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HomeMy WebLinkAboutOrdinance 4749 n JN CID � WO ORRDINANCE NOA 7 4 q ¢o m m C) AN ORDINANCE ESTABLISHING A RESIDENTIAL = X00 0LO PLANNED ZONING DISTRICT TITLED R-PZD 05- 1463, � oN OAKBROOKE PHASE I, LOCATED WEST OF RUPPLE ROAD _� $$ a'm AND EAST OF BRIDGEPORT SUBDIVISION, CONTAINING � a\oo cM.., l0L ' APPROXIMATELY 20.9 ACRES, AMENDING THE OFFICIAL = WCC ; " eo .va LO ZONING MAP OF THE CITY OF FAYETTEVILLE; AND = 0^;, 010 CE ADOPTING THE ASSOCIATED RESIDENTIAL -6 0010 •• ON ON DEVELOPMENT PLAN AS APPROVED BY THE "'aSmN PLANNING COMMISSION 00 .-1 0 _ � 0 000 0 0 0 0 0 y - OQLL3m LL BE IT ORDAINED BY THE CITY COUNCIL OF THE CITY OF FAYETTEVILLE, ARKANSAS: Section 1 : That the zone classification of the following described property is hereby changed as follows: From RSF-4, Residential Single Family, four units per acre and RSF- 1 , Residential Single Family, one unit per acre, to R-PZD 05- 1463 as shown in Exhibit "A" attached hereto and made a part hereof. Section 2: That the change in zoning classification is based upon the approved master development plan and development standards as shown on the preliminary plat, all conditions of approval determined appropriate and approved by the Planning Commission on June 27, 2005, and further conditioned by the City Council on the terms within the Restrictive Covenants/Bill of Assurances offered by the applicant that the units would have a minimum 1 ,400 square footage, that only lots 56 through 73 can be attached, and that Lots 52, 53, and 54 can be used only for club house and related purposes or for residential houses, and further conditioned upon the Bill of Assurance offered to the City Council on September 6, 2005, promising to subordinate 109 sewer traps from the developer's previously approved Laureate Fields subdivision to be used by Oakbrooke Subdivision Phases I and II. Section 3 : That this ordinance shall take effect and be in full force at such time as all of the requirements of the development plan have been met. Section 4: That the official zoning map of the City of Fayetteville, Arkansas, is hereby amended to reflect the zoning change provided in Section I above. PASSED and APPROVED this 6ht day of September, 2005. APPROVE By: �JJlA rQQODY, Mayor Y4TR� By: F\j0 :�G;G�SY FSGPN,. ONDRA SMITH, 'ty Clerk F�s c ; FAYETTEVILLE ; N, ,r • KAN N'yJ , � 1NGTON G�``�• '"�auuuWa� EXHIBIT "A" R-PZD 05-1463 A PART OF THE SOUTH HALF (S1 /2) OF THE SOUTHEAST QUARTER (SE %) OF THE FRACTIONAL SECTION I . TOWNSHIP SIXTEEN ( 16) NORTH, RANGE THIRTY ON (3 1 ) WEST, WASHINGTON COUNTY, ARKANSAS, BEING MORE PARTICULARLY DESCRIBED AS FOLLOWS: BEGINNING AT THE SOUTHWEST CORNER, OF SAID EIGHTY (80) ACRE TRACT; THENCE NO2' 1 7'42"E 1069. 16 FEET; THENCE S87'49'42"E 428.22 FEET; THENCE S87'09' 15"E 271 .79 FEET; THENCE S02' 17'42"W 385.47 FEET; THENCE S87'42' 18"E 115.00 FEET; THENCE 502'17'42"W 452.00 FEET; THENCE S87'42'18"E 109.00 FEET; THENCE S81 '31 '56"E 50.29 FEET; THENCE 587' 10'33"E 118.38 FEET; THENCE 502'49'27"W 173 .53 FEET; THENCE 587' 10'42"E 254.30 FEET; THENCE S25'22'44"W 64.97 FEET TO THE SOUTH BOUNDARY OF SAID 80 ACRE TRACT; THENCE N87' 10'42"W 1319.64 TO THE POINT OF BEGINNING AND CONTAINING 20.9 ACRES, MORE OR LESS, WASHINGTON COUNTY, ARKANSAS. • • Y � `I� � Z56 BILL OF ASSURANCE FOR THE CITY OF FAYETTEVILLE, ARKANSAS In order to attempt to obtain approval of a request for R-PZDs 05-1463 and 05-1555 known as Oakbrooke Subdivision Phases I and II, the Owner/Developer of this property, Tracy K Hoskins voluntarily offers this Bill of Assurance and enters into this binding agreement and contract with the City of Fayetteville, Arkansas. The Petitioner expressly grants the City of Fayetteville the right to enforce any and all of the terms of this Bill of Assurance in the Chancery/Circuit Court of Washington County and agrees that if Petitioner or Petitioner's heirs, assigns, or successors violate any term of this Bill of Assurance, substantial irreparable damage justifying injunctive relief has been done to the citizens and City of Fayetteville, Arkansas. The Petitioner acknowledges that the Fayetteville Planning Commission and the Fayetteville City Council will reasonably rely upon all of the terms and conditions within this Bill of Assurance in considering whether to approve Petitioner's rezoning request. Petitioner hereby voluntarily offers assurances that Petitioner agrees to subordinate 109 sewer taps from the second (or last) Phase of Petitioner's approved subdivision known as Laureate fields, for the benefit of Oakbrooke Subdivision Phases I and 11. The Petitioner agrees to pay any appropriate Sewer Improvement District Impact Fees that may exist at the time, if in the event that the final phase, or any portion thereof, of said Laureate Fields comes on-line prior to the completion of the City's west side sewer treatment plant. IN WITNESS WHEREOF and in agreement with all the terms and conditions stated above, I, Tracy K Hoskins, as the owner, developer, or Petitioner voluntarily offer all such assurances and sign my name below. 9/06/05 Tracy K. Hoskins - Petitioner 1895-2 W. 6th Fayette v'fj g 7 �iSignatu?e Washington County, AR I certify this instrument was filed on 11 /10/2005 01 :02:45 PM and recorded in Real Estate File Number 2005-00050768 Bette Stamps - Circuit Clerk by p 21� City Council Ol eting of July 19, 20050 Agenda Item Number t4 -74q R,#OZz) CITY COUNCIL AGENDA MEMO C 5 , 141a3 �QKb�W�- To: Mayor and City Council Pham }— Thru : Gary Dumas, Director of Operations �, Qp From : Jeremy C. Pate, Director of Current Planning)( Date: June 28, 2005 Subject: Residential Planned Zoning District for Oakbrooke Subdivision, Phase I (R-PZD 05- 1463) RECOMMENDATION Planning Staff recommends approval of an ordinance creating a Residential Planned Zoning District (R-PZD) for Oakbrooke Subdivision, Phase I. This action will establish a unique zoning district for a residential subdivision on a 20.882-acre tract located west of Rupple Road, south of Newbridge Road. The proposal consists of 68 single family lots with attached and detached residential dwelling units. BACKGROUND Property Description: The property consists of a total of 20. 882 acres located west of Rupple Road, south of New Bridge Road. The property is mainly large open pasture and developed for one single family residence. This area was incorporated into the City of Fayetteville in August of 2004 with the annexation of all islands of County property. The property is zoned RSF- 1 and RSF-4 and located adjacent to single family subdivisions to the north, west, and south, all of which are zoned RSF-4. There is a natural drainage feature on the site, along which the majority of the tree canopy on the site exists. Proposal: The applicant requests a rezoning and preliminary plat approval for a residential subdivision within a unique R-PZD zoning district. The proposed use of the site is for a single family development with traditional American style bungalows and American tudor houses encouraged consisting of 68 single family dwelling units. All lots will have a front building setback that is a build-to line, on which all homes will be constructed, where possible. Common drives will be encouraged. All driveways within the property are proposed to be constructed as two narrow strips of concrete for access, and detached garages are proposed. Of the 68 lots, 58 shall be single family detached units. The remaining 10 lots on the eastern portion of the property may be constructed as either single family detached dwellings or townhomes with either two or three attached units. Each of these 10 lots will have rear alley access. This private alley is 20' wide with a 12 ' one-way access road. 1Ahltd Sb At /49kar! #U Wird am /es �Zi t an '/ie rit�CCadJi�79 8/02/^05 __ 4ell an #U, 7 ir$1 • City Council Oleting of July 19, 2005 Agenda Item Number DISCUSSION The Planning Commission voted 9-0-0 in favor of this request on Monday, June 27, 2005. Approval of a planned zoning district requires City Council approval as it includes zoning (land use) as well as development approval (preliminary plat). Recommended conditions were approved by the Planning Commission, which are reflected in the attached staff report. Additionally, staff has made some minor alterations to the conditions to reflect the intended rezoning request. Public discussion included the affect of the proposed development on the value of surrounding properties, compatibility, street connectivity and access to the open space/tree preservation area. BUDGETIMPACT None. ORDINANCE NO. AN ORDINANCE ESTABLISHING A RESIDENTIAL PLANNED ZONING DISTRICT TITLED R-PZD 05- 1463, OAKBROOKE PHASE I, LOCATED WEST OF RUPPLE ROAD AND EAST OF BRIDGEPORT SUBDIVISION, CONTAINING APPROXIMATELY 20.9 ACRES, AMENDING THE OFFICIAL ZONING MAP OF THE CITY OF FAYETTEVILLE; AND ADOPTING THE ASSOCIATED RESIDENTIAL DEVELOPMENT PLAN AS APPROVED BY THE PLANNING COMMISSION BE IT ORDAINED BY THE CITY COUNCIL OF THE CITY OF FAYETTEVILLE, ARKANSAS: Section 1 : That the zone classification of the following described property is hereby changed as follows: From RSF-4, Residential Single Family, four units per acre and RSF- 1 , Residential Single Family, one unit per acre, to R-PZD 05- 1463 as shown in Exhibit "A" attached hereto and made a part hereof. Section 2: That the change in zoning classification is based upon the approved master development plan and development standards as shown on the preliminary plat and all conditions of approval determined appropriate and approved by the Planning Commission on June 27, 2005 . Section 3 : That this ordinance shall take effect and be in full force at such time as all of the requirements of the development plan have been met. Section 4: That the official zoning map of the City of Fayetteville, Arkansas, is hereby amended to reflect the zoning change provided in Section I above. PASSED and APPROVED this 19'h day of July, 2005. APPROVED: By: DAN COODY, Mayor By: SONDRA SMITH, City Clerk EXHIBIT "A" R-PZD 05-1463 A PART OF THE SOUTH HALF (S1 /2) OF THE SOUTHEAST QUARTER (SE 1/2) OF THE FRACTIONAL SECTION 1 , TOWNSHIP SIXTEEN ( 16) NORTH, RANGE THIRTY ON (31 ) WEST, WASHINGTON COUNTY, ARKANSAS, BEING MORE PARTICULARLY DESCRIBED AS FOLLOWS: BEGINNING AT THE SOUTHWEST CORNER, OF SAID EIGHTY (80) ACRE TRACT; THENCE NO2' 1 7'42"E 1069. 16 FEET; THENCE S87'49'42"E 428.22 FEET; THENCE S87'09' 15"E 271 .79 FEET; THENCE S02' 17'42"W 385.47 FEET; THENCE S87'42' 1 8"E 115 .00 FEET; THENCE S02' 17'42"W 452.00 FEET; THENCE S87'42' 18"E 109.00 FEET; THENCE S81 '31 '56"E 50.29 FEET; THENCE S87' 10'33 "E 118.38 FEET; THENCE S02'49'27"W 173 .53 FEET; THENCE S87' 10'42"E 254.30 FEET; THENCE S25'22'44"W 64.97 FEET TO THE SOUTH BOUNDARY OF SAID 80 ACRE TRACT; THENCE N87' 10'42"W 1319.64 TO THE POINT OF BEGINNING AND CONTAINING 20.9 ACRES, MORE OR LESS, WASHINGTON COUNTY, ARKANSAS. The current owner of the property proposed as Oakbrooke is Tracy K Hoskins of Paradigm Development, Fayetteville , AR The idea behind the Oakbrooke development is to create a neighborhood with an "old fashioned" character, as opposed to a typical "snout-house' subdivision. Oakbrooke will have homes available to a wider range of families from varied social/economic backgrounds. Large family homes will not over-power beginner, or more affordable homes. Interaction between diverse groups of residence is expected and encouraged . Oakbrooke homes would be located forward on the lot to Create an exterior neighborhood "room" in the street. Smaller side setbacks help create the exterior public space by i decreasing the amount of negative space in the unused side yards. Homes will have usable front porches pulled close to 3 sidewalks to encourage interaction among neighbors and create a buffer between the private residence and the public space of the street Garages are located to the rear of the lots to move the blank garage door "face' away from the home Private space is created in the back yards using the garages as screening devices. Automobiles are moved from the front of the lot to the rear and paving is minimalized by the insertion of green space within the drive. The homes in Oakbrooke say, ' People live here, not cars' . All roads lead home in Oakbrooke. There are no "dead end" streets. but friendly access is given to all areas Connectivity is supplied to all surrounding developments, both existing and future. Intersections and streets are designed to be as convenient to pedestrians as they are to automobiles. Sidewalks are located on both sides on the street to allow safe passage for pedestrians and interaction among friends Spaces for public gardens and landscaping are included to create community pride among neighbors and to help establish a sense of "place" and arrival As with the surrounding developments, Oakbrooke will be a single family residential neighborhood However, Oakbrooke will strive for character which is lacking in nearby developments By not using stock plans but specifically designing each home for each lot Oakbrooke strives to raise the standard of residential development in the Rupple Road area Maintaining existing trees is fundamental to the Oakbrooke Development The flexibility to design around trees and land features requires smaller setback dimensions. Each home will have usable rooms in the front of the house as opposed to locating them to the rear This gives the neighborhood 'eyes on the street" and creates a safer and friendlier environment. Custom signage and street lighting will help establish the individual character of Oakbrooke Principle reasons for the PZD request are for smaller building setback dimensions and greater variety in the type of single family home offered Both water and sanitary sewer services are available to the site through the extension of existing 8" mains Tracy K. Hoskins Paradigm Development Paradigm Fayetteville, Arkansas 1 1 1 1 1 adtn e bd eKan pLe PT J � _ (P A W N O O O J MIA ti J co c� 0i mm 11.4 W Y i 1 v :s „ - . . � ,ate• +• - � � Ik � . �; • t �_ 1 mmmomw 1 A ^ t i h � f - r i Am L � 0 v O rt jF k ,' Paradig�11mN I y.c6ym UnenL.P K.. ,p...... Inc ♦79 736 6636 In 419 443 ]ss3 July 19, 2005 RE: Oakbrooke Subdivision Dear City Council Member: It has come to my attention that there is some mis-information that has recently surfaced concerning Paradigm Development's Oakbrooke Subdivision. After having spoke with neighbors, and the administration, I learned that the public has concerns about such items as the minimum square footage of the homes, that the properties will become "rentals', excessive "on -street parking', traffic through adjoining neighborhoods, and the look of the single family attached homes along the north property line. We began this project in October of 2004 with a Ward 4 meeting. Since then, Paradigm Development has been diligent in the provision of information to the City and the public at large. I would like to address the concerns that I have heard this morning and make an attempt to convey a response to each concern. 1. TRAFFIC THROUGH ADJOINING NEIGHBORHOODS — There seems to be a concern that the traffic from Oakbrooke will be funneled through Bridgeport, and that traffic during the school year is congested. Though we are not traffic engineers, we do know that, like water, drivers take the path of least resistance. Motorists will indeed take the most direct route to an arterial street, with the fewest turns, stops, etc. We believe that some traffic may find it's way through Bridgeport, however, once the subdivision is complete, the residents of Oakbrooke and Bridgeport alike will find their way to at least two new outlets to Rupple Road. We believe that the new infrastructure could possibly relieve some traffic congestion problems that Bridgeport is experiencing. 2. RENTAL PROPERTIES — There is some notion that the houses of Oakbrooke will be small and constructed to a "cheap quality', or possibly become rental properties. The homes of Oakbrooke are architecturally designed, within the Paradigm offices, and are not "stock plans". Though some homes may be smaller than those in adjoining neighborhoods, others will be larger. Regardless of size, however, the homes shall be constructed of the equal or superior quality, fit and finish. The restrictive covenants strictly enforce the quality and types of materials allowed. Examples consist of, "no vinyl, metal, or Exterior Insulation and Finish Systems (EIFS) will be permitted", "tile, wood shake, or 30 year architectural shingles", and "finished floor elevations must be a minimum of 18" above finished grade". These are not covenants that lend to "cheap houses". Houses will range typically from 1600 to 2000 square feet. Again, some houses may be somewhat smaller, but others will be somewhat larger. There are restrictions on parts of the land that requires some 2000 and 2500 square foot homes, and no houses shall be smaller than 1600 square feet. Though you can probably find "rent houses" in all neighborhoods, the homes of Oakbrooke do not lend themselves to becoming rentals any more than the adjoining neighborhoods. However, after having heard the concerns from adjoining property owners, and having conveyed to the Administration that the typical minimum square footage would be around 1400 square feet, the covenants have been amended to reflect; "All dwellings shall be a minimum of 1,400 square feet of heated floor space (excluding garage), for single family detached homes; and 1400 square feet of heated floor space for single family attached homes. 3. EXCESSIVE ON -STREET PARKING - Some are concerned that there may be excessive "on -street parking" due to the density of the neighborhood. On the contrary, you are more likely to find on -street parking in other neighborhoods, than in Oakbrooke. Typically, garages are built on the fronts of houses, where the leading facade is built to the front property setback line, or 25 feet from the right of way. This practice lowers the expense for a home builder, as he doesn't have to install near as much concrete driveway. In Oakbrooke, the garages are set as close to the rear property line as possible. This allows for more "hard surface" along the side of the structure and into the rear yard; thereby, vehicles that may typically occupy the street will have space to park within the property. Further, by locating the garages to the rear, they promote more privacy between neighbors; performing as a buffer between property owners. As for density, Oakbrooke is not proposed to take advantage of the full RSF4 zoning; the same zoning as the surrounding developments. 4. SINGLE FAMILY ATTACHED OR "CONDOMINIUMS" — Concerns have been expressed that we intend to construct "multi -family' homes. We have no intention, nor have we ever had the intention, to construct "multi -family" homes. All homes of Oakbrooke are individual structures deeded with their respective parcel of land. Though technically some homes are considered "attached", they do not share an entire common side wall, as you would find in a condominium development. As you drive or walk down the street, these homes would appear to be individual homes with at least 20 feet between the main structures, with front yards, back yards, and side yards. Typically, RSF4 neighborhoods have 16 feet between structures. I hope that the above has clarified some concerns or issues and I am available to answer any questions you may have. It is my intention to invite the public to the Ward 4 meeting this coming Monday, July 25at which time I intend to address the above and any further concerns the neighbors may have concerning Oakbrooke Phases 1 and/or 2. Respectfully, Tracy President 4 .�. O • Property Line Fence Line Decorative Fence —r . 3` Green Strip •� k &LOO /C-) Paradigm DF:V E;L.OPM [NT P... e.e.m U..Nnp...n• G..... e...... ,"c 479.ve.ea:e ,.. .)9. ..] -33rD July 19, 2005 RE: Oakbrooke Subdivision Dear City Council Member: It has come to my attention that there is some mis-information that has recently surfaced concerning Paradigm Development's Oakbrooke Subdivision, After having spoke with neighbors, and the administration, I learned that the public has concerns about such items as the minimum square footage of the homes, that the properties will become "rentals", excessive "on -street parking", traffic through adjoining neighborhoods, and the look of the single family attached homes along the north property line. We began this project in October of 2004 with a Ward 4 meeting. Since then, Paradigm Development has been diligent in the provision of information to the City and the public at large. I would like to address the concerns that I have heard this morning and make an attempt to convey a response to each concern. TRAFFIC THROUGH ADJOINING NEIGHBORHOODS — There seems to be a concern that the traffic from Oakbrooke will be funneled through Bridgeport, and that traffic during the school year is congested. Though we are not traffic engineers, we do know that, like water, drivers take the path of least resistance. Motorists will indeed take the most direct route to an arterial street, with the fewest turns, stops, etc. We believe that some traffic may find it's way through Bridgeport, however, once the subdivision is complete, the residents of Oakbrooke and Bridgeport alike will find their way to at least two new outlets to Rupple Road. We believe that the new infrastructure could possibly relieve some traffic congestion problems that Bridgeport is experiencing. 2. RENTAL PROPERTIES — There is some notion that the houses of Oakbrooke will be small and constructed to a "cheap quality", or possibly become rental properties. The homes of Oakbrooke are architecturally designed, within the Paradigm offices, and are not "stock plans". Though some homes may be smaller than those in adjoining neighborhoods, others will be larger. Regardless of size, however, the homes shall be constructed of the equal or superior quality, fit and finish. The restrictive covenants strictly enforce the quality and types of materials allowed. Examples consist of, "no vinyl, metal, or Exterior Insulation and Finish Systems (EIFS) will be permitted", "tile, wood shake, or 30 year architectural shingles", and "finished floor elevations must be a minimum of 18" above finished grade". These are not covenants that lend to "cheap houses". Houses will range typically from 1600 to 2000 square feet. Again, some houses may be somewhat smaller, but others will be somewhat larger. There are restrictions on parts of the land that requires some 2000 and 2500 square foot homes, and no houses shall be smaller than 1600 square feet. Though you can probably find "rent houses" in all neighborhoods, the homes of Oakbrooke do not lend themselves to becoming rentals any more than the adjoining neighborhoods. However, after having heard the concerns from adjoining property owners, and having conveyed to the Administration that the typical minimum square footage would be around 1400 square feet, the covenants have been amended to reflect; "All dwellings shall be a minimum of -n 1,400 square feet of heated floor space (excluding garage), for single family detached homes; and 1400 square feet of heated floor space for single family attached homes. 3. EXCESSIVE ON -STREET PARKING - Some are concerned that there may be excessive "on -street parking" due to the density of the neighborhood. On the contrary, you are more likely to find on -street parking in other neighborhoods, than in Oakbrooke. Typically, garages are built on the fronts of houses, where the leading facade is built to the front property setback line, or 25 feet from the right of way. This practice lowers the expense for a home builder, as he doesn't have to install near as much concrete driveway. In Oakbrooke, the garages are set as close to the rear property line as possible. This allows for more "hard surface" along the side of the structure and into the rear yard; thereby, vehicles that may typically occupy the street will have space to park within the property. Further, by locating the garages to the rear, they promote more privacy between neighbors; performing as a buffer between property owners. As for density, Oakbrooke is not proposed to take advantage of the full RSF4 zoning; the same zoning as the surrounding developments. 4. SINGLE FAMILY ATTACHED OR "CONDOMINIUMS" — Concerns have been expressed that we intend to construct "multi -family' homes. We have no intention, nor have we ever had the intention, to construct "multi -family" homes. All homes of Oakbrooke are individual structures deeded with their respective parcel of land. Though technically some homes are considered "attached", they do not share an entire common side wall, as you would find in a condominium development. As you drive or walk down the street, these homes would appear to be individual homes with at least 20 feet etween the main structures, with front yards, back yards, and side yards. Typically, RSF4 neighborhoods have 16 feet between structures. I hope that the above has clarified some concerns or issues and I am available to answer any questions you may have. It is my intention to invite the public to the Ward 4 meeting this coming Monday, July 251h at which time I intend to address the above and any further concerns the neighbors may have concerning Oakbrooke Phases I and/or 2. Respectfully, Trac ns President PROTECTIVE COVENANTS, RESTRICTIONS, BILL OF ASSURANCE FOR OAKBROOKE SUBDIVISION PHASES I AND II FAYETTEVILLE, ARKANSAS PRELIMINARY Tracy K Hoskins (Developer) does hereby establish and create the following Protective Covenants, Restrictions and Architectural Control, which shall apply to all lots as shown on the recorded plat of the Oakbrooke Phase I and Oakbrooke Phase II, found in Plat Book _, page BE IT KNOWN BY THESE PRESENTS, that whereas XXXXXXXXX, trustee of the XXXXXXXXXXX UIT/D DateXXXXXXXXXXX, as owner and developer, do hereby enter the following covenants and restrictions: DEFINITIONS 1 "Property" shall mean all the real property and improvements that are subject to these Covenants and Restrictions. 2. "Owner" shall mean and refer to the record Owner, whether one or more persons or entities, of the fee simple title in any Lot which is a part of the Property, but excluding those having such interest merely as security for the performance of an obligation. 3. "Lot" and "Lots" shall mean and refer to any parcel of land shown upon any recorded Plat of the Property upon which there has been or may be constructed a single-family residence. PROPERTY AND LOT RESTRICTIONS 1. GENERAL LIMITATIONS: The subdivision and building codes of the City of Fayetteville, Arkansas, as they presently exist or are hereinafter amended, shall be and are hereby made applicable to the Property. All dwellings, buildings, fences, walls, structures, storage buildings, swimming pools, and improvements of every kind shall comply with said ordinances as they exist on the date of their construction. Any conflict between City ordinances and the provisions of these Protective Covenants shall be resolved in favor of the more restrictive provision. Building, architectural, and design specifications shall be in accordance with the regulations set forth in the Fayetteville Zoning Ordinance designated R-PZD (Residential). 2. SINGLE-FAMILY RESIDENTIAL LAND USE AND BUILDING, TYPE: Lots shall only be used for single-family residential purposes. "Single Family" shall mean one or more persons occupying a single dwelling, attached or detached, provided that unless all such persons are related by blood, marriage or adoption, no such family shall contain over three persons. No structure shall be erected on any Lot which exceeds three stories in height. No mobile or modular housing shall be placed on any lot. Lots numbered 56 through 73 are reserved for Single Family Attached Homes. All other lots shall be Single Family Detached Homes. 3. MINIMUM SQUARE FOOTAGE: All dwellings shall be a minimum of 1,400 square feet of heated floor space (excluding garage), for single family detached homes; and 1,400 square feet of heated floor space for single family attached homes. Lots numbered 25 through 35, 55, and 56 through 74 shall be a minimum of 1,600 square feet of heated floor space. Of these lots, ten lots shall be a minimum of 2,000 square feet of heated floor space, and two lots shall be a minimum of 2,500 square feet of heated floor space. 'Please verify with the Developer prior to construction. 4. GARAGES: Each dwelling shall have a garage for a minimum of two (2) cars with dimensions of not less than twenty (20) feet by twenty (20) feet. No carports will be allowed. Garage openings may face a public or private street. All garages, whenever possible should be detached and located to the rear of the lot, as close to the rear property setback as possible. Under special conditions, this covenant may be modified by the OAC (Oakbrooke Architectural Committee). .r 5. YARD SPACE RESTRICTIONS AND BUILDING LOCATION: The most forward point on the front • of the house, inclusive of porches, shall be constructed at the property's front building setback line. Under special conditions, this covenant may be modified by the OAC. 6. ROOFS: All structures constructed on the Property must use tile, wood shake or 20 -year composition architectural shingles, and must have a minimum of a 4/12 pitch. Any roof less than a 4/12 pitch, and metal roofing must be approved by the OAC. 7. EXTERIORS: The foundations of all structures must be at least 80% wood or concrete board siding, brick or stone, or other natural materials. All chimneys are encouraged to be brick, stone, or stucco. No vinyl or metal (excluding gutters, downspouts, roof edging or trim), will be permitted. Exterior Insulation and Finish Systems (EIFS) may be used only with specific prior approval of the OAC. Though vinyl windows are permitted, the OAC encourages the use of wood type windows. Finish floor elevation must be a minimum of eighteen inches (18") above finished grade at the front of the structure, exclusive of garages. 8. ARCHITECTURAL CONTROL: No ranch, contemporary, modern, a -frame, log, or gambrel style structures will be permitted. Oakbrooke is considered to be a traditional Americana neighborhood with an emphasis on TRADITIONAL AMERICAN STYLING; CRAFTSMAN STYLE BUNGALOWS AND AMERICAN TUDOR HOUSES ARE ENCOURAGED. All floor plans, elevations, specifications, plot plan showing the orientation of any structure, driveway and sidewalks, contractor, and proposed materials and colors must be submitted and approved by Tracy Hoskins representative, Oakbrooke Architectural Committee, prior to starting construction. The OAC will have 10 business days to approve the project or require modifications. The OAC again will have 10 business days to respond each time documents, or revisions, are submitted. Once construction • commences, revisions are discouraged, and must be approved by the OAC. The OAC will keep in its file the original plans and specs as reference material. The submitted documents WILL NOT be returned to the applicant. Post certificate of occupancy; any modification of the exterior of the home must be approved by the OAC, including any color changes. 9. YARDS / LANDSCAPING: All yards shall be fully sodded in front and in back within sixty (60) days of a certificate of occupancy being issued by the City of Fayetteville. All dwellings shall be landscaped with a landscaping package that is appropriate in design and color for the design of the dwelling. Each lot shall have a minimum of one "street tree" located on center between the back of curb and the public sidewalk. The OAC shall determine the species of all street trees. 10. LOT MAINTENANCE: All Lots shall be kept in a sanitary and attractive condition, and the Owner or occupant shall keep all weeds and grass thereon cut and neatly maintained and shall in no event use any Lot for storage of material or equipment except for normal residential purposes (except for during construction of residences or other structures.) Construction sites shall be kept neat, safe, and clear of debris at all times. Construction materials should be kept to the rear of the lot, obstructed from view, whenever possible. No burning of garbage, trash, or refuse is allowed (Except for during construction of residences or other structures and with the approval of the Fayetteville Fire Department). 11. SIGHT DISTANCE AT INTERSECTIONS: No fence, wall, hedge, or shrub which obstructs sight lines at intersections in the subdivision shall be permitted. 12. HOME OCCUPATIONS, OFFENSIVE USES OR COMMERCIAL USES: Home occupations, as defined and set forth in the ordinances of the City of Fayetteville (use unit four), shall be allowed only with • Protective Covenants and Restrictions for Oakbooke Phases I and II Page 2 of 6 I prior approval of the OAC. Further, no activity which may become an annoyance or nuisance to the neighborhood or which shall in any way unreasonably interfere with the quiet enjoyment of any Owner of a Lot or which degrades property values or distracts from the aesthetic beauty of the property shall be conducted thereon. No repair work, dismantling, or assembling of any motor vehicle or boat shall be done on any Lot unless in a fully enclosed garage or other structure, not in view from adjoining Lots or streets, and if only for noncommercial purposes. Further, no part of any Lot shall ever be used or caused to be used or allowed or authorized in any way, directly or indirectly, for any business, commercial, manufacturing, mercantile, storing, vending or other such nonresidential purpose. No childcare businesses to be allowed if more than four (4) unrelated children are involved. This area is for residential purposes only. Temporary lemonade stands are encouraged!!! 13. STORAGE OF AUTOMOBILES, BOATS, TRAILERS, OTHER VEHICLES AND EQUIPMENT: No automobiles, boats, trailers, motor homes, campers, recreational vehicles, motorcycles, buses, inoperative vehicles of any kind, cap rigs off trucks, or boat rigging shall be parked or stored permanently or semi -permanently on any public street right-of-way, yard area, or on driveways. Permanent or semi- permanent storage of such vehicles or items must be completely screened from public view either within the garage or behind a solid fence. For the purposes of these Protective Covenants, the phrase "semi- permanent" shall be defined as remaining on or about the same Lot without offsite movement for forty- eight or more consecutive hours. No eighteen wheel vehicles or any other vehicle requiring a commercial driver's license may be parked on any public or private street or any portion of any Lot except to deliver merchandise or materials to residents or construction sites. 14. VISUAL SCREENING: All clotheslines, equipment, garbage cans, woodpiles, refuse containers, storage piles, and household projects such as equipment repair shall be screened by fencing, so as to conceal them from view of neighboring Lots or streets. All rubbish, trash, and garbage shall be kept in sanitary refuse containers with tightly fitting lids and shall be regularly removed from the Lots and not allowed to accumulate thereon. 15. TEMPORARY STRUCTURES: No trailer, tent, shack, garage, barn, recreational vehicle, mobile home, or other outbuilding shall be placed, constructed, erected or allowed to remain on a Lot if it is being used for human habitation either temporarily or permanently. 16. STORAGE BUILDINGS: No detached outbuildings may be constructed without prior written consent of the OAC. If consent is granted, detached storage buildings may only be placed to the rear of the house, no closer to side lot line than the sides of the house and be a minimum of ten (10) or twenty (20) feet from the rear yard line, where applicable (as per recorded plat), and must be enclosed inside privacy fence. All storage buildings shall use same roof and wall materials as used on the house. 17. FENCES: Fencing of front yard is prohibited, other than decorative fences or landscape walls, not to exceed thirty-two inches above finished grade. No fence shall be erected that is closer to the street than five feet behind the front main facade. No fence shall be erected on an adjoining side street that is closer to the street than three feet behind the interior edge of the sidewalk. Chain link or wire fencing shall be permitted only with prior approval from the OAC. All wire fencing must be screened by landscaping when visible from any street. All wood privacy fences shall have the good side turned toward the outside of the lot. That is, the framework that supports the fence is to be facing inward toward the back yard. No privacy fencing shall exceed four feet in height. Any fencing, walls, or landscape walls located between the street and structure must be constructed of brick, stone, iron, or wood (picket type); complementary of the structure, and must be approved by the OAC. 18. SATELLITE DISHES: All satellite dishes limited to eighteen inches in diameter shall be placed to the rear of the residence, no closer to side yard than the rear of the house and must be enclosed in privacy fence. Basketball goals are restricted to back yards only. Protective Covenants and Restrictions for Oakbooke Phases I and II Page 3 of 6 19. HEATING AND COOLING DEVICES: No structure on any Lot shall be permitted to have a • heating or cooling device located in a window or any other opening which can be viewed from the street or adjoining Lots, or adjoining land owners. This restriction does not apply during the construction of the structure. 20. LIVESTOCK AND POULTRY: No animals, livestock, or poultry of any kind shall be raised or kept on any Lot, except that dogs, cats or other household pets may be kept, provided that they are not kept or maintained for any commercial purposes. 21. EASEMENTS SIDEWALKS AND DRIVES: Easements for installation and maintenance of utilities, tree preservation, and drainage facilities are reserved as shown on the recorded Plat. No incinerator structures, buildings, or similar improvements shall be built or maintained within the area of the any easements. Owners are hereby put on notice that any structures, fencing, driveways, sidewalks, or plant material, in the easements are subject to removal at the expense of the Owner(s) of the Lot on which the structure, fencing, driveways, sidewalks, or plant material is located. In effort to minimize curb cuts common drive entries are encouraged. Curb cuts for driveways shall not exceed twelve feet in width. Each individual lot owner shall construct a four foot wide sidewalk, five or six feet from the back of curb, where applicable, as per final plat. Sidewalks shall be of a light broom finish with expansion joints four feet on center. Driveways shall be concrete strip type with a minimum three foot green space down the center. Green strip shall begin immediately behind the side walk and continue to the front primary wall of the structure. Driveways may be solid (with no green strip), from the street to the sidewalk, and beyond the front main wall of the structure. See attached drawing "A". Sidewalks from the entry stoop of the structure shall be built to the public sidewalk and shall be a minimum of three feet wide. 22. MAILBOXES: Mailboxes will be installed upon each property. The particular design shall be designated by the OAC. • 23. NO LIABILITY: Tracy Hoskins, the Developer, the OAC, nor any other Owner shall be liable for damages to anyone submitting plans and specifications for approval, or to any Owner of a Lot affected by these Protective Covenants by reason of a mistake in judgment, negligence, or disapproval or failure to approve or disapprove any such plans and specifications and no approval or required modification of plans and specifications submitted shall be considered a warranty of any nature whatsoever pertaining to the suitability of such plans and specifications. Every person who submits plans and specifications for approval agrees that no action or suit for damage will be brought against Tracy Hoskins or the OAC, its members, assigns, or any Owner(s). 24. DURATION OF COVENANTS: These Protective Covenants shall run with the land for a minimum period of thirty (30) years, and shall be automatically extended for successive periods of five (5) years without further action unless terminated by a Vote of a majority of the Owners of Lots in the Property. Each lot owner will have one vote for each lot owned. The developer shall have five votes for each lot owned. 25. SEVERABILITY: Invalidation of any restriction set forth herein, or any part thereof, by an order, judgment, or decree of any court, otherwise, shall not invalidate or affect any of the covenants and restrictions, or any part thereof, set forth herein, but they shall remain in full force and effect. 26. BINDING EFFECT AND AMENDMENT OF COVENANTS: All Owners shall be deemed to have agreed and covenanted with the Owners of all other Lots within the Property, and with their heirs, successors, and assigns to conform to, and observe the restrictions, covenants, and stipulations contained herein. Protective Covenants and Restrictions for Oakbooke Phases I and II • Page 4 of 6 27. OAKBROOKE PROPERTY OWNERS ASSOCIATION: The Oakbrooke POA is responsible for the upkeep, maintenance, and repair of drainage easements, private streets, landscape islands and walls, common area sprinkler systems, tree preservation areas, and any common areas or green spaces. Each lot owner will be assessed and annual fee of $_._, due and payable by January 10th of each year. The Developer shall be or appoint the director/overseer of the POA until such time, that by majority vote of the property owners, another is appointed. Again, each lot owner will have one vote for each lot owned. The developer shall have five votes for each lot owned. IN WITNESS WHEREOF this instrument has been executed this _ day of Owner/Developer IS3fNrirlUaICT IfI STATE OF ARKANSAS ) SS. COUNTY OF WASHINGTON ) On this day, before me personally appeared XXXXXXXX, to me personally known, who acknowledge that he is the trustee of his respective trust, and that he, as such trustee, being authorized so to do, has executed the foregoing instrument for the purposes therein contained. Witness my hand and seal this _ day of Notary Public My Commission Expires: Protective Covenants and Restrictions for Oakbooke Phases I and 11 Page 5 of 6 Typical Lot Layout J^ 1 �$+ I� 1 � as � 1 : }Y:7F ....WIC M1 1 1 F�v} r i 1 .... Build -to Line I I 6y. x PY Decorative Fence T j, ijJ Protective Covenants and Restrictions for Oakbooke Phases I and II - 3' Green Strip • • Page 6 of 6 F Lievllle ARKANSAS THE CITY OF FAYETTEV'ILLE, ARKANSAS PLANNING DIVISION CORRESPONDENCE TO: Fayetteville Planning Commission FROM: Suzanne Morgan, Current Planner Brent O'Neal, Staff Engineer THRU: Jeremy Pate, Director of Current Planning DATE: Tuncvimc 22Zw5-Revised June 30, 2005 PC Meeting of June 27, 2005 125 W. Mountain St. Fayetteville, AR 72701 Telephone: (479) 575-8267 R-PZD 05-1463: Planned Zoning District (OAKBROOKE SID, Ph. 1, 361): Submitted by MEL MILHOLLAND for property located at W OF RUPPLE RD AND E OF BRIDGPORT PHASE II. The property is zoned RSF-1, RESIDENTIAL SINGLE FAMILY -1 UNIT/ACRE and RSF-4, RESIDENTIAL SINGLE FAMILY -4 UNITS/ACRE and contains approximately 20.882 acres. The request is to approve a Residential Planned Zoning District with 68 single family lots to consist of attached and unattached units. Property Owner: TRACY HOSKINS Planner: SUZANNE MORGAN Findings: Property Description: The property consists of a total of 20.882 acres located west of Rupple Road, south of Mount Comfort Road. The property is mainly large open pasture and developed for one single family residence. This area was incorporated into the City of Fayetteville in August of 2004 with the annexation of all islands of County property. The property is zoned RSF-1 and RSF-4 and located adjacent to single family subdivisions to the north, west, and south, all of which are zoned RSF-4. There is a natural drainage feature on the site, along which the majority of the tree canopy on the site exists. Surrounding Land Use/Zoning: Direction Land Use Zoning North Bridgeport Ph. 8, pasture RSF-4, RSF- 1 South Bellwood SD (under const.) RSF-4 East Single Family homes, pasture RSF-1 West Bridgeport Ph. 2 RSF-4 Proposal: The applicant requests a rezoning and preliminary plat approval for a residential subdivision within a unique R-PZD zoning district. The proposed use of the site is for a single family development with traditional American style bungalows and American tudor houses encouraged consisting of 68 single family dwelling units. All lots will have a front building setback that is a build -to line, on which all homes must abut. No shared driveways will be K:IReportst20051PC Reports106-27-0SIR-PZD 05-1463 (Oakbrooke Ph. 1) REVISED.doc permitted. Shared driveways are encouraged. All driveways are proposed to be constructed as two narrow strips of concrete for access, and detached garages are proposed. Of the 68 lots, 58 shall be single family detached units. The remaining 10 lots on the eastern portion of the property may be constructed as either single family detached dwellings or townhomes with either two or three attached units. Each of these 10 lots will have rear alley access. This private alley is 20' wide with a 12' one-way access road. To further clarify "townhome," it is a: a row house on a small lot, which has exterior limits common to other similar units. Title to the unit and its lot is vested in the individual owner with a fractional interest in common areas, if any. (Source: mortgagewarehousemb.com) A townhouse is a home that is attached to one or more other houses, but which sits directly on a parcel of land that you also own. Process: The property on which this subdivision has been submitted consists of all and parts of several tracts of property. The applicant has submitted a property line adjustment to create a legal tract of land consisting of 20.882 acres. Revisions for the property line adjustment are being reviewed at this time. The property line adjustment shall be filed prior to construction plan approval of this requested R-PZD. Approval of this R-PZD will allow the developer to install the required infrastructure. With final plat approval, the property will be subdivided and the property will be developed with unique development and zoning requirements, based on the criteria approved at this time. The following zoning criteria are proposed by the applicant: ZONING CRITERIA - R-PZD 05-1463 Oakbrooke Subdivision, Phase I (A) Permitted Uses. Lots 1-68 Unit I City-wide uses by right Lots 1-68 Unit 2 City-wide uses by conditional use Lots 1-68 Unit 4 Cultural and Recreational Facilities Lots 1-68 Unit 8 Single-family dwelling Lots 29-38 Unit 9 Two-family dwelling Lots 29-38 Unit 10 Three-family dwelling Lots 1-68 Unit 24 Home Occupations Lot 69 --- No uses permitted. Tree preservation. **No use units have been specified for Lot 69, designated for Open Space/Tree Preservation. (B) Density. For entire Subdivision Units per acre 68 units/20.882 acres = 3.26 units/acre *The property is currently zoned RSF-4 and RSF-1. K:IRepor1s120051PC Reports106-27-051R-PZD 05-1463 (Oakbrooke Ph. q REVISED.doe I (C) Bulk and area regulations. Single-family Two-family Three-family dwellings dwellings dwellings Lot minimum width 47 feet minimum per 47 feet minimum per 47 feet minimum per dwelling/lot dwelling/lot dwelling/lot Lot area minimum 5000 SF minimum per 5000 SF minimum per 5000 SF minimum per dwelling/lot dwelling/lot dwelling/tot Land area per Varies. Only one dwelling Varies. Only one Varies. Only one dwelling unit unit per lot permitted. dwelling unit per lot dwelling unit per lot permitted. permitted. (E) Setback requirements. Building setbacks vary. (See chart on plat for specific lot setbacks) Front Building Setback: All lots have a 14' front building setback, which is also a build - to line, where possible. Rear Building Setback: Range from 10' to 20' (See plat for complete chart) Side Building Setback: Range from 6' to 10', with the exception of lots 64-73, which shall be permitted zero -foot side setbacks to allow for the construction of two and three- family townhouses. All single family detached or row of townhomes permitted on these lots shall have a separation that meets building code requirements. (F) Height and Width. Maximum 56.5' height to allow for three-story structures, the bottom story being a walk -out basement area on special sloped lots, calculating a maximum building width of 50 -feet and a 10/12 pitch roof. Water & Sewer: Water and sewer lines are being extended to serve the development. Access: Access is from several streets in the area: North: New Bridge Road, a Collector Street South: Hazeltine Dr. and Oakhaven Place, Local Streets (not yet constructed) East: Rupple Road, a Minor Arterial West: No access is available from the adjacent subdivision. Interior to the project, public streets are being provided. Most are 50' rights -of -way, with one 42' right-of-way (Street D) and a private 20' alley with a 12' one-way drive proposed. Sidewalks are located on both sides of each public street. Adjacent Master Street Plan Streets: New Bridge Rd (Collector) & Rupple Rd (Minor Arterial) K: IRepores120051 PC Reports106-27-051R-PZD 05-1463 (Oakbrooke Ph. 1) REVISED.doc Street Improvements: Staff recommends the following: • An assessment in the amount of $4,749 for improvements along Rupple Road frontage to include street 14' from centerline, curb and gutter, 6' sidewalk at the right-of-way, and storm drainage. • Off -site assessment for Rupple Road Bridge over Hamestring Creek in the amount of $7,399.66. • An assessment in the amount of $8,200 for construction of a portion of "Street C" where a temporary cul-de-sac will be utilized until the street is extended to the north. • Staff recommends an off -site improvement at the intersection of Newbridge Road and "Street A", to widen the existing portion of "Street A" to a 28' wide street within the existing 50' right-of-way. The construction of a stub - out to this property granted no immediate benefit to Bridgeport Ph. 8, in which development it was constructed, but it was required as part of that subdivision to provided connectivity to future development to the south. The applicant of this project is benefited by this stub -out, because it allows for access to Newbridge Road. No other off -site improvements are required to be constructed with this development; an assessment for road improvements ($4,749) along the subject property frontage of Rupple Road and a bridge assessment of $7,399.66 is required. Staff finds that this improvement meets the rough proportionality test for the proposed development, especially as it relates to the Phase II development following, which will include many more lots in this immediate area. The impact of this property on this intersection warrants the recommended improvements so that this intersection will better function to allow for safe traffic movement and not create a dangerous traffic situation. Tree Preservation: Existing: 38.5% Preserved: 23.4% Mitigation: On -site mitigation, 68 large species trees Parks: The Parks and Recreation Advisory Board recommended accepting money in lieu of land for 78 Single Family Units on March 7, 2005. On April 4, 2005 the Parks and Recreation Advisory Board reviewed this development again with the addition of 25 single family units within phase II. The new recommendation was accepting money in lieu of land for 103 single family units for phase I & II. Phase I of the development consists of 68 single family lots and requires payment of $37,740 prior to final plat approval. Public Comment: Staff has received numerous calls from surrounding property owners throughout the last few months with questions and concerns regarding the proposed density and type of use and construction. Included in the staff report are those written comments from citizens that were received by staff. Recommendation: Staff recommends the Planning Commission forward R-PZD 05-1463 to the City Council with a recommendation of approval for the requested rezoning and associated development plans, with the following conditions K. tReports120051PC Repons106-27-051R-PZD 05-1463 (Oakbrooke Ph. I) REVISED.doc S of approval: Conditions of Approval: Planning Commission determination of appropriate access to available open space within the subdivision. Staff recommends that the Open Space/Tree Preservation Lot be provided with at least two points ofpedestrian access, preferably between lots 48-49 and 61-62 (coordinate detention access/storm sewer easement). This access will allow pedestrian access only, with a sidewalk/trail from the street into this open space. While intended to be open space/tree preservation area, as indicated in the latest correspondence, this area of mature tree canopy should still be enjoyed by area residents and should not be entirely blocked off with the creation of lots. Staff does not recommend the area to be developed as a public park, rather, to be utilized by this neighborhood for private passive recreation. PLANNING COMMISSION DETERMINED THAT TWO ACCESS EASEMENTS SHALL BE LOCATED BETWEEN LOTS 48-49 AND 61-62 TO ALLOW FOR PEDESTRIAN ACCESS TO THE OPEN SPACE. THE POA IS TO DETERMINE IF IMPROVED ACCESS IS DESIRED AT A LATER DATE. Planning Commission determination of the requested waiver of the City's Street Design Standards: "Street E" radius — 100 feet; the required minimum is 150 feet. "Street B" radius — 75 feet; the required minimum is 150 feet. Jog between Hazeltine Street and "Street C" — 98 feet; the required minimum is 150 feet. Staff has evaluated the proposed waivers and finds the measures taken to ensure traffic safety are in accordance with the city's expectations; staff recommends approval of the requested waivers. PLANNING COMMISION DETERMINED IN FAVOR OF THE REQUESTED WAIVERS. 3. Planning Commission determination of offsite assessments. Staff recommends that the developer shall be proportionately assessed for the future construction of a bridge on Rupple Road in the amount of $4,625.68 based on the projected impact of the development upon this infrastructure, to be paid prior to recordation of the final plat. (See attached memo from Engineering.) PLANNING COMMISSION DETERMINED IN FAVOR OF THE BRIDGE ASSESSMENT. 4. The developer shall be responsible to pay an assessment in the amount of $4,749 for improvements along the frontage of Rupple Road to include 14' street from centerline, curb and gutter, a 6' sidewalk at the right-of-way per Master Street Plan requirements, and storm drainage prior to recordation of the final plat. PLANNING COMMISSION DETERMINED IN FAVOR OF THE BRIDGE ASSESSMENT. Staff recommends off -site improvements at the intersection of Newbridge Road and "Street A" to include the widening of the constructed portion of "Street A" from a 24' K:IReportst2005IPC ReportsI06-27-051R-PZD 05-/463 (Oakbrooke Ph. /) REVISED.doc wide street to a 28' wide street. No other off -site improvements are required except for an assessment for road improvements along the subject property frontage of Rupple Road and a bridge assessment. Staff finds that the improvement to this intersection meets the rough proportionality test. PLANNING COMMISSION DETERMINED THIS OFF -SITE IMPROVEMENT MEETS THE ROUGH PROPORTIONALITY TEST, AND THE DEVELOPER SHALL BE RESPONSIBLE FOR WIDENING THE STREET TO A MINIMUM OF 28 FEET IN WIDTH TO NEWBRIDGE ROAD. A temporary cul-de-sac and access easement shall be constructed and shown on the final plat at the north end of"Street C" to provide for sufficient turn -around for emergency vehicles unless future development on adjacent property extends this street prior to Final Plat. The radius of said temporary cul-de-sac shall meet City requirements. The developer shall pay $8,200 for construction of a portion of "Street C", including a 28' street, curb and gutter, sidewalk, and storm drain within the area identified as the temporary cul-de-sac prior to recordation of the final plat. 8. Prior to recordation of the final plat, the developer shall erect at the entrance of any private street/alley a rectangular sign, not exceeding 24 inches by 12 inches, designating the street a "private street" which shall be clearly visible to motor vehicular traffic and a sign at the stub -out of "Street C" indicating the future extension of the street. 9. A property line adjustment to create a legal tract of land on which this R-PZD is proposed shall be filed prior to construction plan approval. 10. All development shall meet applicable building codes for separation and other ordinances of the City of Fayetteville. 11. Allowed uses in this R-PZD shall be restricted to Use Units 1, 2, 4, 8, 9, 10, and 24, with Use Units 9 and 10 allowed only on lots 29-38. Lot 69 is to be reserved as Open Space/Tree Preservation, on which no Use Unit is permitted. All other bulk and area, setback, height, lot area and width, and building area criteria shall be enforced as noted on the plat and/or within the staff report "Zoning Critiera" A -G, as noted. 12. The maximum number of dwelling units on this property is 68 units. 13. All residential structures shall be built to the front build -to line as reflected on the approved plat, WHERE POSSIBLE. (MODIFIED BY PLANNING COMMISSION). 14. The greenspace numbers within the Street Data chart shall be updated so that the street width, greenspace, and sidewalks equal the dedicated right-of-way for each street. K. IReporlsl2005lPC ReportsI06-27-051R-PZD 05-1463 (Oakbrooke Ph. 1) REVISED.doc 0 15. The lot reserved for open space and tree conservation shall be the responsibility of the Property Owner's Association. 16. Payment of Park fees in the amount of $37,740 shall be paid prior to the application of signatures to the final plat. 17. Based on current calculations, the developer shall be responsible for on -site mitigation to meet the Tree Preservation ordinance, in the amount of (68) 2 -inch caliper large species trees. A planting plan, maintenance and monitoring plan, and associated three- year bonds to mitigate for the removal of excess tree canopy is required prior to Final Plat. If all trees can not be reasonably located on the property, with the approval of the Landscape Administrator, the difference shall be paid into the Tree Fund. 18. Mitigation trees shall be located throughout the site; a detailed tree planting plan shall be submitted at the time of final plat for review and approval by the Landscape Administrator. Standard Conditions of Approval: 19. Plat Review and Subdivision comments (to include written staff comments provided to the applicant or his representative, and all comments from utility representatives - AR Western Gas, SWBT, Ozarks, SWEPCO, Cox Communications) 20. Staff approval of final detailed plans, specifications and calculations (where applicable) for grading, drainage, water, sewer, fire protection, streets (public and private), sidewalks, parking lot(s) and tree preservation. The information submitted for the plat review process was reviewed for general concept only. All public improvements are subject to additional review and approval. All improvements shall comply with City's current requirements. 21. Planned Zoning District approval shall be valid for one calendar year, per city ordinance. 22. All overhead electric lines 12kv and under shall be relocated underground. All proposed utilities shall be located underground. 23. Prior to the issuance of a building permit the following is required: a. Grading and drainage permits b. An on -site inspection by the Landscape Administrator of all tree protection measures prior to any land disturbance. b. Separate easement plat for this project that shall include the tree preservation area. c. Project Disk with all final revisions d. Completion of all required improvements or the placement of a surety with the City (letter of credit, bond, escrow) as required by §158.01 "Guarantees in Lieu of Installed Improvements" to guarantee all K.lReporls120051PC Reports106-27-051R-PZD 05-1463 (Oakbrooke Ph. 1) REVISED.doc incomplete improvements. Further, all improvements necessary to serve the site and protect public safety must be completed, not just guaranteed, prior to the issuance of a Certificate of Occupancy. PLANNING COMMISSION ACTION: yes Required _____Approved Denied Date: June 27, 2005 q.Q Comments: Upon reviewing the revisions post -Planning Commission approval, staff proposes the following revision: Condition of Approval: There shall be no maximum or minimum buildable area for each lot. The "CONDITIONS OF APPROVAL", stated in this report, are accepted in total without exception by the entity requesting approval of this development item. By K. 1Reporls120051PC Reports106-27-0518-PZD 05-1463 (Oakbrooke Ph. 1) REVISED.doc •• •. Findings associated with R-PZD 05-1463 Sec. 166.06. Planned Zoning Districts (PZD). (B) Development standards, conditions and review guidelines (1) Generally. The Planning Commission shall consider a proposed PZD in light of the purpose and intent as set forth in Chapter 161 Zoning Regulations, and the development standards and review guidelines set forth herein. Primary emphasis shall be placed upon achieving compatibility between the proposed development and surrounding areas so as to preserve and enhance the neighborhood. Proper planning shall involve a consideration of tree preservation, water conservation, preservation of natural site amenities, and the protection of watercourses from erosion and siltation. The Planning Commission shall determine that specific development features, including project density, building locations, common usable open space, the vehicular circulation system, parking areas, screening and landscaping, and perimeter treatment shall be combined in such a way as to further the health, safety, amenity and welfare of the community. To these ends, all applications filed pursuant to this ordinance shall be reviewed in accordance with the same general review guidelines as those utilized for zoning and subdivision applications. FINDING: The proposed Planned Zoning District has been reviewed in light of all applicable development and zoning ordinances. Creating a unique subdivision with a mixture of lot sizes and housing types that are compatible with the surrounding developments, and preservation of natural features on the property has been achieved. The total density of this development is comparable to the surrounding developments, zoned RSF-4; however, lot sizes within this proposed subdivision are smaller and resemble those subdivisions within and near the downtown area. Additionally, the proposal has designated areas adjacent to developed properties to be developed as slightly larger lots, with smaller detached single family and two- and three-family lots clustered on the eastern portion of the property. Clustering the development on the outer edges of the property, the developer has left a majority of the natural drainage corridor and surrounding tree canopy in tact. Staff recommends that this open area be made available to those residents of the subdivision through pedestrian access. This will allow for an area of common usable open space where a City -owned park has not been recommended. The streets within this proposed subdivision will allow for connectivity from developed properties to the west to Rupple Road, and connections are proposed from this development to surrounding properties. The proposed subdivision open space, a unique style of housing types, building placement and lot pattern will benefit the health, safety, amenity and welfare of the community as a whole. (2) Screening and landscaping. In order to enhance the integrity and attractiveness of the development, and when deemed necessary to protect adjacent properties, the Planning Commission shall require landscaping and screening as part of a PZD. The screening and landscaping shall be provided as set forth in § 166.09 Buffer Strips and Screening. As part of the development plan, a detailed screening and landscaping plan shall be submitted to the Planning Commission. Landscape plans shall show the general location, type and K: IReporis120051PC Reporis106-27-051 R-PZD 05-1463 (Oakbrooke Pb. /J.doc quality (size and age) of plant material. Screening plans shall include typical details of fences, berms and plant material to be used. FINDING: Screening is not required as a part of this development. (3) Traffic circulation. The following traffic circulation guidelines shall apply: (a) The adequacy of both the internal and external street systems shall be reviewed in light of the projected future traffic volumes. (b) The traffic circulation system shall be comprised of a hierarchal scheme of local collector and arterial streets, each designed to accommodate its proper function and in appropriate relationship with one another. (c) Design of the internal street circulation system must be sensitive to such considerations as safety, convenience, separation of vehicular and pedestrian traffic, general attractiveness, access to dwelling units and the proper relationship of different land uses. (d) Internal collector streets shall be coordinated with the existing external street system, providing for the efficient flow of traffic into and out of the planned zoning development. (e) Internal local streets shall be designed to discourage through traffic within the planned zoning development and to adjacent areas. (f) Design provisions for ingress and egress for any site along with service drives and interior circulation shall be that required by Chapter 166 Development of this code. FINDING: Internal streets are comprised of public streets within 50 feet and 42 feet rights -of -way, with appropriate connectivity proposed. A north -south Minor Arterial Street is indicated adjacent to the east property line, within a minimum of 45 feet of right- of-way from centerline. Several waiver requests for street radii and the distance between a jog in a street have been submitted to the Planning Commission for consideration. Staff has reviewed these waivers and found that granting the waivers will not adversely affect traffic patterns or safety. Design of the streets in this configuration was a deviation of standard requirements, but it did allow for flexibility in lot design to facilitate the preservation of trees within the natural drainage area on the property. Although most of the lots will be accessed from the public street, a row of lots along the eastern edge of the property will be accessed by way of a private alley. This will be a unique feature among all surrounding developments and within the subdivision itself, emphasizing an older pattern of development typically seen in more traditional neighborhood developments. Staff finds that the connectivity proposed from this property to surrounding properties is adequate, but recommends that improvements to the existing stub -out from Newbridge Road, a Collector Street, be widened from 24' to 28' so that there is not a bottle neck at this K:IReports120051PC Reports106-27-051R-PZD 05-1463 (Oakbrooke Ph. I).doc intersection. (4) Parking standards. The off-street parking and loading standards found in Chapter 172 Parking and Loading shall apply to the specific gross usable or leasable floor areas of the respective use areas. FINDING: Standard parking ratios for single family units (2 spaces per unit/dwelling) is enforced. Although some of the dwellings within this development will be attached, they are utilized for a single family on a distinct lot and are required to comply with the single family dwelling parking lot requirements. (5) Perimeter treatment. Notwithstanding any other provisions of a planned zoning district, all uses of land or structures shall meet the open space, buffer or green strip provisions of this chapter of this code. FINDING: The development exceeds all open space requirements. (6) Sidewalks. As required by § 166.03. FINDING: Four -foot sidewalks are to be constructed on both sides of all interior streets; money in lieu of construction of a six-foot sidewalk required on the side of the Collector Street adjacent to the subject property shall be required prior to approval of the final plat. (7) Street Lights. As required by § 166.03. FINDING: All street lights installed shall be pursuant to the above -referenced code section, with a maximum of 300 feet spacing on all streets. (8) Water. As required by § 166.03. FINDING: Public water is being provided to the project site, pursuant to city code. (9) Sewer. As required by § 166.03. FINDING: Public sewer is being provided to the project site, pursuant to city code. (10) Streets and Drainage. Streets within a residential PZD may be either public or private. (a) Public Streets. Public streets shall be constructed according to the adopted standards of the City. (b) Private Streets. Private streets within a residential PZD shall be permitted subject to the following conditions: K:IRepores110051PC Repors106-17-051R-/'7.D 05-1463 (Oakbrooke Ph. /).doc (i) Private streets shall be permitted for only a loop street, or street ending with a cul- de-sac. Any street connecting one or more public streets shall be constructed to existing City standards and shall be dedicated as a public street. (ii) Private streets shall be designed and constructed to the same standards as public streets with the exceptions of width and cul-de-sacs as noted below. (iii)AII grading and drainage within a Planned Zoning District including site drainage and drainage for private streets shall comply with the City's Grading (Physical Alteration of Land) and Drainage (Storm water management) Ordinances. Open drainage systems may be approved by the City Engineer. (iv) Maximum density served by a cul-de-sac shall be 40 units. Maximum density served by a loop street shall be 80 units. (v) The plat of the planned development shall designate each private street as a "private street." - (vi) Maintenance of private streets shall be the responsibility of the developer or of a neighborhood property owners association (POA) and shall not be the responsibility of the City. The method for maintenance and a maintenance fund shall be established by the PZD covenants. The covenants shall expressly provide that the City is a third party beneficiary to the covenants and shall have the right to enforce the street maintenance requirements of the covenants irrespective of the vote of the other parties to the covenants. (vii) The covenants shall provide that in the event the private streets are not maintained as required by the covenants, the City shall have the right (but shall not be required) to maintain said streets and to charge the cost thereof to the property owners within the PZD on a pro rata basis according to assessed valuation for ad valorem tax purposes and shall have a lien on the real property within the PZD for such cost. The protective covenants shall grant the City the right to use all private streets for purposes of providing fire and police protection, sanitation service and any other of the municipal functions. The protective covenants shall provide that such covenants shall not be amended and shall not terminate without approval of the City Council. (viii) The width of private streets may vary according to the density served. The following standard shall be used: Paving Width (No On -Street Parking) Dwelling Units One -Way Two -Way K:IRepons120051 PC Reporis106-27-03 R-PZD 05-1463 (Oakbrooke Ph. 1).doc 1-20 14' 22' 21+ 14' 24' *Note: If on -street parking is desired, 6 feet must be added to each side where parking is intended. (ix) All of the traffic laws prescribed by Title VII shall apply to traffic on private streets within a PZD. (x) There shall be no minimum building setback requirement from a private street. (xi) The developer shall erect at the entrance of each private street a rectangular sign, not exceeding 24 inches by 12 inches, designating the street a "private street" which shall be clearly visible to motor vehicular traffic. FINDING: All public streets for the proposed development are indicated to be constructed according to the adopted standards of the City. The applicant is providing a 20' private alleyway with a paved drive 12' in width to provide alley access to lots 29-38. (II) Construction of nonresidential facilities. Prior to issuance of more than eight building permits for any residential PZD, all approved nonresidential facilities shall be constructed. In the event the developer proposed to develop the PZD in phases, and the nonresidential facilities are not proposed in the initial phase, the developer shall enter into a contract with the City to guarantee completion of the nonresidential facilities. FINDING: N/A (12) Tree preservation. All PZD developments shall comply with the requirements for tree preservation as set forth in Chapter 167 Tree Preservation and Protection. The location of trees shall be considered when planning the common open space, location of buildings, underground services, walks, paved areas, playgrounds, parking areas, and finished grade levels. FINDING: Staff recommends approval of the Tree Preservation Plan, with a total of 23.4% tree canopy preserved; the site currently has 38.5% existing tree canopy and 25% is required to be preserved. The applicant proposes to preserve canopy along the natural drainage within the property. A 3.86 -acre lot has been designated for the preservation of trees and will also be utilized to detain water run-off from this property. The Property Owner's Association will own and maintain this property. Staff recommends that pedestrian access be provided to this site to allow the residents of this subdivision the opportunity to enjoy the natural features which this property provides. K:IReporis120051PC Reporls106-27-051 R-PZD 05-1463 (Oakbrooke Ph. 1).doc •• •• (13) Commercial design standards. All PZD developments that contain office or commercial structures shall comply with the commercial design standards as set forth in §166.14 Site Development Standards and Construction and Appearance Design Standards for Commercial Structures. FINDING: N/A (14) View protection. The Planning Commission shall have the right to establish special height and/or positioning restrictions where scenic views are involved and shall have the right to insure the perpetuation of those views through protective covenant restrictions. FINDING: Staff finds no specific scenic views to be protected on the subject property. (E) Revocation. (I) Causes for revocation as enforcement action. The Planning Commission may recommend to the City Council that any PZD approval be revoked and all building or occupancy permits be voided under the following circumstances: (a) Building permit. If no building permit has been issued within the time allowed. (b) Phased development schedule. If the applicant does not adhere to the phased development schedule as stated in the approved development plan. (c) Open space and recreational facilities. If the construction and provision of all common open spaces and public and recreational facilities which are shown on the final plan are proceeding at a substantially slower rate than other project components. Planning staff shall report the status of each ongoing PZD at the first regular meeting of each quarter, so that_the Planning Commission is able to compare the actual development accomplished with the approved development schedule. If the Planning Commission finds that the rate of construction of dwelling units or other commercial or industrial structures is substantially greater than the rate at which common open spaces and public recreational facilities have been constructed and provided, then the Planning Commission may initiate revocation action or cease to approve any additional final plans if preceding phases have not been finalized. The city may also issue a stop work order, or discontinue issuance of building or occupancy permits, or revoke those previously issued. (2) Procedures. Prior to a recommendation of revocation, notice by certified mail shall be sent to the landowner or authorized agent giving notice of the alleged default, setting a time to appear before the Planning Commission to show cause why steps should not be made to totally or partially revoke the PZD. The Planning Commission recommendation K:IReporis120051PC Reports106-27-051R-PZD 05-1463 (Oakbrooke Ph. /).doe • 0 • • shall be forwarded to the City Council for disposition as in original approvals. In the event a PZD is revoked, the City Council shall take the appropriate action in the city clerk's office and the public zoning record duly noted. (3) Effect. In the event of revocation, any completed portions of the development or those portions for which building permits have been issued shall be treated to be a whole and effective development. After causes for revocation or enforcement have been corrected, the City Council shall expunge such record as established above and shall authorize continued issuance of building permits. (F) Covenants, trusts and homeowner associations. (1) Legal entities. The developer shall create such legal entities as appropriate to undertake and be responsible for the ownership, operation, construction, and maintenance of private roads, parking areas, common usable open space, community facilities, recreation areas, building, lighting, security measure and similar common elements in a development. The city encourages the creation of homeowner associations, funded community trusts or other nonprofit organizations implemented by agreements, private improvement district, contracts and covenants. All legal instruments setting forth a plan or manner of permanent care and maintenance of such open space, recreation areas and communally - owned facilities shall be approved by the City Attorney as to legal form and effect, and by the Planning Commission as to the suitability for the proposed use of the open areas. The aforementioned legal instruments shall be provided to the Planning Commission together with the filing of the final plan, except that the Guarantee shall be filed with the preliminary plan or at least in a preliminary form. (2) Common areas. If the common open space is deeded to a homeowner association, the developer shall file with the plat a declaration of covenants and restrictions in the Guarantee that will govern the association with the application for final plan approval. The provisions shall include, but not necessarily be limited to, the following: (a) The homeowner's association must be legally established before building permits are granted. (b) Membership and fees must be mandatory for each home buyer and successive buyer. (c) The open space restrictions must be permanent, rather than for a period of years. (d) The association must be responsible for the maintenance of recreational and other common facilities covered by the agreement and for all liability insurance, local taxes and other public assessments. (e) Homeowners must pay their pro rata share of the initial cost; the maintenance assessment levied by the association must be stipulated as a potential lien on the property. K:IReports120051PC Reports106-27-051 R-PZD 05-1463 (Oakbrooke Ph. /).doe •• •. FINDING: The applicant shall comply with the above requirements, as part of the Planned Zoning District ordinance. Sec. 161.25 Planned Zoning District (A) Purpose. The intent of the Planned Zoning District is to permit and encourage comprehensively planned developments whose purpose is redevelopment, economic development, cultural enrichment or to provide a single -purpose or mixed -use planned development and to permit the combination of development and zoning review into a simultaneous process. The rezoning of property to the PZD may be deemed appropriate if the development proposed for the district can accomplish one or more of the following goals. (1) Flexibility. Providing for flexibility in the distribution of land uses, in the density of development and in other matters typically regulated in zoning districts. (2) Compatibility. Providing for compatibility with the surrounding land uses. (3) Harmony. Providing for an orderly and creative arrangement of land uses that are harmonious and beneficial to the community. (4) Variety. Providing for a variety of housing types, employment opportunities or commercial or industrial services, or any combination thereof, to achieve variety and integration of economic and redevelopment opportunities. (5) No negative impact. Does not have a negative effect upon the future development of the area; (6) Coordination. Permit coordination and planning of the land surrounding the PZD and cooperation between the city and private developers in the urbanization of new lands and in the renewal of existing deteriorating areas. (7) Open space. Provision of more usable and suitably located open space, recreation areas and other common facilities that would not otherwise be required under conventional land development regulations. (8) Natural features. Maximum enhancement and minimal disruption of existing natural features and amenities. (9) General Plan. Comprehensive and innovative planning and design of mixed use yet harmonious developments consistent with the guiding policies of the General Plan. (10) Special Features. Better utilization of sites characterized by special features of geographic location, topography, size or shape. K:IReporlsl20051 PC Reportsl06-27-051R-PZD 05-1463 (Oakbrooke Ph. 1)doc FINDING: The proposal best fits the flexibility and variety goals of the intent of the Planned Zoning District, while also providing a development that is compatible with surrounding residential subdivisions and preserving natural features of the site within open space to be maintained by the POA. The development will offer attached and detached single family housing types, alley access to those lots on which townhouses are permitted, and require homes to be built a maximum 14' from the front property line with detached garages to be accessed by strips of concrete to reduce the amount of impervious surface. These development standards will result in the creation of a unique character in this area. Open space is proposed within the subdivision to serve as an area of tree preservation and detention for the subdivision; however, it is not accessible by those within the subdivision. Staff recommends that provision of pedestrian access to this large open area will be a benefit to the future residents and achieve yet another of the goals of the Planned Zoning District. The proposal is consistent with many of the guiding policies of the General Plan 2020 including: Residential Areas: 9.8.a Utilize principles of traditional residential urban design to create compatible, livable, and accessible neighborhoods. Environmental Resources: 9.16.a Identify areas of environmental concern and protect and preserve environmental resources. 9.16.b Define and protect areas of significant floodplains, hillsides, trees and other environmental resources through cluster development provisions, density controls, protective easements and other new and existing development standards and regulations. Community Character: 9.19.g Encourage new residential development to incorporate varying lot sizes, home prices and types of dwelling units. (B) Rezoning. Property may be rezoned to the Planned Zoning District by the City Council in accordance with the requirements of this chapter and Chapter 166, Development. Each rezoning parcel shall be described as a separate district, with distinct boundaries and specific design and development standards. Each district shall be assigned a project number or label, along with the designation "PZD". The rezoning shall include the adoption of a specific master development plan and development standards. FINDING: The subject described real property is proposed to be rezoned to R-PZD 05- 1463. The development standards and plan approved shall be adopted with the rezoning. (C) R - PZD, Residential Planned Zoning District. K:IReports120051PC Reports 106-77-051R-PZD 05-1463 (Oakbrooke Ph. 1).doc (1) Purpose and intent. The R-PZD is intended to accommodate mixed -use or clustered residential developments and to accommodate single -use residential developments that are determined to be more appropriate for a PZD application than a general residential rezone. The legislative purposes, intent, and application of this district include, but are not limited to, the following: (a) To encourage a variety and flexibility in land development and land use for predominately residential areas, consistent with the city's General Plan and the orderly development of the city. (b) To provide a framework within which an effective relationship of different land uses and activities within a single development, or when considered with abutting parcels of land, can be planned on a total basis. (c) To provide a harmonious relationship with the surrounding development, minimizing such influences as land use incompatibilities, heavy traffic and congestion, and excessive demands on planned and existing public facilities. (d) To provide a means of developing areas with special physical features to enhance natural beauty and other attributes. (e) To encourage the efficient use of those public facilities required in connection with new residential development. FINDING: The proposed Residential Planned Zoning District allows single-family lot development in the form of single-family detached, two-family and three-family residential uses in a clustered pattern, allowing for more usable common open space and greater preservation of natural amenities. A general rezoning would not allow the type of development the applicant is pursuing, based on the bulk and area requirements of typical zoning districts, therefore a Planned Zoning District is more appropriate for the proposed development. The proposed subdivision allows for a density and land use that is compatible with adjacent properties, yet also allows for a flexible site plan and layout. A harmonious relationship with surrounding developments is achieved, while allowing for a very unique style and type of development. Public improvements provided within the development will ensure future street connectivity and extension of public services to adjacent undeveloped properties. (2) Permitted uses. Unit I City-wide uses by right Unit 2 City-wide uses by conditional use permit Unit 3 Public protection and utility facilities Unit 4 Cultural and recreational facilities t hits Government facilitic3 Unit 8 Single-family dwellings K:I Reportsl2U051PC Reporis106-27-051 R-PZD 05-1463 (Oakbrooke Ph. I).doc Unit 9 Two-family dwellings** Unit 10 Three-family dwellings** Unit 13 Eating places Unit 15 Neighborhood shopping Unit 19 Commercial recreation, small sites Unit 24 Home occupations Unit 25 Professional offices Unit 26 Multi family dwellings ** = Lots 29-38 only. FINDING: The proposed Use Units are permitted uses within a Residential Planned Zoning District. All other ancillary uses (tree preservation/open areas, trails, etc.) are allowed by right. (3) Condition. In no instance shall the residential use area be less than fifty-one percent (51%) of the gross floor area within the development. FINDING: The proposed PZD proposed is entirely residential in use. *Required Findings for Rezoning Request. RECOMMENDATION: Staff recommends approval of the rezoning request from RSF-1, Residential Single Family — 1 unit per acre, and RSF-4, Residential Single Family —4 units per acre, to R-PZD 05-1463, with the adoption of the associated preliminary plat. LAND USE PLAN: The General Plan 2020 Future Land Use Plan designates this site as a Residential Area. Rezoning this property to R-PZD 05-1463, with associated Preliminary Plat, is consistent with the land use plan and compatible with surrounding land uses in the general vicinity. FINDINGS OF THE STAFF 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 rezoning of the existing RSF-1 and RSF-4 property to the proposed R-PZD development for single family residential use with development of detached/single family and two- and three-family townhomes at a density of 3.26 units per acre is consistent with the General Plan 2020 that identifies this area for residential use. The proposed land use is unique to the area with regard to site layout and organization, meeting many of the objectives and principles of the land use plan that promotes unique forms of development. Compatibility with adjacent developments within the RSF-4 zoning district has been achieved by clustering the smaller lots to the east of K:IReports120051PC Reports106-27-051R-PZD 05-1463 (Oakbrooke Ph. /).doe S. the property, adjacent to undeveloped property that is proposed to be developed as Phase 11 of Oakbrooke Subdivision, and platting larger lots, more similar in size to the adjacent property, along the western and southern property boundary. 2. A determination of whether the proposed zoning is justified and/or needed at the time the rezoning is proposed. Finding: The proposed zoning is needed in order to develop a subdivision in the manner proposed with the R-PZD site plan. 3. A determination as to whether the proposed zoning would create or appreciably increase traffic danger and congestion. Finding: The proposed zoning will not create or appreciably increase traffic danger or congestion surrounding streets. Approximately 680 average two-way vehicle trips per day from this development would be created. Access to this site will be provided from the south through a subdivision recently approved for construction, from a Collector Street to the north, and a Minor Arterial Street to the east. These surrounding streets are to be designed to accommodate large volumes of traffic, and although Rupple Road, the primary access into this development, is not yet improved, there are sufficient means of access to disperse the traffic generated by development of 68 single family lots. 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 development proposed would create, on average, 177 future residents in this area, thereby altering the population density in the immediate vicinity. Staff finds that an undesirable increase in load on public services would not be created as a direct result of this proposed development. Public services currently service surrounding subdivisions and the new Rupple Road elementary/middle school is being constructed by the Boys and Girls Club, only approximately 0.9 miles from this development. The addition of population to this area will be benefited by these services, and it is desirable to encourage appropriate development of properties located in close proximity to these public amenities. 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 K:IReports120051!'C Reports106-27-051R-PZD 05-1463 (Oakhrooke Ply. /).doc • fpmitted under its existing zoningiassii:ations; 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 K:IReports120051PC Reports106-27-051R-PZD 115-1463 (Oakbrooke Ph. 1).doc S. •. FAYETTEVILLE THE CITY OF FAYETTEVILLE, ARKANSAS 113 W. Mountain St. Fayetteville, AR 72701 Telephone: 501-575-8264 ENGINEERING DIVISION CORRESPONDENCE TO: Planning Commission Members FROM: Brent IC. O.Tieal PPE., Staff Engineer DATE: June 15, 2005 SUBJECT: Oakbrooke Subdivision (R-PZD 05-1463) Off -Site Assessments The following is the Engineering Division's recommendation to the Planning Commission for off -site assessments: 1. RIJPPLE ROAD ALONG SUBDIVISION FRONTAGE: The developer will be assessed for improvements along the Rupple Road frontage along Rupple to include: street 14' from center line, curb and gutter, sidewalk at the right-of-way per the master street plan, and storm drainage. The developers engineer is to provide a cost estimate for review by the Engineering Division. 2. BRIDGE OVER HAMESTRING CREEK: The Engineering Division recommends that this subdivision be assessed for a percentage of the construction costs to construct a bridge over Hamestring Creek. The following is a rational nexus calculation for this offsite improvement: Approximate Rupple Road Bridge dimensions: Length — 150 L.F.; Width — 56'; Surface Area of Decking — 8,400 s.f. t Projected Traffic from development — (109 Lots * 9.57 vpd/lot) - 1043 vpd FA II z p J Assume -50% of vehicle trips will use Rupple — 521.5 vpd _ t11, Assume 50 % of vehicle trips using Rupple go north — 260.75 vpd a. Minor Arterial traffic capacity = 14,800 vpd % Traffic from development = 1.76% o. la'eio Hamestring Creek Bridge Costs: 8,400 s.f.($50.00/s.f.) = $420,000.00 •• •• Hancock Estates Subdivision Percentage of Costs: 0.0'1176($420,000.00) = r7t39,9.6 = 2� S $• t7 Therefore, the Engineering Division recommends that Oakbrooke&s AVLSbn`'h.1 be assessed $7,399.66 for the future Rupple Road Bridge across Hamestring Creek. 3. SUMMARY OF RECOMMENDATIONS: A. Rupple Road Assessment: Cost estimate to be provided by developers engineer for review. B. Offsite Assessment for Rupple Road Bridge over Hamestring Creek: $7 3.92:6.6 .. .. THE CITY OF FAYEThEVILLE. ARKANSAS PC Meeting of June 27, 2005 TREE PRESERVATION and PROTECTION REPORT To: Fayetteville Planning Commission From: Jeremy Pate, Landscape Administrator Date: June 22, 2005 ITEM #: R-PZD 05-1463 (Oakbrooke I) BACKGROUND: Requirements Submitted: ✓ Initial Review with the Landscape Administrator ✓ Site Analysis Map Submitted ✓ Site Analysis Written Report Submitted ✓ Complete Tree Preservation Plan Submitted Canopy Measurements: Total Site Area acres 20.85 square feet 908,064 Existing Tree Canopy acres 8.04 square feet 350,021 percent of site area 38.5% Existing Tree Canopy Preserved acres 4.88 square feet 212,361 percent of total site area 23.4% Percent Minimum Canopy Required 25% 125 W. Mountain St. Fayetteville, AR 72701 Telephone: (479) 575-8267 S. FINDINGS: The desirability of preserving a tree or group of trees by reason of age, location, size or species. The majority of mature, healthy trees located on this site are within the existing ravine/draw that drains from the southeast to the northwest. There are many very large, old oak trees located in this area, ranging in size from 18" to 60" in tree caliper size. These trees are in good health, and are sited on fairly steep terrain, which allows better opportunity for preservation, due to the difficult nature of developing this area. This area drains into Hamestring Creek, and preserving these trees will help maintain a high level of water quality draining from this development. The desirability of preserving such a large grouping of mature oak trees is very high, and staff has worked hard with the developer to ensure continued protection of these trees. Whether the design incorporates the required Tree Preservation Priorities. The design does incorporate the minimum requirements for tree preservation priorities. Staff has worked with the applicant to maintain a canopy percentage as close to the 25% preserved as possible. The preserved canopy falls just below that, to 23%, although this includes removal of canopy within the interior of lots that will not actually be removed with the construction of the subdivision. The extent to which the area would be subject to environmental degradation due to removal of the tree or group of trees. Environmental degradation would occur as a result of removal of the trees that are currently shown to be preserved. Though some large trees will be removed with this development, a large grouping of mature oak canopy will be retained. The impact of the reduction in tree cover on adjacent properties, the surrounding neighborhood and the property on which the tree or group of trees is located. Most of the canopy is located interior to the property, thus adjacent property owners would not be greatly impacted. However, if all canopy within this ravine were removed, there would likely be significant erosion problems, causing downstream problems in the future. Whether alternative construction methods have been proposed to reduce the impact of development on existing trees. Alternative construction methods have not been proposed. Whether the size or shape of the lot reduces the flexibility of the design. The size and shape of this site does not hinder design flexibility to a great degree. The general health and condition of the tree or group of trees, or the presence of any disease, injury or hazard. The general health of the grouping of trees on this property is good. There is not a noticeable sign of disease present. The placement of the tree or group of trees in relation to utilities, structures, and use of the property. The majority of trees shown for preservation will be retained in lot 110, which is intended to be preserved as a open space and a tree conservation area. With the exception of storm drainage, which will continue the natural drainage through this ravine, no other utilities are proposed through the preservation area. No structures are proposed, and the use of the property will perpetually be for open space enjoyment. 0 , The need to remove the tree or group of trees for the purpose of installing, repairing, replacing, or maintaining essential public utilities. The majority of existing trees are to be removed for the installation of utilities and streets. Whether roads and utilities are designed in relation to the existing topography, and routed, where possible, to avoid damage to existing canopy. Roads and utilities have been designed as best as possible with relationship to the existing topography and tree canopy. Construction requirements for On -Site and Off -Site Alternatives. N/A The effects of proposed On -Site Mitigation or Off -Site Alternatives. On -site Mitigation is desired, with a total of 68 2 -inch large species trees to be planted. A detailed street tree planting plan will be required, and all ordinance requirements adhered to for Residential On -site Mitigation, prior to Final Plat. The effect other chapters of the UDO, and departmental regulations have on the development design. N/A. The extent to which development of the site and the enforcement of this chapter are impacted by state and federal regulations: N/A The impact a substantial modification or rejection of the application would have on the Applicant Staff recommends this plan be forwarded to the Planning Commission. Recommendation: Staff recommends forwarding the Tree Preservation Plan associated with R-PZD 05-1463 to the Planning Commission, with conditions as listed below: 1. Based on current calculations, the developer shall be responsible for on -site mitigation to meet the Tree Preservation ordinance, in the amount of (68) 2 -inch caliper large species trees. A planting plan, maintenance and monitoring plan, and associated three-year bonds to mitigate for the removal of excess tree canopy is required prior to Final Plat. If all trees can not be reasonably located on the property, with the approval of the Landscape Administrator, the difference shall be paid into the Tree Fund. 2. Mitigation trees shall be located throughout the site; a detailed tree planting plan shall be submitted at the time of final plat for review and approval by the Landscape Administrator. K: UeremytLandscape AdminiPROJEC7SIPlags-1005Oakbrooke Phase ATreePreservaeionRepor: - PC.doc 3. Staff recommends that the Open Space/Tree Preservation Lot be provided with at least two points of pedestrian access, preferably between lots 89-90 and 102-103 (coordinate detention access/storm sewer easement). This access will allow pedestrian access only, with a sidewalk/trail from the street into this open space. While intended to be a conservation easement/open space, this area of mature tree canopy should be enjoyed by area residents and should not be entirely blocked off with the creation of lots. Staff does not expect the area to be developed as a public park; rather, to be utilized by this neighborhood for private passive recreation. K: UeremylLandscape AdmiMPROJECTSIPlats-20051Oakbroake Phase ATreePreservationReport - PC.doc 0• .. The following information is provided for the applicant's use in preparing an on -site mitigation plan: Request for on -site mitigation 1) Planting details and notes. Planting details and notes shall be included on the tree preservation plan as set forth in the City of Fayetteville Tree Preservation, Protection, and Landscape Manual. 2) Preferred species. All trees to be planted shall be species native to the region, when available, and selected from the list of preferred tree species set forth in the City of Fayetteville Tree Preservation, Protection, and Landscape Manual. Species selection shall be based upon the amount of space available for proper growth on the site, and must be approved by the landscape administrator. 3) Placement of trees. The applicant is expected to plant trees in locations on the site where the environmental benefits of canopy cover are most likely to offset the impact of development. Trees shall not be placed within utility easements, or in other locations where their future protection cannot be assured. Residential On -Site Mitigation. Applicants requesting On -Site Mitigation for Residential Subdivisions shall comply with all the provisions of §167.041. 1-7, as well as the following: (a) The Applicant's Mitigation Plan shall meet or exceed the required number of Mitigation Trees based on the Forestation Requirements as set forth at § 167.04 I. 4. (b) All Plans requesting Residential On -Site Mitigation shall include a binding three (3) year maintenance and monitoring plan, which shall hold the Applicant responsible for the health of all planted trees. (i) Approval of a Plan requesting Residential On -Site Mitigation shall be contingent upon the Applicant depositing with the City an irrevocable Letter of Credit in an amount equal to the estimated cost of materials and labor for all trees at the time of planting. The irrevocable Letter of Credit must cover the entire three (3) year maintenance and monitoring period. Applicant shall submit cost estimates to the Landscape Administrator for approval. (ii) Upon completion of the three year landscape establishment period, the Landscape Administrator shall inspect the site and determine whether ninety percent (90%) of the trees are healthy and have a reasonable chance of surviving to maturity. Upon such a finding, the City shall release the Letter of Credit. (iii) In the absence of such a finding, the Applicant shall be notified to replace any unhealthy or dead trees, or take other appropriate action as approved by the K: UeremylLandscape AdminIPROJECTSIPtais-200AOakbrooke Phase ATreePreservationReporl - PC.doc •• •• Landscape Administrator. If the Applicant does not take remedial steps to bring the property into compliance, the City shall use the necessary moneys from the Landscape Establishment Guarantee to do so. (iv)In the event trees are injured or destroyed by natural disasters, including but not limited to, tornadoes, straight-line winds, ice storms, fire, floods, hail, or lightning strikes, or through the independent actions of third parties, the applicant shall be relieved of the responsibility of replanting the tree or trees so affected. (B) The Applicant shall establish a bona fide Property Owners Association with a Bill of Assurance and Protective Covenants sufficient to ensure the continued health and vitality of the mitigation trees within the subdivision. The Bill of Assurance and Protective Covenants shall be filed of record with the Circuit Clerk and Ex -Officio Recorder of Washington County, Arkansas, and file -marked copies thereof shall be provided to the Landscape Administrator prior to Final Plat approval. (C) Developers requesting mitigation trees be planted along the street right of way of a Subdivision shall submit a street tree planting plan that complies with the standards outlined in the City of Fayetteville Tree Preservation, Protection, and Landscape Manual in order to ensure that new trees planted are of the highest quality, require low maintenance, and do not interfere with public safety. The species of trees to be planted shall be selected from the Approved Street Tree Species List, or be otherwise specifically approved by the Landscape Administrator. (i) The Applicant's Mitigation Plan for planting street trees shall describe in detail the method for tracking the development of the individual lots, which shall best ensure that required number and species of Mitigation Trees are planted. (ii) The applicant shall submit an annual schedule of the initial structural pruning for all Mitigation Trees planted along street right of ways with the name and contact information of the International Society of Arboriculture (ISA) Certified Arborist or pruning service performing the work K. Veremy1Landsmpe AdminiPROJEC7SIPlats-10051Oakbrooke Phase 71TreePreservatlonReport - PC.doc The current owner of the property proposed as Oakbrooke is Tracy K. Hoskins of Paradigm Development, Fayetteville, AR. The idea behind the Oakbrooke development is to create a neighborhood with an 'old fashioned' character, as opposed to a typical "snout -house" subdivision. Oakbrooke will have homes available to a wider range of families from varied social/economic backgrounds. Large family homes will not over -power beginner, or more affordable homes. Interaction between diverse groups of residence is expected and encouraged. Oakbrooke homes would be located forward on the lot to create an exterior neighborhood "room" in the street. Smaller side setbacks help create the exterior public space by decreasing the amount of negative space in the unused side yards. Homes will have usable front porches pulled dose to sidewalks to encourage interaction among neighbors and create a buffer between the private residence and the public space of the street. Garages are located to the rear of the lots to move the blank garage door lace" away from the home. Private space is created in the back yards using the garages as screening devices. Automobiles are moved from the front of the lot to the rear and paving is minimalized by the insertion of green space within the drive: The homes in - Oakbrooke say, 'People live here; not cars". All roads lead home. in Oakbrooke.. There are no 'dead end" streets, but friendly access is.given to all areas.. Connectivity is supplied to.all surrounding developments, both existing and future.. Intersections and streets are designed to be as convenient to pedestrians as they are to automobiles: Sidewalks are located on both sides on the street to allow safe passage for pedestrians and. interaction among friends. Spaces for public gardens and landscaping are - included to &sate community pride among neighbors.and to help establish a sense of 'place' and arrival. As with the surrounding developments, Oakbrooke will be a single family residential neighborhood. However, Oakbrooke will strive for character which is lacking in nearby developments. By not using stock plans but specifically designing each home for each lot Oakbrooke strives to raise the standard of residential development in the Rupple Road area. Maintaining existing trees is fundamental to the Oakbrooke Development. The flexibility to design around trees and land features requires smaller setback dimensions. Each home will have usable rooms in the front of the house as opposed to locating them to the rear. This gives the neighborhood 'eyes on the street' and creates a safer and friendlier environment. Custom signage and street lighting will help establish the individual character of Oakbrooke. Principle reasons for the PZD request are for smaller building setback dimensions and greater variety in the type of single family home offered. Both water and sanitary sewer services are available to the site through the extension of existing 8mains. Tracy K. Hoskins Paradigm Development Fayetteville, Arkansas Paradigm DEVE.IAPMENT ad Lvi.g hu exauu.r Le V1R nt&lCandCompany t]n9ineeriny &Surve1inn Melvin L. Milholland, PE, PLS Thomas M. Jefcoat, RLA, REM, CPESC June 17, 2005 P1iie'ar1tSn %A� cljrcS/51eGK I FAYETTEVILLE 125 West Mountain Fayetteville, Arkansas 72701 ATTN: Suzanne Morgan, Planning Division RE: Oakbrooke Subdivision, Phase I, R-PZD 05-1463 Dear Suzanne: byp-{o 1-kmS CJckctikon REGISTRATIONS: PE: AR, MO PLS: AR RLA: AR Project No. E-744 The following responses are provided base on comments received at Subdivision Committee Level review, June 16t°. Also attached are 26 copies of the R -PAD Plat, revised for continued process approval to the Planning Commission. Staff requests that the applicant clarify whether Use Unit 2 (City-wide use by conditional use permit) is requested as shown on the plat, and if so, on which lots. The applicant may wish to consider Use Unit (Home Occupations). At this point of design/planning development, the applicant is not sure which lots may require a conditional use permit in the future and therefore respectfully ask for without designation of specific lots. As for Home Occupations, while not likely, we will add as could certainly become a possibility. Thank you. Conditions to Address/Discuss Planning - 1. Planning Commission determination of the requested waiver of the City's Street Design Standards: a. Street E radius - 100 feet; the required minimum is 150 feet b. Street B radius - 75 feet; the required minimum is 150 feet Staff has evaluated the proposed waivers and finds the measures taken to ensure traffic safety are in accordance with the city's expectations; staff recommends approval of the requested waivers. Staff's support and recommendation of approval are appreciated and desired. Thank you. 205 West Center Street; Fayetteville, Arkansas 12701; Phone: (419) 443-4724; Fax: (479) 443-4107; E-mail: MC0engr(Wswbell.net IfliAol'""'" Company REGISTRATIONS: enineerin$ &Surveying PE: AR, MO Melvin L. Milholland, PE, PLS PLS: AR Thomas M. Jefcoat, RLA, REM, CPESC RLA: AR 2. The developer shall be responsible to pay an assessment for improvements along the frontage of Rupple Road to include 14' street from centerline, curb and gutter, a 6' sidewalk at the right-of-way per Master Street Plan requirements, and storm drainage. The developer's engineer shall provide a cost estimate to the Engineering Division for review and approval prior to Planning Commission consideration. An engineer's cost estimate for required improvements along Rupple Road has been provided to the City's Engineering Division for the entire project (two entrances onto Rupple Road for both project Phases) in previous submitted documentation for approval of the entire project. The cost estimate has subsequently been broken down by proportional rationalization and is submitted for processing of Phase II. The following is provided. The cost estimate previously provided, dated April 8th, should be split between the two development phases thus: Phase II ........................................... $15,900 Phase I ............................................ S 4,749 3. Planning Commission determination of offsite assessments. Staff recommends that the developer shall be proportionately assessed for the future construction of a bridge on Rupple Road in the amount of $7,399.66 based on the projected impact of the development upon this infrastructure. (See attached memo from Engineering). Acknowledged. 4. A temporary cul-de-sac and access easement shall be constructed and shown on the plat at the north end of "Street C" to provide for sufficient turn -around for emergency vehicles. The radius of said temporary cul-de-sac shall meet City requirements. The developer's engineer shall submit a cost estimate to the Engineering Division for construction of the portion of street, curb and gutter, sidewalk, and storm drain within the temporary cul-de-sac prior to Planning Commission consideration. The plans have been revised to indicate a cul-de-sac. While this may be considered a temporary cul-de-sac, construction will be preformed as if permanent. On recent similar temporary cul-de-sac assessments (Bridgedale, Phase I) the figure $5,500 has been used, to which we are in concurrence. However, this cul-de-sac will require some additional drainage work for which the following cost is provided. Sidewalk, curb & guttering, roadway and drive resurfacing - $5,500 Additional drainage structure and pipe - $2,700 The estimated construction cost for street extension (remove temporary cul-de-sac) would total $8,200. page 2 205 West Center Street; Fayetteville, Arkansas 72701; Phone: (479) 443-4724; Fax: (479) 443-4707; E-mail: MC0engr(Wswbell.net d 'aflt `lan Company REGISTRATIONS: &ineering &Surveying PE: AR, MO Melvin L. Milholland, PE, PLS PLS: AR Thomas M. Jefcoat, RLA, REM, CPESC RLA: AR 5. Staff recommends off -site improvements at the intersection of Newbridge Road and "Street A" to include the widening of the constructed portion of "Street A" form a 24' wide street to a 28' wide street. No other off -site improvements are required except for an assessment for road improvements along the subject property frontage of Rupple Road and a bridge assessment. Staff finds that the improvement to this intersection meets the rough proportionality test. There is no rough proportionality test here, the Owner/Developer is paying for the entire improvement. Our Client, Tracy Hoskins, feels that this is a correction for a mistake, inadvertency of the City. The roadway in question was reviewed and approved by staff and was constructed, accepted by the City approximately 4-6 month ago. This is a new roadway that was inadvertently built undersized for future use per City standards. Our client does not feel that it is his responsibility to correct the problem at his expense. However, sprit of cooperation, our client is willing to have the improvement made part of the development design and the cost of the correction be an expense of the City. The Planning Commission's decision in this matter is appreciated. Mr. Hoskins does not want to delay the approval processing of this project waiting for City Council approval of this expenditure, but would hope that the issue could be separated and contingent if the widening of the short section of roadway is considered necessary at all. 6. Please verify if there is an existing public access or utility easement along the south side of the property prior to submittal of the final plat. Should there be an existing easement that must be vacated in order to utilize the property for single family development, it shall be vacated prior to application of the final plat. Acknowledged. This is not a public access or utility easement. See previous owner's deed contained in previously submitted documents, also find attached herewith. 7. A property line adjustment to create a legal tract of land on which this R-PZD is proposed shall be filed prior to Planning Commission consideration of this project. A Property Line Adjustment application is be processed by Staff in tandem with this project phasing. Filing will be accomplished immediately upon receipt of Staff approval. 8. All development shall meet applicable building codes for separation and other ordinances of the City of Fayetteville. Acknowledge. IiliJtei 205 West Center Street; Fayetteville, Arkansas 12101; Phone: (419) 443-4724; Fax: (479) 443-4701; E-mail: MC0engr@swbell.net �QLJ /? 0• J •• r r tmL/nCmpany REGISTRATIONS: �ineering &Surveying PE: AR, MO Melvin L. Milholland, PE, PLS PLS: AR Thomas M. Jefcoat, RLA, REM, CPESC RLA: AR 9. Allowed uses in this R-PZD shall be restricted to Use Unit 1: City-wide Uses by Right and Use Unit 8: Single Family Dwellings for lots 1-28 and 80-109; and Use Unit 8: Single-family Dwellings, Use Unit 9: Two-family Dwellings, and Use Unit 10: Three-family Dwellings - Townhouse development, for those lots with a zero side building setback. Staff requests that the applicant clarify the permitted uses for each lot on the plat, requests clarification as to which lots Une Unit 2 and 4 apply, and suggests that Use Unit 24: Home Occupation by considered as a permitted use for all or some of the proposed lots. Acknowledged and agree. Lot numbering has changed since this project is being presented in phases, therefore some lot numbering has changed. The new numbering agree with the request. 10. The maximum number of dwelling units is 68 units. That is correct. 11.Lots shall be renumbered such that lots 1 through 69 are contained within this preliminary plat. The building setback chart and notes on the plat shall updated to show the revised lot numbers. The plat shall also be modified to dimension right-of-way from the centerline of Rupple Road per Master Street Plan requirements. The lots have been renumbered and the plat charts, notes updated. The right-of-way dimension from the centerline of Rupple Road per Master Street Plan has been added to the plat. 12. The applicant shall clearly specify the type of garages, driveways, and build - to (setback) requirement for this development on the plat. This will convey the intent of the development within this R-PZD and allow for staff to appropriately evaluate building permits submitted for these lots. A note for clarification and understanding has been added to the plat. 13. The density in Note 12 on the plat shall be revised (68 units/20.882 + 3.26 units per acre). The density indicated in Note 12 has been corrected to indicate 3.26. 14. Include all bulk and area information on the plat (i.e. height, buildable area, etc.). This information is added to the plat. 15. The lot reserved for open space and tree conservation shall be the responsibility of the Property Owner's Association. page 4 205 West Center Street; Fayetteville, Arkansas 12701; Phone: (479) 443-4724; Fax: (479) 443-4707; E-mail: MC0engr@swbell.net • • • • fll;L/LJ Surveying PE: AR, MO Melvin L. Milholland, PE, PLS PLS: AR Thomas M. Jefcoat, RLA, REM, CPESC RLA: AR The area indicated on the plat as Lot 69 (formerly numbered 110) is rename Open Space and Tree Preservation. Conservation is the wrong indication. Maintenance of the Open Space will be the responsibility of the POA. 16. Payment of Park fees in the amount of $37,740 shall be paid prior to the application of signatures to the final plat. Acknowledged. 17. Based on current calculations, the developer shall be responsible for on -site mitigation to meet the Tree Preservation ordinance, in the amount of 6( 8) 2 - inch caliper large species trees. A planting plan, maintenance and monitoring plan, and associated three-year bonds to mitigate for the removal of excess tree canopy is required prior to Final Plat. If all trees can not be reasonably located on the property, with the approval of the Landscape Administrator, the difference shall be paid into the Tree Fund. The area configuration of the detention facility is being adjusted as part of the construction plan to preserve additional existing canopy. Therefore the current calculations are going to be (will need to be) adjusted resulting in lowering the amount of mitigation required (number of trees to be planted on -site). A general planting plan is developed based on the current calculations, indicating tree planting within green -space along road right-of-ways. It is our understanding that trees can be planted under existing canopy, within the Open Space and counted toward mitigation. Therefore there will be ample area for plantings. It is not clear how this adds to existing canopy area but plantings under existing canopy is allowed. Maintenance and monitoring guidelines, etc. have been added as Note 15 to the Tree Preservation Plan. 18. Mitigation trees shall be located throughout the site; a detailed tree planting plan shall be submitted at the time of final plat for review and approval by the Landscape Administrator. It is assumed that this now means that an "As -Built" or "As -Installed" planting plan is required at the end of construction. This must also mean that there will be a Final Inspection and Certification as with other public service installations. 19. Staff recommends that the Open Space/Tree Preservation Lot be provided with at least two points of pedestrian access, preferably between lots 89-90 and 102-103 (coordinate detention access/storm sewer easement). This access will allow pedestrian access only, with a sidewalk/trail from the street into this open space. While intended to be a conservation easement, as indicated in the latest correspondence, this area of mature tree canopy should still be page 5 205 West Center Street; Fayetteville, Arkansas 12701; Phone: (479) 443-4724; Fax: (479) 443-4707; E-mail: MC0engr(a. swbell.net mL/LJ Compan4 REGISTRATIONS: tzgineering &Sur✓eying PE: AR, MO Melvin L. Milholland, PE, PLS PLS: AR Thomas M. Jefcoat, RLA, REM, CPESC RLA: AR enjoyed by area residents and should not be entirely blocked off with the creation of lots. Staff does not expect the area to be developed as a public park; rather, to be utilized by this neighborhood for private passive recreation. The intention expressed by staff are not without merit, but as with any privately held land the Owner/Developer, and/or the POA does not feel that they should be placed in a liable situation by installing sidewalks or pathways that are enticements that invite the public onto their land. Members of the POA, landowners of the subdivision may elect to utilize their land in many different way and is their place to do so. The Owner/Developer, Tracy Hoskins, has expressed on several occasions that if the City wants this area to be utilized as Open Area available for access by the General Public, then he will be willing to donated it as Park Land, but not at the expense of being penalized for loss of tree canopy. There are questions and issues concerning this double enforcement, double penalization to the developer that Mr. Hoskins is hopeful that the Planning Commission can satisfactorily resolve. Standard Conditions of Approval: 20 through 24. Acknowledged and acceptable. Engineering - Rupple Road Along Subdivision Frontage Acknowledge, see information provided above. Bridge Over Hamestring Creek Acknowledge, and agree. Landscape Administrator - 1. Tree canopy calculations and mititgation Reference response Planning No. 17 above 2. Mitigation Reference response Planning No. 18 above 3. Open Space and Tree Preservation Lot issues Reference response Planning No. 19 above 205 West Center Street; Fayetteville, Arkansas 72701; Phone: (479) 443-4724; Fax: (479) 443-0701; E-mail: MC0engr(@swbell.net � n '�? •0 S. M ///i&l& ct amps REGISTRATIONS: ineering &Surve,iny PE: AR, MO Melvin L. Milholland, PE, PLS PLS: AR Thomas M. Jefcoat, RLA, REM, CPESC RLA: AR The Owner/Developer, Tracy Hoskins, will provide additional responses and addressing these and other issues under separate cover. Should Staff or the Planning Commission require supporting information or have additional questions please advise prior to the Planning Commission so that adequate preparation can be given. Your assistance and cooperation on this project are appreciated as always by MCO. Sincerely, Thomas M. Jefcoat, ASLA Senior Projects Manager cc: Tracy Hoskins 205 West Center Street; Fayetteville, Arkansas 72701; Phone: (479) 443-4724; Fax: (479) 443-4107; E-mail: MC0engr(a. swbeIl.net •• •• April 16, 2005 Suzanne Morgan 113 West Mountain Street Fayetteville, AR 72701 Ms. Morgan RECL `rt APR 19; 2005 PLANNING DIV. Recently a rezoning poster was placed near our residence and I am confused by the description of the rezoning. The notice, RPZD 05-1463, states a new area, Oakbrook, consisting of 95 single family homes is to be built on 10.47 acres. I did not see how this could be done and went to the planning office to see the file. Not knowing much about new developments I looked at the file but I am still confused. The Oakbrook plat showed 100+ houses and covered many more acres than the listed 10.47 acres. It also included a five acre plot that is adjacent to our home. It is this five acre section that concerns me. Is this five acres part of the area to be rezoned, again? The sign does not state this. The adjacent land (five acres) was recently re -zoned four houses to the acre, a change we did not wish but did not protest. Now I am seeing many more than that in the drawing and some divisions that in my opinion can not be single family. In addition, if you are not aware, there were land restrictions placed on the said five acres and the recent buyer was aware of these prior to the sale. I have enclosed a copy of the restrictions that were filed with the said property. The drawings I looked at give the appearance that these restriction are being compromised if not ignored. Could you please shed some light on this "new development"? The lady that showed me the file said the original date for the sub -planning meeting, April 14, was postponed for some unknown reason. I can be reached by mail at the address below, at work at 479-575-6886, or by email at lberry@engr.uark.edu. Thank you for any help you can give. en B 1801 Rupple Rd. Fayetteville, AR. 72704 •0 AMENDED AGREEMENT OF LAND RESTRICTIONS KNOW ALL MEN BY THESE PRESENTS: That we, O. E. Luttrell and Martha Kay Luttrell, Co -Trustees of the O.E. and Martha Kay Luttrell Living Trust, being the owners of Tract A as shown on Exhibit "A" attached hereto and made a part of hereof, and Loren E. Berry and Wilma J, Berry, husband and wife, being owners of Tract B as shown on stated attached Exhibit "A", hereby amend the restrictive covenants set out in an Agreement dated July 15, 1996 and recorded on July 16, 1996 as Washington County, Arkansas land document #96044428 as they pertain to the properties described on said Exhibit "A" as follows: No residential multifamily , commercial, warehouse, industrial, or agricultural zoning shall be allowed. Any single family home dwelling constructed on Tract A must have a minimum heated and cooled living space of 1600 square feet. Further, at least 40% of the homes of Tract A must be a minimum heated and cooled living space of 2000 square feet. Of this 40%, two homes must be a minimum heated and cooled living space of 2500 square feet. These referenced 40% larger homes shall be located on the easternmost portion of the Tract A. The original covenants and restrictions dated July 15, 1996 and recorded July 16, 1996 as land document #96044428 shall be replaced in their entirety with this document. Any additional provisions outlined in the original covenants shall be null and void. WITNESS, our hands and seals this day of March, 2005. The O.E. and Martha Kay Luttrell Living Trust Loren and Wilma Berry, , sband and Wife I t O.E. Luttrell, Co -Trustee ren E..Berry Page 1 of 2 22 Wilma J. erry •S •• ACKNOWLEDGEMENT State of Arkansas ) County of (,°'aMr•7IcnA )SS On this day, before me, a Notary Public, duty commissioned and acting, appeared in person the within named O.E. Luttrell and Martha Kay Luttrell, to me personally known as the Co -Trustees of the O..E. and Martha Kay Living Trust, and Loren E. Berry and Wilma J. Berry, to me personally well known as the grantors in the foregoing instrument and who stated that they had executed the same for the consideration and purposes therein mentioned and set forth. IN WITNESS WHEREOF, I hereunto set my hand and official seal this day of March, 2005. My commission expires: /7_( - (y EXHIBIT "A" Tract A: OFFICIAL SEAL CODY MURROW E TARY PUBLIC . ARKANSAS WASHINGTON COUNTY MMISSION EXP. 12101/2014 A part of the S %2 of the SE'/. of Section 1, T -16-N, R -31-W, Washington County, Arkansas, being more particularly described as follows: Beginning at a point 757.80 feet East and 60.00 feet North of the SW corner of said 80.00 acre tract; thence North 643.00 feet; thence East 361.20 feet; thence South 253.00 feet; thence West 28.45 feet; thence South 390.00 feet; thence West 332.75 feet to the point of beginning, containing 5.077 acres, more or less. Tract B: A part of the S '/2 of the SE Y, of Section 1, T -16-N, R -31-W, Washington County, Arkansas, being more particularly described as follows: Beginning at a point 229.45 feet West and 302.10 feet North of the SE comer of the SW '/4 the SE '/. of said Section 1; thence North 147.9 feet; thence East 415.85 feet; thence S 22°10' W, 211.07 feet; thence N 82°00' W, 338.35 feet to the point of beginning containing 1.5 acres more or less. Page 2 of 2 •r_i:i=i:l•I•]:1 fi I City of Fayetteville • Staff Review Form City Council Agenda Items or Contracts 19 -Jul -05 City Council Meeting Date Jeremy Pate Planning Operations Submitted By Division Department Action Required: R-PZD 05-1463: (Oakbrooke PH 1,361): Submitted by MEL MILHOLLAND for property located WEST OF RUPPLE RD AND EAST OF BRIDGEPORT PHASE II. The property is zoned RSF-1, RESIDENTIAL SINGLE FAMILY — I UNIT/ACRE and RSF-4, RESIDENTIAL SINGLE FAMILY —4 UNITS/ACRE and contains approximately 20.882 acres. The request is to approve a Residential Planned Zoning District with 68 single family lots to consist of attached and unattached n/a Cost of this request n/a Account Number n/a Project Number Budgeted Item EJ Category/Project Budget n/a Funds Used to Date n/a $ Remaining Balance Budget Adjustment Attached EJ Program Category / Project Name n/a Program / Project Category Name n/a Fund Name _'-Qc Previous Ordinance or Resolution # n/a Department irector Date Original Contract Date: n/a City Attorney Finance an Internal Service Director Date Mayor X Date Original Contract Number: n/a Received in City Clerk's Office EN EKED . Received in Mayor's Office EM ED OAKBROOKE PHASE // BM/1 PIP 3/8 IN NORTHING - 646,156.7866 EASIING - 657,376.7225 ELEVATION - 1246.72 BM/2 TIP 5/8 IN NORTHING - 645,773.6954 FASTING - 657,029.6267 ELEVATION - 125246 TOTAL LOT AREA - 507,787 SF MINUS MSP R/W DEDICATION 7,779 SF - 493.468 SF R-PZD ZONING - 25X - 123,767 SF EXISTING CANOPY - 51549 SF PRESERVED CANOPY - LOU - 5.237 SF MITIGATION REQUIRED - 0.069 SURVEYORS DESCRIri&Pt A PART OF THE SOUTH NALf (51 2) OF THE SOUTHEAST QUARTER (SES) or THE FRACTIONAL SECTION 7, TOWNSHIP SIXTEEN (16) NORTH, RANGE THIRTY ONE (31) WEST. WASHINGTON COUNTY, ARKANSAS, BEING MORE PARTICULARLY DESCRIBED AS COMMENCING AT THE SOUTHWEST CORNER Of SAID EIGHTY (80) ACRE TRACT, AND CONTINUING THENCE NOT! 7'42'E 1069.16 FEET, THENCE 587Y9'42Y 425.22 FEET, AND THENCE 58T09'l3'E 271.79 FEET TO THE POINT OF BEGINNING; THENCE 587'09'13'E 1132.44 FEET; THENCE SO6'I8'00'W 225.89 FEET.• THENCE N8T00'35'W 354.57 FEET TO A FOUND IRON PIN; THENCE SOt48'25'W 146.65 FEET TO A FOUND IRON PIN; THENCE NBTIO'22'W 327.79 FEET TO A FOUND IRON PIN; THENCE 502'50'14W 255.09 FEET THENCE NDT22'17'W 28.37 FEET; THENCE 501'49'27'W 216.25 FEET: THENCE N8T10'3.'W 118.58 FEET; THENCE N81'31 'SC?? 30.29 FEET, THENCE N8T42'18M 109.00 FEET; THENCE NOS17'42'E 432.00 FEET THENCE N8r42'18'W 173.00 FEET) THENCE NO2'17'42E 585.47 FEET TO THE POINT OF BEGINNING AND CONTAINING 11.306 ACRES, MORE OR LESS, WASHINGTON COUNTY, ARKANSAS. ROWS 2 ACCORDING TO FLOOD INSURANCE RATE AMP, EFFECThE DATE JULY 21, 1999. MAP NUMBER 05 74X00830. AREAS DETERMINED TO BE OUTSIDE 500 YEAR FLOOD PLAN. AL ALL STREETS SMALL CONFORM TO THE MSP. AS AMENDED SEPTEMBER 17, 1996, STREET CLASSIFICATIONS, RES. NO. 97-96, FOR LOCAL STREETS WHIN 50' RIGHT-OF-WAY, 28' BACK-TO-BACK CURB & GUTTER, TWO 4' SIDEWALKS, TWO GREEN SPACES AT LEAST 6' HIDE, AND RESIDENML STREET SECTION CONSISTING OF 8' BASE MATERAL. AND J' SURFACER MINIMUM SEPARATION OF 5' FROM PROPERTY LINE SHALL BE ENFORCED FOR ALL CURB CUTS, PER CITY ORDINANCE AND HAVE A WIDTH NOT TO EXCEED 12'.COMMON DRIVEWAYS HOWEVER ME ENCOURAGED FOR UTIUZ4lION BETWEEN PROPERTY OWNERS7H/ER DRIVE ENTRANCE MAY BE CONSTRUCTED ON THE PROPERTY UNESEE COVENANTS FOR DRIVEWAY CONSTRUCTION BEYOND RIGHT-OF-WAY. a SOIL TYPE Bat - SILKIER CHERTY SILT LOAM, 12-20X SLOPES PIC2 - PICKWICK SILT LOAM. 3-8% SLOPES ERODED CIG - CLARKSWLLE CHERTY SILT LOAM. 72-60X SLOPES A IN ACCORDANCE WITH CITY ORDINANCE SEC. 166.15 ALL UTILITIES SHALL BE PLACED UNDERGROUND. EXCEPTIONS - EXISTING POWER LINES OF' 12kv OR ABOVE.OVERHEAD POWER SERVICE ALONG RUFFLE ROAD EXCEEDS 12KV ACCORDING TO ELECTRIC COMPANY. Q ANY ENTRY SURFACE FEATURES & ALLEYS SMALL BE MAINTAINED BY THE PDA 9L LOT / 14 SHALL NOT RAW DIRECT ACCESS TO RUPPLE RDAD.LOTS J4-41 SMALL HAVE REAR ACCESS FROM ALLEY ONLY. Z EXISTING ZONING ON THIS PROJECT SITE IS RSF-I• & RSF-4. THE REQUESTED ZONING IS R-PZD FOR THE ENTIRE PROJECT. g TH£ HOUSE ON LOT 26 SHALL BE RETAINED BY THE PO4 FOR USE. AS A POTENTIAL CLUB HOUSE AND SHALL BE THE RESPONSIBILTY OF THE PCA OR OTHER DESIGNATED PERSONNEW DEVELOPMENT ON THIS OR OTHER LOTS TO BE UTILIZED FUR NON-RESIDENTIAL USE SHALL BE IN CONFORMANCE WITH USE LISTED AND IF APPLICABLE REQUIRE LARGE SCALE DEVELOPMENT APPROVAL a HOUSING DENSITY FOR THIS R-PZD IS 3.56 UNITS PER ACRE. V NO WETLANDS ME IDENTIFIED ON THIS SITE. /( NO LOTS AVERAGE 75% OR GREATER IN SLOPE. SOME LOTS MAY CONTAIN SLOPE OF 15X OR GREATER BUT NOT AVERAGE 2Q L073 14-18 & 19-24 MAY BE UNIT TYPES &9 OR 10. STRUCTURE SEPARATON BETWEEN BUILDINGS OF PROPERTY LINES SHALL BE A MINIMUM OF 12 -FEET fl LOTS 27-32 MAY NOT BE PLATTED AS INDIVIDUAL LO7S UNTIL ADEQUATE ACESS & WATER/SEWER LINES ARE CONSTRUCTED WITH DEVELOPMENT OF PHASE LCONSTRUCTTON PLAN APPROVAL PHASE II IS CONTINGENT ON APPROVAL OF CONSTRUCTION PLAN APPROVAL. PHASE I. TALC DETENTION FOR PHASE I DEVELOPMENT S £4 TSF7ED BY CONSTRUCTION. PHASE I -DETENTION AREA PERMITTED R -nu IAHEB LOT/ UNIT I CRY -WIDE USES BY RIGHT 1-41 UNIT 2 CITY-WIDE USES BY CONDITIONAL USE PERMIT 1-47 UNIT 4 CULTURAL AND RECREATIONAL FACILITIES 24-26 UNIT 8 SINGLE-FAMILY DWELLINGS 1-41 UNIT 9 IMO -FAMILY DWELLINGS 14- 78; 19-24.34-41 UNIT 10. THREE-FAMILY DWELLINGS 34-41 UNIT 14 HOME OCCUPATIONS 1-41 UNIT /3 EATING PLACES 2426 UNIT /S NEIGHBORHOOD SHOPPING 2426 0 THE MAXIMIUM NUMBER OF DWELLING UNITS IS 41- 3.56 UNITS PER ACRE. (Cy BULK AND AREA REGULATIONS. SINGLE-FAMILY TWO-FAMILY TWO-FAMILY OTHER USES DWELLINGS DWELLINGS DWELLINGS LOT 24-26 47 FEET MINIMUM PER 47 FEET MINIMUM PER 47 FEET MINIMUM PER 61 FEET LOT MINIMUM WIDTH DWEWN:/LOT DWELUNG/LOT DWELLING/LOT MINIMUM 5000 SF MINIMUM PER 5000 SF MINIMUM PER 5000 SF MINIMUM PER 72,000 SF LOT AREA MINIMUM DWELLING/LOT DWELLING/LOT DWELLING/LOT HAND AREA PER VARIES. ONLY ONE DWELLING 5000 SF MINIMUM (OR 5000 SF MINIMUM (OR 72000 SF DWELLING UNIT UNIT PER LOT PERMITTED ONE LOT) ONE LOT) STATE PLANE COORDINATES NORTHING - 646.418.0775 LASTING - 656.672.3747 POD NW PROP CORNER 2) NORTHING - 646010.3110 FASTING - 657,569.5409 fIP SE PROP CORNER ntnzJNE amp DATA' NUMBER RADIUS ARC LENGTH 0 ANGLE TANGENT C2 750.00 237.44 9O'414. 751.83 ct m AMA, •-.OAnr naTA av Inn LOT FRONT BACK SIDE LEFT SIDE RIGHT 1,2 74' 10' 6' 6' J 14' 70' 10' 6' 4 14' 20' 6' $0'. 5.6.7 14' 20' 6' B 74 -- 6' 14' 9.10,11,12 14' 20' 6' 6' 73 14' 20' 20' 6' 14 14' 20' 0' 25' 15,16.17 14' 20' 0' 0' 16 14' 20' 10' 0' 19 74' 20' 0' 10' 20,21,22,23 14' 20' 0' 0' 24 14' 20' IO' 0' 23 74' 20' 6' 10' 26 14' 20' 70' 6' 27 14' 10' 20' 6' 28.29 14' 10' 6' 6' JO 14 /0' 6' 10' 37 14 ID' NA 6' 32 I4' 10' 6' 6' JJ 14' 6' NA 70' .74 14 16 0' 20' JS -4/ N' 16' ' 0' 0' • RUPPLE ROAD FRONTAGE. NOTE' LEFT/RIGHT DESIGNATION IS FROM LOT FRONTAGE. hh� S7 Pt; en LANE CO RDI) • 646,a�.03M 0 . iT'•�I� W � r 2<I iiQ. r IdJL 'p Iyj hJJaa N • I I I r�a,l�ala�l�r !IiijIIip,.E. I. •IJJ'14'1'r I .. .I lipI, I j�►© ,I � ,' N III vi -iv , : 1 , -� RP ...\ \ nm .u'� iii' • „�. .:wJeE��EiE , a.. A ... I. nn.. I r� o alA S L .. IY 1 ,5i111 \ 1 T' O Q Ii © l I ILRI ' I T .' I h iIPII I 1 STREET NAME ROW STREET WIDTH BK '5K GREEN SPACE SIDEWALK WIDTH ISLAND ENTRANCE STREET 'D' 42' 24' 5' 4' a STREET E' 50' 28' 6' 4' a o STREET 'F' 30' 28' 6' 4' a ENTRANCE T' 70 20 6.5 4' 9' ALLEY '7' 20 12' P a n a n a NOTE: RIGHT-OF-WAY IS ONE -FOOT BEHIND SIDEWALK SETBACK REQUIREMENTS: BUILDING SETBACKS VARY. FRONT BUILDING SETBACK: ALL LOTS HAVE A 14 FRONT BUILDING SETBACK. WHICH IS ALSO A BUILD- TO LINE. THEREFORE. ALL STRUCTURES PERMITTED SHALL BE BURT NO MORE THIN 4' FROM THE RIGHT-OF-WAY. WHERE POSSIBLE REAR BUILDING SETBACK: RANGE FROM 10' TO 20' SIDE BUILDING SETBACK: RANGE 0' TO 10: ALL SINGLE FAMILY DETACHED OR ROW OF TOWNHOMES PERMITTED ON THESE LOTS SHALL HIVE A SEPERATON THAT MEETS BUILDING CODE REQUIREMENTS. (p HEIGHT AND W/OM. MAXIMIUM 56.5' HEIGHT TO ALLOW FOR THREE-STORY STRUCTURES. 09 BUILDING AREA ON ANY LOT THE AREA OCCUPIED BY ALL BUILDINGS SMALL NOT EXCEED 60% OF THE TOTAL AREA OF SUCH LOTS I -J3: AND 959 LOT J4-41. F+y IAN 1979 BS SF U_— L. GRADING, ERSION CONTROL & TREE PRESERVATION AND MITIGATION PLAN OAKBROOKE PHASE 11 CANOPY CALCULATIONS TOTAL SITE ACREAGE 11.506 ACRES (501,187 SO. FT.) . LESS MSP ROW 0.177 ACRES ( 7,719 SO. FT.) DEVELOPED SITE ACREAGE 11.329 ACRES (493.468 SO. FT.) ZONING REQUIRED TREE PRESERVATION PERCENTAGE: 25.001 SITE PRESERVATION ACREAGE 0 231: 2.832 ACRES (123.367 SO. FE) TOTAL AREA OF EXISTING CANOPY. • 0.127 ACRES ( 5.549 50. FT.) PRESERVED IX/SlING TREE CANOPY. 0.120 ACRES ( 3,582 50. FT.) REPLACEMENT CANOPY NEEDED: 0.007 ACRES ( 1967 SO. FT.) - 9 TREES .. SIGNIFICANT TREES TAG NO. DAMETER DESCRIPTION SO. F7. GENERAL H� PRIORITY & ACTION 110 74' HACKBERRY 7257 GOOD HIGH, SAVE 111 V. OAK 3848 GOOD HIGH, SAVE 112 J2. SYCAMORE 4072 GOOD OFFSITE I13 1B' HACKBERRY 1385 GOOD OFFSITE NOTE: PROVIDE TREE PRESERVATION FENCING AND CONSULT C/7Y'S LANDSCAPE ADMINISTOR IN ROOT -PRUNING OF TREES TAGGED T- I IJ AND T-112 DURING CONSTRUCTION ACTMTIES. • r 28)! ft vsr mN OF t•`Nfi'I 8.3 SF \ � w / � ' __i •r CITY OF FAYETTEVILLE STANDARD NOTES FOR TREE AND NATURAL AREA PROTEC7/ON ? s 'it1 oc A I\ L ALL TREES AND NATURAL AREAS SHOWN ON THIS PLAN ARE TO BE PRESERVED AND 7• WHERE Ni)' OF THE ABOK EXCEPTIONS RESULT IN A FENCE BEING CLOSER RAN 4 FEET O I. PROTECTED WRING CONSTHUCTION WITH TEMPORARY FENCING. TO A TREE TRUNK. PROTECT THE TRUNK WITH STRAPPED ON PLINKING TO A HEIGHT OF 8330. sr PROTECTIVE FENCES STALL BE ERECTED ACCORDING TO CITY OF FAYETTEVILLE a FEET (OF LIMITS OF LOWER BRANCHING) IN ADDITION TO THE REDUCED FENCING Q PROVIDED. — t0' LIE.+ STANDARDS FOR TREE PROTECTION I < I,TT PROTECTIVE FENCES SHALL BE INSTALLED PRIOR IV THE START OF ANY SITE TREES APPROVED FOR REMOVAL SHALL BE REMOVED IN A MANNER WHICH DOES NOT IMPACT TREES TO BE PRESERVED. H AN PREPAR47ION WORK AND SHALL BE MAINTAINED THROUGHOUT ALL PHASES OF THE / r CONSTRUCTION PROJECT. Y ROOTS EXPOSED BY CONSTRUCTION ACTIVITY SMALL BE HAND PRUNED FLUSH WITH / I THE AR SOIL. BACKFILL ROOT AREAS WITH GOOD QUALITY TOP SOIL AS SOON AS POSSIBLE. A EROSION AND SEDIMENTATION CONTROL BARRIERS SHALL BE INSTALLED AND IF EXPOSED ROOT AREAS ARE NOT BACKFILLED WITH/N 2 LAYS, COVER THEM WITH ORGANIC / DUE J $ MAINTAINED IN A MANNER WHICH DOES NOT RESULT IN SOIL BUILD-UP WITH TREE DR/PUNES. IA EVAPORATION. MANNER WHICH REDUCES SOIL TEMPERATURE AND MINIMIZES WATER LOSS I I^ 82 a PROIECTIVE FENCES SHALL SURROUND THE TREES OR GROUP OF TREES. AND WILL BE / 6100.00 SF7T LOCATED AT THE DRIPUNE, FOR NATURAL AREAS PROTECTIVE FENCES STALL FOLLOW Na TRENCHING REQUIRED FOR THE INSTALLATION OF LANDSCAPE IRRIGATION SMALL. BE P THE LIMIT OF CONSTRUCTION LINE. IN ORDER TO PREVENT THE FOLLOWING:' PLACED AS FAR FROM EXISTING TREE TRUNKS AS POSSIBLE. A SOIL COMPACTION IN THE ROOT ZONE AREA RESULTING FROM VEHICULAR TRAFFIC - j OR STORAGE OF EQUIPMENT f( NO LANDSCAPE TOPSOIL DRESSING GREATER THAN 4 INCHES SHALL BE PERMITTED WITHIN N87'42 '1 115000 • 66. B. ROOT ZONE DISTURBANCES DUE TO GRADE CHANGES (GREATER THAN 67 OR THE DRIPLINE OF TREES NO SOIL IS PERMITTED ON THE ROOT FLARE OF ANY TREE. TRENCHING NOT RENEWED BY CITY ARBORIST C. WOUNDS TO EXPOSED ROOTS TRUNK OR LIMBS BY MECHANICAL EQUIPMENT rL PRUNING TO PROVIDE CLEARANCE FOR STRUCTURES. VEHICULAR TRAPPC. AND EQUIPMENT D. OTHER ACTIVITIES DETRIMENTAL 70 TREES SUCH AS CHEMICAL STORAGE. CEMENT SHALL TAKE PLACE BEFORE CONSTRUCTION BEGINS. TRUCK CLEANING. AND FIRES $3 ALL FINISHED PRUNING MUST BE DONE ACCORDING TO RECOGNIZED, APPROVED I,.9A00 I a EXCEPTIONS TO INSTALLING FENCES AT TREE DRIPLINES MAY BE PERMITTED IN THE STANDARDS OF THE INDUSTRY (REFERENCE THE NATIONAL ARBORIST ASSOCIATION PRUNING u.E FOLLOWING CARES: STANDARDS FOR SHAD TREES AVMUBLE UPON REQUEST FROM CITY ARBORST). A WHERE THERE IS TO BE AN APPROVED GRADE CHANCE, IMPERMEABLE PAYING SURFACE, TREE WELL, OR OTHER SUCH SITE DEVELOPMENT $4, DEVIATIONS FROM THE ABOVE NOTES MAY BE CONSIDERED AN ORDINANCE VIOLATIONS IF I 34 B. WHERE PERMEABLE PAYING IS TO BE INSTALLED WITHIN A TREE'S DRIPLINE, THERE IS SUBSTANTIAL NON-COMPLANCE OR IF A TREE SUSTAINS DAMAGE AS A RESULT 6685/ ERECT THE FENCES AT THE OUTER LIMITS OF THE PERMEABLE PAVING AREA (PRIOR TO SITE GRADING SO THAT THIS AREA IS GRADED SEPARATELY PRIOR ILA ALL OFF -SITE TREES IN CLOSE PROXIMITY WITH PROPERLY LINE AND/OR THAT OF ' TO PAVING INSTALLATION 70 MINIMIZE ROOT DAMAGE) PROPOSED CONSTRUCTION SHALL BE PROTECTED IN ACCORDANCE WITH THESE NOTES. C. WHERE TREES ARE CLOSE TO PROPOSED BUILDINGS. ERECT THE FENCE TO ALLOW 1I 321 6 TO 10 FEET FOR WORKSPACE BETWEEN THE FENCE AND THE BUILDING: D. WHERE THERE ARE SEVERE SPACE CONSTRAINTS DUE TO TRACT SIZE. OR OTHER SPECIAL REQUIREMENTS ! 3199:30 N TEbt . I ACCORDING TO FLOOD INSURANCE RATE AMP, EFFECTIVE MTE'JULY 21, 1999. MAP NUMBER 05 I4J0008JD, AREAS DETERMINED IV BE OUTSIDE 500 YEAR FLOOD PLAN. 2 ALL STREETS SHALL CONFORM TO THE MSP, AS AMENDED SEPTEMBER 77, 1996, STREET CLASSIFICATION$, RES. NO. 97-96, FOR LOCAL STREETS WITH 50' RIGHT-OF-WAY, 26• BACK -TO -BOCK CURB & GUTTER, TWO 4' SIDEWALKS, TWO GREEN SPACES AT LEAST 6' WIDE AND RESIDENTIAL STREET SECTION CONSISTING OF 8' LASE MATERIAL AND J' SURFACE. & SOIL TYPE BcE - BAXTER CHERRY SILT LOW 12-201 SLOPES PsC2 - PICKWICK SILT LOAM. J -8X SLOPES ERODED CrG - CLARKSVILLE CHERRY SILT LOAM, 12-60X SLOPES 4. THE DETENTION FACILITY SHALL BE SODDED BY DEVELOPER AND FUTURE MAINTENANCE BY PDA Q IN ACCORDANCE WITH/ CITY ORDINANCE SEC. 166. IJ ALL UTILITIES SMALL BE PLACED UNDERGROUND. EXCEPTIONS - EXISITING POWER LINES OF 12kv OR ABOVE. a ANY ENTRY SURFACE FEATURES & ALLEYS SHALL BE MAINTAINED BY THE POA NO LOT SHALL HAVE DIRECT ACCESS 70 RUPPL£ ROAD. a THE HOUSE ON LOT 26 SHALL BE RETAINED AS A CLUB HOUSE. a NO LOTS HAVE AN AVERAGE OF 15X OR GREATER SLOPE. f LOCATION OF M4TERW,/SO/LS/SPOILS STORAGE SMALL BE WITHIN LOTS 19-24. /E THE P.OA SHALL PROVIDE TREE MRIG417ON MAINTENANCE & MONITORING DURING THE THREE (3) YEAR BOND PERIOD TO MEET MITIGATION REQUIREMENTS. .ncsPTa7FCer7 C0FA5A ...^nE3DITTiXRiAI .SS_p;_u�a �+Dscfl:IFAOI S�}L Y6 YA i!E6?!A7S: Y.J..�A V�wl IY�99 �!@L99➢A!LS •a VJ - • - ♦ •.I . CA ill. a EQ y14�y M..NYIY -r? Y/l� I. OP r I • 511 .Mal=n=u .I -n. I - 'd. jiT4w' :I -'lll' p I J' w N 2 N8742'18V INCH I 9 9/36/os 71/le . ARKANSAS THE CITY OF FAYETTEVILLE, ARKANSAS TO: Mayor Dan Coody Fayetteville City Council FROM: Tim Conklin, Planning and Development Management DATE: August 30, 2005 SUBJECT: Oakbrook Subdivision Sewer Assessment BACKGROUND Staff has recently made statements that all new development within the Hamestring/Owl Creek Sewer Basin that have not already been approved by the Planning Commission will be required to pay a sewer assessment. This assessment would fund potential interim lift station and force main sewer improvements to serve the basin if necessary prior to the new wastewater treatment plant being completed. The current process of requiring on -site and off -site improvements is typically determined at the Planning Commission level. Oakbrook Subdivision Phase 1 was submitted on April 14, 2005, and approved by the Planning Commission on June 27, 2005. Oakbrook Phase 2 was submitted on May 19, 2005, and approved by the Planning Commission on July 11, 2005. The City was informed by an ongoing detailed study of the reduced capacity within the basin at the end of July 2005. After further consideration of the timing of Planning Commission approval for Oakbrook Subdivision Phases I and 2, staff recommends this development be allowed to proceed without a condition for a sewer assessment. ar aL -a I ° e 1Q6J1 s, 0 i 1 _ J05i _w —� I • I —i 9q L_Jf13 all i 101; oil l l e pf7o I �_°bl � � _ �fr� � I—' ,II ° j�, � r \ ,�° • e e i 7 a a a • a i I I � BSJyi I f—"--� ! • 11 ° II • II • II I L___' ° 11 II `° II II II II •11 •� " (l I 911 C7511i13Ff113YollJ/ll' J II,LI ° I I L _J I • L� I L___ F • I �, 7 Y': -�. o i; s�1¶1' �Qpl12l•112111 N�II z91i' 1 %i _ , 11 _ v o F 1 a ° ❑ �1 °t i It JL _ 1 3L_J! 'L_J 1�e It It 1.4 LL I i t -- I• I- I i I. I! I 1, I „ _ I I I au mo e1 00-Emal gn i/820051110177 AM GREATEST PROBLEM a— Proper placement of a traffic signal when WellSpring WePA (east side of Rupple Rd) is developed. 1200 units will be using this street w plan. Traffic will be going through these -two developments at all sides. - OAARROO%E Street Design Problems STREET A - Line of sight on curve. STREET B - Entrance from r Bellwood (temp. cul-de-sac) 71 to close to entrance to Rupple Rd, STREET C - Connectivity to Bellwood, 100 ft. between intersection, should be lined up, 9 STREET D- Encourages cut through from North. BELLWOOD PATRICK ST: designed to be a through street to Rupple Rd. 15 yrs. ago. This puts more traffic moving through neighborhood. Temp. Cul- de-sac to close to major intersection - Lines up with Spring wgai QeveloPmegt • R-PZD-05-1463 • SEPTEMBER 2, 2005 RESIDENTIAL PLAN ZONING DISTRICT OF OAKBROOKE SUBDIVISION PHASE I & II 108 AMERICAN STYLE BUNGALOWS ON APPROX. 32 ACRES IN THE CRAFTSMAN STYLE, SMALLER ATTACHED AND DETACHED ROW HOUSES (TOWNHOUSES) AT 1000 SQ, FT. OR GREATER, ADJACENT TO BRIDGEPORT COMMUNITY, CITIZENS ARE AFRAID THAT THESE SMALL UNITS WILL TURN INTO RENT HOUSES AND EVENTUALLY RUIN THE CHARACTER OF THIS FINE ESTABLISHED NEIGHBORHOOD. WE ALSO WANT ASSURANCES THAT OAKBROOKE HAS A SOUND CONSERVATION PLAN, REGARDING THE EFFECTS OF THE REMOVAL OF THE TWO EXISTING, GOVERNMENT FUNDED, "RETENTION PONDS" WILL HAVE ON OUR ENVIRONMENT. ACCORDING TO A "STUDY" AIRED ON "PUBLIC ACCESS TV", IN JULY, 2005 WASHINGTON COUNTY HAS A PROBLEM WITH CREEK BANK EROSION AND SILT INFILTRATION INTO OUR STREAMS, LAKES AND SEWER SYSTEMS, CAUSED IN PART BY POORLY PLANNED DEVELOPMENTS AND INSPECTION OVERSIGHTS, BUILT IN THE 1960'S, THESE OLD "RETENTION PONDS" HAVE ADEQUATELY KEPT THIS FROM HAPPENING FOR OVER 45+ YEARS, AS WELL AS PRESERVING AN ECOSYSTEM OF INTERMITTENT WET LANDS AND WILDLIFE HABITAT, NOTE: BRIDGEPORT'S AND MRS. KING'S GREENSPACE AND TREE PRESERVATION AREAS BELOW THESE PONDS HELP PROTECT STORM WATER DAMAGE FROM OCCURRING AS THEY FALL OVER 100 FEET DIRECTLY INTO HAMSTRING CREEK. LET US MAKE SURE WE DON'T ALLOW THE EROSION TO START AGAIN. PROTECT THESE VERY VALUABLE SITES IN OUR COMMUNITY. THERE IS A CONTRADICTION IN OAKBROOK'S PROPOSED COVENANTS. IT IS STATED THAT ALL FENCES OR SCREENING NOT BE OVER 4 FEET IN HEIGHT AND OF THE PICKET TYPE. THE SCREENING COVENANT STATES THAT ALL BOATS, RV'S OR OTHER OFFENSIVE OBJECTS BE SCREENED FROM ALL ADJACENT PROPERTY OWNERS. THIS IS IMPOSSIBLE BECAUSE OF THE 4 FOOT FENCE HEIGHT LIMITATION. IT IS BECAUSE OF THIS CONTRADICTION THAT WE PLEAD WITH THE CITY COUNCIL TO ADOPT THIS PARA GRAPH FOR THIS PZD AND ALL PZD'SHEREAFTER TO SOLVE FUTURE DISPUTES WITH ADJACENT PROPERTY OWNERS AND ESTABLISHED NEIGHBORHOODS. ALL PERIMETER LOTS THATAREADJACENT TO THEBOUNDARYOF THEPZD OR ADJACENT TOANYBOUNDARYOR PERIMETER STREETRIGHT-OF-WAY, MUST CONFORM TO THE CITY CODES, REGULATIONS, AND COVENANTS OF THOSE PROPERTIES. *Paraphrased from the City of Bentonville Code Handbook. WE ARE ASHING THE OY COUNCIL TO VOTE NO OR *LEAST TABLE THIS DEVELOPMENT UNTIL SOME BILL OF ASSURANCE FROM THE DEVELOPER TRACY HOSKINS, CAN BE OBTAINED. NAME ADDRESS1 "1 1. 2. 3. 4. 5. 6. 7. 8. 9. 10. 11. 12. 13. 14. 15. 16. 17. 18. 19. 20. /Vame 21. 22. 23. 24. 25. 26. 27. 28. 29. 30. 31. 32. 33. 34. 35. 3k, 37, 3$, 39. yo, 42• 43. yH. Ns• H6 . 47. 4�. H9� 50. A c— dfez s r R-PZD-05-1463 ` SEPTEMBER 2, 2005 • RESIDENTIAL PLAN ZONING DISTRICT OF OAKBROOKE SUBDIVISION 108 AMERICAN STYLE BUNGALOWS ON APPROX. 32 ACRES IN THE CRAFTSMAN -STYLE. SMALLER ATTACHED AND DETACHED ROW HOUSES (TOWNHOUSES) AT 1000 SQ, FT, OR GREATER, ADJACENT TO BRIDGEPORT COMMUNITY. CITIZENS ARE AFRAID THAT THESE SMALL UNITS WILL TURN INTO RENT HOUSES AND EVENTUALLY RUIN THE CHARACTER OF THIS FINE ESTABLISHED NEIGHBORHOOD. WE ALSO WANT ASSURANCES THAT OAKBROOKE HAS A SOUND CONSERVATION PLAN, REGARDING THE EFFECTS OF THE, REMOVAL OF THE TWO EXISTING, GOVERNMENT FUNDED, "RETENTION PONDS" WILL HAVE ON OUR ENVIRONMENT, ACCORDING TO A "STUDY" AIRED ON "PUBLIC ACCESS TV IN JULY, 2005 WASHINGTON COUNTY HAS A PROBLEM WITH CREEK BANK EROSION AND SILT INFILTRATION INTO OUR STREAMS, LAKES AND SEWER SYSTEMS, CAUSED IN PART BY POORLY PLANNED DEVELOPMENTS AND INSPECTION OVERSIGHTS, BUILT IN THE 1960'S, THESE OLD "RETENTION PONDS" HAVE ADEQUATELY KEPT THIS FROM HAPPENING FOR OVER 45+ YEARS, AS WELL AS PRESERVING AN ECOSYSTEM OF INTERMITTENT WET LANDS AND WILDLIFE HABITAT, NOTE: BRIDGEPORT'S AND MRS. KING'S GREENSPACE AND TREE PRESERVATION AREAS BELOW THESE PONDS HELP PROTECT STORM WATER DAMAGE FROM OCCURRING AS THEY FALL OVER 100 FEET DIRECTLY INTO HAMSTRING CREEK. LET US MAKE SURE WE DON'T ALLOW THE EROSION TO START AGAIN, PROTECT THESE VERY VALUABLE SITES IN OUR COMMUNITY. THERE IS CONTRADICTION IN OAKUROOK'S PROPOSED COVENANTS, IT IS STATED THAT ALL FENCES OR SCREENING NOT BE OVER 4 FEET IN HEIGHT AND OF THE PICKET TYPE. THE SCREENING COVENANT STATES THAT ALL BOATS, RV'S OR OTHER OFFENSIVE OBJECTS BE SCREENED FROM ALL ADJACENT PROPERTY OWNERS THIS IS IMPOSSIBLE BECA USE OF THE 4 FOOT FENCE HEIGHT LIMITATION. IT IS BECAUSE OF THIS CONTRADICTION THAT WE PLEAD WITH THE CITY COUNCIL TO ADOPT THISPARAGRAPH FOR THIS PZD AND ALL PZD 'S HEREAFTER TO SOLVE FUTURE DISPUTES WITH ADJACENT PROPERTY OWNERS AND ESTABLISHED NEIGHBORHOODS. ALL PERIMETER LOTS TIM TAREADJA CENT TO THEBOUNDARYOF THEPZD OR ADJACENT TOANYBOUNDARYOR PERIMETER STREETRIGHT-OF-WAY,MUST CONFORM TO THE CITY CODES, REGULATIONS, AND COVENANTS OF THOSE PROPERTIES. *Paraphrased from the City of Bentonville Code Handbook. s 90A O; tL ":21 ZL I I I 0 I I l_J_J L_JUi 1ppppppppp all I I -m - I r I_ _+yl . 1 %Y! I('� I I• 1. n'•; I, a • •° i i a • • s a l I r•-=3-' i +10,' � i r, i � I e i 14J� 'ii53, l '50 49 qy 47� �yC 45 94 43 `�-I I a- i-JEST =. j eyl I -, r---7 • II •II •Il oll ell®; JI. _ 9 I �___' it II ;..?L -..J 3) 113�11391I Yo1141 �• m I • I �___� � 1 30• I ' -_ 'i � ____ ___� a I +Y71 I e• I i o tl v u i Le v_a Oic Fir -_ I • t _� Cl. On AL GIy i97114G11951194114�119Z I10 1 , 1 • ' / __� / Fe 11 •II •IIe II •II •i • a3+; 1 I `�. 11 II I �IE ./'''7 I''l°ii+ii+ii+1'I �e iI ei •;I •'1, .�2JI s:.: .1. %/./.. ....-/ .%: I ;Il frnJi 191�iA0 21,III ^_ad i125�i z'I;I�--5 '---- 1._ — � '.i.J I L: .. J.�_ _•. L. 1 , I _ OL`i%BROO%E __ .t ~ ° Street Design Problems , / , 1 --I� • d - I STREET A - Line of sight on curve, STREET B - Entrance from I 1 _ I Bellwood (temp. cul-de-sac) II 11 II 111 - _ I� k " I to¢close to entrance to J - ~ i , i a - I UJ Rupple Rd, 11 I 1 1 .1= ,tt• 1.I i i i ' I - i i - i - I 1, . i I I STREET C - Connectivity to Bellwood, 100 ft. between rr? ILL intersection, should be lined up. STREET D- Encourages cut ' I L_J- ' ' through from North. LA L� BELL WOOD PATRICK ST: designed to :LL 0 Emal gn i/8/Z00511:20:77 AM O o be a through street to GREATEST PROBLEM Rupple Rd. 15 yrs. ago. o Proper placement of a traffic signal when This puts more traffic � 11 Springs (east side of Rupple Rd) is moving through Temp. Cul- T developed. 1200 units will be using this street neighborhood. w plan. Traffic will be going through these de -sac: o T major -tit wdevelopments at all sides. intersection - Lines up with Wc1 -Springs - .Oe�elopmeht WE ARE ASKING THE & COUNCIL TO VOTE NO OR *LEAST TABLE THIS DEVELOPMENT UNTIL SOME BILL OF ASSURANCE FROM THE DEVELOPER TRACY HOSKINS, CAN BE OBTAINED. NAME ADDRESS �p WARD PHOW 2. ti 4. 14. TIM 18. �� • / il� iii • I • �) I� ,• I '1 r Name Address iJgr �. 21. 22. _ 23. 24. 25. 26. 27. 28. 29. 30. 31. 32. 33. 34. 35. 3b. 37, 3$. 39. ya. yl, X13 . l4N. 5• 76 . y7. -- 4sr. H91 50. • R PZD45-1463 • AUGUST 16, 2005 ' 1l it • 1 1 •' •.�: 11,E 1:1 1 is 1]1•I :Ili zlef.11• • • Kv • w l9•�- Mill / ' : 1 : ' •' �lir I'1 I 0 0 01' ut 1 : / ' :1 ' 1 :I ill JI :1:•• ' • • 1 Ilk W 1 it 1' 101WoUllyMeWi moil {' it 1' ' � 0♦ .®1 { � 1011 l J • R-P2D4)5-1463 • AUGUST 16, 2005 PHASE 1 I : 191'BUNGALOWS • • i THE CRAYrSAlAN STYLE. M ATTA4CIDM & 1 :1911ROWHOUSE (TOWNHOUSES) 4ETWEEN"l000fSQ!rr'T- @RYGRE*lTRfADJACENT TO BRIDGEPORT C• 1 w91 11THAT THESE UNITS WILL TURN INTO RENT HOUSES AND EvENTUALLy RUIN THE CHARACTEROF :1 FINE - :1911 NEIGHBoRH I�11D / ;91 : • :IM IC 1311 �-o� �hd e.p enc�E✓ic� �1 (9 7 -Mc) rZ - 3- li 7,2 R-PZU-05-1463 AUGUST 16, 2005 RESIODENTIAL PLAN ZONINGDISTRICT OF OAKDROOKE SUBDIVMON. 1 108-AAIMCAN STYLE BUNGALOWS APPROM t / 1 THE CRAFTSMAN STYLK SMALLER ATTACHED ; DETACHED 1: HOUSES (TOWNHOUSES) BETWEEN 1000�SQ-ROF-4TtORkGR'FhkNolaU44,ADJACENT TO :'IDGEPORT COND4UNITywE�.. 11THAT T33ESE UNITS WIELL TURNINTO RENT HOUSES 11 EVENTUALLY RUIN:1 CHARACTEROF THISFINE : :1: 1 NEIGHBORHOOD WE ARE ASEING THE CM COUNCIL TO VOTE No OR AT LEAST TABLE TMS DEVELOPMENT UNT! 1 1E BHLL OF ASSURANCE FROM:1 DEVELOPER, 1' TRACY HOSIQNSf CAN BE 1 : 1 E1► r \ LkN 6 rl � o ( c) ' w -sa yy 42 LAiv ACnI a5l l a f5f e, lei/" l/%p bje 3 Y3 l4uU lzriucL� i y� `I7 �S� i I 0N R PZI v- 5 1463 • AUGUST 16, 2005 �774`)t{7 �YYMill Illa ♦ ./ �11� 1 YY' Y • G • .tee •• �. vur • .. v .. 1 1_ /r :1 'I : :1711JI :1:'1':••1 1 71 171 i / 1 :1 /' 4• / ;I 1 7! /, .. .� -I A 6 �LI k VI —CJL 1 0 0�l r X13 5 s Sa- lOL 1.—i��t'i_-F,-li ^I � �^✓ Y 11 Ili-O(.r7�I IC t C ,l LS�J-) J� �— 7 S�'� . L,��el% ���f�O✓is� `Y�yv PLv�%o��T/� �cC,PL s�_i—y6$"d' << : 1 1' 1 tM• � �t' :t911 1 ' :i:�ll t 1 1 ' 04 515029P7 i .1 ' 1• A• 1 �{ / 1 391 t iIZO 6 / t N' .- 1 ;1' ' '• 7t' I rA IV -,M 1 N:ICdI 1 1 1 t ' : / ) ' 5171 IJ I • / _ 91• _ 1 :d t IL Witivi 44,111 :17!1 171 H:1:•1 / / 1 1 31 / ' f 71 - t i • 1 I 1 ' `� 1 N ' • ./ : I C 1 34 1 ' 51 ' ' : •♦;1I 1 : 11511 e M Y&OW71 61 ��%q r, ouU H 2 P 5 z-:�- , \� t+wil �S 1 v h o 52 C 019 8 WE ARE ASKING THE OY COUNCIL TO VOTE NO OR EAST TABLE THIS DEVELOPMENT UNTIL SOME BILL OF ASSURANCE FROM THE DEVELOPER TRACY HOSKINS, CAN BE OBTAINED. NAME ADDRESS WARD PHONE 1. Cats q<z 2`i�1l� W G&,a,* y !1 12 -� 7s3 3. 4. 5. 6. 7. 8. 9. 10. 11. 12. 13. 14. 15. 16. 17. 18. 19. 20. H ' �• :1911 :• 1 :- � N:t911 1 ♦• / 1 ' / / 1 � • 9191 � � ! / / . 1 91 / 1191 1 ! / 1' : I / 1 • 1 :1' 1 ;/! / ' ;�' : cz ;i l OOK C : 1 191 ► _7� e1_x7 - q_ f7-$� �u o2 Liz i�3Y) e L) Nu3- Y cl an Ni ( b.\4 QQ q5q / 6W--q77-75q 117— 1 Y;rrl fy All • R-PZD-OS-1463 • SEPTEMBER 2, 2005 RESIDENTIAL PLAN ZONING DISTRICT OF OAKBROOKE SUBDIVISION PHASE I & H 108 AMERICAN STYLE BUNGALOWS ON APPROX, 32 ACRES IN THE CRAFTSMAN STYLE. SMALLER ATTACHED AND DETACHED ROW HOUSES (TOWNHOUSES) AT 1000 SQ, FT, OR GREATER, ADJACENT TO BRIDGEPORT COMMUNITY. CITIZENS ARE AFRAID THAT THESE SMALL UNITS WILL TURN INTO RENT HOUSES AND EVENTUALLY RUIN THE CHARACTER OF THIS FINE ESTABLISHED NEIGHBORHOOD. WE ALSO WANT ASSURANCES THAT OAKBROOKE HAS A SOUND CONSERVATION PLAN, REGARDING THE EFFECTS OF THE REMOVAL OF THE TWO EXISTING, GOVERNMENT FUNDED, "RETENTION PONDS" WILL HAVE ON OUR ENVIRONMENT. ACCORDING TO A "STUDY" AIRED ON "PUBLIC ACCESS TV", IN JULY, 2005 WASHINGTON COUNTY HAS A PROBLEM WITH CREEK BANK EROSION AND SILT INFILTRATION INTO OUR STREAMS, LAKES AND SEWER SYSTEMS, CAUSED IN PART BY POORLY PLANNED DEVELOPMENTS AND INSPECTION OVERSIGHTS. BUILT IN THE 1960'S, THESE OLD "RETENTION PONDS" HAVE ADEQUATELY KEPT THIS FROM HAPPENING FOR OVER 45+ YEARS, AS WELL AS PRESERVING AN ECOSYSTEM OF INTERMITTENT WET LANDS AND WILDLIFE HABITAT. NOTE: BRIDGEPORT'S AND MRS. KING'S GREENSPACE AND TREE PRESERVATION AREAS BELOW THESE PONDS HELP PROTECT STORM WATER DAMAGE FROM OCCURRING AS THEY FALL OVER 100 FEET DIRECTLY INTO HAMSTRING CREEK. LET US MAKE SURE WE DON'T ALLOW THE EROSION TO START AGAIN, PROTECT THESE VERY VALUABLE SITES IN OUR COMMUNITY. THERE IS A CONTRADICTION IN OAKBROO%'S PROPOSED COVENANTS. IT IS STATED THAT ALL FENCES OR SCREENING NOT BE OVER 4 FEET IN HEIGHTAND OF THE PICKET TYPE. THE SCREENING COVENANT STATES THAT ALL BOATS, RV'S OR OTHER OFFENSIVE OBJECTS BE SCREENED FROM ALL ADJACENT PROPERTY OWNERS. THIS IS IMPOSSIBLE BECAUSE OF THE 4 FOOT FENCE HEIGHTLIMITA TION. IT IS BECAUSE OF THIS CONTRADICTION THAT WE PLEAD WITH THE CITY COUNCIL TO ADOPT THIS PARAGRAPH FOR THIS PZDAND ALL PZD'S HEREAFTER TO SOLVE FUTURE DISPUTES WITH ADJACENT PROPERTY OWNERS AND ESTABLISHED NEIGHBORHOODS. ALL PERIMETER L O IS TIM TAREADJA CENT TO THEBOUNDARYOFTHEPZD OR ADJACENT TOANYBOUNDARYOR PERIMETER STREETRIGHT-OF-WAY,MUST CONFORM TO THE CITY CODES, REGULATIONS, AND COVENANTS OF THOSE PROPERTIES. *Paraphrased from the City of Bentonville Code Handbook. • R-PZD-05-1463 SEPTEMBER 2, 2005 RESIDENTLAL PLAN ZONING DISTRICT OF OAKBROOKE SUBDIVISION PHASE I & II 108 AMERICAN STYLE BUNGALOWS ON APPRO3L 32 ACRES IN THE CRAFTSMAN STYLE. SMALLER ATTACHED AND DETACHED ROW HOUSES (TOWNHOUSES) AT 1000 SQ, FT. OR GREATER, ADJACENT TO BRIDGEPORT COMMUNITY, CITIZENS ARE AFRAID THAT THESE SMALL UNITS WILL TURN INTO RENT HOUSES AND EVENTUALLY RUIN THE CHARACTER OF THIS FINE ESTABLISHED NEIGHBORHOOD, WE ALSO WANT ASSURANCES THAT OAKBROOKE HAS A SOUND CONSERVATION PLAN, REGARDING THE EFFECTS OF THE REMOVAL OF THE TWO EXISTING, GOVERNMENT FUNDED, "RETENTION PONDS" WILL HAVE ON OUR ENVIRONMENT. ACCORDING TO A "STUDY" AIRED ON "PUBLIC ACCESS TV", IN JULY, 2005 WASHINGTON COUNTY HAS A PROBLEM WITH CREEK BANK EROSION AND SILT INFILTRATION INTO OUR STREAMS, LAKES AND SEWER SYSTEMS, CAUSED IN PART BY POORLY PLANNED DEVELOPMENTS AND INSPECTION OVERSIGHTS, BUILT IN THE 1960'S, THESE OLD "RETENTION PONDS" HAVE ADEQUATELY KEPT THIS FROM HAPPENING FOR OVER 45+ YEARS, AS WELL AS PRESERVING AN ECOSYSTEM OF INTERMITTENT WET LANDS AND WILDLIFE HABITAT, NOTE: BRIDGEPORT'S AND MRS. KING'S GREENSPACE AND TREE PRESERVATION AREAS BELOW THESE PONDS HELP PROTECT STORM WATER DAMAGE FROM OCCURRING AS THEY FALL OVER 100 FEET DMECTLY INTO HAMSTRING CREEK. LET US MAKE SURE WE DON'T ALLOW THE EROSION TO START AGAIN. PROTECT THESE VERY VALUABLE SITES IN OUR COMMUNITY. THERE IS CONTRADICTION IN OAKBROOK'S PROPOSED COVENANTS. IT IS STATED THAT ALL FENCES OR SCREENING NOT BE OVER 4 FEET IN HEIGHTAND OF THE PICKET TYPE. THE SCREENING COVENANT STATES THAT ALL BOATS, RV'S OR OTHER OFFENSIVE OBJECTS BE SCREENED FROM ALL ADJACENT PROPERTY OWNERS. THIS IS IMPOSSIBLE BECAUSE OF THE 4 FOOT FENCE HEIGHT LIMITATION. IT IS BECAUSE OF THIS CONTRADICTION THAT WE PLEAD WITH THE CITY COUNCIL TO ADOPT THIS PARA GRAPHFOR THIS PZD AND ALL PZD'S HEREAFTER TO SOLVE FUTURE DISPUTES WITH ADJACENT PROPERTY OWNERS AND ESTABLISHED NEIGHBORHOODS. ALL PERIMETER LOTS TIM TAREADJA CENT TO THE BOUNDARYOFTHEPZD OR ADJACENT TOANYBOUNDARYOR PERIMETER STREETRIGHT-OF-WAY,MUST CONFORM TO THE CITY CODES, REGULATIONS, AND COVENANTS OF THOSE PROPERTIES. *Paraphrased from the City of Bentonville Code Handbook. At- WE ARE ASKING THE A COUNCIL TO VOTE NO OR A4EAST TABLE THIS DEVELOPMENT UNTIL SOME BILL OF ASSURANCE FROM THE DEVELOPER TRACY HOSKINS, CAN BE OBTAINED. NAME ADDRESS' 1 PROM 1. 2. 3. 4. 5. 6. 7. 8. 9. 10. 11. 12. 13. 14. 15. 16. 17. 18. 19. 20. I I I 1 I .... yJ --- Si it , °yl I 1 °7YI I Ii1 ° I' Ip. • e e o 1 I0 Ili 5. 50 44 NY 47 — I ('9%( I 67"0' Ik B B g ° 45 44 4¢ 42 ' f" :� a II • „ • 11 • II gii ' g II II ° I II II If II BI II IIiH I :_,��._J 3/ 11 jSr11391140I YI 7511 • J I�'f � I ° t• a _ L /1' < I e / ❑ c�J L.• k / l m ❑ !la 7P GREATEST PROBLEM Proper placement of a traffic signal when W *pring VAind. (east side of Rupple Rd) is developed. 1200 units will be using this street plan. Traffic will be going through these two developments at all sides. - OAK6ROOKE Street Design Problems STREET A - Line of sight on curve. STREET B - Entrance from Bellwood (temp. cul-de-sac) to close to entrance to Rupple Rd, STREET C - Connectivity tmBellwood, 100 ft. between intersection, should be lined up. STREET D- Encourages cut through from North. BELL WOOD JII PATRICK ST: designed to be a through street to Rupple Rd. 15 yrs. ago. This puts more traffic moving through neighborhood. Temp. Cul- de-sac toaclose to major intersection - Lines up with wfif(l Spring miftcl OeQeIopm"l From: Clarice Pearman To: Pate, Jeremy Date: 9/14/05 12:38PM Subject: Ords. 4748, 4749, 4750, 4754 and 4756 Jeremy, Attached are ordinances passed by City Council on September 6, 2005 regarding RZN 05-1524, R-PZD 05-1463, R-PZD 05-1555, ANX 05-1628 and RZN 06-1696. Thanks. Clarice "Norduvea ArkAoxtu'Most Widely A"doo Newsier" AFFIDAVIT OF PUBLICATION I, Erin Emis, do solemnly swear that I am the Legal Clerk of the Arkansas Democrat-Gazette/Northwest Arkansas Times newspaper, printed and published in Lowell, Arkansas, and that from my own personal knowledge and reference to the/fines' of said publication, that advertisement of: `�`� was inserted in the regular editions on �R, , ' I s PO# ** Publication Charge: $ 14, go Subscribed and sworn to before me this / day of I / 2005. Notary Public Sharlene D. Williams Notary Public My Commission Expires: State of Arkansas �Y Cul[1 ission Expires October 18, 2014 ** Please do not pay from Affidavit. An invoice will be sent. RECEIVED SEP 2 2 2005 CITY OF FAYETTEVILLE CnY CLERICS OFFICE P.O. 6OX 1607 • 212 N. EAST AVENUE • FAYETTEVILLE, ARKANSAS 72701 • 479-571-6470 VSN\r., Ep n.• _ 51 ur �� ,NO NGSD �E %, �PEPOW P,ES, N�NG �MM`S5�ON 9ON pNPs % E pp0 D �5S OFwNP,p,ZEIY PIP PpF SN p BY ME M Opo \NG PPidw �ZON�NPG`\NGSHE �PPPOYE OfFp� __OV6 es pfRG D 1 W"" N coo FPY D�N THENa� �ry a MapNOre nr� N N-p Cm GOVNOsbed�F1. F�myCes �pyvet u',e is Pa chad ePGeto ro"ed p5 OPP' "'dw .. f�W ��T\N, fJF���• � � M�..� LLN�.1. i7 11 _0 t1 V ,a Ot � .nrodmete\_�,M�ceS�b q\ate"•.- e4Y efleOt aid . Pwd t. CAW o5 FaYsn�\W O\ O rs ....tZ6 �%%. \ OpOv 2�. )qmO- �o D tis 6m dm a ta��`old WPOM aN1evf gpg� OF OR kI SFE,NOTE j73 1 ` �61 / 5 6T09'l1"E 1132.44" iiirr�/ns / / iLl V' • J, Iii.. II.i INA- "Iffarp it on P,i•� I Rod �•'••444444 i• �'• 1; zl.u. .•i.. i"•' u.i.uL. u.•...'� FF I1Q.T4303F zs�,0; 10374.98_S� �) 7 Saor_ O — Td \ 8 \I S IDT2D.91 Sr 49.38 J 8 ,M15M1 �y 1070 SF ^� 28. 7 N BT; 10 U —E 28., e 3 $� 875 . lg I119.6S' • ltli-III0I-WI a IIl114 weer �F 625.7.84 Sr �1 V� 19.01 a + yV 0 4• LA w 1lll 8189.90 SF NSr10.3j'w 116.36' . 1'56'W 50.29' PROVIDE TREE PROTECTION `FENCE E POST FENCE POST ORANGE CONSTRUCTION FENCE, EARS WIRE, OR MIRE MESH WITH FLAGGING CE CRITICAL ROOT ZONE) Pbn wir 1 FT PER TRUNK DAL LEDEND .-Y 1 EXISTING CONTOUR O LT -t01 MITIGATION TREE 994769 Sr r EXISTNG TREE l Fg •^ � 1lll •^ 12ur.5o s<� �i1444.3s �y� IW� •18 f T ,rl, U \ 10714.22 3'F To72a78 �SyF 407/a ie l N oo.T31 BT r,j5457 e1 510 AL� �W1DTH I I I � � lJ ��I SEDIMENT A EROSION CONTROL NOTE I ALL PERMITS REQUIRED FROM D.P.Cd E., CORPS OF ENGINEERS, FEDERAL AND CT' OF FAYETTEVILLE REGARDING RUNOFF. EROSION CONTROL, AND GRADING SMALL BE OBTAINED BEFORE BEGINNING CONSTRUCTION. Y ALL EROSION d SEDIMENT CONTROL DEVICES SHALL BE CONSTRUCTED IN ACCORDANCE WITH THE CITY of FAYE7TEVRLE'f DRAINAGE CRITERIA MANUAL. I ALL EROSION G SEDIMENT CONTROL DEVICES SMALL BE "WMNED THROUGHOUT THE CONSTRUCTION PROCESS. A ALL EROSION R SEDIMENT CONTROL DEVICES SHOWN SHALL BE INSTALLED BEFORE CONSTRUCTION BEGINS. ADDITIONAL HAY BALES AND/OR 58T FENCES SHALL BE PLACED AROUND STORM DRAINAGE INLETS AND POINTS OF DISCHARGE IMMEDIATELY AFTER THEIR CONSTRUCTION THOSE ITEMS SHALL REMAIN IN PUCE UNTIL DEEMED SAFE TO REMOVE BY ENGINEER. At ALL DISTURBED AREAS SHALL BE MULCHED AND SEEDED WITH A MIXTURE OF GRASS SEED TO INSURE YEAR-ROUND GROWTH. GE07DMLE - _ - `�AFIACHED to POST WOOD POST OR STAKE GEOTEXTTLE ANCHOR TRENCH DACKF2LED WITH TAMPED NATURAL SOIL DIRECTION OW FL RUNOFF 6 AAX. . 6" MIN CNATURAL SOIL 1 6' MIN. / SILT FENCE /NST��N DN Nor TO SCALE TREE PROTECTION FENCING ' SILT FENCE -000000000a HAY BALES ORADINO NOTES' I ALL CUT Q FILL AREA5 ADJACENT TO STREET SMALL HAVE A MAXIMUM SLOPE OF J:1 AND BE SODDED UPON CONSTRUCTION COMPLETION. A ALL FILL UJITERAL COMPOSITION SHALL MEET THE CRY OF FAYETIENLLE's MINIMUM CRITERIA AND BE COMPACTED TO 93S STANDARD PROCTOR UNDER ALL STREET SURFACES AND 90E STANDARD PROCTOR ELSEWHERE. a CONTRACTOR d ENGNEERSQ INSPECTOR ARE TO INSPECT SITE ON A DAILY BASIS WHEN CONSTRUCTION IS IN PROGRESS, AND IF NECESSARY, ORDER WATER TRUCKS TO DAMPEN DISTURBED AREAS IN ORDER TO CONTROL DUST.. 4 NO /RACKING FROM S//E WILL BE PERMITTED ON TD RUPPLE ROAD. PROMPT AND COMPLETE CLEANING OF RUPPLE ROAD WILL BE REODUTED OF DIE CONTRACTOR BY THE CITY SHOULD/WNEN TRACKING OCCURS. •AA :•::� :::::•11 JJ••••i••.I•i•Tr 3�60 STONE .•J••i•••••••• 1. F ACTION OF VEHICLES FIVIVELING OVER THE GRAVEL CONSTRUCTION ENTRANCES IS NOT • REMOVE THE MAJORITYOF DIRT OR MILD ROAD IF WASHING IS USED THEN THE "RES MUST BE WASHED BEFORE THE VEHICLES ENIER A PUBLIC WASH -EFORE IT IS CARRIED OFF THE SITE THE EXACT . i COORDINATED i CONSTRUCTION MANAGER 2. ALL MATERIALS SPILLED, DROPPED WASHED, OR r FROM ONTO ROADWAYS OR r STORM ORAVAIS MUST HE REMOVED SURVEYORS DESCR/PITON A PART OF THE SOUTH HALF (SI/2) OF THE SOUTHEAST OUARTER (SES) OF THE FRACTIONAL SECTION I, TOWNSHIP SIXTEEN (16 NORTH, RANGE THIRTY ONE (J1) WEST, WASHINGTON COUNTY, ARKANSAS, BEING MORE PARTICULARLY DESCRIBED AS COMMENCING AT THE SOUTHWEST CORNER OF SAID EIGHTY (80) ACRE TRACT, AND CONTINUING THENCE M02 -17.42"E 1069.16 FEET, THENCE 587'49'42"E 418.12 FEET, AND THENCE SQT09'15"E 171.79 FEET TO THE POINT OF BEGINNING; THENCE 58To9'ID"E 1131." FEET.• DIENCE SOQ'IQ'o0"W 118.89 FEET,• THENCE N8To0'35"W 384.37 FEET TO A FOUND IRON PIN; THENCE S02'48'15"W 146.55 FEET 70 A FOUND IRON PIN; THENCE N87'1011"W J2779 FEET TO A FOUND IRON PIN; THENCE SOT50'14"W 285.09 FEET; THENCE N87'22'I7"W 28.37 FEET, THENCE SO2'49'27"W 216.13 FEET: THENCE "87'10'33"W 118.38 FEET; THENCE "81'31'56"W 30.29 FEET; THENCE N8TA1'18"W 109.00 FEET- THENCE NO2'17'42"E 482.00 FEET, THENCE N87'42'18"W 113.00 FEET. • THENCE N01'1741"E 388.47 FEET TO THE POINT OF BEGINNING AND CONTAINING 1 /.506 ACRES, MORE OR LESS, WASHINGTON COUNTY. ARKANSAS. GRADING, EROSION CONTROL, SCALE: ®t" T00' TREE YRESER VA TION �@' t1fITlG.A1 TION PLAN 0 SO t� 070 200, FAYETTEVILLE OAKBROOKE R-PZD m PROFESSIONAL DEVELOPER/OWNER: (TRACY NOSK/NS) CO ENGINEERS PARAD/aM DEVELOPMENT 1895-2 WEST IT STREET FAYETTEVILLE AR. lI]01 479-382-3636 SURVEYwa ZONING: SF -7 5 E:1 = 100' SPECIAGTSTS 205 W. Cfnffr cc °t rolr / S 8709.150E I1J2.44" \ �I565/ 996 Sr i // / ���STOCK AND ANi�'R G ( IB !8872. �F2ASL50 5FL I `- III` \ I \ ID , n \l/�• f I .QJ \�1 \g8�; Sry /�i1bJ8 sTv 107/4.22 07�J. 78 5F, J \ �\�I fro \•f'�3 // / // / �1 �--I'— --�I I'_o \ \ \\\\///\� �\^ G \ I ' JJ.6&r—&00_ - 6! JOY • �� � N�V.£. �qP ��q � 2� �j(� 71.6 ' —ir \61.fit 30•\ �Vjar Its Nis / tid 7 _ r66.a• O 10!28.82 Sr I 14936• J 5� 10730,03 SF $ 7 110.3?' N 87 O D -E — , 28 87�SF 'g I — 11965' 14 U.E. — 1 1- ` I +' I i I r1 6% �—/q' \ N B lOO J5w 354.57' . I ; 1 1 ` I1 ' SIDE ut` MOTH' �r .:ai I I ;71 �I PLANE COORDINATES CI'k V� ti �� 77N 657,376.7225 ;60 � n .66 ail l 7.89 SF] .l^88311745F1' (((���p�^�/))) . R / 1�882I.7B 6730• 30• ) 760• 6730' � \ v LEGEND L f PROPOSED EASEMENT PROPOSED WATERLINE -- PROPOSED SANITARY SEWER ` EXISTING EDGE GEtOr PAVEr 1495— -- EXIS17NO CONTOUR LWT MEN O STATE MONUMENT CONCRETE MONUMENT \ ` FOUND IRON P/N O SET IRON PIN a O POWER POLE e • FIRE HYDRANT 1 SANITARY SEWER MANHOLE d} ® ® DOUBLE WATER METER WATER METER SINGLE SI STATE PLANE COORDINATES 'V B -''-'+�`v"W-`r^-- SINGLEEXISTING TREE CANOPY H WATER VALVE 6� PORTING w 34 637.029.6267 0 a STREET LIGHT 717w � t ` FIREMDRANT ASSEMBLY I m LOT NUMBER [ -I EXISTING STRUCTURE EXISTING BOUNDARY _ EXISTING WATER LINE roo-rrar-b6r EX/STING C45 LINE h amF A AAw x66r EXIST/NC SANITARY SEWER T 6 -Y4 n°-Ittm EXISTING OVERHEAD ELECTRIC I8 t°' OXC 6Y -r �B2 84 SF h PROPOSED STREET CENTERLINE PROPOSED RIGHT-OF-WAY 118.01' I PROPOSED LOT LINE N PROPOSED CURB AND GUTTER 71311111� PROPOSED SIDEWALK p ® SANITARY M4NHOLE 8189.90 SF T ''1 WATER AWN CONN£C7TON \ ® ■ �DROP INLET DURING C0NSTRUCT)yyyAAAIII Of PHASE/ `" \ \ ! ®Q FLARED END SECTION w 50. 1 4�r_rr.6r�6r 1 �'r ®8/ 96 SF h t 16 6-4' CONDUITlq. 4• trf•Zw4: •Sr -I // TEMPORARY ACCESS EASEMENT OF CULDESAC 3106Sae SF � \ ) \ I� \ Y'._I SIDEWALK WIOTN 4' PICAL S 8710'4 � 254.30' ,T 131. Q , PRELIMINARY PLAT -R -P, ` y FAYETILVILLE OAKBROOKE SUBOMSION ARKANSAS SUBMITTED FOR: EV/$IONS: DEVELOPER/OWNER(TRACY HOSKINS) 6X6 IS/OV PARADIGM DEVELOPMENT I LLL -- I / / i • W1 6X6 RED 1893-2 W. 67H STREET FAYETTEKLLE, ARKANSAS 7270J 07 OS OS 07/06/05 MILD 478-382-J6J6 tm mr.¢ 08/02/03 T 05/06/05 ZONING: -I @ ASCALF1 m 100 t SCALE: 1" = 100' --- iiiiiiia 0 50 100' 200' PROFESSIONAL ENGINEERS SVRVEYFN'C SPECIALISTS W. Csnlnr I I •a i • i 1 1 I, ppI, v I A V• ___ ,I I 1p if ' • fLi I ° i I LI �15�; ; �So v9 NY 4)� riC 45 4y�Y3 v2 I � � I 1._____91 _-_.7� :__.r.3✓r :' "511ii ___, ___, ___ _ _ _ .1 1 � ��pp�� ( II • II • 11 911 ° Jrr •--- I •$'Il I ° l l l�II • ! • I 11 all I I all � I IL 1iII(�_._l 3% 113iT113`� 1�{o 1l /{I� r/r i J r � C -r n 1 �r�/ •9 ; , I I (--__• fir` ? _ \e 90; ; • r ! U LIB 1 94114] 19211n I ' I • aj • ; I I s ' I II ---I,I I I i •G r dy • ,11 a rr • II a II • I � ,I I , apii2l ii^_1J 2ryli A9j I Z5ij •T AM GREATEST PROBLEM Proper placement of a traffic signal when e\� Spring (east side of Rupple Rd) is developed. 1200 units will be using this street plan. Traffic will be going through these -two developments at all sides- Well OAKBROOKE Street Design Problems STREET A - Line of sight on curve. STREET B - Entrance from Bellwood (temp. cul-de-sac) to close to entrance to Rupple Rd, STREET C - Connectivity to Bellwood, 100 ft. between intersection, should be lined up. STREET D- Encourages cut through from North, BELLWOOD PATRICK ST: designed to be a through street to Rupple Rd. 15 yrs. ago. This puts more traffic moving through neighborhood. Temp. Cul- de-sae to close to major intersection - Liutes up with Spring'skt=1 Oeue �oA ment