HomeMy WebLinkAboutOrdinance 5230 fllllll lllffl 111 1111E 11111 1111E 11111 11111 11111 loll full 11111 11111 llfff 1111 flll
Doc ID: 012815490007 Type: REL
Kind: ORDINANCE
Recorded: 04/17/2009 at 09:20:20 AM
Fee Amt: $45.00 Pace 1 of 7
Washincton Countv. AR
Bette Staws(�Circuit Cleirki (� Q
Filet009-0001 1628
ORDINANCE NO. 5230
AN ORDINANCE ESTABLISHING A RESIDENTIAL
PLANNED ZONING DISTRICT TITLED R-PZD 08-2965,
AMBERWOOD PLACE, LOCATED SOUTH AND EAST OF
DOUBLE SPRINGS AND DOT TIPTON ROAD; CONTAINING
APPROXIMATELY 39.98 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-
2965 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.
,,y{SSl4PPP!!ply,
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PASSED and APPROVED this 7th day of April, 2009. :�.y.� G��Y 0 .06",
APPROVED: ATTEST:
a FAYETTEVILLE m
v •
LID JO Mayor SO RA E. SMITH, City Clerk/Treasurer
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EXHIBIT `B"
R-PZD 08-2965
PART OF THE SEI/4 OF THE NE1/4 OF SECTION 15 AND PART OF THE SWIA
OF THE NW 114 OF SECTION 14 ALL IN T16N, R31 W IN WASHINGTON
COUNTY, ARKANSAS AND BEING DESCRIBED AS FOLLOWS. BEGINNING AT
THE SE CORNER OF SAID SEI/4, NEIA THENCE S89°46'03"W 825.57 FEET,
THENCE N00001'18"W 788.63 FEET, THENCE S89°52`44"W 448.54 FEET, THENCE
N00°29'58"E 159.86 FEET, THENCE N88°5529"E 947.20 FEET, THENCE
S00°02'16"E 401.26 FEET, THENCE N89°57'44"E 328.25 FEET, THENCE
N00015'06"E 30.31 FEET, THENCE N89°56'37"E 196.61 FEET, THENCE
N01°15'52"W 496.68 FEET, THENCE N87-12'01"E 84.38 FEET, THENCE
N89042'27"E 514.78 FEET, THENCE S00007'57"W 502.35 FEET, THENCE
N89053'47"E 537.01 FEET, THENCE S00°11'49"W 536.03 FEET, THENCE
S89054'1 0"W 1320.92 FEET, THENCE S00°28'05"W 55.08 FEET TO THE P.O.B.;
CONTAINING 39.98 ACRES MORE OR LESS SUBJECT TO EASEMENTS AND
RIGHT OF WAY OF RECORD.
CONDITIONS OF APPROVAL:
R-PZD 08-2965
Page 1 of 4
Conditions of Approval for R-PZD 08-2965 (Arnberwood Place)
1. Determination of street improvements. Street improvements at the time of development shall
include those determined necessary by the Planning Commission, based upon the
development proposed. Staff will recommend street improvements warranted with
development of the subject property. Based on an initial review of the conceptual
development plan, staff will likely recommend, at a minimum, the following street
improvements:
a. Pavement, curb and gutter, storm drainage, and sidewalks to be constructed along
the projectfrontage for Double Springs Road and Dot Tipton Road including the gap
ofproject frontage in the middle of the project along Dot Tipton Road.
b. Off-site street improvements will be required along Dot Tipton Road to pave the
roadway to a minimum of 20'wide pavement plus the appropriate shoulders from the
project boundary east approximately 0.34 mile to 54� Street.
2. Determination of adequate connectivity. Two points of access are provided to the north on
Dot Tipton Road. Street stub-outs are provided in the southwest corner,the south-central,
and the eastern borders of the site. No street connection is currently being provided to the
existing rural residential land uses to the west that border Double Springs Road. The project
proposes internal pedestrian connectivity in approximately 18.66 acres of dedicated
greenspace and parks with pedestrian trails to be constructed by the developer. Staff
recommends in favor of the proposed connectivity.
3. This project is required to go through preliminary plat review and approval prior to
construction.
4. The applicant shall dedicate right-of-way a minimum of 42.5' from centerline right-of-way
along the project's Double Springs Road frontage and 25' from centerline along the project's
Dot Tipton Road frontage. Dedication of 50' right-of-way width for interior streets and stub-
outs. Pedestrian trails shall be dedicated in public access easements.
5. The project is subject to the project phasing noted below. Final plat approval is required to
be obtained for the various Planning Areas in this project within the specified timeframe.
Extensions may be permitted, pursuant to City ordinance.
Phase Milestone Deadline
1 Preliminary Plat Approval 2009
2 Preliminary Plat Approval 2012
3 Preliminary Plat Approval 2014
Construction permits shall be obtained within 9 year of preliminary plat approval, and construction shall
be completed with a final plat recorded within 3 years of permit issuance, in accordance with City
ordinance.
6. No portion of any structure (i.e., porches, overhangs, etc.) shall encroach into building
setbacks or utility easements.
CONDITIONS OF APPROVAL:
R-PZD 08-2965
Page 2 of 4
7. Buildings shall be constructed to be consistent with the elevations and concepts and
architectural standards depicted in the building elevations in the booklet as specified.
Building elevations will be reviewed at the time of building permit.
8. Homes shall be design with articulated and varying facades facing the public street. Homes
located on the park shall be designed with an articulated facing the park and public street,
where applicable. Front facades of homes as they face the street or park shall be varied in
color and material so that no two same facades are adjacent to or across the street from one
another.
9. Duplexes shall be designed to appear as a single family residence with an articulated facade
facing the public street. Consistent with the concept on the PZD plats, only one curb
cut/driveway shall be permitted on the public street for a duplex, the second driveway, if
needed shall be off of a private alley or shared drive.
10. The project will be required to go through the Parks and Recreation Advisory Board prior to
preliminary plat submittal.
11. Signs shall be permitted in accordance with Chapter 174 of the Fayetteville Unified
Development Code for single family subdivisions.
12. The Master Development Plan, Statement of Commitments and Architectural Standards
submitted by the applicant shall be considered binding and tied to the zoning of the property.
Conditions of approval as noted herein and other requirements placed upon the project with
review of the Master Development Plan—Planned Zoning District by the City Council shall
also be binding.
13. This development shall be required to comply with the Tree Preservation requirements as set
forth in the Unified Development Code at the time of development,with a percent minimum
canopy of 25%.
14. Street trees shall be provided along public streets pursuant to city codes at the time of
development.
15. As indicated in the PZD plats and booklets all lot owners will be required to plant two trees
on their lot.
16. The pedestrian trails and dedicated greenspace indicated in the PZD plats and booklets shall
be constructed and landscaped by the developer and inspected prior to Final Plat approval.
Trails and greenspace shall be required in the immediate vicinity of the lots being final
platted. Construction materials for the pedestrian trails shall be determined at the time of
development by City staff.
17. A landscape plan showing street tree plantings(including plantings in the traffic circles),the
proposed perimeter plantings,landscaped greenspace and pedestrian trails will be required at
the time of preliminary plat.
CONDITIONS OF APPROVAL:
R-PZD 08-2965
Page 3 of 4
18. The detention pond shall be designed to provide functional and usable greensapce for passive
or active recreation for the neighborhood. The design shall be determined at the time of
preliminary plat and the concept indicated on the landscape plan.
19. In order to prevent the common greenspace/park areas from being visually and physically
isolated from the homes,a solid/opaque fence such as a standard six-foot woodboard privacy
fence shall be prohibited between the backyard of homes and the greenspace areas. A
standard privacy fence is permitted in the sideyard between homes. Examples of acceptable
fence materials between the backyard and greenspace areas include an open ornamental
fence,picket fence, split rail fence, etc.
20. Plat/booklet revisions:
a. Pg. 9.Architectural Design Standards for Duplexes.Add the statement regarding the
design standards for duplexes referenced in condition No. 9.
b. Pg. 20. Section 4. Add the requirement regarding the fence material referenced in
condition No. 18.
c. Appendix A. Add elevations and/or renderings depicting the two-family units.
d. Plats Sheet 3. Title. Reference that this site consists of"Three"planning areas.
e. Plats Sheet 3. Land Use Table. Change the Land Use Table format to follow the
format of Table 2 in this staff report.
£ Plats Sheet 2. Update the zoning criteria on the plats to match the PZD booklet.
21. A full Tree Preservation Plan will be required when the development comes through the
preliminary plat process. This should include but will not be limited to:
• A full tree inventory of all significant trees;
• Canopy calculations including existing canopy,preserved canopy and removed
canopy;
• A site analysis report; and
• A survey of the location of significant trees and those directly affected by the
development.
22. The site has little existing tree canopy.The development should be designed to work around
as many existing trees as possible, particularly trees that are not located in existing or
proposed utility easements. Mitigation will not likely be supported by staff without detailed
supportive information such as an arborist report.
23. Significant trees and canopy found within floodway are a high priority for preservation.
Groupings of quality trees are also a high priority for preservation.
24. Landscape Regulations as defined in Chapter 177 will be required with development plan
approval. This shall include but not be limited to street trees, detention facility plantings,
adequate greenspace, etc.
25. 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
CONDITIONS OF APPROVAL:
R-PZD 08-2965
Page 4 of 4
Gas, SWBT, Ozarks, SWEPCO, Cox Communications).
26. 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.
27. All overhead electric lines l2kv and under shall be relocated underground. All proposed
utilities shall be located underground.
28. Street lights shall be installed adjacent to all public and private streets (not alleys), with a
separation of no greater than 300 feet.
29. Impact fees for fire,police,water,and sewer shall be paid in accordance with City ordinance.
30. 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.
Washington County, AR
I certify this instrument was filed on
04/17/2009 09:20:20 AM
and recorded in Real Estate
File Number 2009-000118 8
Bette Stamps- Circuit I
by
kawasmx= RECEIVE
APR 16 2009
Northwest Arkansas Times CITY OFFAYETTeVILLE
CITY CLARK'S OFFICE
Benton County Daily Record
P. O. BOX 1607
FAYETTEVILLE, AR 72702
PHONE: 479-571-6421
AFFIDAVIT OF PUBLICATION
L, 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 5230
April 12, 2009
Publication Charge : $102.22
C n
Signed: ------— GOULIJ --
Subscribed and sworn to before me
This 19 day of � 2009.
Notary Public
My Commission Expires:
Do not pay from Affidavit, an invoice will be sent
A.
N:� OVARY N
L,: _ •'�
PUBLVM 4f
Q�
G7ON
RECEIVED
APP 6 200
CITY OF FAYETTEVELLE
CITY CLERKS OFFICE
ORDINANCE NO.5230 g`
AN ORDINANCE ESTABLISHING A RESIDENTfAL
4
PLANNED ZONING DISTRICT TITLE{) R-PZD 08- y &
A O ACF, LOCATED SOUTH 11
AND EAST OF DOUBLE SPRINGS AND DOT TfR piYOOITING OI
MATELY 39 98 � PACR AMENDING THE OFFICIAL ZONING
MAP RRKANSAS
OF THE CITY OF FAYETTEVfLLE;AND gppPTtNC, -
THE ASSOGIATEp MASTER DEVELOPMENT PLAN
e'F
BE IT ORDAINED 13Y THE CITY COUNCIi OF THE CITY OF FAYETTEVI
ARKANSAS: - -
Sectien 1:That the zdne classification of the following
lows: described Property is hereby changedM�
From R-A,Residential Agricultural to R-P70 08-2965 as shown in Exhibit"A"and depicted P
Exhibit"B"attached hereto and made a part hereof. - �sM
Section 2:That the change in zoning classification is based upon the approved master develoV
pian„develcpment standards,Statement of commitments and the conditions d Mas er d as 56b
ted, determined appropriate and approved by the City Council; further, that the cdnditggb
approval shall be filed and available for viewing in the Office of the City Clerk/Ireasprer of the.
Fayetteville.
Section 3:That this ordinance shalt take effeCt and be in full farce at Such time as all of the r a.
inerts of the master develOpmert plan have been met.
Section 4:That the official zoning map of the City of Fayetteville,Arkansas,is hereby amen
reflect the zoning change provided in Section 1 above.
PASSED and APPROVED this 71h day of April,2009.
APPROVED: v
By: ATTEST-
LIONELD JORDAN,Mayor By. -SMITHn
SONDRA E. ,City Clerk/Exhibit Exhibit A is a map and may be viewed in the Office of the City Gierk/Treasuref tlur
ning
ess hours.
EXHIBIT'S” as
R-PZD 08-2965 121
PART OF THE SE1/4 OF THE NE1/4 OF SECTION 15 AND PART OF THE SWJ14 OF THE NW9
ASSECTION FOLLQ ALL IN T76N,.R31 W IN WASHINGTON COUNTY,ARKANSAS AND BEING DES
AS FpLLOWS:BEGINNING AT THE SE CORNER OF SgID SE1/4,NE114 THENCE 589"4
825.57 FEET THENCE N00°Oi'i8'W 788.63 FEET;:THENCE.S89°52'44'1N 948;54 FEET.i
N00°29'5$'E Y59.86 FEET THENCE N88°55'29 E'947:30.FEET,THENCE 500'02'16'E 401
THENGE..N89°57'44'E 326.25 FEET, THENCE N00^t::;'0B'E 30.31 FEE.T., TFfNCE N89'
196.61 FEET THENCE N01615'52'W.496.68 FEET THENCE{l87°12'01`1 THe8 FEET;;
N89P42'27.'E 514,78 FEET,THENCE S00°07'57'W 502.35,FEET,THENCE N89°53'47'E-537.0
THENCE-S0091I*'W 53-6.03 FEET,THENCE S89°54'10'W:5320.92.FFE7 THENCE?$00
55.OBFEETTOTHEP.OORE
.B;CONTAINING:39:98ACRESM ,QRLESSSUBJEC.T,TO' tiS
AND,RIGHT OF WAY OF RECORD.
City of Fayetteville Staff Review Form 111 2L
City Council Agenda Items r 17
and
Contracts, Leases or Agreements
4/7/2009Y1YG�G
City Council Meeting Date
Agenda Items Only
Andrew GarnerA& Planning Development Services
Submitted By Division Department
Action Required:
R-PZD 08-2965: (Amberwood Place, 4741475): Submitted by Dave Jorgensen for property located south and east of
Double Springs Road and Dot Tipton Road. The property is zoned R-A, Residential-Agricultural and contains
approximately 39.98 acres. The request is for Zoning and Land Use approval for a Residential Planned Zoning
District with 145 dwelling units (107 single family, 38 two-family).
Cost of this request Category/Project Budget Program Category/Project Name
Account Number Funds Used to Date Program/Project Category Name
Project Number Remaining Balance Fund Name
Budgeted Item Budget Adjustment Attached
Previous Ordinance or Resolution#
De artment Direct Date
Original Contract Date:
Original Contract Number:
City Attorffey Date
Li
in nce and Internal Se ices Director Date Received in CityF
Clerk's Office
Ch f Staff
Received in Ei�TF4tt(i
Mayor's Office
ayor Date
Comments:
Revised January 15,2009
City Council Meeting of April 7,2009
Agenda Item Number
CITY COUNCIL AGENDA MEMO
To: Mayor and City Council
Thru: Don Mair,Chief of Staff
From:Jeremy C.Pate,Development Services Director AG
Date: March 31,2009
Subject: Residential Planned Zoning District for Amberwood(R-PZD 08-2965)
RECOMMENDATION
As discussed at previous City Council meetings, staff and the Planning Commission
originally recommended denial of this project and the City Council denied the applicant's
appeal. The applicant has been working with staff over the past several months and
substantially changed the project.The changes in the street and lot layout have increased
the overall greenspace from 9.0%to 46.65%and reduced the number of units from 182 to
145. Staff now recommends approval of an ordinance creating a Residential Planned
Zoning District(R-PZD)for Amberwood,based on the development standards,plans and
statement of commitments submitted. This action will establish a unique zoning district
for a 145 residences(107 single-family,38 two-family)on 39.98 acres.
BACKGROUND
The subject property is located southeast of the intersection of Double Springs/Dot
Tipton Roads. The property contains approximately 3998 acres and is undeveloped
agricultural pasture land surrounded by rural residences and agricultural land uses. The
request is for rezoning and land use approval for a residential subdivision within an R-
PZD zoning district on the subject property.
DISCUSSION
The Planning Commission voted 6-1-0 (Commissioner Kennedy voting `No') to deny
this request on July 14,2008.This item was appealed by the applicant and denied by City
Council on December 12, 2008. Staff has revised the findings and recommended
conditions of approval in the revised staff report based on the new project. Staff now
finds that the project is consistent with the adopted land use planning objectives,
principals, and policies established by the City Council with the adoption of City Plan
2025 to discourage suburban sprawl, create attainable housing, and to assemble an
enduring green network.
BUDGET IMPAC'I'
None.
ORDINANCE NO.
AN ORDINANCE ESTABLISHING A RESIDENTIAL
PLANNED 'ZONING DISTRICT TPTLED R-PZD 08-
2965, AMBERWOOD PLACE, LOCATED SOUTH
AND EAST OF DOUBLE SPRINGS AND DOT
TIPTON ROAD; CON'T'AINING APPROXIMATELY
39.98 ACRES;AMENDING THE OFFICIAL ZONING
MAP OF THE CITY OF FAYETFEVILLE; 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-
2965 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 T above.
PASSED and APPROVED this day of , 2009.
APPROVED: ATTEST:
By: By:
LIONELD JORDAN, Mayor SONDRA E. SMITH, City Clerk/Treasurer
EXHIBIT "A"
EXHIBIT "B"
R-PZD 08-2965
PART OF THE SE U4 OF THE NEI/4 OF SECTION 15 AND PART OF THE SW I/4 OF THE
NW 1/4 OF SECTION 14 ALL IN TI6N, R31 W IN WASHINGTON COUNTY, ARKANSAS
AND BEING DESCRIBED AS FOLLOWS: BEGINNING AT THE SE CORNER OF SAID
SEI/4, NEI/4 THENCE S89°46'03"W 825.57 FEET, THENCE N00°01'18"W 788.63 FEET,
THENCE S89°52'44"W 448.54 FEET, THENCE N00°29'58"E 159.86 FEET, THENCE
N88°55'29"Ii 947.20 FEET, THENCE S00°02'16"E 401.26 FEET, THENCE N89°57'44"E
328.25 FEET, THENCE N00°15'06"E 30.31 FEET, THENCE N89°56'37" E 196.61 FEET,
THENCE N0I°15'52"W 496.68 FEET, THENCE N87°12'01 "E 84.38 FEET, THENCE
N89°4227"E 514.78 FEET, THENCE S00°07'57"W 502.35 FEET, THENCE N89°53'47"E
537.01 FEET, THENCE S00°1149W 536.03 FEET, THENCE S89°54'10"W 1320.92 FEET,
THENCE S00°28'05"W 55.08 FEET TO THE P.O.13.; CONTAINING 39.98 ACRES MORE
OR LESS SUBJECT TO EASEMENTS AND RIGHT OF WAY OF RECORD.
CONDITIONS OF APPROVAL:
R-PZD 08-2965
Page 1 of 4
Conditions of Approval for R-PZD 08-2965 (Amberwood Place)
Determination of street improvements. Street improvements at the time of development shall
include those determined necessary by the Planning Commission, based upon the
development proposed. Staff will recommend street improvements warranted with
development of the subject property. Based on an initial review of the conceptual
development plan, staff will likely recommend, at a minimum, the following street
improvements:
a. Pavement, curb and gutter, storm drainage, and sidewalks to be constructed along
the project frontage for Double Springs Road and Dot Tipton Road including the gap
ofproject frontage in the middle oft he project along Dot Tipton Road.
b. Off -site street improvements will be required along Dot Tipton Road to pave the
roadway to a minimum 0f20 ' wide pavement plus the appropriate shoulders from the
project boundary east approximately 0.34 mile to 54" Street.
2. Determination of adequate connectivity. Two points of access are provided to the north on
Dot Tipton Road. Street stub -outs are provided in the southwest corner, the south-central,
and the eastern borders of the site. No street connection is currently being provided to the
existing rural residential land uses to the west that border Double Springs Road. The project
proposes internal pedestrian connectivity in approximately 18.66 acres of dedicated
greenspace and parks with pedestrian trails to be constructed by the developer. Staff
recommends in favor of the proposed connectivity.
3. This project is required to go through preliminary plat review and approval prior to
construction.
4. The applicant shall dedicate right-of-way a minimum of 42.5' from centerline right-of-way
along the project's Double Springs Road frontage and 25' from centerline along the project's
Dot Tipton Road frontage. Dedication of 50' right-of-way width for interior streets and stub -
outs. Pedestrian trails shall be dedicated in public access easements.
5. The project is subject to the project phasing noted below. Final plat approval is required to
be obtained for the various Planning Areas in this project within the specified timeframe.
Extensions may be permitted, pursuant to City ordinance.
Phase
Milestone
Deadline
1
Preliminary Plat Approval
2009
2
Preliminary Plat Approval
2012
3
Preliminary Plat Approval
2014
Construction permits shall be obtained within 1 year of preliminary plat approval, and construction shall
be completed with a final plat recorded within 3 years of permit issuance, in accordance with City
ordinance.
6. No portion of any structure (i.e., porches, overhangs, etc.) shall encroach into building
setbacks or utility easements.
7. Buildings shall be constructed to be consistent with the elevations and concepts and
architectural standards depicted in the building elevations in the booklet as specified.
CONDITIONS OF APPROVAL:
R-PZD 08-2965
Page 2 of 4
Building elevations will be reviewed at the time of building permit.
8. Homes shall be design with articulated and varying facades facing the public street. Homes
located on the park shall be designed with an articulated facing the park and public street,
where applicable. Front facades of homes as they face the street or park shall be varied in
color and material so that no two same facades are adjacent to or across the street from one
another.
9. Duplexes shall be designed to appear as a single family residence with an articulated facade
facing the public street. Consistent with the concept on the PZD plats, only one curb
cut/driveway shall be permitted on the public street for a duplex, the second driveway, if
needed shall be off of a private alley or shared drive.
10. The project will be required to go through the Parks and Recreation Advisory Board prior to
preliminary plat submittal.
11. Signs shall be permitted in accordance with Chapter 174 of the Fayetteville Unified
Development Code for single family subdivisions.
12. The Master Development Plan, Statement of Commitments and Architectural Standards
submitted by the applicant shall be considered binding and tied to the zoning of the property.
Conditions of approval as noted herein and other requirements placed upon the project with
review of the Master Development Plan — Planned Zoning District by the City Council shall
also be binding.
13. This development shall be required to comply with the Tree Preservation requirements as set
forth in the Unified Development Code at the time of development, with a percent minimum
canopy of 25%.
14. Street trees shall be provided along public streets pursuant to city codes at the time of
development.
15. As indicated in the PZD plats and booklets all lot owners will be required to plant two trees
on their lot.
16. The pedestrian trails and dedicated greenspace indicated in the PZD plats and booklets shall
be constructed and landscaped by the developer and inspected prior to Final Plat approval.
Trails and greenspace shall be required in the immediate vicinity of the lots being final
platted. Construction materials for the pedestrian trails shall be determined at the time of
development by City staff.
17. A landscape plan showing street tree plantings (including plantings in the traffic circles), the
proposed perimeter plantings, landscaped greenspace and pedestrian trails will be required at
the time of preliminary plat.
18. The detention pond shall be designed to provide functional and usable greensapce for passive
CONDITIONS OF APPROVAL:
R-PZD 08-2965
Page 3 of 4
or active recreation for the neighborhood. The design shall be determined at the time of
preliminary plat and the concept indicated on the landscape plan.
19. In order to prevent the common greenspace/park areas from being visually and physically
isolated from the homes, a solid/opaque fence such as a standard six-foot woodboard privacy
fence shall be prohibited between the backyard of homes and the greenspace areas. A
standard privacy fence is permitted in the sideyard between homes. Examples of acceptable
fence materials between the backyard and greenspace areas include an open ornamental
fence, picket fence, split rail fence, etc.
20. Plat/booklet revisions:
a. Pg. 9. Architectural Design Standards for Duplexes. Add the statement regarding the
design standards for duplexes referenced in condition No. 9.
b. Pg. 20. Section 4. Add the requirement regarding the fence material referenced in
condition No. 18.
c. Appendix A. Add elevations and/or renderings depicting the two-family units.
d. Plats Sheet 3. Title. Reference that this site consists of "Three" planning areas.
e. Plats Sheet 3. Land Use Table. Change the Land Use Table format to follow the
format of Table 2 in this staff report.
f. Plats Sheet 2. Update the zoning criteria on the plats to match the PZD booklet.
21. A full Tree Preservation Plan will be required when the development comes through the
preliminary plat process. This should include but will not be limited to:
• A full tree inventory of all significant trees;
• Canopy calculations including existing canopy, preserved canopy and removed
canopy;
• A site analysis report; and
• A survey of the location of significant trees and those directly affected by the
development.
22. The site has little existing tree canopy. The development should be designed to work around
as many existing trees as possible, particularly trees that are not located in existing or
proposed utility easements. Mitigation will not likely be supported by staff without detailed
supportive information such as an arborist report.
23. Significant trees and canopy found within floodway are a high priority for preservation.
Groupings of quality trees are also a high priority for preservation.
24. Landscape Regulations as defined in Chapter 177 will be required with development plan
approval. This shall include but not be limited to street trees, detention facility plantings,
adequate greenspace, etc.
25. 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).
CONDITIONS OF APPROVAL:
R-PZD 08-2965
Page 4 of 4
26. 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.
27. All overhead electric lines 12kv and under shall be relocated underground. All proposed
utilities shall be located underground.
28. Street lights shall be installed adjacent to all public and private streets (not alleys), with a
separation of no greater than 300 feet.
29. Impact fees for fire, police, water, and sewer shall be paid in accordance with City ordinance.
30. 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.
i1eTa'y`e�vl
THE CITY OF I-AYL"I'TEVILLF. ARKANSAS
PLANNING DIVISION CORRESPONDENCE
TO: City Council
FROM: Andrew Garner, Senior Planner
Matt Casey, Assistant City Engineer
THRU: Jeremy Pate, Development Services Director
DATE: March 31, 2009
City Council Meeting
April 7, 2009
125 W. Mountain St.
Fayetteville, AR 72701
Telephone: (479) 575-8267
R-PZD 08-2965: (AMBERWOOD PLACE, 474/475): Submitted by DAVE JORGENSEN for
property located S & E OF DOUBLE SPRINGS RD. AND DOT TIPTON RD. The property is
zoned R -A, RESIDENTIAL -AGRICULTURAL and contains approximately 39.98 acres. The
request is for Zoning and Land Use approval for a Residential Planned Zoning District with 145
dwelling units (107 single family, 38 two-family). Planner: Andrew Garner
Findings:
Background: As discussed at previous City Council meetings, staff and the Planning
Commission originally recommended denial of this project and the City Council denied the
applicant's appeal. The applicant has been working with staff over the past several months and
substantially changed the project. The changes in the street and lot layout have increased the
overall greenspace from 9.0% to 46.65% and reduced the number of units from 182 to 145. The
revised project is described in detail throughout this staff report.
Property: The subject property contains 39.98 acres, located southeast of the intersection of
Double Springs/Dot Tipton Roads. The property is undeveloped agricultural pasture land,
surrounded by rural residential and agricultural land uses. Dot Tipton Road, currently a partially
paved/gravel road, provides access to the residences in this area, from Double Springs Road to
54t1' Avenue. Some infrastructure for the now -abandoned Windsor/Dunnerstock subdivision
adjacent to the south has been installed, although this development has been abandoned for some
time and the application is considered voided. Rezoning applications for this adjacent site to
RSF-4 have been previously denied by the Planning Commission. The immediately adjacent
surrounding land use and zoning are listed in Table 1.
Table 1
Surroundina Land Use and Zonina
Direction
Land Use
Zoning
North
Agricultural/rural residential
RSF-1; R -A
South
Agricultural/Dunnerstock Windsor Subdivision (not developed)
RSF-1; RSF-2
East
Agricultural/rural residential
RSF-1
West
Single family residential
Washington County
Planning Area (1 unit/acre)
K:IRepons1200RCC Reponsl0A-7-091R-PZD 08-2965 (.n+benvood Place)staffrpt.doc
Proposal: The request is for rezoning and land use approval only for a Master Development
Plan of a Residential Planned Zoning District with 145 dwellings in three planning areas as listed
in Table 2 below:
Table 2
Amberwood R-PZD 08-2965
Land Use Summary
TYPE OF USE
PLANNING
RESIDENTIAL
RESIDENTIAL
NON-
NON-
ACRES
% OF
AREA
DENSITY
UNITS
RESIDENTI
RESIDENTIAL
SITE
(UNITS/ACRE)
AL
SQUARE FEET
INTENSITY
(SQ.FT./AC
RE)
Single Family
PA -1
6.56
107
0
0
16.32
40.82
Two -Family
PA -2
7.60
38
0
0
5.00
12.51
Greenspace
PA -3
0.00
0
0
0
18.66
46.67
TOTAL
3.63
145
0
0
39.98
100.00
%
The changes in the street and lot layout from the previously submitted project have increased the
overall greenspace from 9.0% to 46.67% and reduced the number of units from 182 to 145. The
project concept has changed into a conservation subdivision that attempts to cluster development
in certain areas of the site in order to create meaningful areas of greenspace in other areas of the
site. Large connected areas greenspace are linked by pedestrian trails throughout the
development. The central focus is a 2.32 -acre park with pedestrian linkages in all directions. The
project has also mixed 38 two-family units over the site to provide a varied home type and a
mixed income neighborhood. The project has also incorporated Low Impact Development (LID)
stormwater management techniques including bioswales and raingardens to pretreat and manage
stormwater.
If the PZD is approved as proposed the project would be required to go through
subdivision/preliminary plat approval prior to development.
Access: Two access points to the site are provided from Dot Tipton Road to the north. Two
street stub -outs are provided to the south and a street stub -out is also provided to the east. Many
of the homes are clustered in pods accessed off of shared private drives or motor courts. A row
of seventeen homes are located along the northern side of Amberwood Park and are accessed off
of a rear alley, with the front of the homes facing the park.
Adjacent Master Street Plan Streets: Double Springs Road (Minor Arterial), Dot Tipton Road
(Local).
Right-of-way to be dedicated: 42.5' from centerline right-of-way along the project's Double
Springs Road frontage and 25' from centerline along the project's Dot Tipton Road frontage.
Dedication of 50' right-of-way width for interior streets and stub -outs.
K:IReporIe20091CC Reporrs104-7-0918-PZD 08-2965 (Amberivood Pface)staffrpLdo,
Connectivity: Connectivity to the north is provided with two primary entrance points into the
subdivision off of Dot Tipton Road. Street stub -outs are provided in the southwest corner, the
south-central, and the eastern borders of the site. No street connection is proposed to the existing
rural residential lots to the west. These lots are approximately two acres in size. Most of the
public streets have sidewalks only on one side of the street as there are public pedestrian trails in
the connected greenspace to the rear of the homes.
Parking: Parking is provided in attached or detached garages for all of the residences. There is
on -street parallel parking along both sides of the street to the south of Amberwood Park in the
central portion of the site.
Phasing: Three phases are planned for Amberwood Place over the next several years as listed
below and provided in the PZD Booklet. Final plat approval is required to be obtained for the
for the phase within the specified timeframe. A one-year extension may be permitted, subject to
Planning Commission approval.
Phase
Milestone
Deadline
1
Preliminary Plat Approval
2009
2
Preliminary Plat Approval
2012
3
Preliminary Plat Approval
2014
Water & Sewer. Water and sewer lines would be extended to serve the development.
Parks: The developer has met with City Parks staff and anticipates donating on and off -site land
in lieu of payment of parks fees. A 2.32 -acre park is planned in the central portion of this
development. Additionally, a large amount of private greenspace with pedestrian trails and
amenities is provided with these development. This project provides 46.67% of the entire site in
greenspace. This project will be required to go through Park Recreation Advisory Board prior to
preliminary plat submittal.
Solid Waste Service: Solid waste service will be provided with standard curbside carts for each
home as typical of single family residential development.
Tree Preservation: This development will be required to comply with the Tree Preservation
requirements as set forth in the Unified Development Code at the time of development. Tree
canopy minimum of 25% shall be required.
Public Comment: City staff has received a phone call from an adjacent property owner
opposed to the project citing concerns that the proposed density is too high and is not compatible
with surrounding farms and rural -residential uses. He also discussed concerns with runoff
issues. Staff also received several public comments opposed to other RSF-4 rezoning in this
immediate vicinity. The applicant has also presented the project at a Street Committee and Ward
4 meeting to area residents, most specifically to discuss cost -sharing the improvements to Dot
Tipton Road.
K: IReportr120091CC Repo,/s104-7-0918-PZD 08-2965 (Lnbermood Plnce)s(aff I.doc
Recommendation: Finding that the proposed rezoning and development approval meet
several of the primary goals adopted within the City Plan 2025 as noted herein, staff
recommends approval of R-PZD 08-2965 with the following conditions:
Conditions of Approval:
City Council determination of street improvements. Street improvements at the time of
development shall include those determined necessary by the Planning Commission,
based upon the development proposed. Staff will recommend street improvements
warranted with development of the subject property. Based on an initial review of the
conceptual development plan, staff will likely recommend, at a minimum, the following
street improvements:
a. Pavement, curb and gutter, storm drainage, and sidewalks to be constructed
along the project frontage for Double Springs Road and Dot Tipton Road
including the gap ofproject frontage in the middle of the project along Dot Tipton
Road
b. Off -site street improvements will be required along Dot Tipton Road to pave the
roadway to a minimum of 20' wide pavement plus the appropriate shoulders from
the project boundary east approximately 0.34 mile to 54" Street.
2. City Council determination of adequate connectivity. Two points of access are provided
to the north on Dot Tipton Road. Street stub -outs are provided in the southwest corner,
the south-central, and the eastern borders of the site. No street connection is currently
being provided to the existing rural residential land uses to the west that border Double
Springs Road. The project proposes internal pedestrian connectivity in approximately
18.66 acres of dedicated greenspace and parks with pedestrian trails to be constructed by
the developer. Staff recommends in favor of the proposed connectivity.
3. This project is required to go through preliminary plat review and approval prior to
construction.
4. The applicant shall dedicate right-of-way a minimum of 42.5' from centerline right-of-
way along the project's Double Springs Road frontage and 25' from centerline along the
project's Dot Tipton Road frontage. Dedication of 50' right-of-way width for interior
streets and stub -outs. Pedestrian trails shall be dedicated in public access easements.
5. The project is subject to the project phasing noted below. Final plat approval is required
to be obtained for the various Planning Areas in this project within the specified
timeframe. Extensions may be permitted, pursuant to City ordinance.
Phase
Milestone
Deadline
1
Preliminary Plat Approval
2009
2
Preliminary Plat Approval
2012
3
Preliminary Plat Approval
2014
Construction permits shall be obtained within 1 year of preliminary plat approval, and construction shall
be completed with a final plat recorded within 3 years of permit issuance, in accordance with City
ordinance.
6. No portion of any structure (i.e., porches, overhangs, etc.) shall encroach into building
K.IReporfs120091CC Reportsl0J-7-0918-PZD 08-2965 (�lmbermood Pluce)s�q(�ytdoc
setbacks or utility easements.
7. Buildings shall be constructed to be consistent with the elevations and concepts and
architectural standards depicted in the building elevations in the booklet as specified.
Building elevations will be reviewed at the time of building permit.
8. Homes shall be design with articulated and varying facades facing the public street.
Homes located on the park shall be designed with an articulated facing the park and
public street, where applicable. Front facades of homes as they face the street or park
shall be varied in color and material so that no two same facades are adjacent to or across
the street from one another.
9. Duplexes shall be designed to appear as a single family residence with an articulated
facade facing the public street. Consistent with the concept on the PZD plats, only one
curb cut/driveway shall be permitted on the public street for a duplex, the second
driveway, if needed shall be off of a private alley or shared drive.
10. The project will be required to go through the Parks and Recreation Advisory Board prior
to preliminary plat submittal.
11. Signs shall be permitted in accordance with Chapter 174 of the Fayetteville Unified
Development Code for single family subdivisions.
12. The Master Development Plan, Statement of Commitments and Architectural Standards
submitted by the applicant shall be considered binding and tied to the zoning of the
property. Conditions of approval as noted herein and other requirements placed upon the
project with review of the Master Development Plan — Planned Zoning District by the
City Council shall also be binding.
13. This development shall be required to comply with the Tree Preservation requirements as
set forth in the Unified Development Code at the time of development, with a percent
minimum canopy of 25%.
14. Street trees shall be provided along public streets pursuant to city codes at the time of
development.
15. As indicated in the PZD plats and booklets all lot owners will be required to plant two
trees on their lot.
16. The pedestrian trails and dedicated greenspace indicated in the PZD plats and booklets
shall be constructed and landscaped by the developer and inspected prior to Final Plat
approval. Trails and greenspace shall be required in the immediate vicinity of the lots
being final platted. Construction materials for the pedestrian trails shall be determined at
the time of development by City staff.
17. A landscape plan showing street tree plantings (including plantings in the traffic circles),
K: Reporlsl2009tCC Reporisl04-7-091 R-PZD 08-2965 (Anrbeneood Place)sk ffrpt.doc
the proposed perimeter plantings, landscaped greenspace and pedestrian trails will be
required at the time of preliminary plat.
18. The detention pond shall be designed to provide functional and usable greensapce for
passive or active recreation for the neighborhood. The design shall be determined at the
time of preliminary plat and the concept indicated on the landscape plan.
19. In order to prevent the common greenspace/park areas from being visually and physically
isolated from the homes, a solid/opaque fence such as a standard six-foot woodboard
privacy fence shall be prohibited between the backyard of homes and the greenspace
areas. A standard privacy fence is permitted in the sideyard between homes. Examples of
acceptable fence materials between the backyard and greenspace areas include an open
ornamental fence, picket fence, split rail fence, etc.
20. Plat/booklet revisions:
a. Pg. 9. Architectural Design Standards for Duplexes. Add the statement regarding
the design standards for duplexes referenced in condition No. 9.
b. Pg. 20. Section 4. Add the requirement regarding the fence material referenced in
condition No. 18.
c. Appendix A. Add elevations and/or renderings depicting the two-family units.
d. Plats Sheet 3. Title. Reference that this site consists of "Three" planning areas.
e. Plats Sheet 3. Land Use Table. Change the Land Use Table format to follow the
format of Table 2 in this staff report.
f. Plats Sheet 2. Update the zoning criteria on the plats to match the PZD booklet.
21. A full Tree Preservation Plan will be required when the development comes through the
preliminary plat process. This should include but will not be limited to:
• A full tree inventory of all significant trees;
• Canopy calculations including existing canopy, preserved canopy and
removed canopy;
• A site analysis report; and
• A survey of the location of significant trees and those directly affected by the
development.
22. The site has little existing tree canopy. The development should be designed to work
around as many existing trees as possible, particularly trees that are not located in
existing or proposed utility easements. Mitigation will not likely be supported by staff
without detailed supportive information such as an arborist report.
23. Significant trees and canopy found within floodway are a high priority for preservation.
Groupings of quality trees are also a high priority for preservation.
24. Landscape Regulations as defined in Chapter 177 will be required with development plan
approval. This shall include but not be limited to street trees, detention facility plantings,
adequate greenspace, etc.
K:IReporis120091CCReponsl04-7-091R-PZD 08-2965 �Imberirood Plnce/s� Jfrpcdoc
Standard Conditions of Approval:
25. 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).
26. 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.
27. All overhead electric lines 12kv and under shall be relocated underground. All proposed
utilities shall be located underground.
28. Street lights shall be installed adjacent to all public and private streets (not alleys), with a
separation of no greater than 300 feet.
29. Impact fees for fire, police, water, and sewer shall be paid in accordance with City
ordinance.
30. 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.
City Council Action:
0 Tabled ❑ Forwarded to C.C. (recommendation for approval) ❑ Denied
Motion:
Second:
Vote:
Meeting Date:
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 Date
K: IReportsl20091CC Reporlsl0,1-7-091R-PZD 08-2965 (dniberood Place)srG%fipt.�(oc
Findings associated with R-PZD 08-2965 (Amberwood Place at Fayetteville)
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 that much of this application is consistent with the criterion and
policies established in City Plan 2025. Staff had concern in the past with previous rezoning
requests and development on this site proposed at a density of four units/acre or higher in a
sprawling suburban pattern. This site is located on the periphery of the city in a rural
residential area with a lack of adequate infrastructure to support a standard residential
suburban development. However, the proposed project is not a standard residential
suburban development and is designated as a Residential Neighborhood Area on the City's
Future Land Use Plan. The development is a conservation, or cluster; subdivision that
preserves large, meaningful areas of greenspace (46.67% of the site), as opposed to
sprawling over the entire site with platted lots and streets. This greenspace serves several
vital functions including helping this development be compatible with the surrounding
rural residential land uses, providing meaningful passive and active recreation and visual
amenities for residents and the public, and environmental benefits of stormwater treatment
and open space preserve for flora and fauna. Amberwood PZD is proposed for 145 units
and an overall density of 3.62 units/acre. This density and development pattern is different
than the immediately sparsely populated surrounding areas, however, the large amount of
greenspace makes it compatible and consistent with the Neighborhood Area designation on
the City's Future Land Use Plan.
Staff finds that the proposed project is consistent with several of the primary goals City
Plan 2025 and the City's overall land use policies including:
Goal 2: We will discourage suburban sprawl — The proposed conservation/cluster
neighborhood is not a suburban pattern as it preserves 46.67% of the site in
greenspace/parks. This greenspace provides meaningful recreational opportunities
for residents that a standard subdivision would not, while breaking up the typical
visual monotony of the neighborhood and providing large areas of open space
compatible with the surrounding rural residential uses on the periphery of the city.
Goal 5: We will assemble an enduring green network — The 18.66 acres of
greenspace (46.67% of the site) provides connection with the residents and general
public to the natural environment, consistent with this goal. This greenspace would
offer peaceful views and a variety of recreational opportunities such as walking on
the pedestrian paths, community gardens, vegetable plots, composting, fruit trees,
orchards, rain gardens, fishing in the preserved pond, and active recreation in the
K. IRepons120091CC ReponsM-7-091R-PZD 08-2965 (Ambenrood Ponce)smff t.. doe
public park portion of the greenspace. The greenspace proposed and the overall
green network in the city helps maintain and create improved community character
and quality of life. This site on the outside of the city is appropriate to require a
greater amount of environmental preservation than a standard development, and
the proposed PZD ensures that a large amount of greenspace will be preserved. The
layout of the greenspace provides opportunity not only for the Amberwood
neighborhood but for adjacent undeveloped property to connect and provide larger
greenbelts and pedestrian trails and connections, and protect natural habitat and
water quality.
Goal 6: We will create attainable housing - Attainable or affordable workforce
housing is a main goal of this project. A majority of the lots and proposed homes are
of modest size to be affordable for a wide variety of potential buyers. The project
also now incorporates 38 two-family residences in strategic areas throughout the
entire neighborhood, as opposed to one block, or one street of segregated duplexes.
These duplexes will not only add variety of building types to the streetscape, but also
lead to a mixed -income neighborhood, as opposed to an entire neighborhood of
duplexes that isolates affordable housing in one area. Residents in this
neighborhood will have relatively small lots and houses, however the large amount
of public greenspace, views, and other amenities helps mitigate living on the edge of
the city in a small, relatively dense neighborhood.
This area is planned for Residential Neighborhood Areas on City Plan 2025. These
areas are predominantly residential in land use, which is consistent with the uses
proposed with Amberwood Place.
Harmonious relationship/degree of compatibility with adjacent land uses. Staff
finds the surrounding land uses to be large, rural lots and agricultural land, at very
low densities. The density and land development pattern proposed in this location
with large contiguous and connected areas of greenspace and predominantly single
family homes is compatible with the predominantly rural residential land uses.
Permitted/Conditional Uses. Staff finds the proposed single and two-family
residential land uses are appropriate.
In summary, staff finds the proposal meet the goals of the City's adopted Future Land Use
Plan to a degree that is appropriate for a rezoning approval as proposed.
(2) Whether the application is in compliance with all applicable statutory provisions;
FINDING: As discussed in Finding No. 1 above, the application has been reviewed and
found to be consistent with the applicable City policies. The application has been
submitted in accordance with all statutory provisions.
(3) Whether the general impact of the rezoning would adversely impact the provision of
public facilities and services;
FINDING: The impact of the rezoning and subsequent development would require the
provision of public facilities, at the cost of the developer, in order to function at acceptable
K:1Reports120091CC Rcpor1s104-7-0918-PZD 08-2965 (A, berivood P9 ce)smffipedoc
levels. Without improvements to existing infrastructure, the proposal would certainly
adversely affect public facilities and services. The Fayetteville Police Department has
stated that the development could increase traffic danger and congestion and could place
an undesirable load on police services. This development proposes to contribute $150,000
for the City to pave Dot Tipton Road. Staff finds that with the street improvements
recommended and standard water and sewer improvements required to serve the
development that impacts to public services would be acceptable.
(4) Whether the rezoning is compatible with the surrounding land uses;
FINDING: As discussed in Finding No. 1, the surrounding land uses are large, rural lots
and agricultural land, at very low densities. The density and land development pattern
proposed in this location with large contiguous and connected areas of greenspace and
predominantly single family homes is compatible with the predominantly rural residential
land uses.
(5) Whether the subject land is suitable for the intended use and is compatible with the
natural environment;
FINDING: The 39.98 -acre property is a generally level, undeveloped pasture with
minimum tree canopy. The intended land use, while is suitable on the subject property.
(6) Whether the intended land use would create traffic congestion or burden the existing
road network;
FINDING: The proposed development will allow for the construction of 145 dwelling units.
With the incorporation of the recommended street improvements listed in the conditions of
approval, staff finds that while the surrounding roads would be brought to an acceptable
level of service, and that the proposed development would not create a traffic danger.
(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
K:lRepons120091CC Reporusl04-7-0918-PZD 08-2965 (Mrbermood Pluce)stuj(rptdoc
to preserve and enhance the neighborhood. Proper planning shall involve a consideration
of tree preservation, water conservation, preservation of natural site amenities, and the
protection of watercourses from erosion and siltation. The Planning Commission shall
determine that specific development features, including project density, building
locations, common usable open space, the vehicular circulation system, parking areas,
screening and landscaping, and perimeter treatment shall be combined in such a way as to
further the health, safety, amenity and welfare of the community. To these ends, all
applications filed pursuant to this ordinance shall be reviewed in accordance with the
same general review guidelines as those utilized for zoning and subdivision applications.
FINDING: The proposed Planned Zoning District has been reviewed in light of all
applicable development and zoning ordinances. The Master Development Plan sets out the
basic guidelines, development and zoning criteria, commitments and design standards
offered by the applicant. As discussed under Findings No. 1 and No. 4, staff finds that the
proposal will achieve a high level of compatibility with adjacent properties. Staff finds that
the overall density of 3.63 units/acre is appropriate with the surrounding by rural-
residential/agricultural land uses, given that the residences are clustered and 46.67% of the
site is preserved in open space. Density within a project under a PZD is to be determined
on the basis of the density of surrounding development, urban development goals, and the
impact of a given density on the site and adjacent property. The City's urban development
goals encourage a variety and mixture of densities within neighborhoods. The proposed
project adds to the overall variety and mixture of densities by providing a smaller lot and
different development pattern than a typical suburban sprawl neighborhood. Staff finds
this proposal would not adversely impact the character of surrounding residential and
agricultural uses.
The site does not have any significant natural features to be incorporated into the
subdivision, although approximately 18.66 acres of greenspace and pedestrian trails are
provided and are connected throughout the neighborhood. The existing stock pond has
been preserved and incorporated into the greenspace design. The developer also proposes
to have all perimeter lots plant two trees to help provide some vegetative screening around
this subdivision which is largely open pasture.
(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: No screening is proposed or required for this single family subdivision. This
development proposes 18.66 acres of landscaped greenspace and pedestrian trails and two
trees planted in the backyard of each perimeter lot. A landscape plan showing street tree
K: lReportsl20091CC Reports I04-7-091R-P7D 08-2965 (Lnbenvood Place)stcfjptdoc
plantings, the proposed perimeter plantings, landscaped greenspace and pedestrian trails
will be required at the time of preliminary plat. The greenspace is provided adjacent to
much of the perimeter property lines as a transition from this neighborhood to the existing
rural residential uses.
(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: The vehicular circulation system is comprised of two main north -south public
streets and one east -west street. The focal point of the development is a 2.32 acre park
largely surrounded by homes oriented towards the park. A majority of the homes are
clustered and accessed off of shared drives, motor courts or alleys. The street system has
been minimized to provide for preserved greenspace while still providing a hierarchy of
circulation that encourages an efficient flow of traffic. The external street system consists
of two access roads, Double Springs Road, a minor arterial, and Dot Tipton Road, a local
street, that is substandard and in need of improvements.
(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: Standard parking ratios for the single and two-family residential uses shall
apply. Garage parking spaces are provided for each home.
K:IRepotlsl2009lCCReporlsIO4-7-091R-P7D 08-2965 (AwbenroodPlace)stgf pl.doc
(5) Perimeter treatment. Notwithstanding any other provisions of a planned zoning district,
all uses of land or structures shall meet the open space, buffer or green strip provisions of
this chapter of this code.
FINDING: The applicant proposes that each lot on the perimeter of the project plant two
trees in the backyard of the homes. The project preserves 18.66 acres of greenspace
including much of the perimeter of the site. The project will comply with all open space
requirements.
(6) Sidewalks. As required by § 166.03.
FINDING: Sidewalks and other pedestrian connections are indicated on the PZD plats.
Most of the public streets have sidewalks only on one side of the street as there are public
pedestrian trails in the connected greenspace to the rear of the homes. The material for the
pedestrian trail wil► be evaluated by staff at the time of construction approval.
(7) Street Lights. As required by § 166.03.
FINDING: Street lights are to be provided adjacent to all public 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.
(9) Sewer. As required by § 166.03.
FINDING: Public sewer will be provided to the project site, pursuant to city code.
(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.
F. Weports120091CC Reportsl04-7-0918-P7,D 08-2965 (ib,ibe, ood Place)srafjprdoc
(iii)All grading and drainage within a Planned Zoning District including site drainage
and drainage for private streets shall comply with the City's Grading (Physical
Alteration of Land) and Drainage (Storm water management) Ordinances. Open
drainage systems may be approved by the City Engineer.
(iv) Maximum density served by a cul-de-sac shall be 40 units. Maximum density
served by a loop street shall be 80 units.
(v) The plat of the planned development shall designate each private street as a
"private street."
(vi) Maintenance of private streets shall be the responsibility of the developer or of a
neighborhood property owners association (POA) and shall not be the
responsibility of the City. The method for maintenance and a maintenance fund
shall be established by the PZD covenants. The covenants shall expressly provide
that the City is a third party beneficiary to the covenants and shall have the right
to enforce the street maintenance requirements of the covenants irrespective of the
vote of the other parties to the covenants.
(vii) The covenants shall provide that in the event the private streets are not maintained
as required by the covenants, the City shall have the right (but shall not be
required) to maintain said streets and to charge the cost thereof to the property
owners within the PZD on a pro rata basis according to assessed valuation for ad
valorem tax purposes and shall have a lien on the real property within the PZD for
such cost. The protective covenants shall grant the City the right to use all private
streets for purposes of providing fire and police protection, sanitation service and
any other of the municipal functions. The protective covenants shall provide that
such covenants shall not be amended and shall not terminate without approval of
the City Council.
(viii) The width of private streets may vary according to the density served. The
.following standard shall be used:
Paving Width
(No On -Street Parking)
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
K: IReporls120091CC Repor(sl04-7-0918-P/_D 08-2965 (Amberirood Pluce)sIufjptdoc
intended.
(ix) All of the traffic laws prescribed by Title VII shall apply to traffic on private
streets within a PZD.
(x) There shall be no minimum building setback requirement from a private street.
(xi) The developer shall erect at the entrance of each private street a rectangular sign,
not exceeding 24 inches by 12 inches, designating the street a "private street"
which shall be clearly visible to motor vehicular traffic.
FINDING: The proposed project proposes public streets and alleys that comply with the
adopted development standards.
(11) Construction of nonresidential facilities. Prior to issuance of more than eight
building permits for any residential PZD, all approved nonresidential facilities shall be
constructed. In the event the developer proposed to develop the PZD in phases, and the
nonresidential facilities are not proposed in the initial phase, the developer shall enter into
a contract with the City to guarantee completion of the nonresidential facilities.
FINDING: All development on the site shall be phased according to the phasing plan and
conditions herein.
(12) Tree preservation. All PZD developments shall comply with the requirements for
tree preservation as set forth in Chapter 167 Tree Preservation and Protection. The
location of trees shall be considered when planning the common open space, location of
buildings, underground services, walks, paved areas, playgrounds, parking areas, and
finished grade levels.
FINDING: A tree preservation plan shall be submitted at the time of development to
comply with Chapter 167 of the UDC. The site has little existing tree canopy which should
be incorporated into the design as much as possible.
(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: Not applicable. All proposed structures are residential.
(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.
K. IReporns120091CC Rpo, /sl04-7-09IR-PZD 08-2965 (M,be,v ood P1-,),1,ffiyrdoc
FINDING: Staff finds no specific scenic views to be protected on the subject property. The
large amount of greenspace provided will help maintain greenspace space views from the
public streets and private residences.
(E) Revocation.
(1) Causes for revocation as enforcement action. The Planning Commission may
recommend to the City Council that any PZD approval be revoked and all building or
occupancy permits be voided under the following circumstances:
(a) Building permit. If no building permit has been issued within the time allowed.
(b) Phased development schedule. If the applicant does not adhere to the phased
development schedule as stated in the approved development plan.
(c) Open space and recreational facilities. If the construction and provision of all
common open spaces and public and recreational facilities which are shown on the
final plan are proceeding at a substantially slower rate than other project components.
Planning staff shall report the status of each ongoing PZD at the first regular meeting
of each quarter, so that_the Planning Commission is able to compare the actual
development accomplished with the approved development schedule. If the Planning
Commission finds that the rate of construction of dwelling units or other commercial
or industrial structures is substantially greater than the rate at which common open
spaces and public recreational facilities have been constructed and provided, then the
Planning Commission may initiate revocation action or cease to approve any
additional final plans if preceding phases have not been finalized. The city may also
issue a stop work order, or discontinue issuance of building or occupancy permits, or
revoke those previously issued.
(2) Procedures, Prior to a recommendation of revocation, notice by certified mail shall be
sent to the landowner or authorized agent giving notice of the alleged default, setting a
time to appear before the Planning Commission to show cause why steps should not be
made to totally or partially revoke the PZD. The Planning Commission recommendation
shall be forwarded to the City Council for disposition as in original approvals. In the
event a PZD is revoked, the City Council shall take the appropriate action in the city
clerk's office and the public zoning record duly noted.
(3) Effect. In the event of revocation, any completed portions of the development or those
portions for which building permits have been issued shall be treated to be a whole and
effective development. After causes for revocation or enforcement have been corrected,
the City Council shall expunge such record as established above and shall authorize
continued issuance of building permits.
(F) Covenants, trusts and homeowner associations.
K:IRepor/a120091CC Repoli 04-7-091R-P/_D 08-2965 Ptace)s�afftp1.doc
(1) Legal entities. The developer shall create such legal entities as appropriate to undertake
and be responsible for the ownership, operation, construction, and maintenance of private
roads, parking areas, common usable open space, community facilities, recreation areas,
building, lighting, security measure and similar common elements in a development. The
city encourages the creation of homeowner associations, funded community trusts or
other nonprofit organizations implemented by agreements, private improvement district,
contracts and covenants. All legal instruments setting forth a plan or manner of
permanent care and maintenance of such open space, recreation areas and communally -
owned facilities shall be approved by the City Attorney as to legal form and effect, and
by the Planning Commission as to the suitability for the proposed use of the open areas.
The aforementioned legal instruments shall be provided to the Planning Commission
together with the filing of the final plan, except that the Guarantee shall be filed with the
preliminary plan or at least in a preliminary form.
(2) Common areas. If the common open space is deeded to a homeowner association, the
developer shall file with the plat a declaration of covenants and restrictions in the
Guarantee that will govern the association with the application for final plan approval.
The provisions shall include, but not necessarily be limited to, the following:
(a) The homeowner's association must be legally established before building permits are
granted.
(b) Membership and fees must be mandatory for each home buyer and successive buyer.
(c) The open space restrictions must be permanent, rather than for a period of years.
(d) The association must be responsible for the maintenance of recreational and other
common facilities covered by the agreement and for all liability insurance, local taxes
and other public assessments.
(e) Homeowners must pay their pro rata share of the initial cost; the maintenance
assessment levied by the association must be stipulated as a potential lien on the
property. The association must be able to adjust the assessment to meet changing
needs.
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.
K: lReporfsl20091CC Reports104-7-091R-PZD 08-2965 (flmbennood PlnceJsmffrpt. doe
(I) Flexibility. Providing for flexibility in the distribution of land uses, in the density
of development and in other matters typically regulated in zoning districts.
(2) Compatibility. Providing for compatibility with the surrounding land uses.
(3) Harmony. Providing for an orderly and creative arrangement of land uses that are
harmonious and beneficial to the community.
(4) Variety. Providing for a variety of housing types, employment opportunities or
commercial or industrial services, or any combination thereof, to achieve variety
and integration of economic and redevelopment opportunities.
(5) No negative impact. Does not have a negative effect upon the future development
of the area;
(6) Coordination. Permit coordination and planning of the land surrounding the PZD
and cooperation between the city and private developers in the urbanization of
new lands and in the renewal of existing deteriorating areas.
(7) Open space. Provision of more usable and suitably located open space, recreation
areas and other common facilities that would not otherwise be required under
conventional land development regulations.
(8) Natural features. Maximum enhancement and minimal disruption of existing
natural features and amenities.
(9) General Plan. Comprehensive and innovative planning and design of mixed use
yet harmonious developments consistent with the guiding policies of the General
Plan.
(10) Special Features. Better utilization of sites characterized by special features of
geographic location, topography, size or shape.
FINDING: Staff finds this proposal meets some of the primary goals of the City Plan 2025
as discussed Finding No. 1. The proposed PZD provides a mix of lot and house sizes,
rather than the typical RSF-4 single family lot size. The proposed cluster development
pattern is consistent with several of the goals of the PZD ordinance, Chapter 161, including
providing a variety of housing types and providing usable and suitably located open space
areas. The density of 3.63 units/acre combined with the 18.66 acres of greenspace provides
a development that is compatible with the surrounding rural residential/agricultural
properties.
(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
K: I Rep,1s120091CC Reporrs104-7-091 R-PZD OS -2965 (�I mbermood Place)staJfrpl.doc
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 subject described real property is proposed to be rezoned to R-PZD 08-
2965, with three (3) unique Planning Areas. The development standards, statement of
commitments and Master Development Plan approved shall be adopted with the rezoning.
(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 and City Plan 2025 as noted above. Staff finds that
the single-family, two-family, and greenspace land uses within the development consider
abutting parcels of land and are compatible.
(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
K:IReponsp0091CC R,po,Is10?-7-0918-PZD 08-2965 (An+Ger...00d Place)smjjptdoc
allowed with Planning Commission approval, unless otherwise specified, subject to the
code governing Conditional Use requests.
FINDING: Permitted and Conditional uses are outlined in both the Master Development
Plan booklets and plats.
(4) Condition. In no instance shall the residential use area be less than fifty-one percent
(51%) of the gross floor area within the development.
FINDING: The residential uses on this property will be at least fifty-one percent of the
gross floor area within the development.
(F) Bulk and area regulations
(1) Residential density. Residential densities shall be determined on the basis of the
following considerations:
(a) The densities of surrounding development;
(h) the densities allowed under the current zoning;
(c) the urban development goals and other policies of the city's General Plan;
(d) the topography and character of the natural environment; and
(e) the impact of a given density on the specific site and adjacent properties.
FINDING: The subject property is adjacent to large undeveloped agricultural lands with
sparsely located single-family homes. The property is zoned R -A, Residential Agricultural,
which would permit one dwelling unit per two acres, resulting in a maximum of 20
dwelling units on 39.98 acres. The applicants are requesting 145 dwelling units, a density
of approximately 3.63 units per acre. This is not a high density and in general the City's
development goals and policies do support the development pattern proposed by
Amberwood Place in a designated Residential Neighborhood Area. The proposed
configuration of greenspace and cluster development pattern reduces the impacts of the
proposed density with relation to the adjacent properties. The flat topography and open
pasture of the site is appropriate for the proposed density and development pattern.
(2) Lot area and setback requirements. Taking into consideration the unique aspects of each
project, preliminary development plans for Planned Zoning Districts shall conform as
closely as possible to the existing standards for lot area minimums and setback
requirements under this chapter.
FINDING: Lot area minimums are approximately 3,000 square feet, substantially smaller
than standard single family zoning districts. However the lots are surrounded by large
K:lReporlsl2009lCCReports104-7-0918-P7_D 08-2965(A benrood Plac,)staffip1.do,
greenspace areas to provide for compatibility with surrounding large lot residential uses.
This project would provide for some variety in the size and mass of residential homes over
this 39.98 acre subdivision with homes varying from 1,000 — 1,700 square feet including
some two-family structures. The structures are generally oriented to the street with 10 -foot
front setbacks, many of the lots accessed off of either shared drives or alleys.
(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 a maximum of 45 -feet, consistent
with the height requirements of the surrounding zoning.
(4) Building area. The Planning Commission shall review specific proposed lot coverages
which generally correspond to the guidelines for lot coverage in the respective
residential, office, commercial or industrial district which most depicts said development
scheme.
FINDING: The proposed lot coverage varies from 56%-64% building area compared with
40-50% lot coverage allowed under typical single family zoning. This indicates more
building coverage on the lots than in a typical subdivision. However, this is also indicative
of the development pattern with small lots and large amounts of preserved greenspace
outside of the residential lots.
*Required Findings for Rezoning Request.
FINDINGS OF THE STAFF
1. A determination of the degree to which the proposed zoning is consistent with land use
planning objectives, principles, and policies and with land use and zoning plans.
Finding: Please reference findings under compliance with Planned Zoning District
ordinance and Future Land Use Plan. As discussed in these previous findings,
this project is consistent with land use planning principals and policies to a
degree that supports the rezoning.
2. A determination of whether the proposed zoning is justified and/or needed at the time the
rezoning is proposed.
Finding: Rezoning the property for 145 residential dwellings in the manner proposed is
justifiable at this time. The development will provide needed affordable housing
K. IReporlsl2009lCC ReportsIO4-7-0918-P7D 08-2965 pl', bermood Place)staffrpt.doc
in a compatible and publicly beneficial development pattern. The project is
consistent with the goals and policies adopted by the City Council for rezoning
applications.
3. A determination as to whether the proposed zoning would create or appreciably increase
traffic danger and congestion.
Finding: Staff finds this proposal will increase traffic congestion, however with the
recommended street improvements the impacts will be mitigated to an
acceptable level. The Fayetteville Police Department has commented that this
project may create an appreciable increase in traffic danger and congestion,
although a traffic study has not been completed. Overall, the area has a lack of
infrastructure or services to serve a high density suburban development pattern,
as proposed. With the minimum of improvements recommended by staff, an
appreciable increase in traffic danger would not likely occur.
4. A determination as to whether the proposed zoning would alter the population density
and thereby undesirably increase the load on public services including schools, water, and
sewer facilities.
Finding: Staff finds that in evaluating this proposal, the population density would
undoubtedly increase from that which currently exists. However with the street
improvements recommended and water and sewer services being constructed to
serve the subject development an undesirable load on water and sewer services is
not expected.
Engineering: Public water is located adjacent to the site. There is an 8 -inch water main along
Double Springs Road and one located through this site.
Sanitary sewer is available to the site. There is an 8 -inch sewer main through
the site as well as a newly installed lift station. Improvements to the sewer
system may be required dependent upon the demand placed by the
development. The capacity of the existing main may need to be studied at the
time of development.
The site has access to Dot Tipton Road and Double Springs Road. Dot Tipton is
an unimproved two lane gravel city street, with pavement near the intersection
of Double Springs Road. Street improvements including pavement, curb and
gutter, storm sewer and sidewalks will be required along the project frontage
including the gap of project frontage in the middle of the project along Dot
Tipton. Off -site street improvements will be required along Dot Tipton Road to
pave the roadway to a minimum of 20 -feet wide pavement width plus the
appropriate shoulders from the project boundary east to 54th Street.
Standard improvements and requirements for drainage will be required for
the development.
K:lReporls120091CC Reponsl04-7-091R-P%D 08-2965 (7nrbenrood Place)staffrpt.doe
Police: It is the opinion of the Fayetteville Police Department that this R-PZD would
substantially alter the population density, and would create an appreciable or
undesirable increase in the load on police services. This R-PZD will possibly
create an appreciable increase in traffic danger and congestion.
Fire: This property will be covered by Engine 7 located at 835 North Rupple Road. It
is 2.3 miles from the station with an anticipated response time of 7 minutes. The
Fire Department anticipates 32 (20 EMS -12 Fire/other) calls for service each
year once the development is completed and maximum build out has occurred.
The Fire Department does not feel this development will affect calls for service
or response time.
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:
It would be impractical to use the land for any of the uses
permitted under its existing zoning classifications;
b. There are extenuating circumstances which justify the rezoning
even though there are reasons under b (1) through (4) above why
the proposed zoning is not desirable.
Finding: As discussed in the findings throughout this report, staff recommends
approval of the requested R-PZD 08-2965, finding the proposal consistent
with several adopted goals and policies of the City Plan 2025; finding the
project provides affordable housing in an acceptable development pattern
and compatible with surrounding agricultural and rural residential land
uses.
K. IRepons120091CC Repo ,., 04-7-0918-PZD 08-2965 (flmberivood Pl,,ce)sl gpt..doc
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JORGENSEN & ASSOCIATES
CIVIL ENGINEERS • SURVEYORS
124 WEST SUNBRIDGE, SUITE 5 - FAYETTEVILLE, ARKANSAS 72703 • (479) 442-9127 FAX (479) 582-4807
DAVID L. JORGENSEN, P.E., P.L.S.
July 17, 2008
City of Fayetteville — City Council
113 W. Mountain Street
Fayetteville, AR 72701
RE: AMBERWOOD PLACE PZD
Dear Council Members,
RECEIVED
JUL 1 7 2008
CITY OF FAYETTEVILLE
CITY CLERK'S OFFICE
On behalf of our client, JRJBCS, LLC, we would like to appeal the July 14, 2008
Planning Commission decision to deny R-PZD 08-2965. We are requesting that this item
be put on the August 5, 2008 City Council Agenda.
Amberwood Place is being presented as a land use and zoning conceptual PZD. This project is
located just south of Dot Tipton Road, east of Double Springs and west of 54th Street. This
property was annexed into the city of Fayetteville last year, by the developer, with the
encouragement of some the ward alderman who also had concerns and showed strong interest in
the need for affordable housing in this area. This project has three planning areas as follows;
Planning Area #1: Single family, 102 units, 19.87 acres, 5.13 units/acre,
Planning Area #2: Single family, 41 units, 9.12 acres, 4.50 units/ acre
Planning Area #3: Single family, 39 units, 10.99 acres, 3.55 units/ acre
Total single family = 182 units on 39.98 acres; 4.55 units/acre
The current zoning is R -A and the surrounding zoning is RSF-1 and RSF-2 to the south with
RSF-4 and RMF-6 due north..
This project was presented at the July 14, 2008 Planning Commission meeting and denied
with only one vote for it. It seemed the Planning Commission in general liked the project
layout and idea but were a little uneasy about the density and timing of the project. The
general comments from the surrounding property owners that spoke at the meeting were
about the side setbacks in planning area 3, which was simply a misprint in the PZD
booklet, and the size of some of the homes in planning area 3. The developers are more
than willing to work with the property owners on these issues and plan to be in contact
with them before the August 5th meeting. The planning staff recommended denial of this
project sighting that it doesn't meet all the goals of the City 2025 Plan. We however, feel
that it does meet many of the goals and could be a very desirable and valuable project for
f c( this area now and in the future. We would like to stress that the developers build out date
� 7 for this project could be up to 8years with the first Planning Area being completed in the
l � P j p
J1/7�0 next -3 years The driving force phind this pro'e s creatin attai abl ho i , ,/ / //p�
�l 1t• con s
rl,, _ l 6 Al n -/'j /j' (���] f ,q Iri ,f // //f xJ
YliVv � I `� f Tho L ^� / e v1 f K� ice.. 1, I`'� r j`VS l� / 7 lea e. •'
14 � V t
STRU TU AL DESIGN • LA D EVE PMENT • AR SYSTEM WA TEWATER SY TE?S �AND S YING '
����P•
Developer/Owner
without losing focus on the City 2025 Plan and creating an isolated pocket of smaller
homes.
Please contact us if you have any questions or would like more information regarding this
project.
Sincerely,
r Sl JOR(I NSFN C ASSOLI IFR.
7 < L LAG NE[kS 6URVEYOR5
City Council Meeting of August 5, 2008
Agenda Item Number
CITY COUNCIL AGENDA MEMO
To: Mayor and City Council
Thru: Gary Dumas, Director of Operations
From: Jeremy C. Pate, Director of Current Planning
Date: July 16, 2008
Subject: Residential Planned Zoning District for Ainberwood Place (R-PZD 08-2965)
RECOMMENDATION
Planning Staff and Planning Commission recommend denial of an ordinance creating a
Residential Planned Zoning District (R-PZD) for Amberwood Place, based on the findings
that the proposed zoning is not consistent with the land use planning objectives, principles,
and policies established by the City Council with the adoption of City Plan 2025 to make
infill and revitalization our highest priority, and to discourage suburban sprawl; and finding
that the proposed zoning is not compatible with surrounding existing agricultural and rural
residential land uses and zoning.
1iT II iIIIP►D;
The subject property, zoned R -A, Residential Agricultural, is located south and east of
Double Springs Road on the south side of Dot Tipton Road. If City Council overturns the
Planning Commission decision to deny, this action will establish a unique zoning district for
a single -use project on approximately 39.98 acres. The proposal consists of 182 single family
dwelling units and an overall density of 4.55 units/acre. The property is undeveloped
agricultural pasture land, surrounded by rural residential and agricultural land uses. Dot
Tipton Road, currently a partially paved/gravel road, provides access to the residences in this
area, from Double Springs Road to 54"' Avenue. Some infrastructure for the now -abandoned
Windsor/Dunnerstock subdivision adjacent to the south has been installed, although this
development has been abandoned for some time and the application is considered voided.
Rezoning applications for this adjacent site to RSF-4 have been previously denied by the
Planning Commission.
DISCUSSION
The Planning Commission voted 6-1-0 (Commissioner Kennedy voting `No') to deny this
request on July 14, 2008. The Planning Commission stated agreement with staff findings that
the project does not comply with main goals and policies of City Plan 2025 to discourage
suburban sprawl, and that the relatively high density proposed is not compatible with
surrounding rural residential and agricultural land uses.
BUDGET IMPACT
None.
ORDINANCE NO.
AN ORDINANCE ESTABLISHING A RESIDENTIAL PLANNED
ZONING DISTRICT TITLED R-PZD 08-2965, AMBERWOOD
PLACE, LOCATED SOUTH AND EAST OF DOUBLE SPRINGS
AND DOT TIPTON ROAD; CONTAINING APPROXIMATELY
39.98 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 08-2965 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 ofFayetteville, Arkansas, is hereby
amended to reflect the zoning change provided in Section 1 above.
PASSED and APPROVED this clay of , 2008.
APPROVED: ATTEST:
By: - By:
DAN COODY, Mayor SONDRA SMITH, City Clerk/Treasurer
EXHIBIT "A"
AMBERWOOD PLACE
I Close Up View
SUBJECT PROPERTY
0 175 350 700 1,050 1,400
Fe
EXFIIBIT "B"
R-PZD 08-2965
PART OF THE SEI/4 OF THE NEI/4 OF SECTION 15 AND PART OF THE SW I/4 OF TIIE
NW I/4 OF SECTION 14 ALL IN TI6N, R31 W IN WASHINGTON COUNTY, ARKANSAS
AND BEING DESCRIBED AS FOLLOWS: BEGINNING AT THE SE CORNER OF SAID
SEI/4, NEI/4 THENCE S89°46'03"W 825.57 FEET, THENCE N00°01'18"W 788.63 FEET,
THENCE S89°52'44"W 448.54 FEET, THENCE N00°29'58"E 159.86 FEET, THENCE
N88°55'29"E 947.20 FEET, THENCE S00°02'I6"E 401.26 FEET, THENCE N89°57'44"E
328.25 FEET, THENCE N00°15'06"E 30.31 FEET, THENCE N89°56'37"E 196.61 FEET,
TIIENCE N01°I5'52"W 496.68 FEET, THENCE N87°1 2'01 "E 84.38 FEET, THENCE
N89°42'27"E 514.78 FEET, THENCE S00°07'57"W 502.35 FEET, THENCE N89°53'47"E
537.01 FEET, THENCE S00°1149W 536.03 FEET', THENCE S89°54'10"W 1320.92 FEET,
THENCE S00°28'05"W 55.08 FEET TO THE P.O.B.; CONTAINING 39.98 ACRES MORE
OR LESS SUBJECT TO EASEMENTS AND RIGHT OF WAY OF RECORD.
CONDITIONS OF APPROVAL:
R-PZD 08-2965
Page 1 of 4
Conditions of Approval for R-PZD 08-2965 (Amberwood Place)
1. The applicant shall be responsible for the following street improvements. Street
improvements at the time of development shall include those determined necessary by the
Planning Commission, based upon the development proposed. Staff will recommend street
improvements warranted with development of the subject property. Based on an initial
review of the conceptual development plan, staff will likely recommend, at a minimum, the
following street improvements:
a. Pavement, curb and gutter, storm drainage, and sidewalks to be constructed along
the project frontage for Double Springs Road and Dot Tipton Road including the gap
of project frontage in the middle of the project along Dot Tipton Road.
b. Off -site street improvements will be required along Dot Tipton Road to pave the
roadway to a minimum of20' wide pavement plus the appropriate shouldersfrom the
project boundary east approximately 0.34 mile to 54" Street.
2. Determination of adequate connectivity. Three points of access are provided to the north on
Dot Tipton Road. Street stub -outs are provided in the southwest corner, the south-central,
and the eastern borders of the site. No street connection is currently being provided to the
existing rural residential land uses to the west that border Double Springs Road. The project
proposes internal pedestrian connectivity in approximately 3.5 acres of dedicated greenspace
with several pedestrian trails to be constructed by the developer. This project also proposes a
north -south greenbelt from the northern property line connecting south across the two major
internal east -west streets and roundabouts, but ends one lot south of the southern property
line.
a. To improve pedestrian connectivity and provide a more meaningful linkage of
greenspace, staff recommends that the greenbelt be extended all the way to the
southern properly line to provide the opportunity for the greenbelt to be connected to
the south.
b. Staffrecommends an additional street stub -out be provided to the west in the vicinity
of lots 12/13, to break up the approximately 1,000 foot block length between the
north and south property lines on the westernmost street and another in the vicinity
of lots 78/79 to provide a neighborhood connection to the tractor Dot Tipton Road
surrounded on three sides by the proposed development.
3. This project is required to go through preliminary plat review and approval prior to
construction.
4. The applicant shall dedicate right-of-way a minimum of 42.5' from centerline right-of-way
along the project's Double Springs Road frontage and 25' from centerline along the project's
Dot Tipton Road frontage. Dedication of 50' right-of-way width for interior streets and stub -
outs.
5. The project is subject to the project phasing noted below. Final plat approval is required to
be obtained for the various Planning Areas in this project within the specified timeframe.
Extensions may be permitted, pursuant to City ordinance.
CONDITIONS OF APPROVAL:
R-PZD 08-2965
Page 2 of 4
Project Phasing
Amberwood Place R-PZD
Phase
Planning Area
Milestone
Deadline
1
Planning Area 1 (first half)
Preliminary Plat Approval
within 1 year from CC approval
2
Planning Area 1 (second half)
Preliminary Plat Approval
within 3 years from CC approval
3
Planning Area 2
Preliminary Plat Approval
within 4 years from CC approval
4
Planning Area 3
Preliminary Plat Approval
within 6 years from CC approval
Construction permits shall be obtained within I year of preliminary plat approval, and construction shall
be completed with a final plat recorded within 3 years of permit issuance, in accordance with City
ordinance.
6. No portion of any structure (i.e., porches, overhangs, etc.) shall encroach into building
setbacks or utility easements.
7. 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.
8. The project will be required to go through the Parks and Recreation Advisory Board prior to
preliminary plat submittal.
11. Signs shall be permitted in accordance with Chapter 174 of the Fayetteville Unified
Development Code for single family subdivisions.
12. The Master Development Plan, Statement of Commitments and Architectural Standards
submitted by the applicant shall be considered binding and tied to the zoning of the property.
Conditions of approval as noted herein and other requirements placed upon the project with
review of the Master Development Plan — Planned Zoning District by the City Council shall
also be binding.
13. This development shall be required to comply with the Tree Preservation requirements as set
forth in the Unified Development Code at the time of development, with a percent minimum
canopy of 25%.
14. Street trees shall be provided along public streets pursuant to city codes at the time of
development.
15. As indicated in the PZD plats and booklets all lot owners will be required to plant two trees
on their lot along the perimeter of the property.
16. The pedestrian trails and dedicated greenspace indicated in the PZD plats and booklets shall
be constructed and landscaped by the developer and inspected prior to Final Plat approval for
the lots surrounding the greenspace.
17. A landscape plan showing street tree plantings (including plantings in the traffic circles), the
proposed perimeter plantings, landscaped greenspace and pedestrian trails will be required at
the time of preliminary plat.
CONDITIONS OF APPROVAL:
R-PZD 08-2965
Page 3 of 4
18. Plat/booklet revisions:
a. Pg. 9. Remove reference to Lot 16 from (D).
b. Pg. 9. Section D and E. Reduce to 7,000 sq. ft.
c. Planning Areas 1-3. Staff recommends consistent maximum building area of 30% for
all planning areas.
d. Pg. 21. Item 17. PA #2. Change '100 SF' to `1,700 SF'
19. A full Tree Preservation Plan will be required when the development comes through the
planning process. This should include but will not be limited to:
• A full tree inventory of all significant trees;
• Canopy calculations including existing canopy, preserved canopy and removed
canopy;
• A site analysis report; and
• A survey of the location of significant trees and those directly affected by the
development.
20. The site has little existing tree canopy. The development should be designed to work around
as many existing trees as possible, particularly trees that are not located in existing or
proposed utility easements. Mitigation will not likely be supported by staff without detailed
supportive information such as an arborist report.
21. Significant trees and canopy found within floodway are a high priority for preservation.
Groupings of quality trees are also a high priority for preservation.
22. Landscape Regulations as defined in Chapter 177 will be required with development plan
approval. This shall include but not be limited to street trees, detention facility plantings,
adequate greenspace, etc.
Standard Conditions of Approval:
23. 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).
24. 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.
25. All overhead electric lines 12kv and under shall be relocated underground. All proposed
utilities shall be located underground.
26. Street lights shall be installed adjacent to all public and private streets (not alleys), with a
separation of no greater than 300 feet.
CONDITIONS OF APPROVAL:
R-PZD 08-2965
Page 4 of 4
27. Impact fees for fire, police, water, and sewer shall be paid in accordance with City ordinance.
28. 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
Completion of all required improvements or the placement of a surety with
the City (letter of credit, bond, escrow) as required by Section 158.01
"Guarantees in Lieu of Installed Improvements" to guarantee all incomplete
improvements. Further, all improvements necessary to serve the site and
protect public safety must be completed, not just guaranteed, prior to the
issuance of a Certificate of Occupancy.
ARKANSAS
THE CITY OF FAYETTEVII-,LE. ARKANSAS
PLANNING DIVISION CORRESPONDENCE
TO:
Fayetteville Planning Commission
FROM:
Andrew Garner, Senior Planner
Matt Casey, Assistant City Engineer
THRU:
Jeremy Pate, Director of Current Planning
DATE:
July -088 Updated July 16, 2008
Planning Commission Meeting
July 14, 2008
125 W. Mountain St.
Fayetteville, AR 72701
Telephone: (479) 575-8267
R-PZD 08-2965: (AMBERWOOD PLACE, 474/475): Submitted by DAVE JORGENSEN for
property located S & E OF DOUBLE SPRINGS RD. AND DOT TIPTON RD. The property is
zoned R -A, RESIDENTIAL -AGRICULTURAL and contains approximately 39.98 acres. The
request is for Zoning and Land Use approval for a Residential Planned Zoning District with 182
single-family dwelling units. Planner: Andrew Garner
Findings:
Property: The subject property contains 39.98 acres, located southeast of the intersection of
Double Springs/Dot Tipton Roads. The property is undeveloped agricultural pasture land,
surrounded by rural residential and agricultural land uses. Dot Tipton Road, currently a partially
paved/gravel road, provides access to the residences in this area, from Double Springs Road to
54t1i Avenue. Some infrastructure for the now -abandoned Windsor/Dunnerstock subdivision
adjacent to the south has been installed, although this development has been abandoned for some
time and the application is considered voided. Rezoning applications for this adjacent site to
RSF-4 have been previously denied by the Planning Commission. The immediately adjacent
surrounding land use and zoning are listed in Table 1.
Table 1
Surrounding Land Use and Zoning
Direction
Land Use
Zoning
North
Agricultural/rural residential
RSF-1; R -A
South
A ricultural/Dunnerstock Windsor Subdivision (not developed)
RSF-1; RSF-2
East
Agricultural/rural residential
RSF-1
West
Single family residential
Washington County
Planning Area (1 unit/acre)
Proposal: The request is for rezoning and land use approval only for a Master Development
Plan of a Residential Planned Zoning District with 182 detached single family dwellings in three
planning areas. Planning Area I is on the east side of the property and has 102 lots that are
approximately 45' x 100' with a density of 5.13 units/acre. Planning Area 2 is in the middle of
the property and has 41 lots that are approximately 60' x 100' with a density of 4.50 units/acre.
K:IReports120081PC Reports113-July 141R-P7_D 08-2965 (A,nboenood Place/due
Planning Area 3 is on the west side of the property and will have 39 lots that are approximately
70' wide with a density of 3.55 units/acre. The development proposes 3.5 acres of public
pedestrian trails and greenspace throughout the development to be built by the developer. The
overall proposed density for the project is 4.55 units/acre.
If the PZD is approved as proposed the project would be required to go through
subdivision/preliminary plat approval prior to development.
Access: Three access points to the site are provided from Dot Tipton Road to the north. Two
street stub -outs are provided to the south and a street stub -out is also provided to the east.
Vehicular access to the 182 single family residences is provided as follows:
84 lots - front loaded individual curb cuts
■ 54 lots - front loaded shared driveways
■ 44 lots - rear loaded off of alleys
Adjacent Master Street Plan Streets: Double Springs Road (Minor Arterial), Dot Tipton Road
(Local).
Right-of-way to be dedicated: 42.5' from centerline right-of-way along the project's Double
Springs Road frontage and 25' from centerline along the project's Dot Tipton Road frontage.
Dedication of 50' right-of-way width for interior streets and stub -outs.
Connectivity: Three points of access are provided to the north on Dot Tipton Road. Street stub -
outs are provided in the southwest corner, the south-central, and the eastern borders of the site.
No street connection is proposed to the existing rural residential lots to the west. These lots are
approximately two acre in size. The project proposes internal pedestrian connectivity with
sidewalks on both sides of the streets and pedestrian trails in approximately 3.5 acres of
dedicated greenspace. This project also proposes a north -south greenbelt from the northern
property line connecting south across the two major internal east -west streets and roundabouts,
but ends one lot south of the southern property line. A potential improvement for future
pedestrian connectivity would be to extend the greenbelt all the way to the southern property line
to provide the opportunity for a greenbelt linkage to the south. Potential improvements to street
connectivity include additional street stub -outs to the west in the vicinity of lots 12-14, to break
up the block length between the north and south property lines and allow connectivity for future
infill to the west, and to the `out parcel' along Dot Tipton Road that is surrounded on three sides
by the proposed development, near lots 78/79.
Parking: Parking is provided in attached and detached garages for all of the single family
homes. 138 homes will have front -loaded garages, and 44 of the homes will have alley -loaded
garages. 98 homes will have garages in the rear of the homes, and 84 homes will have garages in
the front of the homes.
Phasing: Four phases are planned for Amberwood Place over the next several years as listed
below and provided in the PZD Booklet. Final plat approval is required to be obtained for the
various Planning Areas in this project within the specified timeframe. A one-year extension may
be permitted, subject to Planning Commission approval.
k l fto,020081PC Reporus113-July 1418-P/_D 08-2965 (Ambenrood /'k ,).doe
Project Phasing
Amberwood Place R-PZD
Phase
Planning Area
Milestone
Deadline
1
Planning Area 1 (first half)
Preliminary Plat Approval
within 1 year from CC approval
2
Planning Area 1 (second half)
Preliminary Plat Approval
within 3 years from CC approval
3
Planning Area 2
Preliminary Plat Approval
within 4 years from CC approval
4
Planning Area 3
Preliminary Plat Approval
within 6 years from CC approval
Construction permits shall be obtained within I year of preliminary plat approval, and construction shall
be completed with a final plat recorded within 3 years of permit issuance, in accordance with City
ordinance.
Water & Sewer: Water and sewer lines would be extended to serve the development.
Parks: The developer has met with City Parks staff and anticipates donating off -site land in lieu
of payment of parks fees. This project will be required to go through Park Recreation Advisory
Board prior to preliminary plat submittal.
Solid Waste Service: Solid waste service will be provided with standard curbside carts for each
home as typical of single family residential development.
Tree Preservation: This development will be required to comply with the Tree Preservation
requirements as set forth in the Unified Development Code at the time of development. Tree
canopy minimum of 25% shall be required.
Public Comment: City staff has received a phone call from an adjacent property owner
opposed to the project citing concerns that the proposed density is too high and is not compatible
with surrounding farms and rural -residential uses. He also discussed concerns with runoff
issues. Staff also received several public comments opposed to other RSF-4 rezoning in this
immediate vicinity. The applicant has also presented the project at a Street Committee and Ward
4 meeting to area residents, most specifically to discuss cost -sharing the improvements to Dot
Tipton Road.
Recommendation: Finding that the proposed rezoning and development approval does not
meet most of the primary goals of the Planned Zoning District ordinance and policies adopted
within the City Plan 2025 as noted herein, and primarily based on the compatibility/density of
the development pattern in an area under -served by adequate infrastructure and service to
support such a density, staff recommends denial of R-PZD 08-2965.
Should the Planning Commission forward this project to the City Council with a
recommendation for approval, staff recommends the following conditions of approval:
Conditions of Approval:
Planning Commission determination of street improvements. Street improvements at the
time of development shall include those determined necessary by the Planning
Commission, based upon the development proposed. Staff will recommend street
K. IReporOs00081 PC ReporGsll3-July 1418-PZD 08-2965 (Ambenrood Place).doc
improvements warranted with development of the subject property. Based on an initial
review of the conceptual development plan, staff will likely recommend, at a minimum,
the following street improvements:
a. Pavement, curb and gutter, storm drainage, and sidewalks to be constructed
along the project frontage for Double Springs Road and Dot Tipton Road
including the gap ofprojectfrontage in the middle of the project along Dot Tipton
Road
b. Off -site street improvements will be required along Dot Tipton Road to pave the
roadway to a minimum of 20' wide pavement plus the appropriate shoulders from
the project boundary east approximately 0.34 mile to 54" Street.
Planning Commission determination of adequate connectivity. Three points of access are
provided to the north on Dot Tipton Road. Street stub -outs are provided in the southwest
corner, the south-central, and the eastern borders of the site. No street connection is
currently being provided to the existing rural residential land uses to the west that border
Double Springs Road. The project proposes internal pedestrian connectivity in
approximately 3.5 acres of dedicated greenspace with several pedestrian trails to be
constructed by the developer. This project also proposes a north -south greenbelt from the
northern property line connecting south across the two major internal east -west streets
and roundabouts, but ends one lot south of the southern property line.
a. To improve pedestrian connectivity and provide a more meaningful linkage of
greenspace, staff recommends that the greenbelt be extended all the way to the
southern property line to provide the opportunity for the greenbelt to be
connected to the south.
b. Staff recommends an additional street stub -out be provided to the west in the
vicinity of lots 12/13, to break up the approximately 1,000 foot block length
between the north and south property lines on the westernmost street and another
in the vicinity of lots 78/79 to provide a neighborhood connection to the tract or
Dot Tipton Road surrounded on three sides by the proposed development.
This project is required to go through preliminary plat review and approval prior to
construction.
The applicant shall dedicate right-of-way a minimum of 42.5' from centerline right-of-
way along the project's Double Springs Road frontage and 25' from centerline along the
project's Dot Tipton Road frontage. Dedication of 50' right-of-way width for interior
streets and stub -outs.
The project is subject to the project phasing noted below. Final plat approval is required
to be obtained for the various Planning Areas in this project within the specified
timeframe. Extensions may be permitted, pursuant to City ordinance.
K. IReports120081PC Repo, u 13-./uly 14R -P PD 08-2965 (A,,,bermood Place).doc
Project Phasing
Amberwood Place R-PZD
Phase
Planning Area
Milestone
Deadline
I
Planning Area 1 (first half)
Preliminary Plat Approval
within 1 year from CC approval
2
Planning Area 1 (second half)
Preliminary Plat Approval
within 3 years from CC approval
3
Planning Area 2
Preliminary Plat Approval
within 4 years from CC approval
4
Planning Area 3
Preliminary Plat Approval
within 6 years from CC approval
Construction permits shall be obtained within I year of preliminary plat approval, and construction shall
be completed with a final plat recorded within 3 years of permit issuance, in accordance with City
ordinance.
6. No portion of any structure (i.e., porches, overhangs, etc.) shall encroach into building
setbacks or utility easements.
7. 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.
8. The project will be required to go through the Parks and Recreation Advisory Board prior
to preliminary plat submittal.
11. Signs shall be permitted in accordance with Chapter 174 of the Fayetteville Unified
Development Code for single family subdivisions.
12. The Master Development Plan, Statement of Commitments and Architectural Standards
submitted by the applicant shall be considered binding and tied to the zoning of the
property. Conditions of approval as noted herein and other requirements placed upon the
project with review of the Master Development Plan — Planned Zoning District by the
City Council shall also be binding.
13. This development shall be required to comply with the Tree Preservation requirements as
set forth in the Unified Development Code at the time of development, with a percent
minimum canopy of 25%.
14. Street trees shall be provided along public streets pursuant to city codes at the time of
development.
15. As indicated in the PZD plats and booklets all lot owners will be required to plant two
trees on their lot along the perimeter of the property.
16. The pedestrian trails and dedicated greenspace indicated in the PZD plats and booklets
shall be constructed and landscaped by the developer and inspected prior to Final Plat
approval for the lots surrounding the greenspace.
17. A landscape plan showing street tree plantings (including plantings in the traffic circles),
the proposed perimeter plantings, landscaped greenspace and pedestrian trails will be
required at the time of preliminary plat.
K.1ReporOs120081PC ReporOs113-Jury 1415-PZD 08-2965 (Atnbenvood Place).doc
18. Plat/booklet revisions:
a. Pg. 9. Remove reference to Lot 16 from (D).
b. Pg. 9. Section D and E. Reduce to 7,000 sq. ft.
c. Planning Areas 1-3. Staff recommends consistent maximum building area of 30%
for all planning areas.
d. Pg. 21. Item 17. PA #2. Change `100 SF' to `1,700 SF'
19. A full Tree Preservation Plan will be required when the development comes through the
planning process. This should include but will not be limited to:
• A full tree inventory of all significant trees;
• Canopy calculations including existing canopy, preserved canopy and
removed canopy;
• A site analysis report; and
• A survey of the location of significant trees and those directly affected by the
development.
20. The site has little existing tree canopy. The development should be designed to work
around as many existing trees as possible, particularly trees that are not located in
existing or proposed utility easements. Mitigation will not likely be supported by staff
without detailed supportive information such as an arborist report.
21. Significant trees and canopy found within floodway are a high priority for preservation.
Groupings of quality trees are also a high priority for preservation.
22. Landscape Regulations as defined in Chapter 177 will be required with development plan
approval. This shall include but not be limited to street trees, detention facility plantings,
adequate greenspace, etc.
Standard Conditions of Approval:
23. 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).
24. 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.
25. All overhead electric lines 12kv and under shall be relocated underground. All proposed
utilities shall be located underground.
26. Street lights shall be installed adjacent to all public and private streets (not alleys), with a
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separation of no greater than 300 feet.
27. Impact fees for fire, police, water, and sewer shall be paid in accordance with City
ordinance.
28. Prior to the issuance of a building permit the following is required:
a. Grading and drainage permits
b. An on -site inspection by the Landscape Administrator of all tree
protection measures prior to any land disturbance.
c. Separate easement plat for this project that shall include the tree
preservation area.
d. Project Disk with all final revisions
e. Completion of all required improvements or the placement of a surety
with the City (letter of credit, bond, escrow) as required by Section 158.01
"Guarantees in Lieu of Installed Improvements" to guarantee all
incomplete improvements. Further, all improvements necessary to serve
the site and protect public safety must be completed, not just guaranteed,
prior to the issuance of a Certificate of Occupancy.
Planning Commission Action:
❑ Tabled ❑ Forwarded to C.C. (recommendation for approval) X Denied
Motion: Myres
Second: Graves
Vote: 6-1-0 (Kennedy voting 'No')
Meeting Date: July 14, 2008
Comments:
The "Conditions of Approval" listed in the report above are accepted in total without exception
by the entity requesting approval of this development item.
Signature
K. 1Repo,Lv 20081PC Reporr(s113-July 1418-P71) 08-296.1 (A be ,,00d P1nce).doc
Date
Findings associated with R-PZD 08-2965 (Amberwood Place at Fayetteville)
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 that much of this application is in conflict with the criterion and
policies established in City Plan 2025. The applicant conducted pre -application meetings
with City Planning staff, who advised the applicant against a development of this type of
density in this area at this time. Some of the issues discussed with the applicant in pre -
application and at the technical plat review meetings included concerns that this
development with a density 4.55 units/acre is not compatible with surrounding rural-
residential/low density land uses. Staff also advised the applicant of the relatively recent
zoning denial by the Planning Commission of adjacent property, to RSF-4. Staff has also
discussed that this type of subdivision encourages suburban sprawl in an area without
adequate infrastructure or non-residential services or employment centers in the vicinity.
Traffic concerns already being discussed on surrounding roads, particularly Wedington,
will likely be exacerbated, and the attainable housing element of the project is jeopardized
due to the requirement of every resident to drive miles for any good or service.
Staff has concerns that this development does not meet several of the primary Goals of City
Plan 2025, is incompatible with surrounding land uses as a re -zoning request, and is not
served by adequate public services as discussed in the bulleted points below:
Goal 1: Infill and revitalization highest priority: This site is a green field
development on the west side of Fayetteville, surrounded by large rural residential
lots and agricultural land. The project is not considered infill or revitalization.
Goal 2: Discourage suburban sprawl: As discussed in City Plan 2025, sprawl makes
people solely dependent upon the automobile to get from here to there, increasing
traffic congestion. Based on the input from the community throughout the planning
process, it is apparent Fayetteville residents want to maintain a high quality of life
and support increased growth in the center of the city, or assess where services are
provided, and limit growth on the edges of the city. The proposed development,
while using a higher density development pattern, is not near urban service centers,
and is solely auto -dependent, thereby placing a greater burden on not only adjacent
streets, but others in the area. Development at the proposed density in this area
may be appropriate at a later date; however, at this time, it is not supported by
adequate levels of infrastructure or services. Examples of density and lot size of this
nature currently in the city are the Washington/Willow, Wilson Park, and Rupple
Row neighborhoods, which contain high levels of connectivity and close proximity to
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high -capacity streets, commercial services and goods.
Goal 3: Make traditional town form the standard: This goal encourages a variety of
uses, not just houses, to make a neighborhood. This goal encourages development
with the provision of places to live and work in the same area with less daily vehicle
trips on surrounding streets. While this development varies the size of lot/house, it
does not contribute to or gain from a surrounding neighborhood of mixed uses at
this time.
Goal 6: Creating attainable housing: This plan aspires to this goal, which is a very
positive aspect of this plan. However, attainable houses should not exist in isolation.
Traditional, mixed -income neighborhoods should result in pedestrian -friendly
environments, enabling households to save on transportation costs, which can affect
their ability to obtain housing. By locating this project far from goods and services
and the potential for jobs, additional burden, time, and expense is created for a
future homebuyer to supply travel to and from the development for daily needs.
Many case studies have proved that a mixed -use environment with these amenities is
the only desirable and successful way to create attainable housing, as opposed to
many failed projects that aspired to do so in single -use areas.
This area is planned for Residential Neighborhood Areas on City Plan 2025. These
areas are predominantly residential in land use, which is consistent with the uses
proposed with Amberwood Place. This zone encourages traditional neighborhood
development; developments should have a strong sense of connectivity where
appropriate. New residential areas should be sited where they are accessible to
roadways, alternative transportation nodes, community amenities, schools and
infrastructure and retail goods and services. Staff has concerns that this
development, while attempting to meet one of the City's goals to provide "attainable
housing", is being located in an area that severely lacks infrastructure and services
at a sufficient level to serve the future residents. There are no nearby services that
can serve the planned neighborhood, thus requiring a greater density of residents to
drive for common, daily needs.
Harmonious relationship/degree of compatibility with adjacent land uses. Staff
finds the surrounding land uses to be large, rural lots and agricultural land, at very
low densities. The density and land development pattern proposed in this location,
while perhaps desirable nearer to higher density areas with services and adequate
infrastructure, is very much out of place with the surrounding rural character of the
area.
Demands on public facilities. The proposed density, at this time, will create a
greater burden on existing infrastructure in the area; currently the site is accessed
by way of gravel roads or recently paved county roads. Future residents will likely
demand improvement of streets in the area by the City, at a level that is not viable at
this time.
Permitted/Conditional Uses. Staff finds the proposed single family residential land
use is appropriate.
In summary, staff finds the proposal does not meet the goals of the City's adopted Future
Land Use Plan to a degree that is appropriate for a rezoning approval as proposed.
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(2) Whether the application is in compliance with all applicable statutory provisions;
FINDING: As discussed in Finding No. 1 above, the application has been reviewed and
found to be inconsistent with several of the applicable City policies. The application has
been submitted in accordance with all statutory provisions.
(3) Whether the general impact of the rezoning would adversely impact the provision of
public facilities and services;
FINDING: The impact of the rezoning and subsequent development would require the
provision of public facilities, at the cost of the developer, in order to function at acceptable
levels. Without improvements to existing infrastructure, the proposal would certainly
adversely affect public facilities and services. The Fayetteville Police Department has
stated that the development could increase traffic danger and congestion and would place
an undesirable load on police services. As discussed in Finding No. 1 this site is accessed by
way of gravel roads or recently paved county roads. This development proposes to
contribute $150,000 for the City to pave Dot Tipton Road. In order for staff to find that
the project would not adversely impact public facilities in the area, many more
improvements than are recommended here would have to occur. However, staff does not
find that this particular developer should bear the burden of all of those expenses, based on
typical rational nexus calculations. This is ultimately one reason why staff has
recommended denial of the application, finding that at this time, the project is not
appropriate for the area.
(4) Whether the rezoning is compatible with the surrounding land uses;
FINDING: As discussed in Finding No. 1, the surrounding land uses are large, rural lots
and agricultural land, at very low densities. The density and land development pattern
proposed in this location, while perhaps desirable nearer to higher density areas with
services and adequate infrastructure, is very much out of place and thus incompatible with
the surrounding rural character of the area.
(5) Whether the subject land is suitable for the intended use and is compatible with the
natural environment;
FINDING: The 39.98 -acre property is a generally level, undeveloped pasture with
minimum tree canopy. The intended land use, while incompatible with surrounding land
uses, could be suitable on the subject property at some time in the future, when adequate
services have been extended and are available to this area.
(6) Whether the intended land use would create traffic congestion or burden the existing
road network;
FINDING: The proposed development, which will allow for the construction of 182
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dwelling units, will have a significant impact on surrounding infrastructure, all of which is
substandard. With the incorporation of the recommended street improvements listed in the
conditions of approval, staff finds that while the surrounding roads would likely still be
congested and inconvenient, the proposed development would not create a traffic danger.
Staff does find that due to the number of units proposed in a low density agricultural/rural
residential area, a burden on the existing road network would be created.
(7) Whether the planned development provides for unified development control under a
unified plan;
FINDING: The booklet and master development plans submitted provide for said unified
development control.
(8) Whether any other recognized zoning consideration would be violated in this PZD.
FINDING: No other zoning considerations are proposed to be violated.
(B) Development standards, conditions and review guidelines
(1) Generally. The Planning Commission shall consider a proposed PZD in light of the
purpose and intent as set forth in Chapter 161 Zoning Regulations, and the development
standards and review guidelines set forth herein. Primary emphasis shall be placed upon
achieving compatibility between the proposed development and surrounding areas so as
to preserve and enhance the neighborhood. Proper planning shall involve a consideration
of tree preservation, water conservation, preservation of natural site amenities, and the
protection of watercourses from erosion and siltation. The Planning Commission shall
determine that specific development features, including project density, building
locations, common usable open space, the vehicular circulation system, parking areas,
screening and landscaping, and perimeter treatment shall be combined in such a way as to
further the health, safety, amenity and welfare of the community. To these ends, all
applications filed pursuant to this ordinance shall be reviewed in accordance with the
same general review guidelines as those utilized for zoning and subdivision applications.
FINDING: The proposed Planned Zoning District has been reviewed in light of all
applicable development and zoning ordinances. The Master Development Plan sets out the
basic guidelines, development and zoning criteria, commitments and design standards
offered by the applicant. As discussed under Findings No. 1 and No. 4, staff finds that the
proposal will not achieve a high level of compatibility with adjacent properties. Staff finds
that the overall density of 4.55 units/acre is not appropriate when surrounded by rural-
residential/agricultural land uses. Density within a project under a PZD is to be
determined on the basis of the density of surrounding development, urban development
goals, and the impact of a given density on the site and adjacent property. The City's
urban development goals encourage a variety and mixture of densities within
neighborhoods. However, the density of development must be supported with adequate
infrastructure and services in order to create a viable, functioning neighborhood that
contributes to the City as opposed to a separate "island" of development that is auto-
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dependent for all goods and services. Staff finds this proposal to be located well away from
supporting goods and services, and may adversely impact the character of surrounding low
density residential and agricultural uses.
The site does not have any significant natural features to be incorporated into the
subdivision, although approximately 3.5 acres of greenspace and pedestrian trails are
provided. The developer also proposes to have all perimeter lots plant two trees in the
backyard to help provide some vegetative screening around this subdivision.
(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: No screening is proposed or required for this single family subdivision.
Approximately 54% of the proposed lots (98 out of 182 lots) have garages at the rear of the
homes to help create a pedestrian oriented streetscape and an attractive public realm. This
development proposes 3.5 acres of landscaped greenspace and pedestrian trails and two
trees planted in the backyard of each perimeter lot. A landscape plan showing street tree
plantings, the proposed perimeter plantings, landscaped greenspace and pedestrian trails
will be required at the time of preliminary plat.
(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
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planned zoning development and to adjacent areas.
(f) Design provisions for ingress and egress for any site along with service drives and
interior circulation shall be that required by Chapter 166 Development of this code.
FINDING: The vehicular circulation system is comprised of two main public streets
leading into the central portion of the project where the streets are slowed down by traffic
circles and a north -south greenbelt crossing the streets. The lots in Planning Area 1 are
accessed off of alleys or shared driveways with the garages in the rear of the homes. The
lots in Planning Areas 2 and 3 are accessed directly off of the street with individual curb
cuts and garages in the front of the homes. The street system provides a hierarchy of
circulation that encourages an efficient flow of traffic. The external street system consists
of two access roads, Double Springs Road, a minor arterial, and Dot Tipton Road, a local
street, that is substandard and in need of improvements.
(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: Standard parking ratios for the single family residential uses shall apply. Two
garage parking spaces are provided for each home.
(5) Perimeter treatment. Notwithstanding any other provisions of a planned zoning district,
all uses of land or structures shall meet the open space, buffer or green strip provisions of
this chapter of this code.
FINDING: The applicant proposes that each lot on the perimeter of the project plant two
trees in the backyard of the homes. The project will comply with all open space
requirements.
(6) Sidewalks. As required by § 166.03.
FINDING: Sidewalks and other pedestrian connections will be evaluated at the time of
preliminary plat to ensure compliance. In general the Master Development Plan provides
for sidewalks along public streets, and interior pedestrian trails in the designated
greenspace lots.
(7) Street Lights. As required by § 166.03.
FINDING: Street lights are to be provided adjacent to all public 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.
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(9) Sewer. As required by § 166.03.
FINDING: Public sewer will be provided to the project site, pursuant to city code.
(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-
dc-sac. Any street connecting one or more public streets shall be constructed to
existing City standards and shall be dedicated as a public street.
(ii) Private streets shall be designed and constructed to the same standards as public
streets with the exceptions of width and cul-de-sacs as noted below.
(iii)All grading and drainage within a Planned Zoning District including site drainage
and drainage for private streets shall comply with the City's Grading (Physical
Alteration of Land) and Drainage (Storm water management) Ordinances. Open
drainage systems may be approved by the City Engineer.
(iv) Maximum density served by a cul-de-sac shall be 40 units. Maximum density
served by a loop street shall be 80 units.
(v) The plat of the planned development shall designate each private street as a
"private street."
(vi) Maintenance of private streets shall be the responsibility of the developer or of a
neighborhood property owners association (POA) and shall not be the
responsibility of the City. The method for maintenance and a maintenance fund
shall be established by the PZD covenants. The covenants shall expressly provide
that the City is a third party beneficiary to the covenants and shall have the right
to enforce the street maintenance requirements of the covenants irrespective of the
vote of the other parties to the covenants.
(vii) The covenants shall provide that in the event the private streets are not maintained
as required by the covenants, the City shall have the right (but shall not be
required) to maintain said streets and to charge the cost thereof to the property
owners within the PZD on a pro rata basis according to assessed valuation for ad
valorem tax purposes and shall have a lien on the real property within the PZD for
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such cost. The protective covenants shall grant the City the right to use all private
streets for purposes of providing fire and police protection, sanitation service and
any other of the municipal functions. The protective covenants shall provide that
such covenants shall not be amended and shall not terminate without approval of
the City Council.
(viii) The width of private streets may vary according to the density served. The
following standard shall be used:
Paving Width
(No On -Street Parking)
Dwelling
Units
One -Way
Two -Way
1-20
14'
22'
21+
14'
24'
*Note: If on -street parking is desired, 6 feet must be added to each side where parking is
intended.
(ix) All of the traffic laws prescribed by Title VII shall apply to traffic on private
streets within a PZD.
(x) There shall be no minimum building setback requirement from a private street.
(xi) The developer shall erect at the entrance of each private street a rectangular sign,
not exceeding 24 inches by 12 inches, designating the street a "private street"
which shall be clearly visible to motor vehicular traffic.
FINDING: The proposed project proposes public streets and alleys that comply with the
adopted development standards.
(I1) 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.
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(12) Tree preservation. All PZD developments shall comply with the requirements for
tree preservation as set forth in Chapter 167 Tree Preservation and Protection. The
location of trees shall be considered when planning the common open space, location of
buildings, underground services, walks, paved areas, playgrounds, parking areas, and
finished grade levels.
FINDING: A tree preservation plan shall be submitted at the time of development to
comply with Chapter 167 of the UDC. The site has little existing tree canopy which should
be incorporated into the design as much as possible.
(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: Not applicable. All proposed structures are single-family residential.
(14) View protection. The Planning Commission shall have the right to establish
special height and/or positioning restrictions where scenic views are involved and shall
have the right to insure the perpetuation of those views through protective covenant
restrictions.
FINDING: Staff finds no specific scenic views to be protected on the subject property.
(E) Revocation.
(1) Causes for revocation as enforcement action. The Planning Commission may
recommend to the City Council that any PZD approval be revoked and all building or
occupancy permits be voided under the following circumstances:
(a) Building permit. If no building permit has been issued within the time allowed.
(b) Phased development schedule. If the applicant does not adhere to the phased
development schedule as stated in the approved development plan.
(c) Open space and recreational facilities. If the construction and provision of all
common open spaces and public and recreational facilities which are shown on the
final plan are proceeding at a substantially slower rate than other project components.
Planning staff shall report the status of each ongoing PZD at the first regular meeting
of each quarter, so that the Planning Commission is able to compare the actual
development accomplished with the approved development schedule. If the Planning
Commission finds that the rate of construction of dwelling units or other commercial
or industrial structures is substantially greater than the rate at which common open
spaces and public recreational facilities have been constructed and provided, then the
Planning Commission may initiate revocation action or cease to approve any
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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.
(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.
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(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 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.
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(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 does not meet some of the primary goals of the City
Plan 2025, and the overall urban development goals of the City as discussed in Staff
Finding No. 1. The proposed PZD provides a mix of lot and house sizes, rather than the
typical RSF-4 single family lot size. The proposed development pattern is consistent with
several of the goals of the PZD ordinance, Chapter 161, including providing a variety of
housing types and providing usable and suitably located open space areas. However, an
average density of 4.5 units/acre is not compatible with the surrounding rural
residential/agricultural properties, with the lack of goods and services, schools or other
amenities typically associated with urban development form. Development of surrounding
properties, which could provide a higher level of compatibility with the Amberwood Place
PZD, may require several years or even decades to occur. Furthermore, core public
services, including schools, jobs and commercial services are not readily available to this
area and are at least two miles away. Ultimately, the residents of the development will
continue to be auto -dependent due to the current isolated location of the property.
(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 subject described real property is proposed to be rezoned to R-PZD 08-
2965, with three (3) unique Planning Areas. The development standards, statement of
commitments and Master Development Plan approved shall be adopted with the rezoning.
(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.
K:IRepor1,120081PC Reporteil3-Judy 1418-PZD 08-2965 (A bermood Plam).do,
(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 denial of this application, finding the proposed PZD
does not meets the intent of the PZD ordinance and City Plan 2025 as noted above. Staff
finds that the higher density single family land uses within the development do not consider
abutting parcels of land. A harmonious relationship with surrounding properties does not
exist, and will result in land use incompatibility, traffic congestion and inconvenience for
existing and future residents, and encourage suburban sprawl and leap -frog development.
(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.
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:
K. 1Repor1A20081PC ReportsO3-July 741R-PZD 08-2965 (Ambenrood Pface).doc
(a) The densities of surrounding development;
(b) the densities allowed under the current zoning;
(c) the urban development goals and other policies of the city's General Plan;
(d) the topography and character of the natural environment; and
(e) the impact of a given density on the specific site and adjacent properties.
FINDING: The subject property is adjacent to large undeveloped agricultural lands with
sparsely located single-family homes. The property is zoned R -A, Residential Agricultural,
which would permit one dwelling unit per two acres, resulting in a maximum of 20
dwelling units on 39.98 acres. The applicants are requesting 182 dwelling units, a density
of approximately 4.5 units per acre. While this is not a normally high density in much of
the developed City, and in general the City's development goals and policies do support the
development pattern proposed by Amberwood Place in a designated Residential
Neighborhood Area, the density of the development is not appropriate in the rural
landscape that it is proposed. Staff has communicated to the applicant that this project
may be appropriate in other Residential Neighborhood Areas that have an adequate level
of services and infrastructure for development.
(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 vary from 4,500 — 7,700 square feet, a little smaller than
standard single family zoning districts; setbacks are not varied and are consistent with the
RSF-8 zoning district setbacks. This project would provide for some variety in the size and
mass of residential homes over this 39.98 acre subdivision with homes varying from 1,000 —
1,700 square feet. The structures are generally oriented to the street with 15 -foot front
setbacks, with the smaller lots in Planning Area 1 accessed off of either shared drives or
alleys.
(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 a maximum of 45 -feet, consistent
with the height requirements of the surrounding zoning.
K. 1Repons120081PC Repo/l13-July 141R-PZD 08-2965 (Ambenrood Place).doc
(4) Building area. The Planning Commission shall review specific proposed lot coverages
which generally correspond to the guidelines for lot coverage in the respective
residential, office, commercial or industrial district which most depicts said development
scheme.
FINDING: The proposed lot coverage varies from 25-30% compared with 40-50% lot
coverage allowed under typical single family zoning. This indicates more greenspace on the
lots than in a typical subdivision.
*Required Findings for Rezoning Request.
FINDINGS OF THE STAFF
1. A determination of the degree to which the proposed zoning is consistent with land use
planning objectives, principles, and policies and with land use and zoning plans.
Finding: Please reference findings under compliance with Planned Zoning District
ordinance and Future Land Use Plan. As discussed in these previous findings,
this project can be characterized as suburban sprawl as it: 1) is located on the
fringe of an urbanized area; 2) "leap frogs" over large, undeveloped properties;
3) is auto -dependent due to isolation from core public services; 4) and is
developed before necessary infrastructure improvements are made. Ultimately,
the development is inconsistent with land use planning principles and policies to
a degree that would not support the rezoning.
2. A determination of whether the proposed zoning is justified and/or needed at the time the
rezoning is proposed.
Finding: The subject property is just within the limits of the City and is adjacent to large
agricultural and rural residential properties. Rezoning the property for 182
residential dwellings is not justifiable or needed at this time. The development
will "leap frog" over and around many acres of undeveloped farmland and low
density rural residential land uses, and will exacerbate the traffic congestion in
the area. Improvements to Dot Tipton and Double Springs roads will facilitate
future development in the area, including agricultural and rural residential land
in the vicinity. Currently though, the development is too early based on existing
infrastructure and inconsistent with the goals and policies adopted by the City
Council for rezoning applications.
3. A determination as to whether the proposed zoning would create or appreciably increase
traffic danger and congestion.
Finding: Staff finds this proposal will likely increase traffic congestion and inconvenience,
without several improvements to surrounding infrastructure. The Fayetteville
K. lReports120081PC ReportsU3-J 1y )41R-P7_D 08-2965 (dnrbenrood PI ).doe
Police Department has commented that this project may create an appreciable
increase in traffic danger and congestion, although a traffic study has not been
completed. Overall, the area has a lack of infrastructure or services to serve a
high density suburban development pattern, as proposed. With the minimum of
improvements recommended by staff, an appreciable increase in traffic danger
would not likely occur. This project is several miles away from public services
and employment centers, and would therefore contribute to congestion on main
arterials, particularly to Wedington Drive.
4. A determination as to whether the proposed zoning would alter the population density
and thereby undesirably increase the load on public services including schools, water, and
sewer facilities.
Finding: Staff finds that in evaluating this proposal, the population density would
undoubtedly increase from that which currently exists to a great extent, and that
the 182 residential units proposed would create additional demand on public
services. The applicants have noted in the project booklet that water and sewer
services are being constructed to serve the subject development. Therefore, an
undesirable load on water and sewer services is not expected.
Engineering: Public water is located adjacent to the site. There is an 8 -inch water main along
Double Springs Road and one located through this site.
Sanitary sewer is available to the site. There is an 8 -inch sewer main through
the site as well as a newly installed lift station. Improvements to the sewer
system may be required dependent upon the demand placed by the
development. The capacity of the existing main may need to be studied at the
time of development.
The site has access to Dot Tipton Road and Double Springs Road. Dot Tipton is
an unimproved two lane gravel city street, with pavement near the intersection
of Double Springs Road. Street improvements including pavement, curb and
gutter, storm sewer and sidewalks will be required along the project frontage
including the gap of project frontage in the middle of the project along Dot
Tipton. Off -site street improvements will be required along Dot Tipton Road to
pave the roadway to a minimum of 20 -feet wide pavement width plus the
appropriate shoulders from the project boundary east to 54`h Street.
Standard improvements and requirements for drainage will be required for
the development.
Police: It is the opinion of the Fayetteville Police Department that this R-PZD would
substantially alter the population density, and would create an appreciable or
undesirable increase in the load on police services. This R-PZD will possibly
create an appreciable increase in traffic danger and congestion.
K. IRepoifs120081PC Reportsll3 July 14 R-PZD 08-2965 (Amberwood Place)_doc
Fire: This property will be covered by Engine 7 located at 835 North Rupple Road. It
is 2.3 miles from the station with an anticipated response time of 7 minutes. The
Fire Department anticipates 32 (20 EMS -12 Fire/other) calls for service each
year once the development is completed and maximum build out has occurred.
The Fire Department does not feel this development will affect calls for service
or response time.
5. If there are reasons why the proposed zoning should not be approved in view of
considerations under b (1) through (4) above, a determination as to whether the proposed
zoning is justified and/or necessitated by peculiar circumstances such as:
a. It would be impractical to use the land for any of the uses
permitted under its existing zoning classifications;
b. There are extenuating circumstances which justify the rezoning
even though there are reasons under b (1) through (4) above why
the proposed zoning is not desirable.
Finding: As discussed in the findings throughout this report, staff recommends denial
of the requested R-PZD 08-2965, finding the proposal inconsistent with
several adopted goals and policies of the City Plan 2025; finding the project
encourages suburban sprawl in an area without adequate public services and
infrastructure and incompatible with surrounding agricultural and rural
residential land uses.
K. IRepot l 20081PC Repo ts113-July 14a-PZD 08-2965 (Ambenrood Place J.doc
The City of Fayetteville Fire Department
303 W. Center St. Fayetteville, AR. 72701
Phone (479) 575-8365 Fax (479) 575-0471
To:
Dara Sanders, Andrew Garner, Jeremy Pate, and Jesse Fulcher
Thru:
Chief Tony Johnson
Assistant Chief Bud Thompson
From:
Captain Dale Riggins
Date:
June 3, 2008
Re:
April 9, 2008 Zoning Review
PZD 08-2965: Planned Zoning District (AMBERWOOD PLACE, 474/475): Submitted by DAVE
JORGENSEN for property located at S & E OF DOUBLE SPRINGS RD. AND DOT TIPTON RD. The property is
zoned R -A, RESIDENTIAL -AGRICULTURAL and contains approximately 39.98 acres. The request is for
Zoning and Land Use approval for a Residential Planned Zoning District with 182 single-family dwelling
units.
It is 2.3 miles from the station with an anticipated response time of 6.0 minutes to the beginning of the
development and 7.0 minutes to the western edge.
The Fire Department anticipates 32 (20 EMS — 12 Fire/Other) calls for service each year after the
development is completed and maximum build -out has occurred. Typically, this type of development
usually takes 12 — 18 months, after the development is started, before maximum build -out occurs.
The Fayetteville Fire Department does not feel this development will affect our calls for service or our
response times.
8- 692 692 8 RRezoning (LAZENBY, 557): Submitted by DAVE JORGENSEN for property located at
3390 W. 6TH ST., NE CORNER OF HWY 62W & OLD FARMINGTON RD. The property is zoned R -O,
RESIDENTIAL OFFICE and contains approximately 0.49 acres. The request is to rezone the subject
property to C-1, Neighborhood Commercial.
It is 1.3 miles from the station with an anticipated response time of 4.0 minutes to the beginning of the
development. We do not figure calls for service on this type of development but typically this will not affect
our response times.
RZN 08-2971: Rezoning (WALKER PARK NEIGHBORHOOD): Submitted by THE CITY OF
FAYETTEVILLE. THE SUBJECT PROPERTIES ARE ROUGHLY BOUNDED BY ARCHIBALD YELL BLVD.,
HUNTSVILLE RD., 15TH STREET AND S. SCHOOL AVE. The properties are zoned RMF-24, MULTI FAMILY -
24 UNITS/ACRE, C-2, THOROUGHFARE COMMERCIAL AND P-1, INSTITUTIONAL and contain approximately
303.45 acres. The request is to rezone the various properties within the boundaries of the Walker Park
Neighborhood to NC, Neighborhood Commercial (128.19 acres), DG, Downtown General (107.41 acres),
MSC, Main Street Center (19.94 acres) and P-1, Institutional (47.91 acres).
The fire department does not anticipate any additional calls for service or reduced response times on re-
zoning these properties to the proposed re -zonings.
If you have any questions please feel free to contact me.
Honor, Commitment, Courage;
Our people make the difference!
PZD 08-2965: Planned Zoning District (AMBERWOOD PLACE, 474/475): Submitted by
DAVE JORGENSEN for property located at S & E OF DOUBLE SPRINGS RD. AND DOT
TIPTON RD. The property is zoned R -A, RESIDENTIAL -AGRICULTURAL and contains
approximately 39.98 acres. The request is for Zoning and Land Use approval for a Residential
Planned Zoning District with 182 single-family dwelling units. Planner: Andrew Garner
Public water is available to the property. There is an 8" water main along Double Springs Rd;
and one located running through this site.
Sanitary sewer is available to the site. There is an 8" sewer main through the site as well as a
newly installed lift station. Improvements to the sewer system may be required dependent upon
the demand placed by the development. The capacity of the existing main may need to be studied
at the time of development.
The site has access to Dot Tipton Rd. and Double Springs Rd.. Dot Tipton is currently an un-
improved two lane gravel city street. Double Springs Rd. is currently an unimproved two lane
paved city street. Street improvements including pavement, curb and gutter, storm sewer and
sidewalks will be required along the project frontage for Double Springs Road and Dot Tipton Road
including the gap of project frontage in the middle of the project along Dot Tipton. Off -site street
improvements will be required along Dot Tipton Road to pave the roadway to a minimum of 20'
wide pavement width plus the appropriate shoulders from the project boundary east to 54`h Street.
Standard improvements and requirements for drainage will be required for the development.
Phis property is not affected by the 100 -year floodplain.
RZN 08-2968: Rezoning (LAZENBY, 557): Submitted by DAVE JORGENSEN for property
located at 3390 W. 6TH ST., NE CORNER OF HWY 62W & OLD FARMINGTON RD. The
property is zoned R -O, RESIDENTIAL OFFICE and contains approximately 0.49 acres. The
request is to rezone the subject property to C -I, Neighborhood Commercial. Planner: Dara
Sanders
Public water is available to the property. There is an 8" water main along across Old Farmington
Road on the west side of this property.
Sanitary sewer is available to the site. There is an 8" sewer main along the north property line of
this parcel. Improvements to the sewer system may be required dependent upon the demand
placed by the development. The capacity of the existing main may need to be studied at the time
of development
The site has access to Old Farmington Rd. and Sixth Street. Sixth Street is currently an
improved five lane paved state highway. Old Farmington Rd. is an unimproved two lane city
street. Street improvements will be evaluated with the proposed development.
Standard improvements and requirements for drainage will be required for the development.
This property is affected by the 100 -year floodplain.
Date 4/7/08
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
PZD 08-2965: (Amberwood Place 474 / 475): Submitted by Dave Jorgensen for
property located at S & E of Double Springs Road and Dot Tipton Road, 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 39.98 acres.
It is the opinion of the Fayetteville Police Department that this PZD will substantially
alter the population density, and will possibly create an appreciable or undesirable
increase in the load on police services. This PZD will possibly create an appreciable
increase in traffic danger and congestion.
Sincerely,
Captain William Brown
Fayetteville Police Department
PC Meeting of June 9, 2008
ARKANSAS 113 W. Mountain St.
THE CITY OF FAYETTEVILLE, ARKANSAS Fayetteville, AR 72701 2
Telephone: ( (479) 444-3472
PARKS AND RECREATION DIVISION CORRESPONDENCE
To: Fayetteville Planning Commission
From: Carole Jones, Interim Urban Forester
Date: June 3, 2008
ITEM #: C-PZD o8-2965-: Planned Zoning District (Amberwood Place)
TREE PRESERVATION PLAN
i. A full Tree Preservation Plan will be required when the development comes
through the planning process. This should include but will not be limited to:
• A full tree inventory of all significant trees;
• Canopy calculations including existing canopy, preserved canopy and
removed canopy;
• A site analysis report; and
• A survey of the location of significant trees and those directly affected
by the development.
2. The site has little existing canopy. The development should be designed to
work around as many existing trees as possible, particularly trees that are not
located in existing or proposed utility easements. Mitigation will not likely be
supported by staff without detailed supportive information such as an arborist
report.
3. Significant trees and canopy found within floodway are a high priority for
preservation. Groupings of quality trees are also a high priority for
preservation.
LANDSCAPE REGULATIONS
i. Landscape Regulations as defined in Chapter 177 will be required with
development plan approval. This shall include but not be limited to street
trees, detention facility plantings, adequate greenspace, etc.
Andrew Garner MDP Tree Pres Land PC doe Page1
PC Meeting of July 14, 2008
p z Y
{
2 ,r
TL/ ARKANSAS 113 W. Mountain St.
R F �ztevj,(l AR 72701
THETE CITY OF IAYETTEVII,LP, r'7LCo ZIvI )444-3472
PARKS AND RECREATION DIVISION CORRESPONDENCE
To: Fayetteville Planning Commission
From: Carole Jones, Interim Urban Forester
Date: July 8, 2008
ITEM #: R-PZD o8-2965-: Planned Zoning District (Amberwood Place)
TREE PRESERVATION PLAN
A full Tree Preservation Plan will be required when the development comes
through the planning process. This should include but will not be limited to:
• A full tree inventory of all significant trees;
• Canopy calculations including existing canopy, preserved canopy and
removed canopy;
• A site analysis report; and
• A survey of the location of significant trees and those directly affected
by the development.
The site has little existing canopy. The development should be designed to
work around as many existing trees as possible, particularly trees that are not
located in existing or proposed utility easements. Mitigation will not likely he
supported by staff without detailed supportive information such as an arborist
report.
Significant trees and canopy found within floodway are a high priority for
preservation. Groupings of quality trees are also a high priority for
preservation.
LANDSCAPE REGULATIONS
1. Landscape Regulations as defined in Chapter 177 will be required with
development plan approval. This shall include but not be limited to street
trees, detention facility plantings, adequate greenspace, etc.
PLANNING COMMISSION MEETING MINUTES
JULY 14, 2008
AMBERWOOD PLACE R-PZD 08-2965
Planning Commission
July 14, 2008
Page 9of12
R-PZD 08-2965: (AMBERWOOD PLACE, 474/475): Submitted by DAVE JORGENSEN for
property located S & E OF DOUBLE SPRINGS RD. AND DOT TIPTON RD. The property is
zoned R -A, RESIDENTIAL -AGRICULTURAL and contains approximately 39.98 acres. The
request is for Zoning and Land Use approval for a Residential Planned Zoning District with 182
single-family dwelling units.
Andrew Garner, Senior Planner, gave the staff report, describing surrounding properties, which
is surrounded by rural, residential, and agricultural land uses. Dot Tipton along northern border
of site is a partially paved and gravel road. Infrastructure for a now -abandoned subdivision to the
south has been installed, but the development has been abandoned for some time. There have
been rezoning applications for an adjacent site to RSF-4, which have been previously denied by
the Planning Commission. The applicant is proposing rezoning and land use approval for a
RPZD with 182 SF dwellings, overall density is 4.55 du/acre, 3 planning areas consist of
different densities. PA 1 on east side with 102 lots that are 45'x100', PA 2 in the middle with
60'x100' ft lots, PA 3 has 39 lots, 79 feet wide. Access proposed is at three points from Dot
Tipton to the north, two street stub -outs are provided to the south, and a street stub -out is
provided to the east. Staff recommends additional connectivity to the west. Staff has received
public comment from adjacent property owners opposed to the project, citing concerns with
density and property not being compatible with surrounding rural residential uses. Staff finds
that much of the application is in conflict with the goals and policies established with City Plan
2025. In addition, staff finds that the proposed density of 4.55 units/acre is not compatible with
surrounding rural residential and low -density zoning. Staff has concern that this subdivision
encourages suburban sprawl in an area without adequate infrastructure. City Plan 2025
discourages growth on the edges of the City. Development may be appropriate at a later date,
when infrastructure is available. Staff does not recommend the rezoning as proposed, but instead
recommends denial of the application.
Justin Jorgensen, applicant, described project. In 2006, when this was annexed, developer
Charlie Sloan was encouraged by City Council to build attainable housing in the area. The
applicant has worked with Water and Sewer Department to install a new pump station west of the
detention pond, along with new water line, so there is already water and sewer within the
subdivision. Goal of project was attainable housing. The applicant also wanted to create a
traditional town form by focusing on goals of City Plan 2025. He cannot say this is the best
example of infill, but it is within 1.6 miles of school and Boys and Girls Club, '/ mile from RSF-
4. In time, the development will fit in to where it is at. Probably is not the ideal project for City
Plan 2025, but in time it will fit in.
Public Comment:
Dave Yeomans, neighbor, stated he lives in corner house, affected in two sides by the
subdivision. Built home in 1991. Many nearby homeowners, including owners of two -acre
tracts adjacent to Double Springs Rd., are frustrated by the notification procedures. There is a lot
of opposition to this. Homeowners will not accept anything less than what is built in
Silverthorne Subdivision —100x100' lots, big houses. Have worked hard for a nice home, find
Planning Commission
July 14, 2008
Page 10 of 12
myself fighting for that value. He does not have a problem with attainable housing, but this is
not the area for it. He discussed concerns adjacent to property and a more ideal land -use
arrangement for the area.
Maurice Rankin, neighbor, lives at 105 N. Double Springs Rd, directly across road from
proposed development. She is concerned with Planning Area 3 on the property (west side).
Cherishes the area for its view, but the proposal for 5' side setback allowances will destroy view
of area — they will be looking at nothing but roofs and walls. City has received a number of
awards, don't think any of them had to do with looking at roofs and houses, but instead involved
the presence of greenspace.
No more public comment was received.
Commissioner Myres stated that a lot of what she likes about the site is the way it is laid out,
but this density is not appropriate at this time and place. Stretching it a bit to consider it infill.
Do not agree with this development and therefore will not support approval.
Commissioner Graves stated he will have to agree with Commissioner Myres. Typically he is
supportive of development, voted in support of a number of the projects these developers have
done on this side of the town, but I don't think I've seen any of them where it was proposed to
drop something so dense in the middle of agricultural, one -acre, and two -acre property. May just
be a matter of time when this is a typical zoning request, but it is not infill at this time since it is
at the edge of the City, and surrounded by lower density property. Cannot support.
Commissioner Kennedy asked about building minimum differences throughout the phases of
the development.
Jorgensen stated that PA 1 will be a 1200-1300 SF home, then moving up into PA 3 into 1700
SF homes
Commissioner Kennedy asked if 2400-2500 SF homes were completely out of the question.
Jorgensen stated that they were.
Commissioner Trumbo stated that the Planning Commission is seeing dense developments
come through on the outskirts of town and are bringing up the word "sprawl" quite a bit,
certainly wouldn't consider this project infill, but if we let it develop as RSF-4 or RSF-2, it will
in turn down the road be all sprawl. I agree that at this time it is possibly too soon for this
project, but I'm getting to the point where I need a better definition of sprawl just to clarify, if we
are going to approve RSF-4 in 25 years it will be sprawl. Another issue is the traffic coming
back east and west, other than Wedington, you're going to have to go to Farmington. There is
Persimmon, but it is not developed all the way, it's a very small street. To have a lot more traffic
on that road going to the school and the Boys and Girls club might be considered dangerous, and
it might be too much traffic, so I would imagine most of these folks are going to come down
Persimmon instead of going to Wedington. If Persimmon were built out to a wider degree I
Planning Commission
July 14, 2008
Page 110112
might be more in support of this project.
Commissioner Winston stated he would encourage more mixed use. One of the problems we're
seeing is that it's all housing, with no infrastructure to support daily needs. There is a lot of
potential for the site, and something creative can happen. Would like to see something with
more mixed use.
Motion:
Commissioner Myres made a motion to deny the request. Commissioner Graves seconded the
motion. Upon roll call the motion passed with a vote of 6-1-0, with Commissioner Kennedy
voting no.
AMBERWOOD PLACE
Close Up View
SUBJECT PROPERTY
RPZD08-2965
One Mile View
AMBERWOOD PLACE
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JORGENSEN & ASSOCIATES
"-%I- CIVIL ENGINEERS • SURVEYORS
124 WEST SUNBRIDGE, SUITE 5 • FAYETTEVILLE, ARKANSAS 72703 • (479) 442-9127 • FAX (479) 582-4807
AMBER WOOD PLACE
LAND USE & ZONING PZD
FAYETTEVILLE, AR
Owner
JRJBCS, LLC
P.O. Box 9180
Fayetteville, AR 72703
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TABLE OF CONTENTS
A. REPRESENTATIVE/CURRENT OWNERSHIP OF THE PROPERTY ...........................................1
1
B. SUMMARY (SCOPE, NATURE, AND INTENT)..............................................................................
1
C. GENERAL PROJECT CONCEPT....................................................................................................2
1. Street and Lot Layout..........................................................................................................2
2. Site Plan..............................................................................................................................2
3. Buffer Areas.........................................................................................................................2
4. Tree Preservation................................................................................................................3
5. Storm Water Detention Areas and Drainage.......................................................................3
6. Undisturbed Natural Areas..................................................................................................3
7. Existing and Proposed Utility Connections and Extensions................................................3
8. Development and Architectural Design Standards..............................................................3
9. Building Elevations..............................................................................................................4
D. PROPOSED DEVELOPMENT PHASING AND TIME FRAME........................................................4
E. PROPOSED PLANNING AREAS.....................................................................................................5
F. PROPOSED ZONING AND DEVELOPMENT STANDARDS ....................................................
5-10
G. MASTER DEVELOPMENT PLAN AS COMPARED TO CURRENT ZONING DISTRICT
REQUIREMENTS...........................................................................................................................11
1. Planning Area#1: ...................................................................................................11
2. Planning Area#2:........................................................................................................12
3. Planning Area#3:.......................................................................................................................13
ANALYSIS OF THE SITE CHARACTERISTICS............................................................................14
H. RECREATIONAL FACILITIES.......................................................................................................14
I. REASON FOR REZONING REQUEST.........................................................................................14
J. RELATIONSHIP TO THE EXISTING AND ADJACENT LAND USES...........................................15
K. COMPLIANCE WITH CITY OF FAYETTEVILLE PLAN 2025 ..................................................
15-17
L. TRAFFIC STUDY...........................................................................................................................17
M. IMPACTS ON CITY SERVICES.....................................................................................................17
N. STATEMENT OF COMMITMENTS................................................................................................18
1. Dedication of Public Facilities............................................................................................18
2. On or Off -Site Improvements.............................................................................................18
3. Natural Resources and Environmental Sensitive Areas....................................................18
4. Project Phasing Restrictions..............................................................................................18
5. Fire Protection...................................................................................................................18
6. Other Commitments Imposed by the City.........................................................................18
7. Parks, Trails, and Open Space Commitments..................................................................19
8. Proposed Preliminary Building Elevations.............................................................................
O. DEVELOPMENT STANDARDS, CONDITIONS, AND REVIEW'GUIDELINES .............................19
1. Screening and Landscaping..............................................................................................19
2. Traffic and Circulation........................................................................................................19
3. Parking Standards.............................................................................................................19
4. Perimeter Treatment..........................................................................................................19
5. Sidewalks...........................................................................................................................19
6. Street Lights.......................................................................................................................20
7. Water.................................................................................................................................20
8. Sewer.................................................................................................................................20
9. Streets and Drainage.........................................................................................................20
10. Construction of Non -Residential Facilities.........................................................................20
11. Tree Preservation..............................................................................................................20
12. Architectural Design Standards.........................................................................................20
13. Signage..............................................................................................................................20
14. View Protection..................................................................................................................20
15. Revocations.......................................................................................................................21
16. Covenants, Trusts, and Homeowner Associations............................................................21
17. Intent/Purpose of PZD Ordinance............................................................................... 21-23
APPENDIXA...............................................................................................................................................24
A. CURRENT OWNERSHIP OF PROPERTY AND REPRESENTATIVE
The owner of this property is JRJBCS, LLS, P.O. Box 9180, Fayetteville, AR 72703.
The representative for this project is David Jorgensen or Justin Jorgensen of Jorgensen
and Associates.
B. SUMMARY (SCOPE, NATURE. AND INTENT
Amberwood Place is being presented as a land use and zoning conceptual PZD. This
project is located just south of Dot Tipton Road, east of Double Springs and west of 54th
Street. This property was annexed into the city of Fayetteville last year, by the
developer, at the suggestion of some the ward alderman who also had concerns and
showed strong interest in the need for affordable housing in this area. Legacy Heights
is just north of this property. This project has three planning areas as follows;
Planning Area #1: Single family, 102 units, 19.87 acres, 5.13 units/acre
Planning Area #2: Single family, 41 units, 9.12 acres, 4.50 units/ acre
Planning Area #3: Single family, 39 units, 10.99 acres, 3.55 units/ acre
Total single family = 182 units on 39.98 acres; 4.55 units/acre
The current zoning is R -A and the surrounding zoning is RSF-1 and RSF-2
Planning Area #1 is located on the East side of this project and has 102 single family
lots that are approximately 45' wide x 100' deep. Our intent is to create a traditional
neighborhood and minimize driveways onto the streets. We plan on rear access by
using an alley with some shared drives. We call for a 15' front setback and 5' side
setbacks.
Planning Area #2 is located in the middle of this development and will have 41 single
family lots that are approximately 60'x100' with a 15' front setback and 5' side setbacks.
Planning Area #3 is located on the West side of this project and will have 39 single
family lots that are a average 70' wide with two lots around a curve that are 51' wide
and all have variable depth. Setbacks on this planning area will also be 15' front and 5'
side.
Residents who participated in the 2007 Citizen Survey made by the U of A for the City
of Fayetteville, showed a strong interest in seeing more affordable housing and more
houses for first time home buyers. There are too few options for the first time buyers
(70% of the responders) and 79% of the respondents felt that there were too few
affordable housing units. To that end, this project will focus on "attainable" housing
without creating an isolated node of all small homes in the future. While the focus of this
PZD is on "attainable" houses the intent is to create a traditional town form that
promotes a community feel through the use and mix of the three Planning Areas.
Amberwood Place
Page 1
Planning Area #1 will have house sizes that range from 1000-1250 SF. These houses
will be quality built, all brick homes.
Planning Area #2 will also have "attainable" housing but to a lesser degree simply
because the lots are larger. Houses to be built in this PA #2 will range from 1250 SF to
1600 SF and will be all brick.
Planning Area #3 will have even larger lots than the other two planning areas. This
planning area #3 will have house sizes of 1700 SF and up and will also be all brick
houses.
In addition, the developer has met with the City Street Committee and has agreed to
donate $150,000.00 to the City for the City to pave Dot Tipton from Double Springs
Road to 54th Street 24' wide. However; the City Council has not approved a cost share
for these street improvements at this time. The developer will also install curb and
gutter, and storm drainage on the South side of Dot Tipton where this project touches
Dot Tipton.
With the new sewer pump station just installed at the southwest corner of PA #1 and the
new waterline installed at this same point and with agreed improvements to Dot Tipton
Road, we feel we have addressed the concerns the City may have about infrastructure.
One other point of interest is that this developer will not only install all of the water,
sewer, street and storm drainage for this subdivision, but will also build out most of the
houses planned. This insures that we have a final product envisioned by the developer.
C. GENERAL PROJECT CONCEPT
1) Street and Lot Layout: As mentioned, Planning Area #1 will have shared drives
and alleys to minimize curb cuts, increase green space and provide curb appeal.
Connectivity is provided by a street to the south, west, and east.
2) Site Plan: Please refer to the Conceptual PZD Plan at the beginning of this
booklet.
3) Buffer Areas: Currently there are very few trees within this property or around it.
The developer plans to write the covenants so that each lot owner will be
required to plant at least two trees in the back of each lot adjacent to the
Amberwood Place
Page 2
surrounding properties to help create a vegetated buffer. Please refer to the site
plan.
4) Tree Preservation: As per the present City ordinance, tree preservation will be
required. Coordination with utility companies and other infrastructures will be
important to preserve any existing trees while many more trees will be
planted.(see above)
5) Storm Water Detention Areas: A storm water detention pond is planned on the
south side of this project to insure that post development flow does not exceed
predevelopment
6) Undisturbed Natural Areas: The majority of this site will be developed. As
mentioned, we will improve a tree lined perimeter around the site. Extensive
landscaping and vegetation will be planned and planted in the various Green
Spaces throughout the development.
7) Existing and Proposed Utility Connections and Extensions: An 8" sewer line and
a pump station have been installed to service this proposed PZD along with
Legacy Heights Ph 1, 2, and 3.This pump station is operational. In addition, an 8"
waterline has been extended from Legacy Heights and into this subdivision.
8) Development and Architectural Design Standards: For Planning Area #1 the
single family residents will have shared driveways and alleys to minimize the
curb cuts. The houses will have a covered front entrance with a covered concrete
patio in the back. There will be attached and detached garages in the back
which will match the fa�ade of the house. All houses in the planning areas will
have brick exterior and will be similar to those shown in Appendix A.
Amberwood Place
Page 3
9) Building Elevations: Exterior Elevations and site -layout have been included for
your review. (Appendix A)
D. PROPOSED DEVELOPMENT PHASING AND TIME FRAME
After approval of this zoning and land use PZD, we will then submit a preliminary plat for
planning area #1. Planning area #1 (PA# 1) will be submitted in two phases. The
developer will build houses in PA# 1 first and will continue to build in Phase 2 of PA #1
and the rest of the development as the demand is needed.
Following build out of PA #1, the preliminary plat for PA # 2 will be submitted and
constructed with PA # 3 started after PA #2 is built. Dot Tipton Road will be built along
with PA # 1 (entire length from Double Springs to 54th Street). The anticipated time
frame for build out of PA #1 and the subsequent phases is as follows:
PA # 1 Submit preliminary plat Nov, 2008
Start construction March., 2009
Finish construction Nov, 2009 (Phase 1)
Build houses Nov — Dec. 2010
Start Construction on Phase 2Jan 2011
Finish Construction on Phase 2 Dec. 2011
PA # 2 Submit Preliminary Plat Jan. 2012
Start Construction March 2012
Finish Construction Nov. 2012
Build Houses Dec. 2012 — Dec 2013
PA # 3 Submit Preliminary Plat Jan. 2014
Amberwood Place
Page 4
Start Construction March 2014
Finish Construction Dec. 2014
Build Houses Jan 2015
PA # 1: 3.08 years to complete (Nov 2008 — Dec. 2011)
PA# 2: 2 years to complete (Jan. 2012 — Dec. 2013)
PA# 3: 1 year to complete (Jan. 2014 — Dec. 2014)
E. PROPOSED PLANNING AREAS
This project has three planning areas. We referred to them as Planning Area #1,
Planning Area #2, and Planning Area #3.
Planning Area #1 19.87 Acres (102 Lots)
Planning Area #2
Planning Area #3
9.12 Acres (41 Lots)
10.99 Acres (39 Lots)
F. PROPOSED ZONING AND DEVELOPMENT STANDARDS
Planning Area #1: Single Family Residential:
Purpose: The purpose of Planning Are #1 is to permit and encourage
the development of single family detached dwelling units with a
density similar to RSF-7. This is for 102 units on 19.87 acres, which
will have a density of 5.13 units/acre.
Land Use Designation (Planning Area #1)
A. Permitted Uses:
Unit 1 City-wide uses by right
Unit 8 Single-family dwellings
Ambetwood Place
Page 5
B. Conditional Uses:
Unit 2
City-wide uses by conditional use permit
Unit 4
Cultural and recreational facilities
Unit 24
Home occupations
C. Density:
Acreage
19.87 acres
Number of Dwelling Units
102 units
Density
5.13 units/acre
Bulk and Area Regulations (1000 — 1250 s.f.)
D. Lot width minimum = 30 feet
E. Lot area minimum = 4500 square feet
F. Land area per dwelling unit = 4500 square feet (minimum)
G. Setback Requirements
Front Side Rear
15ft 5ft 20ft
H. Height Regulations: Structures in this district are limited to a
building height of 45 feet.
I. Building Area: Area occupied by all buildings shall not exceed 30%
of the total lot footage.
Site Planning
J. Screening and Landscaping: The screening and landscaping will
be provided as set forth in the Unified Development Code. The
subdivision covenants will require each lot to plant at least two
trees around the perimeter to act as a buffer in addition to the trees
and landscaping the developer will provide at the entrances, around
the turn -a rounds and in the green spaces.
K. Parking: All parking shall comply with chapter 172 of the Unified
Development Code.
Amberwood Place
Page 6
L. Architectural Design Standards: Conceptual architectural
renderings have been provided in Appendix A. It is the interest of
the developer to obtain approval of this PZD for construction of
single family detached houses. Please note that all of the houses in
PA #1 are accessed from alleys or shared drives. Garages shall be
attached or detached in the back of the houses. Houses in PA #2
and #3 have individual drives for each house. All houses will have
brick exterior with composite shingles with roof slopes of 7:12. All
yards will be sodded. Please refer to the appendix for exterior
elevations.
M. Signage: Signs shall be permitted and approved and shall be
installed in accordance with the Single -Family Unified Development
Code.
Planning Area #2: Single Family Residential:
Purpose: The purpose of Planning Are #2 is to permit and encourage
the development of single family detached dwelling units with a
density similar to RSF-4. This is for 41 units on 9.12 acres, which will
have a density of 4.50 units/acre.
A. Permitted Uses:
Unit 1 City-wide uses by right
Unit 8 Single-family dwellings
B. Conditional Uses:
Unit 2 City-wide uses by conditional use permit I
Unit 4 Cultural and recreational facilities
Unit 24 Home occupations
C. Density:
Acreage 9.12 acres
Number of Dwelling Units 41 units
Density 4.50 units/acre
Amberwood Place
Page 7
Bulk and Area Regulations (1250 — 1600 S.F.)
D. Lot width minimum = 60 feet
E. Lot area minimum = 6000 square feet
F. Land area per dwelling unit = 6000 square feet (minimum)
G. Setback Requirements:
Front Side Rear
15ft 5ft 20ft
H. Height Regulations: Structures in this district are limited to a
building height of 30 feet.
Building Area: The area occupied by all buildings shall not exceed
27% of the total lot footage.
Site Planning
J. Screening and Landscaping: The screening and landscaping will
be provided as set forth in the Unified Development Code. The
subdivision covenants will require each lot to plant at least two
trees around the perimeter to act as a buffer in addition to the trees
and landscaping the developer will provide at the entrances, around
the turn -a rounds and in the green spaces.
K. Parking: All parking shall comply with chapter 172 of the Unified
Development Code.
L. Architectural Design Standards: Conceptual architectural
renderings have been provided in Appendix A. It is the interest of
the developer to obtain approval of this PZD for construction of
single family detached houses with a front porch. Please refer to
the appendix for exterior elevations.
M. Signage: Signs shall be permitted and approved and shall be
installed in accordance with the Single -Family Unified Development
Code.
Amberwood Place
Page 8
Planning Area #3: Single Family Residential:
Purpose: The purpose of Planning Area #3 is to permit and
encourage the development of single family detached dwelling units
with a density similar to RSF-4. This is for 39 units on 10.99 acres,
which will have a density of 3.55 units/acre.
A. Permitted Uses:
Unit 1 City-wide uses by right
Unit 8 Single-family dwellings
B. Conditional Uses:
Unit 2 City-wide uses by conditional use permit
Unit 4 Cultural and recreational facilities
Unit 24 Home occupations
C. Density:
Acreage 10.99 acres
Number of Dwelling Units 39 units
Density 3.55 units/acre
Bulk and Area Regulations (1700 — 2000 s.f.)
D. Lot width minimum = 51 feet (Lot 16)
E. Lot area minimum = 7888 square feet
F. Land area per dwelling unit= 7888 square feet (minimum)
G. Setback Requirements:
Front Side Rear
15ft 8ft 208
H. Height Regulations: Structures in this district are limited to a
building height of 30 feet.
I. Building Area: The area occupied by all buildings shall not exceed
25% of the total lot footage.
Ambeiwood Place
Page 9
Site Planning
J. Screening and Landscaping: The screening and landscaping will
be provided as set forth in the Unified Development Code. The
subdivision covenants will require each lot to plant at least two
trees around the perimeter to act as a buffer in addition to the trees
and landscaping the developer will provide at the entrances, around
the turn -a rounds and in the green spaces.
K. Parking: All parking shall comply with chapter 172 of the Unified
Development Code.
L. Architectural Design Standards: Conceptual architectural
renderings have been provided in Appendix A. It is the interest of
the developer to obtain approval of this PZD for construction of
single family detached dwellings. Please refer to the appendix for
exterior elevations.
M. Signage: Signs shall be permitted and approved and shall be
installed in accordance with the Single -Family Unified Development
Code.
Ambenvood Place
Page 10
G. MASTER DEVELOPMENT PLAN AS COMPARED TO CURRENT
ZONING REQUIREMTNS
A. PA -I (Single Family)
Existing Zoning
Proposed Zoning
R -A Residential -Agricultural
PA -1 (Single Famii
Permitted,
Uses,. ,
Unit 1
City-wide uses by right
Unit 1
City-wide uses by right
Unit 3
Public protection and utility facilities
Unit 6
Agriculture
Unit 7
Animal husbandry
Unit 8
Single-family dwellings
Unit 8
Single-family dwellings
Unit 9
Two-family dwellings
Unit 37
Manufactured homes
Conditidnat
Uses , � '�
`_-
Unit 2
City-wide uses by conditional use
Unit 2
permit
City-wide uses by conditional use permit
Unit 4
Cultural and recreational facilities
Unit 3
Public protectinn and utility facilities
Unit 20
Commercial recreation, large sites
Unit 24
Home occupations
Unit 24
Home occupations
Unit 36
Wireless communications facilities
Acreage
19.87 acres
Units per acre
One-half
Dwelling Units
102 units
Density
5.13 units/acre
-„�
,. .'Bii(KandAr"ea;Re
alationa^a�
Lot width minimum 200 ft.
30 ft
Lot Area Minimum
Residential
2 acres
4500 sq. ft.
Land area per
2acres
4500 sq. ft.
dwelling unit
Setback'Re'gdrements ; s
Front
255
15 ft
Side
20 ft
5 ft
Rear
255
20 ft
titer 11tR udents
There shall be
no maximum height limits in the A-1 District,
provided, however,
that any building which exceeds the height of 15
feet shall be setback from any boundary line of any residential
Maximum
building height of 30 feet.
district a distance of 1.0 foot for each foot of height in excess of 15
feet. Such setbacks shall be measured from the required setback
lines.
6 - Baildin =Area
None
On any lot, the area occupied by all the buildings shall not
exceed
30% of the total area of such lot.
Ambeiwood Place
Page 11
A. PA -2 (Single Family)
Existing Zoning
Proposed Zoning
R -A Residential -Agricultural
PA -2 (Single Family)
- Permitted
Uses ,
Unit 1
City-wide uses by right
Unit 1
City-wide uses by right
Unit 3
Public protection and utility facilities
Unit 6
Agriculture
Unit 7
Animal husbandry
Unit 8
Single-family dwellings
Unit 8
Single-family dwellings
Unit 9
Two-family dwellings
Unit 37
Manufactured homes
Conditional
;Uses ,..... 5
.., ____ ... .,. - .. ,., .
Unit 2
City-wide uses by conditional use
Unit 2
permit
City-wide uses by conditional use permit
Unit 4
Cultural and recreational facilities
Unit 3
Public protection and utility facilities
Unit 20
Commercial recreation, large sites
Unit 24
Home occupations
Unit 24
Home occupations
Unit 36
Wireless communications facilities
Density
Acreage
9,12 acres
Units per acre
One-half
Dwelling Units
41 units
Density
4.50 units/acre
Bulk '_andArea,Regulations
Lot width minimum
2006.
60 ft
Lot Area Minimum
Residential
2 acres
6000 sq. ft.
Land area per
2acres
6000 sq. ft.
dwelling unit
Setback Re
uirements, . .
Front
258
15 ft
Side
20 ft
5 ft
Rear
25 ft
20 ft
Height Regairements
There shall be no maximum height limits in the A-1 District,
provided, however, that
any building which exceeds the height of 15
feet shall be setback from any boundary line of any residential
district a distance vii.0
foot for each foot of height in excess of 15
Maximum
building height of 30 feet.
feet. Such setbacks
shall be measured from the required setback
lines.
Buildin
'Area
-
None
On any lot, the area occupied by all the buildings shall not
exceed 27% of the total area of such lot.
Amberwood P/ace
Page 12
A. PA -3 (Single Family)
Existing Zoning
Proposed Zoning
R -A Residential -Agricultural
PA -3 (Single Family)
Permitted
Uses ,.:,,, ,.,
Unit 1
City-wide uses by right
Unit 1
City-wide uses by right
Unit 3
Public protection and utility facilities
Unit 6
Agriculture
Unit?
Animal husbandry
Unit 8
Single-family dwellings
Unit 8
Single-family dwellings
Unit 9
Two-family dwellings
Unit 37
Manufactured homes
Conditional
`tines,
-_ .;°,,,
Unit 2
City-wide uses by conditional use
Unit 2
permit
City-wide uses b conditional use ermit
Unit 4
Cultural and recreational facilities
Unit 3
Public rotection and utilit facilities
Unit 20
Commercial recreation, large sites
Unit 24
Home occupations
Unit 24
Home occupations
Unit 36
Wireless communications facilities
Acreage
10.99 acres
Units per acre
One-half
Dwelling Units
39 units
Density
3.55 units/acre
Suikand Area
yRe uiations ;;
...
Lot width minimum
200 ft. I
51 ft 70' average)
Lot Area Minimum
Residential
2 acres
7700 sq. ft.
Land area per
2acres
7700sq. ft.
dwelling unit
SetbackR
Uirements,
Front
15ft
Side_255
20 ft
5 ftRear25
ft
20 ft
Height Requirements
There shall be
no maximum height limits in the A-1 District,
provided, however,
that any building which exceeds the height of 15
feet shall be setback from any boundary line of any residential
district a distance of 1.0 foot for each foot of height in excess of 15
Maximum building height of 30 feet.
feet. Such setbacks shall be measured from the required setback
lines.
Building
Area
None
On any lot, the
area occupied by all the buildings shall not
exceed 25% of the total area of such lot.
Amberwood Place
Page 13
Analysis of the Site Characteristics:
No environmentally hazardous, sensitive, or natural resource areas have been
found on this site.
H. RECREATIONAL FACILITIES:
The developer has previously met with the Parks Department and agreed to
donate land for Parks Credit on this project. The park land credit is located to the
Northeast and will eventually create a larger park that will extend from Rupple
Road to Broyles Street. The recreational facilities within the development include
the greenspaces that will provide connectivity from PA # 3 to PA # 2. These
green spaces will be landscaped and have pedestrian trails to provide
connectivity throughout the project. In addition, this project is less than 2 miles
from the Girls and Boys Club and about 1.50 miles from the school.
I. REASON FOR REZONING REQUEST:
The present zoning of this property is R -A. As previously mentioned, the 2007
Citizen Survey made by the U of A Survey Research Center for the City of
Fayetteville showed a strong interest in seeing more affordable housing and
more houses for first time buyers. 70% of the responders said there were too few
options for first time buyers and 79% of the respondents felt there were to few
affordable housing units. In addition, this developer has had numerous requests
for quality built affordable houses in this area. The land cost for more centrally
Amberwood Place
Page 14
located land is too expensive to provide attainable housing. Therefore we are
requesting this property be zoned as per this R-PZD.
J. RELATIONSHIP TO THE EXISTING AND ADJACENT LAND USES:
Property to the North of PA #1 is zoned R -A, and made up of 2-3 residence and
Legacy Pointe Subdivision is approximately 200' north of Dot Tipton Road. Other
surrounding property is generally larger parcels of property. The City limits are at
Double Springs Road (West is Farmington). Windsor Subdivision is to the South
of PA #3 and is partially constructed. Traffic from Amberwood will access Dot
Tipton and travel east or west. This property is in the Farmington School District
and access will be by Double Springs or 54th Street. It is anticipated that this
project will not be built out until 2013 or 2014 at which time, continued growth will
occur in this area. It is true that if this project were built in the next year it would
not be similar to the surrounding uses, but with build out not expected for another
5-6 years growth will occur in this area. We feel this will be a much better fit in
the future for this area rather than developing larger (1-2 acre) lots now that will
not conform to the surrounding properties in the future.
K. COMPLINACE WITH CITY OF FAYETTEVILLE PLAN 2025:
The intent of this Conceptual PZD is to provide attainable housing while at the same
time focusing on traditional town form. We feel this development will provide this by
creating a unique community environment through the use of shared drives and alleys
while promoting walk ability using designated green spaces throughout the
development. It is true that this project is proposed on pastureland on the west side of
Amberwood Place
Page 15
town and is generally surrounded by large rural residential lots. With build out not
anticipated for 5-6 years, surrounding use will look different in the future — growth will
occur in this area. In fact in the last 5 —8 years, the following projects were built; Legacy
Pointe Phase 1,2,3,4,&5, Silver thorn Subdivision, and further to the northeast is
Persimmon Place, Cross Keys and Rupple Row. An argument could be made that this
project represents infill within this area.
Concerning urban sprawl, I believe the meaning is somewhat subjective.., my thought is
that the sprawl represents proposed growth in the "hinterland" — out in the Country. As
mentioned above, growth has been allowed in the immediate area in the past to the
north and that didn't represent sprawl. You can ride a bike or walk to the Girls and Boys
Club since it is only 1.5 miles away. I don't think it is fair to imagine this project being
similar to Washington/Willow or Wilson Park.
Concerning City goal #3 — to make a traditional town form, I do believe we are creating
a neighborhood with a variety of single family detached houses. We have attempted to
provide houses with front and rear access, attached and detached garages. There will
not be a variety of uses — that is no businesses will be located in this project.
Goal #4 is to grow a livable transportation network. As mentioned, we have provided
landscaped green spaces with pedestrian trails, throughout the different planning areas,
to connect the whole neighborhood and promote walking or riding a bike from this
neighborhood to the surrounding areas.
Goal #5 is to provide a green network. We have planned for this by calling for a
greenbelt from Double Springs Road into PA #2. Also we have provided centrally
located parks within each planning area.
Amberwood Place
Page 16
Concerning goal #6 — creating attainable housing, this PZD is our best attempt to
provide quality built units with a variety of other houses (PA #2 and PA #3). PA #1 is
more specifically intended for attainable houses with an option of rear alley access or
shared drives. We feel these neighborhoods are pedestrian friendly however we do not
plan to provide businesses within this project. We believe that a more likely location for
business is at the corner of Double Springs Road and Wedington. (0.8 miles north)
L. TRAFFIC STUDY
As mentioned, the developer has met with the City Street Department and has agreed
to donate $150,000.00 to the City to pave Dot Tipton from this property east to 54th
Street. In addition, this developer will improve Dot Tipton the full length of the
development. Once again, this cost share has not been approved by the City Council at
this time. Also the developer will be providing engineering, material and labor to
improve two drainage problems along 54th Street. If a traffic study is required, we will
provide this at the appropriate time.
M. IMPACTS ON CITY SERVICES:
There are no significant impacts to city services associated with this project. Water and
sewer have been addressed in other areas of the booklet. Waste will be managed by
each single family dwelling being assigned a plastic trash container in accordance with
the City of Fayetteville waste management practices.
Amberwood Place
Page 17
N. STATEMENT OF COMMITMENTS:
1) Dedication of Public Facilities:
This project will consist of public streets, which will be dedicated to the
City of Fayetteville. Utility infrastructure will be dedicated to the City of
Fayetteville and utility easements will be dedicated by the Final Plat.
2) On or Off -Site Improvements:
The development of on or off -site infrastructure necessary to serve this
project shall be completed prior to Final Plat approval.
3) Natural Resources and Environmentally Sensitive Areas:
There are no known natural resources or environmentally sensitive areas
on this site.
4) Project Phasing Restrictions:
As mentioned previously, we anticipate submitting PA #1 preliminary plat
in Nov 2008. PA #1 will have 2 phases and we estimate that PA #2 will be
built out in 3.0 years. PA #2 will be submitted Jan. 2012 and built out in
Dec. 2013 (2 years) and PA #3 submitted in Jan. 2014 and built out in Jan
2015 (1 year) for a total of 6 years.
5) Fire Protection:
This project will be served by the Fayetteville Fire Department. The
closest station is on Rupple Road which is about 1.9 miles east.
6) Other Commitments Imposed by the City:
There are currently no other commitments imposed by the City.
7) Parks, Trails, and Open Space Commitments:
Tree preservation and protection will be implemented in accordance with
the City of Fayetteville Code of Ordinances Title XV Unified Development
Code: Chapter 167 Tree Preservation and Protection. As previously
mentioned the developer has met with the Park Department and agreed to
donate land in lieu of money. This land is located to the Northeast and
eventually will create a large park that will extend from Ripple Road to
Broyles Street. In addition, this project will dedicate a minimum of 3.5
Amberwood Place
Page 18
acres of public open space with pedestrian trails built by developer and
maintained by POA.
8) Proposed Preliminary Building Elevations:
Conceptual architectural elevations are provided in Appendix A at the end
of this booklet.
O. DEVELOPMENT STANDARDS. CONDITIONS. AND REVIEW
GUIDELINES:
1) Screening and Landscaping:
At present there are very few existing trees on this property. Before each
house is finished at least one tree is required in the front of each house
and a minimum of two tress on the exterior perimeter of each lot. The
house owner will be required to maintain the trees. Also, the developer
will be landscaping with trees, shrubs and raised landscape beds at the
entrances and in common areas around the project.
2) Traffic and Circulation:
Connectivity will be provided to the east, south, and north. Dot Tipton
Road will be improved from Double Springs Road to 54th Street.
3) Parking Standards:
Parking will be provided in driveways and garages to minimize parking on
the street.
4) Perimeter Treatment:
As noted earlier all lot owners will be required to plant 2 trees along the
perimeter of the property. The developer will also provide fencing and
landscaping around the perimeter in all common areas. The lot owners will
also be responsible for constructing a privacy fence around their lot. The
covenants will state the type and style of fence to be constructed in order
to assure that the perimeter fencing will be consistent throughout the
development.
5) Sidewalks:
Amberwood Place
Page 19
Sidewalks will be designed and constructed on both sides of the proposed
streets.
6) Street Lights:
Street lights will be designed and constructed in accordance with the
Unified Development Code.
7) Water:
Water lines will be designed and constructed in accordance with the City
of Fayetteville Water and Sewer Specifications.
8) Sewer:
Sewer lines will be constructed in accordance with the City of Fayetteville
Water and Sewer Specifications.
9) Streets and Drainage:
Streets and drainage will be designed and constructed in accordance with
the Unified Development Code.
10) Construction of Non -Residential Facilities:
Exterior fence will be installed at the time of house construction along with
trees for each lot. Public green space, including the landscaping, trails,
trees, and privacy fence, will be installed at the time the infrastructure is
built for each planning area.
11) Tree Preservation:
Tree preservation and protection will be implemented in accordance with
Section 167 of the Unified Development Code.
12) Architectural Design Standards:
Conceptual architectural renderings are provided at the end of this
booklet.
13) Signage:
Signage will be permitted in accordance with the regulations for single
family residential subdivision, pursuant to Ch 174 of the UDC.
14) View Protection:
We are not anticipating that any improvements to this property will impact
any view of surrounding properties.
Amberwood Place
Page 20
15) Revocations:
The developer understands causes for revocation and will take all
measures necessary to avoid revocation.
16) Covenants, Trusts, and Homeowner Associations:
The developer will create a property owners association for the purpose of
owning and maintaining the common landscape areas. The developer will
prepare protective covenants to establish home building standards.
17) Intent/Purpose of PZD Ordinance:
Utilizing a PZD allows for slight modification to traditional setbacks, lot
width and lot area minimums. On this project we are requesting a 15' front
setback with a 5' side setback. This allows us to maximize the use of the
lot and move the houses closer to the street. In addition, we have provided
a variety of house sizes;
PA #1 ........................1000 SF - 1250 SF
PA #2 ........................1250 SF - 100 SF
PA #3 ........................1700 SF and up
All houses will be all brick with sodded yards. PA #1 can be accessed by
way of rear alley with attached or detached garages and also by way of
shared drives. PA #2 and PA #3 will be accessed by way of individual
drives form the street.
Green space is provided in each planning area and traffic calming round —
abouts planned for PA #2 and #3. In addition a pedestrian trail has been
provided in PA #3.
Overall density is 4.55 lots/ acre and the surrounding area is generally
large rural residential lots. However, we do not expect full build out for 5-6
years. Naturally growth will occur in the surrounding area.
In our opinion, this does not represent urban sprawl because in the last 5-
8 years the following subdivisions were built; Legacy Pointe Phase
1,2,3,4,&5, Silver thorn Subdivision, and further to the northeast is
Ambeiwood Place
Page 21
Persimmon Place, Cross Keys and Rupple Row. An argument could be
made that this project represents infill within this area.
Concerning infrastructure, a new sewer pump station has just been
installed that will accommodate this project. Also an 8" waterline has been
installed to this pump station. Street connectivity has been provided to the
north, south, east and west. The developer has agreed to donate
$150,000.00 to the City for paving Dot Tipton from Double Springs to 54th
Street.
This project does not have any businesses planned within this
neighborhood. We did not feel that a convenience store would be
appropriate in this area. The closest business node is 0.80 miles to the
north at Double Springs and Wedington. In addition, the Girls and Boys
Club is located 1 1/2 miles to the east. The school is located about 1.70
miles away.
Regarding the use of natural features of this property, there is an existing
farm pond that is relatively small and is not significant enough to
incorporate into the layout. There is a drainage path that runs through PA
#1 and we will be installing a detention pond on the south property line.
Please note that this pond is heavily landscaped and will be a feature
(green space) in this area. There are no significant trees on this site and
more trees will exist on this site after developed.
In summary, at the present time the surrounding area is larger residential
tracts but we do not expect a build out for 5-6 years. Legacy Point Phase
Ambenvood Place
Page 22
4 is about 200' to the north and as mentioned several other projects to the
north have been built therefore this is a continuation of what has already
been developed. This PZD would provide some attainable houses which
the City needs badly. Infrastructure currently exists except for Dot Tipton
Road which will be improved at the time PA #1 is constructed. Additional
services are available 0.8 miles to the north. The school is very accessible
as is the Girls and Boys Club.
Amberwood Place
Page 23
APPENDIX A
Amberwood Place
Page 24
4
I
h 6!:
FAYETFEVILLE, ARKANSAS
LEGAL DESCRIPTION:
PART OF THE SE!/4 OF THE NE!/4 of SECTION 15 AND PART OF THE SW//4
OF THE NWI/4 OF SECTION 14 ALL IN T16N, R3!W IN WASHINGTON COUNTY,
ARKANSAS AND BEING DESCRIBED AS FOLLOWS: BEGINNING AT THE SE CORNER
OF SAID SE!/4, NE!/4 THENCE S89°46'03W 825,57 FEET, THENCE
NOO°01'18'W 788.63 FEET, THENCE S8952'44"W 448.54 FEET, THENCE
N00 29'58 E 159.86 FEET, THENCE N88°55'29 E 947.20 FEET, THENCE
SOO°02'!6"E 401.26. FEET, THENCE N89°57'44 E 328,25 FEET, THENCE
N00 l5'06'E 30.3! FEET, THENCE N89°56'37'E 196.6! FEET, THENCE
N0!°I5'52'W 496.68 FEET, THENCE N87°12'01E 84.38 FEET, THENCE
N89°42'27 E 514.78 FEET, THENCE S00°07'57W 502,55 FEET, THENCE
N89°53'47"E 537.01 FEET, THENCE S00°II'49"W 556.03 FEET, THENCE
S89054'!0•W 1320.92 FEET, THENCE S00°2805W 55.08 FEET To THE
P.O. B. CONTAINING 39.98 ACRES MORE OR LESS SUBJECT TO EASEMENTS AND
RIGHT OF WAY OF RECORD.
FLOOD PLAIN NOTE:
THIS PROPERTY IS NOT AFFECTED BY THE 100 YEAR FLOOD
PLAIN AS PER FIRM #05143C0084 D DATED 7-21-99.
Zoning & Land Use Plan
1
AMBERWOOD PLACE
Residential Planned Zonning District
FAYETTEVILLE, ARKANSAS
May 2008
OWNER/DEVELOPER
JRJBCS, LLC,
P.O. Box 9180
Fayetteville, Arkansas 72702
PREPARED BY:
JORGENSEN & ASSOCIATES
CIVIL ENGINEERS • SURVEYORS
174 WEST SUN6RIAO8. SL9Th 5 • PAYETIEVILLE, Ai4XANSA.472703 • (479) 442-9127 • FAR (479) 582-O807
GENERAL PROVISIONS
AUTHORITY
THIS PZD MASTER DEVELOPMENT PLANTS AUTHORIZED BY
SECTION 161 AND 166 PLANNED ZONING DISTRICTS OF TIE
CITY OF FA YETTEVILLE UNIFIED DEVELOPMENT CODE. THE
PROVISIONS OF THIS PZD MASTER DEVELOPMENT PLAN
SHALL RUN WITH THE LAND. THE LANDOWNERS, THEIR
SUCCESSORS, HEIRS, OR ASSIGNS SHALL REBOUND BY
THIS MASTER DEVELOPMENT PLAN, AS AMENDED AND
APPROVED BY THE CITY COUNCIL.
ADOPTION
THE ADOPTION OF THE PZD MASTER DEVELOPMENT PLAN
SHALL EVIDENCE THE FINDING AND DECISIONS OF THE
FAYETTEVILLE CITY COUNCIL THAT THIS PLANNED ZONING
DISTRICT ARCADIANCOURT IS IN GENERAL CONFORMITY
WITH THE FAYETTEVILLE UNIFIED DEVELOPMENT CODE.
THE PROVISIONS OF TIDE PZD MASTER DEVELOPMENT PLAN
SHALL PREVAIL AND GOVERN THE DEVELOPMENT OF THE
ARCADIAN COURT, PROVIDED, HOWEVER, THAT WHERE
THE PROVISIONS OF THIS MASTER DEVELOPMENT PLAN DO
NOTADDRESS A PARTICULAR SUBJECT, THE RELEVANT
PROVISIONS OF TEE CITY OF FAYETTEVILLE UNIFIED
DEVELOPMENT CODE, ASAh4E.NDED, OR ANY OTHER
APPLICABLE RESOLUTIONS OR REGULATION OF THE CITY
OFFAYETTEVILLE.
ENFORCEMENT
TO FURTHER THE MUTUAL INTEREST OF THE RESIDENTS,
OCCUPANTS, AND OWNERS OF THE PZD MASTER
DEVELOPMENT PLAN AND OF THE PUBLIC IN THE
PRESERVATION OF THE INTEGRITY OF T77E PLAN, THE
PROVISIONS OF THIS PLANRELATING TO THE USE OF
LAND, STATEMENT OF COMMITMENTS, DEVELOPMENT AND
ARCHITECTURAL STANDARDS, AND THE LOCATION OF
COMMON OPEN SPACE SHALL RUN INFAVOR OF THE CITY
OFFAYETTEVILLE AND SHALL BE ENFORCEABLEATLA W
ORINEQUITYBYTHE CITYWITHOUTLMI TATIONONANY
POWER OR REGULATION OTHER WISE GRANTED BYLAW.
CONFLICT
WHERE THERE IS MORE THAN ONE PROVISION WITHIN THE
PZD MASTER DEVELOPMENT PLAN THAT COVERS THE SAME
SUBJECT MATTER, THE PROVISION WHICHIS MOST
RESTRICTIVE OR IMPOSES HIGHER STANDARDS OR
REQUIREMENTS SHALL GOVERN UNLESS DETERMINED
OTHER WISEBY THE ZONING AND DEVELOPMENT
ADMINISTRATOR
MAXIMUM LEVEL OFDEVBLOPMENT
THE TOTAL NUMBER OFDWELLLNGS OR THE TOTAL
COMMERCIAL, BUSINESS, OR INDUSTRIAL INTENSITY
APPROVED FOR DEVELOPMENT WITHIN THE PLANNING
AREAS IS THE MAXI UMDEVELOPMENT REQUESTED FOR
PLATTING OR CONSTRUCTION. THEACTUALNUMBER OF
DWELLINGS OR LEVEL OFDEVELOFMENT FOR
COMMERCIAL, BUSINESS, OR INDUSTRLALPROPERTIES MAY
BE LESS DUE TO SUBDIVISIONOR SITE 1MPRO VEMENT
PLAN REQUIREMENTS OR OTHER REQUIREMENTS OF TIE
CITY COUNCIL:
PROJECT TRACKING
AT THE TIME OF $UBDTVISIONFINAL PLAT OR LARGE
SCALE DEVELOPMENT THE APPLICANT SHALL PROVIDE A
SUMMARY OF THE DEVELOPMENT, TO DA T5 TO THE
PLANNING DIVISION, INORDER TO ASSURE MAXIMUM
DEVELOPMENT LIMITS ARE NOT EXCEEDED.
INDEX OF SHEETS
I COVER SHEET
2 ZONING & DEVELOPMENT PLAN
3 MASTER DEVELOPMENT PLAN
PROPOSED ZONING 8 DEVELOPMENT STANDARDS
PLANNING AREA #1 PLANNING AREA #2 PLANNING AREA #3
A. PA -1 (Single family)
s,t
C Id00.e.j
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n eer/inL [im See ozN MC/.INe dhP.
I "ol ./peed 50%MI5 /otel .roe a1e,r.T NI.
700-02330.342
JOSEPH 6 WHITNEYDEARIRG
199 N. 00442555510-5542
FAPONINGTON, AR. 7573O-06/6 I
f °6
1300 __.
IL? ANDERSON SNERn. 021110420 _
A. PA -2 )810510 family)
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PA:P 911 [.Fam11
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a ol.N2n 6:
A. PA -3 (Single Family)
PN5
811 N 12101
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H.,:m2m L0nor91i011.140/10,
44001110010021014421450401017
04525200,0/42414500 25%002,0 10101 alert
v.wrtal.
AMBER WOOD PLACE
THIS SITE CONSISTS OF THREE PLANNING AREAS.
GRAPHIC SCALE
96 m PP
OWNER/OF EEL OPER:
JRJSCS, LLC
PO BOX WOO
( I/O 7595 )
FAYETTEVILLE, AR 72702
1 12.00 — 100 Ti
(479) 444-9404
ENGINEER:
JORGENSEN a ASSOCIATES
0002550. TINA E0-Of/SEERS. INC.
124 WEST SUNBR1DGE SUITE 5
FAYETTEVILLE, AR 72703
(479) 442-9127
LEGAL DESCRIPTION
PART OP THE SF1/4 OF THE NE1/4 OF SECTION 15 AND PART OF THE
SWI/4 OF THE NWl/4 OF SECTION 14 ALL IN T16N, R31W IN
WASHINGTON COUNTY, ARKANSAS AND BEING DESCRIBED AS FOLLOWS:
BEGINNING AT THE SE CORNER OF SAID SEI/4, NEI/4 THENCE
S89046'05'W 825.57 FEET. THENCE N00 01'IB'W 788.65 FEET. THENCE
209052'44W 448.54 FEET, THENCE N00°2958"E 159.86 FEET, ,HENCE
N88°55'29 E 947.20 FEET, THENCE S00°02'16'E 401.26 FEET, THENCE FLOM PLAIN NOTE:
N89°57'44'E 328.25 FEET, THENCE N00°15'06E 30.51 FEET, THENCE THIS PROPERTY IS NOT AFFECTED BY THE 100 YEAR FLOOD
NB9°56'37'5 196.61 FEET, THENCE NOI 15'52'W 496.68 FEET, THENCE PLAIN AS PER FIRM N0514505004 D DATED 7 -2I -ED.
N87a12'01 E 84.38 FEET, THENCE N89442'27'E 514.78 FEET, THENCE
S0O°07'57'W 502.35 FEET, THENCE N89083'470 537.01 FEET, THENCE
500%1'49"W 536.03 PEST, THENCE. S11915472111 1320.92 FEET, THENCE
S00 28'O5'W 55.08 FEET TO THE P.O.B.; CONTAINING 39.98 ACRES
MORE OR LESS SUBJECT TO EASEMENTS AND RIGHT OF WAY OF RECORD.
`W R49s0 20-00IP I fr I L ' I
1068 N. OOURLE SPRINGS RO � ,i I 765-/00002-100 I
FdrerrEvnl.,Es nR. zPia II ) Jose ARe dN4 7e3.16szo-e59
—�------- � (R -N ! :I I 6050 W. DOT TIPTON RD 9RADLEY8 TAMMY WETZEL '6s-16PPmG08
Fd YETTE WLL{, M. 72709-YS1M 580700T TIFTON RD ) U`A 7HONP5
790 W. 00T 7/ TON
7000-16PZOJ00 N I (R -A) FAYEREWLLE, AA. 70704 FA%MVILLE. . 7 708
E NGYCALHOON
ROBERT TIPTON TRfI5T 8 l 1 ptSF-11 ��
PBE N. 00UBLE SPPoNG5. 1FdYE7TEVfLLE---^^'"-^^---"--^^--^ 1
FAYETTEWLLE, AR. ]Z70G I
705-IOZ15-300 (R -A5 i T.—
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238 N. 00C@LE 9PltlN09 fN) FdYETTFVIllE, 4R. 7075,
FAYETTEVILLE, dR. 1YIOL ® (R{O ,�! �
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FAPAINGTON. 08, 72750
CO
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706-10014-800
TNE0000K a MARLIN YOUMANS
152 N. DOU&F SPRINGS RD
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FARMINGTON. AR. 72750-061S
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11 POWER POLE
a STREETLIGHT
FIRE HYDRANT
S SEWER MANHOLE
v.s_ OOUBLE METER SET
OR:. SINGLE METER SET
WATER SERVICE
SEWER SERVICE
11
EX, 6' FORCE MAIN
_UTILITY EASEMENT_
FRONT ELYLOINO 55754(1911 E
STREET CENTERLINE
8' WATERLINE
@ SEWER LINE
STORM DRAINAGE
NEW SIDEWALK
UTILITY CROSSING
OVERHEAD ELECTRIC
PLAT PAGE
474 8 475
- Q 4
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STING 9ESOIILSOaSF9u9xx
WASHINOTGN C/55
BEGINxINS AC THE SE C9axea 9F SalO SEIN4, SOILS THENCE
S SOLO
SB9°L6S'W B25.5T FEET. 54500E N00°0IS'W )15.63 FEET,
ixexcE
SB9°62'44'W 44B.SL FEET, THENCE N00°15'6B•E 155,06 FEET, THENCE
058°56'29'5 941.Y0 FEET, ixENCE S00°02'16.5 L01.16 FeEi, THENCE
NB9°59'LLE 326.16 FEE), THENCE 000°15'06'5 30. SI FEET,
NB9W-01TE 196.61 FEET, THENCE N01°15.51'W FEET,
>xExcE
TxExcE
(4.78
NBT°12'01•E B- FEET, IxENCE NH9°42'21'5 61L.T1 FEET,
S00/LI'49
THENCE
W 602.35 FEET, ENCE 099553'455 26.02 FEET,
S00°II'49'W 636.03 FEET, THExcE SB9°SL'10'W 1310.91 FEET,
S00°2H'O6'W 65.08 ffei iD ixE P.O.B.; LoxiAI0I 39.98
noaE Oa LESS Sw.lEci i9 EasenENrs axS RIGM 9F War 9F
TxExce
SxEx[E
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LAND USE TABLE
ST/TRW,SINGLE
LANG
UNITS/SF
AC/LOS
%
■ �i, i� up i i of io �= GF1 FPt F3P __ ___ _! fI!
AMBER WOOD PLACE
THIS SITE CONSISTS OF THREE PLANNING AREAS.
GRAPHIC SCALE N
( W FEET ) ` /�' r
LE6EN� VV E
R
CENTERCJNE MaaxER J
4L` STREET LIGHT
JB[S,OtLEL
FAYETTEVIBLLE. AR 91]01 WdITER sERV CE sE
---
6E �AVrCE
ORGENS
2AI°SULT NG ENGINEEFS�xC. g �Y� �d
WEBT 9LWBR/OGE SUITE 6
YETTEVILLE. AR °IIOJ
f4T9J 442-91n --PL xE NE
STORn GRAINAG
UTILITY CROSSING
OVERHEAD ELECTRIC
o o o • "° m
- 1� P�_o� iI s °,4. '- 1' ��� ..� io n
„ ° °i i owl. � �• lob Fa,.,PLANKING AREA #r�% Pit .�...„ �tl�s
SOLES/Sw LANNING AREA #1 x (L
ASS„ >"°;a • I o SINGLE FAM L'7 P ° P '1 --- _ SINGLE FAMILY II
PLANNING eAREA #3 9i 41 U �'S 19.12 S ® UNITS / 19.57 ACI1ES'J 0 0
jIM,1Whb02 .13 UNITS i ACRE II
�.. IlI d■ �1 ■ • �.8"zt arc' 'C r1
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w .
JORGENSEN & ASSOCIATES
CIVIL ENGINEERS • SURVEYORS
124 WEST SUNBRIDGE, SUITE 5 • FAYETPEVILLE, ARKANSAS 72703 • (479) 442-9127 • FAX (479) 582-4807
DAVID L. JORGENSEN, P.E., P.L.S.
July 17, 2008
City of Fayetteville — City Council
113 W. Mountain Street
Fayetteville, AR 72701
RE: AMBERWOOD PLACE PZD
Dear Council Members,
On behalf of our client, JRJBCS, LLC, we would like to appeal the July 14, 2008
Planning Commission decision to deny R-PZD 08-2965. We are requesting that this item
be put on the August 5, 2008 City Council Agenda.
Amberwood Place is being presented as a land use and zoning conceptual PZD. This project is
located just south of Dot Tipton Road, east of Double Springs and west of 54°i Street. This
property was annexed into the city of Fayetteville last year, by the developer, with the
encouragement of some the ward alderman who also had concerns and showed strong interest in
the need for affordable housing in this area. This project has three planning areas as follows;
Planning Area #1: Single family, 102 units, 19.87 acres, 5.13 units/acre,
Planning Area #2: Single family, 41 units, 9.12 acres, 4.50 units/ acre
Planning Area #3: Single family, 39 units, 10.99 acres, 3.55 units/ acre
Total single family = 182 units on 39.98 acres; 4.55 units/acre
The current zoning is R -A and the surrounding zoning is RSF-1 and RSF-2 to the south with
RSF-4 and RMF-6 due north..
This project was presented at the July 14, 2008 Planning Commission meeting and denied
with only one vote for it. It seemed the Planning Commission in general liked the project
layout and idea but were a little uneasy about the density and timing of the project. The
general comments from the surrounding property owners that spoke at the meeting were
about the side setbacks in planning area 3, which was simply a misprint in the PZD
booklet, and the size of some of the homes in planning area 3. The developers are more
than willing to work with the property owners on these issues and plan to be in contact
with them before the August 5th meeting. The planning staff recommended denial of this
project sighting that it doesn't meet all the goals of the City 2025 Plan. We however, feel
that it does meet many of the goals and could be a very desirable and valuable project for
this area now and in the future. We would like to stress that the developers build out date
for this project could be up to 8 years with the first Planning Area being completed in the
next 2-3 years. The driving force behind this project is creating attainable housing
' STRUCTURAL DESIGN • LAND DEVELOPMENT • WATER SYSTEMS' WASTEWATER SYSTEMS • LAND SURVEYING
Developer/Owner
without losing focus on the City 2025 Plan and creating an isolated pocket of smaller
homes.
Please contact us if you have any questions or would like more information regarding this
project.
Sincerely,
}{�] IORGENIEN & AS50CIAT[S
�ITI� CI\RL [NGINEERS'SURVEYO t
JORGENSEN & ASSOCIATES
MI CIVIL ENGINEERS • SURVEYORS
124 WEST SUNBRIDGE, SUITE 5 • FAYETTEVILLE, ARKANSAS 72703 • (479) 442-9127 • FAX (479) 582-4807
AMBER WOOD PLACE
LAND USE & ZONING PZD
FAYETTEVILLE, AR
Owner
JRJBCS, LLC
P.O. Box 9180
Fayetteville, AR 72703
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TABLE OF CONTENTS
A. REPRESENTATIVE/CURRENT OWNERSHIP OF THE PROPERTY.,.........................................
1
B. SUMMARY (SCOPE, NATURE, AND INTENT)..............................................................................
1
C. GENERAL PROJECT CONCEPT....................................................................................................2
1. Street and Lot Layout..........................................................................................................2
2. Site Plan..............................................................................................................................2
3. Buffer Areas.........................................................................................................................2
4. Tree Preservation................................................................................................................3
5. Storm Water Detention Areas and Drainage.......................................................................3
6. Undisturbed Natural Areas..................................................................................................3
7. Existing and Proposed Utility Connections and Extensions................................................3
8. Development and Architectural Design Standards..............................................................3
9. Building Elevations..............................................................................................................4
D. PROPOSED DEVELOPMENT PHASING AND TIME FRAME........................................................4
E. PROPOSED PLANNING AREAS.....................................................................................................5
F. PROPOSED ZONING AND DEVELOPMENT STANDARDS ....................................................
5-10
G. MASTER DEVELOPMENT PLAN AS COMPARED TO CURRENT ZONING DISTRICT
REQUIREMENTS...........................................................................................................................11
1. Planning Area#1: ...................................................................................................11
2. Planning Area#2:........................................................................................................12
3. Planning Area#3:.......................................................................................................................13
ANALYSIS OF THE SITE CHARACTERISTICS............................................................................14
H. RECREATIONAL FACILITIES.......................................................................................................14
I. REASON FOR REZONING REQUEST.........................................................................................14
J. RELATIONSHIP TO THE EXISTING AND ADJACENT LAND USES...........................................15
K. COMPLIANCE WITH CITY OF FAYETTEVILLE PLAN 2025 ..................................................
15-17
L. TRAFFIC STUDY...........................................................................................................................17
M. IMPACTS ON CITY SERVICES.....................................................................................................17
N. STATEMENT OF COMMITMENTS................................................................................................18
1. Dedication of Public Facilities............................................................................................18
2. On or Off -Site Improvements.............................................................................................18
3. Natural Resources and Environmental Sensitive Areas....................................................18
4. Project Phasing Restrictions..............................................................................................18
5. Fire Protection...................................................................................................................18
6. Other Commitments Imposed by the City.........................................................................18
7. Parks, Trails, and Open Space Commitments..................................................................19
8. Proposed Preliminary Building Elevations.............................................................................
O. DEVELOPMENT STANDARDS, CONDITIONS, AND REVIEW GUIDELINES .............................19
1. Screening and Landscaping..............................................................................................19
2. Traffic and Circulation........................................................................................................19
3. Parking Standards.............................................................................................................19
4. Perimeter Treatment..........................................................................................................19
5. Sidewalks...........................................................................................................................19
6. Street Lights.......................................................................................................................20
7. Water.................................................................................................................................
20
8. Sewer.................................................................................................................................
20
9. Streets and Drainage.........................................................................................................20
10. Construction of Non -Residential Facilities.........................................................................20
11. Tree Preservation..............................................................................................................20
12. Architectural Design Standards.........................................................................................20
13. Sig nage..............................................................................................................................20
14. View Protection..................................................................................................................20
15. Revocations.......................................................................................................................21
16. Covenants, Trusts, and Homeowner Associations............................................................21
17. Intent/Purpose of PZD Ordinance............................................................................... 21-23
APPENDIXA...............................................................................................................................................24
A. CURRENT OWNERSHIP OF PROPERTY AND REPRESENTATIVE
The owner of this property is JRJBCS, LLS, P.O. Box 9180, Fayetteville, AR 72703.
The representative for this project is David Jorgensen or Justin Jorgensen of Jorgensen
and Associates.
B. SUMMARY (SCOPE, NATURE, AND INTENT)
Amberwood Place is being presented as a land use and zoning conceptual PZD. This
project is located just south of Dot Tipton Road, east of Double Springs and west of 541h
Street. This property was annexed into the city of Fayetteville last year, by the
developer, at the suggestion of some the ward alderman who also had concerns and
showed strong interest in the need for affordable housing in this area. Legacy Heights
is just north of this property. This project has three planning areas as follows;
Planning Area #1: Single family, 102 units, 19.87 acres, 5.13 units/acre
Planning Area #2: Single family, 41 units, 9.12 acres, 4.50 units/ acre
Planning Area #3: Single family, 39 units, 10.99 acres, 3.55 units/ acre
Total single family = 182 units on 39.98 acres; 4.55 units/acre
The current zoning is R -A and the surrounding zoning is RSF-1 and RSF-2.
Planning Area #1 is located on the East side of this project and has 102 single family
lots that are approximately 45' wide x 100' deep. Our intent is to create a traditional
neighborhood and minimize driveways onto the streets. We plan on rear access by
using an alley with some shared drives. We call for a 15' front setback and 5' side
setbacks.
Planning Area #2 is located in the middle of this development and will have 41 single
family lots that are approximately 60'x100' with a 15' front setback and 5' side setbacks.
Planning Area #3 is located on the West side of this project and will have 39 single
family lots that are a average 70' wide with two lots around a curve that are 51' wide
and all have variable depth. Setbacks on this planning area will also be 15' front and 5'
side.
Residents who participated in the 2007 Citizen Survey made by the U of A for the City
of Fayetteville, showed a strong interest in seeing more affordable housing and more
houses for first time home buyers. There are too few options for the first time buyers
(70% of the responders) and 79% of the respondents felt that there were too few
affordable housing units. To that end, this project will focus on "attainable" housing
without creating an isolated node of all small homes in the future. While the focus of this
PZD is on "attainable" houses the intent is to create a traditional town form that
promotes a community feel through the use and mix of the three Planning Areas.
Amberwood Place
Page 1
Planning Area #1 will have house sizes that range from 1000-1250 SF. These houses
will be quality built, all brick homes.
Planning Area #2 will also have "attainable" housing but to a lesser degree simply
because the lots are larger. Houses to be built in this PA #2 will range from 1250 SF to
1600 SF and will be all brick.
Planning Area #3 will have even larger lots than the other two planning areas. This
planning area #3 will have house sizes of 1700 SF and up and will also be all brick
houses.
In addition, the developer has met with the City Street Committee and has agreed to
donate $150,000.00 to the City for the City to pave Dot Tipton from Double Springs
Road to 54th Street 24' wide. However; the City Council has not approved a cost share
for these street improvements at this time. The developer will also install curb and
gutter, and storm drainage on the South side of Dot Tipton where this project touches
Dot Tipton.
With the new sewer pump station just installed at the southwest corner of PA #1 and the
new waterline installed at this same point and with agreed improvements to Dot Tipton
Road, we feel we have addressed the concerns the City may have about infrastructure.
One other point of interest is that this developer will not only install all of the water,
sewer, street and storm drainage for this subdivision, but will also build out most of the
houses planned. This insures that we have a final product envisioned by the developer.
C. GENERAL PROJECT CONCEPT
1) Street and Lot Layout: As mentioned, Planning Area #1 will have shared drives
and alleys to minimize curb cuts, increase green space and provide curb appeal.
Connectivity is provided by a street to the south, west, and east.
2) Site Plan: Please refer to the Conceptual PZD Plan at the beginning of this
booklet.
3) Buffer Areas: Currently there are very few trees within this property or around it.
The developer plans to write the covenants so that each lot owner will be
required to plant at least two trees in the back of each lot adjacent to the
Ambenvood Place
Page 2
surrounding properties to help create a vegetated buffer. Please refer to the site
plan.
4) Tree Preservation: As per the present City ordinance, tree preservation will be
required. Coordination with utility companies and other infrastructures will be
important to preserve any existing trees while many more trees will be
planted.(see above)
5) Storm Water Detention Areas: A storm water detention pond is planned on the
south side of this project to insure that post development flow does not exceed
predevelopment
6) Undisturbed Natural Areas: The majority of this site will be developed. As
mentioned, we will improve a tree lined perimeter around the site. Extensive
landscaping and vegetation will be planned and planted in the various Green
Spaces throughout the development.
7) Existing and Proposed Utility Connections and Extensions: An 8" sewer line and
a pump station have been installed to service this proposed PZD along with
Legacy Heights Ph 1, 2, and 3.This pump station is operational. In addition, an 8"
waterline has been extended from Legacy Heights and into this subdivision.
8) Development and Architectural Design Standards: For Planning Area #1 the
single family residents will have shared driveways and alleys to minimize the
curb cuts. The houses will have a covered front entrance with a covered concrete
patio in the back. There will be attached and detached garages in the back
which will match the fa�ade of the house. All houses in the planning areas will
have brick exterior and will be similar to those shown in Appendix A.
Ambeiwood Place
Page 3
9) Building Elevations: Exterior Elevations and site -layout have been included for
your review. (Appendix A)
D. PROPOSED DEVELOPMENT PHASING AND TIME FRAME
After approval of this zoning and land use PZD, we will then submit a preliminary plat for
planning area #1. Planning area #1 (PA# 1) will be submitted in two phases. The
developer will build houses in PA# 1 first and will continue to build in Phase 2 of PA #1
and the rest of the development as the demand is needed.
Following build out of PA #1, the preliminary plat for PA #2 will be submitted and
constructed with PA # 3 started after PA #2 is built. Dot Tipton Road will be built along
with PA # 1 (entire length from Double Springs to 54th Street). The anticipated time
frame for build out of PA #1 and the subsequent phases is as follows:
PA # 1 Submit preliminary plat Nov, 2008
Start construction March., 2009
Finish construction Nov, 2009 (Phase 1)
Build houses Nov — Dec. 2010
Start Construction on Phase 2Jan 2011
Finish Construction on Phase 2 Dec. 2011
PA #2 Submit Preliminary Plat Jan. 2012
Start Construction March 2012
Finish Construction Nov. 2012
Build Houses Dec. 2012 — Dec 2013
PA # 3 Submit Preliminary Plat Jan. 2014
Amberwood Place
Page 4
Start Construction March 2014
Finish Construction Dec. 2014
Build Houses Jan 2015
PA # 1: 3.08 years to complete (Nov 2008 — Dec. 2011)
PA# 2: 2 years to complete (Jan. 2012 — Dec. 2013)
PA# 3: 1 year to complete (Jan. 2014 — Dec. 2014)
E. PROPOSED PLANNING AREAS
This project has three planning areas. We referred to them as Planning Area #1,
Planning Area #2, and Planning Area #3.
Planning Area #1
Planning Area #2
Planning Area #3
19.87 Acres (102 Lots)
9.12 Acres (41 Lots)
10.99 Acres (39 Lots)
F. PROPOSED ZONING AND DEVELOPMENT STANDARDS
Planning Area #1: Single Family Residential:
Purpose: The purpose of Planning Are #1 is to permit and encourage
the development of single family detached dwelling units with a
density similar to RSF-7. This is for 102 units on 19.87 acres, which
will have a density of 5.13 units/acre.
Land Use Designation (Planning Area #1)
A. Permitted Uses:
Unit 1 City-wide uses by right
Unit 8 Single-family dwellings
Amberwood Place
Page 5
B. Conditional Uses:
Unit 2 City-wide uses by conditional use permit
Unit 4 Cultural and recreational facilities
Unit 24 Home occupations
C. Density:
Acreage 19.87 acres
Number of Dwelling Units 102 units
Density 5.13 units/acre
Bulk and Area Regulations (1000 — 1250 s.f.)
D. Lot width minimum = 30 feet
E. Lot area minimum = 4500 square feet
F. Land area per dwelling unit = 4500 square feet (minimum)
G. Setback Requirements
Front Side Rear
15ft 5ft 20ft
H. Height Regulations: Structures in this district are limited to a
building height of 45 feet.
I. Building Area: Area occupied by all buildings shall not exceed 30%
of the total lot footage.
Site Planning
J. Screening and Landscaping: The screening and landscaping will
be provided as set forth in the Unified Development Code. The
subdivision covenants will require each lot to plant at least two
trees around the perimeter to act as a buffer in addition to the trees
and landscaping the developer will provide at the entrances, around
the turn -a rounds and in the green spaces.
K. Parking: All parking shall comply with chapter 172 of the Unified
Development Code.
Amberwood Place
Page 6
L. Architectural Design Standards: Conceptual architectural
renderings have been provided in Appendix A. It is the interest of
the developer to obtain approval of this PZD for construction of
single family detached houses. Please note that all of the houses in
PA #1 are accessed from alleys or shared drives. Garages shall be
attached or detached in the back of the houses. Houses in PA #2
and #3 have individual drives for each house. All houses will have
brick exterior with composite shingles with roof slopes of 7:12. All
yards will be sodded. Please refer to the appendix for exterior
elevations.
M. Signage: Signs shall be permitted and approved and shall be
installed in accordance with the Single -Family Unified Development
Code.
Planning Area #2: Single Family Residential:
Purpose: The purpose of Planning Are #2 is to permit and encourage
the development of single family detached dwelling units with a
density similar to RSF-4. This is for 41 units on 9.12 acres, which will
have a density of 4.50 units/acre.
A. Permitted Uses:
Unit 1 City-wide uses by right
Unit 8 Single-family dwellings
B. Conditional Uses:
Unit 2 City-wide uses by conditional use permit
Unit 4 Cultural and recreational facilities
Unit 24 Home occupations
C. Density:
Acreage 9.12 acres II
Number of Dwelling Units 41 units
Density 4.50 units/acre
Amberwood Place
Page 7
Bulk and Area Regulations (1250 — 1600 S.F.)
D. Lot width minimum = 60 feet
E. Lot area minimum = 6000 square feet
F. Land area per dwelling unit = 6000 square feet (minimum)
G. Setback Requirements:
Front Side Rear
15ft 5ft 20ft
H. Height Regulations: Structures in this district are limited to a
building height of 30 feet.
I. Building Area: The area occupied by all buildings shall not exceed
27% of the total lot footage.
Site Planning
J. Screening and Landscaping: The screening and landscaping will
be provided as set forth in the Unified Development Code. The
subdivision covenants will require each lot to plant at least two
trees around the perimeter to act as a buffer in addition to the trees
and landscaping the developer will provide at the entrances, around
the turn -a rounds and in the green spaces.
K. Parking: All parking shall comply with chapter 172 of the Unified
Development Code.
L. Architectural Design Standards: Conceptual architectural
renderings have been provided in Appendix A. It is the interest of
the developer to obtain approval of this PZD for construction of
single family detached houses with a front porch. Please refer to
the appendix for exterior elevations.
M. Signage: Signs shall be permitted and approved and shall be
installed in accordance with the Single -Family Unified Development
Code.
Amberwood Place
Page 8
Planning Area #3: Single Family Residential:
Purpose: The purpose of Planning Area #3 is to permit and
encourage the development of single family detached dwelling units
with a density similar to RSF-4. This is for 39 units on 10.99 acres,
which will have a density of 3.55 units/acre.
A. Permitted Uses:
Unit 1 City-wide uses by right
Unit 8 Single-family dwellings
B. Conditional Uses:
Unit 2 City-wide uses by conditional use permit I
Unit 4 Cultural and recreational facilities I
Unit 24 Home occupations
C. Density:
Acreage 10.99 acres
Number of Dwelling Units I 39 units
Density 3.55 units/acre
Bulk and Area Regulations (1700-2000 s.f.)
D. Lot width minimum = 51 feet (Lot 16)
E. Lot area minimum = 7888 square feet
F. Land area per dwelling unit = 7888 square feet (minimum)
G. Setback Requirements:
ILFront Side Rear
IL 15ft 8ft 20ft
H. Height Regulations: Structures in this district are limited to a
building height of 30 feet.
I. Building Area: The area occupied by all buildings shall not exceed
25% of the total lot footage.
Amberwood Place
Page 9
Site Planning
J. Screening and Landscaping: The screening and landscaping will
be provided as set forth in the Unified Development Code. The
subdivision covenants will require each lot to plant at least two
trees around the perimeter to act as a buffer in addition to the trees
and landscaping the developer will provide at the entrances, around
the turn -a rounds and in the green spaces.
K. Parking: All parking shall comply with chapter 172 of the Unified
Development Code.
L. Architectural Design Standards: Conceptual architectural
renderings have been provided in Appendix A. It is the interest of
the developer to obtain approval of this PZD for construction of
single family detached dwellings. Please refer to the appendix for
exterior elevations.
M. Signage: Signs shall be permitted and approved and shall be
installed in accordance with the Single -Family Unified Development
Code.
Amberwood Place
Page 10
G. MASTER DEVELOPMENT PLAN AS COMPARED TO CURRENT
ZONING REQUIREMTNS
A. PA -1 (Single Family)
Unit I
City-wide uses by right
Unit 1
City-wide uses by right
Unit 3
Public protection and utility facilities
Unit 6
Agriculture
Unit 7
Animal husbandry
Unit 8
Single-family dwellings
Unit 8
Single-family dwellings
Unit 9
Two-family dwellings
Unit 37
Manufactured homes
Condrtronat
Uses . ..
Unit 2
City-wide uses by conditional use
Unit 2permit
City-wide uses by conditional use permit
Unit 4
Cultural and recreational facilities
Unit 3
Public protectinn and utility facilities
Unit 20
Commercial recreation, large sites
Unit 24
Home occupations
Unit 24
Home occupations
Unit 36
Wireless communications facilities
Acreage
19.87 acres
Units per acre
One-half
Dwelling Units
102 units
Density
5.13 units/acre
Lot width minimum
200 ft.
30 ft
Lot Area Minimum
Residential
2 acres
4500 sq. ft.
Land area per
2acres
4500 sq. ft.
dwelling unit
Setbaek,Re"tements
.._:, _
Front
25 ft
155
Side
20 ft
5 ft
Rear
25 ft
20 ft
There shall be no maximum height limits in the A -I District,
provided, however, that any building which exceeds the height 06 15
feet shall be setback from any boundary line of any residential
district a distance of 1.0 foot for each foot of height in excess of 15
feet. Such setbacks shall be measured from the required setback
lines.
Maximum building height of 30 feet.
Buildin 1 rea
None On any lot, the area occupied by all the buildings shall not
exceed 30% of the total area of such lot.
Amberwood Place
Page 11
A. PA -2 (Single Family)
Existing Zoning
Proposed Zoning
R -A Residential -Agricultural
PA -2 (Single Family)
..: Permitted
Uses .
Unit 1
City-wide uses by right
Unit 1
City-wide uses by right
Unit 3
Public protection and utility facilities
Unit 6
Agriculture
Unit 7
Animal husbandry
Unit 8
Single-family dwellings
Unit 8
Single-family dwellings
Unit 9
Two-family dwellings
Unit 37
Manufactured homes
Conditioisal:Uses
a
,
Unit 2
City-wide uses by conditional use
Unit 2
permit
City-wide uses by conditional use permit
Unit 4
Cultural and recreational facilities
Unit 3
Public protection and utility facilities
Unit 20
Commercial recreation, large sites
Unit 24
Home occupations
Unit 24
Home occupations
Unit 36
Wireless communications facilities
Density
Acreage
9.12 acres
Units per acre One-half
Dwelling Units
41 units
Density
4.50 units/acre
BuikandArea`Rg lations
Lot width minimum I 200 ft.
60 ft
Lot Area Minimum
Residential
2 acres
6000 sq. ft.
Land area per
dwelling unit
2acres
6000 sq. ft.
SetbagkP' u)rements`
Front
25 ft
15 ff
Side
2011
5 ft
Rear
25 ft
20 ft
Height Requirenents, .
There shall be no maximum height limits in the A-1 District,
provided, however, that any building which exceeds the height of 15
feet shall be setback from any boundary line of any residential
district a distance 01 1.0 foot for each foot of height in excess of 15
Maximum
building height of 30 feet.
feet. Such setbacks shall be measured from the required setback
lines.
BuildingArea'
None
On any lot, the area occupied by all the buildings shall not
exceed 27% of the total area of such lot.
Amberwood Place
Page 12
A. PA -3 (Single Family)
Existing Zoning
Proposed Zoning
R -A Residential -Agricultural
I
PA -3 (Single Family)
-:' PermitfedUses.,..
Unit t
City-wide uses by right
Unit 1
City-wide uses by right
Unit 3
Public protection and utility facilities
Unit 6
Agriculture
Unit?
Animal husbandry
Unit 8
Single-family dwellings
Unit8
Single-family dwellings
Unit 9
Two-family dwellings
Unit 37
Manufactured homes
Condition
l Uses„ .r
Unit 2
City-wide uses by conditional use
Unit 2
permit
City-wide uses by conditional use permit
Unit 4
Cultural and recreational facilities
Unit 3
Public protection and utility facilities
Unit 20
Commercial recreation, large sites
Unit 24
Home occupations
Unit 24
Home occupations
Unit 36
Wireless communications facilities
Densiti
Acreage
10.99 acres
Units per acre One-half
Dwelling Units
39 units
Density
3.55 units/acre
Btk`and�Atea
tte utatwns .<,_
Lot width minimum 200 ft.
51 ft (70' average)
Lot Area Minimum
Residential
2 acres
7700 sq. ft.
Land area per
2acres
7700sq. ft.
dwelling unit
Setback P
uirennents
V
Front
25 ft
15 ft
Side
20 ft J
5 ft
Rear
25 ft j
20 ft
Height Reeuirements.'�
There shall be no maximum height limits in the A-1 District,
provided, however, that any building which exceeds the height of 15
feet shall be setback from any boundary line of any residential
district a distance 06 1.0 foot for each foot of height in excess of 15
Maximum
building height of 30 feet.
feet. Such setbacks shall be measured from the required setback
lines.
'.= Building
Area
None
On any lot, the
area occupied by all the buildings shall not
exceed
25% of the total area of such lot.
Amberwood Place
Page 13
Analysis of the Site Characteristics:
No environmentally hazardous, sensitive, or natural resource areas have been
found on this site.
H. RECREATIONAL FACILITIES:
The developer has previously met with the Parks Department and agreed to
donate land for Parks Credit on this project. The park land credit is located to the
Northeast and will eventually create a larger park that will extend from Rupple
Road to Broyles Street. The recreational facilities within the development include
the greenspaces that will provide connectivity from PA # 3 to PA # 2. These
green spaces will be landscaped and have pedestrian trails to provide
connectivity throughout the project. In addition, this project is less than 2 miles
from the Girls and Boys Club and about 1.50 miles from the school.
1. REASON FOR REZONING REQUEST:
The present zoning of this property is R -A. As previously mentioned, the 2007
Citizen Survey made by the U of A Survey Research Center for the City of
Fayetteville showed a strong interest in seeing more affordable housing and
more houses for first time buyers. 70% of the responders said there were too few
options for first time buyers and 79% of the respondents felt there were to few
affordable housing units. In addition, this developer has had numerous requests
for quality built affordable houses in this area. The land cost for more centrally
Ambenvood Place
Page 14
located land is too expensive to provide attainable housing. Therefore we are
requesting this property be zoned as per this R-PZD.
J. RELATIONSHIP TO THE EXISTING AND ADJACENT LAND USES:
Property to the North of PA #1 is zoned R -A, and made up of 2-3 residence and
Legacy Pointe Subdivision is approximately 200' north of Dot Tipton Road. Other
surrounding property is generally larger parcels of property. The City limits are at
Double Springs Road (West is Farmington). Windsor Subdivision is to the South
of PA #3 and is partially constructed. Traffic from Amberwood will access Dot
Tipton and travel east or west. This property is in the Farmington School District
and access will be by Double Springs or 54th Street. It is anticipated that this
project will not be built out until 2013 or 2014 at which time, continued growth will
occur in this area. It is true that if this project were built in the next year it would
not be similar to the surrounding uses, but with build out not expected for another
5-6 years growth will occur in this area. We feel this will be a much better fit in
the future for this area rather than developing larger (1-2 acre) lots now that will
not conform to the surrounding properties in the future.
K. COMPLINACE WITH CITY OF FAYETTEVILLE PLAN 2025:
The intent of this Conceptual PZD is to provide attainable housing while at the same
time focusing on traditional town form. We feel this development will provide this by
creating a unique community environment through the use of shared drives and alleys
while promoting walk ability using designated green spaces throughout the
development. It is true that this project is proposed on pastureland on the west side of
Amberwood Place
Page 15
town and is generally surrounded by large rural residential lots. With build out not
anticipated for 5-6 years, surrounding use will look different in the future — growth will
occur in this area. In fact in the last 5— 8 years, the following projects were built; Legacy
Pointe Phase 1,2,3,4,&5, Silver thorn Subdivision, and further to the northeast is
Persimmon Place, Cross Keys and Rupple Row. An argument could be made that this
project represents infill within this area.
Concerning urban sprawl, I believe the meaning is somewhat subjective.., my thought is
that the sprawl represents proposed growth in the "hinterland" — out in the Country. As
mentioned above, growth has been allowed in the immediate area in the past to the
north and that didn't represent sprawl. You can ride a bike or walk to the Girls and Boys
Club since it is only 1.5 miles away. I don't think it is fair to imagine this project being
similar to Washington/Willow or Wilson Park.
Concerning City goal #3 — to make a traditional town form, I do believe we are creating
a neighborhood with a variety of single family detached houses. We have attempted to
provide houses with front and rear access, attached and detached garages. There will
not be a variety of uses — that is no businesses will be located in this project.
Goal #4 is to grow a livable transportation network. As mentioned, we have provided
landscaped green spaces with pedestrian trails, throughout the different planning areas,
to connect the whole neighborhood and promote walking or riding a bike from this
neighborhood to the surrounding areas.
Goal #5 is to provide a green network. We have planned for this by calling for a
greenbelt from Double Springs Road into PA #2. Also we have provided centrally
located parks within each planning area.
Ambenvood Place
Page 16
Concerning goal #6 — creating attainable housing, this PZD is our best attempt to
provide quality built units with a variety of other houses (PA #2 and PA #3). PA #1 is
more specifically intended for attainable houses with an option of rear alley access or
shared drives. We feel these neighborhoods are pedestrian friendly however we do not
plan to provide businesses within this project. We believe that a more likely location for
business is at the corner of Double Springs Road and Wedington. (0.8 miles north)
L. TRAFFIC STUDY:
As mentioned, the developer has met with the City Street Department and has agreed
to donate $150,000.00 to the City to pave Dot Tipton from this property east to 54th
Street. In addition, this developer will improve Dot Tipton the full length of the
development. Once again, this cost share has not been approved by the City Council at
this time. Also the developer will be providing engineering, material and labor to
improve two drainage problems along 54th Street. If a traffic study is required, we will
provide this at the appropriate time.
M. IMPACTS ON CITY SERVICES:
There are no significant impacts to city services associated with this project. Water and
sewer have been addressed in other areas of the booklet. Waste will be managed by
each single family dwelling being assigned a plastic trash container in accordance with
the City of Fayetteville waste management practices.
Amberwood Place
Page 17
N. STATEMENT OF COMMITMENTS:
1) Dedication of Public Facilities:
This project will consist of public streets, which will be dedicated to the
City of Fayetteville. Utility infrastructure will be dedicated to the City of
Fayetteville and utility easements will be dedicated by the Final Plat.
2) On or Off -Site Improvements:
The development of on or off -site infrastructure necessary to serve this
project shall be completed prior to Final Plat approval.
3) Natural Resources and Environmentally Sensitive Areas:
There are no known natural resources or environmentally sensitive areas
on this site.
4) Project Phasing Restrictions:
As mentioned previously, we anticipate submitting PA #1 preliminary plat
in Nov 2008. PA #1 will have 2 phases and we estimate that PA #2 will be
built out in 3.0 years. PA #2 will be submitted Jan. 2012 and built out in
Dec. 2013 (2 years) and PA #3 submitted in Jan. 2014 and built out in Jan
2015 (1 year) for a total of 6 years.
5) Fire Protection:
This project will be served by the Fayetteville Fire Department. The
closest station is on Rupple Road which is about 1.9 miles east.
6) Other Commitments Imposed by the City:
There are currently no other commitments imposed by the City.
7) Parks, Trails, and Open Space Commitments:
Tree preservation and protection will be implemented in accordance with
the City of Fayetteville Code of Ordinances Title XV Unified Development
Code: Chapter 167 Tree Preservation and Protection. As previously
mentioned the developer has met with the Park Department and agreed to
donate land in lieu of money. This land is located to the Northeast and
eventually will create a large park that will extend from Ripple Road to
Broyles Street. In addition, this project will dedicate a minimum of 3.5
Amberwood Place
Page 18
acres of public open space with pedestrian trails built by developer and
maintained by POA.
8) Proposed Preliminary Building Elevations:
Conceptual architectural elevations are provided in Appendix A at the end
of this booklet.
O. DEVELOPMENT STANDARDS. CONDITIONS. AND REVIEW
GUIDELINES:
1) Screening and Landscaping:
At present there are very few existing trees on this property. Before each
house is finished at least one tree is required in the front of each house
and a minimum of two tress on the exterior perimeter of each lot. The
house owner will be required to maintain the trees. Also, the developer
will be landscaping with trees, shrubs and raised landscape beds at the
entrances and in common areas around the project.
2) Traffic and Circulation:
Connectivity will be provided to the east, south, and north. Dot Tipton
Road will be improved from Double Springs Road to 54th Street.
3) Parking Standards:
Parking will be provided in driveways and garages to minimize parking on
the street.
4) Perimeter Treatment:
As noted earlier all lot owners will be required to plant 2 trees along the
perimeter of the property. The developer will also provide fencing and
landscaping around the perimeter in all common areas. The lot owners will
also be responsible for constructing a privacy fence around their lot. The
covenants will state the type and style of fence to be constructed in order
to assure that the perimeter fencing will be consistent throughout the
development.
5) Sidewalks:
Amberwood Place
Page 19
Sidewalks will be designed and constructed on both sides of the proposed
streets.
6) Street Lights:
Street lights will be designed and constructed in accordance with the
Unified Development Code.
7) Water:
Water lines will be designed and constructed in accordance with the City
of Fayetteville Water and Sewer Specifications.
8) Sewer:
Sewer lines will be constructed in accordance with the City of Fayetteville
Water and Sewer Specifications.
9) Streets and Drainage:
Streets and drainage will be designed and constructed in accordance with
the Unified Development Code.
10) Construction of Non -Residential Facilities:
Exterior fence will be installed at the time of house construction along with
trees for each lot. Public green space, including the landscaping, trails,
trees, and privacy fence, will be installed at the time the infrastructure is
built for each planning area.
11) Tree Preservation:
Tree preservation and protection will be implemented in accordance with
Section 167 of the Unified Development Code.
12) Architectural Design Standards:
Conceptual architectural renderings are provided at the end of this
booklet.
13) Signage:
Signage will be permitted in accordance with the regulations for single
family residential subdivision, pursuant to Ch 174 of the UDC.
14) View Protection:
We are not anticipating that any improvements to this property will impact
any view of surrounding properties.
Ambetweed Place
Page 20
15) Revocations:
The developer understands causes for revocation and will take all
measures necessary to avoid revocation.
16) Covenants, Trusts, and Homeowner Associations:
The developer will create a property owners association for the purpose of
owning and maintaining the common landscape areas. The developer will
prepare protective covenants to establish home building standards.
17) Intent/Purpose of PZD Ordinance:
Utilizing a PZD allows for slight modification to traditional setbacks, lot
width and lot area minimums. On this project we are requesting a 15' front
setback with a 5' side setback. This allows us to maximize the use of the
lot and move the houses closer to the street. In addition, we have provided
a variety of house sizes;
PA #1 ........................1000 SF - 1250 SF
PA #2 ........................1250 SF - 100 SF
PA #3 ........................1700 SF and up
All houses will be all brick with sodded yards. PA #1 can be accessed by
way of rear alley with attached or detached garages and also by way of
shared drives. PA #2 and PA #3 will be accessed by way of individual
drives form the street.
Green space is provided in each planning area and traffic calming round —
abouts planned for PA #2 and #3. In addition a pedestrian trail has been
provided in PA #3.
Overall density is 4.55 lots/ acre and the surrounding area is generally
large rural residential lots. However, we do not expect full build out for 5-6
years. Naturally growth will occur in the surrounding area.
In our opinion, this does not represent urban sprawl because in the last 5-
8 years the following subdivisions were built; Legacy Pointe Phase
1,2,3,4,&5, Silver thorn Subdivision, and further to the northeast is
Amberwood Place
Page 21
Persimmon Place, Cross Keys and Rupple Row. An argument could be
made that this project represents infill within this area.
Concerning infrastructure, a new sewer pump station has just been
installed that will accommodate this project. Also an 8" waterline has been
installed to this pump station. Street connectivity has been provided to the
north, south, east and west. The developer has agreed to donate
$150,000.00 to the City for paving Dot Tipton from Double Springs to 54th
Street.
This project does not have any businesses planned within this
neighborhood. We did not feel that a convenience store would be
appropriate in this area. The closest business node is 0.80 miles to the
north at Double Springs and Wedington. In addition, the Girls and Boys
Club is located 1 '/2 miles to the east. The school is located about 1.70
miles away.
Regarding the use of natural features of this property, there is an existing
farm pond that is relatively small and is not significant enough to
incorporate into the layout. There is a drainage path that runs through PA
#1 and we will be installing a detention pond on the south property line.
Please note that this pond is heavily landscaped and will be a feature
(green space) in this area. There are no significant trees on this site and
more trees will exist on this site after developed.
In summary, at the present time the surrounding area is larger residential
tracts but we do not expect a build out for 5-6 years. Legacy Point Phase
Amberwood Place
Page 22
4 is about 200' to the north and as mentioned several other projects to the
north have been built therefore this is a continuation of what has already
been developed. This PZD would provide some attainable houses which
the City needs badly. Infrastructure currently exists except for Dot Tipton
Road which will be improved at the time PA #1 is constructed. Additional
services are available 0.8 miles to the north. The school is very accessible
as is the Girls and Boys Club.
Amberwood Place
Page 23
APPENDIX A
Amberwood Place
Page 24
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JORGENSEN & ASSOCIATES
CIVIL ENGINEERS • SURVEYORS
124 WEST SUNBRIDGE, SUITE 5 • FAYETTEVILLE, ARKANSAS 72703 • (479) 442-9127 • FAX (479) 582-4807
AMBER WOOD PLACE
LAND USE & ZONING PZD
FAYETTEVILLE, AR
Owner
JRJBCS, LLC
P.O. Box 9180
Fayetteville, AR 72703
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TABLE OF CONTENTS
A. REPRESENTATIVE/CURRENT OWNERSHIP OF THE PROPERTY.,.........................................
1
B. SUMMARY (SCOPE, NATURE, AND INTENT)..............................................................................
1
C. GENERAL PROJECT CONCEPT....................................................................................................2
1. Street and Lot Layout..........................................................................................................2
2. Site Plan..............................................................................................................................2
3. Buffer Areas.........................................................................................................................2
4. Tree Preservation................................................................................................................3
5. Storm Water Detention Areas and Drainage.......................................................................3
6. Undisturbed Natural Areas..................................................................................................3
7. Existing and Proposed Utility Connections and Extensions................................................3
8. Development and Architectural Design Standards..............................................................3
9. Building Elevations..............................................................................................................4
D. PROPOSED DEVELOPMENT PHASING AND TIME FRAME........................................................4
E. PROPOSED PLANNING AREAS.....................................................................................................5
F. PROPOSED ZONING AND DEVELOPMENT STANDARDS ....................................................
5-10
G. MASTER DEVELOPMENT PLAN AS COMPARED TO CURRENT ZONING DISTRICT
REQUIREMENTS...........................................................................................................................11
1. Planning Area#1: ...................................................................................................11
2. Planning Area#2:........................................................................................................12
3. Planning Area#3:.......................................................................................................................13
ANALYSIS OF THE SITE CHARACTERISTICS............................................................................14
H. RECREATIONAL FACILITIES.......................................................................................................14
I. REASON FOR REZONING REQUEST.........................................................................................14
J. RELATIONSHIP TO THE EXISTING AND ADJACENT LAND USES...........................................15
K. COMPLIANCE WITH CITY OF FAYETTEVILLE PLAN 2025 ..................................................
15-17
L. TRAFFIC STUDY...........................................................................................................................17
M. IMPACTS ON CITY SERVICES.....................................................................................................17
N. STATEMENT OF COMMITMENTS................................................................................................18
1. Dedication of Public Facilities............................................................................................18
2. On or Off -Site Improvements.............................................................................................18
3. Natural Resources and Environmental Sensitive Areas....................................................18
4. Project Phasing Restrictions..............................................................................................18
5. Fire Protection...................................................................................................................18
6. Other Commitments Imposed by the City.........................................................................18
7. Parks, Trails, and Open Space Commitments..................................................................19
8. Proposed Preliminary Building Elevations.............................................................................
O. DEVELOPMENT STANDARDS, CONDITIONS, AND REVIEW GUIDELINES .............................19
1. Screening and Landscaping..............................................................................................19
2. Traffic and Circulation........................................................................................................19
3. Parking Standards.............................................................................................................19
4. Perimeter Treatment..........................................................................................................19
5. Sidewalks...........................................................................................................................19
6. Street Lights.......................................................................................................................20
7. Water.................................................................................................................................
20
8. Sewer.................................................................................................................................
20
9. Streets and Drainage.........................................................................................................20
10. Construction of Non -Residential Facilities.........................................................................20
11. Tree Preservation..............................................................................................................20
12. Architectural Design Standards.........................................................................................20
13. Sig nage..............................................................................................................................20
14. View Protection..................................................................................................................20
15. Revocations.......................................................................................................................21
16. Covenants, Trusts, and Homeowner Associations............................................................21
17. Intent/Purpose of PZD Ordinance............................................................................... 21-23
APPENDIXA...............................................................................................................................................24
A. CURRENT OWNERSHIP OF PROPERTY AND REPRESENTATIVE
The owner of this property is JRJBCS, LLS, P.O. Box 9180, Fayetteville, AR 72703.
The representative for this project is David Jorgensen or Justin Jorgensen of Jorgensen
and Associates.
B. SUMMARY (SCOPE, NATURE, AND INTENT)
Amberwood Place is being presented as a land use and zoning conceptual PZD. This
project is located just south of Dot Tipton Road, east of Double Springs and west of 541h
Street. This property was annexed into the city of Fayetteville last year, by the
developer, at the suggestion of some the ward alderman who also had concerns and
showed strong interest in the need for affordable housing in this area. Legacy Heights
is just north of this property. This project has three planning areas as follows;
Planning Area #1: Single family, 102 units, 19.87 acres, 5.13 units/acre
Planning Area #2: Single family, 41 units, 9.12 acres, 4.50 units/ acre
Planning Area #3: Single family, 39 units, 10.99 acres, 3.55 units/ acre
Total single family = 182 units on 39.98 acres; 4.55 units/acre
The current zoning is R -A and the surrounding zoning is RSF-1 and RSF-2.
Planning Area #1 is located on the East side of this project and has 102 single family
lots that are approximately 45' wide x 100' deep. Our intent is to create a traditional
neighborhood and minimize driveways onto the streets. We plan on rear access by
using an alley with some shared drives. We call for a 15' front setback and 5' side
setbacks.
Planning Area #2 is located in the middle of this development and will have 41 single
family lots that are approximately 60'x100' with a 15' front setback and 5' side setbacks.
Planning Area #3 is located on the West side of this project and will have 39 single
family lots that are a average 70' wide with two lots around a curve that are 51' wide
and all have variable depth. Setbacks on this planning area will also be 15' front and 5'
side.
Residents who participated in the 2007 Citizen Survey made by the U of A for the City
of Fayetteville, showed a strong interest in seeing more affordable housing and more
houses for first time home buyers. There are too few options for the first time buyers
(70% of the responders) and 79% of the respondents felt that there were too few
affordable housing units. To that end, this project will focus on "attainable" housing
without creating an isolated node of all small homes in the future. While the focus of this
PZD is on "attainable" houses the intent is to create a traditional town form that
promotes a community feel through the use and mix of the three Planning Areas.
Amberwood Place
Page 1
Planning Area #1 will have house sizes that range from 1000-1250 SF. These houses
will be quality built, all brick homes.
Planning Area #2 will also have "attainable" housing but to a lesser degree simply
because the lots are larger. Houses to be built in this PA #2 will range from 1250 SF to
1600 SF and will be all brick.
Planning Area #3 will have even larger lots than the other two planning areas. This
planning area #3 will have house sizes of 1700 SF and up and will also be all brick
houses.
In addition, the developer has met with the City Street Committee and has agreed to
donate $150,000.00 to the City for the City to pave Dot Tipton from Double Springs
Road to 54th Street 24' wide. However; the City Council has not approved a cost share
for these street improvements at this time. The developer will also install curb and
gutter, and storm drainage on the South side of Dot Tipton where this project touches
Dot Tipton.
With the new sewer pump station just installed at the southwest corner of PA #1 and the
new waterline installed at this same point and with agreed improvements to Dot Tipton
Road, we feel we have addressed the concerns the City may have about infrastructure.
One other point of interest is that this developer will not only install all of the water,
sewer, street and storm drainage for this subdivision, but will also build out most of the
houses planned. This insures that we have a final product envisioned by the developer.
C. GENERAL PROJECT CONCEPT
1) Street and Lot Layout: As mentioned, Planning Area #1 will have shared drives
and alleys to minimize curb cuts, increase green space and provide curb appeal.
Connectivity is provided by a street to the south, west, and east.
2) Site Plan: Please refer to the Conceptual PZD Plan at the beginning of this
booklet.
3) Buffer Areas: Currently there are very few trees within this property or around it.
The developer plans to write the covenants so that each lot owner will be
required to plant at least two trees in the back of each lot adjacent to the
Ambenvood Place
Page 2
surrounding properties to help create a vegetated buffer. Please refer to the site
plan.
4) Tree Preservation: As per the present City ordinance, tree preservation will be
required. Coordination with utility companies and other infrastructures will be
important to preserve any existing trees while many more trees will be
planted.(see above)
5) Storm Water Detention Areas: A storm water detention pond is planned on the
south side of this project to insure that post development flow does not exceed
predevelopment
6) Undisturbed Natural Areas: The majority of this site will be developed. As
mentioned, we will improve a tree lined perimeter around the site. Extensive
landscaping and vegetation will be planned and planted in the various Green
Spaces throughout the development.
7) Existing and Proposed Utility Connections and Extensions: An 8" sewer line and
a pump station have been installed to service this proposed PZD along with
Legacy Heights Ph 1, 2, and 3.This pump station is operational. In addition, an 8"
waterline has been extended from Legacy Heights and into this subdivision.
8) Development and Architectural Design Standards: For Planning Area #1 the
single family residents will have shared driveways and alleys to minimize the
curb cuts. The houses will have a covered front entrance with a covered concrete
patio in the back. There will be attached and detached garages in the back
which will match the fa�ade of the house. All houses in the planning areas will
have brick exterior and will be similar to those shown in Appendix A.
Ambeiwood Place
Page 3
9) Building Elevations: Exterior Elevations and site -layout have been included for
your review. (Appendix A)
D. PROPOSED DEVELOPMENT PHASING AND TIME FRAME
After approval of this zoning and land use PZD, we will then submit a preliminary plat for
planning area #1. Planning area #1 (PA# 1) will be submitted in two phases. The
developer will build houses in PA# 1 first and will continue to build in Phase 2 of PA #1
and the rest of the development as the demand is needed.
Following build out of PA #1, the preliminary plat for PA #2 will be submitted and
constructed with PA # 3 started after PA #2 is built. Dot Tipton Road will be built along
with PA # 1 (entire length from Double Springs to 54th Street). The anticipated time
frame for build out of PA #1 and the subsequent phases is as follows:
PA # 1 Submit preliminary plat Nov, 2008
Start construction March., 2009
Finish construction Nov, 2009 (Phase 1)
Build houses Nov — Dec. 2010
Start Construction on Phase 2Jan 2011
Finish Construction on Phase 2 Dec. 2011
PA #2 Submit Preliminary Plat Jan. 2012
Start Construction March 2012
Finish Construction Nov. 2012
Build Houses Dec. 2012 — Dec 2013
PA # 3 Submit Preliminary Plat Jan. 2014
Amberwood Place
Page 4
Start Construction March 2014
Finish Construction Dec. 2014
Build Houses Jan 2015
PA # 1: 3.08 years to complete (Nov 2008 — Dec. 2011)
PA# 2: 2 years to complete (Jan. 2012 — Dec. 2013)
PA# 3: 1 year to complete (Jan. 2014 — Dec. 2014)
E. PROPOSED PLANNING AREAS
This project has three planning areas. We referred to them as Planning Area #1,
Planning Area #2, and Planning Area #3.
Planning Area #1
Planning Area #2
Planning Area #3
19.87 Acres (102 Lots)
9.12 Acres (41 Lots)
10.99 Acres (39 Lots)
F. PROPOSED ZONING AND DEVELOPMENT STANDARDS
Planning Area #1: Single Family Residential:
Purpose: The purpose of Planning Are #1 is to permit and encourage
the development of single family detached dwelling units with a
density similar to RSF-7. This is for 102 units on 19.87 acres, which
will have a density of 5.13 units/acre.
Land Use Designation (Planning Area #1)
A. Permitted Uses:
Unit 1 City-wide uses by right
Unit 8 Single-family dwellings
Amberwood Place
Page 5
B. Conditional Uses:
Unit 2 City-wide uses by conditional use permit
Unit 4 Cultural and recreational facilities
Unit 24 Home occupations
C. Density:
Acreage 19.87 acres
Number of Dwelling Units 102 units
Density 5.13 units/acre
Bulk and Area Regulations (1000 — 1250 s.f.)
D. Lot width minimum = 30 feet
E. Lot area minimum = 4500 square feet
F. Land area per dwelling unit = 4500 square feet (minimum)
G. Setback Requirements
Front Side Rear
15ft 5ft 20ft
H. Height Regulations: Structures in this district are limited to a
building height of 45 feet.
I. Building Area: Area occupied by all buildings shall not exceed 30%
of the total lot footage.
Site Planning
J. Screening and Landscaping: The screening and landscaping will
be provided as set forth in the Unified Development Code. The
subdivision covenants will require each lot to plant at least two
trees around the perimeter to act as a buffer in addition to the trees
and landscaping the developer will provide at the entrances, around
the turn -a rounds and in the green spaces.
K. Parking: All parking shall comply with chapter 172 of the Unified
Development Code.
Amberwood Place
Page 6
L. Architectural Design Standards: Conceptual architectural
renderings have been provided in Appendix A. It is the interest of
the developer to obtain approval of this PZD for construction of
single family detached houses. Please note that all of the houses in
PA #1 are accessed from alleys or shared drives. Garages shall be
attached or detached in the back of the houses. Houses in PA #2
and #3 have individual drives for each house. All houses will have
brick exterior with composite shingles with roof slopes of 7:12. All
yards will be sodded. Please refer to the appendix for exterior
elevations.
M. Signage: Signs shall be permitted and approved and shall be
installed in accordance with the Single -Family Unified Development
Code.
Planning Area #2: Single Family Residential:
Purpose: The purpose of Planning Are #2 is to permit and encourage
the development of single family detached dwelling units with a
density similar to RSF-4. This is for 41 units on 9.12 acres, which will
have a density of 4.50 units/acre.
A. Permitted Uses:
Unit 1 City-wide uses by right
Unit 8 Single-family dwellings
B. Conditional Uses:
Unit 2 City-wide uses by conditional use permit
Unit 4 Cultural and recreational facilities
Unit 24 Home occupations
C. Density:
Acreage 9.12 acres II
Number of Dwelling Units 41 units
Density 4.50 units/acre
Amberwood Place
Page 7
Bulk and Area Regulations (1250 — 1600 S.F.)
D. Lot width minimum = 60 feet
E. Lot area minimum = 6000 square feet
F. Land area per dwelling unit = 6000 square feet (minimum)
G. Setback Requirements:
Front Side Rear
15ft 5ft 20ft
H. Height Regulations: Structures in this district are limited to a
building height of 30 feet.
I. Building Area: The area occupied by all buildings shall not exceed
27% of the total lot footage.
Site Planning
J. Screening and Landscaping: The screening and landscaping will
be provided as set forth in the Unified Development Code. The
subdivision covenants will require each lot to plant at least two
trees around the perimeter to act as a buffer in addition to the trees
and landscaping the developer will provide at the entrances, around
the turn -a rounds and in the green spaces.
K. Parking: All parking shall comply with chapter 172 of the Unified
Development Code.
L. Architectural Design Standards: Conceptual architectural
renderings have been provided in Appendix A. It is the interest of
the developer to obtain approval of this PZD for construction of
single family detached houses with a front porch. Please refer to
the appendix for exterior elevations.
M. Signage: Signs shall be permitted and approved and shall be
installed in accordance with the Single -Family Unified Development
Code.
Amberwood Place
Page 8
Planning Area #3: Single Family Residential:
Purpose: The purpose of Planning Area #3 is to permit and
encourage the development of single family detached dwelling units
with a density similar to RSF-4. This is for 39 units on 10.99 acres,
which will have a density of 3.55 units/acre.
A. Permitted Uses:
Unit 1 City-wide uses by right
Unit 8 Single-family dwellings
B. Conditional Uses:
Unit 2 City-wide uses by conditional use permit I
Unit 4 Cultural and recreational facilities I
Unit 24 Home occupations
C. Density:
Acreage 10.99 acres
Number of Dwelling Units I 39 units
Density 3.55 units/acre
Bulk and Area Regulations (1700-2000 s.f.)
D. Lot width minimum = 51 feet (Lot 16)
E. Lot area minimum = 7888 square feet
F. Land area per dwelling unit = 7888 square feet (minimum)
G. Setback Requirements:
ILFront Side Rear
IL 15ft 8ft 20ft
H. Height Regulations: Structures in this district are limited to a
building height of 30 feet.
I. Building Area: The area occupied by all buildings shall not exceed
25% of the total lot footage.
Amberwood Place
Page 9
Site Planning
J. Screening and Landscaping: The screening and landscaping will
be provided as set forth in the Unified Development Code. The
subdivision covenants will require each lot to plant at least two
trees around the perimeter to act as a buffer in addition to the trees
and landscaping the developer will provide at the entrances, around
the turn -a rounds and in the green spaces.
K. Parking: All parking shall comply with chapter 172 of the Unified
Development Code.
L. Architectural Design Standards: Conceptual architectural
renderings have been provided in Appendix A. It is the interest of
the developer to obtain approval of this PZD for construction of
single family detached dwellings. Please refer to the appendix for
exterior elevations.
M. Signage: Signs shall be permitted and approved and shall be
installed in accordance with the Single -Family Unified Development
Code.
Amberwood Place
Page 10
G. MASTER DEVELOPMENT PLAN AS COMPARED TO CURRENT
ZONING REQUIREMTNS
A. PA -1 (Single Family)
Unit I
City-wide uses by right
Unit 1
City-wide uses by right
Unit 3
Public protection and utility facilities
Unit 6
Agriculture
Unit 7
Animal husbandry
Unit 8
Single-family dwellings
Unit 8
Single-family dwellings
Unit 9
Two-family dwellings
Unit 37
Manufactured homes
Condrtronat
Uses . ..
Unit 2
City-wide uses by conditional use
Unit 2permit
City-wide uses by conditional use permit
Unit 4
Cultural and recreational facilities
Unit 3
Public protectinn and utility facilities
Unit 20
Commercial recreation, large sites
Unit 24
Home occupations
Unit 24
Home occupations
Unit 36
Wireless communications facilities
Acreage
19.87 acres
Units per acre
One-half
Dwelling Units
102 units
Density
5.13 units/acre
Lot width minimum
200 ft.
30 ft
Lot Area Minimum
Residential
2 acres
4500 sq. ft.
Land area per
2acres
4500 sq. ft.
dwelling unit
Setbaek,Re"tements
.._:, _
Front
25 ft
155
Side
20 ft
5 ft
Rear
25 ft
20 ft
There shall be no maximum height limits in the A -I District,
provided, however, that any building which exceeds the height 06 15
feet shall be setback from any boundary line of any residential
district a distance of 1.0 foot for each foot of height in excess of 15
feet. Such setbacks shall be measured from the required setback
lines.
Maximum building height of 30 feet.
Buildin 1 rea
None On any lot, the area occupied by all the buildings shall not
exceed 30% of the total area of such lot.
Amberwood Place
Page 11
A. PA -2 (Single Family)
Existing Zoning
Proposed Zoning
R -A Residential -Agricultural
PA -2 (Single Family)
..: Permitted
Uses .
Unit 1
City-wide uses by right
Unit 1
City-wide uses by right
Unit 3
Public protection and utility facilities
Unit 6
Agriculture
Unit 7
Animal husbandry
Unit 8
Single-family dwellings
Unit 8
Single-family dwellings
Unit 9
Two-family dwellings
Unit 37
Manufactured homes
Conditioisal:Uses
a
,
Unit 2
City-wide uses by conditional use
Unit 2
permit
City-wide uses by conditional use permit
Unit 4
Cultural and recreational facilities
Unit 3
Public protection and utility facilities
Unit 20
Commercial recreation, large sites
Unit 24
Home occupations
Unit 24
Home occupations
Unit 36
Wireless communications facilities
Density
Acreage
9.12 acres
Units per acre One-half
Dwelling Units
41 units
Density
4.50 units/acre
BuikandArea`Rg lations
Lot width minimum I 200 ft.
60 ft
Lot Area Minimum
Residential
2 acres
6000 sq. ft.
Land area per
dwelling unit
2acres
6000 sq. ft.
SetbagkP' u)rements`
Front
25 ft
15 ff
Side
2011
5 ft
Rear
25 ft
20 ft
Height Requirenents, .
There shall be no maximum height limits in the A-1 District,
provided, however, that any building which exceeds the height of 15
feet shall be setback from any boundary line of any residential
district a distance 01 1.0 foot for each foot of height in excess of 15
Maximum
building height of 30 feet.
feet. Such setbacks shall be measured from the required setback
lines.
BuildingArea'
None
On any lot, the area occupied by all the buildings shall not
exceed 27% of the total area of such lot.
Amberwood Place
Page 12
A. PA -3 (Single Family)
Existing Zoning
Proposed Zoning
R -A Residential -Agricultural
I
PA -3 (Single Family)
-:' PermitfedUses.,..
Unit t
City-wide uses by right
Unit 1
City-wide uses by right
Unit 3
Public protection and utility facilities
Unit 6
Agriculture
Unit?
Animal husbandry
Unit 8
Single-family dwellings
Unit8
Single-family dwellings
Unit 9
Two-family dwellings
Unit 37
Manufactured homes
Condition
l Uses„ .r
Unit 2
City-wide uses by conditional use
Unit 2
permit
City-wide uses by conditional use permit
Unit 4
Cultural and recreational facilities
Unit 3
Public protection and utility facilities
Unit 20
Commercial recreation, large sites
Unit 24
Home occupations
Unit 24
Home occupations
Unit 36
Wireless communications facilities
Densiti
Acreage
10.99 acres
Units per acre One-half
Dwelling Units
39 units
Density
3.55 units/acre
Btk`and�Atea
tte utatwns .<,_
Lot width minimum 200 ft.
51 ft (70' average)
Lot Area Minimum
Residential
2 acres
7700 sq. ft.
Land area per
2acres
7700sq. ft.
dwelling unit
Setback P
uirennents
V
Front
25 ft
15 ft
Side
20 ft J
5 ft
Rear
25 ft j
20 ft
Height Reeuirements.'�
There shall be no maximum height limits in the A-1 District,
provided, however, that any building which exceeds the height of 15
feet shall be setback from any boundary line of any residential
district a distance 06 1.0 foot for each foot of height in excess of 15
Maximum
building height of 30 feet.
feet. Such setbacks shall be measured from the required setback
lines.
'.= Building
Area
None
On any lot, the
area occupied by all the buildings shall not
exceed
25% of the total area of such lot.
Amberwood Place
Page 13
Analysis of the Site Characteristics:
No environmentally hazardous, sensitive, or natural resource areas have been
found on this site.
H. RECREATIONAL FACILITIES:
The developer has previously met with the Parks Department and agreed to
donate land for Parks Credit on this project. The park land credit is located to the
Northeast and will eventually create a larger park that will extend from Rupple
Road to Broyles Street. The recreational facilities within the development include
the greenspaces that will provide connectivity from PA # 3 to PA # 2. These
green spaces will be landscaped and have pedestrian trails to provide
connectivity throughout the project. In addition, this project is less than 2 miles
from the Girls and Boys Club and about 1.50 miles from the school.
1. REASON FOR REZONING REQUEST:
The present zoning of this property is R -A. As previously mentioned, the 2007
Citizen Survey made by the U of A Survey Research Center for the City of
Fayetteville showed a strong interest in seeing more affordable housing and
more houses for first time buyers. 70% of the responders said there were too few
options for first time buyers and 79% of the respondents felt there were to few
affordable housing units. In addition, this developer has had numerous requests
for quality built affordable houses in this area. The land cost for more centrally
Ambenvood Place
Page 14
located land is too expensive to provide attainable housing. Therefore we are
requesting this property be zoned as per this R-PZD.
J. RELATIONSHIP TO THE EXISTING AND ADJACENT LAND USES:
Property to the North of PA #1 is zoned R -A, and made up of 2-3 residence and
Legacy Pointe Subdivision is approximately 200' north of Dot Tipton Road. Other
surrounding property is generally larger parcels of property. The City limits are at
Double Springs Road (West is Farmington). Windsor Subdivision is to the South
of PA #3 and is partially constructed. Traffic from Amberwood will access Dot
Tipton and travel east or west. This property is in the Farmington School District
and access will be by Double Springs or 54th Street. It is anticipated that this
project will not be built out until 2013 or 2014 at which time, continued growth will
occur in this area. It is true that if this project were built in the next year it would
not be similar to the surrounding uses, but with build out not expected for another
5-6 years growth will occur in this area. We feel this will be a much better fit in
the future for this area rather than developing larger (1-2 acre) lots now that will
not conform to the surrounding properties in the future.
K. COMPLINACE WITH CITY OF FAYETTEVILLE PLAN 2025:
The intent of this Conceptual PZD is to provide attainable housing while at the same
time focusing on traditional town form. We feel this development will provide this by
creating a unique community environment through the use of shared drives and alleys
while promoting walk ability using designated green spaces throughout the
development. It is true that this project is proposed on pastureland on the west side of
Amberwood Place
Page 15
town and is generally surrounded by large rural residential lots. With build out not
anticipated for 5-6 years, surrounding use will look different in the future — growth will
occur in this area. In fact in the last 5— 8 years, the following projects were built; Legacy
Pointe Phase 1,2,3,4,&5, Silver thorn Subdivision, and further to the northeast is
Persimmon Place, Cross Keys and Rupple Row. An argument could be made that this
project represents infill within this area.
Concerning urban sprawl, I believe the meaning is somewhat subjective.., my thought is
that the sprawl represents proposed growth in the "hinterland" — out in the Country. As
mentioned above, growth has been allowed in the immediate area in the past to the
north and that didn't represent sprawl. You can ride a bike or walk to the Girls and Boys
Club since it is only 1.5 miles away. I don't think it is fair to imagine this project being
similar to Washington/Willow or Wilson Park.
Concerning City goal #3 — to make a traditional town form, I do believe we are creating
a neighborhood with a variety of single family detached houses. We have attempted to
provide houses with front and rear access, attached and detached garages. There will
not be a variety of uses — that is no businesses will be located in this project.
Goal #4 is to grow a livable transportation network. As mentioned, we have provided
landscaped green spaces with pedestrian trails, throughout the different planning areas,
to connect the whole neighborhood and promote walking or riding a bike from this
neighborhood to the surrounding areas.
Goal #5 is to provide a green network. We have planned for this by calling for a
greenbelt from Double Springs Road into PA #2. Also we have provided centrally
located parks within each planning area.
Ambenvood Place
Page 16
Concerning goal #6 — creating attainable housing, this PZD is our best attempt to
provide quality built units with a variety of other houses (PA #2 and PA #3). PA #1 is
more specifically intended for attainable houses with an option of rear alley access or
shared drives. We feel these neighborhoods are pedestrian friendly however we do not
plan to provide businesses within this project. We believe that a more likely location for
business is at the corner of Double Springs Road and Wedington. (0.8 miles north)
L. TRAFFIC STUDY:
As mentioned, the developer has met with the City Street Department and has agreed
to donate $150,000.00 to the City to pave Dot Tipton from this property east to 54th
Street. In addition, this developer will improve Dot Tipton the full length of the
development. Once again, this cost share has not been approved by the City Council at
this time. Also the developer will be providing engineering, material and labor to
improve two drainage problems along 54th Street. If a traffic study is required, we will
provide this at the appropriate time.
M. IMPACTS ON CITY SERVICES:
There are no significant impacts to city services associated with this project. Water and
sewer have been addressed in other areas of the booklet. Waste will be managed by
each single family dwelling being assigned a plastic trash container in accordance with
the City of Fayetteville waste management practices.
Amberwood Place
Page 17
N. STATEMENT OF COMMITMENTS:
1) Dedication of Public Facilities:
This project will consist of public streets, which will be dedicated to the
City of Fayetteville. Utility infrastructure will be dedicated to the City of
Fayetteville and utility easements will be dedicated by the Final Plat.
2) On or Off -Site Improvements:
The development of on or off -site infrastructure necessary to serve this
project shall be completed prior to Final Plat approval.
3) Natural Resources and Environmentally Sensitive Areas:
There are no known natural resources or environmentally sensitive areas
on this site.
4) Project Phasing Restrictions:
As mentioned previously, we anticipate submitting PA #1 preliminary plat
in Nov 2008. PA #1 will have 2 phases and we estimate that PA #2 will be
built out in 3.0 years. PA #2 will be submitted Jan. 2012 and built out in
Dec. 2013 (2 years) and PA #3 submitted in Jan. 2014 and built out in Jan
2015 (1 year) for a total of 6 years.
5) Fire Protection:
This project will be served by the Fayetteville Fire Department. The
closest station is on Rupple Road which is about 1.9 miles east.
6) Other Commitments Imposed by the City:
There are currently no other commitments imposed by the City.
7) Parks, Trails, and Open Space Commitments:
Tree preservation and protection will be implemented in accordance with
the City of Fayetteville Code of Ordinances Title XV Unified Development
Code: Chapter 167 Tree Preservation and Protection. As previously
mentioned the developer has met with the Park Department and agreed to
donate land in lieu of money. This land is located to the Northeast and
eventually will create a large park that will extend from Ripple Road to
Broyles Street. In addition, this project will dedicate a minimum of 3.5
Amberwood Place
Page 18
acres of public open space with pedestrian trails built by developer and
maintained by POA.
8) Proposed Preliminary Building Elevations:
Conceptual architectural elevations are provided in Appendix A at the end
of this booklet.
O. DEVELOPMENT STANDARDS. CONDITIONS. AND REVIEW
GUIDELINES:
1) Screening and Landscaping:
At present there are very few existing trees on this property. Before each
house is finished at least one tree is required in the front of each house
and a minimum of two tress on the exterior perimeter of each lot. The
house owner will be required to maintain the trees. Also, the developer
will be landscaping with trees, shrubs and raised landscape beds at the
entrances and in common areas around the project.
2) Traffic and Circulation:
Connectivity will be provided to the east, south, and north. Dot Tipton
Road will be improved from Double Springs Road to 54th Street.
3) Parking Standards:
Parking will be provided in driveways and garages to minimize parking on
the street.
4) Perimeter Treatment:
As noted earlier all lot owners will be required to plant 2 trees along the
perimeter of the property. The developer will also provide fencing and
landscaping around the perimeter in all common areas. The lot owners will
also be responsible for constructing a privacy fence around their lot. The
covenants will state the type and style of fence to be constructed in order
to assure that the perimeter fencing will be consistent throughout the
development.
5) Sidewalks:
Amberwood Place
Page 19
Sidewalks will be designed and constructed on both sides of the proposed
streets.
6) Street Lights:
Street lights will be designed and constructed in accordance with the
Unified Development Code.
7) Water:
Water lines will be designed and constructed in accordance with the City
of Fayetteville Water and Sewer Specifications.
8) Sewer:
Sewer lines will be constructed in accordance with the City of Fayetteville
Water and Sewer Specifications.
9) Streets and Drainage:
Streets and drainage will be designed and constructed in accordance with
the Unified Development Code.
10) Construction of Non -Residential Facilities:
Exterior fence will be installed at the time of house construction along with
trees for each lot. Public green space, including the landscaping, trails,
trees, and privacy fence, will be installed at the time the infrastructure is
built for each planning area.
11) Tree Preservation:
Tree preservation and protection will be implemented in accordance with
Section 167 of the Unified Development Code.
12) Architectural Design Standards:
Conceptual architectural renderings are provided at the end of this
booklet.
13) Signage:
Signage will be permitted in accordance with the regulations for single
family residential subdivision, pursuant to Ch 174 of the UDC.
14) View Protection:
We are not anticipating that any improvements to this property will impact
any view of surrounding properties.
Ambetweed Place
Page 20
15) Revocations:
The developer understands causes for revocation and will take all
measures necessary to avoid revocation.
16) Covenants, Trusts, and Homeowner Associations:
The developer will create a property owners association for the purpose of
owning and maintaining the common landscape areas. The developer will
prepare protective covenants to establish home building standards.
17) Intent/Purpose of PZD Ordinance:
Utilizing a PZD allows for slight modification to traditional setbacks, lot
width and lot area minimums. On this project we are requesting a 15' front
setback with a 5' side setback. This allows us to maximize the use of the
lot and move the houses closer to the street. In addition, we have provided
a variety of house sizes;
PA #1 ........................1000 SF - 1250 SF
PA #2 ........................1250 SF - 100 SF
PA #3 ........................1700 SF and up
All houses will be all brick with sodded yards. PA #1 can be accessed by
way of rear alley with attached or detached garages and also by way of
shared drives. PA #2 and PA #3 will be accessed by way of individual
drives form the street.
Green space is provided in each planning area and traffic calming round —
abouts planned for PA #2 and #3. In addition a pedestrian trail has been
provided in PA #3.
Overall density is 4.55 lots/ acre and the surrounding area is generally
large rural residential lots. However, we do not expect full build out for 5-6
years. Naturally growth will occur in the surrounding area.
In our opinion, this does not represent urban sprawl because in the last 5-
8 years the following subdivisions were built; Legacy Pointe Phase
1,2,3,4,&5, Silver thorn Subdivision, and further to the northeast is
Amberwood Place
Page 21
Persimmon Place, Cross Keys and Rupple Row. An argument could be
made that this project represents infill within this area.
Concerning infrastructure, a new sewer pump station has just been
installed that will accommodate this project. Also an 8" waterline has been
installed to this pump station. Street connectivity has been provided to the
north, south, east and west. The developer has agreed to donate
$150,000.00 to the City for paving Dot Tipton from Double Springs to 54th
Street.
This project does not have any businesses planned within this
neighborhood. We did not feel that a convenience store would be
appropriate in this area. The closest business node is 0.80 miles to the
north at Double Springs and Wedington. In addition, the Girls and Boys
Club is located 1 '/2 miles to the east. The school is located about 1.70
miles away.
Regarding the use of natural features of this property, there is an existing
farm pond that is relatively small and is not significant enough to
incorporate into the layout. There is a drainage path that runs through PA
#1 and we will be installing a detention pond on the south property line.
Please note that this pond is heavily landscaped and will be a feature
(green space) in this area. There are no significant trees on this site and
more trees will exist on this site after developed.
In summary, at the present time the surrounding area is larger residential
tracts but we do not expect a build out for 5-6 years. Legacy Point Phase
Amberwood Place
Page 22
4 is about 200' to the north and as mentioned several other projects to the
north have been built therefore this is a continuation of what has already
been developed. This PZD would provide some attainable houses which
the City needs badly. Infrastructure currently exists except for Dot Tipton
Road which will be improved at the time PA #1 is constructed. Additional
services are available 0.8 miles to the north. The school is very accessible
as is the Girls and Boys Club.
Amberwood Place
Page 23
APPENDIX A
Amberwood Place
Page 24
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Amberwood Appeal
Page 1 of 1
City Clerk - Amberwood Appeal
From: "Richard P. Osborne" <RPO@RPOLaw.com>.
To: "Fayetteville City Clerk" <city_clerk@ci.fayetteville.ar.us>
Date: 8/28/2008 4:52 PM
Subject: Amberwood Appeal
CC: "Charles W. Sloan" <sloanconst@sbcglobal.net>
Ms. Sondra Smith
Fayetteville City Clerk
By E -Mail
Re: Amberwood Appeal
Dear Sondra:
Thanks for the telephone conference today. Since I am not able to attend the City Council meeting on Tuesday,
September 2, or the next one after that, please continue the Amberwood Appeal Hearing to the first meeting in October.
Thanks.
Rick
Richard P. Osborne, Attorney
26 East Center Street
Fayetteville, AR 72701
Office 479-521-5555
Fax 479-444-0000
This e-mail, including attachments, is covered by the Electronic Communications Privacy Act, 18 U. S. C. §2510-2521,
and is confidential and legally privileged. If you are not the intended recipient of this e-mail, any retention,
dissemination, distribution, or copying of this e-mail, or any attachment hereto, or any part of either, is unlawful.
Please notify the sender immediately and delete this e-mail.
file://C:1Documents and Settings\ssmith\Local Settings\Temp\XPgrpwise148B6D7B 1FAYETTEVILLECI... 8/28/2008
FAYETTEVILLE, ARKANSAS
LEGAL DESCRIPTION:
PART OF THE SEI/4 OF THE NE//4 OF SECTION 15 AND PART OF THE SWI/4
OF THE NW1/4 OF SECTION 14 ALL IN T16N, R51W IN WASHINGTON COUNTY,
ARKANSAS AND BEING DESCRIBED AS FOLLOWS: ,BEGINNING AT THE SE CORNER
OF SAID SEI/4, NE1/4 THENCE S89 46'03W 825.57 FEET, THENCE
N00°01'!8°W 788.63 FEET, THENCE S8 52'44W 448.54 FEET, THENCE
N00 29'58 E 159.86 FEET, THENCE N88°55'29"E 947.20 FEET, THENCE
SOO°02'!6'E 401.26 FEET, THENCE N89°57'44°E 328.25 FEET, THENCE
N00 15'06E 30.31 FEET, THENCE N89°56'37`E 196.61 FEET, THENCE
NO/15'52W 496.68 FEET, THENCE N87°!2'01E 84.38 FEET, THENCE
N89°42'27 E 514.78 FEET, THENCE SOO°07'57"W 502.35 FEET, THENCE
N89°53'47E 537.01 FEET, THENCE S00°II'49"W 536.03 FEET, THENCE
S89°54'I0•W 1320.92 FEET, THENCE S00°28'05W 55.08 FEET TO THE
P.O.B.; CONTAINING 39.98 ACRES MORE OR LESS SUBJECT TO EASEMENTS AND
RIGHT OF WAY OF RECORD.
FLOOD PLAIN NOTE:
THIS PROPERTY IS NOT AFFECTED BY THE 100 YEAR FLOOD
PLAIN AS PER FIRM #0514300084 D DATED 7-21-99.
Zoning & Land Use Plan
AMBERWOOD PLACE
Residential Planned Zonning District
FAYETTEVILLE, ARKANSAS
May 2008
OWNER/DEVELOPER
JR�IBCS, LLC.
P.O. Box 9180
Fayetteville, Arkansas 72702
PREPARED BY:
JORGENSEN & ASSOCIATES
CIVIL ENGINEERS • SURVEYORS
24 WEST Si1NERIDGE, SUITE) • FAYETTEVRLE, ARKANSAS 72703 • (479) 442-9127 • FAX (479)592.4907
GENERAL PROVISIONS
AUTHORITY
THIS PZD MASTER DE VELOPMENTPLANISAUTHnRJTFO.8Y SECTION 161 AND 166 PLANNED ZONING DISTRICTS OF THE
CITY OF FAYETT'RVLLLE UNIFIED DEVELOPMENT CODE. THE
PROVISIONS OF THIS PZD MASTER DEVELOPMENT PLAN
SHALL RUN WITH THE LAND. THE LANDOWNERS, THEIR
SUCCESSORS, HEIRS, OR ASSIGNS SHALL BE BOUNDBY
THIS MASTER DEVELOPMENT PLAN, AS AMENDED AND
APPROVED BY THE CITY COUNCIL.
ADOPTION
THE ADOPTION OF THE PZD MASTER DEVELOPMENT PLAN
SHALL EVIDENCE THE FINDING AND DECISIONS OF THE
FAYETTEVILLE CITY COUNCIL THAT THIS PLANNED ZONING
DISTRICT ARCADIAN COURT IS A' GENERAL CONFORMITY
WITH THE FAYETTEVILLE UNIFIED DEVELOPMENT CODE,
THE PROVISIONS OF THE PZD MASTER DEVELOPMENT PLAN
SHALL PREVAIL AND GOVERN THE DEVELOPMENT OF THE
ARCADIAN COURT, PROVIDED, HOWEVER, THAT WHERE
THE PROVISIONS OF THIS MASTER DEVELOPMENT PLANDO
NOT ADDRESS A PARTICULAR SUBJECT, TIIP RELEVANT
PROVISIONS OF THE CITY OF FAYETTEVILLE UNIFIED
DEVELOPMENT COD$, AS AMENDED, OR ANY OTHER
APPLICABLE RESOLUTIONS OR REGULATION OF THE CITY
OF FAYETTEVILLE.
ENFORCEMENT
TO FURTHER THE MUTUAL INTEREST OF THE RESIDENTS,
OCCUPANTS, AND OWNERS OF THE PZD MASTER
DEVELOPMENT PLANNND OF THE PUBLIC IN THE
PRESERVATIONOF THE INTEGRITY OF THE PLAN, THE
PROVISIONS OF THIS PLAN RELATING TO TIIE USE OF
LAND, STATEMENT OF COMMITMENTS, DEVELOPMENT AND
ARCHITECTURAL STANDARDS, AND THE LOCATION OF
COMMON OPEN SPACE SHALL RUN INFAVOR OF THE CITY
OF FAYETTEVILLE AND SHALL BE ENFORCEABLE AT LAW
OR INEQUITY BY THE CITY WITHOUT LIMITATIONONANY
POWER OR REGULATION OTHERWISE GRANTED BYLAW.
CONFLICT
WHERE THERE IS MORE THAN ONE PROVISION WITHIN THE
PZD MASTER DEVELOPMENT PLAN THAT COVERS THE SAME
SUBJECT MATTER, THE PROVISION WHICHIS MOST
RESTRICTIVE OR IMPOSES HIGHER STANDARDS OR
REQUIREMENTS SHALL GOVERN UNLESS DETERMINED
OTHERWISEBY THE ZONING AND DEVELOPMENT
ADMINISTRATOR.
MAXIMUM LEVEL OFDEVELOPMENT
THE TOTAL NUMBER OF DWELLINGS OR THE TOTAL
COMMERCIAL, BUSINESS, OR INDUSTRIAL INTENSITY
APPROVED FOR DEVELOPMENT WITHIN THEPLANNIHG
AREAS IS TEE MAXIMUMDEVELOPMENTREQUESTED FOR
PLATTING OR CONSTRUCTION. THEACTUALNUMBER OF
DWELLINGS OR LEVEL OF DEVELOPMENT FOR
COMMERCIAL, BUSINESS, OR INDUSTRIAL PROPERTIES MAY
BE LESS DUE TO SUBDIVISION OR SITE IMPROVEMENT
PLANREQUIREMENTS OR OTHER REQUIREMENTS OF THE
CITY COUNCIL.
PROJECT TRACKING
AT THE TIME OF SUBDI VISION FINAL PLAT OR LARGE
SCALE DEVELOPMENT THE APPLICANT SHALL PROVIDE A
SUMMARY OF THE DEVELOPMENT, TO DATE, TO THE
PLANNING DIVISION, IN ORDER TO ASSURE MAXIMUM
DEVELOPMENT LIMITS ARE NOT EXCEEDED.
INDEX OF SHEETS
! COVER SHEET
2 ZONING & DEVELOPMENT PLAN
3 MASTER DEVELOPMENT PLAN
PROPOSED ZONING & DEVELOPMENT STANDARDS
PLANNING AREA #1 PLANNING AREA #2 PLANNING AREA #3
iAW'q.tSLL ad4.1 /' "a tw CTi.t.E'I
A. 98 -2 [Single Family)
Pro ceetlz"nin
ras !„ le vem6
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wum�:neii ,al.�� :azrx wr�tmxt
A. PA•3 {Single Family)
PNd
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u'e 8
InNIer.„Ay demh95
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59 Wu
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ass �-�Nnme
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162
56
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bt me.9,902 hoer e
2u9,151,90e.�,.x e:6eea 75/6 mtnal5-I a.a.
AMBER WOOD PLACE
THIS SITE CONSISTS OF THREE PLANNING AREAS.
GRAPHIC SCALE
Ill m :96 Ntl 00
OWNER/DEVELOPER:
JRJRCS, LLC
PO BOX 9]40
IN FEET )
FAY£TTEVILLE, AR 72702
I Inch - 700 IL
(479) 444-4404
ENGINEER:
JORGENSEN 8 ASSOCIATES
CONSULTING ENGINEERS, INC.
124 WEST $59020005 SUITE 5
FAYETTEVILLE, AR 72703
(479) 442-9127
LEGAL DESCRIPTION:
PART OF THE SE114 OF THE ME114 OF SECTION IS AND PART Of THE
2511/4 OF THE NW(/6 OF SECTION 14. ALL IN T16N, R31W IN
WASHINGTON CO//STY, AR1/ANSAS AND RENO DESCRIBED AS FOLLOWS:
BEGINNING AT THE SE CORNER OF SAID SEI/4, NEI/4 THENCE
598'46'03W 025.57 FEET, THENCE 000'01'18W 788.63 FEET, THENCE
599'52'44'W 448.54 FEET, THENCE NOO'29'58'E 159-86 FEET, THENCE FL000 PLAIN NOTE:
N88°55'29'! 947.20 FEET, THENCE S00°0276 E 401.26 FEET, THENCE
N89°57'44 E 328-25 FEET, THENCE N00°15'06'! 30.31 FEET, THENCE THIS PROPERTY IS NOT AFFECTED BY THE 100 YEAR FLOOD
N89°56'37! 196.61 FEET, THENCE N0!'IS '52'W 496.68 FEET, THENCE PLAIN AS PER FIRM #35145(0584 D DATED 7-21-99.
N87°12'01E 84.38 FEET, THENCE 11109"42'27'E 5(4.70 FEET, THENCE
SOO'07'57'W 502.35 FEET, THENCE NB9°53'47"E 537.0] FEET, 7HENCE
$00°II'49'W 536.03 FEET, THENCE 589°54'10"W 1320.92 FEET, THENCE
S00°28'05'W 55.08 FEET TO THE P.O.B.; CONTAINING 39.98 ACRES
MORE OR LESS S11OJECT TO EASEMENTS AND RIGHT OF WAY OF RECORD-
1165-16120-b0IP I I --~
I ROFERTTPTQO,TJ ) I l �4—�
1268N.dVILLE AIRfNC5 Ttb I L
--i Fq YEryEV1LLF,dR_ ]P%M -i 765-]620000 I
. ---._- h Iii JOSEIE EOT NA 165-14.10-800 / d6+'PZZO-9P0
I : 6050 W. DOT 71PTON RD 5622 DOT
Y A TAMMY WETZFL W.
201
• FAVFTFY LCH- AR 71704 957! 580E O 710729 20 195 W. DOT T TON
7:770019 00 I1 iiij I (R -A7 745-770 HUE. AR. 02764 ' FAY TTEYILLF. R.7 150
NGYLALHOON
045047 7:770019207 TRUST ` I I IR6F-) 1 (RSF4'7
P66$100110051191405 f ?Fd YETTFVL1.-------------------f IT 7700TEVILLF. M. ]2T04 T7 1 1111 ( _ _- _-------_—_
76Sd62Y6-500 - lj,f' ! __—____
795/4202--20 0 ROBERT NPTON TRUST 1 "- _ _ _ ___ ___
ROBERT 717709 TWT 792 N, DOWLE070190900 f
75511. 00201.0 5PRIN05 00 FAYETTEYILLE AR 71]04 /f '
FAYETTHV1LLE, AA. 72704 (R -A)
PA #3 ' PA #2 _______,,../,/'/[I]L` ..
--------------- - - - -- --
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15 6095(6 SOS 1105RD 76 5-21 92-L 00 I ,� w ERVESTOMARTINEZ5 t 870 VAR0456TON AR 72750-1518 iF I 7fi5-IOL89-ISO � '" 1' �I NANCY CALMO79 h b0- I 3 6679W. DOT TIFTON ROAD
• (COUNTY • Q d a 65060012'4 TRi r d LLL___kkk 621 I'OTONOAD °1 I4 Tiv� fAYFTTEJILLE.AN. ]21041 1 Fd1ETTFVNLLE, 24. 17774 a1tl1S20P,IO o g 4
GARY6 ITA GREEN ---'-ii
I91FAYFTTENLLE,AR. 71764 ) 167N. DWBLE SPRINGS RD (RA)FARMINITEN,AR 72750I,�ti
CI I I f a PLANNING AR A #2 %pP I xI LANNING AREA #1•'I ° iI, SINGLE FAM L' P Ol ' Ia SINGLE FAMILY
of I 41 U TS 19.12 CR S ® °' 1 l0 102 UNITS 119.87 AC ES
PLANNING AREA #3 �,J, I ° .50 NITS1 CRE I I .'" 1 N T_o1 l i w I of 3 U I S I ACRE
0
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N
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S SET IRON PIN
A CENTERLINE MARHER
'o, POWER POLE
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FIRE HYDRANT
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•"-' SINGLE METER SET
WATER SERVICE
SEWER SERVICE
Ill
EX. 6' FORCE MAIN
UTILITY EASEMENT
FROh'TBLPLOIN6 05750(0 00/5.
STREET CENTERLINE
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STORM DRAINAGE
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UTILITY CROSSING
OVERHEAD ELECTRIC
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PLAT PAGE
474 S A75
LEGAL DESCRIPTION:
PART OF THE SEl/4 OF THE 115/14 OF SECTION 15 AND PART OF THE
5811/4 OF THE NW1/4 OF SECTION 14 ALL IN TI6N, RJ1W IN
WASHINGTON COUNTY, ARKANSAS AND BEING DESCRIBED AS FOLLOWS:
BEGINNING AT THE SE CORNER OF SAID SEl/4, NEI/4 THENCE
S89°46'03'W 825.57 FEET, THENCE NDO°Of'18'W 788.63 FEET, THENCE
S89°52'44W 448.54 FEET, THENCE N0029 59U5 159.86 FEET, THENCE
N88`55'29E 947.20 FEET, THENCE S00°02'16E 401.26 FEET,, THENCE
N89 57`44 E 428.25 FEET, THENCE N00°15.06 -E 30.31 FEET, THENCE
018956 '37 E 196.61 FEET, THENCE N0101552`W 496.68 FEET, THENCE
N87°12'OIE 84.38 FEET, THENCE N89°42'27'E 514.78 PEST, THENCE
SOO°07'57'W 502.35 PEET. THENCE N89°5347'E 537.01 FEET, THENCE
SOS 011'49W 536.05 FEET, THENCE 589'54'10W 1320.92 FEET, THENCE
500 Z8'05'W 55.08 FEET TO THE FOB., CONTAINING 39.98 ACRES
MORE OR LESS SUBJECT TO EASEMENTS AND N(GNT OF WAY OF RECORD.
FLOOD PLAIN NOTE'
THIS PROP€RTY 1S NOT AFFECTED BY THE 100 YEAR FLOOD
PLAIN AS PER FIRM #05143COO84 D DATED 7.21.99.
LAND USE TABLE
SYMBOL
DENSITY/INTENSITY
UNITS/SF
ACRES
%
l�6ED
5F
SINGLE
4.55
182
39.98
100
FAMILY
AMBER WOOD PLACE
THIS SITE CONSISTS OF THREE PLANNING AREAS.
__-- 765.5026100
ROBERT OFTEN TRUST
P5e N. D04&.E 5PRNG5 RD
dYET71: nLLF. AR. 1E704
765-1622E-500
16646005-000 ROBERT TIPTON TRUST
ROBERT TIPTON TRLKT
066 N D041 LE SPRINGS, wl210 N. S WALE SPRINGS SO
RS.c., '1
FA YOTTEVAR ILLE. . 72704
fpyFTTEVlI.IE,S AR. 7?780 �
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GRAPHIC SCALE
00 O N ao6 we
{ 1H FRET)
L 1-h o- 100 n.
OWNER/DEVELOPER:
JRJBCS, LLC
PC BOX 9160
FAYETTEVILLE, AR 72702
(479) 444-8404
ENGINEER:
JORGENSEN S ASSOCIATES
CONSULTING ENGINEERS, INC.
124 WEST SUNBRIDGE SUITE 5
FAYETTEVILLE, AR 7270.1
(479/ 442-9127
«aatcrallr
CL BOUNDARY CORNER
c SET IRON PIN
A CENTERLINE MARKER
POWER POLE
` STREET LIGHT
FIRE HYDRANT
YE SEWER MANHOLE
DOUBLE METER SET
+°,,._ SINGLE METER SET
WATER SERVICE
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EX. 6• FORCE MAIN
UTILITY EASEMENT
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STORM PRO INAGE
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----
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PLAT PAGE,
474 8 475
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JORGENSEN & ASSOCIATES
CIVIL ENGINEERS • SURVEYORS
124 WEST SUNBRIDGE, SUITE 5 • FAYETTEVILLE, ARKANSAS 72703 • (479) 442-9127 • FAX (479) 582-4807
AMBER WOOD PLACE
LAND USE & ZONING PZD
FAYETTEVILLE, AR
Revised October 14, 2008
Owner
JRJBCS,LLC
P.O. Box 9180
Fayetteville, AR 72703
PROPOSED ZONING & DEVELOPMENT STANDARDS
PLANNING AREA #1 PLANNING AREA #2 PLANNING AREA #3
PA -I SINGLE FAMILY
P5090590 ZONING
Pa I ( Sf0511 FAPlor )
rr n
r M,-! Sn4,[rnnur cwr.Ims
nr/I H0#SaIWNT'o-a
DENSITY
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REG4LAflEE1S
as �r SDOwt
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- SE7BAZK IFE7�NT5
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4r 45 rr
Si 0x.100. r.E1"I 0 110 t7 D1 IL1
TIE 01110'x451.7/0 .07051000 JD%
• MITTED USES
11.:78 I5,x:«r.r•-r:rl L,ls,:s
{ CONOrT10NAL lIS §-
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PA -3( SINGLE FAMILY)
PROPOSED ZONING
PA I( 51.5010 F/YI Y I
PERMITTED USES
r nLc YT II till
N:* 7 S.r r.nr.,
CONDITIONdt USEB i
rrr -'wrL r,:av:l
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EX. OF PLANNING AREA #2 & #3
AMBER WOOD PLACE
THIS SITE CONSISTS OF THREE PLANNING AREAS.
EX. OF PLANNING AREA #1
EX. OF PLANNING AREA #1
LEGAL DESCRIPTION
PART OF THE SRI/4 OF THE NE1/4 OF 007110'. 15 000 PART OF THE SRI/4 OF THE NWI/4 OF
S&CrION 14 ALL IN TI6N. R31W IN WARRIOR TOO COW rr. ARKANSAS AND BEING 0107510£0 AS
FOLLOWS: BE01xNIN10 AT THE SE CORNER Or SAID SE1/4. 1801/4 :OERCE 50-046 051W 825.57
FEET. IRONER N00`0('18'W 788.63 FEET THENCE 589"5244-W 448,54 FEET, THENCE
180529588 159.86 FEET. THENCE #18855'29E 947.20 FEET. THENCE S0O"OZ'16 E 401-26
FEET. THENCE 189'57'440 328.25 FEET. THENCE NOO115'O6•E 30.31 FEET. THENCE
N89'56'32E 196.61 FEET. THENCE NOI"15 52'W 496.68 FEET, THENCE N87 12008 84.38
FEET. TTIERCE 189-'4227E 514.78 FEET. THENCE 500'0757'W 502.35 FEET, THENCE
N89`5347'E 537.01 FEET. THENCE SOD "!1'49'# 536.03 FEET. TRENCE 589 2410-W 1320.92
FEET, THENCE S00128'05W 55.08 FEET TO THE P.O-8 - CONTAINING 39.98 AIRES HOPE OR
LESS SOBJFCT TO EASEMENTS AND RIGHT OF WAY OF RED/SO,
109.In/151tT1
ACBERr TIPTCW rRU5r
255 x 00150E LININGS 90
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PLANNING AREA #3
SINGLE FAMILY__
S/
30 UNITS 1 11..15 ACRES
2.70 UNITS (ACRE
7as'lel'
8 55
0 BETTY CL
Ill 11 0
x 00150E0000010/LiAltrY
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PLANNING AREA #2 RP
SINGLE FAMILY p-
43 UNITS 18.96 ACRES
4.80 UNITS 1 ACRE
81
F _
OWNER/DEVELOPER.
353855. LLC
00 955 4180
FAYETTEVILLE- AR 72702
(679) 444-8404
ENGINFFR
JDRGFNSEN 6 ASSOCIATES
CONSIATING ENGIN'IFERS. INC.
174 WEST SLINBRIDGE 05/IRS
FAYETTEVILLE. AN 72701
(479) 447-9127
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PLAT PAGE
4710 8 475
TABLE OF CONTENTS
A. REPRESENTATIVE/CURRENT OWNERSHIP OF THE PROPERTY ...........................................
1
B. SUMMARY (SCOPE, NATURE, AND INTENT)..............................................................................
1
C. GENERAL PROJECT CONCEPT...................................................................................................
2
1. Street and Lot Layout.........................................................................................................
2
2. Site Plan..............................................................................................................................
2
3. Buffer Areas........................................................................................................................
2
4. Tree Preservation...............................................................................................................
3
5. Storm Water Detention Areas and Drainage......................................................................
3
6. Undisturbed Natural Areas.................................................................................................
3
7. Existing and Proposed Utility Connections and Extensions ...............................................3
3
8. Development and Architectural Design Standards.............................................................
3
9. Building Elevations.............................................................................................................
4
D. PROPOSED DEVELOPMENT PHASING AND TIME FRAME .......................................................4
4
E. PROPOSED PLANNING AREAS....................................................................................................
5
F. PROPOSED ZONING AND DEVELOPMENT STANDARDS ....................................................
5-10
G. MASTER DEVELOPMENT PLAN AS COMPARED TO CURRENT ZONING DISTRICT
REQUIREMENTS..........................................................................................................................
11
1. Planning Area#1:...................................................................................................
11
2. Planning Area#2:.......................................................................................................
12
3. Planning Area#3:......................................................................................................................
13
ANALYSIS OF THE SITE CHARACTERISTICS...........................................................................
14
H. RECREATIONAL FACILITIES.......................................................................................................
14
I. REASON FOR REZONING REQUEST.........................................................................................
14
J. RELATIONSHIP TO THE EXISTING AND ADJACENT LAND USES ..........................................15
15
K. COMPLIANCE WITH CITY OF FAYETTEVILLE PLAN 2025 ..................................................
15-17
L. TRAFFIC STUDY...........................................................................................................................
17
M. IMPACTS ON CITY SERVICES....................................................................................................
17
N. STATEMENT OF COMMITMENTS...............................................................................................
18
1. Dedication of Public Facilities...........................................................................................
18
2. On or Off -Site Improvements............................................................................................
18
3. Natural Resources and Environmental Sensitive Areas ...................................................18
18
4. Project Phasing Restrictions.............................................................................................
18
5. Fire Protection...................................................................................................................
18
6. Other Commitments Imposed by the City.........................................................................
18
7. Parks, Trails, and Open Space Commitments.................................................................
19
8. Proposed Preliminary Building Elevations............................................................................
O. DEVELOPMENT STANDARDS, CONDITIONS, AND REVIEW GUIDELINES ............................
19
1. Screening and Landscaping.............................................................................................
19
2. Traffic and Circulation.......................................................................................................
19
3. Parking Standards............................................................................................................
19
4. Perimeter Treatment.........................................................................................................
19
5. Sidewalks..........................................................................................................................
19
6. Street Lights......................................................................................................................
20
7. Water................................................................................................................................
20
8. Sewer................................................................................................................................
20
9. Streets and Drainage........................................................................................................
20
10. Construction of Non -Residential Facilities........................................................................
20
11. Tree Preservation.............................................................................................................
20
12. Architectural Design Standards........................................................................................20
13. Signage.............................................................................................................................
20
14. View Protection.................................................................................................................
20
15. Revocations......................................................................................................................
21
16. Covenants, Trusts, and Homeowner Associations...........................................................
21
17. Intent/Purpose of PZD Ordinance................................................................................21-23
APPENDIXA.............................................................................................................................................. 24
A. CURRENT OWNERSHIP OF PROPERTY AND REPRESENTATIVE
The owner of this property is JRJBCS, LLS, P.O. Box 9180, Fayetteville, AR 72703.
The representative for this project is David Jorgensen or Justin Jorgensen of Jorgensen
and Associates.
B. SUMMARY (SCOPE. NATURE. AND INTENT)
Amberwood Place is being presented as a land use and zoning conceptual PZD. This
project is located just south of Dot Tipton Road, east of Double Springs and west of 54th
Street. This property was annexed into the city of Fayetteville last year, by the
developer, at the suggestion of some the ward alderman who also had concerns and
showed strong interest in the need for affordable housing in this area. Legacy Heights
is just north of this property. This project has three planning areas as follows;
Planning Area #1: Single family, 104 units, 19.87 acres, 5.23 units/acre
Planning Area #2: Single family, 43 units, 8.96 acres, 4.80 units/ acre
Planning Area #3: Single family, 30 units, 11.15 acres, 2.70 units/ acre
Total single family = 177 units on 40.0 acres; 4.43 units/acre
The current zoning is R -A and the surrounding zoning is RSF-1 and RSF-2
Planning Area #1 is located on the East side of this project and has 104 single family
lots that are approximately 45' wide and a minimum of 100' deep and a maximum of
135'. Our intent is to create a traditional neighborhood and minimize driveways onto the
streets. We plan on rear access by using an alley with some shared drives. We call for a
15' front setback and 5' side setbacks.
Planning Area #2 is located in the middle of this development and will have 43 single
family lots that are approximately 60'x100' with a 15' front setback and 5' side setbacks.
Planning Area #3 is located on the West side of this project and will have 30 single
family lots. The lots along the south boundary are a minimum of 68' x 107'. The
remaining lots along the west boundary and adjacent to Dot Tipton are a minimum of
85' x 121.50'. Setbacks on this planning area will also be 15' front but an 8' side.
Residents who participated in the 2007 Citizen Survey made by the U of A for the City
of Fayetteville, showed a strong interest in seeing more affordable housing and more
houses for first time home buyers. There are too few options for the first time buyers
(70% of the responders) and 79% of the respondents felt that there were too few
affordable housing units. To that end, this project will focus on "attainable" housing
without creating an isolated node of all small homes in the future. While the focus of this
PZD is on "attainable" houses the intent is to create a traditional town form that
promotes a community feel through the use and mix of the three Planning Areas.
Amberwood Place
Page 1
Planning Area #1 will have house sizes that range from 1000-1250 SF. These houses
will be quality built, all brick homes.
Planning Area #2 will also have "attainable" housing but to a lesser degree simply
because the lots are larger. Houses to be built in this area will range from 1250 SF to
1700 SF and will be all brick.
Planning Area #3 will have even larger lots than the other two planning areas. The
houses along the west boundary, lots 153-169, will be 2000 SF and up. The remaining
lots (170-183) will range from 1700 SF to 2000 SF and will also be all brick homes.
In addition, the developer has met with the City Street Committee and has agreed to
donate $150,000.00 to the City for the City to pave Dot Tipton from Double Springs
Road to 54th Street 24' wide. However; the City Council has not approved a cost share
for these street improvements at this time. The developer will also install curb and
gutter, and storm drainage on the South side of Dot Tipton where this project touches
Dot Tipton.
With the new sewer pump station just installed at the southwest corner of PA #1 and the
new waterline installed at this same point and with agreed improvements to Dot Tipton
Road, we feel we have addressed the concerns the City may have about infrastructure.
One other point of interest is that this developer will not only install all of the water,
sewer, street and storm drainage for this subdivision, but will also build out most of the
houses planned. This insures that we have a final product envisioned by the developer.
C. GENERAL PROJECT CONCEPT
1) Street and Lot Layout: As mentioned, Planning Area #1 will have shared drives
and alleys to minimize curb cuts, increase green space and provide curb appeal.
Connectivity is provided by a street to the south, west, and east.
2) Site Plan: Please refer to the Conceptual PZD Plan at the beginning of this
booklet.
3) Buffer Areas: Currently there are very few trees within this property or around it.
The developer plans to write the covenants so that each lot owner will be
required to plant at least two trees in the back of each lot adjacent to the
Amberwood Place
Page 2
surrounding properties to help create a vegetated buffer. Please refer to the site
plan.
4) Tree Preservation: As per the present City ordinance, tree preservation will be
required. Coordination with utility companies and other infrastructures will be
important to preserve any existing trees while many more trees will be
planted.(see above)
5) Storm Water Detention Areas: A storm water detention pond is planned on the
south side of this project to insure that post development flow does not exceed
predevelopment
6) Undisturbed Natural Areas: The majority of this site will be developed. As
mentioned, we will improve a tree lined perimeter around the site. Extensive
landscaping and vegetation will be planned and planted in the various Green
Spaces throughout the development.
7) Existing and Proposed Utility Connections and Extensions: An 8" sewer line and
a pump station have been installed to service this proposed PZD along with
Legacy Heights Ph 1, 2, and 3.This pump station is operational. In addition, an 8"
waterline has been extended from Legacy Heights and into this subdivision.
8) Development and Architectural Design Standards: For Planning Area #1 the
single family residents will have shared driveways and alleys to minimize the
curb cuts. The houses will have a covered front entrance with a covered concrete
patio in the back. There will be attached and detached garages in the back
which will match the fa�ade of the house. All houses in the planning areas will
have brick exterior and will be similar to those shown in Appendix A.
Amberwood Place
Page 3
9) Building Elevations: Exterior Elevations and site -layout have been included for
your review. (Appendix A)
D. PROPOSED DEVELOPMENT PHASING AND TIME FRAME
After approval of this zoning and land use PZD, we will then submit a preliminary plat for
planning area #1. Planning area #1 (PA# 1) will be submitted in two phases. The
developer will build houses in PA# 1 first and will continue to build in Phase 2 of PA #1
and the rest of the development as the demand is needed.
Following build out of PA #1, the preliminary plat for PA #2 will be submitted and
constructed with PA # 3 started after PA # 2 is built. Dot Tipton Road will be built along
with PA # 1 (entire length from Double Springs to 54th Street). The anticipated time
frame for build out of PA #1 and the subsequent phases is as follows:
PA # 1 Submit preliminary plat Nov, 2008
Start construction March., 2009
Finish construction Nov, 2009 (Phase 1)
Build houses Nov —Dec. 2010
Start Construction on Phase 2Jan 2011
Finish Construction on Phase 2 Dec. 2011
PA #2 Submit Preliminary Plat Jan. 2012
Start Construction March 2012
Finish Construction Nov. 2012
Build Houses Dec. 2012 — Dec 2013
PA # 3 Submit Preliminary Plat Jan. 2014
Ambetwood Place
Page 4
Start Construction March 2014
Finish Construction Dec. 2014
Build Houses Jan 2015
PA # 1: 3.08 years to complete (Nov 2008 — Dec. 2011)
PA# 2: 2 years to complete (Jan. 2012 — Dec. 2013)
PA# 3: 1 year to complete (Jan. 2014 — Dec. 2014)
E. PROPOSED PLANNING AREAS
This project has three planning areas. We referred to them as Planning Area #1,
Planning Area #2, and Planning Area #3.
Planning Area #1 19.87 Acres (104 Lots)
Planning Area #2 8.96 Acres (43 Lots)
Planning Area #3
11.15 Acres (30 Lots)
F. PROPOSED ZONING AND DEVELOPMENT STANDARDS
Planning Area #1: Single Family Residential:
Purpose: The purpose of Planning Are #1 is to permit and encourage
the development of single family detached dwelling units with a
density similar to RSF-7. This is for 104 units on 19.87 acres, which
will have a density of 5.23 units/acre.
Land Use Designation (Planning Area #1)
A. Permitted Uses:
Unit 1 City-wide uses by right
Unit 8 Single-family dwellings
Amberwood Place
Page 5
B. Conditional Uses:
Unit 2
City-wide uses by conditional use permit
Unit 3
Public protection & utility facilities
Unit 24
Home occupations
C. Density:
Acreage
19.87 acres
Number of Dwelling Units
104 units
Density
5.23 units/acre
Bulk and Area Regulations (1000 — 1250 s.f.)
D. Lot width minimum = 45 feet
E. Lot area minimum = 4500 square feet
F. Land area per dwelling unit = 4500 square feet (minimum).
G. Setback Requirements
Front Side Rear
15ft 5ft 208
H. Height Regulations: Structures in this district are limited to a
building height of 45 feet.
I. Building Area: Area occupied by all buildings shall not exceed 30%
of the total lot footage.
Site Planning
J. Screening and Landscaping: The screening and landscaping will
be provided as set forth in the Unified Development Code. The
subdivision covenants will require each lot to plant at least two
trees around the perimeter to act as a buffer in addition to the trees
and landscaping the developer will provide at the entrances, around
the turn -a rounds and in the green spaces.
K. Parking: All parking shall comply with chapter 172 of the Unified
Development Code.
Amberwood Place
Page 6
L. Architectural Design Standards: Conceptual architectural
renderings have been provided in Appendix A. It is the interest of
the developer to obtain approval of this PZD for construction of
single family detached houses. Please note that all of the houses in
PA #1 are accessed from alleys or shared drives. Garages shall be
attached or detached in the back of the houses. Houses in PA #2
and #3 have individual drives for each house. All houses will have
brick exterior with composite shingles with roof slopes of 7:12. All
yards will be sodded. Please refer to the appendix for exterior
elevations.
M. Signage: Signs shall be permitted and approved and shall be
installed in accordance with the Single -Family Unified Development
Code.
Planning Area #2: Single Family Residential:
Purpose: The purpose of Planning Are #2 is to permit and encourage
the development of single family detached dwelling units with a
density similar to RSF-4. This is for 43 units on 8.96 acres, which will
have a density of 4.80 units/acre.
A. Permitted Uses:
Unit 1 City-wide uses by right
Unit 8 Single-family dwellings
B. Conditional Uses:
Unit 2
City-wide uses by conditional use permit
Unit 3
Public protection & utility facilities
Unit 24
Home occupations
C. Density:
Acreage
8.96 acres
Number of Dwelling Units
43 units
Density
4.80 units/acre
Ambetwood Place
Page 7
Bulk and Area Regulations (1250 — 1700 S.F.)
D. Lot width minimum = 60 feet
E. Lot area minimum = 6000 square feet
F. Land area per dwelling unit = 6000 square feet (minimum)
G. Setback Requirements:
Front Side Rear
15ft 5ft 20ft
H. Height Regulations: Structures in this district are limited to a
building height of 30 feet.
I. Building Area: The area occupied by all buildings shall not exceed
30% of the total lot footage.
Site Planning
J. Screening and Landscaping: The screening and landscaping will
be provided as set forth in the Unified Development Code. The
subdivision covenants will require each lot to plant at least two
trees around the perimeter to act as a buffer in addition to the trees
and landscaping the developer will provide at the entrances, around
the turn -a rounds and in the green spaces.
K. Parking: All parking shall comply with chapter 172 of the Unified
Development Code.
L. Architectural Design Standards: Conceptual architectural
renderings have been provided in Appendix A. It is the interest of
the developer to obtain approval of this PZD for construction of
single family detached houses with a front porch. Please refer to
the appendix for exterior elevations.
M. Signage: Signs shall be permitted and approved and shall be
installed in accordance with the Single -Family Unified Development
Code.
Amberwood Place
Page 8
Planning Area #3: Single Family Residential:
Purpose: The purpose of Planning Area #3 is to permit and
encourage the development of single family detached dwelling units
with a density similar to RSF-4. This is for 30 units on 11.15 acres,
which will have a density of 2.70 units/acre.
A. Permitted Uses:
Unit 1 City-wide uses by right
Unit 8 Single-family dwellings
B. Conditional Uses:
Unit 2
City-wide uses by conditional use permit
Unit 3
Public protection & utility facilities
Unit 24
Home occupations
C. Density:
Acreage 11.15 acres
Number of Dwelling Units 30 units
Density 2.70 units/acre
Bulk and Area Regulations
(2000 SF and up for lots 153-169, 1700 SF to 2000 SF for remaining lots)
D. Lot width minimum = 68 feet
E. Lot area minimum = 7,000 SF (Lots 170 — 183)
10,000 SF (Lots 153 —169)
F. Land area per dwelling unit = 7000 square feet (minimum)
G. Setback Requirements:
Front Side Rear
15ft 8ft 208
H. Height Regulations: Structures in this district are limited to a
building height of 30 feet.
Amberwood Place
Page 9
I. Building Area: The area occupied by all buildings shall not exceed
30% of the total lot footage.
Site Planning
J. Screening and Landscaping: The screening and landscaping will
be provided as set forth in the Unified Development Code. The
subdivision covenants will require each lot to plant at least two
trees around the perimeter to act as a buffer in addition to the trees
and landscaping the developer will provide at the entrances, around
the turn -a rounds and in the green spaces.
K. Parking: All parking shall comply with chapter 172 of the Unified
Development Code.
L. Architectural Design Standards: Conceptual architectural
renderings have been provided in Appendix A. It is the interest of
the developer to obtain approval of this PZD for construction of
single family detached dwellings. Please refer to the appendix for
exterior elevations.
M. Signage: Signs shall be permitted and approved and shall be
installed in accordance with the Single -Family Unified Development
Code.
Amberwood Place
Page 10
G. MASTER DEVELOPMENT PLAN AS COMPARED TO CURRENT
ZONING REQUIREMTNS
A. PA -I (Single Family)
Existing Zoning
Proposed Zoning
R -A Residential -A ricultural
PA -1 (Single Family(
'5 :`, PermittedUnes
.. „ .. ,.'5,
Unit I
City-wide uses by right
Unit 1
City-wide uses by right
Unit 3
Public protection and utility facilities
Unit 8
Single-family dwellings
Unit 6
Agriculture
Unit 7
Animal husbandry
Unit 8
Single-family dwellings
Unit 9
Two-family dwellings
Unit 37
Manufactured homes
a
£ ;
�,€ s ".,firmtlrtronata4Gnes�fN
,
kK .< "
Unit 2
City-wide uses by conditional use
Unit 2
permit
City-wide uses by conditional use permit
Unit 4
Cultural and recreational facilities
Unit 3
Public protection and utility facilities
Unit 20
Commercial recreation, large sites
Unit 24
Home occupations
Unit 24
Home occupations
Unit 36
Wireless communications facilities
Acreage jjj 19.87 acres
Units per acre
One-half Dwelling Units 104 units
Density 5.23 units/acre
,�, �Bpik dild`Area
Rb "aflations ti .
Lot width minimum
200 ft.
45 ft
Lot Area Minimum
Residential
2 acres
4,500 sq. ft.
Land area per
2acres
4500 sq. ft.
dwellin unit
,
.;,Setback$e uireroents > -
Front
25 ft 15 ft
Side
20 ft
5 ft
Rear
258
20 ft
'55'5'55 i Het �ttRe
51r'e7n�dts
There shall be no maximum height limits in the A-1 District,
provided, however, that any building which exceeds the height of 15
feet shall be setback from any boundary line of any residential
district a distance of 1.0 foot for each foot of height in excess of 15
Maximum building height of 45 feet.
feet. Such setbacks shall be measured from the required setback
lines.
-sultlrn
Ar`
None
On any lot, the area occupied by all the buildings shall not
exceed 30% of the total area of such lot.
Ambeiwood Place
Page 11
A. PA -2 (Single Family)
Existing Zoning
Proposed Zoning
R -A Residential -Agricultural
PA -2 (Single Family)
u.'.R,ermttidtlses
a,
Unit 1
City-wide uses by right
Unit 1
City-wide uses by right
Unit 3
Public protection and utility facilities
Unit 8
Single-family dwellings
Unit 6
Agriculture
Unit 7
Animal husbandry
Unit 8
Single-family dwellings
Unit 9
Two-family dwellings
Unit 37
Manufactured homes
Unit 2
Oonddionat
City-wide uses by conditional use
permit
Uses
Unit 2
' 3 .
City-wide uses by conditional use permit
Unit 4
Cultural and recreational facilities
Unit 3
Public protection and utility facilities
Unit 20
Commercial recreation, large sites
Unit 24
Home occupations
Unit 24
Home occupations
Unit 36
Wireless communications facilities
•'" �..., Aeni
Units per acre One-half
,.' a�
Acreage
:::; 3r.,.w...,
8.96 acres
Dwelling Units
43 units
Density
4.80 units/acre
-_<
_• _
Lot width minimum 200 ft.
60 ft
Lot Area Minimum
Residential 2 acres
6,000 s . ft.
Land area per 2acres
dwellin unit
6,000 sq. ft.
...,Setback.3ie'uiements,..::,
Front
. ________•_.
15ft
Side_255
20 ft
5 ftRear25
ft
20 ft
Het hutCeta trien .
There shall be no maximum height limits in the A-1 District,
provided, however, that any building which exceeds the height of 15
feet shall be setback from any boundary line of any residential
district a distance of 1.0 foot for each foot of height In excess of 15
feet. Such setbacks shall be measured from the required setback
lines.
Maximum building height of 45 feet.
;.$dtldir
None
J\rea.
On any lot, the area occupied by all the buildings shall not
exceed 30% of the total area of such lot.
Amberwood Place
Page 12
A. PA -3 (Single Family)
Existing Zoning
Proposed Zoning
R -A Residential -Agricultural
PA -3 (Single Family)
Permrtted;Usee.
s
Unit 1
City-wide uses by right
Unit 1
City-wide uses by right
Unit 3
Public protection and utility facilities
Unit 8
Single-family dwellings
Unit 6
Agriculture
Unit 7
Animal husbandry
Unit 8
Single-family dwellings
Unit 9
Two-family dwellings
Unit 37
Manufactured homes
2ConditiooalUses, a..,.,n.:�
Unit 2
City-wide uses by conditional use
permit
Unit 2
City-wide uses by conditional use permit
Unit 4
Cultural and recreational facilities
Unit 3
Public protection and utility facilities
Unit 20
Commercial recreation, large sites
Unit 24
Home occupations
Unit 24
Home occupations
Unit 36
Wireless communications facilities
< a. Diener
w
may '�
Units per acre
One-half
Acreage
11.15 acres
Dwelling Units
30 units
Density
2.70 units/acre
Lot width minimum
200 ft.
68 ft
Lot Area Minimum
Residential 2 acres
7000 sq. ft. (Lots 170-183); 10,000 sq. ft. (Lots 153-169)
Land area per 2acres
dwelling unit
7,000 sq. ft.
&,.. -�e^'v ��, .,SeackRe
UtrQtllents ., ,T;� ,.�.,�.,;�,
Front 25 ft
loft
Side 20 ft
8 ft
Rear 25 ft
20 ft
HeihtRuiretYenbs ,,. ,
There shall be no maximum height limits in the A-1 District,
provided, however, that any building which exceeds the height of 15
feet shall be setback from any boundary line of any residential
district a distance of 1.0 foot for each foot of height in excess of 15
feet. Such setbacks shall be measured from the required setback
lines.
Maximum building height of 30 feet.
None
On any lot, the area occupied by all the buildings shall not
exceed 30% of the total area of such lot.
Amberwood Place
Page 13
Analysis of the Site Characteristics:
No environmentally hazardous, sensitive, or natural resource areas have been
found on this site.
H. RECREATIONAL FACILITIES:
The developer has previously met with the Parks Department and agreed to
donate land for Parks Credit on this project. The park land credit is located to the
Northeast and will eventually create a larger park that will extend from Rupple
Road to Broyles Street. The recreational facilities within the development include
the greenspaces that will provide connectivity from PA # 3 to PA # 2. These
green spaces will be landscaped and have pedestrian trails to provide
connectivity throughout the project. In addition, this project is less than 2 miles
from the Girls and Boys Club and about 1.50 miles from the school.
I. REASON FOR REZONING REQUEST:
The present zoning of this property is R -A. As previously mentioned, the 2007
Citizen Survey made by the U of A Survey Research Center for the City of
Fayetteville showed a strong interest in seeing more affordable housing and
more houses for first time buyers. 70% of the responders said there were too few
options for first time buyers and 79% of the respondents felt there were to few
affordable housing units. In addition, this developer has had numerous requests
for quality built affordable houses in this area. The land cost for more centrally
Amberwood Place
Page 14
located land is too expensive to provide attainable housing. Therefore we are
requesting this property be zoned as per this R-PZD.
J. RELATIONSHIP TO THE EXISTING AND ADJACENT LAND USES:
Property to the North of PA #1 is zoned R -A, and made up of 2-3 residence and
Legacy Pointe Subdivision is approximately 200' north of Dot Tipton Road. Other
surrounding property is generally larger parcels of property. The City limits are at
Double Springs Road (West is Farmington). Windsor Subdivision is to the South
of PA #3 and is partially constructed. Traffic from Amberwood will access Dot
Tipton and travel east or west. This property is in the Farmington School District
and access will be by Double Springs or 54th Street. It is anticipated that this
project will not be built out until 2013 or 2014 at which time, continued growth will
occur in this area. It is true that if this project were built in the next year it would
not be similar to the surrounding uses, but with build out not expected for another
5-6 years growth will occur in this area. We feel this will be a much better fit in
the future for this area rather than developing larger (1-2 acre) lots now that will
not conform to the surrounding properties in the future.
K. COMPLINACE WITH CITY OF FAYETTEVILLE PLAN 2025:
The intent of this Conceptual PZD is to provide attainable housing while at the same
time focusing on traditional town form. We feel this development will provide this by
creating a unique community environment through the use of shared drives and alleys
while promoting walk ability using designated green spaces throughout the
development. It is true that this project is proposed on pastureland on the west side of
Amberwood Place
Page 15
town and is generally surrounded by large rural residential lots. With build out not
anticipated for 5-6 years, surrounding use will look different in the future — growth will
occur in this area. In fact in the last 5 — 8 years, the following projects were built; Legacy
Pointe Phase 1,2,3,4,&5, Silver thorn Subdivision, and further to the northeast is
Persimmon Place, Cross Keys and Rupple Row. An argument could be made that this
project represents infill within this area.
Concerning urban sprawl, I believe the meaning is somewhat subjective.., my thought is
that the sprawl represents proposed growth in the "hinterland" — out in the Country. As
mentioned above, growth has been allowed in the immediate area in the past to the
north and that didn't represent sprawl. You can ride a bike or walk to the Girls and Boys
Club since it is only 1.5 miles away. I don't think it is fair to imagine this project being
similar to Washington/Willow or Wilson Park.
Concerning City goal #3 — to make a traditional town form, I do believe we are creating
a neighborhood with a variety of single family detached houses. We have attempted to
provide houses with front and rear access, attached and detached garages. There will
not be a variety of uses — that is no businesses will be located in this project.
Goal #4 is to grow a livable transportation network. As mentioned, we have provided
landscaped green spaces with pedestrian trails, throughout the different planning areas,
to connect the whole neighborhood and promote walking or riding a bike from this
neighborhood to the surrounding areas.
Goal #5 is to provide a green network. We have planned for this by calling for a
greenbelt from Double Springs Road into PA #2. Also we have provided centrally
located parks within each planning area.
Amberwood Place
Page 16
Concerning goal #6 — creating attainable housing, this PZD is our best attempt to
provide quality built units with a variety of other houses (PA #2 and PA #3). PA #1 is
more specifically intended for attainable houses with an option of rear alley access or
shared drives. We feel these neighborhoods are pedestrian friendly however we do not
plan to provide businesses within this project. We believe that a more likely location for
business is at the corner of Double Springs Road and Wedington. (0.8 miles north)
L. TRAFFIC STUDY:
As mentioned, the developer has met with the City Street Department and has agreed
to donate $150,000.00 to the City to pave Dot Tipton from this property east to 54th
Street. In addition, this developer will improve Dot Tipton the full length of the
development. Once again, this cost share has not been approved by the City Council at
this time. Also the developer will be providing engineering, material and labor to
improve two drainage problems along 54 Street. If a traffic study is required, we will
provide this at the appropriate time.
M. IMPACTS ON CITY SERVICES:
There are no significant impacts to city services associated with this project. Water and
sewer have been addressed in other areas of the booklet. Waste will be managed by
each single family dwelling being assigned a plastic trash container in accordance with
the City of Fayetteville waste management practices.
Amberwood Place
Page 17
N. STATEMENT OF COMMITMENTS:
1) Dedication of Public Facilities:
This project will consist of public streets, which will be dedicated to the
City of Fayetteville. Utility infrastructure will be dedicated to the City of
Fayetteville and utility easements will be dedicated by the Final Plat.
2) On or Off -Site Improvements:
The development of on or off -site infrastructure necessary to serve this
project shall be completed prior to Final Plat approval.
3) Natural Resources and Environmentally Sensitive Areas:
There are no known natural resources or environmentally sensitive areas
on this site.
4) Project Phasing Restrictions:
As mentioned previously, we anticipate submitting PA #1 preliminary plat
in Nov 2008. PA #1 will have 2 phases and we estimate that PA #2 will be
built out in 3.0 years. PA #2 will be submitted Jan. 2012 and built out in
Dec. 2013 (2 years) and PA #3 submitted in Jan. 2014 and built out in Jan
2015 (1 year) for a total of 6 years.
5) Fire Protection:
This project will be served by the Fayetteville Fire Department. The
closest station is on Rupple Road which is about 1.9 miles east.
6) Other Commitments Imposed by the City:
There are currently no other commitments imposed by the City.
7) Parks, Trails, and Open Space Commitments:
Tree preservation and protection will be implemented in accordance with
the City of Fayetteville Code of Ordinances Title XV Unified Development
Code: Chapter 167 Tree Preservation and Protection. As previously
mentioned the developer has met with the Park Department and agreed to
donate land in lieu of money. This land is located to the Northeast and
eventually will create a large park that will extend from Ripple Road to
Broyles Street. In addition, this project will dedicate a minimum of 3.5
Amberwood Place
Page 18
acres of public open space with pedestrian trails built by developer and
maintained by POA.
8) Proposed Preliminary Building Elevations:
Conceptual architectural elevations are provided in Appendix A at the end
of this booklet.
O. DEVELOPMENT STANDARDS. CONDITIONS. AND REVIEW
GUIDELINES:
1) Screening and Landscaping
At present there are very few existing trees on this property. Before each
house is finished at least one tree is required in the front of each house
and a minimum of two tress on the exterior perimeter of each lot. The
house owner will be required to maintain the trees. Also, the developer
will be landscaping with trees, shrubs and raised landscape beds at the
entrances and in common areas around the project.
2) Traffic and Circulation:
Connectivity will be provided to the east, south, and north. Dot Tipton
Road will be improved from Double Springs Road to 54th Street.
3) Parking Standards:
Parking will be provided in driveways and garages to minimize parking on
the street.
4) Perimeter Treatment:
As noted earlier all lot owners will be required to plant 2 trees along the
perimeter of the property. The developer will also provide fencing and
landscaping around the perimeter in all common areas. The lot owners will
also be responsible for constructing a privacy fence around their lot. The
covenants will state the type and style of fence to be constructed in order
to assure that the perimeter fencing will be consistent throughout the
development.
5) Sidewalks:
Ambetwood Place
Page 19
Sidewalks will be designed and constructed on both sides of the proposed
streets.
6) Street Lights:
Street lights will be designed and constructed in accordance with the
Unified Development Code.
7) Water:
Water lines will be designed and constructed in accordance with the City
of Fayetteville Water and Sewer Specifications.
8) Sewer:
Sewer lines will be constructed in accordance with the City of Fayetteville
Water and Sewer Specifications.
9) Streets and Drainage:
Streets and drainage will be designed and constructed in accordance with
the Unified Development Code.
10) Construction of Non -Residential Facilities:
Exterior fence will be installed at the time of house construction along with
trees for each lot. Public green space, including the landscaping, trails,
trees, and privacy fence, will be installed at the time the infrastructure is
built for each planning area.
11) Tree Preservation:
Tree preservation and protection will be implemented in accordance with
Section 167 of the Unified Development Code.
12) Architectural Design Standards:
Conceptual architectural renderings are provided at the end of this
booklet.
13) Signage:
Signage will be permitted in accordance with the regulations for single
family residential subdivision, pursuant to Ch 174 of the UDC.
14) View Protection:
We are not anticipating that any improvements to this property will impact
any view of surrounding properties.
Amberwood Place
Page 20
15) Revocations:
The developer understands causes for revocation and will take all
measures necessary to avoid revocation.
16) Covenants, Trusts, and Homeowner Associations:
The developer will create a property owners association for the purpose of
owning and maintaining the common landscape areas. The developer will
prepare protective covenants to establish home building standards.
17) Intent/Purpose of PZD Ordinance:
Utilizing a PZD allows for slight modification to traditional setbacks, lot
width and lot area minimums. On this project we are requesting a 15' front
setback with a 5' side setback. This allows us to maximize the use of the
lot and move the houses closer to the street. In addition, we have provided
a variety of house sizes;
PA #1 ........................1000 SF - 1250 SF
PA #2 ........................1250 SF - 1700 SF
PA #3 ........................1700 SF and 2000 SF +
All houses will be all brick with sodded yards. PA #1 can be accessed by
way of rear alley with attached or detached garages and also by way of
shared drives. PA #2 and PA #3 will be accessed by way of individual
drives form the street.
Green space is provided in each planning area and traffic calming round —
abouts planned for PA #2 and #3. In addition a pedestrian trail has been
provided in PA #3.
Overall density is 4.43 lots/ acre and the surrounding area is generally
large rural residential lots. However, we do not expect full build out for 5-6
years. Naturally growth will occur in the surrounding area.
In our opinion, this does not represent urban sprawl because in the last 5-
8 years the following subdivisions were built; Legacy Pointe Phase
1,2,3,4,&5, Silver thorn Subdivision, and further to the northeast is
Amberwood Place
Page 21
Persimmon Place, Cross Keys and Rupple Row. An argument could be
made that this project represents infill within this area.
Concerning infrastructure, a new sewer pump station has just been
installed that will accommodate this project. Also an 8" waterline has been
installed to this pump station. Street connectivity has been provided to the
north, south, east and west. The developer has agreed to donate
$150,000.00 to the City for paving Dot Tipton from Double Springs to 54`h
Street.
This project does not have any businesses planned within this
neighborhood. We did not feel that a convenience store would be
appropriate in this area. The closest business node is 0.80 miles to the
north at Double Springs and Wedington. In addition, the Girls and Boys
Club is located 1 '/2 miles to the east. The school is located about 1.70
miles away.
Regarding the use of natural features of this property, there is an existing
farm pond that is relatively small and is not significant enough to
incorporate into the layout. There is a drainage path that runs through PA
#1 and we will be installing a detention pond on the south property line.
Please note that this pond is heavily landscaped and will be a feature
(green space) in this area. There are no significant trees on this site and
more trees will exist on this site after developed.
In summary, at the present time the surrounding area is larger residential
tracts but we do not expect a build out for 5-6 years. Legacy Point Phase
Amberwood Place
Page 22
4 is about 200' to the north and as mentioned several other projects to the
north have been built therefore this is a continuation of what has already
been developed. This PZD would provide some attainable houses which
the City needs badly. Infrastructure currently exists except for Dot Tipton
Road which will be improved at the time PA #1 is constructed. Additional
services are available 0.8 miles to the north. The school is very accessible
as is the Girls and Boys Club.
Amberwood Place
Page 23
APPENDIX A
Amberwood Place
Page 24
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FAYETTEVILLE, ARKANSAS
LEGAL DESCRIPTION:
PART OF THE SEI/4 OF THE NE//4 OF SECTION 15 AND PART OF THE SWI/4
OF THE NW1/4 OF SECTION 14 ALL IN T16N, R51W IN WASHINGTON COUNTY,
ARKANSAS AND BEING DESCRIBED AS FOLLOWS: ,BEGINNING AT THE SE CORNER
OF SAID SEI/4, NE1/4 THENCE S89 46'03W 825.57 FEET, THENCE
N00°01'!8°W 788.63 FEET, THENCE S8 52'44W 448.54 FEET, THENCE
N00 29'58 E 159.86 FEET, THENCE N88°55'29"E 947.20 FEET, THENCE
SOO°02'!6'E 401.26 FEET, THENCE N89°57'44°E 328.25 FEET, THENCE
N00 15'06E 30.31 FEET, THENCE N89°56'37`E 196.61 FEET, THENCE
NO/15'52W 496.68 FEET, THENCE N87°!2'01E 84.38 FEET, THENCE
N89°42'27 E 514.78 FEET, THENCE SOO°07'57"W 502.35 FEET, THENCE
N89°53'47E 537.01 FEET, THENCE S00°II'49"W 536.03 FEET, THENCE
S89°54'I0•W 1320.92 FEET, THENCE S00°28'05W 55.08 FEET TO THE
P.O.B.; CONTAINING 39.98 ACRES MORE OR LESS SUBJECT TO EASEMENTS AND
RIGHT OF WAY OF RECORD.
FLOOD PLAIN NOTE:
THIS PROPERTY IS NOT AFFECTED BY THE 100 YEAR FLOOD
PLAIN AS PER FIRM #0514300084 D DATED 7-21-99.
Zoning & Land Use Plan
AMBERWOOD PLACE
Residential Planned Zonning District
FAYETTEVILLE, ARKANSAS
May 2008
OWNER/DEVELOPER
JR�IBCS, LLC.
P.O. Box 9180
Fayetteville, Arkansas 72702
PREPARED BY:
JORGENSEN & ASSOCIATES
CIVIL ENGINEERS • SURVEYORS
24 WEST Si1NERIDGE, SUITE) • FAYETTEVRLE, ARKANSAS 72703 • (479) 442-9127 • FAX (479)592.4907
GENERAL PROVISIONS
AUTHORITY
THIS PZD MASTER DE VELOPMENTPLANISAUTHnRJTFO.8Y SECTION 161 AND 166 PLANNED ZONING DISTRICTS OF THE
CITY OF FAYETT'RVLLLE UNIFIED DEVELOPMENT CODE. THE
PROVISIONS OF THIS PZD MASTER DEVELOPMENT PLAN
SHALL RUN WITH THE LAND. THE LANDOWNERS, THEIR
SUCCESSORS, HEIRS, OR ASSIGNS SHALL BE BOUNDBY
THIS MASTER DEVELOPMENT PLAN, AS AMENDED AND
APPROVED BY THE CITY COUNCIL.
ADOPTION
THE ADOPTION OF THE PZD MASTER DEVELOPMENT PLAN
SHALL EVIDENCE THE FINDING AND DECISIONS OF THE
FAYETTEVILLE CITY COUNCIL THAT THIS PLANNED ZONING
DISTRICT ARCADIAN COURT IS A' GENERAL CONFORMITY
WITH THE FAYETTEVILLE UNIFIED DEVELOPMENT CODE,
THE PROVISIONS OF THE PZD MASTER DEVELOPMENT PLAN
SHALL PREVAIL AND GOVERN THE DEVELOPMENT OF THE
ARCADIAN COURT, PROVIDED, HOWEVER, THAT WHERE
THE PROVISIONS OF THIS MASTER DEVELOPMENT PLANDO
NOT ADDRESS A PARTICULAR SUBJECT, TIIP RELEVANT
PROVISIONS OF THE CITY OF FAYETTEVILLE UNIFIED
DEVELOPMENT COD$, AS AMENDED, OR ANY OTHER
APPLICABLE RESOLUTIONS OR REGULATION OF THE CITY
OF FAYETTEVILLE.
ENFORCEMENT
TO FURTHER THE MUTUAL INTEREST OF THE RESIDENTS,
OCCUPANTS, AND OWNERS OF THE PZD MASTER
DEVELOPMENT PLANNND OF THE PUBLIC IN THE
PRESERVATIONOF THE INTEGRITY OF THE PLAN, THE
PROVISIONS OF THIS PLAN RELATING TO TIIE USE OF
LAND, STATEMENT OF COMMITMENTS, DEVELOPMENT AND
ARCHITECTURAL STANDARDS, AND THE LOCATION OF
COMMON OPEN SPACE SHALL RUN INFAVOR OF THE CITY
OF FAYETTEVILLE AND SHALL BE ENFORCEABLE AT LAW
OR INEQUITY BY THE CITY WITHOUT LIMITATIONONANY
POWER OR REGULATION OTHERWISE GRANTED BYLAW.
CONFLICT
WHERE THERE IS MORE THAN ONE PROVISION WITHIN THE
PZD MASTER DEVELOPMENT PLAN THAT COVERS THE SAME
SUBJECT MATTER, THE PROVISION WHICHIS MOST
RESTRICTIVE OR IMPOSES HIGHER STANDARDS OR
REQUIREMENTS SHALL GOVERN UNLESS DETERMINED
OTHERWISEBY THE ZONING AND DEVELOPMENT
ADMINISTRATOR.
MAXIMUM LEVEL OFDEVELOPMENT
THE TOTAL NUMBER OF DWELLINGS OR THE TOTAL
COMMERCIAL, BUSINESS, OR INDUSTRIAL INTENSITY
APPROVED FOR DEVELOPMENT WITHIN THEPLANNIHG
AREAS IS TEE MAXIMUMDEVELOPMENTREQUESTED FOR
PLATTING OR CONSTRUCTION. THEACTUALNUMBER OF
DWELLINGS OR LEVEL OF DEVELOPMENT FOR
COMMERCIAL, BUSINESS, OR INDUSTRIAL PROPERTIES MAY
BE LESS DUE TO SUBDIVISION OR SITE IMPROVEMENT
PLANREQUIREMENTS OR OTHER REQUIREMENTS OF THE
CITY COUNCIL.
PROJECT TRACKING
AT THE TIME OF SUBDI VISION FINAL PLAT OR LARGE
SCALE DEVELOPMENT THE APPLICANT SHALL PROVIDE A
SUMMARY OF THE DEVELOPMENT, TO DATE, TO THE
PLANNING DIVISION, IN ORDER TO ASSURE MAXIMUM
DEVELOPMENT LIMITS ARE NOT EXCEEDED.
INDEX OF SHEETS
! COVER SHEET
2 ZONING & DEVELOPMENT PLAN
3 MASTER DEVELOPMENT PLAN
PROPOSED ZONING & DEVELOPMENT STANDARDS
PLANNING AREA #1 PLANNING AREA #2 PLANNING AREA #3
iAW'q.tSLL ad4.1 /' "a tw CTi.t.E'I
A. 98 -2 [Single Family)
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AMBER WOOD PLACE
THIS SITE CONSISTS OF THREE PLANNING AREAS.
GRAPHIC SCALE
Ill m :96 Ntl 00
OWNER/DEVELOPER:
JRJRCS, LLC
PO BOX 9]40
IN FEET )
FAY£TTEVILLE, AR 72702
I Inch - 700 IL
(479) 444-4404
ENGINEER:
JORGENSEN 8 ASSOCIATES
CONSULTING ENGINEERS, INC.
124 WEST $59020005 SUITE 5
FAYETTEVILLE, AR 72703
(479) 442-9127
LEGAL DESCRIPTION:
PART OF THE SE114 OF THE ME114 OF SECTION IS AND PART Of THE
2511/4 OF THE NW(/6 OF SECTION 14. ALL IN T16N, R31W IN
WASHINGTON CO//STY, AR1/ANSAS AND RENO DESCRIBED AS FOLLOWS:
BEGINNING AT THE SE CORNER OF SAID SEI/4, NEI/4 THENCE
598'46'03W 025.57 FEET, THENCE 000'01'18W 788.63 FEET, THENCE
599'52'44'W 448.54 FEET, THENCE NOO'29'58'E 159-86 FEET, THENCE FL000 PLAIN NOTE:
N88°55'29'! 947.20 FEET, THENCE S00°0276 E 401.26 FEET, THENCE
N89°57'44 E 328-25 FEET, THENCE N00°15'06'! 30.31 FEET, THENCE THIS PROPERTY IS NOT AFFECTED BY THE 100 YEAR FLOOD
N89°56'37! 196.61 FEET, THENCE N0!'IS '52'W 496.68 FEET, THENCE PLAIN AS PER FIRM #35145(0584 D DATED 7-21-99.
N87°12'01E 84.38 FEET, THENCE 11109"42'27'E 5(4.70 FEET, THENCE
SOO'07'57'W 502.35 FEET, THENCE NB9°53'47"E 537.0] FEET, 7HENCE
$00°II'49'W 536.03 FEET, THENCE 589°54'10"W 1320.92 FEET, THENCE
S00°28'05'W 55.08 FEET TO THE P.O.B.; CONTAINING 39.98 ACRES
MORE OR LESS S11OJECT TO EASEMENTS AND RIGHT OF WAY OF RECORD-
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474 S A75
LEGAL DESCRIPTION:
PART OF THE SEl/4 OF THE 115/14 OF SECTION 15 AND PART OF THE
5811/4 OF THE NW1/4 OF SECTION 14 ALL IN TI6N, RJ1W IN
WASHINGTON COUNTY, ARKANSAS AND BEING DESCRIBED AS FOLLOWS:
BEGINNING AT THE SE CORNER OF SAID SEl/4, NEI/4 THENCE
S89°46'03'W 825.57 FEET, THENCE NDO°Of'18'W 788.63 FEET, THENCE
S89°52'44W 448.54 FEET, THENCE N0029 59U5 159.86 FEET, THENCE
N88`55'29E 947.20 FEET, THENCE S00°02'16E 401.26 FEET,, THENCE
N89 57`44 E 428.25 FEET, THENCE N00°15.06 -E 30.31 FEET, THENCE
018956 '37 E 196.61 FEET, THENCE N0101552`W 496.68 FEET, THENCE
N87°12'OIE 84.38 FEET, THENCE N89°42'27'E 514.78 PEST, THENCE
SOO°07'57'W 502.35 PEET. THENCE N89°5347'E 537.01 FEET, THENCE
SOS 011'49W 536.05 FEET, THENCE 589'54'10W 1320.92 FEET, THENCE
500 Z8'05'W 55.08 FEET TO THE FOB., CONTAINING 39.98 ACRES
MORE OR LESS SUBJECT TO EASEMENTS AND N(GNT OF WAY OF RECORD.
FLOOD PLAIN NOTE'
THIS PROP€RTY 1S NOT AFFECTED BY THE 100 YEAR FLOOD
PLAIN AS PER FIRM #05143COO84 D DATED 7.21.99.
LAND USE TABLE
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182
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100
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PC BOX 9160
FAYETTEVILLE, AR 72702
(479) 444-8404
ENGINEER:
JORGENSEN S ASSOCIATES
CONSULTING ENGINEERS, INC.
124 WEST SUNBRIDGE SUITE 5
FAYETTEVILLE, AR 7270.1
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PLAT PAGE,
474 8 475
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AMBER WOOD PLACE
LAND USE & ZONING PZD
FAYETTEVILLE, AR
Revised October 14, 2008
Revised February 2, 2009
Revised March 10, 2009
Revised March 30, 2009
Owner
JRJBCS, LLC
P.O. Box 9180
Fayetteville, AR 72703
TABLE OF CONTENTS
A. REPRESENTATIVE/CURRENT OWNERSHIP OF THE PROPERTY............................................1
B. SUMMARY (SCOPE, NATURE, AND INTENT)...........................................................................1-3
C. GENERAL PROJECT CONCEPT...................................................................................................3
1. Street and Lot Layout..........................................................................................................
3
2. Site Plan..............................................................................................................................
3
3. Buffer Areas........................................................................................................................
3
4. Tree Preservation................................................................................................................
4
5. Storm Water Detention Areas and Drainage......................................................................4
6. Undisturbed Natural Areas..................................................................................................4
7. Existing and Proposed Utility Connections and Extensions...............................................4
8. Development and Architectural Design Standards.............................................................4
9. Building Elevations..............................................................................................................
5
D. PROPOSED DEVELOPMENT PHASING AND TIME FRAME.......................................................5
E. PROPOSED PLANNING AREAS....................................................................................................
6
F. PROPOSED ZONING AND DEVELOPMENT STANDARDS....................................................6-10
G. MASTER DEVELOPMENT PLAN AS COMPARED TO CURRENT ZONING DISTRICT
REQUIREMENTS..........................................................................................................................
11
1. Planning Area#1:...................................................................................................
11
2. Planning Area#2:...................................................................................................
12
ANALYSIS OF THE SITE CHARACTERISTICS...........................................................................
13
H. RECREATIONAL FACILITIES.......................................................................................................
13
I. REASON FOR REZONING REQUEST....................................................................................13-14
J. RELATIONSHIP TO THE EXISTING AND ADJACENT LAND USES ..........................................
14
K. COMPLIANCE WITH CITY OF FAYETTEVILLE PLAN 2025 ..................................................14-15
L. TRAFFIC STUDY...........................................................................................................................
16
M. IMPACTS ON CITY SERVICES....................................................................................................
16
N. STATEMENT OF COMMITMENTS..........................................................................................16-19
1. Dedication of Public Facilities...........................................................................................
16
2. On or Off -Site Improvements............................................................................................
16
3. Natural Resources and Environmental Sensitive Areas..............................................16-18
4. Project Phasing Restrictions.............................................................................................18
5. Fire Protection...................................................................................................................
19
6. Other Commitments Imposed by the City.........................................................................
19
7. Parks, Trails, and Open Space Commitments..................................................................19
8. Proposed Preliminary Building Elevations........................................................................
19
O. DEVELOPMENT STANDARDS, CONDITIONS, AND REVIEW GUIDELINES .......................20-23
1. Screening and Landscaping.............................................................................................20
2. Traffic and Circulation.......................................................................................................
20
3. Parking Standards.............................................................................................................
20
4. Perimeter Treatment.........................................................................................................
20
5. Sidewalks..........................................................................................................................
20
6. Street Lights......................................................................................................................
20
7. Water.................................................................................................................................
21
8. Sewer................................................................................................................................
21
9. Streets and Drainage........................................................................................................21
10. Construction of Non -Residential Facilities........................................................................21
11. Tree Preservation..............................................................................................................
21
12. Architectural Design Standards........................................................................................
21
13, Signage.............................................................................................................................
21
14. View Protection................................................................................................................. 21
15. Revocations...................................................................................................................... 21
16. Covenants, Trusts, and Homeowner Associations...........................................................22
17. Intent/Purpose of PZD Ordinance................................................................................22-23
APPENDIXA............................................................................................................................................... 24
A. CURRENT OWNERSHIP OF PROPERTY AND REPRESENTATIVE
The owner of this property is JRJBCS, LLS, P.O. Box 9180, Fayetteville, AR 72703.
The representative for this project is David Jorgensen or Justin Jorgensen of Jorgensen
and Associates.
B. SUMMARY (SCOPE, NATURE. AND INTENT)
Amberwood Place is being presented as a land use and zoning conceptual PZD. This
39.98 -acre project site is located just south of Dot Tipton Road, east of Double Springs
and west of 54th Street. This property was annexed into the city of Fayetteville last year,
by the developer, at the suggestion of some of the ward alderman who also had
concerns and showed strong interest in the need for affordable housing in this area.
This project has three planning areas as follows;
Planning Area #1: single family units, 107 units, 16.32 acres, 6.56 units/acre
Planning Area #2: Two-family units, 38 units, 5.0 acres, 7.60 units/acre
Planning Area #3: Common Greenspace, 18.66 acres (46.67% of site)
Our original request for this PZD contained three planning areas with 182 total lots. The
first planning area to the east had smaller houses and planning areas 2 and 3 to the
west had increasing house sizes.
In this concept plan mixes house sizes and styles throughout the project from 950 sq. ft.
to 2000 sq. ft. We have also added PA #2, the two-family, to provide a mix of uses.
The intent of this Conservation Neighborhood is to create a unique community that
compliments the surrounding property by preserving over 45% of the natural landscape
onsite that will be an amenity to the neighborhood. The idea is to create smaller, higher
density, pockets of homes that will each have access and views to preserved open
spaces that will be connected to other conservation areas/common areas throughout
Amberwood Place
Page 1
the subdivision. This can be done by utilizing, maintaining and connecting the existing
site features to new green spaces created throughout the subdivision with a central
neighborhood park in the middle. Over forty five percent of the total site's buildable
area has been maintained or zoned as conservation areas and green space. We have
designed these smaller pockets of lots around these areas creating a community -wide
open space network.
House sizes range from 950 sq. ft. to 2000 sq. ft and will be mixed together throughout
the site. There is a mixture of shared drives, front access drives, rear access drives, and
detached garages. Two-family lots have been placed at intersections and on alley lots
in order to blend into the surrounding single-family without creating an isolated
economic area in any one part of the project.
Residents who participated in the 2007 Citizen Survey made by the U of A for the City
of Fayetteville, showed a strong interest in seeing more affordable housing and more
houses for first time home buyers. There are too few options for the first time buyers
(70% of the responders) and 79% of the respondents felt that there were too few
affordable housing units. To that end, this project will focus on "attainable" housing
without creating an isolated node of all small homes within the subdivision. House
sizes will vary throughout the project except on the west side. While the focus of this
PZD is on "attainable" houses the intent is to create a conservation neighborhood that
promotes a community feel and preserves the sites and surrounding properties natural
features.
This revised PZD differs from the original in that we are committing to preserving as
much natural undisturbed areas as possible in an attempt to complement the natural
surroundings. This is achieved by creating areas of clustered homes with smaller lots
that surround pockets of greenspace that are connected to the centrally located park.
These large undisturbed areas were selected to preserve natural features such as a
fishing pond to the west and an area to the east which has a natural drainage path.
These drainage paths will include bio-swales to help slow down and filter storm water
Amberwood Place
Page 2
run-off. In addition, we have planned for large, sweeping curves that will add more
character to the neighborhood.
In addition, the developer has met with the City Street Committee and has agreed to
donate $150,000.00 to the City for the City to pave Dot Tipton from Double Springs
Road to 54th Street 24' wide. However; the City Council has not approved a cost share
for these street improvements at this time, The developer will also install curb and
gutter, and storm drainage on the South side of Dot Tipton where this project touches
Dot Tipton.
With the new sewer pump station just installed on the south boundary and the new
waterline installed at this same point and with agreed improvements to Dot Tipton Road,
we feel we have addressed the concerns the City may have about infrastructure.
One other point of interest is that this developer will not only install all of the water,
sewer, street and storm drainage for this subdivision, but will also build out most of the
houses planned. This insures that we have a final product envisioned by the developer.
C. GENERAL PROJECT CONCEPT
1) Street and Lot Layout: This plan contains clustered groups of houses with
smaller lots that open up to large undisturbed areas. Streets have been planned
to preserve these open areas. The streets tend to follow the contours with long
sweeping curves. The lots are designed around the open and commen spaces
to allow for a green community network while maintaining the desired density.
2) Site Plan: As mentioned earlier this site has been designed to maximize and
connect conservation areas and new community green spaces. Pockets of
homes have been designed around these open spaces that will be connected,
through green ways and pedestrian trails, all through the subdivision creating a
community green network.
3) Buffer Areas: Currently there are very few trees on this property or around it.
Trees will be planted in various open areas and they will be maintained by the
Amberwood Place
Page 3
property owners association. There are areas adjacent to Dot Tipton Road that
will remain undisturbed pasture to act as a buffer. The developer also plans to
create a buffer through the use of raised landscaped beds along the boundary.
4) Tree Preservation: As per the present City ordinance, tree preservation will be
required. Coordination with utility companies and other infrastructures will be
important to preserve any existing trees while many more trees will be
planted.(see above)
5) Storm Water Detention Areas: A storm water detention pond is planned on the
south side of this project to insure that post development flow does not exceed
predevelopment. In addition, we will also utilize bio-swales and raingardens to
store and clean the water before being discharged offsite.
6) Undisturbed Natural Areas: There are three main natural areas onsite that will
remain undisturbed and will be complemented by smaller pockets of open space.
Currently there is a large pond in the northwest corner that will be maintained for
a neighborhood park area. This area consists of roughly 2.76 areas and will
include a community pavilion, gazebo, dock, and pedestrian trails that connect
the rest of the PZD. The second area is a 2.32 acre park area located in the
middle of the property that will be donated to the City or preserved as a private
neighborhood park. This area will include raingardens, bio-swales and green belt
connectivity to other parts of the property. Parts of this area will be mowed while
some parts will remain open prairie. The third area is on the east side and
contains 1.89 acres. This area will serve as open space and may be used for a
community garden, bio-swales and pocket open/green space.
7) Existing and Proposed Utility Connections and Extensions: An 8" sewer line and
a pump station have been installed to service this proposed PZD along with
Legacy Heights Ph 1, 2, and 3.This pump station is operational. In addition, an 8"
waterline has been extended from Legacy Heights into this subdivision.
8) Development and Architectural Design Standards: House sizes will be mixed
from 950 sq. ft. up to 2000 sq. ft. All houses will have a front porch and setbacks
will be 10 foot front with 0' foot side. There are a mixture of shared drives, rear
Amberwood Place
Page 4
access drives and front access as well as some detached garages. Please refer
to the Appendix A for additional details.
9) Building Elevations: Exterior Elevations and site -layout have been included for
your review. (Appendix A)
D. PROPOSED DEVELOPMENT PHASING AND TIME FRAME
After approval of this zoning and land use PZD, we will then submit a preliminary plat.
This PZD will be submitted in three phases. The developer will build houses in Phase 1
first and will continue to build in Phase 2 and Phase 3 as the demand is needed. Dot
Tipton Road will be built along with Phase 1 (entire length from Double Springs to 54tn
Street). The anticipated time frame for build out of Phase 1 and the subsequent phases
is as follows:
Phase 1 Submit preliminary plat May, 2009
Start construction July, 2009
Finish construction Nov, 2009 (infrastructure)
Build houses Nov — Dec. 2010
Phase 2 Submit Preliminary Plat Jan. 2012
Start Construction March 2012
Finish Construction Nov. 2012 (infrastructure)
Build Houses Dec. 2012 — Dec 2013
Phase 3 Submit Preliminary Plat Jan. 2014
Start Construction March 2014
Finish Construction Dec. 2014 (infrastructure)
Build Houses Jan 2015
Phase 1: 2.75 years to complete (May 2009 — Dec. 2011)
Phase 2: 2 years to complete (Jan. 2012 — Dec. 2013)
Phase 3: 2 years to complete (Jan. 2014 — Dec. 2015)
*See Zoning & Development Plan for Phase Lines
Amberwood Place
Page 5
E. PROPOSED PLANNING AREAS
This project has three planning areas.
Planning Area #1 16.32 Acres (107 Lots)
Planning Area #2 5.00 Acres (38 Lots)
Planning Area #3 18.66 Acres (11 Lots)
F. PROPOSED ZONING AND DEVELOPMENT STANDARDS
Planning Area #1: Single Family Residential:
Purpose: The purpose of this PZD is to permit and encourage the
development of single family dwelling units with a density similar to RSF-4
This is for 107 units on 16.32 acres, which will have a density of 6.56
units/acre.
Land Use Designation
A. Permitted Uses:
Unit 1
City-wide uses by right
Unit 8
Single-family dwellings
Unit 41
Accessory Dwellings
B. Conditional Uses:
Unit 2
City-wide uses by conditional use permit
Unit 3
Public protection & utility facilities
Unit 24
Home occupations
C. Density.
Acreage
16.32 acres
Number of Dwelling Units
107 units
Density
6.56 unitslacre
Bulk and Area Regulations
D. Lot width minimum = 26.93 feet
E. Lot area minimum = 3,591 square feet
F. Land area per dwelling unit = 3,591 square feet (minimum).
Amberwood Place
Page 6
G. Setback Requirements
Front Side Rear
loft Oft loft
*All lots with a 0 ft side setback on one side must have a 9' side setback
on the other side and a 10' separation from structures (eave-to-eave) on
both sides. Buildings are subject to minimum building separation, fire wall
ratings, etc. in accordance with building code.
H. Height Regulations: Structures in this district are limited to a
building height of 45 feet.
I. Building Area: Area occupied by all buildings shall not exceed 56%
of the total lot area.
Site Planning
J. Screening and Landscaping: The screening and landscaping will
be provided as set forth in the Unified Development Code. The
subdivision covenants will require each lot to have at least two
trees in addition to the trees and landscaping the developer will
provide at the entrances, around the turn -a rounds and in the green
spaces.
K. Parking: All parking shall comply with chapter 172 of the Unified
Development Code.
L. Architectural Design Standards: Conceptual architectural
renderings have been provided in Appendix A. It is the interest of
the developer to obtain approval of this PZD for construction of
single family detached houses. All houses will have a combination
of brick and siding exterior with composite shingles and roof slopes
of 7:12. The homes shall be constructed consistent with the
elevations and renderings provided in Appendix A. Homes shall be
designed with articulated facades facing the public street. Homes
located on Amberwood Park shall be designed with an articulated
facade facing the park and public street, where applicable. Front
facades of homes as they face the street or the park shall be varied
in color and material so that no two same facades are adjacent to
Amberwood Place
Page 7
or across the street from one another. Please refer to Appendix A
for exterior elevations.
M. Signage: Signs shall be permitted and approved and shall be
installed in accordance with the Single -Family Unified Development
Code.
Planning Area #2: Two -Family Residential:
Purpose: The purpose of this PZD is to permit and encourage the
development of two-family dwelling units with a density similar to RSF-8.
This is for 38 units on 5.00 acres, which will have a density of 7.60
units/acre.
Land Use Designation
A. Permitted Uses:
Unit 1
City-wide uses by right
Unit 8
Single-family dwellings
Unit 9
Two-family dwellings
Unit 41
Accessory Dwellings
B. Conditional Uses:
Unit 2
City-wide uses by conditional use permit
Unit 3
Public protection & utility facilities
Unit 24
Home occupations
I. Density.
Acreage
5.00 acres
Number of Dwelling Units
38 units
Density
7.60 units/acre
Bulk and Area Regulations
J. Lot width minimum = 30.0 feet
K. Lot area minimum = 3,024 square feet
L. Land area per dwelling unit = 3,024 square feet (minimum)
M. Setback Requirements
Front Side Rear
loft Oft loft
Amberwood Place
Page 8
*All lots with a 0 ft side setback on one side must have a 9' side setback
on the other side and a 10' separation from structures (eave-to-eave) on
both sides. Buildings are subject to minimum building separation, fire wall
ratings, etc. in accordance with building code.
N. Height Regulations: Structures in this district are limited to a
building height of 45 feet.
I. Building Area: Area occupied by all buildings shall not exceed 64%
of the total lot area.
Site Planning
J. Screening and Landscaping: The screening and landscaping will
be provided as set forth in the Unified Development Code. The
subdivision covenants will require each lot to have at least two
trees in addition to the trees and landscaping the developer will
provide at the entrances, around the turn -a rounds and in the green
spaces.
K. Parking: All parking shall comply with chapter 172 of the Unified
Development Code.
L. Architectural Design Standards: Conceptual architectural
renderings have been provided in Appendix A. It is the interest of
the developer to obtain approval of this PZD for construction of two-
family houses. All houses will have a combination of brick and
siding exterior with composite shingles and roof slopes of 7:12.
The homes shall be constructed consistent with the elevations and
renderings provided in Appendix A. Homes shall be designed with
articulated facades facing the public street. Homes located on
Amberwood Park shall be designed with an articulated facade
facing the park and public street, where applicable. Front facades
of homes as they face the street or the park shall be varied in color
and material so that no two same facades are adjacent to or across
the street from one another. Please refer to the Appendix A for
exterior elevations.
Amberwood Place
Page 9
M. Signage: Signs shall be permitted and approved and shall be
installed in accordance with the Single -Family Unified Development
Code.
Amberwood Place
Page 10
G. MASTER DEVELOPMENT PLAN AS COMPARED TO CURRENT
ZONING REQUIREMTNS
A. PA -1 (Single Family)
Existing Zoning
Proposed Zoning
R -A Residential -Agricultural
PA #1 (Single Family(
Permitted Uses
Unit 1
City-wide uses by right
Unit 1
City-wide uses by right
Unit 3
Public protection and utility facilities
Unit 8
Single-family dwellings
Unit 6
Agriculture
Unit 7
Animal husbandry
Unit 8
Single-family dwellings
Unit 9
Two-family dwellings
Unit 37
Manufactured homes
Conditional Uses
Unit 2
City-wide uses by conditional use
permit
Unit 2
City-wide uses by conditional use permit
Unit 4
Cultural and recreational facilities
Unit 3
Public protection and utility facilities
Unit 20
Commercial recreation, large sites
Unit 24
Home occupations
Unit 24
Home occupations
Unit 36
Wireless communications facilities
Density
Units per acre
One-half
Acreage
I 16.32 acres
Dwelling Units
107 units
Density
6.56 units/acre
Bulk and Area Regulations
Lot width minimum 200 ft. 26.93 ft
Lot Area Minimum
Residential I
2 acres
3,591 sq. ft.
Land area per I
dwelling unit
2acres
3,591 sq. ft.
Setback Re uirements
Front I
25 ft
105
Side
20 ft
0 ft (See note in F -C)
Rear
258
loft
Height Re uirements
There shall be no maximum height limits in the A-1 District,
provided, however, that any building which exceeds the height of 15
feet shall be setback from any boundary line of any residential
district a distance of 1.0 foot for each foot of height in excess of 15
feet. Such setbacks shall be measured from the required setback
lines.
Maximum building height of 45 feet,
Building
Area
None
On any lot, the area occupied by all the buildings shall not
exceed 56% of the total area of such lot.
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Page 11
B. PA -2 (Multi -Family)
Existing Zoning
Proposed Zoning
R -A Residential -Agricultural
PA#2 (Two -Family)
Permitted Uses
Unit 1
City-wide uses by right
Unit I
City-wide uses by right
Unit 3
Public protection and utility facilities
Unit 8
Single-family dwellings
Unit 6
Agriculture
Unit 7
Animal husbandry
Unit 8
Single-family dwellings
Unit 9
Two-family dwellings
Unit 9
Two-family dwellings
Unit 37
Manufactured homes
Conditional Uses
Unit 2
City-wide uses by conditional use
permit
Unit 2
City-wide uses by conditional use permit
Unit 4
Cultural and recreational facilities
Unit 3
Public protection and utility facilities
Unit 20
Commercial recreation, large sites
Unit 24
Home occupations
Unit 24
Home occupations
Unit 36
Wireless communications facilities
Density
Units per acre
One-half
Acreage
5.0 acres
Dwelling Units
38 units
Density
7.60 units/acre
Bulk and Area Regulations
Lot width minimum 200 ft. 30.0 ft
Lot Area Minimum
Residential
2 acres
3,024 sq. ft.
Land area per
dwelling unit
2acres
3,024 sq. ft.
Setback Re uirements
Front
25 ft
10 ft
Side
20 ft
0 ft (See note in F -G)
Rear
25 ft
tO ft
Height Re uirements
There shall be no maximum height limits in the A -I District,
provided, however, that any building which exceeds the height of 15
feet shall be setback from any boundary line of any residential
district a distance of 1.0 foot for each foot of height in excess of 15
feet. Such setbacks shall be measured from the required setback
lines.
Maximum building height of 45 feet.
Building
Area
None
On any lot, the area occupied by all the buildings shall not
exceed 42% of the total area of such lot.
Amberwood Place
Page 12
Analysis of the Site Characteristics:
No environmentally hazardous, sensitive, or natural resource areas have been found on
this site.
H. RECREATIONAL FACILITIES:
The developer has previously met with the Parks Department and agreed to donate
land offsite for Parks Credit on this project as well as 2.32 acres onsite for a future park.
The park land credit is located to the Northeast and will eventually create a larger park
that will extend from Rupple Road to Broyles Street. The recreational facilities within
the development include the greenspaces and conservation areas that will provide
connectivity. These open spaces will be landscaped and have pedestrian trails to
provide connectivity throughout the project. In addition, this project is less than 2 miles
from the Girls and Boys Club and about 1.50 miles from Owl Creek Elementary School.
The large open areas that are preserved include a pond to the west, a park in the
middle that provides connectivity throughout the property and an open spaces on the
east side.
All open spaces, community amenities and landscaping will be maintained and operated
by the POA. All meadows or native grasses shall be left undisturbed except for one
annual mowing. There shall be a 10' strip mowed short around all adjacent property
lines, trails and right-of-way in or around the meadows. There shall also be a 10' strip
mowed short around Amberwood Pond and any amenities in the meadows.
Amberwood Park shall be mowed short as needed throughout the year. All
maintenance to bio-swales and raingardens, including landscaping, shall be done by the
POA when erosion has become hazardous to the function or when deemed necessary
by the POA.
I. REASON FOR REZONING REQUEST:
The present zoning of this property is R -A. As previously mentioned, the 2007 Citizen
Survey made by the U of A Survey Research Center for the City of Fayetteville showed
Amberwood Place
Page 13
a strong interest in seeing more affordable housing and more houses for first time
buyers. 70% of the responders said there were too few options for first time buyers and
79% of the respondents felt there were to few affordable housing units. In addition, this
developer has had numerous requests for quality built affordable houses in this area.
The land cost for more centrally located land is too expensive to provide attainable
housing. Therefore we are requesting this property be zoned as per this R-PZD.
J. RELATIONSHIP TO THE EXISTING AND ADJACENT LAND USES:
Property to the North is zoned R -A, and made up of 2 to 3 residences and Legacy
Pointe Subdivision is approximately 200' north of Dot Tipton Road. Other surrounding
property is generally larger parcels of property. The City limits are at Double Springs
Road (West is Farmington). Windsor Subdivision is to the South of PA #3 and is
partially constructed. Traffic from Amberwood will access Dot Tipton and travel east or
west. This property is in the Farmington School District and access will be by Double
Springs or 54th Street. It is anticipated that this project will not be built out until 2015 at
which time, continued growth will occur in this area. It is true that if this project were built
in the next year it would not be similar to the surrounding uses, but with build out not
expected for another 5-6 years growth will occur in this area. We feel this will be a
much better fit in the future for this area rather than developing larger (1-2 acre) lots
now that will not conform to the surrounding properties in the future.
K. COMPLIANCE WITH CITY OF FAYETTEVILLE PLAN 2025:
The intent of this Conceptual PZD is to provide attainable housing while at the same
time creating a conservation neighborhood. We feel this development will provide this
by preserving the natural features and creating more open spaces that connect and
create a community green network. This community environment will be enhanced
through the use of green ways, shared drives, alleys, open spaces, etc. It is designed to
promote walkability and preserve the sites natural features. It is true that this project is
proposed on pastureland on the west side of town and is generally surrounded by large
Amberwood Place
Page 14
rural residential lots but the goal is to maintain this feel by the amount and placement of
conservation areas and green spaces preserved throughout the site. Along with
numerous green pockets and parks we are preserving 0.55 acres along Dot Tipton that
will remain undisturbed pasture/prairie to help maintain the feel of the surrounding
property. With build out not anticipated for 5-6 years, surrounding use will look different
in the future — growth will occur in this area. In fact in the last 5— 8 years, the following
projects were built; Legacy Pointe Phase 1,2,3,4,&5, Silver thorn Subdivision, and
further to the northeast is Persimmon Place, Cross Keys and Rupple Row. An argument
could be made that this project represents infill within this area.
Concerning urban sprawl, I believe the meaning is somewhat subjective.., my thought is
that the sprawl represents proposed growth in the "hinterland" — out in the Country. As
mentioned above, growth has been allowed in the immediate area in the past to the
north and that didn't represent sprawl. You can ride a bike or walk to the Girls and Boys
Club since it is only 1.5 miles away.
Concerning City goal #3 — to make a traditional town form, I do believe we are creating
a neighborhood with a variety of single family detached houses. Although there is no
commercial property we desire to complement the design efforts of traditional town form
through this Conservation Subdivision. There are a variety of house types with front
and rear access, attached and detached garages.
Goal #4 is to grow a livable transportation network. As mentioned, we have provided
landscaped green spaces with pedestrian trails, to connect the whole neighborhood and
promote walking or riding a bike from this neighborhood to the surrounding areas.
Goal #5 is to provide a green network. By preserving the natural features of this
property and connecting them to created green spaces through green ways we have
created a natural green network from the west side of the property to the east.
Concerning goal #6 — creating attainable housing, this PZD is our best attempt to
provide quality built units with a variety of other houses and with an option of rear alley
access or shared drives. We feel these neighborhoods are pedestrian friendly however
we do not plan to provide businesses within this project. We believe that a more likely
location for business is at the corner of Double Springs Road and Wedington (0.8 miles
north).
Ambeiwood Place
Page 15
L. TRAFFIC STUDY:
As mentioned, the developer has met with the City Street Department and has agreed
to donate $150,000.00 to the City to pave Dot Tipton from this property east to 54th
Street. In addition, this developer will improve Dot Tipton the full length of the
development. Once again, this cost share has not been approved by the City Council at
this time. Also the developer will be providing engineering, material and labor to
improve two drainage problems on Dot Tipton Road. If a traffic study is required, we will
provide this at the appropriate time.
M. IMPACTS ON CITY SERVICES:
There are no significant impacts to city services associated with this project. Water and
sewer have been addressed in other areas of the booklet. Waste will be managed by
each single family dwelling being assigned a plastic trash container in accordance with
the City of Fayetteville waste management practices.
N. STATEMENT OF COMMITMENTS:
1) Dedication of Public Facilities:
This project will consist of public streets, which will be dedicated to the
City of Fayetteville. Utility infrastructure will be dedicated to the City of
Fayetteville and utility easements will be dedicated by the Final Plat.
2) On or Off -Site Improvements:
The development of on or off -site infrastructure necessary to serve this
project shall be completed prior to Final Plat approval.
3) Natural Resources and Environmentally Sensitive Areas:
This projects commits to preserving and enhancing the existing pond and
natural drainage paths on the property and to utilizing Low Impact
Development storm water management techniques to help detain and
treat stormwater in order to minimize the overall impact on the
Amberwood Place
Page 16
environment. The goal of using LID is to promote the preservation of the
sites natural features that contribute to surrounding ecosystems while also
allowing the developer a unique way of reducing the infrastructure. The
following is a list and description of some eco-friendly practices that will be
implemented in this development:
• Bio-Retention (Rain Gardens)
Rain gardens are shallow landscaped depressions with a
soil mix and vegetation that is indusive to mimic the natural
hydraulic conditions by allowing stormwater to infiltrate into
the ground to be filtered and recharge the groundwater.
Amberwood currently has two rain gardens located on the
concept plat. We plan to use rain gardens in conjunction
with conventional development methods to maintain the
hydrologic functions of the pre -development landscape.
• Bio-Swales
Bio-swales will have the same basic principles as the rain
gardens but are placed throughout the site in accordance
with pre -development conditions in order to utilize and
enhance the natural drainage features already established.
They also help to slow down stormwater velocity thus
causing less erosion onsite and off. The more time the
Amberwood Place
Page 17
water spends in the bio-swales the better filtered it will be so
when it leaves the site it is cleaner and easier on the
environment.
Amberwood will utilize two main bio-swales to convey storm
water from the north portion of the site to the south while
removing silt and cleaning it of any pollutants before
recharging the ground or running offsite.
• Minimizing Site Disturbance
By minimizing the amount of site that will be disturbed we
can help maintain the sites original hydraulic conditions thus
reducing money in fertilizer and other stabilization
techniques. There are numerous areas throughout the site
that will remain undisturbed and be designated as common
greenspace.
Through the use of these eco-friendly practices Amberwood Place is
minimizing its impact on the environment thus supporting Fayettevilles
efforts in sustainability.
4) Project Phasing Restrictions:
Amberwood Place
Page 18
As mentioned previously, we anticipate submitting a preliminary plat in
May, 2009. Please refer to page 4 of this booklet for more details.
5) Fire Protection:
This project will be served by the Fayetteville Fire Department. The
closest station is on Rupple Road which is about 1.9 miles east.
6) Other Commitments Imposed by the City:
There are currently no other commitments imposed by the City.
7) Parks, Trails, and Open Space Commitments:
Tree preservation and protection will be implemented in accordance with
the City of Fayetteville Code of Ordinances Title XV Unified Development
Code: Chapter 167 Tree Preservation and Protection. As previously
mentioned the developer has met with the Park Department and has
agreed to donate land offsite in lieu of money in addition to the 2.32 acres
onsite. This land is located to the Northeast and eventually will create a
large park that will extend from Rupple Road to Broyles Street. In addition,
this project will preserve 18.66 (46.67% of total site) acres of common
greenspace that will be included in separate lots on the final plat. This
includes Amberwood park which is 2.32 acres and is centrally located in
the project that will be dedicated to the City. There will be concrete
sidewalks along the ROW as shown on the plat in addition to the
numerous pedestrian trails throughout the site connecting smaller pockets
of greenspace/common area with the centrally located Amberwood Park.
The pedestrian trails not located adjacent to ROW will be a type of mulch
over SB-2 or stabilized decomposed granite or stabilized crushed stone.
All of these trails will be built by the developer and maintained by the POA.
Any greenspace/common area amenities shown on the PZD plats will also
be built by the developer prior to Final Plat and maintained by the POA.
8) Proposed Preliminary Building Elevations:
Conceptual architectural elevations are provided in Appendix A at the end
of this booklet.
Amberwood Place
Page 19
O DEVELOPMENT STANDARDS, CONDITIONS AND REVIEW
GUIDELINES:
1) Screening and Landscaping:
At present there are very few existing trees on this property. Before each
house is finished at least one tree is required in the front of each house
and one in the rear. The house owner will be required to maintain the
trees. Also, the developer will be landscaping with trees, shrubs and
raised landscape beds at the entrances and in common areas around the
project as shown on the PZD plans.
2) Traffic and Circulation:
Connectivity will be provided to the east, south, and north. Dot Tipton
Road will be improved from Double Springs Road to 54th Street.
3) Parking Standards:
Parking will be provided in driveways and garages to minimize parking on
the street.
4) Perimeter Treatment:
As noted earlier all lot owners will be required to plant 2 trees on each lot.
The developer will provide landscaping in common areas. The lot owners
will be responsible for constructing a 4 foot tall ornamental fence around
their backyard. The covenants will state the type and style of fence to be
constructed in order to assure that the backyard fencing will be consistent
throughout the development. This will provide an area for children and
pets to be secure and still have an open view to the large open areas.
5) Sidewalks:
Sidewalks will be designed and constructed as shown on the concept
plan.
6) Street Lights:
Street lights will be designed and constructed in accordance with the
Unified Development Code.
Ambetwood Place
Page 20
7) Water:
Water lines will be designed and constructed in accordance with the City
of Fayetteville Water and Sewer Specifications.
8) Sewer:
Sewer lines will be constructed in accordance with the City of Fayetteville
Water and Sewer Specifications.
9) Streets and Drainage:
Streets and drainage will be designed and constructed in accordance with
the Unified Development Code.
10) Construction of Non -Residential Facilities:
Exterior fence will be installed at the time of house construction along with
trees for each lot. Public green space, including the landscaping, trails and
trees, will be installed at the time the infrastructure is built.
11) Tree Preservation:
Tree preservation and protection will be implemented in accordance with
Section 167 of the Unified Development Code.
12) Architectural Design Standards:
Conceptual architectural renderings are provided at the end of this
booklet.
13) Signage:
Signage will be permitted in accordance with the regulations for single
family residential subdivision, pursuant to Ch 174 of the UDC.
14) View Protection:
We are not anticipating that any improvements to this property will impact
any view of surrounding properties.
15) Revocations:
The developer understands causes for revocation and will take all
measures necessary to avoid revocation.
Amberwood Place
Page 21
16) Covenants, Trusts, and Homeowner Associations:
The developer will create a property owners association for the purpose of
owning and maintaining the common landscape areas. The developer will
prepare protective covenants to establish home building standards.
17) Intent/Purpose of PZD Ordinance:
Utilizing a PZD allows for slight modification to traditional setbacks, lot
width and lot area minimums. On this project we are requesting a 10' front
setback with a 0' side setback. This allows us to maximize the use of the
lot and move the houses closer to the street. In addition, we have provided
a variety of house sizes and alignments. All houses will be a combination
of brick and siding with sodded yards.
Green space is provided throughout this PZD and traffic calming round —
abouts planned. In addition pedestrian trails have been provided.
Overall density is 3.62 lots/ acre and the surrounding area is generally
large rural residential lots. However, we do not expect full build out for 5-6
years. Naturally growth will occur in the surrounding area.
In our opinion, this does not represent urban sprawl because in the last 5-
8 years the following subdivisions were built; Legacy Pointe Phase
1,2,3,4,&5, Silver thorn Subdivision, and further to the northeast is
Persimmon Place, Cross Keys and Rupple Row.
Concerning infrastructure, a new sewer pump station has just been
installed that will accommodate this project. Also an 8" waterline has been
installed to this pump station. Street connectivity has been provided to the
north, south, east and west. The developer has agreed to donate
$150,000.00 to the City for paving Dot Tipton from Double Springs to 54th
Street.
This project does not have any businesses planned within this
neighborhood. We did not feel that a convenience store would be
appropriate in this area. The closest business node is 0.80 miles to the
north at Double Springs and Wedington. In addition, the Girls and Boys
Amberwood Place
Page 22
Club is located 1 '/2 miles to the east. Owl school is located about 1.70
miles away.
Regarding the use of natural features of this property, we plan to preserve
a pond and surrounding area as open space. We will also preserve
several other large areas to the east and all of these areas will be
connected. We will be installing a detention pond on the south property
line with bio-swales leading to the pond. This pond will be heavily
landscaped and will be a feature (green space) in this area. There are no
significant trees on this site and more trees will exist on this site after
developed.
In summary, at the present time the surrounding area is larger residential
tracts but we do not expect a build out for 5-6 years, Legacy Point Phase
4 is about 200' to the north and as mentioned several other projects to the
north have been built therefore this is a continuation of what has already
been developed. This PZD would provide some attainable houses which
the City needs badly. Infrastructure currently exists except for Dot Tipton
Road which will be improved at the time Phase 1 is constructed. Additional
services are available 0.8 miles to the north. The school is very accessible
as is the Girls and Boys Club. We feel that this PZD will preserve large
open green spaces and be appropriate for this metropolitan fringe.
Amberwood Place
Page 23
APPENDIX A
Amberwood Place
Page 24
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Zoning 8 Land Use Plan
54 'a
OLE4
GENERAL PROVISIONS
M EL
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FAYETTE'JILLE, ARKANSAS
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:I Ill))!) /100/) PLAC L. 1'ROV IU6"I), /1O11/111/ THAT IV}1CRE
I)))' l'/t0V/_SION.S OF ! 11)5 51,/5 I}'! DFVELOP:4IFNT PLAN DO
FAYETTEVILLE, ARKANSAS
NOIADURFs3 A PAR TIC! 'I Al) 51O1 (TI/IFRELEVAN"T
PROVISI)NS' O]''I'HL (II )' OF' ) I )'1:l 1IE 191.1.E 1NIIllD
O)1/I OPMI-I/ Ti OO1' ,IS .11/1.10/I) OIt ANY OTHER
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loll RITII It IHI Vll It Al IN7 IL/l 51 O' 1111'71 sIDI;N'f5,
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UL /11/ O1'S)'), PLAN AND OF' 7111: PURL/C IN'THF
PRE.ST-I) VATION OF T}IF INTEGRT IT OP THE PLAN. TI/I'
PROVISIONS OF TATS PLANRFLA FINS TO Till USE OF
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M. 2009
LAND, .S'I /!Tl/1 NT O! COA4MII:\d7:.N'TS, DEVELOPA/ENT'ANT)
,�rCh
ARC))) 1 /1 IURAL STANDARDS, AND "I'HL LOCATIO,\OF
COMMON OPEN SPACE SIIALI. RIf.SIN FA 10110! "I'HG (Ill
OF PATI: I llVILLF AND SHALL. 131' INFORCIA III), AT 1.A 11'
OR IN 1101,/I! 13)' 1/IF/Ill N'ITHOL'T LI.491TATION ON AN}'
POWER OR REGULATION O11)15)) 151' GRAN"LE'T) NT (All.
C'ON'FL.I/I"
ll/Il RI /1/I I/E IS MORE THANON'E PROVISION WI'TI)IN 'THE
I'/1) MASTER DEVELOPA4LN] PL.A.N THAT COVERS Ti/I- .SAME
SUHIECT,YIA1TFR. T19E PROVISION /11)11)1/5 MOST
LEGAL DESCRIPTION:
RE.SIR/CONE OR IMPOSES 111O11111 STANDARDS OR
REQUII!/ SIENI S SHALL GOVERN UNLESS DlTF.RA41N'f'/)
PART OF THE SE//S OF THE NE//S OF SECTION 15 AND FART OF THE SW//S
OWNER/DEVELOPER
OTH/:RII.S'C III THI: ZONI\'G AND DEVGLOI'MENT
;1OI1IN/STRATO)).
OF THE NW)/4 OF SECTION 14 ALL IN T16N, R31W IN WASHINGTON COUNTY,
-
ARKANSAS AND BEING DESCRIBED AS FOLLOWS: BEGINNING AT THE SE CORNER
AIAX111( SI 1.1I'll. OI DI l FI.OPA41 \I
OF SAID SEI/4, NE)/4 THENCE S89 46'03"W 825.57 Ff ET, THENCE
J 2JBCS, LLC
NOO'S)'18"W 788.63 FEET, THENCE 589'52'44"W 448.:14 FEET, THENCE
rip Box 9160
T//f' 1O111 NUMHL7201 ONTL I.I\' SOIZ 11111O7 Al.
OMNII2C-I1L, Ill S7V155 O121NDf S1R111 /5/1 S'S/I'S
NOO°29'58"6 159.86 FEET, THENCE N88°55'29"E 947..'0 FEET, THENCE
APPROI LD I'OR 1)11 LLOI MC.\ 1' Ii II HI N ll7T I'L. i N\'I\'C,
SOO°02'16"E 401.26 FEET, THENCE N89°57'44E 328.25 FEET, THENCE
Fayettev'ile, Arkansas 72702
AREAS IS THE NA 1,5/111)/A DlV7;1O7',Mf,VI'R1-0115/')O FOR
NOO°15'06"E 30.3) FEET, THENCE N89'56 '37'S 196.61 FEET, THENCE
I')ATTING OR CONST11)/CIION. Ill-ACIIJALNIIMB1-ROE
NOI°15'52"W 496.68 FEET, THENCE NE? )2'01"E 84.38 FEET, THENCE
DIVI;LLINGS ORLTVELOFSly! >I.OPMINTFOR
COAIh9ER(IAL. BUSINESS, OR INDU.SIRI.AL }'ROPE12TOES :MA)'
N89'42'27"E 514.78 FEET, THENCE SOO°07'57"W 502.,55 FEET, THENCE
lit; LESS DUI: TO SU'13DIVISIO.N OR .SIT7: 1AIPRoVEMEN1'
N89°63'47"E 537.01 FEET, THENCE SOO°I1'49"W 536.03 FEET, THENCE
PLAN REQUIREMENTS OR OTHER /11-01Il/FMFNTS OF'IHE
S89°5410W 1320.92 FEET. THENCE 500°2805W 55.08 FEET TO THE
C.17VCOI,NCTI..
P.O.B.: CONTAINING 39.98 ACRES MORE OR LESS SUBJECT TO EASEMENTS AND
RIGHT OF WAY OF RECORD.
PRO.IEC'TTIlACKI\'G
A1'THE' TIME O1' SUBDIVISION 1'I,ti.A1 PL.) T (/11 /,IRGE
'NA!LE1)F VI;],OP,'.11:,\I'"/1/I API'/IC I'll S//Al . 1_ PRC/VID1:A
51,51101111/ /P IT{l, DIiI1i LOPA.E\7. 111 DA7'/:, '1O 1116
PLANNING DIVISION'. IS P1O)1-I) II) 1S5/Rh AIAXI.MI 11
O/ I'l l OPMEN7' LIMITS ARE 1O1/ SC'I'l l// D"
5 REPARED BY:
INDEX OF SHEETS
FLOOD NOTE:
- "----- -- --
-PLAIN
7 r �7
J ORGY A'� SEj °I & ASSOCIATES
I COVER SHEET
THIS PROPERTY IS NOT AFFECTED BY THE 100 YEAR FLOOD
015/1/ 1'. ""°R S a SURVEYORS
2 ZONING & DEVELOPMENT PLAN
PLAIN AS PER FIRM #0514300084 D DATED 7-.01-99._�I
4 Mn CT/AD fl/All/Al MOMCAIT P1 A.
PROPOSED ZONING 8 DEVELOPMENT STANDARDS
PLANNING AREA #1 PLANNING AREA #2 PLANNING AREA #3
A-fINGLE FAMILY -
1 uvrr Carr - SW 1S0$SVICOr
(b r 8 1109[!E.rAntr 05E1105s
!Mir LI 01185(14*0000.0145
(Stir 2
1-norurwOmD—
M1 rACnr(E5
1,Fer 24
NRN Scot./ rows
0.751155
4. ]2 ACMS
05111100
07 urns
DE1Asm
6 56 a 7*5/4C0E
401 wl0 26.9J rl
1076707$ lilt - N/A
1$, /K0 N4. - ].591 SF JI
F 10 77
IICSx 0 Il
0*1* rr
A £175 .,ritLO,r005 107900* 644714 six
Wall Ac till 5551. M r0F OrroR
+0' $16600 Rift FA*M 511550 rows
( arr.ro 707[) p0.1070 LK5. 81.10405 A4f
511X0 r r0 640654 51,17+1[ LEKx4(09. Tr
5111 AA( a[[amaw[r 5755
i INtb5L CODE
�' NEIGHT7dE�5,' � i
Max .atlas 5155!
45 rr.
0.Y 451 101 rK A7YA 06[56718? III 793[
(1'(0405 SNAIL 507 SOLEEO 16% Cr 795
rOr wr AAEA.
PA -2 WO- ANILY)
PROPOSED ZONING_
PA -2 (Two FANIL7
LMrI Cr rY-WWF OHS Iv mµ7
LMr R Sa1IE-4ANC? 05E1L5/LS
tOOr9 TwWFANic?055!44(5
Lmr 4/ AccEssOwr StrwpCsS
LMr r Cnr wlLr Eau SC
CCNbr,444( (4E K:M1r
GN13
0557 74 064( OLCVA71M5
ACKAOe 5..00 3y_.
11i'71 5a uwrs
07(75
pr5s r0* � T60 u(rLaras - —
tar ]rN MAA. _ N/A
LOr AwrA N5' 5,004 SF
FO,wr Ion
Ss( 077 11
Alt wrs nn40*Tsx6E79A1AANa97s.x
floOr 0110 A 9 LOF Kra4[1 orr r1K 40050.
5167 • :05(MAA 7101470071 565466 MMES
(F•K ro rAK) 0051769711 8001/1905 iK
r# 9A9ArW 5501/445 e-cErp5. we
*1(1 61707[5, Ire 4 00[ 45051(!0
0540 100E
H.NEIGRT,;REOWREMENTS._..'�:
HA y,(r �/L410`NO 1ficNr
' P4 45 rY.
s caa
ON (14r or. rK •0.(A 0010080 57 411 7771
5161 OWL( 350.[1 Nor eoctw 42% or 79.E
Tor SO? £004.
A- OMHON REENSPACE__
PROPOSED ZONING
PA -3 I'EOINWON GREENSPACE)
J71
D5r l
CI'? 40( W(8 Ir 8,'cxrTLLS
(OAr ?�
orr-weer l6rs Kr
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NOSE
V/A
AMBER WOOD PLACE
THIS SITE CONSISTS OF THREE PLANNING AREAS.
LEGAL DESCRIPTION
PART OF THE SE1/4 OF THE NEf74 OF SECTION 15 AND PART OF THE SWI74 OF INE NW1/4 OF
SECTION 14 ALL IN TI6N, RJIW IN WASHIM07ON COUNTY. ARKANSAS AND BEING DESCRIBED AS
FOLLOWS' BEGINNING AT THE SE CORNER OF SAID SEI/4, NEI74 THENCE S89046'OJ'W 825-57
FEET, THENCE NOO001'18'W 788.63 FEET. THENCE S89'SZ'44'W 448,54 FEET, THENCE
N00°29'58E 159.86 FEET, !HENCE N8815529'E 947.20 FEET. THENCE $00°02.16E 401.26
FEET. THENCE N89°57'44E 328,25 FEET. THENCE NOO515'06'E 30-J1 FEET, THENCE
N89`56'37E 196.61 FEET, THENCE NOI'I5'52'W 496.68 FEET. THENCE N87°12'01E 84.38
FEET. THENCE N89142'27E 514,78 FEET, THENCE 500007'57'W 502,35 FEET. THENCE
N89153'47E 537,01 FEET, THENCE SO0'11'49'W 536,03 FEET. THENCE S89154 'lOW 1320.92
FEET, THENCE SEO'28'05'W 55,08 FEET TO THE P0.8. CONTAINING 39,98 ACRES MORE OR
LESS S08JECT TO EASEMENTS AND RIGHT OF WAY OF RECORD.
ENGINEER. OWNER/DEVELOPER
JORGENSEN 8 ASSOCIATES JRJBCS, LLC
CONSULTING ENGINEERS. INC. PO 805 9180
124 WEST SUNBRIDGE SUITE 5 FAYETTEVILLE, AR 72702
FAYETTEVILLE. AR 72753 (479)444-8/404
(479) 442-9127
FLOOD PLAIN NOTE.
THIS PROPERTY I$ NOT AFFECTED BY THE 100 YEAR FLOOD
PLAIN ASPEN FIRM 00514300084 D DATED 7-21-99.
GRAPHIC SCALE
10/ p :DD 100
( IN FEET I
I Lnrh = 100 ft
N
W E
S
o SET IRON PIN
A CENTERLINE MARKER
Q. POWER POLE
e STREET LIGHT
sioS FIRE HYDRANT
R SEWER MANHOLE
DOUBLE METER SET
SINGLE METER SET
WATER SERVICE
SEWER SERVICE
E5 6- EORCE MAIN
_UTILITY EASEMENT
FOCAl8U!AAG SETBACK 8 UE
STREET CENTERLINE
8' WATERLINE
8' SE WER L INE
STORM DRAINAGE
HEY/SIDE WALK
UTILITY CROSSING
----
OVERHEAD ELECTRIC
PLAT PAGE
474 6 475
c1,
3 y
411
z
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61
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04/
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Th
PART OF THE NC//H OF TOP NE//U OF SECTION 15 AND PART OF THE
S./4 OF THE NWI/4 OF SECTION IL 411/H T16N. 03/W IN
WASNING TOT COUNTY. 4504NSLS hOO SE/NO OESCRISEO AS FOLLOWS:
CEO HONG AT THE SE CORNER OF Sa/C NC//C. NE/ /4 T/
S89 46'03'W 825.57 FEET. THENCE NOOVOI I8'W 768.63 FEET. THENCE
S89`5244/0 448.54 FEET. CNENCE HOC 29580 /59.86 FEET TNENCE
NOB`55'29'E 947 20 FEET. TI/SNOT S0002160 401.26 FEET. TOENCE
HOC CY'CL'E 326.25 FEET THE500 WOO /5000 30.3/ FEET. Tn
N89 '56'31 -E 196.61 FEET. TOETILE NO/IT 52'W 496.66 FEET, TxCC
W8/ '12'01 -E 64.30 FEET, TIFcE N89"42'2/`E 514./8 FEET TxENCE
S00 0757 -W 502 35 FEET, THENCE NBC °53'4/'0 53/.01 FEET. TNFNTE
S00"11'L 9'W 536.03 FEET, TH x -F S89`54'/0'W 1320.92 FEET. THENCE
SOE'28'05'1155.08 FEET To THE P.0.E.; CONTHINING 39.98 ACRES
WORE OR LESS SUS.IECT TO EASEMENT$ ATD RIGHT OF WAY of RECORD.
,116 EROFfRTv IS NOT INEECTEO BY THE 100 YEAR FLOOD
IL41N 45 PER FIRM 10514300084 D DATED /-21-99.
LAND USE TABLE
SYMBOL
USE
UNITS
ACRES
UNITS/ACRE
%OF TOTAL LAND (40 ACJ
SF
SIrvCLfY
10>
16.32
40.80
TF
TWO
FAMILY
1250
GS
GREEN
BPACE
16.66
46. TO
FAYETTEVILLE, ARKANSAS
AMBER WOOD PLACE
THIS SITE CNN.3ISTS CF IWYC I'I:iS o / •
GRAPHIC/HALL
N
E
LEGEND
• •
COONS/NT CORNER
o SET IRON PIN
n. CE.NTERI.. M4Htt[R
Ov/rvER/DEV[LOPFR
POWER POLE.
ytl" STREET LIGHT
wx F,AE HY,IT
:r SEWER naNHO..E
rouGLe METER ser
dH,16cs, LI
Ox E LBO
AR /2%02
(4/9)4_8404
rvOtf METER.$ET
gTER SERVILE
S EAVILE
"—
JOHGENSEM1' B ASSOCIAi,5
DNS. "' ENGINEE.4S INC.
EY.. b"FORCF MAIN
_ _ IL/TY S'EMENi
WEST CUR GE SUTE5
ZAYETTEVILLE AR 72/03
SYRFF. I' CONTERLINE!
(4/9)442-912/
_ WATERi.InF. _
2- SEI:'ER /t Nf
STOFM DRA/M1'pGE
NEIV SIOEVIAttt
UTILITY CROSSING
IUTAI NT/IS - /411/ SINS/IN/AUTO! OVERHEAD ELECTRIC
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