Property Description

A. Site Information & Legal Description

B. Shape, Size and Topography

C. Visibility and Access

D. Zoning

E. Future Land Use

F. Utilities

G. Site Improvements

H. Proposed Site Improvements

I. Parking

J. Surrounding Use

K. Flood Plain
Site Descriptions 2-2

L. Building Setback Requirement

M. Easements and Encroachments

N. Images of Subject Site

O. Conclusion
Site Descriptions 2-3

A. Site Information and Legal Description

a. Location: The site is located on the east side of Garland Avenue at its
intersections with Mt. Comfort Road and North Street just east of I-540
in the University of Arkansas area in the Fayetteville metropolitan area.
The site address is 1130 North Garland Avenue, Fayetteville, AR 72701

Figure 2-1: Proposed Site Location

Figure 2-2: Proposed Site Location Intersection

Site Descriptions 2-4
Site Descriptions 2-5

b. Legal Description: A Part of the Southwest Corner (SW 1/4) of

the Northwest Corner (NW 1/4) of Section Nine (9), Township
Sixteen (16) North, Range Thirty (30) West, Washington County,
Arkansas, also being a portion of the lot or tract of land as
described in Deed Book 2004, page 51315 as recorded in the
records of Washington County, Arkansas.

Figure 2-3: Township 16, Section 9 Map

Subject Property

B. Shape, Size and Topography: The subject site is a .66(+/-) parcel,

including parking associated with the subject and grassy areas on the
southern portion of the property. The site slopes gradually downward from
the south to the north. The land area appears adequate for the existing
improvements with an apparent surplus of land. See Appendix A-#

Figure 2-4: Proposed Site Aerial View Figure 2-5:

Proposed Site Topography Map
Site Descriptions 2-6

C. Visibility and Access: The subject property is highly visible by 15,000

motorists a day at a popular intersection and with 300+ ft. of frontage on
Garland Avenue. This sight is also easily accessible from College Avenue/US-
71B, within one mile to the east, and I-540, within 1.5 miles to the west.

D. Zoning: C-1 Neighborhood Commercial

Figure 2-5: City of Fayetteville Zoning Map

Site Descriptions 2-7

E. Future Land Use: The future land use of the property is to continue as an
Urban Center Area. Also See Appendix A-#

Figure 2-6: City of Fayetteville 2025 Growth Plan

Site Descriptions 2-8

F. Utilities: All public utilities are available.

G. Site improvements: Site improvements include an 1800 SF convenient

store and adjacent ATM machine location with brick exterior to be renovated
into a drive-thru restaurant while retaining the ATM machine on the south
side of the property. Site improvements also include pole lighting,
landscaping, paved parking lot, signage, gas pumps and fuel tanks. The gas
pumps are to be removed by the seller and parking lot repaved. The majority
of the site is paved.

H. Proposed Site Improvements: Proposed changes to the existing

improvements include the installation of a drive thru window on the north
side of the building and renovations to the inside of the building to match the
needs of the pre-leased tenants. The exterior will also be redone with stucco
to increase the street appeal of the property. New signage will be installed on
the south side and northeast side of the building. The existing gas pumps and
underground storage tanks are to be removed by the seller as obligated by
the sales contract.

Figure 2.7 Proposed Improvements, Street View

Figure 2-8: Proposed Improvements, Aerial View

Site Descriptions 2-9

I. Parking: Parking is more than adequate for the intended use of the subject
property as a Subway restaurant. The parking lot will be repaved upon
purchase and parking spaces will be reduced to accommodate a drive thru.

J. Surrounding Uses: Surrounding uses include a gas station and grocery

store, a Razorback Transit bus stop parking area, and 2 strip centers
including retail and restaurant properties. The majority of the area around the
intersection is zoned C-1 Neighborhood Commercial and C-2 Commercial
Thoroughfare. The area within a mile radius of the subject site is primarily R-
25/R-40 Residential Multifamily. The site is less than .5 m from the University
of Arkansas and Leverett Elementary School.

Figure 2-7: Surrounding Uses Map

Site Descriptions 2-10

K. Flood Plain: The subject is not located within the 100-year Flood Zone as
shown on the FIRM Map #05143C0210 F, Zone X of Washington County and
Incorporated Areas; dated May 16, 2008

Figure 2-8: FIRM Fayetteville 100-year Flood Map

L. Building Setback Requirement: Improvements to the site must be set

back 50 feet from property lines encompassing the entire location.

M. Easements and Encroachments: We assume the normal easements for

utilities have no adverse affect on the value or marketability of the property.
Property boundaries are well defined with no apparent encroachments.

N. Images of Subject Site:

Site Descriptions 2-11
Site Descriptions 2-12
Site Descriptions 2-13

O. Conclusion: The subject site is well suited for its intended use as a drive thru
restaurant. The vacancy rates in the Fayetteville area are currently higher
than normal but it appears that the subject is in an established intersection.
The site has excellent exposure to local and commuter traffic, pedestrian
traffic, and bus riders. The surrounding uses also provide a large amount of
exposure to the site. This site is a superior choice for a drive-thru restaurant
after appropriate adjustments are made.