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HomeMy WebLinkAboutOrdinance 4940 11 milli 11-111 milli llj�� 61111111 - Doc ID : 010645750006 Tvoe : REL Recorded : 12/08/2006 at 03 : 39 : 48 PM Fee Amt : 820 . 00 Peae 1 of 6 ` Mashlnaton Countv . AR j r Bette Stamos Circuit Clerk F11e2006-000497221 f ORDINANCE NO, 4940 AN ORDINANCE ESTABLISHING A RESIDENTIAL PLANNED ZONING DISTRICT TITLED R-PZD 06-2169, 6TH & WOOD, LOCATED SOUTH OF 6TH STREET NEAR WOOD AVENUE, CONTAINING APPROXIMATELY 1 .80 ACRES; AMENDING THE OFFICIAL ZONING MAP OF THE CITY OF FAYETTEVILLE; AND ADOPTING THE ASSOCIATED MASTER DEVELOPMENT PLAN 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 C-2, Thoroughfare Commercial, to R-PZD 06-2169 as shown in Exhibit "A" and depicted in Exhibit "B" attached hereto and made a part hereof. Section 2: That the change in zoning classification is based upon the approved master development plan, development standards, statement of commitments and the conditions of approval as submitted, determined appropriate and approved by the City Council indicated in Exhibit "C" attached hereto and made a part hereof. Section 3 : That this ordinance shall take effect and be in full force at such time as all of the requirements of the master 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. `,,,%AG,R;�R�,,,,,,, m �`t� :`G\TY 6 SG PASSED and APPROVED this 7 day of November, 2006. r�; ;9P a FAYETTEVILLE APPROVE ATTEST: %9s•:9P 5 s ,kANSP �, ON G�J��• _ rrnnruu � By: By: cI DAN COOD 0 S RA SMITH, City Clerk EXHIBIT `.`A". R-PZD 06-2169 PART OF LOTS 6,7,8 AND 9 IN AUMICK ADDITION, AS SHOWN IN PLAT BOOK 4 AT PAGE 124, AND PLAT BOOK 5 AT PAGE 41 , BEING PART OF THE SE IA OF THE S W I A OF SECTION 15, TOWNSHIP 16 NORTH, RANGE 30 WEST, WASHINGTON COUNTY, ARKANSAS, AND BEING MORE PARTICULARLY DESCRIBED AS FOLLOWS: BEGINNING AT A FOUND IRON PIN AT THE INTERSECTION OF THE WEST LINE OF SAID LOT 6 AND THE SOUTH RIGHT-OF-WAY LINE OF 6T" STREET AS DESCRIBED IN A WARRANTY DEED RECORDED AS DOCUMENT NUMBER 99 68660; THENCE ALONG THE SOUTH RIGHT-OF-WAY LINE OF SAID 6T" STREET THE FOLLOWING FOUR COURSES : S82°37' 13"E 140.48 FEET TO A FOUND IRON PIN; THENCE S82° 07'23"E 40. 17 FEET TO A ROUND IRON PIN; THENCE S82° 18' 1 6"E 85 .51 FEET TO A FOUND IRON PIN; THENCE S73005 '49"E 144.36 FEET TO A FOUND IRON PIN ON THE EAST LINE OF SAID LOT 9; THENCE DEPARTING SAID SOUTH LINE AND ALONG SAID EAST LINE S020 25136"W 155 .68 FEET TO THE SOUTHEAST CORNER OF SAID LOT 9; THENCE ALONG THE SOUTH LINE OF SAID AUMICK ADDITION N87029137"W 405.03 FEET TO THE SOUTHWEST CORNER OF SAID LOT 6; THENCE NO2'28' 1 8"E 215 .00 FEET TO THE POINT OF BEGINNING, CONTAINING 78,230 SQUARE FEET OR 1 .80 ACRES, MORE OR LESS, BEING SUBJECT TO ANY EASEMENTS, COVENANTS OR RESTRICTIONS OF RECORD OR FACT. i ` ; 1 0 I � � ( A Y � � p �� L � Y I E .• 3 fV ; YI J i' 1lt d, Nk 11 •l�'�i • � 444 .1 ® 7 y vm ' , k t 1t J dd i s ,gam m rn mvS At C � I x NPINNOM EXHIBIT "C" R-PZD 06-2169 Page 1 of 3 Conditions of Approval 1 . Planning Commission determination of street improvements. Staff does not recommend street improvements be required with this project find the surrounding street system is adequate to support the proposed 20 residential units, which will generate approximately 117 vehicle trips per day onto the improved adjacent streets. 2. Cross Access: The entire looped driveway shall be included in an access easement. Surrounding property to the east and west is not feasible for a cross-access vehicular or pedestrian connection, however, the property to the south is undeveloped and has potential for a connection. Staff recommends the dumpster locations be re-evaluated and at least one of the drive aisles be stubbed out to the southern property line and included in the access easement to allow for future cross access at the time the property to the south develops. 3 . Project Phasing: This development shall be built in one phase, with all permits for construction required to be issued within one year of City Council approval, subject to the extension opportunities available in Chapter 166 of the UDC for Large Scale Development. 4. Revisions to be completed: ' a. Sheet 3 .0, Vicinity Map: City Zoning should be modified to show the RSF- 8 zoning north of 6'h Street. b. Per City Fire Code requirements the access driveways are required to be less than a 10% slope; if any portions of the access driveways are steeper than 10% they shall be required to be approved by the City Fire Chief prior to issuance of any permits for construction. c. The building and retaining wall are both within the new 20' utility easement for the proposed sanitary sewer line at the southeast corner of the site. This is in conflict with the City criteria, and the structures should be removed from the easement 5 . No portion of any structure (i.e., porches, overhangs, etc.) shall encroach into building setbacks or utility easements. 6. Buildings shall be constructed to be consistent with the photos and concepts depicted in the booklet as specified. Building permits will be based upon the submitted photos. 7. Parks fees for 20 Multi-Family Units in the amount of $ 13,600, are due prior to issuance of building permit. 8. Signs shall be permitted in accordance with Chapter 174 of the Fayetteville Unified Development Code, and shall be subject to signage requirements for residential multi-family development. 9. The Master Development Plan, Statement of Commitments and Architectural Standards submitted by the applicant shall be considered binding and tied to the zoning of the property. Conditions of approval as noted herein and other requirements placed upon the project with review of the Master Development Plan — Planned Zoning District by the City Council shall also be binding. 10. Should the property ever be subdivided, it shall comply with the zoning criteria as established and approved herein. EXHIBIT "C" R-PZD 06-2169 Page 2 of 3 11 . Prior to building permit, a cost estimate for all required landscaping is to be submitted to the Landscape Administrator for review. Once approval is gained, a guarantee is to be issued (bond/letter ofcredit/cash) for 150% of the cost of the materials and installation of the plants. This guarantee will be held until the improvements are installed and inspected, at the time of Certificate of Occupancy. 12. Streets lights shall be installed along 6'" Street at a minimum spacing every 300' as needed. Tree Preservation Conditions: 13 . Mitigation will be required on this site to bring the canopy back up to the required 15%. The applicant has requested and been approved to utilize the Residential On-Site Mitigation Option. 14. Two (2) inch caliper large species trees shall be planted on-site before the final certificate of occupancy. These trees should be bonded for $500 for a 3-year time period to ensure health and longevity. Engineering Comments: 15 . All designs are subject to the City's latest design criteria (water, sewer, streets and drainage). Review for plat approval is not approval of public improvements, and all proposed improvements are subject to further review at the time construction plans are submitted. 16. A revised detention design has been submitted with this application. The proposed low water crossing submitted that acts as a weir for the proposed detention pond will be accepted provided the design storms below 25 yrs will not top the weir; the 100 yr depth over the weir is held below 8 inches; and a guard rail is installed on the downstream side of the roadway to prevent a pedestrian or a vehicle from being washed downstream. Standard Conditions of Approval: , 17. 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, S WBT, Ozarks, SWEPCO, Cox Communications). 18. Trash enclosures shall be screened on three sides with materials compatible with the surrounding structures, with access not visible from the street. Architectural elevations for these structures shall be submitted for review prior to issuance of a building permit. 19. 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. 20. All overhead electric lines 12kv and under shall be relocated underground. All proposed utilities shall be located underground. 21 . All exterior lighting is required to comply with the City's lighting ordinance. A lighting plan and cut- EXHIBIT "0) R-PZD 06-2169 Page 3 of 3 sheets of the proposed exterior light fixtures shall be required to be approved by Planning Staff prior to building permit. 22. 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 Section 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. a Washington County, AR I certify this instrument was filed on 12/08/2008 03:39:48 PM j and recorded in Real Estate File Number 2006-00049722 Bee amps - Circuit Clerk � i J City of Fayetteville Staff Review Form qf9�d P City Council Agenda Items 2' I- z L) 06" 1147 Contracts 17-Oct-06 City Council Meeting Date Jeremy Pate Planning Operations Submitted By Division Department Action Required: R-PZD 06-2169: Planned Zoning District (6TH & WOOD, 524): Submitted by N. Arthur Scott for property located at 6th & Wood. The property is zoned C-2, Thoroughfare Commercial and contains approximately 1 .80 acres. The request is for re- zoning and development approval for a Residential Planned Zoning District with 20 multi-family units. $0.00 n/a n/a Cost of this request CategorylProject Budget Program Category / Project Name n/a n/an/a Account Number Funds Used to Date Program / Project CategoryName n/a n/a n/a $ Project Number Remaining Balance Fund Name Budgeted Item Budget Adjustment Attached Previous Ordinance or Resolution # n/a Department Di ector Date Original Contract Date: n/a Original Contract Number: n/a City Attorney Received in City erk ffice N Finance and Internal Service Director .......Fate Received in Mayor's Office ENTERED Mayor Date Comments: � Qf 01SK4t (Irsf reda'117 /d�i7/a6 City Council Meeting of October 17, 2006 Agenda Item Number CITY COUNCIL AGENDA MEMO To: Mayor and City Council Thru: Gary Dumas, Director of Operations ``pp From: Jeremy C. Pate, Director of Current Planning'` Date: September 28, 2006 Subject: Residential Planned Zoning District for 6a' and Wood (R-PZD 06-2169) RECOMMENDATION The Planning Commission voted to forward the subject request for an ordinance creating a Residential Planned Zoning District (R-PZD) for 6° and Wood. This action would establish a unique zoning district for a residential development on a 1 .80-acre tract located on the south side of 6's Street, approximately 300' east of Wood Avenue. BACKGROUND The site is zoned C-2, hnd is generally flat with the exception of a significant slope directly adjacent to the street, which is above the overall property, and undeveloped property with 65% tree canopy coverage. The existing right-of-way for 6`h Street varies from approximately 72' to 82' from centerline, far exceeding the more typical 25' from centerline that would be required in this location. This large amount of right-of-way was required for the slope to construct the 6°i Street improvements adjacent to the site. The applicant requests a rezoning and large scale development approval for 20 multi- family units in five buildings accessed off of a looped driveway onto 61h Street. The property would not be subdivided into separate lots, and would be maintained by a Property Owner's Association. Zoning criteria identifying permitted and conditional uses, building setbacks, bulk and area requirements and architectural guidelines are included within the project booklet provided by the applicant. DISCUSSION On September 25, 2006, the Planning Commission voted 5-3-0 in favor of forwarding this request to the City Council with commissioners Ostner, Anthes, and Myres voting `No' . BUDGETIMPACT None. ORDINANCE NO, AN ORDINANCE ESTABLISHING A RESIDENTIAL PLANNED ZONING DISTRICT TITLED R-PZD 06-2169, 6TH & WOOD, LOCATED SOUTH OF 6TH STREET NEAR WOOD AVENUE, CONTAINING APPROXIMATELY 1 .80 ACRES; AMENDING THE OFFICIAL ZONING MAP OF THE CITY OF FAYETTEVILLE; AND ADOPTING THE ASSOCIATED MASTER DEVELOPMENT PLAN 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 C-2, Thoroughfare Commercial, to R-PZD 06-2169 as shown in Exhibit "A" and depicted in Exhibit `B" attached hereto and made a part hereof. Section 2: That the change in zoning classification is based upon the approved master development plan, development standards, statement of commitments and the conditions of approval as submitted, determined appropriate and approved by the City Council indicated in Exhibit "C" attached hereto and made a part hereof. Section 3 : That this ordinance shall take effect and be in full force at such time as all of the requirements of the master 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 170' day of October, 2006. APPROVED: By: By: DAN COODY, Mayor SONDRA SMITH, City Clerk EXHIBIT "A" R-PZD 06-2169 PART OF LOTS 6,7,8 AND 9 IN AUMICK ADDITION, AS SHOWN IN PLAT BOOK 4 AT PAGE 124, AND PLAT BOOK 5 AT PAGE 41 , BEING PART OF THE SETA OF THE SW 1/4 OF SECTION 15, TOWNSHIP 16 NORTH, RANGE 30 WEST, WASHINGTON COUNTY, ARKANSAS, AND BEING MORE PARTICULARLY DESCRIBED AS FOLLOWS: BEGINNING AT A FOUND IRON PIN AT THE INTERSECTION OF THE WEST LINE OF SAID LOT 6 AND THE SOUTH RIGHT-OF-WAY LINE OF 0 STREET AS DESCRIBED IN A WARRANTY DEED RECORDED AS DOCUMENT NUMBER 99 68660; THENCE ALONG THE SOUTH RIGHT-OF-WAY LINE OF SAID 6T" STREET THE FOLLOWING FOUR COURSES: S82'37' 1 3"E 140.48 FEET TO A FOUND IRON PIN; THENCE S82° 07'23"E 40. 17 FEET TO A ROUND IRON PIN ; THENCE S82°18' 16"E 85.51 FEET TO A FOUND IRON PIN; THENCE S73005 '49"E 144.36 FEET TO A FOUND IRON PIN ON THE EAST LINE OF SAID LOT 9; THENCE DEPARTING SAID SOUTH LINE AND ALONG SAID EAST LINE S02° 25936"W 155.68 FEET TO THE SOUTHEAST CORNER OF SAID LOT 9; THENCE ALONG THE SOUTH LINE OF SAID AUMICK ADDITION N87029'37"W 405.03 FEET TO THE SOUTHWEST CORNER OF SAID LOT 6; THENCE NO2'28' 1 8"E 215.00 FEET TO THE POINT OF BEGINNING, CONTAINING 78,230 SQUARE FEET OR 1 .80 ACRES, MORE OR LESS, BEING SUBJECT TO ANY EASEMENTS, COVENANTS OR RESTRICTIONS OF RECORD OR FACT. EXHIBIT "C" R-PZD 06=2169 Page 1 of 3 Conditions of Approval 1 . Planning Commission determination of street improvements. Staff does not recommend street improvements be required with this project find the surrounding street system is adequate to support the proposed 20 residential units, which will generate approximately 117 vehicle trips per day onto the improved adjacent streets. 2. Cross Access: The entire looped driveway shall be included in an access easement. Surrounding property to the east and west is not feasible for a cross-access vehicular or pedestrian connection, however, the property, to the south is undeveloped and has potential for a connection. Staff recommends the dumpster locations be re=evaluated and at least one of the drive aisles be stubbed out to the southern property line and included in the access easement to allow for future cross access at the time the property to the south develops. 3. Project Phasing: This development shall be built in one phase, with all permits for construction required to be issued within one year ofCity Council approval, subject to the extension opportunities available in Chapter 166 of the UDC for Large Scale Development. 4. Revisions to be completed: a. Sheet 3 .0, Vicinity Map: City Zoning should be modified to show the RSF-8 zoning north of 6'h Street. b. Per City Fire Code requirements the access driveways are required to be less than a 10% slope; if any portions of the access driveways are steeper than 10% they shall be required to be approved by the City Fire Chief prior to issuance of any permits for construction. . c. The building and retaining wall are both within the new 20' utility easement for the proposed sanitary sewer line at the southeast corner of the site. This is in conflict with the City criteria, and the structures should be removed from the easement 5. No portion of any structure (i.e., porches, overhangs, etc.) shall encroach into building setbacks or utility easements. 6. Buildings shall be constructed to be consistent with the photos and concepts depicted in the booklet as specified. Building permits will be based upon the submitted photos. 7. Parks fees for 20 Multi-Family Units in the amount of$13,600, are due prior to issuance of building permit. 8. Signs shall be permitted in accordance with Chapter 174 of the Fayetteville Unified Development Code, and shall be subject to signage requirements for residential multi-family development. 9. The Master Development Plan, Statement of Commitments and Architectural Standards submitted by the applicant shall be considered binding and tied to the zoning of the property. Conditions of approval as noted herein and other requirements placed upon the project with review of the Master Development Plan — Planned Zoning District by the City Council shall also be binding. 10. Should the property ever be subdivided, it shall comply, with the zoning criteria as established and approved herein. EXHIBIT "C" R-PZD 06-2169 Pase 2 of 3 11 . Prior to building permit, a cost estimate for all required landscaping is to be submitted to the Landscape Administrator for review. Once approval is gained, a guarantee is to be issued (bond/letter ofcredit/cash) for 150% of the cost of the materials and installation of the plants. This guarantee will be held until the improvements are installed and inspected, at the time of Certificate of Occupancy. 12. Streets lights shall be installed along 6`h Street at a minimum spacing every 300' as needed. Tree Preservation Conditions: 13. Mitigation will be required on this site to bring the canopy back up to the required 15%. The applicant has requested and been approved to utilize the Residential On-Site Mitigation Option. 14. Two (2) inch caliper large species trees shall be planted on-site before the final certificate of occupancy. These trees should be bonded for $500 for a 3-year time period to ensure health and longevity. Engineering Comments: 15. All designs are subject to the City's latest design criteria (water, sewer, streets and drainage). Review for plat approval is not approval of public improvements, and all proposed improvements are subject to further review at the time construction plans are submitted. 16. A revised detention design has been submitted with this application. The proposed low watercrossing submitted that acts as a weir for the proposed detention pond will be accepted provided the design storms below 25 yrs will not top the weir; the 100 yr depth over the weir is held below 8 inches; and a guard rail is installed on the downstream side of the roadway to prevent a pedestrian or a vehicle from being washed downstream. Standard Conditions of Approval: 17. 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). 18. Trash enclosures shall be screened on three sides with materials compatible with the surrounding structures, with access not visible from the street. Architectural elevations for these structures shall be submitted for review prior to issuance of a building permit. 19. 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. 20. All overhead electric lines 12kv and under shall be relocated underground. All proposed utilities shall be located underground. 21 . All exterior fighting is required to comply with the City's lighting ordinance. A lightingplan and cut- EXHIBIT "C" R-PZD 06-2169 Page 3 of 3 sheets of the proposed exterior light fixtures shall be required to be approved by Planning Staff prior to building permit. 22. 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 Section 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 Meeting September 25, 2006 THE CITY OF FAYETTEVILLE. ARKANSAS PLANNING DIVISION CORRESPONDENCE TO: Planning Commission Members FROM: Andrew Garner, Senior Planner Glenn Newman, Staff Engineer THRU: Jeremy Pate, Director of Current Planning DATE: September- 20, 2006 Updated September 28, 2006 125 W. Mountain St. Fayetteville, AR 72701 Telephone: (479) 575-8267 R-PZD 06-2169: Planned Zoning District (6TH & WOOD, 524): Submitted by N. ARTHUR SCOTT for property located at 6TH & WOOD. The property is zoned C-2, THOROUGHFARE COMMERCIAL and contains approximately 1.80 acres. The request is, for re -zoning and development approval for a Residential Planned Zoning District with 20 multi -family units. Property Owner: Crazy 8, LLC Planner: Andrew Garner Findings: Background: At the September 14, 2006 Subdivision Committee the Engineering Division discussed concerns regarding drainage and grading for this project. The applicant has revised the plans and adequately addressed these concerns. Property Description: The subject property consists of approximately 1.80 acres located on the south side of 6th Street approximately 300' east of Wood Avenue. The site is zoned C-2, and is generally flat with the exception of a significant slope directly adjacent to the street, which is above the overall property, and undeveloped property with 65% tree canopy coverage. The existing right-of-way for 6th Street varies from approximately 72' to 82' from centerline, far exceeding the more typical 25' from centerline that would be required. in. this location. This large amount of right-of-way was required for the slope to construct the 6th Street improvements adjacent to the site. K:IReporIs120061PC Reports109-25-06tR-PZD 06-2169 (6th and Wood).doc Surrounding Land Use/Zonine: Direction from Site Land Use Zoning North Residential C-2, Thoroughfare Commercial; RSF-8, Residential Sin le-Famil 8 Units/Acre South Rural residential RMF-24, Residential Multi -Family 24 Units/Acre East Mixed commercial (thrift store; storage) C-2, Thoroughfare Commercial; -Multi -Family 24 Units/Acre West Single-family residential C-2, Thoroughfare Commercial; Proposal: The applicant requests rezoning and large scale development approval for a residential development in an R-PZD. The proposed use of the site is for 20 multi -family units in five buildings in Planning Area 1 (1.37 acres) and green space in Planning Area 2 (0.33 acres). The green space is located within a 40' drainage easement through the central portion of the site, a 40' swath adjacent to the western property line, and a 20' swath adjacent to the eastern property line. Access and Parking: Access is provided off of two driveways onto 6`h Street that provide a loop through the property. These two driveways provide direct access into the structures. Each of the five structures is a four-plex with each unit having one garage parking space and one driveway parking space. Traffic generated by twenty multi -family units is minimal, with approximately 117 vehicle trips per day generated. Improvements were made to 6th Street recently, widenting and improving the 6`h/HuntsvilleMashburn Road intersection near the site. Additionally, through the City's adopted Capital Improvement Program, improvements are being finalized for a realignment of Huntsville/Happy Hollow to direct traffic to the State Highway and 15`h Street. Voters also recently approved a sales tax bond issue to direct funds to match those offered by the state for additional capacity improvements to 15`h Street. This development has a negligible effect on traffic in the area, and represents a decrease from a typical C-2 development pattern The proposed zoning criteria and site plan allows for a density of 11.11 units per acre over the entire site and a 410' building setback off of 6'h Street right-of-way. The zoning criteria are provided in duplicate in the project booklet and on the plats. Please reference this provided material for more information. These documents are binding to the zoning of the property. Staff has expressed reservations about this project, in meeting the intent of the Planned Zoning District ordinance, for it is a single -use, rather typical multi -family development that is not providing for many of the provisions within the PZD ordinance. The primary reason the applicant processed this project as a PZD is required setbacks from the excessive right-of-way along 6`h Street, and providing the plans and elevations of structures to be built on the property .so neighbors and appointed and elected officials can see what is proposed. Staff is not opposed to the proposed residential use on this property, finding the down -zoning is appropriate in this area. Phasing: The applicant proposes to construct this development in one phase. K:IReports120061PC Repons109-25-0618-PZD 06-2/69 (6di and {Vood).doc Water & Sewer: Water and sewer lines would be extended to serve the development. Adjacent Master Street Plan Streets: 6`h Street (Historic Collector) Street Improvements/Right-of-Way Dedication: Staff does not recommend street improvements finding the adjacent street system adequate to support the proposed 20 units. 6`h Street adjacent to this site has been improved with a large right-of-way varying from approximately 72' — 82'right-of-way from centerline: Right-of-way dedication is not necessary. Parks: On June 10, 2006 the Park and Recreation Advisory Board recommended accepting money in lieu of land to satisfy the park land dedication ordinance. Tree Preservation: Existing Canopy: 65.0% Preserved Canopy: 13.33% Required Canopy: 15.0% Mitigation: Required; 3 two-inch caliper trees Public Comment: Staff has received written comments from three adjacent property owners objecting to the project citing such issues as increased traffic, reduced tree cover, increased noise, loss of neighborhood character, increased crime, and decrease in property value. Recommendation: Staff recommends forwarding R-PZD 06-2169 to the City Council for approval with the following issues/conditions of approval: Conditions of Approval: 1. Planning Commission determination of street improvements. Staff does not recommend street improvements be required with this project find the surrounding street system is adequate to support the proposed 20 residential units, which will generate approximately 117 vehicle trips per day onto the improved adjacent streets. PLANNING COMMISSION DETERMINED IN FAVOR OF THIS CONDITION (09/26/06). 2. Cross Access: The entire looped driveway shall be included in an access easement. Surrounding property.to the east and west is not feasible for a cross -access vehicular or pedestrian connection, however, the property to the south is undeveloped and has potential for a connection. Staff recommends the dumpster locations be re-evaluated and at least, one of the drive aisles be stubbed out to the southern property line and included in the access easement to allow for future cross access at the time the property to the south develops. 3. Project Phasing: This development shall be built in one phase, with all permits for construction required to be issued within one year of City Council approval, subject to the extension opportunities available in Chapter 166 of the UDC for Large Scale Development. K:lReparts120061PC Reports109-2S-061R-PZD 06-2169 (6th and IVood).doc 4. Revisions to be completed: a. Sheet 3.0, Vicinity Map: City Zoning should be modified to show the RSF-8 zoning north of 6a' Street. b. Provide a cross seetien showing hew buildings lie i. relation 6th a cross VV�V\\ showing \11 Lu how the [l{ {p[Qlfp[y -[�0 Street. c. Sheet is provided times the packet, one of should 6.0 \u r\V.\Y VY two in r/Ull\Y4, one of the sheets �JIIVQIQ he -�d d. Per City Fire Code requirements the access driveways are required to be less than a 10% slope; if any portions of the access driveways are steeper than 10% they shall be required to be approved by the City Fire Chief prior to issuance of any permits for construction. e. The sidewalk from 6m Street into the development evele..r..et.t shall be a concrete 1' adjacent to 64 Street shall be changed to concrete. f. The building and retaining wall are both within the new 20' utility easement for the proposed sanitary sewer line at the southeast corner of the site. This is in conflict with the City criteria, and the structures should be removed from the easement THE ITEMS STRIKEN ABOVE HAVE BEEN ADRESSED IN THE REVISIONS SUBMITTED FOR CITY COUNCIL 5. No portion of any structure (i.e., porches, overhangs, etc.) shall encroach, into building setbacks or utility easements. 6. Buildings shall be constructed to be consistent with the photos and concepts depicted in the booklet as specified. Building permits will be based upon the submitted photos. 7. Parks fees for 20 Multi -Family Units in the amount of $13,600, are due prior to issuance of building permit. 8. Signs shall be permitted in accordance with Chapter 174 of the Fayetteville Unified Development Code, and shall be subject to signage requirements for residential multi- family development. 9. The Master Development Plan, Statement of Commitments and Architectural Standards submitted by the applicant shall be considered binding and tied to the zoning of the property. Conditions of approval as noted herein and other requirements placed upon the project with review of the Master Development Plan — Planned Zoning District by the City Council shall also be binding. 10. Should the property ever be subdivided, it shall comply with the zoning criteria as established and approved herein. 11. Prior to building permit, a cost estimate for all required landscaping is to be submitted to the Landscape Administrator for review. Once approval is gained, a guarantee is to be K. IReports120061PC Reports109-25-061R-PZD 06-2169 (6th and R'ood).doc issued (bond/letter of credit/cash) for 150% of the cost of the materials and installation of the plants. This guarantee will be held until the improvements are installed and inspected, at the time of Certificate of Occupancy. 12. Streets lights shall be installed along 6`h Street at a minimum spacing every 300' as needed. Tree Preservation Conditions: 13. Mitigation will be required on this site to bring the canopy back up to the required 15%. The applicant has requested and been approved to utilize the Residential On -Site Mitigation Option. 14. Two (2) inch caliper large species trees shall be planted on -site before the final certificate of occupancy. These trees should be bonded for $500 for a 3 -year time period to ensure health and longevity. Engineering Comments: 15. All designs are subject to the City's latest design criteria (water, sewer, streets and drainage). Review for plat approval is not approval of public improvements, and all:... proposed improvements are subject to further review at the time construction plans are submitted. 16. A revised detention design has been submitted with this application. The proposedJow .,.: water crossing submitted that acts as a weir for the proposed detention pond will be :. accepted provided the design storms below 25 yrs will not top the weir; the 100. yr depth over the weir is held below 8 inches; and a guard rail is installed on the downstream side of the roadway to •prevent a pedestrian or a vehicle from being washed downstream. Standard Conditions of Approval: 17. 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). 18. Trash enclosures shall be screened on three sides with materials compatible with the surrounding structures, with access not visible from the street. Architectural elevations for these structures shall be submitted for review prior to issuance of a building permit. 19. Staff approval of final detailed plans, specifications and calculations (where applicable) for grading, drainage, water, sewer, fire protection, streets @ublic 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. K:I Reporls120061PC Reports109-25-06tR-PZD 06-2169 (6th and Wood).doc 20. All overhead electric lines 12kv and under shall be relocated underground. All proposed utilities shall be located underground. 21. All exterior lighting is required to comply with the City's lighting ordinance.. A lighting plan and cut -sheets of the proposed exterior light fixtures shall be required to be approved . by Planning.Staff prior to building permit. 22. 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 Section 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: Denied Tabled X Forwarded--to.City Council Motion: ; " Lack Second` Graves Vote: 5-3-0 (Commissioners Ostner, Myres, and Anthes voting 'No') Meeting Date: September 25, 2006 Comments: The "Conditions of Approval" listed in the report above are accepted in total without exception by the entity requesting approval of this development item. Signature K: IReporis120061 PC Reports109-25-061R-PZD 06-2169 (61h and Wood).doc Date Findings associated with MDP R-PZD, 06-2169 (6th and Wood) Sec. 166.06. Planned Zoning Districts (PZD). (E) Approval or Rejection Criteria for Planned Zoning Districts The following criteria shall be considered by the Planning Commission and City Council in the review of a planned zoning district application based on the proposed master development plan: (1) Whether the application is in compliance with the requirements of the UDC and the City Plan 2025; FINDING: Staff finds the application to be in compliance with the Master Development Plan Planned Zoning District criteria established by the City Council. The Interim Future Land Use Plan Map adopted as part of City Plan 2025 designates this site Community Commercial. The Sector Map also adopted as part of City Plan 2025 designate this area as an Infill Growth Sector. Rezoning this property to•R-PZD 06-2190 with multi -family dwelling units is not consistent with the land use plan for commercial- uses, but is compatible with surrounding residential land uses and density within surrounding residential property to the north, south, and west, and undeveloped commercial lot to the east. Further; the density of the residential development proposed is consistent -with this property's location within the Infill Growth Sector. (2) Whether the application is in compliance with all applicable statutory provisions; FINDING: The application has been reviewed and found to be compliant with applicable statutory provisions. (3) Whether the general impact of the rezoning would adversely impact the provision of public facilities and services; FINDING: The impact of the rezoning and subsequent development would require the provision of public facilities, at the cost of the developer. Without improvements to existing infrastructure, the proposal would certainly adversely affect public facilities and services. However, as indicated in the submittal and the staff report, certain measures'are'to.he taken to ensure adequate infrastructure improvements are made by the developer to ensure the level of service does not decline due to the proposed development. (4) Whether the rezoning is compatible with the surrounding land uses; FINDING: The rezoning request, combined with the Master Development Plan, would allow multi -family residential uses. The proposed zoning criteria and multi -family development provides an appropriate transition between the commercial zoning and development to the east, the immediate surrounding single-family residential development to the north, south, and west, and the existing and developing multi -family residences in the vicinity along 6th Street and in this neighborhood. The overall density on the property K: IReports120061PC Reports109-25-O61R-PZD 06-2/69 (6th and IVood).doc would be 11.11 units per acre and would be compatible with the existing RMF-24 zoning to the south and west, and the existing single and multi -family development in the vicinity. The site layout incorporates a looped private drive accessing 6th Street at two points and providing access to the 5 multi -family structures, and a 4' sidewalk connecting the units to • 6th Street. Green space on the site is provided in 0.4 acres in an existing drainage easement through the central portion of the site, and along the west and east property lines. The site layout is compatible with the existing surrounding land uses. (5) Whether the subject land is suitable for the intended use and is compatible with the natural environment; FINDING: The subject property is undeveloped with a large drainage easement and a large right-of-way for 6111 Street adjacent to the front property line. There is a relatively steep slope off of 6th Street. This project has not made considerable effort to incorporate the existing tree canopy into the development, although the large width of the 6111 Street right-of-way and drainage easement on the property are the major constraints to the project design. (6) Whether the intended land use would create traffic congestion or burden the existing road network; • FINDING: The intended residential land use will negligibly impact.: the existing traffic conditions. Currently this site has two access points to 6t Street. 6th;1Street .is currently imp'roved'to its Master Street Plan designation. The intersection ofi6'' Street and Happy Hollow is in the process of being reconstructed. The intent of :the •Zappy Hollow intersection improvements is to improve and encourage traffic flow south; to 15t Street and ultimately to I-540, rather than continuing west along 6th Street and through downtown Fayetteville. This improvement is anticipated to reduce the amount of cut -through traffic that currently traverses along 6111 Street in front of this property. It is not anticipated that traffic from the 20 proposed residential units (117 vehicle trips per day) would create traffic congestion or burden the existing road network. Staff does recommend that cross - access vehicular connection be provided to the undeveloped property to the south if feasible. (7) Whether the planned development provides for unified development control under a unified plan; - FINDING: The booklet and master development plans submitted provide for said unified development control. (8) Whether any other recognized zoning consideration would be violated in this PZD. FINDING: No other zoning considerations are proposed to be violated. (B) Development standards, conditions and review guidelines K: IReports120061PC Reports109-25-0618-PZD 06-2169 (6th and Wood).doc (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 away 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 6`h and Wood PZD provides for an adequate transition and infill between the existing single-family residences, in the neighborhood, the small strip of commercial property along 6 Street to the east, and the existing and developing multi- family residences in this vicinity. The architectural standards for the proposed multi- family buildings are a higher standard than that typically seen in a multi -family development in Fayetteville. A PZD in this situation allows staff and decision -makers the opportunity to see and modify these standards ensuring the quality of development and aesthetic impact to the community will be positive. Additionally, the large right-of-way for 6th Street adjacent to This property and the existing: drainage easement bisecting the site limit the development potential of the .property under a standard zoning. The .proposed zoning and associated residential development is more 'appropriate than the existing C-2 zoning on the property. The existing C-2 zoning allows such uses as a car lot, restaurant, etc., which would could potentially be. incompatible with the surrounding, mainly single- family development. The proposed zoning and residential. uses. enhance this growing and redeveloping neighborhood. The site plan has been amended from the first submittal to incorporate as internal driveway connection between the units and to provide pedestrian connection to the street. These modifications will benefit the development and the greater community. Adequate parking has been provided, and the inclusion of mitigation trees will create a healthy urban canopy. (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: No screening is required by ordinance, as no large surface parking areas or commercial uses are indicated. A landscape plan has been supplied, and trees along the K:IReports120061PC Reports 109-25-0618-PZD 06-2169 (6th and Wood).doc frontages of 6th Street are required. In addition, the landscape plan includes trees planted along the eastern property line and are indicated as a buffer between this property and. the commercially -zoned property to the east. (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: The vehicular: circulation system is comprised of a private loop driveway through the five attached buildings with two curb cuts onto 6th Street. The dwellings face interior to the development with the side of the buildings facing 6m Street. The driveway alignment provides adequate ingress and egress. (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: No large off-street parking areas are proposed. Parking is provided within garages or on the driveways. All parking ratios are to be met with this proposal. (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: This requirement has been met. ti: IReports120061PC Reports109-25-06tR-PZD 06-2169 (6th and IVood).doc (6) Sidewalks. As required by § 166.03.. FINDING: A public 10 -foot trail is located adjacent to 6th Street along the property frontage. As conditioned, a 4' concrete sidewalk would provide connection from 6th Street into the driveway for the development. (7) Street Lights. As required by § 166.03. FINDING: Street lights are to be provided adjacent to all public and private streets at a separation of no greater than 300 feet. (8) Water. As required by § 166.03. FINDING: Public water lines are being extended in accordance with city codes. (9) Sewer. As required by §166.03. -FINDING: Public sewer lines are being extended in accordance with city codes. (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. (iii)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 K. IReports120061PC Reports109-25-061R-PZD 06-2169 (6th and Wood).doc "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. 0 (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 (No 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 aPZD. (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" K:IReporls120061PC Reporls109-25-0618-PZD 06-2/69 (6th and Wood) doe which shall be clearly visible to motor vehicular traffic. FINDING: The applicant shall comply with the above criteria. This development proposes no public or private streets, only a private driveway through the site. (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: All development on the site shall be phased according to the phasing plan and conditions herein. (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 has worked with the Urban Forester to alter the previous site plans, bringing forward an amended plan that accomplishes more of.the. goals for tree preservation. The percentage of canopy preserved has increased and.preserves a large percentage of canopy along the west property line. Mitigation trees will serve to provide an increased overall canopy on the site, providing for an urban canopy. (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: Non-residential structures are not proposed. (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: No scenic views are identified, and the height of structures proposed is not uncommon for the area. (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 K:IReports120061PC Reports109-2S-061R-PZD 06-2/69 (6th and Wood).doc 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,niaintenance of such open space, recreation areas and communally - K: IRepons120061PC Reports109-25-061R-P7-D 06-2/69 (6th and N'ood).doc 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 asa potential lien on the • property. The association must be able to adjust the assessment to meet changing needs. - FINDING: The applicant shall comply with these requirements. 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. K:IReporis120061PC Repor(s109-25-0618-PZD 06-2169 (61h and {Vood).doc (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: Staff finds this proposal meets the intent of the City Plan 2025, as well as some of the above ten criteria. Residential infill in this urban area is accomplished at a moderate density of 11.11 units per acre, transition and. compatibility of land uses is improved by changing the existing zoning from C-2 into a customized residential zoning. Reduced building setbacks off of 6t" Street allowed by this customized PZD zoning help offset the unusually large right-of-way for 6te Street on this site. The following guiding policies within Residential Areas are applicable to this development, and help to achieve the nine primary goals. of the City Plan 2025: . Residential Areas: 12.1.4.a Utilize principles of traditional residential urban design to create compatible, livable, and accessible neighborhoods. (Goal3) 12.L4.c Minimize through traffic on minor residential streets, while providing connections between neighborhoods to encourage openness and neighborliness. (Goal4) 12.1.4.d Manage non-residential development within and adjoining residential neighborhoods to minimize nuisances. K:IReports120061PC Reports109-25-06IR-PZD 06-2169 (6th and IVood).doc 12.1.4.e Utilize more intense development patterns within the infill sector and encourage mixed uses in new developments to promote better community design, maintain human scale, and enhance pedestrian activity. (Goal 1) 12.1.4.E Site new residential areas accessible to roadways, alternative transportation modes, community amenities, infrastructure, and retail and commercial goods and services. (Goals Ig and 3) 12.1.4.g Encourage residential dwellings in appropriate specified Mixed Use Areas. (Goals I and 3) 12.1.4.h Encourage a development scale to maintain compatibility and proportionality between nonresidential development and adjacent residential areas. (Goal 3a) 12.1.4.i Utilize the Master Street Plan and incorporate bike lanes, parkways and landscaped medians to preserve the character of the city and enhance the utilization of alternative modes of transportation. (Goal 4) 12.1.4.) Discourage design elements that prohibit complete, compact, connected neighborhoods such as cul-de-sacs, gated communities, etc. (Goal 3a) (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 submitted development plats and Master Development Plan booklets, along with the conditions of approval found applicable and appropriate, are binding with the approval of the requested rezoning. Should the Planning Commission forward this item to the City Council, an ordinance will be drafted for consideration of rezoning this property • in accordance with the submittal herein. , . (C) R — PZD, Residential Planned Zoning District. (1) Purpose and intent. The R-PZD is intended to accommodate mixed -use or clustered residential developments and to accommodate single -use residential developments that are determined to be more appropriate for a PZD application than a general residential rezone. The legislative purposes, intent, and application of this district include, but are not limited to, the following: K: IReports120061PC Reports 109-25-061 R-PZD 06-2169 (6th and Wood).doc -4 (a) To encourage a variety and flexibility in land development and land use for predominately residential areas, consistent with the city's City Plan 2025 and the • orderly development of the city. • (b) To provide a framework within which an effective relationship of different land uses • and activities within a single development, or when considered with abutting parcels of land, can be planned on a total basis. (c) To provide a harmonious relationship with the surrounding development, minimizing .such influences as land use incompatibilities, heavy traffic and congestion, and excessive demands on planned and existing public facilities. (d) To provide a means of developing areas with special physical features to enhance natural beauty and other attributes. (e) To encourage the efficient use of those public facilities required in connection with new residential development. FINDING: Staff is recommending approval of this application, finding the proposed PZD meets the intent of the PZD ordinance as noted above. (2) Permitted Uses. All permitted uses identified within §162 Use Units of the Unified Development CodeS shall be allowed as permissible uses, unless otherwise specified, subject to City Council approval of the Planned Zoning District request. (3) Conditional Uses. All conditional uses allowed within (Residential, Commercial, Industrial) zoning Districts established in the Unified Development Code shall be allowed with Planning Commission approval, unless otherwise specified, subject to the code governing Conditional Use requests. FINDING: Permitted and Conditional uses are outlined in both the Master Development Plan booklets and plats. (4) Condition. In -no instance shall the residential use area be less than fifty-one percent (51%) of the gross floor area within the development. FINDING: All uses are proposed as residential. (F) Bulk and area regulations (1) Residential density. Residential densities shall be determined on the basis of the following considerations: (a) The densities of surrounding development; K. tReports120061PC Reports109-25-061R-PZD 06-2169 (6th and Wood).doc (b) the densities allowed under the current zoning; (c) the urban development goals and other policies of the city's General Plan; (d) the topography and character of the natural environment; and (e) the impact of a given density on the specific site and adjacent properties. FINDING: Surrounding development is mixed in use and density, from a small strip of commercial to the east, single-family to the west, and a number of multi -family developments in the immediate vicinity. Density and intensity under the current zoning (C- 1) could lead to potentially incompatible land uses in this established residential area. Infrastructure in the area is adequate to support the proposed development. (2) Lot area and setback requirements. Taking into consideration the unique aspects of each project, preliminary development plans for Planned Zoning Districts shall conform as closely as possible to the existing standards for lot area minimums and setback requirements under this chapter. . FINDING: • Lot area minimums and setbacks are different than a standard residential zoning to allow the. buildings to be closer to 6th Street. The side and rear setbacks are similar to other residential zonings. The project is being developed without subdivision of ..1 land; thus a horizontal property regime will likely be filed. (3) Building height.. There shall be no maximum building height except as may: be determined by the Planning Commission during the review of the preliminary development plan based on the uses within the development and the proximity of the development to existing or prospective development on adjacent properties. A lesser height may be established by the Planning Commission when it is deemed necessary.,to, provide adequate light and air to adjacent property and to protect the visual quality of the community. FINDING: Building heights proposed for this project are typical of single and multi -family development in the surrounding area. (4) Building area. The Planning Commission shall review specific proposed lot coverages which generally correspond to the guidelines for lot coverage in the respective residential, office, commercial or industrial district which most depicts said development scheme. FINDING: The lot coverage on this project is minimal, though the density is higher, due to the provision of Tree Preservation areas and common greenspace. K: IRepor(s120061PC Reports109-25-061R-PZD 06-2169 (6d: and Woodj.doc *Required Findings for Rezoning Request. 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 Interim Future Land Use Plan Map adopted as part of City Plan 2025 designates this site Community Commercial. The Sector Map also adopted as part of City Plan 2025 designate this area as an Infill Growth Sector. Rezoning this property to R-PZD 06-2190 with multi -family dwelling units is not consistent with the land use plan for commercial uses, but is compatible with surrounding residential land uses and density within surrounding residential property to the north, south, and west, and undeveloped commercial lot to the east. Further, the density of the residential development proposed is consistent with this property's location within in Infill Growth Sector. 2. A determination of whether the proposed zoning is justified and/or needed at the time the rezoning is proposed. Finding: At this time the property is zoned C-2, which allows for commercial use and • accessory residential use. This site is more suited for residential development • than for commercial use as evidenced by the largely undevelopedsnature of this node of commercial zoning. The property is identified as an Infill Growth Sector and is near downtown Fayetteville. Improved streets and public infrastructure • make rezoning of this property to an entirely residential development advisable. :A determination as to whether the proposed zoning would create or appreciably increase 'traffic danger and congestion. Finding: Staff finds this proposal will not create or appreciably increase traffic danger and congestion. 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: Staff finds that in evaluating this proposal, the population density would be slightly increased from that which currently exists. Staff finds, however, that the load created on public services is not an undesirable or detrimental impact, with. the improvements as recommended by staff for this project. Engineering: Public water is located near the site. There is a 6" waterline along Huntsville. Water service will need to be extended to the property and through the development at the time of development. Sanitary sewer is available near the site. There is an 8" sewer main along on K. IReportst20061PC Reports109-25-0618-PZD 06-2169 (6th and Wood).doc the adjacent property to the east. Sewer service will need to be extended to the property and through the development at the time of development. Improvements to the sewer system may be required dependent upon the demand placed by the development. The site has access to Sixth Street. Sixth Street is an improved two-lane paved roadway at this property. No street improvements are recommended with this development. Standard improvements and requirements for drainage will be required for the development. Police: It is the opinion of the Fayetteville Police Department that this rezoning will not substantially alter population density and will not create an undesirable increase on police services. Fire: The subject property is' located approximately 1.2 miles from the Engine #1 and Ladder #1 at the fire station at 303 West Center, with an expected• response time of approximately 4.5 minutes. No adverse impacts on call volume or response time are anticipated. 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 K: IReports120061PC Repons109-25-0618-PZD 06-2169 (6th and Woad).doc FAYETTEVILLE THE CITY OF FAYETTEVILLE, ARKANSAS 113 West Mountain S. Fayetteville, AR 72701 ENGINEERING DIVISION CORRESPONDENCE 479-575-8206 To: Andrew Garner, Planner September 19, 2006 From: Glenn E. Newman, Jr., P.E. Staff Engineer Re: Plat Review Comments (September 25, 2006 Planning Commission) Development: 6"' Street & Wood Ave Engineer: Project Design Consultants, Inc. 1. All designs are subject to the City's latest design criteria (water, sewer, streets and drainage). Review for plat approval is not approval of public improvements, and all proposed improvements are subject to further review at the time construction plans are submitted. 2. A revised detention design has been submitted with this application. The proposedlow water crossing submitted that acts as a weir for the proposed detention pond will be accepted provided the design storms below 25 yrs will not top the weir; the 100 yr depth over the weir is held below 8 inches; and a guard rail is installed on the downstream side of the roadway to prevent a pedestrian or a vehicle from being washed downstream. 1 6th and Wood PZD Summary of Average Vehicle Trip Generation 'or 20 Dwelling Units of Residential. Condominium / Townhouse September 20, 2006 24 Hour 7-9 AM Pk Hour 4-6 PM Pk, Hour Two -Way ' Volume Enter Exit- Enter Exit Average Weekday 117 1 _7 7 4 • 24 hour Peak Hour Two -Way Volume Enter Exit Saturday 113 5 4 Sunday 97 4 5 Note: A zero indicates no data available. Source: Institute of Transportation Engineers Trip Generation, 6th Edition, 1997. TRIP GENERATION BY MICROTRANS FAYETTEVILLE. THE CITY OF FAYETTEVILLE,JARKANSAS POLICE DEPARTMENT September 4, 2006 Jeremy Pate Zoning and Development Director City of Fayetteville 113 W. Mountain Fayetteville AR. 72701 Dear Director Pate, This document is in response to the request for a determination of whether the proposed Planned Zoning District R PZD 06-2196: (WEST FORK PLACE, 565 / 566): Submitted by PROJECT DESIGN CONSULTANTS, INC. for property located at the end of Ray Avenue, south of Huntsville Road would substantially alter the population density and thereby undesirably increase the load on public services and create an. appreciable increase in traffic danger and congestion. The property contains approximately 13.92 acres and is zoned RSF-4. It is the opinion of the Fayetteville Police Department that this planned zoning district will not substantially alter the population density or create and undesirable increase in the load on police services nor will it create an appreciable increase in traffic danger and congestion in the area. , In reference to R-PZII 06-2169: (6TH & WOOD, 524): Submitted by N. ARTHUR SCOTT for property located at 6's and Wood. The property is zoned C-2 and contains approximately 1.80 acres. The request is for re -zoning the development for a Residential Planned Zoning District. It is the opinion of the Fayetteville Police Department that this re -zoning will not substantially alter the population density, nor will it create an undesirable increase on police services. It will not create an appreciable increase in traffic danger and congestion in the area. Sincerely, I €'aptain William Brown Fayetteville Police Department FAYETTEVILLE POLICE DEPARTMENT 100-A WEST ROCK STREET (DELIVERIES) POLICE: 100-A WEST ROCK STREET 72701 FAYETTEVILLE,ARKANSAS72701 PHONE: 479.587.3555 FAX: 479.587.3522 Fayetteville Fire Department To: Suzanne Morgan, Andrew Garner, Jeremy Pate, and Jesse Fulcher Thru: Chief Tony Johnson Asst Chief Bud Thompson From: Captain Dale Riggins Date: September 19, 2006 Re: September 6, 2006 Zoning Review — Fire Department Comments PZD06-2196 (West Fork Place) These 13.92. acres are coveredby 5 located at 833 N Crossover. It is 1.7 miles from the station with an expected response time of 4 minutes. After the new Station 3 opens at -Ray and Huntsville, the distance will be reduced to .5 miles with an expected response time of 2 minutes. The Fire Department anticipates 13 (8 EMS - 5 Fire/Other) calls for service per year once the development is completed and maximumbuild-out has occurred. Measured Hydrant Flow in this area is 1539 gallons/minute. The service impact of this development will typically take eighteen months after the development is started, and the units begin to be occupied, to occur. There should be no adverse effects on our call volume or response time to this development. PZD06-2169 (6"' and Wood) These 1.80 acres are covered by Engine 1 and Ladder 1 at 303 W Center. It is 1.2 miles from the station with an expected response time of 4.5 minutes.. The Fire Department anticipates 5 (3 EMS - 2 Fire/Other) calls for service per year once the development is completed and maximum build -out has occurred. There is no recorded measured hydrant flow for this area. The service impact of this development will typically take eighteen months after the development is started, anii the units begin to be occupied, to occur. Please feel free to contact me if you have any questions concerning the comments Captain Dale Riggins Fayetteville Fire Department aso' 1, i 91 I 1 '1 1II ♦ Jw� • <_•--_-__ idE]LLWLJfI - t ) 11.... V.'i �,�. i '. r"2 + i / ✓ a —x+-121 S W h 1 p WxiTfe >✓ x Cry /.. a /:i''f )�l> Y Y I Y A YH 4✓ , ' f j'' [I YfII)E ♦ u�42ili) LL`�4 / / Q[I)f1 LI 1j` +a 1Ff iY �� aJ lTxa'•. �:'`S.aaefIaj ^'.e 11 JI: S' )R_ Jit('f ' u .N ♦ � I � i5 h 1 n. � 1 ♦ Yi 1 [ l� ♦ ! � i i f � � � ` e t" 1 mf?+-.. {* ,i f �. . ) � I in+�� I • L -I I -` `r a' z_ 'st -.'t p � � ) 1 / Ir 1 + a�Q i� 1:. Lr� a 1)J /+5^/ \r I' ry i1o� ,.1 ( ) Im • ;T1;4 u 3 ' 4 (J i1 / P ry dM 1 [ ✓ "�r /rt 1 \ _WexelT(_yy ii'c I u j .::.>'<_:/j. s- it ______ ___ Er. - :- •r f 7m ' I 11 G' "jJ • ',I Ih.Sr- �'.-=E2Th SY� .: ,a.. I Planning Commission Meeting September 25, 2006 LANDSCAPE REVIEW FORM 125 W. Mountain St. Fayetteville, AR 72701 Telephone: (479) 575-8267 To: Fayetteville Planning Commission From: Andrew Gamer, Senior Planner Date: September 20, 2006 ITEM #: R-PZD 06-2169 (6t" Street) Applicable Requirements: X (ff t�eetwParlcitig X °;Gommerctal3iesi Stanoards3 XButfersanl`Scre nip` Plan Checklist: Y = submitted by applicant N = requested by city NA= not applicable 1Prebmmaryi ai '` airn. .b iif aiz Parktn and1)Goa�iu'�° �Of[`Street Y wheel stops / curbs Y irrigation Y edged landscape beds indicated Y species of plant material identified Y size of plant material at time of installation indicated Y interior landscaping narrow tree lawn (8'min. width, 17' min. length / I tree per 15 spaces) tree island 10' min. width / 1 tree per 12 spaces) Y - perimeter landscaping side and rear property lines (5' landscaped) g A adjacent to street R.O.W (15' greenspace exclusive for landscaping / I street tree every 30 L.F., a continuous planting of shrubs and ground tover - 50% evergreen) Y soil amendments notes include that soil is amended and sod removed K. [Urban Forester(PROJECTSIPZD 20061C" and n'oodlpC (Landscape Review), wd. Planning Commission Meeting September 25.2006 )r mulching notes indicate mulching around trees and within landscape beds. )r planting details according to Fayetteville's Landscape Manual kPrclintioary -,r-grrl 4' 4 s ibmittal, Final M1y�T$i asubmtua191E i. - ..t 4 - 4 a u '4' V' , °tmereY ? ign tan dsf NA greenspace adjacent to street R.O.W. (15' wide) y street trees planted every 30' L.F. along R.O.W. NA outdoor storage screened with landscaping uffr$--, taiftlScreenm �� r3 �: )r landscaped area (12' min.) N fence required NA outdoor storage screened with landscaping NA non-residential landscape screen when adjacent to residential zones NA landscape requirement for setback reduction (avera:,Atsttt ''-.e uirments" �ti NA greenspace adjacent to street R.O.W. (25' wide) NA street trees planted every 30'L.F. along R.O.W. NA 25% of total site area left in greenspace (80% landscaped) NA parking lots and outdoor storage screened with landscaping Recommendation: Approval of the landscape,plan associated with LSD 06-2169 with the following conditions. Conditions of Approval: 1. Prior to building permit, a cost estimate for all required landscaping is to be submitted to the Landscape Administrator for review. Once approval is gained, a guarantee is to be issued (bond/letter of credit/cash) for 150% of the cost of the materials and installation of the plants. This guarantee.will be held until the improvements are installed and inspected, at the time of Certificate of Occupancy. 2 K Urban Forestert'ROJEC731PZD 200616"' and (i'oodiPC (Landswpe Review). wd. I. THE CITY OF FAYETTEVILLE, ARKANSAS TO: Andrew Garner, Associate Planner FROM: Kay Curry, Park Planner DATE: September 12, 2006 113 W. Mountain St. Fayetteville, AR 72701 Telephone: (479) 444-3472 SUBJECT: Parks & Recreation Subdivision Committee Review Comments ############################################################################## Meeting Date: September 14 Item: R-PZD 06-2169 (6th & Wood, 524) Park District: SE Zoned: RSF-4 Billing Name& Address: Bob Schmidt, 1747 N. College, Fayetteville, AR 72702 Land Dedication Requirement Money in Lieu Single Family _ @ .024 acre perunit = acres _____@$960 per unit = $ Multi Family @• .017: acre,per unit = acres 20 @ $680 per unit = $13,600 Lot Split COMMENTS: @ $960 per unit = $ The Parks and Recreation Advisory Board recommended accepting money in lieu of a land dedication on July 10, 2006. This decision was based on the 6th and Wood location being-within.one half mile of Walker Park: • Fees are assessed in the amount of $13,600 for multi -family homes. • Fees are due before building permits will be issued. R-PZD 06-2169 vf PC Meeting of September 25, 2006 TayetL ARKANSAS 113 W- Mountain St. Fayetteville, AR 72701 THE CITY OF FAYETTEVILLE, ARKANSAS y Telephone: (479)444-3470 TREE PRESERVATION and PROTECTION REPORT To: Fayetteville Planning Commission From: Sarah K. Patterson, Urban Forester Date: September 20, 2006 ITEM # RPZD o6-2169: Residential Planned Zoning District (6th & Wood) Requirements Submitted: T Initial Review with the Landscape Administrator T Site Analysis Map Submitted T Site Analysis Written Report Submitted T Complete Tree Preservation Plan Submitted Canopy Measurements: acres - i.8o square feet 78,408 acres 1.25 square feet ,518 percent of site area 6 vr g�. E_i�ustm �TreeCano .Rreerved" acres 0.25 square feet 11,120 percent of total site area 13.88 Te went Maitimtfm'Cano°"'Iie aired 15% FINDINGS: The desirability of preserving a tree or group of trees by reason of age, location, size or species. • This is a wet and wooded site. Most species on the site are elm, maple, boxelder, and ash. A large percentage of canopy will be saved along the west property line as a buffer. The extent to which the area would be subject to environmental degradation due to removal of the tree or group of trees. • Environmental degradation should be very minimal on this site. The impact of the reduction in tree cover on adjacent properties, the surrounding neighborhood and the property on which the tree or group of trees is located. • Canopy removed will affect the adjacent property owners to south but a buffer is planned along the west line. Whether alternative construction methods have been proposed to reduce the impact of development on existing trees. N/A Whether the size or shape of the lot reduces the flexibility of the design. • Size and shape of the lot does not reduce flexibility of design. A large drainage easement and right of way with topography does make the design difficult. The general health and condition of the tree or group of trees, or the presence of any disease, injury or hazard. - • The general health of the trees is anywhere from poor to good. The placement of the tree or group of trees in relation to utilities, structures, and use of the property. • There area few trees that are marked for preservation near two story structures. The large buffer to the west is free of utilities and should stay that way indefinitely. The need to remove the tree or group of trees for the purpose of installing, repairing, replacing; or maintaining essential public utilities. • Trees will be removed for the installation of the utilities. There are no trees to remain that could be threatened in the. future by repairs or replacement. Whether roads and utilities are designed in relation to the existing topography, and routed, where possible, to avoid damage to existing canopy. • A lot of discussion went into the location of the utilities in order to preserve as much tree canopy as possible. Construction requirements for On -Site and Off -Site Alternatives. • N/A The effects of proposed On -Site Mitigation or Off -Site Alternatives. Mitigation will be required on this site to bring the canopy backup to the required i5%. The effect other chapters of the UDC, and departmental regulations have on the development design. '• N/A The extent to which development of the site and the enforcement of this chapter are impacted by state and federal regulations: N/A The impact a substantial .mod ification or rejection of the application would have on the Applicant: • Staff is recommending, approval of the submitted Tree Preservation with the following conditions of approval. Conditions of Approval: 1. Mitigation will be required on this site to bring the canopy backup to the required 15%. The applicant has requested and been approved to utilize the Residential On -Site Mitigation Option. 2. 2 (2) inch caliper large species trees shall be planted on -site before the final certificate of occupancy. These trees should be bonded for $5oo for a 3 -year time period to ensure health and longevity. ADJOINING PROPERTY OWNERS NOTIFICATION OF UPCOMING PUBLIC REARING Today's Date August 16, 2006 APPLICANT/REPRESENTATIVE CONTACT INFO: Project Design Consultants, Inc 4285 N. Shiloh Drive, Suite 104 Fayetteville, AR 72703 Subdivision Meeting Planning Commission Meeting PROJECT DESCRIPTION: Thursday, August 31, 2006 9:00am Fayetteville City Administration Building 113 W. Mountain Street; Room 219 (479) 575-8267 Monday, September 1 1, 2006 530pm Fayetteville City Administration Building 113 West Mountain Street, Room 219 (479) 575-8267 PROPERTY LOCATED AT 6111 & WOOD. The propaty is zoned RSF4, SINGLE FAMILY -4 UNITS/ACRE and contains approximately 1.80 acres. The request is for Master Development Plan Cor a Residential Planned Zoning District with 20 multi -family units. ADJOINING PROPERTY. OWNERS COMMENTS (Return Comments to City of Fayetteville Planning Division in Stamped Enclosed Envelope) I have been notified of the above meetings for the described project I do not object to the project described above. —� I do object to the project described above because: eo4o < na q �t r_, THE T Rf1 i c. Tu N� Nlo�� 17Ati'G�t�ov:s; GLp/I:Ji c��'fZf�R/JD . Name of Property Owner (Printed) Signature of op y Owner 6111 and Wood. -2006016 ADJOINING PROPERTY OWNERS NOTIFICATION OF UPCOMING PUBLIC HEARING Today's Date August 16 2006 APPLICANT/REPR ESENTAT[VE CONTACT INFO: Project Design consultants Inc. 4285 N. Shiloh Drive Suite 104 Fayettevjlle AR 72703 Subdivision Meeting Planning Commission Meeting PROJECT DESCRIPTION: Thursday, August 31, 2006 9.00 Fayetteville City Administration Building 113 W. Mountain Street, Room 219 (479) 575-8267 Monday, September 11, 2006 5:30pm Fayetteville City Administration Building 113 West Mountain Street, Room 219 (479)575-8267 PROPERTY LOCATED AT 6TH & WOOD. The property is znned'RSF4. SINGLE FAMILY -4 UNITS/ACRE and contains appmKimately 1.80 apes. The request is for Master Dcvebpment Man.for a Residential Planned Zoning District with 20 multi -family units. ADJOINING PROPERTY OWNERS COMMENTS (Return Comments to City of Fayetteville Planning Division in Stamped Enclosed Envelope) I have been notified of the above meetings for the described.projeci I do not object to the project described above. -- [ do object to the project described above because: ame of Property Owner (Pnnted) fJ Stgna re of Property Owner KEGRECEIVED 2 AUG 4 2006 CITY OF I --AYE,, t'1'i!I+ PLANNING DIVL Th ADJOINING PROPERTY OWNERS NOTIFICATION OF UPCOMING PUBLIC HEARING Today's Date August 16,2006 APPLICANT/REPRESENTATIVE CONTACT INFO: Project Design Consultants Inc . 4285 N.Shiloh Drive. Suite 104 Fayetteville, AR 72703 Subdivision Meeting Planning Commission Meeting PROJECT DESCRIPTION: Thursday, August 31; 2006 9:00am Fayetteville City Administration Building 113 W. Mountain Street, Room 219 (479)575-8267 Monday, September 11, 2006 5:30pm Fayetteville City Administration Building 113 West Mountain Street, Room 219 (479)575-8267 PROPERTY LOCATED AT 671{ & WOOD. The piopctty is zoned RSF-4, SINGLE FAMILY -4 UNITS/ACRE and contains approximately 1.80 acres. The requestis for Master Development Plan fora Residential Planned Zoning District with 20 multi -family units. ADJOINING PROPERTY OWNERS COMMENTS (Return Comments to City of Fayetteville Planning Division in Stamped Enclosed Envelope) [ have been notified of the above meetings for the described project I do not object to the project described above. do. objectto the project described above because: C{ayNes L_ , ,S. Name of Property Owner (Printed) Signature of Property Owner -2nt 7 homes T 20 i s OF ApMr 'me,JTs _ t..5 m W ILC 1P4CT 7/&O"IC1 no.≤s,/tc CQ ecixxe MW. eil4LtL igome OtJA)g 1A Trs A2eA. /UO% A Coin IrwA 16 Ga wI A APAalyx ofr5. 6o 2- 312 - 4-04b • ADJOINING PROPERTY OWNERS NOTIFICATION OF UPCOMING PUBLIC HEARING Today's Date August 16; 2006 APPL[CANT/REPRESENTATIVE CONTACT INFO: Project Design Consultants, Inc. 4285 N. Shiloh Drive, Suite 104 Fayetteville, AR72703 Subdivision Meeting Thursday, August 31,2006 9:00am Fayetteville City Administration Building 113 W. Mountain Street, Room 219 • (479)575-8267 Planning Commission Meeting Monday, September11, t, 2006 590pm • Fayetteville City Administration Building 113 West Mountain Street, Room 219 (479)575-8267 PROJECT DESCRIPTION: PROPERTY LOCATED AT 6TH & WOOD. The pmpeny is zoned RSp-4, SINGLE FAMILY- 4 UNITS/ACRE and contains approximately L80 acres. Thc request is for Maser Development Plan fora Residential Planned Zoning District with 20 multi -family wets. ADJOINING PROPERTY OWNERS COMMENTS (Return C* tnments to City of Fayetteville Planning Division in Stamped Enclosed Envelope) V [ have been notified of the above meetings for the described project [do not object to the project described above. 1 do object to the project described above because: >-aMPk' A' N ine of perry • wner (Printed) Signature of Property Owner REC_ AUG .2 2 2006 r . ADJOINING PROPERTY OWNERS NOTIFICATION OF UPCOMING PUBLIC HEARING Today's Date August 16, 2006 APPLICANT/REPRESENTATIVE CONTACT INFO: Project Design Consultants, Inc. 4285 N. Shiloh Drive. Suite 104 Fayetteville. AR 72703 Subdivision Meeting Planning Commission Meeting PROJECT DESCRIPTION: Thursday, August 31, 2006 9:00am Fayetteville City Administration Building 113 W. Mountain Street, Room 219 (479)575-8267 Monday, September II, 2006 5:30pm Fayetteville City Administration Building 113 West Mountain Street, Room 219 (479) 575-8267 PROPERTY LOCATED AT 6TH & WOOD. The property is zoned RSF-4, SINGLE FAMILY -4 UNITS/ACRE and contains approximately 1.SO acres. The rtqucst is for Master Dtvelopment Plan On Residential Planned Zoning District with 20 multi -family units. ADJOINING PROPERTY OWNERS COMMENTS (Return Comments to City of Fayetteville Planning Division in Stamped Enclosed Envelope) X[ have been notified of the above meetings for the described project I do not object to the project described above. I do object to the project described above because: RECEIVED AUG 17 2006 11Y OF FAYETTEVILL HOMETOWN DEVELOPMENT, L.LC.. CITY OF FAYETTEVILLE ATTN: PARK PLANNING STAFF 1455 HAPPY HOLLOW ROAD• FAYEITEVILLE, AR72701 Dear Sir or Madam: June 28, 2006 We are developing approximately 1.79 acres near the Wood Avenue and 6"' Street intersection in Fayetteville, AR as shown on the attached site plan. We have decided to use the option of, money in lieu for land of our required Parks contribution. Our required amount of money in lieu of land is $13,600.00 based on 20 multi -family units. The actual number of units may change based on the conditions of approval of a PZD for this property. We would like to be on the agenda for the Parks and Recreation Board Meeting scheduled for July 10th, 2006. Sincerely, 1747 N. College Avenue • Fayetteville, AR • 72703 Phone: 479-521-1950 • Fax: 479-443-2252 AUG a 3 2006 PROJECT DESIGN CONSULTANTS, INC. September 14, 2005 Mr. Jeremy Pate City of Fayetteville Planning Department 125 West Mountain Fayetteville, AR 72701 RE:. Approximately 1.8 Acres Intersection of 6"' and Wood Fayetteville, AR Dear Jeremy: This property is being developed by Hometown Properties as proposed below. This property is zoned C-2 currently and adjacent property are zoned RSF-24 and RMF-24. The developer is • applying for a PZD to construct 5 buildings of quad-plexes. The proposed PZD contains 20 multifamily units with garage and driveway parking. The project will be accessed off of 6"Street. The quad-plexes will have front access. The proposed quad- plexes will have brick veneer (see the attached picture). A minimum of 6.14% of the parcel will be maintained as Tree Preservation Area. From information gathered on the FAYGIS site. There is a 6" day sewer line running along Huntsville Road connected to an 8" day sewer located along the south side with a line running • through the property from north to south. There are two existing manholes located in. the southeast side of the site. There is an overhead electricity line in the southeast part of the site. There is an existing gas line along. Huntsville Road. There are existing water meters and valves along 6th Street. There is also a 6" waterline located along the north side of Huntsville Road. Please call if youhave any questions. Sin ely, Amy C. ASLA Vice President 130 N. MAIN • CAVE SPRINGS, AR 72718 PHONE: 479-248-1161 • FAX: 479-248-1462 PROJECT DESIGN CONSULTANTS, INC. RESIDENTIAL PLANNED ZONING DISTRICT R-PZD # 06-2169 For SIXTH STREET R-PZD Sixth Street Fayetteville, AR September 28, 2006 For Owner/Developer: Crazy 8, LLC 1747 N. College Avenue Fayetteville, AR 72703 Prepared By: Project Design Consultants, Inc. Project No: 2006016 4285 N. SHILOH.DR • FAYETTEVILLE, AR • 72703 PHONE: 479-248-1161 • FAX: 479-251-5405 Table of Contents Table of Contents A. Name and Address of Landowner/Applicant and Representative 1 B. Summary Summaryof Proposal I C. General Project Concept I D. Proposed Development Phasing and Time Frame 2 E. Proposed Planning Area Descriptions 2 F. Proposed Zoning and Development Standards 3-4 Planning Area 1 PA -1 3 Planning Area l P A-2 4 G. Comparison Chart 5 H. Description of Recreational Facilities 5 I. Reason for PZD Request 5 J. Land Use, Traffic, Appearance and Signage 6 K. Compliance with the Fayetteville General Plan 2020 6 L. Traffic Stud 6 M. Impacts on City Services 6 N. Statement of Commitments 7 O. Conceptual Description of the Dev. Standards, Conditions and Guidelines 8 P. Fulfills the Intent/P ose of the PZD Ordinance 8 APPENDICES Cover sheet from Plan Set with General Provisions A Zoning and Development Standards by Planning Area B Master Development Plan C Overall Planning Areas and Tree Canopy with Architectural Styles D Grading and Tree Preservation Plan E Tree Preservation Charts and Calculations E.1 Site and Utility Plan F Landscape Plan G Sixth Street RPZD Bruce Kemmet, P.E. Project 2006016 September 28, 2006 A. Name and Address of Applicant The applicant and owner (property under contract) of the 1.79 acre parcel at Sixth Street (Huntsville Road) and Wood called Sixth Street RPZD is: Crazy 8, LLC 1747 N. College Avenue Fayetteville AR 72703 The Engineer for the applicant is Project Design Consultants, Inc. of Fayetteville AR. • PDCI, Inc. 4285 N. Shiloh Drive Suite 104 Fayetteville, AR 72703 (479) 251-5405 B. Summary of Proposal Sixth Street Residential Community is designed to provide affordable housing in a modem development integrated into the natural landscape and terrain of the area. Carefully situated into the natural surroundings, Sixth Street Residential Community offers multi -family housing and open space in two different proposed planning areas to provide affordable housing consisting of five attractive buildings with four units each. The current zoning of the property is C-2. The surrounding properties are zoned RMF-24 and C-2. C. General Project Concept 1. Street and Lot Layout. • There are no proposed streets, only two private concrete drives. • A private drive and pedestrian walkway across the drainage way was provided between the two areas at the request of staff. • An access easement was provided for future access to the south in the western most private drive at the request of the Planning Commission. 2. Refer to Site Plan in Appendix F. 3. Buffer Areas — Forty feet (40') along the west property line has existing trees that will be preserved as a natural buffer to the adjacent property zoned RMF-24. Twenty feet (20') along the east property line will be used for mitigation trees planted as, a buffer to the C-2 zoning. 4. Tree Preservation Areas — Forty feet (40') along the west property line has existing trees that will be preserved as a natural buffer to the adjacent property zoned RMF-24. PDC, Inc. Sixth Street RPZD Bruce Kemmet, P.E. Project 2006016 September 28, 2006 Approximately 69% of the site has tree canopy and 14% bf the existing tree canopy is to be preserved. 5. Storm Water Detention and Drainage — The site is at the lower end of the drainage basin and approximately 50 acres of off -site runoff crosses the site through a 40' wide drainage easement after passing through a 4' x 6' box culvert under 6th Street recently constructed as part of a city capital improvements project with the widening of 60Street. Since the off -site peak flow is much larger than the on -site peak runoff the combined peak flow does not increase, detention is not recommended for this development. However, on -site detention has been provided at the request of city staff. 6. Undisturbed Natural Area — The areas mentions in Section C.3 shall be undisturbed areas and be preserved by tree preservation fencing. 7. Existing and Proposed Utility Connections and Extensions — There is an existing 8" water line along Sixth Street. There is an existing sanitary sewer line manhole at the southeast corner of the site that will be used for the development. 8. Development and Architectural Design Standards — Refer to Sections E and F below. 9. Building Elevations — Refer to Appendix D. D. Proposed Development Phasing & Time Frame. • The development is proposed to be completed in one phase and to follow the standard one year for permitting and start of construction with a 1 year extension. E. Proposed Planning Areas. • These Planning Areas are depicted in Appendix A through G of this booklet. PDC, Inc. 2 Sixth Street RPZD Project 2006016 Bruce Kemmet, P.E. September 28, 2006 F. Proposed Zoning and Development Standards For: PLANNING AREA 1 (PA -1) MULTI -FAMILY DWELLING (A) PURPOSE: AREA 1 IS DESIGNED TO ENCOURAGE MULTI -FAMILY HOMES WITH FOUR UNITS EACH AT A MEDIUM DENSITY. (B) USES: Permitted Uses UNIT 1 CITY WIDE USES BY RIGHT UNIT 26 FOUR -FAMILY DWELLING Conditional Uses UNIT 2 CITY WIDE USES BY CONDITIONAL USE PERMIT UNIT 24 HOME OCCUPATIONS (C)DENSITY: 20 units/1.37 ac UNITS/ACRE 14.60 BULK AND AREA REGULATIONS: LOT AREA MINIMUM NA MIN. LOT WIDTH NA. LAND AREA PER DWELLING 2973 sq ft (E) SETBACK REQUIREMENTS FRONT SIDE REAR loft *20ft **15ft *40 ft along west property line for Tree Preservation Area. Maintain 8' between buildings. **Rear Setback is 5 ft. along dumpster pad. (F) HEIGHT REGULATIONS: 30 feet measured from the lowest point of the structure at the historic grade. (G) BUILDING AREA: THE AREA OCCUPIED BY ALL BUILDINGS SHALL NOT EXCEED 25% OF THE TOTAL LOT AREA (H) SITE PLANNING (1) Landscaping — In accordance with City of Fayetteville Landscape Manual. (2) Parking— In accordance with Section 172 of the UDC. (3) Architectural. Design Standards — See building elevations included on Sheet 12 of the project booklet. Materials shall be Brick, Driv-it(Stucco), Hardy Panel, Hardy Board, Cedar shake siding and Asphalt shingle roofs. (4) Signage — In accordance with Section 174 of the UDC. PDC, Inc. Sixth Street RPZD Project 2006016 Bruce Kemmet, P.E. September 28, 2006 F. Proposed Zoning and Development Standards for: PLANNING AREA 2 (PA -2) COMMUNITY GREEN SPACE/COMMON AREA (A) PURPOSE: AREA 2 IS DESIGNED FOR COMMUNITY GREEN SPACE AREA AND TO ENCOURAGE THE SENSE OF COMMUNITY THROUGH THE USE OF THESE NATURAL AREAS ALLOWING SPACE FOR OUTDOOR RECREATION. (B) USES: Permitted Uses UNIT 1 I CITY WIDE USES BY RIGHT Conditional Uses I UNIT 4 I CULTURAL AND RECREATIONAL PURPOSES (C)DENSITY: 0 units/0.43 ac I UNITS/ACRE I NO DWELLING UNITS ALLOWED BULK AND AREA REGULATIONS: LOT AREA MINIMUM NA MIN. LOT WIDTH NA LAND AREA PER DWELLING NA SETBACK REQUIREMENTS FRONT SIDE REAR NA NA NA (F) HEIGHT REG ULATIONS: NA (G) BUILDING AREA: NA (H) SITE PLANNING (1) Landscaping — In accordance with City of Fayetteville Landscape Manual. (2) Parking — In accordance with Section 172 of the UDC. No Parking allowed. (3) Architectural Design Standards — No Dwelling Units Allowed. (4) Signage — No signage proposed. PDC, Inc. 4 Sixth Street RPZD Project 2006016 Bruce Kemmet, P.E. September 28, 2006 G. Comparison Chart. Description Current Zoning C-2 Requirements Proposed Zoning R-PZD Requirements Permitted Use Units Allowed UNIT 1 CITY WIDE USES BY RIGHT UNITS 4, 12-20, 25, 33, 34 UNIT 1 CITY WIDE USES BY RIGHT UNIT 26 MULTI -FAMILY DWELLING PA - 2 ONLY UNIT 4 CULTURAL AND RECREATIONAL PURPOSES PA -4 Conditional Uses UNITS 2, 3, 21, 28, 32, 35, 36. UNIT 2 CITY WIDE USES BY CUP UNIT 24 HOME OCCUPATIONS Current Zoning Proposed Zoning PZD R- Standards C-2 PA -I PA -2 Density(units/ac) 24 14.6 0 Min. Lot Width(ft) NA NA NA Min. Lot Area(ft) NA NA NA Land Area/Dwelling(s.L) NA 2973 NA Max. Building Height(ft) 75 30 NA Front Setback(ft) 50 10 NA Rear Setback(ft) 20 15 NA Side Setback(ft) 15 202 NA Max. Lot Coverage(%) 60 25 NA 1. Rear Setback is 5 ft. along screened dumpster pads. 2. Side Setback is 40 ft along west property line for Tree Preservation. Maintain 8' between buildings. Overall proposed density for the development is 11.11 units per acre. H. Description of the Recreational Facilities. • There are no proposed recreational facilities within this development. • There is an existing paved trail along 6`h Street. • In lieu funds are required for park lands fees for this development. • An arched pedestrian walkway is proposed across the drainage easement for connection of the two areas separated by existing drainage. I. Reason For PZD Request. It revitalizes the area by providing affordable medium density multi -family housing in a modem development integrated into the natural landscape and terrain of the area in an "in -fill" situation avoiding urban sprawl. J. Land Use, Traffic, Appearance, and Signage. The proposed development Land Use relationship is addressed in Section K below. Traffic shall be increased by approximately 200 trips per day on Sixth Street. The capacity for Sixth Street is approximately 9000 Average Daily Trips (ADT). The 2001 AHTD traffic count on this road was 9100 ADT. The city's improvements to 6th Street and Happy Hollow Road intersection should reduce the amount of "cut through" traffic PDC, Inc. Sixth Street RPZD Project 2006016 Bruce Kemmet, P.E. September 28, 2006 along this residential section of 6's Street by directing more traffic along Highway 16 to• the south. • Additional landscaping and tree mitigation planting on site are proposed. • The development will follow all signage requirements for an RSF-4 zoning district. K. Compliance with the Fayetteville General Plan 2020. • The proposed development is in compliance with the General Plan 2020. • It utilizes more intense development patterns downtown, encourages mixed uses to promote better community design, maintain human scale, and enhance pedestrian activity by providing medium density multi family housing within RMF-24 and C-2 zoned areas. It is adjacent to an existing trail along 6t° Street for enhanced pedestrian activity. Section 9.8.e General Plan 2020. • It provides a new residential area accessible to roadways, alternative transportation modes, community amenities, infrastructure, and retail and commercial goods and services due to its location close to down town. Section 9.8.f General Plan 2020. • It encourages residential units in appropriate specified Mixed Use Areas since it is positioned between C-2 and RMF-24 zoned areas. Section 9.8.g General Plan 2020. • It provides proportionality between nonresidential and adjacent residential areas by providing a medium density multi family housing between C-2 to the east and single family homes to the south and west. Section 9.8.h General Plan 2020. • It provides performance zoning design standards to mitigate adverse impacts of contrasting land uses with residential land uses. Section 9.8.i General Plan 2020. • Provides anRPZD that provides transition in multi -family zoning density with an overall density of 11.11 which is much less than the adjacent RMF-24 zoned areas. Section 9.8.m General Plan 2020. L. Traffic Study. • We consulted with staff and it was determined that a traffic study was not warranted for this development. • Preliminary trip generation estimates are 10 trips per day per unit, totaling 200 additional trips on Sixth Street. • The capacity of Sixth Street is approximately 9000 ADT. • The 2001 AHTD traffic count on this road was 9100 ADT. The city's improvements to 6`h Street and Happy Hollow Road intersection should reduce the amount of "cut through" traffic along this residential section of 6`h Street by directing more traffic along Highway 16 to the south. M. Impacts on City Services. • The existing water and sewer capacity is more than adequate for the proposed subdivision and impact to the infrastructure and capacity will be negligible. PDC, Inc. Sixth Street RPZD Bruce Kemmet, P.E. Project 2006016 September 28, 2006 • There is an existing sewer manhole on site that will be tied into. The existing utility easements will need to be vacated with new utility easements being proposed. • There is an existing 8" water lines along Sixth Street • Solid Waste Division has determined that two small dumpsters are required and are shown on the plans. One was relocated to provide future access to the south. N. "Statement Of Commitments". 1. Dedication. • The property to be dedicated to the City of Fayetteville includes the proposed utility and easements. • No parkland is required to be dedicated due to the size, however, the appropriate park land fees shall be assessed against the development and paid at the required time. 2. On and Off Site Improvements. • Private drives and utility/access easements are proposed with grades less than 10% for this development. • A 4" sidewalk is proposed into the development from the existing asphalt paved trail along 6`s Street. • At the request of the Planning Commission and staff a connection across the drainage way has been provided with a box culvert for vehicular traffic and an arched pedestrian bridge. 3. Natural Resources and Environmental Sensitive Areas. • The site has a 69% of tree canopy and the developer has committed to maintaining approximately 13.88% of the existing tree canopy.. • The existing drainage easement could be considered an existing manmade hazard, however, the drainage improvements and building finished floor elevations shall be designed to minimize potential hazards. • A wetlands determination will be submitted to the Corps of Engineers and the NPDES General Permit applied for with ADEQ prior to construction. 4. Project Phasing Restrictions. • The development is planned to be constructed in one phase. S. Fire Protection. • Fire hydrants are to be placed per city standards. • The nearest fire station is within 5 miles from the site. 6. Other commitments imposed by the City. • None imposed to date. PDC, Inc. 7 Sixth Street RPZD Bruce Kemmet, P.E. Project 2006016 September 28, 2006 7. Parks/Trails/Open Space Commitments. • No public park land is proposed within the development since it is only 1.79 acres in size. • Park land in lieu fees are to be assessed and paid as required. 8. Proposed Preliminary Building Elevation. • Included in the Planning Area Development Standards are examples of the proposed building elevations. O. Conceptual Description of the Development Standards, Conditions and Review Guidelines. a) Screening and Landscaping — Natural buffer areas of Lot Tree Preservation area are proposed as screening to adjacent residential property to the west and south. b) Traffic and Circulation Two private access drives are proposed off of Sixth Street. • c) Parking Standards — Each unit shall have one garage parking space and two spaces in • front of each garage. • d) . Perimeter Fencing - Fencing is not proposed for this site due to existing trees along • property lines. e) A 4' sidewalk is proposed into the development from the existing 10' wide paved trail along Sixth Street constructed with the recently constructed street improvements. f) Trees are proposed throughout the development to mitigate trees removed. g) Street lights are proposed along Sixth Street. h) Water is proposed to be an 8" water line to connect into the existing 8" line along Sixth Street. i) Sewer is proposed to be an 8" gravity sewer line to connect into the proposed 8" gravity sewer line at the southeast comer of the site. j) Streets and Drainage — Streets are not proposed for this small subdivision. Private concrete drives are proposed to each of the units. k) Construction of Non Residential Facilities — No non residential facilities are proposed for this site nor will they be included in the allowed uses for the PZD. 1) Tree Preservation — As mentioned above, a minimum of 13.88% Tree Preservation area shall be maintained on this development. m) Architectural Design Standards — Refer to Appendix D. n) Proposed Signage — No signage is proposed for this PZD. o) View Protection — There does not appear to be a view protection issue for this PZD. p) Revocations — There are no known revocations for this development. q) Covenants, Trusts, and Homeowner Associations — Covenants and Restrictions for the PZD are not proposed for this small development. P. Fulfills The Intent/Purpose of the PZD Ordinance. The purpose and intent of the PZD Ordinance is fulfilled through: PDC, Inc. Sixth Street RPZD Project 2006016 Bruce Kemmet, P.E. September 28, 2006 • The revitalization of the area by providing affordable medium density multi -family housing in a modem development integrated into the natural landscape and terrain of the area in an "in -fill" situation avoiding urban sprawl. • The development is designed to maintain continuity of the natural landscape and terrain of the area by the use of private drives and preserving approximately 13.88% Tree Canopy. • Multi -family use is allowed in Section 162 of the Unified Land Development Code. Property is currently zoned C-2 and surrounding property is zoned RMF-24. • Proposed conditional use of Home Occupation is allowed in the same section with • Planning Commission approval. PDC, Inc. 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E E 6 E 5 c I iii I II II ii II II I II II II ' R 3 I jJI i J a zao!; l.n noa' � LL LIJ�II [ • I I I I I I I _ y g qF, gF Qa y yp§� O n g JJJ R gc R I 31 Is or ii ICe • f3 yY� \ill t fg II 6q II II t II L5 illhill!kw llI gy 1� L■■'!E ¢af • s 8 J e C) • p.000. -a o < U a Z w w aQ noF J UZ a p g Z �°` _ g tD I NTIAL ING DISTRICT REET 7 b L 1 l eg 9q.R rvo 7 akr LJm IO N � r b 1'1 a sa729»E N 633718.1 109 se' F 676492.1540 24.F ( IM HET 1001-]O REEr -230-72-1452 R-PZD #06-2169 R I. M I X I 4 6 9 ARI�AR REGISTERED PRO ONA4 inn -.4-..-.-. � AlylCf DG.�_-i E Ca161IITN(15 DATE:___ y 151.� /fir~i This drawing is "PRELIMINARY - NOT FOR CONSTRUCTION" until above seal holder acknowledges the Cancellation of this disclaimer below: N. Arthur Scott, P.E. DATE oGN C ONS 0 U Z U3 C stn n O d 7) 130 N. MAIN ST. CAVE SPRINGS, AR 72718 Ph: 479.248.1161 Fx: 479.248.1462 PRO.ECT N9: 20060016 OPAWN 8Y: PP tnv OIEO® BY: .rev--- SUBMITTAL DATE: 8/13106 DRAWING NAME: 2006016 PZD NP REVISIONS: DATE: REVISION PER TEOI HAT REVIEW 7119/06 BI: K 2 REVISION PER TECH RUT REVIEW W23MG BY: Rx BY: 6Y: 9Y: BY: PROJECT: 6TH STREET WASHINGTON CO. FAYETTEVILLE, AR SHEET Tn1E: COVER SHEET GENERAL PROVISION SHEET N9: 4C' \ 1.v // C GENERAL PROVISIONS RESIDI AUTHORITY: THIS PID MASTER DEVELOPMENT PLAN IS AUTHORIZED BY SECTIONS 161 AND 166 - PLANIED ZONING DISTRICTS OF THE CITY OF FAYETTEVILLE UNIFIED DEVELOPMENT CODE. THE PROVISIONS OF THIS PZD MASTER DEVELOPMENT PLAN SNAL RUN WITH THE LAND THE LANDOWNERS, THEIR SUCCESSORS, HEIRS, OR ASSIGNS SHALL BE R BOUND BY THIS MASTER DEVELOPMENT PLAN, AS AMEFCED AND APPROVED By THE CITY COUNCIL - THE ADOPTION OF THIS PZD MASTER DEVELOPMENT PAN SHALL EVIDENCE THE FINDINGS AND DECISION OF THE FAYETTEVILLE CITY COUNCIL THAT THIS PLANNED ZONING DISTRICT FOR 6TH STREET IS IN GENERAL CONFORMITY WITH THE FAYETTEVILLE GENERAL PLAN 2020; IS AUTHORIZED BY THE PROVISIONS OF SECTIONS 161 AND 166 OF THE CITY OF FAYETTEVIUE UNIFIED DEVELOPMENT E. THE PROVISIONS OF THIS PZD MASTER DEVELOPMENT PUN SHALL PREVAIL AND GOVERN THE DEVELOPMENT OF 6TH STREET PROVIDED, HOWEVER, THAT WHERE THE PROVISIONS OF THIS MASTER DEVELOPMENT PLAN DO NOT ADDRESS A 4 PARTICULAR SUBJECT, THE RELEVANT PROVISIONS OF THE CITY OF FAYETTEVILLE UNIFIED DEVELOPMENT CODE, AS AMENDED, OR ANY OTHER APPLICABLE RESOLUTIONS OR REGULATIONS OF THE an OF FAYETTEVI LE, SHALL BE APPLICABLE. ENFORCEMENT: TO FURTHER THE MUTUAL :MEREST OF THE RESIDENTS, OCCUPANTS, AND OWNERS OF THE PM MASTER DEVELOPMENT PLAN AND OF THE PUBLIC IN THE PRESERVATION OF THE INTEGRITY OF THE PLAN, THE PROVISIONS OF THIS PLAN RELATING TO THE USE 0 LAND, STATEMENT OF COMMITMENTS, DEVELOPMENT AND ARCHITECTURAL STANDARDS, AND THE LOCATION OF COMMON OPEN SPACE STALL RUN IN FAVOR OF THE CITY OF FAYETTEVILLE AND SHALL BE ENFORCEABLE AT LAW OR IN EQUITY e BY THE CITY WITHOUT LIMITATION ON ANY POWER OR REGULATION OTHERWISE GRANTED BY LAW. CONFLICT: WHERE THERE IS MORE THAN ONE PROVISION WITHIN THE PZD MASTER DEVELOPMENT PLAN THAT COVERS THE SAME SUBJECT MATTER, THE PROVISION WHICH Is MOST RESTRICTIVE OR IMPOSES HIGHER STANDARDS OR REQUIREMENTS SAL GOVERN UNLESS DETERMINED OTHERWISE BY THE ZONING AND DEVE OPBIT ADMINISTRATOR. I*:aji1 HI' S. II 'I AT THE TIME OF SUBDIVISION FINAL PLAT OR LARGE SCALE DEVELOPMENT THE APPLICANT SMALL PROVIDE A SUMMARY OF THE DEVELOPMENT, TO DATE, TO THE PLANNING DIVISION, IN ORDER TO ASSURE MAXIMM DEVELOPMENT LIMITS ARE NOT EXCEEDED. ll SURVEY DESCRIPTION: PART OF 10156,7 8 AND 9 IN ADMIX ADDITION, AS SHOWN IN PAT BOOK 4 AT PAGE 124, AND PLAT BOOR 5 AT PAGE 41, BEING PART OF THE SE1/4 OF THE SWIM OF SECTION 15, TOWNSHIP 16 NORTH, RANGE 30 WEST, WASHINGTON COUNTY, ARKANSAS, AND BEING MORE PARTICULARLY DESCRIBED AS FOLLOWS: BEGINNING AT A FOUND IRON PIN AT THE INTERSECTION OF THE WEST LINE OF SAID LOT 6 M THE SOUTH RIGHT-OF-WAY LINE OF 6th STREET AS DESCRIBED IN A WARRANTY DEED RECORDED AS DOCUMENT NUMBER 9958640; THENCE ALONG THE SOUTH RIOR-OF-WAY LINE OF SAID 6TH STREET THE FOLLOWING FOUR NURSES: S82°3713"E 140.48 FEET TO A FOUND IRON PIN; THENCE 582°0723"E 46,17 FEET TO A FOUND IRON PIN; THENCE 21 16t 85.51 FEET TO A FOUND IRON PIN; THENCE 573°OS47E 144.36 FEET TO A FOUND IRON PIN ON THE EAST LINE OF SAID LOT 9; THENCE DEPARTING SAID SOUTH LINE AND ALONG SAID EAST LINE S02°2S36"W 155.68 FEET TO THE SOUTHEAST CORNER OF SAID LOT 9; THENCE ALONG THE SOUTH LINE OF SAID AUMICI( AWRION N8T29'37'W 405.03 FEET TO THE SOUTHWEST CORNER OF SAID LOT 6; THENCE NO2°2818"E 215.00 FEET TO THE POINT OF BEGINNING, CONTAINING 78,230 SQUARE FEET OR 1.80 ACRES, MORE OR LE55, BEING SJBECT TO ANY EASEMENTS. COVENANTS OR RESTRICTIONS OF RECORD OR FACT. KI MSI P.4.B. SR42037 N 6339 .3733 E E7 .7675 —a PA - 1 PLANNED ZO N N a 6TH AREA 1.80 ACRES MIL 405.03' STATE PLAT CODE: 500 -16N -30W-0-0 CITY PLAT PAGE 524 --_ " 1 ^ C I C H I I r •c I x R I c I B I e I P c RE9 PLANNING AREA 1(PA - L ) MULTI -FAMILY DWELLING (A) PURPOSE: Al1EA I IS DESIGNED TO ENCDIMADE Mall -FAMILY HOMES WITH FOUR UNITS EACH AT MEDIUM DFNSTIY. (II) USES Pnvin.L Us Lodi' s UNIT CITY WIDE OCCUABONS ONgnONALUSE PERMIT ] IN)MEOCYTIPATIONS flat ACRE I14.60 BULAAND AREA REGtgADDAS NA LAND AREA Pa DWUJJW 2,973 R (E) BETBACR REQOREMV93 FROM SIDE REAR IOH •20ft ••15B ^I PW^IY Re RmvnWt At 'Ra SeIMk 13 fl Jmg Eopvet pb. (F) NEiGHTREGUMHONS 30 FEET mnwsS hmn the bven point of the ttcme n St hinie n&.. (6) BUILDING AREA: THE AREA CUPIFD BY ALL BUILDINGS SHALL NOT EXCEED 15 % TB! TOTAL LOT AREA (M Slid PLP'MNG • (I)L Sc in-Io .coo weh CM ofFt3tilk la.ScwcNdL (2)P�hy-I. tqd m5 .In o(dw CDC. (3) AecDMscuw e•W SmdwS- See L.SAW ekv o Schad ApeduD of 14 porCT hpohln MNmW tpll beB,id:, 0dv-iI(Saipo 11 yPt.cl, Ha* Beau Cair thtte tidi,Rn AspSh-' —. moo (4)Sipe.S tmMs¢ wt Sid± 174 of is UDC. PLANNING AREA2(PA-2) COMUNITY GREEN SPACE COMMON AREA (A)PfRPQSEARFA 2 IS DESIGNED FOR COMMUND'Y GREEN SPACE AREA AND R TO PNCOURAGE THE SENSE OF CUAPIUNT' THROUGH USE OF THESE NATURAL AREAS ALLO WINO SPACE PoR OO1tt1OR RECREATION (B) UEEE r.. UW R)NIF I I CT]Y W3DE USES BY RIIXT I g P. .I holY I3Nrt4 CULNRAL AND RECREATIONAL euaroRes N63fli39 .3710 d .uI E67 .7675, I 6 NITSJACRE I NO DWELLING UNITS ALLOWED II AMP PLANNED (E) SEIBACB REQVIBEIOMS FRONT SIDE REAR NA NA (F) FAIGI? BEGULIT)ONB NA (G) BUILDING ARM. NA (TI) SITE PUNNING (1)Lu5te.in-S.�dmcewhh Cityo(PgeaedM1LA.lwN (2) h.tSg - I. .awOno. with Sedka 172 of Is UDC. No T -U. tlod (2) ASiscoxS Wiga Smdw*-No DweEMP tltlb AIbeM. (4)Sl_ - -Noo NRagepeymt OVERALL DENSITY 1.80 AC 20 UNITS 11.11 UNITS PER ACRE . SURVEY DESCRIPTION OVERALL: PART OF LOTS 6, 7, 8 AND 9 IN AUMIO( ADDITION, AS SHOWN IN PLAT BOOK 4 AT PAGE 124, AND PLAT BOOK 5 AT PAGE 41, BEING PART OF THE SE1/4 OF THE SW 1/4 OF SECTION 15, TOWNSHIP 16 NORTH, RANGE 30 WEST, WASHINGTON COUNTY, ARKANSAS, AND BEING MORE PARTICULARLY DESCRIBED AS FOLLOWS: BEGINNING AT A FOUND IRON PIN AT THE INTERSECTION OF THE WEST LINE OF SAID LOT 6 AND THE SOUTH RIGHT-OF-WAY LINE OF 6th STREET AS DESCRIBED IN A WARRANTY DEED RECORDED AS DOCUMENT NUMBER 99 68660; THENCE ALONG THE SOUTH RIGHT-OF-WAY LINE OF SAID 6th STREET THE FOLLOWING FOUR COURSES: 582°3713"E 140.48 FEET TO A FOUND IRON PIN; THENCE 582°0723"E 40.17 FEET TO A FOUND IRON PIN; THEM 582°18'16"E 85.51 FEET TO A FOUND IRON PIN; THENCE S73°OS49"E 144.36 FEET TO A FOUND IRON PIN ON THE EAST LINE OF SAID LOT 9; THENCE DEPARTING SAID SOUTH LINE AND ALONG SAID EAST LINE S02°2536W 155.68 FEET TO THE SOUTHEAST CORNER OF SAID LOT 9; THENCE ALONG THE SOUTH LINE OF SAID AUMIC( ADDITION N87°29'3TW 405.03 FEET TO THE SOUTHWEST CORNER OF SAID LOT 6; THENCE NO2°28'18"E 215.00 FEET TO THE POINT OF BEGINNING, CONTAINING 78,230 SQUARE FEET OR 1.80 ACRES, MORE OR LESS, BEING SUB)ECF TO ANY EASEMENTS, COVENANTS OR RESTRICTIONS OF RECORD OR FACT. •C I 0 I f I F I r '3 1-r- e- Na IDENTIAL ONING DISTRICT STREET i Z7 Q v/ `cam 18'1616 i 51 .S�3OO 449"E 2 a 1 I AREA 1.80 ACRES MIL PA -1 59468 - arA 3 o C, ! OFN e seJzsa-L N 633718.1 .92.1540 Yap: _ 405.03' ... !�` 7A F N GRAPHIC SCALE 113E IN01 • e0 FEET 11 R-PZD #06-2169 y StL: AS ...V. REGISTERED PROFESSIONAL ENGINEER e". esee nnnnrry4//4�� t 0I ] / I t9(JI tttNflt 1� i 711 S ✓A l E: is r•�1� DATE:___ y.Wirnxnnn.n This drawing is "PRELIMINARY - NOT FOR CONSTRUCRON" until above seal holder acknowledges the Cancellation of this disclaimer below: DATE GN Co, I- U D c e" 130 N. MAIN ST. CAVE SPRINGS, AR 72718 Ph: 479.248.1161 Fx: 479.248.1462 PROJECT N4: DRAWN BY: 20060016 NeBRo, CHECKED BY: m� SUBNfTTAL DATE: 8(27!06 DRAWING NAME 2006016 PZD. N4 RENSIONS: DATE: I PEYL90N RA'COI RAT PF'RW 2/19106 Br: K REvmoN RT�par REVIEW 2 azw6 m RN BY WV. BY 6th STREET RPZD# WASHINGTON CO. FAYETTEVILLE, AR SN@T mu: ZONING AND DEVELOPMENT STANDARDS BY P.A. II SHEET N9: n f II J A I 0I C I o E C RESID i 3 PLANNED ZON LANG USE TABLE PLANNING AREA SYMBOL LAND USE DENSITYMTENSITY UNITS ACRES 1 PA -1 MAT' FAMILY 400 30 1.37 164 2 PA -3 GEEN SPACE 0 0 043 3311 TOTAL 11.11 10 1N Np REDVIIFM15: 20 UNITS OF41E%(MJ31-FNNLV) — •illawtw '%— _l•Om e.,nns. l y SIM:.. tl16R0..6 ii RRKMUI bPA06 tl •gpry OM _ k1lIO(W1O ) �IRT'CtQ PAI1P PAMQt ATSL ID n MA flwo R)f4M/IIOSA�TN6d lM11XIRt®ST.1OV°56 DN)' .) 6TH -- cn _.-_ J £ 00Vf ENTRAM PER - _. - - V TEVM1 STAND y. •. RT ( _ -._ ENFRAKf PIR VIL w+�^ i� , - - -9PF FAYETlf S R1 h o m AS°HAir iA01; ATCH S82°3 E 2 .4E' { •, 2°0723F ° • S82 1816'E _ P. -�' 40.1T Uf _ 85.51 N_aSAu{ S7�°OS'g. N6339 —� , maaPr � e 1 xi •� tl tJ PA 1Z ' : E om, _ 0 Asn awo J:L: w i 1 AE/ 1 � x •:` A OD •i — -- 1.37 5 2 1• O 9968 SO our .` `I m_ •' 1 LD E I •... TE ^..a � Q h wi ,• Ao� Mny '� ' fj Z F LV O 90' 90' .. j ZD Cry bD.5.LU - '.:• I 'S�i{D.E - it 0'55 N 6i471R. 0'S 405.03' ENTIAL ING DISTRICT TREET ^AC1n4 ' K PER *ASM„C1p„ CaRtt S M1OMOs MM HP OW OI 'AR*1CMLLr r Vnuh Fµ 24'-0' 5` CONCRE SLOPE 2% VAX. SLOPE HEATH k" PRINCIPAL ARTERIAL MINOR ARTERIAL 437/COLLECTOR RMF24 y , I =6H � 2 * ! 6TH 3 N C1S0N�� H00! E 7TH �LSITE `' E RMF24 RMFN Q z j ll FAIRLAN�__ w 'l. all alLU l 2 11111, �J J a " !^- MCCLINTONci M" RSF4 VICINITY MAP NTS ,azwP' I -u E 0 I 3 4 S 7 I N GRAPHIC SCALE v n JaJ —�I (INF) j I: R-PZD #06-2169 „ 3"0 DAL„r UAR' •.OWy.FIIy 'metrwns,=fir€ DATE: •„4Fs,,,,Fe��,..•` This drawing Is "PRELIMINARY - NOT FOR CONSTRUCTION" until above seal holder adugwiedges the Cancellation of this disclaimer below: N. Arthur Soott, P.E. DATE O�ytGN COhSG�A F- 7 U DZ C 130 N. MAIN ST. CAVE SPRINGS, AR 72718 Ph: 479.248.1161 Fx: 479.248.1462 PROJECT NP: DRAWN BY: 20060016 Net. OIEd® BY: eEnS 9slrrrAL DATE: af23p6 DRAWING NAME: 2006016 P2D NP REVOONS: DATE: REYmax NT trot NAT Rfl'mw T�ERNC e„: w REVISION PER JEOI NAT REVIEW 8/2306 BV: RN Br a. Br: PROJECT: 6th STREET RPZD# WASHINGTON CO" FAYETTEVILLE, AR SHEET MU: MASTER DEVELOPMENT PLAN SHEET NP: II eI c o I t I r H-. RE PLANNED 61 D I E ;IDENTIAL BONING DISTRICT H STREET 4 N GRAPHIC SCALE (IN FEET) I )NCH = 3a FEEL '/9 UNITS JA -fl ,- S52Mr 4f[ .041.jv LIT SCREENING BUFFER PROPOSED BUILDING SHALL NOTNAVE THE ATTAQIED DEOlAS SHOWN ON THIS IM4GE f w, 1�r . r .E., 1 .- •.'4c , & a1 .IHTtYN[ M RTV w CPC O1TY?: 94OA RSflZ et. ILS N.9f.D0YmM' SHIN slrnmw<u nw filY IAYI-0I. Yfl M9LrwIS DC 1Lk IIIM;17 ,ti LAW -.,66 R-PZD #06-2169 M I hSt� C ON, <IA v u z. DC °d 4.. 6 130 N. MAINST. CAVE SPRINGS, AR 72718 Ph: 479.248.1161 Fx: 479.248.1462 • 11'11 . L6 • it U. 1).11 - NQ REV -SUB DATE: RR9i[0N H9l 11O1 NAT RENE WS 1(19/9fi B: K 6 RE{SI0N fER TC{H NAT REVIEW i4']3!96 } I 6TH STREET STATE OF ARKANSAS to COUNTY OF WASHINGTON CITY OF FAYETTEVILLE SHEET TTE: OVERALL P.A. & TREE CANOPY W/ARCHITECTURAL STYLES SHEET N9: 3.1 2) A 9 I C I D I F I F I G I H A LOT MIII01lIIY0m0®16A1WE 71014 CIYV wYRIIVWA TM STWF NM WI®I G.VlS,M I.c I MAIt,r.r 1LCIR M,..O. 1SfT 4NYVpTHSATLIµT fl. a65 ran IY 6NOT L A7H1 WTMMIYII®IRY 6ill6im I[p\FM - qyA AS 66IJ SM tint ITM F qpy a.TV. T091I/A IIgT pRVF MR1W IU w{gwjpl QYfY. AMYA6 MO MM W.l®.•6AC N®MIt 1LLY L, 16A JF 24 ATE 1°CIIMLY6" Ac O.WG TO OIY 7 1 a a ax rt.YK Ft WY IVryrtY N' pa'." Y X PLAT PAGE: 524 • STATE PLAT CODE: 500-15N•16W-0-30-320-1452 A86R[VIARQ56 aMmm'mN�tx 4111111 nN 6Ml 4l ARTMME N m OT Y OMBUIIWTCDR d lFMl 4 ISV ®YWF 9 VlYryG RY! n TQD®Iiq]1 , fl Oa Lit • #10M'— • w GRAPHIC SCALE OYMPq[ •!]Sll!CM19p'I ACAg6BI QigE1EIR m e a a ro )o OF Pt )vlV acvm ra Illl GENERAL NOTES: r saw" IS VMDCILI P 1".V l!(yySFN MCSiTVV[Cr 541EYtl Pl�l1 Itt 9w W 0.18)1 M4WM ST- Vi RPF BIT YXXMPV 9XMY5 a I.E Sar6 Cr MYM6MT sn Aa MN thY •oIrM 01C(TTOI XBIE lR IXWp6OO 0MW EIED M A M[16I16 5V MY mm M!!!lMYI1CC4 SOI ICISM 6F cu n Tl JfAmM VMf169L I IINI m'IG191P ICS 5 EY SOSwrlI MC 6XCT9C pM.fl DC RW lllyEM JIAM(T rn- llt INX6WXC IflII EI IMQ PTF WCT wu110 I€C.AT, rllwu 1tslaWi D Pr! TAi -IXY Mx wu m AS MXIMM6Y u F®i laX P 1w AV6aAaS lit L*%t IW POT MM'JLLV IM.SIm T[ uloemwVlllm fMT9TAS $Tgrtgu 6T11UC PA1 liter fI a'6POT MXCTM 10I1BI(LI my C lit IOIAdC YAtlI WY! M0.CNF lonE 9GT YM WAR: mMS One in P —'En E C Tbt IS Cr WPV Cr lit 9MFY:.a no flTNI m.BSWIS: 611WMPEY lfl IlNpD DP OUS VICIH 4QLAR'Y4 MC NP CDt! NCR XWOI MI $RIaA'1 NO MPdT ITIl£5FMY Y D5OO4. Thus MmPOIrY CLtrlm Cl ftflG fl WAS 11LVb F?OIT. Fr IEJE SLE IS nET as OWIXiD6 IDATMp1SlR l VFMf 20FHT 1515 DFlas: Cry Cr M`FTTIV IEWl-!MMMC.V STATE tMt )pt PWH MYAI (SmXO'DS SURVEY DESCRIPTION: PVT Cr 1016. ) 6 NC9 W MAa?.ar1.a M 9Cm1 lgAT BOEI. SAT YAQ SMMOPATDDE5 AT YMZ 41. BlII P 1 ThrWLi TK SV1)41FYCTrI Ii. I0MS IP 16 P14. DX61 VAS10CT06 6lYM1. MIXMCAS NO®G SGI NMOEMLLY DEQl AS WI IFI,9PI AT ARAIC M' PtAr TIE CI 6 TUIa Te XFS 11! 66C.016 MC'it 4LTx RGft 4w )t0 W SIIIlT AS LLIDDMDlA WWMM1C®A9I 60:IBIY IO 1* iM6q Tee MO! Pt 91)'11 ROIILFWAY IDE Cr SA 116TRgT DC 1UIfMW PAP 611RS 56YRSlt SCYEHT RI ARV IC YM1' I PEt lIBK£LT0RTEN.ti A6ET 10£ 1C flEF Deo r1616'T RSs Ff1 TOA RVICI;M FT: nett 934n IN} F 110 A AOAC I TIE EAST Wt OP SAD 101 TBAZ C4DMTVG SAID 9NTM Lilt MCa win CAST Lit s0]'t5'M W 'M AHT TE 91TEAS1( a Cr SAD tar R T)BAD Mac '1! 9.V"I Jt Cr Mr MDgI ALLnn PC S3TW aID AR1I 'It DITIMEB lb5O Cr l• IC' 6: Plt! I@811421&m I!T '0T!FO OP dSfi O WAPC)ES109}WE PET OIL A01S, PO10l a DTC par 10.Wf FS tXT o]SBMSa fl11a 560.S0gC Q rid ..S0011II,IIIII,,.,,' 416.o} 5 Tgp ....—.., ARKANSAS Pp ca RAAR OP NO.146 : DAZE •••• ".;,4L LX� ,,III,IIIIIPII••", DVC C. ATWU., M R 1144 u B 1 -� r• i .17 VICINITY MAP r= 20W LATITUDE: 36° 03' 20" N LONGITUDE: 94° 09' 07" W LEGEND: __— BOhIORYUPE —f — aIITE16IFE NI(91i WAY 19€BUIu)BC6G That uNF MWIM SpW ONAM Y— WS UNF E6xlac aAwfl mar — , E WATER Lilt — LINE rE — TINE F9R£ • IRON PIX FCtLC 0 OION PTh iET } BfNi1P11IU( GO EIIDT r urllnv PaE trtuiIV PVE WNOR AIR COHorno.eG VII( EIERRic 8691 AS MF19 e GSVA f TE.IDIRIE RISER I SM4ITMY urANaR SNCTMEV SEW MA a ae m • WATER MEI91 C F]REMYVVM M WATER VALVE • WATER P® ® OPXMICE MNmkJST91L'RMf sZc16 MARX R-PZD #06-2169 ,umnun.y, Ae„t OF At'14„ � • t7 `Y a � (BMATC �e y"y'A KA XSMN 1: W'nnunun STATE OF ARKANSAS COUNTY OF WASHINGTON CITY OF FAYETTEVILLE TOPOGRAPHIC/BOUNDARY SURVEY FOR CRAZY 8, LLC AT OF LIST REVISION: 69.0146 Cry W *OITS S GEOMATIC CONSULTANTS INC. 134 N. MAIN STREET CAVE SPRINGS, AR 72718 PHONE: (479) 248-1466 FAX'. (479) 248-1462 alW1 Bt , SGI£: I' • SC 99DQeEW: D/Re DWG:EOOMro'O OECNED BY: OGA AW 0)OSOf A e C H i LAND USE TABLE PLANMWfi AREA SYMBOL LAND USE DENSITY/INTENSITY DINTS ACRES X 1 PA -1 MILTI FULLY 14.60 20 131 16.11 2 PA -2 GREEN SPACE 0 0 043 23.05 TOTAL 1111 20 160 1W OWNER(S) / DEVELOPER(S) auzv B. u -c BOB SOltmC 1 1747 P1 E, FAYR EF/Il1VILLEM , 11101 FLOOD CERTIFICATION: THIS PWPERTY IS NOT LOCATED WITHIN ANY PRESENTLY ESFAPLISIEU I00-YEM PLOPLAIN, AS DETEP691EO BY THE NATICMiLL ROOD RISIAAIVCE PPO RAN, F3OOD INSIw,NCE RATE. FOR wA9DNGTD[L COLRCTY. ARXM4SAS AND RCPPCRATED ARES. NP, MIF"MR: 0516W092 0 PEVI DGATE: MY 21,1999 '11115 DEW LOPME31i IS AA11(CT TD THE BIOIDDIG SEIV AND NEIQM REQUIREMENTS OF RAID 061169.' GENERAL NOTES: ALL NEW IJ1ILITIES SNALL M PLACED UIOfMiA1W. ALL EMSTING OVER2NM IITILITIE5 BELOW IC/ SNLLL 05 PELOCTEO I.RW IRC. CWiMCTOR SI4Al1 OOODMTE W11N THE APP9DP 1ATE UTIlITY CONcuVY. • IOOS RE.A 32,610 ✓ 015 aa. MANWS Y(A 5335 .T 105 K. N0I I IYI4 ARA 1E.6IN al {b - YRRNIR I 51.33% DRIVE ENTRANCE PER — _ Y AY VILE STANDARDS MATCH THE. EXIST W Th „I ST (T Sit • I. — 582°3 P' I ' N6339. .- E67 1 _YRPYI_� • O 1. • \ - I IDIp NV iIf B m[n IRI SP, • F YLIS 1EVAl[- TREE PRESERVATION '�. AMA \ a[ 9AIX YI., I •° m 1[Y ppii{{1LR • xAi *1 51 B . IS BS lU[ i II In: sy ' I o ,/••� URN' ENTRANCE PER JJ �, CITY CF FATfi iEVRLf N,AlI 2RAq.. /�F1 STAIMROB ... PETER SZTTtR irtn q• �.:. iv:� •• • 14' , T, • \ 11 • LL Y a 1 O AT IWa S[v@:• � MINI p E eSl H TE PAY rrl_• E I. _ ' ss >J/ w 405.031 Y STEA FORCE TO MTDI F DVO RETAWMG WALL N D FIP31 TMF eO w DM M Ex SING wF4 S) ')t rnrtaw snit aD MLD 1W10 aye0 N II' vdiNP •TM 9W All 6F .¢P IN AM 1R WITH NYNM LYJS-OMUM ENITdw - X Cfa'YS5 (It LRAIGWM RR'O11* DC1[ClWL wlAa'M3 IDD O WNL 5. ENTRANCE MLTTY BITRW,T MATS FTC 1W I FTC T n ATILT MDIIFA Pt l OICT NC ., Al fl* C7/I{ SIR RNR TIE MCMIIE(TPAL[YWINGL1MA 1 E STNF®i "MELD II..•(IDR➢IMZ MI®w RINI 'l flVB(M Mf R] WaTn'1l rnawl Y.Sja1ry -o cmLAR WW.TEE flit GmM NLS M I RneSKh1 CIXiCVM169I}W w'M Illy wIM. A.MRB IYaM LEGEND: PROPOSE POI FIN.•%PF FOUND KOV Px SET BOUNDARN LINE - RIGHT OF WAY LAID EAMMLNI .IMF &A&313 MIEALN LIE CHAIAINN FENCE — WIRF FENCL WOOD FENCE OVERHEAD ELEL'RE —Rc WATFR MAIN —rr— FINE HYCRAN- W E' GAIF VALVL III]MCfF --J____ EAPPED LNI F. SY4I %' WATER HATER OJJB.E X VY"FR RTEP • SEWER MAN - -•-✓»'— PRESSURE SEWER —slit-- SEWER MANHOLE 1 ELEPMA)* IUxOLRGROUIDI---VFI— TELFPIYIE IOVEIBBA➢I —P"- 3AS LANE --v.T-- GAS ME1ER I STREET LIGFT O LELTRIC STUB 1,11 A UNDERGRpfO tLL:TME --- MAILBOX SIGN OTY TI POLE HN STREET OGHT STORM GRAM PILL CURB IM.LT FLARED END SECTION C CURB LINE ASPHAI FAVWG CONCREIf SIDEWAIX PROPOSED LEF1 OR — • ROI OFSE' — F e N GRAPHIC SCALE IN FEfl) l INC -30 FEET iT VICINITY MAP UTILITY NOTES: 9 NFAAL I. 411OI4 PEDOIIro$'MTOF CEDNSTL BE fl1F a AM• UAIJln5.THE CA. MUNI OR 94- BE VERNINNS E C COMCOLE A THE 11%'K MUFUCIPMITY f G. NO WOR ALENCY C 9I Till A PRE{ONS'Pll DRE. MEETING. NO WORK 94LL 0O]A ON THE 4n PRiOPt TO Till PRE{ONSTNKnON MEflK NNTACTOR ATE j LALSO OCAL RMITSH9AF FOR OBTApIING ANY IELWIT YLI STATEI (IAA PINES .S S. E. ALLWITunV R S)ERDNES,SODA NIMUM ONES AND S4UTMY NI 7 T LINES) SLAL1 wrI A MINIMUM DF tB' HOT BE S®AMnOU I TiE OR S' VERTICAL SEPANop CAN MITT N FOR PURTHEREVW TOR . A M NFITAR THE E 01 E ZO RECORD rOp fVTIOAI DERERTON. A AUDI B OF EN Se HCRIONER 5EPAPAN) 9W1 N MAIMMlE➢ BETWEEN SAMTMY SEWED DNESATE WME) SEWER E) ES J. ALL WATER MC S Of IHRRET MAIN OOUT IPE 9441 TALI. 9.V1S D 1}aajol MWOME LH AJSIN1ETNOOOP6 PER THE DFTA69T5 00. APP0.0SED EQJN94ALL R 'R TO THE 5. 4. o1rTEcnflL P.LMBBG DOER FOR EXACT NG, WrIFRE nIE PRONE6'l Df1IENSCIS ARE TOE HE FACIE1 S CUEN90N5AREEOF PIENI!NNNEROF THEB PCT MA' CURB, IIHnRDNE O PIPE MD/gt FI'T1W ATD 12NTEP OF ANY STNPEAG. 6 SIERVIR,AITOP 4la SSRMDIWn THE DISRLin011 OP ANY LJflIITY ANIERS PRIOR 10 S M Ala 9xJ1OUIIDRO I ADIMF6T PPOPOETY VAfIFR5 N SEAM OF CHICANY Cnnarl. EXISTING UTELOCA$HDINTER AVAA5HAVEBEENSHIJE, IN THEIR 1}t CC RMR LOGnOHS PER AVABAM IKORMAnOR THE OPRIATE TORUTU ENALL CONTACTIOR TC EL• MO I DR INE AWRSIR4TE VINGC•"UIIIAM'PMOPN OORISDn I4 THE FORMS (E EXISTING D REPA S. THE NRC OIJN A IS IJW N ES1t R AM DAMAGEANDREPA:PTC€CESSMV TO UTIIRYLRI6 MO 5wu MARE EVERY Yf ORT ANY F FOR R TO OORDII4TE WITH THE MPRTPNATE UTILITY COMPANY &,MRS B. EONIPMTOPI SWIOBTO 0AU'E0PON TO YOMThESTU LOW LINES.MUILSEWER UNESOR OlS MRVMANHOLro MY DOSTUEG SHALL APES, SEWED LINER, OR RAWER AERIALS F CIXINE SEWER 944 AVOID YIWIT T A SIMW'OC)ERS THE FROMTHESEWFAS'SfEM. P THEEEVERTTINTA$PILLOCOA5. THEEPAIR'1*S SHAM NC REM OIL PULL SAM SEWA(E LI1 A. MEG CIX?MCI. mLL5 PEP ME RE fl JTI EMS AT TIE LOG. RIED THIN 9. FAOPDiS I6IIIF51T4TMEro8EMUEDMTTWEN TIE SAME TREIEN 9w1 BE UTILITY CO WTED WITH MID APMOhD BY THE AWIG]PNATE SHAILY ELD VERI(Y]. 1D. NHTiNGW 9IA1LR;ELD TO IFY wLrEPTh AID OF PRO OF EN]STTW U"Iln[Fs PRIOR TO CONSIRURION DE PROD nD IS 11, FIRE IWORMII594LLBEONOfINSTALLS IN 1FWAER UWITS THE STMOMDSISLXCNL NRTHE IOfW. WA'Dt UI6nY EEAEPAM' AND LOCI MlM®IlITY. 12. PROPOSED UTILITIES SMALL BF CONSTRJCIID DI AISOPDNICF ml THE WE SEMDW W I SPEdF1GT10I60f THE (;/JNEPI@t AEBKY. 13. ELECTRIC TRJR PGSER TO BF LOCATED IN THE FIELD TO SERVE PROPOSED PLW BLITZES SS 14. ALL NEW D wiijt5 SMBEL W PU® VIDE RE.00IE. ALL DOSTIIIG OVFRMFIL U'61TOS BELOW IJW SILALL BE COORDINATE 11 VO OPRJATND. CONTAACIDR 9EAL1 IX10RDO4n WIM 1lE AW0.JPNATE LT4Lm Cd1PANI, WATER: 1. AIL WATER LINES 9WI HAVE 3'- MIN ELMER ABOVE TOP OF PIE. 2. ALL WATER ANDS SHMl BE IN TA4ID W A DANCE WITH 0[TY STAWMDS MD REDOING SPEOFIGnONB. SR DETAIL 91EFT(S), 3. ALL WATER DIE$ 9411 BE HYDROSTATICALLY TESTED MC DLSIUERED IN ACCYIRDAXCf WITH On 5TANCAPDS MO WITH A an IP EC OR PRE$Fl4T. O. ALL PIPE IFTDRIITEI5 SMALL HAVE A IT' APPRO GALE VALVE INSTALLED WTUN S1" MAX Of la1E HYDRANT. $. ANY CIEAMW15• VALVLBONES MO FCERITH BO! fD SIN NE PAVEMENT MD 91 BF PETAL OWVVITH AOOIEp1ER APRON4 AaDBOAN WIM TIE ALTAR 91EET 6. DOUBLE WATER METER SIFTS SMALL NC INSALLEC TO SERN'E 1015 .COATED AT IDNYON LOT LINES ALL WATER MAINS ARE TO COSY ro TIE CIIYS $TAFOMN SP(CIFlG'IONS. IF NOT QIWWATSE NOTED OR WEUFIED, THE WATERDNES ME TO BE C- GRAS 200 PVC SMCTMV SEALER: 1. ALL SMIETMY SEVER DIES 944 HAVE T -O MIN CORW MOVE TOP OF PD4. 2. ALL SANITARY SEWER LINES SMALI BE INSTALLED IN A000RONICE WITH Ott srMDMOS AND BEDDING SPEOnunOS,, SEE DETAIL SMEFT(S). 3. SA111'MY SEWER MANHOLES LOGTf IN C MEAS I NON-PAWD MEAS SHALL BE CCNSRIIC'Eo SO THAT THE RIM OF MMIKK.E IS A MINIMUM OF SIN k6) RICHES MOVE PROPOSED HIGHEST POINT OF DESIST (GRADE P THE EVENT MIS GN MOT BE ETISF ODMTRAETDR 9W.:NSTM1 A CITY APPROVID WATER nGNI OT9l. 4. COHIRM'FOR SHMLMATOI TOP OF PROPOSED SAWTMY SEWER MMNIXE TO THE PROPOSED GMJE. IF A DISCREPANCY OCUMS BETWEEN THE PROPOSED (MADE MD THE PROPOSED STRUCRpI RIM, THE CAADIPIG $IWlGOVERN IF THE D15OIEPMCIS MORE E 1 N0IF5'1€ CONTRACTOR St TACT THE EWT)P A Of ENRD S. CONNErnOP TO DUSTING .WIHOt5 ARE 'C BE CORE-DwLLEO WITH THE USE OF A WATERS'10P MC WAN-SHRMI( (AOUT.'FE IHSIA.lAnon SF NNE EUF FOR D B[ DYE TESI FOR 8. T4INGM TOEERS E PEQV RED FOR A.1 NEW SAMIMY SEVLFF MMWLE_'?GTALED III • DEAL: ARIAS REGISTERED PROFESSIONAL ENGINEER ♦.♦ NA SCBn Lls. B(R] irn.st,M•R.F DATE:___ '1, s M4�• This drawing Is "PRELIMINARY - NOT FOR CONSTRUCTION" until above seal holder acknowledges the Cancellation of this disclaimer below: N. Arthur Scott, P.E. DATE C ONs leS G� 11/1 Oey 7l 130 N. MAIN ST. CAVE SPRINGS, AR 72718 Ph: 479.248.1161 Ex: 479.248.1462 PROJECT NP: DRAWN BY: 2006016 NFORDM CHEaEO BY: ❑ SUBMITTAL DATE: AmaE 9/28/06 DRAWING NAME: 2006016 DEIQI,diqQ NB REVISIONS: DATE: PFASIO PER TEOI PLAT RENEW 7FIWD6 t REVISION PER TECH MT REVIEW W23/U6 Br RN BY BY: BT: BY: PROJECT: 6TH STREET RPZD # WASHINGTON CO. FAYETTEVILLE, AR SHEEThITtE: SITE AND UTILITY PLAN CITY PLAT PAGE 524 $HEFT NP: M •\ P. r ^VROR.v. PC to gyp -n. I i .._.{�i&L _ — NL x . c to .l �Hr�.; I iA AA AV A :.«—� — NN A A V AA V A A A/ JI -___ `-----_ 0r S x _ _____ R I OWNER(S) / DEVELOPER(S) OUIY B. tic BOB Sa icT 1747 4. COIEGE FAVETTEVILLE. AR 72702 FLOOD CERTIFICATION: THIS KOPERTV 2s CCT LOCATED WTTIIR NW P9E41R.Y ESTABL19IED 100 -VENT ROOD PAIN, AS DET€ LINED BY THE NATIONAL FLOOD INS(MFICF PROGW4,, R000 INSURNCE MTh MM FOR WASHINGTON COUNTY. ISAS MD B4COMORATED MEAS. MM MJMBER: DSLc 9IC REVISED RAT: RAY 21,1999 TITS o&l:LOPMENT N5 9JRIElT Tp 1* BUIDING SETBIGN AND HE1GHr REQIAREMDCS a R-0ID -219. 4 N GRAPHIC SCALE (IN FEET; :]NON.ao FEET M N LEGEND EXISTIC P R _PTA B IRON PANPIPE fOLRD IRDNPN5ET it BENOfl BgNUMY LIRE _-__ RIGM-OFWAY UP - _- - EAarert LINE — _ BALDING 5£BAc LINE ASPHALT PAVING CONOE1 PAYING SIDEWALK OJRB flD GJrTB..11f EDGE OF PAVEMENT(FOP) _____________ a MANHD% SIGN T OWN LINK fEHCE UPL P 0 —ii - WIRE FEN*: lPE A_ _ BCMD FB4CE Liq — p A—� ----------- M)RNSFA£RIDE DRANAEf SIRICURS - :_ ■ PLED END SECTI01 (FES) . � WATER MIN FIRE HYDRAN- ASgMLY .. GATE VALVE BLDWOFF VALVE R SINGE l' WATER METER DOJBf J{- WATER METER SEWER MART FORD FLAN SEWER 5ERYIO IDLE Qr SEWER MMHOIE T TENgFF(INDERGROUND) TEIEPIKMIECOW LEAD) DIII -- c FIBER OfTC ME — rxlE- HECTRIC;IRCER Oq )C) Our --- E.ECTmC (OVE11"EAD: — -- BI aECWC STA _______ -- GlS l:q 0 GM ME ER QUAD O�NG ra JI1LJTY POE **O 4- STREETLIGTS) GENERAL GRADING NOTES: PREOOFGT E: .i.I • PRIOR ro START OF SITE GPAO4G, C610N COF4TRGl'earns 941 BE RSTNIED N A"CORNNQ' TO TEE EROSION OYITRDI RAFT. TEE EN05IO CONTROL MEAAIRE5, AS A MRCAM, 914E OCJOF ALL SILT FENCNG. TEMPO' RY SEC rMocr KNM, TOY OJIGTWK'TIC 1 EMTRMfl AHD ANY OTEA MEA& S NECESANY 10 aHSLIIf TMT �NOO DOE NOT LEAVE TIE SITE .' - • PRIOR TO STMT 0121E GADBC.m ITRACTOR9001F0T1 lit • ARRRORIATE UIIUY COIL E NC lit STATE pEYN15YBTBIA gNIMUM OF AB MWPS PRIOR TO DIG3I G fl 1W IDEATION OF All - WDOtGAOLYID UTILITY LBS THAT W61 BE ARECI®BY THIS OESF.LCPMEM. REAS NOTE 11AT EKLSLING UT111TE5 NDTK1 OFI PI.W . NAVE BEBI LOCA1 WRH AL AVAIJBIE IIfORwTWN NC liAT D;CT ,1KATIDH CF W1LIry LINES MAY NOT Bf AWIMTE __ APRE- Gl JLT1G FEETUG SH&t BE HOD 01 l¶Tt ONCE ALL - - BW IQI CONTROL MFARIRES RAVE BEN IFST41H1 MD PRxW 10 ANY 57Th GRAYING I D] 4STRUR111' DEMOl2TTOM GENERN: -. - -'LA'n, WMRACTD0. 941 B6TAlUSF Ad RDQUAITE EQUETEHT SO AS 10 ..Via, 9 � COMKr WITNNL SAFETSTMITIClS. DICTATE) 8Y D61K FEnBIAti SLATE, IDfN REOIUTCM5. - - • C1 $H41 COD0.GTM-E M ASTiIENIADF UTILITY CON AS Ln I W A AS lISTEO ON THE LOVER SPELT £00. AN,GTMEM OF IIT11I'Y INEs MES - NFFLT NC FIL • Upe 1 lDFBY LESS TWN l2 RY 941 BE RflOGTEO LNDEMAOUNC IF , REQUIR BY TIE ` -• MEAS lO &) S ALL BE aEM MEA9roBE KRGUOCMALLBf CIEM®AG BUT NBBMSOA5ro BUT NOT MATERIAL B1S VR.ATIDff , TR ,C OR OG VEGETATION, TREE$ ROOTS. oEBRIS OR iALS T I MATERUIS TIAT 1 AEAECTTIE STNIIRV t)FTHE Fl.. IF lWO:RTADT'ELISRM .. IF . TWOULD THE ro THE 9ATABLLItt G ANY WTFRIAI, TIE CC941 HAVE A I FV AOR EOE RIBIED GEOtEOBBGI O2GD4FBl 00E lit E FBNL CETOUCT T1O2. E9 JRE MTT1MS flu MEF(T • EIYRIIC MAOR TE OThh KIM HILBE NAM K, CONIRESSIBIE ORGNM IMRERI$ FROZEN EMBER, ROUE RBS4MATOUA TIMBER, BNFSFC STAMPS, BUILDING IRI M#S, MATISEMIS, N SEMIS, NC OTIIEII TMTERULSTIAT NC,AD NBiATPhLY MKT THE F61 MRTBIIK S1GOt PlE NC CC16IOPSOW • CDOSW..- .MEWj emFlUID. NC FBIID fOR 16E IN FINAL ( AOUC1NNTMAREAS10NFGRADED MFRS GPADBC ALL CRITIfA1IOF WI £ROOF ROI ( WAS ro Bf PA4E0 WMRTO IFc PAVING MA1 1AL .NL PRIOR TO 14TALLATION OF PAVING MAIERWS MY SOFT AREAS SHY: BE REMJVCO MD RBNNED WRH SBFCf FBL AM A5 NOT®N TAE PANBIBrT SECTION CWN CN Pt CCETAll M 9T. STG9PI SYSTBN: __. I . AREAS NXSZQIW AS _ - - .. '. r FMPECIIHC HEAVY DUTY TIC IC O ECrmG ESRB UTYT ILWDr% SWII BE DELGN®N MEET TO _ •.."' A rn-. 1 AASNTO MFAw Wtt (N10) TMIFIC LOADIK,. 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THE AIPEA SNNI BE WATERfC I4TIL A HARDY CL1NHl OF GRA55 HAS Ef$1 ETAaus. E0 MD 70% OF THE SITE HAS ON SIMILIIFD IN IGWRMNCF NTH ADEOrS NHSRURIDN GENERAL PERIP IMRISAA'0). • ONCE THE SITE NFS RENHED FINAL STA1rATKW N ACC0R0AMO TO lit REQUNBB(TS SEi i0R-h N AOECTs COMSI XflGE GFNEMI P91 I T, THE DO lR CTOR SITYL FBI A MOTIa OF TEPICUTION II II 41 F 9 SE�r ARRAS •11 REGISTERED PROFESSIONAL ENGINEER •1i N. MTMW s tr w.TW jnrmm�u4„rrµ y JY�p..•C�F Ayy...0 S FAOIfI . �i DaIc1, . t iQY1ALLTM15' i y D41 ip DATE: This drawing is "PRELIMINARY - NOT FOR CONSTRUCTION"" until above seal holder acknowledges the Cancellation of this disclaimer below: N. Arthur Scott, P.E. DATE aGN CONSG` H 9 V w D C yl 0' 1)? 130 N. MAIN ST. CAVE SPRINGS, AR 72718 Ph: 479.248.1161 Ex: 479.248.1462 PROJECT NP: DRAWN BY: 20060]6 Neikw CHECKED BY, SUBMIJTAL DATE: N_____ 928/06 DRAWING NAME: 20D6016 DESIGN. NP REVISIONS. 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P 7� ' 133 La6 �'N` I13d l3, 1 7 /. �� of o'2'// � — M I LEGEND • E%YI P� INN PIWPIfl r1Ro --q ERaN PIN str —_ P eEr+onwu E BQMDMY UHF RIGM-0FWAY 1IIE BIILDQIG SIB/O:IIIE _ N ONOUTIP1VDK II CONSIDEV PAVTPAVIV G 9DEWA"A r QAE AHD V JTTERENEXT III a EaE PAVBIENT(WP) GRAPHIC SCALE T a KTAnnnn - a e a a (1Wa UW fNN.i LL% C --JE-- WPF FENS LINE gam DKOMTM FDE FN —M ❑ 1IEo1.34 FgT �___ STORY $EMDILaE AiREDAD EM [ E RS) LtTtS % Y W FL)i )__ WATER MAN _ "'W PEM NYDMN7 ASSEENEY r GATE VALVE N aanvrF VALVE 3 ACERII .♦ B 51101 3j WATER METER ♦ DOIIIBU )E' WATEP NETER .---- .— SEW131lWN %M'66— A fORQ P44174 Ay.N� _ SEWER EPCV2(E uN LJCT —laffl IlE (JNCBER�[PNDi— WT 8111 TEEfnnFOPCgaE.V:) 'Ii USE ELE(TRIC(UNDER QCXJ O)_ OGL — 61$ 9FC9UC(OVERHEAD) O[ N ____— EIFIRIC STJB M'E GASIM GAS GM METER • QWD OIO59HG UTILITY POLE SIGNIFICANT TREE H5 H>' • STREET UGYrS) e TREE PRESERVATION -I-III. Wa FENCE REMOVED CANOPY PRESERVED CANOPY GENERAL TREE PRESERVATION NOTES: E N Y 1 E TRE ES EES AM NAI1RI MIFAS 90TN MN OA ¢ PENN It) SEN I BE PPOIECTE Duww ENGIR1CTIOH WI1H TEMOPMY y mE]HG. \\ ` 2 PROTECTIVE HERBSAWOL BFFMEPRTECTIONGro QTYa ♦Y PAYFTTEVIIIL FENCES ESHAT f0RTREE PROTECTION. C :,y .1 3. HIOEECE AR 9WL D NSTA 4ID PRIOR TO 1!E STMT p Nf( S . �PRBMATFON NC MVN'AIPEO ImonIF NJ. 4. EROSION MO SEDIMENTATION c TAOL BMRIEi6 SHALL BE N - PCAUED M MANTAINEO IN A MANNER WHIOI DOES NOT RESU.T IN 1 N\ BOLL RUaDNP Wmma TREE DRIP uNES. r \ \ A. PROTECTIVE P€ SHNIAURROUND THE TREES OR GR(XP OFTPEEA �� \ AID Will BF COCA tI AT TIE DRL L1NE. WOALSI MFRS PROTECTIVE _ \ PRIERS SMALL FOLLDW THE UNIT 0' COPSTRURIp1 LaE IN OP091 ro PREVENT THE RNIDVIRIG: \ i \ �, A SOIL COMPACTION IN THE ROOT ZONE MEA RSILTING FR' ROOT ZONE TRAPFIC OR STODIE OF EQJPPE}(I rw ' r TP -_ . B ZONE DIERIRBVICES OIE IO GRADE CNMNES (EATER T1NM fi7 IS 6n l \� \ e. V �...\\ �y ROOT TREP01IYG MOT VIEWED BY QR' MBORISTA R C WOUNDS TO IMPOSED ROOTS, Thin OR IPIG BY MOWI'CAL. `IN EQUIPMENT 0 OTEA AGTNfIlE5 DEFRaEMN ro TREES 901 AS CNBIICAL ) .. , STORAGE, QMENT TRIO{ Q1MiI?A: NG'IRES .'r. �.. - \mow \ 6. EMQPRONI ro HNSTNUHG HEN A S AT TREE ONMIN6 MAY BE PFNMEITED IN TEE FOIOWDIG CAMS; A WHERE THERE 15Th BE M APRREWE aADE ow*. IEEweaE PAVIG 91RFM E. TREE WELL (R THER WI SITE DLVEIDPVeC WHERE PEEMEARE PAVING IS TO BE IP TALLID WITHIN A 1'S % DRIPD1E ERECT Tilt I£MIQ AT THE OU1ER UM[TAa TEE PEAEEAIA£ SESEPASAMY POOR TTO PAVUC VISTNyA'EON TO MIJiPl ROOT }1 / S0. s'RMXI \` - � \ DLEU&. I B. WHERE TREES NE ODSE' TO PROPOSED PJIWP S, ERECT A FENCE TC I NLOW6TO 10 FEET OFWORK EPAQ SETWEENTNEFENQNOTNE C. WHERE THERE ARE SEVERE EPAQ CO TRAIM5 WE TO TRACT SIZE. OR OTEER APE IA. REQIBREPTEHTS. } I 7 WHERE ANY Of THE ABOLE Ex®TIOMS RE&A' IN A FBMCF BERG CLOSER T1AN 4 PEET TO A TRIM VROTFC'I TEE TRUwt VYITH STRAME ' ON PTANGNG TO A HENRn M 8 FEET (OR IDCTS OF LONER BRAFo1ING) a AmOION To THE REIXICED FENONNG PROVIDED _ • 8 TREES APPROVED FOR REMOVAL L SIWBE REMOVED INA MANNER _ N WHICH DOES P T IMPACT TREES ID BE PRESERVE. s. r 9. ANY ROOTS ERPOSFD BY Nf6TPLRTFpI ARNTTY SHALL ff PRUNE WAH WITH THE SOIL. BSCfFlU ROOT MEAS WITH Oppp Q.AyRY 1 TOP BOa AS AOONMtt155>BE. IEMPOSHIRODT IRFAS ML NDI � ♦ 1. - BANNEP AA W[MIM l DAYS NVFR TNEH WITH D MI IC EWTENAE a A wI° I R'•\ 'J • MWIPO WHOOI REW[FSN. TEMPERATFf ,VG MUWII WATER FOSS Wf 10 EVMoM1a 10 AMY IRE NOUHG REQUIRED Fat THE 'TN:ATION a LANDSCAPE _ IRRIWTOH SHALL BE MH.FD AS FM fROM EXISTING TREE TRL CS AS -� - - - I Po59&E M 1. PE PIED WITHIN ThE DRESEINGF TR&]l TMO IIIUE59W1BE THE ROOT MEO THE DRIPIaE Of TEEA. MO Spa6PERMIT®ax _ ''IL( r TEE ROOT PVAE aANI TREE. �--..�_: --'r WW 2SB,wkf.. - I1.PRUNING TO PROVIDE QFMAMQ Fat£TRUCTURES, VEHICTAM e -AE CROUPA: .'e iE ��....-IERE - �y� TRAFFTc, MD EQUIPMENT AH4I TAKE RAQ. REAORE CaGTRUCTOr1• 1a 'N7 I`v _ 13. ALL.. FINN LED RLnING MUSTOf THE E[OP RY DIFFPMZ THE I . _ _ _ ^ - I)P MBQUST ASSOQATTON PRUNING BTM ANDS FOR 9ALE TREES ,i! W,.w oK /. _ _ . _ - . - AVAI S1 UPON REQUEAC FROM THE U,, MBONATS) .�E 11.DDAATEa6 Maim! MOVE NOTEA MAY BE WMsI REocRDINw13 AE-".�i.1c ATIa6IiHERE 1s AUBSTANTIAL Pct PgIM,'F a1I ATREE • '1 I 4 SIEi TADGD.WNI ASARE9,ET. �--� :E. TREE PSERVATTa4 FBNOMG TO BE ASPECT®m W4TlAPE ' _ AaUME1MTp0. D 3, J L. , $f �GN` s__ iii;�=ET.WF5�s il.'.MRC fPry.011 j DATE:____ This drawing is "PRELIMINARY - NOT FOR CONSTRUCTION" until above seal holder acknowledges the Cancellation of this disclaimer below: Amy Scott, ASIA DATE GN CO NSG�� 7 p U.1 i'n o 130 N. MAIN ST. CAVE SPRINGS, AR 72718 Pb: 479.248.1161 Fx: 479.248.1462 PROJECT NP: DRAWN BY: 2006016 R NBExw CHECKED BY: SUBMITTAL DATE: 9/28/06 DRAWING NAME: 6016 LSP&TP. NP REVISIONS: DATE: BY BY: BY BY'. BY: BY: PROJECT: 6th STREET RPZD# WASHINGTON CO. FAYETTEVILLE, AR SHEET TITLE: GRADING AND TREE PRESERVATION PLAN SHEET NR: AAptA-OlFS7EJwar la,M top !fl 0Y <omO earn n•rta m"'•'wY VM11• Y •LUFI •i Ad LW Ml SW is Iii • I ¢Ytt,arL 9 POP LOW SAW IO OR-Nf A 2 ,sr am MAE J qOO OW LOW SAW W IA A J ¢.Y La1 11 (pOp LOW SAW It a'-NL OR -9T1 A 4 La, 9 PN LOW SAW It Off -NE - - A S aAa .u• MARI I PN LOW SAW It Pf-SIIE - - • I .Rahn, J POGO LW SAW W aw-NE • I .aalxlsl E fM LOWSAY! M1 &F-$IJ[ - - - A I .u. r¢ar n PN L LOW SAY! ICOF.Slrt • M mr. Lr M LOW SAY! ICSIJE 01F. A M. .¢L IauO A PO POR SAY! NO ORyyE A a •.[a laml II LOW LOW SAW! It Of-iifE • LJ FM PA LOW SAW Off -Sift A S •a .W .6al I E IN LOW SAY! IC IC PF-NE A 6 am.¢ul M LOW SAW w1 M -NE - - A M a•u m•I 9 POP P LOW SAW IC OR -SIR • IS .Y•LW 9 POA LW SAW M OR -SIR - - - A R av La, 9 PMI LW SAY! M On -SIT! • A .. ma 1 FM W SAW OR -NE • R ma M PN LOW SAW! IC IC OnS7! • a J LOW SAW 0 PFSSE • A• S L. aM. A PO PO LOW SAW IC M-Nf A A a.LULaI IJ {WI LO SAY! IC PF-SIJF A II .•a Llp•I O P000 LOW SAW! M M-yR A %' "ml u' A IM LOW S• M OM -NE • R ma® n 9M LW SAW W -SITE - • A 'm' S POP LW SAW PH A • 11 av lal R iM LW SAY! W - On -SIT! fimlP C-C40YLm7w$vaW IC at aR a LRa. sum (aIa STLNL FM..n mlr• WA 1EY• —fl [ 10 nI IS P000 LOW RACY( YES f NP ar la, Y P00R LOW POOH YES M Wnnrar 0 0.'00 LOW 16MH YES c IR Tun YYWI Ii NP LOW PPVW US I III tn IsA M NP LOW 1010W pH H$ I N rWAYY lWacer Y Pfl LOW 10 M YES c M wMta' E FAIR LOW ROCW HS I M w'Na, I P011 LOW PEMOW YES [ OE wna'ar I PNI LOW PE,OVE YES [ IH 5Wm,¢x IJ FM LOW RE OVE YES [ I WARSAW O PN LOW PfMrc YES C OE vgrw L P000 LOW BEHOVE YES c no .vw, n PJM LOW IE!OH HS c ON. f/wnm t POG LOW 100W YES I M ' , I PN LOW m0W HS I MI nAar O EM LW 1009E HS C a, amrw1 IE PM LW RENOW HS C 10 UWI wu 11 FM LW 100W HS [ 61 a¢en R P LW 0010W YES [ 61 ssmeOn a PN LW PFMtt YES f 59 It"tw Rn II PM LOW 0E1OH YES c IA nwInun O FM LOW WMH YES suroru OYPALL TOW. 0212 - II 0.01 top •FM:I LRAIRM ILnIS a :R•1y_A G' z@LI IRAWI . I Fl Fit 10 a mWe WIE-ER T TREE PROTECTION FENCING I T$ GREENSPACE CALCULATIONS SOFT. ACRES % SITE AREA = 78408 1.80 100 GREENSPACE = 61560 1.41 1834 HARD AREA = 16846 0.39 216E TREE CANOPY ENISTING = 54518 1.25 69.44 TREE CANOPY REQUIRED = 11761 0.27 15 TREE CANOPY PRESERVED = 11120 0.25 1389 TREE CANOPY REMOVED = 43398 0.99 55.56 II 2 3 4 I Ia REE CANOPY RCODIRCO TO BE PRESERVED IS% TO'Al ARIA OF F%B'WG TREE CANOPY EORAL AREA OF 1F* SITE ACRES 1.31 ACRES .B0 SQUARE FEET 5.51• R 5g1ARE FFO 1B 1BAOB 00 X OF TOTAL STE AREA 69 - '[1 ' •,rt-AA %' wvm AYES S 00' C ACRES 0.15 SOUARC PEST 641 SQUARE FEET 1120 % OF 10TAL SIIE 112 % X OF 101 Al SITE AREA 101c 11aN PROPOSLD SOr ACRES LOA PRIORITY REMOVED . 43398 0.99 MID PRIORITY REMOVED - 0 0 _ MNSI PRIORITY REAIOWD - 0 0 SIGNIFICANT TREES M S etiee Se (ml CBnd@Bn 11A BLACK LOCUST 28 POOR 74 WHITE ASH 30 FAIR 79 BLACKCHERRV 26 POOR 82 BLACK CHERRY I 29 POOR MII KJnax RCMIYiED V.NIBER W 21 ALjFE6 MNES LOW- M1'3 2 DEC - 0n9a a N9 -D,21 0 Y CALIPER TR[[5 MEARR QI "C14 :i 2 9 1 ii ; A Z Bea 61 m :� IIIc o j4'F i NT91 Vfg DATE: .•S °'"......... 1 +' y5u,.. ...'� This drawing Is "PRELIMINARY - NOT FOR CONSTRUCTION" until above seal holder acknowledges the Cancellation of this disclaimer below: Amy Scott, ASLA DATE GN Co, I- 7 UulrnZ D C ,� Od �� 130 N. MAIN ST. CAVE SPRINGS, AR 72718 Ph: 479.248,1161 Fx: 479.248.1462 PROJECT N9. 2006016 DRAWN BY R NBAROR CHECKED BY; o SUBMJRAL DATE: 9128/06 DRAWING NAIIE: 6016 LSP&TP.�Aig N9 REVISIIX6: DATE: BY BY BY, BY: 8: PROZCT: 6th STREET RPZD# WASHINGTON CO. FAYETTEVILLE, AR SNEET TITLE: TREE PRESERVATION CHARTS AND CALCULATIONS SHEET N9: L II N 6.1 A R C o E LANDSCAPE PLANTING LEGEND ly1r, "I, I 1 - r v Snag 9MOTT RUCANIGL -- CI. 9 CWRCSSOCYPS LfYLAfdI ' • ,'ryr1i1OO LEYLAND CYPRESS lfl OM E fMRCUS N"AA WILLOW OAK LII PAM 2 fRAXNK AMERICANA WHITE ASM 111 J \ AP 5 ACER AA \�1) ESE1AnM 1NANSC LII iC a TA%OS OKPOATA UNSA' •VV']),�� DCM5A YEW fA AO UUMVMR ALMA (LEIS EU IIJSN 12195 SF - 103 L.E. STEEL EDGE J=1 I BALLED & BLRLAP%D Y CALIPER 6f FRBM TOE GPDJIS BALLED R BUR.AP9tD T CALIPER 0 6 F' FRI.' THE GROW BA.LtO a BWRAP%0 Y [ALP@ 6 F' FR•Y THE W>.$( BALLED I BURLAPPC Y :A.PEP 6 F' FRBY THE [ADIRD 3 GALLON IA• -36• H3 3 GALLON n• -N. N. 6101 rOtE WDYIEN 4 3 I — Bss — .— _ R•ss - N • N LEGEND pmrP JS rwr+q I PMpi35m • RKW RDVRERE FDINI] Qf DION %6 SFT Bp.Y(WIY LIFE Rlprt#WAY IRE ___ — _ __. FASBdBFFLRE _-----_ ---- BUDDING Sf16.IX IRlE ---- ASPIALT PAVUC SID€ MPAVR G IOEIYHY. DGE ANDVVCI1(E EDGE O MVBBYi (FCP) �� &GIN T lH OLNUWFENQLRE —O—o- --)tM- WIRE FBAs LL1FyER EI- DCO A1MFBC 510031 sEe LDE OR.UNNE STRlKW1R5 K . FLAREDEND SEriON(FS) id d WATBI MAN xN-V — YS FIRE MYYDP.1 ASSEM&Y GTE VALVE w A &4AOR V.LLYF • SINCAE 3S• WATER METER I�pml DWBLE 3c• WATER METER M'CPF, SEWER MAN _xx-ss FCRQMAN—xx-FM— SEWER SERVIQ UN( S SEWER. W*O1 e€' TEIFPIpP1 (uF1DERGT3OUMD)— MT 91 TB.EOI M (DVERIEAD) ro FinaLOVTIC LDE UCE-- ELECTRIC (UC afltC COX C. .E ELEcr%c(O'•EPNEAD7 — c-. — ' e Eucnuc 571E m --iri-r-- GF5.M — GAS — al GASFHETEx 42 f Q i, FO Fc * 4 PO C 4I STRt₹T UQ4T S) o ` AR;6EE,y, GRAPHIC scnLE NFBT) H IMa • 30FEr GENERAL LANDSCAPING NOTES: • LM105Ci3PE CONTRACTOR SIw. QYITTACT MWCA$ ONE CILL FOR ail unun LOCATIONS PRIOR To BEQNDMG LAFE35CAPE WIN&. • ALL LANDSCA € BEDS TO HAVE WEED FABRIC INSTALLED PRIOR It wANG • AllHA DWOLNCSCAPE aARE DS ARE To & MuOED WITH ETER TAMNFD EWIRE BED aARx oR REOAmD wLa. wIm A TNwNEss of r ovER EMTNEBED • SOIL wl.n ( OR EQ.Jrr BEDS IS ro & AREA- Vo WITH EQUAL PARTS IOR E(R1R %A'MOSSANDCL TOP SO ALL m sod ALL Lv1DscP )S ME ETC1TMA HAVE so0 REFOhD BFHWE E NT MAAEIM RE-IAtuTTM S1 PUNT MATERW. • IRRIGATIg 5Y51B16VD1 •E DFSICNBYDWGTIOM GEARS(TRAC1V0. AT uTER DATE.1 aIAAANFa FOR I 3 • BBORe PC, CaI R& 1012 To MYE €AL$IIG, STRAT 10 FY UglanaFAYEFTEYvlts LANdYAPE ADMDI6TPATDR ro VERIFY TREE RVAra• M CAm6nIARIA Aa WAS SIW. BE 5000®Will' 0F. GAq wwPUTLnERs % AMM.F. aTON mrsA ANC )JRL BLIf6A4 A AR ATTIOMwEm A -A RATE a 2D S.F. IS IfII00 • IF ER 9L1 F D((IO AREA 6 MYDROSE®EU, A M *WW APRIEDdSIFlwJfAcT ADO®(ND'rDMTNFmND AWL'] AND AP%¢D�MAJFACII.R5 BUDW&A E NG w. HDB GAT ON 16Jv£ B®B LOCATED EVY Ixf I W FEET FaDM EAa FO OTHER ml NRIGT[ON. CNIRACTD0. &ALL COORDDATE WIIF THE ARanKT FOR IDGTIOFI. 11 3I ..O............•. - ti O]M9AT� DI Si Y',N DATE: Y4 e'??` This drawing is "PRELIMINARY - NOT FOR CONSTRUCTION" until above seal holder acknowledges the Cancellation of this disdalmer below: Amy Scott, ASLA DATE 130 N. MAIN ST. CAVE SPRINGS, AR 72718 Ph: 479.248.1161 Ex: 479.248.1462 PROJECT Nc. DRAWN ar 2006016 R NBBFw CMEO® BY: SUSM T AL DATE: 111110-9128/06 DRAWING NAME', 6016 LSP&TP NR I REVISIONS: I DATE: I 6th STREET RPZD# WASHINGTON CO. FAYETTEVILLE, AR LANDSCAPE PLAN 1 1 1 • I I M 1 M 6.2 AI eC o I e I F e x OWNER(S) / DEVELOPER(S) FLOOD CERTIFICATION: LEGEND: CRAZY e, FIL m's PROP9RY IS NOT l(1GlED W[fHOM ANY PRBENILT ESTAAL91E0 1OB 5[NMIDT EXISTING 1747 1U1Q 100.YFM AOOO A'AS Op1EWV18)p✓lit INTIIXMFA000 s FAYENILEMI TlE, AN RAM 061AMM0' PROfi4W. FiL'(10 061MII3 MTE MM WR WASHOGfOX PROM PW/PWEF NUOT ARFANSAS 0 OO AN001NN�AAI[O AmF AR SET -- — NT N O (eY LI IF MAD MlO(: 051N�092 D __ RIGHT OFWA ( — -- EASEMENT L( Fort REV6ID WYE: NIIT 31,1999 — — pU CHAT SETBACK l N. O— (HW FEME(E OO FENCE E VOpO FELEC —x— OVERHEAD ELECTRIC WATER HYDRA '+ ME R V AN VALVE GRAPHIC SCALE PPE uPPED LFPM M PLAN VIEW RI ER SNOEE X' WATER NE O E X• WATER NE UNITS 1-4 & 5-8 M @T) 1DO1 .IOFHT 1264 166 iW ii Ii I 1166 HHTi I t A f 1 II A e c I 0 I F I c I x [ ] 4 LEGEND: PROPOSED --"a, - - SEWER MAN —ra— PRESSURE SEWER —n"- 6 SEWER MANHOLE O - TMEU NNDERGPONDI —us— ' LEPHOEPHONE IOVERMEAOI GASLINE SAS METER 0 R— G STRER.IhIT 0 _ _ _ S ELEf1RC SIOB ITYP.I -U UNDERGROUND ELECTRIC -IQ e"_ MAILBOX �v— SIGN V 4- UTILITY POLL It STREET LIGHT 5-ORM DRAIN PIPE E ( INLET •; MAMO ENO EE'IOH Q ;1ALINE ASPHALT CONCRETE SWAPS PPoPOSEO LEF- JP L — RIGHT OF5ETJLJ -I N .--------- 1+00 N SEAL: N PJU(AA . #R# REGISTERED PROFESSIONAL ENGINEER _..../' ♦ R # N. YIMIR SWiI W.. sees ,' 0 Oe 4,j. 4 , y ] - iCN9 LTMLR.I PC DATE. "+y ..nnw+`°• VICINITY MAP This drawing is "PRELIMINARY - NOT FOR CONSTRUCTION" until above seal holder acknowledges the Cancellation of this disdaimer below: D/ oo'z N. Arthur Scott, P.E. I• -I- I.'. '.v. i... N1 FINISHED 4 GROUND t 30 O Ar 29 28 . 127 4 DATE s' CONS C Y Dc ' 7? 6 130 N. MAIN ST. CAVE SPRINGS, AR 72718 Pt,: 479.248.1161 Fx: 479.248.1462 PROJECT NQ: DRAWN En: 2006016 NNIYa OIEO(ED BY: SUBMITTAL DATE: - N9 REVISIONS: DATE: REYmON PER TCOI MAT REVIEW 7/19/06 L E\'[SIGN PER 11:01 FIAT RENEW 431106 BY RN BY ON BY M a - PROJECT'. 1 I6TH STREET 100 W. .E. 126 RPZD # - _ - - WASHINGTON CO. 0+00 FAYETTEVILLE, AR SHEET TITLE: LOT CROSS SECTION CITY PLAT PAGE 524 SHEET N9: 7.0 A I•I C 0 F I F OWNER(S) / DEVELOPER(S) FLOOD CERTIFICATION: QAZY&ll.C This PMDPRRY 6110T WCATED WRND1 ANY P N11Y[iTAR1® BOB co.lwr 1 •YFM 9000 Pta AS DF m4 a GRAPE lanAi ROOD N. 1747 N. OJIIEYi Rl9JMN0: PTmrnAN, ROOD RAIPAH[E RITE MAP M PDR FOR WASHD9GTOH METIVILL£ A0. 72702CCUNT%ARNMlS S AND DILTIP3O ATED ARAS. MAP NLMBER: Oi1ED091 D REVL5®LWTE: MY 11.1999 ul GRAPHIC SCALE PLAN VIEW UNITS 9-12 & 13-16 N 1 P 1 01•10 FEF1 3 n 'I 11; 6 1 I III Ill I I 1 1 I li 1 1 l 1 I 1 l , T 1 I II I 11 I 1 1 1 1 T 1 1 I I i r SQ 6 I H LEGEND: EXISTK • P01l PIN/PWE FOUC o POI PIN SET -- DQMDARY LM --- RIGHT OF WAY LINE ---- EASEMENT LINE MRDMG SETBACN L —•— CHAMLK PENCE WINE FENCE WOOD FENCE --R(— OVERHEAD ELECTRIC —vv-- WATER MAIN ."� FINE HYDRANT !' GATE VALVE BLOW OFF F---- CAPPED LINE OR SK1E %' WATER ME DOMLE NWATER K LEGEND: PROPOSED -„T., _ SEWER MAN —TMe— PNSSURE SEWER —�- 9 SEWER MANNELL — — -- .a' TEL EPIOE IUNDERf8b.11KR -vr- --n - -(L(PO( IOVWM[AOI —TMf- - -- -- GAS LIME —MF— ^ ]AS *TER 0 L STRICT LIGHT e $ RCCTN STUD ITYPI e —.0 UORROUOELE'TRR —Ia —Yl-- MAILBOX m - SEEi • t LLU1Y POLL - y STET Ir 1 STORM GRAN ME N (URB NE1 • I -.ARID EYO SECTOR IT ■ CURB LN ASPHALT Pave[ (OKR(TE WWALN PR(O5© LL•T OR RIGHT OPYI —A— J's 06'76££ X97d-6 AAVOIS Z ZI-6 SLINB z R -7 I II VICINITY MAP ti FINISHED axr - � - 1270 1287.69 / 1260 100 YR. W.S.E. 0+00 L P f: UARAS YYII In,1,4.I I �y 3COMB.ATAWR,1 BIC i IN'e This drawing is "PRELIMINARY - NOT FOR CONSTRUCTION" unfit above seal holder acknowledges the Cancellation of this disclaimer below: N. Arthur Scott, P.E. DATE GN C O/ysY Q4r�' G! !_ 9 Li D C uO1 130 N. MAIN ST. CAVE SPRINGS, AR 72718 Ph: 479.248.1161 Fx: 479.248.1462 PROJECT NP: DRAWN BY: 2006016 Nedkw CHECKED BY- SUBMITTAL DATE: (Ens— 911611% DRAWING NAME: 6016 Cz-$edb0. Ng REVISIONS: DATE: 1 REIDIXI- .-troI NAT PEVEW ,I19A3 BY'. VS REV1SI IN PER ThO PUT REVIEW ■�� BV: RN BY: BY: BY PROJECT: 6TH STREET RPZD # WASHINGTON CO. FAYETTEVILLE, AR SWEET TflIE: LOT CROSS SECTION CITY PLAT PAGE 524 SHEET /RP: 4 A e c I e F OWNER(S) I DEVELOPER(S) FLOOD CERTIFICATION: " CPA21'B.ILC 1[16 PTY IS '01 LOGIID WIIX& Na RESEMLY EBTBLJ.91E0 e0e 50*01 1U -TM RODO PLAn AS DETEIBDNED BYTE NAZI LLRCOD 1747 N. YIK IXAIIWRE PROfiU ,ROOD D6URAHQ MTE MAP. .WAAIINGEM FMflVI ILL, M]2PD2 (mr PAS NO DFLONFMATEO W& MM POlOEL lIfLe92 D REV® MTh: PRY 21.1%9 GRAPHIC SCALE PLAN VIEW UNITS 17-20 N 1 DE21 " IC IEET II III L r ' �r____r LEGEND: EXIS T&G • IRON PM/PWE FO O RON RN SET - BOUNDARY LINE -- RIGHT OF WAY L ---- EASEMENT LINE — — BUIOMG SETBACK L -o- CHAINLINK FENCE WE FENCE WOOD FENCE OA— OVERHEAD ELEC '-V`-- WATER HAM FIRE HYDRANT BGATE VALVE &OWOFF E---- CAPPED LIE N2 SMLE K' WATER K DDNLE K' WATER It it rr r '1'. V - r , r , • / / ,' I i i l I` ; INN w }-- f--_-_---�..__fl 129 -- �o FINISHED __GR GROUND O0 -. 9 a 1284 1270 1260 EXISTING YT. RETAINING GROUND WALL 1250 - - _ _ --- ----- 1+0 [ I c I [ F G I M L I LEGEND: PROPOSED SEWER PAS _„� PRESSML S[NER -P+� 5EVFR MAMIOLT -C - TELEPHONE NMOEMi.VI OI - - - - - +"- - 'ELLPMON IOVERREADI —f"-- --- GAS LINE _ GAS METEP f o— 0 5-REn LIGR1 —O ELE[TI( SUB ❑YPI e we UIOFRGRWXD U.r(rRK —a ol— MALBOR er- 51131 • - VTtITY Pp[ U S REEI LIGHT STORM MAIN Pr! E— CURB NEl s R f FLARFO END SECTION Q FA ■ CURB LINE ISP"41 PAVMG (OTT 5NYAL " PR PROPOSED LEFT OR Rte' NMI R VICINITY MAP II�II�Ii; IIII ri �I LE %I LL 47 Ui I� u Z �a - - 3_I z z LU N 2+00 III III 3 P I I I IC 11 'SEAL:UARE�PAS DALrr S. {I{(f{tyCa 1y�. 1131 i L7 iC]1FRTANIS p IMC y3- t)AL Pi DATE: This drawing Is "PRELIMINARY - NOT FOR CONSTRUCTION" until above seal holder acknowledges the Cancellation of this disclaimer below: N. Arthur Scott, P.E. DATE Gt C oAlSG� U wrn w C ,In 130 N. MAIN ST. CAVE SPRINGS, AR 72718 Ph: 479.248.1161 Fx: 479.248.1462 PROJECT NP: DRAWN BY: 2006016 Nea__ OIEO® BY: �IR6 summm AL DATE'. 9118/% DRAWING NAME: 6016 O -Sermon. NR REVIS1Ot6: DATE: L REVLSION PER TECM NAT Rfl1flY )n BNB n: Rs 1 REVIOI, PER TEOI NAT RENEW w2vm BY: RX R: M: PROJECT: 6TH STREET RPZD # WASHINGTON CO. FAYETTEVILLE, AR SHEET TTTl= LOT CROSS SECTION CITY PLAT PAGE 524 SHEET NP: 1 ORDINANCE NO. AN ORDINANCE ESTABLISHING A RESIDENTIAL PLANNED ZONING DISTRICT TITLED R-PZD 06-2169, 6TH & WOOD, LOCATED AT THE INTERSECTION OF 6TH STREET AND WOOD AVENUE, CONTAINING APPROXIMATELY 1.80 ACRES; AMENDING THE OFFICIAL ZONING MAP OF THE CITY OF FAYETTEVILLE; AND ADOPTING THEr I SOCIATED MASTER DEVELOPMENT PLAN. BE IT ORDAINED BY THE CITY COUNCIL'OF`THE CT° 1 IIQIF FAYETTEVILLE, ARKANSAS: ,dl 1a Section 1: That the zone classificatiori'Hrthe follo'vving described }ii d�erty is hereby changed as follows: ll6h , From C-2, Thoroughfare Commercial; i�to R-PZD 06-2116h as shown in Exhibit "A" and depicted in Exhibit "B" attached heretolAA`�iVaf nade a part herUof.,,,r Section 2. That the change in zoning etas'4%fcation" is based upon the approved master development plan, development standards, statement of commitments and the conditions of approval169Ysuiithijtted, determined appropriate and approved by the City Council indicated in ElMibit "C" o�ttached hereto and made a part hereof. Section 3. ' '!lllllili ! ..hiiiiu effect 9 3 EI�I��bTlhat this lbMinaneepsh Il4aP a effect and be m full force at such time as all of the re uireth&n s .�t le mast& d evelo meet plan have been met. 11111 II ctibn 4. That ilk officiall2oning map of the City of Fayetteville, Arkansas, is JjI I, hereby amend to reflect tike! onmg change provided in Section 1 above. PASSED AMb,APPR,t VED this day of , 2006. APPROVED: By: DAN COODY, Mayor By: SONDRA SMITH, City Clerk EXHIBIT "A" R-PZD 06-2169 PART OF LOTS 6,7,8 AND 9 IN AUMICK ADDITION, AS SHOWN IN PLAT BOOK 4 AT PAGE 124, AND PLAT BOOK 5 AT PAGE 41, BEING PART OF THE SEI/4 OF THE SWI/4 /4 OF SECTION 15, TOWNSHIP 16 NORTH, RANGE 30 WEST, WASHINGTON COUNTY, ARKANSAS, AND BEING MORE PARTICULARLY DESCRIBED AS FOLLOWS: BEGINNING AT A FOUND IRON PIN AT THE INTERSECTION OF THE WEST LINE OF SAID LOT 6 AND THE SOUTH RIGHT-OF-WAY LINE OF 6TH STREET AS DESCRIBED IN A WARRANTY DEED RECORDED AS DOCUMENT NUMBER 99 68660; THENCE ALONG THE SOUTH RIGHT-OF-WAY LINE OF SAID 6TH STREET THE FOLLOWING FOUR COURSES: 582°37'13"E 140.48 FEET TO A FOUND IRON PIN; THENCE S82° 07'23"E 40.17 FEET TO A ROUND IRON PIN; THENCE S82°18'16"E 85.51 FEET TO A FOUND IRON PIN; THENCE 573°05'49"E 144.36 FEET TO A FOUND IRON PIN ON THE EAST LINE OF SAID LOT 9; THENCE DEPARTING SAID SOUTH. LINE AND ALONG SAID EAST LINE S02° 25'36"W 155.68 FEET TO THE SOUTHEAST CORNER OF SAID LOT 9; THENCE ALONG THE SOUTH LINE OF SAID AUMICK ADDITION N87°29'37"W 405.03 FEET TO THE SOUTHWEST CORNER OF SAID LOT 6; THENCE N02°28' 18"E 215.00 FEET TO THE POINT OF BEGINNING, CONTAINING 78,230 SQUARE FEET OR 1.80 ACRES, MORE OR LESS, BEING SUBJECT TO ANY EASEMENTS, COVENANTS OR RESTRICTIONS OF RECORD OR FACT. EXHIBIT "C" R-PZD 06-2169 Page 1 of.3 Conditions of Approval Planning Commission determination of street improvements. Staff does not recommend street. improvements be required with this project find the surrounding street system is adequate to support the proposed 20 residential units, which will generate approximately 117 vehicle trips per day onto the improved adjacent streets. 2. Cross Access: The entire looped driveway shall be included in an access easement. Surrounding property to the east and west is not feasible for a cross -access vehicular or pedestrian connection, however, the property to the south is undeveloped and has potential for a connection. Staff recommends the dumpster locations be re-evaluated and at least one of the drive aisles be stubbed out to the southern property line and included in the access easement to allow for future cross access at the time the property to the south develops. 3. Project Phasing: This development shall be built in one phase, with all permits for construction required to be issued within one year of City Council approval, subject to the extension opportunities available in Chapter 166 of the UDC for Large Scale Development. 4. Revisions to be completed: a. Sheet 3.0, Vicinity Map: City Zoning should be modified to show the RSF-8 zoning north of 61h Street. b. Per City Fire Code requirements the access driveways are required to be less than a 10% slope; if any portions of the access driveways are steeper than 10% they shall be required to be approved by the City Fire Chief prior to issuance of any permits for construction. c. The building and retaining wall are both within the new 20' utility easement for the proposed sanitary sewer line at the southeast comer of the site. This is in conflict with the City criteria, and the structures should be removed from the easement 5. No portion of any structure (i.e., porches, overhangs, etc.) shall encroach into building setbacks or utility easements. 6. Buildings shall be constructed to be consistent with the photos and concepts depicted in the booklet as specified. Building permits will be based upon the submitted photos. 7. Parks fees for 20 Multi -Family Units in the amount of 1$ 3.600, are due prior to issuance of building permit. 8. Signs shall be permitted in accordance with Chapter 174 of the Fayetteville Unified Development Code, and shall be subject to signage requirements for residential multi -family development. 9. The Master Development Plan, Statement of Commitments and Architectural Standards submitted by the applicant shall be considered binding and tied to the zoning of the property. Conditions of approval as noted herein and other requirements placed upon the project with review of the Master Development Plan — Planned Zoning District by the City Council shall also be binding. 10. Should the property ever be subdivided, it shall comply with the zoning criteria as established and approved herein. EXHIBIT "C" R-PZD 06-2169 Page 2 of 3 11. Prior to building permit, a cost estimate for all required landscaping is to be submitted to the Landscape Administrator for review. Once approval is gained, a guarantee is to be issued (bond/letter of credit/cash) for 150% of the cost of the materials and installation of the plants. This guarantee will be held until the improvements are installed and inspected, at the time of Certificate of Occupancy. 12. Streets lights shall be installed along 61h Street at a minimum spacing every 300' as needed. Tree Preservation Conditions: 13. Mitigation will be required on this site to bring the canopy back up to the required 15%. The applicant has requested and been approved to utilize the Residential On -Site Mitigation Option. 14. Two (2) inch caliper large species trees shall be planted on -site before the final certificate of occupancy. These trees should be bonded for $500 for a 3 -year time period to ensure health and longevity. Engineering Comments: 15. All designs are subject to the City's latest design criteria (water, sewer, streets and drainage). Review for plat approval is not approval of public improvements, and all proposed improvements are subject to further review at the time construction plans are submitted. 16. A revised detention design has been submitted with this application. The proposed low water crossing submitted that acts as a weir for the proposed detention pond will be accepted provided the design storms below 25 yrs will not top the weir; the 100 yr depth over the weir is held below 8 inches; and a guard rail is installed on the downstream side of the roadway to prevent a pedestrian or a vehicle from being washed downstream. Standard Conditions of Approval: 17. 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, S WBT, Ozarks, SWEPCO, Cox Communications). 18. Trash enclosures shall be screened on three sides with materials compatible with the surrounding structures, with access not visible from the street. Architectural elevations for these structures shall be submitted for review prior to issuance of a building permit. 19. 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. 20. All overhead electric lines 12kv and under shall be relocated underground. All proposed utilities shall be located underground. 21. All exterior lighting is required to comply with the City's lighting ordinance. A lighting plan and cut - sheets of the proposed exterior light fixtures shall be required to be approved by Planning Staff prior EXHIBIT "C" R-PZD 06-2169 Pase3 of 3 to building permit. 22. 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 Section 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. (10723/2006) Amber Wood - Fayetteville Board of Health -'-mm Page 1 q I From: Lisa Branson To: Smith, Sondra; Wood, Amber Date: 10/13/2006 10:16 AM Subject: Fayetteville Board of Health Lisa, The Fayetteville Board of Health have decided to suspend the meetings until further notice. Therefore, please do not place the meetings on the annual calendar until notified. Thanks. Diane j(11113/2006) Amber Ord. 4940 am T Page 1 -7 From: Amber Wood To: Pate, Jeremy Date: 11/13/2006 3:25 PM Subject: Ord. 4940 Attachments: 4940 R-PZD 06-2169 - 6th & Wood.pdf CC: Bell, Peggy; Deaton, Vicki; Pearman, Clarice Jeremy, Attached is a copy of Ord. 4940 passed by the City Council on November 7, 2006. If you have any questions please feel free to give me a call at the number listed below. Have a great day! Thanks, Amber Wood Deputy City Clerk City of Fayetteville City Clerk Division Phone: (479) 575-8323 Fax: (479) 718-7695 awood@ci.fayetteville.ar.us NORTHWEST ARKANSAS EDITION Benton County Daily Record P. O. BOX 1607 FAYETTEVILLE, AR 72702 PHONE: 479-571-6415 AFFIDAVIT OF PUBLICATION I, Karen Caler, do solemnly swear that I am Legal Clerk of the Arkansas Democrat Gazette newspaper. Printed and published in Benton County Arkansas, (Lowell) and that from my own personal knowledge and reference to the files of said publication, the advertisement of: Ordinance 4940 Was inserted in the Regular Editions: December 8, 2006 Publication Charge: $290.13 Subscribed and sworn to before me This 7' day of U&fjoW, 2006. Notary Public o)V Q✓o` I L' Sharlene D. Williams My Commission Expires: Notary Public State of Arkansas My Commission Expires October 18, 2014 RECFI, frfl DEC 14 2006 CITY OF FAYETTEVILLE CITY CLERK'S OFFICE ORDINANCE NO. 4940 21 ORDINANCE ESTABLISHING A RESIDENTIAL eV 111- , PLANNED ZONING DISTRICT TITLED R-PZD 06- 1 2169, 6TH 8 WOOD, LOCATED SOUTH OF 6TH STREET NEAfl WOOD AVENUE,. CONTAININGTmq APPROXIMATELY 1.80 ACRES; AMENDING THE`ARKANSAS OFFICIAL ZONING MAP OF THE CITY OF FAYET-:.Y TEVILLE; AND ADOPTING THE ASSOCIATED MAS- TEA. DEVELOPMENT PLAN' r . . LIT a. i .' - BE IT ORDAINED BY THE CITY COUNCIL -OF. THE CITY OF. FAYETTEVILLE ARKANSAS: �. ..:T •. �a if 9r 1l - .. II j: Section 1 That the zone classification of the following described property is hereby changed as tot - lows: , r" v, r .'1. From C-2, Thoroughfare Coerdel, to R-PZD 06 2169 as shown wn In Exhibn "A' and depicted in Exhlbit'Battached hereto and made a part hereof, .. ..r_. . Section 2: That the change in zoning classification is based upon the approved master development plan, development standards, statement of commitments and the conditions of approval as submit- ted determined appropriate and approved by the City Council indicated in Exhibit -C- attached 111111 hereto and made a part hereof. - - . i1. Section 3: That this ordinance shall take effect and be in full force at such time as all of therequire- ments of the master 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 l above. '' - ° PASSED and APPROVED this 7th day of November, 2006. ' r APPROVED: ATTEST:-, f. ir By: By'. DAN GOODY. Mayor � SONDRA SMITN, City Clark ., °l ). EXHIBIT."A%,1 - it f p. fro'• f. r'•11 gfTArf,. R-PZD 06-2169 I '1N iR BOOK LOTS 4 AT CAGE 124, ANDPLATTOWNSHIPAT C NORTH, RANGE 30 WEST, WASHINGTON COUNTY. ARKANSAS,'AND BEING MORE PARTICULARLY DESCRIBED ASfaOLLO_,., - r'6.� A'- "{ BEGINNING AT A FOUND IRON PIN AT THE INTERSECTION OF THE WEST LINE OF SAID LOT 6 AND THE SOUTH RIGHT-OF-WAY LINE OF 61H STREET AS DESCRIBED IN A WARRANTY DEED RECORDED AS DOCUMENT NUMBER 99 68660: THENCE ALONG THE SOUTH -RIGHT-OF-WAY LINE OF SAID 6TH STREET THE FOLLOWING FOUR COURSES: 582°37'13'E 140.48 FEET TO A FOUND IRON PIN; THENCE S82° 0T23'E 40.17 FEET TO A ROUND IRON PIN: THENCE 982°1816'E 65.51 FEET TO A FOUND IRON PIN: THENCE S73°05'49'E 144.36 PEEI-TO A FOUND IRON PIN ON THE EAST LINE OF SAID LOT 9: THENCE DEPARTING SAID SOUTH UNE AND ALONG SAID EAST LINE 502° 25'36'W 155.68 FEET TO THE SOUTHEAST CORNER OF SAID LOT 9; THENCE ALONG THE SOUTH UNE OF SAID AUMICK ADDITION N8729'37'W 405.03 FEET TO THE SOUTHWEST CORNER OF SAID LOT 6: THENCE N02°2818'E 215.00 FEET TO THE POINT OF BEGINNING, CONTAINING 78,230 SQUARE FEET OR 1.80ACRES, MORE OR LESS, BEING SUB- i JECT TO ANY EASEMENTS, COVENANTS OR RESTRICTIONS OF RECORD OR FACT.' rt tea, i{ 'E%hlblt B is map and may be viewed In the city clerk's office during normal business hours.' . s EXHIBIT'C' • "" R-PZD 06-2169 Conditions of Approval s I. Planning Commission determination of street Improvements. Staff does not recommend street mprovements be required with this project find the surrounding street system is adequate to sup - eon the proposed 20 residential units, which will generate approximately 117 vehicle trips per day ante the Improved adjacent streets. - A 2. Cross Access: The entire looped driveway shall be included in an access easement. Surrounding aroperty to the east and west is not feasible for a cross -access vehicular or pedestrian connection, lowever, the property to the south Is undeveloped and has potential for a connection. Stan recom- vends the dumpster locations be re-evaluated and at least one of the drive aisles be stubbed out o the southern property line and Included in the access easement to allow for future cross access tt the time the property to the south develops. I , r I. Project Phasing: This development shall be built In one phase. with all permits for construction squired to be Issued within one year of City Council approval, subject to the extension oppertuni- lasmvallable In Chaptert66 of the UDCtor Large -Scale Development. I. Revisions to be completed: r. Sheet 3.0, VlcInity Map: City Zoning should be modified to show the RSF-8 zoning nosh of 6th treet. __k .w_ ._ .-,__.-.w,a+w co+ — — 'ETWi1RreCode requirements the access driveways are required to be less than a 10% slope;'. if any portions of the access driveways are steeper than 10% they shag be required to he approved by the City Rre Chief prior to issuance of any permits for construction. c. The building and retaining wall are both within the new 20' utility easement for the proposed san- itary sewer line at the southeast corner of the site. This Is in conflict with the City criteria, and the structures should be removed from the easement -s 1 S. No Portion of any structure (i.e., porches, overhangs, etc.) shall encroach into building setbacks or dttlityeasements. y r ' .a:. :J . , . t. 6. Buildings shall be constructed to be consistent with the photos and concepts depicted in the booklet as specified Building permits will be based upon. the submitted photos. 7. Perks fees for 20 Multi -Family Units in the amount of $13,600, are due prior to issuance of build Ing Permit I'.....+.rr., A:4: ° . . J 8. Signs shall be permitted In accordance with Chapter 174 of the Fayetteville Unified Development, Code, and shall be subject to signage requirements for residential mull)-famly development. 9. The Master Development Plan, Statement of Commitments and Architectural Standards submitted by the applicant shall be considered binding and tied to the zoning of the property, Conditions of approval as noted herein and other requirements placed upon the project with review of the Master! Development Plan - Planned Zoning District by the City Council shall -also be binding. 10. Should the property ever be subdivided, It shell comply with the zoning criteria as established and approved herein.` ' . a . .A. - . 11. iPrior to building permit, a cost estimate for alt required landscaping is 10 be submitted to the Landscape Administrator for review. Once approval is gained, a guarantee Is to be issued (bond/let- ter of credit/cash) for 150% of the cost of the materials and instasation of the plants. This guarantee will be held until the improvements are installed and inspected, at the time of Certificate of Occupancy. -...,•a . 12. Streets lights shall be installed along 6th Street at a minimum spacing every 300' as needed. Tree Preservation Conditions: .. . - I 13. Mitigation will be required on this site to bring the canopy back up to the required 15%. The applicant has requested and been approved to utilize the Residential On -Site Mitigation Option. 14. Two (2) inch caliper large species trees shall be planted on -site before the final certificate of occupancy. These'trees should be bonded for $500'for aS-year time period to ensure health and longevity.. ... Engineering Comments; r'T .,. . . .. 15. Alt designs are subject to the City5 latest design criteria (water, sewer, streets and drainage). Review for plat approval is not approval -of public Improvements, and all proposed Improvements are subject to further review at the time construction plans are submitted. - 16. A'revised detention design has been submitted with this application. The proposed low water crossing submitted that acts as a weir for the proposed detention pond will be accepted provided the design storms below 25 yrawitl not top the weir; the 100 yt depth over the weir is held below 8 inches; and a guard rail is installed on the downstream side of the roadway to prevent a pedestrian or a vehicle from'being washed'dowhstream. r Standard Conditions of Approval: ' - ' 17. Plat Review and Subdivision comments (to include written staff comments provided to the appli- cant or his representative, and all comments iron utility representatives - AR Western Gas, SWBT, Ozarks, SWEPCO,'Cox Communications).,• 18. Trash enclosures shall be screened on three sides with materials compatible with the surround - log structures, with access not visible from the street. Architectural elevations for these structures shall be submitted for review prior to Issuance of a building pemet. 19. Stan 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 ace preservation. The Information submitted for the plat review process was reviewed for gen- eral concept only All public improvements are subject to additional review and approval. All improvements shalt comply with City s current requirements. 20. All overhead electric lines 12kv and under shall be relocated underground. All proposed utilities shag be located undergrouhd. lr f I , ' 21. All exterior lighting is required to comply with the Citys lighting ordinance. A lighting plan and cut -sheets of the proposed exterior light fixtures shall be required to be approved by Planning Staff prior to building permit. 22. 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 an tree protection measures prior to any' l,.,1 •i.e nnanrn b. Separate easement plat for this project that shall include the tree preservation area. c. Protect Disk with all final revisions d. Completion of all required improvements or the placement of a surety with the City (letter of cred- o, bond, escrow) as required by Section 158.01 Guaranteesdn Ueu of Installed Improvements to r guarantee oil incomplete Improvements. Further, all improvements necessary to serve the site and i protect public safety must be completed, not just guaranteed, prior to the issuance of a Certificate of Occupancy. _«�