Loading...
HomeMy WebLinkAboutOrdinance 5256 ORDINANCE NO. 5256 AN ORDINANCE ESTABLISHING A RESIDENTIAL PLANNED ZONING DISTRICT TITLED R-PZD 09-3237, MARKHAM HILL COTTAGE COURTS, LOCATED NORTH OF MAINE STREET AND WEST OF CROSS AVENUE; CONTAINING APPROXIMATELY 2.98 ACRES; AMENDING THE OFFICIAL ZONING MAP OF THE CITY OF FAYETTEVILLE; AND ADOPTING THE ASSOCIATED MASTER DEVELOPMENT PLAN BE IT ORDAINED BY THE CITY COUNCIL OF THE CITY OF FAYETTEVILLE,ARKANSAS: Section 1: That the zone classification of the following described property is hereby changed as follows: From R-PZD 08-2980 and RMF-24 to R-PZD 09-3237 as shown on 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 I above. Page 2 Ordinance 5256 PASSED and APPROVED this 21"day of July, 2009. vat G�� S sir >V oo°G\TY 0,- e 's_ APPROVED: ATTEST: s aFAYETfEVILLEoz* e By. By. LD AN, Mayor SONDRA E. SMITH, City &Y reasurer Y ✓"� � � ..�4 � ° .a aa4�-'� � `:c",s.-}-F+.r; „mac---mss, ,;,s :. � -,s -"� r cs rs s F.��a T �.✓ � 'c'€'_. e}� '" r rz'fi s�A � �,` .�•� r �� � x'` �� -qSr ,���3z -rr -!, ..+�{� Sr �- '.� 3�1v� ''Y.2"✓n2' �✓ t5rs`e- -_ � �. >a i� �f Y zU'., +.�`t rt r�+� ���y � +. ' n,-r, �cst r Kvs, t i � 4 Y+z`5r-; � �{• �� ,...- 4f � � t y rya. �.y. } �N�s rs� r �,a' l etr( ';' i, i�},t'✓" f�vvT�,3.+� �.4rss3g`��,�'�"t?�o�ry x "�� �`� 1.- '�'�� a �a�+ 4i"t�f.�r�1 .i�t �� a'`V�� - a ,#`x„+ t� `�. 'm�,Lr�i+h�SY't�y�+ter*. s� r �.�.4 n r u'"4-".Y _ Y-` ,7 ys t�r"+'hy -� "� i \X'� ,E�.s• �,tv��.-c"� y:V( ����"�,c'�i-cs'-��y`��� } `a`.'s �iw_A—=•.��ii^3° -``��"h.zS,3a'`�xx��� � r,� `�'�-�^aw`�.a.. 'T GYim _ y`-y�.J�",- '��'�^�✓�``�*!sp�- 3s,n, n�h...x� �`•¢��1ti t fir. ;. t`�X� - Vr -ys'�`'�s's,kl �rr - '�� �s+.:�Lk'`' 'yrs � '�rr : a"�•w �t #.. .�. c3 i msv Page 3 Ordinance 5256 EXHIBIT "B" R-PZD 09-3237 LOTS 14-18 AND LOTS 28 THRU 39 OF BLOCK NUMBER 1, OF WEST END ADDITION, PLAT BOOK 4 AT PAGE 61 AND PLAT BOOK 5 AT PAGE 75, FAYETTEVILLE, WASHINGTON COUNTY,ARKANSAS. CONDITIONS OF APPROVAL: Ordinance 5256 R-PZD 09-3237 Page 1 of 6 Conditions of Approval for R-PZD 09-3237 (Markham Hill Cottage Courts) As approved by the City Council 07-21-09 1. The developer shall be required to construct the following street improvements: a. A minimum pavement width of 14 feet from centerline (20 feet total minimum), curb, gutter, storm drain, and five-foot sidewalk on Maine Street and Cross Avenue along the project frontage; b. Extension of storm drains off-site as necessary, determined by the City Engineer; c. Widening the curve around Nettleship Street/Cross Avenue as indicated on the plans; d. Street lights along Maine, Cross and Nettleship as required by code; and e. Construction of a shared 12-foot multi-use trail and one-way concrete alley in the existing Sang Avenue right-of-way connecting the western edge of the new Sutherland Lane and Maine Street, as indicated on the plans. This shared trail/alley shall be marked with the "sharrow" symbols as coordinated with the City Trails Coordinator at the time of construction. 2. The City Council determines the following variances of minimum street design standards: a. The applicant requests a variance to allow different street cross section than required by the current Master Street Plan standard (UDC §166.06 (K)(10)(a) and 166.08(C)(14)). The applicant proposes on-street parallel parking on both sides of the street in the Hillside/Hilltop Overlay District,sidewalks on one side of the street, and right-of-way width of 39 feet for Sutherland Lane. The Master Street Plan does not have cross-sections in the design as proposed. Staff recommends approval of the requested street design standards finding they deal with a unique site allowing for reduced grading and pavement and increased tree preservation in the HHOD,and will result in safe ingress/egress into and out of the development. APPROVED b. A variance of UDC § 171.01 (A)to allow for the proposed Sutherland Lane vertical profile in an attempt to match the natural terrain and minimize grading and tree removal: Street grade of 16.86%for approximately 75 linear feet;crest vertical curve K-value of 7.42; sag vertical curve K-value of 7.78. Staff recommends approval of the requested variances. APPROVED c. A variance of UDC § 171.02 (C) to permit a 5-foot curb return radius at the intersection of the new Sutherland Lane and Cross Avenue, when a 30-foot curb return radius is required,is denied*.A variance to allow a 20-foot curb return radius with the provision of landscape"bump-outs"is approved*. APPROVED* d. A variance of UDC § 171.01(A) that requires a minimum of 100-foot tangent between horizontal curves. The west end of the proposed Sutherland Lane was unable to meet this requirement due to the narrow width (138 feet) of the property in this location. Staff recommends approval of this variance. APPROVED 3. Determination of a variance of UDC § 172.02(B)to allow for gravel in the motor court areas when pavement or a paving system is required. The applicant proposes to provide a 3-year CONDITIONS OF APPROVAL: Ordinance 5256 R-PZD 09-3237 Page 2 of 6 bond for paving of this area with asphalt or chip and seal pavement in the case of a failure of the gravel paving surface. The determination of failure of the gravel surface would be at the discretion of the City Engineer,and the developer would be required to pave the motor courts immediately, or the bond would be used to have the motor courts paved. Staff recommends in favor of this variance finding that the design of the motor court areas to drain away from the public right-of-way, combined with the installation of concrete aprons on the driveway approach should prevent gravel from being washed or pulled into the street. Further, the requirement of a bond to allow the City funds to pave the gravel areas provides assurance that if the gravel does not work effectively the City would have an enforcement measure to correct the problem.A cost estimate for the installation of pavement in the motor courts shall be submitted as part of the construction review for the individual motor courts. Payment of the bond shall occur immediately prior to issuance of construction permits for the individual motor courts. Homes and drives shall be constructed such that if parking in the motor courts is necessary, the drainage and elevation of structures would function effectively. APPROVED 4. Determination of a variance of UDC § 172.02(D)(3)(iv) to permit an eight-foot (8') curb return radius into the motor courts when a 15-foot radius is required. The applicant's variance request discussed that since service vehicles are not required to enter the motor courts the intersections would still function property, and the smaller curb return radius would reduce vehicle speeds creating a safer environment for both vehicles and pedestrians. Staff recommends approval of this proposed variance finding agreement with the applicant's justification with the requirement that signage be installed indicating"No Service Vehicles" in the motor courts. APPROVED 5. Determination of the proposed phasing plan.This project is required to obtain all permits in accordance with the Phasing as listed and depicted in the PZD booklet and noted below. Extensions may be approved subject to the criteria in UDC Chapter 166 for extensions. ■ The applicant shall obtain all construction permits for construction of streets and all other public infrastructure within one year of City Council approval of the PZD. ■ The applicant shall obtain all building permits for all residential units and accessory structures within five years from City Council approval of the PZD. APPROVED Staff recommends the following requirements associated with the construction phasing: ■ To prevent large areas of the site from being disturbed without homes being built, construction permits for the individual motor court/retaining wall areas shall not be permitted prior to application for building permits within those areas to be disturbed. ■ Prior to issuance of a certificate of occupancy for any residence, construction of the common infrastructure and amenities for that area of the site around the residence including the motor courts, retaining walls, pedestrian paths, drainage, landscaping, etc. shall be required to be CONDITIONS OF APPROVAL: Ordinance 5256 R-PZD 09-3237 Page 3 of 6 completed and inspected. APPROVED 6. The applicant shall dedicate right-of-way as follows by easement plat or separate document prior to building permit: a. 25 feet from centerline along Maine Street and Cross Avenue. b. 39 feet for the construction of Sutherland Lane. c. 20 feet for the construction of the new two-way alley. d. Local street stub-outs to the southern property line to allow for future street connection. e. Adequate right-of-way to construct the improvements at the intersection/curve of Nettleship Street and Cross Avenue. 7. To ensure that the intent of the PZD is met and pedestrian trails are functional and do not result in erosion or safety issues, the pedestrian trails may be constructed of alternative materials rather than a typical concrete or asphalt sidewalk,but the material,such as crushed stone or brick, etc. should be installed with a "stabilizer". All materials and method of construction shall be reviewed and approved by the Trails Coordinator. 8. No parallel parking spaces are allowed within 30 feet of a stop sign (Fayetteville Code of Ordinance Section 72.03(G)). The applicant shall coordinate all striping of streets and parallel spaces with the Transportation Division and Fire Department, as the ultimate administrators of these code sections. 9. Solid Waste Service. All comments regarding solid waste service shall be addressed prior to building permit approval. Residential carts/recycle bins are anticipated to be utilized at common collection points. 10. A sign indicating a future street extension shall be installed at the Sutherland Lane stub-out on the western property line at the time of construction completion of the street, or as determined by Planning staff. 11. Off-site water and sewer, and drainage improvements shall be installed as determined necessary by the Engineering Division to provide domestic service and fire protection to the development, and to ensure the project meets all applicable drainage criteria. 12. Payment of Parks fees in lieu of parkland dedication in the amount of$26,120 for 18 single family and thirteen two-family units shall be paid prior to issuance of a building permit for the first unit in this development. 13. As this development is within the HHOD, grading and drainage permits will be required prior to the issuance of any building permits. 14. Plat revisions. With the revisions submitted for City Council, indicate the location of the CONDITIONS OF APPROVAL: Ordinance 5256 R-PZD 09-3237 Page 4 of 6 proposed recreational areas on the PZD and LSD plats including community gardens and children's play area, and any associated accessory structures, such as a potting shed.As this is a development level project,all of these details and grading/tree preservation impacts need to be shown; otherwise they may not be permitted in the fixture. 15. The alley along the southern property line must be vacated prior to issuance of a building permit. General 16. The small parks,community gardens,greenspace,footpaths,and other amenities as shown on the PZD and LSD plans shall be included as requirements of the project. These amenities shall be constructed prior to issuance of Certificate of Occupancy for the surrounding cottages, to be determined by Planning staff at the time of construction. 17. No portion of any structure (i.e., porches, overhangs, etc.) shall encroach into building setbacks or utility easements. Encroachment of structures or any portion of a structure shall comply with all applicable Building Codes unless otherwise and specifically approved by the City Council at the time of development. 18. Buildings shall be constructed to be consistent with the concepts depicted in the building elevations in the PZD booklet. 19. Prior to building permits,architectural elevations will be required to be submitted for review to ensure consistency with the elevations and renderings presented in the PZD booklet. 20. Signs shall be permitted in accordance with Chapter 174 of the Fayetteville Unified Development Code,and shall be subject to signage requirements for residential development. 21. 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. 22. All development shall meet applicable zoning and development criteria,unless specifically waived or varied by the Planning Commission as part of the PZD approval. Landscape Plan 23. Before construction document approval,the landscape plan must be stamped by a Landscape Architect licensed within the state of Arkansas. 24. Please review the checklist above and address all comments marked with the letter"N". 25. Type of irrigation must be designated, automatic system or hose bibb located every 100ft. The tree well trees have note for automatic irrigation.There is no other reference to irrigation CONDITIONS OF APPROVAL: Ordinance 5256 R-PZD 09-3237 Page 5 of 6 for tree not planted in tree wells. 26. Prior to building permit, a cost estimate for all required landscape is to be submitted to the Urban Forester/Landscape Administrator for review. Once approval is gained,a guarantee is to be issued(bond/letter of credit/cash)for 150%of the cost of the materials and installation of the plants. This guarantee will be held until the improvements are installed and inspected, at the time of Certificate of Occupancy. 27. All street trees planted with this development must have a surety/guarantee to be issued (bond/letter of credit/cash) for a 3 year term at time of certificate of occupancy 28. All street trees must be Large Species trees and selected from Appendix A of the Landscape Manual. Any deviation requires the approval of the Urban Forester. Provide species specification sheets for any species not on the approved list. 29. Note that all landscape trees planted to meet street tree, mitigation tree or landscape code requirements must be single stem,minimum 2"caliber trees.No double of tri-stem trees will be counted towards meeting requirements. Tree Preservation 30. Grading, trenching or other ground disturbance is not allowed within the dripline of any preserved trees. Any tree with its trunk in a drainage easement can not have it canopy counted towards preservation. 31. Any walkways within the Tree Preservation Area shall be on grade including any substrate material. Staff also recommends that walkways within tree preserves be a type of mulch, gravel,permeable pavers,permeable concrete,and segmental concrete paving systems,Flexi- Paver or other previous materials. Any stairs within the Tree Preservation Area shall be of pier and lentil design to reduce slope penetration. 32. Any irrigation planned within the Tree Preservation area would need to be hand trenched in, air spaded in or bored in. 33. Root pruning will be extensively required on this site. Place a note on the Tree Preservation plan stating its requirement. At grading/building permit submit plans that actually detail the root pruning for the Urban Forester's review and approval. Specify that root pruning is to occur before any grade alteration or trenching. 34. Any garden placed under the tree canopy would need to be a shade garden.Additionally this garden would need to be in beds raised above the grade to protect tree roots. 35. The grouping of canopy areas will be placed into a restrictive Tree Preservation Area on the final plat. 36. In accordance with Section 170.08 of the UDC, either the Developer, Property Owner, or Property Owner Association shall comply with the required maintenance responsibilities for storm water management as set forth under section(13)(5) and (13)(6). Standard Conditions of Approval 37. Technical 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). CONDITIONS OF APPROVAL: Ordinance 5256 R-PZD 09-3237 Page 6 of 6 38. Trash enclosures shall be screened on three sides with materials compatible with the surrounding structures, with access not visible from the street. 39. All mechanical and utility equipment located on the wall and/or on the ground shall be screened. All roof-mounted utilities and mechanical equipment shall be screened by incorporating screening into the structure utilizing materials compatible with the supporting buildings. Mechanical and utility equipment over 30 inches in height shall meet building setbacks. Smaller ground-mounted equipment may be screened with tall grasses or shrubs. Add this note to the site plan and all construction documents. 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 overhead utility lines under 12kv shall be relocated underground. All proposed utilities shall be located underground. 42. 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. 43. Prior to the issuance of a building permit the following is required: a. Grading and drainage permits b. An on-site inspection by the Landscape Administrator of all tree protection measures prior to any land disturbance. b. Easement plat that shall include all right-of-way, easements and the tree preservation area. C. Project Disk with all final revisions d. Bonds in the amount of 150% of the construction cost for all public improvements will need to be submitted. e. Completion of all required improvements or the placement of a surety with the City (letter of credit, bond, escrow) as required by Section 158.01 "Guarantees in Lieu of Installed Improvements"to guarantee all incomplete improvements. Further, all improvements necessary to serve the site and protect public safety must be completed, not just guaranteed, prior to the issuance of a Certificate of Occupancy. City of Fayetteville Staff Review Form City Council Agenda Items and Contracts, Leases or Agreements 7/21/2009 City Council Meeting Date Agenda Items Only Andrew Garner Planning Development Services Submitted By Division Department Action Required: R-PZD 09-3237: (Markham Hill Cottage Courts, 520): Submitted by Rob Sharp for property located at the northwest corner of Cross and Maine Street. The property is zoned R-PZD, Residential Planned Zoning District and RMF-24, Residential Multi-Family 24 Units/Acre, and contains approximately 2.98 acres. The request is for Zoning, Land Use, and Development approval of a Residential Planned Zoning District with 18 single and 13 two-family residences. Cost of this request Category/Project Budget Program Category/Project Name Account Number Funds Used to Date Program/Project Category Name Project Number Remaining Balance Fund Name Budgeted Item Budget Adjustment Attached ote.9,S.eq Previous Ordinance or Resolution# Department Dire b Date Original Contract Date: Original Contract Number: ity Attorney Date cL baa. -- 6 -as Finance and Internal Services Director Date Received in City Clerk's Office Uf Chief of t D to Received in jz o Mayor's Office ayo Comments: Revised January 15,2009 City Council Meeting of July 21, 2009 Agenda Item Number CITY COUNCIL AGENDA MEMO To: Mayor and City Council Thru: Jeremy C. Pate, Development Services Director From: Andrew Garner, Senior Planner Date: June 24, 2009 Subject: Residential Planned Zoning District Markham Hill Cottage Courts (R-PZD 09-3237) RECOMMENDATION Staff and Planning Commission recommend approval of an ordinance creating a Residential Planned Zoning District (R-PZD) for Markham Hill Cottage Courts, based on the development standards, plans and statement of commitments submitted. This action will establish a unique zoning district for a 44-unit residential development(18 single and 13 two- family units) on 2.98 acres. BACKGROUND The subject property is located north of Maine Street and west of Cross Avenue, less than 0.25-mile west of the University of Arkansas Campus. The property contains approximately 2.98 acres on the south slope of Markham Hill and is largely wooded and within the Hillside/Hilltop Overlay District. The property is surrounded by a mix of residential uses ranging from multi-family development to the west and east, single- and two-family residential to the south, and undeveloped wooded hillside to the north. Ramay Junior High School is approximately one block to the south. On August 19, 2008 the City Council approved R-PZD 08-2980 Markham Hill Cottage Courts for 18 single family and five two- family cottages (28 units total). Since that time the developer acquired additional property at the northwest corner of Maine Street/Cross Street increasing the site from 2.54 to 2.98 acres. The project layout has been modified and the overall number of units increased from 28 to 44. The development concept is similar to the previous project although the overall changes require a new PZD application,which has been submitted under the same project name. The request is for rezoning, land use and large scale development approval for a residential development within an R-PZD zoning district on the subject property. Should the PZD be approved as proposed, it would result in immediate development approval of 31 detached cottages, 18 single and 13 two-family. DISCUSSION The Planning Commission voted 6-0-1 (Trumbo recused) in favor of this request on June 22, 2009. Recommended conditions were approved by the Planning Commission and are reflected in the attached staff report. BUDGETIMPACT None. ORDINANCE NO. AN ORDINANCE ESTABLISHING A RESIDENTIAL PLANNED ZONING DISTRICT TITLED R-PZD 09 3237, MARKHAM HILL COTTAGE COURTS, LOCATED NORTH OF MAINE STREET AND WEST OF CROSS AVENUE; CONTAINING APPROXIMATELY 2.98 ACRES; AMENDING THE OFFICIAL ZONING MAP OF THE CITY OF FAYETTEVILLE; AND ADOPTING THE ASSOCIATED MASTER DEVELOPMENT PLAN BE IT ORDAINED BY THE CITY COUNCIL OF THE CITY OF FAYETTEVILLE, ARKANSAS: Section 1: That the zone classification of the following described property is hereby changed as follows: From R-PZD 08-2980 and RMF-24 to R-PZD 09- 3237 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 APPROVED: By: LIONELD JORDAN, Mayor day of , 2009. ATTEST: By: SONDRA E. SMITH, City Clerk/Treasurer Exhibit "A" Overview MARKHAM HILL COTTAGE COURTS Close Up View SUBJECT PROPERTY c AINE ST - RMF;24 • jiMF26 L 1 L_`_ 2 - 6EDFOEpu _ STONE ST — STONE ST -- STONE ST 0 75 ISO • 300 450 600 Feet Legend I_ ! o x6 enMeemyumfsoo. r Floma^I I:. JZene Z000AF. . GaGrceaflmnd1In ( (en-Y,Flwnpla:ek §2: Pk mfleMelam 000-p Flm]vlzln ��$en�Fao�pnl5 -'. Cax:gn OreeaY olu^cl O Fayetteville O„q ea dew EXHIBIT "B" R-PZD 09-3237 LOTS 14-18 AND LOTS 28 THRU 39 OF BLOCK NUMBER 1, OF WEST END ADDITION, PLAT BOOK 4 AT PAGE 61 AND PLAT BOOK 5 AT PAGE 75, FAYETTEVILLE, WASHINGTON COUNTY, ARKANSAS. CONDITIONS OF APPROVAL: R-PZD 09-3237 Page 1of6 Conditions of Approval for R-PZD 09-3237 (Markham Hill Cottage Courts) 1. The following street improvements shall be required: a. A minimum pavement width of 14 feet from centerline (20 feet total minimum), curb, gutter, storm drain, and five-foot sidewalk on Maine Street and Cross Avenue along the project frontage; b. Extension of storm drains off -site as necessary, determined by the City Engineer; c. Widening the curve around Nettleship Street/Cross Avenue as indicated on the plans; d. Street lights along Maine, Cross and Nettleship as required by code; and e. Construction of a shared 12 -foot multi -use trail and one-way concrete alley in the existing Sang Avenue right-of-way connecting the western edge of the new Sutherland Lane and Maine Street, as indicated on the plans. This shared trail/alley shall be marked with the "sharrow" symbols as coordinated with the City Trails Coordinator at the time of construction. 2. Determination of a variance of minimum street design standards: a. The applicant requests a variance to allow different street cross section than required by the current Master Street Plan standard (UDC §166.06 (K)(10)(a) and 166.08(C)(14)). The applicant proposes on -street parallel parking on both sides of the street in the Hillside/Hilltop Overlay District, sidewalks on one side of the street, and right-of-way width of 39 feet for Sutherland Lane. The Master Street Plan does not have cross -sections in the design as proposed. Staff recommends approval of the requested street design standards finding they deal with a unique site allowing for reduced grading and pavement and increased tree preservation in the HHOD, and will result in safe ingress/egress into and out of the development. b. A variance of UDC § 171.01 (A) to allow for the proposed Sutherland Lane vertical profile in an attempt to match the natural terrain and minimize grading and tree removal: Street grade of 16.86% for approximately 75 linear feet; crest vertical curve K -value of 7.42; sag vertical curve K -value of 7.78. Staff recommends approval of the requested variances. c. A variance of UDC § 171.02 (C) to permit a 5 -foot curb return radius at the intersection of the new Sutherland Lane and Cross Avenue, when a 30 -foot curb return radius is required. The applicant has submitted a letter request and diagram discussed that they feel their proposal will provide for a safer environment both the pedestrian and the vehicle. City Engineering staff has submitted a memo recommending denial of this variance discussing a recommendation for landscape "bump -outs" with a 20 -foot radius to decrease the length of the pedestrian crossing the street while effectively calming traffic. d. A variance of UDC § 171.01(A) that requires a minimum of 100 -foot tangent between horizontal curves. The west end of the proposed Sutherland Lane was unable to meet this requirement due to the narrow width (138 feet) of the property in this location. Staff recommends approval of this variance. 3. Determination of a variance of UDC § 172.02(B) to allow for gravel in the motor court areas CONDITIONS OF APPROVAL: R-PZD 09-3237 Page 2 of 6 when pavement or a paving system is required. The applicant proposes to provide a 3 -year bond for paving of this area with asphalt or chip and seal pavement in the case of a failure of the gravel paving surface. The determination of failure of the gravel surface would be at the discretion of the City Engineer, and the developer would be required to pave the motor courts immediately, or the bond would be used to have the motor courts paved. Staff recommends in favor of this variance finding that the design of the motor court areas to drain away from the public right-of-way, combined with the installation of concrete aprons on the driveway approach should prevent gravel from being washed or pulled into the street. Further, the requirement of a bond to allow the City funds to pave the gravel areas provides assurance that if the gravel does not work effectively the City would have an enforcement measure to correct the problem. A cost estimate for the installation of pavement in the motor courts shall be submitted as part of the construction review for the individual motor courts. Payment of the bond shall occur immediately prior to issuance of construction permits for the individual motor courts. Homes and drives shall be constructed such that if parking in the motor courts is necessary, the drainage and elevation of structures would function effectively. 4. Determination of a variance of UDC § 172.02(D)(3)(iv) to permit an eight -foot (8') curb return radius into the motor courts when a 15 -foot radius is required. The applicant's variance request discussed that since service vehicles are not required to enter the motor courts the intersections would still function property, and the smaller curb return radius would reduce vehicle speeds creating a safer environment for both vehicles and pedestrians. Staff recommends approval of this proposed variance finding agreement with the applicant's justification with the requirement that signage be installed indicating "No Service Vehicles" in the motor courts. 5. Determination of the proposed phasing plan. This project is required to obtain all permits in accordance with the Phasing as listed and depicted in the PZD booklet and noted below. Extensions may be approved subject to the criteria in UDC Chapter 166 for extensions. • The applicant shall obtain all construction permits for construction of streets and all other public infrastructure within one year of City Council approval of the PZD. • The applicant shall obtain all building permits for all residential units and accessory structures within five years from City Council approval of the PZD. Staff recommends the following requirements associated with the construction phasing: • To prevent large areas of the site from being disturbed without homes being built, construction permits for the individual motor court/retaining wall areas shall not be permitted prior to application for building permits within those areas to be disturbed. • Prior to issuance of a certificate of occupancy for any residence, construction of the common infrastructure and amenities for that area of the site around the residence including the motor courts, retaining walls, pedestrian paths, drainage, landscaping, etc. shall - be required to be completed and inspected. CONDITIONS OF APPROVAL: R-PZD 09-3237 Page 3 of 6 6. The applicant shall dedicate right-of-way as follows by easement plat or separate document prior to building permit: a. 25 feet from centerline along Maine Street and Cross Avenue. b. 39 feet for the construction of Sutherland Lane. c. 20 feet for the construction of the new two-way alley. d. Local street stub -outs to the southern property line to allow for future street connection. e. Adequate right-of-way to construct the improvements at the intersection/curve of Nettleship Street and Cross Avenue. 7. To ensure that the intent of the PZD is met and pedestrian trails are functional and do not result in erosion or safety issues, the pedestrian trails may be constructed of alternative materials rather than a typical concrete or asphalt sidewalk, but the material, such as crushed stone or brick, etc. should be installed with a "stabilizer". All materials and method of construction shall be reviewed and approved by the Trails Coordinator. 8. No parallel parking spaces are allowed within 30 feet of a stop sign (Fayetteville Code of Ordinance Section 72.03(G)). The applicant shall coordinate all striping of streets and parallel spaces with the Transportation Division and Fire Department, as the ultimate administrators of these code sections. 9. Solid Waste Service. All comments regarding solid waste service shall be addressed prior to building permit approval. Residential carts/recycle bins are anticipated to be utilized at common collection points. 10. A sign indicating a future street extension shall be installed at the Sutherland Lane stub -out on the western property line at the time of construction completion of the street, or as determined by Planning staff. 11. Off -site water and sewer, and drainage improvements shall be installed as determined necessary by the Engineering Division to provide domestic service and fire protection to the development, and to ensure the project meets all applicable drainage criteria. 12. Payment of Parks fees in lieu of parkland dedication in the amount of $26,120 for 18 single family and thirteen two-family units shall be paid prior to issuance of a building permit for the first unit in this development. 13. As this development is within the HHOD, grading and drainage permits will be required prior to the issuance of any building permits. 14. Plat revisions. With the revisions submitted for City Council, indicate the location of the proposed recreational areas on the PZD and LSD plats including community gardens and children's play area, and any associated accessory structures, such as a potting shed. As this is a development level project, all of these details and grading/tree preservation impacts need to be shown; otherwise they may not be permitted in the future. CONDITIONS OF APPROVAL: R-PZD 09-3237 Page 4 of 6 15. The alley along the southern property line must be vacated prior to issuance of a building permit. General 16. The small parks, community gardens, greenspace, footpaths, and other amenities as shown on the PZD and LSD plans shall be included as requirements of the project. These amenities shall be constructed prior to issuance of Certificate of Occupancy for the surrounding cottages, to be determined by Planning staff at the time of construction. 17. No portion of any structure (i.e., porches, overhangs, etc.) shall encroach into building setbacks or utility easements. Encroachment of structures or any portion of a structure shall comply with all applicable Building Codes unless otherwise and specifically approved by the City Council at the time of development. 18. Buildings shall be constructed to be consistent with the concepts depicted in the building elevations in the PZD booklet. 19. Prior to building permits, architectural elevations will be required to be submitted for review to ensure consistency with the elevations and renderings presented in the PZD booklet. 20. Signs shall be permitted in accordance with Chapter 174 of the Fayetteville Unified Development Code, and shall be subject to signage requirements for residential development. 21. 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. 22. All development shall meet applicable zoning and development criteria, unless specifically waived or varied by the Planning Commission as part of the PZD approval. Landscape Plan 23. Before construction document approval, the landscape plan must be stamped by a Landscape Architect licensed within the state of Arkansas. 24. Please review the checklist above and address all comments marked with the letter "N". 25. Type of irrigation must be designated, automatic system or hose bibb located every 100ft. The tree well trees have note for automatic irrigation. There is no other reference to irrigation for tree not planted in tree wells. 26. Prior to building permit, a cost estimate for all required landscape is to be submitted to the Urban Forester/Landscape Administrator for review. Once approval is gained, a guarantee is to be issued (bond/letter of credit/cash) for 150% of the cost of the materials and installation of the plants. This guarantee will be held until the improvements are installed and inspected, CONDITIONS OF APPROVAL: R-PZD 09-3237 Page 5 of 6 at the time of Certificate of Occupancy. 27. All street trees planted with this development must have a surety/guarantee to be issued (bond/letter of credit/cash) for a 3 year term at time of certificate of occupancy 28. All street trees must be Large Species trees and selected from Appendix A of the Landscape Manual. Any deviation requires the approval of the Urban Forester. Provide species specification sheets for any species not on the approved list. 29. Note that all landscape trees planted to meet street tree, mitigation tree or landscape code requirements must be single stem, minimum 2" caliber trees. No double oftri-stem trees will be counted towards meeting requirements. Tree Preservation 30. Grading, trenching or other ground disturbance is not allowed within the dripline of any preserved trees. Any tree with its trunk in a drainage easement can not have it canopy counted towards preservation. 31. Any walkways within the Tree Preservation Area shall be on grade including any substrate material. Staff also recommends that walkways within tree preserves be a type of mulch, gravel, permeable pavers, permeable concrete, and segmental concrete paving systems, Flexi- Paver or other previous materials. Any stairs within the Tree Preservation Area shall be of pier and lentil design to reduce slope penetration. 32. Any irrigation planned within the Tree Preservation area would need to be hand trenched in, air spaded in or bored in. 33. Root pruning will be extensively required on this site. Place a note on the Tree Preservation plan stating its requirement. At grading/building permit submit plans that actually detail the root pruning for the Urban Forester's review and approval. Specify that root pruning is to occur before any grade alteration or trenching. 34. Any garden placed under the tree canopy would need to be a shade garden. Additionally this garden would need to be in beds raised above the grade to protect tree roots. 35. The grouping of canopy areas will be placed in to a restrictive Tree Preservation Area on the final plat. 36. In accordance with Section 170.08 of the UDC, either the Developer, Property Owner, or Property Owner Association shall comply with the required maintenance responsibilities for storm water management as set forth under section (B)(5) and (B)(6). Standard Conditions of Approval 37. Technical 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). 38. Trash enclosures shall be screened on three sides with materials compatible with the surrounding structures, with access not visible from the street. 39. All mechanical and utility equipment located on the wall and/or on the ground shall be screened. All roof -mounted utilities and mechanical equipment shall be screened by incorporating screening into the structure utilizing materials compatible with the supporting CONDITIONS OF APPROVAL: R-PZD 09-3237 Page 6 of 6 buildings. Mechanical and utility equipment over 30 inches in height shall meet building setbacks. Smaller ground -mounted equipment may be screened with tall grasses or shrubs. Add this note to the site plan and all construction documents. 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 overhead utility lines under 12kv shall be relocated underground. All proposed utilities shall be located underground. 42. 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. 43. Prior to the issuance of a building permit the following is required: a. Grading and drainage permits b. An on -site inspection by the Landscape Administrator of all tree protection measures prior to any land disturbance. b. Easement plat that shall include all right-of-way, easements and the tree preservation area. c. Project Disk with all final revisions d. Bonds in the amount of 150% of the construction cost for all public improvements will need to be submitted. e. Completion of all required improvements or the placement of a surety with the City (letter of credit, bond, escrow) as required by Section 158.01 "Guarantees in Lieu of Installed Improvements" to guarantee all incomplete improvements. Further, all improvements necessary to serve the site and protect public safety must be completed, not just guaranteed, prior to the issuance of a Certificate of Occupancy. iA i1e ARKANSAS THE CITY OF FAYETTEVILLE, ARKANSAS PLANNING DIVISION CORRESPONDENCE TO: Fayetteville Planning Commission FROM: Andrew Garner. Senior Planner Glenn Newman, Staff Engineer THRU: Jeremy Pate, Development Services Director DATE: June '9 Updated June 24. 2009 Planning Commission Meeting June 22, 2009 125 W. Mountain St. Fayetteville, AR 72701 Telephone: (479) 575-8267 R-PZD 09-3237: Planned Zoning District (MARKHAM HILL COTTAGE COURTS, 520): Submitted by ROBERT SHARP for property located at THE NW CORNER OF CROSS & MAINE WEST TO SANG AVENUE. The property is zoned R-PZD, RESIDENTIAL PLANNED ZONING DISTRICT AND RMF-24, RESIDENTIAL MULTI -FAMILY, 24 UNITS PER ACRE, and contains approximately 2.98 acres. The request is for Zoning, Land Use and Development approval of a Residential Planned Zoning District with 18 single and 13 two- family residences. Planner: Andrew Garner Findings: Property Description and Setting: The subject property consists of approximately 2.98 acres located north of Maine Street and west of Cross Avenue, less than 0.25 -mile west of the University of Arkansas Campus. The site is zoned R-PZD and RMF-24, and has not been previously developed except for two single family homes and associated accessory structures and driveways. The site is located on the south slope of Markham Hill and is largely wooded (65.97% tree canopy) and within the Hillside/Hilltop Overlay District. As depicted in Table 1, the property is surrounded by a mix of residential uses ranging from undeveloped wooded hillside to the north, multi -family development to the west and east, single - and two- family residential to the south, and Ramay Junior High School approximately one block to the south. Table 1 Surrounding Land Use/Zoning Direction Land Use Zoning North Undeveloped wooded hillside RSF-4 South Single- and two- family residences RMF-24 East Bedford Apartments RMF-24 West Meadow Brook Apartments RMF-24 Background and Proposal: On August 19, 2008 the City Council approved R-PZD 08-2980 Markham Hill Cottage Courts for 18 single family and five two-family cottages (28 units total). Since that time the developer acquired additional property at the northwest corner of Maine K: IReports120091PC Reports)/5-June 2218-PZD 09-3315 (MorkhamlillCottageCourts).doc Street/Cross Street increasing the site from 2.54 to 2.98 acres. The project layout has been modified and the overall number of units increased from 28 to 44. The development concept is similar to the previous project although the overall changes require a new PZD application, which has been submitted under the same project name. The current request is for rezoning and large scale development approval for a Master Development Plan of a Residential Planned Zoning District with 31 detached cottages and amenities included a bocce court and pedestrian paths. This development is proposed under a horizontal property regime similar to a typical condominium ownership where the owner of the cottage does not own the land, but owns the unit. A property owner's association would own and maintain the property and amenities. The proposed zoning criteria allows for a total of 44 single and two-family dwellings with a density of approximately 14.76 units/acre. The small 31 cottages are generally clustered around shared motor courts as opposed to individual curb cuts typically seen in a single family subdivision. All of the cottages would have the appearance of a detached single-family residence; however 13 of the cottages have a small apartment in the basement making those units two-family. This site layout and proposal is not allowed under any standard zoning criteria. One of the purposes for which the Planned Zoning District ordinance was created is to promote and encourage projects that meet the adopted goals and policies of the city, yet do not fit the mold of current development or zoning requirements; and to allow for surrounding property owners to see the project's product with the rezoning request, as opposed to a request for a blanket zoning district with few limitations. The proposed zoning criteria for this project is provided in the project booklet and on the plats. Please reference this provided material for more information. These documents are binding to the zoning of the property. Access and Connectivity: The main entry into this neighborhood is off of Cross Avenue with a new east -west street (Sutherland Lane) through the site. A secondary point of connectivity is from a new two-way alley that connects the extended Sutherland Lane south to Maine Street. A majority of the residences are accessed through shared motor courts with garages tucked into the hillside under the cottages. Several of the cottages will be provided with parallel parking.on the new street or alley. Sutherland Lane will connect to the existing right-of-way for Sang Avenue at the western property line. Sang Avenue will be improved to a 12 -foot alley and shared multi -use trail for a third point of access. The existing right-of-way for Sang Avenue would allow for future street connection to the west. The proposed interior street is narrow with sidewalk on one side to eliminate unnecessary disturbance of tree canopy and the hillside, and for traffic calming. On -street parking is provided on both sides of Sutherland Lane and on one side of the two-way alley. A variance is requested for Sutherland Lane as it does not fit into the approved Master Street Plan cross -sections. Several other variances of the street design standards are requested to allow for a smaller curb return radius at street intersections and driveway entrances, and several other issues related to the steepness of the street. Parking: Parking for the residences are proposed in garages, on -street parallel parking, and a few surface parking spaces in the motor courts and off of the two-way alley as depicted in Table K.'IReportsU0091PC Reports)/5-June 22T-PZD 09-3315 (MarkhamHillCottageCourts).doc 2. Proposed parking is atypical of standard parking lots or garages for single family residences. Several of the garages may require multiple point turns for ingress and egress and the overall parking and access will be very compact. Although not required by ordinance for single and two-family residences, in order to encourage alternative transportation and alleviate some vehicular parking demand, this development proposes some bicycle racks in some landscape areas between parallel parking spaces on the street to encourage a "shared street" design. Phasing: The applicant anticipates construction of streets and infrastructure within one year of PZD approval. Building permits for all cottages and accessory structures shall be obtained within five years from City Council PZD approval. A one-year extension may be permitted, subject to Planning Commission approval. All infrastructure serving each unit must be installed and inspected prior to any occupancy for that respective dwelling unit. Table 2 Off -Street Parkina Reauirements Use One/Two-Family Residential Unit Amount Parking Ratio 2 per unit Parking Spaces Required 44 88 Baseline Parking Required by. Ratio 88 Minimum Number of Parking Spaces Required (30% Under Ratio) 62 Total Number of Spaces Provided 87 Bicycle Racks Provided 3 provided (0 required) Number of Off-street spaces required (18 single family units)* 36 minus 6 bike racks = 30 Number of Off-street Spaces Provided (garage and surface parking) 34 *Two-family units are permitted to count on -street parking spaces towards required parking. Three bicycle racks count for three required parking spaces in accordance with ordinance. Water & Sewer: Water and sewer lines will be extended to serve the development. Adjacent Master Street Plan Streets: Maine Street, Cross Avenue, and Sang Avenue (local streets). Right-of-way Dedication: Right-of-way shall be dedicated in the following amounts by easement plat prior to building permits: 25 feet from centerline along Maine Street and Cross Avenue; 39 feet for the construction of Sutherland Lane; 20 feet for the construction of the new two-way alley, and street stub -outs to the southern property line to allow for future street connection. Sutherland Lane shall be constructed all the way to the western property line and a street stub -out sign installed. No additional right-of-way dedication is required for Sang Avenue and the new shared alley/multi-use trail. Street Improvements: Maine Street and Cross Avenue shall be improved along the entire property frontage with 14 -feet pavement from centerline to meet Master Street Plan standards for a local street (minimum 20 -foot pavement total, curb and gutter, storm drains, and 5 -foot sidewalks as depicted on the site plan. K: IReports120091PC Reportsl/5-June 22R-PZD 09-3315 (MarkhamHiliCottageCourts).doc Multi -Use Trail: A multi -use trail connection (Hotz Park Trail) is identified on the Fayetteville Trails Master Plan utilizing the Sang Avenue right-of-way adjacent to the western border of this site and connecting through this site to Cross Avenue, and ultimately to Hotz Park. This multi- use trail will be built with this development as a 12 -foot wide concrete trail and shared one-way alley, connecting Sutherland Lane to Maine Street. Parks: The Parks and Recreation Advisory Board (PRAB) recommended on March 3, 2008 to accept money in lieu of land. Fees in the amount of $26,120 for 18 single and 13 two-family units will be assessed and are due prior to building permit. Solid Waste Service: Solid waste collection for individual residential carts will be provided in designated collection points. The exact details to be determined prior to issuance of building permit. Tree Preservation: Existing Canopy: 65.97% Preserved Canopy: 30% Required Canopy: 30% Mitigation: Not required. Public Comment: One member of the public commented at the June 11, 2009 Subdivision Committee meeting discussing street connections and traffic. Recommendation: Staff recommends that R-PZD 09-3237 be forwarded to City Council with a recommendation of approval, with the following conditions: Conditions of Approval: 1. Planning Commission determination of street improvements. Staff recommends the following street improvements, based on the proportionality of the development's impact. The developer shall be responsible for the following: a. A minimum pavement width of 14 feet from centerline (20 feet total minimum), curb, gutter, storm drain, and five-foot sidewalk on Maine Street and Cross Avenue along the project frontage; b. Extension of storm drains off -site as necessary, determined by the City Engineer; c. Widening the curve around Nettleship Street/Cross Avenue as indicated on the plans; d. Street lights along Maine, Cross and Nettleship as required by code; and e. Construction of a shared 12 foot multi -use trail and one-way concrete alley in the existing Sang Avenue right-of-way connecting the western edge of the new Sutherland Lane and Maine Street, as indicated on the plans. This shared trail/alley shall be marked with the "sharrow" symbols as coordinated with the City Trails Coordinator at the time of construction. PLANNING COMMISSION IN FAVOR OF THIS CONDITION (06-22-09). 2. Planning Commission determination of a variance of minimum street design standards: K. IReports120091PC Reports 15 -June 221R-PZD 09-3315 (Markham1i11Cottagecoemts).doc a. The applicant requests a variance to allow different street cross section than required by the current Master Street Plan standard (UDC §166.06 (K)(10)(a) and 166.08(C)(14)). The applicant proposes on -street parallel parking on both sides of the street in the Hillside/Hilltop Overlay District, sidewalks on one side of the street, and right-of-way width of 39 feet for Sutherland Lane. The Master Street Plan does not have cross -sections in the design as proposed. Staff recommends approval of the requested street design standards finding they deal with a unique site allowing for reduced grading and pavement and increased tree preservation in the HHOD, and will result in safe ingress/egress into and out of the development. b. A variance of UDC § 171.01 (A) to allow for the proposed Sutherland Lane vertical profile in an attempt to match the natural terrain and minimize grading and tree removal: Street grade of 16.86% for approximately 75 linear feet; crest vertical curve K -value of 7.42; sag vertical curve K -value of 7.78. Staff recommends approval of the requested variances. c. A variance of UDC § 171.02 (C) to permit a 5 -foot curb return radius at the intersection of the new Sutherland Lane and Cross Avenue, when a 30 -foot curb return radius is required. The applicant has submitted a letter request and diagram discussed that they feel their proposal will provide for safer environment both the pedestrian and the vehicle. City Engineering staff has submitted a memo recommending denial of this variance discussing a recommendation for landscape "bump -outs" with a 20 foot radius to decrease the length of the pedestrian crossing the street while effectively calming traffic. d. A variance of UDC § 171.01(A) that requires a minimum of 100 -foot tangent between horizontal curves. The west end of the proposed Sutherland Lane was unable to meet this requirement due to the narrow width (138 feet) of the property in this location. Staff recommends approval of this variance. PLANNING COMMISSION AGREED WITH STAFF'S RECOMMENDATIONS; FINDING IN FAVOR OF ALL VARIANCES EXCEPT FOR THE CURB RETURN VARIANCE AT SUTHERLAND/CROSS, CONDITION 2.C. (06-22-09). - - 3. Planning Commission determination of a variance of UDC § 172.02(B) to allow for gravel in the motor court areas when pavement or a paving system is required. The applicant proposes to provide a 3 -year bond for paving of this area with asphalt or chip and seal pavement in the case of a failure of the gravel paving surface. The determination of failure of the gravel surface would be at the discretion of the City Engineer, and the developer would be required to pave the motor courts immediately, or the bond would be used to have the motor courts paved. Staff recommends in favor of this variance finding that the design of the motor court areas to drain away from the public right-of-way, combined with the installation of concrete aprons on the driveway approach should prevent gravel from being washed or pulled into the street. Further, the requirement of a bond to allow the City funds to pave the gravel areas provides assurance that if the gravel does not work effectively the City would have an enforcement measure to correct the problem. A cost estimate for the installation ofpavement in the motor courts shall be submitted as part of the construction review for the individual motor courts. Payment of K: IReports120091PC Reports115-June 2218-PZD 09-3315 (MarkhamHillcottageCourts).doc the bond shall occur immediately prior to issuance of construction permits for the individual motor courts. Homes and drives shall be constructed such that if parking in the motor courts is necessary, the drainage and elevation of structures would function effectively. PLANNING COMMISSION RECOMMENDED IN FAVOR (06-22-09). 4. Planning Commission determination of a variance of UDC § 172.02(D)(3)(iv) to permit an eight -foot (8') curb return radius into, the motor courts when a 15 -foot radius is required. The applicant's variance request discussed that since service vehicles are not required to enter the motor courts the intersections would still function property, and the smaller curb return radius would reduce vehicle speeds creating a safer environment for both vehicles and pedestrians. Staff recommends approval of this proposed variance finding agreement with the applicant's justification with the requirement that signage be installed indicating "No Service Vehicles" in the motor courts. PLANNING COMMISSION RECOMMENDED IN FAVOR OF THIS CONDITION (06-22-09). 5. Planning Commission determination of the proposed phasing plan. This project is required to obtain all permits in accordance with the Phasing as listed and depicted in the PZD booklet and noted below. Extensions may be approved subject to the criteria in UDC Chapter 166 for extensions. • The applicant shall obtain all construction permits for construction of streets and all other public infrastructure within one year of City Council approval of the PZD. • • The applicant shall obtain all building permits for all residential units and accessory structures within five years from City Council approval of • the PZD. Staff recommends the following requirements associated with the construction phasing: • To prevent large areas of the site from being disturbed without homes being built, construction permits for the individual motor court/retaining wall areas shall not be permitted prior to application for building permits within those areas to be disturbed. • Prior to issuance of a certificate of occupancy for any residence, construction of the common infrastructure and amenities for that area of •the site around the residence including the motor courts, retaining walls, pedestrian paths, drainage, landscaping, etc. shall be required to be completed and inspected. PLANNING COMMISSION RECOMMENDED IN FAVOR OF THIS CONDITION (06-22-09). 6. The applicant shall dedicate right-of-way as follows by easement plat or separate document prior to building permit: a. 25 feet from centerline along Maine Street and Cross Avenue. b. 39 feet for the construction of Sutherland Lane. c. 20 feet for the construction of the new two-way alley. d. Local street stub -outs to the southern property line to allow for future street K: IReportsl20091PC Reportsll5-June 2218-PZD 09-3315 (MarkhamHillCottageCourts).doc connection. e. Adequate right-of-way to construct the improvements at the intersection/curve of Nettleship Street and Cross Avenue. 7. To ensure that the intent of the PZD is met and pedestrian trails are functional and do not result in erosion or safety issues, the pedestrian trails may be constructed of alternative materials rather than a typical concrete or asphalt sidewalk, but the material, such as crushed stone or brick, etc. should be installed with a "stabilizer". All materials and method of construction shall be reviewed and approved by the Trails Coordinator. 8. No parallel parking spaces are allowed within 30 feet of a stop sign (Fayetteville Code of Ordinance Section 72.03(G)). The applicant shall coordinate all striping of streets and parallel spaces with the Transportation Division and Fire Department, as the ultimate administrators of these code sections. 9. Solid Waste Service. All comments regarding solid waste service shall be addressed prior to building permit approval. Residential carts/recycle bins are anticipated to be utilized at common collection points. 10. A sign indicating a future street extension shall be installed at the Sutherland Lane stub - out on the western property line at the time of construction completion of the street, or as determined by Planning staff. 11. Off -site water and sewer, and drainage improvements shall be installed as determined necessary by the Engineering Division to provide domestic service and fire protection to the development, and to ensure the project meets all applicable drainage criteria. 12. Payment of Parks fees in lieu of parkland dedication in the amount of $26,120 for 18 single family and thirteen two-family units shall be paid prior to issuance of a building permit for the first unit in this development. 13. As this development is within the HHOD, grading and drainage permits will be required prior to the issuance of any building permits. 14. Plat revisions. With the revisions submitted for City Council, indicate the location of the proposed recreational areas on the PZD and LSD plats including community gardens and children's play area, and any associated accessory structures, such as a potting shed. As this is a development level project, all of these details and grading/tree preservation impacts need to be shown; otherwise they may not be permitted in the future. 15. The alley along the southern property line must be vacated prior to issuance of a building permit. General 16. The small parks, community gardens, greenspace, footpaths, and other amenities as shown on the PZD and LSD plans shall be included as requirements of the project. These K. IReporIs120091PC Reportsil5-June 2218-PZD 09-3315 (MarkhamHillCottageCourts).doc amenities shall be constructed prior to issuance of Certificate of Occupancy for the surrounding cottages, to be determined by Planning staff at the time of construction. 17. No portion of any structure (i.e., porches, overhangs, etc.) shall encroach into building setbacks or utility easements. Encroachment of structures or any portion of a structure shall comply with all applicable Building Codes unless otherwise and specifically approved by the City Council at the time of development. 18. Buildings shall be constructed to be consistent with the concepts depicted in the building elevations in the PZD booklet. 19. Prior to building permits, architectural elevations will be required to be submitted for review to ensure consistency with the elevations and renderings presented in the PZD booklet. 20. Signs shall be permitted in accordance with Chapter 174 of the Fayetteville Unified Development Code, and shall be subject to signage requirements for residential development. 21. 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. 22. All development shall meet applicable zoning and development criteria, unless specifically waived or varied by the Planning Commission as part of the PZD approval. Landscape Plan 23. Before construction document approval, the landscape plan must be stamped by a • Landscape Architect licensed within the state of Arkansas. 24. Please review the checklist above and address all comments marked with the letter "N". 25. Type of irrigation must be designated, automatic system or hose bibb located every 100ft. The tree well trees have note for automatic irrigation. There is no other reference to irrigation for tree not planted in tree wells. 26. Prior to building permit, a cost estimate for all required landscape is to be submitted to the Urban Forester/Landscape Administrator for review. Once approval is gained, a guarantee is to be issued (bond/letter of credit/cash) for 150% of the cost of the materials and installation of the plants. This guarantee will be held until the improvements are installed and inspected, at the time of Certificate of Occupancy. 27. All street trees planted with this development must have a surety/guarantee to be issued (bond/letter of credit/cash) for a 3 year term at time of certificate of occupancy 28. All street trees must be Large Species trees and selected from Appendix A of the Landscape Manual. Any deviation requires the approval of the Urban Forester. Provide species specification sheets for any species not on the approved list. 29. Note that all landscape trees planted to meet street tree, mitigation tree or landscape code K: IReportsl2009;PC Reports\15-June 221R-PZD 09-3315 (MarkhamHi![CottageCourts).doc requirements must be single stem, minimum 2" caliber trees. No double of tri-stem trees will be counted towards meeting requirements. Tree Preservation 30. Grading, trenching or other ground disturbance is not allowed within the dripline of any preserved trees. Any tree with its trunk in a drainage easement can not have it canopy counted towards preservation. 31. Any walkways within the Tree Preservation Area shall be on grade including any substrate material. Staff also recommends that walkways within tree preserves be a type of mulch, gravel, permeable pavers, permeable concrete, and segmental concrete paving systems, Flexi-Paver or other previous materials. Any stairs within the Tree Preservation Area shall be of pier and lentil design to reduce slope penetration. 32. Any irrigation planned within the Tree Preservation area would need to be hand trenched in, air spaded in or bored in. 33. Root pruning will be extensively required on this site. Place a note on the Tree Preservation plan stating its requirement. At grading/building permit submit plans that actually detail the root pruning for the Urban Forester's review and approval. Specify that root pruning is to occur before any grade alteration or trenching. 34. Any garden placed under the tree canopy would need to be a shade garden. Additionally this garden would need to be in beds raised above the grade to protect tree roots. 35. The grouping of canopy areas will be placed in to a restrictive Tree Preservation Area on the final plat. 36. In accordance with Section 170.08 of the UDC, either the Developer, Property Owner, or Property Owner Association shall comply with the required maintenance responsibilities for storm water management as set forth under section (B)(5) and (B)(6). Standard Conditions of Approval 37. Technical 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). 38. Trash enclosures shall be screened on three sides with materials compatible with the surrounding structures, with access not visible from the street. 39. All mechanical and utility equipment located on the wall and/or on the ground shall be screened. All roof -mounted utilities and mechanical equipment shall be screened by incorporating screening into the structure utilizing materials compatible with the supporting buildings. Mechanical and utility equipment over 30 inches in height shall meet building setbacks. Smaller ground -mounted equipment may be screened with tall grasses or shrubs. Add this note to the site plan and all construction documents. 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 K: IReports120091PC Reportsll5-June 2218-PZD 09-3315 (MarkharHillCottageCourts).doc 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 overhead utility lines under 12kv shall be relocated underground. All proposed utilities shall be located underground. 42. 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. 43. Prior to the issuance of a building permit the following is required: a. Grading and drainage permits b. An on -site inspection by the Landscape Administrator of all tree protection measures prior to any land disturbance. b. Easement plat that shall include all right-of-way, easements and the tree preservation area. c. Project Disk with all final revisions d. Bonds in . _.the amount of 150% of the construction cost for all public improvements will need to be submitted. e. Completion of all required improvements or the placement of a surety with the City (letter of credit, bond, escrow) as required by Section 158.01 "Guarantees in Lieu of Installed Improvements" to guarantee all incomplete improvements. Further, all improvements necessary to serve the site and protect public safety must be completed, not just guaranteed, prior to the issuance of a Certificate of Occupancy. Planning Commission Action: ❑ Tabled X Forwarded to P.C. (recommendation for approval) ❑ Denied Motion: Winston Second: Zant Vote: 6-0-1 (Trumbo recusedl Meeting Date: June 22, 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. IReports120091PC Reportsll5-June 2218-PZD 09-3315 (MarkhamHillCottageCourts).doc Date Findings associated with R-PZD 09-3237 (Markham Hill Cottage Courts) 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: The Future Land Use Map adopted as part of City Plan 2025 designated this site City Neighborhood Area. City Neighborhood Areas are intended to have a wide range of residential building types, encourage complete, compact and connected neighborhoods, provide non-residential uses that are accessible for the convenience of individuals living in residential districts, and encourage walkability as part of the street function. The development proposes a maximum of 31 detached cottages (18 single family and 13 two- family for a total of 44 units) with amenities including a bocce court, pedestrian paths, a and community gardens in a compact and connected community with meaningful open space. The site is located in central Fayetteville within walking distance of the University of Arkansas campus, Ramay Junior High School, and the Martin Luther King Junior Boulevard commercial corridor. The development meets the intent of the City Neighborhood Area designation. The project complies with the overall main goals of City Plan 2025 as follows: Goal 1: We will make appropriate infill and revitalization our highest priorities. Goal 2: We will discourage suburban sprawl. This project is an infill project in a well -developed area of Fayetteville. The relatively under -developed property is largely surrounded by existing development and infrastructure, with the exception of substandard streets. This infill development provides the City an opportunity to revitalize the existing infrastructure and street system in the immediate vicinity with contributions from the development. By being an infill development, the project discourages suburban sprawl, and keeps greenfields green on the perimeter of the City. Goal 3: We will make Due to its small size (2.98 acres) and location, this project can not traditional town form the provide a complete neighborhood with mixed uses. However, the standard. design and layout of the residential cottages encourages pedestrian activity and an active public realm and contributes to the surrounding complete neighborhood environment. The small cottages will help provide a mix of housing types in the area, and the proximity of this site to non-residential services and employment centers is consistent with traditional town planning principles. K: IReports120091PC Reports/5-June 2218-PZD 09-3315 (MarkhamHillCottageCourts).doc Goal 4: We will grow a This project will provide an opportunity to improve the existing livable transportation substandard street system on Maine Street and Cross Avenue. This network. project will also provide a connection for the Hotz Park Trail through the site, encouraging multi -modal transportation. By being an infill project within walking distance to many destinations, this development helps the City grow while minimizing impacts to the overall street system. Goal 5: We will assemble an This project has taken care to incorporate many of the existing enduring green network. significant trees into the design, and will provide several pockets of greenspace for public use throughout the development. Goal 6: We will create The small size of the cottages proposed by this development help attainable housing. provide variety to the overall housing market in the City and contribute to a mixed -income neighborhood. (2) Whether the application is in compliance with all applicable statutory provisions; FINDING: The application has been reviewed and found to be compliant with applicable statutory provisions. (3) Whether the general impact of the rezoning would adversely impact the provision of public facilities and services; FINDING: The impact of the rezoning and subsequent development would require the provision of public facilities, at the cost of the developer. Without improvements to existing infrastructure, the proposal would adversely affect public facilities and services. However, as indicated in the submittal and the staff report, certain measures are to be taken to ensure adequate infrastructure improvements are made by the developer to ensure the level of service does not decline due to the proposed development. (4) Whether the rezoning is compatible with the surrounding land uses; FINDING: The rezoning request, combined with the Master Development Plan, would allow for a maximum of 31 small single and two-family detached cottages, maximum of 44 dwelling units. The proposed development pattern and density would be compatible with the surrounding multi- and single-family land uses. (5) Whether the subject land is suitable for the intended use and is compatible with the natural environment; FINDING: The 2.98 -acre property currently has two residences and accessory structures. The two main natural resources on the property include the steep topography and tree canopy. The majority of the site is steep and within the Hillside/Hilltop Overlay District, with 65.97% of the site covered in tree canopy. The street and site plan layout generally follow the contours and natural landform of the site. This project complies with the requirements of the Hillside/Hilltop Overlay District in terms of its development pattern. This project has incorporated the topography and many of the significant trees on the site K. IReports120091PC Reports)/5-June 2218-PZD 09-3315 (MarkhamHi([CottogeCourts).doc as environmental design features of the project, rather than mass grading the property. The tree preservation numbers are right at the 30% minimum. The natural environment is suitable for the type of development proposed, with the plans that are sensitive to that environment, as proposed. (6) Whether the intended land use would create traffic congestion or burden the existing road network; FINDING: The proposed 44 units will impact the existing traffic conditions. Currently this development proposes three points of ingress and egress, one on Maine Street and one on Cross Avenue, and a third point of egress utilizing the existing Sang Avenue right-of- way along the western property line for a shared multi -use trail and one-way alley. Both of the adjacent roads are unimproved and very narrow with open ditch on both sides. With the incorporation of the recommended street improvements listed in the conditions of approval, staff finds that the proposed development would not create traffic congestion or overburden the existing road network. Staff recommends that Main Street and Cross Avenue be improved to provide a minimum pavement width of 20', curb, gutter, storm drain, and sidewalk in this area and that the intersection/curve of Nettleship Street/Cross Avenue be widened as indicated to provide for a wider turning radius. Staff finds that with the recommended street improvements this development will not create traffic congestion or burden the existing road network. This development is also providing a multi -use trail connection through the site. Being an infill location and providing pedestrian improvements may encourage many to walk or bicycle through the site to utilize those services in the area, thereby decreasing the use of the vehicular network when compared to a typical greenfield development located away from public services and infrastructure. (7) Whether the planned development provides for unified development control under a unified plan; FINDING: The booklet and master development plans submitted provide for said unified development control. (8) Whether any other recognized zoning consideration would be violated in this PZD. FINDING: No other zoning considerations are proposed to be violated. (B) Development standards, conditions and review guidelines (1) Generally. The Planning Commission shall consider a proposed PZD in light of the purpose and intent as set forth in Chapter 161 Zoning Regulations, and the development standards and review guidelines set forth herein. Primary emphasis shall be placed upon achieving compatibility between the proposed development and surrounding areas so as to preserve and enhance the neighborhood. Proper planning shall involve a consideration of tree preservation, water conservation, preservation of natural site amenities, and the protection of watercourses from erosion and siltation. The Planning Commission shall determine that specific development features, including project density, building K. Teports120091PC ReportsJ5-June 2218-PZD 09-3315 (MarkhamHiACottageCourts).doc 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: Markham Hill Cottage Courts proposes a unique form of single and two-family housing that is smaller and more compact than typical single family detached residences in the area. This project adds variety to the housing market and is compatible with the surrounding multi -family and single family residences. The architectural style of the residences provides for well -articulated structures that present attractive facades to the street and a consistent and overriding theme. The integration of many significant trees into the design will help retain the overall character of the wooded hillside. The infill location encourages a balance of people living and working in the same area reducing daily vehicle trips that rely on the regional road network. Several public spaces are proposed that will be a benefit to the neighborhood and provide meaningful open space in this compact residential community. Circulation is compact and connected and the inclusion of landscaping/mitigation trees will define the streets and replace removed canopy from the hillside. Also see Staff Findings No. 1 and No. 4. (2) Screening and landscaping. In order to enhance the integrity and attractiveness of the development, and when deemed -necessary to protect adjacent properties, the Planning Commission shall require landscaping and screening as part of a PZD. The screening and landscaping shall be provided as set forth in §166.09 Buffer Strips and Screening. As part of the development plan, a detailed screening and landscaping plan shall be submitted to the Planning Commission. Landscape plans shall show the general location, type and quality (size and age) of plant material. Screening plans shall include typical details of fences, berms and plant material to be used. FINDING: An evergreen hedgerow is proposed along perimeter property lines. Parking lot screening is not required as there are not large surface parking areas or other areas requiring screening facing streets. A landscape plan has been supplied, and trees along the frontages of all streets, both public and private, are required. (3) Traffic circulation. The following traffic circulation guidelines shall apply: (a) The adequacy of both the internal and external street systems shall be reviewed in light of the projected future traffic volumes. (b) The traffic circulation system shall be comprised of a hierarchal scheme of local collector and arterial streets, each designed to accommodate its proper function and in appropriate relationship with one another. K: IReports120091PC Reports115-June 2218-PZD 09-3315 (MarkhorHillCottageCoirts).doc (c) Design of the internal street circulation system must be sensitive to such considerations as safety, convenience, separation of vehicular and pedestrian traffic, general attractiveness, access to dwelling units and the proper relationship of different land uses. (d) Internal collector streets shall be coordinated with the existing external street system, providing for the efficient flow of traffic into and out of the planned zoning development. (e) Internal local streets shall be designed to discourage through traffic within the planned zoning development and to adjacent areas. (f) Design provisions for ingress and egress for any site along with service drives and interior circulation shall be that required by Chapter 166 Development of this code. FINDING: The vehicular circulation system is comprised of one new public street and two new public alleys, as described earlier in this report, accessing Maine Street, Cross Avenue, and the existing un-built right-of-way of Sang Avenue that will be connect with Maine Street. The dwellings face onto greenspaces or streets, and are generally accessed off of shared driveways or motor courts, providing a hierarchy of circulation that encourages an efficient flow of traffic. Also see Staff Finding No. 6. (4) Parking standards. The off-street parking and loading standards found in Chapter 172 Parking and Loading shall apply to the specific gross usable or leasable floor areas of the respective use areas. FINDING: Parking for a majority of the residences is provided in garages; parking for a few of the units is provided on -street in accordance with City ordinance. (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: Public sidewalks are to be constructed on one side of the new internal public street and on Maine Street and Cross Avenue adjacent to the project. The development would also construct a multi -use trail connection from the proposed Nettleship Street through the existing Sang Avenue right-of-way, connecting south to Maine Street. (7) Street Lights. As required by § 166.03. FINDING: Street lights are to be provided adjacent to all public and private streets at a separation of no greater than 300 feet. K: IReports120091PC Repons\15-June 2218-PZD 09-3315 (MarkharHillCottageCourts).doc (8) Water. As required by § 166.03. FINDING: Public water lines are being extended in accordance with city codes. (9) Sewer. As required,by § 166.03. FINDING: Public sewer lines are being extended in accordance with city codes. (10) Streets and Drainage. Streets within a residential PZD may be either public or private. (a) Public Streets. Public streets shall be constructed according to the adopted standards of the City. (b) Private Streets. Private streets within a residential PZD shall be permitted subject to the following conditions: • (i) Private streets shall be permitted for only a loop street, or street ending with a cul- de-sac. Any street connecting one or more public streets shall be constructed to existing City standards and shall be dedicated as a public street. (ii) Private streets shall be designed and constructed to the same standards as public streets with the exceptions of width and cul-de-sacs as noted below. (iii)All grading and drainage within a Planned Zoning District including site drainage and drainage for private streets shall comply with the City's Grading (Physical Alteration of Land) and Drainage (Storm water management) Ordinances. Open drainage systems may be approved by the City Engineer. (iv) Maximum density served by a cul-de-sac shall be 40 units. Maximum density served by a loop street shall be 80 units. (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 K: IReports120091PC Reportst5-June 2218-PZD 09-3315 (MarkhamHillCottageCourts).doc required) to maintain said streets and to charge the cost thereof to the property owners within the PZD on a pro rata basis according to assessed valuation for ad valorem tax purposes and shall have a lien on the real property within the PZD for such cost. The protective covenants shall grant the City the right to use all private streets for purposes of providing fire and police protection, sanitation service and any other of the municipal functions. The protective covenants shall provide that such covenants shall not be amended and shall not terminate without approval of the City Council. (viii) The width of private streets may vary according to the density served. The following standard shall be used: Paving Width (No On -Street Parkinel Dwelling Units One -Way Two -Way 1-20 14' 22' 21+ 14' 24' *Note: If on -street parking is desired, 6 feet must be added to each side where parking is intended. (ix) All of the traffic laws prescribed by Title VII shall apply to traffic on private streets within a PZD. (x) There shall be no minimum building setback requirement from a private street. (xi) The developer shall erect at the entrance of each private street a rectangular sign, not exceeding 24 inches by 12 inches, designating the street a "private street" which shall be clearly visible to motor vehicular traffic. FINDING: Variances of the minimum street design standards are requested as the proposed street cross section and curb return radii do not meet the current Master Street Plan and parking lot standards. The proposed cross -sections and curb return radii are designed to calm traffic and encourage pedestrian comfort and activity throughout the site and they respond to unique site conditions that will enable greater tree preservation and less land disturbance. Staff recommends in favor of the variances for street and motor court design, with the exception of the variance at the intersection of Sutherland Lane/Cross Avenue, as discussed in the conditions of approval and in the memorandum and sketch from City Engineering staff. (11) Construction of nonresidential facilities. Prior to issuance of more than eight K.'IReports120091PC ReportsV5-June 2218-PZD 09-3315 (MarkhamHillCottageCourts).doc building permits for any residential PZD, all approved nonresidential facilities shall be constructed. In the event the developer proposed to develop the PZD in phases, and the nonresidential facilities are not proposed in the initial phase, the developer shall enter into a contract with the City to guarantee completion of the nonresidential facilities. FINDING: All development on the site shall be phased according to the phasing plan and conditions herein. Staff has recommended conditions of approval that specify that nonresidential facilities are required to be constructed prior to certificate of occupancy for the residences. Staff has also recommended conditions of approval regarding the project phasing to prevent large areas of the site from being disturbed without homes being built. (12) Tree preservation. All PZD developments shall comply with the requirements for tree preservation as set forth in Chapter 167 Tree Preservation and Protection. The location of trees shall be considered when planning the common open space, location of buildings, underground services, walks, paved areas, playgrounds, parking areas, and finished grade levels. FINDING: The applicant has worked with the Urban Forester to bring forward a plan that accomplishes the City's goals for tree preservation. Staff is recommending approval of the tree preservation plan finding that the preservation numbers meet the minimum requirements and the intent of the ordinances. (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: This PZD does not contain office or commercial structures. (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: This site is located within the Hillside/Hilltop Overlay District (HHOD), and is visible from surrounding hillsides, residences, and distant streets. The development has complied with the building height requirements of the HHOD and has limited the heights for all structures to 45 feet. With compliance of the HHOD height requirements, existing views of this property and from this property will be adequately preserved. (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. K: IReports120091PC Reports115-June 221R-PZD 09-3315 (MarkhamHillCottageCourts).doc (b) Phased development schedule. If the applicant does not adhere to the phased development schedule as stated in the approved development plan. (c) Open space and recreational facilities. If the construction and provision of all common open spaces and public and recreational facilities which are shown on the final plan are proceeding at a substantially slower rate than other project components. Planning staff shall report the status of each ongoing PZD at the first regular meeting of each quarter, so that_the Planning Commission is able to compare the actual development accomplished with the approved development schedule. If the Planning Commission finds that the rate of construction of dwelling units or other commercial or industrial structures is substantially greater than the rate at which common open spaces and public recreational facilities have been constructed and provided, then the Planning Commission may initiate revocation action or cease to approve any additional final plans if preceding phases have not been finalized. The city may also issue a stop work order, or discontinue issuance of building or occupancy permits, or revoke those previously issued. (2) Procedures. Prior to a recommendation of revocation, notice by certified mail shall be sent to the landowner or authorized agent giving notice of the alleged default, setting a time to appear before the Planning Commission to show cause why steps should not be made to totally or partially revoke the PZD. The Planning Commission recommendation shall be forwarded to the City Council for disposition as in original approvals. In the event a PZD is revoked, the City Council shall take the appropriate action in the city clerk's office and the public zoning record duly noted. (3) Effect. In the event of revocation, any completed portions of the development or those portions for which building permits have been issued shall be treated to be a whole and effective development. After causes for revocation or enforcement have been corrected, the City Council shall expunge such record as established above and shall authorize continued issuance of building permits. (F) Covenants, trusts and homeowner associations. (1) Legal entities. The developer shall create such legal entities as appropriate to undertake and be responsible for the ownership, operation, construction, and maintenance of private roads, parking areas, common usable open space, community facilities, recreation areas, building, lighting, security measure and similar common elements in a development. The city encourages the creation of homeowner associations, funded community trusts or other nonprofit organizations implemented by agreements, private improvement district, 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 K: IReports120091PC Reportsl]5-June 2218-PZD 09-3315 (MarkhamHY1CoaageCourts).doc together with the filing of the final plan, except that the Guarantee shall be filed with the preliminary plan or at least in a preliminary form. (2) Common areas. If the common open space is deeded to a homeowner association, the developer shall file with the plat a declaration of covenants and restrictions in the Guarantee that will govern the association with the application for final plan approval. The provisions shall include, but not necessarily be limited to, the following: (a) The homeowner's association must be legally established before building permits are granted. (b) Membership and fees must be mandatory for each home buyer and successive buyer. (c) The open space restrictions must be permanent, rather than for a period of years. (d) The association must be responsible for the maintenance of recreational and other common facilities covered by the agreement and for all liability insurance, local taxes and other public assessments. (e) Homeowners must pay their pro rata share of the initial cost; the maintenance assessment levied by the association must be stipulated as a potential lien on the property. The association must be able to adjust the assessment to meet changing needs. FINDING: The applicant shall comply with these requirements. See. 161.25 Planned Zoning District (A) Purpose. The intent of the Planned Zoning District is to permit and encourage comprehensively planned developments whose purpose is redevelopment, economic development, cultural enrichment or to provide a single -purpose or mixed -use planned development and to permit the combination of development and zoning review into a simultaneous process. The rezoning of property to the PZD may be deemed appropriate if the development proposed for the district can accomplish one or more of the following goals, (1) Flexibility. Providing for flexibility in the distribution of land uses, in the density of development and in other matters typically regulated in zoning districts. (2) Compatibility. Providing for compatibility with the surrounding land uses. (3) Harmony. Providing for an orderly and creative arrangement of land uses that are harmonious and beneficial to the community. (4) Variety. Providing for a variety of housing types, employment opportunities or commercial or industrial services, or any combination thereof, to achieve variety and integration of economic and redevelopment opportunities. (5) No negative impact. Does not have a negative effect upon the future development of the area; (6) Coordination. Permit coordination and planning of the land surrounding the PZD and cooperation between the city and private developers in the urbanization of new lands and in the renewal of existing deteriorating areas. (7) Open space. Provision of more usable and suitably located open space, recreation areas and other common facilities that would not otherwise be required under conventional land development regulations. K. IReports12009IPC Reports115-June 221R-PZD 09-3315 (MarkhamHillCottageCourts).doc (8) Natural features. Maximum enhancement and minimal disruption of existing natural features and amenities. (9) General Plan. Comprehensive and innovative planning and design of mixed use yet harmonious developments consistent with the guiding policies of the General Plan. (10) Special Features. Better utilization of sites characterized by special features of geographic location, topography, size or shape. FINDING: Staff finds this proposal meets the intent of many of the parameters of the City Plan 2025 as discussed in Staff Finding No. 1, as well as the above ten criteria, including compatibility and harmony with existing surrounding land uses, provision of a variety of housing types and common open spaces. (B) Rezoning. Property may be rezoned to the Planned Zoning District by the City Council in accordance with the requirements of this chapter and Chapter 166, Development. Each rezoning parcel shall be described as a separate district, with distinct boundaries and specific design and development standards. Each district shall be assigned a project number or label, along with the designation "PZD". The rezoning shall include the adoption of a specific master development plan and development standards. FINDING: The submitted development plats and Master Development Plan booklets, along with the conditions of approval found applicable and appropriate, are binding with the approval of the requested rezoning. Should the Planning Commission, forward this item to the City Council; an ordinance will be drafted for consideration of rezoning this property in accordance with the submittal herein. (C) R PZD, Residential Planned Zoning District. (1) Purpose and intent. The R-PZD is intended to accommodate mixed -use or clustered - residential developments and to accommodate single -use residential developments that are determined to be more appropriate for a PZD application than a general residential rezone. The legislative purposes, intent, and application of this district include, but are not limited to, the following: (a) To encourage a variety and flexibility in land development and land use for predominately residential areas, consistent with the city's City Plan 2025 and the orderly development of the city. (b) To provide a framework within which an effective relationship of different land uses and activities within a single development, or when considered with abutting parcels of land, can be planned on a total basis. (c) To provide a harmonious relationship with the surrounding development, minimizing such influences as land use incompatibilities, heavy traffic and congestion, and excessive demands on planned and existing public facilities. K: IReports120091PC Reportsll5-June 221R-PZD 09-3315 (MarkhamHilCottageCourts).doc (d) To provide a means of developing areas with special physical features to enhance natural beauty and other attributes. (e) To encourage the efficient use of those public facilities required in connection with new residential development. FINDING: Staff is recommending approval of this application, finding the proposed PZD meets the intent of the PZD ordinance as noted above. (2) Permitted Uses. All permitted uses identified within § 162 Use Units of the Unified Development Code shall be allowed as permissible uses, unless otherwise specified, subject to City Council approval of the Planned Zoning District request. (3) Conditional Uses. All conditional uses allowed within (Residential, Commercial, Industrial) zoning Districts established in the Unified Development Code shall be allowed with Planning Commission approval, unless otherwise specified, subject to the code governing Conditional Use requests. FINDING: Permitted and Conditional uses are outlined in both the Master Development Plan booklets and plats. (4) Condition. In no instance shall the residential use area be less than fifty-one percent (51%) of the gross floor area within the development. FINDING: The residential uses on this property will be at least fifty-one percent of the gross floor area within the development. (F) Bulk and area regulations • (1) Residential density. Residential densities shall be determined on the basis of the following considerations: (a) The densities of surrounding development; (b) the densities allowed under the current zoning; (c) the urban development goals and other policies of the city's General Plan; (d) the topography and character of the natural environment; and (e) the impact of a given density on the specific site and adjacent properties. FINDING: Surrounding development is solely residential and mixed in density and form, from an apartment complex, duplexes, various multi -family residences, to single family residences. The proposed project is a slight modification .to the existing Markham Hill K:IReports120091PC ReportsI5-June 2218-PZD 09-3315 (MarkhamHillCottageCourts).doc Cottage Courts R-PZD zoning increasing the density from 11 units/acre to 15 units/acre, and a down -zoning on the portion of the site zoned RMF-24, reducing the allowable density from 24 units/acre to 15 units/acre. The impact of the proposed density on the site and adjacent properties would be less intensive than currently allowed by right. Also see Staff Findings Nos. (E)(1), (E)(4), (E)(5), and (B)(1). - (2) Lot area and setback requirements. Taking into consideration the unique aspects of each project, preliminary development plans for Planned Zoning Districts shall conform as closely as possible to the existing standards for lot area minimums and setback requirements under this chapter. FINDING: Lot area minimums and setbacks are small on this project with structures oriented to the street or greenspaces and minimal front setbacks. This project provides for a variety of building footprints and unit types. Due to the unique nature of layout and type of structures being proposed, it is not possible to conform to existing standards for lot area minimums and setback requirements. (3) Building height. There shall be no maximum building height except as may be determined by the Planning Commission during the review of the preliminary development plan based on the uses within the development and the proximity of the development to existing or prospective development on adjacent properties. A lesser height may be established by the Planning Commission when it is deemed necessary to provide adequate light and air to adjacent property and to protect the visual quality of the community. FINDING: Building heights proposed for this project are typical of single family development in the surrounding area, and consistent with the height requirements of the HHOD. (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 is consistent with the existing RMF-24 and R-PZD zoning on the property and in the surrounding vicinity. *Required Findings for Rezoning Request. Land Use Plan: The City Plan 2025 Future Land Use Plan designates this site as a City Neighborhood Area. The proposed plan, commitments, design standards and other conditions placed upon the project result in a compatible development with surrounding land uses in the general vicinity, meeting many of the goals of the City Plan 2025 for new development. FINDINGS OF THE STAFF K.9Reports120091PC Reports115-June 1218-PZD 09-3315 (MarkhamHillCottageCourts).doc 1. A determination of the degree to which the proposed zoning is consistent with land use planning objectives, principles, and policies and with land use and zoning plans. Finding: Staff finds the proposal is highly consistent with the land use planning objectives, principles and policies, as evidenced by the number of guiding policies for City Neighborhood Areas this proposal meets, and the six major goals of City Plan 2025 as discussed in Staff Finding No. (E)(1). Rezoning the property will accommodate the future land use plan for residential uses and allow for integration of a variety of housing types, sizes and development pattern, thus providing more choices for more citizens. 2. A determination of whether the proposed zoning is justified and/or needed at the time the rezoning is proposed. Finding: The property is zoned R-PZD and RMF-24 which allows for primarily residential use. The proposed density and site layout included with this rezoning is more appropriate than the existing R-PZD and RMF-24 zonings given the steep terrain and wooded nature of the site. The revisions to the R-PZD have reduced the amount of grading and impact to the natural landform, and added residential units at the corner of Maine/Cross, to create an inviting streetscape. The proposed PZD zoning allows flexibility to vary building setbacks, bulk and area requirements, to allow for a more organic design that integrates the topography and tree canopy into the development and still obtain a feasible number of units. Rezoning of this property as proposed is advisable. 3. A determination as to whether the proposed zoning would create or appreciably increase traffic danger and congestion. Finding: Staff finds this proposal will not create or appreciably increase traffic danger and congestion, 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 proposed PZD would reduce the population density from that allowed under the current RMF-24 zoning in the southeast portion of the site and increase the density for the portion of the site zoned R-PZD. The current zoning would allow for 11 units/acre under the R-PZD and 24 units/acre under the RMF-24 zoning and the proposed PZD would allow a maximum of 15 unit/acre. The development of this site with 44 units would create demand on public services. Staff finds, however, that the load created on public services is not an undesirable or detrimental impact, with the improvements as recommended by staff for this project. K: IReports120091PC Reportsll5-June 22tR-PZD 09-3315 (MarkharHillCottageCourts).doc Engineering: Public water is available to the property. There is a 24" along the west property line of this property. Water will need to be extended through the property at the time of development to provide domestic service and fire protection. Sanitary sewer is available to the site. There is a 6" sewer main along Main Street. Sewer will need to be extended through the property at the time of development. The capacity of the existing main will need to be studied at the time of development. The site has access to Main Street, Cross and Nettleship which are narrow unimproved two lane city streets. Street improvements will be evaluated with the proposed development. 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. The Police Department states that the rezoning may increase traffic danger and congestion. Fire: The subject property is located 0.6 miles from the Station No. 6 located at 900 Hollywood with an expected response time of 3 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 (1) through (4) above, a determination as to whether the proposed zoning is justified and/or necessitated by peculiar circumstances such as: a. It would be impractical to use the land for any of the uses permitted under its existing zoning classifications; b. There are extenuating circumstances which justify the rezoning even though there are reasons under b (1) through (4) above why the proposed zoning is not desirable. Finding: Not applicable. Staff recommends approval of the proposed zoning. K. IReports120091PC Reports115-June 2218-PZD 09-3315 (MarkhamHiliCottageCourts).doc Y i1e ARKANSAS THE CITY OF FAYETTEVILLE, ARKANSAS TO: Andrew Garner, Planner FROM: Carole Jones, Park Planner DATE: June 10, 2009 113 W. Mountain St. Fayetteville, AR 72701 Telephone: (479) 444-3472 SUBJECT: Parks & Recreation Subdivision Committee Review Comments Meeting Date: June 11, 2009 Item: R-PZD 09-3237 (Markham Hill Cottage Courts, 520) Park District: SW Zoned: RMF-24 Billing Name & Address. Homestead Homes, LLC 1370 South Old Missouri Road Springdale, AR 72764 Current Land Dedication Requirement Money in Lieu Single Family @ 0.024 acre per unit = acres 18 @ $960 per unit = 17 280 Multi Family @ 0.017 acre per unit= acres 13 @ $680 per unit = $ 8,840 COMMENTS: PRAB recommended money in lieu of land on March 3, 2008 due to the small size of park land requirement. Fees in the amount of $26,120 for 18 single family units and 13 multi -family units will be assessed and are due prior to issuance of building permits. R-PZD 09-3237 FayeV 113 ev. Mountain St. 1 Fayetteville, AR44 7270-3470 Telephone: (479) 444-3470 S THE CITY OF FAYETTEVILLE, ARKANSAS LANDSCAPE REQUIREMENTS — Chapter 177 To: Fayetteville Subdivision Committee CC: Andrew Garner, Senior Planner From: Greg Howe, Urban Forester/Landscape Administrator Date: June io, 2009 Subject: R-PZD 09-3237: Markham Hill Cottages SC Review Comments Applicable Requirements: Plan Checklist: Y= submitted by applicant N=required by City Code but not included on submitted plan NA= not applicable I: . N NA Irrigation notes either automatic or hose bib 77,03 (7)O & 177.O4(B)(3)(a)] Y NA Species of plant material identified [177-03(7)(d & e)] Y NA Size of plant material at time of installation indicated minimum size 2' caliper for trees and 3 gal. shrubs [177.03( )(b & c)] Y NA Soil amendments notes include that soil is amended and sod removed [177.O3(C)(6)(b)] Y NA Mulch notes indicate organic mulching around trees and within landscape beds [177.O3(C)(6)(c & d)] Y NA LSD and Subdivisions plans stamped by a licensed Landscape Architect, others by Landscape Designer [177.o3(B)] Y NA Planting details according to Fayetteville's Landscape Manual [177 O3(C)(6)( ) NA NA Wheel stops/ curbs [177.04(B)(1)] Su)imittal', s mita1 ,St development &Parking Lot Stanajgds Interior landscaping [177.04(C)] NA Narrow tree lawn (8' min width, 875' min length/ z tree per 12 spaces) NA JQR Tree island (8' min. width, 18.7 min. lenght/i tree per 12 spaces) All parking lot trees must be deciduous [177.04(C)(3)] NA NA Placement of Trees [177.04(C)(2)] Either side at points of access (entrance exit) Perimeter landscaping [177.04(D)] Side and rear property lines (5' wide landscaped) Front property line (15'wide landscape) 177.04(D)(2)(a) NA NA Shade trees planted on south and west sides of parking lots? 1177.04(D)(2)(e)] Parking lot adjacent to R.O.W.- continuous row planting ofshrubs-at least 8per tree- and ground cover - 50% evergreen) [177.04(D)(4)(a)] NOTE Shade trees are described in street tree planting standards tdJMjRequiremeith,(i7704(D)- NA NA Greenspace adjacent to street R.O.W. (25' wide landscape) NA NA Large street trees planted every 30' L.F. along R.O.W. (15'& 25 landscape areas, ≤25% of trees can be grouped) [177.0 (D)(3)(a)] NA NA 25% of total site area left in greenspace (80% landscape) NA NA Parking lots and outdoor storage screened with landsinfl �'y2s- pSp_e a. }gSitgandards�tmf, P.e,nt NA NA Residential Subdivisions- t large species shade tree/ lot tree planted within R.O.W. ifpossible Y NA Nonresidential Subdivision- 1 large species shade tree/3o L.F. tree planted within 15-25' greenspace )' NA Urban Tree Wells -urban streetscape only-lofoot sidewalk, treks every 30 L.F. r. -- Y NA Structural Soil -if urban wells are used, a note or detail ofstructural soil must be indicated on the landsca a Ian F' NA Timing of planting indicated on plans (subdivisions only) )' NA Written description of the method for tracking plantings 117-05(A)(4)(e)] )' NA Plan contains 3 -year Maintenance and Monitoring Agreement L177-o5(A)(2)(e)] tjm NA NA i deciduous or evergreen tree/ 3000 square feet NA NA 4 large shrubs or small trees (3 gal) / 3000 square feet NA NA 6 shrubs or grasses (i gal) / 3000 square feet NA NA Ground cover unless seed or sod is specified NA NA 50% of facility planted with grass or grass like plants LANDSCAPE REQUIREMENTS Comments: i. Please review the checklist above and address all comments marked with the letter "N". 2. Type of irrigation must be designated, automatic system or hose bibb located every iooft. The tree well trees have note for automatice irrigation. There is no other reference to irrigation for tree not planted in tree wells. 3. Prior to building permit, a cost estimate for all required landscape is to be submitted to the Urban Forester/Landscape Administrator for review. Once approval is gained, a guarantee is to be issued (bond/letter of credit/cash) for 150% of the cost of the materials and installation of the plants. This guarantee will be held until the improvements are installed and inspected, at the time of Certificate of Occupancy. 4. All street trees planted with this development must have a surety/guarantee to be issued (bond/letter of credit/cash) for a 3 year term at time of certificate of occupancy 5. All street trees must be Large Species trees and selected from Appendix A of the Landscape Manual. Any deviation requires the approval of the Urban Forester. Provide species specification sheets for any species not on the approved list. 6. Note that all landscape trees planted to meet street tree, mitigation tree or landscape code requirements must be single stem, minimum 2" caliber trees. No double of tri-stem trees will be counted towards meeting requirements. 113 W. Mountain St. Fayetteville, AR 72701 Telephone: (479) 444-3470 THE CITY OF FAYETTEVILLE, ARKANSAS TREE PRESERVATION AND PROTECTION - To: Fayetteville Subdivision Committee CC: Andrew Garner, Senior Planner From: Greg Howe, Urban Forester Date: June 1O, 2OO9 167 Urban Forestry Services Subject: R-PZD 09-3237: Markham Hill Cottages Subdivision Committee Review Comments Requirements Submitted: N Initial Review with the Urban Forester N Site Analysis Map Submitted N Site Analysis Written Report Submitted Y Complete Tree Preservation Plan Submitted Canopy Measurements: (New figures bringing it above 30% are being submitted) Mitigation: Canopy.Below lie Pxeserva 'on e �. � Porestahon Base' Nu�ibero€2�cahpe� a uired Piiorl Itzi Density (ft2);� ,` trees tot a slanted y{> 0% (oft2) High/Native 218 Woodland Trees o% (oft2) Mid/ 290 o% (oft2) Low/Less Desirable 436 Species Total Number of Mitigation Trees 0 Tree Escrow equivalent of approximately $o Prior Tree Removal: N/A tooTo e . _ q „ w� oeskalon Base l�urmber ofeali6r P rea (#it?=) : � � e si {ftz) , frees tab"e plan&l High/Native 218 Woodlands Tree Escrow equivalent of approximately $o.00 The Urban Forester recommends approval of this development. TREE PROTECTION PLAN REVIEW COMMENTS: 1. Grading, trenching or other ground disturbance is not allowed within the dripline of any preserved trees. Any tree with its trunk in a drainage easement can not have it canopy counted towards preservation. 2. Any walkways within the Tree Preservation Area shall be on grade including any substrate material. Staff also recommends that walkways within tree preserves be a type of mulch, gravel, permeable pavers, permeable concrete, and segmental concrete paving systems, Flexi-Paver or other previous materials. Any stairs within the Tree Preservation Area shall be of pier and lentil design to reduce slope penetration. 3. Any irrigation planed within the Tree Preservation area would need to be hand trenched in, air spaded in or bored in. 4. Root pruning will be extensively required on this site. Place a note on the Tree Preservation plan stating its requirement. At grading/building permit submit plans that actually detail the root pruning for the Urban Forester's review and approval. Specify that root pruning is to occur before any grade alteration or trenching. 5. Any garden placed under the tree canopy would need to be a shade garden. Additionally this garden would need to be in beds raised above the grade to protect tree roots. 6. The grouping of canopy areas will be placed in to a restrictive Tree Preservation Area on the final plat. TREE PROTECTION CRITERIA: [Chapter 167.0/ (B)] The desirability of preserving a tree or group of trees by reason of age, location, size or species. • High priority trees are being preseved. The extent to which the area would be subject to environmental degradation due to removal of the tree or group of trees. • Environmental degradation due to possible site erosion from lost tree root soil stability is a concern. 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. • Since this is a heavily forested site the impact of canopy lost will be observable on adjacent properties and neigborhood. Whether alternative construction methods have been proposed to reduce the impact of development on existing trees. • This development has been through several designs trying to balance tree/natural area preservation and drainage requirements. Whether the size or shape of the lot reduces the flexibility of the design. • The shape of the lot does have a small affect on 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 mostly good with some fair. The placement of the tree or group of trees in relation to utilities, structures, and use of the property. • The removed canopy is due to placement of roadways, structures and other infrastructure easements. The need to remove the tree or group of trees for the purpose of installing, repairing, replacing, or maintaining essential public utilities. • Utility easements will have an affect on preservation of trees. Whether roads and utilities are designed in relation to the existing topography, and routed, where possible, to avoid damage to existing canopy. • Topography places restriction on the site. Construction requirements for On -Site and Off -Site Alternatives. • N/A The effects of proposed On -Site Mitigation or Off -Site Alternatives. • N/A The effect other chapters of the UDC, and departmental regulations have on the development design. • Hilltop/Hillside Overlay District provides beneficial retention of natural resources but also causes conflicts with other code requirements The extent to which development of the site and the enforcement of this chapter are impacted by state and federal regulations: N/A The impact a substantial modification or rejection of the application would have on the Applicant: • Site engineering firm with need to coordinate with owner to re -design project. FAYETTEVILLE THE CITY OF FAYETTEVILLE, ARKANSAS 113 West Mountain St. Fayetteville, AR 72701 ENGINEERING DIVISION CORRESPONDENCE 479-575-8206 To: Andrew Garner, Planner June 9, 2009 From: Glenn E. Newman, Jr., P.E. Staff Engineer Re: Plat Review Comments (June 11, 2009 Subdivision Review Committee) Development: R-PZD 09-3237 Markham Hill Cottages Engineer: Community by Design Engineering staff does not support the geometric design of the intersection of Sutherland Lane and Cross Avenue as proposed. The request to accept on -street parking on both sides of the roadway in the hillside is a variance request which widens the proposed intersection for a total of 34 ft. The applicant has requested that the intersection radius of 5 ft and tree plantings to create an effective turning radius of 30 ft. Engineering recommends adding islands with a 20 ft radius at the intersection to decrease the length the pedestrian crossing to 21 ft while effectively calming traffic by providing a narrower section street section directing traffic around the proposed landscape tree. (Please see the attached exhibit) Page 1 of I FAYETTEVILLE THE CITY OF FAYETTEVILLE, ARKANSAS 113 West Mountain St. - Fayetteville, AR 72701 ENGINEERING DIVISION CORRESPONDENCE 479-575-8206 To: Andrew Garner, Planner June 10, 2009 From: Glenn E. Newman, Jr., P.E. Staff Engineer Re: Plat Review Comments (June 11, 2009 Subdivision Review Committee) Development: R-PZD 09-3237 Markham Hill Cottages Engineer: Community by Design 1. The applicant has requested a variance from the Minimum Street Standards (MSS) as described below: a. Centerline profile of 16.86% which exceeds the MSS 3-6 Maximum Grades in hilly terrain by 1.86% for 75 ft. b. Vertical Curve Coefficient (K values of 7.42 and 7.78) for Crest and Sag which exceeds the MSS 3-2 Alignment of 20 and 30 respectively for a 20 mph design speed. For the reasons stated by the applicant and concessions necessary in the hilltop overlay district to obtain a relatively flat grade of 4% for 100 ft of the new intersection of Sutherland Lane and Cross Ave ,which is also required in the MSS 3-3 Intersections, Engineering staff supports the vertical profile deviations from the Minimum Street Standards (MSS). 2. The applicant has requested a variance from the Minimum Street Standards (MSS) as described below: a. Centerline horizontal alignment with a 0 tangent section between reverse curves which does not meet the 100 ft tangent section requirement is the MSS 3-2 Alignment. For the reasons stated by the applicant and the design speed of the residential PZD anticipated at the intersection approach, Engineering staff supports the vertical profile deviations from the Minimum Street Standards (MSS). Page 1 of 1 �dy Qv lk P0LC2 Do�arfw�Qrl� Date 6/1/09 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 comments on the proposed R-PZD 09- 3237 (Markham Hill Cottage Courts) Submitted by Robert Sharp for property located the NW corner of Cross & Maine west to Sang Avenue. It is the opinion of the Fayetteville Police Department that this R-PZD will not substantially alter the population density, and will not create an appreciable or undesirable increase in the load on police services. This R-PZD may create an increase in traffic danger and congestion in the area. Sincerely, Captain William Brown (6/11/2009) Andrew Garner- Subdivision Committee 6-11 09I I•Pagee 1 From: Brian Pugh To: Fulcher, Jesse; Garner, Andrew; Sanders, Dara Date: 6/11/2009 8:34 AM Subject: Subdivision Committee 6-11-09 PPL 09-3316 (Amberwood Place) Solid Waste and Recycling does not collect on private drives. Many areas in site plan are concerns to Solid Waste. Please contact Solid Waste to coordinate how the trash carts and recycling bins will be collected from the private drives. <R PZD 09 3237 (Markham Hill Cottage Courts)) Solid Waste staff thought the trash recycling pads for units 17 and 18 where to be moved further south closer to Sutherland Dr. to get the collection points away from the curve on Cross . This is a safety concern for when vehicles would be stopped making collections so close to the curve. Brian Pugh Waste Reduction Coordinator Fayetteville Solid Waste and Recycling 479-718-7685 479-444-3478 Fax community.by.design •3• • !'�iC�tl�\ TOWN PLANNING.URBAN ENGINEERING June 15th, 2009 Via Hand Delivery Mr. Andrew Garner Senior Planner City of Fayetteville 125 West Mountain Street Fayetteville, Arkansas 72701 RE: Markham Hill Cottages — R-PZD 09-3237 Variance Request UDC 171.02(C) Conditional of Approval #3c Mr. Gamer, I refer to the June 11, 2009 Subdivision Committee Meeting Condition of Approval #3c for Markham Hill Cottages PZD, I respectfully request that City staff please reconsider the recommendation for landscaping bulbouts at the proposed intersection of Sutherland and Cross Avenue. Three different methods of configuring this intersection have been proposed. Method #1 - By code with 30' curb return — see attached Exhibit #1 Method #2 - The traditional configuration with 5' curb return — see attached Exhibit #2 Method #3 - The landscape bulbout with 20' curb return recommended by City Engineering Dept. — see Exhibit #3 Before making a final recommendation for one of the above methods we ask that staff please consider the following factors: A. Traditional Development Patterns and Details B. Accommodating Emergency and Solid Waste Vehicles C. Safety • Vehicle Design Speed Through Intersection • Pedestrian Crossing Distance • Pedestrian View Angle Traditional Development Patterns and Details - The intersection configuration found in Exhibit #2 is the traditional method of configuring the intersection. Community By Design is passionate about getting the details of building traditional town right. Accommodating Emergency and Solid Waste Vehicles - Methods #1 and #2 accommodates emergency and solid waste vehicles, Method #3 does not. Safety - When weighing the above bulleted items in regards to safety, in our opinion, Method #2 is the safest method for the pedestrian and the vehicle. 311 West Spring Street Fayetteville, AR 72701 P 479.444.0095 F 479.444.0097 Letter to A. Garner Re: Markham Hill Cottages — R-PZD 09-3237 June 15th, 2009 In regards to vehicular speed through the intersection, Method #1 provides a 20 to 25 mph design speed, while methods #2 and #3 provide design speeds of 10 to 15 mph. The slower vehicular design speeds are considered safer through the intersection. In regards to the pedestrian crossing distance through the intersection, Method #1 provides a 60' crossing distance for the pedestrian, Method #2 provides a 33' crossing distance, while Method #3 provides a 22' crossing distance. Crossing time for the pedestrian for Method #1 = 16 seconds, Method #2 = 9 seconds, Method #3 = 6 seconds. In regards to the pedestrian view angle at the intersection, Method #1 provides a comfortable line of site for the pedestrian when looking for turning cars before crossing the intersection, Method #2 provides the same comfortable line of site, this is shown in Exhibit #4, Method #3 requires the pedestrian to look over his or her shoulder when looking for turning cars before crossing the intersection, as shown in Exhibit #5. With Method #3 the pedestrian has to remember to look over his shoulder before crossing. With Method #2, the pedestrian does not have to remember to look both ways, both potentially turning cars are already in the pedestrian's comfortable line of sight or peripheral vision, making this a much safer method, especially when considering children. The following table has been provided to summarize safety factors while analyzing the different methods of the intersection configuration. Vehicle Design Speed (mph) Pedestrian Crossing Distance (feet) Pedestrian Crossing Time (seconds) Pedestrian View Angle Method #1 20 to 25 60 16 135 Method #2 10 to 15 33 9 135 Method #3 10 to 15 22 6 180 When weighing the above factors in regards to safety, Method #3 does provide a decreased crossing time for the pedestrian, however only by 3 seconds. When considering both pedestrian crossing time and the pedestrian view angle, Method #2 is the safest method for the pedestrian and the vehicle. Community By Design feels that Method #2 is the appropriate solution when considering safety, emergency and solid waste vehicles, and traditional urban design. Thank you for your consideration on this item, if you have any questions please feel free to contact the offices of Community By Design. Sincerely, BriannTTeague, P.E., President Community by Design, LLC. Page 2 of 2 N dQ CY, F's? U, r' l}t A Q V LJH - - I 4: d u ), IR SO a2. TT1 n Et t 43 4. N.1 ur d community.by.design • TOWN PLANNING.URBAN ENGINEERING June 15th, 2009 Via Hand Delivery Mr. Andrew Garner Senior Planner City of Fayetteville 125 West Mountain Street Fayetteville, Arkansas 72701 RE: Markham Hill Cottages — R-PZD 09-3237 Subdivision Committee Conditions of Approval Mr. Garner, After reading through the staff report and conditions of approval in more detail I had the following minor concerns: 1. Condition of Approval lb — From previous meetings with the engineering department I assume this condition is in reference to possible storm sewer improvements along Markham Hill property frontage on Cross and Maine, along the proposed trail in the Sang ROW, and also in the vicinity of the Sang and Maine Intersection. In the meetings we have discussed the possibility of improvements to the storm sewer pipes at the intersection of Sang and Maine if post developed drainage from Markham Hills exceeds the capacity of the existing pipes. 2. Condition of Approval 3e — We feel we are providing adequate ROW to construct the improvements at the intersection / curve of Nettleship Street and Cross Avenue. It appears that the City may be requiring more then what we are proposing which is a 50' ROW on Cross. We do not anticipate providing more then 50' of ROW along Cross. 3. The conditions of approval do not mention the requested variance for the proposed driveway approach from motor court three onto Cross Avenue, UDC 172.02(D)(3)(iv). Also, after conversations with the engineering department on June 12i, 2009, it may be that we need the same variance for our proposed alley intersection configurations at Sutherland and Maine, and for our proposed driveway apron configurations that access motor courts 2 and 3. If so please advise so we might meet to discuss. 4. Condition of Approval 9 — Offsite drainage improvements would possibly include those mentioned in Condition of Approval I a. We do not anticipate the City requiring any other offsite drainage improvements other then those listed in item 1. Proposed offsite sanitary sewer improvements include an 8" PVC sewer main along the Markham Hills property frontage along Cross. We have provided a sanitary sewer capacity analysis of the existing 6" sanitary sewer line extending south along Cross from the Cross / Maine Intersection. The analysis shows that increased flows from the proposed Markham Hill development will not exceed the capacity of this existing 6" sanitary sewer line on Cross. We do not anticipate the City to require the upgrade the existing 6" sewer main on Cross or on Maine or any other offsite sanitary sewer improvements other than those mentioned above. Proposed offsite water improvements include extending an 8" water main along Cross from the Cross / Maine intersection north to the Cross / Nettleship curve. We do not anticipate the City to require the upgrade of the existing 1" water main along Maine or any other offsite water improvements other than those mentioned above. 311 West Spring Street Fayetteville, AR 72701 P 479.444.0095 F 479.444.0097 Letter to A. Garner Re: Markham Hill Cottages — R-PZD 09-3237 June 15th, 2009 Thank you for your consideration on these items, if you have any questions please feel free to contact the offices of Community By Design. Sincerely, Brian Teague, P.E., President Community by Design, LLC. Cc Via Hand Delivery: Glenn E. Newman, Jr., P.E. - City of Fayetteville Staff Engineer Page 2 of 2 y,l communl..ty.by.design .._�wUI�\s TOWN PI ANNING.UROAN ENGINEERING June 3,d, 2009 Via Hand Delivery Mr. Andrew Garner Senior Planner City of Fayetteville 125 West Mountain Street Fayetteville, Arkansas 72701 RE: Markham Hill Cottages — R-PZD 09-3237 Mr. Garner, Please find the following list of variances or waivers that may be needed for the above referenced project: 1. For the proposed Sutherland Lane, Community By Design requests a variance from the Hillside Local Street Cross Section found in the City of Fayetteville Master Street Plan. The variance would be to allow parallel parking on both sides of street as an alternative to only one side. This would increase the required right of way from 33' to 39' to accommodate the additional parking. 2. According to City Plan 2025, the Hillside Hilltop Street Cross Sections are designed in order to minimize grading disturbance and tree removal. Also according to the City Plan 2025, the Hillside Residential Street should be designed with a desired operating speed of 15-20mph. Designing streets for operating speeds of 15-20 mph will tremendously help to minimize grading disturbance and tree removal as well as provide safer environments for both the pedestrian and the vehicle. This is contrary to the City of Fayetteville Minimum Street Standards which was written prior to City Plan 2025 and which call for design speeds of 25 to 30 mph for all residential streets. A variance is requested for the proposed Sutherland Lane vertical profile which was designed in an effort to match the natural terrain and minimize grading and tree removal. The variance would be to allow the proposed Sutherland Lane vertical profile and thus reduce disturbance of the existing hillside. In accordance with this proposed profile Community By Design requests the following variances from the City of Fayetteville Minimum Street Standards: a. Street grade of 16.86% for approximately 75 linear feet. b. Crest vertical curve K -value of 7.42 c. Sag vertical curve K -value of 7.78 3. In an effort to eliminate unreasonably large effective turning radii at intersections and in effect calm/reduce traffic speeds through the intersection, Community By Design requests a variance from providing a minimum 30' curb return radii at street intersections, UDC 171.02(C). As an alternative Community By Design proposes to provide an effective turning radii of at least 30' at all street intersections with no limitation on the minimum radius of the actual curb return. Analyzing each intersection's turning movements in this manner will provide a safer environment for both the pedestrian and the vehicle_ Please see the attached Exhibit #1 which hopefully illustrates this concept at the proposed intersection of Cross and Sutherland. 311 West Spring Street Fayetteville, AR 72701 P 479.444.0095 F 479.444.0097 Letter to A. Garner Re: Markham Hill Cottages — R-PZD 09-3237 June 3rd, 2009 4. Community By Design requests a variance for the proposed driveway approach from motor court three onto Cross Avenue, UDC 172.02(1 )(3)(iv). The variance would be to allow a 8' radius as an alternative to a 15' radius. Since service vehicles are not required to enter this motor court, the intersection would still function properly, but would however function at reduced vehicular speeds creating a safer environment for both the pedestrian and the vehicle. Signs would be posted to denote that access by service vehicles is not provided for. 5. In order to minimize drainage runoff from the site, Community By Design is proposing a gravel paving surface for the three motor court areas found on the Markham Hill site plan. This would be a variance from the UDC 172.02(B). As an alternative front this requirement Community By Design proposes to use a gravel paving surface and provide a 3 -year bond for paving of this area with asphalt or chip and seal pavement in the case of a failure of the gravel paving surface. The failure of the gravel paving surface would be at the discretion of the City Engineer, at that time, the bond would be used to pay to have the motor courts paved. The gravel motor courts have been graded to nearly flat grades to prevent erosion. Furthermore, a low point or sump drainage situation has been proposed for each motor court to prevent gravel from escaping the motor courts onto the City street ROW. 6. Community By Design requests a waiver from the City of Fayetteville Minimum Street Standard's requirement to provide a minimum of a 100' tangent between horizontal curves. This waiver is requested for the west end of the proposed Sutherland Lane alignment. The proposed alignment was unable to meet this requirement due to the narrow width (138') of the property in this location. 7. Community By Design requests a variance from the UDC requirement of a 10' minimum retaining wall height. Community By Design has proposed the following wall heights in the motor courts. Some of the wall heights exceed the 10' minimum requirement in order to minimize tree removal. Motor Court One - 15 linear feet of wall ranging from Motor Court Two - 25 linear feet of wall ranging from - 10 linear feet of wall 14' in height Motor Court Three - 45 linear feet of wall ranging from 10 to 13 feet in height. I I to 14 feet in height. 10 to 12 feet in height. Thank you for your consideration on these items, if you have any questions please feel free to contact the offices of Community By Design. Sincerely, --.--- Irian Teague, P.E., President Community by Design, LLC. Page 2 of 2 4 4 4 ` Cr H4 �1 3 =FE=1343.0 =1352.5 !, COMMUNITY BY DESIGN, LLC. 311 .esl spring street FAY5TlENLLE. AR 72701 C: 479 444-0095 Fox: 479 444-C C EXHIBIT - 1 ENGINEER: REVISION SUTHERLAND/CROSS:1O;)RAWN BY: INTERSECTION DETAILS ON.TS E: O9 RPZD09-323 Close Up View STONE ST MARKHAM HILL COTTAGE COURTS SUBJECT PROPERTY 0 75 150 ' 300 450 600 Feet RAi34 Legend QIN0L00J237 L___ 02% CMn . Flm]p(N 0500 - ye F lro00.O,( r^—�1= ZmeA, l%Lherce Flo%lan IIOO�NmFlfdnnl i Zone AE, 1%Ghnce FleNd+ln 1100 ye Glm]plm [-12007 F.&pinlc Mppn Wenay D'Nc1 O Fayetteville -- Renm,Area C i LA 1 4a6r ,..a p p Y t�si -d er t rof n rc- + t'' r° ¢ ( (* "S. a G , K 4 rya >> y'3 • Ii a ��f'4' t i tav � x+ 11K �" r : �FR�.r'i' s4� :•fix +roc ' 4 f"`9'« ax dwk: laic .n - ,� kA f. r. .'4 r - ' �-'c"-4 a'- MARKHAM HILL COTTAGE COURTS A Homestead Homes, LLC Development „ MARKHAM HILL COTTAGE COURTS --- CONCEPTUAL SITE PLAN - --- vHOMESTEAD FINE HOMES ROBERTSHARPARCHRECTiuc Project Representatives: RE GIST ER ED ROTS II RI SII AR R ARCHITECT, NC 525 SOUTH SCHOOL AVE STE 220 FAYETTEVILLE AR PHONE: 479-442-0229 FAX: 479-442-8721 Robert Sharp Architect, Inc. 525 South School Avenue Fayetteville, AR 72701 Community by Design, LLC 311 West Spring Street Fayetteville, AR 72701 a. MARKHAM HILL COTTAGE COURTS Property owner: Homestead Homes, Inc, Robert Albertson Developer: Homestead Homes, LLC Project Representative: Robert Sharp Architect, Inc. b. Summary Description: Combining concepts of the Fayetteville City Comprehensive 2025 plan with the particular needs of the City of Fayetteville Hillside/Hilltop Overlay District (HHOD), the design approach for Markham Hill Cottage Courts focuses on the spaces between the homes and the community -building features such as front porches, landscaping, and shared amenities that will work with the natural features of the site to create unique and meaningful shared space. A more typical development within the currently allowed RMF-24 zoning would not suit the site, contribute to the existing neighborhood, or be consistent with the vision of the 2025 plan. The plan consists of forty-four dwelling units in thirty-one detached cottages of varying sizes and types that will fit with the spirit of the area. Eighteen of the cottages will be single family and thirteen of the cottages will be two-family with efficiency apartments in the lower level. The homes will exhibit a good deal of variety in terms of color, site relationships, and architectural details to transcend the homogenous monotony of typical large scale residential developments. The homes will appeal to small families and empty nesters as well as single professionals and young adults. Each individual cottage will be offered for sale and is intended to be owner occupied. The Markham Hill Cottage Courts are not designed as low cost housing for a transient student population. The site is 2.98 acres and the overall proposed density is 14.76 units/acre. The cottages will be sold under a Horizontal Property Regime and the land will be under common ownership of a Property Owner's Association. The home and street designs for Markham Hill Cottage Courts respond to the existing contours of the hillside instead of imposing a simpler but less visually and environmentally appealing strategy, thereby minimizing site disturbance from retaining walls. Community gardens, footpaths, tree -shaded sidewalks, a children's play area, and a Bocce ball court will beautifully functionalize the interstitial spaces between homes, encourage interaction between neighbors, and contribute to the village atmosphere of the neighborhood. The site's proximity to Ramay Junior High School, the commercial services provided by Sixth Street, and the University of Arkansas campus make it an appropriate spot for residential development in terms of the goals of the City of Fayetteville 2025 Comprehensive Plan. Its location just south of the City's planned Hotz Park Trail will afford residents the opportunity to use the components of Fayetteville's rapidly growing Green Network and help foster a livable transportation network for Fayetteville. The land lies on the "downtown" side of 1-540, facilitating pedestrian and sustainable transportation options for the residents and illustrating the preferable alternative to disconnected sprawl development. The homes will be attainably priced while still exemplifying high -quality, durable and attractive design and material characteristics. Markham Hill Cottage Courts, Master Development Plan Booklet page I of 13 June 14, 2009 c. General Project Concept (1) Street and Lot layout: The main entry into this neighborhood will be off Cross Avenue with a new east -west street (Sutherland Lane) through the site. A secondary point of connectivity will be off of a new two-way alley that connects south off of Sutherland Lane to Maine Street. A majority of the residences will be accessed off of shared motor courts accessing garages tucked into the hillside under the cottages. Several of the cottages will be accessed off of parallel parking provided in the new street. The remainder of the cottages will be accessed directly off garage entry from the new alley. Five foot wide sidewalks encourage pedestrian connection between the homes and community areas. The street right-of-way varies from the requirements of the HHOD Local street cross section by seven feet as required to provide on -street parking for residents and guests. On -street parking is an important tool for proper hillside development: on -street parking requires about 170 square feet of paving, while an off-street parking stall requires about 350 square feet of paving for the parking stall and access drives. This results in about 50% less paving which reduces storm water runoff and the extent of cut -and -fill grading. The property will be platted as a single lot with a horizontal property regime and property owner's association, allowing for clusters of cottages with varying footprint sizes and relationships to each other. This strategy provides the variety that many developments lack. A two way alley serves the cottages on the south of the site and connects the proposed Sutherland Lane with Maine Street. (2) Site Plan Showing Proposed Improvements: The conceptual site plan illustrates the compact, clustered character of the Markham Hill Cottage Courts design. Rather than a straight line of home fronts with orthogonal relationships, the diverse orientation of the homes provides an exciting experience as one proceeds through the site. The homes and streets are oriented to take advantage of the views of the surrounding area, the existing hillside topography, and to accommodate existing significant trees. The sidewalks and footpaths connect the clusters of cottages, shade garden, and Bocce ball court with the children's play area in the northwest corner of the site. Markham Hill Cottage Courts, Master Development Plan Booklet page 2 of 13 June 14, 2009 (3) Buffer Areas: The site's hillside topography will provide some natural buffering with surrounding developments and natural areas. Evergreen hedgerows supply screening and privacy along Sutherland Lane. Garages for the homes along Sutherland Lane are pulled back from the right-of-way to maintain the pedestrian scale of the street front. The community spaces serve both as gathering points and as buffers between the clusters of homes. The Landscape plan submitted by Community By Design, LLC as part of the Large Scale Development shows the proposed landscaping in detail. (4) Tree Preservation Areas: As many of the existing valuable trees as possible will be kept on site both to comply with the Fayetteville HHOD and to preserve the many benefits of mature canopy to the neighborhood. Two white oak trees in the northwest portion of the site will serve as sheltering canopy for a neighborhood shade garden. Canopy will be preserved adjacent to the community gardens, children's play area, and along property lines where possible. A tree preservation plan has been submitted as part of the Large Scale Development. (5) Storm Water Detention Areas and Drainage: Refer to "Storm Water Pollution Prevention Plan", and "Grading Plan", by Community By Design, LLC for details of storm water management during and after construction. All storm water will be retained on site during a storm event and released slowly to match pre -development drainage patterns. (6) Undisturbed Natural Areas: The tree preservation area featuring existing trees on the north property boundary will be left undisturbed. Some work will be required around other canopy areas, including plantings in the Shade Garden area and play equipment in the children's area. This work will follow the City of Fayetteville Landscape Manual in terms of mulching and fencing to protect root systems during construction. (7) Existing and Proposed Utility Connections and Extensions: Refer to "Utility Plan," by Community By Design, LLC for details of utility connections and extensions. All utilities are available at the site. (8) Development and Architectural Design Standards: Though variation in terms of color, scale elements, and architectural detailing is desirable to avoid monotony, the buildings will exhibit a coherent relationship to one another in terms of amenities such as front porches, simple roof lines, and the use of a conscientious palette of quality, durable materials. Please see the design standards listed in the zoning criteria, and the building elevations provided in this booklet. (9) Building Elevations: The enclosed elevation drawings illustrate the typical architectural treatment throughout the project. Features which communicate the human scale relationships with the facades, such as window proportions, porch detailing, trim and sheathing and finish materials will remain consistent with the elevation drawings, Likewise, larger scale elements such as simple roof lines with dormer windows and site relationships to community amenities and natural features will fulfill the vision for the neighborhood put forth in the Summary Description above. Markham Hill Cottage Courts, Master Development Plan Booklet page 3 of 13 June 14, 2009 The Car Cottage, Preliminary Front Elevation: Scale: 1/8" = 1'-0" The Car Cottage, Preliminary Side Elevation: Scale: 1/8" = 1'-0" Markham Hill Cottage Courts, Master Development Plan Booklet page 4 of 13 June 14, 2009 The Cook's Cottage, Preliminary Front Elevation: Scale: 1/8" = 1'-0" The Cook's Cottage, Preliminary Side Elevation: Scale: 1/8" = 1'-0" Markham Hill Cottage Courts, Master Development Plan Booklet page 5 of 13 June 14, 2009 The Bay Cottage, Preliminary Front Elevation: Scale: 1/8" = 1'-0" The Bay Cottage, Preliminary Side Elevation: Scale: 1/8" = 1'-0" Markham Hill Cottage Courts, Master Development Plan Booklet page 6 of 13 June t4, 2009 d. Proposed development phasing and time frame: The project will begin construction of streets and infrastructure within one year of PZD approval. Construction will be completed over a one to five year timeline, depending on sales of the cottages and the financial goals of the developer. Building permits for all cottages in this development will be obtained within five years from PZD approval. e. Proposed Planning Areas: The entire project will take place in a single phase and will not necessitate separate planning areas. f. Proposed Zoning and Development Standards: (A) Permitted uses by Use Unit: Unit 1 City-wide uses by right Unit 3 Public protection and utility facilities Unit 8 Single-family dwelling Unit 9 Two-family dwelling (B) Conditional uses by Use Unit Unit 2 City-wide uses by conditional use permit Unit 4 Cultural and recreational facilities Unit 24 Home occupations (C) Land Use Density and/or Intensity Total Acreage: 2.98 Number of Dwelling Units: 44 Density: 14.76 units/acre Units per acre I 14.76 (D) Bulk and area regulations tWiutm 21 feet 588 sq ft 3 Land Area per Dwelling Unit: Cottage 800 s.f. Houses: Markham Mill Cottage Courts, Master Development Plan Booklet page 7 of 13 June 14, 2009 (E) Setback requirements Front 0 ft Side minimum building separation in accordance with applicable building and fire codes. Perimeter 5 ft Side, and Rear Property Lines (F) Height Regulations. -- Structures may not exceed 45 feet, as required by Fayetteville HHOD (G) Building Area. None Landscaping: In accordance with City of Fayetteville Unified Development Code and City of Fayetteville Landscape Manual. Landscaping above and beyond the UDC will be provided as indicated on the Landscape Plan. Parking: In accordance with City of Fayetteville Unified Development Code. 93 parking stalls including private garages and on -street stalls. Architectural Design Standards: The buildings will be consistent in appearance with the concepts presented in the preliminary elevation drawings included in the PZD booklet. Signage: All signage on the property will comply with City of Fayetteville sign ordinance. g. Chart comparing proposed master development plan to current zoning district requirements: No environmentally hazardous, sensitive, or natural resource areas exist on the site. No natural or manmade hazards exist on site. MARKHAM HILL COTTAGE COURTS PROPOSED ZONING AND DEVELOPMENT STANDARDS (A) Permitted uses by Use Unit: RMF-24 Residential Multi -Family 24 Units Per Acre Unit 1 City-wide uses by right Unit 1 City wide uses by right Unit 3 Public protection and utility facilities Unit 8 Single-family dwelling Unit 8 Single-family dwelling Unit 9 Two-family dwelling Unit 9 Two-familydwelling Unit 10 Three-family dwelling Unit 26 Multi -family dwelling Markham Hill Cottage Courts, Master Development Plan Booklet page 8 of 13 June 14, 2009 @ Conditional uses by Use Unit Unit 2 City-wide uses by conditional use permit Unit 2 City-wide uses by conditional use permit Unit 4 Cultural and recreational facilities Unit 3 Public protection and utility facilities Unit 24 Home occupations Unit 4 Cultural and recreational facilities Unit 11 Manufactured home park Unit 25 Professional Offices Unit 24 Home Occupations Unit 36 Wireless communications facilities (D) Land Use Density and/or Intensity Total Acreage: 2.98 Number of Dwelling Units: 44 Density: 14.76 units/acre I Units per acre 1 14.76 Units per acre I 4 to 24 (D) Bulk and area regulations (1 )Lot Width Minimum: 21 feet Manufactured home park 100' Lot within a Manufactured home ark 50' Single -Family 60' Two-family 60' Three or more 90' Professional offices 100' (2) Lot Area Minimum: 588 sq ft Manufactured home park 3 acres Lot within a Manufactured 4,200 sq. ft. home ark Townhouses: _ • Development 10,000 sq. ft. • Individual lot 2,500 sq. ft. Single-family 6,000 sq. ft. Two-family 7,000 sq. ft. Three or more 9,000 sq. ft. (3) Land Area per Dwelling Unit: Manufactured home 3,000 sq. ft. Apartments: Cottage 800 s.f. -No bedroom 1,700 sq. ft. Houses: -One Bedroom 1,700 sq. ft. -Two bedroom 2,000 sq. ft. Fraternity or Sorority 1,000 sq. ft./ resident Markham Hill Cottage Courts, Master Development Plan Booklet page 9 of 13 June 14, 2009 (E) Setback requirements Front 0 ft Front 25 ft Side minimum building separation in Side 8 ft accordance with applicable building and fire codes Perimeter 5 ft Rear, from center line of a Side, and public alley 25 ft Rear Property Lines F) Heiaht Reaulations. -- Structures may not exceed 45 feet, as required by Any building which exceeds the height of 20 feet shall be Fayetteville HHOD set back from any side boundary line an additional distance of one foot for each foot of height in excess of 20 feet. Area. h. Description of Recreational Facilities: The site design features community outdoor spaces including a garden area with raised beds and terraces, shade garden, Bocce ball court, and children's play area all connected by footpaths and sidewalks. An alley connection with bicycle "sharerow" markings will be constructed along the Sang Avenue right-of-way on the property west boundary. This will connect to an on -street linkage along the proposed Sutherland Lane to Hotz Park as well as to Ramay Junior High School outdoor facilities. The Fayetteville Parks Board has approved a fee in lieu of land dedication. 1. Reason for requesting zoning change: The lot size and setback requirements of the current RMF-24 zoning do not permit the clustered placement of the cottages. The clustering strategy allows the buildings to work with existing valuable trees and topography, provides variety and encourages community interaction. j. Statement of how the development will relate to existing and surrounding properties: The design of the homes in Markham Hill Cottage Courts will be consistent with the nearby homes of the University Heights Neighborhood in terms of scale of architectural detail and site treatment. The design focuses on creating useful and beautiful interstitial spaces between clusters of homes and preserving the natural character of the land. Though the homes will typically have slightly smaller footprints and more verticality, the intent is that they are based upon and compatible with high - quality traditional home detailing and articulation for the area. k. Statement of the project's compliance with the Fayetteville City Plan 2025: The project lies within a Residential Neighborhood Area as designated by the City Plan 2025 Future Land Use Plan. Its adjacency to the University of Arkansas, Ramay Junior High School, and 6th street, make it an appropriate spot for residential development in terms of the goals of the City of Fayetteville 2025 Comprehensive Plan Goal 1, to make appropriate infill and revitalization top priorities. The land lies on the "downtown" side of 1-540, facilitating pedestrian and sustainable transportation options for the residents and illustrating the preferable alternative to disconnected sprawl development, thereby addressing 2025 Goal 2, to discourage suburban sprawl. Its contribution of an alley connection and on -street connection to the City's Hotz Park will afford residents the opportunity to use the components of Fayetteville's rapidly growing Green Network and help achieve Goals 4 and 5, to grow a livable transportation network and an enduring green network for Fayetteville. The homes will be attainably priced while still exemplifying high -quality, durable and attractive design and material characteristics, addressing 2025 Plan Goal 6, to create attainable housing. Markham Hill Cottage Courts, Master Development Plan Booklet page 10 of 13 June 14, 2009 1. Traffic study when required: not required m. Impacts on City services: The impact of the project will be minimal in terms of creating a significant load on city services. Water, sewer, police and fire protection should be compensated for any additional needs by the impact fees that will be paid by the developer prior to completion of the cottages. n. "STATEMENT OF COMMITMENTS" (1) Dedication: As per attached drawings by Community By Design, LLC showing Sutherland Lane, a public alley, 12 -foot paved public alley connection, and utility easements. (2) On or off site Improvements: As per attached drawings by Community By Design, LLC showing Sutherland Lane, a public alley, and utility easements. The development will provide offsite street improvements from the southeast property corner along Maine Street to the southeast property corner along Cross Avenue, including 20 feet of asphalt pavement, curb and gutter, and storm drain improvements. (3) Natural Resources and Environmentally Sensitive Areas: The project is located within the City of Fayetteville HHOD. The small footprint homes are nestled among existing trees to minimize disturbance of existing root systems. Shared gravel drives and the narrow cross section of the two-way alley minimize the area of impervious surfaces, thereby allowing infiltration and evaporation to handle some of the rainwater on the site. The development will follow the requirements of the HHOD. (4) Project Phasing restrictions: The project will begin construction of streets and infrastructure within one year of PZD approval. Construction will be completed over a one to five year timeline, depending on sales of the cottages and the financial goals of the developer. Building permits for all cottages in this development will be obtained within five years from PZD approval. (5) Fire Protection: Markham Hill Cottage Courts will be served by the Fayetteville Fire Department. Fire hydrants will be spaced at or below the minimum intervals required by the Fayetteville Unified Development Code. (6) Other Commitments imposed by the City: No commitments other than those outlined in the City of Fayetteville Planned Zoning District process are imposed by the City at this time. (7) Parks/Trails/Open Space Commitments: The property is adjacent to the City's proposed Hotz Park Trail which will connect to Hotz Park as well as to Ramay Junior High School outdoor facilities. The project will provide a 12 -foot paved multi -use alley connection to be constructed as indicated on plans through the existing Sang Avenue right-of-way to Maine Street. The Fayetteville Parks board has approved a fee In lieu of land dedication. (8) Proposed Preliminary Building Elevations: Buildings will be constructed consistent with the concepts illustrated by the enclosed elevation drawings in item C9, above. Markham I iill Cottage Courts, Master Development Plan Booklet page II of 13 June 14, 2009 o. Conceptual Description of Development Standards, Conditions, and Review Guidelines: (1) Screening and Landscaping: The site will be screened by natural features such as existing tree canopy and plantings in tree preservation areas and evergreen hedgerow as indicated on the site plan. Landscaped areas such as the Shade Garden and community garden, as well as the children's play area will be landscaped and maintained as directed by the Property Owner's Association and as recommended by the Site Development Standards of the City of Fayetteville Landscape Manual. Landscaping above and beyond the requirements of the UDC will be provided as indicated on the Landscape Plan. (2) Traffic and Circulation: Streets in Markham Hill Cottage Courts will provide for traffic flow at slower speeds appropriate to the size and scale of the development. The narrowness of the street and alley will make drivers feel uncomfortable traveling at unsafe speeds. (3) Parking Standards: Parking will be provided in accordance with City ordinance for single- family detached residences in garage spaces and on -street parking. (4) Perimeter Treatment: Evergreen hedges are proposed at the perimeter of the project where development occurs adjacent to privately owned adjacent land holders as indicated on the LSD Landscape Plan. Also any retaining walls adjacent to privately owned adjacent land holders and public rights of way will be planted with climbing vines to lessen the visual impact of the retaining walls. (5) Sidewalks: The sidewalks required throughout the site will meet the HHOD five foot width requirement. (6) Streetlights: All streetlights in the development will comply with the requirements for street lighting set forth in the City of Fayetteville Unified Development Code and Lighting Ordinance, including lights at intersections, and spaced every 300 feet. Street lighting will be kept at an absolute minimum as recommended by the International Dark Sky Association: www.darksky.org (7) Water: All site water will comply with the City of Fayetteville Unified Development Code, as described in Section M, Impacts to City Services, of this document. (8) Sewer: All sewer services will comply with the City of Fayetteville Unified Development Code, as described in Section M, Impacts to City Services, of this document. (9) Streets and Drainage: Streets and drainage will comply with the standards set forth in the proposed large scale development plans and as approved by the City Engineering Division, including waivers for street cross section design as described in the LSD plans. Drainage will primarily be detained on site. It will be retained and released at a rate no greater than the pre - development conditions. (10) Construction of Non-residential Facilities: Construction of the non-residential amenities depicted in the PZD plans will be constructed at the time of the homes in the immediate surrounding area. All common amenities will be constructed and in place prior to occupancy of the final cottage. Markham Hill Cottage Courts, Master Development Plan Booklet page 12 of 13 June 14,2009 (11) Tree Preservation: The developed areas of Markham Hill Cottage Courts preserve and take advantage of the many benefits of mature significant trees. The site layout attempts to not only protect but to showcase significant specimens, such as the 25" DBH white oak that will shelter the children's play area and the 23" DBH white oak in the shade garden area. In situations where trees will be removed for the construction, their loss will be mitigated as called for by the City of Fayetteville Tree Protection and Preservation Ordinance. (12) Architectural Design Standards: Though variation in terms of color, scale elements, and architectural detailing is desirable to avoid monotony, the buildings will exhibit a coherent relationship to one another in terms of amenities such as front porches, simple roof lines, and the use of a conscientious palette of quality, durable materials. The designs will be consistent with the preliminary elevations included in this booklet. (13) Proposed Signage (type and size): None, except for street signs, house number signs as requested by emergency responders, and a street stub -out sign as requested by City Planning staff. (14) View Protection: The proposed three story height limit above existing grade level assures protection of the view of the uphill neighbors, as well as the view of the hillside from the valley. (15) Revocations: The developer understands that failure to comply with the commitments and standards being proposed by this PZD are cause for revocation of approval. (16) Covenants, Trusts, and Homeowner Associations: A Property Owners Association will be established to maintain common elements such as shared gardens, Bocce ball court, and non- residential structures. p. Response as to how the proposal fulfills the intent/purpose of the Planned Zoning District: The plan for Markham Hill Cottage Courts illustrates a vision for neighborhood development that coincides with the intent of the Planned Zoning Development District. Careful consideration of the particular challenges and opportunities presented by site topography and existing natural features make the project compatible with the land in which it will be built. The general plan provides variety within the development through building orientation, clustering, and deference to existing trees. The proposed cottages are smaller and more affordable than typical single-family detached homes and will add to the variety of housing types in the City as a whole. The project will exhibit cohesion in terms of architectural detail, amenities, scale and proportion, and site connection through pedestrian facilities that encourage neighborhood interaction. Useful and meaningful shared outdoor spaces and special features such as the children's play area, and gardens will also contribute to a community atmosphere. This siting strategy would not be possible without the Planned Zoning Development process. It is our hope that this project will serve as an exemplar for future development of the type promoted by the Fayetteville City Plan 2025, rather than that of a typical development in the current RMF-24 zoning. Markham Hill Cottage Courts, Master Development Plan Booklet page 13 of 13 June 14, 2009 Markham Hill Cottages Planned Zoning District June 15, 2009 Favetteville, Washinaton County, Arkansas GENERAL PROVISIONS d 4 ZONING MAP N.T.S. LEGAL DESCRIPTION LOTS 14-18 AND LOTS 28-39 OF BLOCK NUMBER 1, OF WEST END ADDITION, PLAT BOOK 4 AT PAGE 61 AND PLAT BOOK 5 AT PAGE 75, FAYETTEVILLE, WASHINGTON COUNTY, ARKANSAS nnn irnr I nnerinr.i DICn ICPT 10PATlntd VICINITY MAP N.T.S. AUTHORITY THIS PZD MASTER DEVELOPMENT PLAN IS AUTHORIZED BY SECTIONS 161 AND 166 - PLANNED ZONING DISTRICTS OF THE CITY OF FAYETTEVILLE UNIFIED DEVELOPMENT CODE. THE PROVISIONS OF THIS PZD MASTER DEVELOPMENT PLAN SHALL RUN WITH THE LAND. THE LANDOWNERS, THEIR SUCCESSORS, HEIRS, OR ASSIGNS SHALL BE BOUND BY THIS MASTER DEVELOPMENT, AS AMENDED AND APPROVED BY THE CITY COUNCIL. ADOPTION THE ADOPTION OF THIS PZD MASTER DEVELOPMENT PLAN SHALL EVIDENCE THE FINDINGS AND DECISION OF THE FAYETTEVILLE CITY COUNCIL THAT THIS PLANNED ZONING DISTRICT FOR MARKHAM HILL COTTAGES IS IN GENERAL CONFORMITY WITH THE FAYETTEVILLE GENERAL PLAN 2025; IS AUTHDRIZED BY THE PROVISIONS OF SECTIONS 161 AND 166 OF THE CITY OF FAYETTEVILLE UNIFIED DEVELOPMENT CODE. THE PROVISIONS OF MIS PZD MASTER DEVELOPMENT PLAN SHALL PREVAIL AND GOVERN THE DEVELOPMENT OF MARKHAM HILL COTTAGES, PROVIDED, HOWEVER, THAT WHERE THE PROVISIONS OF THIS MASTER DEVELOPMENT PLAN DO NOT ADDRESS A PARTICULAR SUBJECT, THE RELEVANT PROVISIONS OF THE CITY OF FAYETTEVILLE UNIFIED DEVELOPMENT CODE, AS AMENDED, OR ANY OTHER APPLICABLE RESOLUTIONS OR REGULATIONS OF ME CITY OF FAYETTEVILLE, SHALL BE APPLICABLE. ENFORCEMENT TO FURTHER THE MUTUAL INTEREST OF THE RESIDENTS, OCCUPANTS, AND OWNERS OF THE PZD MASTER DEVELOPMENT PLAN ARE OF THE PUBLIC IN THE PRESERVATION OF THE INTEGRITY OF THE PLAN, THE PROVISIONS OF THIS PLAN RELATING TO THE USE OF LAND, STATEMENT OF COMMITMENTS, DEVELOPMENT, AND ARCHITECTURAL STANDARDS, AND THE LOCATION OF COMMON OPEN SPACE SHALL RUN IN FAVOR OF THE CITY OF FAYETTEVILLE AND SHALL BE ENFORCEABLE AT LAW ON IN EQUITY BY THE CITY WITHOUT LIMITATION ON ANY POWER OR REGULATION OTHERWISE GRANTED BY LAW. CONFLICT WHERE THERE IS MORE THAN ONE PROVISION WITHIN THE PZO MASTER DEVELOPMENT PLAN THAT COVERS THE SAME SUBJECT MATTER, THE PROVISION WHICH IS MOST RESTRICTIVE OR IMPOSES HIGHER STANDARDS OR REQUIREMENTS SHALL GOVERN UNLESS DETERMINED BY THE ZONING AND DEVELOPMENT ADMINISTRATOR. MAYJMUM LEVEL OF DEVELOPMENT THE TOTAL NUMBER OF DWELLINGS OR THE TOTAL COMMERCIAL, BUSINESS, OR INDUSTRIAL INTENSITY APPROVED FOR DEVELOPMENT WITHIN THE PLANNING AREAS IS THE MAXIMUM DEVELOPMENT REQUESTED FOR PLATTING OR CONSTRUCTION. THE ACTUAL NUMBER OF DWELLINGS OR DEVELOPMENT FOR COMMERCIAL, BUSINESS, OR INDUSTRIAL MAY BE LESS DUE TO SHEET INDEX SUBDIVISION OR SITE IMPROVEMENT PLAN REQUIREMENTS ON OTHER REQUIREMENTS OF THE CITY COUNCIL. 1. COVER SHEET PROJECTTRACKING Jp 2. A-1 ARCHITECTUAL AT THE TIME OF SUBDIVISION FINAL PLAT OR LARGE SCALE DEVELOPMENT, THE + 3. A-2 ARCHITECTUAL APPLICANT SHALL PROVIDE A SUMMARY OF THE DEVELOPMENT, TO DATE, TO _ THE PLANNING DMSION, IN ORDER TO ASSURE MAXIMUM DEVELOPMENT 5, y communitk Y• 4. 5. EXISTING SURVEY SITE PLAN TIMING ARE NOT EXCEEDED. a ..."}„� 6. 7. UTILITY PLAN GRADING PLAN b• •... t.4�` FRI-v 8. TREEPRESERVATION PLAN � 9. LANDSCAPE PLAN TOWN PLANNING.URBAN ENGINEERING 311 w. spring street fayetteville ar 479.444.0095 NMTeix [Annxa: MARKHAM HILL COTTAGE COURTS PROPOSED ZONING AND DEVELOPMENT STANDARDS n Permiuea uses by use umC UniIl Cllpwidoues byripbl Unit Public protection antl slilily monies Unit9 Slnple.lamly Orvelling Unit ('en-belly('en-belly nrvelbn (R{ Condiltonal uses by Use Unle Unit City -node eons by ondn.onat etc punytit Uniu Gnneral and ledteelbbe. 1 Unit 24 Home0,110¢uPalioas (C) ResldeMgl 0erslty • Acreage: 2.98 • Number of awEAlrg unllc: 44 • Nonreelenbal square feet0 • Deeett,: 14.76 DU/Acre Bulk and eroe regulalloes D Idol WOlb Minimum - 21 reel 10/Lot Aroe Minimum: SBB sq 11 1 (F) tanaAmu pen D,ueflktg Unit: Cenege Roost. OVA (H) Height Regulations Structures may n01 exceed 45 rent as per HlledenilltUp Oeoaey Diaebl Bea( Maeeeement Practices Manual (I) Betld ng Area None (4) oo�em"ang: m a n :e City u Payeltevnw Uan:ooe n m eal Cede exceed rage De.ele' e. ac ing ebovo a anon m¢ UDC will se yeeuided es ied wend on the Lute/scope Plan mitt p neb1e0: ie ecceedesce nee'b Ctty Ce sat ettevllle u up ( Code en p elkiee s elut,ee pt:eetu garages and do ...I., slat• (LI I oealgn sund.ma: o brumldps n II tie e peproo es roe m m me s wept: plesomed n tie pro m ... o Ovation a mg ddod ttadr[o beekrel (u{ deuce e Alt Loe000 en the p.oparh cii seedy mien City el Pa yeteevale si(e dettecece MARKHAM HILL COTTAGE COURTS DEVELOPMENT 5TANDARD5 xue. Laao AI 3O' 12O' O GO' ISO' CC LL JOB NO. 0901 6/14/2009 DEVELOPMENT STANDARDS Al MAK A1"t HILL COTTAGE COURTS S07°4108W 7.59 nMBJS L 636Ex N98.11947. w 150W 04501r40: ESSfi Ir�-- VICINITY MAP NOT TO SCALE JIII, I- / ft .. t f l f t E%RIM .t MAY i N80°19450 r' \ ` S8819.. _..� `fir �� 7 MpµA. COUN3 S^-�•f ' Tom. I�zzrrr_z t /'L4 / 6➢ 0014140 blbal �' 0/4511)0; 93503346 c. / / F R, fff RiK. GARAVE // f OiOR CEO r SLOPS 00 5% 00 000ATR DO VOL 000 0 510 50.4504 OLD [5040404 AR1PO 2104 4410)521_lOSS ®I 6NO 4)504 rAa.E PROR055IZ!, 2A0 .005405 bnez L4L45404)54i x UVIR 4004)5 0 SO 54140.tOAOSLY 44.15 054/ IS 32 4'0 1? flI0.PMtLY w/AO 26 ]b ot +b MASTER DEVELOPMENT PLAN JOB NO. 0101 6 / 14/2009 MASTER DEVELOPMENT PLAN 42 30 5044.....00-0 120' A2 O 60' 18O' 0.000 Z0N 2mt. Mrr Pn0^ERFY IS 510411 AS 00100 OUTSIDE 1HE 01.000 2031[, A5 4liA>µ04/JO SV1E0 6504 FI4,4 µV 1005[55 0511300515 f CN*ED MAY 06 2005 & 0514300220 F DATE. MAY 05, 2003. 73/ Ia/fbI 4/3148 (lI/fl ADS 2,.e:t1P 4/_L 2 I POM OF 6C0nW14 t L �\H W.RA 1DDO IWMS6J1 tOls wPA 14110 SNS WI TO SWL ... 4405 . . 3.6/O/2/ II.. 04710.1 410 0' PC IC 05/02-10•• „ SIHM.Y NOTE5� 1685 PEAL REPRE5EIOS A FEED SUROEI' OR 605104 5CO0Of Of WµRWIY DEED:'. 550031050 W ROOKS AYD ,_ _ OF 100E 00 46000[000 001000 000(V;K, ACRFAGE OR MFRS NOTED 06715061. ARE YD OE 00015 6502 MORE M (155. NO 48513001, 1705£ N44114EM, NOR 6554115 OF IRIS 5414848(5 WIRE PRMDFO 00 ?£ 500 40003. 08500 MAY EXIST 01105 0000140004 M 6(0060 06 GAMS /35101100 406 PARCEL ALL IIIPR02YMTS, 50(40 06 S)DS\WFACE ARE lOT NE0FS4N5Y 590401. 51,"dURF) ( AND 0006606105811 0065411001$ 0046E NOi [401/NW AS A Pµ0 OF 11k5 SURIEY. TINS 5000531 MEETS µ44005t 0648100 5140000$. 00611[5 OF LOT 20 OF F:A;n 1, $410471 600.00 FEET A) A FM SVO 01010 OF NAY SO?' "0/00 I 76'W 300.01 FEET TO A 1 ;!ND NO 001W/PENS I.OI 41155, -: T OR '.a I, WEST 045 AIX4110N, NONCE 507410300 13400 NANO SAC 00381 OF WAY TAT 1107410810 113.77 FEET 61080 OF WAIN On uI D�l Rm V40A EM1: I POOREST 00011101611,1 1141 Flµ SHOWN µ0 DESFASED HEREON 0 A IRUE A':' 000001 SURors AVO 01041 TIE 310NUYENI> W.VE &EN 60056 45 5641[0 85 101001 µ 5600406 61 100E '.VIi18 04 RE002AIION5 Of 738E COY OF FA001100AII, /004/ISIS. 0[11500. 0140 PLO. 1.201 UnTE °FA 100051(4 WM(9, LIE. 3m 00001 PD 4550735 RAIN) SWT1 ML Aerw lS 72714 (473) 621_6123 8 9 -�k 11 19 21912 0 21 rI„N11APA SCALE I" = 50' BA515 OF BEARNO 0031µ054S 5VAlE P1/JOE 00060131,155, 3105131 ZONE ON ERE GPO ODSERVAI1N am +wr m 01 r cPww 11000 vrt ,14. 105100445 467701 I FluM 810000 I 0 SET I/`/' rq+ nN wtm ca 41 WJOJIIEIEO 'tf FRe 6110W/NI 04 0062530000 41 OES Fort, SOD FMVBYS n> TOIBO E P5505501. 'C/. Km, POE (p 1/141005 SMR IVMCIc ({) Swuw SENER 000-0)7 uV ce mdnum -20 MIER 400 OIlMAN ...,_._«.........04/ZOO 8£00740 C 5601*5 5541010 IYY! ..,c.._..sr._. ' 4 54140405553171 sEw4 -- 21004 PIPE 5521 01110 4wA TARTY All $5530015........................S PIXINED 20600 00515730/ (POD) TERRY GING SERVICES Benlonvllle, Arkonsos 72712 LOTS 16-18, 28-39, BLOCK i WEST END ADDITION hA PLAT PAGE 520 MAINE STREET & CROSS AVENUE o bt - •°0 2 FAYETTEVILLE, ARKANSAS dui �•'�``` BOUNDARY SURVEY SO2'IE08'W 7.50 r N88°394T W ISOHO ifR- 32592 FlIt! 1041-1*521 Z71%11L'LTZ77 Au6Y VIul1IX1 — NSEII EPo — F5sm1D 66T12Sunsm Wu w"em16°Ic.a CONTMCi0P TO '927101 (0111110$CF SOW xu[siIT. NRRNWNTM (251511111 01.0 01011 r0.OP TO COYSI0O.'IWI ry cnnr ncT (POUT'.! T'.! OOE R[yOK➢ 2%551.1(7 It' I: ` $1092170117711! ($11111111 II' SO' A,rr lrry MAD SUTHERLAND LN. 171108 0! ME NLLSIDE OVEREAY 01sMICT� No.w.Na STINt . 0505 a 0¢Aw5) _ NBS°194T W 450.50' i ds Bx TI.'-'-' . ._ •� —11 0 17011 -TOM.! tj u �s --._——.--.--.--,MTO11I DFv/GI® 1(1150 'TO BE — — =' MDm TO TEmc /1101' EVIIA 111092 MTE NG 11nLL �L' �P�Na''ILLK .m[�[Mn[xm.W. I __ 11 "n 1 � ETINC NEiAF11C -FL1 6MMD 11 Tf J n c - ±r ]Ii__.._8.._...Jc.__. - 24PAVEMENT SECTION PUBLIC ALLEY 19211(7192 -- 115 OtT*50fl 122$ SE IteS 1*, MOlE 9091/90929292 NYHSTFMIXAECUC 127000(001250 5MPD111E50121901oE 479927106 FFREtl. MAIM O]MWJIEIY6(OFR11 uG SIIMfSINATG S1.SFi FARRfYAOE. 5572/01 loot 4lM192$ FAC 471-AMA027 IFG.I OESYsIVN 10R14IS.VAt0IS)d.W 0F&IX.%MR&R I.QMLSID0MYDYI.MI 0!DCAAi FILE 61 MS 017110 0511701775. FARIIMILWA9l4lM 0250771019292 .24 %MY FD 27901191171757 WflWE51MR: Ip0L1AYtSWIVE ILRI FtlRE0e116*921101 510040 NOT!! & 0102 LIDS!! 92921 050! 0AMX50LNn0WRG RR SOILS DAGJIY NO A9]P0 II IKM ISI0TC 400E 119 MWA1$ R4f51f 49 MITMM RNO20E 021'. MS%0tShY690AN55SS1G WIRO TIE RDJJP0LASSWM:W.Y S 1001gMFIAIt WPWI➢IMAWRWT4At2ISfw1Nw.Y1s,X2 NO 01JIIIDFMI1M1Y 16 SOB W15IXIW1LP NTRCI P0191109210501100410074719101092 1007TIE.VSSC1Y'IFI*LIOP DI59Fltl GARAGE TABLE 4511 I lIlA"1 1500110247 NO 109002 LIBYa 1011-1303 MAN EEL M1LTl5W1TWL (0500115, AS MARKHAM HILL PARKING TABLE MARKHAM HILL COTTAGES STREET TABLE II I ii 1151115414 01 191,50 ittr >m RAV fir' community.by.design NG,a NBAN ENGINEERING A N,IIN.✓05 ven.M4w, w.,. S • FOUNOIRONPEN LI SET MONNAENTATWN A FOUND MONUMENTAIXIN i 7 EXISTING BUILDING PROPOSED BUILDING .0 OVERHANG FRC*0150 ONTSESUNE SACK OF BACK OF CURB 717 .......................EXISTING RIGHT OF WAY /10-'— /W-- PROPOSEORIOHT OF WAY EXISTING PROPERTY UNE PROPOSED PROPERTY LINE EXISTING ASPHALT STREET L yEXISTNG CONCRETE DRIVE E -1 EXISTNGGMV£EDRIVE PROPOSED ASPNPII PAVEMENT W/ FLUSH CONCRETE CURB PROPOSED STAMPEO ASPHALT W(0ONCREIE CURB PROPOSED GRAVEL MOTOR COURTS PROPOSED BIOEWALK CONSISTING OF STABILIZED PERMEAN E MATERIAL '] PROPOSED CONCRETE PROPOSED 4' RETAINING WAIL x a-- . EXISTNG FENCE PROPOSED FEE NYIX W R A5STMRY MBID PROPOSED IRASN DUMPSTER s,a PROPOSED 51REETUOM PROPOSEO BICYCLE RACK —At — u1ILIIYEASMENT 05,192 RIINAGEEASMEEASMEM D —ol — DRAINAGE EASMEM Y —ES.— BUIWINDSETBACKUNE BUIWINO SET BACWURUIY EASEMENT ,j PROPOSED GREEN SPACE PROPOSED TREEGRATE EFFECTIVETURNINO RADIUS (SIR) PAMUEL PARKING SPACE 4 111 TPICAISTPNDARD ONSTREEI' 'COMMUNtN'N BY DESIGN,, LLC. yy' 135050 4 REVISION # 2 TECH PAT REVISION 06.03.03 S0l7025ONCOMMITIEEO615-09 0.!e pate Dole MARKHAM HILL COTTAGES PZD FAYETTEVILLE, WASHINGTON COUNTY, ARKANSAS 6.15.09 ISSUED FOR: ENGINEER: JBT DRAWN 8?: EM DATE: 6.15.09 SCALE: GENEIUt NOTES: . wE5OTES wllwatrRwllESlNRawlrAceGMPO'n swL¢HumaA I'=30' FLAN pN 10(710 AI 110 WNE5l EIIED. 2. NIIIIGNi'SW10WIY 01111E DM10 FASIIUUI51g111YIQSMWY .1 RI L6lNGONR7514*1 TYGVII09101IN 924012 30,00 Nt 16W0140s9BLL RHH4BU0PWEO 1. IRlgCMTIOO1E510254711IIEA011LUMSW1p16I111WSIMY. S WMKHD 11050100191102$ 1034155 E*(TWEYWr91Y e. PAIPMEEIM I. AYS10701011I.PR9FO011101 Ill IXTIESM pM095011(91*O. 0. SSS11,11ENSIEIIIWMN WhW➢fl WNMW1R,RlUO1SDuM4D11. 9. MINOAR411101 lEE NE ROCSORI.VOKW/ll 1141& 03IEDrc000EEISAW. 0(045119019110170 Fl NE O SON 5001@1 1011ICSR M II WUE 10501010 NESS 10. MryIMIQ1NR9AE0100I01157510AIDN0 WSIOAWE,B rA(MR [11251 W.,FAND SITE PLAN 5LY.7Nfi%£DY(E01DX ISA P.OI0 WAIRpi s'M9 MW E NE SW 111 0710/90010 WYCI MX55S10AWARA (MOOS 5091 MINT MNAWAIPMgW SWFT WM901LEN 5257101110 54EOHT A11Nf 075101E 0MER 05100 FE Mif7/M 010 SITE EAR11MII. SHEET 5 of 9 community.by.design Tr! 2ttmtt TOWN PLANm T•yNWN ENGINEERING tq 34 I ` �+ amE4OvwE IxrwE RE s FlPf YARY6D j;::' I i � � � 1 e•,, aawFl ssNar 5501 553- . 550— --� -a FPM �II®aTMa - tla-4a-_5, — — a �..- .—__ .z e ':� � � a--vf'• �.i-i «fa- nfIrai° �^'•�" l plp1�"" � e•a+s B)8la'1H p0 - �\ nom` � "?� /i-in �t•� wNMv wNML6 �_ I515-S 45 V w, 5WIN8.11 14 \..n). RA:TOR TO VERI5r000An0'IR 4020:GW349001V•,p(i0 45130220 RFraNNGW1.�\\ /D 514U} N I TFl I �T r N« IEo GCCI�I� ro tXN5lRIK 10 EX Si\C RE RMINB PLI - ' 45301503 5121911 i0 DE R[ 4+iUC. Sw5 � OIDONSrRUCL;ITJ 1 I �pq1 y Wp 40100205 SV(CS S S `o, / ea Nrv0WV2 T 015.1} DWTMLP5IOW 11R11M1 .105..05 Wti-V, 004,0EqWIS 5 BEE IMIUN ASIDHY IR 55* *60<05 OlP0 2500105620 5500 501-1310.5 ]YP W .� JJr ;�®Pggyr tnt 3) RB 1.13433 r 0151 N eu..---m (9M.,n 3 .011--...— DsruEl x5w•Ta O 010 L3 t i'rl) 0841 l• WATER DIE MO 125 .ReOP P we .POND ED miin. 4maa SENEGAL NOTES: 04104525 SWIWl5Y64 NE ROE * PmT0a6.tinw NO MTNIIDRTOR'a r(MTOLE RINOAu. MTLMRIIMISRB6T10MTKORD, EMDIE/OETORMf PEES WAIT MO 5249 ROCS .94{151 TEARER 5405WWADI 4*" PINRIDI1t1E MMFPEC50 1OI.IM.Ia uow 4505 Mw ROIAluTSMOW MRa WE awLSDIRL® SR vn OUT Al OE SET (4 RE MMRUOIW OE AMVIMRnE RTt6 P/tt1RN12.. O SETaOIPEN m POUND IRON PEN A SET MJFUYENTATKK1 A POUNDMJINMERATlII (TJ BUSIES ERILOINO 4 PROPOSED 5IEew0MW Bvmlwm ._. _. EV94V403RHL5 RACNCFGIRB PROPOSED WAY RIGHT OP VMS EISRNOPROPERTY ERlYINS PROPOSED LIAR ✓/l��l�/� IXI5nw MPNUT 015555 EYISnxOCCXGhIEDTYE . y ExGGPAVSEDPSIE PROPOSED ASPHALT PAVEMENT W/PLUSN CONCRETE CURB - PRCPOSEDSTAMPEDASPHAIT WICONCRETE CURB PRDPoSF.OOPAVd MOTOR COURTS PROPOSEDSIDEWAIKCONSISPND "� "-I OPBRABIuZFD PFFUASAELE MATERW, _i FRO onocowcpu o PROPOSED.• RETAWNp WALL Y IXISIWO FFNC£ o 52105050 STREETWNT w t5 UFvrvEA51ENT a V VInmERAVIAOE EAEIONT ME€ DP.VIMGEPAVIEM ea NT 050.424*SETB4fMIIIE Sa BUM1OPN SET EAOCMI1Ii1T EASEEENt PROPOSED 0PIDiSPARE PROPOSED TREE ORATE 2194.- IXASTNM OUSRUIEAD EISCIPIC EXISiINOGASLNE EYJSTNGI•WATERIMIE — --------- PROPOSEOVISIIYCCNWRS PROPOSED ITVTY CIK5bOpd — PECRCES CVNIFTIA£ — — PROPOSED r RATER LNE ___ _ .__- PRGPOSEDVMTERSEINCE PROPOSED a 641EM14r5EXR PROPOSED A - EERIER SFAN4H 0 PROPOSED DEMIIISENHi SEWER ® WOP015045' TARY6EVhRMWIKK£ y. P5205015045' 0010 yl FRIXtl5ED95R'BFND II{ PROPOSED IRS SERVICE WATER SERJY.E ININ -T I -' SWOIE METER S SETTER -µl _ PROPOSED SERVICE Yrtm 000ELE METER S SETTER PROPOSED PINE I IYgUNT AS43E6Y p PROPOSED DLWEFF 6159.0.1 O PROPOSED 9ECIRIC IRN6ORMER 9 9 m RECEDEED ECn PEDESTAL 09 PROPOSED TEI£PIRAVE PEDESTAL p PROPOSED CASES MHAER 5] PROPOSED CAnEP ORSTAS. ©(01511110 GAS 401524 O 524150110 POWER POLE o. ExISRAO wA1ER 49TH oDS5NGMaa my [_-. 3F T:20)20505 PROPOSED STORM SEWER PROPOSED GRATE INLET. -�J PROPOSED CURB INLET Qo PROPOSED JUNCTONBOX PROPOSED FIAREO <I END SECTION y11iE p AR AS E E 0 AL E VIES o� 0 4ti ,,,, , '�Rt •. COMMUMIY 4 EE 355 055159, c LLC. 5ge 9a. *150 POs„`••a REVISION # 2 TECH PEAT PENSIONS 06.0309 SUBOMSIONCOMMITIEEOEI5-09 Cole BOB Dale Doll MARKHAM HILL COTTAGES PZD FAYETTEVILLE, WASHINGTON COUNTY, ARKANSAS 6.15.09 ISSUED FOR: 31 UTILITY PLAN SHEET6of9 Sa S S 24' PAVEMENT SECTION 20' PUBLIC RO.W. , 30 U.EJACCESS EASEMENT FROM SOUTH TO NORTH CRMCAt OOT ZONE 20' MINIMUM EGTC — 3'TYP PaJEASB WTHU/ Wr+RSATEBA¢-.. orrrn®roasw B•aro DmrBMRDIE _—_ roDmTEE .— HITESN ABS MP'dl 91BMLY MMALT SLIB3VEE SCc M'IPLE SEES EwBw EaAwnBx SECTION- STABILE PEIUIEABLE MATTRIAL FOR SNWPJLSL SIDEWAUCS W ELSERLCN0N OVER CRITICAL ROOTS N.TS. S1mWf SEE HSt I Lw1WY PNRMYITEENS EWLNI 5ES m TIE DIVE TAKRBYE DMB®IOWNmTR Em ML BNET_ YEIPKS EVEN ItNDECroaTIEFENCER VEMC1M61 Ak SIEDI ST®[B INIMQi9E0% TE ET LNBE9Lammm BSEWNOmmrmAlwlIMOIlE SNESNINDEEES E(A 1E gTILONNIEEN ME I HOMO I9FROMENSaWLANEEEEWTM*EWE ME I 11t55 WIIOETrLxowwlmmTIE Bu�xomlmmamunEATTIEIrLEm¢Iaor MAR SVLtt0.VWS NEIHPJ@(MAM1PEIIMNNNL MANSST.9M1®11.MSVflT1MNBNWLW NEImM 6 ETTET 09 061551 rEESE 5511! MCI m'M1MRABbBS WAMAK NONLLRAWLMK.AYYfEEl) f5 ITIEErLEEMNNNmM�EWAAWLN 6.5MINOEIN0.BIM WEN.1rAT RA9f.£M IIH•EIIHNB. mWLERI1 lu AEETDE LWTW W CLAIM ITEIE MWIXIMEflINEAIE .1 IV.51 WIMMNLREHNLLENARNAhaWt5505551 11t CRESL HIINIIAI6 aY(SF 1IOM EERGV[fMm IWNImETElIE EME vnMIO CRESS MHWYTIME IlRMElYM 1Ml NT NIENOWL OMY WMMRWf5R1511OW R&PHNR6RPSMIVIa 515505551 Ml ATfEMIIMEmiMI@AOw61m. flNAh lINWE NOBAWmo MEE WNNR NEPOETTEEERWIEIXLMINHVbTRfSS AS BELER IEEEW f9E9LNOLWLCImmMB9FIfl NOWBEYW6MLIKNRMIWlE30.4T_a IEEE m WIwmNEMAwlawnmPMmxNOPwMAL•ILELaraTamL. MAVRWLN w fE 07 EElEIIELU. LW SEE, XS Nn10 BE1EEBll'Wfi1 iEW6a IDW5ELME_INONI{WNEXNa a1WNi$N EfNT ISERE. RLEVE SIEATO AGS.BIAPN NO*LR. NWLRRW WA E�mN 011515 CEXTIXMRBGIG NHT'AILM.Kd6WiDRYILWN M.5w]LUEmISMMLxc5nrtx • NN1011 10.0IIt IWWE®ESMUl 0001G*IMM R.®1MmL NHTAlI1501 BWLE 4NBBn5150NKTW% NEm MBEWSENEET 516 A®O DETER MI 010055005 KIMFISWIERNO DRWElS NONTC 52 DIEIIBY®mMIODGBHiLN1aRBISIP.W6. MRFX G W IB.* ND Aa4E a a, Pl GGIBI A W 1 E SINID SD 6IN® community'by_de sign �••J• C • I..tf' TOWN PLM`NINO-UPB0.V ENGNEERIMS 9„n.•E/YI•EEN,•Y•LIt. •- •rywu.LEES .ISINJ.. 55050100 BJLODAG WSLE60DR®EEE 0505 OF FCURE LNE EXILING RIGHT HT WAY PROPOSED NG PROPERTY ISIS WAY PRbPSED PROPERTY EEE PROPOSED %LOPFRM1DNE IXISTh1GASPI1*LT SDIEIT IXIbTHO CONCRETE qN4 WILINGGIULhL ORNE PROPOSED ASPHALT PAVEMENT WIFWSH CONCRETE OURS PROPOSED STAMPED ASPHALT WCONCRETE CURB PUGMVEL MDroRCOURIS PROPOSEDSIDEWALKCONSISTIN' OF STABIIJZED PERMEABLE MATE PROMUCOt am PROPOSED RE1*5510 WAIL IXISNIO FENCE - n Y - n 6 PROPp5EDC WAIFA LEE PROPOILOESWRFAY6£VRA ® PROPOSEOSTORMSERER PROPOSED GRATE INLET, O PROPOSED CURB INLET QQ PROPOSEDJUNCTION BOX PROPOSED FLARED END SECTION 128)- - EXISTINGCONTOUR ---1R]-------- PROPOSED CONTOUR EXISTING TREESIGNIFICANT —u-- —oL UTRnrEASEEIT 5505 ------- LRILrrcIDRNNAGEEAWFAT PWNAGEFMM'I? ESI. 0S, —La— BUILOINGSETB.CKLINE EL-LI BUILDING SET SOCNMWTY 55555511 PROPOSED GREENSPACE W PROPOSED TREE GRATE TE Or EG RE 1 AL EN IRE R E REVISION # 2 05.14-08 Wm S000MSION COMMITTEE 0-05-08 DSB Oats Dam Dam WE HILL COTTAGES PZD FAYETTEVILLE, WASHINGTON COUNTY, ARKANSAS 6.15.09 ISSUED FOR: ENGINEER: JOT DMWNBY: Till DATE: 6.1509 W SCALE: 30 FAN 0 I5 b' SD' SCALE II FEET GRADING PLAN SHEET7of9 S ______ 1!l1. :lIlsTliIiti _______ ♦ice a ��`1� �► �- �/,�� �".':s%/.c �..� %��a4 �f♦v'/Jf/G e�p%�,d/._r,ss, ��r %''r♦� l.,%%� ;i,� / I �ni�"'y-�..'' o-a�i"e ►/ice ;/ ♦ r,�/ ,`� ♦ Ryf ^ � ♦ / �.� -+.f � :.o ils'�� i�/ '� ♦ � �'�� �� C�/ ��Ie�i'i� .-pi;��.,/BF S�y' A,��Z���I ,O/°j.4i ��y�4� D� ' f �f6p I'I'�_ p I�♦�/,� 'pid �G�' i♦� 4,.,.;��C�`-"" � �� ♦rr!'i 014 % e�'`- � RLf%/'a. "'� (c. et♦� ♦ � t ii. © 01� o q a I ♦I 3',-'. �.f�• l OiJ � '.�� ��17 _ © .�...� „�.�"�G ,o�'Y le ' �♦aIIF'"g."I R�19���✓/�'/� 1� �. ��$' .'i ° + ��ti�e's '�.`e�Af ,�,. '�-.. 1 �pT`y�-.'`.x�-. ' ' J i'%�4♦ ,.df� !�. / Y �� y�y Will i €,v / C� �'T '- �, 1 .'T>< .rk�i.!♦i l® l'IfI6 ��® l�y��u g '6W8f 1giYQ �" 4f�iI�%If16�1�!/w.illYp I YF i9 ♦- uv: Ova♦ri lll�PP y LyuL Imo!&j ... N11NOM .�BIWIAG/S 00_l M:nM00.714700000SIVLNnO1L51®nAK 0001 eoseNEN1nCO2451916114016 RE TO INL1 PZ a 0119 On �1BB116 1.'NMNRnt.MT'L0ttl61®1TNAR19RMB[ll@.MWABI m0lI9NNe10:IM tl„YMIBRRM.NIO6 2. ROI&104l ORW1* Ti00 CI0 N RRR 79371030431070100* RP 1108 RNIS1tlt �� mAl(C11RAMfp11Y1S61LB MMMMNNRIfMmM 1 WRlmk/BSVBWLEaelojm RroMoTM1VMY81LF19WRRNJRNpWLY a 1BEMWhOnk1BOM WYLR1BPm x.1YWBiMCIDJF6MI W/LItIRmY WHIN701NOH[NNLnN%aM WNRCRM 174.1:1. 1. 6141Ynd8NC11A11IWIT1MY650141 RI61N1®0WM0MWYAYWFA 0 400&5 M11IX0TI n Ealo1 NMI TH RP MC, L MTTToop Ey tlINotnoNr1MRBWINPAIWRLe1emM51 E4024( ROT S IWRRNmtm NW15/144.70 M TM 02E07 R NS8 Mm7LLY lOGT00MXWE NIX WD OMYRRP#l00 #p At 0701-1 7XtT#02MNI04T 1000010 1454.7 0p4N14. MY91Mtl6VC W19NLNALLW9NAl10VEat1B{(IgNENpI/aa$ 807110,10,42 WIFLIMRPBBWLralPYM11010, 1MLIµ1MENR®1ronflHlM wNA[SR 0EmHMMR71 m101re A (i(WPIIYMR TO $0R91XNM11B R1AVNVT6R1Mp{0ER 10100140 10 NN11BMa01@IW RR M ICT0u141RWW'04144.02014.14[1444010 M 0039E Lg1M6ng1RNS 05,0214[ 6 mNmn* 00010 0004, 5a030TLWMR]JI1fBNNGNTwewr1 i1. W W1104040715* ERA1dWM T4N19RW1R RTO 1mNTMNCU4ET7� R .A 1S mTn61BYn® W M 001 RVE a NY 110': O 0oE 0016.MraunnlMwx 140017 1110 702 16RF57(Pg1C96. 199101GM0. 40 T0Mi RWL TMI RYE 0 MMI90t1N91Ym10*En02R@YYSIWL(LBN.TTR,W MO 0034 lncrc0ea76 1} Ml 110301 00,040 N61YOZYSOm 6 W911Y0m61MIl0NLEATTHXP6 WYNR1m01NM 7011040 GW' 77 E 0*4 MMTW 1714005440 103307M QBB09 M N10W.WM'1*75503 I RINB 10400146 ImmR1Wk5 141407[ 141 A N19L1197Tm5ArM0000450IYHY040011 O0 [50K14µ17 0744 0IFW9WOT 40707 171004114140617i10VLWNIoNAl1@5 1l 20w106 11441 M AV*M1600*7R iRM0I C0[IAnYSFTEE0T1ffiTAVMt RNIN10010)4 uMnlIP1YRRMNNftlEPM16NFA 77034 00001 $1504484044 00101*[ 03140 RWi aMEi1T. OWNTOTNTTONMnPiM@01040.2RNRm1:aKI61MU1q'roY7NHX01 iS 11EINmXAIYNRM'4417*F9C1&[IWR+M 04.1410417 7•' 1e YNMMBMY7000 00VJB9.FwM W317 pTX7MMWO.lUN0IM0Wa I 40041YWAi0W i000 4000, CTAm1EmM1007romMNa71* MTMRMmTB3ON0 R.V£NTNBIMIdYMOMMMl SEEDING AND SODDING NOTES: • 0411170700141 COm01L64MW RRR95RAMS(0YAN01AYG1010DIMA5. 9Ynp10CID.025*6 X34 0100. TB P008003 MO PMN0M9C 010141 1445.7E YW1*Tfl4057YB@m 4.4.0.014.10 NMM 19®6 S AIRQ X4108096*LLNBI N 0440 M]I PR E 0740054 4T004 • MW) 114¼ WRET0LMl TG"170904405(00115144'30.20004004W 5074000 TOW 9141 00070100000540 04005000444 Mx M 061W68RIT]6fffiNIMOAlacn1 T c 040.114111 WT*X01®000001100004445700096E M 1900I.e 'Li *70104G96.[0119 CPMd;04091161710 040 05,SWt*$1MID07'f 44® 'flee Presenetion I Mitigation Mw,nnn. uu1 Acres square Feet %of 818 Mitigation 0.904241 Ratio T• Caliper MIdBetian Trees Re ulred Site (Lees Proposed ROW) 2.380 103,513 100.00% Ellieng Cann H' M1 1.570 68.389 65.01% Mid 0.000 0 0.00% Lao 0.500 0 0.00% Total 1.610 68,388 85, Preserved Cann High 0.723 31,480 30.38% MId 0.000 0 0.00% Low 0.000 0 0.00% Total 0.133 30.718 30.38% Removed Canopy Below 30% High 0.000 0 0.00% 218 0 Mid 0.000 0 0.00% 200 0 Low 0.000 0 0.00% 430 0 Total 0.000 0. I, 0,Am0 /I R 1 RI >N4 6trWsl Tms tat 0400 tat Conopy Pod 4o4444 oat oaoao ito 18 0144 37 Good teoo..d 3 .404.0.0 oesaoste 72 0733 44 Pc" Pl.ond .8*400 01700* *4 10 0034 37 Good Fiw.7,44 1 0000* - oa.GS.8. 18 0034 37 Pb P0040344 0*1000 Oaoosite 08 1034 37 Fat P00.344 7 141.1.0 oa.os ite 20 0331 41 Fe P0003.0004 0 ellIs oat oa.000 *0 00 0044 37 Fe P7001 -ad loll. 7040 01a004 *4 08 0200 30 Good P7010344 0404i 0.8 O...00a ebq 08 024 37 9007 P0000344 12 0*14.0.8 oaoos a04 23 0700 44 Fat p001.744 03 8*81 0.0 00.70* ate 15 0044 37 Palo P400344 05 04040 0.8 0000to. ito 08 1210 30 P05 001,040 10 84*8. o.k oaboa at. 23 2011 12 Good P00.7044 0744.440 AGo 110540020 20 2111 01 Good 71.0.0*4 08 40oeo 01.944 *407 esodo.40a10 23 1704 40 985 oollead TI 080 02.084 lB 1004 37 9007 00038,44 posse Ga.ot. .0*40 lB 1034 07 Foe 80110044 _.5__ IT p0040.8 01*000 .0.804. 0* 0004 37 Fox RF0oe.l 23 oat 0*00,81104040 15 0004 - - 37 Fat too'o4 up TREE PRESERVATION FENCING 0-01 community.by.design ty toJ T URDA0YD3000, P�,140l N gSA L O< AR E ER At GIN R xf. 2 �ZE'0F'gy hWMMIMINYp'S,,% O lLC CRITICAL OOT ZONE 20' MINIMUM v •'Lto° AP REVISION # 2 R@YNESCO •••••• A,tlb 344240491 SLNi1RY0WMt SUbiVDE GRIIIXIBE 700410004010.80 FMNIC 1,02 OF S 0,WOOIXGVATICH SECTION -MINTZm P97MFPBIE MTFRW. A FOR INTERNAL SIDEWALKS IDNSTRUCIION OVER CRITICAL ROOTS N.T.S. PR0Po1FD61NL*00 _ BBS,xp [944084.➢E SOCXOOF D'4..F 00me00 RLRE BA 11*1 .._.ro van.__ 190155XP R041OFW Pry-- -- P/n PROFQSEORMMC£ WAY — ' 020100100 144(44104. WE — . PROPOSED PROFERTVLRE 2/fXZZ2' IXISRXOASRVLTSIPEET '.� 19180400 000400515 8412/5 ? E1t0nNODMY4DRRR PROPOSED ASPHALT PAVEMENT W/ RUSH CONCRETE CURB PROP05ED STMIPEDASPHAIT V//CONCRETE CURB PROp5EO003411 MOTOR .__v_-. GWRTMFA __:''.-x' __ FROOSEDC0NCRE* PROPOSED SIOEWALHCONSIST', OF STABILL2ED PERMEABLE MAT PROPOSED TREE GRATE PROPOSED* 704144M3w011 015004000405 -"- 17 0 - 1 x -- PROPOSED 141.2044 LINE -..I --.. 5 PROPOSED B 1450075000, PROPo5000 STORM SEVER ® PROPOSE. GRATE INLET. PROPOSED CURB INLET OO PROPOSED JUNCTION BO% ctPROPOSED FLARED ENO SECTION - - - - ---1297-' -- -- EXISTING CONTOUR ---1297-------- PROPOSED CONTOUR 141;-1 EXISTING TREE VT SIGNIROTREE EO EX 00051040TREE SIGNIFICANT -REMOVED -4P-IPPROPOSED TREE PRESERVATION / 'TREE PRESERVATION ISEA Date Bate Dal MARKHAM HILL COTTAGES PZD FAYETTEVILLE, WASHINGTON COUNTY, ARKANSAS 6.15.09 ISSUED FOR: liw ii Iu,///////ice TREE PRESERVATION PLAN SHEET 8 of 9