Willow Bend Phase 2 Booklet Version 1.0

the Houses at
Willow Bend
Project Team
The Sustainable Cities Institute, built by The Home Depot Foundation, is working with cities across the country as a resource to assist in the planning and implementation of local sustainable strategies through the use of its vetted best practices, communication tools and an innovative City Program.
Fayettevilles City Plan 2030 includes these objectives -- make infill and revitalization high priority; discourage suburban sprawl; make traditional town form the standard; grow a livable transportation network; assemble an enduring green network; and create attainable housing opportunities.
Since 1976 the National Center for Appropriate Technology has been serving economically disadvantaged people by providing information and access to appropriate technologies that can help improve their lives.
Fayetteville Partners for Better Housing is a private 501c3 organization that was founded to provide quality, attainable housing in Fayetteville, Arkansas.
Community by Design is an urban design firm dedicated to the principles of New Urbanism and Traditional Neighborhood Design. Community By Design proposes a design solution that will focus on sense of place and the human experience.
Brown Design Studio is an architecture and urban design firm formed with the intent of assisting with design and implementation of quality traditional architecture and urbanism projects.
willow bend // introduction // project team page 2
Table of Contents
project team.............................page | 2 table of contents.......................page | 3 project statement.....................page | 4 vision & goals...........................page | 6 inventory & analysis.................page | 36 due diligence............................page | 52 architectural typologies............page | 64 concept planning .....................page | 94 master planning.......................page | 130 illustrations...............................page | 156 vernacular to rened................page | 174 architectural standards............page | 188 architectural prototyping..........page | 224 stormwater overlay...................page | 264 revised master plan .................page | 280 infrastructure affordability.........page | 286 next steps.................................page | 300
willow bend // introduction // table of contents
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Project Statement
fayetteville, arkansas
Owner
Willow Bend is a 7.6 acre attainable housing development located in South Fayetteville. The developer of Willow Bend is Fayetteville Partners for Better Housing (PfBH). Fayetteville Partners for Better Housing is a private 501c3 organization that was founded to provide quality, attainable housing in Fayetteville, Arkansas. The goal of the project is to build 45-50 homes. These homes will provide citizens making less than 80% of the median income for Fayetteville the opportunity to live in town as homeowners.
Team
The PfBH board partnered with Community By Design as the urban design consultants to plan, design and oversee the construction of Willow Bend. Additional members of the design team include Brown Design, an architecture firm from Beaufort, South Carolina as consultants to develop architectural prototypes for the homes. Christopher Illustrations has been included as project illustrators to produce rendered aerial perspectives, street views, and unit type renderings. The development will be subject to review for compliance with all City codes and ordinances.
Mission Statement
To create a replicable model of sustainable and attainable housing.
willow bend // introduction // project statement
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Sustainable Cities Institute
Sustainable Communities and Affordable Housing
Since its inception in 2002, The Home Depot Foundation (the Foundation) has focused its resources on two primary areas of community development: green affordable housing production / preservation and urban forestry. Partnerships with non-profit organizations have helped the Foundation become a recognized thought leader and prominent funder supporting the creation of green affordable housing and sustainable communities. To gain funding for the design and planning of Willow Bend, the Fayetteville Partners for Better Housing teamed up with the City of Fayetteville and the National Center for Appropriate Technologies to apply for a 500k grant from the Sustainable Cities Institute Pilot City Program. Thirty seven cities from around the country submitted applications, but only two were chosen Fayetteville, Arkansas and Charleston, South Carolina. The funding from the Sustainable Cities Institute Pilot City Programs has three components. 1. The planning and design of the Willow Bend project. 2. A trail extension from the Frisco Trail to the Willow Bend neighborhood. 3. The creation of a Low-Impact Development manual.
willow bend // introduction // sustainable cities institute
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Vision & Goals
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Vision and Goals
Development of the following Vision and Goals for the Houses at WIllow Bend was one of the first steps in the neighborhood planning process. Key elements and traditoinal neighborhood design principles paralleled in City Plan 2030, the Walker Park Neighborhood Plan and the Smart Growth Manual were identified and expanded upon in an effort to build consensus between the stakeholders. Throughout the master planning process the Vision and Goals have been used to guide the design of the Houses at Willow Bend. As the project moves forward through entitlement and implemenation of the master plan, the Vision and Goals can be referenced to influence important urban deisgn decisions to ensure the common vision of all the stakeholders is upheld.
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Sustainability
Economic Sustainability
Sustainable PLACE Environmental Sustainability Social Sustainability
Willow Bend is an attainable housing infill site located in Fayetteville, Arkansas that is envisioned as a neighborhood that will focus on sense of place and the human experience. This focus will facilitate the creation of a place that can be loved by its inhabitants for generations to come, contributing to all aspects of sustainability with prolonged existence. This will be accomplished by integrating landscape, structures, and people into an environment that reflects a deeper meaning and a distinct character. The items and attributes contained in this report show how Willow Bend will attain its five primary goals. These goals are shared with both the City Plan 2030 and the Walker Park Neighborhood Plan: create a healthy community design a safe neighborhood embrace environmental stewardship provide opportunity for economic vitality promote neighborhood sociability
Willow Bend will contribute to all three aspects of a sustainable place economical, social, and environmental.
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City Plan
Willow Bend is located in the Walker Park neighborhood in south Fayetteville. This area is is currently seeing an influx of investment and interest due to the benefits that arise from living in close proximity to downtown . In 2006, the City of Fayetteville contracted with Dover Kohl & Partners to create City Plan 2025, a long range master plan for the City of Fayetteville that is designed to assist City staff and officials in achieving the communitys long-term goals. The plan was updated in 2011 and is now referred to as City Plan 2030. Part of the ongoing process of implementing City Plan 2025 was to hold neighborhood planning charrettes for designated areas of town. One of these areas was the Walker Park Neighborhood. It is this plan, created with the input from the local residents that drives the stated characteristics and goals of Willow Bend.
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Housing Affordability in Fayetteville
The Fayetteville housing market had seen a sharp increase in property values in the five years before the 2008 recession. This was good for existing homeowners as they saw their home equity grow. Just as fortunate, market studies have shown that Fayetteville did not experience a decline in home values but simply leveled out in response to the economic slowdown. While this was good for current homeowners, owning a home within Fayetteville city limits is out of reach for many people as a result of this rise in home prices. Many would like to live in town for its charming, established neighborhoods and the ability to walk to employment opportunities, a range of services and amenities, however the trend has been for familys of modest means to purchase homes on the periphery of the City where home prices are less. This trend underscores the need for quality housing built in town that is attainable for individuals of average to low incomes. Attainable housing is not the same as cheap housing. House, utility, and transportation costs are all contributing factors of affordability. A recent study conducted by the Center for Neighborhood Technology for the Northwest Arkansas Metro Region underscored the need for walkable complete neighborhoods as a major contributor to perpetual affordability.
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Quality Neighborhoods
Fayetteville has neighborhoods outside of the Downtown Area in particular that are highly desirable The Wilson Park area, the Washington-Willow Historic Neighborhood, and even certain sections of South Fayetteville. The desirability of these neighborhoods lend clues as to how the design of Willow Bend should be approached. The amenities associated with these neighborhoods that help drive this desirability includes proximity to stores, shops, schools, parks, and the downtown area, all destinations to which residents can bike and walk to. Quality neighborhoods also have certain characteristics that contribute to their value and overall walkability, such as tree-lined streets, sidewalks, front porches, and engaging architecture.
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Pedshed (5-10 Minute Walk)
MLK BLVD (6th Street)
The Jefferson Building

in. wa lk
5m
Walker Park
Willow Bend
15th Street
The 5-10 minute walk should be the basic unit of measurement for a neighborhood. The needs and services of a distinct neighborhood should be found within this measurement. Services that a resident of Willow Bend will need such as a grocery store, drug store, restaurant, a park, and auto shop are found at two major nodes within a ten minute walk. These amenities are all found to the north and the west of the site. One such amenity includes Walker Park, a 64 acre city park that contains the Fayetteville Senior Activity Center , play areas, community baseball fields, skate park, horseshoe pit and a walking trail. Walker Park also offers a connection to the existing city-wide multi-use trail network connecting South Fayetteville to the University of Arkansas, downtown, and the mall area in north Fayetteville. This makes walking and biking an extremely viable form of transportation. Another important walkable amenity is access to local fresh food at the Fayetteville Town Square, where the seasonal farmers market is held three times a week. Additional activities include Lights of the Ozarks, a yearly lighting of The Square around Christmas and First Thursday, a monthly event that celebrates the arts.
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Connectivity
Willow Bend is uniquely situated adjacent to an area of Fayetteville that has a pre WWII traditional urban form. This type of planning exists in the form of a rectilinear grid of small block sizes and connected streets. Willow Bend will follow this precedent as Fayetteville City Plan 2025 calls for traditional town form to be the standard. An interconnected network of hierarchical streets provides many options for a traveler to get from A to B whether by foot, bicycle, or auto. This type of street configuration naturally diffuses automobile traffic, thus relieving the pressure often seen on many conventional arterial roads.
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Parks / Open Space
Due to the proximity of Walker Park, a major city park, the outdoor recreational needs of residents are met within a casual stroll of only blocks. Recommended within the Willow Bend area itself are playgrounds and tot lots within a very short walk that contain hard and soft surfaces, benches, and play equipment. Accompanying such pocket parks will be pedestrian ways to connect beyond the site.
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Materiality
Traditional and local materials will be used for the homes of Willow Bend. These materials will be durable and of high quality. This is important because traditional construction techniques have developed over time as collected wisdom of the best ways of building in a particular place, according to the regional conditions, climate, and culture. This will help to promote a compatible material palette into the Walker Park Neighborhood. Willow Bend should be built in a manner that suggests permanence and durability through the proper use of wood, brick, and stone. Attainable housing is not the same as cheap housing. A well built, energy efficient house, in a location that is not dependent on long commutes to school, work, and play is the optimal affordable solution. Now and into the future.
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Low Impact / Light Imprint
Low-Impact Development (LID) applications such as stormwater gardens, infiltration trenches, and sediment filter strips will be used to retain and treat the stormwater before it is discharged. Ideally, these sustainable stormwater devices will be located to retain and treat before the stormwater has concentrated in the gutters on the street. In addition, the use of Light Imprint techniques for environmentally sustainable stormwater runoff will be used. These Transect-Based techniques allow for elements to be installed that contribute to managing and mitigating stormwater runoff and pollution through storage, infiltration, and filtration. In order to accomplish the goals of LID through using the urbanistic tools of Light Imprint, the Willow Bend site will utilize a stormwater overlay to communicate appropriate tools and techniques to both home builders as well as homeowners.
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Landscape Design
With as much careful thought as goes into the creation of the public realm, it would be strongly encouraged that individual homeowners apply the same respect and love to their individual spaces. The Willow Bend landscaping plan will enhance the pedestrian friendly environment of the neighborhood by complementing architecture, creating outdoor rooms, framing vistas, directing pedestrian traffic, and screening. The Landscaping Plan will promote the use of indigenous plant material that should thrive in this climate. The landscape plant materials should conserve water, generally require less maintenance, maintain the natural habitat, and support local wildlife populations. The Willow Bend landscape plan should ensure coherent neighborhood streetscapes, and establish a healthy relationship between street and yard, demarcating the progression from public to private space.
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Green Technology
Where appropriate, applying Green Technology design methods can help achieve an affordable house. In taking advantage of a houses site, local climatic conditions, and green building techniques, Willow Bend will promote energy efficiency and conservation in a way that helps to assure long-term affordability. The most effective way to do this is to use measures that capitalize on non mechanized natural systems. Using the local climate and the orientation of the home as it fronts the street, simple measures can be taken to maximize efficiency. Caution should be exercised so as to not degrade the public realm. One example is placing windows correctly on south facing walls so that winter sun is maximized and summer sun is minimized through the use of operable shutters and overhanging roof shade. This can reduce heating and cooling costs. Another example of appropriate site design is planting trees along the west side of the structure, which provides afternoon shade and, consequently, creates a more comfortable micro-climate inside and outside the home during the heat of the day.
willow bend // vision & goals // green technology
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Waynding
Using built and natural elements, residents and visitors alike will be able to navigate the site without the need of signage. This form of navigation is called wayfinding. Being able to orient oneself by seeing a distinguishable tower, public building, or prominent porch at an intersection enables visitors and residents to retain a mental image of their location in an area.
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Walkability
A safe and interesting street experience will be provided at Willow Bend in order to promote a healthy lifestyle by encouraging walking and biking as viable forms of transportation. In order to create walkable streets, the following items must be considered: narrow streets designed to slow vehicular traffic street trees in aligned rows sidewalks interconnected streets on-street parking engaging architecture proper spatial proportions (1:1 to 1:6 vertical to horizontal)
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Utilities
Utility placement need not degrade the fabric and high quality sense of space. Willow Bend utilities will be placed in-ground so as to remain out of sight. The goal will be to create a utility and drainage plan that has no utility or drainage easements. This is accomplished by housing all utilities beneath the right-of-way that is dedicated for streets or alleys. Appropriate utility placement gives ultimate priority to siting the structures themselves and removing all restrictions that could otherwise hinder the creation of great spaces by requiring a structure to be artificially located because of a utility easement or setback. This also ensures most efficient use of space, maximizing the optimal valueadded design options for this property.
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Street Details
Autocentric conventional developments provide ample curb radii at intersections so that larger vehicles may turn corners easily. While these radii do ease turning, they also increase turning speeds and degrade the quality of the pedestrian experience as crossing times and distances are increased. The result is an unnecessarily dangerous and uncomfortable environment. Following the precedent of traditional neighborhoods and focusing on the safety of the residents, Willow Bend will propose curb radii that are appropriate for the design speed and the residential character of the neighborhood while also accomadating the needs of the larger delivery, service, and emergency vehicles.
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Sidewalks
Sidewalks should be wide enough that two people can comfortably walk side by side. This requires a minimum of a five foot sidewalk, although six or seven feet is preferable. Though common, sidewalks need not always be concrete. Alternate paving options will be explored and the appropriate material used based upon consideration for where portions of Willow Bend fall within the Urban-Rural Transect.
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Street Trees
Aligned rows of street trees are recommended for any street. An aligned row of street trees serves various functions, the most significant of which is contributing to the creation of a comfortable place for pedestrians and residents. A mature, overhead canopy articulates the ceiling plane, providing spatial definition as well as creating a desirable microclimate. In the warmer seasons the trees are fully leafed out providing shade and in cooler times of the year the lack of leaves provides warming sunlight. By using street trees to create spatial definition, the repetition of aligned trees creates a space in which residents and pedestrians enjoy, whether they are passing through or visiting with neighbors. Appropriately spaced street trees also provide the value-added benefit of traffic calming while also creating another buffer between the pedestrian and vehicular traffic.
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Design Speed
The speed of vehicles is critical to pedestrian safety and comfort. Studies have shown that at 20 miles per hour, a pedestrian has a 95 percent chance of surviving a collision, compared to only 10 percent at 40 miles per hour. The most effective ways to control vehicular speed are by narrowing the lane width, avoiding long straightaways, introducing on-street parking, and providing points of visual friction. These factors contribute to what is called design speed. Street design of the Willow Bend neighborhood will strive to achieve physically induced speeds of 20 miles per hour or less. Traffic calming devices such as speed bumps, speed humps, speed tables, bumpouts, bulbouts, and chicanes are unnecessary if the street is designed correctly from the beginning.
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Urban Agriculture
Local food production should occur at all levels of habitation across a rural to urban transect in order to provide a range of fresh, nutritious options. As mentioned, Willow Bend has easy access to the weekly farmers market at Fayettevilles Town Square. In addition, edible garden space will be provided in close proximity to homes providing residents the opportunity to grow produce for personal use. This may offset grocery costs while providing opportunities to strengthen social bonds with neighbors that have similar interests.
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Character
Willow Bend will be a place a that will seamlessly integrate into the surrounding community by using traditional Ozark architecture and the attributes of existing high quality spaces found in the traditional neighborhoods of the area as precedent. Attributes such as a range of housing options, on-street parking, hidden garages, highly walkable tree-lined streets, and porches that front the street are typical of many local traditional neighborhoods that are loved by residents and visitors alike. The result is a neighborhood that exhibits its own character while being in harmony with its surroundings and an asset for the community.
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Landscape
The front yard is the most public part of the property and appropriate landscaping and embellishment provides a contribution to the street as well as an opportunity for personalization of space. All too common is grass as the ubiquitous choice of plant material for a yard. This choice of material has shown itself to be both economically and environmentally unsustainable as it requires high levels of water, maintenance, and chemicals. Flat, open, sodded areas will be provided in the form of shared public open spaces. The Willow Bend landscape design will include a palette of native plants, trees and shrubs will be provided for residents to use at their own discretion.
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Parking
Willow Bend parking counts will be sufficiently met without degrading the aesthetics or the spatial qualities through the use of on-street parallel parking, rear access lanes, and rear parking courts. There will be no parking in the front of homes except for onstreet parallel parking. Parking courts also eliminate the added expense of a garage while still maintaining a pleasant utilitarian space. With proper architectural planning the option to add a garage at a later date becomes viable if desired, but the location of Willow Bend may provide the opportunity for a family or individual to live car-free or for a family to live with only one car instead of two, on average saving $8000 per car per year.
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Streets
Willow Bend streets will be conceived of as both social and utilitarian spaces. A street should be designed as a place for people, not just simply a conduit for traffic. The streets will be a place that puts the pedestrian first. The design of great streets takes in consideration height-to-width ratios, buildings fronting the street, ample sidewalks, street trees, and pedestrian scale lighting. To be successful, a street should be conceived of as an outdoor room. A room obviously has a floor plane, walls, and a ceiling plane. Building facades act as the walls to contain the space giving it clear definition. The recommended ratios of a street range from 1:1 to 1:6, vertical to horizontal. Beyond a 1:6 ratio, the sense of spatial enclosure is lost.
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Architecture
In order to establish a seamless neighborhood integration, the architecture of Willow Bend will be in keeping with the traditional housing types already established in the region. This is beneficial in creating attainable housing, as most traditional / vernacular architecture was built to be affordable for the residents with simple massings and restrained decorative features. The front facade, including the porch, will be the most ornamental and finished part of the housing unit. The front facade contributes most significantly to the public space the sidewalk and the street. The housing units will have a recognizable architectural style that is found elsewhere in the community and is recognized as an expression of local tradition. The most basic house can be modified with minimum effort. Using correct proportions and standard elements like correctly sized columns and windows can make the difference between a house that fits and one that does not.
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Porches
A porch is a critical element for both the house and the street as it acts as a transitional space between the public and the private realm. Willow Bend porch depths will be a minimum of 8 feet so as to provide ample usable space as well as being raised up a minimum of 2 feet from the elevation of the sidewalk. Proper elevation of the porch corresponds to the setback distance of the house. A properly sized porch encourages use. This not only allows residents to enjoy good weather, but accompanied with shallow setbacks, encourages opportunities for casual conversation with a passerby as well as increasing safety by providing eyes on the street.
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Inventory & Analysis
willow bend // inventory and analysis // introduction
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Inventory and Analysis
The following Site Inventory and Analysis is intended to provide a representation of the existing site conditions at WIllow Bend. This information is used to inform design and to provide general guidance. The inventory and analysis includes information on both the a site and a city-wide scale. The site specific information was primarily supplied by a topographic survey that included an extensive inventory of the existing trees. The trees qualifying as significant per the City of Fayetteville Tree Preservation Ordinance were studied by an arborist. An ecologist also provided a survey that further investigated the existing vegetation, soils, and hydrology at Willlow Bend. On a broader scale the general neighborhood context was studied in terms of zoning, existing and proposed streets, potential buildout of adjacent parcels, and the sites relation to major employers, schools, civic buildings, and retailers.
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Neighborhood Context
University of Arkansas
Trail Connection School St. & MLK Blvd
Fayetteville Town Square & City Ofces
School St & 15th St
Hiland Dairy Industrial Park
Technology & Research Center
There are a number of major employers within one mile of the Houses at Willow Bend site, with most of them being relatively accessible by foot or bicycle. According to the market study report prepared by Affiliated Real Estate Appraisers of Arkansas, it is conceivable that many of the future residents would be employed by the entities noted in the diagram above. The site falls equidistant between two major commercial nodes that offer a variety of good and services, School Street & 15th and School Street & Martin Luther King Boulevard. Two farmers markets take place within this zone, one at the Fayetteville Town Square, the other at The Mill, which is located at School Street and 15th Street.
willow bend // inventory & analysis // neighborhood context
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Context - 1/4 Mile Pedshed
Old Jefferson Elementary
Walker Park Community Garden & Senior Center
Head Start
The 1/4 mile pedshed is how far the average person can comfortably walk within 5 minutes. The 1/4 mile pedshed is the basic unit of measurement in designing a neighborhood. The housing stock within a 5 minute walk from the center of the Willow Bend site is predominately small single-family detached units with some apartments, public housing, and senior housing. The civic amenities are an adult education center, a senior center, Head Start preschool, and Walker Park, a 64 acre City park that provides multiple activities. With the exception of Morgan Manor to the south, the neighborhood block and street network is predominately a traditional grid and block network with the streets being relatively narrow. In keeping with the existing character of the street and City Plan, the traditional grid and block system should be utilized. This will promote connectivity and walkability.
willow bend // inventory & analysis // immediate context
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Circulation Analysis
7th Street
Washington Ave
Wood Ave
9th St
Circulation Key
Local Streets Existing Street Right-of-way
McClinton Street 11th St
Site Access Key

Potential Access Points Secondary Access Points
The transportation network surrounding the Willow Bend site consists primarily of local residential streets. According to the City of Fayettevilles Master Street Plan Map, South College Avenue, the main north-south connection, is categorized as a collector, with Martin Luther King Boulevard, the main east-west connection, being the principal arterial. Connection to I-540 can be made by MLK Blvd 2.2 miles to the west. The only existing street frontage on site is along Washington Avenue. This would be the logical primary access point as the site boundary exists in its present condition. Due to the site being primarily landlocked, alternative connections should be explored. Access from the south is hindered by the building arrangements of Morgan Manor. The most logical and important connection east of The Houses at Willow Bend, to Wood Avenue, would be an extension of McClinton Street. A beneficial connection to the north would be the existing Willow Avenue right-of-way or to explore other opportunities of connecting to 7th Street.
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Vegetative Analysis
Mixed Hardwoods Cedar / Pine Field Grasses
Vegetation Key
Field Grasses Mixed Hardwoods Cedar / Pine
The vegetation on site is typical of the dominant ecological communities generally found in the Ozark / Interior Plateaus natural region. It can be described as successional pioneer species consisting primarily of cedar and scattered hardwoods. The understory mainly consists of non-native invasive species. Subsequent clearing of the invasive Privet and Japanese Honeysuckle underbrush has produced a re-emergence of herbaceous natives. After construction disturbed areas will be replanted and undisturbed areas will need ongoing maintenance to encourage native plant regeneration. The native woody brush species identified were: Multiflora Rose and Amur Honeysuckle. The native herbaceous plant species were: Jewelweed, Sedge, and Wheat. Trumpeter Vine and Greenbrier were the predominant native vine species.
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Tree Inventory
Tre > 3 Diameter Tree
Each tree, three inches and above in diameter at breast height, was identified, measured, and rated. Any trees deemed significant per City of Fayetteville code were re-evaluated by the Arkansas State Forester. The tree species can be described as successional pioneer species consisting primarily of cedar and scattered hardwoods. Cedar and pine, upland species dominate the higher potions of the site, whereas a mix of both lowland and upland hardwoods dominate the lower portions. The majority of mixed hardwood deciduous species identified on site were: Hackberry, Honey Locust, Silver Maple, Boxelder Maple, American Elm, Osage Orange, and Black Cherry. The majority of evergreen species identified were: Eastern Red Cedar and Shortleaf Pine.
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Signicant Trees
S Significant Trees
*per City of Fayetteville Landscape Manual
There were 14 trees on site that were large enough to be considered significant by the City of Fayetteville Landscape Manual. These were primarily located in the southwestern portion of the site. Two of these were Black Cherry, one Elm, one Bois D Arc, the remainder were Hackberry. Unfortunately, 10 of the 14 significant trees were found to be in poor condition after being analyzed by Arkansas State Urban Forester, Patty Erwin. The trees in poor condition exhibited significant decay in the trunk and die back in the branching structure, some were actually considered hazardous and a liability. Because most of the older significant trees are in such poor condition, it is a recommended management strategy to focus on preserving the younger trees on site due to their ability to adapt more easily to new conditions.
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Topographic Elevation
Elevation Key + 24 + 22 + 20 + 18 + 16 + 14 + 12 + 10 + 08 + 06 + 04 + 02 1236 Contours are at one foot intervals: 1236 - 1260 There is 24 feet of elevation change over the entire site. The change in elevation is imperceptible while traversing the site. The slopes trend to the southwest in the northern half, with the highest point in the northeast. The southern half of the site trends to the southeast which contains the lowest point on site. The site can be conceived of as two intersecting planes rather than one continually sloping plane, where the vertical profile of the seam falls from the northwest to the southeast. There is approximately 12 feet of fall as one enters the site from the Washington entrance to the Willow right-of-way.
willow bend // inventory & analysis // topographic elevation
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Slope Analysis
Slope Key
Slope Less Then 5% Slope Greater Then 5%
Slopes on site do not propose any major constraints in terms of potential development. The average range of slope percentages fall within the 0-5% range. A few areas are over 5%, these being the Northeastern corner, immediately adjacent to Washington Avenue, and intermittently in the Southwestern portion of the site. As a reference for how slope affects pedestrian and basic activities: 2% slope - almost flat, not difficult for walking, grassed recreation areas, minimum slope for drainage areas. 5% slope - noticeable slope, a little difficult for walking, steepest slope for parking areas. 10% slope - noticeably steep, difficult for walking, steepest slope for pedestrian ramp. 33% slope - very steep slope, very difficult for walking (suggest steps), difficult to maintain if grassed, consider stabilization methods or terracing.
willow bend // inventory & analysis // slope analysis
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Soils Analysis
SfB
SfB
Jo
Soils Key
SfB - Savannah fine sandy loam
LkC2
Jo - Johnsburg silt loam LkC2 - Linker loam
The Soil Conservation Services Soil Survey of Washington County illustrates three map units with the site. The Linker Loam is present in the far southwestern corner of the site. The Savannah fine sandy loam is present in the more upland areas of the site while the Johnsburg silt loam is present in the lower elevations of the site. The Soil Conservation Service describes the Linker Loam as a well drained soils of ridges and mountaintops. The Savannah fine sandy loam is listed as moderately well drained soil, while the Johnsburg silt loam is listed as somewhat poorly drained soils. Hydric soils are one of the three different wetland indicators. The Natural Resource Conservation Service lists the Linker Loam as non-hydric and lacking the potential for hydric inclusions. The NRCS list both the Johnsburg silt loam and the Savannah fine sandy loam as non-hydric however these soils do contain the potential for atypical hydric inclusions.
willow bend // inventory & analysis // soils analysis
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Hydrological Analysis
Channelized
Alluvial Deposition Braided

*Discharge Pipe from ~50 acres of uphill development.
Undefined Channel
Channelized
Hydrology Key
Existing Drainage Way
The general hydrology of the site drains approximately 50 developed acres. This discharges stormwater into a man-made ditch just south of Willows intersection with Seventh Street. This man-made ditch flows directly south and parallels the un-built, platted rightof-way of Willow Avenue for two blocks before it intersects the un-built Ninth Street right-of-way and a second man-made ditch from the west. At this point, both channels immediately lose form and spread out into an alluvial fan where significant gravel and sediment deposits are evident. Approximately 150 feet to the south, the defined channel reappears and flows in a southeasterly direction across the site before exiting onto the Head Start property where the channel has been excavated and sodded. From the Head Start property the channel discharges into a ditch on the west side of Wood Avenue and flows south before being detained in a large detention pond that is a part of the Nantucket Development.
willow bend // inventory & analysis // hydrological analysis
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Impacted Hydrology
Channelized
Alluvial Deposition Old Streambed

*Downstream Channelization
Undefined Channel
Flood Hazard
Impacted Hydrology Key

Existing Drainage Way Old Streambed
Channelized
Flood Hazard
A more critical look at the hydrology on the site reveals that the natural hydrological systems have been significantly impacted for many years by upstream urban development. The problems become apparent when looking at drainage patterns along the man-made ditch that has been excavated along the Willow Avenue right of way. A cross section cut west to east along the north property line of the site reveals that surface drainage flows away from this ditch and to a low point that once was the natural stream channel. The old stream channel becomes apparent when studying the existing contours and vegetation in this area. The contour map identifies the old stream channel. Stream bank erosion is also apparent at several different locations on the site, likely due to the continuously changing conditions upstream. According to our ecologist, the channel conveying water across the site appears to support limited functionality or limited habitat for fish and wildlife communities.
willow bend // inventory & analysis // impacted hydrology
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Wetlands Determination
Channelized Wetland Area
Braided
Old Streambed Alluvial Deposition
Undefined Channel
Wetlands Determination Key

Existing Drainage Way Channelized Old Streambed Low Functioning Wetland
An ecologist studied the site for wetland indicators. In determining wetlands there are three criteria: vegetation, soil, and hydrology. There were a few areas onsite that had two of three criteria but were ultimately not considered wetlands. As stated before, the Johnsburg soil is non-hydric which would typically not contain wetlands. This matches our findings with the exception of one small area in the old stream bed. An area of 0.21 acres has been isolated due to the impacted drainage ways. This wetland area appears to have limited functionality and consists of numerous invasive species. At this point, it has not been determined if the Corp of Engineers will take jurisdiction of this area but it is unlikely due to its isolation. The ecologists deemed this area to be of low quality and will not likely require significant compensatory mitigation as a result of potential impacts. Potential preservation of this area will be further explored through the concept planning phase.
willow bend // inventory & analysis // wetlands determination
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Due Dilligence
Market Study
Summary
In order to determine the general market conditions for the Willow Bend project, Affiliated Real Estate Appraisers of Arkansas provided a Class A market study on April 8, 2011. This study did not investigate the feasibility of single-family homes specific to the Willow Bend site, but instead studied the feasibility of 50 new homes in the current market of Fayetteville, Arkansas. The study found that the Fayetteville market has not been developed to keep pace with the recent demographic shift and that 50 new single-family homes in this market would likely be absorbed within a 1218 month time frame. The intent of the market analysis was to make a determination of demand for housing in general. The intent of the analysis did not appear to pinpoint the demand for a certain housing type or size. At the time of the study, it was the intent of FPBH to build approximately 50 single-family homes that might range in size from 600 to 1,200 square feet. Estimated vertical construction cost was $60 per square foot.
The Target Market / Demographics

The target market was identified as a mix of singles and families who work nearby and are of the lower to middle-income levels. The Median household income in Fayetteville was $43,428 in 2010 and projected to be $48,671 in 2015. The number of households in Fayetteville are expected to grow from 30,563 in 2010 to 32,715 in 2015. This shows and expected 420 new households per year. The number of total housing units in 2010 was 34,966 with 39.5% being owner occupied while 47.9% was renter occupied and 14.2% of the total was vacant. In 2015 projections show 38,132 total housing units. The 2010 data was not available but in 2000 49% of the total households were non-family and 51% were family households. The 2000 census data also showed that 34.0% of the total households contained only 1 person, 34.8% were 2 person, 15.2% were 3 persons, 10.2% were 4 person, while 5+accounted for only 5.5% of the total households. In 2010 there were 37,394 employed in the City of Fayetteville, approximately 70% of those jobs were white collar with the remaining 30% being blue collar jobs.
willow bend // due dilligence // market study
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Market Study
The Need for Attainable Housing

In 2010, 40.5% of the population of Fayetteville has a household income less then $35,000 Of the 13,812 owner occupied housing units in 2010, 25% were valued in the target market value of $0 to $100,000, indicating a need for low income, affordable housing.
*The Affiliated Real Estate Appraisors of Arkansas analysis referred to housing valued at $0 to $100,000 as the target market. From 2009 through March 2011 the target market value of $0 to $100,000 only accounted for 16% of the total sales of single family housing, indicating a market that is in need of affordable housing. Based on the projection of 38,132 housing units in 2015, an increase of 633 housing units per year. The appraiser estimated an annual capture rate of 85 housing units per year based on the following: o o o Percent of owner occupied housing units in 2010 at 39.5% Percent of households with income below $35,000 at 40.50% Percent of 3 or less people per household at 84.20%
page 55
Market Study
Lower-end of Target Market - Using the current development codes and zoning
associated with the Willow Bend property, it seems unlikely that 50 single-family lots could be subdivided for less than $22,000 per lot in estimated infrastructure, land cost, and professional fees. Assuming the housing at Willow Bend is to serve as a sustainable, replicable model of affordable housing, it seems appropriate to apply the typical 1:4 ratio of lot cost to final home sale price. This ratio might enable a home valued at a minimum of $88,000 to be offered for sale to the market. Under this scenario $88,000 would be the least expensive, unsubsidized, single-family home that could feasibly be offered to the market. Using the HUD recommended ratio of 30% of mortgage payment to income would set the lower end of the target market at a household income of approximately $24,000, or 55% of the 2010 median household income. Household incomes less than $24,000 would not qualify to purchase the least expensive home in Willow Bend. In 2010 household incomes less than $24,000 consisted of 28.7% of the market.
Upper-end of Target Market - Assuming the upper end of the target market was capped at 80% of the 2010 median household income or approximately $35,000, this would set the maximum value of a home offered to the market at approximately $130,000.
page 56
Market Study
Diversify the Target Market - This range of qualified household income from $24,000 to $35,000 seems very narrow and only captures 11.7% of the total households in 2010. The market analysis did not exclude household incomes less than $24,000 and assumed a qualified income range that captured 40.4% of the households in 2010, due to reasons stated above, this does not seem feasible for single-family housing. One potential solution would be to introduce another unit type. If possible, diversifying the unit types would likely be a replicable method of capturing a significant portion of the 28.7% of the market, this portion of the market being households with incomes less than $24,000. Likewise, increasing the upper end to a household income of $50,000 would increase the target market by another 16.7% of the 2010 households.
page 57
Visual Preference Survey
Results of the Visual Preference Survey

On September 21, 2010, a public meeting was conducted with the purpose of informing the neighbors about the 7.69 acre development in the Walker Park Neighborhood called The Houses at Willow Bend. As part of the meeting, a Visual Preference Survey was given so that the neighbors could assist in determining what style and type of house would best match the context of the neighborhood, as well as to provide guidance for what the future of the neighborhood should be as individual homes are designed and constructed. The information gathered from the Visual Preference Survey will be used in the Architectural Pattern Book that will regulate the design of the new homes. The Architectural Pattern Book will supplement the Residential Building Code addressing issues of style and quality that are not addressed. Forty-four citizens participated in the Visual Preference Survey. Of the 13 image pairs shown, there was a measurable preference in at least 10 of them. The images shown below are ranked in the order from the most popular to the least popular. *Note: images shown were not tested against each other, which could have very well resulted in a different ranking for the most popular images.
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Visual Preference Survey
willow bend // due dilligence // visual preference survey
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LEED-ND Pre-qualication Study
Willow Bend LEED-ND Prerequisite Prequalification Study Report

In order to provide accountability and third party verification of the Willow Bend urban design, many of the stakeholders involved with the project have discussed using the LEED for Neighborhood Development rating system as a guide to ensure quality design. Due to the smaller size of the Willow Bend property, some were concerned that certain elements of the LEED ND rating system might unintentionally make development of the site impractical. In particular the requirement for development to setback a minimum of 100 from any wetland or water body created the greatest concern. Land setback 100 from the existing water way on the site encompasses over 3.0 acres of the 7.7 acre site. To study this further Viridian, an independent sustainable building consulting firm, was consulted to provide an opinion of how the existing site interfaces with the LEED ND protocol. In summary Viridians study indicates that the existing conditions of the Willow Bend site do not disqualify it from meeting the prerequisites of LEED ND. The primary focus of the study was to determine the nature of the water present on the property and asses its potential impacts on the development and LEED certification. Viridian determined that the existing hydrology on site is man-made resulting from the interruption of natural drainages and is therefore exempt from the wetland and water body conservation requirement. The wetlands delineation prepared by ecologist Ryan Mountain supports Viridians findings that the hydrology present on the site appears to be man-made, identifying the existing hydrology as primarily of low quality and considered to have limited functionality or habitat for fish / wildlife communities. The report from Viridian outlines a LEED-ND compliance path and additional required actions are summarized in the study. Currently, a decision to pursue LEED-ND certification has not been determined by the stakeholders, the site does however seem feasible for certification.
willow bend // due dilligence // LEED-ND Pre-qualication Study
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Environmental Site Assessment
Department of Arkansas Heritage Review - The Department of Arkansas Natural
Heritage was contacted and asked to review the Willow Bend property. This Department keeps files and records indicating the occurrence of rare plants and animals, natural or scenic water ways, or other elements of special concern. A review by the departments staff revealed no records of elements of special concern on the Willow Bend property.
Title Research by Kings River Title The Kings River Title search revealed a
mortgage attached to the property. The mortgagor is the Partners for Better Housing with the Mortgagee being Community Resource Group Incorporated. The search did not reveal any judgements, liens, or easements against the property. The following legal description of the property was provided by the title company. Lots 10, 11, 12, 13, 14, 43, 44, 45, 46 & 47, all in Block 3, Glenwood Park Addition to the City of Fayetteville, Arkansas, as shown on plat of record in plat book 4 at page 64 and plat book 5 at page 51, plat records of Washington County, Arkansas.
Also:
A part of the NW of the NW of Section 22, T16-N, R30-W, Washington County, Arkansas, being more particularly described as follows: Commencing at the NE Corner of said 40 acre tract; thence S 895136 W, 330.00 feet (deed=329.24 feet) along the North line of said 40 acre tract to a point; thence S 00061 E, 398.64 feet (deed=396.90 feet) to an existing iron rebar for the true point of beginning; thence S 000454 E, 918.39 feet to an existing iron rebar; thence S 89 5043 W, 329.33 feet to an existing iron rebar; thence N 000509 W, 917.68 feet to an existing iron rebar; thence N 894322 E, 329.39 feet to the point of beginning, containing 6.94 acres, more or less.
Phase One Environmental Site Assessment In 2009 the City of Fayetteville
Community Resource Department conducted a Phase One Environmental Site Assessment of the Willow Bend property. The site assessment investigated the existing conditions on the site and provides compliance documentation related to numerous federal statutes, executive orders, and regulations listed at 24 CFR 58.5. The report indicated that there are no environmental conditions of concern for this project and that the Houses at Willow Bend will have minimal impact on the environment.
willow bend // due dilligence // Environmental Site Assessment
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Impact Fees
Parks Fees (required prior to building permit or final plat)

Single Family Multi Family -
$960.00 per unit $680.00 per unit
Development Review (An alderman may present a resolution to the City Council to waive development fees)
Concept Plat Preliminary Plat Final Plat Physical Alteration of Land Drainage Tree Preservation Easement / Right of Way Vacations $50.00 total $800.00 total $800.00 total $200.00 total $200.00 total $120.00 total $200.00 total
Impact Fees (If constructed by non-profit service organizations impact fees can potentially be waived)
Water and Wastewater (required at time of installation of water meter) $1,843.00 per unit Police and Public Safety Impact (Certificate of Occupancy) $162.00 per unit Fire Protection System Impact Fees (Certificate of Occupancy) $150.00 per unit
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Impact Fees
City Bonds / Letters of Credit:

3-year bond for 150% cost of gravel pavement (required prior to final plat). Acceptable guarantee until permanent stabilization for 100% of the construction cost to install the approved erosion and sediment control plan (required prior to drainage permit). 2-year bond for 25% of the construction cost of all public improvements (required prior to acceptance of improvements or final plat). 1-year bond for 150% of required landscaping (required prior to building permit or final plat). 1-year bond for 150 % of construction cost of all public improvements (required prior to building permits or final plat if public improvements are not complete). 3-year bond for cost of the street trees (required prior to certificate of occupancy or final plat).
willow bend // due dilligence // Impact Fees
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Ozark Vernacular Architectural Typologies
willow bend // architectural unit typologies // introduction
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Ozark Vernacular
Prior to concept planning and taking cues from the visual preference survey of the first neighborhood meeting, a photo inventory of urban Ozark Vernacular homes throughout Northwest Arkansas was taken with guidance provided by Jean Sizemores 1994 doctoral thesis, Ozark Vernacular Houses: a study of rural homeplaces in the Arkansas Ozarks, 1830 to 1930,. This inventory along with Jean Sizemores book was used to create the preliminary architectural prototypes which are presented in this chapter. The preliminary architectural prototypes were used to inform the site concept planning. Details from the photo inventory was used when creating the architectural design standards and in developing the contemporary versions of these homes that are presented in the architectural prototyping section.
willow bend // architectural unit typologies // introduction
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Ozark Vernacular
Vernacular Houses of the
Arkansas Ozarks
The following text and subsequent unit type descriptions have been excerpted directly from Jean Sizemores 1994 doctoral thesis, Ozark Vernacular Houses: a study of rural homeplaces in the Arkansas Ozarks, 1830-1930. Six house types are identified as traditional types, representatives of old, communally sanctioned Arkansas Ozark building traditions with the least influence from the larger popular culture. These six types are: the single pen, the double pen, the saddle bag, the dogtrot, the central hall cottage, and the I-house. They share the following characteristics: all appear in the early settlement period or by the mid-nineteenth century; all appear in log or braced frame construction; in massing, all are either simple square or rectangular, boxy shapes that could have emerged as forms created in the process of expanding single pen log houses; all are oriented with a side-gabled roof and with the entrance location on the long side parallel with the road; all are one room deep with either a rear ell or a rear shed addition. The fact that these houses are also typical of vernacular dwellings in North Carolina, Kentucky, and Tennessee reinforces the speculation that this simple, boxy form, which conceptually originated with the square single pen unit and was always added onto in prescribed ways, constituted the shared house model, or the house in the minds eye, that the Upland South people moving west brought to the Arkansas Ozarks.
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Ozark Vernacular
Three types are considered nontraditional and would be classified as popular house types: the bent house, the prow house, and the one-story pyramid roof house. These are so classified for the following reasons: they do not appear in log or braced frame, nor in times of early settlement; they depart from the Ozark tradition of being one room deep (or single pile) deep, a trait deemed to be representative of English rural folk building; and they reflect influences from beyond Ozark architectural traditions to the larger popular culture.
Emanating from the Middle Atlantic culture hearth, then, was the southern AppalachianKentucky Bluegrass stream, which is the major source of influence for the vernacular architecture of the Ozarks. There were three major architectural contributions from this Middle Atlantic source area: German log-construction techniques, the English I-house form, and basic German barn types.
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willow bend // architectural unit typologies // bent house
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Architectural Unit Typology - Bent House
There are at least five other terms commonly used to describe the Bent House type. The T house and the L house are the most common terms. In different regions, the house might be termed a cross-wing, an upright-and-wing, or a gable-front-and-wing house. The Bent House is a house whose exterior effect depended upon the juxtaposition on two (gabled) perpendicular wings. In the Ozarks these houses are generally, but not always, one story, and they have one wing with the gable end facing the road. An entrance porch always appears in the angle between the two wings. Both wings are of the same height. Since the houses are of varying sizes, the plans are irregular and varied; however, they generally do not incorporate a central hallway that separates the two wings, but simply add a third room forward of the traditional double pen plan or enlarge one of the two principal rooms to form a projecting block. In the Ozarks region, the small one-story bent house is the most common popular house type.
page 71
Bent House Typology - Variations
Site Plan - Location Diagram
page 72
Bent House Typology - Images
page 73
willow bend // architectural unit typologies // prow
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Architectural Unit Typology - Prow
The Prow house retains the traditional rectangular block of the double pen house but adds a third room extending to the front from the exact center of the block so that this one- room extension, under a front-gabled roof, is visually balanced by the two lateral wings of the rooms behind. Thus, the composition retains the bilateral symmetry of the traditional types and the additive quality of the third pen as well. Prow houses, like all Ozark dwellings, are generally one story, but there are one-andone-half and two story versions as well. Generally the whole is unified by a wraparound front porch that encircles the projecting room and also extends across the lateral wings. When this porch is present, and especially when the projecting room has chamfered corners, the effect is of a ships prow; this type was named the prow house by Cyrus Sutherland of the University of Arkansas School of Architecture, an authority on Arkansas vernacular architecture.
page 75
Prow Typology - Variations
page 76
Prow Typology - Images
page 77
willow bend // architectural unit typologies // pyramid
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Architectural Unit Typology - Pyramid
In the Arkansas Ozarks, the one-story Pyramid roof house is located primarily in the Springfield Plain areas. It appears fairly infrequently before 1930. It has simple, boxy massing with a square (or relatively square) floor plan that consists of four rooms without a central passageway, all under a pyramid roof. Other than the steep, centered gables that sometimes break the monotony of the square shape, this house type eschews the picturesque details and irregular massing of the prow house and the bent house. Most Pyramid roof houses seem to date from around 1910 to 1930. Thus, in its dating, its simplicity, and its compact plan, it relates much more to the American Bungalow than to the nineteenth-century pattern book tradition. Sometimes this house type retains the favored two-front-door arrangement as commonly seen in the Ozark vernacular types.
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Pyramid Typology - Variations
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Pyramid Typology - Images
page 81
willow bend // architectural unit typologies // i-house
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Architectural Unit Typology - I-house
The I-house of the Arkansas Ozarks is similar to the central hall cottage in that it is single pile (one room deep), with two rooms of equal size separated by a central hall. The difference from the central hall cottage is the addition of a second story. Like other traditional houses, it has a gabled-end roof and exterior chimneys. It is commonplace among vernacular architecture scholars that the central hall types is a response to the far-reaching symmetry introduced by the Georgian architectural style. Standing out like a sentinel, the rare two-story house in the Ozark countryside is a picturesque sight. In form, it is invariably an I-housethe most common folk house type in the eastern United States. One mid-late nineteenth-century version of this type represents the high style rural I-house in many sections of at least three states in the Upland South: Tennessee, North Carolina, and Arkansas. This is the frame (sometimes brick) I-house with a central hall plan and two-story portico that is often embellished with sawn work. The decorative portico is often a narrow one, but in the Arkansas Ozarks, the full-length two-story porch was also popular.
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I-house Typology - Variations
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I-House Typology - Images
page 85
willow bend // architectural unit typologies // double pen
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Architectural Unit Typology - Double Pen
This rather homely little house type, which always has two front doors, is so common it could be called the quintessential Ozark house. (Called a duple first by author Donald Harrington in his novel, The Architecture of the Arkansas Ozarks). The Double Pen house is a one-story gable-end roof structure with two adjoining rooms of approximately equal size across the facade. A connecting door is located in the dividing wall between the two rooms, and each pen has a front door. The Double Pen could be formed by adding a second pen onto the gable end opposite the chimney of a Single Pen house. In most cases, however, the two pens were built simultaneously. Widely found throughout the United States, the Double Pen house is an especially common rural type in Mississippi and in Middle Tennessee. A survey of Independence County, Arkansas ascertained that this type is the most common folk house. It is quite common in the Ozark area as well.
page 87
Double Pen Typology - Variations
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Double Pen Typology - Images
page 89
willow bend // architectural unit typologies // central hall cottage
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Architectural Unit Typology - Central Hall Cottage
Central Hall Cottages were common in Europe and were introduced to the Colonies by various groups, most notably the English and the Scotch-Irish in the Chesapeake Tidewater region. The Central Hall Cottage in the Arkansas Ozarks is a single-pile (one room deep) one-story house with two rooms of equal size separated by a central hall. Like other traditional houses, it has a gabled-end roof and exterior chimneys, but it differs in having an enclosed hall with a single central door. In essence the Central Hall Cottage is an extension of the Dogtrot. The Dogtrot is more rural, more open, more informal, and less sophisticated than the Central Hall type; the Dogtrot is a true country cousin. As the owners of Dogtrot houses prospered, they could signal their increasing prosperity by simply transforming their house into a Central Hall type.
willow bend // architectural unit typologies // central hall cottage page 91
Central Hall Cottage Typology - Variations
page 92
Central Hall Typology - Images
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Concept Planning
willow bend // concept planning // introduction
page 96
Concept Planning
Based on input from the stakeholders, the site concept planning phase uses the ideas compiled in subsequent chapters to inform rough sketch concept plans on the site. The concept plans schematically explore street alignment, access and circulation, building envelop patterns, parking, open space, residential uses and density, streetscaping, and amenities or landmarks. The concept plans were drawn with respect to phasing and yield, marketability, value and general development cost. Many different concepts were explored schematically which have been briefly presented in this chapter, however three concept plans were formalized and presented to the stakeholders at public meetings.
willow bend // concept planning // introduction
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Sketch Concept Plans
willow bend // concept planning // sketch concept plans
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Concept Plan - A
7th Street
A A
Key Features 7th Street Access Trail Connection Pedestrian Way Shared Driveway Tree Preservation Pinwheel Green Mid-Block Greenway Cottage Court
Washington Avenue
B C D C E F F G H I G H I J K L L
D E J
Gravel Parking Washington Ave Access Pedestrian Access Head Start Tree Preservation
Concept Plan A:
Total # of lots: Density: Linear feet of road: Linear feet of road per lot: Open Space:
61 (47 PfBH) 6.25 units per acre 2,490 feet 41 feet 0.80 Acres
willow bend // concept planning // concept plan - a
Wood Avenue
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Concept Plan - B
7th Street
A
Key Features
A
7th Street Access Trail Connections Pedestrian Way Cottage Court Pinwheel Green Stream Side Green Mailboxes Cottage Court Gravel Parking Washington Ave Access Pedestrian Access Head Start Common Workspace
Washington Avenue
B C
D E F I G H
D C J F H G
I J L K L
M K
Concept Plan B:
willow bend // concept planning // concept plan - b
Wood Avenue
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Concept Plan - C
7th Street
A A
Key Features 7th Street Access Trail Connection Meadow Pedestrian Way Tree Preservation Pinwheel Green Stream Side Green Cottage Court
Washington Avenue
B C D C B F E F G D E I H G J I J K L M N H
M L
Gravel Parking Mailboxes Washington Ave Access Pedestrian Access Head Start Tree Preservation
Concept Plan C:
willow bend // concept planning // concept plan - c
Wood Avenue
page 128
willow bend // concept planning // concept plan
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Master Planning
willow bend // master planning // introduction
page 132
Master Planning
After presenting three formalized concept plans to the stakeholders, Concept Plan C was chosen as the preferred plan of the project team. Concept Plan C was selected due to the abundance of existing natural features that the plan preserves and also since the plan requires a significantly lesser amount of proposed street or infrastructure. The master planning chapter takes Concept Plan C and refines it ever further, emphasizing the ideas and design concepts established in the subsequent chapters, preparing a primary develop scheme or Master Plan. In general this plan illustrates public and private spaces, street, alley, and driveway alignments, pedestrian circulation, open space, landscape features and amenities, lotting or building envelops / footprints, and a phasing plan.
willow bend // master planning // introduction
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Illustrative Master Plan
7th Street
Washington Av enue
Master Plan Details: Total # of lots: Density: Linear feet of road: Linear feet of road per lot: Open Space: 63 (50 PfBH) 6.46 units per acre 2,220 feet 35 feet 1.80 Acres
page 134
willow bend // master planning // master plan - illustrative
Wood Avenue
Illustrative Master Plan - Annotated
7th Street
J
Washington Av enue
D B C
Master Plan Key:

A B C D E
Washington Avenue Connection Stream Side Green Mailboxes Cottage Court Gravel Parking
F G H I J
K Tree Preservation Parking Court L 11th Street Extension Trail Connections M Head Start Meadow Pinwheel Green 7th Street Connection
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Wood Avenue
Plan Diagrams - Public Space
Total Public Space: Percent of Site Public Space:
5.00 Acres 51%
willow bend // master planning // public space
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Plan Diagrams - Private Space
Total Private Space: Percent of Site Private Space:
4.75 Acres 49%
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Plan Diagrams - Open Space / Tree Preservation
willow bend // master planning // open space / tree preservation
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Plan Diagrams - Pedestrian Network
willow bend // master planning // pedestrian network
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Plan Diagrams - Primary Vehicular Circulation
willow bend // master planning // primary vehicular circulation
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Plan Diagrams - Secondary Vehicular Circulation
willow bend // master planning // secondary vehicular circulation
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Plan Diagrams - Standard Lots
willow bend // master planning // standard lots
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Plan Diagrams - Cottage lots
willow bend // masterplanning // cottage lots
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Plan Diagrams - Variance Lots
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Plan Diagrams - One and a Half or Two Story Lots
willow bend // master planning // two-story lots
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Unit Location Diagrams - Civic
willow bend // master planning // civic location
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Unit Locations Diagrams - Bent House
willow bend // master planning // bent house locations
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Unit Location Diagrams - Prow
willow bend // master planning // prow locations
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Unit Locations Diagrams - Pyramid
willow bend // master planning // pyramid locations
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Unit Location Diagrams - I-House
willow bend // master planning // i-house locations
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Unit Locations Diagrams - Double Pen
willow bend // master planning // double pen locations
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Unit Location Diagrams - Cottage
willow bend // master planning // cottage locations
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Unit Locations Diagrams - Central Hall Cottage
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Plan Diagrams - Phases
G H
Phases Key:
A B C D
Boardwalk Phase Pinwheel Phase Pyramid Phase Washington Phase
E F G H
Cottage Court Phase Park Phase Southwest Phase Southeast Phase
willow bend // master planning // phases
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Plan Diagrams - Street Cross-Section
Street Tree
l Sidewalk vel Lane Paralle Sidewalk Travel Lane Tra Parking
10
10
7.5
Street Tree
willow bend // master planning // street cross-section
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Illustrations
willow bend // illustrations // introduction
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Illustrations
Once the Master Plan was somewhat formalized, a 3D Sketchup model was created that was used to aide in the creation of pen and ink and water color illustrations. The water color illustrations help the project team and the general public to visualize the ideas and concepts created during the design process. A number of diffrerent water color illustrations were created from different perspectives at both the street level and from a birds eye level. The Illustrations will be key in the understanding of how planning concepts are realized in a built sense as well as understanding the spatial qualities from within the space.
willow bend // illustrations // introduction
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Illustrations
View From The Northeast

The birds eye perspective of Willow Bend from the northeast is an attempt to show the well connected, varying public spaces that the Houes at Willow Bend are intended to create. Entering the neighborhood from the north, the pinwheel square terminates the vista from 7th Street and provides a large, well defined public square
willow bend // illustrations // view from the northeast page 160
with traffic calming as an added bonus. This space closes to the east and to the south into hallways leading to the two other prominent public spaces, the central green and the boardwalk / shallow marsh. The boardwalk opens up to the shallow marsh and then narrows down again before terminating at the central green. Views of the mail center that anchor the central green can be had from Washington Ave, the pinwheel square, and the south end of the neighborhood.
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Illustrations
The Pinwheel Square

The pinwheel square is a tool borrowed from early twentieth century planner John Nolen as a way to bring multiple streets of varying alignments together at a public square. In plan view the multiple legs of the intersection extending from the central space resemble a pinwheel. Vehicular traffic will flow in a one-way, counter-clockwise condition providing traffic calming on what might otherwise be a very long stretch of straight road. Vistas are terminated on the north, south, and east sides of the square. The larger open space created by the intersection provides oppurtunities for tree
willow bend // illustrations // the pinwheel square page 162
preservation or gardening in the central green space. Two homes on the west side of the square are set back to create space for a pocket garden. A second pocket garden space is programmed in the northwest corner where a third street would typically extend. The square is larger then it appears in plan view, measuring approxmately 130 feet in both directions. Houses are programmed to face the square on all four sides giving proper definition to the space. It is recommended that two-story homes face onto the square to keep the horizontal to vertical ratio below 5:1.
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Illustrations
The Boardwalk
The Willow Bend boardwalk and shallow marsh evolved from a community design effort that integrates both ecology and placemaking principles into one. The boardwalk completes a neighborhood plan that mimics a modified city block providing pedestrian connectivity along with properly scaled space for homes to face on to. In a response to the ecology and natural features of the site, the boardwalk and homes are located on the western edge of an upland soil
willow bend // illustrations // the boardwalk page 164
stratum, preserving the old stream bed in the lower soil stratum. Connecting the pinwheel square to the central green via a pedestrian route, the boardwalk passes through a short enclosure between two homes on the northwest corner of the pinwheel before opening up into a large green space where the shallow marsh is located. On the south side of the shallow marsh the boardwalk intersects a proposed trail connection extending from the 9th street right of way. The boardwalk then passes through a cottage court before connecting back with the street network.
willow bend // illustrations // the boardwalk
The open space where the shallow marsh is located is framed on the east side by the boardwalk which is lined with the front porches of four cottages. The north and west property lines complete the enclosure of this space with a large, mature stand of trees. As the boardwalk passes by the 9th street trail connection and through the narrow passage way of the cottage court, the cottages are kept at one story maintaining a horizontal to vertical ratio of approximately 2:1. Vehicular access for the cottages along the boardwalk is provided with an alley.
page 165
Illustrations
The Central Green

Before the boradwalk connects back to the street network it it splits into two seperate walks creating a triangular shaped green that will be programmed as a pocket garden or a rainwater garden. Across the street the space opens up into a large central green. Like the shallow marsh, the central green evolved from an effort to integrate both ecology and placemaking into one. Located primarily as a presrevation effort due to the drainage way and lower tier soil stratum, this space also serves as an elegant neighborhood park.
willow bend // illustrations // the central green page 166
The central greeen is programmed with both a formal green that serves as the front lawn to the mail center or community building and an informal natural green where the drainage way is located. The south side of the green is bordered with a sidewalk and front porches while the other three sides have a street that provide seperation from public to private space. All four sides of the green are framed by the front porches of two story homes, maintaining a horizontal to vertical ratio of less then 5:1. The slight kink in the street alignment just to the southwest of the green provides traffic calming and creates a deflected vista.
willow bend // illustrations // the central green page 167
Illustrations
Washington Avenue Entrance

The community building / mail center is immediately within view upon entering the Willow Bend neighborhood, terminating the vista of the entry drive. The two gabled ends of the back two cottage units are also visible as a deflected vista. The entry sequence is framed on both sides with houses
willow bend // illustrations // washington avenue entrance page 168
defining the space at a 2:1 ratio. The City of Fayetevilles hillside street cross section is utilized for the streets at Willow Bend, maximizing tree preservation and keeping land distrubance to a minimum. This compact steet cross section leaves just enough space for homes to be on either side of the entry drive. It also leaves just enough space on the interior of the site for a connected full city block. Sidewalks are provided on
both sides of the street instead of one, providing convenience for pedestrians and maintaining a symmetrical street cross section. A small 12 to 18 inch stone retaining wall at the back of the sidewalk provides a clearly defined seperation between public and semi-public space. In additon, the retaining wall helps to minimize land distrubance, eliminating the need for grading outside of the street cross section.
page 169
willow bend // illustrations // washington avenue entrance
Illustrations
The Central Green and Cottage Court

Just past the central green and mail center the entrance drive from Washington Avenue terminates at a cottage court containing eight smaller homes that front onto a common green instead of a street. With the fronts of the cottages defining the vertical edges of the court green on three sides, the space maintains a horizontal to vertical ratio of less than 2:1. A concrete sidewalk provides even more formality to the space creating a perceived boundary between the public court green and the semi-public setback space between the front porch and sidewalk. The court green
willow bend // illustrations // the central green and cottage court page 170
is programmed to function as a sodded formal green while the more private areas behind the sidewalk are programmed with a more natural landscape. Following the sidewalk to the back or east side of the cottage court leads through a more enclosed space between two cottages and into the parking court area. Vehicular parking for the cottage court resdents is primarily provided here with a hidden gravel parking court just to the rear or east of the court. Vehicular access to the parking court is provided via a narrow gravel drive.
willow bend // illustrations // the central green and cottage court
page 171
Illustrations
The Willow Bend Front Porch

In addition to the more private courtyards and patios found at the back or sides of the homes, a more public front porch is planned for all of the homes at Willow Bend in order to expand living areas into the outdoors and into the more public spaces of the neighborhood. The front porch is perhaps the single most important element when trying to encourage social interaction between the residents and others passing through the neighborhood. The front porch allows residents to relax outside and enjoy casual conversations with the neighbors while at the same time it makes for a safer neighborhood by providing eyes on the street.
willow bend // illustrations // the willow bend front porch page 172
Careful attention is given not only to the design detials of the front proch, but also to the horizontal and vertical location of the front porch in its realtionship with the public street so to create the proper balance of privacy in public. In the illustration above the neighborhood seems to come to life all within a view from the front porch. The neighbors come and go along the public streets of Willow Bend. Whether its just a casual stroll through the neighborhood after dinner, a quick trip to the mail center, or a visit to the central green on a nice sunny afternoon, the spaces at Willow Bend are intentionally designed to promote the social interaction required of a sustainable community.
willow bend // illustrations // the willow bend front porch page 173
The Vernacular to Refined Spectrum
willow bend // vernacular to rened // introduction
page 176
Vernacular to Rened
The Architectural Pattern Language at Willow Bend presented in the following chapter will be set up for a range of detailing and design. This range is called the Vernacular to Refined Spectrum. Each type of element is given a range that is appropriate with the median part of the range being the most typical. This Spectrum gives the designers great flexibility in design while staying in a common language which will build the Community feel at Willow Bend. Builders will enjoy the range as it allows them to build core floor plans with only slightly different detailing, thus giving economy and a great variety at the same time.
willow bend // vernacular to rened // introduction
page 177
Eaves
Eve, cornice and rake detailing should all be tied together for each building. The range in use at Willow Bend will be from a simple open rafter eve, a median closed eve and a refined classically influenced eve. Porches may be open eve if the main building form is of a closed eve. Soffits and trim boards should all be single piece smooth face material.
willow bend // vernacular to rened // eaves
page 178
Gable / Pediment
Many of the houses at Willow Bend will make use of prominent gable ends. The detailing of these gables then becomes a major design tool to differentiate individual units. The range starts with a plain gable and ends with a full pediment and change of gable material. Color is an important design tool here in all but the most vernacular units.
willow bend // vernacular to rened // gable and pediment
page 179
Windows
The windows for Willow Bend will range from the most vernacular 1/1 double hung units to Diamond Pattern or Arts & Craft Pattern as the most refined. The typical units should be either 1/1, 2/1 or 3/1 and all windows are of a vertical proportion with exceptions in the gables only for square or horizontal units. Divided light windows should be true divided or simulated divided with a full spacer bar. 1/1 units avoid this issue and can be viewed as the most economical unit to use.
willow bend // vernacular to rened // windows
page 180
Doors
The typical Willow Bend door will be a simple 2/3rds to 3/4th glazed unit. The range of refinement comes from the light pattern which should mimic the patterns used for the windows in proportion. Sidelights are not encouraged on these simpler style homes and all doors should be encouraged to have full wood screen doors.
willow bend // vernacular to rened // doors
page 181
Porches
Porches are a key building element at Willow Bend. Porches here tend to be on the more simple or vernacular end of the spectrum on a whole but the individual porches may be tuned to a higher refined style. The range starts with simple beam & columns, no railings and ranges to Victorian Stick detailing.
willow bend // vernacular to rened // porches
page 182
Columns
The column range for Willow Bend will begin with a vernacular chamfered post and end with the more elaborate turned Victorian Stick types. A square trimmed box or round tuscan column would tend to the be middle median type. Brick or stone pedestals would also be allowed.
willow bend // vernacular to rened // columns
page 183
Siding
Lap Siding will be the main exterior material at Willow Bend. The most refined use will be for a small 3.5-4.5 exposure with a 5.5-6.5 exposure being the median. A wide 7-9 exposure could be used for a more vernacular feel. Gable ends may use a fish scale, shake or flush (V-grove) style. Board and batten would be considered for small forms & wings off the main roof form only.
willow bend // vernacular to rened // siding
page 184
Foundation
Foundations will be designed within a range of vernacular to refined. Local stone, in a stacked or rough cut bond, will be the vernacular end. Stucco or parge coat portland cement over masonry / concrete will be the median and most common. Finally, brick will finish off the choices as the most refined. Porch foundations should typically match the main house.
willow bend // vernacular to rened // foundation
page 185
Bays
Small bays can be used at Willow Bend to expand basic floor plans and to add great variety on a streetscape. The bay should be off a vertical proportion and conform to the general detailing of the rest of the house.
willow bend // vernacular to rened // bays
page 186
Trim
willow bend // vernacular to rened // trim
page 187
Architectural Standards
willow bend // architectural standards // introduction
page 190
Architectural Standards
The intent of this chapter is to provide a draft set of architectural guidelines which will eventually be refined and adopted as a part of the Covenants, Conditions, and Restrictions for The Houses at Willow Bend. The Architectural Standards will describe the overall form and particular details of the houses to be built at Willow Bend. The primary goals of the Architectural Standards are as follows: 1. 2. Create architecture that helps to establish The Houses at Willow Bend as a distinctive, unique, and special place. Durability is a critical element of the Architectural Design Standards. The materials and construction detailing of The Houses at Willow Bend will contribute to their longevity. This emphasis on durability is to maintain property values over the long term and to encourage the wise and efficient use of resources. Provide opportunities for craftsmanship, ornament, proportions, and decoration that are consistent with regional historic archetypes. Require construction standards that mandate a level of energy efficiency so that long term comfort and operating expenses are reduced and the use of non-renewable resources is discouraged. Encourage house designs that increase opportunities for connections with nature, the landscape, and the immediate community.
3. 4.
5.
These Architectural Standards are not an instruction manual for the production of beautiful architecture. The many complex decisions and levels of craftsmanship required to produce a beautiful building are beyond the scope of this, (and perhaps any) written document. Efforts have been made to clarify architectural principles with precise written text and diagrams. An example would be Traditional Construction Patterns by Steve Mouzon or A Pattern Language by Christopher Alexander. Those wanting written information about the production of beautiful architecture are advised to study these and other texts. What the Architectural Standards attempt to achieve is to establish a set of minimum guidelines that will provide a certain level of assurance as to what The Houses at Willow Bend will look like once they are built and as they age over time. While the existence of the Architectural Design Standards wont guarantee that your house will be beautiful, what they will do is help to insure that your neighbors houses will be built to a certain level of constructional and aesthetic quality.
willow bend // architectural standards // introduction page 191
Massing
Side facing straight gable roof (double pen or duple, central hall cottage, I-house)
Hipped gable roof (Pyramid House)
The historic traditional houses of this region were built very simply. The architects used basic forms, consisting of a collection of rectangular rooms sheltered by a simple pitched roof. The most common roof was a straight gable roof. Simple hipped gable roofs were also used. Traditonally the gabled end roof is one-room wide or 12 to 16 feet in width, historically used to cover single-pile (one room deep) floor plans. If the gabled end roof covers the main mass of the home it is always side facing. The front gabled roof was thought to be reserved for civic buildings. Eventually influence from popular housing types from other regions broke this tradtion, however the front gable was always a projecting wing and never the main mass of the home. The hipped gable roof, sometimes known as a pyramid house or gumdrop, was always two rooms wide and traditionally used to cover a double-pile floor plan or a home that the main mass is more then one room deep. Often times a combination of the one-room wide, side gabled roof and a hipped roof was used to cover double-pile floor plans. A two-room wide (greater then 16 feet) gabled end was rarely used and should only be used if rear-facing.
willow bend // architectural standards // massing
page 192
Massing
Top left - Straight gable roof with centered forward projecting wing. (Prow House) Top right - Hipped gable roof with justied forward projecting wing. (Bent House) Bottom left - Straight gable roof with justied forward projecting wing. (Bent House)
Freuqently, a projecting wing was added to the rear of the single-pile side facing straight gable or the double-pile hipped gable, forming a rear ell. Influence from popular housing types convinced traditonal builders to also add projecting wings to the front of the home. When the forward projecting wing is justified to one side of the main mass it is referred to as a bent house, if the forward projecting wing is centered on the main mass it is referred to as a prow house. Both the rear and forward projeting wings were typically covered with a one-room (12 to 16 feet) wide, straight gabled roof. In addition to the projecting wing, lean-to roofs were also added to the side or rear of the main mass of the home. Occasionally bay windows or dormer windows were also added. For a more complete discussion of the basic form and massing of the traditional house of this region, refer to Ozark Vernacular Houses, pages 42-111. Massing Requirements: House form shall be based upon a simple rectangular plan with a sloped roof. Roof form of the main mass shall be either a hipped gable or a oneroom wide (12 to 16 feet) side facing straight gable, or the combination of the two. Forward and side projecting wings shall be one room (12 to 16 feet) wide and covered with a gabled end roof facing the respective direction. Roof pitch for the primary roof or main mass of the home shall range from 9:12 to 12:12. Forward and side projecting wings shall also range from 9:12 to 12:12 and should match the pitch of the primary roof. To the rear of the main mass of the house roof pitches shall be a mimum of 5 in 12, if the rear facing roof projects above the main mass it shall be centered. Porch roofs, bay window roofs, and lean-to roofs should be of a lower pitch than the primary roof, but not less than 3 in 12.
willow bend // architectural standards // massing page 193
Massing
Massing and House Types to Emulate
page 194
Massing
AVOID
AVOID
AVOID Massing to Avoid: Many contemporary houses attempt too much in a misguided attempt to provide visual interest and curb appeal. Frequently, gables and dormers are added that have no functional purpose. These extraneous additions increase construction cost, maintenance expense, and often create areas where roof leaks are likely to occur. In addition, this complicated massing strategy is often combined with a variety of exterior materials used to create a patchwork of color and pattern which serve no functional purpose.
page 195
Exterior Wall Materials
Exterior Wall Materials: The exterior face of the walls of the house shall be of a single material from the foundation to the eave and on all sides of the house. A change in materials is allowed in an end gable condition or on the side walls of a dormer. The exterior skin should be durable. Common choices for exterior skin would be lapped siding, board and batten siding, brick, or stone. Siding shall be fiber cement board or western cedar. All siding shall be painted. First floor exterior wall studs must be a minimum of 9 tall. Stone shall be native stone laid horizontally. Brick shall be modular sized brick as manufactured by Acme Brick at the Fort Smith plant. Mortar color shall be tinted. Manufactured stone is not allowed except on crawl space walls backed up by concrete block or on chimneys. If manufactured stone is used, it shall be Country Rubble as manufactured by Coronado Stone. Color to be Madison County Blend. Outside face of foundations or crawl space stemwalls shall be covered with either a parge coat of stucco, manufactured stone, brick, or native stone. Outside face of exterior wall shall be within 1 of flush with the face of the stem wall. If stone or brick veneers are used, the foundation layout must be adjusted to accommodate this detail. See Traditional Construction Patterns, page 98-99 for more information.
willow bend // architectural standards // exterior wall materials
page 196
Exterior Wall Materials
The Reason for the Rule: Modern construction suppliers allow us an almost unlimited palette of natural and synthetic materials from all over the globe. However, great neighborhoods and places are not those that have the most variety and individual expression, but rather those that allow a great deal of genuine individual variety and expression within a limited range of materials and colors. This rule is based upon the premise that the overall appearance of the neighborhood as a whole is of greater concern than the design of any particular individual house. A limited material and color palette helps to create a strong sense of place; that the houses are all somehow related to each other and the earth on which they stand.
willow bend // architectural standards // exterior wall materials
page 197
Roof Materials
Roof Materials: Roof coverings for local housing in this region is overwhelmingly composition asphalt shingle. The ashphalt single has taken the place of the more expensive and labor intensive split or sawn wood shingle. Economical, functional, and almost ubiquitous, composition asphalt shingles are the proper choice for The Houses at Willow Bend. Composition shingles should be weathered wood color and should be Architectural style.
willow bend // architectural standards // roof materials
page 198
Roof Materials
Another acceptable choice is galvanized metal roofing in either a 5V pattern or corrugated. 5V metal shall be 26 gauge or 29 gauge. Corrugated metal roofing panels shall be 26 gauge Rounded Corrugated Profile, corrugations to be 7/8 deep, 2.66 inches on center:
All gutters shall be galvanized half round gutters with round downspouts:
willow bend // architectural standards // roof materials
page 199
Eave, Rake, and Fascia
The area where the roof overhangs the exterior wall is a critical element of the architectural style of the house. This area must be designed and constructed properly. The most economical and straightforward method is to let the roof rafters extend past the wall and leave them exposed. The next level of refinement is to cut decorative patterns into the rafter tails. Exposed rafter tails should be no wider that 5 and should overhang the wall from 1-0 to 3-0.
willow bend // architectural standards // eave, rake, and fascia
page 200
1 Simple 1x6 Rake Trim 2 Wood trim conceals 1 2 4 5 6 7 3 2 bedmold at rake 4 5/4x8 frieze board at
rake outriggers and framing
5 Galvonized half round

gutter
8 9
6 Simple 1x6 fascia trim 7 Wooden soft trim that

conceals outriggers and framing
8 2 bedmold at eave
between soft and frieze board eave below soft
9 5/4x8 frieze board at
The next level of refinement is the use of trim to build an enclosed eave. The facsia and rake are simple 1x stock, usually 5 wide. A full 5/4 thick horizontal frieze board is applied under the soffit or up the rake against the wall of the house. The frieze board is between 7 and 11 wide. The eave should overhang the wall from 1-0 to 1-6. A simple 2 bedmold is used to cover the joint between the soffit and the frieze board, both horizontally and up the rake. The eave is completed with the addition of a galvanized half round gutter.
page 201
1 Crown molding at rake 1 2 4 3

on 1x trim
2 2 bedmold between
soft and frieze board rake and at eave below soft header trim
3 5/4x8 frieze board at
4 Decorative window
2 3 4
At the next higher level of refinement, a crown molding is added at the rake and more decorative window headers are used to give the house a proper neo-classical look.
page 202
2 1 3
1 Gable wing ornamental

brace
2 Diamond pattern wood

shingles
3 Sunburst gable end

ornament
4 Bandsaw cut corbels
Simplified Victorian decorative techniques, such as sawn wooden shingle patterns and scroll work done with a band saw are allowed. The typical house of this region used such detail very sparingly. Restraint is the key to using these elements tastefully. Exuberant full-blown examples of the Victorian style are not appropriate for The Houses at Willow Bend. A simple carpenter gothic style is more in keeping with the modesty of the local archetypes. Unlike the painted ladies of San Francisco, the typical Victorian influenced house of this region was typically painted white.
page 203
Porches
Porches: Porches provide at least two vital functions for a house. First, they provide a protected place to sit and experience nature; they expand living areas into the outdoors. Second, front porches provide a place where the neighbors can get to know one another. A welldesigned porch allows the family to see and be seen from the sidewalk and the public realm. Porches balance peoples need for privacy with their need for community. The front porch is the place where the members of the household feel comfortably private while sitting outside, yet can get a sense of whats going on in the neighborhood around them. Traditional house types in this region almost always include a porch. Each house at Willow Bend shall have a covered front porch. The minimum required depth of the front porch shall be 6-0. 8-0 to 10-0 is the recommended depth of the porch. Each front porch shall be at least 10-0 wide. It is recommended that the front porch should be 16-0 wide. In many cases front porches are the width of the entire front faade of the house, or even wrap around two sides of the house. The roof of the front porch shall extend at least 1-0 past the face of the porch columns, although 2-0 is recommended.
willow bend // architectural standards // porches
page 204
Porches
Above: Although small, the porches are perfectly functional. Left: This porch sits too low to the ground to function properly. Privacy is reduced and the porch is much less likely to be used. Drainage of storm water might be a problem as well at this low porch.
AVOID Porch columns, headers, and railings shall be of wood. Wood may be cedar, pressure treated pine, or cypress. All wood elements of the porch shall be painted, except the floor of the porch, which may be stained wood rather than painted. Ceiling of the porch shall be exposed rafters, bead board, 1x planks, or fiber cement panels with battens at no greater than 36 on center. Porches must be at least 24 above the adjacent grade. Porches are recommended to be at a minimum of 24 above the level of the public sidewalk and preferably higher the closer the porch gets to the public sidewalk. Each porch must be connected to the public sidewalk by a sidewalk or footpath.
page 205
Porches
Porch columns, beams, and trim shall match historic precedents. Refer to Traditional Construction Patterns, pages 172-175; 178-181 for precise instructions on correct proportions and methods for porch design. The typical traditional house of this region used ornament sparingly. Many otherwise well built porches have been ruined by the use of excessively large column capitols. Simple square moldings and milled trim of 2 dimension and less are perfectly adequate for most porches.
page 206
Porches
AVOID All wood elements of porches must be back-primed and painted prior to attaching them together. Even with an overhanging roof, porches are exposed to a great deal of wind-driven rain and other moisture, so great care must be taken to completely seal all surfaces, even those that dont show. After assembly, all nail holes and screw holes must be filled, all joints sealed with paintable caulk and the entire railing system painted a final time. Railing must also be detailed so that water flows off all of the elements of the porch. Standing water is an invitation to disaster. With care, a properly built porch will last for generations.
page 207
Porches
AVOID Above: Spindly columns look unconvincing on this meager front porch. Porch columns must be a minimum diameter or width of 5 .
page 208
Porches
AVOID Above: The lack of a porch beam and the poorly proportioned dimensions of this porch make this an example of what to avoid. Porches must have a porch beam with appropriate eave trim connecting the columns.
page 209
Windows
Windows: Windows are a critical architectural element for any house. Careful attention must be paid to the details of casings, muntin bars, mullions, and proportions. The requirements for the windows on the homes at Willow Bend are as follows: 1. Windows must be taller than they are wide.
2. Windows should be operable, preferably a single hung or double hung sash window. Small fixed windows are allowed as appropriate to the style of the house. 3. The windows sashes must be double paned glass with an air space. The glass must be clear. Low-E glazing is acceptable, and is recommended for east, west, and south facing windows that receive direct sun in the summer. 4. If a window has divided lights, they should be simulated divided lights that have a muntin bar on both the inside and outside pane of the glass and a muntin bar spacer between the two panes of glass. Each individual light or pane should be vertically proportioned. Muntin bars should be 7/8 wide.
willow bend // architectural standards // windows
page 210
Windows
1 Slopped header trim with

metal ashing above
1 2 3 2 4 4 2 Window set back into

wall opening (note the shadow under header trim through face of galss cased mullions between windonws projects beyond window casing
3 Muntin bars extend
4 Beefy 3 1/2 or wider
5 Sloped window sill that
5.
Windows with beveled sashes or frames on the exterior shall not be used.
6. The windows must be set into the wall at least 2 from the outside face of the window to the outside face of the window casing. 7. The windows must be cased with flat casings (not brick mold). Casings must be at least 3 wide and a full 1 thick so that lapped siding can butt into the casing without extending past the face of the casing. Casings may be wider than the minimum and decorative moldings may be added to the casings as appropriate to the style of the house. 8. Windows should be square top expect for extremely rare situations when a bulls eye, octagon, or round window would be appropriate. Arched top windows may not be used except appropriate to the style of the house. 9. Window sills on the exterior of the building must slope at a minimum slope of 2 in 12 away from the house. 10. To encourage residents of Willow Bend to become more accustomed to their climate, potentially creating savings in heating and cooling costs, all windows must have screens.
willow bend // architectural standards // windows page 211
Windows
1 Continuous header trim 2 Trim between Windows 3 A rare case of siding 1 1

between the individual windows that form a bay window. Note the precision of the craftmanship, the continous sill, and the continous header that makes these details acceptable
11. Window header trim must be a minimum of 3 wide and a full 1 thick. The top of the window header trim must slope away from the house at a minimum slope of 2 in 12 and be flashed with sheet metal to prevent water from collecting or making contact with the horizontal elements of the header trim. Header trim may be wider than the minimum and decorative moldings may be added to the header trim as appropriate to the style of the house. 12. All windows must be flashed on all sides to prevent water infiltration into the house. 13. No pre-mulled windows shall be allowed. Mullions between separate windows shall be cased with trim that is a minimum of 3 wide. 14. Windows must be made of vinyl, fiberglass, wood with aluminum exterior cladding, wood with vinyl cladding, or wood with fiberglass cladding. Windows must meet Energy Star rating for the region.
page 212
Windows
15. Bay windows shall be trimmed out as appropriate for the architectural style. In most cases, the space between the windows should be all trim with no little pieces of siding. Refer to the photographs on this page and to Traditional Construction Patterns, pages 114 & 115 for more detail. First floor bay windows shall be supported by the foundation. Upper floor bay windows shall be supported by brackets or the roof structures of the lower story.
page 213
Dormers
Left: Triangular Dormer. The primary dormer type used on Ozark Vernacular Homes Above: Shed Dormer. Made popular by the non-tradtional crafstman bungalow type
Dormer Windows are a way to bring light into an upper story attic space. Dormers should be used sparingly. They must be carefully detailed so that they do not become the cause of roof leaks. Being located on the roof they tend to be more neglected and do not get the regular maintenance that the rest of the house receives. Most critically in terms of this document, ill-proportioned and poorly detailed dormer windows are extremely common in this region on modern construction. The key to dormer design is to remember that the primary function of the dormer is to allow the largest amount of window area that can be accommodated. There should be far more window than wall on the face of the dormer. The best dormers consist of nothing but windows and trim. For the dormer to work properly, the main roof of the house must have a roof pitch of at least 8 in 12. The eave and rake of the dormer should be detailed with the same level of care as the rest of the house. Refer to the section on Rake, Eave, Cornice, and Fascia Trim above for complete details. The most common types of dormers in this region are the shed dormer and the triangular dormer. The shed dormer is the simplest dormer to construct and detail. The triangular dormer is built so that there are not side walls to the dormer. This feature eliminates the corner boards and many of the waterproofing issues that arise.
willow bend // architectural standards // dormers page 214
Dormers
Above Left: Hipped Dormer Above Right: Doghouse Dormer Bottom Left: Doghouse Dormer
The hipped dormer at the upper right can be a handsome addition to a house. It works best as shown here on a pyramidal or gumdrop roof. The doghouse dormer is the most difficult to execute properly. The proportions of each element must be done correctly. The example on the lower left is nicely done and should be carefully studied. Dormers should never be used unless they provide natural light and serve an inhabited space within the roof volume. Dormers that are merely decorative are a mistake and do not have historic precedent.
willow bend // architectural standards // dormers
page 215
Dormers
AVOID
AVOID
AVOID This page is a rogues gallery of poorly designed and executed dormers. The dormer below suffers from poorly proportioned windows: The window panes are wider than they are tall, which should never be the case. Notice also that the pitch of the main roof is too shallow to accommodate the dormers properly. The windows are also too small for the amount of exterior wall. The dormer on the upper right suffers from the poor quality of its eave and rake trim. The pork chop eave makes life easy for the carpenter but lacks the beauty of more traditional methods. The little bits of siding between the two windows and between the windows and the corner boards are an unattractive way to handle the situation. The dormer on the lower right is poorly proportioned and lacks properly sized window casings, corner boards, rake, and eave trim.
willow bend // architectural standards // dormers
page 216
Shutters
Shutters on windows are rare in the traditional houses of this region. Shutters may be used on windows as long as the following rules are followed: 1. Shutters must be made of cedar, cypress, or Endurian as manufactured by Timberlane. 2. Shutters must open and close. Hinges, shutter dogs, and latches shall be installed. 3. Shutters must fully cover the window opening when closed.
willow bend // architectural standards // shutters
page 217
Doors
Entry doors have always been an indicator of the homeowners pride and a symbol of hospitality. The door and its exterior trim must be handled carefully. The entry door should face the street. It should always be covered by a front porch. The entry door need not be elaborate, but it must be made of quality materials. Entry doors at Willow Bend are to be of wood or fiberglass. The entry door may be either painted or stained. The trim around the door should be flat casings, with or without decorative moldings applied to the casings. Brick mold trim is not appropriate as a trim around any exterior door. Exterior doors that occur on the sides or back of the house must be wood or fiberglass and must be trimmed with flat casings. The exterior doors that are not entry doors should not be as elaborately trimmed as the entry door. Double leaf French doors may be wood, fiberglass, or wood with vinyl or aluminum cladding. The use of recycled historic doors for the entry door is encouraged. Also, screen doors are encouraged to provide natural ventilation in the milder months of the year which will hopefully reduce heating and cooling cost.
willow bend // architectural standards // doors
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Shed Roofs at Door
For doors other than the front door, an overhanging roof is the recommended method of providing shelter from the elements. Brackets, beams, eaves, and rafters shall be painted wood. Roof materials should match the main roof of the house.
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Prohibited Materials
AVOID
AVOID
AVOID
AVOID
This document has focused on the architectural types and elements that will be allowed at Willow Bend. This section of the document describes items that are prohibited. Items or conditions not addressed in this section may be prohibited as well. Prohibited wall materials: Vinyl siding, Elastomeric stucco on rigid foam insulation, prefinished aluminum or vinyl soffit and fascia material.
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AVOID
AVOID
AVOID
AVOID
Chain link fencing is prohibited. Solid wooden privacy fencing is not allowed. Utilities, satellite dishes, meter boxes, air conditioning equipment, and roof top plumbing vents equipment must be hidden from view of the public street. Above ground swimming pools are prohibited. Statuary and birdbaths located in the front yard are prohibited.
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AVOID
AVOID
AVOID Items, except for appropriate outdoor furniture, may not be stored on the front porch. Vehicle parking areas may not be located in the front yard. All cars parked in the onstreet parking stalls must be licensed and operational. All painted items and trim must be maintained and repainted as necessary, as determined by the Violations Committee of the Property Owners Association.
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Sources
The Architectural Standards are based upon local field work to carefully examine which building types, construction methods, and details have held up well over time. Perhaps more importantly, much effort has been spent attempting to discover which houses have increased in value, been well-loved, and are worthy of emulation. Further research has been conducted through reading. Those wanting a deeper understanding of the Architectural Standards should consult the following books: Ozark Vernacular Houses; A Study of Rural Homeplaces in the Arkansas Ozarks 18301930 by Jean Sizemore; University of Arkansas Press. 1994 Traditional Construction Patterns; Design and Detail Rules of Thumb by Stephen Mouzon; McGraw-Hill. 2004 Get Your House Right; Architectural Elements to Use and Avoid by Marianne Cusato; Sterling. 2007 Vernacular Architecture by Henry Glassie; Indiana University Press. 2000 Any variances to the Architectural Standards will be based upon information contained the volumes cited above.
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Architectural Prototypes
Using the architectural guidelines set forth in previous chapters of this document and the recommendations from the Fayetteville Partners Board, a number of different conceptual house plans and elevations were prepared and are presented in this chapter. The intent is for the house plans to be further developed into construction documents that comply with the Architectural Design Standards and then built at Willow Bend. Prior to the development of the house plans, The Fayetteville Partners for Better Housing Board compiled the following recommendations taken from the Feburary 13, 2012 document entitled Projected House Sizes and Amenities, Willow Bend: 1. Wherever possible, House plans should have at least one ground floor room that can be used as a bedroom and at least one downstairs bathroom. This is to allow aging in place, to serve the needs of the elderly or the infirm, and to provide maximum flexibility for use of the house over time. In this same vein, 2-8 doors should be used for essential living spaces located on the ground floor, including at least one bedroom and at least one bathroom. The 2-8 door can be retrofitted with an offset hinge that will allow a nominal 32 opening for wheelchair access. Kitchens and ground floor bathrooms should meet the Fair Housing Guidelines to provide adequate clearances for use by wheelchair bound occupants. Blocking should be installed in the bathroom walls for future installation of grab bars. 2. All houses should include areas for washer and dryer. Stack units may be used, but space should be provided for the standard size units, not the small stack units. 3. In order to allow more occupant choice for energy costs and to take advantage of local resources, space should be provided for a wood fired stove. This requires clearance at the area of the stove and place for a flue. The walls adjacent to the wood stove can be covered with non-combustible materials, so the clearances can be minimized. 4. The houses should not have luxurious bathrooms with whirlpool tubs and multiple sinks. The bathing areas should be simple and functional, rather than spalike. 5. Automobile parking should be provided on the street adjacent to each house, or on site, or in common parking areas close to each house. Attached garages should not be built. This is to maximize the resources spent on shelter for humans rather than shelter for automobiles. Special attention should be paid to providing convenient and functional storage within the house. Also, provide access to attic spaces for bulk storage.
willow bend // architectural prototypes // introduction page 226
Introduction
6. Provide HVAC closets within the heated space of the house, rather than in the attic. This allows all of the ductwork to be placed within the heated envelope of the house. 7. Based on the Vision and Goals statement, and the results of the Visual Preference Survey, the houses should be simple to construct with pitched roofs, vertically proportioned one over one sash windows, and functional front porches. Ornament should be used sparingly. Do not exceed roof pitches of 12 in 12. Main roof pitch should be no lower than 7 in 12. Porch and rear wing roof pitches can be as low as 3 in 12. 8. Living spaces should be visually open to each other to make the interior spaces seem larger and to allow flexibility to the occupants. 9. An effort should be made to arrange the bathrooms so that a separate half bath or powder room is not necessary. 10. Attention should be paid to providing inviting access to outdoor living spaces, both public and private. 11. Where possible, provide a study nook in the house as a place to isolate clutter, share a computer and printer, and otherwise have a place to work at home. 12. Design the houses to fit on as many of the Willow Bend lot types as possible so that we have flexibility as we build out the neighborhood. 13. Architect should review Fayettevilles Cottage Court ordinance to understand the limitations for the cottage lots. In particular, the limitation of 900 sq ft of conditioned space on the ground floor and 1,100 sq ft of conditioned space total. 14. Requested house sizes are as follows:
Two Bedroom House Size Range: 768 sq ft to 1,114 sq ft, more or less Three Bedroom House Size Range: 1,244 sq ft to 1,506 sq ft, more or less Project Size Range: 768 sq ft to 1,506 sq ft, more or less
willow bend // architectural prototypes // introduction page 227
The Spring
The Spring
One Story House: 1,308 sq ft, Three Bedroom, One Bath
The Springs faade stays true to the symmetry of the traditional central hall cottage prototype, while the floor plan adapts to a more contemporary double-pile floor plan (two rooms deep) to accommodate the need for a third bedroom. The floor plan also evolves away from the central hall entrance with a room on either side into an open kitchen, dining, living plan. The front half of the house is covered with a typical oneroom wide, side gabled roof and a shed roof covering the front porch. Because of the double-pile floor plan, the rooflines on the back half of the house break away from the traditional one-room wide, gabled end roof or rear ell and instead utilizes a two-room wide, rear facing gabled end roof. The peak of the two-room wide gabled end can been seen centered on the front faade of the house. The footprint measures 50 wide x 38 deep and is scaled to be built on lots as shallow as 46 deep.
willow bend // architectural prototypes // the spring
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The Spring
willow bend // architectural prototypes // the spring
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The Norman (Single Pile)

One Story House: 1,132 sq ft, Two Bedroom, One Bath
The Norman borrows the open kitchen, dining, living, plan from the Spring, but removes the dining from the main mass of the house and places it just to the front and on the exact center of the narrower mass. This creates the appearance of a third room extending to the front, under a front gabled roof, creating the prow house type. The main mass of the house sits under a one-room wide, side gabled roof with the second bedroom, bath, and laundry extending to form the rear ell. The rear ell addition along with the main mass of the house and the side of an adjacent house provides enclosure on three sides to shape a courtyard that is directly accessible from the living area. The footprint measures 42 wide x 46 deep. This floor plan and elevation could easily be modified to create a bent house by moving the dining room projection to the far left.
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willow bend // architectural prototypes // the norman (single pile)
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The Norman (Double Pile)

One Story House: 1,232 sq ft, Three Bedroom, One Bath
The double-pile version of the Norman keeps the same open kitchen, dining, living plan as the single-pile version however the rear ell is completely reconfigured and adds a third bedroom, eliminating the courtyard or back porch area. Since the front of the house maintains the one-room wide, side gabled roof, the roof lines on the back of the house utilizes a two-room wide, rear facing gabled end roof. The peak of the two-room wide gable facing the front is hipped and is centered about the front of the faade. The plan calls for two front porches, this offers the opportunity for a formal and less formal porch which should be appropriate given the absence of a back porch or courtyard. The footprint measures 42 wide x 36 deep. Like the single pile verson this floor plan and elevation could easily be modified to create a bent house by moving the dining room projection to the far left.
willow bend // architectural prototypes // the norman (double pile)
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willow bend // architectural prototypes // the norman (double pile)
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The Norman (1.5 Story)
The Norman
One and Half Story House: 1,728 sq ft, Four Bedroom, Three Bath
The 1.5 story Norman is a modification of the 1 story Norman prototype. A prow house with the rear ell configured as a stairwell giving access to the second story. The open floor plan in the living area provides direct access to both a rear courtyard and front porch, encouraging its residents to be outside. The rear ell frames the rear courtyard while the projecting room to the front frames both a formal and informal front porch. Historically the whole is unified by a wrap-around porch that encricles the projecting room and also extends across the lateral wings. For the contemporary version the wrap around front porch is not shown in an effort to keep the house affordable. The footprint measures 42 wide x 36 deep.
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The Norman (1.5 Story)
When sidewalk is constructed directly adjacent to the curb, City street standards require the sidewalk and curb to be constructed separately with a construction joint between them. This standard makes the construction of the curb and the sidewalk more expensive. By simply allowing construction of both the sidewalk and the curb to be constructed as one piece of concrete without a construction joint has the potential to eliminate the cost of the curb and gutter. It may however increase the cost of the sidewalk by approximate $5.75 per linear foot. Together this would provide an approximate savings of $25,000 for the cost of both the curb and sidewalk at Willow Bend. A sawed joint would be constructed to visually create separation between the curb and sidewalk. This less expensive construction method is typical in other cities and allowed by most state highway departments. This construction method is also typical of many of the streets in Downtown Fayetteville.
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The Greenwood
The Greenwood
One Story House: 1,189 sq ft, Two Bedroom, One Bath
The Greenwood follows the most basic, simple massings of the bent house type, the most common popular house type in the Ozarks region. However this contemporary version removes the walls between the living spaces to create a more open floor plan. Like the prow the bent house simply projects a third room forward from the traditional double pen living plan, however the bent house justifies the forward projection to either side of the front faade. The forward projection always sits under a one-room wide, front gabled roof. A shed or hipped front porch is located between the main massing and the forward projection. Like the double pen and all single-pile floor plans, the main mass of the house sits under a one-room wide, side gabled roof with a rear ell or one-room wide, gabled roof facing the rear and containing two bedrooms and a bathroom. The rear ell along with the main mass of the house frames a courtyard space that is directly accessible from both the living area and the hallway to the bedrooms. The foot print is made for a narrower, longer lot and measures 32 wide x 62 deep. The floor plan and elevation could easily be modified to create a prow house by moving the forward projection to the center. The traditional 4 bay double pen or 5 bay central hall cottage could be created by moving the dining projection to the rear ell next to the kitchen, this would add 8 to the depth of the house.
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The Greenwood
willow bend // architectural prototypes // the greenwood
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The Leslie
The Leslie
One and Half Story House: 1,336 sq ft, Two Bedroom, Two Bath (Optional Third Beddroom 1,518 sq ft)
The Leslie is a 1.5 story version of the Greenwood bent house. By increasing the vertical dimension of the house by approximately 6 both bedrooms and a bathroom are able to be moved from the rear ell into the upstair roof space. This creates a very compact footprint measuring 32 wide x 36 deep. The traditional, one-room wide, gabled end roof lines cover the main mass of the house as well as the front and rear ells. This elevation and floor plan could also be modified to create a prow type by simply moving the forward projection to the center of the house. An option for a ground floor third bedroom is provided that would simply attach onto the rear ell.
willow bend // architectural prototypes // the leslie
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The Leslie
willow bend // architectural prototypes // the leslie
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The Paris
The Paris
One Story House: 1,231 sq ft, Two Bedroom, Two Bath
The Paris is a relative of the bent house type, however an additional forward projection is added so the faade consists of two one-room wide, front gabled projections offset to each side. This frames a front porch between the two front projections that is covered with a shed roof. The one-room wide, side gabled end roof covers the main mass of the house and the rear ell is offset to one side covering a second bedroom and helping to frame space to the rear of the house for a courtyard or patio. Both the front porch and rear courtyard or patio area is directly accessible from the living area. The footprint measures 46 wide x 38 deep suitable for wide, shallow lots.
willow bend // architectural prototypes // the paris
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The Paris
willow bend // architectural prototypes // the paris
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The Gentry
The Gentry
Two Story House: 1,400 sq ft, Two Bedroom, Two Bath (Optional Third Beddroom 1,568 sq ft)
The Gentry is a prototypical Ozark traditional I-house. Similar to the central hall cottage being a single-pile (one-room deep) house with a 3 or 5-bay symmetrical faade, but the I-house adds a second story. The main mass of the house is covered with a one-room wide, side gabled roof. A rear ell extends to provide space for a downstairs bath and a stairwell for access to the second story. The rear ell is offset to one side framing a rear courtyard space or optional back porch. The open floor plan of the living area provides direct access to the front porch and the rear courtyard area. An optional downstairs third bedroom could be added with an extension of the rear ell. The footprint measures 38 wide x 36 deep. The floor plan could be easily be scaled down to cottage size by removing the rear ell and relocating the stairs in the main mass of the house.
willow bend // architectural prototypes // the gentry
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The Gentry
willow bend // architectural prototypes // the gentry
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The Farmington
willow bend // architectural prototypes // the farmington
page 244
The Farmington
The Farmington
Two Story House: 1,596 sq ft, Four Bedroom, Two Bath
The Farmington is an I-house however the first floor is a double-pile plan or two rooms deep while the second floor is single-pile or one room deep. Traditionally an I-house with just one story in the back and two stories in the front is referred to as a saltbox, referring to the similarities of the long, pitched roof sloping down the back of the house and a wooden lidded box in which salt was once kept. The one-room deep, side gabled roof covers the front half of the house however the rear half of the side gable is constructed at a pitch that is less then the front half and then extended to cover the back one story of the house. As and alternative to the saltbox rooflines covering the front two stories would be the typical one-room wide, side gabled roof while the back one story is covered with a shed roof similar to the shed that might cover the front porch. The front porch is directly accessible to the living area while access is provided for a side patio or courtyard to the left of the plan. The footprint measures 38 wide x 36 deep.
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The Lincoln
The Lincoln
One Story House: 1,064 sq ft, Two Bedroom, One Bath (can be scaled to cottage size 900 sq ft)
The Lincoln uses a simple double-pile floor plan typical of the many popular catalog house plans built in the region. The faade however stays true to the traditional double pen house type with an asymmetrical 4-bay faade that often included two front doors giving access to each of the front two rooms. These boxy floor plans created the need for a roof configuration that covers two or three rooms in both directions. The standard in the Ozark region was the hip roof configuration in contrast to the two-room wide, front gabled end roof that is typical of the bungalow. The front porch is always constructed with a shed roof, again in contrast to the two-room wide, front gable roof generally seen on the craftsman bungalow. The back door off the kitchen gives access to an optional porch, sun porch, and / or a courtyard patio. The foot print measures 28 wide x 46 deep and was often scaled down to 25 wide x 44 deep which as it turns out meets the 900 square foot maximum footprint required to fall under the City of Fayetteville cottage ordinance.
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The Lincoln
willow bend // architectural prototypes // the lincoln
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The Lincoln (1.5 Story)
willow bend // architectural prototypes // the lincoln (1.5 story)
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The Lincoln (1.5 Story)
The Lincoln
One and Half Story House: 1,596 sq ft, Three Bedroom, Two Bath, Study (1,383 sq ft without study, could be scaled to cottage size 1,100 sq ft)
The 1.5 story Lincoln simply adds a stairwell to the living area giving access to a third bedroom, bath, and optional study on the second floor. The second floor square footage is contained beneath the hipped roof with the addition of a one-room wide, triangular dormer facing to the front and the rear. The one-room wide, triangular dormer was traditionally used while the shed dormer is seen mainly on the non-traditional bungalow types. The footprint measures 28 wide x 44 deep. By reconfiguring the kitchen to make room for the relocated stairwell, the footprint could be reduced to meet the requirements of the City of Fayetteville cottage ordinance which requires a maximum 900 square foot ground floor and a maximum 1,100 total square feet.
willow bend // architectural prototypes // the lincoln (1.5 story)
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The Sutton
The Sutton
The Sutton uses the same double-pile floor plan as the Lincoln however the plan is turned so the long side faces the front. Like the Lincoln the floor plan is typical of the many popular catalog house plans built in the region. The Suttons faade however stays true to the traditional central hall cottage type with a symmetrical 5-bay faade. The floor plan however is a more contemporary version with an open living area.The roof is hipped to cover the double-pile plan with the main ridgeline of the roof being parallel to the front or the street. The front porch is covered with shed roof. The side door off the kitchen gives access to off-street parking and / or a courtyard patio. The footprint measures 38 wide x 36 deep and can also be scaled down to meet the requirements of the City of Fayetteville cottage ordinance.
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The Sutton
willow bend // architectural prototypes // the sutton
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The Sutton (1.5 Story)
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The Sutton (1.5 Story)
The Sutton
One and Half Story House: 1,516 sq ft, Three Bedroom, Two Bath, Study (1,372 sq ft without study, could be scaled to cottage size 1,100 sq ft)
Like the Lincoln, the 1.5 story Sutton simply adds a stairwell to the living area giving access to a third bedroom, bath, and optional study on the second floor. The second floor square footage is contained beneath the hipped roof with the addition of a oneroom wide, triangular dormer facing to the front and the rear. The one-room wide, triangular dormer was traditionally used while the shed dormer is seen mainly on the non-traditional bungalow types. The footprint measures 38 wide x 36 deep. By reconfiguring the kitchen to make room for the relocated stairwell, the footprint could be reduced to meet the requirements of the City of Fayetteville cottage ordinance, which requires a maximum 900 square foot ground floor and a maximum 1,100 total square feet.
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The Decatur
The Decatur
The Decatur uses a similar floor plan to the Sutton but slightly modifies it by moving the dining area just off the kitchen as an extension of the main massing of the home creating a bent pyramid prototype. By moving the dining area off the main massing of the home the width of the living area is reduced to 30, the boxy main massing being 30 wide x 28 deep. The main mass is covered with a nearly square hipped roof or pyramid. The dining area projects forward from the main massing and is covered with a one-room wide, front gabled roof. The forward projection is justified to one side and a shed or hipped front porch is located between the main massing and the forward wing similar to the bent prototype. By reducing the main mass to 30 wide a second wing is needed to cover a portion of the second bedroom. This wing, just like the forward wing, is covered with a one-room wide, side gabled roof. Traditionally the porch is wrapped around the main massing in the angle between the main massing and the side wing so both wings book-end a wrap around porch. To keep the plan more modest, The Decatur does not wrap the porch around the corner and instead just covers the front. Access off the kitchen is provided to either a side courtyard and / or off-street parking. The footprint measures 38 wide by 36 deep and could be scaled down to meet the City of Fayetteville cottage ordinance.
willow bend // architectural prototypes // the decatur page 254
The Decatur
willow bend // architectural prototypes // the decatur
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The Dodson
The Dodson
One Story House: 1,081sq ft, Two Bedroom, One Bath
The Dodson is another bent house prototype shaped by modifying the Lincolns floor plan to include a forward projecting wing offset to one side. The roof configuration contains three primary elements. First, the traditional one-room wide, side gabled roof is the primary massing however only makes up a small percentage of the roof. Second, the one-room wide, front gabled roof extends from the main massing and is offset to one side to qualify this as a bent house. Third, the two-room wide, gabled end roof covers the remainder of the double-pile floor plan. The two-room wide, gabled end can be seen peaking over the main side gabled mass and is offset to the left. This is not typical of the bent house in the Ozark region, instead this gable would be seen from the front as a hipped roof peaking over the main massing or as a bent pyramid with wings projecting from the left-front, the front-right side, and the right rear. The floor plan measures 32 wide by 44 deep, a third upstairs bedroom and bath would likely fit under the proposed rooflines with the addition of a stairwell to a reconfigured kitchen.
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The Dodson
willow bend // architectural prototypes // the dodson
page 257
The Siloam
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The Siloam
The Siloam
One and Half Story House: 1,192 sq ft, Two Bedroom, Two Bath (could be scaled to cottage size 1,100 sq ft
The Siloam was developed taking cues from the one-story pyramid roof house common to the Ozarks. Its square, double-pile floor plan likely evolved from American bungalow but often displayed the two-front-door arrangement common of the Ozark vernacular types. The more contemporary Siloam moves away from the one-story four room house and to an open floor plan with a downstairs bedroom and bath as well as an option for a second upstairs bedroom and bath. The one-room wide, front gabled dormer is centered about the front of the house. The footprint measures 30 wide x 38 deep meeting the requirements of the City of Fayetteville cottage ordinance. The faade could easily be altered to the more traditional 4-bay.
willow bend // architectural prototypes // the siloam
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The Clarksdale
willow bend // architectural prototypes // the clarksdale
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The Clarksdale
The Clarksdale
One and Half Story House: 1,504 sq ft, Three Bedroom, Two Bath
The Clarksdale is similar to the Lincoln being a simple two bedroom plan with a third bedroom and bath upstairs. The main massing of the home however is covered with the traditional one-room wide, side gable roof. Since it is a double-pile plan the back half of the home is covered with a two-room wide, rear facing gable that provides enough space for the third bedroom. The roof covering the back half of the house is a two-room wide, rear facing gable. The front of the two-room wide gable covering the rear of the house can be seen peaking over the side gabled roof. The faade is a 3-bay symmetrical faade consistent with the traditional central hall cottage prototype. A 4-bay faade could also be substituted in relation to the double pen prototype. The plan measures 32 x 44.
willow bend // architectural prototypes // the clarksdale
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The Joplin
The Joplin
One Story Cottage: 816 sq ft, Two Bedroom, One Bath
The Joplin offers a very simple and efficient floor plan, in addition the total square footage measures 816 square feet potentially making it a very affordable home. The front elevation of the home has a central hall cottage facade which could easily be alternated to a four bay facade to create variety. The main massing of the house is covered with the traditional one-room wide, side gabled roof. Since the floor plan is double-pile the back half of the home is covered with a two-room wide, rear facing gable. With an 8 deep front porch the total footprint measures 24 wide x 42 deep meeting the requirements of the City of Fayetteville cottage ordinance.
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The Joplin
willow bend // architectural prototypes // the joplin
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Stormwater Overlay
willow bend // stormwater overlay // introduction
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Stormwater Overlay
The Houses at Willow Bend Master Plan attempts to join together high quality placemaking principles with the natural ecology that currently existis on the property. The plan assembles a range of well-connected, propertly-proportioned spaces while at the same time responding to the many natural features that the site has to offer. Once the master plan is in place, the stormwater overlay is intended to provide a more microspcopic look at how we can program the different spaces with stormwater features that improve water quality. The following pages describe the collection of tools assembled that if implemented properly will improve not only water quality but quality of place as well.
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Catchment Areas
B N
C E
J F I K
Stormwater Catchment Areas Key:

A B C D E
4.10 acres 1.61 acres 0.51 acres 0.93 acres 0.69 acres
F G H I J
2.12 acres 3.07 acres 0.30 acres 0.34 acres 0.07 acres
K L M N
0.02 acres 1.45 acres 0.30 acres 0.50 acres
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Annotated Plan
Stormwater Overlay Key:

Asphalt Concrete Stamped Asphalt Gravel Curb & Gutter Shallow Marsh Drainage Ditch Footpath Conveyance Rain Garden Flowing Park Underground Cistern Natural Landscape Surface Landscape
willow bend // stormwater plan // stormwater overlay diagram
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Shallow Marsh
Marshes are among the most productive of all wetlands for biological diversity. They can also provide spawning and nursery habitat for some fish species. Birds that use marshes for breeding and feeding include ducks, geese, herons and songbirds. A shallow marsh differs from a deep marsh in the depth of water retained as well as associated plant communities. A shallow marsh retains water to a depth of about six inches throughout most of the growing season. Herbaceous emergent vegetation such as cattails, bulrushes, and sedges characterize this community. Important functions provided by marshes include detention of stormwater, aesthetics, and improvement of water quality through removing sediment and assimilating nutrients.
willow bend // stormwater plan // shallow marsh
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Footpath Conveyance / Inltration Device
The space between homes can allow pedestrians an alternate route than the street to access the interior of the block as well as being a pleasant shortcut. In addition, this space can be used to convey stormwater to a central collection point. Under the surface of the footpath would be a drain system. This drain system would allow for stormwater collected in a permeable interior block parking court to be conveyed around the lot to the street. The surface could be a number of options whereas the drain system below would be constructed as a trench back-filled with large stones to allow for the movement and infiltration of stormwater. Native plantings along the channels edge would help slow and filter water flowing into the trench.
willow bend // stormwater plan // footpath conveyance
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Rain Garden / Bioretention
A rain garden is a planted depression that allows rainwater runoff from impervious surfaces such as roofs, driveways, walkways, and streets the opportunity to be absorbed as well as improve water quality. Native plants are recommended for rain gardens because they generally do not require fertilizer and are more tolerant of the local climate, soil and water conditions. These plants also attract local wildlife such as native birds and butterflies. A selection of wetland edge vegetation such as wildflowers, sedges, rushes, ferns and small trees take up excess water flowing into the rain garden.
willow bend // stormwater plan // rain garden
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Cistern
A cistern is a waterproof receptacle built to catch and store rainwater. Cisterns may be constructed from materials such as plastic, concrete or galvanized steel. Cisterns are generally installed to collect rain water for later use. After the cistern receives the water, it slowly releases the water as part of an irrigation system and/or a neighborhoods stormwater system. Underground cisterns also called vaults, can also be used for retention of stormwater that is released at a later time. They can be placed under the street network or parking areas in an urban area.
willow bend // stormwater plan // underground cistern
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Permeable Pavement
Just as drinking water can be filtered to remove impurities, stormwater can be filterd by soil particles while percolating through soil. This important step in the natural process of water purification is bypassed when rainwater falls on impermeable pavement surfaces or roofs and is carried directly through storm drainage systems into waterways. Since engineered curb and gutter storm drainage systems are costly to design and build, the use of permeable pavement systems can result in a reduction of construction costs for developers or municipalities. Pervious pavement is also denoted as porous or open-graded pavement. Pollution carried in rainwater runoff is an environmental concern, especially in urban areas. Stormwater flowing across streets and sidewalks picks up contaminants associated with air pollution particles, oil, detergents, solvents, de-icing salts during freezing conditions, dead leaves, pesticides, fertilizer and bacteria from pet waste. Natural filtration of water through soil is the simplest way to control these pollutants. This is a direct advantage of permeable pavement. Decorative gravel is a low-cost form of permeable pavement that provides a softer more natural appearance. It is recommended for the alleys, driveways, and parking courts of Willow Bend.
willow bend // stormwater plan // permeable pavement
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Natural Landscape
Areas of natural vegetation will be preserved at Willow Bend. These undisturbed areas allow for a number of benefits in regards to stormwater. These preserved areas also retain the natural understory vegetation and undisturbed soil. Tree canopies capture rainfall and reduce the amount of water reaching the ground. The rainfall that does reach the ground has the ability to soak in before becoming runoff, and the root systems of these plants are the first to absorb and filter impurities before the water percolates deeper into the soil. This process of the water being absorbed and then released into the atmosphere is called evapotranspiration and is an important part of the overall hydrological cycle. Natural areas can be considered the optimal landscape since they are already adapted to local climatic conditions. In addition, natural vegetation requires little to no maintenance.
willow bend // stormwater plan // natural landscape
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Surface Landscape
Inevitably through the process of developing a lot to construct a home some of the vegetation is cleared and new shrubs, groundcover, beds, and trees are replanted. Willow Bend will use native vegetation for reestablishing yard plantings that are necassarily removed in the development process. The benefits of using native plant material are numerous. Native plants are accustomed to the local climatic conditions and precipitation. Once established, native plants will often flourish, eliminating the need for costly fertilization and irrigation systems. This reduces water consumption as well as reducing contaminated runoff, which comes from the use of pesiticides and fertilizers. Native plants will also often increase a soils capacity to store water, which can lead to significant reductions in stormwater runoff. These soft stormwater techniques prove to be efffective, low cost and low maintenance.
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page 276
Stone Swale
Stone swales are another low impact and aesthetically pleasing way to redirect small volumes of water through the built environment. A stone swale is an attractive yard feature both wet and dry conditions. It is a slight depression with a three to five inch base of small stones covered by larger stones. When there is no precipitation, the swale acts as a dry creek bed or footpath in a garden. During a rain event, they help absorb water as well as direct stormwater to retention areas that allow the water to infiltrate into the ground. The periodic placement of weirs, can help impede the amount of runoff, particularly in heavier rain events.
willow bend // stormwater plan // stone swale
page 277
Curb & Gutter
Curb and gutter is a more compact way to channel stormwater runoff than a drainage ditch or stones swales. The most utilitarian use of curb and gutter is what is typically seen on streets between the carriageway and sidewalk. Histrorically, curb and gutter can take on may forms and materials. In the past they were made of stone, brick, concrete, or a combination. Today, concrete curb is primarily used. At Willow Bend, curb and gutter will be used so that the roadway can serve multiple functions of transportation and stormwater conveyance. Curb and gutter can also be used to transport water through a aesthetically pleasing landscape. Stone troughs are commonly used on the ground plane under some roof eaves as a substitute for gutters hung on the roof edge. The trough gutters prevent erosion and transport water away from the home.
willow bend // stormwater plan // curb & gutter
page 278
Flowing Park
A flowing park is described as a linear tract of land that serves as a collection point for stormwater. For the water to flow freely, structures must not impede the flowing park. For example, rather than a street cutting through the flowing park, the flowing park cuts through the street. This action creates an opportunity to display a creative stormwater design. Flowing parks serve as urban or neighborhood parks. They are best suited for central areas because of their park-like status. Flowing parks work well with sloping topography. By following the slope, water flows into natural drainage ways. Grading is minimized by using the natural contours. Costs vary depending on the size of the park. Many times, costs are offset since this tool is serving two purposes: receiving stormwater and providing a public park.
willow bend // stormwater plan // owing park
page 279
Infrastructure Cost Estimates and Revised Master Plan
Cost Estimates and Revised Master Plan

To install the infrastructure required to subdivide the 63 lots in the Willow Bend masterplan, preliminary cost estimates total approximately $1,997,000 (this does not include offsite improvements that may or may not be necessary). The cost of the land, sales and marketing, financing, design fees, overhead, City impact fees, and City parks fees will likely bring the total cost to subdivide 63 lots to approximately $2,980,000 or $47,301 per lot. Typically, the lot cost is about 20% to 25% of the overall sale price of the house, so the lot cost effects the final sales price of the home at a four or five to one ratio. It is usually not feasible for a builder to purchase a $47,300 lot and then build a single family home and offer it for sale for less then $213,000, regardless of the size of the home. According to the Projected House Sizes and Amenities, Willow Bend document provided by the Fayetteville Partners for Better Housing (PfBH) on February 13, 2012, the PfBH board is committed to constructing single family homes affordable to households ranging from 50% to 80% of Fayettevilles $52,000 median income or homes that are priced in a range of approximately $90,000 to $150,000. Lot costs should be in the range of $20,000 to $34,000 per lot to make it feasible for a builder to sell a new home in the $90,000 to $150,000 range. Recognizing the need to significantly reduce the total lot cost, the following information is offered to show where potential savings might be possible. 1. Taking advantage of the Cottage Housing Development Ordinance, an additional six more single family homes could be located in the Willow Bend Master Plan without significantly increasing the cost of the infrastructure. This would bring the total lot count to 69 and reduce the per lot cost to $43,188, a reduction of $4,112. This might convert to a $18,504 reduction in the final sales price of a home. This would bring the density of the Willow Bend Master Plan to 7.08 units per acre, which 7.00 is the minimum required density for LEED-ND City impact fees could potentially be waived since the developer is a nonprofit organization. Eliminating the City impact fees and City parks fees could further reduce the per lot cost by $3,115, or the final sales price of the home by $14,000. The infrastructure affordability analysis, which can be found on the following pages, has identified approximately $453,000 in potential savings in the overall cost of the infrastructure. This would require a number of variances from the City development code and City street and utility standards but has the potential to reduce the per lot cost by an additional $7,190, which translates to an additional $32,357 reduction in the final sales price of the home. It is unlikely that the full potential of this savings could be realized in any one City
page 282
2.
3.
willow bend // revised master plan // introduction
Cost Estimates and Revised Master Plan

since development standards vary from place to place. After conceptual review by City of Fayetteville Development Services Department, four of the ten alternative infrastructure ideas were found to initially be acceptable pending a more detailed review. It is estimated that these four items would produce a potential savings of $126,916 in the overall cost of the infrastructure, which would calculate to a reduced ot cost of $2,014, or a $9,065 reduction in the final sales price of a home. 4. To meet the required 80% runoff reduction recommended in the draft City of Fayetteville Low Impact Development Chapter, a preliminary budget totaling $150,000 has been included in the infrastructure estimate to install the green stormwater practices recommended. This accounts for $2,380 of the total lot cost or $10,714 of the final sale price of a home. Installing these stormwater features are voluntary and not required. Utilizing the option provided by the zoning code for single family attached / townhouse lots, essentially 2 homes could be built on any one lot, reducing the average lot cost per home to $23,650 and creating the potential to put a home on the market for less then $110,000. Under this scenario, after the attached structure is built, the two units could then be subdived onto seperate lots. Providing the option for accessory dwelling units to the owners of the more expensive homes would also be a way to provide more affordability. The owners of the more expensive homes could then supplement the mortgage payment by renting the accessory dwelling unit.
5.
Since completion of the original Willow Bend Master Plan and subsequent infrastructure cost estimates, nine lots in The Houses at Willow Bend Master Plan have been identified by the Fayetteville Partners for Better Housing as lots where attached townhomes would be constructed, each yielding two units or homes per lot. In addition, the six single-family homes recommended in the item #1 above have been added to a revised Master Plan that yields a total of 78 homes at a density of 8.00 units per acre. The illustrated revised Master Plan can be found on the following pages. Eliminating the City impact fees and park fees as explained in item #2 above along with the savings realized from the four alternative infrastructure ideas found in items #3 brings the total cost to subdivide down to $2,656,839 or $34,062 per lot on average spread across 78 lots. This would theoretically make it possible for a builder to put a single-family home on the market at an average price of $153,279. Understanding that all lots would not be required to have the same value, it might be possible to create a range of lot prices from $28,000 to $38,000. This could potentially make it feasible for builders to put single-family homes on the market at prices ranging from $126,000 to $171,000. A townhome could likely be put on the market under $110,000.
willow bend // revised master plan // introduction page 283
Revised Master Plan - Illustrative
7th Street
Washington A
venue
Master Plan Details: Total # of lots: Density: Linear feet of road: Linear feet of road per lot: Open Space: 78 (65 PfBH) 8.00 units per acre 2,220 feet 32 feet 1.60 Acres
page 284
willow bend // revised master plan // illustrative plan
Wood Avenue
Illustrative Revised Master Plan - Annotated
7th Street
H G I
K F
venue
A B
D E
Washington A
Master Plan Key:

A B C D E
Washington Avenue Connection Stream Side Green Community Building / Mailboxes Cottage Court Gravel Parking
F G H I J
K Tree Preservation Parking Court L Head Start Trail Connections Shallow Marsh Pinwheel Green Secondary Fire Access
willow bend // revised master plan // annotated plan
Wood Avenue
page 285
Infrastructure Affordability Overlay
willow bend // infrastructure affordability overlay // introduction
page 288
Infrastructure Affordability Analysis
Affordable infrastructure is a critical element of affordable housing that is often overlooked. In some places, the cost of the infrastructure makes the goal of creating affordable housing impossible without subsidy. The majority of the lot cost for a house is the cost of the infrastructure (streets, drainage, utilities). The lot cost is about 20% to 25% of the overall sale price of the home. Increases in infrastructure cost effect the final sales price of the home at a four or five to one ratio. The majority of municipalities across the United States have adopted similar versions of the Unified Development Code that regulate new development built by private developers. In addition, public infrastructure standards are in place in most municipalities that regulate the new construction of streets, drainage, and utilities. These standards have been put in place to provide consistent and predictable requirements for all developers to abide by. After a developer constructs infrastructure for a project, ownership of the public infrastructure is typically transferred to the municipality. The municipality is then responsible for providing maintenance. To protect the municipalities and to ensure similar requirements of all developers, the infrastructure standards in general have been developed using a one-size fits all approach, which sometimes eliminates the opportunity to consider infrastructure solutions on a more affordable, case-by-case basis. While a one-size fits all approach does make sense from a municipalities perspective, it can sometimes unnecessarily increase the cost of housing. The infrastructure affordability analysis is provided to identify specific methods to make infrastructure more affordable. The ideas are presented for consideration by municipalities across the United States. At Willow Bend, the infrastructure required to subdivide the 63 lots in the original Willow Bend Master Plan have been preliminarily estimated to cost approximately $1,997,000 if installed according to current City of Fayetteville standards (this is for onsite improvements only, off-site improvements are unknown at this time). The results of the infrastructure affordability analysis have identified ten methods that provide the potential to reduce the overall cost of the infrastructure by 23% or $453,000. As mentioned previously it is unlikely that the full potential of this savings could be realized in any one City since development standards vary from place to place. After a conceptual review by the City of Fayetteville Development Services Department, four of the ten alternative infrastructure ideas (private gravel alleys, grated inlets, smaller utility mains, and turndown curb) were found to initially be acceptable pending a more detailed review. It is estimated that these four items could produce a potential savings fo $126,916 in the overall cost of the infrastructure, a 6% savings.
willow bend // infrastructure affordability overlay // introduction
page 289
Gravel Alleys
Most municipalities do not allow gravel paving of private parking lots, alleys, or shared drive ways. The City of Fayetteville Unified Development Code has recently been modified to allow the use of semi-permeable soil pavers in private parking lots. The soil pavers allow for a permeable paving option, however the soil pavers are usually just as expensive as asphalt or concrete paving. The Willow Bend infrastructure affordability analysis proposes the use of decorative brown gravel on private driveways, private alleys with low traffic volumes, and in private parking lots containing 20 or less parking spaces. The decorative gravel would be installed over a structural soil and gravel paving section designed in accordance with a geotechnical report or decorative gravel would be installed over the recommended permeable pavement cross section provided by the LID Manual. Documentation to ensure future maintenance of these areas will be provided prior to final platting. The private alleys and parking lots would not be accessible by solid waste or fire department vehicles. Careful attention will be given to the design of the gravel pavement to provide a level of assurance that it will not eorde into the public right of way. Using decorative gravel pavement at Willow Bend in place of concrete in private alleys and parking lots could potentially save approximately $49,000.
willow bend // infrastructure affordability overlay // gravel alleys
page 290
Chip & Seal Pavement
Typically most municipalities require a minimum standard paving section that calls for 3 of asphalt (HMAC) to be constructed over 8 of gravel base material, regardless of the existing soil conditions or traffic counts. Many times with quality soil conditions and low traffic counts other pavement designs would be reliable that are less expensive. The Arkansas State Highway Department uses a double chip and seal pavement for a significant number of rural highways with low traffic counts. This type of pavement construction creates the potential to save approximately $75,000 dollars at Willow Bend or $33.00 per linear foot of street. Construction of double chip and seal pavement is typically 25% of the cost to overlay with asphalt. The rougher surface pavement material of chip and seal provides traffic calming. Some feel that a brown chip and seal pavement creates a much more aesthetically appealing streetscape than asphalt or concrete. This type of pavement material has been used in the old, traditional Private Place Neighborhood in St. Louis as seen in the photo above as well as the very successful new traditional neighborhood of Poundbury. The City of Fayetteville provides standard pavement sections as minimums for certain street types as a courtesy to designers; however other paving sections can be used if they are desigened using AASHTO design methods providing a structural number based on expected traffic loadings. If chip and seal is a desired surface material, it could be considered for use at Willow Bend provided the pavement structure below is adequate. The City of Fayetteville Street Department typically maintains ashpalt streets which presents concern with the maintenance of a chip and seal pavement.
willow bend // infrastructure affordability overlay // chip & seal pavement page 291
Minimize Excavation
In Northwest Arkansas, the use of red hillside material has been a standard practice, due to the relatively inexpensive and readily available material. In most cases, use of hillside rather than modifying existing soils has been the most economical method. The standard is to remove a minimum of 2 of existing soil and replace with the red hillside material from a quarry. Gravel base and surface asphalt or concrete is then constructed on top of the hauled in red hillside sub-base. Sometimes with quality existing soil conditions and low traffic counts, pavement designs could potentially be adequate without providing the full 2 depth of red dirt material. Many places do not have the luxury of the red hillside material that the Ozarks offer and have developed alternative practices that utilize the existing soils onsite. Modifying the existing soils onsite may prove to be more expensive then using the red hillside material, however with quality existing soils, modifying them could potentially be the least expensive option especially when considering hauling cost. Currently the existing soil conditions at Willow Bend are unknown and will not be investigated until the next design phase. It is unlikely that the full potential of these savings could be achieved but eliminating the need to haul in red hillisde material at Willow Bend has the potential to save approximately $49,000 or $21.50 per linear foot of street. For the most part the streets at Willow Bend have been located on an upland soil stratum which might result in a more suitable sub-base for street construction. Portions of the street network cross an existing drainage way or a lower soil stratum which will likely require the full 2 of excavation, or more, however these crossings have been minimized.
willow bend // infrastructure affordability overlay // minimize excavation page 292
4 Sidewalk
Narrowing the public sidewalks next to the street by 1, from 5 wide to 4 wide, would reduce the cost by approximately $25,000 or $4.50 per linear foot of sidewalk. Reducing the width of the sidewalks by 1 would likely go unnoticed by the single user however it might not be completely comfortable for two people walking next to each other. The compromise would come with the benefit of narrowing the street cross section thus minimizing the impact to the site and the existing tree canopy. The proposed street cross section for Willow Bend is the typical 28 BOC to BOC section with sidewalks on both sides but the sidewalks are proposed to be located adjacent to the curb, eliminating the 6 green spaces. This is proposed this way in an in an effort to make the cross section more compact so to reduce grading and increase tree preservation. Another alternative discussed was to keep the green space and sidwalk on one side and eliminate both the sidewalk and greenspace on the opposite side. This alternative would reduce the cost of the sidewalks and keep the compact cross section. The downside to this alternative would be the significant reduction of pedestrian infstructure and associated connectivity. For Willow Bend hopefully savings can be indentified in other areas so to not require the reduction of pedestrian infrastructure. If a reduction is ultimately required, keeping a symmetrical and compact cross section with sidwalks on both sides of the street would be best from an urban design persepective. The interior of the southern block at Willow Bend has been indentified as an area where the sidewalk could be removed on the interior side of the street. Preferably this space could be programmed with another less expensive material that would function as a privately maintained footpath.
willow bend // infrastructure affordability overlay // 4 sidewalk page 293
Grate Inlets
Most engineers specify a 4-feet x 6-inch curb opening inlet type as minimum standard regardless of the volume of stormwater it has been designed to intercept. Often times in more compact neighborhoods with many juncitons in the storm pipe network, the drainage basins are smaller and a 5 diameter ciruclar manhole with a a grated lid on top is adequate. This type of circular manhole with a grated lid is simpler to construct and is often significantly less expensive then a 4-feet x 6-inch curb opening inlet. With water quality in mind, it is recommended to keep the drainage basin that drains to an individual inlet as small as possible. This will hopefully keep surface stormwater concentrations small and thus less likely to cause erosion. Some states require inlets with a maximum opening of 2 inches in any direction to prevent trash and unwanted debris that can be harmful to water quality from entering the waterways. The 2-inch maximum opening also prevents most toys from being swept in the storm drain which will prevent instances where children put themselves in harms way chasing after them. When designing the grated inlet, always choose grates that are made for bike traffic. The 5 diameter circular manhole and grated cast lid inlet not only is safer and helps to protect water quality, but the simpler construction in some cases is signifcantly less expensive then the 4-feet x 6-inch curb inlets. At Willow Bend using the 5 diameter circular manhole and grated lid would likely save approximately $29,000 or $2,200 per inlet.
willow bend // infrastructure affordability overlay // grate inlets page 294
Narrower Streets
Narrow the street width from the 20 clear required by the International Fire Code to 16. Provide the needed additional 4 of width required by fire code on the sidewalk that is directly adjacent to the curb. A lower, 3 or 4-inch vertical curb would allow the fire and emergency vehicles to mount the curb and utilize the sidewalk in the rare instance when the full 20 width is needed. Both the 28 and the 24 cross section provide adequate width for two lanes of traffic and one 8 parking lane. The 28 section provides two 10 wide travel lanes encouraging cars to travel at speeds of 25 to 30 mph. The 24 section provides two narrower 8 wide travel lanes that encourage cars to travel at speeds of 15 to 20 mph, making the narrow street safer for both cars and pedestrians. The safety provided by the narrower street encourages casual walking which contributes heavily to the health and social aspects of the neighborhood. In addition, the narrower width will lessen the impact to the existing tree canopy. Not only would this provide a cost savings of approximately $39,000 or $17.00 per linear foot of street, but it would strengthen the health and safety principles envisioned for Willow Bend.
willow bend // infrastructure affordability overlay // narrower streets
page 295
Appropriately Sized Water & Sewer Lines
Most municipalities require the land developer to install the water and sewer utility mains for a private development. Ownership of the water and sewer infrastructure is then typically transferred to the municipality for maintenance once the mains have been installed and approved. In an effort to plan for future growth and to ensure adequate fire flows, some municipalities require an 8 minimum pipe size for new water and sewer lines. Many times though, especially in infill locations, smaller 4 or 6 diameter mains could provide adequate fire flows. At Willow Bend, if a hydaulic design shows that smaller mains would be adequate, this could potentially save approximately $34,000. After review of this idea by the City of Fayetteville Engineering Division, it was determined that this idea might be acceptable if documentation is provided showing that the smaller lines would meet fire flow requirements.
willow bend // infrastructure affordability overlay // waterline
page 296
Overhead Utilities
Franchised utilities (electric, phone, cable, gas) will each install their respective utility mains at no charge to a private land developer. Each franchised utility depends upon the future revenue from customers to pay off the cost of the utility mains. Some municipalities however require a developer to locate all utilities underground. Unfortunately, the electric, phone, and cable companies typically charge the developer an additional cost to locate these utilities underground. At Willow Bend, the additional cost to locate the electric, phone, and cable underground is estimated to be approximately $103,000. Overhead utilities are prominent throughout downtowns and historic districts and in many places have not hurt property values. However most development codes requires all new development to locate basic electric, cable, and phone lines underground. Some of the reasons for this requirement may include aesthetics, susceptibility to ice storms and wind events, and their negative impact on street tree canopy. For Willow Bend, two ideas have been proposed to eliminate the cost of locating the utilities underground, first locating the overhead utilities in the alleys where possible, second, working with the utility companies to create a plan where overhead utilities might be located in the street but not in conflict with the street trees.
willow bend // infrastructure affordability overlay // overhead utilities page 297
Street Lights on Utility Poles
The Unified Development Code typically requires street lights to be installed on new streets, one for every 300 linear feet of street. If overhead utility lines are used at Willow Bend, the electric utility would provide street lights on the power poles free of charge, saving $25,000 or $2,500 per street light.
willow bend // infrastructure affordability overlay // street lights on utility poles
page 298
Turndown Sidewalk
When sidewalk is constructed directly adjacent to the curb, most municipalities require the sidewalk and curb to be constructed separately with a construction joint between them. This standard can sometimes make the construction of the curb and the sidewalk more expensive. Constructing both the sidewalk and the curb as one piece of concrete creates potential savings. Using this construction method at Willow Bend is estimated to save approximately $25,000. This less expensive construction method is typical in other cities and allowed by most state highway departments. It is is also typical of many of the streets in Downtown Fayetteville. After consideration by the City of Fayetteville Engineering Division it was determined that this construction method would be acceptable for use at Willow Bend.
willow bend // infrastructure affordability overlay // turndown sidewalk
page 299
Next Steps
willow bend // next steps
page 302
Next Steps
After completion of Phase 2 - Master Planning, the next step for the Houses at Willow Bend is Phase 3 - Design Development. Like the first two phases, the third phase of the design work is funded by the Sustainable Cities Institute Pilot City Program Grant. Completion of Phase 3 - Design Development is scheduled for December of 2012. The following is a general outline of next steps for The Houses at Willow Bend. 1. 2. 3. 4. 5. 6. 7. 8. Design Development City of Fayetteville Entitlement and Preliminary Plat Subdivision Approval Development and Approval of Instrastructure Construction Documents from the City of Fayetteville Engineering Division Infrastructure Construction Final Platting and Adoption of Covenants, Architectural Standards, and Regulating Plan Development of Architectural Construction Documents Construction of the Houses Selling the Homes
Throughout all of the next steps listed above a concerted effort by the stakeholders and a diverse group of supporters will be required in order for Willow Bend to evolve into the replicable model of sustainable and attainable housing that it has been envisioned to be. Currently the stakeholders have applied for funding from the Mayors Challenge offered by Bloomberg Philanthropies. If selected for the Mayors Challenge, this would provide the start up funding to build and sell the first phase of homes at Willow Bend. Other funding oppurtunities are being continually pursued by the stakeholders an effort to bring the Willow Bend vision to fruition.
willow bend // next steps
page 303

Willow Bend Phase 2 Booklet Version 1.0

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the Houses at

willow bend // introduction // table of contents

willow bend // introduction // project statement

Sustainable Cities Institute

Sustainable Communities and Affordable Housing

willow bend // introduction // sustainable cities institute

Vision & Goals

willow bend // vision and goals // introduction

Vision and Goals

willow bend // vision and goals // introduction

Sustainable PLACE Environmental Sustainability Social Sustainability

willow bend // vision & goals // sustainability

willow bend // vision & goals // city plan

Housing Affordability in Fayetteville

willow bend // vision & goals // affordability in fayetteville

willow bend // vision & goals // quality neighborhoods

Pedshed (5-10 Minute Walk)

MLK BLVD (6th Street)

The Jefferson Building

willow bend // vision & goals // pedshed

willow bend // vision & goals // connectivity

Parks / Open Space

willow bend // vision & goals // open space

willow bend // vision & goals // materiality

Low Impact / Light Imprint

willow bend // vision & goals // low impact - light imprint

willow bend // vision & goals // landscape design

willow bend // vision & goals // green technology

willow bend // vision & goals // waynding

willow bend // vision & goals // walkability

willow bend // vision & goals // utilities

willow bend // vision & goals // street details

willow bend // vision & goals // sidewalks

willow bend // vision & goals // street trees6

willow bend // vision & goals // design speed

willow bend // vision & goals // urban agriculture

willow bend // vision & goals // character

willow bend // vision & goals // landscape

willow bend // vision & goals // parking

willow bend // vision & goals // streets

willow bend // vision & goals // architecture

willow bend // vision & goals // porches

Inventory & Analysis

willow bend // inventory and analysis // introduction

Inventory and Analysis

willow bend // inventory and analysis // introduction

Trail Connection School St. & MLK Blvd

Fayetteville Town Square & City Ofces

School St & 15th St

Hiland Dairy Industrial Park

Technology & Research Center

willow bend // inventory & analysis // neighborhood context

Context - 1/4 Mile Pedshed

Old Jefferson Elementary

Walker Park Community Garden & Senior Center

willow bend // inventory & analysis // immediate context

McClinton Street 11th St

Site Access Key

willow bend // inventory & analysis // circulation analysis

Mixed Hardwoods Cedar / Pine Field Grasses

willow bend // inventory & analysis // vegetative analysis

Tre > 3 Diameter Tree

willow bend // inventory & analysis // tree inventory