) To encourage a variety and flexibility in land development and land use for
predominately residential areas, consistent with the city's City Plan 2025 and the orderly
development of the city.
(b) To provide a framework within which an effective relationship of different land uses and
activities within a single development, or when considered with abutting parcels of land,
can be planned on a total basis.
(c) To provide a harmonious relationship with the surrounding development, minimizing
such influences as land use incompatibilities, heavy traffic and congestion, and excessive
demands on planned and existing public facilities.
(d) To provide a means of developing areas with special physical features to enhance natural
beauty and other attributes.
(e) To encourage the efficient use of those public facilities required in connection with new
residential development.
FINDING: Staff is recommending approval of this application, finding the proposed PZD
meets the intent of the PZD ordinance as noted above. The requested R-PZD provides an
effective relationship between similar land uses and activities on abutting parcels, while also
providing a compact, complete and connected neighborhood.
(2) Permitted Uses. All permitted uses identified within §162 Use Units of the Unified
Development Code shall be allowed as permissible uses, unless otherwise specified, subject
to City Council approval of the Planned Zoning District request.
(3) Conditional Uses. All conditional uses allowed within (Residential, Commercial, Industrial)
zoning Districts established in the Unified Development Code shall be allowed with Planning
Commission approval, unless otherwise specified, subject to the code governing Conditional
Use requests.
FINDING: Permitted and Conditional uses are outlined in both the Master Development Plan
booklets and plats.
(4) Condition. In no instance shall the residential use area be less than fifty-one percent (51%)
of the gross floor area within the development.
K:IReports120091PC Reportsl0/ - January 1218-PZD 08-3170 (The Coves Ill).doc
FINDING: The residential uses on this property will be at least fifty-one percent of the gross
floor area within the development.
(F) Bulk and area regulations
(1) Residential density. Residential densities shall be determined on the basis of the following
considerations:
(a) The densities of surrounding development;
(b) the densities allowed under the current zoning;
(c) the urban development goals and other policies of the city's General Plan;
(d) the topography and character of the natural environment; and
(e) the impact of a given density on the specific site and adjacent properties.
FINDING: Surrounding development is mixed in density and use, from conventional
neighborhoods developed under RSF-4 type zoning regulations, large undeveloped agricultural
properties, Farmington Elementary School, Walnut Crossing PZD, The Commons at Walnut
Crossing and The Coves Phases I and II. The density proposed for this development is
appropriate given that the site is clear pasture land adjacent to an elementary school and
existing infrastructure, meets the urban development goal of the City's City Plan 2025, and will
not have a detrimental impact on the site and adjoining properties.
(2) Lot area and setback requirements. Taking into consideration the unique aspects of each
project, preliminary development plans for Planned Zoning Districts shall conform as closely
as possible to the existing standards for lot area minimums and setback requirements under
this chapter.
FINDING: Lot area minimums and setbacks are varied on this project with structures
oriented to the street and varied front setbacks. Due to the unique nature of this traditional
neighborhood development, it is not possible to conform to existing standards for lot area
minimums and setback requirements.
(3) Building height. There shall be no maximum building height except as may be determined
by the Planning Commission during the review of the preliminary development plan based on
the uses within the development and the proximity of the development to existing or
prospective development on adjacent properties. A lesser height may be established by the
Planning Commission when it is deemed necessary to provide adequate light and air to
adjacent property and to protect the visual quality of the community.
FINDING: Building heights proposed for this project are typical of single-family development
in the surrounding area.
(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.
K:IReports120091PC Reporns101 - January 121R-PZD 08-3170 (The Coves IIIJ.doc
FINDING:
The lot coverage or building
area on this project
is very similar to a RSF-4 zoning
district.
*Required Findings for Rezoning Request.
FINDINGS OF THE STAFF
A determination of the degree to which the proposed zoning is consistent with land use
planning objectives, principles, and policies and with land use and zoning plans.
Finding: Staff finds the proposal is consistent with the land use planning objectives,
principles and policies, as evidenced by the number of guiding policies for
Residential Neighborhood Areas this proposal meets. Rezoning the property will
accommodate both the future land use plan for residential uses in this area and also
allow for a variety of housing types, sizes and development pattern, thus providing
more choice for more citizens.
2. A determination of whether the proposed zoning is justified and/or needed at the time the
rezoning is proposed. l
Finding:
The rezoning is
needed to allow
for the creation of a unique neighborhood
development that
is also sensitive to
the surrounding developed community.
3. A determination as to whether the proposed zoning would create or appreciably increase
traffic danger and congestion.
Finding: Staff finds this proposal will not create or appreciably increase traffic danger and
congestion. The Police Department has reviewed the subject request and in their
opinion, the development will not substantially alter the population density, will not
create an appreciable or undesirable increase in the load on public services, and will
not create an appreciable increase in traffic danger and congestion.
4. A determination as to whether the proposed zoning would alter the population density and
thereby undesirably increase the load on public services including schools, water, and sewer
facilities.
Finding: Staff does not find that an undesirable increase in load on public services would be
created.
If there are reasons why the proposed zoning should not be approved in view of
considerations under b (1) through (4) above, a determination as to whether the proposed
zoning is justified and/or necessitated by peculiar circumstances such as:
a. It would be impractical to use the land for any of the uses permitted
under its existing zoning classifications;
b. There are extenuating circumstances which justify the rezoning even
K:IReports120091PC Reportss101 -✓ammry 12tR-PZD 08-3170 (The Coves 11D.doc
though there are reasons under b (1) through (4) above why the
proposed zoning is not desirable.
Finding: N/A
K. IReports120091PC RepodslOl - January 1218-PZD 08-3170 (The Coves Flitdoc
Date 12/18/08
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 08-3170: (The Coves at Walnut Crossing PH. 2) Submitted by Mike Anderson for
property located at the Western Edge of City of Fayetteville City Limits and North of
Hwy. 62 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 10.51 acres.
It is the opinion of the Fayetteville Police Department that this R-PZD will not
substantially alter the population density, and will not create an appreciable or
undesirable increase in the load on police services. This R-PZD will not create an
appreciable increase in traffic danger and congestion.
Sincerely,
Captain William Brown
Fayetteville Police Department
The City
303 W.
of Fayetteville Fire Department
Center St. Fayetteville, AR. 72701
Phone (479) 575-8365 Fax (479) 575-0471
To: Dara Sanders, Andrew Garner, Jeremy Pate, and Jesse Fulcher
From: David Williams, Battalion Chief
Date: January 7, 2009
Re: R-PZD 08-3170 Walnut Crossing PH II
This development will be protected by Station 6 located at 835 N. Rupple•Road,
It is 2.1 miles from the station with an anticipated response time of 6:minutes to the
beginning of the development. H
The Fire Department anticipates 7(4 EMS — 3 Fire/Other) calls for service each year after
the development is completed and maximum build -out has occurred. Typically, this type
of development usually takes 12 —18 months, after the development. is started, before
maximum build -out occurs.
The Fayetteville Fire Department does not feel this development will• affect our calls for
service or response times.
I suggest contacting the water department for the hydrant flow in this area.
If you have any questions please me.
1Davidf Wilriams
David Williams
Fire Marshal
Fayetteville Fire Department
Honor, Commitment, Courage;
Our people make the difference!
ZD 08-3168: gC :ntial Planned Zoning
miffed by AP IAN 4ENTER FOR SI
ie property is ned R F-4, SINGLE FAMIL
proximately .23 acre4. The request is for Ze
tesidential P armed Z ning District with 8 sir
,658 s.£ of i n-resideJntial space. Planner: A
District (HOL JMB HEIC
I for property d at 3434
. - 4 UNITS'PER A RE and
Use and
units, 10
!ic water iavailable to the property. There,' is a 12" main along/I`the
er may n d to be extended through the property¢t the time of dev
.estic se ice and fire protectt n. if /l
I at
tary sew' r is avai able to the; site. Ther is an 8'6 public on tlft east
er may ieed to b extended through the ropert at the time , f dev
ie existi g main ay need t ' be evaluated at the ime of dev lopme
site ha access to, Salem Ro d and We• Road. alem Roa is a pai
ty street. err Road is an unim roved p ved two lake City
manWeir will evalua d with the roiect ronosal. I
will be
This property is not affected by the 100 -year
III):
ROAD.
liminary Plat ap roval for
ilti-fainily units d
/ f
east side of the, rope.
elopment to provide
pl
site of the property.
1 ,,``fflt j/
pment. 1'ele capa •ty
art,ally improved pavlted
street. Impibvemenpts to
��d
for the dev�loprgent.
R-PZD 08-3170: Residential Planned Zoning District (THE COVES AT WALNUT
CROSSING PH. II): Submitted by MIKE ANDERSON for property located at THE
WESTERN EDGE OF CITY OF FAYETTEVILLE CITY LIMITS AND NORTH.OF HWY.
62. The property is zoned R -A, RESIDENTIAL -AGRICULTURAL and contains approximately.
10.51 acres. The request,is for review of a Zoning, Land Use and Developthent plan with 38
single-family lots. Planner: Jesse Fulcher
Public water is available to the property. There is an 8" main along the south side of the
property. Water may need to be extended through the property at the time ofdevelopment to
provide domestic service and fire protection. ...
Sanitary sewer is available to the site. There is an 8" public on the south side of the property.
Sewer may need to be extended through the property at the time of development. The capacity
of the existing main may need to be evaluated at the time of development.
The site has access to Alberta.. Alberta is fully improved paved two lane City street. No off -site
street improvements are expected for this development.
Standard improvements and requirements for drainage will be required for the development.
This property is not affected by the 100 -year floodplain.
%
1
}yj7e .Levi le
7 ARKANSAS
THE CITY OF FAYETTEVILLE, ARKANSAS
TO: Jesse Fulcher, Planner
FROM: Alison Jumper, Park Planner
DATE: December 29, 2008
113 W. Mountain St.
Fayetteville, AR 72701
Telephone: (479) 4443469
SUBJECT: Parks & Recreation Subdivision Committee Review Comments
Meeting Date: December 31, 2008
Item: R-PZD 08-3170 (The Coves at Walnut Crossing Ph. II, 555)
Park District: SW
Zoned: R -A
Billing Name & Address: Rausch Coleman Homes, 308 E. Main, Farmington, AR 72730
Land Dedication Requirement
Single Family@ .024 acre per unit =
Multi Family@ .017 acre per unit =
COMMENTS:
acres
[rat*1
Monet' in Lieu
_38 @ $960 per unit = $36.480
@ $680 per unit = $
• This project was reviewed by PRAB on December 1, 2008. A recommendation to
accept money in lieu was made.
• Holland Park and the trail corridor along Alberta Dr. are within a half mile radius
of this development.
• Staff requests a multi -use trail easement on the area labeled CP3 as well as
between lots 10 and 11. Please coordinate with the Trails Coordinator for the
exact trail alignment.
R-PZD 08-3170
ENGINEERING DESIGN ASSOCIATES, P.A.
134 WEsr EMNA AVENUE
SPRINGDALE, ARKANSAS 72764
479-756-1266
Fax: 479-756-2129
December 4, 2008
Jesse Fulcher
City of Fayetteville
113 West Mountain 72701
Fayetteville, AR 72701
RE: Scope, Nature and intent : The Coves at Walnut Crossing, Phase 2
EDA # 1243.2
Dear Mr. Fulcher,
The attached project is for a proposed R-PZD located at the western edge of Fayetteville North of Hwy 62 and adjacent
to the Farmington city limits. This PZD is a 10 acre addition to the adjacent Master Development Plan known as The
Coves at Walnut crossing R-PZD 07-2634. This PZD will consist of 38 residential single family lots and 4 common
property lots and is designed utilizing the same Coveing concept for development as the adjacent PZD.
Should you have questions or require additional information please call.
Respectfully,
Patrick Hargus, RLA
Professional Landscape Architect
Engineering Design Associates, PA
479.756.1266
pbh(eda-pa.com
cc: file
December 1, 2008
The Planning Commission
City of Fayetteville
113 West Mountain
Fayetteville, AR 72701
Dear Sir or Madam,
As part of our request for approval of The Coves at Walnut Crossing, Phase II Master
Development Plan we hereby request a waiver of the following City design standards and
ordinances.
Tangent Length. Our design uses large radius centerline curves and very short to
nonexistent tangents between reverse curves to accommodate the lot layout concept
referred to as "coving". The intent of the 100 foot tangent length minimum, in our view,
was to avoid unsafe driving situations caused by reverse curvature when small radius
curves are employed. We feel that because the radii we are proposing are much greater
than the minimum allowed and the arc lengths are typically longer than conventional
designs that an unsafe condition will not be created when the tangents between reverse
curves are less than 100'. Our request is to waive the 100' tangent requirement as was
allowed for Phase 1.
cess Management - Curb Cut Separation. The narrowness of some a proposed lots
will m�kfldherig to the requirement to keep all curb cuts 50'fionfthe centerline of an
q l� intersection or drive cult to achieve. Adhere the requirement to keep curb
¢f1' cuts 15' from adjacent property E ess is also a hardship considering the need
to continue the design concept proPps hflppro3zed for Phase 1. The low speed limits
within this residential sub Viand increased buil&uisetbaci�s will mitigate the need
for such large se at niom intersections. We have experienceJItremejeuctance on
the part ential buyers to share driveways in the Walnut Crossing subdivision.
Roll Over Curb. We wish to be permitted to use a roll over type curb section. This will
eliminate the need for curb cuts when driveways are poured and reduce maintenance costs
for the City.
Respectfully ours, 2 /
Andy Feinstein
Project Manager
308 East Main • Farmington. Arkansas 72730 • Ph/ 479 267 6008 • Fx/ 479 267 5241 • www.RauschColemanllomes.com
The Coves - Phase Three
An addition of Walnut Crossing
Master Development Plan
ALBERTA RII_
Owner / Applicant
Rausch Coleman Homes
308 E. Main
Farmington, AR 72730
Engineering Representative
Engineering Design Associates
134 West Emma
Springdale, AR 72764
The Coves, Phase Three
Walnut Crossing
Scope of Project
The Coves is located at the western edge of Fayetteville just north of Hwy 62, along
Alberta Drive and adjacent to the Farmington city limits. This Planned Zoning and
Development Plan is an extension of R-PZD 07-2634 approved by Council in 2007, a
single family residential development utilizing the coving concept of subdivision design.
The coving concept is a site planning method that creates coves of green space in the
front and rear of houses through varied setbacks and winding streets. While housing
density is generally similar with that of a conventional lot layout, the coved development
is designed with considerably less street length which translates into less linear footage of
water and sewer and storm drainage producing a more sustainable development. All
phases of The Coves development consists of single family housing accessed from either
the public streets to the front of the lot or by public alley at the rear of the lots.
Coving has been around for over a decade and tested in several markets predominately in
the Midwestern portion of the United States. Coving is appealing for a variety of
reasons. It increases lot size without sacrificing the density of lots per acre. In effect, the
extra land that is spared from roads is placed into front yards and commonly owned green
spaces. Coving cuts street maintenance costs for cities and reduces runoff and erosion
which will help water quality. Safety is improved with reduced traffic speeds due to the
curvilinear streets and since the circulation is designed to loop versus being designed in a
grid, there are few intersections where studies prove most accidents occur. Homes are
positioned individually on lots creating a unique look and feel from the street as well as
from within the home. Not only does this enhance individuality among home sites, it
enhances the appeal of the overall neighborhood by providing spacious front yards and
open views.
Coving is a design technique that focuses on reducing paved surfaces and enhancing
neighborhood livability. The streetscape is enhanced by the curvilinear streets and deep
spacious front yards. Deep setbacks on the outside of the curves are opposite short
setbacks on the inside of the curves where the excess open space is placed to the rear of
homes. This additional land within the lots and shared by neighbors provides an estate
type look to a moderately priced development. This coving concept also allows for the
preservation of selective natural features that may exist on a site.
As with all of the Walnut Crossing development, Rausch Coleman Homes, LLC will not
only develop the infrastructure but also build and sell each home ensuring quality and
continuity throughout the development.
14/2009
THE COVES PHASE THREE
1
AC
I r Ma
8.918 SF
-_ _0420 AC
i::9.109
0.20 AC iII
1- r10,170. SF
0.23 AC / /
FI /J"/►2I�41
/ 13,35L VI
02.228E
II p tl t90a 151
• 17
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j 1 7,254. SF
4 0.16 AC
C.
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0.23 AC /
24
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JI // 0.15 AC
0.11 AC
!72. SF/
]6 AS
I
11•1
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IV, I
33 5
0 274AC \ \ 1 o v3'AC I 32
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35 \ \ \'
1 1 8.291.1
I\\ 023 AC \\ \\ II
7.388 SF
0.16 AC
37
Lfi,666. SF
0.15 AC
F38
7,7
H
0.17 AC
L -
OP-1
4,072 SF 14
0.09 AC
..
0.15 AC
av
r -T
S 871755• E 190,20'
iCP-3
15 �"y 15,109 SF I
13,245. SF '/•'7/1 /^ 0.35 AC
0.30 AC / '14,567.
14 / / I\
I / 1 ,567.ASF //
0 33 F
I/ 13 I
C
// 8.788. SF
// 0.20 AC /
7097. SF 6
0116 AC
2
6,766..
0.15 AC
6,542. SF
1 0.15 AC
28
6,440. SF
6.527. SF / 7/
0.14 Ac
/ 4444
1`� C 6,556. SF
0.15 AC
• la 10
f 6,241. Sr
e I 0.14 AC
lilt
7,188. SF
0.16 C
0.16 AC
8Th
1 I l I \ \ ,4,2 0. 8F
C jr\.��A 0.32 AC
'017 AC 6,81. SF 3 4 9.9r,47. SF
0.15 AC 7617 AC 6,059. SF 0.22 AC
0SF � \
0.18 AC \\
\\
ALBERTA RD•
PRELIMINARY PLAT
SCALE'. NT5.
THE COVES AT WALNUT CROSSING
PHASE II
9,141. SF
0.20 AC
7 v
13,154. SF
0.30 AC
\ \ I
\ V
W
z
0
w
a-
RAUSCH COLEMAN
LAND DEVELOPMENT
308 EAST MAIN
FARMINGTON, AR 72730
General Project Concept
Street and Lot Layout:
The proposed layout consists of curvilinear streets with pie shaped lots of varying depth
and width. Coving relies on a pattern of street design that significantly reduces street
length when compared to conventional subdivision design. With reductions in impervious
surfaces, construction and maintenance costs are saved and storm water runoff is
minimized. The streets are predominately aligned to flow from radius to radius without
straight tangents. A waiver from the 100' straight tangent requirement between curves is
to be included in this PZD request. Public residential class streets are proposed as well as
public alleys.
The premise of Coving is to enlarge the streetscape by placing homes to form meandering
curves that are independent of the curve of the street. Most of the lots are pie shaped and
with varied front setback length, fewer homes are parallel to each other thus improving
views and creating a sense of space within the neighborhood. Since deep pie shaped lots
will produce narrow lot widths at the public street, lots are measured at the front setback
which varies in depth from lot to lot.
Deep setbacks on the outside of the curves are opposite short setbacks on the inside of the
curves where the excess open space is placed to the rear of homes. This increases the number
of lots per foot of street to the outside of the curve and helps to reduce the total amount of
street needed to serve lots.
1/14/2009
The end result is fewer streets, larger lots and more open space throughout the
subdivision as shown in the photograph of Cantura Coves in Dallas, Texas below.
Site Plan:
The development is a mix of two main housing options; The Residences are single family
homes with garages facing and accessed from the city street and The Villas which are
single family homes fronting a public street but accessed by a public alley with the
garages serving the rear of the home. All homes will have two car garages with room for
parking outside of the garage. Commonly owned property defined as green space is
interspersed with the lots and will be maintained by the Property Owners Association,
(POA). An 80' wide gas easement runs diagonally across a portion of the site. This
easement is included in the green space property and will be utilized for a future public
trail. Landscape easements dedicated to the Property Owners Association (POA) is to be
proposed in some of the front of the deep pie shaped lots so that the POA may have
access to maintain these areas.
Buffer Areas:
Natural narrow buffers of trees exist along the property's fence rows. Used agriculturally
in the past, the 168 acres tract of land which encompasses the overall master plan for
Walnut Crossing was divided into fields separated by fence row vegetation. Where ever
possible, fence row vegetation will be preserved and will provide natural buffers.
A natural riparian buffer exists along the banks of the North Fork of Farmington Branch
Creek and along portions of Goose Creek which are part of the 168 acres Rausch
Coleman owns. As we continue to develop the remaining acreage, these riparian buffers
will be preserved.
1/14/2009
Tree Preservation:
Currently the site has approximately 3.88% canopy coverage along fence rows along the
perimeter of the project. Preservation is proposed for all fence row canopy other then
area within existing easements such as along the overhead electric line along the west and
within the 80' gas easement. Slight changes are being proposed for the construction of
earlier phases of The Coves to enlarge tree preservation in this phase of development.
Those changes to the previously approved development will occur during the
construction and final plat process.
Storm Water Detention Areas and Drainage:
The majority of the site drains to the south and the southwest towards Farmington Branch
creek which is south of Alberta. We propose to cross under Alberta Road with the
drainage of this development and carry that flow above ground to the south towards
Farmington Branch, all of this land is owned by Rausch Coleman Homes and falls within
the Farmington city limits.
Undisturbed Natural Areas:
The Coves is a phase of an overall 168.5 acre master plan development owned by Rausch
Coleman Homes. The land includes acreage along the banks of the Farmington Branch
and Goose Creek within both Fayetteville and Farmington. As portions of the master plan
are developed, areas of riparian buffer and floodplain are to be preserved in its current
state. Over 9 acres was preserved during the development of Walnut Crossing another 5
acres of riparian buffer and 4 acres in flood plain was preserved with the approval of The
Coves in 2007. No additional natural areas other than the fence rows exist on this site.
Existing and Proposed Utility Connections:
Public water is located along Alberta Street and sanitary sewer is located off site to the
east and west. This phase of The Coves is proposed to be developed after Phase One
which will provide a looped system for water and a second access to Alberta. The
Sanitary Sewer will flow to an existing line west of our development along Alberta Road.
Development and Architectural Design Standards:
The style of the architecture will be similar to Walnut Crossing offering a variety of
house plans with characteristics similar to the craftsman style. Currently we have eight
main floor plans with a variety of options for roof configuration, window styles, siding,
and porch design all ranging from 1100 to 1700 square feet of living space.
1/14/2009
Building Elevations:
The following graphics depict
the exterior architectural
elements proposed for the
house plans designed for The
Coves.
The Villas — Rear garage
homes accessed from alleys.
The Residences — Standard single family
homes with garages accessed from the
front of the home.
1/14/2009 1
Phasing and Time Frame:
The Coves is proposed to be developed in three phases. The Coves, that was approved in
2007, represented the first and second phases while this proposed development serves as
phase three. All permits necessary to begin construction shall be obtained within two
years of City Council approval of the PZD and the fmal plat request will be submitted
with 18 months of start of construction. An overall phasing plan of The Coves is included
on the following page.
Proposed Planning Areas:
The Coves is a single family residential use development utilizing Use Units 8 and 1 with
two distinctive housing options for homeowners.
• Planning Area #1 - Residential Dwellings
o The Residences is a standard housing product with garages facing the
street.
o The Villas is made up of narrower lots accessed from alleys to the rear so
that vehicular traffic is serviced from the back.
Planning Area #2 - Green Space is commonly held property to be owned and
maintained by The Coves Property Owners Association. Green spaces will
provide opportunity for passive recreation, trails, and tree mitigation areas.
Proposed Planning Area and Development Standards
Land Use Summary
PA #1 Residential Dwelling
PA #2 Green Space
Site Area
9.829 acres
0.684 acres
Use by Right
Units 1, 8
Conditional Use
Use Units 2, 24
Density
3.6 units per acre
Bulk and Area
Lot Width Min.
21 t. at right of way
N/A
35 t. at front setback
Lot area Min.
6, 000 s
N/A
Lot Area perUnit
6,000 sf
N/A
Site Coverage
65% impervious per lot
N/A
Setbacks
Front - 15'
Front -15'
Side 5'
Side 5'
Rear S'
Rear 5'
Height
35 t. (two story maximum)
35 ft.
Minimum Setback from Right of Way — Lots intended by design to have greater setbacks
than the minimum will be clearly indicated on the final plat and a plat plan showing the
housing unit and driveway placement will be provided on a per lot format.
1/14/2009 7
Zonine Comuarison Chart
Item
Note
Existing-
Agriculture
Proposed - PZD
Use Units Allowed
City uses by rig/it
Unit I
Unit I
Public Protection
and Utility
Unit 3
Agriculture
Units 6,7
Residential
Units 8,9,37
Unit 8
Conditional Uses
Misc.
Units
2,4,20,24,36
Unit 2, 24
Setbacks
Front
35 ft.
15 t min.
Side
20 t.
5 t. min.
Rear
35 t.
5 t. min.
Density
Units per Acre
%s per acre
3.6units per acre
Bulk and area
regulations
Lot width
200 ft.
35 ft. at setback, 21' at
right of way
Lot area
2 acres
Minimum 6,000 sf
Height Max.
Building Height
35 t.
35 t.
Recreation:
The Fayetteville Parks Board along with the staff has recommended that fees be accepted
in lieu of land dedication since a five acre park is within easy walking distance. Addition
trail easements are proposed to be dedicated to the public to connect the subdivision to
the park and to future trails.
Since both Walnut Crossing and The Coves are Rausch Coleman Communities, property
owners from either development may enjoy the green spaces provided in both
developments as well as the open areas to be created as future neighborhoods are
developed by Rausch Coleman Homes. This will allow The Coves home owners to
access the open space along the West Fork of Farmington Branch and along Goose Creek
which is proposed as a preserved riparian habitat.
Reason for Zoning request:
The coving concept of subdivision design provides for larger lots within higher densities
through reduced footage of streets and variable lot shapes, sizes and front setback
lengths. The density proposed in this development is approximately 3.6 units per acre
overall. A PZD is being requested due to the narrow lot widths at the public street, the
varied front setbacks and the winding street configuration which are unconventional to
Fayetteville's standard residential zoning criteria.
Relationship with Surrounding Uses
An existing subdivision in Farmington exists directly west with the Farmington
Elementary School just north of that, agricultural fields are directly north and partially to
the west and Walnut Crossing is east. To the south is land held by Rausch Coleman
Homes and planned for residential development in the future.
1/14/2009
Compliance with the Fayetteville City Plan 2025
Two land use areas are designated on this site, Residential Neighborhood and Green
Space.
Natural Areas: The common spaces consist primarily of tree preservation and tree
mitigation areas. Preserved fence rows will break up the intensity of the development
and contribute to the overall open areas within the Walnut Crossing master planned
development.
Residential Neighborhood Areas: The rest of the development is exclusively residential
in nature.
• The use of alley access lots provides an element of traditional neighborhood
design.
• Curving streets and varying setbacks help to create a unique sense of open space
along the street and to the front of the homes.
• Curvilinear streets designed to continuously loop with few intersecting roads will
result in safer streets.
• Street connections are proposed to allow connectivity among neighboring
development yet the curvilinear nature of the street design will discourage
through traffic and reduce traffic speeds.
Impacts on City Services
Water —This development will loop from the first phase of The Coves to an 8"
line that was installed along Alberta Street during the development of Walnut
Crossing. All public water facilities will be designed and built to city standards
Sanitary Sewer — The development gravity flows to the south and southwest to
will be connected to an existing sewer system exists in the neighboring
subdivision in Farmington
Roads — The main road accessing The Coves is Alberta Street which was built
during the development of Walnut Crossing. Alberta runs east and west and
carries into the Walnut Crossing subdivision where it is designated a collector
street and is stubbed for future development at the eastern boundary. As Alberta
carries west into Farmington city limits, the street becomes a residential street and
terminates at the intersection with Broyles road.
Fire and Police. — The Coves development is accessed from Alberta Street in two
locations. Alberta Street will provide direct connection to both the first and third
phases of The Coves. As The Coves develops, three streets will provide future
connections to the east and west. Fire Stations # 6 and 7 are both within
acceptable distances to the development.
Schools — This development is within the Fayetteville school district.
1/14/2009
STATEMENT OF COMMITMENTS
Dedication — Walnut Crossing
• Parks - A request to offer fees in lieu of land dedication was approved be the
Park Board on December 1, 2008.
• Streets and Utility - All proposed public streets, alleys, storm drainage, and
water and sewer utilities will be dedicated to the City of Fayetteville per the
city's requirements.
• Green Space - The green spaces shown on the PZD will be commonly owned
and maintained by The Coves Property Owners Association (POA).
On or Off Site Improvements
Most of the development infrastructure will be contained on site. Sanitary Sewer will
flow to the south and west just off site to an adjacent developed lot along Alberta Street.
The drainage from the site flows south toward Alberta. The drainage will be directed to
pass under Alberta and flow in an open channel south toward the Farmington Branch
creek.
Natural Resources and Environmental Sensitive Areas
No environmentally sensitive areas or natural resources exist on site besides the existing
trees along fence rows along the perimeter of the site. Since this phase of The Coves is a
part of the overall master planned development of Walnut Crossing, wetlands, riparian
buffers and large open areas are accessible through existing and proposed sidewalks and
trails.
Phasing
The Coves is proposed to be developed in three phases. The Coves, that was approved in
2007, represented the first and second phases while this proposed development serves as
phase three. All permits necessary to begin construction shall be obtained within two
years of City Council approval of the PZD and the final plat request will be submitted
within 18 months of start of construction. An overall phasing plan of The Coves is
included on the following page.
Fire Protection
One main road, Alberta Street, accesses this development. This development is in the
Fayetteville City Limits and would be served from Fire Station #6 and Station #7. Two
access roads from Alberta will serve the Coves. All public streets and alleys proposed
within the Coves are to be designed to provide ample turning radius for fire trucks as
required by the City of Fayetteville
Parks/ Trails/ Open Space Commitments
A request to offer fees in lieu of land dedication was approved by the Parks Board
December 1, 2008. Within the existing 80' wide gas easement, an additional trail
easement is to be granted to the City of Fayetteville as a future trail connection between
Alberta Street and the proposed West Loop Trail and the wetland trail at the waste water
treatment plant.
Proposed Preliminary Elevations
Please refer to Page 7for proposed building elevations.
1/14/2009 10
Development Standards, Conditions, and Review Guidelines.
Screening and Landscaping:
The majority of the site is surrounded by agricultural fields with the exception of
the west boundary which adjoins an existing development within the City of
Farmington. Existing fencerow trees exist as natural buffers along the east and
northern borders of this 10 acre site. In all locations not encumbered by existing
easements, the fencerow trees are to be preserved.
Front yard landscaping for each home will be installed by the builder.
Landscaping within the green spaces and near the entry feature will be installed
by the developer and maintained by the POA.
Traffic and Circulation:
The proposed Gentle Valley Drive accesses Alberta Street and meanders through
the subdivision to connect with Phase One of The Coves which provides a second
access to Alberta Street.
Parking Standards
All single family homes include a two car garage with room for an additional two
cars to park outside the garage. The streets are proposed to be 28' wide and can
accommodate on street parking.
Perimeter Treatment
Privacy fencing is planned for the rear yards of each home as requested by future
home owners. Rear yard fencing along Alberta Street on Lots I through 6 shall be
limited to 4' fencing along the rear property line.
Sidewalks:
5' sidewalks will be provided to meet city standards along all public streets within
the development. Most sidewalks will be built as each home is constructed.
Sidewalks proposed within common areas and along Alberta Drive will be
constructed at the time streets are installed.
Streetlights:
Streetlights will be provided to meet city standards along all public streets within
the development.
Water:
This development will tie to an 8" line that was installed along Alberta. All public
water facilities will be designed and built to city standards
Sanitary Sewer:
The development gravity flows to the south and southwest to will be connected to
an existing sewer system exists in the neighboring subdivision in Farmington
1/14/2009 11
Streets and Drainage:
All streets and alleys are to meet current City standards and be dedicated to the
City with the Final Plat. Most drainage will be collected in the street and flow to
subsurface drainage pipes. Drainage will be routed to the southwest corner of the
site where it will cross under Alberta and flow toward the Farmington Branch
creek.
Construction of Non Residential Facilities
Only residential homes are planned with this development.
Tree Preservation
Currently the site has approximately 3.88% canopy coverage within fence rows
along the perimeter of the project. Preservation is proposed for all fence row
canopy other then areas within existing easements such as along the overhead
electric line along the west and within the 80' gas easement.
Architectural Design Standards
Architectural design standards will be incorporated in the language of the
covenants. Homes will range in size from 1100sf and will not exceed two stories
in height. Please see page 7for elevations.
Proposed Signage
The entry sign to the development will be installed during the construction of
Phase One. All signage shall be subject to the requirements of Chapter 174 for
residential subdivisions.
View Protection:
This development is proposed for one and two story single family residential
homes. Concern over the loss of existing views due to tall structures does not
apply in this land use.
Overall, the development is afforded views of Kessler, Washington and Miller
mountains to the south of the Fayetteville/Farmington area. These views will be
enjoyed by homeowners as most of the homes in the development will be one
story. Views of the mountains will be enjoyed not only from the homes but also
from the proposed trail corridor and from the numerous open space areas.
Covenants and Homeowner Associations
A complete set of covenants are to be submitted with the PZD/Plat review
process. The general rules to be established for The Coves will closely follow
that of Walnut Crossing. In general, a Property Owners Associations will be
incorporated with the state as a non profit corporation. Dues will be collected to
pay for maintenance and upkeep of all commonly held open areas and landscape
features.
1/14/2009 12
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Page! of!
Clarice Pearman - Ord. 5216
From:
Clarice Pearman
To:
Pate, Jeremy
Date:
2.9.0912:58 PM
Subject:
Ord. 5216
CC:
Audit; GIS
Attachments:
Audit; GIS
Jeremy:
Attached is a copy of the above ordinance passed by City Council regarding R-PZD 08-3170. It will be filed with the circuit
clerk and archived by Records Mangement. Please let me know if there is anything else needed for this item. Have a good
day.
Clarice
file://C:\Documents%20and%20Settings\cpearman.000\Local%20Settings\Temp\XPgrpwise\4990287FFAY... 2.9.09