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HomeMy WebLinkAboutOrdinance 5516 DOC iiiiii014760040001iii�ii iiiii i�iii REL Kind: ORDINANCE Fee Amta $15,00/Paas St of2i50:12 PM Maehinaton County. t F12012-00025274 ORDINANCE NO. 5516 AN ORDINANCE AMENDING A RESIDENTIAL PLANNED ZONING DISTRICT ENTITLED R-PZD 04-05.00, HICKORY PARK SUBDIVISION, LOCATED NORTH OF 2730 EAST TOWNSHIP STREET, CONTAINING APPROXIMATELY 4.4 ACRES, TO REFLECT REVISED BUILDING SETBACKS FOR LOT 14. BE IT ORDAINED BY THE CITY COUNCIL OF THE CITY OF FAYETTEVILLE, ARKANSAS: Section 1: That R-PZD 04-05.00 (Hickory Park Subdivision) as passed and approved by the City Council on March 16, 2004 with Ordinance No. 4549 is hereby amended by reducing the rear(east) setback for Lot 14 from 20 feet to 8 feet. PASSED and APPROVED this 7�h day of August, 2012. APPROVED: ATTEST: By: 1, —may: 0494�-At ' j ON D JOIJPA ayor SON RA E. SMITH, City Clerk/Treasurer �U• �?Je FAYETTEVILLE: �v •A, ; %9sy�kANSP�J?:� °1jfill GTO���Ge�� Washington County, AR I certify this instrument was filed on 08/24/2012 02:50:12 PM and recorded in Real Estate File Number 2012-00025274 Bette Stamps- Cir it Jerk by City of Fayetteville Staff Review Form City Council Agenda Items and Contracts, Leases or Agreements 8/7/2012 City Council Meeting Date Agenda Items Only Jesse Fulcher Planning Development Services Submitted By Division Department Action Required: ADM 12-4136: Administrative Item (2768 E. SHAGBARK BEND/ZWEIG, 294): Submitted by ALAN REID AND ASSOCIATES for property located at 2768 EAST SHAGBARK BEND. The property is zoned R-PZD, RESIDENTIAL PLANNED ZONING DISTRICT(R-PZD 04-05.00 HICKORY PARK SD)and contains approximately 0.23 acres. The request is to amend the setbacks of Lot 14. 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 ,N1 Previous Ordinance or Resolution# Department (recto Date 7Original Contract Date: �" r! 20 2'-IZ- Original Contract Number: City Attorney (� n Date Finance and Internal Services Director Date Received in City Clerk's Office 1111 AL4 /Z Chief of Sta al, crDate EIIIT E4 Received in Zv f Mayor's Office $D 2 ay r to Comments: Revised January 15,2009 Me a e eeTHE CITY OF FAYETTEVILLE,ARKANSAS DEPARTMENT CORRESPONDENCE ARKANSAS CITY COUNCIL AGENDA MEMO To: Mayor Jordan, City Council Thru: Don Marr, Chief of Staff Jeremy Pate, Development Services Directors From: Jesse Fulcher, Current Planner Date: July 19, 2012 Subject: ADM 12-4136 (Hickory Park R-PZD 04-05.00, Modification No. 1) RECOMMENDATION Planning staff and the Planning Commission recommend approval of an ordinance amending the setbacks of Lot 14 in the approved R-PZD 04-05.00 Hickory Park Subdivision. BACKGROUND The Hickory Park Subdivision was approved in 2004 with 14 single-family lots (see plat attached). As a custom zoning district, the developer was responsible for proposing bulk and area regulations, including building setbacks, for each lot. A setback table was included on the final plat and outlines the requirements for each lot. A building permit was approved for Lot 14 in 2011 and construction was completed in 2012. The site plan submitted with the building permit (attached) shows that construction will be compliant with the required building setbacks. However, a survey completed this year shows that a comer of the roof overhang encroaches slightly into the east 20 foot building setback. Additionally, the survey reveals that a wood deck, which was added to the design after the permits were approved, also extends into the same building setback. The encroachments were discovered after the home was constructed and after the property was sold to the current owner. Proposal: The applicant proposes to change the Hickory Park R-PZD zoning criteria for Lot 14, to reduce the rear (east) setback from 20 feet to 8 feet. The applicant has requested this change to resolve the building encroachments discussed herein. DISCUSSION On June 25, 2012 the Planning Commission voted 9-0-0 to forward this request to the City Council with a recommendation for approval. BUDGETIMPACT None. ORDINANCE NO. AN ORDINANCE AMENDING A RESIDENTIAL PLANNED ZONING DISTRICT ENTITLED R-PZD 04-05.00, HICKORY PARK SUBDIVISION, LOCATED NORTH OF 2730 EAST TOWNSHIP STREET, CONTAINING APPROXIMATELY 4.4 ACRES, TO REFLECT REVISED BUILDING SETBACKS FOR LOT 14. BE IT ORDAINED BY THE CITY COUNCIL OF THE CITY OF FAYETTEVILLE,ARKANSAS: Section 1: That R-PZD 04-05.00 (Hickory Park Subdivision) as passed and approved by the City Council on March 16, 2004 with Ordinance No. 4549 is hereby amended by reducing the rear(east) setback for Lot 14 from 20 feet to 8 feet. PASSED and APPROVED this day of 2012. APPROVED: ATTEST: By: By: LIONELD JORDAN, Mayor SONDRA E. SMITH, City Clerk/Treasurer TaTel—Ie PC Meeting of June 25, 2012 ARKANSAS THE CITY OF FAYETTEVILLE, ARKANSAS 125 W. Mountain St. Fayetteville,AR 72701 PLANNING DIVISION CORRESPONDENCE Telephone:(479)575-8267 TO: Fayetteville Planning Commission FROM: Jesse Fulcher, Current Planner THRU: Jeremy Pate, Development Services Director DATE: Ame °�2 Updated June 26, 2012 ADM 12-4136:Administrative Item(2768 E.SHAGBARK BEND/ZWEIG,294): Submitted by ALAN REID AND ASSOCIATES for property located at 2768 EAST SHAGBARK BEND. The property is zoned R-PZD, RESIDENTIAL PLANNED ZONING DISTRICT (R-PZD 04-05.00 HICKORY PARK SD)and contains approximately 0.23 acres.The request is to amend the setbacks of Lot 14 in the approved R-PZD 04-05.00 Hickory Park Subdivision. Planner: Jesse Fulcher BACKGROUND The Hickory Park Subdivision was approved in 2004 with 14 single-family lots (see plat attached). As a custom zoning district, the developer was responsible for proposing bulk and area regulations, including building setbacks,for each lot.A setback table was included on the final plat and outlines the requirements for each lot. A building permit was approved for Lot 14 in 2011 and construction was completed in 2012. The site plan submitted with the building permit (attached) shows that construction will be compliant with the required building setbacks. However, a survey completed this year shows that a corner of the roof overhang encroaches slightly into the east 20 foot building setback.Additionally,the survey reveals that a wood deck, which was added to the design after the permits were approved, also extends into the same building setback. The encroachments were discovered after the home was constructed and after the property was sold to the current owner. Proposal: The applicant proposes to change the Hickory Park R-PZD zoning criteria for Lot 14,to reduce the rear (east) setback from 20 feet to 8 feet, The applicant has requested this change to resolve the building encroachments discussed herein. RECOMMENDATION Recommendation: In staffs opinion, the 20 foot setback requirement on the east side of this property is excessive. First, it is not a rear setback. By definition, the east side of this property is a side, and an 8 foot or 10 foot setback should have been established,consistent with other lots in the GJETCIDevelopment Services Review120121 Development Reviewll2-4136 ADM 2768 Shagbark/Zweig110-Planning Commission I6-25- 121Commenls and Redlines Planned Zoning District. In fact the side setback for Lot 13, adjacent to the cast, is 8 feet. It should also be noted that the City of Fayetteville reduced the building setbacks for most of the residential single-family zoning districts several years ago, establishing a 5 foot side setback in most instances. Staff recommends forwarding ADM 12-4136 Hickory Park R-PZD Modification No. l to the City Council with a recommendation for approval, finding that the proposed 8 foot side setback is consistent with and appropriate for this development and surrounding residential develolpments. Planning Commission Action: Forwarded O Denied Motion: Chesser Second: Cook Vote: 9-0-0 (Approved on consent) Meeting Date: June 25, 2012 G_IF,7'CUJevelopment Services RevwM20120evelopment Review112-4136 AOM 2768 3liagba,klZweigll0 Planning C'nmmissionl6-25- 121Commew,and Redlines Alan fRed : & ASSOCIATES PAOFESSIONAL LAND . SURVEYORS May.3,2012 City of Fayetteville Plann ing.8-Engineering 125:West Mountain Street Fayetteville, Arkansas 72701 Re: Amonomentnequegt for Lot 14, Hit ory Park Subdivisionj Fayettevillei,Arkansas Dear Planners,, on behalf of myclient; Mark Zweig I am submitting for your review a request for an amendment to the setback requirement of:Lot 14, Hickory Park Subdiwsidn Fayetteville;Aritansas. - AMr:Zweig purchasedlhe hoiro frorn the builder, Rigging Construction, for.his personal,residence .in-FebNarygf this year: Thehontewas,an existing finish-ed.sWgture at-the tifne of purchase. Upon completion of my survey fornew fences, if became apparent that a small corner of. the roof. which ¢bettered a,covered debk and'a portion of the'uncovered deck encroaches into hhe ,- . designated twenty!(29)foot wide property setback Hickory Park Subdivisipn was originaliy:designed as aPlanned Zaning lJevelopment(PID)with_ sped@chgmes pr determined for each`of the lots. The subdivision did noi,maka itthrough the slow economy to_fis developetJ•as itwas infhell : esigned,a id the Mityof the lots were obtained by speculative buifdera r The speculative built homes by Riggin Construction,' including.the.ohe owned.by Mprk Zweig; Inc„were-permitted by the Ckyof Fayetteville with a design not approved for th'e original.PZC:-In-the original PZD;the dosignetl home for.the unusual 20'setback requirement on the east'side of this property would'not have been an issue. It appears from the,original subdivision plat plan was a double.drive to be shared by adjacent owners along fhe 20' setbackat issue in this-letter. This double drive is no longer necessary with the driveway coming from'a different area of the street and hpf A shared drive: The issue.which occurred at the result of Riggins Construction,will be remedied by changing the unnecessary 20'•setback to a typical 8'setback: Mr. Zweig is requesting.the approval of an amendment to Lot 14,,.reducing the setbaok'from twenty (20}feetao eight($)feet. if approved the new setback along,the East line of Lot 14 will mirrorl existing setback-along the West line of Lot 13, which is immediately adjacent to the . East.This amendmentwiil also allow him.the continued use and benefit df the existing deck.as it now exists. co' 3 an Reid ProfesslonalLand.Surveyor Arkansas Registration.1005 116 S: College AvenueFayetteville; Arkansas 72701. . -. 479 444 8784 arasurveying@sbcglobal.net Survey - 2012 rt 5'. '21 cl b�I L �2,11 Ifan rp)rm lnul¢ •ALL FINISHED 6AADE AOJgfENi N LEGEND "t' wlnparoRa TO HOU5E SHALL DRAIN FROM d` v.rre IAT95295 RIVD ^ Ex:snM1L ocvxE rElEa u+ HOU10'. fl .lT SE @ 5 FOR 10'. W E Rf00L'i ls:ivSYCGTfn viceNYTV MAP S ,,. es:snnv seta sERrce lRIDR f0!fiLRM16 AhY [BN+E0.wf s+NEEi S:DM1'/N_R[_Nl OR:VL'WA" FLOOD PLAIN NOTE: 1:1,p1 FIIAelM :RW n-0Y wM THIS PROPERTY IS NOT AFFECTED BY aH[w� aawm'c uTeau _ '1 '{ THE IOp YEAR FLOOD PLAIN AS PER FIRM 1,1L swEneLe p yl Y05IL3 01150 DATED FEBRUARY 5.1997. TE lxm:M.T..'Y -PARCEL 1:)65-24 592-000 C • ® cWi !J Y[r+nl„) _ s _S-PR:JI-I2-Z9 r `\ ',••s}Q -ZONING:RSF4 Z ®CWCBEiF rvdSxC:/r O ' ISIS]I +4 -SITE AREA:0.24 1[rtf5 sw a vtan eox -TOTAL SITE 51(I fENEE N u'� () AREA DISTURBED:0.21 ANNA �/,��\,l W Ex:[nM.SP[i ELfVd'IPV B MpGK�RNG Ilad 10 °V 1]6 RIGGING CONSTRUCTION FAYETT£VILLE,APJ[ANSAs ®ua. fTa[ ®rxoo raroosfo swr ELzvnnoH i '� 12YETTEVILLE.AR, bnN.mpey gofcnav oT cxame4E \ I )ZTOS I a • 4 SITE AO L$•=Y$Sj.,IPa'' 1 ma/y, ✓(j 2775 CAER iCRossING FAYETTEVILLE M. ty T2205 V/ ROCI VA11 ,A 1 (� Rd�xG_xOYES/CPFRetIQY$ANO MNNI£MdNA£RM_", ' (f •1U\ 1 HALL GRAPES ARE AS INDICATED BY SPOT ELEVATIONS ON PLAN. 4) S) , 1 Z)IF EXCESSIVE DUST BECDMES A PROBLEM,A PLAN FOR WATERING HEAVILY TRAVELED AREAS WILL BE SUBMITTED TD 1 1 THE CITY ENGINEER BY ME CONTRACTOR 3)ALL EROSION CONTROL PLACE i N • •: a'•Y: \\\ 1� ]JI IA' 4)CONTRACTOR WALL MOIFYEOSION CONTROL PRIOR T MEASURESASENEISSARY TO ELIMINATE SEDIMINTATION FROM r I FA LEAVING THE SITE. CL PN5)THERE ARE NO KNOWN EROSION PROBLEMS ON THIS SITE OR THE PROPERTY DOWNSTREAM, O. ROB) F). GgegGE LOT 1 Q ,\w- N 6)EROSION CONTROL MEASURES R OUTLINED BY THIS PLAN SHALL BE IN PLACE AND INSPECTED BY THE CITY OF Q VJ =IJN.$O) FAYETTEVILLE PRIOR TO ANY CONSTRUCTION, FF PLAN:F12L5(MOD) I ` 1 T)ALL AREAS WHICH RECEIVE CONCENTRATED RUNOFF SHALL BE STABILIZED WITH STONE CHECK DANS •� \\ (fF=13]3.50) I l 0)ALL IMPoRTED FILL SHALL BE FREE OF ROCKS GREATER THAN 12 INCHES IN DIAMETER AND ANY DETRIMENTAL �, \\ OAq IL Me, j 1 ORGANIC MATERIAOR REFUSE DEBRIS 12, ?A 9)FILL SHALL NOTT BE PLACED ONNFXIEXIST/NG SLOPES WITH A GRADE STEEPER THAN!J IS UNLESS KEYED INTO STEPS IN THE EXISTING GRADE AND THOROUGHLY STABILIZED BY MECOWMCAL COMPACTION. 50)A'1.OISTURBED AREAS SXALL HAVE A-OF TOPSOIL 3EFOR(VEGETATION \ RJ DEBRIS,MiA,AND SDA SffALL Abi DE ALLOWED IN I4YLIC FffiEE13 BLT!P ANT GL"PfllS,MIA.DR 3WL FRCM d O=YELNM=HT sfEES IS`AGHEB lkE F..ELIC U,9RS$HALL2lMMfMATFLY REMGeEUYIP SWEEPING 4POTRFR RN \\�L �;])J.00 1 � � fcTH00S OF FHY$IGeI.REMOVAL. CEBRrS,xu0 OWL IN TIM RTRFET MdY M1'OT 8E WABHiD OFF THF.SYRFfY GF 5� WA5'NEP INTO S•ORn DHdINAGE SYSTEIf STORK CRAMNSE 3YSTEM.S OOWNSTRFA.:G=AA[I'[LMMFNT SITE SrroULD ` \ 6 �`'` I BZ PROTECTED FR0.':DE9Rf5,RIA],OR SCIL IN EHE cVCNT T.T.CT CEORIS.MIA.OR SOIL.PEA[N£5 TNf➢FAINCGE 1 SYSTEM. \y ` GR ALL GRADED AND OTHERWISE EASED ED REAS SHALL BE STABALI2ED WITHIN IS GAYS IMMEDIATELY AFTER GRATING OR O R OTHER SO HIS CEASED OT TOP SOIL OR OTHER$ IS TO BE STOCKPILED FOR THAN SO GAYS,A TEMPORARY COVER OF ANNUAL RYE OR OTHER SUITABLE ATIONGRASS SHALLIN ACCOPLANTED 'Q Ij)p, •Is 14)RE-VEGETATION SMALL BE IN ACCORDANCE WITH THE CITY OF FAYETTEVILLE EXISTING O ONS LLED.I CONTROL ALL ARE PLAN �mTOCI �� REQUIREMENTSTA A ALL RM OF 6'AT TOPSOIL SHALL BE IM U,CO.EI MER EXISTING OR INSTALLED.IN ALL AREAS TO BE SURES MUST B TAKEN N FOR THE FOL SHALL,ATA MINIMUM,CONSIST OF SEEDING AND MULCHING. ADDITIONAL O Q A EA.F 5 MEASURES MUST BE TAKEN FOR THE FOLLOWING CONDITIONS: d)FOR SLOPES . R O 4:1 GRADE:REYEGETATION SMALL BE A MINIMUM OF HYDRO SEEPING WITH MULCH ANO N B) FOR SLOPES ES OF 4:1 TO 31 GRAD BI FOR SLOPES OF 4,9 TO J9 GRADE THE SLOPE SHALL BE COVERED WITH LANDSCAPE FABRIC AND HYDRO-SEEDED ITC„ WITHMUCHMY ANDFERTILIZER,SOD GRAPE CESS OF VER 5.L � J! C)FOR ANY SLOPE WITH A GRAD£IN EXCESS OF 5:4 ME FINISH GRADE IN EXCESS OF 3.1 MUST BE APPROVED By THE ` (:CLT CITY ENGINEER. 75, �����T y� ~ �ti _ 10RGF.45EN 6 ASSOCIATES �i w arcF� D. ^u^ 1 – clYly erlclNeerS wnv[YD RJ LOT OP HfCNORY PARif SL'80. y flp. b 813 IL 0 : ,:r .IroA: b< "'``Svin pVn�g' e �� \ y •moi � 9 ' _ r —----- St 41 �5 1 o .'. .. -. �^-/'tl � _ =J139 �- f' uTr�.�a6.Mr y r•� .`_. R-1D-V _ �` - 1 n..3'.�' ti ,J': •:{ I F �'r 15 .� 1. INS W p � `v cFbd L r Pb��i`I° 1 JJ - '.s4' _ � x.! \ 1i b •�ii: � 9�,,, :�LN,r �� 1a •q�a�� ^..r �� �t9, _,: , /Jry f1� .� 11 • 9. ` Id �1 B ` �° J Luh �\ -' \ t �4d•1'b. �••�-�'�e I I �—_ �`—��� ro � ..d I• �€ lJ F n � c � � Furl ,\� 1', �a��d'M —iZJSJ'_— _IC6_—'� ro G-4�- I f IIISYJL°�itHOAH � +f - --------------------------------- _______________ _ ________________A _ (IM-d 4iEL J1MeL 2y.IL.Cf-55 d[,.JN ------ full Ag u iCILiY'.n'9=.1 .TJ: TI!., ee 1£�d .'LJ �J '� / V: J�.t1 AJt " esa• L6 IM.'NRG'J i 5 H t gL� 55 e ¢•Apw §'a6y g �� ,=$ II l i f MINION,(E q = jjp 11�e E 0AS�B 'F, 3 4$R 3 ° �l$Eska'i='j RB6� ¢ a' a5 ¢[ ; GiiJ� �'6 L6:a °el:a sY 3$'`r ;;^ i 6`dd��' eyi 5z€ P1 5 zz 0.gp5[� `•99 y € 35 'i � ° 5 % k' L36'•� ¢ ! ,�d7{ �R°$6�:- � � �i �s3 t8 FYi: � �a •i� li€�, � s �� �` 5 °¢96@�$d�z'�� ziig}64p�4z$§I.Sgs EqE ��' ��� €� ea�� � �L�331t! s$" R$45 ` zAi g L "y. €'c'c'•Ya 8_ I �! .€ 3 ADYdl4kAAllRI�A9i r[ � e::' P::z 4:7: Y.:' P:•' e:-r e:.a. 4��E �_ + 4�y}'� �4 t�FRoEifi'F�°� FIIt'�\vS1E��du��§i!8'4 E'I�Lk'c ry'IIE�6'lf6F^;,'}f1LC'�'➢ 5 !;:'k `Al1,•e{jll 0 ge g -dea z zq 5i ff' i��:'•I� � c� lYzit F L � Li- a F[ ais Q—v Parte W I BENCHMARKS BUILDING J LOT INFORMATION CHART I BUILDING SETBACKS BM#1 LOT No. S.F.AREA FRONT REAR LT-RT SIDE COTTON SPINDLE IN POWER 1 13,129.34 15' 20' 20'-8' POLE 2 9439.10 15' 30' 8'-8' ELEVATION @ 1389.04 I j 3 9112.73 15' 30' 8'-8' NORTH ING=648270.20 4 10,156.12 15' 20' 8'-10' EASTING=685599.39 I 5 11,703.17 15' 20' 10'-8' 6 15,279.00 35' 20' 8'-8' BM#2 I 7 13,709.24 35' 20' 8'-10' CHISLED 'X'AT NE CORNER I 8 9669.92 15' 20' 10'-8' TRANSFORMER PAD I I 9 9,600.44 15' 20' 8'-8' ELEVATION @ 1388.30 J 10 9,599.89 15' 20' 8'-10' I I 11 14,655.10 40' 20' 10'-8' BM#3 1 ' 12 10,603.49 35' 20' 8'-10' N. RING SMH CHISELED"X". I I 13 10,900.89 11 ' ELEVATION @ 1359.84 I 14 —10:1-4 . 9 15' 20' 15'-15' NORTHING=648590.51 7 GENERAL EASTING=685128.44 I f7K=MNZ; M FLOOD INSURANCE CENTERLINE CURVE DATA RATE MAP, EFFECTIVE DATE JULY 21, R= 150.00' 1999• MAP NUMBER 05143CO103D, i 0' NEW DEDICAT R I/W SAID PROPERTY IS NOT IN THE T= 108.29' �I ! 100—YEAR FLOOD AREA. L = 187.59' 0= 2. IN ACCORDANCE WITH CITY ORDINANCE 71-39-17 SEC. 166.13 ALL UTILITIES SHALL BE CURVE DATA II PLACED UNDERGROUND. EXCEPTIONS f ABOVE. ISTING POWER LINES OF 12kv OR A R = 30.00' T= 30.00' fl I + 3- LOT ACCESS FROM INTERIOR STREETS ONLY. L= 47.12' A= 89-59-59 1 4. FRONT BUILDING SETBACKS ARE BUILD—TO I LINES EXCEPT FOR LOTS 4, 7, AND 8 TO R= 30.00' ALLOW PRESERVATION OF TREES IN THE FRONT OF THE LOTS. ® T= 30.00' 5. CONSTRUCTION OF SIDEWALKS WITH L= 47.12' I 1' SUBDIVISION ARE BOUNDED BY OWNER/ 01 DEVELOPER. CONSTRUCTION OF SIDEWALKS ALONG HWY265 WILL BE INSTALLED WITH R= 22.00' IMPROVEMENTS BY AHTD IN WIDENING OF © T= 3.36' HWY 265. L = 6.67' J 6. ALL SUBDIVISION SIDEWALKS(4'—SIDEWALKS) A= 17-22-29 I I SHALL BE CONSTRUCTED CONTINOUS THROUGH DRIVEWAY MAINTAING MAX.2% CROSSSLOPE FROM - - BACK OF CURB AND ELEVATED 27 ABOVE BACK R = 22.00' OF CURB; DRIVEWAYS SHALL NOT EXCEED T= 10.26' I MAXIMUM WIDTH OF 24'.DRIVEWAYS SHALL BE L= 19.19' CONSTRUCTED OF PORTLAND CEMENT CONCRETE c WITH BROOM FINISH.TEXTURED, STAMPED OR 49-59-15 I <<� EXPOSED AGGREGATE CONCRETE IS NOT ALLOWED :i WITHIN STREET R/W.SIDEWALKS,DRIVEWAY R= 22.00' APPROACHES AND ACCESS RAMPS WITHIN STREET L = 23.11' I R/W SHALL BE CONSTRUCTED TO MEET UDO SECTION 171.13 (a.k.a. Ord#4005). AN T= 12.75' INSPECTION IS REQUIRED PRIOR TO CONCRETE L= 60-11-02 . -t POUR. A 24" WIDE DETECTABLE WARNINGS ARE REQUIRED AT THEtBOTTOM OF CURB RAMPS TO R = 22.00' INDICATE THE TRANSITION FROM THE SIDEWALK TO L= 20.43' THE STREET. T= 11.02' 7, ALL UTILITY PEDESTALS, MANHOLES AND RISERS A= 53-12-37 •'i •-: SHALL BE INSTALLED OUTSIDE OF SIDEWALK I II� ALIGNMENT. f B. RETAINING WALLS SHALL BE BACK A MINIMUM OF 2 FEET FROM THE RIGHT OF WAY OR SIDEWALK RETAINING WALL CONSTRUCTION REQUIRES A I FIIII n11.I1 oco,ur nA1n nnnnrnu, nr +I�r n1w