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HomeMy WebLinkAboutOrdinance 4986 Doc ID : 010973190008 TVDe : REL Recorded : 03/23/2007 at 02 : 01 : 47 PM Fee Amt : $29 . 00 Pace 1 of 8 Mashlnoton Countv . AR Bette Stamps Circuit Clerk File200740010683I 1 ORDINANCE NO. 4986 AN ORDINANCE ESTABLISHING A RESIDENTIAL PLANNED ZONING DISTRICT TITLED R-PZD 06-2196, WEST FORK PLACE, LOCATED AT THE END OF RAY AVENUE, SOUTH OF HUNTSVILLE ROAD; CONTAINING APPROXIMATELY 13 .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 R-A, Residential Agriculture, RSF-4, Residential Single Family, 4 units per acre, C-2, Thoroughfare Commercial and I-2, General Industrial, to R-PZD 06-2196 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. said Exhibit "C" shall be filed and available for view in the office of the City Clerk of the City of Fayetteville. 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 6th day of March, 2007. Page 2 Ord. 4986 APPROVED: ATTEST: By: By:-` // t � ' DAN COODY, May SONDRA E. SMITH, City Clerk/Treasurer nnnhqt ' SFAYETTEVILLE ; A� kANSPSJ� EXHIBIT "A" R-PZD 06-2196 LOT 9 IN BLOCK 4 IN WATSON ADDITION, AS SHOWN ON THE PLAT RECORDED IN PLAT BOOK 1 AT PAGE 220; ALSO PART OF THE EAST I /2 OF THE SOUTHEAST 1 /4 OF THE NORTHWEST 1 /4; ALSO PART OF THE SOUTHWEST 1 /4 OF THE NORTHEAST 1 /4, ALL IN SECTION 23, TOWNSHIP 16 NORTH, RANGE 30 WEST, WASHINGTON COUNTY, ARKANSAS, ALL TOGETHER BEING MORE PARTICULARLY DESCRIBED AS FOLLOWS : COMMENCING AT THE SOUTHWEST CORNER OF SAID EAST 1/2 OF THE SOUTHEAST 1/4 OF THE NORTHWEST 1 /4; THENCE NO2°39'35"E 879. 11 FEET TO THE POINT OF BEGINNING; THENCE CONTINUING NO2°39'35 "E 260.95 FEET; THENCE ALONG THE SOUTH LINE OF SAID BLOCK 4 AND THE WESTERLY PROLONGATION THEREOF S87022'44"E 789.38 FEET TO THE SOUTHWEST CORNER OF SAID LOT 9; THENCE DEPARTING SAID SOUTH LINE NO2052'43 "E 150.26 FEET TO A FOUND IRON PIN AT THE NORTHWEST CORNER OF SAID LOT 9; THENCE S87° 19'05"E 91 .92 FEET TO THE NORTHEAST CORNER OF SAID LOT 9; THENCE S02051 '50"W 150. 16 FEET TO THE SOUTHEAST CORNER OF SAID LOT 9; THENCE ALONG THE SOUTH LINE OF SAID BLOCK 4 AND THE EASTERLY PROLONGATION THEREOF S87022'44"E 175 .50 FEET; THENCE S05048' 12"E 282.61 FEET; THENCE S86°43'07"E 205.49 FEET TO A POINT ON THE CENTERLINE OF THE WHITE RIVER ; THENCE ALONG SAID CENTERLINE THE FOLLOWING SIX COURSES : SI 8' 18'13"W 143.01 FEET; THENCE S57°24'30"W 261 .31 FEET; THENCE S89014'54"W 209.81 FEET; THENCE S62°07'03 "W 157. 11 FEET; THENCE N84009'20"W 158.79 FEET; THENCE S63°37'01 "W 101 .34 FEET; THENCE DEPARTING SAID CENTERLINE N30011 ' 12"W 73 .53 FEET TO THE INTERSECTION OF THE CENTERLINE OF A CREEK WITH SAID WHITE RIVER; THENCE ALONG SAID CREEK CENTERLINE THE FOLLOWING 22 COURSES : N49°09'59"E 64.45 FEET; THENCE N46025'21 "W 57.75 FEET; THENCE N70°07'51 "E 44.90 FEET; THENCE S86°37'52"E 26.45 FEET; THENCE S40031 ' 18"E 49.95 FEET; THENCE N00037'26"E 10.33 FEET; THENCE N10039'06"W 87. 12 FEET; THENCE N69°00'12"W 107.55 FEET; THENCE N44° 11 '43 "W 73 .43 FEET; THENCE N66° 15'31 "W 32.28 FEET; THENCE N85° 18' 12"W 137.46 FEET; THENCE S27017'38"W 12.61 FEET; THENCE N78°07'21 "W 27.41 FEET; THENCE N09032'40"E 23 . 16 FEET; THENCE N68° 11 ' 12"W 32.95 FEET; THENCE N08°49'55"E 39.49 FEET; THENCE N19021 '36"E 33 .93 FEET; THENCE S89°45'33 "W 13 .32 FEET; THENCE N43°37'01 "W 17.67 FEET; THENCE N78° 17'20"W 12.59 FEET; THENCE N88°25'52"W 43 .38 FEET; THENCE N82007' 12"W 11 . 12 FEET TO THE INTERSECTION OF SAID CREEK CENTERLINE WITH THE CENTERLINE OF A ROAD; THENCE DEPARTING SAID CREEK CENTERLINE N75012'56"W 43 . 15 FEET TO THE POINT OF BEGINNING, CONTAINING 13 .92 ACRES, MORE OR LESS, BEING SUBJECT TO ANY EASEMENTS, COVENANTS OR RESTRICTIONS OF RECORD OR FACT. RPZD06-219 WEST FORK PLACE Close up wow O' . . QI � RSFJ am ffn to m SUBJECT PROPERTY I R. RSf7 I Q x b L r .. k. C. 1... ® Q.a . i It it Y : ul' I lay Y t f S f, 4 LL It, ' 'q�{ ® ".,KSS �} £1 • .�: •f. hit ti,,, ii . INJa ' c kC ♦ 1 .. a . i (1 1a Ii 1 )� J >rt lL RQ h �Ittr y $ r G . h � I r vst w Vs " L 7' 4Tl r )r( 'r ti 3 i'tSedi G.h .I', I I y ! 'it eYZ ''r Z " 1 t 7 �{ f pYir tSr T .l cr a fi r /.2 },FA At ':. r 3 k i �' t s a wt'.t}�., .�xL .X' sE�.r P t lel f y A } b 1� F `a Y 5 � t Y QT µ aF - 1 a 1 1. �Y.�ttlS1� ? a ! rust� rzl 7 .t r`+ y by ' 3 + .. >� YtoitSyti ,(�,KII t 31rr Al e a ,l $`" t >.'rrr otS r�.i. > + LL wF,..t 1` A- --- 2 'r {>3'�� 2 s n'£ tAI 9 . ty � .•,F t� ''3•t ,fir- 4 "tet rt Ef t 4 it v i� r F t !r r a [ tr '. . a ( � a# ,T !m r i, Fa { t '✓ t L Y } AV :`n �e •13..}+� ta . .eti:� r' t ,• :: ..rer .. c': t:ik5 �. r�.. Y L rt5 " .;+.rs T"U�./ Hh�£y .wj 5�+'r . Overview Legend �M q 100 Year Roof OA M Lke) mtut7f 0ceetr Mm O Fayetteville abaft t%b aamos.zlea K GOOFe0tpfr22004 10 Wlsiftlellce Ovally O'sm 0 125 250 500 750 1.000 Feet EXHIBIT "C" R-PZD 06-2196 Page 1 of 4 CONDITIONS OF APPROVAL: 1 . City Council determination of appropriate connectivity. The applicant proposes twofull access public streets: a. An extension of Ray Avenue south into the property which accesses the site. The applicant proposes to remove the eastern public street connection to Helen (near Jerry Avenue), and requests to work with City Engineering and the Fire Department to determine an adequate Emergency Service turn-around. This may require a "T" type tum-around with more generous curb radii. While staff is not opposed to the eastern street connection to Helen Street, finding it will not create a dangerous traffic condition and that it promotes the City 's policies of connectivity, should the City Council wish to remove this street connection, staff recommends approval of this amendment, with the condition that a 6-foot public sidewalk be constructed and dedicated from Helen Street south to Ray Avenue in lieu of the eastern street connection, to provide pedestrian connectivity to the proposed park. The City Council determined all street connections to be required, including the eastern public street connection to Helen (near Jerry Avenue). b. A 28-foot wide public street that continues west from Ray Avenue to Happy Hollow Road. Staffrecommends the applicantpayfor and construct a minimum 28 foot wide public street within 50 feet ofright-of-way west (off-site) to connect to Happy Hollow Road, with final alignment to be approved by the City Engineer. The public street shall allow public access and connectivity to surrounding properties, including subsequent development on the property through which the street traverses. The street extension shall be constructed with development of the West Fork Place PZD. Off-site sidewalk construction along the street extension may be delayed until each side of the property develops. The City Council determined in favor of this condition. 2. Planning Commission determination of street improvements: a. Staff recommends an asphalt overlay on Ray Avenue from the intersection of Huntsville Road to connect to the proposed interior street, which will be constructed to City standards. The overlay shall create, at minimum, a 24 ' wide paved street width. Engineering staffshall determine at the time of construction, the amount of improvement necessary (milling, depth of overlay, etc). b. The existing sidewalk on the west side of Ray Avenue shall be extended into the proposed development with a crossing at Ray Avenue to the proposed sidewalk. c. Staff recommends that a 4 ' sidewalk be constructed on the north side of the public alley in Planning Area 1 and 2 as indicated in this site plan, to provide pedestrian access for the dwelling units in this area. d. Should the access to Helen Street become a full-access public street, the applicant shall coordinate with the Engineering Division prior to discussion to determine the necessaryfinal design of the four-way intersection, to ensure the public alley does not become utilized as a public street. . � y EXHIBIT "C" R-PZD 06-2196 Page 2 of 4 e. Street lights shall be installed every 300 ' along the public street, public alleys and at all intersections. f. Staffrecommends a future sidewalk connection to the trail on the southwest side of the property, across the slope from the sidewalk shown to connect to the public alley. This connection shall be permitted to occur at a future date, if desired by the City, with the construction of the trail. The City Council determined in favor of this condition. 3 . City Council determination of waivers from street design standards. The applicants request a waiver of the required street radius of 150 ' (request 100 ' radius). Staff recommends approval of the requested waiver, finding that the street design will not create a dangerous traffic situation for vehicles or pedestrians. The City Council determined in favor of this condition. 4. Public streets and alleys interior to the project shall be constructed to City specifications for public streets. All sidewalks, in the right-of-way or access easements, shall be constructed to city standards. Any sidewalk that is proposed to be constructed outside of the public right- of-way shall be within an access easement, allowing general public usage. An access easement shall be provided for pedestrians to access the park and trail where parkland is not dedicated. 5. Staff is recommending approval of the submitted Tree Preservation Plan associated with RPZD 06-2196 with the following conditions of approval.: a. Tree canopy shared by land owners is found to be a high priority. All canopy along the northern property line should have every measure taken to ensure the health and longevity of the trees. b. Mitigation will be required in the amount of 49 (2) inch caliper large species trees. The applicant will be utilizing the residential on-site mitigation option. c. A 3-year maintenance and monitoring bond, letter of credit, or check will be due in the amount of $ 12,250 for the mitigation trees before the last certificate of occupancy in this development or as each lot develops. 6. No portion of any structure (i.e., porches, overhangs, etc.) shall encroach into building setbacks or utility easements. 7. One ( 1 ) large species tree shall be planted in between each of the multi-family driveways and shall be depicted on the landscape plan. 8. 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. Any portion of a structure which is visible from the right-of-way shall be articulated and contain features such as doors, windows and/or similar openings. EXHIBIT "C" R-PZD 06-2196 Page 3 of 4 9. A deed for the 6.07 acres of park land is required prior to building permit(s). Based on the number of units, the developer is only required to dedicate 1 .39 acres. 10. Signs shall be permitted in accordance with Chapter 174 of the Fayetteville Unified Development Code, and shall be subject to signage requirements for residential multi-family development. 11 . 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. 12. Should the property ever be subdivided, it shall comply with the zoning criteria as established and approved herein. Future subdivision of the property would require Planning Commission and City Council approval for a modification to the Planned Zoning District zoning criteria, or a new Planned Zoning District. 13 . All structures shall meet City of Fayetteville ordinances for floodplain development, including finish floor elevations, grading and erosion control and floodplain development permits. 14. Prior to building permit, a cost estimate for all required landscaping and sidewalks is to be submitted 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. This guarantee will be held until the improvements are installed and inspected, at the time of Certificate of Occupancy. 15 . Plat revisions that shall be completed prior to construction plan review: i. The Solid Waste Division has approved the location of the two dumpster pads, which will be utilized by the residents in the multi-family units. However, the dumpster pads need to be increased to 12' wide by 15' deep. Appropriate screening shall be required and approved by the Planning Division. ii. Page 8 of the project booklet indicates that Use Unit 4, Cultural and Recreational Facilities will be allowed as a use by right, whereas the plats indicate Use Unit 4 as a conditional use. Make sure that Use Unit 4 is listed as a conditional use on all pages of the plat and booklet. iii. Page 8 of the project booklet (Current Zoning vs. Proposed PZD): The information within this table does not match the most current numbers. This table shall be updated to reflect the current proposal. iv. By not providing lot width minimums at this time, the subject property may not be subdivided without first obtaining Planning Commission and City Council approval to modify an approved Planned Zoning District. EXHIBIT "C" R-PZD 06-2196 Page 4 of 4 V. Include the area between the public traillalley access and Planning Area 5 within a 20' trail access easement and label as such, for a future trail connection (direct extension of public trail/alley access, with bollards shown). Actual connection to be constructed by the City of Fayetteville. vi. Page 1 and Page I 1 of the project booklet refer to the 20' public alley for fire access and pedestrians only, with break away bollards. If the alley is now proposed as a public street, remove these statements. vii. Page 5 of the project booklet indicates that the lot area minimum for Planning Area 3 is 9,654 sq. ft. The actually lot are minimum is 10,811 sq. ft. 16. Plat Review and Subdivision comments (to include written staff comments provided to the applicant or his representative, and all comments from utility representatives - AR Western Gas, SWBT, Ozarks, SWEPCO, Cox Communications). 17. 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. 18. 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. 19. All overhead electric lines 12kv and under shall be relocated underground. All proposed utilities shall be located underground. 20. 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. 21 . Prior to the issuance of a building permit the following is required: a. Grading and drainage permits and floodplain development permits. b. An on-site inspection by the Landscape Administrator of all tree protection measures prior to any land disturbance. c. Separate easement plat for this project that shall include the tree preservation area. d. Project Disk with all final revisions. e. Completion of all required improvements or the placement of a surety with the City (letter of credit, bond, escrow) as required by Section 158.01 "Guarantees in Lieu of Installed Improvements" to guarantee all incomplete improvements. Further, all improvements necessary to serve the site and protect public safety must be completed, not just guaranteed, prior to the issuance of a Certificate of Occupancy. Washington 'County, AR I certify 'this Instrument was ,filed on 10312312007 .02:01'A7 PM and recorded In Real Estate Fite Number 2007-00010683 %Bette 'amps ' circuit Clerk by t Arkansas Democrat Cpaxet#te Northwest Arkansas Times Benton County Daily Record P. O. BOX 1607 FAYETTEVILLE , AR 72702 PHONE : 479-571 -6421 AFFIDAVIT OF PUBLICATION I , Erin Emis , 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 NO, 4986 Was inserted in the Regular Editions: March 17, 2007 Publication Charge: $453 . 65 Subscribed and sworn to before me This/9 day of tVaAj 2007. Notary Public" My Commission Expires: Sharlene D. Williams Notary Public State of Arkansas My Commigsion Expires October 18, 2014 DECEIVED MAR 2 i 2007 CItY OF FAYETTEVILLE CITY CLERICS OFFICE G - ORDINANCE NO. 4986 AN ORDINANCE ESTABLISHING A RESIDENTIAL 0 PLANNED ZONING DISTRICT TITLED RR-PZDESIDENTIAL 06 2196, WEST FORK PLACE, LOCATED AT THE END 1 ` G. Sho C the access to Helen Street become fllull-access public street the apPlicenI a allcoli i Y OF RAY AVENUE, SOUTH OF HUNTSVILLE ROAD; Faye �/V j e nate with the Engineering Division prior to discussion to determine the necessary final design of the f CONTAINING APPROXIMATELY 13.92 ACRES; ARKANSA5 �a tl four-way intersection, to ensure fire public alley does not become utilized as a public street. a v } AMENDING THE OFFICIAL ZONING MAP OF THE C M e. Street lights shall be installed every 300' along the public street, public alloys end al all Interse& s1 1 CITY OF FAYETTEVILLE; AND ADOPTING THE j . tions. • .r. X71 ASSOCIATED MASTER DEVELOPMENT PLAN. L' 7. Staff recamtends a future sidewalk connection to the trail on the southwest side of the property, 1 across the slope from the sidewalk shown to com act to the public alley. This connection $hi ll be BE IT ORDAINED BY THE CITY COUNCIL OF THE CITY OF FAYETTEVILLE, I permitted to occur at a future date, if desired by Ne City, with the construction of the trail. 't ARKANSAS; , The City Council determined.in favor of this condition. '! t' f 3. Cry Council determination of waivers from street design standards. The applicants request 9- . l € Section 1: That the zone classification of the following described property is hereby changed as yx waiver of the requiretl street radius of 150' (request 100' rat ius). Staff recommends approval of the- lows: y requested waiver, finding that the street design will not create a dangerous traffic situation for vefi 1 I cles or pe lestrians. I IFrom R-A, Residential Agriculture, RSF4, Residential Single Family, 4 units per acre, C-f. 1 The Cry Council determined in favor of this condition. j r Thoroughfare Commercial and I-2, General Industrial, o R4'ZD 06-2196 as shown In Exhibit *A* and 4. Public streets and alleys interior to the project shall be constructed to City specifications for Pull r depicted in Exhibit 'B* attached hereto and made a pan hereof. I lie streets. All sidewalks, in the right-of-way Or access easements, Shall be constructed to city star, 1 p1 dadI Any sidewalk that is proposed to be constructed Outside Of the public right-of-way shall be Section 2. That the change in zoning classification Is based upon the approved master development i within an access easement, allowing general public usage. An access easement shall be provided plan, deveopment standards, statement of commitments and the conditions of approval as submit- t tot pedestrians fo access the park and Iran where parkland Is rrot dedicated. . . q ', f led. determined appropriate and approved by the City Council indicated in Exhibit 'C' EttachOQ 1 5, Soft is recommending approval of the submitted Tree Preservation Plan associated with RPZD OG p hereto and made a pan hereof. and Exhibit 'C' shall be Ned and available for view in the office of I 2196 wUh the lollovring conditlons of approval: . � � the City Clerk of the City of Fayetteville. i• a. Tree canopy shared by land owners is found to be a high prlonly. All canopy along the northern Section 3. That this ordinance shall take effect and be in fun force at such time as all of the require- property line should have every measure taken to ensure the health and Longevity of the trees. .j F ments of the master development plan have been met. -, • 1 1 4 b. Mitigation will be required in the amount of 49 (2) inch caliper large species trees. The applicary r 9 Section 4. That the official zoning map of the City of Fayetteville, Arkansas, Is hereby amended to will be utilizing the residential on-site misgaton option -- y k reflect the zoning change provided in Section 1 above. . - 1 c. A 3-year maintenance and monitoring bond, letter of credit, or check will be due In the amount dl I{ $12,250 for the mitigation trees before the last cerT icate of occupancy in this development or e3 s. PASSED AND APPROVED this 6th day of March. each lot develops.2007. rT r r ! r o .. 6. No porton off any structure (i.e., porches, overhangs, etc.) shall eroroach Into bulging setbflck� APPROVED: ATTEST. or anility easements. - i BY. ' By: 7. One(1) large species tree shall be planted in between each of the multi-lamlly driveways and shall DAN GOODY, MayorSONDRA E. SMITH, COy Clert(heaaueer be depicted on the landscape plan. 4 ` 8. Buildings shall be constructed to be consistent with the photos and concepts depleted in thio EXHIBIT OA' - + i booklet as specified. Building permits will be based upon the Submitted photos,t Any ponlon of 1 1 R-PZD 062196 ' r 1 structure which is visible from the righl-ol-way shall be articulated and contain features such as 11 LOT 9 IN BLOCK 4 IN WATSON ADDITION, AS SHOWN ON THE PLAT RECORDED IN PLAT BOOK �I doors, windows and/or similar openings. 1 r 1 AT PAGE 220; ALSO PART OF THE EAST 12 OF THE SOUTHEAST 1/4 OF THE NORTHWEST 1J4; 9. A dead for the 607 acres of park land is required prior to building permil(s). Based On the nums ALSO PART OF THE SOUTHWEST 1/4 OF THE NORTHEAST 114, ALL IN SECTION 23, TOWNSHIe bar of units, the developer is only required to dedicate 1.39 acres. 16 NORTH, RANGE 30 WEST, WASHINGTON COUNTY, ARKANSAS, ALL TOGETHER BEING MORE t 10. Signs shall be permitted in accordance with Chapter 174 of the Fayetteville Unified Developmerjt PARTICULARLY DESCRIBED AS FOLLOWS: i Code, antl shall be subject to signage requirements for residential multi49mjly development. 11. The Master Development Plan, Statement of Commitments and Architectural Standards suorNf-. . COMMENCING AT THE SOUTHWEST CORNER OF SAID EAST 12 OF THE SOUTHEAST 114 OF led by the applicant shall be considered binding and 4ed to ms zoning of the property. Contlltlon9 -� THE NORTHWEST 114; THENCE .NO2039'35"E 879.11 FEET TO THE POINT OF BEGINNING; of approval as poled herein and other requirements placed upon the project with review of 1hb1 THENCE CONTINUING NO2°39'35'E 260.95 FEET, THENCE ALONG THE SOUTH LINE OF SAID Master Development Plan - Planned Zoning District by rho CIry'Councll shall also be binding. ^' BLOCK 4 AND THE WESTERLY PROLONGATION THEREOF S87°22'44'E 769.38 FEET TO THE 12. Should the property ever be subdivided, it shall comply wish the zoning criteria as eslabllshefl SOUTHWEST CORNER OF SAID LOT 9; THENCE DEPARTING SAID SOUTH LINE N02052'430E and approved herein.. Future subdivision of the property would require Planning Commission and 150.26 FEET TO,A FOUND IRON PIN AT THE NORTHWEST CORNER OF SAID LOT 9; THENCE City Council approval for a modification to the Planned Zoning District zoning criteria, or,a new S87.1905'E 91.92 FEET TO THE NORTHEAST CORNER OF SAID LOT 9; THENCE 502051'50. 'i Planned Zoning District dj 150.16 FEET TO THE SOUTHEAST CORNER OF•SAIDtOR9;THENCE-ALONG•iHE50lJTH-LINE 13. All structures shall meet CM of Fayetteville ordinances for floodplain development, Indutlfog nn- OF SAID BLOCK 4 AND THE EASTERLY PROLONGATION THEREOF S87°22'44-E 175.50 FEET; f ish floor elevations, grading and erosion control and floodplain development permits. THENCE 505648-12-E 282.61 FEET; THENCE S8604307-E 20549 FEET TO A POINT ON THE CEN- r -14. Prior to building permit, a cost estimate for all required landscaping and sidewalks is to be sub-I Y TERLINE OF THE WHITE RIVER ; THENCE ALONG SAID CENTERLINE THE FOLLOWING SIX I miffed for review. Once approval is gained, a guarantee is to be issued (oondi eller of credlVcash)' 1 COURSES: S18018'13W 143.01 FEET; THENCE 557024.30-W 261.31 FEET, THENCE S89°14'54. 1 for 150% of the cost of the materials. This guarantee will be held until the Improvements are installea,, i 209.81 FEET; THENCE 562007'03. 157.11 FEET, THENCE N940,09'20. 158.79 FEET; THENCE - and inspected, at the time of Certificate of Occupancy. 1 1 S6Y37'O1W 101.34 FEET: THENCE DEPARTING SAID CENTERLINE N3D°l 1'12 73.53 FEET TO i 15. Plat revisions that shall be completed prior the construction plan review: 4 I . THE INTERSECTION OF THE CENTERLINE OF A CREEK WITH SAID WHITE RIVER; THENCE i I. The Solid Waste Division has approved the locafon of the two dumpster pads„which will be uti-I ALONG SAID CREEK CENTERLINE THE FOLLOWING 22 COURSES: N49009'59'E 64.45 FEET. . I Iized by the residents in the multi-family units. However, the dumpster pads need'to be increaseb, THENCE N48025'21 W 57.75 FEET, THENCE N70007'51'E 44.90 FEET. THENCE S86237'52E 26.45 to 12' wide by 15' deep. Appropriate 'screening shall be required and approved by the Plannigb'. FEET; THENCE S40°31'18'E 49.95 FEEF, THENCE N00937.26-E 10.33 FEET. THENCE N10'3B'06. ' Division. _ . 1 , • e ; 87.12 FEET; THENCE N6900012W 107.55 FEET, THENCE N44°11'43. 73.43 FEET; THENCE 4 It. Page 8 of the project booklet indicates that Use Unit 4, Cuthml and Recreational Facilities will Or M6'15'31'W 32.28 FEET; THENCE N85918.12. 137.46 FEET; THENCE 52701 r3BW 12.61 FE-E{: allowed as a use by right, whereas the plats indicate Use Unit 4 as'a conditional use. Make sum THENCE N78007'21 W 27.41 FEET, THENCE N09032 40-E 23.16 FEET,; THENCE N68011.12W 32B5 . that Use Unit 4 is listed as a conditional use on all pages of Me plat and booklet. . 4 j FEET, THENCE NO8049'556E 39.49 FEET, THENCE N19921'36'E 33.93 FEET: THENCE S89°45'33W 4 iii. Page 8 of the project booklet (Current Zoning vs. Proposed PZD): The Information within this labl'e' ' 13.32 FEET; THENCE N43°3701 W 17.67 FEET. THENCE N78017'20V 12.59 FEET THENCE does not match the most current numbers. This table shalt be updated to reflect the current pry' N98°25'52'. 43.38 FEET, THENCE N8M7'12W 11.12 FEET TO THE INTERSECTION OF SAID pass]. _ 11 CREEK CENTERLINE WITH THE CENTERLINE OF A ROAD; THENCE DEPARTING SAID CREEK iv. By not providing lot width minimums at this time, Me subject properly may not be subdivided wills CENTERLINE N75012'56W 43.15 FEET TO THE POINT OF BEGINNING, CONTAINING I 13.92 out first obtaining Planning Commission and City Council approval to modify an approved Planned ACRES, MORE OR LESS, BEING SUBJECT TO ANY EASEMENTS, COVENANTS OR RESTR16 I Zoning District. 1 . 1 TIONS OF RECORD OR FACT. v. include the area between the public traiValley access and Rapping Area 5 within a 20' trall awes. { easement and label as such, fou a future trail connection (direct extension of public trailial]ey Steam,•; Exhibit B is a map and may be vowed In the of ice of the city clerkAreasunir during normal busmen's with bollards shown). Actual connection to be constructed by Ne City of Fayetteville. - •a 1 T hours. I vi. Page 1 and Page 11 of the project booklet refer to the 20' public alley for fire access and pedes-, T EXHIB1T 'C' L : titans any, with break away bollards. It the alley Is now proposed as a public street, remove mesbi CONDITIONS OF APPROVAL: 4, statements. 4 L City Council determination of appropriate connectivity. The applicant proposes two lull access Ni. Page 5 of the project booklet indicates that the of area minimum for Planning Area 3 I 9.654 siil public sheets: - ft. The actually lot are minimum is 10,811 sq. ft. 4j a. An extension of Ray Avenue south into the property, which accesses the site. The applicant Pro- 16. Plat Review and Subdivision comments (to Include mitten staff comments provided to the apps; - poses to remove the eastern public street connection to Helen (near Jerry Avenue), and requests to 1cent or his representative, and all comments from Wilily representatives - AR Western Gas, SWBT work with City Engineering and the Fire Department to determine an adequate Emergency SerJee Ozarks, SWEPCO, Cox Communications). turnaround. This may require a T type turn-arou id with more generous curb radii. While stall Is not 1 17. Trash enclosures shall be Screened on three sides with materials compatible with the surround. opposed to the eastern street connection to Helen Street, finding It will not create a dangerous trey. Ing structures, with access not visible from the street Architectural elevations for these stmclueq spall be submitted for review prior o issuance of a building permit. 1 re remove this and that it pronates the recommends policies approval of connectivity, should the City Council wish IQ, t a rove publstreet ic sidealkb iogsleffted and ntlscated here this ementlmout with the condition mat IgSoftapproval waterfinal tletiretlotectin, stretafronsand ce Private), i(where s,plicabl6)forgrad= o6- e e public sitlet conn cion, to pro and pedestrian from HelenStreetto the uoposedth to Avenue In lieu' tree dralesse go, water, sewer, mationtsubmi,submitted he plat and w pro), sidewalks,rowlewedf for [mend of the eastern street connection, to provide pedestrian required, in to the the eastern park. w tree preservation. The information nts meas for the plat review process was reroval, for general I The City Council determined all street Avenue). lona to be required, irwlutling the aassem public street concept only. . All public improvements are sublets to additional review and approval. All improV� : I connection to Helen (near Jerry Avenue). menta shall le with City's current requirements. yn b. A 26-loot Wide public street that continues west from Ray Avenue 10 Happy Hollow Road. SIeH- 19. All overheadead electric lines 12kv and antler shell be relocated underground. All proposed utilities' i recommends the applicant pay for and construct aminimum 28-foot wide public street within 50 feet shall be located underground. of right-of-wary weal (off-ale) to connect to Happy H011ew Road, with final alignment to be approved 20. All exterior lighting is required to comply with the City's lighting ordinance, A lighting plan end: by the City Engineer The public street shall allow public access and connectivity to surrounding cut-sheets of the proposed exterior light fixtures shall be required to be appioved by Planning Slaif. properties, Including subsequent development on the property through which the street traverses. prior to building permit y The street extension shall be constructed with development of the West Fork Place PZD. 01,8 11e j 21, Prior to the issuance of a building permit the following I5 required: sidewalk construction along the street extension may be delayed until each side of the property y a. Grading and drainage permits and floodplain development permits, r 41 develops. b. An on-site inspection by the Landscape Administrator of all Ires protection measures prior to etfy4 1 The City Council determined in favor of this condition. land disturbance, a, ••j { 2. Planning Commission determination of street Improvements: _ .{; c. Separate easement plat for this project that shall include the tree preservation area. a. Staff recommends an asphalt overlay on Ray Avenue from the Intersection of Huntsville Road tic, tl. Prolan Disk with pll final revisions. connect to the proposed interior street. which will be constructed to City standards The oven@y. yl e. Completion of all required improvements or the placement of a surety with the City (letter Of tred° li shall create, at minimum, a 24' wide paved street width. Engineering staff shall determine at the Me- 1. ! it, bond escrow) as required by Section 15801 'Guarantees In Lieu of Installed Imprwements'.f0 v of construction, the amount of improvement necessary (milling, depth of overlay, etc.). 4 ^1 guarantee all incomplete improvements. Further, all improvements necessary to serve the site and o. The existing sfdewalk on the west side of Ray Avenue shell be extended Into the proposed tleveh r pro prefect public safely met be completed, not just guaranteed, prior to the Issuance of a Certificate t 'fiPWici Emends that aysideAvenue to the ponos constructed On the _ or 11 of Occupancy. 1 p j a Staff Area I ends that a is sidewalk be eppan,top vi lire north side of the public alley fn Planning Area 1 and 2 as Indicated in this site plan, to provitle pedestrian access to the dwellinlj' units In olsaree.` pkr..4'^�---•+� �"""'--''- - Hometown Development -1747 N. College Avenue Fayetteville, AR 72703 - � /4 U)ja5F ,4�r� PG�c� November 21 , 2006 Mrs. Sondra Smith City Clerk City of Fayetteville 113 West Mountain Fayetteville, Ark 72701 Dear Mrs. Smith On Monday, November 13 , 2006, the Fayetteville Planning Commission considered R- PZD 06-2196: Planned Zoning District (West Fork Place) 565/566. After considerable discussion, the commission by a vote of 5-3 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. In order to allow us to generate additional information, we are requesting that our appeal be heard at the council meeting of December 19, 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 at 841 -8549. Sincerely, Mike McDonald Hometown Development NOY 2 2006 CITY OF FAYETTEVILLI CITY CLERICS OFFICE ' d, 64a07 (Ye Al /& 14 +�<IAOfV City Council Meeting of January 2, 2007 Agenda Item Number CITY COUNCIL AGENDA MEMO To: Mayor and City Council Thru: Gary Dumas, Director of Operatio(s From: Jeremy C. Pate, Director of Current Planninga ` Date: December 14, 2006 . r . Subject: Residential Planned Zoning District for West Fork Place (R-PZD 06-2196) RECOMMENDATION The Planning Commission voted 5-3-0 to deny the subject Residential Planned Zoning District request, R-PZD 06-2196, West Fork Place. Planning Staff recommends in favor of the request for an ordinance to create a Residential Planned Zoning District for West Fork Place. This action would establish a unique zoning district for a residential development with a maximum of 59 dwelling units on a 13.92 -acre tract located south of Huntsville Road and Helen Street, a proposed density of 4.2 dwelling units per acre. BACKGROUND The subject property consists of approximately 13.92 acres located south of Huntsville Road and Helen Street, north of the West Fork of the White River. The site is zoned predominantly RSF-4, however there are portions of the property zoned C-2, I-2 and R- A. Much of the property is within the floodplain, as the West Fork of the White River bounds the 'southern part of the property. Ray Avenue and Jerry Avenue provide access from HWY 16E (Huntsville Road) through an existing subdivision with predominantly single-family homes, but with a mixture of RSF-4, RSF-7, RMF-24 and C-1 zoning. 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 November 13, 2006, the Planning Commission voted 5-3-0 to deny this request with commissioners Harris, Clark, Myres, Ostner and Anthes voting `Yes'. The motion to deny passed and the applicant has appealed this request to the City Council. The main issues of Planning Commission concern centered on density, ingress and egress within the existing subdivision, increased traffic and access onto Huntsville Road, connectivity and compatibility. BUDGET IMPACT None. ORDINANCE NO. AN ORDINANCE ESTABLISHING A RESIDENTIAL PLANNED ZONING DISTRICT TITLED R-PZD 06-2196, WEST FORK PLACE, LOCATED AT THE END OF RAY AVENUE, SOUTH OF HUNTSVILLE ROAD; CONTAINING APPROXIMATELY 13.92 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 R -A, Residential Agriculture, RSF-4, Residential Single Family, 4 units per acre, C-2, Thoroughfare Commercial and I-2, General Industrial, to R-PZD 06-2196 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. Said Exhibit "C" shall be filed and available for view in the office of the City Clerk of the City of Fayetteville. 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 , 2007. APPROVED: By: DAN COODY, Mayor By: SONDRA SMITH, City Clerk EXHIBIT "A" R-PZD 06-2196 LOT 9 IN BLOCK 4 IN WATSON ADDITION, AS SHOWN ON THE PLAT RECORDED IN PLAT BOOK I AT PAGE 220; ALSO PART OF THE EAST 1/2 OF THE SOUTHEAST 1/4 OF THE NORTHWEST 1/4; ALSO PART OF THE SOUTHWEST 1/4 OF THE NORTHEAST 1/4, ALL IN SECTION 23, TOWNSHIP 16 NORTH, RANGE 30 WEST, WASHINGTON COUNTY, ARKANSAS, ALL TOGETHER BEING MORE PARTICULARLY DESCRIBED AS FOLLOWS: COMMENCING AT THE SOUTHWEST CORNER OF SAID EAST 1/2 OF THE SOUTHEAST 1/4 OF THE NORTHWEST 1/4; THENCE N02°3935"E 879.11 FEET TO THE POINT OF BEGINNING; THENCE CONTINUING N02°3935"E 260.95 FEET; THENCE ALONG THE SOUTH LINE OF SAID BLOCK 4 AND THE WESTERLY PROLONGATION THEREOF S87°22'44"E 789.38 FEET TO THE SOUTHWEST CORNER OF SAID LOT 9; THENCE DEPARTING SAID SOUTH LINE N02°52'43"E 150.26 FEET TO A FOUND IRON PIN AT THE NORTHWEST CORNER OF SAID LOT 9; THENCE S87°19'05"E 91.92 FEET TO THE NORTHEAST CORNER OF SAID LOT 9; THENCE S02°51'50"W 150.16 FEET TO THE SOUTHEAST CORNER OF SAID LOT 9; THENCE ALONG THE SOUTH LINE OF SAID BLOCK 4 AND THE EASTERLY PROLONGATION THEREOF S87°2244"E 175.50 FEET; THENCE S05°48'12"E 282.61 FEET; THENCE S86°4307"E 205.49 FEET TO A POINT ON THE CENTERLINE OF THE WHITE RIVER; THENCE ALONG SAID CENTERLINE THE FOLLOWING SIX COURSES: S18°18'13"W 143.01 FEET; THENCE 557°24'30"W 261.31 FEET; THENCE S89°14'54"W 209.81 FEET; THENCE S62°0703"W 157.11 FEET; THENCE N84°09'20W 158.79 FEET; THENCE $63'37'01'IW 101.34 FEET; THENCE DEPARTING SAID CENTERLINE N30°11 12"W 73.53 FEET TO THE INTERSECTION OF THE CENTERLINE OF A CREEK WITH SAID WHITE RIVER; THENCE ALONG SAID CREEK CENTERLINE THE FOLLOWING 22 COURSES: N49°09'59"E. 64.45 FEET; THENCE N46°25'21"W 57.75 FEET; THENCE N70°07'51"E 44.90 FEET; THENCE S86°3752"E 26.45 FEET; THENCE 540°31'18'E 49.95 FEET; THENCE N00°37'26"E 10.33 FEET; THENCE N10°39'06"W 87.12 FEET; THENCE N69°00'12"W 107.55 FEET; THENCE N44°11'43W 73.43 FEET; THENCE N66°15'31"W 32.28 FEET; THENCE N85°18'12' W 137.46 FEET; THENCE S27°17'38"W 12.61 FEET; THENCE N78°07'21"W 27.41 FEET; THENCE N09°32'40"E 23.16 FEET; THENCE N68°11'12"W 32.95 FEET; THENCE N08°4955"E 39.49 FEET; THENCE N19°21'36"E 33.93 FEET; THENCE S89°4533'W 13.32 FEET; THENCE N43°37'01W 17.67 FEET; THENCE N78°1720"W 12.59 FEET; THENCE N88°25'52' W 43.38 FEET; THENCE N82°0712"W 11.12 FEET TO THE INTERSECTION OF SAID CREEK CENTERLINE WITH THE CENTERLINE OF A ROAD; THENCE DEPARTINGSAID CREEK CENTERLINE N75°12'56"W 43.15 FEET TO THE POINT OF BEGINNING, CONTAINING' 13.92 ACRES, MORE OR LESS, BEING SUBJECT TO ANY EASEMENTS, COVENANTS OR RESTRICTIONS OF RECORD OR FACT. EXHIBIT "C" R-PZD 06-2196 Page 1 of 4 CONDITIONS OF APPROVAL: 1. City Council determination of appropriate connectivity: a. The applicant proposes two full access public streets: 1) An extension of Ray Avenue into the property which loops through the site and 2) a full -access public street connection to Helen Street through an existing platted lot purchased as part of the subject property. The connection to Helen Street was the subject ofmuch discussion at the Planning Commission, with two options being presented, one with the full street connection to provide two means of ingress/egress for the development and another with pedestrian and emergency vehicle access only with break away bollards located at the north and south entrance. No consensus was reached on either option. b. The applicant proposes a future street connection to the west, with signs and an assessment for construction to the west property line to indicate the future street. Staff recommendsthat approximately 20' of the western stub -out be constructed to city standards for a public residential street at the time of developmentt, with an assessment requiredfor the remainder ofthe street section due to the location ofthe existing creek that splits the property lines. The street construction and assessment shall include pavement, curb and gutter, storm drainage and any construction . requiredfor the crossing ofthe floodplain on the subject property, anda 4'sidewalk along the south We of the right-of-way. The developer shall dedicate 40' ofright-of- wayfrom the extension of Ray Ave. to the western property line. The developer shall install signs at all street stub -outs to indicate the future extension ofthis right-of-way prior to. Building Permit (contact the Transportation Division for additional information). Clearly label the proposed stub -out on the plat for future reference. 2. Planning Commission determination of street improvements: a. Staff recommends an asphalt overlay on Ray Avenue from the intersection of Huntsville Road to connect to the proposed interior street, which will be constructed to City standards. The overlay shall create, at minimum, a 24wide paved street .. ' width. Engineering staff shall determine at the time of construction, the amount of improvement necessary (milling, depth of overlay, etc). b. The existing sidewalk on the west side of Ray Avenue shall be extended into the proposed development with a crossing at Ray Avenue to the proposed sidewalk c. Staff recommends that a 4' sidewalk be constructed on the north side of the public alley in Planning Area I and 2 as indicated in this site plan, to provide pedestrian access for the dwelling units in this area. d. Should the access to Helen Street become afull-access public street, the applicants shall coordinate with the Engineering Division prior to discussion to determine the necessary final design of the four-way intersection, to ensure the public alley does not become utilized as a public street. e. Street lights shall be installed every 300' along the public street, public alleys and at all intersections. EXHIBIT "C" R-PZD 06-2196 Page 2 of 4 . Ii Staff recommends afuture sidewalk connection to the trail on the southwest side of the property, across the slope from the sidewalk shown to connect to the public alley. This connection shall be permitted to occur at afuture date, if desired by the City, with the construction of the trail. 3. City Council determination of waivers from street design standards. The applicants request a waiver of the required street radius of 150' (request 100' radius). Staff recommends approval of the requested waiver, finding that the street design will not create a dangerous traffic situation for vehicles or pedestrians. 4. Public streets and alleys interior to the project shall be constructed to City specifications for public streets. All sidewalks, in the right-of-way or access easements, shall be constructed to city standards. Any sidewalk that is proposed to be constructed outside of the public right- of-way shall be within an access easement, allowing general public usage. An access easement shall be provided for pedestrians to access the park and trail where parkland is not dedicated. 5. Staff is recommending•approval of the submitted Tree Preservation Plan associated with RPZD 06-2196 with the following conditions of approval: a. Tree canopy shared by land owners is found to be a high priority. All canopy along.. the northern property line should have every measure taken to ensure the health.and. longevity of the trees; b. Mitigation will be required in the amount of 49(2) inch caliper large species trees. The applicant will be utilizing the residential on -site mitigation option. c. A 3 -year maintenance and monitoring bond, letter of credit, or check will be due in the amount of $12,250 for the mitigation trees before the last certificate of occupancy in this development or as each lot develops. 6. No portion of any structure; (i.e., porches, overhangs, etc.) shall encroach into, building •- setbacks or utility easements. 7. One (1) large species tree shall be planted in between each of the multi -family driveways and shall be depicted on the landscape plan. 8. 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. Any portion of a structure which is visible from the right-of-way shall be articulated and contain features such as doors, windows and/or similar openings. 9. A deed for the 6.07 acres of park land is required prior to building permit(s). Based on the number of units, the developer is only required to dedicate 1.39 acres. EXHIBIT "C" R-PZD 06-2196 Page 3 of 4 10. Signs shall be permitted in accordance with Chapter 174 of the Fayetteville Unified Development Code, and shall be subject to signage requirements for residential multi -family development. 11. 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. 12. Should the property ever be subdivided, it shall comply with the zoning criteria as established and approved herein. Future subdivision of the property would require Planning Commission and City Council approval for a modification to the Planned Zoning District zoning criteria, or a new Planned Zoning District. 13. All structures shall meet City of Fayetteville ordinances for floodplain development, including finish floor elevations, grading and erosion control and floodplain development permits. 14. Prior to building permit, a cost estimate for all required landscaping and sidewalks is to be submitted 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. This guarantee will beheld until the improvements are installed and inspected, at the time of Certificate of Occupancy. 15.:Platrevisions that shall be completed prior to construction plan review: i. The Solid Waste Division has approved the location of the two dumpster pads, which will be utilized by the residents in the multi -family units. However, the dumpster pads need to be increased to 12' wide by 15' deep. Appropriate screening shall be required and approved by the Planning Division. ii. Page 8 of the project booklet indicates that Use Unit 4, Cultural and Recreational Facilities will be allowed as a use by right, whereas the plats indicate Use Unit 4 as a conditional use. Make sure that Use Unit 4 is listed as a conditional use on all pages of the plat and booklet. iii. Page 8 of the project booklet (Current Zoning vs. Proposed PZD): The information within this table does not match the most current numbers. This table shall be updated to reflect the current proposal. iv. By not providing lot width minimums at this time, the subject property may not be subdivided without first obtaining Planning Commission and City Council approval to modify an approved Planned Zoning District. v. Include the area between the public trail/alley access and Planning Area 5 within a 20' trail access easement and label as such, for a future trail connection (direct extension of public trail/alley access, with bollards shown). Actual connection to be constructed by the City of Fayetteville. EXHIBIT "C" R-PZD 06-2196 Page 4 of 4 vi. Page 1 and Page 11 of the project booklet refer to the 20' public alley for fire access and pedestrians only, with break away bollards. If the alley is now proposed as a public street, remove these statements. vii. Page 5 of the project booklet indicates that the lot area minimum for Planning Area 3 is 9,654 sq. ft. The actually lot are minimum is 10,811 sq. ft. 16. Plat Review and Subdivision comments (to include written staff comments provided to the applicant or his representative, and all comments from utility representatives - AR Western Gas, SWBT, Ozarks, SWEPCO, Cox Communications). 17. 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. 18. 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: 19. All overhead. electric lines 12kv and under shall be relocated underground. All proposed utilities shall be located underground. 20. 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. 21. Prior to the issuance of a building permit the following is required: a. Grading and drainage permits and floodplain development permits. • b. An on -site inspectiomby the Landscape Administrator of all tree protection measures, prior to any land disturbance. c. Separate easement plat for this project that shall include the tree preservation area. d. Project Disk with all final revisions. e. Completion of all required improvements or the placement of a surety with the City (letter of credit, bond, escrow) as required by Section 158.01 "Guarantees in Lieu of Installed Improvements" to guarantee all incomplete improvements. Further, all improvements necessary to serve the site and protect public safety must be completed, not just guaranteed, prior to the issuance of a Certificate of Occupancy. PLANNING STAFF REPORT Planning Commission Meeting November 13, 2006 THE CITY OF FAYETTEVILLE, ARKANSAS 125 W. Mountain St. Fayetteville, AR 72701 PLANNING DIVISION CORRESPONDENCE Telephone: (479) 575-8267 TO: Planning Commission Members FROM: Jesse Fulcher, Current Planner Matt Casey, Assistant City Engineer THRU: Jeremy Pate, Director of Current Planning DATE: November 7,, 2006 Updated November 16, 2006 R-PZD 06-2196: Planned Zoning District (WEST FORK PLACE, 565/566): Submitted by PROJECT DESIGN CONSULTANTS for property located at THE END OF RAY AVENUE, S OF HUNTSVILLE ROAD, containing 13.92 acres. The request is for Zoning and Development review of a Residential Planned Zoning District with 59 single-family dwellings: 30 attached and 29 detached. Planner: Jesse Fulcher Findings: Subdivision Committee Discussion August 31, 2006: The subject request was tabled by the Subdivision Committee on August 31, 2006, to allow the applicant time to respond to concerns from the Urban Forester and make revisions to the site plan and project booklet. Additionally, the Subdivision Committee requested information regarding the existing salvage yard located to the south of the subject property, specifically screening requirements between the industrial use and the proposed residential use. Based on staff research a large scale development was approved in 1974, allowing for the development of an auto salvage/scrap metal yard. Based on information provided within, the large scale file, the use was required to be enclosed by a 8' high fence. The subject development request is not responsible for screening a residential use from a nonresidential use. Therefore, staff will continue to investigate the current circumstances at the salvage yard to determine what, if any, screening requirements may still be valid. Subdivision Committee Discussion September 14, 2006: The subject request was forwarded to the Planning Commission with a vote of 2-1-0. One of the committee members voted against the project, citing concerns with the use of a platted lot within the Watson's Addition for a street connection and the lack of connectivity for the project. All three commissioners discussed street connectivity, specifically to the west, given that connectivity to south and east is limited due to floodplain. K;tReporls120061PC Reports/J-13-0618-PZD 06-2/96 (West Fork Place).doc Planning Commissioners comments September 25, 2006: The subject request was tabled by the Planning Commission on September 25, 2006 to allow the applicant time to respond to concerns from the Planning Commission and surrounding property owners. The following are itemized comments/concerns from the Planning Commission meeting: • • Increased traffic congestion on Huntsville Road and a lack of improvements provided by this development. • The use of an existing platted lot for a street connection. Would prefer that the access be restricted to pedestrian and fire access. • Too many multi -family units. • Too much land for a Property Owners Association to maintain over a long period of time. • Recommended removing the single-family home next to the street connection through the platted lot. • Provide a stronger connection between the older residential neighborhood and the proposed development. • The homes along the river should face the river, as it is an amenity to the development. • Density and compatibility between the proposed development and the largely single- family neighborhood to the north. • Too much grading. • Show the stub-outto the west on the plat, so that future residents are aware of potential for street connection. Overview of changes since Planning Commission review on September 25, 2006: • The street connection through the platted lot (Lot 9 Watson Addition) has been replaced with a 20'public alley for fire access, pedestrian usage and reduced POA maintenance. Break -away bollards are proposed at each end to prohibit vehicular use, except for emergency vehicles. • Aright -of -way stub -out to the west has been indicated on the site plan to provide future connectivity to Happy Hollow Road. - • The public street and the public alleys have been realigned to create a 4 -way intersection. Accordingly, the two multi -family buildings were repositioned. • A 4' sidewalk is proposed along the south side of the multi -family units. Additionally, a second trail connection has been indicated, which will provide a direct connection for area residents to the main trail system to be constructed by the City. • The 8 -unit building proposed for Planning Area 2 has been replaced with two 4 -unit buildings. • Additional guest parking areas have been provided along the public alleys. Planning Commission October 23, 2006: The subject development was tabled at the request of the applicants to allow additional time to work with the adjacent property owners. K:IReports120061PC Reports) //-13-0618-PZD 06-2196 (West Foik Place).doc Planning Commissioners comments/concerns September 25, 2006: • Maintanence of common areas by Property Owners Association • Density_ • Limited access -One point of ingress/egress • Traffic through existing neighborhood • Connectivity • Compatibility Property Description: The subject property consists of approximately 13.92 acres located south of Huntsville Road and Helen Street, north of the West Fork of the White River. The site is zoned predominantly RSF-4, however there are portions of the property zoned C-2, I-2 and R -A. Much of the property is within the floodplain, as the west fork of the White River bounds the southern part of the property. Ray Avenue and Jerry Avenue provide access from HWY 16E (Huntsville Road), through the subdivision with predominantly single-family homes, but with a mixture of RSF-4, RSF-7, RMF-24 and C-1 zoning. Surroundine Land Use/Zoninn_ Direction from_Site Land Use Zoning North Single and Two-family RSF-4, Residential Single Family, 4 Units/Acre South Undeveloped White River/R-A, Residential Agriculture East Undeveloped White River/R-A, Residential Agriculture West Industrial/Commercial C-2, Thoroughfare Commercial; I-2 General Industrial Proposal: The applicant requests rezoning and large scale development approval for a residential development in an R-PZD zoning district. The proposed use of the site is for 29 single-family units and 30 two-family/multi-family units in buildings of 2, 4, and 6 units combined, for a maximum density of 4.24 units per acre. All of the residential units will be located in Planning Areas 1-3, Planning Area 4 will be utilized for community green space and Planning Area 5 will be dedicated park land. This proposal does not subdivide the property; rather, all units will be located on commonly held property, maintained by a Property Owner's Association. The project is to utilize a public street (extension of Ray Avenue), two public alleys and a 20' wide public alley for fire and pedestrian access only. Providing two points of ingress and egress to the development is important for emergency vehicles. . The potential for providing connectivity to the east or south is very limited given the terrain and amount of floodplain/floodway. The west fork of the White River bounds the southern property line and then curves to the north along the east property line, creating a difficult, if possible future connection to the east. Redevelopment of properties along Happy Hollow Road could allow fora future connection between Ray Avenue and Happy Hollow Road, for Ray Avenue right-of-way is accessible to properties along its entire length south of Huntsville Road. The applicant proposes a street stub -out to the west, which will be clearly indicated on the site plan and constructed on -site. KAReports12OO61PC Reportsti 1-/3-061R-I'7.D 06-2196 (West Fork Place).doc The Watson Addition, which includes the existing, developed lots on Helen Street, Ray Avenue, Jerry Avenue and Lee Street, was platted in the early 1960's. Even at the time, the potential for developing the subject property was indicated by the right-of-way extensions of Ray Avenue and Jerry Avenue to the south. However, in 1996 the City Council, at the request of the adjacent property owners, vacated the platted right-of-way for Jerry Avenue into the subject property. Had this not occurred, the proposed development would have two existing rights -of -way to utilize for ingress and egress purposes. Unfortunately, only the Ray Avenue right-of-way provides existing street right-of-way to the subject development. Access and Parking: Access to the site is provided from the extension of Ray Avenue with limited access provided for emergency vehicles by way of a 20' public alley. Streets within the existing subdivision appear to be in good condition, and are generally as wide or wider than our current ordinances require, though curb and gutter is primarily absent. One property owner, in particular, has objected to the use of the platted lot as a street connection to Helen Street. Additionally, the Planning Commission has voiced concerns regarding the use of a residentially platted lot for use as a public street. In response to this, the applicants have replaced the public street extension with a controlled access alley, which will only allow for emergency vehicle use and pedestrian access. In staffs initial evaluation of this project, it was recommended that a secondary point of ingress/egress be established, for both safety and ease of traffic movement. It is ultimately the Planning Commission and City Council's decision regarding using this lot, which is proposed to contain a single-family home and the street connection, as an out -lot. Without the ability to connect to other streets, staff has asked the applicant to present this option to the Planning Commission for consideration. Both individual and shared driveways will be used for accessing the individual units, which contain a mixture of garages, carports and uncovered parking areas. Parking has been provided in conformance with ordinance requirements, totaling 122 parking spaces, both in garages and provided driveways of units Phasing: The applicant proposes to construct this development in one phase, under the typical one-year requirement for large scale developments, with a one-year extension request available, pursuant to Chapter 166 of the Unified Development Code. Water & Sewer: Water and sewer lines would be extended to serve the development. Adjacent Master Street Plan Streets: Ray Avenue (Local Street) Helen Street (Local Street) Street Improvements: Staff recommends an asphalt overlay on Ray Avenue from the intersection of Huntsville Road to the proposed interior street, which will be constructed to City standards. This will provide an improved access directly to Huntsville Road, a major arterial. A visual evaluation of Ray Avenue indicates a street that is paved, but has been poorly patched, is cracking and less than 22' in width in some locations. The existing sidewalk on the west side of Ray Avenue shall be extended to the property with a crossing over the extension of Ray Avenue, along with the improvements interior to the site as indicated or recommended. K: I Reports120061PC Reports Ill -13-061 R-PZD 06-2/96 (West Fork Place).doc Parks: On July 10, 2006 the Park and Recreation Advisory Board recommended accepting land dedication in the amount of 1.39 acres to satisfy the park land dedication ordinance. The applicants are proposing to dedicate 6.07 acres, in excess of that required to provide a greenway corridor in which a public trail is to be constructed by the City as part of our Master Trails Plan to connect Lake Sequoyah to Combs Park and further west. Tree Preservation: Existing Canopy: 8.29% Preserved Canopy: 3.06% Required Canopy: 8.29% Mitigation: Required Public Comment: Staff has received written comments from adjacent property owners objecting to the project, citing such issues as increased Traffic, noise, decrease in property value, utilization of a platted lot for a street connection and the addition of apartments. PUBLIC COMMENTS FROM 9/25/06 PC MEETNG: THREE NEIGHBORING RESIDENTS SPOKE IN OPPOSITION TO THE PROJECT CITING SUCH ISSUES AS COMPATIBILITY, DENSITY, ACCESS THROUGH A PLATTED LOT, DRAINAGE, UNIMPROVED STREETS, VISIBILITY AT THE INTERSECTION OF JERRY AND HUNTSVILLE, PEDESTRIAN SAFETY, SCHOOL TRAFFIC AND PROVIDING A CONNECTION TO HAPPY HOLOW ROAD. PUBLIC COMMENTS FROM 9/25/06 PC MEETNG: TRAFFIC AT THE INTERSECTION OF HUNTSVILLE AND RAY, DENSITY, UPKEEP OF COMMON AREA BY POA, RESTRICTED ALLEY IS VISUALLY SIMILAR TO FULL ACCESS STREET. Recommendation: Staff recommends forwarding R-PZD 06-2196 to the City Council with a recommendation for approval with the following conditions of approval: Conditions of approval: Planning Commission determination of street improvements. a. Staff recommends an asphalt overlay on Ray Avenue from the intersection of Huntsville Road to connect to the proposed interior street, which will be constructed to city standards. The overlay shall create, at• minimum, a 24' wide paved street 'width. Engineering staff shall determine at the time of construction, the amount of improvement necessary (milling, depth of overlay, etc.). b. The existing sidewalk on the west side of Ray Avenue shall be extended into the proposed development with a crossing at Ray Avenue, to the proposed sidewalk. c. Staff recommends that a 4' sidewalk be constructed on the north side of the public alley in Planning Area I and 2 as indicated in this site plan, to provide pedestrian access for the dwelling units in this area. d. Street lights shall be installed every 300' along the public street, public alleys and at all intersections. e. Staff recommends the applicant indicate. a dashed, future sidewalk connection to the trail on the southwest side of the property, across the slope from the sidewalk K:IReports12006IPC Reportslll-13-061 R-P7D 06-2/96 (West Fork Ploce).doc shown to connect to the public alley (see exhibit in the staff report). This connection shall be permitted to occur at afuture date, if desired by the City, with the construction of the trail. 9/14/06 - THE SUBDIVISION COMMITTEE FOUND IN FAVOR OF THE RECOMMENDED STREET IMPROVEMENTS "a", "b", "c", and "d". Recommendation "e" has been added since the Planning Commission review on 9/25/06. 2. Planning Commission determination of waivers from street design standards. The applicants request a waiver of the required street radius of 150' (request 100' radius). Staff recommends approval of the requested waiver, finding that the street design will not create a dangerous traffic situation for vehicles or pedestrians. 9/14/06 - THE SUBDIVISION COMMITTEE FOUND IN FAVOR OF THE REQUESTED WAIVER. 3. The western street stub -out shall be constructed to city standards to the property line or floodplain for a public residential street at the time of development. The exact location of the street stub -out shall be approved by the Engineering Division at the time of construction drawing review. The developer shall install signs at all street stub -outs to indicate the future extension of this right-of-way prior to Building Permit (contact the Transportation Division for additional information). Clearly label the proposed stub -out on the plat for future reference. 4. Public streets and alleys interior to the project shall be constructed to City specifications for public streets. All sidewalks, in the right-of-way or access easements, shall be constructed to city standards. Any sidewalk that is proposed to be constructed outside of the public right-of-way shall be within an access easement, allowing general public • usage. An access easement shall be provided for pedestrians to access the park and trail where parkland is not dedicated. 5. 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 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.I0.b.vii). 6. Staff is recommending approval of the submitted Tree Preservation Plan associated with RPZD 06-2196 with the following conditions of approval: K:I Reporis12006IPC Reporlslll-13-06IR-PZD 06-2196 (Ness Fork Place).doc a. Tree canopy shared by land owners is found to be a high priority. All canopy along the northern property line should have every measure taken to ensure the health and longevity of the trees. b. Mitigation will be required in the amount of 49 (2) inch caliper large species trees. The applicant will be utilizing the residential on -site mitigation option. c. A 3 -year maintenance and monitoring bond, letter of credit, or check will be due in the amount of $12,250 for the mitigation trees before the last certificate of occupancy in this development or as each lot develops. 7. No portion of any structure (i.e., porches, overhangs, etc.) shall encroach into building setbacks or utility easements. 8. One (1) large species tree shall be planted in between each of the multi -family driveways and shall be depicted on the landscape plan. 9. 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. Any portion of a structure which is visible from the right-of-way shall be articulated and contain features such as doors, windows and/or similar openings. 10. A deed for the 6.07 acres of park land is required prior to building permit(s).. Based on the number of units, the developer is only required to dedicate 1.39 acres. 11. Signs shall be permitted in accordance with Chapter 174 of the Fayetteville Unified Development Code, and shall be subject to signage requirements for residential multi- family development. 12. 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. 11. Should the property ever be subdivided, it shall comply with the zoning criteria as established and approved herein. Future subdivision of the property would require Planning Commission and City Council approval for a modification to the Planned Zoning District zoning criteria, or a new Planned Zoning District. 12. All structures shall meet City of Fayetteville ordinances for floodplain development, including finish floor elevations, grading and erosion control and floodplain development permits. 13. Prior to building permit, a cost estimate for all required landscaping and sidewalks is to be submitted 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. This guarantee will be held until the improvements are installed and inspected, at. the time of Certificate of Occupancy. K:IReports110061PC Report.W I-I3-061R-PZU 06-1196 (West Fork Plocef.doc 14. Plat revisions to be completed prior to City Council submittal: i. The Solid Waste Division has approved the location of the two dumpster pads, which will be utilized by the residents in the multi -family units. However, the dumpster pads need to be increased to 12' wide by 15' deep. Appropriate screening shall be required and approved by the Planning Division. ii. Remove/relocate the unit in Planning Area I (north of Ray Ave.) from the drainage area. iii. Page 8 of the project booklet indicates that Use Unit 4, Cultural and Recreational Facilities will be allowed as a use by right, whereas the plats indicate Use Unit 4 as a conditional use. Make sure that Use Unit 4 is listed as a conditional use on all pages of the plat and booklet. iv. Page 8 of the project booklet (Current Zoning vs. Proposed PZD): The information within this table has not been updated to reflect the most current numbers. This table shall be updated to reflect the current proposal. v. By not providing lot width minimums at this time, the subject property may not be subdivided without first obtaining Planning Commission and City Council approval to modify an approved Planned Zoning District. vi. Include the area between the public trail/alley access and Planning Area 5 within a 20' trail access easement for a future trail connection (direct extension of .public trail/alley access, with bollards shown). Actual connection to be constructed by the City of Fayetteville. vii. Include an extension (dashed, future) of the sidewalk on the southwest side of the project across the slope and connecting to the trail (to be constructed by the City with the trail, if desired). viii. Show the extension of the sidewalk along the west side of Ray Ave. with a crossing to the new sidewalk. Show a sidewalk along the property frontage on Helen St. There are two places on Public Alley 1 where crossings are not shown. Extend the sidewalk at the southeast of the property to the public trail/alley access. Make sure that all sidewalk crossings line up. Standard Conditions of Approval: 15. 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). 16. 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. 17. Staff approval of final detailed plans, specifications and calculations (where applicable) for grading, drainage, water, sewer, fire protection, streets (public and private), K:IReporis120061PC Repons111-13-061R-PZD 06-2196 (West Fork Place).doc sidewalks, parking lot(s) and tree preservation. The information submitted for the plat review process was reviewed for general concept only. All public improvements are subject to additional review and approval. All improvements shall comply with City's current requirements. 18. All overhead electric lines 12kv and under shall be relocated underground. All proposed utilities shall be located underground. 19. 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. 20. Prior to the issuance of a building permit the following is required: a. Grading and drainage permits and floodplain development permits. b. An on -site inspection by the Landscape Administrator of all tree protection measures prior to any land disturbance. b. Separate easement plat for this project that shall include the tree preservation area. c. Project Disk with all final revisions d. Completion of all required improvements or the placement of a surety with the City (letter of credit, bond, escrow) as required by Section 158.01 "Guarantees in Lieu of Installed Improvements" to guarantee all incomplete improvements. Further, all improvements necessary to serve the site and protect public safety must be completed, not just guaranteed, prior to the issuance of a Certificate of Occupancy. Planning Commission Action: ❑ Approved Motion: Clark (Motion to deny) Second: Ostner Vote: 5-3-0(Motion to deny passed) Meeting Date: November 13, 2006 Comments: J Denied ❑ Forwarded to C.C. The "Conditions of Approval" listed in the report above are accepted in total without exception by the entity requesting approval of this development item. Signature K:1Repor1s12006tPC Reports 1 I I-13-0618-PZD 06-2196 (best Fork Place).doc List of Report Appendices: Appendix A Aerial photograph and photographs of Ray Avenue Appendix B Waiver request from applicant Appendix C Correspondence and maps of Jerry Avenue vacation Appendix D Written public comment Appendix E Vicinity Maps Findings associated with MDP R-PZD 06-2196 (West Fork Place) Sec. 1.66.06. 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 does not designate this specific area as a growth area. Rezoning this property to R-PZD 06-2196 with single- and multi- family dwelling units and a density that is compatible to surrounding. properties (4.24 units per acre) is consistent with the land use plan and compatible with surrounding land uses. (2) Whether the application is in compliance with all applicable statutory provisions; FINDING: The application has been reviewed and found to be compliant with applicable statutory provisions. (3) Whether the general impact of the rezoning would adversely impact the provision of public facilities and services; FINDING: The impact of the rezoning and subsequent development would require the provision of public facilities, at the cost of the developer. Without improvements to existing infrastructure, the proposal would certainly adversely affect public facilities and services. However, as indicated in the submittal and the staff report, certain measures are to be taken to ensure adequate infrastructure improvements are made by the developer to ensure the level of service does not decline due to the proposed development. (4) Whether the rezoning is compatible with the surrounding land uses; KAReparls120061PC Reportslll-13-061R-PZD 06-2196 (West Fork Place).doc FINDING: The rezoning request; combined with the Master Development Plan, would allow single- and multi- family residential uses and a mix of density. The proposed zoning criteria would provide for 29 single-family dwellings and 30 two/multi-family dwellings, resulting in a density of approximately 4.24 units/acre. Based on the overall density proposed and the location of the single-family dwellings in relation to the existing single- family and two-family dwellings within the Watson Addition, staff finds that the proposal is very compatible in both use and density. As noted in the General Plan 2025, residential areas should contain a mix of different densities, housing types and lot sizes. (5) Whether the subject land is suitable for the intended use and is compatible with the natural environment; FINDING: The design takes the floodplain and floodway into' account, by preserving over 6 acres adjacent to the White River, both to serve as parkland for area residents and as a natural buffer/riparian zone between developed land and environmentally sensitive waterways. Specific conditions from the Urban Forester have been included within the staff report. The greenspace adjacent to the White River will be utilized as a greenway corridor with a public, multi -use trail to be installed. This trail will eventually connect east to Lake Sequoyah.and west to Combs Park. (6) Whether the intended land use would create traffic congestion or burden the existing road network; FINDING: The intended land use, exclusively residential, will impact the existing traffic conditions. With the elimination of the public street through Lot 9 of the Watson Addition, only one point of. ingress/egress remains for public traffic. However, a public alley will provide emergency and pedestrian access to Helen Street and a street stub -out to the west has been provided. With future development of properties located to the west of the proposed development, a connection could be made to Happy Hollow Road. Ray Avenue and Jerry Avenue via Helen Street, which serve as the two points of ingress and egress for the residents of the Watson Addition and the future residents of West Fork Place, are both local streets with a design service volume of no more than 4,000 vehicle trips per day. Although neither streets are constructed to full street standards, both have an average pavement width of 24'. There are currently 48-50 dwelling units served by these two streets, which produce approximately 500 vehicle trips per day. An additional 59 dwelling units would create a total of approximately 1,000 vehicle trips per day, including the. existing homes. (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. K:IRepals12006WC Repons111-13-0618-PZD 06-2196 (Wes( Fair Ploce).doc FINDING: No other zoning considerations are proposed to be violated. (B) Development standards, conditions and review guidelines (1) Generally. The Planning Commission shall consider a proposed PZD in light of the purpose and intent as set forth in Chapter 161 Zoning Regulations, and the development standards and review guidelines set forth herein. Primary emphasis shall be placed upon achieving compatibility between the proposed development and surrounding areas so as to preserve and enhance the neighborhood. Proper planning shall involve a consideration of tree preservation, water conservation, preservation of natural site amenities, and the protection of .watercourses from erosion and siltation. The Planning Commission shall determine that specific development features, including project density, building locations, common usable open space, the vehicular circulation system, parking areas, screening and landscaping, and perimeter treatment shall be combined in such a way as to further the health, safety, amenity and welfare of the community. To these ends, all 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 West Fork Place PZD provides for a transition between an existing single family residential neighborhood and a unique single-family/multi-family residential development that enhances this growing neighborhood. The transition is accomplished by locating only single-family dwellings adjacent to the existing single-family dwellings. The majority of the multi -family and two-family dwellings are placed further to the south, away from the existing dwellings on Helen Street. The White River waterway is being protected from the impacts of this development by preserving a 6 -acre tract of park land, which will also act as a buffer, reducing polluted run-off and sedimentation from entering the waterway. Additionally, the project will provide sidewalks and public access points, connecting area residents to the parkland, which will border the southern portion of the project site. (2) Screening and landscaping. In order to enhance the integrity and attractiveness of the development, and when deemed necessary to protect adjacent properties, the Planning Commission shall require landscaping and screening as part of a PZD. The screening and landscaping shall be provided as set forth in § 166.09 Buffer Strips and Screening. As part of the development plan, a detailed screening and landscaping plan shall be submitted to the Planning Commission. Landscape plans shall show the general location, type and quality (size and age) of plant material. Screening plans shall include typical details of fences, berms and plant material to be used. FINDING: No screening is proposed, as no large surface parking areas are indicated. A landscape plan has been supplied, and trees along the frontages of all streets, both public and private, are proposed. (3) Traffic circulation. The following traffic circulation guidelines shall apply: K: tReportsl2006lPC Re.portsll1-13-0618-PZD 06-2196 (West Fork Placej.doc (a) The adequacy of both the internal and external street systems shall be reviewed in light of the projected future traffic volumes. (b) The traffic circulation system shall be comprised of a hierarchal scheme of local collector and arterial streets, each designed to accommodate its proper function and in appropriate relationship with one another. (c) Design of the internal street circulation system must be sensitive to such considerations as safety, convenience, separation of vehicular and pedestrian traffic, general attractiveness, access to dwelling units and the proper relationship of different land uses. (d) Internal collector streets shall be coordinated with the existing external street system, providing for the efficient flow of traffic into and out of the planned zoning development. (e) Internal local streets shall be designed to discourage through traffic within the planned zoning development and to adjacent areas. (f) Design provisions for ingress and egress for any site along with service drives and interior circulation shall be that required by Chapter 166 Development of this code. FINDING: The vehicular circulation system is comprised of a public street, which extends into the development and intersects a series of public alleys. The- public street will provide access to the majority of the single-family homes, while the public alleys will provide access to the remainder of the residences. The potential for connectivity to. the east and south is inhibited because of the floodplain/floodway of the White River. However, since the extension of Ray Avenue is adjacent to the western property line, future redevelopment of property to the west would allow for a connection to Happy Hollow Road. The revised site plan indicates the location of the proposed stub -out, which will be constructed to city standards along with other infrastructure improvements. (4) Parking standards. The off-street parking and loading standards found in Chapter 172 Parking and Loading shall apply to the specific gross usable or leasable floor areas of the respective use areas. FINDING: No large off-street parking areas are proposed. (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. K: IReports120061PC Reports\/-/3-061R-PZD 06-2196 (West Fork P1ace).doe FINDING: Public, four -foot sidewalks arc to be constructed along the extension of Ray Avenue and along the north side of the public alley. The applicant has also indicated that a 4' sidewalk is to be constructed along the southern portion of Planning Area 2, north of the parkland. Any sidewalk located outside of a public right-of-way shall be within an access easement, so to permit public access, but are to be owned and maintained by the POA. Staff is recommending the plat also indicate a dashed, future sidewalk connection across the slope from the public alley sidewalk to the trail, to allow the City to construct this pedestrian connection is desired, at the time the trail is constructed. (7) Street Lights. As required by § 166.03. FINDING: Street lights are to be provided adjacent to all public and private streets at a separation of no greater than 300 feet. (8) Water. As required by § 166.03. FINDING: Public water lines are being extended in accordance with city codes. (9) Sewer. As required by § 166.03. FINDING: Public sewer lines are being extended in accordance with city codes. (10) Streets and Drainage. Streets within a residential PZD may be either public or private. (a) Public Streets. Public streets shall be constructed according to the adopted standards of the City. (b) Private Streets. Private streets within a residential PZD shall be permitted subject to the following conditions: (i) Private streets shall be permitted for only a loop street, or street ending with a cul- de-sac. Any street connecting one or more public streets shall be constructed to existing City standards and shall be dedicated as a public street. (ii) Private streets shall be designed and constructed to the same standards as public streets with the exceptions of width and cul-de-sacs as noted below. (iii)All grading and drainage within a Planned Zoning District including site drainage and drainage for private streets shall comply with the City's Grading (Physical Alteration of Land) and Drainage (Storm water management) Ordinances. Open drainage systems may be approved by the City Engineer. (iv) Maximum density served by a cul-de-sac shall be 40 units. Maximum density served by a loop street shall be 80 units. K:IReports120061PC Reports )II-13-06(R-PZD 06-2196 (West Fork Place).doc (v) The plat of the planned development shall designate each private street as a "private street." (vi) Maintenance of private streets shall be the responsibility of the developer or of a neighborhood property owners association (POA) and shall not be the responsibility of the City. The method for maintenance and a maintenance fund shall be established by the PZD covenants. The covenants shall expressly provide that the City is a third party beneficiary to the covenants and shall have the right to enforce the street maintenance requirements of the covenants irrespective of the• vote of the other parties to the covenants. (vii) The covenants shall provide that in the event the private streets are not maintained as required by the covenants, the City shall have the right (but shall not be required) to maintain said streets and to charge the cost thereof to the property owners within the PZD on a pro rata basis according to assessed valuation for ad valorem tax purposes and shall have a lien on the real property within the PZD for such cost. The protective covenants shall grant the City the right to use all private streets for purposes of providing fire and police protection, sanitation service and any other of the municipal functions. The protective covenants shall provide that such covenants shall not be amended and shall not terminate without approval of the City Council. (viii) The width of private streets may vary according to the density served. The following standard shall be used: Paving Width (No On -Street Parkinel Dwelling One -Way Two -Way Units 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. K: (Reports 120061 PC Reports / l-/3-061R-.PZD 06-2196 ({Vest Fork Place)doc FINDING: The applicant shall comply with the above criteria. All public and private streets/drives shall conform to city standards, which have been indicated in the submitted statement of commitments. Public and Private streets shall not be gated, unless permitted by express approval from the City Council. (11) Construction of nonresidential facilities. Prior to issuance of more than eight building permits for any residential PZD, all approved nonresidential facilities shall be constructed. In the event the developer proposed to develop the PZD in phases, and the nonresidential facilities are not proposed in the initial phase, the developer shall enter into a contract with the City to guarantee completion of the nonresidential facilities. FINDING: All development on the site shall be phased according to the phasing plan and conditions herein. (12) Tree preservation. All PZD developments shall comply with the requirements for tree preservation, as set forth in Chapter 167 Tree Preservation and Protection. The location of trees shall be considered when planning the common open space, location of buildings, underground services, walks, paved areas, playgrounds, parking areas, and finished grade levels. FINDING: The applicant has worked with the Urban Forester to alter the previous site plans; bringing forward an amended plan that accomplishes more of the goals for tree preservation. The percentage of canopy preserved has increased, as has the likelihood of longevity of health. Mitigation trees will serve to provide an increased overall canopy on the site, providing for an urban canopy. (13) Commercial design standards. All PZD developments that contain office or commercial structures shall comply with the commercial design standards as set forth in § 166.14 Site Development Standards and Construction and Appearance Design Standards for Commercial Structures. FINDING: The applicant has proposed design standards for residential structures. Bulk and area requirements have been set forth for any nonresidential facilities within Planning Area 4-Greenspace. (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 heights of structures proposed are not uncommon for the area. (E) Revocation. K:I Repor1s120061 PC Reports I U-13-06R-PZD 06-2196 (West Fork Place).doc (1) Causes for revocation as enforcement action. The Planning Commission may recommend to the City Council that any PZD approval be revoked and all building or occupancy permits be voided under the following circumstances: (a) Building permit. If no building permit has been issued within the time allowed. (b) Phased development schedule. If the applicant does not adhere to the phased development schedule as stated in the approved development plan. (c) Open space and recreational facilities. If the construction •and provision of all common open spaces and public and recreational facilities which are shown on the final plan are proceeding at a substantially slower rate than other project components. Planning staff shall report the status of each ongoing PZD at the first regular meeting of each quarter, so that_the Planning Commission is able to compare the actual development accomplished with the approved. development schedule. If the Planning Commission finds that the rate of construction of dwelling units or other commercial or industrial structures is substantially greater than the rate at which common open spaces and public recreational facilities have been constructed and provided, then the Planning Commission may initiate revocation action or cease to approve any additional"final plans if preceding phases have not been finalized. The city may also issue a stop work order, or discontinue issuance of building or occupancy permits, or revoke those previously issued. (2) Procedures. Prior to a recommendation of revocation, notice by certified mail shall be sent to the landowner or authorized agent giving notice of the alleged default, setting a time to appear before the Planning Commission to show cause why steps should not be made to totally or partially revoke the PZD. The Planning Commission recommendation shall be forwarded to the City Council for disposition as. in original approvals. In the event a PZD is revoked, the City Council shall take the appropriate action in the city clerk's office and the public zoning record duly noted. (3) Effect. In the event of revocation, any completed portions of the development or those portions for which building permits have been issued shall be treated to be a whole and effective development. After causes for revocation or enforcement have been corrected, the City Council shall expunge such record as established above and :shall authorize continued issuance of building permits. (F) Covenants, trusts and homeowner associations. (1) Legal entities. The developer shall create such legal entities as appropriate to undertake and be responsible for the ownership, operation, construction, and maintenance_of private roads, parking areas, common usable open space, community facilities, recreation areas, building, lighting, security measure and similar common elements in a development. The city encourages the creation of homeowner associations, funded community trusts or other nonprofit organizations implemented by agreements, private improvement district, KUReports12006V'C Reports) 11-13-06IR-PZD 06-2/96 (West Fork Place).doc 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 Attorneyas to legal form and effect, and by the Planning Commission as to the suitability for the proposed use of the open areas. The aforementioned legal instruments shall be provided to the Planning Commission together with the filing of the final plan, except that the Guarantee shall be filed with the preliminary plan or at least in a preliminary form. (2) Common areas. If the common open space is deeded to a homeowner association, the developer shall file with the plat a declaration of covenants and restrictions in the Guarantee that will govern the association with the application for final plan approval. The provisions shall include, but not necessarily be limited to, the following: (a) The homeowner's association must be legally established before building permits are granted. (b) Membership and fees must be mandatory for each home buyer and successive buyer. (c) The open space restrictions must be permanent, rather than for a period of years. (d) The association must be responsible for the maintenance of recreational and other common facilities covered by the agreement and for all liability insurance, local taxes and other public assessments. (e) Homeowners must pay their pro rata share of the initial cost; the maintenance assessment levied by the association must be stipulated as a potential lien on the property. The association must be able to adjust the assessment to meet changing needs. FINDING: The applicant shall comply with these requirements. Sec. 161.25 Planned Zoning District (A) Purpose. The intent of the Planned Zoning District is to permit and encourage comprehensively planned developments whose purpose is redevelopment, economic development, cultural enrichment or to provide a single -purpose or mixed -use planned development and to permit the combination of development and zoning review into a simultaneous process. The rezoning of property to the PZD may be deemed appropriate if the development proposed for the district can accomplish one or more of the following goals. (1) Flexibility. Providing for flexibility in the distribution of land uses, in the density of development and in other matters typically regulated in zoning districts. (2) Compatibility. Providing for compatibility with the surrounding land uses. (3) Harmony. Providing for an orderly and creative arrangement of land uses that are K:IReports120061PC Reports)) l-13-0618-PZD 06-2196 (West Fork Place,.doc harmonious and beneficial to the community. (4) Variety. Providing for a variety of housing types, employment opportunities or commercial or industrial services, or any combination thereof, to achieve variety and integration of economic and redevelopment opportunities. (5) No negative impact. Does not have a negative effect upon the future development of the area; (6) Coordination. Permit coordination and planning of the land surrounding the PZD and cooperation between the city and private developers in the urbanization of new lands and in the renewal of existing deteriorating areas. (7) Open space. Provision of more usable and suitably located open space, recreation areas and other common facilities that would not otherwise be required under conventional land development regulations. (8) Natural features. Maximum enhancement and minimal disruption of existing natural features and amenities. (9) General Plan. Comprehensive and innovative planning and design of mixed use yet harmonious developments consistent with the guiding policies of the General Plan. (10) •Special Features. Better utilization of sites characterized by special features of geographic location, topography, size or shape. FINDING: Staff fords this proposal meets the intent of many of the parameters of the General Plan 2020 and City Plan 2025, as well as the above ten criteria, including flexibility in density, compatibility and transition of land use, provision of a variety of housing types, common open spaces, and enhancement of existing natural features. The following guiding policies within Residential Areas are applicable to this development, and help to achieve the nine primary goals of the City Plan 2025: Residential Areas: 12.1.4.a Utilize principles of traditional residential urban design to create compatible, livable, and accessible neighborhoods. (Goal3) 12.1.4.c Minimize through traffic on minor residential streets, while providing connections between neighborhoods to encourage openness and neighborliness. (Goal 4) 12.1.4.E Site new residential areas accessible to roadways, alternative transportation modes, community amenities, infrastructure, and retail and commercial goods and services. (Goals Ig and 3) 12.1.4.h Encourage a development scale to maintain compatibility and proportionality K:IReports120061PC Reports111-13-061R-PZD 06-2196 ({Vest Fork P/ace)doe between nonresidential development and adjacent residential areas. (Goal3a) (B) Rezoning. Property may be rezoned to the Planned Zoning District by the City Council in accordance with the requirements of this chapter and Chapter 166, Development. Each rezoning parcel shall be described as a separate district, with distinct boundaries and specific design and development standards. Each district shall be assigned a project number or label, along with the designation "PZD". The rezoning shall include the adoption of a specific master development plan, and development standards. FINDING: The submitted development plats and Master Development Plan booklets, along with the conditions of approval found applicable and appropriate, are binding with the approval of the requested rezoning. Should the Planning Commission forward this item to the City Council, an ordinance will be drafted for consideration of rezoning this property in accordance with the submittal herein. (C) R — PZD, Residential Planned Zoning District. (1) Purpose and intent. The R-PZD is intended to accommodate mixed -use or clustered residential developments and to accommodate single -use residential developments that are determined to be more appropriate for a PZD application than a general residential rezone. The. legislative purposes, intent, and application of this district include, but are not limited to, the following: (a) To encourage a variety and flexibility in land development and land use for predominately residential areas, consistent with the city's City Plan 2025 and the orderly development of the city. (b) To provide a framework within which an effective relationship of different land uses and activities within a single development, or when considered with abutting parcels of land, can be planned on a total basis. (c) To provide a harmonious relationship with the surrounding development, minimizing such influences as land use incompatibilities, heavy traffic and congestion, and excessive demands on planned and existing public facilities. (d) To provide a means of developing areas with special physical features toenhance 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 K: Reports120061 PC ReportsV 1-13-06Vt-PZD 06-2196 (West Fork Place).doc Development Code shall be allowed as permissible uses, unless otherwise specified, subject to City Council approval of the Planned Zoning District request. • (3) Conditional Uses. All conditional uses allowed within (Residential, Commercial, Industrial) zoning Districts established in the Unified Development Code shall be • allowed with Planning Commission approval, unless otherwise specified, subject to the code governing Conditional Use requests. FINDING: Permitted and Conditional uses are outlined in both the Master Development Plan booklets and plats. (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 potential accessory structures within the community greenspace area(s). • (F) Bulk and area regulations (1) Residential density. Residential densities shall be determined on the basis of the following considerations: (a) The densities of surrounding development; (b) the densities allowed under the current zoning; (c) the urban development goals and other policies of the city's General Plan; (d) the topography and character of the natural environment; and (e) the impact of a given density on the specific site and adjacent properties. FINDING: Surrounding development is entirely residential to the north with commercial and industrial developments to the west. Development under the current zoning (R -A and RSF-4) is not appropriate for this area, as the city's future land use goals, infrastructure for this area and unique characteristics of this particular site supports a. more creative arrangement of uses and a mixture of housing types. (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 width minimums have not been provided and setbacks are varied on this K: IReports120061PC Reporlsl U-13-061 R-P7"D 06-219( (West Fork Place).doc project, as it provides for a small footprint type of unit with a mixed unit type and mixed density. The project is being developed without subdivision of land, thus a horizontal property regime will likely be filed. (3) Building height. There shall be no maximum building height except as may be determined by the Planning Commission during the review of the preliminary development plan based on the uses within the development and the proximity of the development to existing or prospective development on adjacent properties. A lesser height may be established by the Planning Commission when it is deemed necessary to provide adequate light and air to adjacent property and to protect the visual quality of the community. FINDING: Building heights proposed for this project are typical of single and multi -family development in the surrounding area. (4) Building area. The Planning Commission shall review specific proposed lot coverages which generally correspond to the guidelines for lot coverage in the respective residential, office, commercial or industrial district which most depicts said development scheme. FINDING: The lot coverage on this project is minimal, though the density is slightly higher, due to the provision of common greenspace and parkland dedication, which is above the requirement for the number of units proposed. *Required Findings for Rezoning Request. Land Use Plan: The City Plan 2025 Interim Future Land Use Plan designates this site as a Residential Area. Rezoning this property to R-PZD 06-2190, with the associated Master Development Plan, allows this future land use to vary somewhat, though the principal use on the property will remain residential. The proposed plan, commitments, design standards and other conditions placed upon the project result in a compatible development with surrounding land uses in the general vicinity, meeting many of the goals of the City Plan 2025 for new development. FINDINGS OF THE STAFF A determination of the degree to which the proposed zoning is consistent with land use planning objectives, principles, and policies and with land use and zoning plans. Finding: Staff finds the proposal is highly consistent with the land use planning objectives, principles and policies, as evidenced by the number of guiding policies for Residential Areas this proposal meets. Rezoning the property will accommodate both the future land use plan for residential uses in this area and also allow for a variety of housing types, sizes and development pattern, thus providing more choice for more citizens. K:IReports120061PC Reports Ill-13-061R-PZD 06-2196 (West Fork Place).doc 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 R -A, RSF-4, 1-1 and C-2, which allows for a • variety of uses. This site is not suited for commercial or industrial uses, as it is bounded by residences to the north and the White River to the south. The proposed density is similar to what is allowed under the RSF-4 zoning district, however the land use, including setbacks and lot sizes would not be permitted under the current zoning. Rezoning the property. to R-PZD 06-2196 is appropriate as the proposal is compatible with surrounding land uses and provides for a flexible and unique development, while preserving greenspace and natural features. 3. A determination as to whether the proposed zoning would create or appreciably increase traffic danger and congestion. Finding: The proposed zoning will certainly result in an increase in vehicle trips, due to the change in use from vacant property to 59 dwelling units. It is necessary that street improvements occur as a result, to be installed with development of the project. Staff finds this proposal will not create or appreciably increase traffic danger and congestion,: with the street improvements recommended. 4. A determination as to whether the proposed zoning would alter the population density and thereby undesirably increase the load on public services including schools, water, and sewer facilities. Finding: Staff finds that in evaluating this proposal, the population density would • undoubtedly be increased from that what currently exists. Staff finds, however, that the load created on public services is not an undesirable or detrimental impact, with the improvements as recommended by staff for this project. Engineering: Public water is adjacent to the site. There is a 6" waterline to the north of the subject property. Water service will need to be extended within the. property and through the development at the time of development. Sanitary sewer is available on the site. There is an 6" sewer main to the north of the subject property. Improvements to the sewer system may be required dependent upon the demand placed by the development. Sewer service will need to be extended within the property at the time of development. The site has access to Ray Avenue and Jerry Avenue via Helen Street. Both streets have sufficient pavement width, however are not improved to Local Street standards, other than a sidewalk along Ray Ave. and a partial sidewalk along Jerry Ave. Current recommendations include an asphalt K:IReports120061PC Repons\/ i-13-06W-PZD 06-2196 (West Fork Ploce).doc R-PZD 06-2196 Page 24 overlay of Ray.Avenue and extending the sidewalk along Ray Avenue into the subject property. Standard improvements and requirements for drainage will be required for the development. Police: It is the opinion of the Fayetteville Police Department that this rezoning will not substantially alter population density and will not create an undesirable increase on police services. Fire: The subject property is located approximately 1.7 miles from Fire Station #5, with an expected response time of approximately 4 minutes. After the new Fire Station #3 opens at Happy Hollow Road and Huntsville Road, the distance will be reduced to 0.5 miles with an expected response time of 2 minutes. No adverse impacts on call volume, or response time is anticipated. 5. If there are reasons why the proposed zoning should not be approved in view of considerations under b (1) through (4) above, a determination as to whether the proposed zoning is justified and/or necessitated by peculiar circumstances such as: a. It would be impractical to use the land for any of the uses permitted under its existing zoning classifications; b. There are extenuating circumstances which justify the rezoning even though there are reasons under b (1) through (4) above why the proposed zoning is not desirable. Finding: N/A K:IReporrs120061PC Reponsll /-13-0618-PZD 06-2/96,(Ires: Fork Placej.doc IOVV I '—.• 0.43 ACRES ; I I' ' Y /'% a < ?;w.. �� � 7J / j��/ tin. n'/ `•'_ ` 5�7 742SF I ACRES �� /1,//' i/ . PA -4 / , 19068 S.F. ';i/ 1, ''/ PA -1 '. "' 0.44 ACRES"' / . \ \ > r 37617 S.F NJ. ,,///' 0.86 ACRESa,.. ten. i : "i • i I', i / „ , L. 1 J e ate — / •1 < -. .\._ \ _ \• ` {;. L a .....,.. . s f \• it t3 Z ' ta. E I _ - 2- C°0 :ter 4�t '_ fi. / ///./ \;.. 7. t o , : ,' a e vile. ARKANSAS 113W. Mountain St. 01 THE CITY OF FAYETTEVILLE, ARKANSAS Fayetteville, 4-341 Telephone: (479)444-3416 mmihalevich@ci.fayctteviIle.ar.us ENGINEERING DIVISION - TRAILS CORRESPONDENCE To: Project. Design Consultants From: Matt Mihalevich, Trails Coordinator Date: September 20, 2006 Subject: Planning Commission Comments ITEM #: R-PZD o6-2196: West Fork Place TRAIL COMMENTS 1. White River Greenway Trail is shown on the Fayetteville Alternative Transportation and Trails Master Plan following the west fork of the White River from extreme south Fayetteville northeast to the Nolan Wastewater Treatment Plant. This important trail and greenway corridor connect several parks including Lake Wilson, Combs Park, White River Baseball Complex, Bayarri Park, and Lake Sequoyah. In keeping with the City Plan goal of enduring green networks, this developer has agreed to dedicate 1.39 acres and donate an additional 5.09 acres of park land providing a total of 6.48 acres to be preserved as a greenway corridor. A multi -use trail will be constructed on this land by the City of Fayetteville once addition land or easements are acquired to the south and east. 2. With proximity of West Fork Place to Combs Park and White River Baseball Complex, this additional 6.48 acres will add to the creation of a connected greenway corridor in this part of town. i Th y M ASnF C[ M QUOYAF1I WOODS $ , farV 1 c -1 yvlf6 - ? -. l 2uS '5 tT1Ei QDEN a bmtis F°t , s , c •4 s ,�yM a ,u4». 1 a P' } q �� iM Mi.tY [ C Y - rt .,,....+ � 1 -j i 5 � � - ••• BAYYARI PARK lAr'i.X: a WHIT IVER GREENWAY 2\m T. LEK WEST FORK PLACE ' '- 11" , 1 1 i-i1 C FAGLE PARK C. - L P e t a I g" ems 1 C �P ' x 1 1 1' ' 1 II „ 1 , 1 , , 1 PC Meeting of October 23,2006 THE CITY OF FAYETTEVILLE, ARKANSAS TREE PRESERVATION and PROTECTION REPORT To: Fayetteville Planning Commission From: Sarah K. Patterson,. Urban Forester Date: October 17, 2006 113 W. Mountain St. Fayetteville, AR 72701 Telephone: (479) 444-3470 ITEM # RPZD o6-2196: Residential Planned Zoning District (West Fork Place) Requirements Submitted: T Initial Review with the Landscape Administrator T Site Analysis Map Submitted T Site Analysis Written Report Submitted T Complete Tree Preservation Plan Submitted Canopy Measurements: To al�Site�AGea _ acres 7.84 square feet 41,510 acres o.6 square feet . 28.202 percent of site area 8.2 % 'Preserve" - acres i 0.27 square feet 11,764 percent of total site area 344 % PeceritlVIiiiinum2Cano R xiiredPr 8.29% FINDINGS: The desirability of preserving a tree or group of trees by reason of age, location, size or species; • This site is in a wet floodplain area with minimal tree canopy. Most species on the site are ash, willow, elm, and red oak. 4 of the trees are found to be significant by City standards. Natural features such as the riparian buffer along the White River has been preserved and designed around. I 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. Th.e impact of the reduction in tree cover on adjacent properties, the surrounding neighborhood and the property on which the tree or group of trees is located. • Canopy removed will affect the adjacent property owners to the north. 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 egress and ingress. did. The general health and condition of the tree or group of trees, or the presence of any disease, injury or hazard. • The general health of the trees is anywhere from poor to good. The placement of the tree or group of trees in relation to utilities, structures, and use of the property. • Many of the trees marked for preservation are found along the property line to the north. Utilities should not affect these. There is however canopy to the east that will have to be removed. The wooded floodplain area will be dedicated to the city for future trail connectivity. This applicant is going above the requirements set forth • in by the park land ordinance and dedicating 6 acres of protective riparian buffer to the City. The need to remove the tree or group of trees for the purpose of installing, repairing, replacing, or maintaining essential public utilities. • There is a large portion of canopy that will be affected by the installation of utilities. Whether roads and utilities are designed in relation to the existing topography, and routed, where possible, to avoid damage to existing canopy. • Roads have not been routed to avoid damage to existing canopy. Connectivity does reduce the flexibility of this layout. 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. The effect other chapters of the UDC, and departmental regulations have on the development design. • N/A The extent to which development of the site and the enforcement of this chapter are impacted by state and federal regulations: •.N/A The impact a substantial modification or rejection of the application would have on the Applicant: • Staff is recommending approval of the submitted Tree Preservation Plan associated with RPZD o6-2196 with the following conditions of approval. Conditions of Approval: 1. Tree canopy shared by land owners is found to be a high priority. All canopy along the northern property line should have every measure taken to insure the health and longevity of the tree: 2. Mitigation will be required in the amount of 49 (2) inch caliper large species trees. The applicant will be utilizing the residential on -site mitigation option. 3. A 3 -year maintenance and monitoring bond, letter of credit, or check will be due in the amount of $12,250 for the mitigation trees before the last certificate of occupancy in this development or as each lot develops. , THE CITY OF FAYETTEVILLE, ARKANSAS TO: Jesse Fulcher, Associate Planner FROM: Alison Jumper, Park Planner DATE: August 28, 2006 113W. Mountain St. Fayetteville, AR 72701 Telephone: (479) 444-3469 SUBJECT: Parks & Recreation Subdivision Committee Review Comments ****************************************************************************** Meeting Date: August 31, 2006 Item: R-PZD 06-2196 (West Fork Place, 565/566) Park District: SE Zoned: R-PZD Billing Name & Address: Hometown Properties, Inc. 1747 N. College Fayetteville, AR 72702 Current Land Dedication Requirement Monet? in Lieu Single Family _____@.024 acre per unit = acres @ $960 per unit = $ Multi Family @ .017 acre per unit = acres @ $680 per unit = $ Lot Split Single Family @ $960 per unit = $ Lot Split Single Family @ $680 per unit = $ COMMENTS: • On July 10, 2006 PRAB reviewed this project and recommended accepting a land dedication to satisfy the park land dedication ordinance. • This decision was based on the need for park land in this area. A future park across Happy Hollow Rd is planned, however Happy Hollow is a busy road and creates a barrier for pedestrians. Additionally, the White River Trail Corridor traverses this land. • The developer is providing approximately 6.48 acres of park land. The requirement for 58 single family units is 1.39 acres. No request for banking has been made. ■ A deed for the park land must be submitted to the Land Agents for review. Once it is reviewed, the deed must be filed at the Washington County Courthouse and a copy of the filed deed must be given to Parks and Recreation prior to signing final plat or receiving building permits. • Park boundary signs will need to be posted. Please coordinate with Parks and Recreation Staff to pick up signs, posts and hardware. R-PZD0-3 FAYETTEVILLE THE CITY OF FAYETTEVILLE, ARKANSAS POLICE DEPARTMENT September 4, 2006 Jeremy Pate Zoning and Development Director City of Fayetteville 113 W. Mountain Fayetteville AR. 72701 Dear Director Pate, This document is in response to the request for a determination of whether the proposed Planned Zoning District R-PZD 06-2196: (WEST FORK PLACE, 565 1566): Submitted by PROJECT DESIGN CONSULTANTS, INC. for property located at the end of Ray Avenue, south of Huntsville Road would substantially alter the population density and thereby undesirably increase the load on public services and create an appreciable increase in traffic danger and congestion. The property contains approximately 13.92 acres and is zoned RSF-4. It is the opinion of the Fayetteville Police Department that this planned zoning district will not substantially alter the population density or create and undesirable increase in the load on police services nor will it create an appreciable increase in traffic danger and congestion in the area. In reference to R-PZD 06-2169: (6TH & WOOD, 524): Submitted by N. ARTHUR SCOTT for property located at 6th and Wood. The property is zoned C-2 and contains approximately 1.80 acres. The request is for re -zoning the development for a Residential Planned Zoning District. It is the opinion of the Fayetteville Police Department that this re -zoning will not substantially alter the population density, nor will it create an undesirable increase on police services. It will not create an appreciable increase in traffic danger and congestion in the area. Sincerely, captain William Brown Fayetteville Police Department FAYETTEVILLE POLICE DEPARTMENT 100-A WEST ROCK STREET (DELIVERIES) POLICE: 100-A WEST ROCK STREET 72701 FAYETTEVILLE, ARKANSAS 72701 PHONE: 479.587.3555 FAX: 479.587.3522 Fayetteville Fire Department IEMO To: Suzanne Morgan, Andrew Garner, Jeremy Pate, and Jesse Fulcher Thru: Chief Tony Johnson Asst Chief Bud Thompson From:• Captain Dale Riggins ' Date: September 11, 2006 Re: September 6, 2006 Zoning Review - Fire Department Comments PZD06-2196 (West Fork,Place) These 13.92 acres are covered by Engine 5 located at 833 N Crossover. It is 1.7 miles from the station with an expected response time of 4 minutes. After the new Station 3 opens at Ray and Huntsville, the distance will be reduced to .5 miles with an expected response time of 2 minutes. The Fire Department anticipates 13 (8 EMS - 5 Fire/Other) calls for service per year once the development is completed and maximum build -out has occurred. Measured Hydrant Flow in this area is 1539 gallons/minute. The service impact of this development will typically take eighteen months after the development is started, and the units begin to be occupied, to occur. There should be no adverse effects on our call volume or response time to this development. P 6-2169 (6t° and Wood) These acres are covered by Engine It is 1.2 milf2p the station with The Fire Departmen ticipat 3 EN once t e ev men i leted and maximum build out has occurred. There is no recor measured ant flow for this area. The service ' act of this developmen t pically take eighteen months after the deve ent is started, and the units begin to cupied, to occur. Ladder 1 at 303 W Center. d response time of 4.5 minutes. - 2 Fire/Other) rails for service per year Please feel free to contact me if you have any questions concerning the comments Captain Dale Riggins Fayetteville Fire Department ZttJ[351 = i &vr==Wi I== (. s i.I 'r °.« l ' "- I' Fa•iyetteviIJe Fite Department Office of the Fire Marshal To: Jesse Fulcher Through: Fire Marshal David Williams From: Assistant Fire Marshal Dale Riggins Subject: West Fork Place PZD Concerning the West Fork Place Development, where there is both multiple -family development and one or two family residential development, it is the determination by the Fire Marshal that we use the most stringent code for these type developments. If you have any questions concerning any comments regarding this development, please contact the Fire Marshal's office. Fire Marshal ..............479.718-7639 Asst Fire Marshal...... 479-444-3448 or 479-444.3449 Date Riggins Assistant Fire Marshal Fayetteville Fire Department O1033 Fire apparatus access road gates.. Gates securing the fire apparatus access roads shall comply with all of the follow- ing criteria: 1. The minimum gate width shall be 20 feet (6696 mm)_ 2.. Gates shall be of the swinging or sliding type. 3. Construction of gates shall be of materials that allow manual operation by one person. 4. Gate components shall be maintained in an operative condition at all times and replaced orrepairedwhen de- fcctive. 5. Electric gates shall be equipped with a,tnearis of opening the gate by fire department personnel for emergency ac- cess. Emergency opening devices shall be approved by thctode official. 6. Manual opening gates shall not be locked with a padlock or chain and padlock unless they are capable of being opened by means of forcible entry tools and 7. Locking device specifications shall be submitted for ap- proval by the code official. D103.6 Signs. Where required by decode official, fire appara- tus access roads shall be marked with permanent NO PARKING -FIRE LANE signs complying with Figure Dl 03.6. Signs shall have a minimum dimension of 12 inches (305 mm) wide by 18 inches (457 mm) high Andhave red letters on a white reflective background. Signs shall be posted on one or both sides of the fire apparatus road as required by Section D103.6.1 or D103.6.2. SIGN TYPE'A` SIGN TYPE C" SIGN TYPE `D` i NO NO j N0 PARKING ;; PARKING I ! PARKING 18" FIRE LANE FIRE LANE FIRE LANE _- -'-12`--wH---12- FIGURE D103.6 FIRE LANE SIGNS. .0103.6.1 Roads 20 to 26 feet in width. Fire -apparatus ac- cess roads 20 to 26 feet wide (6096 to 7925 mm). shall be posted on both sides as a fire lane. 0103.6.2 Roads more than 26 feet in width. Fire appara- tus access roads more than 26 feet wide (7925 mm) to 32 feet wide (9754 mm) shall be posted on one side of the road as a fire lane. SECTION O104 COMMERCIAL AND INDUSTRIAL DEVELOPMENTS D104..1 Buildings exceeding three stories or 30 feet in height. Buildings or facilities exceeding 30 feet (9144 mm) or 362 three stories.in height shall have at least three means of fire ap- paratus access for each structure. D104.2 Buildings exceeding 62,000 square feet in area. Buildings or facilities having agross building area ofmore than 62,000 square fect.(5760 ml) shall be provided with two sepa- rate and approved fire apparatus access roads. Exception: Projects. having a gross building area of up to 124,000 square feet (11.520 m?) having.. single approved fire apparatus access road when all buildings are:cquipped throughout with approved automatic sprinkler systems: D104.3 Remoteness. Where two access roads are required, they shall be placed adistance apart equal. to not less than one half ofthe length of the maximum overall diagonal dimension of the property or area to be served, measured ins straight litre between accesses. SECTION D105. AERIAL FIRE APPARATUS.ACCESS ROADS D105.1 Where required. Buildings or portions.of buildings or facilities exceeding 30 feet(9144 mm) in height above the low- est level of fire department vehicle access shall be provided with approved fire apparatus access roads capable of accom,- rnodating fire department aerial apparatus. Overhead utility and power lines'shall hotbe located within the aerial_fire appa- ratus access roadway. D105.2"Width. Fire apparatus access roads shall have a n» ni- . mum unobstructed width of 26 feet (7925.pun) in the tnmedi- ateinity of any building or portion of building more than 30 feet (9144 mm) in height. 0105,3 Prozimity'to building. At least one -of the required ac- cess, routes meeting this condition shall be located, within a minimum of .15 feet (4572 mm) and a maximum of 30 feet (9144 mm) from the building, and shall be positioned parallel to one entire side of the building. SECTION O106 :MULTIPLE-FAMILY.RESIDENTIAL REVELORMENTS D106.1 Projects having more than 100, dwelling unitsMul- tiplefamily residential projects having more than l0odwelling units shall be equipped tivoughout with two separate and.ap- proved fire apparatus access roads-. Exception: Projects having up to 200 dwelling units may have a single approved fire apparatus access road when.all buildings, including nonresidential occupancies. are equipped throughout with approved automatic sprinkler systems installed in accordance with Section 903.3..1.1 or 903.3.1.2 of the International Fire Code. 0106.2 Projects having more than 200 dwelling units. Mul- tiple -family residential projects having -more than 200 dwelling. units shall be provided with two separate and approved fire ap- paratus access roads regardless of whether they are equipped with an approved automatic sprinkler system. 2000 INTERNATIONAL FIRE CODE® Sep.22 06 02:59p V. FIRE APPARATUS ACCESS ROADS SECTION D107 ONE- OR TWO-FAMILY RESIDENTIAL DEVELOPMENTS D107.1 One- or two-family dwelling residential develop- ments. Developments of one- or two-family; dwellings where the number of dwelling units exceeds 30 shall be provided with separate and approved fire apparatus access roads; and shall • Meetthe.requiremei is of Section.D104.3. Exceptions: 1. Where there are 30 or fewer dwelling units on a single public or private access way and all dwelling units arc protected by approved residential sprinkler systems, access from two directions shall not be required. 2. The number of dwelling units on a single fire appara- tus access road shall not be increased unless fire appa- ratus access roads will connect with future development, as determined by the code official. P. APPENDIX O 2000 INTERNATIONAL FIRE CODE® 363 PLANNING COMMISSION MINUTES NOVEMBER 13, 2006 Planning Commission November 13, 2006 Page 6 R-PZD 06-2196: PLANNED ZONING DISTRICT (WEST FORK PLACE, 565/566): SUBMITTED BY PROJECT DESIGN CONSULTANTS, INC FOR PROPERTY LOCATED AT THE END OF RAY AVENUE, S OF HUNTSVILLE ROAD. THE PROPERTY IS ZONED RSF-4, SINGLE FAMILY -4 UNITS/ACRE AND CONTAINS APPROXIMATELY 13.92 ACRES. Fulcher: The request is for a Master Development Plan of a Residential Planned Zoning District with 59 single-family dwellings: 30Attached and 29 detached. West Fork Place Residential Planned Z44gOstrict that has been heard by Subdivision Committee and Plag Commission, and was tabled at the previous Planning Commission he ing, It has been brought forward tonight. The overall developmenttis for 2 gle family units and 30 multi -family units resulting in anogeralll ensityof X24 units per acre. All of the residential units will bejocated in Planning Ai ss 3; Planning Area 4 will be utilized for comj ty green�space maintained b�the property owners association. Planning Areaj5,'.will be dedicatttd park land. This request will not subdivide the p$it is a large scale development and all the commonly held pro p erty would be maintained by the POA. Since we haelaoked at this pr jectfewtimes, I thought it best just to go over the major`Ic i getsince Planning Commission review back on September 25. This wban_omment?received by the public and by the Planning Commissier$Th51ioafits have gone back and made these chaa g1 es,, One of the larger comments that were made was the propoossed stree 6'nnnection thru`''tthe platted lot of the Watson Addition. Tha'has been re oved with a raised plats and that is going to be replaced with 20foot public -alley for fire access and pedestrian usage. Break -away bollards wild' riize'"'d' at`theAnorth and south end, which would prohibit vehicular use but llow emergency vehicles to access the property, in case of emergency. iotnpoint of concern was connectivity. The south and east were qui e prohibitive because of the existing flood plain of the White River. They have incated a stub out to the west which would be constructed a the time of the development and would also be labeled on th plat so future residence would understand that connectivity could po)Ten ially ake place with redevelopment to the west of this property. The publicjic s�t eeeet and public alleys have been realigned to create a four-way inters6'ction, somewhat of a change from the previous plats. A four -foot sidewalk has been added along the south side of the multi -family units, providing a second connection to the future trail, which would be constructed within planning area five, the park land. An eight -unit building which was located on the south property has been split into (2) four unit complexes and additional guest parking has been provided along the alleys, in addition to the on street. parking and driveway parking. Finally, I believe that some of the public had some questions regarding the park land Planning Commission November 13, 2006 Page 7 development and how that would occur if this project were to be approved. When the Parks and Recreation Advisory Board met and discussed this project, they voted and accepted a park land dedication based on the units that required a dedication of 1.4 acres approximately. The applicants are dedicating approximately 6 acres. If this were to be approved, at the time the deed was submitted to the parks division, then they would schedule the development of this park area. The purpose is to create a time frame so that the current area residents that would utilize th k land area as well as the residents that would move into this develo mentwould be able to provide input to that development of the parks. Therefore, the actual development time frame would be based on, a i%d-out of this development to allow both future and cunt t residents4to help determine the outcome of that park area. If youJi..ay addition l?questions please ask. S Anthes: Fulcher: Anthes: Madison Anthes: Madison: Anthes: Pate: Mr. Fulcher, before you sit down, ew were a'sk'ed to reserve otu plats from October 2, 2006 and I see you have alisp age 2 of our staff report of all the changes that have been made. Are all o those reflected in those drawling we have? Yes. Ok, Thank ou. Would any ember of the public like to speak to this R- PZD t)6 1966 est Fork Place?k Please come forward. I'm a Is ladi'son„my wife and'I own property that is butted on this ides. One south and east side. The lot just next posed street that using, now not a street, it's called a, not a semi+street or something like that, with bollards. Mr. Pate? A platted alley? Yes, it's being called out on your plans. Just for future reference, it's a public trail and fire access. Madison: I've seen those things and I don't think it's an improvement actually. I think it's a down grade actually from a street because it occupies the land and looks temporary, it is temporary and so I don't think that's any particular improvement. There are several, several issues here. Many of Planning Commission November 13, 2006 Page 8 which were addressed by this Planning Commission on September 25, which we finally got your minutes today, on that particular thing, so we can look at them. First of all, the access to this division uses a lot, platted lot that we all depend on as what it's going to be used for. Now it's going to be used for this semi -street; that of course seems to me a violation of the public trust. The other access is along Ray Avenue; Ray Avenue is the avenue that as you cross Huntsville Road is the avenue that goes up to the Happy Hollow School. It's a very busy intersection, 4n fact I just came past there, you would never turn right there, you never4urnIpft there, at this time of day. There are several hours of day yo never turn left there. You might be able to turn right. So the access to this articular planned development is going to be very, very difficult. You must understand that this is the southern bypass of Fayettyille n1&part of the'astem bypass of Fayetteville feeds into this area. 6thstreet and 15'" streettome together and run right past this division. So th"ere is a reason for significant traffic there, unless there is some relief from this ic, the e should be norther development that will double the numbs ?4cars. Actually, more than double the number of cars coming out o +Ray Street and possibly Jerry Street. Although this snii=street seems to mediate that some what. Jerry Street is a very difficult tseet)l5cause the sigh ins are very difficult there in to addition to the fact t a i t"there,is a lot5f traffic. So, access is a major, major issue to this rea.e ensity' incompatible with density in this area. fia�t partly becan�S,'oeof your so alled PZD's, because PZD's allow ou to ni k' 'decisions t eat the residents have not counted on. In fact, thedlsidences in that area would�be,a certain density and because of the PZD op Qn; youFo'an-decided the density on the south part of this is going rto-be twic�te a density. _n.fact; almost three times the density of the adl'oig propeat ownersSo, the density, although the density sounds ok when yo "Say its on thirteen acres, but the density is actually concentrated on aboutf of tha Fhe other half of it, which is unbuildable, is being dedicated f arksow, of course we don't know what parks means because, let TTh go back a bit, tolerate me for just a moment, because some y�eafs.ago, I ood here before at a different Planning Commission and we weerre�concdrned about so called nature trails that was built in Highland Park. Where we and many others had homes. The nature trails were used there s substitute for sidewalks. The developer, who was Jim Lindsey, said we want to build this nature trail instead of building new sidewalks. Somehow it got past everybody, and the nature trails of course turned out to be cross ties with gravel between them and they were never used. It was an enormous waste of money and there are no sidewalks now. When we came to the City on that, the City said we don't have any standards for nature trails. Now, what I want to know is do you have standards for parks? Can we depend on the City to have particular kind of park there, or Planning Commission November 13, 2006 Page 9 are we buying a pig in a poke, when we say we would use six acres of this land for parks. There is supposedly a trail along that park, but the trail seems to go nowhere on the east and nowhere on the west and so I can't imagine the trail being used by anybody outside this particular subdivision. If in fact, its ever developed. The major issue here is the upkeep. of this development. It's proposed to be done by a POA and that of course takes the City's responsibility away from it and of course takes any protection that the residents have. Except, for going to court away from that. We don't know whether, we have been told that maybe hecstreets are public streets. We don't know if they're private or public streets but we do know that they are still proposed to be private owfltco.munity ownership of the land. Now, we know what community$ownership'lbf land can be, it. can be very good or it can be very bad. If4 ab ery bad, tie have no recourse, the property owners of thdccea unless we got ` urt and try to get some damages without thety. protection. So, what e6Citg is asking us to do is to accept a park i a e dcMthknow what it 11 be, and to accept a POA, which we don't kn W�what it will be. So, in essence this is a total pig in a poke or any access tottis?,By the way, this was on your agenda; this has been on -your agenda for tree out of your four last meetings. The residents az-wo3king people, a Lat�i't continue to come here every two weeks and 'alk abo tthis and because eventually you will wear us down. Eventually, e wibe wortt'd"own and eventually somethin 3e1Se ill happen.11ast timea was tabled was so that the develooOrs, according to yourtinutes, could talk to the homeowners in the area M**ife a d I met with M .lvlcDonald and Hugh Earnest and we talked ab •4hisPtWejade our co erns clear. First of all, they said they were going to remove4hath"o'n'se hat was next door to our house. We noticed that it hasn't been re oved. We told them what our concerns were and none of thoseuio cerns have been addressed. In fact, we objected to at this bollard kind of 'emi-street and that of course is still there. They said they had ac is on Mother way and they would explore that. But there ave been z changes in conversations with us. We don't see that king ha hanged from September 25.. Your commission, your staff ... lisse a things here and the only one of those that has any significant so whater; is a stub out to the west that said there might be a street there someday but the City is not committed to this. We are seriously interested in the City making some commitments to protect this neighborhood and to help us to protect our property from the developers. The developers are not going to destroy our property, but the City may destroy our property because you may not build the park, you may not improve access and traffic on Huntsville Road, It will just get worse. We ask you not to do that to this neighborhood of people who have lived there for many, many years and who are some of the original residents of Fayetteville. We ask Planning Commission November 13, 2006 Page 10 you to consider the objections that you made on September 25 and note that almost none of those objections are met. Anthes: Thank you Mr. Madison, would any other member of the public like to address this? Madison: I'm Sue Madison and this will surprise a lot of people that occasionally I have need to add to what my husband said. I will beery brief though. I just want.to be sure you all understand that the lac oflattendance by neighbors here tonight does no way reflect o h'_eir diminished opposition at this project. We have one lady that has been eeb sly ill, one lady that just got out of the hospital, and when I called some -e pie today, none of them knew that this was scheduled tonig iit Iguess there might have been a sign out, but I haven't driven by there lately. But their opition remains for these reasons that my husb as gone'over. I just wan'ted*ydix to understand why they are not here iIThlkht. TGhamc you. N Anthes: Thank you Mrs. Madison, would any oih ember of the public like to address this PZD West o?k Place? Seeing no e, I will close the floor to public comment. Wouldre plicant like to make a presentation? McDonald: I will try to be brief and add,?ess�*Ju1st the tens' that have changed significant, y since the last timI`stood before you. I might mention that we did mee witY nd Mrs. Madison and at that time, we advised them that w eGGe,�:.going to �table it, for the meeting that immediately proceeded that and they�ha�d a trap to Little Rock planned and we let them know that it had een tabled ` oi;th�e evening.did=.not do that without trying to let the netghbo s know1JQey advised us, at that time, that they would call the neighli r`s.hat we e most>interested. We didn't table it as some surprise tactic; we d that, t try to make some of these changes. Anthes: Gan I go ahj and get you to introduce yourself. McDonald: Sure;-lim 1vlike McDonald with Hometown Development. We did, in additih to meeting with the Madisons, met at Brenda Thiel's request with • the Ward One residents and three projects were presented at that Ward One meeting that night. Oddly enough, the project that went before us, was not • a PZD and it was apartments that were down on 15`s Street as was presented that night. As the presenter before me finished, Mrs. Thiel's commented to the audience that they might like our project much better because it would present something. that they at least knew what they were getting because it was a PZD and it was a little more residential as opposed to apartments, that they objects too, so much. We did meet with those Planning Commission November 13, 2006 Page 11 residents and like Mr. and Mrs. Madison have said, we met with them, and we do believe we addressed some of the concerns. We obviously didn't go down and meet every single item that they discussed. As far as the common ownership of land which was one of the big things that the Madison's and we discussed. We really believe we have a three fold line of protection for someone taking care of this property. First off, as we mentioned to you last time, we plan on targeting first time home buyers. We won't spend a lot of time on that, but we do plane having a housing• fair and try and make these units affordable for pe ple that would own the property as opposed to someone who might bufitto rent it out. Secondly, we will have POA. I know that is not a cu for alFills and you all don't like POA's in their entirety, but in addition two that, would not be objectionable to a condition of approval similar to whatwe have received on other projects which would allow the City to have theauthority, but not the responsibility, to impose ada rum taxes to pay for any problems with the property. If there is an upkeepTissue, the)City can come in their choosing, not at their responsibility, b ut atir authority, and correct that. I assure you, that the BOA would act oceetthey started being taxed for the actions of few of the residence if that did o cur..\ We believe that it would help to address the concern~ f.about the common -ownership of land. The Madison's also mentioned'that ih� eere ere conc m about exactly what the Parks Department would dotwith,tthhat land, e took the Parks Department on a to fittls roperty a long' ime ago. They seemed to be very excited and I ,eaalize 't build thentire trail around the City with one project, butu do have to.do it one project,at a time. I realize the trail looks as if it doesn'tgo'an} where,now, but i we said that on every piece of property, --�w.. �e would neve,.,r*ha trail ar t the City. We believe, in talking with the 'Park , ep�artmen Ahat theyre sincere about putting the trail there and putting�thase upgrades there and we in fact asked them to send an email to Jesse andF Jmy tot ayonfirming what I'm sure Jesse mentioned to you earlier. Inldc ition,6we did add the stub in to the west tie in. Recall that it was talked about last time. Obviously, we don't own the property all the w4�a'outto Nappy Hollow Road butwe have shown that stub out to the •. weit.ro�rty line. We did not provided the fire and pedestrian access or change our full driveway access on the eastside because of the Madison's comntent, but more the comments that we got from this committee last time we meet before you. We are amendable to making that a full access for cars and traffic or making it for fire and pedestrians. We have shown a more direct trail access there on that end and made that a four way stop that was mentioned earlier. We believe these changes will•make it more amenable. I won't try to list all the items that Jesse went through. With regard to the fire access only that's going through the lot that is on the east end of our property: There is a utility and vehicle access easement on the Planning Commission November 13, 2006 Page 12 property that is on the end of Jerry, that is to the favor of our property. We did not use that easement, and don't intend too. We intend to use the lot, and that is what before you now. We do believe that that easement came into play when the right-of-way was vacated for Jerry and therefore presented some sort of flag that some day this property wasn't going to stay an island that could never have anything done to it. That there was access to that property. Even though we didn't use that particular access, it was there. We made other minor adjustments to try to break up the town homes a little bit. We do, like the last time I spoke to yo we believe this project meets many of the goals of the 2025 Plan and wthink it's a good project. ,and hope you'll consider it strongly. Anthes: Thank you Mr. McDonald. Let's get staffito''clarify som Hof the issues brought up by the neighbors before we start our discussion. first of all, I don't know if Mr. Fulcher or Mr to woulH like to answer, bu regarding the appearance and the use oft et`�i c ection through the lot. j,'an you clarify that? Pate: Sure, that would be built t'o-our public alley"standards, being able to withstand 75,000 pounds four rre=access, fire ap$ parafus access, what ever they require so that itwillle a p�paav d'fu1ly permanent surface that would tie into the curb and gutter, tha�t,is re. uir d.alonglhe east -west street, so that would berg` p"p enianent access yr Anthes: Can.you call out } here a similar access exists in Fayetteville, so we can understat wd hattthat looks like? Pate: Theallystha ,newly constructed in Rupple Row are very similar. They are,a11 paved and actually provide two-way access to homes that are located al ntng,that a Anthes: Ok, and the issue of traffic, can you talk about the capacity of the existing tr, emits andem.Huntsville Road might meet warrants for additional Pate: In terms of additional streets, and as we discussed several meets ago, we did some quick numbers and looked at the traffic generated by the existing homes that access Jerry, Ray,.Lee, Helen, and other streets that are within the existing neighborhood, in addition to the 59 homes that are proposed with this development. Most of those streets are developed without curb and gutter. I believe the street to the west, Ray Avenue, has curb and gutter on the west side and there is an overlay that's being required with this project to improve that street, which would be the primary point of Planning Commission November 13, 2006 Page 13 ingress/egress. All of those streets meet our minimum standards in terms of width and actually may exceed those. So they would easily in terms of capacity carry well over what is proposed here. In terms of Huntsville Road, the improvements, just looking at the bond program sheet that I gave you all last time, the improvements are stated as project nine, listed there, in our bond program. That is a highway department project and it would carry the improvements from the existing improved intersection along the Tyson facility, east to Stonebridge. But that is one of the projects that we would work in tandem with the highway departm nt foathat portion of street. ItT Anthes: Ok, and as far as the amount of upkeep thM'is a allo tee. to the POA on this PZD, can you compare that to the amount pjkip keep bu Other PZD's? Pate: Sure, I think it varies dramaticaally;, e one that comes in mind , m6st notability, four weeks ago you all proved a°p1nned zoning'district for [Woodbury], which was on Zion Roa th_ to was mostly private streets. There was one public street, I believe. %lthe rest wereprivate and none of the property was subdividetilt was a very s-Nilar situation; a POA maintained all componenttts o£f that particular ple e`ofproperty. Residential subdivisions obviously, there ar�ypically POAys. They maintain minor things, like private drives ifrthere are some, ignage, landscaping, irrigation, -an things like that. A lot .oftis their dues will take care of that. j�o everin projects that�'a,re not subdivisions that are more large scalf'de elopmen s oriented those are very. typical. A POA would maintain ra deoper would maintainthrough dues the grounds and any other,improveme onse to some of the Commissioners concerns a 6 it that in the_.1'hst meeting; they redesigned the streets in this project to meet p1ib�`lie streetndards so all streets that are wit in this project would Nk. ic an dedicated'to the City. So, they would have to meet public tandards. Antn Jufor just our information; maybe Mr. Williams, does the City e aSority to assess for improvements if something falls into disarm Mr. McDonald suggested? Williams: Yes, we have enforcement powers in the code; specifically it states that to further mutual interest of the residence, occupants, and owners of the PZD Master Development Plan and of the public, in the preservation and integrity of the plan. Provisions as planned (inaudible) to the use of the land, statement of commitments to development architectural standards and the location of common open space shall run in favor of The City of Fayetteville and shall be enforceable at all times by the City, without Planning Commission November 13, 2006 - Page 14 limitation of any power regulation or otherwise granted by law. There is another provision further on in the PZD ordinance, as you are aware, that says that if a street needs to be repaired, private street, of course here, we don't have I guess private streets, but if there were private streets that need to be repaired the City can in fact repaired that if it so chooses and then assess all the properties on their taxes to pay the cost of repairing the street. So, the PZD ordinance was written in an attempt to give the City those kinds of enforcement powers. AL Anthes: And that runs with any development planand does not need a separate condition of approval? Pate: That's correct, we typically try and s_' altol =over, actually, the condition that Mr. McDonald mentioned is number five in your sta reports, simply because when this was drafted, were stil]unsure if they were -actually when this came before you, they re'still private streets. We try to remind the Commission of that by pu get specifically in here, but you are right, it's not necessary because it's wtthin the ordinance. Whether we put it as a condition or oiit has to be abided by. Anthes: Ok, can you speak to the arks board'decision t !accept this land and the •trail construction? Pate: Sure.2'he original parks reco endation whenthey met with this property ovine' for 113 dedication t'*satisfy what is on our Parks and Alternative trails and ransportation Plan, which is a trail. corridor multi- use,paved asphalt and'co.ncr tail that in this case will run along the tiiteRivet.'Fhe e's a me� m"orfrom the trails coordinator that's been in your packet for ral agendas. And it states where that connection occurs. The trail once fully - onstructed connects west to Combs Park and would tie into The To ii- BrarItii Creek Trail. That's the area were the Crown Apartments has a trail constructed in that area and Razorback Road. To the eas , it woulh connect to Eagle Park„ Bayyari.Park, and then ultimately to bo liLake equoyah and the Wastewater Treatment Plant. There's a map also in.. our staff report showing those trail connections and how they all work<together. The over-all six acres is proposed by the developer to allow for additional use of land as it will become a trail head or other uses such as smaller uses that would not be structures located with in the flood plain. Most likely benches and other things of that nature. Anthes: And the last question has staff calculated the density within the developable parcels? Planning Commission November 13, 2006 Page 15 Pate: Specifically, no. There's obviously a density here of 4.24 units per acre overall. They have clustered the development outside of the flood plain for the most part and most of the development lies outside of that area. It would be very easy to take 13.92 acres minus 6.07, but a lot of that 6.07 is actually developable, it's just in the floodplain. It could be developed, obviously the floodway could not, but a lot of that property could be developed if it were above the finished floor elevation. That specifically, if you took that out, would be about 7.5 units per acre, but again, a lot of that property is also developable. Anthes: Thank you Mr. Pate, Commissioners? Ostner: I have a question for staff or the city attorney in this situation. I wasn't on the panel that night that we talked about this project at Zion. When you compared the POA responsibilities. If this passed tonight and we're faced with this situation and the POA',whic i,is a prate non-profit is struggling, having trouble getting people to pay o having quite enough money to pay for mowing. A few people start owing their own yards, a few people aren't, waiting on the OA to do it..'T enen the City comes out and mows a few people's yards a d'assesses every ne. That sounds like it could happen and it's not plann d, bu =it is a so!: Lion. That seems like a real problem to me. It almseems Iike�people are rewarded for not trying to keep up�t1 th" their yards ifYhe POA weresin a financial crises, which they fr4uenttly"getSin trouble.' s that a fair assessment of how things could go?t►When you mix a simple non' -profit almost a club in with municipal `We've had POt1§''not only iii Fayetteville but through out the country. It's a very c moron way fora neighborhood to be able to monitor itself and to insure that ommon areas are taken care of . I think that the city needs to be very active1ii making sure that they do comply with what they are supposed to no. And I think generally POAs can be successful and should btuccessfth1A lot of the POAs were established a long time ago before zoning district ordinance. We did not have enforcement powersby the City in some of these early POA's, like we do now with the Planne Zoning District. So I think that the problems that might have been in some areas in the past especially, with detention ponds and things like that. I think that hopefully that will not be reoccurring in any of the new PZD's that do require POAs as part of the ordinance. It gives the City actually enforcement powers. I think that even though, obviously there can be problems with any organization. I think there are a lot of remedies available to assess the homeowners. The POA's are democratically governed by their own property owners, to some extent. What they can not Planning Commission November 13, 2006 Page 16 do is undo the City's rights to enforce the common ground requirements that have been presented by the developers and accepted by you, and later the City Council. I think there are sufficient enforcement procedures now, to ensure that the POAs will live up to the statements of conditions that would be placed upon them. Hopefully, some of the earlier problems that we've had which when POAs were established. The only thing that they could do then is sue each other to some extant, because often times the City was no a party, had no enforcement powers on that .and so that made it much more difficult to enforce anything. Because then you have property owners that had to go to court themselves. That should not be the case now Av. with POA that is adopted thru the Plan Zoning District ordinance. That gives specific powers to the City to enforchose."_ Ostner: So, the City could assess one homeowner for not mowing�liis,yard or the City would have to assess the enui% West Fbrk Place even)? Williams: I would think that in this POA situation, t at is across the board assessment. I would think that the POA's would rezealitheir own neighbors there. • Either their all going toedo?itor none of themt e going to do it. I think that if the City hadn't come intoenforce the CItisg&ng to use the POA system itself, and that one of prorate application, of the taxes to pay whatever the City had to dots L o POAtIYself,.if they don't like that, • they have som 'problem with'it�a lotof tm s they have their own enforc; nt pro~ocec�edures. They4have other restricted covenants that the City woirt=have anything to do with that,they can probably use that to assess their own memb That woulequire private action on them. If the City oesan, I tliink.t�he Cit%stigoing to probably assess everybody equally. Ostner< I gut's my concern is if the City is assessing everyone equally to attempt to assist the"E0\, which. is an improvement, that POA's were on their own.' of the homeowners who weren't dropping the ball are somewhat pun shed. somewhat, and it's a smoother path to quite trying, i. ee use theity is going to come in. Normally, these common lands are a.. separrat_e�Piece of dirt: detention pond, a common small part or landscape area. `Far ihat to be kept up or the City coming in and taking over or assessing to take care of its maintenance instead of the POA, I can see that. We're talking front yards, backyards, people's homes right up to their front steps. That just doesn't seem like it would succeed to me. It just seems like a large area of land that one should own and maintain and in my mind it almost works better as a apartment situation. This is not an apartment situation, I'm just trying to understand maintaining these areas and keeping up with homeowners' yards if they were to drop the ball. I'll let that stand. Planning Commission November 13, 2006 Page 17 Anthes: Commissioner Clark. Clark: My question is for Jesse or Jeremy. The last time I saw this development was actually in Subdivision, because I missed the September meeting where we heard it and tabled it, yet again. All I have in front of me, are the • plats that we had then. Could you come to the podium and show us the • changes that are outlined on page two actually fall on this plat? Cause I'm very curious about where the right-of-way stub out is and the street connection were we are going to put the bollardsxand,even where the eight units turning into 2 four units. I'm trying Ito figure it out, but I'm really into visual aides. Anthes: Is this where we can get this on camera Maybe you can ut it against the (inaudible) and grab a microphone;(if you would. Clark: Don't break the microphone. Therezyou go. Fulcher: This was where the street was going to connect through the undeveloped plat of the Watson Subdivision. Although visually it.may not look different, this been reducedti om,a residential 'trees section to the alley section, 20wide. Obviously, you cag't see where the bollards should be located. The bollards shoul'd\.be locatedon north and south end. Clark: So .............. wo. se Fulcher: Yes, there WJouldlb`e-one at either e'nd to prohibit vehicle traffic from ..rleavine thee subdiivisio��idalso enterine the subdivision. Clark: Ok, so really the only entrance and exit we have then becomes on the east? Fulcher: The origina extensi n of Ray Avenue where it terminates here currently would be picked up and brought in to City standards and through the evelopment nd loop through. The stub out has been shown.here and .. woould'be,constructed. That's the one to the west for potential redev�el pment. This is where the units were split off. This was the eight - unit building at this point. It has been split into two four -unit buildings. This is the intersection that we referred to that has been brought info a "T". It used to be somewhat of cul-de-sac that came further down in here. The units were located on the north and east side of that. Those have been repositioned around that public trail and alley access. Again, this has a sidewalk connection and the proposed trail connection here from this sidewalk. That has been duplicated at this point where there is a public sidewalk coming off of the public alley and .we have indicated as condition Planning Commission November 13, 2006 Page 18 of approval to show another trail connection going down these contours and going down to the proposed trail here again. So, we would have two public connections for the residence to the trail to be constructed by the Parks division. The additional parking, I believe is mentioned also in there, is in these places here and also here for guest parking. I believe this is the one unit that has been discussed as far as for removal that is shown by the applicants. Clark: So, it's going where? Fulcher: It's remained on there, that is one that has bei Mentioned by the public that may be removed, but the plans we hashown lave that on there. That's counting the 29 detached smgl il) units. Clark: So, we are going to have two coo _, ions td the trailN'Two tfian connections, but only one way to get m. and ouhfor vehicular traffic? v Fulcher: Yes, ma'am. Clark: And those are the change`s? Fulcher: Those are the major changes. Clark: I just wanted to'make sure that was up to speed on what was changed because I?had corns n es with this deyelopment for many reasons. I know that infihi s diffi ult� especially Vjn you're talking about infill of this .nature. But, comnl'icatedaame doesn't mean to me that we are forced to `compro se someroof the things that we insisted upon. I'm very concerned about thewehicular movement within this subdivision. Parking, people are going to gear o the trail easier than then they are going to get to in and out of this devel pment(The traffic on Huntsville; unless people cut across tha middle street is, to Ray to try and get out is murderous. You oaten not tumlleft on Huntsville, most of the day now. Even with thattraffic light =whichMhas.provided a wonderful cut through down Huntsville, might I add. Ii? 'a wonderful improvement but still you are hoping and praying. A lot ofeople do turn right, go down to the service station, or go down to the doctor's office and turn around to come back. I've seen it happen, I've done it myself. I commend the developers for trying infill of this nature because we do need affordable housing but I'm very concerned, I don't know what anyone else has to say, I'm very concerned about the inherent limitations structurally of this particular piece of property. Lots of floodway here, lots of floodplain. I think the density is way higher than 4.24 when you actually do the math which, I don't even deal with, on what Planning Commission November 13, 2006 Page 19 is build -able verses what is plotted. The Parks land and Commissioner Anthes just reminded me, a lot of parks land is in flood plain, which I find very ironic. The floodplain is extensive on this piece of property. I'm still withholding judgment cause I need to be caught up to speed on some of this discuss that happened when I missed Planning Commission, but I still have some very big concerns. Especially about access, density, and the floodplain. The emergency vehicles are Ok with all these turning radii's and the fact that there are not two outlets here? a. Fulcher: Yes; that was one of the purposes of maii ingress/egress for emergency vehicles so of egress. Clark: Yes, we have bollards there. Have vv on this Planning Commission �y_dew access - has a bollard, which is kin - situation where emergency vehicles Pate: We would have to ask i1i fire department, Clark: Myres: I think it's. kind of a recen' places I can understand it. that one.e]: those are mi because second point of uld have two points i an instance.= or three with g to me, have 1A0 utilize ft for sure. I've been ver had a system? �Ve hammered out and some Rockwood Trail. We did • houses'sr, it's not heavy density. This me in terms of emergency vehicular :en what to all you all have to say, ations, and thank you for putting all the You can tell. want Zo speak, even without me asking. I probably, I am going to vot%against this, not because I'm not in favor of affordable h using; I think we need hundred.times.the amount of•housing that is truly . ob a "mab a or most people in this place, in this town. Bu, for exactly the reasons that Commissioner Clark. just mentioned. I have real problems with a eighborhood with this much density, having only one way in and one way out. I think it's a recipe for disaster. Also, even if you get out of the subdivision, by the time you get to Huntsville Road, you can't get out and I said this several weeks ago. I'm ready to stop approving anything until the infrastructure is brought up to the level that can support the traffic and additional wear and tear. It's not that I have anything against the development per say; I think it's a good use of the land and I really would like to a lot more housing for sale that's obtainable by an average person, Planning Commission November 13, 2006 Page 20 unlike what is out there today, but I'm going to vote against it strictly because of the transportation issues. Anthes: Is there further discussion? Commissioner Lack? Lack: I have expressed on the two times that I've seen this project that I felt like it was viable and workable project. I would like to say while I understand the concerns of my fellow Commissioners and havecsome pause in its one means of ingress/egress and was actually originallyrin avor of using the vacant lot for other means of full iiwressiearesSl still think that this is a viable, good project and I would like to mentinViw things that I think are good and of quality and value to the C1in tlus�prolect. I like that the density is accumulated so that we ca joy some green spa e. I like that it will be serviced by trail. I like that�tlie density, the most dense portion of the property is placed adjacent td�the park sb we don't have eople who live in a more dense situation bein sha�ved tthe center and big houses put on the perimeter on the amenities where:.h can usually generally get more money for it. That amenity is offer, ed'to the smaller, more densely compacted residence. ink that is an app priate response. I like that this density would be adjacentto«that trail andia mode of transportation that would be suitable for all o fay4eVeyille>butcertamly provide other options. I think that the POA is.a means of: ontrol°-that9people would have, the contract etween neighbors th Owould allow them to police themselves and I know ..w.ithin most POA's thalt�I'm familiar with, the POA itself has the abilitytitself to charge or to tag a"certain land owner with a infraction. If three land. ownerrwere not mowi g the lawn and the City had to come in and take thatiinto accouunt..an`d c`[iarge the POA, which I would assume they Would have to oc o beecause th POA would own the land in this development, the the POA should have and I would expect them to have the ability �'to r,ecoup that or to charge that particular land owner or homeownerI reall wish we could get an eastern stub out. I would really, that is the one thing that I think would make this more palatable. I have, acc: pted theilea in:this exception from staff thatthe terrain there is inle Bible ut, it is something I still would really preferred to have. Beyond that, I would still say that I think it's a viable project that meets the intenStof the ordinance and meets the intent of development and plan to vote for it. Anthes: Thank you Commissioner Lack, Commissioner Clark. Clark: I think I have a question for the developer, will you tell me a little about the plans for this park area. Do you have anything on board? Or, are you going to let it drain and call it a park? Planning Commission November 13, 2006 Page 21 Ernest: Commissioner Clark, I'm Hugh Ernest, I've had a brief discussion with Connie Edmondson and discussed today the situation with Alison Jumper, who is one of the Senior Park Planners. I can tell you factually, that while we don't have any definitive plan to offer, there's a great deal of interest from the Parks Board and from key City staff on the Parks department to develop that. We've had dreamy conversation if you will, about fishing docks. I've had a conversation with the representative [inaudible] society to develop a community garden and there's discussion to put a small playground in that area. So, and by the way, ifu step back and visualize for a minute what Mr. Pate was talking about oon e�Master Trail Plan, you can envision someone working for. the Cityf Fayette ille in 2015 say,and getting on that trail and walking diregtL q the very I gnaudible] and Happy Hollow. Because, sooner orer, the principal impediment to that, that junk yard will be gone. Once the junk yard is gone, then er6's no stopping of the trail situation to ptand d6kn the river righ ere.. I'm digressing from what you asked about he; arks plan, but at least one of the key parts from my perspective is the Mtfrail .,rail Plan and what it would offer for a connection iID. and down that river. Clark: Thank you sir. yr Pate: If I mig'ht,addd. to that as well, s usually vUr Parks and Recreational Board that meets wit r �azk staff andtbme up with those types of rec. mmendation w ith those im r ements. They also meet with that neighborhood so trwould be both e existing neighborhood and the ones that&e mo6+in ,n t this ar_, ret provide the park amenities just as soon as ClarETh Thank yog Jeremy. Anthes: I>have a cou le of more questions. Mr. Pate, were you able to research whether any screeniing:requirements are still valid for the 8 ft. Fence from: - . . the iar a Eale of the junk yard that was approved in 1974? Pate: That is still an on going project that we're working through. As you mentioned, it was approved in the1970's. Conditions are scarce about the screening requirements for that. We have been looking at old aerial photographs to determine if the actual project has expanded beyond the limits of what it was originally approved for. We are working in tandem with Code Compliance on that project. Planning Commission November 13, 2006 Page 22 Anthes: Ok, has the PZD booklet have been updated to reflect the City Plan 2025 instead of General Plan 2020? Pate: I don't know, because this project actually came in when we were under the City Plan 2020, so we would have to look through that and find out. Anthes: Ok, and has staff identified the construction traffic routes? Pate: I would assume it would have to be primarily Ra.j venue, simply because this particular street as discussed at the PlanninfCommission, most of the Commissioners were not support of a secondary` rn ans of ingress/egress for this particular subdivision. The appli a was given the direction to find an alternative, which is what theylatnjback with not have a secondary full point of ingress/egres and instead proposed'the emergency access. I would assume that it would be frob Ray Avenue, " inafily. Anthes: Could I have the applicant address th ee onstruction traffic and what is the limitations on that, if any? McDonald: I know we discussed using Ray f we were talkin $bout the condition of approval that you all placon tb ov 3 elay Ray Avenue. We would be agreeable to use Jerry and the temporary at lefist the pedestrian access there, up ossom point in tir �If that is hat you wish to direct us to do; but I think unle s, ou tell us to do something else, we would probably be usii av,Avenu4 We would bTeareeable with either one. Anthes: limits ive you reviewed the grading plan and do about the grading along the southern Newman: It's to my !'dbrstanffiing we have reviewed that, and they have complied with all our re uests at this time. Initially, like we said, we've seen this numerous times,.they have adjusted the grading plan to. make it more. fealib e forthe project. But, we have no concerns that I'm aware of, at this time Anthes: Ok, what about the stub -out to the west, I see that it looks like more like a dedication, instead of constructed stub out? Has Engineering discussed that, or Mr. Pate? Pate: We have actually included a condition of approval that we are recommending that is new from the last time, number 3, we are proposing that the western street stub out be constructed to City standards to the Planning Commission November 13, 2006 Page 23 property line or the floodplain per a public residential street at time of development. As opposed to right-of-way that is simply shown currently. Anthes: Has staff evaluated the possibility of an eastern stub -out located on the northern most road, just extending straight out to the east? Pate: We did look at that and it's probably sheet number "F" in your packets, the easiest way to see the significant grade change between those two is (inaudible) you can see that those grades are all tyi g ih; The darker lines are all tying into an existing drop in elevation that continues on to the north. That's really the biggest impedimenn att t th Spooiint in time to construct the street stub out there. I wouldYnot say that -it is impossible, but as we discussed with other projects recenthy,Plannedoning Districts, it • may or may not be probable to actudly construct that wh i that property to the east develops. Anthes: Ok, it looks like on that sheet you referredto, there is a line that looks like maybe a platted easement or easement thatt woould be left open for the future connection there. I can't 'tbll what those dotte1lines are. Is that what that is? :: V Pate: Those are utility. easements. Anthes: So, tha sis utilityleasements? Pate: I believe 6, befieve.that's an e'Li ling easement that actually travels through this.en ire rope �ell as where the public street is located. 0k. C immissioi1eTh ,I guess we can start by talking about condition of approvalber onedetermination of street improvements. Clark: Newman: Clark: Newman: McDonald: is is a qudtion for Engineering, on sheet "F" of our stuff, it looks like it :building'rthis.property..up a lot? How much are. they going to build it 1Howrmuch higher will it sit at completion at the level it is right now? If yotftgive me a second to review the grading plan, and I'll answer that. Sheet "F" The head of the Engineering Department was the one that did the thorough review of these plains and he is unavailable. I'm not sure what the new rules are, but can I come back up. Planning Commission November 13, 2006 Page 24 Clark: Go right ahead. McDonald: Art Scott, our engineer is here, and basically at the back of the property there's some portions where we raising it about 8 feet. Just along a limited portion of the back of the property. Most of the rest of the property is staying pretty close to grade. Anthes: Thank you Mr. McDonald. Clark: Thank you, the reason I asked is because I '"sstil oncemed about the screening that we can't get an answer to because the salvage yard was done so long ago. Thank You. Anthes: Let's work thruoughcondition of approval number one, determination of • street improvements, any Conuni sorters have'Pan p y comment,CommissionerClark? Clark: Yes, I do. I don't think wet r e requirNenoq'2h,,,Nfor a development that only has one entrance and exit Pd like to look at hatHHelen and Lee Streets are like. Because you are going o g Mari ordinate amount of cut through once people get out and the N nt-:ty1�o oto Huntsville and Ray Avenue. Do weany idea what those,fwo streets are like? Pate: The -pavement sections look goa_nd we did take some photographs that are in yoiir pack s$ believe. Clark: Theyre blackCo, so talk to me about it. • Pate: The wiar fine, ey would meet our standards for width primarily. I think proba'bj # only4f ing they would be lacking are the curb, gutter, and idewalks at this point in time, and storm drains. These were originally, I eleve; developed in a subdivision. We had one property:owner here that gas ai,istory lesson on how it was developed with gravel roads and the homeowners all chipped in over time and paved them. They're all paved at this pint in time. Most of them, I believe, and we reference in our staff report, are actually wider. Clark: Did you look at those for potential improvement, Jeremy? Because, when I usually look at just the immediate streets... Pate: We did, we looked at the entire subdivision actually and considered where traffic primarily goes, with 59 dwelling units that's not an abnormal Planning Commission November 13, 2006 Page 25 amount of dwelling units for a project. The amount of improvements that are necessary, one can not ask for the entire subdivision for instance to be improved. We looked at what primary access would be. Originally, we were looking at two points of ingress/egress as well, that would distribute traffic, but then again the Planning Commission did not feel that it was appropriate, at least, several members of the Planning Commission did not• feel that the location here as shown, was appropriate. So, it's all been . pushed to Ray Avenue as far as public access. Thateis where we felt the primary improvement should go, and that would�Jtn ntire overlay over the street to provide, I believe it says a 28 -foot vide street width, 24' I'm sorry. Clark: Anthes: Pate: Anthes: That would be great, but it's just goingio<ge₹tyou someplace you're going to sit and wait for a very long timeAOk, thank you. Is there any reason that we're not request this area where we're asking for the over] There is already curb a dlutter on the wi project would actually tie int` o t here's a west side of Ray Avenue. ©ff t1' -tbp o there's curb and gutter on tieastsde gutter, and sidewalk in and sidewalk that this Lk djacent to street on the. 1, I don't remember if I don't emembe?;there being any when we drove out there, but it been �s sornetime.ago. Glen, would ther,a reason Engineering wouldn't be 10oking fourb1,anµd gutter on the.other side of the street, where it's On the eastaside 5fihe roadway? During the evaluation process I do not know any ,sons at'tat time. Choices of curb and gutter on that side, I believe it warms assesd previously at the roadway width and based on number of units and volumes that was determined would be adequate at Pate: Commissioner, if you can refer to page, begins on page 39, the photographs following the road sections that staff took. I think you can see those pretty clearly. The condition of the street at that point is well over 24 feet in width, however, it does need an overlay because of numerous patches and cracks in that area. So, that is what we are recommending. You can see on page 41, that's where the sidewalk ends currently, so that would tie in to the existing sidewalk. This overall subdivision storm drainage is comprised primarily of ditches and culverts. So, adding curb and gutter Planning Commission November 13, 2006 Page 26 without an overall. drainage plan could actually exacerbate a problem without looking at the overall subdivision. Clark: So, staff is recommending that we just allow the sidewalk on the west side? I remember this sidewalk; it's' got telephone poles in the middle of it. Pate: It would be to tie into that. Clark: If the Commissioners would want to look at page 44' . l2, that's what we call an impediment. It looks pretty clear thaen and the other one, Lee, have no improvements along. Which that make es sense, if the citizens had to pave it themselves. That still concerns me, it's not!vverry pedestrian friendly, and I don't think we're helping itall. ®� Anthes: Is there further discussion on Commissioner Ostner? Ostner: This is a question for staff, has staff evaluated whether a stub out to the west would be appropriate? I know you mentioned there are grade issues, it's not perfect. Pate: To the west? Ostner: To the -west, ne .the sort of ere k area, I suppose. Pate: Yes, as we. drove' out=there, actuale've been out there a few times now, the location that the •have sh6 stubbed out to the west is feasible. It would take a small crossing there. There is a very small drainage area that drains iii o the river: It would take a small crossing. The property, further to the west is comiitcia1ly zoned and developed and it's being utilized right now. oweveft'there is much of the rear of the property that's not developed, soft does have that potential. I believe it is just one parcel that ..goe�s allthe,,��, a,y.out to 15'h Street, so with a future development of that •; commercial'property there is a potential to have a cross access to get out to 15' Street, Happy Hollow Road in that location. Clark: So, we are getting a real stub out there? Well, it's a condition of (inaudible) says we are. Ostner: It's simply not drawn in yet. I thought it was the eastern? Ok, so. Clark: It's going to be built in. Planning Commission November 13, 2006 Page 27 Ostner: That stub, out will be built, but the creek crossing will not. Pate: Correct, it would be built to the property line. Ostner: So, if the next guy on the west side can't be convinced to cross the creek either, we won't have connectivity? Pate: That would be something for the Planning Commission to look at. Ostner: Ok. Pate: They could not cross there currently, without ^eitherNphurchasing the property or getting that property owner to alloy .them to do that Ostner: Ok. Clark: Should we be assessing for a bridge? r •e we just going to leave it up to who ever in the west has to carry the whole. bag? Doesn't seem fair. Pate: At this point in time, it's notallarge crossing ass..Lrnentioned. The scale of the plan. Clark: It's a little°c�ross'ine. Pate: It's,i�bab1y 30 called or tt'ere ii ctually; it w ut≤ Antes: Movin on o coi determi at n of comment? Clark: Pate: or less betweenus, I'm just scaling it out. What's iod way. It would not likely be a bridge crossing >bablyfe a culvert system that would just cross that. ion of approval number two, Planning Commission veers from street design standards. Is there any are cool with a 100' radius? Yes. Is there any other comments on any other condition of approval? Any further discussions or motions? Commissioner Ostner? Ostner: There are things about this that are good. The density is helpful to the City. We need infill and it needs to be higher than 4 units per acre, which this is. I believe developed actually developed land is about 7.5 units per acre. My reservations are that Ray Street, I believe, is going to handle more traffic Planning Commission November 13, 2006 Page 28 than is fair. When we are talking about rezoning, we are basically talking about, how the new project gets along with its neighbors. I don't think it's fair. I don't think it fits with what's already there. I still have a lot of reservation about planning a subdivision where no one has to take care of their yards. I don't think that's right. When the City or the County is going to step in and assess, that can be years. It can be years for anyone to get their money. That's a very, very slow process. You don'tjust knock on their door and get paid. When the County or the.City has to ask a homeowner for a special assessment, there are rul6s idthey can wait for the next year's tax assessment. That person might not pay on time, they have a grace period. They might pay the next ear.. The 3 year, their house might go on the chopping block forawo hundied dollar fee. They finally pay it. I don't think it's a go�woxk ng system. *think the Clark: Pate: Clark: Pate: . connectivity is a problem. The second connection that out with bollards, the second conction I think is imps it was drawn is not a solution, so one way out to the regular daily c probably going to votgainst it. To follow up with staff was for a full public acc Yes. how we ,has that on that; ugh that compromise? being called NoQ, where way in and :s. I'm recommendation After quite`a �btt'of di scussconconcerning the utilization of a formerly �, piatttedlot, which7is part of this property now, that was one of the concerns of the Planning Commission, was that utilizing that lot permanently as access would be paramount to be utilization of it as a residential lot which it was originally was platted to be utilized as. As we discussed this project and for the benefit of Commissioner Clark, there was a platted right-of-way The east o,�f this property, you may remember• this at'Subdivision Committee that was vacated in 1996. It did stub out to this property much as RaAvenue now does. I believe it's called Jerry, to the east. That was vacated and the house was built basically in that little notch there, to the north east of the property. Were that the situation, had it not been vacated, we probably wouldn't have a lot of that discussion now because there would be two points of ingress/egress readily available to the property. However, that's not the case, so we're left with what we have which is a property that really only has frontage onto Helen there, with a lot frontage, and then access to the stub out. A lot of discussion from the Planning Commission revolved around utilization of some other type of design to Planning Commission November 13, 2006 Page 29 provide access to the subdivision but limit that one, because it was not intended for a public street. That's where the applicants came up with the idea of utilizing it as an emergency access only type of access. Where it would still allow pedestrians to utilize it and be ready accessible to the trail and emergency access when they needed it. But it wouldn't allow traffic movements. Clark: Jeremy, since [inaudible] the multi family units, how long is the block length now? Do you have any idea? Pate: That's actually not very long because it's broken,up; it's considered broken where those alleys are. Clark: Ok, the alleys break it up, never mind. Pate: It is a street that sort of just loops' mind with an alley now. It did loop back on to Helen. Clark: Ok, well I have posed many questions and I< still have a lot that have not been satisfactory answere`d`and Irthink my biggest *issue is access and the '�- traffic flow and again I think infilhrs.needed. It needs to be dense, I just don't think this piece of pr pertyeafforrd's tself'to that type of development and be a goo' d n8ighbor to whaffis already there. I think it's going to be very intrusive, especially sinceyou're forcing everybody out and in one way.Iknow a lot f kids walk home from school from Happy Hollow, right acro�ss-ithat •tret, down theirs dewalk that has telephone poles in the middle of i . Right now, t ee.trat₹ic is not extreme but I think it will certainly ick up a.notch withthis development. So, I will commend the developers for their insight and desire to build affordable housing. I applaud that�but I do 3(think we have to sacrifice everything else that we want to see1in a devropment to get attainable housing. Especially onnectivity uid we have a lot of connections for pedestrians and I. commend thf. - But;. I think people trying to get back and forth to work and get their kids to school and get them to the places they need are going to be using afar more than feet. So, for that, I will reluctantly, but feeling very secure in my reasoning, vote against this proposal. Anthes: Is there further discussion? Commissioner Harris. Harris: This has been just a tough project. Commissioner Clark and Myres, I believe were all on the original Subdivision Committee when it came through at that time. Generally the conversation was what Commissioner Clark just said that we want attainable housing and yet we do not feel as • Planning Commission November 13, 2006 Page 30 though we can sacrifice every other principle that we have. Like Commissioner Lack and Ostner, I certainly applaud infill. We're going to have several contact zones in this City that is sort of the ideology of single family dwelling with suburban lot sizes next door to sort of dense infill and that's never going to be an easy, seamless transition. While I understand the neighborhood on that level, I have to think in a slightly different way, giving that I have City Plan 2025 in front of me. I'm also very sensitive to the fact that the developer has come back to us withethe pedestrian and emergency access because we were concerned ab.ubr4Yputting a public street through what had been a plotted lot. I recognize "that a series of compromises has lead us to this moment i whiic�hwe have, to decided whether this compromise is one that can hold. I hao say that with a great deal of reluctance, I too, am notcab1eto vote for this'tonight, for the reasons that have already been aptlytated, I think, by Co.,ission Clark. Anthes: Thank you, Commissioner Hams Any for Well, I'll just say a couple of thingsiagre Commissioner Lack said. I think he mes good about this subdivision. I agree with e remain, as he does, desirous,of eastern stub • just have a topographical would like to revisit the i three, I think that�we had housesand that might be better) disc si red>it fully don't want but so much of Ahat-this devek motions? i a lot of what good points about what is ingle one of them. I n`dth understand that we • ]v to difficult to be met. I hou e iW th'e vacant lot on planning area )out the possibility of removing that one the neighbors but I don't know if we repeat anything Commissioner Lack said, nent does is right and then I keep, coming t of access. We do that a lot in the City butt pl rovviiisions for stub -outs that are likely to happen. I'm just questionmg,how�likeky these other connections are, or connection is to ever be constru ted and uder what time frame. Then, I'm also looking at the infrastruct hat this is connecting to and often when we have a subdivision this kind of density with one way in and one way out we're dping directly.onto awell-maintained state.highway or some sort of road'ttliakiAn good condition and well -maintained and I'm afraid we have a pretty big gap between this property line and where we get to a street, section that has been maintained and contains a propert cross section and the right pedestrian egress and access and that sort of thing. So, I really struggle with it because I want to support this project for all the reasons Commissioner Lack stated, and yet I question that it may be just too dense for the infrastructure, for the concurrency of the development of the infrastructure or the non concurrency of the development of the infrastructure to support. Commissioner Clark? Planning Commission November 13, 2006 Page 31 Motion: Clark: I will move that we will deny R-PZD 06-2196 for the reasons stated. Ostner: Second. Anthes: I have a motion to deny by Commissioner Clark with the second by Commissioner Ostner. Is there further discussion? es, Commissioner Trumbo? Trumbo: I'm going to vote against that motion. I agr Atha lot of the things that have been said on both sides. The 2025 m' clearly showed that were not going to allow much development outo4thhe�out-skids ofathe City and also within the planning boundaries, s�og; are saying it's gotb here. Although there is a big traffic prfiblem on Huntsville Road4`i oing to be five lanes very shortly and I'm s ngandhen I mean shortly, it's been funded in a program, in engineeringw, its going to have alight on Happy Hollow Road and to deny a projecihat's going to be so close to a bypass, a southern bypas s'*doesn't make a whole lot of sense to me. It's tough, a very. tough.issu andjcertainly undzi4he neighbors but I think we all are going to have to ma'akketroom if t}ie 2025 Plan is what we're going to go with:It's sayingeling eh re'uid it's inside the City. So, it's kind filike we're dodgin tit now, butts going to be ' an big issue for us coming up, so I'{in.going toto ahead and vote for this. . Harris: Commissioner thes, can I askjommissioner Trumbo? I'm thankful for <the •you for brimg' up City025 and the particular way that you just did. att doesn'tision a lost of developments on the perimeter and so it's mingg;b in.scussing your thinking about the sort fwhatk nnd��ofthis development would be in terms of neighbohood tha already exists given that there is one point of Trumbo: W'iiJthai'l€cy Avenue, I guess is the one point you are talking about. They' still; people can still come through and go to the other eastern accesto Huntsville Road. It's going to be added traffic, there is no doubt about that. It's going to be inconvenient for the people there. I don't think its going to be a safety hazard. That would cause me to vote against it. It's going to be inconvenient and that's what we are at in the City right now. Anthes: Commissioner Clark? Clark; I'll play devil's advocate on this one. Planning Commission November 13, 2006 Page 32 Anthes: Ok. Clark: I think that Commissioner Trumbo has some solid reasoning but when you start mentioning cut through of the other streets to get to Jerry, to get out on Huntsville, I think that's exacerbating the issue. If Huntsville Road were improved as it is on the boards to do, I'd probably vote this: Because it would be five lanes and it would have signalization. Traffic would flow much better. But that improvement is number nine'a,list that's taking a whole bunch of money and I'll vote for it whedV appens. I hate to take that position, but being a cynic is somethinn�tha il4growing into even more, these days and cynically speakingc're going t • approve development that does - can be built ihn�a year. Stre`'ets are not going to be there then. I don't think Hunts i le is going to be impro d to the point that I can vote for this and think h se folks%re going to be a think we will cause a lot'of cut -through ont smaller streets that don't have sidewalk, curb, gutter, nothing. These people bu�i t th themselves. 1'ou will be forcing people still to sit at Huntsville for atlong time and still probably turn right and go down a�nd4turn back around+tocome into the City. Because the streets are no imps ved. Now, thehghf at Huntsville and Happy Hollow has made worlro`f'difference. It s nice, but I have also noticed a heck of a'lot more caf eon Abe allse it is nice and you can get to where1youw nt to go a lot faster. So, that's my devils advocacy to, I Anthes: Trumbo: future •are and ab1 Because, and have is to happen, it does, I don't think we're prohibiting large in tI .outlying are of the City, although the map indicates io, going,3o be over favorable, that's a recommendation. ing to boil nt e're going to hear it coming through, infill o but I reall y pink infill must be done wisely and smoothly wi' h -,consideration of the people who are there now. are theme o s that built it and they are the ones who live there rr future tied to it. I really want to look at that. 'If this I had been for this excitedly, I might be singing a different 'they are saying that they could.live with something: -I think > are pretty real and reasonable. ssioner Trumbo? I would just like to point out, it's ironic, because one person's connectivity, is another person's cut through. (Laughter) Planning Commission November 13, 2006 Page 33 Trumbo: And to the point about the map, just from my experience, if staff is not going to recommend it, it's an uphill battle to get something approved in Fayetteville without staff's blessing and recommendation. The way I interpreted the colors on the map, and I asked pointedly, what is going to be staffs recommendation for a subdivision out in these areas that want to be on the step and it's going to be no. That's great, if that's where we want to go, but I understand your points and it's very difficult. Anthes: Commissioner Ostner? Ostner: I think there is a certain degree of polarizati iha is sort of happening and I don't think it's helpful. For me to vote n a.:on thisdoes not mean, I don't think this piece of property should be.Ac, to ed. It men, the layout is inappropriate to me. That is why I' going to vote agaiRi it. I'm for development in this neighborho d: I'm fortomething of a milar"density, there. I'm not against infill. I'm nova ainsjluer density. In not against what this project is trying to do. he particularities of the way this is drawn in my mind, don't work, with itI'm charged to decide. I don't think it works well wit'hthhhhneighbors. Another drawing would work better. The developer says I 'sorry, that's i possible; I can't acquire the • land over there to do another eonnectibn. WellLat's what would work, in my mind. I'm saying that asan e .ample:rybody owning land that they are 'l tre y supposedD m intam i fa big problem to me. These are the de at that think makes this project not to my standards that I would vot oz,'for my a ision. Since 's.a rezoning decision. So, I don't think it's as blaokl''and white s yes ano, as the big map. Can't develop out • ere, ou'lhhave to evelophere, vote yes. That's not a fair assessment dfao$voithight. There are a lot of things that we've been down the list eighi different ayss.. People have a lot of concerns about details. They could be &awn di wt, to make my vote turn to yes. So, I wanted to say that, I woul be in for of a project in this place, not this one. Anthes: Lack? Lack: If I could'request of the developer, it seems that the second point of ingress/egress is one of the major issues. The originally proposed second point is through a platted lot which is unpalatable and certainly not a good condition and I'm sure that you would agree. Did you look at purchasing the property at the comer where the original right-of-way came through? McDonald: We have not talked to that property owner. We do understand from actually one of the neighbors, that property might be for sale. We have not talked with that property owner. I `m sure you understand that we would Planning Commission November 13, 2006 Page 34 prefer not to put in the limited access entry, we would rather put it in as a full access entry. We would certainly be amenable to that. I hope you understand that.. We do believe there is an easement to the favor of this property on that property at the end of Jerry. Obviously, it doesn't go through the house, it goes through the west side of his property which would be just to the east of us. We believe we could use that as an easement. Now, that would put less than a 150 ft jog in the street, which would require a variance. If your interest is simplyaving two points of access, we could move it there, but it does put a 7Jf'g i 'Jerry, if you will, coming into our property that is shorter than th6?i.50 ft. We're amenable to either one of those, but we have not talked ti* e7ghbor. We think we have an access across this property and wouldn't n ed'to buy it, unless we're going to tear his house down. S'othat fs where' stand with that. Lack: I certainly not in a position to teiflouthat you need to, but Inktthat using a easement there would probab..l�y be seen much like using the vacant lot. I don't know that there would be istctio from the Planning Commission overall, would be amendable4o the idea of using that vacant lot, even though I thi it'asnot a good condn. I still was not necessarily in favor of making a controil'ed'access. I would stiihsee that as an option, but if I count votes con ec'y, I wououlil wonder i j5u had asked if that was an avenue that you could psue McDonald: Of buying that lot? Lack: Well, ju t"somethingshat to thro :out. If I count votes correctly, then it may be nec ss y to log a f_T orpfher options. McDo old: At this •oint in time, yeah I believe, and Jeremy, you may correct me if you think I'm latantly t g here, I believe I have access across that lot now. I mean, we ave anccess easement in favor of our property that we can use that's onahe books now. We think it got put on when Jerry's right-of- wa was vaed and wewwould be agreeable to put our access point there and r refiguring the east end of our property. But, I don't think that's a lot different in your eyes than putting it where we have it now. If it is, we are agreeable to doing that. That's all I have. Anthes: Any further discussion? I have a motion to deny by Commissioner Clark with a second by Commissioner Ostner, will you call the roll Roll Call: The R-PZD 06-2196 for West Fork Place was denied by a vote of 5-3-0. Clark: Now, Jeremy, the applicants have the right to appeal to the Council? Planning Commission November 13, 2006 Page 35 Pate:. Yes, within ten business days. Clark: Will neighbors be notified? Pate: There's no notification required to go to City Council. Clark: Ok, that's a big one for the neighbors, there's no notif appealed to City Council. Ostner: Mr. Pate, when approximately would this issue ' =gc Pate: That, I don't know. It all depends onA= and hen the could be with in two months. �Y Ostner: I mean approximately, six wee s, o weeks: a if this is to City Council?. phcant appeals, it Pate: I would say approximately, if it were pe` td on next agenda, it could be placed on as early as four weeks probablyto a in keeping with four to six. Ostner: Roughly, thank you. a a ATTACHMENT A Aerial photograph and photographs of Ray Avenue 1 l• i.l £ R TM . a y c • �°-- .,. 1iz a„� ,I k) fix"Y -J YM15{r r;. S a r3 ' C1 -, . @ 1 y t.LAi. � n' � � tr � J Ja:I.T• S < $ f`' "wyy4 I'' •{₹`•} +� q' Y1¢. t�" Jd' rS.<� �« +#IY^.i JLIY r 1 - E HUNTSV d a x • R n t. fl 'x :A L ".''.� l J" PA . -, tI - fl �•1 + 11�� � 1 a' • 1. 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',..• iA lYl 'Y a•.=1�♦.. /�Iir t rfnf'"!� ,, ` • -- e 1 ... � Y, �! !� 1 ' • , N r 1{`HI' F f ♦ ' 'f ° ' ns/v i I .�.�••r jl 1• �1!`..- a 1' �- °r;v-s3°"'•" u��IJT` 'r tss.`-� 4 . 1 i {'�I�L_ 'r e.r� 9,1 P...FL ':a. 1 g. irk .� vii r " Y �4 •' r ^ .��..^^a P1P'+3:,P51'��E.F c• 1•.♦-..r+L�•-."'i`t*;¢¢�._.'♦w..w.i ,?"�"y'''�,zfr:�.G ���u }�TPI �.P �i. �✓t�t ��Lr� ��b r�l �=5�IF[e , �FM°a. f it �i+1�.Y 1 x fir , n •F i vFAf It ^ �. 3�A N4".�^- � q'� �_#�T� lF¢r � R.� -, uy.�Ljr•^• �¢y�n11M � �� _• Y F I .' _L F5b vlr 1 tII1 _ 7 — _ • __ _ b1, 8401 of l-4vw)OA.C —lAc.Nti Napgt ATTACHMENT B Waiver request from applicant 1 PROJECT DESIGN CONSULTANTS, INC. September 19, 2006 S. Mr. Jesse Fulcher City of Fayetteville Planning Department 125 West Mountain Fayetteville, AR 72703 RE: Request for Waivers of Minimum Street Standards West Fork Place R-PZD # 00-2196 Dear Jesse: This letter serves as a request for waivers of the following minimum street standards due to existing gas line appurtenance within an existing gas line easement 1. Waiver of the minimum residential street radius of 150 feet. Request a minimum 100 feet radius on the extension of Ray Avenue to the south between Stations 9+00 and'11+00 to avoid existing gas appurtenances. 2 of the minimum street offset feet. Request a minimum of 147 feet I een Jerry Ave nd the proposed connection of Ray Avenue and He e actual offset proposed is 147.38 feet from centerline of J 7Helen the centerline of proposed Ray Avenue interse with Street p within a lot owned by the d oper per city tandards: Sincerely, Bruce Kemmet, P.E. Senior Project Manager 4285 N. SHILOH • FAYETTEVILLE, AR 72703 PHONE: 479-521-5405 . FAX: 479-521-0919 ATTACHMENT C Correspondence and maps of Jerry Avenue vacation --, •-f br i.M-er HVfR) 1 .u.y-a-V.. .L. fi. - ..nta• a . r awn .. .. f, ..:.R71 .. - .. • LEGAL DESCRIPTION ; • r. �i•d.. ♦ J ♦ 1.+.-'$ .'.i Nr ."Ks ..,A' -`>c -'0 r 7 iw._i�{�£5 .. - R. t1:.v t:N. a •A'� r r'. .. - _�.S A tract of land being a part of the WZ of the NE4 and part of the Ez of the NW, both of Sect'on 23, Township 16 North, -Range 30 West of the 5th Principal Mcrid'an, and bei.n" located in the .County of Washington, State .o£ Arkansas; mor-. particularly described as follows: Beginning at a point 1142.3 feet South of:the Northwest Corner of above described NE4; thence N 89° 46' E, 290.90 feet; thence S 80 30' E, 353.66 feet;. thence S 89° 46' E, 959.55 f eet; thence N 00 55! W, 350.05 -fret; thence N 89° 46! E, 621.95 feet to the . point of beginning and containing 7.52 Acres, more or less. nw c.•o, ue y*.yLa ss,. - T -I' -N, R-3o'w IL .:4iJT o O �O 3 4 • I ` to " Q • t P C . . N l\VL fy •• . . a.. f. f.. V.. -o. < ..• 9a.•• i•..af ? f St I( cc .ay r ,� & 4 a .o' - oa-: - •aw' __ • a' St. sa..' �y .K m 95 .55 E•. Au .*tor,.... ,.1 neus at...v.ItaL I - •PLp oc . O1 ocK S J F A. e�i,FiMw CowAeR W A i Sonl'S RDDIT(ON K..... W A'Z,HIN6TOt%.. Crb.)P¼9.K• OWNER'S CEaTIFICATE & DEDICATION We, the urnlersigned, hereby certify that we are thr sole owners of the above platted land, and hereby dedicate the streets as shown for the . use of the public. Ottis Watson Helen Watson Subscribed and sworn to before me/ this 3 Day o£ September 1963. Fn.co p...-Rac.p. SL9Tt .►s,w.1hSealI u "ell . o ary u is R rat toss 1, Pp , 20 Arthur Na rtin - i. g 'C Meeting of "8 an 96 FAYETTEVILLE THE CITY OF FAYETTEVILLE, ARKANSAS 113 W. Mountain SL Fayetteville, AR 72701 ENGINEERING DIVISION CORRESPONDENCE 501-575-8206 TO: Fayetteville Planning Commission Members THRU: Alett S. Little, City Planner D u City Engineer FROM: im Beavers, ) ,E. DATE: 3 January 1996. REQUEST: Support of a Vacation of all street right-of-way of "Jerry Avenue" south of Helen Street as requested by Greg Foster, Jerry L. Rogers and Jerry Watson. The proposed area is approximately 151.57 ft. in length and 50 ft. in width as platted as the Watson Addition in 1963. RECOMMENDED MOTION: Support of the requested street right-of-way vacation subject to the following conditions. CONDITIONS OF APPROVAL: 1. Any right-of-way vacation shall be approved subject to the petitioner and adjacent property owners furnishing to the City easements for the existing gravity and sanitary sewers for lot no. 10 and the referenced Jerry. Avenue ROW. The minimum width for any easement, for the existing sewer lines shall be 20 feet each line. 2. Further, the petitioner and property owners shall furnish. any needed utility line easements for any other existing utilities, in particular the existing Arkansas Western Gas line. BACKGROUND: The petitioner, Greg Foster, has requested the ROW vacation in order to provide enough buildable area on lot no. 10 (Helen Street). The petitioner has also requested a conditional use to allow a duplex. The conditional use request is addressed separately. There were no objections raised by any utility of staff representative. The comments were to maintain any needed utility and sewer line easements. INFRASTRUCTURE: N/A P14.1 el AAC i n. .- 9.02 • Planning Commission Minutes • January 8, 1996 Page 21 VA96.2 - JERRY & ELIZABETH WATSON • S OF HUNTSVH.LE, E OF HAPPY HOLLOW ON JERRY AVENUE • The next item on the agenda was Gie street vacation requested submitted by Jetty & Elizabeth Watson for property • located south of Huntsville. Road, east of Happy Hollow Road on Jerry Avenue. The request is to vacate the portion of Jerry Avenue which lies south of Helen Street. Staff recommended approval subject to the following. I. Dedication to the City of Fayetteville of a 20' easement for the existing gravity and sanitary sewer for lot 10. . 2. 20' easement dedication to other utility lines in the subject area. ___ Mr. Beavers explained there was an area of flood plain to the south which would not be developable and therefore construction of the street would not be necessary. Mr. Foster, representing the applicant, stated he would comply with the conditions of approval. PJC'f'lON Mr. Reynolds made a motion to approve the. street right of way vacation subject to the conditions of approval as set forth above. Mr. Odom seconded the motio;.. Upon roll call, the motion passed with a unanimous vote of 6-1-0. Britton voted against the motion. UJ QII HZ.: } J w Y U � LEE ST kNE D• 1 16 YN m HELEN T in VACATION 13TH ST n o U U Of O < O n CZ. Sec. 23-16-30 VA96-2 Jerry & Elizabeth Watson South side of Helen, west of Jerry Vacation of Right -of -Way P r 1/R/06 /000 F /OO I C 1 1 it a. e Q IPSO 2 I to a to t if 1 2200 E 2300 E 2400 E Sec. 23-16-30 VA96-2 "Z; Jerry & Elizabeth Watson n ...J . J,. _CTJ1n... •Vavt nf IPITI/ AY^ ,i �y'i♦.1�] Yq Y 4 [I•• a'3'L.b < a'1�Y r • r I [v. :u♦ f 1a a .v♦ T T ,'. r ] .::t Q +. Y SIC �• 2t4a r n - Y! {u. 1 lu Cx Jr T :r4 l` 1 �•,ia`(i1 CY avi /♦7 'Y F ��1 + ti ill C 4Y vY „i a +l{ ')a t� jfff. c�''� ` k'1?�n. [# ♦f.n yf `^{< y*h,ti v v}yY �v a a f, r n'y iv(t y ! 1; ♦ya�< a I ]u< V" "� Li4`M41ri 3 q ^� ul y > \ ri)u Ir aI` a 1r (r!i-If f -r i 'r?. `{ Yi` Y • a r' f • e , a < << Yi' 5o yva ° fy y ry F a F \„) . a 4 1 Y'si' J I f 1 Y V ! �y t<~,'la l 3.. t J n t S r •' $�{' � lv. 1t > ♦ • ( a y ' Z J. �-Ui T r l}� A y r - "/ fY Y'. 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R' v 3if 'x, i :i -rye tl �'a F_P•' J ( ♦tl t - \ `i' Sr«rA it 1. .- Ix� /Pl4v .�^ Jn Ig a!v f` ,.±. . %3y�*: F13 f!_16+� �\i VJ'.,prv'a nv M1 t +6" ...:L ^♦TlarW_+y M1 f^�{T� KA (gr.J+l`�+ni 'det``..r^_<--^ • 1 i r I V /]��, 0 i JT ] r.er r f.. • r Y a < �]r$ • / f h r '. J Y,. \,\ �4Y '_, n �. _Ai<, ♦r r� av4 (a q a .c ry • �.� '� i Y.. 4 ry :r;IN Atin - r o 1. Y l ri I- `\ ' ! ..< I r yi 4 V P4 r n�. i r.: a r <' r 1 i ` r S Y ^ r 1 F . t . .. 1 I Y. .l 1 \ 1 • • 1 - l iV I r " . j�y Y r F r1 _ nvr rr 1 tti Z £ $ 1 rr6n 4 v1 7f , r 2 va b y: r, 1• < 4' '1f Y Tr • J '• v 1 rL.` >< yl e if r v a� V' 3-s.n>K a ei'+'�•i \ )< .[<.'yc k `r:"": iaf ` er,., • ' v. T' A • FILED FOR RECORD '96 FEB 23 PM 2 10 ORDINANCE NO. 3949 WASHINQTON CO AR 1�a K. HARNESS II AN ORDINANCE VACATING AND ABANDONING THAT fl PORTION OF JERRY AVENUE WHICH LIES SOUTH OF HELEN STREET LOCATED SOUTH OF HUNTSVILLE 0 ROAD, EAST OF HAPPY HOLLOW ROAD AS REQUESTED p� BY GREG FOSTER ON BEHALF OF JERRY AND �t ELIZABETH WATSON. WHEREAS, the City Council has the authority under A.C.A. §14-54-104 to vacate portions of streets which are not required for corporate purposes; and C1 WHEREAS, the City Council has determined that the following described portion of --► the street right-of-way of Jerry Avenue is a platted but unopened street which is not required for corporate purposes. NOW, THEREFORE, BE IT ORDAINED BY THE CITY COUNCIL OF THE CITY OF FAYETTEVILLE, ARKANSAS: Section 1. That the City of Fayetteville, Arkansas hereby vacates and abandons all of its rights together with the rights of the public generally, subject to the reservation of a utility easement in and to the following described property located in Washington County, Arkansas: See Exhibit "A" attached hereto and made a part hereof. Section 2. The City of Fayetteville hereby reserves an easement on, over, across and under the above described street right-of-way to construct, lay, remove, relay, enlarge, and maintain public utility lines. Section . Said utility, easement shall be for the benefit of the electric power companies, telephone companies, gas companies, cable companies and the City of Fayetteville, Arkansas. Section 4. A copy of this Ordinance duly certified by the City Clerk shall be filed in the Office of the Recorder of the County and recorded in the Deed Records of the County. PASSED AND APPROVED this 20th day of February , 1996. By: ATTEST: By: Traci Paul, City Clerk EXHIBIT "A" Description of Utility Easement to be Retained: Beginning at the NE Corner of Lot 10, Block 4, of the Watson Addition to the City of Fayetteville for a Point of Beginning; thence East 40.44', thence S 8"29'36" E 151.67', thence West 20.00', thence N 8`29"36" W 146.67', thence West 20.44', thence N8"29'36" W 5.00' to the POB, containing 3101.23 Sq. Ft. 9601.0638 ATTACHMENT D Written public comment i � I ADJOINING PROPERTY OWNERS NOTIFICATION OF UPCOMING PUBLIC HEARING Today's Date August 9, 2006 APPLICANT/REPRESENTATIVE CONTACT INFO: Project Design Consultants, Inc. 4285 N. Shiloh Drive, Suite 104 Fayetteville, AR 72703 Subdivision Meeting Planning Commission Meeting PROJECT DESCRIPTION: Thursday,August 31 2006 900am _ ayetteville City Administration Building 113 W. Mountain Street, Room 219 (479)575-8267. \\ Monday, September 11, 2006 5:30pm Fayetteville City Administration Building 113 West Mountain Street, Room 219 - (479) 575-8267 Property located at THE END OF RAY AVENUE, S OF HUNTSVILLE ROAD. The property is zoned RSF-4, SINGLE FAMILY - 4 UNITS/ACRE and contains approximately 13.92 acres. The request is for a Master Development Plan of a Residential Planned Zoning District with 58 single family dwellings: 28 attached and 30 detached. 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:$ Lena ✓1lar 6 t& `iO tz2e. Name of Property Owner (Printed) RECE Signature of Property Owner I AUG 252006 ADJOINING PROPERTY OWNERS NOTIFICATION OF UPCOMING PUBLIC HEARING Today's Date August 9 2006 APPLICANT/REPRESENTATIVE CONTACT INFO: Project Design Consultants, Inc. .4285 N. Shiloh Drive, Suite 104 Fayetteville, AR 72703 Subdivision Meeting Planning Commission Meeting PROJECT DESCRIPTION: Thursday, August 31, 2006 9:00am Fayetteville City Administration Building 113 W. Mountain Street, Room 219 (479) 575-8267 Monday, September 11, 2006 5:30pm Fayetteville City Administration Building 113 West Mountain Street, Room 219 (479) 575-8267 ' 11' 1 1-Iu.prlr Ito+ Iw �R'If �r A f t%� r;zs { r4�5'lf$r+i.Y �f: 1 11' 1 1 1 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: -- 1� ` n a� rD Name of Property Owner inted) Signatf e f Pr perty r 2v&2u r>o uo� • ADJOINING PROPERTY OWNERS NOTIFICATION OF UPCOMING PUBLIC HEARING Today's Date August 9.2006 APPLICANT/REPRESENTATIVE CONTACT INFO: Project Design Consultants, Inc. 4285 N. Shiloh Drive. Suite 104 Fayetteville, AR 72703 Subdivision Meeting Planning Commission Meeting PROJECT DESCRIPTION: Thursday, August 31, 2006 9:00am Fayetteville City Administration Building 113 W. Mountain Street, Room 219 (479) 575-8267 Monday, September 11, 2006 5:30pm Fayetteville City Administration Building 113 West Mountain Street, Room 219 (479) 575-8267 to I P Property located at THE END OF RAY AVENUE, S OF HUNTSVILLE ROAD. The property is zoned RSF-4, SINGLE FAMILY - 4 UNITS/ACRE and contains approximately 13.92 acres. The request is for a Master Development Plan of a Residential Planned Zoning District with 58 single family dwellings: 28 attached and 30 detached 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 Propehy Owner (Print d) Ts Signature oEWperty Owner ADJOINING PROPERTY OWNERS NOTIFICATION OF UPCOMING PUBLIC HEARING Today's Date August 9, 2006 APPLICANT/REPRESENTATIVE CONTACT INFO: Project Design Consultants, Inc. 4285 N. Shiloh Drive, Suite 104 Fayetteville, AR 72703 Subdivision Meeting Planning Commission Meeting PROJECT DESCRIPTION: Thursday, August 31, 2006 9:00am Fayetteville City Administration Building 113 W. Mountain Street, Room 219 (479) 575-8267 Monday, September 11, 2006 5:30pm Fayetteville City Administration Building 113 West Mountain Street, Room 219 (479) 575-8267 • .1' 1 I 1�6k10•t'V 491 ci^fYri \l'n i� i l�vPnryy yty b. "li�i- 11.'r 1 '1 � .-�'�%� �u1Gtf �.. -.� : Itk �T'•R 1�tA.sA... .... � ����� Y 1 1 ..1 1 • .1 �� 1 �. 11 • 1 • 1 • .1 1 • 1 : 1 � : • . 1 1 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. n G� ,- /p I do object to the project described above because: ! /L4>14 (� f ` 1 M 44 Name of Propity Owner (Printed) Signature Prope weer d L 7EQED /o4y JAL %j 2006InJIIIr ADJOINING PROPERTY OWNERS NOTIFICATION OF UPCOMING PUBLIC HEARING Today's Date August 9 2006 APPLICANT/REPRESENTATIVE CONTACT INFO: Project Design Consultants. Inc. 4285 N. Shiloh Drive, Suite 104 Fayetteville. AR 72703 Subdivision Meeting Planning Commission Meeting PROJECT DESCRIPTION: Thursday, August 31, 2006 9:00am Fayetteville City Administration Building 113W. Mountain Street, Room 219 (479) 575-8267 Monday, September 11, 2006 5:30pm Fayetteville City Administration Building 113 West Mountain Street, Room 219 (479) 575-8267 ♦}4 1/ .r. k r x ' nl r. K tC v a �. r , i w1.r P+a a rM� f� i"n Lf-'%`'} r y�Y •3-.a xh� . ADJOINING PROPERTY OWNERS COMMENTS (Reiw-n 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. E/ I do object to the project described above because: 7' e Al Name of lkoperty Owner (P ' ed) RECEIVED AUG22 2 2006 ADJOINING PROPERTY OWNERS NOTIFICATION OF UPCOMING PUBLIC HEARING Today's Date August 9.2006 APPLICANT/REPRESENTATIVE CONTACT INFO: Project Design Consultants, Inc. 4285 N. Shiloh Drive, Suite 104 Fayetteville, AR 72703 Subdivision Meeting Planning Commission Meeting PROJECT DESCRIPTION: Thursday, August31,2006 9:00am Fayetteville City Administration Building 113W. Mountain Street, Room 219 (479) 575-8267 Monday, September.l1, 2006 5:30pm Fayetteville City Administration Building 113 West Mountain Street, Room 219 (479) 575-8267 Property located at THE END OF RAY AVENUE, S OF HUNTSVILLE ROAD. The property is zoned RSF-4, SINGLE FAMILY - 4 UNITS/ACRE and contains approximately 13.92 acres. The request is for a Master Development Plan of a Residential Planned Zoning District with 58 single family dwellings: 28 attached and 30 detached. D AUG t ii.9nnfi ADJOINING PROPERTY OWNERS COMMENTS PLANNING DIV. (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: &Ufty6'U/✓U Qi QO� Name of Property'Owner (Printed) G� v Signature of Property er a'- ADJOINING PROPERTY OWNERS NOTIFICATION OF UPCOMING PUBLIC HEARING Today's Date August 9.2006 APPLICANT/REPRESENTATIVE CONTACT INFO: Project Design Consultants, Inc. 4285 N. Shiloh Drive, Suite 104 Fayetteville, AR 72703 Subdivision Meeting Planning Commission Meeting PROJECT DESCRIPTION: Thursday, August 31, 2006 9:00am Fayetteville City Administration Building 113 W. Mountain Street, Room 219 (479) 575-8267 Monday, September 11, 2006 5:30pm Fayetteville City Administration Building 113 West Mountain Street, Room 219 (479) 575-8267 Property located at THE END OF RAY AVENUE, S OF HUNTSVILLE ROAD. The property is zoned RSF-4, SINGLE FAMILY - 4 UNITS/ACRE and contains approximately 13.92 acres. The request is for a Master Development Plan of a Residential Planned Zoning District with 58 single family dwellings: 28 attached and 30 detached. ADJOINING PROPERTY OWNERS COMMENTS (Return Comments to City of Fayetteville Planning Division in Stamped Enclosed Envelope) sV I nChave been notified of the above meetings for the described project. RECEIVED I do not object to the project described above. I do object to the project described above because: Q' ji I d 9906 PLANNING DIV. i Ay % nyiisac //asp Name of Prpfrrty Owner (Printed) S gnature operty Owner ADJOINING PROPERTY OWNERS NOTIFICATION OF UPCOMING PUBLIC HEARING Today's Date August 9, 2006 APPLICANT/REPRESENTATIVE CONTACT INFO: Project Design Consultants. Inc. 4285 N. Shiloh Drive, Suite 104 Fayetteville, AR 72703 Subdivision Meeting Thursday, August 31, 2006 9:00am Fayetteville City Administration Building 113 W. Mountain Street, Room 219 (479) 575-8267 Planning Commission Meeting Monday, September 11, 2006 5:30pm, Fayetteville City Administration Building 113 West Mountain Street, Room 219 (479) 575-8267 PROJECT DESCRIPTION: ��- � ..i� LFrF.-�i�1E[ 'fie .T4 �'.#'•n amµ t•ry4 �. .�.9a`]4.i['.M,ia�y }x`'S.V•:� � ��Y � '� ' • 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: CE WED AUG 2 22006 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: %7 4' 77G I E,t�o� Name of Property Owner (Printed) �i�otic-r T a, ign fa[ure oo�Pro ep rty wner 1.8.1 .r W z IL . ADJOINING PROPERTY OWNERS NOTIFICATION OF UPCOMING PUBLIC HEARING Today's Date _August 9.2006 APPLICANT/REPRESENTATIVE CONTACT INFO: Project Design Consultants. Inc. 4285 N. Shiloh Drive. Suite 104 Fayetteville, AR 72703 Subdivision Meeting Thursday, August 3l, 2006 9:00am • Fayetteville City Administration Building • 113 W. Mountain Street, Room 219 (479) 575-8267 Planning Commission Meeting PROJECT DESCRIPTION: Monday, September 11, 2006 5:30pm Fayetteville City Administration Building 113 West Mountain Street, Room 219 (479)575-8267rP; ql/p S SINGLE FAMILY - 4 UNITSLk P.E and contains approximately 13.92 acfdsTi Development Plan of a Residential Planned Zoning District with 58 single family detached. The Popeny is zoned RSF-4, Ib1cuest is for a Master 28 attached and 30 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 Printed) operty Owner ( i S. ADJOINING PROPERTY OWNERS NOTIFICATION OF UPCOMING PUBLIC HEARING Today's Date August 9 2006 APPLICANT/REPRESENTATIVE CONTACT INFO: Project Design Consultants, Inc. 4285 N. Shiloh Drive. Suite 104 Fayetteville, AR 72703 Subdivision Meeting Thursday, August 31, 2006 9:00am Fayetteville City Administration Building /¢."` 113 W. Mountain Street, Room 219 +•'/+ ` (479) 575-8267 Planning Commission M g �s Monday, September l 1, 2006 5:30pm Yr Y 7 ®Q6 Fayetteville City Administration Building 113 West Mountain Street, Room 219 Q'L (479) 575-8267 PROJECT DESCRIPTION: x.s f 1 xy brt Cen. x n Y .e a +d v • ° 4 • IIL 1 1 I+i.�ih)l�xS iY�'r �� t �� Tr �' x s*' - 1 11� 1 it • 1 � 1 1 1 11 1 1:• . 1 1 F 1' ADJOINING PROPERTY OWNERS COMMENTS (Return Comments to City of Fayetteville Planning Division in Stamped Enclosed Envelope) V 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: /i-LC, i !Y£ O' 1/ a✓L '2'2/x1+=J=C� T A7 wtt L g TQ-y//)rr Tb G 9-T o&j /kAITjV/LLL gD• 27/* f 1 dJD 2 STS uaJ'T / IgsJD Lr!fi t /f a7t>> Tio✓A L 7 2H FFfc %H -/IV Ld nllt,L5E.J Name of operty Owner (Printed) Signatur Property Owner i 1fr e4sJa7ri12 &, wLsT VO it�PPy ' IJt t1J Rs JtG/La55 Z7f� OLD tysonl (mn/2k//)(r LET . Madison Assets, LLC 573 Rock Cliff Rd. Fayetteville, AR 72701 479-442-2997 (home) 479-283-4256 (Sue, cell); 479-283-4255 (Bernie, cell) August 30, 2006 Subdivision Committee of the Fayetteville Planning Commission Fayetteville, AR Dear Commissioners, We strongly object to the proposed plat for West Fork Place. Our objections are listed below: 1. A platted residential lot in an established neighborhood should not become a street. There has been no warning to residents who always assumed this lot would house a home consistent with the zoning in the neighborhood. 2. The proposed street accessing Helen does not line up with Jerry, creating a jog that is inconsistent with the City's goals for street alignments. 3. The density is greater than the zoning allows. 4. The density on the lots closest to existing dwellings is extremely dense due to the unsuitable -for -building land to the south. 5. There are no stub -outs for future street connections to the east or west. For instance, the lot 5 cul-de-sac could be stubbed out to the east where there is undeveloped property. We also have some questions: 1. Considering the impact this development will have on Helen St. isn't there "rational nexus" to require improvements to Helen? Helen St. has open ditches and no curb, gutter or sidewalk. With greatly increased traffic this street should. better distinguish between walkers and drivers. 2. Regarding the proposed "park land" to the south, where is the access for those living on Helen St. or in the proposed subdivision for that matter?. 3. Will there be sidewalks in this subdivision? The plat does not show them. 4. Who will provide the grounds maintenance since "owners" will not actually own the land? How can we be assured this maintenance will be provided? 5. What grading changes are contemplated? Will the new subdivision drain to the south or north? How much fill will be added to the residential lot that the developer proposes to construct as a street? 6. The name "West Fork Place" is misleading; this is not in the city of West Fork and it is unusual to name places after branches of rivers. Is there a more suitable name? We understand the city' s efforts toward "connectivity" of streets; however, this "looping" makes a farce out of connectivity. Both Ray St. and Jerry St. access Huntsville Rd. a few hundred yards apart. There should be some connection to Happy Hollow Road to the west for this neighborhood; that would provide connectivity for this neighborhood. Looping is not connectivity. . While we applaud the effort to build "affordable housing", the proposed plat fails to give these future homeowners any real ownership of the land; this is not much better than high-rise condominiums. Our schedules may preclude us from attending this important meeting; but we hope you will consider our objections. Please call either one of us if we can provide more information. Bernard L. Madison Sue Madison ADJOINING PROPERTY OWNERS NOTIFICATION OF UPCOMING PUBLIC HEARING Today's Date: 10/10/2006 APPLICANT/REPRESENTATIVE CONTACT INFO: FLYING MONKEY, LLC, c/o Project Design Consultants, Inc. Contact: Art Scott 4825 N. SHILOH, FAYETTEVILLE, AR 72703. Phone: 479-521=5405 Planning Commission Meeting Monday October 23, 2006 5:30pm Fayetteville Administration Building 113 W. Mountain Street, Room 219 PROJECT DESCRIPTIO 6;2196: Planned Zoning Distric „ 5651566)Submitted by Project Design Consultants, for property locWT�WifflTTiiWUTRay Avenue, South of Huntsville Rd. containing 13.92 acres. The request is for Zoning and Development review of a Residential Planned Zoning District with 59 single family dwellings: 30 attached and 19 detached. Planner: Jesse Fulcher Propert Owner: Parcel: 765.15223-00o Owner Name: AC ENTERPRISES, LLC Parcel: 765-15191-000 : Owner Name: FLYING MONKEY, LLC Parcel: 765-11915-000 FLYING MONKEY ADJOINING PROPERTY OWNERS COMMENTS . (Return Comments to City of Fayetteville Planning Division in Stamped Endosed Envelope) ve been notified of the above meetings for the described project. LcT I do not object to the project described above. I do object to the project described above because: N ;h04 /fo �? Name of Proe� Owner (Printed) Signature of r perty Owner HELEN STREET 2006014- 06-2196 ADJOINING PROPERTY OWNERS NOTIFICATION OF UPCOMING PUBLIC HEARING Today's Date: 10/10/2006 APPLICANT/REPRESENTATIVE CONTACT INFO: FLYING MONKEY, LLC, c/o Project Design Consultants, Inc. Contact: Art Scott 4825 N. SHILOH, FAYETTEVILLE, AR 72703. Phone: 479-521-5405 Planning Commission Meeting Monday October 23, 2006 5:30pm Fayetteville Administration Building 113 W. Mountain Street, Room 219 PROJECT DESCRIPTION: R-PZD 06;2196: Planned Zoning District(West Fork Place, 565/566)Sdbmitted by Project Design Consultants, for property located at the end of Ray Avenue, South of Huntsville Rd. containing 13.92 acres. The request is for Zoning and Development review of a Residential Planned Zoning District with 59 single family dwellings: 30 attached and 19 detached. Planner: Jesse Fulcher Propert Owner: Parcel: 765-15223-000 Owner Name: AC ENTERPRISES, LLC Parcel: 765-15191-000 : Owner Name: FLYING MONKEY, LLC Parcel: 765-11915-000 FLYING MONKEY ADJOINING PROPERTY OWNERS COMMENTS (Return Comments to City of Fayetteville Planning Division In Stamped Endosed Envelope) Cr"I TI have n notified f the a ..ove meetings for the described project. Ar T�li1 ii�E t do not object to the project esct1bed above. Z11V)(A1Vw&1 /I7- t-141, 1 M I do object to the project described above because: (eu-rn MAA cto n) j cH �Na2 Name of Property Owner (Printed) Signature of Pr perry Owner HELEN STREET 2006014- 06-2196 ADJOINING PROPERTYOWNERS NOTIFICATION OF UPCOMING PUBLIC HEARING Today's Date: 10/10/2006 - APPLICANT/REPRESENTATIVE CONTACT INFO: FLYING MONKEY, LLC, c/o Project Design Consultants, Inc. Contact: Art Scott 4825 N. SHILOH, FAYETTEVILLE, AR 72703. Phone: 479-521-5405 Planning Commission Meeting Monday October 23, 2006 5:30pm Fayetteville Administration Building 113 W. Mountain Street, Room 219 PROJECT DESCRIPTION: R-PZD 06;2196: Planned Zoning Dist 565/566)Submitted by Project Design Consultants, forproperty located at the end of Ray Avenue, South of Huntsville Rd. containing 13.92 acres. The request is for Zoning and Development review of a Residential Planned Zoning District with 59 single family dwellings: 30 attached and 19 detached. Planner: Jesse Fulcher Propert Owner: Parcel: 765-15223-000 Owner Name: AC ENTERPRISES, LLC Parcel: 765-15191-000 : Owner Name: FLYING MONKEY, LLC Parcel: 765-11915-000 FLYING MONKEY ADJOINING PROPERTY OWNERSCOMMENTS (Return Comments to City of Fayetteville Planning Division in Stamped Endosed Envelope) .. • ✓�I have been notified of the above meetings for the described project.• do not object to the project described above. I do object to theepproject described above because: - �`�} O�� Name of Property Owner nted) HELEN STREET 2006014- 06-2196 ADJOINING PROPERTY OWNERS NOTIFICATION OF UPCOMING PUBLIC HEARING Today's Date: 10/10/2006 APPLICANT/REPRESENTATIVE CONTACT INFO: FLYING MONKEY, LLC, c/o Project Design Consultants, Inc. Contact: Art Scott 4825 N. SHILOH, FAYETTEVILLE, AR 72703. Phone: 479-521-5405 Planning Commission Meeting Monday October 23, 2006 5:30pm Fayetteville Administration Building 113 W. Mountain Street, Room 219 PROJECT DESCRIPTION: R-PZD 06;2196: Planned Zoning Distri 565/566)Submitted by Project Design Consultants, for property to a n o y Avenue, South of Huntsville Rd. containing 13.92 acres. The request is for Zoning and Development review of a Residential Planned Zoning District with 59 single family dwellings: 30 attached and 19 detached. Planner: Jesse Fulcher Propert Owner: Parcel: 765-15223-000 Owner Name: ACJ ENTERPRISES, LLC Parcel: 765-15191-000 : Owner Name: FLYING MONKEY, LLC Parcel: 765-11915-000 FLYING MONKEY ADJOINING PROPERTY OWNERS COMMENTS (Return Comments today 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 (Printed) g a reof Property ner HELEN STREET 2006014- 06-2196 OCT i -s 2006 ADJOINING PROPERTY OWNERS NOTIFICATION OF UPCOMING PUBLIC HEARING Today's Date: 10/10/2006 APPLICANT/REPRESENTATIVE CONTACT INFO: FLYING MONKEY, LLC, c/o Project Design Consultants, Inc. Contact: Art Scott 4825 N. SHILOH, FAYETfEVILLE, AR 72703. Phone: 479-521-5405 Planning Commission Meeting Monday October 23, 2006 5:30pm Fayetteville Administration Building 113 W. Mountain Street, Room 219 PROJECT DESCRIPTION: R-PZD 06;2196: Planned Zoning Distri 565/566)Submitted by Project Design Consultants, for property IocaThd at the end of Ray Avenue, South of Huntsville Rd; containing 13.92 acres. The request is for Zoning and Development review of a Residential Planned Zoning District with 59 single family dwellings: 30 attached and 19 detached. Planner: Jesse Fulcher - - Propert Owner: Parcel: 765-15223-000 Owner Name: AC] ENTERPRISES, LLC Parcel: 765-15191-000 : Owner Name: FLYING MONKEY, LLC Parcel: 765-11915-000 FLYING MONKEY ADJOINING PROPERTY OWNERS COMMENTS (Return Comments to Gty of Fayetteville Planning Division in Stamped Endosed Envelope) y 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 (Printed) 0 signature of Property Owner -j , : 2'•-' I :- r r', if HELEN STREET 2006014- 06-2196 WT a a Zoos ADJOINING PROPERTY OWNERS NOTIFICATION OF UPCOMING PUBLIC HEARING Today's Date: 10/10/2006 APPLICANT/REPRESENTATIVE CONTACT INFO: FLYING MONKEY, LLC, c/o Project Design Consultants, Inc. Contact: Art Scott 4825 N. SHILOH, FAYEfTEVILLE, AR 72703. Phone: 479-521-5405 Planning Commission Meeting Monday October 23, 2006 5:30pm Fayetteville Administration Building 113 W. Mountain Street, Room 219 PROJECT DESCRIPTION: R-PZD 06;2196: Planned Zoning District(West Fork Place, 565/566)Submitted by Project Design Consultants, for property located at the end of Ray Avenue, South of Huntsville Rd. containing 13.92 acres. The request is for Zoning and Development review of a Residential- Planned Zoning District with 59 single family dwellings: 30 attached and 19 detached. Planner: Jesse Fulcher Propert Owner: Parcel: 765-15223-000 Owner Name: AC ENTERPRISES, LLC Parcel: 765-15191-000 : Owner Name: FLYING MONKEY, LLC Parcel: 765-11915-000 FLYING MONKEY ADJOINING PROPERTY OWNERS COMMENTS (Return Comments to City of Fayetteville Planning Division in Stamped Enclosed Envelope) [ have been notified of the above meetings for the described project. I do not object to the project described above. I do object to the project described above because: 1! ♦: l.g nay, f3 -NA. ttftt.N. AJ££O /Twa7Ttt.4- 64-1/.L. I'//Er cacn/ Name aNProperty Owner (Printed) Signatur of Property Ow er HELEN STREET 2006014- 06-2196 g a- a o",meaevi5r,brJ7s To WtsT l o LA T TtfA jI ai ArlwA ADJOINING PROPERTY OWNERS NOTIFICATION OF UPCOMING PUBLIC HEARING Today's Date: 10/10/2006 APPLICANT/REPRESENTATIVE CONTACT INFO: FLYING MONKEY, LLC, c/o Project Design Consultants, Inc. Contact: Art Scott 4825 N. SHILOH, FAYETTEVILLE, AR 72703. Phone: 479-521-5405 Planning Commission Meeting Monday October 23, 2006 5i30pm Fayetteville.Administration Building 113 W. Mountain Street, Room 219 PROJECT DESCRIPTION: R-PZD 062196:. Planned Zoning District(West Fork Place, 565/566)Submitted by Project Design Consultants, for property located at the end of Ray Avenue, South of Huntsville Rd. containing 13.92 acres. The request is for Zoning and Development review of a Residential Planned Zoning District with 59 single family dwellings: 30 attached and 19 detached. Planner: Jesse Fulcher Propert Owner: Parcel: 765-15223-000 Owner Name: AC ENTERPRISES, LLC Parcel: 765-15191-000 : Owner Name: FLYING MONKEY, LLC Parcel: 765-11915-000 FLYING MONKEY ADJOINING PROPERTY OWNERS COMMENTS (Return Comments to City of Fayetteville Planning Division in Stamped Enclosed Envelope) V'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: A. booRo, Name of Property O er (Printed) c7 zcAtC2A_ Signatu o Property fwner HELEN STREET 2006014- 06-2196 Hometown Development 1747 N. College Avenue Fayetteville, AR 72703 October 03, 2006 Madison Assets, LLC 573 Rock Cliff Road Fayetteville, AR 72701 Dear Mrs. Madison Several weeks ago, we had an opportunity to briefly discuss the housing that Hometown development is attempting to construct adjacent to Helen Street. At that time, you acknowledged the obvious need for the construction of Workforce housing in this area. You were also, as an adjacent property owner, very open about your concern over the development in this particular location. Last week, as we made our presentation, I suspect that both you and your husband found yourself in agreement with many of the statements in the city 2025 plan. However, rather than attempting to make our case in writing, I would simply ask that we schedule a meeting with you and your husband at your convenience to see if we can come to some consensus over what we believe is an excellent and well thought out development. I will give you a call this week to see if we can agree on a time for a meeting. Sincerely, Hugh rest Econsulting cc: 4eremy Pate, City of Fayetteville Planning Director City of Fayetteville Planning Commission ATTACHMENT E Vicinity Maps + •r WEST FORK PLACE Close Up View 1-2 IOverview "T r.....Ia,Ei��0' !mil u.va RSF.4 SUBJECTPROPERTY r:�J _.. ° a`' 1 �-y� y.;�,ery`t�ei"z's�yV" 7-4 'Y'.: . P'•'i i'�e*'$/f 09 ... .. ,..._ •i•.cd1.. L ] 2ae Legend qq ?I11 100 Year Flood (land (be) ®000X Overlay Dis0id O Fayetteville Oulske CHy Q RPZDO6-2196 . jtI vedor.00.Footdnt_200a lelside-Hmtop Overlay Oisldct 0 125 250 500 750 1,000 Feet h aka-i/o1 Ply February 27, 2007 To: Mayor & City Council City of Fayetteville From: Hometown Development1 IL At-" / r ` Re: West Fork Project After many meetings with City Staff, neighbors and Council Members, we believe an additional access point should remove any remaining concerns for this project. We have placed under real estate contract property to the west of our project that will allow access to Happy Hollow Road. I have attached a sketch of our proposed route and noted the property under contract. While we would agree to leave the other two access points to the north, we believe that the requirement to overlay Ray Street should be voided due to the new access point. The additional property for our western access is zoned C-2. We plan to place commercial property adjacent to Happy Hollow Road and mini storage units along the new access route. The mini storage facility would require a conditional use approval from the planning commission which we would pursue through the appropriate process. We would appreciate any immediate feedback for this conditional use in this area at this time. Thanks Enclosures Sketch of area west of West Fork project cc: Jeremy Pate, City of Fayetteville 'M _ V r 1 ••. ., f �r�. � ,. r 'c 5* ri'♦w.-:y{�♦', s'' II rf hi/'Y] a♦].v w>rr - h�. ,t^^ nevp(Yi r Y" rA ^ 7.h.'y {G�y I. 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''mot yRlll �.w..4�i\ —'Yr. .'rl.y . �lilr'fiM • cTy} R : n y. et 235;i12t, f.- ( 9 � " Lr^ �.}a Ir �o: Ste•\♦.q �1�li , �. 4a� :a k (�`' • v� � j :� .c . 11 N G l.0 f � r 'l r fv: •.{ , %.�r�'.;+�♦y �� f it if♦ , r �Ft"{�".,' fe 'i J 1 . 6 ni y } �il ♦ r4^y .ii v� rr� L -',-g d ` / i \i t a Y i r a� < nl an \l,i '^ ai ^ '("• r •1i11f rt 1 } 7P'Fh ur +1 ".C i 'Rr.'F!' ♦ nZ LL . •'`�', t IF`w! {I.% e' +��♦r2civJ j' r 1 / ��:. y!�' '°y �� ' i' ,�,�-n 'y Its♦ r v♦♦�..`�l jt IN U . m 6' n if o 4i I_ 12^ PVr. m cc WPYHOLLOI®O 12� ----- N W Z J t Q m LL UI ..-.- 12•.. -A- - dl a J 1 4 , mN J1 c'` ''yhA y •t. i. rr r . f • r `' fr , n� Taye rzKANSAS THE CITY OF FAYETTEVILLE,.ARKA.NSAS PLANNING DIVISION CORRESPONDENCE To: City Council, Mayor Dan Goody From: Jeremy Pate, Director of Current Planning if Date: March 06, 2007 Subject West Fork Place PZD (R-PZD 06-2196) Amendments 125 W. Mountain St. Fayetteville, AR 72701 Telephone: (479) 575-8267 The applicants for this project have submitted a letter and conceptual drawing indicating amendments to the proposed Residential Planned Zoning District for West Fork Place. Most notably, this includes a• new public street connection west to Happy Hollow Road, on property the applicant has under teal estate contract to purchase and subsequently develop. I have included an amended Condition of Approval #1 for this project, should the City Council choose to adopt it. Additionally, staff's recommendation for the pavement overlay on Ray Avenue, the offsite street improvement recommended for this project, remains as originally recommended, finding the traffic generated by this development will utilize Ray Avenue, which is currently in poor condition. Attached to this memo are 1) the letter submitted by the applicant indicating these changes; 2) concept drawings of the street connection to Happy Hollow Road; and 3) a letter from adjoining property owner Sue Madison indicating support of the proposed access, and withdrawing objection to. the eastern street connection to Helen Street. Amended Condition of Approval #1: 1. City Council determination of appropriate connectivity. The applicant proposes two full access public streets: a. An extension of Ray Avenue south into the property which accesses the site. The applicant proposes to remove the eastern public street connection to Helen (near Jerry Avenue), and requests to work with City Engineering and the Fire Department to determine an adequate Emergency Service turn -around. This may require a "T" type turn -around with more generous curb radii. While staff is not opposed to the eastern street connection to Helen Street, finding it will not create a dangerous traffic condition and that it promotes the City's policies of connectivity, should the City Council wish to remove this street connection, staff recommends approval of this amendment, with the condition that a 6 -foot public sidewalk be. constructed and dedicated from Helen Street south to Ray Avenue in lieu of the eastern street connection, to provide pedestrian connectivity to the proposed park. b. A 28 -foot wide public street that continues west from Ray Avenue to Happy Hollow Road. Staff recommends the applicant payfor and construct a minimum 28 foot wide K: Verenty12007 Correspondencelnoard MMemosl Nest Fork Place Amendmenls.doc public street within 50 feet of right-of-way west (off -site) to connect to Happy Hollow Road with final alignment to be approved by the City Engineer. The public street shall allow public access :and connectivity to surrounding properties, including subsequent development on the property through which the street traverses. The street extension shall be constructed with development of the West Fork Place PZD. Off -site sidewalk construction along the street extension may be delayed until each side of the property develops. K Ueremyl2007 Correspondence lBoard .Memos\West Fork Place Amendment doc February 27, 2007 To: Mayor & City Council City of Fayetteville From: Hometown Re: West Fork Project After many meetings with City Staff, neighbors and Council Members, we believe an additional access point should remove any remaining concerns for this project. We have placed under real estate contract property to the west of our project that will allow access to Happy Hollow Road. I have attached a sketch of our proposed route and noted the property under contract. While we would agree to leave the other two access points to the north, we believe that the requirement to overlay Ray Street should be voided due to the new access point. The additional property for our western access is zoned C-2. We plan to place commercial property adjacent to Happy Hollow Road and mini storage units along the new access route. The mini storage facility would require a conditional use approval from the planning commission which we would pursue through the appropriate process. We would appreciate any immediate feedback for this conditional use in this area at this time. Thanks Enclosures Sketch of area west of West Fork project cc: Jeremy Pate, City of Fayetteville From: "Sue Madison" <smadison@sbcglobal.net> To: <mamcdonald@sbcglobalnet> Date: 3/2/2007 7:29 PM Subject: Fw: RE: meeting friday morning CC: "Bernie Madison" <bmadison@uark.edu> Mike, We are very pleased about the additional access to West Fork Place off of Happy Hollow Rd. This will not only improve access and relieve traffic at the overburdened Ray & Huntsville intersection but will likely improve the rather junked -up area along Happy Hollow Rd. Both the City and the residents of Helen/Lee should be grateful for this new access. With the new access to West Fork Place off Happy Hollow and access via Ray off Huntsville, a third access off Helen near Jerry (adjacent to our property) would be less of a problem. Consequently, as far as our property on Helen is concerned we do not object to this access, but we do believe that because this would not line up with Jerry it is far from optimal planning of street infrastructure. Thank you for working with our concerns on this development. Bernie and Sue Madison size_3e9 fi illi'i' fY6 °6:{r;�3!is ` l!PJIIt}...' �°k£. 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Y J h(Lfrtf t1 be- bSTEIA-n's W ►„j c.Tty cMJNCt ///J/J GRAPHIC SCALE I a101 efp likt IOTI N k N YYISM NYIYN NSBIygM Ml IROIIOm M MAT Nttl 1•I Il-w ]* ar IYI a M t ,NO M>WM4T w a M vnI w ♦i,MTOM wlwllT IN M Ivn*ni Iµ at w a. —R Ipttee u •all M.iX T. IT.NfTW OInI.w06.g 4 It llC loe a wwmlll.v uwwc C CO UN175 = ..tlM,. T fl.1 ;, a II 1 ro M ItliTVlypfy MIR 0flTS ii -1181 sJ2 tfT: 11 M>DI11N WtlIM S lit viulILLI IaIA-.IILi MMl I"2TR 'as RI N M YM1NwfmN@ a MS WTI 1Ie mY1W4 yp a NN Iw IQQ-r 1HI AI Ease apil •A1 M n.*a 40O s.. IOTA lien a,Intl 'In Rf AM— e4. LOT,. lien Sri iWW 1* .s 9t IO MYIU ptltte WY Mln.tas M IPlT I8R tl Pt 1pMYI1Rl Ilt THT. flea tN Yf.Tl Al IDA t If WI 'It 00NX S M YNn IIf9 lien IPM Las 01R1! M iWOMiSa miff] uruITY IYII TH[ CCw-nr. 2ful i@r iICO tlft•y sll RI.IieO fTr11 IS?.'] ,HI. flea N rrY IN T IHT Tree1-.nr W.II RI 1011* NlClq; 1100 V812-1 tn9lHy flea 11tnp! Me IT: 1i lill-1f111 I1.n IHt: Mln Mtfrt flit IHI: MIO :N7rwI a. T. MM Se -Owl 0 -fl I6 T: MIR is,raI un,QT;'lea Ol-N1 Oil FaT; MIQ 113w In i@T; Mln wI1VN na I@i lien I -I nt`I III itt: Bell CSUW INN Fat nea 4-IJl1'Y 1211,RT lips,Olan1Y Vu 1!! 16Q I4?d Ut{OU 1W It 11* If IT YI N-. nApsN UA stwlaa o l®ou Ed R-PZD AP 06-2196 SEAL: Jfl tl �� {f�, IO6T Y i DATE: This drawing is "PRELIMINARY - NOT FOR CONSTRUCTION" untf above seal holder acknowledges the Cancellation of this )sdalmer below: DATE G10 CONSG�� Hi,rin tirn U Z D� °o �b 130 N. MAIN ST. CAVE SPRINGS, AR 72718 Ph: 479.248.1161 Fit: 479.248.1462 PROJElr W. 2006OO1< DRAw1 aY: Nflot OIEUTHI BY: ABIITTAI DATE pfflm IW 2WfiC14 PID N? REVTSIp6 DATE a4a WEST FORK PLACE WASHINGTON COUNTY FAYETTEVILLE, AR gay mm ZONING AND DEVELOPMENT STANDARDS BY P.A. 9KT M R w \ a { yr �A.YS ' Iy,. i `v Cf Q r ,�riy, \\ FL i3^ �5' r e \ \ S _ ( • =! I ShEQ rbi G— B v a _ FF .11 11111 n r \ - sy .�yk• -.r' .765- 5252- ^0 / rr''QQ �VpX 11 / ,:, GREF._AAItl1A\R 7Z 3.> ]!1 - ZONING / F�4 F 2 I �� ci BASE i�00ELE Zj Y 111 Imo» L f /. - ' � /1 -� � I e Y. !tT ''.L j` i a1 1 1 it r _ ___'_ �. _ ,fX�FFNF.ANBR, 7 �2 a • �/ / 1 �f � i � �' g� •.yam am's X31 • 7 5- t v�(�4u 11 �f' R yg�y �' • s( 'r � .' • ZCN,'NC� a is '' PROJECT DESIGN CONSULTANTS, INC. RESIDENTIAL PLANNED ZONING DISTRICT • R-PZD # 06-2196 •for WEST FORK PLACE R-PZD Ray Avenue and Helen Street Fayetteville, AR December 12, 2006 Prepared By: Project Design Consultants, Inc. Project No: 2006014 4285 N. SHILOH DRIVE, SUITE 104, FAYETTEVILLE, AR 72703 PHONE: 479-521-5405• FAX: 479-521-0919 I Table of Contents Table of Contents A. Name and Address of Landowner/Applicant and Representative B. Summary SummaryofProposal 1 C. General Project Concept I D. Proposed Development Phasing and Time Frame 2 E. Proposed Planning Area Descriptions 2 F. Proposed Zoning and Development Standards 3-6 Planning Area I (PA -1) 3 Planning Area 2 (PA -2) 4 Planning Area 3 (PA -3) 5 Planning Area 4 PA -4 6 Planning Area 5 (PA -5) 7 G. Comparison Chart 7 H. Description of Recreational Facilities 7 I. Reason for PZD Request 7 J. Land Use, Traffic, Appearance and Signage e 8 K. Compliance with the Fayetteville General Plan 2020 8 L. Traffic Stud 8 M. Impacts on City Services 9 N. Statement of Commitments 10 • O. Conceptual Description of the Dev. Standards, Conditions and Guidelines 10 P. Fulfills the Intent/Purpose of the PZD Ordinance Ii Waiver Re uests 12 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 Site and Utili Plan E Grading and Tree Preservation Plan F Landscape and Tree Mitigation Plan G West Fork Place PZD Project 2006014 A. Name and Address of Applicant The applicant and owner is: Hometown Properties, Inc. 1747 N. College Avenue Fayetteville, AR 72703 N. Arthur Scott, P.E. December 12, 2006 The Engineer representative for the applicant Project Design Consultants, Inc. of Fayetteville, AR. - PDC, Inc. 4285 N Shiloh Drive Suite 104 Fayetteville, AR 72703 B. Summary of Proposal • The West Fork Place. Community is designed to provide a variety of affordable housing in a modem development integrated into the natural landscape and terrain of the area. • Carefully situated into the natural surroundings, the West Fork Place Community offers a mixed use of residential housing and open space in five different proposed planning areas in an "in -fill" situation avoiding urban sprawl. C. General Project Concept 1. Street and Lot Layout. • The proposed street layout is the extension of Ray Avenue, two public alleys, and a 20' wide public alley for fire access and. pedestrians only. Break away bollards are proposed at each end of this public alley to discourage vehicular traffic. All .streets and alleys are public and are in conformance to city street standards. • At the request of the Planning Commission and staff, future access to the property to the west. The two properties are separated by 100 year floodway. • Public access is proposed for the property to be dedicated as park land. • Horizontal Property Regime (HPR) is proposed for this site to separate dwellings for individual sale of each dwelling. 2. Site Plan Attached on next page 3. Buffer Areas — No buffer areas are required due to the residential nature of this development and the surrounding properties.. 4. Tree Preservation Areas — No permanent tree preservation area is proposed for this site because over 6 acres is being dedicated to the city where the vast majority of the trees on the site are located. Existing tree canopy is approximately 8% of the developed portion of the site and a minimum of 4.85% shall be maintained on this area. - ■ PDC, Inc. 1 West Fork Place PZD Project 2006014 N. Arthur Scott, P.E. December 12, 2006 5. Storm Water Detention and Drainage — Since this site is at the tail end of the drainage basin near the West• Fork of White River, detention is not recommended for this development. The site receives a significant amount of runoff from the northwest and is conveyed in an existing drainage ditch along the west side of the property. The Final Storm Water Management Report is to be complete prior to the Planning Commission meeting. 6. Undisturbed Natural Area — Undisturbed areas shall be the areas are Planning Areas 4 and 5. 7. Existing and Proposed Utility. Connections and Extensions — There is a large sanitary sewer force main and gas line that cross the site from west to east with large utility easements of which no building is proposed. Sanitary sewer is available at the northeast corner of the site near the entrance and water can be looped from Ray Avenue to Helen Street with two connections to an existing 8" water line in Helen Street. . 8. Development and Architectural Design Standards — Refer to Sections E and F below and Appendix D. 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 i year extension. E. Proposed Planning Areas. • This development is proposed to offer two types of residential living (in 3 different Planning Areas) including small single family homes; two-family, and town homes. PDC, Inc. 2 West. Fork Place PZD Project 2006014 N. Arthur Scott, P.E. December 12, 2006 F. Proposed Zoning and Development Standards For: PLANNED AREA I (PA -1) SINGLE-FAMILY DWELLING (A) PURPOSE: AREA I IS DESIGNED TO ENCOURAGE SINGLE FAMILY HOMES AT A MODERATE DENSITY. REFER TO APPENDIX D FOR BUILDING ELEVATIONS. (B) USES: Permitted Uses UNIT I 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: 25 units/4.09 ac UNITS/ACRE 6.11 BULK AND AREA REGULATIONS: LOT AREA MINIMUM 37,617 MIN. LOT WIDTH AT R/W NA LAND AREA PER DWELLING 7,523 sq ft SETBACK REQ UIREMENTS FRONT SIDE REAR 15ft 8ft 20ft (F) HEIGHT REGULATIONS: 45 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 55% 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 accordancewith Section 174 of the UDC. PDC, Inc. 3 At • West Fork Place PZD Project 2006014 Proposed Zoning and Development Standards For: N. Arthur Scott, P.E. December 12, 2006 PLANNED AREA 2 (PA -2) MULTI -FAMILY DWELLING (A) PURPOSE: AREA 2 IS DESIGNED TO ENCOURAGE MULTI -FAMILY HOMES AT A MEDIUM DENSITY. REFER TO APPENDIX D FOR BUILDING ELEVATIONS. (B) USES: Permitted Uses UNIT 1 CITY WIDE USES BY RIGHT UNIT 9 TWO-FAMILY DWELLING UNIT 26 MULTI -FAMILY DWELLING Conditional Uses UNIT 2 CITY WIDE USES BY CONDITIONAL USE PERMIT UNIT 24 HOME OCCUPATIONS (C)DENSITY: 30 units /2.15 ac UNITS/ACRE 13.95 BULKANDAREA REGULATIONS: LOT AREA MINIMUM 93,560 sq ft MIN. LOT WIDTH AT R/W NA LAND AREA PER DWELLING 3,119s ft (El SETBACK REQUIREMENTS FRONT SIDE REAR 20ft "811 15ft • 10 ft. BS, UE, and DE for storm sewer line to be installed within drainage easement. (F) HEIGHT REGULATIONS: 45 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 45% 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. n West Fork Place PZD - N. Arthur Scott, P.E. Project. 2006014 December 12, 2006 F. Proposed Zoning and Development Standards For: PLANNED AREA 3 (PA -3) SINGLE-FAMILY DWELLING (A) PURPOSE: AREA 3 IS DESIGNED TO ENCOURAGE SMALLER SINGLE FAMILY HOMES AT MODERATE DENSITY. REFER TO APPENDIX D FOR BUILDING ELEVATIONS. (B) USES: Permitted Uses UNIT l 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: 4 units /0.68 Ac UNITS/ACRE 5.88 (D) BULKANDAREA REGULATIONS: LOT AREA MINIMUM 9654 sq ft MIN, LOT WIDTH AT R/W NA LAND AREA PER DWELLING 7458 sq ft SETBACK REQUIREMENTS • FRONT SIDE REAR 15ft 15ft 8ft (F) HEIGHT REGULATIONS: 45 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 35% 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 West Fork Place PZD N. Arthur Scott, P.E. Project 2006014 December 12, 2006 F. Proposed. Zoning and Development Standards For: • PLANNED. 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 I UNIT 4 CULTURAL AND RECREATIONAL PURPOSES (C)DENSITY: 0 unit / 0.93 Ac I UNITS/ACRE I NO DWELLINGS ALLOWED (D) BULK AND AREA REGULATIONS: LOT AREA MINIMUM 10,167 s ft MIN, LOT WIDTH AT R/W NA LAND AREA PER DWELLING NA (E) SETBACK REQUIREMENTS FRONT SIDE REAR 1511 1511 88 The only type building allowed is for recreational purposes and no dwellings are allowed. (F) HEIGHT REGULATIONS:.45 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 30% 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. West Fork Place PZD N. Arthur Scott, P.E., Project 2006014 December 12, 2006 F. Proposed Zoning and Development Standards For: PLANNED AREA 5 (PA -5) COMMUNITY GREEN SPACE/COMMON AREA (A) PURPOSE: AREA 5 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 I CITY WIDE USES BY RIGHT UNIT 4 (C)DENSITY: 0 units / 6.07 ac UNITS/ACRE I NO DWELLINGS ALLOWED D BULKANDAREA REGULATIONS: LOT AREA MINIMUM 264,193 sq ft MIN, LOT WIDTH AT R/W NA LAND AREA PER DWELLING NA (E) SETBACK REOUIREMENTS FRONT SIDE REAR 20 ft 20 ft 20 ft The only type building allowed is for recreational purposes and no dwellings are allowed. (F) HEIGHT REGULATIONS: 45 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 20% 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. 7 West Fork Place PZD Project 2006014 F. Proposed Zoning and Development Standards. N. Arthur Scott, P.E. December 12, 2006 • Zoning and Development Standards are listed below and in Section E. • Refer to Appendix D for the different Building Elevations.' (._ Cmmnarison Charts. Description Current Zoning RSF-4 Requirements Proposed Zoning R-PZD Requirements Permitted Use UNIT I CITY WIDE USES BY RIGHT UNIT 1 CITY WIDE USES BY RIGHT Units Allowed UNIT 8 SINGLE FAMILY DWELLING UNIT 8 SINGLE FAMILY DWELLING UNIT 9 TWO FAMILY DWELLING PA - 2 ONLY UNIT 26 MULTI -FAMILY DWELLING PA-2.ONLY UNIT 4 CULTURAL AND RECREATIONAL PURPOSES PA -4 AND PA -5 ONLY Conditional UNIT 2 CITY WIDE USES BY CUP UNIT 2 CITY WIDE USES BY CUP Uses - UNIT 24 HOME OCCUPATIONS UNIT 24 HOME OCCUPATIONS Current Zoning I Proposed Zoning R-PZD Standards RSF-4 PA -1 PA -2 PA -3 PA4. PA -5 Density 4 .12.19 6.88 0 0 Min. Lot Width 70 NA NA NA NA NA Min. Lot Area 8000 37,167 93,562 10,811 10,167 NA Land Area/Dwelling 8000 7,523 3,119 10,811 NA NA Max. Building Height 45 45 45 45, 45 45 frontSetback 25 15 20 15 15 - 20 Rear Setback 20 20 20 8 8 20 •Side Setback 8 8 8* 15 15 20 Max. Lot Coverage 40% 55% 45% 35% 30% 20% * 10 ft. BS, UE, and DE for storm sewer line to be installed within drainage easement. Overall proposed density for the development is 4.24 units per acre. H. Description of the Recreational Facilities. • Approximately 6.07 acres is proposed to be dedicated to Parks and Recreation for recreational facilities within this development. I. Reason For PZD Request. • To provide a variety of affordable housing in a modem development integrated into the natural landscape and terrain of the area. • The development offers a mixed use of residential housing in an "in -fill" situation avoiding urban sprawl. ' PDC, Inc. V West Fork Place PZD N. Arthur Scott, P.E. Project 2006014 December 12, 2006 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 590 trips per day distributed between Ray Avenue and Helen Street. • The appearance of the development is designed to maintain continuity of the natural landscape and terrain of the area by the use of narrower roads and alleys. No permanent tree preservation area is proposed for this site because over 6 acres is being dedicated to the city where the vast majority of the trees on the site are located. Existing tree canopy is approximately 8% of the developed portion of the site and a minimum of 4.85% shall be maintained on this area. • The development will follow all signage requirements for an RSF-4 zoning district. K. Compliance with the Fayetteville General Plan 2020. • The proposed development is in compliance with the General Plan 2020. • Utilized principles of traditional residential urban design to create compatible, livable, and accessible neighborhoods. Section 9.8.a General Plan 2020. • It encourages mixed uses to promote better community design, maintain human scale, and enhance pedestrian activity by providing medium density multi family housing and moderate density single family housing within RSF-4 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 RSF-4 and I-2 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 and moderate density single family homes between I-2 to the south and singe family homes to the north. 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. L. Traffic Study. • We consulted with staff and it was determined that a traffic study was not warranted for this development. • Preliminary trip generation estimates are 10 trips per day per unit, totaling 590 additional • trips distributed between Helen Street and Ray Avenue. • The capacity for the two-lane Helen Street and Ray Avenue is approximately 3000 ADT for each street. • The estimated current peak traffic count on these streets is less than 1000 ADT. PDC, Inc. 9 West Fork Place PZD Project 2006014 M. Impacts on City Services. - N. Arthur Scott, P.E. December 12, 2006 • 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 is a large sanitary sewer force main and gas line that cross the site from west to east with large utility easements of whichno building is proposed. Sewer is available at the northeast corner of the site near the entrance. • Water can be looped from Ray Avenue to Helen Street with two connections to an existing 8" water line in Helen Street. • The developer shall coordinate with Solid Waste Division to ensure the private access easement is adequate for service trucks. Screened trash dumpsters are proposed for each side. N. "Statement Of Commitments". I. Dedication. • Approximately 6.07 acres of property is proposed to be dedicated to Parks along the, south portion of the site where the vast majority of the trees on site are located. • The property to be dedicated to the City of Fayetteville includes all proposed street and alley right of way per the Master Street Plan and Park land. Required drainage and utility easements shall also be dedicated to the city and the water and sewer improvements within the easements. 2. On and Off Site Improvements. • The proposed subdivision includes on -site public streets and alleys• per city street standards.. • The southern end of Ray Avenue is proposed to be improved with this development. • Staff recommends an asphalt overlay of Ray Avenue to Huntsville Road even though Engineering has stated the street is adequate and does not require an overlay.. 3. Natural Resources and Environmental Sensitive Areas. • No permanent tree preservation area is proposed for this site because over 6 acres is being dedicated to the city where the vast majority of the trees on the site are located. Existing tree canopy is approximately 8% of the developed portion of the site and a minimum of 4.85% shall be maintained on this area. • There are no known natural or manmade hazards on the site. The floodway could be considered a natural hazard that will be dedicated to the city. City Floodplain regulations shall be adhered to for this development. • A wetlands determination will be sent to the Corps of Engineers and notification of development sent to Fish and Wildlife to determine potential Endangered Species and the Storm Water Pollution Prevention Plan shall be submitted to ADEQ at the appropriate time. PDC, Inc. 10 West Fork Place PZD N. Arthur Scott, P.E. Project 2006014 December 12, 2006 4. Project Phasing Restrictions. • The development is planned to be constructed in only one phase. 5: Fire Protection. • Fire hydrants are to be placed a minimum of 500 feet from each other in the subdivision. • The nearest fire station is less than 5 miles from the site. 6. Other commitments imposed by the City. • Staff has recommended that Ray Avenue receive a 2 in. asphalt overlay to Huntsville Road as part of this development even though City Engineering has stated that this road is in adequate condition and does not require an overlay. • Staff has recommended a sidewalk along the north side of the. public alley. Since the City street standards do not require sidewalk along alleys. • The proposed street layout is the extension of Ray Avenue, two public alleys, and a 20' wide public alley for fire access and pedestrians only at the request of the Planning Commission and staff. Break away bollards are proposed at each end of this public alley to discourage vehicular traffic. • At the request of the Planning Commission and staff, future access to the property to the west. The two properties are separated by 100 year floodway. 7. Parks/Trails/Open Space Commitments. Approximately 6.07 acres of public park land is proposed to be dedicated to Parks as part of this development. There are also two other areas reserved for Open Green Space for community use. To promote use of this park land public access is being provided from the development to the proposed park area. 8. Proposed Preliminary Building Elevation. • Included in the Planning Area Development Standards are examples of the proposed single family homes and town homes building elevation. Refer to Appendix D. O. Conceptual Description of the Development Standards, Conditions and Review Guidelines. a) Screening and Landscaping — Natural buffer areas of proposed .park land to the south is proposed in this development. The trees shall be preserved along the other property lines but no permanent tree preservation is proposed. . b) Traffic and Circulation — The proposed street layout is the extension of Ray Avenue, two public alleys, and a 20' wide public alley for fire access and pedestrians only. Break PDC, Inc. 11 West Fork Place PZD Project 2006014 N. Arthur Scott, P.E. December 12, 2006 away bollards are proposed at each end of this public alley to discourage vehicular traffic. All streets and alleys are in conformance to city street standards. At the request of the Planning Commission and staff, future access to the property to the west. The two' properties are separated by 100 year floodway. c) Parking Standards -Off street parking meets minimum requirements for single family homes and town homes. No parking is recommended in the proposed street and alley. . d) Perimeter Fencing — Privacy fencing is not proposed for this site due to the residential nature of the development. e) Street Lights are proposed at 300 foot intervals as specified by the City of Fayetteville. 0 Water is proposed to be an 8" looped water line to connect into an 8" line along Helen Street. g) Sewer. is proposed to be an 8" gravity sewer line to connect into the existing 8" gravity sewer line in Helen Street. h) Streets and Drainage — The streets were described in Section C.1 and the drainage in Section C-5. i) Construction of Non Residential Facilities — No non residential facilities are proposed for this site nor will they be included in the allowed uses for the RPZD. j) Tree Preservation — No permanent tree preservation area is proposed for this site because over 6 acres is being dedicated to the city where the vast majority of the trees on the site are located, Existing tree canopy is approximately 8% of the developed portion of the site and a minimum of 4.85% shall be maintained on this area. k) Commercial Design Standards — No commercial uses are proposed for this PZD. I) Proposed Signage — The development will follow all signage requirements for an RSF-4 zoning district. m) View Protection — There does not appear to be a view protection issue for this PZD. n) Revocations — There are no known revocations for this development. o) Covenants, Trusts, and Homeowner Associations — Covenants and Restrictions for the PZD are not proposed for the development. P. Fulfills The Intent/Purpose of the PZD Ordinance. The purpose and intent of the PZD Ordinance is fulfilled through: • Design of a community with a mixed use of affordable housing to include single family and multi -family dwellings with an overall density of only 4.24. • Avoiding urban sprawl through development of a new residential area within existing neighborhoods and close to downtown accessible to roadways, alternative transportation modes, community amenities, infrastructure, and retail and commercial goods. The development is designed to maintain continuity of the natural landscape and terrain of the area by the use of narrower roads and alleys. Existing tree canopy is approximately 8% of • the developed portion of the site and a minimum of 4.85% shall be maintained on this area. • Encourages increased use of park lands by the dedication of 6.07 acres to Parks as part of the proposed development. • Single Family and Multi -family uses are allowed in Section 162 of the Unified Land Development Code. • Proposed conditional use of Home Occupation is allowed in the same section with Planning Commission approval. PDC, Inc. 12 West Fork Place PZD N. Arthur Scott, P.E. Project 2006014 December 12, 2006 O. Waiver Request. • Waiver of the minimum residential street radius of 150 feet. Request a minimum 100 feet radius on the extension of Ray Avenue.to the south between Stations 9+00 and 11+00 to avoid existing natural gas appurtenances. PDC, Inc. 13 • Ia ••a' •>�ar •a .a. r I • • a u . udl DI. tfl!!1t!ZI..: .1 II �?�Ti];;.�1.n. 91FiAi:{'a.:;•lif �.'IF111a'A:sS p __ � .,. ,_ _ CA WEST PA -3 WlSR. a 3 ulrs PUNNED AREA 2(PA-) IY �r%..A MULTI PA 2 DWELLING - 1� i — !1'.{,I ,[ (A)PILTI FAMIL I5 DFELLI MENCO.IFAOE MN.]LFAAa.Y u, J I �'N I EC {I K MESTATUAS®NM owsrrc. REFERTa APEE19IXOFUFEUBflIIK1 �,II. 11Nff1 CIJT WmE115 F3BYPIGHJ � I L `N 'F 4 Vyy (fr I -„ fl'91W0.F MO 1� �'$11> 1 fF2 CITYWIDE L3RYLONDIRON.LLUE i 1•re-. ^. J 2I H03€ 0.2OPATWIb f •.1 � w - ry ..y,...- C{4XJry'ma4/SIJae _2t / _•�•... •��� of BLL(.4W.iRPAREDtAAl10M• i._ - I _ =n rl PJ I AW M}A PFADWFILOF 19 a . Y ` - Ste. aC 1 ROM RE R Q.a. t 6 r 01 ItII 11 �� �/ I .Aamauv Ne bEeTS0u1@ivngaammc . h1� (F)HEIG'?XAK' REGIBAI15led mlemel- the Oe bae¢WafCe I,. _ .e.meaE .IR&tale ' e (O)BUBCEED 45EI'DIE ARFAOCCIMEOBYN.LBINDBp551W1. bu Nar FXCEFD.sxoF D¢Tora.lDrARFw G.C.C. in ..: �... PA -5 DOSIrefLINYLMa (1) IakaeJq - Iv emdue e4A 61y M PgeRNk Iw•bfi ASiiI m PE"- 4 am1E� sN 5eaea In a lr IJCC (J)Mtiepmj Cvgniti Ma a-� bIlAugji-SAWdm AyPatlix De Bout CaflmkiWm Aspike Hnk iw54areANad/ M11. (41S mudIo take it mEANhalt &gklr (1)5ymye-IemNtesik Satan 1]IN4416C PUNNED AREA 3 (PA3) SINGLE-FAMILY DWELLING WPILYHO AREA lLSEE9GNm T0ENCOURAGE 10ANWiR SIRE FAMILY GELEVAT MODERATE OEHSfIY. REFER TOAPPwDIX DIL4 BUUDMOf]EVAil016 (B)U: IJNIr iltflt WRJE US6 BY UNIT SINOLE-FAMLY CVEKIT:-1 /aN.4 I BUL Im3 4R&! FEGUUIRAK A NA A bWtIn hall FRa1411SUIREAR I5U I fltE41I kthbCtUiU& I5lw mc. 4tm tle lew P-itle m�eit Ow L&*.. (0)BWWI?iU.WP.I WE AREA CCCIR6D BY ALL BUILD SHALL NOT EXCEED 35% OP THE TOTAL LOT AREA // PUNNED AREAS (PA -5) COMMUMTY GREEN SPACE/COMMON ARE1 (AI PURPOSE: AREA SIR DESIGNED FOR COO. D1rIY GREEN SPACE AREA ANDTO ENL00RAOETHE SENE 0.^ COAQAIMJY TMfOUGH THE USE OF THESE NATURAL AREAS ALp W BIG SPACE FOR owlfl REQ EATION. FRALL DENSITY 13.921 4 UNI75 PER ALRE•i E N TIAL RIG 1DISTRICT RK PLACE iPA4 [)3 (A[Nfs � PA L ` et./- /� tljnn u r A=5f 26.,3 15) .[6Y4FIp'10' ATIT(ISW/ISPy.T1L00.'BI W SM VSt Ian INflFLlItO nrea MTArtl M. Ii' 'On. AXt: 6iOCOIIMBO..n1EKF QW MIYG IIJTAJST.>8191 I'm: TNEI 1 L3NGYNE SwTh Sd P YAaNt I YCinIE IWFSROI. rmlar6.11Cri,nrtvlOf sen fl4• 'fl3 rtflm,nh I SPvnix6t (OVEa 5A Inr f.mrv2 tt.ulnw v)um L iE PC2• vrz S50]a tin m . I '�11R. M AT 30E MSI MFr1 YA VRfi sDm Lot!; S9 ne.0 56T0R 11:ft RFT1C-NE Iq(1 5T Oe RPf SAC 1C ..9; flOI SLT TW mF SI'W.lf 0.li lG 1W$ 4TmCtR SAID LOT A. TxiS flat Dtw w ulis T sOS ,•4rR1I(usrear EIP .canRW n1PSW Lr•IIWT:IJFIT lf[T.l1E'¢5.1yryS'IT.E ALI.•EE7 UB.'4 Y6•fSOIT.IDSH T 'OA bml UI.n1E ;:aNnn Qt .'n N111l.III"Tll. _.n1F11Cl4LV_ sco C@T,V.ME TM IUSWVm m. fdl 5Ss siE•1rtiWISEI: µ[Vi. 11Eva 5Sl'WRw 25131 PEFL. 31RM3 YYlesM' 201911. RwTflola 2V]Oj`N1S].11 '.FE': )ec E0f9I10Y, 15S.RET.INBR $61!Ppt-w.IO.N,q- .I01W.OS1ISYCfl l nOQ,a't I'll`/ .PA =5 N`S•lIXF9l.ISFHI!On1EMM�aEE4,M01G �rtI.Pe4V6'l]S! OCr$,1puj LO Las Iemti SVLECT PP Y11[EAW IS CTS DNS rR-PZD - 0$;71.96 IL SEAL CFSIPI L y i u a(➢x5NT4V1;E'-i WE: `. 44 This drawing. IsPRELIMINARY- INOTIFOR'CONSTRUCIION"[Will above'Seal holderradmowledges She:Cancellatlon'df I[hls tlairner below: ,DATE Q��tiGN CIO IS, ia- — Pp z ld 930'N.'MAIN'ST. CAVE SPRINGS, AR 72716 Ph:'479.248,1.161 Fx: 479.248.1462 PRD]ECT;N9. 'rl®60C, 'DRAWN ar: [NCdlm., !OIEaEOiuf. (J SURMnTAl DATE: 1 13/20061 IDRAWINGNMIE 3006014'PZD.E N9 REVIS[ONS DATE:I QAa021. Q�2U•1 - --a e Br_I PROJECT: WEST FORK PLACE +WASHINGTON COUN1,? FAYIETTEVILLE, AR 194£rTTRE ', ZONING AND DEVELOPMENT STANDARDS BY.P.A. .90-E iN9. RESID PLANNEDZONII ,� WEST FOil 3 F LAND USE TABLE PLAMDNG AREA - SYF@a LANDS USE DENSITY/NTENSITY LINTS ACRES X 1 PA -1 ANGLE FAMY 0.11 25 4A9 39]0 } PA ; NILFI FANLY 13.95 - 30 Z5 IS 65 3 PA -3 SINGLE FAXLY 5.00 4 0.60 4.90 4 PA 4 GREEN SPACE 0 0 0.93 CAN 5 PA -5 PARK OFOIG➢W 0 0 6.0) 4361 TOTAL UL 59 134 MO 1 , 1 • Itl / T P.O.C. i,' I r,� H. I. y�391%: ,tom NTI'r. fL N1,G DISTRICT K PLACE :Ie 1 PRY4'PEolA6lRxiy -.Y_ tiiYV YY .Iy.,.nNtiOi I.V•N.IMI_ _ _• .ID .1 JLSNRId aV .1 Im — IlaaFit VICINT MAP NTS 3Y � YIYSIY NnNn u 1RAZ pb a CDLA IxrM5 -• — .I L A N I I I 1 ( RA UCrSCAIE mxW&Ft'Ixp .-« rftT tPZDI' O6 2196 �+ ISEAL OI �Yyj.Vy4..1 11t1ICIOI ' 4 RORii4 , li u iWRNTM'i5:F� i DATE:_''. '•rlrn..n..N�n This drawing Is "PRELIMINARY - INOT FOR CONSTRUCTION':until 'abo4e FSea l lholder i acknowledges Ithe(Cancellatlon fof;fhlsldisdalmer below: DATE IC 0NSG 51GIN 1✓ ` VI.1 130 N MAIN:Sir, CAVESPRINGS,AR 71'719 •Phi 4792981161 F,x 479+1481'461 J L?ALRC1tN9 II IDRAWNBY'. }30060014) . _ 'IN�kw LOwcED,BV: [ ❑_ !9iBMITrALI DATE 1 .. i13l12006 IIXW[NGNAMF:_ ;30D6014 Pdi, I Nc RE SOTS:_. _ ... I DATE: Sn - BY: I _ 1 ii P. J 11!O1: WE POrRK [PLACE WASHINGTON <OUNTY FAYETf,E'VILLE, AR :sHFET ITn MAStTLE'R (DEVELOPMENT PLAN _ --- sMEET Tae: f I CE Oil 1K 7 I0 RESIDENTIAL PLANNED ZONING DI WEST FORK PLA PA -3 S.? sr t{3 A(1(s .� 01 *0t / PA -4 I"I s. STRICT !1 MR Si 0) ACS PA -4 ?7311 5F 016 ACW5 FI 130 N. MAIN ST. CAVE SPRINGS, AR 72718 Ph: 479.248.1161 ix: 479.248.1462 WEST FORK PLACE STATE OF ARKANSAS COUNTY OF WASHINGTON CITY OF FAYETTEVILLE OVERALL PROJECT DEVELOPMENT AREAS R-PZD # 06-2196 Ji sHffr x° D LI II / on If STREET OWILAY HER REST IN 01Y STAFF Uat ^"MLA - HELEN STREET Y.® I YY . PI, 1, 4N -T I _9�V LY5Llr[ �Y N�I ' 0��0-J .. Yvl wYe.rsr. m.r-,a TrOV�• I rso moI m Y w.m®. _ �myys+ I xmYr( �� "war �e r [Yy�sfir, Y •-A✓ rAr(yifRa aV �YPT•.aYI LJ L012 I ni E LOT 3 LOT 4 ! LOTS LOT 6 LOT) 101-I I LpT 8 I 119 SBTUoT 789 &i __ - �..��pr� Ymy r p v -PAS :. °w„ ✓ ,r;- } l Y'f Ta ! I . ✓J. Z ICY �a\' /%. _} ' / GENERAL SITE NOTES: • DIMENSENNS AREME0.9Am FR AM THEBAO: 6Qmo"THE • FNf�RHF0.0F THE 6VILDIMG(5) OR TXE C81RRCf S1Vi . • uron or slTE PLAIa B: ansED an Axo uBBrmrosuxEv - /6 NfgIWSildl. .. . NLOABIQNANNINNLLQE 14 WIOEPE INEIMSEEI. • Al PAVEMFM (XITUNG SILJ BE THE <G%IED lxA RDIMIL W[LM TXE REgj@@IExrs onuNED IN TR Iag5T 0RpF1R Enn1GY OFTXE - YNVL RR TRARK CON1R0.0FIICES IMl11C0) . ALL SIGNS,TR£IC CONIWL OEVIQS, St SHALL FOSOVTME GUIDEIInfs OFTlE MULCp. •":C -A7sf'E'lt TH • E CONTPACTOR SHALL REFER TO THE ARLMRECMVL DPAWING5100. N' Ss It . MIMINGRD]RMA4s M901MEN51DN5"WALLSECl1IX1£___ • / ORT'IG£FL1w91GHN IYEN0WITE" Ttft1HE$ E2 THE - e CgOPKTD0.9WL mcmnuY NVIIFY THE µ0Ul6"f IXO `. •A.n C- ENGIEERINTMCEVEERTNiTTXECMLAIEFLWSBlDmG LA nJT ' . . ..• DOS m T IMTw THE 440IrrRNWLPAWTNGS. • ALL HMDECAPSPAOES SMALL BE STRIPED IMAnY.Eb IN IRDMfF Ja9 ••••;•_ • WITH THE IIRNDIJP STNPING DETAR ..ALL P VEMEMT FSS 07HED SHAH BE 5TMDD.oin TNE60IERENT PAV01ENT WILES OTHERWISE NUIEO OW PLAY. THE PAYEMFNT 51WL •(\I . DECOLs1W1CTEo 1x MLORDRN3 vnm THE PAVEMENT SECTION /.. . COx51WICTION STANZAS (LORDINATE59uLL Be WCIIATED / ;. . Af);LGgDIw ro TIE 01MEN2CM5 SHOW Ot THESE PLAN&iNE -.{ CO`1M/4TOR 9L41 Vfltl%THE W3µKYa TMEm3tpIMA1E5 1 SIONN ON flit RMS MO NonFYTxE wmNEERaFnw / 7e3 : LRPE13AAWi1E5 BEFORE RA n SHAlION STA 11s. e §6 • ALL PEDESIRWN IW55 RAMPS SHALL HAVE DETECTABLE TRNCATED PANELS PER AMA MO CRY STMDNIOS NJD TIE RS DETAE£T. PRYARNATE STPEET59W18E P.S?RPIO ro ELRTTHE PEfrVD1SIEMISCf SECTION ISSNAIL BETXE L ON'SII£ SOILTYPE ML TIU NEW VT1651NLLBE RACm UP ERGRO,INO. NLEgyTNG OIEWEAD VOLLIff5 BEIOW 12W SHALL BE REIOCTED VMDERGMAINO. (1M'IRCTOR9WL WCRWN1E WITH THE WRCPRLATF lJ11Un AXY. SYMfl µ4A¢ Cr %th.irg 9R barn Omra Mesa mm SIQ Savannah ME saItf pram yZ u �t'R WI6[uL iron•"� /� PLAT PAGE :565 & 566 STATE PLAT CODE : 500 -16N -30W-0 23-401.72-1452 ..14 VAX %ER An PICALIP .,VINGSFiTM li Wlf 9lOll!Yrpy00pl! II ` p latl Ill F0000ZONE'AE" CV1 ^'pis Pu^W.. �PLOODWA? J Ias•naa� I. LEGEND W°SIO Y. P Pa I0.pN PINNIR AT IBEN.PIN SFT BENOIMISN BDW E _______- • .� rPJGKT.O WAYArLINE . ______ - FRMFN Er UNE _ ___ _ • ASRIALT PAVING I .CCNWCiE PAVING , r1- SIDI ,O MP,NDG.RIEP UNE •_ (FIDGE d P>VENfm.(mc _ e MVLWA E EINE •b ` —EP cIII NEKE U - r WIRE 4NCE b— y_ -•—p e UW :� iea,PD 4x¢uxi _ID __________ r5RKM5PhER UWE• r. DWNAIE SiPIICRp5 n W' ] - WIN Lf1AP£B ENC ,CTIM.;RS -By . _ rWATEP IWn •f r11xY 9RE NYgxr;ASEMBLV GAn VALVf I4 iN. BLC VW [+ ANGUWIWATERMETEN DflE W.WA7r, METES --¢• -. ISE\VEA NP1N inss_ KQQM4N I�1%FM� inE SESEW i NANF $EWEosocR f Q -umoNEJE iFIEPIpO TIC UMM) fIBEPOVfR EAF - -E_, _�_ -E_, (Itrnuc NIIDm 41N'.Ixo) EI£GS. GE GALINE GASNETEP t3 Q.MD _ — Emlfh'IV2 . IPIYMV[ I LU E\ LEflH 9E IY[IOIF `SIR11111 E' IP16.R I:EA 1 :o' 10' FUA(N lvn' I\[(DWLVDU Lou IPl9LIE'ALLEYI T,E i,E[E)i 10' ]n E:[Xr51fE NA [1EY IPIyItI ITPAu (fit Wass ]0 ]0 IMJIf rMA 11 PpIT5.l. UE '.I Rn '.c I . 4 41 4 YWGVLLL I 'III OVERALL DENSITY 13.92 AC 59 17'717! = 4.24 :UNITS:PER .ACRE SEAL: ...ImxPa-wly 4 E \y PTI A. DATE I_,n Etlsk, 1 'Th'is'drawing,5"'ARELTMINARY'- INOTIFOR:CONSTRUCTION" !until [above'seal lholderlacknowledges ILhe'Cancellation ldf thls!disdaimer (below: DATE lG.N C.O/v Z o WVn n ` C O IIY r al ,4285'N. SHILtH [DRIVE 'SUfTE'L104 FFAYETTEVI LLE, !AR X72703 IPh:.479:'.21,5405 Fz:.479;521.0919 :PROJECT N4: 2006014. OrUWN 6!: ;OIECKm 6Y,: AI2MrRAL.DATE: ;11/1] 1006 DRAWING NAME: -1006011 n: N4 :E sioNs: DATE BY I BY'. I BY: BV: B1: PROJECT: \...EST FORK PLACE WASHINGTON .CO., 'AR FAYETTEVILLE, -AR SHEET FT1tE: $ th : ,UTILITY PLAN �} isIEF IN4: IF II; I 3 WTJA7LL9 .e II: 1 O.eIM II IM. — I OYIM N e 0._e. [e I e M\ a ] mew a Oy\]y\ sM ] II V 0.N 1e e_ n aso.:] N M._. we\w II suq.] Ilea r:... we 14 bM p a r— II a.., n le M:Nv: an N aOMleana I] rw a II :M\M pn a IM II paw m a lalo\ a mr\x.eN\a Y•�6 a lilt II my r...N:w:]Y a N1a1M • p6_G a A-__ 11 a Mu I] e.:YI..I5. ]naea. I oYlm Mft II IyYrq a KO N OWY a wao\ a tMlMrr a w"0 I amrY It Mlplaa • — I.nFIM a rm a pews a r]o\ a ____ a wee u more. wo I wm II m\s a'- 37 wpm a M4[ I tY M a \vpq e a ISOI n DNq\wa II w4[ • ylw..]Y n wW a 4- n wu n 4- N eggl I YTaY tl w \s a a tl suns I Irr.yw n Nns IR ysalnw n R. eea a saw e IMma Im LOT II si S Seen Id] ce18nc LZ _66611S06 p10 MO ' —, lYtLtRI SINGt! I rw mbN 4M eY'..+Y. .wT.l: � I+M�.�ryYI\W ,]yJ [.S.�LM W:NN�I�.V�I ; •J/1...1ry ��I.���4u I a Ya M!M I. 0. 3 LOT a ' IPEE FROIERION EGVEIIIG in I9u+W ]' ro 6E Ipn * LItlM io BEIW6SNfD Wa 7 afT�a.�i�^is N ,r,m nu Iuivnl Ivnl - — Inl n 941 _ w in.e __ Y. .- ,\a. art _ up (T .1\ !tt • n rt a. n'.n 'm wL. .n..un. ..Y .n\ . Yn. m ___ 1 •tOTAL Sego D$'NO,@R LANNY ii uns 01% G[R[i [PEI IpI<RII[[I If[+il [ELI BIND •Ix 0' HO At ISt AREA IULN. TWIpN I[xlsr,t lrn[I\[ANMI'PgSOVEO RS(PA0 (A[M)'I ARE iii 11191 5yAn['PEI r c... 6^[ [f[ yoL1: 'Sill IYIA I[Y t-iru4eaaJItifl?VY A flmflf It N4I r 1 3.' �i II _1 J�_ _ i \ fl *'I I T< E rWt_ _ n J 1 YNiEi Yi,1w '•dY, v.. '•r D 1� I _Y E Ir � c .J+• .O T wvl L� a N s" .. T _ �h :•• I atil'a . -- I16I r \GRAPRICIS 1, AWYA[ 'INUI&A�ITKE5At44A N\ I11 (. JP P ri 11 IPfr51IS01i*c0N 10-A, :N I �i1 QA [r :P\s — (LEGEND Iwp.flow.nu: w:vre O D IIROi IRIN)PIPE'{RXD y IRLVI'PIx5F .16ED&Ry x . [ �RNINDAAY WLi FANEN9.il1N[ .n. �.� — AAIDIHG,5FID/Q UN! ASPHALT PRNN6 CONDLETE PANK I • EmEWAll GJRE;nxo;GLT,TER uric S M B IGN 7 iCXMNWIN{gUENIC ray=0— I�N —N \WIRE IENCF II1_N______ Wig— RDpU Ielfi uxr _____ AIEOE3MEWIE ' DPAINAGEST C1VR5 ti[ULOIL I�Is 1[I:AREDEN09ECTIOx(IFS) m . ....��.� YIATERNAP C FIRF,IttINWrt,ASSEMBLV — l% tl GAThVSVt LW SL'02..P'.WATCR METER I - DOSE W.WA-FRMfrP _.T yC�a$--- :se,d MAIN I -55:� EORQMury —#FN:� sEnfR SEma UN[ SEWER NANNpf 0 T6EMBEROTIEPGRWXD)� W1 TO PHONE (OVEREREIL: -_ 9I1 . PINC "• E.LCpI (UNDER GR[ _ cNDfRGRWAO)-� ¢Ei-wc (ThffAO)n) _ wE —B E: EIFPWCETIR II- •nSE Q 'GaS nET[x � WATjT y f Ip iA POj Irur-cm 3P4'6 + 5'PFE'l6XTRl (0 TPEE IpEszvArmN ,-L—�,.� l{EIIX li rAU. .TREEs AND NRT.M4RREA55NSNN PS 115 RAN TO St RV SNY1r0E IVOTECTED WRING CplSIRIRION WITF TEMRORRFV •+ENIXPG. E. PROTECTNE.RNC5 SNA.LL BE @ECTED ACNRDING TO RIY,CR IAYEREWLLE,STANCMRDs iCP T£Ei r!en0N 3. PPbfECTNE.{EHCEs sIULL Of INSTALLED IPIDR TO IESIAM LN"IN. S'r€ PREPAPlTIgNORf ANO SMALL BE MAINTAINED TN#II.GYIT AI YNASEE CATME CONSTRATgX P@IIELT. 'S EROSION AMC MAINTAATATIO WA"Mu EARRTRS 511LL1 Nf WILIPISTAUEO OII NAIMAINW IN MANNER Wgp1 CQS NOI.RL .M IN SDEN &IIIIMF.WfrHIN?REF D IP, I1MF5 a VM[KThE IEMFE SIW. 9j aNDTME,'REESaRCAOWV TREE: 9 WW H TREE! ARE CUD E t Piry65ED 911LWIG3, ERfti RNQ rd :AUOW 6TO10 f&T.6 NAME PACE &Tvh£N 1N; {EMCF IALTME ENbult G WNEIIETxERE AR se, E PACE ONSTR41.Ts 0E10 TRACT &TZ 'CP anon S fl''"t AE mPrs 7 WXERE AM'CiiME'AGTR IXCEP'ION$_RfAATE1N ARN(EHEIN6 (LO5ER TEND MEET TO A TRIMICI PROTECT (THE �RjNN WITH STPAFVEE EON AMI,Nc N A001EIGNTEi E PEAIfoc'IINISOF, ldfEl [BNDING) INIADOriM TO'NEREDIXED iENONGIN WADED IE ITREmEi Do ENDa WRPEMOVA4191ALLIBCREMDIWIN A•IIWNER EwMCN W6 NOT IINRACT TPEESITO ncp- VED: ,9 M'Y,POT5CO 'EUOEW ny.N5RIA'TIU'imcr1CTIVm:9.Aa'8E MWNe TN W 11NDIa 5.IALL 0r NO MIL Is PERIITEO CY PENDNG TO'BE INSPCCTW vrZMD9 APE ISEAL: �.n.....: ,. a4f IN A[q "'.. T e ICAM oma, 3 RISDEAL Sf 9 N•C t .T. IDAiE "CYsr10['f This drawing ltsl'PRELIMINARY.- INOTIFOR CONSTRUCTION";until rahove'seal Iholber rackiowle0ges the Cancellation (Of this LIIES lalmer below: Amy Scatt;-ASL-A DATE i( CQ Grp Qty X11 P ;; z1 V AI ' ♦ -- ti o 130 N:IMAINFST. CAVE SPRINGS; AR72718 l Ph 979}248x61 IFx: •97,95248.14- 2 PROZCTIH? I (DRAWN BY: ]U0___ IPN JI ;(]£OPE'BY 13 9JBMIi•TA'. (xATE - _u) 006 DMWING NIME - LSv-TV: N^ REVISIONS DATE 6Y Or BY. AN BY: PJECt WEST FORK;P.LACE R-PZD WASHINGTON ;CO. FAYETTEVILLE, (AR iSNffT'T[TPE TREE (PRESERVATION I AND 'GRADING 'PLAN J S.IEETiN: TREE MITIGATION SYMBOL KEY ply BOTANICAL COMMON N ® JZ-M 49 ZELKOVA SERRATA JAPANESEZELKOVA WO 11 OUERCUS PHELLOS � W LLOW OAK ,jai./Li; zi, E 179990 S.F. GRASSE 3 tX9 tAln, ".. �•S.Po Sr.Yct wFM' y?• .Y .Y'-'P'eH. N ^ led .4lq, , R!C'6<b!I ,e 4i :'nX :.p r �]lC ':b F`� �3 'l`?xl C 4 tia t !✓i* 111xL.1 rl.r NJ rG •£3e 5 IT �: A•r r£nJ? lYIY+ - A 4 �{i`F�lfC59 [m ut7F /fuu!WTN , j Toa �TiFN r 1Y3`BCE�+Y .�L; � � � •�^-t•✓Y� :A•:IA.-1 P4 .^IAY:.Y +r44F CJR.4: L ! ✓•..YI x ry � - -. I fJr^wiE � II.G•-SAE i f ! 3S}� I t.KX ?Y� rt LOT 7 i - :: LJ veo L LOT LJ' 6IL LOT e 3 1 thR'tW! �'I.• IIR2SibN OP.E5p IRXBFR 6 Z%Y R IRS (Ni-V.MVt36 II M® - 66U1II 3 16x-1753(18 U Y (SUPER TREES Rrw IRT01 ToTK . O ACRES •.S MEl flEA Of hf SITE SUJARE FEET: 3tllS cc rout Sac AREA: •.I ERtS. E ACRES ti' SCTUPI Ft[: 0521 SWAM fEET: 1l Of brAt SITE I N Of TOIAL SITE AEA 'CE ns— D-J 1 E tree •w a c .. runt c -m: tJ . L:E.GENE E COMERS IBALLED!&,URIAPPED i2CAIIIPER L'M . BED IbR [FROM (GROUND I -!,EDP&[BURLAPP,ED 2JCALYPER fLIIMBED 16RLF,ROMLGROUND 'AREA ri + LEGEND _ _ NI I.IYII MV N PYI.O\0 __ - {ry_ }II���yy�� •' y- Rn f IIm1N TIN fWMO ` If9N WX 5Ef euawa _____ iCd11NDMY liNE ________ -r rpX111a'xgENE I ______ - ._ ,• iEASFMENTIME :ASPXA.T'PAWNG II CCON(RME PAVING ( I IDEWRV {O PPB YIDGJREA uNE I' EFF M.PAWMEMIAED?` (Sm!, N1GN � O O_X .—emu— WIEFF MORE '.WIUFEMCE IA'E •�Y_ 0 EDWDfEXCE LINE NORM SEWER PINE — •�����_�����, bwxwENR Hop T.H• FlTRED CNGSECflIIDNDN(F,Es;• --` - WATER MUN ______: . •p' f1RE XY*m.v ASYM&r r 4AR VYA 'r y&w 9E IP W * USAGE %(.µyTEIE METER �. �- I{- IR'GEIEWATERIMETER I 4R, �.-SETI•IM•�— ISEWERMYX I�XX.SS:______ Y ToN I�YN_N SEWED % JSERVICCE IRE (SEWER MANMDLL i;1 A. Y. IL .. — � TNEMDNE(uNCfRLPWN O) LUG(C� X u J bJ TELFRIWMEhENXEWI I�IpD ,� 1 -.•, R a — / .y •'I FIXERORIC'VNE — • —CIE(----IE.FCTAIC NN[h' DGRMTTI�I,� uv --yit-- •.ELL<Tglc(DA�Ion I '— t EIECTWC:mNsnJ, .m I•?e NETER GAS __ MUD wosvrn; _______ ,a t„ -• fttt Ifs J r' IL_ _i ��-- .��-J q ' 5 �� . Ln V elm • cy, 1 •• ;GENERAL LANDSCAPING NOTE'S: fil / GRAPHIC!SCALE p N c,: P'CX —CffF IEET 1I 3I SEAL J'IE'.ma iAIr.M\+ ♦`R I DFSI DATE: %& This drawing is "PRELIMINARY -- ;NOT.FOR.CONSTRUCITON" until :above seal holder acknowledges the Canimilation,of this disclaimer rselow: 'A'my SScott,A'SLA IDATE �tGN .C OyvSG - P I I z' f -q w{I, IDI� O dL ) II 130 N. MAIN'5T CAVE SPRINGS, AR 72718 Ph 479:2981161 ix: 479:248 ]462 PN,]IEGTIN°: CWT al: ua¢a®er: E IO I s.]eMrnu loa-E: —i Ei aas [WING NAME: LSP-m- - I IPEVf9ofS [DATE] .IN BY ry IPRD]EC WEST FORK{P,LACE IR?PZD WASHINGTON CO. FAYETT.EVILLE, -AR _ LANDSCAPElAND TREE:IN1ITIG;ATION PLANTING N - SHEET LNN. fG From: Clarice Pearman To: Pate, Jeremy Date: 3.13.07 4:21 PM Subject: Ords. 4986, 4987 & 4988 Attachments: 4986 R-PZD 06-2196.pdf; 4987 RZN 07-2419.pdf; 4988 VAC 07 -2439 -Central Unit ed Methodist.pdf CC: Audit Jeremy: P Attached are the above ordinances passed by City Council, March 6, 2007. Please let me know if there is anything else needed for these items. Thanks. Clarice Clarice Buffalohead-Pearman, CMC City Clerk/Treasurer Division 113 West Mountain Fayetteville, AR 72701 479-575-8309 cpearman@ci.fayetteville.ar.us A B 1 AUTHORITY: THIS PZD MASTER DEVELOPMENT PLAN IS AUTHORIZED BY SECTIONS 161 AND 166 PLANNED ZONING DISTRICTS OF THE CITY OF FAYETTEVILLE UNIFIED DEVELOPMENT CODE. THE PROVISIONS OF THIS PZD MASTER DEVELOPMENT • PLAN SHALL RUN WITH THE LAND" THE LANDOWNERS, THEIR SUCCESSORS, HEIRS, OR ASSIGNS SHALL BE BOUND BY THIS MASTER DEVELOPMENT PLAN, AS AMENDED AND APPROVED BY THE CITY COUNCIL. 2 ADOPTION: ppW. • ----------------- 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 WEST FORK PLACE IS IN GENERAL CONFORMITY WITH 3 THE FAYETTEVILLE GENERAL PLAN 2O2O, 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 WEST FORK PLACE, PROVIDED, •HOWEVER, THAT WHERE THE PROVISIONS OF THIS MASTER DEVELOPMENT PLAN DO NOT ADDRESS A PARTICULAR SUBJECT, THE RELEVANT PROVISIONS OF THE CITY OF FAYETTEVILLE UNIFIED DEVELOPMENT CODE, AS AMENDED, OR ANY OTHER APPLICABLE RESOLUTIONS OR REGULATIONS OF THE CrTY OF FAYETTEVILLE, SHALL BE APPLICABLE. IMOMW bMXMPIN4tlmuMMM 1 ' MW4X➢ PRn pypy luµgvawm nNrvbYFpMmYPbM11194W!IWMMMWII 4 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 REGULATION OTHERWISE GRANTED BY LAW. 6 I Wt 4AbfM11wwA A fl A Pni'•oflW CONFLICT: rNM1PII bwMwnwll MnWWWWAM p&ss w — wrc AWWMNW'10 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. ml 1 PW11 MIOMIWPoT MA.a.ww -, . . THE TOTAL NUMBER OFµ DWELLINGS OR THE TOTAL COMMERCIAL, BUSINESS, OR INDUSTRIAL INTENSITY APPROVED FOR DEVELOPMENT WITHIN THE • PLANNING AREAS IS THE MAXIMUM DEVELOPMENT REQUESTED FOR PLATTING OR CONSTRUCTIONd THE ACTUAL NUMBER OF DWELLINGS OR LEVEL. OF DEVELOPMENT FOR COMMERCIAL, • BUSINESS, OR INDUSTRIAL PROPERTIES MAY BE LESS DUE TO SUBDIVISION OR SITE IMPROVEMENT PLAN REQUIREMENTS OR OTHER REQUIREMENTS OF THE CITY COUNCIL. IFTTWM11Wpp1 mpglptlWlgp IIMM1WM TRACKING: M wl MNM PRO1¢P M d I pp N MMbMw_PMMWWMm IRIPIP 1 AT THE TIME OF SUBDIVISION FINAL PLAT OR LARGE SCALE DEVELOPMENT THE APPLICANT SHALL PROVIDE A SUMMARY OF THE DEVELOPMENT, TO DATE, TO THE PLANNING DIVISION, IN ORDER TO ASSURE MAXIMUM DEVELOPMENT LIMITS ARE NOT EXCEEDED. G I] -I-- E F G • . 'lfl,r M.. W 4 WMN' MMIIM Wni a11V^ a wnvm. w xn rn vm .. w OF~ SAID LOT 9; TH NCE DEPARTING SAID SOUTH LINE NO2°52"43°'E THENCE N46°25'21""W 57,15 FEET; THENCE N7O°O7'51"E 44.90 FEET; LOT 9 IN BLOCK 4 IN WATSON ADDITION, AS SHOWN ON THE PLAT 1.50,26 FEET TO A FOUND IRON PIN AT THE NORTHWEST CORNER OFµ THENCE. S86°,37'52'"E ,26.45 FEET; THENCE 54O°M31'18"E 49,95 FEEwr; 10 RECORDED IN PLAT BOOK 1 AT PAGE 22O; ALSO PART OF .THE EAST SAID LOT 9; THENCE 587°19'O5"E 91.92 FEET TO THE NORTHEAST THENCE NOO°137'26"E 10.33 FEET; THENCE N1O°3�'O6"W 87.12 FEET; 1/2 OF THE SOUTHEAST 1/4 OF THE NORTHWEST 1/4; ALSO PART OF CORNER OF SAID LOT 9, THENCE SO2°51'5O'W 15O"16 FEET CO THE THENCE N69 ()O12 W 1O735 FEET, THENCE N44 11 4 W 73.43 FEET, THE SOUTHWEST 1/4 OF THE NORTHEAST 1/4, ALL. IN SECTION 23, SOUTHEAST CORNER OF SAID LOT 9; THENCE ALONG THE SOUTH THENCE N66°15'31"W 32.128 FEET; THENCE N85°181.2°'W 137.46 FEET; TOWNSHIP 16 NORTH, RANGE 3O WEST, WASHINGTON COUNTY, LINE OF SAID BLOCK 4 AND THE EASTERLY PROLONGATION THEREOF THENCE S27°17'38W 12.61 FEET; THENCE NI8°077'21'W 27.41 FEET; ARKANSAS, AF_L,I TOGEThikR BEING MORE PARTICULARLY DESCRIBED SBT°2?'44'"E 175.50 FEET; THENCE SOS°48`12"E 282.61 FEET; TmHL NCE THENCE NO9°32'4O'"E 23.1.6 Ft ET; THENCE N68°11"12`"W 32,95 FEEI`, AS FOLLOWS S86°43AO7"E 205.49 FEET TO A POINT ON THE CENTERLINE OF THE THENCE NO8°49'55"E 39.49 FEET; THENCE N19°2.1'36"E 33,93 FEET; WHITE RIVER; THENCE ALONG SAID CENTERLINE THE FOLLOWING • THENCE S89°4533"W 13.32 FEET, THENCE N43°37O1"W 17.67 FEET, COMMENCING AT THE. SOUTHWEST CORNER OF SAID EAST 1/2 OF SIX COURSES) 518°1.8'13°'W 143,01 FEET; THENCE 557°24'3O"W 261.31 THENCE N78°172O"W 12.59 FEET; THENCE N88°.25`52"W 43.38 FEET; FEET V ii r Wr ° W FEET; V ° F T THENCE N7 12 6 W 43.15 FEET THE' SOUTHEAST 1/4 OF THE NORTHWEST 1/4; THENCE NO2°39'35"E FEET, THENCE 89 14 54 W 2O9.8x1 FEET, THENCE $62 077O3 W 157<11. THENCE N82 O717. W 1,1,1,2 EE , FENCE 5 5 879..11 FEET TO TF FE F'OINT OF BEGINNING; THENCE' CONTINUING FEET; THENCE N84°O9',2O"W 158,79 FEETT; TI FENCE 563°37"O1"W TO T"HE POINT OF BEGINNING, CONTAINING 13.92 ACRES, MiJRL OR NO2°39'35"'E 260.95 FEET; THENCE ALONG THE SOUTH LINE OF SAID 101.34 FEET TO THE INTERSECTION THENCE N3O°11.'1.2" W 73.53 LESS, BEING SUBJECT TO ANY EASEMENTS, COVENANTS OR BLOCK 4 •AND THE WESTERLY PROLONGATION THEREOF S87°21244"E FEET; THENCE N49°O9'59"E 64.4.5 FEET; •• RESTRICTIONS OF RECORD OR FACT. 11 789.38 FEET TO THE SOUTHWEST CORNER I 3 PLATPAGE:565&566 Qpq STATE MT W 4 P.b ,I — � 01®q}� 4 . m..W.mnNmmmw.mmm�emmwm+'.mm...mmu.w...mmvmmmm+m.nw.l u.m mnwmvmoan�rnw.+..mumw...wmw...awmww..uwwm.am,.m w.wn.w. mw�nwxmrN.m®.wn.wPx+w .++xm xwMmmtiM+,.. mw.n+«ma+xnmwlmIsIsIs wI+..mw®®.m+xn w.wIY.+xmw.n.wxwmmnx.mxvwwm nn.wmwnY.wwnm..wrvu...unnmmmmmw.®nnmw.nmmxvnmmmwmmTxn.wx.mrv..wmoxwxxrvM..x.. w.rw.wrrm..wMwmxw...®vMrvMmmm.ru..mm®.wmm✓n+wx.nnamm..mrv+m.u�+.m.m wm.o-mMmmn'.w.w.mwx.v®muxwmxmmxxms.n x.mwmw.nmmmn.wx.vmmrvmw ..ww.�xv.mwmxvmwmmm • . Inw,bn..v�w.n..xwmmwiuwn nvmmm.m.w..Is' nxm+.x+..w.mmw+n.wmmw+x.0 .m....mewwv.u.uxmxnm w«nmw..«wwwwvwm.x IsIsIsAAn c D E F f h9 I J Ira wxary wlmwwu�mwweu n mmwuulmno wxeunw 1 wmnaumn wwm K L M 11 mmwwwn OWNER: a � x �WUmW M Is—WwIRImbs I�vMwNMWPN HOMETOWN PROPERTIES, INC. BOB SCHMIDT 1747 N. COLLEGE' FAYETTEVILLE, AR 727O3 ENGINEER: IAIsAIsfl tIs Is I mmAbmwlWn4 PROJECT DESIGN CONSULTANTS, INC. N. ARTHUR SCOTT, P.E, 4285 N. SHILOH DR. FAYETTEVILLE, AR 727O3 PHONE (479) 521-54O5 FAX (479) 1521-O919 GRAPHIC SCALE 60 0 30 60 b�w._._w • .. xxx.w.bwww.xnx_ iiiJ (IN FEET) /" 1 INCH = 6O FEET pe ,r yr ,dgrA R / , f •(' P Y('n/ • 4 p nX �a�n In y' ,n ;•;••/ +'� //'' ' 1 2 3 5 6 71 8 10 F IsIsIsIsIsAIsIsIs.,xxn,IsIsIsAIs*IsIsIsIsAIsIsIsn_x.. .mmw.x_x___._ KANSAS S � REGISTERED PRO FE S 310N :A E3. RTHUR SCOTT No, 8663 A0 lA 11MM#11,ddd ��Jill OF A ry,Wpg9y"��y1M�+gdd®dB� y���'�.r ^`y �WoR�✓JPx.4T F�'�n*C"` DESIGN —a Is Is- CCJNSUL'rANTS, I - w 1l,NIC wb � ` w sae w^ pf✓ 74:1 O,r�i 3 ^b ;b *�tl�fF DATE: , bl � ° °WAASA TIC • ,.. x.m.mm.... ddddPddW9RWW kt9il6.\ka®�. Wm N PROJ _ T SHEET TITLE crc 1 X14 �1 Wr 1 5 L.o3: Qt) m.mv.ymx..+mmwxl...x.IIlmx.xm,rr,wn*,..,..+w wmw+mn.mbw..m..,...m..wx!m.wnmw.awwmwwnm.rv.m..mmaxmuxww.mmIsIs' ..m.,.vlvry IsIs ww.nwww,xxm..,mmmww.Imxxw.vmwrr.uu.mv.nnl„mmmn.mwm.mmm..w....xm 1 A B PLANNED AREA 1 (IA4) ` N 'ALE PA MTh Y EL w,. N ° (A) .'UP?PO,S1,: ARE!. 1. IS. DESIGNED TO ENCOURAGE SINGLE FAMILY HOMES AT A MODERATE DENSITY. REF ER TO APPENDIX D :FOR BUILDING ELEVATIONS (B) USES: Permitted. Uses e . UNIT 1 C1TY WIDE USES 13Y RIGHT — ,,, , .Y ...1 „, ..., I' y' V 1 �pj W[ ��y�JY Q} r mr' �. 1.W Y I W -v� "- 1T � CrI,I.,IA 1. ., NIT _ ES IN .. Conditional Uses (CT)DENSITY: 25 units / <09 ac u h ns/ABC R TY i; n 11 _ _---- _ ,__. (D) BULK AND AREA REGULATIONS: - LO7T�AREA MINIMUM .Y3'7 >17 s 1"t ___ MIN, LOT WIDTH AT R./W . NA . _ 2 LAND ARIA PER DWELLING 7,523 sq ft (-.-- FRONT L'. l3t✓.'l pGY .�GyL .8:., W UREA E1 V �d tSry.•mm• ,w,•w_....,.._w.,_. SIDE - REAR 15 ft 8 ft >0 ft (1 27"x 7 C T '7 'DNS: 45 feet; measured. from the lowest point of the structure at the historic grade. 6 BUILDJNG AREA: TI TB AREA OCCUPIT}: D BY ALL BUILDINGS SHALL NOT EXCEE.T) 55% OF THE TOTAL LOT AREA (IT) 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 3 Appendix T) of the project booklet. Materials shall be Brick, Driv-it(Stucco), Hardy Panel, Hardy Board, Cedar shake siding and Asphalt shingle roofs. (4) Signage mm In accordance with Section 174 of the UDC,. PL. NNEl) AREA 2 fPA2) MULTI FAMILY E .ELING (A) PURPOSE: AE l7A 2 IS DESIGNED TO ENCOURAGE MULTI-FAMTLY E OMES A'C A NITT',T.DIt.JM DTJ,T�]s°STTY. ICI.FE O AT?PEN IX I) FO BUIL DING ELEVATIONS. (E3) US.F„S. Permitted Uses UNIT 1 ICITY WIDE USES ICY RIGHT __. 4 UNIT 9 TWO-FAMILY DWELLING ,~mm. -.a___-._ w _ -.----------_—w—._._.w__wmmmw UNIT 26 MULTL FAMILY DWELLING _ _ C:,ondibo_na._Uses [J7,C1I()N:DFTTIONA L USE PERMITN11 IO ME OCCUPATIONS .w -mm--. *-mm•woo-„m,ew--..,,,w—-r.w.wmmm+mm'^'T.w.,.,—.,_�.,wm,n,wmm+rv_wm..wrv.,,.,�,.m•.,+..+...,,«»_mm.w.amw..rmmm.,_wwmme�.w. (C)DENSHT.4 30 units/2.15 ac [JNIT / .C"1 Lz 13.95 _ _w. __. _ _. Cr113 A"[.) AREA �RECf7.T1,ATTIONS'., LOT AREA MiNIMUM 1T 562 sq f ___.. MIN. LOT W1 DTI -1 AT TRW I NA __ LAND AREA PER DWEI,I..IN 13 1,1 19.wc _ t_ (B) SETBACK REQUIREMENTS IFION"l SIDFI "ATE 20ft j*8 ft 1.5 'ftmm 1C) ft B,S,LJT .r3xT.).E. e.>r storm sewer line to be installed within drainage casement. (F) .L 1. ,]G1=IT REGULATIONS: NST: 45 feet .Measured from the lowest point of the structure at the historic grade. (G) BUILD-INGAREA: THE AREA OCCI.TI'IED I3Y A1:.,I, BUILDINGS SHALL NOT EXCEED 45% OF THE TOTAL LOT AREA (It) SITE .PLANNIA"G, (1) Landscaping - In accordance with. City of Fayetteville Landscape Manual_ (2) Parking - Tn accordance with Section 172 of the UDC. 6 (3) Architectural :Design Standards,. See building elevations included on Appendix D of th.e 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 LTDC"";. .NEI AREA 3 (P.:.w ) SINGL&FAMILY I: DWELLING (A) PURPOSE: AREA 3 IS DESIGNED TO ENCOURAGE SMALLER SINGLE FAMILY I TOMES AT MODERATE DENSITY. REFER TO APPENDIX D FOR. BUILDING ELEVATIONS, 7 (B) USES: Permitted Uses Ml� NIT1,8stNGJ_,E-FAMILYI)WF1"F "ITY WIDE USES BY RIGHT — IT" jL]NC:a Conditional. Uses (C)DENSITY,4uW1s /_0, 68 Ac F UNITS/ACRE 588 mm_ __ . _ mTi (D) BCTLKANVI.) AREA R1 GULATTIONs'& [LO1 AREA MINIMUM 10,8[:1 scut_ 8 MIEN, I OT WIT.7 FFT AT R%W__. NAA__.. LAND AREA PER DWELLING 10,811 sq It .S'L.7'BAC.AK .REQU.fRE`MENTS T, 5 T '15 I't ..--SIDEI R —•— .. - (F)1IEIGHT RI GULATTIONS.: 45 feet measured from the lowest point of the structure at the historic grade. (Cl) BUILDINGAREA: THE AREA OCCUPIED BY ALL, BUILDINGS SHALL NOT EXCEED 35% OF THE ':t'O'IAJ LOT AREA l'LAIv NIM(: (I ) Land.scping - In accordance with City ofl^ayetteville Landscape Manual. (2) Parking - In accordance with Section 172 of the UDC, g (3) Architectural Design Standards - See building elevations included on. Appendix D of the project booklet. Materials shall be Brick, Dr°iv-it(Stucco), Hardy Panel, Hardy Board, Cedar shake siding and. Asphalt shingle roofs, 4 Si. rage - In accordance with Section 174 of the UDC. PLAJVNLD AR.EA4 (PA ) . g. , , . „,. COMMUNITY , PACE, AREA AND TO ENCOURAGE THE SENSE OF --- � PURPOSE: AREA 4 TS DT"`STC�NT.WI) FOR GREEN' SPACE C OMMUNIT'Y` TTIR OUGHT HE USE OF THESE NArrUR.A ., AREAS AVOWING cSPACE COR OUTDOOR R.EC`R.E,ATION, (B) USES: -'cram-tted Uses -_ _ _ . _._ _ -_ __ L NT1 1 TImmTY WTDT FJSES BY I2TCrITT y2_,ATI NA1W. J L,S 1pTt.E,C,T T O 1 I C R_AI STT 4 .,U.., J ._.._mmw`wmm.__- ww..w_�_._.---__�_., wwwww_�._mm_,_.__._-_ 10 Conditional. Uses: N/A (912EN517Y 0 unit / 0..93 Ac mm ,- „ --—.-- n -mow _ ___, MM4Mmm,mm,.mb++ti✓ M ., nrvmmWm n44..- M.--wm, mnM-✓_V-- `rri�IltS/.f C RL;-- 1�TCJ DWELLING CT UNTS ALIWC:)WET J 1321?ULK ND AREA LOT AREA MINIMUM - TO 1, 67 sq ft; MEN LOT , WITH AT R/W - NA _ LAND AREA. PER DWELLrNG NA. — — )'Is' ACYA' .1 )U11 :EMENTS FRONT tT" SID t REAR. 1.5 fi 15 ft 8 fi;w.w m rvw mmnw wYriv�..Y�,n...w ^M I he only type building allowed is forre.crc'ataona,l purposes and no dwellings are alloys e , 7 n of the structure at the historic, rack, (I ) LII,IC.�:II.T.RTCT UI.T.1It)NS. 45 feet measured from the Te wcsf poi t g it N , . ., _ . ; . SEED 30% OF TIlE "()'T"AL/ LOT AREA 7 r IF. A_RLA OC,C,UT'II_,I) BY AT 1L BUILDINGS SHALL NCT"l. EXCEED (Cx) BUILDING AREA: I T (T. T.) S.I.'?'E" .PLA,NNING - in accordance with City of Fa. etteville Landscape Manual, (1) Landscaping y y l (2) Parking - h. accordance with Section 172 of the UDC. 3 Architectural Desi gn Standards - See buildin c4levations i acluded on Appendix D of the project booklet, Materials shall. be Brick, Driv-it(Stucco), Hardy Panel, [Tardy Board, Cedar shake siding and Asphalt shingle roof`. (4) Signage •- In accordance with Section 174 of the UDC. m.__.....-�. _ 5555_. . .mm. 55. - . mm -5555_-,_5555_... .wmm.._w._....._--... A �_._-.-wmm..mm._.w�,55.55,- B -��__M..�.-.�,...�__� �- w._.-�___,w..wM,__w,�.�... D 'S D E F U H 1 3 K 'r.. n ,.,,1,. .3,. ,. ' 1 %), ,a ,,� t• i , . y.. , .., s4 <,l , �,, s .,ti, -�• ;. �, �J ,. 'u' . � f' ,, t'•/ ,d �'ryra d4 ,%. .4 „l s r. ( . l., r r,,,«„ ,..� �r ,�: «,s„ t3 F,,. a 3 , ,.. V 0 PLANNED AREA (A5) COMMUNITY GREEN S PA..CE/COMM... AREA .E (A) .PURPOSE: AREA. 5 IS DESIGNED FOR COMMUNITY GREEN SPACE AREA. AND TO ENCOURAGE TI'TE SENSE OF ,..1 r � .. .y 1. ..v w. 1 .., ..., THESE 4 1 .e � .., ..�. .% FOR w COM.MUNI .CV 'I IS_R.OUGH TI I:^, l.� SE 01:7 T"IIESE NA.'TLTRAL AREAS ALLOWING SP.A.CE FOR OUTDOOR. RECREATION.. (B) USES: Tberinitt_r-s Uses _ _ mm El / ) JBY CrFl1 I1N.['C 1 (. T T "S' W iT T� I- ST7,`� R C . I iJR ", — .._• 7_..mmv.._- 4 %C11, I LJ RAF,, AND RECREATIONAL UNIT C ..__„w~.�._._,._mm~ww.w,w"--.mm___.-w,_.w._,mm�ww.-....w-__.-� CC"onditional. Uses: /'A _ mm w� : v _ - . T_ -_-:[a- -s-S---5--s-5- r- AL,Ia0W55-,-- (D) B U:lLK .AND AR,.EA .REGULATIO.NS:: LOT A A. I11NTMUJL_,_J4JPiac[JL1 MIN L,OTWIDTH AT' _ N.A t mm _ _. LA -N1) AREA PER DWELTWFNG NA -5_ __ ___gy-^�//pl}}(y YTp�,. ®y(y /p -^y y{py/-Y-.py.../y(y Xry /(q--5%R_(TI.'y{i r .-._._»,-..«.®..- .-.-.. 6.Y SETIM I ( ✓R V. .i 4b.F .✓ V .d,A 4d Ll Y1l..A.< Y .f L PRONT SII51FREAR T lx Daily tyl' e is zlcf"in a _.ossre°d is for recreational purposes and no dwellings are Hallowed. T ICAIC" II,'7"Ito GUI, 'T'IC)NS": 45 feet measured from the lowest: point ol"the structure at; the historic tirade. (G) .BUILDING AREA: THE AREA. OCCUPIED BY ALL BUTI.,D[.NGS SHALL NOT EXCEED 20% OF THE TOTAL LOT AREA (H) SITE ,PLA.nrNUNC, (1) Landscaping -- In accordance with City ofFayettevi.11e Landscape Manuall,. (2) Parking - In accordance with. Section 1.72 of the UDC. . building i >included on ... a n i. of the project bookle Materials sha€l be Brick (3) Arclrrtcctraral T`Desagn ESta.ndarcls See barrldrrag cle,z atr<ns AI pe d x D . booklet. c -' -` <r anel Hard Board Cedar° shake sidin and .As halt slain le rood's, T)rav rt(Sttrc,c,o}, .fTa dy P y g p g (4) Sign age - :In accordance with Section 17'4 of the UDC. � --.. 5555. _55 -55_55555555.5555 -s -s 55 S5_55S .5.555.55,5_S -55,- �_-,_ C _-...555555.5555.55_--__mm»___.__� _,.,._"55.55.,5555-- - J N" emvn wnwuW,uum m mw LOT 9 IN BLOCK 4 IN WATSON ADDITION, AS SHOWN ON THE PLAT RECORDED IN PLAT BOOK I AT PAGE 220; ALSO PART OF THE EAST 1/2 OF THE SOUTHEAST 1../4 OF THE NORTHWEST 1/4; ALSO PART OF THE SOUTHWEST 1/4 OF THE NORTHEAST 114E ALL IN SECTION 23, TOWNSHIP 16 NORTH, RANGE 30 WEST, WASHINGTON COUNTY, ARKANSAS, ALL TOGETHER BEING MORE PARTICULARLY DESCRIBED AS FOLLOWS: COMMENCING AT THE SOUTHWEST CORNER OF SAID EAST 1/2 OF THE SOUTHEAST 1/4 OF THE NORTHWEST 1/4; THENCE NO2°39'35"E 879.11 FEET TO THE POINT OF BEGINNING THENCE CONTINUING NO2°393 5"E 260,95 FEET; THENCE ALONG THE SOUTH LINE Of SAID BLOCK 4 AND THE WESTERLY PROLONGATION THEREOF S87°22'44"E 789,38 FEET TO THE --5- SOUTHWEST CORNER OF SAID LOT 9; THENCE DEPARTING SAID SOUTH LINE NO2°52'43"E 150.26 FEET TO A FOUND IRON PIN AT "THE NORTHWEST CORNER. OF SAID LOT 9; THENCE S87°.1.9'05"E. 91.9'2 FEET TO THE NORTHEAST CORNER OF SAID LOT 9, THENCE S02°51'.50"W 150.16 FEET TO THE SOUTHEAST CORNER OF SAID LOT 9; THENCE ALONG THE SOUTH LINE OF SAID BLOCK 4 AND THE EASTERLY PROLONGATION THEREOF 587°22'4411E 175.50 FEET; T HE.NCE S05 48 -N.2 E 282.61 FEET"; THENCE S86°4307"E 205.49 FEET TO A POINT ON THE CENTERLINE OF THE WHITE RIVER; THENCE ALONG SAID CENTERLINE THE FOLLOWING SIX COURSES: S18°18':13"W 143.01 FEET; THENCE S57°2430"W 261.31 FEET; THENCE S89°14'54'"W 209.81. FEET, THENCE IS62°07'03"W 157.11 FEET; THENCE N84°09'20"W 158.79 FEET; THENCE 563°37'01."W 101..34 FEET TO THE INTERSECTION ; THENCE N30°1,1'12"W _.--...-.__. _ _-,w5,.-,mmm---_w ,._5555,ww_._ _--w-.mm.._-.mmm_.-__w.,-.__.__.-_.-_ L M E L73.53 FEET; THENCE, N49°09'59"E 64.45 FEET; THENCE N46°25'21"W 57.75 FEET; THENCE N70°07,51."E 44,90 FEET;. THENCE S86°37°52"E 26.45 FEET, THENCE S40°3.1"18"E 49,95 FEET, THENCE N00°.37'26"E 10.33 FEET; THENCE N10°3906"W 87.12 FEET; THENCE N69°00'12"W 107.55 FEET; THENCE N44°11'43" W 73.43 FEET; THENCE N66°15'31"W 32.28 FEET; THENCE N85°1.8:1.2,"W 1.37.46 FEET; THENCE S27°17338"W 12.61 FEET; THENCE N78°0721"W 27,41 FEET; THENCE N09°32'40"E 23.16 FEET; THENCE N68°1..1'12"W 32.95 FEET; THENCE N08°49'55"E 39.49 FEET; THENCE N19°?,1'36"E 33.93 FEET; THENCE S89°4533"W 13.32 FEET; THENCE N43°37'01"W 17.67 FEET; THENCE N78°17'20"W 12.59 FEE1 THENCE N88°?_5'52"W 43.38 FEET", THENCE N82°031?"W 11.12 FEET; THENCE N7,5°1.256W 43.15 FEET TO THE POINT OF BEGINNING, CONTAINING 13.92 ACRES, MORE OR LESS, BEING SUBJECT TO ANY EASEMENTS, COVENANTS OR RESTRICTIONS OF RECORD OR FACT. 2 3 11 5 6 7 8 60 ill / 9 'Ion 1tl DATE: SHEET TITLE: 1 n%fl'rrrrur���g OF 1 PROJECT ��� DESIGN : °�-t w 5CONSULTANTSF0 INC. 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PARKING RFQUiRFMFNTS. \,� l on �, ' < _ , ...,,...,..,..,,......_........».....mm.,.....,_.X111......,....,»,.._....mm,......�,..,,....r...., rv,.✓.rv,,..✓._,.mm.mm......,.......mmmm,.,.»,m.w.,.»mm........,,,»,..,..,.,»,,..,..._."..rv.,,_..-�.,._�,_..._.w.. mm..rv..._,...,,...mm...mm,.,.._.,.,..,,..,..,.r.,,.X111.._...,,.mm._.»....,,,.r,,..,.. x t�T<, vn n,. m .,.,.....,n,..u.....,._.»M...,,.,.....rv.mm<,rv,.,.rv....rv.rv..�..rv-,1,111,_,.,«..w...»»,...rv,.rvr,».-.rv,+mm.mm.®., 1 rl " Ii Ll l`N SY \� w.m.wmmwmm+mw.vwwr...rv,...,.w«n..1.,.r.s...e...mw...,rvm+�x+..rvww..w..rv......,.,...�„„mm„.0 •. '• i v, r C\ �: \�\ . Y"V.rwmMwrvM,nMrv.uXP. wrv,.Yr.....M,Q..V..,.......w,.,...,...rv,.. mmnmm/mm,rv.,i.. ,w....mir....,rv,rv,..rv."rv..., .m,.. M"rvww mMwmmm'4mm' 1„x\{1 11 y"\,,, r r F•' � " f dY T 1 � �" ACRES mmgTl mmC OF PaIpENTiAI. UfdIT($} ^ Por 0TAL UNII(a) mm1 PARfCIN6 PACER 1lU Cl Y OF I'AYF.TTE:VIIL(! ACE.$ READ C " � t , Uii -jI PLANNING AREA SYMBOL LANDS USE DENSITY/INTENSITY CINITS ACRES mm__.__. _.v._ _ _ mm� . ..__. �._ �mm____ _.�.._ _. mm_" __..__".. _ MUI..TI._FAMII.Y (2RR/liNil) 30 1 SC5ACF'(S) / (3EDI�QI')M 6G ;' r?u "I„ 2 ...........E 1 23�I+ ;r _......mm..__.._„.,.,»....__....,_._,_........._........:.,_rv.rvrv._.,,,....___.,,.,..._.__..m_.........rv...,_....,,,...,_e_e.�l✓_._._._.."..,._.._.,�_.�__rv_.._.__,_.mmmm...,._,_..,,,.,_,._._._................_... i ` ""..;21/ �'A -1 SIN I,F FAMk� Y 6111 75 4109 79,38 SINGLE FAMILY (w1 CARPORT) i) 'X,. _ 19 �__ 2 SPACES / UNIT 38 ;t le o rr) ' I mmw� _-__ •_ _..mm,_ _. _, _mm mm mm mm "M1__ ..._mm.. "mm,._ SINGLE FAMILY (w/ raAl�AfaE) 1 2 SPACES / UNIT 2 t, 1' 1 '. ` RA 7 Mill. I FAMILY 131? 30 7/1 15.4 .___ mm.-,mmmm __._. _mm_-. __ • ______. ___•,._ __mm _ __,_ _„__ . SINGLE f"AMI Y (W! N �.�S CFS ! UNIT 7 .. � m� ,. , ✓,, "'�Y"�� !rl P'I,,Y C .._._ rv_ _.__ _ mm__. _._ ... _ _ _ ., _ _ _ _ _ _ _ _..._ _. mm ..ry _. _�. _ mm _ { f. NUMBER OF INDOOR PROVIDEi3 44 •e _ f` t :M1Y.._.._ ',\\,u rv\p SINGLE pJ},�(� 0,66 4.80 u,{M1,A ;,� / A ,W µV FAMILY 1 W �' vwrv„Yw OF INDOOR V ID+uwmmvmmmvmmawn..m44rww'ur.,rvmm,vM,vnnrv.M,vu,wu,.,mammmM4NTh,wrvm,A.rvrvw.nxn�vnYv,n:nmmmmmmMMNfmwrvMmnu,mmMrv,. mmmmnn+NMnmmmm,vnmsn4M,M,,,,,vrv✓mmm 1 l +r ) 1 2 _......_."ry. —•`-•" ` 3 �.. _mm mm.� mm _. _ _mm NUMBER OP OUTDOOR PROVIDED: 73 rv1mmuW'AMMN,nv.wmMmmXFrvwm,nvummrvmmrvNMwNmVHmm+rmmxMrvMnM"4MP•rvN.,+Tvvmm.mnMHXurv"mrvrvnvWmvMvmpYMM1IM^N✓N,ervwNmMmwmttewmm..MmmrvMn4mmPmmmmrvmmmWwM1PMWrv,Pauv,mmwMrtY. rl• )� a /MM1 v r✓�✓1 Is -0 fl 6.6irOrnll OF SPACES PROVIDED 122 _. ✓.1'f 4 RA '4 GREEN S& ACE 0 __ NUMBER ___,__ .ry .... ._ry- _.�mm _mm __._ ._ __mm.•_...__� i( ., �xv ......,...,«�—�u--rv...,.,.....- ,.....,r..rv,..,,,....,�.....,rv.»..,......_..,......rv.,,.m,........X111..rvr..,,.rv,.,..,...„..,�.....u....,...rv..,..,.,,,.......rvmm,M1„«.rv.u,..X111,a.",..+.,rvrv..rv...,,.�,...rv.�,,.,•mm,".,..ry r..,..,....rv,..,........rv,,....e,........w...rv..m.m..,",.....,•."..,...,....rv..,,�,....m,......rv._...rv..,,,.e..,.,....X111.,.P.,u».u.mm...,......,.,.mm,.,rv�.......,,mm.."....«,.................._.X111.M.,.»rw,mm,.rv..e.,ma..M...wr,..�,,...,.,.....«,.«...,.....,..,.........�m,,,rv.a,......rv..,,......,,.rv.,mm,.,"..,,.....rv...rv.,,rvrvr..�.�.-,......,,, ,. 1111 1CTRL CITY OF FAl'ETIEVII_t.E SPACES RCQ'D: 118 ` V, IV 5 RA _5 BARK L1FCJICATIfJN 0 _mm 610 ' _4 161 �. , _�_ _ •_� �ry ;<w A' �F dr Gh� ' .x.�x �FukCV1Nf ..,.,,....,«..,rv.:,.,.....rv,rv,,,...,.,.......,.....—.........,.,.".,,,.,..»....�....,.....ry.,.«.,...,,...++..-.,,---.rrv..,....,M«...,rv.....,rvm.»_«-1111.., r.r.,.........,,..»�....rvr.."».....„.1.. ......�rv�.,....,....�»--n,.• Cnt4_.. r{ l X1,,11.,ry................................,..,«,rv,...,.,.,........».rvrv.,.. ,,.,. 11»1_1,.,m,...rv,...,.......,mm.,..rvrvrvrv.......,_,.....,".,,-,,,..,......_...„«.,.....,.,,,,.,.«...m._..,e....,,_,.w.....mm.»...,.... mmr.,..,,...w.,.,,.,»,,....,...,.mm....,r,...mm.,..rvrv.,...,..,".mm.,rvrv......,. 1.—.-....,..�.e,..........,..».rv,... rv,rv.. 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