HomeMy WebLinkAbout2023-792 (6)
Ramirez, Jonathan
From:Sarita Ibarra <sibarra@hallestill.com> on behalf of Robert K. Rhoads
<rrhoads@hallestill.com>
Sent:Thursday, July 6, 2023 11:41 AM
To:Agenda Item Comment
Cc:Robert K. Rhoads; Sarita Ibarra
Subject:FW: RZN-2023-0014 (SE OF DEAD HORSE MOUNTAIN ROAD AND E. GOFF FARM
ROAD)
Importance:High
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We noticed Mr. Brown’s comments on the City’s website and here is our responses. Thanks for your consideration. RKR
Responses in red to Tom Brown’s email below.
The proposed rezoning* of the Dead Horse Mountain Road property referenced above is not compatible with several
critical growth objectives of the City.
The attached Map (RZN- 2023-0014 Plan Context) illustrates how the property relates to the Tier Centers and Enduring
Green Network elements of the City’s Growth Concept Map(GCM). This attached Map also illustrates the relationship of
the property to the Mayor’s Box and the boundaries of the City and Planning Area. The relationship depicted on this
attached Map suggests that the proposed rezoning may result in the construction of a 300 DU Residential and
Neighborhood Commercial development that:
Will require a substantial infrastructure maintenance and service commitment well outside of the “Mayor’s Box”
(greater than a mile). The city has already approved over 800 lots within 1 mile radius of the
project…Stonebridge Meadows, Riverwalk, Hamptons, and Stonebrooke. Will push developers out to Elkins,
Farmington, and other areas that use Fayetteville water and sewer.
Will contribute to a significant expansion of a pattern of suburban sprawl near the edge of the City.
Will produce a suburban growth pattern that will threaten environmentally sensitive and valuable ecological
components of the GCM Enduring Green Network. Stonebridge Meadows and Riverwalk are already built in this
zone. 53 acres on Dead Horse was approved last year for 128 lots.
Will result in the development of a residential pattern and density** that does not support transit readiness or
affordable housing. The property is within 3 ½ miles to downtown and the UofA. Single family detached homes
will start under $300,000…only 8 new single family homes on MLS in Fayetteville as of 07/05/23
The attached Map (RZN-2023-0014 Ecological Values) illustrates the ecological values that are present on the property
and within the boundaries of this part of the EGN. These ecological values include:
Historic Prairie Stonebridge Meadows is built on this site
Prairie Mound There are no visible signs of prairie mounds on ariel maps
Hydric Soil Numerous subdivisions presently and past are approved and homes built on this soil
National Wetlands Inventory(NWI) Wetlands There are no wetlands formally identified on this site but will be
determined if any exist during subdivision approval
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Tree Canopy Most of the land belonging to golf course is in grass and small underbrush. Will comply with tree
ordinance and preservation.
Proximity to Northwest Arkansas Land Trust (NWALT) Protected Areas Riverwalk Subdivision abuts this property
on two sides and the recently approved Riverside Subdivision is due west of the property.
The purpose of the attached Map (Historic Prairie Prairie Mounds NWI Wetlands) is to illustrate the level of significance
that should be assigned to three of the ecological components found on the property and within the boundaries of this
portion the EGN. The Map shows the relatively small quantity of Historic Prairie, NWI Wetlands and Prairie Mounds
located within the City Limits and potentially threatened as the City manages its future development. This property
shows no visible prairie mounds on Google Earth. Prairie mounds were on numerous subdivisions presently under
construction in West Fayetteville. This property has been an active farm and horse ranch prior to the golf course. The
outline of the horse track built in the 70’s is still visible on city GIS maps and was a working cattle farm prior to that…not
a historic prairie field.
Development is going to happen and is needed, but it must be managed to insure it is sustainable, environmentally
responsible and compatible with the goals of 2040 City Plan. The City’s 2040 land use map on the GIS site shows the
land on the golf course to be residential neighborhood not “open green area.”
Attainable housing is one of the City’s Goals. So is assembling the EGN and implementing the Growth Concept Map.
With these objectives in mind, the City would better benefit it’s residents by encouraging the construction of 300 new
dwelling units in one or more of it’s 30+ designated high density, form based and pedestrian oriented Tier Centers that
better support attainable housing and transit development than directing the housing to over 200 acres of existing open
space located at the edge of the City. This action could result in a rezoning that would be totally located within the
boundaries of the EGN that could produce a residential density** and neighborhood commercial pattern that would
cost the City in additional infrastructure maintenance, threaten the sustainability of valuable ecological components of
part of the EGN and not be as supportive of transit readiness and total housing affordability (housing + transportation
costs).
Therefore, I am asking you to deny the rezoning of the property as proposed.
Thomas Brown
Notes:
* The request is to rezone 95.17 acres to NC, Neighborhood Conservation, and 17.81 acres to CS, Community
Services. The remainder of the site, approximately 92.22 acres, is to remain R-A, Residential Agricultural.
** If the NC part of the property is developed at a maximum of 300 DU’s per the proposed “Bill Of Assurance”
that would result in a gross residential density of 3.15 DU’s per acre. This is a density that is not compatible
with the standard that the EGN should not be developed at a residential density that exceeds the City’s R-A
Zoning District. In addition, this density is not close to the 10 DU’s per acre objective for the cores of the Tier
Centers. The 2040 land use map shows the 43 acres to be residential neighborhood which if it was zoned to
traditional R4 this would be under the 4 units per acre.
Sent from my iPhone
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Sarita Ibarra
Secretary
T: 479-973-5252
M: 479-973-5200
E: sibarra@hallestill.com
75 N. East Ave.
Suite 500
Fayetteville, AR 72701
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