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Home My WebLink AboutOrdinance 5134 .� IIIIII DOC D : 012274150009 Tvoe : REL i Recorded : 05/ 18/2008 at 02 : 28 : 48 PM Fee Amt : $55 . 00 Paae 1 of 9 Mashinaton Countv . . AR Bette Stamps Clrcult Clerk Flle2008_00016414 i ORDINANCE NO, 5134 AN ORDINANCE ESTABLISHING A COMMERCIAL PLANNED ZONING DISTRICT TITLED C-PZD 08-2894 PARK CENTRE, LOCATED AT THE NORTHEAST CORNER OF ZION ROADNETERANS PARK ENTRY DRIVE, CONTAINING APPROXIMATELY 8.58 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 RSF-4, Residential Single Family, 4 units per acre and R-A, Residential Agricultural to C-PZD 08-2894 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. LRYVmove�SG ;may C\SY O * •, -p PASSED and APPROVED this 6th day of May, 2008. _ APPROVED ATTEST: c ; FAYETTEVILLE ; kAN'��J�. By: BY r e G DAN ODY, yor SON RA E. SMITH, City Clerk/Treasurer EXHIBIT "A" Ll CPZD08-2894 PARK CENTRE Close Up View .l} '� �]v`�� - x � lir'', +. 3 K ^' 1 y.[. `*' '2'�eY Y�2'� �" tl3 1 ty1 `S•a....�¢ . � w� �� '�Y �F. �k\ ,� � :�.t s rl r �.1. i'h�) e 3f h'. �'. .., 1 � t ,Sv s ♦ ��S t .£� Y, p afi'tC{vy w,.,t '& :n Li: q { �T�,pwy� . fir• s }t\+ / ,S''� r C �'e ae 1r � ' r kP � t �-�4 � Y�3 C �•.c�f tiY•u r � r. �k' -. y � > �-�Yh �c� ga 3� �Y.�S"F A � �N� �"rt�X .+NK+�' �'� '5i ? 1y�"� JT Yt e ,� � �• )u NM. 'I tr R v(l)1 �" i�q { h. A. / Y 4A Z h L h 1 'h t,.N �y`J1Yt h}C if 1- n`-1 3Y �' � ^• 5Y�- � r `n �r r �`+ rY } srt`.�cx� ¢11M�-,u�r r �t . <s^ C� 1�a yfi "` 1 i 7 ? . •.t''Fr ' " �' d '' r£ r n ," ",P 'n yam , . d\ rl�'Ff Al k 4 r )C cuti v tl i, f'; �t 32 i W \ LZ W 2 >f v Y 2 If IT .. C6 .351 i4 G .-+` Y SUBJECT PROPERTY t* z r r � . �" �. 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''.k�. rNn� i ' ,'. 2- �h • s � , r at�l ' :c - •� r sF` I .ate,. -, ' v�� Overview c o.... 0 75 150 300 45D 600 a Feel ' EXHIBIT "B" C-PZD 08-2894 PART OF THE NORTHWEST 1 /4 OF THE SOUTHWEST 1 /4 OF SECTION 24, TOWNSHIP 17 NORTH, RANGE 30 WEST OF THE FIFTH PRINCIPAL MERIDIAN, CITY OF FAYETTEVILLE, WASHINGTON COUNTY, ARKANSAS BEING MORE PARTICULARLY DESCRIBED AS FOLLOWS: COMMENCING AT THE NORTHWEST CORNER OF THE ABOVE SAID NORTHWEST 1 /4 BEING A FOUND NAIL IN WOODEN FENCE POST; THENCE S87° 15 ' 19"E, ALONG THE NORTH LINE OF THE ABOVE SAID NORTHWEST 1/4, A DISTANCE OF 370.01 FEET TO A SET 5/8" REBAR W/CAP (PS 1496) BEING THE TRUE POINT OF BEGINNING; THENCE S87015119"E, CONTINUING ALONG THE ABOVE SAID NORTH LINE, A DISTANCE OF 612 .62 FEET TO A SET 5/8" REBAR W/CAP (PS 1496); THENCE S02044'41 "W, LEAVING THE ABOVE SAID NORTH LINE, A DISTANCE OF 611 .07 FEET TO THE NORTH RIGHT-OF- WAY LINE OF ZION ROAD FROM WHICH A SET 5/8" REBAR W/CAP (PS 1496) BEARS S02044'41 "W A DISTANCE OF 8.63 FEET; THENCE N87010'36"W, ALONG THE ABOVE SAID NORTH RIGHT-OF-WAY LINE, A DISTANCE OF 324.97 FEET TO A POINT FROM WHICH A FOUND 5/8" REBAR W/CAP (PS 1287) BEARS S0203114711W, A DISTANCE OF 7.30 FEET; THENCE N87012' 38"W, CONTINUING ALONG THE ABOVE SAID NORTH RIGHT- OF-WAY LINE, A DISTANCE OF 135 . 11 FEET TO A POINT FROM WHICH A FOUND 5/8" REBAR W/CAP (PS 1287) BEARS S02033111 "E, A DISTANCE OF 7. 14 FEET; THENCE N87° 10'47"W, CONTINUING ALONG THE ABOVE SAID NORTH RIGHT-OF-WAY LINE, A DISTANCE OF 151 .43 FEET TO A POINT FROM WHICH A 1 /2" REBAR W/CAP (PS 1005) BEARS S02038'22"W, A DISTANCE OF 6.65 FEET; THENCE NO2038 '22"E, LEAVING THE ABOVE SAID NORTH RIGHT-OF-WAY LINE, A DISTANCE OF 610.32 FEET TO THE POINT OF BEGINNING AND CONTAINING 373 ,773 SQUARE FEET OR 8 .58 ACRES, MORE OR LESS. Ord. No. 5134 CONDITIONS OF APPROVAL: C-PZD 08-2894 Page 1 of 6 Staff and the Planning Commission recommend the following conditions of approval associated with C-PZD 08-2894 (Park Centre). Conditions of Approval: 1 . Planning Commission determination of street improvements. Zion Road is currently being improved by the City adjacent to this property as part of the City' s Bond Program Street Projects. This property is subject to Resolution No. 208-07 that specifies that the maximum for off-street improvements on Zion Road on this site is $42,030.00, as the City paid that amount to the developer to purchase the right-of-way for the Zion Road widening. This agreement was provided to the City Council with the understanding that they [the developer] will in turn re-pay this same amount to the City if their development is approved prior to the completion of the Zion Road project. Staff recommends in favor of payment of that amount back to the City prior to building permit, consistent with Resolution No. 208-07. A significant cost of improvements for which the developer normally would be responsible is being borne by the City, in its current construction project along Zion Road. The applicant also proposes to construct a new public street from Zion Road approximately 600 feet through the site connecting to Veteran 's Park The intersection of Zion Road/Vantage Drive will likely be signalized at some point in the future with the addition of traffic from this development and others in the area. With this development proposing to construct the new public street staff is not recommending an additional assessment be paid toward that signal. CITY COUNCIL DETERMINED IN FAVOR OF STAFF'S RECOMMENDATION, 2. Planning Commission determination of a waiver from Fayetteville Unified Development Code Section 166.08(C)(14) to allow for a portion of the new proposed street to have sidewalk only on one side when the Master Street Plan requires sidewalks on both sides of new streets. As proposed, sidewalks would be located along both sides of the new street from Zion Road to just north of the commercial buildings. No further development is proposed on the east side of the road north of this point. The applicant's waiver request discusses that having sidewalk only on the west side of the street through this area of the site helps transition from the retail area to office area and on into the thick tree canopy of the park, and preserves additional tree canopy. Stafffnds in favor of the applicant 's waiver request and agrees with their justification for the waiver to help transition to the park and preserve trees, and also finds that sidewalk on the east side of the street is not needed because development and pedestrian activity is not anticipated in this area of the site. PLANNING COMMISSION RECOMMENDED IN FAVOR OF THIS WAIVER (03/24/08). 3 . Planning Commission determination of a waiver from Fayetteville Unified Development Code Section 171 .02 requiring a 30' curb return radius at street intersections on a local street. The applicant proposes a 25 ' curb return radius on the west side of the project' s new public Ord. No. 5134 CONDITIONS OF APPROVAL: C-PZD 08-2894 Page 2 of 6 street intersection with Zion Road. The applicant's waiver request discusses the 25 ' radius allows a better alignment of the new street with the existing alignment of Vantage Drive to the south. This waiver makes it easier to provide a three-lane entrance that the applicant feels is crucial to traffic circulation at this intersection. Staff finds in favor of this waiver request agreeing with the applicant 'sjustification for the waiver. PLANNING COMMISSION RECOMMENDED IN FAVOR OF THIS WAIVER (03/24/08). 4. Planning Commission determination of commercial design standards. a. Planning Area 2 (Office and Residential District). Staff finds that building I generally meets the intent of commercial design standards as it does not have unpainted block walls, does not have metal siding that dominates the main fagade, and does not have out of scale signs with flashy colors. However the proposed structure is a square "boxlike" structure and the large amount of relatively blank glass over all four of the 84-foot high facades could be considered large blank, unarticulated wall surfaces in contrast to UDC Section 166. 14(C). Staffrecommends incorporating additional materials and/or design features to break up these glass facades. One suggestion may be to provide greater relief in the vertical metal accents. b. Planning Area 1 (Market District). Staff finds that buildings 2 and 3 are well- articulated and meet commercial design standards. c. Identifiable Theme. The proposed buildings provide a recurring, unifying theme throughout the site by utilizing similar materials and colors in the commercial/retail buildings and the medical office/residential building. d. Cross-access. Cross-access is being provided for future development and to the park located directly north of the site. PLANNING COMMISSION RECOMMENDED IN FAVOR OF COMMERCIAL DESIGN STANDARDS AS PROPOSED BY THE APPLICANT (03/24/08). 5 . Planning Commission discussion of site layout. Staffhas discussed in several meetings with the applicant concern with the site layout not completely fitting with the goals of the City Neighborhood Area (City Plan 2025) to encourage buildings to better relate to the street, by orienting the buildings to the street with pedestrian walks and hiding the large parking lots behind the buildings. To more fully comply with City Plan 2025 staff would recommend a full evaluation/discussion of the layout of the two buildings in Planning Area 2 (Market District) be oriented north-south to the new public street. The addition of the public street connecting to the park has greatly aided the layout, as opposed to the previous large parking lot layout. . Ord. No. 5134 CONDITIONS OF APPROVAL: C-PZD 08-2894 Page 3 of 6 PLANNING COMMISSION RECOMMENDED IN FAVOR OF THE SITE LAYOUT AS PROPOSED (03/24/08). 6. 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. 7. Should a subdivision of land be desired, all applicable ordinances and processes shall be followed in order to meet city ordinances. 8. Public water and sewer lines and other improvements shall be extended as required by city ordinance at the time of development. 9. All development shall meet applicable building codes and other ordinances of the City of Fayetteville. 10. Future non-residential conditional uses in the zoning criteria shall comply with the minimum standards for development in the Unified Development Code. 11 . Phasing: This project is required to obtain all building permits for the entire development within five years of City Council approval, with the opportunity for a one time, one year extension. 12. Signage: a. Planning Area 1 (Market District). Pole/pylon signs are prohibited. Freestanding and wall signs for this planning area are subject to the commercial requirements of Fayetteville Unified Development Code Chapter 174. b. Planning Area 2 (Office and Residential). Pole/pylon signs are prohibited. Freestanding and wall signs for this planning area are subject to the residential-office requirements of Fayetteville Unified Development Code Chapter 174. 13. Prior to building permit the three existing parcels should be combined into one legal lot or record, or the property lines adjusted to create three lots that correspond to the proposed development. If the property is intended to be subdivided or property lines adjusted, each new future lot shall have access to public water and sewer service in compliance with City ordinance. 3 14. Prior to building permit the construction plans shall be reviewed and approved by the City Fire Department to ensure compliance with applicable City and State fire codes. Ord. No. 5134 CONDITIONS OF APPROVAL: C-PZD 08-2894 Page 4 of 6 15. The PZD plats and LSD site plan should be revised to increase the curb return radius to 20' for the two private driveway entrances onto Zion Road in accordance with the Unified Development Code. Tree Preservation Conditions: 16. Preserved canopy in the northeastern corner of this site must be placed within a Tree Preservation and Recreational Area. This area will be dedicated with the easement plat using the Tree Preservation and Recreational Area signature block for the Urban Forester. 17. All efforts should be made to preserve the trees as shown on the plan during construction. This includes, but is not limited to, the preserved trees around the detention basin within the tree preservation and recreational area, tree 141 near the construction entrance and tree 162 on the western edge of the site. 18. Mitigation will not be required as long as the preserved tree canopy remains at 25% or above. If the canopy falls below 25% during construction, mitigation will be required. 19. All revisions must be made to the Tree Preservation and Protection Plan before final approval. Landscape Plan Conditions: 20. A vegetative buffer is required from the adjacent residential zoning districts. The buffer strip shall consist of a 12' area vegetated with a solid screening of trees and shrubs. The buffer strip shall extend the full length of the eastern and northern property boundary; existing preserved vegetation may be utilized for the buffer. 21 . Street trees are required 1 every 30 feet unless there is existing preserved vegetation. If during the development process, any of the existing trees along the street are damaged or removed, additional trees may be warranted. 22. 15 ' of greenspace is required between parking lots and the right-of-way. Revise the landscape plan to label the right-of-way lines and add a 15 ' greenspace line, and provide 15 ' greenspace as needed. 23 . All of the trees to be planted in urban tree wells shall utilize structural soil, and appropriate notes added to the plans. 24. Before construction document approval, the landscape plan must be stamped by a Landscape Architect licensed within the state of Arkansas. Ord. No. 5134 CONDITIONS OF APPROVAL: C-PZD 08-2894 Page 5 of 6 25. It is understood that vegetation will not be removed within the detention area. Should vegetation be removed the detention area will need to be planted in accordance with City ordinance. The berms around the detention area to be stabilized and revegetated with a minimum of sod or hydroseed. 26. An estimate of material and labor is required for 150% the cost of the required landscape. Once this estimate is approved by the Urban Forester, a letter of credit, bond or check will be held until installation. 27. Chapter 177 requires street trees to be bonded for a 3-year term before final certificate of occupancy. This amount shall be held to ensure the maintenance of the required street trees. Trails Conditions: 28. The primary alternative transportation route between Lake Fayetteville and Mud Creek Trail occurs through this project and down Vantage Street. The new road included in this project will improve this important connection by realigning the Veterans Park Entrance road so it lines up with Vantage Street. Many bicycles will use the new road to access the park so bike symbol chevrons and share the road signs are recommended to be spaced every 300 feet along the new entrance road. See picture attached to the Trails Coordinator' s memo. 29. In addition, the existing park entrance road shall be closed to vehicles and become a trail to provide another point of pedestrian and bicycle access to the park. If any part of this road remains open to vehicles from Zion Road, there will be a potential conflict between vehicles turning north off Zion and the pedestrians and bicycles using the future 10 foot wide sidewalk along Zion. It is recommended to place bollards across this entrance only allowing emergency vehicles to enter at this point, if necessary. Parks Conditions: 30. Payment of parks fees in the amount of $ 10.200.00 for 15 multi-family units shall be submitted prior to issuance of building permits for the residential units. 31 . The diversion island located near the transition of the new public street and Veteran' s Park shall be coordinated with Parks staff prior to building permit. Construction of the connection and diversion island shall be the responsibility of the developer, at the time the street is constructed. Standard Conditions of Approval: 32 . All mechanical and utility equipment on the wall and/or on the ground shall be screened. All roof mounted utilities and mechanical equipment shall be screened by incorporating screening to the structure utilizing materials compatible with the supporting building. Ord. No. 5134 CONDITIONS OF APPROVAL: C-PZD 08-2894 Page 6 of 6 33 . Smaller ground-mounted equipment may be screened with tall grasses or shrubs. A note shall be added to all construction documents indicating as such. 34. Trash enclosures shall be screened on three sides with access not visible from the street. The trash enclosures shall be constructed with materials that are complimentary to and compatible with the proposed building. A detail of the proposed screening shall be submitted and approved by the Planning Division prior to issuance of the building permit. Any additional dumpsters located on site shall be screened from the right-of-way. 35. 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. 36. 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). 37. Provide a CD containing the proposed Large Scale Development drawings in AutoCAD or similar digital format. 38. 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. 39. All existing utilities below 12kv shall be relocated underground. All proposed utilities shall be located underground. 40. 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. c. Separate easement plat for this project that shall include the tree preservation area and all utility easements. d. Project Disk with all final revisions e. One copy of final construction drawings showing landscape plans including tree preservation measures submitted to the Landscape Administrator. f. 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 City of Fayetteville '5 Staff Review Form City Council Agenda Items or Contracts 15-Apr-08 City Council Meeting Date Jeremy Pate Planning Operations Submitted By Division Department Action Required : C-PZD 08-2894: Planned Zoning District (Park Centre, 136): Submitted by 142 Engineering, Inc. for property located at the northeast corner of Zion Road and Veterans Park entry drive and contains approximately 8.58 acres. The request is for approval of a Commercial Planned Zoning District with approximately 100,500 s.f. of office, retail and restaurant space and 15 residential 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 Previous Ordinance or Resolution # n/a 3 .288 Department birec Date Original Contract Date: n/a 3 2 � J �G Original Contract Number: n/a City Attorney o Received in Cityice LR: ,..� Q . �, g3la OLAr Finance and Internal Service Director Date Received in Mayor's Office EN Ep x1 (14 Mayor Date Comments: City Council Meeting of April 15, 2008 Agenda Item Number CITY COUNCIL AGENDA MEMO To: Mayor and City Council Thru : Gary Dumas, Director of Operations �p From: Jeremy C. Pate, Director of Current Planning 0' Date: March 27, 2008 Subject: Commercial Planned Zoning District for Park Centre (C-PZD 08-2894) RECOMMENDATION Staff and the Planning Commission recommend approval of an ordinance creating a Commercial Planned Zoning District (C-PZD) for Park Centre, based on the development standards, plans and statement of commitments submitted. This action will establish a unique zoning district for a mixed-use project on approximately 8.58 acres located on the north side of Zion Road, across the intersection of Zion Road/Vantage Drive, and adjacent to the entrance of Veteran' s Park. BACKGROUND The subject property contains three parcels located at 1400, 1606and -1520 Zion Road. The " westernmost property line borders onto the access road to' Veteran's Park - and° the l northeiinmost' property ' line borders Veteran's Park on the south shore 'of Lake Fayetteville:- The property is zoned RSF-4 and R-A and contains three single family residences. The applicant requests rezoning, land use, and large scale development approval . for a mixed use C-PZD consisting of approximately 100,500 square feet of office, retail, and'restaurant space and 15 condominiums. The development proposes two one-story retail/restaurant buildings in the southern portion of the site facing Zion Road, and a six-story office/condo building in the northwest portion of the site. As recommended by the Park and Recreation Advisory Board, staff, and the Planning Commission, the development would extend Vantage Drive north through the development providing a new and improved public street connection to Veterans Park/Lake Fayetteville to the north. The existing vehicular access to Veteran's Park would be retained for non-vehicular access only. In addition, the Parks Board and Planning Commission both agreed that renaming Vantage Drive to Veteran' s Park Boulevard, or something similar, would provide more recognition and knowledge of the park' s whereabouts. This street name change would need to occur with a separate action. DISCUSSION On March 24, 2008 the Planning Commission voted 8-0- 1 (Lack recused) in favor of forwarding this request to the City Council with a recommendation for approval. BUDGETIMPACT None. ORDINANCE NO. AN ORDINANCE ESTABLISHING A COMMERCIAL PLANNED ZONING DISTRICT TITLED C-PZD 08-2894 PARK CENTRE, LOCATED AT THE NORTHEAST CORNER OF ZION ROADNETERANS PARK ENTRY DRIVE, CONTAINING APPROXIMATELY 8.58 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 RSF-4, Residential Single Family, 4 units per acre and R-A, Residential Agricultural to C-PZD 08-2894 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 2008. APPROVED: ATTEST: By: By: EXHIBIT "A" CPZD08 289 PARK CENTRE Close Up View /1 r , - , r 1 " LAKEFA'YE TEVILLE „ rvrih j t ♦ r ya `( „n( t A ♦ • J 2 x> -- tx._ r{i t ♦ y J .p ,y C >f� i 31. rr knyY a! 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Overview - a,.... 0 75 150 300 450 600 - Fret EXHIBIT "B" C-PZD 08-2894 PART OF THE NORTHWEST 1/4 OF THE SOUTHWEST 1/4 OF SECTION 24, TOWNSHIP 17 NORTH, RANGE 30 WEST OF THE FIFTH PRINCIPAL MERIDIAN, CITY OF FAYETTEVILLE, WASHINGTON COUNTY, ARKANSAS BEING MORE PARTICULARLY DESCRIBED AS FOLLOWS: COMMENCING AT THE NORTHWEST CORNER OF THE ABOVE SAID NORTHWEST 1/4 BEING A FOUND NAIL IN WOODEN FENCE POST; THENCE S87°15'19"E, ALONG THE NORTH LINE OF THE ABOVE SAID NORTHWEST 1/4, A DISTANCE OF 370.01 FEET TO A SET 5/8" REBAR W/CAP (PS 1496) BEING THE TRUE POINT OF BEGINNING; THENCE S87°15' 19"E, CONTINUING ALONG THE ABOVE SAID NORTH LINE, A DISTANCE OF 612.62 FEET TO A SET 5/8" REBAR W/CAP (PS 1496); THENCE 502°44'41"W, LEAVING THE ABOVE SAID NORTH LINE, A DISTANCE OF 611.07 FEET TO THE NORTH RIGHT-OF-WAY LINE OF ZION ROAD FROM WHICH A SET 5/8" REBAR W/CAP (PS 1496) BEARS S02°44'41"W A DISTANCE OF 8.63 FEET; THENCE N87°10'36"W, ALONG THE ABOVE SAID NORTH RIGHT-OF-WAY LINE, A DISTANCE. OF 324.97 FEET TO A POINT FROM WHICH A FOUND 5/8" REBAR W/CAP (PS 1287) BEARS S02°31'47"W, A DISTANCE OF 7.30 FEET; THENCE N87°12'38"W, CONTINUING ALONG THE ABOVE SAID NORTH RIGHT-OF-WAY LINE, A DISTANCEOF I' FEET TO A POINT FROM WHICH A FOUND 5/8" REBAR W/CAP (PS..i1287) BEARS S02°33' 1 1"E, A DISTANCE OF 7.14 FEET; THENCE N87°10'47"W, CONTINUING ALONG THE ABOVE SAID NORTH RIGHT-OF-WAY LINE, A DISTANCE OF 151.43 FEET`TO'A POINT FROM WHICH A 1/2" REBAR W/CAP (PS 1005) BEARS S02°38'22"W, A. DISTANCE OF 6.65 FEET; THENCE N02°38'22"E, LEAVING THE ABOVE SAID NORTH RIGHT-OF-WAY LINE, A DISTANCE OF 610.32 FEET TO THE POINT OF BEGINNING AND CONTAINING 373,773 SQUARE FEET OR 8.58 ACRES, MORE OR LESS. s-� CONDITIONS OF APPROVAL: C-PZD 08-2894 Page 1 of 6 Staff and the Planning Commission recommend the following conditions of approval associated with C-PZD 08-2894 (Park Centre). Conditions of Approval: Planning Commission determination of street improvements. Zion Road is currently being improved by the City adjacent to this property as part of the City's Bond Program Street Projects. This property is subject to Resolution No. 208-07 that specifies that the maximum for off-street improvements on Zion Road on this site is $42,030.00, as the City paid that amount to the developer to purchase the right-of-way for the Zion Road widening. This agreement was provided to the City Council with the understanding that they [the developer] will in turn re -pay this same amount to the City if their development is approved prior to the completion of the Zion Road project. Staff recommends in favor ofpayment of that amount back to the City prior to building permit, consistent with Resolution No. 208-07. A significant cost of improvements for which the developer normally would be responsible is being borne by the City, in its current construction project along Zion Road The applicant also proposes to construct a new public street from Zion Road approximately 600 feet through the site connecting to Veteran's Park. The intersection ofZion Road/Vantage Drive will likely be signalized at some point in the future with the addition of traffic from this development and others in the area. With this development proposing to construct the new public street staff is not recommending an additional assessment be paid toward that signal. PLANNING COMMISSION RECOMMENDED IN FAVOR OF THE STREET IMPROVEMENTS AS STAFF RECOMMENDED, BUT WANTED TO LEAVE THE OPTION FOR THE APPLICANT TO DISCUSS CHANGING THE STREET IMPROVEMENT AGREEMENT WITH CITY COUNCIL (03/24/08). Planning Commission determination of a waiver from Fayetteville Unified Development Code Section 166.08(C)(14) to allow for a portion of the new proposed street to have sidewalk only on one side when the Master Street Plan requires sidewalks on both sides of new streets. As proposed, sidewalks would be located along both sides of the new street from Zion Road to just north of the commercial buildings:No. further development is proposed on the east side of the road north of this point. The applicant's waiver request discusses that having sidewalk only on the west side of the street through this area of the site helps transition from the retail area to office area and on into the thick tree canopy of the park, and preserves additional tree canopy. Staff finds in favor of the applicant's waiver request and agrees with their justif cation for the waiver to help transition to the park and preserve trees, and also finds that sidewalk on the east side of the street is not needed because development and pedestrian activity is not anticipated in this area of the site. PLANNING COMMISSION RECOMMENDED IN FAVOR OF THIS WAIVER (03/24/08). 3. Planning Commission determination of a waiver from Fayetteville Unified Development Code Section 171.02 requiring a 30' curb return radius at street intersections on a local street. The applicant proposes a 25' curb return radius on the west side of the project's new public street intersection with Zion Road. The applicant's waiver request discusses the 25' radius CONDITIONS OF APPROVAL: C-PZD 08-2894 Page 2 of 6 allows a better alignment of the new street with the existing alignment of Vantage Drive to the south. This waiver makes it easier to provide a three -lane entrance that the applicant feels is crucial to traffic circulation at this intersection. Stafffinds nds in favor of this waiver request agreeing with the applicant's justification for the waiver. PLANNING COMMISSION RECOMMENDED IN FAVOR OF THIS WAIVER (03/24/08). 4. Planning Commission determination of commercial design standards. a. Planning Area 2 (Office and Residential District). Staff finds that building 1 generally meets the intent of commercial design standards as it does not have unpainted block walls, does not have metal siding that dominates the main facade, and does not have out of scale signs with flashy colors. However the proposed structure is a square "boxlike" structure and the large amount of relatively blank glass over all four of the 84 -foot high facades could be considered large blank, unarticulated wall surfaces in contrast to UDC Section 166.14(C). Staffrecommends incorporating additional materials and/or design features to break up these glass facades. One suggestion may be to provide greater relief in the vertical metal accents. b. Planning Area 1 (Market District). Staff finds that buildings 2 and 3 are well - articulated and meet commercial design standards. c. Identifiable Theme. The proposed buildings provide a recurring, unifying theme throughout the site by utilizing similar materials and colors in the commercial/retail buildings and the medical office/residential building. d. Cross -access. Cross -access is being provided for future development and to the park located directly north of the site. PLANNING COMMISSION RECOMMENDED IN FAVOR OF COMMERCIAL DESIGN STANDARDS AS PROPOSED BY THE APPLICANT (03/24/08). 5. Planning Commission discussion of site layout. Staff has discussed in several meetings with the applicant concern with the site layout not completely fitting with the goals of the City Neighborhood Area (City Plan 2025)'to encourage'buildings to better relate to the street, by orienting the buildings to the street with pedestrian walks and hiding the large parking lots behind the buildings. To more fully comply with City Plan 2025 staff would recommend a full evaluation/discussion of the layout of the two buildings in Planning Area 2 (Market District) be oriented north -south to the new public street. The addition of the public street connecting to the park has greatly aided the layout, as opposed to the previous large parking lot layout. PLANNING COMMISSION RECOMMENDED IN FAVOR OF THE SITE LAYOUT AS PROPOSED (03/24/08). 6. 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: C-PZD 08-2894 Page 3 of 6 Conditions of approval as fioted 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. Should a subdivision of land be desired, all applicable ordinances and processes shall be followed in order to meet city ordinances. 8. Public water and sewer lines and other improvements shall be extended as required by city ordinance at the time of development. 9. All development shall meet applicable building codes and other ordinances of the City of Fayetteville. 10. Future non-residential conditional uses in the zoning criteria shall comply with the minimum standards for development in the Unified Development Code. 11. Phasing: This project is required to obtain all building permits for the entire development within five years of City Council approval, with the opportunity for a one time, one year extension. 12. Signage: a. Planning Area 1 (Market District). Pole/pylon signs are prohibited. Freestanding.and wall signs for this planning area are subject to the commercial requirements oft Fayetteville Unified Development Code Chapter 174. : b. Planning Area .2 (Office and Residential). Pole/pylon signs are. prohibited. Freestanding and wall signs for this planning area are subject to the residential -office requirements of Fayetteville Unified Development Code Chapter 174. 13. Prior to building permit the three existing parcels should be combined into one legal lot or record, or the property lines adjusted to create three lots that correspond to the proposed development. If the property is intended to be subdivided or property lines adjusted, each • new future lot shall have access to public water and sewer service in compliance with City ordinance. 14. Prior to building permit the construction plans shall be reviewed and approved by the City Fire Department to ensure compliance with applicable City and State fire codes. 15. The PZD plats and LSD site plan should be revised to increase the curb return radius to 20' for the two private driveway entrances onto Zion Road in accordance with the Unified Development Code. Tree Preservation Conditions: 16. Preserved canopy in the northeastern corner of this site must be placed within a Tree Preservation and Recreational Area. This area will be dedicated with the easement plat using CONDITIONS OF APPROVAL: C-PZD 08-2894 Page 4 of 6 the Tree Preservation and Recreational Area signature block for the Urban Forester. 17. All efforts should be made to preserve the trees as shown on the plan during construction. This includes, but is not limited to, the preserved trees around the detention basin within the tree preservation and recreational area, tree 141 near the construction entrance and tree 162 on the western edge of the site. 18. Mitigation will not be required as long as the preserved tree canopy remains at 25% or above. If the canopy falls below 25% during construction, mitigation will be required. 19. All revisions must be made to the Tree Preservation and Protection Plan before final approval. Landscape Plan Conditions: I-' 20. A vegetative buffer is required from the adjacent residential zoning districts. The buffer strip shall consist of a 12' area vegetated with a solid screening of trees and shrubs. The buffer strip shall extend the full length of the eastern and northern property boundary; existing preserved vegetation may be utilized for the buffer. 21. Street trees are required 1 every 30 feet unless there is existing preseived:vegetation. If during the development process, any of the existing trees along the street are damaged or removed, additional trees may be warranted. . r .- 22!. 15' of greenspace is required between parking lots and the right -of -:way. Revise the landscape plan to label the right-of-way lines and add a 15' greenspace line, and provide .15' greenspace as needed. 23. All of the trees to be planted in urban tree wells shall utilize structural soil, and appropriate notes added to the plans. 24. Before construction document approval, the landscape plan must be stamped by a Landscape 'Architect licensed within tlie'state of Arkansas: 25. It is understood that vegetation will not be removed within the detention area. Should vegetation be removed the detention area will need to be planted in accordance with City ordinance. The berms around the detention area to be stabilized and revegetated with a minimum of sod or hydroseed. 26. An estimate of material and labor is required for 150% the cost of the required landscape. Once this estimate is approved by the Urban Forester, a letter of credit, bond or check will be held until installation. 27. Chapter 177 requires street trees to be bonded for a 3 -year term before final certificate of occupancy. This amount shall be held to ensure the maintenance of the required street trees. CONDITIONS OF APPROVAL: C-PZD 08-2894 Page 5 of 6 Trails Conditions: 28. The primary alternative transportation route between Lake Fayetteville and Mud Creek Trail occurs through this project and down Vantage Street. The new road included in this project will improve this important connection by realigning the Veterans Park Entrance road so it lines up with Vantage Street. Many bicycles will use the new road to access the park so bike symbol chevrons and share the road signs are recommended to be spaced every 300 feet along the new entrance road. See picture attached to the Trails Coordinator's memo. 29. In addition, the existing park entrance road shall be closed to vehicles and become a trail to provide another point of pedestrian and bicycle access to the park. If any part of this road remains open to vehicles from Zion Road, there will be a potential conflict between vehicles turning north off Zion and the pedestrians and bicycles using the future 10 foot wide sidewalk along Zion. It is recommended to place bollards across this entrance only allowing emergency vehicles to enter at this point, if necessary. Parks Conditions: 30. Payment of parks fees in the amount of $10,200.00 for 15 multi -family units shall be submitted prior to issuance of building permits for the residential units. 31. The diversion island located near the transition of the new public street and Veteran's Park shall be coordinated with Parks staff prior to building permit. Construction of the connection and diversion island shall be the responsibility of the developer, at the time the street is constructed. Standard Conditions of Approval: el 32. All mechanical and utility equipment on the wall and/or on the ground shall be screened. All roof mounted utilities and mechanical equipment shall be screened by incorporating screening to the structure utilizing materials compatible with the 'supporting building:4 '- Smaller ground -mounted equipment may be screened with tall grasses or shrubs. A note shall be added to all construction documents indicating as such. 33. Trash enclosures shall be screened on three sides with access not visible from the street. The trash enclosures shall be constructed with materials that are complimentary to and compatible with the proposed building. A detail of the proposed screening shall be submitted and approved by the Planning Division prior to issuance of the building permit. Any additional dumpsters located on site shall be screened from the right-of-way. 34. 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. CONDITIONS OF APPROVAL: C-PZD 08-2894 Page 6 of 6 35. 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). 1 36. Provide a CD containing the proposed Large Scale Development drawings in AutoCAD or similar digital format. 37. 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. 38. All existing utilities below 12kv shall be relocated underground. All proposed utilities shall be located underground. 39. 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. c. Separate easement plat for this.project that shall include the tree preservation area r. - • r and all utilityeasements:T . .. .' d. Project Disk with all final revisions • e. One copy of final construction drawings. showing landscape plans including tree preservation measures submitted to.the Landscape Administrator. f. 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. ''.t •tl r. .. Y.• i,.V •V.. a P •.f. THE CITY OF FAYETTEVILLE. ARKANSAS PLANNING DIVISION CORRESPONDENCE TO: Planning Commission Members FROM: Andrew Garner, Senior Planner Matt Casey, Assistant City Engineer THRU: Jeremy Pate, Director of Current Planning DATE: March 18, 2008 Updated March 27, 2008 Planning Commission Meeting March 24, 2008 125 W. Mountain St. Fayetteville, AA 72701 Telephone: (479) 575-8267 C-PZD 08-2894: Planned Zoning District (PARK CENTRE, 136): Submitted by H2 ENGINEERING, INC. for property located at THE NE CORNER OF ZION ROAD/VETERANS PARK ENTRY DRIVE. The property is zoned RSF-4, SINGLE FAMILY - 4 UNITS/ACRE AND R -A, RESIDENTIAL AGRICULTURAL, and contains approximately 8.58 acres. The request is for Zoning, Land Use and Development approval for a Commercial Planned Zoning District with approximately 100,500 s.f. of office, retail and restaurant space and 15 residential units. Property Owner: Zion Properties, LLC Planner: Andrew Garner BACKGROUND: Properly Description: The subject property contains approximately 8.58 acres. , The property is located on the north side of Zion Road, north of the intersection of Vantage Drive/Zion Road, and contains three parcels located at 1400, 1606, and 1520 Zion Road. The westernmost property line borders onto the paved access road to Veteran's Park and the northernmost property line borders Veteran's.Park on the south shore of Lake Fayetteville. The property at 1400 Zion Road is zoned RSF-4 and contains a one-story frame house; the property at 1606 Zion Road is zoned R -A, Residential Agricultural and contains a one-story log, house and two accessory structures; the property located at 1520 Zion Road contains a single family residence. The site is almost entirely covered with tree canopy. The surrounding zoning and land uses are listed in Table 1. Table I Surroundina Land Use/Zonina Direction from Site Land Use Zoning North Vete'ran's Park/Lake Fayetteville R -A South Single- and Two -Family Residential RMF-24 East and West Single -Family Residential/Rural Residential R -A Previous Rezoning Request: On March 26, 2007 a request to rezone the western portion of this K. IReports120081PC Reports106-Afarch 241C-PZD 08-2894 (Park Centre).doc property to R -O, Residential Office was tabled by the Planning Commission (RZN 07-2503 Moler). At that meeting the Planning Commissioners and staff discussed potential incompatible uses and development patterns that could under occur on this property in a typical Residential Office development. A PZD was suggested as a way to address concerns regarding the project and zoning issues. Proposal: The applicant requests rezoning, land use, and large scale development approval for a mixed use project within a unique C-PZD zoning district on the subject property. The project would extend Vantage Drive north through the site providing a new and improved public street connection to Veterans Park/Lake Fayetteville to the north. The existing vehicular access to Veteran's Park would be retained for primarily non -vehicular access to the park. The development would consist of three buildings: two one-story retail/restaurant buildings in the southern portion of the site (Buildings 2 and 3 on the site plan), and one six -story medical office/condominium building in the northwestern portion of the site (Building 1 on the site plan). The size and uses proposed in the buildings are listed in Table 2. The land is not proposed to be subdivided at this time and would be under a common ownership, or property owner's association. Table 2 Park Center PZD Uses and Buildinas Planning Area Building No. Land Use Square Feet/Number of Units 1- Market District 1 Medical Office 65,292 Condominiums 15 2- Office and Residential 2 Retail 15,122 Restaurant 4,000 3 Retail 12,369 Restaurant 4,000 TOTAL 100,783 SF/15 units The project booklet and the plats provided give the zoning criteria in detail. Please reference this provided material for more information. These documents are binding to the zoning of the property. Access and Connectivity: Access to the proposed development would be directly off of the new public street extending north from Zion. Road through the site to Veteran's Park.,; A-new.curb:cut_ onto Zion Road is proposed in the southeast comer of the site directly across from the Zion Valley/Bellafont Gardens development, and access is also proposed off of the existing access road to Veteran's Park adjacent to the west. The applicant also proposes two parking lot drive aisle stub -outs to the adjacent property to the east for future cross access. Parking lots would be constructed interior to the property providing adequate vehicular circulation through the site. Park Recreation Advisory Board (PRAB): On March 3, 2008 the PRAB recommended accepting money in lieu of land for the residential units proposed with this development. The PRAB recommended the new improved street to the park as depicted on the site plan, and to retain the existing drive to Veteran's Park for non -vehicular access. The PRAB also recommended further evaluation of non -park traffic, development of more defined traffic flows, and reconfiguring the K: IReporls120081PC Reporls106-March 241C-PZD 08-2894 (Park Centre).doc "Y" in the road from this development connecting to Veteran's Park to discourage the traffic from the development from entering the park unnecessarily. The PRAB also recommended renaming Vantage Drive to Veterans Memorial Boulevard from Joyce Boulevard to Veteran's Park. After considerable in depth discussion with the Parks Board, the Parks Division and Trails Coordinator do not recommend the driveway connection to this development off of the parks drive as shown on the site plan. Staff recommends utilizing only southern entrance as shown on the site plan to accommodate controlled emergency access only, and revising the drive on the west side of the parking area to accommodate emergency access through the site as determined by the Fire Department. The concern is that increased commercial vehicular traffic would conflict with the pedestrian/cyclist trail that the existing road will become. To utilize the southern portion of the parks drive for emergency access the drive will need to be improved to meet Fire Department standards. Should the Planning Commission determine the cross -access is desireable, staff would recommend the following: • The drive shall be restricted to one-way, exit traffic only, and shall only utilize the southernmost entry. • The developer shall improve the drive to provide a minimum paved width to meet Fire Code and parking lot drive aisle standards. • A separated pedestrian path shall be provided from the sidewalk on Zion Road to the north of the proposed driveway. Incorporate design features to alleviate potential vehicular/non-vehicular conflicts such as a pavement markings or a sidewalk along the portion of the drive for vehicles,, or bollards on one side of the drive allowing vehicles to exit only on one side and pedestrians :protected on the other side. Bollards will be installed restricting traffic from entering the park at this location. • The applicant shall provide sight distance calculations to verify safety of egress for the proposed drive. Should the drive not meet sight distance standards, the drive shall not be permitted for public use, unless otherwise determined by the Planning Commission. Phasing: The applicant does not propose a specific phasing plan, but proposes that all building permits for all buildings in the development be obtained within five years from City Council approval, with the opportunity for a one-time, one year extension. Water & Sewer: Water and•sewer lines would be required to seive`thedeveloprnent Adjacent Master Street Plan Streets: Zion Road (Collector Street) Street Improvements: Zion Road is currently being improved by the City adjacent to this property as part of the City's Street Bond Program. This property is subject to Resolution No. 208-07 that specifies that the maximum for off-street improvements on Zion Road for this site are $42,030.00 (see attached). The applicant also proposes to construct a new public street from Zion Road approximately 600 feet through the site connecting to Veteran's Park. Tree Preservation: Existing Canopy: 92.7% Preserved Canopy: 30.5.0% K:IReport,s120081PC Reporls106-March 241C-P7D 08-2894 (Park Centre).doc Required Canopy: 25.0% Mitigation Required: None required Recommendation: Staff recommends forwarding R-PZD 08-2894 to City Council recommending approval with the following conditions of approval: Conditions of Approval: Planning Commission determination of street improvements. Zion Road is currently being improved by the City adjacent to this property as part of the City's Bond Program Street Projects. This property is subject to Resolution No. 208-07 that specifies that the maximum for off-street improvements on Zion Road on this site is $42,030.00, as the City paid that amount to the developer to purchase the right-of-way for the Zion Road widening. This agreement was provided to the City Council with the understanding that they [the developer] will in turn re -pay this same amount to the City if their development is approved prior to the completion of the Zion Road project. Staff recommends in favor of payment of that amount back to the City prior to building permit, consistent with Resolution No. 208-07. A significant cost of improvements for which the developer normally would be responsible is being borne by the City, in its current construction project along Zion Road. The applicant also proposes to construct a new public street from Zion Road approximately 600 feet through the site connecting to Veteran's Park The intersection of Zion Road/Vantage. Drive will likely be signalized at some point in the future with the addition of traffic. from this development and others in the area. With this development proposing.to. construct the new•public street staff is not recommending an. additional assessment be paid toward that signal. PLANNING COMMISSION RECOMMENDED IN FAVOR OF THE STREET IMPROVEMENTS AS STAFF RECOMMENDED. BUT ALSO WANTED TO LEAVE THE OPTION FOR THE APPLICANT TO DISCUSS CHANGING THE STREET IMPROVEMENT AGREEMENT WITH CITY COUNCIL (03/24/081. SUBDIVISION COMMITTEE REQUESTED STAFF TO PROVIDE EXAMPLES OF OTHER PROJECTS SIMILAR TO THIS WHERE AN INTERIOR PUBLIC STREET WAS CONSTRUCTED AND OFFSITE STREET IMPROVEMENTS WERE REQUIRED. (03/13/08) Staff can discuss examples of several other projects in the vicinity where offsite street improvements in the form of road improvements and/or assessments were required in addition to constructing public streets within the development: ■ Timberlake Office Park Subdivision (improve Zion Road offsite and new onsite public street) ■ Woodbury PZD/LSD (improve Zion Road offsite and several new onsite public streets) • Lakewood Gardens PZD/PPL (improve Zion Road offsite and several onsite internal streets) ■ Stearns Street Apartments LSD (extension of Shepherd Lane through the site and K: 1Repons12008NC Reports106-March 241C-PZD 08-2894 (Park Centre).doc improvements to Vantage Drive offsite) ■ Bellafont LSD (Stearns Street extension offsite, assessment for all or a portion of two traffic signals offsite, improvements to Joyce Boulevard, Stearns Street, and Vantage Drive on and offsite) ■ Vantage Center PZD (improvements to Frontage Road offsite and extension of Shepherd Lane through the site). The applicant commented at the March 13, 2008 Subdivision Committee that because they are building a public street into the site and connecting to Veteran's Parr they should not have to pay back the amount for right-of-way along Zion Road that was purchased by the. City for the Zion Road widening. The applicant has also submitted a letter and cost estimate discussing the cost of constructing a public street through the site. Staff feels that for the applicant not to pay the $42,030.00 back would be a change in the original agreement that would require City Council approval. The agreement addresses offsite work and does not address onsite improvements. In staff's opinion, mixing the offsite agreement with the proposed onsite street is not appropriate. The onsite proposed public street will be a benefit to the developer and the City, although it is difficult to say who will obtain the greater benefit. If the applicant is in disagreement with constructing the public street, and obtaining approval of the current project, they . . have the ability to resubmit their plans without it and propose a different layout. 2. Planning Comrr issiofdetermination of a waiver from Fayetteville Unified Development' '.::r?. - R:. Code'SdCtion`-166JH(C)(14) to allow for a portion of the new proposed"street•:io:haveh sidewalk only on one`-si'de.When the Master Street Plan requires sidewalks:.on:both:sides of new- streets: As:proposed, sidewalks would be located along both sides:of'the_new''-.- street from Zion -Road to just north of the commercial buildings. No further development is•proposed On;the'east side of the road north of this point. The applicant's waiver request discusses thathavingsidewalk only on the west side of the street through this area,of the:site helps transition from the retail area to office area and on into a'he;thick tree canopy of the park, and preserves additional tree canopy. Staff finds in favor of the applicant's waiver request and agrees with their justification for the waiver to help transition to the park and preserve trees, and also finds that sidewalk on the east side of the street is not needed because development and pedestrian activity is not anticipated in this area of the site. PLANNING COMMISSION RECOMMENDED IN FAVOR OF THIS WAIVER (03/24/08). SC RECOMMENDED IN FAVOR OF THIS WAIVER (03/13/08). 3. Planning Commission determination of a waiver from Fayetteville Unified Development Code Section 171.02 requiring a 30' curb return radius at street intersections on a minor street. The applicant proposes a 25' curb return radius on the west side of the project's new public street intersection with Zion Road. The applicant's waiver request discusses the 25' radius allows a better alignment of the new street with the existing alignment of Vantage Drive to the south. This waiver makes it easier to provide a three -lane entrance that the applicant feels is crucial to traffic circulation at this intersection. Staff finds in K:IReports12008IPC Reporls106-March 241C-PZD 08-2894 (Park Centre).doc favor of this waiver request agreeing with the applicant's justif cation for the waiver. PLANNING COMMISSION RECOMMENDED IN FAVOR OF THIS WAIVER (03/24/08). THE DETAILS OF THIS WAIVER WERE NOT YET AVAILABLE AT THE 03/13/08 SUBDIVISION COMMITTEE MEETING, ALTHOUGH THE COMMITTEE MEMBERS DISCUSSED THAT THEY WERE GENERALLY IN FAVOR OF WAIVERS NEEDED TO BETTER ALIGN THE INTERSECTION OF VANTAGE AND THE NEW PUBLIC STREET, AND WAIVERS NEEDED TO PROVIDE A THREE -LANE ENTRANCE (03/13/08). 4. Planning Commission determination of commercial design standards. a. Planning Area 2 (Office and Residential District). Staff finds that building 1 generally meets the intent of commercial design standards as it does not have unpainted block walls, does not have metal siding that dominates the main facade, and does not have out of scale signs with flashy colors. However the proposed structure is a square "boxlike" structure and the large amount of relatively blank glass over all four of the 84 -foot high facades could be considered large blank, unarticulated wall surfaces in contrast to UDC Section 166.14(C). Staff recommends incorporating additional materials and/or design features to :break up these glass facades. One suggestion may be to provide greater relief • in. the vertical metal accents. b. Planning Area 1 (Market District). Staff finds that buildings 2 and:3 are well-;, .j, articulated and, meet commercial design standards. - c. Identifiable Theme. The proposed buildings provide a recurring,, unifying theme throughout the, site by utilizing similar materials and colors in: the .: commerciallretail buildings and the medical office/residential building. d. Cross -access. Cross -access is being provided for future development and to the • park located.directly north of the site. PLANNING COMMISSION RECOMMENDED IN FAVOR OF THIS WAIVER (03/24/08). SUBDIVISION COMMITTEE RECOMMENDED IN FAVOR OF THE COMMERCIAL DESIGN STANDARDS AS PROPOSED (03/13/08). 5. Planning Commission discussion of site layout. Staff has discussed in several meetings with the applicant concern with the site layout not completely fitting with the goals of the City Neighborhood Area (City Plan 2025) to encourage buildings to better relate to the street, by orienting the buildings to the street with pedestrian walks and hiding the large parking lots behind the buildings. To more fully comply with City Plan 2025 staff would recommend a full evaluation/discussion of the layout of the two buildings in Planning Area 2 (Market District) be oriented north -south to the new public street. The addition of the public street connecting to the park has greatly aided the layout, as opposed to the previous large parking lot layout. K: tReports120081PC Reports U26 -March 24C-PZD 08-2894 (Park Centre).doc 7. 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. 8. Should a subdivision of land be desired, all applicable ordinances and processes shall be followed in order to meet city ordinances. 9. Public water and sewer lines and other improvements shall be extended as required by city ordinance at the time of development. 10. All development shall meet applicable building codes and other ordinances of the City of Fayetteville. 11. Future non-residential conditional uses in the zoning criteria shall comply with the minimum standards for development in the Unified Development Code. 12. Phasing: This project is required to obtain all building permits for the entire development within five years of City Council approval, with the opportunity. for a one time, one year extension. 13.. Signage: a. Planning Area I (Market District). Pole/pylon signs are prohibited. Freestanding and wall signs for this planning area are subject to the commercial requirements of Fayetteville Unified Development Code Chapter 174. • b. Planning Area 2 (Office and Residential). Pole/pylon signs are prohibited. Freestanding and wall signs for this planning area are subject to the. residential - office requirements of Fayetteville Unified Development Code Chapter 174. 14. Prior to building permit the three existing parcels should be combined into one legal lot or record, or the property lines adjusted to create three lots that correspond to the proposed development. If the property is intended to be subdivided or property lines adjusted,s.each new::future lot shall: have access to public water and sewer;service-:in:. . compliance with City ordinance. 15. The plats and booklets should be revised with the Planning Commission submittal to address the following items: a. Booklet pg. 9 and pg. 12. Discussion on signage. Revise the discussion on signs to be consistent with the language on signage listed in Condition of Approval No. 12 of this report. b. Booklet. Elevations. Building #2. Label the east and west elevations. c. Booklet. Elevations/Site Plan. Retail Building #3. It appears that the westernmost end of the building has 2 tenant spaces on the site plan, but the elevations appear K:IReports120081PC Reporls106-March 241C-PZD 08-2894 (Park Centre).doc to show 3 tenant spaces. Please revise the site plan or elevations to be consistent. d. Plats. Label the centerline of the new public street, and add right-of-way dimensions and call -outs on the street at a couple of typical section points. e. Plats. Extend curb/gutter all the way to the northern property line on the west side of the new public street. Tree Preservation Conditions: 16. Please revise the tree canopy measurements on the Tree Preservation and Protection Plan to reflect the table on page one of this report. 17. Preserved canopy in the northeastern corner of this site must be placed within a Tree Preservation and Recreational Area. This area will be dedicated with the easement plat using the Tree Preservation and Recreational Area signature block for the Urban Forester. 18. All efforts should be made to preserve the trees as shown on the plan during construction. This includes, but is not limited to, the preserved trees around the detention basin within the tree preservation and recreational area, tree 141 near the construction entrance and tree 162 on the western edge of the site. 19. Mitigation will not be required as long as the preserved tree canopy remains at 25% or above. If the canopy falls below 25% during construction, mitigation will be required. :20. All revisions must be made to the Tree Preservation and Protection Plan before final H approval. • Landscape Plan Conditions: •21. Expand the note on mulching to state that mulching is required around new trees and within landscape beds. 22. A vegetative buffer is required from the adjacent residential zoning districts. The buffer strip shall consist of a 12' area vegetated with a solid screening of trees and shrubs. The buffer strip shall extend the full length of the eastern and northern property boundary Existing preserved vegetation may be. utilized for the buffer. ;.:, 23. Street trees are required 1 every 30 feet unless there is existing preserved vegetation. If during the development process, any of the existing trees along the street are damaged or removed, additional trees may be warranted. 24. 15' of greenspace is required between parking lots and the right-of-way. Revise the landscape plan to label the right-of-way lines and add a 15' greenspace line, and provide 15' greenspace as needed. It appears that the northernmost parking bay on the west side of the street, and the southernmost parking bay on the east side of the street have parking spaces within the 15' greenspace that must be removed. K: 1Reports120081PC Reports106-March 241C-PZD 08-2894 (Park Centre).doc I 25. Chapter 177 requires all parking areas between the building and right-of-way to be screened with shrubs. There are some areas of parking lots that need these additional screening shrubs along the new public street. The northernmost parking bay needs screening shrubs on the east side of the parking lot, there is a small section of parking lot just south of the tree preservation area and adjacent to the public street that needs screening shrubs. 26. All of the trees to be planted in urban tree wells shall utilize structural soil, and appropriate notes added to the plans. 27. Before construction document approval, the landscape plan must be stamped by a Landscape Architect licensed within the state of Arkansas. 28. It is understood that vegetation will not be removed within the detention area. Should vegetation be removed it the detention area will need to be planted in accordance with City ordinance. The berms around the detention area to be stabilized and revegetated with a minimum of sod or hydroseed. 29. An estimate of material and labor is required for 150% the cost of the required landscape. Once this estimate is approved by the Urban Forester, a letter of credit, bond or check will be held until installation. 30. Chapter 177 requires street trees to be bonded for a 3 -year term before final certificate of occupancy. This amount shall be held.to.ensure the maintenance of the required street trees. .. Trails Conditions: 31. The primary alternative transportation route between Lake Fayetteville and Mud Creek Trail occurs through this project and down Vantage Street. The new road included in this project will improve this important connection by realigning the Veterans Park Entrance road so it lines up with Vantage Street. Many bicycles will use the new road to access the park so bike symbol chevrons and share the road signs are recommended to be spaced every 300 feet along the new entrance road. See picture attached to the Trails Coordinator's memo.. [_ . _.. 32. In addition, the existing park entrance road is recommended to be closed to vehicles and become a trail to provide another point of pedestrian and bicycle access to the park. If any part of this road remains open to vehicles from Zion Road, there will be a potential conflict between vehicles turning north off Zion and the pedestrians and bicycles using the future 10 foot wide sidewalk along Zion. It is recommended to place bollards across this entrance only allowing emergency vehicles to enter at this point. Parks Conditions: 33. Payment of parks fees in the amount of $10,200.00 for 15 multi -family units shall be K: IReportst20081PC ReportsW6-March 241C-PZD 08-2894 (Park Centre).doc submitted prior to issuance of building permits for the residential units. 34. The diversion island located near the transition of the new public street and Veteran's Park to be coordinated with Parks staff prior to building permit. Standard Conditions of Approval: 35. All mechanical and utility equipment on the wall and/or on the ground shall be screened. All roof mounted utilities and mechanical equipment shall be screened by incorporating screening to the structure utilizing materials compatible with the supporting building. Smaller ground -mounted equipment may be screened with tall grasses or shrubs. A note shall be added to all construction documents indicating as such. 36. Trash enclosures shall be screened on three sides with access not visible from the street. The trash enclosures shall be constructed with materials that are complimentary to and compatible with the proposed building. A detail of the proposed screening shall be submitted and approved by the Planning Division prior to issuance of the building permit. Any additional dumpsters located on site shall be screened from the right-of-way. 37. 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. 38. 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). 39. Provide a CD containing the proposed Large Scale Development drawings in AutoCAD or similar digital format. 40. 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. 41. All existing utilities below 12kv shall be relocated underground. All proposed utilities shall be located underground. 42. 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. c. Separate easement plat for this project that shall include the tree preservation area and all utility easements. K: IReports120081PC Reports106-March 241C-PZD 08-2894 (Park Centre).doc d. Project Disk with all final revisions e. One copy of final construction drawings showing landscape plans including tree preservation measures submitted to the Landscape Administrator. f. 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. Additional conditions: 43. 44. Planning Commission Action: - "' ' ❑ Tabled X Forwarded to C.C. Motion: Graves Second: Ostner . ... -.._. -. Vote: 8-0-1 (Lack recused) . Meeting Date: March 24.2008 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 K: IReporls120081PC Reports t06 -March 24IC-PZD 08-2894 (Park Centre).doc Date Findings associated with MDP C-PZD 08-2894 (Park Centre) 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 largely in compliance with the Master Development Plan Planned Zoning District criteria established by the City Council. The Future Land Use Plan adopted as part of City Plan 2025 designates this vicinity City Neighborhood Area. Proposed Land Uses: Rezoning this property to C-PZD 08-2894 with approximately 100,500 square feet of retail/commercial/office space and 15 residential condominiums is consistent with the future land use plan and compatible with the mix of land uses in the immediate vicinity including a City park, duplexes, single-family residential, and offices. Proposed Development Pattern: The proposed form of developmente:.is= largely_,,not consistent with the City Neighborhood Area policies for .traditional) urban. design.'. -The developnient-is generally a suburban form with large parking areas fronting:thesstreeiand . the buildings generally set well off of the right-of-way as in a typical suburban. strip center or office park. The development does have the sides of the two retail buildings directly adjacent to the new interior public street, creating an approximately 80 -foot corridor out of the new 600 -foot long street (approximately 13% of the street) with an urban feel with buildings close to the street, wide sidewalks, and urban tree wells. The buildings along this corridor are 15-20 feet high, and the space in between the walls is approximately 80 feet wide, creating a height/width ratio of 1:4. This ratio combined with the trees lining the street along this 80 -foot corridor should create a sense of enclosure and a traditional urban feel. Goal 3 of the City Plan 2025 is to make traditional town form the standard throughout the City where development is taking place, with street -oriented buildings, walkability considered first, and vehicle mobility second, where the street showcases the high quality buildings. This type of development pattern is also encouraged in the Guiding Policies for a City Neighborhood Area. The transition of the urban form to a more suburban form does incorporate measures for preserving tree canopy, which should aid in the transition to the park, which is very anti -urban in nature. This transition has created difficulty for development patterns in this area. (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 K:IReports120081PC Reportsl06-March 241C-PZD 08-2894 (Park Centre).doc statutory provisions. (3) Whether the general impact of the rezoning would adversely impact the provision of public facilities and services; FINDING: The impact of the rezoning and subsequent development would require the provision of public facilities, at the cost of the developer. Without improvements to existing infrastructure, the proposal would certainly adversely affect public facilities and services. However, as indicated in the submittal and the staff report, certain measures are to be taken to ensure adequate infrastructure improvements are made by the developer to ensure the level of service does not decline due to the proposed development. In addition, the City has begun construction of major infrastructure improvements along Zion Road adjacent to, and east and west of the property, at no cost to the developer. (4) Whether the rezoning is compatible with the surrounding land uses; FINDING: The rezoning request, combined with the Master Development Plan, would allow approximately 100,500 square feet of commercial/retailloffrce uses and 15 residential condominiums above the office space in the large office building. These uses are compatible with the surrounding land uses including the park, residential, and office uses 'in the vicinity. The appearance of the site would change dramaticallyfrom an almost entirely tree covered property with three small houses tucked back in aniofg the trees, to a ``" commercial node of development at the intersection of ZionfVaiitage Roads, and an 84 -foot 'high building adjacent to Lake Fayetteville park near the rear of the property. The uses in this "bicinity quickly transition from the relatively high intense commercial corridor along Highway 71 B (College Avenue) to the west, to a mix of office and residential uses in the vicinity of this property, with non-residential uses operating out'ofi several single family residences. The property along this immediate area of Zion Road is not highly developed • and has dense, continuous tree canopy generally continuing from Zion Road north to Lake • Fayetteville. The development proposes to preserve a large amount of tree canopy along Zion Road, maintain a large tree preservation area and vegetative buffer along the east property line, and have the large office building in the rear of the site away from the existing single family residences. The development also proposes to preserve several substantial clusters:of the existing trees in large landscape islands in the parking:lots.,.By preserving several large areas of trees'` along the perimeter of the property, land use impacts to surrounding residences should not be significant. Public users of Lake Fayetteville Park and drivers along Zion Road will see the large office building above the tree canopy with dark reflective glass. This building may present an incompatible appearance in the immediate area. However, as this area is designated as a City Neighborhood Area, staff finds that a six story building may be appropriate if placed and designed sensitively. The office building use is not incompatible with a park or development along Zion Road, but is rather a use that will encourage people to utilize the park and accentuate the difference in the built and natural environment. However, as discussed in Finding 8.14, staff recommends some modification to the facades of the building to be more sensitive to public viewers and the natural environment. K:IReporfs120081PC Reports106-March 241C-PZD 08-2894 (Park Centre). doe (5) Whether the subject land is suitable for the intended use and is compatible with the natural environment; FINDING: The subject property was developed many years ago for three single family residences on the 8.58 acres. The site is almost entirely wooded with many large trees throughout the site, and the topography is relatively flat, with more slope to the northeast. The development proposes to reduce the tree canopy on the site from 92% to 30.5%. The development would preserve six existing trees along Zion Road, and several other large groupings throughout the site. With the density and intensity proposed, staff finds that the development does a good job of incorporating the trees into the site. The natural environment is suitable for the type of development proposed. (6) Whether the intended land use would create traffic congestion or burden the existing road network; FINDING: The intended land uses: commercial, office, and residential, will impact the existing traffic conditions. Zion Road is a Collector Street and is currently being improved by the City to its Master Street Plan standard along the project frontage. Zion Road provides a major east -west connection in this area of Fayetteville. Access to College • Avenue, a Principal Arterial, is 0.3 mile to the west. State Highway 71b (College Avenue) is the major north -south transportation corridor in Fayetteville. In addition, Vantage Drive will be extended through this site, and is a'Collector Street.connection 0.6 mile south to ` .Joyce Boulevard, which is an east -west Principal :Arterial. •This site will also be a major r4 pedestrian connection for the Fayetteville Alternative _ Transportation Plan. Lake Fayetteville Trail is adjacent to the north, and there is an on=street trail connection along Vantage Drive linking with Mud Creek Trail providing otherlinkages to trails throughout • the City. This development will link these two trails by providing a new public street and on -street shared bicycle lane from Vantage Drive north to Veteran's Park. Staff finds that with the agreed -upon assessment for improvements to Zion Road and the construction of the new public street through this development that the existing road network is suitable for intended development and will not create a traffic burden. (7) Whether the planned development provides for unified development control under a '.. unified plan; FINDING: The booklet and master development plans submitted provide for said unified development control. (8) Whether any other recognized zoning consideration would be violated in this PZD. FINDING: No other zoning considerations are proposed to be violated. (B) Development standards, conditions and review guidelines K: IReporls120081PC Reports106-March 24\C-PZD 08-2894 (Park Centre).doc (1) Generally. The Planning Commission shall consider a proposed PZD in light of the purpose and intent as set forth in Chapter 161 Zoning Regulations, and the development standards and review guidelines set forth herein. Primary emphasis shall be placed upon achieving compatibility between the proposed development and surrounding areas so as to preserve and enhance the neighborhood. Proper planning shall involve a consideration of tree preservation, water conservation, preservation of natural site amenities, and the protection of watercourses from erosion and siltation. The Planning Commission shall determine that specific development features, including project density, building locations, common usable open space, the vehicular circulation system, parking areas, screening and landscaping, and perimeter treatment shall be combined in such a way as to further the health, safety, amenity and welfare of the community. To these ends, all applications filed pursuant to this ordinance shall be reviewed in accordance with the same general review guidelines as those utilized for zoning and subdivision applications. FINDING: The proposed Park Centre PZD provides for appropriate commercial and residential development in an area transitioning from the College Avenue commercial corridor to Lake Fayetteville/Veteran's Park, and office and residential uses along Zion Road. Zion Road is a Collector Street moving relatively high volumes of traffic. Access and use of this site would be primarily off of a new north -south street intersecting with Zion Road, although the applicant is proposing a secondary access with a curb cut onto Zion Road in the southeast corner of the site, and :access off of the existing drive to Veteran's Park along the western property line providing another access to Zion Road. Staff has concerns with the vehicular and- pedestrian safetyof the access to Veteran's Park drive due to probable limited site distance into this drive from Zion Road and the pedestrian activity that will be using.this drive: As discussed in Finding No. 1 in thisreport, the site has been designed in a primarily suburban pattern with parking lots facing the streets and buildings to the interior, inconsistent with City Plan 2025 policy. However, there is a an approximately 80 -foot section where the sides of the retail buildings will be adjacent to the street creating an urban feel that makes this development more of a hybrid pattern rather than a true suburban strip center pattern. Interior access would be provided with driveways into parking lots off of the interior public street. The development proposes commercial drive- thru windows near the east and west property lines, however the. uses in the zoning criteria ... have been limited to ensure that potential incompatibilities with the adjacent single family residences would not occur. As described in other findings in this report the site incorporates a large amount of tree preservation and vegetated buffers on the perimeter of the site, protecting adjacent land uses and incorporating natural features into the site design, and thus providing a transition to the park to the north. (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 K: IReporls120081PC Reporls106-March 241C-PZD 08-2894 (Park Cenlre).doc 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 and landscaping will be required for any parking areas adjacent to the street, although. The landscape plan incorporates such standard requirements as one tree every 30 feet along the street frontages, and parking lot shade trees. In addition a vegetative buffer will be provided between this development and the adjacent single family residence to the east, and Veteran's Park to the north. (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. (f) Design provisions for ingress and egress for any site along with service drives and interior circulation shall be that required by Chapter 166 Development of this code. FINDING: As stated in Finding B.1, access into the development will be'provided'mainly off of a new public street that intersects with Zion Road. Two other private access points are also proposed to Zion Road. Staff's concern with the safety of the western access point to Zion Road through the existing access drive to Veteran's Park have been discussed in Finding B.1. and in Condition of Approval No. 5. The development also proposes two parking lot drive aisle stub outs to the east for cross access. (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. K:IReports120081PC Reports106-March 24IC-PZD 08-2894 (Park cent re) FINDING: Parking will be provided in surface parking lots adjacent to Zion Road and the new public street. All parking ratios have been met and reviewed in detail. (5) Perimeter treatment. Notwithstanding any other provisions of a planned zoning district, all uses of land or structures shall meet the open space, buffer or green strip provisions of this chapter of this code. FINDING: This requirement has been met. (6) Sidewalks. As required by § 166.03. FINDING: A new multi -use trail is being constructed adjacent to the project along Zion Road and a public sidewalk is proposed along the new public street interior to the site. The applicant is requesting a waiver as described in Condition of Approval No. 2 to allow for sidewalk only on one side of the new public street for the northern section of the street. Staff is in support of this waiver for the reasons described in Condition No. 2. (7) Street Lights. As required by § 166.03. FINDING: Street lights are to .be provided along Zion Road as part of the City's current improvements to the street, and interior ,street lights along the new public street are to be provided at intersections and every300feet. (8) Water. As required -by § 166.03.., - FINDING: Public waterlines arc being extended in accordance with city codes. (9) Sewer. As required by § 166.03. FINDING: Public sewer lines are being extended in accordance with city codes. (10) Streets and Drainage. Streets within a residential PZD may be either public or private. • P. (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 K:IReports%20081PC Reports106-March 141C-PZD 08-2894 (Park Centre).doc streets with the exceptions of width and cul-de-sacs as noted below. (iii)All grading and drainagewithin a Planned Zoning District including site drainage and drainage for private streets shall comply with the City's Grading (Physical Alteration of Land) and Drainage (Storm water management) Ordinances. Open drainage systems may be`approved by the City Engineer. (iv) Maximum density served by a cul-de-sac shall be 40 units. Maximum density served by a loop street shall be 80 units. (v) The plat of the planned development shall designate each private street as a "private street." (vi) Maintenance of private streets shall be the responsibility of the developer or of a neighborhood property owners association (POA) and shall not be the responsibility of the City. The method for maintenance and a maintenance fund shall be established by the PZD covenants. The covenants shall expressly provide that the City is a third party beneficiary to the covenants and shall have the right to enforce the street maintenance requirements of the covenants irrespective of the vote of the other parties to the covenants. (vii) The covenants shall provide that in the event the private streets are not maintained as required by the covenants, the City shall have the right (but shall -not be • required) to maintain said streets and to charge the cost thereof to the property owners within the PZD on a pro rata basis according to assessed valuation for ad .' I • 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 ofthe municipal functions. The protective covenants shall provide that such covenants shall not be amended and shall not terminate without approval of the City Council. (viii) The width of private streets may vary according to the density served. The following standard shall be:used:.. . Paving Width (No On -Street Parkinel Dwelling Units One -Way Two -Way 1-20 14' 22' 21+ 14 24' K: IReports120081PC Reponsl06-March 24(C-PZD 08-2894 (Park Centre).doc *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. i (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: Public streets will be constructed to City standards. (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: Not applicable; this project is a commercial PZD. Tree preservation. All PZD developments shall comply with the requirementsfor:t. 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: A Tree Preservation Plan has been submitted and reviewed as part of the Large Scale Development and complies with the requirements for tree preservation as set forth in Chapter 167. A large amount of tree canopy is being preserved along Zion Road, and in large tree islands in the interior of the development, as well as a 0.84 acre tree .preservation area in the northeast corner of the site. The development is preserving 30.5% of the site in tree canopy. (13) Commercial design standards. All PZD developments that contain office or commercial structures shall comply with the commercial design standards as set forth in § 166.14 Site Development Standards and Construction and Appearance Design Standards for Commercial Structures. FINDING: The development largely complies with commercial design standards by providing an identifiable theme for the three buildings and providing cross access. Staff recommends some modification to Building 1 due to its "boxlike" structure and large amount of glass over the majority of the 84 -foot high facades that may be considered K:IReports12008IPC Reports106-March 241C-PZD 08-2894 (Park Centre).doc "unarticulated". (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: Staff considers the views of tall mature trees to drivers along Zion Road, and views of this heavily wooded property above Lake Fayetteville to be scenic. As discussed in Finding E.4, this development would substantially change the appearance of this 8.58 -acre site and associated views from Zion Road and Lake Fayetteville. To drivers currently traveling east along Zion Road from College Avenue, the appearance of the road quickly changes from a commercial corridor to a tree -lined, two-lane rural residential highway appearance. With the current improvements to Zion Road being constructed by the City, and with the proposed development, the land use and views would change to a fully improved street with sidewalk on .the south side, a multi -use trail on the north side, and large parking lots adjacent to Zion Road on the north side, with retail/commercial buildings set approximately 100 feet from the road in a typical suburban strip center configuration. This development preserves six large trees along Zion Road that will help preserve some of the scenic nature of Zion Road, and additional plantings will be required. Viewers of this property from Lake Fayetteville/Veterans Park currently- see a heavily wooded site that appears undeveloped from a distance. This development proposes an 84 - foot high building (six stories) that would be visible from many viewpoints,:ineluding-Zion Road andLake Fayetteville/Veterans Park. This building would extend -,above the-. surrounding tree canopy in the park and on the property. The facades of the building are fl almost entirely glass on all four sides. The proposed glass is a dark material:that-would be highly reflective. This would result in shiny reflective appearance above the tree line to many viewers. Where the building is surrounding by tree canopy the glass would reflect the appearance of the surrounding trees. Staff is not opposed to the height and appearance of a building in this location above the tree canopy, but recommends additional materials to break up the large expanse of glass on the office building as discussed in Condition of Approval No. 4. Additional materials and or a different type of glass above the tree canopy might lessen the visual impact to scenic viewers along Zion Road and at Lake Fayetteville Park.. . (E) Revocation. (1) Causes for revocation as enforcement action. The Planning Commission may recommend to the City Council that any PZD approval be revoked and all building or occupancy permits be voided under the following circumstances: (a) Building permit. If no building permit has been issued within the time allowed. (b) Phased development schedule. If the applicant does not adhere to the phased development schedule as stated in the approved development plan. K: IRepons12008V'C Reports106-March 241C-PZD 08-2894 (Park Centre).doc (c) Open space and recreational facilities. If the construction and provision of all common open spaces and public and recreational facilities which are shown on the final plan are proceeding at a substantially slower rate than other project components. Planning staff shall report the status of each ongoing PZD at the first regular meeting of each quarter, so that the Planning Commission is able to compare the actual development accomplished with the approved development schedule. If the Planning Commission finds that the rate of construction of dwelling units or other commercial or industrial structures is substantially greater than the rate at which common open spaces and public recreational facilities have been constructed and provided, then the Planning Commission may initiate revocation action or cease to approve any additional final plans if preceding phases have not been finalized. The city may also issue a stop work order, or discontinue issuance of building or occupancy permits, or revoke those previously issued. (2) Procedures. Prior to a recommendation of revocation, notice by certified mail shall be sent to the landowner or authorized agent giving notice of the alleged default, setting a time to appear before the Planning Commission to show cause why steps should not be made to totally or partially revoke the PZD. The Planning Commission recommendation shall be forwarded to the City Council for disposition as in original approvals. In the event a PZD is revoked, the City Council shall take the appropriate action in the city clerk's office and the public zoning record duly noted. z':,.:.a•,:. ,H . :•- .('3) Effect.r In the event of revocation, any completed portiohs,ofthe development or.those :a:.;. ° :portions for which building permits have been issued shall be treated to be a whole and effective development. After causes for revocation or enforcement have been corrected, the City Council shall expunge such record as established above and shall authorize continued issuance of building permits. (F) Covenants, trusts and homeowner associations. (1) Legal entities. The developer shall create such legal entities as appropriate to undertake and be responsible for the ownership, operation, construction, and maintenance of private roads, parking: areas, common usable open space, community facilities, recreation areas, building, lighting; security measure and similar common elements in a development. The city encourages the creation of homeowner associations, funded community trusts or other nonprofit organizations implemented by agreements, private improvement district, contracts and covenants. All legal instruments setting forth a plan or manner of permanent care and maintenance of such open space, recreation areas and communally - owned facilities shall be approved by the City Attorney as to legal form and effect, and by the Planning Commission as to the suitability for the proposed use of the open areas. The aforementioned legal instruments shall be provided to the Planning Commission together with the filing of the final plan, except that the Guarantee shall be filed with the preliminary plan or at least in a preliminary form. K:IReports120081PC Reports 06 -March 241C-PZD 08-2894 (Park Centre).doc (2) Common areas. If the common open space is deeded to a homeowner association, the developer shall file with the plat a declaration of covenants and restrictions in the Guarantee that will govern the association with the application for final plan approval. The provisions shall include, but not necessarily be limited to, the following: (a) The homeowner's association must be legally established before building permits are granted. (b) Membership and fees must be mandatory for each home buyer and successive buyer. (c) The open space restrictions must be permanent, rather than for a period of years. (d) The association must be responsible for the maintenance of recreational and other common facilities covered by the agreement and for all liability insurance, local taxes and other public assessments. (e) Homeowners must pay their pro rata share of the initial cost; the maintenance assessment levied by the association must be stipulated as a potential lien on the property. The association must be able to adjust the assessment to meet changing needs. FINDING: The applicant shall comply with these requirements. Sec. •161.29 Planned Zoning District (A) Purpose. The intent of the Planned Zoning Districtis 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 K. 1Reports120081PC Reports106-March 241C-PZD 08-2894 (Park Cenbe).doc of the area; (6) Coordination. Permit coordination and planning of the land surrounding the PZD and cooperation between the city and private developers in the urbanization of new lands and in the renewal of existing deteriorating areas. (7) Open space. Provision of more usable and suitably located open space, recreation areas and other common facilities that would not otherwise be required under conventional land development regulations. (8) Natural features. Maximum enhancement and minimal disruption of existing natural features and amenities. (9) General Plan. Comprehensive and innovative planning and design of mixed use yet harmonious developments consistent with the guiding policies of the General Plan. (10) Special Features. Better utilization of sites characterized by special features of geographic location, topography, size or shape. FINDING: Staff finds this proposal meets the intent 'of many of the parameters of City Plan 2025, as well as the above ten criteria, including compatibility, transition of land use, harmony, and flexibility to provide a commercial/retail center along with 15 residential _... _ condominiums in this area of transitional, land uses.- Staff has expressed some concerns with the form of the development and the appearance of the large office building. (B) Rezoning. Property may be rezoned to the Planned Zoning District by the City Council in accordance with the requirements of this chapter and Chapter 166; Development. Each rezoning parcel shall be described as a separate district, with distinct boundaries and specific design and development standards. Each district shall be assigned a project number or label, along with the designation "PZD". The rezoning shall include the adoption of a specific master development plan and development standards. FINDING: The'submitted development plats and Master Development.Plan.booklets along . with the conditions of approval found applicable and appropriate, are binding with the approval of the requested rezoning. Should the Planning Commission forward this item to the City Council, an ordinance will be drafted for consideration of rezoning this property in accordance with the submittal herein. (D) C-PZD, Commercial "Planned Zoning District (1) Purpose and intent. The C-PZD is intended to accommodate mixed -use developments containing any combination, including multiple combinations of commercial, office or residential uses in a carefully planned configuration in such a manner as to protect and enhance the availability of each independent use. The C-PZD is also intended to K. IReporlsO0081PC Reports 06 -March 241C-PZD 08-2894 (Park Centre).doc accommodate single use commercial developments that are determined to be more appropriate for a PZD application than a general commercial rezone. The legislative purposes, intent and application of this district include, but are not limited to, the following: (a) To encourage the clustering of commercial and office activities within areas specifically designated to accommodate such uses and to discourage the proliferation of commercial uses along major thoroughfares and noncommercial areas. (b) To provide for orderly development in order to minimize adverse impact on surrounding areas and on the general flow of traffic. (c) To encourage orderly and systematic commercial, office or mixed use development design or a combination thereof, providing for the rational placement of activities, vehicular and pedestrian circulation, access and egress, loading, landscaping and buffering strips. (d) To encourage commercial development which is consistent with the city's General Plan. (e) To accommodate larger scale suburban developments of mixed -uses in a harmonious relationship. FINDING: With revisions to the:project as discussed.in the conditions of approval, staff is recommending approval of:this application; -finding the proposed PZD would meet the intent of the PZD ordinance as noted above, and is generally consistent with the city's General Plan/City Plan 2025 as discussed in Finding No. 1. (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 commercial or office use area be less than fifty-one percent (51%) of the gross leasable floor area within the development. FINDING: The majority of uses are principally commercial. K:IReports12008V'C Reports106-March 241C-PZD 08-2894 (Park Centre).doc (F) Bulk and area regulations (1) Residential density. Residential densities shall be determined on the basis of the following considerations: - (a) The densities of surrounding development; (b) the densities allowed under the current zoning; (c) the urban development goals and other policies of the city's General Plan; (d) the topography and character of the natural environment; and (e) the impact of a given density on the specific site and adjacent properties. FINDING: This is a proposed commercial zoning. Although there is a residential component with 15 residential condominiums proposed in the top two floors of the six story office building. The proposed zoning criteria and residential density (1.74 units/acre) are appropriate given the mix of uses and intensity in this vicinity along Zion Road. (2) Lot area and setback requirements. Taking into consideration the unique aspects of each project, preliminary development plans for Planned Zoning Districts shall conform as closely as possible to .the existing standards for lot area minimums and setback requirements under this chapter. ..^ FINDING: The building setbacks proposed provide a 15 -foot setback from the perimeter property lines, and allow a 0 -foot setback off of the new public street. This development is, not proposed to be subdivided at this time, but the zoning criteria incorporates typical standards for commercial property should it ever be subdivided. . (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. AY -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 not typical of the surrounding area with an 84 -high office building proposed in Planning Area 2. The office building is set in the rear of the property and is not in the immediate vicinity of a single family residence. The building is located approximately 100 -feet from the closest property line (the north). The adjacent land use to the north is Veteran's Park. The proposed building height is appropriate given the location of the building in the interior of the property, and should not pose adverse impacts to light or air to adjacent property. As discussed in Finding B.14, K: tReports12008IPC Reportsl06-March 241C-PZD 08-2894 (Park Centre).doc staff has concerns with the appearance of the office building to the community. (4) Building area. The Planning Commission shall review specific proposed lot coverages which generally correspond to the guidelines for lot coverage in the respective residential, office, commercial or industrial district which most depicts said development scheme. FINDING: The lot coverage or building area on this project is less than typical lot coverages in commercial zonings, indicative of the large amount of tree preservation and greenspace being provided. *Required Findings for Rezoning Request. Land Use Plan: The City Plan 2025 Future Land Use Plan designates this site as City Neighborhood Area. Staff finds the application to be largely in compliance with the Master Development Plan Planned Zoning District criteria established by the City Council Rezoning this property to C-PZD 08-2894 with approximately 100,500 square feet of. retail/commercial/office space and 15 residential condominiums is consistent with the future land use plan and compatible with the mix of land uses in the immediate vicinity including a City park, duplexes, single family residential, and offices. However, as discussed in Finding .- . No. 1, the proposed form of development is not consistent with the City Neighborhood Area policies for traditional urban design. The development is a generally a suburban pattern with large parking areas fronting the street and the buildings generally set well offlof the right -of-?, way as in a typical suburban strip, center or office park. However the project does baldnee the.: goals of creating traditional •urban environment and maintaining natural features:— in this : .+ case tree canopy — at an: acceptable level The proposed plan, commitments, desigw standards and other conditions placed upon the project result in a generally compatible development with surrounding:landuses in the general vicinity, meeting many of the goals _of the:City.Plan 2025 for new or re -developed property. 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 somewhat consistent with the land use planning objectives, principles and policies, as evidenced by several of the guiding policies for City Neighborhood Area this proposal meets. The development introduces a more intense development pattern to the area, but generally does an effective job of providing vegetative buffers, tree preservation, and setbacks from adjoining properties to protect them from potential adverse impacts associated with the development. This development provides non-residential uses that are easily accessible to the large number of vehicles that traverse through the Zion Road corridor each day by providing a variety of commercial uses that are easily K:lReportsl2008 PCReportsI06-March 241C-P7D 08-2894 (Park Centre).doc accessed with large parking lots next to the streets, and two commercial drive- thrus. Extending a public street through the site will provide a much improved linkage in the multi -use trail system connecting Lake Fayetteville and Mud Creek trail system, and the variety of commercial uses will be convenient to non - vehicular users of Lake Fayetteville Park and the overall Fayetteville Alternative Transportation system. The mix of residential, commercial, and office uses proposed helps establish a complete neighborhood. However the development is in a more conventional pattern, with one-story commercial buildings and large amounts of parking fronting onto public streets. The development would retain 30.5% of the site in existing tree canopy on the property. The site layout also proposes connections and access in all four directions. As discussed in Finding No. 1 at the beginning of this report, the form of the development is not as consistent with many of the design principals adopted as part of City Plan 2025. 2. A determination of whether the proposed zoning is justified and/or needed at the time the rezoning is proposed. Finding: The current RSF-4 and R -A zoning is probably not appropriate given the location of this property well within the City limits and along a major Collector Street. The proposed zoning to allow for a mix of commercial and residential uses is more consistent with the City Neighborhood Area designation than the current zoning. The proposed zoning is justified. 3. .A determination. as to whether the proposed zoning would create or appreciably increase:- • traffic danger•and congestion. Finding: Staff finds this proposal will not create or appreciably increase traffic danger and congestion, as discussed in Finding No. E.6 with the street improvements recommended. - 4. A determination as to whether the proposed zoning would alter the population density and thereby undesirably increase the load on public services including schools, water, and sewer facilities. . Finding: The potential population density would be increased slightly from that which currently exists. The 8.58 -acre parcel is currently zoned RSF-4 and R -A, which allows four units and 0.5 units per acre, respectively. The proposed zoning would allow 15 residential units on the 8.58 acre site resulting in an overall density of 1.75 units per acre. This slight increase in residential density is minimal. Engineering: Public water is located adjacent to the site. There is a 12" water main along Zion Road. K:IReports120081PC Reports106-March 141C-PZD 08-2894 (Park Centre).doc Sanitary sewer is not available to the site. Sewer improvements are being made by the developer as part of the project. 4 The site has access to Zion Road. Zion Road is currently being improved by the City of Fayetteville to be a three section in the area extending west to College Avenue. Standard improvements and requirements for drainage will be required for the development. This property is not affected by the 100 -year floodplain. Police: It is the opinion of the Fayetteville Police Department that this rezoning will not substantially alter population density and will not create an undesirable increase on police services. Fire: The subject property is located 1.7 miles from the Engine 4 and Ladder 4 located at 3385 N. Plainview, with an estimated response time of 4.75 minutes. No adverse impacts on call volume or response time are anticipated. 5. If there are reasons why the proposed zoning should not be approved in view of considerations under b (I) 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 , I. K:IReports120081PC Reportsl06-March 241C-PZD 08-2894 (Park Centre).doc I THE CITY OF FAYETTEVILLE, ARKANSAS LANDSCAPE REVIEW FORM To: Planning Commission From: Andrew Garner, Senior Planner Date: March 12, 2008 PC Meeting of March 24, 2008 113 W. Mountain St. Fayetteville, AR 72701 Telephone: (479) 444-3470 ITEM #: 08-2894 CPZD: Planned Zoning District (Park Center) Applicable Requirements: y SCites ° .eVdldoriierit t Ar dng ,i ' t, - - . N IVtandar Wl.I W. l4 t(k Y $treetTree'PlaittiStandads N TSt iwater Facilities Plan Checklist: Y= submitted by applicant N=requested by City of Fayetteville NA= not applicable rrehn"uniy 7Final . Submittal iSulimittid . ..# a .. f, :.. a . .. � M Landsca a Plans • , .- _ . �r y Irrigation notes either automatic or hose bib y Species of plant material identified y Size of plant material at time of installation indicated Soil amendments notes include that soil is amended and sod y removed Mulch notes indicate organic mulching around trees and within N landscape beds N Plans stamped by a licensed Landscape Architect y Planting details according to Fayetteville's Landscape Manual �gjjj �. ite� eve opment gr ., tan y Wheel stops/ curbs Interior landscaping Narrow tree lawn (8' min width, 17'min mitt length/ i tree per 12 spaces) Y Tree island 8' min. width/1 tree per 12 spaces) ' helinuriary 'Submittal* Final FSub ut l . N Perimeter landscaping Side and rear property lines (5' landscaped) Front property lines (15grenspace) Shade trees as described in street tree planting standards, Parking lot adjacent to R.O.W.- continuous planting of shrubs -at least 8per tree- and ground cover -5o% evergreen) Overlay istricta equireme is NA Greenspace adjacent to street R.O.W. (25' wide) NA Large street trees planted every 30' L.F. along R.O.W. NA 25% of total site area left in greenspace (8o% landscape) NA Parking lots and outdoor storage screened with landscaping LATr✓+aa'='l rans 01-I _Street Tree Klan gstandkds(ft ne q,"ff l' permlr) _' NA Residential Subdivisions- i large species shade tree/ lot tree planted within R.O.W. fpossible Y Nonresidential Subdivision- i large species shade tree/3o L.F. tree planted within s -2 ' reens ace N Urban Tree Wells -urban streetscape only -8 foot sidewalk Y Structural Soil -if urban wells are used, a note or detail of structural soil must be indicated on the landscape plan NA Timing of planting indicated on plans (subdivisions only) NA Written description of the method for tracking plantings .-. ... • Stoimwater-rFacilihes,. hmeo FPtor �ntt3 F .}f.yY3+-�YY-+f�'� Y • T4/ y i deciduous or evergreen tree/ 3000 square feet y 4 large shrubs (3 gal) or small trees / 3000 square feet y 6 shrubs or grasses (i gal) / 3000 square feet Y Ground cover unless seed or sod is specified y 50% of facility planted with grass or grass like plants Conditions of Approval: 1. Expand the note on mulching to state that mulching is rlequired around new trees and within landscape beds. 2. A vegetative buffer is required from the adjacent residential zoning districts. The buffer strip shall consist of a i2' area vegetated with a solid screening of trees and shrubs. The buffer strip shall extend the full length of the eastern and northern property boundary Existing preserved vegetation may be utilized for the buffer. 3. Street trees are required i every 30 feet unless there is existing preserved vegetation. If during the development process, any of the existing trees along the street are damaged or removed, additional trees may be warranted. 4. i5' of greenspace is required between parking lots and the right-of- way. Revise the landscape plan to label the right-of-way lines and add a 15' greenspace line, and provide 15' greenspace as needed. It appears that the northernmost parking bay on the west side of the street, and the southernmost parking bay on the east side of the street have parking spaces within the 15' greenspace that must be removed. 5. Chapter i']'J requires all parking areas between the building and right- of-way to be screened with shrubs. There are some areas of parking lots that need these additional screening shrubs along the new public street. The northernmost parking bay needs screening shrubs on the east side of the parking lot, there is a small section of parking lot just south of the tree preservation area and adjacent to the public street that needs screening shrubs. 6. All of the trees to be planted in urban tree wells shall utilize structural soil, and appropriate notes added to the plans. 7. Before construction document approval, the landscape plan must be stamped by a Landscape Architect licensed within the state of Arkansas. 8. It is understood that vegetation will not be removed within the detention area. Should vegetation be removed it the detention area will need to be planted in accordance with City ordinance. The berms around the detention area to be stabilized and revegetated with a minimum of sod or hydroseed. 9. An estimate of material and labor is required for 15o% the cost of the required landscape. Once this estimate is approved by the Urban Forester, a letter of credit, bond or. check will be held until installation. to. Chapter 177 requires street trees to be bonded for a 3 -year term before final certificate'ofoccupancy.. This amount shall be held to • ensure the maintenance of ihe'required street trees. a ARKANSAS 113W. Mountain St. Fayetteville, THE CITY OF FAYETTEVILLE, ARKANSAS(AR734 1 Telephhone:one:(479) 444-3416 1 mmihalevich@ci.fayetteville.ar.us ENGINEERING DIVISION CORRESPONDENCE To: H2 Engineering, Inc. From: Matt Mihalevich, Trails Coordinator Date: March 18, 2008 Subject: Planning Commission Comments ITEM #: C-PZD: 08-2894: Park Center TRAIL COMMENTS 1. The primary alternative transportation route between Lake Fayetteville and Mud Creek Trail occurs through this project and down Vantage Street. The new road included in this project will improve this important connection by realigning the. Veterans Park Entrance road so it lines up with Vantage Street. Many bicycles will use the new road to access the park so bike symbol chevrons and share the road signs are recommended to be spaced every 300 feet along the new entrance road. See picture below. 2. In addition, the existing park entrance road is recommended to be closed to vehicles and become a trail to provide another point of pedestrian and bicycle access to the park. If any part of this road remains open to vehicles from Zion Road, there will be a potential conflict between vehicles turning north off Zion and the pedestrians and bicycles using the future to foot wide sidewalk along Zion. It is recommended to place bollards across this entrance only allowing emergency vehicles to enter at this point. Date 1/14/08 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 C-PZD 08-2894: (Park Center, 136): Submitted by H2 Engineering, Inc. for property located at the NE corner of Zion Road and Public Road 1347, Adjacent to Lake Fayetteville Park, would substantially alter the population density and thereby undesirably increase the load on public services and create an appreciable increase in traffic danger and congestion. The property contains approximately 8.58 acres. It is the opinion of the Fayetteville Police Department that this C-PZD will not substantially alter the population density, and will not create an appreciable or undesirable increase in the load on police services. This C-PZD will not create an appreciable increase in traffic danger and congestion. Sincerely, Captain William Brown Fayetteville Police Department Fayetteville Fire Department To: Dara Sanders, Andrew Garner, Jeremy Pate, and Jesse Fulcher Thru: Chief Tony Johnson Assistant Chief Bud Thompson From: Captain Dale Riggins Date: January 22, 2008 Re: January 22, 2008 Zoning Review C-PZD 07-2858: Planned Zoning District (FARMER'S MARKET / 6TH ST., 558): Submitted by STEVE CLARK for property located at S SIDE OF 6TH STREET, BETWEEN E AND W FARMERS DRIVE. The property is zoned R -A, RESIDENTIAL -AGRICULTURAL and contains approximately 1.10 acres. The request is for rezoning, land use and large scale development approval for a C-PZD with a 5,000 s.f. commercial building with associated parking. This property will be covered by Engine 6 located at 900 S Hollywood. It is .7 miles from the station with an anticipated response time of 3 minutes. The Fire Department does not calculate calls for service on commercial properties, but typically this type of development does not affect our response times or calls for service. Measured hydrant flow in this area is 1620 gallons/minute. C-PZD 08-2894: Commercial Planned Zoning Distri Submitted by H2 ENGINEERING, INC. for property locatedifl74r11ttwNER OF ZION ROAD AND PUBLIC ROAD 1347, ADJACENT TO LAKE FAYETTEVILLE PARK. The property is zoned RSF- 4, SINGLE FAMILY - 4 UNITS/ACRE AND R -A, RESIDENTIAL AGRICULTURAL and contains approximately 8.58 acres. The request is for Zoning, Land Use and Development approval for a Commercial Planned Zoning District containing 100,000 s.f. of office, retail and restaurant space with associated parking. This property will be covered by Engine 4 and Ladder 4 located at 3385 N Plainview. It is 1.7 miles from the station with an anticipated response time of 4.75 minutes. The Fire Department does not calculate calls for service on commercial properties, but typically this type of development does not affect our response times or calls for service. No measured hydrant flow is recorded in this area. RZN 07-2856: (PARKS AND RECREATION): Submitted by CITY OF FAYETTEVILLE for property located at VARIOUS LOCATIONS THROUGHOUT THE CITY. The request is to rezone 44 city parks to P-1, Institutional. This re -zoning is for existing properties within the City of Fayetteville. They are all served by the Fayetteville Fire Department and will not affect our calls for service and our response times. The Fire Department is in support of these re -zonings. If you have any questions concerning these comments please don't hesitate to call me �G PsyqatcL Captain, Fayetteville Fire Department PC Meeting of March 24, 2008 THE.CITY OF FAYETTEVILLE, ARKANSAS TREE PRESERVATION and PROTECTION REPORT To: Fayetteville Planning Commission From: Carole Jones, Interim Urban Forester Date: March 19, 2008 ITEM #: C-PZD 08-2894: Commercial PZD (Park Centre) Requirements Submitted: 113 W. Mountain St. Fayetteville, AR 72701 Telephone: (479) 444-3472 Y Initial Review with the Urban Forester Y Site Analysis Map Submitted Y Site Analysis Written Report Submitted N Complete Tree Preservation and Protection Plan Submitted Canopy Measurements: acres 8.58 square feet 373,745 6t S te.tlt'ea. ess,iFt`�W'd`edication'' d. acres 7.87 square feet 342,965 aastinTree.Cano ' acres 7.29 square feet 317,600 percent of site area 92.6% 1" tii TTree Can_ o""xPreserved' " acres 2.40 square feet 104,717 percent of total site area 30.5% ♦vtR t • �. <FE`.'�c1pA '4.QhjaY�. -•]4Y-1�^Tj Wi6Oenf Mmimurn Cano a uurede 25.0% FINDINGS: The desirability of preserving a tree or group of trees by reason of age, location, size or species. • This site is has approximately 93% canopy with the majority of species consisting of post oak, red oak and white oak. An inventory of the site by a certified arborist revealed that there are 213 trees. The majority of them are significant trees as defined by the City of Fayetteville's Landscape Manual. 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 as the riparian buffer will be maintained and protected. 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. Trees will be saved along the northern and southern portion of the site. Additional screening in the form of landscape trees will also be added. Whether alternative construction methods have been proposed to• reducethe.: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/or shape of the lot does not reduce flexibility: 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 fair. Several of the significant trees that are proposed for removal are in poor condition. The placement of the tree or group of trees in relation, to utilities, structures,; and use of the property. • Staff recommends that the group of saved canopy in the northeastern corner of the site be placed within a Tree Preservation and Recreational Area. This distinction will allow the continued preservation of these trees in perpetuity. The removed canopy is due to placement of structures, roadway and associated parking. Some trees shown as preserved may be compromised by construction. All efforts should be made to preserve the trees as shown on the plan during construction. The need to remove the tree or group of trees for the purpose of installing, repairing, replacing, or maintaining essential public utilities. Trees within the Tree Preservation and Recreational Area should not be affected by utilities. Whether roads and utilities are designed in relation to the existing topography, and routed, where possible, to avoid damage to existing canopy. • The proposed road and utilities have been designed to avoid damage to as much existing canopy as possible. Construction requirements for On -Site and Off -Site Alternatives. N/A The effects of proposed On -Site Mitigation or Off -Site Alternatives. Mitigation will not be required on this site• The effect other chapters of the UDC, and departmental regulations have on the development design. This is a -Planned Zoning District project. - The extent to which development of the site and the enforcement of this chapter are impacted by state and federal regulations: << The.impact a substantial modification or rejection of the application would:have on the Applicant: Staff is recommending approval of the submitted Tree Preservation and Protection Plan with the following conditions. Conditions of Approval: 1. Please revise the tree canopy measurements on the Tree Preservation and Protection Plan to reflect the table on page one of this report. 2. Preserved canopy in the northeastern corner of this site must be placed within a Tree Preservation and Recreational Area. This area will be dedicated with the easement plat using the Tree Preservation and Recreational Area signature block for the Urban Forester:` 3. All efforts should be made to preserve the trees as shown on the plan during construction. This includes, but is not limited to, the preserved trees around the detention basin within the tree preservation and recreational area, tree 141 near the construction entrance and tree 162 on the western edge of the site. 4. Mitigation will not be required as long as the preserved tree canopy remains at 25% or above. If the canopy falls below 25% during construction, mitigation will be required. 5. All revisions must be made to the Tree Preservation and Protection Plan before final approval. 113 W. Mountain St THE CITY OF FAYETTEVILLE, ARKANSAS Fayetteville, AR 72701 Telephone: (479) 444-3469 TO: Andrew Garner, Planner FROM: Alison Jumper, Park Planner DATE: March 19, 2008 SUBJECT: Planning CommissionComments ############################################################################## Meeting Date: March 24, 2008 ; r. Item:. C-PZD 08-2894 (Park Center, 136) Park District: NE Zoned: RSF-4, R -A Billing Name &Address: Zion Properties, LLC 18 Corporate Hill Dr. Fayetteville, AR 72703 COMMENTS: PRAB reviewed this project at the March 3r° meeting and recommended accepting money in lieu of land as well as looking at the non -park traffic, and develop more defined traffic flows, and reconfiguring the Y in the road to discourage the traffic from the development from entering the park unnecessarily. Additionally, PRAB recommended renaming Vantage Dr. to Veterans Memorial Blvd. PRAB is coordinating with City Council to take this item forward for consideration. "; The current entry into Veterans park is not a dedicated street right -of way. Park Staff recommends having only the southern access point and widening the drive on the west side of the parking area to accommodate fire access. This would limit access to fire and emergency vehicles only. PRAB and Park Staff recommend limiting the existing entry drive to Veterans Park to pedestrian and bicycle traffic, minimizing potential conflicts with vehicles and creating a safe, designated pedestrian access to the park. C-PZD0-3 I 3 t Improvements to the existing drive to accommodate daily traffic to the proposed development would be necessary. This will likely include tree removal in the existing islands up to the north proposed access point. e C-PZDO-3 RESOLUTION NO. 208-07 A RESOLUTION TO APPROVE A SETTLEMENT WITH ZION ROAD PROPERTIES, LLC IN THE AMOUNT OF $42;030.00 FOR RIGHT-OF-WAY AND EASEMENTS; AND ESTABLISHING ZION ROAD PROPERTIES, LLC's MAXIMUM ASSESSMENT FOR OFF - SITE IMPROVEMENTS. • BE IT RESOLVED BY THE CITY COUNCIL OF THE CITY OF FAYETTEVILLE, ARKANSAS: Section 1. That the Cit• y Council of the City of Fayetteville, Arkansas hereby approves a settlement with Zion Road Properties, LLC in the amount of $42,030.00 for right-of-way and easements. Section 2. That the City Council of the City of Fayetteville, Arkansas hereby establishes the maximum assessment for off -site improvements required of Zion Road Properties, LLC at not more than $42,030.00. PASSED and APPROVED this 4th day of December, 2007. ,_U• ;FAYETTEVILLE: APPROVED: ATTEST: ; By:� By DAN COODY, Mayor . SONDRA E. SMITH, City Clerk/Treasurer Cif of Fayetteville Staff Review Form City Council Agenda Items • or 'Contracts 12/4/2006 City Council Meeting Date Ron Petrie Engineering Operations Submitted By Division Department elution to approve a settlement with Zion Road Properties, LLC in the amount of $42,030 for right of way ai cents on Zion Road, and to establish the maximum assessment due from Zion Road Properties for off -site improvements at $42,030. $ 42,030.00 Cost of this request E 24,496,473.00 Category / Project Budget Zion Road (College to Vantage) Program Category/ Project Name • 4520.9520.5809.00 $ 2,082,457.43 Street Improvements Account Number Funds Used to Date Program. /:Project Category Name• 06035.1830 $ 22,414,015.57 2006A Sales Tax. Construction Project Number Remaining Balance Fund Name Budgeted Item [J Budget Adjustment Attached Previous Ordinance or Resolution # e artment irector Date Original Contract Date: City Attorney D Finance and Internal Service Director Date Mayor Original Contract Number: Received in City Clerk's Office Received in Mayor's Office EHI 179 0 City Council Meeting of December 4,' 2007 CITY COUNCIL AGENDA MEMO To: Mayor and City Council Thru: Gary Dumas, Director of Operations From: Ron Petrie, City Engineer Date: November 15, 2007 Subject: A resolution to approve a settlement with Zion Road Properties, LLC in the amount of $42,030 for right of way and easements on Zion Road, and to establish the maximum assessment due from Zion Road Properties for off -site street improvements at $42,030. RECOMMENDATION: Staff recommends approval of a settlement with Zion Road Properties, LLC in the amount of $42,030, for right of way and easements and to establish the maximum assessment due from Zion Road Properties for off -site street improvements at $42,030. BACKGROUND:... • The Zion Road•Ptoject is one of -the projects to be constructed. under the Transportation. BondProgram_ The project consists of widening approximately 2400 feet of Zion Road_ to 3 lanes from.College Avenue to just east of Vantage Drive, installation of an underground storm drainage system, and construction. of 6 foot sidewalks on both sides of.: the roadway, as approved by the City Council and Street Committee. During the process of right of way and easement acquisition on the project, Zion Road Properties, LLC purchased two properties along Zion Road with the stated intention of developing the property. City staff then submitted an offer to Zion Road Properties for easements and right of way necessary across their property based on the appraised value. Zion Road Properties has since agreed to accept the City's offer of $42,030 for. easements and right. of way, with.the understanding that they will in turn repay this.same amount to the City if their development is approved prior to the completion of the Zion Road project. In addition, the Zion Road Properties, LLC has requested an assurance that there will be no additional offsite street assessments for the work associated with the Zion Road project. DISCUSSION: Staff has reviewed this proposal and has determined that it is fair to both the City and the property owner. Therefore, acceptance of this settlement is recommended. City Council Meeting of December 4, 2007 A copy of a memo from the City Attorney regarding this issue is attached along with correspondence from Zion Road Properties indicating their willingness to accept the settlement terms. It should be noted that if the Planning Commission determines that additional improvements beyond the scope of the Zion Road Improvement Project are required due r` to the impacts of development by Zion Road Properties, LLC, the cost of such improvements will be the responsibility of Zion Road Properties, LLC. BUDGET IMPACT: This payment will be funded with a portion of the 2006 Transportation Bond Issue proceeds. $2,540,000 has been budgeted for the Zion Road Improvements Project 2 3n`.q.:...,_..n....-_... :1^.Ai..9t.i..`'1:,•....� I Ii FAYETTEVILLE THE CRY OF FAYETTEVRLE, ARKANSAS KIT WILLIAMS, CITY ATTORNEY . DAVID WDITAKER, ASST: CITY ATTORNEY DEPARTMENTAL CORRESPONDENCE LEGAL DEPARTMENT TO: Ron Petrie, City Engineer CC: Jeremy Pate, Director of Current Planning FROM: Kit Williams, City Attorney DATE: November 9, •2007• !� RE: Assessments for new development when street is being widened by the City • As you know § 171.03 Street Improvements require developers with development "along any street which is not constructed according to the city's existing standards ... (to) dedicate sufficient right-of-way ... (and) install street paving, curbs, gutters and sidewalks If the City desires to begin widening construction along Zion Road prior to a landowner along Zion Road beginning its development, that landowner would not initially have to dedicate right-of-way nor pave, curb, and gutter Zion Road where it abuts the property. (See also § 166.03 Required On -Site. Improvements = Subdivision In City Limits (C) Streets) However, if the landowner becomes a developer and proceeds to begin the development process while Zion is being improved, any money paid by the City to the developer to purchase right-of-way (which should now be legally dedicated as a condition • for approval) should be refunded to the City. Otherwise, the City would be paying for street right-of-way it would:legally be entitled to through mandatory dedication procedures.• In. this. particular instance, I would agree that the City should not seek -further reimbursement for its paving, curb, and gutter construction costs even though these might have at least partially be required of the developer through Fayetteville Code § 166.03 (C) (D) and (E) and §171 .03 (A) (2). Therefore, I would recommend a compromise position for the City to seek and accept only repayment of the money spent by the City for right-of-way dedication, but not to. seek reimbursement for paving, curb and gutter construction costs. You and Jeremy Pate are the designated administrators and interpreters of the Unified Development Code, so you are free to arrive at your own interpretation and position regardless of my opinions. Zion Road Properties, LLC . 2397 Green Acres Road Fayetteville, Arkansas 72703 Mr. Ron Petrie — City Engineer - City of Fayetteville •e.` 113 W. Mountain . Fayetteville, AR 72701,. Dear Mr. Petrie: is We are in receipt of offers from the city of Fayetteville to purchase; tract no. n-4, tracfno. n-5, & tract no. n-6 lands fmm,us.in order to -widen Zion Road. We have reviewed the offered purchase price and we are willing to accept this ot%r.as long as the city agrees that there will be no future assessments charged to our PZD in excess of the offered price. We appreciate your willingness to work with us on this matter. March 18, 2008 City of Fayetteville Planning Staff 113 West Mountain Street Fayetteville, AR 72701 Attention: Andrew Garner Zion Road Properties, LLC 18 Corporate Hill Drive Suite 207 Little Rock, AR 72205 RE: PARK CENTRE Dear Mr. Gamer: We have prepared the cost information for the public street that is going thru our development as discussed at the subdivision committee. This cost analysis is for the difference in cost for the public street we have been requested to provide vs. a private street which we originally planned and budgeted for. It was previously agreed in city council Resolution No. 208.07 that we would be assessed no more than $42,030 for off site improvements. This was agreed when the development was proposed to have all private streets. In the planning process we willingly pursued, at planning staffs request, adding a public street thru the middle of our development. For the betterment of • Veterans Park and to improve safety and traffic flow to the park. we agreed to pursue this option. We presented this option to the parks board. The board initially vehemently opposed this street but eventually at the second meeting we sold the idea to the parks board. This required us to do a major re -design and caused an eight week delay in the PZD process. The additional engineering fees paid were over $10,000. Additionally the technical review comments led us to believe that we were not going to have any assessments for our willingness to construct these improvements and provide a much better entrance to the park. Tech Plat #2 item # 27 reads: Street improvements. This property is subject to Resolution No. 208.07 that specifies that the maximum for off -site street improvements on Zion Road on the site are $42,030.00. In addition, the intersection of Vantage / Zion is a likely location for afuture traffic signal. With the development proposing to construct a new public street, staff would not be recommending an additional assessment be paid toward that signal. This statement did not say that $42,030 was definitely going to be assessed. At subdivision committee, the language had been changed to make the $42,030 a definite fee but without an explanation of what the assessment was for. I have attached a cost estimate for your reference. As you can see this project will take a major hit in expenses for this change in road classification. This will be a total cost of at least $215,372. The land was valued at $146,906 and the improvements are valued at $68,466 above the cost of a private street. It is our opinion that $215,372 is enough of an assessment for the development of this project. Given the circumstances outlined above we do not agree with the comments made at subdivision committee. The planning commissioners that were present at subdivision requested this cost information and I would like to discuss this further before the full planning commission Monday night. We are very excited about this project and the potential benefits for both the park and our development as we work together to enhance the area. Thank you for your consideration in these matters. Respectfully, -60 . Roger Boskus Managing Partner Zion Road Properties, LLC ESTIMATE c2 EIIUINEERINO. INC. PROJECT NAME: PARK CENTRE 2758 Millennium Drive, Fayetteville, AR 72703 Phone 479-582-4234 Fax 479-582-9254 Date: 03/17108 Item Unit PRIVATE ST. PUBLIC ST. Quantity Extended Amount Quantity Extended Amount No. Unit Description of Item Price 1 CV Additional Undercut & Haul Off $ 10.50 0 $ - 106 $ 1,114.17 2 TV Additional SelectFill $ 11.00 0 $ - 138 $ 1,517.39 3 SY Public Streets @8" SB2 / 3" ACHM Surface $ 19.50 0 $ - 2,192 $ 42,744.00 4 SY Private Streets c 7" SB2 / 2" ACHM Surface $ 16.00 2,192 $ 35,072.00 0 $ - 5 LF Curb and Gutter $ 10.75 0 $ - 1,146 $ 12 319.50 6 SF Sidewalk $ 3.50 0 $ - 5,237 $ 18,329.50 7 EA 4' Inlet Box $ 2,240.00 0 $ - 3 $ 6,720.00 8 LF 18" CMP $ 41.75 120 .$ 5,010.00 0 $ - 9 LF 18" RCP $ 50.75 0 $ - 179 $ 9,084.25 10 EA Street Tree $ 250.00 0 $ - 32 $ 8,000.00 11 EA Street Screening Shrub $ 40.00 0 $ - 148 $ 5,920.00 12 EA Tree Well (in sidewalk) $ 400.00 0 $ - 7 $ 2,800.00 13 SF LAND $ 4.75 0 $ - - 30,927.60 $ 146,906.10 TOTALS $ 40,082.00 $ 255,454.91 TOTAL ADDITIONAL CONSTRUCTION EXPENSE FOR PUBLIC STREET: __ 88;466:61" TOTAL ADDITIONAL LAND EXPENSE FOR PUBLIC STREET: 4$5� ems; "__.146,906:10: H' ENGINEERING, INC. March 14, 2008 City of Fayetteville Planning Department 113 West Mountain Street Fayetteville, AR 72701 RE: PARK CENTRE - CURB CUT LOCATIONS Dear Staff: As requested, we have taken a look at our plan and your concerns about the 60'of distance between the main entrance and the curb cuts on the new public street. We understand your concern that this may not allow adequate stacking distance for vehicles leaving the site. If the center entrance were the only exit point from the development, we would share you concerns. However, with 2 other exits from the development at the southeast and southwest comers, we are not concerned. The 2 parking areas between the retail buildings and Zion Rd. both have access to the other exits which allow traffic from those parking areas to exit without utilizing the central exit. If there were ever excessive stacking at the center exit, vehicles could stack up past the front 2 parking area curb cuts. In this situation, vehicles in those areas would be able to exit the development at the southeast or southwest exits. We hope that this addresses your concerns. Thank you for your review of this project. Respectfully, Jeremy Thompson, P.E. Project Engineer H2 Engineering RE EIV :C� MAR 117 2008 CITY OF FAYETTEVILLE PLANNING DIVISION cK2 ENGINEERING, INC. March 14, 2008 City of Fayetteville Planning Department 113 West Mountain Street Fayetteville, AR 72701 RE: PARK CENTRE - WAIVER REQUESTS Dear Staff: We would like to request 2 waivers for Park Centre. We would like to request a waiver from Fayetteville Unified Development Code Section 166.08(C)(14) to allow for the northern half of the new proposed street to have sidewalk only on one side of the street when the Master Street Plan requires sidewalks on both sides of new streets. Our proposal is for sidewalks to be located. along both sides of the new street from Zion Rd. to just north of the commercial buildings. No further development is proposed on the east side of the street north of this point. In fact, that entire side of the street is proposed as a permanent tree preservation area. We. feel that only having a sidewalk on the west side of the street through this area helps to provide a sense of transition from the retail area to the office area and on into the park. Also, having a sidewalk on the east side of the street along the northern section would require additional grading in the tree preservation area, thereby reducing the amount of tree preservation area. We would also like to request a waiver from City of Fayetteville standards. requiring a 30 foot radius at street intersections. We are proposing a 25 foot radius on the east side of our main entrance onto Zion Rd. The 25 foot radius allows us to better align our new street with the existing alignment of Vantage Dr. to the south. This waiver will also make it easier to have a 3 lane entrance which we feel is crucial to traffic circulation at this intersection. We are very excited about this project and appreciate your consideration of these waiver requests. Respectfully, Jeremy Thompson, P.E. Project Engineer H2 Engineering MAR 112008 \93 ,3 u sJ 4hjou 1 Yt tht &�t THE CITY OF FAYETTEVILLE, ARKANSAS 125 W. Mountain St. Fayetteville, AR 72701 PLANNING DIVISION CORRESPONDENCE Telephone: (479) 575-8267 To: City Council, Mayor Dan Coody From: Ron Petrie, City Engineer Jeremy Pate, Director of Current Planning Date: 23 April 2008 Subject: Park Center PZD — Street Improvements Following is a synopsis of the previously discussed street improvements, both on- and off -site, for Park Center Planned Zoning District. Included is a normal development requirement, which is consistent for all developments within the City of Fayetteville, the staff's recommendation for this particular development, and the developer's request. Please contact us if you have any detailed questions. Right-of-way Normal Development Requirement: Dedicate right-of-way adjacent to property to meet Master Street Plan Staff recommendation for Park Center PZD: City paid full appraised value in the amount of $42,030 for right- of-way acquisition along the property prior to development. Developer's request: Pay City back $0 for right-of-way Off -site Street Improvements Normal Development Requirement: Improve streets in front of development to Master Street Plan standards or pay an assessment for the cost of those improvements in -lieu of construction. Traffic signal assessments or construction depend upon traffic generated. Staff recommendation for Park Center PZD: No street improvements recommended. City of Fayetteville providing all adjacent street improvements with bond program money; this development's share is estimated at approximately $104,000. Staff is recommending the developer pay the City back the appraised value of $42,030 as the off -site street assessment. Staff is not recommending the developer pay assessments for a future traffic signal at Vantage and Zion Roads. Developer's request: No. street improvements and pay no street or traffic signal assessments. In addition, the developer requests the City to pay approximately $36,000 to the developer for constructing on -site street into development, which will serve the proposed development and provide a new access into the park. K. Ueremyl1008 CorrespondencelBoard MemoslPark Center PZD - Street rmprovements.doc On -site Streets Normal Development Requirement: Developer to construct public streets, as needed, to provide safe and adequate access to property and connectivity to adjacent properties. Public streets are constructed both in subdivisions and large scale developments. Private streets, pursuant to code, must be designed and constructed to the same standard as public streets, with the exception of width and cul-de-sacs. Staff recommendation for Park Center PZD: A public street is to connect from the Zion Road/Vantage intersection into the park. This would be dedicated to the City, and relieve the developer of the burden of maintenance. If the street were made private, and did not connect to the park, the project would need to return to the Planning Commission for revisions to the zoning criteria and removal of the curb cut to the west that is directly adjacent to the park entry, for safety concerns. Due to the public street connection, staff is not recommending an assessment for the cost of a future traffic signal at Vantage and Zion Roads. Developer's request: Build a public street, dedicate to City, requests City to pay $36,000 for portion of difference in development cost from private to public street. Staff does not agree with this request, nor the estimated cost difference, as private streets within a PZD must be constructed to the same standard as public streets, as noted above. Staff finds that, based on the above information, contribution to the developer from the City for the on -site public street is very much inconsistent with the cost -sharing policy of the City, and instead subsidizes the private development for constructing the project. Cost -shares are typically utilized when capacity is being increased in a street beyond what the development would require. Numerous developments throughout the City exist which have constructed City streets to provide access through both the proposed development and to provide connectivity to adjacent properties in the future, at the cost of the developer. K: Ueremy12008 Correspondenrel8oard MemoslPark Center PZD - Streel Improwments.doc PARK CENTRE MASTER DEVELOPMENT PLAN April 15, 2008 City Council Owner / Developer: Zion Road Properties, LLC 18 Corporate Hill Dr., #207 Fayetteville, AR 72703 Representative: H2 Engineering 2758 Millennium Dr. Fayetteville, AR 72703 H2' ENGINEERING. INC. Summary Park Centre is a proposed planned commercial center like no other in the city of Fayetteville. Efforts have been made to preserve a sizeable portion of the existing tree canopy on site in large clusters or groves of trees. Utilizing Veterans Park directly north of the project and the city's trail system connecting to the development, this project makes an effort to make itself an extension of the park rather than a development adjacent to the park. Location and General Information Park Centre is a Commercial PZD located in east Fayetteville towards the west end of Zion Road. We are proposing 3 buildings to be used as office, retail, restaurant and residential space with approximately 100,500 SF of commercial space (65,000 SF office, 27,500 SF retail and 8,000 SF of restaurant) and 15 residential units. The property is currently zoned R -A, with R -A zoning to the east, west, and north (city parkland to the north), RMF-24 zoning to the south. The site is located adjacent to the driveway entrance to Veteran's Park on the south side of Lake Fayetteville. This property is designated as a "City Neighborhood Area" in the city's future land use plan. We feel that our proposed PZD is a good fit for what the city's future land use plan calls for. This PZD is a good fit with the city's future land use plan as it is a compact development with limited disturbance area in an infill location, it is a complete development with a mix of commercial, office, and residential uses, and is a connected development providing a new public street through the site to the park as well as drive aisle stub -outs to the east and west. General Project Concept • Street and Lot Layout — Park Centre has been laid out to accommodate office and retail buildings while still preserving several groupings of existing trees. Traffic is routed north and south through the development via a new city street constructed by the developer that will provide a new access point for Veterans Park to the north. Buildings are laid out to the east and west of this street with the office and residential facility at the north end of the property. Street stub -outs have been placed in 2 locations on the east and west property lines for connectivity. • Site Plan — See Master Development Plan Sheet • Buffer Areas — Existing trees are proposed to be saved around the perimeter of the site. A minimum 12' buffer of existing trees will be retained where possible and in locations where existing trees do not remain, additional tree planting and / or shrubs will be planted to supplement the buffer. • Tree Preservation Areas — There are a several large groupings of existing trees that are proposed to be preserved. Most notable is the 0.84 acre tree preservation area in the northeast comer of the site. We have planned as well as possible to provide the desired development density and. to still preserve a relatively large amount of canopy. We are proposing curb and gutter around buildings and only in locations necessary for the catchment of surface runoff but not throughout the rest of the development in order to help minimize disturbance to existing canopy though the parking areas. • Storm Water Detention Areas and Drainage — A small amount of storm water flows onto the site from the east. The site is basically split down the middle with half of the drainage leaving the site along the west boundary and the other half leaving the site in the small ravine at the northeast comer of the property. We are proposing to install a detention pond in the northeast corner of the site which will control flows leaving the site. We will route a portion of the western runoff to this detention pond via storm sewer pipe. Some runoff from our south parking lots will be added to the Zion Rd. storm sewer system. • Undisturbed Natural Areas — There are several undisturbed areas around the perimeter of the site as well as the interior of the site. These areas have been left undisturbed in order to prevent the disturbance of existing trees, as discussed above. • Existing and Proposed Utility Connections and Extensions — An existing sanitary sewer manhole is located approximately 700 LF south of the site on east side of Vantage Dr. which we plan to pump our sanitary sewer into. This will require an on -site sewer lift station which we are proposing to locate at the northwest comer of our property. There is an existing 12" water line located on the north side of Zion Rd. which we propose to connect to for service. • Development and Architectural Design Standards — In the design of this business community, efforts were made to preserve a sizeable portion of the existing tree canopy on site in large clusters or groves of trees. Utilizing Veterans Park directly north of the project and the city's trail system connecting to the development, this project makes an effort to make itself an extension of the park rather than a development adjacent to the park. Architecturally, the centerpiece of the development is the office / residential building at the north end of the site. Utilizing a glass fa�ade allows the building to reflect the preserved canopy, making the building seem to be a part of the trees. Glass and natural stone accent the retail buildings towards the front of the project. The structures are set close to the new north — south road to allow them to interact with the public space. The structures are set back from Zion Rd. approximately 100 feet with trees preserved between them and Zion Rd. This portrays what developments will look like in Fayetteville under the current design requirements once trees have had ample time to mature. Viewed from Zion Rd., a person will look under the mature tree canopy to see glimpses of buildings behind the trees, as intended under Fayetteville's current zoning requirements. • Building Elevations — Building Elevations are included in Appendix "A" and "B. , 3 Proposed Development Phasing and Time Frame Due to the nature of this project, the developers do not intend to begin construction on any aspect of it until tenants for the buildings have been secured. Once tenants are secured, the developer will initiate construction of the roads, parking lots and infrastructure with the buildings themselves following close behind. The construction timing of this project will be driven by market demands. This zoning approval requires that all building permits for the development must be obtained within 5 years, with the opportunity for a one time, one year extension. Proposed Planning Areas with Proposed Zoning and Development Standards Park Centre will consist of two planning areas. Planning Area I, the Market District, will be a mixed -use commercial area. It will consist of two mixed -use buildings and is located on the south side of the project. Planning Area II, Office & Residential District, will be a mixed -use area. It will consist of one 6 -story building with 4 floors of office space and 2 floors of residential space and is located on the north side of the project. PLANNING AREA 1: MARKET DISTRICT PERMITTED USES UNIT DESCRIPTION UNIT 1 CITY-WIDE USES BY RIGHT UNIT 12 OFFICES, STUDIOS AND RELATED SERVICES UNIT 13 EATING PLACES UNIT 15 NEIGHBORHOOD SHOPPING UNIT 18 GASOLINE SERVICE STATIONS AND DRIVE-IN RESTAURANTS* UNIT 19 COMMERCIAL RECREATION, SMALL SITES UNIT 25 PROFESSIONAL OFFICES * This Use Unit proposed does not allow gasoline service stations, drive-in theatres, car washes, or garages and is limited to drive-in facilities such as banks or restarauhts. CONDITIONAL USES UNIT DESCRIPTION UNIT 2 CITY-WIDE USES BY CONDITIONAL USE PERMIT UNIT 3 PUBLIC PROTECTION AND UTILITY FACILITIES UNIT 4 CULTURAL AND RECREATIONAL FACILITIES UNIT 16 SHOPPING GOODS UNIT 34 LIQUOR STORES UNIT 35 OUTDOOR MUSIC ESTABLISHEMENTS UNIT 36 WIRELESS COMMUNICATIONS FACILITIES UNIT 40 SIDEWALK CAFES 4 LAND USE DENSITY / INTENSITY TOTAL PLANNING AREA SIZE: 3.34 ACRES TOTAL NUMBER OF DWELLING UNITS: 0 NON-RESIDENTIAL SQUARE FEET: 35,500 SF INTENSITY: 10,629 SF PER ACRE BULK AND AREA REGULATIONS AREA REGULATIONS LOT AREA: NONE LOT WIDTH: NONE LAND AREA PER DWELLING: NOT APPLICABLE SETBACK REQUIREMENTS FRONT (ZION RD): 50 FT FRONT (INTERIOR): 0 FT SIDE (EXTERIOR LOT LINE): 15 FT SIDE (INTERIOR LOT LINE): 0 FT REAR (INTERIOR LOT LINE): 0 FT Encroachments: Encroachments into the public right-of-way for elements such as building overhangs and awnings shall follow the recommendations set forth in chapter 3, section 3201 of the International Building Code. HEIGHT Structures in this Planning Area are limited to a building height of 35 feet as measured from the lowest point of the structure at the historic grade. The height of a proposed structure may only be increased above 35 feet by obtaining a variance after hearing by the Planning Commission. BUILDING AREA On any lot, the area occupied by all buildings shall not exceed 50% of the total area of the lot. SITE PLANNING LANDSCAPING A Landscape Tree shall be planted eve where existing trees are not being Landscape Plan. Landscaping will be Fayetteville Unified Development Code. -y 30 feet of public street frontage preserved, as indicated on the provided in accordance with the PARKING Parking in this Planning Area has been provided for with parking lots. Parking lots have been sized to meet City of Fayetteville parking space quantity requirements. Parking will be provided in accordance with the Fayetteville Unified Development Code. ARCHITECTURAL DESIGN STANDARDS Structures shall be built using masonry, glass, an architectural metal panel and wood elements, consistent with building elevations included in the project booklet. PLANNING AREA 2: OFFICE & RESIDENTIAL DISTRICT PERMITTED USES UNIT DESCRIPTION UNIT 1 CITY-WIDE USES BY RIGHT UNIT 5 GOVERNMENT FACILITIES UNIT 12 OFFICES, STUDIOS AND RELATED SERVICES UNIT 24 HOME OCCUPATIONS UNIT 25 PROFESSIONAL OFFICES UNIT 26 MULTI -FAMILY DWELLINGS CONDITIONAL USES UNIT DESCRIPTION UNIT 2 CITY-WIDE USES BY CONDITIONAL USE PERMIT UNIT 3 PUBLIC PROTECTION AND UTILITY FACILITIES UNIT 4 CULTURAL AND RECREATIONAL FACILITIES UNIT 13 EATING PLACES UNIT 15 NEIGHBORHOOD SHOPPING UNIT 36 WIRELESS COMMUNICATIONS FACILITIES LAND USE DENSITY / INTENSITY TOTAL PLANNING AREA SIZE: 5.24 ACRES TOTAL NUMBER OF DWELLING UNITS: 15 NON-RESIDENTIAL SQUARE FEET: 65,000 SF DENSITY: 2.86 UNITS PER ACRE INTENSITY: 12,405 SF PER ACRE BULK AND AREA REGULATIONS • AREA REGULATIONS LOT AREA: NONE LOT WIDTH: NONE LAND AREA PER DWELLING ONE BEDROOM -1,700 SF TWO OR MORE BEDROOMS -2,000 SF SETBACK REQUIREMENTS FRONT (FROM INTERIOR PUBLIC STREET): 0 FT FRONT (FROM ZION ROAD): 50 FT SIDE (INTERIOR LOT LINE): 0 FT SIDE / REAR (EXTERIOR LOT LINE): 15 FT SIDE (NORTH PROPERTY LINE): 15 FT 6 HEIGHT Structures in this Planning Area are limited to a building height of 84 feet as measured from the lowest point of the structure at the historic grade. The height of a proposed structure may only be increased above 84 feet by obtaining a variance after hearing by the Planning Commission. BUILDING AREA On any lot, the area occupied by all buildings shall not exceed 20% of the total area of the lot. SITE PLANNING LANDSCAPING A Landscape Tree shall be planted every 30 feet of public street frontage where existing trees are not being preserved, as indicated on the Landscape Plan. Landscaping will be provided in accordance with the Fayetteville Unified Development Code. PARKING Parking in this Planning Area has been provided for with parking lots. Parking lots have been sized to meet City of Fayetteville parking space quantity requirements. Parking will be provided in accordance with the Fayetteville Unified Development Code. ARCHITECTURAL DESIGN STANDARDS The structure shall be built with glass as the main exterior material, consistent with the building elevations included in the project booklet. Analysis of the Site Characteristics No environmentally hazardous, sensitive, or natural resource areas have been found on this site. Recreational Facilities Veterans Park borders our property along the north property line. The Lake Fayetteville trail system is also directly north of our property. We are proposing to provide a trail along the south side of our property to help connect the Lake Fayetteville trail system with the Mud Creek trail system, eliminating the existing need to utilize Zion Rd. to make the trail connection. We are also connecting to the Lake Fayetteville trail system at the northeast corner of our project, in the tree preservation area. Reason for Zoning Change Request A request for a zoning change is being made on this piece of property because the property cannot be developed under the current R -A Zoning. A PZD is an appropriate way for this property to produce a development that fits with the city's future land use in this area of a "City Neighborhood Area." 7 S w _ E CL y w m IL N m p m LL -LL C NNW6 WOO 0J��y= LLJ ? Ua�m� V m N E a c m c E F E _ CoEa "m'u m?¢ma5 QammmQmaom J¢ NS 3 mz O _ w& C W U LL LL z LLpp p LLC Y: O LL O O ml . 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Between College Ave. to the west and this project, most of the properties are commercial uses, even if some of the businesses are run out of residential structures. This project just continues what has already been started to the west. The city is currently making improvements to this section of Zion Rd. which are based on a previous traffic study. No traffic study was performed for this project. By providing a wide buffer of existing tree canopy along the Zion Road frontage, this development can be well screened by the existing trees along Zion Road and throughout the development.. Signage for Planning Area I (Market District): Pole / pylon signs are prohibited. Freestanding and wall signs for this planning area are subject to the commercial requirements of Fayetteville Unified Development Code Chapter 174. Signage for Planning Area 2 (Office and Residential): Pole / pylon signs are prohibited. Freestanding and wall signs for this planning area are subject to the residential - office requirements of Fayetteville Unified Development Code Chapter 174. Compliance with Fayetteville City Plan 2025 The design of Park Centre is in compliance with the Fayetteville City Plan 2025. Park Centre protects adjoining properties by use of vegetative buffers. It provides non-residential uses that are accessible to nearby residences by foot. It utilizes community design to relate natural and built environments. It encourages transportation efficiency by promoting walking and biking as opposed to driving. It is sensitive to surrounding residential uses and allows parking spaces that are used during the day to be available at night for residents and park goers to the north of the development. The close proximity to the city park to the north as well as the city trail system encourages occupants to walk and bike in this area of Fayetteville. Traffic Study The city is currently making improvements to this section of Zion Rd. which are based on a previous traffic study. No traffic study was performed for this project. Impacts on City Services There are no significant impacts to city services associated with this project. E Statement of Commitments Dedication and On or Off -site Improvements The developer has already dedicated property along Zion Rd. to the city as additional right-of-way for current public improvements being made to Zion Rd. Natural Resources and Environmental Sensitive Areas Natural resources on the site include dense, mature tree canopy as detailed on the project's tree preservation plan. The developers have tried to preserve several clusters of trees throughout the project as well as a 0.84 acre tree preservation area in the northeast comer of the site. A portion of this site is in Lake Fayetteville's watershed. The proposed detention pond will help prevent trash from making its way from our asphalted areas to the Lake. Project Phasing Restrictions The phases and estimated completion dates have been established as presented previously herein the master plan for the project. As phasing has been identified, described and approved as part of the PZD master development plan, process phasing may vary from the requirements of Chapter 166 of the UDC with regard to expiration of permits and plans. Fire Protection Park Centre will be served by the Fayetteville Fire Department. Station 4 is located on Plainview Ave. and is approximately 1.5 miles away from Park Centre. The new Fire Station at the intersection of Old Wire Rd. and Highway 265 is approximately 4 miles from Park Centre. Other Commitments Imposed by the City There are currently no other commitments imposed by the City. Parks, Trails and Open Space Commitments Tree preservation and protection will be implemented in accordance with the City of Fayetteville code of Ordinances Title XV Unified Development Code: Chapter 167 Tree Preservation & Protection. Landscaping within Park Centre will be designed in accordance to the City of Fayetteville Landscape Manual which sets forth the standards and specifications for Tree Preservation, Protection and Landscaping. Building Elevations Building Elevations are included in Appendix "A" and "B." 10 Development Standards, Conditions and Review Guidelines Screening and Landscaping A tree buffer will be preserved or installed along all perimeter property lines, with a minimum green space buffer width of 15 feet. The screening and landscaping will be provided as set forth in Section 166.10 Buffer Strips and Screening. Traffic and Circulation Design of the traffic and circulation on the project will be in accordance with Section 166 of the Unified Development Code. Two entrances are proposed along Zion Rd. We propose to provide two street stub -outs to both the east and the west for connectivity. Vantage Dr. is also being extended north through our site to connect to Veteran's Park , providing a new, safer vehicular access point to the park. Parking Standards Parking lots will be designed and constructed in accordance with the standards found in Section 172 of the Unified Development Code. Perimeter Treatment Parking lots will receive perimeter landscape treatment in accordance with Chapter 177 of the Unified Development Code. The perimeter of the property will be buffered as set forth in Section 166.10 of the Unified Development Code. Sidewalks Sidewalks will be designed and constructed in accordance with the Master Street Plan and Section 171 of the Unified Development Code. Street Lights Street lights will be designed and constructed in accordance with the Unified Development Code. Water Water lines will be designed and constructed in accordance with the City of Fayetteville Water and Sewer Specifications. We propose to connect to an existing 12" water line on the north side of Zion Rd. Sewer Sewer lines will be designed and constructed in accordance with the City of Fayetteville Water and Sewer Specifications. An existing sanitary sewer manhole is located approximately 700 LF south of the site in an entrance into Bellafont Gardens which we plan to pump our sanitary sewer into via force main. This will require an on -site sewer lift station which we are proposing to locate at the northwest comer of our property. 11 Streets and Drainage Streets and drainage will be designed and constructed in accordance with the Unified Development Code and the Master Street Plan. Construction of Non -Residential Facilities The commercial buildings in Planning Areas 1 and 2 will be constructed after the project's infrastructure has been installed, once tenants for the buildings have been secured. Tree Preservation Tree preservation and protection will be implemented in accordance.with Section 167 of the Unified Development Code. Architectural Design Standards Architecturally, the centerpiece of the development is the 6 — story office building at the north end of the site. Utilizing a glass facade allows the building to reflect the preserved canopy, making the building seem to be a part of the trees. Masonry, glass, architectural metal panels and wood elements accent the retail buildings along Zion Rd. Building Elevations are included in Appendix "A" and B. Signage Planning Area 1 (Market District): Pole / pylon signs are prohibited. Freestanding and wall signs for this planning area are subject to the commercial requirements of Fayetteville Unified Development Code Chapter 174. Planning Area 2 (Office and Residential): Pole / pylon signs are prohibited. Freestanding and wall signs for this planning area are subject to the residential - office requirements of Fayetteville Unified Development Code Chapter 174. View Protection Existing canopy is being preserved to the extent possible along the entire property line. This should serve as adequate view protection for the site. No additional view protection is proposed. Revocations The developer understands causes for revocation and will take all measures necessary to avoid revocation. 4 Covenants, Trusts, and Homeowner Associations No covenants and restrictions are attached. Intent! Purpose of PZD Ordinance The PZD Ordinance provides this project the ability to create a business community with a park -like feel to it. This project complies with Chapter 12 161.29 (D) of the Unified Development code where the purpose of a C- PZD is to accommodate mixed -use development with a combination of commercial, office, and residential uses, to discourage the proliferation of commercial uses along major thoroughfares and to provide for orderly development to minimize adverse impact on surrounding areas. Utilizing the PZD ordinance for Park Centre allows for a very unique business community in Fayetteville that represents what we feel that development in Fayetteville should strive to be. 13 (5.9.08) Clarice Pearman -Ords. 5133, 5134, 5138 & 5143 Page 11 From: Clarice Pearman To: Pate, Jeremy Date: 5.9.08 5:35 PM Subject: Ords. 5133, 5134, 5138 & 5143 Attachments: 5133 RZN 08-2937 Mountain Ranch.pdf; 5134 C-PZD 08-2894 Park Centre.pdf; 51 38 VAC 08-2951 Shoppes.pdf; 5143 ADM 08-2938 Pratt Place Inn Appeal.pdf CC: Audit; GIS Jeremy: Attached is a copy of the above ordinance passed by City Council, May 6, 2008. Please let me know if there is anything else needed for these items. Have a good day. Thanks. Clarice RECEIVED MAY 202008 U NORTH W EST ARKANSAtEOITION Benton County Daily Record P. O. BOX 1607 FAYETTEVILLE, AR 72702 PHONE: 479-571-6421 AFFIDAVIT OF PUBLICATION CITY OF FAYETTEVILLE CITY CLERKS OFFICE I, Cathy Wiles, do solemnly swear that I am Legal Clerk of the Arkansas Democrat Gazette newspaper. Printed and published in Benton County Arkansas, (Lowell) and that from my own personal knowledge and reference to the files of said publication, the advertisement of: City of Fayetteville —Ordinance 5134 May 14, 2008 Publication Charge : $126.60 Subscribed and sworn to before me This;0day of , 2008. Notary Public =Ao' — My Commission Expires: ? JO 1 /1 Do not pay from Affidavit, an invoice will be sent ME USH kansason.i't aoi, RECEIVED MAY20 0 2008 CITY OF FAYETTEVILLE CITY CLERK'S OFFICE • .,--'ORDINANCE NO. 5701 ,.r- .. ..� A''`•' '' AN ORDINANCE ESTABLISHING A COMMERCIAL - .. PLANNED4PZONING . CIT TI TINT C-P2D NO T&' A �A 2894 O RK CEMRE, LOCATED AT THE NORTH':�tt--, f, [GJ C FJST'CORNER OF ZION ROADNETF.RANS PARK ENTRY DRIVE. CONTAINING APPROXIMATELY 8:58 ACRES: AMENDING THE OFFICIAL ZONING MAP ARKANSAS I OF THE. CITY OF FAYETTEVIL E: AND ADOPTING' 'I .'.;I 't i, _ V. THE ASSOCIATED MASTER DEVELOPMENT PLAN. r .th _ Jr ,O._ .. fi 1., . BE IT ORDAINED BY THE CITY COUNCIL OF THE CITY OF FAYETTEVILLE, ARNANSAG, 4 .... .......,..,. .. _ ..q ,. r p :1 ,r :, s Section 1 i That the zone classification of he following described property is hereby changed as fol- lows: 'in "•ffL' k r (I. / From RSF-4, Residential Single Family. 4 units'par acre and fl -A; Residential Agricultural to C-PZD I 08-2894 as shown in Exhlbil -A- and depicted in Exhibit -Be attached hereto and made:a padhere- . of:a-. ,V L. .. ♦.. ,I. .r, :. ,• .. .. f .., .• .:.a. .., ., Pi .., Section 2: That the change In zoning dasslficetf C is based upon the approved master develop- ment plan, d a standards. statement of by thetmenis and he wndiliet of approval as submitted, determined appropriate and approved by the City Council; further, that the conditions of approval shall be filed and available for dewing In the of ice of the City Clerk/Treesurbr of the City of '� Fayetteville. ) zT Section 3: That this ordinance shall take effect and be in full force at SIIC& time as•'all of therequhements of - ` Section 4,h the the officmasler ial development gamapan hot the City of Fayetteville, Arkansas, is hereby amended to reflect the zoning change provided In Section 1 above. PASSED and APPROVED this 61h day of May 1 APPROVED: ATTEST: ICI DAN COODY, Mayor SONDRA E. SMITH, City CIS*ITnaSMT 14 ki S y 1 Exhibit A s. a map and may be viewed - the office of the City Clerk...-..wa, during normal busi- ness llwrS: y:, .7- a ._A��-J i3' .d. IXHIBIT'8' •p ' C-PZD 0&2894 RATHE WEST OF THE4 F THESOEST1/4OFTOWNSHIP RANGE FIFTH PRINCIPAL MERIDIAN, CRY OF FOl OWS: , WASHINGTON COUNTY, ARKANSAS BEING MORE PARTICULARLY DESCRIBED AS FOLLOWS: i . . • 4 FONAIL I AT.THE NORTHWEST CORNER OF THE ABOVE SAID NORTHWEST LIN GOING A FOUND BE NAIL WOODEN 114. APOST: THENCE 10.15F ET,ALONGTHENORTALINEOF THE ABOVE SAID NORTHWEST 1/4 _A DISTANCE OF 370 01 FEET TO A SET ihuh uraREBr Al nNr THE < DE -WAY LINE OF ZION ROAD FROM WHIZ '4VWA A DISTANCE OF 8.63 FEET; THENCE !OF -WAY UNE, A DISTANCE OF 324.97 R W/CAP (PS 1287) BEARS S02°31'47W, A I INUING ALONG THE ABOVE SAID NORTH I A POINT FROM WHICH A FOUND 5/8' TANCE OF 7.14, FEET; THENCE N87°10' H RIGHT--OF-WAY LINE, A DISTANCE OF cwmno rRs rm,t AFARS S02°3822W, A Ili ' 1, i c 4 } 1♦ yC 1 �+ ��\ ♦�• 'l l�♦ � 1 ♦ ,(� Pt - it JL\,L')♦s�,,�/4�3q{� 3 y�{�` r�ia4V,�Oi �L.:t� •hL 9L . AA a Y ♦ a ; Y f 1 - ----j<.'7? i--. -. .-. - _� . . ....l.. is qst I r i yp, I�� I r� ,i!*fIiii ._ V. r •1' __ � f a I £ I.. I r4 I - - - - - - •c DZD08-28 Close Up View R -O Overview S PARK CENTRE RA SUBJECT PROPERTY M � { RL1F 2� 1 `- _ rui-2A c � Z G H T. MEADOW VIFW OA 'TON VA(Q.1 L'R _ 75 150 300 45) 600 �r.et PA RAt-24 o• CPZD08-2894 One Mile View ` tN ep10E _ 2 PARK CENTRE i R -A ii r\J7;rI\ Subject Property L.E V J D RPZD :R-0 I R -A K O p p 1 ti Ja U] ♦i .' RP i O , N RI.NOAL L RP M.F-Z4 f V +v e O RSFd ZDRPID RP ft RP R?'9 -�j s'^y Bu, HI R'O RPZD 210NRIA ,OM I' ZIONRD $IUNRD n O C ¢ � Rod .._p. JI(IN RD 2 U Rd RA L - R24 PM 2A ._ - CINNgw .•_•._-._ ,a z ^ RAF -24 F-A RP1 R 4 u RNF-24 RAF -24 :4 -. 'n U: . is RMF- 4 t24 +., G1 - HhlCK DR j Z RSF< ' -' -2 IYJf)<F flI< i 1YSUCT \ 11DR RO c - RMF-24 PMF-24(`f. o RSF < ..i RPZD ;Po. 24 o IRA2IER (Es o� > _ _ 0 _ p > fl5Fd R.A -0nRAF_24 RAF -24 RAF -N _ R3< nRW24 Q s O u ETIARUiSI fl5Fd ^' : PVVAiE i9990R _ f ,PMF24 R -A 1 C ¢ RSFd RSF-4 O R -A v.1 RA: C _..RA a tANiUH DN G1 r 1 v �. R-0 c ]I ry�l qVD m C1 J V o i C-1. _ < r i-tvrl PLVO _ .: I RMF-24 � . RA Cf C -I RA - O RAC' IAgGO RG 'RPID R I _n d R -RAF-24 ## _....^ Rt RMF-24 R-0 i R A Iq 4 R.4 COY"ITOR UR Yl. O RAF-NRSF_ RMF34 O �2+ O c RAF.24 �O +1' RN 9FA fll{-2 W Wf1ELD L@ RVA PSFd a WE0N k RMF04RNfNR'1P-N u Overview Legend Boundary ❑ Subject Property .—%_, Planning Area CPZD08-2894 -• Overlay District I Outside City Legend = Hillside -Hilltop O erlay District 0 0.25 0.5 1 M les CPZD08-289 PARK CENTRE Future Land Use SUBJECT PROPERTY Overview LJ.. �nr,+Wn Tcb000 w MtflLAiVNA _,N,fi_ti _c_. Rn S _ ORPY— y, Os— _,MYy{p C. O Feyelteville a 75 150 300 450 600 O �" Feel w Z w U Q a N 3t O Z 6 J m F- LU w W H z W U N z J m J H W I • v • W - � H U • 1.. .,:n.pRv) O 00 W J CJ IL W W 0 Z a J CO J H W IlL W H z W U � Q i d i M It U' z I o m J H W u 1 f . F•1 I,' 1> l4. .� •il cr CC R I I r, 1 I r i (l!4 1t 1 iA&LI11 )�i iI rrl'" 7 i h l . a` : -..fri `, '.�l R y . I 9 sit cJ J �] ._ t •,a• f ft V y ` I 'e l -1 / . Y to . I APPENDIX "B" PLANNING AREA 2 (OFFICE AND RESIDENTIAL) ELEVATIONS IS LU Z w U a I El R N I - W H U Q Q J N O 00 LU LU J CJ W Z W U a U 0 Z_ 5 UI- . • . LI : I L __ ______ ___ ____ NN■NNMNNNN NNN IN N�s�s�s�N�s N�NN�N�M�N�N II 'II II z O w w w w J U N I I:1:MII:. 1 '■0'=!� ®ice■■i��dl _ B I MCI - ME, 1 �M I■■■■■■■mow■■ ■■■■■■■■■■■ ■■■■■■■■■■■ ■■■■■■■■■■■ =1Isle II I II S 0 W J U Cl, A.. r L. • �' EKE\ P``•• ♦'J•C ✓ {.ter 1,: ½ . • _ mss iY, �C Y • • F A. fi.. iikiHq 4 I Park Centre 0 5.24 TOTAL PLANNING AREA I PEHkV1 USES Err 16 hnaIohl,IDoD FHPLN cDNDm_ U5 LANE DESP11 LEE 140 aIDsLWLK cAlm • I[IIle WC v 111 VVVVbvV UVm'N1 m..nad�^Iv ev..lw Gabon, ddmlI Newms asr Washes, o. aaagosand 15 mlLad IO dr min [ndIti55 sieb 35 bank's or m51a2W11a LAID Uer GENSlry / WTE1 W TOTAL PLANNING AREA SIZE: 3.34 ACRES TOTAL NUMBER OF DWELLING UNITS' 0 NON-RESIDENTIAL SQUARE FEET: 35,500 SF INTENSITY: 10.628 SF PER ACRE BULK AND AREA REGULATIONS AREA REGULITIOH5 LOT AREA NONE LOT WIDTH: NONE LAND AREA PER DWEWNG: NOT APPLICABLE ETReG'f RrOUIREMThJS FRONT (ZION RD.): 50 FT FRONT (INTERIOR): 0 FT SIDE (EXTERIOR LOT LINE): IS fl SIDE (INTERIOR LOT LINE. 0 FT REAR (INTERIOR LOT LINE): 0 FT Encroachments: Encroachments Into the public right-of-way for elements such as building everhungs and awnings shall follow The recommendallons set for*, in chapter 3, section 3207 of the international Building Code. HF?QS cNTures in this Planning Area are limited to v building height of 35 feet as measured from the lowest point of Thu structure at the historic grade. The height of a proposed structure may only bs Increased above 35 feel by obtaining a variance after hearing by the Planning Commission. 2Ofl.Dft MA MAXIMUM: 50% SITE PLANNING LANGSCRNG A Landscape Tree shall be planted every 30 feel of public street frontage when existing trees an not being preserved, as Indicated on the Landscape Plan. Landscaping will be provided In accordance with the Fayetteville Unified Development Cods. Pa Packing In this Planning Ana has been provided for with parking lob. Parking lose ham been sized M meet City of Fayeitevllle parking space quantity requirements. Parking will be provided In accordance with the Fortleville Unified Development Coda AR Sfrvcures shall be bulR using masonry, glen, an vmhlbdunl metal panel and wood elements, consistent with building elevations Included In the project booklet. al AMMIMG dprd 9 Ehtfl USE DDcIrDflN cDNDmDFLk USES ��c IA D 1 eE DENSITY / JWITN&n1Y TOTAL PLANNING AREA SIZE: 614 ACRES TOTAL NUMBER OF DWELLING UNIT£ 16 NON-RESIDENTUL SQUARE FEET: 65,000 Sr DENSITY: 2.86 UNITS PER ACRE INTENSITC 12,405 SF PER ACRE BULK AND AREA REGULATIONS AREA REGULATLONS LOT AREA: NONE LOT WIDTH: NONE LAND AREA PER DWEWNG' ONE BEDROOM - 1,700 SF TWO OR MORE BEDROOMS - 2,000 Sr A' RS REO�LMEN FRONT (FROM INTERIOR PUBLIC STREET) OFT FRONT (FROM ZION ROAD): 50 FT SIDE (INTERIOR LOT LINE): 0 FT SIDE / REAR (EXTERIOR LOT TUNE): IS FT SIDE (NORTH PROPERTY LINE): 15 FT 14 EIGHT Sfnjcturn in this Planning Area an limited to a building height of 60 feel as measured from the lowest point of the sinctun at the historic grads. The height of a proposed structure may only be increased above 80 feet by obtaining a variance after hearing by the Planning Commission. BUILDING AREA MAXIMUM: 20% SITE PLANNING A MICA IND A Landscape Tree shall be planted ovary 30 feet of public street frontage where exlddng tress am not being preserved. ae Indicated on Me Landscape Plan. Landscaping in will be provided in accordance with Me Fayeffevllle Unified Development Code. PARXNC m Parking In this Planning Area has been provided for with purling lots. Parking lob ham been shed to meet City of Fayetteville parking space quantity requirements. C4. Parking will be provided In accordance with the Foyelievllls Unified Development Code. ARCHITEflURM. OESl TANDARThe D.S n the buildingnshall elevatf ne included built uded In glass the project booklet. odor material, consistent wfM SURVEY DESCRIPTION: PART OF THE NORTHWEST 1/4 OF ME SOUTHWEST 1/4 OF SECTION 24, TOWNSHIP 17 NO^m' WAS NGTON COUNTE 30 Y. ARKANSAS EOF IIIE IN MORE PARTICULARLY DESCRIBEDPRINCIPAL MERIDIAN. CITY OF AA�LLOWS; 4 0 COMMMEAL AT WOODEN NORTHWEST OCORNER OF THE ABOVE SAID THE 1/4 iNE BEING A FOUND IN WNORFENCE 1 POST;,ATHENCE 55775 '.01., ALONGTME NORM FINE OF PIE ABOVE SAID149BEING NORTHWEST 1/6 A DISTANCE OF 370.01 FEET TO A9 SET S -E. B.Mt W/CAP (PS 1LON EO THE TRUE POINT OF BEGINNING THENCE 662.62' CONTiNUING PFSAR ALONG THE ABOVE SAID NORTHSO LINE.44'4 A , IN OF 672.62 FEET SATO A SET 5/e' REBAR W/GP (PS 1496): THENCE 502'44L1W, LEAVING ME ABOVE SAID NORM BEARS 502'4441-W A DISTANCE OF SAID NORM RIGHT-OF-WAY ONE, A WOVE SAID NOR] WHICH A FOUND NORM RIGHT-OF-WAY LINE. A DISTANCE OF 151.43 FEET TO A POINT FROM WHICH A '4 1/2' REAM W/CAP (PS 1005) GEMS S023822 W. A DISTANCE OF $65 FEET; MEN N023622'L LEAVING THE ABOVE SAID NORM RIGHT-OF-WAY LINE, A DISTANCE OF 610.32 FEET TO ME POINT OF BEGINNING AND CONTAINING 375,773 SQUARE FEET OR 8.58 ACRES, MORE OR LESS. a FLOOD NOTICE: MIS PROPERTY NOT LOCATED IN ME 100 YEAR FLOOD PLAIN AS ZI PER FIRM 505143000810 DATED JULY 21, 1999, an MASTER DEVEL®.MENT PLAN: General Provisions/Zonin. g and Development Standards by Planning Area "�OZY w° 4 FAl/_IAIFF e4 No. 1105 r•OgA'SAS ENG1 Vicinity Map THIS PZD MASTER DEVELOPMENT PLAN IS AUTHORIZED BY SECTIONS 161 AND 766 - PLANNED ZONING DISTRICTS OF THE CITY OF FAYETTEVILLE UNIFIED DEVELOPMENT CODE. TE PROVISIONS OF THIS PZ0 MASTER DEVELOPMENT PLAN SHALL RUN WITH THE LAND. ME LANDOWNERS, THEIR SUCCESSORS, HEIRS, OR ASSIGNS SHALL BE BOUND BY THIS MASTER DEVELOPMENT PLAN. AS AMENDED AND APPROVED BY THE CITY COUNCIL ADOPTION THE ADOPTION OF THIS PZD MASTER DEVELOPMENT PLAN SHALL EVIDENCE THE FINDINGS AND DECISION OF ME FAYETTEVILLE CITY COUNCIL THAT THIS PLANNED ZONING DISTRICT FOR PARK CENTRE IS IN GENERAL CONFORMITY WITH THE FAYETTEVILLE GENERAL PLAN 2025; IS AUTHORIZED BY ME PROVISION5 OF SECTIONS 161 AND 166 OF THE CITY OF FAYEREVILLE UNIFIED DEVELOPMENT CODE THE PROVISIONS OF THIS PZD MASTER DEVELOPMENT PLAN SHALL PREVAIL AND GOVERN THE DEVELOPMENT OF PARK CENTRE, PROVIDED, HOWEVER, MAT WHERE ME PROVISIONS OF MIS MASTER DEVELOPMENT PLAN DO NOT ADDRESS A PARTICULAR SUBJECT, THE RELEVANT PROVISIONS OF ME CITY OF FAYETTEVILLE UNIFIED DEVELOPMENT CODE, AS AMENDED, OR ANY OTHER APPLICABLE RESOLUTIONS OR REGULATIONS OF ME CITY OF FAYERE✓ILLE, SHALL BE RPIJCABLL FNFOR EMENT— TO FURTHER ME MUTUAL INTEREST OF ME RESIDENTS, OCCUPANTS, AND OWNERS OF THE PZD MASTER DEVELOPMENT PLAN AND OF ME PUBLIC IN ME PRESERVATION OF ME INTEGRITY OF ME PUN, ME PROVISIONS OF THIS PLAN RELATING TO THE USE or LAND, STATEMENT OF COMMITMENTS, DEVELOPMENT AND ARCHITECTURAL STANDARDS, AND ME LOCATION OF COMMON OPEN SPACE SHALL RUN IN FAVOR OF ME CITY OF FAYETTEVILLE AND SHALL BE ENFORCEABLE AT LAW OR IN EQUITY BY ME CITY WITHOUT LIMITATION ON ANY POWER OR REGULATION OTHERWISE GRANTED BY LAW. WHERE THERE IS MORE THAN ONE PROVISION WITHIN ME PZD MASTER DEVELOPMENT PLAN MAT COVERS TIlE SAGE SUBJECT RD1lER, ME PROVISION WHICH IS MOST DETERMINED OR IMPOSES HIGHER STANDARDS DR REQUIREMENTS NHALL GOVERN UNLESS DETERMINED OMERWIE BY THE ZONING AND DEVELOPMENT ADMINISTRATOR. MAXIMUM THE TOTAL NUMBER OF OWEWNGS OR THE TOTAL COMMERCIAL, BUSINESS, OR INDUSTRIAL INTENSITY APPROVED FOR DEVELOPMENT WITHIN ME PLANNING AREAS IS THE MAXIMUM DEVELOPMENT REQUESTED FOR PUTTING OR CONSMUCION. ME ACTUAL NUMBER OF DWELLINGS OR LEVEL OF DEVELOPMENT FOR COMMERCU4 BUSINESS, OR INDUSTRIAL PROPERTIES MAY BE LESS DUE TO SUBDIVISION OR SITE IMPROVEMENT PUN REQUIREMENTS OR OTHER REQUIREMENTS or ME CITY COUNCIL PROJECT TRACK NC AT /1E TIME OF SUIBDIVLSI ON FINAL PUT OR LARGE SCYAE DEVELOPMENT THE APPLICANT SNAIL PROVIDE A SUMMARY OF THE DEVELO)MQHT, TO DATL (O THE PUNNING DNISION, IN ORDER TO ASSURE MAXIMUM DEVELOPMENT LIMITS ARE NOT EXCEEDED. C FOUND IRON PIN 0 SET IRON PIN PROPOSED FIRE HYDRANT pq CATE VALVE SANITARY SEWER MANHOLE 0 STORM SEWER STRUCTURE IYE DN 6-4a CONDUITS FOR UTILITIES N GAS METER STREET LIGHT 1s POWER POLE PROPOSED CURB & GUTTER PROPOSED SIDEWALK - - —8L W WATER LINE SS-— SS— SANITARY SEWER LINE STORM SEWER LINE ...-_ LIKE ....._.,_..._. OVERHEAD ELECTRIC — a__ — - BUILDING SETBACK LINE 25' D.E UTILITY EASEMENT ✓Y r�/e 0l 1 5 H2 PROJECT NUMBER: 07-029 GRAPHIC SCALE 5 LY no ENGINEERING, INC m 0 2 50 100 . 2758 MILLENNIUM DRIVE Suite I FAYETTEVILLE, ARKANSAS 72/03 ( IN FEET ) PHONE: (479) 582-4234 1 inch = 50 H. FAX: (479) 582-9254 MATCH LINE 703 t 7 c, LL ItiQ I 1 LL '$RLO21D SPACES REO'C urrAL SPACES TDTAI. SP!'!ES % 6 R@JINE➢ AU PW CmP/ii X 6 BIXE R(fCK5 BITS RACKS No. BCSCRW1BW SF.NNRS PE SF. RIDL1m PRCVIDrD PRIIVND REIXIIRT PROVIDE PROVIDE TGTPL REWIRE PRUVWFD .29E S..50 61 219 R39X ] 2R9Y. 6 ' LBEBRCD,®1 FA 30 PJ 7=' I I 90 0 0 4 SF269 IS ]w ED0 P 2ogo $.P. vlw OX tl zea I ,16e SJ. v25e 34 331 7= 200 P 2000 vim A0 PB 7= I I 00 I 480 372 775X 14 11 A SR 22 14 PARCEL: 765-15612-000 CITY OF FAYETTEVILLE N:567207.03 E68 VETERAN' PARK/LAKE FAYETTEVILLE ZONING: R -A 58715' 9 _9 b ;cA I D D 612.62' I i 0 t 1 r I - RIDr��'o� �ic ., 10 14 8 I, , �pp Si I I I 8 2 I f I BUILDING I ff L OFFICE: 65,000 S.F. it RESIDENTIAL: 15 UNITS e (2BR/UNIT) I 6! 4 I jJ 44156 I ^ — PT 511 I 12 ♦ Iv IAlJ 2 9 4: 3 I 66 2 9 U I ,' i 5 5 q I fV a T 1 I S I 1 I o SS FM. -.-e — FM S — FM SFM 3 —r 4 ° n n ) I _ 30' j It /� i II ._sc :: 0E �a6gsS,.5 1 II1 bV�F¢ �TiJ= #I ! BUILDING3 1 I ° 301 tD I I I •° l ;0 - ° ° °,F i(t . H CRAZIER mmD 3 Br. s3 .z RETAIL 6,104 S.F.I° I STREET Q W n W 0 j pc. S3 ¢:. I1' ryyN I f RESTA�/RAN 144,0 0 S. ` ry°� ry°Dr 7 I r 1 jl .I .� • .5' P ry�l 4. 1 y 1" 1 I Y x:. 11 I / I; / PARCEL: 765-15640-000 KAREN & THERMON CROCKER 951 PEMBROKE ROAD FAYETTEVILLE, AR 72701 ZONING: R -O C 187' 10'47"W N8T 12 38 W 5'. ozz ;L ... 135.11' z ZION ROAD J 'PARCEL: PARCEL: 765-15660-000 JAMES RAY 765-15662-000 PARCEL: 7MARY 5661-0000 2/ I 1409E&ZIONAR ROAD DON & 3409 E. DEBRA HARRIS FREDRICKSBURG CDR. JAMES& MARY RAY `T YETTVILLE, AR 72703 YETTEVILLE, AR72703 1409 E.ZION ROAD FAYETTEVILLE, AR 72703 �I ZONING: RME, A A ZONING: RMF-24 I j Q I I 15 O 41 ''S'$' f,vime I I +3616 . FW Ioy 9 0 I DD 5 } TREE PRESERVATION AREA 36,427 s.f./0.84 Ac. i I to^Nee 7 Vr TThI1Jj01 7, FFE' ,302.00 l fYII`�NN mxu e ILDINC 2 I DI I 30 l FFE_I303.00 IIETAIL: 11,166 S.F. f E$TAU4ANT7 I 4,00d S.F. cr "_g. STREET CROSS SECTION STA. 2+28.95 - 6+75.00 __ s �N 1 4 I X11 ,� �/ r-" r✓- I, —8' 8.5' 10' 10' s 6 55' 1.5' 1 • /_ ✓r 26sD' 20' H ' fri 4650' HI - ----, - I „�, STRE T CROSS N „ ic' C' •R"^^"�•, STA� D+00 - 2+2895 " „ I' `"s _ r, ,•c.•q0 OF AUTy.,•. H- =:P „ ° : =` ENGINEERING n I . w dl INC Na.RPOIOSTED -: ti 5, 5♦ /`� ��] 611 LJ_p JI �I.��6,— 1p' ___________ 10' 1p' 16' 3 ♦.,., �i...= >+ ., ri -.4. 2R;, ✓r ,IXw•X'•p,,,, �. . f IW/1 26,50' 26.50' Checked by PMM 1 w PARCEL: 765-15657-000 to LESLIE & BETTY CHILDRESS 1504 E. ZION ROAD FAYETTEVILLE, AR 72703 ZONING: R -A 359NGRE5S/EGRI EASEMENT 89.1077, P0.6/3 70 BE ABANDONED ' -'.. 2 - ^PROP.20'U.E. N87° 10'36 "W 34•97' MI ATCH LINE PARCEL 765-21808-000 i UNIQUE HOMES, INC. ,I U' % LENK DEVELOPMENT CORP. IJ 11 �� FAYETTEVILLE, OBOX1AR 72702 Q I PARCEL: 765-15 658-000 ! II 5 LESLIE & BETTY CHILDRESS / 2 ZONING: RMF-24 I 1504 E. ZION ROAD Q II I Z FAYETTEVILLE, AR 72703 ' I ZONING: RMF-24 N 20 1 \� I I I I\ y< \ 20 I - SURVEY DESCRIPTION: I C I' I I Y a p Drawn oy RIM 53 PART OF THE NORTHWEST 1/4 OF THE SOUTHWEST 1/4 OF SECTION 24, TOWNSHIP 17 Hrtal Seale. l'=50' NORTH, RANGE $0 WEST OF THE FIFTH PRINCIPAL MERIDIAN, CITY OF FAYETTEVILLE, Vertical SATs: a/a WASHINGTON COUNTY, ARKANSAS BEING MORE PARTICULARLY DESCRIBED AS FOLLOWS: Date: 03JMflB COMMENCING AT THE NORTHWEST CORNER OF THE ABOVE SAID NORTHWEST 1/4 BEING A RaviSIans: FOUND NAIL IN WOODEN FENCE POST; THENCE 58715 I_D• E ALONG THE NORTH LINE OF 11FLEBB: TECH PLAT REVIEW THE ABOVE SAID NORTHWEST 7 A DISTANCE OF 37;7 FEET TO A ' 5/B' REBAR 11FEBD8: TECH PLAT REVIEW W CTP (PS 1496) BEING THE TRUE POINT OF BEGINNING; THENCE 612.62' FEE w/ 11 MAROB'. SUBDIVISION COMMITTEE CONTINUING ALONG THE ABOVE SAID NORTH LINE, A DISTANCE OF 612.62 FEET TO A SET 5/B' REBAR W/CAP (PS 1496); THENCE S02'44'41"W, LEAVING THE ABOVE SAID NORTH 24MAR08. PLANNING COMMISSION ENGINEER / SURVEYOR. LINE, A DISTANCE OF 611.07 FEET TO THE NORTH RIGHT—OF—WAY LINE OF ZION ROAD H2 ENGINEERING, INC. FROM E; A SET 587 REBAR WLONG (PS V BEADS H4 IG W AWLI OF 2758 MILLENNIUM DRIVE • 8.63 FEET; THENCE FEET TO W, ALONG THE ABOVE NORTH RIGHT-OF-WAY WIY LINE, A FAYETTEVILLE, AR 7vDt City Pro ect Nenber. CPZDDB-2894 DISTANCE OF 324.97 FEET TO A POINT FROM WHICH A FOUND 5/8 REBAR P//CAP (PS (479) 592-4234 1287) BEARS 50231'47"W, A DISTANCE OF 7.30 FEET; THENCE N671238'W, CONTINUING Plal Page: 136 OWNER I DEVELOPER, ALONG THE ABOVE SAID NORTH RIGHT-OF-WAY LINE, A DISTANCE OF 135.11 FEET TO A ZION PROPERTIES, LLC POINT FROM WHICH A FOUND 5/8° REBAR W/CAP (PS 1287) BEARS 502'3311 'E, A 18 DISTANCE OF 7.14 FEET; THENCE N871047 W, CORPORATE HILL DRIVE f207 , CONTINUING ALONG THE ABOVE SAID FAY ETTEVILLE, AR 72703 NORTH RIGHT-OF-WAY LINE, A DISTANCE OF 151.43 FEET TO A POINT FROM WHICH A 1/2" REBAR W/CAP (PS 1005) BEARS 502'38'22"W, A DISTANCE OF 6.65 FEET; THENCE NO2'38'22'E, LEAVING THE ABOVE SAID NORTH RIGHT-OF-WAY LINE, A DISTANCE OF 610.32 FEET TO THE POINT OF BEGINNING AND CONTAINING 373,773 SQUARE FEET OR LEGEND 8.58 ACRES, MORE OR LESS. O FOUND IRON PIN FLOOD NOTICE: THIS PROPERTY NOT LOCATED IN THE 100 YEAR FLOOD PLAIN AS PER FIRM IFO5I43C0820 DATED JULY 27, 1999. O SET IRON PIN SETBACK REQUIREMENTS AS SHOWN ON PLAN PROPOSED FIRE HYDRANT SITE COVEREDES D4 GATE VALVE 62X COVERED BY BUILDINGS AND SURFACED AREA. NO"D SANITARY SEWER MANHOLE I.) EASEMENTS EASEMENTS SHALL BE DEDICATED THROUGH EASEMENT PLAT RECORDATION. O STORM SEWER STRUCTURE AALL NEW UTILITIES SHALL BE PLACED UNDERGROUND AND ALL EXISTING UTILITIES LESS THAN f2kV SHALL BE PLACED UNDERGROUND. Ury 6-4" CONDUITS FOR UTILITIES 3.) ALL MECHANICAL AND UTILITY EQUIPMENT ONALL THE WALL ON THE GROUND SHALL CA SCREENED. SLL GAS METER ROOF -MOUNTED UTILITIES ANDSCREENING REENI MECHANICAL EQUIPMENT THE TU BE SCREENED A RIALS INCORPORATING WINTO THE STRUCTURE UUILDING MATERIALS COMPATIBLE AND WITH THE SUPPORTING OV tt STREET LIGHT IMCHEN IN. MECHANICAL AND UTILITYULOVER 30 A INCHES TED SHALL MEET BUILDING SMALLER GROUND -MOUNTED EQUIPMENT MAY BE SCREENED WITH TALL POWER POLE GRASSES OR SHRUBS, C 4.) TRASH ENCLOSURES O MPLI SHALL TO SCREENED THREEI SIDES PROPOSED CURB & GUTTER PRINCIPAL IH ALE ST U T RE, WITHTARY ANT COMPATIBLE WITH THE REET. STRUEATI WITH ACCESS NOT FROM THE r w FRRIN AN ELEVATION DEPCTING THE MATERIALS PPR AND COLORS v 1\ PROPOSED SIDEWALK OF NSCREEN WILL R REQUIRED TO EBER APPROVED BY PLANNING NCLIS N PAN BUILDINGT PERMIT. IFRI THE _6� W -ENCLOSURE WITHIN V AN EASEMENT THE APPROPRIATE THIN WA TER LINE COMPANIES cb) WILL HAVE TO APPROVE THE STRUCTURE WITHIN THEIR EASEMENT. — — SSA— SS— SANITARY SEWER LINE STORM SEWER LINE _....__. OVERHEAD ELECTRIC - BUILD/NC SETBACK LINE VANTAGE DRIVE SHALL BE EXTENDED NORTH THOU THIS PROJECT. - 'l,E UTILITY EASEMENT ACREAGE: 8.58 ACRES EXISTING CONTOUR ZONING: CURRENT - ROA PROPOSED - COMMERCIAL PZD PROPOSED CONTOUR x —x —x —x — EXISTING FENCE — SILT— SILT- SILT- SILT FENCE - TPF- TPF- TPF- TREE PROTECTION FENCE Op. EXISTING TREE PARKING LOT TREES 2" CAL. AUTUMN BLAZE MAPLE REQUIRED RIGHT—OF—WAY TREES 2" CAL. AUTUMN BLAZE MAPLE REQUIRED RIGHT—OF—WAY SHRUBS — CONTINUOUS PLANTING 3 got. SPIRALA PAGE PAGES REQUIRED SCREEN TREES 2 of 5 8' TALL WHITE PINE A9, (/// c:'u" r,.. h' REQUIRED SCREEN SHRUBS — CONTINUOUS PLANTING N2 PROJECT NLIMBEA: 07-029 3 gal. YAUPON HOLLY cK' ACCESS RAMP w/TRUNCATED DOMES AT ALL SIDEWALK CROSSINGS OF PUBLIC STREETS cp GRAPHIC SCALE ENGINEERING, ENGINEERING, INC. 50 D 25 50 Iw 200 2758 MILLENNIUM DRIVE Suite 1 FAYETTEVILLE, ARKANSAS 72703 PHONE: (479) 582-4234 ( nJ % FAX: (479) 562-9254 1 inch = 50 ft R Vicinity Mop SOIL TABLE SOIL SYMBOL SOIL NAME DEPTH (INCHES) USDA TEXTURE UNIFlED CLASSIFICATION AASHTO CLASSIFICATION BaF HERTY SIL f0-i] CHERTY SILT CLAY LOAN CL or GC A-6 Hoc NIXA 0-16 CHEAT? SILT LOAM GM A-2 ENGINEER / SURVEYOR: H2 ENGINEERING, INC. 2758 MILLENNIUM DRIVE FAYETTEV/LLE, AR 72701 OWNER / DEVELOPER: ZION PROPERTIES, LW 18 CORPORATE HILL DRIVE 0207 FAYETTEVILLE, AR 72703 FLOOD NOTICE: THIS PROPERTY NOT LOCATED IN THE 100 YEAR FLOOD PLAIN AS PER FIRM j05?43C00820 DATED JULY 21, 1999. SITE COVERAGE: 57X COVERED BY BUILDINGS AND SURFACED AREA, 1.) CASEMENTS SHALL BE DEDICATED THROUGH EASEMENT PLAT RECORDATION. 2.) ALL ELECTRIC UTILITIES (UNDER 12kV) SHALL BE PLACED UNDERGROUND, 3.) INSTALLATION OF SIDEWALKS ALONG ZION ROAD SHALL BE COORDINATED WITH THE URBAN FORESTER AND THE SIDEWALK ADMINISTRATOR. 4.) SAFETY RAILINGS ARE REQUIRED ON ANY RETAINING WALL GREATER THAN 30 IN HEIGHT. THE SAFETY RAILING SHALL BE BUILT TO THE MORE STRINGENT REQUIREMENTS OF THE SBCC OR AASHTO. 5.) THE SIDEWALK SHALL BE CON77N000R THROUGH DRIVEWAYS WITH A MAXIMUM OF 2% CROSS SLOPE AND ELEVATED 2% ABOVE TOP OF THEORETICAL CURB. 6.) COMMERCIAL DRIVEWAY APRON FROM THE MODIFIED CURB TO THE SIDEWALK SHALL BE 6" CONCRETE OVER 6" COMPACTED BASE. 7.) THE BERMS AROUND THE DETENTION AREA SHALL BE STABILIZED AND REVEGETATED WITH A MINIMUM OF SOD OR HYDROSEED. GRADING NOTES ALL FILL MATERIAL USED SHALL. CONSIST OF 'HILLSIDE" AND IS AVAILABLE FROM A LOCAL PIT. ALL FILL MATERIAL SHALL BE PLACED IN SIX (6) INCH LIFTS AND COMPACTED TO 95X STANDARD PROCTOR. APPROXIMATELY 1,800 CUBIC YARDS OF MATERIAL WILL BE CUT AND REMOVED OFF -SITE TO A LOCATION OUTSIDE THE CITY LIMITS. MINIMAL GRADING IS PROPOSED OUTSIDE OF THE DELINEATED RIGHT-OF-WAY. EXISTING TREES AND GRASSES HAVE BEEN PRESERVED TO THE MAXIMUM EXTENT POSSIBLE. REVEGETATION WILL BE ESTABLISHED AS SOON AS PRACTICABLE AFTER CONSTRUCTION ACTIVITIES HAVE BEEN COMPLETED, CONTRACTOR SHALL USE BEST MANAGEMENT PRACTICES TO CONTROL EROSION AND SEDIMENTATION. EROSION CONTROL MEASURES IDENTIFIED ON THIS PLAN SHALL NOT BE CONSTRUED AS A FINAL DESIGN. BUT RATHER A GENERAL REPRESENTATION OF THE C AND STRAW — , PARCEL: 765,215612-000 N;661207.03 CITY OF FAYETTE✓ILLS E: 80760.00, ✓ETERAN1S PARK/LAKE FAYETTEVILLE ZONING. R -A i SRi—SdF-S4 i ii Oly I I �. A /3 i I 2 cF - r j � I ; N .l I, I / j L. S iI 1 N j i I l ii , ( { i 2 lLi fl j: Ia in. EXPECTED MEASURES AND LOCATION. IT IS ANTICIPATED THAT SILT FEN E BALES WOULD ACCOMMODATE THE EROSION CONTROL REQUIREMENTS. WHERE EXCESSIVE DUST MAY BECOME A PROBLEM. A PLAN FOR SPRAYING WATER ON L E G E N D HEAVILY TRAVELED DIRT AREAS SHALL RE ADDRESSED. O F N 0 FOUND IRON PIN A SOILS ENGINEERING STUDY HAS NOT BEEN PERFORMED ON THIS SITE, BUT MAY BE A b REQUIRED BY THE CITY ENGINEER IF CONDITIONS SO WARRANT. ID LQj f O SET IRON PIN O 2 SURVEY DESCRIPTION• PART OF THE NORTHWEST 1/4 OF THE SOUTHWEST 1/4 OF SECTION 24, TOWNSHIP I7 u5 c Q PROPOSED FIRE HYDRANT NORTH, RANGE 30 WEST OF THE FIFTH PRINCIPAL MERIDIAN. CITY OF FAYETTEVILLE, n I N4 O WASHINGTON COUNTY, ARKANSAS BEING MORE PARTICULARLY DESCRIBED AS FOLLOWS: N GATE VALVE COMMENCING AT THE NORTHWEST CORNER OF THE ABOVE SAID NORTHWEST 1/4 BEING U W 10 A FOUND NAIL IN WOODEN FENCE POST; THENCE saris in, ALONG THE NORTH LINE 2 r+J SANITARY SEWER MANHOLE OF THE ABOVE SAID NORTHWEST 1/4, A DISTANCE OF 370.01 FEET TO A SET 5/8' y M m A BEGINNING; THENCE SBT /5'19'E. REBAR W CAP PS 1 496 BEING THE TRUE POINT OF BE I' 1 D STORM SEWER STRUCTURE THE ABOVE SAID NORTH LINE, A DISTANCE OF TO A cDNn9uwc ALONGI I. OVE A SET REBAR W/ANC 1496); THENCE S H, LEAVING ABOVE SAID THE OR NORTH LINE, A DISTANCE OF 611.0] FEET TO THE NORTH RIGHT-OF-WAY LINE OF LI O ? 6-4" CONDUITS FOR UTILITIES ZION ROAD FROM WHICH A SET 5/8" REBAR W/CAP (PS 1496) BEARS 502'44'41W A II7 DISTANCE OF 8.63 FEET; THENCE NB7'10'36"W, ALONG THE ABOVE SAID NORTH I 17 RIGHT-OF-WAY LINE, A DISTANCE OF 32L97 FEET TO A POINT FROM WHICH A FOUND GAS METER 5/8" REBAR v//CAP (PS 1287) BEARS 502'31'47"W, A DISTANCE OF 7.30 FEET; t i THENCE N871238W, CONTINUING ALONG THE ABOVE SAID NORTH RIGHT-OF-WAY LINE, I . STREET LIGHT A DISTANCE OF 135.11 FEET TO A POINT FROM WHICH A FOUND 5/8REBAR W/CAP (PS 1237) BEARS S02'33.11'E, A DISTANCE OF 7.14 FEET; THENCE N8T10'47"W, I 1 U CONTINUING ALONG THE ABOVE SAID NORTH RIGHT-OF-WAY LINE, A DISTANCE OF POWER POLE 151.43 FEET TO A POINT FROM WHICH A 1/2" REBAR V//CAP (PS 1005) BEARS S023822"W, A DISTANCE OF 6.55 FEET; THENCE NO2 -3822E, LEAVING THE ABOVE ^I - PROPOSED CURB & GUTTER SAID NORTH RIGHT—OF—WAY LINE, A DISTANCE OF 610.32 FEET TO THE POINT OF BOLLARD ' BEGINNING AND CONTAINING 373,773 SQUARE FEET OR 8.58 ACRE$ MORE OR LESS. - --"-' ----- PROPOSED SIDEWALK - -6X- W- WA TER LINE - - SS-- SS- SANITARY SEWER LINE STORM SEWER LINE OVERHEAD ELECTRIC ACREAGE: 8.58 Ac - - 10' eSR - - BUILDING SETBACK LINE CU T - R -A PROPOSED — COMMERCIAL PZD 2s' uL UTILITY EASEMENT EXISTING CONTOUR PROPOSED CONTOUR --x -x - EXISTING FENCE SILT- SILT- SILK SILT FENCE TPF— TPF— TPF— TREE PROTECTION FENCE EXISTING TREE PARKING LOT TREES 2" CAL. AUTUMN BLAZE MAPLE REQUIRED RIGHT-OF-WAY TREES 2" CAL. AUTUMN BLAZE MAPLE REQUIRED RIGHT-OF-WAY SHRUBS - CONTINUOUS PLANTING 3 gal. SPIRAEA REQUIRED SCREEN TREES 8' TALL WHITE PINE REQUIRED SCREEN SHRUBS - CONTINUOUS PLANTING 3 gal. YAUPON HOLLY xcw ACCESS RAMP w/TRUNCATED DOMES AT ALL SIDEWALK CROSSINGS PUBLIC STREETS W 587°15''g 612.(12' :661 n.�D I[� i )-"�- \ flLTE R9R��', ur An' _�—. j saWDeAcs W/ - -oa-::4H;::TT - _ ti FILTER ROCK .' e i. \ SANDBAGS W/ . & ""TREE PRESERVATIOW AREA` `� 36,42T s.K/0 BL Ac: � o " v r yartre .� [B8 - vS yvs -yvs-Y VS1 ROCK m�.f\� �5gNOBARO I - cH LL. 94 / 44 / - - 94 '�" .� PARCEL: 765-15657-000 96 96 �� (L) . 'LESLIE & BETTY CHILDRESS g _ _. -- 1604 -F ZION ROAD J; ,' t �.._ FAYETJEVILLE, AR 72703 - qq9 -- 1 ZONING: R -A Ni a I 98 ' d _ t Jt ' � '.Fa , . 111/// _ - �� - I I. '- r r T`" FFE:1301 DO - p64 RBI' 4R� I V .. D { E .G 'rT Ii1G1 s ( TE=1303.` Z .. T -n. Y _.. s+mm. me rs c 1/ tt9v3L.i s o„♦ a ':' i A v$ i rl i Q r C C b p o w D _ _ _ N87" 10'47$8 N87° 12 38 W 151 43' 735.11' -----_� ZION PARCEL: 765 1564D 000 � --_--'-'"-'-- _ KAREN & THERMON CROCKER J --'-"' 951 PEMBROKE ROAD PARCEL: 755-15660-000 !PARCEL: 765-15662-000 PARCEL 755-15661-000 1 Q ZONING: PA EVILLE, AR 72701 2 I 7409 EJAMES . ZION ROAD 3409 MARY RAY DON & DEBRA MARY RAY E.FREDRCKSBURG CUR. 1409 EgZI N ROAD iu ZONINR-O FAYETTEVILLE AR 72703 PAYETTEVlLLE, AR 72703 , ZONIN EVILLE, AR 72703 1ZONING: RMF24 ZONING: RMF-24 ZONING. RMF-24 i Q//Xt , o 2 v I I Jtuz N87` 10'36 "W 324.97 Y o J-, - - VT PARCEL; 765-21808-0 DO UNIQUE HOMES, INC. I -.I c/o LENK DEVELOPMENT CORP. PO BOX 1948 - Q PARCEL: 755-15658-000 FAYETTEVILLE, AR 72702 LESLIE & BETTY CHILDRESS ZONING: RMF-24 ! 1604 E. ZION ROAD Z FAYETTEVILLE, AR 72703 ZONING: RMF-24 K GRAPHIC SCALE w o Tb 50 '00aoo ( IN FEET) 1 inch = 50 ft. A OF rt/ .` ---5b"N,5 H2 e-% — ENG'NEERING NCORPORATED v —5 No. 105 = ,, %. 4'muEH •. Checked by'. PMM Drawn by: LMM Horizontal Scale: 1115O1 Vertical Scale: n/a Date: 03JANOB Revisions: 14JAN08' TECH PLAT REVIEW 11 FEBOB- TECH PLAT REVIEW 11 MAR08: SUBDIVISION COMMITTEE 24MARDB: PLANNING COMMISSION City Pro'act Number: CPZDOB-2894 Plat Page: 136 H PAGE PAGES 3 01 5 H2 PROJECT NUMBER: 07-029 ENGINEERING, INC. 2758 MILLENNIUM DRIVE Suite 1 FAVEFTEVILLE. ARKANSAS 72703 PHONE: (479) 5B2-4234 FAX: (479) 582-9254 FLOOD NOTICE: THIS PROPERTY NOT LOCATED IN THE 100 YEAR FLOOD PLAIN AS PER FIRM j05143CO082D DATED JULY 21, 1999. ENGINEER /SURVEYOR: -2 ENGINEERING, INC. ACREAGE: 8.58 Ac 2759 MILLENNIUM DRIVE -AYETTEVILLE, AR 72701 ZONING: CURRENT — R —A PROPOSED — COMMERCIAL PZD )WNER / DEVELOPER: S ?ION PROPERTIES, LLC 62% B CORPORATE HILL DRIVE 9207 'AYETTEVILLE, AR 72703 NOT I 2.) 3.) 0 0 In 0 0 0 0 N N My W 4 n 0rn 5 OND 6 O O I 0 nN fH DEVIATIONS FROM THE ABOVE C MAYBE TREE CONSIDERED NSODAMAG AS A RED It THERE IS SUBSTANTIAL NON—CONPUANCE OR IF A TREE SUSTAINS DAMAGE AS A RESULT. J q 66 COVERAGE: COVERED BY BUILDINGS AND SURFACED AREA. '5: EASEMENTS SHALL BE DEDICATED THROUGH EASEMENT PLAT RECORDATION ALL ELECTRIC UTILITIES (UNDER 12kV) SHALL BE PLACED UNDERGROUND. SILT FENCE SHALL ALSO SERVE AS TREE PROTECTION FENCE. ET SITE AREA (LESS R W DEDICATION) = 342,965 S.F. 7.87 Ac. XISTING CANOPY AREA = 317,600 S.F. 7.29 Ac. 92.6% RESERVED CANOPY = 104,717 S.F. 2.40 Ac. 30.5% EQUIRED CANOPY= 79,400 S.F. 1.82 Ac. 25.0% MITIGATION IS NOT REQUIRED ON THIS SITE ,a f I o Imo_ L III �r}" I' / II c4 • `_` II : I,ra ter.. „ _ " ENGINEERIN 0 Vicinity Map O FOUND IRON PIN O SET IRON P/N PROPOSED FIRE HYDRANT N GATE VALVE SANITARY SEWER MANHOLE 19 STORM SEWER STRUCTURE 6-4" CONDUITS FOR UTILITIES GAS METER STREET LIGHT ^>, POWER POLE PROPOSED CURB & GUTTER P • ==„__=,-=:-m?gee PROPOSED SIDEWALK — - —B„— W— WATER LINE — — SS-- SS- SANITARY SEWER LINE STORM SEWER LINE .._..____ ..... _._..__,;Ni:: __..._..... OVERHEAD ELECTRIC - - 20' 0,5.&,, - - BUILDING SETBACK LINE UTILITY EASEMENT EXISTING CONTOUR PROPOSED CONTOUR -% - EXISTING FENCE - SILT- SILT- SILT— SILT FENCE — TPF— TPF— TPF— TREE PROTECTION FENCE EXISTING TREE PARKING LOT TREES 2" CAL. AUTUMN BLAZE MAPLE REQUIRED RIGHT—OF—WAY TREES 2" CAL. AUTUMN BLAZE MAPLE REQUIRED RIGHT—OF—WAY SHRUBS — CONTINUOUS PLANTING 3 gal. SPIRAEA REQUIRED SCREEN TREES 8' TALL WHITE PINE REQUIRED SCREEN SHRUBS — CONTINUOUS PLANTING 3 gal. YAUPON HOLLY ACCESS RAMP w/TRUNCATED DOMES AT ALL SIDEWALK CROSSING! PUBLIC STREETS GRAPHIC SCALE w o u » Too 2no ( IN FEET ) 1 inch = 50 Si. NO. IID5 1"=50' 01 1 5 ENGINEERING, INC. 2758 MILLENNIUM DRIVE Suite I FAYETTEVILLE, ARKANSAS 72703 PHONE: (479) 582-4234 FAX: (479) 582-9254 3/A• ,J QN S1NM ( OGIIONOL-sEF NDIE q 0' SLIP IOIDT WfM 6' LtJOE THIN TREE OLWENA ROOT CROWN ro KEEP IIULnH MAY FROM SE AT FlNLSI S OE 1' mow I- M Y' 11R'•1a' WOOD STARE BIRRV.4 HVBMUM LAYm OF MUECN WIIN caf1ERED 3/0' WLF aWR DRIVENIN WINE W11H SINJ BEAM DUI90E OF B KFlLL UNC6RIRBED sr2' III xr _ 1EMDJE TKIcl1 FACE4 $OIL r^F" \ ` FROM GROWER NTR i I K rm PWRAxn v , I e cecClFlEp) REJECT. UP 10I' DEPTH. REJECT FIRMS fl MORE Ri41 T. [SE PIT CORRECT 10 SET 9M SORS RWI5� THE CORRECT NBONr. FIRM son uxow TREE PLANTING DETAIL GT BRIE fl REMOVE WIRE OR FOtO4 TWIIIE FROM BALL sc4: Rem BAU AND PAM PI IMMF➢un1Y AFTER INS ALIA1fl 4' MULCH IF SHRUB 15 B&B. THEN .�.. REMOVE BURLAP AND ROPE I I-12' FROM TOP 1/3 OF BALL BACKRLL MIX UNDISTURBED SOIL SHRUB PLANTING DETAIL Iza — PLAN — VFWEW - !WE ALL DAMAGED, DSJSS— t WE.M( UMBE 3/4 ROUND CMS VALVE B@ oa pOB)CFO) E EBJAL TnR 0 RAMDIRD WJDC CADPIFR ARC)ON ECJA. JNWLTE DJR L Cu11FA Y BrMIN:ER m. Rw:A1U CLAMPS ' DTTN I -T i/e SS 1ED RrR ROM IS. =.':.. H'Y I'N 3' mou NMI n[CJIE flO Pb SET " CCMJT F0 PNWIBh MR NMI LP SL RF% PIPEJ A- PE \ IIJA1m TTKNE OU11FI lllii3B00 1m FADRIC m6P3m MB '/S BIANOAIA BmDWG MA1U AL Si aaADE SECTION TREEWELL PLANTING £ NOT 10 SCALE P N 0 C NmL Mm @B FOR 1PFE 9WL OMYOT All SA1UIAL NECA5 5HO iW COMPLETE TWF INGTAWlIm ME INDIA IN RC DETAIL OD Nm CUT ROOT eN3 TO AOCOMMODnrz VA .Tf BOY. VA.IE BOX MAY BE OR TO FIT WI ROTATE RWT B.UD 10 ART ACCOMMODATE OIYOM WLP.ER vur OCX RNFWCEO GAODEN AIDE Duv METAL- TFiNBU CE W/ S UN. MEIMC P111W W/ Sa EW EY= —3- 0' IDNO T-P65R —f3 G,Am AIOIEAI= GNv BIER WRE Y Wlnl ;Y'BB➢V mG 6 CLL GRADE OEWAL 3/4 4 VMLIW S1. CONWII RTm1Bu3-m 001 1W O" B41 T -Y mow F1} 4 GRADE TO ALLOW I'm STTu' FDW MD< 1WP I/3 or BURUP FtDOC IjtZ DAv:n w• Y PAlrnIO (FETtR TOSPESS SUIT N05t) 2 1)) IRRIGATION SHALL BE PROVIDED IN THE FORM OF AN IRRIGATION SPRINKLER SYSTEM. 2) WHERE LANDSCAPE PLANTINGS OCCUR, SOIL SHALL BE AMENDED AND SOD REMOVED. 3) MULCHING IS REQUIRED AROUND NEW TREES AND WITHIN LANDSCAPE BEDS. 4) ALL OF THE TREES PLANTED IN URBAN TREE WELLS ARE REQUIRED TO BE PLANTED WITH STRUCTURAL SOIL SEE DETAIL THIS SHEET. 5) THE BERMS AROUND THE DETENTION AREA SHALL BE STABILIZED AND REVEGETATED WITH A MINIMUM OF SOD OR HYDROSEED. YKt aA A I I I d1 BUILDING I OFFICE: 65,000 S.F. RESIDENTIAL: 15 UNITS (28R/UNIT) rim' S e 1519 4 ® ❑ R I _ ___ hi pp Y' E BUILDING 3 1 1 I 1 I ,ro E;D%'p E 3K R� .p ti �RETAI&' JB, PG. 3 �hy �/Ahy'i RESTAURANT 5A 4,Op0 1 j^ 1 YN ` W � N< 2 O;I 2 'sa311v yr•I OrIA DrIS6 ono €Pb 87° 12 38 W 151.43' 135.11' ZIOROAD Ij - . 1 " ;:p H2 ',•: rI'o, ,'P. IIP, - T---- ~ NC0RP0RATED "J " I�I L� V e+ 0 r Checked by. PMM f '54 2n n0e e}2O Vic i n I T y M o' Drawn by: LMM y ( I / Horizontal Scale:l'-5D' -+�•07 Vertical Scale'. Na NA` N LEGEND Date:03JANOB FOUND IRON PIN Revisions, C sob ° 14IANOB: TECH PLAT REVIEW _ - — — — — O SET IRON PIN 11FEB08:TECHPLATREVIEW -n-- 11MAROB SUBDIVISION COMMITTEE 1 -- — — r:m PROPOSED FIRE HYDRANT ENGENGIRREE/ RING, INC.R 241AAROB: PLAN14ING COMMISSION i w GATE VALVE 2758 MILLENNIUM DRIVE >t A W FAYETTEVILLE, AR 72701 6 TM o O'rrnn ,a� Ci Pro' eel Number: CPZD08-2894 9 o SANITARY SEWER MANHOLE Plat Page: 136 °\rt OTIa2 a BP 0D en El STORM SEWER STRUCTURE OWNER DEVELOPER: Or 7 4Jn' pp 6-4" CONDUITS FOR UTILITIES ZION PROPERilE5, LW TREE ES ON AREA 18 CORPORATE HILL DRIVE 36, 27eq.1 0.8 m 207 GAS METER FAYETTEVILLE, AR 72703 ,v 41 tt STREET LIGHT 11 .0 a}1n j 1s POWER POLE t 1'EI PROPOSED CURB & GUTTER AAa REAGE,, 8.58 Ac _._ PROPOSED SIDEWALK ZONING: CURRENT r 4 E —6L 01 — WATER LINE PROPOSED - COMMERCIAL PZO Tc`.Xc F`. I — — SSA— SS— SANITARY SEWER LINE 5 \ _ r er° A y STORM SEWER LINE I_�1 5 9• 3 • aw �ru 4n - -- GHE-.--_... OVERHEAD ELECTRIC / kerso - — afi1 Bid. — . - BUILDING SETBACK LINE EH UTILITY EASEMENT I 3 g 4c ons I , --�, ,--- EXISTING CONTOUR 4 6 J 7 s� PROPOSED CONTOUR I. yes d, �L -x -X .-,c -x — EXISTING FENCE I rv� SILT- SILT- SJLT- SILT FENCE 0 I ON - TPF- TPF- TPF- TREE PROTECTION FENCE `�y1 HF 1 1301.00 0 y O• f FFE= - O EXISTING TREE - X305' rvd'-MP ROP.20'U.E. PARKING LOT TREES ^J r =6 FEf302pp MHDOR 2" CAL. AUTUMN BLAZE MAPLE _ B lLDINC 2 I II 0 06 f®li 1 21b 13p3,0 q AIL: I I11, 168 S.F. pfoI REQUIRED RIGHT—OF—WAY TREES 2" CAL. AUTUMN BLAZE MAPLE FFE= RESTAURANT.: I 4 00d S.F. 35IINGREss/EGRESS REQUIRED RIGHT—OF—WAY SHRUBS — CONTINUOUS PLANTING ;� =a � I l oxnm EASEMENT 3 gal. SPIRAEA I r ^ T G . - ms BM. I D]7, PG.613 , c.. -�r k�6 �� >_ a TO BE ABANDONED a za -�� r REQUIRED SCREEN TREES (! . 8' TALL WHITE PINE REQUIRED SCREEN SHRUBS — CONTINUOUS PLANTING -O V 3 go!. YAUPON HOLLY Li -1— ACCESS RAMP w/TRUNCATED DOMES AT ALL SIDEWALK CROSSINGS OF �- B PUBLIC STREETS N87.1036" ' EXT. SMH 2 N. TIM 0 7292.91 INV. O 1285.81 �/• PAUL PHbL� 5 H2 PROJECT NUMBER: 07-029 GRAPHIC SCALE Y s0 0 25 50 IDD 200 ENGINEERING, INC. 2758 MILLENNIUM DRIVE Suite 1 ..5r) FAYETTEVILLE, ARKANSAS 72703 �ua 1 inch = 50 R PFH 582-4234 FfAX-(479) 9J 582-9259254