HomeMy WebLinkAboutOrdinance 4628• Do 007827840002 Tvoe: REL
Re ad: 11/02/2004 at 08:52:43 AM
Fee Amt: $11.00 Pace 1 of 2
Hashlnoton Countv. AR
Bette Stamps Circuit Clerk
ORDINANCE NO. 4628 Fl1e2004�00045126
i,
AN ORDINANCE ESTABLISHING A COMMERCIAL
PLANNED ZONING DISTRICT TITLED C-PZD 04-1175,
RNENDELL LOCATED AT THE NORTHEAST CORNER
OF CENTER STREET AND SOUTH GREGG AVENUE
CONTAINING APPROXIMATELY 0.67 ACRES, MORE
OR LESS; AMENDING THE OFFICIAL ZONING MAP OF
THE CITY OF FAYETTEVILLE; AND ADOPTING THE
ASSOCIATED MIXED USE DEVELOPMENT PLAN AS
APPROVED BY THE PLANNING COMMISSION
BE IT ORDAINED BY THE CITY COUNCIL OF THE CITY OF
FAYETTEVILLE, ARKANSAS:
Section 1: That the zone classification of the following described property is hereby
changed as follows:
From I-1, Heavy Commercial, Light Industrial to C-PZD 04-1175 as shown in Exhibit "A"
attached hereto and made a part hereof.
Section 2: That the change in zoning classification is based upon the approved
master development plan and development standards as shown on the plat and approved by
the Planning Commission on September 27, 2004.
Section 3: That this ordinance shall take effect and be in full force at such time as all
of the requirements of the development plan have been met.
Section 4: That the official zoning map of the City of Fayetteville, Arkansas, is
hereby amended to reflect the zoning change provided in Section 1 above.
PASSED and APPROVED this 19`h day of October, 2004.
I
By:
SONDRA SMITH, Ottylerk
EXHIBIT "A"
C-PZD 04-1175
A PART OF THE WEST HALF (W 1/2) BLOCK NUMBERED TWENTY-ONE (21)
OF THE ORIGINAL TOWN PLAT OF FAYETTEVILLE, WASHINGTON
COUNTY, ARKANSAS, AND A PORTION OF GREGG AVENUE,
ALTOGETHER BEING MORE PARTICULARLY DESCRIBED AS FOLLOWS:
COMMENCING AT THE NORTHEAST CORNER OF SAID BLOCK TWENTY-
ONE (21), SAID POINT BEING AN EXISTING IRON; THENCE N87°21'50"W
221.96 FEET ALONG THE NORTH LINE OF SAID BLOCK TWENTY-ONE (21)
TO AN EXISTING RAILROAD RAIL WITH A CHISELED "X" ON THE EAST
BOUNDARY OF A ONE HUNDRED (100) FOOT WIDE RAILROAD RIGHT-OF-
WAY FOR THE TRUE POINT OF BEGINNING, SAID POINT BEING ON A
714.49 FOOT RADIUS CURVE CONCAVE TO THE EAST; THENCE
SOUTHERLY ALONG SAID CURVE 312.95 FEET, THE CHORD FOR WHICH
BEING S0601 W55"W 310.45 FEET, TO THE NORTH RIGHT-OF-WAY LINE OF
CENTER STREET; THENCE N78°38'34"W 98.24 FEET ALONG THE NORTH
RIGHT-OF-WAY LINE OF CENTER STREET TO A SET''/z" IRON REBAR ON
THE WEST BOUNDARY OF SAID ONE HUNDRED (100) FOOT WIDE
RAILROAD RIGHT-OF-WAY; THENCE LEAVING THE NORTH RIGHT-OF-
WAY LINE OF CENTER STREET AND RUNNING ALONG SAID WEST
RAILROAD RIGHT-OF-WAY LINE, N02002145"W 28.49 FEET TO A SET %a"
IRON REBAR AT THE BEGINNING OF A 814.49 FOOT RADIUS CURVE
CONCAVE TO THE EAST; THENCE NORTHERLY ALONG SAID CURVE AND
RIGHT-OF-WAY LINE 257.77 FEET, THE CHORD FOR WHICH BEING
N05038'23"E 256.69 FEET, TO A SET''/x" IRON REBAR ON THE EAST RIGHT-
OF-WAY LINE OF GREGG AVENUE; THENCE NO2°42'43"E ALONG THE
EAST RIGHT-OF-WAY LINE OF GREGG AVENUE 10.23 FEET TO A SET
COTTON SPINDLE AT THE NORTHWEST CORNER OF SAID BLOCK
TWENTY-ONE (21); THENCE S87°21'50"E 105.17 FEET TO THE POINT OF
BEGINNING, CONTAINING 0.67 ACRES, MORE OR LESS. THE ABOVE
DESCRIBED 0.67 ACRE TRACT BEING SUBJECT TO ANY EASEMENTS
AND/OR RIGHTS -OF -WAY WHETHER OR NOT OF RECORD.
Washington County, AR
I certify this instrument was filed on
11102I2004 08:52A3 AM
and recorded in Real Estate
File Number 2004-Ou't4582k
Bette Stamps
by
0 •
NAME OF FILE: Ordinance No. 4628
w/Ex. A
CROSS REFERENCE:
Item # Date Document
1 09/28/04 memo to mayor & City Council
2 draft ordinance
3 memo to Planning Commission
4 letter from Denele Campbell
5 letter from Clark Consulting from J.Steve Clark
6 letter from Police Dept. to Dawn Warrick
7 memo to Jeremy Pate
g 1copy of PRAB minutes
9 copy of Close Up View
10 copy of One Mile View
11 Staff Review Form
12 pictures for Building No. 1 West Elevation
13 pictures for Building No. 2 East Elevation
14 memo to Dawn Warrick
15 Affidavit of Publication
16
17
18
19
20
21
22
23
24
25
NOTES:
1/2/04 filed at Wash. Co. Circuit Clerk office
41
•
City Council Meeting of October 19, 2004
Agenda Item Number
CITY COUNCIL AGENDA MEMO R"'-e" 0/0//
To: Mayor and City Council
Thru: Tim Conklin, Community Planning and Engineering Services Director
From: Dawn T. Warrick, AICP, Zoning and Development Administrator
Date: September 28, 2004
Subject: Commercial Planned Zoning District for Rivendell (C-PZD 04-1175)
RECOMMENDATION
Planning Staff recommends approval of an ordinance creating the Commercial Planned
Zoning District (C-PZD) for Rivendell. This action will establish a unique zoning district
for development of a 0.67 acre tract located east of Gregg Avenue, between Meadow
Street and Center Street in Downtown Fayetteville. The proposal entails a mixed -use
project with 13 attached dwelling units and approximately 6,370 SF of commercial/artist
studio/retail/eating space/office space.
BACKGROUND
Property description: The subject 0.67-acre tract is located east of Gregg Avenue,
between Meadow Street and Center Street, the former site of a railroad spur that ran from
the old Ice Plant (Walton Arts Center parking area) to the feed mills on 61h street (Mill
District). The property is adjacent to a variety of zoning and uses, including R-O, C-3, I-
1, and RMF-40. The property is currently zoned F1, Heavy Commercial/Lt Industrial,
which allows for a variety of manufacturing, warehousing, wholesale and other
commercial/industrial activities. The Future Land Use Plan identifies this property as a
Mixed Use area. The property currently contains several buildings that house music and
band practices, as well as a piano tuning operation.
Proposal: The request is for a Commercial Planned Zoning District on 0.67 acres
currently zoned 1-1. The applicant requests rezoning and site plan approval for a mixed
use development consisting of two buildings with (13) one -bedroom units and
approximately 6,370 SF of commercial space. The development proposal facilitates the
construction of a portion of the Center Prairie Trail, which follows the old railroad bed in
this location. The trail connection will help link the downtown and Dickson Street to
South Fayetteville and the Mill District, as well as the new public library and the Square.
The structures are proposed to front onto the public trail in a pedestrian -friendly manner,
and allow for parking underneath the structure, accessed from Gregg Avenue.
DISCUSSION
The Planning Commission voted 8-0-0 in favor of this request on Monday, September 28,
2004. Approval of a planned zoning district requires City Council approval as it includes
zoning (land use) as well as development approval (site development plan).
• City Council Meetiltof October 19, 2004
Agenda Item Number
Recommended conditions were approved by the Planning Commission, which are
reflected in the attached staff report.
The proposal embodies many of the policies of the General Plan and the recently adopted
Downtown Master Plan, some of which are located in the findings of the attached staff
report. The proposed development of the site in the downtown area contributes residential
dwelling units, commercial, office, and studio space, and with extensive discussion and
coordination with the Parks Department, facilitates an important trail connection in the
heart of the downtown area.
BUDGETIMPACT
None.
2
E
ORDINANCE NO.
AN ORDINANCE ESTABLISHING A COMMERCIAL
PLANNED ZONING DISTRICT TITLED C-PZD 04-1175,
RIVENDELL LOCATED AT THE NORTHEAST CORNER
OF CENTER STREET AND SOUTH GREGG AVENUE
CONTAINING APPROXIMATELY 0.67 ACRES, MORE
OR LESS; AMENDING THE OFFICIAL ZONING MAP OF
THE CITY OF FAYETTEVILLE; AND ADOPTING THE
ASSOCIATED MIXED USE DEVELOPMENTjPLAN AS
APPROVED BY THE PLANNING COMMISSION.
BE IT ORDAINED BY THE CITY COUNCIL OF\THE CITY OF
FAYETTEVILLE, ARKANSAS: /x�
Section 1: That the zone classification of the
hereby changed as follows:
From I-1, Heavy Commercial, Li
"A" attached hereto and made a
to
is
1175 as shown in Exhibit
Section 2. That the change 'in zoning�cla`ssification is based upon the
approved master dev lop t,plan and de elopment,standards as shown on the plat
and approved by the Planning Commission�on September 27, 2004.
Section 3. ThatNthis ordinance shall take effect and be in full force at such
time as all ofthe requirements of the development plan have been met.
/Section 4. 'That the official,zoning map of the City of Fayetteville, Arkansas,
is hereby to reflect the zoning change provided in Section 1 above.11
PASSEDAN_ D APPROVED this day of 12004.
APPROVED:
By:
DAN COODY, Mayor
By:
SONDRA SMITH, City Clerk
•
EXHIBIT "A"
C-PZD 04-1175
A PART OF THE WEST HALF (W 1/2) BLOCK NUMBERED TWENTY-ONE (21)
OF THE ORIGINAL TOWN PLAT OF FAYETTEVILLE, WASHINGTON
COUNTY, ARKANSAS, AND A PORTION OF GREGG AVENUE,
ALTOGETHER BEING MORE PARTICULARLY DESCRIBED AS FOLLOWS:
COMMENCING AT THE NORTHEAST CORNER OF SAID BLOCK TWENTY-
ONE (21), SAID POINT BEING AN EXISTING IRON; THENCE N87°21'50"W
221.96 FEET ALONG THE NORTH LINE OF SAID BLOCK TWENTY-ONE (21)
TO AN EXISTING RAILROAD RAIL WITH A CHISELED,'�X" ON THE EAST
BOUNDARY OF A ONE HUNDRED (100) FOOT WIDE RAILROAD RIGHT-OF-
WAY FOR THE TRUE POINT OF BEGINNING, SAID POINT\BEING ON A
714.49 FOOT RADIUS CURVE CONCAVE/TO.THE EAST;\THENCE
SOUTHERLY ALONG SAID CURVE 312.95 FEET, THE CHORD FOR\WHICH
BEING S06010'55"W 310.45 FEET, TO THE NORTH RIGHT-OF-WAY\LINE OF
CENTER STREET; THENCE N78°38'34"W-98.24\FEET)ALONG THE NORTH
RIGHT-OF-WAY LINE OF CENTER STREET TO, kSET %2%2" IRON REBAR ON
THE WEST BOUNDARY OF SAID ONE HUNDRED (100) FOOT WIDE
RAILROAD RIGHT-OF-WAY; THENCE LEAVING THE\NORTH RIGHT-OF-
WAY LINE OF CENTER STREET\ANDRUNNING ALONG SAID WEST
RAILROAD RIGHT-OF-WAY LINE, N02002'45"W,28.49 FEET TO A SET %Z"
IRON REBAR AT THE BEGINNING OF Aj814.4.9 FOOT RADIUS CURVE
CONCAVE TO THE EAST;'THENCE NORTHERLY ALONG SAID CURVE AND
RIGHT-OF-WAY LINE 257.77� FEET, THE CHORD FOR WHICH BEING
N05°38'23"E 256:69NFEET, TO A SET %" IRON-REBAR ON THE EAST RIGHT-
OF-WAY LINE OF GRE6GG AVENUE; THENCE NO2°42'43"E ALONG THE
EAST RIGHT--OF-WAY�LINE OF-GREG&AVENUE 10.23 FEET TO A SET
COTTONiSPINDLE�'AT THE�NORTHWEST CORNER OF SAID BLOCK
TWENTiY-ONE (21),THENCENS87°2,1'50"E 105.17 FEET TO THE POINT OF
BEGINNING, CONTAINING 0.674ACRES, MORE OR LESS. THE ABOVE
DESCRIBED\0.67 ACRE TRACT BEING SUBJECT TO ANY EASEMENTS
AND/OR RIGHTS -OF -WAY WHETHER OR NOT OF RECORD.
NMI
THE CITY OF FAYETTEVILLE, ARKANSAS
PC Meeting of September 27, 2004
PLANNING DIVISION CORRESPONDENCE
125 W. Mountain St.
Fayetteville, AR 72701
Telephone: (479) 575-8267
TO: Fayetteville Planning Commission
FROM: Jeremy Pate, Senior Planner
Matt Casey, Staff Engineer
THRU: Dawn Warrick, A.I.C.P., Zoning & Development Administrator
DATE: September 21, 2004
C-PZD 04-1175: Planned Zoning District (RIVENDELL, 522): Submitted by DENELE
CAMPBELL for property located at THE NE CORNER OF CENTER STREET AND S.
GREGG AVENUE. The property is zoned 1-1, HEAVY COMMERCIAL/LIGHT INDUST and
contains approximately 0.67 acres. The request is to approve a C-PZD, Commercial Planned
Zoning District with 4,675 s.f. commercial/retail area, 13 dwelling units and 26 parking spaces
proposed.
Owner: DENELE CAMPBELL Planner: JEREMY PATE
Findings:
Proposal: The applicant requests approval of a Commercial Planned Zoning District on 0.67
acres currently zoned I-1, Heavy Commercial/Lt. Industrial, located at Meadow St., Gregg Ave.
and Center St. The project is currently the site of several buildings that are leased for music/band
practices. The applicant requests a rezoning and Large Scale Development approval for a mixed
use re -development, which entails constructing two (2) multi -story buildings, comprised of 4,675
SF of commercial/retail area, (13) 1-bedroom dwelling units and 26 parking spaces. Associated
development includes a tea room and provisions for the continuation of the Center Prairie Trail
through the subject property. The two buildings are proposed to access the trail at -grade, fully
utilizing the opportunity for pedestrian connections to the Downtown, University, Mill District
and Dickson Street areas with continued construction of the trail network.
Proposed Development: C-PZD, Residential Planned Zoning District
#
# of
Parking
Land Use
Square Feet
of Units
Bedrooms
Required
Bldg 1
Mixed -Use
2,910 + 550 SF (tea room)
7
7
21 spaces
Bldg 2
Mixed Use
21910
6
6
18 spaces
Individual
Multi -Family
13
13
13 spaces
Total
& Commercial
6,370
25 spaces
TOTAL
2 Bld
Mixed -Use
6,370
38 spaces
x s
'The applicant proposes 26 on -site spaces, with the majority underneath the buildings off of Gregg
Avenue. Bike racks will provide additional transportation options, as will the proximity to the public trail.
•
Density: Total proposed dwelling units on the 0.67 acres numbers 13, therefore the proposed
density for the C-PZD is 19.4 DU/acre.
Access: The development is adjacent to public streets on three sides. Access for three parking
spaces near the Tea Room is proposed from Center Street, across from the existing curb cut.
Access from Meadow Street allows for loading and two parking spaces. For Gregg Avenue, the
applicant requests a Master Street Plan amendment and right-of-way vacation to enable adequate
parking to be located on -site. The request is to reduce this portion of Gregg Avenue to an alley
classification, allowing for pull -in parking underneath the proposed building. This particular
section of Gregg Avenue does not currently carry a high level of traffic from Meadow to Center,
and improvements to the pavement section will actually widen the access to a minimum of 22
feet.
The buildings within the development have been designed to create a desirable, pedestrian -
oriented front along the Center -Prairie Trail. A multi -use easement is being granted to facilitate
the construction of a new water line and a 12-foot wide multi -use trail. The trail is to be installed
by the City of Fayetteville Parks and Recreation Division. The developer intends to only build on
the west side of property, preserving the eastern hillside as natural woodland. A cohesive
grouping of trees is being preserved in a 30'x 230' area, adjacent to existing development and
along the steepest portion of the property.
Architectural elevations of the proposed structures have been submitted for Planning
Commission review. All interior drives, landscaping, common areas and buildings will be
maintained by the developer.
Existing Development: The site currently contains several older buildings and is the site of a
former railroad spur.
Surrounding Land Use/Zoning:
Direction Land Use Zoning
North . Reindl Property re -development C-3, Central Commercial
Nadine Baum Studios I-1, Heavy Commercial/Lt Industrial
South Auto repair shop RMF-40, Res. Multifamily, 40 DU/acre
East Offices R=O, Residential Office
West Warehousing I-1, Heavy Commercial/Lt Industrial
Water & Sewer: Water and sewer lines existing along all three surrounding streets. A new water
line is to be constructed within the proposed 20-foot multi -use easement.
Street Improvements Proposed: Curb and gutter along Center St. and Meadow St., 22-foot
asphalt overlay over Gregg Avenue, 6-foot sidewalk along Center Street
Parks: The Parks and Recreation Board recommends a money -in -lieu contribution of $5,109 for
13 additional single family units. Within the multi -use easement granted through the subject
property, the Parks Dept. will construct a 12-foot multi -use trail, as an extension of the Center
Prairie Trail system.
Tree Preservation: Existing: 59%
Preserved: 25%
Mitigation: None required.
Recommendation: Staff recommends approval of C-PZD 04-1175 with the following
conditions:
Conditions to Address / Discuss:
Planning Commission determination of Commercial Design Standards. Stafffnds the
submitted elevations for the commercial portion of the development meets all aspects of
Commercial Design Standards. PLANNING COMMISSION DETERMINED IN
FAVOR OF SUBMITTED ARCHITECTURAL ELEVATIONS.
2. Planning Commission determination of the requested Master Street Plan amendment. The
applicant requests an amendment to the classification of Gregg Avenue, from a Local
Street to an alley, to facilitate pull -in parking for this currently low traffic street.
PLANNING COMMISSION DETERMINED IN FAVOR OF THE PROPOSED
AMENDMENT.
Planning Commission determination of vacation of Gregg Avenue right-of-way. In
conjunction with the Master Street Plan amendment, the applicant proposes to vacate
portions of existing right-of-way along Gregg Avenue on the subject property, which is
being processed formally as a Vacation request along with the PZD. PLANNING
COMMISSION DETERMINED IN FAVOR OF THE REQUESTED VACATION.
4. Planning Commission determination of Parkland dedication. The Parks & Recreation
Board voted to recommend the applicant pay money -in -lieu of land in the amount of
$5.109 for 13 multifamily units. The Trails Division of the Parks Dept. will build an
extension of the Center Prairie trail within the 20 foot wide multi -use easement
traversing the site north -south. PLANNING COMMISSION DETERMINED IN
FAVOR OF THE RECOMMENDED PARKLAND DEDICATION FEES -IN -LIEU.
Planning Commission determination of the required recommendation to the City Council
regarding the rezoning of the subject property to the unique district for C-PZD 04-1175
with all conditions of approval as determined by the Planning Commission. PLANNING
COMMISSION DETERMINED IN FAVOR OF THE REZONING REQUEST.
6. An ordinance creating this C-PZD shall be approved by City Council.
All setbacks, protective easements, density, and designated uses are binding with the
approval of the C-PZD. Submitted design standards and building elevations are likewise
binding to the project.
In no instance shall the commercial or office use area be less than fifty-one percent (51 %)
of the gross leasable floor area within the development.
The applicant shall formerly vacate existing utility easements along Center Street to
facilitate new construction of stairs, walls and the garden patio south of the Tea Room,
prior to building permit. Structures may not encroach into utility easements.
10. The developer shall dedicate right-of-way a minimum of 25 feet from centerline along
Meadow Street and Center Street, to meet Master Street Plan requirements. A minimum
of 20 feet of right-of-way shall remain along Gregg Avenue.
11. Pursuant to ongoing discussions with the applicant and a neighboring property owner, any
development or zoning approved with the subject C-PZD shall not infringe upon the land
use rights of the adjacent property owner, with whom a property line dispute has been
discussed. Though a property line dispute is a private matter to be settled outside of City
purview, any permit issued on the real property described herein shall be invalidated
should a legal decision be reached that changes the configuration of development. It is
staffs understanding that the legal description submitted for the Planned Zoning District
reflects the agreement reached between the two property owners, and that no further
action should be needed.
12. All trash enclosures shall be screened from view with materials that are compatible with
and complementary to the proposed buildings.
13. All parking lot lights are to be shielded, directed downward and away from adjacent
properties utilizing full cut-off sodium lighting fixtures.
14. All signage shall be permitted in accordance with city ordinances.
15. All roof- and/or wall -mounted utilities shall be screened with materials complementary to
the proposed buildings. All ground -mounted utilities shall be screened with
complementary materials or vegetation.
Standard Conditions of Approval:
16. Plat Review and Subdivision comments (to include written staff comments provided to
the applicant or his representative, and all comments from utility representatives - AR
Western Gas, SWBT, Ozarks, SWEPCO, Cox Communications)
17. Staff approval of final detailed plans, specifications and calculations (where applicable)
for grading, drainage, water, sewer, fire protection, streets (public and private), sidewalks,
parking lot(s) and tree preservation. The information submitted for the plat review
process was reviewed for general concept only. All public improvements are subject to
additional review and approval. All improvements shall comply with City's current
requirements.
•
18. All overhead electric lines 12kv and under shall be relocated underground. All proposed
utilities shall be located underground.
19. Large scale development shall be valid for one calendar year.
20. Prior to the issuance of a building permit the following is required:
a. Grading and drainage permits
b. An on -site inspection by the Landscape Administrator of all tree protection
measures prior to any land disturbance.
b. Separate easement plat for this project that shall include the tree
preservation area.
C. Project Disk with all final revisions.
d. Completion of all required improvements or the placement of a surety with
the City (letter of credit, bond, escrow) as required by §158.01
"Guarantees in Lieu of Installed Improvements" to guarantee all
incomplete improvements. Further, all improvements necessary to serve
the site and protect public safety must be completed, not just guaranteed,
prior to the issuance of a Certificate of Occupancy.
PLANNING COMMISSION ACTION: yes Required
✓ Approved Denied
Date: September 27, 2004
The "CONDITIONS OF APPROVAL", stated in this report, are accepted in total without
exception by the entity requesting approval of this development item.
0
Title
Date
Findings associated with C-PZD 04-1175
Sec. 166.06. Planned Zoning Districts (PZD).
(B) Development standards, conditions and review guidelines
(1) Generally. The Planning Commission shall consider a proposed PZD in light of the purpose
and intent as set forth in Chapter 161 Zoning Regulations, and the development standards
and review guidelines set forth herein. Primary emphasis shall be placed upon achieving
compatibility between the proposed development and surrounding areas so as to preserve and
enhance the neighborhood. Proper planning shall involve a consideration of tree preservation,
water conservation, preservation of natural site amenities, and the protection of watercourses
from erosion and siltation. The Planning Commission shall determine that specific
development features, including project density, building locations, common usable open
space, the vehicular circulation system, parking areas, screening and landscaping, and
perimeter treatment shall be combined in such a way as to further the health, safety, amenity
and welfare of the community. To these ends, all applications filed pursuant to this ordinance
shall be reviewed in accordance with the same general review guidelines as those utilized for
zoning and subdivision applications.
FINDING: The proposed development of the subject downtown site into a mixed -use,
residentiaUcommerciallartist studio space achieves many of the goals identified in the City's
adopted Downtown Master Plan, as well as many goals in the General Plan 2020. The
surrounding neighborhood will be greatly enhanced by the pedestrian -friendly and unique
development, which provides the ability to construct another crucial link in the Center Prairie
Trail system. Specific development features of the project, including building location, the use
of private and semi-public patios and window shopping, as well as residential units adjacent to
the public trail all contribute to the health, safety, amenity and welfare of the community. The
proposal creates residential units in the downtown area, a primary goal of the Downtown
Master Plan. The integrity of a cohesive grouping of trees is protected, providing an attractive
setting for the trail as it enters into the Dickson Street/Nadine Baum area, while also
functioning as a screen to adjacent uses.
(2) Screening and landscaping. In order to enhance the integrity and attractiveness of the
development, and when deemed necessary to protect adjacent properties, the Planning
Commission shall require landscaping and screening as part of a PZD. The screening and
landscaping shall be provided as set forth in § 166.09 Buffer Strips and Screening. As part of
the development plan, a detailed screening and landscaping plan shall be submitted to the
Planning Commission. Landscape plans shall show the general location, type and quality
(size and age) of plant material. Screening plans shall include typical details of fences, berms
and plant material to be used.
FINDING: Screening is not required as a part of this development, with the exception of
trash enclosures and utilities (wall and ground -mounted). Landscaping is required, and has
been presented with the Landscape Plan. The applicant is working with staff to best locate new
street trees along Meadow Street and Center Street. Additional landscape plantings are
proposed along the trail.
(3) Traffic circulation. The following traffic circulation guidelines shall apply:
(a) The adequacy of both the internal and external street systems shall be reviewed in
light of the projected future traffic volumes.
(b) The traffic circulation system shall be comprised of a hierarchal scheme of local
collector and arterial streets, each designed to accommodate its proper function and in
appropriate relationship with one another.
(c) Design of the internal street circulation system must be sensitive to such
considerations as safety, convenience, separation of vehicular and pedestrian traffic,
general attractiveness, access to dwelling units and the proper relationship of different
land uses.
(d) Internal collector streets shall be coordinated with the existing external street system,
providing for the efficient flow of traffic into and out of the planned zoning development.
(e) Internal local streets shall be designed to discourage through traffic within the
planned zoning development and to adjacent areas.
(f) Design provisions for ingress and egress for any site along with service drives and
interior circulation shall be that required by Chapter 166 Development of this code.
FINDING: No new public or private streets are proposed with this project. A single vehicular
entry point is proposed from Center Street, to three (3) parking spaces. Another vehicular
access is located on Meadow Street, to two (2) parking spaces. All other vehicular access to the
site is proposed from Gregg Avenue, within a parking garage located underneath the proposed
building. The applicant requests a Master Street Plan amendment to down -grade Gregg
Avenue from its current classification as a Local Street to an alley, in this location. Gregg
Avenue currently is seldom used for through traffic. The alley would remain public right-of-
way, allowing for public and emergency access. The alley classification would allow for the
development of the buildings closer to the street, as well as permit vehicles parked off of Gregg
to back out of the space.
(4) Parking standards. The off-street parking and loading standards found in Chapter 172
Parking and Loading shall apply to the specific gross usable or leasable floor areas of the
respective use areas.
FINDING: The proposal calls for 26 parking spaces, where a minimum of 27 is required by
code. However, with additional bicycle racks, the applicant meets this requirement.
Additionally, the project is oriented to the trail system, allowing for a high pedestrian and
bicycle traffic use, from Dickson Street to the 6'h Street. Portions of the trail behind the new
public library are currently under construction.
(5) Perimeter treatment. Notwithstanding any other provisions of a planned zoning district, all
uses of land or structures shall meet the open space, buffer or green strip provisions of this
chapter of this code.
FINDING: The greenspace requirements (25%) are exceeded with the subject proposal (46%).
(6) Sidewalks. As required by § 166.03.
FINDING: A new public sidewalk is proposed along Center Street. A sidewalk along Meadow
Street or Gregg Avenue is not recommended.
(7) Street Lights. As required by § 166.03.
FINDING: All street lights installed shall be pursuant to the above -referenced code section.
(8) Water. As required by §166.03.
FINDING: Public water is being provided to the project site, pursuant to city code.
(9) Sewer. As required by §166.03.
FINDING: Public sewer is being provided to the project site, pursuant to city code.
(10) Streets and Drainage. Streets within a residential PZD may be either public or
private.
(a) Public Streets. Public streets shall be constructed according to the adopted standards
of the City.
(b) Private Streets. Private streets within a residential PZD shall be permitted subject to
the following conditions:
(i) Private streets shall be permitted for only a loop street, or street ending with a cul-de-
sac. Any street connecting one or more public streets shall be constructed to existing
City standards and shall be dedicated as a public street.
(ii) Private streets shall be designed and constructed to the same standards as public
streets with the exceptions of width and cul-de-sacs as noted below.
All grading and drainage within a Planned Zoning District including site
drainage and drainage for private streets shall comply with the City's Grading
(Physical Alteration of Land) and Drainage (Storm water management) Ordinances.
Open drainage systems may be approved by the City Engineer.
(iv) Maximum density served by a cul-de-sac shall be 40 units. Maximum density
served by a loop street shall be 80 units.
(v) The plat of the planned development shall designate each private street as a "private
street."
(vi) Maintenance of private streets shall be the responsibility of the developer or
of a neighborhood property owners association (POA) and shall not be the
responsibility of the City. The method for maintenance and a maintenance fund shall
be established by the PZD covenants. The covenants shall expressly provide that the
City is a third party beneficiary to the covenants and shall have the right to enforce
the street maintenance requirements of the covenants irrespective of the vote of the
other parties to the covenants.
(vii) The covenants shall provide that in the event the private streets are not maintained as
required by the covenants, the City shall have the right (but shall not be required) to
maintain said streets and to charge the cost thereof to the property owners within the
PZD on a pro rata basis according to assessed valuation for ad valorem tax purposes
and shall have a lien on the real property within the PZD for such cost. The protective
covenants shall grant the City the right to use all private streets for purposes of
providing fire and police protection, sanitation service and any other of the municipal
functions. The protective covenants shall provide that such covenants shall not be
amended and shall not terminate without approval of the City Council.
(viii) The width of private streets may vary according to the density served. The following
standard shall be used:
Paving Width
o On -Street Parking)
Dwelling
Units
One -Way
Two -Way
1 - 20
14'
22'
21+
14'
24'
*Note: If on -street parking is desired, 6 feet must be added to each side where parking is intended.
(ix) All of the traffic laws prescribed by Title VII shall apply to traffic on private
streets within a PZD.
(x) There shall be no minimum building setback requirement from a private street.
(xi)The developer shall erect at the entrance of each private street a rectangular sign, not
exceeding 24 inches by 12 inches, designating the street a "private street' which
shall be clearly visible to motor vehicular traffic.
FINDING: No additional private or public streets are proposed with the subject project. All
grading and drainage criteria, as well as erosion control measures, shall be complied with as
part of the construction review process.
(11) Construction of nonresidential facilities. Prior to issuance of more than eight building
permits for any residential PZD, all approved nonresidential facilities shall be constructed. In
the event the developer proposed to develop the PZD in phases, and the nonresidential
facilities are not proposed in the initial phase, the developer shall enter into a contract with
the City to guarantee completion of the nonresidential facilities.
FINDING: N/A
(12) Tree preservation. All PZD developments shall comply with the requirements for tree
preservation as set forth in Chapter 167 Tree Preservation and Protection. The location of
trees shall be considered when planning the common open space, location of buildings,
underground services, walks, paved areas, playgrounds, parking areas, and finished grade
levels.
FINDING: The applicant proposes to retain the integrity of a grouping of trees along the
eastern boundary of the site, roughly 7,197 SF of canopied hillside consisting of maples, oaks
and elms. Of the 59% of tree canopy on the site, approximately 25% is being preserved in this
area.
(13) Commercial design standards. All PZD developments that contain office or
commercial structures shall comply with the commercial design standards as set forth in
§ 166.14 Site Development Standards and Construction and Appearance Design Standards for
Commercial Structures.
FINDING: Staff finds the submitted architectural elevations exceed the city's commercial
design standards.
(14) View protection. The Planning Commission shall have the right to establish
special height and/or positioning restrictions where scenic views are involved and shall
have the right to insure the perpetuation of those views through protective covenant
restrictions.
FINDING: Staff finds no scenic views to be protected on the subject property.
(E) Revocation.
(1) Causes for revocation as enforcement action. The Planning Commission may recommend to
the City Council that any PZD approval be revoked and all building or occupancy permits be
voided under the following circumstances:
(a) Building permit. If no building permit has been issued within the time allowed.
(b) Phased development
schedule.
If the applicant does not
adhere to the phased
development schedule
as stated
in the approved development
plan.
(C) Open space and recreational facilities. If the construction and provision of all common
open spaces and public and recreational facilities which are shown on the final plan are
proceeding at a substantially slower rate than other project components.
Planning staff shall report the status of each ongoing PZD at the first regular meeting of
each quarter, so that the Planning Commission is able to compare the actual development
accomplished with the approved development schedule. If the Planning Commission
finds that the rate of construction of dwelling units or other commercial or industrial
structures is substantially greater than the rate at which common open spaces and public
recreational facilities have been constructed and provided, then the Planning Commission
may initiate revocation action or cease to approve any additional final plans if preceding
phases have not been finalized. The city may also issue a stop work order, or discontinue
issuance of building or occupancy permits, or revoke those previously issued.
(2) Procedures. Prior to a recommendation of revocation, notice by certified mail shall be sent
to the landowner or authorized agent giving notice of the alleged default, setting a time to
appear before the Planning Commission to show cause why steps should not be made to
totally or partially revoke the PZD. The Planning Commission recommendation shall be
forwarded to the City Council for disposition as in original approvals. In the event a PZD is
revoked, the City Council shall take the appropriate action in the city clerk's office and the
public zoning record duly noted.
(3) Effect. In the event of revocation, any completed portions of the development or those
portions for which building permits have been issued shall be treated to be a whole and
effective development. After causes for revocation or enforcement have been corrected, the
City Council shall expunge such record as established above and shall authorize continued
issuance of building permits.
(F) Covenants, trusts and homeowner associations.
(1) Legal entities. The developer shall create such legal entities as appropriate to undertake and
be responsible for the ownership, operation, construction, and maintenance of private roads,
parking areas, common usable open space, community facilities, recreation areas, building,
lighting, security measure and similar common elements in a development. The city
encourages the creation of homeowner associations, funded community trusts or other
nonprofit organizations implemented by agreements, private improvement district, contracts
and covenants. All legal instruments setting forth a plan or manner of permanent care and
maintenance of such open space, recreation areas and communally -owned facilities shall be
approved by the City Attorney as to legal form and effect, and by the Planning Commission
as to the suitability for the proposed use of the open areas. The aforementioned legal
instruments shall be provided to the Planning Commission together with the filing of the
final plan, except that the Guarantee shall be filed with the preliminary plan or at least in a
preliminary form.
(2) Common areas. If the common open space is deeded to a homeowner association, the
developer shall file with the plat a declaration of covenants and restrictions in the Guarantee
that will govern the association with the application for final plan approval. The provisions
shall include, but not necessarily be limited to, the following:
(a) The homeowner's association, must be legally established before building permits are
granted.
(b) Membership and fees must be mandatory for each home buyer and successive buyer.
(c) The open space restrictions must be permanent, rather than for a period of years.
(d) The association must be responsible for the maintenance of recreational and other
common facilities covered by the agreement and for all liability insurance, local taxes
and other public assessments.
(e) Homeowners must pay their pro rata share of the initial cost; the maintenance assessment
levied by the association must be stipulated as a potential lien on the property.
FINDING: The applicant shall comply with the above requirements, as part of the Planned
Zoning District ordinance.
Sec. 161.25 Planned Zoning District
(A) Purpose. The intent of the Planned Zoning District is to permit and encourage
comprehensively planned developments whose purpose is redevelopment, economic
development, cultural enrichment or to provide a single -purpose or mixed -use planned
development and to permit the combination of development and zoning review into a
simultaneous process. The rezoning of property to the PZD may be deemed appropriate if the
development proposed for the district can accomplish one or more of the following goals.
(1) Flexibility. Providing for flexibility in the distribution of land uses, in the density of
development and in other matters typically regulated in zoning districts.
(2) Compatibility. Providing for compatibility with the surrounding land uses.
(3) Harmony. Providing for an orderly and creative arrangement of land uses that are
harmonious and beneficial to the community.
(4) Variety. Providing for a variety of housing types, employment opportunities or
commercial or industrial services, or any combination thereof, to achieve variety and integration
of economic and redevelopment opportunities.
(5) No negative impact. Does not have a negative effect upon the future development of the
area;
(6) Coordination. Permit coordination and planning of the land surrounding the PZD and
cooperation between the city and private developers in the urbanization of new lands and in the
renewal of existing deteriorating areas.
(7) Open space. Provision of more usable and suitably located open space, recreation areas
and other common facilities that would not otherwise be required under conventional land
development regulations.
(8) Natural features. Maximum enhancement and minimal disruption of existing natural
features and amenities.
(9) General Plan. Comprehensive and innovative planning and design of mixed use yet
harmonious developments consistent with the guiding policies of the General Plan.
(10) Special Features. Better utilization of sites characterized by special features of geographic
location, topography, size or shape.
FINDING: The subject C-PZD utilizes a mixed -use concept, promoting the idea of shared
living and working space. The applicant envisions small artist's studios, galleries, offices,
eateries and specialty shops. The mixed -use component of the project, along with overall
architectural and development principles utilized in the site planning that promote a
pedestrian access to the site, create a unique and flexible project that embodies the spirit of the
Downtown Master Plan. The uses proposed, both residential and commercial/retail, allow for a
flexible use of the site, and achieve compatibility and harmony with surrounding land uses,
which varies greatly, from auto repair shops and warehousing to professional offices,
restaurants and civic performance cities, all integral to a thriving and balanced downtown. A
positive impact on adjoining properties should be achieved, enhancing the health, safety and
welfare of the surrounding community. The project provides a variety of uses, employment
opportunities, downtown living space, and an innovative approach to mixed use yet
harmonious development consistent with many of the guiding policies of the General Plan
2020, as well as the Downtown Master Plan for the City of Fayetteville.
The proposal is consistent with many of the guiding policies of the General Plan 2020
including:
Residential Areas:
9.8.a Utilize principles oftraditional residential urban design to create compatible, livable,
•
11
and accessible neighborhoods.
9.8. c Manage non-residential development within and adjoining residential neighborhoods
to minimize nuisances.
9.8.e Utilize more intense development patterns downtown, where appropriate, and
encourage mixed uses in new developments to promote better community design, maintain
human scale, and enhance pedestrian activity.
9.8 f Site new residential areas accessible to roadways, alternative transportation modes,
community amenities, infrastructure, and retail and commercial goods and services.
Historic Downtown Commercial Areas:
9.11.b Encourage the continuing revitalization of Dickson Street and provide a sense of
connection between Dickson Street and the Square.
9.11. c Encourage retail use ofground floor space and restrict office and residential uses to
higher floors.
Neighborhood Commercial Areas:
9.12. d Provide commercial areas that are accessible for the convenience of individuals living
in residential districts.
9.12.e Reduce the length and number of trips generated by residential development by
enhancing the accessibility to these areas.
Mixed Use Areas:
9.14.a Allow mixing of uses and integration of design through the planning process.
Community Character:
9.19 f Allow compatible commercial development within and adjacent to residential
development.
.9.19. i Promote higher density development and mixed use development within the City limits
to provide for more efficient development, create traditional neighborhoods, and preserve
open space.
Circulation:
9.20.j Establish facilities which accommodate safe and convenient travel for pedestrians
and bicyclists.
9.20.1 Promote mixed -use and traditional neighborhood development to reduce roadway
demand and change travel patterns.
0
(B) Rezoning. Property may be rezoned to the Planned Zoning District by the City Council in
accordance with the requirements of this chapter and Chapter 166, Development. Each rezoning
parcel shall be described as a separate district, with distinct boundaries and specific design and
development standards. Each district shall be assigned a project number or label, along with the
designation "PZD". The rezoning shall include the adoption of a specific master development
plan and development standards.
FINDING: The subject described real property is proposed to be rezoned to C-PZD 04-
1175. The development standards and plan approved shall be adopted with the rezoning.
(D) C-PZD, Commercial Planned Zoning District
(1) Purpose and intent. The C-PZD is intended to accommodate mixed -use developments
containing any combination, including multiple combinations of commercial, office or
residential uses in a carefully planned configuration in such a manner as to protect and
enhance the availability of each independent use. The C-PZD is also intended to
accommodate single use commercial developments that are determined to be more
appropriate for a PZD application than a general commercial rezone. The legislative
purposes, intent and application of this district include, but are not limited to, the following:
(a) To encourage the clustering of commercial and office activities within areas
specifically designated to accommodate such uses and to discourage the proliferation
of commercial uses along major thoroughfares and noncommercial areas.
(b) To provide
for orderly
development in
order to minimize adverse impact on
surrounding
areas and on
the general flow
of traffic.
(c) To encourage orderly and systematic commercial, office or mixed use development
design or a combination thereof, providing for the rational placement of activities,
vehicular and pedestrian circulation, access and egress, loading, landscaping and
buffering strips.
(d) To encourage commercial development which is consistent with the city's General
Plan.
(e) To accommodate larger scale suburban developments of mixed -uses in a harmonious
relationship.
FINDING: The project, as defined with proposed uses, meets many of the goals above,
including concentrating a mixed -use development within an orderly and rational manner,
providing for maximum pedestrian benefit, encouraging development which is consistent with
the City's General Plan and recently adopted Downtown Master Plan.
9
(2) Permitted Uses.
Unit 1 City-wide uses by right
ranes<•�.�rrerins`enrur . .
L .
- -• 1 - related services
-
Unit 13 Eating places
Unit 15 Neighborhood shopping
Unit 16 Shopping goods
Unit 17 Trades and services
Unit 19 Commercial recreation, small sites
Unit 24 Home occupations
Unit 25 Professional offices
Unit 26 Multi -family dwellings
FINDING: The applicant has described uses in all of the above -referenced (those without the
strike -through) Use Unit categories, uses which are to be allowed by right within the proposed
zoning district.
(3) Conditions.
(a) In no instance shall the commercial or office use area be less than fifty-one percent
(51 %) of the gross leasable floor area within the development.
FINDING: The applicant indicates compliance with this requirement, and with approval of
the rezoning, this condition shall be placed upon the property in perpetuity, unless and until
the property is rezoned.
(b) Residential uses must be appropriate to the design of the project.
FINDING: The residential uses proposed have been designed with the commercial uses in
mind, utilizing organizing principles and design ideas to achieve maximum compatibility
between the two uses.
(c)
Warehousing
and light industrial uses
shall have a gross area per use that does not
exceed
five
thousand (5,000)
square feet and at least
twenty percent (20%) of the
floor area used
for
retail sales.
FINDING: These uses are not permitted within the proposed development.
*Required Findings for Rezoning Request.
RECOMMENDATION: Staff recommends approval of the rezoning request from I-1,
Heavy Commercial/Light Industrial, to C-PZD 04-1175, with the adoption of the associated
large scale development plan.
LAND USE PLAN: The General Plan 2020 Future Land Use Plan designates this site as a
Mixed Use Area. Rezoning this property to R-PZD 04-1159, with associated mixed use plan, is
consistent with the land use plan and compatible with surrounding land uses, both commercial
and residential, in the area.
FINDINGS OF THE STAFF
A determination of the degree to which the proposed zoning is consistent with land use
planning objectives, principles, and policies and with land use and zoning plans.
Finding: The proposed zoning is consistent with many of the adopted planning
objectives, principles and polices of the City, as outlined in the staff report.
The existing I-1 zoning permits high -intensity commercial and industrial uses
on the subject property, uses that are not highly appropriate in this area and
that prohibit the type of mixed -use development proposed. The mixed -use
commercial and multi -family residential development exhibits many of the
characteristics deemed desirable as guiding policies in the General Plan 2020,
as well as the adopted Downtown Master Plan.
2. A determination of whether the proposed zoning is justified and/or needed at the time the
rezoning is proposed.
Finding: The proposed rezoning is justified, as a means of redeveloping a parcel of
property in the downtown area in a manner that is more consistent with
surrounding land use patterns. A mixed -use land use is desirable for the
subject property, to achieve compatibility with both commercial and
residential zoning and land use in the surrounding area. Furthermore, the
proposed zoning, along with the development plans submitted, allows for an
integral pedestrian and bicyclist trail connection along the Center Prairie
Trail, a connection that might not occur with heavy commercial or industrial
uses on the property in question. A rezoning from its current I-1
classification is needed to allow for such an important component of the
city's adopted plan.
•
0
3. A determination as to whether the proposed zoning would create or appreciably increase
traffic danger and congestion.
Finding: Based on staff findings and the attached Fayetteville Police Department
report and Fire Department projections, the proposed rezoning would not
create or appreciably increase traffic danger and congestion in the area. The
property is served by Meadow Street, Center Street, Gregg Avenue and the
future multi -use trail, as avenues to disperse traffic.
4. A determination as to whether the proposed zoning would alter the population density
and thereby undesirably increase the load on public services including schools, water, and
sewer facilities.
Finding: The proposed zoning would create a total of 13 new residential units. This
increase in units would not undesirably increase the load on public services.
5. If there are reasons why the proposed zoning should not be approved in view of
considerations under b (1) through (4) above, a determination as to whether the proposed
zoning is justified and/or necessitated by peculiar circumstances such as:
a. It would be impractical to use the land for any of the uses permitted
under its existing zoning classifications;
b. There are extenuating circumstances which justify the rezoning
even though there are reasons under b (1) through (4) above why
the proposed zoning is not desirable.
Finding: N/A
&iuenbeff
*A Mixed -Use Development
546 West Center/541 West Meadow Fayetteville Arkansas
Denele Campbell 13251 Green Road West Fork AR 72774
479-839-2475 dcampbell@sprynet.com
August 4, 2004
Planning Staff
City of Fayetteville
125 W. Mountain St.
Fayetteville AR 72701
To Whom It May Concern:
We propose a Planned Zoning District to be named Rivendell, a mixed use commercial zone that
will include residential, office, and commercial use. Our vision is to create a place where
fledgling entrepreneurs can present themselves to the public in a place the public likes to be,
clustered around a block -long portion of the City trail. Rivendell's proposed mixed use zoning is
compatible with the land use in adjacent properties and will serve as a transition zone between
the commercial uses north of Center Street and residential uses south of Center.
One trail -level unit is planned as a tea house cafd with seating for 15. All trail level units are
planned for commercial use except one handicap accessible apartment. Commercial use may
include — but is certainly not limited to — artist studio/gallery, chocolate shop, cheese/wine shop,
jazz studio, professional offices, pilates/exercise room, and year-round farmer's market bazaar.
Our 12 second floor residential units are designed so that a person might combine living and
working in the same unit. A person might use the 140 sq feet of "front" room as an art
studio/gallery, office, repair shop, or any number of other income -producing activities. The loft
bedroom (3rd level) includes a dormer porch where residential tenants may enjoy the woodland.
The eastern half of this property will remain a natural woodland. Approximately 900 square feet
at the south end of this woodland hillside is planned as an outdoor seating area for the tea house
cafd. Trail level patios with waterfalls are planned at the north and south end of the woodland.
Outdoor art shows, tasting festivals, music events, and even private parties such as weddings will
be welcome at Rivendell. We will market commercial tenants collectively and make every effort
to coordinate with established Fayetteville events and Walton Arts Center programs, an approach
geared to provide maximum exposure for minimum cost to the entrepreneurs who try to make
their mark with shop space at Rivendell.
We very much appreciate the opportunity made available to us through the City's PZD
designation. We believe that this project fits very well with the intent of the PZD ordinance and
hope for speedy approval. We'd like to be open for business by August 2005.
Sincerely, .
Denele Campbell
RIVENDELL
PZD Application Item #5. Written description of this request addressing the following items:
b.. Current ownership information and any proposed or pending property sales.
This property is owned by Denele Campbell. No proposed or pending sales. This property
is a block long from Center north to Meadow Street (avg 300 ft) and is an arc of land
approximately 92 — 100' wide. The property drops from east to west approximately 20'.
c.. Reason (need) for requesting the zoning change.
To accommodate the City Trail:
The property located at 541 W. Center and 546 W. Meadow is an old railroad
right of way originally purchased by the railroad in 1885. The track ran from the
old ice plant (Walton Arts Center parking lot) to the feed mils at 6' and South
School (Mill District). The City and I have communicated for over six years
about the use of the old railbed for the City trail system. Several configurations
have been considered for the trail, but ultimately the only feasible route is the old
rail bed itself. Unfortunately, this route runs directly through the center of my
land. If the trail easement is 14' wide as currently requested, I will be left with 36'
— 43' of woodland on the east hillside of my land and 43' of land between the trail
and Gregg Street.
To allow room for me to build:
The City will need to abandon right-of-way along the east side of Gregg Street.
The footprint of the proposed building is 38'. (This is 25' of living space, 5' of
walkway, and 5' of stairwell, with T of elevated porch/deck space along the west
wall.) This plan provides a 2' setback between the edge of the deck space and the
edge of the current pavement of Gregg St., as approved by City staff. I propose a
22' width the whole length of Gregg St. This leaves only 3' of clearance on the
east side of the building between the edge of the trail and the stairs.
To allow for adequate parking:
The City will need to designate this block of Gregg Street as a public alleyway.
Parking for my narrow strip of land is feasible only if it is provided underneath the
buildings and only if cars and enter from and back out onto Gregg Street. Traffic
flow along Gregg Street is very minimal, so it is not expected that traffic will be
impeded by this parking requirement.
The City will need to approve zero set back between right-of-way line and small
parking areas at the north and south ends of the property. Even with the creation
of 18-20 parking spaces underneath the buildings along the Gregg Street
exposure, we will still need handicap accessible spaces at the trail elevation. Both
these lots need to abut the right-of-way line for those streets. On the Center Street
end, the lot would provide one handicap space and two additional spaces for
short-term parking and delivery. Between this lot and the edge of Center Street the
right-of-way space is 13', proposed as T of green space and a new 6' sidewalk. On
the Meadow Street end, the lot would provide one handicap space and one
additional'space for short term and delivery. We propose money in lieu of
sidewalks at the Meadow Street exposure, with preservation of existing trees and
vegetation between the right-of-way line and the edge of pavement. 1.
We also want to point out that the concept of building a mixed -use property along
the City trail is to encourage people to walk. We believe that public parking one
block north at the Walton Arts Center lot is a readily accessible and functional
parking space for our property.
d. Statement of how the property will relate to surrounding properties in terms of land use,
traffic, appearance, and signage.
Rivendell's proposed mixed use zoning is compatible with the land use in adjacent
properties and will serve as a transition zone between the commercial uses north of
Center Street and residential uses south of Center. To the north of Rivendell is
commercial property including the Nadine Baum Learning Center and the emerging
complex of retail, food, and office space in the Brian Reindl Warehouse. To the west is
an old industrial use property housing a refinishing firm and Northwest Tobacco and
Candy, among other things. In the rest of Block 21 are three residences and three
properties of mixed use office and residential. To the south are apartments.
Traffic along Center Street is an important source of drive -by exposure for Rivendell. It is
not expected that any significant additional traffic on Center Street will be generated by
Rivendell. We do expect to market Rivendell as a destination accessed through the City's
trail system and to target Walton Arts Center, Dickson Street, and downtown patrons in
promotions for Rivendell.
With the appearance of Rivendell we attempt to create the mood of a place out of time.
Our woodland hillside and patio waterfalls frame our Gothic Revival structures. To build
an organic whole, we will surround the buildings, city trail, walkways, and parking lots
with vegetation. This appearance matches other Gothic Revival and Classical structures
on this wooded hillside block of original downtown Fayetteville.
Signage has not been designed yet but will list the names of businesses located in
Rivendell and will be mounted on the south- and north -facing building facades. A
primary sign area approximately 20" x 10' stating "Rivendell" will surmount the lower
signs listing current commercial tenants. Additional signs pointing to parking will be
placed on the ground near the appropriate turns. Individual business tenants may place
signage at their entries by hanging signs from the porch ceiling as long as these signs
meet our standards. Additional signs may be posted in their windows. Special events may
be advertised with temporary A -frame signs or banners along the street frontage or from
the second -floor porch railing facing the trail, or from the railing of the elevated decks
along the west side facing Gregg Street. Special events signage will be regulated for size,
display location, and duration according to City ordinance as it may apply.
e. Availability of water and sewer. Water and sewer mains run along the south, west, and east
sides of this property. A new water line will be constructed under the trail, to allow for reduced
set back requirements along Gregg Street.
f. Rivendell fulfills the intent and purpose of the Planned Zoning District as a comprehensively
planned development which revitalizes a. depressed portion of the downtown area and provides
for cultural enrichment and economic development. The project combines all possible zoning
uses (except industrial) while preserving an important urban woodland and accommodating the
city trail. ( In fact, this project is so perfect the City should be paying me to build it!)
Clark
onsulting
CIVIL / ENVIRONMENTAL ENGINEERING
August 24, 2004
Mr. Jeremy Pate
City of Fayetteville, Planning Division
113 West Mountain Street
Fayetteville, AR 72701
RE: Rivendell PZD
Dear Mr. Pate,
J. STEVE CLARK, P.E.
The owner of the referenced project would like to formally request a revision to the Master Street
Plan changing the status of Gregg Street, between Center Street and Meadow Street from a street
to an alley. This will reduce the requirements for right -of --way. We have sent out notices to
adjoining property owners regarding this reduction in right-of-way and have not received any
objections.
Please call with questions.
Sincerely,
Clark Consulting,
J. Steve Clark, P.E.
RECEIVED
i
3715 N. Business Drive, Suite 202 0 Fayetteville, Arkansas 72703 • (479) 444-8171 • Fax: (479) 251-0714
FAYL"i"VEVILLE
THE CITY OF FAYETTEVILLE, ARKANSAS
September 7, 2004
Dawn Warrick
Zoning and Development Director
City of Fayetteville
113 W. Mountain
Fayetteville, Arkansas 72701
Dear Director Warrick,
ORECEIVED
SEP 10 2(
PLANNING DIV,
POLICE DEPARTMENT
This document is in response to the request for a determination of whether the proposed
C-PZD 04-1175: Planned Zoning District (Rivendell, pp 522) submitted by Denele
Campbell for property located at the NE corner of Center Street and S. Gregg Avenue
would substantially alter the population density and thereby undesirably increase the load
on public services or create an appreciable increase in traffic danger and traffic
congestion.
It is the opinion of the Fayetteville Police Department that this Planned Zoning District
will not substantially alter the population density and thereby undesirably increase the -
load on police services or create and appreciable increase in traffic danger and congestion
in the area.
A
ely,
Lieutenant WI liam Brown
Fayetteville Police Department
FAYETTEVILLE POLICE DEPARTMENT (DELIVERIES) POLICE: 100-A WEST ROCK STREET 72701
P.O. BOX 1988 JAIL: 140•A WEST ROCK STREET 72701
FAYETTEVILLE, ARKANSAS 72702-1988 PHONE: 479-587-MS FAX: 479-587-3522
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FAYETTEVILLE
THE CITY OF FAYETTEVILLE, ARKANSAS
TO: Jeremy Pate, Senior Planner
FROM: Alison Jumper, Park Planner
DATE: August 31, 2004
SUBJECT: Parks & Recreation Tech. Plat Review Comments
Meeting Date: September 3, 2004
Item: C-PZD 04-1175 Rivendell, 522
Park District: SW
Zoned: I-1
Billing Name & Address: Denele Campbell
Land Dedication Reauirement
Single Family @ .024 acre per unit = _
Multi Family @ .017 acre per unit = _
Mobile Home @ .024 acre per unit = _
Lot Split
COMMENTS:
113 W. Mountain St.
Fayetteville, AR 72701
Telephone: 479444-3469
Money
in Lieu
acres @
$555
per
unit
= $
acres 13 @
$393
per
unit =
$5109
acres @
$555
per
unit =
$
@
$555
per
unit =
$
• On April 50'2004 Parks and Recreation Advisory Board approved a conditional
combination of money -in -lieu of land to meet the Park Land Dedication Ordinance
Requirements. The money -in -lieu fees in the amount of $5109 are to be paid prior to
issuance of building permit.
The following is the conditional approval:
The Water and Sewer Department may run a water line easement along the length of the
property; providing a Center Prairie Trail continuation. If the water line easement is not
placed on the property, a combination of money and land to be coordinated with land
owner.
C-PZD"04-1175
• Please label the trail as Multi -Use Trail and identify where the trail easement and
waterline are located within the easement.
• Please continue to coordinate trail with Steve Hatfield, Trails and Greenways Coordinator
at 718-7688.
C-PZD 04-1175
PARKS AND RECREATION ADVISORY BOARD
Meeting Minutes
April 5; 2004
6. Park Land Dedication
Development Name:
Engineer:
Owner:
Location:
Park District:
Units:
Total Acres:
Land Dedication Requirement:
Money in Lieu Requirement:
Existing Parks:
Staff Recommendation:
Justification:
Rivendell Mixed Use Development
Steve Clark
Denele Campbell
Corner of Center and Gregg Street
South East
24 Multi Family
.41 Acres
$9,432
Happy Hollow- Park within.1 mile (5
acres) Proposed Stone Mountain
Park within 1/2 mile (8.2 acres)
Conditional Recommendation of
Money in Lieu of land.
The Water and Sewer Department
may run a water line easement
along the length of the property;
providing a Center Prairie Trail
continuation. If the water line
easement is not placed on the
property, Parks Staff recommends
a combination of money and land
to be coordinated with land owner.
Although a deed has not.yet been
received, an approximate 8 acre
park in the Stone Mountain
Development to the North is
planned. This park will be
accessible from Deer Path Estates
by way of proposed Skyview Lane
and is within a 1/2 mile radius.
Hatfield
explained that
this
developer has been great to work with
because
she
keeps the
trail
usage in
mind.
NO)i)52w4.
11 explained the concept of this development. The
ilti family development is going to face the trail as the
April 5, 2004 / 1
rear will face the street. The upper.level will be residential and the
lower level will be for.low impact commercial such as shops and
galleries. Denele plans to only build on the west side of the property
and preserve the east side of the property as natural woodland. The
issues that have come up in this development include parking and
waterline problems.
Bailey stated this is a great way for the public to have better access to
connect by a private property.
Marley asked what the time table on the development is.
Denele
Campbell replied she is hoping
to
move along
the process by
starting
with PRAB and
possibly
going
to
Planning
in a
few months.
MOTION:
Hill moved to accept Conditional Recommendation of Money in
Lieu of Land to satisfy the Park Land Dedication Ordinance for
the proposed Rivendell Mixed Use Development.
Mauritson seconded the motion.
Upon roll call, the motion was approved 7-0-0 with Colwell,
Bailey, Eads, Hill, Marley, Shoulders, Mauritson voting `yes' and
Pawlik Holmes absent for the vote.
April 5, 2004 / 2
C-PZD04-1175 IR1 V E N D E L L
Close Up View
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Overview Legend
teo0o9
saoo5 Dayus( ®Peiri0alMmW — FLDOMAY
--- Y tm Stroel Plm; ® Mean Mohr IW YFiIR
Maxlm Street Plan � � Cu4etltl — 500YF1R
m Fleeway�•••• tf5btic Colkcta "^r P LIMIT OF STUDY
— — - BaseL'me P Ie
C-PZD04-1175
Fayetteville
oty
0 75 150 300 450 600
Feet
C-PZD04-1175
One Mile View
c2
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Overview Legend
`---- Subject Property Master sbael Plan
C-PZD04-1175 Boundary rr,a..,yfxlmms y
�..,` 4�Pri�eg iMe:ul
❑ Er 0 sbeos :Planning Area /y
„ \ J 0O r Niw Mxial
c 00 Overlay District coovaa
/ Riiine° Outside City 44000 icca.
0 0.1 0.2 0.4 0.6 0.8
Miles
STAFF REVTl±W FORM - NON -FINANCIAL OBATION
AGENDA REQUEST
For the Fayetteville City Council Meeting of: October 19, 2004
FROM:
Dawn T. Warrick Planning CP&E
Name Division Department
ACTION REQUIRED: Ordinance approval.
SUMMARY EXPLANATION:
An ordinance rezoning approximately .67 acres located at the northeast corner of Center Street and South
Gregg Avenue from I-1, Heavy Commercial, Light Industrial to C-PZD04-1175 and adopting the associated
development plan for Rivendell as submitted by Steve Clark on behalf of Denele Campbell.
STAFF RECOMMENDATION: Approval
Department Director
in /, / pZ Received in Mayor's Office / 0l
a ee Datee
Date
�ODate
4;6 ,0 5
Finance & Internal Services Dir. ba&
d, �.
Officer Date
Date
Cross Reference:
Previous Ord/Res#:
Orig. Contract Date:
Orig. Contract Number:
New Item: Yes No
[man
: unmanO
m.
ONE
MEN
Oman le. --
loll E
INCH
owns
1111
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goal
FAYETTEALE 0
THE CITY OF FAYETTEVILLE, ARKANSAS
City Clerk Division
113 West Mountain
Fayetteville, AR 72701
Telephone: (479) 575-8323
Fax: (479) 718-7695
DEPARTMENTAL CORRESPONDENCE city_clerk@c i.fayettevi I le.a n us
To: Dawn Warrick
Planning Division �Q
From: Clarice Buffalohead-PearmanW
City Clerk Division
Date: October 25, 2004
Re: Ordinance No, 4628
The City Council passed the above ordinance, October 19, 2004, establishing C-
PZD 04-1175 containing approximately 0.67 acres. I have attached a copy of the
ordinance.
This ordinance
will be
recorded
in the city
clerk's office and microfilmed. If
anything else
is
needed
please
let
the
clerk's
office
know.
Attachment(s)
cc: LaDawnya Cossey, Planning
John Goddard, IT
Scott Caldwell, IT
Clyde Randall, IT
Ed Connell, Engineering
NORTHWIST ARKANSAS POITION
oil W
WLr
Iti.i 11 1' rG7 ; ► 1 ►
AFFIDAVIT OF PUBLICATION
I,ILaw,0,), do solemnly swear that I am
Leg Clerk of the Arkansas Democrat-Gazette/Northwest Arkansas
Times newspaper, printed and published in Lowell, Arkansas, and that
from my own personal knowledge and reference to the files of said
publication, that advertisement of:
i , Z was inserted in the regular editions on
5
Pi (k1=3mqg Y0 /
** Publication Charge: $
Subscribed and sworn to before me this
�
2! 4 day of _o(k�✓ , 2004.
Notary Public r�r rr 'r rrrrrrrrr
Qlfil � rYrrrr:
'i l't:if� 11
Zo1 (.
rY E'i hlir,
My Commission;ExpIII
«cc«tctgtc<ccc<ccccc< cccc «c10)5
** Please do not pay from Affidavit.
An invoice will be sent.
RECEIVED
of 27 2004
oily Q..EAImG;4F:
212 NORTH EAST AVENUE • P.O. BOX 1607 FAYETTEVILLE, ARKANSAS 72702 • (501) 442-1700
6 0
ORDINANCE NO. 4028-
AN ORDINANCE ESTABLISHING A COMMERCIAL le
PLANN IFUL LO A D T THECT NORTHEASTLED C-PZO 04-1175.
CORNER11iye
RIVENDELL LOCATED AT THE NORTHEAST CORNER
OF CENTER STREET AND SOUTH GREGG AVENUE
CONTAINING APPROXIMATELY 0.57 ACRES, MORE ARKANSAS
OR LESS; AMENDING THE OFFICIAL ZONING MAP OF
THE CITY OF FAYETTEVILLE; AND ADOPTING THE ASSOCIATED MIXED USE DEVELOPMENT PLAN
AS APPROVED BY THE PLANNING COMMISSION
E BE R ORDAINED BY THE CRY COUNC6 OF THE CRY OF FAYBTTEVILLE, ARNANEM
A Seddon 1: That the zone classification of the fcEP.WIg ciesonoad Wopedy Is hereby clanged as idiom:
PhOT 1-1, Heavy Cammardal, Ught IndUStU to C-PZD 04.1175 as shown h E# bh'A' attached harP-
to and made a Pet hereof.
IpSection 2: That the charge In zoning classifoation is based upon Na apan ea maste devdopment
Plan and development standards as shown on the Plat and atoProved by the Planning Commission on
September 27, 2004.
Z Section 3: That this ordinance shill take elect and be in hN fame at such tuna as all of the requirements
of IN development Plan have been met.
'i S6cli0n 4: That the oMidd zontrg map of the City of Fay no,ile, Arkeses, A honeby emended to reflect
p the zoning change Provided in Secton 1 above.
I. PASSED and APPROVED this 1 San day Of Octobe, 2004.
APPROVED:
DAN COODT, Ai Y
By.
SONDRA SMRN, Oipr Olwk
j EXHIBIT'A'
1 C-PZD 04-1175
Y
T APART F FAETEST VILLE. (SHI BLOCK COUNTY, ARKANAS, A (21A F THE PORTION
TOWN
T RAT E. ALTOGETHER , BEING
MORE PA TICULAR ADESCRI E AND A LOWS: C OF GREGG
T AVENUE. ALTOGETHER BEING MORE BLOCK
DESCRIBED AS FOLLOWS: COMMENCING
j AT THE NORTHEAST CORNER OF SAID BLOCK TWENTY --ONE NORTH
SAID POINT BEING AN TWENTY-
ONE ING IRON: O ENCEAN EX STNG ' RAILROAD
RAIL913 WITH
ALONG THELED -X- UN HE EAST
BOUNDARY HUNDRED
TOED EXISTING RAILROAD RAIL RI H A CHISELED'%' ON THE FAST BOUNDARY OF A
ONE POINT EING)FOOT WIDE RAILROAD RIGHT CURVE
FOR THE THE OF BEGINNING,
SAID POINT BEING. SAID
A 714.49 FOOT RADIUS CURVE CONCAVE IC THE EAST, THENCE
SOUTHERLY ALONG SAID CURVE 312.95 FEET, THE CHORD FOR WHICH BEING 506°10'S5W
310.45 FEET: LO THE NORTH RIGHOF-WAY LINE OF CENTER STREET; THENCE N7B°36'34W
96.24 FEET ALONG THE NORTH RIGHT OF -WAY LINE OF CENTER STREET TO A SET 12- IRON
REBAR'ON THE WEST, BOUNDARY OF SAID ONE HUNDRED (100) FOOT WIDE RAILROAD RIGHT.
OF -WAY. THENCE LEAVING THE NORTH RIGHT-OF-WAY LINE OF CENTER STREET ANn RI INNimn
A BEING NG5 JS'23-E 256.69 FEET, TO A SET 12- IRON REBAR ON THE EAST RIGRT-0FWAY UNI
OF GREGG AVENUE: THENCE N0 42'43'E ALONG THE EAST RIGHT-OF-WAV LINE OF GREO(
AVENUE 10.23 FEET TO A SET COTTON SPINDLE AT THE NORTHWEST COWER OF SAID BLOCI
TWENTY-ONE (21); THENCE S6711.50-E 105.17 FEET TO THE POINT OF BEGINNING, OONTAININ(
0.67 ACRES. MORE OR LESS. THE ABOVE DESCRIBED 0.57 ACRE TRACT BEING SUBJECT TO AN
EASEMENTS AND/OR RIGHTS -OF -WAY WHETHER OR NOT OF RECORD,
RECEIVED
OCT 2 7 2004
CITY OF FAYEnEVILLE
CRY CLERICS OFFICE
} Board of Trusttees at the
Reindl Properties, Inc. Reindl Properties, Inc. University of Arkansas
580 W. Meadow 580 W. Meadow ' ~ \ C/O U of A Admin 310
Fayetteville, AR 72701 Fayetteville, AR 72701 f
Fayetteville, AR 72701
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Miller, Bill W., Miller, Betty Q. <T
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P.Q. Box 1269
��xt�alddIC Fayetteville, AR 72702
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00 3263 N. College
Fayetteville. AR 72701 - --- —
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92% max. Theoretical Density
6" Class 7 Crushed Stone Base
Course 95% Modified
V - Select Fill - Compacted to
95% Standard Proctor Density
Typ cql Paving [detail
NTS
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AI L SID WALKS TO RECEIVE M -Ii BROOM (IN,SH
R 2 n CROSS SI OF E MAXIMUM
SIDEWALK
NTS
ParkingRam tt etail
NTS
1' 61;
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Drill Pipe 3"
Above Base
Alley Cross -Section
NTS
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NTS
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VICINITY MAP
SCALE NONE
LEGEND
— --x- --
WIRE FENCE
PROPERTY LINE
CURB LINE
--- -------
GRAVEL DRIVE LINE
------------
- Building Setback
LFFo
IRON PIN FOUND
pso
IRON PIN SET
0
SEWER MANHOLE
�)
GAS METER
INATER METER
(�
TELEPHONE RISER
(e�
ELECTRICAL RISER
----o-------'
CHAIN LINK FENCE
- -- o
— WOOD FENCE
FIRE HYDRANT
WATER VALVE
®
FOUND NAIL
STORM DRAIN MANHOLE
PARKING SUMMARY -
Parking Required
Residential:
13 - 1 Bedrex,m Apartments
@ 1 Space,/ Bedroom
12 Spaces needed
at')< > n A - �..; ,. ., x,f,.h! ll- lf, ' ar ✓, - ----_.._._ 1 Handicap::)pace needed
,IVx z R:1^. I m
i .. — _$ a f',' ;' ✓ r , ✓' ✓ ; , Zoning - PZD
-< , ...,. _ ,.a .. .-. ,�. ,.,.. ; ,: E2Se 1 ••:, ./, _, r.' f r ,i' ' , ...f S ' W r9 ItLOCIi Ni"M1iFRT:D TWENTY-ONE 21. OP 1'IIF,
a °a Yxa ti 2*':., Tu �, ,r-.T,.-. x. p s-, itti,-�:, ,yf Rit„lf - r ✓ .' ,x ✓ ,% -' , ,' ;' :' i.. / / A. TAI2I )T" I TIP, WEST 7 IIALl ( 1 _) .. ) t ) 7.
>; ,..,...,r C -ar_.a ,,:,.:x, ... ,'.. tr7.=<. ..... `tj 1..,.n. -2. _ , x -..� r ,..... _. f ) N A ) 1 AYEI ILVIELT? V,ASHINGGTON COUNTY ARKANSAS'.
--` x - .,e:..,.,,, e.r.>;.. .. ...E STING �,,a i > 'I ,'( .0 >. .d�
x �_ X _-_ tE,^, .. tx -'„3 ,,-J`'r¢ '_,,_ ( .:.� ✓' � r�.,r' `' ✓';', )1J CxINAJ 1<R. 11, I (1 n t - i l.�ammencal.
x —.-�-' .. .P EAT. Ep r• ARK „IO ) r. r'1 ;,r7"9�- - , ' .,._. .I � �, ILL AND A I OR I IO;Q Oh G12fiGfi n V7 \tll, AL'1'(7(J 1'tll'P. 131:iiN(; N10iZL l nR'rICIiI,AIZLY Gross r7.�i. Site Area 0.673 Aiirf.ru
'-FTI, , to ?�wX f ,✓;f /.`, i. UFSCRIDED AS I'01.1.OWS' 00 TAMET C7ING A.'1 Tl M, NOR'Ii IFANT CORNER OF SAID p t� �+
-. '?.:III:; I"- R d Maple 'L-`;'.; ]3LOC;K."I'\�'1;N7'Y-ONI'(21). SAID YOI N'I'13}::IN(.nNi:XIS'1'lN(IIRON; TIIFNNC{ Net Site Area 0.664 Acres 3850 SF Retail
d . 7 p�
M
8
alp---.._,Y,`_ ( .> > .ti �-- ,)�'y F':.'.. - N87"21')0)'v'2211)6Fi,I; TALONGI1IFNOR11111N101'Snii)131..00K'i TWENTY-ONE, 1 Space /'250 F
o , -I n C I1IS 1 ,D x" ON T IF, FAST P" ;Irip z: t - p..< y (..I )'ro Fli\ 1 xIiTTNc, Rwt ROnI) RAn, burn f� �+ : d
`-- --:� fas,� - ,: - 13OtINDARYOf'A0NE 111INFIEIrSD(100)TOO 'I WIDP.RAT ROADRI(IT II'-OI-WAYFOR S" 16 Spaces needed
')"=d' x? 5'=i lag h I 1I[l. TRI,JJ' POINT OF Bi GINNING SAID POINT I3r41NG ON A 714 49 FOOT RADIUS Cove
rage stage
28 t ,,• a srdewalk 22 /c Building �- r r „( Ra �- URVE CONCAVE "rO I lIE, EAST ll11 Nf E SOTJ FjJE j,T Af ONG SAID CURVE 3r2.95 (�
,,%;F.,x 111 r,'TIII C'ITORD FOR R HICII 13T ITO , S06°1O 55 t� 310A511 F T, TO "IHI NORTH p
�Ir��;-, E L - - z�w 16 /e Impervious Cover
- -`"-� R GTI F OF WAY LINE OF LINTER S I I 1 T T; TI II N(E N78°"38t 3 1 W 98.24 Fl 1. F ALONO p
"�----- ^-J"""_.2., y._}3,F-�s ,�t, x I2IliNOR I'll I2IGIlT-f)I UAY LINE, OF Cr,N'1'1R SIRF:1:; 1'"rOASP,`T',,, JRON RI']§Al2 ON 0 Tea Roam.
„ ---. 16 /e Impervious Cover - Trail
....-- -.-= — ,,., „,„�,�__ --- ----.---- fllt,, WI?S I'liOI:JNDARYOFSAIDONr;IIIJNT)RL,D(l0O)FOOI WII)BRAILROAD 0 F- �,..
O C
-"'.-.< .____z _ �"'Y ty DemoE 1"_"" - - -�"—..--""-'--.--*.. --]21G711'-Oh-AAY;'('11LNCG;LI?AVIN(;'I'IIF NOR I'll RICHI'-OF-WAY I; OP Cr;NI'I;R 46 �0 Open Space 82a SF Tea tVoam
s -5S Xl,ting Sidewalk
_- -- ..' - �_�-_�': „. .' �. SIP.Ix,I°:I'f�ND l2tJNK'INGALONG SAI7)WI ST RnI1.ROAI7 RI iIIT-OF-WAY LINK'„
- _ v ., k -_ : @ 1 Space / 200 SF
y .k. i _•..- , ..-.-.. - - '-�_> IT02"02A5 41' 2R.491']i?I I f 0 A 517;I '✓a. IRON RI'13N2 AT'I'lii 13Fi(iTNN7NC. f)t A Rl lA9
-'-- -
-- -- 1 fO ill} BASF r111::NCI DFORWHICH
HI HBEING TD Building Height from Finished Grade Spaces needed
r<)�rlADnlscvxvl (()N( w
„ -- -- CURVES ANTI) RIGIII OF WAY FINE 257,77 FBF J, 1ITE ClJO D TOiT. W'}r1C 717?I:,ING ,
..._.. •- --. -_ -_._ - .. _ N05'i8'2311 1 2�(>.CyP1:I r IOASIit 1RONRI,BAIZON'TlI1 i,\Sl'P.IUIII r)1'-IA 4Y 30 West (Alley Side)
- _
— _ p� �. ry� {
Myers Family Properties L Ll r �� NI OP(iRt (9 AVINl1I, 711}NCI D'024243 r ALONG FnsT1Z1ULI1 OF WAY 20A South (Center Street Side) 34 Total Spaces I'�equired
s -" IO "_L COINT;ROF 10T3]} I 1 ]OAST I COTTON SPINIAE AT Arlo
C
' OF GRL(iG At I NLL LINT' . ,.b �* �+
-•s �-'------__ A.ItlTt LSr WI.N1Y-ONli (21 ). III},NCE S872150'1:"105.7.7 20' NoI0.h Meadow Street Side (� 30e�Q Red UatBar� 24 Spaces Required
129 Sklllern - ` " --,- s -`-"' -- ----- _ _—,----.. _ _ FEM TO 1 HE POINT OF BEGINNING, C,ON'TAINING 0 67 ACRES, MORE OR LESS. NIF ( ) `^-^' )` `'1
AR 72703':I' ABOVE DESCRIBED O07ACRE IRA('TBT?INGSlII31ECT"TOANY E'ASFMEN'FSAND;OR 20 East ( Trail Side)
Fayetteville, —�
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BASLSOIRBIFiRIA"i ARKANSAS SIArEPLANIS
- �= -- -
-= -- — -- COORDINAFr S'LS'ITM BUILDING SETBACKS Spaces A2raila,ble
F ,' e ,'
f f / < To reek Properties, I7 Y(N(nrrOF FONT) Building Uses
F / F 4 ..-......, .....,y h" -. ( IIS MONI t ITNIATION, AR.
Lazenb -Pro ertie.__._...
6. Box 3494 -- Total commercial: 6970 55 /o
lee / , ttidville AR 72702 1031 N. College Lee�- _ -- Total residential: 5680 45
,, ,,. .n< o ""- METHOD OTI)IFTER IA7,,47T0:V. G 1'S OBSEPVATIC)FIl ,.
tto.
%ed — ---�-��—��� e iI I ,I" irnf3 ,NnvIGA'rr(iNAI, Totalstluarefeet:12650-ayefite-iNl
• I I. Y 1 Y , 1.
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Embedded AnchorMou6" Long,
r,t ��� �. 1 7116" C
Steel Cross Bar,
Weld Thru Hole
-Bic de aci_�_ Detail
NTS
o- t, a )N ":'' r cT6 r I I�e 7 ° g <I I. I 2I'--. , I, I L, ,I I- r'' ! Sl'72II DT-SCRTPTTF)N
0' West
30' South
30' North
30' East
�Tft
IN FEET
Proposed Use Units
Unit 1. City Wide Uses by Right
Unit 12, Office.=, Studics and Releted Serffl'Ws
Unit 13. Eating Places "
Unit 15. Neighborhood Shopping Goods
Unit 16. Shopping Goods
Unit 17. Trades and Services
t
Unit 19, Commercial Recreation -Small Sites
Unit 24, Home Occupation
Unit 25. Professional Offices
Unit 26, Multi Family }
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(1)
Note_ ❑
n
1. Multi Use trail is to be installed by Fayetteville Parks and
Recreation Department - Trail Division.
❑
XIN
U
�
It has been determined that no wetlands exist on this property.
All slopes and disturbed areas shall be seeded, mulched
❑41
and watered until permanent vegetation is reestablished
Elevations based upon NAVD 88
LU
Both sides of the alley shall be marked as a fire lane. 0
M
A knox box shall be installed
0
A fire alarm and detection system shall be installed.
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Owner/Developer: Denele Campbell LU
>
13251 Green Rd. �
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W
0
24 Standard
2 Handicapped-
26 Total Spaces ,1f,vailable
West Fork, AR I Ii
(479) 839 - 2475
Surveyor: Alan Reid and Associates
118 S. College Ave
Fayetteville, Arkansas 72701
(479) 444 - 8784
Engineer: Clark Consulting
3715 Business Drive Suite 202
Fayetteville, AR 72703
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CLARK
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Install Silt Fence as shown on
plans or as directed by engineer.
1"x2" Wood Stake
Silt Fence Fabric
"attached to stake
2.0'
Direction of Flow
Trench fabric "tail " into soil
t 0.5'
Silt Fence Detail
l.
NTS
Keystone 4'
Keystone compact i
Finished Grade
crushed Stone t-eveling Pad.
3 INCHES MULCH
IP SHRUB IS B &d, TIIEN
PULLBACK BURLAP &REMOVE
ROPE FROM FOP 113 OF BALL
6'
Shrub lantingDetail
NITS
6' Maxirnum 5pacinp
Driplino
Fence Lorton ( Limits of Critical Root Zone)
Radius _ V par Inch of Trunk Dismal
TREE PROTECTION_ FENCE DETAIL
8" Thick pad of 3" - 6" Stone.
Remove silt and mud as necessary.
Stabilized ConstrLldon Entrance Detail-
NTS
lined Sol]
Backfill
PLAN
TREE
3" N
PULL BACK BURLAP & PEN
ROPE FROM 1 OP 113 OF THE
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MIX
REEF, SLIBSOIll,
Tree Planting
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LEGEND
- x-
WIRE FENCE
--- ---
PROPERTY LINE
CURB LINE
-- -
GRAVEL DRIVE LINE
-- ----
--
Building Setback
Pro
IRON PIN FOUND
tos()
IRON PIN SET
O
SEWER MANHOLE
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GAS METER
WATER METER
TELEPHONE RISER
[]
ELECTRICAL. RISER
-o- -
- CHAIN LINK FENCE
--0 - -
- WOOD FENCE
FIRE HYDRANT
D"x4
WATER VALVE
FOUND NAIL
Q)
STORM DRAIN MANHOLE
Eat" RIFF I3dIIOEU
DOL F S I', AND r CAUCE WIRF
(OVERt t) `✓VITH RURCLh IOvE
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hVIleproppe""Fe're,
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IN FEET )
Ft I TFF POsl NOTES:
UFf PAAUCER 1. All landscape beds shall have steel edging. The sod shall be
removed and the soil shall be amended in all landscape beds.
Mulch shall be placed around trees and in landscape beds.
LJe IUR)L.D5UBS(DI1- 2. Automatic Irrigation will be provided for all landscaped areas.
3. All utilities shall be placed underground.
4. Revegetation of disturbed areas shall be in accordance with City of
Fayetteville Grading Ordinance,
5. Parking lot lighting shall be a maximum 35 feet in height, utilizing
full cut-off fixtures that are shielded and directed downward, away
from adjacent properties
6. Trash enclosures shall be screened with materials that are
complimentary to and compatible with the proposed building.
Access to the enclosure shall not be visible from the street.
It has been determined that no wetlands exist on this property.
City_of-Fayetteville Standard _Notes for Tree and Natural Area.Protee'ion
All slopes and disturbed
areas shall be seeded, mulched
and watered until permanent vegetation i reestablished p g s
7. /i rCs. and llatll 411Bd^a.h Wn 1 l 1O be lMC'IVed
I loop a S 0 0 tll.a plan j)
(. WhElC 1tCF ?ErO •L*{p I00sFd hnl(tlll$
p p tJ
shall lee proterfid du l'Ig cons4urtlomnl(h lelnpo try ienciny
creel the fenw to Maw E[o 11 (c.et of mrork=;pacC
Elevations based
NAVD 88
between fhelerce. Itd R,n build rlq
upon
O Protective pers.ins It be ereo.ed according to City of
n. Whe. criers to severz p ce ro letrainLc due
lfa IIIE stardwals for REF, proteU.lar
10 pact sons or pollepe[ial nom Eli
3 rc'vef ncass II ,niter to h slid n site
U. t e hft be n seeded the (e y
7 Whereat of ii a above ear dons result in rc,ebeln oleser
Y P g
rained
th nenhonworkerxlshellbemalrtalnedYhroughnlAatp9esesof
rr Fibers
t ¢ ronsin...lon rdcot
thankingt to tee prior of6feet( r1111 trankwlih brand -,o"
I , .
arrkme to ter hl of 8 reel or Ilmit of m mr b a rl ^n
thanking n (
Owner/Developer:
``.i ! r tit
Denele Campbell
Campbell
ov
4 Fro Ion and sedimentation central barriers shall be instaleal or
Addition to holtdEoedAl l provided
13251 green Fed.
n re
mt�me., nIn a rne lanr which does not sult n .all bur. upwlth'm
a. Trees appl ovetl for removal shall be removed ln2 manner mhlch
tirc dr Alines
does not interval
rval troops to be p lived
�
es"t
West
UV
Fork,
^7 �7 ^p
All !2F 4
S r roteMivE tenors shall Supported the trees or rvun of trees and
A Any roots ex le ed b son=tn tlon a levit shall Fenotedn flush
P(479)
I d . fl
n p
v II ho looatetl ii the pill for n plot. vets otvictualled
earth II r soil B c'd ii too: with good .all I
1 0 p o as roan
839 - 2475
r led
shall r I cw the hill of constipation plot t order Lr m+ent the
n
t <Ibic 1 e t, d loot are t are I backflll tl hm? fay s
tout ar e
pa xp o e /.
folicn ng:
cover thorn with Inreninner wlnrhl elo r•: soil
A oil c'om notion m the root too m zresuidn
p A
lam ehla ler!raft r or storage. of i rce"nt
g
mininomatesel
to rn>elahtrE mtl minlnuzes water tr s doe !o v or
I p
Surveyor.
Alan Reid and Associates
t3 Root zone tllsturan es dust to
10. Any fetr ur'ed far the faciallration Of isrdc<oe nJ ao
tree �f t totrenchingnory wdb
J slier R, <teEE 9ciry
AlIn a for rotors am 'are run r. II.
hlbep.ced sio utg 1 k.r pa oe
118 College
lieAve
A
ri)lI Et
e
0. wounds to exposed roots ta or llmis by
er1lnlQEl rq lnnvni
II. NO bandsman Vtpsoil dyes Itq gm oleo than 4l ch shall be
permitted within the drlpllnE of toes re soils erne Yed on the root
('�
Fayetteville, Arkansas 72701
It. othrat apatividice. detrimental to tvssouch as
flarld.ofandLeo
Em"mlcal storage crmenttrr l< derialog,ftflres
(479)
444 _ 8784
i Propping to provice deacon e4tr etrucfures vEh, :liar fall, and
( ExolttoE tom telling Bencee ., et redriplines Wray he pemitte rd
ement nuipshalllake piece beicreton ruction begin
Ir he for mvin cases:
f
A \Nhcre there is to be an approved grade change
19 NI finished pruning must be done according to rc'cogrnr<d
Engineer:
Impermeable pa,InesurfaceRaawEll,orothersuches?
nplredst,d,d ofth industry , fr nrathepool Aal)QT[,t
Clark Consulting
development
B. Where permeBbla. paving Istobe.anc uedwlhnne
Arresupter Pi Urion COlildraNdo for k etch. Tree, arellablal u,:m
request from the city drbor.th
Business
3715 Business Drive Suite 202
use's dripme sect the fence it the outer' limits offle
parmelble bill are@(pdor to ipgading Nothattli
14. {Root plllnlll(JN'illbfl provided for tiny dlslorbaloe aerials onlhC
Fayetteville,
e
{�.ryn F(�
e Ai 727(i3
area is gra end ceparatelY prior to patina installation to
per meter of the bite.
U
law V
) l
minimize root damage)
15 Deviations from the above notes msy top conatilared a din nee
vlolddoi 5 if Floyd is pubstail plan coreniEEGe ar fo tgM9 oral
pool P6 a re:,ult
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3INCHES MUI_Ci I
IF SFIRUB IS B & B, T HEN
PlILBACK BURLAP &REMOVE
ROPF FROM TOP 1f3 OF BALL
6'
6'MaximumS Spacing
9
Shrub Planting Detail
NTS
P^W — r
Dripline
-- �I
Fence LoaYon f Limits of Critical Root Zone)
Radius - P per inch of i'runk Diameter
TREE PROTECTION FENCE DETAIL.
PLAN
TREE Wf.Afa
3"MULCH
FULL BACKBURt1r & RE, MOVE
ROPE FROM TOP V3 OF THE Ent L
RACKPILL MIX
mix
6"
PIED SUBSOIL
Tree Planting Detail
NTS — -
0" Rt16BER I-IOSIL
DOUBLE E STRAND 12 CANOE WINE
C•OVERI DWITH 1-f-BEl FAHOSE
8 STECI IEFLV T'
4" Di SAUCER
UNDISTURFe SUBSOIL
Cit of f Fayetteville Standard
Notes for
Tree and Natural Area Protection
1- ellipses and natural sereasshown on this plant fx•1>vtreorvad
C; Nhere trees malp. ate, Urocosed boiloinns,
h a protected dung construction wIrF�mxp m- g
erect the fro r to ikw6to 1f1 tent of works aco p
9PiVJf'en ftle iC 14C and lflQ br ld {j
2 PoKAI forces shall one ereMed according to Cry of
D. Vdhemthere, ale severe, crops. conniption due
Fiondevllle standards for tree limbectol
10 tract sire or other opened ronumtupsorr
tars Noneare
p Y. ,.
Proteon wo
ll be'nxthrun
7 Whole of his above cony lions insult in a fence belay closer
Y p d
preparation work Antlshall be malntalned Phroughoutel phasa5 of
andUL dthroNh
than dfeal to 1 size trunk, prof rtihetnmkwith other of on
ro
project
the constrictor e,3
placenta toahei htof eel o li nit, of lower brancha in
k 3 9 ( ED
addition to the nourish fear in provided
p
A C inn and sealmeni parr ers shoill to oslalled or
hick signscontrol
mtei i in s manner which signs rearm n soilh i AaI ,Mlhin
p
a Trees approved for ren.oval ..hall be rercovetl .t manner which
pl
hse Virtues
p p to
does not im •acf i _ers 10 be resolved
s H p
a Iloterrv^_fence Stoll all he treat or roneo poser pool
9
a An !cots cx tosedb son ortivif sh It Le aped fn¢h
P
t I I e Il i' I ^! e nc �
and br coated at this d i e lot rotator ai ors ote fe
p P
mI h +o. ;nkf lraN in with of <ualii er ola"'inn
with e II F a h food 1
9 i 1
fill all folio t".e lu t of ern rsiraohon lino m order In eventthp
p
o bnt If e o 0o not eIc e e not hued, H,in . de, •e
p p ,
fadovneg
w 1 nor
rotor Chem with or 4o ticmaterial m arrlmner which It tluer soil
ie- Sol chotl for the rag ] resulting1('.Ih)CrrUre'lnd
l mlr nlL. e.+W<N OSt din p C4e». iCn
ors fcoonferifill
Ruler ofey
floor fish iculartr
re IReage
B.Root zone&!tile rbanosd veto nads chanpes
chat
10. Any french rg Topbe os tl rriryailon
< eater Taal4 o te,ch'o of e e'ttlh ci.
(1 ) g Y N
nrfroido II(sotrunk ble,
hall 4c aced fin iron cxl ! r In etrl nksa o "rle
p d F
orh
of
( wHounds toexnlitnt opis ark or l'mrs by
ngtj Lend 41 ruffedalihr
map ha Tealanr pndnt
nNol witapeiee orIId of o, Not
ho duplmo o(b<rs No .,oil is per ,tfetl on theIwf
rallofa
ml e^ a.-Lvihts detrimental to hap such as
any
flare of anV fret.
.hanical storage, cement truck dearting,hefims
12. P§unere to p wide clearance for structures r ea9ulnu sifffro and
boas to n to In feppCs'lf tf(•C ft'I Inp51•'Ip F1e ellTlttett
p p p ) p
C IA ) Wont b 'l f I (E ACC` hB10fC fOI1SIrllCllnn )E 1
o f p g
n flip tollo 'mg cases,
i Allowing
A. Wbwether v is to he an Opp oved 9rotle ohan3e,
1� Ali finished pnlmng mast be done accortlmg io %•n zed,
! permcahle p-,a Tg surfac..fe VrPll or plhP.r5t ph Nf9
r
.1 s rf l0e ind t reference flit N -oral Adnmist
spree trio d y(
de elo plant
P
Association rru Standard for Shade 1'reo o ltl. hie.! on
a p
0 Mr=re nine bl arm Is to ln. to led vnihln
r pe p e p 9 c a
ICl uesi trnr flit cM1 arlo0nst.
1 S )
p of
I'pa crant thetheglad li'sore
perlosysore
preen OR[or o ph
p rneabls pan ItB aped OR [or !toe ad'r9ao i{ra[th'A
r me rr � nu
14. Root prunm9 wit. be, provoked for any disturb. <olt:¢co Lr
vino its a laden sisperaphy prior to pnv l to iUallatlon to
lerinreter of the the
mm!mizn root damage)
1 Dinkinebrof front the abor e notes may be, coll5!fIC.Y end rterse
Violations I thVereob,tanialro, compliances or c two ai.,tains
damage, as a rev nt
NOTES:
1. All landscape beds shall have steel edging. The sod shall be
removed and the soil shall be amended in all landscape beds,
Mulch shall be placed around trees and in landscape beds.
2, Automatic Irrigation will be provided for all landscaped areas.
3. All utilities shall be placed underground.
4. Revegetation of disturbed areas shall be in accordance with City of
Fayetteville Grading Ordinance.
5. Parking lot lighting shall be a maximum 35 feet in height, utilizing
full cut off fixtures that are shielded and directed downward, away
from adjacent properties
6. Trash enclosures shall be screened with materials that are
complimentary to and compatible with the proposed building.
Access to the enclosure shall not be visible from the street,
Tree protection measures shall be in place prior to
the disturbance of land, including appropriate root
pruning and tree protection fencing.
There are no significant trees as defined by the
Fayetteville Landscape Ordinance on this site.
Tree Preseivv tion Calculation
Net Site Area
28,924 SF
Re- aired ;'reservation Area
Required to be. Preserved
20
5 785._SF `-
Existing .Tree &Shrub Canopy _
Total Callopy.to be Preserved
172175_SF—
79197 SF --
Tate,! Ganropy o be Removed
= 95978 SF
Mitic�ation_Cano��
= 0 SF
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LEGEND
---- — x --- WIRE FENCE
--- — - PROPERTY LINE
---' CURB LINE
--- GRAVEL DRIVE LINE
Building Setback
IrF IRON PIN FOUND
rso IRON PIN SET
UO SEWER MANHOLE
U GAS METER
Hjk WATER METER
0 TELEPHONE RISER
E
ELECTRICAL RISER
--- o------- CHAIN LINK FENCE
------ o WOOD FENCE
FIRE HYDRANT
4 WATER VALVE
® FOUND NAIL
)) STORM DRAIN MANHOLE
It has been determined tPont no wetlands exist on thl> Y
ro ert
P P
All slopes and disturbed areas shall be seeded, mulched
and watered until permanent vegetation is reestablished
Elevations based upon NA\/D 88
Owner/Developer: Denele Campbell
13251 Green Rd.
West Fork, AR 72774
(479) 839 - 2475
Surveyor: Alan Reid and Associates
118 S. College Ave
Fayetteville, Arkansas 72701
(479) 444 - 8784
Engineer: Clark Consulting
3715 Business Drive Suite 202
Fayetteville, AR 72703
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