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HomeMy WebLinkAboutOrdinance 4955 Doc ID : 010705190004 Tvoe : REL ' Recorded : 12/29/2006 at 02 : 00 : 04 PM Fee Amt : $17 . 00 Pace 1 of 4 Mashlnaton Countv . AS Bette Stamps Circuit Clerk File2006-00052310 ORDINANCE NO. 4955 AN ORDINANCE ESTABLISHING A RESIDENTIAL PLANNED ZONING DISTRICT TITLED R-PZD 06-2256, 932 GARLAND, LOCATED AT 932 GARLAND, BETWEEN BERRY AND HUGHES STREET, CONTAINING APPROXIMATELY 0.84 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 RMF-40, Residential Multi-Family, 40 units per acre and R-O, Residential Office, to R-PZD 06-2256 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. " ,,,rurnrgq .�` VTR PASSED and APPROVED this 5 to day of December, 2006. Gs .`IY O:rG. `� . G c •oP�-? ; V . p .. APPROVED: ATTEST: _ ° FAYETTEVILLE ; :9J alpkANSf S' W,/;; G 10N Y B By. 'G DAN CO Y, Mayor SO RA SMITH, City Clerk i EXHIBIT "A" R-PZD 06-2256 A PART OF LOTS NUMBERED SEVEN (7), EIGHT (8), NINE (9), TEN (10), ELEVEN ( I l ), AND TWELVE (12), ALL IN BLOCK NUMBERED FIVE (5) OF ROSE HILL ADDITION, AN ADDITION TO THE CITY OF FAYETTEVILLE, ARKANSAS, AS PER PLAT OF SAID ADDITION ON FILE IN OFFICE OF THE CIRCUIT CLERK AND EX-OFFICIO RECORDER OF WASHINGTON COUNTY, ARKANSAS, AND BEING MORE PARTICULARLY DESCRIBED AS FOLLOWS: BEGINNING AT THE SOUTHEAST CORNER OF SAID LOT SEVEN (7), SAID POINT BEING AN EXISTING IRON REBAR; THENCE N86°50' 55"W 109.61 FEET ALONG THE SOUTH LINE OF SAID LOT SEVEN (7) TO A SET 1 /2" IRON REBAR ON THE EAST RIGHT-OF-WAY LINE OF ARKANSAS HIGHWAY # 112 (GARLAND AVENUE) AS RELOCATED BY THE ARKANSAS HIGHWAY COMMISSION; THENCE N44002'02"W ALONG SAID RIGHT-OF-WAY LINE 26.93 FEET TO A SET V" IRON REBAR; THENCE NO3048' 11 "E ALONG SAID RIGHT-OF-WAY LINE 181 . 10 FEET TO AN EXISTING IRON REBAR; THENCE NI 2043 ' 57"E 101 .05 FEET TO AN EXISTING IRON REBAR ON THE NORTH LINE OF SAID LOT TWELVE ( 12); THENCE LEAVING SAID RIGHT-OF-WAY LINE, S86043 '25"E 107.08 FEET TO ANEXISTING IRON REBAR AT THE NORTHEAST CORNER OF SAID LOT TWELVE (12); THENCE S02030'00"W 298.81 FEET TO THE POINT OF BEGINNING. Ir . EXHIBIT "C" R-PZD 06-2256 Conditions of Approval 1 . 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, including the statement of commitments and development standards presented in the project booklet, shall also be binding and enforceable by law. 2. Approval of this Master Development Plan — Planned Zoning District shall not be construed as development approval. Pursuant to city ordinance, all development of the property shall be approved by the Planning Commission through the large scale development and/or subdivision review process. The large scale development shall be evaluated based on the zoning and development criteria established with the Master Development Plan . Circulation, landscaping, tree preservation, design standards, connectivity, infrastructure improvements and other city policies and ordinances remain applicable with the development review process. The conceptual designs proposed are to be used as a template from which detailed plans are produced; however, it is expected that certain items will change, in accordance with the Planned Zoning District ordinance. 3 . Zoning and development criteria shall be enforced as approved by the City Council, and currently referenced in the 932 Garland project booklets and on the submitted Master Development Plan plats. Flexibility will be allowed in the development criteria listed in the booklet, but Planning Commission approval of development is required. The approved plans, commitments and standards will be kept on file in the Planning Division, and referenced for subsequent development proposed on the property. All density and intensity information provided is maximum totals for the property. 4. Signage: All signage within each Phase of the Master Development Plan shall be permitted in accordance with the current sign regulations at the time of development. More stringent regulations may be placed on tenants within 932 Garland to ensure a cohesive sign program ; however, the sign ordinance may not be violated in doing so. Commercial tenants within the project shall be permitted to utilize signage in compliance with commercial zoning districts; all commercial signage shall be placed on the portion of the structure utilized for commercial activities. No signage shall be permitted above the 2nd story of the building, as this is residential in use. No pole or pylon signs shall be permitted within the 932 Garland project site. 5. Phasing: In order to ensure the proposed Master Development Plan meets all of the goals and criteria set forth, a phasing schedule has been submitted (reference the project booklet). If certain permitting times are not met, the Planned Zoning District approval shall be voided, or extended as allowed by § 166 of the UDC. The following development phasing shall be enforced : The applicant shall be granted one (1 ) year from the date of Planning Commission approval of the large scale development to receive all permits necessary for development with a one (1 ) year extension available. s 6. Public water and sewer lines shall be extended as required by city ordinance at the time of development. Detailed analysis of the existing water and sewer systems will be required to be submitted with the development submittal. 7. Future development shall comply with at least the minimum design standards for development in the Unified Development Code as adopted at the time of development, including but not limited to landscaping, parking, access, street design, storm water detention, tree preservation, etc. All structures proposed shall be reviewed to ensure appropriate architectural compatibility, compliance with commercial design standards, and/or conformance with the architectural standards and concepts provided with the subject submittal. 8. Overhead awnings, balconies, stairways, stoops and other appurtenances to the primary structure may not extend within the Master Street Plan right-of-way. Allowances shall be at the discretion of the Planning Commission and City Council to ensure safety measures, clearance and other criteria for zoning and development in the Unified Development Code are not compromised. 9. Street improvements at the time of development shall include those determined necessary by the Planning Commission, based upon the development proposed at the time of submittal. Staff will recommend, at minimum, the following: Install curb and gutter along Hughes and Berry Streets as well as storm drainage along Hughes Street. The alley along the east side of the property will be rehabilitated and paved with asphalt, resulting in a 20' width for two-way traffic movements. Additionally, 8' sidewalks will be constructed along Hughes Street, Garland Avenue and Berry Street. The sidewalk along Garland will be partially located outside of the dedicated right-of-way and therefore will be located within a pedestrian access easement. Additional improvements may be required once development plans have been submitted and reviewed in detail. 10. All sidewalks shall meet applicable City and A.D.A. requirements. 11 . All development shall meet applicable building codes and other ordinances of the City of Fayetteville. 12. Street lights shall be installed on all abutting streets with a maximum spacing of 300' . 13. Street trees shall be provided pursuant to Chapter 177, Landscape Regulations, pertaining to the provision of urban tree wells in this location. Subject to sight distance limitations, street trees shall be planted along Berry, Hughes and Garland Avenue. Washington County, AR I certify this instrument was filed on ' 12/29/2006 02:00:04 PM and recorded in Real Estate File Number 2006-00052310 BetteStamps - Circuit C r i by t 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 4955 Was inserted in the Regular Editions: December 15, 2006 Publication Charge: $253 . 20 RECEIVED Subscribed and sworn to before me DEC 18 2006 Thislirjday of oQ,eeTV. 2006. CITY OF FAYI:T}rEylµU CITY CLERK'S OFHCE Notary Public � �/ Lt�X.L� jk� Sharlene D. Williams My Commission Expires: Notary Public State of Arkansas MY Commission Expires October 18, 2014 ORDINANCE NO. 4955 AN ORDINANCE t5'A9LISn:NG A HERk'LEU irye evi le BANNED ZONING DISTRICT TITLED I P2D 08- 2256, 932 GARLAND, LOCATED AT 932 GARLAND, BETWEEN BERRY AND HUGHES STREET. CON TAINING APPROXIMATELY 084 ACRES' AMEND gpKgN5q5 ING 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 FAYETTEVILL16 ARKANSAS: SOC110rt 1: That Mae zone classification of the following described property is hereby changed ap)ok IOWA: Fresh RMF-40, Residential Mun-Family, 40 units per was and Rd, Residential Office, to R-PZD 06 2256 an NIdIM in Exltlq 'Am NN depicted in Ewhl allocated hereto and made a pad No Section 2 That the change in zoning classification is based upon the approved master elevenp- mNtt plan, development standards. statement of commlenenis and the conditions of approval as subMttad determined apprapriale and approved by Me City Council indicated in Exhibit vc- attached hereto and made a part hereof. Section 3: That Mis ordnance shall take effect and be in full face at such time as all of the recd mens of the neater development plan have been me. - 4 Section 4: That the ducal zoning map o1 the City of Fayetteville, Arkansas, is hereby amended to reflect the zoning change provided in Section 1 above. . r as PASSED and APPROVED this 5th day of December, 2006 ' K r APPROVED: ATTEST By By DAN GOODY, Mayor SOIS]RA SMITH, CRT Clark EXHIBIT 'A' R-PZD 06-2256 A PART OF LOTS NUMBERED SEVEN (7), EIGHT (8). NINE (9), TEN (10), ELEVEN (11), AND TWELVE (12), ALL IN BLOCK NUMBERED FIVE (5) OF ROSE HILL ADDITION, AN ADDITION•TO THE CITY OF FAYETTEVILLE. ARKANSAS, AS PER PLAT OF SAID ADDITION ON FILE IN OFFICE OF THE CIRCUIT CLERK AND EX-OFFICIO RECORDER OF WASHINGTON COUNTY, AR AND BEING MORE PARTICULARLY DESCRIBED AS FOLLOWS. BEGINNING AT THE SO CORNER OF SAID LOT SEVEN (7), SAID POINT BEING AN EXISTING IRON REBAR; THENCE 1,19(mr5 S5'W 109 61 FEET ALONG THE SOUTH LINE OF SAID LOT SEVEN (7) TO A SET 1171" REBAR ON THE EAST RIGHT-OF-WAY LINE OF ARKANSAS HIGHWAY #1 12 (GARLAND A ) AS RELOCATED BY THE ARKANSAS HIGHWAY COMMISSION; THENCE N44 '02 °02 -W SAID RIGHT-OF-WAY UNE 26.93 FEET TO A SET 112- IRON REBAR; THENCE ND3°48'11-E ALONG SAID RIG711mOFmWAY LINE 181 10 FEET TO AN EXISTING IRON REBAR; THENCE 1412043'STE 101.05 FEET TO AN EXISTING IRON REBAR ON THE NORTH LINE OF SAID LOT TWELVE ()2); THENCE LEAVING SAID RIGHT-OF-WAY LINE. S86°43'25-E 107.08 FEET TO AN EXISTING IRON REBAR AT THE NORTHEAST CORNER OF SAID LOT TWELVE (12); THENCE 5073000-W 29581 FEET TO THE POINT OF BEGINNING. Exhibit -B is a map and may be viewed in Me Cay Gerk9 office during normal business Noma. EXHIBIT 'C' Ell 06-2256 Condition of Approval 1. The Mal Davebpnrent Plan. Statement of CommNrents and Arcnitectcral Standards subr~ by Me appSMM NW be considered bending and tied to the zoning o' the properly. ConditiMal approval admhd RAM and Otter requirements placed upon Me protect with review of MB Mall Development Pen._Phill Zoning OLaldra by the Got Council. including the s aleptent d coAE- ments and development standards presented In the protect bo�Wet shall also be binding Md enforceable by Will 2. Approval d Mus Nestle Dervelolmed Plan - Planned Zoning District shall not be tmabwd Sit OnEEprrNM approval. Pursuant to city ordinance, At development of they proplitly 9W be Appointed by Me Planning Commission through Me large scale development enWejeftell Wel ta4low process. The large scale developrrent shall be evaluated based on he znyrpanaleasioo, main Crone established with Me Master Devebprnere Men. Circulation, landscaping, teaAse- vaaet, design standards, connectivity, internal improvements and other city porkies andi r1SDM reason applicable with the development review process. The concepltal designs pr ora to be used as a template from which detailed plans am produced; lawgiver, it is expect main items will Change, in accordance with the Planned Zoning District ordinance w 3. Zoning and development criteria shalt be enforced as approved by the City Council, and cunMa- Iy referenced in the 932 Garland project booklets and on the submitted Master DevebprmaM'{t(an Plea. Flexibility will be allowed in the development criteria listed in the booklet, but Pl Commission approval of development is required. The approved plans, comdtr ants and sWf deeds will be kept on lite in the Planning Dooken, and referenced for subsequent developmen[ pro- posed oro the property. All density and intensity interrretion provided is maximum totals for the IT(dp. an 4. Signage' All signage within each Phase d Me Masher Development Plan shall be permitted in accordance with Me current sign regulations arts tared development More stringent reguletlam may be placed on tenants within 932 Garland to ensue a cohesive sign program: however, the alga ordinance may not be violated m doing sol. Commercial tenants within Me pellect shall be perm- ted to utilize signage in compeance with corntNdel zoning districts all commarptal signageaaaa be placed on Me bettor of the structure utilized ler commercial adivtttes. No signage shalt cover- mined above the 2nd story of the building. as this is residential in use. No pole or pylon signs ahal be permitted within the 932 Garland protect As. 5. Passing. In order to ensure the proposed Mail Development Ran meets as of Me goals antl Caere set bah, a phasing schedule has been Submitted (reference the protect booklet). If CNMn pormNing Inas are rat met, Me Fanned Zetag Channel approval snail be voided, or extended M allowed by §166 of the UDC. The following development pursing shalt be enforced. The applicant ehee be prorsad oe (1) year from dire date d Fanning Conran approval of Bte large scale deMbpment to receive all pints necessary for development welt a ora (1) year Harshen eveilable. 6. Public water and sewer lines shall he extends es reonocd oy city advance at the him of devek opment Detailed analysis or the existing water aid sewer systems will be required fo an suomllNd with the development suum el. ! • ]. FUWre datelopmenl artas COnlply wM a' least the mnynan design stair for deveb tltn lhilletl Devslaprrsnt Cotle ae adopted at the finis of tleve e,. andacagng, Parlag, seat sbetp desgn, si will detentl 1, insummat WI net nmilea to tures Proposed snN be reviewed to ensure a consummation �. All yprlC. cor mercial design 8landards, sodic, confame e'Nv 'he arclura' a faf standards sarpbytp»t e architectural Standards and OM"" provided th ed with sueiecM y suana, 8. Overhead awnings, balconies, stairways, stoops and othei app.;nenances to the prYllar� lure may not extend within Me Master Street Ran fight-Pt-way AllwverlCas dtall pe ry of Me Planning Commission and Qty Council to el s.nc safely measures, eserance ery 0/tar na for zoning and development in the Unified Development Code are twt compomsed. 9. Street improvements at [he inns of developnenl s-all irn:Woe lltose determined necessary planning Carrrvasgn, based upon the development wanosed at the time d submittal. Stell wl Unrelated, M minimum, Me falovi ng'. • Install curb and gutter along Hughes and Betty St-ea5 as wall es /pRq t� SUM alloy sing Me east side of me property will be refsbtpMp eet Ti rsmJ" in a 2g MiWt for two-way traffic nnserMnag AtlNbmely,S�r along Hughes; Street Garland Avenue si Bany Street. Ts sida,Nlt��ey It IPoeted Whir s Of the dedicated righ" asy and thishe. W . . access aaearrlerllAdditional improvansnls may be raptured dnPe anbrtvttad Will reviewed in detail. 10. All Sidewal shall meet applicable City and A.D.A. requirements. 11. All development shall meet applicable building codes and other ordinances d the CMf d Fayenevllb. 12. S1rM lights al be Installed on all abutting streets with a maximum spacing of 300'. t 13. SM1M traaa etas be Winded pursuant to Chapter 177, Landscapa Regulations. perleirip Provision of urban We waves in the l0cause Subject to sight distance Irritations. a&" be Planted slag Bony. K*heo and Gerund Avenue. J t b � City of Fayetteville Gj 55 Staff Review Form City Council Agenda Items or 93a Contracts 7-Nov-06 \\pp City Council Meeting Date Jeremy Pateg Planning Operations gubmitted By Division Department Action Required: R-PZD 06-2256: Planned Zoning District (932 Garland, 444): Submitted by Architects 226, Inc. for property located at 932 Garland, between Berry and Hughes Street. The property is zoned RMF-40, Residential Multi-Family, 40 units per acre and R- O, Residential Office and contains approximately 0.84 acres. The request is to approve a Master Development Plan - Residential Planned Zoning District with 37 dwelling units and 22,854 s.f. of non-residential use. $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 O Previous Ordinance or Resolution # n/a 18fJG Department Direct Date Original Contract Date: n/a Original Contract Number: n/a City Attorney Received in City Clerk's Office Finance and Internal Service Director Date LI Received in Mayor's Office ld�l9/ Mayor /O Comments: d r" //J.11 hi City Council Meeting of November 7, 2006 Agenda Item Number CITY COUNCIL AGENDA MEMO To: Mayor and City Council Thru: Gary Dumas, Director of Operations From: Jeremy C. Pate, Director of Current Planning Date: October 11 , 2006 Subject: Master Development Plan-Residential Planned Zoning District for 932 Garland (RPZD 06-2256) RECOMMENDATION Planning Staff recommends approval of an ordinance creating a Master Development Plan - Residential Planned Zoning District (R-PZD 06-2256) for 932 Garland, based on the Master Development Plan, development standards, and statement of commitments submitted. This action will establish a unique zoning district for a mixed-use project on approximately 0.84 acres. Develoment approval will not be granted with this request. BACKGROUND The applicant requests a rezoning and Master Development Plan approval for a mixed- use project on the property within one ( 1 ) planning area. The proposal includes street- level retail/restaurant space along Garland Avenue and office space on the second level for a maximum of 22,854 square feet of non-residential space. A maximum of 37 residential condominiums, totaling 66,227 square feet will be provided above the non- residential floors. This results in a total density of 44.04 dwelling units per acre and an intensity of 27,207 SF of nonresidential space per acre over the entire 0.84 acre site. The parking will be accommodated on-site in a two-level parking garage with access from both Hughes and Berry Streets. DISCUSSION The Planning Commission voted 8-0-0 in favor of this request on October 9, 2006. A Planned Zoning District requires City Council approval as it includes zoning and land use approval. Recommended conditions were approved by the Planning Commission and are reflected in the attached staff report. No public comment was received at the Planning Commission meeting. However, the commissioners stated at the time of development they would expect to see more windows and/or doors on the west elevation at street level . In respect to the building height, commissioners stated that the width of Garland Ave. helped balance the height and mass and the building would be good introduction into the university campus. Commissioners had concerns regarding the view of Old Main from Garland being obstructed by the proposed building. However, it was pointed out by the applicants that Old Main was not visible from this particular part of Garland because of the existing topography. BUDGETIMPACT None. ORDINANCE NO. AN ORDINANCE ESTABLISHING A RESIDENTIAL PLANNED ZONING DISTRICT TITLED R-PZD 06-2256, 932 GARLAND, LOCATED AT 932 GARLAND, BETWEEN BERRY AND HUGHES STREET, CONTAINING APPROXIMATELY 0.84 ACRES; AMENDING THE OFFICIAL ZONING MAP OF THE CITY OF FAYETTEVILLE; AND ADOPTING THE ASSOCIATED MASTER DEVELOPMENT PLAN. BE IT ORDAINED BY T13E 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 RMF40, Residential Multi-Family; 40 units per acre and R-O, Residential Office, to R- PZD 06-2256 as shown in Exhibit "A" and depicted in Exhibit "B" attached hereto and made a part hereof. Section 2. That the change in zoning classification is based upon the approved master development plan, development standards, statement of commitments and the . conditions of approval as submitted, determined appropriate and approved by the City Council indicated in Exhibit "C" attached hereto and made a part hereof. Section 3. That this ordinance shall take effect and be in full force at such time as all of the requirements of the master development plan have been met. Section 4. That the official zoning map of the City of Fayetteville, Arkansas, is hereby amended to reflect the zoning change provided in Section 1 above. PASSED AND APPROVED this day of 2006. APPROVED: By: DAN COODY, Mayor By: SONDRA SMITH, City Clerk EXHIBIT "A" R-PZD 06-2256 A PART OF LOTS NUMBERED SEVEN (7), EIGHT (8), NINE (9), TEN (10), ELEVEN ( 11 ), AND TWELVE ( 12), ALL IN BLOCK NUMBERED FIVE (5) OF ROSE HILL ADDITION, AN ADDITION TO THE CITY OF FAYETTEVILLE, ARKANSAS, AS PER PLAT OF SAID ADDITION ON FILE IN OFFICE OF THE CIRCUIT CLERK AND EX-OFFICIO RECORDER OF WASHINGTON COUNTY, ARKANSAS, AND BEING MORE PARTICULARLY DESCRIBED AS FOLLOWS: BEGINNING AT THE SOUTHEAST CORNER OF SAID LOT SEVEN (7), SAID POINT BEING AN EXISTING IRON REBAR; THENCE N86°50'55"W 109.61 FEET ALONG THE SOUTH LINE OF SAID LOT SEVEN (7) TO A SET 1 /2" IRON REBAR ON THE EAST RIGHT-OF-WAY LINE OF ARKANSAS HIGHWAY # 112 (GARLAND AVENUE) AS RELOCATED BY THE ARKANSAS HIGHWAY COMMISSION; THENCE N44°02'02"W ALONG SAID RIGHT-OF-WAY LINE 26.93 FEET TO A SET %2" IRON REBAR; THENCE NO3'48' 1 I "E ALONG SAID RIGHT-OF-WAY LINE 181 . 10 FEET TO AN EXISTING IRON REBAR; THENCE N12°43 ' 57"E 101 .05 FEET TO AN EXISTING IRON REBAR ON THE NORTH LINE OF SAID LOT TWELVE ( 12); THENCE LEAVING SAID RIGHT-OF-WAY LINE, S86043 '25"E 107.08 FEET TO AN EXISTING IRON REBAR AT THE NORTHEAST CORNER OF SAID LOT TWELVE ( 12); THENCE S02030100"W 298.81 FEET TO THE POINT OF BEGINNING. EXHIBIT "B" j RPz°06-225932 GARLAND Cfose Up View r.2 . } dit . SUBJECT PROPERTY h; It 71 It Iz Ir l t s T 5'f�1 t � Ytf kAFCO. RhiF �.Oe r a Ire i s1 u d - _ eFApy.sT '. ' emnv sT overview Legend 0000§ OAdn Om — FLOOOWAY -- 500YEAR 00006 — 100 YEAR -- UMIT OF STUDY _ _ _ RazNLO Fofile O Fayetteville Q a uee Qly ® RPIDOEdl38 . cetlp.GDHFOatprlrl_' ! Khi0eF4Ro00 y0.9bI[1 0 37.5 75 150 725 300 Fe t EXHIBIT "C" R-PZD 06-2256 Conditions of Approval 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, including the statement of commitments and development standards • presented in the project booklet, shall also be binding and enforceable by law. 2. Approval of this Master Development Plan — Planned Zoning District shall not be • construed as development approval. Pursuant to city ordinance, all development of the property shall be approved by the Planning Commission through the large scale development and/or subdivision review process. The large stale development shall be evaluated based on the zoning and development criteria established with the Master Development Plan. Circulation, landscaping, tree preservation, design standards, connectivity, infrastructure improvements and other city policies and ordinances remain applicable with the development review process. The conceptual designs proposed are to be used as a template from which detailed plans are produced; however, it is expected that certain items will change, in accordance with the Planned Zoning District • ordinance. 3. Zoning and development criteria shall be enforced as approved by the City Council, and currently referenced in the 932 Garland project booklets and on the submitted Master Development Plan plats. Flexibility will be allowed in the development criteria listed in the booklet, but Planning Commission approval of development is required. The approved plans, commitments and standards will be kept on file in the Planning Division, and referenced for subsequent development proposed on the property. All density and intensity information provided is maximum totals for the property. 4. Signage: All signage within each Phase of the Master Development Plan shall be permitted in accordance with the current sign regulations at the time of development. More stringent regulations may be placed on tenants within 932 Garland to ensure a cohesive sign program; however, the sign ordinance may not be violated in doing so. Commercial tenants within the project shall be permitted to utilize signage in compliance with commercial zoning districts; all commercial signage shall be placed on the portion of the structure utilized for commercial activities. No signage shall be permitted above the 2nd story of the building, as this is residential in use. No pole or pylon signs shall be permitted within the 932 Garland project site. 5. Phasing: In order to ensure the proposed Master Development Plan meets all of the goals and criteria set, forth, a phasing schedule has been submitted (reference the project booklet). If certain permitting times are not met, the Planned Zoning District approval shall be voided, or extended as allowed by §166 of the UDC. The following development phasing shall be enforced: EXHIBIT "C" R-PZD 06-2256 The applicant shall be granted one (1) year from the date of Planning Commission approval of the large scale development to receive all permits necessary for development with a one (1) year extension'available. 6. Public water and sewer lines shall be extended as required by city ordinance at the time of development. Detailed analysis of the existing water and sewer systems will be required to be submitted with the development submittal. 7. Future development shall comply with at least the minimum design standards for development in the Unified Development Code as adopted at the time of development, including but not limited to landscaping, parking, access, street design, storm water detention, tree preservation, etc. All structures proposed shall be reviewed to ensure appropriate architectural compatibility, compliance with commercial design standards, and/or conformance with the architectural standards and concepts provided with the subject submittal. 8. Overhead awnings, balconies, stairways, stoops and other appurtenances to the primary structure may not extend within the Master Street Plan right-of-way. Allowances shall be at the discretion of the Planning Commission and City Council to ensure safety measures, clearance and other criteria for zoning and development in the Unified Development Code are not compromised.' 9. " Street improvements at the time of development shall include those determined necessary by the Planning Commission, based upon the development proposed at the time of submittal. Staff will recommend, at minimum, the following: • Install curb and gutter along Hughes and Berry Streets as well as storm drainage along Hughes Street. The alley along the east side of the property will be rehabilitated and paved with asphalt, resulting in a 20' width for two-way traffic movements. Additionally, 8' sidewalks will be constructed along Hughes Street, Garland Avenue and Berry Street. The sidewalk along Garland will be partially located outside of the dedicated right-of-way and therefore will be located within a pedestrian access easement. Additional improvements may be required once development plans have been submitted and reviewed in detail. 10. All sidewalks shall meet applicable City and A.D.A. requirements. 11. All development shall meet applicable building codes and other ordinances of the City of Fayetteville. 12. Street lights shall be installed on all abutting streets with a maximum spacing of300'. 13. Street trees shall be provided pursuant to Chapter 177, Landscape Regulations, pertaining to the provision of urban tree wells in this location. Subject to sight distance limitations, street trees shall be planted along Berry, Hughes and Garland Avenue. L. THE CITY OF FAYETTEVILLE, ARKANSAS PLANNING DIVISION CORRESPONDENCE TO: . Fayetteville Planning Commission FROM: Jesse Fulcher, Current Planner Matt Casey, Assistant City Engineer THRU: Jeremy Pate, Director of Current Planning DATE: October 2, 2006 PC Meeting of October 9, 2006 125 W. Mountain St. Fayeneville, AR 72701 Telephone: (479) 575-8267 MDP R-PZD 06-2256: Residential Planned Zoning District (932 GARLAND): Submitted by ARCHITECTS 226, INC. for property located at 932 GARLAND, BETWEEN BERRY AND HUGHES STREET. The property is zoned RMF-40, MULTI FAMILY - 40 UNITS/ACRE and contains approximately 0.84 acres. The request is to review a Master Development Plan for a Residential Planned Zoning District with 37 dwelling units and 22,854 s.f of commercial space. Property Owner: MANSFIELD PROPERTY MANAGEMENT, LLC. Planner: JESSE FULCHER Findings: Property Description: The property consists of several parcels totaling 0.84 acres that is currently developed with single-family homes within the RMF-40, Residential Multi -family zoning district. The property is bounded by Hughes Street to the north, Berry Street to the south, Garland Avenue to the west and a 20' public alley to the east. The property is currently zoned R- 0 and RMF-40. Surrounding Land Use/Zoning: Direction Land Use Zoning • North Commercial strip center C-2 South Residential RMF-40 East Residential RMF-40 West Undeveloped R -O Proposal: The applicant requests a rezoning and Master Development Plan approval for a mixed -use project on the property within one (I) planning area. The proposal includes street - level retail/restaurant space along Garland Avenue and office space on the second level for a maximum of 22,854 square feet of non-residential space. A maximum of 37 residential condominiums, totaling 66,227 square feet will be provided above the non-residential floors. This results in a total density of 44.04 dwelling units per acre and an intensity of 27,207 SF of K: Reportsl2006tPC Repoi tst l0-09-06LLIDP R-PZD 06-2256 (932 Garland).doc 0 nonresidential space per acre over the entire 0.84 acre site. The parking will be accommodated on -site in a two -level parking garage with access from both Hughes and Berry Streets. To meet applicable zoning criteria, the proposed Planning Area has to have established bulk and area criteria, setbacks, height, etc. Otherwise the proposal would have to return to the City Council to address these zoning issues with development. The information is provided both in a booklet form, which describes the intent of the Planning Area along with a conceptual drawing, and by way of the larger plat, which gives much of the same technical information, along with the actual Master Development Plan. The building, street, and parking arrangement indicated on the master plan will likely vary somewhat from that which is presented. However, these issues can be resolved with the development review of the project and additional City Council action, if needed. At this step in the process it is important to make the policy decision of whether the zoning is appropriate and compatible to this area, given the proposed Master Development Plan, statement of commitments, and development standards. Process: The purpose of the subject request is for a rezoning approval in order to secure entitlement for the property with a concept for a variety of uses and infrastructure improvements to support the community. Approval of the Master Development Plan Planned Zoning District would effectively rezone the property based on the conceptual plans and information provided in the booklets. However, it does not give development approval. The applicant is required to return through the large scale development process in order for the Planning Commission to confirm that the development plans presented are compliant with the zoning and Master Development Plans approved by the City Council. Bulk and area criteria, while usually provided within the staff report, have been provided in duplicate by the applicant. The project booklet provided gives the zoning criteria in detail, as do the Master Development Plans. Please reference this provided material for more information. The booklet and plats presented are binding once approved, by ordinance. Water & Sewer: Water and sewer lines are currently available in the area, and will be designed and constructed in accordance with city specifications to serve the development. Access: Access to the site is provided from Garland Avenue, Berry Street, Hughes Street and a mid -block alley. No vehicular access is to be provided directly from Garland Avenue. Sidewalks will be improved in the area to provide pedestrian access. Adjacent Master Street Plan Streets: Garland Avenue (Principal Arterial), Berry Street (Local Street), Hughes Street (Local Street) Street Improvements:: The developer is proposing to install curb and gutter along Hughes and Berry Streets as well as storm drainage along Hughes Street. The alley along the east side of the property will be rehabilitated and paved with asphalt., resulting in a 20' width for two-way traffic movements. Additionally, the applicant proposes 8' sidewalks along Hughes Street and Garland Avenue and a 4' sidewalk along Berry Street. The sidewalk along Garland will be partially located outside of the dedicated right-of-way and therefore will be located within a pedestrian access easement. Recommendations for additional improvements may be required once K:IReportsI20061PC Reports 1J0-09-06 MDP R-PZD 06-2256 (932 Garlanra9.doc development plans have been submitted and reviewed, based upon the actual development proposal submitted. Tree Preservation: Tree preservation requirements will be assessed at the time of large scale development. By ordinance, staff will require preservation of tree canopy on -site unless supportive information is provided as to why on -site preservation requirements can not be met. Supportive information could include a tree inventory provided by a certified arborist assessing all existing tree canopy. Parks: The Parks and Recreation Advisory Board reviewed this project on August 17, 2006 and recommended accepting money -in -lieu to satisfy the Park Land Dedication Ordinance requirement. Based on the number of units proposed at this time (37, less a credit for five existing homes), $20,360.00 would be required. Actual numbers will be generated at the time of development. Public Comment: Staff has not received any public opposition to the project. The applicant did. present the plans at a Ward 4 meeting with City Council representatives and citizens for input. Phasing: The development of the 932 Garland project is anticipated to occur over the next 1-4 years. A phasing schedule has been provided within the project booklet, identifying the • anticipated construction time frame. Upon Large Scale Development approval, the estimated time frame will be 9-12 months for pre -construction work and 18-20 months for construction. 'Be standard one-yeartime frame with a one-year extension available for typical large scale developments is adequate, pursuant to City codes. Recommendation: Staff recommends forwarding a recommendation of approval of the Master Development Plan — Planned Zoning District for 932 Garland (R- PZD 06-2256) to the City Council, with the following conditions: Conditions of Approval: 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, including the statement of commitments and development standards presented in the project booklet, shall also be binding and enforceable by law. 2. Approval of this Master Development Plan — Planned Zoning District shall not be construed as development approval. Pursuant to city ordinance, all development of the property shall be approved by the Planning Commission through the large scale development and/or subdivision review process. The large scale development shall be evaluated based on the zoning and development criteria established with the Master Development Plan. Circulation, landscaping, tree preservation, design standards, connectivity, infrastructure improvements and other city policies and ordinances remain applicable with the development review process. The conceptual designs proposed are K. IReporal2006iPC Reporisl]0-09-061MDP R-PZD 06-2256 (932 Garland).doc • 0 to be used as a template from which detailed plans are produced; however, it is expected that certain items will change, in accordance with the Planned Zoning District ordinance. Zoning and development criteria shall be enforced as approved by the City Council, and currently referenced in the 932 Garland project booklets and on the submitted Master Development Plan plats. Flexibility will be allowed in the development criteria listed in the booklet, but Planning Commission approval of development is required. The approved plans, commitments and standards will be kept on file in the Planning Division, and referenced for subsequent development proposed on the property. All density and intensity information provided is maximum totals for the property. 4. Signage: All signage within each Phase of the Master Development Plan shall be permitted in accordance with the current sign regulations at the time of development. More stringent regulations may be placed on tenants within 932 Garland to ensure a cohesive sign program; however, the sign ordinance may not be violated in doing so. Commercial tenants within the project shall be permitted to utilize signage in compliance with commercial zoning districts; all commercial signage shall be placed on the portion of the structure utilized for commercial activities. No signage shall be permitted above the 2nd story of the building, as this is residential in use. No pole or pylon signs shall be permitted within the 932 Garland project site. 5. Phasing: In order to ensure the proposed Master Development Plan meets all of the goals and criteria set forth, a phasing schedule has been submitted (reference the project booklet). If certain permitting times are not met, the Planned Zoning District approval shall be voided, or extended as allowed by §166 of the UDC. The following development phasing shall be enforced: • The applicant shall be granted one (1) year from the date of Planning Commission approval of the large scale development to receive all permits necessary for development of the Phase with a one (1) year extension available. 6. Public water and sewer lines shall be extended as required by city ordinance at the time of development. Detailed analysis of the existing water and sewer systems will be required to be submitted with the development submittal. Future development shall comply with at least the minimum design standards for development in the Unified Development Code as adopted at the time of develoment, including but not limited to landscaping, parking, access, street design, stormwater detention, tree preservation, etc. All structures proposed shall be reviewed to ensure appropriate architectural compatibility, compliance with commercial design standards, and/or conformance with the architectural standards and concepts provided with the subject submittal. 8. Overhead awnings, balconies, stairways, stoops and other appurtenances to the primary structure may not extend within the Master Street Plan right-of-way. Allowances shall K.lReporrsl2006t PC Reports 110-09-061 MOP R-PZD 06-2256 (932 Garland). doe be at the discretion of the Planning Commission and City Council to ensure safety measures, clearance and other criteria for zoning and development in the Unified Development Code are not compromised. 9.. Street improvements at the time of development shall include those determined necessary by the Planning Commission, based upon the development proposed at the time of submittal. Staff will recommend, at minimum, the following: • Install curb and gutter along Hughes and Berry Streets as well as storm drainage along Hughes Street. The alley along the east side of the property will be rehabilitated and paved with asphalt, resulting in a 20' width for two-way traffic movements. Additionally, 8' sidewalks will be constructed along Hughes Street, Garland Avenue and Berry Street. The sidewalk along Garland will be partially located outside of the dedicated right-of-way and therefore will be located within a pedestrian access easement. Additional improvements may be required once development plans have been submitted and reviewed in detail. 10. All sidewalks shall meet applicable City and A.D.A. requirements. 11. All development shall meet applicable building codes and other ordinances of the City of Fayetteville. 12. Street lights shall be installed on all abutting streets with a maximum spacing of 300'. 13. Street trees shall be provided pursuant to Chapter 177, Landscape Regulations, pertaining to the provision of urban tree wells in this location. Subject to sight distance limitations, street trees shall be planted along Berry, Hughes and Garland Avenue. PLANNING COMMISSION ACTION: Required YES Planning Commission Action: 1 Fowarded ❑ Denied ❑ Tabled Motion: Graves Second: Clark Vote:. 8-0-0 Meeting Date: October 9. 2006 Comments: The Planning Commission made the following comments: -, More windows or doors were recommended for the west elevation at street level, to create a more "inviting" experience at the pedestrian level. - The width of Garland helped balance the height of the structure. - Removal of the existing curb -cuts was an improvement to the site. - Recommended utilizing the same tree species as the University used for the boulevard section. - Height at the northeast corner of the property was a concern. - View of Old Main from Garland. - Good introduction into campus. K: Reports120061PC Reports I/0-09-061MOP R-PZD 06-2256 (932 Gartand).doe CITY COUNCIL ACTION: Required YES City Council Action: ❑ Approved ❑ Denied 0 Tabled Motion: Second: Vote: Meeting Date: November 7. 2006 Comments: The "CONDITIONS OF APPROVAL", stated in this report, are accepted in total without exception by the entity requesting approval of this rezoning/master development plan item. By. Date K. lReports120061PC Reports Il0-09-064NDV R-P7D 06-2256 (932 Garland).doc • 0 Findings associated with MD? R-PZD 06-2256 (932 Garland) 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 substantial compliance with the Master Development Plan Planned Zoning District criteria established by the City Council. In review of the City Plan 2025, the application provides for a mixture of residential, office, commercial and mixed uses, which will provide future residents with job opportunities nearby and contribute'to transportation goals by reducing dependency on car trips. The proposal is an intense development within an appropriate infill sector of the city, which promotes mixed uses to promote better community design, while maintaining human scale and greatly enhancing pedestrian activity near a center of pedestrian movement, the University of Arkansas. (2) Whether the application is in compliance with all applicable statutory provisions; FINDING: The application has been reviewed and found to be compliant with applicable statutory provisions. (3) Whether the general impact of the rezoning would adversely impact the provision of public facilities and services; FINDING: The impact of the rezoning and subsequent development would require the provision of public facilities, at the cost of the developer. Without improvements to existing infrastructure, the proposal would certainly adversely affect public facilities and services. However, as indicated in the submittal and the staff report, certain measures are to be taken to ensure adequate infrastructure improvements are made by the developer to ensure the level of service does not decline due to the proposed development. Examples of this include requirements for the installation of curb, gutter, sidewalks and storm drainage. Fire and police have responded accordingly. (4) Whether the rezoning is compatible with the surrounding land uses; FINDING: The rezoning request, combined with the Master Development Plan, creates a mixture of commercial, office, retail/restaurant and residential uses. Commercial land uses currently exist to the north and northwest, with undeveloped, Residential Office zoned property to the west across Garland Avenue. Many multi -family dwellings are located to the cast of the property. Leverett Elementary School and various structures containing K:IReports t20061/'CReportsllO-09-06WDPR-P7D 06-2256 (932 Garland/.doc student housing, offices, health centers, etc. are located nearby, in conjunction with the University of Arkansas. The highest elevations ofthebuilding are shifted to the west and north of the site in response to the institutional character of the nearby university buildings and commercial structures located at the intersection of Garland Avenue and Wedington Drive. This enables the scale of the building to step down considerably to the east and south in deference to the residential scale of the adjacent properties. Ultimately, the bulk of the building height is located along the non-residential edge of the site to allow for an appropriate transition between the subject development and the existing multi -family structures to the east. (5) Whether the subject land is suitable for the intended use and is compatible with the natural environment; FINDING: The subject property is comprised of several, developed residential properties with little remaining undisturbed areas. Additionally, the design incorporates the slope and topography of the property to limit the visual impact from' surrounding areas, and to create structured parking that works with the existing slope. (6) Whether the intended land use would create traffic congestion or burden the existing road network; FINDING: Based on staff findings and the attached Fayetteville Police Department report, the proposed rezoning would not create or appreciable increase traffic congestion in the area, or burden the existing road network. The property is served by Garland Avenue, a Principal Arterial, along with two other Local Streets, Berry and Hughes, as avenues to disperse traffic. Additionally, with redevelopment of the site, multiple curb -cuts will be removed from the site perimeter. Garland Avenue in the immediate vicinity has recently been improved to a boulevard cross-section, which controls traffic movement in the area. (7) Whether the planned development provides for unified development control under a unified plan; FINDING: A plan and project booklet has been submitted, recognizing the zoning and development criteria required of a Master Development Plan submittal. Typical architectural elevations, materials and design standards are called out, in order to describe the appearance of the community once constructed. (8) Whether any other recognized zoning consideration would be violated in this PZD. FINDING: Staff finds that in review of the requested rezoning, the Master Development Plan proposed does not violate recognized zoning considerations, as found below. (J) Development standards, conditions and review guidelines , K:I Reports120061PC Reports110-09-061MOP R-PZD 06-2256 (932 Gartand).doc 9 (1) Generally. The Planning Commission shall consider a proposed PZD in light of the purpose and intent as set forth in Chapter 161 Zoning Regulations, and the development standards and review guidelines set forth herein. Primary emphasis shall be placed upon achieving compatibility between the proposed development and surrounding areas so as to preserve and enhance the neighborhood. Proper planning shall involve a consideration of tree preservation, water conservation, preservation of natural site amenities, and the protection of watercourses from erosion and siltation. The Planning Commission shall determine that specific development features, including project density, building locations, common usable open space, the vehicular circulation system, parking areas, screening and landscaping, and perimeter treatment shall be combined in such a way as to • further the health, safety, amenity and welfare of the community. To these ends, all applications filed pursuant to this ordinance shall be reviewed in accordance with the same general review guidelines as those utilized for zoning and subdivision applications. FINDING: The proposed Planned Zoning District has been reviewed in light of all applicable development and zoning ordinances. At this time, the Master Development Plan sets out the basic guidelines, development and zoning criteria, commitments offered by the applicant and those recommended by staff, and design standards to ensure the proposal will achieve a high level of compatibility with adjacent properties. While a shift in land uses from its current single use to one of mixed use, staff finds that the proposal herein does incorporate an acceptable level of compatibility, and development features further the health, safety, amenity and welfare of the community. Density, maximum dwelling units and maximum intensity (non-residential square feet) have been addressed for the proposed planning area; circulation is achieved via public streets, with an emphasis on a traditional urban design, allowing pedestrians freedom of movement; parking, screening, signage, and landscaping are all proposed to meet City of Fayetteville standards, allowing for a project that enhances the neighborhood. (2) Screening and landscaping. In order to enhance the integrity and attractiveness of the development, and when deemed necessary to protect adjacent properties, the Planning Commission shall require landscaping and screening as part of a PZD. The screening and landscaping shall be provided as set forth in § 166.09 Buffer Strips and Screening. As part of the development plan, a detailed screening and landscaping plan shall be submitted to the Planning Commission. Landscape plans shall show the general location, type and quality (size and age) of plant material. Screening plans shall include typical details of fences, berms and plant material to be used. FINDING: Screening is not required at this time; with development of the site, all applicable development criteria will be applied for appropriate landscaping, screening and buffering of parking areas and objectionable uses. This includes street tree plantings along all public streets, in appropriately sized greenspace areas or within urban tree wells. (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 K:IReports120061PC Reports110-09-061MOP R-PZD 06-2256 (932 Garland).doc light of the projected future traffic volumes. (b) The traffic circulation system shall be comprised of a hierarchal scheme of local collector and arterial streets, each designed to accommodate its proper function and in appropriate relationship with one another. (c) Design of the internal street circulation system must be sensitive to such considerations as safety, convenience, separation of vehicular and pedestrian traffic, general attractiveness, access to dwelling units and the proper relationship of different land uses. (d) Internal collector streets shall be coordinated with the existing external street system, providing for the efficient flow of traffic into and out of the planned zoning development. (e) Internal local streets shall be designed to discourage through traffic within the planned zoning development and to adjacent areas. (f) Design provisions for ingress and egress for any site along with service drives and interior circulation shall be that required by Chapter 166 Development of this code. FINDING: Ingress and egress to the property will be provided via three (3) existing public streets and an alley which will be improved to provide a 20' paved surface. Sidewalks will be constructed along all three public streets, providing areas for pedestrian activity and movement, separate from vehicular traffic. Ingress and egress will be evaluated in detail for all public services at the time of development. (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 project does not comply with the standard minimum parking requirements for the uses proposed. Based on the square footage for office, retail, restaurant and residential, 132 parking spaces will be required with the 30% allowable reduction. The applicants are proposing to provide 128 parking spaces within the mixed use development, and a mixed -use parking chart has been provided in the booklet to demonstrate this shared use. (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: Greenspace areas have not been provided pursuant to standard ordinance • requirements, however a 25' greenspace is being provided between the proposed sidewalk and Garland Avenue. This greenspace will not only provide a buffer between pedestrians K:IReporm12006lPC Repor(sl /0-09-06UMUP R-PZD 06-2256 (932 Garland).doe and vehicular traffic, but also allow "green" zone for public benefit. This project is subject to the requirements of Chapter 177, Landscape Regulations, and shall provide street tree plantings in appropriately sized greenspace areas, or within urban tree wells, subject to approval by the Urban Forester. (6) Sidewalks. As required by §166.03. FINDING: Sidewalks and other pedestrian connections will be evaluated at the time of development to ensure compliance. Wider sidewalks (8'-10') may be required for urban tree well conditions; a minimum width of 6' is required for all sidewalks on this mixed -use project, if the greenspace option is utilized. (7) Street Lights. As required by § 166.03. FINDING: Street lights will be required at the time of development along all public streets (Berry, Hughes, Garland), with a maximum spacing of 300'. (8) Water. As required by §166.03. FINDING: Public water will be provided to the project site, pursuant to city code and may include looping/connecting to other water lines to adequately maintain the water system in the area. (9) Sewer. As required by § 166.03 FINDING: Public sewer will be provided to the project site, pursuant to city code. (10) Streets and Drainage. Streets within a residential PZD may be either public or private. (a) Public Streets. Public streets shall be constructed according to the adopted standards of the City. (b) Private Streets. Private streets within a residential PZD shall be permitted subject to the following conditions: (i) Private streets shall be permitted for only a loop street, or street ending with a cul- de-sac. Any street connecting one or more public streets shall be constructed to existing City standards and shall be dedicated as a public street. (ii) Private streets shall be designed and constructed to the same standards as public streets with the exceptions of width and cul-de-sacs as noted below. (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 K: I Reports120061PC Reports) t 0-09-061MOP R-PZD 06-2256 (932 Garland).doc . • • Alteration of Land) and Drainage (Storm water management) Ordinances. Open drainage systems may be approved by the City Engineer. (iv) Maximum density served by a cul-de-sac shall be 40 units. Maximum density served by a loop street shall be 80 units. (v) The plat of the planned development shall designate each private street as a "private street." (vi) Maintenance of private streets shall be the responsibility of the developer or of a neighborhood property owners association (POA) and shall not be the responsibility of the City. The method for maintenance and a maintenance fund shall be established by the PZD covenants. The covenants shall expressly provide that the City is a third party beneficiary to the covenants and shall have the right to enforce the street maintenance requirements of the covenants irrespective of the vote of the other parties to the covenants. (vii) The covenants shall provide that in the event the private streets are not maintained as required by the covenants, the City shall have the right (but shall not be required) to maintain said streets and to charge the cost thereof to the property owners within the PZD on a pro rata basis according to assessed valuation for ad valorem tax purposes and shall have a lien on the real property within the PZD for such cost. The protective covenants shall grant the City the right to use all private streets for purposes of providing fire and police protection, sanitation service and any other of the municipal functions. The protective covenants shall provide that such covenants shall not be amended and shall not terminate without approval of the City Council. (viii) The width of private streets may vary according to the density served: The following standard shall be used: Paving Width (No On -Street Parking) Dwelling Units One -Way Two -Way 1-20 14' . 22' 21+ 14' 24' *Note: If on -street parking is desired, 6 feet must be added to each side where parking is intended. k:\Reports\20061PC Reports l0-09-061MOP R-PZD 06-2256 (932 Garland).doc (ix) All of the traffic laws prescribed by Title VII shall apply to traffic on private streets within a PZD. p (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: All public and private streets/drives shall conform to city standards, which have been indicated in the submitted statement of commitments. The Planned Zoning District process allows an applicant to propose alternative street cross -sections, sidewalk width and location, etc., all at the discretion and with the approval of the Planning Commission. Public and Private streets shall not be gated, unless permitted by express approval from the City Council. • (11) Construction of nonresidential facilities. Prior to issuance of more than eight • building permits for any residential PZD, all approved nonresidential facilities shall be constructed. In the event the developer proposed to develop the PZD in phases, and the nonresidential facilities are not proposed in the initial phase, the developer shall enter into a contract with the City to guarantee completion of the nonresidential facilities. FINDING: N/A (12) Tree preservation. All PZD developments shall comply with the requirements for tree preservation as set forth in Chapter 167 Tree Preservation and Protection. The location of trees shall be considered when planning the common open space, location of buildings, underground services, walks, paved areas, playgrounds, parking areas, and finished grade levels. • FINDING: Tree preservation requirements will be assessed at the time of large scale development. Staff will not support the removal of all on -site canopy unless supportive information is provided as to why on -site preservation requirements can not be met. At the time of development, staff would recommend a tree inventory provided by a certified arborist assessing all existing 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: All office and commercial components of the building shall be evaluated as set forth in the code, at the time of development. Though strict adherence is not essential, submitted concept drawings will be utilized as templates for the future buildings. K:1Repons120061PC Reports110-09-061MOP R-PZD 06-2256(932 Garland).doc (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: The project site sits well below the peak elevation of Rose Hill and therefore no significant views to the south should be affected by the building proposal. Views to the north and west are currently obstructed by existing vegetation and topographical changes. As the area section indicates, Old Main and many university structures are sited well above the project. (E) Revocation. (1). Causes for . revocation as enforcement action. The Planning Commission may recommend'to the City Council that any PZD approval be revoked and all building or occupancy permits be voided under the following circumstances: (a) Building permit. If no building permit has been issued within the time allowed. (b) Phased development schedule. If the applicant does not adhere to the phased development schedule as stated in the approved development plan. (C) Open space and recreational facilities. If the construction and provision of all common open spaces and public and recreational facilities which are shown on the final plan are proceeding at a substantially slower rate than other project components. Planning staff shall report the status of each ongoing PZD at the first regular meeting of each quarter, so that_the Planning Commission is able to compare the actual development accomplished with the approved development schedule. If the Planning Commission finds that the rate of construction of dwelling units or other commercial or industrial structures is substantially greater than the rate at which common open spaces and public recreational facilities have been constructed and provided, then the Planning Commission may initiate revocation action or cease to approve any additional final plans if preceding phases have not been finalized. The city may also issue a stop work order, or discontinue issuance of building or occupancy permits, or revoke those previously issued. (2) Procedures. Prior to a recommendation of revocation, notice by certified mail. shall be sent to the landowner or authorized agent giving notice of the alleged default, setting a time to appear before the Planning Commission to show cause why steps should not be made to totally or partially revoke the PZD. The Planning Commission recommendation shall be forwarded to the City Council for disposition as in original approvals. In the event a PZD is revoked, the City Council shall take the appropriate action in the city clerk's office and the public zoning record duly noted. (3) Effect. In the event of revocation, any completed portions of the development or those K:IReporet120061PC Reports!I0-09-06IMDP R-PZD 06-2256(932 Garland)-doc portions for which building permits have been issued shall be treated to be a whole and effective development. After causes for revocation or enforcement have been corrected, the City Council shall expunge such record as established above and shall authorize continued issuance of building permits. (F) Covenants, trusts and homeowner associations. (1) Legal entities. The developer' shall create such legal entities as appropriate to undertake and be responsible for the ownership, operation, construction, and maintenance of private roads, parking areas, common usable open space, community facilities, recreation areas, building, lighting, security measure and similar common elements in a development. The city encourages the creation of homeowner associations, funded community trusts or other nonprofit organizations implemented by agreements, private improvement district, contracts and covenants. All legal instruments setting forth a plan or manner of permanent care and maintenance of such open space, recreation areas and communally - owned facilities shall be approved by the City Attorney as to legal form and effect, and by the Planning Commission as to the suitability for the proposed use of the open areas. The aforementioned legal instruments shall be provided to the Planning Commission together with the filing of the final plan, except that the Guarantee shall be filed with the preliminary plan or at least in a preliminary form. (2) Common areas. If the common open space is deeded to a homeowner association, the developer shall file with the plat a declaration of covenants and restrictions in the Guarantee that will govern. the association with the application for final plan approval: The provisions shall include, but not necessarily be limited to, the following: (a) The homeowner's association must be legally established before building permits are granted. (b) Membership and fees must be mandatory for each home buyer and successive buyer. (c) The open space restrictions must be permanent, rather than for a period of years. (d) The association must be responsible for the maintenance of recreational and other common facilities covered by the agreement and for all liability insurance, local taxes and other public assessments. (e) Homeowners must pay their pro rata share of the initial cost; the maintenance assessment levied by the association must be stipulated as a potential lien on the property. FINDING: The applicant shall comply with the above requirements, as part of the Planned Zoning District ordinance. K: (Reports(2006V'C Reports110-09-06U1DP R-PZD 06-2256 (932 Garland).doc Sec. 161.25 Planned Zoning District (A) Purpose. The intent of the Planned Zoning District is to permit and encourage comprehensively planned developments whose purpose is redevelopment, economic development, cultural enrichment or to provide a single -purpose or mixed -use planned development and to permit the combination of development and zoning review into a simultaneous process. The rezoning of property to the PZD may be deemed appropriate if the development proposed for the district can accomplish one or more of the following goals. (1) Flexibility. Providing for flexibility in the distribution of land uses, in the density of development and in other matters typically regulated in zoning districts. (2) Compatibility. Providing for compatibility with the surrounding land uses. (3) Harmony. Providing for an orderly and creative arrangement of land uses that are harmonious and beneficial to the community. (4) Variety. Providing for a variety of housing types, employment opportunities or commercial or industrial services, or any combination thereof, to achieve variety and integration of economic and redevelopment opportunities. (5) No negative impact. Does not have a negative effect upon the future development of the area; (6) Coordination. Permit coordination and planning of the land surrounding the PZD and cooperation between the city and private developers in the urbanization of new lands and in the renewal of existing deteriorating areas. (7) Open space. Provision of more usable and suitably located open space, recreation areas and other common facilities that would not otherwise be required under conventional land development regulations. (8) Natural features. Maximum enhancement and minimal disruption of existing . natural features and amenities. (9) General Plan. Comprehensive and innovative planning and design of mixed use yet harmonious developments consistent with the guiding policies of the General Plan. (10) Special Features. Better utilization of sites characterized by special features of geographic location, topography, size or shape. FINDING: The subject R-PZD is an adaptive reuse of existing property. The mixed -use components of the project, along with overall architectural and development principles utilized in the site planning, allow for a transition from the commercial nature of North K: I Reports120061PC Reporxs110-09-061MOP R-PZD 06-2256 (932 Garland).doc Street and the primarily residential nature of the Rose Hill neighborhood to the east. Harmony and compatibility are achieved by stepping down the building massing on the east side, respecting the scale of the multi -family apartments nearby, while also providing a greenway along Garland that will compliment the current boulevard landscaping. Additionally, the commercial uses are pushed towards the street edge of Garland Avenue, affording a separation between the existing residential uses to the east. A positive impact on adjoining properties should be achieved, enhancing the health, safety and welfare of the surrounding community. The project is consistent with many of the guiding policies of the City Plan 2025, including a revitalization effort through an infill strategy that discourages urban sprawl, while encouraging traditional urban life and pedestrian activity near centers of immense activity. Current development ordinances, . including . Tree Preservation, landscaping and design standards, enable more, developments to be visually compatible than before. The following guiding policies within Residential Areas are applicable to this development, and help to achieve the nine primary goals of the City Plan 2025: Residential Areas: 12.1.4.a Utilize principles of traditional residential urban design to create compatible, livable, and accessible neighborhoods. (Goal 3) 12.1.4.d Manage non-residential development within and adjoining residential neighborhoods to minimize nuisances. 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 I) 12.1.4.f Site new residential areas accessible to roadways, alternative transportation modes, community amenities, infrastructure, and retail and commercial goods and services. - (Goals Ig and 3) 12.1.4.g Encourage residential dwellings in appropriate specified Mixed Use Areas. (Goals 1 and 3) 12.1.4.h Encourage a development .scale to maintain compatibility and proportionality between nonresidential development and adjacent residential areas. (Goal3a) (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. K lReporls120061PC Reports110-09-061MDP R-PZD 06-2256 (932 Garland).doc S FINDING: The subject described real property is proposed to be rezoned to R-PZD 06- 2256, with one (1) unique Planning Area. The development standards, statement of commitments and Master Development Plan approved shall be adopted with the rezoning. (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 General 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 and other attributes. (e) To encourage the efficient use of those public facilities required in connection with new residential development. FINDING: The subject R-PZD meets the purpose and intent by providing a mixed -use development on a site that is generally prohibitive for redevelopment in this location, given the parameters of the existing zoning designation and topographical challenges. The project allows for a transition between the commercial development to the north and the residential areas to the east. The extensive development of public facilities to serve this property is not needed, for the project is surrounded by developed property and installed infrastructure. Instead, needed improvements to surrounding infrastructure, including curb and gutter, storm drains, sidewalks, landscaping, and the relocation of overhead lines underground will provide an amenity to the surrounding community. (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, K: IReports120061 PC Reports 110-09-061MDP R-PZD 06-2256 (932 Carland)doc 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: See Zoning Criteria Chart within the project booklet provided by the applicant for the uses permitted by right and by conditional use in each Planning Area as proposed by the applicant. This, project booklet, if approved, will remain on file in the Planning Division for comparison to future development on the property. Uses proposed have been evaluated and found to be reasonably compatible in adjacency to other uses. (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 majority of development (approximately 75%) within the proposed Master Development Plan is slated for residential use. (66,227 sq. ft. of residential) (22,854 sq. ft. of non-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 property is located at the edge of the Rose Hill neighborhood, whichis composed of all types of residential uses within the RMF-40 zoning district; however properties to the north are exclusively commercial. The proposal is for 44 units/acres, which is consistent with adjacent zoning. (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: Setbacks are varied on this project to allow for the nonresidential uses to be shifted to the north and west of the site, while also allowing the scale of the project to step down to the east and south in deference to the residential scale of the adjacent properties. K:1 Reports120061PC Reporlsll0-09-06U1DP R-PZD 06-2256 (932 Garlandj.doc (3) Building . height. There shall be no maximum building height except as may be determined by the Planning Commission during the review of the preliminary development plan based on the uses within the development and the proximity of the development to existing or prospective development on adjacent properties. A lesser height may be established by the Planning Commission when it is deemed necessary to provide adequate light and air to adjacent property and to protect the visual quality of the community. . FINDING: A building height limit of 122'. from the lowest point on the site has been established with the proposed R-PZD. Currently there is no height limitation in the RMF- 40 zoning district, however any building which exceeds the height. of 20' shall be set back from any side boundary line an additional distance of I' for each 1' of height in excess of 20'. The current height proposal under the RMF-40 zoning district would result in a side setback of 110' from the east property line (not possible on this property). Other than the northern portion of the structure, which faces the commercial properties to the north, the bulk of the building sits approximately 70' from the western edge of the alley. This is accomplished by pushing the building envelop up to the street right-of-way along Garland Avenue, resulting in a significant step down as the building approaches the multi -family development to the east. There are many multi -story structures in the area, both on Garland Avenue and in the surrounding neighborhood. They consist of the University of Arkansas Quad, existing 8-9 story residential dormitories, 3-4, story multi -family structures, etc. Staff finds that adequate light and air are afforded to adjacent properties with this proposal, and that the cohesive design does not denude the visual quality of 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 lot coverage is comparable to that which is allowed for a large scale development, whether commercial or residential. *Required Findings for Rezoning Request. LAND USE PLAN: The City Plan 2025 Interim Future Land Use Plan designates this site as a Residential Area. Rezoning this property to R-PZD 06-2256, with the associated Master• Development Plan, varies this future land use to a mixed use, though the principal use on the property will remain residential. The proposed plan, commitments, design standards and other conditions placed upon the project result in a compatible development with surrounding land uses in the general vicinity, meeting many of the goals of the General Plan 2020 for new development. FINDINGS OF THE STAFF K:IRcponsl20061PC ReportsV 0-09-061MDP R-PZD 06-2256 (932 Garland).doc 0 A determination of the degree to which the proposed zoning is consistent with land use planning objectives, principles, and policies and with land use and zoning plans. Finding: The proposed rezoning is to a great degree consistent with many of the principles and policies in place. The policies encouraged by the City Plan 2025 call for new residential areas accessible to roadways, alternative transportation modes, community amenities, schools, infrastructure and retail and commercial goods and services; encourage residential dwellings in appropriate specified mixed use areas, while encouraging development scale to maintain compatibility and proportionality between nonresidential development and adjacent residential areas. This project meets all of these goals, and creates an internal transition of land uses that attempt to address adjacent land uses. 2. A determination of whether the proposed zoning is justified and/or needed at the time the rezoning is proposed. Finding: The proposed zoning is needed in order to develop a dense, mixed use, urban project that is in harmony with the guiding policies of the City Plan 2025, yet considerate to the existing residential properties located in the immediate vicinity. 3. A determination as to whether the proposed zoning would create or appreciably increase traffic danger and congestion. Finding: Based on staff findings and the attached Fayetteville Police Department report, the proposed rezoning would not create or appreciable increase traffic danger and congestion in the area. The property is served by Garland Avenue, a Principal Arterial, along with two other Local Streets, Berry and Hughes, as avenues to disperse traffic. 4. A determination as to whether the proposed zoning would alter the population density and thereby undesirably increase the load on public services including schools, water, and sewer facilities. Finding: Based on findings from public service providers, as outlined below, an undesirable increase in load on public services would not be created. Engineering: Public water is adjacent to the site. There is an 8" waterline along both Hughes Street and Garland Avenue. Water service will need to be extended within the property and looped through the development at the time of development. Sanitary sewer is available on the site. There is an 8" sewer main along the R:IReporn120061PC Reports)/0-09-064NGP R-PZD 06-2256 (932 Gar/and).doc C east property line of this site. Improvements to the sewer system may be required dependent upon the demand placed by the development. Sewer service will need to be extended within the property at the time of development. The site has access to Garland Avenue, via Berry and Hughes Streets. Garland is an improved 4 -land boulevard with an 8' sidewalk proposed with this development. Berry and Hughes Streets are two-lane paved roadways with no curb and gutter or storm drains. Sidewalks, curb and gutter and storm drains are proposed with this development. Police: It is the opinion of the Fayetteville Police Department that this rezoning will not substantially alter population density and will not create an undesirable increase on police services. Fire: The subject property is located approximately 0.25 miles from the Fire Station No. 2. Response time to the property is 1.5 minutes. There are no adverse impacts on call volume or response time anticipated. If there are reasons why the proposed zoning should not be approved in view of considerations under b (1) through (4) above, a determination as to whether the proposed zoning is justified and/or necessitated by peculiar circumstances such as: a. It would be impractical to use the land for any of the uses permitted under its existing zoning classifications; b. There are extenuating circumstances which justify the rezoning even though there are reasons under b (1) through (4) above why the proposed zoning is not desirable. Finding: N/A K:IRepons120061PC ReportsU0-09-06 DP R-PZD 06-2256 (932 Garland).doc TayeV T. • PARKS AND RECREATION DIVISION CORRESPONDENCE To: HGM Consultants Inc From: Sarah K. Patterson, Urban Forester Date: October 4, 2006 Subject: Planning Commission Review Comments ITEM #: PZD o6-2256: Planned Zoning District (Mansfield) TREE PRESERVATION PLAN 113 W. Mountain St. Fayetteville, AR 72701 Telephone: (479) 444-3470 i. When this PZD enters the process for construction plan approval all requirements of Chapter 167 shall be met. This should include but not be limited to: • Tree Preservation and Grading Plan •:• Tree inventory of all significant trees include species, diameter at breast height, condition, priority, and canopy spread in square feet ❖ Tree canopy calculations including existing canopy, preserved canopy, and removed canopy. THE CITY OF FAYETTEVILLE, ARKANSAS POLICE DEPARTMENT Qctober 2; 20001 Jeremy Pate Zoning=and Development Director . City of Fayetteville 113 W. Mountain . Fayetteville AR. 72701 Dear Director -Pate; This document is in response to request for a -determination of whether the proposed Planned'Zoning,District R=PZDt06, 2256: Planned Zoning District (MANSFIELD, 444): Submitted by-YUME ANDiRUSSELL'RUDZINDK,I-for. property located at 932 GARLAND, BETWEEN BERRY, AND HUGHES STREET would substantially alter the population density -and `thereby undesirably increase th'e.load on_:public services and ereate<an appreciable increase in traffic'danger:and congestion. it is the opinion=of the Fayetteville'Police Departrnent'that this planned zoning district :will: not create an'und-esirable increase in the load on -police se vices nor will it create an appreciable increase in traffic darigerand congestion in1he area. It is the"opinion of the Fayetteville PoliceDepartment that this planned zoning district � wrll not create an)indesirable rncre'ase;in the load on police services nor: will itcreate an 'appreciable increase to traffic danger .en'd congestion in the area. Sincerer - FAYETTEVILLE`P.OLICE DEPARTMENT 100=A WEST ROCKLSTREET FAYETTEVILLE, ARKANSAS 72701 (DELIVERIES) POLICE: 100=A WEST ROCK STREET 72701 PHONE:479.587.3555 FAX: 479.587:3522 Fayetteville Fire Department To: , Suzanne Morgan, Andrew Garner, Jeremy Pate, and Jesse Fulcher Thru: Chief Tony Johnson Asst Chief Bud Thompson From: Captain Dale Riggins Date: October 4, 2006 Re: October 2, 2006 Zoning Review — Fire Department Comments R-PZD06-2256 (Mansfield) These .84 acres are covered by Engine 2 at 708 N Garland. It is .25 miles from the station with an expected response time of 1.5 minutes. The. Fire Department anticipates 8 (5 EMS - 3 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 at 1760 gpm. The service impact of the development will typically take eighteen months after the development is started, and the units begin to be occupied, to occur. There should be no adverse effects on our call volume or response time to this development. �5e .9 a es a cov Engine n L der 4 5 N 3invie is 2.2 Iles f the s do w h an ect r pon e of 6 e Fire epart nt an cipa s 8 (23 S- 5 ire/ t r calls f r year nce th deve pme t i corn ted a d ax" ild- curre ere i rec ed easure H dra Flow i thi re e ser i im t of he dev to a will typ all a eig e n :er t vel e is sta d, n the units e be o ied cur, he o Id e no adv s ects ono olume resi ie this ve ent. Feel free to contact me with any questions you may have about these comments. Captain Dale Riggins Fayetteville Fire Department �.rrrpgw�er�s� `p ' yyruc,arreln��... nn.r t ,.-- a . E� E mr Y. �-�`ax.ai m. �, n.. • a r, tt1 ! ). r .. Y 5 } 4 ra N R !] v ' ro v I Y `, v p iV.ny a•A _ _ _ / d ar f � !i . r Y � X' � � ♦ � e 3 r _ h (.. q. +ire a p e .. . .x t ti tee.- r a ,• i '. p < "•nyO r .yl 1 1, S �':: . •L wri , r r a> ) ! ry a•. y . s _! [ E � r.( , ;• n e}� )f e e• P - 9 d' O% PPC .rx.'Ci. ? vLV r im, o ° :- t v n L .�Q Ve.�r up ' `, , , �1 e a nt7bv�i� • r l ra�� Ave rc-$+ .-a'( A) d s }4 r L ) r ♦ r Y�Y L a'v / x x[`. �•a A ,f — }j� .h♦,v. 4' x 4 yT�)w'" 6 Y >. ve[ J?-": V .x— `I a 4"d ♦(r{ r a Y a 'l ? Y -y F� sA N l Y.T / • d- 5 S J�Z Z3 v` ! w b p [-. }q' ♦ > r .J . �"e R I O r 1 Y b o[ p N_ 5 (Puy °a Y >":' 3 4 au i Yr ♦ _ y e f r '! Y ( k. 'pY R ,y C . \ r - f J n r N _ n - a I ya iTr .! ! a c r e y 4 1 [d 1 iQ f ♦� a (f .x ly 1F V J 1 [ [ .c A r . - s a v a . `T •J sr "Y 9i _.'3 xrg3fy": 14,y_ 1 S ye S r i , :r Ii I: 1 'a Iz x'x +f h.• --' x"4.1 •..w.-- ♦ ! tt. l$ x 4 nix V rz is a s • C d [ tise ra • 1 t}♦ expf [ v. y+ ley t ayyyy R �br £ (i 1 \ .#_a;: {' r. �6 ✓5 II R t � T aj I; , ( Co _ 4 P y S x � . . 4Y "' 4 i . a e " t • ADJOINING PROPERTY OWNERS NOTIFICATION OF UPCOMING PUBLIC HEARING Today's Date: 09/19/06 To: PAUL_. t NHAl2�( t7AkjN 13LPrt1L APPLICANT/REPRESENTATIVE CONTACT INFO: Name: Yume Rudzinski (Architects 226) Address: 70 N. College Ave. Suite. I Favetteville. Arkansas 72701 Phone/Email: 479-251-1085 yume@a226.com PROJECT DESCRIPTION: The project is on .84 acre located at 932 Garland Ave. The program consists of a single mixed -use structure containing street -level retail along Garland Avenue, rental office space on the second level, and thirty-seven residential condominiums above. The parking will be accommodated on site in a two -level parking garage with access from both Hughes and Berry Streets. The design is directed toward professionals, university professors and families who are attracted to a modern,maintenance-free housing option with ready access to the University and other Fayetteville amenities. Subdivision Committee Meeting: Planning Commission Meeting: Thursday, Sept. 28", 9:00 am Fayetteville City Administration Building 113 W. Mountain Street, Room 219 Monday, Oct. 9th, 5:30 pm Fayetteville City Administration Building 113 W. Mountain Street, Room 219 ADJOINING PROPERTY OWNERS COMMENTS (Return Comments to City of Fayetteville Planning Division in Stamped Enclosed Envelope) I have been notified of the above meetings for the described project. I do not object to the project described above. I do object to the project described above because: P. 2 m E 0 I 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 sLo6anLng g s4aou16u3 'sloatlgoiy uq -g Log2o-tMM, >ZZ9'LC9'BLP:XVd 9C96'969'OL> 99LZL UV'SON'00Z OJmS 1eanS .n N LOB auk se;Bi3Ossy g pnj uOUEID Ill 1` �' //' .�� 1lIIIgrIIIIr�Iti'}IIIr(('`� ��' 111}11111g1i1,111I(P�' >'? v/- //i/' 9P�\/j/// X71\ t 111111P IH ( }\ 1}I}t11111111 tll I /i/i// 1' %Y / �/ 1111U1}Illllllllllp'NIIII�i / ate'` �1VA\VA} \ , / �7/� / 1 I. r f/\ \\\\\1111�i11111fI X411{rr/'& 2/ II �iltlll\11p}i1,111,1� 5114r./', o I \ tl I 11\tit\1\1111111,\111\11\\C\11\llt //� 1/ 5 \\ vl J/.z.�..\ , 1 I ti!Illi'�111j11j'llli, \, I -r I \;\I '. 1',t III', r—\/ ` \lll.11llilll''.u1fI .- \ a4 \ I c \\\1\\'`1\C,il1\i t:, ! // \\ al } `, 11 x X1\,?`j`\\11!: ,• `\ \ \,( w—"— vii 1'\1\\\+,\\._..r', \i \\:\ /7 dOS7 W '311IA3ll3Ad3 a3Mot an'13)JJS 3AINn I. 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Cl IN N. _ x •' \ \ QQQ \\ \ 1 1 1 1 I l 11,1 1 �{� \ � I .+elJ ^— l— 1 II 11 C \ 1111 II 111 _ ` I1 \ \ _ - --.� - _ ___/ ---#- ,}j 3 4\\ 1 >' __ ___ li !ITIT ._• 1 =- - -rt\�� ��\����\� _ ---'— �: II4{ — — ti - }III'. ^ - -z }tea... / / / 1 ( 1 itr ' C J Q a J a7 �' Cr) N ' � +� m 0 +— a) O 0 (DC E m^ U :C3 O N L (D a) 5N C >^ ply U O N cjcN IWN a 0 y M M m Q m N N ' .4 z p — N Q) y W Q y sa N a) y 0 N C N �!j .Ny O N U E r -O C a�i N C 0 W LJ C r a Cu CY C USA\�r Y� U) LN 0)0 '-O II)m mQ �♦ r LQN = V ' N iaj w E U O ocD ui CL ° �m U N �az>v O C+7 Cu ' cm C co IL. a C LL LL a Cu 2i E I architects TO: Jesse Fulcher, Associate Planner, Ci FROM: Yume and Russell Rudzinski, Archite' DATE: September 19, 2006 SUBJECT: Revisions from In -House Plat Review Project Name: 932 GARLAND (PZD 00-2256), MANSFIELD PLANNING DIVISION CHECKLIST DATED SEPTEMBER 13.2006 Submittal Requirements: f. Prelim. Grading & Drainage Plan/Report • The current application is for a Zoning and Land -Use approval. We will • submit completed Grading and Drainage Plan/Reportwith the Large Scale Development application subsequent to approval of the current application. g. Tree Preservation Plan/Info Based on comments from the Urban Forester, we have modified the text under Tree Preservation note 11 on page 18 of the booklet. We will ensure compliance with Chapter 167 for the Large Scale Development application subsequent to the approval of the current application. h. Color Rendered Elevations (Main Facade, Signage) Color Rendered Elevations are included as Figures 09 and 20 in the booklet We have provided some larger elevations and larger photographs of the project model as Appendix A in the booklet: Mounted boards with • larger images, and the project model will be available for viewing upon your specific request. 2. Zoning Requirements Comments: Square footage areas are also listed on Sheet 1 of the revised submission The area of residential is 66,227 SqFt The area of non-residential is 22,854 SqFt 3. Plat Requirements: a. Adjacent Zoning. Adjacent zonings are listed on Sheet 1,2 and 3 of the revised submission. b. Adjacent Property Owners. While this information was listed on the stamped survey included in the original submittal, we have included the adjacent Property Owner information on all three sheets of the revised submission. h. Legal Description. The stamped survey included in the original submittal contained legal descriptions as provided by the surveyor. Second survey description that "did not close" has been removed from sheet 1. i. Legend. Legend was included on sheet 3 of original submission. Legend has been included on sheets 1 and 2 of revised submission. j. R.O.W. Dimensions from Centerlines. R.O.W. dimensions have been included on sheets 1, 2 and 3 of the revised submission. I 1 I I k. Easement Dimensions. Easement Dimensions have been included on Sheet 3 of the revised submission. I. Building Height. Since this is a Zoning and Land Use PZD proposal, we have only established a maximum height limit of 122 feet from the lowest point for this conceptual plat (as listed under "Height Regulations" on sheet 2 of the original submittal]. ' Comments from GIS Department In-house review commented that GIS did not receive a copy of the stamped survey included in the original submittal, and that Planning would give them the survey to review. We believe that the stamped survey will address comments from GIS Department, and have been working with surveyor to ensure that, all AutoCAD drawings submitted are coordinated to the correct state plane coordinates. I 4. Street Requirements: a. R.O.W. Dedication. Proposed 55'-0" R.O. W. dedication is shown on Sheet 3 of the original submission. 5. Parking and Driveway Requirements: a. Parking Spaces (number & ratio]. There are 115 spaces required (sheet 2 of original submission]. At this conceptual design stage, we are planning to provide 128 spaces. Plan diagrams of the parking strategy are included in the revised submission booklet as Appendix B. b. Parking Stall Dimensions. Parking spaces will be a standard stall dimension per Chapter 172 of the Development Code: 9'-0" wide by 19'-0" deep. Compact car spaces will be 7'-6" wide by 15'-0" deep. Drive aisles will be 24'- 0" wide. This information is included on sheet 2 of the revised submission. i. Bike racks will be provided and indicated in Large Scale Development application. Front and Side Landscaping. R.O.W. dimensions have been shown on all three sheets of the revised submission. k. Parking Lot Lighting. Outdoor parking lighting will be specified to meet the requirements of the Outdoor Lighting Ordinance and will be indicated in the Large Scale Development Application as requested. 6. Other Requirements: c. Indicate and Locate all Signs. As this is a conceptual PZD Zoning and Land Use application, signage shown in the figures included in the submission booklet are general indications of signage strategy for the building. Since the • signage strategy may evolve as the project is developed, we believe it is more appropriate to prepare a more detailed signage strategy in compliance with Chapter 174 of the Development Code. That strategy will be included as part of the Large Scale Development submission. h. Commercial Design Standards. The proposed building satisfies the Commercial Design Standards as set forth in Chapter 166 of the Development code as follows: a. Unpainted concrete precision block walls: There are no unpainted concrete precision block walls planned for this building. b. Square "boxlike" structures. This standard is worded to prevent large big box commercial structures as can be found in great numbers in North Fayetteville. This project satisfies this standard by being a composition of articulated volumes, creating public spaces and private terraces as essential points of interaction between the occupants and the city. I c. Metal siding which dominates the main facade. The exterior materials of this building are a composed collage of materials. No single material dominates the main facade. As this is a conceptual PZD Zoning and Land Use application, material selections haven't been finalized. We will submit final material selections with the Large Scale Development application. d. Large blank, unarticulated wall surfaces. The elevations and experiential perspectives included in the booklet show that the wall surfaces are all articulated with openings, balconies, and material changes. e. Large out -of -scale signs with flashy colors. The proposed building is designed to adopt a distinguished refined appearance. Signage will be an integral part of that intention. Final signage will be submitted with the Large Scale Development Application. h. [cant) Mounted boards with larger images, and the project model will be available for viewing upon your specific request. a PARKS AND RECREATION DIVISION COMMENTS 1. The note 11 on page 18 has been modified to specify that "the Urban Forester administers chapter 167 Tree Preservation and Protection at the time of preliminary plat or large-scale development" 2. All requirements of Chapter 167 will be met at the time this PZD enters the process for construction. PLANNING DIVISION CORRESPONDENCE PROJECT DATED SEPTEMBER 12, 2006 Project Booklet: 1. Page 6 Buffer Areas: The 25'-0" greenspace proposed along Garland Avenue is " partially in the right-of-way. 2. Page 6 Tree Preservation Areas: Note C.4. has been modified to reflect the authority of the Urban Forester in reviewing and approving tree preservation requirements. 3. Page 7 Storm Water Detention Area and Drainage. Additional information about the strategy for storm water detention will be included for your review with the Large Scale Development application subsequent to this PZD Zoning and Land Use approval. 4. Page 8 Proposed Phasing and Time Frame. The note has been amended to clarify the time limits being requested. 5. Page 9 Zoning Chart. Changes have been made to the zoning chart to reflect comments. 6. Statement of Commitments. "Note 2: On or Off Site Improvements" of the original submission booklet already mentions sidewalks along Garland, Hughes, and Berry. Storm water strategies for Hughes and Berry will both be reviewed by Engineering as part of the detention and drainage requirements of the Large Scale Development proposal to be submitted after approval of this PZD Zoning and Land Use proposal. Plat Information 7. ROW lines have been dimensioned on all three sheets of the revised submission. 8. Greenspace along Garland has been clearly indicated on sheet 1 and 2 of the revised submission. 9. The alley has been revised to show a 20'-0 wide paved alley in compliance with the master street plan standards for two-way access. I ri 11 I 10. Fire Department and Solid Waste Department reviews of the project will occur for the Large Scale Development submission subsequent to the approval of this PZD Zoning and Land Use application. 11. The total area for the lot and the total lot width [dimension from Hughes to Berry street] have been included on Sheet 2 of the revised submission. 12. Residential PZD or Commercial PZD...that is the question. Square footage areas are also listed on Sheet 1 of the revised submission The area of residential is 66,227 SqFt The area of non-residential is 22,854 SqFt 13. Building and Parking portions of the site have been labeled on all three sheets of the revised submission. 14. The acreage listed on the sheets has been coordinated. The site is 0.84 acres. 15. Use units on sheet 2 have been updated. Additional Notes: "Legal Description Requirements" from the PZD requirements list highlighted by planning staff. These items were all included on the stamped survey that was submitted with the original PZD submission. If Planning or GIS require more than one stamped survey to expedite review, please notify the representative of this project. I 0rrgq ]In(DW 0 V in f7C�JUn(DWWwWrrrrrrrrr N N N Ti N 23 0 c N N (fl. 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A ..M ., ...,. ...._,a..... -- __.., i new curb I -"_ _a,. " ,_. ,,. e r` ryry yy 1 1 pp14 $pry p /W. S ', '. rY r . LX. .�. _.u.`Ieff ",. )m•_ ), ..M .,rvm ,m..._ _, _....__ co � _ mil.... ...-1c>'�__ �_ 4 r I I �FI / ()5 1 \_%\.�) 98__,0()() I 0 /.0 60 Pr - I ---I Dpi Al pi ti x Q) ALLEN .L_h II(.)MF'` ON & MARY SHOF NL".F r',(). I3(7>, F I)f) 13E" NTONVII__LIE, Ap 72712 765--i 397---000 [ UL. & MARY f31.._AIR 2"1.) CR'IDCEWAY DRIVE FIT--I!---.E ROCK, AI~ 72;20.5 ..7(I)5_.. 11 0,.8y __,(?(:)(") WI )ON PRO P>r {Pl I( (.7 (≥(J(? S. ,7d1APh I rp ROAD I`�,r'1'Yf, I�hI Vll L. E, AR 72701 FI N 0 R .F! fyJ r Y'' ATE .. A.ANA ` 'tr REGISTERED PROFESSIONAL O�^'Nqpyyy»AL A.el.A. Y w.„F 9.l,E.dR Ta qC No. 11995,4 \ . Y 6 II HUMIm CONSULTANTS, inc. r\\No. 1307 4 � Yi r ti v e ' v LEGEND - •_CENS LI •..__,_.___.w__.__._._...__...__......_ _____.._....._.___. BACK. 0 R CURB _._ [ tW -- RDV --- ._. ^EXISTING RI HT OF ----- E...____.__ I✓W _ _ PROPOSED RIGHT OF WAY PROPERTY UNE PROPOSED BUILDNG LINT 1 ..._ --- 3-P PROPOSE D "°SAN fiTARY S S IS r S A N11A, PROP TaRM PIPE W -g w PROPOSED S"LINE PROPOSED SIDEWALK 101 PROPOSED 4 STORM INLET. GD PROPOSED SANITARY MANHOLE R ORSC GREEN SPACE PROP SEL 1, ILL I RR POSED SE PARKING 55 { , h f 1 r ? / 1 { 0 lY Y t 1 p Y l t t 1 I i xL4C' ppryFr 44�+ , 4 "ie„. v I i p ! { I )) A f 1 yy � 1 , iy j � Y II 4 11 ' i •'k /` � `�� { >� "" I ! / 1 :f IY, { / CURB SURVEY DISC 111 N A PART OF LOTS NUMBERED SEVEN (7), EIGHT (8), NINE (9), TEN (10), ELEVEN (11), AND TWELVE (12), ALL IN BLOCK NUMBERED FIVE (5) OF ROSE HILL ADDITION, AN ADDITION TO THE CIFY OF FAYETrEVILLE, ARKANSAS, AS PER PLAT OF SAID ADDITION ON FILE IN OFFICE OF THE CIRCUIT CLERK AND DC -OFFICIO RECORDER OF WASHINGTON COUNTY, ARKANSAS, AND BEING MORE PARTICULARLY DESCRIBED AS FOLLOWS: BEGINNING AT THE SOUTHEAST CORNER OF SAID LOT SEVEN (7), SAID POINT BEING AN EXISTING IRON REBAR; THENCE N66°50`55W 109.61 FEET ALONG THE SOUTH LINE OF SAID LOT SEVEN (7) TO A SET 112' IRON REBAR ON THE EAST RIGHT-OF-WAY LINE OF ARKANSAS HIGHWAY #112 (GARLAND AVENUE)AS RELOCATED BY THE ARKANSAS HIGHWAY COMMISSION„ THENCE N44° 02°02°"W ALONG SAID RIGHT -OF --WAY LINE 26.93 FEET TO A SET 112"" IRON REBAR, THENCE N03° 46°x11"E ALONG SAID FRIGHT -OF -WAY LINE 161,10 FEET TO AN EXISTING IRON REBAR„ THENCE N12° 4357"°E 103.05 FEET TO AN EXISTING IRON REBAR ON THE NORTH LINE OF SAID LOT TWELVE (12); THENCE LEAVING SAIL) RIGHT -OF -SWAY LINE, S86" 43°25"E 10T.08 FEET TO AN EXISTING IRON REBAR AT THE NORTHEAST CORNER OF SAID LOT TWELVE (12); THENCE S02" 30"00"W 298,61 FEET TO THE POINT OF BEGINNING, ADDRESS 904,920,926,& 932 N. GARLAND AVENUE, FAYE EVILL_E_, ARKANSAS 72701 D BASIS OFD RINGS RO ARKANSAS STATE PLANE C 0ORDINAEE SYSTEM (NORT'H DONE) CITY OF FAYETTEVILLE, AR G.P.S. MONUMENTATION ZONUNG BASIS OF ELEVATIONS CITY OF FAYETTEVILLE, ARKANSAS , 81 G,I.IS, MONUMENTATION_ FLOOD D DESIGNATIONF mmmwn.wnmwn xwti,ranvry mw umriuwm.w— } '- Q,y$ w +e THIS PROPERTY DOES NOT LIE IN ZONE "AWAF" (SPECIAL FLOOD HAZARD AREAS ITT I INUNDATED BY 100 -YEAR FLOOD) AS DETERMINED FROM THE F.I,R.M. MAP OF WASHINGTON COUNTY, ARKANSAS, AND INCORPORATED AREAS, MAP NUMBER 05143CO092 D, EFFECTIVE DATE JULY 21, 1999 rt a c7 GENERALPROVISIONS: AUTHORITY THIS PZD MASTER DEVELOPMENT PLAN IS AUTHORIZED BY SECTIONS 161 AND 166 - PLANNED ZONING DISTRICTS OF THE CITY OF FAYETTEVILLE UNIFIED DEVELOPMENT CODE, THE PROVISIONS OF THIS PZD MASTER DEVELOPMENT PLAN SHALL- RUN WITH THE LAND. THE LANDOWNERS, THEIR SUCCESSORS, HEIRS, OR ASSIGNS SHALL BE BOUND BY THIS MASTER DEVELOPMENT, AS AMENDED AND APPROVED BY THE CITY COUNCIL. ADOPTION THE ADOPTION OF THIS PZD MASTER DEVELOPMENT PLAN SHALL: EVIDENCE THE FINDINGS AND DECISION OF THE FAYETTEVILLE CITY COUNCIL THAT THIS PLANNED ZONING DISTRICT FOR CHROMA IS IN GENERAL. CONFORMITY WITH THE FAYETTEVILLE GENERAL PLAN 2020; IS AUTHORIZED BY THE PROVISIONS OF SECTIONS 161 AND 166 OF THE CITY OF FAYETTEVILLE UNIFIED DEVELOPMENT CODE. THE PROVISIONS OF THIS PZD MASTER DEVELOPMENT PLAN SHALL PREVAIL AND GOVERN THE DEVELOPMENT OF CHROMA, PROVIDED, HOWEVER, THAT WHERE THE PROVISIONS OF THIS MASTER DEVELOPMENT PLAN DO NOT ADDRESS A PARTICULAR SUBJECT, THE RELEVANT PROVISIONS OF THE CITY OF FAYETTEVILLE UNIFIED DEVELOPMENT CODE, AS AMENDED, OR ANY OTHER APPLICABLE RESOLUTIONS OR REGULATIONS OF THE CITY OF FAYETTEVILLE, SHALL. BE APPLICABLE, ENFORCEMENT TO FURTHER THE MUTUAL. INTEREST OF THE RESIDENTS, OCCUPANTS, AND OWNERS OF THE PZD MASTER DEVELOPMENT PLAN AND OF THE PUBILC IN THE PRESERVATION OF THE INTE-GRITY OF THE PLAN, THE PROVISIONS OF THIS PLAN RELATING TO THE USE OF LAND, STATEMENT OF COMMITMENTS, - DEVELOPMENT, AND ARCHITECTURAL STANDARDS, AND THE LOCATION OF COMMON OPEN SPACE SHALL RUN IN FAVOR OF THE CITY OF FAYETTEVILLE AND SHALL BE ENFORCEABLE AT LAW ON IN EQUITY BY THE CITY WITHOUT LIMITATION ON ANY POWER OR REGULATION OTHERWISE GRANTED BY LAW. CONFLICT WHERE THERE IS MORE THAN ONE PROVISION WITHIN THE PZD MASTER DEVELOPMENT PLAN THAT COVERS THE SAME SUBJECT MATTER, THE PROVISION WHICH IS MOST RESTRICTIVE OR IMPOSES HIGHER STANDARDS OR REQUIREMENTS SHALL GOVERN UNLESS DETERMINED BET THE ZONING AND DEVELOPMENT ADMINISTRATOR. MAXIMUM LEVEL OF DEVELOPMENT THE TOTAL NUMBER OF DWELLINGS OR THE TOTAL COMMERCIAL, BUSINESS, OR INDUSTRIAL INTENSITY APPROVED FOR DEVELOPMENT WITHIN THE PLANNING AREAS IS THE MAXIMUM DEVELOPMENT REQUESTED FOR PLATTING OR CONSTRUCTION, THE ACTUAL NUMBER OF DWELLINGS OR DEVELOPMENT FOR. COMMERCIAL, BUSINESS, OR INDUSTRIAL MAY BE LESS DUE TO SUBDIVISION OR SITE IMPROVEMENT PLAN REQUIREMENTS OR OTHER REQUIREMENTS OF THE CITY COUNCIL. PROJECT TRACKING mm AT THE TIME OF SUBDIVISION FINAL PLAT OR LARGE SCALE DEVELOPMENT, THE APPLICANT SHALL PROVIDE A SUMMARY OF THE DEVELOPMENT, TO DATE, TO THE PLANNING DIVISION, IN ORDER TO ASSURE MAXIMUM DEVELOPMENT LIMITS ARE NOT L XCEEDED, DROP IN 765-10335-000 765-10334-000 GEORGE & ROSEMARY FAUCETTE RAD HC"i,.mDINGS 3893 N. COL E E AVENUE PO BOX 7393 FAYETTEVILLE,R 727O3 SPRINGI,ALE AR 72766 ® ALLEN THPOMPSON & MARY SHOENER INLET #6 RO, BOX 622 COUNtOIJR INTEL 11"-C" I 765-103.-00 / PEARSON TRUST P 9 NORTH COLLEGE I FAYETTEVILLE, AR 7O1 4 I rSf MANHOLE •#1 1 .^VITM1'MMM. -- b f. mw w. o-.+vm.r -•--w..-m.,n x_.�..�.. x.._.�.._ apt rnw AI t Vvl P 2I ». »... . - - .,.,. ,w.. CURB & GUTTER ROP INLET #7 I UU..r t U0Qzl'v IU L::�-M+ WILSON PROPERTIES 5800 S. SHAEFFER R ROAD FAYETTEVILLE, AR 727O1 20' 4" SC" a on,M1 { } I ry[• � IV�Yr {I Sf+fD �]I�l � VY4 21. a { ,� iwd w, 2vY t rpq ,. Vj s a{i f•.- ry n ..a.r.i..:.✓..v5'! ,lit al uxWw uum Df n,rzrrry f r>*M1h � r:..1a41 Y�S p�8Nt f *aLM1 A D e Yn 1 ..}t , ...x.,.nt 2 x 4 xr, 2.. I1 2 +nncmv�vivy(,� �1 ,fl vli v:,w *li� 1 iaY1 � -M0x rnrn t w 'YY.uw•y �� +fi `R nnM1 1 ��'. 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