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Home My WebLink About2009-11-23 - Agendas - FinalWttev?lle 113 W. Mountain St. Fayetteville, AR 72701 Telephone: (479) 575-8267 AGENDA FOR A MEETING OF THE PLANNING COMMISSION Monday, November 23, 2009, 5:30 p.m. Room 219, City Administration Building ORDER OF PLANNING COMMISSION MEETING A. Introduction of agenda item — Chair B. Presentation of Staff Report C. Presentation of request — Applicant D. Public Comment E. Questions & Answer with Commission F. Action of Planning Commission (Discussion & Vote) NOTE TO MEMBERS OF THE AUDIENCE If you wish to address the Planning Commission on an agenda item please queue behind the podium when the Chair asks for public comment. Public comment occurs after the Planning Staff has presented the application and will only be permitted during this part of the hearing for each item. Members of the public are permitted a maximum of 10 minutes to speak; representatives of a neighborhood group will be allowed 20 minutes. The applicant/representative of an application before the Planning Commission for consideration will be permitted a maximum of 20 minutes for presentation. Once the Chair recognizes you, go to the podium at the front of the room and give your name and address. Address your comments to the Chair, who is the presiding officer. He/She will direct them to the appropriate appointed official, staff member or others for response. Open dialogue will not be permitted: please ask any questions, and answers will be provided once public comment has been closed. Please keep your comments brief, to the point, and relevant to the agenda item being considered so that everyone has a chance to speak. Please, as a matter of courtesy, refrain from applauding or booing any speakers or actions of the Planning Commission. 2009 Planning Commissioners Sean Trumbo Matthew Cabe James Graves Porter Winston Audy Lack Christine Myres Jeremy Kennedy Jim Zant Craig Honcbell Wileville ARKANSAS THE CITY OF FAYETTEVILLE, ARKANSAS TENTATIVE AGENDA 113 W. Mountain St Fayetteville, AR 72701 Telephone: (479) 575-8267 AGENDA FOR A MEETING OF THE PLANNING COMMISSION MONDAY, NOVEMBER 23, 2009, 5:30 PM Room 219, City Administration Building Call to Order Roll Call The following items will be considered: Consent: 1. Approval of the minutes from the Monday, November 9, 2009 meeting. 2. ADM 09-3465: (TWIN CREEKS VILLAGE PH. II, CMN II PH III, 172): Submitted by MCCLELLAND CONSULTING ENGINEERS for property located SW OF THE INTERSECTION OF E VAN ASCHE DRIVE AND N STEELE BOULEVARD. The request is for a major modification to the approved Preliminary Plat, PPL 09-3289, Twin Creeks Ph. II, to allow phasing of the project. Planner: Jesse Fulcher Unfinished Business: 3. R-PZD 09-3439: Residential Planned Zoning District (OAKBROOKE III, T.K. HOSKINS 361): Submitted by TRACY K. HOSKINS for property located WITHIN OAKBROOKE PHASES I AND II. The property is zoned R-PZD, RESIDENTIAL PLANNED ZONING DISTRICT and contains approximately 28.59 acres. The request is for zoning and land use approval of an R-PZD with 174 residential units and 12,000 sq. ft. of nonresidential space. Planner: Jesse Fulcher New Business: THIS ITEM HAS BEEN TABLED BY PLANNING STAFF 4. PPL 09-3290: (TWIN CREEKS VILLAGE PH. III, CMN II PH III, 172-211): Submitted by MCCLELLAND CONSULTING ENGINEERS for property located at NW OF THE INTERSECTION OF E VAN ASCHE DRIVE AND N STEELE BOULEVARD. The property is zoned C-1, NEIGHBORHOOD COMMERCIAL and contains approximately 9.15 acres. The request is for a commercial subdivision with 8 lots. Planner: Jesse Fulcher 5. LSD 09-3460: (AUTOWASH ON WEDINGTON/MARVIN, 440): Submitted by DAN ENGLAND AUTOWASH PARTNERS, LLC for property located at SE OF THE INTERSECTION OF WEDINGTON ROAD AND MARVIN AVENUE. The property is zoned C-2, THOROUGHFARE COMMERCIAL and contains approximately 1.07 acres. The request is for a single bay car wash facility. Planner: Andrew Garner 6. CUP 09-3443: (FAYETTEVILLE HEALTH & REHAB., 253): Submitted by ENGINEERING DESIGN ASSOCIATES for property located at 3100 OLD MISSOURI ROAD. The property is zoned R -A, RESIDENTIAL -AGRICULTURAL, and contains approximately 7.70 acres. The request is for a conditional use permit for an expansion of Use Unit 4, Cultural and Recreational Facilities, in the R -A Zoning District for an addition to the existing health and rehabilitation center. Planner: Jesse Fulcher 7. CUP 09-3462: (SWEETSER STORAGE BUILDING, 290): Submitted by DAVE JORGENSEN for property located at 2472 N. SHILEY DRIVE, east and north of the intersection of College Avenue and Township Street. The property is zoned C-2, THOROUGHFARE COMMERCIAL, and contains approximately 0.89 acres. The request is for a 1,920 s.f., storage building, Use Unit 21, Warehousing and Wholesale, in the C-2 Zoning District. Planner: Jesse Fulcher 8. ADM 09-3466; (UDC AMENDMENTS, CHAPTER 151 AND 164): Submitted by City Planning Staff. The request is to amend several chapters of the Unified Development Code (UDC) to clarify vehicle related businesses, including vehicle repair, towing, and salvage. Planner: Jesse Fulcher All interested parties may appear and be heard at the public hearings. A copy of the proposed amendments and other pertinent data are open and available for inspection in the office of City Planning (575-8267), 125 West Mountain Street, Fayetteville, Arkansas. All interested parties are invited to review the petitions. Interpreters or TDD, Telecommunication Device for the Deaf, are available for all public hearings; 72 hour notice is required. For further information or to request an interpreter, please call 575-8330. Taleitevi ARKANSAS THE CITY OF FAYETTEVILLE, ARKANSAS PC Meeting of November 23, 2009 PLANNING DIVISION CORRESPONDENCE 125 W. Mountain St. Fayetteville, AR 72701 Telephone: (479) 575-8267 TO: Fayetteville Planning Commission FROM: Jesse Fulcher, Current Planner THRU: Jeremy Pate, Development Services Director DATE: November 16, 2009 ADM 09-3465; (TWIN CREEKS PH. II, 172): Submitted by MCCLELLAND CONSULTING ENGINEERS for property located SW OF THE INTERSECTION OF E VAN ASCHE DRIVE AND N STEELE BOULEVARD. The request is for a major modification to the approved Preliminary Plat, PPL 09-3289, Twin Creeks Ph. II, to allow phasing of the project. Planner: Jesse Fulcher BACKGROUND: Property description: The subject property, Lot 19B of CMN II Phase III, contains approximately 5.69 acres located on the south side of Van Asche Drive, west of Steele Boulevard. The Planning Commission approved the preliminary plat for Twin Creeks Phase II on June 8, 2009, containing 6 commercial lots. Proposal: The applicant's request is to modify the approved preliminary plat to include a phasing line, which will allow the development to be final platted in two separate phases. Phase I will contain Lot 19B-6. The second phase of development will contain the remaining five lots. Recommendation Finding the proposal meets all requirements of the Unified Development Code, staff recommends approval of ADM 09-3465, the requested modification to PPL 09-3289 as described above, with the following conditions: 1) Street lights shall be installed prior to signing the final plat. All other requirements and improvements shall be reviewed at the time of individual lot development. PLANNING COMMISSION ACTION: O Approved Motion: Second: Vote: Meeting Date: November 23, 2009 O Denied El Tabled The "Conditions of Approval" listed in the report above are accepted in total without exception by the entity requesting approval of this development item. Signature Date K: IReports120091PC Reports125-November 231ADM 09-3965. (Twin Creeks II CMN II PH III Phasingi.doc November 23, 2009 Planning Commission ADM 09-3465 Twin Creeks Village Ph II Agenda Item 2 Page 1 of 4 Jf£'EMcCLELND CONSULTING ENGINEERS, INC. /!DESIGNED CTO SERVE / 1810 N. College Avenue P.O. Box 1229 Fayetteville, Arkansas 72703 / 72702-1229 PHONE: 479-443-2377 FAX: 479-443-9241 October 26, 2009 RE: Twin Creeks Village, Phase II Preliminary Plat Fayetteville Planning Staff, Steele Crossing Investment III, LLC. and McClelland Consulting Engineers, Inc. are seeking to subdivide a portion of Twin Creeks Village (formerly CMN Business Park II, Phase j`). The portion of Twin Creeks Village in question lies at the southwest comer of the intersection of East Van Asche Drive and North Steele Boulevard (Parcel # 765-28353-000). The C-1 zoned 5.69 acre property will ultimately be divided into 6 commercial lots ranging in size from .58 to 1.23 acres. We are proposing to phase the development of Lot 19B into two phases. The first phase, shown on the enclosed plan in bold, will consist of the construction of one curb cut, water and sewer service extension, and the creation of the commercial Lot 19B-6 containing approximately .58 acres. Phase II of this development, shown on the enclosed plan in gray, will consist of the construction of a private loop drive and additional curb cut, further extension of water and sewer service, the construction of a precast concrete drainage culvert, and the creation of five additional commercial lots ranging in size from 1.23 acres to .78 acres. Construction is currently underway on Phase I of this development. Don't hesitate to contact me if you should have any c(uestions or concems regarding preliminary plat document. Itabor@mcclelland-engrs.com PPL 00-3289, Twin Creeks Village Phase 11 NovernraER 6992118 Planning Commission ADM 09-3465 Twin Creeks Village Ph II Agenda Item 2 Page 2 of 4 0 75 150 300 450 600 Fe t ovember 23, 2009 fanning Commission ADM 09-3465 Twin Creeks Village Ph II Agenda Item 2 Page 3 of 4 Legend Subject Property ADM09-3465 Planning Commission ADM 09-3465 Twin Creeks Village Ph II Agenda Item 2 Page 4 of 4 aye evl le ARKANSAS THE CITY OF FAYETTEVILLE, ARKANSAS PC Meeting November 23, 2009 PLANNING DIVISION CORRESPONDENCE TO: Fayetteville Planning Commission FROM: Jesse Fulcher, Current Planner Matt Casey, Assistant City Engineer THRU: Jeremy Pate, Development Services Director DATE: November 16, 2009 125 W. Mountain St. Fayetteville, AR 72701 Telephone: (479) 575-8267 R-PZD 09-3439: Residential Planned Zoning District (OAKBROOKE III, T.K. HOSKINS 361): Submitted by TRACY K. HOSKINS for property located WITHIN OAKBROOKE PHASES I AND II. The property is zoned R-PZD, RESIDENTIAL PLANNED ZONING DISTRICT and contains approximately 28.59 acres. The request is for zoning and land use approval of an R-PZD with 174 residential units and 12,000 sq. ft. of nonresidential space. Planner: Jesse Fulcher Findings: Background: The first public review for this project was on November 9, 2009. Members of the public voiced concerns with the size of the homes, occupancy (rental vs. owner occupied), affect on property values, attached dwellings, type of businesses in mixed use area, traffic problems, compatibility with neighboring developments and that the developer already has approval to build a predominantly single-family neighborhood with a Bill of Assurance requiring homes to be at least 1,400 sq. ft. The Planning Commission voted unanimously to table the request to the November 23, 2009 meeting, and requested additional information from Planning Staff, including; 1) site plans comparing the original Oakbrooke project with the current proposal; and 2) a map showing adjacent developments and land uses. Additional maps and site plans have been added to the end of the staff report. Many of the questions and comments from the meeting were related to occupancy of the proposed dwellings and minimum house sizes. To clarify, the City of Fayetteville does not regulate the occupancy type of any residence, so all units within the City may be offered for rent, for sale, or for lease. Additionally, the City of Fayetteville does not have ordinances that allow the City to regulate or mandate a particular house size, so long as the maximum building area on a lot is not exceeded. The 1,400 sq. ft. house size currently required within Oakbrooke I and II was offered by the owner through a Bill of Assurance, which the Fayetteville City Council accepted as part of the original project approval. The City did not require the original Bill of Assurance, nor can the City request a Bill of Assurance. Property Description: The subject development is proposed to be located within the previously approved Oakbrooke Subdivision Phases I and II, which were approved by the Fayetteville City Council in 2005. The property contains approximately 28.59 acres of the overall 32.38 acres of the K:: IReports12009lPC Reports125-November 231RPZD 09-3439 (Oakbrooke PH III).doc November 23, 2009 Planning Commission R-PZD 09-3439 Oakbrooke III Agenda Item 3 Page 1 of 24 original Oakbrooke development. All infrastructure has been installed to serve the original development and the owner has received final plat approval for both phases; however, only Phase II has been filed. The owner has started constructed on several houses within Phase II, which would be incorporated into the proposed development. Surrounding land use and zoning are listed in Table 1. Table 1 Surrounding Land Use and Zonin Direction from Site Land Use Zoning North Residential and Undeveloped R -A. RSF-1, RSF-4 South Residential RSF-1, RSF-4 East Golf course and Residential R-PZD 07-2452 West Residential RSF-4 Proposal: The request 's for rezoning and land use approval for a residential subdivision containing 174 attached and detached residential units and 12,000 sq. ft. of nonresidential space. A preliminary and final plat would be required if the development is approved. A large scale development will likely be necessary for areas of the development containing multi -family and nonresidential uses. Adjacent Master Street Plan Streets: Rupple Road (Principal Arterial Parkway), New Bridge Road (Collector Street), platted streets within Oakbrooke Phase I and II Access and connectivity: All interior streets have been constructed, and were dedicated with the filing of Phase II of Oakbrook Subdivision. The applicant is proposing several alleys to provide rear access to many of the units. Alley design will be reviewed at the time of preliminary plat review and/or large scale development. Right-of-way to be dedicated: All interior streets have been constructed and were dedicated with the filing of Oakbrooke Phase II. Right-of-way in the amount of 45' from centerline was also dedicated for Rupple Road. However, Rupple Road is now designated as a Principal Arterial Parkway, which requires right-of-way dedication in the amount of 53.5' from centerline. Therefore, an additional 8.5' of right-of-way will be dedicated with Oakbrook Phase III. Phasing: As shown on the phasing plan in the project booklet, the applicant is proposing to develop Oakbrooke Phase III in five separate phases. Staff has requested additional information to be consistent with the current ordinance requirements regarding expiration of permits. Parks: The Park and Recreation Advisory Board (PRAB) recommended on August 6, 2007 to accept money in -lieu of land for this project. Water & Sewer: Water and sewer lines have been installed to serve Oakbrooke Phases I and II. Main extensions required by the new development proposal will be evaluated at the time of development review. Any new lot created will be required to have proper access and utilities, at the time of development. Tree Preservation: Tree preservation will be reviewed at the time of development. Public Comment: City staff has spoken with several surrounding property owners about the proposed development. One letter from an adjoining property owner has been received, objecting to the proposal. Notification was delivered to property owners within 100' of the PZD boundary and K:IReports120091PC Reports125-November 231RPZD 09-3439 (Oakbrooke PHIII).doc November 23, 2009 Planning Commission R-PZD 09-3439 Oakbrooke III Agenda Item 3 Page 2 of 24 two signs were posted on the site indicating the public hearing date. Staff has also included comments from the November 9, 2009 Planning Commission meeting at the beginning of the staff report. Recommendation: Staff finds that the development form and land uses presented in the project proposal are consistent with the City's adopted policies and the goals of City Plan 2025, including a variety of housing types and lot sizes, and nonresidential uses at corner locations. Staff also finds that the density and housing types presented are compatible with surrounding properties. Therefore, staff recommends forwarding R-PZD 09-3439 to the City Council. However, staffs recommendation for approval is contingent on the following conditions and revisions: Conditions of Approval: 1. Planning Commission determination of zoning criteria: building area. In all of the residential planning areas, the applicant is proposing a high intensity of building area (the square footage of a lot covered by the first floor of any building), much more intense than is permitted within any other residential districts within the City. These range, as proposed, from 70-75%, which leaves very little unoccupied greenspace. Staff does not feel that these percentages are necessary and recommends the buildable area maximum levels be reduced to 60% for Planning Areas 1-4. 2. Planning Commission determination of allowing Use Unit 24, Home Occupations, as a use by right in all zoning districts. Staff does not recommend in favor of allowing home occupations without further review by the Planning Commission to ensure that residents aren't negatively impacted by nonresidential uses: In general, staff has been supportive of most home occupations, when given the opportunity to review the request and include conditions to safeguard neighboring properties and tenants. Staff would request this same opportunity within this development. No other residential districts within the City permit Home Occupations as a use by right. 3. Planning Commission determination of the applicant's request to allow monument signs and wall signs in PA -5 subject to commercial zoning district regulations, which permits up to a 75 sq. ft. monument sign and a 150 sq. ft. wall sign per business per wall. Commercial businesses that may locate in PA -5 need to advertise; however, signs need to be of an appropriate scale given the location of this property in a predominantly residential area. Staff cannot support the ability to install 150 sq. ft wall signs, or a 75 sq. ft monument sign. Staff recommends that wall signs be permitted in accordance with the Residential Office zoning district, which allows two 16 sq. ft wall signs per business, and the maximum size of the one monument sign be limited to 50 sq. ft. 4. Use Unit 41, Accessory Dwellings Units. Accessory dwelling units may only be permitted on lots containing at least 5,000 sq. ft. This requirement can not be varied by the Planning Commission or City Council. Therefore, the applicant shall remove this use unit from all planning areas. A note may be included in each planning area stating that accessory dwelling units may be permitted in accordance with Chapter 164.19 of the Unified Development Code. 5. PA -2. Staff is supportive of a "cottage development" design with the following additional conditions: K: IReports120091PC Reports125-November 231RPZD 09-3439 (Oakbrooke PHIII).doc November 23, 2009 Planning Commission R-PZD 09-3439 Oakbrooke III Agenda Item 3 Page 3 of 24 a. All units shall be detached single-family dwellings. b. Maximum height shall be two stories. c. As shown on the conceptual site plan, all units shall have a primary entry, and/or covered porch oriented to the common open space, or walkway connecting to the common open space. The common open space shall be provided generally as shown, with dimensions of approximately 130' x 130'. d. The development shall include a variety of building styles, features, colors and site design elements. Dwellings with the same combination of features shall not be located adjacent to each other. Identical elements shall not be repeated in more than three (3) of the cottages. e Each unit shall have a covered porch with a minimum depth of 6' and area of 60 sq. ft. f. At least 300 sq. ft. of private, contiguous open space adjacent to each dwelling unit shall be provided with a minimum dimension of 10'. g. No fence shall exceed three feet in height. 6. PA -3. Staff is supportive of the number of lots and dwellings proposed for this planning area; however, staff can not support the number of lots on which attached units may be permitted. Staff recommends that the number of attached units be limited to Lots 1-14 and 44-51, with the dwelling types on these lots restricted to single, two, or three family townhouses. The note stating "no more than 5 units attached" shall be removed. All other lots in PA -3 shall be limited to detached single-family dwellings. 7. PA -4. Only detached single-family units shall be permitted on Lots 1-11 and 21-25. Attached housing, in a townhouse form, shall be restricted to Lots 12-20. 8. PA -5. Staff is supportive of the 'mixed use planning area as long as the minimum buildable street frontage along Rupple Rd. is increased to 40% and the maximum sign size is reduced as discussed in condition of approval #3. 9. Street improvements. All interior streets have been constructed; however, street improvements, or payment in -lieu of improvements along Rupple Road shall include those determined necessary by the Planning Commission, based upon the actual development proposed. All alleys and common driveways serving more than two dwelling units shall be constructed in compliance with the City's street design standards. 10: The applicant shall dedicate additional right-of-way for Rupple Road and right-of-way for all public alleys at the time of final plat, or large scale development approval. 11. This project is required to obtain all construction and building permits and complete construction of each phase in accordance with the phasing table listed in the project booklet. A one-year extension may be approved for each phase, subject to the criteria in UDC Chapter 166 for extensions. 12. All sidewalks not previously installed shall be constructed in conformance with current City street standards. K: IReports12009IPC Reports125-November 231RPZD 09-3439 (Oakbrooke PHHIJ.doc November 23, 2009 Planning Commission R-PZD 09-3439 Oakbrooke III Agenda Item 3 Page 4 of 24 13. All alley widths are subject to approval by the Fayetteville Fire and Solid Waste Divisions and adopted Street Design Standards. Alley construction will be reviewed at the time of development. A minimum of 20' clear of any structure (fence, building, wall, etc.) shall be provided along all alleys utilizing residential trash service to provided adequate room for a trash truck and arm to pick up residential trash carts. 14. All curb -cuts, including driveways, alleys, etc. shall be constructed in compliance with the Access Management Standards. Individual driveway widths shall be determined by Chapter 172.11(H). 15. Vehicles accessing parking spaces and garages off of an alley, or other access point, shall provide sufficient space for a 90 -degree turning movement. This typically requires 24'; however, staff will evaluate access at the time of development. 16. Screening between residential and nonresidential developments shall be reviewed at the time of development. 17. A minimum of 5' of greenspace shall be required between all parking lots and adjoining property lines. 18. All common property shall be owned and maintained by the Property Owners Association. Development of these properties shall be limited to accessory type uses, such as gazebos, benches, mail kiosks, picnic tables, sidewalks, gardens, landscaping, etc., subject to approvalby the City Planning Division. 19. Parks fees shall be determined at the time of development review. Fees shall be due prior to signing the final plat or building permit approval, depending on the development proposal. 20. No portion of any structure (i.e., porches, overhangs, etc.) shall encroach into building setbacks or utility easements. 21. Buildings shall be constructed to be consistent with the elevations and concepts depicted in the building elevations in the booklet as specified. Additionally, the development shall be held to the "architectural controls" described in the project booklet. Building elevations will be reviewed at the time of building permit. All homes shall be designed with a "front facade" facing onto adjacent public streets, when present. All non-residential buildings or mixed use buildings shall adhere to Commercial Design Standards. All multi- family buildings shall adhere to Urban Residential Design Standards. 22. The Master Development Plan, Statement of Commitments and Architectural Standards submitted by the applicant shall be considered binding and tied to the zoning of the property. Conditions of approval as noted herein and other requirements placed upon the project with review of the Master Development Plan — Planned Zoning District by the City Council shall also be binding. 23. The following revisions shall be made prior to the project being placed on the City Council agenda: K: IReportst20091PC Reportsl25-November 231RPZD 09-3439 (Oakbrooke PHIIIJ.doc November 23, 2009 Planning Commission R-PZD 09-3439 Oakbrooke III Agenda Item 3 Page 5 of 24 a. Booklet. Page 2. Update PA -5 in the conceptual site plan to match current proposal. b. Booklet. Page 4. The timeframes to begin and complete construction for each phase need to be clarified utilizing language similar to that listed in Chapter 166.20. The language currently used is contradictory and allows open-ended time frames for developing PA -5. Examples below: i. All permits necessary to complete construction for Phase I shall be obtained within one year from City Council approval of the PZD. Final plat approval shall be obtained within two years of preliminary plat approval. ii. All permits necessary to complete construction of Phase V shall be obtained within five years from City Council approval of the PZD. A final Certificate of Occupancy shall be obtained within two years of the building permit approval. c. Booklet. Page 7. Per comments above, remove Use Unit 24 and reduce buildable area to 60%. d. Booklet. Page 8. Per comments above (if approved), remove Use Units 9, 10, 24 and 41, and reduce buildable area to 60%. e. Booklet. Page 11. Per comments above (if approved), remove reference to 5 attached units, reduce attached units to Lots 1-14 and 44-51, remove Use Units 24 and 41, and reduce buildable area to 60%. f. Booklet. Page 12. Per comments above (if approved), remove Use Units 24 and 41. g. Booklet. Page 14. Per comments above (if approved), remove Use Unit 41, reduce build -to zone along Rupple (by ordinance parking is prohibited in a build - to zone), remove setback comment for zero lot line and garages, since this is no longer proposed in the planning area, change minimum buildable area to minimum buildable street frontage, increase percentage along Rupple to 40% and modify sign regulations. h. Booklet. Page 16. Make all applicable changes to the zoning comparison chart. i. Plats. Page 1. Update legal description. j. Plats. Page 3. Complete land use table. k. Plats. Page 3. The use table needs to include a subtotal of all planning areas. Additionally, the table needs to correctly list the uses for each planning area and the correct number of lots. 1. Any common area proposed to be on a separate lot will need a separate lot number at the time of preliminary plat review. m. Work with Planning staff to create consecutive numbering for the lots that will more easily transfer to a preliminary and final plat document. Urban Forester Conditions of Approval: 24. Street trees are required to be planted every 30', except for single-family lots where one tree is required per lot. All trees shall be 2 -inch large species. 25. Prior to signing the final plat, a written description of the method(s) and time frame the project will utilize to track development of each single-family lot to ensure the required trees are planted and their longevity of health assured, shall be submitted. K:IReports120091PC Reports125-November 231RPZD 09-3439 (Oakbrooke PH III).doc November 23, 2009 Planning Commission R-PZD 09-3439 Oakbrooke III Agenda Item 3 Page 6 of 24 26. A 3 -year bond, letter of credit, or check shall be required for all trees planted before signing the final plat, or approving a building permit for a large scale development. A three-year maintenance bond, letter of credit, or check shall be required prior to approval of a final Certificate of Occupancy. 27. Tree canopy required to be preserved shall be placed within a Tree Preservation Easement and dedicated by final plat or easement plat. 28. Before construction plan approval, the landscape plan must be stamped by a licensed landscape architect with the state of Arkansas. Standard Conditions of Approval: 29. 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). 30. Impact fees for water, sewer, police and fire shall be paid in accordance with City ordinance. 31. Signs indicating the future extension of right-of-way shall be posted at the end of all street stub -outs prior to signing the final plat. 32. 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. 33. All overhead electric lines 12kv and under shall be relocated underground. All proposed utilities shall be located underground. 34. Street lights shall be installed adjacent to all public and private streets (not alleys), with a separation of no greater than 300 feet. 35. All exterior lighting is required to comply with the City's lighting ordinance. A lighting plan and cut -sheets of the proposed exterior light fixtures shall be required to be approved by Planning Staff prior to building permit. Only one -family and two-family units are exempt from this ordinance. 36. 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. c. Separate easement plat for this project that shall include the tree preservation area. d. Project Disk with all final revisions K:IReports12009IPC Reports125-November 231RPZD 09-3439 (Oakbrooke PHI77).doc November 23, 2009 Planning Commission R-PZD 09-3439 Oakbrooke III Agenda Item 3 Page 7 of 24 e. Completion of all required improvements or the placement of a surety with the City (letter of credit, bond, escrow) as required by Section 158.01 "Guarantees in Lieu of Installed Improvements" to guarantee all 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: O Tabled O Forwarded to C.C. O Denied Motion: Second: Vote: Meeting Date: November 23, 2009 Comments: The "Conditions of Approval" listed in the report above are accepted in total without exception by the entity requesting approval of this development item. Signature Date K:IReports120091PC Reports125-November 231RPZD 09-3439 (Oakbrooke PH III).doc November 23, 2009 Planning Commission R-PZD 09-3439 Oakbrooke III Agenda Item 3 Page 8 of 24 Findings associated with R-PZD 09-3439 (Oakbrook III) Sec. 166.06. Planned Zoning Districts (PZD) (E) Approval or Rejection Criteria for Planned Zoning Districts The following criteria shall be considered by the Planning Commission and City Council in the review of a planned zoning district application based on the proposed master development plan: (1) Whether the application is in compliance with the requirements of the UDC and the City Plan 2025; FINDING: Staff finds many aspects of the development proposal to be consistent with the Unified Development Code and City Plan 2025. The future land use map designates the property as a City Neighborhood Area, which is characterized by a denser, primarily residential urban fabric with a wide range of residential building types, including single-family, side -yard and rowhouses. These areas also recognize mixed and low -intensity nonresidential uses, usually confined to corner locations. The applicant is proposing a variety of housing types and lot sizes, and some employment opportunities within a single development, while also attempting to maintain a level of compatibility and harmony with surrounding land uses. The development maintainsthe existing tree preservation area, required by Oakbrook I and II, and provides additional greenspace for residents of the development. (2) Whether the application is in compliance with all applicable statutory provisions; FINDING:, The application has been reviewed and found to be in compliance with all applicable statutory provisions. (3) Whether the general impact of the rezoning would adversely impact the provision of public facilities and services; FINDING: Infrastructure for this property has already been installed as required with Oakbrooke Phase I and II. However, the increase in lots, dwellings and nonresidential space will require the applicant to improve and/or extend additional infrastructure. (4) Whether the rezoning is compatible with the surrounding land uses; FINDING: The development is still proposed to be predominantly residential, with the exception of one planning area adjacent to Rupple Road. In general, the proposal could be compatible with surrounding residential land uses; however, the scale and number of attached units, in staff's opinion, is too great to achieve an appropriate level of compatibility at this time. (5) Whether the subject land is suitable for the intended use and is compatible with the natural environment; FINDING: Public streets and utilities have already been constructed to serve future development on this property. Therefore, the land is suitable for the intended use and compatible with the natural environment. K:: IReports120091PC Reportsl25-November 231R5ZD 09-3439 (Oakbrooke PHlll).doc November 23, 2009 Planning Commission R-PZD 09-3439 Oakbrooke III Agenda Item 3 Page 9 of 24 (6) Whether the intended land use would create traffic congestion or burden the existing road network; FINDING: Any additional development in the area will certainly increase the amount of traffic on surrounding streets; however, the overall density should not create an appreciable amount of traffic above that which can be managed with the streets in the area. The site has direct access to Rupple Road, which was recently expanded to a three -lane boulevard. Additionally, Mt. Comfort Road, which is just north of the site is currently being expanded to a four -lane road way from Rupple to I-540. (7) Whether the planned development provides for unified development control under a unified plan; FINDING: The applicant has provided the majority of information required in the booklet and plats. However, staff does not feel that the development regulations could be accurately enforced at the time of development, due to a lack of detail and information. (8) Whether any other recognized zoning consideration would be violated in this PZD. FINDING: No other zoning considerations are proposed to be violated. Sec. 161.29 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. K:IReports12009IPC Reports125-November 23IRPZD 09-3439 (Oakbrooke PHIII).doc November 23, 2009 Planning Commission R-PZD 09-3439 Oakbrooke III Agenda Item 3 Page 10 of 24 (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. Natural features. Maximum enhancement and minimal disruption of existing natural features and amenities. General Plan. Comprehensive and innovative planning and design of mixed use yet harmonious developments consistent with the guiding policies of the General Plan. Special Features. Better utilization of sites characterized by special features of geographic location, topography, size or shape. FINDING: The applicant is proposing a variety of housing types and lot sizes, and some employment opportunities within a single development, while also attempting to maintain a level of compatibility and harmony with surrounding land uses. The development maintains the existing tree preservation area, required by Oakbrook I and II, and provides additional greenspace for residents of the development. (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 anddevelopment standards. R - PZD, Residential Planned Zoning Distric (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 City Plan 2025 and the orderly development of the city. (b) To provide a framework within which an effective relationship of different land usesand 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. K:1Reports120091PC Reports125-November 231RPZD 09-3939 (Oakbrooke PHHI).doc November 23, 2009 Planning Commission R-PZD 09-3439 Oakbrooke III Agenda Item 3 Page 11 of 24 (e) To encourage the efficient use of those public facilities required in connection with new residential development. FINDING: As noted herein, the development proposal encourages a variety of residential land uses, which in general are arranged in an orderly manner. The subject property is surrounded by various densities of residential land uses and for the most part the project proposes land uses which are compatible with these surrounding properties. (2) Permitted Uses. All permitted uses identified within §162 Use Units of the Unified Development Code shall be allowed as permissible uses, unless otherwise specified, subject to City Council approval of the Planned Zoning District request. (3) Conditional Uses. All conditional uses allowed within (Residential, Commercial, Industrial) zoning Districts established in the Unified Development Code shall be allowed with Planning Commission approval, unless otherwise specified, subject to the code governing Conditional Use requests. (4) 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 residential uses on this property will be at least fifty-one percent of the gross floor area within the development. (F) Bulk and area regulations (1) Residential density. Residential densities shall be determined on thebasis of the following considerations: (a) The densities of surrounding development; (b) the densities allowed under the current zoning; (c) the urban development goals and other policies of the city's General Plan; (d) the topography and character of the natural environment; and (e) the impact of a given density on the specific site and adjacent properties. (2) Lot area and setback requirements. Taking into consideration the unique aspects of each project, preliminary development plans for Planned Zoning Districts shall conform as closely as possible to the existing standards for lot area minimums and setback requirements under this chapter. (3) Building height. There shall be no maximum building height except as may be determined by the Planning Commission during the review of the preliminary development plan based on the uses within the development and the proximity of the development to existing or prospective development on adjacent properties. A lesser height may be established by the Planning Commission when it is deemed necessary to provide adequate light and air to adjacent property and to protect the visual quality of the community. (4) Building area. The Planning Commission shall review specific proposed lot coverages which generally correspond to the guidelines for lot coverage in the respective residential, office, commercial or industrial district which most depicts said development scheme. K:IRepons120091PC Reports125-November 231RPZD 09-3439 (Oakbrooke PHIII).doc November 23, 2009 Planning Commission R-PZD 09-3439 Oakbrooke III Agenda Item 3 Page 12 of 24 FINDING: A proposed density of approximately 6.25 units/acre can be compatible with the surrounding properties if the building scale and type are similar. Many areas of the proposed development are appropriate based on adjacent land uses; however, the building area proposed for the various planning areas, which average approximately 70% of the lot area, are too high based on the land use. Required Findings for Rezoning Request. 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: Staff finds many aspects of the development proposal to be consistent with the City's land use planning objectives, principles and policies. The future land use map designates the property as a City Neighborhood Area, which is characterized by a denser, primarily residential urban fabric with a wide range of residential building types, including single-family, side -yard and rowhouses. These areas also recognize mixed and low -intensity nonresidential uses, usually confined to corner locations. The applicant is proposing a variety of housing types and lot sizes, and some employment opportunities within a single development, while also attempting to maintain a level of compatibility and harmony with surrounding land uses. Staff, in general, supports the variety of housing andthe nonresidential uses along Rupple Road being proposed with the reduction in the number of attached units in PA-2.and PA -3. A determination of whether the proposed zoning is justified and/or needed at the time the rezoning is proposed. Finding: The property is currently zoned for the development of Oakbrook I and II, which will permit a maximum of 109 dwelling units. The rezoning request is justified based on the desire of the applicant to provide a different development form than what was original approved. 3. 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 proposed rezoning would result in an increase from 109 dwellings units to 194 dwelling units and 12,000 sq. ft. of nonresidential space, as proposed by the applicant. The increase in dwellings units and nonresidential space will certainly alter the population density; however, it is not expected to increase undesirably increase the load on public services. Increased load on public services were taken into consideration and recommendations from the Engineering, Fire, and Police Departments are included in this report. If there are reasons why the proposed zoning should not be approved in view of considerations under b (1) through (4) above, a determination as to whether the proposed zoning is justified and/or necessitated by peculiar circumstances such as: a. It would be impractical to use the land for any of the uses permitted under its existing zoning classifications; KlReports120091PC Reportsl25-November 23112PZD 09-3439 (Oakbrooke PHIII).doc November 23, 2009 Planning Commission R-PZD 09-3439 Oakbrooke III Agenda Item 3 Page 13 of 24 Finding: N/A 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. K:IReportsl20091PC Reports125-November 231RPZD 09-3439 (Oakbrooke PHIIIJ.doc November 23, 2009 Planning Commission R-PZD 09-3439 Oakbrooke III Agenda Item 3 Page 14 of 24 FAYFTTEVI THE CITY OF FAYETTEVILLE, ARKANSAS LE DEPARTMENTAL CORRESPONDENCE Date 10/13/09 Jeremy Pate Zoning and Development Director City of Fayetteville 113 W. Mountain Fayetteville, Arkansas 72701 Dear Director Pate, This document is in response to the request for a determination of whether the proposed R-PZD 09-3439; Oakbrooke III / Tracy Hoskins, 361): submitted by Tracy K. Hoskins for property located within Oakbrooke Phase I & II, would substantially alter the population density and thereby undesirably increase the load on public services and create an appreciable increase in traffic danger and congestion. The property contains approximately 21.50 acres. It is the opinion of the Fayetteville Police Department that this R-PZD will not substantially alter the population density, and will not create an appreciable or undesirable increase in the load on police services. This R-PZD will not create an appreciable increase in traffic danger and congestion. Lieutenant R. Turberville Fayetteville Police Department November 23, 2009 Planning Commission R-PZD 09-3439 Oakbrooke III Agenda Item 3 Page 15 of 24 cAN ETTEVILLe FIRE a DEPT. ®. The City of Fayetteville Fire Department 303 W. Center St. Fayetteville, AR. 72701 Phone (479) 575-8365 Fax (479) 575-0471 To: Jesse Fulcher From: Captain Mark Stevens Date: November 4, 2009 Re: R-PZD 09-3439 This development will be protected by Engine 7 located at 835 N. Rupple Road. It is approximately 1 mile from the station with an anticipated response time of 3 minutes to the beginning of the development. The Fire Department anticipates 31 (20 EMS -11 Fire/Other) calls for service each year after the development is completed and maximum build -out has occurred. Typically, this type of development usually takes 12 - 18 months, after the development is started, before maximum build -out and the service impact to occur. The Fayetteville Fire Department does not feel this development will affect our calls for service or our response times: If you have any questions please feel free to contact me. Captain Mark Stevens Fayetteville Fire Department Honor, Commitment, Courage; Our people make the difference! November 23, 2009 Planning Commission R-PZD 09-3439 Oakbrooke III Agenda Item 3 Page 16 of 24 4. R-PZD 09-3439: Plan)._ .4 Zoning District (OAKBROOKE II1, TRACY HOSKINS, 361): Submitted by TRACY K. HOSKINS for property located WITHIN OAKBROOKE PHASE I AND II. The property is zoned R-PZD, RESIDENTIAL PLANNED ZONING DISTRICT and contains approximately 21.50 acres. The request is for review of an R- PZD, Residential Planned Zoning District, for Zoning and Land Use only. Planner: Jesse Fulcher Public water is available to the property. There are 8" public mains located throughout this property. New public mains may need to be extended depending on the proposed lot layout to avoid services crossing new property lines. Sanitary sewer is available to the site. There are 8" public mains located throughout this property. New public mains may need to be extended depending on the proposed lot layout to avoid services crossing new property lines. The site has access to Rupple Road. Rupple Road is partially improved boulevard section in this area. The east half has been fully improved by the recent Links development from this property south to Wedington. The west half is paved one way southbound without curb, gutter and sidewalks. Street improvements will be evaluated with development submittal. Standard improvements and requirements for drainage will be required for any development. This property is not affected by the 100 -year floodplain. 6. R 1 09-3442: MBROUGH/FU . ITT/805W. BEL IR, 366): Su i itted by KIM FUGG for proper located at 805 W. EL AIR DRIVE. The property 's zoned RSF-4, SINGLE AMILY, 4 ITS PER ACRE nd contains appr c ximately 0.02 cres. The request is t rezone the sujeet property to ' SF -8, Residentia ingle Family, > units per acre. Planner: Da Sanders P 'blic water is ava able to the pr this a-operty. Public ater may nee and t e flow for any pro nosed develo erty. There is a to be extended en Sanitary -wer is available t property an a 15" main locate through the p operty to serve an 6 the site. The in Leveret St roposed deve The site has acce in this location. Str " public main lo .ted across Bel Ai rom ough the propert to provide domes is a 6" public ' ain located at et. Public ma' s may need ment. o Bel Air and Le erett. Bel Air a t improvements wW 1 be evaluated w ear of this o 1- extended Leverett ar two lane pave developm t submittal. Standard improvements snd requirements fo 'rainage will be by the 100 -year floodplain This property is not affec fired fo city street y develop November 23, 2009 Planning Commission R-PZD 09-3439 Oakbrooke III Agenda Item 3 Page 17 of 24 (9/25/2009) Jan Gambil September 17, 2009 Oakbrooke is a 32+1- acre sustainable community along the west side of Rupple Road, north of Highway 16 west, and south of Mt Comfort Road. Paradigm Development Enterprises, Inc., of Fayetteville will handle the design and development of the revised Oakbrooke project. It has always been our desire to create an authentic neighborhood of traditional Americanarchitecture, offering a variety of housing options to a variety of residents. Larger homes for growing families will be intermingled with more modest homes for those on a tighter budget; younger families; civil servants who protect our families; the teachers who educate our families; and those ready for a more simple way of life, having raised their families. The Oakbrooke community is the first legitimate inclusion of "homes within reach" that aren't segregated by class, income level, or social background. Just as the surrounding developments, Oakbrooke is primarily a single family residential neighborhood of attached and detached homes. However, Oakbrooke will strive for character which is lacking in many 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. Our goal is to create a sustainable neighborhood of viable housing options that will stand the test of time... Reduce public costs by making more efficient use of infrastructure Protect the environment through reduced land consumption, preservation of on-site environmental features, and reduced automobile travel Increase public safety and welfare through street design that results in slower driver speeds and reduced accidents, injuries and fatalities Foster community through attractive streets and public spaces that create opportunities for encounters and gatherings Promote sustainable development that meets the needs of the present without compromising the ability of future generations to meet their own needs Create a sense of "place" in an authentic "community" Oakbrooke 3 is a redesign of portions of the constructed Oakbrooke Community. Short of the addition of some additional utility services, all necessary infrastructures have been constructed to accommodate the redesign. Revisions to the original PZD will give the opportunity to offer high quality, more "affordable" homes on somewhat smaller lots including Cottages, Town Homes, and Courtyard or Patio Homes. Larger lots are adjusted and divided to provide more affordable, more easily maintained, compact lots, and provide opportunities for additional common greenspace and highly landscaped elements, public gardens and places for neighbors to gather. With the proposed redesign, the community store currently located on lots 52 thru 54 is moved to a more appropriate area along the reconstructed Rupple Road, directly across from The Links apartment and golf course project; and as per the CityPlan 2025, it takes on more of a Mixed Use character. In turn, the homes once slated for this area will be appropriately relocated further away from what will soon become a highly traveled divided arterial road. All roads lead home in Oakbrooke. There are no permanent "dead end" streets, and friendly access is given to all areas. Connectivity is supplied to all surrounding developments, both existing and future. The constructed, but temporary cul-de- sac at the north end of September Stroll is a direct connection to future development to the north. 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 interaction among friends and provide safe passage for children and other pedestrians. Spaces for public gardens and landscaping will be included to create community pride among neighbors and to help establish a sense of "place" and "arrival". Custom signage and lighting will help establish the individual character of Oakbrooke. No additional public streets will need to be constructed. We appreciate your concern and completely share your desire to continually improve Fayetteville. Tracy K. Hoskins Paradigm Development 3155 North College, Suite 201 Page 1 November 23, 2009 Planning Commission R-PZD 09-3439 Oakbrooke III Agenda Item 3 Page 18 of 24 RESPONSE f0 THE PROPOSED REVISION TO THE PKEVIOUSLY APPROVED RPZD 05-1463, OAKBROOKE SUB -DIVISION Date: 11.02.09 To whom it may concern: Upon review of the proposed revisions I have come to the conclusion that the revision for the previously approved RPZD 05-1463 is unacceptable. My family and I live at 1893 N Rupple Rd. We purchased our home on Rupple Rd. in 2007. At the time of purchase we reviewed what plans were available for Oakbrooke Subdivision and we agreed to purchase the property at 1893 N Rupple Rd. with an understanding of the current Oakbrooke plans. The current plan provides for single-family dwellings to the west and north of our property. We do not need to list what the revision entails but we must state our objections and why. The revision has the potential to double or triple the number of residents near our home. This would double or triple the noise and traffic. The revision places the "Mixed Use" area directly across the street to the north of our home. When we purchased in 2007 we new that we would eventually have neighbors behind us to the west and across the street to the north but we did not expect our neighbors to be businesses or multi -family dwellings approximately 100 ft. from our door. The close proximity of multi -family dwellings, businesses, and the added number of potential dwellings will definitely infringe on our privacy. We realize this is a business deal. Under the current economic conditions smaller more affordable lots and homes have a more favorable purchase price and may be easier to sell. New larger homes built close to Rupple Rd. with its current and future changes may sit awhile before they find their way off of the market. The revision is one sided at best. The revision favors the developer without considering the impact of property values to current residents on adjoining properties. When we purchased our property Paradigm Development had an approved plan. My assumption is that at that time Paradigm had agreed to the current plan. We saw the plan and agreed that we could work with that plan as a neighbor. We cannot agree to the revision. It is unacceptable and we believe Paradigm Development should be held to their original and current plan. Regards, Jack Lankford 479.233.0933 RECEIVED NOV ,0A 2009 CITY OF FAYETTEVILL PLANNING DIVISION November 23, 2009 Planning Commission R-PZD 09-3439 Oakbrooke III Agenda Item 3 Page 19 of 24 1 ii ,-- P il,,, .: ‘o, 1 _ , • : i_. ___ 1 ,,, • ‘ ____ – _ III .. . . J , / 431 :a a o -$ . t -; „ API 111; 6- ,:c_ ___ --__ : -__ . _ cc. . gg:r4 ii cc, c...,-• vain . -a, — -- g--... - gm n- 11111. basti pis ...., 110111Pit IOU! Ei `0 ralla9" MSS 4Lriii. = = El kM, siti in sou ---=‘,N NM Ma sr mai, vinigilr raw P§ isliir'r i. in: , c. 11 : it - • i 2 2 . ._. 7 le 1 AgiiiiiiTiP V11“111“ lieVO:::11: C114:41cA r 1 ! inn : , inipar . 1 a .. / in ire „ — 1 ccmmo i , _-_,• igirMIIIIMInifisdighr CAMPO( MD FAYETTEVILLE. MU! gam Ur.o 0 ®, 0" 0 0 , •[ ® d • '—',--, . , 0 ra 12 4 Erik?) , o r. ..,r r knill-z 'ill 5 • own i t V i November 23, 2009 Planning Commission R-PZD 09-3439 Oakbrooke III Agenda Item 3 Page 20 of 24 114E[ 1 -$11' -11;$ �a m�jeef� L1!.11k-t'S- 3�EigL. $'`_: ...tea r.`f'•;, . Ca LAI sa.`iaisgitlk iaLI egandr IAA Tell Li Inidr iitmimoirikaaai ■M:r.aaa�.q Page 21 of 24 R-PZD 09-3439 Oakbrooke 111 Agenda Item 3 Page 22 of 24