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HomeMy WebLinkAboutOrdinance 4956 r r • l III r. . , IIIIIIIIIIIIIIIIIIIIIIIIIIIIIIIIIIIIIIIIIIIIIIIIIIIIIIIIIIIIIIIIIIIIIIIIIIIII Doc ID : 010705150008 TVDe : REL Recorded : 12/29/2006 at 01 : 59 : 20 PM Fee Amt : $29 . 00 Paoe 1 of 8 Mashlnaton CDUntV . AR E I Bette Stamos Cl rcult Clerk 14[ Flle2006-00052308 ORDINANCE NO. 4956 AN ORDINANCE ESTABLISHING A RESIDENTIAL PLANNED ZONING DISTRICT TITLED R-PZD 06-2213, SUNBRIDGE VILLAS, LOCATED NORTHWEST OF SUNBRIDGE DRIVE AND VILLA BLVD., VILLA MOBILE HOME PARK, CONTAINING APPROXIMATELY 20.92 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-24, Residential Multi-Family, 24 units per acre, to R-PZD 06- 2213 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. ,pNlrrnq, ��.•�Fa��.Rrgs,,,% PASSED and APPROVED this 5h day of December, 2006. Y Oc. Gp% a FAYETTEVILLE • APPROVED: ATTEST: .h ewee 9pKANS By: By: DAN COODY, Mayor SONDRA SMITH, City Clerk EXHIBIT "A" R-PZD 06-2213 A PART OF THE NORTHEAST QUARTER (NEI /4) OF THE SOUTHWEST QUARTER (S W 1 /4) AND A PART OF THE NORTHWEST QUARTER (NWl /4) ,OF THE SOUTHWEST QUARTER (SWI /4) OF SECTION 35, TOWNSHIP 17 NORTH, RANGE 30 WEST, WASHINGTON COUNTY, ARKANSAS, BEING MORE PARTICULARLY DESCRIBED AS FOLLOWS: BEGINNING AT A FOUND IRON PINATA BEND POINT IN THE NORTH LINE OF LOT 6 IN SUNBRIDGE CENTER, AS SHOWN ON THE FINAL PLAT THEREOF RECORDED IN PLAT BOOK 13 AT PAGE 60; THENCE N07°02' 19"E 746.76 FEET TO THE SOUTHWEST CORNER OF LOT 12, BLOCK 6 IN VILLA NORTH, AS SHOWN ON THE AMENDED FINAL PLAT THEREOF RECORDED IN PLAT BOOK 7 AT PAGE 105 ; THENCE ALONG THE SOUTH LINE OF SAID VILLA NORTH THE FOLLOWING TWO COURSES : S76°52'48"E 291 .02 FEET TO A FOUND CONCRETE POST; THENCE S86°02'51 "E 1028.04 FEET TO THE SOUTHEAST CORNER OF LOT I , BLOCK I IN SAID VILLA NORTH; THENCE DEPARTING SAID SOUTH LINE S07003'49"W 674.34 FEET; THENCE N87° 12'42"W 861 .97 FEET TO A FOUND IRON PIN; THENCE N87°06'22"W 457.23 FEET TO THE POINT OF BEGINNING, CONTAINING 20.92 ACRES, MORE OR LESS, BEING SUBJECT TO THE RIGHT-OF-WAYS OF VALENCIA AVENUE, ARROYO AVENUE, MIRANDA AVENUE, SIERRA AVENUE, BARCELONA AVENUE, VILLA BOULEVARD, MADRID STREET AND GRANADA STREET, AND ALSO SUBJECT TO ANY EASEMENTS, COVENANTS OR RESTRICTIONS OF RECORD OR FACT. ' - 11 • dd �`a� � �5 � es 'uKri !.. v .... my I. �`. '!il' p).' J IY ✓: °� °3 111 82r It 6 �v-• T- � ;� e"xa r � ga u It. IJA +tea . gg 'i rIt It - rr. I 9&i4 WI Legend Fayefteville s k f t e ® . .- . . CRY 0 175 350 rr r 1,400 EXHIBIT "C" R-PZD 06-2213 Page 1 of 5 Conditions of Approval 1 . City Council determination of street improvements. Staffrecommends an asphalt overlay on all streets within the project. The overlay shall create, at minimum, a 25 ' wide street width back of curb to back of curb. Engineering staff shall determine at the time of construction the amount of improvement necessary (milling, depth of overlay, etc). Street lights shall be installed every 300 ' along the private streets and at all intersections. In addition, existing sidewalks shown on the plat shall be repaired or reconstructed to meet City standards and shall be maintained by this development. City Council determined in favor of staff recommendation. 2. City Council determination of a waiver of Chapter 166.06 to allow for more than 80 dwelling units on a private loop street. Staff finds in favor of this request, given that surrounding properties are fully developed and the existing neighborhood and street grid layout is being maintained for private two points of ingress and egress. City Council determined in favor of waiver. 3 . City Council determination of a variance to allow residential solid waste cart/recycling to all residential units within the development. City Code currently requires the multi- family structures within this development to utilize dumpster service. All other single family units will utilize residential cart service. The applicant requests to utilize residential cart service for all residential units. City Council determined in favor of variance to allow residential cart service. 4. All streets and sidewalks shall be recorded within an access easement. Private streets and sidewalks shall be the responsibility of the property owner or property owner's association to maintain according to city standards. Covenants shall provide that in the event the private streets and sidewalks are not maintained as required, 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 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. Said covenants regarding maintenance of private streets shall not be amended and shall not terminate without approval of the City Council (§ 166.06 (K. l O.b.vii). Appropriate language shall be included on the final plat and approved by the Transportation and Engineering Divisions for such easement. EXHIBIT "C" R-PZD 06-2213 , Page 2 of 5 5 . Curb cuts shall be limited to a maximum width of 16' measured at the back of the sidewalk or right-of-way where applicable, or at the back of the access easement where sidewalk is not present. Typical on-street parking shall be permitted on private streets, as long as no driveways are blocked. 6. Driveways shall meet the City's standard driveway requirements with 10' between drives, and a minimum of 5 ' between the drive and the side property line. Staff recommends utilizing shared driveways where possible. If lots share a driveway, a maximum 24-foot driveway shall be permitted. 7. Plat and booklet revisions to be completed: a. Sheet 3 . 1 . Side and rear elevations for the duplex and single family residences shall be submitted for review. b. Sheet 5 .0. Change the title to "Preliminary Plat". c. Street lights shall be installed every 300' along all streets (public and private) where not currently existing and at all intersections. Include the location of new street lights on the plat. d. Clearly indicate on the plat where the building setbacks are measured from, with dimensions. In addition, add notes to the setback chart for all of the zoning criteria clearly explaining where the building setbacks will be measured from. For the purpose of this development, the front building setbacks shall be measured from the edge of the access easement where right-of-way is not present. e. Specify the maximum amount of square feet (intensity) for the existing/proposed clubhouse in the zoning criteria for PA-4. f If the balconies/decks are not proposed to be installed on the rear of the four-plexes as shown in the submitted photos, the architectural design standards in the zoning criteria should add a statement indicating as such. 8. No portion of any structure (i.e., porches, overhangs, etc.) shall encroach into building setbacks or utility easements. 9. Project Phasing: This development shall be built in one phase, with all permits for construction required to be issued within one year of City Council approval. A final plat shall be required in order to record the proposed lots and issue building permits. 10. Buildings shall be constructed to be consistent with the photos and concepts depicted in the booklet as specified and as presented to the City Council. Building permits will be based upon the submitted photos and elevations. EXHIBIT "C" R-PZD 06-2213 Page 3 of 5 11 . Park fees credit has been given in the amount of$ 135,360 for 141 existing mobile home lots. Parks fees for 133 single family and 36 multi-family homes totaling a net of $16,800 after credit is given shall be paid prior to`recordation of the final plat. 12. Signs shall be permitted in accordance with Chapter 174 of the Fayetteville Unified Development Code, and shall be subject to signage requirements for residential single-family development. 13 . The Master Development Plan, Statement of Commitments and Architectural Standards submitted by the applicant shall be considered binding and tied to the zoning of the property. Conditions of approval as noted herein and other requirements placed upon the project with review of the Master Development Plan — Planned Zoning District by the City Council shall also be binding. Tree Preservation Conditions: 14. Tree protection fencing will be extensive for this project. Please coordinate the installation with the Urban Forester. 15 . By ordinance, tree canopy found within the building footprint must be counted as removed. There are several large canopied trees on this site that will not actually have to be removed entirely but possible just pruned for height allowance. Staff recommends working with the Urban Forester throughout the entire project to fence and preserve some of the larger trees that could remain. 16. Mitigation will be required on this site in the amount of 294 (2) inch caliper large species tree. The applicant has requested and been approved for on-site mitigation. A variety of quality tree species have been proposed to be planted back on the site which will ultimately better the city's urban forest as a whole. 17. A 3-year maintenance and monitoring bond, letter of credit, or check in the amount of $73,500 shall be deposited with the City before the last certificate of occupancy. Standard Conditions: 18. Plat Review and Subdivision comments (to include written staff comments provided to the applicant or his representative, and all comments from utility representatives - AR Western Gas, SWBT, Ozarks, SWEPCO, Cox Communications). EXHIBIT "C" R-PZD 06-2213 Page 4 of 5 19. Trash enclosures shall be screened on three sides with materials compatible with the surrounding structures, with access not visible from the street. Architectural elevations for these structures shall be submitted for review prior to issuance of a building permit. 20. All overhead electric lines 12kv and under shall be relocated underground. All proposed utilities shall be located underground. 21 . Staff approval of final detailed plans, specifications and calculations (where applicable) for grading, drainage, water, sewer, fire protection, streets (public and private), sidewalks, parking lot(s) and tree preservation. The information submitted for the plat review process was reviewed for general concept only. All public improvements are subject to additional review and approval. All improvements shall comply with City' s current requirements. 22. All exterior lighting is required to comply with the City's lighting ordinance. A lighting plan and cut-sheets of the proposed exterior light fixtures, where applicable, shall be required to be approved by Planning Staff prior to building permit. 23 . City Council determination of a variance of Unified Development Code Ch. 158.01 , Guarantees in Lieu oflnstalledlmprovements. Staffrecommends approval ofthe variance allowing the Sunbridge Villas R-PZD plat without the installation of all required improvements as noted herein at this time. The applicant shall be responsible for depositing with the city a guarantee in lieu of installed improvements in an amount equal to 150% of the estimated cost of the uncompleted improvements, as determined by the City Engineer. Said guarantees shall be provided prior to filing of the f nal plat for recordation. Sidewalks shall be installed or guaranteed and installed as each home is constructed. City Council determined in favor of variance and approval of the Concurrent Plat. 24. A plat meeting all technical requirements of the Unified Development Code for a Final Plat shall be submitted and reviewed at a Technical Plat Review meeting of the City of Fayetteville. After all utility representatives and staff have commented, revisions shall be submitted to staff for a final review before signatures are applied. All rights-of-way, utility easements, utilities, building setbacks and other zoning criteria shall be placed on the plat for review. 25. Construction plans for all public improvements shall be submitted and approved by the City Engineering Division prior to recordation of the final plat and issuance of any building permits. 26. Streetlights shall be installed or proof of payment for installation provided prior to recordation of the plat. EXHIBIT "C" R-PZD 06-2213 Page 5 of 5 . 27. Drainage improvements are required ' within the development to meet the current requirements of the City of Fayetteville Drainage Criteria Manual. The proposed storm sewer improvements must safely convey the 100-year storm flow through the site. Minimum finish floor elevations shall be established for each lot adjacent to open channels or swales, and provided at the time of final plat. All drainage improvements shall be completed prior to the issuance of any Certificate of Occupancy. 28. The following water and wastewater system improvements are required for this project, and must be guaranteed in an amount equal to 150% of the estimated cost as approved by the City Engineer, if not completed, prior to final plat recordation. All improvements as follows shall be completed prior to the issuance of any Certificate of Occupancy. a. Public sanitary sewer facilities must be extended to each lot to avoid the crossing of lot lines. The sanitary sewer must be constructed and accepted prior to the issuance of building permits for any lot that does not currently have public sewer service in accordance with City of Fayetteville codes. b. All sanitary sewer services shall be replaced and the existing service lines and taps properly abandoned. The City will install all new sewer taps after the proper service tap fee has been paid in full by the developer. The developer shall be responsible for the installation of 100% of the sewer service lines. c. An eight inch (8") public water line shall be installed to create a loop from the six inch (6") water line located along Granada Street to the existing eight inch (8") waterline located west of the development. d. All existing water meters and service lines shall be inspected and replaced if they do not meet current code. All water meters shall be located such that the service lines do not cross lot lines. All costs associated with this requirement shall be at the developer' s expense. Washington County, AR I certify this instrument was filed on 12/29/2006 01 :59:20 PM and recorded in Real Estate File Number 2006-0005230 Bette Stamps - Circuit I11 ' I e � 7 by Arkansas Democrat (5azee##e 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 4956 Was inserted in the Regular Editions: December 15, 2006 Publication Charge: $390 . 35 Subscribed and sworn to before me RECEIVEDThisI 6day of l a ) 2006 . DEC 1 8 2006 DITY OF FAYETTEVILLE Notary Public CITY CLEHK'S OFFICE Ld�'04� Sharlene D. Williams My Commission Expires: Notary Public State of Arkansas My Commission Expires October 18, 2014 ORDINANCE NO. 4938 AN ORDINANCE ESTABLISHING A RESIDENTIAL 2213SUN $ PLANNED ZONING DISTRICT TITLED R,PZD' O6- WEST OF SBRIDGE VI -' • , VILLAS iLOCATED NORTH- UNBRIDGE DANE AND VILLA BLVD., !1 E • PPU P t VILLA ' MOBILE HOME PARK', . CONTAINING . I APPROXIMATELY 2092 ACRES; AMENDING .THE ARKANSAS OFFICIAL ZONING MAP OF THE CITY OF FAYET- . L_ .E; AND ADOPTING THE ASSOCIATED MASTER DEVELOPMENT PLAN. ' BE AfNED ARKANSAS; - DV THE CITY COUNCIL OF ,TME CITY . OF FAYETTEVII117 Section 1: That the Zane clasaHicati ) I ~•` 1 lows: n o} the folbwin n 1 g described property is hereby changed as fW- Fran RMF-24, R • " • : , and do iwetl In Residential MWti-Family. 24 units per acre, to R-PZD 06-2213 as shown in Exhibit `A' P Exhibit -8- attached hereto and made a part hereof. Sectkn 2: That fie change N zonin Plan' development Standsrd statement off wt� is based upon the approvetl master d led, determined epprophlete ntl a mmunsim and the conditions of a evebpmnt hereto and made a part hereof approved by the City Council imficated in Exhibit C aneched j es submit Section 3: That this wstnancs shall take effect and be in fun force at such time as all mento o/ the master tlevelopment plan have been met. I Section q: That the official zoning m w the regt(tre- refiscl the Zoning chaneProvidedg tip i the Ci Of Fayetteville, Arkansas, is hereby amended to B In Section 1 above. Y PASSED and APPROVED this 5th day of December, 2006; 10 t° ' APPROVED: By: ATTEST: DAN COODY,w By: • ._� . m _ SNITM, C ft pyCly Cy* - _ EXHIBIT 'A' - R-PZD 062213 PARI OF THE NORTHWEST T OUOARTER (RNW7%) OF TH(NEI14j OF TE SOUOTHWESEQUAERA PART OF THE NORTHEAST (SW )4pFAN SDA TION 35, TOWNSHIP 17 NORTH, RANGE 30 WEST, WASHINGTpN COUNTY, ARKANSAS, BEIEC- NG MORE PARTICULARLY DESCRIBED AS FOLLOW$; BEGINNING AT A FOUND IRON.PIN AT A BEND POINT IN THE NORTH LINE OF LOT 61N SUN- BRIDGE CEMEq, qS I PAGE fi0: THENCE N07°02'1y E�4$:76 FEET TO THE SORUTHWEST OOODRENDER PLT BOOK 13 AT 6IN YILLA NORTH, qS SHOWN ON THE AMENOEO FINAL PLAT THEREOF RECORD12 ED IN FLAT BOOK 7 AT PgGE 105; THENCE ALONG THE SOl1TH LINE OF SAID VILLA NORTH THE FOLLOWCONCRE - LNG TWO COURSES S76°52'48'E 291.02 FEET TO A FOUND VILLAN R PORT; THENCE S86°0251'E 1028.Oq FEET.TO THE SOUTHEAST CORNEfl OF LOT 1, BLOCK 1 IN SAID VILLA NORTH; THENCE DEPARTING SAID SOVTH EINE S07°03.49'W 674.34 FE ET; CK1I N8IDVILLA 861.97 FEET TO A FOUND IggN PIN; THENCE N87°Ofi'22W 457.23 FEET E THE POINT OF BWSOFEGINNING, CONTAINING 20.92 ACRES, MORE OR LES$, BEING SUBJECT TO THE RIGHT-0F- BARC LO VALENCE, AVENUE. ARROYO AVENUE; . MIRANDA AVENUE; SEA Fit ENUE, BARCELONA AVENUE, VILLA BOULEVAgD, MADRIDS TREET AND GRANADA STREET, AND ALSO SUBJECT TO ANY EASEMENTS, COVENANTS OR RESTRICTIONS OF RECORD OR FACT. EMfbit 'B' is a map end may be viewed In the city cterka office du nng normal business hours. , Condition$ of Approval i 1. CIN Council determination of street MganWoments. Staff reco�mmsntls an asphalt Overlay on all to beck of curb. Enngin streets wlihthe ginee ':Tha overtly shell create, at rtunimum, a 25' wide street Width back of curb cuthe staff shall determine at the time w cwtstruction the amcum of improve- ment necessary (milling, deem 01 oveday, etc.). .Street lights shorn be Installed every 300• along Ne Private sheets and at all Interseaions. In addition, existing sidewalks sMwlt an Ore plat shall be repaired c l determined i to favor of standards and shall be maintained by this deyabprnent. City Council determined iti favor al staff rec Irnmendatbn. 2. City wale I l tl ruraln sten of a waiver of Chapter 16606 to allow for more Man 60 dwelling units °^ a private bop street: Slab finds in favor of this request given that surreunding Properties ate fully dPoints Of eveloped and the existing neighbomood and street find layout Is batng rnaintairtetl for Private Mro Bess and egress. City Council determined in favor of waiver. [ 3. City Council detwithin the nation w e variance to allow resitlential sblitl waste c2rt/recyclbg to all rest- �i. dntlal units within the Oevebpmem. Ciry Cede currently requires the mufti-family structures within this O Frio ca Wliiie este star service. All other alrtgle fatuity units will utilize residential can F service. Thp applicant requests to Wilize resldential cart service for all residential units. 1 f. Ciry Camcll delerminetl in levan of variance to alkm• restdential cart service. 4. All streak ertth sidewalks shall be recometl within an access easement. Private streets and side- according shell be the ander responsibility of the property owner or property owner's association to maintain walla are to city maintained as. Covenants shall provitla that in the event the private streets and side- walks ere not e n d to c a require' the CI ShelI have the FighI (but shall not be required) to main Win sorb streets and to charge the T -, basis according to assessed vakiatioonn for valor tem ex p�nposes ntl shall have aem within the Dlion a Pro en on the real Property within the PZD for such cost. The covenants shall'grant the City the right to use all private I sheets for PunPonss of provitling If an police protection, ;sanitation service and any other of me municipal functions. Said covenants regarding maintenance of private streets shall no be amended and shall not terminate without approval of the City Council W66.06 (K.1O.b.vii). Appropriate Ian gla ge shall be included on the final plat and approved by the Transportation and Engineering ` DivlSlons for such casement 5, Curb cuss shen be limited to a maximum width of 16'measured at the back of the sidewalk or right- • o4wey where applicable, w at the back of the access easement where sidewalk is not Typical onatreet Parking shell be Permitted on private streets, as long as no drivewaysPresent. .. 6. Driveways shall-meet the Cilys Stndard drivewayregeiremenls With 10' between drives, and a ' minimum of 5' between the drive and the side property line. Staff re ere blocketl, utilizing an red tlriveweYS where possible, It tots share a driveway,emmaximum 24- shell be d b cited. foot driveway I 1 7. Piet and booklet rovislons to be completed 1 e. Sheet 3.1. Side and rear elevations for me duplex and single family residences shall be submit. IF <, ted for revlew, b. Sheet 5.0. Change the title to Preliminary Plat-. c. Street and 81 all robe Installed every 3W' along alt streets(public antl privera)'where noi'cVrreOtly existing ntl at all inters ons. Inclutle me location of new street lights on me plat. -A.I _ d. Ge y r to a -- I is —builifing setbacks ere measured from, with dimensions. In ad ition, add notes to the Setback chart for all of the zoning criteria clearly explaining where the i building setbacks win be measured from. For tae purpose of this development, the front building f setbacks shall be measured from the edge of the access easement where right-of-way is not pres- ¢. f e. Specify the maximum amount 0 square feel (intensity) for the existing/proposed clubhouse in the i zoning crieda for PA4. - ' 1 v- -16 1. If the balconles(dacks are hot proposed to be installed on hie rear of the four-plexes as shown in I the submitted photos, the architectural design standards In the zoning criteria should add a slate- mem Indicating as such. -' 8. NO portion of any structure (i.e., porches, overhangs, etc.) shall encroach Into building setbacks of utility easements. "rJ ," AW " ��:1.11 . .Al v:J ' . . . '1) Ix 4'- fit'1 9 Project Phasing This development Shan be built In one phase, with. all permits for construction j required to be issued within one year Of City Council approval A final plat shell be required in order to record Me proposed lots and issue building permits I s an €y ' 10 Buildings shall be'consfiucfed to be consistent vnth the photod cbncepis tleplctetl In the r* booklet as specified and as presented to the City Council Building Mendes will be based upon the u submitted photos and elevations. - 11..Park fees credit has been givAen in the amount of $135,360 felt 141 existing mobile honle lots. Perks fees for 133 single family and 36 multi-farrvty homes totaling a net of $16,800 after credit is given shall be paid prior to recordation of the final plat. LL- k�.w r. . : .-.:r . , A _,l 12. Signs shall be permitted in accordance with Chapter 174 of the Fayetteville Unified Development Code. and Shan be subject to signage requirements for residential single-family development: ' 13. The Master Development Plan, Statement of Cortenilmenis and Architectural Standards'subm0- led by the applicant shall be considered binding and tied to the zoning of the property Conditions of approval as noted herein and othenrequlreme its placed upon the project with reviewof the c Master Development Plan - Planned Zoning District by tee City Council shall also be binding. Tree Preservation Conditions:; D:u.. , .. r1( <,i . .., t?U f. f. 14. Tree protection fencing will be extensive for this project. Please coordinate the installation with the Urban Forester. . .LiU .. 0, 1 .A. r 15. By ordinance,.tree canopy,found within the building footprint must,be counted as'removed. There are several large canopied trees on this site that will not actually neve to be removed emireiy but possible just pruned for height allowance. Staff recommends working with the Urban Forester throughout the entire project tojfence and preserve sortie of the larger trees that could remain. " 16. Mitigation will be required on this site in the amxoluM Of-294 (2) Inch caliper large species tree. The appiicaM has requested and.been approved for onste mitigation. A variety of quality tree spei.have been proposed to be'planted back on 449 site which will ultimately better title city's urban forest as a whole. r 17. A 3-year maintenance and monitoring Ito'I letter of credit,Mr chnk in the amount of $73,500 Shan be deposited with the City before the tast.certificate of occupancy, t Standard Conditions: ^ -�-^• 'Nuke 18.Rat Review and.Subdivision oanmerts (to include written staff comments provided to the appli- cant or his representative, and all comments hon utility representatives - AR Western Gas, SWBT, Ozarks, SWEPCO, Cox Communications): rl! , 4;yt 1_.Ili='l lr' ?', 5' `r 19. Trash enclosures shell be screened On three sides with materials compatible with the surround- Ing structures, with access not visible from the sheat Architectural elevations for these structures spell be submitted fo review prior to issuance of a bwtding permit. 20. All Overhead electric lines 12kv and under ihall be relocated underground All proposed7wilinies shall be located underground. h" r,4 .r o , ,tr.: x .. ) r.l, 21. Stan approval of final detailed plans, Specifications and Calculations (where applicable) for grad- , ing, drainage, water, Server, fire-protection, streets (Public and private), sidewalks, perking lolls) and bee preservation. The informal& submitted for the plat review process was reviewed for general concept Only. All public.Irllpro4ements are subject to additional,review and approval. All Improve mems shall comply with City's current requirements. _ ! 22. All exterior lighting Is required to comply with the Cliy's-Iiglittng odinsnce'A'lignting plan and i cut-sheets of the proposed.exlerior light fixtures, where applicable, shall be required to be approved by Planning Stag prior to building permit. - •Ar "'h' • v 23. City Council determination of a valiance of Unified Development Cole Ch..158 Ot, Guarantees In Lim of Installed Improvements. Staff recommends approval` of the 'vadame allowing the Sunbridge villas R-PZD plat without the installation of all required improvements as noted herein at / this time. The applicant shall be responsible for depositing with the city a guarantee In lieu of installed improvements in an amount equal to 150% of the estimated cosi of the uncompleted Improvements, as determined by the City Engineer. Said guarantees Shan be provided prim to filing' of the final plat for recordation. Sidewalks shall be installed o guaranteed and installed as each home IS croslructed. City Council determined in lava of variance and approval of the Concurrent Plat, - - 1 It .`� I - 1 - 24. -24. A plat meeting all tectinical requirements of the Unified Development Code fo a Final Rat shall be submitted and reviewed m a Technical Plat Review meeting of the City of Fayetteville. After an ufil- fly representatives and staff have commentetl, revisions shall to submitted to staff for a final review before signatures are applied All rights-of-way. utility easements, utllilles, outfitting setbacks and other zoning criteria shell be placed on the plat for review. •*- - 25. Construction plans for all public improvements shall be submitted and approved by the City Engineering Division prior to recordation of the final plat and Issuance 0 any building permits. 4.. 26. Streetlights shall be installed or proof of payment for installation Provided prior to recordation of the plat. . t1 27. Drainage Improvements are required within the development to meet the current requirements of the City oh Fayetteville Drainage Criteria Manual. The proposed stomp sewer Improvements must safely convey the 100-year stomn flow through the site. Minimum finish floor elevations shall be - established for each of adjacent to open channels or sweies, and provided at the time of final plat. All drainage improvements shall be completed prior to the issuance of any Certificate of Occupancy. 28. The following water and wastewater system improvements are required for this project, and must be guaranteed in an amount equal to 150% of the estimated cost as approved by Me City Engineer, it met completed, prior to final plat recordation. AN imperverments as follows shall be completed prior. to the issuance of any Ceriffeate of Occupancy. a. Public seminary sawn facilities must be extended to each lot to awid the crossing of lot lines. The sanhary sewer must be constructed and accepted prior to the issuance of building permits for any lot that does net currently haw public sewer Service in accordance with City of Fayetteville codes. b. All Sanitary Sewer cervices shell be replaced and the existing service Innes and taps property abandoned. The City will Install all new sewer taps after the proper service lap fee has been paid in NII by the developer. The developer shall be responsible for the installation of 100% of the sewer service lines. - - c. An eight Inch (80) public water line shall be installed to create a kap frau the six inch (6') water Ione located along Granada Street to the existing eight inch(8') waterline located west of ire devel- opment. d, All existing water meters and service lines Mall inspected and replaced it they do not meet current code. Alt water meters shall be located such that the service Innes do not cross lot Innes. All costs associated with this requirement shall be at rhe developer's expense. � Oeb HometowAdvelopment 1747 N. College Avenue 1 Fayetteville, AR 72703 cern br�d�Z ✓ 11as ,. October 12, 2006 Mrs. Sondra Smith City Clerk City of Fayetteville 113 West Mountain Fayetteville, Ark 72701 Dear Mrs. Smith On Monday October 9, 2006, the Fayetteville Planning Commission considered R-PZD 06-2213 Planned Zoning District (SUNBRIDGE VILLAS, 290). After considerable discussion, the commission by a vote of 4-4 failed to pass the ordinance. It is our intent to appeal this decision to the Fayetteville City Council and we are respectfully requesting that we be placed on an upcoming agenda so that our appeal may be heard. It is my understanding that the next date for such an appeal is November 7`n 2006. We understand that we will have to generate some additional material for the appeal and we will keep you in the information "loop" as we proceed. Thank you for your assistance in this matter. If you have any questions or concerns please feel free to call me on my cell phone 422- 1857 or Hugh Earnest who you perhaps already see more than you wish. Hishumber is 841 -8549. Sincerely, Mike McDonald Hometown Development RECEIVED OCT 12 2006 CITY OF FFAAYYErTENILLE ,,Ce7Kf CLER S FF'iIa�/a7 • City Council Mting of November 7, 2006 Agenda Item Number CITY COUNCIL AGENDA MEMO To: Mayor and City Council Thru: Gary Dumas, Director of Operations ``oo From: Jeremy C. Pate, Director of Current Planning Date: October 11, 2006 Subject: Residential Planned Zoning District for Sunbridge Villas (R-PZD 06-2213) The Planning Commission did not vote to forward the subject request to City Council. A motion to forward failed by a vote of 4-4-0. Planning Staff recommends in favor of the request for an ordinance to create an R-PZD for Subbridge Villas. This action would establish a unique zoning district for a residential development on a 20.92 - acre tract located at the Villa Mobile Home Park, northwest of Sunbridge Drive and Villa Boulevard. BACKGROUND The subject property consists of an existing trailer park on approximately 20.92 acres located northwest of Sunbridge Drive and Villa Boulevard. The site is zoned RMF-24 and developed with 141 mobile home lots available for use, with a total density of 6.7 units per acre. The applicant requests rezoning and preliminary plat approval for a residential development.in an R-PZD zoning district. The project proposes to relocate or remove the existing mobile homes and utilize the existing streets and infrastructure to develop 169 dwellings units and a community greenspace area. This property is planned to be subdivided into 142 lots and the common parcels would be under a common ownership maintained by a property owner's association, along with the private streets and sidewalks. Zoning criteria identifying permitted and conditional uses, building setbacks, bulk and area requirements and architectural guidelines are included within the project booklet provided by the applicant. DISCUSSION On October 9, 2006, the Planning Commission voted 4-4-0 to forward this request to the City Council with commissioners Ostner, Harris, Clark, and Anthes voting 'No'. The motion failed and the applicant has appealed this request to City Council. The main issues of Planning Commission concern centered on the architectural renderings not providing enough detail, and a lack of variety of the building elevations proposed for the residential structures. BUDGET IMPACT None. ORDINANCE NO. AN ORDINANCE ESTABLISHING A RESIDENTIAL PLANNED ZONING DISTRICT TITLED R-PZD 06-2213, SUNBRIDGE VILLAS, LOCATED NORTHWEST OF SUNBRIDGE DRIVE AND VILLA BLVD., VILLA MOBILE HOME PARK, CONTAINING APPROXIMATELY 20.92 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-24, Residential Multi -Family, 24 units per acre, to R-PZD 06-2213 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: DAN COODY, Mayor By: SONDRA SMITH, City Clerk EXHIBIT "A" R-PZD 06-2213 A PART OF THE NORTHEAST QUARTER (NE1/4) OF THE SOUTHWEST QUARTER (SW1/4) AND A PART OF THE NORTHWEST QUARTER (NW1/4)-OF THE SOUTHWEST QUARTER (SW1/4) OF SECTION 35, TOWNSHIP 17 NORTH, RANGE 30 WEST, WASHINGTON COUNTY, ARKANSAS, BEING MORE PARTICULARLY DESCRIBED AS FOLLOWS: • BEGINNING AT A FOUND IRON PIN AT A BEND POINT IN THE NORTH LINE OF LOT 6 IN SUNBRIDGE CENTER, AS SHOWN ON THE FINAL PLAT THEREOF RECORDED IN PLAT BOOK 13 AT PAGE 60; THENCE N07°02'19"E 746.76 FEET TO THE SOUTHWEST CORNER OF LOT 12, BLOCK 6 IN VILLA NORTH, AS SHOWN ON THE AMENDED FINAL PLAT THEREOF RECORDED IN PLAT BOOK 7 AT PAGE 105; THENCE ALONG THE SOUTH LINE OF SAID VILLA NORTH THE FOLLOWING TWO COURSES: S76°52'48"E 291.02 FEET TO A FOUND CONCRETE •POST; THENCE S86°02'51"E 1028.04 FEET TO THE SOUTHEAST CORNER OF LOT 1, BLOCK 1 IN SAID VILLA NORTH; THENCE DEPARTING SAID SOUTH LINE S07°03'49"W 674.34 FEET; THENCE N87°12'42"W 861.97 FEET TO A FOUND IRON PIN; THENCE N87°06'22"W 457.23 FEET TO THE POINT OF BEGINNING, CONTAINING 20.92 ACRES, MORE OR LESS, BEING SUBJECT TO THE RIGHT-OF-WAYS OF VALENCIA AVENUE, ARROYO AVENUE, MIRANDA AVENUE, SIERRA AVENUE, BARCELONA AVENUE, VILLA BOULEVARD, MADRID STREET AND GRANADA STREET, AND ALSO ..SUBJECT TO ANY. EASEMENTS, COVENANTS OR RESTRICTIONS OF RECORD OR FACT.,.. EXHIBIT "C" R-PZD 06-2213 Page 1 of 5 Conditions of Approval Planning Commission determination of street improvements. Staff recommends an asphalt overlay on all streets within the project. The overlay shall create, at minimum, a 25' wide street width back of curb to back of curb. Engineering staff shall determine at the time of construction, the amount of improvement necessary (milling, depth of overlay, etc.). Street lights shall be installed every 300' along the private streets and at all intersections. In addition, existing sidewalks shown on the plat shall be repaired orreconstructed to meet City standard and shall be maintained by this development. Planning Commission determination of a waiver of Chapter 166.06 to allow for more than 80 dwelling units on a private loop street. Staff finds in favor of this request, given that surrounding properties are fully developed and the existing neighborhood and street grid layout is being maintained for private two points of ingress and egress. 3. All streets and sidewalks shall be in an access easement. Private streets, sidewalks and detention ponds shall be the responsibility of the property owner or property owner's association to maintain according to city standards. Covenants shall provide that in the event the private streets and sidewalks are not maintained as required, 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 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. Said covenants regarding maintenance of private streets shall not be amended and shall not terminate without approval of the City Council (§166.06 (K. 10.b.vii). Appropriate language shall be included on the final plat and approved by the Transportation and Engineering Divisions for such easement. 4. Curb cuts shall be limited to a maximum width of 16' measured at the back of the sidewalk or right-of-way where applicable, or at the back of the access easement where sidewalk is not present. Typical on -street parking shall be permitted on private streets, as long as no driveways are blocked. 5. Driveways shall meet the City's standard driveway requirements with 10' between drives, and a minimum of 5' between the drive and the side property line. Staff recommends EXHIBIT "C" R-PZD 06-2213 Page 2 of 5 utilizing shared driveways where possible. If lots share a driveway, a maximum 24 -foot driveway shall be permitted. 6. Drainage improvements are required within the development to meet the current requirements of the City of Fayetteville Drainage Criteria Manual. The proposed storm sewer improvements will need to safely convey the 100 -year storm flow through the site. Minimum finish floor elevations will need to be established for each lot adjacent to open channel or swales, and provided at the time of final plat. 7. Plat and booklet revisions to be completed: a. Sheet 3.1. Side and rear elevations for the duplex and single family residences shall be submitted for review. b. Sheet 5.0. Change the title to "Preliminary Plat". c. Street lights shall be installed every 300' along the private streets and at all intersections. Include the location of new street lights on the plat. d. Clearly indicate on the plat where the building setbacks are measured from, with dimensions. In addition, add notes to the setback chart for all of the zoning criteria clearly explaining where the building setbacks will be measured from. For the purpose of this development, the front building setbacks shall be measured from the edge of the access easement. e. Specify the maximum amount of square feet (intensity) for the existing/proposed clubhouse in the zoning criteria for PA -4. f. If the balconies/decks are not proposed to be installed on the rear of the four-plexes as shown in the submitted photos, the architectural design standards in the zoning criteria should add a statement indicating as such. 8. No portion of any structure (i.e., porches, overhangs, etc.) shall encroach into building setbacks or utility easements. 9. Project Phasing: This development shall be built in one phase, with all permits for construction required to be issued within one year of City Council approval. A final plat shall be required in order to record the proposed lots and issue building permits. 10. Buildings shall be constructed to be consistent with the photos and concepts depicted in the EXHIBIT "C" R-PZD 06-2213 Page 3 of 5 booklet as specified. Building permits will be based upon the submitted photos and elevations. 11. Park fees credit has been given in the amount of $135,360 for 141 existing mobile home lots. Parks fees for 133 single family and 36 multi -family homes totaling a net of $16,800 after credit is given shall be paid prior to recordation of the final plat. 12. Signs shall be permitted in accordance with Chapter 174 of the Fayetteville Unified Development Code, and shall be subject to signage requirements for residential single-family development. 13. The Master Development Plan, Statement of Commitments and Architectural Standards submitted by the applicant shall be considered binding and tied to the zoning of the property. Conditions of approval as noted herein and other requirements placed upon the project with review of the Master Development Plan — Planned Zoning District by the City Council shall also be binding. Tree Preservation Conditions: 14. Tree protection fencing will be extensive for this project. Please coordinate the installation with the Urban Forester. 15. By ordinance, tree canopy found within the building footprint must be counted as removed. There are several large canopied trees on this site that will not actually have to be removed entirely but possible just pruned for height allowance. Staff recommends working with the Urban Forester throughout the entire project to fence and preserve some of the larger trees that could remain. 16. Mitigation will be required on this site in the amount of 294 (2) inch caliper large species tree. The applicant has requested and been approved for on -site mitigation. A variety of quality tree species have been proposed to be planted back on the site which will ultimately better the city's urban forest as a whole. 17. A 3 -year maintenance and monitoring bond, letter of credit, or check in the amount of $73,500 shall be deposited with the City before the last certificate of occupancy. EXHIBIT "C" R-PZD 06-2213 Page 4 of 5 Standard Conditions: 18. Plat Review and Subdivision comments (to include written staff comments provided to the applicant or his representative, and all comments from utility representatives - AR Western Gas, SWBT, Ozarks, SWEPCO, Cox Communications). 19. Trash enclosures shall be screened on three sides with materials compatible with the surrounding structures, with access not visible from the street. Architectural elevations for these structures shall be submitted for review prior to issuance of a building permit. 20. Staff approval of final detailed plans, specifications and calculations (where applicable) for grading, drainage, water, sewer, fire protection, streets (public and private), sidewalks, parking lot(s) and tree preservation. The information submitted for the plat review process was reviewed for general concept only. All public improvements are subject to additional review and approval. All improvements shall comply with City's current requirements. 21. All overhead electric lines 12kv and under shall be relocated underground. All proposed utilities shall be located underground. 22. All exterior lighting is required to comply with the City's lighting ordinance. A lighting plan and cut -sheets of the proposed exterior light fixtures shall be required to be approved by Planning Staff prior to building permit. 23. Prior to the issuance of a building permit the following is required: a. Grading and drainage permits b. An on -site inspection by the Landscape Administrator of all tree protection measures prior to any land disturbance. b. Separate easement plat for this project that shall include the tree preservation area. c. Project Disk with all final revisions d. Completion of all required improvements or the placement of a surety with the City (letter of credit, bond, escrow) as required by Section 158.01 "Guarantees in Lieu of Installed Improvements" to guarantee all incomplete 0 EXHIBIT "C" R-PZD 06-2213 Page 5 of 5 improvements. Further, all improvements necessary to serve the site and protect public safety must be completed, not just guaranteed, prior to the issuance of a Certificate of Occupancy. 24. The only non-residential structure on the site is the proposed clubhouse. This structure shall comply with commercial design standards and shall be appropriately designed to provide compatibility with the proposed residential structures, in terms of materials, etc. The building elevations for the clubhouse are not being approved as part of this PZD. 25. A private street stub -out shall be provided to the west in the vicinity of Lot 55. The Planning Commission recommended these two amendments (No. 24 and 25), but the overall motion for approval of the PZD failed. If/he City Council recommends then they will be indicated; if not, they will be removed. Hometown Development 1747 N. College Avenue Fayetteville, AR 72703 October 12, 2006 Mrs. Sondra Smith City Clerk City of Fayetteville 113 West Mountain Fayetteville, Ark 72701 Dear Mrs. Smith On Monday October 9, 2006, the Fayetteville Planning Commission considered R-PZD 06-2213 Planned Zoning District (SUNBRIDGE VILLAS, 290). After considerable discussion, the commission by a vote of 4-4 failed to pass the ordinance. It is our intent to appeal this decision to the Fayetteville City Council and we are respectfully requesting that we be placed on an upcoming agenda so that our appeal may be heard. It is my understanding that the next date for such an appeal is November 7th, 2006. We understand that we will have to generate some additional material for the appeal and we will keep you in the information "loop" as we proceed. Thank you for your assistance in this matter. If you have any questions or concerns please feel free to call me on my cell phone 422-1857 or Hugh Earnest who you perhaps already see more than you wish. His number is 841-8549. Sincerely,. Mike McDonald Hometown Development RECEIVED OCT 12 2006 CITY OF FAYETTEVILLE CITY CLERICS OFFICE }yjT Eteyril .e J ARKANSAS THE CITY OF FAYETTEVILLE, ARKANSAS PLANNING DIVISION CORRESPONDENCE TO: Planning Commission FROM: Andrew Gamer, Senior Planner Matt Casey, Assistant City Engineer THRU: Jeremy Pate, Director of Current Planning DATE: October 3, 2006 Updated October 19, 2006 Planning Commission Meeting October 9, 2006 125 W. Mountain St. Fayetteville, AR 72701 Telephone: (479) 575-8267 R-PZD 06-2213: Planned Zoning District (SUNBRIDGE VILLAS, 290): Submitted by PROJECT DESIGN CONSULTANTS, INC. for property located at NW OF SUNBRIDGE DRIVE AND VILLA BLVD., VILLA MOBILE HOME PARK. The property is zoned RMF- 24, MULTI FAMILY - 24 UNITS/ACRE and contains approximately 20.92 acres. The request is for rezoning and preliminary plat approval for 142 lots containing 129 detached and 40 attached residential dwellings. Property Owner: Windstar Investments, LLC Planner: Andrew Garner Findings: Property Description: The subject property consists of an.existing trailer park on approximately 20.92 acres located northwest of Sunbridge; Drive and Villa Boulevard. The site is zoned RMF- 24 and developed with 141 mobile home lots available for use, with a total density of 6.7 units per acre. The surrounding zoning and land use is presented in Table 1. Table 1 Surroundina Land Use/Zonina Direction from Site Land Use Zoning North Two-family residential RMF-24 South Office/commercial C-1, Neighborhood Commercial;'R-O, Residential Office. East Mixed commercial C-2, Thoroughfare Commercial West Multi -family RMF-24 Proposal: The applicant requests rezoning and preliminary plat approval for a residential development in an R-PZD zoning district. The project proposes to relocate or remove the existing mobile homes and utilize the existing streets and infrastructure to develop 169 dwellings units and a community greenspace area as listed in Table 2. This property is planned to be subdivided into 142 lots and the common parcels would be under a common ownership maintained by :a property owner's association (POA), along with the private streets and sidewalks. K:1Reporls120061PC Reports10-09-061R-PZD 06-2213 (Simbridge Villas).doc Table 2 Sunbridge Villas R-PZD 06-2213 Project by Planning Area Planning Area Dwellings Number of Structures Type of Structure Acreage Density Number Name 1 Single Family 129 129 Single-family detached 16.63 7.76 2 Two -Family 4 2 Duplex 0.88 4.55 3 Multi -Family 36 9 Quad-plex 2.64 13.64 4 Green Space 0 1 Clubhouse 0.77 0.00 TOTAL NA 169 141 Varied 20.92 8.08 Access and Parking: Access is provided off of Villa Boulevard traversing the eastern portion of the property and connecting Sunbridge Drive and Drake Street to the south and north, respectively. Barcelona Avenue, Sierra Avenue, Granada Street, Valencia Avenue, Arroyo Avenue, and Madrid Street are internal streets in the existing mobile home park that would be retained in their current grid pattern. Four -foot sidewalks as depicted on the submitted plats would be provided on at least one side of all streets. The streets and sidewalks would be private streets maintained by the property owner or POA, with the exception of Villa Boulevard. Connectivity: This property is developed for a mobile home park and is surrounded on all four sides by existing development. Providing additional street connections from those existing is not feasible. Street Improvements/Right-of-Way Dedication: Staff recommends overlaying the existing street system throughout the property with a new asphalt layer, with the details and specifications to be determined by Engineering staff at the time of construction. Right-of-way dedication is not necessary. The amount of traffic generated by 169 dwelling units could be substantial; however, there are 141 existing mobile homes on the property generating a substantial amount of traffic currently, without noticeable deficiencies in traffic movement. The proposed increase of 28 dwelling units is not substantial, given the already improved public streets in the area. Proposed Zoning Criteria: The proposed zoning criteria and site plan allows for a density of 8.08 units per acre over the entire site and a 15' building setback off of the private streets. The zoning criteria are provided in duplicate in the project booklet and on the plats. Please reference this provided material for more information: These documents are binding -to the zoning of the property. Phasing: The applicant proposes to construct this development in one phase with permits for infrastructure construction being obtained within one year of approval. Water & Sewer: Water and sewer lines are available to serve the development. Adjacent Master Street Plan Streets: Villa Boulevard (Local Street) Parks: On August 7, 2006 the Park and Recreation Advisory Board recommended accepting K \Repons120061PC Reportst0-09-0618-PZD 06-2213 (Sunbridge Villas). doc S• • money in lieu of land to satisfy the park land dedication ordinance. Park fees credit has been given in the amount of $135,360 for 141 existing mobile home lots. Parks fees for 133 single family and 36 multi -family homes totaling a net of $16,800 after credit is given shall be paid prior to recordation of the final plat. Tree Preservation: Existing Canopy: 18.21% Preserved Canopy: 6.79% Required Canopy: 20.0% Mitigation: Required; 294 two-inch caliper trees Public Comment: Staff has received a few phone calls from interested neighbors, but has not received any objections to the project. Subdivision Committee Update: The September 28, 2006 Subdivision Committee meeting discussion centered on concerns with dumpsters for the quad-plexes being located in the front yard adjacent to the streets. The Subdivision Committee also asked if recycling could be provided to the quad-plexes with dumpsters. Planning Staff discussed this project with the Solid Waste Division who confirmed that dumpsters are required for quad-plexes. The Solid Waste Division discussed that they are open to discussing how recycling service could be provided to these multi -family units, although it is not typically allowed in a multi -family setting. Recommendation: Staff recommends forwarding R-PZD 06-2213 to City Council with a recommendation for approval with the following conditions to be addressed: Conditions of Approval: 1. Planning Commission determination of street improvements. Staff recommends an asphalt overlay on all streets within'the project. The overlay shall create, at minimum, a 25' wide street width back of curb to back of curb. Engineering staff shall determine at,; the time of construction; the amount of improvement necessary (milling, depth of overlay, etc.). Street lights shall be installed every 300' along the private streets and at all intersections. In addition, existing sidewalks shown on the plat shall be repaired or reconstructed to meet City standard and shall be maintained by this development. 2. Planning Commission determination. of a waiver -of Chapter 166.06 to allow for.more than 80 dwelling units ' on a private loop street.Stafffinds in favor of this request, given that surrounding properties are fully developed and the existing neighborhood and street grid layout is being maintained for private two points of ingress and egress. 3. All streets and sidewalks shall be in an access easement. Private streets, sidewalks and detention ponds shall be the responsibility of the property owner or property owner's association to maintain according to city standards. Covenants shall provide that in the event the private streets and sidewalks are not maintained as required, 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 K:1 Reports120061PC ReportstiO-09-06tR-PZD 06-2213 (Sunbridge Villasj dot the PZD for such cost. The 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. Said covenants regarding maintenance of private streets shall not be amended and shall not terminate without approval of the City Council (§166.06 (K.10.b.vii). Appropriate language shall be included on the final plat and approved by the Transportation and Engineering Divisions for such easement. 4. Curb cuts shall be limited to a maximum width of 16' measured at the back of the sidewalk or right-of-way where applicable, or at the back of the access easement where sidewalk is not present. Typical on -street parking shall be permitted on private streets, as long as no driveways are blocked. 5. Driveways shall meet the City's standard driveway requirements with 10' between drives, and a minimum of 5' between the drive and the side property line. Staff recommends utilizing shared driveways where possible. If lots share a driveway, a maximum 24 foot driveway shall be permitted. THE APPLICANT ADDRESSED THIS CONDITION WITH THE PLATS AND BOOLKETS SUBMITTED FOR CITY COUNCIL. 7. Drainage improvements are required within the development to meet the ccurrent requirements of the City of Fayetteville Drainage Criteria Manual. The proposed storm sewer improvements will need to safely convey the 100 -year storm flow through' the site. Minimum finish floor elevations will need to be established for each lot adjacent to open. channel or swales, and provided at the time of final plat. . 8. Plat and booklet revisions to be completed prior to City Council: :. , a. Sheet 3.1. Side and rear elevations for the duplex and single family residences shall be submitted for review prior to City Council. b. Sheet 5.0. Change the title to "Preliminary Plat". c. Street lights shall be installed every 300' along the private streets and at allintersections: Include the location of new street lights on the plat. . ; d- Clearly indicate on the plat where the building setbacks are measured from, with dimensions. In addition, add notes to the setback chart for all of the zoning criteria clearly explaining where the building setbacks will be measured from. For the purpose of this development, the front building setbacks shall be measured from the edge of the access easement. This may reduce the front buildiom setbacks from 15' ♦.. THE APPLICANT ADDRESSED THIS CONDITION PARTIALLY WITH THE PLATS AND K:Teports120061PCRepons110-09-061R-PZD 06-2213 (Sunbridge Vrllas).doc BOOKLETS SUBMITTED FOR CITY COUNCIL, ALTHOUGH A NOTE STILL NEEDS TO BE e. Specify the maximum amount of square feet (intensity) for the existing/proposed clubhouse in the zoning criteria for PA -4. f. If the balconies/decks are not proposed to be installed on the rear of the four-plexes as shown in the submitted photos, the architectural design standards in the zoning criteria should add a statement indicating as such. g. Booldet page 6 for PA 1. Item C. Change 'Dcnity' to 'Intensity'. THE APPLICANT ADDRESSED THIS CONDITION WITH THE PLATS AND BOOLKETS SUBMITTED FOR CITY COUNCIL. . . �. .i. i.. • 11' 1 • 1 • 1 .1• SUBMITTED FOR CITY COUNCIL. 9. No portion of any structure (i.e., porches, overhangs, etc.) shall encroach into building setbacks or utility easements. 10. Project Phasing: This development shall be built in one phase, with .all permits! for construction required to be issued within one year of City Council approval.. A.finabplat+ shall be required in.order to record the proposed lots and issue building permits. . 11. Buildings•shall be constructed to be consistent with the photos and concepts depicted ih:'- the booklet as specified. Building permits will be based upon the submitted photos and elevations. 12. Park fees credit has been given in the amount of $135,360 for 141 existing mobile home lots. Parks fees for 133 single family and 36 multi -family homes totaling a net of $16,800 after credit is given shall.be paid prior to recordation of the final plat. I 13. Signs shall be.permitted.in accordance with. Chapter 174 of the Fayetteville Unified:,,..., Development Code, and shall be subject to signage requirements for residential single- family development. 14. The Master Development Plan, Statement of Commitments and Architectural Standards submitted by the applicant shall be considered binding and tied to the zoning of the property. Conditions of approval as noted herein and other requirements placed upon the project with review of the Master Development Plan — Planned Zoning District by the City Council shall also be binding. K. tReportsl20061PC Reponsl]0-09-0618-PZD 06-2213 (Sunbridge Villas).doc Tree Preservation Conditions: 15. Tree protection fencing will be extensive for this project. Please coordinate the installation with the Urban Forester. 16. By ordinance, tree canopy found within the building footprint must be counted as removed. There are several large canopied trees on this site that will not actually have to be removed entirely but possible just pruned for height allowance. Staff recommends working with the Urban Forester throughout the entire project to fence and preserve some of the larger trees that could remain. 17. Mitigation will be required on this site in the amount of 294 (2) inch caliper large species tree. The applicant has requested and been approved for on -site mitigation. A variety of quality tree species have been proposed to be planted back on the site which will ultimately better the city's urban forest as a whole. 18. A 3 -year maintenance and monitoring bond, letter of credit, or check in the amount of $73,500 shall be deposited with the City before the last certificate of occupancy. Standard Conditions: 19. Plat Review and Subdivision comments (to include written staff comments provided to the applicant or his representative, and all comments from utility representatives - AR • Western Gas, SWBT, Ozarks, SWEPCO, Cox Communications). • . ;c 20. Trash enclosures shall be screened on three sides with materials compatible with the surrounding structures, with access not visible from the street. Architectural elevations for these structures shall be submitted for review prior to issuance of a building permit. 21.. Staff approval of final detailed plans, specifications and calculations (where applicable) for grading, drainage, water, sewer, fire protection, streets (public: and private), sidewalks, parking lot(s) and tree preservation. The information submitted for the plat review process was reviewed for general concept only. All public improvements are subject to additional review and approval. All improvements shall comply with City's current requirements. 22. All overhead electric lines 12kv and under shall be relocated underground. All proposed utilities shall be located underground. 23. All exterior lighting is required to comply with the City's lighting ordinance. A lighting plan and cut -sheets of the'proposed exterior light fixtures shall be required to be approved by Planning Staff prior to building permit. 24. Prior to the issuance of a building permit the following is required: a. Grading and drainage permits b. An on -site inspection by the Landscape Administrator of all tree protection measures prior to any land disturbance. K:IReports120061PC ReponsV0-09-0618-PZD 06-2213 (Sunbridge Villas).doc 0 b. Separate easement plat forthis project that shall include the tree preservation area. c. Project Disk with all final revisions d. Completion of all required improvements or the placement of a surety with the City (letter of credit, bond, escrow) as required by Section 158.01 "Guarantees in Lieu of Installed Improvements" to guarantee all incomplete improvements. Further, all improvements necessary to serve the site and protect public safety must be completed, not just guaranteed, prior to the issuance of a Certificate of Occupancy. 25. The only non-residential structure on Commons. This structure shall complti appropriately designed to provide coral in terms of materials, etc. The builc approved as part of this PZD. the site is the proposed clubhouse within the • with commercial design standards and shall be )atibility with the proposed residential structures, .ing elevations for the clubhouse are not being PLANNING COMISSION ADDED THIS CONDITION (10/09/06). 26. A private street stub -out shall be provided to the west in the vicinity of Lot 55. PLANNING COMISSION ADDED THIS CONDITION (10/09/06). • Planning Commission Action: Approval X Denied .::Forwarded to C.C. `Motion: Graves (motion to approve) 'Second: Trumbo 'Vote: 4-4-0 (Ostner, Harris, Clark, and Anthes voting"No".) Meeting Date: October 9, 2006 Comments: Main issues of Planning Commission concern , centered on the architectural renderings not providing enough detail, and a lack of variety of the building elevations proposed for the residential structures. The. "Conditions'ofApproval" listed in the report above are accepted in tdtal without exception by the entity requesting approval of this development item. Signature A: kReporls12OO61 PC Reporis110-09.0618-PZD 06-2213 (Sunbridge Villas). doc Date 0 Findings associated with MDP R1PZD 06-2213 (Sunbridge Villas) Sec. 166.06. Planned Zoning Districts (PZD). (E) Approval or Rejection Criteria for Planned Zoning Districts The following criteria shall be considered by the Planning Commission and City Council .in the review of a planned zoning district application based on the proposed master development plan: (1) Whether the application is in compliance with the requirements of the UDC and the City Plan 2025; FINDING: Staff finds the application to be in compliance with the Master Development Plan Planned Zoning District criteria established by the City Council. The Interim Future Land Use Plan Map adopted as part of City Plan 2025 designates this site Residential. The Sector Map also adopted as part of City Plan 2025 designate this area as an Infill Growth Sector. Rezoning this property to R-PZD 06-2213 with single and multi -family dwelling units is consistent with the land use plan for residential uses, and is compatible with surrounding residential land uses and density within surrounding residential property to the north, and west, and commercial/office to the south and east. Further, the.density of the residential development proposed is consistent with this property's location within the Infill Growth Sector. (2) Whether the application is in compliance with all applicable statutory provisions; FINDING: The application has been reviewed and found to be compliant with applicable statutory provisions. (3) Whether the general impact of the rezoning would adversely impact the provision of public facilities and services; FINDING: The impact of the rezoning and subsequent development would require the provision of public facilities, at the cost of the developer. Without improvements to existing infrastructure, the proposal would, certainly adversely affect public facilities and services. However, as indicated in the submittal and, the staff report, certain measures tare 4o 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. (4) Whether the rezoning is compatible with the surrounding land uses; FINDING: The rezoning request, combined with the Master Development Plan, would allow 129 single-family, 4 two-family, and 36 multi -family residential dwellings. The proposed zoning criteria and residential development provides an appropriate transition between the commercial zoning and development to the south and east, the surrounding two-family residential development to the north, and the multi -family to the west. The overall density on the property would be 8.08 units per acre and would be compatible with K: IReports120061PC ReportsI0-09-061R-P7-D 06-2213 (Sunbridge Villas).doc the existing RMF-24 zoning to the north and west, and the existing two-family and multi= family development in the vicinity. The site layout utilizes the existing grid street pattern for the mobile home park accessing Villa Street at two points and providing access to the residential structures and club house, and a 4' sidewalk would be provided on at least one side of each street. Common area on the site is provided in 0.6 acres in an existing clubhouse lot that would be utilized for a clubhouse and potentially a community pool. The site layout would remain the same as with the existing mobile home park, and is compatible with the existing surrounding land uses. (5) Whether the subject land is suitable for the intended use and is compatible with the natural environment; FINDING: The subject property is developed for 141 mobile homes and a clubhouse. This project makes use of the existing streets and infrastructure and is suitable for the intended redevelopment of the property. The project would be able to preserve some of the existing tree canopy and would be required to mitigate for impacted tree canopy. The development is compatible with the natural environment. (6) Whether the intended land use would create traffic congestion or burden the existing road network; FINDING: The amount of traffic generated by 169 dwelling units could be substantial;. however, there are 141 existing mobile homes on the property generating a- substantial, amount of traffic currently, without noticeable deficiencies in traffic: movement: j.The proposed increase of 28 dwelling units is not substantial, given the already,improved..public •streets in the area. (7) Whether the planned development provides, for unified development control under a unified plan; . : FINDING: The booklet and master development plans submitted provide for said unified development control. (8) Whether any other recognized zoning consideration would be violated in this PZD... FINDING: No other zoning considerations are proposed to be violated. (B) Development standards, conditions and review guidelines (1) Generally. The Planning Commission shall consider a proposed PZD in light of the purpose and intent as set forth in Chapter 161 Zoning Regulations, and the development standards and review guidelines set forth herein. Primary emphasis shall be placed upon achieving compatibility between the proposed development and surrounding areas so as to preserve and enhance the neighborhood. Proper planning shall involve a consideration of tree preservation, water conservation, preservation of natural site amenities, and the protection of watercourses from erosion and siltation. The Planning Commission shall K: IReporis120061PC Reporis110-09-061R-PZD 06-2213 (Sunbridge 1'i11as).doc 40 • y.L determine that specific development features,including project density, building locations, common usable open space, the vehi'cul`ar 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 Sunbridge Villas PZD provides for an adequate transition and infill between the existing two-family residences to the north, the multi -family residences to the west, and the commercial and office uses to the south and east. The architectural standards for the proposed structures are a higher standard than the existing mobile homes on the property. A PZD in this, situation allows for an increased density over the property while providing a mixed single- and multi- family residential neighborhood. The existing street system and mobile home lots will be used for 129 relatively small single- family detached units, 4 duplexes, and 36 quad-plexes. This infill development takes advantage of existing infrastructure and results in a minimal amount of environmental impacts to an already disturbed and developed site. The proposed zoning is required to allow for the non-traditional residential development proposed that would not be allowed under current residential zoning. Adequate parking has been provided, and the inclusion of preserved trees as well as mitigation trees will create a healthy urban canopy. (2) Screening and landscaping. In order to enhance the integrity and attractiveness; of the development, and when deemed necessary to protect adjacent properties, the Planning Commission shall require landscaping and screening as part of a PZD. The screening and landscaping shall be provided as set forth in§166.09 Buffer Strips and Screening. Aspart 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: Surface parking areas are provided in Lot 141 where the existing clubhouse and parking area is located. A landscape plan has been supplied, and trees and shrubs along the street frontages of the parking lot are required. (3) Traffic circulation. The following traffic circulation guidelines shall apply: (a) The adequacy of both the internal and external street systems shall be reviewed in light of the projected future traffic volumes. (b) The traffic circulation system shall be comprised of a hierarchal scheme of local collector and arterial streets, each designed to accommodate its proper function and in appropriate relationship with one another. (c) Design of the internal street circulation system must be sensitive to such considerations as safety, convenience, separation of vehicular and pedestrian traffic, K IReports120061PC Reports10-09-06R-PZD06-2213 (Sunbridge Vtllas).doc general attractiveness, access to dwelling units and the proper relationship of different land uses. (d) Internal collector streets shall be coordinated with the existing external street system, providing for the efficient flow of traffic into and out of the planned zoning development. (e) Internal local streets shall be designed to discourage through traffic within the planned zoning development and to adjacent areas. (f) Design provisions for ingress and egress for. any site along with service drives and interior circulation shall be that required by Chapter 166 Development of this code. FINDING: The vehicular circulation system is comprised of the existing grid street system through the mobile home park accessing Villa Boulevard at two points. The dwellings primarily face the streets where possible. The existing street alignment provides adequate ingress and egress, and would be required to be overlayed with asphalt, and a 4' sidewalk provided on at least one side of all streets. (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: A 17 -space parking lot would be provided around the clubhouse, and all other parking would be accommodated in either garages or driveways. All parking ratios are to be met with this proposal. On -street parking is to be permitted, where possible. (5) Perimeter treatment. Notwithstanding any other provisions of a planned zoning district, all uses of land or structures shall meet the open space, buffer or green strip provisions of this chapter of this code. FINDING: This requirement has been met. .(6)Sidewalks. As required by §166.03. FINDING: As conditioned, a 4' concrete sidewalk would be provided on at least one side of all the interior streets in this development. (7) Street Lights. As required by § 166.03. FINDING: Street lights are to be provided adjacent to all public and private streets at a separation of no greater than 300 feet. (8) Water. As required by § 166.03. K: IReportsl20061PC Reportsll0-09-061R-PZD 06-22/3 (Sturbridge Vilasj.doc I CI • FINDING: Public water lines are provided in accordance with city codes. (9) Sewer. As required by §166.03. FINDING: Public sewer lines are provided in accordance with city codes. (10) Streets and Drainage. Streets within a residential PZD may be either public or private. (a) Public Streets. Public streets shall be constructed according to the adopted standards of the City. (b) Private Streets. Private streets within a residential PZD shall be permitted subject to the following conditions: (i) Private streets shall be permitted for only a loop street, or street ending with a cul- de-sac. Any street connecting one or more public streets shall be constructed to existing City standards and shall be dedicated as a public street. (ii) Private streets shall be designed and constructed to the same standards as public streets with the exceptions of width and cul-de-sacs as noted below. (iii)All grading and drainage within a Planned Zoning District including site drainage and drainage for private streets shall comply with the City's Grading (Physical Alteration of Land) and Drainage (Stone .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 K:IReporls120061PC Reporis110-09-061R-PZD 06-2213 (Sunbridge Villas).doc 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 Parkine) Dwelling Units One -Way Two -Way 1 -20 14' 22' 21+ 14' 24' *Note: If on -street parking is desired, 6 feet must be added to each side where parking is intended. (ix) All of the traffic laws prescribed by Title VII shall apply to traffic on private streets within a PZD. (x) There shall be no minimum building setback requirement from a private street. (xi) The developer shall erect at the entrance of each private street a rectangular sign, not exceeding 24 inches by 12 inches, designating the street a "private street" which shall be clearly visible to motor vehicular traffic. FINDING: The applicant shall comply with the above criteria, as this development would retain Villa Boulevard as a public street, and all other existing streets would be private. Private streets are proposed to be 25 feet in width, and Villa Boulevard, a public street, is 28 feet in width, in a 50' right-of-way with 4' sidewalk on either side. The applicant requests a waiver of Section 10.(IV), requiring a maximum of 80 units on a loop street. Staff is supportive of this request, finding two separate points of egress/ingress are available and that the existing neighborhood's infrastructure is being utilized, for the property is Surrounded by developed properties. (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 K.: IReports120061PC Reports110-09-061R-PZD 06-2213 (Sturbridge Villas).doc LJ nonresidential facilities are not proposed in the initial phase, the developer shall enter into a contract with the City to guarantee completion of the nonresidential facilities. FINDING: All development. on the site shall be phased according to the phasing plan and conditions herein. (12) Tree preservation. All PZD developments shall comply with the requirements for tree preservation as set forth in Chapter 167 Tree Preservation and Protection. The location of trees shall be considered when planning the common open space, location of buildings, underground services, walks, paved areas, playgrounds, parking areas, and finished grade levels. FINDING: This development would retain 6.64% of the existing 27.86% tree canopy over the property. This property is required to retain 20% tree canopy. The applicant would provide for on -site mitigation trees in compliance with ordinance, and to provide an increased overall canopy on the site, providing for an urban canopy. (13) Commercial design standards. All PZD developments that contain office or commercial structures shall comply with the commercial design standards as set forth in § 166.14 Site Development Standards and Construction and Appearance Design Standards for Commercial Structures. • FINDING: The only non-residential structure on the site is the proposed clubhouse within the Commons. This structure shall comply with commercial design standards and shall be appropriately designed to provide compatibility with the proposed residential structures, in terms of materials, etc. (14) View protection. The Planning Commission shall have the right to establish special height and/or positioning restrictions where scenic views are involved and shall have the right to insure the perpetuation of those views through protective covenant restrictions. FINDING: No scenic views are identified, and the height of structures proposed is not uncommon for the area. . (E) Revocation. (1) Causes for revocation as enforcement action. The Planning Commission may recommend to the City Council that any PZD approval be revoked and all building or 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. K: tReports120061PC ReportsU0-09-061R-PZD 06-2213 (Sunbridge Villas).doc (c) Open space and recreational facilities. If the. construction and provision of all common open spaces and public and recreational facilities which are shown on the final plan are proceeding at a substantially slower rate than other project components. Planning staff shall report the status of each ongoing PZD at the first regular meeting of each quarter, so that_the Planning Commission is able to compare the actual development accomplished with the approved development schedule. If the Planning Commission finds that the rate of construction of dwelling units or other commercial or industrial structures is substantially greater than the rate at which common open spaces and public recreational facilities have been constructed and provided, then the Planning Commission may initiate revocation action or cease to approve any additional final plans if preceding phases have not been finalized. The city may also issue a stop work order, or discontinue issuance of building or occupancy permits, or revoke those previously issued. (2) Procedures. Prior to a recommendation of revocation, notice by certified mail shall be sent to the landowner or authorized agent giving notice of the alleged default, setting a time to appear before the Planning Commission to show cause why steps should not be made to totally or partially revoke the PZD. The Planning Commission recommendation shall be forwarded to the City Council for disposition as in original approvals. In the event a PZD is revoked, the City Council shall take the appropriate action in the city clerk's office and the public zoning record duly noted. (3) Effect. In the event of revocation, any completed portions of the development or those portions for which building permits:have been issued shall be treated to be a whole and, effective development. After causes for revocation or enforcement have been corrected, the City Council shall expunge such record as established above and shall authorize continued issuance of building permits. (F) Covenants, trusts and homeowner associations. (1) Legal entities. The developer shall create such legal entities as appropriate to undertake and be responsible for the ownership, operation, construction, and maintenance of private roads, parking areas, common usable open space, community facilities, recreation areas, building, lighting, security measure and similar common elements in a development. The city encourages the creation of homeowner associations, funded community trusts or other nonprofit organizations implemented by agreements, private improvement district, contracts and covenants. All legal instruments setting forth a plan or manner of permanent care and maintenance of such open space, recreation areas and communally - owned facilities shall be approved by the City Attorney as to legal form and effect, and by the Planning Commission as to the suitability for the proposed use of the open areas. The aforementioned legal instruments shall be provided to the Planning Commission together with the filing of the final plan, except that the Guarantee shall be filed with the preliminary plan or at least in a preliminary form. K.lReportsl2006lPC Reporisq 0-09-0618-PZD 06-2213 (Sunbridge Villas).doc I (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. The association must be able to adjust the assessment to meet changing needs. FINDING: The applicant shall comply with these requirements. . Sec. 161.25 Planned Zoning District (A) Purpose. The intent of the Planned Zoning •District is to permit and encourage comprehensively planned developments whose purpose is redevelopment, economic development, cultural enrichment or to provide a single -purpose or mixed -use planned development and to permit the combinationS 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 K:IReports120061PC ReporistI0-09-06SR-PZD 06-22/3 (Sunbridge Villas).doc of the area; (6) Coordination. Permit coordination and planning of the land surrounding the PZD and cooperation between the city and private developers in the urbanization of new lands and in the renewal of existing deteriorating areas. (7) Open space. Provision of more usable and suitably located open space, recreation areas and other common facilities that would not otherwise be required under conventional land development regulations. (8) Natural features. Maximum enhancement and minimal disruption of existing natural features and amenities. (9) General Plan. Comprehensive and innovative planning and design of mixed use yet harmonious developments consistent with the guiding policies of the General Plan. (10) Special Features. Better utilization of sites characterized by special features of geographic location, topography, size or shape. FINDING: Staff finds this proposal meets the intent of the City Plan 2025, as well:as some of the above ten criteria. Residential infill in this urban area is accomplished at a moderate density of 8.08 units per acre, transition and compatibility of land uses is provided :by converting the existing mobile home park into a mixed singlet. and .multi family development by changing the existing zoning from RMF-24 into a customizedresidential zoning. Reduced building setbacks and private streets allowed by this customized PZD zoning allow the existing infrastructure and street layout for the mobile home park to be converted into, single- and multi- family dwellings that can be owner -occupied, thus providing the potential for home ownership within the City. 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.c Minimize through traffic on minor residential streets, while providing connections between neighborhoods to encourage openness and neighborliness.. (Goal 4) 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, K:IReports l20061PC Reporlsl l0-09-06R-PZD 06-2213 (Sunbridge villas).doc and enhance pedestrian activity. (Goal 1) 12.1.4.E Site new residential areas accessible to roadways, alternative transportation modes, community amenities, infrastructure, and retail and commercial goods and services. (Goals igand3) 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. (Goal 3a) 12.1.4.i Utilize the Master Street Plan and incorporate bike lanes, parkways and landscaped medians to preserve the character of the City and enhance the utilization of alternative modes of transportation. (Goal 4) 12.1.4.j Discourage design elements that prohibit complete, compact, connected neighborhoods such as cul-de-sacs, gated communities, etc. (Goal 3a) (B) Rezoning. Property may be rezoned to the Planned Zoning District by the City Council •-in.accordance with the requirements of this chapter and Chapter 166. Development. Each •rezoning parcel shall be described as a separate district, with distinct boundaries and specific design and development standards. Each district shall be assigned a project:.number or label, along with the designation "PZD". The rezoning shall include the adoption,of a specific master development plan and development standards. • FINDING: The submitted development plats and Master Development Plan booklets, along with the conditions of approval found applicable and appropriate, are binding with the approval of the requested rezoning. Should the Planning Commission forward this item to • the City Council, an ordinance will be drafted for consideration of rezoning this property in accordance with the submittal herein. (C) R — PZD, Residential Planned Zoning District. (I) Purpose and intent. The R-PZD is intended to accommodate mixed -use or clustered residential developments and to accommodate single -use residential developments that are determined to be more appropriate for a PZD application than a general residential rezone. The legislative purposes, intent, and application of this district include, but are not limited to, the following: (a) To encourage a variety and flexibility in land development and land use for predominately residential areas, consistent with the city's City Plan 2025 and the orderly development of the city. K: IReporist20061PC ReportsU0-09-061R-PZD 06-2213 (Sunbridge V'illas,.doc • CI (b) To provide a framework within which an effective relationship of different land uses and activities within a sirigle development, or hen considered with abutting parcels of land, can be planned on a total basis. (c) To provide a harmonious relationship with the surrounding development, minimizing such influences as land use incompatibilities, heavy traffic and congestion, and excessive demands on planned and existing public facilities. (d) To provide a means of developing areas with special physical features to enhance natural beauty and other attributes. (e) To encourage the efficient use of those public facilities required in connection with new residential development. FINDING: Staff is recommending approval of this application, finding the proposed PZD meets the intent of the PZD ordinance as noted above. (2) Permitted Uses. All permitted uses identified within § 162 Use Units of the Unified Development Code shall be allowed as permissible uses, unless otherwise specified, subject to City Council approval of the Planned Zoning District request. (3) Conditional Uses. All conditional uses allowed within (Residential, Commercial, Industrial) zoning Districts established in the Unified Development Code shall be allowed with Planning Commission approval, unlessotherwise specified, subject to the code governing Conditional Use requests. FINDING: Permitted and Conditional uses are outlined in both the Master Development Plan booklets and plats. (4) Condition. In no instance shall the residential use area be less than fifty-one percent (51%) of the gross floor area within the. development. FINDING: All uses are proposed as residential, with the exception of those areas identified for conditional use permits and the clubhouse. -. . (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; K: IReporM20061PC Reporisl /0-09-061R-PZD 06-22/3 (Sunbridge Villas).doc (d) the topography and character of the natural envii`onment; and (e) the impact of a given density on the specific site and adjacent properties. FINDING: Surrounding development is two-family to the north, multi -family to the west, and a mix of commercial and office uses to the south and east. The proposed residential density of 8.08 units per acre would be compatible with the surrounding development, and is a downzoning from the existing RMF-24 zoning. The proposed density would increase the number of dwellings units from 141 to 169 on the property, and is consistent with City land use goals and policies indicating residential infill on the site. The impacts of the proposed density would be negligible to surrounding properties, and is consistent with the character and topography, and layout of the site. Requirements under the current zoning (RMF-24) would not allow for the proposed layout and redevelopment utilizing the existing streets and infrastructure. Infrastructure in the area is adequate to support the proposed development. (2) Lot area and setback requirements. Taking into consideration the unique aspects of each project, preliminary development plans for Planned Zoning Districts shall conform as closely as possible to the existing standards for lot area minimums and setback requirements under this chapter. FINDING: Lot area minimums and setbacks are :different than a standard residential zoning to allow the structures to be closer.to the street and the side and rear lot lines. The lot area and setbacks provide for a. small footprint type of single family unit mixed with quad-plexes and duplexes. (3) Building height. There shall be no maximum building height except as may be determined by the Planning Commission during the review of the preliminary development plan based on the uses within the development and the proximity of the development to existing or prospective development on adjacent properties. A lesser height may be established by the Planning Commission when it is deemed necessary to provide adequate light and air to adjacent property and to protect the visual quality of the community. FINDING: Building heights proposed for this project are typical of single and multi -family development in the surrounding area. (4) Building area. The Planning Commission shall review specific proposed lot coverages which generally correspond to the guidelines for lot coverage in the respective residential, office, commercial or industrial district which most depicts said development scheme. FINDING: The building area coverage on this project would minimize lot coverage to between 50-65%, while the existing RMF-24 zoning on the site and surrounding residential K: IReporis120061PC Reports V0-09-061R-PZD 06-2213 (Sunbridge Villas).doc properties does not limit building area. *Required Findings for Rezoning Request. FINDINGS OF THE STAFF 1: A determination of the degree to which the proposed zoning is consistent with land use planning objectives, principles, and policies and with land use and zoning plans. Finding: The Interim Future Land Use Plan Map adopted as part of City Plan 2025 designates this site Residential. The Sector Map also adopted as part of City Plan 2025 designate this area as an Infill Growth Sector. Rezoning this property to R-PZD 06-2213 with single- and multi- family dwelling units is consistent with the land use plan for residential use, and compatible with surrounding residential land uses and density within surrounding residential property to the north and west, and commercial and office development to the south and east. Further, the density of the residential development proposed is consistent with this property's location within in Infill Growth Sector. 2. A determination of whether the proposed zoning is justified and/or needed at the time the rezoning is proposed. Finding: At this time the property is zoned RMF-24, which allows for single- and multi- family residential use. The redevelopment of this existing mobile home park into a mixed residential neighborhood requires a customized R-PZD zoning district. The property is identified`.as an Infill Growth Sector. The existing street layout and public infrastructure make rezoning of this property to the proposed R-PZD advisable. 3. A determination as to whether the proposed zoning would create or appreciably increase traffic danger and congestion. Finding: Staff finds this proposal will not create or appreciably increase traffic danger and congestion. A determination as to whether the proposed zoning would alter the population density and thereby undesirably increase the load on public services including schools, water, and sewer facilities. Finding: Staff finds that in evaluating this proposal, the population density would be slightly increased from that which currently exists. Staff finds, however, that the load created on public services is not an undesirable or detrimental impact, with the improvements as recommended by staff for this project. Engineering: Public water and sewer are located throughout the site. K:lReporls120061PC Reporls\10-09-061R-PZD 06-2213 (Sunbridge 41Ras). doe The site has access to Villa Boulevard which is an improved two-lane paved roadway at this property. Staff recommends an asphalt overlay be provided over the existing roadways throughout the property, and that 4' concrete sidewalk be provided on at least one side of all streets. Drainage improvements are required within the development to meet the current requirements of the City of Fayetteville Drainage Criteria Manual. The proposed storm sewer improvements will need to safely convey the 100 -year storm flow through the site. Minimum finish floor elevations will need to be established for each lot adjacent to open channel or swales. 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 2.2 miles from the Engine #4 and Ladder #4 at the fire station at 3385 North Plainview, with an expected response time of approximately 6 minutes. No adverse impacts on call volume or response time are 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: IRepores120061PC Reporls110-09-061R-PZD 06-2213 (Sonbridge Villas).doc Planning Commission Meeting October 9, 2006 a eILI yKANSAS THE CITY OF FAYETTEVILLE. ARKANSAS LANDSCAPE REVIEW FORM To: Fayetteville Planning Commission From: Andrew Garner, Senior Planner Date: October 3, 2006 ITEM #: LSD 06-2213 (Sunbridge Villas) Applicable Requirements.-' X [Off Str'eet`Parking X TCommercialDesi n St ndards' X •Buffers and Scr niii vI"-540Desi n Overla Plan Checklist: Y = submitted by applicant N = requested by city NA = not applicable 125 W. Mountain St. Fayetteville, AR 72701 Telephone: (479) 575-8267 IPreliminary Submittaij Final P4Submittalf [Off-Str et'Parluu od Loadid y wheel stops / curbs y irrigation y edged landscape beds indicated y species of plant material identified Y size of plant material at time of installation indicated y interior landscaping narrow tree lawn (8'min. width, 17' min. length / 1 tree per 15 spaces) tree island 10min. width // tree per 12 spaces) tr3 Iperimeter landscaping side and rear property lines (5' landscaped) adjacent to street R.O.W (15' greenspace exclusive for landscaping / I street tree every 30 L.F., a continuous planting of shrubs and ground cover - 50% evergreen) K (Urban ForeslerlPROJECTSILSU-20061 Sunbridge Villas Subdivision Committee (Landscape Revieuf.wd I. Planning Commission Meeting October 9, 2006 )r soil amendments notes include that soil is amended and sod removed )r mulching notes indicate mulching around trees and within landscape beds. )r planting details according to Fayetteville's Landscape Manual •y ..M Submittal Fiial rem sa:tPretiraiii 6Commercial ......... g Standards NA greenspace adjacent to street R.O.W. (15' wide) NA street trees planted every 30' L.F. along R.O.W. NA outdoor storage screened with landscaping iBiiffeEStri s and Scr"'ee in NA landscaped area (12' min.) NA fence required NA outdoor storage screened with landscaping NA non-residential landscape screen when adjacent to residential zones NA landscape requirement for setback reduction uire ntsNA jacent to street R.O.W. (25' wide)NA .____s.nctRe anted every 30'L.F. along R.O.W.NA site area left in greenspace (80% landscaped) NA nd outdoor storage screened with landscaping Recommendation: Approval of the landscape plan associated with LSD 06-2190 with the following conditions. Conditions of Approval: Prior to building permit, a cost estimate for all required landscaping is to be submitted to the Landscape Administrator for review. Once approval is gained, a guarantee is to be issued (bond/letter of credit/cash) for 150% of the cost of the materials and installation of the plants. This guarantee will be held until the improvements are installed and inspected, at the time of Certificate of Occupancy. K:IUrban ForesterlPROJECTSVSD-2006LSunbridge Villas LSubdivision Committee (Landsmpe Review).wd. 10 LJ Faye UUevitle J ARKANSAS THE CITY OF FAYETTEVILLE, ARKANSAS CC Meeting of November 7, 2006 TREE PRESERVATION and PROTECTION REPORT To: Fayetteville City Council From: Sarah K. Patterson, Urban Forester Date: October 16, 2006 113 W. Mountain St. Fayetteville, AR 72701 Telephone: (479) 444-3470 ITEM # RPZD 06-2213: Residential Planned Zoning District (Sunbridge Villas) Requirements Submitted: T Initial Review with the Landscape Administrator ✓ Site Analysis Map Submitted ✓ Site Analysis Written Report Submitted T Complete Tree Preservation Plan Submitted Canopy Measurements: •Total Site Area . acres 20.92 square feet 911,275 Existing Tree Canopy acres 3.82 square feet 166,375 percent of site area 18.21 % Existing Tree Canopy Preserved acres 1.42 square feet 61,922 percent of total site area 6. P�r���tMiiiiin�inCa�opy Required 18.21% FINDINGS: The desirability of preserving a tree or group of trees by reason of age, location, size or species. This site is currently a mobile home park. The intent of this project is to utilize existing streets and utilities to redevelop the area into a single and multi family neighborhood. The area has been inventoried by a certified arborist who found most trees to be in poor to fair shape. There are several species with many being invasive and/or less desirable. The extent to which the area would be subject to environmental degradation due to removal of the tree or group of trees. • Environmental degradation should be very minimal on this site because it is redeveloping in a similar fashion. The impact of the reduction in tree cover on adjacent properties, the surrounding neighborhood and the property on which the tree or group of trees is located. • Utility easements are required along all the property lines of this project. This type of design does not allow for preservation of canopy along property lines. Adjacent property could be affected. Whether alternative construction methods have been proposed to reduce the impact of development on existing trees. N/A Whether the size or shape of the lot reduces the flexibility of the design. • Size, and. shape of the lot does not reduce flexibility of design however trying to use the existing streets does. tv. The general health and condition of the tree or group of trees, or the presence of any. u, disease, injury or hazard. :: • The general health of the trees is anywhere from poor to fair,with a . few ranking as good. The placement of the tree or group of trees in relation to utilities, structures, and use of the property. • Many of the trees shown as removed are as such by City requirements for building foot print size. There is a possibility that with care during construction, additional trees will be saved interior to the lots around the structures. Many utility easements have been requested for this -, leaving the site little -area for preservation. The need to remove the tree or group of trees for the purpose of installing, repairing, replacing, or maintaining essential public utilities. • Many trees are found within utility easements. Several existing lines required additional easements around them. The trees have been shown as removed but will potential stay unless the lines require repair or upgrading. Whether roads and utilities are designed in relation to the existing topography, and routed, where possible, to avoid damage to existing canopy. • The existing roads and drives have been utilized for the design of this project. Construction requirements for On -Site and Off -Site Alternatives. N/A The effects of proposed On -Site Mitigation or Off -Site Alternatives. • Mitigation will be required on this site to replace poor canopy on the • site. Mitigation of superior species trees will ultimately benefit this site and the urban forest as a whole. The effect other chapters of the UDC, and departmental regulations have on the development design. N/A The extent to which development of the site and the enforcement of this chapter are impacted by state and federal regulations: N/A The impact a substantial modification or rejection of the application would have on the Applicant: • Staff is recommending approval of the Tree Preservation Plan associated with RPZD o6-2213 with the following conditions• of ...approval. T;;y Conditions ofApproval: :,1. Tree protection fencing will be extensive for this project. -Please coordinate the installation with the Urban Forester. 2. 'By ordinance, tree canopy found within the building footprint••must be counted as removed. There are several large canopied trees on this site that will not actually have to be removed entirely but possible just pruned for height allowance. Staff recommends working with the Urban Forester throughout the entire project to fence and preserve some of the.larger trees that could remain. S :' Mitigation,will be required on this site in the amount of.294 (2) inch:,> tx.:' caliper large species tree. The applicant has requested and been approved for on -site mitigation. A variety of quality tree species have been proposed to be planted back on the site which will ultimately better the city's urban forest as a whole. 4. A 3 -year maintenance and monitoring bond, letter of credit, or check in the amount of $73,500 shall be deposited with the City before the last certificate of occupancy. Project Design Consultants Sunbridge Job #2006023 Tree Inventory Tree # Species Size Condition Comments 1 Silver Maple 15 TRPL Poor 2 Silver Maple 29 Poor 3 Silver Maple 24 Poor Hollow trunk 4 Silver Maple 16 TRPL Poor 5 Silver Maple 13 Multi Fair Corrective prune, deadwood 6 Silver Maple 10 DBL Poor 7 Silver Maple 11 TRPL Poor 8 Black Walnut 19 Good Deadwood 9 Black Walnut 9 Fair Corrective prune 10 Black Walnut 11 Good 11 Black Walnut 9 Good Corrective prune 11 Black Walnut 10 Fair Corrective prune 12 Black Walnut 10 Poor 13 Chinese Elm 14 Fair Deadwood 14 American Elm 21 Poor 15 American Elm 11 Dead 16 Black Walnut 11 Poor • 17 Black Walnut 9 Good Remove vine 18 American Elm 26 Fair Remove concrete, deadwood, corrective 19 American Elm 19 Fair Remove concrete, deadwood, corrective 20 Black Walnut 11 Poor Bent trunk 21 Black Walnut 9 Poor Bent trunk 22 American Elm 13 Poor Bent trunk 23 American Elm 21 Poor Decay 24 American Elm 11 Poor Trunk in fence 25 Chinese Elm 18 Fair Deadwood 26 Chinese Elm 13 DBL Poor In fence 27 American Elm 14 Poor Lean 28 Black Walnut 12 Fair Deadwood 29 Black Walnut 13 Poor 30 American Elm 11 Poor Lean 32 Hackberry 11 Poor In fence 33 Black Walnut 10 Fair Deadwood 34 Black Walnut 12 Good Deadwood 35 Osage Orange 11 Multi Fair Deadwood, remove fence 37 American Elm 11 Poor 38 Black Walnut 9 Fair 39 Black Walnut 14 Fair Deadwood 40 Black Walnut 11 Fair Corrective prune 41 American Elm 24 DBL Poor 42 Sycamore 9 DBL Fair Remove west trunk 43 Black Walnut 10 Fair Deadwood 44 Black Walnut 10 Fair Corrective prune 45 Black Walnut 12 Good Corrective prune 46 Chinese Elm 8 Multi Poor 47 Black Walnut 12 Fair Corrective prune 48 Silver Maple 10 TRPL Fair Corrective prune 49 American Elm 18 TRPL Poor 50 American Elm 11 TRPL Poor 51 American Elm 10 Poor Lean 52 Black Walnut 12 Good Deadwood. 53 Black Walnut 10 Good Deadwood 54 Chinese Elm 10 Fair Deadwood 55 Black Walnut 10 Fair Corrective prune 56 American Elm 10.Poor Damaged trunk 57 American Elm 10 Fair 58 American Elm 18 Poor Damaged trunk 59 Chinese Elm 12 Poor Bent trunk 60 Black Walnut 8 DBL Fair 61 Black Walnut 12 Good Deadwood 62 American Elm 10 Poor Lean 63 Slippery Elm 10 DBL Fair Deadwood, remove vine 64 Hackberry 12 Fair 65 Black Walnut 10 Good 66 American Elm 14 Poor Lean 67 Hackberry 13 Poor Broken top 68 American Elm 11 Poor 69 American Elm 12 DBL Poor 70 Hackberry 11 Fair 71 White Ash 11 Fair 72 Red Mulberry 10 Poor 73 Hackberry 12 Fair 74 White Ash 11 Fair 75 Black Locust 11 Fair 76 Hackberry 10 DBL Fair Remove east trunk; corrective prune 77 Hackberry 10 Fair 78 Hackberry 11 DBL Poor Bent trunk 79 Hackberry I 11 Good 80 Hackberry 10 DBL Fair 81 Silver Maple 26 Multi Poor 82 Hackberry 15 Fair Remove vine 83 Hackberry 13 DBL Poor 84 Hackberry 10 DBL Fair 85 Hackberry 17 DBL Poor 86 Black Cherry 10 Fair Remove vine 87 Hackberry 11 Fair Remove vine - 89 White Ash 16 Fair Corrective prune, double leader 90 Eastern Red Cedar 10 Fair Deadwood 91 American Elm 25 TRPL Poor Dutch Elm disease 92 Silver Maple 8 DBL Poor 93 Silver Maple 11 TRPL Poor 94 Pin Oak 23 Good Deadwood 95 Silver Maple 15 DBL Fair 96 Hackberry 11 Fair Corrective prune 98 White Ash 20 TRPL Fair Corrective prune, deadwood 99 White Poplar 42 Poor 100 Sugar Maple 15 Good Corrective prune 101 White Poplar 42 Poor 102 Eastern Redbud 12 TRPL Poor 103 Loblolly Pine 13 Good Deadwood 104 Hackberry 19 Could not see all of trunk, canopy is hea 105 American Elm 30 DBL Poor 106 White Ash 12 Fair Corrective prune 107 White Ash 22 Poor 108 Sycamore 26 DBL Good 109 Eastern Redbud 8 DBL Fair 110 White Ash 18 TRPL Fair Deadwood 111 White Ash 9 DBL Fair Corrective prune 112 White Poplar 14 DBL Poor 113 Catalpa 35 Multi Poor 114 Catalpa 12 TRPL Poor 115 Black Cherry 10 Fair 116 White Ash 21 DBL Fair 117 White Ash 12 TRPL Poor 118 Boxelder 26 Fair Corrective prune 119 American Elm 40 Fair Deadwood, corrective prune 120 Sweet Gum 10 Good 121 Loblolly Pine 14 Poor 122 White Ash 14 Fair Deadwood, corrective prune 123 Eastern Red Cedar 12 Fair Metal post in trunk 124 White Ash 17 Poor 125 Silver Maple 17 Fair Metal post in trunk 126 White Ash 8 Fair 127 Red Maple 8 Multi Poor 128 White Pine 12 Good Deadwood 129 Green Ash 26 Poor Deadwood 130 Green Ash 23 Poor Deadwood 131 Silver Maple 20 Good 132 Black Cherry 10 Fair Deadwood 133 Black Cherry 10 Fair Deadwood 134 White Ash 11 Fair Corrective prune 135 Sweet Gum 16 Fair Corrective prune 136 Eastern Redbud 9 Multi Fair Deadwood 137 Persimmon 9 Multi Fair Deadwood 138 White Ash 10 Multi Fair Remove south trunk, deadwood 139 Red Maple 11 TRPL Poor 140 Slippery Elm 29 Fair Corrective prune, deadwood 141 Sweet Gum 16 Good Deadwood 142 Silver Maple 12 Multi Fair Deadwood, girdling root 143 American Elm 12 DBL Fair Deadwood 144 American Elm 10 TRPL Poor 145 American Elm 9 DBL Poor 146 Silver Maple 14 Multi Fair Deadwood 147 American Elm 10 Fair Deadwood 148 Slippery Elm 11 TRPL Fair Deadwood, remove north trunk 149 American Elm 10 Fair Deadwood, remove mistletoe 150 Eastern Red Cedar 8 Good 151 Silver Maple 16 Fair Deadwood 152 Sweet Gum 13 Fair Gridling root 153 White Poplar 14 Poor 154 White Poplar 13 Fair Deadwood 155 American Elm 16 Poor 156 Eastern Red Cedar 157 Eastern Redbud 158 White Ash 159 White Ash 160 White Ash 161 American Elm 162 American Elm 163 American Elm 164 American Elm 165 Slippery Elm 166 Silver Maple 167 American Elm 168 Sweet Gum 169 Virginia Pine 170 American Elm 171 Hackberry 172 Virginia Pine 173 American Elm 174 White Poplar 175 Red Maple 176 American Elm 177 American Elm 178 American Elm 180 Green Ash 181 Boxelder 182 American Elm 184 Chinese Elm 185 Red Mulberry 186 Siberian Elm 187 American Elm 188 American Elm 189 American Elm 190 Silver Maple 191 American Elm 192 Bradford Pear 193 American Elm 194 Black Walnut 195 Honeylocust 196 Black Walnut 197 American Elm 198 Osage Orange 199 Black Walnut 200 American Elm 201 Black Walnut 203 Black Walnut 204 American Elm 205 Sweet Gum 206 Eastern Redbud 207 Black Cherry 208 White Ash 209 Black Walnut 209 White Pine 12 Good 9 TRPL Poor 11 Fair 10 DBL Poor 14 Good 12 TRPL Poor 10 Poor 9 Poor 17 Fair 10 Poor 11 Poor 13 Poor 13 Fair 14 Fair 22 Fair 10 Poor 24 Fair 15 Poor ,10 Fair 16 Poor 16 Fair 10 Fair 9 Poor 13 Poor 8 Fair 12 Fair 9 Poor 11 DBL Fair 13 Poor 12 Fair 28 DBL Poor 17 TRPL Fair 8 Multi. Fair 11 Fair 14 DBL Fair 18 Good 10 Fair 10 DBL Fair 12 DBL Fair 10 Poor 11 Multi Fair 10 Fair 16 Fair 11 Good 11 Good 12 TRPL Fair 11 DBL Fair 13 Poor 14 TRPL Poor 18 DBL Fair 9 Fair 17 Fair Cut out fence post Deadwood Deadwood Corrective prune Deadwood Lean Corrective prune Trunk damage Deadwood Deadwood Corrective prune Remove vine Corrective prune Deadwood Deadwood Corrective prune Deadwood Corrective prune Lean Deadwood Deadwood Deadwood Remove vine Deadwood Corrective prune Deadwood Corrective prune, deadwood 210 American Elm 23 Poor .211 Black Cherry 13 DBL Poor 212 Silver Maple' 14 Multi Poor 213 Silver Maple 10 Multi Poor 214 Silver Maple 8 Fair 215 White Ash 11 DBL Poor 216 Silver Maple 15 Fair 217 White Ash 16 Poor 218 Silver Maple 18 Multi Fair Corrective prune 219 Silver Maple 33 Fair 220 Silver Maple. 40 DBL Fair Deadwood 221 White Ash 20 Fair Deadwood 222 Scotch Pine 18 Fair 223 Sycamore 15 Fair 224 White Ash 16 DBL Poor 225 Eastern Redbud 6 Multi Fair 226 White Ash 16 Fair Deadwood 227 Silver Maple 17 Multi Poor 228 Sycamore 13 Fair 229 White Ash 20 Poor 229A American Elm 23 Poor Growing in 229 229B American Elm 12 Poor Growing in 229 230 White Poplar 13 Fair Corrective prune, deadwood 231 White Poplar 13 Poor 232 Silver Maple 13 Good Corrective prune 233 White Poplar 12 Fair Deadwood 234 White Poplar 12 Dead 235 White Poplar 12 Multi Poor Almost dead 236 White Poplar 12 Fair Deadwood 237 Silver Maple 13 Fair Corrective prune 238 Silver Maple 12 Good 239 Silver Maple 11 DBL Poor 240 White Poplar 11 DBL Poor 241 Silver Maple 9 Multi Poor 242 White Poplar 10 DBL Fair Deadwood 243 Silver Maple 11 Fair 244 White Poplar 8 Fair 245 White Poplar 11 DBL Poor 246 Silver Maple 8 Fair 247 Red Maple 20 Fair Cut chain 248 American Elm 11 Poor 249 American Elm ' 14 Fair Deadwood 250 White Ash 14 TRPL Fair Deadwood 251 Silver Maple 16 Multi Fair Corrective prune, deadwood 252 Sugar Maple - 20 Fair Corrective prune 253 White Ash 29 Fair Deadwood 254 Silver Maple 13 DBL Poor 255 Eastern Red Cedar 10 Poor 256 White Ash 13 Fair Corrective prune, deadwood 257 White Ash 27 Fair Deadwood 258 Silver Maple 12 Multi Fair Corrective prune 261 Hackberry 11 Poor 0 262 White Ash 14 TRPL Fair Deadwood 264 White Ash 14 Multi Fair Deadwood 265 White Ash 11 Multi Poor 266 White Ash 14 TRPL Fair Deadwood, corrective prune 267 American Elm 19 Poor 268 Silver Maple 12 Multi, Fair Deadwood 269 Red Maple 11 Poor 270 White Ash .12 Poor 271 White Ash 11 Multi Poor 272 Boxelder 33 Poor 273 Silver Maple 8 Multi Fair 274 Silver Maple 39 Fair Remove mistletoe 275 Boxelder 37 Poor 276 Virginia Pine . 12 Poor 277 White Ash 12 Poor 278 White Ash 20 Poor 279 White Ash 20 Fair 280 Sweet Gum 11 Fair Corrective prune 281 White Ash 11 Multi Fair Deadwood 282 Silver Maple 50 Fair 283 White Poplar 11 Fair Corrective prune 284 Red Maple 13 Poor 285 Black Cherry 12 Multi Poor 285 Hackberry 16 Poor 286 American Elm 27 Fair Deadwood 288 Green Ash 12 Poor 289 White Pine 12 Good 290 Silver Maple 8 Multi Fair 291 White Ash 10 DBL Poor 292 American Elm 10 Poor 293 American Elm 11 Fair Deadwood 294 Green Ash 9 Fair 295 American Elm 9 Poor 296 Siberian Elm 26 Fair Deadwood 297 Silver Maple 15 Fair Corrective prune 298 American Elm 11 Fair Deadwood 299 White Poplar 10 Poor 300 American Elm 17 Poor 301 White Ash 10 Fair 302 White Ash 40 Fair 303 Golden Raintree 10 DBL Fair 304 Silver Maple 12 Fair Deadwood 305 Silver Maple 14 DBL Fair Deadwood 306 Silver Maple 12 DBL Fair Deadwood 307 Tulip Tree 14 DBL Poor Split trunk 308 Empress TreeS 8 Good 309 Black Cherry 23 Poor Damaged trunk 310 Silver Maple 14 Multi Poor 311 Silver Maple 21 Multi Fair Deadwood .312 White Poplar 8 DBL Poor 313 White Poplar 7 DBL Poor 314 White Poplar . 9 Fair 315 Silver Maple 8 I Multi Poor 316 Silver Maple 43 Fair Deadwood. 317 Persimmon 9 Good 318 Persimmon 12 Fair 319 Silver Maple 23 Poor 320 Silver Maple 9 Multi Poor Fence through trunk 321 Osage Orange 8 Multi Fair Corrective prune, deadwood .322 American Elm 9 Poor 323 Eastern Redbud 8 Multi Poor Corrective prune, deadwood 324 Black Cherry 11 Poor Prepared by: Natural Resource Planning Patti Erwin SO -1118 •., 113 W. Mountain St. Fayetteville, AR 72701 T I h (A19\ 444 3469 E THE CITY OF FAYETTVILLE, ARKANSAS cep one. TO: Andrew Garner, Associate Planner . FROM: Kay Curry, Park Planner DATE: September 27, 2006 SUBJECT: Parks & Recreation Subdivision Committee Comments Meeting Date: September 28, 2006 Item: PR-PZD 06-2213 (Sunbridge Villas, 290) Park District: NW Zoned: RMF-24 Billing Name & Address: •Hometown Development; LLC 1747, College, Fayetteville, AR 72703 • Windstar.Investments, LLC, P.O. Box 3646, Fayetteville, AR 72702 • LandDed a ion Requirement Money in Lieu ,t. Smgle Family'1F33 @.024 acre per. unit = 3.19 acres133 @ $960 per unite $127,680 t,. Multi'F.amily' + 36 @ '.01.7 acre per unit = .61 acres 36 @ $680 per unit $24,480 Lot Split @ $960per unit = $ COMMENTS: • The Parks and Recreation Advisory Board recommended accepting money in lieu of land dedication on August 7, 2006. This decision was based Gordon Long Park and.the'Scull Creek trail. corridor being located within one half mile o$this . development. ■ Credit will be given in the amount of $135,360 for 141 existing mobile home lots. ■ Fees are assessed in the amount of $152,160 for 133 single family and 36 multi- family homes totaling a net $16,800 after credit is given. ■ Fees are due before signing of final plat. • Each additional housing unit that is constructed in Fayetteville places an increased demand on the Parks and Recreation System. The money collected as part of this development will be used to fund future park acquisitions and improvements for this park quadrant. R-PZD 06-2213 S. Fayetteville Fire Department To: Suzanne Morgan; And'rew.;Garner; `Jeremy Pate, and Jesse Fulcher Thru: Chief Tony Johnson Asst Chief Bud Thompsoiv From: Captain Dale Riggins Date: September 28, 2006 Re: October 2, 2006 Zoning Review — Fire Department Comments R-PZDO6-2256 (Mansfield) These .84 acres are covered by Engine 2 at 7O8 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 176O 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. R-PZDO6-2213 (Sunbridge Estates) These 20.92 acres are covered by Engine 4 and Ladder 4 at 3385 N Plainview. It is 2.2 miles from the station with an expected response time of 6 minutes. The Fire Department anticipates 38 (23 EMS — 15 Fire/Other) calls for service per year once the development is completed and maximum build -out has occurred. There is no recorded Measured Hydrant Flow in this area. 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. Feel free to contact me with any questions you may have about these • S FAYETTEVILLE THE CITY OF FAYETTEVILLE, ARKANSAS POLICE DEPARTMENT October 2, 2006 Jeremy Pate Zoning and Development Director City of Fayetteville 113 W. Mountain Fayetteville AR. 72701 Dear Director Pate, This document is in response to the request for a determination of whether the proposed Planned Zoning District R-PZD 06-2256: Planned Zoning District (MANSFIELD, 444): Submitted by YUME AND .RUSSELL RUDZINDKJ for property located at 932 GARLAND, BETWEEN BERRY AND HUGHES STREET would substantially alter the population density and thereby undesirably increase the load on public services and create an appreciable increase in traffic danger and congestion. It is the opinion of the Fayetteville Police Department that this planned zoning district will not create an undesirable increase in the load on police services nor will it create an appreciable increase in traffic danger and congestion in the area. In reference to R-PZD 06-2213: Planned Zoning District (SUNBRIDGE VILLAS, 290): Submitted by PROJECT DESIGN CONSULTANTS, INC. for property located at NW OF SUNBRIDGE DRIVE AND VILLA BLVD., VILLA M/H PARK It is the opinion of the Fayetteville Police Department that this planned zoning district will not create an undesirable increase in the load on police services`nor will it create an -appreciable increase in traffic danger and congestion in the area. Sincerel Captain Williai Brown Fayetteville Police Department FAYETTEVILLE POLICE DEPARTMENT 100-A WEST ROCK STREET FAYETTEVILLE, ARKANSAS 72701 (DELIVERIES) POLICE: 100-A WEST ROCK STREET 72701 PHONE: 479.587.3555 FAX: 479.587.3522 July 27, 2006 CXTV OF FAYE7MLLE ATTN: PARK PLANNING STAFF 1455 HAPPY HOLLOW ROAD FAYETTEVILLE, AR 72701 Dear Sir or Madam: We are developing approximately 20.88 acres near the Sunbridge and Villa• Blvd intersection in Fayetteville, AR. Our property is zoned RMF-24. We have 141 existing single family lots. We are proposing 129 single family homes, 2 Duplex buildings (totaling: 4 units), and 9 Fourplex buildings (totaling: 36 units). We have decided to use the option of money in lieu for land of our required Parks contribution. The calculations are as follows: Existing Single Family Lots: 141 x $960.00 = $135,360.00 Proposed Single Family Dwellings: 133 x $960.00 = $127,680.00 Mutt Family Dwellings: 36 x $680.00 = $24,480.00 Contribution: Proposed — Existing = Money in Lieu of Land ($127,680.00+$24,480.00) - $135,360.00 = $16,800.00 Our Contribution of Money in Lieu of Land is estimated to be $16,800.00, however, this amount - may change based on actual units approved through the PZO process. We would like to be on the agenda for the Parks and Recreation Board Meeting scheduled for August 7, 2006. Sincerely, Bob Schmidt AUG 3 12006 1747 N. College Avenue a Fayetteville, AR a 72703 Phone: 479-521-1950 a Fax: 479.443-2252 ADJOINING PROPERTY OWNERS NOTIFICATION OF UPCOMING PUBLIC HEARING Today's Date: September 14, 2006 APPLICANT/REPRESENTATIVE CONTACT INFO: Project Design Consultants. Inc. Phone: 479-521-5405 4285 N. Shiloh Drive Suite 104 Fax: 479- 521-0919 Fayetteville, AR72703 , Subdivision Meeting Planning Commission Meeting Thursday, September 28, 2006 830am Fayetteville City Administration Building 113W. Mountain Street, Room 219 (479) 575-8267 Monday, October 9, 2006 5:30pm Fayetteville City Administration Building 113 West Mountain Street, Room 219 (479) 575-8267 PROJECT DESCRIPTION: PROPERTY LOCATED AT NW iSUNBRIDGE DRIVE AND VI LLA BLVD. ILLA M/H PARK: THE PROPERTY IS ZONED RMF-24, MUL - NTAINS APPROXIMATELY 20.92 ACRES. THE REQUEST IS FOR 129 DETACHED AND 40 ATTACHED RESIDENTIAL DWELLINGS. Adjoining Property Address and Parcel Number(s) V 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: PDCI PROJECT # 2006023 S 1) i4 iL ADJOINING PROPERTY OWNERS NOTIFICATION OF UPCOMING PUBLIC HEARING Today's Date: September 14, 2006 APPLICANT/REPRESENTATIVE CONTACT INFO: Project Design Consultants, Inc. 4285 N. Shiloh Drive Suite 104 Fayetteville, AR 72703 Subdivision Meeting Planning Commission Meeting PROJECT DESCRIPTION: Phone: 479-521-5405 Fax: 479- 521-0919 Thursday, September 28,2006 8:30am Fayetteville City Administration Building 113 W. Mountain Street, Room 219 (479) 575-8267 Monday, October 9, 2006 5:30pm Fayetteville City Administration Building t 13 West Mountain Street, Room 219 (479) 575-8267 PROPERTY LOCATED AT NW OF SUNBRIDGE DRIVE AND VILLA BLVD., VILLA M/H PARK. THE PROPERTY IS ZONED RMF-24, MULTI FAMILY -' 24 UNITS/ACRE AND CONTAINS APPROXIMATELY 20.92 ACRES. THE REQUEST IS FOR 129 DETACHED AND 40 ATTACHED RESIDENTIAL DWELLINGS. Adjoining Property Address and Parcel Number(s) 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: Name of Property Owner Owner (Prinnte�d) � / (i2/I� SigYrature of Property Owner PDCI PROJECT H 2006023 ADJOINING PROPERTY OWNERS NOTIFICATION OF UPCOMING PUBLIC HEARING Today's Date: September 14.2006 . APPLICANT/REPRESENTAT[VE CONTACT INFO: Project Design Consultants, Inc. 4285 N. Shiloh Drive Suite 104 Fayetteville, AR 72703 Subdivision Meeting Planning Commission Meeting PROJECT DESCRIPTION: Phone: 479-521-5405 Fax: 479- 521-0919 Thursday, September 28, 2006 8:30am Fayetteville City Administration Building 113 W_ Mountain Street, Room 219 (479) 575-8267 Monday, October 9, 2006 5:30pm Fayetteville City Administration Building 113 West Mountain Street, Room 219 (479) 575-8267 PROPERTY LOCATED AT NWOF SIJNBRIDGE DRIVE AND VILLA BLVD., VILLA M/li PARR.. THE PROPERTY IS ZONED RMF-24, MULTI FAMILY - 24 UNITS/ACRE AND CONTAINS APPROXIMATELY 20.92 ACRES. THE REQUEST IS FOR 129 DETACHED AND 40 ATTACHED RESIDENTIAL DWELLINGS. Adjoining Property Address and Parcel Number(s) 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: Name of Property Owner / d) ko6r4 i7 "Signature of Property Owner I9 Ifl Zi2LCo y ;Zt➢M fl] (Return Comments to CityofFayk4ville Planning Division in Stamped Enclosed i±u elope) Y i I have been notified of the above meetings for the described project Y I do not object to the project described above. I do object to the project described above because: r Owner (Printed) . . /f SyOwner U % #2006023 I. 'I PZD06-221 Close Up View SUNBRIDGE VILLAS ( Overview - 000.0 00000 Oveday asinct FLOODWAY SOp YEAR 1W YFNi LIMIT OF STUDY — -- ' BaseUne ProMe O Fayetteville Outside City RPZDO6-2213 LI recta GOB Foolprmt2004 .i I5tlsido-1411110p Overlay District 0 125 250 500 750 1.000 7j C. IT - Ce �n ___ s.. Taye l W'516& ARKANSAS t THE CITY OF FAYETTEVILLE,.ARKANSAS 125 W. Mountain St. Fayetteville, AR 72701 PLANNING DIVISION CORRESPONDENCE Telephone: (479) 575-8267 To: City Council, Mayor Dan Coody From: Jeremy Pate, Director of Current Planning k� Date: December 04, 2006 Subject: Sunbridge Villas Residential Planned Zoning District The City Council is currently considering a Residential Planned Zoning District proposal under the name of Sunbridge Villas. This project consists of 169 dwelling units and community space area on 20.92 acres. The project is unique in that it falls within an already developed property, currently the Sunbridge Villa Mobile Home Park, which contains 141 mobile home lots. The applicant proposes to utilize the majority of existing infrastructure, making improvements where necessary to bring the properties up to code. Additional improvements will also be added, such as sidewalks and street overlays, as is typical with subdivisions in the City of Fayetteville. As part of the re -development of the site, improvements to the water, sewer and storm sewer systems are also required. The unique nature of this project — in that it is primarily utilizing existing infrastructure - gives the opportunity for staff to request of the City Council to approve the project as a Concurrent Plat, rather than a Preliminary and Final plat as separate documents. In order to do so, the City Council would have to waive the Unified Development Code Ch. 158.01 Guarantees in lieu of installed improvements, in order for the developer to bond for all required improvements serving the public health, safety and welfare. Staff is supportive of this waiver, finding that with a very clear time frame in which the improvements will be constructed, inspected and accepted by the City, along with a bond in the amount of 150% of the construction costs, there are no foreseen complications. Staff is recommending this project be allowed to be processed as a Concurrent Plat, thereby enabling the applicant to proceed with a document to process, record and begin construction in a more timely fashion. The applicant's engineers have worked with staff to detail the improvements necessary, and these are reflected in the modified exhibit that is attached. This recommendation is subject to the conditions as noted. It should also be noted that all noted improvements are required regardless of whether this project is processed as a Preliminary/Final Plat or a Concurrent Plat; the latter process simply allows a combination of the two applications into one. Staff recommends an amendment to R-PZD 06-2213, accepting the attached Exhibit "C" with revised conditions of approval. K: Ueremyl2006 CorrespondencelCC & PC MemoslSunbridge Villas P7_U.doc S • EXHIBIT "C" R-PZD 06-2213 Pape 1 of 5 Conditions of Approval City Council determination of street improvements. Staff recommends an asphalt overlay on all streets within the project. The overlay shall create, at minimum, a 25' wide street width back of curb to back of curb. Engineering staff shall determine at the time of construction the amount of improvement necessary (milling, depth of overlay, etc.). Street lights shall be installed every 300' along the private streets and at all intersections. In addition, existing sidewalks shown on the plat shall be repaired or reconstructed to meet City standards and shall be maintained by this development. 2. City Council determination of a waiver of Chapter 166.06 to allow for more than 80 dwelling units on a private loop street. Staff finds in favor of this request, given that surrounding properties are fully developed and the existing neighborhood and street grid layout is being maintained for private two points of ingress and egress. 3. City Council determination of a variance to allow residential solid waste cart/rccycling to all residential units within the development. City Code currently requires the multi- family structures within this development to utilize dumpsterservice. All othersingle family units will utilize residential cart service. The applicant requests to utilize residential cart service jor all residential units. 4. All streets and sidewalks shall be recorded within an access easement. Private streets and sidewalks shall be the responsibility of the properly owner or property owner's association to maintain according to city standards. Covenants shall provide that in the event the private streets and sidewalks are not maintained as required, 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 covenants shall grant the City the right to use all private streets for purposes ofproviding fire and police protection, sanitation service and any other of the municipal functions. Said covenants regarding maintenance of private streets shall not be amended and shall not terminate without approval ofthe City Council (§ 166.06 (K. 10.b.vii). Appropriate language shall be included on the final plat and approved by the Transportation and Engineering Divisions for such easement. 5. Curb cuts shall be limited to a maximum width of 16' measured at the back of the sidewalk or right-of-way where applicable, or at the back of the access easement where sidewalk is not present. Typical on -street parking shall be permitted on private streets, as long as no driveways are blocked. A. Ueremv 12006 CorrespondenceVCC & PC MemorSunbridge Villas PZD doe V P. SyrS. EXHIBIT "C" R-PZD 06-2213 Page2of5 6. Driveways shall meet the City's standard_ driveway requirements with 10' between drives, and a minimum of 5' between the drive and the side property line. Staff recommends utilizing shared driveways where possible. IfJots share a driveway, a maximum 24 -foot driveway shall be permitted. Plat and booklet revisions to be completed: a. Sheet 3.1. Side and rear elevations for the duplex and single family residences shall be submitted for review. b. Sheet 5.0. Change the title to "Preliminary Plat". c. Street lights shall be installed every300' along all streets (public and private) where not currently existing and at all intersections. Include the location of new street lights on the plat. d. Clearly indicate on the plat where the building setbacks are measured from, with dimensions. In addition, add notes to the setback chart for all of the zoning criteria clearly explaining where the building setbacks will be measured from. For the purpose of this development, the front building setbacks shall be measured from the edge of the access easement where right-of-way is not present. e. Specify the maximum amount of square feet (intensity) for the existing/proposed clubhouse in the zoning criteria for PA -4. f. If the balconies/decks are not proposed to be installed on the rear of the four-plexes as shown in the submitted photos, the architectural design standards in the zoning criteria should add a statement indicating as such. 8. No portion of any structure (i.e., porches, overhangs, etc.) shall encroach into building setbacks or utility easements. 9. Project Phasing: This development shall be built in one phase, with all permits for construction required to be issued within one year of City Council approval. A final plat shall be required in order to record the proposed lots and issue building permits. 10. Buildings shall be constructed to be consistent with the photos and concepts depicted in the booklet as specified. Building permits will be based upon the submitted photos and elevations. 11. Park fees credit has been given in the amount of $135,360 for 141 existing mobile home lots. Parks fees for 133 single family and 36 multi -family homes totaling a net of $16,800 after credit is given shall be paid prior to recordation of the final plat. K: Veremy12006 CorrespondencetCC & PC MemoslSunbridge Villas PZD.doc EXHIBIT "C" R-PZD 06-2213 Page 3 of 5 12. Signs shall be permitted in accordance with Chapter 174 of the Fayetteville Unified Development Code, and shall be subject to signage requirements forresidential single-family development. 13. The Master Development Plan, Statement of Commitments and Architectural Standards submitted by the applicant shall be considered binding and tied to the zoning of the property. Conditions of approval as noted herein and other requirements placed upon the project with review of the Master Development Plan —Planned Zoning District by the City Council shall also be binding. Tree Preservation Conditions: 14. Tree protection fencing will be extensive for this project. Please coordinate the installation with the Urban Forester. 15. By ordinance, tree canopy found within the building footprint must be counted as removed. There are several large canopied trees on this site that will not actually have to be removed entirely but possible just pruned for height allowance. Staff recommends working with the Urban Forester throughout the entire project to fence and preserve some of the larger trees that could remain. 16. Mitigation will be required on this site in the amount of 294 (2) inch caliper large species tree. The applicant has requested and been approved for on -site mitigation. A variety of quality tree species have been proposed to be planted back on the site which will ultimately better the city's urban forest as a whole. 17. A 3 -year maintenance and monitoring bond, letter of credit, or check in the amount of $73,500 shall be deposited with the City before the last certificate of occupancy. Standard Conditions: 18. Plat Review and Subdivision comments (to include written staff comments provided to the applicant or his representative, and all comments from utility representatives - AR Western Gas, SWBT, Ozarks, SWEPCO, Cox Communications). 19. Trash enclosures shall be screened on three sides with materials compatible with the surrounding structures, with access not visible from the street. Architectural elevations for these structures shall be submitted for review prior to issuance of a building permit. K VeremjQ006 CorrespondenceiCC & PC Memos ISunbridge Villas PZD.doc EXHIBIT "C" R-PZD 06-2213 Page 4 of 5 20. All overhead electric lines 12kv and under shall be relocated underground. All proposed utilities shall be located underground. 21. Staff approval of final detailed plans, specifications and calculations (where applicable) for grading; drainage, water; sewer, fire protection, streets (public and private), sidewalks, parking lot(s) and tree preservation. The information submitted for the plat review process was reviewed for general concept only. All public improvements are subject to additional review and approval. All improvements shall comply with City's current requirements. 22. All exterior lighting is required to comply with the City's lighting ordinance. A lighting plan and cut -sheets of the proposed exterior light fixtures, where applicable, shall be required to be approved by Planning Staff prior to building permit. 23. City Council determination of a variance of Unified Development Code Ch. 158.01, Guarantees in Lieu oflnstalled hnprovements. Staff recommends approval of the variance allowing the Sunbridge Villas R-PZD plat without the installation of all required improvements as noted herein at this time. The applicant shall be responsible for depositing with the city a guarantee in lieu of installed improvements in an amount equal to 150% of the estimated cost of the uncompleted improvements, as determined by the City Engineer. Said guarantees shall be provided prior to filing of the final plat for recordation. Sidewalks shall be installed or guaranteed and installed as each home is constructed. . 24. A plat meeting all technical requirements of the Unified Development Code for a Final Plat shall be submitted and reviewed at a Technical Plat Review meeting of the City of Fayetteville. After all utility representatives and staff have commented, revisions shall be submitted to staff for a final review before signatures are applied. All rights -of -way, utility easements, utilities, building setbacks and other zoning criteria shall be placed on the plat for review. 25. Construction plans for all public improvements shall be submitted and approved by the City Engineering Division prior to recordation of the final plat and issuance of any building permits. 26. Streetlights shall be installed or proof of payment for installation provided prior to recordation of the plat. K: Veremy11006 Correspondence CC & PC MemostSunbridge Villas P7.D.doc I EXHIBIT "C" R-PZD 06-2213 Page 5of5 27. Drainage improvements are required within the development to meet the current requirements of the City of Fayetteville Drainage Criteria Manual, The proposed storm sewer improvements must safely convey the 100 -year storm flow through the site. Minimum finish floor elevations shall be established for each lot adjacent to open channels or swales, and provided at the time of final plat. All drainage improvements shall be completed prior to the issuance of any Certificate of Occupancy. 28. The following water and wastewater system improvements are required for this project, and must be guaranteed in an amount equal to 150% of the estimated cost as approved by the City Engineer, if not completed, prior to final plat recordation. All improvements as follows shall be completed prior to the issuance of any Certificate of Occupancy. a. Public sanitary sewer facilities must be extended to each lot to avoid the crossing of lot lines. The sanitary sewer must be constructed and accepted prior to the issuance of building permits for any lot that does not currently have public sewer service in accordance with City of Fayetteville codes. b. Al] sanitary sewer services shall be replaced and the existing service lines and taps properly abandoned. The City will install all new sewer taps after the proper service tap fee has been paid in full by the developer. The developer shall be responsible for the installation of 100% of the sewer service lines. c. An eight inch (8") public water line shall be installed to create a loop from the six inch (6") water line located along Granada Street to the existing eight inch (8") waterline located west of the development. d. All existing water meters and service lines shall be inspected and replaced if they do not meet current code. All water meters shall be located such that the service lines do not cross lot lines. All costs associated with this requirement shall be at the developer's expense. A' Jeremy12006 Correspondence)CC & PC Memos LSunbridge Villas PZD.doc 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 PROJErT. DESIGN CONSULTANTS, INC. t RESIDENTIAL PLANNED ZONING DISTRICT R-PZD # 06-2213 For SUNBRIDGE VILLAS R-PZD Villa Drive Fayetteville, AR October 20, 2006 For Developer. Hometown Development 1747 N. College Avenue Fayetteville, AR 72703 Prepared By: N. Arthur Scott, P.E. Project Design Consultants, Inc. Project No: 2006023 p. 4285 N. SHILOH DR • FAYETTEVILLE, AR • 72703 PHONE: 479-521-5405 • FAX: 479-521-0919 . 0. • Table of Contents TABLE OF CONTENTS A. Name and Address of Landowner/Applicant and Representative 1 B. Summary of Proposal 1 C. General Project Concept 1 D. Proposed Development Phasing and Time Frame 2 E. Proposed Planning Areas Descriptions 2 F. Proposed Zoning and Development Standards 3-6 - Planning Area 1 PA -1 3 - Planning Area 2 (PA -2) 4 - Planning Area 3 (PA -3) 5 - Planning Area 4 (PA -4) 6 G. Comparison Charts 7 H.. Description of Recreational Facilities 7 I. Reason for PZD Request 7 J. Land Use, Traffic, Appearance and Signage 7 K. Compliance with the Fayetteville General Plan 2020 8 L. Traffic Study 8 M. Impacts on City Services 8 N. Statement of Commitments 9 O. Conceptual Description of the Dev. Standards, Conditions and Guidelines 10 P. Fulfills the Intent/Purpose of the PZD Ordinance 10 Q. Waiver Request 11 APPENDICES Cover sheet from Plan Set with General Provisions A Zoning and Development Standards by Planning Area B Master Development Plan C Overall Planning Areas and Tree Canopy with Architectural Styles D Tree Preservation and Grading Plan E Tree Preservation Charts and Calculations E.1 Site and Utility Plan F Landscape and Tree Mitigation Planting Plan G • Sunbridge Villas RPZD • • N. Arthur Scott, P.E. Project 2006023 October 20, 2006 C A. Name and Address of Applicant The applicant and owner (property under contract) of the 20.92 acre parcel at Sunbridge and Villa Boulevard called Sunbridge Villas RPZD is: Windstaf Investments, LLC P.O. Box 3646 Fayetteville AR 72702 The developer of the property of this parcel is: Hometown Development, LLC 1747 N. College Avenue Fayetteville AR 72703 The Engineer representative for the applicant is N. Arthur Scott, P.E. of Project Design Consultants, Inc. of Fayetteville AR. PDC, Inc. 4285 N. Shiloh Drive Suite 104 Fayetteville, AR 72703 B. Summary of Proposal • Sunbridge Villas Residential Community is designed to provide affordable housing in a modem development currently being used as a mobile home park. • Sunbridge Villas Residential Community offers a mixed use of single family, two-family, and multi -family housing and a club house and pool in four different proposed planning areas to provide affordable housing. The existing one parcel is proposed to be subdivided into 142 lots, providing 129 single-family detached, two duplexes, nine quad-plexes, and a common green space area. • The current zoning of the property is RMF-24. Surroundina Land Use/Zoning Direction from Site Land Use Zoning North Two-family residential RMF-24 South Office/commercial C-1, Neighborhood Commercial; R -O, Residential Office East Mixed commercial C-2, Thoroughfare Commercial West Multi -family RMF-24 C. General Project Concept 1. Street and Lot Layout. • The existing street network is being utilized with an asphalt overlay. Villa Boulevard is currently a public street and the other streets are private streets. PDC, Inc. 1 Sunbridge Villas RPZD • • N. Arthur Scott, P.E. Project 2006023 October 20, 2006 2. Site Plan - Using the existing street network and subdivision with some lot adjustments for larger lots and for existing utilities. It is basically a grid pattern. The existing one lot 27 would be subdivided into 142 lots, however providing 129 single-family detached, two duplexes, nine quad-plexes, and a common greenspace area. There is currently one legal lot of record, APN 765-16000-000. Refer to Site Plan in Appendix F. 30 feet wide access easements are provided for the private streets and and additional 4 feet where sidewalks are proposed. Building Setbacks are measured from the street access easement rather than from the sidewalk access easement to maintain more continuity on the building setback dimension since sidewalks are not proposed across the front of every lot. 3. Buffer Areas — No buffer areas are proposed since this is an established neighborhood and the surrounding areas are primarily zoned RMF-24. 4. Tree Preservation Areas — Tree Canopy area is minimal, approximately 5% per the city GIS information which is all along the periphery of the site which is proposed to be preserved. . 5. Storm Water Detention and Drainage — The existing storm drainage system is to be utilized and improved if required. Detention is not proposed since the runoff rate will not increase and it is an established neighborhood. 6. Undisturbed Natural Area — There is not undisturbed natural area in this subdivision. 7. Existing and Proposed Utility Connections and Extensions — There are existing water lines and sanitary sewer line lines throughout the site. 'One section of sanitary sewer line will be relocated out of the existing and proposed lots. 8. Development and Architectural Design Standards — Refer to Sections E and F below. 9. Building Elevations — Refer to Appendix D. D. Proposed Development Phasing & Time Frame. • The development is proposed to be completed in one phase and to follow the standard one year for permitting and start of construction with a 1 year extension. E. Proposed Planning Areas. • These Planning Areas are depicted in Appendix A through G of this booklet. PDC, Inc. 2 Sunbridge Villas RPZD • N. Arthur Scott, P.E. Project 2006023 October 20, 2006 F. Proposed Zoning and Development Standards For: PLANNING AREA 1 (PA -1) SINGLE FAMILY DWELLING (A) PURPOSE: AREA 1 IS DESIGNED TO ENCOURAGE SINGLE FAMILY HOMES AT A MODERATE DENSITY. (B) USES: Permitted Uses UNIT 1 CITY WIDE USES BY RIGHT UNIT 8 SINGLE FAMILY DWELLING Conditional Uses UNIT 2 CITY WIDE USES BY CONDITIONAL USE PERMIT UNIT 24 HOME OCCUPATIONS (C)DENSITY: 129 units/ 16.60 ac UNITS/ACRE I 7.77 (D)BULKAND AREA REGULATIONS: LOT AREA MINIMUM • 3,303 sq ft MIN. LOT WIDTH 38 ft LAND AREA PER DWELLING 3,303 sq ft E SETBACK REQUIREMENTS FRONT SIDE REAR *15 ft **5 ft ***15 ft *Front setbacks may be more where existing utility easements are located Lots: 95, 101, 102, 108, 109, 124 shall have 11 ft front setback along Madrid and Granada Streets **12.5 ft, 10 ft, & 7.5 ft side setbacks where existing utility easements are located ***fl) ft & 20 ft rear setbacks were existing utility easements are located (F) HEIGHT REGULATIONS: 30 feet measured from the lowest point of the structure at the historic grade. (G) BUILDING AREA: THE AREA OCCUPIED BY ALL BUILDINGS SHALL NOT EXCEED 60% OF THE TOTAL LOT AREA (H) SITE PLANNING (1) Landscaping — In accordance with City of Fayetteville Landscape Manual. (2) Parking — In accordance with Section 172 of the UDC. (3) Architectural Design Standards — See building elevations included on Appendix D of the project booklet. Materials shall be Brick, Driv-it(Stucco), Hardy Panel, Hardy Board, Cedar shake siding and Asphalt shingle roofs. (4) Signage — In accordance with Section 174 of the UDC. PDC, Inc. Sunbridge Villas RPZD • • N. Arthur Scott, P.E. Project 2006023 October 20, 2006 F. Proposed Zoning and Development Standards for: PLANNING AREA 2 (PA -2) TWO-FAMILY DWELLING (A) PURPOSE: AREA 2 IS DESIGNED TO ENCOURAGE TWO-FAMILY HOMES AT A MEDIUM DENSITY. _ (B) USES: Permitted Uses UNIT 1 CITY WIDE USES BY RIGHT UNIT 9 TWO-FAMILY DWELLING Conditional Uses UNIT 2 CITY WIDE USES BY CONDITIONAL USE PERMIT UNIT 24 HOME OCCUPATIONS (C)DENSITY: 4 units/0.88 ac UNITS/ACRE 4.54 D BULK AND AREA REGULATIONS: LOT AREA MINIMUM 16,601 sq ft MIN. LOT WIDTH 67 ft LAND AREA PER DWELLING 8,301 sq ft E SETBACK REQUIREMENTS FRONT SIDE REAR 15ft *5ft **15ft * 10 ft side setback where existing or proposed utilities are located ** Rear setback varies due to existing utility easement (F) HEIGHT REGULATIONS: 30 feet measured from the lowest point of the structure at the historic grade. (G) BUILDING AREA: THE AREA OCCUPIED BY ALL BUILDINGS SHALL NOT EXCEED 65% OF THE TOTAL LOT AREA (H) SITE PLANNING (1) Landscaping — In accordance with City of Fayetteville Landscape Manual. (2) Parking — In accordance with Section 172 of the UDC. (3) Architectural Design Standards — See building elevations included on Appendix D of the project booklet. Materials shall be Brick, Driv-it(Stucco), Hardy Panel, Hardy Board, Cedar shake siding and Asphalt shingle roofs. (4) Signage — In accordance with Section 174 of the UDC. t PDC, Inc. 4 Sunbridge Villas RPZD • N. Arthur Scott, P.E. Project 2006023 October 20, 2006 F. Proposed Zoning and Development Standards for: PLANNING AREA 3 (PA -3) MULTI -FAMILY DWELLING (A) PURPOSE: AREA 3 IS DESIGNED TO ENCOURAGE MULTI -FAMILY HOMES AT A MODERATE DENSITY. (B) USES: Permitted Uses UNIT 1 CITY WIDE USES BY RIGHT UNIT 26 MULTI -FAMILY DWELLING Conditional Uses UNIT 2 CITY WIDE USES BY CONDITIONAL USE PERMIT UNIT 24 HOME OCCUPATIONS (C)DENSITY: 36 units/2.48 ac UNITS/ACRE 14.52 BULKAND AREA REGULATIONS: LOT AREA MINIMUM 8,131 s ft MIN. LOT WIDTH 96 ft LAND AREA PER DWELLING 2,033 sq ft E SETBACK REQUIREMENTS FRONT SIDE REAR *15 ft **5 ft ***15 ft *11 ft front setback along Madrid and Granada Streets on Lots: 63, 70, 71, 78, 79, 86, 87, 94 ** 10 ft side setback for Lot 10 due to existing utilities ***20 ft rear setback for Lots 10 due to existing utilities (F) HEIGHT REGULATIONS: 30 feet measured from the lowest. point of the structure at the historic grade. (G) BUILDING AREA: THE AREA OCCUPIED BY ALL BUILDINGS SHALL NOT EXCEED 65% OF THE TOTAL LOT AREA (H) SITE PLANNING (1) Landscaping — In accordance with City of Fayetteville Landscape Manual. (2) Parking — In accordance with Section 172 of the UDC. (3) Architectural Design Standards — See building elevations included on Appendix D of the project booklet. Materials shall be Brick, Driv-it(Stucco), Hardy Panel, Hardy Board, Cedar shake siding and Asphalt shingle roofs. (4) Signage — In accordance with Section, 174 of the UDC. PDC, Inc. 5 Sunbridge Villas RPZD • • N. Arthur Scott, P.E. Project 2006023 October 20, 2006 F. Proposed Zoning and Development Standards for: PLANNING AREA 4 (PA -4) COMMUNITY GREEN SPACE/COMMON AREA (A) PURPOSE: AREA 4 IS DESIGNED FOR COMMUNITY GREEN SPACE AREA AND TO ENCOURAGE THE SENSE OF COMMUNITY THROUGH THE USE OF THESE • NATURAL AREAS ALLOWING SPACE FOR OUTDOOR RECREATION. (B) USES: Permitted Uses UNIT 1 CITY WIDE USES BY RIGHT Conditional Uses UNIT 4 CULTURAL AND RECREATIONAL PURPOSES (C) INTENSITY: 1 unit / 0.96 ac UNITS/ACRE Existing Clubhouse BULKAND AREA REGULATIONS: LOT AREA MINIMUM 18,941 sq. ft. MIN. LOT WIDTH 77 ft. LAND AREA PER DWELLING 18,941 sq. ft. SETBACK REQUIREMENTS FRONT SIDE REAR *5 20 setback where existing utility easement is located 65 * 15 ft side (F) HEIGHT REGULATIONS: 20 feet. The existing club house is to be remodeled and a pool constructed. (G) BUILDING AREA: THE AREA OCCUPIED BY ALL BUILDINGS SHALL NOT EXCEED 50% OF THE TOTAL LOT AREA (H) SITE PLANNING (1) Landscaping — In accordance with City of Fayetteville Landscape Manual. (2) Parking — In accordance with Section 172 of the UDC. No Parking allowed. (3) Architectural Design Standards — See building elevations included on Appendix D of the project booklet. Materials shall be Brick, Driv-it(Stucco), Hardy Panel, Hardy Board, Cedar shake siding and Asphalt shingle roofs. (4) Signage — Per RSF-4 signage requirements. PDC, Inc. Sunbridge Villas RPZD • Project 2006023 G. Comparison Chart. 0 N. Arthur Scott, P.E. October 20, 2006 Proposed Zoning Current Zoning Standards PA -1 PA -2 PA -3 PA -4 RMF-24 Type of Use Unit 8 9 26 NA 26 Density (units/acre) 7.77 4.54 14.52 NA 24 Min. Lot Width(ft) 38 67 96 77 NA Min. Lot Area(sq.ft.) 3,303 16,601 8,131 18,941 NA Land Area/Dwelling (sq. ft.) 3,303 8,301 2,033 18,941 2000 Max. Building Height (ft.) 30 30 30 20 75 Front Setback (ft.) 15 15 H 156 65 50 RearSetback (ft.) 15 15 158 20 20 Side Setback (ft.) 52 5 5 5 15 Max. Lot Coverage (%) 60 65 65 50 60 1. Front setbacks may be more where existing utility easements are located Lots: 95, 101, 102, 108, 109, 124 shall have 11 ft front setback along Madrid and Granada Streets 2. 12.5 if, 10 ft, & 7.5 ft side setbacks where existing utility easements are located 3. 10 ft & 20 ft rear setbacks were existing utility easements are located 4. 10 ft side setback where existing or proposed utilities are located 5. Rear setback varies due to existing utility easement 6. 11 ft front setback along Madrid and Granada Streets on Lots: 63, 70, 71, 78, 79, 86, 87, 94 7. 10 ft side setback for Lot 10 due to existing utilities 8. 20 ft rear setback for Lots 10 due to existing utilities 9. 15 ft side setback where existing utility easement is located H. Description of the Recreational Facilities. ■ The existing club house is to be remodeled and a pool constructed. ■ In lieu funds are required for park lands fees for this development. I. Reason For PZD Request. • It revitalizes the area by providing different types of affordable housing in a modem development integrated into the natural landscape and terrain of the area in an "in -fill" situation avoiding urban sprawl. J. Land Use, Traffic, Appearance, and Signage. • The proposed development Land Use relationship is addressed in Section K below. • Traffic shall be increased by approximately 200 additional trips per day on Villa Drive. The capacity for Villa Drive is approximately 9000 Average Daily Trips (ADT). • Additional landscaping and tree mitigation planting on site are proposed. • The development will follow all signage requirements for an RSF-4 zoning district. PDC, Inc. Sunbridge Villas RPZD • N. Arthur Scott, P.E. Project 2006023 October 20, 2006 K. Compliance with the Fayetteville General Plan 2020. • The proposed development is in compliance with the General Plan 2020. • It utilizes more intense development patterns downtown, encourages mixed uses to promote better community design, maintain human scale, and enhance pedestrian activity by providing medium density multi family housing within RMF-24 zoned areas. Section 9.8.e General Plan 2020. • It provides a new residential area accessible to roadways, alternative transportation modes, community, amenities, infrastructure, and retail and commercial goods and services due to its location. Section 9.8.f General Plan 2020. • It encourages residential units in appropriate specified Mixed Use Areas since it is positioned between C-2 and RMF-24 zoned areas. Section 9.8.g General Plan 2020. • It provides proportionality between nonresidential and adjacent residential areas by providing a medium density multi family housing between C-2 to the South and Multi- family homes surrounding the subdivision. Section 9.8.h General Plan 2020. • It provides performance zoning design standards to mitigate adverse impacts of contrasting land uses with residential land uses. Section 9.8.i General Plan 2020. • Provides an RPZD that provides transition in multi -family zoning density with an overall density of 8.07 which is less than the adjacent RMF-24 zoned areas. Section 9.8.m General Plan 2020. L. Traffic Study. • We consulted with staff and it was determined that a traffic study was not warranted for this development. - • The estimated increase in trips generated from redevelopment of this site is 10 trips per day for each additional unit which is 20 more units and 200 additional trips. • The capacity of Sunbridge is approximately 9000 ADT. M. Impacts on City Services. • The existing water and sewer capacity is more than adequate for the proposed subdivision and impact to the infrastructure and capacity will be negligible. • There are existing sewer and water lines to connect to. Utility easements aree shown on the plat. • Small dumpster pads are proposed in the front yard of each four plex at the request of Solid Waste. A waiver request is required to provide individual pick up for each unit rather than for dumpsters in front of each unit. PDC, Inc. 8 Sunbridge Villas RPZD • • N. Arthur Scott, P.E. Project 2006023 October 20, 2006 N. "Statement Of Commitments". 1. Dedication. • Proposed utility and easements shall be dedicated to the city of Fayetteville. • No park land is proposed, however, the appropriate park land fees shall be assessed against the development and paid at the required time. 2. On and Off Site Improvements. • The existing streets are to be overlain with asphalt and on section of sewer line is to be relocated. The city water department stated they would replace existing service lines. Any new service lines would be the responsibility of the developer. 3. Natural Resources and Environmental Sensitive Areas. • The site is already developed and is being redeveloped. The existing tree canopy at the periphery of the site shall be preserved and any existing healthy trees shall be preserved where possible. 4. Project Phasing Restrictions. • The development is planned to be constructed in one phase. 5. Fire Protection. • Fire hydrants are to be placed per city standards. • The nearest fire. station is within 5 miles from the site. 6. Other commitments imposed by the City. • None imposed to date. 7. Parks/Trails/Open Space Commitments. • No public park land is proposed within the development since it is an existing subdivision. • Park land in lieu fees are to be assessed and paid for any additional units above the existing 141 single family lots. 8. Proposed Preliminary Building Elevation. • Included in the Planning Area Development Standards are examples of the proposed building elevations. See Appendix D. PDC, Inc. 9 Sunbridge Villas RPZD N. Arthur Scott, P.E. Project 2006023 October 20, 2006 O. Conceptual Description of the Development Standards, Conditions and Review Guidelines. a) Screening and Landscaping — None proposed since it is an existing neighborhood. The existing parking lot near the clubhouse shall be brought into conformance with landscape and related development standards. b) Traffic and Circulation — Existing streets are to be utilized and overlain with asphalt. Maximum private driveway width imposed by the city is 16 feet. c) Parking Standards— Shall be in accordance with Section 172 of the UDC. d) Perimeter Fencing - Fencing is not proposed for this site due to existing trees along property lines. There is an existing privacy fence along the west property line. e) ' Sidewalks are proposed for this redevelopment as shown on the site plan. f) Exiting trees are to be preserved where possible. g) Street lights are proposed every 300 feet per city standards. h) Existing water lines are to be utilized. New service lines are proposed. i) Existing sewer lines are to be utilized. Sewer main extension is required where current service line cross other lots. New service lines are proposed. j) Streets and Drainage — The existing streets are proposed to be overlain with asphalt and the existing drainage used and additional inlets as required. k) Construction of Non Residential Facilities — An existing club house on site is proposed to be remodeled and a new pool constructed for recreational purposes. Refer to Appendix D. 1) Tree Preservation — As mentioned above, Exiting trees are to be preserved where possible. m) Architectural Design Standards — Refer to Appendix D. n) Proposed Signage — A decorative stone.type entrance is proposed for the main entrance with architectural signing to be submitted at a later date per RSF-4 signage requirements. o) View Protection — There does not appear to be a view protection issue for this PZD. p) Revocations — There are no known revocations for this development. q) Covenants, Trusts, and Homeowner Associations — Covenants and Restrictions for the PZD shall be submitted at a later date. P. Fulfills The Intent/Purpose of the PZD Ordinance. The purpose and intent of the PZD Ordinance is fulfilled through: The revitalization of an existing mobile home subdivision by providing a variety of affordable housing in a modem development as an "in -fill" situation avoiding urban sprawl. Multi -family use is allowed in Section 162 of the Unified Land Development Code. Property is currently zoned RMF-24 and surrounding property is zoned RMF-24 and C-2. Proposed conditional use of Home Occupation is allowed in the same section with Planning Commission approval. PDC, Inc. 10 Sunbridge Villas RPZD • N. Arthur Scott, P.E. Project 2006023 October 20, 2006 Q. Waiver Request. Request a waiver of the requirement stated in Chapter 50 for dumpsters to be placed in front of any establishment other than single family residences. Request that individual trash containers for each unit in the four plexes. 1. This is an existing mobile home subdivision that is proposed to be redeveloped with 129 single family homes, 9 four plexes, and 2 duplexes. Due to the existing utilities it is impossible to place dumpsters in front of each four plex. Also, it would be difficult to access the dumpsters in the front yards of the units. Having a dumpster in front of each of the four plexes would not be pleasing asthetically even with screening. 1 I discussed this with Brian Pugh with Solid Waste about the possibility of allowing individual trash containers for the four plexes in this particular case since they have their own driveways to garages and are mixed in with the single family homes, however, the ordinance requires that dumpsters are required for the four plexes and a waiver of the ordinance would be required. 3. Furthermore, placing dumpsters in this subdivision would encourage the single family homeowners to discard items in the dumpsters not typically collected curb side. 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C • t vJ i 3 \, FPi4J3..5 f '\ { I e p r jl{ky I t 55 )) PS l_ a �• 3 [ E • " �iGd • Ipa ig a t ' , ' '� e ' : I + ..... -+'-- airy . , )i §V 3 e c JjWli F_ qu Q z W M1I I ry afl u Q � 8 4 / e N a S w —J o - -I J Y pJ y 3 u Wy 5 p l C U ccc - N 4, a e - i - iaej4aF Y I+StaKS c has ,d f05i i_ Ay Aq Me Ada Bi�all, N IIj yI cU �7a1" 13a 0 ' g a 'r tl' •a tl o r n i fi� iI r� i Z •r•n< �• Win. •-- .s. tr I • lii, „z T Y CL na s tl 1 .r•,, II"tl T p ,'"rl'J � xw,'� i �peil}+ j s , 44fi ... yy .rtll �e � qA�' E ...-•. H a •`�. ,.,.f�, S. t 1•ieEr 1 a, IIvr y t i I A I e GENERAL PROVISIONS 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 HALL RUN WITH THE LAND, THE LANDOWNERS, THEIR SUCCESSORS, HEIRS, OR ASSIGNS SHALL BE BOUND BY THIS MASTER DEVELOPMENT PLAN, AS AMENDED AND APPROVED BY THE CITY COUNCIL x c r N]-IIAN In, MtW 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 SUNBRIDGE 5,7 VILLAS IS IN GENERAL CONFORMITY WITH THE FAYETTEVILLE GENERAL RAN 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 SUNBRIDGE VILLAS, PROVIDED, HOWEVER, THAT WHERE THE PROVISIONS OF THIS MASTER DEVELOPMENT PLAN DO NOT ADDRESS A PARTICULAR SUBJECT, THE RELEVANT PROVISIONS OF b • 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 PUBLIC IN THE PRESERVATION OF THE INTEGRITY 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 OR IN EQUITY BY THE CITY WITHOUT LIMITATION ON ANY POWER OR W REGULATION OTHERWISE GRANTED BY LAW. ,y CONFLICT: o 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 OTHERWISE BY 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 PANNING AREAS IS THE MAXIMUM DEVELOPMENT REQUESTED FOR PLATTING OR CONSTRUCTION. THE ACTUAL NUMBER OF DWELLINGS OR LEVEL OF DEVELOPMENT FOR COMMERCIAL, BUSINESS, OR INDUSTRIAL PROPERTIES MAY BE LESS DUE TO PA -2 SUBDIVISION OR SITE IMPROVEMENT PLAN REQUIREMENTS OR OTHER REQUIREMENTS TWO -F MILY • OF ° THE CITY COUNCIL 0.399 AC 17395.11 sf PROJECT TRACKING: AT THE TIME OF SUBDIVISION FINAL PLAT OR LARGE SCALE DEVELOPMENT THE APPLICANT SHALL PROVIDE A SUMMARY F 1 62 59 58 57 56 55 54 53 291.0. 2 PA -2 TWO-FAMILY 0.477 AC 20791.23 Sf RESIDI PLANNED:.ZON SUNBRID.? :a SUBDL �ILLA £ADOBE ST ��-Ir"K✓ rWrr%sW M-rr°J�Z�--T p,p••,'pFa'. y,p W3TF���ON I•l I--Af-,NY-S T „ I !n 6'N•+Ir N11Mr.e.. T1nM1 SW{i lr4°.. iNM :P.♦ mr4N- I �m➢"� 1 MO /mrJTll Vn 1 Mr[rWLMnnN.PN I N N N I AM° ✓Jr I Ilnn N -M ✓/Jf � r wI p -A. I Mme• I i 3 4 1 5 7 8 1.. CC AMILY 9 GR AC cot 75 sf 0 � 34, MULTI -FAMILY I I 1.1 AC 79 94 48331.67 Sf iro 64 77 80 93 65 76 �81 92 66 75 7 82 1 91 67 P -- -- -90 74 z SINGLE FAMILY AWI/4,SWI/4 ]1.99AtRET I' _ 68 15.6A2 AC 73 89 680, 1.35 Sf 69 72 85 _88 , 70 I 71 JIL AMIL`66 I 87 •I 103 sf 95 96 a- 4 97 n. 98 99 100 -7 101 101 51 1 50 I 49 ' 48 47 46 ; 45 I 44j43 43 j42 141 0 THE DEVELOPMENT, TO DATE, TO THE PLANNING DIVISION, IN ORDER TO ASSURE MAXIMUM DEVELOPMENT LIMITS ARE NOT EXCEEDED. prMll.°° IPptIR�/W M./A1" Eme�. N°C.I[S LLC SURVEY DESCRIP~ TION: S D EIN 1 E R mw A PART OF THE NORTHEAST QUARTER (NE1/4) OF THE SOUTHWEST QUARTER (SW1/4) AND A PART OF THE NORTHWEST QUARTER (NWI/4) OF THE SOUTHWEST QUARTER (SW1/4) OF SECTION 35, TOWNSHIP 17 NORTH, RANGE 3D WEST, WASHINGTON COUNTY, ARKANSAS, BEING MORE PARTICULARLY DESCRIBED AS FOLLOWS: BEGINNING AT A FOUND IRON PIN AT A BEND POINT IN THE NORTH LINE OF LOT 6 IN SUNBRIDGE CENTER, AS SHOWN ON THE FINAL PLAT THEREOF RECORDED IN PLAT BOOK 13 AT PAGE 60; THENCE N07°02'19"E 746.76 FEET TO THE SOUTHWEST CORNER OF LOT 12, BLOCK 6 IN VILLA NORTH, AS SHOWN ON THE AMENDED FINAL PLAT THEREOF RECORDED IN PLAT BOOK 7 AT PAGE 105; THENCE ALONG THE SOUTH LINE OF SAID VILLA NORTH THE FOLLOWING TWO COURSES: S76°5248"E 291.02 FEET TO A FOUND CONCRETE POST; THENCE S86°02'51"E 1028.04 FEET TO THE SOUTHEAST CORNER OF LOT 1; BLOCK 1 IN SAID VILLA NORTH; THENCE DEPARTING SAID SOUTH LINE S07°0349°W 674.34 FEET; THENCE N87°12'42"W 861.97, FEET,TO A FOUND IRON PIN; THENCE N87°06'22'W 45723 FEET TO THE POINT OF BEGINNING, CONTAINING 20.92 ACRES, MORE OR LESS, BEING SUBJECT TO THE RIGHT-OF-WAYS OF VALENCIA AVENUE, ARROYO AVENUE," MIRANDA AVENUE, SIERRA AVENUE, BARCELONA AVENUE, VILLA BOULEVARD, MADRID STREET AND GRANADA STREET, AND ALSO SUBJECT TO ANY EASEMENTS, COVENANTS OR RESTRICTIONS OF RECORD OR FACT. B C p GE uma molt. cvm t, l SUNBNER GE STATE PLAT CODE: 500 -16N -30W-0 CITY PLAT PAGE 524 G I H NG DISTRICT E VILLAS IIPi' gmym.. WGWS AR'fM`FST2M5,:!!L i?.1'B0XBBq• �FA YfJTF.N!'[E'A )2M 'bT)-N 2Y!£G£ =Fg vciT4vruF: Aa.nTu Fl tosflj .. .l3'll®.M %v Y. I P\N VwMM..W.fNI:..W6.-II Tf T oY xp.�:T _ ... LM 4[I ]114X610 a- W^✓V �.. P:II _. _ •• 3M-lY] -V,IT 4L'M\']YIY# Tn 4 W.3✓ .. . r+.n— '1u .. Mry W'. 1.,(P al .•'4L'�Il w']��I VP.V.Y Y .P• .:.I4X. vrY✓�/til .1✓..PnW�%/:Y 'XMI n 4'JaW\ jryr�. 4\1 .. �1�'TI .q piyq X4 1 a•µ Itl ). ::LVAXH -. ______ 4' E Mmny wnY 1 rr}11 FJ2 r. ,13 _34 ,j:5 ..1 P2. .�I 3 '1'7'18 AREA ' 7 H. AC 4 AC .11;88180 sf r y 'I SSf 1 19 1t: a23 I i ;`1:08 I . _ 'If! ' :126 1 p19 .111 '.1 �A E ' I Iy9 :.122 ! ii _ -_ - - -'I 20.9flCRE:. , 12 =338 . L r -= ---I— ' `+ Id2 �.�• _ - t £ ��� 1 .13'1 106 1p k •! S `138 41 t1� p 1 __ .I - 9�Af4FCA !PA ..1 --1 105 ' )ylI NGL'E:F.AMIL 6 g{jJ I.fI --- _ [S5,6,127gC __ l + p •304 4' V j f ;+1r9 ?Y1'9 Ij'f - cf 1 II; 4q lr @1380:135 3s :'303 TfisYY9 I :131:134 r 1 102 if ?1'16 :317 I :'132 f ?133 11 —T SEAL': doom•SUR& I ;N.;ARMUP SLOB . cGanNncmxsc¢'ravJ3.,:rnc { 'No.1653 CDNTAR BR)AN'a SCon 13 .IJI'N4m YRF7 .• GK3FRlNuX AR'T,'B .. ,11 i'Ai::IITNBa✓f6 ` :>P.,...... .OF 1111 INC :gP .. A . `F DATE: ?v;s..11.tw�:,r' ITNis drawing :is "PRELIMINARY - Sr . NOT FOR CONSTRUCTION until above seal holder:acknowledges X l[) 1 i .the:..Cancelfat ion;of This:disclaimer I below: J9 ri I] P. uw myI --__ Y m;,K'„P." tN.'Athur:Scott; PRE. k'DATE 22 'L.PI,N - .• •Mt .I,' A I. 23`w•D/M1 •: 'p vmae.Y � .. �V . J .39 .38 tf ;37�Fn� 36 33 "34 33 22 31 30 ;29 � 28 .I ,1 \� .I ii j / q ,' II 1 y (i rda>�3r4r,w. ' - - ° � 'may � - �61iS7 rM.{'(MY�IO Y?R •n2LRXW \P1YI'•112 "vii n'. yq 41 •Y1' I+W. ._j.''& DG - R.Ip�E s. W .H.. r5I1 L E,Ak51 624 1 `;`•• zb I.PA=4 I. IMMMUNM 'GREENSPACE• 527 'OMMON AREA 1 0:1/7o'Ac 7;'401:56 sf p142 — .. ♦ 4n¢VIOI �a jM1RT W1'Y )m�nn 4 rl F xif� 1 l 4 rGRAPHICiS. ALE I. Eilixa•_wer ,R -p i06-2213 r 9 *285,N.'ISHILOH pRNE .:SUITE '109 I:Pn: 47:9.521:5405 Fx: 479:521.0919 i •♦I IM\Vp%Ic. ____________ :2006-10o-1$ DRAWING NAME: .'6023 PIDAwg N^ _REVISIONS: J DATE:. ;S.UNBRIDGE VILLAS SUBDIVISI.GN WASHINGTON, tO. FA%YETTEVILLE,;AR >HEET;TSTLE: - 'COVER 'SHEETIFRONI PLAN SET WITH K •I 1'1 ..I• kx PLANNING AREA I(PA-1) SINGLE-FAMILY DWELLINGS (A) PURPOSE... AREA I DESIGNED TO ENCOURAGE SINGLE FAMILY HOMES AT A MODERATED@4SITY. (B) IRES' PmninedUm pNrrl CITYWIDEUSPSBYRIGfR JN1T SINOL&FAMILY DWELLING T2 1 IUsN UNINITS CITY WIDE USES BY CONDITIONAL USE PERMIT IJMT 24 HOME OCCUPATIONS A'ivs)Th)Anfo-/1d69ec . JNITS/ACRE 1777 I ' N BULKAADAREA REGUUflO . LAND AREA PER DWELIIN 3,30] fl ft (E) SETBACKREQUIREMFMS •Front eetb ks mayie anus -here canning utility aeenmb art loaded Lon: 95I01,IV1,108, 109,114 shall have lift flout sethackalong Madrid and Crtmeda Straw ••123 R,10 D H 7.5 ft tide rzMcke wheat existing utility wmmes art Inc tS •••IO ftk 30 ft ran'nbeka wedsexitmy wtiryeasmmb are baled fi)HEIGMR£GU(AnOA-30 dal nrnwedfim Welunch polvtofthe surrcpte. FO JE=Iic gn5i. (()iTEXCEPTAREA: THE AREA OCCUPIED BY ALL BUODINOS SHALL NOT EXCEED eo%op mloTALIATARFA (19 5115 PLANNING . (1) L seRrmg- In samdmce with City ofFayetearlk La°dsmpe Mams1. (2) Puling -In madman with Salon In oftha UDC (3) ArtBitcclml Design Sbndird . Sabuilding ele-+tliona included on Appendix Dofdmpmjttf booklet Mannish shall be Dda. DAv.B(Snrcco), Hardy PancL Hardy Board Cedar planks a idmg and Asphalt shthgle moo. (4) Slgrege - In acmNuee with Section 174 o f the UDC. 4 PLANNING AREA 2 (PA -2) TWO-FAMILY DWEWNGS (A) PURPOSE: AREA 2 IS DESIGNED TO ENCOURAGE TWO-FAMILY HOMES ATAMEDUJMDENSTIY. (B) USES: Pa mitd Uses Cmdilianal Um UNIT 2CITY WIDE USES BY CONDITIONAL USE PERMIT UNIT 24 HOME OCCUPATIONS DENS )D"I sw MSS ae ITS)ACRE 1454 FRONT SIDE REAR 15ft •5 "15 ft RI Cfl'Y WIDE USES BY RIGHT NIT9 AABL' DWELLING (E) SEIWACKREQUIREHGTS FRONT SIDE REAR 0 15ft •Sft ••ISR ' I O ft tide shush what tnising a proposed utilities am band 'Btu aaheek varies due to existing udlily maemml (F) HEIGMR£GUUTIONS' 30 FEET nmwm]g9m thelowea polar of structure at the historic peh\ AREA: THE AREA OCCUPIED BY ALL BWDfNGS SNAIL NOT EXCEED EXCEED 65% OF THE TOTAL LOT AREA 00 SITE PUATTAG . (I)Indam'g-In madman with Ci ofFpNailk Imtwrye Mam L (l)Pmting- In aaadaece with Sectim In of the UDC 7 (3)ANSedma1D igr 5pduth-Sec bmldivg ale iominclvded on Shea ll of the pym booklet h4bials smell be Bna. Driv-id(Sfl o), Handy Prod, Hardy Bond, Cedar shake siding end Aeppalt .hv'glc moo (4) Sigmgc-In aa'oNaem with Section 174 of tbe UDC PLANNING AREA3(PA-3) MULTI -FAMILY DWRI,I2NGS (A) PURPOSE' AREA 3IS DESIGNED TO ENCOURAGE MULTI-PAMLLY HOMES AT A MEDIUM DENSITY. (B) USES' 6 rmniardUm IT II CRY WIDE USESBY RIO1Ft YIT 24 MULTI FAMILYIll Coodeorel Um UNIT 2j Cm WIDE USES BY CONDITIONAL USE PERMIT UNIT 24 HOME OCCl7PATION5 DSN97Y36"o,/348 se nS/ACRE 14.52 BULK AND AREA REGULffONS: LI3Ifl 9 B LAND AREA PER DWEWNG 2,033 s B fF1 cFTFICR Pm!lIP P✓FMC II FRONT SIDE REAR ISM "5 •••LOA Ml ft Gat ¢theek elms Madrid sod 0ta Ste ¢ w Isms: 63T3,71,)8.)9M St94 e•10 G sideaethaifa lot 10 duc eeusEh gtaliria •••ID ft rmsefaa fabots 10 des m exkfi ud4tia (F) HMG?TREGUUPTON5: 30 FEET meann d from the Imam point of the 6Nrmne m the metals gist (G)SWLDMG AREA: THE AREA OCCUPIED BY ALL BUILDINGS SHALL NOT EXCEED 63% OF THU TOTAL LOT AREA (?)SITE PUNNING (I)IAndscnPing- Inauadance with City ofFayeuaiile lmdsape Manual. (2)Pnrlmrg- In accordance with Section In of the UDC (3) A ehtaaral Desk Snmdmdt-See bWNing elnedmm iackded can Shat 13 of to project Lnokln Mamiak'toll he Brick Orin-ilSeuco), H S7 Prod I Wd3. BmaL Cedar shalt siding red AJ$nII ehhrgle Tan& (4) Srgoeg- Iomvd®w pith Section 174 of the UDC A I a 56 55 53 �� PA 2rt TWO-FMTLY-- `0.399 AC 17395.11 sf 2 PA -2 TWO-FAMILY 0.477AC MUL 63 F G N it REBID PLANNED ZOIV SUNBRID_ SUED l,frCL.M IRrNammit/. 4r,af L rrM nID d-wxr WA PN .ac -v Taw taro a,.aa N )tv-. .m. l ,m. nrrrrtw[ mw: dw v... ran Pm eu^ p•q d -N ---n 1. II� 4 I� I INGL IIIFAMIL%. cy L 0.9 `AC —�' IIwr+e I/w 4111'/ I l y�FT // J 8Q F-- 65 I I 76 J 81 a6 tp 75 ,1 P44 %gf SINGLE F,AMILY_ J "rani 9p�[RES_ 9 S56 2-AC7 —' 680 i 35 sf J _JIL-- III 93 tlJ , 1 RLI�fi=� � 87-� 8 Ui 9 51 1;1 50 1st 49 111 48 111 47 I i 146 'H 45 (11 1 44 l 1 43 ' Ill 42 PLANNING AREA 4(PA -4) COMASU:+Pry GREEN SPACE. (COMMON AREA) (A) PURPOSE AREA 415 DESIGNED FOR CO3ANMIV GREEN SPACE AREA AND ISTO ENCOURAGE THE SEISE. OF COMMUNITY THROUGH THE USE OF THESE NATURAL AREAS ALLOWING SPACE FOR OUTDOOR RECREATION. (B) USES: Pamifed Um JMTI I C(IY WIDEUSESBY RIGHT I - Cwdammi Um UNTf4 I CULIURALAND RECREATONAL PURPOSES INIENS7fYJ.nMt% L04[ThIACRE I EXISTING CLUBHOUSE (F) SEIBACKREQWPEMEMS FROM SIDE REAR 650 OO •15 ft side seiMk wtme existing (F) HEIGMREGUUT10S (G) RUILDIAGAREA: IHEAR EXCEED 50 %OF THETOTAI (H) SITE PL4NMAG (I) Landscaping. In aavn (2) Parking- In accordance (3) Architectural Onign 9h booklm. Akmdek host be l 4 S' pm RSP-4 si c Lbhome is to be rwodded and a poet mmmctd ALL BUILDINGS SHALL NOT STATE PLAT q sign Smed.Ns. Sec building dewllme included on AppcMl DOfteproject dy Patel, Hardy HeatCedE shake sidivgmd Asphalt shingkrnofa. E.NG D'ISTRI"CT E IiILtkS xOWNER�.'A'1•F(OPERm' .�£AYa1NFfR: 'WMOSIAR%M,ESI,MFM5, 4C �PRQ)Ci.TO6lGY.'CiX4lA•iANR,'iC iP.O'8OX'•3 6 LWTAC!"N.•A.4lH —CtV TI.' £. IFAVETTEVR,4'AR wV ''IIBS'N.'SN2Q•I I 1W M1I'.WFIDIM','LM'IIOP,MENt,'de 1;PAK?T WLLE,.4R )?7O3 :•JJllN. CDY!£4F .nlq%fl4) 7Jr$ g5 PA)PT)EI5aZ.AR.lZlp3 :'!M(AN1'A1 f5 � r :tea .. .-E'AD09E Sr !w'111w, vtllM.! Vti m.o �. Vl\IIO EMI V.e •k `IWI+Y "}�+�YY 1plA}XIWMUIIVRO ,-°,�WI•�N- ]. 'LIID W^V LMh •.. [. 1}} ,\,. I�k^I/YY 19,:W 'M•Iu1j1 A..m•wlCr iLll!®. LML TtT.f Y! I}C.uMmP u{ .,.yr, .'' YfG£is 't2 ]IVMY} OMLYk�. (kV .,, ��IAYVA\`N pN.MH _ - _ e x86°'23f°E t6. RA 4 _ -Ir-' -�- :COMMU,NI Y IPA .3 �Y �� - - S; - - •7. -- :GREENGPAGE mmIL•Y !! :12' :3 r4 Il0%2I,r`AG , ri d i8 '1's; 'OMMON(ARE14 •:0:785'AG='18811d80sf. 1 .,, r a y.. 4,178;4'1sf j'y. "- I. I.; Jlfi lV :n _9ld \ tC '9` 1 11i:b.3 _.423 Ft ' Y I• R A .�. y 3 _ I. in ?L2✓ 11 '9.ee. • _ 7 '.� ,1`0,6 A• ,.I.Ti7 —�",I - fl? O- €•&•. 1 ._ '- I. Jllyl i 1 TI uI{—.••••4 , •�e ` —��' rps II .6 aY'5tFEs a r %I "^atrr ?NGL AMILY _ ,:', Y 6 - 'f I ;ly _�r ',II ,Is rf+z§ .l �� 1JJ' III! •• I 0. I dud y,. 'iN≥ a I�I Si 3.°.. ,y'I y 134 f .4'u! _ F$fie �.Y_ ... "sever. ID3 'I IW :'13: - Ij�:'133 lr II'T' .. - .. -T- :r_: ji:'L A.1 ' II "36 " r $ Td 32 Ff 37 'µ .31i Gi ;Z9 .J '. . e••^••�•�:w'n IV V1vv"nrvH'!A ENDPOINT.IN THE NORTHIOINE:OF COY61N SUBRIDGEiCEN[Ert, ,A5y5HOWN:ON'THE FINAL PLATLTHEREOF RECORDED IN NAT BOOK ii 3 AT PAGE60; THENCEiN07°02:d9"E ;746V,61FEET TO THE SOUMwE,57fCORNER.OF LOT 12, BLOCK 6IN V(IU NORTH, :AS:SHUWN ON ITHE AMENDED'FINAL PL'AT.THEREOFk(1E60RDED SIN PLAT BOOK JAT,PAGE ;ID5; THENCE'9CONG T11SUTFIL1r11E OFAID.VILIA NORTH THE FLLOWIN61TWO COURSE5.57fi°5248"E 2L02FEETTO A FOUND CONCRETE (POST; 1 HENCE:S86F@'$1"E 1028 O4 FEET.Tn THF:Cl1'Taceci mn,Icn nc I.... H. FEETS..O THE 41 25 YI 264 +: i FA -4 !_.a < GREENSPA . CE 3. -- r OMMON'ARE 01:56 sf CGRAPHICk5F%1LE ' Ir Fi 'jl Y I� , KIIIN:1££,rZj= FHINtirdw gE, JR PZDt06= 43 i , I u: Irl[ OF .A, .- INC .i' ' DATE: �•..'`MA.s .:e�'.,a^'• .. I111111111111�• This:draw.ing:is PRELIMINARY. - NOT FOR "CONSTRUCTION" until ! 1 above seal holder a&.noWledges ' �' .the;Caneellatioh:ofthis'diklaimer F below: " Y 4 A DATE Z w' DUn ' I ' :42851N SHILOH DRIVE SUITE ''104 3 I -Ph::47.9:521540$ (Fx:e479..52:1'.09.I19 PROJECT N9: DRAWN BY: '20060023 :'VS :CHEO(ED.6 : SUBMITTAL DATE: .rv�ar -2OD6-10=18 DRAIING:NAME: ;6023.PZO.dwg. :N^ REVISIONS: _DATE:; BY.: I I _ . l B1 • BY: BY.: •PR0)ECT: SUNBR'IDGE VILLAS <SUBDIVISION D WASHINGTON,!CO FAYETT_, l.' IIUUE, xAf . SHEET;TITLE: -' I ZONING AND ILL ID:E ELO:RMENT STANDARD:S;BYl-RAi I� SHEET tTT^ A L C D E F a Hi RESI PLANNED ZOI / LAND USE TABLE PLANNING AREA SYMBOL LAND USE DENSITY/INTENSITY UNITS ACRES X 1 PA -1 SINGLE-FAMILY lJ1 119 16600 19.35 2 PA -2 TW04AMILY 454 4 0880 4.21 3 PA -3 MULTI FAMILY 14.52 36 2080 11.85 4 P4 -4 GREEN SPACE CLUBHOUSE 1 0.960 4.59 TOTAL 903 169 20.920 100.00 SUNBRI is SUED; ' oun,maf � w.elnwrlFs ` gyp_--------------- n:W,ro l / --- . jL EAOOBEST wr MN bNr I ygvlllNCam I -�_ sN. .K 1 � 03? C411 W„C /I F,WIC I. Im Rarav r m4Q`�TM'"'p Tuuar. w"'+nrvia.r.aT mrnrv-uv lurre� i }N'�Mh Y OWAV I A. MCI -•m 14,1 T. � V .� TT FNS' / I MI { V IOI /IKRW,. lIK OMVIT� TRFYw� I. /I LG Z1 _I nm. 1 11 2N ar-e\w. Im pno-^><' IN� nr rmu ®.w -mu .ma nr.ea , .ew.+.1a I \t `�` N<�` _. xslt wa/.vae I �1 � 1 I ilk / •/ •"`anA1 `I ' PA'4 .�c v e I\° -' 3I SING PAMIL I .xl'15 li'I i GREENSPACE ' ° I ',' 1 I i r tl )13 eLty. 0'' AC. L _Jig %'I' COMMON AREA ' II' J—_mriF 1^„ / _ 34,178.41sf `" GRANADA -- ,® —11 •o'w1 I�•�[�u n' u[ Ilf:I4c ti --- /reSeY[" 1 / - _ iii ____ He _ _ _I :HT.H I+'f I jt' / _ [1 __ II AN'1 I / 11•1 Ply A e / I I II/ eY 16 0.92 ACR . / —_ / xrezYfE s e ;7-i i I - W ?Ei59i; Fsess ��__ ,swae__ ,�ONA I J 1/9..SV,�U1 I L _ � Z I �, qR uvrc I , 19 ft-- i/\j C' I — Ia`� _ /III T I 3 / --__ ____ t ° \I 1 I � / \ - THI gl r �L i :✓/ _ III - l� % ,0 / —_ Y /' / / _ I y 9 _ / , 1 -c 1 ,ue- -F� /idSI4E � I, We 1 I/lWf\ l yHyt-�L1k4' . 1 y. \ I v - - Tlw AiIQRTD i - L'bID ELI\ , - 1 Tc t � IJ— il� F� .J � _ 9 \'! j{ifr� / I I I� / II II, — ,III ,I, 11 F•• —III I 4201 10 ,__3_ glw..- /' E wt1I.V.lrz .m.v n3. 6 " j,DL% My SDNEINTER DCEN1ER N.,� DCEI mmry NgRj1 Iw,. II STATE PLAT CODE: 50( • CITY `P r.t A 0 C 0 E I F 4 M rTIAL I ' ISTRIICT LAS M N !owrvrnuaeroatsisr fwwm ras. rN vmnrN rs I rt c rr,I zrrerll4l4a mar �. 1N?�bRINT;'Q mbPN£NI142 p bfl F lzg(M.In.C3 ,cxcxax. .aaoxr C1m.czMmxravr5Mc 'CNr42�4iNIM:SCl�1TF 85 N/„o£. s m:ra rnle •ni rcmw %KV2"(1)S,JS2- S MK 311-01S IANP AF4fttM J VaLwli OIL 1` _ (CA vEswrma;aeln�ie N - - tvx rm>iev`r� I'A EAQo9EeST •= '. t.'1•Iw V-A/=Iix.N .O FM. . . QYIRM•fi IIFV� n fu�llM . Nm/W. V. �q..p M --F NY, r.,• IF' G .7028 O4 _ rR -Y. j gaa]I.t tl r._—. I ••II I •� OOO pl r .. JL _„ f III k I 1 II II v ; Qf— " J ,j q! i u '�G ! q p a F ii_________ ' YIiAIIL I V 1 �=� �� � vim` J � , . , • I LMWl VM wl I : r I I I, PA 4a 1 / ue Ir° _.-• �r.sule I, i- sl •GREENSPAtf j _ - —••1 i'At :e ,wa. '. '; III ( H4 it 1 4N 11 m w1:. II :'i III__ __ �r _ Il r ' T ,v' III I I: III yl \ III �I II•II ��k 1 ,I J' JI� 'I IL- �I'}l_ JAI I.� arnj I ''..Y 1 x= ₹'S. . .> „w IVICINITY[MAP sip M'S .Y. _ GE JO ,5 IN E fF`5�1 (GRAP,Sfi HICEutE 11 Ii ,L£rrj - plllNO1pl�LilAffF rON r30,W ;0405=230=.72 51452 T PAGE1524 R-PZD:062233 5EAL. F=°9+ ealw ½.s INC DATE: This rd rawing [is ...PRELIMINARY I- INOT [FOR(CONSTIRUCTIONIIunul tabove'seal Ihdlderacknowledges tithe tancellatlon ldf lttiis iftidalmer IbeIow: DATE Let ,C;ONS 1< ( r' 1 //i III ,I , �' iD ( 2 a 0 '42851N:'SHILOH DRIVE SUITE 104 [Rh: 147,9'52115405 IFx:'479152110919 PROJECTN9. I0RAWN,EY: - :20060023 y5_ I ' ISURMRTAL DATE: _________ DRAWING.NAME: 6023 PZD dwg N9 REW.SIONS .DATE:, I BY •1 lay I - I — PROJECT: SUNBRIDGE VILLAS :SUBDIVISION IVIIASHINGTON, to FAYiE I [I EVIIILLE; AR r5HEEI'T'ITIIE: M1A8 ii ER IDEVEL(O.PNIENT VPtUAN SHEET! NP', f Tfi'�SM-:. a P ti r. Y1i y i } J 'N .[1 _— J VICINITY MAP , 1 I �l— nn una 80 ---ya i N ILfiL' EBEsr �, , �iw. J � ®•mn'¢' i�lnr-IVrY.�O M nl I L�®n � �, �l l / idn reoY W u[Ynrctnru®Y /! 1 oNn21 J r•. Lwn rYL.* m a M1 L7/®-Mr1 IL ®N3 •m'IY(.Sl. 1 Iv• Is%n � l. r'I uin r -w '/ rr mn/v msrrw lee T u1 ,1 1 r IIYYp rw l I).y qq.n I A ��� \�.v •'i n♦ rI men rve=� '®gip r 'ry v0 -w r s r ,�y J{ u l` r; III Silw'Ney v - _ • _ Ill, L• , �F /ry/ V � 1 S 1 I -�4 ,/r I'IIL' u 7rl "Iw r i II'i'j er, Wb ♦ / In nNI /. 4 A . 1 }i xrmLAJ N F mpr ) r I _ �� J I I � f I L IVIf IW AISA 0P/-0 1�' 4 nT. - I ✓• III i n. u.era _ 'H 0ftr4 rtAJ1 T 1 • i11 i .� 1VtII ELP - ®nsDnn'L •/ `. ' 'I ' /Ip :J. p v�.rn.rFf A /1k -------:fl �WrW+N I R' 'r.'+rnW'm('x+w • u /1I ivYe e-i �w F)AYx b"tW [• II 't —Y. A r7.- iL�rcl— _ . z >I I� � j l I' 1..141 J.gf 1 1 r '•� — lam. •Ir- •2Y/LxNJY _ l V �Oxw. rOlM1.p nn �n n�rY10 MYprRM Fp n• wna.� G �-� eY• 5.U.N 8 RgaT j II , ti•NI�." „e.r t NY nlNun! $ A •1 y'I w -- z-`n- ind r ,_:, ill .•�w.r w (LA'TITl9DE: 1360 LOS' 459"IN ILONG'I. DE 194109'}17"IW Elor ;-T Cle I I._ QYl9ATIM$ 'g: 3r�� Ixo lVl 1M1y1 •YAN5.'vr. LEGEND: I' BWIIDMY uNE NTE O.WAY LINE C — -( ,CBAaNT.P :M90.fMWNE uNE 'GtS STOEM DFUMNE ' OIUIIH ^ U ' EMEA a OFIECTOC .— SEW WATER LINE _ WATER LINE -: (gmuf£ (rEN - ,W000Z€Nri f0 WN'EOUIVa f0 :RN'SET In Ic CRFTECP0ST "? I ;/ I1mUNui Fbu,,,ra EC4 IUfTLf1[LJGfl /-[ ,AIR' wNE II.IECUNC WR EIICTWC'R6FE RISER I> rm TEMP,, ERI S YAUL EIJO CTRIC. l® Its'MT;VAOLE • irM'MEIER 11, {N RLLJjEM e ISMITM 1 1 EMYwErMIE 9 MNN AIXE H ,WAT61 M LWA EfFA TWATMVAM �@ O gXrEE. xTNNOu/$IRIICTIEE ;H1,MUT £10. = 9d P�A9,9ET'1ATIY$ • .•'r M.LVAfiE/LM :Y lgr.CM O.NM mA 6EM•M � Aj =w pa4 M5T.[rsT t4 rr Y[)or.[ 1 Pc In IPc7n 11Cv Y ffil[YN1i}!q (� (d4' Iflf li WI. ICP4 iq RfltltblDLlMpfRRS Lb 4W n' 1,R GIQ bpgp _ I e 11 STATE_:.0F ARKANSAS € COUNTY OF WASHINGTO . CITYO.FiFAYETTENILLE I TOROG.RAPHIC�YSOUNDARY' ZUI RVEY (FOR'HOMETOWN •LDEVEL'QPMENT, ILLC 104Th'OE,u5TIEEV6IIXi',I9/ ((AOOEOEASMENI5J ' rN ''�GEgEldirK Inc. '(EOMATIG CO NSULTANTS ZINC X134 N;.WN STREET it ICASPRINGS, 92716 P,HONE:;(929) R4&66 FA1(:((q]9) 2&1/462 )� ORAWN 01',- q.?a iI ;S:Plf 6i'1.'6o I J I E➢ WE /EBC J _9dWG;E0Ui5j'Tdq iI I(.crwrn •I,rt YMllrx LStT is &or •i -. 2 LAND USE TABLE . Ba WE PLANNING AREA .SYMBOL LAND USE .. DENSITY/INTENSITY UNITS 'ACRES 1 PA -1 SINE -FAMILY i.12 -" - 129 M600 19.35 2 - PA -2 TWO-FAMAT 4.5E - 4 0.060 411 3 PA -3 MULTI FAIRY 1432 3S 2,480 11.85 4 PA -4 GREEN SPACE CLUBHOUSE . I 0960 459 TOTAL 8.01 169 20920 100.00 A B c I D P I ¢ I x it PRELIMINARY PLAT 4 SUNBRIDGE VILLAS SUBDI GENERAL NOT • ALLNEWUTILmE5 OVERHEAD MLIilE5 CR.iMLlO0. SHUL • ANY COSTING BROKN ., ANY MOOIEFIDN. , • ANY 6gDIflED CURB SW • REMOVENDSSANG 25A(K WATER AND SANITARY1LBE SF RACK rn nFcmn • OJPBI PT ESIDEWEU 12' 6•'I BAIX OF INE 5IDEWAUC GREEN SPACE SUJEWAUC IS NOT pqse 1%SLOPE • DRIVEWAYS SMALL MEET, 2"OVERLAY 2%SL_-g1 MAX. WITH ID' BETWEEN ORIVI ]% SLOBE 3 M FLOOD CERTIFICATION:" t "E �°E"°°� TY LIN N PJ WARNME9NREMFNi5PTHIS PROPERTY L5 NOi LDGTED YIRNDIANY PRE�NILY ESTABU9IED'\4'SREWALKw.EXISTING O61Ire1313Q 11 GRAMFLOOD INSURM!(E PATE M4D W�IQIGIY/N CRUSHED STONE BASE COMPACTED SUBGRAOE N umilARWW5lS AND INCDRNPATEO ARFp5. g I05143COSID TYPICAL -STREET SER OF SPACESDATE: JULY 21,1999 BER of SPARSCROSS SECTION IMo09Rl SPARE 1wroWR1 SPAL( �O1 ®WEaun pofl II.'. MII ®Ir- Y ylYl MrSgl�l Y:I•,..V• YII[YO •vY r9'11NR ' in I, vl!7O I NM.n T Aldl-u. Jr a •NL :jY N.ry r••MY. YI rypAi• !•d••{ IIIC yI Y I14 I •Y.1I{ IY, • 4011. IIMLA OII••M.M' R I vm•vl. ••O I •w !I O. LdI-d9 LI IWI>✓-n •m• I artIVMI(Y „A•®JY TMIC� ]•I M w, #J•'Y1 nm I / 1, J PVT Y`I 'a•'Nlnrll I H•Y.Irm.'IY.H• mf40•®IIYR•• II d•IL N -l• •ml (l YPm J•• I `mdl�IITT�roV ._Y__ _ .ml F� •vr —N-r 11 mpv p \ mrgorcq y.�Mw R ♦ \ to +usr urun a' ___ =r. __ _ •m. 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O; 1TOTAL•SITEIAREA_ 1611; . ACRES jTBITIQR- ~ , �2I' SQUARE FEET :IO A6) _ 5WARf F[f[1R�ES.0I9221I X OY TOTAL 511E :Clt % X:OF Ii01 AL:SITE AREA 6.19x I REENSPAttE{CALIOUVAiIONS I._ ,56'F,7,.F ACRES 52092 SY. X100 .-.. SITE AREAL 'I—.191118 I 152.E554 _ .1 _ GREENSP,'A(E� _ -.1— •11216 11 _!50113. I RARD.ARE'A = :1 x364711 :8.76 I .51.87 �TREE.?C'AANOPY EXISTING .= _166'375 382 1852.1 TREE .CANOPY REQUIRED s '182255 •;A:18 20 —SREEtLANOPY PRESERVED = J61921 r 1142—. 6.79 -- JREE:IGANOftY IREMOVED i- I S10A'A53 h ,'2f39- .I '11,1'4'1 Ft 1NiOA& TOPOSCO - 1/.CpESJ :11 LOx :emoR:TY �poioyEc - y3350 J X1.fi8 J Mld P R.Tr RQROVEC - `6292. i, tO `9 - 'It41d PR1091iY OAOVEZ 'idLE`L "D.24 _ -I ON IF ES ES eaes . Sizeln Icon ltwri, _ B' Black.Walnut .J,19_ 1 Gods 18J i AmeiIanlElm _ 126 :1 Fair_ 1 41' Amelcan EFn 24DBL . Poor. _ 91' AmetcanlElm 25 TRPL. P.obr .: 94- : Pin Oak 23 -. Good 99' 'i White P, -lar 42. . Roar. B O1_ I Whlte . 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E5li !HI•J4A710NREW:REp �XUHOEPl.9E NPCAIRR ` SpCL5_ 6EBF = liiD' 35 + 'L9 Nlcef291(190 51 L 1.2 .AJVf.F ;TALCS REOJINE I 0?Al ___ * / r ;or,, +, Fft e''NWJS'r I:?'WIF.2 'l u1HSM1TANlI fi:N ,INC.L9c e �4....m:M.•• DATE: _ 11>•.,'pis .:ek;;.� I .. - This tdrawing lis liP,RELIMINARYW [NOT CF.0R IXJNSTRU T ON' lundl rabovefseal holder'adcnowledges 'the<<a9Cellatlon ofithis :disclaimer below: DATE IC'01/vsG �1G� Qu 1: IQ a' SUITE 109 IP,AYETTEVILLE,'AR:72703 (P,h: 479.521!5405 (Ifg791c7 IPROJECTtN4.: :DRAWN BY: _ `2006023 RNedkav �CHECKED,BY.: .� SUBMITTAL DATE: m1 .10-20-2006' DRAWING NAME: _ LSP&TP4wg I IW..I IREVISION5: _DATE: BY: Bf 1 - BY Bt -J PROJECT': SUNBRI'DGE'VIL1'. IRPZD.# F:AYETTiEVIILLE A ISHEET flat TREEIPRESERV'ATIoN •; {CHARTS ANb �. ;CAL-GULATIONS ISHEEd [N@' ^cwmc!AW]TM�DMED EQJALIPTs f) �PEATIMOBSAXD OL AN'ITpp NAVESODREMOVED BEFORE' N IT IR W W TION�OJNTRAROR ATIA RIARANTEE FO A,2flP S IRONTARQaBGF FAVER,EVIfIE'5 I� IIFI',TRE₹PpF5EnV TAA vN. 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THE AAPLICHIT9W1 ESTABLISH A BOFU FIDE VROpERiv.OW E, •ASSOOATION Al A BILL OFASSURANOF-MD PROTECTIVE COVENANTS .SUF9QENT TO ENSURETHE OJMINUEO ON fl:IJIh.VRA:AIY.OF'TNF MITIGATION VENMJTHESUBDIVT90N. INF ofinwrn1.UNR 'AND PROTECTIVE COVENAMG'91ALI M FILED.OF RECORD WTRI'THE CIROIR.OERX'AND EX — a0 RFODRDER.Of.WASMINGTON COUNry. :ARYAHSAN THE ,LANDSCAPE,ADMINISTRAI,DRPRIORITO F[NAIIPIAT !APPROVAL T iNHEDF\ELDNER I5'RESPOHSIBIEIFOR THE %ANIING OFCT¢.31I MDIGATION,TRElz:5)ADWAITH6 MAT. HE&';TREES$WLLLFBF I?ANIIDAND'AP Ro ED'Earycor IFAYFREV!IJLE 'otaJAPE 14NE pMITRATOR!RUOR JO'I.WAQ.�ITA9CAm OFN OCPA.c i8 AF1B.' ORE',14AR,OF GROATH, ITHEi1REEISHNU&EIPRIINED BY,A ll:EITHER IINTERNATIONALSIX:IElV.O•' PJOAT1IPE ((6AJ'OR 10ERTFErEDBY TIF;CTTY,oiIFAYFT'EYIIIE. IS.iAPMICA rLWILLLWONk'WITH mr LMDSSCAREIADMINISTPANRIATTHE 1TIME':OF CDNSTWKTTON'R REVIEW ,TOi&TF'MORE IPREQsav JREEIPROTECTION FBcNG IAILIMTEASNOT,fLRURBED'Oy 1THE W WNSRUCTIDN OFINEfESSARYIINFIDSTRUCTIIRE'UTM1Es OR GINS •KGRAOING 9IALLBEPROTEOI®UXDERTAflpBNTEW OF THE ILMEDSCAf:AOMINLSTFATo1L 0 •WHERE Al PRI NINE IS NEEDED; P —M WIDSWfF"AOAIIARSTRATORS :OPINION. A OTY G9RI9EO.AgBORISi SHAj1: RF'Comsul m, '11 P.ANTTNG:OFMITIGATIONiTREE55HAI..BE INCOORDINATIONW BEFcROMMETIONANUI ADEAIjfE REAQI IND:bt p IiT•pry0 BEKFE'NE LfSJANCEIOF.'A FINM;CERTIFIGTE CF:OaWNCY. 0 SEAL;: This drawing is 1PRELIMINARY - NOT FOR "CONSTRUC ION" until above seal holder a 1 noWledges the:Caricellabon of;ffl disdairner below: I III [DATE ( 1r fl [ClpjV .,• P I(JiDl I.: I5UEtE'A04 {FAYETTiEVILrLE, ,AR ,7270 FPh;1979�s211tROs E47 PROJECT Np; DRAWN -BY: _ 2005058 R Nedkov QIEO(EO 6Y: O SUBMITTAL DATE: - 10(40/06 DRAWING: NAME: :LSPBTR,AdWy. N4 REVISIONS IDATE: 1' N� BY: )II PROJECT: :SUNSP1D.GE V'ILIA IRP,ZD ,. LANDS'CAP;EfA.[ND TR''EE SHEE N4: �— —_— - :I T —� _� - "� 3K III iL . IM la i1 i LA'A�