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HomeMy WebLinkAbout2023-07-13 - Agendas - FinalCITY OF FAYETTEVILLE ARKANSAS Subdivision Committee Meeting July 1311, 2023 9:00 AM 113 W. Mountain, Room 326 Members: Jimm Garlock (Chair), Sarah Sparkman, Fred Gulley City Staff: Jessie Masters, Development Review Manager Call to Order Consent: None. Old Business: None. MEETING AGENDA New Business: 1. PPL-2023-0004: Preliminary Plat (SOUTH OF 226 S. HAPPY HOLLOW RD/PINE HOLLOW, 526): Submitted by CRAFTON TULL for property located SOUTH OF 226 S. HAPPY HOLLOW RD. The property is zoned NC, NEIGHBORHOOD CONSERVATION and contains approximately 3.08 acres. The request is for the preliminary plat of 20 residential lots and one detention lot. Planner: Donna Wonsower APPLICANT HAS REQUESTED TO TABLE THEMSELVES INDEFINITELY. 2. LSD-2023-0008: Large Scale Development (2939 S. BLACK OAK RD/RIVERSIDE VILLAGE PH 2, 683): Submitted by CRAFTON TULL for property located at 2939 S. BLACK OAK ROAD. The property is zoned RPZD, RESIDENTIAL PLANNED ZONING DISTRICT and contains approximately 93.98 acres. The request is for a Single -Family Residential development with 128 residential units. Planner: Gretchen Harrison Announcements None. Adjourn NOTICE TO MEMBERS OF THE AUDIENCE All interested parties may appear and be heard at the public hearings. If you wish to address the Planning Commission on an agenda item please queue behind the podium when the Chair asks for public comment. Once the Chair recognizes you, go to the podium and give your name and address. Address your comments to the Chair, who is the presiding officer. The Chair will direct your comments to the appropriate appointed Mailing Address: 113 W. Mountain Street www.fayetteville-ar.gov Fayetteville, AR 72701 official, staff, or others for response. Please keep your comments brief, to the point, and relevant to the agenda item being considered so that everyone has a chance to speak. Interpreters or TDD, Telecommunication Device for the Deaf, are available for all public hearings; 72 hour notice is required. For further information or to request an interpreter, please call 575-8330. As a courtesy please turn off all cell phones and pagers. A copy of the Planning Commission agenda and other pertinent data are open and available for inspection in the office of City Planning (575-8267), 125 West Mountain Street, Fayetteville, Arkansas. All interested parties are invited to review the petitions. _ CITY OF FAYETTEVILLE SUBDIVISION COMMITTEE MEMO ARKANSAS TO: THRU FROM: Subdivision Committee Jessie Masters, Development Review Manager Gretchen Harrison, Planner Josh Boccaccio, Engineering Development Review Manager Melissa Evans, Urban Forester MEETING: July 13, 2023 SUBJECT: LSD-2023-0008: Large Scale Development (2939 S. BLACK OAK RD./RIVERSIDE VILLAGE PH. 2, 683): Submitted by CRAFTON TULL for property located at 2939 S. BLACK OAK RD. The property is zoned RPZD, RESIDENTIAL PLANNED ZONING DISTRICT and contains approximately 93.98 acres. The request is for a single-family residential development with 128 units. RECOMMENDATION: Staff recommends forwarding LSD-2023-0008 to the full Planning Commission. RECOMMENDED MOTION: "I move to approve LSD-2023-0008, recommending: • In favor of recommended right-of-way dedication, • In favor of recommended street improvements, • In favor of a variance to UDC §166.08(E), • In denial of a variance to UDC §166.11(A), and In favor of all other conditions as recommended by staff." BACKGROUND: The subject property is located in south Fayetteville on the east side of Black Oak Road just within city limits. The property contains approximately 93.98 acres and was annexed in late 2021. Following the property's annexation, it was rezoned to a Residential Planned Zoning District (Ord. 6511). In terms of natural features, the property is undeveloped and largely covered by mature tree canopy with hydric soils and jurisdictional wetlands and waterways present on site. A portion of the West Fork of the White River forms the eastern boundary of the property, and a large portion of the east side of the site contains floodway and floodplain associated with the river. A large scale development for the first phase of this project, which contains 106 residential units, was approved by the Planning Commission in 2022 (LSD-2022-0008). Land uses and zoning surrounding the property are depicted in Table 1. Table 1: Surrounding Land Uses and Zoning Direction Land Use Zoning North Industrial; 1-2, General Industrial; Combs Park P-1, Institutional South Natural Area AG/SF-1, Agricultural/Single-Family Residential, One Unit per Acre (Washington Count East Natural Area AG/SF-1, Agricultural/Single-Family Residential, One Unit per Acre (Washington County) Mailing Address: 113 W. Mountain Street www.faye§ iYP9P. mitee Fayetteville, AR 72701 Jul 13, 2023 Agenda Item 2 LSD-2023-0008 (RIVERSIDE VILLAGE PH 2) Page 1 of 93 West Natural Area AG/SF-1, Agricultural/Single-Family Residential, One Unit per Acre (Washington County) Proposal: The applicant requests large scale development approval of a 128-unit single-family residential development with associated parking and greenspaces. Two variances from the Unified Development Code were submitted in conjunction with this request as described below alongside staff's recommendations: §166.08(E): Street Design and Access Management Standards — Block Length/Connectivity. On Residential Link streets, intersections shall occur at a minimum of one every 660 feet. Also, wherever a proposed development abuts undeveloped land, street stub -outs shall be provided to abutting properties. The applicant is requesting a variance from this standard along the east side of Ouachita Street. The northern portion of the street, approved as part of the first phase of the development, has a block length of about 1,500 feet. The request is to extend the length of the block by about 1,100 feet, which would increase its total length to roughly 2,600 feet. o Staff recommendation: Staff is supportive of this variance request. While the requested variance far exceeds the maximum allowed by code, staff finds that there is not currently a feasible connection to the north or east given the presence of a large industrial use and the West Fork of the White River, along with areas reserved for tree preservation and parkland dedication. Based on the civil plans provided, portions of two other proposed streets, Wabash and Gila, also exceed the maximum block length requirement for Residential Links. An amended variance request letter will need to be provided prior to Planning Commission to include those two blocks as well if the applicant intends to keep the site layout as proposed. §166.11: Conformance to Plans and Regulations. Projects shall conform to the official plans and regulations that make up the Master Street Plan. The applicant has requested to vary from the typical requirements for alleys as outlined in the Master Street Plan in order to install a 7.5-foot parking lane along Alleys 4 & 6. o Staff recommendation: Staff is not currently supportive of this variance request. While the applicant has stated that on -street parallel parking is needed along these alleys to provide parking for the development, which is designed to accommodate smaller lots with limited room to accommodate on -site parking, staff finds that there are feasible alternatives available that could eliminate the need for this variance. Asphalt along each alley is currently designed in a way that more closely aligns with the street sections for a Residential Link or Alternative Residential Link, with a 7-foot parking lane and two 10-foot drive lanes. Staff recommends that the applicants pursue reclassifying the alleys as Residential Link or Alternative Residential Link streets in order to provide on -street parking as needed and reduce block lengths while eliminating the need for this variance request. Right -of -Way to be Dedicated: Internal Streets (Wabash, Meramec, Gila, Murray, and Ouachita Streets): Staff recommends right- of-way dedication in the amount of 52 feet along all internal streets to align with the typical street section for a Residential Link street as outlined in the 2040 Master Street Plan. Subdivision Commitee July 13, 2023 Agenda Item 2 LSD-2023-0008 (RIVERSIDE VILLAGE PH 2) Page 2 of 93 Standard Internal Alley (Alley 5): Staff recommends right-of-way dedication in the amount of 24 feet along Alley 5 to align with the typical street section for a Commercial Rear Alley as outlined in the 2040 Master Street Plan. Alternative Internal Alleys (Alleys 4 & 6): The applicant proposes right-of-way dedication in the amount of 33.5 feet along Alleys 4 & 6 to accommodate planned improvements which vary from typical Master Street Plan requirements. Staff is not supportive of the requested variance at this time and has recommended that the applicant pursue other street classifications. As a result, staff has no recommendation on right-of-way dedication along these streets at this time. Street Improvements: Internal Streets (Wabash, Meramec, Gila, Murray, and Ouachita Streets): Staff recommends that all internal streets be improved to meet the typical requirements for a Residential Link street, including 27-foot asphalt with six-foot sidewalk, six-foot greenspace, and 1.5-foot curb and gutter on each side of the street. Standard Internal Alley (Alley 5): Staff recommends that the standard internal alley (Alley 5) be improved to meet the typical requirements for a Commercial Rear Alley, including 18-foot asphalt with one -foot concrete and two -foot greenspace on each side. Staff also recommends that the alley be designed in accordance with the Arkansas Fire Code to support apparatus access since the alley will serve as the sole access to Lots 192-216. Alternative Internal Alleys (Alleys 4 & 6): The applicant is proposing to improve Alley 4 & 6 shown on the provided plans to include two 10-foot drive lanes with one 7.5-foot parking lane and one - foot concrete and two -foot greenspace on each side. Staff is not supportive of the applicant's request to vary from typical Master Street Plan requirements and has recommended that the applicant pursue other street classifications. As a result, staff has no recommendation on improvements along these streets at this time. Access Management/Connectivity. Staff has determined that the proposed development is partially compliant with the City's access management and connectivity standards. A variance to the City's block length/connectivity standards has been requested as described above. Design Standards: The Riverside Village Planned Zoning District defers to the Unified Development Code for applicable architectural design standards. Staff finds that the project is not subject to UDC §166.23, Urban Residential Design Standards, nor to UDC §166.24, Non - Residential Design Standards, due to its single-family residential use. Proposed lots with less than 50 feet of street frontage are subject to UDC §164.23, Small Lot Design Standards, and the project appears to meet those requirements where applicable. Water and Sewer System: The applicant is proposing to extend eight -inch water mains throughout the development to provide fire protection and domestic water service. They are also proposing to extend eight -inch sewer mains throughout the development to provide sanitary sewer service. Parkland dedication or fee in -lieu: This project was discussed by the Parks and Recreation Advisory Board at their October 5, 2021 meeting. At that time, PRAB recommended parkland dedication for this project. The required minimum amount of parkland dedication for this phase would be 2.94 acres based on 128 single-family dwellings. The final amount of parkland required for this phase is still being determined by the Parks Department at this time. The applicant is proposing to dedicate 5.10 acres of land and donate approximately 30 additional acres along the Subdivision Commitee July 13, 2023 Agenda Item 2 LSD-2023-0008 (RIVERSIDE VILLAGE PH 2) Page 3 of 93 West Fork of the White River. The Parks Department has included several recommendations along with this acceptance, including: • Space to install a park sign along Black Oak Road • A 40-foot buffer from house property lines • Allowance for park access on main subdivision roads (not alley roads) • Access large enough to host a trailhead and parking for at least five cars Tree Preservation: Canopy minimum requirement: 25% Existing canopy: 49.7% Preserved canopy: 26% Mitigation required: None Public Comment: To date, staff has not received any public comment on this item. RECOMMENDATION: Staff recommends forwarding LSD-2023-0008 to the full Planning Commission with the following conditions: Conditions of Approval: Subdivision Committee recommendation of right-of-way dedication. Staff recommends right-of-way dedication in the amount of 52 feet along all internal streets and 24 feet along alley 5; 2. Subdivision Committee recommendation of street improvements. Staff recommends that all internal streets be improved to meet typical standards for a Residential Link street. Staff also recommends that standard alleys be improved to meet the typical standards for a Commercial Rear Alley and designed in a way that meets Arkansas Fire Code, and that alternative alleys be improved as shown on the provided plans and as described above; 3. Subdivision Committee recommendation of a variance to UDC §166.08(E): Street Design and Access Management Standards — Block Length/Connectivity. Staff recommends approval of this variance for the reasons stated above; 4. Subdivision Committee Recommendation of a variance to UDC §166.11: Conformance to Plans and Regulations. Staff recommends denial of this variance for the reasons stated above; 5. Remaining comments from Planning shall be addressed, including: a. Update the street tables provided on sheet C-102 as noted in the markups on the plans. Remove Alley 3 since it is not part of this current phase and add Alley 6 to that table instead. The separate table for Alley 6 should be removed since the sidewalk noted in it was moved out of the right-of-way. b. Make sure that comments from SWEPCO have been acknowledged and addressed: "please send a copy of the plat & AutoCAD file for this project to Christian Dickey at cddickey(a)aep.com." c. The development entitlement for the first phase of Riverside Village (LSD-2022- 0008) recently expired on April 14, 2023. Please confirm whether an administrative extension was approved for that project. If not, a one-year extension will need to be requested from the Planning Commission. Subdivision Commitee July 13, 2023 Agenda Item 2 LSD-2023-0008 (RIVERSIDE VILLAGE PH 2) Page 4 of 93 d. UDC §166.08(E) states that intersections should be located a minimum of one (1) every 660 feet along Residential Links. With that said, Wabash Street and Gila Street will likely need to be included in the request to vary from that section of code. Please provide an updated variance request letter prior to Planning Commission. 6. A separate conditional use permit will need to be applied for and approved for all proposed off -site parking lots prior to subdivision under UDC §172.06(C); 7. Parkland dedication in the minimum amount of 2.94 acres for 128 single-family dwellings must be received prior to building permit issuance; 8. Streetlights must be installed at intersections and at intervals not to exceed 300 feet along all streets; 9. Conditions of approval from Engineering and Urban Forestry are included in the official conditions of approval, attached hereto; Standard Conditions of Approval: 10. Impact fees for fire, police, water, and sewer shall be paid in accordance with city ordinance; 11. Technical Plat Review and Subdivision Committee comments (to include written staff comments provided to the applicant or their representative, and all comments from utility representatives: Black Hills Energy, AT&T, Ozarks Electric, SWEPCO, and Cox Communications); 12. All mechanical and utility equipment (roof and ground mounted) shall be screened using materials that are compatible with and incorporated into the structure. A note shall be clearly placed on the plat and all construction documents indicating this requirement; 13. Trash enclosures shall be screened on three sides with materials that are complimentary to and compatible with the principle structure. Containers may also be screened from view of the street by the principal structure or vegetation. Elevations of the proposed dumpster enclosure shall be submitted to the Planning and Recycling & Trash Collection divisions for review prior to building permit; 14. All existing utilities below 12kv shall be relocated underground. All proposed utilities shall be located underground; 15. Staff approval of final detailed plans, specifications and calculations (where applicable) for grading, drainage, water, sewer, fire protection, streets (public and private), sidewalks, 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 the City's current requirements; 16. All exterior lighting shall comply with city ordinance. Manufacturer's cut -sheets are required for review and approval prior to issuance of a building permit; Subdivision Commitee July 13, 2023 Agenda Item 2 LSD-2023-0008 (RIVERSIDE VILLAGE PH 2) Page 5 of 93 17. All freestanding and wall signs shall comply with ordinance specifications for location, size, type, number, etc. Any proposed signs shall be permitted by a separate sign permit application prior to installation; 18. Large scale development approval shall be valid for one year; 19. Contact the City's Emergency 911 Address Coordinator for addressing prior to building permit; 20. Prior to building permit, a cost estimate for all required landscaping is to be submitted to the Landscape Administrator for review. Once approval is gained, a guarantee is to be issued (bond/letter of credit/cash) for 150% of the cost of the materials and installation of the plants. This guarantee will be held until the improvements are installed and inspected, at the time of Certificate of Occupancy; and 21. Prior to the issuance of a building permit, the following is required: a. Grading and drainage permits; b. Separate easement plat for this project that shall include any tree preservation areas and all utility and access easements; c. Exterior lighting package must be provided to the Planning Division; d. An on -site inspection by the Landscape Administrator of all tree protection measures prior to any land disturbance; e. Project Disk with all final revisions; and f. Completion of all required improvements or the placement of a surety with the City (letter of credit, bond, escrow) as required by Section 158.01 "Guarantees in Lieu of Installed Improvements" to guarantee all incomplete improvements. Further, all improvements necessary to serve the site and protect public safety must be completed, not just guaranteed, prior to the issuance of a Certificate of Occupancy. Subdivision Committee Action: O Forwarded O Tabled O Approved Meeting Date: July 13, 2023 Motion: Second: Vote: BUDGET/STAFF IMPACT: None ATTACHMENTS: • Engineering Memo • Urban Forestry Comments • Parks Memo • Request Letter • Variance Request Letter • Site Plan • Elevations Subdivision Commitee July 13, 2023 Agenda Item 2 LSD-2023-0008 (RIVERSIDE VILLAGE PH 2) Page 6 of 93 One Mile Map Close -Up Map Current Land Use Map Subdivision Commitee July 13, 2023 Agenda Item 2 LSD-2023-0008 (RIVERSIDE VILLAGE PH 2) Page 7 of 93 CITY OF FAYETTEVILLE ARKANSAS TO: Gretchen Harrison, Senior Planner FROM: Josh Boccaccio, Engineering Development Review Manager DATE: July 12, 2023 SUBJECT: Subdivision Committee Engineering Comments for LSD-2023-0008 STAFF MEMO Water: The applicant is proposing to extend 8" water mains through the development to provide fire protection and domestic water service. Sewer: The applicant is proposing to extend 8" sewer mains through the development to provide sanitary sewer service. Natural Features: A wetland delineation and jurisdictional determination was performed for this site during Phase 1 review. There are jurisdictional wetlands and waterways on the property. Disturbance to these areas may not occur until approved by the United States Army Corps of Engineers. Drainage: The proposed development will have to meet the 4 Minimum Standards outlined in the Drainage Criteria Manual. Water Quality is proposed to be met with an existing retention pond located in Phase 1 and a new retention pond for a separate drainage basin in Phase 2. Standards 3-4 are proposed to be met using the previously mentioned ponds. Plan Comments: 1. Plan and profiles were not reviewed during entitlement; they will be reviewed during grading permit. 2. Sewer services must wye into mains. 3. Sewer manholes must be confirmed to not interfere with future lot sidewalks. Based on previous conversations, as -built information for the manholes will be provided once they are installed. 4. Sidewalk at the end on Ouachita St. must be installed as if the curb extended and then it must ramp down to the hammerhead. Alternatively, if the Fire Marshalls office is amenable to this, a commercial drive entrance can be installed to facilitate access to the future cluster area. 5. The entrance into the parking area for the park must be a commercial drive entrance. Standard Comments: 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. Mailing Address: Subdivision Commitee 113 W. Mountain Street www.fayetteville-AKVt&2023 Fayetteville, AR 72701 Agenda Item 2 LSD-2023-0008 (RIVERSIDE VILLAGE PH 2) Page 8 of 93 2. Any damage to the existing public street due to construction shall be repaired/replaced at the owner/developers expense 3. All public sidewalks, curb ramps, curb & gutter, and driveway aprons along this project frontage must meet ADA guidelines and be free of damage. Any existing infrastructure that does not conform to ADA guidelines or is otherwise damaged must be removed and replaced to correct the issue. Coordinate with the engineering department for inspection of existing facilities to determine compliance. 4. 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. 5. Note, the following portions of all projects will typically not be reviewed by the Engineering Division until time of construction -level review (unless specifically requested at plat review): o Storm Sewer pipe/inlet sizing, gutter spread, profiles, or utility conflicts o Sanitary Sewer pipe sizing, profiles, or utility conflicts o Waterline fittings, callouts, or utility conflicts o Street profiles o Fine grading/spot elevations Subdivision Commitee July 13, 2023 Agenda Item 2 LSD-2023-0008 (RIVERSIDE VILLAgE PH 2) Pa 9 of 93 URBAN FORESTRY (Ak TREE PRESERVATION COMMENTS CITY OF RAYETTEVILLE ARKANSAS To: Taylor Lindley, P.E., Crafton Tull From: Melissa Evans, Urban Forestry and John Scott CC: Gretchen Harrison, Planner Meeting Date: July 7, 2023 Subject: LSD-2023-0008: Riverside Village Phase 2: 3202 S. Black Oak Rd., 683 1. Submittal Requirements Yes Initial Review with the Urban Forester X Site Analysis Map Submitted (if justification is needed) Site Analysis Written Report Submitted (justification is needed) Complete Tree Preservation Plan Submitted X Tree Mitigation Table on Plans X Tree Preservation Wavier Submitted (only use if no trees onsite or near P/L) 2. Tree Preservation Calculations No NIA X X X Tree Preservation Calculations Square Feet Percent of site Total Site Area *Minus Right of Way and Easements 2,799,722 100% Zoning Designation * Select Below with drop down arrow PZD, Planned Zoning District 699,931 25% HHOD * Select Below with Drop Down Arrow No 0 0% Total Canopy for Minimum Preservation Requirements 699,931 25.0% Existing Tree Canopy * Minus Right of Way and Easements 1,390,930 49.7% Tree Canopy Preserved 727,556 26.0% Tree Canopy Removed *On Site 663,374 23.7% Tree Canopy Removed *Off Site 0 Tree Canopy Removed Total 663,374 23.7% Removed Below Minimum 0 Mitigation Requirements 0 Subdivision Commitee July 13, 2023 Agenda Item 2 LSD-2023-0008 (RIVERSIDE VILLAGE PH 2) Page 10 of 93 3. Mitigation Requirements I Ilyl I r l 1U1 lly Low Priority Total Mitigation Trees Required 4. Mitigation Type On -Site Mitigation Off -Site Mitigation Tree Escrow (See Conditions of Approval) 5. Tree Preservation Plan Checklist UDC Chapter 167.04H1 a. 5 year Aerial Check on Existing Trees b. Property Boundary c. Natural Features (100ft beyond limits of disturbance) d. Existing Topography and Proposed Grading e. Soil Types f. Significant Trees g. Groupings of Trees h. Table Inventory List (species, size, health, priority) i. All Existing and Proposed Utilities j. All Existing and Proposed Utility Easements and ROW's k. All Streams (with approximate center line) I. Floodplains and floodways m. Existing Street, Sidewalk or Bike Path ROW n. Submitted Site Analysis Plan (if required) o. Shows ALL Proposed Site Improvements p. Delineates trees/canopy to be preserved and removed Tree Protection Methods a. Tree Protection Fencing b. Limits of Root Pruning c. Traffic flow on work site d. Location of material storage e. Location of concrete wash out f. Location of construction entrance/exit Canopy below Number of 2" caliper requirement trees to be planted 0 0 Yes No N/A X X X Tech Subdivision Planning Plat Committee Commission Yes Yes Yes Yes Yes Yes Yes Yes Yes Yes No No Yes Yes Yes Yes Yes Yes Yes Yes No Yes Yes Yes Yes Yes N/A NA Yes YEs Yes Yes Yes Yes Yes Yes Yes Yes No No Yes Yes Yes Yes Subdivision Commitee 2 July 13, 2023 Agenda Item 2 LSD-2023-0008 (RIVERSIDE VILLAGE PH 2) Page 11 of 93 6. Site Analysis Report (if required) Yes UDC Chapter 167.04H4 a. Provide graphic examples of multiple options used to minimize removal of existing canopy b. Submitted Analysis Statement — Note the process, iterations, and approaches to preserve canopy. 7. Review Status (See Comments) Tech Plat Conditionally Approved 5-28-23 Approved Tabled Denied No Subdivision Committee 07-06-2023 N/A X X Planning Commission Appeal Process: A final administrative determination by the Urban Forester may be appealed in accordance with Chapter 155 of the Unified Development Code. Comments Address items above marked "No" and all Redlines provided. Have the following comments from Phase 1 been resolved? a. Tree Preservation Easements is required to be dedicated per Ch.167 of the UDC for LSD projects. Have they been dedicated yet? b. The Parks Dept. is interested in having a hard surface trail to traverse through the Tree Preservation Easement. This may have to be taken to City Council in the future to amend the easement for the trail. Please dedicate extra easement space to accommodate the trail. Has the trail been moved entirely out of the Tree Preservation Easement so this is not an issue anymore? Please make sure that Tree Preservation Easements and Parkland Dedication Areas do not overlap. Please include the large groups of trees on the existing tree inventory list with the general range of species, sizes and health. Please show the significant trees locations on the plan. Subdivision Commitee 3 July 13, 2023 Agenda Item 2 LSD-2023-0008 (RIVERSIDE VILLAGE PH 2) Page 12 of 93 1� CITY of FAYETTEVILLE ARKANSAS URBAN FORESTRY LANDSCAPE PLAN COMMENTS To: Taylor Lindley, P.E., Crafton Tull From: Melissa Evans, Urban Forestry and John Scott CC: Gretchen Harrison, Planner Meeting Date: July 06, 2023 Subject: LSD-2023-0008: Riverside Village Phase 2: 3202 S. Black Oak Rd., 683 1. General Landscape Plan Checklist Yes No N/A a. Irrigation (notes either automatic or hose bib 100' o.c.) X UDC Chapter 177.03C7g, 177.04B3a b. Species of plant material identified X UDC Chapter 177.03C7d,e c. Size of plant material (minimum size 2" caliper for trees and 3 gal. shrubs) X UDC Chapter 177.03C7b,c d. Soil amendments notes include that soil is amended and sod removed X UDC Chapter 177.03C6b e. Mulch notes indicate organic mulching around trees and within landscape beds X UDC Chapter 177.03C6c,d f. LSD, LSIP, and Subdivisions (PPL & FPL) plans stamped by a licensed X Landscape Architect, others by Landscape Designer UDC Chapter 177.03B g. Planting bed contained by edging X UDC Chapter 177.03C6f h. Planting details according to Fayetteville's Landscape Manual X UDC Chapter 177.03C6g i. Provide information about 3-Year Maintenance plan. The owner shall deposit X with the City of Fayetteville a surety for approved landscape estimate. UDC Chapter 177.05 A2g 2. Parking Lot Requirements 1 Tree : 12 Parking Spaces Yes No N/A a. Wheel Stops/Curbs X UDC Chapter 177.04B1 b. Narrow Tree Lawn (8' min. width, 37.5' length) X UDC Chapter 177.04C Subdivision Commitee July 13, 2023 Agenda Item 2 LSD-2023-0008 (RIVERSIDE VILLAGE PH 2) Page 13 of 93 c. Tree Island (8' min. width, 18.7' min length OR 150 square feet) X UDC Chapter 177.04C d. Placement of Trees (either side at entrances and exits) X UDC Chapter 177.04C2 3. Perimeter Landscaping Requirements Yes No N/A a. Front Property Line (15' wide landscape) and five on sides. X UDC Chapter 177.04D2a b. Side and Rear Property Lines (5' Wide Landscape Area) YES UDC Chapter 177D1 c. Shade trees planted on south and west sides of parking lots X UDC Chapter 177.04D2e d. Screening of parking lot from adjacent residential properties. X 4. Street Tree Planting Requirements Yes No N/A a. Residential Subdivisions X 1 Large Shade Species Tree per Lot UDC Chapter 177.05B1a b. Non -Residential Subdivisions X 1 Large Species Shade Tree every 30' (planted in greenspace) UDC Chapter 177.05B2a c. Urban Tree Well — Urban Streetscapes X Trees every 30' (8' sidewalk) UDC Chapter 177.05B3a-f d. Structured Soil — Urban Tree Wells X Include a note and/or detail of structural soil on Landscape Plan UDC Chapter 177.05B3a-f e. Residential Subdivisions X Timing of planting indicated on plans UDC Chapter 177.05A4 f. Residential Subdivisions X Written description for method of tracking planting UDC Chapter 177.05A4e 2 Subdivision Commitee July 13, 2023 Agenda Item 2 LSD-2023-0008 (RIVERSIDE VILLAGE PH 2) Page 14 of 93 5. Landscape Requirement Totals Mitigation Trees Parking Lot Trees Street Trees Detention Pond — Large Trees (1 Tree/3,000 square feet) Detention Pond — Small Tree/Large Shrub (4 small trees or large shrubs/3,000 square feet) Detention Pond — Small Shrubs/Large Grasses (6 shrubs or grasses (1 gallon)/3,000 square feet) 6. Review Status (See Comments) Conditionally Approved Approved Tabled Denied Amount 0 ( handled with Tree Pres to the north) 2? 1 tree/30 LF of street frontage + 128 lot trees? 28? 168? Tech Subdivision Planning Plat Committee Commission 5-28-23 07-06-2023 Appeal Process: A final administrative determination by the Urban Forester may be appealed in accordance with Chapter 155 of the Unified Development Code. Comments 1. Address items above marked "No" and all Redlines provided. 2. Please show the landscape requirements charts for street trees, detention plantings and parking trees. 3. Please provide street trees along public or private streets (not alleys) along common lot areas at 1/30 LF. 4. Watch for tree in the greens space and stormwater infrastructure conflicts; trees belong in this designated space. 3 Subdivision Commitee July 13, 2023 Agenda Item 2 LSD-2023-0008 (RIVERSIDE VILLAGE PH 2) Page 15 of 93 CITY OF _ FAYETTEVILLE ARKANSAS TO: Planning Division FROM: Zach Foster, Parks Planning DATE: July 11, 2023 SUBJECT: Parks & Recreation Technical Plat Review Comments PRAB Meeting Date: October 5, 2021 Project Title: Riverside Village (Phase 2) Project Number: LSD-2022-0008 Project Location: 2936 S Black Oak Rd Plat Page: 682,683 Park Quadrant: SE Billing Name & Address: Stephen Lieux, NWA LD, LLC c/o Jesse Fulcher, Rausch Coleman Homes 4058 N College Ave, Ste 300, Box 9, Fayetteville, AR 72703 ® Land Dedication ❑ Fee -in -Lieu LAND DEDICATION Single Family: 130 units x 0.023 acres per unit = Multi Family: units x 0.020 acres per unit = ❑ Combination TOTAL 2.99 acres Acres 0.00 acres 2•99 FEE -IN -LIEU TOTAL Single Family: units x $1,089 per unit = $ 0 Fees Multi Family: units x $952 per unit = $ 0 $ 0 SUMMARY: ■ Project proposes 130 SF units and 0 MF units. ■ The October 5, 2021 PRAB meeting approved approximately 5.1 acres of land dedication and donate approximately 30 acres of adjacent land along the west fork of the White River. o PARCEL # 765-19956-100, 765-19956-200, 765-19956-300, 765-19956-400 o LSD-2022-0008 (Phase 1) was for 106 single-family homes which is equivalent to 2.44 acres of parkland dedication `'••bdivision-6e mitee Mailing Address: July 13, 2023 113 W. Mountain Street www.fayettevilleAgenda Item 2 Fayetteville, AR 72701 LSD-2023-0008 (RIVERSIDE VILLAGE PH 2) Page 16 of 93 o LSD-2023-0008 (Phase 2) is for 130 single-family homes which is equivalent to 2.99 acres of parkland dedication ■ Dedication of -5.1 acres of land along with a donation of -33 acres of land along the west fork of the White River. ■ As of 3/15/2022, developer intends to dedicate and donate a 38.77 acres of land. ■ PRAB Fee (SE) ■ As of XXXXXXX, developer intends to dedicate and donate XXXXXXXX acres of land. If XXXX acres of land is to meet PLD requirements, the remaining XXXX acres of land will be donated to the City. ■ Conditions of PARKS acceptance include: o Include space to install a park sign on Black Oak Road o Include a 40' buffer from house property lines o Allow for park access on main subdivision roads (not alley roads) o Include access large enough to host a trailhead and parking for at least five cars. ■ The final amount of fee -in -lieu and/or land dedication needed to satisfy Parkland Dedication requirements will be determined after Planning Commission's approval of the Final Plat. ■ Current fee -in -lieu and/or land dedication rates will be applied regardless of when project was approved by PRAB. ■ Prior to final receipt by the city, all fees must be paid and any deeds for parkland dedication property must be: o Approved by the City's Land Agent in the Engineering Division. o Recorded at the Washington County Courthouse. ■ Each additional housing unit that is constructed in Fayetteville places an increased demand on the Parks and Recreation system. The money collected as part of this project will be used to fund future park acquisitions and improvements for this park quadrant. ASSOCIATED PROJECTS: ■ LSD-2022-0008 2 Subdivision Commitee July 13, 2023 Agenda Item 2 LSD-2023-0008 (RIVERSIDE VILLAGE PH 2) Page 17 of 93 Crafton Tull May 17, 2023 City of Fayetteville Planning Staff 125 W. Mountain Street Fayetteville, AR 72701 RE: Riverside Village Phase 2 CTA Job No. 21108402 To whom it may concern, 901 N 47th Street, Suite 400 Rogers, AR 72756 479.636.4838 (ph) 479.631.6224 (fax) This submittal is for a Large Scale Development Plan for Riverside Village Phase 2. The development will be single family residential with dedicated park land to the east. The site is located off of S. Black Oak Road south of Borick Drive and south of Riverside Village Phase 1 currently under construction. The total site area is approximately 94 acres in total with 128 residential lots and a cluster housing area proposed in Phase 2. The current zoning is RPZD and the proposed development adheres to the zoning requirements. The two proposed entrances off Black Oak Road and the required half -street improvements are being constructed with Phase 1 of the development. Should you have any questions, or require any additional information, please contact us at your convenience. Sincerely, Tay or Lindley, P. Project Manager Subdivision Commitee July 13, 2023 Crafton Tull June 7, 2023 City of Fayetteville Planning Staff 125 W. Mountain Street Fayetteville, AR 72701 RE: Riverside Village Phase 2 CTA Job No. 21108402 To whom it may concern, 901 N 47th Street, Suite 400 Rogers, AR 72756 479.636.4838 (ph) 479.631.6224 (fax) Please accept this letter as a request for a variance from two sections of the unified development code regarding streets. Section 166.08(E) states that intersections should be located at a minimum of one (1) every 1,320 feet along neighborhood links and that stub -out streets shall be provided to abutting properties. We are requesting a variance from this code for Ouachita Street as it does not provide a street stub -out to the east undeveloped area. The proximity of the White River floodplain to the development has a direct impact on the potential for road connectivity to the east as there is no feasible crossing location across the floodplain. This area to the east will be dedicated to the City of Fayetteville as a park and intended to be used as a natural area for the community. Because there is no feasible road connection point to the east, we are asking for a variance from the block length and connectivity requirement for Ouachita Street in Phase 2 of Riverside Village. Section 166.11(A) states that all subdivisions shall conform to the regulations that make up the Comprehensive Land Use Plan including the Master Street Plan. Currently the MSP2024 does not allow on -street parallel parking on residential alley streets. We are requesting a variance from Section 166.11(A) with the intention of providing on -street parallel parking along Alley 4 and Alley 6. When creating affordable housing options of this type, there is less room for vehicles on individual lots. Therefore, auxiliary parking options will help address parking needs. These particular alleys provide convenient parking options for the residents and guests because of the proximity to public sidewalks and the residential homes. Because of these reasons, we are requesting a variance from the MSP2024 in order to provide on -street parking on the Alleys in Phase 2 of Riverside Village. Should you have any questions, or require any additional information, please contact us at your convenience. 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O = § The RC Carlisle-LH ® ® ivision c mm#e July g,m2 Agenda Item 2 LS5k2amm (RIVERSIDE VILLAGE PH @ Page &¥m M {\ � � z �) z T- ------- ------ ------- ------ ------- ------ ------- - --------- - - - - - - - LOE11 -------- --------- -------- --------- -------- --------- -------- --------- -------- ---------- --------- --------- ---- --- T-1-4-1 E [Ell 117E] -- - ---- - --------- -------- --------- HHH ----7 7 L EF E=1=0 i 11 KU -M 111 ))\0 Elevation B 6-12 RAUSCH % 0 ch COLEMAN [:w w The RC Carlisle-LH HOMES SIbd ion Commitee July 13, 2023 Agenda Item 2 LSD-2023-0008 (RIVERSIDE VILLAGE PH 2) Page 53 of 93 0000 � ❑❑0❑❑❑❑ D 00❑❑❑❑ bZ 0000 m D El 0 ❑❑❑❑❑l ❑❑ 0❑ ❑❑ ❑❑ 00❑0❑❑ 0❑❑0❑❑ ❑❑0❑❑❑❑ as ®®® a J" 4 ®El m �$ �eo � 0 Z r10 kz Cu s i m ❑❑❑❑❑❑0 0000 s � 0000 0000 s §oho: O � z 4 s so gg o __ H �9y��i zg i 6 ®® g f o��� AME Elevation C 6-12 RAUSCH 0 _ f//W EMAN EOLHOMES E p The RC Carlisle-LH S bd ivision Commitee July 13, 2023 Agenda Item 2 LSD-2023-0008 (RIVERSIDE VILLAGE PH 2) Page 54 of 93 IM ------- -- ------ ------ ------ ------- ------ --------- --------- --------- - ------ --------- --------- ---------- ---- ----------- -- --- --- ------SmJc ----- ----- -- -------- ---- ---- Y ----- ----- J-7 mm *M W 10 -0 :r 0 Elevation C 6-12 RAUSCH 01 �0 OL COLEMAN EHOMES I IV i=W F-1 's The RC Carlisle-LH S bd ivision Commitee July 13, 2023 Agenda Item 2 LSD-2023-0008 (RIVERSIDE VILLAGE PH 2) Page 55 of 93 ( GG2G ;[ ODOg 0000 !() ) | GCOg 0000 //U/ ^ //U/ , 0000 ! /b// ;! | |� � � gCOg 0000 g000 A!!) }\ 0000 § ; /b// \ /bU/ 0000 11000 ^ 11000 , 0000 g000 HHHHHHHHHHH ) [Ell %(() § ƒ) 9§§ /2z) �- § , O Elevation D 6 -12 RAUSCN . ) 0 ` COLEMAN © ` @ = § The RC CaYisle LN HOMES® ® ivision c mm#e July g,m2 Agenda Item 2 LS5k2amm (RIVERSIDE VILLAGE PH @ Page m¥m 9 M O z O z Ts s --------- -------- --------- -------- --------- -------- --------- --------- Jm®r-11 --------- --------- --------- --------- --------- --------- --------- --- EEI: -------- ------- -------- --------- ------- ------- - - sg --------- --------- - - - - - - - - - ------ ------- - - - - --y - JC JN -7 ti m -7 rr z-M U'l H T 0 Elevation D 6-12 RAUSC H 0o 00 0 cn COLEMAN [w] I IV R FA =w The RC Carlisle-LH HOMES S bd ivision Commitee July 13, 2023 Agenda Item 2 LSD-2023-0008 (RIVERSIDE VILLAGE PH 2) Page 57 of 93 TI ;l O z m r M D O z 00 r D m FRONT ELEVATION A 8 & 9 RAUSCH o m N RC ELLIE COLEMAN s n R n b w HOMES LSD-2023-0008 (RIVER; vision Commitee July 13, 2023 Agenda Item 2 VILLAGE PH 2) Page 58 of 93 [ILI � M N m � m m M11 r g D < Z z ❑❑ 1all Lv o �gP M 11 D � N m r -1DDo LJ 0❑❑ ❑❑ < �00❑ ]000 1 0 000 0 '�000 Z L]000 0000 a D E EN o o� f SIDE & REAR ELEVATION 'A' RAUSCH uOMES RC ELLIE COLEMAN LSD-2023-0008 (RIVERSI fisi n Commitee July 13, 2023 Agenda Item 2 VILLAGE PH 2) age 59 of 93 T k A T B F O99 ❑ O III❑ M oo❑ oo❑ © M oo❑ oo❑ m a£ m �£ D D Z u Z u ❑00 FMEE] ® ®® D HIEJ m M 8 D s a Og o s I' FRONT ELEVATIONS' 8' & 9' RAUSCH 01 c a WF�'� N = RC ELLIE COLEMAN u W b o W HOMES LSD-2023-0008 (RIVERSI nisi n Commitee July 13, 2023 Agenda Item 2 VILLAGE PH 2) aae 60 of 93 i E g _ T ❑� 4 N m m m FIT] �m < < D L❑ D O �❑ Zq �❑ ,jig s �❑ L❑ F❑ Rif &o n3 m D �v X ❑❑❑❑0❑ <r 7'��❑ D -]LIE][] DO0❑ ❑❑❑❑©❑ Z ❑❑❑❑0❑ ❑❑❑❑©❑ i a D £ 1p m; o o Q SIDE & REAR ELEVATION 'B' RAUSCH A P �w�� a �= o RC ELLIE COLEMAN u � b w HOMES bd visi n Commitee July 13, 2023 Agenda Item 2 LSD-2023-0008 (RIVERSIDE: VILLAGE PH 2) age 61 of 93 TI O z M r M D O z 00 r D m D gg m o o r FRONT ELEVATION 'C' 8' & 9' RAUSCH - ' COLEMAN RC ELLIE U n b w� HOMES LSD-2023-0008 (RIVERSI fisi n Commitee July 13, 2023 Agenda Item 2 VILLAGE PH 2) aae 62 of 93 i E g _ 4 m m m FIT] �m < < �� O �❑ O Zq z �❑ 0❑ s �❑ L❑ 11 �❑ 9�. I A� n� m D �v ❑❑❑❑0❑ <r 7'��❑ D -]LIE][] DO0❑ ❑❑❑❑©❑ Z ❑❑❑❑0❑ ❑❑❑❑©❑ i a D £ ' m;16 p� o o Q SIDE & REAR ELEVATION 'C' RAUSCH A P a wcn �= o RC ELLIE COLEMAN u � b w HOMES bd visi n Commitee July 13, 2023 Agenda Item 2 LSD-2023-0008 (RIVERSIDE: VILLAGE PH 2) age 63 of 93 • n Ia u m w 4 � S EEL FRONT ELEVATION 'D' 8' & 9' RAUSCH RC ELLIE COLEMAN p b W A.— HOMES ib ivisi n Commitee July 13, 2023 Agenda Item 2 IDE VILLAGE PH 2) aae 64 of 93 I m D �v m r goo❑ �ti DOLE < ❑ 1EEI D ]J❑❑ O❑❑ TO❑❑ ' w JD❑❑ Z ❑❑ ❑❑ 0 ❑ �v �Q z n s 0E E� W�� �E��ME SIDE &REAR ELEVATION 'D' RAUSCH - 6 o I I ubdvisi nCommitee RC ELLIE COLEMAN b w HOMES my 13, 2023 Agenda VILLAGE Item 2 PH 2) LSD-2023-0008 (RIVERSIDE: Page 65 of 93 FRONT ELEVATION 'E' 8' & 9' RAUSCH =mW of 'm b RC ELLIE COLoEIMAN U LSD-2023-0008 (RIVERSI fisi n Commitee July 13, 2023 Agenda Item 2 VILLAGE PH 2) aae 66 of 93 m r ME] z $mi � Eli, a m r ITI n r- D O z sxEEExwE: SIDE & REAR ELEVATION 'E' RAUSCH 6 COLEMAN I s l ubd visi n Commitee b w RC ELLIE my 13, 2023 HOMES Agenda Item 2 LSD-2023-0008 (RIVERSIDE: VILLAGE PH 2) age 67 of 93 o Z €" ao oil Z oo❑ o g oo❑ o rHHHHHHHHHHHHHr� n @0 �ED D 9 11 0 � O Z Z (D E❑ 00 ❑ V � aav � TO V 4 "P D D m I m n m, o w o W r4 FRONT ELEVATION F 8& 9 RAUSCH c boa RC ELLIE COLEMAN u ;1 b w HOMES LSD-2023-0008 (RIVERSI tisi n Commitee July 13, 2023 Agenda Item 2 VILLAGE PH 2) aae 68 of 93 X G) 2 M r- M D O z N M D M r rn D O z r n m r m 0 z D m o o r 4 SIDE & REAR ELEVATION 'F RAUSCH - m w rn o; ►+ o� RC ELLIE COLEMAN u TI b W HOMES LSD-2023-0008 (RIVERSI fisi n Commitee July 13, 2023 Agenda Item 2 VILLAGE PH 2) aae 69 of 93 W s m n D 8 i i ELEVATION A 6-12 I RC MONACO-LH RAUSCH COLEMAN HOMES ibd visi n Commitee July 13, 2023 Agenda Item 2 ID VILLAGE PH 2) aae 70 of 93 I 0000 1 0000 ❑000 ❑000 ❑000 ❑000 �$ w ❑000 4Ift ❑000 Q i 3 N o��� ELEVATION A 6-12 RAUSCH 0 D m RC MONACO-LH COL�MMAN ib ivisi n Commitee July 13, 2023 Agenda Item 2 IDE VILLAGE PH 2) aae 71 of 93 v 5 m a go, -NaI ELEVATION B 6-12 � MooE RC MONACO—LH RAUSCH COLEMAN HOMES ib ivisi n Commitee July 13, 2023 Agenda Item 2 IDE VILLAGE PH 2) aae 72 of 93 m ZI m 4� z Z 5175nin111111111111101� li I1" WN min� 11111�� � � ■ 1�1�1�1. ❑❑ ❑❑ © ❑ ❑❑❑❑©❑EIDEILI v r m 5 AUR ix , 4 as 3 0 N o���ME ELEVATION B 6-12 RAUSCH a n 9 m a N M�u RC MONACO-LH COLoEMAN N Ib ivisi n Commitee July 13, 2023 Agenda Item 2 IDE VILLAGE PH 2) aae 73 of 93 n a ELEVATION C 6-12 � MooE RC MONACO—LH RAUSCH COLEMAN HOMES ib ivisi n Commitee July 13, 2023 Agenda Item 2 IDE VILLAGE PH 2) aae 74 of 93 % \k0 I OOL/ OGb/ OO// OGS/ CO// O O EIII % CO// ODEE1 V mq#@ :,w4® g � 20 D |k�|�) ELEVATION C 6 12 R&L /\ H > ||, ' k ` RC MONACOLH \O LE M%\ --FH—O—M—E—S-�— bdivisioncmm#e u¥ o,m2 Agenda Item 2 IDE VILLAGE PH @ me«¥m 71 4-1• 3a F s 61' $ F 8'1' � B-1• O © 7O is Ell EE �❑ E m $ rn Lk r r D rE30CE11 n$ O gig € i W V �4 V gI p r D4-1 r D m m D g� o o� Nr7. FRONT ELEVATION 'A' 8' & 9' RAUSCH o N W-01 �o N RC QUINN COLEMAN I u b w o�Es HOMES LSD-2023-0008 (RIVERSI fisi n Commitee July 13, 2023 Agenda Item 2 VILLAGE PH 2) aae 76 of 93 L I r m n m r M D O z L �v J� n = n I p ;roiwa0' o oI� b Y wI=. o w �^ � SIDE & REAR ELEVATION 'A' RAUSCH I I ubdvisi Agenda VILLAGE nCommitee my 13, 2023 Item 2 PH 2) RC QUINN COLEMAN HOMES LSD-2023-0008 (RIVERSIDE: age 77 of 93 ;(J O m r m D O z a r- n m r m O z �g5 rn D n o0 IT m IE o0 > o�oo o�oo p E11 0 z oFnn � El EL- ©o, q J F A o o g ��E c N w NY SIDE &REAR ELEVATION 46ED'A' RAUSCH - w = oa o RC QUINN COLEMAN I I ubdvisi n Commitee b w �� HOMES my 13, 2023 Agenda Item 2 LSD-2023-0008 (RIVERSIDE: VILLAGE PH 2) age 78 of 93 TI O z m r m D O z 00 T m FRONT E RAUSCHLEVATION 'B' 8' & 9' I " RC QUINN COLEMAN U HOMES LSD-2023-0008 (RIVERSI fisi n Commitee July 13, 2023 Agenda Item 2 VILLAGE PH 2) aae 79 of 93 G) M r D 0 z 1. cos® 0000 no! 0000 0000 0000 0000 0000 r m m r G D 0 z F=7 �N '--SIDE --SIDE & REAR ELEVATION 'B' RAUSCH A WW= RC QUINN COLEMAN •W b w HOMES ibd visi n Commitee July 13, 2023 Agenda Item 2 ID VILLAGE PH 2) Page 80 of 93 G) M r m D O z �gP m D 00 m 0n�0 �v 0000 0000 0000 p 000❑❑ z 0000 E J� J� $ �"�ESI_ gc N= WN DE & REAR ELEVATION 4BED'B' RAUSCH N a N o RC QUINN COLEMAN W b w ate: HOMES ibd visi n Commitee July 13, 2023 Agenda Item 2 ID VILLAGE PH 2) age 81 of 93 sr-sn n-ia EE r m r m A$ < < �. o®❑ a 000 O O Z 8g� Z& ❑012 Q �❑ T D D m m D p� = o o o o Q � �E�FRONT ELEVATION 'C' 8' & 9' ' RAUSCH o a IA 0i , N N W o = �. RC QUINN COLEMAN u n b w �Ess. HOMES LSD-2023-0008 (RIVERSI fisi n Commitee July 13, 2023 Agenda Item 2 VILLAGE PH 2) aae 82 of 93 G) M r m D O z �gP m ; D 00 m ©n❑� �v 0000 0000 0000 0 0000 Ju z LL 0000 JH W 000❑❑ E J� �N 8 sxen rwwe _ o SIDE & REAR ELEVATION 'C' RAUSCH RC QUINN COLEMAN •(� b w HOMES ibd visi n Commitee July 13, 2023 Agenda Item 2 ID VILLAGE PH 2) age 83 of 93 G) M r m D O z �gP m D 00 m 0n❑ �v 101 0000 0000 0000 p 000❑❑ z 0000 E $ �"�ESI_ gc N= WN DE & REAR ELEVATION 4BED'C' RAUSCH N a N o RC QUINN COLEMAN HOMES ibd visi n Commitee July 13, 2023 Agenda Item 2 ID VILLAGE PH 2) age 84 of 93 B$g 1 3V F u 3YSb $ A71 "� --------------]Y-LY Bd• 1 yy ■ 43 T T O O m A m g . I6 r < ME] < D F oo❑ ®® OZ cq D D m m n I mm p� 1010 o� o; � �E��M FRONT ELEVATION 'D' 8' & 9' RAUSCH o a N W- 0� h N� o RC QUINN COLEMAN I u Ip b w �� HOMES LSD-2023-0008 (RIVERSI fisi n Commitee July 13, 2023 Agenda Item 2 VILLAGE PH 2) aae 85 of 93 lip v cl RKE], M 0000 I DULL] SIDE & REAR ELEVATION'D' RC QUINN COLEMAN uSoe023-0008(R|vERS1 lip v cl RKE], M 0000 I DULL] SIDE & REAR ELEVATION'D' RC QUINN COLEMAN uSoe023-0008(R|vERS1 8fi 9 sr-sn 711- F Y n-ia p£ 9'ff 1 F Y 3 T� T� O M Z$ a ---------- ILJ ------- -- _ Liu---------- I FEE III m m I � � ---- r m I� � r m I 0E oo❑ ��i --I oo❑ Jv oo❑ O O � III � ° I�❑ JNN JN D D m m D I p£ INE��FRONT ELEVATION 'E' 8' & 9' RAUSC o N o RC QUINN CO EMAN m b w �Ess, HOMES LSD-2023-0008 (RIVERSI fisi n Commitee July 13, 2023 Agenda Item 2 VILLAGE PH 2) aae 88 of 93 G) M r D 0 z 1. cos® �soo 0000 0000 0000 r m m r G D 0 z F=7 �N J� I 1 01 o �E��ME _ o n ; rpJ� p �'' 4 SIDE & REAR ELEVATION 'E' RAUSCH A WW= a N� RC QUINN COLEMAN .m b w HOMES ibd visi n Commitee July 13, 2023 Agenda Item 2 ID VILLAGE PH 2) age 89 of 93 G) M r D 0 z m m r— m D O z �oJs Bsoo owns Blom Boss soon Boss Bnnn J� m E E .. F=7 J� I 1 01 O 8 mien rSIwMe _ n gc N= W� N DE & REAR ELEVATION 4BED'E' RAUSCH N a o RC QUINN COLEMAN m b w ate: HOMES 1bd visi n Commitee July 13, 2023 Agenda Item 2 ID VILLAGE PH 2) age 90 of 93 LSD-2023-0008 One Mile View 1-2 Neighborhood Link Unclassified Alley Residential Link Planned Residential Link --� Shared -Use Paved Trail - - Trail (Proposed) r _! Fayetteville City Limits 1 - -1 Planning Area 3202 S. BLACK OAK RD 0 0.13 0.25 0.5 Miles I P-1 , ` % - - - Planning Area _ I_ Fayetteville City Limits g ORTH — — — — — — — 4 — — Zon ng - I-2 Ganarel Intluatrisl RESIDENT IALSINGLE-FAMILY EXTRACTION - NS — E-1 —RI-U COMMERCIAL - 11I-12 Resitlenlial- . - NS-L C-1 - ReaitlenYel-Agricunural — C-2 RSF-.5 -C3 RSF-1 FORM BASED DISTRICTS RSF-2 —Downtown Gore RSF — Urpan Tlwr hug RSF-) - Maln SVeat Center RSF-1 —Dmmlwm Generel RDE --gh-h Sarvi�a RESIDENTIAL MULTI -FAMILY NeigM1borM1aaI Servkes RM- - Ne h.rM1 ConserreYan —RM112 PLANNED ZONING DISTRICTS — RMF-18 I♦ Commercial. Intlasirial, —d-al -RMF-sa INSTITUTIONAL -RMFaa INDUSTRIAL —R-+Subdivision C mmitee I-1 Heavy GnmmarclalaM Lbhtl.E trial July 3, 2023 Item 2 LSD-2023-0008 (RIVERSIDE VILLAGE PH 2) Page 91 of 93 LSD-2023-0008 3202 S. BLACK OAK RD Close Up View R-A P-1 ♦ RSF-4 ♦ i 1-2 � V \ _ _ _ — _ _ _ _ _ _ Neighborhood Link Unclassified Residential Link �i Hillside -Hilltop Overlay District ~ Planning Area _ ! Fayetteville City Limits — — — Trail (Proposed) ♦ Subject Property RPZD , Feet 0 220 440 880 1,320 1,760 1:7,200 , NORTH Residential -Agricultural RSF-4 1-2 General Industrial Commercial, Industrial, Residential P-1 Subdivision C mmitee July 13, 2023 Ayunub Item 2 LSD-2023-0008 (RIVERSIDE VILLAGE PH 2) Page 92 of 93 mitee 2023 tem 2 LSD-2023-0008 (RIVERSIDE VILLAGE PH 2) Page 93 of 93