Action Recommendation: Budget Impact:

Transcription

1 City of Fayetteville Staff Review Form Legistar File ID 12/6/2016 City Council Meeting Date - Agenda Item Only N/A for Non-Agenda Item Jeremy Pate Submitted By 11/18/2016 Submitted Date Action Recommendation: City Planning / Development Services Department Division / Department RZN : Rezone (SW CORNER OF GREGG AVE. & DRAKE ST./DRAKE ST. HOLDINGS, LLC, 289): Submitted by COLLIERS INTERNATIONAL, INC. for properties at the SW CORNER OF GREGG AVE. & DRAKE ST. The properties are zoned RMF-24, RESIDENTIAL MULTI FAMILY, 24 UNITS PER ACRE and contain approximately 8.95 acres. The request is to rezone the property to 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 $ - Must Attach Completed Budget Adjustment Previous Ordinance or Resolution # V Original Contract Number: Approval Date: Comments:

2 MEETING OF DECEMBER 6, 2016 TO: THRU: FROM: Mayor, Fayetteville City Council Andrew Garner, Planning Director Harry Davis, Current Planner DATE: November 18, 2016 SUBJECT: RZN : Rezone (SW CORNER OF GREGG AVE. & DRAKE ST./DRAKE ST. HOLDINGS, LLC, 289): Submitted by COLLIERS INTERNATIONAL, INC. for properties at the SW CORNER OF GREGG AVE. & DRAKE ST. The properties are zoned RMF-24, RESIDENTIAL MULTI FAMILY, 24 UNITS PER ACRE and contain approximately 8.95 acres. The request is to rezone the property to CS, COMMUNITY SERVICES. RECOMMENDATION: The City Planning staff and Planning Commission recommend approval of an ordinance to rezone the subject property to CS, Community Services, as requested by the applicant and as shown in the attached Exhibits A and B. BACKGROUND: The three subject parcels totaling 8.95 acres are located at the southwest corner of Drake St. and Gregg Ave. The property is zoned RMF-24, Residential Multi-family, 24 s per Acre and currently undeveloped with a public road, Quality Lane, running through one of the parcels. The eastern portion of the site is encompassed by the Scull Creek floodplain. Surrounding land use and zoning is depicted on Table 1. Request: The request is to rezone the site (approximately 8.95 acres) from RMF-24 to CS as the applicant would like to develop the property with a mix of uses. Land Use Compatibility: The proposed zoning is largely compatible with the nearby properties, including the UT and RMF-24 zones to the north and south, respectively. Uses permitted in CS, such as single-family, multi-family, eating places, offices, shopping, etc., are generally compatible with current or permitted uses in the surrounding zoning, barring the University of Arkansas land zoned R-A. The more intense commercial uses could be considered incompatible when directly adjacent to R-A, but the subject property already has the ability to do dense development and the added commercial uses would arguably not increase or expand the disparity. Additionally, the U of A farm is an institutional use that would not be adversely impacted by this rezoning. Land Use Plan Analysis: The proposed zoning is compatible with the Future Land Use Map (FLUM). The definition of a City Neighborhood area highlights particular characteristics of what this area should be, which is generally dense residential and non-residential uses on street

3 corners and along transit corridors. Such areas have a very wide spectrum of allowed uses that contribute to a neighborhood s overall walkability and sustainability, which necessitate traditional development patterns and buildings placed closer to the property line. CS allows for the very same things: mixture of dwelling types from single-family to apartments and live/work, a dynamic range of uses from residential and open space to varying intensities of non-residential development and businesses, and build-to zones closer to the street for new development. Therefore, the proposed zoning does encourage patterns of development that result in realizing these goals of City Plan 2030 and connect the definitions and City-wide aspirations between the proposed zoning and future land use. The location of this property makes CS a highly appropriate zone for this property. CS at the corner of two Minor Arterial streets is a generally appropriate situation for this zoning district s purpose and the subject property s context, coupled with the aforementioned compatibility with the 2030 Plan. The site has direct access to Drake St. and Quality Ln., which both connect to Gregg Ave. CS zoning would allow greater and more diverse residential and non-residential uses by right, which may increase traffic compared to the existing use and zoning. The surrounding street system has adequate capacity to handle increased traffic. DISCUSSION: On November 14, 2016 the Planning Commission forwarded the applicant s request with a recommendation for approval by a vote of BUDGET/STAFF IMPACT: N/A Attachments: Exhibit A Exhibit B Application Planning Commission Staff Report 2

4 Shared RZN Close Up View DRAKE ST. HOLDINGS EXHIBIT 'A' UT Subject Property PRIVATE 417 DRAKE ST DRAKE P-1 GREGG AVE PRIVATE 511 R-A MEADE ST RMF-24 DENZER AVE QUALITY LN BOWERS ST PRIVATE 2630 N Legend Planning Area Fayetteville City Limits Use Paved Trail Trail (Proposed) Building Footprint Feet inch = 200 feet Residential-Agricultural RT-12 Residential Two and Three-family RMF-24 Urban Thoroughfare P-1

5 EXHIBIT 'B' Legal Description A part of the Northwest Quarter of the Southeast Quarter (NW/4 SE/4) of Section Thirty-four (34), Township Seventeen (17) North, Range Thirty (30) West, Washington County, Arkansas, being more particularly described as follows: Commencing at the steel rebar pin that marks the Northwest corner of said NW/4 of the SE/4, thence South 87 degrees, 28 minutes, 35 seconds East along the North line of NW/4 of the SE/ feet to a steel rebar pin, said pin being the POINT OF BEGINNING and run thence South 87 degrees, 28 minutes, 35 seconds East along said North line of NW/4 of the SE/ feet to the right of way granted to the Arkansas Highway and Transportation Department in Washington County Deed Record , thence South 01 degrees, 18 minutes, 52 seconds West along said right of way line as monumented 7.09 feet; thence continuing along said right of way line as monumented South 73 degrees, 31 minutes, 19 seconds East feet; thence continuing along said right of way line as monumented South 85 degrees, 17 minutes, 03 seconds East feet to a steel rebar pin, thence departing said right of way line South 06 degrees, 58 minutes, 35 seconds East feet; thence South 87 degrees, 28 minutes, 38 seconds East feet to a steel rebar pin; thence feet along a non-tangent curve to the left said curve having a radius of feet and a long chord of South 17 degrees, 54 minutes, 13 seconds East feet; thence North 87 degrees, 28 minutes, 38 seconds West feet to a steel rebar pin; thence North 02 degrees, 29 minutes, 24 seconds East feet to the Point of Beginning, containing approximately square feet or 8.88 acres, more or less. Subject to the right of way of Drake Street along the North side, all other rights of way, easements, and covenants of record or in fact. LESS AND EXCEPT THAT PARCEL PREVIOUSLY CONVEYED TO THE CITY OF FAYETTEVILLE, AS SETOUT IN WARRANTY DEED FILED FOR RECORD AUGUST 7, 2009, AS DOCUMENT NO , RECORDS OF WASHINGTON COUNTY, ARKANSAS, AS FOLLOWS: A right of way of forty-four (44) feet equal and uniform width across a part of the Northwest Quarter of the Southeast Quarter (NW 1/4 of the SE 1/4) of Section Thirty-four (34), Township Seventeen North (Twp. 17 N.), Range Thirty West (Rng. 30 W.). City of Fayetteville, Washington County, Arkansas the boundary of the subject property being described in Plat Record of the records of the Circuit Clerk and Ex-officio recorder of Washington County, Arkansas, said right of way being more particularly described as follows: Commence at the northwest corner of said NW 1/4 of the SE 1/4 of Section 34, Twp. 17 N. Rng. 30 W.; thence S87 28'35"E feet to the northwest corner of the subject property; thence S02 29'44"W feet along the west line of said subject property to the southwest coiner thereof; thence S87 28'38"E feet along the south line of said subject property to the Point of Beginning and run thence N03 49'16"W feet; thence feet along a curve to the right, said curve having a radius of feet and a long chord of N31 48'24"E feet; thence feet along a non-tangent curve to the left, said curve having a radius of feet and a long chord of S16 52'18"E feet; thence feet along a non-tangent curve to the left, said curve having a radius of feet and a long chord of S30 52'51"W feet; thence S03 49'16"E feet; thence N87 28'38"W feet to the Point of Beginning, containing approximately sq. ft. or 0.25 acres, more or less.

6

7

8 TO: THRU: City of Fayetteville Planning Commission Andrew Garner, City Planning Director FROM: Harry Davis, Planner MEETING DATE: November 14, 2016 UPDATED WITH PC RESULTS SUBJECT: RZN : Rezone (SW CORNER OF GREGG AVE. & DRAKE ST./DRAKE ST. HOLDINGS, LLC, 289): Submitted by COLLIERS INTERNATIONAL, INC. for properties at the SW CORNER OF GREGG AVE. & DRAKE ST. The properties are zoned RMF-24, RESIDENTIAL MULTI FAMILY, 24 UNITS PER ACRE and contain approximately 8.95 acres. The request is to rezone the property to CS, COMMUNITY SERVICES. RECOMMENDATION: Staff recommends forwarding RZN with a recommendation for approval. BACKGROUND: The three subject parcels totaling 8.95 acres are located at the southwest corner of Drake St. and Gregg Ave. The property is zoned RMF-24, Residential Multi-family, 24 s per Acre and currently undeveloped with a public road, Quality Lane, running through one of the parcels. The eastern portion of the site is encompassed with the Scull Creek floodplain. Surrounding land use and zoning is depicted on Table 1. Table 1 - Surrounding Land Use and Zoning Direction from Site Land Use Zoning North Undeveloped UT, Urban Thoroughfare South Village at Scull Creek (Sources RMF-24, Residential Multi-family, Multi-family complex) 24 s per Acre East Frisco Railroad, Scull Creek Trail RMF-24, Residential Multi-family, 24 s per Acre; Railroad ROW; P-1, Institutional West University of Arkansas Agriculture R-A, Residential Agriculture Request: The request is to rezone the site (approximately 8.95 acres) from RMF-24 to CS as the applicant would like to see a mix of uses permitted on this property. Public Comment: No public comment as of writing this report. INFRASTRUCTURE:

9 Streets: Water: Sewer: Drainage:. Fire: Police: The subject parcels have access to Drake Street and Quality Lane. The parcels are cut off from direct access to Gregg Avenue by existing railroad right of way. Drake Street is designated as a Minor Arterial street in the Master Street Plan, but today is just a two-lane asphalt street without storm drainage, curb/gutter, or sidewalk improvements. Quality Lane is a fully improved local street, 2-lanes with curb/gutter, storm drainage, and sidewalks already constructed. The master trails plan shows a trail alignment proposed across the northern portion of this property. Any street improvements required in these areas would be determined at the time of development proposal. Public water is available to these parcels. There is an existing 8 water main in the Drake Street right of way available for services. There is also an existing 18 water main in the Gregg Avenue right of way available for main extensions. Sanitary Sewer is available to the site. There is an existing 8 sewer main located in the southeast corner of these parcels. A larger 33 sewer main exists on the eastern edge of these parcels in an existing easement. Any additional improvements or requirements for drainage will be determined at time of development. Portions of these properties are identified as FEMA regulated floodplains and floodways. No portions of these parcels lies within the Hillside-Hilltop Overlay District or have slopes in excess of 15%. Hydric soils are present on the site and any proposed development would be required to provide a preliminary wetlands statement. The Fire Department has not commented on this proposal. The Police Department did not express any concerns with this request. CITY PLAN 2025 FUTURE LAND USE PLAN: City Plan 2030 Future Land Use Plan designates the properties within the proposed rezone as City Neighborhood Area. These areas are more densely developed than residential neighborhood areas and provide a varying mix of nonresidential and residential uses. This designation supports the widest spectrum of uses and encourages density in all housing types. Non-residential uses range in size, variety and intensity from grocery stores and offices to churches, and are typically located at corners and along connecting corridors. 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: Land Use Compatibility: The proposed zoning is largely compatible with the nearby properties, including the UT and RMF-24 zones to the north and south, respectively. Uses permitted in CS, such as single-family, multifamily, eating places, offices, shopping, etc., are generally compatible with current or permitted uses in the surrounding zoning, barring the University of Arkansas land zoned R-A. The more intense commercial uses could be considered incompatible when directly adjacent to R-A, but the subject property already has the ability to do dense development and the added commercial uses would arguably not increase or expand the disparity. G:\ETC\Development Services Review\2016\Development Review\ RZN SW Corner of Gregg & Drake (Drake St. Holdings) 289

10 Additionally, the U of A farm is an institutional use that would not be adversely impacted by this rezoning. The maximum height of 56 feet in CS is lower than RMF-24 s maximum of 60 feet and lower than UT s maximum of 86 feet. R-A does not have a maximum height limit, although it is dependent on distance to property lines. This rezone proposal would be compatible in height to nearby districts. Land Use Plan Analysis: The proposed zoning is compatible with the Future Land Use Map (FLUM). The definition of a City Neighborhood area highlights particular characteristics of what this area should be, which is generally dense residential and non-residential uses on street corners and along transit corridors. Such areas have a very wide spectrum of allowed uses that contribute to a neighborhood s overall walkability and sustainability, which necessitate traditional development patterns and buildings placed closer to the property line. CS calls for the very same things: mixture of dwelling types from single-family to apartments and live/work, a dynamic range of uses from residential and open space to varying intensities of non-residential development and businesses, and build-to zones closer to the street for new development. Therefore, the proposed zoning does encourage patterns of development that result in realizing these goals of City Plan 2030 and connect the definitions and City-wide aspirations between the proposed zoning and future land use. The location of this property makes CS a highly appropriate zone for this property. CS at the corner of two Minor Arterial streets is a generally appropriate situation for this zoning district s purpose and the subject property s context, coupled with the aforementioned compatibility with the 2030 Plan. 2. A determination of whether the proposed zoning is justified and/or needed at the time the rezoning is proposed. Finding: The applicant has requested the zoning change in order to appropriately develop the property with mixed use under CS. In the future, this property and the property to the north would help create a corner at the corner of Drake St. and Gregg Ave., except for where the railroad intersects. 3. A determination as to whether the proposed zoning would create or appreciably increase traffic danger and congestion. Finding: The site has access to Drake St. and Gregg Ave. The CS zoning would allow greater and more diverse residential and non-residential uses by right, which may increase traffic compared to the existing use and zoning. The surrounding street system has adequate capacity to handle increased traffic. 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: Rezoning the property from RMF-24 to CS would allow a greater density, but would not undesirably increase the load on public services more than what is already offered in the existing district. G:\ETC\Development Services Review\2016\Development Review\ RZN SW Corner of Gregg & Drake (Drake St. Holdings) 289

11 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 RECOMMENDATION: Staff recommends forwarding RZN with a recommendation for approval based on the findings discussed throughout this report. PLANNING COMMISSION ACTION: Required YES Date: November 14, 2016 Tabled Forwarded Denied Motion: Second: Vote: Hoskins Quinlan Motion to forward with recommendation for approval Motion passes BUDGET/STAFF IMPACT: None Attachments: Unified Development Code sections & Request letter One Mile Map Close-Up Map Current Land Use Map Future Land Use Map G:\ETC\Development Services Review\2016\Development Review\ RZN SW Corner of Gregg & Drake (Drake St. Holdings) 289

12 District RMF-24, Residential Multi-Family - Twenty-Four (24) s Per Acre (A) Purpose. The RMF-24 Multi-family Residential District is designed to permit and encourage the developing of a variety of dwelling types in suitable environments in a variety of densities. (B) Uses. (1) Permitted Uses. 1 City-wide uses by right 8 Single-family dwellings 9 Two-family dwellings 10 Three-family dwellings 26 Multi-family dwellings 44 Cottage Housing Development (2) Conditional Uses. 2 City-wide uses by conditional use permit 3 Public protection and utility facilities 4 Cultural and recreational facilities 5 Government facilities 11 Manufactured home park 12 Limited business 24 Home occupations 25 Professional offices 36 Wireless communications facilities (C) Density. s per acre (D) Bulk and Area Regulations. (1) Lot Width Minimum. Manufactured home park 24 or less 100 feet Lot within a Manufactured home park Single-family Two-family Three or more Professional offices (2) Lot Area Minimum. Manufactured home park Lot within a mobile home park Townhouses: Individual lot Single-family Two (2) family Three (3) or more Fraternity or Sorority Professional offices 50 feet 35 feet 35 feet 70 feet 100 feet 3 acres 4,200 square feet 2,000 square feet 3,000 square feet 4,000 square feet 7,000 square feet 2 acres 1 acres (3) Land Area Per Dwelling. Manufactured Home 3,000 square feet (E) Setback Requirements. Front A build-to zone that is located between the front property line and a line 25 feet from the front property line. Side Other Uses Side Single & Two (2) Family Rear Other Uses Rear Single Family 8 feet 5 feet 20 feet 5 feet (F) Building Height Regulations. Building Height Maximum 30/45/60 feet* *A building or a portion of a building that is located between 0 and 10 feet from the front property line or any master street plan right-of-way line shall have a maximum height of 30 feet, between feet from the master street plan right-of-way a maximum height of 45 feet and G:\ETC\Development Services Review\2016\Development Review\ RZN SW Corner of Gregg & Drake (Drake St. Holdings) 289

13 buildings or portions of the building set back greater than 20 feet from the master street plan right-of-way shall have a maximum height of 60 feet. Any building which exceeds the height of 20 feet shall be set back from any side boundary line of an adjacent single family district, an additional distance of 1 foot for each foot of height in excess of 20 feet. (G) Building Area. The area occupied by all buildings shall not exceed 50% of the total lot area. (H) Minimum Buildable Street Frontage. 50% of the lot width. (Code 1965, App. A., Art. 5(III); Ord. No. 2320, ; Ord. No. 2700, ; Code 1991, ; Ord. No. 4100, 2 (Ex. A), ; Ord. No. 4178, ; Ord. No. 5028, ; Ord. No. 5079, ; Ord. No. 5224, ; Ord. No. 5262, ; Ord. No. 5312, ; Ord. No. 5462, ; Ord. No. 5495, ; Ord. No. 5592, ; Ord. No. 5664, ; Ord. No. 5800, 1(Exh. A), ) G:\ETC\Development Services Review\2016\Development Review\ RZN SW Corner of Gregg & Drake (Drake St. Holdings) 289

14 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. (1) Permitted Uses. 1 City-wide uses by right 4 Cultural and recreational facilities 5 Government facilities 8 Single-family dwellings 9 Two-family dwellings Three-family dwellings 10 Eating places 13 Neighborhood Shopping goods 15 Gasoline service stations and drive-in/drive 18 through restaurants Home occupations 24 Offices, studios and related services 25 Multi-family dwellings 26 Cottage Housing Development 44 Small scale production 45 Note: Any combination of above uses is permitted upon any lot within this zone. Conditional uses shall need approval when combined with pre-approved uses. (2) Conditional Uses. 2 City-wide uses by conditional use permit 3 Public protection and utility facilities 14 Hotel, motel and amusement services 16 Shopping goods 17 Transportation, trades and services 19 Commercial recreation, small sites 28 Center for collecting recyclable materials 34 Liquor stores 35 Outdoor music establishments 36 Wireless communication facilities* 40 Sidewalk Cafes 42 Clean technologies (C) Density. None. (D) Bulk and Area Regulations. (1) Lot Width Minimum. Dwelling All others (2) Lot Area Minimum.None. 18 feet None (E) Setback regulations. A build-to zone that is located between 10 feet Front: and a line 25 feet from the front property line. Side and rear: None Side or rear, when contiguous to a singlefamily residential 15 feet district: (F) Building Height Regulations. Building Height Maximum 56 feet (G) Minimum Buildable Street Frontage.50% of the lot width.

15 Drake Street Holdings, LLC Rezoning Request RMF 24 to Community Services A. The property is currently owned by Drake Street Holdings, LLC. It is the intent of the owner to sell the property when rezoned. B. The rezoning from RMF 24 to Community Services will allow the property to be developed with a mix of offices and other uses. C. The proposed rezoning will be compatible with surrounding uses and proposed uses. The surrounding properties have a mix of uses, primarily multifamily and institutional. The property immediately to the north was recently approved for office development, and the property to the south was rezoned to Urban Thoroughfare. The subject property is located at the intersection of Drake and Gregg Streets, which are non residential streets. The subject property will be subject to design and signage consistent with Community Services. D. The property is served by 8 water lines to both the south and north. In addition, an 18 water line is located to the east of the property. The property is served by both 8 and 33 sanitary sewer lines. E. The proposed zoning is consistent with the 2030 Future Land Use Plan which shows City Neighborhood Area for the property. F. The proposed zoning is both justified and needed now. G. The proposed zoning will decrease future traffic to the property, as the current zoning allows the development of over 200 apartment units. H. The proposed zoning will decrease the need for public infrastructure, as the current zoning allows the development of over 200 apartment units. I. It is currently impractical to develop apartments on the property, due the current construction of numerous projects in the Fayetteville market.

16 Legal Description A part of the Northwest Quarter of the Southeast Quarter (NW/4 SE/4) of Section Thirty-four (34), Township Seventeen (17) North, Range Thirty (30) West, Washington County, Arkansas, being more particularly described as follows: Commencing at the steel rebar pin that marks the Northwest corner of said NW/4 of the SE/4, thence South 87 degrees, 28 minutes, 35 seconds East along the North line of NW/4 of the SE/ feet to a steel rebar pin, said pin being the POINT OF BEGINNING and run thence South 87 degrees, 28 minutes, 35 seconds East along said North line of NW/4 of the SE/ feet to the right of way granted to the Arkansas Highway and Transportation Department in Washington County Deed Record , thence South 01 degrees, 18 minutes, 52 seconds West along said right of way line as monumented 7.09 feet; thence continuing along said right of way line as monumented South 73 degrees, 31 minutes, 19 seconds East feet; thence continuing along said right of way line as monumented South 85 degrees, 17 minutes, 03 seconds East feet to a steel rebar pin, thence departing said right of way line South 06 degrees, 58 minutes, 35 seconds East feet; thence South 87 degrees, 28 minutes, 38 seconds East feet to a steel rebar pin; thence feet along a non-tangent curve to the left said curve having a radius of feet and a long chord of South 17 degrees, 54 minutes, 13 seconds East feet; thence North 87 degrees, 28 minutes, 38 seconds West feet to a steel rebar pin; thence North 02 degrees, 29 minutes, 24 seconds East feet to the Point of Beginning, containing approximately square feet or 8.88 acres, more or less. Subject to the right of way of Drake Street along the North side, all other rights of way, easements, and covenants of record or in fact. LESS AND EXCEPT THAT PARCEL PREVIOUSLY CONVEYED TO THE CITY OF FAYETTEVILLE, AS SETOUT IN WARRANTY DEED FILED FOR RECORD AUGUST 7, 2009, AS DOCUMENT NO , RECORDS OF WASHINGTON COUNTY, ARKANSAS, AS FOLLOWS: A right of way of forty-four (44) feet equal and uniform width across a part of the Northwest Quarter of the Southeast Quarter (NW 1/4 of the SE 1/4) of Section Thirty-four (34), Township Seventeen North (Twp. 17 N.), Range Thirty West (Rng. 30 W.). City of Fayetteville, Washington County, Arkansas the boundary of the subject property being described in Plat Record of the records of the Circuit Clerk and Ex-officio recorder of Washington County, Arkansas, said right of way being more particularly described as follows: Commence at the northwest corner of said NW 1/4 of the SE 1/4 of Section 34, Twp. 17 N. Rng. 30 W.; thence S87 28'35"E feet to the northwest corner of the subject property; thence S02 29'44"W feet along the west line of said subject property to the southwest coiner thereof; thence S87 28'38"E feet along the south line of said subject property to the Point of Beginning and run thence N03 49'16"W feet; thence feet along a curve to the right, said curve having a radius of feet and a long chord of N31 48'24"E feet; thence feet along a non-tangent curve to the left, said curve having a radius of feet and a long chord of S16 52'18"E feet; thence feet along a non-tangent curve to the left, said curve having a radius of feet and a long chord of S30 52'51"W feet; thence S03 49'16"E feet; thence N87 28'38"W feet to the Point of Beginning, containing approximately sq. ft. or 0.25 acres, more or less.

17 Shared RZN Close Up View DRAKE ST. HOLDINGS UT Subject Property PRIVATE 417 DRAKE ST DRAKE P-1 GREGG AVE PRIVATE 511 R-A MEADE ST RMF-24 DENZER AVE QUALITY LN BOWERS ST PRIVATE 2630 N Legend Planning Area Fayetteville City Limits Use Paved Trail Trail (Proposed) Building Footprint Feet inch = 200 feet Residential-Agricultural RT-12 Residential Two and Three-family RMF-24 Urban Thoroughfare P-1

18 RZN DRAKE ST. HOLDINGS N One Mile View FULBRIGHT EXPY RAMP 67 FULBRIGHT EXPY Miles WATTS P-1 APPLEBY UT PRIVATE 417 RSF-4 Subject Property GREGG AVE RT-12 ISLEY ST MEADE ST WATTS AVE COOPER AVE DRAKE RMF-24 YOUNG AVE PRINCE ST BOWERS ST CASSATT ST DENZER AVE C-1 VALENCIA AVE RPZD MADRID ST HILLIAN AVE R-A STRANGE DR DONALD RD JESSE DR REYNOLDS ST REYNOLDS R-O WISE ST BUCK WATSON AVE ZEB LN OFFUTT DR C-2 I-1 Legend Planning Area Fayetteville City Limits Shared Use Paved Trail Trail (Proposed) Design Overlay District Building Footprint Planning Area Fayetteville City Limits Zoning EXTRACTION RESIDENTIAL SINGLE-FAMILY E-1 Residential-Agricultural COMMERCIAL RSF-.5 Residential-Office RSF-1 C-1 RSF-2 C-2 RSF-4 C-3 RSF-7 FORM BASED DISTRICTS RSF-8 Downtown Core RSF-18 Urban Thoroughfare RESIDENTIAL MULTI-FAMILY Main Street Center RT-12 Residential Two and Three-family Downtown General RMF-6 Community Services RMF-12 Neighborhood Services RMF-18 Neighborhood Conservation RMF-24 PLANNED ZONING DISTRICTS RMF-40 Commercial, Industrial, Residential INDUSTRIAL INSTITUTIONAL I-1 Heavy Commercial and Light Industrial P-1 I-2 General Industrial

19 RZN PRIVATE 417 Current Land Use DRAKE ST. HOLDINGS N Subject Property DRAKE ST DRAKE U of A Land Lakeside Village Apts G GREG AVE PRIVATE 511 QUALITY LN DENZER AVE MEADE ST PRIVATE 2630 Village at Scull Creek BOWERS ST E LAKE DR AG LL VI2015 Imagery Streams Street Streets Planned MSP Class Feet MINOR ARTERIAL MINOR ARTERIAL RZN Shared Use Paved Trail Trail (Proposed) Planning Area Fayetteville City Limits inch = 200 feet 600

20 Shared RZN DRAKE ST. HOLDINGS N Future Land Use Subject Property PRIVATE 417 DRAKE ST DRAKE GREGG AVE PRIVATE 511 MEADE ST DENZER AVE QUALITY LN PRIVATE 2630 BOWERS ST VILLAGE LAKE DR Legend Planning Area Fayetteville City Limits Use Paved Trail Trail (Proposed) Building Footprint Feet inch = 200 feet FUTURE LAND USE 2030 Residential Neighborhood Area City Neighborhood Area Urban Center Area Civic and Private Open Space/Parks Non-Municipal Government