HomeMy WebLinkAbout224-13 RESOLUTIONRESOLUTION NO. 224-13
A RESOLUTION FOR PPL 13-4437 AMENDING THE MASTER STREET
PLAN REMOVING THE EXTENSION OF SKILLERN ROAD, A PRINCIPAL
ARTERIAL, BETWEEN OAKLAND ZION ROAD AND MISSION
BOULEVARD, AS DESCRIBED AND DEPICTED IN THE ATTACHED
MAP.
WHEREAS, the Oak Creek Estates subdivision is extending a new local street into and
through its site to provide eventual street connectivity between Oakland Zion Road and Mission
Boulevard as presented and approved in PPL 13-4437 by the Planning Commission; and
WHEREAS, the City Council finds that the extension of a new local street between
Oakland Zion Road and Mission Boulevard as indicated in the attached maps maintains the
intent of the Master Street Plan for connectivity, while providing a street cross section that is
more compatible with the rural residential context than a Principal Arterial; and
WHEREAS, the close proximity of two Principal Arterial streets, Oakland Zion Road
and Mission Boulevard and the addition of a new local street as proposed are adequate for
connectivity, traffic flow, and safety given the existing and anticipated low density of this area of
unincorporated Washington County.
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 amends the
Master Street Plan as indicated in Exhibit "A," attached hereto and made a part hereof.
PASSED and APPROVED this 5t" day of November, 2013.
A TTT] /lam 7T 7-N _
ATTEST:
By: 40'
SONDRA E. SMITH, City Clerk/Treasurer
City of Fayetteville Staff Review Form
City Council Agenda Items
and
Contracts, Leases or Agreements
11 /5/2013
City Council Meeting Date
Agenda Items Only
Andrew Garner Planning Development Services
Submitted By Division Department
Action Required:
PPL 13-4437: PRELIMINARY PLAT (SKILLERN ROAD MASTER STREET PLAN AMENDMENT/OAK CREEK
ESTATES, 257): Submitted by MILHOLLAND COMPANY for property located EAST OF THE INTERSECTION OF
OAKLAND ZION ROAD AND SKILLERN ROAD. The property is in the PLANNING AREA and contains approximately
16.21 acres. The request is to amend the Master Street Plan to remove the extension of Skillern Road, a Principal
Arterial, between Oakland Zion Road and Mission Boulevard.
Cost of this request Category / Project Budget Program Category / Project Name
Account Number Funds Used to Date Program / Project Category Name
Project Number
Budgeted Item
Remaining Balance
Budget Adjustment Attached
Jw,A- is
Department bimktor Date
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16 -17--13
City Attorney Date
`Q" C-N, -
Finance and Internal Services Director Date
/0- *- /3
Date
Date
Comments:
Fund Name
Previous Ordinance or Resolution #
Original Contract Date:
Original Contract Number:
Received in City
Clerk's Office
i`HT rrp
Received in �g
Mayor's Office
Revised January 15, 2009
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ARKASM
CITY COUNCIL AGENDA MEMO
THE CITY OF FAYETTEVILLE, ARKANSAS
DEPARTMENT CORRESPONDENCE
To: Mayor Jordan, City Council
Thru: Don Marr, Chief of Staff �Q
Jeremy Pate, Development Services Director
From: Andrew Garner, Senior Planner
Date: October 17, 2013
Subject: PPL 13-4437 (Skillern Road Master Street Plan Amendment/Oak Creek Estates)
RECOMMENDATION
The Planning Commission and staff recommend approval of a resolution to amend the Master Street Plan to
remove the extension of Skillern Road between Oakland Zion Road and Mission Boulevard.
BACKGROUND
The property contains approximately 16.21 acres located north and east of the intersection of Oakland Zion
Road and Skillern Road, outside the City limits. Both of these roads are Principal Arterials on the Master Street
Plan. Skillern Road is identified on the Master Street Plan to continue east along the southern property line of
the subject property, providing eventual connection to Mission Boulevard approximately 0.5 mile to the
southeast. The eastern portion of the site borders Mud Creek. The applicant proposes a preliminary plat with 9
residential lots and individual septic systems. The new internal street follows the City's Master Street Plan
designation for a Low Impact Development street with stormwater draining north across the street and instead
of a typical pipe and pond stormwater system, the water is allowed to sheet flow from the street and across the
large residential lots where it is filtered and absorbed.
MASTER STREET PLAN AMENDMENT
The applicant does not propose to construct Skillern Road as a Principal Arterial or dedicate right-of-way for
such construction along the southern property line as indicated on the Master Street Plan. Rather, they propose
the City Council amend the Master Street Plan to remove the extension of Skillern Road as a Principal Arterial
between Oakland Zion road and Mission Boulevard.
STAFF DISCUSSION
Staff recommends in favor of the applicant's request finding that while east -west connectivity is needed in this
region of the Planning Area, it is not necessary for Skillern Road be classified as an arterial. Local street
connectivity between Mission Boulevard and Oakland Zion Road as proposed by the applicant will be adequate
for traffic flow and safety. This recommendation is based on the context of the existing subdivided and largely
developed rural residential parcels in this immediate vicinity, the anticipated low density, and the close
proximity of two other arterials, Oakland Zion Road and Mission Boulevard.
THE CITY OF FAYETTEVILLE, ARKANSAS
DISCUSSION
On October 14, 2013, the Planning Commission approved the preliminary plat for Oak Creek Estates (PPL 13-
4437) and forwarded this Master Street Plan amendment to the City Council with a recommendation for
approval with a vote of 9-0-0.
BUDGET IMPACT
None.
RESOLUTION NO.
A RESOLUTION FOR PPL 13-4437 AMENDING THE
MASTER STREET PLAN REMOVING THE
EXTENSION OF SKILLERN ROAD, A PRINCIPAL
ARTERIAL, BETWEEN OAKLAND ZION ROAD AND
MISSION BOULEVARD, AS DESCRIBED AND
DEPICTED IN THE ATTACHED MAP.
WHEREAS, the Oak Creek Estates subdivision is extending a new local street into
and through its site to provide eventual street connectivity between Oakland Zion Road and
Mission Boulevard as presented and approved in PPL 13-4437 by the Planning Commission;
and
WHEREAS, the City Council finds that the extension of a new local street between
Oakland Zion Road and Mission Boulevard as indicated in the attached maps maintains the
intent of the Master Street Plan for connectivity, while providing a street cross section that is
more compatible with the rural residential context than a Principal Arterial; and
WHEREAS, the close proximity of two Principal Arterial streets, Oakland Zion
Road and Mission Boulevard and the addition of a new local street as proposed are adequate
for connectivity, traffic flow, and safety given the existing and anticipated low density of this
area of unincorporated Washington County.
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
amends the Master Street Plan as indicated in Exhibit "A," attached hereto and made a part
hereof.
PASSED and APPROVED this day of , 2013.
APPROVED: ATTEST:
an
:
LIONELD JORDAN, Mayor SONDRA E. SMITH, City Clerk/Treasurer
aye .,v ,le
PC Meeting of October 14, 2013
THE CITY OF I:AYE"l "I EVILLIE, ARKANSAS
PLANNING DIVISION CORRESPONDENCE
TO: Fayetteville Planning Commission
FROM: Andrew Garner, Senior Planner
Glenn Newman, Staff Engineer
THRU: Jeremy Pate, Development Services Director
DATE: Oet„bei: , hn, dated C1cl�bc�r 1,�, 013
125 W. Mountain St.
Fayetteville, AR 72701
Telephone: (479) 575-8267
PPL 13-4437: Preliminary Plat (CORNER OF N. OAKLAND AND ZION RD./OAK
CREEK ESTATES, 257): Submitted by MILHOLLAND COMPANY for property located at
the CORNER OF NORTH OAKLAND AND ZION ROAD. The property is in the PLANNING
AREA and contains approximately 16.21 acres. The request is for a residential subdivision with
9 single family lots.
Planner: Andrew Garner
Findings:
Background: The property contains approximately 16.21 acres located north and east of the
intersection of Oakland Zion Road and Skillern Road, outside the City limits. Both of these roads
are Principal Arterials on the Master Street Plan. Skillern Road is identified on the Master Street
Plan to continue east along the southern property line of the subject property, providing eventual
connection to Mission Boulevard approximately 0.5 mile to the southeast. The eastern portion of
the site borders Mud Creek. The surrounding zoriing and land uses are depicted in Table 1.
Table 1
Surrounding Zoning and Land Use
Direction from Site
Land Use
Zoning
North, South, East, West
Single family/Rural residential
Unincorporated
Washington County
Residential 1 unit per acre
City of Fayetteville Development Regulations: The property is outside, but within, one mile of the
City of Fayetteville, within the Fayetteville Planning Area. In accordance with Section
166.05(A)(1) of the Fayetteville Unified Development Code, this subdivision is therefore subject to
all on and off -site improvements and subdivision regulations for development within the city limits,
with the exception of tree preservation and park land dedication requirements, which are not
required. This includes requirements for block length and street connectivity.
Washington County. The property is in unincorporated Washington County and is zoned
Agricultural/Single-family residential one dwelling unit per acre. The streets and roads are
maintained by Washington County and therefore the proposed street is also under the review and
jurisdiction of Washington County.
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Proposal: The applicant proposes a preliminary plat with 9 residential lots and individual septic
systems. The new internal street follows the City's Master Street Plan designation for a Low Impact
Development street with stormwater draining north across the street and instead of a typical pipe and
pond stormwater system, the water is allowed to sheet flow from the street and across the large
residential lots where it is filtered and absorbed.
Block Length: The City's development code has a maximum block length of 800 feet for Local
Streets (see UDC Section 166.08(E)). The applicant is requesting a variance to exceed of the
maximum block length for the new internal street with a proposed length of approximately 1,200 feet
without a stub -out to the north or south. The street is proposed with a temporary cul-de-sac and right-
of-way to stub -out to the southeast allowing future street connectivity. Staff recommends in favor of
this variance finding that the existing surrounding development pattern to the north and south with
existing platted and developed parcels, combined with the Mud Creek to the north make street
connections to the adjacent property to the north and south unlikely and unreasonable. The proposed
stub -out to the southeast provides the necessary street connection in this low density rural residential
area.
Skillern Road Master Street Plan Amendment: The applicant does not propose to construct Skillern
Road as a Principal Arterial or dedicate right-of-way for such construction along the southern
properTy line as indicated on the Master Street Plan. Rather, they propose an amendment to the
Master Street Plan to remove the extension of Skillern Road as a Principal Arterial between Oakland
Zion Road and Mission Boulevard. StaJf recommends in favor of the applicant's requesting finding
that while east -west connectivity is needed in this region of the Planning Area, it is not necessary for
Skillern Road be classified as an arterial. Local street connectivity between Mission Boulevard and
Oakland Zion Road will be adequate for traffic flow and safety. This recommendation is based on the
context of the existing subdivided and largely developed rural residential parcels in this immediate
vicinity, the anticipated low density, and the close proximity of two other arterials, Oakland Zion
Road and Mission Boulevard.
Street improvements: Staff recommends the following street improvements:
o Payment of an assessment in the amount of $36,547.00 for the removal of the
temporary cul-de-sac and construction of a street stub -out to the property line for
future street connectivity to the southeast. At the time future development to the
southeast connects to the subject property, this assessment will be provided to the
future developer to aid in completion of the street connection.
❑ Oakland Zion Road shall be improved along the project's street frontage with 14 feet
from centerline, curb, gutter, storm drainage, and 5-foot sidewalk at the Master Street
Plan right-of-way line and street lights at intersections and spaced every 300 feet.
o Sidewalks along Oakland Zion Road shall be constructed prior to final plat.
o The internal street shall be constructed in accordance with the Master Street Plan and
City standards for Low Impact Development street cross section including pavement,
curb, gutter, storm drainage, sidewalk on one side, and streetlights in accord with
code. A future street extension sign shall be installed at the street stub -out location to
indicate a future through street.
Water and Sewer System: Water lines shall be extended through the development as required by the
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City Engineering Division. Septic permits are required for each lot and a letter of subdivision
approval is required by the State Health Department and appropriate signatures applied to the final
plat indicating approval.
Right-of-way to be dedicated: Oakland Zion Road is a Principal Arterial and requires a minimum of
43.5 feet right-of-way dedication from centerline along the project frontage. The new internal street
is being proposed as a Low Impact Development street which requires 60 feet of right-of-way
dedication to meet both the City and County requirements.
Public Comment: Staff has received some inquiries from interested neighbors in the vicinity mainly
concerned with traffic and the fact that Oakland Zion Road is not a frilly improved street.
Recommendation: Staff recommends approval of PPL 13-4437 with the following conditions:
Conditions of Approval:
Planning Commission recommendation to the City Council of an amendment to the Master
Street Plan to remove the designation of Skillern Road as a Principal Arterial between
Oakland Zion Road and Mission Boulevard. Staff recommends in favor of the applicant's
requesting finding that while east -west connectivity is needed in this region of the Planning
Area, it is not necessary for Skillern Road be classified as an arterial. Local street
connectivity between Mission Boulevard and Oakland Zion Road will be adequate for traffic
flow and safety. This recommendation is based on the context of the existing subdivided and
largely developed rural residential parcels in this immediate vicinity, the anticipated low
density, and the close proximity of two other arterials, Oakland Zion Road and Mission
Boulevard.
PLANNING COMMISSION RECOMMENDED IN FAVOR OF THE MASTER STREET PLAN AMENDMENT
(10-15-13 ).
Planning Commission determination of a variance of Fayetteville Unified Development Code
Section 166.08(e) to allow a block length of approximately 1,200 feet for the proposed new
street when the maximum is 800 feet. Staff recommends in favor of this variance finding that
the existing surrounding development pattern to the north and south with relatively small
developed parcels, combined with Mud Creek to the north make street connections to the
adjacent property to the north and south unlikely and unreasonable. The proposed stub -out
to the southeast provides the necessary street connection to a larger undeveloped property in
this low density rural residential area.
PLANNING COMMISSION DETERMINED IN FAVOR OF THIS VARIANCE (10-15-13 ).
Planning Commission determination of street improvements. Staff recommends the
following:
o Payment of an assessment in the amount of $36,547.00 for the removal of the
temporary cul-de-sac and construction of a street stub -out to the property line for
future street connectivity to the southeast. At the time future development to the
southeast connects to the subject property, this assessment will be provided to the
future developer to aid in completion of the street connection.
o Oakland Zion Road shall be improved along the project's street frontage with 14 feet
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from centerline, curb, gutter, storm drainage, and 5-foot sidewalk at the Master Street
Plan right-of-way line and street lights at intersections and spaced every 300 feet.
o Sidewalks along Oakland Zion Road shall be constructed prior to final plat.
o Internal street to be constructed in accordance with the Master Street Plan and City
standards for Low Impact Development street cross section including pavement,
curb, gutter, storm drainage, sidewalk on one side, and streetlights in accord with
code. A future street extension sign shall be installed at the street stub -out location to
indicate a future through street.
PLANNING COMMISSION DETERMINED IN FAVOR OF THIS CONDITION (10-15-13 ).
4. Right-of-way dedication in the amount of 43.5 feet from centerline along the site's
Oakland Zion Road street frontage and 60 feet total right-of-way (Washington County
requirement) for the new internal street shall be provided as indicated on the plans.
5. Direct driveway access to Oakland Zion Road shall not be permitted.
6. Prior to final plat approval a sign shall be posted at the street stub -out indicating future
extension of the street.
Conditions of approval from Engineering are included in the official conditions of approval.
8. Septic permits and/or a letter of subdivision approval from the Arkansas Department of
Environmental Health is required prior to final plat. Other approvals from the health
department may be required prior to issuance of construction permits.
The applicant shall revise the plans as needed to address comments from Washington
County.
Standard Conditions of Approval:
10. All street names and addresses shall be approved by the 911 coordinator.
11. 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).
12. Preliminary plat approval is valid for one year. All permits to complete construction of this
preliminary plat are required to be obtained within one year, subject to extensions in
accordance with the Unified Development Code.
13. 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.
14. All overhead electric lines under 12Kv shall be relocated underground. All proposed utilities
shall be located underground.
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15. Street lights shall be installed adjacent to all public and private streets (not alleys), with a
separation of no greater than 300 feet. Street lights shall be installed or proof of payment for
installation to the power company provided prior to final plat.
16. Impact fees for fire, police, water, and sewer shall be paid in accordance with City ordinance.
Subdivision Committee Action: ❑ Approved ❑ Denied ❑ Tabled
Motion: Pennington
Second: Noble
Vote: 3-0-0
Meeting Date: October 3, 2013
Planning Commission Action: X Approved ❑ Denied ❑ Tabled
Motion: Chesser
Second: Winston
Vote: 9-0-0
Meeting Date: October 14, 2013
Note: At the meeting_ a letter from the Arkansas Department of Health was presented
indicating that this subdivision may likely lose a couple of lots and/or reconfi =ure some of the
lot lines to meet Arkansas De artment of Health re uirements. The reconfiguration of the lots
to address this issue will not affect the conditions of approval and the Planning Commission
approved the 1reliminary plat with this itaderstanding,. Also see condition of approval No. 8.
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Fayetteville Unified Development Code
166.05 Required Infrastructure Improvements and Subdivision Regulations - Development In
Planning Area
(A) Required Infrastructure Improvements and Subdivision Regulations Outside the City.
(1) Within One Mile of City Limits. On and off -site improvements and subdivision
regulations for development outside the City limits and within one mile of the City are
the same as for those developments within the City limits, with the exception of park land
dedication requirement which is not required.
(2) Beyond One Mile of City Limits. On and off- site improvements and subdivision
regulations for development outside one mile of the City limits shall meet Washington
County standards.
(3) All lots in the Planning Area shall have direct frontage to a public street, with the
minimum frontage required by Washington County pursuant to residential Lot and Block
Standards.
(B) Developments Outside City Developed to all Inside the City Standards. If the City Council
grants access to the City's sewer system pursuant to §51.115. (C) and the owner/developer
agrees to petition for annexation as soon as legally possible and develop the subdivision in
accordance with all city development requirements including payment of all impact fees, the
bulk and area requirements for this subdivision shall conform to those within the RSF-4
Zoning District or as otherwise designated by the City Council rather than those within the
planning area.
(Code 1965, App. A., Art. 8(11), App. C., Art. IV; Ord. No. 1747, 6-29-70; 1750, 7-6-70; Ord. No. 1999, 5-7-74; Code 1991, §§ 159.54, 160.120;
Ord. No. 3925, § 6, 10-3-95; Ord. No. 4100, § 2 (Ex. A), 6-16-98; Ord. 4753, 9-6-05; Ord. 5215, 1-20-09; Ord. 5270, 9-1-09; Ord. 5296, 12-15-
09; Ord. 5546, 12-04-12)
166.08 Street Design And Access Management Standards
(D) Street design principles.
(1) Extensions. All street extensions shall be constructed to Minimum Street Standards.
Street extension stub -outs to adjacent properties are required to meet block
layout/connectivity standards unless existing development or physical barriers prohibit
such.
(2) Substandard widths. Developments that adjoin existing streets shall dedicate additional
right-of-way to meet the Master Street Plan.
(3) Street names. Names of streets shall be consistent with natural alignment and extensions
of existing streets, and new street names shall not duplicate or be similar to existing street
names. Developers shall coordinate the naming of new streets through the GIS Office
during the plat review process.
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(4) Tangents. A straight tangent at least 100 feet long shall separate reverse curves for
Collector and Arterial streets.
(5) Pedestrian. Pedestrian -vehicular conflict points should be controlled through signalized
intersections and proven traffic calming design principles.
(6) Street standards. All street requirements shall be met as set forth in the City of
Fayetteville Master Street Plan and adopted Minimum Street Standards.
(E) Block Layout / Connectivity.
(1) Block Length. Block lengths and street intersections are directly tied to the functional
hierarchy of the street pattern that exists or is proposed.
(a) Principal and Minor Arterial Streets. Signalized intersections should be located at a
minimum of one every 2,640 feet (half a mile) along principal and minor arterials and
should be based on traffic warrants.
(b) Collectors. Intersections should be located at a minimum of one every 1,320 feet
(quarter of a mile) along collector streets.
(c) Locals. Intersections shall occur at a minimum of one every 800 feet.
(d) Residential. Intersections shall occur at a minimum of one every 600 feet.
(e) Variances. Block length standards may be varied by the Planning Commission when
terrain, topographical features, existing barriers or streets, size or shape of the lot, or
other unusual conditions justify a departure.
(2) Topography. Local streets should be designed to relate to the existing topography and
minimize the disturbance zone.
(3) Dead-end streets. Dead end streets are discouraged and should only be used in situations
where they are needed for design and development efficiency, reduction of necessary
street paving, or where proximity to floodplains, creeks, difficult topography or existing
barriers warrant their use. All dead end streets shall end in a cul-de-sac with a radius of
50 feet, or an alternative design approved by the City and the Fire Department. The
maximum length of a dead end street (without a street stub -out) shall be 500 feet.
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""I
•
Lle
Ai1
To: Andrew Garner, Associate Planner
From: Glenn Newman, P.E.
Staff Engineer
Re: Plat Review Comments (October 3, 2013 Subdivision Committee)
Development: PPL 13-4437 Oak Creek Estates Subdivision
Engineer: Milholland Company
Standard Comments:
THE CITY OF FAYETTEVILLE, ARKANSAS
ENGINEERING DIVISION
125 West Mountain
Fayetteville, AR 72701
Phone (479) 444-3443
September 30, 2013
1. All designs are subject to the City's latest design criteria (water, sewer, streets and drainage). Review for
plat approval is not approval of public improvements, and all proposed improvements are subject to further
review at the time construction plans are submitted.
2. Water and sewer impact fees will apply for the additional impact to the system. The fees will be based on
the proposed meter size and will be charged at the time of meter set.
3. The engineer of record shall provide "Full Time" inspection for utilities and "Part Time" inspection for the
storm drainage and roadway construction for this project. The engineer of record shall also review and
approve material submittals (approved submittals shall be submitted to the City For concurrence before
material is ordered)— weekly inspection reports should be submitted to the City of Fayetteville's public
works inspector.
4. 2012 Standard Water & Sanitary Sewer Specifications & Details apply. (Document available at
www.acce.s%fayetteville.orglp-ovemmeiit/engineedng ) .
5. Prior to request for approval of construction drawings for the preliminarynlat, provide a master residential
lot grading plan (MRLGP) for review and approval to ensure positive drainage of each lot at time of
development. Utility and drainage casements shall be graded to MRLGP_prior to final plat;
o Add note to final plat: The site development will follow the approved master residential lot grading
plan
6. Performance bonds in the amount of 100% of the total cost to install the approved erosion and sediment
control plan (Hydromulch with seed all proposed disturbed areas, including area of improvements) to ensure
the continuation of the proper maintenance of the plan must be provided. The bond shall remain in place
until permanent stabilization has been achieved for the development site, including all on and off -site
franchise utilities. (Projects greater that 5 acres.).
Standard Construction Comments:
1. Demolition shall not begin until the appropriate erosion control measures and required tree preservation
fencing are installed.
2. Prior to obtaining a Certificate of Occupancy, or Temporary Certificate of Occupancy, the following items
must be performed or provided to the satisfaction of the Engineering Department:
o The work shown on the civil site package must be complete and the items on the final punch list
completed.
Telecommunications Device for the Deaf TDD (479) 521-1316 113 West Mountain -Fayetteville, AR 72701
THE CITY OF FAYETTEVILLE, ARKANSAS
o Vegetation must be established in accordance with Section 169.06 of the UDC and perimeter controls
removed.
o One (1) set of as -built drawings of the complete project (excluding details) as a hard copy and in Tiff or
PDF format;
■ Public infrastructure and services shall be surveyed after installation in relation to easements,
property lines, and rights -of -way.
■ Professional surveyor shall provide stamp drawings specifically identifying the limits of as -built
survey performed.
■ More than 2 ft deviation of design alignment shall require new easement dedication or
adjustment of the utility/storm drain.
o Unit price construction costs and a single 2 year maintenance bonds in the amount of 25% of the public
improvements have been provided to the city;
o Certification that the streets, sidewalk, storm sewer, water, fire line, and sewer lines, etc., were installed
per approved plans and City of Fayetteville requirements;
o Certification that the designed retaining walls were installed per approved plans and City of Fayetteville
requirements;
o Cross Sections, Volume Calculations, and Certification Retention/Detention Ponds are in accordance
with the approved Drainage Report.
o Surveyor's Certification of Compliance for monuments and property pins.
o The As- Built Final Drainage Report in PDF format.
Telecommunications Device for the Deaf TDD (479) 521-1316 113 West Mountain -Fayetteville, AR 72701
9.16.2013
Washington County Comments
Oak Creek Estates Preliminary Plat
Planning Comments:
• PFeGwming pFepesed streetwill be public -is thi6 GeFFest?
• Are proposed improvements to Oakland Zion to run the entire length of the property and
be on your side only? It looks that way, but I wanted to make sure. Please label with a
note calling out road improvements.
• We require that a BFE be determined for this section of MudCreek and corresponding
FFEs (above 100 year BFE) be established for each lot.
• Please submit the drainage study to this office for review. Possible concerns
regarding detention pond straddling street.
• County will not maintain sidewalks or streetlights.
• Please submit septic soil work for each lot.
Road Department Comments:
• No island allowed in the cul-de-sac portion of the street. Remove.
• The way the Sri'.. N...,8..
Standards. The GewRty will not appFeYG this plat aG GhGWR. Please G _n+....+ 4h.+
• Please label your proposed ROWs on Oakland Zion more clearly. Confusing. It is
currently labeled with "MSP". Please label it with "ROW' instead of (or in addition to)
"MSP".
• Need more detailed street sections for both the proposed street and Oakland Zion
improvements as per our code (should include compaction, etc).
• Please cite where you are getting the ROW information you are stating for your side
(except your property) of Oakland Zion.
• Need more information about detention pond and box culverts proposed. There are
concerns at this point about this proposed configuration. Need more information on the
proposed box culverts. The County Road Department will not accept the current box
configuration as shown. Contact the County Road Department for additional information
at 444-1610.
spew
• Please explain the RCP sizing on Oakland Zion? Please provide information showing
how you arrived at the shown size?
• Need to see drainage study encompassing subdivision and proposed Oakland Zion
Improvements.
• Entrance median- need more detailed drawing. Please show on plat. County regulations
stipulate that when there is a curb, that lane must be a minimum of 14 feet in width. The
lane is currently drawn as 12 feet.
• Must meet minimum County Road minimum Street standards. Please review street
standards and contact Shawn Shrum with any questions, 444-1610 or
sshrum(a-)-co.washington.ar.us
• Logan Lane street section detail - please explain the greenspace callout showing what
appears to be an extension of the road bed into it.
On the side of Logan Ln. with curb, it must be 14 feet in width from the centerline to the
back of curb, per County regs. The opposite, non -curbed side does not have to meet this
width and is fine at 10 feet in width.
Oakland Zion sidewalk and curve — taper/veer them to the south and north where they
terminate.
Oakland Zion — label the existing ROW more clearly in all instances.
Fire Marshal Comments:
width. Please FeGtify.
• Please show detail of proposed entrance median. Please make the median's curbing
mountable curb. Will the entire median be paved, or will there be greenspace with
plantings?
• If there will be a sign at the entrance, it must be on the back half of the median.
• Please state -tarn n d.. en ' to F6en4'en f d + et ,ten,-J C-) L l-;;A -! 7'en Rr9ad
'a v i i-vrrirrcc��cvavrrvrprvpvvca vas cci crvm�vacr
Intersection radii are sufficient
SUFNA9. Will the entiFe island be payed, 9F will there begFeenspaGB vAth plaAtil;96!�
• The Road Department's regulations do
not allow islands in cul-de-sacs.
• Submit the GPM fireflow numbers for the subdivision. Please state existing and
proposed (engineered) numbers.
• Proposed number of fire hydrants is sufficient.
• Entrance — please switch the entrance and exit widths (make the southem entrance the
wider lane and the northern exit the narrower lane).
Please 6tate- the -radius en the sdl de6A -
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MLILJComrany
eny ineerirc y C�— urve y my
Melvin L. Milholland, PE, PLS
City of Fayetteville
Fayetteville Planning Commission
125 W Mountain St.
Fayetteville, AR 72701
PROJECT: Oak Creek Estates
Fayetteville Growth Area
Washington County, Arkansas
SUBJECT: PRELIMINARY PLAT
REGISTRATIONS:
ARKANSAS: PE, PLS
MCO Job No. E-575
Submitted herein is a Preliminary Plat of a 16.20 acre tract proposed for a residential subdivision
with nine (9) lots approximately 1.50 acres in size. The proposed residential Development is
within the one (1) mile Growth Area of the City of Fayetteville, and is located east of Oakland -
Zion Road and west of Mud Creek.
The raw land has been undeveloped for many years, and is covered with hardwood timber. The
lands slopes generally to the northeast with land scape suited for large residential lots.
The intent is to provide a residential neighborhood with amenities similar to its adjoining
communities.
The proposed Preliminary Plat submitted with the several requested "Waivers", was developed
after meetings with the City's Planning and Engineering Staff. The Street section, detention pond
and the Master Street Plan Waiver was discussed with said city staff members prior to Plat
submittal.
It is the land developer's desire and intent to protect and maintain the integrity of the upper water
shed of Mud Creek with the proposed layout of said large lots. The larger than required building
setbacks are intended to assist in protecting the landscape from erosion by minimizing the
clearing of said timber on the lots. Cross slopes of the street section is intended to create a "sheet
flow" effect to reduce the concentration of storm water runoff and erosion.
The justification and reason behind the plat submitted is to develop a nice neighborhood most
families would enjoy living in.
The PIanning Commission's favorable review and approval is very much appreciated!
.Respectfully subi
el Milholland, PE, LS
Project Engineer
205 West Center Street; Fayetteville, Arkansas 72701; Phone: (479) 443-4724, fax: (479) 443-4707; 1-mail: MCOengr(�2swbeII net
MULd company
61ineeriny & Surve yinq�
Melvin L. Milholland, PE, PLS
October 7, 2013
City of Fayetteville
Attn: Andrew Garner, City Planner
125 W Mountain St.
Fayetteville, AR 72701
PROJECT: Oak Creek Estates
Fayetteville Growth Area
Washington County, Arkansas
MATTER: Length of Block "WAIVER"
Dear Andrew,
REGISTRATIONS:
ARKANSAS: PE, PLS
Please be advised that said project has a waiver being requested as depicted on the Preliminary
Plat, as follows:
Logan Lane is proposed with a Temporary Cul-de-sac and a right-of-way stub -out
to the southeast on the southern boundary of the property, allowing for
connectivity to Arkansas Highway 45. The proposed length of Logan Lane from
the centerline of Oakland Zion Road is 1200 feet, which exceeds the maximum
block length by code of 800 feet. This low density development with its detention
pond, makes connectivity unreasonable to the north and south.
Respectfully submitted,
F,
e Hh ,
Project Engineer
205 West (enter Street; Fayetteville, Arkansas 72701; Phone: (479) 443-4724; Fax: (479) 443.4707; E-mail: MfOengr(a-_)swbell.net
WIL1 anxI (...orrepanV
Melvin L. Milholland, PE, PI-S
September 23, 2013
City of Fayetteville
Attn: Andrew Garner, City Associate Planner
125 W Mountain St,
Fayetteville, AR 72701
PROJECT: Oak Creek Estates
Fayetteville Growth Area
Washington County, Arkansas
MATTER: MASTER STREET PLAN AMENDMENT
Dear Andrew Garner,
REGISTRATIONS:
ARKANSAS: PE, PLS
Please be advised that said project developer has one waiver request to the City Council as
depicted on the Preliminary Plat, as follows:
MASTER STREET PLAN AMENDMENT:
Master Street Plan depicts 43.5' Principal Arterial R/W off and along the southern
boundary of proposed project for future connection to AR 45 Highway, The City Council
is requested to Amend said Master Street Plan to relocate said Principal Arterial Street's
route to the southeast along the proposed route of "Logan Lane" per Preliminary Plat of
Oak Creek Estates, The recommendation is to extend Logan Lane R/W to the Southeast
Boundary near the same location said Master Street Plan depicts a future southerly
connection to Arkansas 45 Hwy.
Respecffytlly submitted,
Me] Milholland, PE
Project Engineer
205 West Center Street; Fayetteville, Arkansas 72701; Phone: (479) 443-4724; Fax: (479) 443-4707, E-mail: MCOengr(a swhell.net
ESTIMATED CONSTRUCTION COSTS
CUL—DE—SAC REMOVAL AND REPLACEMENT
SEPTEMBER 2013
for
FUTURE STREET EXTENSION: "LOW IMPACT SECTION: LOGAN LANE
SUBMITTED 0) P.C. REVIEW
F_R7s
ITEM:
UNIT:
UNIFCOST:
NUMBER
UNITS:
EX3TNDED
COST$:
COMMENTS:
SOURCE: Fochunan Enterprise
CIJLDE--SAC
REMOVE &
DISPOSAL COSTS:
Curb & Gutter
I.F
$5.00
537
2685
Street Surface
SY
S8.00
1 138
9104
11.789
REMOVAL ESTIMATE
STREET
REPLACEMENT
COSTS:
Silt Fence
LF
$3.00
200
600
8" Base Course
SY
$7J0
470
3619
Additional Grading
SY
$2,00
1138
2276
3"ACUM
SY
$13.00
369
4797
Curb & Gutter
LF
$9.00
175
1575
Earth Work
TY
$6.00
500
.3000
UillsideChert
TY
$8.00
500
4000
Topsoil
TY
S12.00
140
1680
Sidewalk
LF
$19.00
169
3211
SUB -TOTAL
24758
REPLACEMENT ESTIMATE
TOTAL
36547
Da& SiL�RahYre _.�
205 West Center Street: Fayetteville, Arkansas 72701-5905; Phone: (479) 443-4724: Fax: (479) 443-4707;
E-mail: MCOengr(Lswbell.net; Web: www.mcoenacwm
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