Residents, developers address housing project aimed at UA students
Posted on Sunday, January 13, 2008
URL: http://www.nwanews.com/nwat/News/61141/
Increased density, added greenspace and private roads are just some of the plans Place Property Developers have in mind for a potential student housing development behind Sixth Street.
Nothing is set in stone yet, Todd Jacobs of the Appian Centre for Design and design director for the project, said. Thats why were here today, to see what you think.
Jacobs, who was hired by Place Properties Development to work with the city on the Planned Zoning District, outlined several new plans for the unfinished development during a neighborhood meeting at the Hill Street Church of Christ on Saturday.
The original Aspen Ridge development was to bring 220 townhouses to the area by spring 2006. Disputes between the owner and construction company combined with financial difficulty left the property vacant though streets and sewers were already built.
The last project was unfortunate, Ward 1 Alderman Brenda Thiel said. We can only hope that this one is better. I think now that weve been burnt, well be a lot more cautious. My understanding, is that the new developers are here to show you some of their conceptual plans.
Now dubbed Hill Place, the property is currently owned by Hank Broyles of Broyles Development in Fayetteville. He, along with Chicago-based developer Hal Forsyth, initially began acquiring property for the development nearly four years ago.
Hal wanted to change the plan to make it bigger, and I didnt, Broyles said. Since he was the majority owner, he bought me out. He went on with the project, and it failed. Ive had no say in it since 2005.
After the initial project fell through, Broyles met with city contractors to complete a list for Phase 1 and 2 of the project. He then consulted with Hank Kelly, CEO of Flake & Kelley Commercial a Little Rock based real estate company.
Hank brought in Place Properties, Broyles said. They have a contract with us to purchase the property. If the city doesnt approve their plan, then were stuck.
Jacobs illustrated some of the basic ideas planned for the new development.
Like most of you, I live in south Fayetteville, and Ive been driving by this site for the past two years, he said. I felt that Place Properties understood some of the issues that concern everyone.
Issues outlined by Jacobs presentation included an incomplete site, stormwater run-off, traffic summary, site density, green space and property management.
In addition to using as much of the existing infrastructure as possible, developers plan on compacting development into one phase instead of two to guarantee timely completion of the project.
We also want to make the roads private to reduce some of the cut-through traffic, which will also save tax dollars and keep the city from maintaining the roads, Jacobs said. Traffic will be regulated by Place Properties.
A stream that runs through the development he said will also remain intact. Entrances to the development will be located at Hill, Sixth and Duncan streets.
We think its an asset, and wed like to clean it up quite a lot, he said. We also want to convert the pedestrian bridge into a vehicle bridge, which will span the river to draw more traffic onto Sixth Street, rather than through the neighborhood.
Though developers plan on reducing the number of buildings from 39 to 17, they plan on increasing the overall density from 220 units to 288 units by building up instead of out. The added density, Jacobs said, will create more greenspace, adding an additional acre to a public park.
Other plans for the New Hill Place development include a clubhouse, on-site property management, covered parking, and just more than 800 parking spaces. Units will rent for between $ 500 and $ 700 including utilities.
Jacobs said the development will be surrounded by about 500 evergreen trees to serve as noise and traffic buffers for surrounding residents.
Place Properties is extremely happy to be in Fayetteville, Ryan Griffis, development associate for Place Properties, said. We do everything we can to give students an educational and enjoyable living environment.
Griffis said only 24 percent of student housing in Fayetteville is provided by the University of Arkansas.
That leaves a lot of kids without a place to live, he said. I believe that working with Hank, as a consultant, we understand your problems.
In addition to expressing concern regarding noise and criminal mischief issues, residents suggested implementing a more green approach to the development including the use of sustainable materials and placement of recycling bins in parking lots.
Griffis assured residents that their concerns would be taken into consideration when the plan is revised. Rebecca Shirley, Place Properties area vice president, also said students would have to comply with housing regulations.
We have a seven-page list with some of the rules and regulations that they must sign, she said. That includes no music or loud parties. All of our employees undergo background checks, and we also plan on hiring an off-duty officer to live there, which will deter some of the potential for criminal activity.
According to the property lease agreement, students found in violation of any noise regulations will receive a verbal warning the first time and a fine of up to $ 100 for each additional offense. Repeated violations may result in eviction.
Our management and maintenance offices have an open-door policy, and you can come in any time you want to talk to an on-site manager about any issues you may have, she said. Were one step on-campus and one step off. Our housing is geared toward juniors, seniors and grad students who are ready to study. I think that youll find them to be good neighbors.
Shirley said housing will be rented by the bedroom, rather than the unit, and that students must have a parent co-sign their contract.
If approved by the Planning Commission, Griffis said the development could be complete before the next school year in 2009.