Loading...
HomeMy WebLinkAbout113-06 RESOLUTIONRESOLUTION NO. 113-06 A RESOLUTION TO GRANT THE APPEAL OF THE APPROVAL OF PPL 06-1977 (CRYSTAL SPRINGS IV) AND TO APPROVE PPL 06-1977 AS SLIGHTLY MODIFIED BY THE CITY COUNCIL WHEREAS, Raven Lane is a collector street on the Master Street Plan and should provide sufficient north/south connectivity between Mt. Comfort Road and Crystal Drive without the need to connect Woodlark Lane, a residential street, and WHEREAS, the neighborhood served by Woodlark, Quail, Dove, Meadowlark and Raven has requested that Woodlark not be connected to the north through its current cul-de-sac. NOW, THEREFORE, BE IT RESOLVED BY THE CITY COUNCIL OF THE CITY OF FAYETTEVILLE, ARKANSAS: Section 1: That the City Council of the City of Fayetteville, Arkansas hereby grants the appeal of the approval of Preliminary Plat 06-1977 (Crystal Springs Phase IV), but approves a slightly modified Preliminary Plat for PPL 06-1977 (Crystal Springs Phase IV) which removes the street connection from the north end of Woodlark to Street B between lots 33 and 34, but retains a five foot wide sidewalk connection at this location. An additional condition of approval to PPL 06-1977 is also added which requires the construction of the bridge crossing Clabber Creek to the north to be completed and accepted by the City with Phase I and II of the subdivision and prior to the construction of any house within the subdivision. PASSED and APPROVED this 20th day of June, 2006. APPROVED: By • • ATTEST: By: SONDRA SMITH, City Clerk • • • ALDERMAN APPEAL REQUEST FORM COUNCIL MEETING OF: June 6, 2006 //3 /2OL 06—/977 /#112,15. I FROM: Alderman Lioneld Jordan APPEAL TITLE AND SUBJECT: Appeal the approval of the PPL 06-1977: Preliminary Plat (Crystal Springs IV) Preliminary Plat submitted by Mel Milholland for property located north of Mt. Comfort Road, at the end of Raven Lane. The property is zoned RSF-4, Single Family - 4 Units/Acre and contains approximately 85.18 acres. The request is for a residential subdivision with 273 single family lots. X206 to -la-o. Date Alderman Date Alderman Date 7nMc/ k „he, &4 ao'oC 4 -zest ?y G��6 • May 11, 2006 City of Fayetteville Sondra Smith, City Clerk 113 West Mountain Street Fayetteville, AR 72701 RE: Appeal of PPL 06-1977: Preliminary Plat (Crystal Springs IV) Dear Sondra, I would like to appeal the Planning Commission's decision regarding PPL 06-1977, Preliminary Plat (Crystal Springs IV). I am appealing their decision on the behalf of Kathleen Stocker and Susan Pomoransky. I have received numerous calls regarding this preliminary plat therefore I feel this appeal is warranted. Please present this appeal to the City Council at the June 6, 2006 City Council meeting. Sin rel, Male Alderman on:: Jordan Ward 4 • 113 West Mountain Fayetteville, AR 72701 RECEIVED IMAY 12 2090 ©MWF4ATa jefiLLE arecan2Eticsosm ARKANSAS Final City Clerk 113 W. Mountain Sc Fayetteville, AR 72701 Telephone: (479) 575-8267 AGENDA FOR A MEETING OF THE PLANNING COMMISSION Monday, May 8, 2006, 5:30 p.m. Room 219, City Administration Building The following items will be considered: Discussion Item: Downtown Master Plan/Entertainment District Ordinance Amendments Consent: 1. VAC 06-2045: (BELLAFONT I1, 175): Submitted by H2 ENGINEERING, INC. for property located NW OF JOYCE BLVD. AND VANTAGE DRIVE. The property is zoned C-3, CENTRAL COMMERCIAL and contains approximately 0.28 acres. The request is to vacate a portion of a utility easement located within the subject property. - Planner: Andrew Gamer 2. LSD 06-2036: Large Scale Development (VALUE PLACE HOTEL, 519): Submitted by DIRK THIBODAUX, FREELAND KAUFFMAN & FREDEEN, INC. for property located NE OF OLD FARMINGTON ROAD AND SHILOH DRIVE. The property is zoned C-2, THOROUGHFARE COMMERCIAL and contains approximately 3.70 acres. The request is for a 4 -story, 42,620 s.f hotel with 120 parking spaces and 120 guest rooms. Planner: Andrew Garner New Business: r3.PPL-06:1977rPrelirninary Plat (CRYSTAL SPRINGS-IY; 285)t -Submitted byMEL. (MIL•HOLL=AND—for-propertyilocated-N OF -MT: EOMFORT;RD.—A-T-:THE-N-END OF RAVEN-L.ANE7 `The property is zoned RSFit, SINGLE FAMIL-Y.= 4=UNITS/ACRE and containsapproxiinitely 85i 8- £acres.TjThe requestus.for-a.residential-subdivision with -273 single.family lots._ Planner: Suzanne Morgan 4. PPL 06-1998: Preliminary Plat (THE HEIGHTS @ PARK WEST, 208): Submitted by MEL MILHOLLAND for property located at HWY 112,N OF I-540. The property is zoned R-PZD, RESIDENTIAL PLANNED ZONING DISTRICT (R-PZD 05-1796, PA -1) and contains approximately 27.62 acres. The request is for residential subdivision with 100 dwelling units. Planner: Suzanne Morgan 5. RZN 06-2026: Rezoning (LAFAYEI IE & MISSION, 485, 486): Submitted by Planning Staff on behalf of the neighborhood for property located NORTH AND EAST OF MISSION BOULEVARD AND LAFAYETTE STREET. The property is zoned RMF -24, RESIDENTIAL MULTI -FAMILY 24 UNITS PER ACRE AND I-1, HEAVY COMMERCIAL, LIGHT INDUSTRIAL. The request is to rezone the area to RMF -6, Residential Multi -family 6 units per acre. Planner: Leif Olson 6. RZN 06-2049: (COMBS, 564): Submitted by ENGINEERING SERVICES, INC for property located at SE CORNER HWY 16 AND MORNINGSIDE DRIVE. The property is zoned RSF-4, SINGLE FAMILY - 4 UNITS/ACRE and contains approximately 62.00 acres. The request is to rezone the subject property to RMF -24, Residential Multi -family, 24 units per acre. Planner: Andrew Garner 7. ANX 06-2046: (OLD WIRE INVESTORS, 217): Submitted by RAYMOND SMITH for property located at NW INTERSECTION OF OLD WIRE AND ROM ORCHARD ROAD. The property is in the Planning Area and contains approximately 30.70 acres The request is to annex the subject property into the City of Fayetteville. Planner: Andrew Gamer 8. RZN 06-2047: (OLD WIIRE INVESTORS, 217): Submitted by RAYMOND SMITH for property located at NW INTERSECTION OF OLD WIRE ROAD AND ROM ORCHARD ROAD. The property is in the Planning Area and contains approximately 35.51 acres. The request is to rezone the subject property to RSF-4 Residential Single Family, 4 units per acre. Planner: Andrew Garner 9. RZN 06-2048: (TETRA INVESTMENTS, 598): Submitted by PROJECT DESIGN CONSULTANTS, INC for property located at 1938 W CUSTER LANE. The property is zoned C-1, NEIGHBORHOOD COMMERCIAL and contains approximately 1.37 acres. The request is to rezone the subject property to RMF -24, Residential Multi -family, 24 units per acre. Planner: Suzanne Morgan 10. RZN 06-2050: (WALES, 373): Submitted by JASON AND AMY WALES for property located at 2055 N FOX HUNTER ROAD. The property is zoned R -A, RESIDENTIAL -AGRICULTURAL and contains approximately 1.43 acres. The request is to rezone the subject property to RSF-4, Residential Single-family, 4 units per acre. Planner. Jesse Fulcher 11. RZN 06-2028: (MOUNTAIN RANCH, 479): Submitted by TOM TERMINELLA for property located at WEST OF 1-540 AND SOUTH OF BETTY JO DRIVE. The property is zoned C-1, RMF -24, RSF-4, and R -A, containing approximately 47.48 acres. The request is to adjust existing zoning lines and to rezone certain parcels of the property in the manner indicated with the attached maps and descriptions. Planner: Jeremy Pate • 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 patties are invited to review the petitions. lnterpreters or TDD for hearing impaired are available for all public hearings; 72 hour notice is required. For further information or to request an interpreter, please call 575-8330. May 10, 2006 RE• Request for Appeal of the Planning Commission Ruling regarding PPL 06-1977 Preliminary Platt (Crystal Springs IV, 285) Submitted by Mel Milholland for property located N of MT Comfort RD at the end N END of Raven Ln. The property is zoned RSF-4, Single Family — 4 UNITS/ACRE and contains approximately 85.18 acres. The request is for a residential subdivision with 273 single family lots. Dear Alderman Jordan The citizens of Birdhaven addition are requesting you bring this appeal before the City Council. Under Title XZV Unified Development Code 155.04 Alderman may bring an appeal on behalf of any resident of the city on actions which are appealable to the City Council. 155.05 A (2) Appeals from Planning Commission Decisions states any member of the City Council may appeal the decision to deny or approve a preliminary plat. We are requesting the Planning Commission ruling approving the above listed item be overturned for the following reasons. • Connectivity -This development has poor connectivity and has not been able to gain access to the east and west of the development in this phase. It is clear these property owners do not want connections made. • Mount Comfort — We are being told it is in the design phase. Is there current funding to do the road work needed for Mount Comfort. I am confident the answer is no. Even if the road work began today it might be years before we see relief from the current traffic problems. This development of 273 houses will only make a bad situation worse. • Comments made by Planning Commissioners Commissioners stated "sometimes all we can do is make dumb decisions because of dumb rules", What rules kept them from denying this development? They also said they would not likely support another such development if traffic conditions in the area did not improve. This was an acknowledgement of the traffic problems. They referred the Birdhaven citizens back to city council by encouraging us to contact our alderman. One suggestion was to develop an ordinance that said infrastructure needs to be in place before the development instead of current methods. We were told to go to Street Committee meetings. All of these comments lead us to believe a mistake was made in their approving this development and we hope you will support us in this appeal. This development does not have the proper connections, and will impact our neighborhood immediately with traffic problems. That is recognized by putting speed tables in as part of the project. You know we are going to have problems before we even get this project started Our subdivision is going to suffer from this development and 1 think our traffic concerns are legitimate; numerous people in our neighborhood sent in letters, postcards and/or signed a petition against this development. We ask for your support and ask you to please bring this appeal to City Council for consideration. Kathleen Stocker 2848 W, Quail Dnve Fayetteville, AR 72704 In Page l of l Subject: FW: CRYSTAL SPRINGS 4 SUBDIVISION To: lljordan(auark.edu From: Susan Pomoransky [mailto:spomoransky@mwyusa.com] Sent: Wednesday, April 26, 2006 2:30 PM To: 'smorgan@ci.fayettevillear.us' Subject: CRYSTAL SPRINGS 4 SUBDIVISION Suzanne and Planning Commission: I am writing in regards to this meeting on the 27th at 9 A.M. First of all: Not all of us whom would like to be there; can just take off of work and go to this meeting. Can you not change it's time??? There is a lot of us who would like to voice our option. You gave another big builder a special hearing can't we ask for that too??? I am concemed with the idea of you all wanting to open up the cul-de-sac on Raven Lane and Woodlark Lane being opened as an outlet for the 274 Homes that are purposed to be built. This will increase the traffic in our small streets and neighborhood. We are an established neighborhood and have no sidewalks or any kind of green space. Our children play in the streets and we have no problems with that at all. No speeders and our school buses come into our neighborhood to pick up children, because us as concerned parents refused to let our children stand on Mt. Comfort Road because of the danger. Now, the planning commission wants to open up these roads as outlets. This will increase the danger to our children and our neighborhood. We can not handle 400 to 600 cars every moming and night. We have a hard enough time getting out on Mr. Comfort Road as it is. This is our only outlet. Sometimes, the traffic is really tied up there. No improvements have been made on Mt. Comfort Road or any other road near by. You all have let so many subdivisions go in and no improvements to the roads. It doesn't take a someone with a college education to figure it out more homes going in sooner or later you have to build or improve the old roads. You know as well as 1 do that with 274 purposed houses going in will have at least 2 -3 cars per house hold (546 cars if 2 cars per house/ or 3 per household will be 822 cars) and then if you get families moving in together or students you can bet on at least two or three more vehicles per house hold. Do you think our streets can handle that??? So, you see; we will truly have a much bigger problem. Mt. Comfort is already crowded and so is Salem Road and so is Rupple Road. When the new school went in off of Rupple Road that road was supposed to be straightened out and fixed. That still hasn't happened and a new housing addition is going in there now. These roads need to be improved. Can you not find another outlet somewhere else for the Crystal Springs Subdivision # 4.??? Please do not ruin our nice neighborhood. Susan Pomoransky 2732 Meadowlark Lane Fayetteville, AR 72704 Printed for Lioneld Jordan <IJordan(auafphpl.uark.edu> 5/11/2006 City Council Meeting of June 06, 2006 Agenda Item Number CITY COUNCIL AGENDA MEMO To: Mayor and City Council Thru: Gary Dumas, Director of Operations �p From: Jeremy C Pate, Director of Current Planning Date: May 12, 2006 Subject: Alderman Appeal of Crystal Springs IV (PPL 06-1977) RECOMMENDATION Staff recommended and the Planning Commission approved with a vote of 7-2-0 a preliminary plat for Crystal Springs Subdivision Phase IV (PPL 06-1977), with conditions of approval as noted in the staff report. BACKGROUND A masterplan of development for the overall Crystal Springs Development has been in, .. place since the early 1990s. Almost every phase of Crystal Springs Development has been appealed or challenged; all have been upheld (or amended) by the City. Council as. meeting applicable city ordinances. Phase I consisted of 112 lots accessed. off of Salem • Road, in an area that was in the county at the time of submittal in 1993. With this: initial • phase, the developer donated approximately 20 acres to the Fayetteville School. District, on which Holcomb Elementary is now located. An additional 15.45 acres was dedicated in 1994 to the City for parkland; the Parks and Recreation Board and°:'Planning. '. Commissionaccepted land that would meet the requirements for a total of 575 single family residential lots in all of the future Crystal Springs phases. Gary Hampton Softball Field complex was constructed in 2000-2001 on this property, and is enjoyed by the neighborhoods that have since developed in this rapidly growing area Crystal Springs Il and III have been developed/platted north of Clabber Creek, and consist, of 14 and 101:.. lots, respectively. The applicant received approval by the Planning Commission of PPL 06-1977 for Crystal Springs IV, the final phase of a planned residential development north of Mount Comfort Road, south of Clabber Creek. This final phase consists of 273 single family lots on 85 acres, to be constructed in six (6) phases. Based on the amount of lots proposed and future traffic generation, staff recommended significant off-site improvements to be constructed as part of this project. Most significantly, this includes a crossing of Clabber Creek to the north, which will distribute traffic and thereby decrease dependency of use on Mount Comfort Road, which is an unimproved street at this time This bridge crossing is anticipated to be close to $500,000 in cost, and will include trail crossings along Clabber Creek. No cost -share by the city for this significant street improvement is recommended by staff. Other off-site improvements recommended include an assessment for a tum lane at Raven Lane and Mount Comfort Road, the removal of existing 1 City Council Meeting of June 06, 2006 Agenda Item Number temporary cul-de-sacs and installation of curb, gutter, sidewalk, etc. to make adequate street connections and the installation (at the developer's cost) of four (4) speed tables within Birdhaven Terrace Subdivision, south of the planned development to alleviate any future speeding within the established neighborhood. Two streets within Birdhaven Terrace currently provide access to the subject 85 -acre parcel, including the Collector Street Raven Lane, and will be continued into the development in the first phase, which contains a maximum of 58 Lots. Staffs recommendation to the Planning Commission also included the Clabber Creek crossing to occur at minimum with the second phase of development, which ensures that a maximum of 58 homes (and the traffic generated therefrom) can be constructed before the north connection is completed. DISCUSSION Staff has spoken with numerous residents in this area, primarily those residing in Bird Haven Terrace to the south of Crystal Springs IV or on Gooseberry Lane. The resounding concern has been the detrimental impact of through traffic within the established neighborhood and expected congestion and delays on Mount Comfort Road without significant improvements. Staff recognized the impact on these neighborhoods, and made recommendations to the Planning Commission for the developer to make improvements which would be considered roughly proportional to the impact of the development, as required by city ordinance. Five persons spoke at the Planning Commission meeting, and all written comments are included in the attached reports. The Planning Commission also questioned staff as to future improvements of Mount -Comfort Road. As noted at recent Street Committee meetings, a bond program for improvements to streets, including Mt. Comfort Road, is being discussed. This is a decision to be made by the City Council and ultimately by voters, however, and can not be 'depended upon as of right now to occur. At this time, staff is recommending assessments for most developments that have an impact on Mount Comfort Road and are not contributing in other ways to alleviate the impact that additional traffic created by their proposal is having on existing infrastructure. This decision to take assessments instead of piecemeal improvements along Mt. Comfort is relatively recent, and is in part an effort to plan for comprehensive improvements to Mt. Comfort Road as has been discussed in meetings with the Street Committee. It must be noted, however; that staff does not at this time depend whatsoever on planned improvements by the City to offset the contributions a developer must make. Our ordinances direct us to recommend to the Planning Commission the improvement that would be proportional to the development requested. A future Capital project to improve Mt. Comfort Road may be forthcoming, and may not. With that in mind, staff recommended significant improvements for this development to increase connectivity between neighborhoods and decrease dependency upon Mt. Comfort Road as the only means of east -west access in the area. BUDGET IMPACT None. aye e evl e ARKANSAS THE CITY OF FAYETTEVILLE, ARKANSAS PLANNING DIVISION CORRESPONDENCE TO: Fayetteville Planning Commission FROM: Suzanne Morgan, Current Planner Matt Casey, Staff Engineer THRU: Jeremy Pate, Director of Current Planning DATE• May 3, 2006 PC Meeting of May 08, 2006 • 125 W. Mountain St. Fayetteville, AR 72701 Telephone: (479) 575-8267 PPL 06-1977: Preliminary Plat (CRYSTAL SPRINGS IV, 285): Submitted by MEL MILHOLLAND for property located at N OF MT. COMFORT RD., AT THE N END OF RAVEN LANE. The property is zoned RSF-4, SINGLE FAMILY - 4 UNITS/ACRE and contains approximately 85.18 acres. The request is for a residential subdivision with 273 single- family lots. Planner. SUZANNE MORGAN Findings: Property: The subject property contains approximately 85.18 acres located north of Bird Haven Terrace, north of Mount Comfort Road. This property is zoned RSF-4. The applicant proposes to create a 273 single-family lot subdivision (with an additional unbuildable lot), a density of 3.2 units per acre, within six phases of development. A bridge connection is proposed to Raven Lane within Crystal Springs Phase III, which cost and construction is the burden of the developer. A masterplan of the overall Crystal Springs development, including this property, has been in place since the early 1990s. This developer, with the initial phase of Crystal Springs, donated land for parks and schools in this area. SURROUNDING LAND USE AND ZONING: Direction Land Use Zoning North Single family residential (Crystal Springs Phase III), Clabber Creek RSF-4 South Single family residential (Bird Haven Terrace, Mt Comfort Addition, Crofton Manor) RSF-4 East Golf Course RSF-1 West Vacant—Pasture RSF-1 Water and Sewer: Water and sewer lines shall be extended to serve the proposed development. Adjacent Master Street Plan Streets: Raven Lane, a Collector Street. Staff finds that the extension of Raven Lane is compliant with the Master Street Plan, as is the east -west Collector Street which will provide a future connection to McClaren Drive within Salem Heights Subdivision. K:1Reportd20061PC Reports105-08-06\PPL 06-1977 (Crystal Springs Ph. 119.doc Right-of-way to be dedicated: The majority of interior streets are proposed to be 42' rights-of- way with a 24' wide street and 4' sidewalks on both sides. Streets A, C, and D are 50' rights-of- way with 28' wide streets and sidewalks on both sides. The two interior Collector Streets (a portion of Street H and Raven Lane) will be dedicated with 70' right-of-way. Raven Lane is proposed to be extended between Crystal Springs Phase III and Phase IV through property owned by Crystal Springs LTD Partnership. Right-of-way for this street/bridge connection shall be dedicated by separate document prior to recordation of Phase II. Phasing: As proposed by the developer, the Phasing of the subdivision will occur with the following number of lots and street connections to existing infrastructure: Phase Number of Lots Number of Street Connections to Existing Streets Stub -outs to the east and west for future street connections _ I 58 2 (Raven Lane & Woodlark Lane) 1 (East) II 19 1 (Raven Lane connection to the north) 0 III 43 0 0 IV 58 0 I (East) V 35 0 0 VI 61 0 2 (West) Staff finds that the number of street connections made for each phase are adequate for the volume of traffic generated by the lots proposed. Connectivity: To the South (Phase I): Two street connections are proposed to the south, through Bird Haven Terrace Subdivision. The right-of-way for Woodlark Lane and Raven Lane were platted to the property line which would allow future right-of-way extension to the north. The connection to these streets has been shown. The existing cul-de-sacs shall be removed by the developer. Staff requested that the applicant explore the possibility of a street connection onto Gooseberry Lane located within Mount Comfort Addition, which would require the dedication of right-of- way on either side of the existing cul-de-sac. Staff received a petition from the neighbors within this subdivision stating their disagreement to a street connection; however, this petition did not include the signatures of the owners on either side of the cul-de-sac. The applicant stated that an informal discussion with Mr. Strange and Mr. Thompson who, according to the applicant, indicate a negative attitude to any development. Staff has met with the owners to discuss this connection, and Mr. Strange did attend one Subdivision Committee meeting and expressed his disagr ment with a street connection to Gooseberry Drive. Another street connection would further dispense traffic in the area. Should the adjoining property owners agree to sell property to allow this street connection, staff would recommend such a connection. A street connection to Kenswick Avenue, located to the southwest of property within Crofton Manor Subdivision, will alleviate the volume of traffic through Bird Haven Subdivision. K:1Reports120061PC Reports105-O8-061PPL 06-1977 (Crystal Springs Ph. 119.doe Kenswick Ave. was platted to be extended to the north. Staff recommended that the applicant obtain right-of-way to connect Street B to Kenswick Ave. prior to the recordation of an initial Phase of this development, also stating that if the applicant provides this connection to Kenswick Avenue, a connection to Gooseberry Lane is less desirable. Since the Subdivision Committee meeting on March 30, 2006, staff has met with the owner of the property to the west through which the street connection to Kenswick Avenue would occur. The owner has stated his opposition in this connection and submitted a letter regarding the matter (see attached). To the West (Phase VI): The applicant has provided two street connections to the west. The southern connection can eventually connect to Kenswick Ave. within the Crofton Manor Subdivision, just off-site of the property. The second western stub -out is shown as a Collector Street, per the Master Street Plan. This street will align with McClaren Drive, located within the Salem Heights Subdivision, at Salem Road. To the North (Phase II): The applicant proposes to construct Raven Street, a Collector Street, across Clabber Creek. The street will make a connection with the constructed Raven Lane within Crystal Springs Phase III. Staff recommends that this street connection occur no later than Phase II in order to provide sufficient connectivity to the north and potentially relieve some traffic exiting through Bird Haven Terrace onto Mount Comfort Road. Another connection to the north is not desirable, due to the presence of significant floodplain and floodway. To the East (Phase I and IV): Two street stub -outs are provided to the east — at the southeast and northeast corners of the subdivision. The property to the north and east is currently developed for a golf course. However, it may not remain undeveloped for this use and this amenity is not being utilized as a main feature within this subdivision with homes directed toward views of the golf course. If ever developed, traffic would have the ability to access the property via Deane Solomon Road and through the proposed subdivision. The street connection at the northeast corner of the property will provide a street connection to the north when the adjacent property develops. Traffic Calming: The applicant shall install two speed tables on both Raven Lane and Woodlark Lane at a location specified by the Transportation Division. Street Improvements: The applicant has submitted a traffic study to evaluate the effect of the additional 273 lots on the existing infrastructure. After review of the traffic study and current traffic demands, staff recommends the following street improvements: a. If the applicant is able to secure right-of-way for a connection to Kenswick Avenue in Crofton Manor Subdivision, the street connection of a 28' street with curb, gutter; storm drains, sidewalks and street lights shall be constructed with Phase VI of the development. The off-site dedication of 50' right-of-way by separate document should occur prior to the recordation of Phase VI. b. The installation of 4 speed tables (2 on Raven Lane and 2 on Woodlark Lane) to provide traffic calming. These speed tables shall be installed at a location approved by the Transportation Department prior to recordation of Phase I of the subdivision. c. The developer shall pay an assessment in the amount of $9,405.00 for a left turn PC: Vteports120061PC Reports105-O8-061PPL 06-1977 (Crystal Springs Ph. /V).doc lane on Raven Lane for traffic accessing onto Mount Comfort prior to the recordation of Phase I. d. Construction of a bridge or crossing over Clabber Creek to connect the proposed subdivision to Crystal Springs Phase III to be completed prior to the recordation of Phase II of Crystal Springs Phase IV. e. The developer shall be responsible for the removal of the existing cul-de-sacs on Raven Lane and Woodlark Lane, into which the new streets will connect, and the extension of a minimum 28' street, curb, gutter, storm drain, and sidewalk (6' on Raven Lane and 4' on Woodlark Lane) to the cut -point as shown on the plat. The sidewalk shall extend beyond the cut point to tie into the existing sidewalk. The applicant shall reconstruct the existing driveways to connect to the new street, along with all soil, grass, etc. to reconstruct these yards. Staff is not recommending additional off-site improvements on Mount Comfort Road due to the significant cost associated with the construction of a crossing over Clabber Creek, for which a cost -share is not recommended. The applicant's engineer has estimated that the cost of the bridge will be from $488,000 to $560,000. This connection will alleviate traffic on Mount Comfort Road and will be utilized by residents in the area to move north and south. Tree Preservation: Existing: 9.9% Preserved: 5.8% Required: 9.9% Mitigation: Required — 350 trees Parks: On July 15`h 1994 a deed for 15.45 acres was received from Crystal Springs Limited Partnership satisfying the park land dedication requirements for this development. Below is a break down of the banked park land. o Phase 1— Lots 1-112 = 112 units x .025 = 2.8 acres o Phase II — Lots 113-127 = 14 units x .025 = .35 acres o Phase III - Lots 128-229 =101 units x .025 = 2.525 acres o Phase IV — 274 SF units proposed x .025 = 6.85 Total Used =12.525 acres - 2.925 acres remains. *Land calculations are based the 1994 ordinance amount of .025 acres per single family Unit. Clabber Creek Trail is identified on the Fayetteville Alternative Transportation and Trail Plan and is shown along the northern part of this development. The developer has agreed to donate all the land between the flood plain lines from the west property line to the east property line prior to approval of final plat. Additional land may be necessary to provide an at -grade trail crossing at Raven Lane. The additional land shall be approved by the Trails Coordinator. Public Comment: Many neighbors attended the Subdivision Committee meetings, voicing concerns regarding the project. The Planning Division has received numerous petitions, comments, post cards, and letters from surrounding property owners who are in opposition to the proposed development with most concerns addressing the increase in traffic and connections onto Woodlark Lane, Raven Lane and Goosberry Lane. These comments are available at the Planning Division. K:IReportd20061PC Reports105-08-061PPL 06-1977 (Crystal Springs Ph. fl9.doc Background: This project was heard at the March 30, 2006 Subdivision Committee. It was tabled at this meeting to address the comments regarding the phasing, connectivity, street design, and other plat comments. The Subdivision Committee considered this preliminary plat again on April 27, 2006 at which meeting it was forwarded to the Planning Commission with recommendations. The discussion by the Subdivision Committee included the routing of construction traffic through Crystal Springs Phase III to avoid Bird Haven Terrace, the possibility of requiring repair to Raven Lane and Woodlark Lane if damaged during construction, the proposed block lengths, and traffic circulation around the proposed landscape islands on Raven Lane Recommendation: Staff recommends approval of PPL 06-1977 subject to the following conditions: Conditions of Approval: 1. Planning Commission determination of appropriate street connectivity. Staff finds that the dedication of right-of-way to provide a street connection from Street B to Kenswick Avenue in Crofton Manor prior to the recordation of Phase II is essential to provide sufficient connectivity to Mount Comfort Road for this amount of lots. Staffftnds that all other street connections are adequate. The Subdivision Committee recommended in favor of the proposed street connectivity. 2. Planning Commission determination of street improvements. Staff recommends the following street improvements: a. If the applicant is able to secure right-of-way for a connection to Kenswick Avenue in Crofton Manor Subdivision, the street connection ofa 28' street with curb, gutter, storm drains, sidewalks and street lights shall be constructed with Phase VI of the development. The off-site dedication of 50' right-of-way by separate document should occur prior to the recordation of Phase VI. b. The installation of 4 speed tables (2 on Raven Lane and 2 on Woodlark Lane) to provide traffic calming. These speed tables shall be installed at a location approved by the Transportation Department prior to recordation of Phase I. c. The developer shall pay an assessment in the amount of $9,405.00 for a left turn lane on Raven Lane for traffic accessing onto Mount Comfort prior to the recordation of Phase I. d. Construction ofa bridge or crossing over Clabber Creek to connect the proposed subdivision to Crystal Springs Phase III to be completed prior to the recordation of Phase 17 of Crystal Springs Phase IV e. The developer shall be responsible for the removal of the existing cul-de-sacs on Raven Lane and Woodlark Lane, into which the new streets will connect, and the extension ofa minimum 28' street, curb, gutter, storm drain, and sidewalk (6' on Raven Lane and 4' on Woodlark Lane) to the cut point as shown on the plat. The sidewalk shall extend beyond the cut point to tie into the existing sidewalk. The applicant shall reconstruct the existing driveways to connect to the new street, along with all soil, grass, etc. to reconstruct these yards. Staff is not recommending additional off-site improvements on Mount Comfort Road due to the significant cost associated with the construction ofa crossing over Clabber Creek, for which a cost -share is not recommended. The applicant's engineer has estimated that K:IReports12006tPC Reporn105-08-061PPL 06-1977 (Crystal Springs Ph. 1V).doc 4. the cost of the bridge will be from $488,000 to $560,000. This connection will alleviate traffic on Mount Comfort Road and will be utilized by residents in the area to move north and south. The Subdivision Committee recommended in favor of street improvements as listed above. Planning Commission determination of appropriate phasing of the development. Staff recommends in favor of the phase lines in relationship to street connectivity. The Subdivision Committee recommended in favor of the proposed phasing of the development. Svlee--i-tre st1. d -k ea.0 seruper (aneua 5. Raven Lane is proposed to be extended between Crystal Springs Phase III and Phase IV through property owned by Crystal Springs LTD Partnership. The complete construction and acceptance of a bridge or crossing over Clabber Creek and the dedication of right-of- way for this portion of Raven Lane by separate document is required prior to recordation of Phase II. 6. Construction traffic other than passenger vehicles is encouraged not to access the property through Woodlark Lane and Raven Lane. Temporary barricades shall be installed at the terminus of the existing streets to discourage construction traffic access. Once sufficient access has been established from the north, no construction traffic shall access the sight from residential streets to the south. The applicant shall repair any damage of existing streets caused by vehicular traffic generated by the construction of this subdivision. The applicant shall submit a guarantee (letter of credit, bond, or cash) of $1,000 per lot prior to the recordation of the final plat for contributions to an interim solution to wastewater capacity concerns in the Owl Creek/Hamestring Creek basin, if the improvement is required. Final determination of the contribution shall be made by the City Engineer. 9. Sidewalks along all Collector Streets within the Subdivision shall be constructed (not guaranteed) prior to recordation of the final plat for each Phase. 10. The applicant shall provide a separate filed document dedicating off-site drainage easements to the detention pond prior to recordation of the final plat. The P.O.A. shall be responsible for maintenance of the required detention pond. 11. No lots shall access the east -west Collector Street or Raven Lane (a Collector Street) if an interior street may be accessed. A note shall be included on the final plat to indicate this requirement. Lots required to access these Collector Streets are encouraged to utilize shared drives to decrease curb cuts on the Collector Street. K:IReporrs120061PC Repons105-08-061PPL 06-1977 (Crystal Springs Ph. IV).doc 12. Clabber Creek Trail is identified on the Fayetteville Alternative Transportation and Trail Plan and is shown along the northern part of this development. The developer has agreed to donate all the land between the floodplain lines from the west property line to the east property line prior to approval of final plat. Additional land may be necessary to provide an at -grade trail crossing at Raven Lane. The additional land and location of the trail under the creek crossing shall be approved by the Trails Coordinator. 13. Mitigation is required in the amount of 350 (2) inch caliper large. Staff is recommending the Residential On -Site Mitigation Option. An on-site mitigation plan must be submitted at time of Final Plat for review and approval by the Urban Forester. 14. A 3 -year maintenance and monitoring bond in the amount of $87,500 will be required for these trees. 15. The P.O.A. shall be responsible for the maintenance of the landscape islands and Lot 77, an unbuildable lot. 16. The developer shall install a centerline between the two proposed landscape islands on Raven Lane and north to the intersection of Street 'B' and Raven Lane in order to delineate traffic lanes. 17. Street lights shall be installed or guaranteed with a maximum separation of 300 feet along all streets within each Phase prior to recordation of the final plat for that Phase. 18. Subdivision area signage shall be permitted in accordance with applicable city codes. 19. Signs shall be installed at each street stub -out to indicate the future extension of the right- of-way (including the stub -out provided on Raven Lane at the southeast corner of the property) prior to recordation of the final plat of each Phase. (Coordinate with the Transportation Division.) 20. All lots shall be platted in conformance with the RSF-4 bulk and area regulations. It is inconclusive whether all lots meet the lot width requirements at the right-of-way and building setback lines. Note the lot width at the 25' building setback on the plat for those lots that are either located on a curve or cul-de-sac and have less than 70' lot width. (See lots 24-26, 61, 78, 85, 96, 97, 109, 110, 148-150, 179, 192, 196, 197, 200, 201, 233.) 21. In addition to those items within the conditions of approval that must be addressed on the proposed plat, modify the plat to address the following comments prior to construction plan review: a. Revise the note regarding improvements to Woodlark Lane and Raven Lane to include all requirements set forth in condition of approval 4e, which requires some improvements to extend beyond the cut point. b. Building setbacks applied to corner Tots are as follows: a 25' front BSB adjacent to the right-of-way and an 8' side BSB (or greater if a utility easement) on the remaining two property lines. Revise the building setback lines on all corner lots to meet this requirement. c. Verify that all lots are of sufficient size for home construction (see lots 16, 20 and K:IRepnruv120061PC Reports105-08-061PPL 06-1977 (Crustal Springs Ph. 1V).dac 108 specifically). d. The GIS Division will review the revised plat to ensure that the State Plane Coordinates are correct. Please modify if necessary. (Coordinate with Planning Staff.) e. Show the location of the all streets identified on the Master Street Plan on the vicinity map. f. Identify the west building setback line of lot 148 as a drainage easement, as it appears to be. Standard Conditions of Approval: 22. All street names and addresses shall be approved by the 911 coordinator. 23. 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). 24. 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. 25. All overhead electric lines under 12Kv shall be relocated underground. All proposed utilities shall be located underground. 26. Preliminary Plat approval shall be valid for one calendar year. Additional conditions:III I �I ((I� a. HaLn -1a Skit C,i;Dn'M as Wi n and u, -hie cd( rcq b. a krigt3" -akk a .4.D. (%' f l nAtosl ,& otJ /j 40.k . c. Planning Commission Action. 0, Approved El Denied El Tabled Moto() fp approve = Es' ttuos Meeting Date: May 08, 2006 Second: Tµ"'b D / J Comments: V0 -4e *.7-2-0 IA./Lf l ,4ct. (gra4143, 1 lfo. 4 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:IReports120061 PC Reports105-08-061PPL 06-1977 (Crystal Springs Ph. /VJ.doc Wattle PC Meeting of May 8, 2006 THE CITY OF FAYETTEVILLE, ARKANSAS TREE PRESERVATION and PROTECTION REPORT To: Fayetteville Planning Commission From: Sarah K. Patterson, Urban Forester Date: May 2, 2006 113 W. Mountain St. Fayetteville, AR 72701 Telephone: (479) 444-3470 ITEM # PPL 06-1977: Preliminary Plat (Crystal Springs IV) Requirements Submitted: Canopy Measurements: Initial Review with the Landscape Administrator ✓ Site Analysis Map Submitted ✓ Site Analysis Written Report Submitted T Complete Tree Preservation Plan Submitted Canopy Measurements: FINDINGS: The desirability of preserving a tree or group of trees by reason of age, location, size or species. • This site has less than io% canopy cover. 29 of the trees are significant by City standards. Several of these 29 are located in close proximity to the project but on adjacent properties. *Total Site'Aiea acres 85.18 square feet 3,710,568 EzistiiiiTree Canopy _ _ acres 8.4 square feet 365,904 percent of site area 9.9% Existipg,Tree Cariopy Preservedh a acres 4.9 square feet 213,444 percent of total site area 5.8% Pe`rcentIVIn imum anopy Required% 9.9% FINDINGS: The desirability of preserving a tree or group of trees by reason of age, location, size or species. • This site has less than io% canopy cover. 29 of the trees are significant by City standards. Several of these 29 are located in close proximity to the project but on adjacent properties. The extent to which the area would be subject to environmental degradation due to removal of the tree or group of trees. • Environmental degradation should not occur on this site. 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. • Canopy removed will affect all adjacent property owners seeing that utility easements along the back of lots is proposed. Whether alternative construction methods have been proposed to reduce the impact of development on existing trees. • N/A Whether the size or shape of the lot reduces the flexibility of the design. • Size and shape of the lot does not reduce flexibility of design. 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 these trees is fair to good. The placement of the tree or group of trees in relation to utilities, structures, and use of the property. • Most canopy will be removed due to the installation of utilities and roads. The site has canopy spread out across it which makes it difficult to design around. The need to remove the tree or group of trees for the purpose of installing,repairing, replacing, or maintaining essential public utilities. • Many trees will be removed for the installation of public utilities and further maintenance. 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 to minimize impact on the existing topography. The existing canopy is unavoidable.: • Construction requirements for, On -Site and Off -Site Alternatives. • N/A The effects of proposed On -Site Mitigation or Off -Site Alternatives • Mitigation will be required on the site to replace the 151,26o square feet of canopy removed. These mitigation trees will be extremely beneficial to this area. The effect other chapters of the UDC, 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 is recommending approval of the submitted Tree Preservation Plan with the following Conditions of Approval. Conditions of Approval: 1. Mitigation is required in the amount 01 350 (2) inch caliper large. Staff is recommending the Residential On -Site Mitigation Option. An on -site mitigation plan must be submitted at time of Final Plat for review and approval by the Urban Forester. 2. A 3 -year maintenance and monitoring bond in the amount of $87,500 will be required for these trees. THE -CITY OF FAYETTEVILLE, ARKANSAS TO: Suzanne Morgan, Associate Planner FROM: Alison Jumper, Park Planner DATE: April25, 2006 SUBJECT: Parks & Recreation Subdivision Committee Comments 113 W. Mountain St. Fayetteville, AR 72701 Telephone: (479) 444-3469 ***s*s*************s*******s*****s**s***s**s************s*s******s************ Meeting Date: April 27, 2006 Item: LSD 06-1977 (Crystal Springs IV) Park District: NW Zoned: RSF-4 Billing Name & Address: Milholland and JED, Inc C/O Greg Edwards Current Land Dedication Requirement Money in Lieu Single Family 274@ .025* acre per unit = 6.85 acres ____@$555 per unit = $ Multi Family _____@.017 acre per unit = acres _____@$393 per unit = $ Mobile Home acre per unit = acres @ $555 per unit = $ Lot Split _____@.024 @ $555 per.unit = $ Total = $ COMMENTS: On July 15th 1994 a deed for 15.45 acres was received from Crystal Springs Limited Partnership satisfying the park land dedication requirements for this development.: Below is a break down of the banked park land. o Phase I — Lots 1-112 = 112 units x .025 = 2.8 acres o Phase II — Lots 113-127 = 14 units x .025 = .35 acres o Phase III — Lots 128-229 =101 units x .025 = 2.525 acres Phase IV — 274 SF units proposed x .025 = 6.85 Total Used =12.525 acres - 2.925 acres remains. *Land calculations are based the 1994 ordinance amount of.025 acres per single family Unit. • Clabber Creek Trail is identified on the Fayetteville Alternative Transportation and Trail Plan and is shown along the northern part of this development. The developer has agreed to donate land for Clabber Creek trail corridor along northern property line of Crystal PPL 06-1977 - \y T� E1 vv Se♦ ru R •-h .4 `BT Id ff�r�1Y�q y15 FGnV+"`aj p,.V�c� - a . > .3'. rT ' r - 4 O' •'fFj�J_.ja1N7 .N 53y _� . +F.`L" 3fT •{ q� Y �� 1kS •�. x J.v N Si }y4:' $ .. `v NZ$ ;'•pY �{ai k leyL -i S pit' r f{{.w}( I 1 •��S pv 19 r -«t'1 _ �I� a _ a._ u .M� y 1s .0.L•F, �i.'"J rt, .. , . I •'... fPi�a/r. \ J / iµ� t -o xN Lr aX V -�"l5' � }y' ( �`xf .d avr yyN��. Q74]n e -r R. ���,y v3♦.en pv�"^i-e�F^7ii ]xni S 4 I i i \-4o /li Y P GAL 'i FY R: Rpp C �ZYI:n'•�� ZS yI i K�, k �c['F R£ c �bD I >r'� ,'r { alaj 'Fr� 1"-. r+ � �_ � Vf � L i ^°{. ii - , a'F•i - -`t`� �.s� .), e Y �c•h aR`C,4,fa /$ "' .rt vy.�r. r₹.r `,�'i� .. � .}ajM `I'�, � i IY''ll ] x � /;� rf f�# S'26v-Fi:YiG♦i �` {tr,4 .• _.•Yma C �� at(. . ✓ .[ Y:7 l y y 9{"A f - 1, M j F 4 V 'Ib S'� a l LJ � x"/� .i'"�'nY'�'1S` � 'ry(W Y :a rrc e4a . . , - � i,T .. I n 2>�' r:. �fl � i� v '. R F { • ���7.�e y>y l � 1 t . Ii _'- Vi. 0 — t ♦' . 1.. Q � f �j}n5t^ .:.., " r ,f- aye � . Fx,••i f},,�. \ :4i N' 3 �• J�i{� �,'T+�•a4, f}.. �y;��/.:rM1'3uX�.ia,Lys 'ry a w.. 4'>;sjttylyy]T`h,Jp r���; r Jr a VrL� E{l h S{u,M1. Q �- Y�`.'tF♦a�9' r- �S'/µ. t.. I n zy. IM1l.4w`$.d. M1=,.34L-y ,ia a'3 ,�)� t' -Pny� .. fsaJJLtc ��`P P vnf t F R'LX' ersY , • ��•i , •. t3S'fvr ]."F .ea.. aTl 3'Y3.O lf+i�e₹}r;YTFi �r nAlFil -+1 •�' o-[ i']"^��S•4 il.`i��V .Y j3�`�S ♦.--,}R },}L i W �h] •r'9 T.,,, � .r :._ 7y�..�' it. t r,� �Y✓�m='w>y � ���1 N'�H\"fix y .�, i �'�N)f)FJ♦ lr"} • t� �a . t � ., �r i.I i\ �s {�� � ♦♦1 2 MI ♦J4V `,vC I�f^ IIL l .YY. �� •L % L /f a �.-.Z^ I' ,3. ` p ,X , -.\ `•`T blot ,Y ^f i '�S f YCi i'.�o YEt Yl.y Y LJ�p� a -.Fc �- �Y��F•G{ pi' �'+ w aq'!!k.M f .•e't3'.i , ' F.F)•s : Jic�3Y wry.. a'S' t-n�,'a a♦'J +�T TC+� R' iX1♦ Y G.��.B�Y �� t� .N�YC� Je'i'�Y� �e n_ 0. IaL J., �JI 'n � � 2.Y $..`� � ik ♦ ��Y�I?��,' wt �+al+ ^! �T Yl'r♦ Z\'� l�.F .4%A Y.' i a I - r y . , J �. � • ^ Y�a°f alb t L ,' �a . Y Y rl •rc . awl ,•`I \ J4.a R. � �»'�' +\\� �4� �.4.m'k 1R a I,..., w v �. >v . v :n+F.' , . "K aia3< �i �q.. • s ".c,'. "s Ya e • i '/ �y O • a ,�+�r � �i kTrcyW � k\ay - 3M30 Y�w"`W r �\cr—` Q �--7 }t•+ ' S """x `b"'� - ,s \-•.: m a •�-„ t�yy a .i. ai L c 1 � 1y�` i� w,� u L y�yiii# `,p. �� .y K'4'4 is x.. ���' }/J ,.�,! ��"('-1 I 'i': v Y YI t/—l�nrl M t ! '' Y 4 � fi v 40„ rN `t L"9 I u , - • rgrc.�: o IL u } 1� wt'l flrs ro , %metal � __ J >♦ . M`i{ G rt • 'i $t O i '4a _ f � i r. .. .. j O'C\ id \M{r��^ l�.3';�xV - 11• S tt. 3K Fl � � x" � rG 11{e � - _ -+`� a 4°r a -..viw,�'L,..; i'[J, = A _ Lyy [., �® Oa U T A. Y n cr_q R -V.. x. �"m l I. i $ T Y I� L � ♦J. 8 ! w 1 of- V a _ lc i i jH irJ. '1 J 1F }�+� jT $ J\ �, �vi•C ~ ` 1x 1 CP ♦ I -_ Y N a ♦ vLX i {a �'j a`$ ak "iri'.� IDk". )jj I \� tiv �2� � U pa' f d `l �`sf'..aaa�'.♦i, at� s'a rti �2S1.^]�.t .. T'" i.t �1i I �fl�yt-, iP A �11 ry1�. ! a _ fr. .��ki tiC{1 J yx _�.� 1 %O IF♦'y iZ ztS}yni2flL ar/'P{xh, i =r 2rf (yL`�]"ya (i�qy-S r6Y6t }d'- a '' dT R 1 9<4C` I G G Stli 1F` -J 'ry P 1�� ro '''MT 3? 7A '�-miYR � h i' IL. s' ;..i'i` W ayt*` -1J i' X{• } „•' . kt . y, 3•).` Y` Y m, .� .] a • i4 r ,-T5} t e lL i>ti42L i f'16a Al l L> • C {J.A� I} x f o il11 3.��1�('Y V C 5 1 i. yYfvi vS y! H�yr��«ya .! Y '"S -/ _ J�' �. \7� {� • _ 1T tiF iP\Tf 'Ii��Y.T ;h 1� {p ♦ F. �d a.0 Vlllr e. [.".t '� \ Imo♦ v R Lli �'�� I"• •r- • �I� •1-y `i�. yl Y�l =I` ,-•�r o i., •iFlc�, ...y s / i . ,('•. 1{ ee.., ...7} '7J1, I!'T„ £Y y.E• �� �' �+��v�r YFi fd •f �.+x v '> rv`,v. A A� p -u a q� ��� � Q ir0 ,II i. �. Arsa�{V•' d �'v.�; � .� y``I�aaf�� Fn;�'F�-^ {""v ItSC,y.,l �� k {ry ,.-. L ill .2 ___________ 0 SssC.OmPasy &^n9 &S.Rmyi'Rq MeMn L. Milhdland, PE, PLS Thomas M. jefcoat, RIA REM, CPESC, ISA-CA REGISTRATIONS: PE: AR, MO PLS: AR RU AR ENGINEER'S COST ESTIMATE FOR LEFT TURN LANE ON RAVEN LANE for traffic accessing onto Mount Comfort Road 70 -foot by 12 -foot wide roadway width expansion to the west side of Raven Lane to provide for a center left turn lane. Construction of the turn lane will included replacement curb and. gutter, and. drainage, and sidewalk: Item No. Description Quantity Unit Unit Cost Total Cost 1 Strip topsoil and removal 30 cyd 3.25 105:00 2 Excavation unclassified material to 2- feet sul}grade acid removal 80 cyd 3:75 300.00 3 2" surface; 30 base, 6"SB-2, and 2 -foot compacted FIDside material 95 sqyd 32.50 3,087.50 4..; :Standard curb and gutter 105' 1 ft 10.5 , 1,102.50 5 6 -foot sidewalk 105 1 ft 18.00 1,890.00 6 Extended drain tide 16 . 1 ft 45.00 720.00 7 Lane striping and directional. arrows 1_ Is 450.00 450.00 8 Signage (stop, turn only,. etc) I Is • 700.00 700.00 • 9 Topsoil, Sodding and finish up 50 sqyd 5.00 250.00 10 Traffic control I is 800.00 800.00 does not include land acquisition TOTAL $9,405.00 205W. CenterSt., Fayettev01e, AR 72701; ghost (419) 443-4724; fax: 443-4107; e-mail Mwen¢r(a?swben.net wet,: www.mcoengr.com EDWARDS PROPERTIES Edwards Design & Construction, Inc. 2200 Highway 265 --Springdale; AR 72765 479-751-9591 479-756-3325 Fax April 17, 2006 Mill Holland Tom Jelicoat Per our phone conversation Friday, April 14, 2006,1 attempted to contact Mr. Terry Kimbrough whom has passed away. However; I did speak with his wife who told me that the Kimbrough Family had approximately 60 acres in trust in this general area. I explained to her that the city had asked us to purchase enough right of way to extend Street B of Crystal Springs Subdivision and tie it to the street coming from the South. She told me she had no interest whatsoever in developing her property and did not wish to sell. I asked if I could contact her sons whom are trustees of the property and she told me their.nutnbers were unlisted and she would have them.contact me if they were interested. She also said none of the property would be sold or developed as long. as she was living. If you have any questions please give me a call at 479-435-1048. Sincerely, Greg ds WA From: "Les Kimbrough" <Leskim@cox-internet.com> To: <smorgan@ci.fayetteville.ar.us> Date: 4115/06 1:13PM Subject: Crystal Springs Ms. Morgan, Thank you for taking the time to explain to me the proposed connection through my property to Kenswick Ave. I understand the rational used in requesting this connection however I do not wish to participate in any way. I am not interested in selling property, or granting any easements whatsoever. 1 would also like to register my strong objection to any stub outs on my family's property line. While I understand the need to fairly represent to prospective property owners the likelihood a street will continue through a given piece of property, I think that can be done contractually or via official city notification with out creating an eyesore for the entire community. Stub outs attract trash, yard waste, yard equipment, and provide easy access for children and other sight seers to trespass. I have personally witnessed these problems on the stub out for Drakestone St. terminating in property owned by my mother. I realize from the outside looking in you might wonder with the available space why I would have an objection. My reasons are as follows. For years now we have struggled with trash and construction debris blowing across our property on a daily basis. It went so far the city actually sent us a letter once requesting a clean up along Salem Road. Frankly I was furious because upon inspection it became quite clear to me this trash came from the construction site. I objected and requested the city do a better job of holding the developers accountable for their trash. That effort has been semi successful. As I sit today the road looks like a dump as does the South boundary of my property with trash blowing from the development along Mt. Comfort Road. My rational is simple. The farther away I can keep potential developers the better. I have witnessed a completely cavalier attitude toward existing property owners with improvements coming only after numerous demands and ultimatums. Honestly I am tired of them. I do appreciate your professional attitude and competence in explaining the situation to me. Sincerely, Lesley Kimbrough. P. REGISTRATIONS: `n8"'"e11�i y PE: AR, MO MeMn L. MiIholland, PE, PLS PLS: AR Thomas M. Jefcoat; MA REM: CPESC RLA: AR Providing stub -out streets onto a golf course is not desirable, in fact it is a hindrance, a hazardous condition Such dead end streets will provide easy access that invite unwanted pedestrian traffic onto the course, it could encourage vandalism and damage to the course by vehicles including ATVs, trail bikes, etc. This will impose an undesirable condition. Comments: Assessments for the interim lift station shall be applied at the time of final plat, if deemed necessary at that time. Acknowledged_ Provide infformation that the ROW for Gooseberry Lane. Has the applicant investigated the potty of acquiring ROW from the adjacent property owners to have a street connection? ROW information for that of Gooseberry Lane is shown correctly on the plat and is available as public data if you should need additional verification The adjacent property owners have not been formally contacted as to the sale of their property for the suggested connection. However, informal discussions with these property owners, indicate a negative attitude to any development and especially to a connection that would increasing traffic flow onto their current enjoyable cut -dc -sack condition- That condition is one of the reasons they enjoy and of which they liked when purchasing their properties - Staff recommends that the applicant hold a neighborhood meeting and/or attend a Ward 4 meeting to present this subdivision proposal. Adjoining property owners have been contacted by letter. Neighborhood meetings with the Crystal Springs Neighborhood have taken place in the past and are knowledgeable that this contirnred development was taking place. Also, this project has been presented at Ward 4 meetings_ Once is was presented as a re -zoning request with apartments near the golf course and prior to that as a future subdivision. Additional meeting may be warranted and necessary for current clarification and understanding that construction is near. The POA shall be responsible for maintenance of the detention pond (include a note on the plat indicating this requirement). Acknowledged. This note is added to the plat. A receipt for street tights or installation of them is required prior to recordation of the fmal plat Acknowhalged - page 5 205 W. Center St, fayett dle,AR 72701; fin (419)443-124; far: 443.4707; a -mail• MCOengr a@swbell.net web: www.mmengr mm �n aD / /� r: ntA0 t d anpany REc,ElvrD REGISTRATIONS: IJl,ineeriny &S,,,.,,ey _ MAR fl .ii 7n$ PE: AR, MO Melvin L. Milholland, PE, PLS PLS: AR Thomas M. Jefcoat, RLA, REM, CPESC, ISA-CA PLANNING DIV. RLA: AR Match 6, 2006 - Project No: E-640 Dear Property Owner: This correspondence is to notify you that the City of Fayetteville is requiring the Owner/Developer of Crystal Springs, Phase IV, Crystal Springs Limited Partnership, to extend connection from the future subdivision development to your immediate north, to be straight in front of your property, home. This means that the present cul-de-sack arrangement will be eliminated (straighten), replace with curb and guttering, and your driveway extended from its present end location to the new roadway. This is a City requirement of the developer. There is no cost of this construction activity to you. It is our understanding that the abandoned cul-de-sack area adjacent to your home will revert as your property. A Milholland Company, MCO, field survey crew may be in your home front yard locating your driveway and utilities (water meter, gas lines, electrical, etc.) for possible relocation caused by this requirement. Construction activities may begin early this summer. Should you have concerns or questions, you may address them to the City's Planning Division, attention Suzanne Morgan, copy myself at Milholland Company. MCO will be glade to assist in your understanding of this requirement, and of the work that will take place. Your acknowledgment, awareness and agreement, that this requirement will be constructed, affecting your property will be helpful. Thank you for your cooperation and understanding in the meeting of this City requirement of the developer. Sincerely, Thomas M. Jefi6at, j L. Senior Projects Manager cc: Suzanne•Morgan. Greg Edwards ERIE -640 CRYSTAL SPRINGS IVVCORRESPONDENCE10G03-06 a -4c-sack comxtiortwpd 205 W. Center St., Fayetteville, AR 72701; phone: (479) 443-4724; fax 443-4707; e-mail: MC0engrta'?swbeli.neC web: www.mcoengrcom a;. r Findings of this study are summarized as follows: Traffic volumes projected to be generated by the resi- dential land use of the site are approximately 2,613 vehicle trips (combined in and out) per average week- day. • The AM peak hour and.the PM peak hour have been determined to be the worst -case traffic conditions in the vicinity. It is estimated that approximately 205 ad- ditional vehicle trips will seek ingress and egress at the site during the AM peak hour and approximately • 276 additional. vehicle trips:will seek ingress and egress at the site during the PM peak hour at full de- veloprnent of the site. • •There are future planned City of Fayetteville projects in the immediate vicinity of the site. There are future plans by the City to widen Mt..Comfort Road to a four- lane roadway from 1-540 to west of Rupple Road. Ad- ditional left -turn lanes are planned (as a part of this roadway widening) along Mt. Comfort Road at its in- tersections with Rupple Road, Salem Road and possi- bly Deane Solomon Road (additional left -turn lanes are not to be included at Raven Lane). No timeframe for these improvements to Mt. Comfort Road has been determined. • Analyses for existing traffic conditions (existing traffic volumes, lane geohietry and traffic control) were con- ducted for the adjacent street AM and PM peak hours. For the intersections included in this study all of the existing vehicle movements for existing traffic condi- tions presently operate at what calculates as an ac- ceptable LOS "C" or better for the AM and PM peak hours except for the northbound vehicle movements on Stone Bridge Road at Highway 16 (LOS "F") with "Stop" sign control. PETERS a ASSOCIATES rm:mm¢ PC. Page 16 t Analyses for projected traffic conditions were con- ducted at the intersections studied proposed to serve the site. Results of the analysis have indicated all of the vehicle movements at of the five intersections analyzed are projected to operate at an acceptable LOS "D" or better during the AM and PM peak hours accept for the southbound movements on Raven Lane at Mt, Comfort Road during the AM peak hour (LOS "E"). With the City -planned improvements to widen Mt. Comfort Road to four lanes, the LOS "E" for the southbound movements on Raven Lane at Mt. Comfort Road is expected to improve to an accept- able LOS "C" during the AM peak hour. Recommendations of this study are summarized as fol- lows:. It is recommended that the new streets be con- structed as a part of this development to conform to the City of Fayetteville design standards which will also require approval by the City of Fayetteville. Persas & ASSOCIATES. Page 17 From: Kevin Smith <Kevin_Smith@ivstaff.org> To: <Iljordan7@hotmail.com>,cward4fiosl ci.fayetteville.ar.us> Date: 3/17/06 8:52AM Subject: Making Gooseberry Lane a through street??? Hi there, Today a neighbor came over and told me that she received a letter saying that the city is making Gooseberry Lane (on the west side of town off Mt. Comfort) a through street to make it easier for a developer to build past Gooseberry lane. I am dismayed about this! Surely this isn't true. When we bought our house we went to our aldermen, Schafer and Heather Daniels, and we were shown a • map that showed the plans for the future and it showed that gooseberry would • not be a through street Further they said that since there are a number of trees at the end of the street that would have to be cut down to make it a through street that the.city would never cut those trees down since there are good options else where without cutting down trees. When the city allowed the so called "Crofton Manor" development we were disappointed that these houses, thatare behind our house, are so dissimilar to our neighborhood. Every house on Gooseberry (except a new one that some how snuck in a few year ago) is at least a 1/2 acre lot, ours is a full acre as are a few others. Yet Crofton Manor is.4 houses to the acre (I think, I'm not sure of the final count) - in other words not at all similar to the existing houses. The houses look fine enough it's just such a different kind of neighbor hood that it changes. the character of Gooseberry. Additionally, the construction of those houses -destroyed what use to be a "natural fence" around my back yard. Bushes and trees use to line the back but the developer cleared his side of the yard, which of course damaged our side. Presently two trees have died from their work (they used a back hoe to clear the brush and dug; for some reason, around these trees). I've been meaning to ask how this fits into our city's tree ordinance. Now apparently the city wants to cut down more trees to make a through street through a very nice quiet neighborhood. Please don't say this is so! Mt. Comfort is already over taxed with traffic but now the city wants to make gooseberry a part of that. Gooseberry. Lane a through street to a busy street where it is difficult to pull outalready? Anew development using our old development at their freeway? Won't this greatly reduce our property value? Does there have to be a hearing before the city destroys our neighborhood's character? Can the city cut down trees and change a street without notifying us? So far only one neighbor received this letter! Please let me know what's going on. Certainly this is a mistake - right? If not, please let us have some -say in it - there are better options without further damaging a longtime existing neighborhoods. Maybe you would all like to come to our neighbor hood on a nice spring day and enjoy it's character. Thank you in advance for your response. hrhr Kevin Smith PS: you may remember me when I contacted you last year when the Crofton Manor developer tore down our back fence to replace it with his new fence (which was fine with me) but they tore it down without replacing it for two weeks meaning I had a open back yard and two dogs were roaming free without us knowing it. You helped greatly fix that and I appreciate it. Please let me know about this Gooseberry Lane problem. Kevin Smith •2299 Gooseberry Lane Fayetteville AR 72704 479 601-1750 CC: <mayor@ci.fayetteville.ar.us> . Petition Against the Crystal Springs IV Development The following signatures obtained from people residing in the Birdhaven Subdivision and surrounding area strongly oppose the Crystal Springs Development. We are against the development for several reasons. • Traffic Issues with connections using Raven and Woodlark. • Lack of street improvements to Mt. Comfort and Rupple Rd • Impact the street connections will make to the Birdhaven Subdivision and quality of life of the citizens who live here. Signature/Name: Address Date Petition Against the Crystal Springs IV Development The following signatures obtained from people residing in the Birdhaven Subdivision an.d surrounding area strongly oppose the Crystal. Springs Development. We are against the development for several reasons. • Traffic Issues with connections using Raven and Woodlark. • Lack of street improvements to Mt. Comfort and Rupple Rd • Impact the street connections will make to the Birdhaven Subdivision and quality of life of the citizens who live here. Signature/Name. Address Date • I •,j • J Petition Against the Crystal Springs IV Development The following signatures obtained from people residing in the Birdhaven Subdivision and surrounding area strongly oppose the Crystal Springs Development. We are against the development for several reasons. • Traffic Issues with connections using Raven and Woodlark. • Lack of street improvements to Mt. Comfort and Rupple Rd • Impact the street connections will make to the Birdhaven Subdivision and quality of life of the citizens who live here. Signature/Name: Address Date April 24, 2006 City of Fayetteville Planning Office PlanningiCommission:Subdivision•Committee „113 W. Mountain .... 'ayette-v lle AR:_7.2701 Bear Subdivision -Committee, IC This letter is to notify theCommittee of our opposition to the Crystal Spring Phase IV. We have lived in this neighborhood since it was built. We were. one of four original families that formed our neighborhood. One of the reasons•that we.boughtdin this neighborhood was that it.was..small.and that it. did not have through streets. Thus, having very little traffic and making the neighborhood more Safe and secure`for families;: • We recognize that developers have a right to build the project. However, we do not,want to see. our neighborhood swallowed up by this larger development and making Woodlark and Raven into busy streets that would connect, :thep oposed:pr-ojectto.,Mount:Gomfort :Mount-Comfortis already congested with traffic! The building of additional homes connecting these streets will.not help with traffic on MountCoinfoit In addition; there are almost no sidewalks in our neighborhood and with the increased amount of traffic there would be no safe place for riding bikes and walking. One ofthe great features of ourneighborhood is safety.. Today, there are probably twenty or thirty cars coming and going on our street per day; however, if Woodlark becomes a connector street; then that number could easily increase to three or four hundred cars daily. In closing, we do not want Woodlark or Raven to become through streets! Our neighborhood will not be the same if the Commission approves the Crystal Springs Project as itis planned. Sincer Jeffrey d ICar n Myers 2325 Woodlark.Lane March 17, 2006 Suzanne Morgan, City Planning Division 113 West Mountain Street Fayetteville, AR 72701 !' 11 I1 `" 11 11 "1 KI "1 1LV: ;w 1r;.l YI11 �1 1 Ity Ott V U" 1 I 1 •1 Y4 11 L1 1:..1 II 11 "' B.1 r11 .1 1 S : 1 : 11.1 `: 1 1 Itl :1 1 1 ' II /1Ilt; 11:II' 1 t�1 :II'1 L 1 , X11:" 1 1 , 1 11 VI 1 I" IV1� "I �1 11 ; l 11 ' :111 ': 1 1 1 1' 1 1 1 11 11I1 V" 1 !1111 1:111 11 1 11 1 it 11t 1•:w 1 ' 11! 11 I'I !J 11 1 1 t 1 1 1 t { 11 : 1,1 ' 'Ii ' II :I ii I1,F'hhu'1' 11 YI 11 l 1 11 11 1:' 11I 11 1 '11' 1 "thin 1 "' V 1 11 I V I11 " I A 1 1 1 rl J 111 i1 Its ru ' I 11, I.: 11!:I Ilt :II 11 �I 1 "'11 1 : 1r1.1 11�'1 1 1' :111 111111iu Y1� -'It- 1 I 111 '1 .) Ivl 1 1 1 1 1 ia1 it, `1 ti 1 It .11 1 I�: :I11 1:1'1 li' it 1' ' 11 1 !J I: 1 1 it,) II V :I1.1 V11 e: I i! 1 11 1111 : 11 `;! 1 V11 n :111 it :n 1 1' '.111 flu I1 I,i 1.101; 1 1 11 1 1 1 11 J:II I I I if 1:1 RI.1 1 11 1al Sincerely, Bettie Patrick Btc� 4 2361 Gooseberry Lane Fayetteville, AR 72704 479-521-3749 1111 VI I 1 :11,1 P: 1 11 I! 1 km Crystal Shrines IV Development TO: Fayetteville Planning Commission 113 W, Mountain Fayetteville, AR 72701 I o ose the Crystal Springs IV Development for the following reasons: • Traffic Issues with connections using Raven and Woodlark: * Lack of street improvements to Mt. Comfort and Rupple Rd • Impact the street connections will make to the Birdhaven Subdivision and qualityof life of the citizens who live here. Ida a U i We urge the planning commission to deny this development. Respectfully Submitted Address: fi,, Date:_ RE: Crystal Springs IV Development TO: Fayetteville Planning Commission 113 W. Mountain Fayetteville, AR 72701 I oppoSe.the Crystal Springs IV Development for the following reasons: • Traffic Issues with connections using Raven and Woodlark. • Lack of street improvements to Mt. Comfort and Rupple Rd • Impact the street.connections.will make to the Birdhaven Subdivision. and quality of life of the citizens who live here. A.1A;r;nn 1 We urge .the planning commission to deny this development. Respectfully Submitted Signature: C' Address: Q% Date: RICHARD and LORNA NOYCE 2862 MEADOWLARK DRIVE FAYETTEVILLE, AR 72704 U.S.A. RE: Crystal Sprints IVDevelonment TO: Fayetteville Planning Commission 113 W. Mountain Fayetteville, AR 72701 I oppose the Crystal Springs IV Development for the following reasons: • Traffic Issues with connections using Raven and Woodlark. • Lack of street improvements to Mt. Comfort and Rupple Rd • Impact the street connections will make to the Birdhaven Subdivision and quality of life of the citizens who live here. Additional We urge the planning commission to deny this MAR 302006 Respectfully Submitted Signature : ?ko 4k PQLS6�J Address: a lOl k. Date: RE: Crystal Sprines IV Development TO: Fayetteville Planning Commission 113 W. Mountain Fayetteville, AR 72701 I.oanose the Crystal Springs IV Development for the following reasons: • Traffic Issues with connections using Raven.and Woodlark. • Lack of street improvements to Mt. Comfort and Rupple Rd • Impact the street connections will make to the Birdhaven Subdivision and quality of life of the citizens who live here. Additional Comments: We urge the planning commission to deny this developmen . RECEIVED MAR 302006 Respectfully Su Address: 28 ?S Q ti Ai 1 aJ,% • RE: Crystal Springs IV Development TO: Fayetteville Planning Commission 113 W. Mountain Fayetteville, AR 72701 I oppose the Crystal Springs IV Development for the following reasons: Traffic Issues with connections using Raven and Woodlark. Lack of street improvements to Mt. Comfort and Rupple Rd • Impact the street connections will make to the Birdhaven Subdivision and quality of life of the citizens who live here. Additional Comments: We urge the planning commission to deny this development. lctfully Submitted Address: —���✓��2����� Date: %7� 3 RE: Crystal Springs IV Development TO: • Fayetteville Planning Commission 113 W. Mountain Fayetteville, AR 72701 IQflose the Crystal Springs IV Development for the following reasons: • Traffic Issues with connections using Raven and Woodlark. Lack of street improvements to Mt. Comfort and Rupple Rd • Impact the street connections will make to the Birdhaven Subdivision. nt and quality of life of the citizens who live here. Additional I' Comments: I I I VC.. c Woo o rL Lanes o A bo °r tunnk i-i- onnerkcL htermsc of i he Rr inexcce. r0.f i . L' r i-a_l 5prin deeJoDar5 CnJd L Or o • toy d le i Wooc9lo IL as deack • We urge the planning commission to deny this development. ek Q S�'ee+S, brd RECBVEQ APR I ' ?006 PLANNING Dl -V. Respectfully Submitted Signature: '1'Y1Qn C^'"" `a Address:. 274% W Date :t IL RE: CryEtoJSprg. 511veloament TO: Fayetteville Planning Commission • 113 W. Mountain Fayetteville, AR 72701. I Qjflge the Crystal Springs IV Development for the following rone. 7 • 'ac �: o Traffic Issues with connectionsusing Raven and Woodlark. P`) a Z • Lack of street improvements to Mt. Comfort and Rupple Rd 1!1 g, • Impact the. street connections will make to the Birdhaven Subdiv%on and quality of life of the citizens who live here. We urge the planning commission to deny this development. Respectfully Submitted Date: — a/ 22 1 RE: Crystal Springs IVDevelopment TO: Fayetteville Planning Commission 113 W. Mountain Fayetteville, AR 72701 RECEIVED MAR 9 A 1006 PLANNING Div. I oppose the Crystal Springs IV Development for the followingreasons: • Traffic Issues with connections using -Raven and Woodlark. • Lack of street improvements to Mt. Comfort and Rupple Rd • Impact the street connections will make to the Birdhaven Subdivision and quality of life' of the citizens who live here. We urge the planning commission to deny this development. Respectfully Submitted J4 Signature: W7tcdfl"jwh Address: Gil Date:. p� u o 9 RE: Crystal Springs IVDevelonment 4-i TO: oo�O TO: Fayetteville Planning Commission 113 W. Mountain /G Fayetteville, AR 72701 I oppose the Crystal Springs IV Development for the following reasons: • Traffic Issues with connections using Raven:and Woodlark. • Lack of street improvements to Mt. Comfort and Rupple Rd • Impact the street connections will make to twan subdiviion: and quality of life of the citizens who live here:. Additional Comments: _t b Q_do 9 oix knoa) e4 We urge the planning commission to deny this development. yC. Respectfully Submitted Signatuiltflj re: Address: 7 l Date: J �b r- V - RE: Crystal Springs NDevelopment TO: Fayetteville Planning Commission 113 W. Mountain Fayetteville, AR 72701 I oppose the Crystal Springs IV Development for the following reasons: / • Traffic Issues with connections using Raven and Woodlark. ./ • Lack of street improvements to Mt. Comfort and Rupple Rd • Impact the street connections will make to the Birdhaven Subdivision and quality of life of the citizens who live here. Additional u •.�: � •_ - �_ • � rte! '• � • � • •• fn1 Com ock ` is o.v c o t,�. &+eck vu' 4-h iS o� nebo�d PleoS keep i#- 4ho.-+ way We urge the planning cotnmission% deny this development. O.r.J -' J osmo4 c- ec •Zam Socc S Cori nu} be O:f Fh2 M2E�\C� = howe. h v3orK , Respectfully Submitted Address: o2.$ to3 Q l lO.t \ t Q Date: (nr Ch a�. a00(0 Corner o-� ab-iol 4 Uoodlark� bbti:i r1 � \ sR3.. r".ez?y.• RE: Crystal Springs IV Development TO: Fayetteville Planning Commission A �qR �ivFO 113 W. Mountain Z4/V�1, '94 Fayetteville, AR 72701 08 I oppose the Crystal Springs IV Development for the following reasons: • Traffic Issues with connections using Raven and Woodlark. • Lack of street improvements to Mt. Comfort and Rupple Rd • Impact the street connections will make to the Birdhaven Subdivision. and quality of life of the citizens who live here. Additional Comments: We urge the planning commission to deny this development. Respectfully Submitted Signature. .e 14 Address: C23 / ]/� CAVC4 At. Date: FA7727D 4o 3 XX March.16, 2006 Suzanne Morgan, City Planning Division Thomas Jefcoat, Milholland Company This is a list of Homeowners on Gooseberry Lane, Fayetteville,AR that want this street ,to continue as a dead end street. Also included are signed documents: B.J. Shell Sue Howerton Phyllis Smith Ken Young Evelyn Smith Everett Evans . Jack Thompson Carl Strange Bettie Patrick Jane Williams Terry Carpenter Mike Freeman Vicki Stafford Kevin Smith Dan Worley Carl Strange and Jack Thompson were at a meeting on this today. Bettie Patrick 2361 Gooseberry Lane Fayetteville, AR 72704 h t r _ : H : 3. o jJ. : Q N . i•. ,o o . I- i \ Y t,^ i: ------'---ca:;'---0 4 p p " HJ N Q 1 j C> i� - ,w Tfl .cwt Te,,,wr�l.. - Ll �.-r Y. z .nJJ, 'i�1H t"'\ •Y 'G�. 11fyi [JIB l • 4 C[ H � ! '�vy _ ,i � _ ` _ R v � S[ �.'1 rt+Ae fi �: i� 2..-.-.. s' -Si. • � j f' ^ 1\f-�' ♦'Y�e"a '. ,� ` � a �J �� �EM1� :; ! i 4= k { ' , i i c�r i� rai' =c' , S .��i _aY ^ � ,) rf� a .t �.I ya f i Y' Iv'• I �• j �..�r <*S ljl� � � 1..'� �^�!� •f✓ v s d��.-.�W r �. i ' 1I ., ..ri - • • yF I , 43� !� Yv `f.F,.n'l.. i"e_ «`Sea r _ ,'}¢ s ,A ^ y , , 3 F H T 1 !' pwsQ 3'" -Ire -� }_ �.� 'L ! �� _ f V1 '� 4 � M1+ •1' ) +� r 1 r _ xT)h, •Y \AI�! x�i k L ).C PPi F'1r G t ._ �S ��Yxi���i 1 j 4 iF • < � T 4- - X _ I I t ti. it rr-...r��L ��• ,( Jib Sy �Q F R • Esn F'j'\ �, 4. , +' ,e b li r :' :. , • - f ,- .53 � r Jr !' ♦, y , 1F / 4 lA 7. I�(, L'3s t�. 4 't� t < r r � +�7 i1� ^. ,�F'I4 .n .4. J • ♦ w � t'1 �) ( I '4�� ' C �1L ".. . r -may 1 ,I! 3' � >.. ♦ ♦ s y , p� fi Y➢' 'rtK i'd'1�.♦' ie_ .mow �^` \ n .T J-cSQ I4 �'�•`� r � L f'=���^.j5y�� ;�.a:.py.yy�i� r�. la+sjli� ,'.'!'h tre1 s� P I.,}} �y. F PPL06-1977 One Mile View R1 R -1l h RSF. Overview iI_I IJ - Ce RA CRYSTAL SPRINGS IV 0.1 SUBJECT. PROPERTY RSF-1 RA RA Legend Boundary Subject Property _- Plarwil g Area PPL06-1977 8000 o Overlay District 000000 Outside City Legend 00.125.25 0.5 . 0.75 1 lies RA Crystal Springs Development Comments and Concerns 6/6/06 C The Bird Haven and Gooseberry Lane residences requested that Mr. Jordan and Mrs. Lucas appeal the decision by planning commission which allows the Crystal Springs Subdivision to proceed. There are traffic, environmental, and safety issues that were not adequately addressed. We had a neighborhood meeting, June 1, with council members Mr. Jordan and Mrs. Lucas, and the developer Mr. Edwards. We want you to rescind the current sub -development plan approved by the planning commission and approve the changes agreed to by the neighborhood and the developer Mr. Edwards. These are comments and expressions I have received at and after the meeting as part of the record and for you to know what comments and concerns were expressed. 1. Have the traffic flow east and west out of this sub -division and not through the Bird Haven Addition. 2. Has an environmental impact study been done for this development and what is the result? There is a spring and wetland area in the middle of the field where this subdivision is being built. 3. Consider safety issues rather than quick development. 4. Reduce number of lots by increasing the size of lots. 5. Build bridge first. Open streets to east and west of development and do not open Raven and Woodlark Lane 6. Route traffic to Deane Solomon, Salem, Rupple Road and 112. 7. What guarantees do the current residences have that no houses will be built before bridge is built. Concerns: 1. Raven and Woodlark Lane are too short and cannot support the traffic because of the volume and weight. 2. No safety for residents in neighborhood 3. Crime 4. Speed tables (a joke) The real issues and facts are the following: 1. We have a quite neighborhood with many walkers. We do not have a city park or any bicycle trails or any sidewalks to walk on. Therefore, our residents, adults and children, must walk, ride and play in our streets. 2. Bring the traffic out through Bird Haven is a safety issue and the planning and street staffers recognized this problem somewhat and is requiring (the stupid) speed tables to be installed. 3. We want you to know the magnitude of the traffic problem. City staffers seem not to be aware of the volume of traffic. A. Crystal Springs Development - 273 homes — with approximately 2730 vehicles per day (this is by the city's methods of estimating traffic — 1000 vehicles per 100 residences) B. Bird Haven Addition has 102 residences —1020 vehicles per day C. Total Vehicles (Bird Haven and Crystal Springs combined) —3750 vehicles per day coming through Bird Haven Addition. D. There is approximately 2500 existing residence that is currently using Mount Comfort. — 25,000 vehicles per day. You may not believe that Mount comfort has this volume of traffic. However, I took a random traffic count on Mount Comfort. Here are the results of the counts. Tuesday May 2, 2006 between 11:00 & 12:00 AM- 520 cars per hour — averages 6.9 seconds per car Tuesday May 2, 2006 between 5:30 & 6:30 PM -1308 cars per hour — averages 2.75 seconds per car Wednesday May 3, 2006 between 7:00 & 8:00 AM -1408 cars per hour — averages 2.5 seconds per car Friday May 5, 2006 between 9:00 & 10:00 AM - 600 cars per hour — averages 6 seconds per car It is amazing what I discovered. If you take lowest count 520 vehicles per hour and the highest count 1408 vehicles per hour and you averages them 924 vehicles per hour and then multiplied by 24 hours per day. We get 23,136 vehicles per day. Which is within 10 per cent of the estimated count of 25,000 vehicles per day. This is an average of 3.45 seconds per vehicles. Which is not much time to pull across a lane of traffic while turning left. We have Bird Haven residents waiting between 5 & 10 minutes to get onto Mount Comfort now. We need a traffic light now for accessing Mount Comfort. This is the volume of traffic today. However, there are 14 to 18 subdivisions that have been approved out Mount Comfort that will add additional 5,000 residences and 50,000 more vehicles to this farm road. There will be a total of 75,000 vehicles on Mount Comfort 1.15 second per vehicle. (This is an average per day — during the high volume traffic time it will be approximately 0.8 second per vehicle). A person living in Bird Haven, Crofton Manor or on Gooseberry Lane cannot safely turn out onto Mount Comfort. People living on Mount Comfort between Deane Solomon and Salem have worse problems. If it were not for a few good Samaritans, the 100 residences of the Bird Haven Addition would not get access to Mount Comfort at this time. Think what it will be when you add the 274 residences and the 2740 vehicles per day from Crystal Springs. I am a Fayetteville School Bus driver and I have to deal with the traffic problems each day. In May I saw traffic at 7:50 AM at a standstill and backed up to Raven waiting to get onto 1540. Another morning Mount Comfort was completely shutdown because a patrol car had stopped 100 feet north of Mount Comfort on Salem. It is not unusual for 20 vehicles or more to be backed up on Salem Road trying to get onto Mount Comfort. A stalled vehicle on Mount Comfort between Deane Solomon and Salem and between 6:45 and 8:15 AM will totally shut down the traffic on Mount Comfort. When the traffic stops during this time, you will have a difficult time getting a wrecker to the vehicle or any emergency vehicles into the area. I will stop with the numbers and traffic issues. The traffic is a very obvious problem and I think it is to the city staffers and planning committee. However, I think they have their own agenda when it comes to subdivision developments and street layouts and that agenda is not good for the city and its citizens. I want to address the changes that were discussed at the neighbor meeting and what the residents want changed. The developer told us he would put in the bridge across the Clabber Creek first and leave the Raven and Woodlark Lane stub outs closed. Keeping the Raven and Woodlark Lane stub outs closed, the traffic would be directed north from the Crystal Springs Subdivision. Then as the subdivision became fully populated he would open up the Raven and Woodlark Lane stub outs. The Bird Haven residents want the Raven and Woodlark stub outs to remain closed until Mount Comfort is completely up graded to handle the traffic. In addition, we want a traffic light installed now so that the Bird Haven residents can safely turn onto Mount Comfort before we have a fatality. We want some east west exits from the Crystal Springs Subdivision. We, also, want the water and sewer services reviewed. There are 5,000 new homes are scheduled to be built and we do not see any new water lines being installed and water towers being constructed on the West Side of town. Water lines and water towers must be in place for adequate water pressure and fire protection. One of your primary responsibilities as an elected official is to provide safety for the citizens of Fayetteville. The traffic coming through the Bird Haven addition and turning onto Mount Comfort are safety hazards both the residents and to the drivers. I want to thank in advance for taking your oath seriously and doing the right thing. The right thing would be to rescind the current development plan for the Crystal Springs Subdivision because of the safety issues. Approve the plan worked out by the developer Mr. Edwards and residents of the neighborhoods involved. In addition, doing the right thing would be to approve the installation of a traffic light now on Mount Comfort at Raven or Woodlark Lane so the residents of Bird Haven can safely turn onto Mount Comfort. Also, approve leaving Raven and Woodlark Lane streets closed until Mount Comfort is completely up graded. a _ 11 BR / IOGEPOR - vRD'/- flr _ _ F LEGH 1 0 ADDw CREST I w TER TER 1 HIDDEN REEK Y p a a D s i __ _ n..k.... D NRTTERIY • O. AI. WI K 1 D ' w < r2 -- 7CO I rn D S I I IF I � I I / I I 1 m �� v j I KENDALL ze1 !- f I A(PIN pryy4TC 611 CO,. m 9 s 1 I _ b e IN DAK j '^ P _ Hi N EN ACRES / DEANES WWR D I a m 0 r WOC ON OMERMCCDNN I 1II LRIE HOLIAW g i 1 WfL o%. d m 1 CCONNE c -9 DIFFORD HATCH �•v PL SSNT 1 ¢ l 7R! 4l-' ,mot ,p• v ✓ <', v. a1 �!I •fw!y'ur J�j w• Y ury om{} < r- I - .i.v.. i L mrwmmmms = c 2• D Pv5 0 D Dr z m p m o m m .� ltrt ~m1pIm fm TI:::::::::::: 1 m ° AD 1 I O r i LONY OO e p ° i w p •i 1 C WAONER I 1 i 1 = I I / HUONMOUNT � ' w 1 t p 4—•v^' z I �. m P m p \ i L - _ _ — — p LENiN ,P 1 ADOW CREST I e W TER i ! ER 1 rp- 1 1 O. I VELMA i I HIDDEN REEK 1 m m 6 Pe �iD 1 F I z 1.g i I C I � y ' I a I I 4 � �• .� 1t� ,gyp 01 RUFFLE -. 4 m I F V' (( r D D r r BERYUO ^j I m o n rn g_ I NE NANDR m. RADCi1F E �t 8 i j` �+ S P _ I I D ` 'fi 1jt�C c o ern S '^ Z morn I ' -- 'r/0!' �4<I _ ..: D UTCHINSON NATTERLY I a j 00 X 0 m D I O O I -r 3 xw r o p KENDALL ! D{ _ siI o ai G q r •S 1 E o x D m x O r y I Iew p O Raw nermonymwrmw IWOODLA . v 3 9 0 ORORE 0 - -' r mZ t - O m r .' ( v ,�� s may✓ A c f J ALPIN . PRNATE v CO} z g J m m 1 ! H3 M EMA(Rq DEANE SggNON O m G I WOO m m fhiG 1 I_ 1 _ f I° ON f O°IEM MCCOHN CR� HOLLOW yy F f 1 wru D m y f f . CCONN � a _ tA^ I j 06FORD HATCH - In Ot o PL S1NT oy ��Ms/ O 1HVS ld w Q 4� o C HOlVH OaOjd(O c I w a 3NN0 ` - ._ . • i 7 1O Q w n MOIIOH 4M0 - MN033 a3WO 1 � NO d � X OOOM O w 1 � p, S3aOb N3 1+ C NOW(nosR M3a H' ZLL f B O HVO Nf I O E �1p-foa LLSZ 31VAMd Nld1V y8 �Q®� W 3 J W,�� � 'o o a � ; '►b1y� g O^c�n�® § o: G s,� L& 0 1�� W m• �m Tro0N3H t J g Y Q 1-� J cis I Q ro 0 C7 LL A1a311VH. CiQ m 0 9 .:.. J f 75 NOSNINDtn r 3. u -:d .i,� • p iI - i I $Onwa39 ` V j`f - n _ .. .. �' !T�' W h fy ' 3lddna �� � ♦♦ <� � o J �„ j m i �♦ ,ice aid Cl f Z �33a N3oaiK g ." . to J Vw13A 1 w M I '( > R a31 I a a31 J I. e -' I 1S3aJ MOOV ® H9t31Ha 8 ?G -.. . .r—�. V1SCb _ m z 7. aod3oa s 2 g o lNnoflonn � a3NJVM 9 - �'Z r ti y Y e ��r`t O ANOI w p h S v g Jfl SWVOV • 3N n8•..: Z w � w ' W ®eemex. ¢err. �nrs ¢smism� } —e,,t7w -+ a J a c _I'• . m c z Q -• z SIP' Q LLI Z . (O �v aa • eam�mmnea®� r. 7 1 4 '..+r —..1— rew'� Milholland Engineering & Surveying 205 West Center Street Fayetteville, Arkansas 72701 Phone: (479) 443-4724 Fax: (479) 443-4707 Web: www.MCOengr.com E-mail: MCOener(@swbell.net WE ARE SENDING YOU ❑ Shop Drawings ❑ Copy of Letter COPIES DATE NO. DESCRIPTION 15 5-16-06 E-640 Preliminary Plat LETTER OF TRANSMITTAL Date: May 16, 2006 Job No: E-640 Attention: Amber Wood RE: Preliminary Plat Crystal Springs, Phase IV 0 Attached 0 Under separate cover Via ❑ Prints ❑ Plans ❑ Change Order 0 Samples i I THESE ARE TRANSMITTED as checked below: ® For approval 0 Approved as submitted ® For your use 0 Approved as noted ❑ As requested ❑ Returned for corrections ❑ For review & comment ❑ ❑ For Bids Due , 200_ ❑ Resubmit copies for approval ❑ Submit copies for distribution ❑ Return corrected prints ❑ Prints Returned after Loan to us COPY TO: File, Suzane Morgan SIGNED: Cfl< L r; Melvin L. Milholland, Owner/PE/PLS Ifen daneesamnotasnoted, k14', b' is at axe w From: Clarice Pearman To: Jordan, Lioneld; Pate, Jeremy Date: 6.26.06 12:58PM Subject: Res. 113-06 Alderman Jordan: Attached is a copy of the above resolution passed by City Council, June 20, 2006 regarding the Crystal Springs IV appeal. - - Thanks. Clarice Clarice Buffalohead-Pearman City Clerk Division 113 West Mountain Fayetteville, AR 72701 479-575-8309 cpearman@ci.fayetteville.ar.us CC: Audit 1I I II 'II aII �. p rrr. . .✓. ar 90r•:. 111 ��•�� _______________________________ .1 jIlt;: k", 0 j;¼ . ,n. _rr.. - Ft :W -. 1, I' 'S. "--4 'I., •ri.st.f .•,, i )1•'i- :iii r it:I f arM ae•Iq .Y Je go; ql i ®I 1i ''Y ! _ Fr .41Yfr'i IlMMGI la IK /•19S CWMIYMI XIO/.•bl 1/It/IY IXSOQ•I IIOiA V OMW s1Ya-Y a '\ I 1"d i fl$;W_;3; 'i3 , , �I� 1 1 Ill II 1 - 1 • er.]'.. 1. „arses' 01111 Ilbir !1 iIi ' ,�f III II jlj' '♦ � i NW bib I I I Y•- lY :J 9 `I r. I I I 1 p Fvl 'IA III 1 I 1 I �E �JY 1 1 iii ' 1 r y C9 1 1 your so.a 9 9 r'�l r J j �J l y(y•IoiQY ® 1 ('J�� Wu I _- _yY�ti•JI art "p'Yr'O1f£a _YyIIai YJ _ J1- 8J 1 -II T YTT r --.L -J ''L�-= '� -J .' _JyI�v-JVJI L� 1 /__••{_ • 2 14.•:01.1 / ' •t - • ._� ` all...—nc _ a-\\ _r_7_ _ - -1-f .�"1 u _I Ie__I_ J 9i r li3 ® 1Mj 7 Pill R _ -, - -_ = - _L __ 1 '1 1 ii �7 _ l '[YY . •pY i ® y ® I 1 I Y r l r—_ i IIt I YW C!•IY6a NW Lt l it __ _ I II y ia 111 I. 'mi �.•4'____ /y -J L _J L _J LJ 11 III 1l1 �JI JI 11� r 1 �l !y _- _ St pp I'e'JI r•r r I �__ J L 1 C, Y L _J l _J L J L_�.II I fr-'• 'l •t'!P ll II ___/• l fMr l __ _ _- 1 9r1r �a 9t' \ I I riMV[- 1 ir'l r w 1 �I (A� ♦ y . 1 l r �l Tay 1 .•-3 9,Z ♦ .'.l p III I 1 1 rr.Wl II ary it IE I \\\� 1 r� I ' I 1 1 I I ` 40 r I r 1) - L______JI � I 1 �YL . Ji •�JI a rI Ii 1 tl -'-' 4 _ ♦ 'VY l aaJ I (� E r 1 rrelsr I __ y ,f a \'y�l ...� ! .aI > 1 ` u _____� 9 A 1 r Y pp ,r 1 1 [r __ LA If fl 1 It II ♦`♦ \ I r 4 J ___J L J' j L ; 1 ,v q ,p�wjE irl ".yyv--ll M•.© ________J I 'Il ar�.� ��'dY `♦`♦ L-s.l-i'�;Jr4y $� L_CY` _`�'_-„_ IMI C I .,� a. _ a�Y _ .Qy 1 .F...1. _.� - - .T.—. _1 ___ `yfi�• ® 'I tip 'W '1 Q '•- .• -_ r-`� -Z_ '2�_•.1 II Ir' "df/ '// ♦ y I /� I I I1T1' I r_-,r r__, r ___ ri••' NW l__ 1 \ w IY• /r r (rJ a y, �1 -'Jry f I'dYJ i45/3Ii'�J9�ppr`r'' ' LI ® u 13A I IiI /' v `♦ 1 I pp 1 1 I I r '1IJ '® l al 3 t, 31 al t 'OY .AIY li '�1/ 9h IL__Jyr�'OJ'A // A� J `)vYW L_ L_ -J L/ril! ..I i ��i IlI II ---- I' y =•� \ ` ar �.. '1. Jar — -_�ra __1L__J L_YJ L___JI LYrJ y __ r y ' pr L'iulgr, o� �'.'5 �. YI. /-:a_ - I'I ry i r r- I I ♦ \\ O N. - ary , j( -i4• l r \ l f' vWl - .I a' < III r-- ;---= •i• 9 9 % J 1 1 ' I1 , r -.r, r_' 13 YW r- a1 I I ^eY r `DY yy xt 4J�I ®' \ J3,• \ \a1 YQ C y I® ' 4 ]� 1 1 i i I ' i i f l ••.r__ y•• L .r Y 11 11'oi'ir '�1 3 j` . j __ • -a'L.r / v` ' \!� 1'RJr 1'01'J 'Lr a.. „_ • _ 'S�r�.yrT �r M _ .a aJ �. Jl 'al Y l�i 'I= -9f 1 9 1 ... .._ .._... : ../ ♦ \pt '.' V\tc4'..^_ �lL rl.. -$'._ it 8I1� 1 ygl yy • S r i t J `` I r.w. r, /p rry �y rtig'f` `I r 'i �/• 9 Ia•W __i /Q�� — p , % i ... � !, 'y! ary I� a3 YJ .'� 'r �♦ ♦ •� , \ \ /. ; •/1 '\♦` .9 3 '•l � 1 L • r _ YI I!"m/ > '�'•J� a ♦/''r © < /4•. ti g'.2 •. 19 1 4'1/ U I ,� -r - LL -�tl l ql !.j \.l \ ♦:� Y.ryr1 s j bV` �l 3 , /1 , -_ _ I I iI 9Y II II YWJ / •`_)-I(I�/ / •�OI ♦ II yY 1y W 1 ) l �Y _JI rte-- `A'A-ir 'k4\'- ' A ' n♦ VA a9--'-`tl n \4 V 1' 9Y L. _ '—J mr-Y N /•/. I r' ^\\ ( v Q I i ____l Ir __ = •r[J ) • , ' ♦ Vii- ` . -WF eJJ Y aY I I II 'm \y yf l ♦\ \ ��y�11 r\``�4J , ..•I eY , \I 19'- -j.Lil .� _'� - _I i R11VJ 9Y v 1 II 3 . ♦ 4v ,' ♦♦ \`'lrla ) S•a i rml NW 9S I. .r "I- --------- - / ♦ JrI ` ,iOi r\�. -! I7 �I'dY I ( \w' (y ) `.''' ©1 'L. 9a1 • r -� J \ \ `✓ i I' ) • i Y ' • `♦ '' `p __------- a.,�I TOY lI II I / \ ' •aJ / n♦ Y.. •1 \ ♦-- €4 .•T Iti y '� 1 I r <` ' ' ll). \vC' r : ♦\ \a I iYrn 1 r -i l__r J S! _ IJ ♦ ♦ rr ) \ '•iN/ I \ i (�w ) \♦a 4'i�• 1 ' r .• r lv YF _ ) gi ' n\ .�'' ' VlITl i rn\ \tea, ♦r i� 19 �YI I r IA; I I i I au1 Y ♦♦ ` \` r 1 , In'�Y'.yi ♦. r I r r j _ar I II' i II -rr --I• _ .• tl� "m!(i ` \SE SJ' ' ' �\ ®/ •Lr ' •�� '� ♦♦♦\ L vY 'I 4.y ! � - r r 1.1' ♦ \♦ ♦ \4 r • ) �♦ r `♦\ , )n\C'\` .a•r r _J ♦ , , p / ♦ , ♦ r •Is J t S1 I IYY A V/ ' r i VA A C /, i A r' r ) i I� -' ___ .,'•__' 1 `\ ♦\ .1 "i it IIi I r 1 ♦\ v,n\ \♦ r r� !a - \\" 11i �__ •fir y O I. ' ay r r♦ <♦ ' ♦ \ )'S V \ 1 • rr ') ♦ T S ) <` "QrJ ,T /r ®`♦♦ \♦ r `,) (-i, J `♦) 'ay / n II l �' 9li II - ,1♦ \w r' `LO`y <♦ "�\\'v \. '• rO _? ^' I.. — r J a/1/i' ♦ i ' ' .4 <' ' fr IwY - - ♦\ •\ Ca Fp19fE `.\ \ , - ) _ • L _ _-JI O ' t \ <♦ a\♦... ♦` / ) c •f�Jyi ♦ ' ri @• , �! __ \ v r, n a ' ♦\ " , ) yJ Van r 1 ' TY ♦ ♦i/-'.-\ 'i. 1* ♦ \ate S' ♦ rt r \ r L- _ I ___J r`•, 81 - ME!]/ L 1 ( L, ♦ 6M'' /' SW, \ •Y Gi• I ' _- err _ ` ai it .. ® tv = r ' ) % •py r. iI -1'r-. .___ r'c"r -Jl I-aa cL•r_ ` 'M ^ 4` I.• r i 1 I.1/WT•• iu \v 'V I Ir ru '4 / r nlr✓___l• 9 (m� 4 ] I• I •I I) �, I I] , r.. 1/ \ /` T3riLu' 4Y 9il lag f 9"d�J .•aryJ�WI �'dVjl Iy9,� 1 1�Ii i 1 O 1 1 I •_rqi wr \ .\ '�• Ij ` J 9�30L.r7 �� 1<p...- -'+ILy r I yly .mil ! 14l t f.•c n r r \\ O ' ,. r• t \rl INLI �Vr 11 I I � a'1S/ I V/J3 I � 14 t V V ♦ , - --`�, e.g �r• J •--J__J - L. , alY 1 "did \ .a .� ) J' 11 IJIm ,C9/ l �. 19.- rtl _ 41 YriJ --I - --.J.-.___.ti. ! - . '� 1• r' : ♦N'% Yr I. P A 3 9 - < i 1 r• a 1•aP�,I� --? r= r-- l r ' r'� r =� ; \♦ �\ Y \Y . J \ 1 I I r a • aw 9 a j I i r- ` O iy\ a• ) , I I 1 1 1 a1Y� l IY • rl `I '0151 �y ® © 1 © I II -\ V ,'� 1� —r .a•V• 1 1 1 • Y I 1 1 , __ __I 1 I a'ev' • 1 y 1 y 4 L \ . -I � ._.- ,�5 ep eLYI 1,r I r r II ! I I I II YJi afJii'OI'JI ♦!�a ' p S�/ply' ,1{i ee1zAF - r r r �r•r '- i _ I' •@!/ i �. 11fg . \ t[v'irI •I(4� i♦♦ F Op46L711yr 1 I 1 •a..e I • L ' I' - a� '8Yf V, 1\ I\\ \�� Lrl �/ •Yra\OI �xr W, 11 .�-_—• _ lu_...I _�..Y__ FwVN, \ K ` —In qr~r I 14 1 Iuyr�a 5 •.i�'-R�•f`•-•v<m,rvwvr<vi-.:..evlav- ____ _ \ 1 T 'r•W MOFq a. •rV a Li 1 1 .r • _ aO•r is.r q<rur .••fIYOC'IOY\.R {•ab •—_x _ VOr 1 riE•_ .r•!.. IA Y.. rq'WF•Y lf1 YO!.O11ui 1 1 I v.r r SS' • • 6A^.T_ I Z �'Ivw.r •vay.t ��mlr.11 r• r•. 4 5A,-!�r `r'm^^'r..s •>a^rr 'mss r'^..r r� 14 III _ - _rrs 4 h1 I 13 I I If 1111{ I 12 13 �I I - 17 I I II g STALE) 1IE FU11FNT 9GwcE 11li1Aftm W pmlIII sm¢r EXI�a5an I g a ratan-ar-Iwr. ta:pvan er k re• nor aautNE OMnR/OEtIII'l°FA. 4 rm71X - -. me —s—s— s1L 5L11Fii uvF � lasvavrr PRELIMINARY P49T - OVERALL (PPL 06-1977) O fV5Tv.C alS 1!7(11 a SlK SEYLA lL1E t fWF MEKMf ASHY • nmr WLK nAm tr+r/ .Donor lr110 Atli rn CRYBrK SiA0Mi9 - N .FYI. 1 rWT CLYnplg ______ GlS AISER M • SVIT.In/ YlVLYL ®ro rr,Lo W.LL w••4 • aim -VIBE ID r[oS®awli _T_ FXT. s LEE! MNIaI.'RS __ Iw r eo eammn o6A.NFD 1 rU7I CQVIWAS ®� aS1IlfMY 111II1\YE a--- a r P. aamr raa/t1w ao waou4 an UF'— EJ65NA'i W[1E/:aRa1.P9 F1ECfpC ® ARFA X1fE1 AII[Yp ®r .9#M'dYE M Yl)6'r1J4 eqi-'l-- J —G— E\SM4 aiS (r51"rllF� $ rQ7 C'dllpN5 ® U Cl/1(A^ HLS may- aT iF]L'F _____ A ______M (Sot) I_NY! •�rW WflWIN4 SOIIIIYMa N EXSIYC GBIE $ICE M1EA YE9ER IMY BYLS 'I Par€4 43-flt(3O I) X— UaS7S.0 rEIICE X nmr - ® 001/AE nRn YFILA A fl FM 5L1;rXXl a1Xl rR3selc ______ ____ y _ aa'I _ w •. n.4. raflmxN[l-.rn m14w we4o 1if .. f.. fl L • • • r • a O / ,rA♦♦hi IJJ r---- j I I ®EIE ®! iRE ® E1 1 6 4 'I, � / I: O <" " ,, d r.9 ^ `` ' / Q * 1 Q ; 1 I I I II 1 I I I $ 72275 w -WI_ r___ tl I. k II III , I I cl I ; Ir;F ® F 1 I I \III I I, 1 �J L_ ,lyl IWm..� .I , , IIIIIIIIII� ;Y „ u YN•Y _ •f liHfl::aj 111FF, Siiir" 11 1111 e' �� ' • _ Y Y Y T ` Y • y •: �Y •Y � II yY •Y Y � Y Y • Y Y I I 1 y 1 I Y Y rI Y •• vl ar Y Y• \li - fl / 4 I I 130 — 1291' I II I I I 128 m I I I Ii Wfl)1217 218 219j 220 I 221 _I_ .._H_ . L.._ 1 1_Tn 1- 2 21 II 214 :I 1: 213 212 �� I ttl II II t' f �.' I r+ Q CI C r, _ 1'M PtAH I1 rt�, rljy.� L4W___ w Y • �l i 210 kkj 2Cf 211 // j� _// / / i' aem� G1ABgER GRF'E -- r+, or / 1 MP r+' ur" a .nMnCN ow GIDi /YYl /_r® — tsar ptan p l WR! e uncq, 04W, (ep s )xs-1e6s6-orr me ur-r ,r - -_ r+• �•- _� ,111 . _ u _ 1if111111���L1\ �'��Y\��Qie.• i�..�R T ii__—a`��..,�. �� C JY r 'I Jill •n I.... - . .-iII I.... J I 13,31. r. -S , j if , . 4' JJL 4 Ii r....^uv,.v.- k'$. ,.:.' IYI;.;soj. . II I .. SJ-.R .. t H I ii) '.4. :jxjtJL1jli T .Lui 1T' Ir 120 0 120 240 Scale: 1" = 120' aus____ PREL/M/NARY PLAT ( SHEET- 3) (PPL 06-1977) raIran®I II r , il� �4f9 r t•t r FYT;L=?jT Li, B 2.22'45-w 1905.51' \ 1 �\ \ \ �\ ` \\••\\\ 1 - -- ---- - ----- ----- ----- ----- - ----- ----- }1 Vrv\ ; 1 I 1 I I' ` • l____ __ O 1 N �`w^ _____ ______ pA)) I a{i I I , _ L _ _____ I 1 1 1 _\ C. 1 1 1 I II 1 I 1 I 1 '4 \'' ` O - �` <♦ 23566' 9 , II I P ----, If I r 1 _F , , , , \ , 1 1 .. •7i 1 t , , i ,# IA\ , r i IhIy�tt I 1 1 ' ,, ,; ' IF I; ♦ ' ; ; ' •W� V 1 ' ' i- --- .I '' I 1 1 I 1 1 11 - i' ' i' i I I 1 ' I 1 i i ' i I I 1 1 1 I a 1 `I i, i - ' i I t i i 1 1 ' 5 1 1 i i ' ' __ 11 I I I p. •1 \ \♦ i , / r I V II p I II I Ii - ♦ -/ 1 I ' 1 ' '' I' 1 , pp , , \♦------L_. ___ \♦____ I. , ____ I I ]i r:j -----------r r "1 / ___ 11 1 II ----- --- -J L----- 954 ------ N 33'35'£ 1554.36' zB' .'AYF.':: £{/ILS C•-. • pA -I Q 4 • • • w •w ► P • F M -- -- 0 - 7]R g� E � g p3 ��E tl �aY90�. R�g8 aS a8 gL aSSLSy RL RE gL Aa�o88'860a$g? Q 3 �gI fi n n w > �1nn • r�� f7 9 99999 99999 9 9 Z qgg a q a pSq$ � �t �?y v�. � L♦apaa• q$¢qp�' 2 I afr1119a IIII 9 R (� g } y ; I B3£34 B QafC �IZi 9BR� BQax QE�w a • • •. • • • •� • • •�1. ♦ . • • • • • •. A • 9 S' y MM § R 86 !$k_YSkk YYtby .Yls k2sk g a �$ o fra fr a S5$ fr e a d4 y 23 rsUP It 3a, g=Bza ¢ s aRp a &p fr p" fr aflu 'gas $ v w frg a $fry t ; LU -e III! ______________ r Q sMII a� m frs as fra �fr frpgfrfr� �,� a Q I ® �'� is�'9$a 'friy'y t$j'1't7frE�#� oil R , x 0 ( n n1 d' Pik gigI li' R p i fr a a o q �� $ � " tip. g� 1! B fr _ 'll I� --- 2 00 V vR .� gg — 0 Y a r•W �� M1\r_p I• 'I- .M.! IV 'C' Y1... Y•L_ Wr -.. I. sue[ - •.6_