HomeMy WebLinkAboutOrdinance 5049 ORDINANCE NO. 5049
AN ORDINANCE ESTABLISHING A RESIDENTIAL PLANNED
ZONING DISTRICT TITLED R-PZD 07-2613 , HOLCOMB
HEIGHTS PHASE 11, LOCATED EAST OF RUPPLE ROAD,
WEST OF PHASE I; CONTAINING APPROXIMATELY 5 .77
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 Agricultural to R-PZD 07-2613 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; further, that the corrtions
of approval shall be filed and available for viewing in the office of the City Clerk/Treasurer 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 7u' day of August, 2007. = v. \� Y OF • Gp
APPROVED- ATTEST: ; FAY ETT EVI LLE:
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By. By: „ NcroN �.� ��`
DAN COODY, Mayor S NDRA E. SMITH, City Clerk/Treasurer
EXHIBIT "A"
RPZDaHOLCOMB HEIGHTS PHASE II
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EXHIBIT "B"
R-PZD 07-2613
COMBINED TRACTS 2, 3 & 4
A part of the NW 1 A of the NW 1 /4 of Section 32, Township 17 North, Range 30 West, being more
particularly described as follows: Beginning at the Southwest Corner of the NW 1 /4 ofthe NW 1 /4 of
said Section 32 and running thence N 02050'27" E 250.00 feet; thence S 87°D45' 11 " E 215.44 feet;
thence N 03° 14'38" E 110.31 feet; thence 71 °59'20" E 214.93 feet; thence N 03° 17'00" E 10.73
feet; thence N 71 '59'20" E 256.69 feet; thence S 03°D10' 10" W 536.39 feet, thence N 87°D34'37" W
240.26 feet, thence N 87°D34'37" W 200.03 feet, thence N 87°D34'37" W 213 .67 feet to the point of
beginning, containing 5 .77 acres, more or less, Washington County, Arkansas.
Subject to any easements and/or right-of-ways of record.
CONDITIONS OF APPROVAL:
R-PZD 07-2613
Pagel of 3
Staff recommends the following conditions of approval associated with R-PZD 07-2613 (Holcomb
Heights Phase H).
Conditions of Approval:
1 . Planning Commission determination of street improvements. Staff recommends the following
improvements:
a. An assessment for improvements to Rupple Road, including 14 'from centerline, curb and
gutter, storm drainage and sidewalks in the amount of$35, 093. 00;
b. An assessment for the unconstructed section of Street 2 that will end in a temporary cul-
de-sac in the amount of$ 7, 150. 75.
c. All interior streets and alleys shall be constructed to City design standards, inspected and
approved by the Engineering Department.
7-9-07 THE PLANNING COMMISSION FOUND IN FAVOR OF THE COST
ESTIMATES AS SUBMITTED BY THE APPLICANT AND APPROVED BY
STAFF.
2. Planning Commission determination of waivers from minimum street design standards of the
Unified Development Code.
a. Street width waivers. The applicant proposes 23 ' interior street widths. Staff
recommends in favor of the requested 23 ' street sections, finding that the street sections
provide 10 ' lane widths, one-side on-street parking and are capable of handling the
expected design service volume. Staff will review detailed construction plans at the time
of development.
b. Construct a centerline radius less than 150 '. This occurs at lot 89 and 90 and at Lot 82
(detention lot). Staff finds in favor of this waiver request, finding it not will diminish
public safety.
c. Construct curb radii of20 ' on minor residential street and alley intersections where 30 '
is required for minor streets and 25 ' is required for alleys. Staffrecommends in favor of
the curb radii of20 '. Finding that 20 ' curb radii on the more narrow streets and alleys
proposed allows for adequate vehicular turning movements for passenger vehicles.
d. Construct curb radius of 30 ' at the intersection ofa collector street where 50 ' is required
for the intersection of Street 2 and Rupple Road extension. Staff finds in favor of this
waiver request.
e. Waiver of standard 2 ' curb and gutter section (1. 5 ' proposed). Staff recommends in
favor of this request.
7-9-07: THE PLANNING COMMISSION FOUND IN FAVOR OF THE REQUESTED
WAIVERS.
3. As indicated on the plats, shared drives shall be utilized to minimize the number of curb-cuts onto
the public streets. Driveway cuts onto public streets shall not exceed 16' in width.
4. The final plat for Holcomb Heights Phase II shall not be recorded until the final plat for Holcomb
Heights Phase I has been recorded.
5 . All street designs are subject to approval by the Fire Department and Solid Waste Department and
shall be reviewed at the time of construction.
CONDITIONS OF APPROVAL:
R-PZD 07-2613
Page 2 of 3
6. No portion of any structure (i.e., porches, overhangs, etc.) shall encroach into building setbacks
or utility easements.
7. Parks fees are due in the amount of $34,560.00 for 36 single-family dwelling units, prior to
building permit approval.
8. One ( 1 ) large species tree shall be planted for each lot as depicted on the landscape plan.
9. Mitigation will be required in the amount of 7 (2)-inch caliper large species trees, which will be
planted on site. The trees shall be planted prior to signing the final plat, unless the timing is not
conducive with the planting season, in which case the Urban Forester may permit a delay in the
plantings.
10. A 3-year bond, letter of credit, or check in the amount of $ 1 ,750.00 shall be submitted prior to
signing the final plat.
11 . 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 materials.
12. Signs shall be permitted in accordance with Chapter 174 of the Fayetteville Unified Development
Code, and shall be subject to signage requirements for residential single-family development.
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. See attached comments from the Engineering Division. Revisions requested by the Engineering
Division, to be completed with revision submittal for Planning Commission.
13. Street lights are required at every intersection and at a maximum separation of one per 300' on all
streets and shall be installed prior to signing the final plat.
14. Platfbooklet revisions to be completed prior to City Council submittal :
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. 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.
17. All overhead electric lines 12kv and under shall be relocated underground. All proposed utilities
shall be located underground.
CONDITIONS OF APPROVAL:
R-PZD 07-2613
Page 3 of 3
18. 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.
19. Prior to the issuance of a building permit the following is required :
a. Grading and drainage permits
b. An on-site inspection by the Landscape Administrator of all tree protection
measures prior to any land disturbance.
b. Separate easement plat for this project that shall include the tree preservation
area.
C. Project Disk with all final revisions
d. Completion of all required improvements or the placement of a surety with the
City (letter of credit, bond, escrow) as required by Section 158.01 "Guarantees in
Lieu of Installed Improvements" to guarantee all incomplete improvements.
Further, all improvements necessary to serve the site and protect public safety
must be completed, not just guaranteed, prior to the issuance of a Certificate of
Occupancy.
1 D � �
City of Fayetteville / 07
Staff Review Form 5 /
City Council Agenda Items Q
or
Contracts �
7-Aug-07
City Council Meeting Date
Jeremy Pate Planning Operations
Submitted By Division Department .
Action Required:
R-PZD 07-2613: Holcomb Heights Ph 11, 245: Submitted by Appian Centre for Design for property located east of Rupple
Road, west of Phase I containing approximately 5.77 acres. The request is for Phase II of a Residential Planned Zoning District
containing 36 single-family residential dwelling units.
$0.00 n/a n/a
Cost of this request Category/Project Budget Program Category / Project Name
n/a n/a n/a
Account Number Funds Used to Date Program / Project CategoryName
n/a n/a n/a
$
Project Number Remaining Balance Fund Name
Budgeted Item Budget Adjustment Attached
n P
(q- revious Ordinance or Resolution # n/a
/ /
Depar ment Dir ctor Date Original Contract Dale: n/a
n Original Contract Number: n/a
Cil torney
Receive, rk's Office
Finance and Internal Service Director Date
j eceived in M Office
R
W/ 0
Mayor � Dale
Comments:
City Council Meeting of August 07, 2007
Agenda Item Number
CITY COUNCIL AGENDA MEMO
To: Mayor and City Council
Thru : Gary Dumas, Director of Operations
From: Jeremy C. Pate, Director of Current Planning
Date: July 09, 2007
Subject: Residential Planned Zoning District for Holcomb Heights Phase II (R-PZD 07-2613)
RECOMMENDATION
Planning Staff recommends approval of an ordinance creating a Residential Planned
Zoning District (R-PZD) for Holcomb Heights Phase II, based on the development
standards, plans and statement of commitments submitted. This action will establish a
unique zoning district for a single-use project on approximately 5.77acres located
between Salem Road and Rupple Road, and west of Holcomb Heights Phase 1 . The
proposal is for a residential development consisting of 36 single-family residential
dwelling units.
BACKGROUND
The subject property consists of approximately 5.77 acres located between Salem Road
and Rupple Road, and west of Holcomb Heights Phase 1 . Holcomb Heights Phase I was
approved by the City Council on April 3, 2007. The property is zoned R-A, Residential
Agricultural and is currently undeveloped pasture. Access to the site is by way of a stub-
out provided from Phase I. The development shall also connect to Rupple Road once
extended from the south. The project proposes a traditional neighborhood design with
rear alley access and an interior neighborhood greenspace.
DISCUSSION
The Planning Commission voted 8-0-0 in favor of this request on July 09, 2007.
Recommended conditions were approved by the Planning Commission and are reflected
in the attached staff report .
BUDGET IMPACT
None.
ORDINANCE NO.
AN ORDINANCE ESTABLISHING A RESIDENTIAL PLANNED
ZONING DISTRICT TITLED R-PZD 07-2613 , HOLCOMB
HEIGHTS PHASE Il, LOCATED EAST OF RUPPLE ROAD,
WEST OF PHASE 1; CONTAINING APPROXIMATELY 5. 77
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 Agricultural to R-PZD 07-2613 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 ; further, that the conditions
of approval shall be filed and available for viewing in the office of the City Clerk/Treasurer 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: ATTEST:
By: By:
DAN COODY, Mayor SONDRA SMITH, City Clerk/1'reasurer
EXHIBIT !■A!!
RPZD07-261 HOLCOMB HEIGHTS PHASE II
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EXHIBIT "W'
R-PZD 07-2613
COMBINED TRACTS 2, 3 & 4
A part of the NWI/4 of the NWI/4 of Section 32, Township 17 North, Range 30
West, being more particularly described as follows : Beginning at the
Southwest Corner of the NW1/4 of the NW1/4 of said Section 32 and running
thence N 021150'27" E 250.00 feet; thence S 87%%D45' 11" E 215.44 feet; thence
N 03014'38" E 110.31 feet; thence N 71059'20" E 214.93 feet; thence
N 03017'00" E 10.73 feet; thence N 71059'20" E 256.69 feet; thence
S 03%%D10' 10" W 536.39 feet, thence N 87%%D34'37" W 240 .26 feet, thence
N 87%%D34'37" W 200.03 feet, thence N 87%%D34'37" W 213 .67 feet to the point
of beginning, containing 5.77 acres, more or less, Washington County
Arkansas.
Subject to any easements and/or right-of-ways of record.
Planning Commission Meeting
ARKANSAS etri July 9, 2007
THE CIBBBBTY 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: J� '
��3�007 Updated July 10, 2007
R-PZD 07-2613 : Planned Zoning District (HOLCOMB HEIGHTS PHASE I1, 245):
Submitted by APPIAN CENTRE FOR DESIGN for property located at E OF RUPPLE ROAD,
W OF PHASE . I. The property is zoned R-A, RESIDENTIAL AGRICULTURAL and contains
approximately 5.77 acres. The request is for Phase II of a Residential Planned Zoning District
containing 36 single-family lots proposed .
Planner: Jesse Fulcher
Findings:
Property Description: The subject property consists of approximately 5 .77 acres located between
Salem Road and Rupple Road, and west of Holcomb Heights Phase I. Holcomb Heights Phase I was
approved by the City Council on April 3, 2007. The property is zoned R-A, Residential Agricultural
and is currently undeveloped pasture. Access to the site is by way of a stub-out provided from Phase
I. The development shall also connect to Rupple Road once extended from the south.
Surrounding Land Use/Zoning:
Direction Land Use Zoning
from Site
North Single Family Planning Area
South Single Family- RSF-4, Residential Single Family, 4 Units/Acre
East Single Family R-PZD 06-2281 Holcomb Heights Phase I
West Rural Agricultural - Planning Area
June 29, 2007 Subdivision Committee: Meeting minutes are within the staff report.
Proposal: The applicant requests rezoning and preliminary plat approval for a residential
development in an R-PZD zoning district. The proposed use of the site is for 36 single-family units
for a maximum density of 6.23 units per acre. All of the residential units will be located in Planning
Areas 1 -3 and Planning Area 4 will be utilized for community green space. This proposal does
subdivide the property and will require final plat approval.
K:IReportsl10071PC Reportsl07-09-071R-PZD 07-1613 (Holcomb Heights Phase 11).doc
Access: Access to the site is provided from a street stub -out from Holcomb Heights Phase 1, which
has not been constructed. An assessment for the construction of Rupple Road along the property's
western boundary is required prior to final plat approval.
Street Width: 23' wide streets with 16' rear alleys are proposed interior to the project. The proposed
street section provides for 10' lane widths and one -side on -street parking, due to the reduced gutter
width.
Fire and Solid Waste Service: The Fire Department has stated that the street and alley sections
proposed with the latest revisions are sufficient to allow fire apparatus access to all lots within the
subject development.. In its review of this latest plan, the Solid Waste Division has discussed that
solid waste service may be provided from rear alleys with the following requirements that will be
included as notes on the final plat and construction documents. It is anticipated that alley service to
the rear of structures can be provided as long as 20' clear and unencumbered is maintained to allow
room for the truck and arm to pick up the carts. If the 20' is ever encumbered, it is at the discretion of
the Solid Waste Division to provide service to the front and parking may be required to be removed
along the street. If the design does not function as intended it shall be at the discretion of Solid,
Waste, pursuant to City ordinance, to require front service and the subsequent removal of parking.
Phasing: The applicant proposes to develop the 36 dwelling units within Phase II over the next 1-2
years. Preliminary Plat approval shall be valid one year from the date of the City Council approval.
Water & Sewer: Water and sewer lines would be extended to serve the development.
Adjacent Master Street Plan Streets: Rupple Road (Principal Arterial)
Street Improvements: Staff recommends an assessment for improvements to Rupple Road, including
14' from centerline, curb and gutter, storm drainage and sidewalks. Additionally, an assessment
shall be required for the unconstructed section of Street 2 that will end in a temporary cul-de-sac.
These funds shall be utilized for the future construction of Rupple Road.
Parks: On May 7, 2007 the Park and Recreation Advisory Board recommended accepting money in -
lieu to satisfy Park Land Dedication Ordinance requirements. The decision was based on the
proximity of the land to Salem Meadows Subdivision park land, Gary Hampton Softball Complex
and park land located in Clabber Creek Subdivision. Fees are due in the amount of $34,560.00 prior
to issuance of building permits.
Tree Preservation: Existing Canopy: I.60%
Preserved Canopy: 0.80%
Required Canopy: 1.60%
Mitigation: Required in the amount of 7 (2) -inch caliper trees.
Public Comment: Staff has not received any comments.
Recommendation: Staff recommends forwarding R-PZD 07-2613 to the City Council with a
recommendation for approval with the following conditions:
K: lReponsl2007kPC Reportsl07-09-07IR-PZD 07-2613 (Holcomb 1/eights Phase /IJ.doc
Conditions of Approval:
Planning Commission determination of street improvements. Staff recommends the following
improvements:
a. An assessment for improvements to Rupple Road, including 14' from centerline, curb
and gutter, storm drainage and sidewalks in the amount of $35,093.00;
b. An assessment for the unconstructed section of Street 2 that will end in a temporary
cul-de-sac in the amount of $7,150.75. ,
c. All interior streets and alleys shall be constructed to City design standards, inspected
and approved by the Engineering Department.
7-9-07 THE PLANNING COMMISSION FOUND IN FAVOR OF THE COST
ESTIMATES AS SUBMITTED BY THE APPLICANT AND APPROVED BY
STAFF.
Planning Commission determination of waivers from minimum street design standards of the
Unified Development Code.
a, Street width waivers. The applicant proposes 23' interior street widths. Staff
recommend; in favor of the requested 23' street sections, finding that the street
sections provide 10' lane widths, one -side on -street parking and are capable of
handling the expected design service volume. Staff will review detailed construction
plans at the time of development.
b. Construct a centerline radius less than 150'. This occurs at lot 89 and 90 and at Lot
82 (detention lot). Staff finds in favor of this waiver request, finding it not will
diminish public safety.
c. Construct curb radii of 20' on minor residential street and alley intersections where
30' is required for minor streets and 25' is required for alleys. Staff recommends in
favor of the curb radii of 20'. Finding that 20' curb radii on the more narrow streets
and alleys proposed allows for adequate vehicular turning movements for passenger
vehicles.
d. Construct curb radius of 30' at the intersection of d collector street where 50' is
required for the intersection of Street 2 and Rupple Road extension. Staff finds in
favor of this waiver request.
e. Waiver of standard 2' curb and gutter section (1.5' proposed). Staff recommends in
favor of this request.
7-9-07: THE PLANNING COMMISSION FOUND IN FAVOR OF THE REQUESTED
WAIVERS:
3. As indicated on the plats, shared drives shall be utilized to minimize the number of curb -cuts
onto the public streets. Driveway cuts onto public streets shall not exceed 16' in width.
4. The final
plat for
Holcomb
Heights Phase 11 shall not be recorded until the final plat for
Holcomb
Heights
Phase I has
been recorded.
5. All street designs are subject to approval by the Fire Department and Solid Waste
Department and shall be reviewed at the time of construction.
K:IReports120071PC Repons107-09-07IR-1'ZD 07-2613 (Holcomb 1/eights Phase 11).doe
•
6. No portion of any structure (i.e., porches, overhangs; etc.) shall encroach into building
setbacks or utility easements.
7. Parks fees are due in the amount of $34,560.00. for 36 single-family dwelling units, prior to
building permit approval.
8. One (1) large species tree shall be planted for each lot as depicted on the landscape plan.
9. Mitigation will be required in the amount of 7 (2) -inch caliper large species trees, which will
be planted on site. The trees shall be planted prior to signing the final plat, unless the timing
is not conducive with the planting season, in which case the Urban Forester may permit a
delay in the plantings -
10. A 3 -year bond, letter of credit, or check in the amount of $1,750.00 shall be submitted prior
to signing the final plat.
11. 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 materials.
12. Signs shall be permitted in accordance with Chapter 174 of the Fayetteville Unified
Development Code, and shall be subject to signage requirements for residential single-family
development.
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. See attached comments from the Engineering Division. Revisions requested by the
• Engineering Division, to be completed with revision submittal for Planning Commission.
13. Street lights are required at every intersection and at a maximum separation of one per 300'
on all streets and shall be installed prior to signing the final plat.
14. Plat/booklet revisions to be completed prior to City Council submittal:
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. 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.
,
K: I Reports 1200ZI PC Reports107-09-071R-PZD 07-2613 (Holcomb Heights Phase II).doc
17. All overhead electric lines 12kv and under shall be relocated underground. Al! proposed
utilities shall be located underground.
18. 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.
19. Prior to the issuance of a building permit the following is required:
a. Grading and drainage permits
b. An on -site inspection by the Landscape Administrator of all tree protection
measures prior to any land disturbance.
• b. Separate easement plat for this project that shall include the tree preservation
area.
• c. Project Disk with all final revisions
d. Completion of all required improvements or the placement of a surety with
the City (letter of credit, bond, escrow) as required by Section 158.01
"Guarantees in Lieu of Installed Improvements" to guarantee all incomplete
improvements. Further, all improvements necessary to serve the site and
protect public safety must be completed, not just guaranteed, prior to the
issuance of a Certificate of Occupancy.
Planning Commission Action: ❑ Approved ❑ Tabled 4 Forwarded to CC
Motion: Ostner
Second: Trumbo
Vote: 8-0-0
Meeting Date: July 9, 2007
Comments:
The "Conditions of Approval" listed in the report above are accepted in total without exception by
the entity requesting approval of this development item -
Signature
Findings associated with R-PZD 07-2613 (Holcomb Heights Phase II)
Sec 166.06. Planned Zoning Districts (PZD).
(E) Approval or Rejection Criteria for Planned Zoning Districts
The following criteria shall be considered by the Planning Commission and City Council in the
review of a planned zoning district application based on the proposed master development plan:
(1) Whether the application is in compliance with the requirements of the UDC and the City
Plan 2025;
FINDING: Staff finds the application to be in compliance with the Master Development Plan
K:IReports(20071PC Reports107-09-0718-PZD 07-26/3 (Holcomb Heights Phase II).doc
Planned Zoning District criteria established by the City Council. The City Plan 2025
designates this site as a Residential Neighborhood Area. Rezoning this property to R-PZD 07-
2613 with single-family dwelling units is consistent with the land use plan and the surrounding
land use. Although the proposed lot sizes are smaller than the lot sizes found within the
standard RSF-4 developments in the area, staff finds the development to be relatively
compatible with these developments and more in keeping with the City's adopted goal of
encouraging traditional neighborhood development patterns. The development will also
support the goal of providing density (6.23 units/acre) nearby to public services, i.e. schools,
sports complexes, a major principal arterial in the future, etc.
(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, or the applicant has submitted requests for waivers thereof.
(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;
FINDING: The proposed development will yield a higher density than Salem Meadows
Subdivision immediately to the south, however the overall density of 6.23 units/acres is
compatible with surrounding developments including Salem Village P.U.D and Holcomb
Heights Phase 1 (5.04 units/acre). A harmonious relationship with surrounding developments
is achieved by utilizing detached single-family dwelling units throughout the development and
providing a rear setback from the southern property line that is equal to or greater than that
required in the RSF-4 zoning district.
(5) Whether the subject land is suitable for the intended use and is compatible with the
natural environment;
FINDING: The site slopes from the north to the south and is comprised of undeveloped pasture
land with a small percentage of existing tree canopy. A 0.37 acre greenspace will be reserved
for recreational use and a significant number of trees will be planted throughout the
development, creating a healthy urban canopy.
(6) Whether the intended land use would create traffic congestion or burden the existing road
network;
K:IReporis120071PC Repons107-09-071R-PZD 07-2613 (Holcomb Heights Phase 1).doc
FINDING: Any additional development in the area will certainly increase the amount of
traffic on surrounding streets, however the overall density should not create an appreciable
amount of traffic over that allowed under the current R -A zoning. As part Holcomb Heights
Phase 1, significant improvements to Weir Road and Salem Road are required, which will
ultimately help facilitate safer traffic movements and improve service levels. Additionally, an
assessment is required for the construction of Rupple Road which is adjacent to the west
boundary of the property. Extension of Rupple Road from the south will create a principal
arterial connection from Wedington Drive to Weir Road.
(7) Whether the planned development provides for unified development control under a
unified plan;
FINDING: A plan and project booklet has been submitted, recognizing the zoning and
development criteria required of a Master Development Plan submittal. Typical architectural
elevations, materials and design standards are called out, in order to describe the appearance
of the project once constructed.
(8) Whether any other recognized zoning consideration would be violated in this PZD.
FINDING: No other zoning considerations are proposed to be violated.
(B) Development standards, conditions and review guidelines
(1) Generally. The Planning Commission shall consider a proposed PZD in light of the purpose
and intent as set forth in Chapter 161 Zoning Regulations, and the development standards and
review guidelines set forth herein. Primary emphasis shall be placed upon achieving
compatibility between the proposed development and surrounding areas so as to preserve and
enhance the neighborhood. Proper planning shall involve a consideration of tree
preservation, water conservation, preservation of natural site amenities, and the protection of
watercourses from erosion and siltation. The Planning Commission shall determine that
specific development features, including project density, building locations, common usable
open space, the vehicular circulation system, parking areas, screening and landscaping, and
perimeter treatment shall be combined in such a way as to further the health, safety, amenity
and welfare of the community. To these ends, all 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: This development is a compact, complete development pattern, all connected with a
system of sidewalks, pedestrian walkways, and narrow streets. Rather than turning the rear of
the houses to the surrounding streets, as is common in most developments, the homes will
either face onto the surrounding streets, or onto a 0.37 -acre village green located in the center
of the development. Narrower street sections and on -street parking will provide adequate
vehicular circulation and connectivity, while also reducing vehicle speeds and increase
pedestrian safety. Common open space and smaller "pocket parks" throughout the
development will add further to the health, safety and welfare of the community.
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(2) Screening and landscaping. In order to enhance the integrity and attractiveness of the
development, and when deemed necessary to protect adjacent properties, the Planning
Commission shall require landscaping and screening as part of a PZD. The screening and
landscaping shall be provided as set forth in § 166.09 Buffer Strips and Screening. As part of
the development plan, a detailed screening and landscaping plan shall be submitted to the
Planning Commission. Landscape plans shall show the general location, type and quality
(size and age) of plant material. Screening plans shall include typical details of fences, berms
and plant material to be used.
FINDING: Screening is not required for the residential uses proposed.
(3) Traffic circulation. The following traffic circulation guidelines shall apply:
(a) The adequacy of both the internal and external street systems shall be reviewed in light of
the projected future traffic volumes.
(b) The traffic circulation system shall be comprised of a hierarchal scheme of local collector
and arterial streets, each designed to accommodate its proper function and in appropriate
relationship with one another.
(c) Design of the internal street circulation system must be sensitive to such considerations
as safety, convenience, separation of vehicular and pedestrian traffic, general
attractiveness, access to dwelling units and the proper relationship of different land uses.
(d) Internal collector streets shall be coordinated with the existing external street system,
providing for the efficient flow of traffic into and out of the planned zoning development.
(e) Internal local streets shall be designed to discourage through traffic within the planned
zoning development and to adjacent areas.
(1) 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: All lots will be rear loaded from alley ways interior to the site, except Lots 91 to
101. Staff suggested continuing Alley "F" to Rupple Road; however, it was determined that
another curb -cut onto Rupple Road in close proximity to Street "2" and an existing street stub -
out from Salem Meadows was not appropriate. No curb -cuts are allowed onto Rupple Road.
(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: Parking is to be provided on -site for each residential lot.
(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.
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FINDING: This requirement has been met.
(6) Sidewalks. As required by §166.03.
FINDING: 5' public sidewalks will be constructed along all public rights -of -way interior to the
development. An assessment will be required for sidewalk construction along Rupple Road.
(7) Street Lights. As required by § 166.03.
FINDING: Street lights are to be provided at all intersections and 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 available to each lot and shall be extended in accordance
with city codes.
(9) Sewer. As required by § 166.03.
FINDING: Public sewer lines are available to each lot and shall be extended in accordance
with city codes.
(10) Streets and Drainage. Streets within a residential PZD may be either public or
private. '
(a) Public Streets. Public streets shall be constructed according to the adopted standards of
the City.
(b) Private Streets. Private streets within a residential PZD shall be permitted subject to the
following conditions:
(i) Private streets shall be permitted for only a loop street, or street ending with a cul-de-
sac. Any street connecting one or more public streets shall be constructed to existing
City standards and shall be dedicated as a public street.
(ii) Private streets shall be designed and constructed to the same standards as public
streets with the exceptions of width and cul-de-sacs as noted below.
(iii)All grading and drainage within a Planned Zoning District including site drainage and
drainage for private streets shall comply with the City's Grading (Physical Alteration
of Land) and Drainage (Storm water management) Ordinances. Open drainage
systems may be approved by the City Engineer.
(iv) Maximum density served by a cul-de-sac shall be 40 units. Maximum density served
by a loop street shall be 80 units.
(v) The plat of the planned development shall designate each private street as a "private
street."
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(vi) Maintenance of private streets shall be the responsibility of the developer or of a
neighborhood property owners association (POA) and shall not be the responsibility
of the City. The method for maintenance and a maintenance fund shall be established
by the PZD covenants. The covenants shall expressly provide that the City is a third
party beneficiary to the covenants and shall have the right to enforce the street
maintenance requirements of the covenants irrespective of the vote of the other
parties to the covenants.
(vii) The covenants shall provide that in the event the private streets are not maintained as
required by the covenants, the City shall have the right (but shall not be required) to
maintain said streets and to charge the cost thereof to the property owners within the
PZD on a pro rata basis according to assessed valuation for ad valorem tax purposes
and shall have a lien on the real property within the PZD for such cost. The protective
covenants shall grant the City the right to use all private streets for purposes of
providing fire and police protection, sanitation service and any other of the municipal
functions. The protective covenants shall provide that such covenants shall not be
amended and shall not terminate without approval of the City Council.
(viii) The width of private streets may vary according to the density served. The following
standard shall be used:
Paving Width
(No On -Street Parking)
Dwelling
Units
One -Way
Two -Way
1-20
14
22'
21+
14'
24'
*Note: If on -street parking is desired, 6 feet must be added to each side where parking is intended.
(ix) All of the traffic laws prescribed by Title VII shall apply to traffic on private streets
within a PZD.
(x) There shall be no minimum building setback requirement from a private street.
(xi) The developer shall erect at the entrance of each private street a rectangular sign, not
exceeding 24 inches by 12 inches, designating the street a "private street" which
shall be clearly visible to motor vehicular traffic.
FINDING: A variety of waivers of the minimum street design standards are requested as the
proposed street cross sections do not meet the current Master Street Plan standards. The
proposed cross -sections are designed to calm traffic, provide on -street parking and encourage
pedestrian activity. Staff is recommending in favor of the waivers for street and alley design.
No private streets are proposed.
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(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. Preliminary Plat and Planned Zoning District approval shall be valid for
one year from the date of City Council approval.
(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 maximize preservation of
existing canopy; however there are two trees on the property. Due to the removal of one tree,
on -site mitigation is required, which will ultimately benefit the site and surrounding area.
(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; no
commercial uses are proposed.
(14). View protection. The Planning Commission shall have the right to establish special
height and/or positioning restrictions where scenic views are involved and shall have the
right to insure the perpetuation of those views through protective covenant restrictions.
FINDING: No scenic views are identified, and the height of structures proposed are not
uncommon for the area.
(E) Revocation.
(1) Causes for revocation as enforcement action. The Planning Commission may recommend to
the City Council that any PZD approval be revoked and all building or occupancy permits be
voided under the following circumstances:
(a) Building permit. If no building permit has been issued within the time allowed.
(b) Phased development schedule. If the applicant does not adhere to the phased
development schedule as stated in the approved development plan.
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(c) Open space and recreational facilities. If the cohstruction and provision of all common
open spaces and public and recreational facilities which are shown on the final plan are
proceeding at a substantially slower rate than other project components.
Planning staff shall report the status of each ongoing PZD at the first regular meeting of
each quarter, so that the Planning Commission is able to compare the actual development
accomplished with the approved development schedule. If the Planning Commission
finds that the rate of construction of dwelling units or other commercial or industrial
structures is substantially greater than the rate at which common open spaces and public
recreational facilities have been constructed and provided, then the Planning Commission
may initiate revocation action or cease to approve any additional final plans if preceding
phases have not been finalized. The city may also issue a stop work order, or discontinue
issuance of building or occupancy permits, or revoke those previously issued.
(2) Procedures. Prior to a recommendation of revocation, notice by certified mail shall be sent
to the landowner or authorized agent giving notice of the alleged default, setting a time to
appear before the Planning Commission to show cause why steps should not be made to
totally or partially revoke the PZD. The Planning Commission recommendation shall be
forwarded to, the City Council for disposition as in original approvals. In the event a PZD is
revoked, the City Council shall take the appropriate action in the city clerk's office and the
public zoning record duly noted.
(3) Effect. • In the event of revocation, any completed portions of the development or those
portions for which building permits have been issued shall be treated to be a whole and
effective development. After causes for revocation or enforcement have been corrected, the
City Council shall expunge such record as established above and shall authorize continued
issuance of building permits.
(F) Covenants, trusts and homeowner associations.
(1) Legal entities. The developer shall create such legal entities as appropriate to undertake and
be responsible for the ownership, operation, construction, and maintenance of private roads,
parking areas, common usable open space, community facilities, recreation areas, building,
lighting, security measure and similar common elements in a development. The city
encourages the creation of homeowner associations, funded community trusts or other
nonprofit organizations implemented by agreements, private improvement district, contracts
and covenants. All legal instruments setting forth a plan or manner of permanent care and
maintenance of such open space, recreation areas and communally -owned facilities shall be
approved by the City Attorney as to legal form and effect, and by the Planning Commission.
as to the suitability for the proposed use of the open areas. The aforementioned legal
instruments shall be provided to the Planning Commission together with the filing of the final
plan, except that the Guarantee shall be filed with the preliminary plan or at least in a
preliminary form.
(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:
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(a) ]'he 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. A condition to this effect is
included in the staff report.
Sec. 161.25 Planned Zoning District
(A) Purpose. The intent of the Planned Zoning District is to permit and encourage
comprehensively planned developments whose purpose is redevelopment, economic development,
cultural enrichment or to provide a single -purpose or mixed -use planned development and to permit
the combination of development and zoning review into a simultaneous process. The rezoning of
property to the PZD may be deemed appropriate if the development proposed for the district can
accomplish one.or more of the following goals -
(1) Flexibility. Providing for flexibility in the distribution of land uses, in the density of
development and in other matters typically regulated in zoning districts.
(2) Compatibility. Providing for compatibility with the surrounding land uses.
(3) Harmony. Providing for an orderly and creative arrangement of land uses that are
harmonious and beneficial to the community.
(4) Variety. Providing for a variety of housing types, employment opportunities or
commercial or industrial services, or any combination thereof, to achieve variety and
integration of economic and redevelopment opportunities.
(5) No negative impact. Does not have a negative effect upon the future development of
the area;
(6) Coordination. Permit coordination and planning of the land surrounding the PZD and
cooperation between the city and private developers in the urbanization of new lands
and in the renewal of existing deteriorating areas.
(7) Open space. Provision of more usable and suitably located open space, recreation
areas and other common facilities that would not otherwise be required under
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conventional land development regulations.
(8) Natural features. Maximum enhancement and minimal disruption of existing natural
features and amenities.
(9) General Plan. Comprehensive and innovative planning and design of mixed use yet
harmonious developments consistent with the guiding policies of the General Plan.
(10) Special Features. Better utilization of sites characterized by special features of
geographic location, topography, size or shape.
FINDING: Staff finds this proposal meets the intent of many of the parameters of the City
Plan 2025, as well as the above criteria, including flexibility in density, common open spaces,
and enhancement of existing natural features. The proposal best fits the flexibility and variety
goals of the intent of the Planned Zoning District, offering detached single-family housing
types, lot arrangements, lot dimensions and building setbacks.
The following guiding policies within Residential Neighborhood Areas are applicable to this
development, and help to achieve the nine primary goals of the City Plan 2025:
Residential Neighborhood Areas:
12.1.2 Where possible, encourage a block -and -street layout that promotes walkable, cyclist -
friendly road designs with slow design speeds.
12.1.2 Utilize principles of traditional residential urban design to create compatible, livable, and
accessible neighborhoods.
12.1.2 Discourage design elements that prohibit complete, compact, connected neighborhoods
such as cut -de -sacs, gated communities, etc.
12.1.2 Minimize through traffic on minor residential streets, while providing connections between
neighborhoods to encourage openness and neighborliness.
12.1.2 Site new residential areas accessible to roadways, alternative transportation modes,
community amenities, infrastructure, and retail and commercial goods and services.
(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
K:IReports120071PC Reportsl07-09.0718-PZD 07-2613 (Holcomb Heights Phase I/J.doc
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 to enhance natural
beauty and other attributes.
(e) To encourage the efficient use of those public facilities required in connection with new
residential development.
FINDING: Staff is recommending approval of this application, finding the proposed PZD
meets the intent of the PZD ordinance as noted above. The requested R-PZD provides an
effective relationship between similar land uses and activities on abutting parcels, while also
providing a compact, complete and connected neighborhood.
(2) Permitted Uses. All permitted -uses identified within §162 Use Units of the Unified
Development Code shall be allowed as permissible uses, unless otherwise specified, subject
to City Council approval of the Planned Zoning District request.
(3) Conditional Uses. All conditional uses allowed within (Residential, Commercial, Industrial)
zoning Districts established in the Unified Development Code shall be allowed with Planning
Commission approval, unless otherwise specified, subject to the code governing Conditional
Use requests.
FINDING: Permitted and Conditional uses are outlined in both the Master Development Plan
booklets and plats.
(4) Condition. In no instance shall the residential use area be less than fifty-one percent (51%)
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of the gross floor area within the development.
FINDING: All uses arc proposed as residential.
(F) Bulk and area regulations
(1) Residential density. Residential densities shall be determined on thefl 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 mixed in density and use, from traditional
neighborhoods developed under the RSF-4 zoning district, large undeveloped agricultural
properties, Holcomb Elementary School and Salem Village, which was developed as a Planned
Unit Development. The density proposed for this development is appropriate given that the
site is clear pasture land adjacent to an elementary school and existing infrastructure, meets
the urban development goal of the City's City Plan 2025, and will not have a detrimental
impact on the site and adjoining properties.
(2) Lot area and setback requirements. Taking into consideration the unique aspects of each
project, preliminary development plans for Planned Zoning Districts shall conform as closely
as possible to the existing standards for lot area minimums and setback requirements under
this chapter.
FINDING: Lot area minimums and setbacks are, varied on this project with structures
oriented to the street and minimal front setbacks. Due to the unique nature of this traditional
neighborhood development, it is not possible to conform to existing standards for lot area
minimums and setback requirements.
(3) Building height. There shall be no maximum building height except as may be determined
by the Planning Commission during the review of the preliminary development plan based on
the uses within the development and the proximity of the development to existing or
prospective development. on adjacent properties. A lesser height may be established by the
Planning Commission when it is deemed necessary to provide adequate light and air to
adjacent property and to protect the visual quality of the community.
FINDING: Building heights proposed for this project are typical of single-family development
in the surrounding area.
(4) Building area. The Planning Commission shall review specific proposed lot coverages
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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 or building area on this project is relatively high in comparison to
a RSF-4 zoning district; however, the lot coverage is appropriate given the environment
proposed. Additionally, the site plan provides common open space to be shared by all
residents.
*Required Findings for.Rezoninp Request.
Land Use Plan: The City Plan 2025 designates this site as a Residential Neighborhood Area.
Rezoning this property to R-PZD 07-2613, with the associated Master Development Plan, allows the
use on the property to 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 Neighborhood 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.
A determination of whether the proposed zoning is justified and/or needed at the time the
rezoning is proposed.
Finding: The rezoning is needed to allow for the creation of a traditional neighborhood
development that is also sensitive to the surrounding developed community.
A determination as to whether the proposed zoning would create or appreciably increase
traffic danger and congestion.
Finding: The proposed zoning will not create or appreciably increase traffic danger or
congestion on surrounding streets. The street improvements required with the
development of Holcomb Heights Phase I will increase pedestrian safety and create
safer traffic movements in the vicinity of Weir Road and Salem Road with the
addition of turn lanes and sidewalks. Additionally, an assessment is required for
future improvements to Rupple Road once it is extended from the south.
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.
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Finding: Based on findings from public service providers, as outlined below, an undesirable
increase in load on public services would not be created.
Engineering: The proposed subdivision has been reviewed for access to public utilities,
including water and sewer. Improvements to the water system and sewer system
are required to serve all of the proposed lots.
Police: Projects existing in this area already receive police services. The same level of
service will be provided to this site as is currently applied to the existing
surrounding development. It is the opinion of the Fayetteville Police
Department that this Planned Zoning District will not substantially alter the
population density and thereby undesirably increase the load on police services
or create and appreciable increase in traffic danger and congestion in the area.
Fire: Fire station #7, approximately 3.1 miles away, serves this site. Fire response
time to the site is approximately 7.5 minutes, with an anticipated 8 (5 EMS —3
Fire/Other) calls for service at maximum build -out, based on the Service
Delivery Impact included as a part of the staff report.
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
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PC Meeting of July 9, 2008
THE CITY OF FAYETTEVILLE, ARKANSAS
TREE PRESERVATION and PROTECTION REPORT
To: Fayetteville Planning Commission
From: Sarah K. Patterson, Urban Forester -
Date: July 2, 2007
113 W. Mountain Si.
Fayetteville, AR 72701
Telephone: (479) 444-3470
ITEM # R-PZD 07-2613: Planned Zoning District (Holcomb Heights Phase II)
Requirements Submitted:
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:
,sT6tal Site Area
acres
5.77
square feet
245,341
'E istin «TreeCai o"v
acres
0.09
square feet
3,920
percent of site area
r.6o%
Eiast>n ;Tree -Cann _ ::Preserved
acres
0.045
square feet
1, 6O
percent of total site area
o.8
%Percent•Mini'nium Cano ",Re
aired¢
1.6o%
FINDINGS:
The desirability of preserving a tree or group of trees by reason of age, location, size or
species.
• This site is adjacent to the already approved Holcomb Heights Phase
I. This project site has little to no canopy on the site. The only two
trees on this phase are elms found in good shape. One elm is
proposed for preservation while the other is found in the alignment of
the proposed road.
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 not occur on this site.
The impact of the reduction in tree cover on adjacent properties, the surrounding
neighborhood and the property on which the tree or group of trees is located.
• Adjacent properties should not be affected by the removal of tree
canopy.
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.
• The size and shape of the does not reduce flexibility of design.
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 these trees was determined to be good.
The placement of the tree or group of trees in relation to utilities, structures, and use of
the property.
• One tree will be removed for infrastructure while the other is found
on the back of a proposed lot in a space that could be preserved even
with future development of the single family home.
The need to remove the tree or group of trees for the purpose of installing, repairing,
replacing, or maintaining essential public utilities.
• The elm preserved will be affected by a proposed utility easement but
removal would not be required..
Whether roads and utilities are designed in relation to the existing topography, and
routed, where possible, to avoid damage to existing canopy.
• The elm removed is found directly in the middle of the proposed right
of way. The ability to move the road around this tree is prohibited by
the property boundary and proposed lot sizes.
Construction requirements for On -Site and Off -Site Alternatives.
• N/A
The effects of proposed On -Site Mitigation or Off -Site Alternatives.
• Mitigation will be required on this site to replace 1,960 square feet of
canopy removed. New canopy will be very beneficial to this site and
the urban forest as a whole.
The effect other chapters of the UDC, and departmental regulations have on the
development design.
• N/A
The extent to which development of the site and the enforcement of this chapter are
impacted by state and federal regulations:
.N/A
The impact a substantial modification or rejection of the application would have on the
Applicant:
• Staff is recommending approval of the Tree Preservation Plan with
the following Conditions of Approval.
Conditions of Approval:
r. Mitigation will be required on the site to replace 1,960 square feet of canopy
removed. This is equivalent to 7(2) inch caliper large species trees. The
developer has requested and been approved to plant the trees on -site.
2. The mitigation trees Aril] be located on lot iio, a common greenspace. Staff
recommends planting all 7 trees before signature of Final Plat. These trees can
not be located within any easements. If the timing of final plat is not conducive
with the planting season, a delay can be approved by the Urban Forester.
3. A 3 -year bond, letter of credit, or check in the amount of $1,750 must be
submitted before signature of final plat to ensure the continued maintenance of
these mitigation trees. At the end of the 3 -year period, the Urban Forester will
inspect the trees, finding 90% healthy, release the amount.
THE CITY OF FAYETTEVILLE, ARKANSAS
LANDSCAPE REVIEW FORM
To: Fayetteville Planning Commission
From: Sarah K.. Patterson, Urban Forester
Date: July 2, 2007
PC Meeting of July 9, 2007
113W. Mountain St.
Fayetteville, AR 72701
Telephone: (479) 444-3470
ITEM #: PZD 07-2613: Planned Zoning District (Holcomb, Heights Phase II)
Applicable Requirements:
NA
?' ite Devi bpfent,& Yar king "• 'ot
NA
;I?54oIDesignOverlay
Y
=Steeet�Tree Plajntin
ng Standards
YrY �%F.Js-t-
NA
'S torniwatFacthttes
Plan Checklist:
Y= submitted by applicant
N=requested by City of Fayetteville
NA= not applicable
Prehmmary(
IFinal.
Subnuttaha
l"Subnuttal v
AIi andsca� a .Pla'ns
N
Y
Irrigation notes either automatic or hose bib
y
y
Species of plant material identified
y
y
Size of plant material at time of installation indicated
Soil amendments notes include that soil is amended and sod
N
Y
removed
Mulch notes indicate organic mulching around trees and within
N
y
landscape beds
N
N
Plans stamped by a licensed Landscape Architect
y
y
Planting details according to Fayetteville's Landscape Manual
`
�,�Y
a ., r�. -
Ite'Deve opmentr mar g: tan _ar s ,
�
H. t�vt2�
qty
_
NA
Wheel stops/ curbs
Interior landscaping
Narrow tree lawn (8' min width, ;7 min length/ i tree per 12 spaces)
NA
Tree island (8' min. width i tree per 12 spaces)
rclimiriry3
Submittal
Final
Submittal
I
Perimeter landscaping
Side and rear property lines (5' landscaped)
Shade trees as described in street tree planting standards,
Parking lot adjacent to R.O.W.- continuous planting of shrubs -at least
8 per tree- and ground cover -5O% evergreen)
NA
$_ �
" ;
iii
ver a=Dtstiact Require menu _ . `„"
y
Greenspace adjacent to street R.O.W. (25' wide)
NA
-
NA
Large street trees planted every 30' L.F. along R.O.W.
25% of total site area left in greenspace (80% landscape)
NA
NA
Parking lots and outdoor storage screened with landscaping
______ - __
St eet:Tree Pla ling Standards (tirsl ofFP.` pr)nit)
_1
_....
Residential Subdivisions- t large species shade tree/ lot tree
y
y
planted within R.O.W.ifpossible
Nonresidential Subdivision- i large species shade tree/3o L.F.
NA
tree planted within 15-25' reens ace
NA
Urban Tree Wells -urban streetscape only-iofoot sidewalk
Structural Soil -if urban wells are used, a note or detail of structural
NA
soil must be indicated on the landscape plan
N
y
Timing of planting indicated on plans (subdivisions only)
N
Y
Written description of the method for tracking plantings
LStormwater.Faclhties;(lime of.F or "p'e,,alit)
,
NA
i deciduous or evergreen tree/ 3000 square feet
NA
4 large shrubs (3 gal) or small trees / 3000 square feet
NA
6 shrubs or grasses (i gal) / 3000 square feet
NA
Ground cover unless seed or sod is specified
NA
5o% of facility planted with grass or grass like plants
Conditions of Approval:
1. The Landscape Plan will be required to be stamped by a licensed
Landscape Architect within the state of Arkansas before
construction documents will be approved.
2. Under Landscape Regulations Chapter 177, street trees must be
bonded for a 3 year period. This bond is for the maintenance of the
trees. This amount must be deposited with the City before issuance
of a final certificate of occupancy.
FAYETTEVILLE
THE CITY OF FAYETTEVILLE, ARKANSAS
113 West Mountain St.
Fayetteville, AR 72701
ENGINEERING DIVISION CORRESPONDENCE 479-575-8206
To: Jesse Fulcher, Planner June 27, 2007
From: Glenn E. Newman, Jr., P.E.
Staff Engineer
Re: Plat Review Comments (June 28, 2007 Subdivision Committee Meeting)
Development: PZD 07-2613 Holcomb Heights Phase II
Engineer: Appian Centre for Design
Site Plan:
I. All designs are subject to the City's latest design criteria (water, sewer, streets and
drainage). Review for plat approval is not approval of public improvements, and all
proposed improvements are subject to further review at the time construction plans are
submitted.
2. We have received an estimate for Rupple Road and the Connection to Rupple Road by
Street 2. The estimate will be reviewed before Planning Commission Meeting.
3. We are in support of the following waivers requested by the applicant in the June 20th
letter to Mr. Pate. (Attached)
4. Revise the cross slope of the public roadway so that the centerline and the top of curb
match. _
Grading Plan:
5. All grading shall be set back a minimum of 5' from the property lines unless written
permission is submitted from the adjacent property owner or a joint grading plan is
submitted. Specifically south of the detention pond.
Drainage Report:
6. This project is dependant on the resolution of the Phase I detention pond size and
downstream capacity as approved by the Planning Commission.
Engineering I of 1
THE CITY OF FAYETTEVILLE, ARKANSAS
TO: Andrew Garner, Planner
FROM: Alison Jumper, Park Planner
DATE: June 26, 2007
113 w. Mountain St.
Fayetteville, AR 72701
Telephone: (479) 444-3469
SUBJECT: Parks & Recreation Planning Commission Review Comments
******************************************************************************
Meeting Date: July 9, 2007
Item: R-PZD 07-2613 Holcomb Heights Ph. II 245
Park District: NW
Zoned: R-PZD
Billing Name & Address: Nock / Broyles Development 4921 Clear Creek Blvd. Fayetteville,
AR 72704
Land Dedication Requirement Money in Lieu
Single Family @ .024 acre/ unit =acres _36_@ $960 per unit = $ 34,560
Multi Family _@ .017 acre/ unit =.acres @ $680 per unit = $
COMMENTS:
• Parks and Recreation Advisory Board made a recommendation of accepting money in
lieu of land for the park land dedication requirement for this development on May 7,
2007. This decision was based on the proximity of existing park land. Additionally the
developer is providing POA owned and maintained greenspace within the development.
• Fees are due prior to building permits.
R-PZD0-1
ittee
From: Brian Pugh
To: Fulcher, Jesse; Garner, Andrew
Date: 6/22/07 10:02AM
Subject: Subdivision Committee 6-28-07
07-2631 stbroo• l
red the ba of
urs in Clabber Cre
07-2633 alGreer
losure re sh wn. P
no cation for n ep
addresses and street names
6th & One Mile R pactor to�at4n okay, but sions for the
eg skow dime ions. Als W reen usually s a 6yd ca twardtijr
is shown on the
R-PZD (Holcomb Heights) Alley collection is at the discretion of Solid Waste Director. If at anytime Solid
Waste feels service is not being provided in a efficient manner due to alleys being encumbered, front side
collection or modified collection points will be required of the residents resulting in a loss of parking
spaces. No parking allowed in alleys.
Brian Pugh
Waste Reduction Coordinator
Fayetteville Solid Waste and Recycling
479-718-7685
479-444-3478 Fax
Fayetteville Fire
Department
All
To: Andrew Garner and Jesse Fulcher
Thru: Chief Tony Johnson
Assistant Chief Bud Thompson
From: Captain Dale Riggins
Date: June 8, 2007
Re: Re -zoning review comments - Holcomb Heights. Phase II
R-PZD 07-2613 (Holcomb Heights, Phase II)
These 5.77 acres are covered by Engine 7 at 835 N Rupple.
It is 3.1 miles from the station with an anticipated response time of 7.5 minutes. This long response
time is due to Rupple Road being narrow and curvy. The improvements to Rupple Road should
reduce the response times somewhat be we cannot estimate this at this time without the upgrades to
the street.
The Fire Department anticipates 8(5 EMS — 3 Fire/Other) calls for service per year once the
development is completed and maximum build -out has occurred. The service impact of this type
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 to this development
Please feel free to contact me if you have any questions.
Dale Riggins
Dale Riggins
Captain
Fayetteville Fire Department
Holcomb Heights, Phase II
Fayetteville Fire•
Department
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Date 6/4/2007
Jeremy Pate
Zoning and Development Director
City of Fayetteville
113 W. Mountain
Fayetteville, Arkansas 72701
Dear Director Pate,
This document is in response to the request for a determination of whether the proposed
PZD 07-2613: Planned Zoning District (Holcomb Heights Phase II, 245): Submitted
by Todd Jacobs Appian Center for Design for property located at E• of Rupple Road,
W of Phase I, would substantially alter the population density and thereby undesirably•
increase the load on public services and create an appreciable increase in traffic danger
and congestion.
it is the opinion of the Fayetteville Police Department that this PZD will not substantially
alter the population density and will not create an appreciable or undesirable increase in
the load on police services nor will it create an appreciable increase in traffic danger or
congestion.
Sincerely,
Captain William Brown
Fayetteville Police Department
PZD 07-2613: Planned Zoning District (HOLCOMB HEIGHTS rHHASE 11, 245): Submitted
by TODD JACOBS APPIAN CENTER FOR DESIGN for property located at E OF RUPPLE
ROAD, W OF PHASE I. The property is zoned RSF-4, SINGLE FAMILY -4 UNITS/ACRE
and contains approximately 5.77 acres. The request is for Phase II of a Residential Planned
Zoning District with 36 single family lots proposed.
Planner: Jesse Fulcher
Public water is located adjacent to the site. There is an 8" waterline stubbed out from the
subdivision to the south. Water service may need to be extended through the property at the time
of development.
Sanitary sewer is available to the site. There is an 8" stubbed out from the subdivision to the
south. Sewer service may need to be extended through the property at the time of development.
Improvements to the sewer system may be required dependent upon the demand placed by the
development. The capacity of the existing main may need to be studied at the time of
development
The site has access to Salem Road and Weir Road. Salem is currently an mostly improved two
lane paved roadway. Weir Road is an unimproved two lane highway. Street improvements will
be evaluated with the proposed development.
Standard improvements and requirements for drainage will be required for the development.
PLANNING
LANDSCAPE ARCHITECTURE
URBAN DESIGN
ENGINEERING
APPIAN CENTRE FOR DESIGN
June 20i', 2007
Jeremy Pate
Director of Current Planning
City of Fayetteville
113 W. Mountain
Fayetteville, AR 72701
RE: Holcomb Heights, Phase II
CC: Glen Newman P.E. Staff Engineer
Jesse Fulcher Planner
Matt CaseyP.E. Assistant City Engineer
Mr. Pate,
Appian Centre for Design is writing to request waivers granting permission to:
JUN 2 3 2007
1. Construction curb return radii (CRR) of 20' on all interior street and alley intersections
2. Implement street cross sections different than those required by the current Master Street
Plan standard with regards to street width, greenspace, and sidewalk width.
3. Construct a centerline radius of 70' at the curve of Public Street 2 at lot 89 and 90, and a
centerline radius of 100' at the curve of Public Street 2 at lot 82
4. The option to use 18" curb versus the standard 24" curb
5. Construct curb return radii (CRR) of 30' (instead of 50' radius for collector streets) at the
intersection of Public Street 2 and Rupple Road extension.
Please consider the following as grounds for granting the waivers:
The request is to allow a 20' curb return radius (CRR) at all interior street intersections
and alleys in order to reduce the speed of turning automobiles and to reduce the in -street
walking distance required for pedestrians crossing the street. Excessive CRR allows
traffic to take turns too fast, raising the design speed of streets to levels that are
uncomfortable and unsafe for pedestrians. A 20' CRR will create a safe pedestrian
environment that promotes walking and pedestrian safety.
No above ground obstructions, such as fire hydrants, street lights, trees or traffic signs
will be permitted with in fifteen feet (15') of an intersection of streets. Reinforced curbs
and no parking zones will allow emergency apparatus to utilize curbs for their turning
needs if the roadway is other wise restricted.
2. The request is for a waiver granting permission to design street cross sections differently
than are required by the current Master Street Plan standard with regards to Holcomb
f
Heights. Our proposed street cross sections are intended to create the backbone of what
we hope will be a successful development. We hope our proposed street cross sections
promote a strong connection within the community. We feel that the typical street cross
sections meet the City Plan 2025 vision for Fayetteville and Holcomb Heights. Our ideal
is that the community should be pedestrian -friendly and have strong community character
and identity. We intended for Holcomb Heights streets to define this project, creating a
sense of place and providing a safe environment for pedestrians. The proposed 23' street
section is intended to allow for on -street parking. On -street parallel parking is designed to
provide a safe environment for pedestrians on the sidewalk from moving vehicles in the
traveled lanes and provide street activity while developing a sense of neighborhood and
sense of place.
3. Due to site constraints, we are proposing a 70' centerline radius on Public Street 2 at lot
89 and 90 and also a 100' centerline radius at lot 82. These radii will prove adequate for
the small amount of residential traffic on the street along with any service or emergency
vehicles that may require access into this part of Holcomb Heights.
4. An 18" curb versus a standard 24" curb uses less concrete and is consistent with
traditional neighborhood design in which aesthetics play a large role.
5. We are requesting a 30' CRR at the intersection of Holcomb Heights Public Street 2 and
the future Rupple Road extension to match conditions proposed in Phase I of Holcomb
Heights,instead of the city requirement of a 50' CRR for a collector street.
Thank you for your time in considering this matter. I look forward to hearing from you. If you
have any comments or questions, please do not hesitate to contact me.
Sincerely,
Todd Jacobs
Appian Centre for Design, Inc.
Director of Design
One East Center Street Suite. 212
Fayetteville, AR 72701
Phone: 445-6009
Fax: 445-6050
Appian Centre for Design -
One East Center Street, Suite 212
Fayetteville, AR 72701
Office: (479) 445-6009
Fax: (479)445-6010
Opinion of Probable Cost —Rupple Road Improvement
Ralf of 28' typ. street section (14') - Assessment #1 - Due to City at time of Final Platting of Phase I1
Rupple Road @ 6"13"/2"
2' Undercut and install hillside
6' Concrete Sidewalk
Curb and gutter
24" RCP
Curb Inlets
1landieap Ramps w/ Trunkated Domes
Final dress up and seeding
Fayetteville, AR - Holcomb Heights -Phase I1
Project Number 6070
July Sth, 2007
Quantity Unit Unit Cost Total
$21.50
$8,363.50
$ 12.00
$4.668.00
.
$3.00
$4,500.00
12EF$45.90
$9.50
$1,586.50
$11,475.00H
$3,500.00
$3,500.00H
$500.00
$1,000.00$0.30
$255.00
-�y.v,:aaYlR.i .. v
Opinion of Probable Cost - Connection to Rupple Road from Public Street 2
Street section from cul-de-sac to Rupple Road - Assessment d2 - Due to City at time of Final Platting of Phase 11
Public Street 2 @ 8"/3"
2' Undercut and install hillside
Curb and gutter
Handicap Ramps w/ Trunkated Domes
Quantity Unit Unit Cost Total
169
S.Y.
$16.75
$2,830.75
169
C.Y.
$12.00
$2,028.00
136
L.F.
$9.50
$1,292.00
2
EACH
$500.00
$1000.00
..5715075.1
c.%t
Note: This estimate is based on local contractors bids in the area for several current Appian Centre for Design projects.
CECV-5-07-Rupple - Northern 250 Feet.xls Revised 7-5-07 Page 1
RPZD07-2612 HOLCOMB HEIGHTS PHASE II
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(8.14.07) Clarice Pearman - Ords. 5042 - 5044 and 5048 - 5052 • Page 1
From: Clarice Pearman
To: Pate, Jeremy
Date: 8.14.07 4:13 PM
Subject: Ords. 5042 - 5044 and 5048 - 5052
Attachments: 5052 Abshier Heights 166.20 waiver.pdf; 5043 R-PZD 07-2578 Bailey Meadows.p
df; 5044 Amend Ch 171 & 172.pdf; 5048 RZN 07-2637 Starks.pdf; 5049 R-PZD 07
-2613 Holcomb Heights II.pdf; 5050 VAC 07-2638 Estes.pdf; 5051 VAC 07-2639
Four Seasons.pdf; 5042 Amend Ch 161 Zoning Regs.pdf
CC: Audit; GIS
Jeremy:
Attached are the ordinances passed by City Council, August 7, 2007 generated by the Planning Division. Please let me know if
there is anything else needed. Have a good day.
Thanks.
Clarice
Clarice Buffalohead-Pearman, C.A.M.C., C.M.C.
City Clerk/Treasurer Division
113 West Mountain
Fayetteville, AR 72701
479.575-8309
cpearmanralci.favetteville. ar. us
NORTHWEST ARKANSAS EDITION
Benton County Daily Record
P. O. BOX 1607
FAYETTEVILLE, AR 72702
PHONE: 479-571-6415
AFFIDAVIT OF PUBLICATION
I, Kate MacNaughton, do solemnly swear that I am the 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
City of Fayetteville: Ordinance No. 5049
Was inserted in the Regular Editions on:
August 18, 2007
Publication Charge: $100.23
Subscribed and sworn to before me
Thisjday of & U4, 2007.
Notary Publi )anioeDeason
notary Public, State of Arkansas
Washington County
I I My Commission Expires 11/15/14
My Commission Expires: 1511'-!
"*NOTE"* Please do not pay from Affidavit.
Invoice will be sent.
RECEIVED
AUG22 2 2007
CITY OF FAYETTEVILLE
CITY CLERK'S OFFICE
l
Saturday, August 18, 2007 : 4
ORDINANCE NO. 5049 - . w ' ' • " ""
a e evi le
PL ORDINANCE ESTABLISHING A RESIDENTIAL
PLANNED613.HO ZONING MEIGHTS TITLED LOCATED
ED
07-
2613, HOLCOMB HEIGHTS PHASE II, LOCATED
EAST OF RtJPPLE ROAD. WEST OF PHASE I;CON-
TAINING APPROXIMATELY 5.77 ACRES; AMEND -
ARKANSAS
INC 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
Section 1: That the zone classification of the following described property is hereby changed as fol-
lows: . r '
From R -A, Residential Agricultural to R-PZD 07-2613 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 submit-
, Led, determined appropriate and approved by the City Council further, that the conditions M
approval shall be filed and available for viewing In the office of the City ClerklTreasurer 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 require-
ments of the master development plan have been met.
Section 4: That the official zoning map of the City of Fayetteville, Arkansas, is hereby amended to
reflect the zoning change provided in Section 1 above.
PASSED and APPROVED this 7th day of August, 2007.
APPROVED: - ATTEST:
By: By:._
DAN GOODY, Mayor SONDRA E. SMITH, City ClerMMaaumr'
Exhibit A is a map and may be viewed in the office of the city clerk/treasurer during normal business
hours.
EXHIBIT B.
&PZD 07-2613
COMBINED TRACTS 2. 3 & 4 -
A part of the NW1/4 of the NW 1/4 of Section 32, Township 17 North, Range 30 West, being more par-
ticularly described as follows: Beginning at Me Southwest Corner of the N W 1/4 of the NW 114 of said
Section 32 and running thence N 02°5027' E 250.00 feet; thence S 87°D4511' E 215 44 feet; thence
N 03°1438' El 10 31 feet; thence N. 71°59'20' E214.93 feet: thence N 03°17000 E 10.73 feeb thence
N 71°59'20' E 256.69 feet; thence S 03D10'10• W 536.39 feet. thence N 87°D343T W 240.26 feet,
thence N 8ND34'37' W 200.03 feet, thence N 87°D3437' W 213.67 feelJo the point of beginning,
containing 5.77 acres, more or less, Washington County, Arkansas.-
Subject to any easements and/or right-of-ways of record.
RECEIVED
AUG 222007
CITY OF FAYETTEVILLE
CITY CLERK'S OFFICE
-"_ik1 P II Y.1 !S]'4 !il
For
('rI!
Located At
5Ait! LSJAII.. IAYd I Ylli'! ADJ
BOUNDARY DESCRIPTION
COMBINED TRACTS 2,,,3 & 4
A part of the NW1/4 of the NWI/4 of Section 32, Township 17 North, Range 30 West, being
Alone particutar", descrl bed as follows; Begi nnl ng at the South Nest Corner of the NW1/4 of
the NW1/4 of bald bonbon 32 and running thence N 02°50'27' E 250.00 feet; thence
5 87°45'11" E 215.44 feet, thence N D3°14'38" E 110.31 feet, thence
ce N ] 69feet, E
214.93 feet; 0 W ence N feet] eE 10.]3 feet ; thence N 6f71'59'20' E e E7 feet, thence
2 03'30 e t, thence
N feet, thence -W N 87'34 Feel W 2e Ponteet, thence N 87°3937" W
5
acres,200 feet, n Res, N Wash
no 3]" W my Ar feet to the poinof beginning, conta;ning 5.]7
acres, more or less, VJashing[on County Arkansas.
Subject to any easements and/or n got -of-ways of record.
BASIS OF BEARINGS
ARKANSAS STATE PLAN COORDINATES, NORTH ZONE.
GEODETIC NORTH, NAVCOM GPO UNIT.
REFERENCE MONUMENT K- 9LOCATED AT
N 654044 530, 0 654251.767, EL.. 1201.38
REFERNCE DOCUMENTS
1. PROPERTY LINE ADJUSTMENT - FILED FOR BROYLES COMMERCIA. FUNDING, LLC
WASHINGTON COUNTY, ARKANSAS AS 2005-57019
2. WARRANTY DEED, WASHINGTON CO. AR. FILED AS 2003-34096.
3. 11'ARRANTY DEED, WASHINGTON CO. AR. FILED AS 958-892
4 WARRANTY DEED, WASHINGTON CO. AR. FILED AS 2005-40735
5. WARRANTY DEED. WASHINGTON CO. AR. FILED AS 2D05-52403
UTILITY INFORMATION
NO ATTEMPT HAS BEEN MADE AS A PART OF THIS BOUNDARY SURVEY TO DETAIN OR
SHOW DATA CONCERNING THE EXISTENCE, SIZE, DEPTH, CONDITION, CAPACITY OR
LOCATION OF ANY UTILITY DR MUNICIPAUPUBLIC SERVICE FACILITY, EXCEPT AS
DEPICTED ON THIS SURVEY PLAT. FOR INFORMATION REGARDING THESE UTILITIES DR
FACILITIES PLEASE CONTACT THE APPROPRIATE AGENCIES OR OTHER SURVEYS.
EASEIh93I5 ZONING AND LAND -USE REGULATIONS
EXCEPT AS SPECIFICALLY STATED OR SHOWN ON THIS PLAT, THIS SURVEY DOES NOT
PURPORT TO REFLECT ANY OF THE FOLLOWING, WHICH MAY BE APPLICABLE TO THE
SUBJECT REAL ESTATE: EASEMENTS OTHER THAN POSSIBLE EASEMENTS WHICH ARERE
VISIBLE AT THE TIME OF THE MAKING OF THIS SURVEY OR AS PROVIDED BY THE CLIENT;
BUILDING SETBACK LINES; RESTRICTIVE COVENANTS; SUBDIVISION RESTRICTIONS;
ZONING OR OTHER LAND USE REGULATIONS; AND ANY OTHER FACTS AN ACCURATE AND
CURRENT TITLE SEARCH MAY DISCLOSE.
FLOOD CERTIFCATION_
THIS PROPERTY DOES NOT UE WITHIN THE 100 YEAR FLOOD AREA ACCORDING TO THE
FLOOD INSURANCE RATE MAP NO. 050430083 0, DATED JULY 21, 1999.
VICINITY 9trAP (Noe to some)
N RJ
DR
of _
C
ilia DCCNE
p LEI,IE\iAR ,
PF'OiLCT R.4ZORE.4CX
0C:Cr' 0Y6
O OLF COGRS
d ��A
z O z
PLAT PC: 245
PLANNING
LAN OGUAPE AR CHITECTLIR
SD_ T'�cE5 URDAN DE Ei TEN
1J
ENGINEERING
AePiAri CENTRE FOR_DESI(
CAL H, EAST Ctl\ tE ST E'
FAYET'=VI L" AR4A\'SAS 12701
OFF CE -(479) 44`-6009 FAX: (479` 44:;-6CSC
SHEET INDEX
1. COVER SHEET
2. SITE PLAN
3. ZONING AND DEVELOPMENT STANDARDS
BY PLANNING AREA
4, UTILITY PLAN
5, GRADING/TREE PRESERVATION PLAN
6. LANDSCAPE PLAN
7. SURVEY
CONTACT LIST
OW NERLVELOPER
NOCK-BROYLES DEVELOPMENT
4921 CLEAR CREEK BLVD.
FAYETTEVILLE, AR 72704
OFFICE: (479) 283-9545
FAX: (479) 442-5440
REPRESENTATIVE
APPIAN CENTRE FOR DESIGN, INC.
1 E. CENTER ST., SUITE 212
FAYETTEVILLE, AR 72701
OFFICE: (479) 445-6009
FAX: (479) 445-6050
U
GENERAL PROVISIONS
AUTHORITY
THIS PZD MASTER DEVELOPMENT PLAN IS AUTHORIZED BY SECTIONS
161 AND 166 - PLANNED ZONING 015 RICA OF THE CITY OF
FAYETTEVILLE UNIFIED DEVELOPMENT CODE. THE PROVISIONS OF
THIS PZD MASTER DEVELOPMENT ELAN H ALL RUN WITH THE LAND
THE LANDOWNERS, THEIR SDEVELOPRE, HEIRS, OR ASSIGNS SHALL
BE BOUUND BY THIS MASTER NCVELOPMENT, AS AMENDED AND
APPROVED BY THE CITY COUNCIL.
ADOPTION
THE ADOPTION OF THIS PZD MASTER DEVELOPMENT PLAN SHALL
EVIDENCE THE FINDINGS AND DECISION OF THE FAYETTEVILLE CITY
COUNCIL THAT THIS PLANNED ZONING DISTRICT FOR HOLCOMB
HEIGHTS IS IN GENERA,, CONFORMITY WITH THE FAYETTEVILLE
GENERAL PLAN 2020; 15 AUTHORIZED BY THE PPOVISIONS OF
SECTIONS 161 AND 166 OF `HE CITY OF FAYETTEVILLE UNIFIED
DEVELOPMENT CODE
THE PROVISIONS OF THIS PUS MASTER DEVELOPMENT PLAN SHALL
PREVAIL AND GOVERN THE DEVELOPMENT 0= HDLCOMB HEIGHTS,
PROVIDED, HOWEVER, THAT WHERE THE PROVISIONS OFT IS MASTER
DEVELOPMENT PLAN DO NOT ADDRESS A PAPTICULAP SUBJECT, THE
RELE'.'ANT PROVISIONS OF THE CITY OF FAYETTE VIu-E UNIFIED
DEVELOPMENT CODE, AS AIN OTHER APP ONS CITY LIVABLE
RESOLUTIONS OR REGULATIONS OFTHE CITY OF FAVETTEVJLLE, SHALL
BE APPLICABLE.
ENFORCEMENT
TO FURTHER THE MUTUAL INTEREST OF THE RESIDENTS, OCCUPANTS,
AND OY,NERS OF THE POD 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 ON IN EQUITY BV THE CITY WITHOUT LIMITATION ON ANY
POWER OR REGULATION OTHERWISE GRANTED BY LAW.
CONFLICT
WHERE THERE IS MORE THAN ONE PROVISION WITHIN T E PZD
MASTER DEVELOPMENT PLAN THAT COVERS THE SAME SUBJECT
MATTER, THE ➢ROVIS'ON WHICH IS MOST RESTRICTIVE OR IMPOSES
HIGHER STANDARDS OR REQUIREMENTS SHALL GOVERN UNLESS
DETERMINED BY THE ZONING AND DEVELOPMENT ADMINISTRATOR.
MAXIMUM LEVEL OF DEVELOPMENT
THE TOTAL NUMBER OF DWELLINGS OR THE TOTAL COMMERCIAL,
BUSINESS, OR INDUSTRIAL INTENSITY APPROVED FOR DEVELOPMENT
WITHIN THE PLANNING AREAS IS THE MAXIMUM DES EOPMENT
REQUESTED FOR PLATTING OR CONSTRUCTID". THE ACTUAL NUMBER
OF DWELLINGS OR DEVELOPMENT FOR COMMERCIAL, BUSINESS, OR
INDUSTRIAL MAY BE LESS DUE TO EJBDIVISION OR SITE
IMPROVEMENT PLAN REQUIREMENTS OR OTHER REQUI REPENTS OF
THE CITY COUNCIL
PROJECT TRACKING
AT THE TIME OF SUBDIVISION FINAL PLAT 0.4 LAO 'F SLOE
DEVELOPMENT, THE APPLICANT SHALL PROVIDE A SUMMARY F THE
DEVELOPMENT, TO DATE, TO THE PLANNING DIVISION, IN ORDER TO
ASSURE MAXIMUM DEVELOPMENT LIMITS ARE NOT EXCEEDED.
HOLCOMB HEIGHTS, PHASE II
p.s„
L SITE DATA TABLE Holcomb Heights- Phase II
1 PLANNED 1CRES DWLUEI G L. USE ., ...., '1
DEs(GN ONi R-PZD SUBMITTAL ` I�
E rt PA� 04 _ S 41e Fomil} ,
E IMP
' G9'032 66669
nr�'[c� u <avrir
,ac�nm
}
PUT PC. U?
U\ITS PL/vNNI?IG
it (PA2')ROV�HOLS S 24 82
.vmFET TABLE 5 WAIJ \,1LLAGe l,IOLSES
nmY .o
Y 4 5 £mss 20 (PA3) P 4T10 HOLSFS 11 Z
•- 0 (P a)COTPMUNII] GP C'SSPACE 4 $7 I .
BDno�norvz_ _.._ )i - 7 > JiiiwD w.Bx $can, —.__ — -
zl
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F 710 9
2
0' a
Os"1T00" e/ \ \C
I
10.93' - o
214
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i r
-- I
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— — — — — — — — — — — - — — — —
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'u 87 337W if G62 54
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hI
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CM
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ReRu rements lPAJI
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Holcomb Heights
PLANNING AREA 1 VILLAGE GREEN HONES
S COCCI
c.Res pe o y, erz ,.
PLANNIho AREA 2 - ROE HOUSES
1:1:Pc eo11I
al —
56 b% IL --
L
0
PLANNING AREA 3 PATIO Ho .36
b I 1 ya 883 a -
� �
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N N i�"'I
I P
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87°4511 E 21144 I.T. ^ -__
- �.,.., - - - - PLANNING ARER4 - COfJIfIflUNIP' GREENSP CM
E
-- T o.as ACRES _ . _ a� �PA1. Ijc
�a 0.47 ACRES it
0 PA 3 i ��roae� I I�'
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CAP
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I
I 16 AC S —�
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eo E 87j4 F240 26 _ A 87°3d 39 11F- 13S6.50" . � s � .. _..- _
I
mil
02°071
°A' s
aa.
PROP OSED LOT TYPES
'.COM PT AS'.14 sgrs AML
IC Al 01 Hol SS
{PAs} P VIG 14OUSES
ICYCCCCLXCT I'
-- IAPPiAN CENTRE
NIREG FORE5I. i'
cc
cc
cc
cc
to
A 33�
l 2 00 % � A -
1
89"45'7• E 21 44• c -- � .. , - tow Lot �5 I I
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• - --- $ 3 8°3A 39' l ZTO Y'8
\P9`3d—SO N' G62.54
i. •'. • [ A' 893439,9 133658 — — __ — — — •• 4
GENA[1rESOTES
-. < APBIAN GENTRE FR DE!G
2007 �.. _ .. ... �.,:
N
TREE CANOPY C A L C U ATIOS
iC AL AREA OF SITE 5.77 A RES 245,54' S.T,
EXIS ND TREE LANOPY 009 ACRES (1 56 % OF STE) 3910 SF_
REMOVED CANOPY T EG45 ACRES ( (0.75% OF STE) '
E. S�
.F. = R"''
-.
PRESERVED CANOPY 0045 A RES 078 % OF STE) Jj1 960 ST }Y �^
PALS EAVATION 552U RED 0.022 ACRES (0.7900 OT 5TE 560 SF
OF REPLAC.MENT TREES REDUIRED ) iREE5. U,'00_ED RA'10 OF 29C IS USED
'" 660 69
A
9 OF REPIAC'MENi 'RACE PNOVID[G 7 SEAS
TREE CANOPY REQUIRED i0 BE PRESERVED 25% _ j9ogg' 09'
2" CASIPEF TREES WILL BC N CGETA ON—SI AND USED FOR "NE PRIVATE PARK. -
006050 CO'NSTRJN OM1 THE TYPE, SPECKS, AND FINAL LACE' 59 WILL BL SI{CWN ON °RE JAVDSLAPE PLAN _ -
ENCE. BARB 061100 OR AT TEI ME CONSTRUCTS CN DRAWNC5 ARE SUBMITTED. v
Mf lACES 111-1 A„oNG _ _.___--_--___—.---____- -_- =_.....-- _ -
I CCEIWp_
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IAcE PLAN1lNG DETAIL
DECIDUOUS TREE PLATE TING LEGEND
Jf4�
/�J
N F41111
`
ou �u.c
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5 ERUB PLAN TTF4G DETAIL - -- -
SHRUB PLANTING LEGEND
UPRUNE EWESEN ME SEASONS rpl BE AFTER PUNT NA
2 ELUDE FLARE] IN 'REfuSAL. PLUMB FORmER ovE UOIrKLNEA PR DR GTUA AP POAK EASEr LU
CON PLANERS
TREE CANOPY CA LCUATI ONE
IOTA AREA DE SITE
YIS TING ACE CAMCPY
P D D LENDS
t , LANES
0D .09 ACRES ( 56 Y OF SHE
C 045 ACRES (0I5 5 5 S)
4 70
3020
6C
SE
\
PRESERVED CANOPY
0045 ACRES (078 X 01 5 C)
960
SE
5..
\
PRESAGE TI 35 REDRECC RED
0.022 ACRES (376 X OR S')
g60
'_, C-
LA
0 REPLACEMENTTREES RIO 'J IRED
7 TRAS M'TGATED RATID 01 200 S USED
',�
ERE RCPLAC[NENT RECS PROVIDED
7 TREC,
IL
IP
PLEA _ 2uT SEa�ufnT � / _ �� PLANTING NMS TREC CAM1DPY REOU AFD iC BC PACSERLCD: 25X
/y ALL AND 7 2' CALPCE 'RECS EC MITIGFiCD DM1 SITC.SCD nuPEx '/� _ ^'E c"T'-^ EP°�'°` -� BE EXCAVATES TB '°E YPE, S'_CDS ARD ENFI LOCAT On N 1 Bc''xf:NN ON OM1 ' FOR 'Ft H[ lLND.CECAP[ PIAN KATE PERM
c mEE>•
ANN �� L SE'SRE LEE] STARE ELECSEBEcva[c enc cr l...-TumP TO PR[V
CANT NO NOTES L.ABREAOAlAN_X TN BITER GeEO. A' THE TIME CDNSTRUCTIDN DRAWINGS ARE LABS TIED
` �ooE WLaAvUGP PE�F;T4N �_ ' »•" 2 I ^m_.. w .__ . .. °
Z _
LI=GCND
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nmAccr GaAOE wees
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• ° P LA(T LIST
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3I N 03°I7" 00'' E % \ @�\ C'9 '' - 0
10"93' P I
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I L
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N 80'34 311 5 _ HOlE 50' '
1
VP P1AN CENTRE FOR RESIGN
-.__ _. S B>'40" '_ 8 - _ /302x' secnuv v -
I �
d.+m„m I �� wft R�ppU "-6'. i TLY GSN
J TFACT 2
II
cC
ORIGIIVAL
id 1 R SD AC ES t
/. ' „—'_J s TRACT 1 'A
13.97 110405 3
I
TRACS 3 .69/ /
_.. � 1.39 ACRE5 f %
wmua, ADJUSTED --I 98 --.1N 03°1700'E —r—.—._.—¢—.—•—
m. mom
wewaeuxauar.m m
seu¢x=m
-__ 9RES
'� 6 ACp � G s�fiµ * mJ�,w� r¢•n s r.,,�.¢,�,
a a� ADJUSTED TRACT I
x �xar Ame 2.1i A R 5 19.26 ACRES f Q 1500
�I �� a max
5-82 4SJ1" E 15.h4' 110140 04004
W PDND AREA o O.D9 ACRES t +m•d-+
envnen rrv'10 00
0.32 ACRES s
04 o PRDA LLAT£RL1 � ti _ —
20 17
r B Lam_- - - ¢ - - - - --s At, - Lr 1100 _-.
�Z+6, --sea .be>'stl-v'�. zu� 1 LDc ° No a RICH? o tNEW CI(/E aa- N89 131650 e e,
ag egg c�i 11891gg 1/g ss6 iggIg
w ex e
s 1168g .� 1
n .
1y + -.. _ .._ .-. _ _ -B
ADJUSTED TRACT 4 ADJUSTED TRACT 3 ADJUSTED TRACT 2
/ II ,WI/9 x11/161'111 ]z .1 II Non/F m NO / NI 7
/ ret/q 1 of so¢I on ]z To 70 74101 4 41 x%x1 I IN /4 ,wt/.111 N / / 01411014t2 qor ON IN 3 11OF. nOON. 1
- S 6 11' 041 44141 I more or ess, s 75 e9orlee¢s No y
n one x11y 0 (1061z1000) ^9h�1oU 4xntl 1ny 1i¢xxlemm¢ 11na R a n 9161 0RICINAL TRACT
on /o g -xl- y I reclm. ono/1r -1r- 1ys I rewm. 1pn1 —l—wys F, 'S A II II on any o+ ¢ e11<me� ¢
te/1+ lwni 19 16911 in x11/q wi'o 112
REMAINDER TRACT 4 REMAINDER TRACT 3 REMAINDER TRACT 2 - - o Ill
ni/ae 01
umt/n 1. A . NW /4 xr s'II I x2. -11nsmx i,xA/e oI II N
II I xt/q n'+/4
N1/A x1/s 1'1 a6 rn cu NI S 11.01 32 0 oe cu tl / 1nry a 91(N'er
'II 2300/0l54I'IN U Ill'01111.1 I 01/I NI I ,4o SV B7gJa U
;Tje ey,/q0 II (
Ill 742'E NI tw1/q O2 027 161116 tl 6ecl'1n ]2FIlth u i ]00' E 6. b e M1'n9II County SRS 44x11 .96 le
eeI, M1u
144! 11 A ,, ¢ c II
II (922 041'F I0 e1 559911//61 o
n 1¢11 m1,: u]a] 'NI
ar x.1¢ x+9,1 x e6¢ a%a /
1 m r e ¢ m1m¢ 1 /o s 1I- ow ,1c11 1 y ¢-1 u a/oo 01 v 1 01xom ( ) III 00 IF / / / N IN
n%oil -1 - re11.. 011 , 0exni x w ,q I . e „m 07
COMBINED TRACTS 2 3 & 4 FOR ANNEXATION
A poll of the NW"/4 01 the NVJ1/4 of SOCCon 32, O '7 Norm, Rorge
30 West 06110 more par[Culorly 0040/bed as (ollowe Beg 11118 CI IAN
Souttwest Comer of the 1481/4 1f the NI4t/4 of satl SeCton 32 Cnd
1071.179 tnence N 020027' E 6'6,67 14011 thence N 7834'S?" E 225.33
11 N 71/1642" E 200.63 foop 104110 Fl 700A 5T E 249.82 lEVI;
Ahenc0 5031910' N 799.22 1001 then00 N873437' A 65..96 feet to the
ptlll 01 509,10,70. g . g t g i0SF Ocles.II,0I4S1l005, WISF,InOlSfl CDun'y
Coolly Rood FAN. 94 (N ) ;g
on9 llleflsllfloIdo and Nfl, 4 m C 1 a .anI¢ Ond/wI 0:901 aye o
ADJUSTED TRACT
NO w OFFOCIP
1014 w30q w1m4 IIFN Cl 190 50115000 041101 41 41,0 wi/4
01,10 /4 Cl 0410 SN,I;NI' 32 NIt '1110110
0050,27" 11 250.50 leel 100000 S0T45'lI' 4 21S.44 Net 00/I0011740000' C 050.411004; 01.0100 0 022006' N
St01I4I59)I°04FI10,s 10.25 40100 7/014 NI (000.
501.4001 10 1(10 040'LFF/4141 004111' 11004 110. 54 1,201_NI_COY
01012 mO NOV11 0(00. 01¢11x. one 1 1, lSNAIl ION, Ii0IIF
o%II1 9 m r
N
6
0' 100' 2D0' 300'
LEGEND
U STORE
ROA' PIN
o 1717 1110''
40 00170.0
'T N SINBL£
RAILROAD .1
- JEEP BOUNDARY OF
- - - . WN£
OLD BPen ELECTRIC
LECTRIC'
—, —.— P5.1135 LINE
£s._g£�+se'cus5te_s..B£A�LAziae':
00' TOO TIEO
PERCENT r - ) io %L0bs°RCIEIF oP DT E REAL"£'STATE5400414 010 .0)00
DESCRIBED OI10'EOSOIP, .4/A, STRDFD£ s BORER)' ALL THE SaO/ 4CC 01' LAW. THE o NOW' TRIO I0LL0 LIFE 70 THE ALSO
POE
FOB/AC 401071? AS ON DElL/. TE5 (CTE TO rvAb c aM'sAOAREDET£LENWOA' ONP.fx'r 1110LDIA01L11Y
LLS) TN£ LAOS/RENTS
115 9ROrvN ON TB Tort'
BG `OF lc STTALLATIUN IF
PST OISBLTIPS @�y AFPVFb FACILITIES.
SEMENTS, 2101 RIGHT 41, PROHIBIT 0001 CR001100 SF
IND10 7011 /1)0,0? OP INGRESS AND 100057 TO
N007' 25 REMOVE 00 /91)1 TRESS' nITBIh suD ea5LMLNTs
THIS rOPROPER??
DOES /DT LIE V/TRIO'
THE 1100 TEAR 10002 AREA ,OEC000II/C THE FLOOD IRS0FI4MIFCE RITE .4141 ND
0014710445 0, DRTCC lOOT 2?. 1004,
1000700 TIlE 1101,000 TI/AN? Afl'O TRIO' /' �/,.,'
aN247
42107)7, D/OREAA EN,
OAMENIONS BEST TS ANY
�VEAAOLCC BY AID 55 107 AIlS 000110
BF (
IVIt�JF.N PLS 080 1 .
DEAIrN BY: DIY✓
0-4
174
1.001
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''W. JOLJTA 1,1,SIT '2I
FAME TE19_LF, AR /270
PHUNS. NO 9., 5-9090