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Home My WebLink AboutOrdinance 5807;� r Null{1111{INIIIII{111111{Illlllllllllfllllll{IIII1{III111111{III{{IIIB111111 Kind: ORDINANCE Recorded: 10/16/2015 at 02:34:08 PM .. Fee Amt: $30.00 Pape 1 of 4 {;.•` 5iashlnptcn County. AR Kyle Sylvester Circuit Clerk. 1 113 West Mountain Street FS162015-0002958 —" Fayetteville, AR 72701 (479) 575-8323 Ordinance: 5807 File Number: 2015-0432 RZN 15-5174 (S. END OF RUPPLE RD./STRIKER DEVELOPMENT): AN ORDINANCE TO REZONE THAT PROPERTY DESCRIBED IN REZONING PETITION RZN 15-5174, FOR APPROXIMATELY 102 ACRES, LOCATED AT THE SOUTHERN END OF RUPPLE ROAD FROM NC, NEIGHBORHOOD CONSERVATION; CS, COMMUNITY SERVICES; R -A, RESIDENTIAL - AGRICULTURAL; RSF-4, RESIDENTIAL SINGLE FAMILY, 4 UNITS PER ACRE; AND RSF-2, RESIDENTIAL SINGLE FAMILY, 2 UNITS PER ACRE TO R -A, RESIDENTIAL -AGRICULTURAL; RSF-2, RESIDENTIAL SINGLE FAMILY, 2 UNITS PER ACRE; RSF-4, RESIDENTIAL SINGLE FAMILY, 4 UNITS PER ACRE; NC, NEIGHBORHOOD CONSERVATION AND CS, COMMUNITY SERVICES BE IT ORDAINED BY THE CITY COUNCIL OF THE CITY OF FAYETTEVILLE, ARKANSAS: Section 1. That the City Council of the City of Fayetteville, Arkansas hereby changes the zone classification of the following described property From NC, Neighborhood Conservation; CS, Community Services; R -A, Residential - Agricultural; RSF-4, Residential Single Family, 4 Units Per Acre; and RSF-2, Residential Single Family, 2 Units Per Acre To R -A, Residential -Agricultural; RSF-2, Residential Single Family, 2 Units Per Acre; RSF-4, Residential Single Family, 4 Units Per Acre; NC, Neighborhood Conservation and CS, Community Services as shown on Exhibits "A" and `B" attached hereto and made a part hereof. Section 2. That the City Council of the City of Fayetteville, Arkansas hereby amends the official zoning map of the City of Fayetteville to reflect the zoning change provided in Section 1. PASSED and APPROVED on 10/6/2015 Attest: FAYFTTEVII L -F. � '-;ysy. �'kr; NSP •��`•; Sondra E. Smith, City Clerk Treasurer Page 1 Printed on 10!//15 EXHIBIT 'A' 15-5174 RZN15-51741 STRIKER DEVELOPMENT Close Up View t gg NS JJ J IL I i 3 Q K Q JM. 0 3 : I P- 7 -, ALLEY 509 ALLEY�510''I ' RO .i 0N,J1E„W OR z BOWLING A cs I• ��ylE :�,3 c u r sir; 'y�I'I� II d. • �• MP4fi V' I 1 19 O•�r: RP2D F � I J/1 I• m �I �,• � 'r I■ -� I. ;C, II r OQ- -...� Dom' C PR0141300 tls.•.xn.d.T SUBJECT PROPERTY o 1 RSF4 PROPOSED RSF-4 CVeiJle,,Neighborhood1Pa Trail Zonina Existina Proposed Natural Surface Trail R -A 5.52 acres 11.81 acres RZN15-5174 RSF-2 9.79 acres 10.93 acres RSF-4 52.25 acres 47.24 acres Hillside -Hilltop Overlay District INC 33.93 acres 1934 acres Fayetteville City Limits CS 0.22 acres 11.88 acres - - -; 0 a00 600 Footprints 2010 1,200 1,800 2.400 F�1 EXHIBIT `B' 15-5174 LEGAL DESCRIPTION: (PROPOSED ZONING: RA A part of the SEI/4 of the NE1/4 and a part of the NEI/4 of the NEI/4 of Section 13, T16N, R31W and a part of the NW1/4 of the NW1/4 and a part of the SW1/4 of the NW1/4 of Section 18, TIM R30W in Washington County, Arkansas and being described as follows: Beginning at the NW Corner of said SEI M, NEI/4, said point being the POINT OF BEGINNING, thence S87°12'08"E 990.46 feet, thence along a non tangent curve to the right 144.65 feet, said curve having a radius of 329.70 feet and chord bearing and distance of N08001'00"E 143.49 feet, thence S66°12'21"E 21.71 feet, thence along a non tangent curve to the left 240.42 feet, said curve having a radius of 660.00 feet and chord bearing and distance of S76°38'30"E 239.09 feet, thence S87004'38"E 163.35 feet, thence along a curve to the left 140.34 feet, said curve having a radius of 565.27 feet and a chord bearing and distance of N85°48'37"E 139.98 feet, thence S11 °27'25"E 224.91 feet, thence S25°07'17"E 182.41 feet, thence S02019'56"W 88.23 feet, thence N87040'04"W 205.07 feet, thence S02019'56"W 110.00 feet, thence N87°40'04"W 52.82 feet, thence NO2°19'56"E 110.00 feet, thence N87040'04"W 80.00 feet, thence NO2019'56"E 280.00 feet, thence N87°40'04"W 511.61 feet, thence NO2019'56"E 40.20 feet, thence N87°40'04"W 150.00 feet, thence S02019'56"W 330.20 feet, thence N87040'04"W 260.66 feet, thence S02°19'56"W 64.94 feet, thence N87°40'04"W 439.48 feet, thence NO2'1 9'56"E 448.19 feet to the POINT OF BEGINNING: Containing 11.81 acres more or less subject to easements and right of way of record. LEGAL DESCRIPTION: (PROPOSED ZONING RSF-2) A part of the SW1/4 of the NW1/4 and a part of the NW1/4 of the NW1/4 of Section 18, T16N, R30W in Washington County, Arkansas, and being described as follows: Commencing at the SW Corner of said SW1/4, NW1/4, thence S87°56'51"E 1,081.92 feet to the POINT OF BEGINNING, thence NO2°19'56"E 36.18 feet, thence N19046'16"E 385.77 feet, thence NO2019'56"E 453.57 feet, thence S87°40'04"E 198.82 feet, thence along a non tangent curve to the right 237.77 feet, said curve having a radius of 400.00 feet and chord bearing and distance of N19°44'21 "E 234.29 feet, thence N36046'06"E 339.97 feet, thence S51014'45"E 25.00 feet, thence N38'45'1 5"E 12.24 feet, thence S51 °14'45"E 181.40 feet, thence S36°46'06"W 416.81 feet, thence S02003'09"W 902.75 feet, thence N87°56'51 "W 518.83 feet to the POINT OF BEGINNING: Containing 10.93 acres more or less subject to easements and right of way of record. LEGAL DESCRIPTION: (PROPOSED ZONING RSF-4) A part of the SEI/4 of the NE1/4 of Section 13, T16N, R31 W and a part of the SW1/4 of the NW1/4 and a part of the NW1/4 of the NW1/4 of Section 18, T16N, R30W in Washington County, Arkansas and being described as follows: Beginning at the SE Corner of said SE1/4, NE1/4 of Section 13, said point being the POINT OF BEGINNING, thence N87°18'19"W 31.69 feet, thence NO2'1 9'56"E 818.69 feet, thence S87040'04"E 82.26 feet, thence NO2° 19'56"E 135.00 feet, thence S87°40'04"E 80.00 feet, thence S02019'56"W 110.00 feet, thence S87040'04"E 52.82 feet, thence N0201 9'56"E 110.00 feet, thence S87040'04"E 205.07 feet, thence NO2019'56"E 88.23 feet, thence N25007'1 7W 182.41 feet, thence N11°27'25"W 224.91 feet, thence along a non tangent curve to the left 252.97 feet, said curve having a radius of 565.27 feet EXHIBITS' 15-5174 and chord bearing and distance of N65°52'39"E 250.86 feet, thence S34009'34"E 22.76 feet, thence N36°44'43"E 306.07 feet, thence N61 °29'33"E 189.51 feet, thence S53013'54"E 386.46 feet, thence N36046'06"E 15.53 feet, thence S53013'54"E 138.64 feet, thence N38045'1 YE 34.36 feet, thence S51 °14'45"E 181.43 feet, thence N38045'15"E 5.68 feet, thence along a curve to the left 27.77 feet, said curve having a radius of 525.00 feet and a chord bearing and distance of N37°14'19"E 27.77 feet, thence S54016'37"E 132.35 feet, thence S38'45'1 5"W 49.84 feet, thence S51'1 4'45"E 156.43 feet, thence S36°46'06"W 339.97 feet, thence along a curve to the left 237.77 feet, said curve having a radius of 400.00 feet and a chord bearing and distance of S19044'21W 234.29 feet, thence N87040'04"W 198.82 feet, thence S02019'56"W 453.57 feet, thence S19046'16"W 385.77 feet, thence S02'1 9'56"W 36.18 feet, thence N87056'51 "W 1,081.92 feet, thence NO2°03'30"E 44.17 feet to the POINT OF BEGINNING: Containing 47.24 acres more or less subject to easements and right of way of record. LEGAL DESCRIPTION: (PROPOSED ZONING NC) A part of the SE1/4 of the NEI/4 of Section 13, T16N, R31 W and a part of the SW1/4 of the NW1/4 of Section 18, T16N, R30W in Washington County, Arkansas, and being described as follows: Commencing at the SE Corner of said SE1/4, NE1/4 of Section 13, thence N87018'1 9"W 31.69 feet to the POINT OF BEGINNING; thence N87018'19"W 715.01 feet, thence NO2°19'56"E 814.16 feet, thence S87°40'04"E 135.66 feet, thence NO2019'56"E 455.20 feet, thence S87°40'04"E 150.00 feet, thence S02019'56"W 40.20 feet, thence S87040'04"E 511.61 feet, thence S02019'56"W 415.00 feet, thence N87040'04"W 82.26 feet, thence S02019'56"W 818.69 feet to the POINT OF BEGINNING: Containing 19.84 acres more or less subject to easements and right of way of record. LEGAL DESCRIPTION: (PROPOSED ZONING: CS) A part of the SE1/4 of the NE1/4 of Section 13, T16N, R31W in Washington County, Arkansas and being described as follows: Beginning at the SW Corner of said SEI/4, NE1/4, said point being the POINT OF BEGINNING, thence NO2°19'56"E 870.64 feet, thence S87040'04"E 439.48 feet, thence NO2°19'56"E 64.94 feet, thence S87°40'04"E 260.66 feet, thence S02°19'56"W 100.00 feet; thence S02°19'56"W 25.00 feet, thence N87040'04"W 135.66 feet, thence S02'19'56'W 814.16 feet, thence N87018'19"W 564.49 feet to the POINT OF BEGINNING: Containing 11.88 acres more or less subject to easements and right of way of record. Washington County, AR I certify this instrument was filed on 10/16/2015 02:34:08 PM and recorded in state File Number 201 -000 9581 Kyle Sylvester- irc ' CI by City of Fayetteville, Arkansas 113 West Mountain Street Fayetteville, AR 72701 I • ..� (479) 575-8323 rn Vit, .aY Text File -- File Number: 2015-0432 Agenda Date: 10/6/2015 Version: 1 Status: Passed In Control: City Council Meeting File Type: Ordinance Agenda Number: C. 11 RZN 15-5174 (S. END OF RUPPLE RD./STRIKER DEVELOPMENT): AN ORDINANCE TO REZONE THAT PROPERTY DESCRIBED IN REZONING PETITION RZN 15-5174, FOR APPROXIMATELY 102 ACRES, LOCATED AT THE SOUTHERN END OF RUPPLE ROAD FROM NC, NEIGHBORHOOD CONSERVATION; CS, COMMUNITY SERVICES; R -A, RESIDENTIAL -AGRICULTURAL; RSF-4, RESIDENTIAL SINGLE FAMILY, 4 UNITS PER ACRE; AND RSF-2, RESIDENTIAL SINGLE FAMILY, 2 UNITS PER ACRE TO R -A, RESIDENTIAL -AGRICULTURAL; RSF-2, RESIDENTIAL SINGLE FAMILY, 2 UNITS PER ACRE; RSF-4, RESIDENTIAL SINGLE FAMILY, 4 UNITS PER ACRE; NC, NEIGHBORHOOD CONSERVATION AND CS, COMMUNITY SERVICES BE IT ORDAINED BY THE CITY COUNCIL OF THE CITY OF FAYETTEVILLE, ARKANSAS: Section 1. That the City Council of the City of Fayetteville, Arkansas hereby changes the zone classification of the following described property From NC, Neighborhood Conservation; CS, Community Services; R -A, Residential -Agricultural; RSF-4, Residential Single Family, 4 Units Per Acre; and RSF-2, Residential Single Family, 2 Units Per Acre To R -A, Residential -Agricultural; RSF-2, Residential Single Family, 2 Units Per Acre; RSF-4, Residential Single Family, 4 Units Per Acre; NC, Neighborhood Conservation and CS, Community Services as shown on Exhibits "A" and "B" attached hereto and made a part hereof. Section 2. That the City Council of the City of Fayetteville, Arkansas hereby amends the official zoning map of the City of Fayetteville to reflect the zoning change provided in Section 1. City of Fayetteville, Arkansas Page 1 Printed on 10/712015 City of Fayetteville Staff Review Form 2015-0432 Legistar File ID 10/6/2015 City Council Meeting Date -Agenda Item Only N/A for Non -Agenda Item Jeremy Pate Submitted By 9/18/2015 City Planning / Development Services Department Submitted Date Division / Department Action Recommendation: RZN 15-5174: Rezone (S. END OF RUPPLE RD./STRIKER DEVELOPMENT, 478/479): Submitted byJORGENSEN & ASSOCIATES, INC. for property located at the SOUTHERN END OF RUPPLE ROAD and contains approximately 101.50 acres. The request is to rezone the property to R -A, RESIDENTIAL -AGRICULTURAL; RSF-2, RESIDENTIAL SINGLE FAMILY 2 UNITS PER ACRE; RSF-4 RESIDENTIAL SINGLE FAMILY, 4 UNITS PER ACRE; NC, NEIGHBORHOOD CONSERVATION and CS, COMMUNITY SERVICES. Budget Impact: Account Number Fund Project Number Project Title Budgeted Item? NA Current Budget $ - Funds Obligated $ - Current Balance Does item have a cost? No Item Cost Budget Adjustment Attached? NA Budget Adjustment Remaining Budget V20140710 Previous Ordinance or Resolution # Original Contract Number: Approval Date: ,Y D Comments: CITY OF Taymi 'RttevtUe ARKANSAS MEETING OF OCTOBER 6, 2015 TO: Fayetteville City Council CITY COUNCIL AGENDA MEMO FROM: Andrew Garner, City Planning Director DATE: September 18, 2015 SUBJECT: RZN 15-5174: Rezone (S. END OF RUPPLE RD.ISTRIKER DEVELOPMENT, 478/479): Submitted by JORGENSEN & ASSOCIATES, INC. for property located at SOUTHERN END OF RUPPLE RD. The property is zoned NC, NEIGHBORHOOD CONSERVATION; CS, COMMUNITY SERVICES; R -A, RESIDENTIAL -AGRICULTURAL; RSF-4, RESIDENTIAL SINGLE FAMILY, 4 UNITS PER ACRE; AND RSF-2, RESIDENTIAL SINGLE FAMILY, 2 UNITS PER ACRE and contains approximately 101.50 acres. The request is to rezone the property to R -A, RESIDENTIAL AGRICULTURAL; RSF-2, RESIDENTIAL SINGLE FAMILY 2 UNITS PER ACRE; RSF-4 RESIDENTIAL SINGLE FAMILY, 4 UNITS PER ACRE; NC, NEIGHBORHOOD CONSERVATION and CS, COMMUNITY SERVICES, RECOMMENDATION: The Planning Commission and staff recommend approval of an ordinance to rezone the property to R -A, Residential -Agricultural; RSF-4, Residential Single Family, 4 Units per Acre; RSF-2, Residential Single Family, 2 Units per Acre; NC, Neighborhood Conservation and CS, Community Services. BACKGROUND: The subject property contains approximately 102 undeveloped acres located south of the Mountain Ranch Subdivision in west Fayetteville. The western portion of the property was included in the City -initiated rezoning of the South Rupple Road corridor project approved by City Council on June 2, 2015 (RZN 15-4965). The existing zoning of the property is listed in Table 1. This site is primarily flat pasture with floodplain along the north. The eastern portion of the property is steep hillside in the Hillside Hilltop Overlay District (HHOD), south of the dead end of Mountain Ranch Boulevard. The applicant requests to rezone the property as listed in Table 1 and depicted in the attached rezoning exhibit. The applicant has indicated intention to develop the property with higher density and intensity closer to Rupple Road (possibly including multi -family and non-residential use), and transitioning to lower density typical single family neighborhoods to the east across the flat pasture and larger lots up the hillside. The applicant indicated that the recent South Rupple Road rezoning does not match up with their exact development plans for the area, and also that portions zoned R -A should be increased in some areas for additional conservation and decreased in other areas for more development. Mailing Address: 113 W. Mountain Street www.fayetteville-ar.gov Fayetteville, AR 72701 Table 1 Existing and Proposed Zoning Existing Zoning Proposed Zoning R -A, Residential Agricultural 5.52 acres 11.81 acres RSF-2, Residential Single Family Two Units per Acre 9.79 acres 10.93 acres RSF-4, Residential Single Family Four Units per Acre 52.25 acres 46.81 acres NC, Neighborhood Conservation 33.93 acres 20.28 acres CS, Community Services 0.22 acres 11.88 acres TOTAL 102 acres 102 acres Land Use Compatibility: The proposed zoning is generally compatible with the surrounding residential properties to the north by proposing similar single family detached zoning and also expanding the R -A zoning along the northern property line for conservation of floodplain and riparian areas identified by the applicant in the field. The zoning would introduce 11.88 acres of CS zoning along the western portion of the site expanding the more intense development anticipated along Rupple Road into the property, transitioning to lower density NC and RSF-4 districts further east, and finally transitioning to RSF-2 zoning in steep hillside areas along the eastern boundary. Land Use Plan Analysis: The rezoning is generally consistent with planning objectives, principles, and policies put forward in the City Plan 2030 and the Future Land Use Map (FLUM). The concept for planned development of this area has been anticipated for many years. Higher density/intensity and form - based mixed use zoning allows a variety of land uses in one area. This allows development to reach the required threshold needed for public transit and non-residential goods and services within walking distance of residential neighborhoods, consistent with City Plan 2030. While the rezoning of the R -A portion of the site does not exactly match the FLUM's designation of Natural Areas, the applicant proposes to shift the R -A areas more to the north netting an increase of 6.35 acres of R -A property intended for conservation and/or preservation of sensitive areas. The applicant's refinement of the zoning lines is expected given that the South Rupple Road rezoning was completed by City staff at a large scale (642 acres) without information on specific development proposals or detailed field analysis. The proposal is also consistent with principles of transect zoning transitioning from rural to urban zones within a defined neighborhood structure. DISCUSSION: On September 14, 2015 the Planning Commission forwarded this item to the City Council with a recommendation for approval by a vote of 9-0-0. No public comment was presented. During the day of the Planning Commission meeting the applicant revised their request slightly at the City Planning Division's advice. The published Planning Commission staff report contains acreages from the original proposal that are slightly different than the request presented at the Planning Commission meeting and forwarded to the City Council. BUDGET/STAFF IMPACT: N/A Attachments: Exhibit A Exhibit B Planning Commission Staff Report CITY OF ay'R5Tttviie PLANNING COMMISSION MEMO ARKANSAS TO: Fayetteville Planning Commission FROM: Andrew Garner, City Planning Director MEETING DATE: September 14, 2015 U dated with Planning Commission results SUBJECT: RZN 15-5174: Rezone (S. END OF RUPPLE RD./STRIKER DEVELOPMENT, 478/479): Submitted by JORGENSEN & ASSOCIATES, INC_ for property located at SOUTHERN END OF RUPPLE RD. The property is zoned NC, NEIGHBORHOOD CONSERVATION, R -A, RESIDENTIAL AGRICULTURE, RSF-4, RESIDENTIAL SINGLE FAMILY, 4 UNITS PER ACRE, AND RSF-2, RESIDENTIAL SINGLE FAMILY, 2 UNITS PER ACRE and contains approximately 102 acres. The request is to rezone the property to NC, NEIGHBORHOOD CONSERVATION, CS, COMMUNITY SERVICES, R -A, RESIDENTIAL AGRICULTURE, AND RSF-4 RESIDENTIAL SINGLE FAMILY. 4 UNITS PER ACRE. RECOMMENDATION: Staff recommends forwarding RZN 15-5174 to the City Council with a recommendation for approval except staff recommends the RSF-2 district be retained as it exists. BACKGROUND: Background and Property Description: The City will soon begin construction on a major new street connection by extending Rupple Road approximately 1.5 miles south from the existing dead end of Rupple Road adjacent to Owl Creek Elementary to Martin Luther King Junior Boulevard. This road project will also be accompanied by a trail connection along the new corridor. The new road will be built as a Principal Arterial with four lanes and a boulevard. Round -a -bouts will be installed approximately every half mile at the planned east -west Collector Street intersections. Construction is scheduled to begin in 2015 and be completed by the end of 2016. The new Rupple Road will be adjacent to the west of the subject property, but will not be directly accessible from this site until additional east -west streets provide connection. The subject property contains approximately 102 undeveloped acres located south of the Mountain Ranch Subdivision in west Fayetteville. The western portion of the property was included in the City -initiated rezoning of the South Rupple Road corridor project approved by City Council on June 2, 2015 (RZN 15-4965). This area of the site is primarily flat pasture with floodplain along the north. The eastern portion of the property is steep hillside in the Hillside Hilltop Overlay District (HHOD), south of the dead end of Mountain Ranch Boulevard. The existing zoning of the proposed rezoning area is indicated in Table I and the surrounding land use and zoning is depicted in Table 2. Mailing Address: Planning Commission 113 W. Mountain Street www.fayen fflA b 7 015 Fayetteville, AR 72701 15-5174 Striker Dev. Page 1 of 16 Table 1 Existing Zoning Existing Zoning Acres (approximate) R -A, Residential Agricultural 5.52 RSF-2, Residential Single Family Two Units per Acre 9.79 RSF-4, Residential Single Family Four Units per Acre _ 52.25 NC, Neighborhood Conservation 33.93 CS, Community Services 0.22 _ TOTAL 102 Table 2 Surrounding Land Use and Zoning Direction from Site Land Use Zoning North Mountain Ranch Subdivision RSF-4, Residential Single Family Four Units per Acre South Undeveloped; rural residential CS, Community Services; NC, Neighborhood Conservation; R -A, Residential -Agricultural RSF-2, Residential Single Family Two Units per Acre R -A, Residential -Agricultural; NC, Neighborhood Conservation; Community Services East Undeveloped wooded hillside West Undeveloped; rural residential; future Rupple Road corridor DISCUSSION: Request: The applicant requests to rezone the property as listed in Table 3 and depicted in the attached rezoning exhibit. The applicant has indicated intention to develop the property with higher density and intensity closer to Rupple Road (possibly including multi -family and non- residential use), and transitioning to lower density typical single family neighborhoods to the east across the flat pasture and larger lots up the hillside. The applicant indicated that the recent South Rupple Road rezoning does not match up with their exact development plans for the area, and also that portions zoned R -A should be increased in some areas for additional conservation and decreased in other areas for more development. IProposed zonir Table 3 Proposed Zoning Acres Proposed Zoning R -A, Residential Agricultural RSF-4, Residential Single Family Four Units per Acre NC, Neighborhood Conservation CS. Community Services TOTAL Public Comment: Staff has not received public comment. INFRASTRUCTURE: 11.81 7.74 46.81 20.28 11.88 102 . / Planning Commission September 14, 2015 G:\ETC\Development Services Review\2015\Development Review\15-5174 RZN S. End of Rupple Rd. (Striker Dev.) Agenda Item 17 \03 Planning Commission\09-14-2015\Comments and Redlines 15-5174 Striker Dev. Page 2 of 16 Streets: The subject property will not have direct access to the newly constructed Rupple Road (Principal Arterial). Additional streets will be necessary at the time of development. The area is also accessed by several street stub -outs from the Mountain Ranch neighborhood to the north- Water/Sewer: Both water and sewer mains have been stubbed out of the developments to the north, but no public utilities currently exist on or near this area. It shall be the responsibility of the property owner to extend utilities as needed at the time of development. Drainage: Any additional improvements or requirements for drainage will be determined at time of development. Portions of the subject parcels do lie within the 100-yr floodplain, and streamside protection areas. The Hillside/Hilltop Overlay District is present on the easternmost portion of the property. Fire: This development will be protected by Engine 7 located at 835 Rupple Road. It is 0.50 miles from the station to the study area with an anticipated response time of 2 minutes to the beginning of the study area. The Fire Department does not feel this rezoning will affect calls for service or response times. Police: The Police Department discussed with the South Rupple Road corridor rezoning that they could see a substantial increase in the demand for police services in the area of the Rupple Road corridor with the proposed construction of a four lane boulevard with three roundabouts. An appreciable increase in calls for service, as well as increase traffic and traffic accidents related to growth may be expected. ACTION: Required Date: September 14, 2015 O Tabled M Forwarded O Denied Motion: Chesser Second: Hoffman Vote: 9-0-0 Note; Forwarded with a recommendation for approval. CITY COUNCIL ACTION: Required Date: O Approved O Denied CITY PLAN 2030 FUTURE LAND USE PLAN: The City Plan 2030 Future Land Use Plan map (FLUM) identifies this area primarily as a Residential Neighborhood Area, with Rural Area along the steep eastern portion of the property currently zoned RSF-2 and proposed to be zoned RSF-4. Natural Area designations are also Planning Commission September 14, 2015 G:\ETC\Development Services Review\2015\Development Review\15-5174 RZN S- End of Rupple Rd- (Striker Dev.) Agenda Item 17 \03 Planning Commission\09-14-2015\Comments and Redlines 15-5174 Striker Dev, Page 3 of 16 located along isolated floodplains. Almost the entire area is on the Enduring Green Network map because it is largely undeveloped and contains high environmental quality including remnant prairie habitat and steep slopes. This area has been indicated on the FLUM to be developed at moderate to medium density for a number of years, except for the hillside areas that were anticipated for low density and minimal impacts to the hillside/hilltops. The applicant's proposal to rezone the area is generally consistent with the FLUM designation for preservation of riparian areas and development of increased density in other areas. However, the applicant's proposal to rezone approximately 9.79 acres of Rural Area from RSF-2 to RSF-4 conflicts with the adopted land use plan and council's original intent for low density development and reduced impact to these prominent hillsides. The study area is identified as having a high level of natural resources by the Fayetteville Natural Heritage Association (FNHA), a local non-profit group. Habitat in the study area is classified by the FNHA as prairie remnant and seasonal wetlands'. As a result of the FNHA work and other City staff research, this study area was included on the Enduring Green Network (EGN) map. The EGN map resulted in designation of portions of this area as Natural Area on the FLUM. Remnant prairie in the study area appears to be located particularly along the riparian corridors that have less disturbance. The Woolsey Wet Prairie Sanctuary is a 30 -acre wetland mitigation site located on the City's wastewater treatment plant to the west of the study area. Due to the environmental sensitivity of the study area, staff recommends that land identified as Natural Area be zoned R- A, Residential Agricultural. This zoning should result in conservation along these riparian corridors in exchange for higher density in other areas. The applicant's proposal does not directly follow the Natural Area designation. However, the applicant indicated to staff that specific study by the engineer of record for the Rupple Road corridor project (also the applicant) indicated that the current rezoning proposal more directly follows sensitive environmental areas located in the field than the Natural Area boundary that follows the FEMA floodplain maps. Residential Neighborhood Areas are primarily residential in nature and support a variety of housing types of appropriate scale and context, including single family, multifamily and rowhouses. Residential Neighborhood encourages highly connected, compact blocks with gridded street patterns and reduced setbacks. It also encourages traditional neighborhood development that incorporates low -intensity non-residential uses intended to serve the surrounding neighborhood, such as retail and offices, on corners and along connecting corridors. This designation recognizes existing conventional subdivision developments which may have large blocks with conventional setbacks and development patterns that respond to features in the natural environment. Natural Areas consist of lands approximating or reverting to a wilderness condition, including those with limited development potential due to topography, hydrology, vegetation or value as an environmental resource. These resources can include stream and wildlife corridors, as well as natural hubs and cores, as identified in the FNHA study, many of which make up the backbone of the enduring green network. A Natural Area designation would encourage a development pattern that requires conservation and preservation, prevents degradation of these areas, and would utilize the principles of low impact development for all construction. • Rural Residential Areas recognize existing low -density, large lot residential development, but are identified to encourage the conservation and preservation of woodlands, grasslands, or agricultural lands that are sparsely settled. They may or may not have adequate street and water infrastructure or public services, such as police and ' Fayetteville Natural Heritage Association Environmental Working Group Map 2008-2009 Planning Commission G:\ETC\Development Services Review\2015\Development Review\15-5174 RZN S. End of Rupple Rd - (Striker Dev.) Agenda Item 17 2015 P15 517 Item er 103 Planning Commission\09-14-2015\Comments and Redlines 15-5174 Striker Dev. Page 4 of 16 fire, to support urban or suburban densities and development patterns nor should these services be expanded to accommodate further growth unless they are in line with guiding principles further outlined in City Plan 2030. FINDINGS OF THE STAFF 1. A determination of the degree to which the proposed zoning is consistent with land use planning objectives, principles, and policies and with land use and zoning plans. Finding: The proposed zoning is generally compatible with the surrounding residential properties to the north by proposing similar single family detached zoning and also expanding the R -A zoning along the northern property line for conservation of floodplain and riparian areas identified by the applicant in the field. The zoning would introduce 11.88 acres of CS zoning along the western portion of the site expanding the more intense development anticipated along Rupple Road into the property then transitioning to lower density NC and RSF-4 districts further east on the property. The proposal to rezone the RSF-2 property on the eastern is not consistent with the adjacent zoning and development patterns that are anticipated for low density and preservation of steep hillsidelhilltop areas. Staff recommends denial of this portion of the rezoning. With the exception of the proposal to remove the RSF-2 zoning, the rezoning is generally consistent with planning objectives, principles, and policies put forward in the City Plan 2030 and the FLUM. The concept for planned development of this area has been anticipated for many years. Higher density/intensity and form -based mixed use zoning allows a variety of land uses in one area. This allows development to reach the required threshold needed for public transit and non-residential goods and services within walking distance of residential neighborhoods, consistent with City Plan 2030. While the rezoning of the R -A portion of the site does not exactly match the FLUM's designation of Natural Areas, the applicant proposes to shift the R- A areas more to the north netting an increase of 6.35 acres of R -A property intended for conservation and/or preservation of sensitive areas. The applicant's refinement of the zoning lines is expected given that the South Rupple Road rezoning was completed by City staff at a large scale (642 acres) without information on specific development proposals or detailed field analysis. 2. A determination of whether the proposed zoning is justified and/or needed at the time the rezoning is proposed. Finding: Staff finds that the proposed zoning is justified and needed to accommodate planned development of this area (also see Finding No. 1). The City will be commencing construction of the Rupple Road project in the next few months. The rezoning is needed because of the impending development pressure that will result from this project. A detailed review and modification Planning Commission G:\ETC\Development Services Review\2015\Develo ment Review\15-5174 RZN S. End of Rupple Rd.(Striker Dev. Agenda Itemer 17 2015 P PP � Agenda 17 \03 Planning Commission\09-14-2015\Comments and Redlines 15-5174 Striker Dev. Page 5 of 16 of the zoning of the applicant's property is appropriate given that the applicant has a specific development proposal that was not accurately accommodated in the recent rezoning of 642 acres also proposed by staff. 3. A determination as to whether the proposed zoning would create or appreciably increase traffic danger and congestion. Finding: This rezoning will not substantially increase traffic on surrounding roads over the existing zoning. The City's planned road project will be completed in the near future facilitating this planned growth. As individual developments are reviewed, on and off -site street improvements will be reviewed and recommended. One such recommendation for this area may include an assessment for developments to contribute money to the Persimmon Street overpass. This is a planned east -west connection over I- 49 which will alleviate congestion at I-49/Wedington Road interchange. The extension of approximately 11.88 acres of CS zoning without a direct connection to Rupple Road will require additional connection points to the west that will be required at the time of development. 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 rezoning would increase population density over the existing zoning. 11.88 acres of the western portion of the property would change from R -A and NC to CS zoning. CS allows unlimited density and non-residential uses. However, development of this area has been anticipated and is being spurred by the City's development of the Rupple Road project. The applicant's zoning change would not undesirably increase load on public services over the existing zoning. - 5. If there are reasons why the proposed zoning should not be approved in view of considerations under b (1) through (4) above, a determination as to whether the proposed zoning is justified and/or necessitated by peculiar circumstances such as: a. It would be impractical to use the land for any of the uses permitted under its existing zoning classifications; b. There are extenuating circumstances which justify the rezoning even though there are reasons under b (1) through (4) above why the proposed zoning is not desirable. Finding: N/A BUDGET/STAFF IMPACT: None ATTACHMENTS: Existing and proposed zoning criteria • Staffs request letter Rezoning exhibit Current land use map Close up map Future land use map One mile map Planning Commission September 14, 2015 G:\ETC\Development Services Review\2015\Development Review\15-5174 RZN S. End of Rupple Rd, (Striker Dev.) Agenda Item 17 \03 Planning Commission\09-14-2015\Comments and Redlines 15-5174 Striker Dev. Page 6 of 16 161.03 District R -A, Residential -Agricultural (A) Purposes. The regulations of the agricultural district are designed to protect agricultural land until an orderly transition to urban development has been accomplished; prevent wasteful scattering of development in rural areas; obtain economy of public funds in the providing of public improvements and services of orderly growth; conserve the tax base; provide opportunity for affordable housing, increase scenic attractiveness; and conserve open space. (R) Uses. (1) Permitted uses. Unit 1 City-wide uses by right Unit 3 Public Protection and utility facilities Unit 6 Agriculture Unit 7 Animal husband Unit 8 Single-family dwellings Unit Two-famIly dwellings Unit 37 Manufactured homes Unit 41 Accesso dwellings Unit 43 Animal boarding and training (2) Conditional uses. Unit 2 City-wide uses by conditional use permit Unit 4 Cultural and recreational facilities Unit 5 Government facilities Unit 20 Commercial recreation, large sites Unit 24 Home occupations Unit 35 Outdoor Music Establishments Unit 36 Wireless communications facilities Unit 42 Clean technologies (C) Density. Units per acre I One-hallII (D) Bulk and area regulations. Lot width minimum 200 ft. Lot Area Minimum: Residential: 2 acres Nonresidential: 2 acres Lot area per dwelling unit 2 acres E) Setback requirements. Front Side Rear ji 35 ft 1 20ft 351t (F) Height requirements. There shall be no maximum height limits in the A-1 District, provided, however, that any building which exceeds the height of 15 feet shall be setback from any boundary line of any residential district a distance of 1.0 foot for each foot of height in excess of 15 feet. Such setbacks shall be measured from the required setback lines. (G) Building area. None. (Code 1965, App. A., Art. 5(1); Ord. No. 1747, 6-29-70; Code 1991, §160.030; Ord. No. 4100, §2 (Ex. A), 6-1698; Ord No. 4178, 8- 31-99; Ord, 5028, 6-19-07; Ord 5128, 4-15-08; Ord. 5195, 11-6-08; Ord 5238, 5-5-09; Ord. 5479, 2-7-12) Planning Commission September 14, 2015 G:\ETC\Development Services Review\2015\Development Review\15-5174 RZN S. End of Rupple Rd. (Striker Dev) Agenda Item 17 \03 Planning Commission\09-14-2015\Comments and Redlines 15-5174 Striker Dev. Page7 of 16 161.06 District RSF-2, Residential Single -Family — Two Units Per Acre (A) Purpose. To provide a single-family dwelling transition zone between single-family neighborhoods that have developed with larger lot sizes (one acre and over) and areas that have developed with smaller lot sizes {8,000 sq. ft.), and to permit and encourage the development of low density detached dwellings in suitable environments, as well as to protect existing development of these types. (B) Uses. (C) Permitted uses. Unit 1 City-wide uses by right Unit 8 Single-family dwellings Unit 41 Accessory dwellings (D) Conditional uses. Unit 2 City-wide uses by conditional use permit Unit 3 Public protection and utility facilities Unit 4 Cultural and recreational facilities Unit 5 Government facilities Unit 24 Home occupations Unit 36 Wireless communications facilities Unit 44 Cottage Housing Development (E) Density Units per acre I 2 ii (F) Bulk and area regulations Lot width minimum loon Lot area minimum 17,860 Sq. Ft. Land area per dwelling unit 17,860 Sq. Ft. (G) Setback requirements. Front Side Rear 30 ft. rWfL 30 h. (H) Building height regulations, Builtlinq Height Maximum 145 ft. Height regulations Structures in this District are limited to a building height of 45 feet. Existing structures that exceed 45 feet in height shall be grandfathered in, and not considered nonconforming uses, (ord. # 4858). (I) Building area. None. (Code 1991, §160.045; Ord. No. 3792, §4. 5-17-94; Ord. No. 4100, §2 (Ex. A), 6-16-98; Ord. No. 4178, 8-31-99; Ord. 4858, 4-18-06; Ord. 5028, 6-19-07; Ord 5128, 4-15-08; Ord, 5224, 3-3-09; Ord. 5462, 12-6-11) Planning Commission September 14, 2015 G:\ETC\Development Services Review\2015\Development Review\15-5174 RZN S. End of Rupple Rd. (Striker Dev.) Agenda Item 17 \03 Planning Commission\09-14-2015\Comments and Redlines 15-5174 Striker Dev. Page 8 of 16 161.07 District RSF-4, Residential Single -Family - Four Units Per Acre (A) Purpose. The RSF- Residential District is designed to permit and encourage the development of low density detached dwellings in suitable environments, as well as to protect existing development of these types. (B) Uses. II Permitted eses. Unit 1 City-wide uses right Unit6 Single-familydwellinps Unit 41 Accessory dwellings (21 Condifinnaf uses. Unit 2 City-wide uses by conditional use permit Unit 3 Public protection and utility facilities Unit 4 Cultural and recreational facilities Unit 5 Government facilities Unit 9 Two-family dwellings Unit 12 Limited business Unit 24 Home occupations Unit 36 Wireless communications facilities Unit 44 Cottage Housing Development (C) Density Single-family dwellings Two-family dwellings Units per acre 4 or less 7 or less (D) Bulk and area regulations. Single-family Two-family dwellings dwellings Lot minimum width 70 ft. 80 ft. Lot area minimum 8,000 sq. ft. 12.000 sq.-ft. Lard area per 8.000 sq, ft. 6,000 sq. ft. dwelling unit Hillside Overlay 60 ft 70 ft. District Lot minimum width Hillside Overlay 8,000 sq, ft. 12,000 sq.-ft. District Lot area minimum Land area per 8,000 sq. ft- 6,000 sq. ft. dwelling unit (E) Setbackrequirements. Side Rear 15ft Sit. 15ft. (F) Building height regulations Huildiag Height Maximum I 45 ft Height regulations. Structures in this District are limited to a building height of 45 feet. Existing structures that exceed 45 feet in height shall be grandfathered in, and not considered nonconforming uses, (ord. # 4858). (G) Building area. On any lot the area occupied by all buildings shall not exceed 40% of the total area of such lot. (Code 1991, §160.031: Ord No. 4100, §2 (Ex A), 6-16-98; Ord. No. 4178, 8-31-99; Ord. 4858, 4-18-06; Ord. 5028, 6-19-07; Ord 5128, 4-15-08; Ord. 5224, 3-3-09; Ord. 5312, 4-20-10; Ord. 5462, 12-6-11) Planning Commission September 14, 2015 G:\ETC\Development Services Review\2015\Development Revlew115-5174 RZN S. End of Rupple Rd. (Striker Dev.) Agenda Item 17 \03 Planning Commission\09-14-2015\Comments and Redlines 15-5174 Striker Dev. Page 9 of 16 161.19 Community Services (A) Purpose. The Community Services district is designed primarily to provide convenience goods and personal services for persons living in the surrounding residential areas and is intended to provide for adaptable mixed use centers located along commercial corridors that connect denser development nodes. There is a mixture of residential and commercial uses in a traditional urban form with buildings addressing the street. For the purposes of Chapter 96: Noise Control, the Community Services district is a commercial zone. The intent of this zoning district is to provide standards that enable development to be approved administratively. (B) Uses. f1 Permitted uses Unit 1 City-wide uses by right Unit 4 Cultural and recreational facilities Unit 5 Government facilities Unit 8 Single-family dwellings Unit 9 Two-family dwellings Unit 10 Three-family dwellings Unit 13 Eating laces Unit 15 Neighborhood Shopping oods Unit 18 Gasoline service stations and drive- in/drive through restaurants Unit 24 Home occupations Unit 25 Offices, studios and related services Unit 26 Multi -family dwellings Unit 44 Cottage Housing Development Unit 45 Small scale production Nnfn- Anv rnmhinatinn of ahnve uses is permitted upon anv I with pre -approved uses. (2) Conditional uses. Unit 2 City-wide uses by conditional use permit Unit 3 Public protection and utility facilities Unit 14 Hotel, motel and amusement services Unit 16 Shopping oods Unit 17 Transportation, trades and services Unit 19 Commercial recreation, small sites Unit 28 Center for collecting recyclable materials Unit 34 Liquor stores Unit 335 Outdoor music establishments Unit 36 Wireless communication facilities' Unit 40 Sidewalk Cafes Unit 42 Clean technologies _ _ ,_- of within this zone. Conditional uses shall need approval when combined (C) Density. None (D) Bulk and area regulations. ( 1) Lot width minimum Dwelling 'Tie it Ali others _______, None (2) Lot area minimum. None IL) Setback regulations Front A build -to zone that is located between 10 feet and a line 25 feet from the front property line. Side and real None Side or rear, when contiguous to a I 15 feet single-family residential district: (F) Building Hei ltt Rec uletiens. ir Building Height Maximum I 56 ft. (G) Minimum buildable street frontage. 50% of the lot width_ (Ord. 5312, 4-20-10; Ord. 5339, 8-3-10; Ord. 5462, 12-6-11; Ord. 5592, 6-18-13; Ord. 5664, 2-18-14; Ord, 5735, 1-20-15) Planning Commission September 14, 2015 G:\ETC\Development Services Review\2015\Development Review\l 5-5174 RZN S End of Rupple Rd. (Striker Dev.) Agenda Item 17 \03 Planning Commission\09-14-2015\Comments and Redlines 15-5174 Striker Dev Page 10 of 16 161.26 Neighborhood Conservation (A) Purpose. The Neighborhood Conservation zone has the least activity and a lower density than the other zones. Although Neighborhood Conservation is the most purely residential zone, it can have some mix of uses, such as civic buildings. Neighborhood Conservation serves to promote and protect neighborhood character. For the purposes of Chapter 98: Noise Control, the Neighborhood Conservation district is a residential zone. (B) Uses. (1) Permitted uses. Unit 1 City-wide uses by right Unit 8 Single-family dwellings Unit 41 Accessory dwellings (2) Conditional uses. Unit 2 City-wide uses by conditional use permit Unit 3 Public protection and utility facilities Unit 4 Cultural and recreational facilities Unit 9 Two-family dwellings Unit 10 Three-family dwellings Unit 12 Limited Business Unit 24 Home occupations Unit 25 Offices, studios, and related services Unit 26 Center for collecting recyclable materials Unit 36 Wireless communication facilities _Unit 44 Cotta a Housing Development (C) Density. 10 Units Per Acre. (D) Bulk and area regulations. (1) Lot width minimum. -Sin le Famil 40 ft. Two Family Soft. Three Family ______, 90 ft. (2) Lot area minimum. 4,000 Sq. Ft. (E) Setback regulations. Front A build -to zone that is located between the front property line and a line 25 ft. from the front property line. Side 5ft. Rear 5ft. Rear, from center line of ` 12 ft an alley I _ (F) Building height regulations. Building Height Maximum f45 ft (Ord. 5128, 4-15-08; Ord 5312, 4-20-10; Ord. 5462, 12-6-11; Ord. 5592, 6-18-13; Ord. 5664, 2-18-14) Planning Commission September 14, 2015 G:\ETC\Development Services Review\2015\Development Review\15-5174 RZN S. End of Rupple Rd. (Striker Dev.) Agenda Item 17 \03 Planning Commission\09-14-2015\Comments and Redlines 15-5174 Striker Dev. Page 11 of 16 J O RG E N S E N 124 W sunbndRe Drive, suite 5 Fayetteville, AR 72703 O 82,48027 Fax 479 782 4807 r� +ASSOCIATES x.479 August 4, 2015 City of Fayetteville 113 W. Mountain Street Fayetteville, AR 72701 Attn: Development Services Re: Mountain Ranch Rezoning This letter is in regards to a proposed rezoning and the following required information: A. The current owner of this site is as follows: Striker Development, Inc B. Currently this property is zoned R -A, CS, RSF-2, RSF4, and NC. The reason for the requested rezoning is to re -align current zoning lines to fit more properly within the bounds of the development. C. The property to the north is RSF-4, on the east on top of the hill is RSF-2, to the west and south, there is Community Services, R -A, and NC. We feel that realigning the zonings within this property will be compatible with the surrounding zonings. D. Existing water and sewer are already at this site (8" Water and Sewer run along Powderhorn). E. We feel the requested zonings are in line with the goals of the City Plan 2030 for rezoning and development in the future to be consistent with the recent rezoning along Rupple Road. F. This rezoning is needed at this time to aid in cleaning up the current zoning lines to allow this property to develop and coincides with the construction of Rupple Road. G. This development will not adversely affect the existing or proposed streets in the area. H. The potential to increase the population density in this area as a result of this rezoning would aid in supplying a demand to existing commercial uses in the area and the proximity to the existing schools and Boys & Girls club further support this rezoning request. I. The current zoning lines do not follow a pattern which would lend itself to an efficient or proper alignment of lots within the proposed development. Sincerely; Jorgensen, P.E. Planning Commission September 14, 2015 Agenda Item 17 15-5174 Striker Dev. Page 12 of 16 • 1 fa s j rne E..,.e... mm�a"'°" a 3�Ii4i L•w- H Nt UI 10 ffs IE l t Iai._• 'iilllli: . a il•fE iiij'�p, u il, RZN 15-5174 Close Up View z Z z ¢ a LL f - a 2 o V K j 2 L' p j a c a g o Y < 0 M $ ALLEY509 ALLEY 510 R -O Cs Legen STRIKER DEVELOPMENT i IY NS qQ g� Oz O RPZD ......-•---- k ' PERSIMMONSi .JEW OR �! I W / SUBJECT PROPETYRo t 1\ Za BOWLINGGRE6 Wa i y CNIyOLOOY WAY R9NOH OWLC � QPROVIDEN' LLD R_OROSE ffy/ �F c PROR Shred -Use Paved Trail Natural Surface RZN15-5174 Hillside -Hilltop C - - - Fayetteville City Footprints 2010 PROPOSED NC - NC I RSF4 PROPOSED RSF-4 ed District NC 33.53 acre CS 0.22 acres 0 300 690 1200 t,800 2 400 Feet 11.88 acres RZN15-5174 STRIKER DEVELOPMENT Future Land Use W I ID O �M c O [ D IL I w ALLEY5Cg ALLEY510 I N • fl ' ' SUBJECT PROPERTY F tr ray - 4 1 Legend — Shared -Us Paved Trail ....•• Neighbo oodlPark Trail Natur Surface Trail — Share -Use Paved Trail ..-•-• Neigh rhood/Park Trail Natur I Surlace Trail RZN1 -5174 Oes1 Overlay District FUTURE AND USE 2030 CLASS Nalu IArea 4tity Neighborhood Area Urban CenterArea Industrial Complete Neighborhood Civic and Private Open Civic Institutional Non -Municipal Governor' ROW ❑ `z BOWLING GREEN PL Gy�i a�� gy c,G'O¢• ,pB 6 owe/ 4POSED PROPOSED RSF-4 DIN`�MDR�1 RL Zoning Existing R -A 5.52 acres RSF-2 9.79 acres RSF-4 52.25 acres arks NC 33.93 acres CS 0.22 acres 0 300 600 1.200 1.800 2,400 Feet Proposed 11.81 acres 10.93 acres 47.24 acres 19.84 acres 11.88 acres RZN15-5174 ISTRIKER DEVELOPMENT One Miie View MI -12 ,t- /7 P1 IIR-f1 i I �I NS f SUBJECT PROPERTY ( /7 PROPOSED 'ii J Ia- PROPOSE - RSF-4 r•�1 PROPOSED ;CS PROPOSED PROPOSED • - NC RSF-2 NC I. I : k -n : Legen _I R>1P-lA Shar -Use Paved T1pil RSF•-1 -2 •••••-•• Neighbor od/ParkT=ail i urzu a Natural Surfac Trail: RSF-2l x.0 RZN15-5174 rsr_a i Design Overlay DistrLt IiFdrf{� �reA�Av I \ etteuilfe . r Overview Zoning Existing Proposed -�- R -A 5.52 acres 11.81 acres ''" u RSF-2 9.79 acres 10.93 acres 4 = RSF-4 52.25 acres 47.24 acres "Ir tt, NC 33.93 acres 19.84 acres CS 0.22 acres 11.88 acres 0 0.25 0.5 1 Mies iflsIs.lrlFTh'u O. BOX 1607 FAYETTEVILLE, AR. 72702 • 4'9-442-1700 • FAX: 479-695-1118 - WWW.NWADG.COM AFFIDAVIT OF PUBLICATION I, Cathy Wiles, do solemnly swear that I am the Legal Clerk of the Northwest Arkansas Democrat Gazette, printed and published in Washington and Benton County, Arkansas, and of bona fide circulation, that from my own personal knowledge and reference to the files of said publication, the advertisement of: CITY OF FAYETTEVILLE Ord. 5807 Was inserted in the Northwest Arkansas Democrat Gazette on: October 15, 2015 Publication Charges: $ 103.76 W Cathy Wiles Subscribed and sworn to before me This Zi day of ()L+ , 2015. AytLtom-oowt � Notary PublicO My Commission Expires: -7 / ZIZS **NOTE** Please do not pay from Affidavit. Invoice will be sent. ASHLEY DAVIS Arkansas - Washington county Notary Public - Commi 12694247 My Commission Expires Jul 2, 2925 RECEIVED 0CT 82Q15 CITY OF OFFICE