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Home My WebLink About2023-06-05 - Agendas - FinalCITY OF FAYETTEVILLE W4ff ARKANSAS Board of Adjustment Meeting June 5, 2023 3:45 PM 113 W. Mountain, Room 219 MEETING AGENDA Members: Bill Finer (Chair), Lindsey Steiger -Muck, Erin Adkins-Oury, Josh Carson, & Jason Young City Staff: Jessie Masters, Development Review Manager Call to Order Roll Call 1. Approval of the minutes from the May 1, 2023 meeting. Unfinished Business: None. New Business: 2. BOA-2023-0006: Board of Adjustment (1516 N. LUNSFORD AVE/SPENCER-BRADFORD, 409): Submitted by TRUTEK INC for property located at 1516 N. LUNSFORD AVE. The property is zoned RSF-4, RESIDENTIAL SINGLE-FAMILY, FOUR UNITS PER ACRE and contains approximately 0.40 acres. The request is for a variance from front setback requirements. Planner: Donna Wonsower 3. BOA-2023-0007: Board of Adjustment (4089 N. SHILOH DR/THE CLAUDE, 135): Submitted by ANDERSON ENGINEERING for property located at 4089 N. SHILOH DR. The property is zoned CS, COMMUNITY SERVICES and contains approximately 7.37 acres. The request is for a variance from Minimum Buildable Street Frontage requirements. Planner: Jessie Masters ITEM HAS BEEN WITHDRAWN BY STAFF. Announcements Adjourn NOTICE TO MEMBERS OF THE AUDIENCE All interested parties may appear and be heard at the public hearings. A copy of the proposed amendments and other pertinent data are open and available for inspection in the office of City Planning (479-575-8267), 125 West Mountain Street, Fayetteville, Arkansas. All interested parties are invited to review the petitions. Interpreters or TDD (Telecommunication Device for the Deaf) are Mailing Address: 113 W. Mountain Street www.fayetteville-ar.gov Fayetteville, AR 72701 available for all public hearings; 72 hour notice is required. For further information or to request an interpreter, please call 479-575-8330. As a courtesy please turn off all cell phones and pagers. CITY OF FAYETTEVILLE ARKANSAS Board of Adjustment Meeting May 1, 2023 3:45 PM 113 W. Mountain, Room 219 MEETING MINUTES NOTE: The May 1, 2023 Board of Adjustment Meeting was held both in person and virtually. Members: Bill Finer (Chair), Lindsey Steiger -Muck, Erin Adkins-Oury, Josh Carson and Jason Young Assistant City Attorney: Blake Pennington Call to Order: 3:45 PM, Finer (Chair) Roll Call: In Attendance: Bill Finer, Josh Carson, Erin Adkins-Oury, and Jason Young Absent: Lindsey Steiger -Muck Staff: Jessie Masters, Development Review Manager 1. Approval of the minutes from the April 3rd, 2023 meeting. Motion: Board Member Adkins-Oury made a motion to approve the April 3rd, 2023 minutes with Young seconding. Upon roll call the motion passed with a vote of 4-0-0. Unfinished Business: None. New Business: 2. BOA-2023-0005: Board of Adjustment (3308 S. CITY LAKE RD/CONNER, 720): Submitted by JORGENSEN AND ASSOCIATES for property located at 3308 S. CITY LAKE RD. The property is zoned R-A, RESIDENTIAL AGRICULTURAL and contains approximately 8.40 acres. The request is for a variance from setback requirements. Gretchen Harrison, Planner: Gave the staff report. Mailing Address: 113 W. Mountain Street Board of AdjustmeWaiiYVi fft2yiIle-ar.gov Fayetteville, AR 72701 Agenda Item 1 MINUTES (May 1, 2023) Page 1 of 2 Jason Young, Board Member: Asked for clarification that the shown lot split matched the current deeds that were created several years ago. Gretchen Harrison, Planner: Confirmed. Blake Pennington, Assistant City Attorney: Stated that the county already recognizes these as two separate parcels. Each property owner pays taxes on their parcel and have operated as their own separate lots for at least ten years. This is to make this matter completely legal. Josh Carson, Board Member: Asked if the lots were already split by deed but never formally subdivided. Pennington: Confirmed. Joyce & Tom Conner, Applicant: Was present for questioning. Motion: Board Member Josh Carson made a motion to approve BOA-2023-0005 with conditions as outline by staff. Board Member Erin Adkins-Oury seconded the motion. Upon roll call the motion was approved by a vote of 4-0-0. Announcements: Adjournment Time: 3:55 PM Submitted by: City Planning Division Board of Adjustments June 5, 2023 Agenda Item 1 MINUTES (May 1, 2023) Paqe 2 of 2 CITY OF FAYETTEVILLE ARKANSAS TO: Board of Adjustment BOARD OF ADJUSTMENTS MEMO THRU: Jessie Masters, Development Review Manager FROM: Donna Wonsower, Planner MEETING DATE: June 5, 2023 SUBJECT: BOA-2023-0002: Board of Adjustment (1516 N. LUNSFORD AVE/SPENCER-BRADFORD, 409): Submitted by TRUTEK INC. for property located at 1516 N. LUNSFORD AVE. The property is zoned RSF- 4, RESIDENTIAL SINGLE-FAMILY, FOUR UNITS PER ACRE and contains approximately 0.40 acres. The request is for a variance from front setback requirements. RECOMMENDATION: Staff recommends denial of BOA-2023-0006 based on the findings outlined within this staff report. RECOMMENDED MOTION: `7 move to deny BOA-2023-0006. BACKGROUND: The subject property is in east Fayetteville about 400 feet south of the intersection of Mission Boulevard and Lunsford Avenue. The property is zoned RSF-4, Residential Single -Family — Four Units per Acre; totals about 0.40 acres; and is currently developed with a single-family dwelling which Washington County records indicate was built in 1940. No zoning overlays apply to this site and no sensitive natural features are present. A rezoning change from RSF-4, Residential Single - Family — Four Units per Acre to NC, Neighborhood Conservation was denied on May 8, 2023. Surrounding land uses and zoning are listed in Table 1. Table 1: Surrounding Land Uses and Zoning Direction Land Use Zoning North Single -Family Residential RSF-4, Residential Single -Family — Four Units per Acre South Single -Family Residential RSF-4, Residential Single -Family — Four Units per Acre East Single -Family Residential RSF-4, Residential Single -Family — Four Units per Acre West Single -Family Residential RSF-4, Residential Single -Family — Four Units per Acre DISCUSSION: Request: The applicant requests a variance from the front setback requirements as described in Table 2. The request is associated with a proposed deck and stair addition to the front of the existing residence. The minimum front building setback in RSF-4 zoning is 15 feet at the subject location. Depth of required front setbacks is measured at right angles to a straight line joining the foremost point of the side lot line and is generally parallel to the street right-of-way. Mailing Address: 113 W. Mountain Street Board of AdjustmenWajMV cWmil?yiIle-ar.gov Fayetteville, AR 72701 Agenda Item 2 BOA-2023-0006 (SPENCER-BRADFORD) Page 1 of 19 Table 2 Variance Request Existing Proposed Variance Encroachment Encroachment Variance Issue Requirement House Deck Front Building Setback 15 feet 11.5 feet 15 feet 15 feet Public Comment: Prior to the May 8, 2023 rezoning public hearing, staff received a letter from a neighbor expressing concern that the reduced setback would worsen dangerous traffic conditions, poor visibility, and existing drainage issues. Additionally, two neighbors spoke at the public hearing and described parking and traffic hazards, poor visibility being made worse, congestion because of proximity to Root Elementary. No additional comments have been received since then. RECOMMENDATION: Staff recommends denial of BOA-2023-0006. If the Board of Adjustments recommends approval, staff recommends the following conditions: 1. Approval of this variance is for the proposed variance as shown and described in the request letter and site exhibit. A survey shall be provided with the building permit to verify that the construction of the deck does not encroach into the Master Street Plan right-of-way. 2. Any future development or expansion of existing buildings will require additional review and possible Board of Adjustment approval; and 3. Approval of this variance does not grant approval or entitlement to any other zoning or development variances, or to the associated building permit. BOARD OF ADJUSTMENT ACTION: ❑ Approved ❑ Denied ❑ Tabled Date: June 5, 2023 Motion: Note: Second: Vote: FUTURE LAND USE PLAN DESIGNATION: City Plan 2040 Future Land Use Plan designates this site as a Residential Neighborhood Area. FINDINGS: City of Fayetteville Unified Development Code §156.02, Variances, Zoning Regulations Certain variances of the zoning regulations may be applied for as follows: (B) Requirements for variance approval. Board of Adjustments June 5, 2023 Agenda Item 2 BOA-2023-0006 (SPENCER-BRADFORD) Page 2 of 19 (1) Where strict enforcement of the zoning ordinance would cause undue hardship due to circumstances unique to the individual property under consideration; Finding: Staff does not find that the hardship requirement has been met. After reviewing the existing parking and street conditions, the Zoning and Development Administrator has determined that the on -street parking lane can be administratively removed from the master -street plan section, leaving a remaining master street plan right -of way requirement of 22.5 feet from the street centerline. Building setbacks are determined from the master street plan right-of-way. The existing house encroaches approximately 11.5 feet into the building setback, and the addition of a 4.5-foot wide deck would worsen the non -conformity. The deck would extend to the edge of the master street plan right-of-way, requiring a variance of the full 15-foot front building setback. A proposed rezoning from the existing RSF-4, Residential Single Family, Four Units Per Acre (15 Foot Front Setback) designation to NC, Neighborhood Conservation (0-25 Foot Build -To -Zone) was denied on May 8, 2023 as Planning Commission did not believe that rezoning was an appropriate means of resolving the existing or proposed non -conformity. The applicant's letter states that a deck and additional entrance facing Lunsford is necessary to limit parking in the short northern driveway and provide an entrance not blocked by a fence which makes "it very difficult to access and keep the dogs contained." The single-family home currently has two entries. One entrance is in the rear of the home behind a 6' tall privacy fence. The second entrance is located on the south end and is also located behind 6' tall privacy fencing. Staff finds that the enclosure of both entries behind privacy fencing is a self-induced hardship and that other options are available to provide clear access to the structure such as relocating the existing fencing behind one or both existing entry doors, or providing a secondary gate to prevent pets from escaping. (2) Where the applicant demonstrates that the granting of the variance will be in keeping with the spirit and intent of the zoning ordinance; and Finding: Staff does not find the applicant has met this requirement. Properties zoned RSF-4 are intended to permit and encourage the development of low -density detached dwellings in suitable environments and protect similar, existing development. In their request letter the applicant asserts that the addition will increase safety by shifting parking to the southern driveway which is significantly longer and can support vehicles without extending over the sidewalk. Given existing traffic and visibility concerns, staff finds that the addition of a raised deck at the edge of the master -street plan right of way has the potential to exacerbate hazards to neighboring properties. (C) Minimum necessary variance. The Board of Adjustment may only grant the minimum variance necessary to make possible the reasonable use of the applicant's land, building or structure. Finding: The applicant retains the use of the existing single-family dwelling but cannot expand or develop new structures unless the lot is brought into Board of Adjustments June 5, 2023 Agenda Item 2 BOA-2023-0006 (SPENCER-BRADFORD) Page 3 of 19 conformity by way of an approved variance from the Board of Adjustment. Staff finds the requested variance for the full front setback reduction is the minimum necessary to allow for the proposed deck addition. (D) Special Conditions. In granting a zoning regulation variance, the Board of Adjustment may impose whatever special conditions found necessary to ensure compliance and to protect adjacent property. Finding: Should the Board choose to approve the variance, staff has recommended conditions of approval as outlined above. (E) Non -permitted Uses. The Board of Adjustment may not grant, as a variance, any use in a zone that is not permitted under the zoning ordinance. Finding: None is requested. BUDGET/STAFF IMPACT: None. ATTACHMENTS: • Unified Development Code: o §161.07 — District RSF-4, Residential Single -Family, 4 Units per Acre • Request Letter • Site Plan • Site Photos • Staff Right -of -Way Exhibit • Public Comment • One Mile Map • Close-up Map • Current Land Use Map Board of Adjustments June 5, 2023 Agenda Item 2 BOA-2023-0006 (SPENCER-BRADFORD) Page 4 of 19 161.07 District RSF-4, Residential Single -Family - Four (4) Units Per Acre (A) Purpose. The RSF-4 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. (1) Permitted Uses. Unit 1 City-wide uses by right Unit 8 Single-family dwellings Unit 41 Accessory dwellings Unit 46 Short-term rentals (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 5 Government facilities Unit 9 Two-family dwellings Unit 12a Limited business Unit 24 Home occupations Unit 36 Wireless communications facilities Unit 44 Cluster Housing Development (C) Density. Single-family dwellings Two (2) family dwellings Units per acre 4 or less 7 or less (D) Bulk and Area Regulations. Single-family Two (2) family dwellings dwellings Lot minimum width 70 feet 80 feet Lot area minimum 8,000 square feet 12,000 square feet Land area per 8,000 square feet 6,000 square feet dwelling unit Hillside Overlay 60 feet 70 feet District Lot minimum width Hillside Overlay 8,000 square feet 12,000 square feet District Lot area minimum Land area per 8,000 square feet 6,000 square feet dwelling unit (E) Setback Requirements. Front Side Rear 15 feet 5 feet 15 feet (F) Building Height Regulations. Building Height Maximum 1 3 stories Board of Adjustments June 5, 2023 Agenda Item 2 BOA-2023-0006 (SPENCER-BRADFORD) Page 5 of 19 (G) Building Area. On any lot the area occupied by all buildings shall not exceed 40% of the total area of such lot. Accessory ground mounted solar energy systems shall not be considered buildings. (Code 1991, §160.031; Ord. No. 4100, §2 (Ex. A), 6-16-98; Ord. No. 4178, 8-31-99; Ord. No. 4858, 4-18-06; Ord. No. 5028, 6-19-07; Ord. No. 5128, 4-15-08; Ord. No. 5224, 3-3-09; Ord. No. 5312, 4-20-10; Ord. No. 5462, 12-6-11; Ord. No. 5921 , §1, 11-1-16; Ord. No. 5945 , §8, 1-17-17; Ord. No. 6015 , §1(Exh. A), 11-21-17; Ord. No. 6245 , §2, 10-15- 19; Ord. No. 6427, §§1(Exh. C), 2, 4-20-21) Editor's note(s)—Ord. No. 6625 , §1 adopted December 6, 2022, "determines that Section 2 of Ordinance 6427 (Sunset Clause) be amended so that Ordinance 6427 and all amendments to Code Sections ordained or enacted by Ordinance 6427 shall automatically sunset, be repealed and become void on December 31, 2023, unless prior to that date the City Council amends this ordinance to repeal or further amend this sunset, repeal and termination section." Board of Adjustments June 5, 2023 Agenda Item 2 BOA-2023-0006 (SPENCER-BRADFORD) Page 6 of 19 I ard of Adjustments: Chair :ity of Fayetteville, Arkansas 13 West Mountain Street ayetteville, AR 72701 Chair, 'his letter is a request for a variance from UDCS161.07(E)t for the RSF-4 to allow the wilding of a 4' 6" wide deck with treated framework and composite decking and andrail approximately 5 feet off the ground in a 16' section on the bump out with a new atrance door to the North end of the deck and a set of stairs continuing South for access the drive to the South of the house located at 1516 N. Lunsford, Fayetteville, AR 2701. Attached is a site drawing with all the footage's of the proposed site with all Kplanations of the construction. This would direct all who go to the house to go to the orth driveway for entrance to keep the sidewalk open for the people in the �ighborhood. Detering them from parking in the small Northern drive as the drive to ie North of the house will only handle a small sub compact vehicle. The owners want keep the public and themselves safe and maintain the neighborhood style and not take Nay from it in any way. This would not negatively impact the view from driveways at .e current owners house or neighbors. he deck will have the same style below as the section to the West facing part of the orth of the house using the horizontal application to enclose the bottom in order to atch the existing style at the residence with stainless steel horizontal cabling done to )de below the handrail to the deck and down the staircase with natural stone pavers innecting to the drive to the South. The house was built in the 40's and is 1785 square feet in the existing and the deck will add 108 sq feet with the proposed deck and stairs off street parking allows 1 sub compact and 2-3 regular size vehicles with the 2 parking areas. This will not change any p Aing on site. We believe it was the first house in the area and was built with the house facing North towards E. Hammond but with the small garage and walkway entering off of N. Lunsford. When entering there you have to unlock the 6' tall privacy gate then go around to the back of the house to gain entry to the front porch. Over the YE ars another entrance was built on the South end and steel 6' tall fencing was installed putting both entrances now behind the fences making it very difficult to access and keep th dogs contained at the same time. This addition of the deck to the front would make a afe entrance to the house for our clients, emergency personnel and visitors. The fencing that is in place is necessary as to keep their pets safe and contained. have updated the inside of the home, added new energy efficient windows, ition and had the furnace and water heater under the house duct-ed to the outside of Board of Adjustments June 5, 2023 Agenda Item 2 BOA-2023-0006 (SPENCER-BRADFORD) Pape 7 of 19 e home as well as a dehumidifier installed under to keep mold and moisture destroying e home. .arlier this year we put in for a building permit for this project and Milton Bell referred s to Ryan Umberger Senior Planner because of the setbacks on this property. From the riddle of the road to the house it is 30'5". The deck being 4'6" wide would make the istance from the middle of the road 25' 11". Distance from the inside of the sidewalk 0' 6". Ryan stated this would be our second choice by doing the variance. His first and lost recommended was the rezoning. Saying there should not be a problem but that if sere was that to pursue the variance as he understood that this would be a better for them while keeping the property secure. ranting this variance would not confer any special privlidge that would deny to any hers in the district while not taking away from the safety or security of the 4ghborhood and would still allow ample line of site to be able to get in and out of all -iveways on their property or their neighbors. All of the other properties in the district e set back further and have ample room to add if wanted where this one was built oser to the road prior to the neighborhood being being developed. hank you for considering our request ddie Thomas ek Inc. for the Owners Stuart Spencer and Nick Bradford. Board of Adjustments June 5, 2023 Agenda Item 2 BOA-2023-0006 (SPENCER-BRADFORD) Pape 8 of 19 t s - _ � _� ! ! � 4 <�..__ � , I - - ;— -- - - -�- - - -�., } f -1� ('�,�. � .._ .. "_ may- /� /� .._ i j �.y.�^� `__ r.�.'.�_�. J �. ou-�- From: Jeanette Thomas <trutekinc@yahoo. cone Sent: Monday, April 17, 2023 9:56 AM To: Unti er, Ryan <rumberger0fayettevillear.Qov> Subject: RZN-2023-OUI2 Pictures for reference CAUTION= This email originated from outside of the City of Fayetheoille_ Do not dirk links or open attachments unless you recognrze the sender and know the cantent is safe_ Ryan, Attached are some pictures in reference for the rezoning. The road view shows fences at both sides. The area tar the door is the blue and the deckand stairs are green. The Silver Dodge is I the small drive to the North end and with a tilde access at the back Is blacking the walkway. The fast picture shows the same vehicle parked with walking distance behind. will have pictures printed out as well just in case needed at the meeting I will be attending. Thanks Eddie Thomas - President Jeanette Thomas -Vice President-Cunsultant TRUTEKInc. Agenda Item 2 BOA-2023-0006 (SPENCER-BRADFORD) Page 12 of 19 Board of Adjustments June 5, 2023 Agenda Item 2 BOA-2023-0006 (SPENCER-BRADFORD) Page 13 of 19 fir; 7 Existing ting ♦ . ROW 40'Total ROW (Per Harter's Fairview Plat) M E IL;1 111nio nd St CURRENT CONDITIONS: 20-foot existing ROW, 22.5- foot MSP ROW after administrative reduction, Front of house encroaching 7.5-feet into front setback (Existing House 30-foot, 5inches from CL pf road per Applicant's Measurement) PROPOSED CONDITIONS: 20-foot existing ROW, 22.5-foot MSP ROW after administrative reduction, Front of new deck encroaching 12-feet into front setback (Existing House 30-foot, 5inches from CL pf road per Applicant's Measurement) Verifying via GIS measurements, the closest portion of the house is approximately 7' from the existing ROW. After accounting for additional 2.5' of ROW for the MSP requirements, only 4.5' of area is left between the house and the edge of the proposed deck would be located directly abutting the MSP ROW (a 15-foot encroachment). i Awl 1�! Board of Adjustments June 5, 2023 Agenda Item 2 BOA-2023-0006 (SPENCER-BRADFORD) Page 14 of 19 Vicki Spencer 1444 N Lunsford Ave Fayetteville, AR 72701 Subject: RZN-2023-0012 Rezoning May 8, 2023 Dear Planning Commission: am writing to voice my concerns about the proposed rezoning of 1516 N. Lunsford, located directly north of my property at 1444 N. Lunsford. I respectfully disagree with the staff determination that the proposed zoning is consistent with the other properties in the vicinity. When I purchased my property and invested in necessary improvements to my house, I relied upon the RSF-4 zoning to protect its value and the character of the residential neighborhood where it is located. According to the Unified Development Code, the City of Fayetteville is committed to land uses that "protect established neighborhoods" and "protect significant environmental resources and make a livable community." I urge the Planning Commission to honor the Code and deny this rezoning. The primary reasons for rejecting this proposal are as follows: Elimination of Set Back Requirements - The Neighborhood Conservation designation would eliminate set back requirements which contribute to consistency throughout the residential area and make it safer for children and other pedestrians. All the houses in this area are set back from the street. To make a zoning change that would permit just one property owner to build up to the street would be an arbitrary decision. Even though the set back for 1516 N. Lunsford is less than the RSF-4 requirements, the house is still a reasonable distance from the narrow street. The distance that the house sits from the street gives it the appearance of complying with the current zoning and it feels consistent with the rest of the homes in the neighborhood. Changing the zoning to "resolve an existing nonconformity" is much less important that preserving the character of the neighborhood. Traffic Hazards - Staff admits that the rezoning has "potential to increase traffic" but dismisses this concern as being limited. However, there is an additional hazard that the staff does not acknowledge. My driveway borders 1516 Lunsford on the south and it is currently very dangerous for vehicles entering and exiting my driveway. Vehicles commonly speed on Lunsford and it is very difficult for drivers of these vehicles to see cars exiting the driveway. I've also encountered many instances when vehicles almost rear end my car when I slow down to enter the driveway. If a building or fence were constructed up to the sidewalk and additional cars parked in the front yard area, it would decrease visibility more and increase the danger exponentially. The reduced setback would also make it more dangerous for pedestrians. It is already difficult to see traffic when crossing the street to get my mail. The problem would be magnified by the reduced setback. Furthermore, many children use the Root Shoot and Lunsford to walk home from school. Because of the current volume of traffic and poor visibility, I have seen several near accidents. Building close to the street will increase the potential for accidents because children already tend to wander into the street as they pass by the property. Board of Adjustments June 5, 2023 Agenda Item 2 BOA-2023-0006 (SPENCER-BRADFORD) Page 15 of 19 Density and Environmental Impact - There are already drainage and erosion issues in the area. Creating more impervious areas will increase water flowing across Lunsford and into neighboring yards and driveways. More water drainage will make it more dangerous in winter when streets and driveways get icy. Conclusion - Although the City's long-term goals include allowances for modest infill projects, I don't believe building up to the sidewalk in this neighborhood was what the planners had in mind. The zoning change would allow construction that is totally out of character with the rest of the neighborhood properties, permit greater density which would contribute to existing traffic problems, would worsen visibility for vehicles entering and exiting driveways at several properties, and could contribute to erosion and drainage issues. I urge you to reject this zoning change and work with the property owner to find another solution. Sincerely, Vicki Spencer Resident, 1444 N. Lunsford Ave. Board of Adjustments June 5, 2023 Agenda Item 2 BOA-2023-0006 (SPENCER-BRADFORD) Page 16 of 19 BOA-2023-0006 One Mile View I Neighborhood Link Unclassified Residential Link - - - Shared -Use Paved Trail Trail (Proposed) i- - -� Fayetteville City Limits Planning Area 1516 N. LUNSFORD AVE 0 0.13 0.25 0.5 Miles )ject Property Planning Area Fayetteville City Limits ORTH Ding = I-2 General lntlu—i RESIDENTIAL SINGLE-FAMILY EXTRACTION NS-G E-1 RI-u COMMERCIAL RI-12 ResltlentiaFOfice NS-L Gi �ResltleMlal-�riWIW21 �G-2 RSF-.5 �C3 RSF-1 FORM SAS DISTRICTS RSF-2 = Gownbwn Core RSF4 humanTM1omug— RSF-] ..in Sireat Cen[er RSF-8 Osxntown General RSF-18 �Commanlry Services RESIDENTIAL MULTI -FAMILY NeigbborM1ooa services RMF-g Neig.borM1ootl Conservation �RMF-12 PLANNED ZONING DISTRICTS RMF-ie =Commercial, Intlaslnal, Rasltlentlal RMF-2a INSTITUTIONAL RMF-00 _P1 INDUSTRIAL I-1 HearyCommenral antl Light lntluslriel Agenda Item 2 BOA-2023-0006 (SPENCER-BRADFORD) Pace 17 of 19 BOA-2023-0006 Close Up View P-1 Neighborhood Link Residential Link Hillside -Hilltop Overlay District r _ Planning Area _ Fayetteville City Limits - - - Trail (Proposed) 1516 N. LUNSFORD AVE W R—APPLEBURYDR Feet 0 75 150 300 450 1:2,400 RSF-4 CAROLM NORTH', RSF-4 Neighborhood Conservation P-1 .11 Agenda Item 2 BOA-2023-0006 (SPENCER-BRADFORD) Pace 18 of 19 BOA-2023-0006 Current Land Use 1516 N. LUNSFORD AVE RTH i 9 . s_ m �,� Single -Family Residential Single -Family Residential and Institutional IL.Ao Neighborhood Link Residential Link Trail (Proposed) 7 Planning Area Fayetteville City Limits Subject Property Single -Family Residential I Single -Family Residential l#: < !MPI FEMA Flood Hazard Data 100-Year Floodplain Feet Floodway 0 112.5 225 450 675 900 1:3,600 Agenda Item 2 BOA-2023-0006 (SPENCER-BRADFORD) Page 19 of 19