CITY OF SILOAM SPRINGS PLANNING COMMISSION Tuesday, June 8, 2021 at 5:30 p.m.

City Administration Building 400 N. Broadway

AGENDA

I. Planning Commission

A. Call to OrderB. Roll CallC. Approval of Minutes of the meeting of May 11, 2021D. Development Permit Approval

1. Significant Development Permit, SD21-0322000 Hwy. 16Owner: Beehive Enterprises, LLCAgent: Ingenium Enterprises, Inc, Erik Houston, PE To the Board on July 6, 2021Remanded from May 4, 2021 Board of Directors

2. Significant Development Permit, SD21-053600 S. Lincoln St.Owner: Arkansas Baptist State ConventionAgent: Lewis Architects Engineers, Josh Minton, P.E. To the Board on July 6, 2021

3. Significant Development Permit, SD21-074290 Hwy. 412 EastOwner: Randy and Donna McReynoldsAgent: Civil Engineering Inc, Ron Homeyer, PE. To the Board on July 6, 2021

4. Preliminary Plat Development Permit, PP21-03300 to 500 Block of E. Oak Crest Rd.Owner: Wakefield Investments, Jim KreinAgent: Civil Engineering Inc, Ron Homeyer, PE. To the Board on July 6, 2021

E. Staff Update on Preliminary Plat, PP21-02, Bellevue Estates.F. City Comprehensive Plan Monthly UpdateG. Board Approved Permits

1. Annexation / Zoning Development Permit, AX21-03 22100 Block of Hwy. 16Owner: Michael CoxTo the Board on June 15, 2021

2

2. Annexation / Zoning Development Permit, AX21-04 23324 Raines Road Owners: City of Siloam Spring and Michael and Roberta Burkitt To the Board on June 15, 2021

H. Staff Approved Permits

1. Lot Split Development Permit, LS21-07

1803 Dawn Hill Rd. Owners: Jeff Stewart Went to the Board for Easements on June 1, 2021

2. Lot Split Development Permit, LS21-09

21400 Block of Davidson Rd. Owners: Linda Busse and Barbara Kenney Went to the Board for Easements on June 1, 2021

3. Lot Line Adjustment Development Permit, LA21-04

2500 and 2690 Hwy. 412 East Owner: Stewart Geyer Agent: Bates and Associates – Jose Rios, PLS Went to the Board for Easements on June 1, 2021

I. Adjournment

MINUTES OF THE REGULAR MEETING OF THE PLANNING COMMISSION OF THE

CITY OF SILOAM SPRINGS, BENTON COUNTY, ARKANSAS MAY 11, 2021

The Planning Commission of the City of Siloam Springs, Benton County, Arkansas, met in regular session at the City Administration Building on May 11, 2021. The meeting was called to order by Chairman Smith. Roll Call: Song, Montgomery, Salley, McKinney, Smith, Driscoll, McKenzie – Present. Present City Staff: Senior City Planner, Ben Rhoads; City Engineer, Justin Bland; and City Attorney, Jay Williams; Permit Technician, Brian Phillips; all present. A copy of the April 13, 2021, minutes had previously been given to each Commissioner. A motion was made by Driscoll and seconded by McKenzie to accept the minutes. A Voice Vote was taken on the pending motion. Motion passed unanimously. Item D1. Significant Development Permit, SD21-06, 22100 Highway 16. Ben Rhoads briefed the item. Staff recommended approval with conditions. Following discussion by the commission, a motion was made by Montgomery to approve the item with staff’s stated conditions and seconded by Salley. Motion passed unanimously. This item will go to the Board of Directors on June 1, 2021. Item D2. Preliminary Plat Development Permit, PP21-02, 816 Arkansas Highway 16. Rhoads briefed the item. Staff advised the project is not ready for review due to need for a new drainage plan. Staff recommended tabling to the June 8th meeting. Following discussion by the commission, a motion was made by McKenzie to table the item and seconded by Song. Motion passed unanimously. This item will go to the Planning Commission on June 1, 2021. Item D3. Final Plat Development Permit, FP21-02, 2900 Block of Cheri Whitlock Drive. Rhoads briefed the item. Staff recommended approval with conditions. Following discussion by the commission, a motion was made by McKinney to approve the item with staff’s stated conditions and seconded by Driscoll. Motion passed unanimously. This item will go to the Board of Directors on June 1, 2021. Item D4. Rezone Development Permit, RZ21-03, 2900 Block of Cheri Whitlock Drive. Rhoads briefed the item. Staff recommended approval. Following discussion by the commission, a motion was made by McKenzie and seconded by Song. Motion passed unanimously. This item will go to the Board of Directors on June 1, 2021. Item D5. Rezone Development Permit, RZ21-04, 1803 Dawn Hill Road. Rhoads briefed the item. Staff recommended approval. Following discussion by the commission, a motion was made by Song and seconded by Salley. Motion passed unanimously. This item will go to the Board of Directors on June 1, 2021.

Item D6. Rezone Development Permit, RZ21-05, 3550 Highway 412 East. Rhoads briefed the item. Staff recommended approval. Following discussion by the commission, a motion was made by McKinney and seconded by McKenzie. Motion passed unanimously. This item will go to the Board of Directors on June 1, 2021. Item D7. Special Use Development Permit, SU21-03, 305 South Mt. Olive Street. Rhoads briefed the item. Staff recommended approval. Ron Jeffries, 307 South Mt. Olive Street, addressed the commission with concerns about extended use, planned improvements, repair of fence by the retaining wall, old foundation by retaining wall breaking down, and access to maintain utilities through his property. Carolyn Ruud, 308 South Mt. Olive Street, addressed the commission with concerns about the lack of parking at the location and did not want people to park in her location. Chad Dilday, 514 Tiger Boulevard, Bentonville, Arkansas addressed the stated concerns. Following discussion by the commission, a motion was made by Salley and seconded by Driscoll. Motion passed unanimously. This item will go to the Board of Directors on June 1, 2021. Item E. City Comprehensive Plan Monthly Update. Rhoads briefed the item. Item F1. Final Plat Development Permit, FP21-01, 2300 Block of N. Mt. Olive Street. Rhoads briefed the item. To the Board on June 1, 2021. Item G1. Lot Line Adjustment Development Permit, LA21-02, 3550 Highway 412 East. Rhoads briefed the item. Went to the Board for Easements on May 4, 2021. Item G2. Lot Line Adjustment Development Permit, LA21-03, 606 and 612 North Madison Street. Rhoads briefed the item. To the Board for Easements on May 18, 2021. There being no further business, a Motion was made by Driscoll and seconded by McKenzie to adjourn. A Voice Vote was called. Motion passed unanimously. Meeting adjourned. ATTEST: APPROVED: _________________________ ______________________________ Renea Ellis, City Clerk J.W. Smith, Chairman (SEAL)

PLANNING COMMISSION STAFF REPORT TO: Planning Commission FROM: Ben Rhoads, AICP, Senior Planner Justin Bland, PE, City Engineer Cc: Don Clark, Community Development Director DATE: May 13, 2021 RE: Significant Development Permit, SD21-03 / 22000 Hwy. 16 Recommendation: Motion to table SD21-03 (Significant Development Permit).

Section A: Background A-1) APPLICATION REVIEW DATES Planning Commission 1st review: April 13, 2021 Board of Directors review: May 4, 2021 (Remanded) Planning Commission 2nd review: June 8, 2021 A-2) APPLICANT AND AGENT Applicant/Owner: Beehive Enterprises LLC Agent: Ingenium Enterprises, Inc. – Erik Houston, P.E. A-3) SUBJECT PROPERTY ADDRESS

22000 Hwy. 16. A-4) PROJECT SUMMARY

The applicant requests to construct a 15,000 sq. ft. industrial / warehouse facility. This facility is the first phase of a larger five building complex. Due to the development approved development of Rock Hill Foods (SD21-06), the applicant has elected to make changes to their plan, in particular the configuration of the stormwater detention basin and related drainage ditch. This permit was remanded at the May 4, 2021 Board of Directors to the June 8, 2021 Planning Commission; however, the redesign was not provided for re-review until June 1, 2021. Therefore staff, on behalf of the applicant, is requesting that this application be tabled to the July 13, 2021 Planning Commission. The full staff report, attachments, and analysis will be furnished once a final design is ready for review.

A-5) LEGAL NOTICE

Site posted: February 5, 2021; reposted March 9, 2021. Newspaper legal notification: February 21, 2021 (Arkansas Democrat Gazette).; re-notified

on March 24, 2021 (Herald-Leader) Letter legal notification: March 17, 2021.1 Staff received three calls of a questioning nature and no correspondence on the request.

1The applicant failed to complete legal notice in February, so he had to renotify in March.

PLANNING COMMISSION STAFF REPORT

TO: Planning Commission FROM: Ben Rhoads, AICP, Senior Planner Justin Bland, PE, City Engineer Cc: Don Clark, Community Development Director DATE: May 14, 2021 RE: Significant Development Permit, SD21-05 / 3600 S. Lincoln St. Recommendation: Motion to approve SD21-05 (Significant Development Permit), subject to the following condition: 1.) The applicant shall provide a utility easement via separate instrument for the relocation of

the public sewer line, prior to building permit issuance. Section A: Background: A-1) APPLICATION REVIEW DATES

Planning Commission review: June 8, 2021 Board of Directors review: July 6, 2021

A-2) APPLICANT AND AGENT

Applicant/Owner: Camp Siloam – Jason Wilkie, Director / Ark. Baptist State Convention Agent: Lewis Architects Engineers – Josh Minton, P.E.

A-3) SUBJECT PROPERTY ADDRESS

3600 S. Lincoln St. A-4) PROJECT SUMMARY

The applicant requests to construct a 5,800 sq. ft. housing facility at an institutional church camp known as Camp Siloam.

A-5) LEGAL NOTICE Site posted: May 6, 2021. Newspaper legal notification: May 19, 2021 (Herald-Leader). Letter legal notification: May 14, 2021. Staff received no calls or correspondence on the request.

A-6) ANTICIPATED PROJECT APPROVAL EXPIRATION DATE If this project is approved on the projected Board of Directors’ review date, the project will expire if no work begins on or before: July 6, 2022. For cause shown, the applicant may request a 180-day deadline extension if received no less than 30 days prior to the shown expiration.

6/3/21 P.N. 03-00393-010, SD21-05 2

A-7) EXISTING LAND USES AND ZONING

EXISTING LAND USE EXISTING ZONING Camp cabins / institutional uses. G-I District (Institutional)

PROPOSED LAND USE PROPOSED ZONING Large institution (Use Unit 14) No zoning change is proposed

SURROUNDING LAND USE SURROUNDING ZONING North: Residential, Single-Family North: R-2 District (Residential, medium) South: Residential, Single-Family /

Vacant South: Benton County – No Zoning

East: Residential, Single-Family / Vacant

East: Benton County – No Zoning

West: Residential, Single-Family / Vacant

West: Benton County – No Zoning / R-2 District (Residential, medium)

Figure A-7 (1): General Area Map

6/3/21 P.N. 03-00393-010, SD21-05 3

Figure A-5 (2): Site View

Section B: Site Analysis B-1) PROJECT ANALYSIS AND APPROVAL CRITERIA

The following criteria are shown to indicate if this proposal meets the minimum criteria for approval. Criteria I-II is a subsection of Sec. 102-58 (land use) and subsection 102-58 (lot standards) of the Municipal Code; Criterion III is Sec. 102-74; Criterion IV is Sec. 102-75; Criterion V is Sec. 102-76; Criterion VI is Chapter 53 (Landscaping Code); Criterion VII is Sec. 102-77 thru 102-78; and Criteria VIII is Sec. 54-34.

I. ZONING USE UNIT CONSISTENCY

Planned Uses The subject proposal is consistent with large institutional uses associated with Use Unit 14, which is permitted in G-I District. Special uses This does not apply to this project, as the proposed use is a planned use.

North

6/3/21 P.N. 03-00393-010, SD21-05 4

II. LOT STANDARDS CONSISTENCY The minimum G-I zone standards are compared with the subject property’s lot below:

MINIMUM (G-I) ZONING REQUIREMENTS

SUBJECT PROPERTY PROPOSAL

(d) lot dimensions (1) Lot Area: 5,000 sq. ft.

176.68 acres

(2) Lot Width: 50 ft. Approx. 1768.75 feet (e) Building limits (1)(c) Setback required from an arterial street or larger. 1. Front: 50 feet

1182 ft.1

2. Side: 10 feet 904 ft. (East side) 351 ft. (West side)

3. Side on Corner: 15 feet N/A 4. Rear: 20 feet 1,578 ft. (2)(a) Height Limit: 72 feet maximum Approx. 20 ft. (3) Floor / area Ratio: 0.60 (maximum) 1.76 % (4) Maximum Lot Coverage: 60 percent 4.0 % (f) Open Space2 (1) Landscape buffer not less than six feet wide along property lines and a 6 ft. opaque screen, 12 feet along the front property line if fronting on a principal arterial street

North: 945 ft. South: 136 ft East: 30 ft. West: 394 ft.

(2) Minimum percent of open space: 60% 96% 1Measured to the right-of-way of Hwy. 59 S. 2Based on existing site conditions, not the proposed structure.

III. PARKING SPACE DESIGN CONSISTENCY1

PARKING SPACE REQUIREMENTS SUBJECT PROPERTY PROPOSAL

(1) At least 9 ft. wide by18 ft. long Existing spaces comply (2) Graded for effective drainage Existing spaces comply (3) Surfaced with asphalt or concrete Existing spaces legal non-conforming (4) Sited to not block emergency

vehicle access Existing parking complies per FD review

(5) Minimum parking lane width: 24 ft (15 feet for a one-way drive).

N/A

(6) Curbed if 8 feet from sidewalk N/A (7) Lot striping N/A

1No new parking is proposed.

6/3/21 P.N. 03-00393-010, SD21-05 5

IV. PARKING STANDARDS CONSISTENCY According to Municipal Code, parking for the facility is best calculated by using the standards for schools. The formula is 1 space for every employee at the most staffed works shift.

USE REQUIRED PARKING

EXISTING PARKING

NET PROPOSED PARKING1

PARKING SURPLUS/ DEFICIT

Camp – 173 employees

173 163 0 -1574

Camp –Students 1000

02 0 0 0

1 Includes ADA accessible spaces. 2 Students are either bussed to the site and/or are not of legal driving age. 3 Existing spaces are gravel. 4 The parking deficit is considered legal non-conforming. The proposed facility does not require additional parking. See staff discussion for more details.

V. PARKING AREA DESIGN STANDARDS CONSISTENCY

CONDITION FOR NUMBER OF PARKING SPACES

SUBJECT PROPERTY PROPOSAL

(1) 5 or more spaces: shall be continuous lit at night.

No new outdoor parking lot lighting is proposed

(2) 8 or more spaces: adequate turn around.

The Fire Department reviewed the proposal and determined that it allows for adequate vehicular turn around on all proposed parking areas

(3) 10 or more: shall be paved with asphalt or concrete.

No new parking is proposed

(4) Parking lot landscaping is required as follows: a. 12-50: 6 percent of gross interior parking area

No new parking is proposed

(5) No parking allowed along easements, except as specifically shown

The parking area encroachment into the easement is typical and has been approved by all public and private utilities

VI. LANDSCAPING COMPLIANCE

After staff review, it was determined that the existing trees and shrubs accounts for all landscaping needs. As such, no landscaping plan is required.

6/3/21 P.N. 03-00393-010, SD21-05 6

VII. DRIVEWAY DESIGN STANDARDS CONSISTENCY The driveways are existing, no changes are proposed; therefore, the driveway design standards consistency is not reviewed as part of this proposal.

VIII. LAND USE CODE REQUIREMENTS

According to the Land Use Code, a significant development permit shall only be authorized when the applicant has convincingly demonstrated that the proposed significant project: (1) Will not interfere with other owners’ reasonable peace and enjoyment of their

neighboring properties:

(2) Will not substantially damage any property value in the neighborhood:

(3) Will be compatible with and respect the context of its location and the character of the surrounding existing neighborhoods:

(4) Will not, whether by the nature of the use, or by the siting, height, or design of structures or landscaping, tend to burden the present or future use of neighboring properties in accordance with current zoning standards:

1Founding date taken from the camp’s website: campsiloam.com

The applicant’s proposal is a bunkhouse structure. Staff is aware of no evidence that the proposed development will cause a consistent disturbance to the peace and enjoyment of the neighboring properties. Enforcement of the City Code’s nuisance chapter will ensure that excessive noise, or unsightly debris, etc. is mitigated. These rules ensure that the proposal will not inherently decrease the quality of life standards in place across the City.

There is no evidence that the proposal will cause any substantial burden to the present uses around the area. The proposed facility is in lieu of a facility that was approved, but was not built, in 2020. The previous unbuilt facility was meant to replace a one damaged by a tornado in October of 2019, therefore the proposed use will not increase the overall impact at the camp.

The proposed structure is consistent with the historic use as a church camp which has been in place at this site for at least 98 years1.

The property is located along a major thoroughfare and is zoned appropriately for institutional use. The general land use patterns of the City dictate that this use is consistent with historical uses on the site, and it will not substantially impact the existing property values in the area.

6/3/21 P.N. 03-00393-010, SD21-05 7

(5) Is adequately supported by infrastructure, including without limitation, water and sewage systems, streets, parking, and drainage:

(6) Is consistent with sound planning of the city’s growth in terms of health, safety, and convenience within the neighborhood and affected vicinity:

(7) Promotes favorable economic conditions or public welfare within the city.

B-2) COMPREHENSIVE PLAN CONSISTENCY

The 2030 future land use map describes this area as public facilities. The following zone is appropriate according to the designation: G-I. The proposed use is compliant with the G-I zone.

B-3) TRAFFIC IMPACT

As the proposed development is intended to replace an existing structure on the site, there is no expected increase in traffic to or from the site. As mentioned in report section VIII-4, the previously approved bunkhouse was never constructed.

The new camp expansion will provide and improved facility for their patrons, which will increase the value of the facility to the area and its parent institution.

There is nothing in the proposal which would indicate unsound city planning. The camp’s expansion is a repair to the existing land use, which is historically compatible with the neighborhood.

Water System There is an existing 6” water line that runs along Hwy. 59 to service the site as well as neighboring subdivisions. As staff does not expect the proposed bunk house to substantially change demands, staff finds this existing infrastructure to be adequate for fire and domestic water needs. Sanitary Sewer System The existing sewer system for the site is collected with private sewer lines that drain to a City sewer lift station that pumps the sewer to the north. As staff does not expect the proposed bunk house to substantially change demands, staff finds this existing infrastructure to be adequate, however a new sewer line easement is needed because the plan requires a line to be relocated on the site. See the staff suggested condition. Storm Sewer System Due to the size of the site and the location of the site being adjacent to Little Beaver Creek, storm water detention is not being proposed. This is typical of site alongside major drainage channels as detaining flows can inadvertently cause increases in the peak flow from the site. Parking

6/3/21 P.N. 03-00393-010, SD21-05 8

B-4) UTILITY DESIGN

Water The proposal ties into the existing water main with a service line adjacent to the building. Sanitary Sewer The proposal ties into the existing sewer main with a service line adjacent to the building. Storm Sewer/Drainage See discussion in Section B-1 (Criterion VIII-5)

B-5) STAFF DISCUSSION General Summary Proposal is 5,800 sq. ft. bunk house facility, intended for overnight lodging at the grounds

of Camp Siloam. The proposed facility replaces an existing bunkhouse that was damaged by a tornado on

October 21, 2019. In 2020, the applicant sought and received a significant development permit (SDP) to

construct a 9,275 sq. ft. guest housing facility. This facility was never constructed by the applicant due to complications surrounding Covid-19, which delayed camp operations in 2020.

The 2020 SDP became expired on March 3, 2021. The applicant may construct this larger bunkhouse; however, a new SDP will be required due to the expiration.

The current proposed facility is located on the northern side of the camp, situated between two existing bunkhouse structures.

The new site requires the removal, or relocation, of two outdoor seating pavilions, as it is positioned closer to the interior of the camp than the two structures on either side.

Traffic Flow and Site Design Existing drives will reach the proposed facility site, the existing drives service the other

housing facilities in the vicinity. Parking Area Design Due to the nature of this proposal, being a replacement of a damaged facility, no new

parking is proposed. Most users will be bussed, or driven, to and from the site, resulting in no new parking demand.

Pedestrian Mobility The built context of the camp is a pedestrian rich

facility with limited locations appropriate for motor vehicles. As such, the area is appropriate for a free-range of pedestrian movement and recreational spaces.

The facility will have ample pedestrian access and mobility.

Other Considerations Drainage will be handled through the existing creek run-off system. See Section B-1

Criterion VIII-5 for more information. A new sewer line is proposed that will require an utility easement, there is a condition

added to acquire this easement prior to building permit issuance.

Key Points: • Consistent with zoning • Replacement facility with

no new impacts • New parking is not needed • Adequate utility and

pedestrian access

6/3/21 P.N. 03-00393-010, SD21-05 9

Conditions and Staff Conclusions As shown on page 1 of this report, staff is recommending approval with one condition

needed relating to a needed utility easement for the sewer line. Section C: Fiscal Impact Per the existing Master Street Plan, offsite street improvements are not applicable for this project due to it replacing an existing, damaged facility. Attachments:

Site Proposal Architectural Rendering

G-I

FOUND IRON PIN

FOUND RIGHT-OF-WAY MARKER

FOUND STONE

BUILDING SETBACK LINE

UTILITY EASEMENT LINE

PROPOSED BUNK HOUSE5,800 S.F.

DATE:

REVISION:

PROJECT NO:DRAWN BY:

27 APR 202121031

JM

C2.01 OF 1

SCALE: 1" = 200'SIG. DEV. SITE PLAN

C2.01

NORTH

0 200 400

BUN

K H

OU

SE A

TC

AMP

SILO

AM

SILO

AM S

PRIN

GS,

AR

KAN

SAS

SD21-05 (Camp Siloam) 2nd Submittal

SITE BENCH MARK

SANITARY SEWER MANHOLE

WATER METER

FIRE HYDRANT

UTILITY POLE

GAS METER

TELEPHONE PEDISTAL

ELECTRICAL TRANSFORMER

UTILITY EASEMENT LINE

DATE:

REVISION:

PROJECT NO:DRAWN BY: JM

C0.11 OF 4

SCALE: 1" = 20'EXISTING CONDITIONS SURVEY

C0.11

NORTH

0 20 40 27 APR 2021

CH

INC

HIL

LA B

UN

KH

OU

SEC

AMP

SILO

AMSI

LOAM

SPR

ING

S, A

RKA

NSA

S

21031

BUNK HOUSEFFE=1063.00

*NOTE: SEE C1.2 FOR UTILITYRELOCATION AND DEMO UNDER

BUILDING PAD

ROCK DITCHCHECK (3/C1.0)

SILT FENCE (2/C1.0)

SILT FENCE (2/C1.0)

SILT FENCE (2/C1.0)

DEMO TREE &SEATING AREA

DEMO TREES &SEATING AREA

DEMO PAVILIONS

SEE E1.0 FOR UNDERGROUNDELEC. RELOCATION 1061

1062

1062

1063

1064

1062

1060

1058

1056

1059

1061

1062

SILT FENCE (2/C1.0)

ROCK DITCHCHECK (4/C1.0)

SCALE: N.T.S.SILT FENCE DETAIL2

C1.0

DATE:

REVISION:

PROJECT NO:DRAWN BY: JM

C1.02 OF 4

SCALE: 1" = 20'SITE DEMOLITION & EROSION CONTROL PLAN

C1.01

NORTH

0 20 40

27 APR 2021

CH

INC

HIL

LA B

UN

KH

OU

SEC

AMP

SILO

AMSI

LOAM

SPR

ING

S, A

RKA

NSA

S

21031

SCALE: N.T.S.ROCK DITCH CHECK DETAIL3

C1.0 SCALE: N.T.S.ROCK DITCH CHECK DETAIL4

C1.0

TS=1063.00

BUNK HOUSEFFE=1063.00

5,800 S.F.

FUTUREBUNK HOUSE

FUTUREBUNK HOUSE

FUTURE

DRIVE

FUTURE

DRIVE

TS=1063.00

TS=1062.85

TG=1062.33

TS=1062.85

2% MAX SLOPE INH.C. PARKING

TG=1062.50

1.0%

3:1

3:1

1061

18" RCP FESFL=1054.00 (VERIFY)EXTEND TO CREEK

18" RCP FESFL=1057.00

TG=1062.00

TS=1063.00

TS=1062.85

TS=1063.00

TG=1062.33

TG=1061.50

TS=TP=1062.85

TP=1062.45

TG=1060.00

TG=1058.50

8.0%

1062

1062

1063

1064

1062

1060

1058

1056

1059

1061

1062

2.0%

18" CPP @ 2.3 % SLOPE

PRE-CAST CONC.HEADWALLFL=1056.00

4" SCH. 40 PVC @ 1.0%MIN. SLOPE (CONDENSATE)

20.00'

32.61'

20.0

0'

R=50'

R=50'

DATE:

REVISION:

PROJECT NO:DRAWN BY: JM

C1.13 OF 4

SCALE: 1" = 20'SITE GRADING & STORM DRAINAGE PLAN

C1.01

NORTH

0 20 40

CH

INC

HIL

LA B

UN

KH

OU

SEC

AMP

SILO

AMSI

LOAM

SPR

ING

S, A

RKA

NSA

S

21031

27 APR 2021

SECTION B-B

STANDARD FRAMEAND COVER

24"

6" 4'-0" 6"

24"

VARIESPOURED IN PLACE MANHOLE

B B

12" 12"

PIPEO.D.

GROUT

3/4" CRUSHEDSTONE BACKFILL

SELECT BACKFILL ROCKSNO LARGER THAN 2"

GROUND SURFACE

BUNK HOUSEFFE=1063.00

VERIFY ALL UTILITY SERVICE, SIZE& DEPTH W/ PLUMBING PLANS

CONNECT TO EX. SEWERMH MA-4 STA. 2+88EX. TOP=1060.76'EX. FL OUT=1055.61 (PLUG)NEW FL OUT=1055.61

CONNECT TO EX. SEWERMH MA-1 STA. 0+00

EX. TOP=1056.82'EX. FL OUT=1053.65NEW FL IN=1053.96

SEWER MH MA-3STA. 2+03 (2/C1.2)

TOP=1063.00'FL IN S=1055.18FL IN E=1055.18FL OUT=1055.08

8" SDR-26 PVC (3/C1.2)S=0.5% L=120'

8" SDR-26 PVC (3/C1.2)S=0.5% L=85'

CAP EX. 8" SEWER

20' SEWER EASEMENT

20' SEWER EASEMENT

FUTUREBUNK HOUSE

FUTUREBUNK HOUSE

FUTURE DRIVE

FUTURE DRIVE

8" SDR-26 PVCS=0.5% L=5'CAP END FORFUTURE CON.

FREESTANDING FDC W/STORTZ CONNECTION &KNOX LOCKING CAP IN

ACCORDANCE W/ SILOAMSPRINGS FIRE (5/C1.2)

EX. 6" PVC WATERLINE

6" 90° BEND (4/C1.2)ABANDON EX. LINETO THE WEST

6" TEE (4/C1.2)

6" TEE (4/C1.2)ABANDON EX. LINE

TO THE EAST

REMOVE UTILITY LINES &COMPACT TRENCH W/ SELECT

FILL TO 10' OUTSIDE BLDG. PROTECT EX. HYDRANT

6" GATE VALVE,CAP & BLOCK FORFUTURE CON.

6" GATE VALVE,CAP & BLOCK FORFUTURE CON.

RPZ W/ HEATEDENCLOSURE (6/C1.2)

2" SDR-21 CL200PVC WATERLINE

6X2" TAPPED TEE (4/C1.2)

6" C900 DR14PVC WATERLINE

4" SDR-26 PVC SEWER@1.0% MIN. SLOPE

6" TEE (4/C1.2)

EX. 4" GASLINE

EX. 4" GASLINE

8X4" WYE

6" TEE (4/C1.2)W/ GATE VALVE

& FIRE HYDRANT (7/C1.2)

6" GATE VALVE(DEMARCATION)

SEWER MH MA-2 STA. 0+83 (2/C1.2)

TOP=1062.00'FL IN E=1054.48FL OUT=1054.38

8" SDR-26 PVC (3/C1.2)S=0.5% L=83'

CONNECT TOEX. 4" GASLINE

CONTACT GAS CO. TOCONFIRM EX. METER CAN

SUPPLY ADDITIONAL1,200 CFH DEMAND

2" 5PSI GASLINE

2" PLUG VALVE

DATUM ELEV1050

PROPOSED GROUND

18" STORMFL=1056.40

GRADATION PLAN NOTE

SCALE: N.T.S.SEWER MANHOLE DETAIL

C1.22

SCALE: N.T.S.SEWER BEDDING DETAIL

C1.23

FIRE DEPARTMENT CONNECTION DETAILNOT TO SCALE

FIRE HYDRANT DETAILNOT TO SCALE

5C1.2

C1.27

DATE:

REVISION:

PROJECT NO:DRAWN BY: JM

C1.24 OF 4

SCALE: 1" = 20'SITE UTILITY PLAN

C1.01

NORTH

0 20 40

CH

INC

HIL

LA B

UN

KH

OU

SEC

AMP

SILO

AMSI

LOAM

SPR

ING

S, A

RKA

NSA

S

21031

SEWER PROFILE (MAIN A)HOR. 1"=50' VER. 1" = 5'C1.2

8

0 50 100

5 10

WATERLINE BLOCKING DETAILNOT TO SCALE

4C1.2

SCALE: N.T.S.RPZ IN HEATED ENCLOSURE DETAIL

C1.26

27 APR 2021

1830' OF FRONTAGE ON HYWREQ. TREES=91.5

REQ. SHRUBS=229OVER 330 EX. TREES/SHRUBS

ALONG FRONTAGE

12,770' PERIMETER LANDSCAPINGREQUIRED: 1 TREE EVERY 50'

EXISTING: 1 TREE APROX. EVERY 10'

PROPOSEDBUNK HOUSE5,800 S.F.

DATE:

REVISION:

PROJECT NO:DRAWN BY:

21031JM

C3.01 OF 1

SCALE: 1" = 200'LANDSCAPE PLAN

C3.01

NORTH

0 200 400

BUN

K H

OU

SE A

TC

AMP

SILO

AM

SILO

AM S

PRIN

GS,

AR

KAN

SAS

27 APR 2021

0' - 0"

LOWER LEVEL

10' - 1 1/2"

TRUSS BEARING

1

A4.1

PREFINISHED STANDING SEAM METAL ROOF SYSTEM

T1-11 WOOD SIDING, STAIN AND SEAL

PREFINISHED METAL RIDGE CAP

ALUMINUM STOREFRONT SYSTEM

PREFINISHED ICE / SNOW RETENTION SYSTEM

PREFINISHED METAL GUTTERS AND DOWNSPOUTS (DS)

1

A5.2_____________________

0' - 0"

LOWER LEVEL

10' - 1 1/2"

TRUSS BEARING

3

A4.1

2

A4.1

T1-11 WOOD SIDING, STAIN AND SEAL

INSULATED METAL DOOR IN HOLLOW METAL FRAME, PAINT

STONE VENEER WAINSCOT w/ STONE CAP

PREFINISHED ICE / SNOW RETENTION SYSTEM

PREFINISHED METAL GUTTERS AND DOWNSPOUTS (DS)

STONE VENEER w/ STONE CAP COLUMN FURRING

3

A5.1_____________________

0' - 0"LOWER LEVEL

10' - 1 1/2"TRUSS BEARING

1

A4.1

PREFINISHED STANDING SEAM METAL ROOF SYSTEM

T1-11 WOOD SIDING, STAIN AND SEAL

PREFINISHED METAL RIDGE CAP

ALUMINUM FIXED WINDOW w/ FROSTED GLASS

INSULATED METAL DOOR IN HOLLOW METAL FRAME, PAINT

1X4 WOOD CEDAR TRIM AROUND OPENINGS, TYP.

PREFINISHED ICE / SNOW RETENTION SYSTEM

PREFINISHED METAL GUTTERS AND DOWNSPOUTS (DS)

STONE VENEER WAINSCOT w/ STONE CAP

STONE VENEER w/ STONE CAP COLUMN FURRING

1

A5.1_____________________

2

A5.1_____________________

5

A5.1_____________________

0' - 0"

LOWER LEVEL

10' - 1 1/2"TRUSS BEARING

3

A4.1

2

A4.1

T1-11 WOOD SIDING, STAIN AND SEAL

INSULATED METAL DOOR IN HOLLOW METAL FRAME, PAINT

PREFINISHED ICE / SNOW RETENTION SYSTEM

PREFINISHED METAL GUTTERS AND DOWNSPOUTS (DS)

STONE VENEER w/ STONE CAP COLUMN FURRING

3

A5.1_____________________

DATE:

REVISION:

PROJECT NO:

DRAWN BY:

A3.15 OF 12

CH

INC

HIL

LA

BU

NK

HO

US

E

CA

MP

SIL

OA

MS

ILO

AM

SP

RIN

GS

, A

RK

AN

SA

S

MAR 31 2021

21031

WSD

1/8" = 1'-0"A3.1

SOUTH ELEVATION1

1/8" = 1'-0"A3.1

WEST ELEVATION2

1/8" = 1'-0"A3.1

NORTH ELEVATION3

1/8" = 1'-0"A3.1

EAST ELEVATION4

PLANNING COMMISSION STAFF REPORT TO: Planning Commission FROM: Ben Rhoads, AICP, Senior Planner Justin Bland, PE, City Engineer Cc: Don Clark, Community Development Director DATE: June 1, 2021 RE: Significant Development Permit, SD21-07 / 4290 Hwy. 412 E. Recommendation: Motion to approve SD21-07 (Significant Development Permit), subject to the following condition(s): 1.) The applicant shall file the associated lot consolidation permit with appropriate easements,

prior to construction associated with the proposed RV park drive aisle and sites. 2.) The applicant shall address remaining drainage comments (including addition of on-site

detention basin/rain garden, analysis of ditches and culverts, etc.), prior construction associated with the proposed RV park drive aisle and sites.

3.) The applicant shall supply an approved landscape plan, prior to construction associated with the proposed RV park drive aisle and sites.

A-1) APPLICATION REVIEW DATES

Planning Commission review: June 8, 2021 Board of Directors review: July 6, 2021

A-2) APPLICANT AND AGENT

Applicant/Owner: Randy McReynolds Agent: Civil Engineering, Inc. – Ron Homeyer, P.E.

A-3) SUBJECT PROPERTY ADDRESS

4290 Hwy. 412 E. A-4) PROJECT SUMMARY

The applicant requests to construct a 3.23-acre recreational vehicle park, with 15 sites, south of existing commercial buildings fronting on Hwy. 412.

A-5) LEGAL NOTICE

Site posted: May 7, 2021. Newspaper legal notification: May 19, 2021 (Herald Leader). Letter legal notification: May 11, 2021. Staff received no calls or correspondence on the request.

A-7) ANTICIPATED PROJECT APPROVAL EXPIRATION DATE

If this project is approved on the projected Board of Directors’ review date, the project will expire if no work begins on or before: July 6, 2022. For cause shown, the applicant may

6/3/21 P.N. 03-06326-000, SD21-02 2

request a 180-day deadline extension if received no less than 30 days prior to the shown expiration.

A-8) EXISTING LAND USES AND ZONING

EXISTING LAND USE EXISTING ZONING Vacant1 C-2 District (Roadway Commercial)

PROPOSED LAND USE PROPOSED ZONING Recreational vehicle park (Use Unit 17)

No zoning change is proposed

SURROUNDING LAND USE2 SURROUNDING ZONING2 North: Commercial (restaurant

and retail service) North: C-2 District (Roadway Commercial)

South: Vacant / Agricultural South: Benton County – No Zoning East: Commercial service /

Vacant East: C-2 District (Roadway Commercial) /

I-2 District (Light Commercial) West: Vacant West: C-2 District (Roadway Commercial)

1The northern part of the property owned by the applicant is currently developed with a restaurant and pet grooming business (currently under construction). See report section B-5 for more details. 2Measured from the project site, not the northern lot lines, as this includes existing buildings owned and operated by the applicant.

Figure A-8 (1): General Area Map

6/3/21 P.N. 03-06326-000, SD21-02 3

Figure A-8 (2): Site View

Section B: Site Analysis B-1) PROJECT ANALYSIS AND APPROVAL CRITERIA

The following criteria are shown to indicate if this proposal meets the minimum criteria for approval. Criteria I-II is a subsection of Sec. 102-53 (land use) and subsection 102-53 (lot standards) of the Municipal Code; Criterion III is Sec. 102-74; Criterion IV is Sec. 102-75; Criterion V is Sec. 102-76; Criterion VI is Chapter 53 (Landscaping Code); Criterion VII is Sec. 102-77 thru 102-78; and Criterion VIII is Sec. 54-34.

I. ZONING USE UNIT CONSISTENCY

Planned Uses The subject proposal is consistent with recreational park (RV) uses associated with Use Unit 17, which is permitted in C-2 District. Special uses This does not apply to this project, as the proposed use is a planned use.

II. LOT AND USE STANDARDS CONSISTENCY

The minimum C-2 zone standards are compared with the subject property’s lot below: MINIMUM (C-2) ZONING

REQUIREMENTS SUBJECT PROPERTY PROPOSAL

(d) lot dimensions (1) Lot Area: 8,000 sq. ft.

3.23 acres or 140,698 square feet

(2) Lot Width: 80 ft. 199.96 feet (e) Building limits (1)(c) Setback required from an arterial street or larger. 1. Front: 50 feet; 2. Side: 10 feet; 3. Rear: 20 feet.

N/A1

(2)(a) Height Limit: 45 feet maximum N/A1 (3) Floor / area Ratio: 0.60 (maximum) N/A1 (4) Maximum Lot Coverage: 80 percent 46.88% (f) Open Space (1) Landscape buffer not less than six feet wide along property lines and a 6 ft. opaque screen, 12 feet along the front property line if fronting on a principal arterial street

North 18.08 ft. South: 12.27 ft East: 36.93 ft. West: 6.3 ft.2

Table continues on page 4

North

6/3/21 P.N. 03-06326-000, SD21-02 4

Table continued from page 3 (2) Minimum percent of open space: 20% 10% must be visible from front or sides of the lot from addressing right-of-way

53.12% 10% is visible from Hwy 412.

1Not applicable, the proposal does not include a proposed permanent structure. The new structure used for the office and RV services has already been approved for construction through a separate building permit, therefore it is not associated with this permit. See staff discussion for more details. See also the table below for Sec. 22-604 for site setbacks. 2The western boundary line is measured per the proposed lot consolidation permit.

In addition to the C-2 zone standards (above), the proposal is subject to design standards listed in Chapter 22 of the City Code. The proposal is compared to these standards below:

MINIMUM REQUIREMENTS FOR RECREATIONAL VEHICLE PARKS

Article XII of Code Chapter 22

SUBJECT PROPERTY PROPOSAL

22-601. – Minimum area Minimum park shall be one acre

3.23 acres

22-602. – Sites. Each recreational vehicle site shall be a minimum of 1,500 square feet in area and 25 feet minimum width.

1,500 square feet and higher, the site considered the drive area and green space around it.

22-603. – Off-street parking. One off-street parking space for each recreational vehicle site.

See III on page 5.

22-604. –Site Setbacks. Each site shall be set back from the rear boundary by 10 feet, front setback shall be 25 feet, and RV’s shall be separated from each other and other buildings by at least 15 feet.

Rear: 12.17 ft. Front: 203.85 ft. (measured to Hwy. 412) RV Separation: 19.73 ft.

22-605. – Service buildings. Each RV park shall be provide a service building equipped with one toilet, lavatory and shower for each sex for each 100 RV sites

Service building is provided. This building is already under construction with a shared use as a pet grooming business.

22-606. – Sanitary facilities. For parks providing 15 sites for dependent vehicles and trailers, they shall provide: (1) Men’s toilet; (1) Women’s toilet; (1) Men’s urinal; (1) Men’s lavatory; (1) Women’s lavatory; and (1) set of Men’s and Women’s showers. A service sink is required

(1) Men’s Toilet (1) Women’s Toilets (1) Men’s urinal (1) Men’s lavatory (1) Women’s lavatory (1) Men’s shower (1) Women’s shower Service sink provided

22-607. – Water supply. Each RV site shall be provided with an individual water service connection.

Each RV site has access to water service

22-608. – Sewage disposal. A sanitary station is provided for every 100 RV sites or fractional part thereof.

Sites 6 through 18 have access to sewer services, staff finds this sufficient for 15% of the requirement, applicable for 15 sites.

22-609. – Electric Service. RV dependent vehicle and shall be provided with an electrical outlet.

Sites have access to electric services Table continues on page 5

6/3/21 P.N. 03-06326-000, SD21-02 5

Table continued from page 4

22-610. – Refuse disposal. No refuse disposal shall create health hazards.

The dumpster site will be screened, nothing in the design suggests a health issue.

22-611. – Green space. Each RV adjoining to a residential area must provide greenspace.

N/A

III. PARKING SPACE DESIGN CONSISTENCY

PARKING SPACE REQUIREMENTS SUBJECT PROPERTY PROPOSAL

(1) At least 9 ft. wide by 18 ft. long Spaces comply (2) Graded for effective drainage Spaces comply (3) Surfaced with asphalt or concrete Spaces are paved with light duty asphalt

paving (4) Sited to not block emergency

vehicle access Parking complies per FD review

(5) Minimum parking lane width: 24 ft (15 feet for a one-way drive).

24 ft. for the main drive, 16 ft. for the one-way drive.

(6) Curbed if 8 feet from sidewalk Parking lot is curbed (7) Lot striping Parking lot is striped

IV. PARKING STANDARDS CONSISTENCY

Parking is calculated for one space per RV pad.

USE REQUIRED PARKING

EXISTING PARKING

NET PROPOSED PARKING1

PARKING SURPLUS/ DEFICIT

RV Pads 15 0 15 0 1Note, this does not include the existing parking at the restaurant or pet grooming business.

V. PARKING AREA DESIGN STANDARDS CONSISTENCY

CONDITION FOR NUMBER OF PARKING SPACES

SUBJECT PROPERTY PROPOSAL

(1) 5 or more spaces: shall be continuous lit at night.

Spaces to be lit by light fixtures on the sides of the building

(2) 8 or more spaces: adequate turn around.

The Fire Department reviewed the proposal and determined that it allows for adequate vehicular turn around on all proposed parking areas

(3) 10 or more: shall be paved with asphalt or concrete.

Parking lot is paved with light duty asphalt paving

(4) Parking lot landscaping is required as follows: a. 12-50: 6 percent of gross interior parking area

404 SF or 14.08% of parking interior is green space

(5) No parking allowed along easements, except as specifically shown

The parking area encroachment into the easement is typical and has been approved by all public and private utilities

6/3/21 P.N. 03-06326-000, SD21-02 6

VI. LANDSCAPING COMPLIANCE

After staff review, the applicant is required to make additional changes to the landscape plan, these will be required prior to any future construction on the property, see staff suggested condition no 3. For additional information, please consult the attached draft landscaping plan.

VII. DRIVEWAY DESIGN STANDARDS CONSISTENCY1

MINIMUM DRIVEWAY STANDARDS REQUIREMENTS

SUBJECT PROPERTY PROPOSAL

(1) Surface Surface must be paved with asphalt, concrete or paver stones

All driveways will be paved asphalt paving

(2) (c) Width 1. Width shall not be less than 25 ft.

nor greater than 50 ft.

25 feet or greater

(3) Curbs, lane markings. Curbing and markings shall effectively delineate traffic lanes.

All drives and parking areas have curbs and appropriate lane markings

(4) Interior drive setbacks. The remaining Code in this section is not applicable for the proposed project.

(a) N/A

Minimum Drive intersection with the street. (1) Arterial (and larger) streets:

a. 100 feet from the centerline of any other driveway;

b. 100 feet from the boundary of an intersection street’s right-of-way; and

c. 50 feet from all boundaries of the lot, except the boundary abutting the arterial street.

The remaining Code in this section is not applicable for the proposed project.

(a) N/A (both drives are existing at their connections to Hwy. 412

(b) Number (1) Minimum number: One (2) Maximum number: One per 150 ft. (c) Location

Driveway location: Not over easements; must align with facing driveways

(d) Angle: Right angle (90 degrees) (e) Grade: Must not exceed 5% grade.

The proposed drives meets or exceeds these requirements.

1Driveways are considered the portion of the site that allows access to the drive aisle/parking lanes associated with access to the RV pads.

6/3/21 P.N. 03-06326-000, SD21-02 7

VIII. LAND USE CODE REQUIREMENTS

According to the Land Use Code, a significant development permit shall only be authorized when the applicant has convincingly demonstrated that the proposed significant project: (1) Will not interfere with other owners’ reasonable peace and enjoyment of their

neighboring properties:

(2) Will not substantially damage any property value in the neighborhood:

(3) Will be compatible with and respect the context of its location and the character of the surrounding existing neighborhoods:

(4) Will not, whether by the nature of the use, or by the siting, height, or design of structures or landscaping, tend to burden the present or future use of neighboring properties in accordance with current zoning standards:

The applicant’s proposal is a RV park. Staff is aware of no evidence that the proposed development will cause a consistent disturbance to the peace and enjoyment of the neighboring properties. Excessive noise or unsightly debris, etc. may be addressed through Code enforcement of the nuisance code. These rules ensure that the proposal will not inherently decrease the quality of life standards in place across the City.

There is no evidence that the proposal will cause any substantial burden to the present uses around the area. Traffic will slightly increase, but not beyond the design capacity of the Hwy. 412. Noting in the proposal’s siting or design would tend to cause burdens on the present or future use of the neighboring properties. The subject property does not abut the Grandview single-family residential project, it is separated by open pastureland.

The proposed use appears to be consistent with other commercial properties in the existing neighborhood. If approved, the future occupants will support local restaurants and retail services.

The property is located along a major thoroughfare and is zoned appropriately for commercial use. The general land use patterns of the City dictate that the highest and best use of this property is commercial. The proposed use will not substantially impact the existing property values in the area.

6/3/21 P.N. 03-06326-000, SD21-02 8

(5) adequately supported by infrastructure, including without limitation, water and

sewage systems, streets, parking, and drainage:

(6) Is consistent with sound planning of the city’s growth in terms of health, safety,

and convenience within the neighborhood and affected vicinity:

If the staff suggested conditions are adopted, there is nothing in the proposal indicative of unsound city planning. The proposal meets or exceeds the minimum C-2 zoning requirements as well as the requirements for RV parks found in chapter 22 of the Municipal Code.

Water System A 10” water main exists on the south side of Hwy. 412. Staff finds this line adequate to serve the needs for the proposed development. Sanitary Sewer System An 8” sewer line runs along south side of Hwy. 412. Staff finds this existing infrastructure to be adequate for wastewater needs. Storm Sewer System The existing storm sewer for the site generally drains overland from east to west across the site in two basins. Basin 1 turns north on the west side of the TJ’s Pizza parking lot and drains into the Hwy. 412 right of way. Basin 2 drains further southwest before eventually turning north and to the Hwy. 412 right of way. The proposed site attempts to maintain the existing drainage patterns by matching the existing ground. The addition of impervious surface on the site does cause a minor increase in peak runoff from the site. For Basin 1 this increase is minor, approximately 3%, but still substantial enough to justify a small detention basin or rain garden to mitigate the increase. Due to the timing of the final submittal for the project, this is not shown on the current set of plans. However, staff has made this a recommended condition of approval to be added and approved by staff prior to the beginning of construction. For Basin 2 the peak runoff rates are slight reduced in the post-development condition. This is accomplished because a portion of the Basin 2 pre-development area is being graded to drain into Basin 1. This leaves less area draining into Basin 2 after the proposed improvements are constructed. In addition to adding a detention basin/rain garden, staff has also made a condition of approval for the applicant to submit revised ditch and culvert analysis with slight ditch adjustments as needed to meet the drainage manual requirements. This is expected to be a minor change and not affect the overall site plan. Parking Refer to Criterion IV under report Section B-1

6/3/21 P.N. 03-06326-000, SD21-02 9

(7) Promotes favorable economic conditions or public welfare within the city.

B-2) COMPREHENSIVE PLAN CONSISTENCY

The 2030 Land Use Map describes this area as commercial and office. The proposed use is consistent with the 2030 Land Use Map.

B-3) TRAFFIC IMPACT

The Institute of Transportation Engineer’s (ITE) Trip Generation Manual does not provide an estimate for the daily traffic created by this type of development. Although it’s not the exact same type of use, the ITE manual does provide an estimate for mobile home parks of 5 trips per day per unit. While not an exact replacement, staff thinks this will provide a conservative estimate of how much traffic this development will generate. Using this number the 15 vehicle sites will create approximately 75 vehicles per day. This traffic will exit onto Hwy. 412 which, as a Principal Arterial, has a planned capacity of 35,000 vehicles per day. The current traffic count on Hwy. 412 in this area is approximately 26,000 vehicles per day so the additional traffic will not exceed the design capacity. The site is proposing two drives to provide more spacing from the intersection of Hwy. 59 and Hwy. 412. This helps with concerns regarding the addition of RVs turning left onto Hwy. 412 in this area so close to the intersection. The western proposed drive, which was previously utilized by the RJ’s Tractor site, has a history of trucks and trailers entering and exiting without any safety issues. In addition, the line of sight along this section of Hwy. 412 is adequate for the speed limit.

B-4) UTILITY DESIGN

Water The proposal ties into the existing 10” water main with a service line on the north side of the property. Sanitary Sewer The proposal ties into the existing 8” sewer with a service line at the north side of the property. Storm Sewer/Drainage See discussion in Section B-1 (Criterion VIII-5)

B-5) STAFF DISCUSSION General Summary Proposal is recreational vehicle (RV) park. This is the first new RV park for the City in

over 20 years, the previous approved park, located at 1800 Hwy. 412 W., predates the current zoning and RV Park regulations. As such, it should not be used for comparison to the current proposal.

The park proposes 15 dependent (or independent) vehicle sites and is situated behind the TJ’s Pizza restaurant. Sites will require the services such as a shower, bathrooms, etc.,

The proposed RV park will provide additional recreational sites for visitors to the area. As a result, increased economic activity will occur from visitors supporting local businesses, such restaurants and entertainment venues.

6/3/21 P.N. 03-06326-000, SD21-02 10

however in most cases each site will not be occupied by dependent vehicles. Independent vehicles provide their own bathing and lavatory facilities.

In addition to the proposed drive and RV sites, a services building is currently under construction.

The services building’s primary use is for a pet grooming business and was approved as a small-scale building permit, not requiring a significant development permit.

Due to the size of the proposed park, its paving and site improvements cause more than 20,000 square feet of disturbed area, thus triggering the need for this permit.

Traffic Flow and Site Design As mentioned earlier in this report, a separate lot consolidation permit is needed so this site

is occurring on one property. This will allow for the two existing driveways to access the site. Both drives will merge into parking lanes/drive aisles.

The western access originates from a drive that is west of 4198 Hwy. 412 E. This drive will proceed southwardly to a parking lane and then bear back to the east to access the southern part of the RV park.

The eastern drive will proceed to a parking lane south of the existing restaurant (on its west side) and then connect to the other drive.

There will be a looped design with the RV sites radiating off the looped parking lane and a common area in the center for recreational use.

Originally, the drive aisles were planned to be gravel, however the City Code requires these to be paved.

The two-access point program allows for larger vehicles to ingress an egress through different drives.

Parking Area Design Parking is provided at the service building and each site has its own designated parking

space for a passenger vehicle (not the RV). Pedestrian Mobility A sidewalk is shown around the services

building, not work is planned at the Hwy. 412 street frontage, therefore sidewalk is not required there.

Other Considerations The dumpster pad located on the northeast corner

of the lot will be screened. Storm water drainage is handled through

detention basin or rain garden, this has not been supplied at this time. This improvement is a staff suggested condition of approval.

Save for the needed amendments for stormwater runoff, the traffic and drainage reports were reviewed by the City Engineer and received a positive recommendation.

Note: As the project under consideration does not include the services building, being that this has been approved as a standard building permit, there is no architectural rendering of the facility (there will be no new vertical construction).

Conditions and Staff Conclusions As shown on page 1 of this report, staff is recommending approval with three conditions

needed. Condition 1 relates to the need for a lot consolidation to allow for the required greenspace

buffers on the edge of the drive aisle.

Key Points: • Two drive access to 15

pads. • Services building already

under construction as part of a separate business.

• Drainage pond/rain garden is needed for runoff.

6/3/21 P.N. 03-06326-000, SD21-02 11

Condition 2 is related to addressing the remaining drainage comments from staff on the

detention basin and needed analysis of the ditches and culverts. Condition 3 is related to the need for final revisions to the landscape plan, as the document

came in late in the review process. The final plan will be approved by staff prior to construction on the property.

Section C: Fiscal Impact Street impact fees were already assessed with the construction of the services building. Attachments:

Site Proposal

PREPARED FOR

RE

E

NIGNE - SASN

A

KR

A

NOI

TA

ZIR

OHTUA FO ETACI

FIT

RE

C

private or public viewing without the advanced written consent of Civil Engineering, Inc. ©

no electronic representations of these drawings, in whole or in part, may be posted for

prohibited without advanced written consent of Civil Engineering, Inc. Furthermore,

herein, in whole or in part, by anyone for any other project or purpose is strictly

The reproduction of these drawings or use of these drawings, or the ideas incorporated

and are the exclusive property of Civil Engineering, Inc. and are protected by copyright.

These drawings and the design ideas contained herein are proprietary information

FOR

DEVELOPMENT PLANS

CIVIL

ENGINEERING

INC

#716

19

45

Know what'sbelow.before you dig.Call

R

05/03/21

E-MAIL: mail@civilengineeringss.com

701 S. MT. OLIVE, P.O. BOX 12

(479)524-9956 OFC - (479)524-4747 FAX

SILOAM SPRINGS, ARKANSAS 72761

SILOAM SPRINGS, ARKANSAS

WITHOUT WRITTEN APPROVAL OF ENGINEER.

ANY CHANGES TO APPROVED PROJECT DESIGN

CONTRACTOR SHALL NOT DEVIATE FROM OR MAKE

Survey By:

JAMES CALDWELL, PLS #1310

609 South Oakhill

Siloam Springs, AR 72761

(479) 238-4069

RE

F.F

IL

E:

9/2

4/2

02

0D

AT

E:

19

45

-0

1-T

itle

.dg

nF

IL

E:

VIE

W:

P

F:

LOCAL UTILITY CONTACTS

Water and Wastewater

City of Siloam Springs

Dan Farine, Maintenance Supt.

(479)238-0927

Electric

City of Siloam Springs

Johnny Bland

(479)524-3777

Natural Gas

Black Hills Energy

Wayne Meek

(479)549-7834

Telephone

Centurytel

Mike Edwards, Engineer

(479)524-9943

Cable TV

Cox Communications, Inc.

Michael Moore

(479)717-3610

REVISION #2 JUNE, 2009, OR LATEST REVISION

REVISION #1 NOVEMBER, 1997

MARCH 1996

WASTEWATER STANDARD SPECIFICATIONS:

REFER TO SILOAM SPRINGS WATER AND

VICINITY MAPN.T.S.

B RUTHERFORD DR

AR

HW

Y

59

KECK RD

KENWOOD

AIR

PO

RT

RD

SMIT

H

FIE

LD

US HWY 412 US HWY 412

AR

HW

Y

16

TAHLEQUAH

CHERI WHITLOCK (AR HWY 43)

PR

OG

RESS

CO

UN

TY

LIMIT

S

CIT

Y

LIMITS

CITY

COUNTY

LIMIT

S

CIT

Y

CO

UN

TY

INDEX

TITLE PAGE

DETAILS

1

1

EROSION AND SEDIMENT CONTROL DETAILS

LOCATION

PROJECT

RANDY McREYNOLDS

McREYNOLDS RV PARK

McR

EY

NO

LD

S R

V P

AR

K

by the City of Siloam Springs Planning Commission.

PLANNING COMMISSION APPROVAL: This Significant Development is hereby approved this day of , 2021,

Chairman

by the City of Siloam Springs Board of Directors.

BOARD OF DIRECTORS APPROVAL: This Significant Development is hereby approved this day of , 2021,

City Clerk

3

SITE PLAN 2

DIMENSION, GRADING AND EROSION CONTROL PLAN

(479)-549-7218

SILOAM SPRINGS, AR 72761

2515 S CARL ST

MAY 03, 2021

May 03, 2021

REVISED: MAY 19, 2021

REVISED: JUNE 1, 2021

STATEOF

ARKANSAS

REGISTEREDPROFESSIONAL

ENGINEER

No. 7731

RO

N

ALD HOME

Y

ER

GOVT REVIEW ONLY

PRELIMINARY FOR

P.E. 7731 onRonald Homeyer,

and sealed byoriginally issued

This document was

WALM

ART

SD21-07 (McReynolds RV Park) 3rd Submittal

BUILDING

WW

WWW

WW

SANSSANS

SANSSANS

1149

1149

1150

1150

1150

1151

1151 1

151

1152

1152

1152

1152 11521152

1153

1153

1153

1153

1153

1153

1153

1153

1153

1153

1153

1154

1154

1154

1154

1154

1154

1154

1154

1154

1154

1155

1155

1155

1155

1155

1155

1155

1155

1155

1155

1155

1155

1155

1156

1156

1156

1156

1156

1156

1156

1156

1156

1156

1156

1157

1157

1157

1157

1157

1157

1157

1157

1157

1157

1157

1157

1158

1158

1158

1158

1158

1159

1159

1159

1160

1160

1160

1160 1161

CENTERLINE EAST HIGHWAY 412 EAST ( ROW VARIES )'

199.96'

N 87°28'37" W

364.8

5'

N 02°3

4'5

7"

E

S 87°32'23" E

200.01'

225.5

4'

N 02°3

4'3

1"

E

DE

DIC

ATIO

N

FO

R

FU

TU

RE

ST

RE

ET

RIG

HT-

OF-

WA

Y

N:681120.14

E:575544.18

299.89'S 87°29'10" E

225.3

0'

S 02°3

4'3

1"

W

100.16'

N 87°30'51" W

N 02°3

5'3

9"

E

364.9

8'

SECTION LINE

35.00' FROM

22.58'

22.58'

P.O.B.

N 87°29'10" W12.42'

35.00

N:681727.32

E:575171.16

LOT 13.23 ACRES

LOT 22.60 ACRES

15' UE & SB

15' UE

15' UE & SB

20' SB

15' UE

15'

UE

&

SB

20' SB

15' UE

15'

UE

&

SB

15'

UE

&

SB

15'

UE

&

SB

20' UE

20' UE

50' SB

15'

UE

10' S

B

50' SB

BUTLER LIVING TRUST

03-04294-000

DOGWOOD PARK LLC

03-06225-000

DOGWOOD PARK LLC

03-06224-000

VANNAK, FIDEL

03-04347-000

C-2 ZONE

A-1 ZONE

A-1 ZONE

C-2 ZONEC-2 ZONE

WHIT

MIR

E

FA

RM

S

03-04

353-002

I-2

ZO

NE

C-2

ZO

NE

FA

RM

ER,

CR

YS

TA

L

03-04

280-001

McREYNOLDS REVOCABLE TRUST

18-12724-000

A-1 Z

ON

E

BUTLER LIVING TRUST03-04295-000

CA

MP

BE

LL,

SA

MU

EL

&

SU

SA

N

MIK

A

EN

TE

RP

RIS

ES

LL

C

03-04

34

9-000

REVOCABLE TRUST

McREYNOLDS

18-12650-000

ENTERPRISES LLC

RC HOLLEY

15-18952-000

C-2

ZO

NE

RO

SA J

ON

ES

03-06216-000

(NO ZONING)

RURAL

(NO ZONING)

RURAL

(NO ZONING)

RURAL

S.F. - SQUARE FEET

G.P.M. - GALLONS PER MINUTE

F.H.A. - FIRE HYDRANT ASSEMBLY

R.O.W. - RIGHT OF WAY

EX - EXISTING

R - RADIUS

T-RIM - TOP OF RIM

I.E. - INVERT ELEVATION

FL - FLOW LINE

D.E. - DRAINAGE EASEMENT

B.L. - BUILDING LINE

U.E. - UTILITY EASEMENT

P.O.C. - POINT OF COMMENCEMENT

P.O.B. - POINT OF BEGINNING

DEFINITIONS:

OHE

W

EX SS

UGE

15'

UE

20' S

B

STATEOF

ARKANSAS

REGISTEREDPROFESSIONAL

ENGINEER

No. 7731

RO

N

ALD HOME

Y

ER

GOVT REVIEW ONLY

PRELIMINARY FOR

P.E. 7731 onRonald Homeyer,

and sealed byoriginally issued

This document was

WV

HY D

S

(479)524-9956 Phone or (479)524-4747 Fax

P.O. Box 12, 701 S Mt Olive, Siloam Springs, Arkansas 72761

E-MAIL: mail@civilengineeringss.com

CIVIL ENGINEERING, INC.

VIE

W:

P

F:

05/03/21

G

WM

SCALE: 1"=40' H

1945

DRAWN BY

JTM

JOB NUMBER

DESIGNED BY CHECKED BY

DATE

SHEET NO.

OF

RDH

1"= --' V

RDH

32 MAY 2021

WITHOUT WRITTEN APPROVAL OF ENGINEER.

ANY CHANGES TO APPROVED PROJECT DESIGN

CONTRACTOR SHALL NOT DEVIATE FROM OR MAKE

SILOAM SPRINGS, ARKANSAS

DEVELOPMENT PLANS FOR

SITE PLAN

NO. REVISIONS BY DATE

1

RDH

PER CITY COMMENTS

06-01-21

1945-02-S

ite P

lan.d

gn

FIL

E:

McREYNOLDS RV PARK

4/1

6/2

02

1 8

:56

:00

AM

DA

TE

:

Survey By:

JAMES CALDWELL, PLS #1310

609 South Oakhill

Siloam Springs, AR 72761

(479) 238-4069

S

RE

F.F

IL

E: 1

94

5 al.d

gn

Arkansas, more particularly described as follows:of the NE 1/4 of Section 4, T-17-N,R-33-W, Benton County,Part of Lot 1, Winder's Subdivision, Being part of the NE 1/4Lot 1 of the Junction Subdivision, further described as:SURVEY DESCRIPTION ( 03-00208-001 )

MORE OR LESS, AND SUBJECT ALL EASEMENTS OF RECORD.

FEET, TO THE POINT OF BEGINNING, CONTAINING 1.55 ACRES

MORE PARTICULARLY DESCRIBED AS FOLLOWS:

NORTH, RANGE 33 WEST, BENTON COUNTY, ARKANSAS, BEING

PART OF THE NE/4 OF THE SE/4, SECTION 4, TOWNSHIP 17

DONNA McREYNOLDS:

SURVEY DESCRIPTION - McREYNOLDS TRUST TO RANDY &

TOTAL HANDICAP PARKING REQUIRED

- 1 SPACE

- 1 SPACE

TOTAL PARKING REQUIRED

- 11 SPACES

- 11 SPACES

TOTAL HANDICAP PARKING PROVIDED

TOTAL PARKING PROVIDED (INCLUDING H/C)

1 SPACE PER 300 SF

PARKING REQUIRED -

PET KENNEL/GROOMING/RV PARK OFFICE

PROPOSED BUILDING USE:

TOTAL BUILDING AREA - 2,553 SF

PARKING SPACES ANALYSIS:

May 03, 2021

CERTIFICATION: I hereby certify that on March 23, 2020 the hereon platted and

described survey was completed as shown to the best of my knowledge, and

is for the sole use of the party stated hereon.

This property DOES NOT LIE in a designated flood according to F.E.M.A.

Map #05007 C 0390 J, Dated September 28, 2007.

airport correction station.NAD 83 GPS observations Jan. 25, 2020 with corrections from the City of SiloamBASIS OF BEARINGS: State Plane Coordinate System - Arkansas North Zone -

03-06327-000PARCEL NUMBERS: 03-06326-000APPROXIMATE AREA: 3.23 ACRES

SITE INFORMATION:

CURRENT ZONING:

OWNER/DEVELOPER:

SILOAM SPRINGS, AR 727612515 S CARL STRANDY A & DONNA L McREYNOLDS

PROJECT ADDRESS:

SILOAM SPRINGS, AR 727614290 E HWY 412

C-2

BUIL

DIN

G

2,5

53

S.F.

EXIS

TIN

G

WM

WM

15'

UE

15'

UE

&

SB

LEGEND

EXISTING INTERMEDIATE CONTOUR (1')

EXISTING INDEX CONTOUR (5')

PROPOSED INDEX CONTOUR (5')

FOUND IRON PIN

EX WATER VALVE

EX FIRE HYDRANT ASSEMBLY

EX NATURAL GAS SIGN/METER

EX POWER/UTILITY POLE

EX UTILITY POLE ANCHOR

EX SANITARY SEWER MANHOLE

PROPOSED INTERMEDIATE CONTOUR (1')

EX WATER METER

PROPOSED BREAKLINE

private or public viewing without the advanced written consent of Civil Engineering, Inc. ©

no electronic representations of these drawings, in whole or in part, may be posted for

prohibited without advanced written consent of Civil Engineering, Inc. Furthermore,

herein, in whole or in part, by anyone for any other project or purpose is strictly

The reproduction of these drawings or use of these drawings, or the ideas incorporated

and are the exclusive property of Civil Engineering, Inc. and are protected by copyright.

These drawings and the design ideas contained herein are proprietary information

EXISTING FENCE LINE

0 20 40 80

SCALE: 1" = 40'

PROPOSED LIGHT DUTY ASPHALT PAVING

PROPOSED PARKING LOT LIGHTING

PROPOSED BUILDING

SET IRON PIN

EXISTING TREE

PROPOSED CONCRETE SIDEWALK

A ASPHALT PAVEMENT

N.T.S.

PAVEMENT SECTION

TYPICAL PARKING LOT

2" HMAC SURFACE COARSE

6" AGGREGATE BASE

MIN. CBR-8(8" MIN.)

COMPACTED SUBGRADE

EX OVER HEAD ELECTRIC LINE

EX WATER LINE

EX SANITARY SEWER LINE

PROPOSED BOLLARD

PROPOSED FENCE LINE

A

PROPOSED TRANSFORMER

PROPOSED UNDERGROUND ELECTRIC

A

PROPOSED GRAVEL PAVING

PROPOSED SANITARY SEWER SERVICE

PROPOSED PROPOSED WATER SERVICE

EX FIRE HYDRANT

23.00' X 12.50'

DUMPSTER

PROPOSED SCREENED

% INTERIOR GREENSPACE ACTUAL - 14.08%

% INTERIOR GREENSPACE REQUIRED - 6.0% MIN

GROSS PARKING AREA - 2,870 SF

INTERIOR GREENSPACE - 404 SF

GREENSPACE INTERIOR TO PARKING:

ACTUAL GREENSPACE - 53.12%

GREENSPACE REQUIRED - 20% MIN

LOT AREA - 140,577 SF

TOTAL GREEN SPACE - 74,672 SF

GREENSPACE

ACTUAL LOT COVERAGE - 46.88%

LOT COVERAGE ALLOWED - 80% MAX

LOT AREA - 140,577 SF

IMPERVIOUS AREA - 65,905 SF

MAX. LOT COVERAGE:

ACTUAL FAR RATIO - 0.0182

FAR RATIO ALLOWED - 0.60 MAX

LOT AREA - 140,577 SF

BUILDING 1 AREA - 2,553 SF

FLOOR TO AREA RATIO (FAR):

PET KENNEL/GROOMING/RV PARK/OFFICE

PROPOSED BUILDING USE:

C-2

CURRENT ZONING:

R.O.W. DEDICATION

FUTURE STREET

PROPOSED PICNIC TABLE

FIRE HYDRANT

PROPOSED

WATER LINE

PROPOSED 8"

A

A

A

A

A

A

1

2

3

4

5

6 7 8 910

11

12

13

1415

(GREENSPACE)

COMMON AREA

RUN

DOG

1155

1156

1156

1156

1156

1156

1157

1157

1157

1157

1157

1157

1157

1157

1157

1157

1158

1158

1158

1158

1159

1159

1159

1160

1160

1160

1160 1161

S.F. - SQUARE FEET

G.P.M. - GALLONS PER MINUTE

F.H.A. - FIRE HYDRANT ASSEMBLY

R.O.W. - RIGHT OF WAY

EX - EXISTING

R - RADIUS

T-RIM - TOP OF RIM

I.E. - INVERT ELEVATION

FL - FLOW LINE

D.E. - DRAINAGE EASEMENT

B.L. - BUILDING LINE

U.E. - UTILITY EASEMENT

P.O.C. - POINT OF COMMENCEMENT

P.O.B. - POINT OF BEGINNING

DEFINITIONS:

OHE

W

EX SS

UGE

STATEOF

ARKANSAS

REGISTEREDPROFESSIONAL

ENGINEER

No. 7731

RO

N

ALD HOME

Y

ER

GOVT REVIEW ONLY

PRELIMINARY FOR

P.E. 7731 onRonald Homeyer,

and sealed byoriginally issued

This document was

(479)524-9956 Phone or (479)524-4747 Fax

P.O. Box 12, 701 S Mt Olive, Siloam Springs, Arkansas 72761

E-MAIL: mail@civilengineeringss.com

CIVIL ENGINEERING, INC.

RE

F.F

IL

E: 1

94

5 al.d

gn

VIE

W:

P

F:

05/03/21

G

WM

S

DRAWN BY

JTM

JOB NUMBER

DESIGNED BY CHECKED BY

DATE

SHEET NO.

OF

RDH

1"= --' V

RDH

3

WITHOUT WRITTEN APPROVAL OF ENGINEER.

ANY CHANGES TO APPROVED PROJECT DESIGN

CONTRACTOR SHALL NOT DEVIATE FROM OR MAKE

SILOAM SPRINGS, ARKANSAS

DEVELOPMENT PLANS FOR

SCALE: 1"=30' H

1945 3 MAY 2021

NO. REVISIONS BY DATE

1

RDH

PER CITY COMMENTS

06-01-21

McREYNOLDS RV PARK

1945-03-G

radin

g D

im E

C P

lan.d

gn

FIL

E:

4/2

7/2

021 1

0:2

8:4

4 A

MD

AT

E:

than 14 days consecutively.

as the grass is established and the potential for erosion is eliminated. No ground shall be left bare for more

grass seed. Contractor shall be responsible for watering and maintaining the seeded areas until such time

imum of 4" thick) shall be placed over the seed to prevent erosion and promote the germination of the

shall be graded smooth, grass seed shall be spread and a protective mulch cover of wheat straw (a min-

All portions of the site which have the vegetative cover removed as a result of the project construction

NOTE:

EMBEDMENT DETAIL ERECTION DETAIL

N.T.S.

STRAW WATTLE DETAIL

FLOW

2" MIN.

2" MIN.

6" STRAW WATTLE

FLOW

FLOW

WOODEN STAKES2" X 2" X 2'

WOODEN STAKES2" X 2" X 2'

WASH AROUND WATTLE AND SCOUR DITCH SLOPES AND AS DIRECTED.

ONLY INSTALL WATTLE(S) TO A HEIGHT IN DITCH SO FLOW WILL NOT

USE 2' WOODEN STAKES W/ A 2" NOMINAL CROSS SECTION.

USE MIN 6" DIA STRAW WATTLE.

NOTES:

DIMENSION, GRADING & EROSION CONTROL PLAN

May 03, 2021

BUIL

DIN

G

2,5

53

S.F.

EXIS

TIN

G

BUIL

DIN

G

2,5

53

S.F.

EXIS

TIN

G

1156115

7

1157

1157

1157

1158

1158

1158 1158

1158

1158

1159

1159

1159

1159

1159

1159

1160

1160

11601

160

LEGEND

EXISTING INTERMEDIATE CONTOUR (1')

EXISTING INDEX CONTOUR (5')

PROPOSED INDEX CONTOUR (5')

FOUND IRON PIN

EX WATER VALVE

EX FIRE HYDRANT ASSEMBLY

EX NATURAL GAS SIGN/METER

EX POWER/UTILITY POLE

EX UTILITY POLE ANCHOR

EX SANITARY SEWER MANHOLE

PROPOSED INTERMEDIATE CONTOUR (1')

EX WATER METER

PROPOSED BREAKLINE

private or public viewing without the advanced written consent of Civil Engineering, Inc. ©

no electronic representations of these drawings, in whole or in part, may be posted for

prohibited without advanced written consent of Civil Engineering, Inc. Furthermore,

herein, in whole or in part, by anyone for any other project or purpose is strictly

The reproduction of these drawings or use of these drawings, or the ideas incorporated

and are the exclusive property of Civil Engineering, Inc. and are protected by copyright.

These drawings and the design ideas contained herein are proprietary information

EXISTING FENCE LINE

0 15 30 60

SCALE: 1" = 30'

PROPOSED LIGHT DUTY ASPHALT PAVING

PROPOSED PARKING LOT LIGHTING

PROPOSED BUILDING

SET IRON PIN

EX OVER HEAD ELECTRIC LINE

EX WATER LINE

EX SANITARY SEWER LINE

EXISTING TREE LINE

EXISTING TREE

PROPOSED CONCRETE SIDEWALK

FOUND R.O.W. MARKER

FOUND MAG NAIL

PROPOSED BOLLARD

PROPOSED FENCE LINE

PROPOSED TRANSFORMER

PROPOSED UNDERGROUND ELECTRIC

40.0

0

12.00

12.00

40.0

0

12.00

12.00

4.0

0

R8.00

23.0

0

12.4

8

22.0

0

R

225.3

0

299.89

42.63

18.0

0

9.00

5.0

0

18.00

20.0

0

R

5.0

0

8.0

0

9.0

0

DIMENSION PLAN AND EROSION CONTROL PLAN

1

32

4

1

1

1

4 INSTALL ROCK CHECK DAM (SEE DETAIL SHEET SS-EROS 01)

3 PROPOSED CONCRETE WASH AREA (SEE DETAIL SHEET SS-EROS 01)

2 INSTALL ROCK CONSTRUCTION ENTRANCE/EXIT (SEE DETAIL SHEET SS-EROS 01)

1 INSTALL STRAW WATTLES (SEE DETAIL THIS SHEET)

DEMOLITION AND EROSION CONTROL PLAN NOTES:

GRADING AND DRAINAGE PLAN

59.77

24.8

0

59

.14

43.17

22.0

0

R 138.78

138.73

40.0

0

20.0

0

16.0

0

12.0

0

40.00

20.00

12.0

0

24.0

0

FL - 1155.90

FL - 1156.36

FL - 1156.68

FL - 1158.71

FL - 1158.77

FL - 1158.25

FL - 1158.12

FL - 1157.30

FL - 1156.85

FL - 1156.84

FL - 1157.21

24.00

12.0

0'

20.00'

16.00'

40.00'

12.0

0'

20.0

0'

24.00'

4- 24" RCP FES

2- 24" RCP @ 1.00%

INSTALL:

RIP-RAP

20 TONS ROCK

INSTALL:

1

2

3

4

5

6 7 8 910

11

12

13

1415

(GREENSPACE)

COMMON AREA

RUN

DOG

1

2

3

4

5

6 7 8 910

11

12

13

1415

(GREENSPACE)

COMMON AREA

RUN

DOG

LIGHTING PLAN

PARKING LOT

MEP PLAN FOR

SEE ARCHITECTURAL

7QM

(479)524-9956 Phone or (479)524-4747 FaxP.O. Box 12, 701 S Mt Olive, Siloam Springs, Arkansas 72761

E-MAIL: mail@civilengineeringss.com

CIVIL ENGINEERING, INC.

DATE: 5/24/21

LANDTEK STUDIOS2503 SWEETBRIAR DR.FAYETTEVILLE, AR 72703PH# 479.283.9721

PARKING LOT LANDSCAPING1 TREE PER LANDSCAPE ISLAND PROVIDED8% INTERIOR GREENSPACE5,075 x 0.08 = 406 SF REQUIRED 406 PROVIDED

PERIMETER LANDSCAPING1 SHADE TREE PER 50' SIDE AND REAR LOTTOTAL PERIMETER LF = 1,780 LF/36 = 36 SHADETREES REQUIRED 36 SHADE TREES PROVIDED

*ORNAMENTAL TREES USED BECAUSE OF THE OVERHEAD UTILITY LINES

CITY LANDSCAPE REQUIREMENTS

GENERAL PLANTING NOTES1. THE GENERAL CONTRACTOR IS RESPONSIBLE FOR REMOVING ALL EXISTING VEGETATION (EXCEPT WHERE

NOTED TO REMAIN). BEFORE STARTING WORK, THE LANDSCAPE CONTRACTOR SHALL VERIFY THAT THEGRADE OF ALL LANDSCAPE AREAS ARE WITHIN +/-0.1' OF FINISH GRADE. THE LANDSCAPE CONTRACTORSHALL NOTIFY THE OWNER IMMEDIATELY SHOULD ANY DISCREPANCIES EXIST. SEE SPECIFICATIONS FORMORE DETAILED INSTRUCTION ON TURF AREA AND PLANTING BED PREPARATION.

2. CONSTRUCT AND MAINTAIN FINISH GRADES IN LANDSCAPE AREAS AS SHOWN ON GRADING PLANS, ANDCONSTRUCT AND MAINTAIN SLOPES AS RECOMMENDED BY THE GEOTECHNICAL REPORT. ALL LANDSCAPEAREAS SHALL HAVE POSITIVE DRAINAGE AWAY FROM STRUCTURES AT THE MINIMUM SLOPE SPECIFIED IN THEREPORT, AND AREAS OF POTENTIAL PONDING SHALL BE REGRADED TO BLEND IN WITH THE SURROUNDINGGRADES AND ELIMINATE PONDING POTENTIAL. SHOULD ANY CONFLICTS AND/OR DISCREPANCIES ARISEBETWEEN THE GRADING PLANS, GEOTECHNICAL REPORT, THESE NOTES, AND ACTUAL CONDITIONS, THECONTRACTOR SHALL IMMEDIATELY BRING SUCH ITEMS TO THE ATTENTION OF THE LANDSCAPE ARCHITECT,GENERAL CONTRACTOR, AND OWNER.

3. ENSURE THAT THE GRADE IN SHRUB AREAS SHALL BE 2" BELOW FINISH GRADE AFTER INSTALLING SOILAMENDMENTS, AND 1" BELOW FINISH GRADE IN SOD AREAS AFTER INSTALLING SOIL AMENDMENTS. MULCHCOVER WITHIN 6" OF CONCRETE WALKS AND CURBS SHALL NOT PROTRUDE ABOVE THE FINISH SURFACE OFTHE WALKS AND CURBS. MULCH COVER WITHIN 12" OF WALLS SHALL BE AT LEAST 3" LOWER THAN THE TOP OFWALL.

4. INSTALL 5 OUNCE, WOVEN, NEEDLE-PUNCHED POLYPROPYLENE FABRIC (DeWITT "PRO-5" OR EQUAL) UNDERALL MULCHED AREAS AND INDIVIDUAL TREE RINGS.

5. INSTALL MULCH TOPDRESSING, TYPE AND DEPTH PER MULCH NOTE, IN ALL PLANTING BEDS AND TREE RINGS.DO NOT INSTALL MULCH WITHIN 6" OF TREE ROOT FLARE.

6. INSTALL 14G, GREEN STEEL EDGING BETWEEN ALL PLANTING BEDS AND TURF AREAS, AND BETWEENGROUNDCOVERS AND OTHER PLANTS (WHERE INDICATED ON THE PLAN).

7. HYDROMULCH ALL DISTURBED AREAS OUTSIDE OF PROPERTY LIMITS (UNLESS SHOWN AS SOD).8. ALL PLANT LOCATIONS ARE DIAGRAMMATIC. ACTUAL LOCATIONS SHALL BE VERIFIED WITH THE LANDSCAPE

ARCHITECT OR DESIGNER PRIOR TO PLANTING. THE LANDSCAPE CONTRACTOR SHALL ENSURE THAT ALLREQUIREMENTS OF THE PERMITTING AUTHORITY ARE MET (I.E., MINIMUM PLANT QUANTITIES, PLANTINGMETHODS, TREE PROTECTION METHODS, ETC.).

9. THE LANDSCAPE CONTRACTOR IS RESPONSIBLE FOR DETERMINING PLANT QUANTITIES; PLANT QUANTITIESSHOWN ON LEGENDS AND CALLOUTS ARE FOR GENERAL INFORMATION ONLY. IN THE EVENT OF ADISCREPANCY BETWEEN THE PLAN AND THE PLANT LEGEND, THE PLANT QUANTITY AS SHOWN ON THE PLAN(FOR INDIVIDUAL SYMBOLS) OR CALLOUT (FOR GROUNDCOVER PATTERNS) SHALL TAKE PRECEDENCE.

10. NO SUBSTITUTIONS OF PLANT MATERIALS SHALL BE ALLOWED WITHOUT THE WRITTEN PERMISSION OF THELANDSCAPE ARCHITECT. IF SOME OF THE PLANTS ARE NOT AVAILABLE, THE LANDSCAPE CONTRACTORSHALL NOTIFY THE LANDSCAPE ARCHITECT IN WRITING (VIA PROPER CHANNELS).

11. PLANTS MAY BE INSPECTED AND APPROVED OR REJECTED ON THE JOBSITE BY THE OWNER OR OWNER'SREPRESENTATIVE.

12. THE LANDSCAPE CONTRACTOR SHALL BE RESPONSIBLE FOR THE MAINTENANCE OF ALL WORK SHOWN ONTHESE PLANS FOR 90 DAYS BEYOND FINAL ACCEPTANCE OF ALL LANDSCAPE WORK BY THE OWNER.LANDSCAPE MAINTENANCE SHALL INCLUDE WEEKLY SITE VISITS FOR THE FOLLOWING ACTIONS (ASAPPROPRIATE): PROPER PRUNING, RESTAKING OF TREES, RESETTING OF PLANTS THAT HAVE SETTLED,MOWING AND AERATION OF LAWNS, WEEDING, RESEEDING AREAS WHICH HAVE NOT GERMINATED WELL,TREATING FOR INSECTS AND DISEASES,REPLACEMENT OF MULCH, REMOVAL OF LITTER, REPAIRS TO THEIRRIGATION SYSTEM DUE TO FAULTY PARTS AND/OR WORKMANSHIP, AND THE APPROPRIATE WATERING OFALL PLANTINGS. THE LANDSCAPE CONTRACTOR SHALL MAINTAIN THE IRRIGATION SYSTEM IN PROPERWORKING ORDER, WITH SCHEDULING ADJUSTMENTS BY SEASON TO MAXIMIZE WATER CONSERVATION.

13. SHOULD SEEDED AND/OR SODDED AREAS NOT BE COVERED BY AN AUTOMATIC IRRIGATION SYSTEM, THELANDSCAPE CONTRACTOR SHAL BE RESPONSIBLE FOR WATERING THESE AREAS AND OBTAINING A FULLSTAND OF GRASS AT NO ADDITIONAL COST TO THE OWNER.

14. TO ACHIEVE FINAL ACCEPTANCE AT THE END OF THE MAINTENANCE PERIOD, ALL OF THE FOLLOWINGCONDITIONS MUST OCCUR:A. THE LANDSCAPE SHALL SHOW ACTIVE, HEALTHY GROWTH (WITH EXCEPTIONS MADE FOR SEASONAL

DORMANCY). ALL PLANTS NOT MEETING THIS CONDITION SHALL BE REJECTED AND REPLACED BYHEALTHY PLANT MATERIAL PRIOR TO FINAL ACCEPTANCE.

B. ALL HARDSCAPE SHALL BE CLEANED PRIOR TO FINAL ACCEPTANCE.C. SODDED AREAS MUST BE ACTIVELY GROWING AND MUST REACH A MINIMUM HEIGHT OF 1 1/2 INCHES

BEFORE FIRST MOWING. HYDROMULCHED AREAS SHALL SHOW ACTIVE, HEALTHY GROWTH. BAREAREAS LARGER THAN TWELVE SQUARE INCHES MUST BE RESODDED OR RESEEDED (AS APPROPRIATE)PRIOR TO FINAL ACCEPTANCE. ALL SODDED TURF SHALL BE NEATLY MOWED.

15. SEE SPECIFICATIONS AND DETAILS FOR FURTHER REQUIREMENTS.16. TREES MUST BE LOCATED AT LEAST 7.5 FROM ANY WATER, SANITARY SEWER LINE OR UNDERGROUND

UTILITY.17. A LETTER FROM THE OWNER/DEVELOPER IS REQUIRED THAT GUARANTEES TO MAINTAIN AND/OR REPLACE

THE LANDSCAPING FOR A PERIOD OF THREE YEARS STARTING ONCE INSTALLATION IS COMPLETE.

AFTER ALL PLANTING IS COMPLETE, CONTRACTOR SHALL INSTALL 3" THICK LAYER OF 1-1/2"SHREDDED WOOD MULCH OVER LANDSCAPE FABRIC IN ALL PLANTING AREAS. CONTRACTOR SHALLSUBMIT SAMPLES OF ALL MULCHES TO LANDSCAPE ARCHITECT AND OWNER FOR APPROVAL PRIORTO CONSTRUCTION. ABSOLUTELY NO EXPOSED GROUND SHALL BE LEFT SHOWING ANYWHERE ONTHE PROJECT AFTER MULCH HAS BEEN INSTALLED.

MULCHES

0

SCALE:

feet20 40 60

1" = 20' NORTH

TREES CODE BOTANICAL NAME COMMON NAME ROOT CALIPER QTY DETAIL REMARKS

PE Pinus echinata Short Leaf Pine B & B 2"Cal 20

QM Quercus macrocarpa Burr Oak B & B 2"Cal 16

UV Ulmus americana `Valley Forge` American Elm B & B 2"Cal 1

GROUND COVERS CODE BOTANICAL NAME COMMON NAME QTY DETAIL REMARKS

CD Cynodon dactylon Bermuda Grass 42,384 sf

PLANT SCHEDULE

9PE

2QM

2QM

3PE

2QM

5PE

3PE

3QM

(479)524-9956 Phone or (479)524-4747 FaxP.O. Box 12, 701 S Mt Olive, Siloam Springs, Arkansas 72761

E-MAIL: mail@civilengineeringss.com

CIVIL ENGINEERING, INC.

DATE: 5/24/21

LANDTEK STUDIOS2503 SWEETBRIAR DR.FAYETTEVILLE, AR 72703PH# 479.283.9721

GENERAL PLANTING NOTES1. THE GENERAL CONTRACTOR IS RESPONSIBLE FOR REMOVING ALL EXISTING VEGETATION (EXCEPT WHERE

NOTED TO REMAIN). BEFORE STARTING WORK, THE LANDSCAPE CONTRACTOR SHALL VERIFY THAT THEGRADE OF ALL LANDSCAPE AREAS ARE WITHIN +/-0.1' OF FINISH GRADE. THE LANDSCAPE CONTRACTORSHALL NOTIFY THE OWNER IMMEDIATELY SHOULD ANY DISCREPANCIES EXIST. SEE SPECIFICATIONS FORMORE DETAILED INSTRUCTION ON TURF AREA AND PLANTING BED PREPARATION.

2. CONSTRUCT AND MAINTAIN FINISH GRADES IN LANDSCAPE AREAS AS SHOWN ON GRADING PLANS, ANDCONSTRUCT AND MAINTAIN SLOPES AS RECOMMENDED BY THE GEOTECHNICAL REPORT. ALL LANDSCAPEAREAS SHALL HAVE POSITIVE DRAINAGE AWAY FROM STRUCTURES AT THE MINIMUM SLOPE SPECIFIED IN THEREPORT, AND AREAS OF POTENTIAL PONDING SHALL BE REGRADED TO BLEND IN WITH THE SURROUNDINGGRADES AND ELIMINATE PONDING POTENTIAL. SHOULD ANY CONFLICTS AND/OR DISCREPANCIES ARISEBETWEEN THE GRADING PLANS, GEOTECHNICAL REPORT, THESE NOTES, AND ACTUAL CONDITIONS, THECONTRACTOR SHALL IMMEDIATELY BRING SUCH ITEMS TO THE ATTENTION OF THE LANDSCAPE ARCHITECT,GENERAL CONTRACTOR, AND OWNER.

3. ENSURE THAT THE GRADE IN SHRUB AREAS SHALL BE 2" BELOW FINISH GRADE AFTER INSTALLING SOILAMENDMENTS, AND 1" BELOW FINISH GRADE IN SOD AREAS AFTER INSTALLING SOIL AMENDMENTS. MULCHCOVER WITHIN 6" OF CONCRETE WALKS AND CURBS SHALL NOT PROTRUDE ABOVE THE FINISH SURFACE OFTHE WALKS AND CURBS. MULCH COVER WITHIN 12" OF WALLS SHALL BE AT LEAST 3" LOWER THAN THE TOP OFWALL.

4. INSTALL 5 OUNCE, WOVEN, NEEDLE-PUNCHED POLYPROPYLENE FABRIC (DeWITT "PRO-5" OR EQUAL) UNDERALL MULCHED AREAS AND INDIVIDUAL TREE RINGS.

5. INSTALL MULCH TOPDRESSING, TYPE AND DEPTH PER MULCH NOTE, IN ALL PLANTING BEDS AND TREE RINGS.DO NOT INSTALL MULCH WITHIN 6" OF TREE ROOT FLARE.

6. INSTALL 14G, GREEN STEEL EDGING BETWEEN ALL PLANTING BEDS AND TURF AREAS, AND BETWEENGROUNDCOVERS AND OTHER PLANTS (WHERE INDICATED ON THE PLAN).

7. HYDROMULCH ALL DISTURBED AREAS OUTSIDE OF PROPERTY LIMITS (UNLESS SHOWN AS SOD).8. ALL PLANT LOCATIONS ARE DIAGRAMMATIC. ACTUAL LOCATIONS SHALL BE VERIFIED WITH THE LANDSCAPE

ARCHITECT OR DESIGNER PRIOR TO PLANTING. THE LANDSCAPE CONTRACTOR SHALL ENSURE THAT ALLREQUIREMENTS OF THE PERMITTING AUTHORITY ARE MET (I.E., MINIMUM PLANT QUANTITIES, PLANTINGMETHODS, TREE PROTECTION METHODS, ETC.).

9. THE LANDSCAPE CONTRACTOR IS RESPONSIBLE FOR DETERMINING PLANT QUANTITIES; PLANT QUANTITIESSHOWN ON LEGENDS AND CALLOUTS ARE FOR GENERAL INFORMATION ONLY. IN THE EVENT OF ADISCREPANCY BETWEEN THE PLAN AND THE PLANT LEGEND, THE PLANT QUANTITY AS SHOWN ON THE PLAN(FOR INDIVIDUAL SYMBOLS) OR CALLOUT (FOR GROUNDCOVER PATTERNS) SHALL TAKE PRECEDENCE.

10. NO SUBSTITUTIONS OF PLANT MATERIALS SHALL BE ALLOWED WITHOUT THE WRITTEN PERMISSION OF THELANDSCAPE ARCHITECT. IF SOME OF THE PLANTS ARE NOT AVAILABLE, THE LANDSCAPE CONTRACTORSHALL NOTIFY THE LANDSCAPE ARCHITECT IN WRITING (VIA PROPER CHANNELS).

11. PLANTS MAY BE INSPECTED AND APPROVED OR REJECTED ON THE JOBSITE BY THE OWNER OR OWNER'SREPRESENTATIVE.

12. THE LANDSCAPE CONTRACTOR SHALL BE RESPONSIBLE FOR THE MAINTENANCE OF ALL WORK SHOWN ONTHESE PLANS FOR 90 DAYS BEYOND FINAL ACCEPTANCE OF ALL LANDSCAPE WORK BY THE OWNER.LANDSCAPE MAINTENANCE SHALL INCLUDE WEEKLY SITE VISITS FOR THE FOLLOWING ACTIONS (ASAPPROPRIATE): PROPER PRUNING, RESTAKING OF TREES, RESETTING OF PLANTS THAT HAVE SETTLED,MOWING AND AERATION OF LAWNS, WEEDING, RESEEDING AREAS WHICH HAVE NOT GERMINATED WELL,TREATING FOR INSECTS AND DISEASES,REPLACEMENT OF MULCH, REMOVAL OF LITTER, REPAIRS TO THEIRRIGATION SYSTEM DUE TO FAULTY PARTS AND/OR WORKMANSHIP, AND THE APPROPRIATE WATERING OFALL PLANTINGS. THE LANDSCAPE CONTRACTOR SHALL MAINTAIN THE IRRIGATION SYSTEM IN PROPERWORKING ORDER, WITH SCHEDULING ADJUSTMENTS BY SEASON TO MAXIMIZE WATER CONSERVATION.

13. SHOULD SEEDED AND/OR SODDED AREAS NOT BE COVERED BY AN AUTOMATIC IRRIGATION SYSTEM, THELANDSCAPE CONTRACTOR SHAL BE RESPONSIBLE FOR WATERING THESE AREAS AND OBTAINING A FULLSTAND OF GRASS AT NO ADDITIONAL COST TO THE OWNER.

14. TO ACHIEVE FINAL ACCEPTANCE AT THE END OF THE MAINTENANCE PERIOD, ALL OF THE FOLLOWINGCONDITIONS MUST OCCUR:A. THE LANDSCAPE SHALL SHOW ACTIVE, HEALTHY GROWTH (WITH EXCEPTIONS MADE FOR SEASONAL

DORMANCY). ALL PLANTS NOT MEETING THIS CONDITION SHALL BE REJECTED AND REPLACED BYHEALTHY PLANT MATERIAL PRIOR TO FINAL ACCEPTANCE.

B. ALL HARDSCAPE SHALL BE CLEANED PRIOR TO FINAL ACCEPTANCE.C. SODDED AREAS MUST BE ACTIVELY GROWING AND MUST REACH A MINIMUM HEIGHT OF 1 1/2 INCHES

BEFORE FIRST MOWING. HYDROMULCHED AREAS SHALL SHOW ACTIVE, HEALTHY GROWTH. BAREAREAS LARGER THAN TWELVE SQUARE INCHES MUST BE RESODDED OR RESEEDED (AS APPROPRIATE)PRIOR TO FINAL ACCEPTANCE. ALL SODDED TURF SHALL BE NEATLY MOWED.

15. SEE SPECIFICATIONS AND DETAILS FOR FURTHER REQUIREMENTS.16. TREES MUST BE LOCATED AT LEAST 7.5 FROM ANY WATER, SANITARY SEWER LINE OR UNDERGROUND

UTILITY.17. A LETTER FROM THE OWNER/DEVELOPER IS REQUIRED THAT GUARANTEES TO MAINTAIN AND/OR REPLACE

THE LANDSCAPING FOR A PERIOD OF THREE YEARS STARTING ONCE INSTALLATION IS COMPLETE.

AFTER ALL PLANTING IS COMPLETE, CONTRACTOR SHALL INSTALL 3" THICK LAYER OF 1-1/2"SHREDDED WOOD MULCH OVER LANDSCAPE FABRIC IN ALL PLANTING AREAS. CONTRACTOR SHALLSUBMIT SAMPLES OF ALL MULCHES TO LANDSCAPE ARCHITECT AND OWNER FOR APPROVAL PRIORTO CONSTRUCTION. ABSOLUTELY NO EXPOSED GROUND SHALL BE LEFT SHOWING ANYWHERE ONTHE PROJECT AFTER MULCH HAS BEEN INSTALLED.

MULCHES

0

SCALE:

feet20 40 60

1" = 20' NORTH

PLANNING COMMISSION STAFF REPORT

TO: Planning Commission FROM: Ben Rhoads, AICP, Senior Planner Justin Bland, PE, City Engineer Cc: Don Clark, Community Development Director DATE: June 2, 2021 RE: Preliminary Plat Development Permit, PP21-03 / 300-500 Block of Oak Crest Rd. Recommendation: Motion to approve PP21-03 (Preliminary Plat Development Permit).

Section A: Background: A-1) APPLICATION REVIEW DATES

Planning Commission review: June 8, 2021 Board of Directors review: July 6, 2021

A-2) APPLICANT AND AGENT

Applicant/Owners: Wakefield Investments – Jim Krein Agent: Civil Engineering Inc., - Ron Homeyer, PE

A-3) SUBJECT PROPERTY ADDRESS

300 to 500 Block of Oak Crest Road A-4) PROJECT SUMMARY

The applicant wishes to establish a preliminary plat called the Whispering Oaks Subdivision. The two-phase addition is for 58 large single-family residential lots on 20 acres, which includes the detention basin. The first phase includes 31 lots and the on-site detention basin.

A-5) LEGAL NOTICE

Site posted: May 6, 2021. Newspaper legal notification: May 19, 2021 (Herald Leader). Letter legal notification: May 11, 2021. Staff received two calls of a questioning nature, one letter of electronic mail

correspondence, and one mailed letter on the request. The correspondence is attached to this report.

A-6) ANTICIPATED PROJECT APPROVAL EXPIRATION DATE

If this project is approved on the projected Board of Directors’ review date, the project will expire if no work begins on or before: July 6, 2022. For cause shown, the applicant may request a 180-day deadline extension if received no less than 30 days prior to the shown expiration.

2 6/3/2021 P.N. 03-03531-100, PP21-03

A-7) EXISTING LAND USES AND ZONING EXISTING LAND USE EXISTING ZONING Vacant R-1 District (Residential, large) PROPOSED LAND USE PROPOSED ZONING Single-family dwelling (Use Unit 3) No zoning change is proposed SURROUNDING LAND USE SURROUNDING ZONING North: Residential, Single-Family North: Benton County – No Zoning South: Vacant South: R-2 District (Residential, medium) East: Residential, Single-Family East: Benton County – No Zoning West: Residential, Single-Family /

Agricultural West: Benton County – No Zoning

Figure A-7 (1): General Area Map

3 6/3/2021 P.N. 03-03531-100, PP21-03

Figure A-7 (2): Site View

Section B: Site Analysis B-1) PROJECT ANALYSIS AND APPROVAL CRITERIA

The following is a detailed expansion of the project review criteria and staff’s findings for the proposal. Criterion I and II is a subsections of Sec. 102-44 of the Zoning Code; Criterion III is a subsection of Sec. 54-33 of the Land Use Code.

I. ZONING USE UNIT CONSISTENCY

R-1 District (Residential, medium)

Planned uses Single-family residential uses fall within Use Unit 3 (Single-family dwelling). Use Unit 3 is permitted in the R-1 District.

Special uses This does not apply to this project, as the proposed use is a planned use.

II. LOT STANDARDS CONSISTENCY

The minimum R-1 zone standards are compared with the subject property below:

MINIMUM (R-1) ZONING REQUIREMENTS

SUBJECT PROPERTY PROPOSAL

Lot Area: 10,000 sq. ft. 10,004 sq. ft. and higher Lot Width: 80 ft. 80 ft. and over Average Lot Size: 11,990 sq. ft.

North

4 6/3/2021 P.N. 03-03531-100, PP21-03

III. LAND USE CODE REQUIREMENTS

According to the Land Use Code, a preliminary plat development permit shall only be authorized when the applicant has convincingly demonstrated the following: (b) Standards. A preliminary plat and final plat development permit shall be authorized only when the applicant has convincingly demonstrated that the proposed plat: (1) Will not interfere with other owners' reasonable peace and enjoyment of their

neighboring properties:

(2) Will be compatible with and respect the context of its location and the character of the surrounding existing, or planned, neighborhoods:

(3) Will not, whether by the nature of the use, or by the siting, or design of streets or landscaping, tend to burden the present or future use of neighboring properties in accordance with current zoning standards and the subdivision regulations in section 87 of this Code:

City staff is aware of no evidence that the proposed platting for single-family residential will cause a consistent disturbance to the peace and enjoyment of the neighboring properties. The proposed lots are larger than the standard single-family lots, which will likely yield house sizes comparable to the neighboring properties to the north and east. Enforcement of the City Code’s nuisance chapter will ensure that excessive noise, or unsightly debris, etc. is mitigated. The proposal, on its face, will not inherently decrease the quality of life standards in place across the City.

There is no evidence that the proposal will not be compatible or respect the existing neighborhood context and its character. Identical land uses exist to the north, west, and east. The lot sizes are comparable, albeit slightly smaller, than those of the Oakview Addition and the Oak Crest Estates Subdivision, located north and east of the proposal, respectively. The Burris Subdivision, located along Oak Crest Road, to the west, contains similar sized lots. The Stonecrest and Heritage Ranch Additions are the best comparison to the proposal fitting within the R-1 zone. Finally, it should be noted that the average lot size is nearly 2,000 square feet larger than the minimum required in the R-1 zone.

Single-family residential uses in this area are not anticipated to burden present or future neighboring properties beyond what is intended and designed through the current zoning and subdivision regulations. The design of the proposed dwellings will access only from Oak Crest Road, so there will be separation from the existing subdivisions in the area. The primarily impacted road is Oak Crest, the traffic there will increase, but not beyond the road’s design capacity according to engineering review. See report section B-3.

5 6/3/2021 P.N. 03-03531-100, PP21-03

(4) Is adequately supported by infrastructure, including without limitation, water and

sewage systems, streets, and drainage:

(5) Is consistent with sound planning of the city's growth in terms of health, safety, and

convenience within the neighborhood and any affected vicinity:

(6) Promotes favorable economic conditions or public welfare within the city:

(7) Is described in a survey showing all lots subdivided, lot boundaries, existing

buildings, existing and proposed streets, alleys, drainage structures, easements and other requirements provided to the administrator:

(8) Consists of lots and streets that conform with this Municipal Code; and

Water System There is an existing 18” water main that runs on the south side of Oak Crest Rd. Staff finds this existing infrastructure to be adequate for fire and projected water needs.

Sanitary Sewer System There is an existing 8” sewer main that runs on the south side of the property, staff finds this line to be adequate for sanitary sewer needs.

Storm Sewer System A detention basin is shown as constructed at the south west corner of the property, south of Lot 47, there is also a sizable stormwater outlet on the north side of Lot 58. Staff finds these improvements appropriate for the stormwater runoff for the entire subdivision. See report section B-4 for more information on drainage.

The proposed development is sound for the City’s growth. Staff was not able to identify aspects in the proposal which will consistently inhibit or harm the public health, safety, and convenience within the neighborhood. Care has been given to ensure stormwater is directed appropriately to allow for the same overall stormwater water impact to match to pre-development levels. The City has a shortage of housing in the proposed category, the proposal aids in alleviating the robust housing demand.

The City continues to have a healthy demand for housing, the proposal helps to alleviate the Citywide demand for those seeking mid-level single-family housing.

The required items are shown on the preliminary survey plat.

See criterion (II) in this report for analysis on the lot configuration. The proposed street meets the minimum street standards set forth in the Master Street Plan and Subdivision Regulations.

6 6/3/2021 P.N. 03-03531-100, PP21-03

(9) Consists of buildable lots that:

a. Abut a public street; or b. By permanent easement of record, which easement shall run with the burdened

and benefited land, and by construction approved by the administrator, provide full access to a public street, for free occupancy by public utilities and for free transit by public safety equipment; and

c. Will have all infrastructure required by law: B-2) COMPREHENSIVE PLAN CONSISTENCY

The future land use map describes this site as Low Density Residential. The Low Density Residential designation is designed to provide appropriate locations for all existing and future single-family, two-family, and manufactured residential housing of two dwelling units per acre. The subject proposal is 2.9 units per acre, which falls 0.90 units above the minimum density. However, the R-1 zoning is typical of a lower density setting, i.e. the R-2 zone is not in place, and furthermore the established zoning takes precedence over housing density. Staff finds the requires generally compatible with the intent of the future land use map.

B-3) TRAFFIC IMPACT

The proposed development will increase traffic in the area. The Institute of Transportation Engineer’s Trip Generation Manual was utilized to calculate the volume and rate of traffic increase for the site. Per this manual, each of the 58 single family lots will create an additional 9.44 trips for a total of 548 additional trips per day. These trips will be split in either direction along Oak Crest Rd. The majority of Oakcrest Rd. is half in the city and half in the county (the city limits line is centerline of road). This has historically created a challenge with regards to street improvements due to two parties being involved. However, the Public Works Department does have Oak Crest Rd. improvements on its capital improvement plan for 2024. The improvements at that time would be surface improvement and consideration of road widening. In addition, staff is aware that the intersection of Dawn Hill Rd. with Oak Crest Rd. is problematic due to the steep ditches. This would likely be addressed with the other improvements planned for 2024. The developer will have to construct half street improvements along their project frontage as part of the project. In addition, the standard street impact fees will be charged per lot with the building permit as outlined in the Master Street Plan. The city will use these funds to help fund future street improvements.

B-4) UTILITY DESIGN

Water The subdivision proposes a 6” water line loop that will tie into an existing 18” water line on the south side of the property. Staff finds this proposal to be adequate for fire and domestic water needs.

The proposal abuts a public right-of-way that will provide convenient and safe access for all shown lots in the proposed development.

7 6/3/2021 P.N. 03-03531-100, PP21-03

Sanitary Sewer The subdivision proposes an 8” sanitary sewer line that will tie into an 8” PVC sewer line on the southwest side of the subject property. The proposed sewer line will provide adequate pipe capacity for the proposed development. Storm Sewer/Drainage Staff is aware of existing drainage problems to the east of the site in the Oak Crest Estates subdivision. The Oak Crest Estates subdivision is in the county which, of course, limits the city in helping with the flooding issue. However, the proposed site is downhill of Oak Crest Estates and therefore should not make these drainage issues any worse. The proposed ditch across Phase II of the project will be designed to accommodate the 100-year flow rate so it should not result in any backing up or bottle necking of the runoff from Oak Crest Estates. The proposed site has a high point across it which splits flow from the site to the south and north. The portion of the site which drains to the south into the Oak Crest Rd. Ditch will increase because of the project. To mitigate this increase in peak flow a detention basin is proposed in the southwestern corner of the site. The portion of the site that drains to the north is a little more complicated due a couple hundred acres of upstream land draining through it. The project proposes an open ditch to convey this water through the subdivision without any on-site storm water detention. While it may be a little counterintuitive, this approach can reduce the post-development peak flow. The chart below illustrates this concept and shows a plot of the storm water runoff on the y-axis versus time on the x-axis. The plot labeled “large stream flow” is representative of the upstream drainage area in this scenario. Since it is a larger area, the peak flow takes longer to arrive. The plot labeled “site flow without detention” shows how the runoff from the subdivision can peak and start receding before the larger upstream off-site area peak arrives. The plot labeled “site flow with detention” shows how a detention basin on the site can reduce the on-site peak flow, but also can extend how long the site releases runoff to the point where it overlaps with the upstream peak flow. The result can be that if a detention basin releases runoff slowly enough to overlap the upstream peak flow rate, when the flows are combined the result could be that the detention basin causes an increase.

With this concept in mind, staff asked the applicant to analyze the situation without a detention basin, with a medium sized detention basin and with a large detention basin. As can be seen in the summary table on page 8, the addition of either detention basin increases the peak flow from the site. It also shows the bigger the detention basin, the bigger the

8 6/3/2021 P.N. 03-03531-100, PP21-03

increase is. This is because, as shown above, as the volume that is held by the detention basin increase, it takes longer to drain said basin. This longer draining time results in an overlap with the peak from the large upstream area. Based on this, in this scenario, the preferred option is to not construct a detention basin as proposed.

One additional note to make regarding the proposed ditch on the north side of the site is that staff will be including a plat note indicating fencing is not allowed in the ditch. Since this ditch is intended to carry the 100-year storm event, any type of fencing or structure would cause issues.

B-5) STAFF ANALYSIS General Summary The proposal is a preliminary plat Whispering Oaks Park Subdivision. This is for two phase

the addition that is nearly identical to an approved subdivision as originally designed in 2005, called Royal Oaks. The 2005 staff report is attached for context.

The 2005 preliminary plat is now expired due to inactivity constructing the project. The current design matches what was already approved by the City in 2005 with the

exception of the lack of the planned street extension to the west as a secondary outlet. The current proposal removes this and allows for only two new street connections to Oak Crest Rd.

This street arrangement is permissible due to the applicant’s willingness to provide residential home sprinklers for 28 of the lots. By providing this service in the homes, there no longer needs to be a secondary street outlet, thus meeting the Fire Code’s diagonal rule.

Street Layout and Traffic flow The street layout allows access from Oak Crest Rd. Staff reviewed the status of Oak Crest Rd. and it has been confirmed that the road’s level

of service will not be significantly downgraded as a result of adding 58 new homes, see section B-3 of this report for more information.

Lot Configuration All lots are sized appropriately for single-family

uses and meets the R-1 zone’s minimum standards and are consistent with the original 2005 preliminary plat, which was previously approved for construction.

The 2030 future land use map comes into play when annexation and zoning is under consideration. In this case, the applicant has zoning right to construct lots at a minimum of 10,000 square

Key Points: • Continuation of a 2005

plan that is now expired. • Meets Zoning. • Generally consistent with

the land use plan. • Assists with housing needs. • Residential sprinklers. • No major drainage impacts.

9 6/3/2021 P.N. 03-03531-100, PP21-03

feet. While this is slightly smaller than the lots to the north and east, staff does not find that the additional is out of character to the area.

The R-1 zone is used rarely in Siloam Springs and is generally reserved for larger lot development; the strongest example being the Stone Crest Addition off Airport Road.

The average lot size is nearly 2000 square feet larger than the minimum required by Code. Existing Built Environment and Neighborhood Context The area is considered a suburban/rural interface that is developing into single-family

residential housing. Nothing in the proposal appears out of place with the prevailing residential land use

development pattern or with the anticipated growth patterns north of the primary developed core of the City.

See the staff discussion under the lot configuration for lot size information. Pedestrian Amenities The addition will include sidewalks and sidewalks will be constructed along the Oak Crest

Road frontage. Other Consideration Another matter of note is the shown drainage easement that exists between lots 12 to 13

and proceeding to Lot 58. This easement is necessary to allow for stormwater to correctly drain east to west.

Staff has requested that a plat note be added to make it clear that residents will no be permitted to construct fencing in this easement area as it may impact water flow. The maintenance of this easement is the responsibility of the property owner.

The neighbor request for an 8 ft. tall fence does not meet City Code due to its height, nor is fencing a requirements for lots that back onto lots of the same land use.

Conditions and Staff Conclusions As shown on page 1 of this report, staff is recommending approval with no conditions.

Section C: Fiscal Impact Per the existing Master Street Plan, street fees will be collected upon building permit issuance. Attachment:

Site Proposal 2005 Staff Report for Royal Oaks Electronic Mail Correspondence Mailed Letter of Correspondence

OHE

W

EX SS

GRID E:563644.9160

GRID N:694279.4796P.O.B.

GRID E:564303.4759

GRID N:694246.2749

30-18-33

SW/4, NE/4,

NE CORNER

GRID E:564230.3785

GRID N:692929.6485

GRID E:563571.7495

GRID N:692961.9269

LS - LANDSCAPE

S.F. - SQUARE FEET

G.P.M. - GALLONS PER MINUTE

F.H.A. - FIRE HYDRANT ASSEMBLY

R.O.W. - RIGHT OF WAY

EX - EXISTING

R - RADIUS

T-RIM - TOP OF RIM

I.E. - INVERT ELEVATION

FL - FLOW LINE

D.E. - DRAINAGE EASEMENT

B.L. - BUILDING LINE

U.E. - UTILITY EASEMENT

P.O.C. - POINT OF COMMENCEMENT

P.O.B. - POINT OF BEGINNING

DEFINITIONS:

11291130

1130

1130

1131

1131

11311131

1132

1132

1133

1133 1133

1133

1134

1134

1134 1134

1135

1135

1135

1135 1135

1135

1136

1136

11361136

1137

1137

1137

1137

1138

1138

1138

1138

1138

1138

1138

1138

1139

1139

1139

1139

1139

1139

1139

1139

1140

1140

1140

1140

1140

1140 114

0

1140

1140

1140

1140

1140

1140

1140

1141

1141

1141

1141

1141

1141

1141

1141

1141

1141

1141

1141

1142

1142

1142

1142

1142

1142

1142

1142

1142

1142

1142

1142

1143

1143

1143

1143

1143

1143

1143

1143

1143

1143

1143

1143

1143

1144

1144

1144

1144

1144

1144

1144

1144

1144

1144

1144

1144

1144

1144

1145

1145

1145

1145

1145

1145

1145

1145

1145

1145

1145

1145

1145

1145

1145

1145

1145

1145

1145

1145

1145

1145

1146

1146

1146

1146

1146

1146

1146

1146

1146

1146

1146

1146

1146

1146

1146

1146

1146

1147

1147

1147

1147

1147

1147

1147

1147

1147

1147

1147

1147

1147

1147

1147

1147

1147

1147

1147

1148

1148

1148

1148

1148

1148

1148

1148

1148

1148

1148

1148

1148

1148

1148

1148

1148

1148

1148

1148

1148

1148

1149

1149

1149

1149

1149

1149

1149

1149

1149

1149

1149

1149

1149

1149

1149

1149

1149

1149

1150

1150

1150

1150

1150

1150

1150

1150

1150

1150

1150

1150

1150

1150

1150

1150

1150

1150

1150

1150

1150

1150

1150

1150

1151

1151

1151

1151

1151

1151

1151

1151

1151

1151

1151

1151

1151

1151

1151

1151

1152

1152

1152

1152

1152

1152

1152

1152

1152

1152

1152

1152

1152

1152

1152

1153

1153

1153

1153

1153

1153

1153

1153

1153

1153

1153

1153

1154

1154

1154

1154

1154

1154

1154

1154

1155

1155

1155

1155

1155

1155

11551155

1155

1155

1155

1155

1155

1155

1156

1156

1156

1156

1156

1156

1156

1156

1156

1156

1157

1157

1157

1157

1157

1157

1158

1158

1158

1158

1159

11591159

1159

1160

1160

1160

1160

1161

1161

1162

1162

1162

1163

11631163

1164

1164

11651165

1166

Plat Prepared By:

CIVIL ENGINEERING, INC.

P.O. Box 12

Siloam Springs, AR 72761

(479) 524-9956 2115

Job #:

Plat Code:

Date:

Survey By:

(479) 736-8416

Owner/Developer:

(479) 736-8384

VICINITY MAP

N.T.S.

WAKEFIELD INVESTMENTS, LLC

PO BOX 999

GENTRY, AR 72734

James Surveying

PO Box 617

Gentry, AR. 72734

May 3,2021

500-18N-33W-0-04-230-04-0

PRELIMINARY PLAT - WHISPERING OAKS SUBDIVISION - Page 1 of 1.

(CITY)

BASIN

DETENTION

ESTATES SEC

ON

D

OA

K CREST

City Clerk

by the City of Siloam Springs Planning Commission.

PLANNING COMMISSION APPROVAL: This Preliminary Plat is hereby approved this day of , 2021,

Chairman

by the City of Siloam Springs Board of Directors.

BOARD OF DIRECTORS APPROVAL: This Preliminary Plat is hereby approved this day of , 2021,

OF ALL LOTS BY HOMEBUILDER.

BY THE DEVELOPER. SIDEWALKS WILL BE CONSTRUCTED ACROSS FRONTAGE

SIDEWALKS WILL BE CONSTRUCTED ACROSS FRONTAGE OF PUBLIC PROPERTY

NOTE:

G

WM

S

EX OVER HEAD ELECTRIC LINE

EX WATER LINE

EX SANITARY SEWER LINE

TP

E

LOCATIONPROJECT

CO

UNTY

BENTO

N

N

LIN

CO

LN

ST

CHERI WHITLOCK (STATE HWY 43)

N

HIC

O

CITY LIMITSSILOAM SPRINGS

N

HIC

O

BRASHEARS RD

OAK CREST RD

N

DA

WN

HIL

L

RD

(STATE HWY 43)

LAWLIS RD

N

DA

WN

HIL

L

RD

COVENANTS, EASEMENTS, AND RIGHTS OF WAY IF ANY.

BEGINNING AND CONTAINING 20.00 ACRES, MORE OR LESS. SUBJECT TO

FEET; THENCE S87°06'49"E A DISTANCE OF 659.40 FEET TO THE POINT OF

A DISTANCE OF 659.42 FEET; THENCE N03°10'43"E A DISTANCE OF 1319.58

THENCE S03°10'40"W A DISTANCE OF 1318.65 FEET; THENCE N87°11'39"W

FROM AN IRON PIN AT THE NE CORNER OF SAID SW/4 NE/4 SECTION 30,

PRECISELY DESCRIBED AS FOLLOWS:

NORTH, RANGE 33 WEST, BENTON COUNTY, ARKANSAS; MORE

THE E/2 OF THE SW/4 OF THE NE/4 OF SECTION 30. TOWNSHIP 18

SURVEY DESCRIPTION:

RV

EY

O

NO S

LALAND

SIGNATURE

A

CH

OF

ESSI

MI

EL

RU

M

ES

AJE.

GEI

ERE

STATE OF

ARKANSAS

NO.985

PR

R DST

BASIS OF BEARING: ARKANSAS - NORTH STATE PLANE GRID

//210305

May 3, 2021

S0

3°1

0'4

0"W

13

18

.65

(C

ITY

LIM

ITS

)

50' D & U.E.

50' D & U.E. 50' D & U.E.

OA

K C

RE

ST

ES

TA

TE

S

N87°11'39"W 659.42

CITY LIMITS

CITY LIMITS

N.

BE

LL

A S

T

N. JA

CK

ST

E. OAK CREST RD. (PROPOSED 80' ROW)

50' D & U.E.

E. DARYL ST

No Zoning

Siloam Springs, AR. 72761

22500 Oakview Rd.

Dale & Joyce Becker

15-07065-006

No Zoning

Siloam Springs, AR. 72761

21913 Estate Dr

Robert L Jr & Tina Mix

Berrios Fam Rev Trust

15-07064-001

No Zoning

Siloam Springs, AR. 72761

22454 Oakview Rd.

Rebecca Jean McConnell

15-07064-004

No Zoning

Siloam Springs, AR. 72761

22452 Oakview Rd.

Wayne & Rebecca Meek Trust

15-07064-003

No Zoning

Siloam Springs, AR. 72761

PO Box 7313

Rebecca Jane Bynum Trust

15-07064-006

No Zoning

Siloam Springs, AR. 72761

PO Box 7313

Rebecca Jane Bynum Trust

18-14076-001

No Zoning

Siloam Springs, AR. 72761

PO Box 7313

Rebecca Jane Bynum Trust

18-14076-000

No Zoning

Siloam Springs, AR. 72761

277 Oakcrest Rd

Elizabeth Rodriquez-Fuentes

Castro Gonzalez Abraham &

15-01467-000

Zoning: (R-2)

Siloam Springs, AR. 72761

7010 David Dr

Nercy Olivia Almanza

03-06015-000

Zoning: (R-2)

Siloam Springs, AR. 72761

7010 David Dr

Nercy Olivia Almanza

03-06016-000

Zoning: (R-2)

Siloam Springs, AR. 72761

7010 David Dr

Nercy Olivia Almanza

03-06014-000

Zoning: (A-1)

Siloam Springs, AR. 72761

690 Oakcrest Rd.

Lawrence and Anne Dodgen

89-03-03535-000

No Zoning

Siloam Springs, AR. 72761

PO Box 1236

Yuezhen Zong

Goo Tiam Qiu &

18-14078-000

No Zoning

Siloam Springs, AR. 72761

22605 Westwood Dr.

Linda Brion

15-06832-000

No Zoning

Siloam Springs, AR. 72761

22608 Westwood Dr.

David and Lorri Lee

15-06831-000

No Zoning

Siloam Springs, AR. 72761

22619 Meadow St.

Collin and Shelly Quiring

15-06894-000

N0

3°1

0'4

3"E

13

19

.58

(C

IT

Y L

IM

IT

S

S87°06'49"E 659.40 (CITY LIMITS)

OAK VIEW

STATEOF

ARKANSAS

REGISTEREDPROFESSIONAL

ENGINEER

No. 7731

RO

N

ALD HOME

Y

ER

GOVT REVIEW ONLY

PRELIMINARY FOR

P.E. 7731 onRonald Homeyer,

and sealed byoriginally issued

This document was

CIVIL

ENGINEERING

INC

#716

RE

E

NIGNE - SASN

A

KR

A

NOI

TA

ZIR

OHTUA FO ETACI

FIT

RE

C

12 3 4

5 6

7

8

9

10

11

12

13

14

15

16

17

18

19

32

53

52

31

51

33

50

30

49

34

48

29

47

35

46

28

45

36

44

27

37

26

38

25

39

24

40

23

41

22

42

21

43

20(CITY)

BASIN

DETENTION

54

55

56

57

58

133.02

S86°49'20"E

139.85

S86°49'20"E

139.85

S86°49'20"E146.46

S86°49'20"E

139.84

S86°49'20"E

128.90

S74°36'03"E

11

1.6

1

N0

3°1

0'4

0"E

127.7

3

S03°10'4

0"W

114.3

0

N09°

52'2

1"E

164.4

0

N55°56'34"E

131.55

S86°49'20"E

139.85

S86°49'20"E

139.85

S86°49'20"E

90.0

0

N0

3°1

0'4

0"E

99

.82

N0

3°1

0'4

0"E

100.8

382.0

08

0.0

080.0

080.0

080.0

08

0.0

01

00

.00

90.0

08

0.0

080.0

08

0.0

08

0.0

01

48

.29

40.6

9

65

.00

80

.00

80

.00

80

.00

90.0

01

00

.00

80

.00

80

.00

80

.00

80

.00

80

.00

82.0

090.4

9

89

.67

80.1

649.3

38

0.0

08

0.0

08

0.0

08

0.0

08

0.0

08

0.0

08

0.0

08

0.0

08

0.0

091.3

8

80.00 80.00 29.43

126.9

2

127.3

2

139.85

139.85

139.85

139.85

139.85

139.85

139.85

139.85

139.85

139.85

139.85

139.85

139.85

139.85

139.85

139.85

139.85

139.85

139.85

139.85

139.85137.98

139.85

139.85

139.85

139.85

139.85

139.85

139.85

139.85

139.85139.85

139.85

139.85

139.85

139.85

139.85

139.85

139.85

139.85

141.44

64.3

88

0.0

08

0.0

08

0.0

090.0

01

00

.00

80

.00

80

.00

80

.00

80

.00

80

.00

82.0

090.0

1

82.0

08

0.0

08

0.0

08

0.0

08

0.0

08

0.0

01

00

.00

90.0

08

0.0

080.0

080.0

0

65

.00

10

0.0

090.0

08

0.0

08

0.0

08

0.0

08

0.0

08

0.0

08

0.0

08

0.0

046.3

325.8

97

4.1

189.1

8

11

1.3

680.0

080.0

080.0

080.0

080.0

080.0

080.0

080.0

080.0

080.0

080.0

0169.8

7122.7

5

171.49 83.00 80.00 80.00 89.21 155.70

114.85 114.85

10

0.0

090.0

08

0.0

08

0.0

08

0.0

0

0.09

7.84 2.92

8.05

19.75

7.84

64.55

41.22 4

7.88

51.0

0

8.84

8.84

9.19

8.84

8.84

9.43 9.439.27 9.27

39.2

7 39.2

7

11

65

.75

N0

3°1

0'4

0"E

911.3

3

N0

3°1

0'4

0"E

137.9

2

N0

3°1

0'4

0"E

100.0

0

S00°

24'4

9"E

14.14

N41°

49'20"W 14

.14

N48°10'4

0"E

39.02

136.46136.57129.61143.43

38.73

46.0

4

329.70

N86°49'20"W

2007-22985

EX 20' U.E.

2003-10186

EX 20' U.E.

PHASE 1

PHASE 2

LEGEND

EX WATER VALVE

EX FIRE HYDRANT ASSEMBLY

EX NATURAL GAS SIGN/METER

EX POWER/UTILITY POLE

EX SANITARY SEWER MANHOLE

EX WATER METER

EXISTING FENCE LINE

PROPOSED PAVING

EXISTING INDEX CONTOUR (10')

EXISTING INTERMEDIATE CONTOUR (2')

PROPOSED STREET LIGHTING

PROPOSED SIDEWALK (BY BUILDER)

PROPOSED SIDEWALK (BY DEVELOPER)

PROPOSED FIRE HYDRANT ASSEMBLY

PROPOSED SANITARY SEWER MANHOLE

EX ELECTRIC BOX

EX TELEPHONE PEDESTAL

FOUND IRON PIN

EXISTING EASEMENT LINE

PROPOSED EASEMENT LINE

PROPOSED SET BACK LINE

PROPOSED TEMPORARY HAMMERHEAD

SET IRON PIN

0 30 60 120

SCALE: 1" = 60'

Fire Hydrant

Proposed

Fire Hydrant

Proposed

Fire Hydrant

Proposed

Fire Hydrant

Proposed

Fire Hydrant

Proposed

B:B26.00

ROW50.00

B:B26.00

ROW50.00

B:B

26

.00

RO

W50.0

0

38.0

0

R

38.00

R

LOTS 1-58 (R-1)

PROPOSED ZONING

CURRENT ZONING = R-1

400 BLOCK OAK CREST RD

PROJECT ADDRESSES:

20.00 ACRES

AREA:

03-03531-100

PARCEL NO:

SITE INFORMATION

SPRINKLER SYSTEMS

SHALL HAVE INDIVIDUAL RESIDENTIAL

LOTS 1-12, 29-38 & 54-58

SIDE ON CORNER

15

' UE

15' U

E

10

' U

E

25' S

B

35' S

B

10

' U

E

20

' S

B

35' S

B

15

' U

E1

5' U

E

10

' UE

25' S

B

35' S

B

10' U

E

25' S

B

35' S

B

15' U.E.

25' SB 25' SB

15' U.E.

FR

ON

T

FR

ON

T

10' UE & SB

10' UE & SB

10' UE & SB 10' UE & SB

10' UE & SB

10' UE & SB

& SETBACKS

TYP. R-1 EASEMENTS

OF THE PROPERTY OWNER.

MAINTENANCE IS THE RESPONSIBILITY

NO FENCING IN DRAINAGE EASEMENT.

PP21-03

Hammerhead

Temporary

Proposed

Hammerhead

Temporary

Proposed

2.00%

90% STD. PROCTOR (TYP)COURSE COMPACTED TO

4" AGGREGATE BASE

OTHERS)(BY

1.00'

1.00'

2.00'

STD PROCTOR (TYP)COURSE COMPACTED TO 95%7" CLASS 7 AGGREGATE BASE

CR

OW

N

90% STD. PROCTOR (TYP)COURSE COMPACTED TO4" AGGREGATE BASE

OTHERS)(BY

2.00'

1.00'

1.00'

2.00%

1.0'

3

MAX 1

MAX 13

SIDEWALK5'

6'SIDEWALK

5'

6'

R.O

.W.

3

MAX 1

MAX 13

50' R.O.W.

LCR

.O.W

.

1.0'

26' BACK TO BACK

13' BACK TO CROWN 13' CROWN TO BACK

2.87%2.87%

24" MIN. DEPTHSELECT FILLCOMPACTED CBR-8

SUBGRADEUNYIELDING

U.E

.

U.E

.

IN U.E.SLOPE

15% MAX

IN U.E.SLOPE

15% MAX

U.E

.

U.E

.

N.T.S.

15' U.E. 15' U.E.12'12'

26' B:B ROADWAY TYPICAL SECTION

COURSESURFACE2" HMAC

PP21-03 (Whispering Oaks Sub.) 3rd Submittal

1

City of Beauty and Progress

STAFF REPORT MEMORANDUM TO: PLANNING COMMISSION FROM: BEN RHOADS, CITY PLANNER DATE: APRIL 26, 2005 RE: PP05-06 PRELIMINARY PLAT APPLICANT: WIL-BEE, INC. AGENT: CIVIL ENGINEERING, INC. SUBJECT PROPERTY ADDRESS 500 Block of Oak Crest Rd. PROJECT INTENT The applicant desires to plat the proposed Royal Oaks Addition. The Royal Oaks Additions is approximately 20 acres and consists of 53 single-family lots. EXISTING LAND USE Vacant SURROUNDING LAND USE North: Vacant South: Vacant East: Residential, Single-Family West: Residential, Single-Family/ Vacant EXISTING ZONING R-1 District (Residential, Large) SURROUNDING ZONING North: Benton County – No Zoning Classification South: R-1 District (Residential, Large) East: Benton County – No Zoning Classification West: Benton County – No Zoning Classification STAFF TECHNICAL REVIEW The City of Siloam Springs staff technical review met on Wednesday, April 26, 2005. Staff comments are included as a separate attachment.

2

ZONING USE UNIT CONSISTENCY Single-family uses fall within Use Unit 3 (Single-Family). Unit 3 uses are permitted in the R-1 District. COMPREHENSIVE PLAN CONSISTENCY The future land use map describes this site as Low Density Residential. The Low Density Residential designation is designed to provide appropriate locations for all existing and future single-family, two-family and manufactured housing residential that is less than six dwelling units per acre. LOT STANDARDS CONSISTENCY The applicant’s proposal appears to meet the minimum requirements of the R-1 District. Minimum Zoning Requirements Subject Property Proposal

Lot Area: 10,000 sq ft Over 11,000 sq ft Lot Width: 80 ft Over 80 ft Maximum Lot Coverage: 35 Percent Unknown Driveway spacing: 25 ft from the nearest street

Unknown

STAFF DISCUSSION This property was originally platted under application # PP04-08 and approved at the July 6, 2004 Board of Directors. However, the property has been sold and the new owner has elected to replat the property to allow for more residential lots. The original plat has also been included. The property has recently been annexed into the City and the R-1 zone has been applied. Although this development contains 26 more lots than its predecessor on this site, staff feels that the development is consistent for the area and will have minimal impacts on existing infrastructure. The average lot sizes are 1,000 sq ft over the minimum required for the R-1 zone. The applicant did not show the full improvements of the east/west road on this plat. Staff has recommend that this change be made on the City approved copies of this Preliminary Plat. It appears that there are sufficient utilities to serve the subject site upon development. Sanitary sewer and water lines run south of the property. Staff has received no information indicating that the proposal interferes with other owners’ reasonable peace or enjoyment of the neighboring properties, or substantially damages any property value in the neighborhood, or burdens the present or future use of the neighboring properties, or is not adequately supported by infrastructure. Notification was sent to all property owners within 300 ft of the request. Staff has received one phone call concerned over the lot sizes and traffic impacts, two office visits with similar concerns and no correspondence regarding the request. The subject property was posted on April 14, 2005 and legal notification appeared in the April 24, 2005 edition of the Herald-Leader. After this item’s review, it will be forwarded to the Board of Directors on June 7, 2005.

3

CONDITIONAL STAFF RECOMMENDATION Staff recommends approval of PP05-06 (Preliminary Plat Development Permit), subject to the following condition(s): 1. Applicant must pay street fees as calculated by the City Engineer. 2. Applicant must provide drainage and traffic reports no later than Friday, May 6. 3. Applicant must show east/west street as being improved completely to the west boundary line, on the City approved copies of this Preliminary Plat. ATTACHMENTS 1. PP05-06 Application. 2. Site Photos. 3. Tech Review Comments. 4. Notice Sent to Surrounding Property Owners. 5. Copy of the Original Submittal. 6. General Area Map ENCLOSURE 1. Site Specific Proposal.

From: ladydi2222@aol.comTo: Ben RhoadsSubject: _EXTERNAL_Whispering Oaks SubdivisionDate: Friday, May 21, 2021 12:48:24 PM

Dear Mr. Rhoads,

I have lived in Oakcrest subdivision for 25 years and I have some concerns about the Whispering oaksubdivision.

1.Oakcrest Rd. is in no shape for constant heavy construction machinery and will not accommodate 100+more car traffic on a daily basis.

2. Our subdivision floods when we get a couple inches of rain and I don't see how adding 58 morehouses is going to improve that.

3. According to the 2030 Land use map the property for Whispering Oaks is zoned for Low DensityFamily, 58 houses is not low density.

4. The sizes of the homes is another concern I don't want cheap, throw up homes, we would like thehomes and yards in similar size as Oakcrest.

5. Our neighborhood is very quiet and we like that way. The noise and dirt and trash will be associatedwith building that many houses is going to effect our quiet and serene way of life as many of us are retired and home during the day.

6. The fence that runs along the east side of the property hasn't be maintain in 20 years.

I propose that the first thing is Dawnhill and Oakcrest roads are widened, address the flooding issue, a 10ft. privacy fence be erected along the east side of the property, no more than 30 high quality homes bebuilt.

Best Regards,

Diane Miller_This message is from an EXTERNAL source. Please consider CAREFULLY before clickingany links_

STATUS REPORT

PROJECT: Siloam Springs Comprehensive Plan PROJECT NO.: SLO 20252 TO: Don Clark TIME PERIOD COVERED: 5/1/21 – 5/31/21 FROM: Dawn T. Warrick, AICP DATE: 06/02/2021 PROJECT MEETINGS:

• Biweekly staff status meetings – May 19, 2021; May 26, 2021

PROJECT SCHEUDLE, TASKS, AND DELIVERABLES:

• Tasks 1 & 2 are complete

• Task 3 will continue through the duration of the project

• Tasks 4, 5 & 6 are active, with scheduling and milestones outlined below:

Task / Milestone Date Notes

Phases 1 & 2: Project Initiation and Research/Review

Task 1: Project Initiation Complete

Task 2: Community Snapshot Complete

Phase 3: Public Involvement

Task 3: Public Involvement - General On-going

Task 4: Vision, Guiding Principles & Goals On-going

Conference call w/ Client to review Snapshot, Guiding Principles, Vision, Goals 5/10/2021 Complete

CPAC Meeting #1 (Guiding Principles, Vision, Goals) 5/17/2021 Complete

Community Meeting #2 6/29/2021 Scheduled

Phase 4: Plan Development

Task 5: Future Land Use On-going

Conference call w/ Client to review plan element 7/7/2021 Scheduled

Task 6: Transportation / Mobility On-going

Conference call w/ Client to review plan element and CPAC #2 materials 7/7/2021 Scheduled

CPAC Meeting #2 (Land Use & Transportation) 7/15/2021 Scheduled

Task 7: Economic Development (Catalyst) Pending

Conference call w/ Client to review plan element 8/4/21

(tentative) Scheduled

CPAC Meeting #3 (Economic Development) 8/17/2021 Scheduled

Task 7A: Mid-Project Update Pending

P&Z / Board of Director's update (same day as CPAC) 8/17/2021 Scheduled

Task 8: Housing

Task 9: Resiliency (formerly "Livability")

Task 10: Community Character

Task 11: Public Facilities / Services and Utilities

STATUS REPORT

PUBLIC ENGAGEMENT:

• Website signups (through 6/01/21) – 311

UPCOMING ACTIVITIES:

• Community meeting #2

• CPAC meeting #2 – Future Land Use and Transportation

• CPAC meeting #3 – Economic Development

• Project update (joint workshop)

ADDITIONAL INFORMATION:

• Changed title of “Livability” chapter to “Resiliency” to better reflect content that includes environmental, social, and economic sustainability and to differentiate this material from the Community Character chapter which covers topics such as gateways, arts and culture, and urban design.

• Updating Existing Land Use Map to be include in Community Snapshot chapter.

• Working with videographer to develop short promotional spot for Community Meeting #2.

• Preparing flyers, presentation, and meeting materials for Community Meeting #2.