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Home My WebLink AboutOrdinance 6402i iioio iiioi iii ioo iioi loll iioi Doi Dili Doi iioi loll loll loll i ii Doc ID: 019746470006 Type: REL Kind: ORDINANCE a" Recorded: 03/05/2021 at 01:02:56 PM Fee Amt: $40.00 Page 1 of 6 Washington County, AR Kyle SVlvester Circuit Clerk File2021-00008274 113 West Mountain Street Fayetteville, AR 72701 (479) 575-8323 Ordinance: 6402 ARCHIVED File Number: 2020-1144 ADM-2020-010 (SE OF SALEM RD. & JEWELL RD./FOREST HILLS PZD AMENDMENT): AN ORDINANCE TO AMEND THE FOREST HILLS RESIDENTIAL PLANNED ZONING DISTRICT (07-2793) TO RECONFIGURE PLANNING AREA 3 TO ALLOW FOR THE DEVELOPMENT OF SINGLE FAMILY, MULTI -FAMILY, AND COTTAGE HOUSING BE IT ORDAINED BY THE CITY COUNCIL OF THE CITY OF FAYETTEVILLE, ARKANSAS: Section 1: That the City Council of the City of Fayetteville, Arkansas hereby approves the owner's request to amend the Forest Hills Residential Planned Zoning District as shown in Exhibits "A", "B", and "C" attached to the Planning Division's agenda memo, to allow for the development of single family, multi -family, and cottage housing in Planning Area 3, with the following conditions: 1. Development plans shall reflect the general layout of the revised master plan; 2. Individual dwellings shall not have direct vehicular access to Salem Road. Where units are adjacent to Salem Road, dwellings shall be rear -loaded with front doors facing the public street; 3. Where adjacent to recreation or tree preservation areas, units shall be oriented with entrances and principal facades towards these open spaces and parking to the side or rear of the building; 4. Revise Sub -Planning Areas 2 and 3 to permit Use Unit 1, City-wide Uses By Right, allowing for construction of common site features and elements, including sidewalks and trails; 5. Include language regarding consultation with Urban Forestry about the proposed trails that may occur within Planning Area 3's tree preservation areas; Page 1 Printed on 1112121 Ordinance: 6402 File Number 2020-1144 6. Administrative approval option for alternative building designs if incorporating street- or greenspace-facing elements, such as porches and stoops; Approval of this PZD amendment does not grant development approval for the property; and 8. The proposed preliminary plat will be required to be reviewed for compliance with the Unified Development Code as a part of the standard review process. PASSED and APPROVED on 1/7/2021 Attest: Kara Paxton, City Clerk Treasutt�t: `''I� y• Z= — ��, • �_ �N6,,•:'0 Eby .• �&310•1` � "/J111111\\ Page 2 Printed on 1112121 I ADM-2020-00001 0 1 Forest Hills PZD Amendment Close Up View ■ p R ■ G?'0 oR ■ ■ PERSIMMON ST M O(JjIr9/,,,L RSF-4 *LING GREEN 08 Legend Planning Area Fayetteville City Limits Trail (Proposed) I _ J Design Overlay District Building Footprint .:----TUSCAN RD Lj RK W —m NO � PINOT-LN- I CORAL 0ANY0 OLN pp Feet 0 145 290 580 870 1 inch = 400 feet `JEWELL-RD I O 7" H w m w a Q 1.160 ADM-2020-000010 EXHIBIT 'A' D C I 2,y�F i i i i i i i i i l 1' i -ROCKFORD DR--,� i -j, CREEKe i w J ;I N I � C i O J a CROCKET~ I i i 4 ,1 NORTH '' DD uu —TECHNOLOGI NORTH Residential -Agricultural RSF-4 RMF-24 Residential -Office C-2 Neighborhood Services - Ltd. Neighborhood Conservation Commercial, Industrial, Residential P-1 ADM-2020-000010 EXHIBIT 'B' PARCEL 765-29421-000 LOT 14, CORRECTED LOT SPLIT OF LOT 6, FOREST HILLS, TO THE CITY OF FAYETTEVILLE, AS SHOWN IN PLAT BOOK 2011 AT PAGE 35056, ON FILE WITH THE CIRCUIT CLERK AND EX-OFFICIO RECORDER OF WASHINGTON COUNTY, ARKANSAS. -.�, ry - ro I air z P— Ali I • -muoll, �w 'ji A NoRTk-iSALEMpnAC) IIIIIAM 'All I ir �AWI, 11 — n..3.4— RUAN IM l-, Conceptual Situ Plan Washington County, AR I certify this instrument was filed on 03/05/2021 01:02:56 PM and recorded in Real Estate File Number 2021-00008274 Kyle Sylvester - Circuit Clerk of pYE y. City of Fayetteville, Arkansas 113West Mountain Street Fayetteville,AR 72701 (479)575-8323 Text File 44.KANSpS File Number: 2020-1144 Agenda Date: 1/7/2021 Version: 1 Status: Passed In Control: CityCouncil MeetingFile Type:Ordinance YP Agenda Number: C.10 ADM-2020-010(SE OF SALEM RD. &JEWELL RD./FOREST HILLS PZD AMENDMENT): AN ORDINANCE TO AMEND THE FOREST HILLS RESIDENTIAL PLANNED ZONING DISTRICT (07-2793)TO RECONFIGURE PLANNING AREA 3 TO ALLOW FOR THE DEVELOPMENT OF SINGLE FAMILY,MULTI-FAMILY,AND COTTAGE HOUSING BE IT ORDAINED BY THE CITY COUNCIL OF THE CITY OF FAYETTEVILLE,ARKANSAS: Section 1: That the City Council of the City of Fayetteville,Arkansas hereby approves the owner's request to amend the Forest Hills Residential Planned Zoning District as shown in Exhibits"A","B",and"C"attached to the Planning Division's agenda memo,to allow for the development of single family,multi-family,and cottage housing in Planning Area 3, with the following conditions: 1. Development plans shall reflect the general layout of the revised master plan; 2. Individual dwellings shall not have direct vehicular access to Salem Road. Where units are adjacent to Salem Road,dwellings shall be rear-loaded with front doors facing the public street; 3. Where adjacent to recreation or tree preservation areas, units shall be oriented with entrances and principal facades towards these open spaces and parking to the side or rear of the building; 4. Revise Sub-Planning Areas 2 and 3 to permit Use Unit 1,City-wide Uses By Right,allowing for construction of common site features and elements, including sidewalks and trails; 5. Include language regarding consultation with Urban Forestry about the proposed trails that may occur within Planning Area 3's tree preservation areas; 6. Administrative approval option for alternative building designs if incorporating street-or greenspace-facing elements,such as porches and stoops; 7. Approval of this PZD amendment does not grant development approval for the property;and 8. The proposed preliminary plat will be required to be reviewed for compliance with the Unified Development Code as a part of the standard review process. City of Fayetteville,Arkansas Page 1 Printed on 1/8/2021 City of Fayetteville Staff Review Form 2020-1144 Legistar File ID 1/5/2021 City Council Meeting Date-Agenda Item Only N/A for Non-Agenda Item Garner Stoll 12 18 2020 CITY PLANNING (630) Submitted By Submitted Date Division / Department Action Recommendation: ADM 2020-000010: Administrative Item (S.E. OF SALEM RD. &JEWELL RD./FOREST HILLS PZD AMENDMENT, 440): Submitted byBLEW & ASSOCIATES, INC. for property located S.E. OF SALEM RD. &JEWELL RD. The property is zoned p p Y P p Y RPZD, RESIDENTIAL PLANNED ZONING DISTRICT and contains approximately 14.31 acres. The request is to amend the Pp Y q PZD to reconfigure the site for Single Family, Small Single-Family Cottages, and a central core of Multi-Family. Budget Impact: Account Number Fund Project Number Project Title Budgeted Item? NA Current Budget $ Funds Obligated $ Current Balance Does item have a cost? No Item Cost Budget Adjustment Attached? NA Budget Adjustment Remaining Budget V20180321 Purchase Order Number: Previous Ordinance or Resolution# Change Order Number: Approval Date: Original Contract Number: Comments: CITY OF FAYETTEVILLE CITY COUNCIL MEMO tilp ARKANSAS MEETING OF JANUARY 5, 2021 TO: Mayor; Fayetteville City Council THRU: Susan Norton, Chief of Staff Garner Stoll, Development Services Director FROM: Jonathan Curth, Development Services Manager DATE: December 18, 2020 SUBJECT: ADM 2020-000010: Administrative Item (S.E. OF SALEM RD. & JEWELL RD./FOREST HILLS PZD AMENDMENT, 440): Submitted by BLEW & ASSOCIATES, INC. for property located S.E. OF SALEM RD. & JEWELL RD. The property is zoned RPZD, RESIDENTIAL PLANNED ZONING DISTRICT and contains approximately 14.31 acres. The request is to amend the PZD to reconfigure the site for Single Family, Small Single-Family Cottages, and a central core of Multi-Family. RECOMMENDATION: Staff recommends approval of ADM-2020-000010 as shown in the attached Exhibits 'A', 'B', 'C', and staff report, and with the following conditions of approval: 1. Development plans shall reflect the general layout of the revised master plan; 2. Individual dwellings shall not have direct vehicular access to Salem Road. Where units are adjacent to Salem Road, dwellings shall be rear-loaded with front doors facing the public street; 3. Where adjacent to recreation or tree preservation areas, units shall be oriented with entrances and principal facades towards these open spaces and parking to the side or rear of the building; 4. Revise Sub-Planning Areas 2 and 3 to permit Use Unit 1, City-wide Uses By Right, allowing for construction for common site features and elements, including sidewalks and trails; 5. Include language regarding consultation with Urban Forestry about the proposed trails that may occur within Planning Area 3's tree preservation; 6. Staff recommends inclusion of an administrative approval option for alternative building designs if incorporating street- or greenspace-facing elements, such as porches and stoops; and Mailing Address: 113 W. Mountain Street www.fayetteville-ar.gov Fayetteville, AR 72701 7. Approval of this PZD amendment does not grant development approval for the property. The proposed preliminary plat will be required to be reviewed for compliance with the Unified Development Code as a part of the standard review process. The Planning Commission recommends approval of ADM-2020-000010 with the following, additional condition of approval: 8. Parking lot tree islands shall be provided at a frequency of one per eight parking spaces where the Unified Development Code requires one per 12 spaces. BACKGROUND: The Forest Hills Residential Planned Zoning District (PZD) contains approximately 82 acres bordering Salem Road, between Wedington Drive to the north and Persimmon Street to the south. The PZD is divided into five planning areas, of which the subject property is a part Planning Area 3, The Trails of Forest Hills. Planning Area 3 was approved for multi-family development of 22 buildings and 354 dwelling units around designated greenspaces. In 2011, City Council approved a reduction in density, from 354 to 240 units concentrated in three large buildings with large, consolidated surface parking and greenspace to the eastern extents of the property. Where other phases and planning areas of Forest Hills have been constructed since the PZD's adoption in 2008, Planning Area 3 remains undeveloped. Request: The applicant requests an amendment to Planning Area 3 to create three sub-areas and allow detached single-family dwellings. The proposed concept involves a central green bordered by attached residential dwellings, detached, two-story single-family dwellings along Salem, and singe-story `cottages' scattered among the periphery adjacent to greenspace and trail. The three sub-areas include: Sub-Planning Area 1 (11.77 acres): Residential area including detached single-family dwellings, multi-family, and cottages. Sub-Planning Area 2 (0.25 acres): Recreation area along Jewell Road containing amenities like a dog park and trail. Sub-Planning Area 3 (2.3 acres): Mature trees to be preserved as a buffer between existing residential uses to the west. Public Comment: Staff has received no public comment regarding this request. Land Use Compatibility & Land Use Plan Analysis: When the Forest Hills PZD was originally approved, it was done so in a manner that reflected conventional development patterns where uses and even building types were strictly segregated. Commercial development was located along Wedington Drive to the north, offices adjacent to that, multi-family in a specific area along Salem, and townhomes furthest from the Wedington corridor. The applicant's proposal takes a step away from this by proposing to incorporate both a diversity of residential housing and, more specifically, some diversity in detached residential housing. Within the same property, typical 2 detached single-family dwellings will be developed along Salem, mirroring development to the west, before segueing to attached residential along a central green, and ultimately single-story detached dwelling along the perimeter near recreational and tree preservation areas. Staff supports the request, finding that the proposal broadens housing variety on the property, relates more effectively to developments in the area, and incorporates the PZD's remaining canopy in a meaningful way. DISCUSSION: The Planning Commission considered the request at two meetings. On November 23rd, 2020, the Planning Commission tabled the item to afford the applicant additional time to address Commissioner concerns, including, but not to, aligning driveways with existing intersections along Salem Road and orienting buildings towards greenspaces. For the December 14th, 2020 Planning Commission meeting, the applicant submitted a revised master plan with all dwellings facing adjacent public streets or greenspaces rather than parking or private driveways. Additionally, the proposed new driveway has been aligned with Tuscan Road to the west. At the December 14th meeting, the Commission forwarded the item to City Council with a recommendation of approval, voting 5-3-0. Commissioner Brown made the motion and Commissioner Sharp provided the second. Commissioners Johnson, Hoffman, and Garlock dissented. Those in favor spoke to the improved design when compared to the multi-family buildings currently entitled, but also expressed support for the greenspace-oriented dwellings, mix of housing sizes, and rear-loaded vehicle access. In addition to those conditions recommended by staff, the Commission added an eighth, increasing the rate of tree islands provided among runs of parking spaces to one every eight spaces where one every 1 is required by the Unified Development Code. Commissioners opposed to the request were disappointed to not see new building designs and contended that without a connected street grid and coherent building orientation on the property there was no sense of place. No public comment was made at the meeting. BUDGET/STAFF IMPACT: N/A Attachments: • Exhibit A • Exhibit B • Exhibit C o Forest Hills Planning Area 3 Master Plans (2008, 2011, & Current) o Current Proposal • Planning Commission Staff Report 3 ADM-2020-000010 Forest Hills PZD Amendment ADM-2020-000010 EXHIBIT 'A' Close Up View 1 , 41 - O k-t, � R co GOe i ..... . . .... ... ......._ �R yi, .. . ........_ 1 . , , • . .. , .. . . , ,,1 _ . : ? , 1111:111) t JEWELL RD-, I it • TUSCAN RD- I } I -R0 iw CKFOR Cre *OR7 m D DR LN .: Subject Property ! F- ii Q 1 . ,,.. . __ . . PI NOT-L•N w O , ., C RE EKE : ' Inn r. , J. I '1tT24 a _ I CROCKET~ PERSIMMON ST-" _ - moo.,.. - I O W MOUNJj T G2� na. < ,.,.., '''' , :' O 73 y EC-2 z - 73 o c> 'i ti LING GREENAr CO CORAL t - A, 08 � OANYON LOOP 1 $- TH TECHNOLEOGI�'.`.0'- Legend No Residential-Agricultural RSF-4 PlanningArea RMF-24 L _ _ , Fayetteville City Limits Residential-Office L - C-2 Trail (Proposed) Feet Neighborhood Services-Ltd. 0 145 290 580 870 1,160 =Neighborhood Conservation 1._.., Design Overlay District Commercial,Industrial,Residential 1 Building Footprint 1 inch = 400 feet P ADM-2020-00001 0 EXHIBIT 'B' PARCEL 765-29421-000 LOT 14, CORRECTED LOT SPLIT OF LOT 6, FOREST HILLS, TO THE CITY OF FAYETTEVILLE, AS SHOWN IN PLAT BOOK 2011 AT PAGE 35056, ON FILE WITH THE CIRCUIT CLERK AND EX-OFFICIO RECORDER OF WASHINGTON COUNTY, ARKANSAS. ( Z.I.„,,ie_rElisi."'4' ' (I,:' - -014.' II. 4° 04• 11•417 WitIST ' 41' .. •,. 1114t-41C..11 t• .1‘. v. • ---1 1 I I ,.. .40 k- LIT. tit' ...' 11..Vibi —- 7.."Ad •II'I*. 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PRIVATE r+" ! �� /- c illliili� taliliiii111112111111Illlll4i11ll1lll 1 ,e.1-4r 1 tikm*,. r li tl 1111 '-1-1 - 1 [ 1 III] ','-*--i II' P. °•*'*.% a , : [L_ j4l __.1, _ __ L _ 1 'roil& ' `1.w F-I— hce"r" III III Iii11O11I11111111Ii 11IiIl1HIIlJ11l1UlIIlIlI `�.. '1 r PRIVATE PRIVATI 10 1/ • \\ ill • ,y� f • 1\// il, ill * { Mfz f fa a `1 - 41 t I E 'IP1 i + 1kwY IAp , _ 4, i.a` 1 t. r - NORTH SALEM ROAD IMra,pnml wvi w,.�.,1 4B!i\V& OUATIS,P\ J/{� ' (I\ M.R/*-. 'II.I iMA .IM M(.l&IISI:RN I II 8 1• (.RAPHI[:S[.AI.E ` MIST NUR171511RAH ORII I • _ n \ b.11f.I III V11.1.1 ARKIN,Ns--o'� MI MR 1MM= nn Feil be7 Ou M., vw.v8/l'.tlI1Nf....n. �� Conceptual Site Plan CITY OF FAYETTEVILLE PLANNING COMMISSION MEMO ARKANSAS TO: Fayetteville Planning Commission THRU: Jonathan Curth, Development Review Manager MEETING DATE: December 14, 2020 (Updated with Planning Commission Results) SUBJECT: ADM 2020-000010: Administrative Item (S.E. OF SALEM RD. & JEWELL RD./FOREST HILLS PZD AMENDMENT, 440): Submitted by BLEW & ASSOCIATES, INC. for property located S.E. OF SALEM RD. & JEWELL RD. The property is zoned RPZD, RESIDENTIAL PLANNED ZONING DISTRICT and contains approximately 14.31 acres. The request is to amend the PZD to reconfigure the site for Single Family, Small Single- Family Cottages, and a central core of Multi-Family. RECOMMENDATION: Staff recommends forwarding ADM-2020-000010 to the City Council with a recommendation for approval. RECOMMENDED MOTION: "I move to forward ADM-2020-000010, with conditions as recommended by staff." NOVEMBER 23, 2020 PLANNING COMMISSION MEETING: On November 23', the Planning Commission tabled the item to afford the applicant additional time to address Commissioner concerns, including, but not limited to the aligning of driveways with existing intersections along Salem Road and orienting buildings towards greenspaces. For the December 14th Planning Commission meeting, the applicant has submitted a revised master plan (Page 20) with all dwellings facing adjacent public streets or greenspaces rather than parking or private driveways. Additionally, the proposed new driveway has been aligned with Tuscan Road to the west BACKGROUND: The Forest Hills Residential Planned Zoning District (PZD) contains approximately 82 acres bordering Salem Road, between Wedington Drive to the north and Persimmon Street to the south. The PZD is divided into five planning areas, of which the subject property is a part Planning Area 3, The Trails of Forest Hills. Planning Area 3 was approved for multi-family development of 22 buildings and 354 dwelling units around designated greenspaces. In 2011, City Council approved a reduction in density, from 354 to 240 units concentrated in three large buildings with large, consolidated surface parking and greenspace to the eastern extents of the property. Where other phases and planning areas of Forest Hills have been constructed since the PZD's adoption in 2008, Planning Area 3 remains undeveloped. The surrounding land use and zoning is depicted on Table 1. Planning Commissic December 14, 20: Agenda Item ADM 20-000010 Forest Hills PZD Amen Table 1 Surrounding Land Use/Zoning Direction Land Use Zoning North Hotel (under construction) Forest Hills PZD South Single-family Residential; Forest Hills PZD Undeveloped East Multi-family Residential RMF-24, Residential Multi-family, 24 Units per Acre West Single-family Residential Forest Hills PZD Request: The applicant requests an amendment to Planning Area 3 to create three sub-areas and allow detached single-family dwellings. The proposed concept involves a central green bordered by attached residential dwellings, detached, two-story single-family dwellings along Salem, and singe-story `cottages' scattered among the periphery adjacent to greenspace and trail. The three sub-areas include: Sub-Planning Area 1 (11.77 acres): Residential area including detached single-family dwellings, multi-family, and cottages. Sub-Planning Area 2 (0.25 acres): Recreation area along Jewell Road containing amenities like a dog park and trail. Sub-Planning Area 3 (2.3 acres): Mature trees to be preserved as a buffer between existing residential uses to the west. Public Comment: Staff has received no public comment regarding this request. DISCUSSION: When the Forest Hills PZD was originally approved, it was done so in a manner that reflected conventional development patterns where uses and even building types were strictly segregated. Commercial development was located along Wedington Drive to the north, offices adjacent to that, multi-family in a specific area along Salem, and townhomes furthest from the Wedington corridor. The applicant's proposal takes a step away from this by proposing to incorporate both a diversity of residential housing and, more specifically, some diversity in detached residential housing. Within the same property, typical detached single-family dwellings will be developed along Salem, mirroring development to the west, before segueing to attached residential along a central green, and ultimately single-story detached dwelling along the perimeter near recreational and tree preservation areas. Staff supports the request, finding that the proposal broadens housing variety on the property, relates more effectively to developments in the area, and incorporates the PZD's remaining canopy in a meaningful way. RECOMMENDATION: Planning staff recommends forwarding ADM-2020-000010 to the City Council with a recommendation of approval, with conditions. Conditions of Approval: 1. Development plans shall reflect the general layout of the revised master plan; Planning Commissi( December 14,20; Agenda Item ADM 20-000010 Forest Hills PZD Amen 2. Individual dwellings shall not have direct vehicular access to Salem Road. Where units are adjacent to Salem Road, dwellings shall be rear-loaded with front doors facing the public street; 3. Where adjacent to recreation or tree preservation areas, units shall be oriented with entrances and principal facades towards these open spaces and parking to the side or rear of the building; 4. Revise Sub-Planning Areas 2 and 3 to permit Use Unit 1, City-wide Uses By Right, allowing for construction for common site features and elements, including sidewalks and trails; 5. Include language regarding consultation with Urban Forestry about the proposed trails that may occur within Planning Area 3's tree preservation; 6. Staff recommends inclusion of an administrative approval option for alternative building designs if incorporating street- or greenspace-facing elements, such as porches and stoops; and 7. Approval of this PZD amendment does not grant development approval for the property. The proposed preliminary plat will be required to be reviewed for compliance with the Unified Development Code as a part of the standard review process. PLANNING COMMISSION ACTION: Required YES Date: December 14, 2020 O Tabled M Forwarded O Denied Motion:Brown, as recommended by staff, amending the conditions of approval to include requirement for parking lot tree islands at a frequency of 1 island per 8 spaces Second: Sharp Vote: 5-3-0, Commissioners Johnson, Hoffman, and Garlock voted 'no' Planning Commissic December 14,20: Agenda Item ADM 20-000010 Forest Hills PZD Amen BUDGET/STAFF IMPACT: None Attachments: • Master Plans Comparison: 0 2008 (superseded) O 2011 (current) O 2020 (proposed) • Proposed PZD Amendment • Master Plan — Superseded • Master Plan — Revised • Building Elevations • 2011 Planning Area 3 Amendment • 2008 Original Forest Hills PZD (overall and PA-3 standards) • One Mile Map • Close-up Map • Current Land Use Map Planning Commissi< December 14,20: Agenda Item ADM 20-000010 Forest Hills PZD Amen t . .._ ._ , . . _ # A 4 4- ` ..$4; 111.11r' k ,1&$-. ' A. 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NJ I' 414K Willa *TM 4,04 .4,11*• - 2 ''-'-- -1,"*." e-.* -4 , 1 .• 7 / -' , Planning Commissi( December 14,20: Agenda Item ADM 20-000010 Forest Hills PZD Amen y N w � 2 L4 0. r ^N (LJ CA 14 CA (L) 4� g Commissic mber 14, 20: Agenda Item s PZD Amen TABLE OF CONTENTS OWNERSHIP INFORMATION 1 SCOPE,NATURE AND INTENT 1 GENERAL PROJECT CONCEPT 1 PROPOSED PLANNING AREAS(PA'S) 1 PROPOSED ZONING STANDARDS PLANNING AREAS VS CURRENT ZONING 3 SITE CHARACTERISTICS 5 RECREATION FACILITIES 5 PURPOSE OF ZONING CHANGE 5 RELATION TO SURROUNDING PROPERTIES 5 COMPLIANCE WITH FAYETTEVILLE'S COMPREHENSIVE LAND USE PLAN 5 TRAFFIC STUDY 5 IMPACT ON CITY SERVICES 5 CONCEPTUAL DESCRIPTION OF DEVELOPMENT STANDARDS,CONDITIONS AND REVIEW GUIDELINES 5 APPENDICES APPENDIX A- VICINITY MAP APPENDIX B- BOUNDARY SURVEYS APPENDIX C- MASTER PLAN APPENDIX D-BUILDING ELEVATIONS APPENDIX E-PREVIOUS AMMENDMENT 2011 0 N O I I P a R C od = n 7 U)D rc Da� 3 am N N 92 3 o ^ FOREST HILLS - PHASE 2 PLANNED ZONING DISTRICT(PZD) OWNERSHIP INFORMATION Forest Hills Development Co.,LLC Planning Area 2- Recreation Area—consists of 0.25 acres of land located along West Jewell Road that is to be 6301 Cliff Drive maintained as a recreation area.. Fort Smith,Arkansas 72903 Planning Area 3- Tree Preservation—consists of 2.3 acres of mature trees and has been located close to the 479-494-5682 neighboring residences that border the subject property. SCOPE,NATURE AND INTENT PROPOSED ZONING STANDARDS Forest Hills—Phase 2 is part of a mixed use Planned Zoning Development that was approved by the City Council in 2008.The development area of Phase 2 was amended in 2011 to provide for a Multi-Family condominium PLANNING AREA 1—RESIDENTIAL AREA development with 22 buildings.The intent of this document is to amend Phase 2 once again to provide for both Single (A)Uses Family and Multi-Family development within the subject site.Phase 2 is designed around the idea that density, (I) Permitted Uses. variety,and walkability in a modern development can be achieved while accentuating natural features and green _ space. As such,we have divided the 14.31acres of the subject site into Three Planning Areas,as listed below,that Unit 1 City wide uses by right meet the above stated intent. _Unit 8 Single-family dwellings Unit 26 Multi-family dwellings GENERAL PROJECT CONCEPT (2) Conditional Uses A General Concept Layout has been included in Appendix C that denotes:The Street Layout;Proposed Improvements;Buffer Areas;Tree Preservation Areas;Undisturbed Natural Areas;and Existing/Proposed Utility Unit 2 City-wide uses by conditional use permit Connections and Extensions Unit 3 Public protection and utility facilities Unit 4 Cultural and recreational facilities DEVELOPMENT AND ARCHITECTURAL DESIGN STANDARDS Unit 24 Home occupations Seven primary building types will be arranged on the site along with numerous support structures. All seven primary (B)Density building types shall be constructed of at least 50%masonry,to include painted or integrally colored concrete masonry units.Other materials may include glass,siding,stucco or synthetic stucco.Facades that front public streets shall be [Units per acre r12 or less articulated by means of building offsets between units,doors,windows,pilasters,awnings or varied roof profiles. Single Family Homes:The Single Family Homes are 2 story buildings.There are four different styles—Alder,Birch, (C)Bulk and Area Regulations . --Dogwood and op ar. Lot Width Minimum None Cottages:The Cottages are single story buildings.There will be two styles,noted as Cottage 1 and Cottage 2B. Lot Area Minimum None_ Land Area per Dwelling Unit _N/A Townhomes:The Townhomes will be two story buildings.They will have either 6,8 or 10 units per building. Hillside Overlay District None Lot Minimum Width BUILDING ELEVATIONS Hillside Overlay District Lot Area Minimum None Appendix D has the building elevations that are proposed to be used with this project. PROPOSED PLANNING AREAS(PA'S) (D)Setback Requirements There are three(3)planning areas for Forest Hills—Phase 2: Front A build-to zone that is located between 10 feet and a i line 25 feet from the front property line o Planning Area 1- Residential Area—consists of the 11.77 acres that are closest to the existing commercial Side 10 feet o development and street frontage along the North Salem Road and West Jewell Road Rear 20 feet 0 -n 0 4Il':igc a v0 _ o° E > 3 ua o 0. m 3 > P. 3 N N y. 3 R (E)Height Requirements BuildingHeight Maximum 4 stories (F)Building area.Not Applicable (G)Minimum Buildable Street Frontage.Not Applicable PLANNING AREA 2(RECREATION)&PLANNING AREA 3(TREE PRESERVATION) (A)Uses (1) Permitted Uses.None (2) Conditional Uses.None (B)Density.None. (C)Bulk and Area Regulations.None. (D)Setback Requirements.None. (E)Height Requirements.None. (F)Building area.None. 0 NJ O O O O O_ O m -I l)a g l' Od _ fD 7 a- D. 3co 0 a 94 3 a) 3 • coW N N 3 R PLANNING AREAS VS CURRENT ZONING The following section contains charts that allow comparison of the Proposed Planning Areas zoning to the current zoning district requirements: Planning Area Planning Area Previous Planning 1 2&3 2011 Permitted Uses: Unit 1-City wide uses by right None Unit 1-City wide uses by right Unit 8-Single-family dwellings Unit 8-Single-family dwellings Unit 26-Multi-family dwellings 'Unit 9-Two-family dwellings Unit 10-Three(3)and four(4)family dwellings Unit 26-Multi-family dwellings Conditional Uses: Unit 2-City-wide uses by conditional None Unit 2-City-wide uses by conditional use permit use permit Unit 3-Public protection and utility Unit 3-Public protection and utility facilities facilities Unit 4-Cultural and recreational Unit 4-Cultural and recreational facilities facilities Unit 24-Home occupations Unit 24-Home occupations 0 N O O 0 O O_ O -n 0 od N Dcr . 0 a 3 33 3 fD Ng. 7 9 Planning Area Planning Area Previous Planning 1 2&3 2011 Density: Units per Acre 12 or less None 35 or less Bulk and Area Regulations: Lot Width Minimum None None None Lot Area Minimum None None None Land Area per Dwelling Unit _ None None None Hillside Overlay bistrict None None None Lot Minimum Width Hillside Overlay District None None None Lot Area Minimum Setback Regulations: A build-to zone that is located - A build-to zone that is located Front between 10 feet and a line 25 feet between 10 feet and a line 25 feet from the front property line ��---- from the front properly line Front,if parking is allowed between the right-of-way and the building Front,when adjoining A or R districts _ Front when adjoining C,I,or P districts Side I O feet ( 10 feet Side,when contiguous to a residential - district Side,when adjoining A or R districts Side,when adjoining C,I,or P districts - - - Rear 20 feet - 20 feet Building Height Regulations: Building Height Maximum 4 stories N/A 4 stories Building 4rea Not Applicable None Not Applicable lfinimum Buildable Street Frontage Not Applicable None Not Applicable v O O O O O O Pp -di l'age ,St pto rn D tc cr N - 3 D °'• ? 3 3 R �' SITE CHARACTERISTICS TRAFFIC STUDY The main site characteristic of the site is the forested expanse of mature trees.Development will be planned to protect A traffic study was prepared for the original Forest Hills proposal by Peters&Associates. The study shows the traffic the trees as is possible.Our objective is to maintain a forested feel to the development. impact once Forest Hills,The Links,Westside Village and Woodstock are completely built out.The Level of Service at the Intersection of Wedington and Salem is anticipated to operate at a level"C"after the Forest Hills development RECREATION FACILITIES is complete.This is within acceptable limits of the City of Fayetteville's Engineering Department. Open green spaces will be incorporated through the layout of the development where possible. Pathways in the form IMPACT ON CITY SERVICES of sidewalks as well as trail connections among and between selected areas will allow viable and readily available access to recreation area located in the development and ultimately to the sidewalks along Salem and Jewell Roads. WATER AND SEWER The tree preservation areas that are located on the western most side of the development offer a natural setting while providing a buffer to the surrounding residential neighborhoods. The development will connect to the existing 12"water main along Salem Road or and the existing 8"water main along Jewell Road.Salem and Jewell Roads also have existing gravity sanitary sewer mains that the development will connect PURPOSE OF ZONING CHANGE into. The purpose of the zoning change is to amend the criteria for density and layout in the development area.These changes ROADS will allow for more varied use of the area as a residential development by allowing single family homes mixed with townhouses.The changes will allow more coordinated development to take place,making it possible to create a livable, No additional roadways will be constructed with Forest Hills—Phase 2.This development utilizes existing roadway walk-able,community,which would not be possible otherwise. infrastructure and adds internal interconnected parking areas.In general,this development was already anticipated in the previously completed traffic study. RELATION TO SURROUNDING PROPERTIES FIRE AND POLICE The Planning Area that is being proposed for Forest Hills—Phase 2 offers a smooth transition from the neighboring Forest Hills was originally designed with the extension of Salem Road providing an additional north-south corridor zonings and building requirements. Pedestrian access will allow residents to easily access the nearby commercial areas west of 1-540.The residential development's parking lots being interconnected within the area will provide additional to the north in order to buy groceries at the Neighborhood Market,work out at Planet Fitness or walk or bike to several dining options.And the employees of these nearby business can live within a walking distance of work. enhanced access to police,fire and other emergency services. SOLID WASTE COMPLIANCE WITH FAYETTEVILLE'S COMPREHENSIVE LAND USE PLAN Solid waste will be provided for by the City of Fayetteville.Rollout containers will be used throughout the The following are the City of Fayetteville's City Plan 2040 Goals: development so and will comply with the recommendations by the City of Fayetteville's Solid Waste Division. • We will make appropriate infill and revitalization our highest priorities:encouraging the development or STORM SEWER redevelopment of vacant,mostly vacant,and underdeveloped property. • We will discourage suburban sprawl. Storm Sewer will be collected on site and release in accordance with Fayetteville's Code. • We will make traditional town form the standard:with neighborhoods that include not just houses,but a mix of uses that can adapt over time and allow residents to live,work,and play without relying on vehicles. CONCEPTUAL DESCRIPTION OF DEVELOPMENT STANDARDS,CONDITIONS AND • We will grow a livable transportation network REVIEW GUIDELINES • We will assemble an enduring green network • We will create opportunities for attainable housing. SCREENING AND LANDSCAPING Forest Hills—Phase 2 development meets these goals by developing a portion of vacant land that is surrounded by The screening and landscaping will be provided as set forth in the Unified Development Code. Any modification developed property thereby infilling said property. This property is situated on Salem Road near the Wedington Drive shall be approved by the Planning Commission. Corridor. This development creates an opportunity for future residents to have walkable access to within 5 minutes to the Neighborhood Market and several dining options(Freddy's,Dickey's BBQ,Marco's Pizza,Starbucks).Own TRAFFIC AND CIRCULATION. • Creek School and the Boys and Girl's Club are also only a 15 minute walk away. Adequacy,circulation,design,coordination,and provisions will be accordance with the Unified Development Code r With the dedication of a recreation area and the dedication of an area of tree preservation,this development will add and the Arkansas Fire Prevention Code. 9 to the enduring green network. 0 p Finally,Forest Hills will contain single family homes and townhomes which should provide attainable housing for c middle-tier income families. TI - IPagr . vd • Cc; E g Orero D▪ a 3 3N N T.) N 3 R7• PARKING STANDARDS SIGNAGE The parking standards found in Chapter 172 Parking and Loading shall be used as general guidelines to establish All signage in Planning Area I will be permitted in accordance with the requirements set forth by Chapter 174 parking and loading standards for Forest Hills—Phase 2 Master Plan. Any deviation from these established standards Signage of the Unified Development Code. No pole/pylon signs shall be permitted with Forest Hills—Phase 2. shall be approved by the Planning Commission,as permitted. VIEW PROTECTION PERIMETER TREATMENT No existing views will be affected. Buildings have been brought closer to the public streets and parking lots are All uses of land or structures will meet the open space,buffer,or green strip provisions of the Unified Development positioned behind the buildings helping to achieve the view of a true streetscape. Also,the proposed buildings Code. alternate,and are mixed up so you have a variety of looks as you travel down the street. SIDEWALKS COVENANTS, TRUSTS,AND HOMEOWNER ASSOCIATIONS Sidewalks will be designed and constructed in accordance with the Master Street Plan,Section 171 of the Unified The owner will undertake the responsibility of maintaining areas of Forest Hills—Phase 2 not owned by the City of Development Code,and the requirements of the Fair Housing Act(FHA)and to the extent applicable,the Americans Fayetteville. No separate convents,trusts or associations will be necessary. with Disabilities Act(ADA) STREETLIGHTS. Streetlights will be designed and constructed in accordance with the Unified Development Code. WATER. Water lines will be designed and constructed in accordance with the City of Fayetteville's Water and Sewer Specifications. SEWER. Sewer lines will be designed and constructed in accordance with the City of Fayetteville's Water and Sewer Specifications. STREETS AND DRAINAGE. Streets and drainage will be designed and constructed in accordance with the Unified Development Code.All streets located with the development are planned to be private streets that will connect to Salem Road and Jewell Road and will comply with the Access Management Standards of the Unified Development Code. CONSTRUCTION OF NONRESIDENTIAL FACILITIES. A recreation area will be provided as shown on the master development plan to provide recreation facilities for the community. TREE PRESERVATION. Tree preservation will be designed in accordance with Section 167 of the Unified Development Code. Tree Preservation areas have been located to buffer the existing single-family residences from the development. Development will occur in the areas with reduced tree impact as shown on the plan. ▪ ARCHITECTURAL DESIGN STANDARDS No Building design standards shall be in accordance with the architectural design standards and building elevations o presented in this booklet. 0 0 0 • _ iPit ge • Q y > 3 co N▪ a 3 • A3 a, Fri Ng 3 3 R Q _ Z Planning Commissic December 14,20: Agenda Item ADM 20-000010 Forest Hills PZD Amen I NC - / R-A G '•;,„; I R A P 1 RSF-4I R-A 11 3( 360 RSF 4 361 362 ,Ir I RMF 24 363 I RPZD I — , R-A LI R5F-4 � I RPM) 1 fill I /411 RI 12 R A I a, P-1 '— - — _ -- -4" �. RI12 a :4 : _� R-A /'� 49- � 401 I RMF-6 R5F-4 I II o1/4 RMF 2Ii . -MF 24 402 403 I o . IFF RI °c , , CS 7'''' UT I R-0 ,< I, 1 W..Wedin,ton rr C-1 liddi N Reggional Link-H.6 R-0 G-1 G 1 R O , A ivit3 I o W.Wedi gton D R5F-4 Lt C-2 Y od Regions Link 1.,, J R A I RPZD i • /,r, High Activity a 0 440Mem I®■ 438 *4 1 N5439 RMF-24 P-1 I RPM I I t w 441 442 I li P1 Th I T L I RPM I E R-A I R-A Z Cam—' , I RSF-4 _ '' Z P-1 1 W.P rsimmon St eighborhood Link — I I _. F-4� P1 1ROP1 R5F4�aA�y - - - — — _ _ _ _ _ _ _ — \e A \ I 14, �� R24 C-2 I I / RA C-2 / 477 I < P 481 NC I 478 cY R5F-4 -. I 48i! I / 1 479 I I\ 1\,1111R A 5 I I CPZD I RSF-2 I 49 RA I� _ _ _ + \ _ _ _ + C-1 I /I Ic5 + — _ — _. _ NC I NC I R A R5F 2 I C 2 / RSF 4 1 F \ I I 7 sY _ 516 I C5 i \ 5]8 I 519 RSF 4i 520 R 517 RMF 18 tit I �R1 ZD I A i RSF-1 I RSF-2 RSF-4 1 R5F-18 '; I R-A R A I '5F-2 (aiAt I --- - RSF2 555 NC r ,.. _556 — — — — — _ _ _ _ _ — G 2 1 BLEW&ASSOCIATES,PA CIVIL ENGINEERS tir LAND SURVEYORS VICINITY MAP Scale: 1" — 1,500,-0" Project Number: 19-3732 Certificate of Authorization N 1534 Date:10/05/2020 sit 3825 N.Shiloh Drive•Fayetteville,Arkansas 72703•479.443.4506 Office•479.582.1883 Fax 20 December 14,20: 1 Agenda Item ADM 20-000010 Forest Hills PZD Amen - ^ a I7—I C W lyr Planning Commissic December 14,20: Agenda Item ADM 20-000010 Forest Hills PZD Amen ill L...... I : . 4140 „\I ,'•� - -------- - - - S,. 'PWO0I).1 ..... .T°E SITE °Te .....NN.....L, --aiii , ;I� 1.141 INN PNw 562..2faDB k ,44 �R` .T F.RESTNILLS (TOT Ia5B5R � POT PP. 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NNHNMIiNlilllll'llllill, t NNNNIINIINIIIIIIIIINIINI�11 \/ k II II INIINIIII I II II NIIM I INI N .,1 nl ��r� a L J L---J - t III NI II rplli := " �1C11111C1 L .. llllllll I rl , 1 5 iiIillllllllllll , , f ,,. �.. 111 IIIIII Iflllll,1 -p t� 1 Illfi b, I1I1I1I1IrMTN I 14Illillyl i \ 616161 .:1I 4i Planning Commissic December 14,20: Agenda Item ADM 20-000010 Forest Hills PZD Amen LOT 1 a) E 0 n-----nrnannSrlan r----nr-nne m uumna. cICS _ =--------------� —---- --- ..w --- - - - - Ste- _________________-______-_='=-----___ _ _-_=__ C.-- •i••••, CO 3 LEFT SIDE ELEVATION ® RIGHT SIDE ELEVATION a) 03 .r„ir . . LE IN • to L 0 1 1 LL --- a s 1 - - - - •- •- -. ou . ■■ ■■ - ,, -_-__-. ,, - - TITII IWII _. [Tl [IL_ TlI 1] ❑ 0 M. � --•arjumarnr I I I '-- _ --_ _-_11I _ITT-�IlI 7t_ 1 11I S I «' - _----- / x m i --- 4. Ov 7 2 REAR ELEVATION D 3 up 03 Q a _,N 3 > 47a3 33RN• osewoyumol II eseud sII!H Tseiod N O p 5 cc 0 cc O Fc w � w d � 4 • • mai —0111111 Ao • .4 • ?1 Imm -- # mow sL , rat OP' it Planning Commissic December 14, 20: Agenda Item ADM 20-000010 Forest Hills PZD Amen APPENDIX E PREVIOUS AMMENDMENT 2011 O N O O O O O_ O T O co y D3m o a m 3 d A3 mgr.) � 3R � IIIIIINN IIN NIINIIIIINIINI II INIIIIIIIIIIIININ NI Doc ID: 014366040002 Type: REL Kind: ORDINANCE Recorded: 12/29/2011 at 02:27:28 PM Fee Amt: $20.00 Pace 1 of 2 Washington County. AR Bette Stamps Circuit Clerk File2011-00035939 ORDINANCE NO. 5464 AN ORDINANCE AMENDING A RESIDENTIAL PLANNED ZONING DISTRICT ENTITLED R-PZD 07-2793 FOREST HILLS TO REVISE THE CONCEPT PLAN AND ZONING CRITERIA FOR PLANNING AREA THREE, REDUCING THE NUMBER OF DWELLING UNITS FROM 354 UNITS TO 240 UNITS. BE IT ORDAINED BY THE CITY COUNCIL OF THE CITY OF FAYETTEVILLE, ARKANSAS: Section 1. That the zoning criteria booklet and plats for R-PZD 07-2793 Forest Hills are hereby amended to reflect the major modification to the concept plan and zoning criteria in Planning Area Three, reducing the number of dwelling units from 354 to 240, as reflected in Exhibit"A." Section 2. That the Planned Zoning District ordinance and official zoning map of the City of Fayetteville, Arkansas, are hereby amended to reflect the zoning criteria change provided in Section 1 above. PASSED and APPROVED this 6th day of December, 2011. APPROVED: ATTEST: By: I ELD J , Mayor LISA BRANSON, Deputy City Clerk ,% T. ��aanrrrrrr G�G EgGp• . • ▪ :• FAYETTEVILLE: ,S/v 9 •J`e: '�dL111tiz ItaiA Plan ommissic 14,20: genda Item ADM 20-000010 Forest Hi s PZD Amen • a Ie eve Y 1 THE CITY OF FAYETTEVILLE,ARKANSAS 1 DEPARTMENT CORRESPONDENCE ARKANSAS www.accessfayetteville.org CITY COUNCIL AGENDA MEMO To: Mayor Jordan,City Council Thru: Jeremy Pate,Development Services Directors From: Andrew Garner, Senior Planner Date: November 16,2011 Subject: ADM 11-3994 Forest Hills Planned Zoning District Amendment No. 1 RECOMMENDATION Staff recommends approval of an ordinance to amend the concept plan and zoning criteria for the Forest Hills Planned Zoning District (PZD), reducing the number of multi-family dwelling units from 354 to 240 in Planning Area 3. BACKGROUND The Forest Hills PZD Master Development Plan contains approximately 82 acres located between Wedington Drive and Persimmon Street. The PZD approval granted by the City Council 2008 allows for a maximum of 600 dwelling units and approximately 206,000 square feet of nonresidential space within 5 separate planning areas. Each planning area outlines the allowable uses and densities, and provides the general location for access, circulation, building location, parking areas, etc. Detailed engineering plans are submitted as each planning area is developed. The concept for Planning Area 3, The Trails at Forest Hills, was a multi-family condominium development with 22 buildings and a maximum density of 354 dwelling units on approximately 15 acres. A development group is interested in purchasing and developing the property, but with only three four-story buildings and 192 multi-family units. The modification to the design concept and reduction in density constitute major modifications and may only be approved by the City Council. The Zoning and Development Administrator may approve a reduction in density by up to 20%as a minor modification. The current property owner is requesting to amend the approved concept plan for Planning Area 3, reducing the required number of dwelling units from 354 to 240. Reducing the density to 240 units will provide greater flexibility for the current owner if the purchase agreement does not occur, and will allow an administrative reduction to 192 units if the development group moves forward with the project. DISCUSSION None. BUDGET IMPACT None. Planning Commissic December 14, 20: Agenda Item ADM 20-000010 Forest Hills PZD Amen ,1, o E N E 0 = E E -4 co < E -0 0 o U .0 a a_ 0,a m E < , C U Q7 as 0 a 92 0 0 0 :r{, 'TRESTARDARbAlFA1'ETrEYQlE YNOEVf10)YFXfGROUP r�,,:�4 o0 QII P+ .w,..4.,�. �I.I I ' n anw. n. a E.N „,+M saooa N ,pyi+';:' +..,..•::: q M. I,.M u aMw M;ri MMa 0 ijy!;•ni . . ::. xM.'::::.: .: y. s:+., m MIY , 4 ar. N 011 Q #y. ; ..;: I '-"-- -. ....- ..�pTui Iu .Mr. film k !1 141 11/01 ,nw.scow,mn.n,o.wwarom.ano.a's.a..aoravnro'wr..ua nu'ana.we -.nurse a,u..'a.acan r.:,oaamnrto-o< C:i 't 19'.. i. • iiii&o ' 'r ! w1.GU .� "'ra•R l "°"°MOO00000 00 0-00 400 : O4 :I0.0 ' aim"'.ww a rw0 � O O• "pl Y 1 }1 Al �ga O ll k ,/ f1 tt \�\ "..:6,,,,, 441 •" - p e gyp, aue 16- ,�_ 3- ,pew v`I I I I � • .�.• ►1 _. � I I'll �(CO 0 ��IIIICwr.� pl '�( �1, -��alpr .�1 .r y � �d :� '�: w O. aoa 'a r ■� v►' • pi r•-7.se t�,, O mfumy a, ► rir \ �ti 4;1:'.1. 1:C:f 4:" : AIN,int7r '0'4ik4._ . 'i;40 ( N .-i:i ._ If I all ijOr. gi ,,,,,:„:„..,„,,,,,, , . • „.:t., ,,,-,I.,:„. __. ,,,,.. ,3, 11 ,, .., ,,,,„ .„. „' Jr ,Iiiirl dimilmmm.m.r741111:1==1:Millailli mown __‘mils .._.g...e.z_----a...____ _ .,_____ __ __ _---f.wwww.,--41- ----___-_-----z--_---.-_- - ____„,._--------------.4.- ,_Amb.--.F..:-.4...r4—ppr„. _ 4,414...tr.oi::.„7,.:,:::... R y --ii . ,, . ._,..„:„..,,,, . -Iiivr-----....-_--..". .._ .__.011..}4.....1,N. _______\7,_, ...„.:Ati•N-,.:: :... 1 ; , f 1 7,1) , I 1 ::, , 0 , )i, ,-...-. , 1 SCALE:1'is 50' (24 o36'SHEET) II a � 200 ARCHITECTURAL SITE PLAN -7a1IMI® THE STANDARD AT FAYETTEVILLE .... . -- o.„a..•.�.... • 908 DEVELOPMENT GROUP HUMPMREYS&PARTNERS ARCHITECTS L.P. ,ti.....,.�.. �•.raisad.ra.•br ae.." 0P.ra.Yr.�Vr,l.q .rYr.rr..rnlrY...a.4�b.o, S. s�w.p,e.oae a..ao D.a.n rs2.o P'al'm-vaw P'r'oiPo3o r"°'"9&Iab"'b"' dam.....ribbb.aiy.RM.bxnaN..1. 11/08/2011 FAYETTEVILLE,AR HPA#1129210111 """"°°�`°""°'° "°"" `�" M.,o,R Ib.O.y.nrfb„ ening,brb..tl.d.,m3m.E ...none W11A5 CIK'IIO1R!ME IAS 01067 N[W O'RFNA 1/ONf0UC 09NID0 190070e MORRISON SHIPLEY ENGINEERS • SURVEYORS November 14, 2011 City of Fayetteville Fayetteville City Council 125 W. Mountain St. Fayetteville,AR 72701 Re: Multi-Family Development at Forest Hills Request to Amend PZD Criteria—Density Layout out y Dear City Council, On behalf of the property owner, Forest Hills Partners LLC, and the developer, 908 Development Group, we are requesting consideration to amend the criteria for density and layout in Planning Area 3, the multi-family portion of the Planned Zoning District (PZD). Forest Hills is located on the south side of Wedington Drive at Salem Road. The property was rezoned to PZD in June 2008 which established a density of 354 residential units for the multi-family development in the district designated for multi- family. The layout consisted of 22 three-story apartment buildings within this planning area. A copy of the PZD Master Land Development Plan is attached to this request for reference. 908 Development Group desires to purchase the property and develop the tract with a student housing complex consisting of 192 residential units in three four-story apartment buildings. We are requesting to reduce the density from 354 units to 240 units which will allow 908 Development Group to request a minor modification for the additional 20% reduction. This will allow Forest Hills Partners LLC greater flexibility if the purchase agreement does not occur. Forest Hills then could request a minor modification to increase the density by 20% to 288 units. A site layout for 908 Development Group is attached to this request. Thank you for your consideration. Sincerely, Morrison-Shipley Engineers, Inc. 7:4"� Heather M. Robason, P.E. Project Manager 2407 S.E. Cottonwood Street Bentonv ill cpl NI9ca�ryrrlipic 479.273.2209 • Fax 47F*'9^ e2 0: ends Item ADM 20-0�tikVaf�l�l �I&fin PLANNING AREA 3 -CONDOMINIUMS-"THETRAILSATFORESTHILLS" The multi-family portion of Forest Hills will consist of an upscale apartment complex to be developed at a later date. The condominiums will be constructed at a density of 22.72 units per acre. The condominiums will have all the amenities that go along with a development of this type, including a pool,tennis courts, athletic courts, a clubhouse,and walking trails connected to other areas of Forest Hills. A. Permitted Uses Unit 1 City-wide uses by right Unit 8 Single-family dwellings Unit 9 Two-family dwellings Unit 10 Three-family dwellings Unit 26 Multi-family dwellings B. Conditional Uses Unit 2 City-wide uses by conditional use permit Unit 3 Public protection and utility facilities Unit 4 Cultural and recreational facilities Unit 24 Home occupations C. Residential Density and Non-Residential Intensity Planning area acreage: 15.58 acres Number of dwelling units: 354 units Non-residential building square feet: Not Applicable Residential density: 22.72 units/acre Non-residential intensity(square feet/acre): Not Applicable FOREST HILLS a m i x e d • u s e planned 7 o n , n g d e v e l o p m e n 25 Planning Commissic December 14,20: Agenda Item ADM 20-000010 Forest Hills PZD Amen • • �� i� r` FOREST HILLS , ;�. E a mixed - use planned zoning development I • • F a y e t t e v i i l .• • t n s a • at y %� ivy , e .: ! `> • .;ram••Ji it / , .�., _ f... MASTER DEVELOPMENT PLAN 'A... .:_ ea(w Area 1 - MI■ed use OWNERS & APPLICANTS Forest Iblls Development Co,LIC ,,ii 6301 Cliff Ca-we _ ._ — Fort South.Arkansas 71903 _ ; ..--. A 479 494 5682 '��- �,' • r 4.1 / Marks Electric Cooperative - - s 3 1 Wedington Drive t, s - _-. .® t ., 71 F ettewtle,A872701 IEh11 �— •�_ I 479 521.1400 r I a I 'i min ' - -. -H A , , 111 REPRESENTATIVES l a I i ' 111 ./ ti, I Mr lobo D Alford .LE: J..I: ' i yIII 1I ! �[ 6301 Cliff Drive •^nA.41i IA.a•. 60.I 3L rift... . s W.,a/ s b_:3. .► Ft Smith,Arkansas 72903 • -_ 479 494 5682 • TO•V11NGraviES 1oE! - lixa 1 W.11tiiren . Area 5 Tow',homes Er rxt44 lEngtneers.Inc ("'1 O�E rtonwood Street ....___ C e.AN 72712 . ., e,,- CAy1PRO 'L vilt • w:: _ � a`AO. All rl� '" TN A.RISLEY&ASSOCIATES aW i I ARCHITECTS AND PLANNERS MORRISON ' `" '' SHIPLEY Oi.— ./� --- 1.L * ' awe .. _ ., 1.0 II C. ia00 T J • •.••. •... •.. .. e9ntonr Ir.as r1rt1 Alt Ill 2209 O co) �C QJtiA(sJ 95 to RS 1 0 co 0 0 -n O fD -13 = C) • rn DWco 0 a m 0 � m a 3 2a) N y B R TABLE OF CONTENTS M.Statement of Commitments....................................._............__.....__._......._...__......._».»._..42 Cover Sheet _.........____ ...___.....___....1 1.&2. Dedkation of On and Off Site improvements...».............»..........„..„..._......._............42 Table of Contents... __.__._..._...„.»....____...._._.........„..„......»....._.„.__......2 3. Natural Resources and Environmentally Sensitive Areas........._.„_.............„...........„„.„..42 RenderedSite Plan..._....................__.............._..............._...........»__..................._._..„.„».....3 4. Project Phasing Restrictions......................_.................._._.._...._..._._........_..._........_.__.....43 A. Current Ownership_._ _....._......._...................__...........»_. 4 5. Fire Protection B. Scope of Project _._.„„........»_ ... __..............4 6.Other Commitments Imposed by the CHy_...._..........._..._._.....__._......».»._._.„............._.43 C. General Project Concept .... 6 7. Parks/Trails/Open Space Commitments............._._.......___......._._....__.......»._„._..........43 1.Street and Building layout..............._......................._..._........_._._................„_.............„...6 8. Proposed Preliminary Building Elevations.................._..............................................»........43 2.Site Plan Showing Improvements_.__.„...._..__._._........_..._._.„„...._._._.....»_...».»......7 N. Conceptual Description of Development Standards,Condition and Review Guidelines......43 3.Buffer Areas .....7 1. Screening and Landscaping........................._............._....................._......................._._._.....-43 4.Tree Preservation Area........._ „..........._.................._............._.„._..............„......7 2,Traffic and Circulation....................._............................................................_._................._....43 5.Stormwater Detention Areas and Drainage .................a 3. Parking Standards..................»._.__.„.........._._._......_._............................__.........._...„.....43 6.Undisturbed Natural Areas......._.........„.___..._.____..._..__.__.».»..........._.......»_._......8 4. Perimeter Treatment.. ............._.........._.__._......_.................__..__.....».„...„.........44 7.Existing and Proposed Utility Connections.............»....„_.„........»».„.„............._.........._..8 S. Sidewalks.........._...._.........._....„ 44 8.Development and Architectural Standards............„.».........._.».„....._......_._..».................9 6. Street Lights...„....._._...._.............».........»....._.„..._.......»..»_..........„_............._ 44 9.Building Elevations... 9 7. Water.........._..._.......__.............»..»„._....._._»..................._................._...„..__..............„ 44 D. Proposed Development Phasing and Time Frame 9 8. Sewer..........................................._.................._...._......._...._._..........._.............__.„.................44 Phase1-__._.___.»... ...„.„..„_..._....„.___..._....._....„.„............_»....»...._.» 9 9. Streets and Drainage __..._....._..._. ....04 Phase2_____._.___._._„..........__...._.„_»._...........___._..........„.„.........._......._.._»...._..10 10.Construction of Nonresidential Facilities_____._..___..._....__......._._._......._.„_......44 Phase3..._........._....._.___._.........».„.„........_».................__....._........................„..........».„._..10 11.Tree Preservation....................._........_.___........_._..._......._._..._..„...__.........._ 44 Phase 4.................................................................................„..................................._...._..._._.„..10 12. Architectural Design Standards 44 E. Proposed Planning Areas and Development Standards........._................._.„„.........._»........11 13.Signage................_._.............„.__.__._.._....__._._...._ ... ___....___.....44 Planning Area 1- Commercial/Retail-"The Shoppes at Forest Hills'.„..................._».......12 14.View Protection....__......................_..._....._._...._...._....__.....__...._._...._„„__..__._........45 Planning Area 2-Mixed Use,Residential/Office/Retail-'The Village at Forest Hills'....19 15.Revocations............._................_._..........__.__........_.__..._.._____._._.___..........»._.......45 Planning Area 3-Residential Condominiums-"The Trails at Forest Hills' 25 16.Covenants,Trusts and AssoclatIons._ . Planning Area 0-Residential Garden Homes-"The Villas at Forest Hills" 31 O. How the Proposal Fulfills the Intent/Purpose of the PZD......_........._______......._..._.......45 Planning Area 5-Residential Townhomes-"The Townhomes at Forest Hills"............ 36 F. Zoning Comparison Chart 39 G. Recreational Facilities,Open Space and Access. 40 H. Reasons for Requesting the Zoning Change _....__.__._....„._.„................40 I. Relationship to the Existing and Surrounding Properties _...............................................40 I. Compliance with Fayetteville City Plan 2025__......_ _._.........._.__...........»_..........40 K. Traffic Study 41 L. impact of City Services........................_........_...........»...... .» 41 1.Water and sewer......_._......._._..._.„».....»__....._......_. _.„.._».»._.„......._ 41 2. Roads..................„._..........._..._........_..._.....»...___..__.....»..."..........._.»_..........._....__ 41 3. Fire and Pollce................"--....._.........................»_._........................._.„............_ 42 4. Solid Waste......_......._._.__.__.....».....................___......._._.„._..___.._._......._._ 42 5. Storm Sewer ...............___._.....__..__.............___ 42 FOREST HILLS fV 2 O O ED _ ° 3 N .�D d o. 3 D01 s 3 3 00 y- - -- -- . --- / L.1(3 10 'Y :-'ti ;71•:.-i LIG, .,:•,--' 000 ( JEJF3 _. Yttect NI -. CILL1 ODD EJEDEJ 4. - 10 , 0 0 0 0 u".""l/ II o '.!'-....._-.....r4iar..."--..i..--••••-................- .. ., I ir - - -- 4111:- ---- - ----- .. ?• ,ge A; . i 111' 0 i i : .0• '10'' • • • Sr' . I! . • -1"1;/77. I 1.411 . .. .44.114414116144 , : . i : -- nu -4 4, ,44((f• 4 1:' 1 Mountain ..,,. .ipjlit.-10,,, .."„rire-;,!!'-^.4. 415411,,._....k. ,..., ..2, ..;', _s? e. • . --= -IT' Rand+Mud __..., ' : ,, x1P)Sell.,C‘,,,:\ 'I MP t.• -iiiir?-0,- liMar'7.-----""7"---e•.'-171Nbillr-11.-60 i 1.1 ""MIT .4#14. raft*_ , -:. 4 -- - NI rif.„: . ..v4,.....1. ,,,....,,k 4 re eral:0:: ,.... ..:, ,.....-,..,,,ea,-...- Li .. 1.,„ ,.., ,), .j ell .,,. ,. 44.- iii •. ------1 *47 ,„, ,*, .4- • irto,k 11/4 • ...f. ,. • mini Yea 4-11i• 111 •.. 14 ''. * 4. r. Alf46.1 • , ii. . . „.. - 0. A 4. 'IC• 1 :. Imsbe.k..... „.. dky,,' .„k-., . it., .IN I:.=."...-- --=. -- .=.-.: 0 . .7, •Irt. 4, ammo Part Mk Er_ • ;, hit v.a.„tic";., , ,..), 44,--•-• t • A. p - ' l' 4 74. 11111( '''' ''.../.•4t-, 44" t: ":. .4 , ;.)..,:, ..- ,,,,,,,T1,-. ., , , . , ..r.- .. IL.:Ng...-‘ •a- a•- ,/ - • ,-.4140,• i••• N44, . , . • , .._,..„,t,. •• •. 1. - ,;.....,4-_.-• .4-1. rim, :f '-,._..- LL,1„- eirii;•...-k• 11 -1- .:1511 IC 11111 1111 - --f - • ,p-r— . l.:*.r.'. „.., . ,• , ..„ - __._..... . ,..... - .. ,...:“... :7,-, -7 ,-4.02 ..,:i.... ..' .Iiir. ..s6"*""-'5,7:,.,,CLJ"..•..-. ""rit‘14V•v.„,,ifor.-.."--• .R: , , ••,, ..,._:.-_-_., _ ..- . .;„,,,, ..... I .... in, a .it •41 I. I 1 '••' - ‘' ‘:. 1 : ,....... 1„„-7r, -I .-. - . . • 1,.. ft, ,fk. _ i I, Salim i . ._ i : 4, • IF/1111-114 i \ 411%• V 1 i J ,• ,,,, , 4, . : .. ,- , :4"F A- Cf:MIFA%,----- .. tfi';,rs....4111tri•L 4. ' .' s ,\ Ik 0..AIN—W„ ".: I' P,I''... 1:k.., I ,••.; kg. 4" .44 -1,Til..1...t n. ; ,..1:'-TIFF.r."7. , ''• ii 4.04:, . v•:.-_- ....=-It i,• Woodall••••11-110 nr• Panama..a-ma - , lai . , ,I 1 te. '4, ., , • .,• ,r. V."""."'"16 .%._t E=111 - i . VI'4's '' I lie MINS* *OM ' 44 . -A, \-.,.' .. •\,;,, ,... _ . ......_.- _ . — i - • 1 IA IP' 1111bi.\,,,t. ./. •1*, ,;..-- , 40.14 1 '‘‘. ..) '))),) '• . ---'-'-‘.4.° • Itenimmon • I Street 111111111M11111111.111/111 , •••••• gir7:ZA L-2-100 Ile EIHOPPE8 AK)RESDI34CES si.,...—-••••,- .7- - Ir71 -^!---1 AT FOREST PILLS RENDERED NM LAYOUT —- .--. MORRISON 111 SHIPLEY mili-ANI m---m 1 oir-- r--"'", Wodrelon Drive end Bohm Road 1 Mr-•_27M M-111MI MaINMONI•MAMA.OM sr-r-a cr----, Poolletallo.Wonetteglon:so Om*Arb....• Itao.macl t or or Roy** 7, itr-.:-.al - ”cleted Ste layout > 0 .... ._. FOREST HILLS K ... .. 0 3 O 0 0. 0 — 0 0 cl -o VI 0 Er i g E. Ti lip 5 2 CI eii-a -‘ 3 -P. -- (1) iir to g = 3 R 7.• A. Current Ownership The current owners of the property are Forest Hills Development Co.,LLC of Fort Smith, .}4e r,• Arkansas,and Ozarks Electric Cooperative Corporation of Fayetteville,Arkansas. 1,eY Vt.-'.', B. Scope of Project •v Forest Hills is designed to be a mixed-use 82.39 acre Traditional Neighborhood Design(TND) �v s� ..' development,containing a variety of commercial businesses,smaller retail storefronts,and 4r residential office areas,built in close proximity to condominiums,zero-lot line garden homes,and i . • s r DULLc. 4i townhomes. The residential areas contained within Forest Hills are all interconnected to r•- ar X. amenities by a series of sidewalks,trails,and pedestrian friendly streets that promote easy access Ax „;t: without the use of motorized vehicles. Forest Hills is designed to be consistent with other TND developments currently being planned nearby,and it will provide interconnectivity opportunities ins;z ? rs=' a to further tie the area together. y ,• to �, •. � Primary vehicular access to Forest Hills will be from Wedington Drive via a planned extension of • .. { Salem Road southward through the development from a signalized intersection with Wedington 4, • . - 31 l• Drive. Salem Road will be extended to the southern boundary of Forest Hills and will terminate at rtl,. ;' "' • the intersection of Persimmon Road and Mountain Ranch Boulevard. The extension of Salem -- - - Road will provide the City with a much needed north-south corridor in western Fayetteville that , will serve to disperse traffic from Rupple Road and other heavily traveled streets in the area. Additionally,inside the development,Jewell Road will be extended from the east boundary of Io Forest Hills terminating at the west boundary and allowing for future extension thereof. i r ' �l,�`,0' J The primary commercial use areas within the Forest Hills development have been sited along .I I�I��I� ?` a. t Wedington Road in an effort to distance these from the residential areas and to provide a buffer r:-:.. between Wedington Road and the residential areas. The commercial area along Wedington Road 411 I I i 1 r •,}a�� ..44. will be co-anchored by a Wal-Mart Neighborhood Market and a Walgreen's pharmacy,both � ' " t' a` !^ y ^ located adjacent to the Wedington Drive&Salem Road intersection. Sites for potential 3 . •,.Z . a`ri''' restaurants,banks,smaller retail units,and other service outlets are planned along Wedington • • ,c,,�? Drive,west of Salem Road,directly in front of the planned Wal-Mart Neighborhood Market. �' -'. ti�` ,e ^ Appropriate screening from Wedington Drive with landscaping is planned in an attempt to avoid s.', a a:-r%.S- •is", giving this area the appearance of a typical outparcel design. However,in order to attract much •3- f, ,s r• • needed retailers and service providers to western Fayetteville,it is imperative that these sitings `-''-i,, ,f"?A. be employed in order to maximize their visibility to potential customers traveling along ?; ^ Wedington Drive. D a,C, _ - otfic/Reia, FOREST HILLS O 0 4 O O O_ O -n 0 0 w 2 cD 7 5. m D3 cc) N rD cc' cr n CD D Q a D a) a 3 FT, N N. 7 34T-' a•• B. Scope of Project(continued) � • Residential-office space has been planned south of the proposed Walgreen's location,between ?,.RK Salem Road(extended)and the existing residential housing area to the east,and north of the •• ^� planned extension of Jewell Road, The residential-office area will be connected to other . residential and commercial areas via sidewalks and walking trails to promote a"live where you work"concept for Forest Hills. `, i d • . , • - • r,:: ' ' Jewell Road will provide a distinct separation between the office and commercial areas and the • residential component of Forest Hills. Garden homes are planned in the area west of Salem Road while more dense multi-family housing units are planned east of Salem Road. Townhomes are planned for the southern portion of the property,near Persimmon Road. There will be a large contiguous area(approximately 6 acres)of tree preservation on the south end of the project,directly adjacent to Persimmon Street.Other areas of tree preservation will be located throughout the site. Six foot wide walking trails,with landscaped areas along the trails,will meander throughout the southern tree preservation area. Trail locations and materials will be approved by the Urban Forester. These trails will be interconnected to other pedestrian walk ways within Forest Hills in order to allow full pedestrian and bicycle access between Persimmon Street and Wedington Drive. These trails will also serve to promote a friendly access point for other developments located south of Forest Hills providing enhanced connectivity for the community. Overall Summary of Density Non-Residential Uses: 206,102 SF(Roof only) g Residential Units: 600 Units 4 'i`e Forest Hills has been planned to achieve the following goals: {` , • Continue a trend of creating TND developments in western Fayetteville and promote the mAsx�•- interconnectivity of Forest Hills with other developments to create a larger sense of community along the Wedington Road corridor. ,. • i • Provide residential areas that are easily accessible,via non-vehicular means to goods and services. D Trail System Within Tsee Preservation Ar. O I FOREST HILLS N O O 5 O O O_ O Tt O (D 13 4. tot = a'' 3 rn D 3 3 (8 va : 3 N y. • 3 q .4 • Create"live where you work"opportunities by establishing office locations that are within a short walking distance to residential areas. • Provide for the basic needs of Forest Hills'residents by offering a major grocery outlet,pharmacies,restaurants,shops and other services on-site,while also providing these much-needed services along the Wedington corridor in western Fayetteville. • Reduce vehicle speeds within Forest Hills through the use of narrower street designs and other attenuation measures. • Encourage casual pedestrian and bicycle use between all areas within the development by creating an easily accessible network of sidewalks connected to the amenities and to the development's green spaces and preserved natural areas. • Promote aesthetics within residential areas by siting garages at the rear of structures and fronting non-paved areas toward streets. • Offer multiple housing options to create diversity in the neighborhoods and enhance the sense of community. C. General Project Concept 1. Street and Building Layout Primary access to Forest Hills will be via Salem Road from its intersection with Wedington Drive. Salem Road will be extended throughout the full-length of Forest Hills and terminating at Persimmon Street. The Salem Road extension within Forest Hills will provide a new independent connection between Wedington Drive and Persimmon Street which should help to relieve traffic congestion at the intersection of North Salem Road and Wedington Drive. This new Salem Road Extension will also satisfy the need for a collector street connecting The Links development's southeast corner to Mountain Ranch Boulevard as indicated on the Master Street Plan. A Master Street Plan amendment request has been submitted with this Forest Hills development submittal. Salem Road&Wedington Drive will become a four-way fully signalized intersection as a part of the Forest Hills development. Additionally,North Jewell Road will be extended from its current terminal point in the Betty Jo development to the proposed Salem Road as a 2 lane Street(See Master Street Plan,Section 4a.Collector(through),Residential Neighborhood,City Neighborhood). Within the commercial/residential office portions of the development,Salem Road will be three and four lanes,with space allocated for bicycle lanes on both sides(See Master Street Plan,Section 4b.Collector(Intersection)Residential Neighborhood,City Neighborhood and Master Street Plan Section 5.Minor Arterial,Residential Neighborhood). Once Salem begins/enters the multi-family,it will be reduced to two-lanes(See Master Street Plan,Section 4a.Collector(through),Residential Neighborhood,City Neighborhood). The design speed along Salem Road will be kept as slow as practical in order to promote bicycle and pedestrian-friendly corridors. • • D r x . t Ne gbbc _., FOREST HILLS N o I 6 O c E EiT D3co Nt(o o 0 a Do' . 3 ff N N. 2 3 R Forest Hills and at various other areas throughout the development. There will also be the The buildings within Forest Hills will contain a variety of uses and will be designed to include varying facades. Within the commercial portion of the development, opportunity area t is developed more individualizedmoretalat areas Largeof tree canopy opmthroent portion the development this meet . each planning developed in detail at the Scale Development of this project. It is there will be smaller retail/restaurant size facilities,strip shopping centers,a anticipated that a large portion,if not all,of the remaining 7.77 acres(to achieve 20.60 total acres)of 40,000 SF Wal-Mart Neighborhood Market grocery store,and a 13,650 SF required tree canopy preservation will be achieved at full project build-out. Walgreens'store. Interconnection will be provided between each of the commercial facilities on the west side of Salem Road so as to promote vehicular There is minimal existing tree cover in the commercial portion of the project. Most of the existing tree circulation without having to re-access Salem Road. This same type of canopy will be affected within the office/retail and residential portions and in the Salem Road right-of- Interconnectivity will be provided inside the residential office area located on the way east side of Salem Road. A network of sidewalks will be installed to allow the residents of the multi-family areas and the users of the office space to walk to the retail and restaurant facilities. 2. Site Plan Showing Improvements Proposed improvements to the City of Fayetteville will include the construction .. ____J 1 .. '(t[.,rr, ,.p;, ,Te.. . •V.fe'., -7 r it F I• and dedication of Salem Road and North Jewell Road,along with their associated f 1811. " o ali I t.—q: sidewalks and drainage im rovements. Utilities,includingthe extension of a 12" *� r 1'f:1'' ,is. 1�1�—,• I ��`•• �`I l i I water mom,will also be extended the entire length of Salem Road and connect � 1 /,� � s�� : i� �■ � f� .1r 4'■■• r I �l! ^ t �>, �' .-. I Ir.., 4 11.1 C11111�.1 I I I.r ( into existing facilities located at both Wedington Drive and Persimmon Street. f 1 � �r ,.:II I :• �'t■I ,,..,,.,rr I) ! , +yam■.w Ir ' Please see the attached site plan for locations of these street improvements. The ' I. vat rr t4 `f t - '■1 It'll... � ".'1 residential component of the development is planned to contain 600 units 1 ,� S' 11' i,l '1._e1 16% ? 'I'``"l I ' ^•••�•-*J equating to a density of 10.00 units per acre. '� t ` ., ,^:j 1�' ,- 7■ re 11��'1�' / ' k '""",� f 7 iyi Ir ♦♦ / ■F 1'r �J �� JI I ,' t f", f.1 :f IL .. Jim), tit B.n itu ,; ]✓fAi-F"/ �+ ' r I 3. Buffer Areas ! s y _ •ime Ii � IJ Green spaces along Salem Road and Jewell Road will be planted with trees at a ) I fqi 1 t p+.•,- -��` = � `'<.�` f t- • 11! rate to match city requirements. The residential-office and multi-family , r�l _ I �, kr-'40,!st..,--N- =_-11 J ! condominiums will maintain as much of the existing tree canopy as possible on the �}; 1 3 ti i .I-{} �t1� i I r 'east side to provide a buffer between Forest Hills and the Maple Terrace ( J' 'tl �f r -, S — �` `'development. The residential areas will be designed to situate internal bufferings, ,') 1 i • j4:if_ •tI i >j _ , I ;� \ ,• * � ) including the installation of landscaping and appropriate screening fences. ;I ti ,,,! • j_, r ' , ,,:- i, 11'i • 4. Tree Preservation Area 1111111 ji �+► • . I•�, A block of largely undisturbed tree canopy,approximately 6.18 acres in size,will be Tres er ion Al.. preserved on the south side of the development,adjacent to Persimmon Street. An additional 6.65 acres of tree canopy will be preserved around the regional detention basin and on the east side of The Village at Forest Hills,on the east side 1 of The Trails at Forest Hills,around the detention basin within The Villas at FOREST HILLS Ni - , O o 7 0 0 0 0 m 0 m 0r w D 3 CD Dm a 2 - 3 (D Ni N• i 3 P. The trees that are removed in these areas are planned to be mitigated on 7. Existing,&Proposed Utility Connections site or within the new street right-of-way. The construction of office There is an existing eight(8)inch sanitary sewer line that runs east-west through the development. This space will affect most of the trees on the northeastern portion of the site, line is located approximately 730 feet south of Wedington Drive. It begins in the northeast corner of the with the exception of a 0.46 acre canopy stand along the extreme eastern site,near the existing Farm Bureau office,and runs south approximately 400 feet,before turning west. border of this planning area and a 1.65 Acre stand of trees around the The eight(8)inch sewer line continues west until it reaches the west property line of Forest Hills at existing pond,which will be maintained as a regional detention basin. which point it turns south Trees removed in this area will be mitigated on-site within the parking areas and building sites. Some of the trees will be mitigated within the right-of-way of Salem Street. The greatest numbers of trees that will be affected are those existing within the residential portion of the property. Care will be taken to preserve as many trees as possible. Tree preservation within the residential areas will follow the Landscaping Ordinance of the Unified Development Code. 5. Storm Water Detention Areas and Drainage There is an existing pond located within the office portion of the north • half of the development. This pond will be enlarged to serve as a • stormwater detention/retention pond for the commercial/office /residential area and portions of the condominium development A second pond located directly south of the Neighborhood Market will serve . the remaining commercial property. Both ponds will be released overland into an intermittent tributary that is an approximately 6-toot wide flat bottom channel. This channel ultimately discharges into Owl Creek, located approximately one mile southwest of the property. Stormwater runoff from the townhomes,garden homes and portions of the condominiums will drain to a detention/retention pond that will be constructed within the garden homes portion of the development. This t pond will also direct drainage into Owl Creek. 6. Undisturbed Natural Areas • 'tom There will be approximately 6.18 acres of undisturbed area located on the south side of the site. This area is located on both sides of the Salem Road extension. Within these 6.18 acres,six(6)foot wide walking trails will be constructed that are interconnected with other walks within the development. Landscaping will be installed along the proposed trails in Regional Detention Basin DO the undisturbed area. FOREST HILLS O g O O O_ O T O O. o = n 7 - D 3 co N CD O N• D N N. 7 There is an existing eighteen(18)inch PVC water line located on the north side of Wedington Drive,running parallel to Wedington. Additionally,an existing eight(8) Development Plan will include the following public improvements: inch PVC water line is located on the south side of Wedington Drive,running -Improve Wedington and modify existing traffic signal parallel to Wedington in front of the Ozarks Electric facility. Last,there is an Construct Salem Road from Wedington to Jewell existing eight(8)inch cast iron water line that runs north-south along Betty Jo Install traffic signal on Salem Drive in the Maple Terrace development. -Extend Jewell Street from Betty Joe to the west property line. -Install water and sewer mains along the newly constructed Salem Road and North Jewell Road. With regard to proposed utility connections,water and sewer mains within Forest Construct Detention. Hills will be connected to the above-noted facilities at such time Salem Road and -Once the Neighborhood Market improvements are complete,a preliminary and final plat will be North Jewell Road are extended into the development. These mains will be submitted for the remainder of the commercial property in phase 1. dedicated to the City of Fayetteville. The size of the proposed water and sewer mains within the development will be determined at a later date when the exact Estimated Time Frame: demand for each building is calculated. NHM Lot Split and Large Scale Approval. 2008 NHM Building Permit: 2009 8. Development and Architectural Standards NHM Completion of Construction: 2010 Forest Hills is designed to be an attractive mixed-use development situated in a Preliminary/Final Plat for reaming property in Phase 1 2010 highly traveled area of west Fayetteville. Because of its high visibility,architectural Commercial Lot Large Scale Approvals 2010-2013 features and other facets of the development will coordinate with other styles Commercial Lot Building permits 2011-2014 previously constructed or planned in the area. The streets,sidewalks,and Completion of Construction 2015 interconnecting of the parking lots within Forest Hills are designed to promote pedestrian&bicycle-friendly access throughout all areas of the development. The All permits necessary to develop Phase I shall be obtained within eight(8)years from the date of architectural standards will be consistent throughout the development as defined approval of the Planned Zoning District by the Fayetteville City Council. Applicants shall have three(3) in the individual planning area descriptions. years from the date of any building permit approval to obtain a Certificate of Occupancy for said building(s). Prior to the expiration of time limits,the applicant may request a one(1)year extension 9. Building Elevations from the Planning Commission,with additional extensions requiring City Council approval. Please refer to the architectural elevations with in the Planning Area section of this document. All developments within Forest Hills shall utilize the elements set forth Phase 2-The Garden Homes are planned for construction starting around 2011,but this will be herein and shall be approved by the Planning Commission. dependent on market conditions at that time. Salem Street along with public water and sewer mains will be extended from phase 1 to Persimmon Street. The interior public streets and utilities within the D. Proposed Development Phasing and Time Frame Garden Home area will also be constructed and platted at this time. Construction of Phase 2 improvements is expected to be completed in 2013. Forest Hills is planned in four phases with build-out scheduled over the next two (2)to ten(10)years. The final Plat approval for Phase 2 shall be obtained within six(6)years from the date of approval of the Planned Zoning District by the Fayetteville City Council.Prior to the expiration of time limits,the PHASE 1 applicant may request a one(1)year extension from the Planning Commission,with additional Phase 1 encompass The Shoppes at Forest Hills,the commercial/retail portion of extensions requiring City Council approval. the property,located in the northwest corner. Once the property is rezoned to PZD,the Neighborhood Market will initiate the development by submitting a lot • split and large scale development plan. The Neighborhood Market Large Scale FOREST HILLS rJ 0 O 9 m 0 p E = n 7 E m D. • D 3 co Ncc, m n O o - D ° A 3 N N. n 3 • ... •_ Phase 4-The Tow homes are plannedd for �`� r�if3r,ids `aft;'" I}i F"t' onstruction starting around 2016,depending on 1 : .'/ ` �\ -1 `41�ri�a ii 1� - . "'""•41 Ij� market conditions. All public roads and utility ur>trrrr 'N7TPr 1 �� ` ,` ',?'a i I( •1 — 1 + !'4�!M1;+}�e�r, J L. infrastructures will already be in place,with the f ti ` I I 4 r r'J��I l��'«+��I � t} ! J�,t exception of service laterals and local drives. \ . 1 '1!f I . t Ire ■S I rl�::u�ii��.. ...g I p S 1 `; (_, f 'Ii 7r r.71: II N(M+AAAarausissi ar■ II� I 4'� _ r�� j(f Construction of Phase 4 is expected to be completed _4:� A , = I!��I.r�� I.::11 Mi. ill I') e -/ in 2018. 1 �� , �E i �,:�A;I',.:• ; •�lil:_____ ;II, I r�'trt',sr- �" �: li kV.:!aqI =.' flail� +I ti�1' i i� llizmilm. i.:', z~ I t The final plat approval necessary to develop Phase 4 s i ,e . _ ..■ /bA•ee" I ' shall be obtained within eleven(11)years from the l �•�i' I s i dateofa r h�ai, =.•\, r iJ lI. — —�I.-4— ..fir I- I «tNt idUU "T� approval of the Planned Zoning District of the =a•'�r.`cc •� _ a ,-,_ze ,h��Jf{II f- � t ,� 't i Fayetteville City Council.Prior to the expiration of --- ` ''" 1 time limits,the applicant mayrequest a one 1 a. �C �'T� "�.: c � 11 PP q ( )Year ate: extension from the PlanningCommission,with • 4 °� I st ii - ; ��.-- +• ) M i I+ ,� <1 f I additional extensions requiring City Council approval. Pt-. a -� -4 - N 1 IIZ �... eq B Y PP " r .: _ � �'ib _ r � � I Ca'YILi'�IIYI I 4 7• �`��.. • �. I4 #='a � > ,, F i s 1 r _ . . •:: .';'ram- t ., r '+ w �\ ...4 /4,44 +i'- „.. •.. . I °I 1PMAt. 1 1 1 Wit ' •Nr...400,,, , ✓li ,'Irill 1`° ,j' ',.'1".41\.?,' lS!/.4 '1 t�l ';• I rr ,, ,31§3nf�tc +4' - --cw►ram-..:�a _. I,, w:,�n twl t�af� / I��1 PHASING LEGEND i.,ut•ct Phasing Phase 3-The office/retail/apartments and condominium portion of the development are anticipated to begin construction around PHASE 1 - 2008 f 0 2015 2013. All of the public improvements needed for this phase will be completed during Phase 1 and 2,with the exception that service laterals and interior drives to the remaining commercial lots and office/condo complex will be constructed during this Phase. PHASE 2 - 2011 TO 2013 Construction of Phase 3 is expected to be completed in 2016. All permits necessary to develop Phase 3 shall be obtained within nine(9)years from the date of approval of the Planned Zoning PHASE 3 - 2013 TO 2016 District by the Fayetteville City Council. Applicants shall have three(3)years from the date of any building permit approval to obtain a Certificate of Occupancy for said building(s). Prior to the expiration of time limits,the applicant may request a one(1)year extension PHASE 4 - 2016 TO 2018 from the Planning Commission,with additional extensions requiring City Council approval. Project Phasing legend K — FOREST HILLS O 'b 110 O O O_ O O O E 2 7 a) 5 rn D co N '' (D n >• a)• A3 2 E P E. PROPOSED PLANNING AREAS AND i I _ iviui :ni,y..r DEVELOPMENT STANDARDS l/ /\ // l/./�Ili�i a .n•nr�I-1i4 ! I.,7-i,-„-„rr;i,.!,i i,.L.:..i'.':ii-i,.i.4tz..-,I I-,„t4c\.,:7 tt„„i..'.,4.:1 1t11..1.,.•,T'..,a:,.._O:;_,.::.p..1.1--3:,0.-..,F --71 i1*,I-...t 1(r��.,` •Asa. `. 1 , _ :J l �N 1r g, `RAT" , `� ~` 7eJ��L�lt'i i .wlll ;.'Ji'/''■ /y;�'-A _ Il 1 . j l�l�'j S�l,. . ,II _. . I (Y:t...i:.r.,;,.1,1l / I' •Jr �',.:wv:4^.�'Y r' r 'L! I 1'`: . qI tl=y -•-11:;Il y.i...nar.15 1 1 1IE' i fIff� !��i��yy� ' „�!h ist, w._•M 1 .:®I If�, y 1;I.,'t__ _- ;1 U!^RRC�T'R� • •1 ' - I 44 ::wl a.t I r•.nr.,T..a...r � n .Y{ mil _ .:1li11.11111-d �;��_1:- ., ' • 1 �.5�ti Y3 i � _ I '.1:2o.:, Ill t",. -Lii—I ) : , t -Ullirrrillglill '14 71$ ,,.1.,„,,,,,kr,i . i._. :_---..-r:: :,------it 1------- ----"-:'---j,-0• )pprii--*-- ..H.H--s"-:,....„,„,„„„...:,:a '11' -.1-i il tt, 4 1p 1 � r 1. iii- I ;iI. tj - - tI 1F }r-• • 11 t A 1 .:47,-;,,,--:.--::if-- /-. .- -. .._ 1.-- . - -7 ,ii• '''•\ pyy,"4,45 ammi. .1,i IIIL Planning Area Summary _ Plamhy Area I-Commercial/Retail The 5hoppes at Forest Hills _ Planning Area 2-Office/GonmerLbl/MuitI-F[mlly The Village at Forest Hills .. Planing Area 3-Multi-FaMly Condominium The Trans at Forest Hills _ Planning Area 4-Singe Family Gorden Homes The Villas at Forest Hills Flaming Areo 5-Single Family Torun Houses The Towihomes at Forest Hills Phoning nre.. summ,rr Legend FOREST HILLS i Od 2 0 3 N > 3 m O co, m 3 > A 3 23R `n. PLANNING AREA 3 -CONDOMINIUMS-"THE TRAILS AT FOREST HILLS" The multi-family portion of Forest Hills will consist of an upscale apartment complex to be developed at a later date. The condominiums will be constructed at a density of 22.72 units per acre. The condominiums will have all the amenities that go along with a development of this type,including a pool,tennis courts,athletic courts,a clubhouse,and walking trails connected to other areas of Forest Hills. sty_} i A. Permitted Uses r, Unit 1 City-wide uses by right ` Unit 8 Single-family dwellings - Unit 9 Two-family dwellings Unit 10 Three-family dwellings Unit 26 Multi-family dwellings B. Conditional Uses Unit 2 City-wide uses by conditional use permit • Unit 3 Public protection and utility facilities Unit 4 Cultural and recreational facilities Unit 24 Home occupations \ C. Residential Density and Non-Residential Intensity Planning area acreage: 15.58 acres Number of dwelling units: 354 units - Non-residential building square feet: Not Applicable B Residential density: 22.72 units/acre Area 3 - Condominium. Non-residential intensity(square feet/acre): Not Applicable 0 FOREST HILLS N O 0 25 O O O_ O �-I O O co 7. N D f0 N O co n C7 O D ° ? NFIT" N N. 3 0 Bulk and Area Regulations: D. Minimum Lot Width: Multi-Family Dwelling-70 feet E. Minimum Lot Area:Multi-Family-8400 SF . - l F. land Area per Dwelling Unit: 1,500 SF _ - G. Setback Requirements: Front: 15 feet Side: 10 feet °tes , Rear: 20 feet - . .%: ,:"' - , I H. Height Regulations:Building heights are regulated to 60'above finish grade. 1. Building Area: Not Applicable 4 :: Site Phoning: • `i MttiJ J. Landscaping: In accordance with City of Fayetteville Landscape Ordinance. tr's' • K. Parking: In accordance with the Unified Development Code. 4 Architectural Design Standards: Architectural design standards shall be in general accordance with the attached building elevations that follow this . planning area description. All buildings shall be at least 50%masonry,to include �— painted or integrally colored concrete masonry units. Other materials may - include glass,siding,stucco,or synthetic stucco. Facades that front public streets shall be articulated by means of building offsets between units,doors,windows, pilasters,awnings,or varied roof profiles. M. Signage: Signage shall be in accordance with the Unified Development Code for multi-family residential properties. Trill System PART OF PHASE 3 FOREST HILLS N 26 0 5 p w 2 co 5- N D3 (n NN 0_ m 0 D °' a3 N NJ �. S' 34 (- I I Iha "l -- • -� I Y i . I i. L. 4,-r : f milii > 1 ,� � � f_ o ',. tri II 4,ii J,J11 ... , WY,J.Lk.,,,w,„ IL .L Area I - Cundnminnoms FOREST HILLS O O 27 O O O_ O O N -0 Od 2 g; 3 m Dc' 2 0ncj3 3 m A3 CD 32N• fi e I . . , , .. .. . ..„ ,,,...../....„ .,..„ ., , ....._ . ... [. . .:, „.. J ,....... _ ,..... . ...„ 1 ,ip , , ..... I , 4 !tI 4". I 0 M '' 1 . .,.i ilk ',','" o 1 . .s .e Ya 11 I I O.:, '' I lilt - i _l •'�.•Y�M!_,1�!•k. l�. i ••.S G l(..'•.- III I . t� a. :7� 1 _� ��1�' Area 3 Condominiums 8 FOREST HILLS N . O O 28 0 0 0 0 0 W I 0 3 5. y > 3coo va _ 3 4. ° .A 3 ,16K4 7 3 R 'Llir---' ,,-------- , IC 2T 17N01,, • ij : /—. 1. rm. _ _ .__. 71 11 + A r .V.iIi ., • ... ill if ,... .; ,, 111 _ __ OS!" ''S . • /110 1. ....1.•.,... ...... . Area 3 - Condominiums FOREST HILLS N 0 0 29 0 0 0 0 T 0 m v C 0d _ CD B FT D3co 0 o. 3 fD N S. 2 3 R r -EL. \.t, , �� - ,[I ilII I ik I In , ...,:: _ i 0 /A i 4 . H ,', OA . .. _ .._ = Pr 6,4 .01 tilk• • • Area 3 - Condominium, 0 F O R E S T H I L L S IE '0 Ov 2 2= D 3o m �. Nn m o D63 a3 S 3 .No, N. l ,ril . ri I,TrK, uM" LAIML "4x4 ULVet.. •• .a ' i_ e.:T 60E44 Iwni.x fR 1-"/NHOuse uNrf' PArno 604tA4C. AMON Auxy snip YARD Area 5 - 1,,wnhomr t FOREST HILLS O 38 T O 2 cA D3u N a D 0 3 m T. 3 fD N to— m 3 R . G)Zoning Comparison Chart Zoning Comparison Planning Area Permitted Conditional Lot Width Lot Area(min) Land Area per Density Setback Req'd Height Req'd Building Area Use Units Use Units (min) Dwelling Unit Planning Area 1 1,4,12,13,14, 2,3,17,20,21, N/A None N/A 5,349 F-20' 40' 6096 15,16,18,19, 35,36,40 sf/acre S-15(Adj R) 25,34 5-0(Adj NR) R-20' Planning Area 2 1,5,8,9,12,13, 2,3,4,24,34, N/A 10,000 sf One Bedroom-800 sf 9.17 F-10' 30'max.-less than 30' 60% 15,16,19, 35,36,40 Two Bedroom—900 sf units/ac S-10' from residential. 25,26 7,912 sf/ac R-20' 40'max.-greater than 30',but less than 50' from residential. 65'max.-more than 50'from residential. Planning Area 3 1,8,9,10,26 2,3,4,24 70' 8,400 sf 1,500 sf 22,72 F-15' 60' N/A units/ac S-10' R-20' Planning Area 4 1,8,9 2,3,4,24 40' 3,500 sf 3,500 sf 4.82 1 Attached 40' 50% units/ac F—15' S Exterior-7, S Interior-0' R-25' Detached F-15' S-12'/O' R-25' Planning Area 5 1,8,26 2,3,4,9,24 30' 2,000 sf 2,000 sf 3.83 F-0' 50' N/A units/ac 5-Interior 0', 5-Exterior 7' R-0' FOREST HILLS 39 • Od _ E TOD • D co o a 3 • ct) . 3 3 CD 2 3 .No, m. H. Recreational Facilities Open Space and Access There are currently no recreational facilities or open space planned within the commercial portion of the Forest Hills development.Within the office portion of the development,outdoor seating facilities will be installed in some arrangement depending on the layout and development of the entire office complex. Within the multi-family area,there will be typical outdoor amenities with an apartment development,including athletic courts,a swimming pool,grilling areas,etc. However,these will not be available for non-resident use. The garden homes and townhomes are not planned to have any recreational facilities or open spaces. Reason for Requesting the Zoning Change The zoning change is needed to accommodate a master-planned development. The commercial area located along Wedington Drive frontage,including the nearby office space,is consistent with other developments being planned in this area. The office area will act as a buffer to the existing multi-family development on the east. The multi-family,garden homes, and townhomes located on the southern portion of the development,including the tree canopy preservation area,will act as a buffer to residential developments located south of Forest Hills. J. Relationship to the Existing and Surrounding Properties land adjacent to Forest Hills currently employs commercial,industrial,and residential uses. Ozarks Electric Cooperative borders Forest Hilts on the west,and their facility includes a customer service area and"lay down yard"where equipment and vehicles are stored. North Jewell Road will be extended to the west property line,which will allow Ozarks access to the lay down yard via Forest Hills. This will enhance safety in the area by giving Ozarks access to the new signalized intersection at Wedington Drive. Maple Terrace borders Forest Hills on the east,and there should be no increase in traffic coming from Forest Hills to Maple Terrace due to the extension of North Jewel Road. Once Salem Road is signalized,it will give the residents of Maple Terrace access to a traffic light that will allow them to turn to the west and further enhancing vehicle safety in the area. K. Compliance with Fayetteville City Plan 2025 We believe that this development meets the City Plan 2025 wherein the Forest Hills property is noted as a City Neighborhood Area. Forest Hills contains all elements for people to live, work,and shop in one place. Fayetteville's City Plan 2025 has six goals that are listed below. Noted with each goal are the design elements included within Forest Hills which depict the development's conformance with City Plan 2025 goals. 1. Appropriate infill Multiple dwelling units per acre have been sited on little-used land located well inside the city at the following densities: Planning Area 2—9.17 dwelling units per acre;Planning Area 3—22.72 dwelling units per acre;Planning Area 4—4.82 dwelling units per acre;and Planning Area 5—3.83 dwelling units per acre, 2. Discouraging sprawl Forest Hills'site layout has been densely designed and is pedestrian-friendly. Forest Hills'location is not out on the city's fringes. 3. Traditional town form Forest Hills'site layout has been designed to be people-friendly instead of car-oriented although the need for vehicular transportation has not been ignored. Appropriate attenuation is planned to reduce vehicle speeds throughout the development further adding to pedestrians'safety. 0 FOREST HILLS tJ 0 40 0 ET m � co D 3 to N CD 0 0 n " 3 3 (D N N. 4. A livable transportation network Forest Hills'has been designed to include a series of trails and sidewalks along with mixed residential and retail/office areas to promote walking and bicycling throughout the development. The trail and sidewalk system also provides off-site pedestrian traffic(especially to the south which includes neighborhoods,a school,a youth recreation facility,and a public park)to flow through the site both north/south and east/west. 5. A green network This development will include a park-like regional detention basin and walking trails which will contribute to the existing urban green network that will connect Forest Hills'commercial amenities with the Boys&Girls Club,the new school,and existing and proposed neighborhoods located south of Forest Hills. 6. Attainable housing Forest Hills will contain single-family garden homes,townhomes,and condominium housing which should provide attainable housing for middle-tier income families. It should be noted that attainable housing is challenging to accomplish when developers are required to fund and/or construct large amounts of public improvements, set aside large amounts of land for park land dedication,and retain 25%of the existing tree canopy. L. Traffic Study Peters and Associates has prepared a traffic study that takes into account all of the major developments that are currently planned on the south side of Wedington Drive. The study shows the traffic impact once Forest Hills,The Links,Westside Village,and Woodstock are completely built out. The level of Service at the Intersection of Wedington and Salem is currently a"B". After the Forest Hills development is complete,the Level of Service at this intersection is projected to operate at a level"C",which is within acceptable limits of the City of Fayetteville's Engineering Department. M. Impact on City Services Water&Sewer The effects on water and sewer facilities in the area are unknown at this time. Subsequent studies will be performed to provide the answers needed to properly assess specific impacts and to determine the developer's responsibilities in mitigating any adverse impacts. Roads Associated with the development of Forest Hills,necessary improvements as determined by the traffic study prepared by Peters and Associated will be completed. These include additional turning lanes on all four sides of the intersection of Wedington Drive and Salem Road. In addition,Salem Road and Wedington Drive will become a four-way fully signalized intersection. Further,the public portion of North Jewel Road will be extended from its current terminal point in the Betty Jo development to the proposed Salem Road as a 2 lane street(See Master Street Plan,Section 4a.Collector(through),Residential Neighborhood,City Neighborhood). An additional public street will be extend from Salem Road to the western edge of the development,through the Garden Homes,and will align with a future street within the Westside Village development. Within the commercial/residential office portions of the development,Salem Road will be three and four lanes,with space allocated for bicycle lanes on both sides(See Master Street Plan,Section 4b.Collector(Intersection)Residential Neighborhood,City Neighborhood and Master Street Plan Section 5.Minor Arterial,Residential Neighborhood). Once Salem begins/enters the multi-family,it will be reduced to two-lanes(See Master Street Plan,Section 4a.Collector(through),Residential Neighborhood,City Neighborhood). 0 FOREST HILLS - O 41 0 0 m � • O 0 = n 3 N 3' D3co NJ CD 0 O 0_ • o' a3 • N W. 3 3 0 The extension of North Jewel Road to Salem Road will give the residents of Maple Terrace access to a signalized intersection to access Wedington Drive. The connection of Salem Road to Persimmon Street will give the City a new north-south alternative to the one-way 1-540 frontage road. Fire and Police With the extension of Salem Road,the police and fire departments will have an additional north-south corridor west of 1-540 and also a secondary entrance into the Maple Terrace and Mountain Ranch developments. With the development's parking lots all being interconnected within the commercial and office areas,enhanced access will be afforded to police,fire,and other emergency vehicles. Solid Waste Solid waste will be collected by the City of Fayetteville. Dumpsters,with appropriate screening,will be sited in accordance with the recommendations by City of Fayetteville Solid Waste Division. Storm Sewer Storm Sewer will be collected on site,retained,and released in accordance with City of Fayetteville code. N. Statement of Commitments 1&2. Dedication&On or Off-Site Improvements Salem Street,North Jewel Road and the streets and alleys within the Townhomes and Villas,along with their associated sidewalks and drainage improvements will be designed and constructed with consideration to The Master Street Plan,City of Fayetteville Code of Ordinances,Title XV Unified Development Code,Chapter 172:Parking& Loading,Chapter 171. Streets and Sidewalks,and Chapter 170: Stormwater Management,Drainage&Erosion Control,respectively. All of the above improvements will be dedicated to the city,and maintenance of these areas will be provided by the City of Fayetteville after their dedication. Sewer and water improvements will be designed and constructed in accordance with the City of Fayetteville Water&Sewer Standards. Impact fees will be paid per construction phase,as delineated on the plans,prior to building permits being issued for that phase. 3. Natural Resources and Environmental Sensitive Areas Environmental issues such as the Tree Ordinance,Wetlands,and Floodplain will be in accordance with the guidelines set forth by the City of Fayetteville. A wetland study on the northern)S of the property has concluded that there is an isolated wetland(0.13 ac),a Paulstrine Forested(0.25 ac),open water(0.48 ac),and an intermittent tributary(1680 If). All of the sensitive areas are located with in Planning Area 2(residential office). The mitigation of any or all of the sensitive areas will be addressed during the design phases of this development. A letter was sent to the U.S.Fish and Wildlife on August 2n°,2007,and we are currently awaiting their response. There is currently a wetland study being performed on the southern Y:of the property. Findings will be forwarded upon completion. ID FOREST HILLS =• CD 5. D3co N � 0 • a > A3 7 3 9. 4. Project Phasing Restrictions The phases and estimated completion dates have been established as noted in previous sections of this master development plan. As phasing has been identified, described,and approved as part of the PZD master development plan process,phasing may vary from the requirements of Chapter 166 of the Unified Development Code with regard to the expiration of permits and plans. Development of the infrastructure will be installed with each phase to allow vertical construction to occur in a quicker manner. The City of Fayetteville will have an opportunity to review infrastructure requirements and needs at the time of building permits. It is estimated that construction will take approximately ten years. The permits will be staggered accordingly. 5. Fire Protection Forest Hills will be served by the City of Fayetteville Fire Department. 6. Other Commitments Imposed by the City There are no other commitments imposed by the City at this time. 7. Parks/Trails/Open Space Commitments There will be sidewalks along the entire length of both Salem Road&North Jewel Road. There will be a dedicated trail and associated ROW on the north side of Persimmon Street to comply with the current Master Trails Plan. There will also be 6'walking trails throughout the proposed tree canopy preservation area that will be connected to other trails throughout Forest Hills. All trail construction will be coordinated with and approved by the Urban Forester prior to any land disturbance. When each phase is developed,there will be additional coordination with the Trail Coordinator of the City of Fayetteville. Tree preservation and protection will be implemented in accordance with the Unified Development Code: Chapter 167 Tree Preservation&Protection. Landscaping design will be completed per the City of Fayetteville Landscaping Manual. B. Proposed Preliminary Building Elevations Please refer to the arc httectural elevations found in other sections of this Master Development Plan. O. Conceptual Description of Development Standards,Conditions,and Review Guidelines 1. Screening and Landscaping Screening and landscaping will be provided as set forth in the Unified Development Code. The Planning Commission shall approve any modifications. 2. Traffic and Circulation Adequacy.circulation,design,coordination,and other provisions will be in accordance with the Unified Development Code. 3. Parking Standards The off-street parking,on-street parking,and loading standards found in Chapter 172 Parking and Loading shall be used as the general guidelines for establishing parking and loading standards for Forest Hills. Any deviations from these standards shall be approved by the Planning Commission. 0 FOREST HILLS O 43 pE 3 cv m �. D 3 co N D m n 3 — 3 7 O 4. Perimeter Treatment All uses of land or structures will meet the open space,buffer,or green strip provisions of the Unified Development Code. Some privacy fencing will be allowed. 5. Sidewalks Sidewalks will be designed and constructed in accordance with the Master Sidewalk Plan and Section 171 of the Unified Development Code. 6. Street Lights Streetlights 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 standards. A water study will be submitted to the City with the large scale development plans. 8. Sewer Sewer lines will be designed and constructed in accordance with the City of Fayetteville Water and Sewer standards. A sewer study will be submitted to the City with the large scale development plans. 9. Street&Drainage Streets and drainage systems will be designed and constructed in accordance with the Unified Development Code and the Master Street Plan. Any modification to the Master Street Plan cross sections shall be reviewed and approved by the Planning Commission. All streets located within the Forest Hills PZD are planned to be public streets. 10. Construction of Non-Residential Facilities There will be approximately 206,102 SF of office,retail,and commercial construction that will serve the Forest Hills community. 11. Tree Preservation Tree preservation and protection will be implemented in accordance with the Unified Development Code:Chapter 167 Tree Preservation&Protection.A block of largely undisturbed tree canopy,approximately 6.18 acres in size,will be preserved on the south side of the development,adjacent to Persimmon Street. An additional 6.65 acres of tree canopy will be preserved around the regional detention basin and on the east side of The Village at Forest Hills,on the east side of The Trails at Forest Hills,around the detention basin within The Villas at Forest Hills and at various other areas throughout the development. There will also be the opportunity to preserve more individualized areas of tree canopy throughout the development as each planning area is developed in more detail at the Large Scale Development portion of this project. It is anticipated that a large portion,if not all,of the remaining 7.77 acres(to achieve 20.60 total acres)of required tree canopy preservation will be achieved at full project build-out. Tree preservation requirements shall be reviewed by city at the time of Preliminary/Final Plat and/or Large Scale Development review. 12. Architectural Design Standards Building design standards shall be in accordance with the architectural design standards and building elevations presented in the PZD Master Development Plan. 0 • N 0 p 44 o 0 0 O -n 0 -D • C7 • (D 0) D 3 (0 N a) m 0 D• ° A3 N N N �. O 3 P • 13. Signage All signage shall be in accordance with the Unified Development Code,Chapter 174: Signage. 14. View Protection No view protection is planned for Forest Hills, 15. Revocations The developer understands the causes for revocation and will take all measures necessary to avoid revocation. 16. Covenants,Trusts,and Associations There will be no area that is owned by the City of Fayetteville or common property between each facility. Each facility will be responsible for maintaining their respective business. P. How the Proposal Fulfills the Intent/Purpose of the Planned Zoning District Due to the mixed-use nature of the overall Forest Hills development,there is not one specific zoning classification that would allow the full development of Forest Hills. In order to obtain appropriate zoning for each area of the development,it makes sense to rezone the entire tract to PZD allowing the developer and city to maintain stricter controls on the appearance,and allow flexibility throughout the overall development. This development accomplishes several of the city goals for achieving new urbanism and for meeting the requirements of the City Plan 2025. First,different commercial areas will share the same parking field thus facilitating easy access between surrounding buildings without having to re-enter a car and drive to the other buildings. Second,the development incorporates mixed-use within the office park portion of the design with office&commercial units on the first floor and residential living units on the floors above. Further, the development incorporates a network of pedestrian-friendly access ways that allow will non-vehicular movements between every building and feature on the site. A family living in either the single or multi-family portion of the development should consider it a pleasure to walk to the commercial portions of the development as they pass a scenic landscaped pond and manicured open lawn areas along the way And lastly,a trail system that connects Persimmon Street with the entire Forest Hills development,as was previously recommended by city staff. In summary,this master development plan meets most of the criteria outlined under the city PZD code,including compliance with the UDC and Comprehensive Land Use Plan,not adversely effecting the provisions of public facilities and services,providing compatibility with surrounding land uses,providing compatibility with the natural environment,not providing negative impact to the existing road network,and providing for unified development control under a unified plan FOREST HILLS rJ 45 0 u) OE = n 7 m 5. D3co 71 9, n N m D ° A3 N N �. 7 E O ADM-2020-000010 Forest Hills PZD Amendment One Mile View NORTH z I I I I I I I I 1 0 0.125 0.25 0.5 Miles / m r) . \ 4aL .rsu..1ui 1] c / CF.; 111111 a. "'IEI irr WEDINGTON DR I z -O 1 i i a r-- i r I 1r 1 co P 1 /•- 41 __ I 2 i � • '' i lk:i'A--./4,I1-.1-.I1k-L8I'-. I z ca_7°o_1.). -..,..;..::...: :1 RPLI) ■ ■ • ■ ■ ■ _ R11F-2a 4ffi. W PERSIMMON ST I �.: Z I ... 1 I IDII1111f1 a1 0 . l,TFE 1i1 Subject Property . i ,�" 2V RSF-4 41, \ .011) 0 illir , \ C-2 .;1, G� 1 \‘. i...... _ lin , ., . 0.0. \,,\ ,, �� \ t 1 to ( ti RSF-2 \ \ I MO.2 Gamo w imam! --- RESIDENTIALSNGLE.FAMILY EXTRACTION NSG =E 1 • COMMERCIAL - R-12 RVWvnW.OTu Legend - °s` G1 V �W - - Rsr.i FORM BASED DISTRICTS — — Planning Area + Rom. Dowolovel RSV/ BB M.In 9reei Cemvr I ReF-0 �o..mo Geneni Fayetteville City Limits S1° L — — ! RESIDENTIAL MULTI FAMILY Nepn°omooC Sarviws Trail (Proposed) a �RAW le NNEDZONN, STRC J PLANNED ZONING DISGTPoCTS .....1 1 : Planning Area ---- - INSTITUTIONAL I _ j Design Overlay District NDUSTR ALA Fayetteville City Limits .... a .<. Planning Con missic Ileseaaher'4,20: Agenda Item ADM 20-000010 Forest Hills PZD Amen i ADM-2020-000010 Forest Hills PZD Amendment Close Up View i I D ■ R-o ■ y� Oq�pi'< '1! j • ■ i i i TNJEWELRD 1 ., . .] , - il 111111111 ':e .4. TUSCAN RD G I iz-, I o i C ix , /to L CORK w LN a Subject Property V. I—PINOT-LN RPZD I CREEIC�4) ;; . w C RMF-24- I CO re , I it- 0. "i" i 8 It 0. ' Cn . ,, :: ..': : '' l - CROCK PERSIMMON ST Jilt - j MOUHT G2� o ' gitiL vZ U I I2SF-4 '� A I i-• 7, A x 0y I 0 LING GREEN.0-, 131 CORAL ,'1:' 8 � CANYON LOOP . t � ;:HNOLOG�NORTH Legend Residential-Agricultural RSF-4 ' Planning Area MI RMF-24 '— — ' Residential-Office Fayetteville City Limits MI C-2 Trail (Proposed) mmmi Feet Neighborhood Services-Ltd. Neighborhood Conservation I_--J Design Overlay District 0 145 290 580 870 1,160 Commercial,Industrial,Residential Building Footprint 1 inch = 400 feet P-1 Planning Co missic necarnbo• 4,20: Agenda Item ADM 20-000010 Forest Hills PZD Amen ADM-2020-000010 Forest Hills PZD Amendment Current Land Use NORTH i JR itimai,‘ r "" ,M1r. r r __,, : f-/ . , 4. ' -r:•:1 ' ,.......-'.7 . r. --z_--iii hill- .. : 4-.----,4---1-_-_,----„,.. _i • ,i - - 4 . '- k`° +L Commercial ..1,.,,. -_. , lin __- :: *i-I �L --�. _ ' "_ . ` ,•"• p. �i+t '° '� �� v. i .+' ' .e" R ! I'', t ! « t ib ,• yI ., r r 1.F t1 •1,... rii ,,,,,, iittlii, ' s...I \ MALBEC t?p V � a,",4 ." \• �JEWELL RD I .i ` TUSCAN RD ,- . ftwt. t J ... ' 1 y :*'4,4,'1:114.4,....,4:1;:ii41:':. :1411..1;%'t'"...';., i r' ,, ;,ram— �. t. a' ~., — r_ .,,,,..„,„______r_Hr,„.-i . . . „..... . 4 T -.' •.-,] . -----7 ,-- -. , )k,44,.. -- , ' " .• , rr _ ROCKFORD i dr 1 ( D R i tl V . COF , — --- 1 2.�, <`4 } _,, S 'j] .E '1 i-"I t `� 1h .0 _ , �; rW Single Family , k- �_� �e � Prop�rt� -. � ilk*, 4'. , ‘e.,._ . —,— co ;--Tr .,r, , r Residential ' , IIIh . -_ . , r, , , ,;' .4 all i Multi-Family n� PINOT LN ,\ s , _ ,;r 4 „'c ,' Residential - w - s .A. i �, ' , i 4 y ��' _ )P a!Q joilavrtaw -,t7-, . --• ,-4., .„,: .. .„ :i , 'It ,.. . :...:, , .16) 0. gill iiirgrVor ' " k yy t r ' -74W ^ �1 ;'1i4''-.?gis. i _ •It'd` .. _ �:S' T -Ti.__,-,„,.,,,. ,,miy 'z. !6., Y , -1. , # I 1 Lr . `I iv• --__.`,,1 14.-#.' IN ,. (/..-' 'tlkt'Fd5 �t t- w` a PERSIMMON ST i 2�r _ 'tr 0' ' S.- It op C.' t _ Multi-Family Residential I� -AO 1000 <'1 `t�AL"CANYON�LOOP " Oa 3 rr 1 i + , FEMA Flood Hazard Data Shared Use Paved Trail 100-Year Floodplain Trail (Proposed) _ _ Feet Floodway _ _ _� Planning Area 0 112.5 225 450 675 900 :_ _ _; Fayetteville City Limits i _ i Design Overlay District 1 inch = 300 feet Planning Con missi( Docer)b^r 4,20: Agenda Item ADM 20-000010 Forest Hills PZD Amen RECEIVED /JAN 212021 GF IF ornr Fs, NORTHWEST Ordinance:6402 File Number: 2020-1144 5 ( zcttcADM-2020-0I0(SE OF SALEM RD.& Democrat JEWELL� ADM-20 0-010RD./FOREST HILLS PZD AMENDMENT): F.0 BOX 1607,FAVETi E;'ILLS,AR,72702•472-442-1700•FAX 4 79•695-lf8•AWNW NW'ADG.CON AN ORDINANCE TO AMEND THE FOREST HILLS RESIDENTIAL PLANNED ZONING DISTRICT(07- 2793)TO RECONFIGURE PLANNING AREA 3 TO ALLOW FOR AFFIDAVIT OF PUBLICATION THE DEVELOPMENT OF SINGLE FAMILY,MULTI-FAMILY,AND COTTAGE HOUSING I, BrittanySmith,do solemnlyswear that I am the AccountingLegal Clerk of the BE IT ORDAINED BY THE CITY COUNCIL OF THE CITY OF Northwest Arkansas Democrat-Gazette,a daily newspaper printed and FAYETTEVILLE,ARKANSAS: published in said County, State of Arkansas; that I was so related to this City Section I: That theCity Council h eobyhe City of Fayetteville,Arkansas hereby publication at and during the publication of the annexed legal advertisement approves the owner's request to amend the matter of: Notice pendingin the Court, in said County, and at the dates of the ZoningFor Districtst Hilt Residential Plxhned Y as shown in Exhibits the several publications of said advertisement stated below, and that during said "A","B",and"C"attached to the periods and at said dates, said newspaper was and had a bona fide Planning tDivision'se agenda memo,to printedallow for the development of single circulation in said County; that said newspaper had been regularly printed and family,multi-family,and cottage published in said County, and had a bona fide circulation therein for theperiod of housingi inPlannio Area 3,with the following conditions: one month before the date of the first publication of said advertisement;and that I. Development plans shall said advertisement waspublished in the regular dailyissues of said newspaper mflect the general layout of the revised gmaster plan; as stated below. 2. Individual dwellings shall not have direct vehicular access to Salem Road.Where units are adjacent to Salem City of Fayetteville Road,dwellings shall be rear-loaded Ord 6402 with front doors facing the public street; 3. Where adjacent to recreation or tree preservation areas,units shall be Was inserted in the Regular Edition on: oriented with entrances and principal January 17,2021 facades towards these open spaces and parking to the side or rear of the building; Publication Charges: $150.48 4. Revise Sub-Planning Areas 2 and 3 to permit Use Unit I,City-wide Usr� c,%AE ofcoByonsileght,ae tureg ndeleor elements, of common site features and elements, BrittanySmith including sidewalks and trails; 5. Include language regarding consultation with Urban Forestry about the proposed trails that may occur within Planning Area 3's tree preservation Subscribed and sworn to before me areas; val This 1 2day of a2021. 6. Aernativeativaapgd designs option for alternative building designs if incorporating street-or greenspace- facing elements,such as porches and stoops; 7. Approval of this PZD Notary Publi amendment does not grant development approval for the property;and My Commission Expires: Zak/z4 8. The proposed preliminary plat will be required to be reviewed for compliance with the Unified Development Code as a part of the **NOTE** standard review process. PASSED and APPROVED on 1/7/2021 Please do not pay from Affidavit. Approved: Invoice will be sent. Lioneld Jordan,Mayor Attest: Kara Paxton,City Clerk Treasurer 75371115 Jan 17,2021