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HomeMy WebLinkAboutOrdinance 4954 er' t. � IIIIIIIIIIIIIIIIIIIIIIIIIIIIIIIIIIIIIIIIII IIIIIIIIIIIIIIIIIIII VIII VIIIIIIIIII �. Doc ID : 010705160006 TVDe : REL _ _4 a Recorded : 12/29/2006 at 01 : 59 : 38 PM Fee Amt : : S23 . 00 Paos 1 of 6 Washington Countv . AR Bette Stamps Circuit Clerk F11e2006-00052309 r i ORDINANCE NO, 4954 AN ORDINANCE ESTABLISHING A RESIDENTIAL PLANNED ZONING DISTRICT TITLED R-PZD 06-2191 , UNIVERSITY CLUB TOWER, LOCATED NORTH OF LOWE'S HOME CENTER, EAST OF COLLEGE AVENUE (HIGHWAY 71 ), CONTAINING APPROXIMATELY 10.39 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 R-O, Residential-Office, and C-2, Thoroughfare Commercial to R- ! PZD 06-2191 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 I above. f,.,,,,,,,,, � tVTR, `4**, PASSED and APPROVED this 5th day of December, 2006. q8 •G�7Y p •. WlM '• FAYETTEVILLE ; APPROVED: ATTEST: ` y � • • � w��''�s•q'QkANSP� ZA�TotA . J By BY QAA. DAN COODY, Mayor SSONDRA SMITH, City Clerk i EXHIBIT "A" R-PZD 06-2191 COMBINED PROPERTY DESCRIPTION PART OF THE SOUTHWEST QUARTER OF THE NORTHEAST QUARTER (SW 1 /4 OF THE NE 1 /4) AND PART OF THE SOUTHEAST QUARTER OF THE NORTHEAST QUARTER (SE 1 /4 OF THE NE 1 /4) OF SECTION TWENTY-THREE (23), TOWNSHIP SEVENTEEN NORTH (TWP 17 N) RANGE THIRTY WEST (RNG 30 W), WASHINGTON COUNTY, ARKANSAS, BEING MORE PARTICULARLY DESCRIBED AS FOLLOWS: COMMENCE ATA STEEL PK NAIL THAT MARKS THE SOUTHEAST CORNER OF THE SW 1 /4 OF THE NE 1 /4 OF SECTION 23 , TWP 17 N., RNG 30 W., THENCE NO2042131 "E 37.66 FEET TO A STEEL REBAR PIN; THENCE N87°25'39"W 135 .81 FEET TO A STEEL REBAR PIN ON THE EAST RIGHT OF WAY LINE OF ARKANSAS HIGHWAY 71 -B, SAID PIN BEING THE POINT OF BEGINNING AND RUN THENCE ALONG SAID RIGHT OF WAY LINE NO 008'00"E 94.41 FEET TO A STEEL REBAR PIN; THENCE CONTINUING ALONG SAID RIGHT OF WAY LINE N00° 10' 10"W 95.42 FEET TO A CONCRETE RIGHT OF WAY MONUMENT; THENCE CONTINUING ALONG SAID RIGHT OF WAY LINE N29040'02"W 160.98 FEET TO A STEEL REBAR PIN ; THENCE CONTINUING ALONG SAID RIGHT OF WAY LINE N01033'28"E 53.09 FEET TO A STEEL REBAR PIN; THENCE DEPARTING SAID HIGHWAY RIGHT OF WAY LINE N70002'03"E 126.32 FEET TO A STEEL REBAR PIN; THENCE N68057' 11 "E 124.05 FEET TO A STEEL REBAR PIN; THENCE N75022'45 "E 99. 14 FEET TO A CHISLED "X" IN CONCRETE; THENCE N84°01 '10"E 255.68 FEET TO A STEEL REBAR PIN; THENCE N75058' 11 "E 77.46 FEET TO A STEEL REBAR PIN; THENCE SOI 056'00"W 176.92 FEET TO A STEEL REBAR PIN;THENCE S87°20'52"E 311 .46 FEET TO A STEEL REBAR PIN; THENCE N60°28'09"E 98.92 FEET TO A STEEL REBAR PIN; THENCE 142.95 FEET ALONG A CURVE TO THE LEFT SAID CURVE HAVING A RADIUS OF 60.00 FEET AND A LONG CHORD OF S25054' 1 4"E 111 .46 FEET TO A STEEL REBAR PIN ; THENCE 23 .55 FEET ALONG A CURVE TO THE RIGHT SAID CURVE HAVING A RADIUS OF 25 .00 FEET AND A LONG CHORD OF S67010'03 "E 22.69 FEET TO A STEEL REBAR PIN; THENCE S4001 1 '42"E 13 .22 FEET TO A STEEL REBAR PIN ; THENCE S49°48' 18"W 220.73 FEET TO A STEEL REBAR PIN; THENCE S35°21 '32"E 223 .57 FEET TO A STEEL REBAR PIN; THENCE N87025'39"W 1014.38 FEET TO THE POINT OF BEGINNING, CONTAINING APPROXIMATELY 4525361 SQ. FT. OR 10.385 ACRES, MORE OR LESS. EXHIBIT "C" R-PZD 06-2191 (Page 1 of 4) Conditions of Approval: 1 . City Council determination of standards for the 24' street connecting College Avenue and Timberlake Court. Staff recommends and the applicant requests the proposed street connecting Timberlake Court and College Avenue remain private with a public access easement allowing.for public ingress/egress. The proposed 24 '-wide private street shall be constructed to city standards, with regard to curb, gutter, pavement section, etc. Additionally, pedestrian sidewalks/trails shall connect from Timberlake Court to College Avenue. Slopes and sidewalk construction shall be reviewed with construction drawings. The private street option would require a waiver of Ch. 166. 06 K. 10. b. i. , which states that any street connecting one or more public streets shall be dedicated as a public street. Staff's recommendations for the private street are included in an Engineering memo attached. The Planning Commission recommended this street be constructed and dedicated as a public street, thus meeting the above-cited code section. However, to do so, several other waivers for street design standards are necessary, due to the slope at which this street is being constructed City Council determined in favor of a private street, in the alignment presented 12-05-06. 2. Planning Commission determination of a waiver of landscape requirements for 1 tree per 30 linear feet adjacent to College Avenue right-of-way. Staff recommends approval of the requested waiver due to the grade change between the street and right-of-way line, finding that the installation of trees approximately 40 ' above street grade will not provide the intended shade and pedestrian streetscape. Additionally, significant slope and drainage improvements by the highway department will likely not allow additional street tree plantings in the area of right-of-way. The Planning Commission found in favor of the requested landscape waiver. City Council determined in favor of the waiver request. 3 . Planning Commission determination of street improvements. Staff finds that the street improvements required for the development of Timberlake Office Park are sufficient to provide safe ingress and egress for this development to Zion Road. Staff recommends that the public street through Timberlake Office Park shall be constructed, inspected, approved and dedicated prior to issuance of a Temporary Certificate of Occupancy for this project. Should Timberlake Office Park development not occur, this PZD may not be permitted or constructed without further Planning Commission consideration. The Planning Commission found in favor of the recommended street improvements. The City Council found in favor of the recommended street improvements. 4. The street connection to College Avenue shall be approved by AHTD prior to issuance of building permits. Should AHTD deny the proposed street connection, approvals for the R- PZD are null and void unless the applicant receives approval for a modification of connectivity from the Planning Commission and City Council. EXHIBIT "C" R-PZD 06-2191 (Page 2 of 4) 5 . The entrance from College Avenue shall be widened to a minimum 20' to comply with Fire Code requirements. The access shall be sufficiently marked with signage to adequately direct the flow of traffic (right in-right out only). 6. Should the proposed street be private, an access easement granting public access from College Avenue to Timberlake Court, covering the entirety of the private street, shall be dedicated by easement plat or separate document prior to issuance of a building permit. 7. The street shall align as closely as possible to utilize already cleared/disturbed area for Timberlake Office Park detention pond, to minimize tree disturbance, subject to approval by the Urban Forester. 8 . Minimum 4' concrete sidewalks and concrete or asphalt pedestrian walkways and trails as shown on the site plan along the private road, public street, and on the property shall be a requirement of the PZD and constructed prior to issuance of a Certificate of Occupancy. 9. Tree protection fencing will be very complex for this project. The developer shall coordinate with the Urban Forester to phase this fencing and where possible revise it to be closer to the limits of disturbance. Minimum tree canopy preserved as proposed is 53 .37%, after the addition of the lift station. No mitigation is required. 10. Parks fees for a maximum of 80 multi-family units are $54,400. Fees will be based on the actual number of units built and will be due prior to issuance of the building permit. 11 . Signs on the property shall be subject to signage requirements for residential multi-family development. Signs shall be permitted in accordance with Chapter 174 of the Fayetteville Unified Development Code. The ordinance allows for one on-site freestanding or monument sign with a display area of 4 square feet or 16 square feet, respectively, and one wall sign with a maximum display area of 16 square feet. 12. No reflective glass shall be permitted on the structure, pursuant to the developer' s application. 13 . No portion of any structure (i.e., porches, overhangs, etc.) shall encroach into building setbacks or utility easements. 14. The applicant shall be granted one ( 1 ) year from the date of City Council approval to receive all building permits necessary for development of the project with a one ( 1 ) year extension available pursuant to City ordinances for large scale developments. r EXHIBIT "C" R-PZD 06-2191 (Page 3 of 4) 15 . The proposed walking trail is a great asset for the development and shall be routed where possible to avoid trees and disturbance. The developer shall coordinate this route with the Urban Forester to ensure that little to no overhead canopy is removed. All slopes shall be re- vegetated to prevent erosion from this site in accordance with City accepted practices. 16. The applicant shall provide a walking trail from the project to the south to provide pedestrian connectivity to Lowe's Home Center. 17. The proposed location of the lot lines for the lift station have not yet been approved by the Engineering Division. The applicant shall deed the required area for the lift station to the city by separate document. Adequate access shall be provided to the property to be contained within the deeded property or a recorded access easement prior to recordation of the Timberlake Office Park Final Plat. 18. Tree canopy removed for the construction of the lift station shall be mitigated at Final Plat for the non-residential subdivision Timberlake Office Park, by the developer of said subdivision. 19. 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. 20. All revisions to the PZD books and plats as noted in the attached memo shall be completed prior to issuance of building permits. 21 . Trash enclosures shall be screened on three sides with materials compatible with the surrounding structures, with access not visible from the street. Coordination shall occur between the Solid Waste Division and the Urban Forester regarding pruning or additional tree removal to accommodate the dumpster. 22. All exterior lighting, including lighting proposed within the parking lot and along the private drive, shall comply with the City' s Outdoor 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. 23 . All overhead electric lines 12kv and under shall be relocated underground. All proposed utilities shall be located underground. EXHIBIT "C" R-PZD 06-2191 (Page 4 of 4) 24. 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). 25 . 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. 26. 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. Washington County, AR I certify this instrument was filed on 12/29/2008 01 :59:38 PM and recorded in Real Estate File Number 2006-000523 Bette Stamps - Circui C by Arkansas Democrat V05axette Northwest Arkansas Times 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 4954 Was inserted in the Regular Editions: December 15, 2006 Publication Charge: $358 . 70 RECEIVED Subscribed and sworn to before me DEC 18 2006 This day of 1C nf 1 2006. CITY ®FPAYMEviut CIN CLERK'S bFFIbE Notary Public "LC(jUa� My Commission Expires: Sharlene D. Williams Notary Public State of Arkansas My Commission Expires October 18, 2014 113 ONNNAMOE MO. OW AN ORDINANCE ESTABLISHING A RESIDENTIALevi le PLANNED ZONING DISTRICT TITLED ED7ye 2191 , UNIVERSITY CLUB TOWER, LOCATEC NORTH OF LOWE'S HOME CENTER OF EAST COLLEGE AVENUE 'HIGHWAY 711, CONTAINING LOCA APPROXIMATELY 1039 ACRES. AMENDING THE ARKANSAS OFFICIAL ZONING MAP OF THE CITY OF FAYET- TEVILLE. AND ADOPTING THE ASSOCIATED MASER DEVELOPMENT FLAN BE IT ORDAINED BY THE CITY COUNCIL OF THE CITY OF FAYETTEVILLE, ARKANSAS: SeCTxm 1: That me Zane classification Of Ne fo11I described properly is hereby changed as foI- knre: From RI Residerltial.Olfics, and C-2. Thoroughfare Cmnercial W FEI 06-2191 as shown in Exhibit "Am and depicted in Exhlba 'ED attached hereto and made a part hereof, Section 2: That the change in zoning classification is based upon Ne approved master devebp- ment Plan, development Standards, statement of commitments and the conditions of approval as Submitted. determined appropeala and approved by Ne 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 require- ments of the master development plan have been met. Section 4: That the official zoning map Of the CM of Fayetteville. Arkansas, is hereby amended to reflect the zoning change provided in Section 1 above. RIMMED 4YW ANMOVMM 15th day of December, 2006. APPROVED: ATTEST BOSH COMyr NOW BEOMEINI OM CkyCITE Clwk EXHIBIT 'A' R-PZD 06-2191 COMBINED PROPERTY DESCRIPDON PART OF THE SOUTHWEST QUARTER OF THE NORTHEAST QUARTER (SW 114 OF THE NE 1/4) AND PART OF THE SOUTHEAST QUARTER OF THE NORTHEAST QUARTER (SE 1/4 OF THE HE 1/4)OF SECTION TWENTY-THREE (23), TOWNSHIP SEVENTEEN NORTH (TWP 17 N)RANGE THIR- TY WEST (RNG 30 WE WASHINGTON COUNTY, ARKANSAS, BEING MORE PARTICULARLY DESCRIBED AS FOLLOWS: COMMENCE AT A STEEL PK NAIL THAT MARKS THE SOUTHEAST CORNER OF THE SW 1/4 OF THE HE 114 OF SECTION 23. TWO 17 N., RNG 30 W., THENCE NOT4F31'E 37.66 FEET TO A STEEL REBAR PIN; THENCE N8T25'39'W 135.81 FEET TO A STEEL REBAR PIN ON THE EAST RIGHT OF WAY LINE OF ARKANSAS HIGHWAY 71-B, SAID PIN BEING THE POINT OF BEGINNING AND RUN THENCE ALONG SAID RIGHT OF WAY LINE N01'OB'OPE 96.41 FEET TO A STEEL REBAR PIN; THENCE CONTINUING ALONG SVD RIGHT OF WAY LINE N001U10'W 95.42 FEET TO A CON- CRETE RIGHT OF WAY MONUMENT, THENCE CONTINUING ALONG SAID RIGHT OF WAY UNE N29°4002Yy 160.98 FEET TO A STEEL REBAR PIN; THENCE CONTINUING ALONG SAID RIGHT OF WAY UNE N01033'28E 63.09 FEET TO A STEEL REBAR PIN; THENCE DEPARTING SAID HIGH- WAYRIGHTOFWAYUNEN70°02'03'E 126.32 FEET TOA STEEL REBAR PIN, THENCE NEISI VE 124.05 FEET TO A STEEL REBAR PIN. THENCE N7502745'E 99,14 FEET TO A CHISLED 9C IN CONCRETE; THENCE NB4'01'10'E 255.68 FEET TO A STEEL REBAR PIN; THENCE N75458'I VE 77.46 FEET TO A STEEL REBAR PIN; THENCE S01956'001V 176.92 FEET TO A STEEL REBAR PIN;THENCE S8r20'52E 311.46 FEET TO A STEEL REBAR PIN; THENCE N6&28'09E 98.92 FEET TO A STEEL FEW PIN; THENCE 142.95 FEET ALONG A CURVE TO THE LEFT SAID CURVE HAV- ING A RADIUS OF 00 00 FEET AND A LONG CHORD OF S25054'14E 111.46 FEET TO A STEEL REBAR PIN. THENCE 23.55 FEET ALONG A CURVE TO THE RIGHT SAID CURVE HAVING A RADIUS OF 25 00 FEET AND A LONG CHORD OF S6710O3'E 22.69 FEET TO A STEEL REBAR PIN; THENCE S4011'42'E 13.22 FEET TO A STEEL REBAR PIN. THENCE S49048'181V 220.73 FEET TO A STEEL RESAR PIN: THENCE 335'21'32'E 22357 FEET TO A STEEL REBAR PIN'. THENCE N87°25'39'W 1014.38 FEET TO THE POINT OF BEGINNING, CONTNNING APPROXIMATELY 452,361 SO. FT OR 10 385 ACRES. MORE OR LESS. Exhib4 'B. is a map and may be viewed In tM City clerkk office during normal business hours �.� 3 EXHIBIT "C' R-PZD 176-2191 Conditiol. t CM AlCpu determination of Standards for the 24' street connecting College venue and TimbMake Court. Staff recommends and the applicant requests the proposed sheet connecting Timberlake Cpurt and College Avenue remain private wiU a public access eaeanent allowing for pudic kgree llegress. The proposed 24'-wide private street shall be constructed to city standards, ate regaldt : rh i .ice,. pavement section. etc Additionally. pedestriansldewalkyroulsshallcon - elir Te ri:or:ho Gr„" to Carege Avenue. Slopes and sidewalk construct on shall ee reviewed A 7- . r .r10 diawngs The private street option would require a waiver of Ch 166 06 K It i , vi-c- ga'cs •`ill any street conne6'ing one or more public streets shall be dedicated as a public '.heel S'a'i, 'ecommunications for the privale street are included in an Engineering memo allached. Tlie Pr img C:xrmissxxt recomimornJea this Street be constructed and dedicated as a pubic crihi Mus meeting the aeove-clte0 code section. However, to do so, several other waivers ler sbeel design standards are necessary due to the slope at which this street 1s being constructed. Cty Council determined in favor of a private street, in the alignment presented 12-05-06. 2 Planning Commission determination of a waiver of landscape requirements for 1 tree per 301in- ear feet adjacent to College Avenue rightof-way. Staff recommends approval of ibe requested waiv- er due to the grade change between the street and nightof-way line, finding that the Instelletron of trees approximately 40• above street grade will not provide Me intended shade and pedestrian strestscape. Additionally, significant slope and drainage kmprovanents by Me highway department will likey not allow additional striet free plartlMgs in the arae of righ of-way The Peening Car"fiston torts in favor of Me remuesed landecepe waiver. City Courel Bete,mined ri `afar ct the Aarver reauest 3. Manning Con-missor de[erminauon of street mprovemenls Staff Ands vat the Street Improve- ments required Id the development of Timberlake Office Park are sufficient to provide Safe ingress and egress for this development to Zion Read. Staff recommends that the public street through Timberlake Office Park shall be constructed, Inspected, approved and dedicated prior to issuance of a Temporary Certificate of Occupancy for MIS protect. Should Timberlake Office Park develop meal rid occur, this PZD tray not be permitted by constructed without further Planning Commisson consideration. The Planning Commission found In favor of the recommended street improvements. The Cry Council found in favor of the recommended Street Improvements. 4 The sheet connection. to College Avenue shall be approved by AHTD prior to issuance of budd- ing perfnus. Should AHTO deny the proposed street contraction, approvals for the R-PID are null ,and void unless the applicant receives approval for a modification of connectivity from Me Planning Commission and City Council. 5. The entrance from College Avenue Shall be widened to a minimum 20' of comply with Fire Code requirements. The access shall be Sufficiently marked with signage to adequately direct the flow of traffic (right in-right but only). 6. Shand the proposed street he private, an access easement granting public access from College Avenue to Timberlake Could, covering the entirely of Me private street, shall be dedicated by ease- ment plat a Separate document prior to issuance of a Wilding permit. 7. The street shall align as closely m possible to of already Gearedldislurbed area far Timberlake Office Park detention pond, to minieze bee disturbance, subject to approval by the Urban Forester B. Minimum 4' concrete sidewalks and concrete or, asphalt pedestrian walkways and tests as shown on Me site plan along the private read, public street and on the property shall be a requirement of Me PZD and constructed prior to issuance of a Certificates of Occupancy. 9. Tree protection fencing will be very co npex for this project The developer shall coordinate with Me Urban Forester to phase MIS tenting and where possible revise t to he closer to the Nets of dis- turbance. Minimum tree canopy preserved as proposed is 53.37%, after the addition of the Int sta- tion. No mAigatim is required. 10. Parks lees for a maximum of BO multi-family units are $54,400. Fees will be based an the actu- al number of units built and will be due prior to issuance of the building permit. 11 . Signs on the property shall be subject to signage requiremands for residential multi-family devel- opment Signs shall be permitted in accordance with Chapter 174 of the Fayetteville Unified Development Code. The ordinance allows for one on-site freestanding 0rmonumentsign with adis- play area of 4 square feet or 16 square feet. respectively, and one wall sign with a maximum display area of 16 square feel 12. No reflective glass shat) be permitted on the structure, pursuant to the developer's application. 13. No portion of any structure (ie.. porches, overhangsetc.I shall encroach into building setbacks or Wlity easements. 14. The applicant shall be granted one (1 ) year from Me date of City Council approval to receive all building permits necessary for development of the protect with a one (1) year extension available pursuant to Cay ordinances for large scale developments. 15. The proposed "Wing trail is a great asset ler the development and shall be routed where pos- li be to avoid trees and disturbance. The developer shall coordinate Mrs rate with Me Urban Forester to ensure that lite to he overhead canopy is removed. All slopes shall be re-vegetated to prevent erosion from Mus Site in accordance with CM accepted practices. 16. The applicant shall Floods a walking trail from the protect to the scrum to provide pedestrian con- nectivity to Lowe's Home Center. 17. The proposed location of the lot lines for the lift station have not yet been approved by the Engineering Division. The applicant shall dead the required area for the lift station to the city by sep amts document. Adequate access shall be provided to the property to be contained within the deeded property or a recorded access easement prior to recordation of the Timberlake Office Park Final Plat. 1 B. Tree cetopy removed fer the construction of the lift station shall be mtigated at Final Plat for the non-residentiat subdivision Timberlake Office Park, by the developer of said subdivision. 19. The Master Development Pan, Statement of Commitments and Architectural Standards submit- ted by the applicant shall be considered binding and tied to the zoning of the property. Conditions of approval as noted berein and offer requirements placed upon Me project with review of Me Master Development Ran - Pennect Zoning District by the City Council shall also be binding. 20. All revisions to tie PZD books and plats as noted in the atlached mento shall be completed prior to iaeuance of bulci g permits. 21 Trash enclosures shall be screened on mrse sides with materials compatible with the surround- ing structures, with access not visible from Me street Coordination shall occur between me Solid Wage Division and Me Urban Falser regarding pruning or additional tree removal to accarrno- dale Me container. 22. All exemia lighting, including lighting proposed within the basking lot and along the private drive, ahaY comply with the Cm's Outdoor Lighting Ordinance. A lighting plan and cul-sheets of the pro- posed ekteria light fixtures shall be required to be approved by Planning Staff pnor to building per- mit 23. All overhead electric lines 12kv and under shall be relocami underground. All proposed utilises "it be located underground. 24. Plat Review and Subdivision comments (to include whose staff comments provided to Me epplL cant or his rapreeenetive, and all comments from Wilily representatives AR Western Gas, SWBT, Ozarks, SWEPCO, Cox Commtnceion d 25. Staff approval of final detailed plans, specifications and Calculations (where applicable) fa grab all drakrage, water, sewer, fire protection, streets (public and private), sidewalks, parking lots) and tree preservaten. The Intamation eubriified for Me plat review process was reviewed for general concept only All Public improvements are Subject to additional review and approval. All Improve- Man r shall comply with City's current requitereants. 26. Pnor to Me issuance of a Wilding pemrl Me following is required a Grading and drerege permits b An on-ete inspection by the Landscape Administrator of all tree protection measures prior to any land disturbance. c. Separate Statement plat for MIS project Mat Shall include the Ire% preservation area. d. Project Disk with all final revanche a. Completed of all required mprovermnts a the placement of a surety with the City letter of creel it. bad, escrow) as required by Section 156.01 -Guarantees In Lieu of Installed Improvements' to guarantee all incomplete improvements. Further, all improvements necessary to serve tie site and pdZt public Safety most be completed, not just guaranteed, prior to the issuance e a Cendicate of Occupancy, r� A City of Fayetteville • u �G6 Staff Review Form ( �5y CityCouncil Agenda Items or Contracts t U.2f 5-vgt Club « r 7-Nov-O6 City Council Meeting Date Jeremy Pate ' Planning Operations Submitted By Division Department Action Required: R-PZD 06-2191 : Residential Planned Zoning District, University Club Tower, submitted by Crafton Tull and Associates, Inc. for property located north of Lowe's Home Center, east of College Avenue (Highway 71 ). The property is zoned R-O. Residential Office, and C-2, Thoroughfare Commercial, and contains approximately 10.39 acres. The request is for a 13 story/approximately 200' tall building with a maximum 80 dwelling units and both surface and underground parking. $0.00 n/a n/a Cost of this request Category/Project Budget Program Category / Project Name n/a n/a n/a Account Number Funds Used to Date Program / Project Category Name n/a n/a n/a Project Number Remaining Balance Fund Name Budgeted Item Budget Adjustment Attached Previous Ordinance or Resolution # n/a Depa nt Dire r Date Original Contract Date: n/a X Original Contract Number: n/a City Attorney r iv rk's Office Finance and Internal Service Director Date Received in Mayor's Office Ib a r Ma or � Date Comments: ah WV, in 9/45.t r X17 // 717(0 • City Council Moting of November 7, 2006 Agenda Item Number CITY COUNCIL AGENDA MEMO To: Mayor and City Council 4 r Thru: Gary Dumas, Director of Operations �Q From: Jeremy C. Pate, Director of Current Planning b Date: October 18, 2006 Subject: Residential Planned Zoning District for University Club Tower (R-PZD 06-2191 ) RECOMMENDATION The Planning Commission voted to forward the subject request for an ordinance creating a Residential Planned Zoning District (R-PZD) for University Club Tower. This action would establish a unique, zoning district for a residential development on a 10.39-acre tract located on cast of College Avenue, north of Lowe's Home Center. BACKGROUND The subject property consists of approximately 10.39 acres located on the north sideof Zion Road and Lowe's Home Center, east of College Avenue, south of Clear Creek. . The site is zoned C-2 (6.85 acres) and R-0 (3 .54 acres). Although not within the Hillside/Hilltop Overlay District, the property has considerable slope. . It : is undeveloped at this time and is entirely covered with tree canopy. The portion of property zoned R-0 is a proposed lot within the Timberlake Office Park Subdivision, a development recently approved for construction. The applicant requests rezoning and large scale development approval for a residential development in an R-PZD zoning district. The proposed use of the site is for a single multi-family condominium building with a maximum 80 dwelling units and 144 bedrooms. The structure will be a maximum 13 stories or 200 feet and will offer a pool, health center, and other amenities to the residents. Walking trails are proposed for the .. use of the residents. This residential structure will provide additional housing in a regional commercial node. It is intentionally vertical to minimize the footprint and preserve natural land and tree canopy. The close proximity to commercial services will be an asset to those who reside in the property and consequently benefit the surrounding commercial businesses. The building has been oriented in a north/south direction to minimize heat gain and the applicant has indicated devices will be installed to reduce cooling loads. 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 October 9, 2006, the Planning Commission voted 8-0-0 to forward this request to the City Council. The motion included a requirement that the proposed street between College • City Council Ating of November 7, 2006 Agenda Item Number Avenue and the proposed Timberlake Court be constructed and dedicated as a public street within a 40 foot right-of-way. The applicant has submitted a plan representing a 24 foot private street through the property. Staff recommends that the 24 foot street be constructed to city standards but remain a private street. (See the attached memo from Engineering Division.) The City Council would need to determine whether the street should be public or private, should the project be approved. The Planning Commission approved a waiver of landscape requirements for 1 tree per 30 linear feet adjacent to College Avenue right-of-way, finding that due to the grade change between the street and right-of-way line, the installation of trees approximately 40' above street grade will not provide the intended shade and pedestrian streetscape. No street improvements other than the connection between Timberlake Court and College Avenue were rdquired for this development, finding that those improvements on Zion .Road to be installed with the development of Timberlake Office Park are sufficient to provide safe ingress and egress for this development to Zion Road. The revised plats have been modified since the Planning Commission review to add 13 additional surface parking spaces along the private drive. Either one parking space shall be removed or a landscape island shall be installed in order to satisfy parking lot landscape requirements which allow no greater than a row of 12 parking spaces. The parking requirements are being met with this additional parking, though staff recommended, and the Planning Commission concurred, that additional surface parking was not to be added to the project. BUDGETIMPACT None. 0 October 18, 2006 Ms. Suzanne Morgan Current Planner City of Fayetteville 113 W. Mountain St. Fayetteville, AR 72701 RE: University Club Tower Waiver Request CTA Job No. 061031-00 Dear Ms. Morgan: We are requesting a waiver of the Fayetteville Unified Development Code requiring the street connecting two other public streets to be a public street as well. It is our request that the proposed street that will connect Zion Court and College Avenue remain a private road. We feel that with.the existing terrain in the area it will be too difficult to meet the cities standards for public roads. In addition, if the drive were public there would have to be a 50' building setback that could affect future development for the property owner to the north. The University Club Tower will have a property owners association (POA) that will be responsible for the maintenance of the private road. We appreciate your consideration of this Waiver Request Should you have any questions or need any further information, please feel free to contact me at (479) 878- 2407 or damon.domer@craftontull.com. Sincerely, Crafton, Tnll & Associates, Inc. Daniel Ellis, P.E. Cc: Matt Casey www.craftontull.com 0 i FAYETTEVILLE THE CITY OF FAYETTEVILLE, ARKANSAS 113 W. Mountain St. Fayetteville, AR 72701 Telephone: 479-575-8206 ENGINEERING DIVISION CORRESPONDENCE 1O: City Council FROM: Matt Casey P.E., Assistant City Engineer DATE: October 18, 2006 SUBJECT: University Club Condos On October 9, 2006 the City of Fayetteville Planning Commission discussed the residential planned zoning district for the University Club Condos. With this project, the developer requested a waiver of the Unified Development Code to construct a private drive to connect College Avenue to a proposed street in the Timberlake Subdivision. At the meeting, staff's recommendation was in support of the requested waiver. However, the Planning Commission did not find in favor of this request and made it a condition of their approval that the connection be made as a public street. The applicant has since made submittals for this item to proceed to the City Council for, review of the PZD. With this submittal is the request to again consider the waiver of the requirement to maketthis access a public street. As before, staff feels that this is a reasonable request. It is our opinion that itwould dotbehefit the City of Fayetteville to take ownership and maintenance responsibilityfor this roadway. The roadway will need to be cut into the side of the hill below the development and curve up onto the site. There will then be a large amount of fill placed in a ravine for this drive to cross to the east to make the connection to'the Timberlake Subdivision. While this drive will be constructed to current City standards, it does=not produce the ideal roadway conditions for long-term maintenance responsibilities. It is also our opinion thatthis roadway will not serve the general public, but will mostly serve the residents and guests of the proposed development. ORDINANCE NO. AN ORDINANCE ESTABLISHING A RESIDENTIAL PLANNED ZONING DISTRICT TITLED R-PZD 06-2191, UNIVERSITY CLUB TOWER, LOCATED NORTH OF LOWE'S HOME CENTER, EAST OF COLLEGE AVENUE (HIGHWAY 71), CONTAINING APPROXIMATELY 10.39 ACRES; AMENDING THE OFFICIAL ZONING MAP OF THE CITY OF FAYETTEVILLE; AND ADOPTING THE ASSOCIATED MASTER DEVELOPMENT PLAN. BE IT ORDAINED BY THE CITY COUNCCIILrOF$TIhE CITY ,F*AYETTEVILLE, ARKANSAS: Section 1: That the zone classification ofth�e folio ng described p perty is hereby changed as follows: From R -O, Residential -Office, and C-2; 3 h, oroughfare C mmercial to R-PZD 06-2191 as shown in Exhibit "A" and depicted in Exhibit`SB"`attached hereto and made a part hereof. Section 2. That the;change in zoning classification is based upon the approved master development plan, ode opment standards, statement of commitments and the conditions of approvn1,ass�submitte'd, determined appropriate and approved by the City Council indicated in Exhibi@ "C" attached hereto and made a part hereof. Section 3. Xhat this ordinance shall take effect and be in full force at such time as all of the requirements of the masterdeeclopment plan have been met. Section 4. That the official zoning map of the City of Fayetteville, Arkansas, is hereby amended to reflect thhe zoning change provided in Section 1 above. PASSED AND'A`PP, ROVED this day of 2006. APPROVED: By: DAN COODY, Mayor By: • SONDRA SMITH, City Clerk EXHIBIT "A" R-PZD 06-2191 COMBINED PROPERTY DESCRIPTION PART OF THE SOUTHWEST QUARTER OF THE NORTHEAST QUARTER (SW 1/4 OF THE NE 1/4) AND PART OF THE SOUTHEAST QUARTER OF THE NORTHEAST QUARTER (SE 1/4 OF THE NE 1/4) OF SECTION TWENTY-THREE (23), TOWNSHIP SEVENTEEN NORTH (TWP 17 N) RANGE THIRTY WEST (RNG 30 W), WASHINGTON COUNTY, ARKANSAS, BEING MORE PARTICULARLY DESCRIBED AS FOLLOWS: COMMENCE AT A STEEL PK NAIL THAT MARKS THE SOUTHEAST CORNER OF THE SW 1/4 OF THE NE 1/4 OF SECTION 23, TWP 17 N., RNG 30 W., THENCE N02°42'3 1 "E 37.66 FEET TO A STEEL REBAR PIN; THENCE N87°25'39"W 135.81 FEET TO A STEEL REBAR PIN ON THE EAST RIGHT OF WAY LINE OF ARKANSAS HIGHWAY 71-B, SAID PIN BEING THE POINT OF BEGINNING AND RUN THENCE ALONG SAID RIGHT OF WAY LINE N0I °08'00"E 94.41 FEET TO A STEEL REBAR PIN; THENCE CONTINUING ALONG SAID RIGHT OF WAY LINE N00°l0'10"W 95.42 FEET TO A CONCRETE RIGHT OF WAY MONUMENT; THENCE CONTINUING ALONG SAID RIGHT OF WAY LINE N29°40'02"W 160.98 FEET TO A STEEL REBAR PIN; THENCE CONTINUING ALONG SAID RIGHT OF WAY LINE N01°33'28"E 53.09 FEET TO A STEEL REBAR PIN; THENCE DEPARTING SAID HIGHWAY RIGHT OF WAY LINE N70°0203"E 126.32 FEET TO A STEEL REBAR PIN; THENCE N68°57'11 "E 124.05 FEET TO A STEEL REBAR PIN; THENCE N75°22'45"E 99.14 FEET TO A CHISLED "X" IN CONCRETE; THENCE N84°01'10"E 255.68 FEET TO A'STEEL REBAR PIN; THENCE N75°58'11 "E 77.46 FEET TO A STEEL REBAR PIN; THENCE S01°56'00"W 176.92 FEET TO A STEEL REBAR PIN;THENCE S87°20'52"E 311.46 FEET TO A STEEL REBAR PIN; THENCE N60°2809"E 98.92 FEET TO A STEEL REBAR PIN; THENCE 142.95 FEET ALONG A CURVE TO THE LEFT SAID CURVE HAVING A RADIUS OF 60.00 FEET AND A LONG CHORD OF S25°54'14"E 111.46 FEET TO A STEEL REBAR PIN; THENCE 23.55 FEET ALONG A CURVE TO THE RIGHT SAID CURVE HAVING A RADIUS OF 25.00 FEET AND A LONG CHORD OF $67°10'03"E 22.69 FEET TO A STEEL REBAR PIN; THENCE S40°11'42"E 13.22 FEET TO A STEEL REBAR PIN; THENCE S49°4818"W 220.73 FEET TO A. STEEL REBAR PIN; THENCE S35°2132"E 223.57 FEET TO A STEEL REBAR PIN; THENCE N87°25'39W 1014.38 FEET TO THE POINT OF BEGINNING, CONTAINING APPROXIMATELY 452,361 SQ. FT. OR 10.385 ACRES, MORE OR LESS. PZD06-2191 UNIVERSITY CLUB TOWER Close Up View EXHIBIT "C" R-PZD 06-2191 (Page 1 of 4) Conditions of Approval City Council determination of standards for the 24' street connecting College Avenue and Timberlake Court. Staff recommends and the applicant requests the proposed street connecting Timberlake Court and College Avenue remain private with a public access easement allowing for public ingress/egress. The proposed 24' -wide private street shall be constructed to city standards, with regard to curb, gutter, pavement section, etc. Additionally, pedestrian sidewalks/trails shall connect from Timberlake Court to College Avenue. Slopes and sidewalk construction shall be reviewed with construction drawings. The private street option would require a waiver of Ch. 166.06K.] a b. i., which states that any street connecting one or more public streets shall be dedicated as apublic street. Staffs recommendations for the private street are included in an Engineering memo attached The Planning Commission recommended this street be constructed and dedicated as a public street, thus meeting the above -cited code section. However, to do so, several other waivers for street design standards are necessary, due to the slope at which this street is being constructed. 2. Planning Commission determination of a waiver of landscape requirements for 1 tree per 30 linear feet adjacent to College Avenue right-of-way. Staff recommends approval of the requested waiver due to the grade change between the street and right-of-way line, finding that the installation of trees approximately 40' above street grade will not provide the. intended shade and pedestrian streetscape. Additionally, significant slope and drainage improvements by the highway department will likely not allow additional street tree plantings in the area of right-of-way.• The Planning Commission found in favor of the requested landscape waiver. 3. Planning Commission determination of street improvements. Staff finds that the street improvements required for the development of Timberlake Office Park are sufficient to provide safe ingress and egress for this development to Zion Road Staff recommends that• the public street through Timberlake Office Park shall be constructed, inspected, approved and dedicated prior to issuance of a Temporary Certificate of Occupancy for this project. Should Timberlake Office Park development not occur, Ihis,PZD may not be permitted or constructed without further Planning Commission consideration. The Planning Commission found in favor of the recommended street improvements. 4. The street connection onto College Avenue shall be approved by AHTD prior to issuance of building permits. Should AHTD deny the proposed street connection, approvals for the R- PZD are null and void unless the applicant receives approval for a modification of connectivity from the Planning Commission and City Council. 5. The entrance from College Avenue shall be widened to a minimum 20' to comply with Fire Code requirements. The access shall be sufficiently marked with signage to adequately direct the flow of traffic (right in -right out only). EXHIBIT "C" R-PZD 06-2191 (Page 2 of 4) 6. Should the proposed street be private, an• access easement granting public access from College Avenue to Timberlake Court, covering the entirety of the private street, shall be dedicated by easement plat or separate document prior to issuance of a building permit. Minimum 4' concrete sidewalks and concrete or asphalt pedestrian walkways and trails as shown on the site plan along the private road, public street, and on the property shall be a requirement of the PZD and constructed prior to issuance of a Certificate of Occupancy. 8. Tree protection fencing will be very complex for this project. The developer shall coordinate with the Urban Forester to phase this fencing and where possible revise it to be closer to the limits of disturbance. 9. Parks fees for a maximum of 80 multi -family units are $54,400. Fees will be based on the actual number of units built and will be due prior to issuance of the building permit. • 10. Signs on the property shall be subject to signage requirements for residential multi -family development. Signs shall be permitted in accordance with Chapter 174 of the Fayetteville Unified Development Code. The ordinance allows for one on -site freestanding or monument sign with a display area of 4 square feet or 16 square feet, respectively, and one wall sign with a maximum display area of 16 square feet:' 11. No reflective glass shall be permitted on the structure, pursuant to the developer's application. 12. No portion of any structure (i.e., porches, overhangs, etc.) shall encroach into building setbacks or utility easements. 13: The applicant shall be granted one (1) year from the date of Planning Commission approval to receive all building permits necessary for development of the project with a one (1) year extension available pursuant to City ordinances for large scale developments. 14. 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. 15. The proposed walking trail is a great asset for the development and shall be routed where possible to avoid trees and disturbance. The developer shall coordinate this route with the Urban Forester to ensure that little to no overhead canopy is removed. All slopes shall be re - vegetated to prevent erosion from this site in accordance with City accepted practices. EXHIBIT `.`C" R-PZD 06-2191 (Page 3 of 4) 16. The proposed site plans and booklet revisions required include the following: a. The applicant shall add State Plane Coordinates to the plat. b. Show the installation of a 6' sidewalk adjacent to the right-of-way for Timberlake Court that extends through the private driveway with no curb and gutter lines through the sidewalk. c. The applicant shall modify the building setback dimension located on Sheet adjacent which states a 50' BSB but points to a 15' BSB. d. Large species, deciduous trees shall be planted adjacent to and within 15' of the Timberlake Court right-of-way and within required landscape islands. e. Landscape Plans L0.03 and L0.04 shall be modified and inserted into the approved set of plans. f. Modify the booklet to replace references to General Plan 2020 with City Plan 2025. g. The sidewalk shall be shown to extend west to College Avenue street, subject to AHTD approval. 17. The applicant shall provide a walking trail from the development to the south to provide pedestrian connectivity to Lowe's Home Center. 18. The street shall align as closely as possible to utilize already cleared/disturbed area for Timberlake Office Park detention pond, to minimize tree disturbance, subject to approval •by the Urban Forester. Standard Conditions of Approval: 19. Trash enclosures shall be screened on three sides with materials compatible with the surrounding structures, with access not visible from the street. Coordination shall occur between the Solid Waste Division and the Urban Forester regarding pruning or additional tree removal to accommodate the dumpster. 20. All exterior lighting, including lighting proposed within the parking lot and along the private drive, shall comply with the City's Outdoor 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. 21. All overhead electric lines 12kv and under shall be relocated underground: All proposed utilities shall be located underground. 22. 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). EXHIBIT "C" R-PZD 06-2191 (Page 4 of 4) 23. 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. 24. 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 . Ida! 'r THE CITY OF FAYETTEVILLE, ARKANSAS PC Meeting of October 09, 2006 125 W. Mountain St. PLANNING DIVISION CORRESPONDENCE. Telephone: Fhone: (479) AR 72701 ( 575-8267 TO: Fayetteville Planning Commission FROM: Suzanne Morgan, Current Planner Mau Casey, Assistant City Engineer THRU: Jeremy Pate, Director of Current Planning DATE: October 4, 2006 Updated October 18, 2006 R-PZD 06-2191: Planned Zoning District (UNIVERSITY CLUB TOWER, 135): Submitted by CRAFTON TULL & ASSOCIATES INC. - ROGERS for property located at N OF LOWE'S, E OF THE NWA MALL. The property is zoned• R -O, Residential Office, and C-2, Thoroughfare Commercial, and contains approximately 10.39 acres. The request is for a 13 story/approximately 200' tall building with a maximum 80 dwelling units and both surface and underground parking. Planner: Suzanne. Morgan Findings: r., Background: The Planning Commission considered this R-PZD proposal at its September 11, 2006 -meeting. It was tabled at this meeting primarily for the reevaluation .of access to the property, based on the fact that the applicant could not provide the points •of uninhibited ingress/egress to the proposed development; a looped street is required to provide access to a maximum 80 units within a PZD. The applicant submitted revised plans with the following modifications: 1. Emergency access to Lowe's has been removed in lieu of an access onto College Avenue. • A private street has been extended to College Avenue to allow for a right -in, right -out traffic movement. Therefore, the applicant has provided two uninhibited access points to this project, connecting Zion Court to Hwy 71B (College Avenue). • The private streets will be constructed to city standards with a 24' width; a 4' sidewalk is only proposed on one side of the driveway entrance from Timberlake Court. • The driveway encroaches onto adjacent property to the north. Though verbal agreement to this access is indicated; the applicant shall provide written verification by the adjacent owner that an access easement will be granted to allow this encroachment. The developer shall submit the filed access easement to the city prior to issuance of any building permit. At the Planning Commission meeting, the applicant submitted a development proposal with the access located entirely on the subject property as he was unable to obtain written permission to build the access on the adjacent property. K. 1Reports120061PC Reports /O-09-0618-P7.i) 06-219/ (University Club Condos)_CC Review.doc 2. The overflow parking has been removed, at the recommendation of staff to decrease site disturbance. 3. The site design modifications required revisions to the Tree Preservation numbers. The total percent canopy preserved dropped from 79.87% to 55.8%, to provide for the second access. This still far exceeds the minimum tree canopy required for a PZD. 4. The signage requirement as described in the PA -I Zoning Criteria has been revised from commercial signage to residential multi -family district requirements. 5. The maximum number of units allowed was revised from 83 to 80. Property Description: The subject property consists of approximately 10.39 acres located on the north side of Zion Road and Lowe's Home Center, east of College Avenue, south of Clear Creek. The site is zoned C-2 (6.85 acres) and R -O (3.54 acres). Although not within the Hillside/Hilltop Overlay District, the property has considerable slope with a ravine along the east side of the property, adjacent to College Avenue to the west and Clear Creek to the north. The property is undeveloped at this time and is entirely covered with tree canopy. The portion of property zoned R -O is a proposed lot within the Timberlake Office Park Subdivision, a development recently approved for construction. Surrounding Land Use/Zoning: Direction from Site Land Use Zoning North Locomotion Park, Clear Creek R -A South Lowe's Home Center C-2 East Undeveloped (Timberlake Office Park) R -O West NWA Mall, College Avenue • C-2• Proposal: The applicant requests rezoning and large scale development approval for a residential development in an R-PZD zoning district. The proposed use of the site is for a single multi -family condominium building with a maximum 80 dwelling units and 144 bedrooms. The structure will be a maximum 13 stories or200 feet and will offer a pool, health center, and other amenities to the residents. Walking trails are proposed for the use of the residents. This residential structure will provide additional housing in a regional commercial node. It is intentionally vertical to minimize the footprint and preserve natural land and tree canopy. The close proximity to commercial services will be an asset to those who reside.in the propertyand consequently benefit the surrounding commercial businesses. The building has been oriented in a north/south direction to minimize heat gain and the applicant has indicated devices will be installed to reduce cooling loads. Zoning Criteria: 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. Access: Access is provided from Zion Road to this development via a local street to be constructed within the Timberlake Office Park Subdivision and connected to College Avenue via a private, 24 -foot wide street. The PZD requirements state that any private street connecting two K:IReporls120061PC Reports)/0-09-0618-PZD 06-2191 (University Club Condos)_ CC Revietedoc public streets shall be constructed and dedicated as public right-of-way. The development plan requires a waiver of this ordinance. Staff recommends approval of the proposed waiver, finding that the street will not be able to be constructed to meet all city specifications with sidewalks due to the terrain of the property; however, staff does recommend that the construction of the 24' wide private street meet all city standards with regard to curb, gutter, construction specifications, etc., with the final approval by the City Engineer. The entire private street'shall be encompassed by a public access easement. Parking: Parking is proposed to be provided within two levels of structured parking under the building and a 17 -stall parking area at the entrance of the building. The applicant proposes 145 parking spaces for 144 bedrooms. Of these parking spaces, 17 stalls are to be surface parking. Architectural Review: The applicant has submitted architectural elevations and a material sample board for the Planning Commission to see the character and type of development proposed. The Unified Development Code does not address design standards for residential projects. Staff has made specific findings on this project for Planning Commission consideration as required in the PZD ordinance found in Chapters 161 and 166 (see attached). Phasing: The applicant proposes to develop the entire project within 12 to 18 months from the date of approval. The standard expiration period of one year with a possible one-year extension for Large Scale Developments is sufficient for this project. Water & Sewer: Water and sewer lines would be extended to serve the development. Adjacent Master Street Plan Streets: College Avenue (Principal Arterial) Street Improvements: It was previously assumed that in evaluating street improvements for the adjacent office park subdivision, the applicant submitted projected traffic numbers for the office park as well as the future residential units on this property. However, this was not the case and the estimated vehicle trips per day for 80 units is 480, for a total 1,552 vehicle trips per day for the residential and office uses. Zion Road will be widened to a minimum 18' from centerline for a total 36' street width (back of curb to back of curb), to include pavement, curb and gutter, storm drainage, and 10' sidewalks for the length of the subject property with the development of the office subdivision. Engineering staff has evaluated the proposed traffic volumes for the residential units and recommends no additional street improvements to Zion: Road at this time. Additionally, College Avenue is a divided state highway at the project's entrance; the access shall be designed as a right-in/right-out, and shall be permitted through AHTD. Parks: On July 10, 2006 PRAB reviewed this project and recommended accepting money in lieu of park land to satisfy the park land dedication ordinance. This decision was based on the project's proximity to Lake Fayetteville Park. Additionally, the plans for the development include a pedestrian trail within the property as well as a link by sidewalk through the adjacent development to the east to Lake Fayetteville Park. Fees for a maximum.of 80 multi -family units are $54,400.. Fees will be based on the actual number of units built and will be due prior to issuance of the building permit. K:IReporls120061PC Reporis110-09-0618-PZD 06-2/9/ (University Club Condos) CC Revieucdoc Tree Preservation.: Existing Canopy: 98% Preserved Canopy: 55.84% 52.15% Required Canopy: 15% Mitigation: Mitigation will not be required for this project The above numbers reflect the Tree Preservation Report (see attached), not the applicant's Tree Preservation Plan which did not exclude canopy located in the existing and proposed easements. Recommendations: 8/17/06 — The Subdivision Committee forwarded R-PZD 06-2191 to the Planning Commission without a recommendation. 9/11/06 — The Planning Commission tabled the project to 9/25/06. 9/25/06 - The Planning Commission tabled the project to 10/09/06. Staff recommends forwarding R-PZD 06-2191 to the City Council with a recommendation of approval with the following conditions of approval: Conditions of Approval: Planning Commission determination of a waiver of landscape requirements for 1 tree per 30 linear feet adjacent to College Avenue right-of-way. Staff recommends approval of the requested waiver due to the grade` change between the street and right-of-way line, finding that the installation of.trees approximately 40' above street grade will not provide the intended shade and pedestrian streetscape. Additionally, sign fcant slope and drainage improvements by the highway department will likely not allow additional street tree plantings in the area of right-of-way. The Planning Commission found in favor of the requested landscape waiver. 2. Planning Commission determination of street improvements. Staff finds that the street improvements required for the development ,of Timberlake Office Park are sufficient to provide safe ingress and egress for this development to Zion Road. Staff recommends that the public street through Timberlake Office Park shall be constructed,. inspected, approved and dedicated prior to issuance of a Temporary Certificate of Occupancy for this project. Should Timberlake Office Park development not occur, this PZD may not be permitted or constructed without further Planning Commission consideration. The Planning Commission found in favor of the recommended street improvements. !ILfl., ...a.S..,n. K:lReportsl2006lPCReportslIO-09-06tR-PZD06-2191 (University Club Condos) CC Reviewdac The Planning Commission voted to strike lids condition recommending that the developer construct and dedicate a public street to connect College Avenue and the proposed Timberlake Court. 4. Planning Commission determination of construction standards for the 24' private drive public street connecting College Avenue and Timberlake Court. Staff recommends construction of a 24wide street meet all city standards with regard to curb, gutter, materials, etc. Additionally, the applicant shall provide a network of sidewalks and trails to connect Timberlake Court and College Avenue. To do so, a sidewalk connection shall be provided from the trail interior to the project to College Avenue. Slopes and side walk construction shall be reviewed and approved with construction drawings. :::: •.. . 6. The private street connection onto College Avenue shall be approved by AHTD prior to issuance of building permits. Should AHTD deny the proposed street connection, approvals for the R-PZD are"null and void unless the applicant receives approval for a modification of connectivity from the Planning Commission and City Council. 7. The entrance from College Avenue shall be widened to a minimum 20' to comply with Fire Code requirements. The access shall be sufficiently marked with signage to adequately direct the flow of traffic. 8. An access easement granting public access from College Avenue to Timberlake Court, covering the entirety of the private street, shall be dedicated by easement plat or separate document prior to issuance of a building permit. 9. Minimum 4' concrete sidewalks and concrete or asphalt pedestrian walkways and trails as shown on the site plan along the private road, public street, and on the property shall be a requirement of the PZD and constructed prior to issuance of a Certificate of Occupancy. 10. Tree protection fencing will be very complex for this project. The developer shall coordinate with the Urban Forester to phase this fencing and where possible revise it to be closer to the limits of disturbance. 11. Parks fees for a maximum of 80 multi -family units. are $54,400. Fees will be based on the actual number of units built and will be due prior to issuance of the building permit. K: IReporls120061PC Reports110-09-061R-PZD 06-2191 (University Club Condos) CC Reviewdoc 12. Signs on the property shall be subject to signage requirements for residential multi -family development. Signs shall be permitted in accordance with Chapter 174 of the Fayetteville Unified Development Code. The ordinance allows for one on -site freestanding or monument sign with a display area of 4 square feet or 16 square feet, respectively, and one wall sign with a maximum display area of 16 square feet. 13. No reflective glass shall be permitted on the structure, pursuant to the developer's application. 14. No portion of any structure (i.e., porches, overhangs, etc.) shall encroach into building setbacks or utility easements. 15. The applicant shall be granted one (1) year from the date of Planning Commission approval to receive all building permits necessary for development of the project with a one (1) year extension available pursuant to City ordinances for large scale developments. , 16. 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. 17. The proposed walking trail is a great asset for the development and shall be routed where. possible to avoid trees -and disturbance. The developer shall coordinate this route with the Urban Forester to ensure that little to no overhead canopy is removed. All slopes shall be re -vegetated to preveht erosion from this site in accordance with City accepted practices. 18. Site and Landscape Plan, Tree Preservation Plan, and booklet revisions to be completed for the information on record at the City Planning Division: a. The applicant shall add State Plane Coordinates to the plat. b. Show the installation of a 6' sidewalk adjacent to the right-of-way for Timberlake Court that extends through the private driveway with no curb and gutter lines through.the sidewalk. c. The applicant shall modify the building setback dimension located on Sheet 2 adjacent which states a 50' BSB but points to a 15' BSB. d. Large species, deciduous trees shall be planted adjacent to and within 15' of the Timberlake Court right-of-way and within required landscape islands. e. Landscape Plans L0.03 and L0.04 shall be modified and inserted into the approved set of plans. f. Change all references to the General Plan 2020 located within the booklet to City Plan 2025. g. The sidewalk shall be shown to extend west to College Avenue street. K.: IRepor1s120061PC Reporls110-09-061R-PZD 06-2191 (University Club Condos) CC Review.doc . 19. The applicant shall provide a walking trail from the development to the south to provide pedestrian connectivity to Lowe's Home Center. 20. The street shall align as closely as possible to utilize already cleared/disturbed area for Timberlake Office Park detention pond, to minimize tree disturbance, subject to approval by the Urban Forester. Standard Conditions of Approval: 21. Trash enclosures shall be screened on three sides with materials compatible with the surrounding structures, with access not visible from the street. Coordination shall occur between the Solid Waste Division and the Urban Forester regarding pruning or additional tree removal to accommodate the dumpster. 22. All exterior lighting, including lighting proposed within the, parking lot and along the private drive, shall comply with the City's Outdoor 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. 23. All overhead electric lines 12kv and under shall be relocated underground. All proposed utilities shall be located underground. 24. 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). 25. 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. 26. 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. K: (Reporis120061PC Reports(/0-09-061R-PZD 06-2191 (University Club Condos)_CC Revieiv.doc PLANNING COMMISSION ACTION: Motion: Clark Second: Graves Vote: 8-0-0 Meeting Date: October 9, 2006 Comments: ✓ Fwd to City Council O Tabled El Denied 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 Date KIReporis120061PC Reporisll0-09-061R-PZD 06-219/ (University Club Condos)_CC Review.doc i Findings associated with MDP R-PZD 06-2191 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 Regional• Commercial where zoned C-2 and Mixed Use where zoned R -O. The Sector Map also adopted as part of City Plan 2025 designates this specific area as an Intended Growth Area. Rezoning this property to R-PZD 06-2191 for multi -family dwelling units is consistent with the land use plan and sector map. It will provide residential units in an area that is developed for commercial use and will serve as in fill development in northeast Fayetteville. (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. a (3) Whether the general impact of the rezoning would adversely impact the provision of public facilities and services; FINDING: The site proposed for development will require the extension of utilities. Right- of-way is to be extended to this property with the development of adjacent Residential Office property. Surrounding properties to the west (the Mall), south (Lowe's) and north (Locomotion) have been developed with public facilities. This site has not been developed due in part to the steep grade from the property to College and lack of accessible street frontage and the creek to the north. Development of this project will require the provision of public facilities, at the cost of the developer. Staff recommends that building permits be issued for this project only after the completion, inspection and dedication of sufficient infrastructure from Zion Road to this property. (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 at a density of 8 units per acre. All of the surrounding properties are zoned and either developed or approved for development of commercial use. The proposed residential use is compatible with the surrounding commercial uses, such as K:IReports120061PC Reporls110-09-06%R-PZD06-2191 (University Club CondosJ.doc Northwest Arkansas Mall, a regional shopping area. As evident in the downtown area, the close proximity of residential and commercial use provides a mutually beneficial relationship, when designed appropriately. (5) Whether the subject land is suitable for the intended use and is compatible with the natural environment; FINDING: The subject property is a completely wooded site with floodplain along the northern boarder. The applicant has purposely designed a tall, vertical structure on the property to reduce the footprint of disturbance and reduce the amount of canopy removal. The applicant has removed 16 surface parking spaces to reduce the amount of pavement on the site and potential removal of trees. The removed tree canopy increased, however, due to the private street connection to College Avenue. (6) Whether the intended land use would create traffic congestion or burden the existing road network; FINDING: The intended residential land use will impact the existing traffic conditions. This site will have access to two public streets, one of which is yet to be fully developed. No access is proposed to Lowe's as was shown in previous proposals for this connection could not be adequately coordinated. Allowing two means of access will ease congestion and turning movements at the Timberlake Court/Zion Road intersection by providing an alternate route. (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 (1) Generally- The Planning Commission shall consider a proposed PZD in light of the purpose and intent as set forth in Chapter 161 Zoning Regulations, and the development standards and review guidelines set forth herein. Primary emphasis shall be placed upon achieving compatibility between the proposed development and surrounding areas so as to preserve and enhance the neighborhood. Proper planning shall involve a consideration of tree preservation, water conservation, preservation of natural site amenities, and the protection of watercourses from erosion and siltation. The Planning Commission shall determine that specific development features, including project density, building locations, common usable open space, the vehicular circulation system, parking areas, screening and landscaping, and perimeter treatment shall be combined in- such a way as to further the health, safety, amenity and welfare of the community. To these ends, all K:IReponsl20061PC ReportsU0-09-0618-PZD 06-2191 (Unmersity Club Condos).doc 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 University Club Tower proposes a residential area amidst commercial and future office development , The site has been designed to provide a large percentage of preservation of the significant existing tree canopy, pedestrian trails throughout the property, and preservation of the floodway and floodplain. In order to accomplish these goals, the applicant's design of a 13-story/200' structure is unique within the immediate area. Unlike the approved 16 story residential towers located on Joyce Boulevard, within one mile of this project, the University Club Tower will be more visible because it is situated on a hill; it will be situated amidst mature tree canopy, unlike the project on Joyce Boulevard. However, the proposed design does fulfill many of the goals and purposes of the PZD ordinance. (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: The applicant is proposing to retain approximately 55.84% of the existing tree canopy and plant trees and vegetation required by the Landscape Ordinance. The Unified Development Code does not require screening of residential development. (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. K:IReports120061PC Reports) /0-09-061R-P7.0 06-219/ (University Club Condos).doc 0 (e) Internal local streets shall be designed to discourage through traffic within the planned zoning development and to adjacent areas. (0 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: Vehicular circulation throughout the site is accomplished by the installation of private street, as is typical within multi -family developments. The project requires a waiver from Ch. 166.06 B(10)(h)(i) for this street to be private. (4) Parking standards. The off-street parking and loading standards found in Chapter 172 Parking and Loading shall apply to the specific gross usable or leasable floor areas of the respective use areas. FINDING: The applicant proposes to comply with the parking requirements set forth in Chapter 172 of the Unified Development Code. (5) Perimeter treatment. Notwithstanding any other provisions of a planned zoning district, all uses of land or structures shall meet the open space, buffer or green strip provisions of this chapter of this code. FINDING: The applicant proposes to retain a green buffer around the site, with the exception of those areas cleared for installation of utilities and the private street. (6) Sidewalks. As required by. § 166.03: FINDING: The applicant shall install a: 6' sidewalk where the property is adjacent to Timberlake Court (along a portion of the cul-de-sac). An internal 4' sidewalk along the private drive and minimum 4' trails will be installed on the property to promote recreational activity on the site. (7) Street Lights. As required by § 166.03. FINDING: Street lights shall be installed along the private driveway at a ratio of one light per 300'. (8) Water. As required by § 166.03. FINDING: Water shall be installed to serve the project. (9) Sewer. As required by § 166.03. FINDING: Sewer shall be installed to serve the project. (10) Streets and Drainage. Streets within a residential PZD may be either public or private. K:IReportsL20061PC Rep ortstlO-09-061R-PZD 06-2191 (University Club Condos).doc 0 0 (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 "private street." - , (vi) Maintenance of private streets shall be the responsibility of the developer or of a neighborhood property ::owners association (POA) and shall not be the responsibility of the: City. ;The method for maintenance and a maintenance fund shall be established by.the PZD covenants. The covenants shall expressly provide.• that the City is a third party beneficiary to the covenants and shall have the right to enforce the street maintenance requirements of the covenants irrespective of the vote of the other parties to the covenants. (vii) The covenants shall provide that in the event the private streets are not maintained as required by the covenants, the City shall have the right (but shall not be required) to maintain said streets and to charge the cost thereof to the property owners within the PZD on a pro rata basis according to assessed valuation for ad valorem tax purposes and shall have a lien on the real property within the PZD for such cost. The protective covenants shall grant the City the right to use all private streets for purposes of providing fire and police protection, sanitation service and any other of the municipal functions. The protective covenants shall provide that such covenants shall not be amended and shall not terminate without approval of the City Council. K:IReporis120061PC Reporisl10-09-061R-PZD 06-2/91 (University Club Condos).doc (viii) The :width of private streets may vary according to the density served. The following standard shall be used: Paving Width (No On -Street Parkinel Dwelling Units One -Way Two -Way 1-20 14' 22' 21+ 14' 24' *Note: If on -street parking is desired, 6 feet must be added to each side where parking is intended. (ix) All of the traffic laws prescribed by Title VII shall apply to traffic on private streets within a PZD. (x) There shall be no minimum building setback requirement from a private street. (xi) The developer shall erect at the entrance of each private street a rectangular sign, not exceeding 24 inches by 12 inches, designating the street a "private street".': which shall be clearly visible to motor vehicular traffic. FINDING: ' The applicant proposes access via a private street for 80 units. The ordinance states that such.a private street that connects one or more public streets shall be dedicated as a public street and built to meet city street standards. Staff recommends approval of the waiver, finding that the terrain will not allow the construction of a full city street with sidewalks. Staff does recommend that the physical construction of the private street be done in accordance with city requirements and identified "private street" as required by ordinance. (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: No non-residential facilities are proposed. (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 K:IReportst2006lPC Reportsll0-09-0618-PZD 06-219/ (University Club Condos). doe buildings, underground services, walks, paved areas, playgrounds, parking areas, and finished grade levels. FINDING: The applicant has worked with the Urban Forester to preserve significant tree 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: Commercial design standards are not applicable for a residential development. (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: Similar to the location of the NWA Mall, this property is at the peak of a hill, though there are other residential areas to the east at a greater elevation than this site. Staff finds that there are no significant or historical sites or buildings whose view would be obstructed by the development of a 13 story/200' tall building. While taller than.structures surrounding the property, residential structures are not subject to.commercial design standards, which refer to "compatibility and transition." The applicantwillnot be installing reflective glass on the structure to reduce the potential glare.fromgthe building. (E) Revocation. (.1) Causes for revocation as enforcement action. The Planning Commission may recommend to the City Council that any PZD approval be revoked and all building or occupancy permits be voided under the following circumstances: (a) Building permit. If no building permit has been issued within the time allowed. (b) Phased development schedule. If the applicant does not adhere to the. phased. development schedule as stated in the approved development plan. (c) Open space and recreational facilities. If the construction and provision of all common open spaces and public and recreational facilities which are shown on the final plan are proceeding at a substantially slower rate than other project components. Planning staff shall report the status of each ongoing PZD at the first regular meeting of each quarter, so that_the Planning Commission is able to compare the actual development accomplished with the approved development schedule. If the Planning Commission finds that the rate of construction of dwelling units or other commercial or industrial structures is substantially greater than the rate at which common open K: IReportsp0061PC Reporisll0-09-0618-PZD 06-2191 (University Club Condos).doc • C spaces and public recreational facilities have been constructed and provided, then the Planning Commission may initiate revocation action or cease to approve any additional final plans if preceding phases have not been finalized. The city may also issue a stop work order, or discontinue issuance of building or occupancy permits, or revoke those previously issued. (2) Procedures. Prior to a recommendation of revocation, notice by certified mail shall be sent to the landowner or authorized agent giving notice of the alleged default, setting a time to appear before the Planning Commission to show cause why steps should not be made to totally or partially revoke the PZD. The Planning Commission recommendation shall be forwarded to the City Council for disposition as in original approvals. In the event a PZD is revoked, the City Council shall take the appropriate action in the city clerk's office and the public zoning record duly noted. (3) Effect. In the event of revocation, any completed portions of the development or those portions for which building permits have been issued shall be treated to be a whole and effective development. After causes for revocation or enforcement have been corrected, the City Council shall expunge such record as established above and shall authorize continued issuance of building permits. (F) Covenants, trusts and homeowner associations. (1) Legal entities. The developer shall create such legal entities as -appropriate to undertake and be responsible for the ownership, operation,°construction, and maintenance of private roads, parking areas, common usable open space, community facilities, recreation areas, building, lighting, security measure and similar common elements in a development. The city encourages the creation of homeowner associations, funded community trusts or other nonprofit organizations implemented by agreements, private improvement district, contracts and covenants. All legal instruments setting forth a plan or manner of permanent care and maintenance of such open space, recreation areas and communally - owned facilities shall be approved by the City Attorney as to legal form and effect, and by the Planning Commission as to the suitability for the proposed use of the open areas. The aforementioned legal instruments shall be provided to the Planning Commission together with the filing of the final plan, except that the Guarantee shall .be. .filed with the preliminary plan or at least in a preliminary form. (2) Common areas. If the common open space is deeded to a homeowner association, the developer shall file with the plat a declaration of covenants and restrictions in the Guarantee that will govern the association with the application for final plan approval. The provisions shall include, but not necessarily be limited to, the following: (a) The homeowner's association must be legally established before building permits are granted. (b) Membership and fees must be mandatory for each home buyer and successive buyer. K:IReportsl20061PC ReportvilO.09-06(l?-P7D 06-2191 (University Club Condos).doc (c) The open space restrictions must be permanent, rather than for a period of years. (d) The association must be responsible for the maintenance of recreational and other common facilities covered by the agreement and for all liability insurance, local taxes and other public assessments. (e) Homeowners must pay their pro rata share of the initial cost; the maintenance assessment levied by the association must be stipulated as a potential lien on the property. 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 flexibilityin•the distribution of land uses, in the density of development and in other matters typically. regulated in zoning districts. (2) Compatibility. Providing for compatibility with the surrounding land uses. (3) Harmony. Providing for an orderly and creative arrangement of land uses that are harmonious and beneficial to the community. (4) Variety. Providing for a variety of housing types, employment opportunities or commercial or industrial services, or any combination thereof, to achieve variety and integration of economic and redevelopment opportunities. (5) No negative impact. Does not have a negative effect upon the future development of the area; (6) Coordination. Permit coordination and planning of the land surrounding the PZD and cooperation between the city and private developers in the urbanization of new lands and in the renewal of existing deteriorating areas. (7) Open space. Provision of more usable and suitably located open space, recreation areas and other common facilities that would not otherwise be required under conventional land development regulations. K:IReporls@0061PC Repor:sll0-09-061R-PZD06-2191 (University Club Condos).doc (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 many of the parameters of the CityPlan 2025, as well as the above ten criteria, including compatibility and transition of land use, providing creative and harmonious land uses, provision of a residential housing in a commercial area, open spaces, and enhancement and preservation of existing natural features. The following guiding policies within Residential Areas are applicable to this development, and help to achieve the six primary goals of the CityPlan 2025: Residential Areas: 12.1.4.c Minimize through traffic on minor residential streets, while providing connections between neighborhoods to encourage openness and neighborliness. (Goal 4) 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 1g and 3) 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. K:IReporls120061PC RepornU0-09-061R-PZD 06-2191 (University Club Condos).doc 0 0 (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: (a) To encourage a variety and flexibility in land development and land use for predominately residential areas, consistent with the city's City Plan 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: andeother 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 with recommended conditions to enhance the project and bring it into better compliance with the intent of the :. PZD ordinance. (2) Permitted Uses. All permitted uses identified within §162 Use Units of the Unified Development Code 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. K:IReports120061PC ReportsV 0-09-0618-PZD 06-2191 (University Club Condos..doc (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: The proposed development is 100% 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; (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: The C-2 zoning district will allow for the development of accessory residential units at a density of 24 units per acre and the R -O zoning district permitsssingle family and two-family, development at a density of 24 units per acre. Staff finds that. -the zoning requested is, necessary to develop residential units on the property. The current zoning of C-2 on -.this site that has limited access is justifiably changed. A densityJofiess.,lthan 8 units per, acre will'allow for growth and infill as intended on the City's Sector Map and CityPlan 2025. Density will be concentrated on a small footprint by building upon the site; thereby preserving much of the natural topography and character of the natural environment. (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: The setbacks set forth are compatible to the C-2 zoning; district setback..:_. requirements. (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. K: IReporis120061PC ReporrsVO-09-061R-PZD 06-2191 (University Club Condos).doc FINDING: The applicant proposes a building height of no more than 13 stories or 200 feet for residential use only. Staff does not find that the height of this building will block or reduce adequate light and air necessary for adjacent properties. No protected or historic views of the community will be blocked by the proposed structure that will negatively impact or harm the community. (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 Zoning Criteria for. this Planning Area states that no more than 40% of the site will be covered by structures/buildings, and the site plan indicates that a total 14% of the site will be impervious (i.e. driveways, parking, buildings, etc.) *Required Findings for Rezoning Request. RECOMMENDATION: Staff recommends approval of the requested zoning modification from C-2 and R -O to R-PZD with the zoning criteria outlined in the project booklet, with modifications requested by Planning Staff. Land Use Plan: The City Plan designates this site as a Commercial and Mixed Use area. Rezoning this property to R-PZD 06-2191, with the associated Master Development Plan, varies :-•-<' :-:this.f iture land use to a residential use. The proposed planycoinmitments,:design standards and other conditions placed upon the project result in a compatible developmentwith surrounding land uses in the general vicinity, meeting many of the goals of the City Plan for new development. 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::, : Staff finds that the proposed residential zoning will be harmonious with the surrounding commercial uses. The property is identified as an Intended Growth Area on the City's adopted Sector Map. Rezoning the property will allow infill of residential uses in a primarily commercial area; this area was specifically targeted in the CityPlan 2025 for desired residential growth. 2. A determination of whether the proposed zoning is justified and/or needed at the time the rezoning is proposed.. Finding: Although the C-2 zoning district will allow for the development of accessory residential units at a density of 24 units per acre and the R -O zoning district permits single family and two-family development, it is the applicant's intent K: IReporls120061PC Reports110-09-0618-PZD 06-2191 (University Club Condav).doc to create a development that is completely residential in nature. The zoning requested. is necessary to develop residential units on the property. Staff finds the current zoning of C-2 on this site that has limited access is justifiably changed. 3. A determination as to whether the proposed zoning would create or appreciably increase traffic danger and congestion. Finding: The PZD regulations require that a development of 80 units or less shall have a looped street system. Access is to be provided to Zion Rd and College Ave. The additional vehicle trips from 80 units will not appreciably increase traffic danger and congestion on Zion Road, with the planned improvements. 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 undoubtedly be increased. The Police Department has stated that the rezoning for 80 units will create potential traffic hazards in the area. Improvements will be installed at the intersection of Zion Road and Timberlake Drive prior to the issuance of a Temporary Certificate of Occupancy for this project and:the City has planned significant improvements of Zion Road-thatwould mitigate any traffic hazards. Therefore, with the improvements recommended for this project, staff finds that the load created on public services will not create a detrimental impact. Engineering: Public water is adjacent to the site. There is an 8" waterline along College. Water service will need to be extended within the property and east to tie into the Timberlake subdivision at the time of development. Sanitary sewer is available on the site. There is an 8" sewer main that runs through the Lowe's parking lot. Improvements to the sewer system may be required dependent upon the demand -placed by the. development. Sewer service will need to be extended to and within the property at the time of development. The site will have access to the proposed Timberlake Commercial Subdivision. This will be a new 28' wide street. This new street connects to Zion Road. Improvements are being made along Zion as part of the Timberlake project. Should this project never occur, the PZD will have to return for an evaluation of access and street improvements. Standard improvements and requirements for drainage will be required for the development. K. 1Repor/s120061PC Reporlsl/0-09-0618-PZD 06-2/9/ (University Club Condos).doc Police: It is the opinion of the Fayetteville Police Department that the zoning of this project will not substantially alter the population density and will.not create an undesirable increase on police services. The potential of creating 80 new residences with all vehicular traffic exiting the complex onto an already congested two lane road (Zion), will increase traffic danger and congestion in the area. Fire: These 16.11 acres is covered by Engine 4 and Ladder 4 at 3385 N Plainview. It is 1.6 miles from the station with an expected response time of 5 minutes. The Fire Department anticipates 19 (12 EMS — 7 Fire/Other) calls for service per year once the development is completed and maximum build -out has occurred. Measured Hydrant Flow in this area is 1500 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 13 story high rise. 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 areextenuating 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: IReporisO0061PC Reports110-09-0618-PZD 06-7191 (University Club Condos).doc CC Meeting of November 7, 2006 THE CITY OF FAYETTEV"ILLE, ARKANSAS TREE PRESERVATION and PROTECTION REPORT To: Fayetteville City Council From: Sarah K. Patterson, Urban Forester Date: October 19, 2006 113 W. Mountain St. Fayetteville, AR 72701 Telephone: (479) 444-3470 ITEM # R-PZD o6-2191: Planned Zoning District (University Club Tower) Requirements Submitted: Initial Review with the Landscape Administrator ✓ Site Analysis Map Submitted ✓ Site Analysis Written Report Submitted T Complete Tree Preservation Plan Submitted Canopy Measurements: kTotal Site A1ea acres 10.39 square feet 452,588.4 11Ex stin ,Tree Caif615 acres 10.20 square feet 8 percent of site area 8 % !'Exisfing fTree,Ca i5ji Preserved ,_ a7Th .: . acres 5.47 square feet 238,569 percent of total site area 52.71 gPercent;Minimum Cano "Re aired ig% FINDINGS: The desirability of preserving a tree or group of trees by reason of age, location, size or species. • This site is completely wooded with a sloping topography. Most if not all the trees found on this project site are a high priority for C preservation. 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. • An additional ingress/egress is planned for this site along the north boundary. Extensive canopy will have to be removed to get this drive in. Removal may affect adjacent property owners. 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. Topography and connectivity have been a challenge. 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 good to fair. The placement of the. tree or group of trees in relation to utilities, structures, and use of the property. • Canopy will be removed for the essential roadways, utilities, and structure. Staff does however not approve of the additional canopy. removal around the building and parking areas. The need to remove the tree or group of trees for the purpose of installing, repairing, replacing, or maintaining essential public utilities. • There is an existing water line and easement along the west property line. Service lines for the development will come through several wooded areas. Canopy has been shown as removed for the above calculations: Whether roads and utilities are designed in relation to the existing topography, and routed, where possible, to avoid damage to existing canopy. • The roads have been routed in most cases taking into consideration the topography. The canopy is i00% and unfortunately can not be avoided. Construction requirements for On -Site and Off -Site Alternatives. • N/A The effects of proposed On -Site Mitigation or Off -Site Alternatives. Mitigation will not be required on this site. 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 modification or rejection of the application would have on the Applicant: • Staff is recommending approval of the submitted Tree Preservation Plan with the following Conditions of Approval. Conditions of Approval: 1. Tree protection fencing will be very complex for this project. Please coordinate with the Urban Forester to phase this fencing and where possible revise it to be closer to the limits of disturbance. 2. The area marked.for storage of materials west of the circle drive should be relocated to an area of disturbance. Staff would like to see the fencing to the south and west hug this parking area and protect tree # 200. This should increase the amount of preservation. 3.. The proposed walking trail should be coordinated with the Urban Forester to insure that little to no overhead canopy is removed: 4. Staff is in support of keeping these drives private. If made public, additional right of way may be needed which would increase the . amount of canopy that would need to be removed. THE CITY OF FAYETTEVILLE, ARKANSAS LANDSCAPE REVIEW FORM To: Fayetteville Planning Commission From: Suzanne Morgan, Current Planner Date: September 7, 2006 ITEM #: R-PZD 06-2191 (University Club Condos) Applicable Requirements: ✓ LOffS&�VParkin'gSt. " ' ✓ r'Commercia4DFsi n StandiFdss. ✓ -1Buffers a d'Scr a in' NA 11540 DesiI10varta." Plan Checklist: /submitted by applicant Xrequested PC Meeting of September 11, 2006 125 W. Mountain St. Fayetteville, AR 72701 Telephone: (479) 575-8267 (Preliminary : Sl Subm ttal Fiii l Submittal) Off•-StreetParkin •andIl adin s,- R X ✓ wheel stops / curbs X ✓ irrigation X ✓ edged landscape beds indicated X ✓ species of plant material identified ✓ ✓ size of plant material at time of installation indicated ✓ interior landscaping narrow tree lawn (8'min. width, 17' min. length/I I tree per 15 spaces) tree island 10' min. width/I I tree per 12 spaces) t__ - A.' X perimeter landscaping side and rear property lines (5' landscaped) adjacent to street R.O. W (15' greenspace exclusive for landscaping / 1 street tree every 30 L.F., a continuous planting of shrubs and ground cover - 50% evergreen) X ✓ soil amendments notes include that soil is amended and sod removed ,/ ./ mulching notes indicate mulching around trees and within landscape beds. ✓ ✓ planting details according to Fayetteville's Landscape Manual Preliminary Submittal Fin {y al a (Submittal).,. �CoMntercial Design Standards ✓ ✓ greenspace adjacent to street R.O.W. (15' wide) X X street trees planted every 30' L.F. along R.O.W. ✓ ✓ outdoor storage screened with landscaping K.9 Urban t'oresterlPROJECTSIPZD-20061Unnersity Club Toner lt andscnpeReviewForm - PC.doc Buff(r,Stri's and.Screenin landscaped area (12' min.) ✓ ✓ NA NA fence required NA NA outdoor storage screened with landscaping ✓ ✓ non-residential landscape screen when adjacent to residential zones NA NA landscape requirement for setback reduction [Overlay:Dtst•ricfRe uirements ` h greenspace adjacent to street R.O.W. (25' wide) street trees planted every 30'L.F. along R.O.W. 25% of total site area left in greenspace (80% landscaped) parking lots and outdoor storage screened with landscaping Please modify the Landscape Plan to address the following: 1. Add one tree to the interior of the overflow parking to break up the row of 15 parking spaces. 2. One large species tree is required every 30' adjacent to the right-of-way. These trees are to be planted within 15' of the right-of-way. A note on the Landscape Plan indicates that there are existing trees along the western and eastern property lines that will fulfill the landscape requirements. If this be the case, update the Landscape Plans to show the location, size and species of the existing trees on the landscape plan. Additional trees may be required if the existing trees are not sufficient to fulfill the requirement. Standard Requirement: 3. Redbuds, Dogwoods, and the Serviceberry cannot count for the required landscape trees, though they can be planted on the site where trees are not required by ordinance. - K:IUrban ForesicrIPRO✓EC7SIPZD-?0061Unirersi,• Club TourrlLand wpeRecieu-Form - PCdoc :*%% I way III I :lk ft :� [SPAT/ a • RPZD06-2191 UNIVERSITY CLUB TOWER One Mile View .:., t... I . III' 0 / I L 1 1 I J y /_ I_ __ f I uKenFv I f - I I I i I l ,x^? \_I FAYETTEVILLE I i Imro ; __ IRA ) UBJECT PROPERTY I �y� a zl!— AHN NRDI 1 1 UI ' 1. '-- al -+ !�..� H SDIV�AD--S I p'X1lINiONADJlI' It r AA .I ! t I jiflri�-� RA 17 SAN ST! '-•� I i lJ WJF-l2( t`/'x L-� _ !y{.�. 1oRW!4 R-0 I I R-0 Ali !r 111.. I4 I / I.. 1 RA / J RA . t ' RAF �_._.�. I (` I 1 _�L__ 1 v &ir__ \_ I \ °jo_. srnt-I,. LTV,4;• 429700. � G2 , Gl ! _� RAl� fff I I ql -T 1 g l s y RZFJ RA . L '� +l aJ �OYCl=bLV 1 i t ! F r �MY V ~RSFJA I YV N[rl l�. { - Q-- t L�U{2� 1C9 'F' "'m� filff'34.. I I l I �L � y) � I �.�..✓ ' 1 LL � �- ��1 �Q�O_�ry� 1 ' t � $��RIry'l � �lh i i � � y �L� A$y DR S2I III Y , 116r �� .e/� - 1 1-r�Y1 [", _Lr ' ( ou 1 "J 4IUS I G2-�1'i•__ GI G2 Il/ 1L. I r--- I : 11 G2 I '-i I ' I I c ! I h rl � � � C4 _j �O �/ GI j > I!?cz R.ti I �° �'_.�,r L 7 cl r..� i�1R-b - f/ .> 1 - JOTf.EELVl1 '.>__ 11 m I � A, c I'. �` i FI I L. ,° ,� �� r Rea'za,1 I� 1 Gird " l _VAN I .�r J� �. � II S�P� J RPZD /l � t I { r ASQIEDR �... ' .� 2 I c- 3i4 ;,u 1 ;-=�'� f�.i i I ' c \ ...� �Y .v Ro f aA _ - o '.� \ f- ---.— RU I 2 >l1 .. , it G� —' . Ff I L za '\Rb I RbR.za ; RA 11 H A- - '. G2j-4Y � I '-r-,\1 S1 ' �RA -- t,_1 ~ Overview Legend __ Boundary - Subject Property = � Na Plamirg Area ' ® RPZDO6-2191 P0000% nooc000 Overlay District outside City Legend ® Hillside -Hilltop O eday District 0 0.25 0.5 1 Mies Ill j € ` UNIVERSITY CLUB TOWER Grafton Tall B AbaoCiales Inc. FAYEiTEVILLE, AR m' nme'a."nm "m`P.".:� I, 'I €�€ [SDP Architects. EnBlneere & Surveyors • City Council Mng of November 21, 2006 Agenda Item Number CITY COUNCIL AGENDA MEMO To: Mayor and City Council Thru: Gary Dumas, Director of Operations oo From: Jeremy C. Pate, Director of Current Planning$' Date: November 14, 2006 Subject: Residential Planned Zoning District for University Club Tower (R-PZD 06-2191) BACKGROUND On November 07, 2006, the City Council left R-PZD 06-2191 University Club Tower on the first reading of the ordinance. The main issues regarding this project concerned the proposed road, whether it should be private or public right-of-way and general compatibility and compliance with the PZD criteria. At the meeting staff informed the City Council that a lift station, which is required for the adjacent Timberlake Office Park development, was to be relocated interior to the 10.39 -acre subject property. The applicant has, submitted a revised project booklet and revised plats to reflect this modification. The modifications proposed by the developer have resulted in changes to the Tree Preservation Plan. Tree canopy removed for the construction of the lift station will be mitigated as part of the Final Plat for the non-residential subdivision Timberlake Office Park. Attached is the revised Tree Preservation report. Additionally, the applicant has included Use Unit 3 Public Protection and Utility Facilities into the Permitted Uses listed within the zoning criteria. Staff has reviewed the revised project booklet and plats and finds that minor corrections and modifications are required. Exhibit "C" has been updated to reflect the required revisions, and further conditions are attached. Staff recommends approval of the requested revisions. ZJton I- ORDINANCE NO. AN ORDINANCE ESTABLISHING A RESIDENTIAL PLANNED ZONING DISTRICT TITLED R-PZD 06-2191, UNIVERSITY CLUB TOWER, LOCATED NORTH OF LOWE'S HOME CENTER, EAST OF COLLEGE AVENUE (HIGHWAY 71), CONTAINING APPROXIMATELY 10.39 ACRES; AMENDING THE OFFICIAL ZONING MAP OF THE CITY OF FAYETTEVILLE; AND ADOPTING THE ASSOCIATED MASTER DEVELOPMENT PLAN. BE IT ORDAINED BY THE CITY COUNC`IL'ONTHE CITY OF FAYETTEVILLE, ARKANSAS: Section 1: That the zone classification of th a following described property is hereby changed as follows: From R -O, Residential -Office, and C-2, Thoroughfare Commercial to:R-PZD 06-2191 as shown in Exhibit "A" and depicted in Exhibit "B" attached hereto and made a part hereof. Section 2. That the efchange in zoning classification is based upon the approved master development p , evel pment standards, statement of commitments and the conditions of appror I as submitted, determined appropriate and approved by the City Council indicated in Exhbbi "C" attached hereto and made a part hereof. Section 3. That of the requirements of the ike effect and be in full force at'such time as all 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. By: PASSED AND APPROVED this SONDRA SMITH, City Clerk day of __________,2006. APPROVED: By: DAN COODY, Mayor EXHIBIT "A" R-PZD 06-2191 COMBINED PROPERTY DESCRIPTION PART OF THE SOUTHWEST QUARTER OF THE NORTHEAST QUARTER (SW 1/4 OF THE NE 1/4) AND PART OF THE SOUTHEAST QUARTER OF THE NORTHEAST QUARTER (SE 1/4 OF THE NE 1/4) OF SECTION TWENTY-THREE (23), TOWNSHIP SEVENTEEN NORTH (TWP 17 N) RANGE THIRTY WEST (RNG 30 W), WASHINGTON COUNTY, ARKANSAS, BEING MORE PARTICULARLY DESCRIBED AS FOLLOWS: COMMENCE AT A STEEL PK NAIL THAT MARKS THE SOUTHEAST CORNER OF THE SW 1/4 OF THE NE 1/4 OF SECTION 23, TWP 17 N., RNG 30 W., THENCE N02°42'31 "E 37.66 FEET TO A STEEL REBAR PIN; THENCE N87°25'39"W 135.81 FEET TO A STEEL REBAR PIN ON THE EAST RIGHT OF WAY LINE OF ARKANSAS HIGHWAY 71-B, SAID PIN BEING THE POINT OF BEGINNING AND RUN THENCE ALONG SAID RIGHT OF. WAY LINE N01 °08'00"E 94.41 FEET TO A STEEL REBAR PIN; THENCE CONTINUING ALONG SAID RIGHT OF WAY LINE N00°10'10"W 95.42 FEET TO A CONCRETE RIGHT OF WAY MONUMENT; THENCE CONTINUING ALONG SAID RIGHT OF WAY LINE N29°40'02"W 160.98 FEET TO A STEEL REBAR PIN; THENCE CONTINUING ALONG SAID RIGHT OF WAY LINE N01 °33'28"E 53.09 FEET TO A STEEL REBAR PIN; THENCE DEPARTING SAID HIGHWAY RIGHT OF WAY LINE N70°02'03"E 126.32 FEET TO A STEEL REBAR PIN; THENCE N68°57'.11 "E 124.05 FEET TO A STEEL REBAR PIN; THENCE N75°22'45"E 99.14 FEET TO A CHISLED "X" IN CONCRETE; THENCE N84°0110"E 255.68 FEET TO A STEEL REBAR PIN; THENCE N75°58'11"E 77.46 FEET TO A STEEL REBAR PIN; THENCE S01 °56'00"W 176.92 FEET TO A STEEL REBAR PIN;THENCE S87°2052E 311.46 FEET TO A STEEL REBAR PIN; THENCE N60°2809"E 98.92 FEET TO A STEEL REBAR PIN; THENCE 142.95 FEET ALONG A CURVE TO THE LEFT SAID CURVE HAVING A RADIUS OF 60.00 FEET AND A LONG CHORD OF S25°54'14"E 111.46 FEET TO A STEEL REBAR PIN; THENCE 23.55 FEET ALONG A CURVE TO THE RIGHT SAID CURVE HAVING A RADIUS OF 25.00 FEET AND A LONG CHORD OF S67°10'03"E 22.69 FEET TO A STEEL REBAR PIN; THENCE S40°11'42"E 13.22 FEET TO A STEEL REBAR PIN; THENCE S49°4818"W 220.73 FEET TO A STEEL REBAR PIN; THENCE S35°2132E 223.57 FEET TO A STEEL REBAR PIN; THENCE N87°25'39"W 1014.38 FEET TO THE POINT OF BEGINNING, CONTAINING APPROXIMATELY 452,361 SQ. FT. OR 10.385 ACRES, MORE OR LESS. UNIVERSITY CLUB TOWER close Up View C-2 m0n05 Y0%biQ— ROOOWAY __.—S0 YEAR 100YEAR UNIT OF STUDY _ _ eesetina ProHo D Fayetteville ] Ouhiae Ciiv RPZOW2191 vedo CUO .Footprn1 2001 1611sido41fit Overlay DisWct 0 125 250 500 750 1,000 Feet EXHIBIT "C" R-PZD 06-2191 (Page 1 of 5) Conditions of Approval: 1. City Council determination of standards for the 24' street connecting College Avenue and Timberlake Court. Staff recommends and the applicant requests the proposed street connecting Timberlake Court and College Avenue remain private with a public access easement allowingfor public ingress/egress. The proposed 24' -wide private street shall be constructed to city standards, with regard to curb, gutter, pavement section, etc. Additionally, pedestrian sidewalks/trails shall connect from Timberlake Court to College Avenue. Slopes and sidewalk construction shall be reviewed with construction drawings. The private street option would require a waiver of Ch. 166.06K. 10. b. i., which states that any street connecting one or more public streets shall be dedicated as apublic street. Staffs recommendations for the private street are included in an Engineering memo attached The Planning Commission recommended this street be constructed and dedicated as a public street, thus meeting the above -cited code section. However, to do so, several other waivers for street design standards are necessary, due to the slope at which this street is being constructed. 2. Planning Commission determination of a waiver of landscape requirements for 1 tree per 30 linear feet adjacent to College Avenue right-of-way. Staff recommends approval of the requested waiver due to the grade change between the street and right-of-way line, finding that the installation of trees approximately 40' above street grade will not provide the intended shade and pedestrian streetscape. Additionally, significant slope and drainage improvements by the highway department will likely not allow additional street tree plantings in the area of right-of-way. The Planning Commission found in favor of the requested landscape waiver. 3. Planning Commission determination of street improvements. Staff finds that the street improvements required for the development of Timberlake Office Park are sufficient to provide safe ingress and egress for this development to Zion Road. Staff recommends that the public street through Timberlake Office Park shall be constructed, inspected, approved • and dedicated prior to issuance of a Temporary Certificate of Occupancy for this project. Should Timberlake Office Park development not occur, this PZD may not be permitted or constructed. wit hout further Planning Commission consideration. The Planning Commission found in favor of the recommended street improvements. 4. The street connection to College Avenue shall be approved by AHTD prior to issuance of building permits. Should AHTD deny the proposed street connection, approvals for the R- PZD are null and void unless the applicant receives approval for a modification of connectivity from the Planning Commission and City Council. 5. The entrance from College Avenue shall be widened to a minimum 20' to comply with Fite Code requirements. The access shall be sufficiently marked with signage to adequately direct the flow of traffic (right in -right out only). EXHIBIT "C" R-PZD 06-2191 (Page 2 of 5) 6. Should the proposed street be private, an access easement granting public access from College Avenue to Timberlake Court, covering the entirety of the private street, shall be dedicated by easement plat or separate document prior to issuance of a building permit. The street shall align as closely as possible to utilize already cleared/disturbed area for I Timberlake Office Park detention pond, to minimize tree disturbance, subject to approval by the Urban Forester. 8. Minimum 4' concrete sidewalks and concrete or asphalt pedestrian walkways and trails as shown on the site plan along the private road, public street, and on the property shall be a requirement of the PZD and constructed prior to issuance of a Certificate of Occupancy. 9. Tree protection fencing will be very complex for this project. The developer shall coordinate with the Urban Forester to phase this fencing and where possible revise it to be closer to the limits of disturbance. Minimum tree canopy preserved as proposed is 53.37%, after the addition of the lift station. No mitigation is required. 10. Parks fees for a maximum of 80 multi -family units are $54,400. Fees will be based on the actual number of units built and will be due prior to issuance of the building permit. 11. Signs on the property shall be subject'to. signage requirements for residential multi -family development. Signs shall be permitted in accordance with Chapter 174 of the Fayetteville Unified Development Code. The ordinance allows for one on -site freestanding or monument sign with a display area of 4 square feet or 16 square feet, respectively, and one wall sign with a maximum display area of 16 square feet. 12. No reflective glass shall be permitted on the structure, pursuant to the developer's application. 13. No portion of any structure (i.e., porches, overhangs, etc.) shall encroach •into: building. setbacks or utility easements. 14. The applicant shall be granted one (1) year from the date of City Council approval to receive all building permits necessary for development of the project with a one (1) year extension available pursuant to City ordinances for large scale developments. 15. The proposed walking trail is a great asset for the development and shall be routed where possible to avoid trees and disturbance. The developer shall coordinate this route with the Urban Forester to ensure that little to no overhead canopy is removed. All slopes shall be re - vegetated to prevent erosion from this site in accordance with City accepted practices. 16. The applicant shall provide a walking trail from the project to the south to provide pedestrian connectivity to Lowe's Home Center. EXHIBIT "C" R-PZD 06-2191 (Page 3 of 5) 17. The proposed location of the lot lines for the lift station have not yet been approved by the Engineering Division. The applicant shall deed the required area for the lift station to the city by separate document. Adequate access shall be provided to the property to be contained within the deeded property or a recorded access easement prior to recordation of the Timberlake Office Park Final Plat. 18. Tree canopy removed for the construction of the lift station shall be mitigated at Final Plat for the non-residential subdivision Timberlake Office Park, by the developer of said subdivision. 19. 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. 20. All revisions to the PZD books and plats as noted in the attached memo shall be completed prior to issuance of building permits. 21. Trash enclosures shall be screened on three sides with materials compatible with the surrounding structures,, with access not visible from the street. Coordination shall occur . between the Solid Waste Division and the Urban Forester regarding pruning or additional tree removal to accommodate, the dumpster. 22. All exterior lighting, including lighting proposed within the parking lot and along the private drive, shall comply with the City's Outdoor 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. 23. All overhead electric lines 12kv and under shall be relocated underground. All proposed utilities shall be located underground. 24. 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). 25. 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. EXHIBIT "C" R-PZD 06-2191 (Page 5 of 5) 26. 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. Fa e LLe111e ARKANSAS THE CITY OF FAYETTEVILLE. ARKANSAS 125 W. Mountain St. Fayetteville, AR 72701 PLANNING DIVISION CORRESPONDENCE Telephone: (479) 575-826? November 14, 2006 RE: R-PZD 06-2191 (University Club Condos) — Plat/Booklet Revisions From: Suzanne Morgan, Current Planner The applicant shall coordinate the following revisions to the PZD booklets and plats with staff, prior to issuance of building permits: a. The applicant shall add State Plane Coordinates to the plat. b. Show the installation of a 6' sidewalk adjacent to the right-of-way for Timberlake Court that extends through the private driveway with no curb and gutter lines through the sidewalk. c. The sidewalk shall be shown to extend west to College Avenue street, subject to AHTD approval. d. Change the zoning criteria as shown on Sheet 2 to reflect the zoning criteria listed within the project booklet. e. Remove or modify the note on Sheet 3 which states "The Planning Area boundary is defined by the city limits around the site." f. Modify the density on Sheets 3 and 4 from 6.5 units per acre to 8 units per'acre, and modify the acres from 10.385 to 10.38 to be consistent with the zoning criteria. g. The building setbacks shown on Sheet C1.01 shall be modified to show, a 15' building setback adjacent to parcel 765-15568-000 and adjacent to the portions of parcel 765-15564- 001 zoned for residential use. (Show the location where the zoning changes from R -A to C-2 along the northern property line.) Modify the building setbacks on all plans to reflect the updated setbacks on Sheet CI.01. h. On Sheet C0.01, modify the zoning from RPZ-D to R-PZD and change the developed area from 3.66 acres to 10.38 acres. i. The landscape plan shall be updated to show planting of large species, deciduous ,trees, adjacent to and within 15' of the Timberlake Court right-of-way and within required landscape islands. j. Should the City Council approve the addition of parking north of the private driveway, either one parking space shall be removed or a landscape island shall be installed in order to satisfy parking lot landscape requirements which allow no greater than a row of 12 parking spaces. k. The area marked for storage of materials west of the circle drive should be relocated to an area that will require tree removal for the building and/or drives. It is not the intent of the ordinance to remove tree canopy in order to create a space for on -site storage. Staff would like to see the fencing to the south and west hug this parking area and protect tree # 200. This should increase the amount of preservation. 1. Modify the project booklet to replace references to General Plan 2020 with City Plan 2025. m. Page 5 of the project booklet states traffic counts based on a development of 65 units. Please update the information to include traffic counts for an 80 unit development, the maximum allowed by the zoning criteria. n. Update Page 8, Item 5 of the project booklet to indicate that sidewalks shall be constructed from Timberlake Office Park right-of-way to College Avenue as permitted by AHTD. o. UU3 was added to permitted uses. UU5 is not necessary. 0 aLLC 1C CC Meeting of November 21, 2006 JARKANSAS 113 W. Mountain St. THE CITY OF FAYETTEVILLE, ARKANSASFayetteville,(479) 444-3470 Telephone: AR7347 0 TREE PRESERVATION and PROTECTION REPORT To: Fayetteville City Council From: Sarah K. Patterson, Urban Forester Date: November 14, 2006 ITEM # R-PZD o6-2191: Planned Zoning District (University Club Tower) Requirements Submitted: Initial Review with the Landscape Administrator ✓ Site Analysis Map Submitted ✓ Site Analysis Written Report Submitted T Complete Tree Preservation Plan Submitted Canopy Measurements: Total Site"Aream,r. acres 10.22 square feet 445,464 Existing Tree Canopy acres 10.22 square feet 445,464 percent of site area 100% Existing Tree Cano Preserved v= `"' acres 4.80 square feet 214,019 percent of total site area 53.37% -Percent-Minimum Canopy Re uiredi t% . FINDINGS: The desirability of preserving a tree or group of trees by reason of age, location, size or species. This site is completely wooded with a sloping topography. Most if not all the trees found on this project site are a high priority for I preservation. 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. • An additional ingress/egress is planned for this site along the north boundary. Extensive canopy will have to be removed to get this drive in. Removal may affect adjacent property owners. 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. Topography and connectivity have been a challenge. 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 good to fair. The placement of the tree or group of trees in -relation to utilities, structures, and use of the property. • Canopy will be removed for the essential roadways, utilities, and structure. Staff does however not approve of the additional canopy removal around the building and parking areas. The need to remove the tree or group of trees for the purpose of installing, repairing, replacing, or maintaining essential public utilities. • There is an existing water line and easement along the west property line. Service lines for the development will come through several wooded areas. Canopy has been shown as removed for the above calculations. Whether roads and utilities are designed in relation to the existing topography, and routed, where possible, to avoid damage to existing canopy. • The roads have been routed in most cases taking into consideration the topography. The canopy is i00% and unfortunately can not be avoided. Construction requirements for On -Site and Off -Site Alternatives. N/A The effects of proposed On -Site Mitigation or Off -Site Alternatives. S • • Mitigation will not be required on this site. 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 modification or rejection of the application would have on the Applicant: • Staff is recommending approval of the submitted Tree Preservation Plan with the following Conditions of Approval. Conditions of Approval: i. Tree protection fencing will be very complex for this project. Please coordinate with the Urban Forester to phase this fencing and where possible revise it to be closer to the limits of disturbance. 2. The area marked for storage of materials west of the circle drive should be relocated to air area that will require tree removal for the building and/or drives. It is not the intent of the ordinance to remove tree canopy in order to create a space for on -site storage. Staff would like to see the fencing to the south and west hug this parking area and protect free :# 200. This should increase the amount of preservation.+ 3. The proposed walking trail should be coordinated with the Urban Forester to insure that little to no overhead canopy is removed. 4. Staff is in support of keeping these drives private. If made public, additional right of way may be needed which would increase the amount of canopy that would need to be removed. 5. 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I i /i.� �paA1\IIl`1`�A'VIV<:A@�`AA�"��A�,`AAVAy1A �= ti I ..'Y / / r"" Y ` UNIVERSITY CLUB TOWER Grafton Tull & Associates, Inc. $ FAYETTEVILLE, AR �°0rx a•s..x ssr.zvo.x� �� NINWS n5%Ss�i 6 „Igo [SD,° Architects. Engineers & Surveyors From: Clarice Pearman To: Pate, Jeremy Date: 12.12.06 3:49 PM Subject: Ords. 4954-4958 Attachments: 4954 R-PZD 06-2191.pdf; 4955 R-PZD 06-2256.pdf; 4958 VAC 06-2315.pdf; 4957 RZN 06-2320.pdf; 4956 R-PZD 06-2213.pdf CC: Audit; GIS Jeremy: Attached are the above ordinances passed by City Council, December 5, 2006 as follows: Ord. 4954 R-PZD 06-2161; Ord. 4955 R-PZD 06-2256; Ord. 4956 R-PZD 06-2213; Ord. 4957 RZN 06-2320 & Ord. 4958 VAC 06-2315. Please let me know if anything else is needed. Thanks. Clarice Clarice Buffalohead-Pearman, CMC City Clerk/Treasurer Division 113 West Mountain Fayetteville, AR 72701 479-575-8309 cpearman@ci.fayetteville.ar.us From: Todd Jorgensen To: Jeremy Pate Date: 12.15.06 4:46 PM Subject: Re: Ords. 4954-4958 Jeremy, Ord 4954 doesn't appear to be correct, the PDF contains RES 193-06 and not R-PZD06-2161. Thanks, Todd >>> Clarice Pearman 12/12/2006 3:49 PM >>> Jeremy: Attached are the above ordinances passed by City Council, December 5, 2006 as follows: Ord. 4954 R-PZD 06-2161; Ord. 4955 R-PZD 06-2256; Ord. 4956 R-PZD 06-2213; Ord. 4957 RZN 06-2320 & Ord. 4958 VAC 06-2315. Please let me know if anything else is needed. Thanks. Clarice Clarice Buffalohead-Pearman, CMC City Clerk/Treasurer Division 113 West Mountain Fayetteville, AR 72701 479-575-8309 cpearman@cifayetteville.ar.us From: Sondra Smith To: Pearman, Clarice Date: 12.18.06 4:29 PM Subject: Fwd: Re: Ords. 4954-4958 Attachments: Re: Ords. 4954-4958; Sondra Smithl.vcf Clarice can you check on this for Jeremy. Thanks! Sondra Smith City Clerk City of Fayetteville 113 West Mountain Fayetteville, AR 72701 (479) 575-8323 (479) 718-7695 (Fax) ssmith@ci.fayettevifle.ar.us >>> Jeremy Pate 12/18/2006 8:09 AM >>> Sondra, Please look over and let Todd Jorgensen, in GIS, know if any changes need to be made to the ordinances that were emailed to him Thanks, Jeremy Jeremy C. Pate Director of Current Planning City of Fayetteville 479.575.8267 From: Clarice Pearman To: Pate, Jeremy Date: 12.19.06 12:57 PM Subject: Ord. 4954 Attachments: 4954 R-PZD 06-2191.pdf CC: GIS Jeremy, Attached is the correct paperwork for Ord. 4954. I know did this because I had to separate and make reduced copies of the booklets. It would be very helpful if the providers of the information would submit their paperwork on 8 1/2 x 11 1/2 sheets of paper. It really takes a lot of time to reduce before we can scan them. Is it possible to request that items are submitted on 8 1/2 x 11 1/2 sheets of paper? It is state law that paperwork submitted with the clerk's office at the courthouse is filed only on 8 1/2 x 11 1/2. Anyway sorry for the inconvenience. If you need anything different please let me know. Thanks. Clarice R-1046 Master Development Plan University Club Condos Fayetteville, Arkansas CTA No. 061031-00 July 20, 2006 Revised: October 18, 2006 Crafton, Tull & Associates, Inc. 901 N. 47th St., Suite 200 Rogers, Arkansas 72756 (479) 636-4838 / FAX (479) 631-6224 Internet: http://www.craftull.com Architects, Engineers & Surveyors © 2005 Crafton, Tull & Associates, Inc. SHEET INDEX Page Number INTRODUCTION, MASTER DEVELOPMENT PLAN SUMMARY AND REQUIRED INFORMATION 2 STATEMENT OF COMMITMENTS 7 CONCEPTUAL DESCRIPTION OF DEVELOPMENT STANDARDS, CONDITIONS AND REVIEW GUIDELINES 8 CONCLUSION 10 APPENDIX I - PROPOSED ZONING & DEVELOPMENT STANDARDS 11 APPENDIX 2- COMPARISON OF PROPOSED ZONING TO CURRENT ZONING DISTRICT REQUIREMENTS 12 APPENDIX 3 -TRAFFIC COUNT FOR ZION ROAD 13 APPENDIX 4- PROPOSED PRELIMINARY BUILDING ELEVATIONS 14 •0 Crafton, Tull & Associates, Inc. Li MASTER DEVELOPMENT PLAN SUMMARY AND REQUIRED INFORMATION Introduction This development shall consist of a single 13 floor high rise residential, single family condominium building with no more than 80 units. The overall goal of this development is to provide a structure with special features while enhancing the natural beauty of the area. The flexibility afforded by the R-PZD allows the development to be concentrated in an aesthetically pleasing, upscale. condominium. Due to the height of the building and underground parking garage, a very small amount of the overall 10.385 acre lot has been affected by this development and allowed 52.51 % of the existing tree canopy to be preserved. 1. Current Ownership Information This 10.385 acre parcel of land consists of two (2) tracts of land — Tract A and Tract B. Tract A occupies the western portion of the site and consists of approximately 6.83 acres of land. Tract B occupies the eastern portion of the site and is lot 11 of the Timberlake Office Park Preliminary Plat, it consists of approximately 3.55 acres of land. Tract A Current Owner: Lowe's Home Centers, Inc. Store #432 PO Box 1111 N. Wilkesboro, NC 28656-0001 Tract B Current Owner: Margaret Blair 1250 E Zion Road Fayetteville, AR 72703-5014 Zion Holdings, LLC Mike Phillips, Partner 2458 E. Joyce Blvd., Suite 8 Fayetteville, AR 72703-5014 Note: Tract A and Tract B are under contract to be sold to the Mr. David Chapman with an expected closing date of December 1, 2006. David Chapman 109 Spring Street Springdale, AR 72764 479-756-5159 Project Representative Crafton, Tull & Associates, Inc. Daniel Ellis, PE 901 N. 47th Street, Suite 200 Rogers, AR 72756 2. General Project Concept: a. Street and Lot Layout - The proposed site is bisected by a single private street running east to west from the adjacent commercial subdivision, through the middle of the property to the proposed building. b. Site Plan Showing proposed Improvements —13 story condominium building, private drive and walking trails, two underground parking garages c. Buffer Areas — The project will be buffered on all sides as the building, and private entry drive are in the interior of the site. Most all the existing significant trees and canopy not removed by the development will remain and be augmented with additional plant materials. d. Tree Preservation Areas — It is desired to develop the site while maintaining the natural wooded feel of the undeveloped area. Tree preservation is considered a high priority to this goal, therefore the project was designed with as little impact to the significant trees and existing canopy as possible. The existing site is considered to be 100% canopy. The amount of canopy preserved is 52.51 % with all of the preserved canopy being high priority. e. Storm Water Detention Areas and Drainage - A dry pond will be created on the site by creating a berm for the proposed private drive to the condominium building. The pond will be designed to significantly slow the flow of storm water into Clear Creek which lies at the north edge of the property. Drainage will be conveyed into Clear Creek via sheet flow and the drainage structure coming from the dry pond. The pond has been designed to handle all of the proposed run off from Timberlake Office Park. f. Undisturbed Natural Areas - Large undisturbed natural areas are located throughout the project. By designing a dry pond, the pond area can be left natural. The areas on the north and south side of the private drive will be minimally impacted and left as natural as possible for aesthetic purposes as will the hillside to the north and west of the condominium building itself. g. Existing and Proposed Utility Connections and Extensions — All existing utility connections, including water main, are currently planned to originate along Highway 71 B to the west. Sanitary sewer main extension is to the south at the edge of the Lowe's property. The cable and electric connections are planned to originate from the cul-de-sac to the east and travel to the building. A proposed easement for these utilities has been shown on the Utility Plan. h. Development and Architectural Design Standards - Conceptual development and conceptual architectural design standards are illustrated upon both the Master Development Plan and the architectural renderings. (Appendix 3) The surrounding area encompasses a large portion of the retail, restaurant, and office development in Fayetteville. As a result, a large amount of traffic flows in and out of the area on a daily basis. Additional housing in this north Fayetteville region will benefit both the potential residents and the City as a whole by reducing the number and duration of automobile trips. We believe the proposed development is compatible with the surrounding area for this reason. i. Building Elevations - All conceptual building elevations are illustrated on the enclosed renderings. (Appendix 3) 3. Proposed Development Phasing and Time Frame University Club Tower is planned to be developed in one phase lasting between twelve and eighteen months after receiving engineering approval. The City's current one-year expiration and potential one-year extension of the project approval is adequate. 4. Proposed Planning Areas One planning area is proposed, PA -1. Limits of the planning area are illustrated in the plan sheet labeled 'Zoning and Development Standards by Planning Area (Sheet 2 of 3). 5. Relationship to Existing and Adjacent Land Uses The proposed site is bordered by Lowe's on the south, Highway 71B to the west, Locomotion and Clear Creek to the North, and a new office park to the East. 6. Impacts on City Services Water service is planned to connect to the existing 8" water main located along the east side of Highway 71 B. There will also be an 8 inch water main that will connect the existing line along College to the proposed 8 inch water main in Timberlake Office Park. Sanitary Sewer service is planned to connect to the existing main on the south at the edge of the Lowe's property. 4 No concerns have been raised to date regarding the potential availability of utility service to the proposed units. 7. Traffic Study (when required by Planning/Engineering Divisions) A traffic count was prepared for the Timberlake Business Park that included this project in its calculations. The current count for traffic on Zion is 9,172 trips in a 24 -hour period. The Timberlake Business Park is expected to add 11.15 trips/24-hour period/1000 square feet. This is equivalent to an increase of 1,072 trips. The University Club Tower is expected to add 6 trips/24-hour period/unit. For a 65 unit condominium, this would add 390 trips. So the total number of trips added by the Timberlake Business Park and the University Club Tower would be 1,462 trips, which would bring the total number of trips on Zion in a 24 -hour period up to 10,634 trips. 8. Analysis of Site Characteristics Related to the Proposal, including environmentally hazardous, sensitive or natural resource areas The site is a hilltop sloping to the north with gradients of 5% to 20+%. Itis heavily wooded with walnut, oak, hickory, dogwoods and various other plants. All of the site runoff goes north into Clear Creek. There does not appear to be any environmentally hazardous or sensitive natural resource areas. The project will be designed to minimize energy usage with efficient HVAC systems and well insulated construction, low -e, high performance glazing, and full compliance with the Arkansas Energy code. The building is oriented with its primary facades facing north and south to minimize heat gain, and sun shading devices will be installed above all glazing to reduce cooling loads. The building is intentionally vertical to minimize the footprint and preserve as much natural landscape and tree canopy as possible. The project is purposely located close to services, to reduce the duration of automobile trips and the resulting pollution. 9. Compliance with the Fayetteville General Plan 2020 According to the General Plan 2020, additional housing is needed in Fayetteville over the next 15 years. The location of this development will create a sense of connectivity for the residents to their immediate neighborhood and their community. The project will be a residential building located in close proximity to shopping, dining, recreation, and other services that will be used by the residents on a daily basis. This is a similar concept to the urban projects being planned for the Dickson Street/Downtown area, only located close to a different service center (NWA Mail, Joyce Street, etc.). We are defining the immediate neighborhood as the adjacent service areas and Lake Fayetteville, with a sense of connectivity being created simply by location. In addition, physical connectivity will be added by tying the proposed on -site trail to the proposed sidewalk along the private drive, which in -turn ties into the sidewalks for the adjacent Timberlake Office Park. Great planning and effort through tree preservation and landscape design has been made to preserve the natural, park like state of this site and to minimize negative environmental impact from development. The architectural and civil design are planned to enhance surrounding views and have a positive I impact on the location due to the quality of the proposed project and its residential use. The project will utilize high -quality long lasting materials, the landscaping will be extensive and appropriate to the site, and the building and grounds will be well maintained. A condominium project such as this will have more than 6b individual owners with a substantial personal investment in the ' project, which will insure the project's longevity. Similarly, we believe the surrounding views will be enhanced by the quality of the project as well. The primary views to the site are from the 71 Business corridor, and include a mixture of treeline, power lines, and buildings of various size, shape and material. The proposed development will preserve the majority of the tree canopy and add building materials of higher quality than the majority of surrounding buildings. ' Building materials will be of muted, natural colors, and glass will be transparent, not reflective. The articulation of the building will create visual interest with shadows and its mixture of materials. 10. Recreational facilities, including existing and proposed park sites, open space and accessibility to parks and open space areas. ' We are proposing to provide for residents, a private walking trail through the woods around the site along with seating, observation & gathering areas. These amenities will be for residents use only. However, the private walking trail will be ' connected to the sidewalks along the private drive as well as the sidewalks in Timberlake Office Park. ' 11. Proposed Zoning and Development Standards Proposed zoning is listed within the project booklet (Appendix 1). I 12. Comparison Chart A graphic comparison chart is provided within the project booklet (Appendix 2). ' 13. Other Required Information (i.e. Large Scale Development) Large Scale Development is included in the submission. 1 El I I I 6 I II' STATEMENT OF COMMITMENTS 1) Dedication - After the approval of the City of Fayetteville and completion of the project, all proposed utility easements containing any public utility main will be dedicated to the City of Fayetteville. The remaining utilities are private and will be maintained by the POA and building operator. There is no public right-of-way, trail systems or parks being dedicated to the city. 2) On or Off Site Improvements — Any required on or off site improvement(s) shall be completed during construction or bonded in lieu of actual construction at the discretion of the Planning Commission. 3) Natural Resources and Environmentally Sensitive Areas — The pre - developed site is heavily wooded with 100% canopy. We propose to maintain the general wooded character. The significant trees and canopy have been surveyed and catalogued 52.51% of the canopy will be preserved with all of the preserved canopy being high priority. 4) Project Phasing Restrictions — Project is planned to be constructed in one single phase, including private trail, landscaping, parking etc. 5) Fire Protection — Fire protection shall include all necessary hydrant installations as required per the International Fire code and/or the City of Fayetteville Fire Chief. 6) Other Commitments Imposed — All conditions required by the City of Fayetteville and agreed upon by the owner shall be completed (or bonded) prior to issuance of a building permit. 7) Parks, Trails, and Open Space Commitments — We are proposing to provide for residents, a private walking trail through the woods around the site along with seating, observation & gathering areas. These amenities will be for residents use only. However, the private walking trail will be connected to the sidewalks along the private drive as well as the sidewalks in Timberlake Office Park. The Fayetteville Parks & Recreation Board has approved the developers request to provide a monetary contribution in lieu of dedicating land to satisfy the city's parkland dedication requirement. 8) Proposed Preliminary Building Elevations — All land is to be utilized for residential use only. Proposed conceptual residential elevations are submitted as part of this booklet (Appendix 3). 7 CONCEPTUAL DESCRIPTION OF DEVELOPMENT STANDARDS, CONDITIONS AND REVIEW GUIDELINES 1) Screening and Landscaping - Screening shall be placed along the southern boundary of the subject property to screen the proposed development from the established commercial property to the south. 2) Traffic and Circulation — Traffic and Circulation shall meet the requirements of the city of Fayetteville. The access road to the building from the city street is proposed to be a private road. 3) Parking Standards — Parking standards shall be in conformance with the requirements of residential parking requirements for the city of Fayetteville. 4) Perimeter Treatment — The property is naturally screened and buffered on all sides by the dense wooded landscape. Much of this landscape will remain natural, with additional plantings & landscaping added. 5) Sidewalks - Sidewalks shall be installed along parking areas and along the south side of the private drive leading from Timberlake Office Park public right-of-way to the building. 6) Streetlights - Streetlights shall be provided per the requirements of the City of Fayetteville 7) Water — All units within the development shall have water service via a water main extension originating off of College Avenue. 8) Sewer — All units within the development shall have sanitary sewer via a sewer main extension on the south side of the property coming north through Lowe's parking lot. 9) Streets and Drainage — Streets shall meet the design requirements of the City of Fayetteville. Drainage will either sheet flow into the existing creek, or be conveyed via flumes into the existing creek. 10) Construction of Nonresidential Facilities — There are no non- residential facilities proposed for this site. 11) Tree Preservation — 52.51 % of all the trees and canopy will be retained, with all of that being high priority. 12) Architectural Design Standards — Conceptual architectural elevations and floor plans are located within this project booklet. i3 13) Proposed Signage — Any and all signage shall be designed in accordance with the design guidelines of the City of Fayetteville for residential multi -family developments. 4 14) View Protection — Due to the high profile nature of this project great care has been taken to design and develop an aesthetically pleasing, high quality architectural design. Consideration of site layout and minimal site impact aid creating a project that will have a positive impact on the surrounding views. 15) Revocations —Any and all revocations shall follow the due process as per the rules and regulations of the City of Fayetteville and/or the planned property owners association. 16) Covenants, Trusts, and Homeowners Associations — A property owners association with associated covenants shall be formed for this development. 9 CONCLUSION In conclusion this 13 floor, upscale condominium high rise will provide special features for the residents of the building as well as enhancing the natural beauty of the surrounding area for the community to enjoy and be proud of. Due to the low environmental impact to the site, 52.51 % of the existing tree canopy will be preserved and we feel this project meets the intent and goals of the PZD ordinance. 1.0 PROPOSED ZONING PA -1 (A) PURPOSE. THE PA -1 AREA (10.38 AC) IS DESIGNED TO PERMIT AND ENCOURAGE THE DEVELOPMENT OF CONDOMINIUM DWELLINGS IN SUITABLE ENVIRONMENTS. (B) USES. UNIT 1 CITY-WIDE USES BY RIGHT UNIT 5 GOVERNMENT FACILITIES USES BY UNIT 2 CITY-WIDE USES BY CONDITIONAL USE PERMIT UNIT 3 PUBLIC PROTECTION AND UTILITY FACILITIES UNIT 4 CULTURAL AND RECREATIONALFACILITIES UNIT 24 HOME OCCUPATIONS UNIT 36 WIRELESS COMMUNICATIONS FACILITIES C RESIDENTIAL DENSITY AND/OR NON RESIDENTIAL INTENSITY. ACREAGE 10.38 AC. MAXIMUM NUMBER OF DWELLING UNITS . 80 NONRESIDENTIAL SQ. FT 0 RESIDENTIAL DENSITY 8 CDU/AC._ )) BULK AND AREA REGULATIONS. LOT WIDTH MINIMUM 90 FT. LOT AREA MINIMUM 10.38 AC. Et SETBACK REGULATIONS FRONT 50 FT. SIDE NONE SIDE, WHEN CONTIGUOUS TO A RESIDENTIAL DISTRICT 15 FT. (G) BUILDING AREA. ON ANY LOT, THE AREA OCCUPIED BY ALL BUILDINGS SHALL NOT EXCEED 40% OF THE TOTAL AREA OF SUCH LOT. (H) SITE PLANNING. LANDSCAPING -THE LANDSCAPING WAS DESIGNED IN ACCORDANCE WITH THE CITY OF FAYETTEVILLE'S STANDARDS. PARKING- PARKING STANDARDS SHALL BE IN CONFORMANCE WITH THE REQUIREMENTS OF RESIDENTIAL PARKING FOR THE CITY OF FAYETTEVILLE. ARCHITECTURAL DESIGN STANDARDS- ARCHITECTURAL ELEVATIONS AND FLOOR PLANS ARE LOCATED IN THE PROJECT BOOKLET. SIGNAGE- ANY AND ALL SIGNAGE SHALL BE DESIGNED IN ACCORDANCE WITH THE DESIGN GUIDELINES OF THE CITY OF FAYETTEVILLE RESIDENTIAL MULTI -FAMILY ZONING DISTRICT. 11 I E>§ a •� m q8� c 2nCcr� c 2v2 E�y y nS •SSSS S Sm mC • Y8 B ACC P.C @@pp 9,pp qq@@ p pp • 8 ooa MK SgSX % gl8 H Edon_ �Ammm n -rvo mom- Ei -a Sii � ��n.. E n� Y5 �8 885g gg�gggggg E F� 9 3nMa8 fi! _____ o g$ • iy5S�p a 8`{p �ygp 1110 Q5¢.� 8 a 5 E T e g2D. ym o yy q y5s 5�° IC sx0CD V °`E�Elym'on$pp gmn 5U C£ 99Z —nmm-ei rvn•_n�& Fbb t�� cc ccc W U C gs s PS a. s I. o $ C yy R R o SE Fc o 8 a 88 @ 3� 121 n �nR jig at 19 p gg gynC AQ g@£$ €^ q J R i�`SS22yJJ}£ �E(uu fi€apE44eEtlk aEpEFB yyyC R 1�QXYfit {�nU� a s �S SR $p V W% iiub VV6 n 6 Vm JAI 0 w$$RF 6 n' nn•rmnoaGnn won nm £ �$•$§§�$$$g _ g$Ng $n$ 3n rvrvCn$$nn 6 [£p y j9jS gO �2 m J$5$35J__555SJ � n o H D N x s € a e s Wz g lu 0.0 n $ C_ s a $ 9C$ (t ^ do v SAC d4ad2 = SSS111 yy�R°R le yG{ E $ p wa a h @ � a= as s° J B a s gg g g ten$ nn 55.n%u�Fi 3iQg NE 4 m8 A g$ua ib 3 m' §§ SS5 f £irc 6 d C°LL$$'rc� APPENDIX 2 = UNIVERSITY PROPOSED ZONING PA -1 EXISTING 7� C-2, Thorod (A) Purpose. The PA -1 area (10.38 ac) is designed to permit and encourage the (A) Purpose. The Thoroughfare Commerci development of condominium dwellings in suitable environments., functional grouping of these commercial e (B) Uses. (B) Uses. (1) Permitted uses. —. (1) Permitted uses. Unit I City-wide uses by right Unit 1 City-wide uses Unit 3 Public protection and utility facilities Unit 4 Cultural and re Unit 5 Government facilities Unit 12 Offices, studios Unit 26 Multi -family dwellings Unit 13 Eating places (2) Conditional uses, Unit 14 Hotel, motel, and Unit 2 City-wide uses by conditional use permit Unit 15 Unit 16 Neighborhood sh Shopping goods Unit 4 Cultural and recreational facilities Unit 17 Trades and servi Unit 24 Home occupations Unit 18 Gasoline service Unit 36 Wireless communications facilities Unit 19 Commercial rem (C) Density. Unit 20 Commercial rem ACREAGE 10.38 AC. Unit 25 Unit 33 Professional of i Adult live enterta MAXIMUM NUMBER OF DWELLING UNITS 80 Unit 34 Liquor store NONRESIDENTIAL SQ. FT 0 RESIDENTIAL DENSITY 8 COU/AC. (2) Conditional uses. (D) Bulk and ems regulations. City-wide uses b LOT WIDTH MINIMUM 90 FT. Public protection LOTAREAMINIMUM 10.38 AC, LUnIt36 Warehousing an Center forcollec LAND AREA PER DWELLING .072 AC/BEDROOM Sexually orlente (E) Setback regulations. Outdoor musics Front Wireless commu 50 ft. Side None Side, when contiguous to a residential district 15Th (C) Density. None. _ Rear• 20 ft. (D) Bulk and area regulations. None. o --- (G) Building area, On any lot, the area occupied by all buildings shall not exceed 40% of the total area of such lot (H) SITE PLANNING. LANDSCAPING.The landscaping was designed in accordance with the city of Fayettevllie's Standards. PARKING -Parking standards shall be in conformance with the requirements of residential parking for the City of Fayetteville. ARCHITECTURAL DESIGN STANDARDSarchhecturel elevations and floor plans are located in the project booklet SIGNAGE-Any and all signage shall be designed In accordance with the design guidelines of the City of Fayetteville Residential Multi -Family Zoning District when contiguous to a residential (F) Height regulations. In District C-2 any setback from any boundary line of any rest height in excess of 20 feet. No building sh (G) Building area. On any lot, the area oa area of such lot a TOWER COMPARATIVEZONING CHART 0NING TRACT A; ghfate Commercial I Distiict is designed [especialy to�encourage!the erprises Icafenng pnmatiy�tolhlghway!trevelers. riglit ationaI ffacIlities nd related iservices amusemen 1 [facilities ppifg[good5 s sfa(iotis8(dri3e nRwtaurants anon, Ismail [sites ation,¢arge [sites business Inlatenals stones for75;feet[in [height. Fbyiall Ibu ildings (shall Inotfezceed l60%o tdf thejtotal ,EXISTING ZONING TRACT B, R -O, Residential Office •((A)'Aiipo"se. The ResldentlalAf6ce Distdetlis'designed 1pdmanly,to;pmvideerealforLoffices without limltation'to thhernitureEonsizerofltheroffice, together withfcommunitylfadlibes, •frestau rarits [and ;compatible fresidenfial ;uses. [(B) vses: Cj(Bu`Ik(ahAiareaiipgdlations. ' P.er4welling(unh(for resIdentlalistructures) '(t.1 'Lotrwidth rrriinimum. a manufactured home park 4,200 sq. ft. Oevo mem 10;000sq: k Individualhot 2,300 sq. ft. ngle4airilly 6;000 sq: ft. 18,000 uo=family 61,500'sq. [ft. lri(wlmore isq. ift: wnhouses t repaffinents: [No'ibedroom 11900 [sq. [ft. [One oedmom 1000 rsq. [ft. (D)lbenslry,; Units[. ri Iitc24 J if fparking Li flood late [rightgo9- iii ifnere(shall (bounddary lihetof[anyiRSFrorIRMFLDistncttanradilitional•:distancekof;orie<.tootHoceacnitoot(gt (height Iin;excessidf 20 ifeet, �(G) [Building(ayae. (O� i anylVCE!itFie lareaioccupied Itiy'al'.I tiuildings'shallinotiezceeC;60Ph iof iltretliital larea(of(such[lot §w §� )a/\ > E (t)$§ //)]2 :§m2Bcaae;eee,�;;F§:;;§[ \;:!§;»2le;m,e.�==!■E2!!e; }C k;wlmr§Nlr;,e����■2!!®!n■§ Ui § 2|||||!!|q§§!!||||2|||§2| ( \ APPENDIX 4 PROPOSED PRELIMINARY BUILDING ELEVATIONS 14 d • 4. a I I. !1 I III' III' 111'I11'III,III 1111111'III 1111,11 • ■ ISM IS■ it■ IS ION is& loll .yi Mww in i5 1 1 III ill III III III A ill al It III ii --- •-- IS •-- •-- •-- •-- •-- •-- l-- Is I fII In III iII III iii in IV, Ilil Iii: Ii • hill III INN III. a u • 111in iiu iuu In! 111 111 111. —F ENTRANCEI/ EXIT VT U a LOWER LEVEL PARKING - 76 SPACES LOWER LEVEL PARKING UNIVERSITY CLUB TOWER ��ru®w,s oo & 8-9-06' I �J' L I0'1' 4' 10' 15' 30' LOBBY / UPPER LEVEL PARKING UNIVERSITY CLUB TOWER 8-9-06 Iii � Cl 0' 1' 4 1015 30' 2ND LEVEL PLAN r UNIVERSITY CLUB TOWER 8-9-06 0'1'4 10' 15' 30' , 3 -BEDROOM UNIT 1 -BEDROOM { UNIT ' 00 • • O RESIDENT ELEVATOR O� o 3 -BEDROOM G� UNIT. 2 -BEDROOM UNIT LEVATOR ! RESIDENT F, ELEVATOR SSG I BEDROOM • • 2 -BEDROOM UNITUNIT •__L 1 • 2 -BEDROOM UNIT ' 7 UNITS PER FLOOR ' 15 TOTAL BEDROOMS • 3rd thru 10th FLOOR UNIVERSITY CLUB TOWER 1 8-9-06 L 1 30' i ��1" 12 TOTAL BEDROOMS 11th FLOOR UNIVERSITY CLUB TOWER 1 W a Amdol � 8-9-06 fLl---�` I 0'1'4' 1015' 30 3 -BEDROOM PENTHOUSE -F -F -F R gIpEN7 ELEVATOR SER �E ELEVATO OQ" 3 -BEDROOM O�Q�� PENTHOUSE G 0F' R�g��EN7 ELEVATOR 332 -BEDROOM PEN4OUSE PENTHOUSE 4 UNITS PER FLOOR 12 TOTAL BEDROOMS 12th FLOOR. c1j UNIVERSITY CLUB TOWER VA & ��11"" 8-9-06 La I I� 0'1'4 10'15' 30' CALCULATED ON 12TH FLOOR 13th Floor UNIVERSITY CLUB TOWER 8-9-06 Li I i. I 0'1' 4 10•15' 30' I 7 I I I I I I I I Crafton, Tull & Associates, Inc. 901 N. 47"St., Suite 200 Rogers, Arkansas 72756 4 (479)636-48381 FAX (479) 631-6224 ® Internet: http:lAvww.craftull.com Architects, Engineers & Surveyors L 15 !1 ,4L '4 %I p ► &t ..'.ry -4` _ ' 1 �� • l J • is Sn r 4 • i 1 < SA • S. 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I SRK P.REI 'I — PRL R t SDIIY — 1SREANlY.515 II •fFNCSCRYL B6f :=(BAiIFR 1EPr, YI.1 .L:FDAN. 2S TO 45 1A`DP.ES i ,I Pf eE NeG -[NDu CG4FAIY ISII.I.LD/.Y,:] nJ DX & WFFS 1 ■+�' CP ffE I& . .Dmn''6} � vrSNumb,, fPR 54 N ,� �Pa65[Rw[ I -. I `061031 —'O6 PRESERYI IJ (&'ea y' IJ :Comae Persm .PRESRA - i ^ . IREHDYE EEEi5 �PRPRG�SLVK { I � II [Da -k ❑Gl6eet�w»mtc {, 1r :RpiDH— fl L.VI��O�II In LII J J J LU r • K/ W w'C 91 4l a -'-•Mue, . ' fi£L011£'A 1 ��� � \ \ "`/ r ♦I ICI' 6 I / ♦ / r r 1 . it '\ \ 3 .L / / r / I 1 I ovyon,o4l bA IP AMir'A 1 C . (( \. \ / LN SP1[RA !. f 1r.59 / I 1 I, ' 111 / 1/ 1 _ 4. ♦ 1 I �I f l\ 1 p\ \ 3 - - 1_ CRAFTON TULL TREE INVENTORY TABLE i SEC16 0.6H YY HEALTH REWYIN)DAnW 101 POST OAK 19 32 GOOD PRESERVE 103 BLACK CHERRY 24' 30 GOOD PISS INE 102 RED OAK 18' 28' GOOD RDIOVE 104 DOGWOOD - IF 28' GOOD. OLD PRESERVE 200 DOGWOOD 9' 26' GOOD, OLD PRESERVE 165 RED OAK 18' 37' GOOD PRESERVE 164 RED OAK 16' - 29' GOOD PRESERVE 199 DOGWOOD 9.5' 20 GOOD, OLD PRESERVE 123 DOGWOOD 9.5' 19.5 GOOD, OLD REMOVE 120 RED OAK 19' 38 ®at t'e PRESERVE 121 RED OAK 18' 38 ®mason PNESERK 141 RED OAK 19' 44' GOOD. OLD REMOVE 142 BLACK HICKORY X1.5' 40 GOOD REMOVE 130 DOGWOOD 85' 16' GOOD REMOVE 122 DOGWOOD 8' 21' GOOD, OLD REMOVE 128 REDBUD 85' 18' '6llss RDIOVE 149 REDBUD 8' 17 GOOD. OLD PRESERVE 14B DOGWOOD 10.5' 2Y GOOD, OLD REMOVE 180 RED OAK 247 22 GOOD, OLD I REMOVE 198 RED OAK T8 31 GOOD. OLD IEMUVE 108 RED OAK 185 35' GOOD PISSERHE 196 CHINKAPIN HICKORY 77 41' GOOD PRESERVE 134 REDBUD 85' 12' 'm'A'^r° REMOVE 145 REDBUD 8 17 GOOD. OLD REMOVE 744 BLACK WALNUT 25 34 rsHmusum RUM 152 RED OAK 195 30' GOOD REMOVE 190 WHITE OAK N µ' GOOD RtC5EAVE 113 WHITE OAK 255 51' GOOD, OLD PRESERVE 186 HOPHORNBEAM 13' 22• GOOD. OLD PRESERVE 131 DOGWOOD tY 24' lumwml.s PRESERVE 158 WHITE OAK 95 PRESERVE 127 WHITE OAK 2S /0. GOOD PRESERVE 137 RED OAK 31' 49' r.V\mRLIM PRE3RVE 168 POST OAK 215 20 ®mve l.A PRESERVE 150 REDBUD 14 r a mrnus PRERVE SE 116 NBEAM id i6' wtwcs PRESERVE 675 WHITE OAK 37 4D FAIR PRESERVE CRAFTON TULL TREE INVENTORY TABLE I SPEOFS 0.011 HEALTH RET M@9AUM 115 RED OAK 2l 6GOOD REMOVE 117 RED OAK 27 9 FAIR PRESERVE 118 WHITE OAK 2T Q FAIR RDUOK 119 WHITE OAK 47 W GOOD PRESERVE 124 WHITE OAK M5 44 GOOD REMOVE 125 BLACK HICKORY 27 50 GOOD PRESERVE 126 BLACK HICKORY 23' a' GOOD PRESERVE 129, BLACK WALNUT 25.5' 48 FAIR PRESERVE 132 BLACK WALNUT 19' 55' FAIR PRESERVE 135 CHINKAPIN 32' 46' GOOD REMOVE 136 BLACK CHERRY 23.5' 23.5' GOOD RUM 138 BLACK WALNUT 16- 36' GODO REMOVE 139 SYCAMORE 26' 40' GOOD REMOVE 140 BOX ELDER 26' 38' GOOD REMOVE 143 RED OAK 26' 36' GOOD PRESERVE 146 BLACK HICKORY 19 42' GOOD REMOVE 147 RED OAK 24' 45' GOOD PRESERVE 151 RED OAK 26' 5Y GOOD P VVEE 154 BUCK HICKORY 24' 31 GOOD • REMOVE 155 RED OAK 21 32' GOOD PREffAVE 162 POST OAK 2Y 35' GOOD P1SgnVE 163 RED OAK 21 45' GOOD PRESOM 166 DOGYAIOD 85 18 FAIR 167 RED OAK ' PRESERVE 169 WHITE OAK g' 38 POOR PRESERVE 170 RED OAK 21 55' POOR PRESERVE 171 RED OAK 165 3F GOOD PRESERVE 197 RED OAK 185 40 GOOD PRESERVE 172f WHITE OAK 1 8 40 O PPRE.�VE 173 RED OAK N 48 GOOD• PRESERVE 174 WRITE OAK 21.5 GO GOOD PRESERVE 175 WHITE OAK 18 60' GOOD PRESERVE 176 RED OAK 2C 10 DEAD PRESERVE 177 DOGWOOD 8 16' GOOD PRESERVE 178 RED OAK ff 65 6000 PRESERVE 179 WH ITT OAK 235• 60' GOOD PRESRVE 181 WHITE OAK 33 B7• GOOD PRESERVE 182 RED OAK 285 5O• GOOD PRESERVE 181 RI AN OAK 725 4IR • DEAD PRESERVE FREELAND-KAUFFMAN TR NVEN 1 SERJE6 OBR 675 WHITE OAK 44 677 BLACK OAK 3T4 678 WRITE ASH 4V 679 POST OAK 77 680 P051 OAK 18' 681 BLACKJACK OAK 25' 705 RED OAK 39' 710 RED OAK 9'2 711 RED OAK 18' 717 WHITE OAK 9.5 2 719 RED OAK 19' 720 RED OAK 18 724 BLACK OAK 19' 734 BLACK OAK 8.5' 735 BLACK OAK B' 768 WHITE OAK 8.5' T71 BLACK WALNUT B' 2 772 CHINKAPIN OAK ID.5' 2 773 WHITE OAK 2C 776 RED OAK 18 790 BLACK OAK 185 791 RED OAK 71 794 RED OAK 85 817 RED OAK IY 819 SASSAFRAS 12' B20 RED OAK 85 821 SASSAFRAS 23' 822 RED OAK A' 825 MCKERNUT HICKORY 215 836 BLACK WALNUT 8 841 BLACK WALNUT 1P 847 RED OAK 19 848 POST OAK 21' 856 BLACK OAK 1T S 726 BLACK OAK S' 4 C.FREEDEEAl INC OR:? .TABLE NGLRI .; RCLWN18ARw' FAIR 'I lFR6CFv[ .GOOD ' ,POOR SERCNR R • (FAIR '?'iitW :P995mK • FAIR � PRESR LPO.OR PREW3A 'F,'AIR PRESERVE IF,'AIR PRE5FRK • (FAA iF�A[R PRESERVE •PRE5ERNF 11 (FAIR RMM ;P.00R 1 • POOR PRE • • FAIR ;MSERVI 'FtiCFFR,A'. .POOR pg5Epy[ ::GD.OD PR EPK :DE'AD P.I.. 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I SHEET INDEX Page Number INTRODUCTION, MASTER DEVELOPMENT PLAN SUMMARY AND REQUIRED INFORMATION 2 STATEMENT OF COMMITMENTS 7 CONCEPTUAL DESCRIPTION OF DEVELOPMENT STANDARDS, CONDITIONS AND REVIEW GUIDELINES 8 CONCLUSION 10 APPENDIX 1 - PROPOSED ZONING & DEVELOPMENT STANDARDS 11 APPENDIX 2- COMPARISON OF PROPOSED ZONING TO CURRENT ZONING DISTRICT REQUIREMENTS 13 APPENDIX 3 -TRAFFIC COUNT FOR ZION ROAD 15 APPENDIX 4- PROPOSED PRELIMINARY BUILDING ELEVATIONS 17 Crafton, Tull & Associates, Inc. I MASTER DEVELOPMENT PLAN SUMMARY AND REQUIRED INFORMATION Introduction This development shall consist of a single 13 floor high rise residential, single family condominium building with no more than 80 units. The overall goal of this development is to provide a structure with special features while enhancing the natural beauty of the area. The flexibility afforded by the R-PZD allows the development to be concentrated in an aesthetically pleasing, upscale condominium. Due to the height of the building and underground parking garage, a very small amount of the overall 10.385 acre lot has been affected by this development and allowed 53.37% of the existing tree canopy to be preserved. 1. Current Ownership Information This 10.385 acre parcel of land consists of two (2) tracts of land — Tract A and Tract B. Tract A occupies the western portion of the site and consists of approximately 6.83 acres of land. Tract B occupies the eastern portion of the site and is lot 11 of the Timberlake Office Park Preliminary Plat, it consists of approximately 3.55 acres of land. Tract A Current Owner: Lowe's Home Centers, Inc. Store #432 PO Box .1111 N. Wilkesboro, NC 28656-0001 Tract B Current Owner: Margaret Blair 1250 E Zion Road Fayetteville, AR 72703-5014 Zion Holdings, LLC Mike Phillips, Partner 2458 E. Joyce Blvd., Suite 8 Fayetteville, AR 72703-5014 I ' Note: Tract A and Tract B are under contract to be sold to the Mr. David Chapman with an expected closing date of December 1, 2006. David Chapman 109 Spring Street Springdale, AR 72764 479-756-5159 Project Representative Crafton, Tull & Associates, Inc. Daniel Ellis, PE ' 901 N. 47th Street, Suite 200 Rogers, AR 72756 I I I I I II [] I I I 2. General Project Concept: a. Street and Lot Layout - The proposed site is bisected by a single private street running east to west from the adjacent commercial subdivision, through the middle of the property to the proposed building. b. Site Plan Showing proposed Improvements —13 story condominium building, private drive and walking trails, two underground parking garages c. Buffer Areas — The project will be buffered on all sides as the building, -and private entry drive are in the interior of the site. Most all the existing significant trees and canopy not removed by the development will remain and be augmented with additional plant materials. d. Tree Preservation Areas — It is desired to develop the site while maintaining the natural wooded feel of the undeveloped area. Tree preservation is considered a high priority to this goal, therefore the project was designed with as little impact to the significant trees and existing canopy as possible. The existing site is considered to be 100% canopy. The amount of canopy preserved is 53.37% with all of the preserved canopy being high priority. e. Storm Water Detention Areas and Drainage - A dry pond will be created on the site by creating a berm for the proposed private drive to the condominium building. The pond will be designed to significantly slow the flow of storm water into Clear Creek which lies at the north edge of the property. Drainage will be conveyed into Clear Creek via sheet flow and the drainage structure coming from the dry pond. The pond has been designed to handle all of the proposed run off from Timberlake Office Park. f. Undisturbed Natural Areas - Large undisturbed natural areas are located throughout the project. By designing a dry pond; the pond area can be left natural. The areas on the north and south side of the private drive will be minimally impacted and left as natural as' possible for aesthetic purposes as will the hillside to the north and west of the condominium building itself. ii ' g. Existing and Proposed Utility Connections and Extensions — All existing utility connections, including water main, are currently planned to originate along Highway 71 B to the west. Sanitary sewer main extension is to the south at the edge of the Lowe's property. The cable and electric connections are planned to originate from the cul-de-sac to the east and ' travel to the building. A proposed easement for these utilities has been shown on the Utility Plan. h. Development and Architectural Design Standards - Conceptual ' development and conceptual architectural design standards are illustrated upon both the Master Development Plan and the architectural renderings. (Appendix 3) The surrounding area encompasses a large portion of the ' retail, restaurant, and office development in Fayetteville. As a result, a large amount of traffic flows in and out of the area on a daily basis. Additional housing in this north Fayetteville region will benefit both the ' potential residents and the City as a whole by reducing the number and duration of automobile trips. We believe the proposed development is compatible with the surrounding area for this reason. Ii. Building Elevations - All conceptual building elevations are illustrated on the enclosed renderings. (Appendix 3) 3. Proposed Development Phasing and Time Frame University Club Tower is planned to be developed in one phase lasting between ' twelve and eighteen months after receiving engineering approval. The City's current one-year expiration and potential one-year extension of the project approval is adequate. 4. Proposed Planning Areas One planning area is proposed, PA -1. Limits of the planning area are illustrated ' in the plan sheet labeled 'Zoning and Development Standards by Planning Area (Sheet 2 of 3). I. 5. Relationship to Existing and Adjacent Land Uses The proposed site is bordered by Lowe's on the south, Highway 71 B to the west, Locomotion and Clear Creek to the North, and a new office park to the East. ' 6. Impacts on City Services Water service is planned to connect to the existing 8" water main located along ' the east side of Highway 71 B. There will also be an 8 inch water main that will connect the existing line along College to the proposed 8 inch water main in Timberlake Office Park. . ' Sanitary Sewer service is planned to connect to the existing main on the south at ' the edge of the Lowe's property. I 4 I No concerns have been raised to date regarding the potential availability of utility service to the proposed units. 7. Traffic Study (when required by Planning/Engineering Divisions) A traffic count was prepared for the Timberlake Business Park that included this project in its calculations. The current count for traffic on Zion is 9,172 trips in a 24 -hour period. The Timberlake Business Park is expected to add 11.15 trips/24-hour period/1000 square feet. This is equivalent to an increase of 1,072 trips. The University Club Tower is expected to add 6 trips/24-hour period/unit. For a 65 unit condominium, this would add 390 trips. So the total number of trips added by the Timberlake Business Park and the University Club Tower would be 1,462 trips, which would bring the total number of trips on Zion in a 24 -hour period up to 10,634 trips. 8. Analysis of Site Characteristics Related to the Proposal, including environmentally hazardous, sensitive or natural resource areas The site is a hilltop sloping to the north with gradients of 5% to 20+%. It is heavily wooded with walnut, oak, hickory, dogwoods and various other plants. All of the site runoff goes north into Clear Creek. There does not appear to be any environmentally hazardous or sensitive natural resource areas. The project will be designed to minimize energy usage with efficient HVAC systems and well insulated construction, low -e, high performance glazing, and full compliance with the Arkansas Energy code. The building is oriented with its primary facades facing north and south to minimize heat gain, and sun shading devices will be installed above all glazing to reduce cooling loads. The building is intentionally vertical to minimize the footprint and preserve as much natural landscape and tree canopy as possible. The project is purposely located close to services, to reduce the duration of automobile trips and the resulting pollution. 9. Compliance with the Fayetteville General Plan 2020 According to the General Plan 2020, additional housing is needed in Fayetteville over the next 15 years. The location of this development will create a sense of connectivity for the residents to their immediate neighborhood and their community. The project will be a residential building located in close proximity to shopping, dining, recreation, and other services that will be used by the residents on a daily basis. This is a similar concept to the urban projects being planned for the Dickson Street/Downtown area, only located close to a different service center (NWA Mall, Joyce Street, etc.). We are defining the immediate neighborhood as the adjacent service areas and Lake Fayetteville, with a sense of connectivity being created simply by location. In addition, physical connectivity will be added by tying the proposed on -site trail to the proposed sidewalk along the private drive, which in -turn ties into the sidewalks for the adjacent Timberlake Office Park. Great planning and effort through tree preservation and landscape design has been made to preserve the natural, park like state of this site and to minimize negative environmental impact from development. The architectural and civil design are planned to enhance surrounding views and have a positive impact on the location due to the quality of the proposed project and its residential use. The project will utilize high -quality long lasting materials, the landscaping will be extensive and appropriate to the site, and the building and grounds will be well maintained. A condominium project such as this will have more than 60 individual owners with a substantial personal investment in the project, which will insure the project's longevity. Similarly, we believe the surrounding views will be enhanced by the quality of the project as well. The primary views to the site are from the 71 Business corridor, and include a mixture of treeline, power lines, and buildings of various size, shape and material. The proposed development will preserve the majority of the tree canopy and add building materials of higher quality than the majority of surrounding buildings. Building materials will be of muted, natural colors, and glass will be transparent, not reflective. The articulation of the building will create visual interest with shadows and its mixture of materials. 10. Recreational facilities, including existing and proposed park sites, open space and accessibility to parks and open space areas. We are proposing to provide for residents, a private walking trail through the woods around the site along with seating, observation & gathering areas. These amenities will be for residents use only. However, the private walking trail will be connected to the sidewalks along the private drive as well as the sidewalks in Timberlake Office Park. 11. Proposed Zoning and Development Standards Proposed zoning is listed within the project booklet (Appendix 1). 12. Comparison Chart A graphic comparison chart is provided within the project booklet (Appendix 2). 13. Other Required Information (i.e. Large Scale Development) Large Scale Development is included in the submission. STATEMENT OF COMMITMENTS 1) Dedication - After the approval of the City of Fayetteville and completion of the project, all proposed utility easements containing any public utility main will be dedicated to the City of Fayetteville. The remaining utilities are private and will be maintained by the POA and building operator. There is no public right-of-way, trail systems or parks being dedicated to the city. 2) On or Off Site Improvements — Any required on or off site improvement(s) shall be completed during construction or bonded in lieu of actual construction at the discretion of the Planning Commission. 3) Natural Resources and Environmentally Sensitive Areas — The pre - developed site is heavily wooded with 100% canopy. We propose to maintain the general wooded character. The significant trees and canopy have been surveyed and catalogued 53.37% of the canopy will be preserved with all of the preserved canopy being high priority. 4) Project Phasing Restrictions — Project is planned to be constructed in one single phase, including private trail, landscaping, parking etc. 5) Fire Protection — Fire protection shall include all necessary hydrant installations as required per the International Fire code and/or the City of Fayetteville Fire Chief. 6) Other Commitments Imposed — All conditions required by the City of Fayetteville and agreed upon by the owner shall be completed (or bonded) prior to issuance of a building permit. 7) Parks, Trails, and Open Space Commitments — We are proposing to provide for residents, a private walking trail through the woods around the site along with seating, observation & gathering areas. These amenities will be for residents use only. However, the private walking trail will be connected to the sidewalks along the private drive as well as the sidewalks in Timberlake Office Park. The Fayetteville Parks & Recreation Board has approved the developers request to provide a monetary contribution in lieu of dedicating land to satisfy the city's parkland dedication requirement. 8) Proposed Preliminary Building Elevations — All land is to be utilized for residential use only. Proposed conceptual residential elevations are submitted as part of this booklet (Appendix 3). CONCEPTUAL DESCRIPTION OF DEVELOPMENT STANDARDS, CONDITIONS AND REVIEW GUIDELINES 1) Screening and Landscaping — Screening shall be placed along the southern boundary of the subject property to screen the proposed development from the established commercial property to the south. 2) Traffic and Circulation — Traffic and Circulation shall meet the requirements of the city of Fayetteville. The access road to the building from the city street is proposed to be a private road. 3) Parking Standards — Parking standards shall be in conformance with the requirements of residential parking requirements for the city of Fayetteville. 4) Perimeter Treatment — The property is naturally screened and buffered on all sides by the dense wooded landscape. Much of this landscape will remain natural, with additional plantings & landscaping added. 5) Sidewalks - Sidewalks shall be installed along parking areas and along the south side of the private drive leading from Timberlake Office Park public right-of-way to the building. 6) Streetlights — Streetlights shall be provided per the requirements of the City of Fayetteville 7) Water — All units within the development shall have water service via a water main extension originating off of College Avenue. 8) Sewer — All units within the development shall have sanitary sewer via a sewer main extension on the south side of the property coming north through Lowe's parking lot. 9) Streets and Drainage — Streets shall meet the design requirements of the City of Fayetteville. Drainage will either sheet flow into the existing creek, or be conveyed via flumes into the existing creek. 10) Construction of Nonresidential Facilities — There are no non- residential facilities proposed for this site. 11) Tree Preservation — 53.37% of all the trees and canopy will be retained, with all of that being high priority. 12) Architectural Design Standards — Conceptual architectural elevations and floor plans are located within this project booklet. E'3 I ' 13) Proposed Signage — Any and all signage shall be designed in accordance with the design guidelines of the City of Fayetteville for ' residential multi -family developments. 14) View Protection — Due to the high profile nature of this project great care has been taken to design and develop an aesthetically pleasing, high quality architectural design. Consideration of site layout and minimal site impact aid creating a project that will have a positive impact on the ' surrounding views. 15) Revocations —Any and all revocations shall follow the due process as per the rules and regulations of the City of Fayetteville and/or the planned property owners association. 16) Covenants, Trusts, and Homeowners Associations — A property owners association with associated covenants shall be formed for this development. 1 I I I I u I C Ii I CONCLUSION In conclusion this 13 floor, upscale condominium high rise will provide special features for the residents of the building as well as enhancing the natural beauty of the surrounding area for the community to enjoy and be proud of. Due to the low environmental impact to the site, 53.37% of the existing tree canopy will be preserved and we feel this project meets the intent and goals of the PZD ordinance. 10 APPENDIX 1 PROPOSED ZONING & DEVELOPMENT STANDARDS 11 U PROPOSED ZONING PA -1 (A) PURPOSE, THE PA -1 AREA (10.38 AC) IS DESIGNED TO PERMIT AND ENCOURAGE THE DEVELOPMENT OF CONDOMINIUM DWELLINGS IN SUITABLE ENVIRONMENTS. (B) USES. 1 PERMITTED USES BY USE UNIT. UNIT 1 CITY-WIDE USES BY RIGHT UNIT 3 PUBLIC PROTECTION AND UTILITY FACILITIES UNIT 5 GOVERNMENT FACILITIES UNIT 26 MULTI -FAMILY DWELLINGS UNIT 2 CITY-WIDE USES BY CONDITIONAL USE PERMIT UNIT 4 CULTURAL AND RECREATIONALFACILITIES UNIT 24 HOME OCCUPATIONS M RESIDENTIAL DENSITY AND/OR NON RESIDENTIAL INTENSITY. ACREAGE 10.38 AC. MAXIMUM NUMBER OF DWELLING UNITS 80 NONRESIDENTIAL SQ. FT 0 D BULK AND AREA REGULATIONS. LOT WIDTH MINIMUM 90 FT. LOT AREA MINIMUM 10.38 AC. LAND AREA PER DWELLING .072 AC/BEDROOM FRONT 50 FT. SIDE NONE SIDE, WHEN CONTIGUOUS TO A RESIDENTIAL DISTRICT 15 FT. BUILDING HEIGHT MAXIMUM (G) BUILDING AREA. ON ANY LOT, THE AREA OCCUPIED BY ALL BUILDINGS SHALL NOT EXCEED 40% OF THE TOTAL AREA OF SUCH LOT. (H) SITE PLANNING. LANDSCAPING -THE LANDSCAPING WAS DESIGNED IN ACCORDANCE WITH THE CITY OF FAYETTEVILLE'S STANDARDS. PARKING- PARKING STANDARDS SHALL BE IN CONFORMANCE WITH THE REQUIREMENTS OF RESIDENTIAL PARKING FOR THE CITY OF FAYETTEVILLE. ARCHITECTURAL DESIGN STANDARDS- ARCHITECTURAL ELEVATIONS AND FLOOR PLANS ARE LOCATED IN THE PROJECT BOOKLET. SIGNAGE- ANY AND ALL SIGNAGE SHALL BE DESIGNED IN ACCORDANCE WITH THE DESIGN GUIDELINES OF THE CITY OF FAYETTEVILLE RESIDENTIAL MULTI -FAMILY ZONING DISTRICT. 12 u U I I 1 I I APPENDIX 2 • COMPARISON OF PROPOSED ZONING TO • CURRENT ZONING DISTRICT REQUIREMENTS I I F I I I 13 1 N_ yG me mr m Sg 0 q cPTp �y I • 0 qq qri 5J zq F�ys C2 UsE � F CD Z ng ≤S m 2 2r2c2I I c OOa Osys o ssssfi x saQ 1 I nrvn nnrvnn V 4. 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